[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6134763,"mediaKeyId","5678146-7cbba25039c82e31a987f7e425cd807c","parentId",5678146,"title","Resident urges commission to reject high-density rezoning behind Bunny Lane, cites drainage and view impacts","audioSeconds",354,"startMs",869000,"endMs",1223000,"viewUrl","/Search/View?dp=1&key=5678146-7cbba25039c82e31a987f7e425cd807c&start=869&end=1223","thumbnailUrl","https://assets.pipeline.soar.com/5678146-7cbba25039c82e31a987f7e425cd807c/thumbnail_869000.jpg","articleUrl","/articles/6134763/San-Juan-County/Washington/Resident-urges-commission-to-reject-high-density-rezoning-behind-Bunny-Lane-cites-drainage-and-view-impacts","mediaUrl","https://secure.pipeline.soar.com/6134763-fffde574b475cc0808622f77ac7f1496/orig.mp4?Expires=1770890403&Signature=H14Zpr6V94XqegsM1FEfhKo436KSQeCdv7oJ9qbrRPm-iKnqj~6qW5~JU5W1AGu9VVep3qdlwyYm7jfTGfmeEqTjbfq1CAcwkKC5wcQEgBLCkYYCxuYuGn82OBGf-i1kccGQJpUvB7Rr~zJnuBvsmF6UrlHpWk8glfxrZZMaVmCUypIihFkEUsqFJrOOPMY707ci~~3BH4fAfgTOkfk4fVQimLFR7UDI1WvWRPC2AlhYGbAzfG26p7V8hJkQvK8RWNWxtbxODBUUoYzJMYQzS7-4tcgbRajAqAIMHJFrPWLb1NFmeB8-FHwUQd7OpT1CUIg~cvZ5dj3YS4FyXUoDYw__&Key-Pair-Id=KUT5TJCACFTXG","author","San Juan County, WA","date","2025-08-15T00:00:00Z","article","Marty Veil, a resident of Bunny Lane, addressed the Planning Commission during public comment to oppose a proposed rezoning of a property behind his home that he said would change a very-rural zoning pattern to higher-density development.
Veil described recent clear-cutting on the trust-owned property, said that county maps and aerial photos show a narrow tree strip in the foreground with cleared land behind it, and said he feared a proposed increase in density would make the area look densely developed from the water.
\"My understanding is the current zoning is 1 house per 5 acres... they want to put 89 homes up there. And the 89 homes is gonna basically make that look like a big apartment complex,\" Veil said, describing what he characterized as a loss of coastal trees and rural character.
He said letters from John Warburton, a civil engineer and neighbor, document drainage problems since the property was clear-cut and that engineers indicated a large portion of the parcel would need to be used for stormwater runoff management if development proceeds. Veil urged county staff and commissioners to review submitted photos and engineering letters and to contact him, John Warburton or Grant Telfer for further information.
This was a public-comment item; commissioners did not take action at the meeting. Staff indicated public comments and submitted materials will be part of the record and reviewed during the plan and map amendment process.","mediaType","Video","parentTitle","Planning Commission - August 15, 2025","oneSentenceSummary","Marty Veil, a longtime Eastsound resident, urged the commission to oppose a proposed upzone from very rural to higher density on property behind Bunny Lane, raising concerns about clear-cutting, drainage, and visible development from the shoreline.","taxTitle","San Juan County, Washington","taxId",72708,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6134768,"Planning commission asks staff to reference OPALCO long-range plan; utility data needed for solar siting requests",154,7271000,7425000,"/Search/View?dp=1&key=5678146-7cbba25039c82e31a987f7e425cd807c&start=7271&end=7425","https://assets.pipeline.soar.com/5678146-7cbba25039c82e31a987f7e425cd807c/thumbnail_7271000.jpg","/articles/6134768/San-Juan-County/Washington/Planning-commission-asks-staff-to-reference-OPALCO-long-range-plan-utility-data-needed-for-solar-siting-requests","https://secure.pipeline.soar.com/6134768-c3a5dbbdeb6eb9c39fd77722cbcebc36/orig.mp4?Expires=1770890403&Signature=lsRHc6BKtq5M9PndBke31uxGGJ5DYDcZ5M2cqXU8pUqJwn4WhA438DVtbMzbp909ndFPiZ2aSuGy55tLPirgBhMXv4E8fYY4Gu9lH6Q~0SlHzD-DXj6QrwVVO9XGP8Ttg~E6j243xWtiSQtHITKhbDbFNBCM9hNbqUUY4d03MXVp9ca~aJjbL8Q-qWvuCrcvj4Yie4GahJuqhkVXnV017uGZL1A41GIMwfhUhHTHF~HMvfnqFUnjMhIugkmVsl-dbqYLEjPpJOsOj1q6HEBWRCZBj0zfQDp6PJLIIzxqyBLdYwOgy7q4R44TbI5V6WHQrdJTJxmoRnK7Yea3SnHGiw__&Key-Pair-Id=KUT5TJCACFTXG","Commissioners examined edits to the utilities element and capital facilities inventory and discussed whether the comprehensive-plan draft should include OPALCO's (Orcas Power & Light Cooperative) long-range planning and projected electrical demand.
