1
00:00:14,160 --> 00:00:17,559
90 seconds.

2
00:00:43,520 --> 00:00:46,920
just start talking.

3
00:00:48,320 --> 00:00:53,760
» Good evening. Like to call to order the

4
00:00:50,719 --> 00:00:55,760
July 9th, 2026 meeting of the Bellingham

5
00:00:53,760 --> 00:00:59,359
Planning Commission. Heather, would you

6
00:00:55,760 --> 00:01:00,160
call the role? Lethre

7
00:00:59,359 --> 00:01:01,120
» Here.

8
00:01:00,160 --> 00:01:01,440
» Jerry Richmond

9
00:01:01,120 --> 00:01:02,800
» Here.

10
00:01:01,440 --> 00:01:03,120
» Claire Swingo

11
00:01:02,800 --> 00:01:03,920
» Here.

12
00:01:03,120 --> 00:01:04,320
» Jed Belaloo

13
00:01:03,920 --> 00:01:05,119
» Here.

14
00:01:04,320 --> 00:01:05,439
» Mike Estes

15
00:01:05,119 --> 00:01:09,320
» Here.

16
00:01:05,439 --> 00:01:09,320
» Lisa Marks is excused.

17
00:01:11,840 --> 00:01:17,920
» All right, we have no minutes. So

18
00:01:14,240 --> 00:01:21,119
tonight on the agenda, we have one item.

19
00:01:17,920 --> 00:01:23,439
It's a public hearing to uh look at the

20
00:01:21,119 --> 00:01:26,799
lowincome housing development incentive.

21
00:01:23,439 --> 00:01:28,960
It's a public hearing. So, starting out

22
00:01:26,799 --> 00:01:31,439
the meeting, uh, we'll have a public

23
00:01:28,960 --> 00:01:33,520
comment period where you can come

24
00:01:31,439 --> 00:01:36,640
forward and talk about things that are

25
00:01:33,520 --> 00:01:39,840
unrelated to the agenda item. Uh, so

26
00:01:36,640 --> 00:01:42,640
anything that is not related to the, um,

27
00:01:39,840 --> 00:01:45,520
public hearing, uh, come on down and

28
00:01:42,640 --> 00:01:47,920
share what you have to say. 3 minutes is

29
00:01:45,520 --> 00:01:52,799
what we ask you to limit your comments

30
00:01:47,920 --> 00:01:54,799
to. Um, so please be mindful of that.

31
00:01:52,799 --> 00:01:54,799
All

32
00:02:05,600 --> 00:02:10,399
right, having no comments, I guess we'll

33
00:02:07,759 --> 00:02:11,840
move on to the main agenda. So, Tara or

34
00:02:10,399 --> 00:02:14,080
Kurt, I don't know which of you is

35
00:02:11,840 --> 00:02:15,360
running the show, but I guess kick it

36
00:02:14,080 --> 00:02:17,680
off to you.

37
00:02:15,360 --> 00:02:19,920
» I'll start. We're both running the show.

38
00:02:17,680 --> 00:02:21,760
Uh, Tara Sundine, I'm the community and

39
00:02:19,920 --> 00:02:23,520
economic development manager for the

40
00:02:21,760 --> 00:02:25,360
city. I don't come here very often. I

41
00:02:23,520 --> 00:02:27,920
know a couple of you, but it's good to

42
00:02:25,360 --> 00:02:30,000
see and meet the the the others of you

43
00:02:27,920 --> 00:02:33,920
that I've never met before, Jerry and

44
00:02:30,000 --> 00:02:35,920
Claire. Um, so I'm going to start us

45
00:02:33,920 --> 00:02:37,840
off, turn it over to Kurt. We don't have

46
00:02:35,920 --> 00:02:39,840
a very lengthy presentation. I think

47
00:02:37,840 --> 00:02:41,440
this is pretty straightforward. Um,

48
00:02:39,840 --> 00:02:43,440
we're bringing forward a proposed

49
00:02:41,440 --> 00:02:45,760
amendment to Title 20 that would

50
00:02:43,440 --> 00:02:48,080
establish a new lowincome housing

51
00:02:45,760 --> 00:02:50,800
development incentive.

52
00:02:48,080 --> 00:02:53,920
The purpose of the proposal

53
00:02:50,800 --> 00:02:57,440
is to remove unnecessary regulatory

54
00:02:53,920 --> 00:02:59,599
barriers that make it more difficult and

55
00:02:57,440 --> 00:03:03,040
sometimes and oftentimes more expensive

56
00:02:59,599 --> 00:03:06,480
to build housing that serves lowincome

57
00:03:03,040 --> 00:03:10,239
households. As you're aware, uh our

58
00:03:06,480 --> 00:03:12,319
nonprofit housing developers uh face

59
00:03:10,239 --> 00:03:14,319
significant challenges. They face more

60
00:03:12,319 --> 00:03:18,080
challenges than our sometimes our

61
00:03:14,319 --> 00:03:20,720
private developers. in that um of course

62
00:03:18,080 --> 00:03:23,440
both are faced with rising construction

63
00:03:20,720 --> 00:03:26,879
costs. Um but our affordable housing

64
00:03:23,440 --> 00:03:29,840
developers are also faced with funding

65
00:03:26,879 --> 00:03:32,959
um requirements that are complex and

66
00:03:29,840 --> 00:03:35,680
also require deep subsidy utilizing

67
00:03:32,959 --> 00:03:38,159
public funding.

68
00:03:35,680 --> 00:03:40,400
In many cases, these projects rely on

69
00:03:38,159 --> 00:03:43,519
that limited public funding and every

70
00:03:40,400 --> 00:03:46,480
additional cost or delay can mean fewer

71
00:03:43,519 --> 00:03:48,720
affordable homes are built. The proposed

72
00:03:46,480 --> 00:03:50,319
incentive is intended to address those

73
00:03:48,720 --> 00:03:52,720
challenges by creating a more

74
00:03:50,319 --> 00:03:56,799
predictable and streamlined development

75
00:03:52,720 --> 00:03:59,760
process for qualifying lowincome housing

76
00:03:56,799 --> 00:04:02,159
projects. For eligible developments, the

77
00:03:59,760 --> 00:04:04,879
proposal would reduce or eliminate

78
00:04:02,159 --> 00:04:06,879
certain zoning and land use requirements

79
00:04:04,879 --> 00:04:09,680
and Kurt will provide you with an

80
00:04:06,879 --> 00:04:12,400
overview of what those are. This

81
00:04:09,680 --> 00:04:16,799
incentive is carefully targeted. This

82
00:04:12,400 --> 00:04:21,199
incentive is um only eligible to those

83
00:04:16,799 --> 00:04:24,479
developments that the city funds. Um and

84
00:04:21,199 --> 00:04:28,080
so what that looks like is they are are

85
00:04:24,479 --> 00:04:30,160
permanently affordable housing units. Um

86
00:04:28,080 --> 00:04:33,199
I'll describe what we require, what

87
00:04:30,160 --> 00:04:35,520
we're proposing to require. Um they need

88
00:04:33,199 --> 00:04:39,520
to be funded by the city. That means

89
00:04:35,520 --> 00:04:42,080
they've gone through our vetting process

90
00:04:39,520 --> 00:04:44,800
um and are approved by the city council.

91
00:04:42,080 --> 00:04:47,759
So it means that we are all in on those

92
00:04:44,800 --> 00:04:52,320
projects. To give you a sense of the

93
00:04:47,759 --> 00:04:56,000
pace of our pipeline, we at most build

94
00:04:52,320 --> 00:04:59,759
one large and what what I mean by large

95
00:04:56,000 --> 00:05:02,320
in this case is like 60 to 70 unit

96
00:04:59,759 --> 00:05:04,639
apartment complex every year. And that's

97
00:05:02,320 --> 00:05:07,840
us being at a pretty good pace just to

98
00:05:04,639 --> 00:05:10,000
get give you a sense of scale.

99
00:05:07,840 --> 00:05:12,720
Um

100
00:05:10,000 --> 00:05:16,320
in in exchange for this reduced

101
00:05:12,720 --> 00:05:18,960
requirements um as the incentive the

102
00:05:16,320 --> 00:05:21,280
project must record a covenant ensuring

103
00:05:18,960 --> 00:05:23,199
the housing remains affordable for a

104
00:05:21,280 --> 00:05:25,360
period of 50 years. So it's a

105
00:05:23,199 --> 00:05:27,120
significant period of time that's being

106
00:05:25,360 --> 00:05:29,600
required.

107
00:05:27,120 --> 00:05:32,320
Uh ultimately our goal is to improve

108
00:05:29,600 --> 00:05:34,720
project feasibility, reduce those

109
00:05:32,320 --> 00:05:38,560
development timelines, and increase the

110
00:05:34,720 --> 00:05:40,400
supply of housing. Um tonight, uh the

111
00:05:38,560 --> 00:05:42,880
planning commission's role is to conduct

112
00:05:40,400 --> 00:05:47,199
the hearing, consider our proposed

113
00:05:42,880 --> 00:05:50,080
amendments, um and hopefully um if

114
00:05:47,199 --> 00:05:52,000
things look okay, u make findings,

115
00:05:50,080 --> 00:05:54,880
conclusions, and a recommendation to the

116
00:05:52,000 --> 00:05:57,199
city council. With that overview, I'll

117
00:05:54,880 --> 00:06:00,160
turn it over to Kurt, who will walk you

118
00:05:57,199 --> 00:06:04,880
through the proposed code amendments and

119
00:06:00,160 --> 00:06:08,160
offer you two additional amendments that

120
00:06:04,880 --> 00:06:10,560
um we are proposing based on feedback

121
00:06:08,160 --> 00:06:14,400
from our affordable housing development

122
00:06:10,560 --> 00:06:17,360
partners. Kurt,

123
00:06:14,400 --> 00:06:20,240
» Great. Thank you, Tara. Um

124
00:06:17,360 --> 00:06:22,160
so the why I think Tara just explained

125
00:06:20,240 --> 00:06:23,759
why we're here today. Um it's really to

126
00:06:22,160 --> 00:06:26,400
try and increase the low-income

127
00:06:23,759 --> 00:06:29,360
affordable housing out there. Um

128
00:06:26,400 --> 00:06:31,199
secondary, as you may recall, or some of

129
00:06:29,360 --> 00:06:34,319
you may recall going through the uh the

130
00:06:31,199 --> 00:06:36,160
recent comp plan um process, there's

131
00:06:34,319 --> 00:06:39,360
been several state changes, state law

132
00:06:36,160 --> 00:06:41,440
changes that require us to um make sure

133
00:06:39,360 --> 00:06:43,520
that we are providing housing for all

134
00:06:41,440 --> 00:06:45,280
levels of income uh throughout our

135
00:06:43,520 --> 00:06:47,199
community. And so we believe that this

136
00:06:45,280 --> 00:06:49,440
will also help fulfill some of those

137
00:06:47,199 --> 00:06:50,800
statemandated roles as well and some of

138
00:06:49,440 --> 00:06:54,479
the things that we've talked about in

139
00:06:50,800 --> 00:06:57,440
our comprehensive plan. Uh now just to

140
00:06:54,479 --> 00:07:00,720
kind of get into the details um these

141
00:06:57,440 --> 00:07:03,199
rules and regulations will be uh able to

142
00:07:00,720 --> 00:07:04,880
be used in our urban village zones, our

143
00:07:03,199 --> 00:07:07,759
commercial zones and our residential

144
00:07:04,880 --> 00:07:10,240
multiszones. Um we are not allowing

145
00:07:07,759 --> 00:07:12,400
these largecale buildings to go into our

146
00:07:10,240 --> 00:07:15,280
residential single zones. um at least

147
00:07:12,400 --> 00:07:17,759
not at the the the size and scale that

148
00:07:15,280 --> 00:07:20,560
we are we're kind of targeting these

149
00:07:17,759 --> 00:07:22,720
rules for. Um and then you know what

150
00:07:20,560 --> 00:07:25,440
what the ordinance really entails is

151
00:07:22,720 --> 00:07:27,599
it's just reduced development standards.

152
00:07:25,440 --> 00:07:29,599
um and

153
00:07:27,599 --> 00:07:31,199
trying to make those processes a little

154
00:07:29,599 --> 00:07:35,199
bit smoother so that we can get these

155
00:07:31,199 --> 00:07:37,759
houses uh or these housing units built

156
00:07:35,199 --> 00:07:40,800
and constructed fastly um and get them

157
00:07:37,759 --> 00:07:42,800
through our regulatory process uh

158
00:07:40,800 --> 00:07:45,120
quickly um so that we can get those

159
00:07:42,800 --> 00:07:49,759
units out there and people in the units.

160
00:07:45,120 --> 00:07:51,280
I'm going to kind of walk through um as

161
00:07:49,759 --> 00:07:55,199
Tara mentioned, we've got a couple

162
00:07:51,280 --> 00:07:58,479
changes uh that we want to sec or that

163
00:07:55,199 --> 00:08:00,080
we recommend moving forward. Um one is

164
00:07:58,479 --> 00:08:02,720
just the definition of low-income

165
00:08:00,080 --> 00:08:05,440
housing and what that meant. Um we we

166
00:08:02,720 --> 00:08:08,479
have we were doing some scanning through

167
00:08:05,440 --> 00:08:10,960
our code and how we define low-income

168
00:08:08,479 --> 00:08:14,160
housing. Um, the city actually defines

169
00:08:10,960 --> 00:08:16,879
it a little bit different in about four

170
00:08:14,160 --> 00:08:18,319
different spots. Uh, the IRS defines it

171
00:08:16,879 --> 00:08:19,919
a little bit differently. The state

172
00:08:18,319 --> 00:08:21,440
defines it a little bit differently and

173
00:08:19,919 --> 00:08:24,720
HUD defines it a little bit differently.

174
00:08:21,440 --> 00:08:26,800
So, we're trying to find the appropriate

175
00:08:24,720 --> 00:08:30,160
definition for what we were really

176
00:08:26,800 --> 00:08:32,560
targeting at. Um, and so we put our

177
00:08:30,160 --> 00:08:34,959
heads together um, and we came up with

178
00:08:32,560 --> 00:08:36,880
this a little bit longer one. Um, but we

179
00:08:34,959 --> 00:08:39,839
believe that it's the most appropriate

180
00:08:36,880 --> 00:08:42,240
definition and we would recommend uh a

181
00:08:39,839 --> 00:08:46,240
change to the

182
00:08:42,240 --> 00:08:49,839
the draft uh for your consideration. Um,

183
00:08:46,240 --> 00:08:52,320
what it really gets at is again we're

184
00:08:49,839 --> 00:08:56,240
we're targeting those lowinccome folks

185
00:08:52,320 --> 00:08:58,000
um below the 80% of the area medium

186
00:08:56,240 --> 00:09:01,600
income.

