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You are here: Home) Government) Public Involvement) Boards & Commissions) Planning Commission ) OCTOBER 08, 2009 Minutes

RECORD OF PROCEEDING OF THE
Planning Commission
PUBLIC HEARING
CITY OF BELLINGHAM, WASHINGTON

THURSDAY, OCTOBER 08, 2009 07:00 P.M.
COUNCIL CHAMBERS

CALL TO ORDER: The PUBLIC HEARING of the Planning Commission was called to order by Tom Barrett - (Chair).

ROLL CALL:

    Commission Members Tom Barrett; Sharon Robinson; Kurt Baumgarten; and Danne Neill

    Commission Members
    Absent Allen Matsumoto, Jim Bishop, and Edie Norton

    Planning Staff Members Tim M Stewart,Director
    Kathy M Bell,Planner II - Land Use
    Heather M Aven,Secretary
APPROVAL OF MINUTES:
Minutes from August 20, 2009 submitted for approval.
      MOTION: Sharon Robinson moved to approve the August 20, 2009 minutes with corrections. SECONDED. VOTE: 3-0-1 (BAUMGARTEN ABSTAINED)


15 MINUTE PUBLIC COMMENT PERIOD:
No testimony given.
    PUBLIC HEARING
    ZON2009-00004: To consider a Comprehensive Plan Amendment and Rezone of 45.7 acres in Area 17D, Guide Meridian/Cordata Neighborhood from Planned-Industrial to Planned-Residential, Commercial, and Industrial (live/work). The proposal is located within the Cordata Business Park Planned Unit Development (PUD), located east of Cordata parkway between Horton and Stuart Roads. Amendments to the PUD will be necessary to allow the requested land uses. The proposal consists of a mix of residential housing forms, mixed-uses, and public spaces and trails. Impact to some of the on-site wetlands is proposed. Applicant: Blair Murray, Tin Rock Development. Owner: Cordata Investments, LLC.
    STAFF PRESENTATION
    Kathy Bell confirmed that, since the original application was submitted, 10 acres have been removed from the proposal leaving approximately 35 acres to be considered for the rezone. She reviewed the existing Cordata Business Park Planned Unit Development (PUD) and highlighted the surrounding land uses. She provided a brief history on the PUD’s annexation process into the City and discussed what was actually developed on the 25% of the land that was originally designated as Industrial. She further explained that the Bellingham Comprehensive Plan includes an urban village designation for the Guide Meridian/Cordata Neighborhood, which is the reason for the proposed rezone request. She stated that staff supports the rezone with conditions, and requested that the Commission forward a recommendation of approval to City Council.
    Kathy Bell clarified that the rezone request does not change the fact that the property will still be subject to all conditions listed in the PUD, including the Master Plan, the Design Guidelines, and the Protective Covenants. She stated that staff is recommending that the Master Plan be amended to include the conceptual site plan in an effort to provide guidance during the development of this property; and the Design Guidelines should include residential design guidelines that are consistent with the City of Bellingham.

    Tim Stewart clarified that the process for Final Site Plan approval would be a Type II process requiring approval of a Planned Permit.
    PROPONENT PRESENTATION

    Blair Murray, Applicant commented that, due to the significant changes that have occurred around the proposed site, it holds a very remote chance of being developed the way the Master Plan envisioned it. He pointed out that the Cordata Village Vision is consistent with many of the goals listed in the Bellingham Comprehensive Plan, specifically the need for an urban village in Cordata. He stated that this proposal will promote infill inside of Bellingham, provide usable open space, and utilize the infill toolkit housing forms on a large-scale basis. He referenced the zoning changes that have taken place over the last 23 years which have resulted in less than 30% of the developable parcels being built. He also spoke to the challenges that have made development on the proposed rezone site undesirable. He pointed out that if the site were rezoned, it could provide 239 jobs to the City of Bellingham.

    Blair Howe, GVA Kidder Mathews spoke to the market characteristics that might drive the future. He stated that flex (industrial building with 50% office space) and apartment uses would have good market potential; medical office, hospitality, and for sale housing uses would have fair market potential; and industrial, pure office, and retail uses would have poor market potential. He reviewed the analysis that was done relating the connection between the supply/demand and site constraints, which include the proximity of the transportation corridors, labor force, housing, and other amenities; the visibility, direction of growth and the compatibility of adjoining uses; and views. He also reviewed the economic impacts of the proposed development.

    Vikki Jackson, Northwest Ecological Services discussed the wetlands and streams on the site, and talked about their level of function. She briefly spoke to the offsite mitigation project area which is located between Aldrich and Northwest; as well as, a few of the onsite mitigation actions that will take place as development occurs.

    Dave Christenson talked about the public process and how they gathered information from the neighborhood. He stated that the community felt the most important elements were: strong wetland buffers, pedestrian trail connectivity and open space, vehicular access, the creation of an urban center, mixed-use business development, and stormwater mitigation throughout the entire property; not just in one place.

