HomeMy WebLinkAboutord1997-048K
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File Ref:21- 90:CZMT SPONSORED BY: Consent
PROPOSED BY: Council
INTRODUCTION DATE: 7/29/97
ORDINANCE NO. 97 -048
AN ORDINANCE ADOPTING THE URBAN FRINGE SUBAREA PLAN LAND USE ELEMENT.
WHEREAS, IN 1990 the Whatcom County Council and the Bellingham City Council
adopted a Joint Resolution giving direction to the respective planning departments to begin
work on updating the 1984 Urban Fringe Subarea Comprehensive Plan; and
WHEREAS, the Bellingham City Council on February 10, 1997 forwarded Findings of
Fact and Conclusions Regarding Final Urban Growth areas and the Urban Fringe Subarea
Comprehensive Plan (Exhibit;$) to the Whatcom County Council, and
WHEREAS, the proposed Subarea Plan underwent substantial review by the public
and elected officials as outlined in Bellingham's Findings of Fact and Conclusions (Exhibit
A); and
WHEREAS, the proposed Subarea Plan underwent substantial SEPA review as
described in Bellingham's Findings of Fact and Conclusions (Exhibit A); and
WHEREAS, Whatcom County adopted a comprehensive plan on May 20, 1997 that
designates an Urban Growth Area for the City of Bellingham consistent with the City
Council's recommendations for the Urban Fringe Subarea, and
WHEREAS, Policy 2L -2 of the Comprehensive Plan directs the County to utilize the
Subarea Plans as interim development regulations. To the extent they are consistent with
the Comprehensive Plan, they are valid in the detail they provide for specific areas; and
WHEREAS, the section of the Comprehensive Plan that describes the
Comprehensive Plan Designations Map indicates that the Comprehensive Plan Designation
Descriptors are intended to be general in nature and that more specific criteria and
explanation will be incorporated into subarea plan; and
WHEREAS, Land Use Action Plan item number 15 in the Comprehensive Plan directs
the County to revise subarea plans to incorporate Urban Growth Area boundaries, ensure
consistency with the Plan, and eliminate redundancy in policy; and
WHEREAS, the proposed Urban Fringe Subarea Plan (Exhibit B) does provide more
specific criteria and designations for land use, incorporate Urban Growth Area boundaries,
ensure consistency and eliminate redundancy; and
Page 1
1 NOW, THEREFORE, BE IT ORDAINED by the Whatcom County Council that:
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4 Section 1. The 1984 Urban Fringe Subarea Plan is hereby repealed in its entirety
5 and the proposed Urban Fringe Subarea Plan Land Use Element (Exhibit B) is hereby
6 adopted as an interim development regulation pursuant to Whatcom County Comprehensive
7 Plan Policy 2L -2.
8
9 Section 2. Adjudication of invalidity of any of the sections, clauses, or provisions
10 of this Ordinance shall not affect or impair the validity of the Ordinance as a whole or any
11 part thereof other than the part so declared to be invalid.
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13
14 ADOPTED this 9 day of September 1 997.
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16
17
18 WHATCOM COUNTY COUNCIL
19 ATTEST: WHATCOM COUNTY, WASHINGTON
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21
22
23 own - Davis, Council Clerk Ward Nelson, Cha rperson
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25
26
27 APPROVED as to form A () Denie
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29 '
30
31 Karen Frakes, Civil Deputy Prosecutor ete Kremen, Executive
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33
34 Date:
Page 2
-/-XN+t�I7- A
BELLINGHAM 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 urbon 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 IUGA;.
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 HIS 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.
4
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 tseeAttachment #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/WHATCOM 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 Ccrn7nittee 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 counc.iJ meetings, and Bellingham City Council review of the draft Urban
Fringe Subarea Plan.
Bellingham and Whatcom County Planning Commission 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 11, 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.
n
* 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, 1.4, and 28, 1996, and November 25, 1996.
FINDINGS OF FACT
1. Applicant /Initiator
Bellingham City Council
2. Pronosal _
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: Bell /ngham'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 adoptign by Whatcom County Council.
P
* 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 duringthe 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.
0
Table 1: State Office of Financial Management (OFM) and Property
Counselors Population Projections for W.hatcom 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 (1991) 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
1.2% ..:
-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 (1991) 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)
141
(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%
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 SUFFICIENT
DWELLING UNITS TO MEET POPULATION PROJECTIONS
RESIDENTIAL LAND DEMAND AND SUPPLY
RESIDENTIAL LAND DEMAND
The Bellingham City Council finds 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, 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.
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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 %).
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 city \county 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,,chtme.4es and other non - residential uses
often located on residentially zoned land.
12
The Council further determined that the gross supply of residential 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:
1) land held of the market by owners not interested in dLveloping 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
market;
5) 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
3,9.20
4,900
TOTALS
29,810
12,962
16,203
source: city of beiungnam vianning ana community uevelopment uept., -t wtjn
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 a) 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 d) 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 a) 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 d) provide opportunities to earn increased densities
14
I
for developments which address. 1) excellence in building and site design. 2) on -site
livability, 3) compatibility with existing neighborhood development, 4) housing
affordab/lity, 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
INDUSTRIAL /COMMERCIAL 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
(43.4 %). 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 ladustrial 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 recommended.'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. SEIS 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 SEIS 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
of least every five years to respond to new information and changes in the supply and
demand.
/t is also the city's intent to provide and maintain a service capacity for a 5 -year
supp /y (plus market factor) of serviced commercial and industrial land. Also the city
intends to be proactive in providing commercially and industrially zoned /and 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.
lnterlocal agreement(s) with affected fire districts should address issues including, but
not limited to: 1) financing for capital facilities and services, 2) transition`of 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 SETS 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
SEIS 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 SETS 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.
18
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
WAS
755
189
566
SEIS :.
Study , ;.
680
170
510
Areas (1)
IL TOTAL-
2,252
1 563,
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.
18
Four general areas within the Urban Fringe Subarea are zoned for industrial
development and include Heavy Impact Industrial. (HII); Light Impact Industrial (1 -11),
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:) nterstate-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
101000 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 Bellinaham'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 sMunit (10,890 sq. ft. /unit)
m
o
B. Density bonuses - achieved using performance criteria for cluster
development found in Bellingham Subdivision Ordinance can
increase density up to 7 du /acre or about 6200 sq. ft. /unit (6,223
sf /unit) '
C. Transfer of Development fth_ts (TDRsJ - 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- Famfly Development. Degree of sing le-
family /mull- family mix should be based on site size rather than on defined
"neighborhood" boundary.
A. Single- Family -
1. Underr two acre size parcels limited to single
family development
2. Minimum lot size for SF de velopment,at 4, 000
sf /unit. Attached units and zero lot line
options may be considered where severe
environmental constraints are present.
B. Mu /t/- Fami /v
1. Two or more acre site size a/ /owed to develop
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
multi- family units limited to 2596' of dwelling
units allowed on the entire site.
3. Planned Review process for
developments/s/tes 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
1. 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 (WCC 20.24.132, section 7). On-
street parking may be 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 b y 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 Locational Criteria
Areas appropriate for Urban Residential - Mixed (OR-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 forresidential, commercial, and transportation and public
uses for the twenty year planning period.
2.17.2 Land areas where a full range of urban services presently exists or
can be economically and efficiently provided in the near future.
2.17.3 Areas that contain an adequate supply of vacant land suitable for
urban development.
2.18 Commercial uses will be clustered in a single center which is no larger than
(2) two acres, excluding areas used for multi - family. The commercial uses
shall not exceed 2,500 square feet per building.
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- residentialuses; 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 all development in the
Urban Residential - Mixed designation.. Specific wetland systems and
sensitive environmental areas shall be preserved and incorporated Into the
development site design plan consistent with City ordinances. ..
2.23 Residential development should be located within wa lking 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 Growth 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 infill 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, andexisting 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 multi- 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 (URM 18)
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 8. NORTHWEST /ALDRICH RESIDENTIAL AREA -This planning area, 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; 21 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 SE/S
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
URM18 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 (URM18)
2. 21 Urban Residential Medium (URM18)
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
1 229 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 0114 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.
28
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. BRITTON /HILLSDALE 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
O
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
1B
50
Heavy Impact Industrial
1 C
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.
30
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 (1 -11)
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) 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 pro visions: a) limit retail shop size to a maximum of
10, 000 square feet in Area 1 and Area 2, b) Area 3 shall have a 35, 000
square foot limit on retail shops, except that, c) upon annexation to
Bellingham, the area north of Barnes Road (unimproved) between
Maplewood and Interstate -5 maybe 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
Review 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
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
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 Industriall 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 (unimproved), 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
213
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
Bakerview\Hannegan Industrial Area, 2) major transportation corridors
M1
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'tfie 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
213 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 413. PACIFIC HIGHWAY NORTH (INDUSTRIAL /COMMERCIAL) 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 onA) 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
3B 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.
k
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 lsee 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 0 2
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 Bellingham'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.
�.
M -
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 pri'otity for major
capital expenditures to build facilities that will simply exacerbate downstream
transportation problems.
City and County lnterlocal 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 Area /Urban 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 Interlocal 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).
.N
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 If 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 and
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 Bellingham's Final Urban Growth Area)
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 lamer 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 Have 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 (13132)
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
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
2. 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.
7. 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.
8. 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.
I
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 Area)
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 (ident(fied as Area E on 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).
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 It 1997.
Council Chairperson
ATTEST:
Recording Secretary
APPROVED AS TO FORM:
r''ice of the City Attorney
45
URBAN FRINGE SUBAREA
Barbara Brenner
Tom Brown
Ward Nelson, Chair
Marlene Dawson
Rod Erickson
Gerald Landcastle, Chair
Danna Beech
Richard Gilda
Rob Ney
COMPREHENSIVE PLAN, LAND USE ELEMENT
September, 1997
Whatcom County Executive
Pete Kremen
Whatcom County Council
Alvin Starkenburg
Kathy Sutter
Robert Imhof
Whatcom County Planning Commission
David Simpson
Sam Crawford
Cheryl Ferrier
Bob Wiesen
Whatcom County Planning and Development Services Department
Michael Knapp, Director
Planning Division
Sylvia Goodwin, Manager
Carl F. Batchelor, Senior Planner, Project Manager
Elizabeth K. Olsen, Planner II Becky Garney, Clerk III /Receptionist
Sarah Watts, Planner II, GIS Chris Behee, Planner I, GIS
Jeff Griffin, Senior Planner Amy deVera, Planning Technician
Jane Doughty, Administrative Secretary
Sue Blake, Water Resource Planner
Whatcom County Planning
Northwest Annex, 5280 Northwest Road
Bellingham, WA 98226 -9094
(360) 676 -6907
Bruce Ayers
Louise Bjornson
Pat Rowe, Chair
Bob Ryan
Judith Wiseman
Mary Passmore
Carol Salisbury
Travis Holland
CITY OF BELLINGHAM
Bellingham Mayor
Mark Asmundson
Bellingham City Council
Arne Hanna
Gene Knutson
Bob Hall
Bellingham Planning and Development Commission
Nick Zaferatos, Chair
Fred Wagner
Michael Kohl
Bellingham Planning and Community Development Department
Patricia R. Decker, Director
Planning Division
Pat Carman, Planner II, Project Manager
Greg Aucutt, AICP, Senior Planner
Chris Spens, AICP, Senior Planner
Marilyn Vogel, Planner III
Jackie Lynch, AICP, Planner II
Denise Holz, Planner II
Kathy Bell, Planner I
Chris Koch, Planner I
Brian Smart, Planner I
Kim Hyatt, Wetlands /Water Resource Specialist
Susan Larssen, Administrative Secretary
Barbara Pearson, Planning Secretary
Laurie Foy, Secretary II
Bellingham Planning and Community Development Department
Bellingham City Hall
210 Lottie Street
Bellingham, WA 98225
(360 676 -6982
TABLE OF CONTENTS
COMPREHENSIVE LAND USE PLANNING Page 1
A. Statutory Authority
B. Required and Optional Elements
C. Definition and Application
D. Subarea Planning Concept
E. Whatcom County Planning Process
F. Implementation and Plan Format
EXISTING GOALS AND POLICY FRAMEWORK Page 4
A. Growth Management Act Goals
B. County -wide Policies
C. Vision for Bellingham Goals
POPULATION FORECASTS AND LAND SUPPLY Page 5
IV. COMPREHENSIVE PLAN DESIGNATIONS AND POLICIES Page 6
A. Policies applicable to the Urban Fringe Subarea
and Bellingham's Urban Growth Area
B. Land Use Designations, Locational Criteria, and Policies Page 8
1. Urban Reserve Low Density
2. Urban Reserve Medium Density
3. Commercial
4. Industrial
5. Rural
6. Agriculture
V. URBAN GROWTH AREA Page 27
A. Urban Growth Area Defined
B. Factors Affecting Urban Growth Areas
VI. NEIGHBORHOOD PLANNING AREAS Page 29
A. MARINE DRIVE /AIRPORT ANALYSIS AREA Page 30
Map 1. Shoreline Industrial Area
Map 2. Airport /Marine Drive Mixed Use Area
Map 3. Bennett Drive Residential Area
Map 4. Airport Gateway /Operations Area
Map 4A. Airport North Industrial Area
Map 4B. Pacific Highway North (Ind. /Com) Area
Map 5. Curtis Road Industrial Area
B. 1 -5 / GUIDE MERIDIAN ANALYSIS AREA Page 58
Map 6. West Bakerview /1 -5 Interchange Area
Map 7. 1 -5 Industrial Corridor
Map 8. Northwest /Aldrich Residential Area
Map 9. Cordata Mixed Use
Map 10. Guide Meridian Mixed Use Area
Map 11. East Guide High Density Residential Area
C. SQUALI(
Map 12.
Map 13.
Map 14.
Map 15.
Map 16.
Map 17.
'.UM ANALYSIS AREA Page 75
King Mountain Residential Area
East Bakerview /James Residential Area
Bakerview /Hannegan Industrial Area
Dewey Valley Residential Area
Britton /Baker Residential Area
Britton /Hillsdale Residential Area
VII. ANALYSIS AND RATIONALE FOR ADJUSTING THE URBAN GROWTH
AREA Page 91
A. MARINE DRIVE / AIRPORT ANALYSIS AREA
B. 1 -5 / GUIDE MERIDIAN ANALYSIS AREA
C. SQUALICUM ANALYSIS AREA
Vlll. FIVE YEAR PERIODIC REVIEW Page 108
IX. COMPREHENSIVE PLAN AMENDMENT PROCESS AND
CRITERIA Page 109
X. IMPLEMENTATION AND ACTION PLAN Page 1 1 1
APPENDIX A
URBAN FRINGE SUBARE NEIGHBORHOOD MAPS
URBAN FRINGE SUBAREA
COMPREHENSIVE PLAN UPDATE
Amendment- update to the Whatcom County Comprehensive Plan
For the Urban Fringe Subarea
Including the portion of Bellingham's Northern Urban Growth Area
I. COMPREHENSIVE LAND USE PLANNING
INTRODUCTION
A. Statutory Authority
Statutory authority for county comprehensive land use planning is established in the
Washington State Planning Enabling Act, RCW 36.70 in which it is stated that "each
planning agency shall prepare a comprehensive plan for the orderly physical
development of the county or any portion thereof." The 1984 Urban Fringe Subarea
Comprehensive Plan that was developed in response to this authority, as well as in
recognition of the principle that Whatcom County land use decisions should be made
in a coordinated and responsible manner by both the public and private sectors,
envisioned a review and update of the Plan every Five years. Subarea planning
recognizes the diversity of communities, life styles and interests in Whatcom County.
It affords citizens a more direct influence in the planning for their particular community.
B. Required and Optional Elements
The Planning Enabling Act RCW 36.70A and the Growth Management Act, provide
counties with a list of required and optional elements to include in their Comprehensive
Plan. Required elements include a Land Use Element indicating the distribution,
location, and extent of the uses of land for agriculture, timber production, housing,
commerce, industry, recreation, open spaces, public utilities, and public facilities.
Plans should also include provisions and standards for population densities, building
intensities, estimates of future population growth, protection of quality and quantity
of ground water used for public water supplies, and review drainage, flooding, storm
water runoff & Puget Sound water quality. Other required elements are housing,
capital facilities, utilities, rural lands, and transportation. Optional elements include
conservation, solar energy, and recreation.
In addition to these elements, counties must classify, designate, and preserve
agricultural, forestry, and mineral resource lands of long term significance. The Urban
Fringe Subarea Plan is the Land Use Plan for the Subarea and Bellingham's Urban
Growth Area.
1
C. Definition and Application
The Whatcom County Comprehensive Plan is defined as an official public document
to be utilized by both the public and private sectors as a policy guideline for making
orderly and desirable decisions concerning the future use of land in the county. The
plan has been formulated by the Whatcom County Planning Commission and is
comprehensive, general and long -range in nature. Comprehensive, in that it
encompasses major geographic areas of the county and the functional elements that
bear on physical development; general, in that it summarizes major policies and
proposals and is not, by statute, a detailed regulation; and long- range, in that it not
only addresses current issues, but also anticipated problems and possibilities of the
future.
The purpose of this subarea plan is to foster a responsible process of land use
decision - making. The goals, policies and land use plan map contained herein serve to
update and amend the Whatcom County Comprehensive Plan, particularly the 1984
Urban Fringe Subarea component of the Whatcom County Comprehensive Plan..
D. Subarea Plannina Conce
Because of the county's diverse physical and cultural make -up, the Planning
Commission elected to divide the western one -third of the county into ten logical
geographic areas denoted as "subareas." These geographic areas were delineated to
address various land use related issues that appeared to be unique to particular areas
of the county. The criteria u_ tilized by the Commission to delineate the subarea
boundaries include natural and physical features; political subdivisions, such as special
purpose districts (sewer, water, fire, school, etc); existing land use patterns; and the
presence of a city or town (where applicable) to act as a nucleus for the area. Thus,
subareas are planning units determined through the application of criteria and
considered as a practical means of revising the Comprehensive Plan in a consistent
orderly :fashion.
E. Whatcom County Planning Process
The Whatcom County comprehensive planning process is defined as a continual
program of evaluating goals, conducting various land- related studies, and then utilizing
z such goals and studies to fashion a balanced and practical set of land use policies and
proposals for the future use of land in our county. Stated differently, the planning
process serves as a blueprint for the logical development of the comprehensive plan,
as well as the formulation of effective implementation tools.
The process describes, through a logical sequence, the various land use related factors
that must be considered to effect the formulation of responsible and meaningful land
use policies and proposals. These factors concern the following: the definition of
county -wide goals; the inventory and analysis of land use, community facilities and
KI
utilities, transportation facilities and environmental resource characteristics; the
forecasting of population levels and the county's economic vitality; the comprehension
of issues, both technical and citizen related; the development of policies to resolve
and/or address the relevant issues; and the transformation of policies into the plan map
and attendant implementation tools.
The planning process is continual. It involves not only the formulation of the
comprehensive plan document and its implementation through the application and use
of various regulatory tools, but also continual monitoring and periodic updating. The
success of the planning process in Whatcom County relies heavily upon the county's
ability to keep the major components of the plan current. Thus, the plan should be
updated every five years by the Planning Commission and such revisions should adhere
to the various sequential stages of the planning process. Issues in the Bellingham
Urban Growth Area should continue to be addressed through joint planning efforts.
F. Implementation and Plan Format
The implementation of this updated Comprehensive Plan will be accomplished by
several different actions. The Comprehensive Plan Map designations will be revised
in accordance with recommendations made in response to issues and public input. This
document comprises the policies that correspond to the Comprehensive Plan .Map
designations. A revised zoning map will be prepared to correspond to revised
Comprehensive Plan Map designations. Revisions to uses and specific regulations in
the zoning ordinance may also be made in response to revised goals, policies, and
issues specific to the Urban Fringe Subarea. In addition to the above, an Interlocal
Agreement between Bellingham and Whatcom County, governing policies and
procedures for annexations, utility extensions, and development in the Northern Urban
Growth Area will be adapted. The Interlocal Agreement can be revised in the future to
reflect changes needed in response to changing conditions.
The results of this planning process will become two separate published documents:
1) a component of Whatcom County's Comprehensive Plan with recommendations for
County zoning designations in Bellingham's Northern Urban Growth Area of the Urban
Fringe Subarea, future Bellingham zoning designations after annexation, and policies
and zoning designations for areas outside Bellingham's Northern Growth Area; and 2)
a component of Bellingham's Comprehensive Plan which will also include Urban
Growth Areas in the Lake Whatcom Subarea, and Chuckanut Lake Samish Subarea.
An Action Plan section of this Plan lists specific future actions to address issues that
are important to the Subarea.
3
II. EXISTING GOALS AND POLICY FRAMEWORK
A. Growth Management Act (GMA)
The State Legislature adopted the Growth Management Act (GMA) in 1990 and 1991,
requiring jurisdictions in the fastest growing areas of the state to update their
comprehensive plans in accordance with 13 stated goals. This legislation was intended
to recognize that uncoordinated and unplanned growth poses a threat to the
environment, to sustainable economic development and to the health, safety and high
quality of life enjoyed by residents of this state. Planning under GMA needs to occur
in a coordinated and comprehensive manner drawing on the cooperation of related
jurisdictions. Consistent with this directive, the City of Bellingham and Whatcom
County have coordinated efforts through the Urban Fringe planning process to produce
decisions on appropriate future land use patterns and urban growth boundary for
approximately 6,000 acres of county land in the Urban Fringe Subarea.
B. County -wide Planning Policies
As a requirement of the Growth Management Act, county -wide planning policies are
to be adopted by Whatcom County with concurrence by all cities. In compliance with
this requirement, Whatcom County, Bellingham, and the other incorporated cities in
Whatcom County adopted a set of County -wide Planning Policies which establish a
county -wide framework for developing and adopting city and county comprehensive
plans and assure that city and county plans are consistent.
C. Visions for Bellingham Goals
As part of Bellingham's Comprehensive Plan Update process, a Visioning process was
undertaken which resulted in the Bellingham City Council adopting a set of goals to
guide growth and development. These goals are included, by reference, as part of this
Plan in the interest of promoting consistency as dictated by the Growth Management
Act. Called Visions for Bellingham, these goal statements provided the basis for the
production of the 1995 Bellingham Comprehensive Plan.
4
III. POPULATION FORECASTS /LAND SUPPLY
Projections of future population size are an essential component of land use planning.
As required by GMA, the Washington State Office of Financial Management developed
a 20 -year population projection for Whatcom County. These population projections and
an analysis of the capacity of land presently zoned for residential development help
determine additional land supply needs for the next 20 years of growth. By
incorporating population forecasts into the planning process, Whatcom County and the
City of Bellingham will ensure as much as possible that future needs for employment,
transportation, affordable housing, utility, parks and other amenities will be met.
5
IV. COMPREHENSIVE PLAN DESIGNATIONS
AND POLICIES
A. GENERAL POLICIES APPLICABLE TO THE URBAN FRINGE SUBAREA AND
BELLINGHAM'S URBAN GROWTH AREA
The following list of policies are intended to ensure cooperation between Whatcom
County and the City of Bellingham in directing and managing urban and rural
development in the Urban Fringe Subarea. In adopting these policies, both jurisdictions
agree to:
1.01 Provide for land uses in the Subarea and Bellingham's Northern Urban Growth
: Area that conform to the Growth Management Act, Whatcom County Goals,
Visions for Bellingham, County -wide Planning Policies and other agency plans
that consider the provision of urban services to the planning area.
1.02 Promote the integrity and character of each neighborhood planning area within
Bellingham's Northern Urban Growth Area. Encourage and provide opportunities
for a maximum degree of citizen participation in the governmental planning and
decision making process.
1.03 Provide opportunities for a diversity of housing types in the Urban Growth Area.
1.04 Direct new high density residential, commercial. and industrial development
toward existing urban development and along major transportation routes to
support land use and transportation plans.
1.05 Direct urban growth and development into areas where existing City utilities and
services are available and can be readily expanded.
1.06 Promote development that supports and enhances efficient public transportation
and an intermodal transportation system.
1.07 Adopt an interlocal agreement that sets agreed upon development standards
within Bellingham's Urban Growth Area, and which may include application of
such standards, among others, as the City's wetlands, clearing, and impact fee
ordinances to all development in the Urban Growth Area. Such agreements
shall undergo a full citizen involvement process pursuant to adopted County -
Wide Planning Policies.
1.08 Cooperate and coordinate with special districts and other governmental agencies
to ensure efficient provision of a full range of urban services in the Urban
Growth Area.
9
1.09 Continue joint City and County site plan review for all new residential,
commercial, industrial, and Airport Operations development in the Urban Growth
Area.
1.10 Recognize that the City of Bellingham will be the primary provider of urban
services and facilities within its designated urban growth area.
1.11 Permit development concurrent with public facilities and services needed to
support that development.
1.12 Extension of sewer and water service zones will be consistent with the County-
wide Planning Policies, the Whatcom County Comprehensive Plan, the
Bellingham Comprehensive Plan, the Lake Whatcom Watershed Management
Plan, and the City's applicable ordinances for the extension of sewer and water.
Extension of service within the City's urban growth area shall only occur upon
annexation or where a commitment for annexation is in place.
1.13 Minimize land use conflicts in the Urban Growth Area through the use of
appropriate buffering mechanisms, design standards, and locational criteria; and
by promoting compatibility between land uses, especially among residential,
commercial, industrial, and Airport Operations designations.
7
B. LAND USE DESIGNATIONS, LOCATIONAL CRITERIA AND POLICIES
URBAN RESERVE DESIGNATIONS
Urban Reserve Low Density
2.01 The Urban Reserve Low Density plan designation (UR) is located in Bellingham's
Urban Growth Area and can be urbanized at such time that a full range of urban
services can be efficiently provided. The primary purpose of the Urban Reserve
Low Density designation is to promote an orderly transition from rural land uses
and densities to urban land uses and densities.
2.02 The rationale underlying ' the Urban Reserve Low Density designation is to
reserve certain land in the urban growth areas of cities for future urban
purposes and encourage interim uses that are complementary and compatible
With future urban densities and services. The designation intends to encourage
the responsible growth of urban. areas by assuring that a full range of urban
services is available to support urban level densities.
2.03 Locational Criteria
Areas appropriate for Urban Reserve Low Density designation include the
following:
2.03.1 Land areas adjacent to the City of Bellingham or the Urban Service
Area that are of sufficient size to adequately accommodate the
projected demands for residential, and associated uses,
transportation and public uses for the twenty year planning period.
2.03.2 Land areas where a full range of urban services presently exists or
can be economically and efficiently provided in the near future.
2.03.3 Areas that contain an adequate supply of vacant land suitable for
urban development.
2.03.4 The boundaries of the Urban Reserve designation should be well
defined, logical, provide a physical "sense of community ", and be
capable of being expanded to accommodate additional urban
growth as the need arises.
2.03.5 The Urban Reserve Low Density designation is implemented by the
Urban Residential zoning district when a full range of urban
services is provided. In areas where such services do not exist,
the maximum density is one dwelling unit per five acres.
2.04 The Urban Reserve Low Density designation is intended to be urban with urban
E7
uses and services and is to promote an orderly transition from rural land uses
and densities to urban land uses and densities.
2.05 The predominant land use pattern within the Urban Reserve Low Density land
use designation should be residential, allowing single family residential,
neighborhood scale commercial in specific designated areas, parks, and other
public uses.
2.06 The Urban Reserve Low Density designation allows three (3) dwelling units per
acre within the Lake Whatcom watershed and adjacent to Bellingham Bay. The
designation allows four (4) dwellings per acre in the Seaview area adjacent to
Bellingham Bay and in Dewey Valley east of Hannegan.
