HomeMy WebLinkAboutord2009-028 WHATCOM COUNTY COUNCIL AGENDA BILL NO. 2009 - 206
CLEARANCES Initial Date Date Received in Council Office Agenda Date Assigned to:
Originator: 4/14 Council Introduction
Alex Cleanthous c Vtioi
Division Head: i /J (� D 4/28 Planning and
Wain Harrison �uu `uu E "W LC Development
Committee
Dept. Head: APR - 7 2009 4/28 Council
David Stalheim �%j ilH34 —
Prosecutor: p t ` � � NT i
Royce Buckingham C` — 3' 0 � " �, R €c �y gv
Purchasing/Budget: (l €C kU N 19 is
Brad Bennett
Executive:
Pete Kremen 4e in-o TITLE OF DOCUMENT: ellingham Urban Fringe Subarea Plan Western Washington Growth
Management Hearings Board order amendments
ATTACHMENTS:
( 1 ) Proposed Bellingham Urban Fringe Subarea Plan amendments
(2) Whatcom County Planning Commission Findings of Fact and Reasons for Action
(3 ) City of Bellingham Letter
SEPA review required? ( x ) Yes ( ) NO Should Clerk schedule a hearing? ( ) Yes ( x ) NO
SEPA review completed? ( x ) Yes ( ) NO Requested Date:
SUMMARY STATEMENT OR LEGAL NOTICE LANGUAGE: (If this item is an ordinance or requires a public
hearing, you must provide the language for use in the required public notice. Be specific and cite RCW or WCC as appropriate. Be
clear in explaining the intent of the action.)
Whatcom County' s Bellingham Urban Fringe Subarea plan was found to be an internally inconsistent document
by the Western Washington Growth Management Hearings Board (WWGMHB) . Proposed amendments are to
comply with the WWGMHB order. A new map amending the Bellingham Subarea boundaries to include
portions of the Bellingham UGA not currently within the Subarea is proposed as well .
COMMITTEE ACTION: COUNCIL ACTION:
4 / 28 / 2009 : Forward substitute version to 4 / 14 / 2009 : Introduced
Council for approval 4 / 28 / 2009 : Council Adopted 6 - 1 Brenner
opposed Ord . 2009 - 028 ( substitute version)
Related County Contract 1k Related File Numbers: Ordinance or Resolution Number:
Ord . 2009 -028
Please Note: Once adopted and signed, ordinances and resolutions are available for viewing and printing on
the County 's website at: www. co. whatcom. wa. us/council.
SPONSORED BY : Consent
PROPOSED BY : PDS
INTRODUCTION DATE : 4 / 14 / 2009
ORDINANCE NO. 2009 - 028
AMENDING THE BELLINGHAM URBAN FRINGE SUBRAREA PLAN
WHEREAS, Whatcom County was challenged before the Western Washington Growth
Management Hearings Board (WWGMHB) on the sizing of the Bellingham Urban Growth Area
the Whatcom County Council in February 2008 adopted new Bellingham Urban Growth Area
maps (ORD2008-003 ),
WHEREAS, WWGMHB Case No. 08-2-0021c found Whatcom County compliant on a
number of the issues the County was challenged on. The WWGMHB found that the Bellingham
Urban Fringe Subarea Plan is both an internally and externally inconsistent document,
WHEREAS, The WWGMHB decision gave a May 13 , 2009 date of compliance for the
internal and external consistency issues found within the Bellingham Urban Fringe Subarea Plan
and the Urban Residential Mixed Use zone,
WHEREAS, The WWGMHB ruled that amendments are necessary to address
inconsistencies between planned densities in adopted Comprehensive Plan maps for the
Bellingham UGA and the locational criteria and policies for the Bellingham Urban Fringe
Subarea,
WHEREAS, In accordance with RCW 36 . 70A. 106 Whatcom County Planning and
Development Services notified the Department of Community, Trade and Economic
Development on December 19, 2008 that the County will consider amendments to the
Bellingham Urban Fringe Subarea Plan along with amendments to the UR, URM, and URMX
zone,
WHEREAS, Whatcom County received an acknowledgment letter from the Department
of Community, Trade and Economic Development on the proposed amendments to the
Bellingham Urban Fringe Subarea. Plan and the proposed zoning text amendments on December
29, 2008 ,
WHEREAS, The Whatcom County SEPA Official on February 12 , 2009 gave this non-
project action a Determination of Non- Significance (DNS),
WHEREAS, A legal notice for the Whatcom County Planning Commission public
hearing was published March 1 , 2009,
WHEREAS, The Whatcom County Planning Commission held a public hearing on the
proposed Bellingham Urban Fringe Subarea amendments on March 12 , 2009, where the
Planning Commission voted 5 -0 in favor of recommending approval to the Whatcom County
Council on the proposed Bellingham Urban Fringe Subarea Plan amendments,
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FINDINGS OF FACT AND REASONS FOR ACTION
1 . Whatcom County' s designation of the Bellingham Urban Growth area was challenged
before the Western Washington Growth Management Hearings Board (WWGMHB)
case number 08-2-0021c.