187
00:08:58,000 --> 00:09:04,240
Um and where we wanted to clarify was

188
00:09:01,600 --> 00:09:07,200
exactly what um you know getting you

189
00:09:04,240 --> 00:09:11,160
that 30% income and where that comes

190
00:09:07,200 --> 00:09:11,160
from. Uh

191
00:09:12,320 --> 00:09:17,360
the the second place that we wanted to

192
00:09:14,640 --> 00:09:21,680
make a change uh the current draft

193
00:09:17,360 --> 00:09:25,760
requires private usable open space um at

194
00:09:21,680 --> 00:09:27,120
100 square feet everywhere. And again,

195
00:09:25,760 --> 00:09:29,839
this is another one where we were

196
00:09:27,120 --> 00:09:33,440
looking through our code. Um, we've got

197
00:09:29,839 --> 00:09:35,600
multiple areas in multiple

198
00:09:33,440 --> 00:09:39,279
levels of private usable space

199
00:09:35,600 --> 00:09:41,519
throughout our code. Um, in some of our

200
00:09:39,279 --> 00:09:43,440
multif family zones, it's 250 square

201
00:09:41,519 --> 00:09:46,240
feet per unit. In some of the zones,

202
00:09:43,440 --> 00:09:48,240
it's 100 square feet per unit. In our

203
00:09:46,240 --> 00:09:52,320
most of our urban villages, it's it's

204
00:09:48,240 --> 00:09:55,760
zero. Um so what we wanted to do is

205
00:09:52,320 --> 00:09:59,839
really kind of focus those larger scale

206
00:09:55,760 --> 00:10:03,040
um units again into our urban villages.

207
00:09:59,839 --> 00:10:06,560
Um part of our urban villages there are

208
00:10:03,040 --> 00:10:08,640
opportunities for um other recreational

209
00:10:06,560 --> 00:10:10,959
uh facilities as well. A lot of them are

210
00:10:08,640 --> 00:10:13,600
located close to parks and trails and

211
00:10:10,959 --> 00:10:16,720
things like that. So um we didn't want

212
00:10:13,600 --> 00:10:19,839
to inadvertently overburden

213
00:10:16,720 --> 00:10:21,600
um these developments in urban village

214
00:10:19,839 --> 00:10:24,480
areas where they already don't have to

215
00:10:21,600 --> 00:10:26,959
do that.

216
00:10:24,480 --> 00:10:29,600
So those are the the two changes that we

217
00:10:26,959 --> 00:10:32,880
are recommending that you um make a

218
00:10:29,600 --> 00:10:34,800
motion to amend if you so choose to

219
00:10:32,880 --> 00:10:37,600
tonight.

220
00:10:34,800 --> 00:10:39,440
Um now to the development standards. Uh

221
00:10:37,600 --> 00:10:42,320
these are the kind of the the things

222
00:10:39,440 --> 00:10:45,200
that were the meat of it the ordinance

223
00:10:42,320 --> 00:10:48,000
tonight. Um height rules and

224
00:10:45,200 --> 00:10:50,000
regulations. There are no height limits

225
00:10:48,000 --> 00:10:53,200
except within designated view corridors

226
00:10:50,000 --> 00:10:56,800
or near historic historic features. Um

227
00:10:53,200 --> 00:10:59,920
got a couple graphics that may show that

228
00:10:56,800 --> 00:11:03,040
here. U this is the old town area where

229
00:10:59,920 --> 00:11:05,839
we is through those planning processes

230
00:11:03,040 --> 00:11:08,399
uh we defined certain views that we

231
00:11:05,839 --> 00:11:11,200
wanted to preserve. um such as through

232
00:11:08,399 --> 00:11:13,440
the Aster corridor towards the museum.

233
00:11:11,200 --> 00:11:15,440
Um we wanted to make sure that new

234
00:11:13,440 --> 00:11:17,920
buildings didn't overpower the

235
00:11:15,440 --> 00:11:20,720
territorial courthouse or um the train

236
00:11:17,920 --> 00:11:22,320
station there. Um and then also through

237
00:11:20,720 --> 00:11:26,160
our waterfront district urban village,

238
00:11:22,320 --> 00:11:28,399
we had specific view corridors that we

239
00:11:26,160 --> 00:11:30,640
wanted to make sure we maintained

240
00:11:28,399 --> 00:11:35,760
through that development and we didn't

241
00:11:30,640 --> 00:11:37,920
want to inadvertently um affect those

242
00:11:35,760 --> 00:11:43,800
those designated corridors in either the

243
00:11:37,920 --> 00:11:43,800
waterfront district or the oldtown area.

244
00:11:44,800 --> 00:11:50,079
uh density and far uh floor area ratio.

245
00:11:48,160 --> 00:11:52,640
As you know, most of our residential

246
00:11:50,079 --> 00:11:54,560
areas have specific density requirements

247
00:11:52,640 --> 00:11:57,200
and density refers to how much land you

248
00:11:54,560 --> 00:12:01,040
need per dwelling unit. Uh in a lot of

249
00:11:57,200 --> 00:12:02,959
areas such as the downtown um and some

250
00:12:01,040 --> 00:12:06,959
of our our commercial areas, there are

251
00:12:02,959 --> 00:12:09,200
no density limits uh already. Um, and

252
00:12:06,959 --> 00:12:11,279
for this proposed ordinance, we are not

253
00:12:09,200 --> 00:12:14,079
suggesting any sort of density or floor

254
00:12:11,279 --> 00:12:15,519
area ratio requirement. When it comes to

255
00:12:14,079 --> 00:12:17,279
setbacks, we wanted to make sure that

256
00:12:15,519 --> 00:12:19,440
the buildings that are being constructed

257
00:12:17,279 --> 00:12:22,639
are at least consistent with the other

258
00:12:19,440 --> 00:12:26,880
types of larger scaled uh buildings in

259
00:12:22,639 --> 00:12:30,240
that area. So, uh, for example,

260
00:12:26,880 --> 00:12:33,360
in a residential multiszone, there may

261
00:12:30,240 --> 00:12:35,200
be a like a a 10-ft setback off of the

262
00:12:33,360 --> 00:12:36,560
the property line. And we wanted to make

263
00:12:35,200 --> 00:12:38,480
sure that these buildings were

264
00:12:36,560 --> 00:12:40,880
constructed consistently with other

265
00:12:38,480 --> 00:12:43,040
large scale buildings there. So setbacks

266
00:12:40,880 --> 00:12:44,480
are the same regardless of the type of

267
00:12:43,040 --> 00:12:48,079
housing unit you're bu you're building

268
00:12:44,480 --> 00:12:49,519
there. Lock coverage um we do not have

269
00:12:48,079 --> 00:12:53,920
any sort of lot coverage and lot

270
00:12:49,519 --> 00:12:56,320
coverage you may recall is really about

271
00:12:53,920 --> 00:12:58,959
how much impervious surface that goes on

272
00:12:56,320 --> 00:13:01,519
on the property. Uh we felt that if

273
00:12:58,959 --> 00:13:05,920
you're meeting the storm water rules and

274
00:13:01,519 --> 00:13:09,600
regulations um and trying to maximize

275
00:13:05,920 --> 00:13:13,360
the the the site area for the housing uh

276
00:13:09,600 --> 00:13:16,800
we felt no maximum should be in place.

277
00:13:13,360 --> 00:13:18,639
Um usable space again we do believe that

278
00:13:16,800 --> 00:13:21,040
it it should be appropriate in some

279
00:13:18,639 --> 00:13:23,519
places um except for those urban

280
00:13:21,040 --> 00:13:25,040
villages. Uh, one unique thing that

281
00:13:23,519 --> 00:13:27,279
we've added here, and it's something

282
00:13:25,040 --> 00:13:30,240
that we've been talking about for a

283
00:13:27,279 --> 00:13:32,720
while, um, is having an alternate

284
00:13:30,240 --> 00:13:36,399
alternative in here, uh, when you're

285
00:13:32,720 --> 00:13:38,160
located within a quarter mile of a park,

286
00:13:36,399 --> 00:13:41,040
uh, you do not have to provide that

287
00:13:38,160 --> 00:13:43,600
private usable space. So, our assumption

288
00:13:41,040 --> 00:13:46,560
is that folks still have access to that

289
00:13:43,600 --> 00:13:48,399
usable space um, if they are within

290
00:13:46,560 --> 00:13:52,800
this, you know, walkable distance to a

291
00:13:48,399 --> 00:13:54,240
park. Um, parking, uh, as you're very

292
00:13:52,800 --> 00:13:56,480
familiar with, uh, there's no

293
00:13:54,240 --> 00:13:58,000
requirement. You passed or made a

294
00:13:56,480 --> 00:14:00,160
recommendation on that ordinance just

295
00:13:58,000 --> 00:14:02,240
recently. Uh, that's going to the city

296
00:14:00,160 --> 00:14:05,279
council on Monday night for their

297
00:14:02,240 --> 00:14:08,399
review. Uh, so no auto parking required.

298
00:14:05,279 --> 00:14:11,600
Um, ADA and electrical vehicle would be

299
00:14:08,399 --> 00:14:13,839
required when parking is provided. Uh,

300
00:14:11,600 --> 00:14:16,880
that's consistent with the ordinance

301
00:14:13,839 --> 00:14:18,480
that you recommended approval for. Um

302
00:14:16,880 --> 00:14:22,800
and then also part of that parking

303
00:14:18,480 --> 00:14:25,519
ordinance uh was consistent standards

304
00:14:22,800 --> 00:14:29,519
across the city on on bike parking. So

305
00:14:25,519 --> 00:14:31,839
we are requiring that. Uh landscaping is

306
00:14:29,519 --> 00:14:33,680
something that we believe can help uh

307
00:14:31,839 --> 00:14:35,600
soften some of these larger buildings,

308
00:14:33,680 --> 00:14:37,519
the scale of some of these buildings. Uh

309
00:14:35,600 --> 00:14:40,399
and so again, we're keeping that with

310
00:14:37,519 --> 00:14:42,959
the underlying zoning. And then design

311
00:14:40,399 --> 00:14:45,680
review. Uh we do feel that design review

312
00:14:42,959 --> 00:14:47,600
has gotten more streamlined with our

313
00:14:45,680 --> 00:14:49,680
interim ordinance. Uh we've taken that

314
00:14:47,600 --> 00:14:53,680
the subjectivity out of it and it is

315
00:14:49,680 --> 00:14:55,440
very objective. I believe a few meetings

316
00:14:53,680 --> 00:14:59,120
back we we talked a little bit about

317
00:14:55,440 --> 00:15:02,720
this here. Um and what we are finding

318
00:14:59,120 --> 00:15:04,880
from a staff review perspective um and I

319
00:15:02,720 --> 00:15:06,880
think you could probably ask developers

320
00:15:04,880 --> 00:15:09,199
as well is that our new objective

321
00:15:06,880 --> 00:15:12,639
standards are much easier from staff's

322
00:15:09,199 --> 00:15:15,120
perspective. they're um the projects are

323
00:15:12,639 --> 00:15:16,880
moving through the process a lot quicker

324
00:15:15,120 --> 00:15:18,800
than they were before. Um we don't get

325
00:15:16,880 --> 00:15:21,040
in that back and forth u again because

326
00:15:18,800 --> 00:15:23,760
we've taken that subjectivity out of it.

327
00:15:21,040 --> 00:15:26,079
Um so we believe that these buildings

328
00:15:23,760 --> 00:15:27,760
should still go through design review.

329
00:15:26,079 --> 00:15:29,920
Our community still believes in design

330
00:15:27,760 --> 00:15:32,000
review but the objective standards

331
00:15:29,920 --> 00:15:35,839
should be in place.

332
00:15:32,000 --> 00:15:38,560
Um beyond that these projects would trip

333
00:15:35,839 --> 00:15:41,360
SEPA review as well. So, you know,

334
00:15:38,560 --> 00:15:43,680
again, the height, the density, um kind

335
00:15:41,360 --> 00:15:45,680
of that lot coverage are the ones that

336
00:15:43,680 --> 00:15:48,639
we're really trying to alleviate in

337
00:15:45,680 --> 00:15:51,360
hopes to maximize the amount of housing

338
00:15:48,639 --> 00:15:54,800
that we get there. Um beyond that, the

339
00:15:51,360 --> 00:15:58,560
the processes throughout the city are

340
00:15:54,800 --> 00:15:59,440
going to remain kind of the same.

341
00:15:58,560 --> 00:16:00,880
» Sure. Go ahead.

342
00:15:59,440 --> 00:16:02,880
» And yeah, that's all I had.

343
00:16:00,880 --> 00:16:06,079
» One more. Uh I just wanted to make a

344
00:16:02,880 --> 00:16:08,079
comment on scale. Um, first of all,

345
00:16:06,079 --> 00:16:09,600
we're talking about land use um,

346
00:16:08,079 --> 00:16:11,600
regulations here. We're not talking

347
00:16:09,600 --> 00:16:13,519
about the safety of these structures and

348
00:16:11,600 --> 00:16:15,600
building code for those I know you know

349
00:16:13,519 --> 00:16:19,199
that commissioners, but just for those

350
00:16:15,600 --> 00:16:21,120
that are watching. Um, all of these will

351
00:16:19,199 --> 00:16:24,480
still all these developments will still

352
00:16:21,120 --> 00:16:26,000
have to to adhere to the building codes.

353
00:16:24,480 --> 00:16:28,160
Um,

354
00:16:26,000 --> 00:16:31,199
just to talk to you about scale when we

355
00:16:28,160 --> 00:16:34,399
talk about height and density and such

356
00:16:31,199 --> 00:16:36,959
these developments. Um, and I'm talking

357
00:16:34,399 --> 00:16:39,040
the the ones that are the the largest,

358
00:16:36,959 --> 00:16:41,680
not this not the single family or the

359
00:16:39,040 --> 00:16:45,120
town home developments, but the largest

360
00:16:41,680 --> 00:16:46,720
developments. Um, apartments are

361
00:16:45,120 --> 00:16:49,279
typically

362
00:16:46,720 --> 00:16:51,759
somewhere between four and five stories.

363
00:16:49,279 --> 00:16:53,519
It would be very rare for us to see them

364
00:16:51,759 --> 00:16:57,279
go to six. We do have architect that

365
00:16:53,519 --> 00:17:00,560
will be speaking, but um, right now I'm

366
00:16:57,279 --> 00:17:03,360
seeing mostly fourstory construction in

367
00:17:00,560 --> 00:17:05,360
that arena. So

368
00:17:03,360 --> 00:17:07,360
for for those that are concerned that

369
00:17:05,360 --> 00:17:09,520
all of a sudden we're going to open up a

370
00:17:07,360 --> 00:17:11,439
10, you know, the ability to go to 10

371
00:17:09,520 --> 00:17:14,480
stories or 15 stories because there's

372
00:17:11,439 --> 00:17:17,199
not a height limit is not um something

373
00:17:14,480 --> 00:17:20,959
that we should be concerned about. That

374
00:17:17,199 --> 00:17:23,679
the cost of going into that realm is far

375
00:17:20,959 --> 00:17:26,400
out out of these developers are not

376
00:17:23,679 --> 00:17:28,400
capable of finding the resources to put

377
00:17:26,400 --> 00:17:30,480
that something like that together. So, I

378
00:17:28,400 --> 00:17:32,799
just wanted to make sure that that was

379
00:17:30,480 --> 00:17:35,960
on the record. Thank you. Turn it over

380
00:17:32,799 --> 00:17:35,960
to you.