2.07 Consideration should be given to design standards for development in the Urban
Reserve Low Density designation. Wetland systems and sensitive areas should
be preserved and incorporated into the development site design plan. Access
shall be provided on residential streets.
2.08 Existing mobile home parks will be allowed to remain as non - conforming uses.
New mobile home parks may develop at underlying density of the zone. Citing
standards should be developed to allow for location of mobile home parks and
subdivisions in the future.
Urban Reserve Medium Density
2.09 The Urban Reserve Medium Density designation (URM) is located in
Bellingham's Urban Growth Area and can be developed at allowed densities
upon annexation or with annexation agreements in place. The designation is
intended to be developed with a full range of urban services. The designation
should provide for affordable housing types such as apartments, townhouses,
condominiums, mobile home parks, subdivisions and other compatible non-
residential uses; with 6 or more dwelling units per acre as the allowable density.
2.10 The designation promotes an orderly transition from low density uses to higher
density urban uses where predominantly residential uses complemented by
compatible neighborhood -scale recreational and commercial services are
appropriate.
2.11 Locational Criteria
2.1 1.1 The density classifications of twelve to eighteen units per acre
should be applied to areas in the Urban Growth Area that are
either adjacent to existing or planned residential developments
containing similar density levels or adjacent to existing or planned
commercial or light industrial, developments.
2.1 1 .2 Higher density developments should be located to take advantage
of good access to public transit, arterial routes of travel, and
commercial services and employment centers.
2.12 The predominant land use pattern includes single family detached dwelling units,
apartments, condominiums, rooming houses, mobile home parks, retirement and
convalescent centers, professional offices at a neighborhood scale, parks and
other public uses.
2.13 For those URM areas currently served by sewer and water, a mix of housing
types and densities is encouraged consistent with the adopted Plan for the
Urban Growth Area.
2.14 A mix of housing types and range of densities within the URM designation is
encouraged particularly in areas close to industrial, commercial and other urban
employment centers, adjacent to arterials and major connector streets, and
where there is access to transit, parks and other recreational areas.
2.15 Special consideration should be given to site design for all development in the
Urban Reserve Medium designation. Specific wetland systems and sensitive
environmental areas should be preserved and incorporated into the development
site design plan consistent with City ordinances. Access should be from
residential roads.
Urban Residential - Mixed
2.16 It is the purpose of this zone designation to provide an orderly transition from rural
to urban development by limiting densities and uses until services are available and
then to provide for mixed uses in a manner that encourages a range of dwelling unit
types and pedestrian access to convenience shopping and jobs while maintaining
an overall single family character and property values for the neighborhoods created
within this designation.
2.17 Locational Criteria
Areas appropriate for Urban Residential - Mixed (UR -MX) designation include the
Y following:
2.17.1 Land areas within the City of Bellingham's Northern Urban Growth
Area that are of sufficient size to adequately accommodate the
projected demands for residential, commercial, transportation and
public uses for the twenty year planning period.
2.17.2 Land areas where a full range of urban services presently exists or
can be economically and efficiently provided in the near future.
2.17.3 Areas that contain an adequate supply of vacant land suitable for
urban development.
10
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
Northern Urban Growth Area and can be developed at allowed densities upon
annexation or with annexation agreements in place. The designation is intended
to be developed with a full range of urban services.. The designation should provide
for affordable housing types such as apartments, townhouses, condominiums,
subdivisions and other compatible non - residential uses; with at least 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.
2.22 Special consideration shall be given to site design for all development in the Urban
Residential - Mixed designation. Specific wetland systems and sensitive
environmental areas shall be preserved and incorporated into the development site
design plan consistent with City ordinances.
2.23 Residential development should be located within walking distance of transit
stations, designated centers, parks and recreational areas.
2.24 Establishment of neighborhood commercial nodes shall require conditional use
permit approval. Once a site has been approved, the full range of permitted uses
shall be allowed.
2.25 Establishment of mobile home parks shall require conditional use permit approval.
2.26 Commercial development should occur in nodes. Linear strips will be discouraged.
2.27 Businesses in the centers will have their fronts located on collector streets; or
located adjacent to a public square or neighborhood park; and are no less than one -
half mile from an existing or proposed similar center or other commercial area or
zone.
2.28 Centers should be visible and accessible to pedestrians from the streets and clearly
defined through lighting, landscape, landmarks, and /or open space.
2.29 Parking will be located at the rear of the buildings with access from alleys or side
streets.
11
COMMERCIAL DESIGNATIONS
3.01 The Urban Fringe Subarea Comprehensive Plan provides two types of commercial
designations in the Urban Growth Area, and addresses the needs and opportunities
for the City of Bellingham, the Urban Growth Area, surrounding rural Subarea, and
larger regional area, and for smaller neighborhood areas.
General Commercial
3.02 The General Commercial designation is intended to provide a broad range of retail
goods and services that will benefit a large trade area commensurate with demand.
The designation also intends to facilitate safe and efficient circulation systems,
provide methods to attain compatibility with surrounding noncommercial areas, and
promote site design that will efficiently use available commercial land. Building
design should take into account aesthetic and compatibility concerns. The General
Commercial designation .is implemented by the General Commercial zone.
Comparable City zoning for the General Commercial designation is Commercial,
Planned.
3.03 Locational Criteria
Areas appropriate for the General Commercial designation should conform to the
following criteria:
3.03.1 Parcels that are served by arterials and /or collectors.
3.03.2 Parcels that have the potential of being served by urban level of
services.
3.03.3 The designation should be located where there is a public need.
3.04 Whatcom County acknowledges existing patterns of commercial uses within the
Urban Fringe Subarea. To provide for additional future commercial development,
certain areas are designated General Commercial allowing a range of commercial
uses including sales and servicing of vehicles, mobile homes and boats; eating and
drinking establishments; professional offices service and retail establishments;
commercial indoor and outdoor recreation; commercial wholesaling; multi - family
dwellings; and public uses that are necessary for the function of the designation.
3.05 Ensure compatibility between General Commercial developments and the
surrounding residential areas by identifying citing, design, and development
standards.
3.06 Encourage the location of new commercial development in proximity to other
existing commercial uses, or oriented to serve part of a planned development.
12
Neighborhood Commercial
3.07 The primary purpose of the Neighborhood Commercial is to provide convenience
goods and services to surrounding neighborhoods. Neighborhood Commercial
areas are generally located in residential areas. Some Neighborhood Commercial
areas are located in the rural portion of the Subarea and recognize existing small
scale commercial activity. The Neighborhood Commercial designation is
implemented by the Neighborhood Commercial zone. Comparable City zoning
would be Neighborhood Commercial.
3.08 Locational Criteria
Areas suitable for the Neighborhood Commercial designation should conform to the
following criteria:
3.08.1 Parcels are served by arterials or collector streets. The designation
is centrally located to the neighborhood it would serve.
3.08.2 The designation shall not exceed five (5) acres.
3.08.3 The designation is to be located on property where ownership
patterns and land parcelization is conducive for development.
3.09 The Neighborhood Commercial designation provides convenience goods and
services to surrounding neighborhoods of urban residential densities and should be
discouraged in rural areas.
3.10 Ensure compatibility between neighborhood commercial developments and the
surrounding residential areas by identifying and applying citing, design, and
development standards.
INDUSTRIAL DESIGNATIONS
4.01 The Urban Fringe Subarea Comprehensive Plan provides five types of industrial
designations -- Heavy Impact Industrial, General Manufacturing, Light Impact
Industrial, Gateway Industrial, and Airport Operations -- in the Urban Growth Area,
and addresses the needs and opportunities for the City of Bellingham, the Urban
Growth Area, surrounding rural Subarea, small neighborhood areas, and the larger
regional area. Each designation intends to meet a range of industrial needs.
Heavy Impact Industrial
Intent Statement
4.02 The underlying rationale of the Heavy Impact Industrial designation in the Urban
Fringe Subarea is to acknowledge existing heavy industrial uses situated in
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proximity to Bennett Drive, Marine Drive, and Roeder Avenue; to endorse a diverse
economic base; and to attain compatibility between industrial activities and adjoining
residential land uses.
4.03 Locational Criteria
Areas appropriate for the Heavy Impact Industrial designation should conform to the
following criteria:
4.03.1 Parcels that are generally flat, well drained, with sufficient soil bearing
capacities.
4.03.2 Parcels within the existing Heavy Impact Industrial designation with
sufficient land to provide buffers to non - industrial uses.
4.03.3 Proximity to transportation corridors (including direct access to
identified truck routes not requiring the use of residential streets) and
opportunities for interconnecting transportation modes (rail, truck
routes, water and air) and urban services including sewer, water,
storm drainage, fire and police protection and labor supply pools.
4.04 The Heavy Impact Industrial designation takes advantage of truck, rail, freeway, air
and water transportation access as well as proximity to potential labor pools. A full
range of urban services should be available to the heavy industrial areas including
sewer, water, storm drainage, and police and fire protection. The Heavy Impact
Industrial area is implemented by the Heavy Impact Industrial zone. Comparable
City zoning is Industrial, Planned. This zoning will ensure that uses allowed by
Whatcom County zoning (Urban Fringe Subarea -Heavy Impact Industrial and Light
Impact Industrial) will be allowed as outright permitted uses, subject to appropriate
development standards. Commercial uses will be prohibited.
4.05 It is the policy of Whatcom County to evaluate the short and long range impacts to
existing public facility, utility and transportation systems resulting from industrial
development. If it is determined that industrial development will cause financial and
physical impacts which exceed the scheduled capital improvement programs of
various systems, Whatcom County shall request industrial users to financially
participate in the costs of upgrading said systems.
4.06 Whatcom County should work with the City of Bellingham to manage and improve
direct truck access to and from the HII area which minimizes truck traffic flows in
adjacent and surrounding residential areas situated in the county and city.
4.07 Whatcom County shall encourage the appropriate governmental authorities
including the Northwest Air Pollution Authority, Department of Ecology and
Environmental Protection Agency to monitor pollution control and nuisance
abatement. Whatcom County should assure that the design and location of
industrial development will include consideration of pollutant sources and abatement
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methods, as well as environmentally sensitive areas which may be
situated in or in proximity to the industrial area. The location, development,
expansion and operation of industries should move toward minimizing pollution of
all forms and its impact on other areas.
4.08 When practical, Whatcom County encourages industrial operations to take place
within enclosed structures with the intent of minimizing potential light, glare, odors
and noise impacts to adjoining .residential uses.
4.09 Because the HII areas adjoins existing and planned residential areas situated in
Whatcom County and the City of Bellingham, it is necessary to move toward
obtaining mutual compatibility with said residential areas. To obtain mutual
compatibility, it is the policy of Whatcom County to permit those existing uses and
future uses which will minimize hazards, pollution, nuisances and odors to
surrounding residential areas. The following uses will not be permitted in the Heavy
Impact Industrial zoned district situated in the Urban Fringe Subarea: manufacturing
and processing of asbestos and products derived therefrom; petroleum refining
and the primary manufacture of products derived directly therefrom; primary
manufacturing of rubber, plastics, chemicals, paper, and primary metal industries.
Light Impact Industrial uses shall be allowed in Areas 1A, 113, and 1C of the
Shoreline Industrial Area.
4.10 With the intent of fostering and promoting compatibility with surrounding residential
land uses both in the county and the City of Bellingham, it is the policy of Whatcom
County to require industrial users to provide a buffer which is situated on industrial
land and adjoins the aforementioned residential areas. Said buffer may alternately
be provided off -site by written agreement in the form of a deed restriction on the off -
site parcel that runs with the land and that shall be filed with the County Auditor.
"rhe off -site buffer agreement shall be written so that it may be revised or rescinded
in the event that land uses or zoning designations are changed in such a way that
the buffer becomes no longer necessary.
4.11 Because certain existing industrial users are located adjacent to Bellingham Bay
and use the shoreline or water transport for a portion of their operation, it is the
policy of Whatcom County to require consistency with the Whatcom County
Shoreline Management Program for proposed industrial uses or the expansion of
industrially related uses which are proposed within the jurisdictional area of the
Program.
General Manufacturina
4.12 The General Manufacturing designation intends to provide fully serviced urban
areas for industrial activities which are less intensive than the County's Heavy
Impact Industrial uses, but may be more intensive than Light Impact Industrial
uses. General Manufacturing uses include manufacturing, fabrication, processing
and distribution of finished products, which will have a minimal impact on
surrounding non - industrial land use areas. General manufacturing operations may
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function independently of other industrial areas or may supplement the operations
of Light Impact Industrial or Heavy Impact Industrial areas.
4.13 Locational Criteria
Areas appropriate for the General Manufacturing designation should conform to the
following criteria:
4.13.1 Parcels that are generally flat, well drained, with sufficient soil bearing
capacities. Areas of steep slopes, wetlands, and environmentally
sensitive areas are not appropriate for general manufacturing
activities.
4:13.2 The size of General Manufacturing areas should be between twenty
(20) and several hundred acres commensurate with public need.
4:13.3 Proximity to transportation corridors, rail, freeway, air service, public
transit, urban services and direct access to identified truck routes..
4.13.4 Sufficient land to provide buffers between industrial operations and
adjoining residential areas.
4.14 The General Manufacturing designation takes advantage of truck, rail, freeway
and /or air transportation access, as well as proximity to potential labor pools. A full
range of urban services should be available to general manufacturing areas. The
General Manufacturing designation is implemented by the General Manufacturing
zone. Comparable City zoning is Industrial, Planned, uses limited to those in the
General Manufacturing zone.
4.15 The General Manufacturing zone allows uses related to manufacturing, fabrication,
processing and distribution of finished products and non - product uses such as
warehousing, and storage facilities, whereby industrial activities will have a minimal
impact on surrounding non- industrial areas.
4.16 To minimize the impact of development on adjacent residential areas, screening
and landscaped buffers are required.
4.17 Truck traffic should be directed away from residential and rural areas.
Light Impact Industrial
4.18 The underlying rationale of the Light Impact Industrial designation is to supply a
reasonable amount of land for light impact industrial uses which are dependent
upon proximity to other industries; are dependent upon an urban labor supply; will
promote efficient public and private expenditure and will be compatible with
surrounding non - industrial areas. The Light Impact Industrial designation is
implemented by the Light Impact Industrial zone. Comparable City zoning is
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Industrial, Planned and Institutional, Planned. At the time of annexation, the City
will determine what uses within the Industrial, Planned designation are appropriate
for specific LII areas.
4.19 Locational Criteria
Areas appropriate for the Light Impact Industrial designation should conform to the
following criteria:
4.19.1 The Light Impact Industrial designation should consist of a number of
parcels of sufficient size to accommodate zone and buffer
requirements. Said buffer may be provided off -site by written
agreement in the form of a deed restriction on the off -site parcel that
runs with the land and that shall be filed with the County Auditor. The
off -site buffer agreement shall be written so that it may be revised or
rescinded in the event that land uses or zoning designations are
changed in such a way that the buffer becomes no longer necessary.
4.19.2 Parcels that are generally flat, well drained, with sufficient soil bearing
capacities. Areas of steep slopes, wetlands, and environmentally
sensitive areas are not appropriate for Light Impact Industrial
activities.
4.19.3 Proximity to major transportation corridors, international transportation
routes with all weather access capability, and proximity to urban
services.
4.19.4 Sufficient land to provide buffers between industrial operations and
adjoining residential areas.
4.20 The Light Impact Industrial designation allows a range of uses related to industries
which do not emit smoke, glare, noise, vibrations, odors and other nuisance factors
which create unacceptable off -site impacts.
4.21 Part of the area bounded by Slater Road, the Burlington- Northern railroad tracks
and Silver Creek is designated Light Impact Industrial because of existing industrial
uses, and services provided by the City of Ferndale. Whatcom County will not
permit expansion of this industrial zone to ensure protection of Silver Creek,
maintain the rural character of the surrounding area, and preserve a natural buffer
area between the Cities of Ferndale and Bellingham.
Gateway Industrial
Whatcom County's economy is significantly influenced by its proximity to Canada and the
large population in Vancouver, B.C., and this role is anticipated to continue in the future.
The 1 -5 corridor and the Bellingham International Airport function as gateways into
Whatcom County and the City of'Bellingham. It is through these gateways that travelers
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form their first impressions of the community. To augment the positive impact of
international markets, it is desirable to provide a reasonable supply of land for a variety of
light industrial uses that would be attractive to travelers using the major international traffic
corridors. Uses in this zone are limited to those appropriate for a light industrial park
setting. In order to foster the economic vitality of the area, commercial uses are also
allowed where the transportation system makes them appropriate; however, the design
standards and buffering requirements are intended to discourage commercial uses except
where they are clearly more appropriate than light industrial park uses.
Light industrial parks frequently are large land areas that are master planned for aesthetic
and functional compatibility, but can be composed of small tracts of land in different
ownerships, whereby industrial uses occur independently but under overall design
standards. To take advantage of the opportunity to present a positive business image of
Bellingham and Whatcom County to travelers and because of the relatively small parcel
sizes in.:the area, standards for site, landscaping, building, and signage design have been
made integral parts of the comprehensive plan and zoning text rather than being adopted
as part of a master plan by an individual developer.
4.22 The Gateway Industrial designation is intended to provide concentrated areas,
located in proximity to major transportation corridors that will present a favorable
image of Bellingham and Whatcom County to travelers. In addition, in areas
immediately adjacent to full freeway interchanges, uses that serve the traveling
public are provided. The designation intends to facilitate safe and efficient
circulation systems, provide methods to attain compatibility among mixed uses, and
promote site design that is visually compatible with surrounding areas, including the
Bellingham International Airport. The underlying rationale of the Gateway Industrial
designation is to supply a reasonable amount of land for industrial developments
during the current planning period. Urban services must be available and will be
extended in an efficient and rational growth pattern. The Gateway Industrial
designation is implemented by the Gateway Industrial zone. Comparable
Bellingham zoning is Industrial, Planned with provisions of County Gateway
Industrial.
4.23 Locational Criteria
Areas suitable for the Gateway Industrial designation should conform to the
following criteria:
4.23.1 Proximity to major transportation corridors, Bellingham International
Airport, transportation routes with all weather access capability, and
proximity to urban services.
4.23.2 Public water, sewer, on -site storm water drainage, and sufficient fire
and police protection should either be presently available or should be
feasibly provided during the planning period.
4.23.3 Proximity to potential labor pool.
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4.23.4 Sufficient land to provide buffers between industrial operations and
adjoining residential areas.
4.24 The Gateway Industrial designation should use limited areas having industrial
access and traveler visibility in a manner that promotes the long range economic
vitality of Bellingham and Whatcom County. Uses should be directly related to the
access opportunities, or in certain areas, serve the traveling public.
4.25 The Gateway Industrial designation should enhance and maintain the natural and
economic resources of Bellingham and Whatcom County through land use patterns
that avoid linear strip development, while providing for safe and efficient vehicular
movement, by requiring that individual sites are designed in a clustered or
concentrated form of development instead of lining the road frontage. In addition,
site design standards are contained within the zoning text to aid in the compatibility
of mixed uses and the visual harmony with the surrounding areas.
Airport Operations
The Bellingham International Airport originated in 1940 as a single runway and developed
into a three - runway configuration in 1941 when the Army Corp of Engineers supervised its
construction with national defense funds. In 1947, the airport transferred ownership from
the federal government to Whatcom County, and in 1957 from the County to the Port of
Bellingham.
The federal government recognizes Bellingham International Airport as an integral part of
the national aviation system and has supported development at the airport over the years
through a variety of programs and projects including land acquisition, runway and taxiway
construction and maintenance, lighting systems, crash /fire /rescue
building construction, airport planning and others which have allowed the airport to expand
and meet the traveling needs of a growing population. Comparable City designations is
Institutional, Planned- Airport Operations.
4.26 The primary purpose of the present designation, Airport Operations, is to provide
sufficient area for existing and future regional airport operations to serve the
interests of Whatcom County. The District should be located and implemented
consistent with the goals, objectives and policies of the appropriate subarea
comprehensive plan. The District should accommodate regional airport facilities
and be served by adequate public services. The District should provide uses
related to the operation of an airport. Other uses should be allowed only upon land
designated by the Port's Master Plan.
4.27 Locational Criteria
4.27.1 The Airport Operations (AO) District is located and implemented
consistent with the goals, objectives and policies of the Subarea
Comprehensive Plan.
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4.27.2 The AO District should accommodate regional airport facilities and be
served by adequate public services.
4.28 Whatcom County and the City of Bellingham encourage the Port of Bellingham to
work closely with the Federal Aviation Administration to comply with and enforce
Public Laws 96 -193 (the Aviation Safety and Noise Abatement Act) and 90.411
(noise certification provisions prescribed for new subsonic aircraft) as well as to
continue to develop operational procedures to minimize noise generated by general
aviation activity at the airport.
4.29 Encourage buffer greenbelts around the Airport Operations (AO) District to minimize
impacts of noise generated by general aviation activities at the airport.
4.30 Whatcom County and the City of Bellingham recognize the existing and planned
orientation of runways at the Bellingham International Airport. To minimize hazard
and nuisance adjacent to and in the vicinity of the airport, land uses and densities
shall be compatible with airport uses.
4.31 Residential development is discouraged in the day -night average sound level (Ld�h)
of 65+ noise exposure contours. Builders are encouraged to include adequate
sound insulation for residential structures located close to the airport.
4.32 Whatcom County shall require plat language including a "hold harmless" agreement
concerning the normally expected activities and noise associated with airport
operations for proposed subdivisions which are situated within the
projected Ldn 65 noise exposure contour. These "hold harmless" agreements shall
be included in property deeds for parcels situated within the projected Ldn 65 noise
exposure contour.
RURAL
POLICIES APPLICABLE TO ALL RURAL DESIGNATIONS
5.01 The primary intent of the RURAL designation is to designate the location and
distribution of lands not designated for urban growth, agriculture or forestry and to
permit land uses compatible with the rural character of such lands and provide for
a variety of rural densities consistent with the Washington Growth Management Act
requirement for a Rural Element of the Comprehensive Plan.
5.02 An additional intent of the designation is to move toward attainment of the Regional
Design Goal (see 1979 Goal Statements) with respect to future rural development
in which residential density should be low, not result in a demand for urban services,
conserve agricultural and forest lands, and complement the existing rural character.
The rural character may be defined as an area where there is a mixture of pasture
land, cropland, woodlots and dispersed settlement land forms.
5.03 It is the policy of Whatcom County to encourage use of the cluster option in the
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design of new subdivisions consistent with the intents and purposes stated in the
Lot Clustering provisions of the Official Whatcom County Zoning
Ordinance, Title 20, as a means to encourage the multiple land use potential,
acknowledge factors which may preclude higher densities, maintain the low density
rural character, conserve natural and environmentally sensitive areas, and
encourage site design to reflect both physical and economic constraints.
5.04 New residential subdivisions shall comply with the following policies:
5.04.1 To minimize ingress and egress along arterials, subdivisions should
avoid forming lineal residential lot patterns adjacent to said roads.
5.04.2 When a cluster subdivision is situated adjacent to less intensive uses
(agriculture, forestry or large parcel residential), the .subdivision
should be buffered at the site periphery with appropriate landscaping
and fencing to prevent the encroachment of vehicles, pedestrians,
animals and nuisances onto less intensively utilized parcels.
5.05 A significant amount of planned RURAL area is situated in proximity to the
Bellingham International Airport. With the intent of promoting compatibility between
existing and planned airport operations, it is the policy of Whatcom County to
encourage builders of residential structures to include sound insulation for
residences within the projected Ldn 65 noise exposure contour.
Rural Residential
5.06 Rationale: Not all citizens prefer to live in concentrated urban areas. Some prefer
instead a setting of lower density. Lower density usually implies that a full range of
urban utility services (public sewer and water) are not provided, sheriff and fire
protection are provided to a lesser degree than in urban areas, roadways have not
been scheduled for capital improvements to City standards and the residential
landscape is visually different than in urban areas. The RURAL RESIDENTIAL
designation is intended to provide land areas in proximity to urban areas
characterized by low density residential settlements, integrated with agricultural and
woodlot land use forms while at the same time limiting Rural densities to one
dwelling per five acres in areas not already developed in smaller parcels, as
required by the County -Wide Planning Policies.
5.07 Locational Criteria
Areas appropriate for the RURAL RESIDENTIAL designation include the following:
5.07.1 Areas where low density residential development already exists and
that are currently served or planned to be served with a partial range
of urban level services, including publicly provided sewer or water, fire
and sheriff protection, and storm drainage.
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5.07.2 Areas that contain soils which are generally not considered suitable
for commercial agriculture, forestry or mineral extraction.
5.08 The RURAL RESIDENTIAL designation should be provided with a partial range of
public sewer and water, volunteer fire protection, law enforcement services from the
Whatcom County Sheriffs Department, and County - maintained roads with adequate
capacity for rural traffic volumes.
5.09 The predominant land use pattern within the RURAL RESIDENTIAL areas shall be
residential and related uses including public parks and recreation facilities, home
occupations and neighborhood grocery stores.
5.10 With the intent of acknowledging existing RURAL RESIDENTIAL land use patterns,
.the designation is implemented with the RURAL RESIDENTIAL zone district with
TWO residential densities. Where a partial range of public utility services is
available and the existing lot sizes are generally less than one half acre, the density
is two dwelling units per acre. Where a partial range of services exists and existing
parcels are predominantly one half acre to one acre, the density is one dwelling unit
per acre.
5.10.1 In the area along Marine Drive generally contained within the
boundaries of Whatcom County Water District No. 2, outside of
Bellingham's Urban Service Area, the density of one dwelling unit per
acre is retained.
5.10.2 In the Toad Lake area, where existing lot sizes are generally less than
or equal to one -half acre, the density of two dwelling units per acre is
retained.
Rural Low Density
5.11 Rationale:
5.11.1 The present land use pattern in several parts of the subarea is
characterized by part to full time farming or forest land and low
density residential development. This type of multiple use landscape
can be considered as rural, with a mix of pasture land, woodlots and
dispersed residential settlement. In conjunction with this landscape
is an absence of past and future commitments for public sewer, water
and roadway improvements; and physical constraints such as soils,
water or topography that inhibit higher residential densities.
5.11.2 These areas may also contain nonrenewable natural resources, such
as soils which contribute to agricultural or forestry productivity, or
sand and gravel deposits suitable for extraction.
5.11.3 Rural areas of the subarea offer alternative residential living
22
opportunities compared to that of the urban or moderately dense
residential setting. Employment alternatives also exist that are
associated with part to full time agriculture, forestry and home
occupations.
5.11.4 The RURAL LOW DENSITY designation is also intended to
acknowledge physical and cultural factors which currently are and
during the planning period will continue to be limitations to higher
densities. Physical factors relate to soil percolation rates, depth to
groundwater level, steep topography, and the presence of aquifers;
whereas, cultural factors pertain to the absence of public services and
circulation networks. Moreover, this policy intends to conserve
environmentally fragile areas and retain future access options with
respect to nonrenewable natural resources (sand, gravel, coal and
minerals, and soils which contribute to agricultural and forest
productivity).
5.12 Locational Criteria
Areas appropriate for the RURAL LOW DENSITY designation include areas where:
5.12.1 Land areas where existing residential density is very low.
5.12.2 Land areas where physical features such as lack of adequate
groundwater, slow permeability rates and seasonal ponding require
very low densities in order to mitigate the impacts of these physical
constraints.
5.12.3 Land areas where there is the possibility of utilization of natural
resources such as agricultural soils, mineral resources, and forest
lands.
5.12.4 There are no planned capital improvements to community facilities,
utilities or transportation systems.
