Planning Commission

RECORD OF PROCEEDINGS OF THE PLANNING COMMISSION CITY OF BELLINGHAM, WASHINGTON THURSDAY PUBLIC MEETING 7:00 P.M. April 30, 2015 CITY COUNCIL CHAMBERS Video-taped www.cob.org CALL TO ORDER: The meeting was called to order by Ali Taysi, Chairman of the Planning Commission. ROLL CALL: Tom Grinstad, Jeff Brown, Garrett O'Brien (VC), Ali Taysi (C), Phyllis McKee, Steve Crooks and Cerise Noah Present: Ali Taysi, Garrett O’Brien, Tom Grinstad, Jeff Brown, Steve Crooks and Phyllis McKee, Absent: Cerise Noah Staff Present: Rick Sepler, Planning Director; Ted Carlson, Public Works Director; Greg Aucutt, Assistant Planning Director; Lisa Pool, Senior Planner; Chris Behee; GIS Specialist; Brent Baldwin, Development Manager; Moshe Quinn, Planner II; and Heather Aven, Recording Secretary. APPROVAL OF MINUTES 15 MINUTE PUBLIC COMMENT PERIOD Wendy Harris expressed concern about how the Comprehensive Plan update process is moving forward. She noted that there has not been an Environmental Impact Statement (EIS) done. She mentioned that the City needs to be mindful of the restraints that critical areas place on the remaining developable land. She spoke to the Growth Management Area requirements, as well as those included in the City's Critical Areas Ordinance. She also shared her concerns about several different updates occurring at the same time, and not allowing the public enough time to learn about and participate in them all. WORK SESSION Continued discussion on the key issues relevant to the development of a population and employment projection; as well as an Urban Growth Area (UGA) boundary recommendation. STAFF PRESENTATION Greg Aucutt presented a PowerPoint that laid out the process that staff suggests be followed. Rick Sepler discussed the UGA Boundary Alternatives and commented on the elements common to all three alternatives. He reviewed the three alternatives and the pros / cons of each. Rick Sepler provided answers to some of the comments that staff had heard.  Why didn't staff recommend the low-range forecast  Why didn't staff recommend additional infill  Why didn’t staff recommend further UGA expansion  Why didn't staff recommend adding S. Yew St. to the UGA Final Copy - 1 COMMISSION QUESTIONS / DISCUSSION There was a discussion about why an EIS had not been completed on the alternatives presented for consideration. Staff advised that an EIS is used to establish an environmental record, which includes all prior analysis. Staff explained that such analysis occurs after an action is proposed. There was a conversation about the demographics that Bellingham is expecting, and the housing types they are seeking to live in - specifically affordable housing. Staff referenced the housing chapter in the 2006 Comprehensive Plan for the previous analysis that has been completed. Staff also spoke to the sections that address affordable housing and the goals the City has identified for infill. Staff reviewed the current land capacity and explained what can be accommodated based on housing types and how that compares with previous planning periods. A discussion occurred related to how the cost of each alternative was determined. Rick Sepler explained that developers pay their fair share when areas are annexed and developed, but we all pay the rest of the costs. There was also a discussion about when the costs would need to be paid. There was a conversation about how planning occurs for the areas in the UGA Reserve. Staff stated that although planning does not directly occur for the land located in the UGA Reserve, the City is always mindful that this is the first place that will be considered when additional land is needed. Commissioner Taysi expressed concern about the cost of postponing the addition of the subject areas to the UGA will only cause the cost of the deficiencies to go up, not down, over the years. 10 MIN BREAK PUBLIC COMMENTS Cal Leenstra commented on the fact that the S. Yew St area is not part of the UGA any longer. He pointed out the different developments that have occurred in this area, including a multi-million dollar school. He noted that the area already has City utilities, the WTA bus line, and it is land that is not suitable for farming. He stated that there has already been a subdivision approved on this land, prior to it being removed from the City's UGA. He urged the Commission to include this area in the UGA. Darcy Jones, representing Caitac Corporation responded to a couple of the questions that were asked by the Commission during their discussion. He commented on the different housing types that could be built on the Caitac property and the fact that most of those would be affordable single-family units. He provided some statistics and mentioned that if the mix of 75% multi-family and 25% single-family was changed, it would significantly impact the available land capacity. Keith Howard spoke to his personal experience with the City's annexation process. He stated the Kelly / Kline area has been actively trying to get annexed to the City for 10 years. He explained that the Public Works Department has indicated that the area cannot be annexed unless the citizens pay for the improvements to the sewer line. He disagreed with the cost the City is claiming it will have to pay, since they are requiring the property owners to front the improvement costs prior to annexation. Eric Scot commented on