2 . Petitioners Jack Petree, Robert Wiesen, and Caitac USA Corp challenged Whatcom
County' s adoption of the Bellingham Urban Growth Area (UGA) as being undersized
and thereby insufficient to accommodate Bellingham' s projected 20-year population
growth.
3 . Petitioners contended that the County failed to consider the goals of the Growth
Management Act (GMA) when designating the Bellingham UGA and that the
designation itself does not comply with several of the GMA' s goals.
4. Petitioners further challenged the consistency of the County' s UGA designation with
its comprehensive plan and County-wide Planning Policies and the lack of
development regulations to implement new UGA land use designations.
5 . The Board found no evidence demonstrating that the Bellingham UGA designation
was not guided by GMA goals nor is the designation of Bellingham' s UGA .
inconsistent with the County' s Comprehensive Plan policies or countywide planning
policies related to urban growth. .
6. The amendment modifies locational criteria and policies within Chapter 4 Part. B of
the Bellingham Urban Fringe Subarea plan. Policies and locational criteria within the
adopted Subarea plan were not consistent with land use designation for the
Bellingham UGA that were adopted in February 2008 (ORD2008-0003).
7. The amendment removes Agricultural and Rural locational criteria and policies from
the plan. Adds language to the Commercial and Industrial designations to draw a
distinction that the Commercial and Industrial policies and locational criteria apply
only to land within the City of Bellingham' s Urban Growth Area. These amendments
will aid in ensuring future internal consistency of the County' s Comprehensive Plan.
8 . The County was challenged in WWGMHB case #05-2-0013 on Whatcom County' s
rural designations . Whatcom County was found to have land use designations and
policies for the rural portions of Whatcom County that the WWGMHB found to not
rural in character and promoted sprawl into inappropriate portions of the County.
9. Whatcom County is in the process of updating the rural element of the County' s
Comprehensive Plan to comply with the WWGMHB order. Removal of Rural and
Agricultural land policies from the Bellingham Subarea plan is to ensure internal
consistency in the Rural element and county-wide plan update process.
10. San Juan East & West Residential planning areas, the Samish Crest Residential
Planning Areas, and the Geneva Residential planning areas are within the Bellingham
Urban Growth Area, but are currently not within the Bellingham Urban Fringe
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Subarea map boundaries. Not having these areas within the Bellingham UFSP
creates internal inconsistencies issues within the Whatcom County Comprehensive
Plan.
11 . RCW 36. 70A. 080 (2) states that planning documents need to be internally consistent
documents. Amending the boundaries of the Bellingham Urban Fringe Subarea plan
map to include the San Juan East & West Residential planning areas, the Samish
Crest Residential Planning Areas, and the Geneva Residential planning areas will
alleviate internal inconsistencies within the Comprehensive Plan.
12 . Whatcom County notified the City of Bellingham of proposed changes to the
Bellingham Urban Fringe Subarea plan to comply with the WWGMHB order. The
City was notified as a part of the SEPA distribution for this non-project action.
13 . The Growth Management Act requires coordination among jurisdictions. Goal
eleven of the GMA is: Citizen Participation and Coordination, and states "Encourage
the involvement of citizens in the planning process and ensure coordination between
communities and jurisdictions to reconcile conflicts".
14 . Whatcom County received a letter from the City of Bellingham regarding the
Bellingham Urban Fringe Subarea plan amendments. The letter expressed the cities
interest in seeing amendments to the Subarea plan that are necessary to comply with
the Western Washington Growth Management Hearings Board Order.
CONCLUSION
The proposal meets all of the legal requirements as noted within the Findings of
Fact and Reasons for Action. The proposed amendment is compatible with the Growth
Management Act, Whatcom County Comprehensive Plan Goals and Policies, along with
policies within Whatcom County' s County Wide Planning Policies. Approval of this
amendment is in the public interest.
•
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NOW, THEREFORE, BE IT ORDAINED by the Whatcom County Council that:
Section 1 . The Bellingham Urban Fringe Subarea Plan is hereby amended as shown in Exhibit A.
