HomeMy WebLinkAboutord2008-003WHATCOM COUNTY COUNCIL AGENDA BILL NO. 2007 - 318 A
CLEARANCES
Initial
Date
Date Received in Council Office
Agenda Date
Assigned to:
Originator:
11/19/2007
11/20/2007
Introduction
Division Head:
12/04/2007
Public Hearing
Dept. Head:
2/12/2008
Council
L 7
�(
Prosecutor:
Purchasin /Bud et:
Executive:
TITLE OF DOCUMENT.•
Ord amend County Comp Plan Map, Title 20 zoning map & urban fringe subarea plan
A TTA CHMENTS.
SEPA review required? ( ) Yes ( ) NO
Should Clerk schedule a hearing ? ( ) Yes ( ) NO
SEPA review completed? ( ) Yes ( ) NO
Requested Date:
SUMMAR Y STA TEMENT OR LEGAL NOTICE LANGUAGE: (If this item is an ordinance or requires a public
hearing, you must provide the language for use in the required public notice. Be specific and cite RCW or WCC as appropriate.
Be clear in explaining the intent of the action.)
Ordinance amending the Whatcom County Comprehenisve Plan Map, Title 20 zoning map and the urban fringe subarea plan
COMMITTEE ACTION:
COUNCIL ACTION:
11/20/2007: Introduced 6 -1, Fleetwood
opposed
12/4/2007: Council Adopted. Written record
will remain open until January 18, 2008
1/15/2008: Council voted to hold record
open until February 12, 2008
2/12/2008: Council Adopted 5 -2, Crawford &
Nelson opposed
Ord. 2008 -003
Related County Contract #:
Related File Numbers:
Ordinance or Resolution
Number: Ord. 2008 -003
Please Note: Once adopted and signed, ordinances and resolutions are available for viewing and printing
on the Coun 's website at: www. co. whatcom. wa. us /council.
File Ref: CIAP2003 -00003 SPONSORED BY: Consent
11 -20 -07 PROPOSED BY: Planning & Development Services
INTRODUCTION DATE: November 20, 2007
ORDINANCE NO.2008 -003
AMENDING THE WHATCOM COUNTY
COMPREHENSIVE PLAN MAP, TITLE 20 ZONING MAP, AND THE URBAN
FRINGE SUBAREA PLAN
WHEREAS, The City of Bellingham and Whatcom County are updating the
County's Urban Fringe Subarea Plan as required by the 1997 Interlocal Agreement
between the City and County, and Whatcom County is reviewing its designated
urban growth boundaries in accordance with State law; and
WHEREAS, the City of Bellingham, by Resolution 2006 -15 of its Council,
recommended amendments to the Urban Fringe Subarea Plan, amendments to
Bellingham's Urban Growth Area (UGA) boundary, additions to the UGA of
approximately 2200 acres, and revisions to the county zoning within the UGA; and
WHEREAS, the recommended amendments have been considered by the
Whatcom County Planning Commission, the Whatcom County Council Planning and
Development Committee and the Whatcom County Council; and
WHEREAS, legal notice requirements have been met; and
WHEREAS, time is of the essence to complete the review and update of the
City of Bellingham's UGA boundary and densities within it; and
WHEREAS, the remaining portions of the Subarea plan update and
necessary zoning text amendments will be coming before the Council at a later
date; and
WHEREAS, the County Council intends to address watershed protection
issues related to zoning in the Lake Whatcom watershed portions of the Bellingham
urban growth area (Exhibit A - Maps #11 and 12) in the context of separate
consideration of creation of new Lake Whatcom urban zone as soon as practicable.
WHEREAS, the County Council finds the Comprehensive Plan and zoning
amendments and changes to the City of Bellingham UGA boundary in the best
interest of the public health, safety, and welfare, based on the following findings
and conclusions:
FINDINGS OF FACT:
Public Participation
1. The request is for amendments to the official Whatcom County
Comprehensive Plan map, the official Whatcom County Zoning map, and the
Urban Fringe Subarea Plan.
