La Conner planning commission narrows short-term rental use in South Commercial zone, clarifies height and review rules

The La Conner Planning Commission voted to amend the South Commercial zone code to add a clear prohibition on short-term rentals in residential units located on upper floors of live‑work buildings within that zone. The change was adopted as an addition to the permitted-uses section and was intended to preserve housing availability for longer‑term residents while retaining lodging for commercial, event, or trade/art‑school uses.

Staff explained that current language permits "lodging establishments, including short-term residential uses associated with trade or art schools or special event facilities," and that the proposed clarifying sentence would read in full: "Live-work buildings where residential uses are located on upper floors provided that said residential uses shall not be used as short-term rentals." Commissioners and members of the public debated the policy trade-offs: supporters cited the need to attract creative‑industry developers and to host short-term visitors for workshops or classes, while others warned of the displacement effects seen in other tourist towns.

The commission also discussed building-height rules for the South Commercial zone and how height is measured in areas affected by floodplain management. Staff noted building height is calculated relative to base flood elevation plus one (per local floodplain rules), and that proposed language clarifies roof-access requirements and that roof access is subject to fire‑chief approval. The code retains a Class 3 design-review requirement (public process and hearing) for major development in the transition area to allow visualizations and public input before permits are issued.

Commissioners voted to add the specific sentence banning short‑term rental use in the specified live‑work residential units; the motion carried. Staff offered to return with any additional clarifying language if the commission wanted it but said they believed the current phrasing was adequate. Members asked that future development proposals include visual models to show how new heights would fit into the historic and residential context.