HomeMy WebLinkAboutord1997-047File Ref:21- 90:CZMT
SPONSORED BY: Consent
PROPOSED BY: Council
INTRODUCTION DATE: 7/29/97
2 ORDINANCE NO. 97 -047
3
4 AN ORDINANCE ADOPTING THE URBAN FRINGE SUBAREA ZONING MAP UPDATE.
5
6 WHEREAS, IN 1990 the Whatcom County Council and the Bellingham City Council
7 adopted a Joint Resolution giving direction to the respective planning departments to begin
8 work on updating the 1984 Urban Fringe Subarea Comprehensive Plan and zoning map;
9 and
10
11 WHEREAS, the Bellingham City Council on February 10, 1997 forwarded Findings of
12 Fact and Conclusions Regarding Final Urban Growth areas and the Urban Fringe Subarea. .
13 Comprehensive Plan and zoning map (Exhibit B.) to the Whatcom County Council, and
14
15 WHEREAS, the proposed Subarea Plan and zoning underwent substantial review by
16 the public and elected officials as outlined in Bellingham's Findings of Fact and Conclusions
17 (Exhibit A); and
18
19 WHEREAS, the proposed Subarea Plan and zoning underwent substantial SEPA
review as described in Bellingham's Findings of Fact and Conclusions (Exhibit A); and
.&�i
22 WHEREAS, Whatcom County adopted a comprehensive plan on May 20, 1997 that
23 designates an Urban Growth Area for the City of Bellingham consistent with the City
24 Council's recommendations for the Urban Fringe Subarea, and
25
26 WHEREAS, Policy 2L -2 of the Comprehensive Plan directs the County to utilize the
27 Subarea Plans as interim development regulations. To the extent they are consistent with
28 the Comprehensive Plan, they are valid in the detail they provide for specific areas; and
29
30 WHEREAS, the section of the Comprehensive Plan that describes the
31 Comprehensive Plan Designations Map indicates that the Comprehensive Plan Designation
32 Descriptors are intended to be general in nature and that more specific criteria and
33 explanation will be incorporated into subarea plan; and
34
35 WHEREAS, Land Use Action Plan item number 15 in the Comprehensive Plan directs
36 the County to revise subarea plans to incorporate Urban Growth Area boundaries, ensure
37 consistency with the Plan, and eliminate redundancy in policy; and
38
39 WHEREAS, the proposed Urban Fringe Subarea Plan and zoning (Exhibit B) does
40 provide more specific criteria and designations for land use, incorporate Urban Growth Area
41 boundaries, ensure consistency and eliminate redundancy; and
Page 1
1 WHEREAS, the proposed Urban Fringe Subarea Plan (Exhibit B) also includes specific
2 recommendations for changes to the Official Whatcom County Zoning Map inside the
3 Bellingham Urban Growth Area; and
4
5 WHEREAS, the Whatcom County Planning Commission also recommended a change
6 to the Official Whatcom County zoning Map from Rural Five Acres (R5A) to General
7 Commercial (GC) for an area outside the Urban Growth comprising approximately 20 acres
8 at the southeast corner of Guide Meridian and E. Smith Road (Exhibit C).
9
10
11 NOW, THEREFORE, BE IT ORDAINED by the Whatcom County Council that:
12
13
14 Section 1. The Official Whatcom County Zoning Map is hereby amended as
15 presented in the proposed Urban Fringe Subarea Plan Land Use Element (Exhibit B).
16
17 Section 2. The Official Whatcom County Zoning Map is hereby amended from
18 Rural Five Acres (115A) to General Commercial (GC) for an area outside the Urban Growth
19 comprising approximately 20 acres at the southeast corner of Guide Meridian and E. Smith
20 Road (Exhibit Q.
21
22 Section 3. Adjudication of invalidity of any of the sections, clauses, or provisions
23 of this Ordinance shall not affect or impair the validity of the Ordinance as a whole or any
24 part thereof other than the part so declared to be invalid.
25
26
27 ADOPTED this 9 day of SP= fiPmber , 1997.
28
29
30
31 WHATCOM COUNTY COUNCIL
32 TAT: WHATCOM COUNTY, WASHINGTON
33
34
35
36 `Baru rown- avis, Council Clerk Ward Nels n, Chairperson
37
38
39
40 APPROV D as to form _ p d () Denied
41 � �— ,
42 c '
43 i
44 Karen Frakes, Civil Deputy Prosecutor Pete Kremen, Executive
45
46 yols —f�
47 Date:
Page 2
i3ELLINGHAM CITY COUNCIL
FINDINGS OF FACT AND CONCLUSIONS
Final Urban Growth Areas
Urban Fringe Subarea Comprehensive Plan
February 10, 1997 -
CITY OF BELLINGHAM
BELLINGHAM CITY COUNCIL
EXHIBIT D
FINDINGS OF FACT AND CONCLUSIONS
FEBRUARY, 1997
RE: FINAL URBAN GROWTH AREAS. ,
URBAN FRINGE SUBAREA COMPREHENSIVE PLAN - LAND USE ELEMENT
Overview
Summary
Development of recommendations for Bellingham's Final Urban Growth Area north of
the current city limits in Whatcom County Urban Fringe Subarea, east of the current
city limits in the Geneva Area, in Whatcom County's Lake Whatcom Subarea, and
southeast of the current city limits in the Yew Street Area, in Whatcom County's
Chuckanut /Lake Samish Subarea.
Adoption of revised April, 1984 Urban Fringe Subarea Comprehensive Plan, Chapters
1 -10 applicable to Bellingham's Northern Urban Growth Area as developed pursuant
to the Washington State Planning Enabling Act, RCW 36.70 and the Growth
Management Act, RCW 36.70A, and consistent with Whatcom County -wide Planning
Policies, Visions For Bellingham and Bellingham's 1995 Comprehensive Plan.
LOCATION
See attached maps.
Planning Process and Background Information
THE CITY OF BELLINGHAM'S FINAL URBAN GROWTH AREA
REVISED URBAN FRINGE SUBAREA COMPREHENSIVE PLAN - LAND USE ELEMENT
The Growth Management Act (GMA) requires cities to complete an analysis of the
need and availability of land within and adjacent to its city limits to accommodate
urban development. Cities must then designate urban growth areas of sufficient size
to accommodate the projected population for a twenty -year planning period. An
analysis of industrial, commercial, and residential land demand and supply was
completed as part of the update to the Bellingham Comprehensive Plan and review of
the city's proposed Geneva, Yew Street, and Northern Urban Growth Areas.
In February 1990, Whatcom County Council and Bellingham City Council adopted a
joint Resolution giving direction to the respective planning departments to officially
begin work on the 1984 Urban Fringe Subarea Comprehensive Plan update. As part
of the planning process, early and continuous public participation was instituted.
BELLINGHAM'S URBAN SERVICE AREA
Bellingham and Whatcom County established a pre - growth management urban service
area in 1985 with the adoption of Ordinance 9461 and corresponding Interlocal
Cooperation Agreement (see Attachments 1 and 2). The Urban Service Area as it is
called, established three areas outside the city limits where urj).Pn levels of
development were appropriate and where the City would consider extending urban
services. The three urban service areas include land located north of the city limits
within the Urban Fringe Subarea; an area to the east of the city limits identified-as
Geneva within the Lake Whatcom Subarea; and an area southeast of the city limits
identified as Yew Street, within the Chuckanut /Lake Samish Subarea.
BELLINGHAM'S INTERIM URBAN GROWTH AREA
After extensive evaluation of population growth projections, industrial, commercial and
residential land supply and demand, and analysis .of the physical characteristics and
serviceability of areas adjacent to the City, the Bellingham City Council and Whatcom
County Council adopted the City's Interim Urban Growth Area (IUGA) in May, 1994.
(see Map A, Bellingham IUGAJ.
PUBLIC PROCESS
STATE ENVIRONMENTAL POLICY ACT (SEPA) PROCESS
The Final Environmental Impact Statement (FEIS) for the City of Bellingham's updated
Comprehensive Plan and Whatcom County's update to the Urban Fringe Subarea Plan
was issued on October 31, 1994. The planning areas covered by this FEIS include:
the City of Bellingham, the Urban Fringe Subarea of Whatcom County, the Geneva
and Yew Street Urban Service Areas, and several other special study areas.
The proposed action of the FEIS is for an updated comprehensive plan and
development regulations for the City of Bellingham (City adoption of Bellingham
Comprehensive Plan, 1996), adoption of an Urban Fringe Subarea plan by
Whatcom County, and designation by the City and County of a formal Urban Growth
Area for Bellingham. These plans will guide future land use development through
goals-and policies that are designed to accommodate desirable growth and
development in the city and its urban growth area.
2
Areas Evaluated for Inclusion in Final UGA
Four 20 -year growth alternatives were evaluated and included an "infill" alternative,
which concentrates new development within the existing city limits and Urban Service
Area; the second alternative looked to expand the existing city limits and /or Urban
Service Areas to accommodate future population growth; the third alternative was a
"no action" or "no change" alternative, which assumed that the growth in Bellingham
would be controlled by the elements of the existing Bellingham Plan and development
regulations.
Bellingham's 1994 Draft Environmental Impact Statement, 20 -Year Growth
Alternatives, .evaluated the impacts of including the three urban service areas
(Northern, Geneva and Yew Street) in the final urban growth area. In response to a
request from Whatcom County, the final environmental impact statement (FEIS)
included a 4th Alternative evaluating four additional "special study areas" for inclusion
in the final growth boundary. These areas included: 1) RR -1 and RR -2 zoned areas on
the north shore of Lake Whatcom; 2) RR -2 and RR -3 zoned areas south of the city.
along Chuckanut Drive to Governor's Point; 3) RR -2 areas south of Geneva; 4) RR -2
area around Emerald Lake. All four areas contain varying degrees.of problems
associated with providing services to support urban development (seeAttachment #3,
Special Study Areas from the FE/S).
On July 31, 1996, the City of Bellingham issued a Draft Supplemental Environmental
Impact Statement (DSEIS) on the 20 -Year Growth Alternatives and Final Urban
Growth Boundaries for the City of Bellingham. The proposed action covered by this
supplemental EIS is to add approximately 889 acres of land (859 ac. industrial and 30
ac. commercial) to the City's proposed Urban Growth Area, and to change the
proposed land use designation of 139 acres currently in the City's Interim Urban
Growth Area from urban residential to industrial for the 20 year planning period.
On January 28, 1997, the Final Supplemental Environmental Impact Statement
(FSEIS) was issued. Some changes to the text of the DSEIS were made in response
to comments received. All the changes to the text of the DSEIS are shown in a
different type face to make it easier for the reader to identify the changes.
BELLINGHAM/VVHATCOM COUNTY REVIEW PROCESS:
UPDATE OF WHATCOM COUNTY'S (1984) URBAN FRINGE SUBAREA COMPREHENSIVE
PLAN - LAND USE ELEMENT
Citizen/Technical Advisory Committee
* In August 1991, a citizen /technical advisory committee was formed to assist
in the development of the Urban Fringe Subarea Comprehensive Plan update
with City and County staff, representatives from water, fire and school
districts, and interested citizens, property owners, realtors, and land use
consultants. The Advisory Ccrnmi:ttee met as a group nine times between
December, 1991 and November 1993.
3
* In January 1992, four "town hall" public information meetings were conducted.
Three additional public meetings were held in May and June 1993. Individual
members from the Advisory Committee attended these public information
meetings, joint city and county planning commission meetings, joint city and
county council meetings, and Bellingham City Council review of the draft Urban
Fringe Subarea Plan.