5.13 To comply with the rationale and locational criteria of the designation and to
acknowledge existing RURAL LOW DENSITY land use patterns, the designation
is implemented with the RURAL zone district with residential densities of one
dwelling unit per two acres; one dwelling unit per five acres; and one dwelling unit
per ten acres according to the following criteria:
5.13.1 The density of one dwelling unit per two acres is retained in the
Britton Road area south of Toad Lake; and the Country Lane/Wynn
Road area west of Bellingham International Airport; where:
(a) existing residential density is less than or equal to one dwelling unit
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per two acres.
(b) average parcel size is greater than or equal to two acres.
5.13.2 The density of one dwelling unit per five acres is retained in the area
generally east of Guide Meridian, south of Smith Road and north of
the Urban Reserve designation; an area generally situated between
Northwest Drive and Aldrich Road. Bellingham Airport and Aldrich
Road; and the Curtis Road area generally situated between Slater
Road and Country Lane; where:
(a) existing residential density is less than or equal to one dwelling unit
per five acres.
(b) average parcel size is greater than five acres.
(c) the predominant land use pattern is a mix of dispersed low density
residential use with part to full time farming and forestry.
(d) natural resources including agricultural soils, forests, and mineral
resources are present.
(e) portions of Squalicum, King and Queen mountains have slopes in
excess of fifteen percent.
5.13.3 The density of one dwelling unit per ten acres is retained in the area
between Aldrich Road and Guide Meridian Road south of Smith
Road; where:
(a) existing residential density is less than or equal to one dwelling unit
per ten acres.
(b) average parcel size is greater than ten acres.
(c) the land is and has been used for commercial agricultural or forestry
operations.
(d) natural resources including agricultural soils, forests, and mineral
resources are present.
AGRICULTURE
6.01 The purpose of the AGRICULTURE designation is to maintain and encourage the
conservation of agricultural lands in Whatcom County consistent with the
Washington Growth Management Act requirement to preserve agricultural resource
lands. An additional purpose is to minimize conflicts between agricultural and
nonagricultural uses by directing non - agricultural uses to rural or urban areas. The
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AGRICULTURE designation also intends to maintain natural systems and
processes; conserve energy, in that less energy is required to farm the most fertile
agricultural lands; sustaining specialty crops, such as strawberries, raspberries and
blueberries; consistent with the Whatcom County Goal Statements pertaining to the
conservation of agricultural lands and the Economic Development section of the
County -Wide Policies.
6.02 Rationale: Commercial agriculture is a significant economic activity in Whatcom
County. Urban encroachment can raise the assessed valuation, resulting in higher
property taxes for the farmer. Premature urban development frequently forces the
farmer to sell agricultural lands for urban purposes. This situation is especially
pronounced in the "Fringe" areas of cities, where urban growth pressures are most
evident.
6.03 Locational Criteria
6.03.1 Physical characteristics utilized for the designation include Lands
classified as "prime farmlands" or "farmland of statewide importance"
by the Soil Conservation Service and Cooperative Extension Service
and 100 year floodplain areas of the Nooksack River and Silver
Creek.
6.03.2 Cultural characteristics include areas where the predominant land
uses are full or part time agricultural operations, including silviculture;
there is a lack of commitment to non -farm uses other than residences;
urban sewer and water services are not planned; the land use history
indicates farming has been a viable or potentially viable land use;
there is a pattern of capital investment in agricultural operations; and
parcels are in the Open Space Taxation classification pursuant to
RCW 84.34.
6.04 AGRICULTURE uses include the cultivation, management and harvest of field,
shrub, vine, greenhouse, orchard and forest crops; dairying, livestock raising and
small animal husbandry; beekeeping and mushroom raising.
6.05 Land designated as AGRICULTURE is encouraged to continue in such uses and
should be protected from external factors which may cause conversion to
nonagricultural uses.
6.06 The AGRICULTURE designation is retained in the general area of the Nooksack
River floodplain.
6.07 The AGRICULTURE designation is implemented by the AGRICULTURE zone
district with a forty acre minimum parcel sizes for residential uses.
6.08 Nonagricultural related uses are discouraged from locating within designated
AGRICULTURE areas.
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6.09 The implementation of "special district" plans and capital improvement programs
shall not result in detrimental impacts to the AGRICULTURE lands of Whatcom
County. Preservation of agriculture is a high priority when considering expanding
urban growth areas to meet projected population needs.
6.10 Whatcom County will encourage the retention of small family farms by supporting
direct marketing programs and activities such as the Bellingham Farmers Market for
the Whatcom County farming community.
6.11 To conserve the agricultural land and economic base of Whatcom County and to
conserve Prime Agricultural soils, Whatcom County will encourage agricultural land
owners to utilize the tax benefits of RCW 84.34, the Open Space Taxation Act.
6.12 To promote the conservation of agricultural lands and the economic stability of
-- existing and future agricultural operations, Whatcom County will coordinate and
:participate in programs with the Agricultural Extension Service, Soil Conservation
Service and other agricultural organizations.
: 6.13 Service levels in the AGRICULTURE designation include individual on -site septic
systems, individual wells or water associations, fire protection from a Whatcom
County Fire Protection District and law enforcement from the Whatcom County
Sheriffs Department.
0
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V. URBAN GROWTH AREA
A. URBAN GROWTH AREAS DEFINED
Under the Growth Management Act (GMA), cities and counties are required to designate
areas where urban growth shall be encouraged and areas where urban development shall
be discouraged. Urban growth, as defined by the GMA,
"refers to growth that makes intensive use of 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."
The purpose of designating urban growth areas is to promote compact urban development;
ensure efficient use of land resources; and facilitate the economic provision of urban
services. Urban growth areas should include areas and densities sufficient to provide for
the urban growth that is projected to occur in the next twenty years. Urban growth requires
urban levels of service, including: storm and sanitary sewer systems, domestic water
systems, transportation, fire and police protection, public transit, schools, parks and other
public utilities associated with urban areas.
Since the intent of the GMA legislation is to ensure concurrency of facilities and services
with projected growth and development, urban growth should be located first in areas
already characterized by urban growth. These areas should have existing public facilities
and service capacities to serve the development of the area. Second, urban growth should
be located in areas that will be served by a combination of existing and planned public
facilities and services; and finally in areas adjacent to areas characterized by urban growth,
where adequate public facilities and services are not presently available.
Compliance with the GMA requires cities to complete an analysis of the availability and
need of land within and adjacent to its boundary for natural resources, open space,
housing, commerce, industry, transportation and the location and need for public facilities
and services. The City of Bellingham in cooperation with Whatcom County has analyzed
these needs to identify areas appropriate for inclusion in the City's Urban Growth Area.
The City and County will work together to direct the rate, amount, type, timing and location
of urban growth.
B. FACTORS AFFECTING URBAN GROWTH AREAS
Land use development in the City of Bellingham and adjacent urban areas is the result of
a variety of economic, social and physical variables. The direction, type, and timing of
growth are influenced by the topography; environmental constraints, market conditions, the
extension of services including sewer and water; and the development of transportation
systems.
In evaluating the areas adjacent to the City limits, a number of assumptions were made
27
and specific criteria reviewed. Some of the primary assumptions include the following:
1. The City of Bellingham's Urban Service Area, established in 1985 is the
logical area for the major portion of the City's Urban Growth Area to the
north;
2. The Urban Service Area is characterized by urban growth and is partially to
fully served with City sewer and water;
3. Some annexations occur prior to the extension of services and development.
4. As population in urbanized areas increases, demands for public facilities and
services also will increase;
5. Bellingham will continue to be a primary public facility and service provider;
there is a need to require development to pay impact fees in urban growth
areas;
6. Some areas outside the Urban Service Area are characterized by urban
development;
The criteria used for evaluating Bellingham's urban growth areas are based on an analysis
and evaluation of the following:
1. Population projections;
2. Land supply needs for residential, commercial, industrial, and recreational
developments;
3. Urban service capacity, including sewer, water, and other infrastructure;
4. Existing and future plans- recognizing consistency and compatibility with
existing local and regional policies: including GMA goals, County -wide
Planning Policies, and Visions for Bellingham Goals;
5. Protection of wetlands and associated systems, sensitive environmental
areas, and open space;
6. Requests for specific zoning by property owners.
M
VI. NEIGHBORHOOD PLANNING AREAS
For planning purposes, the Urban Fringe Subarea is divided into three larger Analysis
Areas. Within each Analysis Area, smaller "Neighborhood Planning Areas" have been
identified and named. Each neighborhood planning area is further divided into smaller
areas which have a number of factors in common, including zoning, topography, land
uses, infrastructure, service capacity, sensitive environmental areas, wetland systems,
open space, stream corridors, and others. The following section provides a discussion of
the neighborhood planning areas within Bellingham's proposed Northern Urban Growth
Area, and includes: 1) identification of Whatcom County zoning districts within each
neighborhood planning area, 2) proposed City zoning designations after annexation, and
3) maps showing the Neighborhood Planning Areas and the smaller planning areas within
the neighborhood. A later section of this Plan will discuss areas to be evaluated during the
City's Five Year Periodic Review.
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A. MARINE DRIVE /AIRPORT ANALYSIS AREA
The Marine Drive /Airport Analysis Area comprises seven neighborhood planning areas
within Bellingham's Northern Urban Growth Area as identified below. The following section
contains a description and map for each planning area. These larger areas are further
divided into planning subareas which have a number of factors in common, including
zoning, topography, land uses, infrastructure, service capacity, sensitive environmental
areas, wetland systems, open space, stream corridors, and others. The neighborhood
planning maps identify the neighborhood boundary, proposed subareas, existing Whatcom
County zoning in brackets O, and proposed Whatcom County zoning. Special features of
a planning area or vicinity may be identified. Upon annexation, comparable City zoning
would apply.
Neighborhood Planning Areas:
MAP 1:
Shoreline Industrial Area
MAP. 2:
Airport/Marine Drive Mixed Use Area
MAP 3:
Bennett Drive Residential Area
MAP 4:
Airport Gateway /Operations Area
MAP 4A:
Airport North Industrial Area
MAP 413:
Pacific Highway North (Industrial /Commercial Area
MAP 5:
Curtis Road Industrial Area
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MAP 1: SHORELINE INDUSTRIAL AREA
This planning area is located adjacent to Bellingham's city limits and Bellingham Bay and
has four zoning designations: Heavy Impact Industrial (H11), Light Impact Industrial (LII),
Urban Residential, (UR3) three dwelling units to the acre, and Recreation and Open Space
(ROS). The area is generally flat with some high bluffs, narrow backshores, slopes in
excess of 15% adjacent to the Bay, and sandy beaches. There is some slope instability
adjacent to the Bay. Wet areas have been identified between the Burlington Northern
Railroad and Marine Drive on the Tilbury Cement property and the Marine Drive Industrial
Park. Little Squalicum Creek flows through portions of the area. Little Squalicum Park is
located at the area's southern boundary and adjacent to the City's Birchwood
Neighborhood. A high yield aquifer underlies much of this area.
The area has included significant employment and industrial uses for over 80 years. Over
time, the industrial activity has continued to grow and has been accompanied by
substantial residential growth. In 1971, portions of the area were designated Select
Industrial because of the proximity to residential areas. The area was zoned Unclassified
and later zoned Select Light Manufacturing in 1973. In 1984, parts of the area were
rezoned to Heavy and Light Impact Industrial, because of existing industrial uses and
proximity to air, rail, and water transportation, and the 1 -5 corridor. The area is presently
characterized by heavy and light impact industrial uses and single family homes along
Marine Drive and in the Seaview Subdivision.
Roads serving the area include: Bennett Drive, and Roeder Avenue, established truck
routes, and Marine Drive. In 1977, Bellingham restricted trucks over 28,000 Ibs from using
Eldridge Avenue as an east/west truck route. Since that time, trucks use Squalicum
Parkway and Roeder Avenue to access waterfront industries. Some truck traffic continues
to use Cedarwood Avenue, West Illinois Street, Patton Street, and Edens Avenue as the
sole access to some industrial property. In 1989 -90, Bennett Drive was upgraded to full all
weather commercial standard to improve access to the industrial area, 1 -5 corridor, and
airport facilities. The Burlington Northern Mainline follows the shoreline with spurs serving
industries. Airport service is within one half mile at Bellingham International Airport.
Water District 2 serves the area with water purchased from the City of Bellingham.
Whatcom County Fire District #8 provides fire protection services, and has mutual aid
agreement with other fire districts and the City of Bellingham. Police protection is
provided by the Whatcom County Sheriffs Department. City services include sewer and
water extensions along Marine Drive, with service to the Seaview subdivision and some
industrial sites. Portions of the area adjacent to Bellingham Bay are within Whatcom
County's Shoreline Management Program and have Urban and Conservancy shoreline
designations.
Issues affecting development of the area include: 1) Maintaining the area as a long-
term industrial employment center, 2) upgrading utilities (water, sewer, storm drainage
systems) to urban levels, 3) the location of residential areas close to heavy impact
industrial uses, 4) truck traffic through residential neighborhoods, 5) off -site impacts such
31
as noise, odors, chemical fumes, airborne particulates, industrial odors and noise levels,
6) water and soil contamination and air pollution, and the need for clean -up of known
contaminated sites; 7) recreational and open space protection, 8) physical and visual
access to the shoreline, and 9) the general aesthetics of the area.
The intention of the Heavy Impact Industrial designation acknowledges the history of
industrial uses in the area, and accommodates potential expansion of industrial uses within
the HII zone. Because the HII area is adjacent to existing and planned residential areas
in Whatcom County and Bellingham, specific industrial uses are prohibited. The continuing
intent of the Heavy Impact Industrial zoning in the Urban Fringe Subarea is to prevent
primary manufacturing activities (those activities utilizing raw materials) that adversely
impact the environment, and to allow the use of secondary products. Applicable
development and performance standards, including the Urban Fringe Heavy Impact
Industrial zoning and development regulations, are intended to provide the mechanism for
attaining compatibility between residential and industrial uses. Industrial uses must
incorporate adequate setbacks, buffers, and other necessary measures to protect the
adjacent: residential neighborhoods from negative offsite impacts, including smoke, glare,
noise, vibrations, odors, and other forms of pollution.
The City of Bellingham supports a mix of water dependent uses on the waterfront as
reflected in the Visions for Bellingham goals document. Along with continued provision for
heavy industrial uses, Light Impact Industrial uses will be allowed as permitted uses.
Elsewhere in the County, Heavy Impact Industrial zoning is primarily preserved for Heavy
Impact Industrial uses, and Light Impact Industrial uses are limited. The Urban Fringe
Subarea's Heavy Impact Industrial zoning, because of its proximity to residential areas, is
intended to support existing industries, and to allow Light Impact Industrial uses as outright
permitted uses.
Minimizing public contact with hazardous materials is an agreed upon goal. Where
industrial sources are close to residential areas, as in the Shoreline Industrial Area, City
and Urban Fringe policies are intended to provide the direction for implementing measures
that will.achieve compatibility between industrial and residential uses. These policies are
intended: >to require each industry to employ the best practicable pollution control and
nuisance; abatement technology. Where federal, state or regional laws or regulations
specify-the level of technology to be employed, that standard shall apply. Permits on
contaminated sites should be granted subject to compliance with remediation measures
required by the agency or agencies having jurisdiction.
Industrial activities shall not produce detrimental impacts beyond their property line. Off -site
impacts will be managed in compliance with applicable laws and regulations. Mitigation
measures include buffering, the potential use of enclosures, or other measures that
achieve compliance with applicable laws, regulations and ordinances.
In compliance with the Growth Management Act (Chapter 36.70A RCW), the City of
Bellingham, Whatcom County, Port of Bellingham and appropriate public agencies will
cooperate in storm water, and drainage basin planning. Each local jurisdiction shall, as
appropriate, implement drainage basin plans in a cooperative manner to reduce and
32
eventually eliminate harm to the environment from their shared storm water runoff. Each
responsible agency shall review drainage, flooding and storm water run -off for all new
development and redevelopment in the Shoreline Industrial Area, in accordance with
applicable ordinances, (Chapter 15.42, Bellingham Municipal Code). Each jurisdiction will
cooperate in providing the guidance for corrective actions to mitigate or cleanse those
discharges that pollute waters of the state, including Puget Sound or waters entering Puget
Sound, pursuant to RCW 36.70A.070. In the Shoreline Industrial Area, this includes, but
is not limited to, Little Squalicum Creek and Bellingham Bay.
AREA 1A, 113, 1C
The Heavy Impact Industrial properties, approximately 114 acres, are located in three
defined subareas, physically separated by light industry, urban residential development
and geographical features such as bluffs and ravines. The City's Birchwood neighborhood
defines the area's northern and eastern edges. The County's Alderwood neighborhood is
at its northern and western edges. Puget Power adequately serves the Shoreline Industrial
Area. Recent upgrades to the electrical system have been performed by Puget Power
which serves the. Shoreline Industrial Area. Airport service is within 2,000 feet at the
Bellingham International Airport.
Subarea 1A, containing a plywood mill and seafood processor, is located on Bellingham's
working waterfront at the northeast end of Roeder Avenue near its intersection with
Seaview Avenue. Access to these industries is from Squalicum Parkway and Roeder
Avenue.
Subarea 1 B, the cement plant site (50 plus acres) sits on the bluff above Bellingham Bay
and is located south of Marine Drive. Residential areas abut the site on the northwest and
southeast. Access to the site is from Cement Plant Road and Marine Drive.
Subarea 1C, located to the north of Marine Drive and east of Bennett Drive, includes a
wood treatment facility, steel fabrication, a fiberglass manufacturer, and two vacant
parcels. Access to this area is from Marine Drive and Bennett Drive which are. identified
truck routes. The easternmost sites must currently use residential streets, including
Cedarwood, Patton, West Illinois, and Edens Avenue to access their property. Bellingham,
Whatcom County, area industries, and neighborhood residents should be encouraged to
work together on ways to provide direct access to Marine Drive and Bennett Drive, and
significantly reduce or eliminate truck traffic on residential streets.
County policies acknowledge the existing HII uses in the Shoreline Industrial Area, and
supports their continued operation. Because of the residential /industrial interface and the
necessity to protect the population from environmental hazards and off -site impacts, certain
HII uses are prohibited. As stated in Policy 4.09, the following uses shall not be permitted
in HII zones in the Urban Fringe Subarea: manufacturing and processing of asbestos and
products derived therefrom, petroleum refining and the primary manufacture of products
derived directly therefrom, primary manufacturing of rubber, plastics, chemicals, paper and
primary metal industries.
33
Issues affecting development in the area: 1) maintaining a viable employment center,
2) upgrading utilities- water, sewer, storm water drainage systems, 3) creating and
enhancing buffers between industrial and non - industrial uses, 4) truck traffic on residential
streets, 5) off -site impacts such as noise, odors, chemical fumes, airborne particulates, 6)
water and soil contamination and the need for clean -up of known contaminated sites (eg.
Little Squalicum Creek and wood treatment facility site), 7) protecting Little Squalicum
Creek and Park watershed and other recreation and open space areas, 8) access to -the
waterfront, and 9) general aesthetics of the area.
The above concerns are intended to be addressed through County or City zoning
regulations and compliance with development and performance standards. Special
consideration should be given to site design with appropriate setbacks and buffers
between residential and industrial uses. Improved access to and from all properties within
Area 1C and 2C should be encouraged, including a connection to Marine Drive and
Bennet Drive. Light Impact Industry, should be permitted in Area 1. As noted above,
affected jurisdictions will cooperate in storm water, and drainage basin planning to reduce
and eventually eliminate harm to the environment from storm water runoff.
Storm water runoff management and sanitary sewer connections should be encouraged
to eliminate detrimental impacts to Little Squalicum Creek watershed. The City, County,
Port of Bellingham, and other regulatory authorities should provide guidance for preventing
soil and water contamination, and agencies with jurisdiction should provide guidance for
corrective actions to mitigate or clean up those areas identified as contaminated.
RECOMMENDATION
Retain the Urban Fringe Heavy Impact Industrial (HII) designation for Area 1A, 1B, and 1C,
with modification to clarify prohibited uses, add Light Impact Industrial uses as outright
permitted uses, and incorporate other amendments needed to bring zoning into
compliance with the Urban Fringe Subarea Plan.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning for the Heavy Impact Industrial zone in Whatcom County's Urban
Fringe Subarea and Bellingham's Urban Growth Area is Industrial, Planned. This zoning
will ensure that uses allowed by Whatcom County zoning (Urban Fringe Subarea -Heavy
Impact Industrial and Light Impact Industrial) will be allowed as outright permitted uses,
subject to appropriate development standards. Commercial uses will be prohibited.
Special consideration should be given to road improvements, access directing truck traffic
to designated truck routes, internal circulation, public access to the waterfront, viewpoints
where appropriate, buffers from residential and recreational areas, shoreline, drainage, and
sewer and water service. For new uses, serious consideration should be given to enclosure
of activities with potential offsite impacts. Some marine uses should be allowed within the
Planned Industrial designation for properties adjacent to Bellingham Bay.
34
AREA 2A, 26, and 2C
The Light Impact Industrial properties, approximately 64 acres, are located north of Marine
Drive, in three defined subareas separated by heavy impact industrial development,
residential, Little Squalicum Creek ravine and Park. Area 2A, comprising approximately 47
acres, is located north of Marine Drive and east and west of Bennett Drive. That portion
located west of Bennett Drive is approximately 43 acres and is bounded on the north by
McAlpine Road. Access to the area is from Marine Drive. Existing light impact industrial
uses include: warehousing, electrical and repair shops, storage facilities, and some vacant
parcels. That portion of Area 2A east of Bennett Drive is zoned Heavy Impact Industrial,
and is characterized by small lots and some existing single family dwellings. Cedarwood
Avenue forms its northern boundary. The Heavy Impact Industrial setback requirements
make development of these parcels difficult without variances. A Light Impact Industrial
designation will allow development to occur without variances; will provide less intensive
industrial development adjacent to residential development to the north; and will be
consistent with the Light Impact Industrial zone across Bennett Drive.
AREA 2B, approximately 12 acres, is located adjacent to Marine Drive and across from
Seaview Subdivision and other residential housing along Marine Drive. Its northern
boundary abuts the HII Area 1C. Little Squalicum Creek and ravine forms the area's
southeastern boundary. Timpson Way and Krabbe Drive (both unimproved) traverse this
area and provide access from Marine Drive. Several industrial businesses and a
restaurant/lounge are located in the area.
AREA 2C is approximately 9 acres of vacant land owned by Bellingham Technical College.
'rhe City's Birchwood Neighborhood forms the eastern boundary; the college campus,
located within the City limits, abuts the area on the southwest; and Little Squalicum Creek
ravine is the area's southwestern boundary. West Illinois Street (unimproved) is the
northern boundary. Access to the area is from Nome Street. Heavy impact industrial uses
in AREA 2C are not appropriate adjacent to residential development, recreation and
sensitive environmental areas, or school facilities because of the possible impacts from air
pollution and water and soil contamination. Proximity to existing industrial uses makes this
site a good location for cooperative technology /education programs. Light Impact Industrial
uses in this area could complement the technology and training programs offered at
Bellingham Technical College. When the area is annexed to the City of Bellingham, the
zone designation will be public, consistent with other school properties in the City.
Issues affecting development in the area: 1) maintaining a viable employment center,
2) upgrading utilities- water, sewer, storm water drainage systems, and roads, 3) creating
and enhancing buffers between industrial and non - industrial uses, 4) protecting Little
Squalicum Creek, Park, the watershed, and other recreation and open space areas, 5)
water and soil contamination and the need for clean -up of known contaminated sites (eg.
Little Squalicum Creek); 6) access to the waterfront, 7) off -site impacts such as noise,
odors, chemical fumes, airborne particulates, and 8) general aesthetics of the area.
35
RECOMMENDATION
Retain Light Impact Industrial for AREA 2A west of Bennett Drive and AREA 2B. Rezone
AREA 2A east of Bennett Drive and AREA 2C from Heavy Impact Industrial to Light Impact
Industrial (LII).
COMPARABLE FUTURE CITY ZONING
Comparable City zoning for Whatcom County's Light Impact Industrial is Industrial,
Planned. Uses should be limited to those in the County's Light Impact Industrial zone.
Commercial uses will be prohibited. The Public designation for AREA 2C is consistent with
other areas in the City where schools are located. Special consideration should be given
to buffers adjacent to residential areas, sewer and water service, and site design.
Commercial uses will be prohibited.
AREA 3
This area is located adjacent to Marine Drive and the Cement Plant site. Cement Plant
Road forms its southern boundary. The area is approximately 2 acres and is currently
zoned Heavy Impact Industrial (HII). Several vacant buildings are located on -site. Because
the parcels are small, Heavy Impact Industrial setback requirements make development
of the area difficult without variances. Because the area is adjacent to industrial
employment centers, residential dwellings along Marine Drive and the Seaview
Subdivision, and across from a commercial use at the intersection of Marine Drive and
Bennett Drive, the area is more appropriate for Neighborhood Commercial development.
RECOMMENDATION
Rezone the area to Neighborhood Commercial.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning for Whatcom County's Neighborhood Commercial is Commercial,
Neighborhood.
°` AREA 4
This area is located south of Marine Drive and adjacent to Bellingham Bay. The area
comprises approximately 25 acres and is currently zoned Urban Residential (UR3) three
units per acre provided sewer and water services are available. The HII zone is adjacent
to this area to the northwest and LII zone is adjacent to the northeast. The terrain is
generally flat except for steep slopes and bluffs adjacent to the shoreline. Bluff height
varies between 60 and 100 feet and slopes often exceed 45 percent. Slope stability is
marginal due to wave action at the toe of slopes and subsequent bank over - steepening,
a situation which may be aggravated by human actions. Structures should be situated at
sufficient distances from slope crests to be safe from slides and erosion, which may be
expected to occur periodically. The area is characterized by single family residential
36
development. Seaview Subdivision comprises approximately 9 acres of this area. Given
the location of this area adjacent to the shoreline, views should be protected and access
to the beach provided.
The County's cluster subdivision provides for 8,000 square foot building sites with
designated "Reserve Tracts" for both protection of environmental amenities and future
division and development of the land. Subdivision of reserve tracts can only occur through
the long subdivision process and only under specific circumstances. An increase in density
allowing four dwelling units to the acre is appropriate provided cluster development and
protection of views are required.
RECOMMENDATION
Rezone the Area to Urban Residential (UR4).
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Single Family Residential, 10,000 square feet per unit with
cluster requirement. Special consideration should be given to road improvements, access,
internal circulation, cluster development, shoreline and view protection, public access to
the beach, view protection, viewpoints where appropriate, buffers, access, and sewer, and
water service.
AREA 5
This area, known as the Little Squalicum Creek and Park Site, comprises approximately
18 acres and is currently zoned Recreation Open Space (ROS). The area is located
adjacent to Bellingham's Birchwood Neighborhood, in a ravine downstream from the
Bellingham Technical College (BTC). The property starts at the school and continues
downstream to the saltwater shoreline. Much of the ravine is over 100 feet wide at the
bottom and quite flat. The County owns about 200 lineal feet of.shoreline in this area. It
is possible that negotiations with the owners of the cement plant and the Port of
Bellingham could result in a much larger beach area for public use. Recommended
facilities for the site include: paved trail system from the parking lot to the beach; (parking
is presently available in the BTC parking lot) limited multi -use open grass play areas; picnic
sites; and restroom facilities. Through an interlocal agreement with Whatcom County, the
City of Bellingham will develop, operate and maintain this park site.
Issues affecting development of the area include: 1) recreational and open space
protection, 2) . water and soil contamination and the need for clean -up of known
contaminated sites, 3) off -site impacts such as noise, odors, chemical fumes, airborne
particulates, industrial odors and noise levels, 4) water and soil contamination and air
pollution, and the need for clean -up of known contaminated sites; 5) recreational and open
space protection; 6) physical and visual access to the shoreline, and 7) the general
aesthetics of the area.