2. The Growth Management Act encourages the involvement of citizens in the
planning process, and imposes certain notice requirements on the County in
its planning processes.
3. Pursuant to RCW 36.70.390 and RCW 36.70.590, legal notices were
published in the Bellingham Herald between March 2003 and November
2007.
4. A Draft Environmental Impact Statement (DEIS) for the plan update was
jointly published by Whatcom County and the City of Bellingham on March
11, 2004, a hearing on the DEIS was held on April 21, 2004, public
comments were received, and a Final EIS responding to those comments
was published on July 1, 2004.
5. The Whatcom County Planning Commission held 12 public hearings, 23 work
sessions, and 12 open houses on the subject amendments between March
2003 and December 2006 and considered all testimony.
6. Notice of each meeting and hearing was posted on the Whatcom County
Department of Planning and Development Services website.
7. The Whatcom County Planning Commission evaluated the merits of each
amendment in relationship to the County -Wide Planning Policies and the
goals, policies and objectives of the Comprehensive Plan, as required by WCC
20.10.100 and WCC 20.90.070.
8. The Whatcom County Planning Commission issued Findings of Fact & Reasons
for Actions, Conclusions and Recommendations on the amendments.
9. The County Council Planning and Development Committee held 18 regular
work sessions, and 3 special work sessions on the subject amendments
between August 2006 and November 2007 and considered all testimony.
10. The Whatcom County Council held a work session on July 24, 2007 to
consider the amendments.
11. The County Council has considered the Planning Commission's Findings of
Fact & Reasons for Action, Conclusions, and Recommendations for all the
amendments, as required by WCC 20.10.110 and WCC 20.90.080.
12. The Whatcom County Council held a public hearing on August 7, 2007 to
consider public testimony on the amendments after a recommendation from
the Planning and Development Committee was made to the Council.
13. The Whatcom County Council approved Resolution 2007 -38, approving
recommendations relating to the land supply analysis, proposed UGA zoning
changes, UGA boundary adjustment of the Bellingham Subarea, provided that
a review of the amendments in the reconciliation process with the City of
Bellingham confirmed the need for additions to the Urban Growth Area, and
initiating reconciliation discussion with the City of Bellingham.
14. On August 27, 2007 the Western Washington Growth Management Hearings
Board issues an order in Wiesen v. Whatcom County, Case No. 07 -2 -0009,
requiring the County to complete its review of its UGA boundaries and
densities within them by February 25, 2008.
15. City and County staff met on several occasions in October and November of
2007 to identify options for reconciling differences between the City Council's
recommendation and the County Council Planning and Development
Committee's recommendation relating to the Subarea Plan and UGA
boundary amendments.
16. The County Council, pursuant to the terms of the Interlocal agreement with
the City of Bellingham, and in compliance with the Growth Management Act,
scheduled a joint work session with the City Council for November 20, 2007
to attempt to reconcile the differences between the recommendations of the
City Council and the County Council Planning and Development Committee.
17. The Growth Management Act allows counties to adopt comprehensive plan
amendments outside the annual cycle limitation to comply with a Growth
Management Hearings Board order.
18. Notice of this proposed action was sent to the Department of Community
Trade and Economic Development (DCTED) with a request for expedited
review on November 19, 2007.
UGA Zoning Recommendations
19. On July 10, 2007 the County Council Planning and Development Committee
forwarded UGA zoning recommendations to the Council of the Whole.
20. Pursuant to Resolution 2007 -38, the County Council made UGA zoning
recommendations consistent with the City Council's Findings of Fact,
Conclusions, and Recommendations regarding UGA Maps 1 -7 and 9 -14.