ADOPTED this 28th day of April , 2009.
WHATCOM COUNTY COUNCIL
ATTEST: WHATCOM
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Okla . .trirsdirreouheil glerk eth Fleet • od, Chairperson
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Civil Dee" u Prosecutor Pete Kremen, Executive
Deputy
Date : 7 /. 9
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Exhibit A
Proposed Amendments to Chapter 4 - Part B - Land Use
Designations , Locational Criteria and Policies
B . LAND USE DESIGNATIONS, LOCATIONAL CRITERIA AND POLICIES
U RBAN RESIDENTIAL DESIGNATIONS
U rban Residential Density
2 . 01 The Urban Residential plan designation ( UR) is located in Bellingham's Urban
Growth Area and can be urbanized at such time that a full range of urban
services can be efficiently provided . The primary purpose of the Urban
Residential designation is to promote an orderly transition from rural land uses
and densities to urban land uses and densities .
2 . 02 The rationale underlying the Urban Residential Low Density designation is to
reserve certain land in the urban growth areas of cities for future urban purposes
and encourage interim uses that are complementary and compatible with future
urban densities and services . The designation intends to encourage the
responsible growth of urban areas by assuring that a full range of urban services
is available to support urban level densities .
2 . 03 Locational Criteria
Areas appropriate for Urban Residential designation include the following :
2 . 03 . 1 Land areas adjacent to the City of Bellingham or the Urban Service
Area that are of sufficient size to adequately accommodate the
projected demands for residential , and associated uses ,
transportation and public uses for the twenty year planning period .
2 . 03 . 2 Land areas where a full range of urban services presently exists or
can be economically and efficiently provided in the near future .
2 . 03 . 3 Areas that contain an adequate supply of vacant land suitable for
urban development.
2 . 03 .4 The boundaries of the Urban Residential designation should be well
defined , logical , provide a physical "sense of community" , and be
capable of being expanded to accommodate . additional urban
growth as the need arises .
2 . 03 . 5 The Urban Residential zoning district is implemented when a full
range of urban services is provided . In areas where such services
do not exist, the maximum density is one dwelling unit per ten
acres .
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2 . 04 The Urban Residential designation is intended to be urban with urban uses and
services and is to promote an orderly transition from rural land uses and
densities to urban land uses and densities .
2 . 05 The predominant land use pattern within the . Urban Residential land use
designation should be residential , allowing single family residential ,
neighborhood scale commercial in specific designated areas , parks , and other
public uses .
2 . 06 The Urban Residential designation allows three (3) dwelling units per acre within
the Lake Whatcom watershed and adjacent to Bellingham Bay. The designation
allows six ( 6) dwellings per acre in the Seaview area adjacent to Bellingham Bay
and in Dewey Valley east of Hannegan .
2 . 07 Consideration should be given to design standards for development in the Urban
Residential designation . Wetland systems and sensitive areas should be
preserved and incorporated into the development site design plan . Access shall
be provided on residential streets .
2 . 08 Existing mobile home parks will be allowed to remain as non-conforming uses .
New mobile home parks may develop at underlying density of the zone. Citing
standards should be developed to allow for location of mobile home parks and
subdivisions in the future .
Urban Residential Medium Density
2 . 09 The Urban Residential Medium Density designation ( URM) is located in
Bellingham's Urban Growth Area and can be developed at allowed densities
upon annexation or with annexation agreements in place . The designation is
intended to be developed with a full range of urban services . The designation
should provide for affordable housing types such as apartments , townhouses ,
condominiums , mobile home parks , subdivisions and other compatible non-
residential uses ; with 6 or more dwelling units per acre as the allowable density .
2 . 10 The designation promotes an orderly transition from low density uses to higher
density urban uses where predominantly residential uses complemented by
compatible neighborhood-scale recreational and commercial services are
appropriate .
2 . 11 Locational Criteria
2 . 11 . 1 The density classifications of six to twenty four units per acre
should be applied to areas in the Urban Growth Area that are either
adjacent to existing or planned residential developments containing
similar density levels or adjacent to existing or planned commercial
or light industrial , developments .
2 . 11 . 2 Higher density developments should be located to take advantage
of good access to public transit, arterial routes of travel , and
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commercial services and employment centers .
2 . 12 The predominant land use pattern includes single family detached dwelling units ,
apartments, condominiums , rooming houses , mobile home parks , retirement and
convalescent centers , professional offices at a neighborhood scale, parks and
other public uses .
