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Planning Commission

BEL-PLN-2025-10-16 October 16, 2025 Planning Commission Meeting City of Bellingham
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The Bellingham Planning Commission held a public hearing on proposed code amendments to allow co-living housing citywide, passing the ordinance 5-0 after making one minor amendment to design review requirements. The changes implement state mandates from House Bill 1998 and Senate Bill 5235, requiring cities to allow co-living where six or more multifamily units are permitted and eliminating restrictions on unrelated individuals living together. Staff presented a comprehensive framework that defines co-living as residential developments with at least 24 sleeping units sharing kitchen facilities, with parking requirements of one space per four units (waived within half a mile of major transit stops). The proposal replaces the city's outdated "family" definition that limited unrelated occupants to three people with a broader "household" definition, finally formalizing what has been unenforced practice since 2021. The commission engaged in substantive discussion about design review thresholds, parking requirements, and potential conflicts between the 24-unit minimum definition and other code provisions. Commissioner Ballew successfully amended the design review language to avoid definitional contradictions, while Commissioner Bloemker's motion to eliminate parking requirements failed to receive a second.

**Co-Living Code Updates - PASSED 5-0** (as amended) - **Staff recommendation:** Forward to City Council with approval - **Final action:** Approved with one amendment to design review language - **Amendment:** Modified BMC 20.32.020(B)(1)(b) to read "Residential development consisting of 3 or more dwelling units on a site, or co-living housing" (striking specific unit count language) - **Pract…

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**State Compliance Framework:** Staff explained the dual mandate driving these changes. House Bill 1998 requires co-living where six multifamily units are allowed, while Senate Bill 5235 prohibits limiting unrelated occupants. The city's current "family" definition restricting unrelated residents to three people has been unenforced since 2021 but remains problematic. **Definitional Challenges:** Extended discussion addressed apparent contradictions between requiring 24 sleeping units for co-living housing while triggering design review at 12 units. Staff acknowledged the phased approach creates temporary inconsistencies but argued the 24-unit threshold ensures meaningful density in growth zones while …
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**Bryan Gass** (Public Comment): Supported the concept but requested clarity on the six-unit threshold and where such developments could locate. Expressed concern about potential impacts on Columbia and lettered streets neighborhoods. Asked about Western Washington University's potential role in providing student housing. **Virginia MacDonald** (Zoom): Sought clarification on the distinction between co-living as a use versus building structure regulation. **Commissioner Ballew:** Strongly supportive, callin…
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**Sydney Prusak, on naturally occurring co-living:** "We have a lot of naturally occurring co-living, multiple unrelated people living together. It's also known as housemates. Very common and that's great." **Sara Ullman, on state mandate clarity:** "The state law is very clear that this use has to be allowed wherever six multifamily units are allowed. Multifamily is multiple units like apartment buildings. Middle housing is a different housing form." **Commissioner Ballew, on housi…
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**November Council Sessions:** Two meetings scheduled - early November will address the Bellingham Plan and interim parking reform extension, late November will consider this co-living recommendation along with interim middle housing and design review measures. **ADU Recommendation:** City Council hearing on October 20th for accessory dwelling unit recommendations. **Phase Two Implementation:** Staff wil…

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The city can now permit large-scale co-living developments (24+ units) without conditional use permits in multifamily, commercial, and urban village zones. The obsolete "family" definition restricting unrelated residents to three people is officially eliminated, replaced with "household" allowing unlimited unrelated occupants. Co-living projects receive specific parking ratios (1 space per 4 units) with transit exemptions, and design re…
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# Planning Commission Embraces Co-Living Housing Reform The City of Bellingham Planning Commission took a significant step toward expanding housing options on October 16th, voting unanimously to recommend approval of new co-living housing regulations that will modernize the city's approach to shared residential spaces and comply with state-mandated housing reforms. ## Meeting Overview The 77-minute meeting at City Council Chambers featured a thorough review of proposed amendments to Bellingham Municipal Code Titles 16 and 20, designed to implement Washington State House Bill 1998's requirements for co-living housing. Present were Chair Mike Estes and commissioners Daniel Bloemker, Jed Ballew, Lisa Marx, and Russell Whidbee, with Rose Lathrop and Jerry Richmond excused. Staff from Planning and Community Development led by Director Blake Lyon presented the comprehensive package of code changes. The evening's business centered on bringing Bellingham into compliance with state law while creating opportunities for naturally occurring affordable housing through shared living arrangements. The tone throughout was progressive and forward-looking, with commissioners expressing enthusiasm for housing forms that have existed for centuries but were restricted by outdated zoning codes. ## Passionate Public Comment on Housing Availability Before diving into co-living regulations, the commission heard pointed criticism of the city's land use policies during general public comment. Brian Gas, a Bellingham resident, delivered an impassioned three-minute testimony challenging what he characterized as artificially created housing scarcity. "I don't feel like there's an urgency in anybody who lives in Bellingham now to have any guilt on not providing a simila…
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### Meeting Overview The Bellingham Planning Commission held a public hearing on October 16, 2025, to review proposed co-living code updates required by Washington state law. The main focus was implementing state-mandated changes to define and allow co-living housing in zones where six or more multifamily units are permitted. ### Key Terms and Concepts **Co-living housing:** A residential development with at least 24 sleeping units where residents share kitchen facilities, replacing what was previously called "rooming and boarding houses." **Sleeping unit:** A lockable, independently rented room up to 300 square feet that may contain a kitchenette but not a full kitchen. **Household:** A new definition replacing "family" that allows any number of unrelated individuals to live together in a dwelling unit. **Kitchenette:** Basic food preparation space with a sink and 120-volt electrical outlet, versus a full kitchen with stove and oven capabilities. **Design review:** Administrative approval process required for larger residential developments, triggered at 12 or more co-living sleeping units. **Rule of three:** The previous city code restriction limiting dwelling units to no more than three unrelated persons, which has been unenforced since 2021. **Multifamily zones:** Areas zoned for apartment buildings and condos, along with commercial zones and urban villages, where co-living will now be permitted. ### Key People at This Meeting | Name | Role / Affiliation | |---|---| | Mike Estes | Planning Commission Chair | | Sydney Prusak | City Planner II, staff presenter | | Sara Ullman | City Plann…
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Housing Land Use & Planning Government Operations HB 1110 HB 1998 SB 5235 City Council Planning Commission Washington State Legislature Western Washington University Blake Lyon Bryan Gass Daniel Bloemker Jed Ballew Lisa Marx Mike Estes Russell Whidbee Sara Ullman Sydney Prusak Affordable Housing Co Living Comprehensive Plan Design Review Housing Policy Land Use Policy Parking Zoning