Island County's Board of Commissioners voted 2‑1 on July 8 to adopt Emergency Moratorium C 35 25, pausing the processing of land‑use and building applications in designated mixed‑use rural areas while staff develops new density and zoning regulations as part of the county's comprehensive plan update.

Planning staffer Emily Nuff told commissioners the revised moratorium keeps the same expiration date as the emergency moratorium adopted in April and would remain in effect through April 14, 2026, unless the board repeals it earlier. Nuff said staff added two changes to the exception section: commercial buildings were added to an exception that had applied only to single‑family residences, and staff inserted a new fifth exception, which Nuff read aloud: "building applications, permits, or construction for emergency repairs and like for like tenant improvements within the existing footprint of lawfully constructed commercial structures where such applications permits and construction projects do not impair opportunities for achieving new densities through zoning code amendments required to meet housing targets for the comprehensive plan update."

The moratorium applies to 11 mixed‑use areas identified by the county. Nuff said the pause is intended to "temporarily pause land use and building applications to allow planning staff time to develop new densities and zoning regulations as part of the comprehensive plan to achieve our housing targets," and to preserve capacity in those areas the county expects to rely on to meet minimum density standards.

Members of the public and business representatives urged changes or exemptions during the public hearing. Jack Mercer, representing Cornerstone Homes, asked the board to exclude a single vacant parcel in Sunrise Estates (Lot 2) from the moratorium, saying the lot and its subdivision were developed with recorded restrictions for single‑family homes and that his client expects to "start putting in that site plan immediately and then follow‑up with applying for permits."

Joe Tanner, speaking for Grocery Outlet, said his company opposes the moratorium generally but supports the revised language because the exception allows tenant improvements and repairs for lawfully constructed commercial buildings. Tanner said Grocery Outlet intends to replace a Red Apple grocery site in Clinton and described the operator model, adding that the store would provide "affordable groceries, produce, fresh produce, meat, dairy items to the public at an affordable price."

Michael McMahon, representing Ken's Corner Shopping Center, said his group also opposes the moratorium in principle but appreciates the edits and requested clearer "like for like" language tied to zoning rather than to specific business types. Janae Cameron, owner of Madrona Supply Co. in Clinton, said she opposes the moratorium and asked to be consulted as the comprehensive plan work continues because existing mixed‑use properties and business owners will be affected. Christina Swan, a Clinton resident, asked whether the comprehensive plan will encourage reuse of existing retail sites for housing or only apply to new builds; planning staff replied that standards for conversions and requirements tied to major remodels will be considered during the zoning‑code update and community outreach.

During deliberation commissioners discussed the tradeoffs between protecting existing commercial capacity and meeting state and regional housing obligations. Planning staff confirmed the board may repeal the moratorium at any time. One commissioner expressed continuing unease about unintended economic consequences despite appreciation for staff outreach; another commissioner supported the pause as a necessary step to complete the comprehensive plan work and to ensure the county can demonstrate it has identified appropriate areas for denser housing. The board adopted the resolution by voice vote, 2 in favor and 1 opposed.

The moratorium, as adopted, replaces the emergency moratorium enacted in April and keeps the same expiration date of April 14, 2026. The county's planning department said it will continue public outreach on proposed density and zoning changes as part of the comprehensive plan update and that stakeholders may submit comments during the remaining public‑comment period.

Votes at a glance: Emergency Moratorium C 35 25 — motion to adopt (motion text read into record): passed 2‑1; the adopted moratorium would automatically repeal the prior emergency moratorium and is scheduled to expire April 14, 2026, unless repealed earlier.

Commissioners scheduled an executive session for personnel matters later in the day and adjourned the regular meeting.