LAND USE PLANNING

Within the Port District there are two jurisdictions which regulate land use: the Town of Coupeville and Island County. Both are governed by the Washington State Growth Management Act.

The projects and initiatives proposed in the Town of Coupeville (See Section III, Operational and Capital Development Plan, Projects and Initiatives: Coupeville Marine Facility) would be subject to zoning and development regulations of the Town. The Ports long-term development goals for the wharf include a mix of water dependent and non-water dependent uses.

Currently the only property owned by the Port in Coupeville is the Coupeville Marine Facility. Its zoning designation is Public/Quasi-Public. Projected improvements to the wharf or Port buildings at the facility would be required to comply with the Towns Shoreline Master Plan, applicable building codes and be approved by the Design Review Board. Signage would be required to secure approval through the sign review process.

The following illustrates existing land use zoning as determined by the Town of Coupeville.

There is limited commercial property available in the Town and none of the Ports projected projects or initiatives will likely require land acquisition.

Greenbank Farm Special Review District: Currently the only property owned by the Port in unincorporated Island County is the Port Tract at the Greenbank Farm. This property is designated as a Special Review District and is governed by Island County Code (ICC) 17.03.062. (See Appendix C-2: Summary of Special ReviewDistrict Zoning) All improvements at the Greenbank Farm will be required to comply with this section of the zoning code, and Island County development standards for critical areas, parking, site coverage, lighting, signage, building design and general standards for non-residential use. Signage is also required to comply with the site sign policy approved by Island County and the Port of Coupeville. (See Appendix C-3: Greenbank Farm Special Review District Sign Policy)

Unincorporated Island County: The New projects and initiatives (See Section III Operational and Capital Development Plan: Projects and Initiatives) proposed in this comprehensive plan would be targeted for implementation in unincorporated Island County.

1. Agricultural Innovation: It is unknown what specific actions the Port may undertake as part of this initiative. Areas within the Port District remain the principal agricultural region in Island County. The only land designated Commercial Agriculture is in Port District 2. This district also includes the majority of land designated Rural Agriculture, although there are small isolated pockets in Port District 3. Any project undertaken by the Port related to this initiative is likely to occur in the Commercial or Rural Agriculture zones. Both allow all uses which are necessary to the production, harvesting, sale or processing of agricultural products, including livestock and horticulture, or have the principal purpose of carrying out or facilitating the practice of farming and farm activities. This includes seasonal farmers markets, farm produce stands and home industry. Island County requires a special review process (ICC 17.04.070-080) for all development projects which fall within the boundaries of Ebeys Landing NHR.
2. Air Transportation Facility: The Port District intention with this initiative is to explore the possibility of acquiring part or full ownership of an existing FAA approved airport. If the acquisition was determined possible and economically feasible, the current zoning designation as Airport would not change. Any improvements or development that the Port undertook upon acquisition would be required to meet ICC 7.03.150
3. Light Industrial Development: Under current zoning, the only land designated Light Manufacturing is located in District 2 just north of the US Navy Outlying Field. This property is within the Ebeys Landing National Historical Reserve and therefore would be subject to the special review process (ICC 17.04.070-080). The development of a light industrial facility by the Port would require acquisition of property in the Light Manufacturing zone, or property that the Port could successfully petition Island County to change the zoning. The facility would be required to comply with Land Use Standards set forth in ICC 17.03.180.
4. Alternative, Sustainable Energy Projects: Projects related to this initiative might occur in a variety of land use zones in the Port District. Any project would be required to be sited appropriately and comply with all zoning regulations.
5. Keystone Area of Refuge: The property is currently designated Park. The Port is proposing to acquire the property to ensure public access to the water and to maintain the current uses, so it is likely the zoning designation and applicable regulations would not change.

The following illustrates existing land use zoning as determined by Island County.

Island County, Department of Planning and Community Development, March 2005

Port of Coupeville Comprehensive Plan 2007-2026