Commissioner Brown's comment. He stated that people do not want to live in multi-family housing, and the City should build normal housing, not housing for a lower and lower denominator. He pointed out the housing should be something people want to live in long-term. Final Copy - 2 Bob Carmichael, representing Caitac, reminded the Commission that one of the primary goals of the Growth Management Act (GMA) is housing. He read the housing goal from the GMA. He discussed some of the good work Caitac is currently providing the City and its citizens. He spoke to the deficiencies and questioned if deferring the cost is the best option. He pointed out that the cost issue has been taken very seriously and based on some work that Hart Hodges has done for the company, the cost break-out is favorable. Wendy Harris spoke to the reasons that an Environmental Impact Statement (EIS) should be created. She pointed out that although our plans have not changed too much, the environment has and should be considered in this planning process. She indicated that over the last 10 years, we have had to begin to deal with a climate crisis, the lake has become more degraded, there is an asian-clam infestation, and oil and coal trains are being planned for in the same area as a proposed urban village. She pointed out that density is being proposed a half-mile away from a blast zone. She spoke to the importance of keeping our critical areas and ecosystems resilient in order to sustain additional growth. Paul Schissler discussed affordable housing and the immediate need for single-family homes. He spoke to subsidized housing and encouraged the City to consider a minimum density requirement. Clayton Petree commented on the cumulative EIS over the years, and pointed out that the S. Yew St. area has always been favored to be part of the UGA. He stated that without the S. Yew St area in the UGA, the City will only be receiving three units a month, and that is not enough. He spoke to the multi- family units that are being proposed in the blast zone. He reviewed the public comment he submitted. He suggested the Commission consider removing the areas of the UGA that do not want to be included or developed and add those that do. Larry Horowitz presented some data related to the population growth that has been realized over the last several years, indicating that the basis for the high forecast is no longer valid. He noted that the GMA requires that the comprehensive plan recognize the informed consent of the community, and in his opinion that has been ignored. Perry Eskridge noted three things that he believes need to be accommodated for: 1) neighborhoods do not want development; 2) there is no political will with regard to putting infill into other areas of the City; and 3) existing deficiencies make further development more expensive. He questioned whether there is enough land to put all of the needed housing. He pointed out that people do not want condos, they are looking for single-family homes. Christopher Grannis suggested that we should consider what we want Bellingham to look like in the future, so that it can be sustainable at some point in the future, and then plan backwards. He also noted that the subject of when it can begin to be sustainable should be considered. He expressed concern about the deterioration of Puget Sound and the damage being done to the environment. He commented that expanding into the UGA is more damaging to the environment than building up in urban core area. Mike Ross commented on the requirement to provide potable water to the citizens of the city and expressed concern about the worsening water quality. He pointed out that we should consider keeping the quality of the town we live in at a sustainable level. He suggested that the Commission consider the lower projection, so that a steady and slow growth can occur. PUBLIC COMMENT PERIOD CLOSED Final Copy - 3 Additional COMMISSION QUESTIONS / DISCUSSION There was a discussion about the reasons to include / exclude both of the subject areas in the UGA. The Commission and staff discussed cost of deficiencies, potential development opportunities and housing unit yield and overall revenues. Garrett O'Brien expressed concern about the projections on desired housing forms. He indicated he would be in support of Alternative D which would include both areas in the UGA, not in the UGA Reserve, in order to get some detailed information about what it would mean for the community. Ali Taysi noted that there are already existing deficiencies within the City limits, and questioned whether development of the S. Yew St. area would help lessen the cost of those deficiencies. Staff commented on the significant increase in cost when services go from rural standards to City standards. Staff also reviewed what would be required to bring an area up to urban-level standards. Commission requested that staff analyze and provide information on Alternative D, including the cost spreadsheets. OLD / NEW BUSINESS NEXT MEETING: May 7, 2015 - Work Session to continue the discussion regarding the key issues relevant to the development of a population and employment growth projection; as well as a UGA boundary recommendation. ADJOURNED: 9:30 p.m. Minutes prepared by: _____________________________ Heather Aven, Recording Secretary Minutes edited by Planning Commission members and various Planning Staff. Final Copy - 4