Bellingham and Whatcom County Planning Commis ion Review Process
* The first joint Bellingham/Whatcom County Planning Commission work session
on the Urban Fringe Subarea Comprehensive Plan update was held.October 7,
1992. Joint Planning Commission work sessions were subsequently held on
November 4, 1992, December 2, 1992, January 14, 1993, February 111 1993,
November 10, 1993, February 9, 1994, and July 21, 1994. Two Public
hearings were conducted by the joint Commissions. The City Planning
Commission held 17 public work sessions.
* In January, 1994, the joint commissions took a three hour bus -tour of;
Bellingham's Urban Service Area, the. area proposed for Bellingham's Interim
Urban Growth Area, and other areas to be reviewed for possible inclusion in
Bellingham's final urban growth area. A final draft plan (January, 1995) with
recommendations for land use designations for Bellingham's Northern Urban
Growth Area was forwarded from the City and County Councils for their review
and action.
Residential Land Supply Methodology Panel
* In February 1993, the Residential Land Supply Methodology Panel was formed,
composed of staff members and nine panelists: one County and one City
Planning Commissioner, three realtors, a residential developer, a professor from
the Geography and Regional Planning Department at Western Washington
University, and two citizens. The panel met eight times between March 10,
1993 and April 21, 1993. In May 1993, the Land Supply Panel released ' its
Urban Residential Land Supply Report, and a minority report titled Business
Community Commentary was released on July 1993.
Bellingham and Whatcom County Councils Review
* On February 1, 1995, Bellingham and Whatcom County Councils held their first
joint public hearing on the joint City /County Planning Commission's 1995 draft
of the Urban Fringe Subarea_ Plan. This hearing was followed by a joint council
bus tour of Bellingham's Urban Service Area, (the city's designated Interim
Urban Growth Area), and other areas for possible inclusion in the city's final
UGA.
2
On February 11, 1995, the councils met for a second joint work session. As a
result of these initial meetings, the County Council requested the City Council
to review the draft plan and make its recommendations for Bellingham's final
northern Urban Growth Area and applicable land use designations for the area.
The City Council held 25 work sessions on the Urban Fringe Subarea Draft Plan
between May 10, 1995 and February 10, 1997, and five public hearings on
Bellingham's recommended Urban Growth Area and the Urban Fringe Plan on
December 11, 1995, October 7, 14, and 28, 1996, and November 25, 1996.
FINDINGS OF FACT
1. Applicant /Initiator
Bellingham City Council
2. Proposal _
Adopt Recommendations for Bellingham's Final Urban Growth Area including
county land north of the current city limits identified as Bellingham's Northern
UGA within Whatcom County's Urban Fringe Subarea; land east of the current
city limits identified as Geneva Water Resource Protection Area /UGA within the
Lake Whatcom Subarea, and Yew Street UGA Area within the Chuckanut /Lake
Samish Subarea. (See Map B. Bellingham's Proposed UGAI
Adopt land use designations for the Final Urban Growth Areas as shown on
(Maps 7 through 24) in accordance with the goals and procedures set forth in
the 1990 State Growth Management Act as amended, the Whatcom County-
wide Planning Policies as amended, Visions for Bellingham, Bellingham
Comprehensive Plan, and the revised 1984 Urban Fringe Subarea
Comprehensive Plan -Land Use Element.
Adopt that portion of the 1997 revised Urban Fringe Subarea Comprehensive
Plan - Land Use Element, including goals, policies, neighborhood planning areas,
expansion areas, 5 year review areas applicable to Bellingham's Northern FUGA
3. Applicability
Bellingham's Final Urban Growth Areas, including the Northern, Geneva, and
Yew Street UGAs apply to properties located within the Urban Fringe Subarea,
Lake Whatcom Subarea, and Chuckanut /Lake Samish Subarea respectively. The
1997 revised Urban Fringe Subarea Comprehensive Plan - Land Use Element
applies to properties located within the Urban Fringe Subarea applicable to the
Northern UGA, and will be incorporated by reference in Bellingham's 1995
Comprehensive Plan upon final adoption by Whatcom County Council.
5
4. February 1997 Ad,ontion of Recommendations
The Bellingham City Council has adopted A Summary of Council Decisions and
Recommendations for establishing the City's Final Urban Growth Area, and land
use designations for the Northern UGA as depicted in the 1997 revised Urban
Fringe Subarea Comprehensive Plan - Land Use Element, and shown on the
accompanying maps. Geneva UGA and Yew Street UGA. are proposed with
existing land use designations. The City of Bellingham recommends a process
be created whereby Whatcom County and the City review zoning,
transportation, capital facilities and other issues in these two UGAs as part of
an update to the Lake Whatcom and Chuckanut /Lake Samish Subarea Plans.
The City Council formulated and adopted by resolution 36 recommendations for
establishing Bellingham's Final Urban Growth Area to include county land in
three areas: 1) north of the current city limits, identified as Bellingham's
Northern UGA within Whatcom County's Urban Fringe Subarea; 2) east of the
current city limits identified as the Geneva Water Resource Protection
Area /UGA in Whatcom County's Lake Whatcom Subarea; and 3) land to the
southeast of the current city limits identified as the Yew Street UGA, in
Whatcom County's Chuckanut /Lake Samish Subarea.
The City Council recommends adoption of that portion of the revised April
1984 Urban Fringe Subarea Comprehensive Plan - Land Use Element applicable
to Bellingham's Northern UGA.
The adopting Resolution, accompanying Exhibits, Attachments and maps, along
with the Recommendations and Findings and Conclusions are forwarded to
Whatcom County for review and final adoption.
5. Documents Considered by Bellingham City Council
Growth Management Act
County -wide Planning Policies
1995 Bellingham Comprehensive Plan (adopted January, 1996)
Visions for,Bellingham
City of Bellingham Water and Sewer Plans
Whatcom County EIS on Interim Urban Growth Areas
Final EIS - 20 Year Growth Alternatives
Final SEIS - areas for possible inclusion in Bellingham's Final
Urban Growth Area as industrial
Whatcom County's 1984 Urban Fringe Subarea Plan /Background
Document
Whatcom County's Lake Whatcom Subarea Plan /Background
Document
0
* Whatcom County's Chuckanut /Lake Samish Subarea
Plan /Background Document
* Property Counselors, Population. Economic and Housing
Projections, 1990, 2000, October 1991
ADDITIONAL FINDINGS
1 . BELLINGHAM AND ITS PROPOSED URBAN GROWTH AREA: COMPLIANCE
WITH GMA GOALS, WHATCOM COUNTY -WIDE PLANNING POLICIES, AND
1995 BELLINGHAM COMPREHENSIVE PLAN.
The Growth Management Act (GMA) specifies that the following criteria are to be
used in designating urban growth areas:
* A city's urban growth area may only include territory outside the city - limits if
such lands are already characterized by urban growth. The GMA defines urban
growth as follows:
* "Urban Growth "• refers to growth that makes intensive use of the land for the
location of buildings, structures, and impermeable surfaces to such a degree as
to be incompatible with the primary use of such land for the production of food,
other agricultural products, or fiber, or the extraction of mineral resources.
When allowed to spread over wide areas, urban growth typically requires urban
governmental services. "Characterized by urban growth" refers to land having
urban growth located on it, or to land located in relationship to an area with
urban growth on it so as to be appropriate for urban growth.
* A city's urban growth area must include sufficient land area to accommodate
the projected growth in the 20 -year planning period. The.projected growth may
include a "reasonable land market supply factor ".
According to the GMA, urban growth should be located within urban area as follows:
Urban growth should be located first in areas already characterized by urban
growth and have adequate existing public facility and service capacities to
serve such development.
* Urban growth should next be located in areas already characterized by urban
growth that will be served adequately by a combination of both existing public
facilities and services and any additional facilities and services that are provided
by either public or private sources.
* Lastly, urban growth should be located in the remaining portions of the urban
growth areas.
7
2. BELLINGHAM AND ITS PROPOSED URBAN GROWTH AREA: CONSISTENT
WITH RECOMMENDED STATE OFM POPULATION PROJECTIONS FOR
WHATCOM COUNTY
POPULATION PROJECTIONS, RESIDENTIAL LAND SUPPLY AND
DEMAND ANALYSIS
POPULATION PROJECTIONS
The Bellingham City Council adopts a revised population projection for Bellingham and
its Final Urban Growth Area of 95,640 by the year 2015. The Council also
recommends monitoring population growth and OFM estimates during the ensuing five. .
years and review the assumptions as part of the Five Year Review.
The new figures in Table 1 update the 189,100 people projected for Whatcom County
for year 2010, used in Bellingham's adopted Comprehensive Plan. The new
projections establish 220,366 as the projected county population for year 2015.
Table 2 represents a population allocation to Bellingham consistent with past growth
trends and yields a projected population of 95,640 for Bellingham and its Urban
Growth Areas (UGAs) in the year 2015. This figure represents an increase of 9,140
people over the earlier projection of 86,500 and is based on assumptions that: 1)
Bellingham's incorporated population share would decline to 38% of the county total,
a share consistent with the earlier projected population share; 2) areas outside the
city limits, but within the Bellingham UGAs would retain an estimated 1995
population share of 5.4 %; and 3) the population inside Bellingham's FUGA in year
2015 would equal 43.4% of the total county population, an increase over the 41-%
population share assumed in earlier projections.
Updating the population growth to reflect the 1995 -2015 planning period yields a
total population growth over the next 20 years of 29,810 people. Table 3 illustrates
the effect on dwelling unit demand of the projected population, with a revised need
for 12,962 units, an increase of 3975 units over previous estimates.
N.
Table 1: State Office of Financial Management (OW and Property
Counselors Population Projections for Whatcom County Compared
with Draft County Comprehensive Plan Projections.
The projections used by the Whatcom County in their draft comprehensive plan are
within the range projected by Property Counselors (199 1) except for the year 2000
projection, which is slightly higher than the range. County projections are also within
the range projected by the State Office of Financial Management in 1995 for years
2000, 2010, and 2015.
0
1995
2000
2010
2015
Average
Annual
Growth
Property_..Counselors
(1991):
147,000
169,600
183,000
1.2016 ; ..
-Low
155,800
189,900
210,700
2.1%
- Medium
160,700
203,900
230,000
2.8%
-High
OFM (1995)
-Low
161,050
182,300
197,700
1.5%
- Medium
164,000
192,500
208,200
2.0%
High
167,200
203,900
224,900
2.6%
Whatcom County
Comprehensive Plan
148,300
163,735
199,592
220,366
2.4%
(1996)
The projections used by the Whatcom County in their draft comprehensive plan are
within the range projected by Property Counselors (199 1) except for the year 2000
projection, which is slightly higher than the range. County projections are also within
the range projected by the State Office of Financial Management in 1995 for years
2000, 2010, and 2015.
0
Table 2: Population Growth Projections*
(1) Source: U.S. Census
(2) Source: State OFM
(3) Source: Whatcom County. Planning Dept., 10/96
(4) Source: City of Bellingham Planning and Community Development Dept., 10/96
* This table uses Property Counselors projections for Bellingham (41 % of county -wide
population in 1990 down to 38% of county -wide population in 2010 and 2015) and
constant 5.4% of county -wide population in the UGAs.
Change for Bellingham + UGAs from previous projections used in 1995 Bellingham
Comprehensive Plan =
2010 - 81,000 to 86,623 = 5,623 additional population
2015 - 86,500 to 95,640 = 9,140 additional population
10
1990
1995
2000
2005
2010
2015
Ave.
