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Home My WebLink AboutPacket Special Council Sep 17 2025Whatcom County Council (Special) COUNTY COURTHOUSE 311 Grand Avenue, Ste #105 Bellingham, WA 98225-4038 (360) 778-5010 Meeting Agenda Wednesday, September 17, 2025 2PM Hybrid Meeting - Ferndale City Hall Annex (Municipal Court) 5694 Second Avenue, Ferndale WA COUNCILMEMBERS HAVE BEEN INVITED TO ATTEND A GROWTH MANAGEMENT COORDINATION WORK SESSION FOR ELECTED OFFICIALS - A QUORUM OF THE COUNCIL MAY ATTEND THIS EVENT COUNCILMEMBERS Barry Buchanan Tyler Byrd Todd Donovan Ben Elenbaas Kaylee Galloway Jon Scanlon Mark Stremler CLERK OF THE COUNCIL Cathy Halka, AICP, CMC Council (Special) Meeting Agenda September 17, 2025 See attached Whatcom County Page 2 Printed on 1211212025 City/County Elected Officials Meeting Growth Management Coordination - 2025 Update Agenda September 17, 2025 2:00 - 4:00 p.m. Ferndale City Hall Annex 5694 Second Avenue, Ferndale (virtual option also provided) 2:00 - 4:00 p.m. 1. Welcome and Introductions 2. Urban Growth Area and Urban Growth Area Reserve Proposals 3. Discussion - Elected Officials and Staff 4. Next Meeting, Wednesday December 10 or 17?? 5. Wrap-up and Adjourn Microsoft Teams Need help? Join the meeting Meeting ID: 217 888 171 414 2 Passcode: tY2uz6YF Dial in by phone +1 253-220-4085„97510279# United States, Kent Find a local number Phone conference ID: 975 102 79# For organizers: Meeting options Reset dial -in PIN CoG CLERK OF THE COUNCIL 4GaM �'� COUNCILMEMBERS Cathy Halka, AICP, CIVIC 3SP Barry Buchanan Tyler Byrd COUNTY COURTHOUSE Todd Donovan 311 Grand Avenue, Suite #105 Ben Elenbaas Bellingham, WA 98225-4038 �y o2 gS�ri�Gl Kaylee Galloway (360) 778 5010 Jon Scanlon Mark Stremler WHATCOM COUNTY COUNCIL SPECIAL MEETING NOTICE Notice is hereby given that a quorum of the Whatcom County Council may attend and participate in the Growth Management Coordination — Workshop for Elected Officials on Wednesday, September 17, 2025 from 2:00 p.m. to 4:00 p.m. at the Ferndale City Hall Annex, 5694 Second Avenue, Ferndale. This is a hybrid meeting with both in -person and remote participation. During this meeting, discussion will include Urban Growth Area and Urban Growth Area Reserve Proposals. Please see the attached agenda for more details, including a remote participation join link. For more information, please contact the County Council Office at 360.778.5010. Notice Distribution Date: September 3, 2025 ■00 -.-,1 "IN LIM 'jam City of Bellingham Planning and Community Development Presentation atWhatcom County Elected officials Meeting September 17, 2025 Bellingham Proposed UGA Remove from UGA and designate as UGA Reserve (851 acres) Ferndale Existing UGA = 22,989 acres Proposed UGA = 21,717 acres Net change = (1,272 acres) Add to UGA (354 acres) Remove from UGA (785 acres) I vhaCOM ershed 1IS LZ4 NG Bellingham Growth Allocation Proposal These totals match the growth allocation in Whartcom County Resolution 2025-011 City + UGA Existing 2023 Net Growth 2023- 2045 2045 Projected Total Population 105,519 30,310 135,829 Housing 47,719 18,390 05,109 Employment 70,384 19,384 89,758 Planned and Actual Growth in Bellingham Population From 2016 to 2024 Bellingham's population has increased by about 1,446 people per year (avg). Planned 2016-2036 growth was 1,350 per year. Growth proposal projects 1,378 people per year. Housing From 2016-2024 Bellingham has averaged 721 new homes per year. This represents 51.7% of countywide housing completed during this period. Planned 2016-2036 growth was 700 per year. Growth proposal projects 836 new homes per year. Bellingham UGA Allocated & Actual Population Growth 14,000 11,5fi8 12,000 Allocated Growth -40—Actual Growth 10,000 10,267 1o,sao 8,000 8,192 9,450 6,750 8.100 5,810 6,004 4.844 3,619 5,400 4,000 4,141 L836 4,0`SO WWU Students moved home 2,000 i=7 during COVID-19 Quarantine, 1,350 2016 2017 2018 2019 2020 2021 2022 2023 2024 Sourtes - whofram county 2o15 comprehensive Plan & WoslFingfan State OJJire of Financial Management Ru re Sumas Nooksack 0. Lynden 10.29E Ferndale 9.5% Everson 1. Columbia Valle, Birch Bay 2-6% WA S[ufr OM4 5mat<Aw Fstemotes Pro9mm WA Stale OFM Apof to Haucop Fstimotes Piogmm Planned and Actual Growth in Bellingham (cont'd) Employment From 2016-2024 Bellingham's employment base increased by about 525 jobs per year. Planned 2016-2036 growth was 1,187 per year. Growth proposal projects 880 jobs per year. Pre -Pandemic, Bellingham was averaging 1,815 new jobs per year. 120000 115000 n 1100o0 t E s E w_ a Bellingham M5A (Whatcom County) Total Employment 2015 to 2025 C- Pan( V la0000 - --" lure 2015-June 2025 net increa5e of 9,675 Jab5 er 968 peryear. 8ell(ngham represcnls about 5846 95a00 of countywide employment growth or about 560 jobs peryear. 