381
00:17:37,120 --> 00:17:41,120
» Thank you. Uh, we'll start out with the

382
00:17:38,720 --> 00:17:43,120
public comment on this topic. So, if you

383
00:17:41,120 --> 00:17:45,440
have comments that you'd like to share,

384
00:17:43,120 --> 00:17:49,559
please come on down and limit those to

385
00:17:45,440 --> 00:17:49,559
three minutes. Thanks.

386
00:18:08,000 --> 00:18:13,039
I think we're on. Yes.

387
00:18:11,280 --> 00:18:15,280
Good evening, uh, Chair Belaloo,

388
00:18:13,039 --> 00:18:18,160
commissioners, planning staff, and

389
00:18:15,280 --> 00:18:19,840
neighbors. Uh, my name is Pete Day. Uh,

390
00:18:18,160 --> 00:18:21,520
I'm a longtime Birchwood neighborhood

391
00:18:19,840 --> 00:18:24,000
resident, and I'm currently working with

392
00:18:21,520 --> 00:18:25,760
Compass Housing Alliance,

393
00:18:24,000 --> 00:18:28,799
which is a regional nonprofit affordable

394
00:18:25,760 --> 00:18:30,480
housing developer. Um, and I'm I'm

395
00:18:28,799 --> 00:18:32,559
supporting them on feasibility and

396
00:18:30,480 --> 00:18:35,280
pre-development of an affordable housing

397
00:18:32,559 --> 00:18:37,760
project here in town. I'm speaking in

398
00:18:35,280 --> 00:18:39,360
favor of the ordinance before you, and I

399
00:18:37,760 --> 00:18:41,919
wanted to offer a few thoughts from a

400
00:18:39,360 --> 00:18:44,400
developer perspective.

401
00:18:41,919 --> 00:18:48,400
So, first uh developing affordable

402
00:18:44,400 --> 00:18:50,400
housing in our region is costly and as

403
00:18:48,400 --> 00:18:53,840
um some in this room may know finding

404
00:18:50,400 --> 00:18:57,200
funding uh is difficult even in the best

405
00:18:53,840 --> 00:18:59,360
of times. Um this ordinance improves

406
00:18:57,200 --> 00:19:02,559
efficiency and lowers cost by

407
00:18:59,360 --> 00:19:05,120
streamlining process and reducing

408
00:19:02,559 --> 00:19:09,360
uncertainty for affordable housing

409
00:19:05,120 --> 00:19:11,679
developers like I represent.

410
00:19:09,360 --> 00:19:14,080
um it still maintains important

411
00:19:11,679 --> 00:19:16,480
safeguards on uh on development.

412
00:19:14,080 --> 00:19:18,960
However, uh a tangible example of one

413
00:19:16,480 --> 00:19:21,280
way in which this ordinance um can

414
00:19:18,960 --> 00:19:22,880
reduce development costs as in the

415
00:19:21,280 --> 00:19:25,120
building height allowance. As Terra

416
00:19:22,880 --> 00:19:27,120
mentioned, uh it's it's nearly always

417
00:19:25,120 --> 00:19:30,559
more economical to add a add an

418
00:19:27,120 --> 00:19:32,960
additional story to a building. um

419
00:19:30,559 --> 00:19:36,880
rather than building those same 20, 30

420
00:19:32,960 --> 00:19:38,799
or 40 homes on a separate parcel,

421
00:19:36,880 --> 00:19:41,200
everyone benefits from that efficiency,

422
00:19:38,799 --> 00:19:44,640
cost savings, and the additional homes

423
00:19:41,200 --> 00:19:47,039
built. Uh secondly, this ordinance uh

424
00:19:44,640 --> 00:19:50,080
doesn't cost taxpayers in the city

425
00:19:47,039 --> 00:19:52,720
anything. It's essentially an efficiency

426
00:19:50,080 --> 00:19:54,559
measure that functions as a nocost lever

427
00:19:52,720 --> 00:19:57,039
that the city can use to help address

428
00:19:54,559 --> 00:19:59,200
our community's housing needs without

429
00:19:57,039 --> 00:20:01,440
requiring unpopular

430
00:19:59,200 --> 00:20:04,880
tax levies or putting additional strain

431
00:20:01,440 --> 00:20:07,039
on an already stretched city budget.

432
00:20:04,880 --> 00:20:10,080
And finally, I want to remind us of who

433
00:20:07,039 --> 00:20:12,240
this ordinance ultimately serves on the

434
00:20:10,080 --> 00:20:14,640
continuum of housing.

435
00:20:12,240 --> 00:20:17,600
Uh it targets city-f funed affordable

436
00:20:14,640 --> 00:20:20,720
housing projects which by definition um

437
00:20:17,600 --> 00:20:24,559
is targeting folks earning 30 to 80% of

438
00:20:20,720 --> 00:20:29,600
area median income or AMI in Bellingham.

439
00:20:24,559 --> 00:20:32,240
80% AMI is just over $95,000 a year uh

440
00:20:29,600 --> 00:20:34,000
for a household of four. So, this

441
00:20:32,240 --> 00:20:35,360
ordinance aims to serve not only our

442
00:20:34,000 --> 00:20:36,880
neighbors who may be exiting

443
00:20:35,360 --> 00:20:40,640
houselessness,

444
00:20:36,880 --> 00:20:43,280
or is the 30% end of that AMI spectrum,

445
00:20:40,640 --> 00:20:44,960
um, but also working families, teachers,

446
00:20:43,280 --> 00:20:47,360
first responders, and many in service

447
00:20:44,960 --> 00:20:48,799
and caregiving roles in our community

448
00:20:47,360 --> 00:20:50,720
who are struggling to afford to live

449
00:20:48,799 --> 00:20:52,240
here.

450
00:20:50,720 --> 00:20:54,480
For these reasons, I would urge you to

451
00:20:52,240 --> 00:20:56,799
recommend approval of this ordinance to

452
00:20:54,480 --> 00:20:59,120
our city council. And I want to thank

453
00:20:56,799 --> 00:21:01,520
the planning staff, Miss Sundine, and

454
00:20:59,120 --> 00:21:02,960
Mr. Navfeld for a balanced proposal. And

455
00:21:01,520 --> 00:21:06,280
thank you commissioners for your time

456
00:21:02,960 --> 00:21:06,280
and consideration.

457
00:21:16,640 --> 00:21:22,240
» Good evening. Um I'm Jeff Mccclure with

458
00:21:19,120 --> 00:21:25,039
RMC Architects. Uh

459
00:21:22,240 --> 00:21:27,360
um our firm has been involved in many

460
00:21:25,039 --> 00:21:29,280
many affordable housing projects. So, I

461
00:21:27,360 --> 00:21:31,440
want to talk a little bit about what

462
00:21:29,280 --> 00:21:33,840
this particular proposal allows us to

463
00:21:31,440 --> 00:21:36,159
do. Um, I want to thank the commission

464
00:21:33,840 --> 00:21:41,039
and staff for thinking creatively about

465
00:21:36,159 --> 00:21:44,720
affordability in our community. Um, I

466
00:21:41,039 --> 00:21:47,200
would say in a word, what this provides

467
00:21:44,720 --> 00:21:49,280
is efficiency. And of course, efficiency

468
00:21:47,200 --> 00:21:50,720
leads directly to affordability. I guess

469
00:21:49,280 --> 00:21:53,840
that's two words, efficiency and

470
00:21:50,720 --> 00:21:56,559
affordability. Um but if we have the

471
00:21:53,840 --> 00:21:59,760
opportunity through

472
00:21:56,559 --> 00:22:03,360
um reductions on restrictions to height

473
00:21:59,760 --> 00:22:05,200
and to uh density, we can get obviously

474
00:22:03,360 --> 00:22:09,520
more units on the site which helps us

475
00:22:05,200 --> 00:22:11,919
defay the cost of site and then also the

476
00:22:09,520 --> 00:22:14,480
typical very large cost of the parking

477
00:22:11,919 --> 00:22:16,480
deck that that uh supports these

478
00:22:14,480 --> 00:22:19,679
buildings. And I'll give you a real

479
00:22:16,480 --> 00:22:21,679
world example of this of how this uh by

480
00:22:19,679 --> 00:22:23,440
relaxing these requirements helps us

481
00:22:21,679 --> 00:22:26,000
deal with more challenging sites. We're

482
00:22:23,440 --> 00:22:28,159
working on a project right now where we

483
00:22:26,000 --> 00:22:31,520
have a pretty good slope from the front

484
00:22:28,159 --> 00:22:33,919
the access street down to uh the back of

485
00:22:31,520 --> 00:22:36,159
the site and because of the way we have

486
00:22:33,919 --> 00:22:38,400
to measure the 40ft height restriction

487
00:22:36,159 --> 00:22:41,679
from the lowest part of the building it

488
00:22:38,400 --> 00:22:43,440
restricts us to only three floors of

489
00:22:41,679 --> 00:22:45,679
affordable housing above that parking

490
00:22:43,440 --> 00:22:47,840
deck because the parking deck daylights.

491
00:22:45,679 --> 00:22:51,120
So in this particular case that's 72

492
00:22:47,840 --> 00:22:53,600
units. If we are able to add a floor

493
00:22:51,120 --> 00:22:56,080
that's 21 extra units. If we're able to

494
00:22:53,600 --> 00:22:57,840
add another floor to a five floor, which

495
00:22:56,080 --> 00:22:59,840
is what Terara said, which is what is

496
00:22:57,840 --> 00:23:01,760
typical that we see in most of these and

497
00:22:59,840 --> 00:23:03,360
and is typical in the surrounding

498
00:23:01,760 --> 00:23:05,120
buildings were just kind of penalized

499
00:23:03,360 --> 00:23:07,360
because of the because of the

500
00:23:05,120 --> 00:23:10,159
topography. And all of a sudden, we can

501
00:23:07,360 --> 00:23:13,520
be up to 120 units. So, we've increased

502
00:23:10,159 --> 00:23:16,480
it uh the number of units uh 30% with

503
00:23:13,520 --> 00:23:18,400
one floor, another 30% up to 60% on the

504
00:23:16,480 --> 00:23:20,720
same site with the same infrastructure

505
00:23:18,400 --> 00:23:23,760
costs. And that goes directly to the

506
00:23:20,720 --> 00:23:27,760
unit costs. And so that gives us a real

507
00:23:23,760 --> 00:23:29,760
good uh um u through line to

508
00:23:27,760 --> 00:23:33,600
affordability on this project. That's a

509
00:23:29,760 --> 00:23:36,640
direct impact for those who think that

510
00:23:33,600 --> 00:23:39,039
this is going to allow tall buildings

511
00:23:36,640 --> 00:23:41,520
throughout the city. I want to draw on

512
00:23:39,039 --> 00:23:44,400
what Terara said. Most every multif

513
00:23:41,520 --> 00:23:46,880
family project that you see around town

514
00:23:44,400 --> 00:23:48,720
has been limited to five stories. And

515
00:23:46,880 --> 00:23:50,960
that's a code restriction because above

516
00:23:48,720 --> 00:23:52,960
above five stories, we're now out of

517
00:23:50,960 --> 00:23:54,799
wood frame construction and we're into

518
00:23:52,960 --> 00:23:57,200
more expensive kinds of construction.

519
00:23:54,799 --> 00:23:58,880
Concrete, steel, possibly cross-

520
00:23:57,200 --> 00:24:01,200
laminated timber, although we haven't

521
00:23:58,880 --> 00:24:04,559
seen tall cross laminated timber in in

522
00:24:01,200 --> 00:24:06,480
our city. Those just frankly are

523
00:24:04,559 --> 00:24:08,400
unaffordable for the demographic that

524
00:24:06,480 --> 00:24:10,880
we're serving. You usually see those

525
00:24:08,400 --> 00:24:12,559
types of of higher buildings for

526
00:24:10,880 --> 00:24:15,600
condominium construction or very

527
00:24:12,559 --> 00:24:17,760
high-end apartments. that is not the

528
00:24:15,600 --> 00:24:20,960
perform that developers are working with

529
00:24:17,760 --> 00:24:22,799
in this particular case. So um and

530
00:24:20,960 --> 00:24:24,960
ultimately the trump card is in the

531
00:24:22,799 --> 00:24:27,279
design review process. The city because

532
00:24:24,960 --> 00:24:29,520
they're funding these projects has the

533
00:24:27,279 --> 00:24:32,880
ultimate say on exactly how these will

534
00:24:29,520 --> 00:24:34,559
fit into the neighborhoods. Um and I

535
00:24:32,880 --> 00:24:35,760
know from experience that they're not

536
00:24:34,559 --> 00:24:37,279
they're not going to allow that to

537
00:24:35,760 --> 00:24:41,640
happen. So, I think that there's some

538
00:24:37,279 --> 00:24:41,640
really good um

539
00:24:41,679 --> 00:24:46,080
really good methods for making certain

540
00:24:43,919 --> 00:24:47,600
that we have

541
00:24:46,080 --> 00:24:49,279
projects that fit well into the

542
00:24:47,600 --> 00:24:51,600
neighborhood. Final thing that I will

543
00:24:49,279 --> 00:24:55,840
say is the one thing that caught my eye

544
00:24:51,600 --> 00:24:58,000
was the 100 square foot uh per

545
00:24:55,840 --> 00:25:01,440
accessible open space per unit, which

546
00:24:58,000 --> 00:25:03,919
can sometimes be uh would be perceived

547
00:25:01,440 --> 00:25:05,600
as being ownorous. I'm all for open

548
00:25:03,919 --> 00:25:07,919
space for people to be able to get out,

549
00:25:05,600 --> 00:25:10,400
but but as we have sites that are closer

550
00:25:07,919 --> 00:25:12,080
closer to the urban core, that may be

551
00:25:10,400 --> 00:25:13,679
difficult to achieve when you're dealing

552
00:25:12,080 --> 00:25:15,360
with something that's being built

553
00:25:13,679 --> 00:25:19,279
directly to the property lines and you

554
00:25:15,360 --> 00:25:21,279
have other pedestrian experiences. Um uh

555
00:25:19,279 --> 00:25:22,880
an example of where that did work was a

556
00:25:21,279 --> 00:25:27,679
project we were involved in, Sandwich

557
00:25:22,880 --> 00:25:30,240
Commons, uh right across from U Boomers.

558
00:25:27,679 --> 00:25:32,240
Um whereas an irregularly shaped site,

559
00:25:30,240 --> 00:25:34,720
three buildings around a courtyard, we

560
00:25:32,240 --> 00:25:36,159
were able to, not that that we had that

561
00:25:34,720 --> 00:25:38,960
requirement, but we were able to get

562
00:25:36,159 --> 00:25:41,840
that uh a rather generous courtyard in

563
00:25:38,960 --> 00:25:44,960
there. So that's an example of what 100

564
00:25:41,840 --> 00:25:47,360
square ft per unit would yield. Probably

565
00:25:44,960 --> 00:25:50,240
more appropriate for a suburban site,

566
00:25:47,360 --> 00:25:52,400
not so much for an urban site. Staff has

567
00:25:50,240 --> 00:25:54,640
already come in with a with a proposal

568
00:25:52,400 --> 00:25:56,880
for in urban villages that that

569
00:25:54,640 --> 00:25:58,559
requirement wouldn't be laid upon that.