Annual
Growth
Whatcom
(1)
(2)
(3)
(3)
(3)
(3)
County
127,780
148,300
163,735
180,777
199,592
220,366
2.4%
(1)
(2)
(4)
(4)
(4)
(4)
Bellingham
52,179
57,830
63,857
70,503
75,845
83,740
2.2%
% of
County
_
Total
41%
39%
39%
39%
38%
38%
UGAs
6,950
8,000
8,842
9,762
10,778
11,900
2.4%
% of
County
Total
5.4%
5.4%
5.4%
5.4%
5.4%
5.4%
Bellingham
+ UGAs
59,129
65,830
72,700
80,265
86,623
95,640
2.3%
% of
County
Total
46.4%
44.4%
44.4%
44.4%
43.4%
1 43.4%
(1) Source: U.S. Census
(2) Source: State OFM
(3) Source: Whatcom County. Planning Dept., 10/96
(4) Source: City of Bellingham Planning and Community Development Dept., 10/96
* This table uses Property Counselors projections for Bellingham (41 % of county -wide
population in 1990 down to 38% of county -wide population in 2010 and 2015) and
constant 5.4% of county -wide population in the UGAs.
Change for Bellingham + UGAs from previous projections used in 1995 Bellingham
Comprehensive Plan =
2010 - 81,000 to 86,623 = 5,623 additional population
2015 - 86,500 to 95,640 = 9,140 additional population
10
3. BELLINGHAM AND ITS PROPOSED URBAN GROWTH AREAS: PROVIDE A
RESIDENTIAL LAND SUPPLY THAT CAN- ACCOMMODATE SLIFFICIENT
DWELLING UNITS ,TO MEET POPULATION PROJECTIONS `
RESIDENTIAL LAND DEMAND AND SUPPLY
RESIDENTIAL LAND DEMAND
The Bellingham City Council finds that a residential /and supply within Bellingham and
the UGAs that can accommodate the dwelling unit demand of 12,962 is needed to
serve the new population projections, including land supply for an additional 25% of
the projected population growth, for a total 16,203 dwelling units. See Table 3.
Updated data on the residential land supply (Table 4) when compared with updated
demand figures (Table 3) shows a supply that could accommodate between 15,315
and 19,390 dwelling units and a demand for 16,203 units by year 2015. The
dwelling unit supply figure of 16,000 for Bellingham is an updated figure from the
1992 figure used in the Bellingham Comprehensive Plan. Population and housing
development added to the city between 1992 and 1995 are accounted for and
previously vacant land has been deleted from the inventory.
It is important to note that the updated dwelling unit demand figure of 16,203 units
reflects a 25% market factor as opposed to the comprehensive plan recommendation
of 50 %. The basis for this change in the staff recommendation is explained below.
HISTORY OF THE 50% RESIDENTIAL MARKET FACTOR
The 1995 Bellingham Comprehensive Plan identified a 50% market factor for
residential land to "avoid tightening of the urban land supply and rising housing
costs..." (Land Use Policy 19). This policy was based on the adopted County -wide
Planning Policies which also called for a 50% market factor (policy B -6). The
justification for the market factor was in part due to the fact that the State Office of
Financial Management (OFM), which provides population projections to counties to
be used in GMA planning, has historically under estimated population growth in
Whatcom County. OFM predicted a 2012 population for the county of 174,400 (or
1.66% average annual growth). Under assumptions used in the Comprehensive
Plan, Bellingham and the UGA's share of the county -wide population would go
from 46% in the 1990 census to 41 % in 2015. The 50% market factor was seen
as a way to compensate for the possibility that the county would experience higher
population growth rates than those projected by OFM and that Bellingham would
retain a larger share of the county -wide population.
11
New Information
Since the CWPPs and Bellingham Comprehensive Plan were adopted, OFM has Issued
revised population projections for Whatcom County. The new projections provide a
range for the County to use in GMA planning from 197,700 to 225,000 in 2015. The
county has chosen to use a figure of 220,366 which is at the upper end of the OFM
range and represents an annual growth rate of 2.4 %. This new figure is more .
reflective of recent growth rates and is therefore seen to be more accurate than the
old projection.
The share of the population growth allocated to Bellingham and its UGAs has also
increased. The new projection of 95,640 represents a 2.3% average annual growth
rate and 43.4% of the county -wide population in 2015.
Revising the Market Factor
The Bellingham City Council finds it is appropriate to reduce the market factor for
residential lands from 50% to 25 % at this time. This recommendation is based on the
following changes in circumstance from the time the comprehensive plan was drafted:
1. OFM has provided a significantly higher population growth projection for the
county (197,700 to 225,000 as opposed to the old projection of 174,400).
2. The County is now using 220,366 population in 2015, a number at the
upper end of the range provided by OFM.
3. The 2015 share of county -wide population growth allocated to Bellingham
and its UGA's has increased from 86,500 (41 %) in the comprehensive plan to
95,640 (43.4°/x).
4. City and county staff have recommended eliminating the 50% market factor
from the new version of the County -wide Planning Policies.
Residential Land Supply
In order to accurately determine the likely supply of residential land, the Bellingham
City Council has determined that the supply of residential land available to meet the
demand, should be reduced by 26% for land attributed to meeting infrastructure
needs and addressing environmental constraints.
This is consistent with the recommendations of the joint citylcounty Land Supply
Methodology Panel which found that 26% is the appropriate reduction in the gross
land supply to account for such factors as infrastructure requirements, environmental
constraints, and parks, open space, schools, chtmohes and other non - residential uses
often located on residentially zoned land.
12
The Council further determined that the gross supply of residentlal land must be
reduced by a range. of 5% to 25% for land which .will not be available for residential
development during the planning period.
This reduction is also consistent with the recommendations of the Land Supply
Methodology Panel and accounts for the following five factors:
1J land held of the market by owners not interested in d6veloping or
selling;
2) effect of parcelization and smaller parcel size on ability to attain
zoned density;
3) financing or marketing decisions that reflects owners desire to,;. .
develop at lower than allowed density;
4) cost of infrastructure that may delay entry of some areas into the
marked
5J recent data showing that Bellingham subdivisions are being
developed at around 75% of zoned density.
The effect of these reductions in the residential land supply are shown in Table 4.
Table 3: Dwelling Unit Demand
Year
Projected
Population
Growth
New Dwelling
Unit Demand
Dwelling Units to Plan For
Based on 25% Market
Factor
1995 -2000
6,870
2,987
3,734
2000 -2005
7,565
3,290
4,113
2005 -2010
6,358
2,765
3,456
2010 -2015
9,017
3,920
4,900
TOTALS
29,810
12,962
16,203
Source: City of Bellingnam Planning and Community Development Dept., 10/56
13
Table 4: Dwelling Unit Supply Information for Bellingham and UGAs
1. See explanation of the five other factors affecting land supply.
2. ,information based on 1995 vacant land survey and 1992 -1995 absorption data.
3. Dwelling unit capacity in the Northern UGA has been updated to include proposed additions to the
Interim Urban Growth Area, including the King Mt. expansion area (Map 12) and the Northwest /Aldrich
expansion area (Map 8).
4. Net dwelling unit capacity in the Yew Street UGA reduced by an additional 30% by the Land Supply
Methodology Panel due to steep slope conditions which. may further limit dwelling unit potential.
ENCOURAGING RESIDENTIAL DEVELOPMENT IN URBAN AREAS
Future residential development is encouraged in urban areas where adequate public
facilities and services are available or can be provided in an efficient manner and
discourages the conversion of undeveloped land into sprawling low density
development in Bellingham's Urban Growth Area. See Visions for Bellingham goals,
City Planning Goals, Whatcom County Comprehensive Plan Goals, Urban Fringe
Subarea Comprehensive Plan -Land Use Element, Section IV. Comprehensive Plan
Designations and Policies 1.01 - 4.32
The City Council finds that it is appropriate to continue to develop regulatory
approaches that al encourage a variety of densities and housing choices; b) offer
incentive and opportunities for redevelopment and infill; c) provide for transfers of
density from environmentally sensitive areas to areas capable of accommodating more
growth and higher densities; and dl provide opportunities to earn increased densities
14
Gross
Net Unit Potential
Net Unit Potential After 5%
Dwelling Unit
After 26%
to 25%
Reduction
for Other
Potential
Reduction for
Factors'
Under
Infrastructure
Existing
Needs &
Zoning
Environmental
Constraints
-
5%
15%
25%
Bellingham
16,0002
11,840
11,250
10,060
8,880
Northern UGA
10,1903
7,540
7,160
6,410
5,655
Geneva UGA
710
520
490
440 _
390
Yew Street
1,190
5204
490
440
390
UGA
TOTAL UNITS
28,090
20,420
19,390
17,350
15,315
1. See explanation of the five other factors affecting land supply.
2. ,information based on 1995 vacant land survey and 1992 -1995 absorption data.
3. Dwelling unit capacity in the Northern UGA has been updated to include proposed additions to the
Interim Urban Growth Area, including the King Mt. expansion area (Map 12) and the Northwest /Aldrich
expansion area (Map 8).
4. Net dwelling unit capacity in the Yew Street UGA reduced by an additional 30% by the Land Supply
Methodology Panel due to steep slope conditions which. may further limit dwelling unit potential.
ENCOURAGING RESIDENTIAL DEVELOPMENT IN URBAN AREAS
Future residential development is encouraged in urban areas where adequate public
facilities and services are available or can be provided in an efficient manner and
discourages the conversion of undeveloped land into sprawling low density
development in Bellingham's Urban Growth Area. See Visions for Bellingham goals,
City Planning Goals, Whatcom County Comprehensive Plan Goals, Urban Fringe
Subarea Comprehensive Plan -Land Use Element, Section IV. Comprehensive Plan
Designations and Policies 1.01 - 4.32
The City Council finds that it is appropriate to continue to develop regulatory
approaches that al encourage a variety of densities and housing choices; b) offer
incentive and opportunities for redevelopment and infill; c) provide for transfers of
density from environmentally sensitive areas to areas capable of accommodating more
growth and higher densities; and dl provide opportunities to earn increased densities
14
for developments which address. 1) excellence In building and site design. 2) on -site
livability, 31 compatibility with ,existing neighborhood development, 4) housing
affordability, 5) other specified community objectives.
4. BELLINGHAM AND ITS PROPOSED URBAN GROWTH AREAS CONTAIN
SUFFICIENT DEVELOPABLE COMMERCIAL AND INDUSTRIAL ZONED LAND TO
MEET PROJECTED DEMAND
INDUSTRIALMOMMERCIAL LAND SUPPLY AND DEMAND ANALYSIS
COMMERCIAL AND INDUSTRIAL LAND DEMAND
The 1995 Bellingham Comprehensive Plan includes the results of several recent land
demand studies. and a State Department of Community, Trade and Economic
Development ( DCTED) method for determining Bellingham's demand for commercial
and industrial land during the 20 -year planning period.
The studies looked at county -wide demand, so revisions were necessary to determine
Bellingham's share of the overall projected land demand. Bellingham had 33% of the
developed commercial and industrial land in Whatcom County in 1992 when the land
analysis for the comprehensive plan occurred. We now believe that over the next 20
years, Bellingham's share of county -wide commercial and industrial development will
increase to a level commensurate with our share of the county -wide population
(43.496). This change in assumption is necessary because: Bellingham has the utility
capacity and the road network to support new development; GMA requires urban
growth occur in urban areas; the city is adding over 1,000 acres of industrial land to
its UGAs; it is important to improve on our jobs /housing balance; evidence from the
Chamber .of Commerce and the Economic Development Council stating that the
majority of the contacts they receive from companies looking to either expand or
relocate to Whatcom County want to be in the Bellingham area.
