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[music]

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Good evening everyone. I'd like to call

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to order tonight the um meeting of this

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uh Bellingham Planning Commission and

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then the city council planning committee

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meeting tonight for uh August 20th.

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Heather, would you please call the role?

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Planning Commissioners Rosley Thrip

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» Here. Mike Estes

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» Here.

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» Jerry Richmond

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» Here.

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» Claire Swingo

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» Here.

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» Jed Belaloo here.

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» Lisa Marks

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» Here.

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» And for the city council planning

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committee, Lisa Anderson

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» Here, Holly Huffman

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» Here, and Michael Illoquist

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» Here.

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» All right. Tonight on the agenda, it's a

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joint meeting of the Bellingham Planning

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Commission and the city council planning

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committee. And this is a basically a

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work session to look at getting feedback

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on significant um package of code

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updates intended for the 2027 adoption.

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Was the city going to give a background

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on any of this or is this uh what's the

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next item

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tonight? Public comment. Okay.

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This time we could welcome people to

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come down and make public comment. Uh

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please limit your comments to three

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minutes.

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Good evening commissioners and council

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members and city staff. I'm Miles

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Silverman and I'm here from the Cordata

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neighborhood and I'd like to make some

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comments going forward for um thoughts

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to with regard to the new unified

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development code. Um first of all in

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terms of zoning and density limitations.

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Now, of course, residential low, medium,

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and high will effectively end up having

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scaled amounts of density, but I would

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be strongly in favor of not explicitly

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regulating density in terms of dwelling

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units per acre as a part of that.

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Because if we think of why to have

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zoning at this point when we want more

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housing, it would have to do with how a

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neighborhood feels and weighing the

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importance of that against the

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importance of building housing. And in

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that regard,

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as someone walking in the neighborhood,

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honestly, I don't care that much about

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whether it's 14 or 18 dwelling units an

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acre. I I can't visualize that. And

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certainly someone in the neighborhood

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can't visualize that. What I care more

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about is going to be does this

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brownstone look nice? How many sad gray

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boxes are there? Things like that.

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That's so regulating form and design, I

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would say, is much more important than

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regulating density. Now, in that regard,

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it's of course going to be important to

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think about what things we can regulate

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through zoning, what things we can

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regulate through design, what things we

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won't be able to regulate through those

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measures. But thinking about that from

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the perspective of look and feel. So for

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example, for a residential medium, I

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would say something like building width

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is going to be much more important than

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any sort of density limitation. I like I

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said, it's going to I'm not going to

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notice how many dwelling units are. I'm

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going to notice if it's swallowing up

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the block. So, um, likewise with

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residential low and to a lesser extent

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with residential high, I would also say,

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and I don't, some of this is going to be

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more on the permitting side of thing,

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but it's important that we do the zoning

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now in a way that allows for the

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spontaneous acts of city building that

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many residents can do that make places

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interesting and vibrant. Now, Cordata

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does not have a lot of that because it's

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very heavily planned, but older

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neighborhoods in Colombia, Birchwood,

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Roosevelt have a lot of that. and making

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sure that there's

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that the zoning is written in a way that

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allows those thing those small

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increments of activity of building up of

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things like that to happen in a natural

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way because that's how the best

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neighborhoods in the city h have

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happened and h and that is how they will

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continue to happen whether

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that's at higher densities or um in

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Samish.

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Thank you.

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» Is there anyone else that wants to make

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comment?

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All right.

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Guess we'll jump into uh the staff

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presentation for tonight's meeting.

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Thank you and good evening. Um Blake

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Lion, director of planning and community

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development. Sorry I'm behind you all

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here. Um wanted to take the opportunity

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to talk just briefly as an introduction

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piece to tonight's item. You know uh the

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city including many of you uh and many

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of our community you know undertook a

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several year effort up to this point to

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update our comprehensive plan. And you

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know, this document, as we all know it

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as the Bellingham plan, serves as kind

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of a 20-year uh look ahead and assembles

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a variety of different growth management

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goals, policies, and strategies. And as

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a monumental of an effort as that was,

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that almost serves a little bit as the

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starting point uh to the overall

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implementation. And so this is really

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one of the kind of next leaves in that

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whole tree that allow us to move forward

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and turn our efforts towards

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implementation.

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And so part of what we wanted to talk

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about, and you'll hear a few new terms

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this evening, one of which is um the a

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unified development code. And we can

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certainly go into that uh in a greater

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explanation if if you feel like it's

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warranted. But what I wanted to be able

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to tell you just kind of from a

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visualization, if you think about where

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we have come from with regard to that

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comprehensive plan, the more traditional

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versions of that were very voluminous.

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You had a lot of chapter and verse, a

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lot of, you know, uh, narrative that

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went into these. And the effort that you

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all undertook the last several years

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took the new Bellingham plan to a much

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more streamlined version of that. It's

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much more uh usable. It's a lot more

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interactive. Um it's you can function a

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lot more effectively on a digital

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platform. And so part of the unified

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development code and restructuring what

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we're talking about gives us the ability

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to rethink how we do the land

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development code in a new and different

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way. And I say new because it's new to

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us as a community. It's not new in the

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industry. Um but it is an opportunity to

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rethink how we clarify those terms, how

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we streamline some of those efforts, how

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we bring in that again that usable

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nature to that. So the staff memo

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describes uh a bit of that effort that

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we've undergone. Um, it also will give

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us the ability to tie in some of those

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goals and policies from the comp plan,

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some of the stuff that we have had in

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recent state legislation and some of our

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own internal efforts, whether that's

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interim ordinances or stuff that's come

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out of the mayor's executive order. So,

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it's an opportunity to pull a lot of

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that together. So staff's going to go

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over with you tonight the framework uh

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that's really anticipated there some of

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the timeline efforts that we uh think

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we're going to be looking at. Um I

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encourage you as we go through all of

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that. We we absolutely want to solicit

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your feedback. Uh ask questions, share

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your thought process even if you have

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concerns or reservations about certain

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things. Um and then feel free to provide

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us that direction. We're going to we're

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going to walk you through all of it and

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we're going to hone in on a couple key

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points uh because there's a few things

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that we're wrestling with internally

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that we would love to get your direct

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feedback on those. But again, I

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encourage you to just even if you're not

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comfortable with this being an end point

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in your thought process, share with us

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your kind of internal deliberations so

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that we know where you're going with

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that and we can begin to kind of

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anticipate and uh address and respond to

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some of those things. even if we can't

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do it tonight, we want to be able to

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factor that in moving forward. So, uh,

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we've got a number of staff with us here

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this evening. Elizabeth's going to walk

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us through, uh, the majority of stuff,

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but again, please feel free to to

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interject and ask those questions as we

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go through. Thank you.

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» Thank you, Blake. I'm Elizabeth Ericson.

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I'm a senior planner in the community in

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the planning and community development

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department. Um, and I'm going to walk

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through the presentation as Blake said

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and try to keep things relatively high

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level and at the end um, we have a few

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specific points that we want to kind of

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walk through one by one. So at the end

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I'll pause and you know ask for

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clarifying questions to make sure

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there's there's there's no confusion

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about the presentation and then we'll go

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through one question at a time and then

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after that we can certainly open it up

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to any other kind of points but we want

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to get to those really um, important

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pieces that really impact the work staff

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is doing today. Um, so try to keep it

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high level, but there will be ample

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opportunity to follow up and get in more

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detail at the end. And then, um, we're

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really glad to have both the planning

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commission and the planning committee of

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the city council here today. Um, this is

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kind of a unique opportunity. We don't

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get a lot of chances to get all of us

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here together, but we certainly could do

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this again in the future if it made

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sense. So certainly we'll see where we

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are at the end of this night and then

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figure out what comes next.

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So with that, um, today we're going to

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walk through a little bit about, um,

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what what we've been working on in the

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planning department and also what's

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coming next. And so that'll be sort of

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our grounding is is really looking at

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what the next few years look like. Um,

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and then really focus in on that major

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code update that Blake was alluding to,

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really shifting to a unified development

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code, why we're doing that, how we're

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looking at it, what that is starting to

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take form like. Um, and then we'll hone

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in a couple key questions for that

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effort in particular. So today we really

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are pretty early in this process and

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wanted to get that kind of highle

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feedback from you all before we get too

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far down that road.

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So, we're going to kind of use this

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graphic to walk through that this

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presentation. first looking at what

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we're currently working on and um what

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you all have been seeing recently and

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will be seeing soon both at planning

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commission and council um and what those

274
00:12:50,320 --> 00:12:53,920
kind of very targeted code updates that

275
00:12:52,079 --> 00:12:56,240
have been coming through that type six

276
00:12:53,920 --> 00:12:59,519
process look like and then how that

277
00:12:56,240 --> 00:13:01,040
feeds into this larger you'll see UDC

278
00:12:59,519 --> 00:13:03,279
that means unified development code in

279
00:13:01,040 --> 00:13:06,079
this presentation that that code update

280
00:13:03,279 --> 00:13:08,079
that's coming and walk through that in

281
00:13:06,079 --> 00:13:11,200
more detail and then also look at what

282
00:13:08,079 --> 00:13:12,880
will come following that because the big

283
00:13:11,200 --> 00:13:14,720
code update that comes with shifting to

284
00:13:12,880 --> 00:13:15,760
unified development code won't cover

285
00:13:14,720 --> 00:13:18,079
absolutely everything. We're

286
00:13:15,760 --> 00:13:20,000
intentionally trying to have a very

287
00:13:18,079 --> 00:13:21,920
specific scope with that effort so that

288
00:13:20,000 --> 00:13:24,399
we can get it through the process and be

289
00:13:21,920 --> 00:13:26,720
really clear about what is actually an

290
00:13:24,399 --> 00:13:28,720
impactful change and what is simply a

291
00:13:26,720 --> 00:13:30,560
format change and then we'll follow up

292
00:13:28,720 --> 00:13:32,480
with more targeted conversations about

293
00:13:30,560 --> 00:13:34,240
code updates that really need that

294
00:13:32,480 --> 00:13:36,720
engagement with the community that

295
00:13:34,240 --> 00:13:39,279
discussion that process will come

296
00:13:36,720 --> 00:13:42,000
afterwards. So these all fit together in

297
00:13:39,279 --> 00:13:43,920
that way.

298
00:13:42,000 --> 00:13:46,320
So, starting by just looking at the

299
00:13:43,920 --> 00:13:47,839
ongoing work. Um, you've seen a number

300
00:13:46,320 --> 00:13:49,839
of these things before both planning

301
00:13:47,839 --> 00:13:51,760
commission and council in the last year

302
00:13:49,839 --> 00:13:53,519
or so. Right now, we're still under

303
00:13:51,760 --> 00:13:56,560
several interim ordinances. So, these

304
00:13:53,519 --> 00:14:00,160
are ordinances that have kind of taken

305
00:13:56,560 --> 00:14:01,760
our existing code and laid new

306
00:14:00,160 --> 00:14:04,560
regulations over it in a temporary

307
00:14:01,760 --> 00:14:06,399
fashion. Um, they are sort of quick and

308
00:14:04,560 --> 00:14:08,240
dirty in that they don't strike

309
00:14:06,399 --> 00:14:11,199
underline our existing code. they just

310
00:14:08,240 --> 00:14:14,880
kind of sit above it and state how we

311
00:14:11,199 --> 00:14:16,800
should um work through development while

312
00:14:14,880 --> 00:14:18,079
the interim is in place, but they

313
00:14:16,800 --> 00:14:19,680
haven't gone through and worked out

314
00:14:18,079 --> 00:14:22,000
every little detail in our code and

315
00:14:19,680 --> 00:14:24,240
resolved everything. And so that's how

316
00:14:22,000 --> 00:14:25,600
these interim ordinances are being taken

317
00:14:24,240 --> 00:14:27,760
at the moment. And some of these will be

318
00:14:25,600 --> 00:14:30,720
worked into the the the permanent code.

319
00:14:27,760 --> 00:14:32,639
So we did just uh replace the parking

320
00:14:30,720 --> 00:14:34,800
minimums interim ordinance with

321
00:14:32,639 --> 00:14:36,880
permanent parking regulations. So those

322
00:14:34,800 --> 00:14:39,440
go into effect in just a few days here.

323
00:14:36,880 --> 00:14:40,880
Um and the landmark trees is another one

324
00:14:39,440 --> 00:14:42,320
that we have been taking through the

325
00:14:40,880 --> 00:14:43,519
process. We took that through a public

326
00:14:42,320 --> 00:14:45,360
hearing with the planning commission

327
00:14:43,519 --> 00:14:46,800
recently. They sent it back to staff for

328
00:14:45,360 --> 00:14:49,519
a little bit more more work. So that

329
00:14:46,800 --> 00:14:51,519
will come back again as a very targeted

330
00:14:49,519 --> 00:14:53,519
code update while all of the rest of

331
00:14:51,519 --> 00:14:55,120
this work is is taking place. But that

332
00:14:53,519 --> 00:14:56,720
leaves the middle housing and the design

333
00:14:55,120 --> 00:14:58,480
review interim ordinances which are two

334
00:14:56,720 --> 00:15:00,560
that really work hand inand to implement

335
00:14:58,480 --> 00:15:02,399
state legislation. And those are two

336
00:15:00,560 --> 00:15:04,560
that will be a big part of this code

337
00:15:02,399 --> 00:15:06,160
update. So the intention is to really

338
00:15:04,560 --> 00:15:08,639
integrate the content of those two

339
00:15:06,160 --> 00:15:10,959
interim ordinances into our code in a

340
00:15:08,639 --> 00:15:13,839
more holistic way as we make this shift

341
00:15:10,959 --> 00:15:15,760
towards a unified development code.

342
00:15:13,839 --> 00:15:18,000
We also have a number of targeted code

343
00:15:15,760 --> 00:15:19,680
updates that have started the process or

344
00:15:18,000 --> 00:15:20,880
will be starting that process soon. A

345
00:15:19,680 --> 00:15:22,240
lot of these have gone through planning

346
00:15:20,880 --> 00:15:24,079
commission and will be seen at council

347
00:15:22,240 --> 00:15:26,399
soon. Um I'm not going to go through all

348
00:15:24,079 --> 00:15:28,320
of them in detail, but you can you can

349
00:15:26,399 --> 00:15:30,399
recognize a few of these topics from

350
00:15:28,320 --> 00:15:32,320
your recent deliberations. Um, in

351
00:15:30,399 --> 00:15:33,519
particular, there's a public hearing on

352
00:15:32,320 --> 00:15:35,199
Monday on the low-income housing

353
00:15:33,519 --> 00:15:37,279
ordinance, and there'll be a public

354
00:15:35,199 --> 00:15:40,639
hearing um, at council on home home

355
00:15:37,279 --> 00:15:42,160
occupation in October as well. And, um,

356
00:15:40,639 --> 00:15:44,639
we'll be starting up the critical areas

357
00:15:42,160 --> 00:15:46,639
ordinance work uh, going through the

358
00:15:44,639 --> 00:15:49,600
type six process at the beginning of the

359
00:15:46,639 --> 00:15:51,120
year. Um, that is that work is is

360
00:15:49,600 --> 00:15:53,199
ongoing. It's at at the staff level

361
00:15:51,120 --> 00:15:55,440
right now. And then we also have the

362
00:15:53,199 --> 00:15:56,959
comprehensive plan amendment process.