80000 R R R R R R R i3 R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R Monthly Em ptayment (with yearly interval breaks) SowcexTafalsmplaymeatfromLes BureaunfLabwand StaUstics-Jararary2015toJuly2025 (data seriesf0fA!lhft53133900 WWP5) Share of empfoymtentgrawrh dem+ed usrngus Can&& tFH82015,V,22 data comparrrrg countywide and 9elttngfmra UN FUTURE LAND USE MAP Bellingham Proposed Land Use Map This map provides a guide for the ways in which land will be used in the future. The City's zoning muSt Itw4` ma fall within the bounds of this Hthe land rnd.I I r•••�— I P-erer _ , I uses permitted within each urban village have been ' — L, ' 1 shown for context, but those land uses are defined II I by the zoning map, • Urban Villages (new Barkley Plan) • R5 / RM to Resid. Low/Med/High Middle Housing Minirrium Densities ✓ Allow 4-6 per lot • Residential Watershed • New Public Zones • WC Rezone HII to 1-11 in UGA • Allow small-scale commercial uses in residential zones City Boundary --- Urban Growth Area Urban Growth Area Reserve LAND USE DESINdT1aN5 Urban Village Boundaries ----- Lake UVhateom Watershed Residential Watershed Airport Operadons Residential Low Residential Medium Map Notes - Residential High Commercial Public Institutional Industrial Residential TOD Cross -hatch patterns denote zones with multiple allowed uses or levels of development. Colors within urban village areas correspond to urban village land use areas rather than zoning general use categories, Residential TOO areas have not yet been designated on the Future land Use map - —I �� ; Lake Whatcorn i_ �* ` - Watershed r � t � d • a a ho4 �ECCly�'S _k F �SNinGi Bellingham's Estimated land Capacity 2023-2045 Estimated Net Estimated Net Estimated Nei Estimated Net Estimated Not Estimated Estimated fJel PerGent of New 5inglg Now Group Estimated Nei New Middle New Muth New ADU Total Net New Estimated Employment Proposed Zane Description Total Acres Total Lend In Detached Housing Unit Housing Unit Housing Unit Quarters Housing Unit Commercial New Industrial Capacity (Jabs) " Inventory Housing Unrt Housing Unit Square Feet Capacity Capacrry Capacity CapacityHousingCapaeiiy Square Feet Residential Low 7,007 38.1% 641 4,371 32 1,584 6,629 29,264 2,010 66 Residential Medium 883 4.8% 121 1,153 530 66 0 1,872 14,469 - 31 Residential High 1,115 6.1% 47 192 1,128 5 32 1,405 19,835 43 Residential Watershed 618 3.4% 53 - 300 1 354 - - - Urban Village 867 4.7% 68 27 6,311 1 6,4117 3,6T0,290 887,439 9,202 Comrwroial 985 5.3% - 80 1,294 - 1 1,375 666,967 45,000 1,505 Industrial 2,325 126% - - - - - 024.186 2.770,171 5,767 Cormrercial 1 Industrial 73 0 4% - - 9 - 9 20,398 - 44 Industrial 1 Residential Medium 13 0.1 % - - - - - - - - Comnrercisl 1 Industrial ! Residential High 220 12% - 535 535 19,765 8,176 54 Institutional Residential High 37 0.2% - - - - - - 27,809 - 60 Institutional 385 2.1% - - 4 - 300 304 1,282.797 - 2,770 Public f Inslitulional a 0.0% - - - 32,960 71 Public 2,846 15.5% 1 - - 1 368,291 - 795 Airport Operations 1,029 5.6% - - - - 238,620 112,240 677 Total 15,412 100X% 931 5,823 10,143 1,661 334 18,894 7,215,678 3,025,038 21,005 Estimated capacity for 18,890 new housing units and 21,085 new jabs Q� $�Li14, V � ''SiIHGt Housing Capacity by Income (with existing resources) Figure 1. Estimated Housing Capacity by Income - Proposed Land Use with Existing Funding Resources I Total 0-80%AMI = 12,306 20,0001 17,979 I 15,000 I I I � I 8,277 I 6,185 I I 5,000' 2,530 EWTIN - - - - - - - - - - - - - T - - - - - - - - f 7,389 1i G,429 17,167 0-30% 0-30% 30-50I 50-80% 80-100% 100-120% AMI AMI AMI AMI AMI AMI Permanent Supportive Most of Bellingham's market -rate rental housing is in this income category >120% AMI HOU5117g Capacity by 117C0111e (with existing resources) 09S to 30% AMI 0% to 30%AMI Permanent 3M to 50% 50%to 80% W%to 100% 100% to 12M >120%AMI Totals Housing Supportive AMI Housing AMI Housing AMI Housing AMI Housing Housing Housing 2023-2045 HAPT Projected Housing Need 18,391 2023-2045 Preliminary Housing Capacity Estimate 18,890 Blue Totals 66,455 preliminary Land Capacity E stimate Totals Single Detached 930,75 AD U 1,660, 57 Middle Housing )2-6 Units) 5,822,57 Multi Attached i7+ Units] 10,476.57 Testa I s 18,890.46 Emergency Housing Needs 693 4,973 1,944 4,15E 1,197 999 1,400 3,725 299 1,724 254 2,952 7,376 1,357 1,422 3,8D7 300 992 2,931 840 7,071 24,158 7,757 5,451 17,249 D-30%AMI 0-30SPSHAMI 30-5D%AMI 50-80%AM1 80-100%AM1 100-120%AMI >120%AM1 - - - - - 931 - 432 664 498 66 - - 291 1,456 250 950 2,876 L724 254 2,229 5,256 609 4D6 - 1,724 254 x19S2 7,376 1,357 1,422 3,807 Source Notes: Existing housing For 2023 from Leland Consulting compilation of Whatcom County housing inventory Using Commerce RAPT allocations and 2020.2023 housing permit data From each jurisdiction- HAPT projected housing need based on EIS Alternative 2 population projections For 2023-2045. Housing capacity estimate based on City of Bellingham preliminary land capacity estimate assuming land use polity changes articulated in draft Bellingham Plan and adjustments to the UGA to add the North Bellingham UGA Rerserve area, and remove the UGA L I I zones westerly and northerly of the airport and the UGA residential areas east of Britton Read and the Geneva area (Lake Whatcom Watershed). Housing Capacity by Income (with additional resources) Figure 2, Estimated HousingCapacity by Income - Proposed Land Use with Additional Funding Resources 25,000 I I Total 0-80% AM I = 12,306 20,0001 17097 1 Additional resources would provide 1 17,167 more housing for households 15.OD41 in these income ranges I I I I io,aoai $,277 I 7,389 16,185 I E,429 I I s,000l 2,530 ----------------------} 0-30 % 0-30% AMI Permanent Supportive 30-50% 50-80I 80-1001 100-120I ANTI AMI AMI AMI >120% FEffiVA Housing Capacity by Income (with additional resources) Or% to 30%AMI 0%to 30%AMI Permanent 30%to 5D% 50%to 80% 80%to 100% 100%to 120% >120°%AMI Totals Housing Supportive