The City of Bellingham, Whatcom County, Port of Bellingham, and other public agencies
37
shall cooperate in developing an interlocal agreement and seeking funding sources to
address storm water, and drainage basin planning in the Shoreline Industrial Area, and
shall cooperate to reduce and eventually eliminate harmful impacts to the Squalicum Creek
environment and Park site, consistent with Chapter 15.42 and RCW 36.70A.070. The City,
County, Port of Bellingham, and other regulatory authorities should provide guidance for
preventing soil and water contamination, and agencies with jurisdiction should provide
guidance' for corrective actions to mitigate or clean up those areas identified as
contaminated.
RECOMMENDATION
Retain the Recreation and Open Space (ROS) designation.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is the Public designation. Special considerations would include
protection of recreation areas and open space, physical and visual access to -the shoreline,
and general aesthetics of the area.
38
MAP 2: AIRPORT /MARINE DRIVE MIXED USE AREA
This planning area. is located to the northwest of the Shoreline Industrial Area, and directly
south of the Bellingham International Airport. The area currently has two residential
designations: Residential Rural (RR), zoned for one and two dwelling units per acre, and
Urban Reserve (UR), zoned for three (3) units per acre which includes the Cliffside
Subdivision. The shoreline currently has the Whatcom County Conservancy Designation.
The area is generally flat to rolling hills with slopes and bluffs adjacent to the shoreline
ranging between 15 percent and 40 plus percent. Some wet areas have been identified
between Alderwood and Marine Drive. The area is characterized by single family
development on larger parcels along Marine Drive, Alderwood Avenue, McAlpine, and
Locust Road. Parcels range in size from one acre to over 10 acres. Some of the area,
including Cliffside Subdivision, lies within the Airport 65Ldn noise exposure zone, Runway
Protection zone, and \or the Approach Surface zone. Some of the planning area is outside
these zones.
The Airport Master Plan identifies approximately one hundred and thirteen dwelling units
which are impacted by the 65 Ldn noise exposure contour. The impacted dwellings a`e
located in the Cliffside Subdivision and adjacent to the airport along Marine Drive, and in
some areas outside the planning area located around Slater Road and Interstate -5 north
of the Airport. All impacted areas are subject to acquisition by the Port as federal funds
become available.
Roads serving the planning area include Marine Drive, Airport Way, Alderwood Avenue,
Williamson Way and McAlpine Road. The Burlington Northern Railroad traverses the area
along the shoreline west of Marine Drive. Water District #2 provides water to the area
purchased from the City of Bellingham. Septic systems are predominant in this area. City
sewer and water service is provided to some areas northeast of Marine Drive extending
along Hollywood and Alderwood Avenues. Fire protection is provided by Fire District #8;
law enforcement is provided by Whatcom County Sheriffs Department.
Issues affecting development of the area include: 1) appropriate zoning for areas
impacted by the Airport's 65 Ldn noise exposure contour, "Clear Zones ", Runway
Protection Zone, and approach surface zones; 2) the need for appropriate buffering
between residential and industrial areas and the airport; 3) protection of any significant
wetland areas; 4) roadway improvements to serve an urbanizing area;, 5) access along
Marine Drive; internal circulation; 6) public access to the shorelne, and 7) the
appropriateness of rural zoning (one and two dwelling units to the acre) in Bellingham's
Urban Growth Area.
Industrial and other uses related to Airport Operations may also be appropriate for those
areas specifically impacted by the 65 Ldn noise exposure contour and Runway Protection
Zone. Passive recreation uses including viewpoints, sports fields, and access points to
tidelands and tideland trails such as Locust Road are recommended specifically for some
areas impacted by the airport. For those areas outside the 65 Ldn noise exposure contour,
a mix of higher density residential and light impact industrial uses may be appropriate.
KK
Residential land uses that lie within the Airport's "Clear Zone" and "approach surface
zones" are impacted by airport and aircraft operations and should be discouraged. Other
uses to be discouraged include: places of public assembly, above - ground storage of
flammable materials, light- polluting sources, smoke or steam polluting sources and open
burning, electrical interference sources such as radio /tv transmitting facilities, and any use
which could create a hazard or endanger the landing, takeoff, or maneuvering of aircraft.
AREA 1
This area is located west of Marine Drive, and is currently zoned Rural Residential, (RR2)
allowing two units per acre. The area comprises approximately 28 acres and is
characterized by single family residential development and forest covered parcels adjacent
to Marine Drive and Locust Road. A ravine with a 61 percent slope extends generally
along that portion of Locust Road west of Marine Drive and is designated for public access
to the tidelands. A condominium Planned Unit Development (PUD) is proposed for
approximately 8.9 acres of the planning area. Extension of sewer service is provided by
the City of Bellingham. Roads serving the area are: Marine Drive, McAlpine Road and
Locust Road. The Burlington Northern Railroad traverses the western portion of the area.
RECOMMENDATION
Rezone the area to Urban Residential (UR3) three dwelling units per acre.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning for the Urban Residential, three units to the acre is Residential
Single, 12,000 square feet per unit. Special consideration should be given to access to
Marine Drive, protection of the ravine and views where appropriate, and public access to
the shoreline. Cluster development should be required.
AREA 2
This area comprises approximately 27 acres and is currently zoned Rural Residential
(RR1) allowing one dwelling unit per acre. The area is located west of the Burlington
Northern Railroad tracks, and Marine Drive, and entirely within the Airport 65 Ldn noise
exposure contour, "Clear Zone" and Approach Protection Area. The Port of Bellingham
is in the process of purchasing homes in the vicinity which are impacted by the Airport as
Federal funds become available. Residential uses are not recommended in an area
located within the Airport 65 Ldn noise exposure contour or the "Clear Zone ". To minirnize
any hazard in this area, land uses which support airport uses are appropriate for this area,
including greenbelts, plant nurseries, and low intensive recreational development.
Consideration should be given to shore access, trails, protection of views, and integration
of natural features and open space into site design.
Issues affecting development of the area include: 1) the appropriateness of rural zoning
and development in Bellingham's Urban Growth Area; 2) the need for road improvements,
access, and internal circulation; 3) protection of views, open space, and site design. Since
40
the area is within Bellingham's Urban Growth Area, urban zoning with urban levels of
service are ultimately appropriate. Because of its location in the Ldn noise contour and
Approach Protection Zone, residential development should be discouraged.
Since the area is within Bellingham's Urban Growth Area, urban zoning with a range of
urban densities and urban levels of service are ultimately appropriate. Because of its
location in the Ldn noise contour and Approach Protection Zone, however, residential
development should be discouraged. Appropriate uses in this area may include greenbelts,
some light impact industrial development, trails and open space.
RECOMMENDATION
Rezone the area to Urban Residential (UR3), three dwelling unit/acre. Uses which support
airport uses are appropriate for this area, including greenbelts, plant nurseries, and low
impact recreational development.
COMPARABLE FUTURE CITY ZONING
Comparable future City zoning is Residential Single, 12,000 square feet per unit. Uses
which support airport uses are appropriate for this area including greenbelts, plant
nurseries, and low impact recreational development. As property is acquired by the Port
of Bellingham, zoning will be adjusted consistent with an approved Airport Master Plan.
AREA 3
This area comprises approximately 65 acres and includes the Cliffside Subdivision and
larger lots adjacent to Marine Drive. Some parcels are within the Airport's 65 Ldn noise
exposure contour, and are impacted by the Airport's "Clear Zone ". Other properties are
outside the impacted area, and are identified by the Port of Bellingham as an "isolated
community ". These properties are not currently subject to the Port's buy -out program
established by the Port for properties impacted by the noise and clear zones.
The area is currently zoned Urban Reserve (UR3), and is characterized by single family
residential development. The topography is generally flat to rolling hills, with steep bluffs
along the shoreline. The Port is in the process of purchasing homes impacted by the
Airport as Federal funds become available. Residential uses are not recommended in an
area located within the Airport 65 Ldn noise exposure contour or the "Clear Zone ". Uses
which support airport uses are appropriate for this area, including greenbelts, trails, view
points, plant nurseries, and low impact recreational development.
RECOMMENDATION
Retain the Urban Residential (UR3) designation, three units to the acre.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Residential Single, 12,000 square feet per unit. Special
consideration should be given to road improvement, access to Marine Drive, protection of
41
views where appropriate, and public access to the shoreline. Cluster development should
be encouraged.
AREA 4
This area is located between Alderwood Avenue and Marine Drive and is currently zoned
Rural Residential (RR1), allowing one dwelling unit per acre. Boxwood Road (unimproved)
forms part of the eastern boundary, and Williamson Way (unimproved) traverses the site
linking Alderwood Avenue with marine Drive. The area comprises approximately 36 acres
and is characterized by sparse single family development. Topography is generally flat to
rolling hills with some forest cover and wet areas north of Marine Drive.
Part of the area lies within the Airport 65 Ldn noise exposure contour and impacted by the
Airport's "Clear Zone ". The Port of Bellingham is in the process of purchasing homes
impacted by the Airport as Federal funds become available. Residential uses are not
recommended in an area located within the Airport 65 Ldn noise exposure contour or the
"Clear Zone ". Uses which support airport uses are appropriate for this area, including
greenbelts, plant nurseries, and low impact industrial development. Since the area is
adjacent to Bellingham International Airport and a Light Impact
Industrial zoned land on the north, this area may be appropriate for light impact industrial
uses. Port owned property should be a part of the Airport Master Plan.
Issues affecting development of the area include: 1) the appropriateness of rural zoning
and development in Bellingham's Urban Growth Area; 2) need for industrially zoned land
not impacted by wetlands; 3) road improvements, access, and internal circulation; and 4)
protection of views, open space, and site design. Since the area is within Bellingham's
Urban Growth Area, urban zoning with a range of urban densities and urban levels of
service are ultimately appropriate. Because of its location in the Ldn noise contour and
Approach Protection Zone, residential development should be discouraged. Appropriate
uses in this area may include greenbelts, some light impact industrial development, trails
and open space.
RECOMMENDATION
Rezone:the area to Light Impact Industrial (LII).
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial, Planned and /or Institutional, Planned, Airport
Operations /Master Plan for those properties owned by the Port of Bellingham. Special
consideration should be given to road improvements to serve industrial uses, access,
internal circulation, protection of wetlands, buffers from residential areas, open space, and
sewer and water service. As property is acquired by the Port of Bellingham, zoning will be
adjusted consistent with an approved Airport Master Plan.
AREA 4A
This area comprises approximately 14 acres, and is located north of Marine Drive, and
42
adjacent to Bellingham International Airport on the north. It is currently zoned Rural
Residential (RR1) allowing one dwelling unit per acre. Its eastern boundary is adjacent to
property owned by the Port, and the western boundary is Bellingham's recommended
Urban Growth Area boundary. The topography is gentle rolling hills with some forest cover
and wet areas. If any airport expansion occurs, this property may be impacted by airport
activities. Uses which support airport uses may be appropriate for this area, including
greenbelts and light impact industrial development.
Issues affecting development of the area include: 1) the appropriateness of rural zoning
and development in Bellingham's Urban Growth Area; 2) need for industrially zoned land
not impacted by wetlands; 3) road improvements, access, and internal circulation; 4)
protection of wetlands, and open space; and 5) incorporation of natural features in site
design. Since the area is within Bellingham's Urban Growth Area, urban zoning and urban
levels of service are ultimately appropriate. Appropriate uses in this area may include
greenbelts, light impact industrial development, trails and open space.
RECOMMENDATION
Rezone the area to Light Impact Industrial (LII).
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial, Planned and /or Institutional, Planned, Airport
Operations /Master Plan for those properties owned by the Port of Bellingham. Special
consideration should be given to road improvements to serve industrial uses, access,
internal circulation, protection of wetlands, buffers separating industrial uses from
residential areas, open space, and sewer and water service. As property is acquired by the
Port of Bellingham, zoning will be adjusted consistent with an approved Airport Master
Plan.
AREA 5
This area lies directly south of Bellingham's International Airport and currently includes
portions of the Rural Residential (RR1) and the Urban Reserve (UR3) designations located
generally within the Airport 65 Ldn noise exposure contour and impacted by the Airport's
"Clear Zone ". The area comprises approximately 70 acres and is characterized by some
single family residential development on large lots adjacent to Marine Drive. The
topography is generally flat to rolling hills with some forest cover and wet areas north of
Marine Drive. Most of the properties are owned by the Port of Bellingham.
The Port is in the process of purchasing homes impacted by the Airport as Federal funds
become available. Residential uses are not recommended in an area located within the
Airport 65 Ldn noise exposure contour or the "Clear Zone ". Uses which support airport
operations are appropriate in this area. The intent of the AO designation is to facilitate air
oriented activities and uses appropriate for property in the Airport Ldn noise exposure
contour and "Clear Zone ". To minimize the hazard and nuisance, the approach zones
should generally be over water, and land uses such as greenbelts, plant nurseries, and low
43
intensity industrial should be encouraged.
Issues affecting development of the area include: 1) the appropriateness of rural zoning
and development in Bellingham's Urban Growth Area; 2) road irnprovements, access, and
internal circulation; 3) protection of wet areas, and open space; and corporation of natural
features in site design. Since the area is within Bellingham's Urban Growth Area, urban
zoning with urban levels of service are ultimately appropriate. Appropriate uses in this area
may include greenbelts, low intensity recreational uses, ball fields, trails, open space, and
light impact industrial uses.
RECOMMENDATION
Rezone those properties owned by the Port of Bellingham to Airport Operations (AO);
rezone all other properties to Urban Residential (UR3). As property is acquired by the Port,
zoning will be adjusted consistent with an approved Airport Master Plan.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Institutional, Planned, Airport Operations /Master Plan for those
properties owned by the Port of Bellingham. Special consideration should be
given to road improvements to airport operations, access, internal circulation,
protection of wetlands, buffers from residential areas, open space, and sewer and water
service. As property is acquired by the Port, zoning will be adjusted consistent with an
approved Airport Master Plan.
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MAP 3: BENNETT DRIVE RESIDENTIAL AREA
The Planning area is located adjacent to Bellingham's Birchwood Neighborhood and has
four current zoning designations: Urban Residential (UR3), allowing three dwelling units
to the acre; Urban Residential Medium, (URM6) allowing six dwelling units to the acre;
Urban Residential Medium, (URM18), allowing eighteen dwelling units to the acre, and an
area in the vicinity of Boxwood Road (unimproved), Locust Road, and Marine Drive
currently zoned Rural Residential (RR1) allowing one dwelling unit per acre. The area is
generally flat with some forest cover which serves as a barrier between the residential area
and the airport. The area is characterized by a mix of residential single family and duplex
development along McAlpine Drive, Bennett Drive, Alderwood, Redwood, Hollywood
Avenues, Boxwood Road, Locust Road, and Marine Drive. Some home occupations and
small businesses are located along Bennett Drive.
Issues affecting development of the area include: 1) impacts by airport and freeway
noise; 2) increased traffic on Bennett Drive; 3) truck traffic through residential
neighborhoods; 4) lack of a park site to serve residents and workers; and 5) concentrations
of low income and transient students at Alderwood Elementary School.
Bennett Drive, a primary arterial and designated as a truck route by the City of Bellingham,
links the Marine Drive industrial area with the 1 -5 Interchange at West Bakerview and the
airport. Other roads serving the area include: Alderwood, Redwood, Cottonwood, `'and
Hollywood Avenues, Locust, Boxwood, McAlpine Drive, and Marine Drive. Although the
City of Bellingham provides sewer and water services to the area, Water District #2, buys
water from the City of Bellingham, and serves some properties. Fire District #8 provides
fire protection services to the area.
The planning area is impacted by airport and freeway noise and increased traffic on
Bennett Drive. To mitigate noise impacts and enhance the visual character of the area,
buffers (landscape and /or masonry walls) are recommended for all residential
development. Whenever possible, access to residential developments should be taken
from residential streets rather than from Bennett Drive. This will minimize the impacts of
truck traffic on future residential development. In addition, street trees should be required
along Bennett Drive, a park site should be identified in the neighborhood, and open space
should be preserved to serve the residential needs and industrial developments in the
area.
AREA 1
This area comprises approximately 188 acres. It is adjacent to Bellingham's Birchwood
Neighborhood and has two current zoning designations: Urban Residential, (UR3) three
dwelling units to the acre, and Urban Residential Medium, (URM6) six dwelling units to the
acre. The area is characterized by a mix of single family and multi - family residential
development, with some home occupations, and small businesses along Bennett Drive.
City sewer and water extends along Bennett Drive, Alderwood, Cottonwood, and
Cedarwood.
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Roads serving the area include: Bennett Drive, Cherrywood, Alderwood, Redwood,
Hollywood, McAlpine, and Cottonwood. Because Bennett Drive, is a primary arterial linking
the shoreline industrial area with Interstate -5, consideration should be given to issues of
access and internal circulation for adjacent development. An increase in single family
density may be appropriate to encourage opportunities for affordable home ownership, and
decrease the transient nature of the Alderwood School student body. The generally flat
terrain provides opportunities for better and less costly development close to employment
centers; Alderwood Elementary School, centrally located within the planning is over
capacity. Increased multi family development in the area should be discouraged, given the
already transient nature of the student body.
RECOMMENDATION
Rezone the area to Urban Residential Mixed (UR -MX), four units per acre, with no
additional multi - family development. Because of existing development patterns, presence
of considerable multi - family development in the area, lack of parks and open space, and
overcrowding in Alderwood School, this area should not be a receiving zone for Transfer
of Development Rights (TDRs).
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Residential Single, Planned, with a mix of housing types and
range of densities from 10,890 sq.ft. to 6,223 sq.ft. per dwelling unit for single family
development. Multi family development would not be allowed in this area. Special
consideration should be given to lot aggregation, road improvements, access, internal
circulation, drainage, sewer and water services, preservation of wooded areas,
incorporation of natural features in site design. Any neighborhood commercial
development should be considered through the conditional use process after a required
neighborhood meeting has been held. The area should not become a receiving zone for
Transfer of Development Rights (TDRs).
AREA 1A
This planning area comprises approximately 3 acres located west of Bennett Drive.
McLeod,Road (unimproved) forms the area's northern boundary. Presently the area is
,zoned Urban Residential (UR3), (three dwelling units allowed per acre.). This area is
generally flat and has been partially cleared for development. Several large scale multi-
family complexes adjoin this area on the northwest. Single family development is located
to the south and southwest. Because of its size, and ownership pattern, this area provides
opportunities for better and less costly development close to employment and shopping
centers.
RECOMMENDATION
Rezone the area to Urban Residential Mixed (UR -MX).
46
C MPARABLE FUTURE CITY ZONING
Comparable City zoning is Residential Single, Planned, with a mix of housing types and
range of densities from 10,890 sq. ft. to 6,223 sq. ft. per dwelling unit for single family
development. Parcels containing two or more acres are allowed to develop 25% of the
total units as multi - family dwelling unit types. Special consideration should be given to
road improvements, access, internal circulation, drainage, sewer and water services, and
incorporation of natural features in site design. Any neighborhood commercial
development should be considered through the conditional use process after a required
neighborhood meeting has been held.
AREA 2
This area is located in the vicinity of Airport Drive and Bennett Drive and is currently zoned
Urban Residential Medium (URM18), eighteen dwelling units per acre. The area comprises
approximately 33 acres and is characterized by several large scale multi- family complexes
and some vacant land. The area abuts the Light Impact Industrial area to the north and
west. Generally, the area is flat, with some forest cover and wetlands. Special
consideration should be given to road improvements, access, internal circulation, sewer
and water services, wetland protection and integration of open space, wooded areas, and,
buffers into the site design.
R CQMMEN13ATION
Retain the Urban Residential Medium (URM18), eighteen units per acre.
COMPARABLE FUTURE CITY. ZONING
Comparable City zoning is Residential Multi, Planned, 2,400 sq. ft. per unit. Special
consideration should be given to lot aggregation, road improvements, access, internal
circulation, drainage, sewer and water services, preservation of wooded areas,
incorporation of natural features in site design.
AREA 3
This area is approximately 3.3 acres and is located in the vicinity of McLeod Road,
Willowwood, and Alderwood Avenues. The parcel is owned by Whatcom County and has
been used as a playground by area residents. It is currently zoned Urban Residential
(UR3). Because of its ownership and proximity to both residential single and multi
development zoning, and its history as a play area for neighborhood children, it is
appropriate and needed as a neighborhood park site- The area will provide both recreation
opportunities and open space amenities adjacent for residential areas.
RECOMMENDATION
Rezone to Recreation and Open Space (ROS)
47
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is the Public designation.
AREA 4
This planning area is located generally west of Hollywood Avenue, adjacent to Boxwood
Road on the east, and south of McAlpine Road to Marine Drive. It comprises approximately
52 acres and is characterized by single family residential development on larger lots. The
area is currently zoned Residential Rural zone (RR1), allowing one dwelling unit per acre.
Topography is generally flat to rolling hills with some forest cover and wet areas. Areas
adjacent to Marine Drive have some nice views of Bellingham Bay which should be
protected. Roads serving the area include Marine Drive, McAlpine Road, and Locust Road,
and Boxwood (unimproved). Alderwood Elementary School serves this area.
Issues ,affecting development of this area include: 1) the appropriateness of suburban
zoning and development in Bellingham's Urban Growth Area; 2) road improvements,
access, and internal circulation; 3) protection of views, open space, wetlands, and site
design.
Since the area is within Bellingham's Urban Growth Area, urban zoning with a range of
urban densities and urban levels of service are ultimately appropriate. Because of its
proximity to Bellingham Bay, consideration should be given to: protection of views, trails,
wetlands, access, internal circulation, and integration of natural features and open space
into site design.
RECOMMENDATION
Rezone the area to Urban Residential Mixed (UR -MX), four units per acre, with no
additional multi - family development. Because of existing development patterns, presence
of considerable multi - family development in the area, lack of parks and open space, and
overcrowding in Alderwood School, this area should not be a receiving zone for Transfer
of Development Rights (TDRs).
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Residential Single, Planned, with a mix of housing types and
range of densities from 10,890 sq.ft. to 6,223 sq.ft. per dwelling unit for single family
development. Multi family development would not be allowed in this area. Special
consideration should be given to lot aggregation, road improvements, access, internal
circulation, drainage, sewer and water services, preservation of wooded areas,
incorporation of natural features in site design. Any neighborhood commercial
development should be considered through the conditional use process after a required
neighborhood meeting has been held. The area should not become a receiving zone for
Transfer of Development Rights (TDRs).
48
MAP 4: AIRPORT GATEWAY /OPERATIONS AREA
This planning area is a gateway to Bellingham from the north both visually and
geographically. The area is currently zoned Airport Operations (AO), and Light Impact
Industrial (LII). Bellingham International Airport comprises approximately 892 acres, and
makes up the majority of this planning area. The area is fairly flat with sloping terrain
toward the south. Most elevations in the area vary no more than 150 feet. Access to the
airport is from the east and from Interstate 5 (1 -5) via West Bakerview, which intersects with
Airport Drive and Bennett Drive. Mitchell Way intersects with Airport Way and is the main
entrance and access road to the airline terminal and parking area.
Primary uses in the Airport area include: the airport terminal, landing field, automobile
parking lot, 2 -bay fire station, U.S. Customs inspection station, Airport maintenance
compound, and associated uses allowed in the Airport Operation (AO) zone, such as fuel
storage facilities, industrial uses, including: Sound Beverage, Puget Sound Truck
Lines, Exports, Inc., Helicopter Repair, the ice arena and other businesses like the
Humane Society, SPCA, Workshop for the Handicapped, Baywood Manufacturing, and
B & P Vending. Other uses include: U.S. Army Reserve and a Foreign Trade Zone;.
Approximately 233 acres of Light Impact Industrial land is adjacent to the airport on the
southeast. Industrial expansion south of the airport is affected by wetlands. Mitigation
measures can provide additional opportunities for development in this area.
AREA 1
The Bellingham International Airport comprises approximately 892 acres and is currently
zoned Airport Operations (AO). Located four miles north of the City of Bellingham, the
airport serves a larger regional area. The intent of the AO designation is to facilitate air
oriented activity and to preclude all other activity that would be adverse to airport
operations, and surrounding land uses. The Airport Operations zone provides for a variety
of uses including tourist services and any use allowed as a permitted or conditional use in
the LII zone, FAA facilities, terminals (including eating and drinking establishments), fixed
base operations including airlines, Flying schools and aircraft service, sales and
maintenance, helicopter operations, military flying, air freight, fuel storage, public and
community facilities including police and fire stations, hotels and motels, restaurants, and
other tourist related facilities and services. To minimize the
hazard and nuisance, the approach zones should generally be over water, and land uses
such as greenbelts, plant nurseries, and low intensity industrial should be encouraged.
Specific uses such as higher density residential development is not appropriate within the
noise exposure contours and approach zones.
RECOMMENDATION
Retain the Airport Operations (AO) designation.
49
COMPARABLE FUTURE CITY ZONING
Comparable City zoning for the Airport Operations (AO) designation is Institutional
Planned, Airport Operations. Uses should be limited to those allowed in the Airport
Operations designation. Any conditions specified in the Airport Master Plan relating to
wetlands, buffers, open space, and site design should be implemented. Prerequisite
considerations include development of the Institutional Master Plan for the area, road
improvements, access, internal circulation, sewer and water service, and buffers from
residential areas.
AREA 2
This area is located south and east of the airport and comprises approximately 221 acres.
It is currently zoned Light Impact Industrial (LII). Existing industrial development includes:
transport and construction companies, industrial manufacturing, storage and other smaller
businesses. The terrain is generally gentle with hummock and swale topography in some
areas ah -d associated dense forest cover. Wetlands affecting development of the area are
generally located south of Airport Way. Mitigation measures can provide additional
opportunities for industrial development.
RECOMMENDATION
Retain Light Impact Industrial zoning.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial Planned, with uses limited to those in the Light Impact
Industrial zone. Consideration should be given to road improvements, access, internal
circulation, wetland protection, buffers from residential areas, open space, sewer and water
services, and site design.
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MAP 4A: AIRPORT NORTH INDUSTRIAL AREA
AREA 1
(SEIS Industrial Expansion Area #4)
This area is located adjacent to Bellingham International Airport on the north, and west of
Interstate -5, and south of Slater Road and -the Slater /1 -5 Interchange. Kope Road forms the
Area's eastern boundary, and provides access to the planning area. The west line of
Section 3 of TWN 38N, RNG 2E forms the area's western boundary. There are
approximately 154 acres currently zoned Rural (R5A), allowing one dwelling unit per five
acres. The area is generally rolling hills with some hummock and swale terrain towards the
interior portion of the parcels. Predominant slopes are 3 -5% with a small area of 8 -10%
slope.
The area is presently used for cattle grazing and hay crops. Several single family dwellings
are located adjacent to Kope Road. Although Bellingham has the capacity to provide sewer
and water services, the area may be costly to serve. Existing sewer lines terminate at the
Airport Terminal approximately 5500 feet from this area. Bellingham's water reservoir;
provides water to the Curtis Road Industrial area, Water District #7, and the Lummi Indian.
Reservation, and is located approximately 900 feet to the west of this area. Natural gas
is available on -site via Cascade Gas trunk line that crosses the site. Some of the area is
within the Approach Protection Zone and the Runway Protection Zone of the Airport. Rail
access to the Burlington Northern Railroad is approximately 3000 feet west of the site at
Curtis Road.