363
00:15:55,440 --> 00:15:59,120
These amendments go through an annual

364
00:15:56,959 --> 00:16:01,199
process and that will be started very

365
00:15:59,120 --> 00:16:03,199
shortly here and you'll see that on a

366
00:16:01,199 --> 00:16:06,320
later slide with all of our different

367
00:16:03,199 --> 00:16:08,160
ongoing work. So that is shown here. Um

368
00:16:06,320 --> 00:16:09,440
this is just kind of a really high level

369
00:16:08,160 --> 00:16:11,759
show of how all of these different

370
00:16:09,440 --> 00:16:12,959
pieces lay on one another and you can

371
00:16:11,759 --> 00:16:14,240
see there's a lot that's going through

372
00:16:12,959 --> 00:16:16,800
planning commission and council right

373
00:16:14,240 --> 00:16:17,920
now. Um our department is working with

374
00:16:16,800 --> 00:16:19,279
other departments on some of these

375
00:16:17,920 --> 00:16:21,360
items. You can see things like the the

376
00:16:19,279 --> 00:16:22,959
water system plan that's obviously led

377
00:16:21,360 --> 00:16:24,720
by public works but coordinated through

378
00:16:22,959 --> 00:16:26,800
our department as it impacts the

379
00:16:24,720 --> 00:16:29,040
comprehensive plan. And so things like

380
00:16:26,800 --> 00:16:30,480
that all have to go through the type six

381
00:16:29,040 --> 00:16:32,480
process and go through planning

382
00:16:30,480 --> 00:16:33,839
commission and council. And so um

383
00:16:32,480 --> 00:16:35,040
there's a lot of work that's ongoing now

384
00:16:33,839 --> 00:16:37,279
and a lot of work that will be

385
00:16:35,040 --> 00:16:38,959
happening. And you can see where we have

386
00:16:37,279 --> 00:16:39,920
CA is the critical areas ordinance that

387
00:16:38,959 --> 00:16:42,079
will be happening at the beginning of

388
00:16:39,920 --> 00:16:44,480
next year. The UDC is that unified

389
00:16:42,079 --> 00:16:46,320
development code. So, we've held quite a

390
00:16:44,480 --> 00:16:47,680
bit of time with planning commission and

391
00:16:46,320 --> 00:16:49,519
city council because we know it's it's

392
00:16:47,680 --> 00:16:50,880
it's a big one. It's a lot like the

393
00:16:49,519 --> 00:16:52,240
Bellingham plan. There'll be a lot of

394
00:16:50,880 --> 00:16:53,440
meetings to walk through it in detail

395
00:16:52,240 --> 00:16:54,800
and make sure everyone's comfortable

396
00:16:53,440 --> 00:16:57,519
with those changes and we're able to

397
00:16:54,800 --> 00:17:01,600
have quite a bit of um public comment

398
00:16:57,519 --> 00:17:02,880
and uh discussion at both levels.

399
00:17:01,600 --> 00:17:04,240
So, this just gives you a high level

400
00:17:02,880 --> 00:17:06,240
overview of all of that. And then you

401
00:17:04,240 --> 00:17:08,160
can see in red here, this is the

402
00:17:06,240 --> 00:17:10,559
comprehensive plan amendment docket. So

403
00:17:08,160 --> 00:17:12,160
that'll be docketed this month um and

404
00:17:10,559 --> 00:17:14,640
then go through the planning commission

405
00:17:12,160 --> 00:17:18,000
process and then end at city council by

406
00:17:14,640 --> 00:17:20,079
the end of the year as well.

407
00:17:18,000 --> 00:17:21,520
So going back to this diagram you saw

408
00:17:20,079 --> 00:17:23,360
now we're going to dig into what the

409
00:17:21,520 --> 00:17:24,959
unified development code update looks

410
00:17:23,360 --> 00:17:26,880
like.

411
00:17:24,959 --> 00:17:28,480
And there's really a very specific scope

412
00:17:26,880 --> 00:17:31,440
that we want to keep coming back to

413
00:17:28,480 --> 00:17:33,520
because when we open up all of our

414
00:17:31,440 --> 00:17:35,120
development code there's a lot of pieces

415
00:17:33,520 --> 00:17:38,160
that we really want to fix while we're

416
00:17:35,120 --> 00:17:39,520
in there. um and kind of really dig into

417
00:17:38,160 --> 00:17:41,280
and we want to be careful that we don't

418
00:17:39,520 --> 00:17:42,960
let our scope creep and keep getting

419
00:17:41,280 --> 00:17:44,320
bigger and bigger and try to fix every

420
00:17:42,960 --> 00:17:46,000
little thing with this update because as

421
00:17:44,320 --> 00:17:48,240
I said we're going to follow up with

422
00:17:46,000 --> 00:17:50,880
very targeted updates so that we can be

423
00:17:48,240 --> 00:17:53,039
very intentional about which changes are

424
00:17:50,880 --> 00:17:54,240
being proposed when and we don't have

425
00:17:53,039 --> 00:17:55,600
things that are just kind of missed

426
00:17:54,240 --> 00:17:57,840
because there's so much being passed at

427
00:17:55,600 --> 00:17:59,520
once. And so the scope of this update is

428
00:17:57,840 --> 00:18:01,520
really intentionally focused around

429
00:17:59,520 --> 00:18:03,200
implementing the residential changes

430
00:18:01,520 --> 00:18:05,200
that were outlined in the Bellingham

431
00:18:03,200 --> 00:18:07,919
plan. So that low, medium, high

432
00:18:05,200 --> 00:18:09,919
hierarchy of residential zones and then

433
00:18:07,919 --> 00:18:12,559
integrating both of those outstanding

434
00:18:09,919 --> 00:18:14,240
interim uh ordinances that have to do

435
00:18:12,559 --> 00:18:16,160
with housing, the middle housing and the

436
00:18:14,240 --> 00:18:18,799
design review ordinances. Really

437
00:18:16,160 --> 00:18:21,520
integrating those into our code and then

438
00:18:18,799 --> 00:18:23,840
continuing that work to have our code

439
00:18:21,520 --> 00:18:25,919
reflect our shift towards more citywide

440
00:18:23,840 --> 00:18:27,200
planning. So last year we had quite a

441
00:18:25,919 --> 00:18:28,960
few discussions of both planning

442
00:18:27,200 --> 00:18:30,799
commission and council about the

443
00:18:28,960 --> 00:18:32,480
retirement of the neighborhood plans and

444
00:18:30,799 --> 00:18:35,440
that goes handinhand with the retirement

445
00:18:32,480 --> 00:18:37,039
of the zoning tables that live in our

446
00:18:35,440 --> 00:18:38,320
code today. And so those zoning tables

447
00:18:37,039 --> 00:18:40,240
have very specific requirements

448
00:18:38,320 --> 00:18:43,919
associated with specific areas of the

449
00:18:40,240 --> 00:18:46,400
city. Um but they also are linked to our

450
00:18:43,919 --> 00:18:48,480
zoning code that actually has specific

451
00:18:46,400 --> 00:18:50,960
requirements for each zoning district.

452
00:18:48,480 --> 00:18:52,160
And sometimes those um are saying the

453
00:18:50,960 --> 00:18:53,760
same thing and sometimes they're saying

454
00:18:52,160 --> 00:18:55,840
different things. So, we've been going

455
00:18:53,760 --> 00:18:57,840
through all of that work to determine

456
00:18:55,840 --> 00:18:59,120
where there's really good nuggets in

457
00:18:57,840 --> 00:19:00,880
those zoning tables that should be

458
00:18:59,120 --> 00:19:02,559
applied to more places, where there are

459
00:19:00,880 --> 00:19:05,120
things that are outdated and left over

460
00:19:02,559 --> 00:19:06,320
from the 1970s and all sorts of other

461
00:19:05,120 --> 00:19:09,679
things. So, that will be part of this

462
00:19:06,320 --> 00:19:11,440
process as well. And then finally,

463
00:19:09,679 --> 00:19:13,280
reorganizing it all into a unified

464
00:19:11,440 --> 00:19:18,000
development code format to really make

465
00:19:13,280 --> 00:19:20,880
it be usable um and less redundant, more

466
00:19:18,000 --> 00:19:23,280
streamlined, but still have very similar

467
00:19:20,880 --> 00:19:25,280
content. So our intention is not to

468
00:19:23,280 --> 00:19:28,320
rewrite the whole code. A lot of this is

469
00:19:25,280 --> 00:19:29,919
cutting and pasting where we have the

470
00:19:28,320 --> 00:19:32,480
same content. For instance, in our urban

471
00:19:29,919 --> 00:19:34,640
villages, we have the same clause about

472
00:19:32,480 --> 00:19:35,840
non-conformity in, you know, it's it's

473
00:19:34,640 --> 00:19:38,160
something like five of the urban

474
00:19:35,840 --> 00:19:39,760
villages and it's said in almost exactly

475
00:19:38,160 --> 00:19:41,360
the same way, but maybe a few words are

476
00:19:39,760 --> 00:19:43,280
slightly different. That doesn't need to

477
00:19:41,360 --> 00:19:45,520
be said the same way five different

478
00:19:43,280 --> 00:19:47,120
times. We can say it once and streamline

479
00:19:45,520 --> 00:19:48,559
it and really reference that that one

480
00:19:47,120 --> 00:19:51,600
statement. So there's parts of our code

481
00:19:48,559 --> 00:19:53,600
like that throughout that we will be

482
00:19:51,600 --> 00:19:56,320
kind of reorganizing in this code but

483
00:19:53,600 --> 00:19:57,919
keeping the same impact. So that's

484
00:19:56,320 --> 00:20:00,559
really how we're seeing the scope of

485
00:19:57,919 --> 00:20:03,600
this update. Um, and really making sure

486
00:20:00,559 --> 00:20:05,679
that the content changes, the ways that

487
00:20:03,600 --> 00:20:09,120
that we're actually changing how this

488
00:20:05,679 --> 00:20:11,360
code impacts how development is uh

489
00:20:09,120 --> 00:20:13,840
created, how it goes through the the

490
00:20:11,360 --> 00:20:17,280
process. It's kept primarily the same

491
00:20:13,840 --> 00:20:18,960
with these exceptions so that we don't

492
00:20:17,280 --> 00:20:20,480
slide something in there that we don't

493
00:20:18,960 --> 00:20:24,480
realize we're we're changing. Those

494
00:20:20,480 --> 00:20:26,000
things will follow in later updates.

495
00:20:24,480 --> 00:20:27,919
So, back to the unified development

496
00:20:26,000 --> 00:20:29,760
code. I'm not going to dig into this too

497
00:20:27,919 --> 00:20:31,520
deeply. As Blake alluded to, we're happy

498
00:20:29,760 --> 00:20:33,280
to to answer questions about what this

499
00:20:31,520 --> 00:20:36,240
means. I just threw some of these

500
00:20:33,280 --> 00:20:38,640
examples on here. This is a type of code

501
00:20:36,240 --> 00:20:40,960
that has been used for decades across

502
00:20:38,640 --> 00:20:43,600
the country and across the state. Um,

503
00:20:40,960 --> 00:20:45,760
it's very streamlined as you can see on

504
00:20:43,600 --> 00:20:49,840
some of these examples. Um, they have,

505
00:20:45,760 --> 00:20:52,320
you know, se seven to 10 articles and

506
00:20:49,840 --> 00:20:54,000
each of those articles very clearly

507
00:20:52,320 --> 00:20:55,600
states what's in them. Right now, if you

508
00:20:54,000 --> 00:20:57,840
look at our code, it was developed over

509
00:20:55,600 --> 00:21:00,480
time and really layered. Um, and when

510
00:20:57,840 --> 00:21:01,919
you look at our chapters, you wouldn't

511
00:21:00,480 --> 00:21:03,360
always know exactly what's inside of

512
00:21:01,919 --> 00:21:06,080
them because sometimes something got

513
00:21:03,360 --> 00:21:07,840
kind of layered in as just a a targeted

514
00:21:06,080 --> 00:21:09,679
update and it didn't really have a home.

515
00:21:07,840 --> 00:21:11,919
So, we just kind of slotted it in where

516
00:21:09,679 --> 00:21:14,159
it made the most sense. But now that

517
00:21:11,919 --> 00:21:16,080
that's happened over decades, there's

518
00:21:14,159 --> 00:21:18,880
all these different pieces that don't

519
00:21:16,080 --> 00:21:20,640
necessarily fit a big picture structure.

520
00:21:18,880 --> 00:21:22,640
So we would like to rearrange that

521
00:21:20,640 --> 00:21:25,760
structure to something similar to how a

522
00:21:22,640 --> 00:21:27,760
lot of these other cities have um worked

523
00:21:25,760 --> 00:21:30,400
their code structure out. Um a lot of

524
00:21:27,760 --> 00:21:33,200
these have been redone in recent years

525
00:21:30,400 --> 00:21:34,960
or in the last decade or so to really be

526
00:21:33,200 --> 00:21:37,600
more more usable and some of them have

527
00:21:34,960 --> 00:21:40,880
been using the structure since they came

528
00:21:37,600 --> 00:21:42,720
about in the 80s. So um there's there's

529
00:21:40,880 --> 00:21:46,400
a lot of precedents to really look

530
00:21:42,720 --> 00:21:48,400
towards when we're doing this work.

531
00:21:46,400 --> 00:21:51,200
And so this is the outline we are

532
00:21:48,400 --> 00:21:52,960
proposing at at this stage. We're still

533
00:21:51,200 --> 00:21:54,480
very early in the process, but this is

534
00:21:52,960 --> 00:21:56,640
how how we're seeing it fitting in with

535
00:21:54,480 --> 00:21:58,080
our code. Um, we have kind of a general

536
00:21:56,640 --> 00:21:59,600
provision section at the front which has

537
00:21:58,080 --> 00:22:02,000
a lot of kind of housekeeping pieces and

538
00:21:59,600 --> 00:22:03,520
and general introductory language, but

539
00:22:02,000 --> 00:22:05,520
we really get into the meat of it when

540
00:22:03,520 --> 00:22:07,760
we get into zoning districts where we

541
00:22:05,520 --> 00:22:09,760
intend to have a section for each for

542
00:22:07,760 --> 00:22:11,600
each zoning district that really

543
00:22:09,760 --> 00:22:14,080
succinctly lists what the requirements

544
00:22:11,600 --> 00:22:15,919
are. And rather than saying, you know,

545
00:22:14,080 --> 00:22:17,600
exactly how we measure height in every

546
00:22:15,919 --> 00:22:19,039
single zoning district, that'll be later

547
00:22:17,600 --> 00:22:20,640
in this definitions and rules of

548
00:22:19,039 --> 00:22:22,480
measurement. And so you'll just have to

549
00:22:20,640 --> 00:22:24,159
have one number for the height for each

550
00:22:22,480 --> 00:22:26,320
zoning district. And then it'll

551
00:22:24,159 --> 00:22:27,919
reference that, you know, way that that

552
00:22:26,320 --> 00:22:29,600
we measure height later in the code. So

553
00:22:27,919 --> 00:22:31,760
that that's just an example of how these

554
00:22:29,600 --> 00:22:34,080
different pieces will fit together. As

555
00:22:31,760 --> 00:22:35,520
Blake mentioned, um it works really well

556
00:22:34,080 --> 00:22:36,960
when you're online in particular because

557
00:22:35,520 --> 00:22:39,360
you can click and link between these,

558
00:22:36,960 --> 00:22:41,600
but they will of course also be listed

559
00:22:39,360 --> 00:22:43,600
by code number as as they always have

560
00:22:41,600 --> 00:22:45,440
been. Then we can follow up with the

561
00:22:43,600 --> 00:22:48,080
special districts. So, this has the

562
00:22:45,440 --> 00:22:50,960
urban villages, other overlays, and our

563
00:22:48,080 --> 00:22:53,039
institutional master plans. Um we then

564
00:22:50,960 --> 00:22:55,919
have land use. So, this really gets at

565
00:22:53,039 --> 00:22:57,919
our um permitted uses. Right now, each

566
00:22:55,919 --> 00:22:59,280
of our zoning districts has its own list

567
00:22:57,919 --> 00:23:01,440
of permitted uses and they all use

568
00:22:59,280 --> 00:23:02,960
slightly different language. um when we

569
00:23:01,440 --> 00:23:04,640
put them in one place and we can have

570
00:23:02,960 --> 00:23:05,919
one large table that shows what's

571
00:23:04,640 --> 00:23:08,640
allowed in each district, that makes it

572
00:23:05,919 --> 00:23:10,640
a lot easier for um businesses to figure

573
00:23:08,640 --> 00:23:12,480
out where they can open up shop. And so

574
00:23:10,640 --> 00:23:14,400
that that's just a lot more usable for

575
00:23:12,480 --> 00:23:17,600
our community and also a lot more usable

576
00:23:14,400 --> 00:23:19,760
for staff to have the same list of uses

577
00:23:17,600 --> 00:23:21,360
for each district. So you can say with

578
00:23:19,760 --> 00:23:22,960
authority where it's allowed and not

579
00:23:21,360 --> 00:23:25,520
without having to dig into 10 different

580
00:23:22,960 --> 00:23:27,200
parts of our code. And then in that land

581
00:23:25,520 --> 00:23:29,760
use section, we'll also live specific

582
00:23:27,200 --> 00:23:32,240
regulations for particular uses. So, for

583
00:23:29,760 --> 00:23:34,960
instance, our ADU code section, we'll

584
00:23:32,240 --> 00:23:37,120
just cut and paste as it is directly in

585
00:23:34,960 --> 00:23:39,200
into there. So, it'll say, you know,

586
00:23:37,120 --> 00:23:41,039
accessory dwelling units and then it'll

587
00:23:39,200 --> 00:23:43,520
have that that full list of everything

588
00:23:41,039 --> 00:23:45,760
that comes with it.