570
00:25:56,880 --> 00:26:00,559
I think that's a good solution for what

571
00:25:58,559 --> 00:26:02,880
we're talking about. So anyway, thank

572
00:26:00,559 --> 00:26:07,400
you for your consideration, full support

573
00:26:02,880 --> 00:26:07,400
of the ordinance in front of you.

574
00:26:21,200 --> 00:26:26,159
My name is Mary Lou White. Um, I live in

575
00:26:23,679 --> 00:26:28,080
the Birchwood neighborhood and I want to

576
00:26:26,159 --> 00:26:30,559
give you the perspective of a resident

577
00:26:28,080 --> 00:26:32,240
that's lived here for 38 years and

578
00:26:30,559 --> 00:26:34,080
living in a neighborhood that's one of

579
00:26:32,240 --> 00:26:38,240
the lower income neighborhoods in

580
00:26:34,080 --> 00:26:43,480
Bellingham, Washington. Um this proposal

581
00:26:38,240 --> 00:26:43,480
valiates planning goes for RCW26.7A020

582
00:26:45,200 --> 00:26:49,279
specifically with regard to number 10

583
00:26:47,360 --> 00:26:51,919
protecting and enhancing the environment

584
00:26:49,279 --> 00:26:56,240
because there can be cumulative effects

585
00:26:51,919 --> 00:26:58,960
based off of the larger um imperous

586
00:26:56,240 --> 00:27:02,400
areas created by this and the reduction

587
00:26:58,960 --> 00:27:03,919
in overview of um environmental

588
00:27:02,400 --> 00:27:07,200
regulations.

589
00:27:03,919 --> 00:27:10,640
uh citizen pre precipit participation

590
00:27:07,200 --> 00:27:12,799
number 11 same RCW

591
00:27:10,640 --> 00:27:15,600
um with regard to ensuring coordination

592
00:27:12,799 --> 00:27:17,279
between communities and jurisdictions

593
00:27:15,600 --> 00:27:19,039
um our neighborhood for sure the

594
00:27:17,279 --> 00:27:21,679
neighborhood there was no talk about

595
00:27:19,039 --> 00:27:23,200
this with the neighborhood um

596
00:27:21,679 --> 00:27:26,400
association

597
00:27:23,200 --> 00:27:28,400
and it's very hard um I know you guys

598
00:27:26,400 --> 00:27:29,840
post on a notice site but unless you're

599
00:27:28,400 --> 00:27:33,440
looking at the notice site you don't get

600
00:27:29,840 --> 00:27:37,039
these I received this notice on June 2nd

601
00:27:33,440 --> 00:27:39,679
just before July or July 2nd just before

602
00:27:37,039 --> 00:27:42,559
um the holiday and then had to work all

603
00:27:39,679 --> 00:27:45,520
week. I actually had to um take off

604
00:27:42,559 --> 00:27:48,159
today to write any comments.

605
00:27:45,520 --> 00:27:50,720
Public facilities and services. This is

606
00:27:48,159 --> 00:27:53,600
the most important part. I think we have

607
00:27:50,720 --> 00:27:57,039
an aging infrastructure and Bellingham

608
00:27:53,600 --> 00:28:00,080
has not right at this current moment a

609
00:27:57,039 --> 00:28:02,960
plan for replacing our storm water. Yes,

610
00:28:00,080 --> 00:28:06,159
in 20 years over a 20-year period, but

611
00:28:02,960 --> 00:28:08,880
with regard to the specific impacts of

612
00:28:06,159 --> 00:28:11,360
this ordinance and how the surges may

613
00:28:08,880 --> 00:28:14,159
happen on these infrastructures, they

614
00:28:11,360 --> 00:28:16,159
don't have a plan. And that violates

615
00:28:14,159 --> 00:28:22,399
that means that you can't do an a

616
00:28:16,159 --> 00:28:25,279
citywide ordinance um under the uh uh

617
00:28:22,399 --> 00:28:28,799
growth management act. Um climate change

618
00:28:25,279 --> 00:28:33,039
and resiliency, again, less open space.

619
00:28:28,799 --> 00:28:34,640
um to foster resiliency, less um native

620
00:28:33,039 --> 00:28:37,120
vegetation.

621
00:28:34,640 --> 00:28:39,200
Um it allows for cumulative significant

622
00:28:37,120 --> 00:28:41,279
environmental impacts which I mentioned.

623
00:28:39,200 --> 00:28:44,880
Um

624
00:28:41,279 --> 00:28:46,480
and uh BTC 16 requires environmental

625
00:28:44,880 --> 00:28:49,200
mitigation for development without

626
00:28:46,480 --> 00:28:52,240
passing this cost on to local community.

627
00:28:49,200 --> 00:28:56,320
And somebody mentioned taxes, but if you

628
00:28:52,240 --> 00:29:00,320
look at the development um benefits

629
00:28:56,320 --> 00:29:03,600
already the for infill they're getting

630
00:29:00,320 --> 00:29:06,799
um breaks already with regard to utility

631
00:29:03,600 --> 00:29:10,880
up to 80% with regard to funding that

632
00:29:06,799 --> 00:29:14,399
they get from capital investors also um

633
00:29:10,880 --> 00:29:16,399
from local citizens who are when you

634
00:29:14,399 --> 00:29:19,520
look at it paying a higher part part of

635
00:29:16,399 --> 00:29:23,200
the tax because they're investment is

636
00:29:19,520 --> 00:29:26,240
not pro probably part of the $1 million

637
00:29:23,200 --> 00:29:28,080
which are exempt from funds from their

638
00:29:26,240 --> 00:29:31,200
um retirement or whatever they have

639
00:29:28,080 --> 00:29:33,039
invested in. Um they're paying for taxes

640
00:29:31,200 --> 00:29:35,360
with regard to new infrastructure

641
00:29:33,039 --> 00:29:37,600
already. We know that. But when you put

642
00:29:35,360 --> 00:29:40,240
you compound that with these other

643
00:29:37,600 --> 00:29:42,960
projects, they're going to be paying

644
00:29:40,240 --> 00:29:44,799
additional um taxes on that

645
00:29:42,960 --> 00:29:46,880
infrastructure. And they're also the

646
00:29:44,799 --> 00:29:48,880
ones that take the hit when there's

647
00:29:46,880 --> 00:29:50,399
going to be packwater sewage, which has

648
00:29:48,880 --> 00:29:51,919
happened in the letter streets. It's

649
00:29:50,399 --> 00:29:53,840
happened in Birchwood. I believe it

650
00:29:51,919 --> 00:29:57,279
happened on Meridian. It happened in

651
00:29:53,840 --> 00:30:00,240
Birch Bay. And so I'm just saying let's

652
00:29:57,279 --> 00:30:02,640
get the infrastructure put in place

653
00:30:00,240 --> 00:30:04,559
before we build these large buildings or

654
00:30:02,640 --> 00:30:06,720
reduce the regulations we have for these

655
00:30:04,559 --> 00:30:08,559
large um buildings. And the other thing

656
00:30:06,720 --> 00:30:10,240
I really want to address before I run

657
00:30:08,559 --> 00:30:12,960
out of time and I have many things and

658
00:30:10,240 --> 00:30:16,399
you can look at what I wrote um is the

659
00:30:12,960 --> 00:30:21,120
hazards with regard to the LA the old

660
00:30:16,399 --> 00:30:24,399
mining which the city has consistently

661
00:30:21,120 --> 00:30:26,880
overlooked partly because the uh tetrate

662
00:30:24,399 --> 00:30:30,480
reports are inaccurate and if you go to

663
00:30:26,880 --> 00:30:33,600
the um actual report you'll find that

664
00:30:30,480 --> 00:30:36,080
the initial um gentleman who did the

665
00:30:33,600 --> 00:30:39,200
mining report said that he has no

666
00:30:36,080 --> 00:30:43,039
confidence in the information he he

667
00:30:39,200 --> 00:30:45,279
supplied to the city and that um the

668
00:30:43,039 --> 00:30:48,080
city needed to do a couple of things to

669
00:30:45,279 --> 00:30:50,240
build in that confidence. So I also

670
00:30:48,080 --> 00:30:52,399
recommend that if this were to go

671
00:30:50,240 --> 00:30:54,399
forward that there anywhere there that

672
00:30:52,399 --> 00:30:57,120
there's building these large buildings

673
00:30:54,399 --> 00:31:00,960
on top of a mining area which is

674
00:30:57,120 --> 00:31:04,000
substantial throughout um Bellingham not

675
00:31:00,960 --> 00:31:07,200
just in the Birchwood neighborhood. um

676
00:31:04,000 --> 00:31:11,279
but that there has to be some kind of

677
00:31:07,200 --> 00:31:13,919
very good geological assessment and that

678
00:31:11,279 --> 00:31:15,760
should go deep enough to find out if

679
00:31:13,919 --> 00:31:19,440
there's voids because those voids can

680
00:31:15,760 --> 00:31:23,360
hold gases. um you're putting dense,

681
00:31:19,440 --> 00:31:26,320
heavy housing on areas that aren't that

682
00:31:23,360 --> 00:31:28,159
have subsidance already that potentially

683
00:31:26,320 --> 00:31:30,159
can. And if you look in the report, it

684
00:31:28,159 --> 00:31:32,080
will tell you some areas that are more

685
00:31:30,159 --> 00:31:34,720
likely than other areas to have that

686
00:31:32,080 --> 00:31:38,240
subsidance. Um but if you make a

687
00:31:34,720 --> 00:31:41,120
broadwide ordinance that doesn't address

688
00:31:38,240 --> 00:31:43,760
these factors, you're putting people at

689
00:31:41,120 --> 00:31:46,000
risk. not only the the current residents

690
00:31:43,760 --> 00:31:48,720
or adjacent residents, but the residents

691
00:31:46,000 --> 00:31:52,559
in the buildings that will be living in

692
00:31:48,720 --> 00:31:55,440
those buildings. Um, and that's that's

693
00:31:52,559 --> 00:31:57,039
not acceptable. I just think it needs to

694
00:31:55,440 --> 00:31:59,679
we really need to concentrate on our

695
00:31:57,039 --> 00:32:03,519
infrastructure in Bellingham before we

696
00:31:59,679 --> 00:32:06,399
reduce the um impacts for additional

697
00:32:03,519 --> 00:32:06,880
development. That's pretty much it.

698
00:32:06,399 --> 00:32:10,919
» Thanks.

699
00:32:06,880 --> 00:32:10,919
» Can I leave these with you?

700
00:32:18,960 --> 00:32:22,600
Anybody on Zoom?

701
00:32:34,000 --> 00:32:39,279
» No Zoom comments. Okay, I guess we'll

702
00:32:36,720 --> 00:32:42,320
move on to our discussion of this topic

703
00:32:39,279 --> 00:32:45,519
and just uh have a conversation about

704
00:32:42,320 --> 00:32:48,480
our thoughts on it. Um, anybody itching

705
00:32:45,519 --> 00:32:51,519
to start?

706
00:32:48,480 --> 00:32:53,279
Feel like this is your baby Rose.

707
00:32:51,519 --> 00:32:56,080
» Well,

708
00:32:53,279 --> 00:32:58,320
um, yeah, thanks uh, so much for putting

709
00:32:56,080 --> 00:33:02,240
the work together to to take this

710
00:32:58,320 --> 00:33:05,760
initiative forward. Um, I think mostly

711
00:33:02,240 --> 00:33:08,799
it's like about time

712
00:33:05,760 --> 00:33:11,279
Um and and really glad to see that um

713
00:33:08,799 --> 00:33:13,039
the city, you know, uh when when we

714
00:33:11,279 --> 00:33:15,519
think about the the investment that the

715
00:33:13,039 --> 00:33:18,720
city's making that our communities are

716
00:33:15,519 --> 00:33:21,200
making in in the home fund um to help

717
00:33:18,720 --> 00:33:22,720
these projects move forward. Um what we

718
00:33:21,200 --> 00:33:25,519
don't want to see is that the projects

719
00:33:22,720 --> 00:33:27,519
are harder and more expensive. Um so

720
00:33:25,519 --> 00:33:30,000
this really makes an efficient use of

721
00:33:27,519 --> 00:33:32,080
not just the land um but the resources

722
00:33:30,000 --> 00:33:34,320
that um our taxpayers are putting into

723
00:33:32,080 --> 00:33:36,159
it. So um

724
00:33:34,320 --> 00:33:38,320
I don't have anything specific that

725
00:33:36,159 --> 00:33:41,440
wasn't already mentioned um in terms of

726
00:33:38,320 --> 00:33:45,519
like things that I I think we should u

727
00:33:41,440 --> 00:33:47,919
modify or change. Um the my only request

728
00:33:45,519 --> 00:33:49,679
is that we start thinking now about how

729
00:33:47,919 --> 00:33:52,399
what kind of incentives can we put

730
00:33:49,679 --> 00:33:55,120
towards the MFTTE projects that are not

731
00:33:52,399 --> 00:33:57,440
100% affordable, but how do we take

732
00:33:55,120 --> 00:33:59,600
those those other incentives that we

733
00:33:57,440 --> 00:34:03,399
have and and make sure that they start

734
00:33:59,600 --> 00:34:03,399
getting utilized more.

735
00:34:08,800 --> 00:34:13,520
definitely agree with the modifications

736
00:34:11,200 --> 00:34:15,839
to the open space uh usable open space.

737
00:34:13,520 --> 00:34:17,760
We were just chatting about that before

738
00:34:15,839 --> 00:34:20,079
uh we started this meeting and so that

739
00:34:17,760 --> 00:34:22,560
makes a lot of sense. It's good to not

740
00:34:20,079 --> 00:34:25,679
be more restrictive than the underlying

741
00:34:22,560 --> 00:34:28,480
zoning on things like that. Um, in

742
00:34:25,679 --> 00:34:31,119
particular, I was wondering about, um,

743
00:34:28,480 --> 00:34:34,240
since we're basically going away from

744
00:34:31,119 --> 00:34:36,560
residential single zoning. Um, is it

745
00:34:34,240 --> 00:34:39,599
correct that basically

746
00:34:36,560 --> 00:34:41,599
most of the city is going to allow this

747
00:34:39,599 --> 00:34:43,919
type of development because really just

748
00:34:41,599 --> 00:34:47,040
the Watcom Lake watershed is going to be

749
00:34:43,919 --> 00:34:48,480
limited to uh, traditional single family

750
00:34:47,040 --> 00:34:50,399
zoning.

751
00:34:48,480 --> 00:34:53,440
» Yeah. I was just wondering how this maps

752
00:34:50,399 --> 00:34:54,800
to the new residential low, medium, high

753
00:34:53,440 --> 00:34:56,879
that's coming soon.