Issues affecting urban development in the area include: 1) Proximity to Ferndale City
limits, and Ferndale's projected Urban Growth Area; 2) GMA mandate and the County-
wide Planning Policy recommending open space between communities; 3) adequacy of
Bellingham's industrial land supply; 4) ability to provide sewer and water services; 5)
access and internal circulation; 6) protection of wetlands and open space; 7) need for
adequate drainage; adequacy of buffers separating industrial uses from residential areas;
and 8) visual impression form the freeway at this entrance to Bellingham and Ferndale.
RECOMMENDATION
Include this area in Bellingham's Urban Growth Area. Rezone to Light Impact Industrial.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial Planned; uses limited to those in the County's Light
Impact Industrial zone. Consideration should be given to road access, internal circulation,
wetland protection, sewer and water services, buffers from residential areas, drainage,
open space, and site design.
51
MAP4B: PACIFIC HIGHWAY NORTH
(INDUSTRIAL /COMMERCIAL AREA)
This planning area comprises approximately 415 acres located generally between
Interstate -5 on the west and Northwest Drive on the east. Slater Road forms the northern
boundary and Stuart Road (unimproved) forms the area's southern boundary. This area
is part of a larger area reviewed in the City's Supplemental EIS, and is identified as SEIS
Area #3 - Thomas Road /Northwest Drive Expansion. The area is relatively flat with rolling
topography characteristic of the glaciomarine drift plain north of the City. Approximately
190 acres of this planning area contain pasture land, about 105 acres of cleared land and
about 20 acres of developed property. Wetlands comprise about 70 acres of the total area.
"fhe central wetland is crossed by the western tributary drainage to Bear Creek.
This areaJies within the Silver Creek watershed, and within the Bear Creek subbasin of this
system. The Bear Creek subbasin includes most of the area bounded by Slater Road on
the north, Bakerview Road on the south, Interstate -5 on the west and Aldrich Road on the
East. Three tributary drainages and the main stem of Bear Creek cross this area. The
entire area contains about 70 acres of NWI identified wetlands. The largest contiguous-:.
wetland is about 30 acres in size and located north of Thomas Road along the west
.-tributary drainage to Bear Creek. This wetland is made up primarily of forested and
emergent wetlands.
Most of the area is presently zoned Rural Five Acre (R5A), (allowing one dwelling unit per
five acres) is undeveloped woodlands and scrub. Residential and agricultural uses are
located adjacent to Northwest Drive and Slater Road. About 30 acres located adjacent to
Pacific Highway and south of Slater Road is zoned General Commercial (GC), and
developed with commercial uses including: a service station, manufactured homes sales
lot, sign company, publisher, antique mall and a used car sales business.
This area has frontage on roads that are part of the County's primary regional road
network, including Slater Road,. Pacific Highway, and Northwest Drive. Interstate -5
indirectly5serves this area. Proposed industrial development will find access from Pacific
Highway and Northwest Drive.
AREA 1
(SEIS Industrial Expansion Area #3)
This area located adjacent to Pacific Highway and south of Slater Road is approximately
30 acres. It is currently zoned General Commercial (GC), and developed with commercial
uses including: a service station, manufactured homes sales lot, sign company, publisher,
antique mall and a used car sales business. Access is from Pacific Highway and Slater
Road.
52
Issues affecting development in this 2r ea include: 1) protection of Bear Creek, its
tributary, wetlands and open space areas; 2) road improvements, access, and internal
circulation; 3) adequate drainage; 4) visual impact from the freeway, 5) enforcement of
existing County design and landscape standards.
RECOMMENDATION
Include this area in Bellingham's Urban Growth Area. Retain the General Commercial
designation.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Commercial Planned. Consideration should be given to road
access, internal circulation, wetland protection, sewer and water services, drainage, open
space, and site design.
AREA 2
(Proposed Expansion Area)
This area is located east of Interstate -5 and next to Pacific Highway, generally between
Stuart Road (unimproved) on the south and Horton Road (platted) on the north. Comprising
approximately 63 acres, the majority of the property is currently zoned Light Impact
Industrial. Two acres on the south is zoned Rural (R2A). Pacific Highway links this
industrial area with the General Commercial area to the north at the Slater Road and 1 -5
Interchange and the West Bakerview /1 -5 Intersection to the south. Presently a City water
line extends along Pacific Highway to Thomas Road which serves the Olivine Solid Waste
facility. Currently on site septic systems provide for sewage disposal.
Issues affecting development in this area include: 1) protection of Bear Creek, its
tributary, wetlands and open space areas; 2) road improvements, access, and internal
circulation; 3) adequate drainage; 4) visual impact from the freeway, 5) enforcement of
existing County design and landscape standards for industrial development.
RECOMMENDATION
Include this area in Bellingham's Urban Growth Area. Retain the Light Impact Industrial
designation; rezone the R2A area to Light Impact Industrial.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial Planned. Uses should be those allowed in Whatcom
County's Light Impact Industrial designation as of 1996. Consideration should be given to
road access, internal circulation, wetland protection, sewer and water services, drainage,
open space, and site design.
53
AREA 3A
(SEIS Industrial Expansion Area #3)
This area is located east of Interstate -5 adjacent to Pacific Highway and extends from
Stuart Road north to Waldron Road (unimproved) and east to Northwest Road. The area
comprises approximately 252 acres and is currently zoned Rural (R5A) allowing one
dwelling unit per five acres. Pacific Highway links the industrial area with the General
Commercial area to the north at the Slater Road /1 -5 Interchange and the West Bakerview /1-
5 Intersection to the south. Northwest Drive forms the eastern boundary of the area.
Presently a City water line extends along Pacific Highway to Thomas Road which serves
the Olivine Solid Waste facility. On -site septic systems provide for sewage disposal.
The area. is generally flat with some hummock and swale terrain towards the interior portion
of the parcels. Part of Bear Creek, a tributary of Silver Creek, traverses the area.
Wetlands associated with Bear Creek and located toward the interior portion of the area
should be protected. The area is- characterized by a mix of industrial uses, single family
development, and a church site.
This area is part of a larger area reviewed in the City's Supplemental EIS, and is identified
as SEIS Area #3 - Thomas Road /Northwest Drive Expansion.
Issues affecting development in the area include: 1) road improvement, access; and
internal circulation; 2) enforcement of existing design and landscape standards for the
Light Impact Industrial zone; 3) protection of wetlands and open space; 4.) drainage; 5)
buffers separating industrial activities from residential areas; and 6) visual impression from
the freeway at this entrance to Bellingham.
RECOMMENDATION
Include this area in Bellingham's Urban Growth Area and rezone to Light Impact Industrial;
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial Planned, with uses limited to those in the County's
Light Impact Industrial zone. Consideration should be given to road improvements,
access, internal circulation, wetland protection, buffers separating industrial activities from
residential areas, drainage, open space, sewer and water services, and site design
particularly for those parcels with visibility from Interstate -5.
AREA 3B
(SEIS Industrial Expansion Area #3)
This area is located east of Interstate-5, generally between Waldron Road (unimproved)
on the south and Slater Road on the north. Northwest Drive forms the eastern boundary.
The area is relatively flat with rolling topography characteristic of the glaciomarine drift plain
north of the City. Some of the area is in pasture land; other areas have been cleared for
development. Wetlands are generally found near Northwest Drive, and along the western
54
boundary with Area 1. The wetlands are made up primarily of forested and emergent
wetlands.
The area is currently zoned Rural Five Acre (R5A), (allowing one dwelling unit per five
acres) and is undeveloped woodlands and scrub. Residential and agricultural uses are
located adjacent to Northwest Drive and Slater Road. Access is primarily from Slater Road
and Northwest Drive.
Issues affecting development in the area include: 1) road improvement, access, and
internal circulation; 2) enforcement of existing design and landscape standards for the
Light Impact Industrial zone; 3) protection of wetlands and open space; 4) drainage; 5)
buffers separating industrial activities from residential areas; and 6) visual impression from
the freeway at this entrance to Bellingham.
RECOMMENDATION
Include this area in Bellingham's Urban Growth Area and rezone to Light Impact Industrial;
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial Planned, with uses limited to those in the County's
Light Impact Industrial zone. Consideration should be given to road improvements,
access, internal circulation, wetland protection, buffers separating industrial activities from
residential areas, drainage, open space, sewer and water services, and site design
particularly for those parcels with visibility from Interstate -5.
55
MAP 5: CURTIS ROAD INDUSTRIAL AREA
This planning area comprises approximately 333 acres and is located adjacent to
Bellingham International Airport on the west. It was zoned Select Light Manufacturing in
1973, and Light Impact Industrial in 1984. Industrial uses have been in the area for more
than 20 years. Curtis Road bisects the area in the western part and a rail line forms the
western boundary. Generally -the area is rural and industrial in character with scattered
single family residential development and several significant international businesses and
industrial uses including: a boat building firm, an industrial storage area, and Canfor Wood
Products. Area businesses currently employ over 100 people.
Many of the parcels in the area are large and would accommodate industrial buffer
requirements. An operating rail spur serves the industrial users and vacant industrial
properties. Approximately 30 acres are available within the Port of Bellingham Foreign
Trade Zone to allow for duty free importing and exporting of goods for manufacturing and
warehousing; and approximately 155 acres of industrial land is owned by the State of
Washington Department of Natural Resources and designed for industrial activities.
Water District #2 provides water to the southwest portion of the area. The City of
Bellingham has a 16 inch water transmission line serving the reservoir located adjacent to
the northern portion of the area. A water line extends from the reservoir to serve the Lummi
Reservation. Future water needs can be provided by the City of Bellingham. Sewer service
from Bellingham does not currently exist, although options for an extension of service to
the area are being explored.
Fire District #8 has a fire station located in the immediate vicinity on Curtis Road just north
of the planning area. Although the District may not have sufficient apparatus to suppress
large scale industrial fires in the area, it has a mutual aid agreement with the City of
Bellingham and other fire districts to provide those services.
Arterial, secondary arterial, collector streets, or other all weather routes do not presently
serve the area, although a designated major arterial, Country Lane is located
approximately 1,400 feet to the south of the area. Curtis Road and Rural Avenue
which serve this area, presently do not meet capacity standards for urban industrial uses.
Some property owners of the area are exploring the possibility of creating a Road
Improvement District (R.I.D.) to improve Curtis Road to an all weather road.
According to the Fish and Wildlife Service's National Wetland Inventory, significant wetland
systems occupy a portion of this area. Many of the wetlands are associated with the Silver
Creek drainage network and are largely forested. Standards addressing wetland
mitigation approaches and relationship between wetland resources and potential urban
uses would need to be developed. Surface water drains to the Nooksack River, which is
a salmon rearing habitat.
56
Issues affecting development of the area include: 1) Extension of sanitary sewer
service to the area; 2) Lack of a direct route due to this area's location west of Bellingham
International Airport runways results in delayed response time for fire emergency services;
3) Ability to provide urban levels of police protection would be similarly constrained; 4)
Need to improve road systems to serve the area, and 5) wetland constraints.
Retaining the Light Impact Industrial designation is appropriate recognizing the historic
commitment to industrial zoning, existing industrial development in the area, proximity to
Bellingham International Airport and 1 -5 Corridor, the presence of good rail service, and the
commitment on the part of area property owners to upgrade Curtis Road to all- weather
standards to serve industrial development.
RECOMMENDATION
Retain the Light Impact Industrial designation.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial Planned; uses should include permitted, accessory,
and conditional uses listed in the County's Light Impact Industrial zone. Large scale
commercial uses should not be allowed. Consideration should be given to road
improvements, access, internal circulation, wetland protection, buffers from residential
areas, open space, sewer and water services, and site design.
57
B. 1 -5 1GUIDE MERIDIAN ANALYSIS AREA
The I -5 /Guide Meridian Analysis Area comprises six neighborhood planning areas within
Bellingham's Northern Urban Growth Area as identified below. The following section
contains a description and map for each planning area. These larger areas are further
divided into planning subareas which have a number of factors in common, including
existing zoning, topography, land uses, infrastructure, service capacity, sensitive
environmental areas, wetland systems, open space, stream corridors, and others. The
neighborhood planning maps identify the neighborhood boundary, proposed subareas,
existing Whatcom County zoning in brackets (), and proposed Whatcom County zoning.
Special features of a planning area or vicinity may be identified. Upon annexation, city
zoning would be comparable to County zoning.
Neighborhood Planning Areas:
- MAP 6:
MAP 7:
MAP 8:
MAP 9:
MAP 10
MAP 11
West Rakerview /1 -5 Interchange Area
1 -5 Industrial Corridor
Northwest/Aldrich Residential Area
Cordata Mixed Use
Guide Meridian Mixed Use Area
East Guide High Density
58
Map 6: WEST BAKERVIEW /1 -5 INTERCHANGE AREA
This planning area is located adjacent to the City limits and is a gateway to the City of
Bellingham and the Airport. The area has four current zoning designations including:
Tourist Commercial (TC), Light Impact Industrial (LII), General Commercial (GC) adjacent
to Bennett Drive and north and south of Airport Drive, and Urban Residential Medium zone
(URM18) allowing 18 dwelling units per acre for an area located generally between
Maplewood and Interstate -5. Gateway Industrial (GI) zoning designation has been
approved by Whatcom County for a portion of Area 3 west of Interstate 5 and east and
west of Maplewood Avenue, pending execution of a concomitant agreement between the
County and the property owner.
The planning area is generally flat, with a mixture of deciduous and coniferous trees. The
area is characterized by single and multi family development, commercial, and light impact
industrial uses including moving and storage facilities, construction company, service
stations, and other small businesses. The City of Bellingham provides sewer and water
to the area. Fire District #8 serves the area and has a fire station at the southwest corner
of West Bakerview and Northwest Avenue.
Issues affecting development of the area include: 1) roadway improvements along
West Bakerview Road, future widening of Interstate 5 and reconstruction of the
Interchange with the West Bakerview, West Maplewood intersection; 2) potential for
expansion of the Light Impact Industrial uses; 3) size of retail shop in the Gateway
Industrial Zone; 4) need for landscaped buffers to protect residential areas from freeway
and impacts associated with industrial and commercial uses; and 5) potential traffic
conflicts at the intersection of West Bakerview and Bennett Drive from truck traffic turning
onto Bennett Drive.
Changes in zoning may be appropriate to accommodate expansion of industrial
development near the airport and to provide for appropriate scale of commercial
development. Special consideration should be given to road improvements, access,
internal circulation, the use of buffers and site planning to protect residential developments
from industrial and commercial activities.
AREA 1
This area is located west of Interstate 5, comprises approximately 59 acres and is currently
zoned Tourist Commercial and Light Impact Industrial. Some uses include smaller
businesses adjacent to 1 -5, including an antique /pawn shop, private club, several
motels and single family dwellings. Much of the area has been cleared for development.
Some vacant and underdeveloped parcels are adjacent to Interstate -5. The terrain is
generally flat, with some forest cover towards the back portions of the parcels. Questions
have been raised regarding the overabundance of Tourist Commercial land in this location
with its limited uses and types of development. Given its proximity to light impact industrial
areas to the north and west, and to Bellis Fair Mall, and other commercial areas to the
east, this area may be more appropriately zoned for a mix of industrial and commercial
59
uses. Other factors which make this area appropriate for industrial and commercial uses
include: its topography, easy access to Interstate -5 and the airport, proximity to higher
density residential neighborhoods and work force, and a recognized need for additional
industrial land unaffected by wetlands.
Issues affecting future development in the area include: 1.) improvement of West
Bakerview interchange; 2) access and internal circulation; 3.) protection of wetlands and
open space. Special consideration should be given to road improvements, access,
internal circulation, sewer and water service, drainage, and buffers separating industrial
and commercial uses from residential areas, and site design. This area serves as a
gateway to the City of Bellingham and the airport.
RECOMMENDATION
Rezone the area to Gateway Industrial, allowing a maximum of 10,000 square feet per
retail shop.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning for Gateway Industrial is Industrial, Planned, Mixed. Because of
the area's strategic position adjacent to Interstate -5 and proximity to Bellingham's
International Airport, consideration should be given to road improvements, access, internal
circulation, wetland protection, sewer and water services, site design, and size of retail
development. Retail shop size should be limited to 10,000 square feet.
AREA 2
The area is located to the southeast of the airport between the industrial area and
Interstate -5 and comprises approximately 21 acres. It is currently zoned General
Commercial and Light Impact Industrial. The area north of Airport Road has a service
station, storage facility, single family dwelling, and several vacant lots. The southern
portion has a vehicle repair shop, several single family dwellings, and some vacant lots.
The need for a General Commercial designation in this location has been questioned
because of the proximity to the Bellis Fair Regional Mall, adjacent commercial uses along
the Guide Meridian and Cordata Parkway, and the area along West Bakerview Road where
the potential for additional commercial development already exists. The Gateway Industrial
designation allows the expansion of existing industrial uses in this area, permits clean
industrial uses, and allows for development of commercial uses designed to serve the
airport, industrial users, adjacent residential areas, and the traveling public. Special
consideration should be given to road improvements, access, interior circulation, protection
of wet areas, buffers separating industrial activities and impacts of commercial uses from
residential areas, size of retail development, and site design.
.N
Issues affecting future development in the area include: 1) improvement of Bakerview
interchange; 2) access and internal circulation; 3) protection of wetlands and open space.
Special consideration should be given to road improvements, access, internal circulation,
sewer and water service, drainage, and buffers separating industrial and commercial uses
from residential areas, and site design. This area serves as a gateway to the City of
Bellingham and the airport.
RECOMMENDATION
Rezone the area to Gateway Industrial, allowing a maximum of 10,000 square feet per
retail shop.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning for Gateway Industrial is Industrial, Planned, Mixed. Because of
the area's strategic position adjacent to Interstate-5, the Bennett Drive truck route, and
proximity to Bellingham's International Airport, consideration should be given to road
improvements, access, internal circulation, buffers separating industrial and commercial
uses from residential areas, wetland protection, and sewer and water services, commercial
development should be limited to 10,000 square feet per retail shop, and site design.
AREA 3
This area is situated west of Interstate -5 and south of West Bakerview Road. Its western
boundary is Bennett Drive. West Maplewood Road bisects the area. The area comprises
approximately 41 acres and is currently zoned Gateway Industrial and Urban Residential
Medium, (URM18). The area is characterized by large wooded lots which are relatively
free from wet areas and are currently vacant. Several single family dwellings remain in the
area. City sewer and water facilities are adjacent to the site. The area's proximity to
Interstate 5, Bellingham International. Airport, and residential neighborhoods to the south
makes this an appropriate area for a mix of industrial and commercial uses.
Whatcom County Council approved a rezone for the Tourist Commercial portion of this
area to Gateway Industrial in December 1994 pending execution of a concomitant
agreement between Whatcom County and the property owner. The Urban Residential
Medium (URM18) portion of Area 4 was not rezoned to Gateway. The Gateway Industrial
designation provides flexibility of uses including all allowed uses in the Tourist Commercial
zone, office uses, motels, hotels, and provision for industrial and commercial development.
Consideration should be given to improvements to West Bakerview Interchange, West
Maplewood, and the intersection of these two roads, access, internal circulation, and
sewer and water services. One hundred foot buffers separating industrial and commercial
uses from adjacent residential development has been identified as a necessary component
of site design where large scale industrial or commercial development is contemplated.
61
RECOMMENDATION
Retain the Gateway Industrial designation, allowing a maximum of 35,000 sq. ft. per retail
shop. Upon annexation, retail shop size in the area north of Barns Road, between
Maplewood and Interstate -5 may be considered for increased size above 35,000 sq. ft.
Require a one hundred foot buffer as part of site planning for major commercial or
industrial development in the area adjacent to residentially zoned areas.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial, Planned, Mixed. Because of the area's strategic
position adjacent to Interstate -5 and proximity to Bellingham's International Airport,,
consideration should be given to road improvements, access, internal circulation, buffers
to protect residential areas from impacts of non - residential uses and traffic, wetland
protection, and sewer and water services, site design, and size of retail development.
AREAA
This area is located adjacent to the City limits and west of Interstate -5. It comprises
approximately 14 acres and is currently zoned Urban Residential Medium. (URM18)
eighteen dwellings units per acre. West Maplewood Avenue bisects the southwest portion
of the area. The terrain is generally flat with some forest covered lots. Some wet areas
have been identified in the area. Several new multi - family complexes have been
constructed in the past few years on both sides of West Maplewood. Because of its
proximity to employment centers, commercial areas, and easy access to Interstate 5, the
area is appropriate for a mix of densities. Special consideration should be given to access
from residential streets, site design, buffers from 1 -5 and industrial uses, drainage and
signage at the West Bakerview /1 -5 Interchange. A minimum density of 12 units /acre should
be required to provide efficient use of the available land.
RECOMMENDATION
Retain the Urban Residential Medium (URM18) designation.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning for the URM18 designation is Residential Multi, Planned, 2,400
sq. ft. per unit. Special consideration should be given to lot consolidation, improvements
to West Maplewood, access, internal circulation, drainage, sewer and water services,
preservation of wooded areas, incorporation of natural features in site design.
Neighborhood commercial and /or industrial development should be considered through the
planned designation process after a required neighborhood meeting.
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Map 7: 1 -5 INDUSTRIAL CORRIDOR
This planning area is located adjacent to Interstate -5 and comprises approximately 114
acres. Approximately 94 acres are currently zoned Light Impact Industrial (LII) and about
20 acres zoned Urban Residential (UR4) four units to the acre. The terrain ranges from
generally flat to hummock and swale with forest cover and has some wetlands associated
with the Bear Creek tributaries which may limit development options. The area is
characterized by some industrial uses including Swans Moving and Storage and Impero
Construction, other small businesses, and some single family residential development.
Several unimproved roadways, including Stuart Road, June Road, and Division Road with
access from Pacific Highway could provide access to the interior portions of the area.
Pacific Highway links this industrial area with the General Commercial area at the Slater
Road /1 -5 Interchange to the north and the West Bakerview 1 -5 Intersection to the south.
Issues affecting development in this area include: 1) protection of Bear Creek, its
tributaries, wetlands and open space areas; 2) road improvements, access, and internal
circulation; 3) adequate drainage; 4) visual impact from the freeway, 5) enforcement :of
existing County design and landscape standards; and 6.) buffers separating industrial uses
from residential development.
AREA 1 i.
The area is the entire planning area as described above. Because of existing
development, proximity to Interstate -5, the General Commercial area to the north, the
West Bakerview Interchange to the south, and access to Bellingham International Airport
to the south, this area is appropriate for industrial development. Uses should be those
allowed in the LII zone.
RECOMMENDATION
Retain the Light Impact Industrial zone; rezone the Urban Residential (UR4) to Light Impact
Industrial.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial, Planned with uses limited to those allowed in the LII
zone. Special consideration should be given to road improvements to Pacific Highway and
West Bakerview Road, access, internal circulation, protection of wetlands, open space,
drainage, buffers from adjacent residential areas, and site design.
63
Map 8: NORTHWEST/ALDRICH RESIDENTIAL AREA
This planning area is located north of the City limits and west of Cordata PUD, in the
vicinity of Northwest Avenue and Aldrich Road. Larrabee Road links Northwest Avenue
to Aldrich Road. The area is currently zoned Urban Residential (UR4) four dwelling units
per acre and Rural Two Acres (R2A) allowing one dwelling unit per two acres. The area
is characterized by scattered single family residential development along the major
roadways. Some home occupations and small family businesses are along Northwest
Avenue and Aldrich Road.
Physical features include a major tributary of Silver Creek, Bear Creek, which traverses the
site and drains westward from the Cordata PUD to Northwest Road. At Northwest Avenue,
Bear Creek has ditches and culverts; Bear Creek flows into Silver Creek near 1 -5, where
Silver Creek again has a culvert. A number of wetlands and associated systems are
concentrated between Northwest Road and Interstate 5 and may constrain development
of the area.
Roads serving the area include: Northwest Avenue, Aldrich, Larrabee, and June Roads:
Division and Stuart Roads (unimproved) can provide access when development occurs.
West Bakerview Road provides access from the south. Some of the area is served by City
water. Fire District #8 and Whatcom County Sheriffs Department provide fire and law
enforcement services to the area.
Issues affecting development in the area include: 1) protection of the Bear Creek
corridor and associated wetland systems; 2) road improvements on Northwest Avenue and
Aldrich Road, access, and internal circulation; 3) potential for increased residential density
adjacent to the City limits; and 4) provision of sewer and water services, and septic failures
as a result of unsuitable soils in the area. Regulatory measures such as performance
standards, development regulations, stream and wetland setbacks, and site design
standards, access off residential streets and others should be considered in conjunction
with any increased density approved for this area.
AREA 1,
This area is situated north of West Bakerview Road in the vicinity of Northwest Avenue and
Aldrich Road and the City limits. Larrabee Road and Stuart Road (unimproved) form the
northern boundary. This area comprises approximately 140 acres and is currently zoned
Urban Residential (UR4), allowing four units to the acre. The area is made up of smaller
platted lots and some larger land holdings under the same ownership. The terrain is
generally flat with some slopes in isolated areas towards the interior portions of the lots.
Most lots have forest cover with some wetland areas associated with Bear Creek and its
tributaries. Single family residential development is adjacent to the roadways along
Northwest Avenue, Aldrich, and Larrabee Roads. Some home occupations, and small
family businesses are on these roadways. Because of its proximity to employment centers,
commercial areas, and major transportation systems, a mix of housing types including both
64
single and multi residential development, with a range of densities, may be appropriate for
this planning area.
Issues affecting development in this area include: 1) improvement of Northwest Road
and Aldrich Road; 2) access from residential streets, and internal circulation; 3) protection
of Bear Creek and associated wetlands and open space; 4) adequate drainage; and 5) site
design. Special consideration should be given to lot aggregation, road improvements,
access, internal circulation, drainage, protection of Bear Creek and associated wetlands
and open space, sewer and water services, preservation of wooded areas, and
incorporation of natural features in site design.
RECOMMENDATION
Rezone the area to Urban Residential Mixed (UR -MX).
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Residential Single, Planned, with a mix of housing types arid
range of densities from 10,890 sq.ft. to 6,223 sq.ft. per dwelling unit for single family
development. Parcels containing two or more acres are allowed to develop 25% of total
units as multi family dwelling unit types. Special consideration should be given to lot
aggregation, road improvements, access, internal circulation, drainage, sewer and water
services, preservation of wooded areas, incorporation of natural features in site design.
Any neighborhood commercial development should be considered through the conditional
use process after a required neighborhood meeting has been held. The area is a receiving
zone for Transfer of Development Rights (TDRs).
AREA 2
(Proposed Expansion Area)
This area is located adjacent to the City's existing Urban Service Area north of Bellingham
in the vicinity of Northwest Avenue and Aldrich Road. Larrabee Road forms part of its
southern boundary. The area comprises approximately 152 acres and is currently zoned
Rural, one dwelling unit per two acres (R2A). The area is adjacent to that portion of the
Cordata PUD south of Horton Road which was annexed to the City in 1992. Horton Road
may be extended to this area at some time in the future.
Lying in the Silver Creek drainage, the area is characterized by hummock and swale
terrain. The southwestern portion is traversed by Northwest Avenue and has some single
family development on lots ranging in size from one half to five acres. The western -most
portion is primarily pasture land, with some single - family on irregularly- shaped lots. Larger
lots ranging in size from five to seven plus acres are located between Northwest Avenue
and Aldrich Road. Some home occupations and commercial businesses are along
Northwest and Aldrich Roads. Water is provided in part by the City of Bellingham and
some individual wells. Fire protection services are provided by Fire District #8.
C=am
Issues affecting development in the area include: 1) road improvements, access, and
internal circulation; 2) protection of Bear Creek and associated wetlands; 3) adequate
drainage; 4) septic failures as a result of soil instability; 5) extension of sewer and water
service; 6) existing development patterns and desire of some property owners to retain
rural character of area; and 7) request by some property owners to be included in
Bellingham's Urban Growth Area.