    Kurt Baumgarten wanted to know if the offsite mitigation site is affected if the proposed rezone is not approved.

    Blair Murray stated that the link between the two sites is not hinged upon the rezone, it would then be used to mitigate the impacts of industrial development.

    Kurt Baumgarten wanted clarification on how the zoning would be applied if the rezone was approved.

    Tim Stewart replied that the development would be part of a planned district, which would require a more project specific level of detail as development evolves and matures.

    Kathy Bell stated that the key guidelines listed in the Comprehensive Plan, about what an urban village should consist of, will remain with the zoning.

    Kurt Baumgarten wanted to know if it was possible that the project would become all planned residential or all commercial in the future.

    Kathy Bell stated that issue was addressed through the amendments to the Master Plan and the Design Guidelines.
    PUBLIC HEARING OPENED
    Ralph Wenning, Board Member of the Cordata Business Park Association referenced the written comment submitted into the record. He expressed his disappointment over the lack of attention the City has given to the Master Plan in past years, and is hopeful that by incorporating it into the proposed development plans, some of the important elements will begin to come to life. He also pointed out that the proposal has indicated approximately 574 buildable units would be placed on the property, which exceeds what is allowed by the Cordata PUD. He suggested the Commission recommend approval for the rezone, since the property has not been successful as Industrial.

    Adrienne Lederer submitted written comment. She expressed her concern about the traffic flow that will take place from the 392 units onto Cordata Parkway.

    Julie Guy submitted written comment. She expressed her concern about what development could bring to the neighborhood based on past experiences.

    Richard Maneval expressed concern about the increased traffic a rezone could potentially bring into the Cordata area and the impact increased development could bring.
    PUBLIC HEARING CLOSED

    DISCUSSION:
    Kathy Bell responded to the comments heard during the Public Hearing. She stated that some of the concerns expressed by the community can be alleviated through the Development Agreement and the requirements it can place on the proposal; as well as the design guidelines and regulations that accompany the infill toolkit housing forms. She pointed out that staff is not proposing any changes to the Cordata PUD as it relates to development conditions that will remain with the land, regardless of the owner, that are not affected by zoning.

    Tim Stewart referenced page 63 and clarified how the conceptual site plan would be integrated and applied in Area 17F. He pointed out that the plan would be used as a basis for the evolution of the project. He noted that the development will be subject to multi-family design review, the infill toolkit design guidelines, and the design standards for urban villages as necessary.

    Tom Barrett asked staff to comment on the maximum number of residential units allowed in the Cordata PUD.

    Kathy Bell replied that the “maximum number of residential units allowed” was directed to the Amendment 2 area in an effort to preserve the Industrial designation at that time. She explained that the limitations on residential units will not be removed and the applicant is willing to work within those established parameters.

    Danne Neill stated that the current zoning designation does not work. She expressed her support for the infill toolkit housing forms to be used in the future development. She encouraged the community to stay involved and continue to provide input as development begins to occur. She stated that she is in favor of the rezone.

    Kurt Baumgarten stated that he would support the rezone.

    Sharon Robinson commented that the due to the fact that the industrial zoning designation has not attracted development over the last 25 years, she can support the rezone. She encouraged Tin Rock to develop the “neighborhood center” first to fulfill some of the promises that the community has been waiting years for.

    Tom Barrett expressed his support for the rezone. He pointed out that mixed-use buildings have a smaller footprint and are more flexible. He encouraged the master planning to continue for this parcel and was excited about the prospect of the infill toolkit housing forms to be included in a development.
        MOTION: Kurt Baumgarten moved to adopt the Findings of Fact, Conclusions, and Recommendations (attachment E) contained in the October 8, 2009 staff report, and forward a recommendation of approval to City Council. SECONDED. VOTE: ALL AYES.

    GENERAL BUSINESS:

    Planning Director’s Report
    Tim Stewart reported that the Planning and Community Development Department has lost over 10 FTE’s, which has resulted in a change in the 2010 work program. He stated that this could lead to a lower level of service provided to the community and neighborhoods. He discussed some things that the Planning Commission can expect to happen due to the reduction in staff.
      Tim also reported that Fairhaven Highlands will be coming to the Commission next year for a public meeting. He pointed out that the Environmental Impact Statement will inform the decisions that need to be made on the permits.
        Staff Discussion
        Nothing to Discuss
          Commissioner Discussion
          Nothing to Discuss

          ADJOURNED: 9:00 p.m.

          NEXT MEETING: October 22, 2009 in City Council Chambers


          Minutes prepared by:

          _____________________________
          Heather Aven, Recording Secretary

          Minutes edited by Planning Commission members and various Planning Staff.

          This is a digital copy of an original document located at Bellingham's City Hall. The City of Bellingham specifically disclaims any responsibility or liability for the contents of this document. The City of Bellingham does not verify the correctness, accuracy, or validity of the information appearing in this document.
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