754
00:34:54,800 --> 00:34:58,560
» Exactly. Coming soon. I think that's the

755
00:34:56,879 --> 00:34:59,839
that's the key word, right? There's a

756
00:34:58,560 --> 00:35:01,680
lot of debate that's going to happen in

757
00:34:59,839 --> 00:35:04,720
the next year about what our residential

758
00:35:01,680 --> 00:35:06,880
zones look like. Um and we will we've

759
00:35:04,720 --> 00:35:09,839
been started starting that work and um

760
00:35:06,880 --> 00:35:12,640
we'll be coming here with to you very

761
00:35:09,839 --> 00:35:14,720
soon on that. So, um, our thoughts on

762
00:35:12,640 --> 00:35:17,119
this is that we didn't want to wait for

763
00:35:14,720 --> 00:35:19,440
that process. Um, because it's likely

764
00:35:17,119 --> 00:35:21,599
going to take this entire year before we

765
00:35:19,440 --> 00:35:23,760
get through all of that. Um, maybe even

766
00:35:21,599 --> 00:35:26,480
into next year before we have our new

767
00:35:23,760 --> 00:35:29,599
residential zoning. And so, we didn't

768
00:35:26,480 --> 00:35:31,359
want to preclude any potential units or

769
00:35:29,599 --> 00:35:33,359
uh, developments that may be in the

770
00:35:31,359 --> 00:35:36,160
plans or may be working this year. Uh,

771
00:35:33,359 --> 00:35:38,800
so we felt that let's get this done now.

772
00:35:36,160 --> 00:35:41,280
Um, because as Rose mentioned, it is

773
00:35:38,800 --> 00:35:45,280
time. it's about time for us to do it.

774
00:35:41,280 --> 00:35:47,359
Um, and as we go through the the

775
00:35:45,280 --> 00:35:50,560
residential zoning, there will probably

776
00:35:47,359 --> 00:35:53,760
be discussions about density, how many

777
00:35:50,560 --> 00:35:56,480
units, um, what the scale is, maybe even

778
00:35:53,760 --> 00:35:59,200
height increases. Uh, then not far along

779
00:35:56,480 --> 00:36:00,560
behind that, we've got our, um, transit

780
00:35:59,200 --> 00:36:05,200
corridors that we're going to be looking

781
00:36:00,560 --> 00:36:06,800
at as well. So, um, we figured we need

782
00:36:05,200 --> 00:36:09,680
to get this done now. let's move it

783
00:36:06,800 --> 00:36:12,480
forward and if anything comes out of the

784
00:36:09,680 --> 00:36:15,119
residential reszone or not reszone but

785
00:36:12,480 --> 00:36:16,480
update we can incorporate this into that

786
00:36:15,119 --> 00:36:19,040
as well.

787
00:36:16,480 --> 00:36:21,119
» Would it be fair to guess that like this

788
00:36:19,040 --> 00:36:23,200
ordinance is applying to RM that might

789
00:36:21,119 --> 00:36:24,400
map to medium and high in the future and

790
00:36:23,200 --> 00:36:29,320
not to low

791
00:36:24,400 --> 00:36:29,320
» Possible? Yes. Yeah.

792
00:36:30,240 --> 00:36:36,800
given extra density in areas that may

793
00:36:32,960 --> 00:36:38,640
not be as dense um potential for that. I

794
00:36:36,800 --> 00:36:41,680
would assume that some of these you know

795
00:36:38,640 --> 00:36:43,280
what are residential single

796
00:36:41,680 --> 00:36:45,440
are there planned residential single

797
00:36:43,280 --> 00:36:48,320
areas that would potentially become

798
00:36:45,440 --> 00:36:50,640
residential medium or are multifamily

799
00:36:48,320 --> 00:36:52,400
medium districts or is that kind of I

800
00:36:50,640 --> 00:36:55,040
know we're kind of pushing forward into

801
00:36:52,400 --> 00:36:57,920
the crystal ball but is that is that an

802
00:36:55,040 --> 00:37:00,560
anticipated thing? I'm I'm more curious

803
00:36:57,920 --> 00:37:02,560
about how this might apply to single

804
00:37:00,560 --> 00:37:03,920
family districts once we make the zoning

805
00:37:02,560 --> 00:37:05,599
change.

806
00:37:03,920 --> 00:37:08,240
» Well, I think, you know, as you

807
00:37:05,599 --> 00:37:10,400
mentioned and as state law and our local

808
00:37:08,240 --> 00:37:11,760
ordinances have come into effect, we

809
00:37:10,400 --> 00:37:14,079
don't have residential single zoning

810
00:37:11,760 --> 00:37:16,560
anymore. Um or single unit zoning

811
00:37:14,079 --> 00:37:19,359
anymore. Um now that you can do four to

812
00:37:16,560 --> 00:37:21,599
six units on every single lot, um that

813
00:37:19,359 --> 00:37:24,000
that scale and that thought process is

814
00:37:21,599 --> 00:37:25,760
just no longer there. Um so we will

815
00:37:24,000 --> 00:37:28,000
continue to evaluate what the

816
00:37:25,760 --> 00:37:29,920
appropriate zoning uh thresholds or

817
00:37:28,000 --> 00:37:32,400
levels are in that that low, medium, and

818
00:37:29,920 --> 00:37:36,079
high um wershed. We've been kicking the

819
00:37:32,400 --> 00:37:37,920
idea around with um you know something a

820
00:37:36,079 --> 00:37:40,320
little bit different as well in there.

821
00:37:37,920 --> 00:37:44,160
Um we know that the the transition

822
00:37:40,320 --> 00:37:47,280
between the residential medium and the

823
00:37:44,160 --> 00:37:50,160
some of the residential single zones um

824
00:37:47,280 --> 00:37:52,720
they're almost compressing and so it

825
00:37:50,160 --> 00:37:55,119
it's too early to really get into the

826
00:37:52,720 --> 00:37:59,320
weeds on that. Um but we've got a year

827
00:37:55,119 --> 00:37:59,320
ahead of us to do it. So

828
00:37:59,440 --> 00:38:07,599
I make a an a comment. Um, I will I

829
00:38:04,240 --> 00:38:09,520
would think that most of our nonprofit

830
00:38:07,599 --> 00:38:12,240
housing development projects won't

831
00:38:09,520 --> 00:38:16,079
necessarily benefit from this because

832
00:38:12,240 --> 00:38:20,160
they're already choosing with our urging

833
00:38:16,079 --> 00:38:22,480
of going into our urban villages. Um,

834
00:38:20,160 --> 00:38:25,839
our pipeline projects right now that are

835
00:38:22,480 --> 00:38:28,880
being built in Oldtown and nearby on

836
00:38:25,839 --> 00:38:31,599
Unity Street. This won't do anything for

837
00:38:28,880 --> 00:38:34,560
them. But what this will do is those

838
00:38:31,599 --> 00:38:37,839
projects like Jeff mentioned where the

839
00:38:34,560 --> 00:38:39,680
the way we measure height on that slope.

840
00:38:37,839 --> 00:38:42,400
I mean, that's really what we're talking

841
00:38:39,680 --> 00:38:45,280
about. When we

842
00:38:42,400 --> 00:38:47,599
help our nonprofit developers purchase

843
00:38:45,280 --> 00:38:49,280
land, we're looking for places that make

844
00:38:47,599 --> 00:38:51,920
sense. We're looking for places that

845
00:38:49,280 --> 00:38:54,400
already have transit or in urban areas.

846
00:38:51,920 --> 00:38:56,240
So, I just wanted to I want to throw

847
00:38:54,400 --> 00:38:58,480
that out there that I don't want you to

848
00:38:56,240 --> 00:39:00,720
expect that every project all of a

849
00:38:58,480 --> 00:39:05,599
sudden is going to be changed by this

850
00:39:00,720 --> 00:39:07,760
this ordinance. Um the we've been the

851
00:39:05,599 --> 00:39:09,440
parking thing came along recently. We've

852
00:39:07,760 --> 00:39:12,160
been talking about that, Kurt and I,

853
00:39:09,440 --> 00:39:14,000
like we wish brought this to you like

854
00:39:12,160 --> 00:39:16,079
five years ago because those developers

855
00:39:14,000 --> 00:39:19,119
are constantly

856
00:39:16,079 --> 00:39:22,480
running up against that uh requirement.

857
00:39:19,119 --> 00:39:25,440
And then also um commercial requirements

858
00:39:22,480 --> 00:39:28,240
for these nonprofit housing developers

859
00:39:25,440 --> 00:39:31,040
that is more problematic for them than

860
00:39:28,240 --> 00:39:33,200
almost anything else. So that's that's

861
00:39:31,040 --> 00:39:36,000
kind of more I know we're talking about

862
00:39:33,200 --> 00:39:38,960
a lot of height today, but I don't think

863
00:39:36,000 --> 00:39:41,960
that's going to be the the big gift

864
00:39:38,960 --> 00:39:41,960
necessarily.

865
00:39:43,359 --> 00:39:49,280
Um and and I know that that this is not

866
00:39:46,480 --> 00:39:51,760
what we're talking about, but the um

867
00:39:49,280 --> 00:39:53,680
demonstration ordinance or the um

868
00:39:51,760 --> 00:39:56,320
innovative affordable home ownership

869
00:39:53,680 --> 00:39:58,960
ordinance when we start thinking about

870
00:39:56,320 --> 00:40:02,320
um our

871
00:39:58,960 --> 00:40:04,800
formerly residential single zones. um

872
00:40:02,320 --> 00:40:07,200
that ordinance has made a really big

873
00:40:04,800 --> 00:40:10,079
difference in projects for the land

874
00:40:07,200 --> 00:40:11,680
trust and um knowing with all these

875
00:40:10,079 --> 00:40:15,119
changes like what are the things that we

876
00:40:11,680 --> 00:40:17,599
can do um one to help get to those six

877
00:40:15,119 --> 00:40:21,599
units where they make sense um and then

878
00:40:17,599 --> 00:40:23,440
also um making sure that um with all

879
00:40:21,599 --> 00:40:26,160
kinds of new rules that those get

880
00:40:23,440 --> 00:40:28,640
updated maybe in parallel with um so

881
00:40:26,160 --> 00:40:32,760
that it's not a five years later we

882
00:40:28,640 --> 00:40:32,760
start thinking about that Um

883
00:40:33,119 --> 00:40:37,440
» Yeah, when we first started talking

884
00:40:34,560 --> 00:40:40,000
about this, um we had we had a lot of

885
00:40:37,440 --> 00:40:41,839
discussion about the uh innovative

886
00:40:40,000 --> 00:40:45,440
affordable housing um demonstration

887
00:40:41,839 --> 00:40:47,760
ordinance uh and how this would fit in

888
00:40:45,440 --> 00:40:50,640
with that. And um I I think we came to

889
00:40:47,760 --> 00:40:52,960
the conclusion is let's keep that in the

890
00:40:50,640 --> 00:40:56,240
residential single zones for now, right?

891
00:40:52,960 --> 00:40:58,720
And with the increase going from because

892
00:40:56,240 --> 00:41:01,599
what that the in innovative ordinance

893
00:40:58,720 --> 00:41:04,560
allows is essentially a 50% density

894
00:41:01,599 --> 00:41:06,720
increase um on the site um if you go

895
00:41:04,560 --> 00:41:08,400
through a certain review process. It

896
00:41:06,720 --> 00:41:11,440
also allows more flexibility and

897
00:41:08,400 --> 00:41:13,440
development rules as well. Um and that

898
00:41:11,440 --> 00:41:16,319
was really

899
00:41:13,440 --> 00:41:18,319
um created for ownership projects,

900
00:41:16,319 --> 00:41:20,880
single family ownership projects. Um

901
00:41:18,319 --> 00:41:22,720
where this is really shifted kind of

902
00:41:20,880 --> 00:41:24,880
that larger scale development. we just

903
00:41:22,720 --> 00:41:26,560
had that gap, right? And so that's why

904
00:41:24,880 --> 00:41:30,240
we said let's leave the demonstration

905
00:41:26,560 --> 00:41:33,040
ordinance there in place. Um if there's

906
00:41:30,240 --> 00:41:34,880
if the the four to six doesn't already

907
00:41:33,040 --> 00:41:38,240
help on that site, there's always that

908
00:41:34,880 --> 00:41:41,520
to fall back on. And as we're going

909
00:41:38,240 --> 00:41:43,359
through our code um update, um we will

910
00:41:41,520 --> 00:41:45,280
be looking at other places that we can

911
00:41:43,359 --> 00:41:49,960
modify and change the code, make it

912
00:41:45,280 --> 00:41:49,960
better. That's that's the goal, right?

913
00:41:51,280 --> 00:41:55,599
I'm quiet, but I just want to let you

914
00:41:53,119 --> 00:41:58,079
know that I like the work that has been

915
00:41:55,599 --> 00:42:01,920
done. Um,

916
00:41:58,079 --> 00:42:05,760
it's there's a lot of thoughtful um

917
00:42:01,920 --> 00:42:08,880
wording in here. Uh,

918
00:42:05,760 --> 00:42:10,640
I'd like to thank Jeff for his comments.

919
00:42:08,880 --> 00:42:13,040
Um,

920
00:42:10,640 --> 00:42:16,160
I feel like explaining kind of what the

921
00:42:13,040 --> 00:42:19,200
handcuffs are uh for developers.

922
00:42:16,160 --> 00:42:21,280
Um when people hear height they think oh

923
00:42:19,200 --> 00:42:25,760
my god you know there's going to be all

924
00:42:21,280 --> 00:42:29,200
of uh these big gross buildings and um

925
00:42:25,760 --> 00:42:32,240
also Tara your your definition of um

926
00:42:29,200 --> 00:42:34,880
what typically is built and uh within

927
00:42:32,240 --> 00:42:38,640
the the price parameters develop

928
00:42:34,880 --> 00:42:41,359
developers have um I don't think it's a

929
00:42:38,640 --> 00:42:43,520
huge concern. I think the fact that the

930
00:42:41,359 --> 00:42:48,240
uh this is geared towards city

931
00:42:43,520 --> 00:42:49,920
partnerships and the city um by allowing

932
00:42:48,240 --> 00:42:52,319
all of the new language but still

933
00:42:49,920 --> 00:42:55,760
setting up guard rails uh with the view

934
00:42:52,319 --> 00:42:59,359
corridors uh has um people's best

935
00:42:55,760 --> 00:43:03,040
interests at heart. So, uh in summary,

936
00:42:59,359 --> 00:43:04,560
yeah, I'm I'm for it all. Thank you.

937
00:43:03,040 --> 00:43:06,079
» I think it's it's interesting. A lot of

938
00:43:04,560 --> 00:43:09,280
people don't know when we talk about

939
00:43:06,079 --> 00:43:12,800
height um our downtown core hasn't had

940
00:43:09,280 --> 00:43:14,480
height limits um for decades like and we

941
00:43:12,800 --> 00:43:16,560
don't have any tall buildings down

942
00:43:14,480 --> 00:43:18,160
there. Um we also have a lot of people

943
00:43:16,560 --> 00:43:20,560
don't realize this but many of our

944
00:43:18,160 --> 00:43:22,720
commercial planned areas do not have

945
00:43:20,560 --> 00:43:25,040
height limits. Um some of our

946
00:43:22,720 --> 00:43:27,920
residential multi-planned areas do not

947
00:43:25,040 --> 00:43:29,839
have height limits and we don't see

948
00:43:27,920 --> 00:43:31,440
largecale buildings and it really does

949
00:43:29,839 --> 00:43:35,200
come down to the economics of of

950
00:43:31,440 --> 00:43:36,960
development, right? Um and so

951
00:43:35,200 --> 00:43:38,960
Yeah, I I I think that there are other

952
00:43:36,960 --> 00:43:42,359
factors that that are going to limit

953
00:43:38,960 --> 00:43:42,359
limit height.

