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BEL-PLN-2025-03-20 March 20, 2025 Planning Commission Meeting City of Bellingham

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Executive summary

The Bellingham Planning Commission held a detailed work session on the Land Use and Housing chapters of the comprehensive plan update, focusing on four key areas: Urban Growth Area expansion, transit corridor planning, small-scale commercial in residential zones, and citywide planning approaches. Staff presented refined proposals for adding the north Bellingham Reserve area (approximately 1,200 housing units) to the Urban Growth Area while keeping the South Yew Street area in reserve, alongside new policies for transit-oriented development and allowing limited commercial uses in residential neighborhoods. Public comment dominated the evening with nine speakers, eight of whom advocated for inclusionary zoning studies to address affordability. Planning Commissioner Mike Estes announced this would likely be his last meeting, stating Mayor Lund has forwarded a new name to city council for his position. The session revealed significant community pressure for mandatory affordable housing policies, while staff emphasized monitoring existing voluntary programs before moving to mandatory requirements. Staff outlined a comprehensive framework for transit corridor planning that would identify key connections between urban villages and major destinations, followed by detailed planning processes to establish mixed-use nodes and transit-oriented development. The presentation also covered the proposal to retire existing neighborhood plans due to inconsistencies with state housing laws and administrative complexity, replacing them with citywide approaches to planning and zoning.

Key decisions

No formal votes were taken during this work session. This was an information and discussion session on draft comprehensive plan policies. The commission received presentations on Urban Growth Area modifications, transit corridor planning frameworks, small-scale commercial allowances in residential areas, and citywide planning approaches. Staff will in…

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Policy discussion

**Urban Growth Area Expansion**: Staff recommended adding the north Bellingham Reserve area (around the golf course) to the UGA while keeping South Yew Street area in reserve. The north area could accommodate approximately 1,200 housing units by 2045, with two-thirds owned by a single entity with existing master plans showing mix of single-family, middle housing, and multi-unit development. Infrastructure challenges exist for water, sewer, and fire protection requiring strategic capital investments. **Transit Corridor Planning**: Staff presented a three-step framework: 1) Define corridors connecting urban villages and key destinations, 2) Plan mixed-use centers at key intersections along corridors, 3) Invest in established corridors while maintaining flexibility for other routes. This would utilize the new residential transit-oriented development designation and coordinate closely with Whatcom Transportation Authority's high-frequency transit planning. **Small-Scale Commercial in Residential**: Based on summer 2024 survey showin…

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Stakeholder positions

**Nicole Tingvall (Whatcom County Association of Realtors)**: Supported residential zoning simplification but warned that many areas shown for infill development have CCRs restricting density, potentially exempting half of mapped areas from HB 1110 requirements. Raised concerns about HOA costs making affordable housing unaffordable ($182/month for new cottages at Sunset Village). **Jennifer Lampy (Keller Williams/Habitat for Humanity board)**: Emphasized homeownership opportunities over large-scale rentals, citing $245,000 net worth difference between renters and owners. Argued for limiting large-scale rental development in favor of homeownership options that also create rental opportunities through individual ownership. **Dr. Susan Kane-Ronning (Licensed Psychologist)**: Provided extensive data on housing insecurity impacts: one in four Bellingham working families can't afford basic needs, 779 Bellingham students enrolled as homeless in 2023-2024, 56% of renters are cost-burdened. Detailed long-term developmental impacts on children from housing insecurity. **Kate Duny (Local 1937)**: Advocated for inclusionary zoning studies, noting insufficient affordable housing inventory and frequent conversion of potential purchases to rentals. Emphasized urgency due to ongoing displacement of workers, families, and seniors. **Jay Cormac (City of Bellingham employee, Local 1937)**: Testified as city worker unable to afford living in Bellingham with 25-minute…

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Notable quotes

**Mike Estes, announcing departure:** "This will likely be my last meeting as a commissioner... Mayor Lund though has forwarded a new name to the city council for consideration for my position... at all times I worked for the residents of Bellingham and at no time did I veer away from the promises found in the city's legacies and strategic commitments most importantly... supporting safe affordable housing." **Barbara Plaskett, on housing crisis urgency:** "We're not facing a small downside we …

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What’s next

**April 3, 2025**: Planning Commission discussion of climate and environment chapters of comprehensive plan **April 14, 2025**: City Council Committee of the Whole work session on neighborhood plan retirement **May 2025**: Barkley sub area plan expected before Planning Commission **Summer 2025**: Full comprehensive plan document returns to Planning Commission with Environmental Impact Statement for public hearing and formal voting **Post-adoption work plan items**: Three major planning process…

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What changed

**Policy H-20 modification requested**: Commission discussion about strengthening inclusionary zoning language from "develop" to "implement" and adding "study accomplished as soon as possible" language **North UGA Reserve status**: Staff recommendation to include north Bellingham Reserve area in Urban Growth Area while keeping South Yew Street area in reserve, representing shift from previous equal consideration of both areas **Transit corridor planning framework**: New three-step process established for identifying, planning, and investing in transit corridors with specific policy structure for mixed-use development nodes **Small-scale commercial allowance**:…