The land demand studies each used different employment growth projections and
employee per acre ratios, so the results vary significantly. An average of the results
of all of the studies provides a mid -range demand estimate for commercial and
industrial land in the Bellingham urban area of approximately 1,250 acres. Adding
reasonable. market factors of 50% for industrial and 25% for commercial means that
the city should have approximately 1,700 acres of developable commercial and
industrial land.
The DCTED method yields similar results. This method looks the amount of developed
commercial and industrial acres per thousand population a community has and
projects land demand into the future based on expected population growth. For
example, Bellingham and the Interim UGA had 33.4 acres of developed commercial
and industrial land per 1,000 population in 1992 when this analysis was done for the
15
Bellingham Comprehensive Plan. Using this same 33.4 acre figure multiplied by
expected population growth of 29,800 equals approximately. 1,000 acres of land
absorbed during the planning period. When market. factors of 50% for Industrial and
25% for commercial are added, the developable land supply necessary to meet
demand equals approximately 1,400 acres.
COMMERCIAL AND INDUSTRIAL LAND SUPPLY
The supply of commercial and industrial land in Bellingham and the UGAs was
analyzed starting in 1992 with the development of the. comprehensive plan. It was
determined early in the process that additional land zoned for industry was needed to
address stated goals dealing with a diversified economy and encouraging family wage
jobs. City staff identified five potential areas which were the subject of a
Supplemental EIS (SEIS) to determine suitability of adding these areas to the UGAs
and zoning them for industrial uses. After review of the SEIS, four of the areas,
totalling nearly 900 acres are recommend ed,for. inclusion in the UGA and rezoned'to
Light Impact Industrial. In addition, the city has identified over 250 acres of land
currently within the IUGA that are suitable for rezone to industrial. The results of this
work on commercial and industrial land supply is summarized in Table 5 and Table '6.
These tables show that Bellingham and the proposed UGAs contain a land supply
of 2,252 acres after. reductions for environmental constraints. The supply-is further
reduced by 25% for areas likely to be devoted to infrastructure. The result as shown
in Table 6 is a net supply of 1,689 acres of commercial and industrial land. This
figure assumes that. SETS Study Areas 1 -4 are added to the UGA and zoned for
industrial uses.
The conclusion of the Bellingham City Council is that with the addition of SETS Study
Areas 1 -4, there exists a proper balance between demand for commercial and
industrial land and the available supply. The Council recognizes that periodic update
and analysis based on the latest supply and demand information is necessary to
ensure that a sufficient base of developable land is available to accomplish stated
community economic development and diversity goals found in the Bellingham
Comprehensive Plan. Therefore it is recommended that the UGA be reviewed every
at least every five years to respond to new information and changes in the supply and
demand.
It is also the city's intent to provide and maintain a service capacity for a 5 -year
supply (plus market factor) of serviced commercial and industrial land. Also the city
intends to be proactive in providing commercially and industrially zoned land in a
serviced, ready to build condition, while also encouraging private development to
extend services to individual sites.
The Council further finds that zoning regulations for industrial areas in the UGAs
should be limited to industrial uses. No retail or other non - industrial related
office /service uses should be permitted (SEIS areas). It is recognized that interlocal
16
service agreements with special purpose districts or other municipalities may be
appropriate on an interim basis in order to meet the need for development ready
industrial sites for the production of family wage Jobs. These agreements should
establish time frames for annexation so that city services and facilities can be
financed and special purpose districts . can plan for transition of services.
Interlocal agreement(s) with affected fire districts should address issues Including, but
not limited to: 1) financing for capital facilities and services, 2) transidoifof services
from district to city, 3) timing of annexations, 4) impacts of annexations on both the
City's and Districts ability to provide efficient and reliable fire and emergencymedical
protection services, and 5) need for master planning for future facilities and services
inside the city, inside the city's UGA, and in the remaining portions of the districts.
Toward this end the city has met on several occasions with three fire districts most.: _
affected by designation of UGAs (Fire Districts 2, 4, and 8). Negotiations continue
on issues related to timing of annexations, impacts of annexations on both the city's
and the .district's ability to provide efficient and reliable fire and emergency medical
services, and the need for comprehensive planning for future facilities and services.
Table 5.- Commercial and industrial Land Supply in Bellingham and UGAs
(1) Gross vacant acres have been reduced to account for areas with known environmental constraints.
(2) Does not include land in the Airport Operations zone, which is not readily available for many kinds of
industrial development.
(3) Includes the rezone of 262 acres to Industrial and inclusion of 30 acres zoned GC in Map 4B.
(4) Includes SEIS Study Areas 1 -4 recommended for inclusion in Bellingham's FUGA.
(5) Developable acres in the SEIS study areas reduced from 17% to 32% for Identified environmental
constraints.
17
Existing
Acres 10/96
Proposed
Acres
Vacant and
Unconstrained (1)
Bellingham
2,934
2,934
817
UGAs
1,208(2)
1,500(3)
755
SETS Study
Areas
860(4)
680(5)
TOTALS
4,142
5,294
2,252
(1) Gross vacant acres have been reduced to account for areas with known environmental constraints.
(2) Does not include land in the Airport Operations zone, which is not readily available for many kinds of
industrial development.
(3) Includes the rezone of 262 acres to Industrial and inclusion of 30 acres zoned GC in Map 4B.
(4) Includes SEIS Study Areas 1 -4 recommended for inclusion in Bellingham's FUGA.
(5) Developable acres in the SEIS study areas reduced from 17% to 32% for Identified environmental
constraints.
17
Table 6: Vacant Commercial and Industrial Land in Bellingham and UGAs
(1) Includes estimates of developable land from SEIS Study Areas 1 -4 which are
recommended for inclusion in the FUGA. Does not include land in SEIS Study :Area
5, which is recommended to retain residential zoning.
BELLINGHAM'S PROPOSED URBAN GROWTH AREAS
BELLINGHAM'S PROPOSED NORTHERN URBAN GROWTH AREA
As noted above, Bellingham's proposed Northern Urban Growth Area is part of
Whatcom County's Urban Fringe Subarea (Subarea). This Subarea is located north
of the current city limits contains over 29,000 acres. The Subarea is bounded by the
Slater and Smith roads to the north, the City of Bellingham and Bellingham Bay to the
south, the Mission Road to the east and the Lummi Indian Reservation to the west.
(See Map C: Whatcom County Urban Fringe Subarea) A portion of the Urban Fringe
Subarea totalling 4,898 acres has been in Bellingham's Urban Service Area since
1995, and is generally characterized by urban zoning and development. The Urban
Service Area includes areas zoned for residential development at urban densities
encompassing Urban Residential (UR3), (UR4), Urban Residential Medium (URM6),
(URM12), and (URM18) zoning designations. Some low density residential areas
located adjacent to existing urban areas and development receive city water services,
and are on roads that serve industrial and commercial areas. These areas are zoned
at Rural Residential (13131) (allowing one dwelling unit /acre) and Rural (132A) (allowing
two acres per one dwelling unit), and Rural (135A) allowing one dwelling unit /acre and
lie outside the 1985 Urban Service Area.
HE:
Vacant and
Less 25%
Net Supply of
Unconstrained
for
Vacant
Commercial and
infrastruc-
Commercial
Industrial Acres
ture Needs
and Industrial
Acres
Bellingham
817
204
613
UGAs
755
189
566
SEIS
Study
680
170
510
Areas m
TOTAL
2,252
563.
1,689
(1) Includes estimates of developable land from SEIS Study Areas 1 -4 which are
recommended for inclusion in the FUGA. Does not include land in SEIS Study :Area
5, which is recommended to retain residential zoning.
BELLINGHAM'S PROPOSED URBAN GROWTH AREAS
BELLINGHAM'S PROPOSED NORTHERN URBAN GROWTH AREA
As noted above, Bellingham's proposed Northern Urban Growth Area is part of
Whatcom County's Urban Fringe Subarea (Subarea). This Subarea is located north
of the current city limits contains over 29,000 acres. The Subarea is bounded by the
Slater and Smith roads to the north, the City of Bellingham and Bellingham Bay to the
south, the Mission Road to the east and the Lummi Indian Reservation to the west.
(See Map C: Whatcom County Urban Fringe Subarea) A portion of the Urban Fringe
Subarea totalling 4,898 acres has been in Bellingham's Urban Service Area since
1995, and is generally characterized by urban zoning and development. The Urban
Service Area includes areas zoned for residential development at urban densities
encompassing Urban Residential (UR3), (UR4), Urban Residential Medium (URM6),
(URM12), and (URM18) zoning designations. Some low density residential areas
located adjacent to existing urban areas and development receive city water services,
and are on roads that serve industrial and commercial areas. These areas are zoned
at Rural Residential (13131) (allowing one dwelling unit /acre) and Rural (132A) (allowing
two acres per one dwelling unit), and Rural (135A) allowing one dwelling unit /acre and
lie outside the 1985 Urban Service Area.
HE:
Four general areas within the Urban Fringe Subarea are zoned for industrial
development and include Heavy Impact Industrial-41-110, Light Impact Industrial (LII),
General Manufacturing (GM), Gateway Industrial (GI) and Airport Operations (AO).
Four other areas are zoned for commercial development and include General
Commercial (GC) and Tourist Commercial (TC) zoning.
The major transportation corridors through this northern subarea include: Interstate -5,
Guide Meridian, Mount Baker Highway, (state highways); Bakerview Road, Hannegan,
Northwest, Slater Road, and Smith Road and all are designated to carry in excess of
10,000 vehicles per day. Other roads linking.major arterials with urban development
within the city limits and portions of the proposed Northern Urban Growth Area
include: Telegraph Road, Aldrich Road, Marine Drive, Bennett Drive, Pacific Highway,
James Street, and Britton Road.
Water and sewer services to the area are provided by the City of Bellingham, Water
Districts 2 and 7, and several small water associations. Police protection is provided
by the Whatcom County Sheriff's Office, fire protection by Fire Districts #8, #4, and
#3 and by Bellingham Fire Department through Mutual Aid Agreements. Bellingham
School District serves the major portion of the Subarea. Meridian School District and
Mount Baker School District also provide service to small portions of the Subarea.
PROPOSED CHANGES TO BELLINGHAM'S IUGA - NORTHERN URBAN GROWTH AREA
Over 1,700 acres of residential land within Bellingham's existing Interim Urban
Growth Area are proposed for increased density, primarily through application of a
new Whatcom County Urban Residential Mix (UR -MX) zoning district that incorporates
density and dwelling unit type options.
1. Recommend Adoption of a new Whatcom County zoning District:
Urban Residential Mix Land Use Designation for Bellingham's
Northern UGA
The following description of the Urban Residential Mix Land Use Designation,
and its policies, uses, and locadonal criteria are recommended for five planning
areas in Bellingham's northern Urban Growth Area, to be incorporated into the
revised Urban Fringe Subarea Plan. (See Map Packet: Areas Proposed for
Bellingham's Final Urban Growth Area: -MAPS 2, 8, 12, 13, and 16)
A. Base Density - Development allowed to occur at 4 du /acre or
about 10,000 sf /unit (10,890 sq. ft. /unit)
19
B. Density bonuses - achieved using performance criteria for cluster
development found in Bellingham Subdivis /on Ordinance can
increase density up to 7 du /acre or about 6200 sq. ft. /unit (6,223
sf /unit)
C. Transfer of Development Rights (TDRs) - can be used to further
increase the number of units up to 10 du /acre or 4,356 sf /unit
upon City adoption of a TDR Ordinance, and approval as part of
a Planned Contract;
Site Size and Provision for Multi- Fam//v Development. Degree of sing/e-
family /multi - family mix should be based on site size rather than on defined
"neighborhood" boundary.
