Island County adopts Freeland zoning changes to allow more multifamily housing without sewer in limited areas

Island County commissioners on Aug. 26 approved amendments to the Freeland zoning code intended to ease development of workforce housing in parts of Freeland that currently lack a sewer connection. County planning staff said the changes allow limited multifamily and attached single-family development in parts of the business village and near light-industrial areas when certain conditions are met.

John Lanier, planning staff, told the board, "Today planning would like to bring forward the finalization of an item allowing for some more housing development in Freeland under existing conditions that is without a sewer." He said the proposal includes two primary changes to Chapter 17.06 of the Freeland zoning code: removing a 500-foot buffer around the light-industrial and nonresidential mixed-use zones when an "area employer" signs the land-use application, and eliminating a mixed-use requirement for some development in the business village zone except along Main Street and Harbor Avenue.

The first change would allow housing to be proposed in areas currently kept clear by a roughly 500-foot buffer around industrial operations only if an area employer signs the land-use application. Lanier said the county has not yet defined "area employer" in code and suggested the definition could be added during future code updates tied to the comprehensive plan or treated with a separate public hearing. He said the signature would indicate that a local employer has "some sort of stake in it," but staff and commissioners emphasized that the signature is a verification rather than a contractual obligation.

The second change removes the mandatory commercial component for developments off the main walkable corridors — shown by planning staff as green lines along Main Street and Harbor Avenue — while retaining mixed-use requirements on those main streets. Planning staff said requiring a commercial component for all new development has in some places priced projects out and discouraged multifamily construction.

Commissioners raised several implementation and compatibility concerns during the discussion. One commissioner asked, "What does a sign on by an employer look like?" Lanier replied that the employer's signature would be placed on the application. Commissioners discussed limiting the definition of "area employer" to businesses on Island County rather than a broader Puget Sound region to ensure local stake and relevance.

Because much of Freeland lacks a sewer, commissioners and staff noted multifamily development would likely rely on on-site septic systems. Lanier said the Lehigh project that prompted the change originally planned for septic for multifamily units. A commissioner asked whether additional building or sound-attenuation requirements would be imposed; Lanier said the building official expects current installation standards will soon meet or exceed existing noise-attenuation benchmarks and that short-term permit conditions could be used while code language is developed.

A commissioner urged a consumer disclosure similar to those used in accident potential zones, saying residents should acknowledge proximity to industrial activity before moving in. The commissioner said such a disclaimer would protect businesses from complaints and potential pressure to relocate. Lanier and other commissioners suggested permit conditions or a separate code section could provide that notification while the county develops a formal definition and other code updates.

Lanier said planning received limited public input on the proposal and none that was categorically opposed. Commissioners clarified the geographic scope: the mixed-use removal would apply only to a specific portion of the business village (the area planning staff identified on the map) and would not affect the Lehigh harbor-inn project, which lies outside the business village zoning.

Staff recommended adoption of Ordinance/Resolution C46-25 (POG00325) amending Island County Code Chapter 17.06 (Freeland zoning code). A commissioner moved to adopt Resolution C46-25; a second was made, and the board voted "Aye" to approve the change.

The adoptive motion passed with the board's approval; the record shows an aye vote without individual roll-call tallies stated in the meeting transcript. Planning staff said the definition of "area employer," the disclosure/permit approach for compatibility, and any additional code language will be handled in subsequent code updates tied to the comprehensive plan or as separate code amendments, which could trigger additional review or hearings.

The action: adoption of Resolution/Ordinance C46-25 amending Chapter 17.06 is intended to provide limited flexibility to encourage workforce housing near Island County employers while retaining commercial requirements along the main walkable corridors.

The board scheduled no additional implementation deadlines during the meeting; planning staff flagged that the definition work and any code revisions could go through the county's standard code-update process and, if required, to state review channels.