(EXHIBIT A)
21. Pursuant to Resolution 2007 -38, the County Council made zoning
recommendations consistent with the Whatcom County Planning
3
Commission's Findings of Fact & Reasons for Action, Conclusions, and
Recommendations regarding UGA Map 8. (EXHIBIT A)
22. Pursuant to Resolution 2007 -38, the County Council made zoning
recommendations to maintain existing zoning in portions of the UGA within
the Lake Padden watershed included in Maps 15 and 16. Recommendations
to portions of the UGA contained in Maps 15 and 16 not within the Lake
Padden watershed were consistent with the City Council's Findings of Fact,
Conclusions, and Recommendations.
23. On September 25, 2007 the County Council amended the Whatcom County
Code Title 20, Chapters 20.71, 20.80.635, and 20.80.735 on an interim basis
to add Lake Padden as a water resource protection overlay district,
stormwater special district, and water resource special management area.
Land Supply Analysis and Additions to Bellingham UGA
24. Growth Management Act (GMA) Planning Goal 1 is to "Encourage
development in urban areas where adequate public facilities and services
exist or can be provided in an efficient manner" (RCW 36.70A.020(1)).
Additional GMA goals are to reduce sprawl, encourage availability of
affordable housing, promote a variety of residential densities and housing
types, maintain and encourage the conservation of productive forest lands
and productive agricultural lands, and discourage incompatible uses.
25. The GMA gives counties discretion to make many choices about how to
accommodate growth.
26. The GMA requires the county to review its designated urban growth areas,
and the densities permitted within them every 10 years. The county
comprehensive plan designating urban growth areas must be revised to
accommodate the growth projected to occur in the county for the succeeding
twenty -year period.
27. In 2002, Whatcom County had a population of approximately 174,000.
28. The population projected for Whatcom County in 2002 for the subsequent 20
years by the Office of Financial Management ranged from a low projection of
205,991 to an intermediate projection of 236,837 to a high projection of
281,122.
29. The current Whatcom County Comprehensive Plan reflects an adopted 2022
county population projection of 234,917, which is within the range of
projections provided by the Office of Financial Management.
30. The Whatcom County Comprehensive Plan allocated the projected county-
wide growth among the cities and unincorporated areas of the County,
including the non - municipal UGAs.
4
31. The growth allocated for the City of Bellingham in the City's Comprehensive
plan for the period 2002 -2022 is approximately 31,600.
32. Bellingham ranks as the 11th most populous city in the state, and yet it is 26th
in density of the 44 cities over 20,000 in population.
33. Bellingham's density is 2,741 people per square mile. The density proposed
by the City's recommendation would increase that density to 3,623 people
per square mile, or approximately 5.66 people per acre, an increase that
reflects a resulting density of less than four residential units per gross acre.
34. Alternative 4 in the FEIS analyzing the alternative possible actions that would
be taken in reviewing the UGA boundary and updating the Urban Fringe
Subarea Plan describes an action entitled "Infill and Adjusted UGA ", and most
closely describes the proposed action. It is consistently described throughout
the FEIS as requiring a "minor" expansion of the UGA, e.g.:
Alternative 4 - Infill and Adjusted UGA: Under this alternative new
growth would be directed into the existing City and Urban Growth
Area, but would require a minor expansion of the UGA. This
alternative would be expected to result in a moderate area of land that
is presently designated as rural being developed for urban land uses.
(Emphasis added.)
35. The Whatcom County Comprehensive Plan includes several County -Wide
Planning Policies relevant to this review of the Bellingham Urban Growth
Boundary and densities permitted within it:
C. URBAN GROWTH AREAS ( Whatcom County Comprehensive Plan,
Appendix C, page C -4)
Urban growth needs shall be met by a combination of in -fill within
cities and by growth within designated municipal and non - municipal
Urban Growth Areas.
2. The size and location of Urban Growth Areas shall be consistent with
adopted local policies and with the capital facilities plans.
3a.The most current, accurate population projections based on a range
provided for Whatcom County by the Office of Financial Management
shall be used as the basis for determining that Urban Growth Areas
shall include sufficient area to permit the urban growth that is
projected to occur in the county for the succeeding twenty -year period.