2 . 13 For those URM areas currently served by sewer and water, a mix of housing
types and densities is encouraged consistent with the adopted Plan for the Urban
Growth Area .
2 . 14 A mix of housing types and range of densities within the URM designation is
encouraged particularly in areas close to industrial , commercial and other urban
employment centers , adjacent to arterials and major connector streets , and
where there is access to transit, parks and other recreational areas .
2 . 15 Special consideration should be given to site design for all development in the
Urban Residential Medium designation . Specific wetland systems and sensitive
environmental areas should be preserved and incorporated into the development
site design plan consistent with City ordinances . Access should be from
residential roads .
Urban Residential — Mixed Use
2 . 16 It is the purpose of this zone designation to provide an orderly transition from
rural to urban development by limiting densities and uses until services are
available and then to provide for mixed uses in a manner that encourages a
range of dwelling unit types and pedestrian access to convenience shopping and
jobs while maintaining an overall single family character and property values for
the neighborhoods created within this designation .
2 . 17 Locational Criteria
Areas appropriate for Urban Residential - Mixed ( UR-MX) designation include the
following :
2 . 17 . 1 Land areas within the City of Bellingham's Northern Urban Growth
Area that are of sufficient size to adequately accommodate the
projected demands for residential , commercial , transportation and
public uses for the twenty year planning period .
2 . 17 . 2 Land areas where a full range of urban services presently exists or
can be economically and efficiently provided in the near future.
2 . 17 . 3 Areas that contain an adequate supply of vacant land suitable for
urban development.
2 . 18 Commercial uses will be clustered in a single center which is no larger than (2)
two acres , excluding areas used for multi-family. The commercial uses shall not
exceed 2 , 500 square feet per building .
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2 . 19 This designation also provides a receiving area for transfer of development rights
credits .
2 . 20 The Urban Residential - Mixed ( UR-MX) Designation is located in Bellingham 's
Northern Urban Growth Area and can be developed at allowed densities upon
annexation or with annexation agreements in place . The designation is intended
to be developed with a full range of urban services . The designation should
provide for affordable housing types such as apartments , townhouses ,
condominiums , subdivisions and other compatible non-residential uses ; with at
least 6 dwelling units per acre as the lowest allowable single family density .
2 . 21 Multi-family dwelling units shall only occur on sites with a minimum area of 2
acres or more and shall not comprise more than 25% of the total dwelling units .
2 . 22 Special consideration shall be given to site design for all development in the
Urban Residential - Mixed designation . Specific wetland systems and sensitive
environmental areas shall be preserved and incorporated into the development
site design plan consistent with City ordinances.
2 . 23 Residential development should be located within walking distance of transit
stations, designated centers , parks and recreational areas.
2 . 24 Establishment of neighborhood commercial nodes shall require conditional use
permit approval . Once a site has been approved , the full range of permitted uses
shall be allowed .
2 . 25 Establishment of mobile home parks shall require conditional use permit
approval .
2 . 26 Commercial development should occur in nodes . Linear strips will be
discouraged .
2 . 27 Businesses in the centers will have their fronts located on collector streets; or
located adjacent to a public square or neighborhood park; and are no less than
one-half mile from an existing or proposed similar center or other commercial
area or zone .
2 . 28 Centers should be visible and accessible to pedestrians from the streets and
clearly defined through lighting , landscape , landmarks, and/or open space .
2 . 29 Parking will be located at the rear of the buildings with access from alleys or side
streets .
COMMERCIAL DESIGNATIONS
3. 01 The Urban Fringe Subarea Comprehensive Plan provides two types of
commercial designations in the Urban Growth Area , and addresses the needs
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and opportunities for the City of Bellingham , the Urban Growth Area , and larger
regional area . The policies and locational criteria for land zoned within a
commercial designation , applies only to land within the Bellingham Urban Growth
Area .
General Commercial
3 . 02 The General Commercial designation is intended to provide a broad range of
retail goods and services that will benefit a large trade area commensurate with
demand . The designation also intends to facilitate safe and efficient circulation
systems , provide methods to attain compatibility with surrounding noncommercial
areas , and promote site design that will efficiently use available commercial land .
Building design should take into account aesthetic and compatibility concerns .
The General Commercial designation is implemented by the General
Commercial zone . Comparable City zoning for the General Commercial
designation is Commercial , Planned .
3 . 03 Locational Criteria
Areas appropriate for the General Commercial designation should conform to the
following criteria :
3 . 03 . 1 Parcels that are served by arterials and/or collectors .