AMI Housing AMI Housing AMI Housing AMI Housing Housing Housing 2023-2D45 HAPT Projected Housing Need 18,391 2023-2445 Preliminary Housing Capacity Estimate 28,M Blue Tota Is 66,455 Preliminary Land Capacity Estimate Totals Single Detached 930.75 AEU 1,660.57 Middle Housing{2.6 Units) 5,S22.57 Multi Attached Q+ Units) 10,476.57 Totals 18,990.46 Emergency Housing Needs 693 4,978 1,944 4,158 1,197 989 1,400 3,725 299 4,980 1,950 4,160 1,215 1,357 1,422 3,807 300 992 6,187 2,536 8,279 17,997 7,757 6,451 17,249 [-30%AMI 0-30%PSHAMI 3fl-50%AM1 50-80%AM1 8&400%AMI 100-120%AMI >120°%AMI 931 250 377 469 498 66 1,073 673 250 950 2,876 4,730 1,950 2,710 72 609 406 4,980 11950 4,160 11215 1,357 1,422 &,807 Source Notes: Existing housing For 2023 from Leland Consulting compilation of Whatcom County housing inventory using Commerce HAPT allocations and 2020-2023 housing permit data from each jurisdiction. HAPT projected housing need based on EIS Alternative 2 population projections for 2023-2045. Housing capacity estimate based on City of Bellingham preliminary land capacity estimate assuming land use policy changes articulated in draft Bellingham Plan and adjustments to the UGA to add the North Bellingham UGA Rerserve area, and remove the UGA LII tortes westerly end northerly of the airport and the UGA residential areas east of Britton Road and the Geneva area (Lake Whateom Watershed)_ IaStt4. S. ► Existing Resources for Affordable Housing Bellingham uses federal HUD block grant and HOME investment partnership funds, local housing levy and sales tax funds, and other sources totaling about $14 million each year for; • Production of permanently affordable rental housing • Renter and homebuyer downpayment assistance • Preservation of housing through home rehabilitation loans • Provision of supportive human services The funds directed to production of affordable housing are leveraged and extended at about a 1:8 ratio through partnerships with local non-profit developers. Rai■■■�� 4■�A !r 16, .� JI �..- _M_M1:W win IN _M 12mr, W I a 0, Ji OE B5L(),q� �I�► Incentives for Affordable �sf!lNC+i Housing Bellingham also provides a broad range of incentives to developers of affordable housing including: i Density bonuses i Reduced impact fees i Reduced utility system development charges i Multi -family tax exemption program i Opportunity zones i Expedited project and permit review u��•�R li 3 an? — Ile At _a i t ;9 ' ' `:•^ !. Thank You / Questions Surnas UGA/UGA Reserve Proposal City of Sumas Presentation at Whatcom County Planning Commission September 11, 2025 in i.r,rAl =hjga I '¢s a J i_ilaa laic PleaeanI Valley KirAerwille Mountain View L-j Fernda Neptune Beach Lumml Island 53R3 l Is I Laurel eliingha;'m J take Wh.atcom Cledarwille What€om County Currerrf Jy{Rl�p �1 1 i� (jJQ [omprehensiweP�an -7 - Surnas Urban Growth Area L _ i Crty of 5umas - Urban Growth Area ® Urban Growth Area ReserYe at Lim az� her. 1 HALVE FLANN 1 0 RIDGEVIEVIST JI �❑ EY r 6 41 - 3 r ARTHUR'S 4V,g� 7J1 L-Lll.l HARRISON.S? �I®mtrlL �lr . FT.EVEST '. KNfUMAnI_RP®®��UAIxFIEIP 1f 5T ST JONES RD W SE`lII _ � CONN D ST ; L10L SECOND ST R�ITI ST z��a(�R L� �� LViNC6LIVE11RST � � �• hA�NELL.ST �� p Lgend g. �' M�T� N;sT hAORTON H RD W FRONT STJ EE m � �� ®ice FRONTS Tj� � City LlRilfS u >, If: Roads Network z a UGA m MD UGA }deserve tAP srz zoning Designations A Business (BT) District, Traffic Oriented Business (BG) District, Gei�eraI sowew AD [ Business District III - Low Impact Residential (R-6) District, High Density Residential (R-7) District, Medium Density 0 Single -Family Residential (RS-15) District;, Law Density UG' 0 Industrial (I) DlstHct g UGA \Reserve � Public (a) RiskricL Open Space/Agricultural (OS/AG) District \\ Recreational Vehicle Park (RV) District //. Mini -Warehouse (MW) District 1,000 2,000 ft PROJECTION; UTM Zane 10 Nerth NAD 27 SCALE,1;24,DOa City of Suntas, WA Map 7 Current Zoning DATA 5QURCE5: Whateom County Assessor's Office & Planning Department and the City of Sumas CITY O t J Data: August 11, 2025 Population Growth Allocation Proposal Iti-jurisdictional Resolution Allocation 1,000 Difference 0 Housing Growth Allocation Proposal Iti-jurisdictional Resolution Allocation Employment Growth Allocation Proposal Multi -jurisdictional Resolution Allocation Proposal Allocation UGA/UGA Reserve Proposal 1. Unincorporated UGA —The Sumas UGA currently includes one 26-acre parcel that has yet to be annexed. The parcel is owned by a dairy farmer and located along the east side of State Route 9 south. Sumas proposes to keep this parcel in the UGA with a potential future zoning of Business —Traffic Oriented. 2. UGA Reserve — Sumas currently has roughly 75-acres of UGA Reserve located south of town, east of the current unincorporated UGA, on either side of Hovel Road. Most of this area is owned by the same dairy farmer that owns the unincorporated UGA area. Sumas proposes to remove all UGA Reserve area east of Hovel Road, aside from a 1-acre parcel in the northwest corner which is owned by a local business. The area to the west of Hovel Road and the 1-acre parcel are proposed to be added to the UGA for future residential uses. T UGAI serve) Legend C3 City Limits Roads Network Q UGA Expansion Area E3 UGA Reserve to be removed Zoning Designations (BG) Business Vstnc� General 1--j (K) Business DlstricL, Low Impact (BT) Rusiress 1)15tricf Traffic -Oriented 0 (RH) Residential District, High Density 0 (RM) Residential District, Medium Density (I) Industrial District (P) Public District L---] (OA) Open Space/Agriculture District .