3b.The determination of each Urban Growth Area shall be based upon a
land needs analysis that incorporates reasonable market factors and
addresses the ability of the area to provide for urban levels of density
5
and services. Urban areas shall permit a range of densities and uses.
In recognition of local diversity, the market factor and range of
densities used may be different among each Urban Growth Area.
4. Urban Growth Areas shall be evaluated at least every ten years to
determine if they contain sufficient area to accommodate the urban
growth that is projected for the succeeding twenty -year period. The
market factor for each Urban Growth Area shall also be evaluated to
determine whether the land supply is adequate to meet the needs of
the community or whether the land supply is excessive and
contributing to sprawl.
5. The county and the cities shall develop an approach to calculating the
need for additional land area taking into consideration limitations
imposed by individual critical areas regulations and other
considerations such as infrastructure, open space, existing uses and
market availability of undeveloped acreage.
6. The county and the cities shall coordinate drainage, stormwater
management and flood control in Urban Growth Areas and work
toward the development of common standards.
7. Urban Growth areas should be established in a way that minimizes
impacts on agricultural land, forestry, mineral resources, water
resources, and critical areas.
D. CITY URBAN GROWTH AREAS (Whatcom County Comprehensive Plan,
Appendix C, page C -5)
4. Existing cities should absorb additional population at a range of
densities appropriately responsive to the city's community vision
before extending city Urban Growth Areas into areas where growth
would adversely impact critical areas and resource lands....
5. All cities should grow in an efficient manner while maintaining their
character and, where reasonable, shall provide for adequate open
space between cities to prevent strip development.
6. Cities should be encouraged to provide positive incentives for in -fill.
36. The City Planning Department completed a land supply analysis based on the
model outlined by the DCTED in its publication entitled Issues in Designating
Urban Growth Areas - Part 1- Providing Adequate Urban land Supply. The
City's analysis was adopted into its Comprehensive Plan update in 2006. One
petition for review of the methodology was filed relating to the reductions
made for parks acres. That appeal was resolved by a January 31, 2007 Final
Decision and Order of the Western Washington Growth I1anagement Hearings
Board in Macomber, et al v. City of Bellingham, Case No. 06 -2 -0022.
6
37. DCTED reviewed the City of Bellingham's land supply analysis in 2006 and
made several recommendations as to how Bellingham could best "achieve the
increased densities needed to effectively and economically accommodate an
increasing population." Their recommendations included: adopting minimum
densities in existing city neighborhoods, including prohibition of new single
family units in areas zoned for multi - family housing; encouraging
construction of detached accessory dwelling units as a way of providing both
additional density and additional affordable housing; and a restructuring of
the TDR program to ensure higher densities are achieved in the UGA.
38. The City has not implemented these recommendations, either by enaction of
the necessary policy changes, or by making changes in the assumptions in
the land capacity analysis that would reflect substantial additional capacity in
the existing city limits.
39. The County Planning Commission and County Council have reviewed the
City's Land Supply Methodology at length.
40. The guidance provided by CTED in its publication suggests considering the
use of a safety factor if the County is not able to monitor land supply on a
regular basis.
41. The Countywide Planning Policies require evaluation of any market factor "to
determine whether the land supply is adequate to meet the needs of the
community or whether the land supply is excessive and contributing to
sprawl."
42. The Whatcom County Planning Commission recommended that no safety
factor be applied to the analysis, and instead, that the County rely on
monitoring to determine whether the UGA needed to be reviewed sooner
than 10 years from now.
43. The analysis, without applying a safety factor, shows no need for an
expansion of the UGA to accommodate the projected growth within the City
and existing UGA.
44. Monitoring of the land supply within the urban areas of the county is a vital
task necessary to allowing the County to plan where and how to
accommodate new growth.