954
00:43:48,000 --> 00:43:54,800
» Um I guess I'm wondering why this is

955
00:43:50,720 --> 00:43:57,280
restricted to the or 100% of the the

956
00:43:54,800 --> 00:43:59,440
units. I know it references um

957
00:43:57,280 --> 00:44:03,280
affordability language for the from the

958
00:43:59,440 --> 00:44:05,119
single family um one which is over 51%

959
00:44:03,280 --> 00:44:07,760
of units and such. So I'm wondering just

960
00:44:05,119 --> 00:44:10,560
the impetus and how 100% of the units

961
00:44:07,760 --> 00:44:13,040
was was decided on.

962
00:44:10,560 --> 00:44:17,680
» We decided to start with something that

963
00:44:13,040 --> 00:44:20,240
was straightforward and limited

964
00:44:17,680 --> 00:44:22,720
and that was to the the projects that we

965
00:44:20,240 --> 00:44:28,720
fund. So, some of those guard rails

966
00:44:22,720 --> 00:44:33,200
starting out um and that's why the city

967
00:44:28,720 --> 00:44:36,480
funds 100 100% of the units are at 80 or

968
00:44:33,200 --> 00:44:40,160
and below. Now, sometimes we and 80 is

969
00:44:36,480 --> 00:44:43,880
on the high side honestly, but um that's

970
00:44:40,160 --> 00:44:43,880
why we started there.

971
00:44:53,119 --> 00:44:58,160
If I could, um I I do um wanted to just

972
00:44:56,079 --> 00:45:00,160
take a minute to respond to Miss

973
00:44:58,160 --> 00:45:02,560
Wright's comments. Um if this is an

974
00:45:00,160 --> 00:45:04,640
appropriate time for that. Um I think a

975
00:45:02,560 --> 00:45:07,280
lot of the comments definitely we heard

976
00:45:04,640 --> 00:45:09,200
heard heard what she said. Um we've been

977
00:45:07,280 --> 00:45:12,079
having a little bit of conversation over

978
00:45:09,200 --> 00:45:14,960
email uh the last couple of days on

979
00:45:12,079 --> 00:45:17,520
this. Um some of the concerns that she

980
00:45:14,960 --> 00:45:20,960
expressed um are really project specific

981
00:45:17,520 --> 00:45:22,560
or project level types of concerns. The

982
00:45:20,960 --> 00:45:25,359
all of these projects will go through

983
00:45:22,560 --> 00:45:26,800
SEPA review. Um if they're in or near

984
00:45:25,359 --> 00:45:29,040
critical areas, they go through a

985
00:45:26,800 --> 00:45:31,839
critical area review. Um the mine

986
00:45:29,040 --> 00:45:34,400
hazards that she spoke clearly of in

987
00:45:31,839 --> 00:45:35,839
order to build out in um the Birwood

988
00:45:34,400 --> 00:45:37,119
neighborhood or any other we actually

989
00:45:35,839 --> 00:45:41,760
have a couple different places in town

990
00:45:37,119 --> 00:45:43,839
that have mine coal mines or mines. um

991
00:45:41,760 --> 00:45:45,520
they all have to go through an adopted

992
00:45:43,839 --> 00:45:46,880
critical areas review, right? So,

993
00:45:45,520 --> 00:45:48,480
they're they're going through it. We're

994
00:45:46,880 --> 00:45:50,160
having professional geologists study

995
00:45:48,480 --> 00:45:52,640
these sites, biologists are studying

996
00:45:50,160 --> 00:45:54,480
these sites. So, um we do believe that

997
00:45:52,640 --> 00:45:57,040
the existing site development rules and

998
00:45:54,480 --> 00:45:59,200
regulations are in place to protect

999
00:45:57,040 --> 00:46:02,720
them. Those those don't aren't being

1000
00:45:59,200 --> 00:46:05,680
changed here. Um if there is a site

1001
00:46:02,720 --> 00:46:08,560
where a water man is not big enough then

1002
00:46:05,680 --> 00:46:11,599
the development rules will require it to

1003
00:46:08,560 --> 00:46:13,359
enlarge that water man. Um so we've got

1004
00:46:11,599 --> 00:46:15,520
those existing rules and regulations

1005
00:46:13,359 --> 00:46:20,760
that help protect some of those sight

1006
00:46:15,520 --> 00:46:20,760
specific type concerns. Um

1007
00:46:21,119 --> 00:46:25,280
uh one of the other comments that was

1008
00:46:23,040 --> 00:46:26,720
raised was just this the storm water and

1009
00:46:25,280 --> 00:46:29,599
you're covering up with impervious

1010
00:46:26,720 --> 00:46:31,280
surfaces. uh our the code does reference

1011
00:46:29,599 --> 00:46:32,720
uh it does it says no lock coverage but

1012
00:46:31,280 --> 00:46:34,079
it does reference that you do have to

1013
00:46:32,720 --> 00:46:36,000
comply with stormwater rules and

1014
00:46:34,079 --> 00:46:40,560
regulations. So again those are

1015
00:46:36,000 --> 00:46:42,319
statemandated um uh requirements and

1016
00:46:40,560 --> 00:46:44,400
they have to meet every development has

1017
00:46:42,319 --> 00:46:47,760
to meet those requirements. Um, and

1018
00:46:44,400 --> 00:46:49,599
then, um, there were some other notes

1019
00:46:47,760 --> 00:46:53,520
about consistency with the comprehensive

1020
00:46:49,599 --> 00:46:56,480
plan. And I did want to direct your

1021
00:46:53,520 --> 00:47:00,240
attention to,

1022
00:46:56,480 --> 00:47:02,079
it's page 15 of the packet. Um, number

1023
00:47:00,240 --> 00:47:03,920
five, part of the one of the things when

1024
00:47:02,079 --> 00:47:05,440
we do these rules and regulations, we

1025
00:47:03,920 --> 00:47:06,800
have to make sure that it is consistent.

1026
00:47:05,440 --> 00:47:09,520
These rules and regulations are

1027
00:47:06,800 --> 00:47:11,040
consistent with our the Bellingham plan

1028
00:47:09,520 --> 00:47:14,400
and that they implement it. And so

1029
00:47:11,040 --> 00:47:16,880
there's, you know, six goals there that

1030
00:47:14,400 --> 00:47:18,960
it does support this. Um, the first one

1031
00:47:16,880 --> 00:47:20,720
I think is the most telling. Remove

1032
00:47:18,960 --> 00:47:23,359
barriers to housing creation and

1033
00:47:20,720 --> 00:47:24,720
preservation by periodically reviewing

1034
00:47:23,359 --> 00:47:26,480
existing and proposed development

1035
00:47:24,720 --> 00:47:28,800
regulations and policies for potential

1036
00:47:26,480 --> 00:47:30,640
impacts on city-wide housing capacity,

1037
00:47:28,800 --> 00:47:32,079
development patterns, affordability, and

1038
00:47:30,640 --> 00:47:34,400
diversity. So I mean, right there, we

1039
00:47:32,079 --> 00:47:37,760
put that one right up in front, right?

1040
00:47:34,400 --> 00:47:39,839
So this is something that we are

1041
00:47:37,760 --> 00:47:42,880
implementing this. we are removing

1042
00:47:39,839 --> 00:47:46,000
barriers to help housing. Um so it's a

1043
00:47:42,880 --> 00:47:48,319
it's completely consistent with um our

1044
00:47:46,000 --> 00:47:52,480
our comprehensive plan. Um so just

1045
00:47:48,319 --> 00:47:54,560
wanted to um acknowledge the the

1046
00:47:52,480 --> 00:47:56,319
concerns expressed. Um I do believe that

1047
00:47:54,560 --> 00:47:58,800
our existing review processes through

1048
00:47:56,319 --> 00:48:00,800
CEN or critical areas will help and

1049
00:47:58,800 --> 00:48:02,480
other development regulations will help

1050
00:48:00,800 --> 00:48:05,880
mitigate any of the potential issues

1051
00:48:02,480 --> 00:48:05,880
that may arise.

1052
00:48:14,720 --> 00:48:19,599
Well, I think that I could argue that

1053
00:48:16,240 --> 00:48:21,440
there's a lot more um goals within the

1054
00:48:19,599 --> 00:48:23,280
comprehensive plan that support this

1055
00:48:21,440 --> 00:48:26,559
policy in addition to the ones that are

1056
00:48:23,280 --> 00:48:28,559
listed. Um and and I would I would put

1057
00:48:26,559 --> 00:48:31,920
climate goals in there as well just

1058
00:48:28,559 --> 00:48:35,319
because um increasing density is is good

1059
00:48:31,920 --> 00:48:35,319
climate policy

1060
00:48:35,599 --> 00:48:40,960
and

1061
00:48:37,119 --> 00:48:43,680
small cities take note.

1062
00:48:40,960 --> 00:48:45,599
Um city of Bellingham is really setting

1063
00:48:43,680 --> 00:48:47,920
um a high bar for how to support

1064
00:48:45,599 --> 00:48:49,839
affordable housing. um trying to do

1065
00:48:47,920 --> 00:48:52,720
projects in throughout Wakom County,

1066
00:48:49,839 --> 00:48:54,720
which is important that um Bellingham

1067
00:48:52,720 --> 00:48:56,960
doesn't become the only repository for

1068
00:48:54,720 --> 00:48:58,880
affordable housing. Um but it's really

1069
00:48:56,960 --> 00:49:00,960
difficult when you don't have system

1070
00:48:58,880 --> 00:49:03,680
development charges like those fees

1071
00:49:00,960 --> 00:49:08,000
waved when you don't have these kinds of

1072
00:49:03,680 --> 00:49:10,400
um incentives and um so I hope um

1073
00:49:08,000 --> 00:49:12,880
everybody's watching out there in Wacom

1074
00:49:10,400 --> 00:49:15,280
County role.

1075
00:49:12,880 --> 00:49:17,839
We started with uh the two proposed

1076
00:49:15,280 --> 00:49:20,319
changes to this packet and one of them

1077
00:49:17,839 --> 00:49:22,400
was the definition um of affordable

1078
00:49:20,319 --> 00:49:23,440
housing and that's not in this packet,

1079
00:49:22,400 --> 00:49:25,119
right? I mean, that was something that

1080
00:49:23,440 --> 00:49:26,480
you just brought up. So, I'm wondering

1081
00:49:25,119 --> 00:49:28,880
if there's anything that we might need

1082
00:49:26,480 --> 00:49:33,119
to discuss um to kind of formalize or

1083
00:49:28,880 --> 00:49:34,720
see if we agree with that. Um,

1084
00:49:33,119 --> 00:49:36,800
I don't think it seemed too

1085
00:49:34,720 --> 00:49:40,160
controversial, but

1086
00:49:36,800 --> 00:49:44,640
» Yeah, if you make a motion or act on

1087
00:49:40,160 --> 00:49:48,720
one, we would want you to um consider

1088
00:49:44,640 --> 00:49:51,280
the um ordinance amended with these two

1089
00:49:48,720 --> 00:49:52,640
changes that we've proposed. One is this

1090
00:49:51,280 --> 00:49:54,720
definition

1091
00:49:52,640 --> 00:49:55,440
» And it is complicated. You can tell by

1092
00:49:54,720 --> 00:49:58,240
» Right.

1093
00:49:55,440 --> 00:50:00,000
» And I'll we should let you do you want a

1094
00:49:58,240 --> 00:50:02,160
moment to read it? Well, I feel like

1095
00:50:00,000 --> 00:50:05,680
that, you know, it's like I this is not

1096
00:50:02,160 --> 00:50:06,960
my area of very technical world here.

1097
00:50:05,680 --> 00:50:08,960
» It seems like we're trying to comply

1098
00:50:06,960 --> 00:50:10,800
with there are different definitions out

1099
00:50:08,960 --> 00:50:11,839
there and to include the ownership

1100
00:50:10,800 --> 00:50:15,200
component.

1101
00:50:11,839 --> 00:50:18,000
» Yes, we ownership

1102
00:50:15,200 --> 00:50:21,760
is handled differently than rental

1103
00:50:18,000 --> 00:50:25,520
housing. and rental housing. And the

1104
00:50:21,760 --> 00:50:27,040
simplest way I can describe it is um

1105
00:50:25,520 --> 00:50:29,839
first of all, we're trying to line this

1106
00:50:27,040 --> 00:50:33,119
up with other funders because we're not

1107
00:50:29,839 --> 00:50:36,559
the only one. So rental housing, the

1108
00:50:33,119 --> 00:50:39,520
rent is tied to the

1109
00:50:36,559 --> 00:50:42,000
space. So, when that developer is

1110
00:50:39,520 --> 00:50:44,400
building that unit and it's two-bedroom,

1111
00:50:42,000 --> 00:50:49,760
there's an assumed rent that is going to

1112
00:50:44,400 --> 00:50:52,079
be collected for that um that unit. We

1113
00:50:49,760 --> 00:50:55,760
do have Pete Day here if he he needs to

1114
00:50:52,079 --> 00:51:00,559
to to write me. Um and it doesn't follow

1115
00:50:55,760 --> 00:51:02,800
the household as a hership model does.

1116
00:51:00,559 --> 00:51:05,839
It follows the unit. And so our

1117
00:51:02,800 --> 00:51:09,520
definition there was misaligned because

1118
00:51:05,839 --> 00:51:13,200
it was following the h the household's

1119
00:51:09,520 --> 00:51:14,960
income and expenses, not an an

1120
00:51:13,200 --> 00:51:17,680
assumption. So, if you've if you've got

1121
00:51:14,960 --> 00:51:20,640
a 60 unit apartment building, when you

1122
00:51:17,680 --> 00:51:22,240
go into that financing scenario and you

1123
00:51:20,640 --> 00:51:24,800
go line up all of these different

1124
00:51:22,240 --> 00:51:28,000
funding sources, you're saying this many

1125
00:51:24,800 --> 00:51:30,960
units are going to be affordable to 30%

1126
00:51:28,000 --> 00:51:33,839
AMI and this many units, these ones are

1127
00:51:30,960 --> 00:51:36,800
60%. You don't know who the households

1128
00:51:33,839 --> 00:51:39,040
are at that time. So, you fix the rent

1129
00:51:36,800 --> 00:51:43,200
and that creates predictability of

1130
00:51:39,040 --> 00:51:45,520
revenue for the developer. So if you

1131
00:51:43,200 --> 00:51:48,880
earn 25%

1132
00:51:45,520 --> 00:51:50,480
you that rent doesn't change you're

1133
00:51:48,880 --> 00:51:53,359
paying something that would have been

1134
00:51:50,480 --> 00:51:55,520
affordable to 30. It's complicated but

1135
00:51:53,359 --> 00:51:57,359
this is why we've had to these our

1136
00:51:55,520 --> 00:52:00,160
housing developers caught this as they

1137
00:51:57,359 --> 00:52:04,839
were reviewing it and found misalignment

1138
00:52:00,160 --> 00:52:04,839
with other requirements in the industry.