Planning Commissioner Bill said the utilities section should include current and projected power demands to provide a factual basis for future requests for utility-scale solar or other generation.
\"I think it would be good to include something very much like the chart,\" Bill said, referring to OPALCO-provided current and projected power and energy figures, and said such data are needed to evaluate acreage requests for solar fields.
Sofia (DCD) said she did not plan to adopt OPALCO's long-range plan into the comp plan but would add a specific reference to OPALCO's planning document (by name and year) and could include a short summary of key figures in the utilities appendix so readers can locate the original plan. Staff also removed a volatile electric-vehicle inventory table from the utilities appendix at council direction because EV infrastructure data change quickly and are not solely under county control.
Public commenter Chris Greason raised a separate utility-policy point: he cautioned against comp-plan language that would require new energy-generation facilities to \"compensate for adverse impacts to the county's shorelines and rural character\" in a way that could be subjective or impede renewable projects, and urged inclusion of agrivoltaics as an acceptable approach.
Staff concluded that referencing OPALCO's long-range plan in the utilities appendix and providing a brief synopsis would better connect the comp plan to the technical information that providers maintain while avoiding adopting another agency's plan into the county document. The planning commission gave staff direction to add a specific citation and short summary to the hearing packet.","Commissioners pressed staff to include or cite OPALCO's long-range electricity planning when the comp plan addresses utilities and potential utility-scale solar; staff will add a reference and may summarize OPALCO's plan rather than incorporate it wholesale.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6134774,"Planning commission approves creation of Transportation Citizens Advisory Committee after Island climate group urges stronger transportation policies",6818,256000,7074000,"/Search/View?dp=1&key=5678146-7cbba25039c82e31a987f7e425cd807c&start=256&end=7074","https://assets.pipeline.soar.com/5678146-7cbba25039c82e31a987f7e425cd807c/thumbnail_256000.jpg","/articles/6134774/San-Juan-County/Washington/Planning-commission-approves-creation-of-Transportation-Citizens-Advisory-Committee-after-Island-climate-group-urges-stronger-transportation-policies","https://secure.pipeline.soar.com/6134774-1b20aa027296ebfca382f0535a5ce745/orig.mp4?Expires=1770890403&Signature=YnSiTPteJ7PzAip~GpSOjALr~4f5IuwQykZlmCIPzKbMfcziYqZZ0-qCacULcngleiSJ5te-atr8F3nFzEc2x5gdxW9KDhWQbGWCURtbeJ4cyrDVjPd4WqVtX5ZJO8UajSwNWMQo3ceMGfO87UK4yZR8mG2R8M3mqrG~gjqvrCwARfHV~3ewjuHDNTiVId3P-LtaOyNHvNsoopdfSs1KDRTXRIKqGFLM3vE1q2Rzzh9cpfJoUkzxyP~XvShyiWOvw9xiMtwnf2-2OZCLbAjfWCpGBAVb-APXW6brv~FuC1UK5uHRh80Xab4PbNOpDZEPeG1TF5K-U-WrkeTOL75xvA__&Key-Pair-Id=KUT5TJCACFTXG","Members of the Madrona Institute and the Climate Compass project told the Planning Commission during public comment that transportation is the county's largest local source of greenhouse-gas emissions and that the comp plan's transportation element should add policies addressing marine recreational emissions, ferry walk-on access and a standing transportation advisory body.
\"Transportation is the largest source of greenhouse gas emissions in San Juan County,\" Faith (Madrona Institute/Compass project) said during public access time and urged the commission to \"establish a transportation advisory committee to partner with Washington State Ferries, County Public Works, and local port districts in planning and guiding the county's transition to a seamless, sustainable, multimodal transportation system.\"
Chris Greason, former chair of the Climate and Sustainability Committee speaking for himself, recommended refining comp-plan language in the utilities/energy sections to avoid provisions that would require mitigation or compensation for \"rural character\" in a way that might be interpreted to block renewable generation; he urged consideration of agrivoltaics and worker-income benefits from renewable leases.
After discussion, Planning Commissioner Sheila moved and Commissioner Sarah seconded a motion to establish a Transportation Citizens Advisory Committee using the language proposed by the Madrona/Compass comments. The motion passed 4–1. A roll call and recorded discussion showed four commissioners voting yes and one commissioner voting no; the dissenting vote came from Commissioner Bill, who said he had problems with the proposed language but not the committee concept.