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Full meeting narrative

# When the Future of a City Comes to Life: Bellingham Faces Its Growth Moment The evening of March 20, 2025, began like many others in Bellingham City Council Chambers. Citizens trickled in, commissioners settled into their familiar seats, and the formalities commenced with a roll call. But underneath the routine, the weight of something monumental was palpable — a comprehensive plan that would reshape how this Pacific Northwest city grows for the next two decades. This wasn't just another work session; it was Bellingham wrestling with its identity, its values, and its future. Present were six of seven Planning Commissioners: Chair Mike Estes, Barbara Plaskett, Jed Ballew, Rose Lathrop, Russ Whidbee, and Scott Jones. Jerry Richmond was absent. Leading the evening's discussion were Chris Behee, Long Range Division Manager, and Elizabeth Erickson, Senior Planner — the architects of a plan that would touch every neighborhood, every street corner, every dream of homeownership or fear of displacement in the city. ## The Cry for Affordable Housing Before staff could present their carefully crafted slides and maps, nine residents stepped forward during public comment, each carrying a piece of Bellingham's housing crisis. Their testimonies painted a stark picture of a community in transition, where prosperity and precarity exist side by side. Nicole Tingvall, president of the Whatcom County Association of Realtors, opened with a sobering reality check. The city's vision of increased density through state-mandated middle housing might be more mirage than reality. "Most of these colored areas include long plats that have covenants, conditions and restrictions stating that only one single-family dwelling unit per lot," she explained, referencing the infill toolkit map. "I estimate about half of the colored areas will soon be grayed out — Edgemore, Samish Hill, Forest Hill, Village Green, Hannah Creek Highlands, Pacific View, King Mountain." Her message was clear: legal restrictions could exempt many subdivisions from House Bill 1110's density requirements, potentially undermining the city's growth strategy. She also highlighted another challenge — hefty HOA dues that could make supposedly affordable housing unaffordable. A client purchasing a new cottage at Sunset Village for $460,000 would face $182 monthly HOA dues on top of a mortgage, transforming what seemed like an affordable option into another barrier. Jennifer Lampy, CEO of Keller Williams Realty and …

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Study guide

### Meeting Overview The Bellingham City Planning Commission held a work session on March 20, 2025, to continue discussing the comprehensive plan update, specifically focusing on land use and housing chapters. This was the second meeting on these topics, with staff providing deeper detail on urban growth areas, transit corridor planning, small-scale commercial uses, and the future land use map. ### Key Terms and Concepts **Urban Growth Area (UGA):** The boundary around Bellingham where future urban development is planned to occur, established under Washington's Growth Management Act to prevent sprawl and protect rural areas. **Annexation:** The legal process by which unincorporated areas in the UGA are brought into the city limits, requiring property owner petitions and city council approval. **Middle Housing:** Housing types between single-family homes and large apartment buildings, including duplexes, townhomes, and small apartment buildings, required by state law HB 1110. **Inclusionary Zoning:** A policy tool that requires or incentivizes developers to include affordable housing units in new residential developments. **Transit Corridors:** Transportation routes connecting urban villages and major destinations, planned for enhanced transit service and transit-oriented development. **Urban Villages:** Mixed-use areas designed to be walkable neighborhoods with housing, commercial services, and transit access, serving as growth centers. **Infill Development:** New construction on vacant or underutilized lots within existing neighborhoods, helping to accommodate growth without expanding city boundaries. **Covenants, Conditions & Restrictions (CC&Rs):** Private legal agreements that can limit how property is developed, potentially exempting subdivisions from new housing requirements. ### Key People at This Meeting | Name | Role / Affiliation | |---|---| | Mike Estes | Planning Commission Chair | | Barbara Plaskett | Planning Commissioner | | Chris Behee | Long Range Division Manager | | Elizabeth Erickson | Senior Planner | | Nicole Tingvall | President, Whatcom County Association of Realtors | | Jennifer Lampy | CEO, Keller Williams Realty | | Dr. Susan Kane-Ronning…

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Tags & Connections

Housing Land Use & Planning Transportation & Infrastructure Government Operations HB 1110 Bellingham Tenants Union Building Industry Association Whatcom County City Council Habitat For Humanity Local 1937 Planning Commission Vamos Outdoors Whatcom County Association Realtors Whatcom Transportation Authority Barbara Plaskett Carrie Burnside Chris Behee Elizabeth Erickson Jay Cormac Jennifer Lampy Julian Medina Kate Duny Kim Lund Mike Estes Nicole Tingvall Perry Esary Susan Kane Ronning Affordable Housing Annexation Comprehensive Plan Displacement Housing Crisis Housing Levy Inclusionary Zoning Middle Housing Mobile Home Parks Multifamily Tax Exemption Neighborhood Plan Retirement Small Scale Commercial Transit Corridors Transit Oriented Development Urban Growth Area Zoning