\X (RV) RV Park district F-7 (MW) Mini-Warehpuse District l IL.J" 111M� .iii HAARISON ST 1 � KNEU AN RLD i= = � 1111��. 1111EE �� F A;TCD.I A l- ] - � 'F �� I� -Y F9I I� T -P,. WARONTrS'4RONT STij i . If f f� J _ I1 1y}1LL i� '111ee9�N �80WEN R(1 ,v 3 (AG) J } 8 1 J M 3 4 a• C 77 1 MORGAN RL3 1 inch = 1,000 Feet PRO]ECTION: CITY OF SUMAS, WA DATAsauRCE5: JL UTM Zone 10 Nxth MAP 8 Whatcom County Amwes NAD 27 Offbe & Planning DapdrtnlenC rnY � • _ 0 1,000 2,000 3,000 4,000lt 1:30,000 FUTURE ZONING and the Otyorsumas : ❑atpAuoust 27. 2025 Whatcom County AG (L)GAR) - Sumas Urban Growth Area = City of surnas ZM Effective Flocclway MProposed Urban Growth Area Effective Flood Zone Pro posed IJ rba rt Growth AFea Reserve CompTehensive Plan Resignations (Proposed in (} Current in bold) -Net change in AC 6esignation -lot ac. to UGAIUCLAR British columbfd, cimoda Whatrnm fniinfv I --. upaare Proposed MiAl i,A Reserve British COJUmbio, Corrado AG Sumas AG r� GAR AG — - 4�U AG AG l -. —�j.. _ _r4l / - Sumas Urban Growth Area — City of Somas ® draft Floodway 2.oaq-ao25 ��'� r 7 4+t { )��=_w Prop Dried Urban Growth Area Draft 5FHA(xoxq-xoag) fl o'ia cis °s Y EVE -,eras ® Proposed Urban Crotwth Area Reserve Noakack IP75x 1Uo- Year Flood Corn prehensivePlan Designations (Pro posed in(),CUrrentinhold) -Net change in AC designation - 7o2 ac. to UGAXC.AR UGA Expansions 1. UGA Expansion to the South. — Sumas proposes to expand the UGA south of the current unincorporated UGA and UGA Reserve between State Route 9 and Hovel Road. Areas of this expansion are proposed to be zoned Business —Traffic Oriented and the rest zoned for residential uses. This expansion is roughly 70 acres in area. 2. UGA Expansion to the West. — Sumas proposes to expand the UGA west of City Limits along Halverstick Rd. The primary reason for this expansion is to guide future development out of the 100-year floodplain. Sumas is located almost entirely within a floodplain, so all development which occurs in city limits runs the risk of receiving heavy amounts of flood damage. Expanding the UGA to the west would allow future development to occur at a higher elevation and out of the floodplain. The City also owns the May Road Wellfield which is located in the westward expansion area. The City wishes to have this wellfield annexed into City Limits to better protect one of our sources of potable water. The total acreage of the westward expansion area is roughly 633 acres. Sumac UGA Land Capacity - Population Population Growth Capacity of Proposed UGA Population Growth Allocation Proposed *Land Capacity Results based on potential scenario removing south UGA Expansion areas Sumac UGA Land Capacity - Housing 429 434 5 84 85 1 130 135 5 643 654 11 *Land Capacity Results based on potential scenario removing south UGA Expansion areas Sumac UGA Land Capacity - Employment Employment Growth Capacity of Proposed UGA • Employment Growth Allocation Proposed Fr -q *Land Capacity Results based on potential scenario removing south UGA Expansion areas Whatcorn County Concerns • Population Land Capacity Surplus • Housing Land Capacity Deficits • Sewer Plan • Naturally Occurring Asbestos • Floodplain • Agricultural Land • Setback/Buffering from Ag Lands (for UGA Reserve Conversions) Questions Birch Bay UGAIUGA Reserve Proposal Whatcom County Planning Presentation at City/County September & Development Services Elected Officials Meeting 1792025 Current Whatcom County I Comprehensive Plan Map UGA-8 Blaine ! LI O LLI l F�ooinr�ro N i A 1 _ x,RC PAv 11'NN[.N RD I Birch a� Bay PH FI: "I �erreb , caanov¢w Ro I GW�NDAEW AD _ � I - Birch Bay Growth Area City of Blaine Urban Growth Area ® Urban Growth Area Reserve 4 0 oss 00 i Miles URM6 UGC UR4 ;:-ANC. NC R5A ' C URM6 .: GC f'� R5A GC RC URM6 UR4 ' R4 OA • � • Birch Bay R C.GCR5A r URM6 URM24 URM6 WOW R5A lly, t ICI 1 "F Population Growth Allocation Proposal Multi -jurisdictional Resolution Allocation Proposal Allocation 3 Difference 0 Housing Growth Allocation Proposal Multi -jurisdictional Resolution Allocation Proposal Allocation 3 Difference 0 Employment Growth Allocation Proposal Multi-jurisc Resolution Allocation Allocation 3 Difference 0 UGA/UGA Reserve Proposal 1. UGA Boundary — No change 2. UGA Reserve — Re -designate two areas, totaling approximately 266 acres, from Rural to UGA Reserve. 3. Zoning Text Amendments- The UR4 zoning text would be amended to allow duplex, triplex, and fourplex development (would apply countywide). 4. Commercial Rezoning — Rezone the go -cart -track parcel on Birch Bay-Lynden Rd. and strips of land immediately to the north and east in the existing UGA (approximately 13 acres total) from URM6 to General Commercial. UGA/UGA Reserve Proposal (con't) 5. State Park Rezoning — Rezone Birch Bay State Park, approximately 187 acres, from URM6 to Recreation and Open Space. 