45. Undertaking accurate monitoring of the land supply will require a new
commitment of staff resources and coordination among the county and the
cities of Whatcom County.
46. Limitations on staff resources in the cities and county, along with the
cumulative demands of other planning tasks may limit the ability to
accurately monitor land supply on an annual basis.
47. Application of a modest safety factor to the City's land supply analysis allows
the County to strike a balance between assuring the adequacy of land
availability, and encouragement of in -fill and avoidance of sprawl.
48. There are several aspects of the City's land supply analysis that are generally
very conservative in identifying and estimating land capacity within the city
limits and UGA.
a. The analysis assumes the minimum zoned density, rather than an
average or maximum allowable build -out within the existing UGA in
calculating the capacity of the UGA.
b. The analysis applies a 15% "Land Availability Factor" within the city to
account for historic underbuilding, where no minimum densities are
required. This understates the potential capacity of the residential
property. Moreover, this is more properly a factor considered in
determining how much of a safety factor to apply, rather than a land
availability factor. Use of a modest discretionary safety factor, rather
than a combined 15% land availability factor and 25% safety factor in
established neighborhoods, can cushion the supply enough to allow for
the time necessary to overcome the historic underbuild and meet
density goals.
The analysis relies on the City's current Level of Service for parks in
calculating the necessary reductions for park acreage in
accommodating new population. That level of service correlates to 28
acres of developable land for parks being required for every additional
1,000 people to be accommodated. Any reduction in the developable
parks land LOS will significantly increase ( +492 people accommodated
for every acre /1000 people decrease in the LOS) the capacity of the
existing city and UGA to accommodate residential growth.
The City of Bellingham is reviewing and updating its Parks and Open
Space plan and will complete that review and make any necessary
changes in 2008. There are reasons to expect that the update will
conclude in a reduction in the parks LOS. Minutes of the City Council
reflect that council members expect changes in the LOS. These
changes may include: how watershed protection acres and other
undeveloped lands are included in the calculations, how large "legacy
parks" in the City are considered in the calculations, and how the
existing population of the UGA, which was not considered as being
served by city parks in the current calculations are accounted for,
among others.
There would be significant implications to City finances if the current
LOS is not changed. The City Finance Director presented to the City
Council a Financial Impact Summary (Draft June 7, 2007) of the
s
financial impacts of annexations of the existing UGA. For the period
ending in 2022, acquisition of park land at the current level of service
will require net capital expenditures of nearly 50 million dollars in
excess of available General Fund capital sources including park impact
fees, a greenways levy and real estate excise tax revenues. The costs
of meeting the level of service adopted in the update will need to be
accounted for in the capital facilities plan, requiring a significant
increase in funding, or a reduction in the adopted LOS, or both.
d. The analysis assumes that public facilities needs will continue to grow
proportionally to population growth, rather than at a lower rate which
would account for existing facilities' ability to accommodate additional
capacity.
e. The acreage reduction for stormwater facilities applies to all single
family areas, even though new stormwater facilities are not likely to be
required in circumstances where a single home or ADU i,s going in on
an existing, serviced lot.
f. The ratio of 2.5 to 1 used to identify partially vacant and redevelopable
properties underestimates the opportunities for infill by excluding
consideration of a second lot held by homeowners on double lots (a
2:1 ratio) , or the potential for additions of accessory dwelling units.
g. The Old Town plan is currently under review and the draft calls for
substantial increase in commercial square footage and residential units
over the levels assumed in the land supply analysis.
49. There are areas of the analysis which identified areas of uncertainties with
respect to the level and speed of future development, including the
waterfront redevelopment and Fairhaven Highlands, and these uncertainties
inform the County's application of a modest safety factor, rather than
following the recommendation of the Planning Commission not to apply a
safety factor.
a. The master planning process and EIS are currently underway for the
waterfront redevelopment, and should be complete by the end of
2008, providing substantially more information than is now available
about the level and speed of residential development to be expected
and the amount of industrial and commercial land to be available at
the waterfront site, in a timeframe to inform the next review of the
City's UGA.
b. The Fairhaven Highlands development in the South neighborhood was
included in the analysis at its full planned density without application of
a safety factor. An EIS and detailed planning are currently underway
and there remain some uncertainties about the density and speed at
which development will ultimately occur on that site.