This area is adjacent to a major transportation corridor, Northwest Avenue, and near one
of the City's rapidly growing areas adjacent to West Bakerview Road. Some pockets of
urban development are already established. City ordinances and enforcement may
provide greater protection of the Bear Creek corridor, Silver Creek tributaries and
associated wetlands. Recognition of ownership pattern would allow Foxglove Fields to
pursue development on the dry land portion of their ownership. The established residential
area adjacent to Trout Lake Road and Twin Lake Drive should be preserved, retaining the
more rural like character of the area.
RECOMMENDATION
Rezone the area to Urban Residential Mixed (UR -MX) with no access to urban
development from Trout Lake Road. The established residential area adjacent to Trout
Lake Road and Twin Lake Drive should be preserved, retaining the more rural like
character of the area.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Residential Single, Planned, with a mix of housing types and
range of densities from 10,890 sq.ft. to 6,223 sq.ft. per dwelling unit for single family
development. Parcels containing two or more acres are allowed to develop 25% of total
units as multi family dwelling unit types. Special consideration should be given to lot
aggregation, road improvements, access, internal circulation, drainage, sewer and water
services, preservation of wooded areas, incorporation of natural features in site design.
Any neighborhood commercial development should be considered through the conditional
use process after a required neighborhood meeting has been held. Portions of this area
south and east of the Trout Lake Road and Twin Lake Road area may be appropriate for
a receiving zone for Transfer of Development Rights (TDRs).
AREA 3
(SEIS Expansion Area #5)
This area is located west of Northwest, generally between Stuart Road (unimproved) and
Division Road (unimproved). It is approximately 139 acres and is currently zoned. Urban
Residential (UR4) allowing 4 dwelling units per acre. The area was reviewed in the City's
Supplemental EIS, and is identified as SEIS Area #5. The area is relatively flat with rolling
topography. Approximately 137 acres are undeveloped woodlands. The remaining two
acres are developed with a single family residence. The area has some frontage on
Northwest Drive.
W.
This area lies within the Silver Creek watershed and also within the Bear Creek subbasin
of the system. The Bear Creek subbasin includes most of the area bounded by Slater
Road on the north, Bakerview Road on the south, Interstate -5 on the west and Aldrich
Road on the East. The mainstem of Bear Creek crosses this area. Substantial wetland
systems are associated with Bear Creek and its tributary. These wetland areas are made
up primarily of forested and emergent wetlands. According to the City Wetland Inventory,
approximately 45 acres are in wetlands.
Issues affecting development in the area include: 1) protection of the Bear Creek
corridor and associated wetland systems; 2) road improvements on Northwest Drive,
access, and internal circulation; 3) potential for increased residential density; and 4)
provision of sewer and water services. Regulatory measures such as performance
standards, development regulations, stream and wetland setbacks, and site design
standards, access off residential streets should be considered in conjunction with any
increased density approved for this area.
RECOMMENDATION
Rezone the area to Urban Residential Mixed (UR -MX)
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Residential Single, Planned, with a mix of housing types and
range of densities from 10,890 sq. Ft. per dwelling unit for single family development.
Parcels containing two or more acres are allowed to develop 25% of total units as multi
family dwelling unit types. Special consideration should be given to lot aggregation, road
improvements, access, internal circulation, drainage, sewer and water services, cluster
development, preservation of wooded areas, incorporation of natural features in site
design. Any neighborhood commercial development should be considered through the
conditional use process after a required neighborhood meeting has been held. Some
portions of the area may be appropriate for Transfer of Development Rights (TDRs)
67
Map 9: CORDATA MIXED USE
This area is located north of Horton Road and the City limits and is referred to as Cordata
Business Park, Planned Unit Development, (PUD) Stage 2. The area comprises
approximately 282 acres and includes residential and industrial land uses. Roadways,
utilities „open space and wetland protection and off site improvements are addressed in
the Cordata Master Plan, Conditions, and Protective Covenants. This area is scheduled
for annexation to the City of Bellingham in 1997. Cordata Parkway is proposed to traverse
the site and connect with an east/west connector from Slater Road to Guide Meridian. A
primary issues affecting development in this area includes the enforcement of existing
policies and regulations of the Planned Unit Development prior to annexation to the City.
RECOMMENDATION
Retain�,the existing zoning and any amended zoning as described in the Cordata Master
Plan and implemented through the Plan and Planned Unit Development ordinance.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning would include Planned Residential Multi and Industrial
designations, and adoption of the Cordata Business Park Master Plan and all associated
implementing regulations and site design standards.
A proposed amendment to the Cordata PUD currently allows residential development up
to 1900 residential units. Since the amendment is approved, the City will adopt the
amended Master Plan and. all implementing regulations and site design standards.
W
Map 10: GUIDE MERIDIAN MIXED USE AREA
The planning Area is located adjacent to the City limits on the north and includes property
on both sides of Guide Meridian. The area is currently zoned Light Impact Industrial, Rural
Five Acres and Rural Ten Acres. The topography is generally flat to gentle, rolling hills with
forest cover adjacent to the Spring Creek tributary west of Guide Meridian. Spring Creek
traverses the eastern boundary of the planning area. Some single family residential
development is located along Guide Meridian. Several industrial and commercial uses are
located closer to the City limits. Some parcels are vacant and cleared for development.
Roads serving the planning area include: Guide Meridian, (SR 539), Kellogg Road, Horton
Road, Van Wyck, and Stuart Road. Deer Creek Water Association provides water to
properties as far south as Horton Road east of Guide Meridian. Whatcom County Fire
District #4 serves the area east of Guide Meridian and Fire District #8 serves the west
portion. City sewer and water service is available to the area.
Issues affecting development of the area include: 1) the need for road improvements
and the anticipated widening of Guide Meridian north of Horton Road; 2) increased traffic
and congestion along Guide Meridian, access and internal circulation; 3) impact from the
future Slater /Kline Connector through the area; 4) protection of the Spring Creek corridor
and related wetlands and open space areas; 5) provision of a more regular northern
boundary to Bellingham's Urban Growth Area; and 6) appropriate zoning for the area.
Whatcom County's 1985 Guide Meridian Management Plan is presently under study. The
results of that study will reflect changed conditions along Guide Meridian and indicate the
need for some changes in the Plan, including the need for design standards and
performance driven zoning along some parts of Guide Meridian in the Subarea.
AREA 1
This area is located adjacent to the City limits and includes property on both sides of Guide
Meridian. It comprises approximately 120 acres and is currently zoned Light Impact
Industrial (LII). Some scattered single family development, small business and industrial
uses are adjacent Guide Meridian. Portions of the area are forest covered adjacent to the
Spring Creek corridor. Some areas have been cleared for development. Roads serving
the area include Guide Meridian, Horton, Stuart, Van Wyck, and Waldron Roads. The 1985
Guide Meridian Improvement Plan will be updated to reflect changing conditions
along Guide Meridian. A north /south arterial and access road on the east side of Meridian
would help to alleviate traffic congestion. An extension north from Kellogg would provide
access to interior parcels. Access should be limited along Guide Meridian.
Issues affecting development of the area include: 1) traffic congestion, access, internal
circulation, and the need for an arterial and access road east of Guide Meridian at the time
of development to help alleviate congestion on Guide Meridian; 2) extension of urban
services; 3) protection of the Spring Creek corridor and associated wetlands and open
spaces; and 4) impacts on traffic flow and access caused by strip commercial
development.
ME
Questions have been raised regarding the appropriateness of the Light Impact Industrial
designation for the majority of the area, given the adjacent low density residential uses to
the east. A mix of residential development with limited access to Guide Meridian and light
impact industrial and commercial uses may be more appropriate in this area. This mixed
use area would provide a transition to an area of primarily industrial uses generally north
of Horton Road, recognizing the Slater /Kline connector as a truck access route for
industrial development. The mixed use area also would permit people to live closer to their
workplace and shopping areas if desired.
Special consideration should be given to road improvements, access, internal circulation,
extension of sewer and water services, protection of the Spring Creek corridor and
associated wetlands and open spaces, buffers, from residential areas, drainage, and
incorporation of natural features in site design.
RECOMMENDATION
Retain`the Light Impact Industrial zone; Rezone the R5A to Light Impact Industrial.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial, Planned, Mixed, allowing commercial and residential
uses through the Planned Review Process, recognizing a transition from commercial uses
to the south to an emphases on industrial uses to the north. Consideration should be given
to road improvements, access, and internal circulation, extension of an east/west arterial
and access road at the time of development, sewer and water service, buffers from
residential areas, wetlands and open space, drainage, and incorporation of natural features
in site design
AREA 2A
(Proposed Expansion Area)
This proposed expansion area is located north and east of the existing City Urban Service
Area and adjacent to rapidly expanding urban development. As recommended, the
northern` boundary would extend generally 800 feet north of Kline Road, west of Guide
Meridian 'and about 600 feet north of Kline Road to the east of Guide Meridian. The area
comprises approximately 131 acres currently zoned Rural Five Acres (R5A) and 21 acres
zoned Rural Ten Acres (R1 OA). The topography is generally flat with gentle hummock and
swale features and comprising cleared pasture land with pockets of forested, scrub and
emergent wetlands. Spring Creek tributaries traverse the area. The area is characterized
by scattered commercial development adjacent to Guide Meridian, single family dwelling
units on parcels ranging in size from two to ten acres, and vacant land cleared for
development.
Roads serving the area include Guide Meridian, Waldron, and Kline Road. Fire District #8
provides fire protection to the west of Guide Meridian and Fire District #4 serves the area
to the east of Guide Meridian. Deer Creek Water Association has connections along Guide
Meridian to Horton Road.
70
Issues affecting development of the area include: 1) appropriate designation to
recognize existing industrial and small scale commercial development along Guide
Meridian; 2) need for road improvements, including widening of Guide Meridian, access,
and internal circulation, and 3) the need for a north /south connector east of Guide
Meridian, to improve traffic circulation; 4) appropriate zoning for properties adjacent to a
major transportation corridor; 5) protection of wetlands associated with Spring Creek
tributaries; and 6) need for improved drainage and sewer and water services. Because this
area has some existing industrial and commercial development and is adjacent to Cordata
Business Park, (PUD), Stage 2, which is scheduled for annexation to Bellingham in 1997,
and because of the proposed easttwest connector between Slater and Guide Meridian, this
area may be appropriate for industrial development with some allowed commercial and
residential uses.
RECOMMENDATION
Include this area in Bellingham's Final Urban Growth Area; Rezone the area to Light
Impact Industrial, and discourage large scale urban commercial development.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial, Planned, Mixed, allowing some commercial and
residential uses through the Planned Review Process. Consideration should be given to
road improvements, access, and internal circulation, extension of a north /south connector
to alleviate traffic on Guide Meridian and serve the area more efficiently, sewer and water
services, buffers From residential development, protection" of Spring Creek corridor and
associated wetlands and open space, drainage and incorporation of natural features in site
design.
AREA 2B
(SEIS Industrial Expansion Area #2)
This proposed expansion area is approximately 80 acres located on both sides of the
Guide Meridian generally between Kelly Road and Kline Road. The northern. boundary
would extend approximately 1100 feet north of Kelly Road, west of Guide meridian and
about 1000 feet north of Kelly Road to the east of Guide Meridian. Current zoning in the
area is Rural 5 Acres (R5A). Located at the upper end of the Spring Creek drainage, this
area is within the Squalicum Creek watershed. The main stem of Spring Creek lies on the
east side of Guide Meridian and to the east of this area.
Approximately 20 acres of the area are wetlands or about 25 % of the area. The largest
contiguous wetland is a shrub -scrub wetland east of Guide Meridian and south of the
northern boundary of this area. The open water wetland is a small farm pond north of Kelly
Road and east of Guide Meridian. The area contains about 30 acres of pasture, 25 acres
of woodlands and 25 acres of developed land. Commercial uses are along Guide Meridian
and include retail lumber and hardware, lawn and garden equipment retailer, and a bread
distributor warehouse set back from Guide Meridian off the Kelly Road.
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Roads serving the area include Guide Meridian and Kelly Road. Fire District #8 provides
fire protection to the west of Guide Meridian and Fire District #4 serves the area to the east
of Guide Meridian. Deer Creek Water Association has connections along Guide Meridian
to Horton Road.
Issues affecting development of the area include: 1) appropriate designation to
recognize existing industrial and small scale commercial development along Guide
Meridian; 2) need for road improvements, including widening of Guide Meridian, access,
and internal circulation, and 3) the need for a north /south connector east of Guide
Meridian, to improve traffic circulation; 4) appropriate zoning for properties adjacent to a
major transportation corridor; 5) ' protection of wetlands associated with Spring Creek
tributaries; 6) need for improved drainage; and 7) provision of sewer and water services
to the area.
RECOMMENDATION
lnclude�:this area in Bellingham's Northern Urban Growth Area; Rezone the area to Light
Impact Industrial, and discourage large scale urban commercial development.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial, Planned, Mixed, allowing some commercial and
residential uses through the Planned Review Process. Consideration should be given to
road improvements, access, and internal circulation, extension of a north /south connector
to alleviate traffic on Guide Meridian and serve the area more efficiently, sewer and water
services, buffers from residential development, protection of Spring Creek corridor and
associated wetlands and open space, drainage and incorporation of natural features in site
design.
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Map 11: EAST GUIDE HIGH DENSITY RESIDENTIAL AREA
This planning area is located adjacent to the City limits on the northeast and is currently
zoned Urban Residential Medium (URM18) 18 dwelling units per acre. The terrain is
generally flat to rolling hills with some slopes ranging up to 15 %. Much of the area is forest
covered with wet areas associated with the Spring Creek corridor. The area is sparsely
developed with some single family dwelling units along Kellogg Road, Prince Avenue, and
East Bakerview Road. Spring Creek Apartments is located on Kellogg Road west of this
area within the City. East Bakerview Road is the southern boundary of this area and is the
only east/west road extending through the planning area. Spring Creek drains the area and
will require protection as development occurs.
Issues affecting development in this area include: 1) increased traffic volumes and
congestion; 2) the need to alleviate traffic on Guide Meridian and serve the area more
efficiently; 3) a north /south connector east of Guide Meridian between East Bakerview,
Kellogg Road, and areas to the north. An extension of Kellogg Road through the Calvary
Temple property (east of the planning area) east to James Street would also reduce traffic
impacts on East Bakerview Road and Guide Meridian. Other issues affecting development
include: 4) road improvements, access, and internal circulation; 5) extension of sewer and
water services; 6) adequate drainage, 7) protection of Spring Creek, associated wetland
areas, and open space; 8) need for a park site to serve the residential area,.,.tra.il
identification; and 9) appropriate- buffers, and incorporation of physical features in site
design.
AREA 1
This area comprises approximately 77 acres and includes the existing Urban Residential
Medium (URM18) zoning district as described above. The area is rural in character, with
some single family development adjacent to Kellogg Road, Prince Avenue, and East
Bakerview Road. The Spring Creek Apartments is located adjacent to Kellogg Road west
of this area within the City. Because of its proximity to major employment centers, shopping
areas, and transportation systems, this area should retain its existing zoning, URM 18 units
per acre. A minimum of twelve units per acre should be required.
Issues affecting development in this area include: 1) road improvements; 2) access
and interior circulation; 3) extension of an arterial along Cory Street (unimproved) to
connect E. Bakerview Road on the south with Kellogg Road on the north; 4) extension of
Kellogg Road through this planning area to link up with James Street on the east; 5)
protection of the Spring Creek corridor and associated wetlands; 6) drainage; 7) buffers
and open space; and 8) incorporation of physical features in site design.
RECOMMENDATION
Retain the Urban Residential Medium (URM18) zone.
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COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Residential Multi, Planned 2,500 square feet per unit. A
minimum of 3,600 sq. ft. per unit should be required. Consideration should be given to
improvements to East Bakerview Road, extension of a north /south arterial east of Guide
Meridian as development occurs, access, internal circulation, protection of Spring Creek
corridor and associated wetlands, open space, extension of sewer and water, drainage,
identification of trail and a park site for the area, and incorporation of physical features in
site design.
AREA 2
(Proposed Expansion Area)
This area is located north and east of the existing Urban Residential Medium (URM 18)
zone and comprises approximately 21 acres. It is currently zoned Rural Five Acres (R5A).
"rhe northern parcel is divided by Bellingham's existing Urban Service Area boundary. A
logical boundary extension is to include this parcel and the two five acre parcels directly
south. The present Urban Service Area Boundary splits parcels and ownerships. "rfis
would not occur if these parcels were included in the Urban Growth Area. Development
of this area would require the extension of Kellogg Road, and consideration of access,
internal circulation, protection of sensitive areas, open space, drainage, and incorporation
of natural features in site design.
Issues affecting development in this area include: 1) road improvements; 2) access
and interior circulation; 3) extension of Kellogg Road through this planning area to link up
with James Street on the east; 4) protection of the Spring Creek corridor and associated
wetlands; 5) drainage; 6) buffers and open space; and 7) incorporation of physical features
in site design.
RECOMMENDATION
Include this area in Bellingham's Final Urban Growth Area; Rezone the area to Urban
Residential Medium, (URM18).
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Residential Multi, Planned 2,500 square feet per unit. A
minimum of 3,600 sq. ft. per unit should be required. Consideration should be given to
improvements to Kellogg Road, access, and internal circulation, protection of Spring Creek
corridor and associated wetlands, open space, extension of sewer and water, drainage,
identification of trail and a park site for the area, and incorporation of physical features in
site design.
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C. SQUALICUM CREEK ANALYSIS AREA
The Squalicum Creek Analysis Area comprises six neighborhood planning areas within
Bellingham's Northern Urban Growth Area as identified below. The following section
contains a description and map for each planning area. These larger areas are further
divided into planning subareas which have a number of factors in common, including
existing zoning, topography, land uses, infrastructure, service capacity, sensitive
environmental areas, wetland systems, open space, stream corridors, and others. The
neighborhood planning maps identify the neighborhood boundary, proposed subareas,
existing Whatcom County zoning in brackets ( ), and proposed Whatcom County zoning.
Special features of a planning area or vicinity may be identified. Upon annexation,
comparable City zoning would apply.
Neighborhood Planning Areas:
MAP 12:
King Mountain Residential Area
MAP 13:
East Bakerview /James Residential Area
MAP 14:
Bakerview/Hannegan Industrial Area
MAP 15:
Dewey Valley Residential Area
MAP 16:
Britton /Baker Residential Area
MAP 17:
Britton /Hillsdale Residential Area
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Map 12: KING MOUNTAIN RESIDENTIAL AREA
(Proposed Expansion Area)
This planning area is situated in both the 1 -5 /Guide Meridian and Squalicum Analysis
Areas, and located generally between Bellingham's existing Urban Service Area boundary
east of Guide Meridian and west of the King Mountain Rural Residential (RR2) zoning
district. The area comprises approximately 229 acres and is currently zoned Rural Five
Acres (R5A), Urban Residential (UR4), and Rural Residential (RR2). The area includes
the top and most of the southern half of King Mountain. Topography varies widely; a
relatively flat mountain top; steep, unstable (30 to 60 percent) southern slopes; more
gradual southwestern slopes (15 to 30 percent); and gentle hummock and swale terrain
at the base. This area includes tributaries that drain to the southwest to Baker Creek in
the Squalicum Creek drainage.
The mountain top is occupied by radio and television towers, a single family home, and is
traversed by two or three gravel roadways. A series of parcels form the northernmost
portion-6f the area, but it has not yet been cleared for development; a gravel roadway
provides access to.this area. The southwest - facing slope of the mountain is occupied by
single family development on lots ranging in size from less than one acre to one acre. The
southeast slope is relatively undeveloped. The base of the mountain is sparsely occupied
by single family development on lots from one to five acres. There are some vacant lots
throughout the planning area.
In 1993, the City of Bellingham absorbed Water District #9 and provides water directly to
the area. The water system is inadequate and will require upgrading prior to further
development. On -site septic systems provide sewage disposal. Because there are soil
limitations to septic disposal, extension of Bellingham's sewer disposal system is
appropriate for this area. Fire protection is provided by Fire District #4.
Issues affecting development in this area include: 1) the need for expansion of
Bellingham's Urban Service Area /Urban Growth Area; 2) protection of open space, and
views; 3) the need for road improvements, access, and internal circulation; 4) possible
extension of an east/west road from Guide Meridian to James Street; 5) provision of sewer
and water services, and 6) adequacy of drainage facilities in the area.
AREA 1
(Proposed Expansion Area)
This area includes all of the area described above including the Calvary Temple property
located adjacent to the existing Urban Service Area boundary on the south, and
approximately five acres located within Bellingham's Urban Service Area. The area
between the Calvary Temple property and the existing Urban Service Area boundary to the
west is also included in this planning area. The entire area comprises approximately 229
acres and is currently zoned Rural Five Acres (R5A), one dwelling unit per acre, Rural
Residential (RR2), two dwelling unit per acre, Urban Residential (UR4) four dwelling units
per acre, and Rural (R5A), one dwelling unit per acre.
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This area is within Bellingham's sphere of influence and adjoins a rapidly growing
commercial area of the City. Increasing traffic volumes and congestion generated by Bellis
Fair and adjacent commercial areas along Guide Meridian impacts this area. Extension
of Kellogg Road to James Street through this area would provide a much needed east/west
connector. A park site is needed in this area to serve the growing residential development
in the vicinity.
RECOMMENDATION
Include this area in Bellingham's. Final Urban Growth Area; Rezone this area to Urban
Residential Mixed (UR -MX).
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Residential Single, Planned, with a mix of housing types and
range of densities from 10,890 sq. ft. to 6,223 sq. ft. per dwelling unit for single family
development. Parcels two acres or larger are allowed to develop 25% of allowed units as
multi - family dwelling unit types. Special consideration should be given to road
improvements on East Bakerview Road, Kellogg Road extended, and James Street;
access and internal circulation; drainage; sewer and water services; open space, a park
site, and incorporation of natural features in site design. Any neighborhood commercial
development should be considered through the planned designation process after a
required neighborhood meeting. This area can serve as a receiving zone for Transfer of
Development Rights (TDRs).
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Map 13: EAST BAKERVIEW /JAMES RESIDENTIAL AREA
This planning area is located in the vicinity of East Bakerview Road, James Street, and
Telegraph Road. King and Queen Mountains lying, north of East Bakerview Road, form
the visual backdrop for the area. The area comprises approximately 343 acres currently
zoned Urban Residential, three and four dwelling units to the acre. The terrain is generally
flat to gentle and severe hummock and swale, and slopes in a southwesterly direction.
Baker Creek traverses the site at the eastern boundary of the planning area. This area has
pastures, some dense forest cover, and wetlands to the south of Telegraph Road and
along the Baker Creek corridor. Roads serving the area include East Bakerview,
Telegraph, and James Street. East Bakerview Road is an arterial and major truck route
linking the Hannegan industrial area with Guide Meridian and Interstate -5. James Street
is a collector linking East Bakerview and the King and Queen Mountain residential areas
with Sunset Square shopping center and Interstate -5. Telegraph Road and James Street
link the regional commercial area at Bellis Fair with Sunset Square and Mount Baker
Highway. Whatcom Transit Authority has plans to increase service to this Area as
residential development increases.
Fire and police services are provided by Whatcom County Fire District #4 and the Sheriffs
Department. The Telegraph Water Association and Water District #9 serving parts of this
area and the King Mountain area to the north were assumed by the City of Bellingham in
1992. The area is within the City's sewer service zone, but private septic systems are -the
primary sewage disposal method. Portions of the area contain City water and /or sewer
lines.
The area is characterized by single family residential development on large parcels and
vacant land. Other uses include: the James Street Estates Mobile Home Park located on
James Street adjacent to the Bakerview /Hannegan Light Impact Industrial area; Whatcom
County #4 fire station on East Bakerview and James Street; and a church on Telegraph
Road. Some small businesses are located on Telegraph and a nursery on East Bakerview
Road.
Issues affecting development of this area include: 1) traffic impacts between Telegraph
Road .and James Street; 2) potential for higher density residential uses given the area's
proximity to Bellis Fair and Sunset Square commercial areas and the Bakerview /Hannegan
Industrial Area; 3) protection of a high yield aquifer underlying a portion of the
northeastern section of the Area; and 4) a need to for sewer, water and drainage services
as population increases and development occurs.
AREA 1
AREA 1 is the entire planning area located adjacent to the City limits at McLeod Road on
the south and extends east and west of James Street and north and south of East
Bakerview Road. The area comprises approximately 343 acres and is currently zoned
Urban Residential (UR), three and four units to the acre. The topography is generally flat
adjacent to the roadways with rolling hills sloping toward McLeod Road south of Telegraph
f
Road and increasing slopes north of East Bakerview Road. King and Queen Mountains
form a backdrop for the area on the north. Pastures, densely wooded areas, and wetlands
make up much of the area south of Telegraph Road and along the Baker Creek corridor.
Roads providing access and circulation to the area include Telegraph Road, East
Bakerview Road, and James Street. Existing uses include single family residential
development, several small businesses, a church, and Fire District #4 fire station.
Because of its proximity to Bellingham's Sunset Square shopping center and the
Bakerview /Hannegan Industrial site, the area may be appropriate for a mix of housing
types and a range of densities. Since Baker Creek generally divides the properties
between East McLeod and Telegraph Roads over to James Street, is may be appropriate
to allow a density of 7,200 square feet per unit south of Baker Creek, as it would be
consistent with the City designation across McLeod Road and provide for higher densities
north of Baker Creek.
Road improvements on Telegraph Road, East Bakerview, and James Street would be
required as development occurs. Provision for cluster subdivisions to better respond to
environmental constraints such as wetlands and forested areas is recommended. Access
should be from residential streets, and buffers, open space, and views should be
considered in the site designs.
RECOMMENDATION
Rezone the area to Urban Residential Mixed (UR -MX).
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Residential Single, Planned, with a mix of housing types and
range of densities from 10,890 sq. ft. to 6,223 sq. ft. per dwelling unit for single family
development. Two or more acre size allowed to develop 25% of allowed units as multi-
family dwelling unit types. Special consideration should be given to road improvements,
access, internal circulation, drainage, sewer and water services, protection of Baker Creek,
its tributaries, and associated wetlands, open space, and incorporation of natural features
in site design. A density of 7,200 square feet per unit south of Baker Creek in the vicinity
of McLeod Road would be consistent with the City designation across McLeod Road. Any
neighborhood commercial and /or industrial development should be considered through the
planned designation process after a required neighborhood meeting.
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MAP 14: BAKE RVI EW/HAN N EGAN INDUSTRIAL AREA
This area is located adjacent to the City limits in the vicinity of East Bakerview Road and
Hannegan Road and is approximately 614 acres. Three zoning designations currently
comprise this area: General Manufacturing, Light Impact Industrial, and General
Commercial. Both Baker and Squalicum Creeks traverse the area. A portion of the area
adjacent to Squalicum creek lies. within the 100 year flood plain and is topographically
isolated. This area has some wetlands associated with the Squalicum Creek corridor, and
high yield aquifer underlies a portion of the area around East Bakerview. A tributary of
Baker Creek extends through the General Manufacturing area and forms the northwest
boundary for much of the area.
In 1994, the City of Bellingham assumed responsibility, at the request of Water District #16
for providing water to customers formerly served by that district. Fire protection services
are provided by Fire District #4. A Cascade Natural Gas pipeline traverses Areas 2A and
2B in .an east/west alignment, and a transmission oil pipeline easement extends in a
north /south alignment through the two areas. Roads serving the area include East
Bakerview and Hannegan, both designated truck routes, and Irongate Road providing .
access to the Irongate Industrial Park. The area is dominated by industrial uses and some
vacant land.