589
00:23:43,520 --> 00:23:49,360
We then have community design. Um, this

590
00:23:45,760 --> 00:23:51,600
section has is it's really focused on

591
00:23:49,360 --> 00:23:53,440
the slightly larger scale part of how

592
00:23:51,600 --> 00:23:55,440
our community

593
00:23:53,440 --> 00:23:57,679
develops at a kind of land use pattern.

594
00:23:55,440 --> 00:23:59,679
So, it gets at land division and

595
00:23:57,679 --> 00:24:02,320
infrastructure improvement. So the these

596
00:23:59,679 --> 00:24:03,600
are really critical pieces that um we

597
00:24:02,320 --> 00:24:06,480
really work with our public works

598
00:24:03,600 --> 00:24:08,720
partners in particular on. Um but it'll

599
00:24:06,480 --> 00:24:10,799
really reference the other titles in our

600
00:24:08,720 --> 00:24:12,960
code that have things like you know

601
00:24:10,799 --> 00:24:15,120
exactly how deep a pipe needs to go.

602
00:24:12,960 --> 00:24:17,120
That's not moving into the this section

603
00:24:15,120 --> 00:24:19,440
of the code, but saying when you develop

604
00:24:17,120 --> 00:24:21,440
this type of building on this type of

605
00:24:19,440 --> 00:24:23,840
site, you're going to have to do these

606
00:24:21,440 --> 00:24:25,600
types of, you know, water improvements.

607
00:24:23,840 --> 00:24:26,960
Those types of things will be listed

608
00:24:25,600 --> 00:24:28,799
here really clearly so that you don't

609
00:24:26,960 --> 00:24:30,400
have to jump back and forth between

610
00:24:28,799 --> 00:24:33,600
different codes to figure out what you

611
00:24:30,400 --> 00:24:35,520
really need to do for each project.

612
00:24:33,600 --> 00:24:37,840
The environmental protection takes most

613
00:24:35,520 --> 00:24:39,520
of title 16 really as it is and just

614
00:24:37,840 --> 00:24:40,640
shifts it into here. And so that has

615
00:24:39,520 --> 00:24:43,279
things like our critical areas

616
00:24:40,640 --> 00:24:44,880
ordinance, our clearing and grading. Um

617
00:24:43,279 --> 00:24:47,360
our landmark trees will ultimately fit

618
00:24:44,880 --> 00:24:49,440
in there. Um our shoreline master

619
00:24:47,360 --> 00:24:50,799
program all kind of fit in there. Again,

620
00:24:49,440 --> 00:24:52,480
that's more of a cut and paste just so

621
00:24:50,799 --> 00:24:55,520
it's it's all in the same home, but not

622
00:24:52,480 --> 00:24:57,039
a whole lot of changes happening there.

623
00:24:55,520 --> 00:24:58,960
Our administration and procedures is a

624
00:24:57,039 --> 00:25:01,039
lot like title 21. Again, just kind of

625
00:24:58,960 --> 00:25:03,120
shifted in here. Um, but it will work

626
00:25:01,039 --> 00:25:05,279
handinhand with these other pieces to

627
00:25:03,120 --> 00:25:07,919
really clearly lay out kind of step by

628
00:25:05,279 --> 00:25:09,039
step how development happens, what

629
00:25:07,919 --> 00:25:10,960
you're going to need to do with

630
00:25:09,039 --> 00:25:12,960
different type of development um so that

631
00:25:10,960 --> 00:25:14,320
you're not jumping around yet again. And

632
00:25:12,960 --> 00:25:16,000
then at the end, definitions and rules

633
00:25:14,320 --> 00:25:18,080
of measurement. Again, this is just kind

634
00:25:16,000 --> 00:25:19,520
of a simple streamlining that um will

635
00:25:18,080 --> 00:25:21,279
will take a bit of time, but will make

636
00:25:19,520 --> 00:25:23,440
our lives a lot easier down the road

637
00:25:21,279 --> 00:25:26,159
because right now we do have one section

638
00:25:23,440 --> 00:25:29,200
of definitions in title 20, but we also

639
00:25:26,159 --> 00:25:31,840
have definitions in almost every

640
00:25:29,200 --> 00:25:34,480
uh chapter and subsection as well, and

641
00:25:31,840 --> 00:25:37,440
they don't always have the same exact

642
00:25:34,480 --> 00:25:39,679
terminology. Um, and you have to look in

643
00:25:37,440 --> 00:25:41,360
multiple places if you want to kind of

644
00:25:39,679 --> 00:25:42,799
figure out what a specific word might

645
00:25:41,360 --> 00:25:44,720
mean depending on which chapter you're

646
00:25:42,799 --> 00:25:46,799
in. So trying to streamline those, put

647
00:25:44,720 --> 00:25:48,960
them all in one place and make it really

648
00:25:46,799 --> 00:25:51,279
easy to just know exactly what a word

649
00:25:48,960 --> 00:25:54,400
means and how we can interpret it will

650
00:25:51,279 --> 00:25:56,400
make things easier.

651
00:25:54,400 --> 00:25:58,559
So back to this overview. Um this is

652
00:25:56,400 --> 00:26:00,400
just a reminder that we're really

653
00:25:58,559 --> 00:26:02,480
focused today on this middle one on this

654
00:26:00,400 --> 00:26:04,159
unified development code update, but

655
00:26:02,480 --> 00:26:06,000
understanding how it fits in with that

656
00:26:04,159 --> 00:26:07,600
that future work is key. So just giving

657
00:26:06,000 --> 00:26:09,520
you a highle overview of what that

658
00:26:07,600 --> 00:26:11,039
future work looks like here. We're

659
00:26:09,520 --> 00:26:12,559
really seeing the unified development

660
00:26:11,039 --> 00:26:13,919
code is like phase one of this code

661
00:26:12,559 --> 00:26:16,960
update and all of these follow-up

662
00:26:13,919 --> 00:26:19,600
projects as follow-up phases. Um, we've

663
00:26:16,960 --> 00:26:21,840
tentatively put dates on these different

664
00:26:19,600 --> 00:26:23,600
projects, but that will really depend on

665
00:26:21,840 --> 00:26:25,360
what the priorities look like at the

666
00:26:23,600 --> 00:26:27,039
time. Um, if if there's a change in

667
00:26:25,360 --> 00:26:28,640
scope for any of these projects that

668
00:26:27,039 --> 00:26:31,520
that might shift dates or if other

669
00:26:28,640 --> 00:26:32,880
projects get added and rep prioritized,

670
00:26:31,520 --> 00:26:35,039
um, we also will have to shift things

671
00:26:32,880 --> 00:26:37,279
around and and push things out. So,

672
00:26:35,039 --> 00:26:40,159
we'll we'll see where we end up when we

673
00:26:37,279 --> 00:26:42,960
get closer to towards the the phase one

674
00:26:40,159 --> 00:26:44,960
adoption and kind of readress this

675
00:26:42,960 --> 00:26:46,720
outline, but it gives you an idea of

676
00:26:44,960 --> 00:26:48,320
what's coming and and what we're sort of

677
00:26:46,720 --> 00:26:51,120
noting as we're going through the

678
00:26:48,320 --> 00:26:52,640
unified development code update, what

679
00:26:51,120 --> 00:26:55,279
we're setting the stage for and making

680
00:26:52,640 --> 00:26:56,880
sure that it all will fit together. So,

681
00:26:55,279 --> 00:26:58,400
we know that we have a lot of work in

682
00:26:56,880 --> 00:27:02,039
our land use chapter. We've talked a lot

683
00:26:58,400 --> 00:27:02,039
about small scale commercial,

684
00:27:02,080 --> 00:27:07,360
excuse me, and that really links to um

685
00:27:05,279 --> 00:27:09,200
the home occupation code that's going

686
00:27:07,360 --> 00:27:10,400
through now as well. So that that will

687
00:27:09,200 --> 00:27:12,000
get us part of the way there and then

688
00:27:10,400 --> 00:27:14,080
we'll follow up with a full small scale

689
00:27:12,000 --> 00:27:16,240
commercial update. Um we also know that

690
00:27:14,080 --> 00:27:17,760
there's updates to our group home, our

691
00:27:16,240 --> 00:27:19,120
interarm housing, our manufactured home

692
00:27:17,760 --> 00:27:20,640
parks. A lot of that has to do with

693
00:27:19,120 --> 00:27:22,880
state legislation or things that we know

694
00:27:20,640 --> 00:27:24,799
we just want to clean up in our code. We

695
00:27:22,880 --> 00:27:26,559
also know that we need to complete an

696
00:27:24,799 --> 00:27:28,320
annexation plan that was outlined in the

697
00:27:26,559 --> 00:27:29,760
Bellingham plan. And phase one will

698
00:27:28,320 --> 00:27:31,840
really be focusing on that North

699
00:27:29,760 --> 00:27:33,600
Bellingham UG area to make sure we've

700
00:27:31,840 --> 00:27:36,559
identified what land uses we're going to

701
00:27:33,600 --> 00:27:38,880
want to um identify in that area if they

702
00:27:36,559 --> 00:27:42,080
do apply for annexation. What would be

703
00:27:38,880 --> 00:27:46,240
those required land uses?

704
00:27:42,080 --> 00:27:48,640
Um we're also continuing work on cost

705
00:27:46,240 --> 00:27:52,080
recovery. So really looking at how our

706
00:27:48,640 --> 00:27:54,640
finances in our department and um and

707
00:27:52,080 --> 00:27:57,679
the city as a whole can work together

708
00:27:54,640 --> 00:27:59,760
and making sure that our fees are um are

709
00:27:57,679 --> 00:28:01,440
appropriate for the work that gets done

710
00:27:59,760 --> 00:28:03,840
with each of those permits. For

711
00:28:01,440 --> 00:28:06,320
instance, um so that that will continue

712
00:28:03,840 --> 00:28:08,159
and um probably come forward at the end

713
00:28:06,320 --> 00:28:09,039
of next year.

714
00:28:08,159 --> 00:28:11,279
We know there's a lot in our

715
00:28:09,039 --> 00:28:13,039
environmental protection chapter. Um

716
00:28:11,279 --> 00:28:15,360
we're working on landmark trees now, but

717
00:28:13,039 --> 00:28:16,960
there's more on clearing and grading.

718
00:28:15,360 --> 00:28:18,559
Um, we know that the shoreline master

719
00:28:16,960 --> 00:28:20,159
program will have an update in a few

720
00:28:18,559 --> 00:28:21,679
years required by the state. A few of

721
00:28:20,159 --> 00:28:24,320
those different things will will need

722
00:28:21,679 --> 00:28:25,679
work as well. And then there's policy

723
00:28:24,320 --> 00:28:27,360
work outlined in the Bellingham plan

724
00:28:25,679 --> 00:28:30,399
that has to do with our future urban

725
00:28:27,360 --> 00:28:32,399
villages if if we do choose to expand

726
00:28:30,399 --> 00:28:34,399
down the road to identify additional

727
00:28:32,399 --> 00:28:36,720
urban villages or neighborhood centers.

728
00:28:34,399 --> 00:28:38,000
Looking at our transit corridors and our

729
00:28:36,720 --> 00:28:39,279
industrial lands, those are all things

730
00:28:38,000 --> 00:28:40,799
that we talked about in in the

731
00:28:39,279 --> 00:28:42,159
Bellingham plan. They're not things we

732
00:28:40,799 --> 00:28:44,000
have to do right now, but they're things

733
00:28:42,159 --> 00:28:46,640
that we want to do in the next 5 10

734
00:28:44,000 --> 00:28:48,080
years and really identify um how that

735
00:28:46,640 --> 00:28:49,440
that all fits together. And then you can

736
00:28:48,080 --> 00:28:52,559
imagine that that would potentially have

737
00:28:49,440 --> 00:28:54,320
a code update that would follow.

738
00:28:52,559 --> 00:28:56,399
And then we also know that there's more

739
00:28:54,320 --> 00:28:58,880
work on the process chapter and the rest

740
00:28:56,399 --> 00:29:01,279
of the annexation plan. So all of this

741
00:28:58,880 --> 00:29:02,880
is work that will need to be done. We've

742
00:29:01,279 --> 00:29:04,320
tentatively kind of laid it out as

743
00:29:02,880 --> 00:29:06,960
happening in the next three or four

744
00:29:04,320 --> 00:29:08,320
years. Um, but it's a lot and so we want

745
00:29:06,960 --> 00:29:10,480
to make sure that as we're working on

746
00:29:08,320 --> 00:29:12,559
the unified development code, we are

747
00:29:10,480 --> 00:29:15,600
having all of these uh projects in our

748
00:29:12,559 --> 00:29:19,679
mind. So we're making easier to kind of

749
00:29:15,600 --> 00:29:21,919
insert these in the future.

750
00:29:19,679 --> 00:29:23,279
So back to the unified development code,

751
00:29:21,919 --> 00:29:24,480
that's what we'll kind of talk about the

752
00:29:23,279 --> 00:29:26,000
rest of the evening unless there are

753
00:29:24,480 --> 00:29:28,880
questions on everything I just went

754
00:29:26,000 --> 00:29:30,399
through. Um, that's what's kind of shown

755
00:29:28,880 --> 00:29:31,600
in this diagram is how it all fits

756
00:29:30,399 --> 00:29:34,000
together. So there's a lot of state

757
00:29:31,600 --> 00:29:35,600
legislation. You all have seen that a

758
00:29:34,000 --> 00:29:37,840
lot. I will not go into it in detail.

759
00:29:35,600 --> 00:29:38,880
I'll just briefly show that slide that

760
00:29:37,840 --> 00:29:40,799
there's also a lot of staff

761
00:29:38,880 --> 00:29:42,480
coordination. Um you can imagine with

762
00:29:40,799 --> 00:29:43,600
everything I just mentioned. This isn't

763
00:29:42,480 --> 00:29:44,720
just the planning and community

764
00:29:43,600 --> 00:29:46,000
development department. We're working

765
00:29:44,720 --> 00:29:48,159
with parks. We're working with public

766
00:29:46,000 --> 00:29:49,840
works. Um we're working with the mayor's

767
00:29:48,159 --> 00:29:51,600
office. There's a lot that comes

768
00:29:49,840 --> 00:29:54,880
together here and we really see it as a

769
00:29:51,600 --> 00:29:56,640
one city approach. Um the uh mayor led a

770
00:29:54,880 --> 00:29:59,200
conversation about this um in her

771
00:29:56,640 --> 00:30:00,320
strategic initiatives meeting um back in

772
00:29:59,200 --> 00:30:02,399
the spring of this year where

773
00:30:00,320 --> 00:30:03,919
departments from across the city came

774
00:30:02,399 --> 00:30:05,679
together and talked about how a unified

775
00:30:03,919 --> 00:30:07,440
development code makes a lot of sense

776
00:30:05,679 --> 00:30:09,600
for us right now and will will really

777
00:30:07,440 --> 00:30:11,440
help streamline things. So that has been

778
00:30:09,600 --> 00:30:13,279
kind of coordinated across departments.