3. 03 . 2 Parcels that have the potential of being served by urban level of
services .
3 . 03 . 3 The designation should be located where there is a public need .
3 . 04 Whatcom County acknowledges existing patterns of commercial uses within the
Urban Fringe Subarea . To provide for additional future commercial development,
certain areas are designated General Commercial allowing a range of
commercial uses including sales and servicing of vehicles, mobile homes and
boats; eating and drinking establishments ; professional offices service and retail
establishments ; commercial indoor and outdoor recreation ; commercial
wholesaling ; multi-family dwellings ; and public uses that are necessary for the
function of the designation .
3 . 05 Ensure compatibility between General Commercial developments and the
surrounding residential areas by identifying citing , design , and development
standards .
3 . 06 Encourage the location of new commercial development in proximity to other
existing commercial uses, or oriented to serve part of a planned development.
Neighborhood Commercial
3. 07 The primary purpose of the Neighborhood Commercial is to provide convenience
goods and services to surrounding neighborhoods . Neighborhood Commercial
areas are generally located in residential areas. The Neighborhood Commercial
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designation is implemented by the Neighborhood Commercial zone .
Comparable City zoning would be Neighborhood Commercial .
3 . 08 Locational Criteria
Areas suitable for the Neighborhood Commercial designation should conform to
the following criteria :
3 . 08 . 1 Parcels are served by arterials or collector streets . The designation
is centrally located to the neighborhood it would serve .
3 . 08 . 2 The designation shall not exceed five (5) acres .
3 . 08. 3 The designation is to be located on property where ownership
patterns and land parcelization is conducive for development.
3 . 09 The Neighborhood Commercial designation provides convenience goods and
services to surrounding neighborhoods of urban residential densities and should
be discouraged in rural areas .
3 . 10 Ensure compatibility between neighborhood commercial developments and the
surrounding residential areas by identifying and applying citing , design , and
development standards .
INDUSTRIAL DESIGNATIONS
4 . 01 The Urban Fringe Subarea Comprehensive Plan provides five types of industrial
designations -- Heavy Impact Industrial , General Manufacturing , Light Impact
Industrial , Gateway Industrial , and Airport Operations -- in the Urban Growth
Area , and addresses the needs and opportunities for the City of Bellingham , the
Urban Growth Area , and the larger regional area . Each designation intends to
meet a range of industrial needs . The policies and locational criteria for land
zoned within an industrial designation , applies only to land within the Bellingham
Urban Growth Area .
Heavy Impact Industrial
Intent Statement
4 . 02 The underlying rationale of the Heavy Impact Industrial designation in the Urban
Fringe Subarea is to acknowledge existing heavy industrial uses situated in
proximity to Bennett Drive , Marine Drive , and Roeder Avenue ; to endorse a
diverse economic base ; and to attain compatibility between industrial activities
and adjoining residential land uses.
4 . 03 Locational Criteria
Areas appropriate for the Heavy Impact Industrial designation should conform to the
following criteria :
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4 . 03 . 1 Parcels that are generally flat, well drained , with sufficient soil
bearing capacities .
4 . 03 . 2 Parcels within the existing Heavy Impact Industrial designation with
sufficient land to provide buffers to non-industrial uses.
4 . 03 . 3 Proximity to transportation corridors (including direct access to
identified truck routes not requiring the use of residential streets)
and opportunities for interconnecting transportation modes (rail ,
truck routes , water and air) and urban services including sewer,
water, storm drainage , fire and police protection and labor supply
pools .
4 . 04 The Heavy Impact Industrial designation takes advantage of truck, rail , freeway,
air and water transportation access as well as proximity to potential labor pools .
A full range of urban services should be available to the heavy industrial areas
including sewer, water, storm drainage , and police and fire protection . The
Heavy Impact Industrial area is implemented by the Heavy Impact Industrial
zone . Comparable City zoning is Industrial , Planned . This zoning will ensure that
uses allowed by Whatcom County zoning (Urban Fringe Subarea- Heavy Impact
Industrial and Light Impact Industrial) will be allowed as outright permitted uses ,
subject to appropriate development standards . Commercial uses will be
prohibited .
4 . 05 It is the policy of Whatcom County to evaluate the short and long range impacts
to existing public facility , utility and transportation systems resulting from
industrial development. If it is determined that industrial development will cause
financial and physical impacts which exceed the scheduled capital improvement
programs of various systems , Whatcom County shall request industrial users to
financially participate in the costs of upgrading said systems .