1139
00:52:07,920 --> 00:52:14,800
I I would move that we amend the

1140
00:52:11,760 --> 00:52:16,319
proposed recommendation to include these

1141
00:52:14,800 --> 00:52:18,960
changes to the definition of low-inccome

1142
00:52:16,319 --> 00:52:20,319
housing. I'm not going to read all that.

1143
00:52:18,960 --> 00:52:22,880
» Second.

1144
00:52:20,319 --> 00:52:23,200
» All in favor?

1145
00:52:22,880 --> 00:52:26,520
» I.

1146
00:52:23,200 --> 00:52:26,520
» Any opposed?

1147
00:52:26,720 --> 00:52:34,720
» It carries. Um I think probably the next

1148
00:52:30,240 --> 00:52:39,200
uh modification to the open space. Um

1149
00:52:34,720 --> 00:52:41,200
that one seemed usable open space.

1150
00:52:39,200 --> 00:52:42,640
My my only question I was wondering if

1151
00:52:41,200 --> 00:52:46,240
there's an alternative that says

1152
00:52:42,640 --> 00:52:49,839
something like you know the requires 100

1153
00:52:46,240 --> 00:52:52,240
square feet or the underlying zonings

1154
00:52:49,839 --> 00:52:55,200
requirement whichever is less. you know

1155
00:52:52,240 --> 00:52:57,040
in the future if we do some other change

1156
00:52:55,200 --> 00:52:58,800
like

1157
00:52:57,040 --> 00:53:01,839
that today's that it's the equivalent

1158
00:52:58,800 --> 00:53:03,520
but you know do like carving out just

1159
00:53:01,839 --> 00:53:06,319
urban village isn't as flexible as

1160
00:53:03,520 --> 00:53:08,800
saying you know the lesser of this

1161
00:53:06,319 --> 00:53:11,359
requirement or the underlying zoning is

1162
00:53:08,800 --> 00:53:14,880
that helpful or

1163
00:53:11,359 --> 00:53:19,119
» I can tell you why I argued for this

1164
00:53:14,880 --> 00:53:22,240
argued we didn't really argue but we um

1165
00:53:19,119 --> 00:53:24,800
some of our urban villages have that

1166
00:53:22,240 --> 00:53:26,720
open space requirement in the transition

1167
00:53:24,800 --> 00:53:29,119
zones.

1168
00:53:26,720 --> 00:53:31,599
» And so

1169
00:53:29,119 --> 00:53:34,559
we felt like anything that is that close

1170
00:53:31,599 --> 00:53:36,960
to our core regard our urban villages

1171
00:53:34,559 --> 00:53:39,680
should just be exempt from the open

1172
00:53:36,960 --> 00:53:41,359
space. Mike, does that make sense?

1173
00:53:39,680 --> 00:53:42,319
» I was wondering about RTS.

1174
00:53:41,359 --> 00:53:47,359
» Yeah.

1175
00:53:42,319 --> 00:53:49,839
» I mean, this is this is fine. But I

1176
00:53:47,359 --> 00:53:52,079
think one of the things that we have

1177
00:53:49,839 --> 00:53:54,000
noticed um obviously our codes change

1178
00:53:52,079 --> 00:53:55,839
over the years um and they've gone

1179
00:53:54,000 --> 00:53:57,520
through different revision cycles and

1180
00:53:55,839 --> 00:54:00,800
that was part of the problem when I put

1181
00:53:57,520 --> 00:54:04,000
together a list of what open space

1182
00:54:00,800 --> 00:54:07,119
requirements were. It was so different

1183
00:54:04,000 --> 00:54:09,760
um in so many different places and

1184
00:54:07,119 --> 00:54:12,400
within the last year we have really been

1185
00:54:09,760 --> 00:54:14,480
talking about open space and and private

1186
00:54:12,400 --> 00:54:16,000
or I not open space but private usable

1187
00:54:14,480 --> 00:54:19,440
space and and we through the

1188
00:54:16,000 --> 00:54:21,440
comprehensive plan planning process um

1189
00:54:19,440 --> 00:54:23,359
it's acknowledged that it is it's

1190
00:54:21,440 --> 00:54:26,319
important we need to have these places

1191
00:54:23,359 --> 00:54:29,440
um for people um especially as you start

1192
00:54:26,319 --> 00:54:31,359
to get more dense u so

1193
00:54:29,440 --> 00:54:34,640
we at this point we believe that the 100

1194
00:54:31,359 --> 00:54:36,559
square feet is appropriate for all juris

1195
00:54:34,640 --> 00:54:39,200
jurisdictions. Our codes just haven't

1196
00:54:36,559 --> 00:54:43,200
been changed to catch up with that. And

1197
00:54:39,200 --> 00:54:47,680
so I I think if if we were to fall back

1198
00:54:43,200 --> 00:54:49,440
on the underlying zoning, um I'm I think

1199
00:54:47,680 --> 00:54:51,440
that's going in the opposite direction

1200
00:54:49,440 --> 00:54:55,040
and where we think we want to go with

1201
00:54:51,440 --> 00:54:56,880
it. Um I think this this hundred the

1202
00:54:55,040 --> 00:55:01,520
last the last code change that we made

1203
00:54:56,880 --> 00:55:03,359
was 100 square feet. So,

1204
00:55:01,520 --> 00:55:06,000
» So I think what you're saying right now

1205
00:55:03,359 --> 00:55:07,839
is that this code will be ahead of any

1206
00:55:06,000 --> 00:55:10,079
revisions that we make to other things

1207
00:55:07,839 --> 00:55:12,240
and that then we're not trying to fix

1208
00:55:10,079 --> 00:55:15,520
this code later.

1209
00:55:12,240 --> 00:55:17,599
» Yeah, it's it's ahead of three quarters

1210
00:55:15,520 --> 00:55:21,920
of them and consistent with the last

1211
00:55:17,599 --> 00:55:23,280
quarter that we just did. So,

1212
00:55:21,920 --> 00:55:25,920
we're getting closer. We're getting

1213
00:55:23,280 --> 00:55:28,559
closer to 100%. Well, and then have you

1214
00:55:25,920 --> 00:55:30,880
mapped out with parks kind of like in

1215
00:55:28,559 --> 00:55:33,440
where these, you know, multif family

1216
00:55:30,880 --> 00:55:36,240
districts are like does are there a lot

1217
00:55:33,440 --> 00:55:38,319
of areas that would

1218
00:55:36,240 --> 00:55:40,000
not have to meet the open usable open

1219
00:55:38,319 --> 00:55:42,319
space requirement just because of that

1220
00:55:40,000 --> 00:55:45,119
proximity?

1221
00:55:42,319 --> 00:55:47,119
» Um, not yet. I what we have at a very

1222
00:55:45,119 --> 00:55:48,880
high level um in relationship to this

1223
00:55:47,119 --> 00:55:52,640
proposal, no. But what we've talked

1224
00:55:48,880 --> 00:55:55,440
about is um if we start to make changes

1225
00:55:52,640 --> 00:55:57,760
and allow that alternative to not have

1226
00:55:55,440 --> 00:56:00,559
to provide it on site when you're close

1227
00:55:57,760 --> 00:56:02,880
to other um

1228
00:56:00,559 --> 00:56:05,040
parks or trails. We've we've taken that

1229
00:56:02,880 --> 00:56:06,799
at a citywide perspective and said, you

1230
00:56:05,040 --> 00:56:09,280
know, what would this look like if we

1231
00:56:06,799 --> 00:56:11,119
didn't require it within a quarter mile?

1232
00:56:09,280 --> 00:56:14,079
Um, and so we've mapped kind of the

1233
00:56:11,119 --> 00:56:16,960
quarter mile areas of the parks

1234
00:56:14,079 --> 00:56:19,040
throughout our city, but we didn't do it

1235
00:56:16,960 --> 00:56:21,040
in context with this ordinance. We've

1236
00:56:19,040 --> 00:56:24,319
did it in the context of that bigger

1237
00:56:21,040 --> 00:56:26,160
discussion of when do we need private

1238
00:56:24,319 --> 00:56:29,799
usable space and when not do we need it

1239
00:56:26,160 --> 00:56:29,799
or could not need it.

1240
00:56:33,760 --> 00:56:39,599
Well, I guess so.

1241
00:56:36,720 --> 00:56:42,240
If a developer chooses to use this

1242
00:56:39,599 --> 00:56:45,200
ordinance, then they have to use all of

1243
00:56:42,240 --> 00:56:46,079
it.

1244
00:56:45,200 --> 00:56:46,400
» That's correct.

1245
00:56:46,079 --> 00:56:49,400
» Okay.

1246
00:56:46,400 --> 00:56:49,400
» Yeah,

1247
00:56:51,119 --> 00:56:56,079
» Good point. They don't have to go for

1248
00:56:53,359 --> 00:56:57,599
this. They can just use the underlying

1249
00:56:56,079 --> 00:56:58,000
situation. If there was

1250
00:56:57,599 --> 00:57:01,520
» Yes,

1251
00:56:58,000 --> 00:57:05,839
» For example, if there was no uh private

1252
00:57:01,520 --> 00:57:07,359
usable space requirement in some area

1253
00:57:05,839 --> 00:57:09,440
and

1254
00:57:07,359 --> 00:57:10,720
you know they could choose what

1255
00:57:09,440 --> 00:57:13,720
direction to go.

1256
00:57:10,720 --> 00:57:13,720
» Correct.

1257
00:57:19,359 --> 00:57:24,720
» Any further discussion on this item? I

1258
00:57:21,599 --> 00:57:27,119
think uh

1259
00:57:24,720 --> 00:57:29,760
» I guess I'm very supportive. Obviously,

1260
00:57:27,119 --> 00:57:31,680
increasing height intensity lowers costs

1261
00:57:29,760 --> 00:57:33,920
and streamlining all this helps it to be

1262
00:57:31,680 --> 00:57:36,000
more affordable because it's outrageous

1263
00:57:33,920 --> 00:57:38,799
that affordable housing costs more to

1264
00:57:36,000 --> 00:57:42,079
develop than other housing. Um I think

1265
00:57:38,799 --> 00:57:44,640
my I think I've been quiet partially and

1266
00:57:42,079 --> 00:57:47,520
because as you said in support but also

1267
00:57:44,640 --> 00:57:50,240
wondering kind of the extension um of

1268
00:57:47,520 --> 00:57:53,440
this I understand now the the 100% was

1269
00:57:50,240 --> 00:57:55,200
to keep it in line with um with what the

1270
00:57:53,440 --> 00:57:57,280
city funds um so that was helpful

1271
00:57:55,200 --> 00:58:00,000
clarification but just you know thinking

1272
00:57:57,280 --> 00:58:03,359
about how this could extend going

1273
00:58:00,000 --> 00:58:05,520
forward um with other properties that

1274
00:58:03,359 --> 00:58:08,720
put in an affordability covenant or the

1275
00:58:05,520 --> 00:58:11,040
underlying land easements or otherwise

1276
00:58:08,720 --> 00:58:15,440
uh commit to long-term affordability and

1277
00:58:11,040 --> 00:58:18,000
and having a a higher income cap um than

1278
00:58:15,440 --> 00:58:22,000
the 80% AMI or or things like that. And

1279
00:58:18,000 --> 00:58:24,880
just thinking about the 85 or 95, I'm

1280
00:58:22,000 --> 00:58:27,760
forgetting what the four person um I

1281
00:58:24,880 --> 00:58:32,480
think it was 95,000.

1282
00:58:27,760 --> 00:58:35,200
Um, and just thinking about 30% of that

1283
00:58:32,480 --> 00:58:39,200
or thinking about what a a house would

1284
00:58:35,200 --> 00:58:42,559
cost to be only 30% of that depending on

1285
00:58:39,200 --> 00:58:44,400
mortgage and principal, what 250 350,000

1286
00:58:42,559 --> 00:58:49,119
off the top of my head. And thinking

1287
00:58:44,400 --> 00:58:51,599
about that gap um that exists for

1288
00:58:49,119 --> 00:58:55,040
people still making like up to 150

1289
00:58:51,599 --> 00:58:57,119
200,000. And so I'm very supportive of

1290
00:58:55,040 --> 00:58:59,200
this and just like already thinking, you

1291
00:58:57,119 --> 00:59:03,280
know, what does this mean for how we

1292
00:58:59,200 --> 00:59:05,040
could further use this to develop, you

1293
00:59:03,280 --> 00:59:07,119
know, affordable properties when there

1294
00:59:05,040 --> 00:59:09,599
is that that gap?

1295
00:59:07,119 --> 00:59:12,480
» I think it is something that potentially

1296
00:59:09,599 --> 00:59:14,960
we should look at next is the

1297
00:59:12,480 --> 00:59:16,640
multifamily tax exemption program. It

1298
00:59:14,960 --> 00:59:20,400
might be a way. The state doesn't

1299
00:59:16,640 --> 00:59:22,960
require those projects

1300
00:59:20,400 --> 00:59:26,960
to have affordable units for a very long

1301
00:59:22,960 --> 00:59:30,480
period of time. It's 12 years. I'm

1302
00:59:26,960 --> 00:59:33,599
talking 50 here. So maybe there is um a

1303
00:59:30,480 --> 00:59:36,400
bigger incentive that we might have to

1304
00:59:33,599 --> 00:59:38,720
work with that would entice one of those

1305
00:59:36,400 --> 00:59:42,079
projects to have longer affordability

1306
00:59:38,720 --> 00:59:45,040
period than than what the state

1307
00:59:42,079 --> 00:59:46,799
requires. So, we'll take that your

1308
00:59:45,040 --> 00:59:50,400
comments into account and bring that

1309
00:59:46,799 --> 00:59:53,040
back to our our leadership team.

1310
00:59:50,400 --> 00:59:56,400
We figured you would want more maybe

1311
00:59:53,040 --> 00:59:58,880
then but sometimes we've learned this. I

1312
00:59:56,400 --> 01:00:01,920
have Rose has definitely learned this.

1313
00:59:58,880 --> 01:00:04,000
You have to take that step and maybe

1314
01:00:01,920 --> 01:00:05,839
take the next step. So, that's where

1315
01:00:04,000 --> 01:00:07,680
we're at.

1316
01:00:05,839 --> 01:00:10,559
I think the the last question, this is

1317
01:00:07,680 --> 01:00:12,640
in line with the other question that I

1318
01:00:10,559 --> 01:00:14,559
had previously, which is just looking

1319
01:00:12,640 --> 01:00:17,599
forward to when we don't have single

1320
01:00:14,559 --> 01:00:19,280
family residential, and I'm just

1321
01:00:17,599 --> 01:00:21,760
wondering more about the density and

1322
01:00:19,280 --> 01:00:23,760
floor area ratio side of that and how

1323
01:00:21,760 --> 01:00:26,079
you might see that that gets implemented

1324
01:00:23,760 --> 01:00:29,040
into the zoning uh once we make that

1325
01:00:26,079 --> 01:00:29,040
change.