779
00:30:11,440 --> 00:30:16,320
It's not just us bringing it forward

780
00:30:13,279 --> 00:30:17,520
now. It's it's been thought through. Um,

781
00:30:16,320 --> 00:30:19,039
and then kind of how it all fits

782
00:30:17,520 --> 00:30:20,080
together with the Bellingham plan, the

783
00:30:19,039 --> 00:30:22,240
community engagement that happened

784
00:30:20,080 --> 00:30:24,320
there, um, the leadership we've gotten

785
00:30:22,240 --> 00:30:27,360
from planning commission and council on

786
00:30:24,320 --> 00:30:29,120
a lot of these uh, topics previously.

787
00:30:27,360 --> 00:30:30,240
We've brought all of that that together.

788
00:30:29,120 --> 00:30:32,000
And then, of course, those interim

789
00:30:30,240 --> 00:30:33,520
ordinances. So, there's a lot of pieces

790
00:30:32,000 --> 00:30:35,440
coming together in this. You've seen a

791
00:30:33,520 --> 00:30:38,640
lot of it before, but this is where

792
00:30:35,440 --> 00:30:41,919
it'll all hopefully kind of get a little

793
00:30:38,640 --> 00:30:43,440
messy and then crystallize.

794
00:30:41,919 --> 00:30:44,640
Um, this is that state legislation

795
00:30:43,440 --> 00:30:46,480
slide. I'm not going to look into this,

796
00:30:44,640 --> 00:30:48,000
but it just suffice it to say, there's a

797
00:30:46,480 --> 00:30:49,520
lot of state legislation. Some of these

798
00:30:48,000 --> 00:30:51,840
we've addressed. Some of them are

799
00:30:49,520 --> 00:30:53,840
addressed by our interim ordinances. Um,

800
00:30:51,840 --> 00:30:55,840
and some of them are things to come that

801
00:30:53,840 --> 00:30:57,760
aren't due yet, but they've been um

802
00:30:55,840 --> 00:30:58,960
adopted by the state and their effective

803
00:30:57,760 --> 00:31:00,880
dates are coming in the next couple

804
00:30:58,960 --> 00:31:02,159
years. So, that's also brought into that

805
00:31:00,880 --> 00:31:03,840
slide where I said what's happening in

806
00:31:02,159 --> 00:31:06,559
the next few years. Some of those have

807
00:31:03,840 --> 00:31:08,080
adoptive dates in, you know, 2027, 2028

808
00:31:06,559 --> 00:31:09,760
where we have to have have those updates

809
00:31:08,080 --> 00:31:11,120
together. And then we know that there

810
00:31:09,760 --> 00:31:13,279
might be a small scale commercial or

811
00:31:11,120 --> 00:31:15,039
corner store bill coming back. um it

812
00:31:13,279 --> 00:31:16,559
didn't get passed this last session, but

813
00:31:15,039 --> 00:31:18,720
there's rumblings that it might come

814
00:31:16,559 --> 00:31:21,840
back. So, just like thinking about that

815
00:31:18,720 --> 00:31:23,360
coming as forward as well.

816
00:31:21,840 --> 00:31:24,799
Just a reminder about all of the

817
00:31:23,360 --> 00:31:26,480
community engagement you heard about for

818
00:31:24,799 --> 00:31:28,320
the Bellingham plan. Um these are just

819
00:31:26,480 --> 00:31:30,799
some photos from that effort. And on the

820
00:31:28,320 --> 00:31:32,559
upper right there, uh the 4,000 or so

821
00:31:30,799 --> 00:31:35,120
surveys we got back when we kicked that

822
00:31:32,559 --> 00:31:36,399
effort off. Um we really talked about a

823
00:31:35,120 --> 00:31:39,519
lot of these topics and really tried to

824
00:31:36,399 --> 00:31:41,360
set the stage for some of these, um

825
00:31:39,519 --> 00:31:42,720
updates that we knew were coming. So, in

826
00:31:41,360 --> 00:31:44,399
particular, we talked a lot about middle

827
00:31:42,720 --> 00:31:46,080
housing integration, especially into

828
00:31:44,399 --> 00:31:49,519
that residential low or what's currently

829
00:31:46,080 --> 00:31:51,120
residential single zone um and how we

830
00:31:49,519 --> 00:31:53,440
are consolidating those residential

831
00:31:51,120 --> 00:31:55,200
single zones that currently have a lot

832
00:31:53,440 --> 00:31:57,840
of different regulations across the the

833
00:31:55,200 --> 00:32:00,240
the city and um hopefully consolidating

834
00:31:57,840 --> 00:32:02,480
them into a single residential low zone

835
00:32:00,240 --> 00:32:04,480
and looking at what that might feel

836
00:32:02,480 --> 00:32:06,240
like, look like, how we might regulate

837
00:32:04,480 --> 00:32:08,080
things there and then what the

838
00:32:06,240 --> 00:32:09,600
priorities are for design. that was also

839
00:32:08,080 --> 00:32:11,919
integrated into that interim ordinance

840
00:32:09,600 --> 00:32:12,960
on design review. [snorts] Then we also

841
00:32:11,919 --> 00:32:14,320
talked about a lot of things for the

842
00:32:12,960 --> 00:32:15,440
code updates that are coming. So we

843
00:32:14,320 --> 00:32:19,519
talked a lot about small scale

844
00:32:15,440 --> 00:32:21,200
commercial, we talked about um uh urban

845
00:32:19,519 --> 00:32:23,039
villages, transit corridors, those types

846
00:32:21,200 --> 00:32:24,720
of things as well. So we have a lot of

847
00:32:23,039 --> 00:32:27,039
good community engagement to inform that

848
00:32:24,720 --> 00:32:28,960
work.

849
00:32:27,039 --> 00:32:30,399
And then the Bellingham plan itself also

850
00:32:28,960 --> 00:32:31,840
lays out very clear policies on a number

851
00:32:30,399 --> 00:32:34,080
of these. So, it really laid out that

852
00:32:31,840 --> 00:32:36,000
residential low, medium, high framework.

853
00:32:34,080 --> 00:32:38,000
Talked about minimum densities in all

854
00:32:36,000 --> 00:32:39,760
three of those zones. Um, allowing

855
00:32:38,000 --> 00:32:41,760
flexibility near transit lines and near

856
00:32:39,760 --> 00:32:44,480
urban villages and really laying out a

857
00:32:41,760 --> 00:32:46,080
clear and streamlined process that we

858
00:32:44,480 --> 00:32:47,519
can follow. And so, that's hopefully

859
00:32:46,080 --> 00:32:49,039
what shifting to unified development

860
00:32:47,519 --> 00:32:51,760
code will make things a lot clearer, a

861
00:32:49,039 --> 00:32:55,880
lot more streamlined, um, and just a lot

862
00:32:51,760 --> 00:32:55,880
more usable by the community.

863
00:32:56,000 --> 00:33:00,080
So this is a slide that we used a lot in

864
00:32:58,240 --> 00:33:02,480
the Bellingham plan process to show what

865
00:33:00,080 --> 00:33:04,640
that zoning shift looks like. On the top

866
00:33:02,480 --> 00:33:06,240
you can see our existing residential

867
00:33:04,640 --> 00:33:08,720
single zones which could be low or

868
00:33:06,240 --> 00:33:10,399
medium in density and our residential

869
00:33:08,720 --> 00:33:13,360
multi which are low, medium and high in

870
00:33:10,399 --> 00:33:15,919
density and roughly what they look like

871
00:33:13,360 --> 00:33:18,240
and this shift towards the low, medium

872
00:33:15,919 --> 00:33:20,720
and high in this new approach that's

873
00:33:18,240 --> 00:33:23,039
outlined in the Bellingham plan. Um, and

874
00:33:20,720 --> 00:33:24,080
really it's what we did in the

875
00:33:23,039 --> 00:33:26,080
Bellingham plan was pretty

876
00:33:24,080 --> 00:33:27,679
straightforward in taking all of the

877
00:33:26,080 --> 00:33:29,360
residential single and the low part of

878
00:33:27,679 --> 00:33:31,200
the residential multi and putting that

879
00:33:29,360 --> 00:33:33,440
into residential low and then

880
00:33:31,200 --> 00:33:35,440
residential multimedium became medium

881
00:33:33,440 --> 00:33:37,519
and high became high. So that part was

882
00:33:35,440 --> 00:33:39,120
relatively straightforward and so the

883
00:33:37,519 --> 00:33:40,720
really the big question became what does

884
00:33:39,120 --> 00:33:42,480
residential low look like? So that's

885
00:33:40,720 --> 00:33:44,799
what um a couple of the questions we

886
00:33:42,480 --> 00:33:48,159
have for you all at the end of this very

887
00:33:44,799 --> 00:33:50,000
lengthy but almost over presentation um

888
00:33:48,159 --> 00:33:51,919
look like and so really getting at at

889
00:33:50,000 --> 00:33:54,080
what residential low feels like. Um but

890
00:33:51,919 --> 00:33:57,360
you'll notice in this diagram that low,

891
00:33:54,080 --> 00:33:59,840
medium, and high are very form-based in

892
00:33:57,360 --> 00:34:01,600
appearance. Um there's there's a lot

893
00:33:59,840 --> 00:34:04,880
more variety than what you see in the

894
00:34:01,600 --> 00:34:06,720
residential multi images above. And so

895
00:34:04,880 --> 00:34:08,720
really allowing more options for housing

896
00:34:06,720 --> 00:34:10,399
types was a big part of this, but also

897
00:34:08,720 --> 00:34:12,399
recognizing that the state saying

898
00:34:10,399 --> 00:34:15,040
there's four units allowed on any lot

899
00:34:12,399 --> 00:34:16,480
really changes what density even means.

900
00:34:15,040 --> 00:34:18,720
And so that's a big part of the

901
00:34:16,480 --> 00:34:22,000
questions we have for tonight is really

902
00:34:18,720 --> 00:34:24,240
looking at um how do we want to regulate

903
00:34:22,000 --> 00:34:25,520
what four units per lot means and what

904
00:34:24,240 --> 00:34:27,119
does that that look like? particularly

905
00:34:25,520 --> 00:34:29,679
if if you're doing green field

906
00:34:27,119 --> 00:34:34,399
development and doing you know dozens of

907
00:34:29,679 --> 00:34:36,320
lots per um for for example.

908
00:34:34,399 --> 00:34:38,399
So we had a few clear priorities from

909
00:34:36,320 --> 00:34:39,200
conversations you all had in the past um

910
00:34:38,399 --> 00:34:41,359
particularly talking about

911
00:34:39,200 --> 00:34:43,440
predictability and efficient process

912
00:34:41,359 --> 00:34:44,960
especially for housing development and

913
00:34:43,440 --> 00:34:47,200
also talking about incentives to develop

914
00:34:44,960 --> 00:34:50,480
more units when that's appropriate. So,

915
00:34:47,200 --> 00:34:53,599
for instance, in the interim ordinance

916
00:34:50,480 --> 00:34:57,520
for middle housing, there's a a floor

917
00:34:53,599 --> 00:34:59,839
area ratio table that um allows more

918
00:34:57,520 --> 00:35:01,760
bulky development if you're providing

919
00:34:59,839 --> 00:35:03,440
more units. So, that's a way to incent

920
00:35:01,760 --> 00:35:06,160
in incentivize more units to be

921
00:35:03,440 --> 00:35:07,680
developed.

922
00:35:06,160 --> 00:35:10,320
Um there were a few gaps in the interim

923
00:35:07,680 --> 00:35:11,839
ordinances. Not really gaps in that we

924
00:35:10,320 --> 00:35:13,359
intended to fill them then, but just

925
00:35:11,839 --> 00:35:15,520
details that need to be worked out when

926
00:35:13,359 --> 00:35:18,079
they're integrated into the final code.

927
00:35:15,520 --> 00:35:19,440
So really working out the process and

928
00:35:18,079 --> 00:35:21,599
requirements for really specific

929
00:35:19,440 --> 00:35:22,800
scenarios that that happen. Um our

930
00:35:21,599 --> 00:35:24,160
development community is very creative

931
00:35:22,800 --> 00:35:26,240
and has come up with a lot of different

932
00:35:24,160 --> 00:35:28,160
ways to implement this ordinance and

933
00:35:26,240 --> 00:35:29,359
really figuring out how to make sure all

934
00:35:28,160 --> 00:35:31,599
of those different options and

935
00:35:29,359 --> 00:35:33,440
iterations are covered. Um and and

936
00:35:31,599 --> 00:35:36,960
particularly when that comes to how we

937
00:35:33,440 --> 00:35:38,880
divide our lots, um how we determine

938
00:35:36,960 --> 00:35:41,520
what infrastructure requirements are

939
00:35:38,880 --> 00:35:44,160
required at which stage of the of that

940
00:35:41,520 --> 00:35:46,160
process and then what how those design

941
00:35:44,160 --> 00:35:47,760
requirements fit into all of that. So,

942
00:35:46,160 --> 00:35:49,839
if you're if you're taking a green field

943
00:35:47,760 --> 00:35:52,720
development and you know that you're

944
00:35:49,839 --> 00:35:54,960
going to develop a 100 units um but it's

945
00:35:52,720 --> 00:35:57,760
in a residential low zone and four units

946
00:35:54,960 --> 00:36:00,640
per lot are allowed, how do we really um

947
00:35:57,760 --> 00:36:02,640
work through? Do you define the, you

948
00:36:00,640 --> 00:36:04,160
know, kind of parent lots and then go in

949
00:36:02,640 --> 00:36:06,000
and bring designs for all of the

950
00:36:04,160 --> 00:36:08,000
individual units? Do we allow that to be

951
00:36:06,000 --> 00:36:09,680
all all handled together? Those kinds of

952
00:36:08,000 --> 00:36:10,960
things. we we have a way of working

953
00:36:09,680 --> 00:36:13,359
through it in the interim, but we want

954
00:36:10,960 --> 00:36:15,520
to make sure that all of those details

955
00:36:13,359 --> 00:36:18,079
are are are discussed and identified in

956
00:36:15,520 --> 00:36:22,000
the permanent um code in a way that

957
00:36:18,079 --> 00:36:24,400
really will work for years to come.

958
00:36:22,000 --> 00:36:28,079
So, back to this this image again, just

959
00:36:24,400 --> 00:36:30,320
showing how it all comes together. Um,

960
00:36:28,079 --> 00:36:31,680
and these are kind of the questions

961
00:36:30,320 --> 00:36:33,760
we're going to walk through, but I'm

962
00:36:31,680 --> 00:36:36,079
going to pause on this slide here before

963
00:36:33,760 --> 00:36:37,599
we walk into those questions to just ask

964
00:36:36,079 --> 00:36:38,960
if there are clarifying questions on

965
00:36:37,599 --> 00:36:40,640
everything that was just presented

966
00:36:38,960 --> 00:36:43,800
before we dig into getting feedback from

967
00:36:40,640 --> 00:36:43,800
you all.

968
00:36:44,160 --> 00:36:47,800
No, it was a lot.

969
00:36:48,400 --> 00:36:53,040
The fine clarifying question.

970
00:36:51,040 --> 00:36:56,560
Um,

971
00:36:53,040 --> 00:36:58,400
yeah. Uh if there's anything that um a

972
00:36:56,560 --> 00:37:01,040
little bit more explanation would be

973
00:36:58,400 --> 00:37:02,960
helpful, I can or or or other staff

974
00:37:01,040 --> 00:37:05,520
here. We have quite a few staff here um

975
00:37:02,960 --> 00:37:07,839
can go into that. Um and then we'll kind

976
00:37:05,520 --> 00:37:09,200
of jump into the feedback portion where

977
00:37:07,839 --> 00:37:10,800
you all can [snorts] kind of debate and

978
00:37:09,200 --> 00:37:13,800
really get into the nitty-gritty

979
00:37:10,800 --> 00:37:13,800
details.

980
00:37:19,359 --> 00:37:22,760
Is the UDC

981
00:37:30,320 --> 00:37:35,599
that

982
00:37:33,280 --> 00:37:38,960
» Get it power? There it is. You want me

983
00:37:35,599 --> 00:37:41,086
to restate? Will the UDC implement or

984
00:37:38,960 --> 00:37:43,106
cover I don't know where to look.