4 . 06 Whatcom County should work with the City of Bellingham to manage and
improve direct truck access to and from the HII area which minimizes truck traffic
flows in adjacent and surrounding residential areas situated in the county and
city.
4 . 07 Whatcom County shall encourage the appropriate governmental authorities
including the Northwest Air Pollution Authority, Department of Ecology and
Environmental Protection Agency to monitor pollution control and nuisance
abatement. Whatcom County should assure that the design and location of
industrial development will include consideration of pollutant sources and
abatement methods , as well as environmentally sensitive areas which may be
situated in or in proximity to the industrial area . The location , development,
expansion and operation of industries should move toward minimizing pollution of
all forms and its impact on other areas .
4. 08 When practical , Whatcom County encourages industrial operations to take place
within enclosed structures with the intent of minimizing potential light, glare ,
odors and noise impacts to adjoining residential uses.
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4 . 09 Because the HII areas adjoins existing and planned residential areas situated in
Whatcom County and the City of Bellingham , it is necessary to move toward
obtaining mutual compatibility with said residential areas. To obtain mutual
compatibility, it is the policy of Whatcom County to permit those existing uses
and future uses which will minimize hazards , pollution , nuisances and odors to
surrounding residential areas . The following uses will not be permitted in the
Heavy Impact Industrial zoned district situated in the Urban Fringe Subarea :
manufacturing and processing of asbestos and products derived therefrom ;
petroleum refining and the primary manufacture of products derived directly
therefrom ; primary manufacturing of rubber, plastics , chemicals , paper, and
primary metal industries. Light Impact Industrial uses shall be allowed in Areas
1A, 1B , and 1C of the Shoreline Industrial Area .
4 . 10 With the intent of fostering and promoting compatibility with surrounding
residential land uses both in the county and the City of Bellingham , it is the policy
of Whatcom County to require industrial users to provide a buffer which is
situated on industrial land and adjoins the aforementioned residential areas .
Said buffer may alternately be provided off-site by written agreement in the form
of a deed restriction on the off-site parcel that runs with the land and that shall be
filed with the County Auditor. The off-site buffer agreement shall be written so
that it may be revised or rescinded in the event that land uses or zoning
designations are changed in such a way that the buffer becomes no longer
necessary.
4 . 11 Because certain existing industrial users are located adjacent to Bellingham Bay
and use the shoreline or water transport for a portion of their operation , it is the
policy of Whatcom County to require consistency with the Whatcom County
Shoreline Management Program for proposed industrial uses or the expansion of
industrially related uses which are proposed within the jurisdictional area of the
Program .
General Manufacturing
4. 12 The General Manufacturing designation intends to provide fully serviced urban
areas for industrial activities which are less intensive than the County's Heavy
Impact Industrial uses , but may be more intensive than Light Impact Industrial
uses. General Manufacturing uses include manufacturing , fabrication ,
processing and distribution of finished products, which will have a minimal impact
on surrounding non-industrial land use areas . General manufacturing operations
may function independently of other industrial areas or may supplement the
operations of Light Impact Industrial or Heavy Impact Industrial areas .
4. 13 Locational Criteria
Areas appropriate for the General Manufacturing designation should conform to
the following criteria :
4 . 13 . 1 Parcels that are generally flat, well drained , with sufficient soil
bearing capacities. Areas of steep slopes , wetlands , and
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environmentally sensitive areas are not appropriate for general
manufacturing activities .
4 . 13 . 2 The size of General Manufacturing areas should be between twenty
(20) and several hundred acres commensurate with public need .
4 . 13. 3 Proximity to transportation corridors , rail , freeway, air service,
public transit, urban services and direct access to identified truck
routes .
4 . 13 . 4 Sufficient land to provide buffers between industrial operations and
adjoining residential areas .
4 . 14 The General Manufacturing designation takes advantage of truck, rail , freeway
and/or air transportation access , as well as proximity to potential labor pools . A
full range of urban services should be available to general manufacturing areas .
The General Manufacturing designation is implemented by the General
Manufacturing zone . Comparable City zoning is Industrial , Planned , uses limited
to those in the General Manufacturing zone .
4 . 15 The General Manufacturing zone allows uses related to manufacturing ,
fabrication , processing and distribution of finished products and non-product uses
such as warehousing , and storage facilities , whereby industrial activities will have
a minimal impact on surrounding non-industrial areas.
4 . 16 To minimize the impact of development on adjacent residential areas , screening
and landscaped buffers are required .
4. 17 Truck traffic should be directed away from residential and rural areas.
