Planning Commission

Planning Commission Minutes City of Bellingham, Washington Thursday 7:00 PM March 21, 2024 City Council Chambers Video Recorded https://meetings.cob.org - Call to Order The Planning Commission meeting was called to order by the Chair at 7:00 PM. Approval of Minutes Public Comment Period During this time, citizens may take up to three (3) minutes to address the members about any topic not on the agenda. Citizens wishing to speak during this time will be recognized by the Chair for comment. Three citizens addressed the Commission. Agenda Items Public Hearing 1. Silver Beach Rezone (Areas 8, 9, 13 and 18) p. 2 Steve Sundin shared some background information on previous actions taken related to the proposed amendments before the Commission. He also spoke to the proposed rezone and the different number of units that could be realized if approved. He explained the rationale for the proposed revisions to Bellingham Municipal Code 16.80. Steve commented on how the proposed amendments meet criteria for a comprehensive plan amendment. He closed by outlining the staff recommendations for the rezone. Public Testimony Michael Ferrer commented on the importance of healthy forests and shared some of their benefits. He commented on Area 13 and explained some of the things that could be done in that area to bring it back to a healthy status for future tree growth that should be mandated for any future development. He urged that new development should be required to adhere to forest buffers. Abby shared her thoughts on the new owners of Old Mill Village and commented on how she and other tenants have been treated. Brian Hennessey expressed his support for additional scientific research. Kerri Burnside referenced her written comments. She suggested that there be a requirement that all storm drains be retro-fitted. She also stated that there should be a mandate for affordable housing for all income levels be included. She expressed her support for re-forestation. John Sitkin, representing owners of Old Mill Village, explained that the owner intends to develop what is allowed in the medium density. He noted that the owner analysis shows that they can develop additional housing and meet the proposed storm water treatment requirements. Susan Kane-Ronning urged commission to rezone to low density. She spoke about the impact of medium density development on water quality of Lake Whatcom. She proposed that storm drain retrofitting should occur regardless of development. She also expressed concern regarding increased vehicle traffic. Deborah Benz spoke to the fact that Lake Whatcom is the City’s water source. She commented on the fact that development will remove trees and disturb the land and add impervious surfaces. She requested that the zoning for areas 8, 9 and 13 be established as low. Todd Lagestee suggested that affordability be required to be a part of this rezone proposal. Kendell expressed her concern that development will occur right on the water and therefore there are not enough protections in place. She shared some other ideas that the property could be used for. She encouraged the Commission to extend moratorium to further consider environmental impact of development. Susan Toch of Action and Sustainability expressed the need for additional protection for water quality. She spoke in support of lower-level zoning and for extending moratorium. Randall Potts expressed concerns over water quality protections. Public Hearing Closed Staff addressed and responded to some of the public comments, including:  What is phosphorus and how it is created  What the proposal includes and what it does not  The contract that was previously in place for that site, but expired in 1988 due to a lack of building applications for five years  The importance of water quality and how land use designations are just one component of the protections in place   Rent control  Some of the mitigation measures that would be required for development in the areas  Incentives for retrofitting stormwater controls  Homeowner Incentive Program Commissioner Questions / Discussion There was a brief discussion about how much it might cost a developer to undergo the required retrofitting of a site. There was a conversation about the loss of housing units if the proposed down-zoning from high density to medium or low is approved. The point was made that the difference will need to be made up somewhere in the city. There was a discussion about phosphorus and how different housing types impact the levels. Staff clarified why they are recommending medium-density versus low-density. There was some concern that this rezone is being considered without the inclusionary zoning work being completed. It was mentioned that if the density is too low, redevelopment and thereby the required retrofitting may not be realized. MOTION: Scott Jones moved to table a final decision and discuss proposed modifications more with staff. NO SECOND. MOTION: Scott Jones / Jed Ballew moved to accept the Findings of Fact, Conclusions and Recommendations contained in the March 21st staff report and forward a recommendation of approval to City Council. AMENDMENT TO MOTION: Mike McAuley moved to change the staff proposed zoning designation of medium to low-density and that suggest Council direct land-acquisition funds be given to PW to identify most egregious hot spots that contribute to pollution of the lake and not wait for the public sector. NO SECOND. VOTE: No opportunity to vote – it was allowed to be withdrawn. It was determined that the Commission will continue this topic on April 11, 2024. Other Business 1. Director's Report Adjournment Minutes prepared by: ____________________________________________ Heather Aven, Recording Secretary Minutes edited by both staff and Planning Commission members.