985
00:37:41,086 --> 00:37:43,106
[laughter]

986
00:37:44,240 --> 00:37:50,800
» The Washington state building code as

987
00:37:46,240 --> 00:37:53,359
well. So um we have u essentially

988
00:37:50,800 --> 00:37:55,680
incorporated by reference. So it doesn't

989
00:37:53,359 --> 00:37:57,760
bring the entirety of the building code

990
00:37:55,680 --> 00:38:01,119
into that but it gives there's an

991
00:37:57,760 --> 00:38:04,640
enablement uh effort that goes into that

992
00:38:01,119 --> 00:38:07,520
piece of it. So both with the um

993
00:38:04,640 --> 00:38:12,440
building code and the fire code uh that

994
00:38:07,520 --> 00:38:12,440
will be similar process.

995
00:38:16,880 --> 00:38:23,920
How does the unified development code

996
00:38:19,200 --> 00:38:26,240
like work with like a formbbased code?

997
00:38:23,920 --> 00:38:28,800
» Are they unique?

998
00:38:26,240 --> 00:38:30,560
» No, they're not. Um, probably one of the

999
00:38:28,800 --> 00:38:33,200
best examples that I've seen in this

1000
00:38:30,560 --> 00:38:36,800
country where you have a unified

1001
00:38:33,200 --> 00:38:40,000
development code and with a formbbased

1002
00:38:36,800 --> 00:38:44,640
uh approach to that is Buffalo, New

1003
00:38:40,000 --> 00:38:48,079
York. Um, and really, um, what a

1004
00:38:44,640 --> 00:38:50,480
formbbased code does is it it looks at

1005
00:38:48,079 --> 00:38:52,720
and and Miles even touched on this, uh,

1006
00:38:50,480 --> 00:38:56,560
earlier this evening with with regard to

1007
00:38:52,720 --> 00:39:00,480
his public comments, is it gives more

1008
00:38:56,560 --> 00:39:03,520
difference to the form of the building

1009
00:39:00,480 --> 00:39:05,599
and how it interplays with the public

1010
00:39:03,520 --> 00:39:09,200
realm and the space around it rather

1011
00:39:05,599 --> 00:39:14,240
than the than the uses that drive that.

1012
00:39:09,200 --> 00:39:16,640
So most of your traditional zoning is

1013
00:39:14,240 --> 00:39:18,480
is operated from a use-based standpoint

1014
00:39:16,640 --> 00:39:21,280
and says, "Okay, this use can't be next

1015
00:39:18,480 --> 00:39:25,440
to that use and and has a lot more

1016
00:39:21,280 --> 00:39:28,800
detail um organized in that way." or a

1017
00:39:25,440 --> 00:39:31,599
formbbased code still has use components

1018
00:39:28,800 --> 00:39:34,480
to it but often is a lot less emphasized

1019
00:39:31,599 --> 00:39:36,400
and has more detail based on what's the

1020
00:39:34,480 --> 00:39:38,320
scale of the building how does it orient

1021
00:39:36,400 --> 00:39:41,680
to the street what are the you know the

1022
00:39:38,320 --> 00:39:44,000
overall form so in a unified development

1023
00:39:41,680 --> 00:39:45,839
code that's more of a if you think about

1024
00:39:44,000 --> 00:39:47,839
it that's more of an organizational

1025
00:39:45,839 --> 00:39:49,200
structure on how all that plays out

1026
00:39:47,839 --> 00:39:51,359
that's what Elizabeth was really kind of

1027
00:39:49,200 --> 00:39:55,440
going through and and how we organize it

1028
00:39:51,359 --> 00:39:58,560
and how user friendly it is and then we

1029
00:39:55,440 --> 00:40:01,119
can build in some elements of that form

1030
00:39:58,560 --> 00:40:03,200
base to that you see that a little bit

1031
00:40:01,119 --> 00:40:04,720
and I appreciate that we're getting into

1032
00:40:03,200 --> 00:40:07,280
kind of the sausage making and all of

1033
00:40:04,720 --> 00:40:09,200
this but if anybody has done gone

1034
00:40:07,280 --> 00:40:12,000
through our existing code we have

1035
00:40:09,200 --> 00:40:14,480
components of that in the urban villages

1036
00:40:12,000 --> 00:40:16,560
where we talk a lot about you know how

1037
00:40:14,480 --> 00:40:18,720
that building relates to the public

1038
00:40:16,560 --> 00:40:21,200
realm and the spaces like that so there

1039
00:40:18,720 --> 00:40:22,720
our code is currently is very

1040
00:40:21,200 --> 00:40:24,960
interesting and that it's kind of an

1041
00:40:22,720 --> 00:40:27,520
amalgamation of like three different

1042
00:40:24,960 --> 00:40:30,960
types of codes all kind of mashed

1043
00:40:27,520 --> 00:40:33,200
together which makes it very um

1044
00:40:30,960 --> 00:40:35,040
challenging to kind of navigate and

1045
00:40:33,200 --> 00:40:37,680
streamline through it. And so part of

1046
00:40:35,040 --> 00:40:41,440
what this bigger effort is trying to do

1047
00:40:37,680 --> 00:40:43,680
is get a a much more streamlined

1048
00:40:41,440 --> 00:40:46,880
organizational structure and then to the

1049
00:40:43,680 --> 00:40:49,920
extent if you want us to go a little

1050
00:40:46,880 --> 00:40:53,119
heavier into the formbbased type stuff,

1051
00:40:49,920 --> 00:40:55,359
we can absolutely gravitate that way.

1052
00:40:53,119 --> 00:40:58,480
Um, I want to be careful because

1053
00:40:55,359 --> 00:41:00,720
formbbased codes, uh, it's more of an

1054
00:40:58,480 --> 00:41:02,560
umbrella term and there's a variety of

1055
00:41:00,720 --> 00:41:06,400
different formbbased codes that are out

1056
00:41:02,560 --> 00:41:08,720
there. Uh, and so we're not intending to

1057
00:41:06,400 --> 00:41:11,119
go to like the smart code, which is a

1058
00:41:08,720 --> 00:41:13,040
very kind of open platform formbbased

1059
00:41:11,119 --> 00:41:16,920
code. We intend to kind of bring

1060
00:41:13,040 --> 00:41:16,920
elements of that.

1061
00:41:17,119 --> 00:41:22,880
» Thank you. Um, I'll try to make this a

1062
00:41:20,000 --> 00:41:25,200
clarifying question as much as possible.

1063
00:41:22,880 --> 00:41:28,480
Um,

1064
00:41:25,200 --> 00:41:30,240
so 80% of this really makes sense as far

1065
00:41:28,480 --> 00:41:32,960
as streamlining, you know, making sure

1066
00:41:30,240 --> 00:41:36,400
definitions are the same. Urban villages

1067
00:41:32,960 --> 00:41:41,440
like 80 90% of the content is very

1068
00:41:36,400 --> 00:41:42,960
similar. Um, but we do have some things

1069
00:41:41,440 --> 00:41:46,079
that make Bellingham absolutely

1070
00:41:42,960 --> 00:41:48,960
wonderful or unique. And some of our

1071
00:41:46,079 --> 00:41:51,119
codes and tables reflect that. Um, and

1072
00:41:48,960 --> 00:41:53,520
I'm thinking of like Lake Wacom. We have

1073
00:41:51,119 --> 00:41:56,400
some very their neighborhood plan has

1074
00:41:53,520 --> 00:41:58,800
some very specific things in their plan

1075
00:41:56,400 --> 00:41:59,920
that really isn't applyable anywhere

1076
00:41:58,800 --> 00:42:01,760
else. It's not quite in the

1077
00:41:59,920 --> 00:42:04,400
environmental. It's not There are

1078
00:42:01,760 --> 00:42:06,480
certain things and there's concern of

1079
00:42:04,400 --> 00:42:08,560
losing some of that. and one of the

1080
00:42:06,480 --> 00:42:10,720
conversations and I'm trying to see like

1081
00:42:08,560 --> 00:42:11,839
the different the different ways we

1082
00:42:10,720 --> 00:42:13,599
could approach this. I'm trying to

1083
00:42:11,839 --> 00:42:15,520
figure out which way is actually best

1084
00:42:13,599 --> 00:42:18,240
and I'm hoping there's a little bit of a

1085
00:42:15,520 --> 00:42:20,240
amalgamation of keeping some things. One

1086
00:42:18,240 --> 00:42:23,200
of the things we've talked about is in

1087
00:42:20,240 --> 00:42:26,720
our historic housing areas is the like

1088
00:42:23,200 --> 00:42:29,680
decentizing tear down to put up a

1089
00:42:26,720 --> 00:42:32,160
sixplex but incentivizing

1090
00:42:29,680 --> 00:42:34,720
um people keeping the form but changing

1091
00:42:32,160 --> 00:42:37,040
the use. So you have the three-story

1092
00:42:34,720 --> 00:42:39,839
Victorian and then maybe you could make

1093
00:42:37,040 --> 00:42:41,520
that a triplex and then two ADUs on the

1094
00:42:39,839 --> 00:42:44,000
back but the person walking down the

1095
00:42:41,520 --> 00:42:46,480
street sees you know the beautiful

1096
00:42:44,000 --> 00:42:49,520
Victorian that makes Seome or York or

1097
00:42:46,480 --> 00:42:53,520
Colombia you know such a a wonderful

1098
00:42:49,520 --> 00:42:58,319
place. Um, so how would something like

1099
00:42:53,520 --> 00:43:00,720
that, which could be a unique want, um,

1100
00:42:58,319 --> 00:43:04,000
fit within

1101
00:43:00,720 --> 00:43:05,920
this type of process?

1102
00:43:04,000 --> 00:43:07,280
» Well, I I heard two different

1103
00:43:05,920 --> 00:43:08,560
components, so I'm going to try to split

1104
00:43:07,280 --> 00:43:10,480
them and we'll go through that. And I'm

1105
00:43:08,560 --> 00:43:13,280
also going to encourage if if staff

1106
00:43:10,480 --> 00:43:16,560
feels me uh straying too far, they may

1107
00:43:13,280 --> 00:43:20,079
have to wrangle me in a little bit. Um,

1108
00:43:16,560 --> 00:43:21,680
but when we talk about the uh unified

1109
00:43:20,079 --> 00:43:23,680
development code in particular with

1110
00:43:21,680 --> 00:43:25,520
regard to the Lake Watcom and some of

1111
00:43:23,680 --> 00:43:28,319
the environmental as Elizabeth was kind

1112
00:43:25,520 --> 00:43:30,240
of alluding to there are when we say

1113
00:43:28,319 --> 00:43:31,920
environmental that's an umbrella term

1114
00:43:30,240 --> 00:43:34,640
that can have a lot of different

1115
00:43:31,920 --> 00:43:37,200
components and as the land development

1116
00:43:34,640 --> 00:43:40,079
code is structured right now there's

1117
00:43:37,200 --> 00:43:42,720
bits and pieces that are kind of a

1118
00:43:40,079 --> 00:43:45,520
little bit all over the place and so for

1119
00:43:42,720 --> 00:43:48,160
somebody to walk in that's interested in

1120
00:43:45,520 --> 00:43:51,040
in developing or building here and to

1121
00:43:48,160 --> 00:43:54,400
kind of see a logical sequence to how

1122
00:43:51,040 --> 00:43:58,800
they do that and they go from A to B to

1123
00:43:54,400 --> 00:44:02,880
C to D, it's it's not as intuitive as we

1124
00:43:58,800 --> 00:44:05,200
would like. Uh and so when we start to

1125
00:44:02,880 --> 00:44:07,760
um structure this in a way in the

1126
00:44:05,200 --> 00:44:10,319
unified development code, you can start

1127
00:44:07,760 --> 00:44:12,319
to go through and understand those

1128
00:44:10,319 --> 00:44:14,240
things. And there's a there's a logical

1129
00:44:12,319 --> 00:44:17,200
progression that one would go through

1130
00:44:14,240 --> 00:44:19,200
and do that kind of stuff. And you

1131
00:44:17,200 --> 00:44:20,880
almost don't have to know which

1132
00:44:19,200 --> 00:44:24,800
questions to ask because there's a

1133
00:44:20,880 --> 00:44:27,040
there's a sequence to it. Um and so you

1134
00:44:24,800 --> 00:44:29,599
can kind of go through that process a

1135
00:44:27,040 --> 00:44:31,520
little bit more. So if you say okay I'm

1136
00:44:29,599 --> 00:44:34,160
the I'll I'll take it back to the

1137
00:44:31,520 --> 00:44:37,440
example of the use table. One of the

1138
00:44:34,160 --> 00:44:39,760
challenges that exists right now is that

1139
00:44:37,440 --> 00:44:42,079
if you say if you're a prospective

1140
00:44:39,760 --> 00:44:46,480
business oh I have this I want to know

1141
00:44:42,079 --> 00:44:48,319
where I can do it. Well, we would have

1142
00:44:46,480 --> 00:44:50,319
all the different areas and you'd have

1143
00:44:48,319 --> 00:44:52,400
to go to into each chapter and see if

1144
00:44:50,319 --> 00:44:54,000
it's a if you can do it in that chap or

1145
00:44:52,400 --> 00:44:54,960
in that zoning districts and okay, no,

1146
00:44:54,000 --> 00:44:56,079
it's not there. And then you have to go

1147
00:44:54,960 --> 00:44:57,680
to the next one and the next one and the

1148
00:44:56,079 --> 00:45:01,040
next and you have to go through and kind

1149
00:44:57,680 --> 00:45:03,119
of find where it's allowed. Whereas in

1150
00:45:01,040 --> 00:45:06,079
the new use table and the organizational

1151
00:45:03,119 --> 00:45:08,319
structure kind of is a crosswalk that

1152
00:45:06,079 --> 00:45:10,079
starts to say, okay, I can find the use

1153
00:45:08,319 --> 00:45:11,839
and then figure out where it's allowed

1154
00:45:10,079 --> 00:45:14,000
or I can figure out, hey, this is the

1155
00:45:11,839 --> 00:45:17,599
property I own. What can I do? And so it

1156
00:45:14,000 --> 00:45:20,560
it can kind of go both ways and function

1157
00:45:17,599 --> 00:45:24,240
in that in that manner. So it's a lot

1158
00:45:20,560 --> 00:45:26,560
more conducive to a variety of different

1159
00:45:24,240 --> 00:45:28,720
applicant types. You know, it's not just

1160
00:45:26,560 --> 00:45:30,640
okay, I own this property, what can I do

1161
00:45:28,720 --> 00:45:32,880
on that property? Or I have this

1162
00:45:30,640 --> 00:45:34,079
business, where can I where can I put

1163
00:45:32,880 --> 00:45:36,480
that business? And it gives you the

1164
00:45:34,079 --> 00:45:38,640
ability to do both. And the similar

1165
00:45:36,480 --> 00:45:40,560
cases in regard to like some of those

1166
00:45:38,640 --> 00:45:42,480
environmental I have this what are the

1167
00:45:40,560 --> 00:45:44,880
things that I need to do? you know the

1168
00:45:42,480 --> 00:45:47,040
critical areas ordinance portion of that

1169
00:45:44,880 --> 00:45:49,440
can get built in landmark trees. It's

1170
00:45:47,040 --> 00:45:51,760
not specific to any particular zone. It

1171
00:45:49,440 --> 00:45:53,280
is a landmark tree because of the size

1172
00:45:51,760 --> 00:45:55,440
of the tree or the nature of the tree.

1173
00:45:53,280 --> 00:45:57,520
It doesn't matter where it is. So we can

1174
00:45:55,440 --> 00:46:00,160
kind of use that organizational

1175
00:45:57,520 --> 00:46:02,560
structure hopefully to help people move

1176
00:46:00,160 --> 00:46:04,880
through that element and that component

1177
00:46:02,560 --> 00:46:07,520
of it. Now remind me the second part of

1178
00:46:04,880 --> 00:46:09,680
it.