A. Single- Fami /Y -
7. Under two acre size parcels limited to single
family development
2. Minimum lot size for SF development at 4, 000
sf /unit. Attached units and zero lot line
options may be considered where severe
environmental constraints are present.
B. Multi - Family
7. Two or more acre site size allowed to de ve /op
25% of a/ /owed units as multi-family dwelling
unit types.
2. No minimum lot size for multi-family
development except as defined by setbacks,
parking, open space, height, and other
development regulations. Total number of
mu /ti- family units limited to 25% of dwelling
units a/ /owed on the entire site.
3. Planned Review process for
developments /sites including multi- family
units. Exclude requirement for automatic 25'
setback look at overall open space needs and
incorporate appropriate setbacks.
20
Allow neighborhood type commercial uses listed in the draft UR -MX zones,
except taverns. Restaurants and coffee shops should also be allowed (no drive -
through facilities).
A. Site size /shop size
7. Commercial uses should be clustered in a
single center no larger than 2 acres; Floor area
of any one use may not exceed 2,500 sf.
B. Location of centers
1. Fronts on arterial or collector street: OR
2. is adjacent to a public square or neighborhood
park; AND
3. is no closer than 1 mile from existing
commercial center /other commercial use, or
commercial zone (city, Neighborhood
Commercial criteria).
C. Site Criteria
1. Incorporate the site criteria in the draft UR -MX
zone MCC 20.24.132, section 7). On-
street parking maybe counted toward
meeting the required parking and would not
count against the 2 -acre maximum site area.
D. Process to Establish Commercial Centers
1. Conditional Use permit approval with public
notice and hearing before Hearings Examiner
(county) or Board of Adjustment (city). Upon
approval of an appropriate site, the full range
of permitted uses will be allowed, subject to
meeting all site design criteria.
Include the following UR -MX policies and locational criteria in the Urban Fringe
Subarea Plan.
21
Urban Residential Mixed
2.16 It is the purpose of this zoning 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 densities and 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 Location/ Criteria
Areas appropriate for Urban Residential - Mixed (UR -MX) designation include
the following:
2.17.1 Land areas within the City of Bellingham's urban growth area that
are of sufficient size to adequately accommodate the projected
demands forresidentiai, commercial, and transportation andpubiic
uses for the twenty year planning period.
2.77.2 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.
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 Urban Growth Area. 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- residentiaiuses; with
at least 4 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 allowed on any site.
22
Z22 Special consideration shall be given to site design for a# 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 developmentshould 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 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.
2. Recommend Adoption of Proposed Residential Land Use
Designations for Bellingham's Northern Urban Growth Area
The following land use designations are recommended for residential portions of
Bellingham's Northern Urban Growth Area to be incorporated into the revised Urban
Fringe Subarea Plan.
This Summary of City Council Recommended Zoning for Bellingham's
northern Urban Growth Area lists the Neighborhood Planning Areas, a
description of the neighborhood and acreage of the entire neighborhood.
Smaller planning AREAS within the neighborhoods are identified along with
their acreage and proposed zoning designation. (See Map Packet, Areas
Proposed for Bellingham's Final Urban Gro wth Area: MAPS 1, 2, 3, 6, 8, 9,
11, 12, 13, 15, 16, 17) .
23
MAP 1. SHORELINE INDUSTRIAL AREA - This planning area, located adjacent to
Bellingham's city limits and Bellingham Bay, comprises approximately
291 acres. Land uses include both- industrial and residential. Urban
Residential (UR4) zoning (allowing four dwelling units per acre) is
recommended for Area 4 in part because of: 1) the area's characteristic
residential pattern of development; 2)existing sewer and water services
to the area; 3) opportunity for inf ill development on larger lots; 4)
proximity to existing residential development at 7,500 sq. ft. per unit in
the city's Birchwood Neighborhood; and 5) proximity to existing
employment and shopping centers;
Area Acres Zoning Designation
4 25 UR-4
MAP 2. AIRPORT/ MARINE DRIVE MIXED USE AREA - This planning area,
located to the northwest of the city, adjacent to Bellingham Bay and
south of Bellingham International Airport, comprises approximately 240
acres. Urban Residential (UR3) is recommended for properties impacted
by the airport. This zoning is consistent with the Port's Re -Use Plan and
general agreements with property owners and residents in the three
residential areas.
Area Acres Zoning Designation
1 28 Urban Residential (UR3)
2 28 Urban Residential (UR3)
3 65 Urban Residential (UR3)
MAP 3. BENNETT DRIVE RESIDENTIAL AREA - This area, located generally
between Bellingham's Birchwood neighborhood and Bellingham
International Airport, comprises approximately 276 acres. Bennett Drive,
a major truck route linking Interstate -5 with the industrial areas to the
south in the Shoreline Industrial Area, also provides access to residential
areas on both sides of Bennett, as well as to residential streets serving
the neighborhood.
The Urban Residential Mix (UR -MX) designation is recommended for
Areas 1, 1 A, and 4. Although the UR -MX designation attempts to
provide for a mixture of multi - family into single family areas, in this
neighborhood, the multi - family component is not recommended for Areas
1 and 4. Further multi - family development in these area is discouraged
in part because of: 1) the area's characteristic pattern of residential
24
development and significant number of existing multi - family development
already in the area; 2) proximity to. the airport and adjacent industrial
areas and the potential impact from noise, odors, glare and Increased
traffic; 3) the potential impact from increased student population on
Alderwood School and other schools in the general area;
Area 1 A, is recommended for the UR -MX designation in part because of
1) its size and location to the URM18 designated area, ande`xisting large
scale multi - family development; 2) direct access to Bennett Drive and
McLeod Road (unimproved); 3) opportunity for some infill adjacent to a
major transportation corridor; 4) the multl- family component would be
permitted as a conditional use.
With recent changes considered by Council for the UR -MX zone, Area 2, .
is recommended to retain its medium density multifamily designation.
This area includes 31 acres currently zoned URM -18, allowing 18
dwelling units /acre. Language is the plan promotes design that respects
adjacent single family through use of buffers, location of ' access ' to
multifamily and building types compatible with single family development
where adjacent.
Area Acres Zoning Designation
1 188 Urban Residential -Mix (No multi - family development.
This area would not be a receiving zone for Transfer
of Development Rights))
1A 3 Urban Residential -Mix
2 34 Urban Residential Medium (URM18)
4 52 Urban Residential -Mix (No multi- family development.
'this area would not be a receiving zone for Transfer
of Development Rights)
MAP 6. WEST BAKERVIEW /1 -5 INTERCHANGE AREA - This planning area,
located adjacent to the city limits and west of Interstate -5, comprises
approximately 135 acres. West Maplewood Avenue bisects the
southwest portion of the area. This area is recommended to retain the
existing Urban Residential Medium (URM18) zoning designation, which
allows 18 units to the acre, in part because of: 1) a long history of
residential multi zoning for the area, and significant multi - family
development which already characterizes the area; 2) proximity to
existing employment and shopping centers; 3) existing sewer and water
service to the general vicinity; 4) opportunity to encourage development
of pedestrian access to convenient shopping and employment centers.
25
Language in the Urban Fringe Subarea Plan encourages design that
respects adjacent single family located adjacent to Bellingham city limits,
through use of buffers, location of access to multifamily and building
types compatible with single family development where adjacent to
arterials.
Area Acres Zoning Designation
4 14 Urban Residential Medium (URM18)
MAP S. NORTHWEST /ALDRICH RESIDENTIAL AREA -This planningarea, located
generally north of the city limits and west of Cordata PUD, in the vicinity
of Northwest Avenue and Aldrich Road, comprises approximately 461
acres.. Larrabee Road links Northwest Avenue to Aldrich Road. The
Urban Residential Mix zoning designation is recommended for all three
residential areas to provide a range of densities and dwelling unit types
while maintaining an overall single family character and property values
for the larger neighborhood, recognizing: 1) existing sewer and water in
the area or adjacent to the area; 2) proximity to significant employment
and shopping centers; 3) encouragement of pedestrian access to
shopping and employment centers, 4) provide an opportunity for
neighborhood commercial nodes to develop through a conditional use
process to serve the neighborhood.
Area Acres Zoning Designation
1 170 Urban Residential -Mix
2 152 Urban Residential -Mix (This area has been reviewed
in the City's Supplemental EIS, and identified as SETS
Area #5.)
3 124 Urban Residential -Mix
MAP 9. CORDATA PUD - This planning area, located north of Horton Road and
the city limits, referred to as Cordata Business Park, Planned Unit
Development, (PUD) Stage 2, comprises approximately 282 acres. Of
those acres, 149 acres are designated residential, and of the 149 acres,
approximately 47.8 are designated residential with option to develop as
industrial.
As a PUD, Cordata is regulated by the Cordata Master Plan as revised.
The East/West Connector, proposed to link Slater Road and Interstate -5
with Guide Meridian is intended to traverse the area and provide access
to residential and industrial roads serving the larger area.
26
Area Acres Zoning Designation
149 PUD, Cordata Master Plan, as revised
MAP 11. EAST GUIDE HIGH DENSITY RESIDENTIAL AREA - This planning area,
located adjacent to the city limits on the northeast and adjacent to one
of the fastest growing commercial and industrial employment areas in
the city, comprises approximately 98 acres. Area 1 is recommended to
retain its URM18 zoning designation in part because of: 1) long history
of URM18 zoning; 2) proximity to significant multi - family development
recently annexed to Bellingham; 3) the area's location between high
density developments and areas zoned for less intensive residential
densities; and 4) good access to public transit, arterial routes of travel,.
and commercial services and employment centers;
Area 2, identified as an expansion area, is also recommended for the
URM 18 zoning designation, because of 1) ownership patterns;
2)opportunity for infill adjacent to major employment and shopping
centers; 3) good access to potential public transportation and arterial
routes with the opportunity to extend Kellogg Road through to James
Street on the east, and 4) opportunities for clustering, including
protection of sensitive areas, open space, drainage and incorporation of
nature features in site design.
Area Acres Zoning Designation
1. 77 Urban Residential Medium (URM 18)
2. 21 Urban Residential Medium (URM 18)
MAP 12. KING MOUNTAIN RESIDENTIAL AREA - (recommended residential
expansion area) This area, located east of 1 -5 and Guide Meridian,
includes the crest of and most of the southern half of King Mountain.
The area comprises approximately 229 acres. The area is recommended
for the Urban Residential Mix zoning designation in part because: 1) of
existing urban patterns of development close to employment and
shopping centers; 2) existing water service to the area; 3) an opportunity
for open space planning in conjunction with residential development; 4)
access to an expanding arterial net work including the proposed
extension of Kellogg Road to James Street through this area; 5) ability
to provide a range of densities and dwelling unit types while maintaining
an overall single family character and property values for the larger
neighborhood, 6) potential for encouraging development of pedestrian
access to convenient shopping and employment centers, and 7)
27
opportunity for neighborhood commercial nodes to serve the larger
neighborhood.
Area Acres Zoning Designation
229 Urban Residential Mix (UR -MX)
MAP 13. EAST BAKERVIEW /JAMES RESIDENTIAL AREA This planning area,
located adjacent to the city limits in the vicinity of East Bakerview Road,
James Street, Telegraph Road, and East Bakerview Road, comprises
approximately 411 acres. King and Queen Mountains lying north of East
Bakerview Road form the visual backdrop for the area. The area is
recommended for the Urban Residential Mix zoning designation in part
because of: 1) existing pattern of residential development; 2) city water
and sewer serving portions of the area; 3) pockets of urban development
close to employment centers at Bakerview /Hannegan industrial, and.