6. R5A to R10A Rezoning — Rezone approximately 100 acres in the existing UGA Reserve and about 55 acres in the proposed UGA Reserve from Rural 1 dwelling/5 acres (R5A) to Rural 1 dwelling/10 acres (R10A). Whaficom County 202$ Comprehensive Plan DRAFT UGA/UGA Reserve Proposal �pdafe Blaine - - LN[oiv Ro q4 NG URq _------ ue �`�J URM6 ... - URM6.... ,UGC; - GC RC '. URM6-- - U114 R1oA RioA 115A R5A CIF Birch (RIDA) RioA)7 Bay RC I11 I GC , •URMx4 � � i � L URM6 RtoA* --------- — URM6 UR4 j _ cwwovlew RD � � i NHC`FEMA - Birch Bay Urban Growth Area Urban Growth Area- No change Effective Flood Zone,.. tiEMa. t 4, ® Urban Growth Area Reserve - Areas to be added* _ 3.3 ft. Sea Level Rise o $ 05 r----- zo Year Storm ""B5 Zoning Designations - Existing Zoning in BOLD Proposed Zoning in Parentheses ( ) Birch Bay UGA Land Capacity - Population Population Population Capacity Proposed Allocation Proposed Income Band (AMI) 0-80 80-120% 120+% Total Aggregated Housing Needs (housing units) • Total Capacity of Proposed UGA (includes pending development) Surplus (Deficit) Birch Bay UGA Land Capacity - Employment Employment Employment LI Capacity Proposed Allocation Proposed Questions Cherry Point UGAIUGA Reserve Proposal Whatcom County Planning Presentation at City/County September & Development Services Elected Officials Meeting 1792025 Whatcom County I Current Comprehensive Plan Map UGA-io - Cherry Point Urban Growth Area Major Port/Industrial UGA 0 025� 05 1 MiM Employment Growth Allocation Proposal Multi-jurisdictional Resolution Growth Allocation County Growth Allocation Proposal Difference 0 0- UGA/UGA Reserve Proposal 1. UGA Boundary / Zoning Change — Re -designate parcels north of Grandview Road that have a conservation easement or protective covenant, totaling approximately 385 acres, from UGA to Rural on the Whatcom County Comprehensive Plan map. Rezone these parcels from Light Impact Industrial (LII) to Rural 1 dwelling/10 acres (R10A). 2. UGA Reserve — None proposed. Whateom Count Comprehensive Plan i Update UGA/UGA Reserve Proposal Cherry Point Urban Growth Area Major Port/Industrial UGA Remove parcels north of Grandview with Conservation Easements (Parcels proposed to be rezoned to R10A) i. 1 Zoning Designations Existing Zoning in BOLD Proposed Zoning in Parentheses Effective Flood Zone _ 3.3 ft. Sea Level Rise« 20 Year Storm Cherry Point UGA Land Capacity - Employment Employment Growth Capacity of Proposed UGA Employment Growth Allocation Proposed Questions Columbia Valley UGAIUGA Reserve Proposal Whatcom County Planning Presentation at City/County September & Development Services Elected Officials Meeting 1792025 Sumas No oks ?CEv rson Hey UGA Columbia Valley SLI In @ S Mountain �-A OF- fp r;- Red Mountain Kendall Whateom County Current Comprehensive Plan Map UGA-9 - Columbia Valley Urban Growth Area OUrban Growth Area ��° a�`�•"" �� ® Urban Growth Area Reserve 0 0 125 025 0 5 M.I., Whatcom County I Plan ive Alan - zaa5 -Columbia Valley Urban Growth Area Urban Growth Area Urban Growth Area Rerserve Existing Zoning Population Growth Allocation Proposal Multi -jurisdictional Resolution Allocation Proposal Allocation 3 Difference 0 Housing Growth Allocation Proposal Multi-jurisdictional Resolution Growth Allocation County Growth Allocation Proposal Difference 0 0- Employment Growth Allocation Proposal Multi-jurisc Resolution Allocation Allocation 3 Difference 0 UGA/UGA Reserve Proposal 1. UGA Boundary — No change 2. UGA Reserve - Comprehensive Plan designation would be changed for the approximately 40 acre UGA Reserve to Rural Forestry. Rezone this land from Rural 1 dwelling/10 acres (R10A) to Rural Forestry (1 dwelling/20 acres). 3. Residential Rezoning - Land in the UGA west of State Route 547, totaling about 163 acres, would be rezoned from Urban Residential 4 dwellings/1 acre (UR4) to Urban Residential Medium Density 6 dwelling units/1 acre (URM6). 4. Zoning Text Amendments- The UR4 zoning text would be amended to allow duplex, triplex, and fourplex development (would apply countywide). UGA/UGA Reserve Proposal (con't) 5. Commercial Rezoning - Two parcels in the UGA, west of State Route 547 totaling about 5 acres, would be rezoned from UR4 to General Commercial (GC), so that these parcels would no longer be "split zoned" parcels. Foothills Subarea Plan Map 2.3 would be amended by expanding the existing "Planned Town Center" designation to match the revised GC zone boundary. 6. Industrial Rezoning - The existing 40-acre Rural Forestry zone, within the UGA north of Limestone Rd., would be rezoned to Light Impact Industrial. 7. Foothills Subarea Plan.— Modify Policy CV1-D to facilitate rezoning the area north of Limestone Rd. to Light Impact Industrial. i Whatcom County Comprehensive Plan Update UGAJUGA Reserve Proposal RF (sir) "EKE wny ' «oeain �,hw.. --------•--.. _..._—. I GC LPL 4 (GC) UR4(URM) i 4 `URI L - Columbia Valley Urban Growth Area Urban Growth Area - No change ® Urban Growth Area Reserve- Change to Rural Forestry Comp. Plan Designation Zoning Designations - Existing Zoning in BOLD, Proposed Zoning in Parentheses { ) Effective Flood Zone Columbia Valley UGA Land Capacity- Population Population Population Capacity Proposed Allocation Proposed Income Band (AMI) 0-80 80-120% 120+% Total Aggregated Housing Needs (housing units) Total Capacity of Proposed UGA (includes pending development) �i • Surplus (Deficit) Columbia Valley UGA Land Capacity - Employment Employment Growth Capacity of Proposed UGA Employment Growth Allocation Proposed Questions City of Everson UGA/UGA Reserve Proposal Whatcom County Elected Officials Meeting September 17, 2025 Whatcom County Current Comprehensive Pian Map UGA-3 I � J. EMAINi Euerson L KALESR �I I1 i LJ.1 h) 1 1�E