— by John Campbell, Chairman, Eastsound Design Review Committee–

History:
25 years ago there was a general outcry in favor of minimum architectural standards in response to a big dowdy building that engulfed a treasured old landmark. There are two legal bases for community architectural design standards: good design and community character. Years ago, there was no precedent for “good design” but a lot of interest in village character.

Zoning and building standards in Eastsound are the responsibility of the Eastsound Planning Review Committee (EPRC) who advise the County Planning Commission and County Council.

Eastsound village character is sometimes described as “not like Friday Harbor.” That may be translated to mean that Eastsound has narrow streets (at that time unpaved without sidewalks) small scale (many one story former dwellings) with landscaped open space between, around and in front of buildings (Eastsound Square, Brown Bear Baking Company and Orcas On-Line). It is flower beds and picket fences, not a solid wall of storefronts against a wide sidewalk. Architecturally, village character was assorted, ordinary and generally unremarkable.

It was clear that Eastsound village character was not a unique moment in architectural history (Williamsburg or Santa Barbara) nor was it an imagined creation (Bavarian Leavenworth, Wash.) or contemporary Celebration, Florida). It was a very ordinary little crossroads village without any architectural pretensions which wanted to retain its informal scale and character. Whatever rules were to be adopted should be simple and inclusive.

In discussing legislating architectural standards, one of the first questions is whether they are to be prescriptive, i.e. specific permitted or prohibited features; or discretionary, i.e. subject to individual discretionary review by a review committee and if so, who?

In the end, Eastsound adopted a combination regulation. Prescriptive regulations permitted most common materials and “styles” were not discussed. Shape is regulated to the extent that large buildings have offsets to reflect the desire for small scale and roofs are required to be generally sloped between 6/12 to 12/12.

Projects complying with these broad prescriptive requirements are automatically allowed without any subjective review. Projects that want an exception to the prescriptive shape and material provisions may apply for an exception to the Eastsound Design Review Committee on the basis of village character. See detailed regulations at SJCC 18.30.670 on County website.

Compliance with the prescriptive requirements is so easy that there are few applications for exceptions. Some examples of buildings complying with the prescriptive requirements include Island Market, a large building with offsets and pitched roof (behind which lie all the mechanical equipment), Orcas Library, the liquor store with offsets on Rose Street, Emmanuel Parish Hall, Windermere Realty, Washington Federal to name a few, all of which sustain a modest village character.

Recently there have been questions asking why buildings must have pitched roofs. There is plenty of precedent for flat roofs; Ray’s Pharmacy, Sea View theater, Village Stop. Other voices have suggested a more deliberate village theme or a requirement for good architectural design. In other words, both less control and more.

Now, 25 years later, Eastsound continues to grow. It is appropriate that EPRC review the existing regulations and either reaffirm the original commitment to traditional village character or adopt new criteria and/or regulations or abolish design requirements entirely. At a minimum, the current regulations need more tangible criteria for approval or denial of Exceptions and a clear appeal process.

What do you think?

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