The Island County Fair could vanish within 10 years if Langley doesn’t change the zoning for fair property to allow other events.

That’s what a consultant to be hired by the Island County Fair Association predicts.

Norm Landerman-Moore, an Anacortes-based consultant, has been helping the fair association with its attempt to get the zoning for the county fairgrounds changed.

Island County, however, is now poised to hire Landerman-Moore to continue his work on the rezone request.

The fair board would like to see the current city zoning on the county-owned fairgrounds changed to a “fair zone” that would allow the board to use the land for more revenue-generating events.

Dan Ollis, fair association chairman, said the fair board needs the additional revenue because economic conditions are impacting operations and maintenance of the site. The fair also hasn’t been making enough money to pay for capital projects and needed infrastructure.

Change takes time

The fair board is looking for ways to use the fairgrounds as a moneymaker outside the annual fair, and has asked Langley officials to change the zoning so events ranging from concerts to flea markets, and car shows to motorcycle races could be held on the property. The suggested changes would also allow the fair to construct more buildings.

But under the city’s current zoning, the fair property can’t be used for much more than the annual fair in August. And initial talks with the city of Langley revealed that a lengthy process may be needed to change the zoning in a way that would fit with the fair board’s wishes.

Facing the prospect that the fair zoning change would have to go through a long bureaucratic process to amend Langley’s comprehensive plan, the fair board recently turned to county commissioners for advice.

At the Aug. 2 commissioners’ meeting, Landerman-Moore said the zoning changes are needed or the fair could vanish within 10 years.

Landerman-Moore later declined repeated requests to comment.

But Ollis, the chairman of the fair board, said the process to amend the city’s comprehensive plan could be lengthy.

“This could require one to two years and considerable expense,” Ollis said.

“We cannot say that the city is being difficult. They appear to be imposing conditions and procedures that engage bureaucratic hurdles we all, unfortunately, have to deal with,” he said.

Fair seeks advice

At the meeting with the commissioners, Ollis and Landerman-Moore told county officials that the zoning changes are necessary to ensure the survival of the fair.

Landerman-Moore, who was initially hired by Ollis and the fair board, has developed a zoning revision for the fairgrounds, complete with a list of permitted uses.

Landerman-Moore told commissioners potential development near the fairgrounds could make the operation of the fair almost impossible. Ollis agreed.

“Neighbors may start complaining, and the city could use its policing powers,” Ollis said. “It could be suffocated to a point that there is no way to have the fair at the existing property.”

“It’s not something we want. We want to be on the offensive,” he added.

County and city officials have their doubts, however.

“It’s a legitimate concern,” Commissioner Mike Shelton said. “And I respect Mr. Landerman-Moore’s professional opinion. But I am not sure if I totally agree.”

“What we’re attempting to do is to figure out what the city wants, and what the fair wants, and get these things meshed together,” Shelton said.

Commissioners also questioned whether year-round use of the fairgrounds was economically sound.

“It may work for fairgrounds in metro areas, but not neccessarily for Island County,” Shelton said.

Commissioner says request must be specific

Shelton also said it is important for the fair board to go through the list of proposed uses and be more specific about what they want to do on the property.

“If you talk about events, you could do anything,” he said. Clarifying the uses may make it easier for the city and residents to get behind the changes.

Even so, Shelton said the commissioners will not be the facilitators between city and fair board.

“That’s why we’re hiring Mr. Landerman-Moore,” Shelton said.

The county will pay the consultant an estimated $3,500. His services may cost the county more if the zoning change must go through lengthy comprehensive plan changes.

Comp plan change or not

Alice Schisel, Langley city planner, said the city has not received a formal rezoning request from the fair board. However, staff has met with Ollis and Landerman-Moore to discuss the rezoning process and to offer suggestions for how the fair board might present their request in a way that will find support in the community and from the city council.

City staff asked Ollis and Landerman-Moore to come back with a document that outlines clearly what types of uses the fair board wants, Schisel said.

What’s certain at this point is that the city’s municipal code will need to be changed for the fairgrounds to expand its operations.

“It will require a zone change,” Schisel said. “It will also most certainly require a comprehensive plan change.”

Ollis said Landerman-Moore is in the process of downscaling the proposal.

Since the meeting with the commissioners, the fair board has been revising and updating a list of permitted uses for consideration by the county commissioners, Ollis said.

“We’re downsizing the list, so a comp plan change is not needed,” he said.

Mayor Neil Colburn said city officials will not comment on any potential uses until a formal rezone request has been submitted.

The city’s rezoning process is established in the municipal code and would be applied in the same manner to any property owner who formally requested a property rezone.

Rezoning would require review by the city’s Planning Advisory Board and city council, and would be subject to public input.

In the case of the fairgrounds property, the current zoning specifies that the property can be used only for public purposes like schools, parks, and government buildings and facilities, including the annual county fair.

It’s not as simple as putting another zoning label on the property.

“It is my understanding that none of the city’s existing zones will allow the fair board to use their property in the manner they intend. Therefore, a new zone must be created specifically for this piece of property,” Colburn said.

“The city’s current comprehensive plan does not include any references to the future uses of the fairgrounds property other than for public purposes,” he added.

Until the city has a formal application for a rezone, the city cannot determine if a comprehensive plan amendment will be required before the rezone can be considered, he said.

Mayor wants to keep fair in town

“I have encouraged the fair board to submit its rezoning request because I support their objective to increase the economic potential of fairgrounds property and facilities,” Colburn said.

“As I’ve said before, I support the concept of year-round use of fairgrounds property. It is an underutilized economic development resource that could bring financial benefits to the fair board and to the city of Langley. I strongly support the continued operation of the county fair in Langley for the connection this provides to the city’s historical and cultural roots,” he said. “Besides, it is just plain good fun to attend the fair.”

Colburn added he is optimistic that a rezone of fairgrounds property can be achieved in a way that balances the fair board’s economic objectives with the impact any changes might have on Langley and its residents.

The alternative zoning would support community activities, commercial events, trade and consumer shows, special events and destination attractions for Langley residents as well as other islanders.

A wide range of uses suggested

The fair board developed an outline of uses several months ago.

Ollis said the focus is still on the same general use classifications.

However, the list of permitted uses is being refined and made more specific.

Under the proposed zoning change, a variety of new structures could be built on the property.

Besides making the fairgrounds more profitable as a location, more jobs could be created to support the expanded use of the fairgrounds property.

Based on the preliminary outline under review, the following uses could be possible:

• Conferences, picnics, weddings and receptions, equestrian programs and other activities;

• Commercial activities such as boat shows, livestock shows, gun shows, auctions and trade shows;

• Special events such as concerts, circus performances, carnivals, festivals, rodeos and motor sports racing;

• New structures such as offices, lounges and hotels, ATM facilities, campgrounds, exposition buildings, racing facilities, and more could be built, maintained, altered and expanded without any permits except for building and grading permits.