POLE 4 a i4 7 ti - Everson Urban Growth Area � , City of Everson Urban Growth Area ® Urban Growth Area Reserve Nooksack E MA!' f G � 5 N9W Sf_ 501fiH PASS R�', p CGM c�G 1 J. EMAINi Euerson L KALESR �I I1 i LJ.1 h) 1 1�E POLE 4 a i4 7 ti - Everson Urban Growth Area � , City of Everson Urban Growth Area ® Urban Growth Area Reserve Nooksack E MA!' f G � 5 N9W Sf_ 501fiH PASS R�', p CGM c�G 1 Growth Allocation Proposals UGA Population Growth Allocation Proposal (2023-2045) Multi -Jurisdictional Resolution Growth Allocation 1,408 City Growth Allocation Proposal 1,408 Difference, 0 UGA Housing Growth Allocation Proposal (2023-2045) Multi -jurisdictional Resolution Growth Allocation 610 City Growth Allocation Proposal 610 Difference 0 UGA Employment Growth Allocation Proposal (2023-2045) Multi -jurisdictional Resolution Growth Allocation City Growth Allocation Proposa 602 .1� Difference 0 UGA Boundary Additions (Area 1) Convert an approximately 15.7-acre portion of the current Everson UGA Reserve to full UGA status. Located west of current city limits along Stickney Island Rd and Trapline Rd. Currently zoned Agriculture but not part of county agricultural land base. (Area 2) Add an approximately 34.14- acre portion of a larger property to the UGA. Located northwest of current city limits along SR544 and Van Dyk Rd. Currently Zoned Agriculture. (Area 5) Add an approximately 20.13- acre property to the UGA. Located west of current city limits adjacent to SR 544 and Van Dyk Rd. Currently zoned Rural-5. UGA Reserve Additions (Area 3) Add an approximately 42.13- acre property to the UGA Reserve. Located north of current city limits along Van Dyk Rd. Currently zoned Agriculture (Area 4) Add an approximately 38.74- acre property to the UGA Reserve. Located east of current city limits along Mission Rd. Currently zoned Agriculture A Reserve Proposal 1 i 15.74 AF J 8 _ Q �q 0 rr t 7 6 � ' is ❑C- o 3 42.13 Q , Z0.3 4 38.74 0 iP.25 0.5 1 Miles - Proposed UGA Re]navaI LV -Proposed UGA Proposed UGA Reserve f Q Current UGA I , Current UGA Reserve city of Proposed UGA and Date: 9/11/2025 �� u,Lt part: �y,iM�d. yt.h. vp i, ..n....mum.,:,..�, r,nr.,.,tr:n�...,,.tm1. a.eat .,ny •)YrxILVLV]1411�1,IC.CtIhCrexPt=�]nr mt{IlrCd. tirl rLplL'rCtllAl fd Vr&pi—?'Asy UGA Reserve Boundaries m�� cwnpMrnh Qqo". Widdapemd A°y.un �1 .mxtoff rcspwW6drtv for tine ther rF, �rW rivthery mi.ro N.the .ofE,sra mins Inmt and ng ma1 ury damogr. lvnv, nr linhildy 7riung fmm am� uu oflLia dma UGA Removals (Area 1) Remove an approximately 1 1.9-acre portion of the current Everson UGA Reserve, located north of Stickney Island Rd. This property is not currently part of the county agricultural land base but is proposed to be redesignated to agriculture. (Area 8) Remove an approximately 18.9-acre portion of the northwest UGA, located south of Stickney Island Rd. This property is currently zoned as agriculture. (Area 7) Remove an approximately 16.8-acre portion of the western UGA, located just west of Mead Ave (SR 544). This property is currently zoned as agriculture. (Area 6) Remove an approximately 18-acre portion of the western UGA, located just north of Everson -Goshen Rd (SR 544). This property is currently zoned agriculture. Total Proposed UGA Addition: 69.97 Acres ■ AG Land: 34.14 Acres ■ Rural Land: 20.13 Acres Total Proposed UGAR Addition: 80.87 Acres (All AG) Total Proposed UGA Removal: 65.6 Acres (Al I AG) A Reserve Pr L"-juLJ - r 1 7 s. 6 - Lj I as -� `* f 38.74 ,� 0 5 II � f city of Proposed UGA and everganUGA Reserve Boundaries 0.25 0.5 11 1 Miles N Proposed UGA Removal Proposed UGA Proposed UGA Reserve �? Current UGA Current UGA Reserve Date: 9/ 11 /2025 TLr Coy nfEvrrxn Sixlerm: dk vrtt]wdnBilnynr wartcnly of i:+.. .. I..ra frn eay {.utn'uln purpver. erther r.pme ur m,yrGrd. \t+nynuMnh,m,•r u'aernn? n made eerceen'vg the --ly, eartnxy, ewnpMrnrs., a gvel'ny of dntn depicred Aey rvu rrr, oil "Pro sr6ddy for w Il f,, nW Junhcr agr ro Wd do City of £��rr Im� 1_fmm and ega lan•domaga.W .nr from W—of thi. d" UGA Expansions - UGA Reserve Everson is proposing to add a portion of the current UGA Reserve into the UGA. The current UGA Reserve was added in 2004 for future growth in Everson. The city has removed a portion of the UGA Reserve and only included portions that have no floodplain. 11.9 acres will be added back into the county agricultural land base. The city is currently updating the Water System Plan and General Sewer Plan. Both plans have incorporated this proposed UGA as an area to serve and accommodate planned g rowth. Future zoning designation: Residential Total current UGA Reserve acreage: 27.6 acres Addition into UGA: 15.7 acres Removal from UGA Reserve back to County AG Land: 11.9 acre UGA Expansions - Floodplain All UGA expansions have been curated to not include effective floodplain. The UGA addition from the current UGA Reserve will need to include a very small portion of floodway. This portion is located in the southeast corner of the property and is approximately 3,000 sq ft. Around 0.4% of the total property. The city is proposing the southwest corner be included to maintain clean city boundaries and provide access and utilities to the developable portion of the property. The city has proposed that development restrictions be put in place prior to expansion for this portion of the proposed UGA. All other UGA and UGA Reserve areas (areas 2-5) do not include any effective or draft floodplains. Whatcom County c„prene S Pin Prnnncorl IFr. d11rr0 Rocora Whatcom County I u��0�5 qan Proposed UGA/UGA Reserve � f I _ - sTlcrNE Ro ------ UGAR I (AG) UGA' UGAR (UGA) i y --- --- (UGA) UGA (AG) E—IN 57 a° Everson UGA i KALE 51 �• (AG ) 4 .............I . .' F I AG.