Planning Commission

RECORD OF PROCEEDINGS OF THE PLANNING COMMISSION CITY OF BELLINGHAM, WASHINGTON THURSDAY WORK SESSIONS 7:00 P.M. November 16, 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, Lisa Anderson, Phyllis McKee, Steve Crooks, Mike Estes and Iris Maute-Gibson Absent: Staff Present: Greg Aucutt, PCDD Assistant Director; Steve Sundin, Senior Planner; Chris Koch, Planner; Elise Keim, Planner; Heather Aven, Recording Secretary APPROVAL OF MINUTES August 17, September 7 and October 19, 2017 were all submitted for approval. All three sets approved by general consensus. 15 MINUTE PUBLIC COMMENT PERIOD Taggert Edwards addressed the lack of housing inventory and encouraged the Commission to consider allowing Infill Toolkit housing forms to help increase housing density and choice. WORK SESSION A continuation of the September 7, 2017 work session in order to review the City's existing accessory dwelling unit (ADU) regulations, including a summary of changes proposed by staff, and a Detached ADU pilot program proposed by the Happy Valley Neighborhood Assoc. REVIEW OF HAPPY VALLEY PILOT PROGRAM Staff explained that the contents of the pilot program ordinance would only be applicable to the Happy Valley Neighborhood. PUBLIC COMMENT Three people addressed the Commission. COMMISSIONER DISCUSSION / QUESTION There was a brief discussion on the practicality of having a separate program for Happy Valley. There was a question about how the 50% open space will be calculated. Staff clarified that all permanent structures that contribute to permeable surfaces, must be submitted when making an application for accessory dwelling unit permit. Draft Copy - 1 There was a conversation about the maximum number of ADU's being allowed prior to review of the pilot program ordinance occurring. There was concern expressed that 20 units was too low of a threshold, and would be reached without sufficient time passing to really weigh the impacts. Equal concern was expressed that too much time would pass before reviewing the impacts if the number of units was increased. There was general consensus that a cap / threshold should be included. MOTION: GO/PM moved to include the Happy Valley D-ADU pilot program as written, as an attachment to the draft ADU Ordinance. The group discussed the open space requirement. AMENDMENT: AT / ME moved to strike the open space requirement in its entirety and instead adhere to the City’s existing open space rules and regulations. There was concern expressed that the more strict open space requirements would only be applicable to situations where an accessory dwelling unit is present. The point was made that the neighborhood values their open space, and the Commission should trust the analysis done through the development of the pilot program ordinance, where the neighborhood decided on what would be sustainable for that area of the city. STRAW VOTE: MOTION PASSES 5-2 (Crooks, Anderson opposed) Staff requested guidance on the issue of the pilot program's proposed 10' setback. They explained that if a detached ADU was to be built, it would need to be 10' from the property line; however, if the single-family home was to be expanded upon, it would only be required to adhere to the 5' setback regulation. AMENDMENT: PM/IM moved to strike the 10’ separation setback requirement from the pilot program ordinance and allow units to be built in compliance with the setbacks being proposed citywide. There was discussion on the benefits of reviewing the complete ordinance before making recommendations on the setbacks. STRAW VOTE: MOTION PASSES 5-2 (Taysi, Anderson opposed) VOTE: ALL AYES A public hearing has been scheduled for December 7, 2017. WORK SESSION A work session on the amendments to the Commercial Code. STAFF PRESENTATION Staff provided a brief overview and reviewed the process followed to date. The group reviewed the proposed amendments to the Commercial Code, and the following sections were discussed beyond the general consensus of approval for the proposed updates. Draft Copy - 2 BMC 20.33.030 A brief discussion was had on the "commercial lodging" indicators to help clarify how this discussion would apply to the future short-term rental discussions in the future. Staff stated that if necessary, this ordinance would be updated to reflect the work of the Commission during the short-term rental discussions.  It was suggested that "bed / breakfast" be specifically called out for clarification purposes. There was general consensus that the ground floor be built to commercial standards; however, allowing for flexibility in the use (commercial or residential) is appropriate. The Commission recommended that language indicating this be added to Note 2. BMC 20.25.020 There was a request to use "their" instead of his/her in an effort to be more gender neutral. BMC 20.25.090 (new section) There was a suggestion to include "existing development on a lot" under the Departures section. There was general consensus that staff soften the language related to chain-link fence screening, the Commission does not feel it should be prohibited under every circumstance. With regard to the Amenities section, the group requested that public washrooms be added to list and a suggestion was made to include language to help clarify when a public process would be required. It was also recommended that staff consider adding language that this option could be used in the event that a departure from a standard is necessary. PUBLIC COMMENT One person addressed the Commission. GENERAL BUSINESS ADJOURNED: 10:00 p.m. Minutes prepared by: _____________________________ Heather Aven, Recording Secretary Minutes edited by Planning Commission members and various Planning Staff. Draft Copy - 3