Planning Commission

RECORD OF PROCEEDINGS OF THE PLANNING COMMISSION CITY OF BELLINGHAM, WASHINGTON THURSDAY WORK SESSION 7:00 P.M. April 6, 2017 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: Ali Taysi (C), Garrett O'Brien (VC), Phyllis McKee, Steve Crooks, Lisa Anderson, Mike Estes and Iris Maute- Gibson Present: Ali Taysi, Garrett O'Brien, Steve Crooks, Phyllis McKee, Lisa Anderson, Mike Estes and Iris Maute-Gibson Absent: Staff Present: Kurt Nabbefeld, PCDD Development Services Manager; Kathy Bell, Senior Planner and Heather Aven, Recording Secretary. APPROVAL OF MINUTES None to approve. 15 MINUTE PUBLIC COMMENT PERIOD No testimony given. WORK SESSION Consideration of the proposed Subdivision Ordinance update. STAFF / COMMISSION DISCUSSION: Kathy Bell provided an overview of the process to date. The Commission discussed the following topics: Binding Site Plan: She provided some examples of what a binding site plan looks like and noted that this is not currently the preferred method of subdivision by property owners. She noted the proposed changes were made in an effort to provide an alternative development opportunity to encourage the use of the BSP process. There was a brief discussion about road widths and conditions. Staff noted that many of the streets requirements will be determined by the Fire Department, and the specifics of ownership and maintenance of private roads will be outlined in a separate document referenced in the ordinance. There was concern expressed that this is more restrictive and provides for less flexibility in the creation of lots. Staff mentioned that there are opportunities for phasing; however, maybe a hybrid approach is more appropriate to ensure the regulations continue to work well for commercial / industrial development. It was also suggested that separate sections (residential vs. commercial / industrial) within the ordinance could be necessary. Draft Copy - 1 Alterations / Vacations (New Section) Kathy Bell explained the difference between an alteration and a vacation. She pointed out that much of the language related to vacations are straight from Washington State law. There was a discussion regarding the proposed thresholds. Staff clarified the notice of an alteration would be sent to only those within the subdivision, which is not much different from existing regulations. The group had a brief conversation about adjacent property owners being impacted, but not necessarily noticed. There was general consensus that language related to the Director having the authority to require a public hearing be added to the appropriate section. Variances / Departures Kathy Bell stated that the existing variance procedure is working well and staff suggested making no changes to this section. There was a suggestion that this section be less defined and the burden of proof is left to the applicant. Staff pointed out that the departures section is new and she reviewed the different sections of 18.48.020. There was general consensus for staff to explore having administrative departures override the infill toolkit variance, which requires a hardship, in certain instances. • There was concern expressed about this section of the Subdivision Ordinance over-riding the Infill Toolkit since the Infill Toolkit Ordinance states it trumps Title 18. It was suggested that changing the Infill Toolkit language could be more appropriate. It was suggested that 90% might be too restrictive. The Commission asked staff to consider not defining it so narrowly and allow for consideration to be given for different thresholds depending on if the area is currently developed or green-field. Impose Findings Kathy Bell explained that this is the exact same language as what currently exists; however, she noted that the legal department will be reviewing. PUBLIC COMMENT David Edelstein addressed the Commission. GENERAL BUSINESS Shoreline Committee Appointments: Steve Crooks and Ali Taysi will continue and Mike Estes was newly appointed. ADU Sub-Committee: Iris Maute-Gibson (joining Phyllis McKee) ADJOURNED: 9:15 p.m. Minutes prepared by: _____________________________ Heather Aven, Recording Secretary Minutes edited by Planning Commission members and various Planning Staff. Draft Copy - 2