� �r UGA (U RURAL MRL i_JT R UGA EJERp _ ^' (UGA} E POLE MRL p '1 RURAL I 1 - Everson Urban Growth Area City of Everson ® Effective Floodway Proposed Urban Growth Area Effective Flood Zone ® Proposed Urban Growth Area Reserve Comprehensive Plan Designations (Proposed in (), Current in bold) -Net change in AG desr gnation - 45 ac. to UGAjUGAR Nooksack oLLu]eLa sr sourN'rdaa„ UGA (VCA) Ro — J I ��ulr i__STICI[NEYI$I,gN❑R6- UGAR �I (AG) UGA a UGAR (UGA) i (U GA) UGA p 1 x -(AG) i verson UGA, I EALEST MR MRL i UGAT (UGA} I EPBLE MRLp � I RURAL i Nooksack I cif _ A_55E M I � I u� ME R.D4 NHC, FEMA --'- -�- - - Everson Urban Growth Area City of Everson ® Draft Floodway (2024-2025) zoxs Proposed Urban Growth Area Draft SFHA(zoz4-zoz5) uvas ® Proposed Urban Growth Area Reserve NookackIp75x100Year Flood Comprehensive Plan Designations (Proposed in (), Current in bold) -Net change in AG designation - 45 ac. to UGAJUGAR UGA Expansions - Resource Lands The City is proposing UGA and UGA Reserve expansions into agricultural land. The City is also proposing to remove current UGA to add back into the agricultural land base. 65.6 acres of current Everson UGA added back into County AG. 34.14 acres of proposed UGA removed from County AG. 80.86 acres of proposed UGA Reserve removed from County AG. UGA Reserve lands will remain operable AG lands until brought into UGA. City is proposing that owners of these properties be required to make a payment in lieu into the County Conservation Futures Fund to help retire development rights in these agricultural areas. Proiect Name Additional Units1 • Beverly Estates 15 Complete UGAEx n i _ Preliminary a S O S Hougens Landing 73 Approval Everson Meadows 4 Pending Approval • a acit Robinson Under Townhomes 1 Construction Under Blankers Crossing 57 Construction DeHoog Property 98 Pending Approval The land capacity for the existing city UGA Emerson Rd Property 12 Pre -Application prepared as a part of the EIS showed a deficit of Greens Ln SP 38 Pre -Application residential capacity. Tjoekler Property 15 Pending Approval Quarterhorse Plat 100 Pre -Application Everson has experienced an unprecedented Hawks landing 15 Complete amount of growth in the past 2 years. The city Under believes that based on current development Mateo Meadows 38 Construction Preliminary trends, the projected 22-year population allocation Fieldview Terrace 8 Approval will be surpassed within the next 10-12 years. YounkinSP 3 Pending Approval MJ Short Plat 5 Complete Using Everson's average household size of 2.88 Vermeulen SP 3 Complete people, these current/future projects alone will Kelto Holdings 11 Complete add around 1,480 people. Colton Ln Duplexes 16 Complete Baker St Duplex 2 Complete TOTAL 514 Land Capacity Population Growth Capacity of Proposed UGA Population Growth Allocation Proposed Surplus (Deficit) 2,138 730 0-80% 408 411 3 80-120% 79 266 187 120+% 124 330 206 Total 611 1024 396 Employment Growth Capacity of Proposed UGA 897 Employment Growth Allocation Proposed 602 Surplus (Deficit) 295 AW* r 0 Questions ;p ■ �=Nm City of Lynden UGA Proposal Developed by the City of Lynden Community Development Department Elected Officials Meeting September 17, 2025 Lynden's Growth Although Lynden holds 7% of the County's population it has taken 12% of county -wide growth in the last 10 years - adding nearly 3,500 people since 2013. Current population is approximately 16,680. i Lynden Growth Rates -4--jb .11 M Ir LdUd bliCild I h Rate of residential growth in the coming years are expected to decrease due to an increase in the complexity of land development. r T id �f - A�il 4-- Or Past growth has averaged 2.5% annually but projections are h55 now looking at a 1.5% rate. Population Allocation Population allocation for the next 20 years is an additional 6,665. This represents a medium growth rate. Capacity for Residential Growth Analysis of the city's vacant and partially utilized areas, including the urban growth areas (UGAs) showed capacity for the anticipated growth. Capacity by Income Band Initial analysis showed a deficit of housing within the income band bracket of 0-80% area median income (AMI). The city is proposing to adjust the maximum density within its mixed -use overlay districts to close this gap. �; 7F - --__ ".., _. - "t, 7Irv- ;A Q f� LO, fa- _ vt� '- y�• Mixed use is permitted at on commercial properties that are within walking distance of existing commercial centers. The areas targeted for the highest density housing (and potentially most affordable) are located within walking distance of 6 identified commercial centers. PU o � UGA�I.,n / RM22 i 4. — RS-72 0� RM RM A Il�a� RM 3 RM-1 RM7 RM-2 RS-100 RM-3 3 N ; _ . o , RMO f RMA PU R5 72 RS-84 M -.1 RM-2 RM.1 R5.100 RM 4 RM 12 RM4 RS 100 PU RM-3 �..; 11 � N'pj RM-2$ * '* RS-72 PU UGA 1R-RW MH RMO PU 1 — Marketplace at Lynden 2 — Lynden Towne Plaza 3 — Lynden Market Square 4 — Fairway Center 5 — Historic Downtown Business District 6 — Bender Plaza anacity bv Income Band Income Band (AMI) Aggregated Total Surplus Housing Needs Capacity of (Deficit) Proposed UGA 25119 2,217 98 80-120% 319 1,207 888 120+% 641 732 91 MM Total M 3,079 4,156 1,077 Employment Growth Employment Growth Capacity Analysis showed a surplus in area slated for employment growth; and the Port's recent report indicated that west Lynden includes some of the most shovel -ready industrial property in the county. n Chances Proposed —RA�R 4n I E.BADOER RD - Lynden Urban Growth Area �.