1179
00:46:07,520 --> 00:46:12,640
conversations we've had a few times

1180
00:46:09,680 --> 00:46:14,960
regarding um decentivizing the tear down

1181
00:46:12,640 --> 00:46:17,680
of our historic housing stock and

1182
00:46:14,960 --> 00:46:20,000
incentivizing the adaptive reuse in

1183
00:46:17,680 --> 00:46:21,440
order to meet the housing density that

1184
00:46:20,000 --> 00:46:23,440
would be allowed so that the

1185
00:46:21,440 --> 00:46:25,520
neighborhood continuity.

1186
00:46:23,440 --> 00:46:27,599
» We we keep our beautiful historic

1187
00:46:25,520 --> 00:46:29,839
housing stock but we adapt to the

1188
00:46:27,599 --> 00:46:31,200
current need for how much housing is

1189
00:46:29,839 --> 00:46:33,119
needed for infill.

1190
00:46:31,200 --> 00:46:34,240
» So right now through the interim

1191
00:46:33,119 --> 00:46:37,760
» Different than Cordata.

1192
00:46:34,240 --> 00:46:40,000
» Yes. And and so this is a good example

1193
00:46:37,760 --> 00:46:42,640
of what Elizabeth alluded to there with

1194
00:46:40,000 --> 00:46:44,240
how the interim ordinances work and part

1195
00:46:42,640 --> 00:46:48,000
of the question I think that will pose

1196
00:46:44,240 --> 00:46:50,720
back to you. Um and we can certainly um

1197
00:46:48,000 --> 00:46:52,880
inform that conversation based on the

1198
00:46:50,720 --> 00:46:55,599
examples that we're seeing. But part of

1199
00:46:52,880 --> 00:46:57,680
what we set up in that structure was to

1200
00:46:55,599 --> 00:46:59,807
say, okay, if you have uh and I'll use

1201
00:46:57,680 --> 00:47:00,640
your example of the Victorian era home

1202
00:46:59,807 --> 00:47:02,400
[snorts]

1203
00:47:00,640 --> 00:47:05,440
um that's been developed there, let's

1204
00:47:02,400 --> 00:47:08,319
say, you know, early 1900s as an

1205
00:47:05,440 --> 00:47:12,079
example. Somebody wants to come in and

1206
00:47:08,319 --> 00:47:15,200
take that home um and demise it into

1207
00:47:12,079 --> 00:47:17,440
several different units, albeit smaller

1208
00:47:15,200 --> 00:47:18,960
within that. They still have to, to

1209
00:47:17,440 --> 00:47:21,200
Jerry's point earlier, they still have

1210
00:47:18,960 --> 00:47:24,560
to be able to do that through the

1211
00:47:21,200 --> 00:47:26,160
building code and make sure that they're

1212
00:47:24,560 --> 00:47:29,040
appropriately addressing the building

1213
00:47:26,160 --> 00:47:31,440
code, but we then don't apply this

1214
00:47:29,040 --> 00:47:33,440
concept of density to that. And it's an

1215
00:47:31,440 --> 00:47:35,760
incentive to keep that existing

1216
00:47:33,440 --> 00:47:37,520
structure and um kind of the

1217
00:47:35,760 --> 00:47:40,400
neighborhood character that it helps to

1218
00:47:37,520 --> 00:47:44,319
form. and then anything new that comes

1219
00:47:40,400 --> 00:47:46,480
in on that lot, be it, you know, an ADU

1220
00:47:44,319 --> 00:47:49,119
or additional units, let's say in the

1221
00:47:46,480 --> 00:47:51,040
rear of that property, um, then begins

1222
00:47:49,119 --> 00:47:52,720
to address that. So, it really is a way

1223
00:47:51,040 --> 00:47:55,119
to try to get to what you're talking

1224
00:47:52,720 --> 00:47:57,119
about, which is how do you protect and

1225
00:47:55,119 --> 00:47:58,800
preserve that there. Now, it's not a

1226
00:47:57,119 --> 00:48:00,720
mandate, it's not a requirement, it's an

1227
00:47:58,800 --> 00:48:02,640
incentive based structure behind that.

1228
00:48:00,720 --> 00:48:04,319
And that's the way we've done it in the

1229
00:48:02,640 --> 00:48:07,280
interim ordinance, but as Elizabeth

1230
00:48:04,319 --> 00:48:11,119
alluded to, that's not currently

1231
00:48:07,280 --> 00:48:13,599
embedded in the code. It's it's living

1232
00:48:11,119 --> 00:48:16,640
in uh that interim ordinance, and we

1233
00:48:13,599 --> 00:48:19,680
need to integrate that piece uh into the

1234
00:48:16,640 --> 00:48:22,839
code as we as we finalize it and develop

1235
00:48:19,680 --> 00:48:22,839
it further.

1236
00:48:25,119 --> 00:48:30,280
Not seeing them jump up, so I didn't I

1237
00:48:26,800 --> 00:48:30,280
think I did. Okay.

1238
00:48:34,400 --> 00:48:37,640
Keep going.

1239
00:48:39,280 --> 00:48:44,000
» All right. So, we're going to pose some

1240
00:48:41,920 --> 00:48:47,040
questions for you. I'm going to start

1241
00:48:44,000 --> 00:48:48,559
with the mediest one. These are the

1242
00:48:47,040 --> 00:48:49,760
questions. I circled the first two

1243
00:48:48,559 --> 00:48:51,680
because we kind of have to talk about

1244
00:48:49,760 --> 00:48:53,920
them together. Um, and that's really

1245
00:48:51,680 --> 00:48:55,680
getting at what that kind of density

1246
00:48:53,920 --> 00:48:57,920
term really means in this new

1247
00:48:55,680 --> 00:49:00,480
residential zoning framework. And then

1248
00:48:57,920 --> 00:49:02,079
we're also going to talk about kind of

1249
00:49:00,480 --> 00:49:03,280
how we as staff are thinking about

1250
00:49:02,079 --> 00:49:04,640
streamlining and what our kind of

1251
00:49:03,280 --> 00:49:06,319
guiding principles are and make sure

1252
00:49:04,640 --> 00:49:09,920
that that's in alignment with what you

1253
00:49:06,319 --> 00:49:12,079
all would like to see. Um and then um

1254
00:49:09,920 --> 00:49:14,400
hopefully a more minor conversation is

1255
00:49:12,079 --> 00:49:16,160
how we handle some of the zoning that's

1256
00:49:14,400 --> 00:49:18,880
really remnant from areas that were

1257
00:49:16,160 --> 00:49:21,760
annexed from Watcom County over many

1258
00:49:18,880 --> 00:49:23,680
decades. Um, so let's start with this

1259
00:49:21,760 --> 00:49:26,079
first one. And I'm just going to leave

1260
00:49:23,680 --> 00:49:27,680
this slide up here, but we do have some

1261
00:49:26,079 --> 00:49:29,920
an opportunity to bring up additional

1262
00:49:27,680 --> 00:49:32,240
slides or kind of images if the

1263
00:49:29,920 --> 00:49:34,319
conversation takes us that way. Um, but

1264
00:49:32,240 --> 00:49:36,559
this is bringing back that image we

1265
00:49:34,319 --> 00:49:39,440
talked about earlier, but below it,

1266
00:49:36,559 --> 00:49:42,000
we've added just a very basic

1267
00:49:39,440 --> 00:49:43,920
description of what each zone would look

1268
00:49:42,000 --> 00:49:46,319
like. And most of this is laid out in

1269
00:49:43,920 --> 00:49:47,839
the Bellingham plan already. Um, so for

1270
00:49:46,319 --> 00:49:50,800
instance, what housing types are allowed

1271
00:49:47,839 --> 00:49:53,440
already listed under those uh, land use

1272
00:49:50,800 --> 00:49:55,440
designations in the Bellingham plan. The

1273
00:49:53,440 --> 00:49:57,200
requirement to have minimum density in

1274
00:49:55,440 --> 00:49:59,359
all three zones and have that kind of

1275
00:49:57,200 --> 00:50:01,760
tier overtime. So have a have a higher

1276
00:49:59,359 --> 00:50:05,040
minimum density in medium than in low,

1277
00:50:01,760 --> 00:50:06,400
etc. Um, but exactly how we do that is

1278
00:50:05,040 --> 00:50:08,240
not laid out in the Bellingham plan

1279
00:50:06,400 --> 00:50:10,480
because that's code and the Bellingham

1280
00:50:08,240 --> 00:50:11,760
plan is policy. And so as we're

1281
00:50:10,480 --> 00:50:13,200
developing the code, we want to talk

1282
00:50:11,760 --> 00:50:14,480
through what that really will look like

1283
00:50:13,200 --> 00:50:17,040
and get a little bit of feedback from

1284
00:50:14,480 --> 00:50:20,000
you all. So, um, we've listed under

1285
00:50:17,040 --> 00:50:22,559
housing type kind of a tiered approach

1286
00:50:20,000 --> 00:50:23,920
that's pretty much in alignment with the

1287
00:50:22,559 --> 00:50:25,599
Bellingham plan. We've just kind of

1288
00:50:23,920 --> 00:50:27,119
simplified the terminology. So, for

1289
00:50:25,599 --> 00:50:28,960
instance, single unit detached might

1290
00:50:27,119 --> 00:50:30,400
mean a traditional single family home.

1291
00:50:28,960 --> 00:50:31,680
It could mean a small lot home. It could

1292
00:50:30,400 --> 00:50:33,119
mean cottage housing. It just means you

1293
00:50:31,680 --> 00:50:35,359
have a single unit. It's not attached to

1294
00:50:33,119 --> 00:50:36,880
any other units. Um, and so you can

1295
00:50:35,359 --> 00:50:38,559
imagine single unit attached might be

1296
00:50:36,880 --> 00:50:41,119
like town homes, things like that.

1297
00:50:38,559 --> 00:50:43,440
multiplexes or things like duplexes,

1298
00:50:41,119 --> 00:50:45,280
triplexes, um the stacked flat kind of

1299
00:50:43,440 --> 00:50:47,760
approach, which is often like a triplex

1300
00:50:45,280 --> 00:50:49,359
but stacked on top of one another.

1301
00:50:47,760 --> 00:50:51,760
That's kind of what those terms mean.

1302
00:50:49,359 --> 00:50:55,280
And you can see that as we get into the

1303
00:50:51,760 --> 00:50:58,800
um larger scale zones, we allow more

1304
00:50:55,280 --> 00:51:00,240
kind of apartment building typologies.

1305
00:50:58,800 --> 00:51:01,440
But then when we look at density,

1306
00:51:00,240 --> 00:51:04,559
there's kind of a question of how we

1307
00:51:01,440 --> 00:51:06,960
handle that because the state said four

1308
00:51:04,559 --> 00:51:09,599
units per lot. And that's not at all how

1309
00:51:06,960 --> 00:51:11,359
we have counted density in the past. We

1310
00:51:09,599 --> 00:51:12,880
have always regulated density. I don't

1311
00:51:11,359 --> 00:51:14,960
know if I can say always. I've not been

1312
00:51:12,880 --> 00:51:18,559
around that long, but we for a very long

1313
00:51:14,960 --> 00:51:20,640
time regulated density as how many units

1314
00:51:18,559 --> 00:51:23,119
are allowed based on the size of the

1315
00:51:20,640 --> 00:51:25,040
lot. So you can imagine that looks very

1316
00:51:23,119 --> 00:51:27,040
different from how many units per lot,

1317
00:51:25,040 --> 00:51:28,400
no matter the size of the lot. We have a

1318
00:51:27,040 --> 00:51:30,079
lot of differently sized lots in

1319
00:51:28,400 --> 00:51:32,079
Bellingham.

1320
00:51:30,079 --> 00:51:33,839
And so there's sort of this relationship

1321
00:51:32,079 --> 00:51:36,240
between a parent lot, which is kind of

1322
00:51:33,839 --> 00:51:38,000
the lots you can imagine we have today,

1323
00:51:36,240 --> 00:51:41,040
um, in a lot of our residential low that

1324
00:51:38,000 --> 00:51:43,440
might be between five and 20,000 square

1325
00:51:41,040 --> 00:51:45,599
feet in size. Quite a bit of variety.

1326
00:51:43,440 --> 00:51:47,520
Um, but most of them are around 5,000

1327
00:51:45,599 --> 00:51:51,280
square feet, but there there are quite a

1328
00:51:47,520 --> 00:51:53,680
few in that range. Um, and that four

1329
00:51:51,280 --> 00:51:55,359
units or more, depending on what you're

1330
00:51:53,680 --> 00:51:57,520
doing there and where it is, are allowed

1331
00:51:55,359 --> 00:51:59,599
on each of those lots. So then you can

1332
00:51:57,520 --> 00:52:01,599
make child lots for each of those new

1333
00:51:59,599 --> 00:52:03,839
units if you so desire. So you might

1334
00:52:01,599 --> 00:52:05,520
build four cottage units on a lot like

1335
00:52:03,839 --> 00:52:07,359
in this example right here. And you can

1336
00:52:05,520 --> 00:52:09,839
create child lots by splitting into four

1337
00:52:07,359 --> 00:52:11,680
new lots. That ends there. You don't get

1338
00:52:09,839 --> 00:52:13,760
four more units on each of those lots.

1339
00:52:11,680 --> 00:52:18,599
That's been clarified.

1340
00:52:13,760 --> 00:52:18,599
So that's what this all looks like. But

1341
00:52:21,680 --> 00:52:25,599
» Exactly.

1342
00:52:23,200 --> 00:52:27,359
Okay. Um, can we go back to that about

1343
00:52:25,599 --> 00:52:28,800
the can't just split split split and

1344
00:52:27,359 --> 00:52:30,559
split? There are some lots it seems to

1345
00:52:28,800 --> 00:52:33,040
me you could split and then split a

1346
00:52:30,559 --> 00:52:34,480
second time. Is there a framework or

1347
00:52:33,040 --> 00:52:36,480
rules that are already established under

1348
00:52:34,480 --> 00:52:37,839
state law to because there's some

1349
00:52:36,480 --> 00:52:40,400
birchwood sized lots that you could

1350
00:52:37,839 --> 00:52:44,000
split and potentially split again or

1351
00:52:40,400 --> 00:52:46,720
split and then put in an ADU or two. So,

1352
00:52:44,000 --> 00:52:49,200
» So that's part of the question. So, when

1353
00:52:46,720 --> 00:52:50,800
we say we want to talk about density, we

1354
00:52:49,200 --> 00:52:52,160
have sort of minimum density, but we

1355
00:52:50,800 --> 00:52:53,760
also have maximum density. And

1356
00:52:52,160 --> 00:52:55,359
traditionally we've only used [snorts]

1357
00:52:53,760 --> 00:52:56,720
maximum density in our kind of

1358
00:52:55,359 --> 00:52:58,000
residential single area and we've said

1359
00:52:56,720 --> 00:52:59,839
you can't develop more than a certain

1360
00:52:58,000 --> 00:53:02,640
amount. So on those 20,000 square foot

1361
00:52:59,839 --> 00:53:06,720
lots there was one unit allowed. Um the

1362
00:53:02,640 --> 00:53:08,880
state law allows us to still use that

1363
00:53:06,720 --> 00:53:11,440
approach for that parent lot. So we

1364
00:53:08,880 --> 00:53:13,200
could still say the parent lot has to be

1365
00:53:11,440 --> 00:53:14,800
at least 20,000 square feet in size and

1366
00:53:13,200 --> 00:53:17,520
you only get four units on it. We could

1367
00:53:14,800 --> 00:53:20,079
say that. Or we could say across the

1368
00:53:17,520 --> 00:53:22,160
whole city it's 5,000 square feet or

1369
00:53:20,079 --> 00:53:25,520
7,000 square feet. whatever it is and

1370
00:53:22,160 --> 00:53:27,520
you get you can subdivide those larger

1371
00:53:25,520 --> 00:53:29,040
lots to that smaller size and then get

1372
00:53:27,520 --> 00:53:31,040
your four units. That's an approach we

1373
00:53:29,040 --> 00:53:32,000
could also take. So that that's within

1374
00:53:31,040 --> 00:53:35,040
our

1375
00:53:32,000 --> 00:53:38,800
» Does state law contemplate or allow um

1376
00:53:35,040 --> 00:53:40,720
setting a minimum possible lot size. So

1377
00:53:38,800 --> 00:53:42,880
for example, pretend it's a thousand

1378
00:53:40,720 --> 00:53:46,240
square feet that you can divide as much

1379
00:53:42,880 --> 00:53:48,400
as you want until you divide. You can't

1380
00:53:46,240 --> 00:53:51,280
go any smaller. Could we regulate it

1381
00:53:48,400 --> 00:53:52,640
that way? So we don't define how many

1382
00:53:51,280 --> 00:53:54,480
times you're going to split a parent lot

1383
00:53:52,640 --> 00:53:56,400
and then split it again. We just simply

1384
00:53:54,480 --> 00:53:59,200
say you can split until you get to a

1385
00:53:56,400 --> 00:54:00,880
minimum. Is that allowed? Is that

1386
00:53:59,200 --> 00:54:03,680
contemplated?