The Planning Commission discussed implementation questions, including staffing and whether the ferry advisory group could be merged into a broader committee. Commissioners and staff noted that advisory committees are volunteer-dependent and that the county's capacity to staff a new committee is limited; staff asked commissioners for guidance on specific language and membership before the hearing process.
The motion creates a standing advisory channel that staff said will allow more detailed citizen review of proposals such as expanded ferry walk-on access, vehicle-share availability at terminals, and other multimodal ideas suggested by Compass. The initiative now moves to the public hearing process as part of the comp-plan update.","Following public comments from the Compass process and Madrona Institute, the planning commission voted 4–1 to establish a Transportation Citizens Advisory Committee to advise on multimodal connections, ferries and other transportation matters; public commenters also suggested policies on recreational boating emissions and ferry walk-on access.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6134778,"Roche Harbor seeks to shift 180-unit site within resort; county staff recommends conditions",661,1291000,1952000,"/Search/View?dp=1&key=5678146-7cbba25039c82e31a987f7e425cd807c&start=1291&end=1952","https://assets.pipeline.soar.com/5678146-7cbba25039c82e31a987f7e425cd807c/thumbnail_1291000.jpg","/articles/6134778/San-Juan-County/Washington/Roche-Harbor-seeks-to-shift-180-unit-site-within-resort-county-staff-recommends-conditions","https://secure.pipeline.soar.com/6134778-f31258c18e72dfab6698268f7abe3677/orig.mp4?Expires=1770890403&Signature=L14Qia7ESss9snvLM6vbQeKb5mlpCw3GPIehKxNXTk9pGUr3A8LE3Ej17zCfZV~PBRlgOsdW8uGSkb8zCRX5dwyIVK3FFnKtFyYqtwN0J9GTf8nujvzEXTsOteoGcyewdEGu3N~~b4egAfVYHX4V23DYDgKsazlUv467lKGKkMiXu5UjU3AfW~xv3kCLDOtQfXdvNA9RoOXatZmEkWQL4M1km4cBem3T8LwjpShh-vUcur7Sl5lNp9iKF4pKxMl6S2ylwdegB8XhFf36WBlxMacJYMeaak7bexA7xWxuycGVJsO4AR91h-XAE3nRWrAvYxcS6-nhICcCWEtylAcZAw__&Key-Pair-Id=KUT5TJCACFTXG","Department of Community Development planner Sofia told the Planning Commission that Roche Harbor Resort has proposed expanding the resort master-plan area onto land the resort already owns, without increasing the total number of dwelling units allowed by the 1996 master plan.
\"There is no increase in the number of units allowed by the 1996 plan. That's a 180 units,\" Sofia said.
Staff identified wetlands in portions of the resort recreational district that make the originally mapped buildable area difficult to develop; Roche Harbor’s proposal would reallocate where allowed dwelling units could be located on resort-owned land rather than increase the unit total. DCD recommended approval of the map amendment accompanied by several conditions. Key recommended conditions summarized by staff include:
- Explicitly retain the 1996 master-plan maximum of 180 dwelling units and apply it to the updated map;
- Require a minimum 40% open-space area within the five parcels proposed for amendment so open-space can’t be shifted off those parcels into other resort lands;
- Add a map to the master plan showing the current locations of trails and recreational facilities and require that the resort demonstrate continued provision of recreational amenities and pedestrian/bicycle connectivity while allowing reasonable adjustments during a future planned-unit development (PUD) process;
- Require a 100-foot forested buffer around the expansion area, with limited exceptions for utilities and access points necessary for fire-safety and circulation;
- Incorporate applicable master-plan standards and the conditions into the Unified Development Code so requirements are clearer during permit review.
Staff described edits made since a July discussion: condition language was modified to allow limited flexibility for accessing the expansion area (utilities, emergency access) and to allow trail locations to shift within a future PUD while still maintaining required recreational amenities. Sofia said the department will include the draft conditions in the ordinance for the October hearing and that adoption of code amendments could proceed in parallel but will not block permit applications.
Anna Nelson, identified as Roche Harbor’s consultant, confirmed at the meeting that there are currently no developed residential units in the 180-acre expansion area and that Roche Harbor intends to pursue employee and affordable rental housing in the expansion.