Light Impact Industrial
4 . 18 The underlying rationale of the Light Impact Industrial designation is to supply a
reasonable amount of land for light impact industrial uses which are dependent
upon proximity to other industries ; are dependent upon an urban labor supply ;
will promote efficient public and private expenditure and will be compatible with
surrounding non-industrial areas . The Light Impact Industrial designation is
implemented by the Light Impact Industrial zone . Comparable City zoning is
Industrial , Planned and Institutional , Planned . At the time of annexation , the City
will determine what uses within the Industrial , Planned designation are
appropriate for specific LII areas .
4. 19 Locational Criteria
Areas appropriate for the Light Impact Industrial designation should conform to
the following criteria :
4 . 19 . 1 The Light Impact Industrial designation should consist of a number
of parcels of sufficient size to accommodate zone and buffer
requirements . Said buffer may be provided off-site by written
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agreement in the form of a deed restriction on the off-site parcel
that runs with the land and that shall be filed with the County
Auditor. The off-site buffer agreement shall be written so that it
may be revised or rescinded in the event that land uses or zoning
designations are changed in such a way that the buffer becomes no
longer necessary .
4 . 19 . 2 Parcels that are generally flat, well drained , with sufficient soil
bearing capacities . Areas of steep slopes , wetlands , and
environmentally sensitive areas are not appropriate for Light Impact
Industrial activities.
4 . 19 . 3 Proximity to major transportation corridors , international
transportation routes with all weather access capability , and
proximity to urban services.
4 . 19 .4 Sufficient land to provide buffers between industrial operations and
adjoining residential areas .
4 . 20 The Light Impact Industrial designation allows a range of uses related to
industries which do not emit smoke , glare , noise , vibrations , odors and other
nuisance factors which create unacceptable off-site impacts .
4 . 21 Part of the area bounded by Slater Road , the Burlington-Northern railroad tracks
and Silver Creek is designated Light Impact Industrial because of existing
industrial uses , and services provided by the City of Ferndale . Whatcom County
will not permit expansion of this industrial zone to ensure protection of Silver
Creek, maintain the rural character of the surrounding area , and preserve a
natural buffer area between the Cities of Ferndale and Bellingham .
Gateway Industrial
Whatcom County's economy is significantly influenced by its proximity to Canada and
the large population in Vancouver, B . C . , and this role is anticipated to continue in the
future . The 1 -5 corridor and the Bellingham International Airport function as gateways
into Whatcom County and the City of Bellingham . It is through these gateways that
travelers form their first impressions of the community. To augment the positive impact
of international markets , it is desirable to provide a reasonable supply of land for a
variety of light industrial uses that would be attractive to travelers using the major
international traffic corridors . Uses in this zone are limited to those appropriate for a
light industrial park setting . In order to foster the economic vitality of the area ,
commercial uses are also allowed where the transportation system makes them
appropriate ; however, the design standards and buffering requirements are intended to
discourage commercial uses except where they are clearly more appropriate than light
industrial park uses .
Light industrial parks frequently are large land areas that are master planned for
aesthetic and functional compatibility , but can be composed of small tracts of land in
different ownerships , whereby industrial uses occur independently but under overall
design standards . To take advantage of the opportunity to present a positive business
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image of Bellingham and Whatcom County to travelers and because of the relatively
small parcel sizes in the area , standards for site, landscaping , building , and signage
design have been made integral parts of the comprehensive plan and zoning text rather
than being adopted as part of a master plan by an individual developer.
4. 22 The Gateway Industrial designation is intended to provide concentrated areas ,
located in proximity to major transportation corridors that will present a favorable
image of Bellingham and Whatcom County to travelers . In addition , in areas
immediately adjacent to full freeway interchanges , uses that serve the traveling
public are provided . The designation intends to facilitate safe and efficient
circulation systems, provide methods to attain compatibility among mixed uses ,
and promote site design that is visually compatible with surrounding areas ,
including the Bellingham International Airport. The underlying rationale of the
Gateway Industrial designation is to supply a reasonable amount of land for
industrial developments during the current planning period . Urban services must
be available and will be extended in an efficient and rational growth pattern . The
Gateway Industrial designation is implemented by the Gateway Industrial zone .
Comparable Bellingham zoning is Industrial , Planned with provisions of County
Gateway Industrial .
4 . 23 Locational Criteria
Areas suitable for the Gateway Industrial designation should conform to the
following criteria :
4 . 23 . 1 Proximity to major transportation corridors , Bellingham International
Airport, transportation routes with all weather access capability , and
proximity to urban services .