1387
00:54:00,880 --> 00:54:05,200
» We can definitely do that and we can

1388
00:54:03,680 --> 00:54:07,680
define what that minimum parent lot size

1389
00:54:05,200 --> 00:54:10,160
is and that's kind of what we are

1390
00:54:07,680 --> 00:54:11,839
suggesting here. So we wrote maximum

1391
00:54:10,160 --> 00:54:14,000
density through minimum parent lot size

1392
00:54:11,839 --> 00:54:16,079
and that's kind of what staff is

1393
00:54:14,000 --> 00:54:17,119
recommending. um particularly if we're

1394
00:54:16,079 --> 00:54:18,720
looking at you know green field

1395
00:54:17,119 --> 00:54:20,960
development saying there's a minimum

1396
00:54:18,720 --> 00:54:22,800
parent lot size but then you can still

1397
00:54:20,960 --> 00:54:24,640
get your four units but we could do the

1398
00:54:22,800 --> 00:54:28,720
same thing for infill development as

1399
00:54:24,640 --> 00:54:31,440
well. Um the state law only says that we

1400
00:54:28,720 --> 00:54:34,160
have to allow those child lots to be

1401
00:54:31,440 --> 00:54:36,319
created as small as a thousand square

1402
00:54:34,160 --> 00:54:38,000
feet.

1403
00:54:36,319 --> 00:54:40,160
But you can imagine with most of our

1404
00:54:38,000 --> 00:54:41,920
lots being around 5,000 square feet or

1405
00:54:40,160 --> 00:54:43,920
larger.

1406
00:54:41,920 --> 00:54:45,920
So, state law already gives us a safe

1407
00:54:43,920 --> 00:54:48,960
harbor of saying 1,00 square feet for

1408
00:54:45,920 --> 00:54:50,319
the minimum parent lot size

1409
00:54:48,960 --> 00:54:53,839
» Or the minimum where we would be

1410
00:54:50,319 --> 00:54:56,000
required to allow child lots, but we can

1411
00:54:53,839 --> 00:54:58,240
create a minimum or maximum parent lot

1412
00:54:56,000 --> 00:54:59,280
size. And the state law doesn't say what

1413
00:54:58,240 --> 00:55:02,559
those have to be.

1414
00:54:59,280 --> 00:55:04,960
» Okay. Sorry. The minimum the 10,00

1415
00:55:02,559 --> 00:55:07,440
isn't minimum parent size, it's minimum

1416
00:55:04,960 --> 00:55:09,680
child size. Gotcha.

1417
00:55:07,440 --> 00:55:14,240
I I feel like the parent child lot

1418
00:55:09,680 --> 00:55:17,200
terminology is new to me at least. Um is

1419
00:55:14,240 --> 00:55:18,960
the idea there that the parent lot is

1420
00:55:17,200 --> 00:55:22,640
for like density purposes and the child

1421
00:55:18,960 --> 00:55:24,880
lot is like for ownership of like those

1422
00:55:22,640 --> 00:55:26,960
four units being individually owned like

1423
00:55:24,880 --> 00:55:29,119
how how do those how do is there a

1424
00:55:26,960 --> 00:55:31,920
definition that for parent and child

1425
00:55:29,119 --> 00:55:33,839
that distinguishes them? Um, I'm sure

1426
00:55:31,920 --> 00:55:35,760
that the state guidance had a formal

1427
00:55:33,839 --> 00:55:38,319
definition that we will probably read

1428
00:55:35,760 --> 00:55:40,960
from in our code, but basically the

1429
00:55:38,319 --> 00:55:43,359
parent child lot relationship is

1430
00:55:40,960 --> 00:55:46,000
constructed because of the four units

1431
00:55:43,359 --> 00:55:48,160
per lot definition. What they mean is

1432
00:55:46,000 --> 00:55:50,640
four units per parent lot and then you

1433
00:55:48,160 --> 00:55:53,440
can create sublots or child lots from

1434
00:55:50,640 --> 00:55:55,280
that. And so in order to meet that four

1435
00:55:53,440 --> 00:55:57,520
units per lot definition, we need to

1436
00:55:55,280 --> 00:55:59,760
define some sort of way of saying these

1437
00:55:57,520 --> 00:56:04,240
are parent lots and these are child lots

1438
00:55:59,760 --> 00:56:06,079
with this code update. And so you could

1439
00:56:04,240 --> 00:56:08,160
never make child lots if you wanted to.

1440
00:56:06,079 --> 00:56:09,440
If someone has a 10,000 foot lot and

1441
00:56:08,160 --> 00:56:11,520
they have a house on it and they don't

1442
00:56:09,440 --> 00:56:14,319
do anything to it, it's technically a

1443
00:56:11,520 --> 00:56:16,000
parent lot. It reserves um future

1444
00:56:14,319 --> 00:56:18,079
flexibility. If you know someone else

1445
00:56:16,000 --> 00:56:20,079
owns it in the future, they could then

1446
00:56:18,079 --> 00:56:21,440
do that that change. So by default it's

1447
00:56:20,079 --> 00:56:23,040
a parent lot.

1448
00:56:21,440 --> 00:56:25,839
» But Mike raises a really interesting

1449
00:56:23,040 --> 00:56:28,960
point and one of the issues that's on my

1450
00:56:25,839 --> 00:56:31,200
mind has to do with ownership and

1451
00:56:28,960 --> 00:56:33,520
ownership is easier when you have

1452
00:56:31,200 --> 00:56:36,799
separate lots to own as opposed to

1453
00:56:33,520 --> 00:56:39,920
economy minimized a shared lot. So there

1454
00:56:36,799 --> 00:56:43,119
is a utility and a simplicity in terms

1455
00:56:39,920 --> 00:56:44,640
of legal and financial frameworks to

1456
00:56:43,119 --> 00:56:46,720
split a lot as opposed to kind of

1457
00:56:44,640 --> 00:56:48,000
minimize a lot. So, I mean, I think

1458
00:56:46,720 --> 00:56:49,599
there's an important point here

1459
00:56:48,000 --> 00:56:52,559
» And it gets back to the divide and

1460
00:56:49,599 --> 00:56:55,200
divide again. If you someone takes a

1461
00:56:52,559 --> 00:56:57,119
20,000 foot lot and divides it up into

1462
00:56:55,200 --> 00:57:00,160
child lots, does that live on with the

1463
00:56:57,119 --> 00:57:01,599
plat and like recorded at the auditor 20

1464
00:57:00,160 --> 00:57:03,839
years later if someone wants to divide

1465
00:57:01,599 --> 00:57:05,280
their lot.

1466
00:57:03,839 --> 00:57:06,640
I'm sorry, that was a child lot. You

1467
00:57:05,280 --> 00:57:09,760
can't divide it. Is that a sensible

1468
00:57:06,640 --> 00:57:11,920
phrase that would come into play?

1469
00:57:09,760 --> 00:57:14,400
Um that is exactly the conversation

1470
00:57:11,920 --> 00:57:16,079
we've been having and what we're trying

1471
00:57:14,400 --> 00:57:18,079
to figure out what we should be doing.

1472
00:57:16,079 --> 00:57:19,680
Um we have flexibility. So the state

1473
00:57:18,079 --> 00:57:22,319
doesn't say how we have to handle that.

1474
00:57:19,680 --> 00:57:25,359
And so let's say we did have a minimum

1475
00:57:22,319 --> 00:57:26,640
parent lot size. Um one way of

1476
00:57:25,359 --> 00:57:28,160
approaching that would be for these

1477
00:57:26,640 --> 00:57:29,839
infill projects. If you have a 20,000

1478
00:57:28,160 --> 00:57:32,720
foot lot and let's say we had for the

1479
00:57:29,839 --> 00:57:36,000
sake of math a 5,000 foot minimum parent

1480
00:57:32,720 --> 00:57:39,839
lot size, we could say

1481
00:57:36,000 --> 00:57:41,920
you can split that lot into four 5,000

1482
00:57:39,839 --> 00:57:43,680
foot lots and make four new parent lots

1483
00:57:41,920 --> 00:57:46,400
and then you can for each of those do

1484
00:57:43,680 --> 00:57:47,839
four units. We could allow a single

1485
00:57:46,400 --> 00:57:50,640
process that does that all together to

1486
00:57:47,839 --> 00:57:53,280
streamline it, make it easier, etc. or

1487
00:57:50,640 --> 00:57:55,200
we could even go so far as to say you

1488
00:57:53,280 --> 00:57:57,680
have to do that before developing so

1489
00:57:55,200 --> 00:58:00,319
that we preserve future development

1490
00:57:57,680 --> 00:58:02,240
capacity. These are all questions we

1491
00:58:00,319 --> 00:58:03,839
have and kind of are curious what your

1492
00:58:02,240 --> 00:58:05,920
all thoughts are. Um I don't know if you

1493
00:58:03,839 --> 00:58:08,000
want to add anything to that, Blake.

1494
00:58:05,920 --> 00:58:11,680
» I'll just try to reemphasize it maybe

1495
00:58:08,000 --> 00:58:15,839
with an example where you have a again a

1496
00:58:11,680 --> 00:58:18,720
a the 20,000 square foot lot.

1497
00:58:15,839 --> 00:58:21,280
If you were coming in today to build on

1498
00:58:18,720 --> 00:58:23,200
that under the interim rules, you would

1499
00:58:21,280 --> 00:58:25,359
have a choice.

1500
00:58:23,200 --> 00:58:27,200
And let's say that 20,000 is not the

1501
00:58:25,359 --> 00:58:28,799
minimum. It's above what the the current

1502
00:58:27,200 --> 00:58:32,000
minimum lot size is today. You just

1503
00:58:28,799 --> 00:58:34,160
happen to own a large lot. You could

1504
00:58:32,000 --> 00:58:36,640
under today's interim regulations, you

1505
00:58:34,160 --> 00:58:39,839
could build that four to six units on

1506
00:58:36,640 --> 00:58:42,640
there as it exists today.

1507
00:58:39,839 --> 00:58:46,400
Or you could go through

1508
00:58:42,640 --> 00:58:48,000
the process of creating new smaller lot

1509
00:58:46,400 --> 00:58:49,760
configuration

1510
00:58:48,000 --> 00:58:53,599
and you could say you could divide it in

1511
00:58:49,760 --> 00:58:57,599
half and do two tens or four or 5,000

1512
00:58:53,599 --> 00:58:59,599
square foot lots. And in that context,

1513
00:58:57,599 --> 00:59:02,960
as long as you're meeting today's

1514
00:58:59,599 --> 00:59:06,319
current code for the minimum lot size,

1515
00:59:02,960 --> 00:59:08,400
then you're establishing new parent

1516
00:59:06,319 --> 00:59:11,920
lots.

1517
00:59:08,400 --> 00:59:14,720
And and so that that process exists

1518
00:59:11,920 --> 00:59:17,599
today. And what we're trying to get to

1519
00:59:14,720 --> 00:59:22,079
is once you've established that parent

1520
00:59:17,599 --> 00:59:25,440
lot size, then it goes down to where the

1521
00:59:22,079 --> 00:59:28,160
the child lot is. And so that's the

1522
00:59:25,440 --> 00:59:30,160
challenge of it is is you we get to set

1523
00:59:28,160 --> 00:59:33,119
as a city

1524
00:59:30,160 --> 00:59:35,440
what we want that parent to be and if

1525
00:59:33,119 --> 00:59:38,079
it's currently that size then you don't

1526
00:59:35,440 --> 00:59:41,040
get to you get one iteration of going to

1527
00:59:38,079 --> 00:59:42,400
the child lot but nothing further but if

1528
00:59:41,040 --> 00:59:44,720
you happen to have something that's

1529
00:59:42,400 --> 00:59:47,920
greater than that you could go out and

1530
00:59:44,720 --> 00:59:51,040
say okay let's take for example a 20

1531
00:59:47,920 --> 00:59:53,599
acre site you know and I could go in and

1532
00:59:51,040 --> 00:59:57,760
I can go through the subdivision process

1533
00:59:53,599 --> 01:00:00,880
And I can create, you know, x number of

1534
00:59:57,760 --> 01:00:01,599
parent lots and go through that process.

1535
01:00:00,880 --> 01:00:03,440
Is that

1536
01:00:01,599 --> 01:00:06,079
» And the parent and the parent lot would

1537
01:00:03,440 --> 01:00:08,079
be say 5,000 foot.

1538
01:00:06,079 --> 01:00:10,880
» We It's what we would set.

1539
01:00:08,079 --> 01:00:12,480
» Yeah. Through this process,

1540
01:00:10,880 --> 01:00:14,319
» I think the challenge is communicating

1541
01:00:12,480 --> 01:00:15,760
long-term

1542
01:00:14,319 --> 01:00:16,799
that home you bought,

1543
01:00:15,760 --> 01:00:19,359
» Right,

1544
01:00:16,799 --> 01:00:20,640
» Is not further subdividable.

1545
01:00:19,359 --> 01:00:22,480
» Yes. And there is

1546
01:00:20,640 --> 01:00:24,000
» Because it's because it's already at the

1547
01:00:22,480 --> 01:00:28,640
lowest lot size.

1548
01:00:24,000 --> 01:00:31,040
» There there's a term called uh uh parcel

1549
01:00:28,640 --> 01:00:33,359
genealogy which is basically like you

1550
01:00:31,040 --> 01:00:36,079
know if you think about how that's where

1551
01:00:33,359 --> 01:00:39,359
the kind of parent child comes from

1552
01:00:36,079 --> 01:00:41,920
where it's like how far down the

1553
01:00:39,359 --> 01:00:45,119
generational train do you go? I remember

1554
01:00:41,920 --> 01:00:48,960
a a meeting we had here where there was

1555
01:00:45,119 --> 01:00:51,200
some PD scanned file from the 80s that

1556
01:00:48,960 --> 01:00:52,079
had you know some sort of genealogy of

1557
01:00:51,200 --> 01:00:53,760
like well

1558
01:00:52,079 --> 01:00:54,880
» It was written down back then that this

1559
01:00:53,760 --> 01:00:57,119
was supposed to happen but it doesn't

1560
01:00:54,880 --> 01:00:59,200
really well today's rules

1561
01:00:57,119 --> 01:01:01,440
» To answer your question maybe a little

1562
01:00:59,200 --> 01:01:05,119
more precisely

1563
01:01:01,440 --> 01:01:06,559
that's as far as you can go under this

1564
01:01:05,119 --> 01:01:09,680
current set of rules that we're

1565
01:01:06,559 --> 01:01:12,799
discussing. Is there a possibility that

1566
01:01:09,680 --> 01:01:14,400
some time in the future that we revamp

1567
01:01:12,799 --> 01:01:17,280
those rules and allow further

1568
01:01:14,400 --> 01:01:18,960
consideration beyond that? Sure. But

1569
01:01:17,280 --> 01:01:22,400
what we're trying to do is set a

1570
01:01:18,960 --> 01:01:26,319
framework and a structure now that one

1571
01:01:22,400 --> 01:01:28,480
meets the the needs of our community and

1572
01:01:26,319 --> 01:01:30,160
is consistent with state law and kind of

1573
01:01:28,480 --> 01:01:33,599
goes through and thinks about our growth

1574
01:01:30,160 --> 01:01:35,359
management efforts. Um, but if you think

1575
01:01:33,599 --> 01:01:39,359
back historically a little bit and I'll

1576
01:01:35,359 --> 01:01:40,960
get to your question in a second. Um,

1577
01:01:39,359 --> 01:01:44,559
if you look at a lot of our development

1578
01:01:40,960 --> 01:01:47,200
pattern, fact back to the late 1800s, we

1579
01:01:44,559 --> 01:01:52,319
had lots that were 25- foot increments

1580
01:01:47,200 --> 01:01:54,720
and people came in and you you basically

1581
01:01:52,319 --> 01:01:56,640
uh bought what you could afford. You'd

1582
01:01:54,720 --> 01:01:57,920
buy two and and put them together. You'd

1583
01:01:56,640 --> 01:01:59,599
buy three and put them together. You'd

1584
01:01:57,920 --> 01:02:01,760
buy four. And so they were kind of a kit

1585
01:01:59,599 --> 01:02:04,720
of parts and you would just assemble it

1586
01:02:01,760 --> 01:02:07,440
and build the home that you could fit on

1587
01:02:04,720 --> 01:02:09,599
that piece of it. This is almost a

1588
01:02:07,440 --> 01:02:11,520
little bit reverse of that where hey you

1589
01:02:09,599 --> 01:02:14,000
have the larger and now I'm going to try

1590
01:02:11,520 --> 01:02:16,079
to pull it apart a little bit and create

1591
01:02:14,000 --> 01:02:17,520
these different opportunities. And the

1592
01:02:16,079 --> 01:02:19,040
question becomes when you start to get

1593
01:02:17,520 --> 01:02:21,040
into what Elizabeth was talking about

1594
01:02:19,040 --> 01:02:23,599
with those

1595
01:02:21,040 --> 01:02:25,760
minimum lot sizes that are a thousand.

