Whatcom County Planning Commission

The Stevens open space application revealed deep philosophical divisions about tax equity and public benefit. Commissioner Greif led opposition, arguing the property is "fully protected already" through conservation easements and that approving it without public access would simply reduce one property owner's taxes while spreading the burden to other taxpayers. He noted this was the "second one this year" with no public access, calling it program abuse. Chair Barton and other commissioners emphasized the planning commission's historical insistence on public access, suggesting even simple amenities like a parking spot and picnic table in accessible areas. Staff noted that Whatcom Land Trust and the property owner requested public access waiver due to sensitive wetlands and conservation pur…

**Birch Bay residents** (Lisa Guthrie, Charmin Burnham, Matt Barry, Tony Hepton) expressed appreciation for Blaine's pause on their UGA proposal, citing concerns about infrastructure, flooding, and aquifer protection. They requested meaningful consultation and raised specific concerns about road capacity, aging bridges, and the one-lane access issues in the Birch Point area. **Danielle Gann** (Birch Bay Chamber/Community Advisory Committee) highlighted contradictions between Blaine's stated goals of housing closer to schools and downtown versus expanding into Birch Point. She noted impacts on county road funds, storm water districts, and aquifer protection concerns. **Bill Guivre** (repr…

**Commissioner Greif, on the Stevens application:** "I live on a parcel just like this. We have a conservation easement. It's forest. If I ever apply to the open space land program to lower my taxes, I hope you all say no to me, just like I'm going to say no to this proposal tonight." **Commissioner Greif, on Blaine's cancellation:** "I'll just note for the record this the second last minute cancellation from laying around the CUGA. I don't think it's respectful of this commission. I think it…

**Process Changes:** Blaine's UGA proposal is now indefinitely delayed, marking a significant shift from the planned hearing schedule and the second such cancellation. **Open Space Policy Application:** The Planning Commission strengthened its stance requiring public access for tax benefits, rejecting staff recommendations for waiver and setting precedent for future applications. …

--- ### Meeting Overview The Whatcom County Planning Commission met on October 9, 2025, in a hybrid session at 5280 Northwest Drive, Bellingham. The meeting addressed three major agenda items: an open space tax application for the Stevens property near Everson, a scheduled presentation from the City of Blaine on its Urban Growth Area proposal (which was withdrawn at the start of the meeting), and a public hearing and work session on Chapter 5 (Utilities) of the county's 2025 Comprehensive Plan update. The commission also received a department update on the overall comprehensive plan schedule and took up a new business item regarding a rezone proposal in the Kendall/Paradise Valley area. --- ### Key Terms and Concepts **Urban Growth Area (UGA):** A boundary established under Washington's Growth Management Act (GMA) that designates where urban-level development can occur. Cities must demonstrate they have enough land, infrastructure, and services within their UGA to accommodate projected population and job growth over a 20-year planning horizon. **UGA Swap:** A proposal by the City of Blaine to exchange one area of its Urban Growth Area for another — specifically, to remove some land from its eastern UGA and add land on the western side (Birch Point/Semiahmoo area). Blaine withdrew this proposal at the October 9 meeting pending revisions. **Deanexation:** The legal process by which territory is removed from a city's boundaries, returning it to unincorporated county status. The City of Blaine has a November 4 ballot measure on deanexing part of its eastern territory (East Blaine). **Open Space Taxation Act (RCW 84.34):** A Washington State law that allows property owners to have their land assessed at its current use value (rather than its highest-and-best-use market value), resulting in lower property taxes. In exchange, the land must provide a public benefit such as ecological preservation, recreation access, or agricultural conservation. **Public Benefit Rating System (PBRS):** Whatcom County's scoring system for evaluating open space land applications. A score of 45 or higher earns a staff recommendation for approval. The higher the score, the greater the tax reduction if approved. The Stevens application scored 50.87. **Conservation Easement:** A legally binding agreement — typically held by a land trust — that permanently restricts how a property can be used (e.g., prohibiting development, timber harvest, or subdivision) in order to protect its natural or agricultural values. Three of the four Stevens parcels are under a conservation easement held by Whatcom Land Trust. **Critical Aquifer Recharge Area (CARA):** A designated area where soil and geology allow water to infiltrate and replenish underground aquifers. Birch Point is classified as a CARA, which was central to public concerns about the Blaine UGA swap proposal. **Instream Flow:** The minimum amount of water that must remain flowing in a river to support fish, wildlife, and ecological health, as determined by the Washington State Department of Ecology. Water can only be diverted above this minimum level. **Managed Aquifer Recharge:** A technique in which surplus surface water (typically captured in wet seasons) is intentionally directed into the ground to recharge aquifers, with the goal of increasing water availability during dry months. **Symmetrical Broadband Service:** An internet connection where upload and download speeds are equal. Washington State's bro…