4 . 23 . 2 Public water, sewer, on-site storm water drainage , and sufficient
fire and police protection should either be presently available or
should be feasibly provided during the planning period .
4. 23 . 3 Proximity to potential labor pool .
4. 23 . 4 Sufficient land to provide buffers between industrial operations and
adjoining residential areas .
4. 24 The Gateway Industrial designation should use limited areas having industrial
access and traveler visibility in a manner that promotes the long range economic
vitality of Bellingham and Whatcom County . Uses should be directly related to
the access opportunities , or in certain areas, serve the traveling public.
4 . 25 The Gateway Industrial designation should enhance and maintain the natural and
economic resources of Bellingham and Whatcom County through land use
patterns that avoid linear strip development, while providing for safe and efficient
vehicular movement, by requiring that individual sites are designed in a clustered
or concentrated form of development instead of lining the road frontage . In
addition , site design standards are contained within the zoning text to aid in the
compatibility of mixed uses and the visual harmony with the surrounding areas .
12
Airport Operations
The Bellingham International Airport originated in 1940 as a single runway and
developed into a three-runway configuration in 1941 when the Army Corp of Engineers
supervised its construction with national defense funds . In 1947 , the airport transferred
ownership from the federal government to Whatcom County , and in 1957 from the
County to the Port of Bellingham .
The federal government recognizes Bellingham International Airport as an integral part
of the national aviation system and has supported development at the airport over the
years through a variety of programs and projects including land acquisition , runway and
taxiway construction and maintenance , lighting systems , crash/fire/rescue
building construction , airport planning and others which have allowed the airport to
expand and meet the traveling needs of a growing population . Comparable City
designations is Institutional , Planned-Airport Operations.
4 . 26 The primary purpose of the present designation , Airport Operations , is to provide
sufficient area for existing and future regional airport operations to serve the
interests of Whatcom County. The District should be located and implemented
consistent with the goals , objectives and policies of the appropriate subarea
comprehensive plan . The District should accommodate regional airport facilities
and be served by adequate public services . The District should provide uses
related to the operation of an airport. Other uses should be allowed only upon
land designated by the Ports Master Plan .
4 . 27 Locational Criteria
4 . 27 . 1 The Airport Operations (AO) District is located and implemented
consistent with the goals , objectives and policies of the Subarea
Comprehensive Plan .
427 . 2 The AO District should accommodate regional airport facilities and
be served by adequate public services.
4. 28 Whatcom County and the City of Bellingham encourage the Port of Bellingham to
work closely with the Federal Aviation Administration to comply with and enforce
Public Laws 96- 193 (the Aviation Safety and Noise Abatement Act) and 90 .411
(noise certification provisions prescribed for new subsonic aircraft) as well as to
continue to develop operational procedures to minimize noise generated by
general aviation activity at the airport.
4 . 29 Encourage buffer greenbelts around the Airport Operations (AO) District to
minimize impacts of noise generated by general aviation activities at the airport.
4. 30 Whatcom County and the City of Bellingham recognize the existing and planned
orientation of runways at the Bellingham International Airport. To minimize
hazard and nuisance adjacent to and in the vicinity of the airport, land uses and
densities shall be compatible with airport uses .
12
4 . 31 Residential development is discouraged in the day-night average sound level
( Ldn) of 65+ noise exposure contours . Builders are encouraged to include
adequate sound insulation for residential structures located close to the airport.
4 . 32 . Whatcom County shall require plat language including a "hold harmless"
agreement concerning the normally expected activities and noise associated with
airport operations for proposed subdivisions which are situated within the
projected Ldn 65 noise exposure contour. These "hold harmless" agreements
shall be included in property deeds for parcels situated within the projected Ldn
65 noise exposure contour.
RURAL
See Whatcom County Comprehensive Plan for Goals and Policies relating to Rural
lands .
AGRICULTURE
See Whatcom County Comprehensive Plan for Goals and Policies relating to
Agricultural lands .
13
Chapter 6 — Bellingham Urban Fringe Subarea Planning Areas
VI . Bellingham Urban Fringe Subarea Planning
Area Maps
The Bellingham Urban Fringe Subarea is divided into 16 planning areas ; these
areas have been divided up into such planning areas based on their geographic
regions having similar features such as topography , land uses , infrastructure ,
service capacity , critical areas , and stream corridors. . The Bellingham Subarea
planning area maps implements zoning code designations which will achieve
Comprehensive Plan goals .
(INSTERT MAPS FROM ORD2008-0003)
14
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