Sunset Mall, 4) an opportunity for open space planning; 4) access to
expanding arterial network including proposed extension of Kellogg Road
to James Street would provide better circulation for the area and larger
vicinity; 5) ability to provide .a range of densities and dwelling unit types
while maintaining an overall single family character and property values
for the larger neighborhood, 6) potential for encouraging development of
pedestrian access to convenient shopping and employment centers,
including an opportunity for neighborhood commercial nodes.
Area Acres Zoning Designation
341 Urban Residential Mix (UR -MX)
MAP 15. DEWEY VALLEY RESIDENTIAL AREA This planning area, located north
of the city limits and of East Bakerview Road, East of Hannegan Road,
comprises approximately 245 acres. Portions of Mount Baker Highway
form the area's southeastern boundary. The Urban Residential (UR4)
allowing 4 units per acre, is recommended for this area in part because
of: 1) the areas long history of UR4 zoning, and pattern of residential
development in the area; 2) the areas ability to serve as an urban
residential area between industrially zoned land to the south and west
and the rural residential areas of Dewey Valley; 3) recommendation
reflects the predominant wishes of area property owners to prevent
further expansion of industrial uses north of East Bakerview.
W
Area Acres Zoning Designation
245 Urban Residential (UR4) *'(The City and County
Planning Commissions recommended UR -MX for this
area because of its. location to close industrial areas.)
MAP 16. BRITTON /BAKER RESIDENTIAL AREA - This planning area, located north
and east of the city limits and south of Mount Baker Highway, comprises
approximately 373 acres. The Urban Residential Mix designation is
recommended for this area because of: 1) existing pattern of
development, including. two large subdivisions in the area; 2) existing
water and sewer serving the area; 2) opportunity to provide a range of
densities and housing types while maintaining an overall single family
character, 3) proximity to employment centers such as.
Bakerview /Hannegan industrial area; and 4) an opportunity for
neighborhood commercial nodes to serve the vicinity.
Area Acres Zoning Designation
1 347 Urban Residential Mixed (UR -MX)
2 26 Urban Residential Mixed (UR -MX)
MAP 17. BRITTOWHILLSDALE RESIDENTIAL AREA - This planning area, located
adjacent to the city limits both east and west of Britton Road, and in the
Lake Whatcom Watershed, comprises approximately 344 acres. The
Urban Residential (UR3), three dwelling units /acre, is are recommended
because of: 1) protection for the Lake Whatcom Watershed; 2) existing
sewer and water services in the area; 3) opportunity to require cluster
development as a method of protecting wetlands, and providing better
site design, and protecting the watershed. Note: This is an area where
increased development standards and watershed protection regulations
should be employed.
Area Acres Zoning Designation
340 Urban Residential (UR3)
3. Recommend Adoption of Proposed Industrial and Commercial Land
Use Designations for Bellingham's Northern Urban Growth Area
This Summary of the City Council's recommended zoning for Bellingham's
Northern Urban Growth Area lists the Neighborhood Planning Areas. Smaller
29
planning AREAS within the neighborhoods are identified along with their
acreage and proposed zoning. (See Map Packet, Areas Proposed for
Bellingham's Final Urban Growth Area, MAPS 1, 2, 4, 5, 6, 7, 9, 10, 14).
MAP 1 SHORELINE INDUSTRIAL AREA - This planning area, located adjacent to
Bellingham's city limits and Bellingham Bay, comprises approximately
.291 acres. Both industrial and residential land uses make up this area.
Heavy Impact Industrial and Light Impact Industrial zoning designations
are recommended for this area in part because of: 1) long history of
industrial zoning and existing industrial development in the area; 2)
Bennett Drive, a major truck route, serves the area, linking the industrial
activities Bellingham International Airport, Burlington Northern Railroad,
and Interstate -5.
Some commercial uses are located at the intersection of Bennett Drive;..
and Marine Drive. Neighborhood Commercial zoning is recommended for
approximately 2 acres located between Cement Plant Road and Marine
Drive in part because of 1) proximity of existing commercial uses and
activities in the area; 2) opportunity for infill of buildings currently empty;
and 3) proximity to employment centers and residential areas;
AREA ACRES ZONING DESIGNATION
1A
11
Heavy Impact Industrial
113
50
Heavy Impact Industrial
1C
45
Heavy Impact Industrial
2A
47
Light Impact Industrial
2B
12
Light Impact Industrial
2C
9
Light Impact Industrial
3
2
Neighborhood Commercial
MAP 2. AIRPORT/MARINE DRIVE MIXED USE AREA - This planning area, located
adjacent to Bellingham Bay and south of Bellingham International Airport,
comprises approximately 240 acres. Light Impact Industrial designation
is recommended for properties impacted by the airport and located
adjacent to the Port of Bellingham property. Airport Operations is
recommended for properties owned by the Port and identified in the
Airport Master Plan (update). This zoning is consistent with the Port's
Re -Use Plan and general agreements with property owners and residents
in the area.
9W
AREA ACRES ZONING DESIGNATION
4 36 Light Impact Industrial (LII)
4A 14 Light Impact Industrial (LII)
5 69 Airport Operations (AO) Note: AO zoned areas have
not been counted as developable industrial land. This
land is restricted . to airport related uses and is not
generally available for most industrial uses.
MAP 4. AIRPORT GATEWAY /OPERATIONS AREA - This planning area, located
northwest of the city limits is a gateway to Bellingham from the north
both visually and geographically. The area comprises approximately 1113
acres. Airport Operations (AO) and Light Impact Industrial_(LII) are.
recommended for this area. Bellingham International Airport makes up'`
the majority of this planning area. The Airport Operations (AO) zoning
designation is recommended to be retained for the existing AO zone, and
Light Impact Industrial is recommended for the industrial areas already
zoned LII, and developed as industrial.
AREA ACRES ZONING DESIGNATION
1 893 Airport Operations
2 221 Light Impact Industrial
MAP 5. CURTIS ROAD INDUSTRIAL AREA - This planning area, located west of
Bellingham International Airport, comprises approximately 333 acres.
Curtis Road bisects the area in the western part. The Burlington Northern
rail line forms the area's western boundary. Light Impact Industrial is
recommended to be retained for the area because of 1) a long history of
industrial zoning, and industrial development in the area, including
Bellingham Stevedore Company, Canfor Wood Products, a boat building
firm, and industrial storage area; 2) portions of the area designated a
Foreign Trade Zone (FTZ) by the U.S. Government; 3) availability of city
water and sewer to the area; and 4) proximity to major transportation
facilities like the Bellingham International Airport Interstate -5, Burlington
Northern Railroad, and Interstate -5.
AREA ACRES ZONING DESIGNATION
333 Light Impact Industrial (LII)
31
MAP 6 WEST BAKERVIEW /1 -5 INTERCHANGE AREA - This planning area,
located adjacent to the city limits, Bellingham International Airport, and
west of Interstate -5, comprises approximately 135 acres. As a gateway
to Bellingham from the north, this area is recommended for Gateway
Industrial zoning because: 1 f as a "Gateway" to Bellingham from the
airport, the area is intended to convey a positive business image to the
traveling public. As such, uses which extend and complement the Light
Impact Industrial area to the west and the airport are encouraged; 2) a
recognized need for serviced industrial land adjacent to major
transportation corridors and facilities; 3) industrial uses allowed in the GI
zone are more likely to generate full time family wage jobs; 4) proximity
to major transportation related infrastructure suited for handling
industrial /truck traffic; and 5) need for large, serviced, ready to build
industrial parcels.
The Council recommends Gateway Industrial zoning for Areas 1, 2, and
3 with the following provisions: a) limit retail shop size to a maximum of
10,000s quare feet in Area 1 and Area 2; b) Area 3 shall have a 35,000
square foot limit on retail shops, except that, cI upon annexation' to
Bellingham, the area north of Barnes Road (unim between
Maple wood and Interstate -5 may be considered for increased retail shop
size above 35,000 upon approval by the City Council of a specific
development proposal as part of the Planned Development Contract
Re view Process.
AREA ACRES ZONING DESIGNATION
1 59 Gateway Industrial
2 21 Gateway Industrial
3 41 Gateway Industrial
MAP 7. 1 -5 INDUSTRIAL CORRIDOR This planning area, located east of
Interstate -5, comprises approximately 114 acres. Pacific Highway
provides easy access to the industrial sites and links Slater Road to the
north with West Bakerview Road.to the south. Light Impact Industrial
zoning is recommended to be retained in this area because: 1) long
history of industrial zoning and industrial development in the area; 2)
proximity to major transportation corridors, including Interstate -5, West
Bakerview Road, Airport Way, and Slater Road; and 3) existing water
services to the area;
AREA ACRES ZONING DESIGNATION
1 114 Light Impact Industrial
32
MAP 9. CORDATA PUD - This planning area is approximately 282 acres and has
20 acres designated for industrial uses, and another 48 acres designated
residential with an option for industrial development. Roadways, utilities,
open space and wetland protection and off site improvements are
addressed in the Cordata Master Plan, Conditions, Protective Covenants,
and amendment changes to the PUD. This area is recommended to retain
the PUD zoning designation and the underlying industrial zoning
designation.
AREA ACRES ZONING DESIGNATION
1 20 Industrial
48 Residential with Industrial option
MAP 10. GUIDE MERIDIAN MIXED USE AREA - This planning area comprises
approximately 362 acres and is located on both sides of Guide Meridian,
north of the city limits. Light Impact Industrial is recommended for this
area because of 1 ) a history of industrial zoning and industrial
development; 2) recognized need to provide adequate supply of industrial
land located adjacent to major transportation corridors, including Guide
Meridian, a major state highway, and other existing and proposed
arterials, including Horton Road, the east /west connector between Slater
Road to the west and Guide Meridian; 3) the desire to halt further
extension of commercial "strip" development patterns on the Guide
Meridian State route; and 4) plans to extend Slater Road to connect this
route to Interstate -5 and provide improved access for truck traffic,
avoiding congested areas to the south.
AREA ACRES ZONING DESIGNATION
1 120 Light Impact Industrial
2A 162 Light Impact Industrial
MAP 14. BAKERVIEW /HANNEGAN INDUSTRIAL AREA - This planning area
comprises approximately 574 acres and is located adjacent to the city
limits, north to Ross Road (unimp(oved), and on both sides of Hannegan
Road. East Bakerview Road extends through the area dividing into a
northern and southern section. This area is recommended for industrial
development because of 1) its long history as an Industrial Area, 2)
proximity to transportation corridors including East Bakerview Road,
Hannegan; 3) minimal environmental constraints, and 4) existing services
in the area.
33
Approximately two acres is zoned General Commercial and currently has
a service station and mini -mart on the property. This commercial use
serves the adjacent industrial area and residential neighborhoods in the
vicinity. The area is recommended to retain its commercial zoning.
AREA ACRES ZONING DESIGNATION
1
54
Light Impact Industrial
1A
32
Light Impact Industrial
113
7
Light Impact Industrial
2
200
General Manufacturing
2A
43
General Manufacturing
2B
46
General Manufacturing
4
30
Light Impact Industrial
3
3
General Commercial
4. Recommend Adoption of Industrial Land Use Designations
identified in Bellingham's Supplemental Environmental Impact
Statement (SEIS) Study Areas for Bellingham's Northern Urban
Growth Area.
This Summary of City Council Recommended Zoning for Bellingham's Northern
Urban Growth Area lists the Neighborhood Planning Areas. Smaller planning
AREAS within the neighborhoods are identified along with their acreage and
proposed zoning designation. (See Map Packet, Areas Proposed for
Bellingham's Final Urban Growth Area: MAPS 14, 10, 4b, 4a).