1326
01:00:29,359 --> 01:00:34,799
Yeah, we've um as a part of this process

1327
01:00:32,480 --> 01:00:36,160
uh we've been looking at our urban vill

1328
01:00:34,799 --> 01:00:39,040
areas and our urban village areas is

1329
01:00:36,160 --> 01:00:41,280
where those floor area ratios really

1330
01:00:39,040 --> 01:00:42,799
come out and play, right? Um when we

1331
01:00:41,280 --> 01:00:44,480
first started doing urban villages,

1332
01:00:42,799 --> 01:00:46,720
flurry area ratio was an appropriate

1333
01:00:44,480 --> 01:00:49,440
tool. Um

1334
01:00:46,720 --> 01:00:53,599
as we do continuous process improvement,

1335
01:00:49,440 --> 01:00:55,599
we learn things change. Um we are re we

1336
01:00:53,599 --> 01:00:58,319
are reconsidering whether floor area is

1337
01:00:55,599 --> 01:01:00,880
the appropriate mechanism. Um I think

1338
01:00:58,319 --> 01:01:04,079
we've we've had this conversation here

1339
01:01:00,880 --> 01:01:07,520
before um in front of you um about floor

1340
01:01:04,079 --> 01:01:09,440
ratios and um

1341
01:01:07,520 --> 01:01:12,319
we've we've updated some of our urban

1342
01:01:09,440 --> 01:01:14,079
ver plans over the years and like the

1343
01:01:12,319 --> 01:01:17,359
key things that we've updated when we do

1344
01:01:14,079 --> 01:01:19,119
update it increase floor area ratios. Um

1345
01:01:17,359 --> 01:01:20,880
so we know that what we've established

1346
01:01:19,119 --> 01:01:23,280
probably aren't appropriate. Uh we know

1347
01:01:20,880 --> 01:01:24,799
that we've got to go back at some point.

1348
01:01:23,280 --> 01:01:26,640
Um

1349
01:01:24,799 --> 01:01:30,359
and that's definitely on the forefront

1350
01:01:26,640 --> 01:01:30,359
of our our minds.

1351
01:01:30,799 --> 01:01:36,720
» We were just talking with sorry City of

1352
01:01:33,119 --> 01:01:39,200
Bend yesterday and and um they wanted to

1353
01:01:36,720 --> 01:01:41,040
learn how it's funny having a call from

1354
01:01:39,200 --> 01:01:45,119
the city of Bend wanting to learn how

1355
01:01:41,040 --> 01:01:46,799
how we've done things right here. Um but

1356
01:01:45,119 --> 01:01:49,280
we

1357
01:01:46,799 --> 01:01:51,839
we said to them, you know, some of these

1358
01:01:49,280 --> 01:01:54,000
urban villages were planned 20 years

1359
01:01:51,839 --> 01:01:59,440
ago. They were planned when our

1360
01:01:54,000 --> 01:02:01,839
community was scared of a four-story

1361
01:01:59,440 --> 01:02:05,760
building. Um so times are really

1362
01:02:01,839 --> 01:02:07,920
different. I think we you would see us

1363
01:02:05,760 --> 01:02:10,960
do it differently today. So, we do want

1364
01:02:07,920 --> 01:02:13,680
to go back through and and and look at

1365
01:02:10,960 --> 01:02:16,720
those codes and go, did we because we

1366
01:02:13,680 --> 01:02:19,680
were we were trying to um all of those

1367
01:02:16,720 --> 01:02:22,240
what if scary scenarios out there, maybe

1368
01:02:19,680 --> 01:02:25,359
we created more barrier than we need to.

1369
01:02:22,240 --> 01:02:27,920
So, we we are recognizing we'd like to

1370
01:02:25,359 --> 01:02:31,680
to simplify the the urban village

1371
01:02:27,920 --> 01:02:33,520
regulations as well.

1372
01:02:31,680 --> 01:02:35,599
» A question for you. Are all of the

1373
01:02:33,520 --> 01:02:39,280
lowincome projects that the city's

1374
01:02:35,599 --> 01:02:42,319
currently working on rental units?

1375
01:02:39,280 --> 01:02:44,720
» We have um

1376
01:02:42,319 --> 01:02:47,359
well, Habitat for Humanity does

1377
01:02:44,720 --> 01:02:50,319
currently I think they I can't recall

1378
01:02:47,359 --> 01:02:52,880
Rosewood would know. We do work with um

1379
01:02:50,319 --> 01:02:55,119
home ownership as well. Coulson

1380
01:02:52,880 --> 01:02:57,680
Community Land Trust is our primary

1381
01:02:55,119 --> 01:03:00,240
partner in the city. Habitat does a

1382
01:02:57,680 --> 01:03:03,359
little bit work of work here, but mostly

1383
01:03:00,240 --> 01:03:06,400
outside of the city. Um, but the the

1384
01:03:03,359 --> 01:03:08,960
large production is with the rental

1385
01:03:06,400 --> 01:03:12,240
units. And I think part of the issue

1386
01:03:08,960 --> 01:03:15,760
with the home ownership model, Claire

1387
01:03:12,240 --> 01:03:17,920
spoke to a little bit, the gap is really

1388
01:03:15,760 --> 01:03:21,440
big between

1389
01:03:17,920 --> 01:03:25,760
what what we can subsidize

1390
01:03:21,440 --> 01:03:29,280
at 80% AMI and how affordability is more

1391
01:03:25,760 --> 01:03:31,839
like what 200 AMI to afford a home. So

1392
01:03:29,280 --> 01:03:34,880
that gap is really big. Otherwise, I

1393
01:03:31,839 --> 01:03:38,240
think we'd see um something I'd like to

1394
01:03:34,880 --> 01:03:41,599
see changed is allow us to go up on that

1395
01:03:38,240 --> 01:03:44,559
AMI to like 120. I think then we could

1396
01:03:41,599 --> 01:03:46,400
see a little quicker production. Does

1397
01:03:44,559 --> 01:03:48,000
that

1398
01:03:46,400 --> 01:03:49,520
» No, that answers the question. If you

1399
01:03:48,000 --> 01:03:51,440
were going to put a percentage on it,

1400
01:03:49,520 --> 01:03:52,799
what would it be?

1401
01:03:51,440 --> 01:03:53,839
» 95

1402
01:03:52,799 --> 01:03:56,839
» Probably.

1403
01:03:53,839 --> 01:03:56,839
» Okay.

1404
01:03:59,359 --> 01:04:04,559
When you just said if we were allowed to

1405
01:04:01,280 --> 01:04:06,720
go from 80 up to a higher percentage,

1406
01:04:04,559 --> 01:04:07,280
what do you mean allowed by like state

1407
01:04:06,720 --> 01:04:08,160
regulations?

1408
01:04:07,280 --> 01:04:09,520
» State of Washington.

1409
01:04:08,160 --> 01:04:13,039
» State of Washington regulations.

1410
01:04:09,520 --> 01:04:15,520
» Um, yeah, that's the that's what I would

1411
01:04:13,039 --> 01:04:18,559
be looking for. Yeah. I do want to

1412
01:04:15,520 --> 01:04:22,160
comment though, like remember the rental

1413
01:04:18,559 --> 01:04:25,920
product is serving

1414
01:04:22,160 --> 01:04:29,920
our most vulnerable community members.

1415
01:04:25,920 --> 01:04:33,599
um that we we need that too. As much

1416
01:04:29,920 --> 01:04:37,760
production of 30 and 40 and 50 as needed

1417
01:04:33,599 --> 01:04:40,799
because we remember half or below the

1418
01:04:37,760 --> 01:04:44,799
100 level. So um it's desperately

1419
01:04:40,799 --> 01:04:47,520
needed. We we could we could probably

1420
01:04:44,799 --> 01:04:52,599
quadruple our our supply and still not

1421
01:04:47,520 --> 01:04:52,599
have enough for those incomes.

1422
01:04:56,240 --> 01:05:01,680
I think I'd like to go ahead and move

1423
01:04:58,000 --> 01:05:05,680
forward with a motion to um adopt the

1424
01:05:01,680 --> 01:05:07,599
recommended change to uh the

1425
01:05:05,680 --> 01:05:10,000
um private usable open space

1426
01:05:07,599 --> 01:05:11,920
requirement.

1427
01:05:10,000 --> 01:05:13,520
» I'll second.

1428
01:05:11,920 --> 01:05:17,960
» All in favor?

1429
01:05:13,520 --> 01:05:17,960
» I I Any opposed?

1430
01:05:23,280 --> 01:05:27,400
Yeah, that's it. Yeah,

1431
01:05:27,440 --> 01:05:29,839
» That's what we did, right?

1432
01:05:28,480 --> 01:05:33,280
» Yeah.

1433
01:05:29,839 --> 01:05:36,960
» Um I have one other clarifying question.

1434
01:05:33,280 --> 01:05:39,599
Um parking and design review are key

1435
01:05:36,960 --> 01:05:42,640
parts of what we're on the bullet

1436
01:05:39,599 --> 01:05:44,400
points. Um the parking is hardcoded as

1437
01:05:42,640 --> 01:05:47,039
saying there will not be parking

1438
01:05:44,400 --> 01:05:48,799
requirements for these. So depending on

1439
01:05:47,039 --> 01:05:51,520
what happens with the interim ordinance,

1440
01:05:48,799 --> 01:05:54,880
this says no parking requirements. The

1441
01:05:51,520 --> 01:05:56,799
same is not true for design review.

1442
01:05:54,880 --> 01:05:59,359
So

1443
01:05:56,799 --> 01:06:00,720
if like we're this is still subject to

1444
01:05:59,359 --> 01:06:02,640
like what happens with the interim

1445
01:06:00,720 --> 01:06:05,920
ordinance on design review or does the

1446
01:06:02,640 --> 01:06:08,319
state changes cover that here?

1447
01:06:05,920 --> 01:06:10,400
» The state changes they really do because

1448
01:06:08,319 --> 01:06:12,720
what they've said is cities can no

1449
01:06:10,400 --> 01:06:14,640
longer have subjective design standards.

1450
01:06:12,720 --> 01:06:17,119
We can only have objective design

1451
01:06:14,640 --> 01:06:21,599
standards. So, um, we've gotten out of

1452
01:06:17,119 --> 01:06:24,079
the game of, um, subjectivity.

1453
01:06:21,599 --> 01:06:25,920
Uh, and so, anything that comes forward,

1454
01:06:24,079 --> 01:06:27,599
uh, we are working in an interim

1455
01:06:25,920 --> 01:06:30,799
ordinance, design review ordinance right

1456
01:06:27,599 --> 01:06:33,280
now that employs objective design

1457
01:06:30,799 --> 01:06:34,480
standards. We believe we've been letting

1458
01:06:33,280 --> 01:06:36,640
them go through letting some of these

1459
01:06:34,480 --> 01:06:38,400
projects go through make learning over

1460
01:06:36,640 --> 01:06:40,400
the last you know six months what's

1461
01:06:38,400 --> 01:06:42,319
working what's not working and they seem

1462
01:06:40,400 --> 01:06:45,599
to be working well from both the

1463
01:06:42,319 --> 01:06:48,559
developer side um as well as the staff

1464
01:06:45,599 --> 01:06:53,119
side. So um

1465
01:06:48,559 --> 01:06:55,760
they're I guess the the process is only

1466
01:06:53,119 --> 01:06:58,480
going to get easier I think because of

1467
01:06:55,760 --> 01:07:00,559
the state and what we're realizing

1468
01:06:58,480 --> 01:07:03,039
having the objective standards. So do

1469
01:07:00,559 --> 01:07:06,160
you think the range of outcomes that we

1470
01:07:03,039 --> 01:07:09,359
will see in the next near near future

1471
01:07:06,160 --> 01:07:11,760
from our interim design changes will be

1472
01:07:09,359 --> 01:07:14,640
beneficial to this? We don't need to

1473
01:07:11,760 --> 01:07:16,640
» Become a streamlining process. Um and it

1474
01:07:14,640 --> 01:07:19,200
if you if you go back to what the

1475
01:07:16,640 --> 01:07:21,920
interim rules did, the interim rules, we

1476
01:07:19,200 --> 01:07:24,000
went through and had just updated our

1477
01:07:21,920 --> 01:07:25,440
urban village uh design review standards

1478
01:07:24,000 --> 01:07:28,720
and a lot of our other design review

1479
01:07:25,440 --> 01:07:31,039
standards. And so what we did is we we

1480
01:07:28,720 --> 01:07:33,520
just converted a lot of those newly

1481
01:07:31,039 --> 01:07:35,440
adopted standards from subjective

1482
01:07:33,520 --> 01:07:40,160
standards to objective standards and

1483
01:07:35,440 --> 01:07:42,160
made them easier to follow. Um so

1484
01:07:40,160 --> 01:07:45,599
yeah, I I I think what's going to end up

1485
01:07:42,160 --> 01:07:48,000
happening is we'll probably continue to,

1486
01:07:45,599 --> 01:07:51,200
you know, just see how these rules work.

1487
01:07:48,000 --> 01:07:53,119
Um if they if we find any issues or

1488
01:07:51,200 --> 01:07:55,119
concerns, we'll look at tweaking them.

1489
01:07:53,119 --> 01:07:58,960
But the interim ordinance appears to be

1490
01:07:55,119 --> 01:08:02,559
working well for everybody. Um, and from

1491
01:07:58,960 --> 01:08:06,480
what we've seen on plan views, um, we

1492
01:08:02,559 --> 01:08:10,640
don't believe we're losing quality, um,

1493
01:08:06,480 --> 01:08:13,799
design quality in these projects.

1494
01:08:10,640 --> 01:08:13,799
» Thank you.

1495
01:08:27,279 --> 01:08:31,040
Sounds like we probably are getting

1496
01:08:29,120 --> 01:08:33,839
close. Everybody, anyone want to make a

1497
01:08:31,040 --> 01:08:36,799
motion?

1498
01:08:33,839 --> 01:08:38,880
So, we've got two modifications that

1499
01:08:36,799 --> 01:08:43,839
we've accepted. But any

1500
01:08:38,880 --> 01:08:46,080
» We'll make a motion to adopt the

1501
01:08:43,839 --> 01:08:49,359
uh what are we calling it? the

1502
01:08:46,080 --> 01:08:52,960
low-income housing development incentive

1503
01:08:49,359 --> 01:08:56,279
» Ordinance with the um adopted changes

1504
01:08:52,960 --> 01:08:56,279
from earlier.

1505
01:08:56,799 --> 01:09:01,839
» Second.

1506
01:08:57,359 --> 01:09:05,040
» Second it. All right. All in favor?

1507
01:09:01,839 --> 01:09:08,600
» I. Any opposed?

1508
01:09:05,040 --> 01:09:08,600
Okay. Well, thanks.

1509
01:09:09,199 --> 01:09:14,480
» Yeah. So, do we have any uh any more

1510
01:09:11,359 --> 01:09:16,480
news for upcoming? Um,

1511
01:09:14,480 --> 01:09:17,520
we have a meeting next week. Is that

1512
01:09:16,480 --> 01:09:20,880
correct?

1513
01:09:17,520 --> 01:09:23,040
» Look to to our our great

1514
01:09:20,880 --> 01:09:27,400
» Since you were able to finish this item,

1515
01:09:23,040 --> 01:09:27,400
you have the month of July off.

1516
01:09:30,799 --> 01:09:35,560
» All right. Well, meeting journ. Thanks a

1517
01:09:32,560 --> 01:09:35,560
lot.

1518
01:09:37,600 --> 01:09:40,600
Heat. Heat.