9
50. During the Council Planning and Development Committee's review of the
City's recommendation, city staff presented the Committee with a newly
prepared map, showing the current state of knowledge with respect to critical
area limitations in the UGA and proposed expansions to the UGA. While the
information has limitations, as few on -site delineations have occurred, it is
clear that proposed new UGAs contain substantially more critical areas than
the city limits.
51. Countywide Planning Policies reflect the County's established intent to
encourage existing cities to grow efficiently, and to absorb additional densities
within their existing boundaries before extending city Urban Growth Areas
into areas where growth would adversely impact critical areas and resource
lands.
52. The City's land supply methodology, including the application of its chosen
land availability factors and safety factors (effective overall combined
reductions of 25.2%), suggests that there is a need to expand the UGA by
approximately 1400 acres to accommodate approximately 5200 people. The
Resolution containing the City's recommendation requests the addition of
approximately 2200 acres to the UGA, substantially more than is supported
by the land supply analysis.
53. Applying a lower safety factor of 10% in each of the geographic areas of the "
analysis, and applying a reduced land availability factor of 15% rather than
25% for redevelopable commercial and industrial lands results in an overall
combined effective reduction of 16.9 %, and suggests that the land within the
existing city limits and UGA can accommodate all but approximately 2,400
people of the projected population growth.
54. The Council Planning and Development Committee reviewed the proposed
additions to the Urban Growth Area to identify those most appropriate to add
to the City's UGA to meet the need to accommodate the projected population
growth, while not expanding the UGA beyond the size necessary to
accommodate the projected population.
55. The Queen Mountain area of approximately 36 acres was recommended for
inclusion as an expansion area by both the City and by the County Planning
Commission. It is adjacent on two sides to city limits and on a third side to
the existing UGA area. At a density of approximately 6 units per net acre, its
developable acres will accommodate approximately 100 people.
56. The King Mountain area of approximately 230 acres, to be zoned URMX 10-
24, will accommodate approximately 2,300 people. The eastern part of the
King Mountain area is proposed for a mixed use planned development upon
annexation, including a city park. Its inclusion in the UGA will also facilitate
construction of some transportation links that will help alleviate traffic
congestion in that part of the area.
10
57. During the reconciliation process with the City of Bellingham, staff identified
an additional 20 acre parcel outside the existing UGA, but adjacent to the city
limits that the City is in the process of acquiring for a park. The parcel was
not previously included in the City's request because of the timing of the
acquisition. County staff recommended addition of the parcel to the UGA in
this decision and the Planning and Development Committee recommended
the addition to the full Council.
CONCLUSION
The proposal is consistent with the Whatcom County Comprehensive Plan,
County -wide Planning Policies and the planning goals of the Growth
Management Act, and is consistent with SEPA (RCW 43.21C) as it is within
the scope of the alternatives considered in the final environmental impact
statement prepared in anticipation of this review and decision.
NOW, THEREFORE, BE IT ORDAINED by the Whatcom County Council
that:
Section 1. The map of the Whatcom County Comprehensive Plan and Official
Whatcom County Zoning Ordinance are hereby amended as shown on Exhibits A, B
and C.
Section 2. Adjudication of invalidity of any of the sections, clauses, or provisions of
this Ordinance shall not affect or impair the validity of the Ordinance as a whole or
any part thereof other than the part so declared to be invalid.
D this 12th day of
Da r4p'B r
•. 4slok
e.
F PPROVE!d$s
Civil Deputy Prosecutor
Februa
2007.
