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Whatcom County Planning Commission

WHA-PLN-2025-12-04 December 04, 2025 Planning Commission Meeting Whatcom County
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The Whatcom County Planning Commission held a pivotal special meeting on December 4, 2025, focusing on two major urban growth area (UGA) proposals and beginning work on the comprehensive plan's land use chapter. The most significant action was the Commission's approval of Blaine's proposal to dramatically reduce its UGA by removing 573 acres in East Blaine through de-annexation and eliminating a 37-acre Dakota Creek area from their growth boundary. The meeting revealed deep tensions over affordable housing policy when Julie Carney and consultant Bill Geyer made an impassioned plea to add her 20-acre Lincoln Road property to the Birch Bay UGA specifically for affordable housing development. Despite Carney's commitment to develop 200-300 units of 80% AMI housing and having invested $140,000 in engineering plans, staff and the water district expressed concerns about capital facility planning requirements. After extensive debate about infrastructure capacity, legal risks, and the Growth Management Act's requirements, the Commission ultimately voted to recommend the Lincoln Road property and two other parcels for future UGA Reserve consideration in 2026, rather than immediate UGA inclusion. This compromise reflected the Commission's desire to support affordable housing while addressing procedural concerns about capital facilities planning. The Blaine proposal generated less controversy, with the Commission approving the city's request to protect critical aquifer recharge areas by reducing urban density from approximately 2,000 potential homes to about 50 under rural zoning. Commissioner Browne cast the sole dissenting vote, arguing the decision was economically misguided and reflected poor long-term planning. The meeting concluded with initial discussions of Comprehensive Plan Chapter 2 on land use, highlighting upcoming challenges with new state requirements for environmental justice, green spaces, and vehicle miles traveled reduction.

**City of Blaine UGA Proposal - APPROVED (5-1-1)** - **Action:** Approved Blaine's proposal to remove 610 acres from their UGA - **Details:** 573-acre East Blaine de-annexation plus 37-acre Dakota Creek removal - **Staff Recommendation:** Support - **Vote:** Ayes - Greif, Hansen, Moceri, Van Dalen, Dunn; Nays - Browne; Abstain - Barton - **Impact:** Protects critical aquifer recharge areas, reduces potential development from ~2,000 to ~50 homes **Birch Bay UGA Proposal with Amendment - APPROVED (5-1-1)** - *…

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**Affordable Housing vs. Infrastructure Planning** The most substantive policy debate centered on balancing affordable housing needs against Growth Management Act requirements for capital facilities planning. Bill Geyer argued that Whatcom County has identified a need for 702 affordable housing units in the Birch Bay UGA but has no designated sites to meet this need. He emphasized that Julie Carney represents the first property owner willing to covenant 100% of development for 80% AMI housing. Staff countered that the Growth Management Hearings Board has previously ruled against the county for lacking adopted capital facility plans covering the full 20-year planning period. Matt Aamot explained that both Birch Bay Water and Sewer District and North Whatcom Fire and Rescue have not updated their plans through 2045, creating legal vulnerability if the county approves UGA expansions without proper infrastructure planning. **Infrastructure Capacity and Regional Coordination** Sandy McMillan from Birch Bay Water and Sewer District provided technical details about serving the Lincoln Road property, estimating $633,000 in capital infrastructu…
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**Julie Carney (Property Owner):** Advocated strongly for including her 20-acre Lincoln Road property in the Birch Bay UGA, committing to develop 200-300 affordable housing units at 80% AMI. Emphasized urgent need, citing recent rental to a woman living in her car with children for a year. **Bill Geyer (AICP, representing Carney):** Argued the county has no identified sites for required affordable housing despite documented need for 702 units. Challenged staff's capital facilities concerns, stating engineering drawings are 98% complete and $140,000 has been invested in planning. **Sandy McMillan (Birch Bay Water and Sewer District):** Expressed cautious neutrality, explaining district's policy against speculating on development. Estimated $633,000 infrastructure cost for Lincoln Road property but emphasized need for formal planning processes before commitment. **Charmin Burnam (Birch Bay resident):** Supported responsible growth with infrastructure, opposing development without adequate transportation, drainage, and evacuation planning. Praised Blaine for stepping back fro…
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**Julie Carney, on affordable housing need:** "I just rented an apartment actually yesterday to a lady that has been living in her car for a year with her two children and it's very sad but she is now going to have a roof over her head and but what we need is affordable housing for low-income families." **Bill Geyer, on county planning priorities:** "The question is, do we as taxpayers, residents of Latin County have the fortitude to say yes, we're going to step forward and do everything we c…
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**December 11, 2025:** Planning Commission regular meeting covering Lummi Island Code Amendment, Comprehensive Plan appendices, and final motions on Chapter 10: Environment. **December 16, 2025:** Special meeting at 6:00 PM for Comprehensive Plan Chapter 2: Land Use public hearing and work session. **December 18, 2025:** Special meeting at 6:00 PM for Comprehensive Plan Chapter 3: Housing public hearing and work session. **January 8, 2026:** Work sessions to finish remaining Comprehensive Plan chapters. **Ja…

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**Blaine UGA Boundaries:** Approved reduction of 610 acres from Blaine's Urban Growth Area, with 573 acres in East Blaine to be de-annexed and 37 acres at Dakota Creek removed, representing a shift from accommodating ~2,000 potential homes to ~50 under rural zoning. **Affordable Housing Pathway:** Created formal recommendation for three properties (4464 Arnie Road, 4486 Arnie Road, 4610 Lincoln Road) to be considered for UGA Reserve designation in 2026, providing a future mechanism for affordable housing development. **Planning Process Timeline:** Confirmed December 16 public hearing for Chapter 2: Land Use and December 18 for Chapter 3: Housing, with potential final comprehensive plan h…
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Housing Land Use & Planning Budget & Finance Government Operations Birch Bay Water Sewer District City Of Blaine Growth Management Hearings Board Whatcom County Whatcom County Planning Commission Alex Wenger Bill Geyer Charmin Burnam Commissioner Browne Commissioner Dunn Commissioner Greif Commissioner Hansen Julie Carney Lisa Guthrie Mark Personius Matt Aamot Sandy Mcmillan Affordable Housing Birch Bay Blaine Budget Finance Comprehensive Plan Growth Management Act Housing Policy Infrastructure Investment Land Use Policy Urban Growth Areas Water Sewer Capacity Zoning