Big Water planning commission sends commercial/industrial zoning revisions to Town Council; accepts amended table of uses

The Big Water Planning and Zoning Commission voted Feb. 2 to send proposed amendments to commercial, industrial and mixed‑use zoning to the Town Council and accepted an amended Table of Uses, following a work session that flagged ambiguities in how boat storage and outdoor storage are classified.

The commission, meeting in work-session and regular-session formats at Big Water Town Hall, discussed the intent of three commercial districts — C1 for downtown‑oriented uses, C2 for heavier commercial activity and existing businesses, and C3 primarily intended for government and public facilities — and debated whether the current Table of Permitted Uses clearly covers boat storage versus boat‑yard operations. Commissioners emphasized the practical difference between passive storage (indoor or outdoor) and active maintenance or repair that generates noise and other impacts.

Resident Tom Raneau raised several items during public comment, asking the commission to clarify the C3 definition and the phrase “traveling public,” to allow flexibility for certain commercial uses across zones, and to correct a typographical error that currently places lodges and social clubs in C1 rather than C2. The commission acknowledged those concerns and noted the lodging/social‑club placement would be corrected.

During the work session members reviewed Section 15.23.070 on special regulations for outdoor storage and nuisance determinations and debated how to distinguish “decorative” from “junk” materials. Commissioners discussed enforcement approaches, including using vehicle registration status as a proxy for operability when evaluating abandoned vehicles and marine vessels visible from public streets. They also reviewed fencing standards (noting chain‑link restrictions in C3 and greater flexibility in C2) and expressed concern that commercial design standards requiring town‑approved materials could overreach into C2 and industrial‑type commercial buildings.

The commission examined a preliminary draft for Industrial Zoning (I‑1 and I‑2), described as a working draft modeled loosely after another municipality’s code. Discussion focused on how industrial zoning could accommodate future growth while protecting adjacent residential and commercial areas. The group also reviewed a proposal to rename residential zones (RE and R to R1–R4) and to replace the Mixed Use Zone with a Residential Overlay to simplify residential categories.

On the consent/motion side of the agenda, Commissioner Wryht Short moved to approve and forward the Commercial/Industrial/Mixed Use draft to the Town Council with the discussed edits; Jack Brisbin seconded and the motion passed by voice vote. Commissioner Mark Burkett moved to accept the amended Table of Uses with the previously noted typographical corrections; Wryht Short seconded and the motion passed by voice vote. Several other old‑business items (special events/temporary use permits; off‑street parking amendments; definitions; land use ordinance amendments; timeshare and camp resort act; lot line/parcel joinder procedural amendments; residential setback requirements) were tabled for future meetings.

No administrator comments were given (the agenda notes the administrator was not present). The commission adjourned the work session at 7:07 PM and the regular meeting at 7:25 PM.

Next steps: the Town Council will receive the commission’s recommended zoning amendments and the amended Table of Uses for review; the record does not include a Town Council date or any further procedural deadlines.