WHATCOM COUNTY COUNCIL
WHATCOM COUNTY, WASHINGTON
11
Carl Weimer, Chairperson
Approved () Denied
Pete Kremen, Executive
Date:
Comprehensive Plan Land
Use & Official Zoning Map
- Exhibit A
Map #1
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Comprehensive Plan Land - Exhibit A
Use & Officia /Zoning Map Map 112
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- Exhibit A
Comprehensive Plan Land Map #3
Use & Official Zoning Map
Airport/GatewaylCurtis Rd. Planning Area
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- Exhibit A
Comprehensive P /an Land
Use & Officia /Zoning Map Map #4
Interstate /Northwest Rd. Planning Area
'Note: Where numbers are in (), numbers refer to planned densities pursuant to the 1997 Bellingham Urban Fringe Subarea Plan.
- Exhibit A
Comprehensive P /an Land Map #5
Use & Officia /Zoning Map
NorthwestlAldrich Residential Planning Area
'Note: Where numbers are in (), numbers refer to planned densities pursuant to the 1997 Bellingham Urban Fringe Subarea Plan.
- Exhibit A
Comprehensive Plan Land Map #6
Use & Offieia! Zoning Map
North Meridian Industrial Planning Area
*Note; Where numbers are in (), numbers refer to planned densities pursuant to the 1997 Bellingham Urban Fringe Subarea Plan.
- Exhibit A
Comprehensive Plan Land
L1se &Official Zoning Map Map #7
King Mountain Residential Planning Area
'Note: Where numbers are in (), numbers refer to planned densities pursuant to the 1997 Bellingham Urban Fringe Subarea Plan.
Comprehensive P /an Land
Use & Officia /Zoning Map
- Exhibit A
East BakerviewlIameslTelegraph Planning Area
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- Exhibit A
Comprehensive Plan Land Map #9
Use & Officia /Zoning Map
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Nw,NfoFUgtbx
p°4 ,�G�M.. -�OV
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Impll.d. No roprounnalon or wmrsmy is mad. containing ins eeur-
acy,aamon[y, complctenass argu.Illy of data aepldea an this map.
Any uaor of lgis map sesame. all reepantlhlllhl....othereof,antl
u � 20o8
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futlhcr aprem to hold WAalcpm CouNy harmless Imm end agalntl anY
tlameae,lou. or ll.hII11Y aH4np lmm.m.ca of lNemeo.
1 m
hN
0 200 400 800 1,200
1,8Feel
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'Note: Where numbers are in (), numbers refer to planned densities pursuant to the 1997 Urban Fringe Subarea Plan.
- Exhibit A
Comprehensive Plan Land Map #10
Use & Officia /Zoning Map
Britton Rd. Residential Planning Area
'Note: Where numbers are in (), numbers refer to planned densities pursuant to the 1997 Bellingham Urban Fringe Subarea Plan.
Comprehensive P /an Land
Use & Officia /Zoning Map
- Exhibit A
Map #11
Hillsdaleftatershed Planning Area
`Note: Where numbers are in (), numbers refer to planned densities pursuant to the 1997 Bellingham Urban Fringe Subarea Plan.
- Exhibit A
Comprehensive Plan Land
Use & Official Zoning Map Map # 12
Geneva Residential Planning Area
'Note: Where numbers are in (), numbers refer to planned densities pursuant to the 1997 Bellingham Urban Fringe Subarea Plan.