SEIS AREA #1
MAP (14) HANNEGAN NORTH INDUSTRIAL AREA This area, located north of the
city limits, adjacent to Ross Road (unimproved), north of East Bakerview
Road, and on both sides of Hannegan Road, comprises approximately
200 acres, This area has been reviewed in Bellingham's Supplemental
Environmental Impact Statement (SEIS) and identified as SEIS Area #1.
This area is recommended for the General Manufacture zoning
designation, and industrial uses based on 1) its proximity to the existing
Bake rview\Hannegan Industrial Area, 2) major transportation corridors
34
serve the area, including Hannegan Road, East Bakerview Road, 3)
minimal environmental constraints, and 4) existing services within the
vicinity.
This general area has been recommended for inclusion in Bellingham's
Urban Growth Area, based in part on an analysis of Bellingham' industrial
land supply, some existing industrial uses in the area, adjacent utilities,
location on two major transportation corridors, and-the need for
additional industrial sites to diversify the area's economy and improve a
jobs /housing balance in and around Bellingham.
AREA ACRES ZONING DESIGNATION
160 General Manufacturing (GM) (Uses shall be limited
to industrial; no retail or other non - industrial related
office /service uses shall be permitted
SEIS AREA #2:
MAP 10. GUIDE MERIDIAN MIXED USE AREA This area, located north of the city
limits generally between Kline and Kelly Roads, comprises approximately
80 acres. It is the least physically and environmentally constrained of all
the areas studied in the SEIS. Its main limitation is the lack of an
alternative transportation link to Interstate -5 other than Guide Meridian.
It would be very desirable to make the Slater /Kline connection to 1 -5
from this area, offering an east /west alternative. Development of this
area should contribute to the cost of providing this improvement. Light
Impact Industrial is recommended for this area to halt further extension
of commercial "strip" development patterns on the Guide Meridian State
route;
AREA ACRES ZONING DESIGNATION
2B 80 Light Impact Industrial (LII) (Uses shall be limited to
industrial; no retail or other non - industrial related
office /service uses shall be permitted)
SEIS AREA #3:
MAP 4B. PACIFIC HIGHWAY NORTH (INDUSTRIALICOMMERCIAL) EXPANSION
AREA) This area, located north of Stuart Road (unimproved) on the
south and Slater Road on the north, and generally between Interstate -5
and Pacific Highway on the west and Northwest Avenue on the east,
comprises approximately 415 acres, of which about 30 acres, identified
35
as Area 1, and located adjacent to Pacific Highway are zoned General
Commercial. Area 3A and 3B are recommended for light impact
industrial zoning based in part on 1) proximity to existing transportation
corridors, including Interstate -5, Northwest Avenue, Slater Road, and
Bakerview Road; 2) easy access -from Pacific Highway to the large,
mostly vacant parcels; 3) relatively lower cost for sewer and water
service compared with other expansion areas; and 4) land supply and
demand analysis indicating the need for additional land for industrial
development to diversify the Bellingham area economy arid' improve its
job /housing balance. Some parcels have been previous cleared. Area 3
appears to have substantial physical and environmental limitations which
will need to be addressed through wetland mitigation and site design.
AREA ACRES ZONING DESIGNATION
3A 252 *Light Impact Industrial
313 133 *Light Impact Industrial
( *Uses shall be limited to industrial; no retail or other non - industrial
related office /service uses shall be permitted)
SEIS AREA #4:
MAP 4A. AIRPORT NORTH INDUSTRIAL AREA (EXPANSION AREA) - This area,
located adjacent to Bellingham International Airport on the north, west
of Interstate Five, comprises approximately 154 acres. This area appears
well suited for light industrial development due to 1) its proximity to 1 -5
and the Slater Road Interchange, a frontage road along its eastern side,
adjacency to other light industrial uses to the north and its proximity to
Bellingham International Airport. The large, mostly vacant parcels would
have little or no negative influence on adjacent areas if developed.
Although this area has water service available, it may be costly for
sewer service to be extended from Bellingham. Sewer service from the
City of Ferndale may be possible, but would require discussions, and an
interlocal agreement with the City of Ferndale.
Light industrial uses may not require sewer and could rely on septic
systems. In that event, the land is ready to use as is. Site planning will
be required in order to assemble the most feasible, contiguous wetland
and stream corridor system to protect the high percentage of wetland
resources on site.
36
AREA ACRES ZONING DESIGNATION
1. 154 Light Impact Industrial (Uses shall be limited to
Industrial; no retail or other non - industrial related
office /service uses shall be permitted)
THE PROPOSED .GENEVA WATER RESOURCE PROTECTION AREA - URBAN
GROWTH AREA
The 700 -acre Geneva Urban Growth Area (see MAP 18, Map Packet, Areas Proposed
for Bellingham's Final Urban Growth Area) has been in Bellingham's Urban Service
Area since 1985. It has been zoned for residential development at three units per acre
since the early 1970s. The area is characterized by urban development as defined by-"
the GMA, with lots ranging from 5,000 to 20,000 square feet or more. Geneva is
recommended for inclusion within Bellingham's Urban Growth Area because it is
already characterized by urban growth and because existing lot patterns and pre-
existing plats allow for urban levels of development regardless of present or future
- zoning. As noted in the record, Geneva is provided with sewer and water from Water
District 10.
The major transportation corridor through the area is Lakeway Drive /Lake Whatcom
Boulevard. Lakeway Drive is classified as a Principal Arterial, designed to carry in
excess of 10,000 vehicles per day. Computer modelling completed with the 1995
comprehensive plan indicate the portion of Lakeway east of Electric Avenue will drop
below the adopted level of service by the year 2000. To address this, the City's 6-
Year Street Construction Program includes improvements to Lakeway Drive to meet
future traffic loads. The planned improvements include widening to 4 lanes between
Puget Street and the city limits. Improvements to the Puget intersection and widening
to Woburn Street are funded ($835,000) and scheduled for 1997. Improvements
beyond Woburn Street to the city limits (approximately $1,000,000) are not funded.
Construction of the Lake Whatcom Connector by Whatcom County would ease some
of the traffic burden on some portions of Lakeway, but would exacerbate traffic
problems on other portions of Lakeway Drive (east of Electric Avenue), as well as
traffic on Yew Street, Woburn Street and the Yew / Lakeway Intersection. This
roadway would provide a second means of access to Bellingham and 1 -5 from the
Sudden Valley and Geneva areas. This project has been discussed for years and is
controversial because of its location in the Lake Whatcom Watershed, high cost (12
to 15 million dollars) and lack of dedicated funding source.
37
Water and sewer services to the Geneva area are provided by Water District 10.
Recognition that sewer and water capacity to serve the area is constrained by the
capacity of the south shore interceptor. Water District 10 is currently engaged in an
EIS process to determine environmental impacts of alternatives to address sewage
disposal needs in the district's South Shore service area (Sudden Valley and Geneva).
Police protection is provided by the Whatcom County Sheriff's Office and fire
protection by Fire District 2. This area is within the Bellingham School District and
Geneva Elementary School serves neighborhood children. Based on the dity's vacant
land survey, there is a maximum capacity of approximately 700 additional dwelling
units and a likely buildout of approximately 500 units in the Geneva Urban Growth
Area.
PROPOSED CHANGES - GENEVA URBAN GROWTH AREA
Whatcom County and property owners asked the city to consider inclusion in the
urban growth area the RR -2 zoned areas immediately south of the Geneva area and
the existing city limits. This area, if included, would add approximately 300 acres and
the potential for 330 -420 additional dwelling units (under existing zoning and using
standard deductions) to the Geneva Urban Growth Area. If the entire RR -2 zoned area
were to be included in Bel ling ham's.UGA and rezoned to higher densities (3 or 4 units
per acre), the area would have a potential for from 650 to 900 additional units (under
UR3 or UR4 zoning and using standard deductions for infrastructure and
environmental factors.) This area was identified for further consideration in the Final
Environmental Impact Statement for Bellingham and Proposed Urban Growth Areas
in 1994. Issues identified include traffic impacts and impacts on the Lake Whatcom
Watershed.
The requested addition of 160 acres to Bellingham's UGA in the area known as
Summitt View Plat has not been recommended. This is an area that is not currently
characterized by urban development, though it is adjacent to areas that are presently
within the existing city limits that are slated for future development. It is adjacent to
areas zoned for and allowed for urban development by virtue of their previous
inclusion within Bellingham's Urban Service Area and the city's stated willingness and
ability to extend water and sewer services to those areas.
Summit View property is the subject of a vested plat application which has been
required by Whatcom County to complete certain environmental work before the
proposed plat's consistency with County requirements can be determined. Until that
work is complete, development of the plat is not assured. If that plat is ultimately
approved by the County and development of 241 units on the 160 acres is permitted,
this area's character will change.
Regardless of the approval or disapproval of the applied -for Summit View Plat,
Bellingham has stated that this area and other. areas within the Lake Whatcom
Watershed are not appropriate areas for increased densities. A major basis for that
concern lies in the effects of existing and future development on the quality of Lake
Whatcom's water as the drinking water supply for over 70,000 people. In addition,
increased densities would have significant impact on the only arterial leading out of
the watershed and into the city and there is no identified financing or prioority for major
capital expenditures to build facilities that will simply exacerbate downstream
transportation problems.
City and County /raterloca /Agreement will need to provide authority for the City to
collect /receive traffic impact fees as a means of helping to finance needed,
development - related improvements to streets within the City and its UGA.
Recent analysis by Bellingham Public Works demonstrates that the proposed Lake
Whatcom Connector would not in fact relieve downstream congestion in already
urbanized areas. This analysis demonstrates that any relief produced by a $15 to $16
million dollar transportation infrastructure investment would provide only short-term
relief and would bring more traffic to other points in the urban transportation system
where further improvements are not contemplated. Opportunities and tools to transfer
development rights out of the watershed are proposed. Whatcom County should
adopt a Transfer of Development Right (TDR) ordinance and encourage a priority for
transfer of development rights out of the watershed.
In order to pay for a costly facility like the proposed Lake Whatcom Connector,
property owners would argue that higher densities are needed, resulting in spiralling
increases in development in an area of extreme environmental sensitivity that is the
County's premier water resource area.
It may be necessary and appropriate to allow development in Geneva and the Summit
View areas to the extent that such development is vested and to the extent that
vested development is designed to mitigate the environmental and transportation
impacts it creates. However, maximizing densities in the watershed in order to reach
some arbitrary definition of urban is inappropriate and inconsistent with adopted City
and County policies for the watershed and with basic tenets of the Growth
Management Act. In general, increased densities in the watershed are discouraged and
opportunities and tools to transfer densities out of the watershed are proposed. Future
land use decisions in Geneva (and Sudden Valley) will have significant effect on both
the quality and safety of surface transportation and water resources in Bellingham's
UGA.
39
Bellingham City Council has recommended placing the 300 acres of RR2 zoned land
areas in a 5 -year review category. This gives time to complete environmental work
required by Whatcom County on the proposed Summit View Plat subdivision and
review the application for 241 proposed dwelling units in this 160 acre area.. If the
environmental and infrastructure issues associated with this project can be adequately
addressed, then these areas could be considered for inclusion within the urban growth
boundary at the proposed density of 241 units. The remainder of the RR2 areas
(approximately 140 acres) south of the city limits and south of the recommended
Geneva Water Resource Protection Area /Urban Growth Area should also be considered
along with other 5 Year Review Areas. Future densities should be reviewed for
consistency with the area's designation a water resource protection area.
Annexation of the Geneva area could have major impacts on Water District 10 and
Fire District 2. The city and districts should address these through agreements.
