Island County planners are proposing solutions that would make significant changes in land use rules in order to increase housing availability on the island.

The proposals include banning Airbnb rentals as well as mini storage units in Freeland, Clinton and a few other areas on Whidbey Island; allowing people to live in RVs with restrictions; creating a pilot program for safe RV parks for homeless people; and developing incentives for developers to build affordable housing.

During a workshop meeting next Wednesday, long-range planners are scheduled to present Island County commissioners with proposed housing solutions as part of the Comprehensive Plan update process.

Unincorporated areas of the county were allocated to take on 27% of the total housing growth in the next 20 years, which is projected to be about 2,388 dwelling units. A land use capacity analysis found that the county has a large deficit in housing for those below 50% of the median income level.

According to the agenda packet, one of the proposed solutions is to ban short-term rentals inside the Freeland urban growth area — the urban areas for the community — and in mixed-use “limited areas of more intensive rural development,” which includes Clinton, Ken’s Korner, Bayview, Greenbank, Cornet Bay and an area at Deception Pass.

The planners’ concern is that Airbnbs and other short-term rentals impact the available workforce housing stock for residents. The agenda packet shows that the county’s occupancy rate is 85.7% and Freeland’s is just 66.7%, which is an indication of short-term rental usage. The state’s occupancy rate is 94.7%.

A 2022 report by the Embrace Whidbey and Camano Islands tourism board found that the county has 1,144 short-term rentals that create an estimated $42 million in revenue.

Island County does not currently regulate Airbnbs or other short-term rentals, although Langley and Coupeville have policies. The planners note that tourism is an important part of the county’s economy but that there are few hotels, motels and bed and breakfasts. Freeland, for example, has no hotels.

In addition, planners recommend loosening restrictions on rules governing people living in RVs on private property. Current county code allows people to live in RVs on a property while a single-family home is being constructed.

A new state law requires the county to do an equity review of code and planning staff concluded that the rule is not equitable because it restricts RV occupancy to those who can afford to build a house. Also, planners and commissioners have conceded that many people on the island currently live in RVs, despite the regulations, because they can’t afford to live elsewhere.

As a result, planners recommend that RVs be allowed on any residential lot for up to a year with a permit from the planning department, plus extensions could be considered. The RV would need to have water and septic connections.

The agenda includes a proposal for a RV safe parking pilot program. The commissioners discussed a similar idea during discussions about a roadside homeless encampment on Hoffman Road on North Whidbey; the area has now been cleared.

Under the staff proposal, the county would lead a pilot project to identify a site for an RV park on Whidbey and another on Camano Island. Septic pumping and water connections would be available on the site, which would be limited to up to 20 parking spaces. Stays would be allowed for up to 90 days.

Also, the planners recommend “no longer allowing mini storage inside the Freeland UGA and mixed-used LAMIRDs.”

Planners recommend incentives for affordable housing include reductions in such requirements as parking, setbacks, sales taxes and permit fees for projects that include a certain amount of affordable housing. In addition, planners recommend a fee on multi-family projects that do not include affordable housing.

In addition, other proposals in the agenda packet include a new Rural Cluster code allowing up to 10 homes on 20 acres, new rules allowing more accessory dwelling units to be built and a new code governing co-housing.