HomeMy WebLinkAboutPlanning November 25 20141
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WHATCOM COUNTY COUNCIL
Planning and Development Committee
November 25, 2014
CALL TO ORDER
Committee Chair Ken Mann called the meeting to order at 3:00 p.m. in the Council
Chambers, 311 Grand Avenue, Bellingham, Washington.
ROLL CALL
(3:01:30 PM)
Present: Ken Mann, Barbara Brenner and Rud Browne.
Absent: None.
Also Present: Barry Buchanan, Carl Weimer and Pete Kremen.
COMMITTEE DISCUSSION
1. UPDATE FROM PLANNING AND DEVELOPMENT STAFF REGARDING THE
COUNTY -WIDE POPULATION GROWTH MONITORING REPORT (AB2014 -349)
Gary Davis, Planning and Development Services Department, gave a staff report and
read through the report in the Council packet.
The Committee discussed receiving this report at the same time as the land capacity
analysis (LCA), getting similar information back to 1990, a comparison of the Office of
Financial Management (OFM) population allocation estimate compared to the County
estimate, comparing growth with Seattle and other areas, and why there is increasing
population in non -urban growth area (UGA) areas instead of in UGA areas and cities.
2. DISCUSSION WITH PLANNING AND DEVELOPMENT STAFF REGARDING THE
LAND CAPACITY ANALYSIS METHODOLOGY (AB2014 -350) (3 :28 :48 PM)
Gary Davis, Planning and Development Services Department, submitted and read from
a handout (on file) on the Land Capacity Analysis Summary and the staff report beginning on
Council packet page 100.
The Committee discussed how to account for development between April 1, 2013 and
the 2016 adoption date; the location of the urban growth area (UGA) reserve areas; adding
pending development areas to the analysis; creating clear assumptions for the model; how
the City of Bellingham accounts for master planned areas; lowering the 2,400 square foot lot
size threshold in Exhibit 1; areas in Whatcom County with naturally occurring asbestos;
partially used parcels that are larger than the minimum parcel size; accounting for allowed
accessory dwelling units; informing the public of how they will decide the rate that critical
areas and sensitive environmental areas are deducted; allowing certain houses in the
floodplain to remain in the inventory; calculating varying stream buffer widths; and seismic
soils.
Planning and Development Committee, 11/25/2014, Page 1
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Linda Twitchell, Building Industry Association of Whatcom County, stated land
availability is one reason people build outside the cities. Most people want to live in a home
with a yard, not a high -rise. To develop a realistic projection, look at whether the planned
types of housing will be the types of housing that people want to buy. Look at developable
lands that will actually be developed within the coming 20 -year period. Take a realistic look
at land and parcels that will sell and be developed. The zoning to allow accessory dwelling
units is gaining acceptance. When considering development in the non -UGA area, the Growth
Management Act allows urban land as a transitional area. Keep in mind that many
homeowners prefer a rural lifestyle, and they're trying to protect that character of the
community.
Clayton Petree stated many people in Bellingham agree that accessory dwelling units
should be allowed. Look at the land capacity analysis discussions from the last process.
They should do a demand analysis to determine what people really want in the City of
Bellingham. The pending project category could be a problem. Many pending projects didn't
happen in the past.
Mann stated many projects didn't happen because of the recession.
Petree stated he suggests they scale back their expectations for these projects. Don't
assume density will occur within the 20 -year timeframe. Cities should create annexation
plans.
Browne asked that the final product include a spreadsheet that allows factors to be
adjusted to see different results.
Mark Personius, Planning and Development Services Department, answered questions.
The Committee discussed a series of runs, which are different outcomes based on
different input information and the percentage of accessory dwelling units in the housing
stock.
Wendy Harris stated the issues are very complicated. She appreciates this discussion.
She described her experiences as someone who lost her housing and reasons for objecting to
infill. She experienced so many problems from infill and stormwater runoff due to
development that she now suffers from environmental hypersensitivity. For infill to work,
there have to be different living standards, such as quiet hours, light controls, and tighter
restrictions on small fires. There is more growth in Ferndale and Lynden because that's
where the housing is. Bellingham is out of developable land. Everything they're building is in
critical areas and geo- hazard zones. All the new homes being built are for the very affluent.
They also need more accessible housing. She doesn't want to live in certain areas in the
county because of problematic environmental impacts.
Roger Almskaar stated accessory dwelling units (ADUs) are a small part of the picture,
and there are issues with them. The permit process is complicated. There can be site issues.
Short -plats have ADU restrictions. Many areas in Bellingham have low density, with a
minimum square lot size of 20,000 square feet. The market conditions don't promote
affordable housing with that low density. The land capacity analysis is generally good. It's
not necessary to add language about sensitive environmental areas. It's too vague and
confusing. Critical areas are initiated and defined by the State. Stick with a known concept.
Be aware that inventories in the cities aren't based on site studies, so they tend to be
inaccurate. Buffers take away more from the buildable land than the actual wetland. The
Planning and Development Committee, 11/25/2014, Page 2
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allowance for streams should be at least 50 feet, not 25 feet. Think about how frequently
flooded areas become floodplains. The floodway should be removed from the inventory. The
15 percent market factor for all vacant land for residential, commercial, and industrial is too
low.
Brian Jones stated the assumptions going into the analysis are all clearly documented
on the spreadsheet or at the point of calculation. The model is solid and reputable.
OTHER BUSINESS
There was no other business.
ADJOURN
The meeting adjourned at 4:45 p.m.
ATTEST:
Dana Brown - Davis, Council Clerk
Jill Nixon, Minutes Transcription
WHATCOM COUNTY COUNCIL
WHATCOM COUNTY, WASHINGTON
Ken Mann, Committee Chair
Planning and Development Committee, 11/25/2014, Page 3