—•.�j City of Lynden 4 Urban Growth Area t P J • a MTL • [ 8 s F � �.-6ADGE Qom..—•r�..E�D ER RD AAMN D R SHAD af L1 G � go P rf GRA 0 UN FIE? L nderg ,:_ �• , f R&M PTON m- b; t �• 2H r � a ■ = + r y �..— .—-�dT-.— .. _J ka8or.0 Fm K MM RD rr r r- �t• r a RD -_-�j;.�.. ram. 'may " ^"s� - ��. � '31_ •_ j � J ~ � ..• � �. � t r''J� � � - .. - � "'�- � � "" •'ref' � _ 'r I :'lt,r�,r,�� _ Aw ilk- UGA & UGA Reserve ProposalJ � - m d• =: Z Elected Officials Meeting _ September,17, 2025 - Blaine Urban Growth Area City of Blaine Urban Growth Area 3� tiA �9�hf tiG't°; os Whatcom County comprehensive Pfan update Proposed UGAJUGA Reserve --- — - --� •--•--•--._---.-_-.------- - --.._.-_.._.._.._.._ Blaine - City of Blaine (RURAL) (�+�F UGA ` (UGA) J I •,` RVRAL - pl WCA) Drayton Harbor �. Rural . - ` _ ♦ �1_.. `� -- ,UGAR) ~, _ UGA '',Ax • , - I \ y\ 110 N. �f---- -� „...... Birch Bay d FEMA - Blaine Urban Growth Area City of Blaine �� Prop. de -annexation Proposed Urban Growth Area Effective Flood Zone ® Proposed Urban Growth Area Reserve _ 3.3 ft. Sea Level Rise zo Year Storm Comprehensive Plan Designations (Proposed in (), Current in bold) Growth Allocation Proposal ✓ 31500 Population Growth (medium -high) ✓ 11774 Housing Growth (WA St -Housing for All) ✓ 1,092 Employment Growth (high) Consistent with Multijurisdictional Resolution Tables 3, 4, and 5 of UGA Proposal UGA/UGA Reserve Proposal 1. UGA Boundary — Reduce UGA through the UGA swap process 2. UGA Reserve — Establish a new UGA Reserve west of Semiahmoo. 3. UGA Pre -zoning to Manufacturing - Land in the UGA east of Odell Road, totaling about 263 acres, would be changed from residential low density to manufacturing. This creates over half of Blaine's employment capacity. 4. Zoning Text Amendments - Focused on infill development, including increased building heights in the Central Business District, Residential parking relief, a new Urban Mixed -Use zone, and upzoning of the Residential/Office District. ADU reform and manufacturing zoning amendments pending. UGA Reduction City of Blaine UGA proposal would: • Reduce the overall size of the UGA by 33 acres • De -annex 573 acres from the incorporated city limits • Swap UGA area in east Blaine for: • 124 acres south/east Blaine for manufacturing • 453 acres west of Semiahmoo for residential • Reduce impacts to floodplains, with minimal impacts to critical P-�W-Ml • Preserve the most sensitive portion of the City's aquifer recharge areas • Open up manufacturing lands with close proximity to truck and freight facilities UGA Swap concerns RCW 36.70A.130(3)(c), Eight criteria 1. Blaine's UGA is too big, with too much capacity • Population capacity reduced by over 31000 people • Employment capacity reduced by 1,700 • Size of UGA is reduced, and incorporated city limits reduced 2. Critical Areas in UGA swap (less than 15% requirement) • West Blaine UGA swap area is 453.4 acres, with 49.5 acres of critical areas. 10.9% • South/East UGA swap area is 123.4 acres, with 30.9 acres of critical areas. 25% • Total swap area is 576.8 acres, with 80.4 acres of critical areas. 13.9% < 15% requirement 0 Critical Aquifer Recharge Areas mapped by County, not the City. Legend Aquifier recharge areas - High recharge potential Moderate recharge potential Low recharge potential City wellhead Wellhead Protection area Semiahmoo Bay No 0 'Re arge Areas Wes Blaine ""'°" Harbor Blaine ' � laine UGA UGA A Critical Areas - Aquifer Recharge Areas CDS Dept. 13'0 zeac°.a, SOURCE: R'eFllxad Peotec o„ Pioninn,, aiokkn & AS;ocintes. 1996 41161W UGA Swap concerns RCW 36.70A.130(3)(c), Eight criteria (Continued) 3. Areas removed from UGA must be rural, not urban. • East Blaine de -annex area is approximately one home per 31 acres, or 0.031 units per acre • Dakota Creek UGA removal is approx. 2.06 homes per acre. 4. Utility service plan update cycle • Blaine's general sewer comp plan will not be updated until 2027. • Current sewer plan already includes the proposed UGA, from prior to 2006 periodic update • City exploring an addendum for planned facilities for the proposed UGA. • Relatively new sewer treatment plan in 2010 (LPWRF) LJt f f _1 C � < �_ °°� � � Z � -�� . .� qj ZJ..I r\%.I %..d ZJ..I r\%.I %..d Blaine UGA Land Capacity - Population Population Population Capacity Proposed Allocation Proposed Blaine UGA Land Capacity - Housing DRAFT �'. 11184 11256 72 230 827 597 359 11957 11598 11773 41040 21267 Blaine UGA Land Capacity - Employment Employment Growth Capacity of Proposed UGA A Employment Growth Allocation Proposed WON Street Rd RES 4-G Boblett Rd �j M A N _ ,Pipeline Rd PUB I I PROPOSED r UGA SWAP - I Sweet Rd — — ---———— — — — — —- Sweet Rd 0 0.25 O.5 I Miles • City of Blaine " Proposed UGA Pre -Zonis Ma l -_-�j;.�.. ram. 'may " ^"s� - ��. � '31_ •_ j � J ~ � ..• � �. � t r''J� � � - .. - � "'�- � � "" •'ref' � _ 'r I :'lt,r�,r,�� _ Aw ilk- UGA & UGA Reserve ProposalJ � - m d• =: Z Elected Officials Meeting _ September,17, 2025