Planning Commission

RECORD OF PROCEEDINGS OF THE PLANNING COMMISSION CITY OF BELLINGHAM, WASHINGTON Thursday 7:00 PM January 24, 2019 City Council Chambers Video Recorded www.cob.org Call to Order / Roll Call Present: Ali Taysi; Garrett O’Brien; Steve Crooks; Phyllis McKee; Lisa Anderson; Mike Estes and Iris Maute- Gibson Approval of Minutes The minutes for October 18, 2018 and November 15, 2018 were submitted for consideration and approved by general consensus. Public Comment Period Opportunity for citizens to speak informally to the Planning Commissioners on any subject not listed on the agenda. Speakers are allowed a MAXIMUM of three (3) minutes to address the Commission. Speakers will not be required to disclose their address. No public testimony given. Presentation Urban Village Report Card Presentation Kate Bartholomew shared some of the Urban Village Status Report presentation that the City Council received in December, 2018. She reported how each of the seven (7) urban villages are doing and how they are meeting the City’s Comprehensive Plan goals. PUBLIC HEARING 2009 Samish Way Urban Village Subarea Plan Update STAFF PRESENTATION Darby Cowles explained that the update to the Samish Way Urban Village subarea plan is intended to reflect changed conditions in the Samish Way area, as well as identify opportunities that have arisen from both applications submitted to the City and the Urban Village Status Report. She also discussed the reasons that the text amendment, specific to the former Aloha Motel site, is being considered outside of the Comprehensive Plan Update process. She reviewed some of the work in other City planning documents that have occurred since 2008 that informed some of the proposed amendments to the subarea plan. She reviewed the five key issues listed in the staff report. PUBLIC COMMENT Ken VanWinkle expressed his support of the text amendment specific to the Bellingham Housing Authority redevelopment proposal (former Aloha Motel site). Brien Thane spoke to the importance of the proposed text amendment specific to the Bellingham Housing Authority redevelopment proposal (former Aloha Motel site). He noted that the first phase of development has been designed, and although it was possible to work within the height limit requirements, it was challenging, and the increased height limit will be necessary to make the project successful. He explained why it was important for the proposed text amendment to move through the process separate from the subarea plan. Diane Foster, Sehome Neighborhood Association expressed the neighborhood’s support for the amendments to the plan. She suggested that additional green plantings be considered along Samish Way when the two lanes get shut down. Carol Berry expressed her support for the crossing improvements that have already occurred and agrees that the proposed amendments will continue to bring about the development the community would like to see along Samish Way. COMMISSIONER COMMENTS / QUESTIONS Issue #1 – Aloha Opportunity Site There was a discussion about allowing the height limit to be increased to 75’, to allow the Bellingham Housing Authority to have the maximum amount of flexibility in offering affordable housing units. It was noted that historically, the adjacent neighborhoods have supported the height in this area of the urban village. MOTION: Lisa Anderson / Iris Maute-Gibson moved to adopt the Findings of Fact, Conclusions and Recommendations, as modified to allow for the height limit to be increased from 65' to 75' in the Commercial Transition 2 Zone, and forward a recommendation of approval to the City Council. Staff noted that one written comment was submitted related to height. Darby mentioned that she sent some information and no further communication was had. It was also pointed out that on two sides of this property, the 75’ height limit is already allowed; therefore, there would be little additional impact to the adjacent neighbors. VOTE: CARRIED 7-0. Issue #2 – Review the extent of ground-floor commercial Staff indicated that only a portion of the Commercial Core would require ground-floor commercial, with the rest of the core allowing ground-floor residential. Staff also explained that if ground-floor residential was proposed, the City would require it to be constructed at commercial specifications so that it could be converted to that use at any time. There was a brief discussion about how this amendment would affect the future on-street parking requirement. Although there were Commissioners that did not feel developing to commercial specifications was necessary, there was general consensus for this proposed amendment. Issue #3 – Right-of-way and Street Improvement requirements Staff explained some of the challenges that the existing required 60’ right-of-way extension for 35th Street would present and reviewed the proposed amendments, including the other areas of the plan that would need to change. The group discussed how a 20’ right-of-way would be challenging for primary access and the impacts it would ultimately have on 34th street. They also spoke to the fact that the required 60’ right-of-way is prohibitive to development. There was also a brief discussion about the necessity for access to 34th Street from Samish Way. Staff stated that they would continue to review this issue and bring back additional information to the work session in February. Issue #4 – Infill toolkit types and density in the Residential Transition (RT) Zones Staff spoke to the rationale for allowing all the toolkit types to be developed in the RT zones, and commented on some of the changes that would also be occurring to the Infill Toolkit section of the code, specifically the increase in density allowance. There was general consensus for this amendment. Issue #5 – Consider parking maximums, density minimums and / or increase in the allowable floor area Darby Cowles introduced staff’s recommendations and the Commission discussed:  Review the existing parking requirements o There was support for shared parking, as long as the uses complimented one another with regard to peak usage hours o It was suggested that cars will still be a part of the families, even if they are utilizing public transportation o There was a comment that commercial and residential standards might need to be separate  Review concept of density minimums o There was concern expressed that this could be a barrier to development o It was suggested that staff consider ways that incentives could be used, rather than requirements  Review the floor area ratio  Increase the bonus system with regard to floor area ratio Staff will bring back some alternatives to the work session in February, and will be prepared to speak more on density minimums. Old/New Business Greg Aucutt discussed upcoming meeting dates. The Commission nominated and voted for the 2019 officers.  Chair – Ali Taysi Vice-Chair – Mike Estes  Shoreline Committee – Steve Crooks (Chair), Ali Taysi and Mike Estes Adjournment Minutes prepared by: ____________________________________________ Heather Aven, Recording Secretary Minutes edited by Planning Commission members and various Planning Staff.