- Exhibit A
Comprehensive Plan Land Map # 13
Use & Officio / Zoning Map
San Juan East Residential Planning Area
:MR—MON
Legend
/�/ Land Use and Official Zoning
3
OR
RF RF
nn F -11- R® S
M
,op:kN,/ City Limits
USE OF WHATCONI COUNTY'S GIS DATA IMPUES THE USER'S !•
AGA EEMENT WITH TIIE FOLLOWING STATEMENT — ._ FiAFiRI$$T
Whehom
County diEdelma any ranenly of mprahan10611Ny prwarmN'y
MflloeeFpl lhla nap for any pa dkularpurpoee eTh.re.p —,w >p"COM,
Impllad Na repraaPmMlon at wurnnlY la mWaan —Inp lna.1.1 0P 1'Fn N"L, II ( y
aay. ,.noy, pp�lvon ... or auallly of dale deplalad an lhla M.P. 3 1009 '4 hti lI NI j yi -i+ al Hf
Any usar of lgi5 map apumeq all roepaotlglllly (pruca Nerepf, opd III O I
ludharaQ.aa to hold WM1lkom Courdy h.-la. I.. end ap io.[any Vll I ZI
do...,I...or II&II1Y uN4no Imm any u.. at Ihl. man. y `� I�Y I QI + Q 1 �
0 200 400 800 1,200 1,800 k er eT ! �� 0,
Feet EVELOn+E ;r —�1� I
'Note: Where numbers are in (), numbers refer to planned densities pursuant to the 1997 Bellingham Urban Fringe Subarea Plan
- Exhibit A
Comprehensive Plan Land
Use & Officia /Zoning Map Map # 14
San Juan West Residential Planning Area
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`Note: Where numbers are in (), numbers refer to planned densities pursuant to the 1997 Bellingham Urban Fringe Subarea Plan
EST
URMX-
a
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1 16%LMER RD
- /N/ Land Use and Official Zoning Boundary
! z I T
R6
,•�.�� city Limits
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AGREE ENT WIM HEFOLSGIBDATAT EMEE8THE USER'1
AGREEMENTWIfHTHEFOLLeWIN6STATEMENT'
_
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T■
- 1
Whahom County dl ealalma any.amanly p /marchanlehllliy or.ar.aty a+en°1FO9YAn°
aiflnesaallhls mop( orenpparimular purpose ellheroapneaar pp SGOM C °04
Implled. No repreeandllan ar 11" 11 made — .Ulna laa aawn 3�P 2008
-
I - ,� -�-
-_
eey, wrrency, Cpmpltleneaa ar q.mIIIyafdatad.PIK,da.thI map. °
and
ry ��
urlher anreealto holdeWhAurn Gum, halt W.1wmmaend enalnel any t °'
w
damage Iona. or llahllih'mtWan from — eaa allhla mea
iii'
1
0 200 400 800 1,200 1,600 40 7 6�p
}■
Feet °Sea o E�
j
j
`Note: Where numbers are in (), numbers refer to planned densities pursuant to the 1997 Bellingham Urban Fringe Subarea Plan
EST
URMX-
a
- Exhibit A
Comprehensive Plan Land Map # 15
Use & Officia /Zoning Map
Samish Crest Residential Planning Area
"Note: Where numbers are in (), numbers refer to planned densities pursuant to the 1997 Bellingham Urban Fringe Subarea Plan
- Exhibit A
Comprehensive Plan Land Map # 16
Use & Officia /Zoning Map
Governor /So. Samish Residential Planning Area
RC
WIM
FFF
1
`Note: Where numbers are in (), numbers refer to planned densities pursuant to the 1997 Bellingham Urban Fringe Subarea Plan
Bellingham Urban Growth Area Boundary
Cordata North/
Bear Creek
20 Ac. City
ark Acqu isition
Flo M i
- —IT
- - - - - - - - - - - -
G.
I
Cordata North/ I, -1-
Others 7,
King M
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le. 't t
he area
north of Van Wyck)
_jStuart/
_76 . Smith
Squaicum Harbor" ' </',j
Exhibit B
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New UGA Boundary i.
e%I City of Bellingham Limits
5 Year Reveiw Areas and Prop. Owner Requests
City
L_t4,'�t! Existing UGA
MM Newly Added
11,120,107 sb,,v.
ME DF "TUM GODAT GIB II IMPLIES THE A
AGREEMENT WITH VIE M—ING ETATEMENT:
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