Bellingham Comprehensive Plan policies LUP -24 and 31 are particularly relevant to ,
these issues:
LUP -24 Bellingham and the existing service districts within the Urban Growth
Boundary (water associations, fire districts, etc.) shall execute interlocal
agreements to coordinate service provisions and manage growth for
areas within the boundary prior to annexation. The interlocal agreements
should address transition issues raised by annexation, with affected
special districts.
LUP -31 Promote individual area identity and citizen participation within newly
annexed areas. Establish land use controls in newly annexed areas.
Encourage and provide opportunities for a maximum degree of citizen
participation in the governmental planning and decision making process.
Geneva is therefore recommended as part of Bellingham's UGA and simultaneously
recommended for identification as a water resource protection area. Its inclusion in
the UGA can be supported based on existing conditions. Any rezones to higher
densities cannot be supported based on recognized impacts to Lake Whatcom and the
lack of adequate existing or funded transportation facilities. The Geneva area is
therefore proposed as a combined Water Resource Protection ArealUrban Growth Area
and any additions to it in the future should be similarly defined.
Because much of the existing development in Geneva was developed without modern
standards to address storm water runoff, remediation is needed to address its impacts
on water quality in Lake Whatcom. City and County lnterlocal agreement should
include authority for the city to perform surface water management and remediation
within FUGA, with particular attention to those areas in the FUGA which are also in
the Lake Whatcom Watershed (Geneva and Brownsville).
.s
THE PROPOSED YEW STREET URBAN GROWTH AREA
The 900 -acre Yew Street Urban Growth Area (See MAP 19, Map Packet, Areas
Proposed for Bellingham's Final Urban Growth,Area) has been in Bellingham's Urban
Service Area since 1985. The area is zoned for residential development at two, three
and four units per acre and contains pockets of urban development. Water and sewer
services are currently provided to the northern and southern portions of the area by
the City of Bellingham. - -
The major transportation corridor through the area is Yew Street Road. Whatcom
County is nearing completion of design work for improvements to the roadway from
the city limits to Douglas Avenue. Phase II improvements from Douglas south to
Samish Way is planned but not yet funded. The portion of Yew Street within the city
limits is classified as a secondary arterial, designed to carry 5,000 to 15,000 vehicles.
per day. In 1995 this road was carrying approximately 4,100 vehicles per day:'
Computer modelling done in conjunction with the 1995 Bellingham Comprehensive
Plan indicated that the roadway would not drop below the adopted level of service
during the planning period. Yew Street within the city limits was widened and curbs,
gutters, drainage, sidewalks and lighting installed in 1992.
Police protection is provided by the Whatcom County Sheriff's Office and fire
protection by Fire District 10. This area is within the boundaries of the Bellingham
School District.
There is a maximum capacity of approximately 600 additional dwelling units in the
Yew Street Urban Growth Area.
PROPOSED CHANGES - YEW STREET UGA
Whatcom County has requested that the urban growth area boundary be expanded
to the east to include all the area currently zoned RR2 (Rural Residential, two units
per acre). This would add approximately 180 acres to the Yew Street UGA (See MAP
19,-Map Packet, Areas Proposed for Bellingham's Final Urban Growth Area). City staff
has reviewed this request and found that the additional area -can be served by water
and sanitary sewer facilities. It is not located in the Lake Whatcom Watershed.
Development in the Yew Street area will also impact transportation services.
Completion of San Juan Boulevard between Yew Street and the Samish Overpass and
the improvement of the Samish Overpass to five lanes are needed improvements
(estimated to exceed $8,000,000. Future development proposals in this area will
contribute to the need for these facilities.
41
The issues related to annexation of the Geneva area and the effect on special districts
are present in the Yew Street UGA as well. Annexation of the Yew Street UGA would
cause the dissolution of Fire District 10. The question of timing of
annexation and financial and other issues should be addressed with the district in an
interlocal agreement as soon as possible. Bellingham Comprehensive Plan policy LUP-
24 is relevant to these issues (see above).
Whatcom County and the City of Bellingham should initiate as soon as possible a
process to review zoning, transportation, capital facilities and other issues in Geneva
and Yew Street UGAs as part of an update to the Lake Whatcom and Chuckanut /Lake
Samish Subarea Plans.
Recommend Adoption of Five Year Review Areas
The following areas are recommended for the Five Year Review. In order to assure
sufficient flexibility in the urban growth area and to respond to land supply aid
demand changes, the City of Bellingham and Whatcom County should review certain
areas for inclusion in the FUGA in five years. (See MAPS 20 & 21, Map Packet, Areas
Proposed for Beiiingham's Final Urban Growth Areal
These areas should receive first consideration for inclusion in Bellingham's
Urban Growth Area at such time that a need for more land is justified by
updated land supply, demand studies, and other planning criteria, including:
changed conditions, availability and capacity of urban services, including sewer,
water, and other infrastructure, transportation systems, land use and ownership
patterns, property owner requests, environmental opportunities, and others.
Five areas have been identified for consideration during the Five -Year Periodic
Review. These areas are labeled A through D (Northern UGA) and E
(Geneva/Yew Street Area). These areas have a number of factors in common,
including:
* These areas are adjacent to the existing Urban Service Area and
recommended Urban Growth Area.
These areas are within a larger urbanizing area or influence area.
* . Environmental opportunities may-exist for park and trail development.
* Some of these areas already have City water.
* Some of the property owners have requested to be included in the
Urban Growth Area or to be zoned for urban development.
42
* Conditions around these areas may change during the next five years in
such a way as to contribute to their potential for urban designations
within Bellingham's Urban Growth Area.
* These areas have the capacity for logical expansion of existing or similar
neighboring land uses.
* Based on projected population growth and residential land supply figures,
it would be premature to bring any of these areas into the UGA at this
time.
AREA A: This area is located north of Thomas Road (unimproved) and generally between
Northwest Avenue and Cordata PUD. The northern boundary of the proposed east /west
connector alignment forms this area's northern boundary. Roads serving the area include
Northwest Avenue, Aldrich Road, and Slater Road. Some property owners Fave requested
an industrial designation for their properties
AREA B: This area is located generally between Bellingham's proposed northern Urban
Growth Area and Smith Road. The area includes the property identified as Cordata North,
and property on both sides of Guide Meridian as identified on Map 21. Property owners have
requested residential zoning with a range of densities, and opportunities for some mixed
uses. This area may be appropriate for the proposed Urban Residential Mix designation when
land supply figures indicate additional land is required to meet Bellingham's residential needs.
AREA C: This area is generally located between the King Mountain Residential Area and SEIS
Area #1. It comprises approximately 40 acres and may be appropriate for residential
development in the future when land supply figures indicate additional residential land is
needed to meet Bellingham's residential needs.
AREA D: This area is generally located northeast of Bellingham's northern Urban Growth
Area, and is identified as the Toad Lake Area. Zoning in this area is Rural Residential (RR2)
allowing two units per /acre, and Rural (R2A) allowing two acres per unit.
AREA E: Denke property and adjacent 120 acre area south of the city limits between Geneva
UGA and Yew Street UGA.
Based upon the preceding findings, the Council makes the following:
CONCLUSIONS
Supporting Information /Data
1. The Bellingham City Council concludes that the City's Final Urban Growth Area comprises
sufficient residential, industrial, and commercial land supply to accommodate Bellingham's
20 -year population projection.
43
�. The Bellingham City Council concludes that a residential land supply within Bellingham and
the UGAs that can accommodate the dwelling unit demand of 12,962 is needed to serve the
new population projections incorporating a market factor of 25 % for a total 16,203 dwelling
units.
3. The Bellingham City Council concludes that with the addition of SEIS Study Areas 1 -4, there
exists a proper balance between demand for commercial and industrial land and the available
supply; and that periodic update and analysis based on the latest supply and demand
information is necessary to ensure that a sufficient base of developable land is available to
accomplish stated community goals found in the Bellingham Comprehensive Plan.
4. The Bellingham City Council concludes that the Urban Growth Area be reviewed at least
every five years to respond to new information and changes in the supply and demand.
5. The Bellingham City Council concludes that it is the city's intent to provide and maintain a
service capacity for a 5 -year supply (plus market factor) of serviced commercial and
industrial land.
6. The Bellingham City Council intends to be proactive in providing adequate industrially zoned
land in a serviced, ready to build condition, while also encouraging private development to
extend services to individual sites.
The Bellingham City Council concludes that zoning regulations for areas added to the IUGA
for industrial development should be limited to industrial uses. No retail or other non-
industrial related office /service uses should be permitted.
S. The Bellingham City Council recognizes that interlocal service agreements with special
purpose districts or other municipalities may be appropriate on an interim basis in order to
meet the need for development ready industrial sites for -the production of family wage jobs.
These agreements should establish time frames for annexation so that the full range of city
services..and facilities can be financed and provided and special purpose districts can plan
for transition of services.
From the above Conclusions, the Bellingham City Council comes to the following:
RECOMMENDATION
1. Designate as Bellingham's Final Urban Growth Area the following Whatcom County
properties located north of Bellingham's current city limits and identified as Bellingham's
Northern UGA within the Urban Fringe Subarea, east of Bellingham's current city limits and
identified as Geneva UGA within Lake Whatcom Subarea, and southeast of Bellingham's
current city limits within the Chuckanut /Lake Samish Subarea, attached hereto, and by
reference incorporated herein.
..
2. Adopt that portion of Whatcom County's revised 1997 Urban Fringe Subarea Comprehensive
Plan applicable to Bellingham's Northern Urban Growth Area, including Chapters 1 through
10, attached hereto, and by reference incorporated herein.
3. Recommend that Whatcom County revise their zoning ordinance to implement
recommendations consistent with the Urban Fringe Plan for the HII, LII, GI, and UR -MX
Districts.
4. Designate four areas in Whatcom County's Urban Fringe Subarea, identified as Areas A, B,
C, and D and shown on Map 25 as Five -Year Review Area. (See Map Packet, Areas
Proposed for Bellingham's Final Urban Growth Areal
5. Designate as a Water Resource Protection Urban Growth Area the properties in the Geneva
UGA, per MAP 18, Map Packet, Areas Proposed for Bellingham's Final Urban Growth Area.
6. Include in the Yew Street UGA the UR -3, UR -4 and RR -2 zoned areas per Exhibits 1 and 2.
7. Designate the RR -2 zoned areas (identified as Area Eon MAP 24) south of Geneva (including
the Summitt View property) east of Yew Street as a Five -Year Review Area.(See Map
Packet, Areas Proposed for Bellingham's Final Urban Growth Area).
8. Initiate a process as soon as possible whereby Whatcom County and the City of Bellingham
to review zoning, transportation, capital facilities and other issues in the Geneva and Yew
Street UGAs as part of an update to the county's Lake Whatcom and Chuckanut /Lake
Samish Subarea Plans.
ADOPTED this day of , 1997.
Council Chairperson
ATTEST:
Recording Secretary
APPROVED AS TO FORM:
Office of the City Attorney
45
MAP PACKET
AREAS PROPOSED FOR BELLINGHAM'S
FINAL URBAN GROWTH AREA
Including
Urban Fringe Subarea - Northern UGA
Geneva Area
Yew Street Area
AND
FIVE YEAR REVIEW
URBAN FRINGE SUBAREA
Neighborhood Maps
FINAL DRAFT
Adopted 9/9/97
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Legend:
City Limits Locadon Map
• • • CRY UGA
Planning Recommended
zone Bndy.
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G4 limits Location Map
Legend: • • • c4ur.A
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Area Zone - -- Panel Bndy.
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Roads
Rail Lines _ N
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BELLINOHAM CITY LIMITSi
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MAP 20: AREA E - 5 -YEAR REVIEW
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Units Pei- Acre
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