No final decision was made. The Planning Commission set a hearing on Oct. 17, 2025, to consider amendment of the Roche Harbor Resort master plan and related comp-plan text changes. Sofia said any subsequent PUDs or permit applications would need to demonstrate how services, open space and recreational amenities will be provided in accordance with the master plan and adopted development code.","Roche Harbor Resort proposed expanding the resort master plan boundary but not increasing the 180-unit cap; staff recommended conditions including a 40% open-space requirement within the added parcels, a 100-foot forested buffer, and a maintained recreational facilities map; the planning commission will hear the master plan amendment in October.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6134783,"San Juan planning commission backs comprehensive plan updates, sets hearings after housing-capacity debate",2198,1239000,3437000,"/Search/View?dp=1&key=5678146-7cbba25039c82e31a987f7e425cd807c&start=1239&end=3437","https://assets.pipeline.soar.com/5678146-7cbba25039c82e31a987f7e425cd807c/thumbnail_1239000.jpg","/articles/6134783/San-Juan-County/Washington/San-Juan-planning-commission-backs-comprehensive-plan-updates-sets-hearings-after-housing-capacity-debate","https://secure.pipeline.soar.com/6134783-456848ce03a47770b6d9966fdf6ebe0c/orig.mp4?Expires=1770890403&Signature=ghNrjwJy5ZKFbB~hu73~MvbPHlRgJOMPsrnhEQGJVuGbi7Dqa6zKfNM~fDVe3qx863ITeq~TlwBva1RDa5gZdLIUfCE-IH2YT6WGlKLl-TzUk3FGWjcW-e-Y5FRBWs5lsAKrnL7cww0u9APc1stMw2UqeTtEo36hhgaZPkpFRetrEj0z7DHGSJL0MWf37820psTOoh-0YpTunlvx-8sbD7CjgUEsk-b05yYGX9BGjlMIE1gXTaVG6AWFbOh9ELw91wecJvnIZtnSweV4i-bZBucFBoUYoQW0Lg1KDpn5JaGK0MOoNo8sUJ5pipekbc0z2VaiqWFeGdyWHMQy5MCq-g__&Key-Pair-Id=KUT5TJCACFTXG","San Juan County Planning Commissioner Sofia (Department of Community Development planner) told the Planning Commission on Aug. 21 that a land-capacity analysis showed a deficit of 227 units serving households at 0–80% of area median income in the Eastsound subarea, and that a mix of policy changes, density increases and three proposed urban growth area (UGA) expansions would add capacity.
\"There was a deficit according to the analysis of 227 units for that group,\" Sofia said.
The department's proposal combines redesignations in the core of Eastsound, two density-increase areas and three UGA expansion parcels (labeled A, B and C in staff maps). The package would increase capacity for 0–80% AMI housing by 279 units, producing a surplus of 52 units above the 227 target. Staff said expansion area A (the OPAL/Opal parcel on Blanchard Road) supplies about 100 units of that capacity.
Commissioners debated the assumptions used in the land-capacity analysis, chiefly the per-acre density assumed for the OPAL parcel. Planning Commissioner Bill noted that changing the assumed yield there would reduce the need for one or both additional expansion areas.
\"If we have assumed density of 8 dwelling units per acre for the OPAL parcel, then the other 2 expansion areas would not be necessary to meet the 52,\" Bill said, urging staff to confirm assumptions.
Sofia replied that the analysis uses assumptions set in the spring and documented in Appendix 1 of the draft land-capacity analysis; she said staff could revisit those numbers if the parcel owner provides evidence of different likely yields.
Commissioners repeatedly emphasized the planning purpose: to provide reasonable capacity for lower-income housing types and to focus growth where utilities and services can be provided. Sofia said the Office of Financial Management population projections and the Growth Management Act (GMA) require the county to plan for 20 years of urban growth and a range of housing types.
The commission voted unanimously to set a public hearing on the 2025 comprehensive plan periodic update for Sept. 19, 2025, and a separate hearing on amendment of the Eastsound subarea plan (and Roche Harbor master plan consistency edits) for Oct. 17, 2025. Sofia said these hearings will provide the public and service providers an opportunity to comment on maps, text edits and the capital facilities inventory.
Planning commissioners emphasized coordination with utility and transportation providers before adoption. Commissioners asked staff to confirm site-specific yield assumptions for key parcels (notably the OPAL parcel) and to include documentation of the land-capacity assumptions in hearing materials.
The planning commission made no final land-use changes at the Aug. 21 meeting; it set hearings that start the formal public-review process. The proposal remains subject to future amendment based on public testimony, service-provider input and council review.","The San Juan County Planning Commission agreed to forward a package of comp plan changes to public hearings, including density increases and three UGA expansion areas in Eastsound after staff said the county faces a 227-unit shortfall for 0–80% AMI housing; commissioners debated assumptions for the OPAL (Opal) parcel but voted to proceed.","actionData","errors"]

Article not found

Resident urges commission to reject high-density rezoning behind Bunny Lane, cites drainage and view impacts

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Planning commission approves creation of Transportation Citizens Advisory Committee after Island climate group urges stronger transportation policies

Roche Harbor seeks to shift 180-unit site within resort; county staff recommends conditions

San Juan planning commission backs comprehensive plan updates, sets hearings after housing-capacity debate