Issues affecting development of the area include: 1) the potential need for expanded
industrial land in the area; 2) protection of Squalicum Creek and Baker Creek; 3) buffers
separating industrial activities from residential development; 4) extension of sewer and
water services; 5) drainage; 6) road improvements; and 7) access and internal circulation.
AREA 1
This area is identified as the Irongate Industrial Park and is located south of East
Bakerview Road with access at Irongate Road. It comprises approximately 54 acres and
is currently zoned Light Impact Industrial. The area is dominated by industrial uses and is
cleared for additional industrial development. Special consideration should be given to
buffers from residential areas and protection of Baker Creek and its tributaries.
Issues affecting development in the area include: 1) expansion of industrial land in the
vicinity; 2) proximity of residential development to industrial uses; 3) protection of the Baker
Creek corridor, and associated wetlands; 4) drainage; 5) buffers separating residential
areas from industrial uses; 6) road improvements; 7) access, and internal circulation.
RECOMMENDATION
Retain existing Light Impact Industrial zone.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial Planned, uses limited to those in the Light Impact
wo
Industrial zone. Consideration should be given to protection of Baker Creek along the
western boundary, road improvements along East Bakerview Road, access from Irongate
Road, internal circulation, extension of sewer and water, drainage, and buffers from
residential areas.
AREA 1A •
This area is located north of East Bakerview Road abutting the General Manufacturing
zone. The area comprises approximately 32 acres and is currently zoned Urban
Residential, UR4, four units to the acre. Baker Creek forms the southern boundary of the
planning area. Queen Mountain on the north forms a backdrop for the area. The area is
generally rural in character with several single family residential dwelling units scattered
along the hillside and adjacent to East Bakerview Road. The terrain is generally flat to
rolling hills sloping toward the south.
Issues affecting development in the area include: 1) expansion of industrial land in the
vicinity; 2) proximity of residential development to the heavy impact industrial uses of the
General- Manufacturing zone; 3) protection of the Baker Creek corridor, and associated
wetlands; 4) drainage; 5) road improvements, access and internal circulation; 6) buffers
from residential areas; and 7) extension of sewer and water services.
Several factors make this an appropriate area for industrial expansion, including: proximity
to the existing industrial area to the south and east; larger parcels providing for better site
design options; existing services in the area; access to major highways and truck routes;
and interest from some property owners in the Light Impact Industrial designation. Special
consideration should be given to sensitive site design for development along Baker Creek
to ensure protection of the stream corridor; and provide for buffers to avoid industrial
impacts on the residential areas to the west and north. Access should be designated to
separate industrial and residential areas and their associated traffic.
RECOMMENDATION
Rezone the area to Light Impact Industrial.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning for the Light Impact Industrial is Industrial Planned, uses limited
to Whatcom County's Light Impact Industrial zone. Consideration should be given to
improvements on East Bakerview Road, access, internal circulation, extension of sewer
and water, drainage, buffers, and site design.
AREA 1B
This area is located south of East Bakerview Road adjacent to the Light Impact Industrial
zone on the south and east. The area includes approximately 7 acres and is currently
zoned Urban Residential, UR4, four units to the acre. Baker Creek forms its northern
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boundary. The terrain is generally flat along the roadway with gentle rolling hills sloping
toward the Baker Creek ravine.
Issues affecting development of the area include: 1) expansion of industrial land in this
vicinity; 2) proximity of residential land to industrial uses of the Light Impact Industrial
Area; 3) protection of Baker Creek corridor; 4) a need for adequate drainage; and 5)
provision of buffers to avoid industrial impacts on residential areas to the west; and 6)
interest by some property owners for the expansion of industrial land in this vicinity.
Those parcels separated by Baker Creek may be appropriate for light impact industrial
development. With Baker Creek forming the northern boundary of this area and its
adjacency to industrial land, the back portions of these lots are appropriate for light
industrial development for several reasons: proximity to the existing Light Impact Industrial
zone; existing services; access to major highways and truck routes; and request of some
property owners. Special consideration should be given to development along Baker
Creek; buffers from the residential areas; access from Iron Gate Road; and site design.
RECOMMENDATION
Rezone the area to Light Impact Industrial and require access to be taken from Irongate
Road.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial Planned, uses limited to those in the Light Impact
Industrial zone. Consideration should be given to protection of Baker Creek, road
improvements along East Bakerview Road, access from Iron Gate Road, internal
circulation, extension of sewer and water, drainage, buffers from residential areas, and
incorporation of natural features in site design, and development setbacks.
AREA 2, 2A, 2B
Area 2 makes up the bulk of the Hannegan Industrial Area west of Hannegan Road. The
area is located adjacent to the City limits in the vicinity of East Bakerview and Hannegan
Roads and comprises approximately 200 acres. It is currently zoned General
Manufacturing (GM). Industrial development dominates the western portion of Area 2;
manufacturing operations are also present along the north side of East Bakerview and
west of Hannegan Road, and along Hannegan in the Squalicum Creek valley close to the
City limits.
Squalicum Creek bisects the GM area east of Hannegan Road. That portion lying between
Hannegan Road and Squalicum Creek is identified for planning purposes as Area 2A. This
area is approximately 43 acres and slopes southeast to Squalicum Creek. Presently, the
area is rural in character with pasture land in the vicinity of East Bakerview Road. A
Cascade natural gas pipeline traverses the area in an east/west alignment, and a
transmission oil pipeline easement extends in a north /south alignment. Currently Western
Washington University owns most of the northern half of Area 2A and is operating an
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environmental education facility. The southern most portion of the area, has industrial
development including an asphalt plant and construction company taking access from
Hannegan.
That portion of the GM zone lying east of Squalicum Creek is identified for planning
purposes as Area 2B. It is approximately 46 acres. Portions of the area adjacent to East
Bakerview Road just east of Squalicum Creek are developed with industrial uses. The
southern portion of the area is in the 100 year flood plain. A Cascade natural gas pipeline
traverses the area in an east/west alignment, and a transmission oil pipeline easement
extends in a north /south alignment. Further industrial development is planned to the south.
Issues affecting development of the area include: 1) proximity of residential land to
industrial uses in the General Manufacturing area; 2) protection of Squalicum Creek
corridor; 3) a need for adequate drainage; and 4) provision for buffers to avoid industrial
impacts on residential areas to the north and east.
RECOMMENDATION
Retain the General Manufacturing (GM) designation for Areas 2, 2A and 2B.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial Planned, with additional uses comparable to the GM
zone. Special consideration should be given to protection of the Squalicum Creek corridor,
road improvements along East Bakerview Road, access, internal circulation, extension of
sewer and water, drainage, buffers from residential areas, and incorporation of natural
features in site design.
AREA 3
This area, approximately 2.3 acres, is located at the southwest corner of the East
Bakerview and Hannegan Road intersection and is currently zoned General Commercial,
(GC). Currently a service station is located on the site. Because of this existing
development, retaining the General Commercial designation is appropriate for this
property. Any additional development of this area should primarily serve the industrial
businesses in the vicinity.
RECOMMENDATION
Retain the General Commercial designation.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Commercial Planned. Consideration should be given to
protection of the Squalicum Creek corridor, improvements along East Bakerview Road and
Hannegan, access, internal circulation, extension of sewer and water, drainage, and site
design.
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AREA 4
This area is located at the northeast corner of the East Bakerview and Hannegan Roads
and extends to the Ross Road (unimproved). It comprises approximately 50 acres and is
currently zoned Urban Residential (UR4) four units to the acre. This area is recommended
for Light Impact Industrial zoning. The area slopes to the east, and is forest covered.
Hannegan Speedway lies directly north of this planning area. Squalicum Creek flows
through the southeastern corner of the site. Because of its location fronting on two major
artefials, relationship to the adjacent industrial area to the south and west, and its location
adjacent to the Hannegan Speedway, this area is appropriate for Light Impact Industrial
uses. Special consideration should be given to improvements on Hannegan and East
Bakerview Road, access, internal circulation, protection of Squalicum Creek, buffers from
residential development, and site design. Development should be restricted to the areas
adjacent the roadways and along the ridge. The area boundary has been drawn to respect
the character of the Dewey Valley residential area below the ridge.
RECOMMENDATION
Rezone the area to Light Impact Industrial.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial Planned. Uses should be limited to those allowed in
the Light Impact Industrial zone. Consideration should be given to protection of the
Squalicum Creek corridor, road improvements to Hannegan and East Bakerview Roads,
access, internal circulation, extension of sewer and water, drainage, buffers from
residential areas, and incorporation of natural features in site design. Development should
be restricted to areas adjacent to the roadways and along -the ridge.
AREA 5
(SEIS Industrial Expansion Area #1)
This expansion area is located both east and west of Hannegan Road and comprises
approximately 199 acres. It is currently zoned Urban (UR5) allowing one dwelling unit per
five acres, and is characterized by scattered single family dwellings, several out buildings,
and the Hannegan Speedway. Topography is generally flat transitioning to rolling hills for
parcels adjacent to Queen Mountain. Some of the area has been cleared for development.
Located in the Squalicum Creek drainage, Baker Creek, a year -round stream flows through
the planning area. Baker Creek has steep high banks along most of this reach, with a
mixture of forest and pasture vegetation on the uplands. There are about 30 acres of
wetlands west of Hannegan Road. The area comprises approximately 75 acres of pasture,
25 acres of cleared undeveloped land, and about 55 acres of developed land including the
Hannegan Speedway property.
Issues affecting development in the area include: 1) need for expansion of industrial
land in the vicinity, based on analysis of Bellingham's land supply and urban growth area;
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2) protection of the Baker Creek corridor, and associated wetlands; 3) drainage; 4) a need
to provide buffers to separate and, reduce impacts of industrial activities on residential
areas to the north, west, and east; 5) design of access and road improvements; and 6)
extension of sewer and water service.
There have been requests by some property owners to expand the light impact industrial
land in this vicinity. Some factors which make this an appropriate area for industrial
expansion, include: proximity to the existing industrial area to the south; larger parcels
providing for better site design options; existing services in the area; and access to major
highways and truck routes. Special consideration should be given to development along
Baker Creek and protection of the stream corridor; appropriate buffers separating industrial
uses from the residential areas on the north, east and west; access; and site design.
RECOMMENDATION
Rezone the area to General Manufacturing.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Industrial Planned, uses limited to those in the General
Manufacturing zone. Special consideration should be given to improvements on East
Bakerview and Hannegan Roads, access design, and internal circulation, extension of
sewer and water service, adequate drainage, and provision of buffers to ensure protection
from industrial activities on adjacent residential areas; and site design.
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MAP 15: DEWEY VALLEY RESIDENTIAL AREA
This area, approximately 225 acres, is located north of Mount Baker Highway; the western
boundary is adjacent to Hannegan Road and the General Manufacturing zone. Dewey
Road bisects the planning area and connects Mount Baker Highway with East Bakerview
Road. A low -lying plateau forms the southeastern boundary, while most of the area
comprises a portion of Squalicum Creek Valley. Toad Creek extends through the valley
from Toad Lake (also known as Emerald Lake) and joins Squalicum Creek north of this
area outside Bellingham's urban service boundary. Toad and Squalicum Creeks are year
round streams in Whatcom County.
The area is currently zoned Urban Residential (UR4) and is rural in character with
scattered single family housing along Bakerview Road and Dewey Road with adjacent
agricultural uses. The topography drops off from Mount Baker Highway into large wetland
and pasture areas. A portion of the area lies within a high yield aquifer area. Parcels
range in size from one to twenty acres. The Department of Natural Resources owns two
40 acre parcels adjacent to Mount Baker Highway.
Issues affecting development of this area include: 1) a need for protecting the rural
character of the Dewey Valley; 2) protection of the wetlands associated with Squalicum
and Toad Creeks; and 3) preservation of open spaces related to the trail systems
developed in this area. Given the environmental constraints of the area, development
should be consolidated on the ridge adjacent to Mount Baker Highway. Special conditions
should be placed on development to protect the creek corridors and associated wetland
systems. Any rezone of the Dewey Valley Area to a rural zoning district by Whatcom
County should be accomplished by an adjustment to the Bellingham Urban Growth
Boundary.
AREA 1
This area is generally located east of Hannegan, north of East Bakerview Road as it
extends north to Ross Road (unimproved), and southeast to Mount Baker Highway. It
comprises approximately 225 acres and encompasses the bulk of the Dewey Valley
Residential area as described above. Dewey Road traverses the area from East
Bakerview Road to Mount Baker Highway. The area is generally rural in character with
scattered single family residential development along East Bakerview Road, Dewey Road,
and along Mt. Baker Highway. Much of the area is characterized by pasture land, steep
slopes, and large wetlands associated with Squalicum Creek.
The Dewey Valley Trail is a multi - purpose trail following the entire length of an abandoned
railroad bed. The trail offers a level direct route from the Bellingham area to the eastern
part of the County. The west end intersects the Lake Whatcom -Lake Samish Loop and
other existing and planned trails within the City of Bellingham. This pastoral 10 mile route
passes large farms, wetlands and forested areas in gently rolling terrain and meets the
Nooksack Trail near Cedarville Road outside the Urban Service Area. The route is almost
r%
entirely in private ownership; however, several large holdings would ease the number of
agreements or acquisitions necessary to develop the trail.
Issues affecting development of this area include: 1) retention of the rural character of
the area; 2) existing density of four units to the acre; 3) interface with adjacent industrial
zoning and development to the west; and 4) protection of Squalicum Creek and Toad
Creek corridors and associated wetlands systems; and 5) provision for trails and open
space.
RECOMMENDATION
Retain the Urban Residential (UR4) designation.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Residential Single 10,000 square feet per unit. Cluster
development should be required along the ridge adjacent to Mount Baker Highway,
adjacent to East Bakerview Road and Dewey Road. Consideration should be given to
road improvements, access, and internal circulation, protection of the Squalicum Creek
corridor and associated wetlands, sewer and water services, drainage, and provision of
trails and open space.
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MAP 16: BRITTON /BAKER RESIDENTIAL AREA
The area, approximately 373 acres, is located north_and east of the City limits and south
of Mount Baker Highway. The area is currently zoned Urban Residential, UR4, four
dwelling units to the acre and is characterized by low density residential development along
Mt. Baker Highway. Two large urban scale subdivisions, Northern Heights and a portion
of Tweed Twenty lie inside the area west of Britton Road. The Bellingham School District
is constructing its new Squalicum High School on a 40 acre site adjacent to this planning
area. A small Rural five acres (R5A) area extends into the northern most portion of the
planning area adjacent to Britton Road. Several small businesses and non - conforming
uses are located in this area.
Roads serving the area include Mount Baker Highway (SR543) and Britton Road. Mount
Baker Highway is a state road that is scheduled to be widened to four lanes from the City
limits to"Britton Road. Improvements will include four lanes, and a turning lane, shoulders,
bicycle lanes, sidewalks on both sides, and street lighting. With the increased traffic
carryingkdapacity, existing sewer and water service, and the addition of a new high school,
a mix of housing types and range of densities may be appropriate for portions of this area._
The City of Bellingham assumed the Van Wyck Water Association which extends along
Mount Baker Highway.
Issues affecting development in this area include: 1) widening and future improvement
of Mount Baker Highway; 2) access design and internal circulation; 3) adequate drainage;
4) extension of sewer and water service; 5) existing commercial and industrial
development, and non - conforming uses located along Mount Baker Highway, and 6)
location of BPA Transmission lines.
AREA 1
This planning area comprises approximately 373 acres as described above, and is
currently zoned Urban Residential (UR4) and Rural Five Acre (R5A). Britton Road and
Mount Baker Highway generally form the area's north and northeastern boundary. The
area ranges from the generally flat plateau immediately south of Mount Baker Highway to
gently rolling hills further south. A portion of this area, about 26 acres located at the
intersection of Mount Baker Highway and Britton Road are not currently in Bellingham's
Urban Service Area. Toad Creek traverses the northeastern portion of the area to connect
with Squalicum Creek outside the Urban Service Area. The area is forested with some wet
areas associated with Toad creek. Limited sewer services are available in the southwest
portion of the area.
Issues affecting development in this area include: 1) future widening and improvement
of Mount Baker Highway; 2) access, design and internal circulation; 3) extension of sewer
and water; 4) existing commercial, industrial, and non - conforming uses along Mount Baker
Highway; and 5) location of BPA Transmission lines.
91111
Because of the area's location on a major arterial, with easy access to employment centers
and commercial areas of Bellingham, a mix of housing types and range of densities would
be more appropriate for the area. Special consideration should be given to access design,
internal circulation, drainage, open space, and buffers from existing commercial uses along
Mt. Baker Highway. Residential development should take access from residential streets.
RECOMMENDATION
Rezone the area to Urban Residential Mixed (UR -MX).
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Residential Single, Planned, with a mix of housing types and
range of densities from 10,890 sq. ft. to 6,223 sq. ft. per dwelling unit for single family
development. Parcels of two or more acres are allowed to develop 25% of allowed units
as multi - family dwelling unit types. Clustering of residential units away from the BPA
Transmission lines should be encouraged, in addition to the incorporation of natural
features in site design. Special consideration should be given to improvements on Mount.
Baker Highway and Britton Road, access, internal circulation, drainage, sewer and water
services, open space, and incorporation of natural features in site design. Any
neighborhood commercial development should be considered through the planned
designation process after a required neighborhood meeting.
LM
MAP 17: BRITTON /HILLSDALE RESIDENTIAL AREA
This area is located adjacent to the City limits, both east and west of Britton Road. It
comprises approximately 340 acres and is currently zoned Urban Residential (UR3) three
dwelling units per acre. The area is within the Lake Whatcom Watershed and contains
portions of Tweed Twenty Subdivision with two urban scale subdivisions east of Britton
Road. The terrain is rolling hills with a slope up to 15% with some forested and wet areas
associated with Toad Creek. Roads serving the area include: Britton, Hillsdale and Toad
Lake Road. Whatcom County Water District #7 provides water to the area purchased from
the City of Bellingham. City sewer service is available through service zone extensions.
Issues affecting_ development of the area include: 1) protection of the Lake Whatcom
Watershed; 2) retention of existing zoning; 3) enforcement of existing building standards
and Watershed regulations; 4) extension of sewer and water services; and 5) adequate
drainage.
AREA 1.
The planning area is approximately 340 acres, and is currently zoned Urban Residential
(UR3) zone, three dwelling units to the acre as described above.
RECOMMENDATION
Retain the Urban Reserve (UR3) zone. Because this area is in the Whatcom Watershed,
consideration should be given to sewer and water services, drainage, road improvements,
and application of City standards for new development.
COMPARABLE FUTURE CITY ZONING
Comparable City zoning is Residential Single, detached /cluster attached, 12,000 square
feet per dwelling unit. Cluster development should be required. Because this area is in the
Whatcom Watershed, consideration should be given to sewer and water services,
drainage, and road improvements.
we
VII. ANALYSIS AND RATIONALE FOR ADJUSTING
BELLINGHAM'S 1985 URBAN SERVICE AREA
INTRODUCTION
URBAN GROWTH AREAS
As required by the Washington Growth Management Act (GMA), and County -wide
Planning Policies, projected population for the next 20 year planning period must be
accommodated in urban growth areas. The City of Bellingham, in cooperation with
Whatcom County, is evaluating the appropriateness of expanding or contracting its present
Urban Service Area in defining an appropriate Urban Growth Area. The purpose of
designating urban growth areas is to promote compact urban development, reduce urban
sprawl, and ensure efficient use of land and financing of urban facilities and services to
meet the needs of the projected population during the 20 year planning period.
The criteria for evaluating those areas outside the existing urban service area are based
on an analysis and evaluation of the following:
Adopted policy and visions statements
Population projections
Land supply, including residential, commercial, and industrial
Existing plan and zoning designations
Existing land use and ownership patterns
Environmental opportunities and constraints
Transportation systems
Availability and capacity of urban services and facilities and concurrency
requirement
Property owners requests
Fourteen smaller areas within the three Urban Fringe Subarea Analysis Areas have been
identified and evaluated according to the criteria above for possible inclusion in
Bellingham's Urban Growth Area. Map 18 shows the areas evaluated.
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A. MARINE DRIVE /AIRPORT ANALYSIS AREA
Five areas have been identified in the Marine Drive /Airport Analysis Area for evaluation as
possible areas for inclusion in Bellingham's Urban Growth Area. A description of the area,
zoning, and existing services and uses are provided. Advantages and disadvantages to
inclusion in Bellingham's Urban Growth Area are listed below, followed by a specific
recommendation from the Bellingham City Council.
AREA A.
This area is located west of the Urban Service Boundary, generally in the vicinity of Marine
Drive and Bancroft Road, and adjacent to Bellingham Bay. The area is zoned Rural
Residential (RR1) one dwelling unit per acre. The topography is generally flat to rolling
hills sloping in a southerly direction. Dense forests, pasture land, wetlands, and marshes
predominate along the Bay. The area is primarily rural in character with scattered low
density single family development on larger parcels, with a pocket of residential
development approaching urban densities, primarily in the Bancroft subdivision. The Smith
Garden is located south of Marine Drive and east of the Bancroft subdivision. Water
District #2 and Fire District #8 serve to the area.
Advantages /Disadvantages
1. Advantages
a. Inclusion of this area would mean an increase in the land supply for
residential development;
b. The Bancroft Road area is more urban in character than adjacent areas;
C. Soils have a rapid permeability and high seasonal water table and are poor
filters for septic effluent; public sewer could reduce any ground water
contamination;
2. Disadvantages
a. Much of the area is rural in character and located away from urban
development centers.
b. The Bellingham International Airport noise and clear zone acts as a barrier
between the urban areas of the City and this area.
C. Urban residential densities are not appropriate abutting airports because of
noise and flight paths.
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d. Fire and police service constraints resulting from inadequate roadways in the
area, the barrier created by the Bellingham International Airport, and travel
distance from existing fire facilities for extension of urban level fire protection
services.
e. Increased demand on existing City facilities and services, would require new
facilities and upgrading of existing facilities and services.
f. Local opposition to being part of Bellingham's urban growth area.
BELLINGHAM CITY COUNCIL RECOMMENDATION
This area should not be included in Bellingham's Urban Growth Area.
AREA B.
The area is located west of Bellingham International Airport, north of Marine Drive and in
the general vicinity of Country Lane, Curtis and Wynn Roads. The area is zoned bath.
Rural (R2A) one dwelling unit per two acres, and Rural Residential (RR1) one dwelling unit
per acre. The topography is generally flat. Dense forested areas, wetlands, marshes, and
pasture land make up the bulk of the area. It is rural in character with scattered low density
single family development. The Burlington Northern Railroad borders the area on the
southwest and the Airport separates this area from the urban centers of the City. Water
District #2 and Fire District #8 serve the area.
Advantages /Disadvantages
1. Advantages
a. Inclusion of this area would mean an increase in the land supply for
residential development;
b. Some property owners desire inclusion in Bellingham's Urban Growth Area.
C. Soils have a rapid permeability and high seasonal water table are poor filters
for septic effluent; public sewer could reduce any ground water
contamination;
2. Disadvantages
a. Much of the area is rural in character and located away from urban
development centers.
b. The Bellingham International Airport acts as a barrier between the urban
areas within the City and this area.
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C. Urban residential densities are not appropriate abutting airports because of
noise and flight path patterns.
d. Fire and police service constraints resulting from inadequate roadways in the
area, the barrier created by the Bellingham International Airport, and travel
distance from existing fire facilities for extension of urban level fire protection
services.
e. Increased demand on existing City facilities and services, would require new
facilities and upgrading of existing facilities and services.
f. Some local opposition to being part of Bellingham's urban growth area.
BELLINGHAM CITY COUNCIL RECOMMENDATION
This area .should not be included in Bellingham's Urban Growth Area.
AREA C.
This area is located adjacent to Slater Road and across from Ferndale's City limits. Sunset
Creek is the area's southeast boundary and the Burlington Northern RR is the western
boundary. The area is characterized by industrial development and is within Ferndale's
proposed Urban Growth Area; it is served by the City of Ferndale. The area is considered
an anomaly since it is within the Urban Fringe Subarea and Bellingham's sphere of
influence. The area is zoned Light Impact Industrial and is approximately 19 acres. The
topography is fairly flat with shrubs and bushes and some trees along the creek.
Advantages /Disadvantages
1. Advantages
a. Inclusion of this area in Bellingham's Urban Growth Area would add to the
city's folio of industrial land.
2. Disadvantages
a. City utilities are not available.
b. Fire and police service constraints resulting from distance from existing City
facilities.
C. The area is within Ferndale's proposed Urban Growth Area and is served by
the City of Ferndale.
d. Separation of urban growth areas is required by the County -wide Planning
Policies.
1
BELLINGHAM CITY COUNCIL RECOMMENDATION
This area should not be included in Bellingham's Urban Growth Area.
AREA D.
This area is located east of Interstate -5, adjacent to Slater Road on the south, and Pacific
Highway on the east. It abuts Bellingham's Urban Service Area boundary at the Port
property on Pacific Highway. The area is approximately 30 acres and is currently zoned
General Commercial. In 1989, a concomitant agreement was entered into between the
property owners and Whatcom County to control land uses in the vicinity of the airport and
ensure compatibility with airport activity, now and in the future.
The topography is fairly flat. Some forest - covered areas are located to the back of the lots
and provide a backdrop for several businesses including a sign and custom awning shop,
antique mall, auto repair shop and carpet sales and some low density single family
residential development. The area has been partially cleared for commercial development.
An ARCO. service station. and mobile home sales business are adjacent to Slater Road.
Fire District #8 serves the area. '
In 1996, this area was analyzed in Bellingham's Supplemental Environmental Impact
Statement (SETS) along with other property extending east from this area to Northwest
Drive and south from Slater Road to Stuart Road. The SEIS proposal evaluated the
addition of approximately 889 acres to the City's proposed urban growth area as industrial,
and to change the proposed land designation for 139 acres from Urban Residential (UR4)
to industrial. The 30 acres would remain commercial. In 1997, Bellingham City Council
recommended adding this commercial area, identified as Area #3 in the SEIS, to
Bellingham's Final Urban Growth Area.
Advantages /Disadvantages
1. Advantages
a. Inclusion of this area into the City's Urban Growth Area would enable the City
to participate in the joint land use planning for the area and have greater
control of development following annexation.
b. The designation is urban and recognizes existing commercial developments.
C. The area fronts on Interstate -5, and takes access from Pacific Highway, a
major transportation corridor linking Bellingham's northern industrial and
commercial areas with other regional transportation corridors to the north.
d. Urban development is already established in this area.
e. Joint land use planning would increase the effectiveness of interlocal
agreements made for the area.
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f. There is property owner support for sewer and water services.
g. Bellingham has the capacity to serve the area with sewer and water;
2. Disadvantages
a. Increased demand on existing City facilities and services will require an
upgrade in some existing City facilities and services.
b. City services could intensify and exacerbate a commercial strip at the
entrance to the City.
BELLINGHAM CITY COUNCIL RECOMMENDATION
This area should be included in Bellingham's Urban Growth Area.
AREA .E:
The area is located adjacent to Pacific Highway and east of Interstate 5. The larger portion
of the area is zoned Light Impact Industrial and two smaller lots are zoned Rural (R2A).
Topography is fairly flat. Some of the area is forest covered. Several intermittent drainage
channels flow through the property into Bear Creek which feeds into Silver Creek
watershed. There are some wetlands which serve as natural retention for the Silver Creek
watershed. Uses include Olivine incinerator facility, Motor Trucks, a church, and CPS
Allwaste. "rhe City provides water to Olivine. Sewer service is not provided.
