Planning Commission

RECORD OF PROCEEDINGS OF THE PLANNING COMMISSION CITY OF BELLINGHAM, WASHINGTON Thursday 7:00 PM March 21, 2019 City Council Chambers Video Recorded www.cob.org Call to Order / Roll Call Present: Ali Taysi, Steve Crooks, Phyllis McKee, Lisa Anderson, Mike Estes and Iris Maute-Gibson Absent: Garrett O’Brien Approval of Minutes MOTION: The minutes for February 21, 2019 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. WORK SESSION Continue discussion on the proposed amendments for the Waterfront Subarea Plan. STAFF PRESENTATION The Commission requested more information on the following items at the February 21, 2019 public hearing and brief discussions were held on each one: Transportation / Circulation: Staff reviewed the proposed changes to the street grid and noted that the traffic from the proposed development was studied in the 2018 EIS Addendum, which indicated that there would be no significant transportation impacts are anticipated. Staff reviewed the benefits of the revised layout and addressed the rationale for the proposed connectors. There was discussion on how the changes would impact WTA. Staff indicated that they do not anticipate any changes to how WTA would access the site and stated that WTA is very in serving the site and watching the progress closely. There was general consensus that the revised street grid allows for better connectivity options to the community trails and open spaces. There was a brief conversation how the vehicular connections might look in the Log Pond area, and staff mentioned that this would be part of planning for future phases. There was a brief discussion on the proposed Bay Street vs. Commercial Street connector. The question was asked if, given the scale of the project, it would be a public/private partnership. Staff replied that they (City and Port of Bellingham) will continue to work together with any developer through the interlocal agreement to integrate development with City projects. Parks, Trails and Open Space: Staff stated that there are not significant changes proposed with regard to accessing the water along the waterway. It was pointed out the proposed plan includes a trail that would connect the access along the waterway to Cornwall Beach Park. Staff shared the different ways that boats would be accommodated in the updated plan. It was pointed out that the proposed amendments still do not seem to address the need for providing opportunities for private boating vessels to dock in close proximity to the waterfront amenities. Staff replied that although not specifically stated in the amendments, it is the plan to provide visitor moorage along the Whatcom Waterway and explained the anticipated timing. There was a brief conversation related to the ASB Trail and the travel configurations. Staff shared some of the challenges that the City has faced in creating a connection between Wharf Street and Cornwall Beach Park. Affordable Housing: Staff shared some of the language from the development agreement that would require the Port of Bellingham to work with developers and non-profit organizations to ensure that the development of at least 10% of the total residential units be dedicated to affordable housing. Staff also pointed out that there is a bonus option that developers, who make affordable housing units available, could take advantage of. There was a discussion about the timing of when the affordable housing requirement would need to be fulfilled, and how “affordable housing” is being defined. Staff stated that the existing development agreement does not speak to the timing of when the affordable units should be made available; however, it is a component of the criteria that must be met in order for the City to provide the different infrastructure. It was also pointed out that “affordable housing” is defined as 80% of Area Median Income and below and staff spoke to some of the other things being done to encourage early development of affordable housing. There was a brief conversation regarding what the City might be able to do to ensure that a wide range of housing options are available in the waterfront area. The Commission expressed concern over the following: 1) The language in the plan is not clear – could a developer take advantage of the FAR bonus and achieve the 10% requirement for the site through this option. 2) Non-profit organizations not being able to afford space in this location 3) The affordable housing units would not be available until most of the site if built-out 4) Where the affordable housing units would be located geographically MOTION: Anderson/Gibson moved to include a policy statement in the Bellingham Comprehensive Plan that would require development in the waterfront to include affordable housing units in each mixed-use residential development project. There was concern expressed that more commercial development and less housing units could be realized. There was also concern expressed that this is not an enforceable policy and that there is too much ambiguity (how many units will each building need to have, how will it be enforced, etc…) It was pointed out that low-income and subsidized housing should also be considered in the 10% requirement. VOTE: 3-3-0, MOTION FAILS MOTION: Taysi/Crooks moved to recommend that City Council incorporate a policy that says the City and Port will work to establish strategies to ensure that affordable housing is distributed throughout the district and implemented in all phases of the Waterfront re-development. There was a difference of opinion expressed in how the message should be delivered to Council. It was pointed out that implementing strategies as described in the motion would ensure that the affordable housing requirement does not become the burden of one single developer on the last available lot. VOTE: 6-0, MOTION PASSES MOTION: Taysi/Estes moved to recommend a sentence be added to the footnote in the Table 20.37.430(A) that states FAR bonuses shall not be utilized to satisfy district-wide affordable housing percentages established through the Waterfront Development Agreement. VOTE: 6-0, MOTION PASSES Land Use and Design Staff explained that the six acres, currently zoned Institutional, would become part of the Waterfront Commercial zone in the proposed plan. Staff stated that Institutional uses would be allowed and given that Western Washington University is still planning on having a structure on this site, this designation would provide greater flexibility in what they could do. Staff also explained the rationale behind proposing that one of the step-backs requirements be removed. There was a brief discussion about the width of the streets, and the misconception that the step-backs were intended to preserve view corridors. It was suggested that rather than remove the step-back requirement, architects could request a modification based on their design. There was also a brief discussion on the design standards that would be helpful in ensuring the development that occurs in the Waterfront area, is aesthetically pleasing to the community. Environment Staff spoke to the clean-up efforts and explained what has been done to date. There was a discussion about natural disasters vs. long-term sea-level rise and confirmation that the plan addresses both of these issues with regard to design and development of site. Staff addressed concerns that were raised about safety, specifically additional emergency services to serve the high-density that is anticipated in this area. MOTION: Anderson/Gibson moved to accept the Findings of Fact, Conclusions and Recommendations contained in the February 21, 2019 staff report, as modified through the addition of two policy language statements and recommend approval of the proposed Waterfront Sub-are Plan to City Council. VOTE: 6-0, MOTION PASSES PUBLIC COMMENT Eddie Ury, Resources for Sustainable Communities, complimented the Commissioners and making recommendations on the affordable housing component that would help the community achieve the 10% goal. Old/New Business Steve Crooks provided a Shoreline Committee meeting report. Greg Aucutt spoke to the upcoming agenda items. Adjournment Minutes prepared by: ____________________________________________ Heather Aven, Recording Secretary Minutes edited by Planning Commission members and various Planning Staff.