This area has been incorporated into the Pacific Highway North (Industrial /Commercial)
Area (Map 4b) in Bellingham's proposed Urban Growth Area. Identified as planning Area
2, this area has existing urban development, fronts on Interstate -5, and is adjacent to
Pacific Highway, a major transportation corridor linking Bellingham's northern industrial and
commercial areas with urban areas further north.
Advantages /Disadvantages
1. Advantages
a. Inclusion of this area into the City's Urban Growth Area would enable the City
to participate in the joint land use planning for the area, and have greater
control of development following annexation.
b. The area is located between two sections of the Urban Service Area
Boundary (AO to the north and LII to the south).
C. Urban development is already established in the area.
d. Joint land use planning for the area would increase the effectiveness of
interlocal agreements made for the area.
M.
e. Inclusion of this area, along with adjacent areas, would provide a more
regular Urban Growth Area boundary.
2. Disadvantages
a. Increased demand on City facilities and services will require an upgrade in
some existing City facilities and services.
BELLINGHAM CITY COUNCIL RECOMMENDATION
This area should be included in Bellingham's Urban Growth Area as planning Area 2,
Pacific Highway North (industrial /commercial) Area of the Marine Drive /Airport Analysis
Area. see MAP 48) The recommendation is based in part on: 1) public testimony at the
November 24, 1996 Public Hearing on Bellingham's Urban Growth Area; 2) analysis of
Bellingham's industrial land supply; 3) a need for industrial zoned land in this area adjacent
to three major transportation corridors; 4) proximity to Bellingham International Airport; 5)
desire of some property owners with adjacent industrially zoned land; 6) larger parcels
under one ownership; and 7) the City's SEIS analysis.
B. 1 -5 1GUIDE MERIDIAN ANALYSIS AREA
Four areas have been identified in the I -5 /Guide Meridian Analysis Area for evaluation as
possible areas for inclusion in Bellingham's Urban Growth Area. A description of the area,
zoning, and existing services and uses are provided. Advantages and disadvantages to
inclusion in Bellingham's Urban Growth Area are listed, followed by a specific
recommendation from the Bellingham City Council.
AREA F.
This area is located adjacent to the City's urban service area north of Bellingham in the
vicinity of Northwest Avenue and Aldrich Road. Larrabee Road forms part of its southern
boundary. The area is adjacent to a portion of the Cordata Business Park PUD, scheduled
for annexation to the City of Bellingham in 1997. The area is zoned Rural (R2A) and
(R5A). The topography is generally flat to rolling hills, sloping in a south westerly direction.
Dense forests and wet areas associated with Bear Creek and Silver Creek are found within
the site. Characterized by single family residential development, some home occupations
and small commercial businesses are along Northwest and Aldrich Roads. Water is
provided in part by individual wells and the City of Bellingham. Fire District #8 serves the
area.
Advantages /Disadvantages
1. Advantages
a. Inclusion of this area into the City's Urban Growth Area would enable the City
to participate in the joint land use planning for the area.
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b. The area is adjacent to one of the City's rapidly urbanizing areas, and has
City water.
C. Request by some property owners to be included in the City's Urban Growth
Area.
d. Proposed extension of future Horton Road and construction of an east/west
connector will provide better circulation for this area.
e. There are some pockets of urban development already established in the
area.
f. Joint land use planning for the area will increase the effectiveness of
interlocal agreements made for the area.
g.. Inclusion of some properties would provide a more regular boundary.
h. City ordinances and enforcement may provide greater protection of the Bear
Creek corridor, Silver Creek tributaries, and associated wetlands.
Inclusion of some property would increase the land supply for residential
development.
j. Recognition of ownership pattern would allow Foxglove Fields development
on the dry land portion of their ownership.
2. Disadvantages
a. Some property owners are opposed to inclusion in Bellingham's Urban
Growth Area.
b. Increased demand on existing City facilities and services will require an
upgrade in some existing City facilities and services.
BELLINGHAM CITY COUNCIL RECOMMENDATION
The R2A area should be included in Bellingham's Urban Growth Area as Area 2,
Northwest/Aldrich Residential Area of the I -5 /Guide Meridian Analysis Area. (see MAP
8)
AREA G.
This area is located north of the City, adjacent to the Urban Service Area, and is referred
to for identification purposes as Cordata North. Smith Road is its northern boundary. The
area is currently zoned Rural (R10A) which allows 1 dwelling unit per ten acres. The
topography ranges from fairly flat to rolling hills. The area is primarily pasture land and has
been used for commercial agricultural operations. The average parcel size is greater than
ten acres and existing residential density is less than or equal to one dwelling unit per ten
acres. The area has wetlands associated with Bear Creek and its tributaries which
traverse and drain the site. The area is approximately 600 acres, and is presently being
farmed.
Advantages /Disadvantages
1. Advantages
a. Inclusion of this area in the City's Urban Growth Area would enable the City
to participate in the joint land use planning for the area.
b. Sewer and water services could be extended to provide for development.
C. The area is under one ownership and is master planned. A development
proposal exists, which if reviewed and approved would provide additional
land for residential development.
d. Request by the property owner to be included in the Urban Growth Area.
2. Disadvantages
a. The area is rural in character and is presently being farmed.
b. The City of Bellingham does not have services available to this area.
C. This land is less suitable for inclusion in Bellingham's UGA at this time than
some other areas evaluated in terms of distance to urban services and cost
to provide the full range of urban services.
d. Local opposition from adjacent rural property owners and residents to being
part of Bellingham's urban growth area.
e. Increased demand on existing City facilities and services would require new
facilities and upgrading of existing facilities and services.
f. Development constraints resulting from wetland systems on the property.
g. Inclusion of this area in Bellingham's UGA would lead to an irregular
boundary.
BELLINGHAM CITY COUNCIL RECOMMENDATION
This area should not be included in Bellingham's Urban Growth Area. This area should be
reconsidered during the periodic review in five years.
..
AREA H.
This area is located north of the City, adjacent to the Urban Service Area and includes
parcels on both sides of Guide Meridian in the vicinity of Kelly Road. The topography of
the area is generally flat with some gently rolling hills. The area has both pastures and
portions are forest covered. Some wetlands and tributaries are associated with Spring
Creek which traverses the area. Much of the area has been already cleared for
development. The area is currently zoned Rural (R5A) allowing one dwelling unit per five
acres. There are existing home occupations, cottage industries, and other businesses
operating along Guide Meridian. Water service is provided by Deer Creek Water
Association. Fire District #8 serves the area west of Guide Meridian, and Fire District #4
serves the area east of Guide Meridian.
The Bellingham City Council recommends this area be included in the city's Northern
Urban Growth Area based in part on: 1) public testimony at the November 25, 1996 public
hearing " - -on Bellingham's Urban growth Area; 2) an analysis of Bellingham's vacant
industrial land supply and projected demand; 3) the analysis in the city's SEIS; 4) existing
mix of industrial and commercial uses in the area; 5) proximity to one of Bellingham's
rapidly growing urban areas; 6) location of the area on a major transportation corridor; and
7) proximity to City utilities. The Expansion Area comprises approximately 242 acres, and
is shown on Map 90, Guide Meridian /Mixed Use Area.
Advantages /Disadvantages
1. Advantages
a. Inclusion of this area in the City's Urban Growth Area would enable the City
to participate in the joint land use planning for the area.
b. The area is a gateway to Bellingham from the north and is an important area
of influence for the City.
C. Increasing traffic volumes and congestion generated by Bellis Fair and
adjacent commercial and industrial development along Guide Meridian has
-. impacted this area. Because the Urban Service Boundary is irregular in this
area, an opportunity exists to create a more regular boundary and limit urban
sprawl and strip development patterns along Guide Meridian.
d. The area is adjacent to one of the City's rapidly urbanizing areas.
e. Request by some property owners to be included in the City's Urban Growth
Area.
Proposed extension of an east/west connector would provide better
circulation for this area. The City should participate in the planning of this
facility and its intersection with Guide Meridian.
100
g. Some urban development is already established in the area.
h. Inclusion of property designated for industrial development meets identified
need for developable industrially zoned land.
Joint land use planning for the area would increase the effectiveness of
interlocal agreements made for the area.
City ordinances and enforcement may provide greater protection for Spring
Creek and associated wetlands.
2. Disadvantages
a. Increased demand on existing City facilities and services, would require
some new facilities and upgrading of some existing facilities and services.
BELLINGHAM CITY COUNCIL RECOMMENDATION
This area should be included in Bellingham's Urban Growth Area as Area 2, Guide
Meridian Mixed Use Area of the I -5 /Guide Meridian Analysis Area. (See Mai 1OJ
AREA I.
This area is located northeast of the City, adjacent to the Urban Service Area, extending
approximately 1700 feet east of Guide Meridian. Access to the existing dwelling units is off
Guide Meridian at Kellogg and East Bakerview Road. The topography of the area is
generally flat to rolling hills with slopes up to 15 percent. The area is generally rural in
character with scattered single family residential development. The Calvary Temple
Church property is located in this area. The area has both pasture and dense forested
areas associated with the Spring Creek corridor. Spring Creek traverses part of the area
and drains the area to the southwest. The area is currently zoned Rural (R5A) allowing
one dwelling unit to five acres, and comprises approximately 229 acres.
This area includes the existing platted residential lots off of James Street north of East
Bakerview Road, including Gooding Avenue, Frances, Avenue, King Avenue, and
Montgomery Road know as King Mountain. The area also includes the area west of James
Street to the Calvary Temple property. The area provides a forested backdrop for the City
of Bellingham and view lots for residential development. The area is currently zoned RR2
and R5A. The terrain is hilly with some slopes ranging from 15% to 40 %+ in the
northeastern portion of King Mountain. The extension of Kellogg Road through this area
has been identified as a needed improvement to link Bellingham's regional
retail /commercial area with James Street and areas east. The City of Bellingham took over
former Water District #9 and currently provides water to the area. Fire District #4 serves
the area. A fire station is located at the southwest corner of James Street and East
Bakerview Road.
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This expansion area has been enlarged to include property at the crest of King Mountain,
and property east of James Street and north of East Bakerview Road, based in part on: 1)
analysis of Bellingham's land supply; 2) existing urban residential development in the area;
3) existing utilities; 4) a need to improve transportation circulation in the area, and 5) desire
for a more even and logical Urban Growth Area.
Advantages /Disadvantages
1. Advantages
a. The area is within Bellingham's sphere of influence and adjoins a rapidly
growing commercial, industrial, and high density residential area of the City.
Increasing traffic volumes and congestion generated by Bellis Fair and
adjacent commercial and industrial development along Guide Meridian
impacts this area.
b. Request by some property owners to be included in the City's Urban Growth
Area.
C. Proposed extension of Kellogg Road to James Street would provide better
circulation for the area and larger vicinity, and would be partially provided by
the Calvary Temple Church.
d. The area has pockets of urban development close to employment centers at
Kellogg Road, Meridian Street, and Bakerview /Hannegan industrial.
e. Inclusion would provide a more regular boundary.
f. City ordinances and enforcement may provide greater protection for the
Spring Creek and associated wetlands and environmentally sensitive areas.
g., An opportunity exists to provide park land and open space between two
developed areas.
h. Water is provided by the City of Bellingham.
h. Joint land use planning for the area would increase the effectiveness of
interlocal agreements made for the area.
Request by some property owners to be included in the City's Urban Growth
Area.
2. Disadvantages
a. Increased demand on existing City facilities and services, would require
some new facilities and upgrading of some existing facilities and services.
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BELLINGHAM CITY COUNCIL RECOMMENDATION
This area should be included in Bellingham's Urban Growth Area as Area 1, King
Mountain Residential Area which is situated in both the I -5 /Guide Meridian and
Squalicum Creek Analysis Areas. Lee MAP 12�
C. SQUALICUM CREEK ANALYSIS AREA
Five areas have been identified in the Squalicum Creek Analysis Area for evaluation as
possible areas for inclusion in Bellingham's Urban Growth Area. A description of the area,
zoning, and existing services and uses are provided. Advantages and disadvantages to
inclusion in Bellingham's Urban Growth Area. are listed, followed by a specific
recommendation.
AREA J.
This area is located on both sides of Hannegan Road north of the existing Urban Service
Area boundary in the vicinity of the Mount Baker Motor Cycle Club. The terrain is generally
Flat adjacent to Hannegan Road and has been cleared. Baker Creek traverses the area.
Queen Mountain lies to the northwest of the area. The area is currently zoned RSA. The
East Bakerview /Hannegan Industrial site is to the south of this area and is zoned for
general manufacturing and light impact industrial uses.
Bellingham City Council is recommending inclusion of this area in the city's Northern Urban
Growth Area based in part on: 1) public testimony at the November 24, 1996 public hearing
on Bellingham's Urban growth Area; 2) an analysis of Bellingham's industrial land supply;
3) an analysis of this area in the city's SEIS; 4) proximity to existing industrially zoned
areas and development in the adjacent area; 5) location of the area on two major
transportation corridors (ie. Hannegan and Bakerview Roads); and 6) proximity to City
utilities. The Expansion Area comprises approximately 200 acres, and is identified as Area
5, on Map 94, Bakerview /Hannegan Industrial Area.
Advantages /Disadvantages
1. Advantages
a. Inclusion of this area in the City's Urban Growth Area would enable the City
to participate in the joint land use planning for the area.
b. Joint land use planning for the area would increase the effectiveness of
interlocal agreements made for the area.
C. This area could provide additional land for industrial development and
expansion of adjacent industrial uses.
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d. Existing urban development in the area.
e. Request by some property owners to be included in the Urban Growth Area.
f. City ordinances and enforcement may provide greater protection for the
Spring Creek and associated wetlands and environmentally sensitive areas.
2. Disadvantages
b. Increased demand on existing City facilities and services would require some
new facilities and upgrading of some existing facilities and services.
C. Inclusion of properties adjacent to Hannegan would create a somewhat
irregular Urban Growth Area Boundary.
BELLINGHAM CITY COUNCIL RECOMMENDATION
This area should be included in the Bellingham's Urban Growth Area at this time.
AREA L.
This area is located north of Dewey Valley Road and within the Urban Service Area. The
terrain is generally flat along Mount Baker Highway, but drops off with slopes ranging from
0 to 15% toward the northwest. Pastures, forested areas, and some wetlands are
associated with Squalicum Creek tributaries and Toad Creek. The area is generally rural
in the valley with low density single family development. Some of the area is urban in
character adjacent to the ridge along Mount Baker Highway.
Questions have been raised regarding the appropriateness of keeping the Dewey Valley
in Bellingham's Urban Growth Area. There are some advantages for retaining this area
in Bellingham's Urban Growth Area and some disadvantages. Two options are
recommended for consideration.
Advantages /Disadvantages
1. Advantages
a. Inclusion of this area in the City's Urban Growth Area would enable the City
to continue to participate in the joint land use planning for the area.
b. Joint land use planning for the area would increase the effectiveness of
interlocal agreements made for the area.
C. Some areas are characterized by urban development along Mount Baker
Highway and are close to employment centers at Bakerview / Hannegan
industrial and Sunset Mall.
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d. The area provides an opportunity for open space planning.
e. Water is provided by the City of Bellingham along Mount Baker Highway.
f. Exclusion of this area would provide more support for adding other areas that
are more suitable for urban development and easier to serve.
2. Disadvantages
a. Urban development would be inconsistent with existing rural pattern of
development and character of the area.
b. Increased demand on existing City facilities and services would require an
upgrade in some existing City facilities and services.
BELLINGHAM CITY COUNCIL RECOMMENDATION
Retain the area in Bellingham's Urban Growth Area at the existing zoning designation and
density, and provide development standards to protect the sensitive environmental areas
in the valley, including requiring clustering and setbacks from creeks.
AREA M.
This area is located at the intersection of Mount Baker Highway and Britton Road in the
vicinity of the BPA transmission lines. This area is approximately 18 acres and is zoned
Rural 5A. Much of the area has been cleared and some commercial, industrial and non-
conforming development exist.
Advantages /Disadvantages
1. Advantages
a. Inclusion of the entire intersection of Mount Baker Highway and Britton Road
in the Urban Growth Area and the rezone to Neighborhood Commercial
would allow the City to participate in the joint planning of the area.
b. It may be appropriate to recognize existing development in the area through
inclusion of the area in Bellingham's Northern Urban Growth Area.
C. The area may be appropriate for a neighborhood commercial development
to serve a growing residential area and high school population.
d. Joint land use planning for the area would increase the effectiveness of
interlocal agreements made for the area.
e. Water is provided by the City of Bellingham along Mount Baker Highway.
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f. Request by some property owners to be included in Bellingham's Urban
Growth Area as commercial.
2. Disadvantages
a. Increased demand on existing City facilities and services will require an
upgrade in some existing City facilities and services.
b. Increased traffic impacts at the intersection of Mount Baker Highway and
Britton Road.
BELLIINGHAM CITY COUNCIL RECOMMENDATION
This area should be included in the Urban Growth Area as Area 1, Britton /Baker
Residential Area of the Squalicum Creek Analysis Area. lSee Map 16l
AREA N.
This area is located northeast of the Urban Service Area boundary in the vicinity 'of
Emerald (Toad) Lake. Toad Lake is situated on the northwest slope of Squalicum
Mountain and has grades of 45 %. The area is characterized by steep slopes facing west
and ranging from 15% to over 40 %. Much of the area is densely forested. About 200 acres
in the westerly portion of this area are accessed from Emerald Lake Road at Britton Road.
The southeastern portion of the area is accessed from Toad Lake Road. Toad Lake Creek
drains the area. Low density single family residential development characterizes this area,
with a mix of vacation cabins, mobile homes and what appears to be assorted non-
conforming structures in the immediate vicinity of the lake. Soils are generally not suitable
for septic systems.
As part of the Bellingham's 1994 Final Environmental Impact Statement on the City's 20-
year growth alternatives, this area was evaluated for possible inclusion in Bellingham's
Northern Urban Growth Area. Because of its steep slopes, narrow winding roads, and
access constraints for fire and police protection vehicles, the City Council's
recommendation is to leave this area in the county and not include it in Bellingham's Urban
Growth Area. Development capacity of the area does not support the cost of new facilities
and services.
Advantages /Disadvantages
1. Advantages
a. Inclusion of this area in the City's Urban Growth Area would enable the City
to participate in the joint land use planning for the area.
b. Joint land use planning for the area would increase the effectiveness of
interlocal agreements made for the area.
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C. The area provides an opportunity for open space planning.
2. Disadvantages
a. Urban development would be inconsistent with existing rural pattern of
development and character of the area.
b. Increased demand on existing City facilities and services will require an
upgrade in some existing City facilities and services. Development capacity
of the area does not support the cost of new facilities and services.
C. Development is separated by terrain from major urban development centers.
d. Growth is not anticipated to occur in this area.
e. Fire and police service constraints resulting from inadequate facilities,
distances from existing facilities, and roadways in the area.
BELLINGHAM CITY COUNCIL RECOMMENDATION
This area should be included in Bellingham's Five Year Review.
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VIII. FIVE YEAR PERIODIC REVIEW
In order to assure sufficient flexibility in Bellingham's Northern Urban Growth Area, and to
respond to land supply and demand changes, the City and Whatcom County should review
certain areas identified in this plan on a priority basis. 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, these areas would be
considered.
Four areas have been identified for consideration during Bellingham's Five -Year Periodic
Review. These areas, shown on map 19, 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.
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.
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IX. COMPREHENSIVE PLAN AMENDMENTS
The Urban Fringe Subarea Plan is a policy document that is used to guide the land use
decisions affecting both the private and public sectors of the subarea. For the plan to
function as an effective decision - making document, it must be flexible enough to weather
changes in public attitudes, developmental technologies, economic forces and legislative
policy.
The plan envisions two general types of plan amendments. The first type is a review
conducted every five years. This Periodic Review should re- examine the land use plan,
including a re- evaluation of goals; updates of land- related elements; the reaffirmation of
land use policies, proposals, and neighborhood planning areas within Bellingham's Urban
Growth Area; land supply and demand analysis; and consideration of urban development
needs. It is the responsibility of both the Bellingham and Whatcom County Planning
Commissions and Planning staff as well as the people of the subarea to initiate and
participate in such a review.
To assure sufficient flexibility in the urban growth area and to respond to land supply and
demand changes, the City of Bellingham and Whatcom County shall review certain areas
identified in this plan on a priority basis. These "priority areas" shall receive ,first
consideration for inclusion in Bellingham's Urban Growth Area when a need for more land
is justified by updated land supply and demand studies.
The second type of amendment is that proposed and initiated by private property
owners. The land uses illustrated on the Land Use Plan Map are the result of the
application of the plan's goals and policies. However, it is reasonable to assume that
private property owners may introduce land use proposals that conflict with the plan map
or policies of the plan itself. In such instances, an individual or agency may propose an
amendment to the plan. Private petitions for amendment of the Comprehensive Plan
addressed to either the Whatcom County Planning Commission or the County Council shall
be processed in accordance with the statutory procedure for adoption or amendment of
comprehensive plans. Plan amendments initiated by either the public or private sector
which alter or expand the Urban Growth Area for the City of Bellingham shall be jointly
processed by Bellingham and Whatcom County Planning Departments, Planning
Commissions, and Councils.
Individual applications for Comprehensive Plan amendments, rezones, and zoning text
amendments shall be made in writing in accordance with forms supplied by Whatcom
County. Applications shall be accompanied by an Environmental Checklist pursuant to the
Washington State Environmental Policy Act (SEPA) and Whatcom County SEPA rules;
appropriate fees as specified in the Whatcom County Fee Ordinance; maps and property
information as specified on the application forms; and the names and addresses of the
owners of property within 300 feet of the proposed amendment.
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The steps in processing an amendment are: 1. schedule a Planning Commission public
hearing; 2. publish legal notice in local newspaper at least 10 days before the hearing, mail
notice to surrounding property owners, and post notice on the property at least 12 days
before the hearing; 3. Planning staff report and recommendation to Planning Commission,
approximately one week before the hearing; 3. Planning Commission public hearing; 4.
Planning Commission recommendation forwarded to County Council; and 5. final Council
action.
All proposed amendments to the plan or plan map and implementing zoning maps and
regulations shall conform to the following criteria:
1. The amendment request shall conform with applicable Washington State laws
governing Comprehensive Plan amendments.
2. The amendment request shall conform with the goals of the subarea plan.
3. The amendment request shall be consistent with the policies of this plan, the
County -wide Planning Policies, and the policies of other elements and components
of the Whatcom County Comprehensive Plan.
4. The amendment request shall be compatible with the existing and planned
surrounding land uses.
5. The amendment request shall not result in unmitigated detrimental impacts to
existing transportation systems.
6. The amendment request shall not place uncompensated burdens upon existing or
planned service capabilities.
7. The amendment request shall demonstrate a land use need which is currently not
met by this plan.
8. The proponents of a rezone have the burden of proving that conditions supporting
the existing zoning have substantially changed since the original zoning or most
recent amendment; or that there was an error of fact made in the existing zoning
designation.
9. A proposed rezone must bear a substantial relationship to the general welfare of the
community.
10. A site specific rezone that grants a discriminatory benefit to one group to the
detriment of its neighbors or community at large must provide sufficient public
advantage to outweigh said detriment.
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X. IMPLEMENTATION AND ACTION PLAN
The policies in this Plan implemented by the recommended zoning are intended to work
toward consistency with achieving county -wide land use planning goals and the particular
issues which surfaced during the planning process for the Urban Fringe Subarea. Some
of the policies, however, need to be implemented by other means if the area is to develop
in the manner desired. Also, there are some processes under way which will not be
completed before the update of this plan. This Action Plan provides an opportunity to
respond to the results of those processes without the necessity to completely revise the
comprehensive plan. For example, the Guide Meridian corridor is presently under study.
The results of that study may indicate the need for some changes in the Guide Meridian
Improvement Plan and a need for.design standards and performance driven zoning along
some parts of the Guide in the Subarea.
This section proposes activities which should be pursued by the public and private sectors
no later than two years following the adoption of this comprehensive plan update.
1. RE- NEGOTIATE AND UPDATE THE INTERLOCAL AGREEMENT BETWEEN
BELLINGHAM AND WHATCOM COUNTY
Following the 1984 adoption of the Urban Fringe Subarea Comprehensive Plan,
Bellingham and Whatcom County entered into an interlocal agreement in 1985. This was
a constructive move toward addressing issues of timing and requirements for urban service
and annexation in the designated Urban Reserve area as well as intergovernmental
coordination in processing development permits. As part of the requirement for interlocal
cooperation established in the Washington State Growth Management Act, Whatcom
County anticipates adoption of general interlocal agreements between the County and the
incorporated cities prior to adoption of this plan update. Any needed fine tuning revisions
should be undertaken within one year after adoption of the plan. The revised Interlocal
Agreement will address such issues as balancing City and County revenues and
expenditures when considering annexations, dealing with impacts of annexations on
special district governments, coordinating city /county development and design standards
for projects that will be processed without requiring annexation, and the timing and phasing
of future annexations.
2. DESIGN STANDARDS
An issue that keeps coming up in the Urban Fringe Subarea is the lack of development
design standards that deal with the appearance of commercial and industrial areas. The
Guide Meridian corridor is a highly visible entrance to both Whatcom County and
Bellingham and as such has a responsibility for creating a favorable first impression of our
community. Consideration should be given to creating a design overlay district in this and
possibly other areas where appearance is of importance to the economic vitality and future
livability of the community.
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3. GUIDE MERIDIAN IMPROVEMENT PLAN
The Guide Meridian Improvement Plan was adopted in 1985 and is both a component of
the Urban Fringe Subarea Comprehensive Plan and .a land use regulation for a special
district. Its purpose is to assure that traffic concerns are adequately considered as
development occurs in this corridor and as the State of Washington continues its program
of upgrading this State highway. The plan originally applied to an area approximately one -
eighth mile wide between the Bellingham City Limits and approximately one - eighth mile
north of Horton Road. The need for updating this document stems from several sources.
The City of Bellingham has annexed most of the affected area on the west side of Guide
Meridian. Implementation of the Plan on a site by site basis has been inconsistent, varying
with County permit administration staff. Also, development has proceeded at an
accelerated pace in this area and traffic safety and congestion continue to be concerns.
The Plan originally projected certain traffic volumes for the corridor to the year 1995. The
traffic volume projected for 1995 was actually exceeded in 1992. The Whatcom county
Council of Governments is presently coordinating a land use and access study of -the
Guide Meridian corridor in conjunction with Bellingham, Whatcom County and the
Washington State Department of Transportation. Recommendations concerning future
land use and access should be incorporated into any update of the Guide Meridian:
Improvement Plan.'
4. CREATIVE DEVELOPMENT TECHNIQUES
There are various alternatives for development regulations that have not been fully utilized
by Whatcom County or Bellingham. These alternatives are generally intended to provide
greater flexibility in land use than conventional zoning while at the same time preserving
property rights, speeding up the permitting process, assuring environmental protection, and
maintaining a liveable community. Creative techniques include such things as residential
cluster options, planned unit developments, special area plans, performance zoning, and
transferable development rights. In order to fully address the land use issues affecting the
subarea and to fully implement the comprehensive plan, consideration needs to be given
to using some or all of these techniques.
5. PLAN REVISIONS IN RESPONSE TO THE WHATCOM COUNTY
COMPREHENSIVE_ PLAN_ PROCESS AND THE DESIGNATION OF URBAN
GROWTH AREAS
As the Whatcom County Comprehensive Plan process is completed, revisions to the
policies and designations in the portion of the subarea designated for rural and agricultural
land uses may be indicated. Also, the subarea plan may need to be adjusted to reflect the
designation of urban growth areas.
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