1596
01:02:23,599 --> 01:02:28,319
It's because you start talking about

1597
01:02:25,760 --> 01:02:30,240
town homes or row homes or other things

1598
01:02:28,319 --> 01:02:33,040
like that where we want to have fee

1599
01:02:30,240 --> 01:02:35,440
simple lots which is a little different

1600
01:02:33,040 --> 01:02:37,119
than the condominiumization

1601
01:02:35,440 --> 01:02:39,040
conversation which adds a whole new

1602
01:02:37,119 --> 01:02:41,839
complexity. So

1603
01:02:39,040 --> 01:02:43,680
» So um going forward some things like

1604
01:02:41,839 --> 01:02:45,280
depending on the pathways things that I

1605
01:02:43,680 --> 01:02:48,319
would want to know when it comes towards

1606
01:02:45,280 --> 01:02:50,640
our table. Um you had said something

1607
01:02:48,319 --> 01:02:52,799
about um

1608
01:02:50,640 --> 01:02:54,960
you know if uh there's going to be

1609
01:02:52,799 --> 01:02:57,760
development we could either say you know

1610
01:02:54,960 --> 01:02:59,280
okay this is the size of lot or you know

1611
01:02:57,760 --> 01:03:01,839
these are the opportunities or this is

1612
01:02:59,280 --> 01:03:04,079
what you have to do um I would want to

1613
01:03:01,839 --> 01:03:06,319
know more about from the assessor side

1614
01:03:04,079 --> 01:03:08,880
of things if we prescribe this is what

1615
01:03:06,319 --> 01:03:10,400
you have to do because if somebody has a

1616
01:03:08,880 --> 01:03:11,760
20,000

1617
01:03:10,400 --> 01:03:14,400
you know foot lot and they want to

1618
01:03:11,760 --> 01:03:16,640
divide it in half to build another house

1619
01:03:14,400 --> 01:03:19,119
and sell that and And then we've

1620
01:03:16,640 --> 01:03:21,200
decided, okay, so if you have two

1621
01:03:19,119 --> 01:03:24,799
10,000, you actually have to take it

1622
01:03:21,200 --> 01:03:27,520
down to 21,000 and they have to be

1623
01:03:24,799 --> 01:03:29,039
separated or separate and and kind of

1624
01:03:27,520 --> 01:03:31,039
like the old days where you could, well,

1625
01:03:29,039 --> 01:03:33,440
I'm going to buy or pay and I'm going to

1626
01:03:31,039 --> 01:03:35,920
keep 10 of them for myself. I'd want to

1627
01:03:33,440 --> 01:03:37,359
know how the assessor would tax that. I

1628
01:03:35,920 --> 01:03:40,319
don't want to be in a situation that

1629
01:03:37,359 --> 01:03:42,400
we're requiring to go down to the

1630
01:03:40,319 --> 01:03:44,720
smallest parcel and have that be

1631
01:03:42,400 --> 01:03:47,119
independent and then it's taxed

1632
01:03:44,720 --> 01:03:48,799
differently because I don't know if it

1633
01:03:47,119 --> 01:03:50,960
would be, but I don't want to see a

1634
01:03:48,799 --> 01:03:53,440
situation that somebody's can't afford

1635
01:03:50,960 --> 01:03:56,079
to buy something because their property

1636
01:03:53,440 --> 01:03:59,119
taxed out above how they're going to use

1637
01:03:56,079 --> 01:04:01,760
it. Um, I'm I'm thinking, you know,

1638
01:03:59,119 --> 01:04:03,440
somebody who has, you know, a 10,000

1639
01:04:01,760 --> 01:04:05,359
square foot and they want to divide it

1640
01:04:03,440 --> 01:04:07,599
down to build a mother-in-law or to do

1641
01:04:05,359 --> 01:04:09,839
something that if we're forcing them to

1642
01:04:07,599 --> 01:04:11,839
do more than what they plan, not only

1643
01:04:09,839 --> 01:04:13,440
the cost of doing that because of the

1644
01:04:11,839 --> 01:04:15,280
whole process of fees and everything

1645
01:04:13,440 --> 01:04:16,559
through the city, what does that look

1646
01:04:15,280 --> 01:04:21,680
like, but how are they going to get

1647
01:04:16,559 --> 01:04:25,039
taxed? Um I like the idea of um that we

1648
01:04:21,680 --> 01:04:27,440
set a certain size and then within that

1649
01:04:25,039 --> 01:04:29,599
you know the scope of what can be done

1650
01:04:27,440 --> 01:04:31,200
and then tracking and then being able to

1651
01:04:29,599 --> 01:04:32,799
have it on the assessor that you know

1652
01:04:31,200 --> 01:04:35,359
you've reached the end of the rabbit

1653
01:04:32,799 --> 01:04:39,440
hole you can't divide it further down.

1654
01:04:35,359 --> 01:04:42,400
I'd also want to know too how the state

1655
01:04:39,440 --> 01:04:44,559
um where you could have four units and

1656
01:04:42,400 --> 01:04:46,799
so you know a lot of neighborhoods they

1657
01:04:44,559 --> 01:04:49,200
do have 5,000 square feet but if you

1658
01:04:46,799 --> 01:04:51,280
come in New York a lot of them are 3,000

1659
01:04:49,200 --> 01:04:56,400
so you're not going to be able to get

1660
01:04:51,280 --> 01:04:58,640
four 1,000 foot. So would we then if we

1661
01:04:56,400 --> 01:05:00,079
were doing basically a you know a

1662
01:04:58,640 --> 01:05:02,319
minimum development you know

1663
01:05:00,079 --> 01:05:06,160
prescriptive you got to do this then

1664
01:05:02,319 --> 01:05:08,640
would somebody uh have to do a a duplex

1665
01:05:06,160 --> 01:05:12,960
and then condominiumize that and then

1666
01:05:08,640 --> 01:05:15,359
have two additional at a 1000 foot and

1667
01:05:12,960 --> 01:05:18,079
in the big picture for me to know is it

1668
01:05:15,359 --> 01:05:19,839
5,000 is it 3,000 you know like what

1669
01:05:18,079 --> 01:05:21,680
does that look like it's a little bit of

1670
01:05:19,839 --> 01:05:24,400
the form base like how far from the

1671
01:05:21,680 --> 01:05:27,920
street how much percentage age is open

1672
01:05:24,400 --> 01:05:30,880
space. Um, uh, you know, you can't go

1673
01:05:27,920 --> 01:05:33,200
envelope to envelope, edge to edge with

1674
01:05:30,880 --> 01:05:35,680
building for a lot of reasons. So, what

1675
01:05:33,200 --> 01:05:39,280
does that physically look like to be

1676
01:05:35,680 --> 01:05:41,119
able to maximize infill

1677
01:05:39,280 --> 01:05:43,200
um, but still meet some of these other

1678
01:05:41,119 --> 01:05:45,920
code requirements? And there's for me a

1679
01:05:43,200 --> 01:05:47,520
difference between green field and

1680
01:05:45,920 --> 01:05:49,839
infilled. And I know we're trying to

1681
01:05:47,520 --> 01:05:52,240
streamline and have one rule, but I

1682
01:05:49,839 --> 01:05:53,839
almost feel like Greenfield could

1683
01:05:52,240 --> 01:05:56,480
potentially have a slightly different

1684
01:05:53,839 --> 01:05:59,280
rule where we are prescribing this is

1685
01:05:56,480 --> 01:06:00,960
what you must do versus infill. These

1686
01:05:59,280 --> 01:06:02,880
are all the opportunities of what you

1687
01:06:00,960 --> 01:06:06,480
can do. Um

1688
01:06:02,880 --> 01:06:09,359
» Can I offer a little bit of um

1689
01:06:06,480 --> 01:06:11,440
I think context or maybe perspective on

1690
01:06:09,359 --> 01:06:14,880
one thing you said and that was that you

1691
01:06:11,440 --> 01:06:17,920
can't build building to building. We

1692
01:06:14,880 --> 01:06:20,079
can, we may choose not to, but I'm just

1693
01:06:17,920 --> 01:06:22,480
I just I want to for sake of this

1694
01:06:20,079 --> 01:06:24,480
conversation

1695
01:06:22,480 --> 01:06:28,160
set that table with that. I mean, if we

1696
01:06:24,480 --> 01:06:31,359
were to do town homes or row homes or

1697
01:06:28,160 --> 01:06:34,960
there is a building vernacular where you

1698
01:06:31,359 --> 01:06:38,000
could do that um and and let that be.

1699
01:06:34,960 --> 01:06:40,720
That's not a very common form in our

1700
01:06:38,000 --> 01:06:43,200
current building vernacular, but if that

1701
01:06:40,720 --> 01:06:45,599
is something in in particular areas

1702
01:06:43,200 --> 01:06:47,280
where we wanted to allow for that, that

1703
01:06:45,599 --> 01:06:50,240
could be an option. You're absolutely

1704
01:06:47,280 --> 01:06:53,039
right when it comes to that has

1705
01:06:50,240 --> 01:06:55,039
different implications from storm water

1706
01:06:53,039 --> 01:06:58,240
requirements, from fire and building

1707
01:06:55,039 --> 01:07:01,119
code requirements, but there are ways to

1708
01:06:58,240 --> 01:07:04,799
to embrace that form if that's something

1709
01:07:01,119 --> 01:07:06,720
that we want to to offer. I guess I was

1710
01:07:04,799 --> 01:07:08,960
I could understand that in the

1711
01:07:06,720 --> 01:07:12,880
residential high and perhaps medium, but

1712
01:07:08,960 --> 01:07:15,680
I wasn't seeing that 3,000 square foot

1713
01:07:12,880 --> 01:07:18,799
lot in a low density going corner to

1714
01:07:15,680 --> 01:07:22,000
corner, edge to edge and still in my

1715
01:07:18,799 --> 01:07:22,400
opinion be considered a residential low,

1716
01:07:22,000 --> 01:07:24,559
» Right?

1717
01:07:22,400 --> 01:07:27,440
» Um so I know those are things we're

1718
01:07:24,559 --> 01:07:30,400
going to have to be looking at. But um

1719
01:07:27,440 --> 01:07:32,240
yes, I know lots of places downtown that

1720
01:07:30,400 --> 01:07:34,640
go corner to corner and take up the

1721
01:07:32,240 --> 01:07:37,359
entire lot, but to me that moves kind of

1722
01:07:34,640 --> 01:07:38,160
right to the screen and not so much the

1723
01:07:37,359 --> 01:07:40,079
one on the left.

1724
01:07:38,160 --> 01:07:42,000
» Yeah. And I just wanted on the on the

1725
01:07:40,079 --> 01:07:45,359
left side under residential low, we have

1726
01:07:42,000 --> 01:07:47,520
that single unit attached as one of the

1727
01:07:45,359 --> 01:07:52,000
forms. So that is more of the

1728
01:07:47,520 --> 01:07:54,079
traditional town home style. It also in

1729
01:07:52,000 --> 01:07:57,119
some respects could be and it's a term

1730
01:07:54,079 --> 01:07:59,680
we don't use all that often but it's the

1731
01:07:57,119 --> 01:08:03,359
stacked flat. So it's the it's the

1732
01:07:59,680 --> 01:08:06,000
vertical orientation of the unit. So if

1733
01:08:03,359 --> 01:08:09,359
you think about cities like Boston or

1734
01:08:06,000 --> 01:08:10,640
San Francisco, you have, you know, many

1735
01:08:09,359 --> 01:08:14,559
of those that are a kind of a

1736
01:08:10,640 --> 01:08:16,640
three-story walk up and each level is um

1737
01:08:14,559 --> 01:08:19,199
a separate unit, independent unit,

1738
01:08:16,640 --> 01:08:21,199
whether that's under one, you know,

1739
01:08:19,199 --> 01:08:23,759
common ownership or individually, you

1740
01:08:21,199 --> 01:08:27,040
know, own. But those types of examples

1741
01:08:23,759 --> 01:08:28,719
where you can get a little bit more

1742
01:08:27,040 --> 01:08:30,799
density. So that's part of what we have

1743
01:08:28,719 --> 01:08:33,759
to kind of think through is what do we

1744
01:08:30,799 --> 01:08:37,199
want the form of those buildings to be.

1745
01:08:33,759 --> 01:08:38,560
Um ownership adds a nuance to that that

1746
01:08:37,199 --> 01:08:41,440
you know we want to think through and

1747
01:08:38,560 --> 01:08:43,759
make sure we're intentional about uh and

1748
01:08:41,440 --> 01:08:45,920
especially as it comes to planning out

1749
01:08:43,759 --> 01:08:48,159
utilities and other things of that

1750
01:08:45,920 --> 01:08:50,799
nature. But yeah,

1751
01:08:48,159 --> 01:08:52,080
» Can I follow up too on um I think a

1752
01:08:50,799 --> 01:08:53,520
couple of things you laid out are

1753
01:08:52,080 --> 01:08:55,759
exactly in line with what we would

1754
01:08:53,520 --> 01:08:57,520
propose. Um, but I do want to clarify

1755
01:08:55,759 --> 01:08:59,359
that

1756
01:08:57,520 --> 01:09:01,520
um I think you you're talking a lot

1757
01:08:59,359 --> 01:09:03,520
about like not requiring certain types

1758
01:09:01,520 --> 01:09:05,679
of development or subdivision if it's

1759
01:09:03,520 --> 01:09:08,799
infill. I think that's certainly in line

1760
01:09:05,679 --> 01:09:11,600
with what we're hoping. So you can see

1761
01:09:08,799 --> 01:09:14,480
where we have um the minimum density for

1762
01:09:11,600 --> 01:09:16,400
instance we say through a single maximum

1763
01:09:14,480 --> 01:09:18,080
parent lot size when new parent lots are

1764
01:09:16,400 --> 01:09:19,600
created. So when you're doing green

1765
01:09:18,080 --> 01:09:21,120
field development that's fairly easy to

1766
01:09:19,600 --> 01:09:23,199
say you're you're going to be creating a

1767
01:09:21,120 --> 01:09:24,319
bunch of new parent lots. We want to

1768
01:09:23,199 --> 01:09:26,000
make sure that we're getting a certain

1769
01:09:24,319 --> 01:09:28,560
level of density. So, you can't make

1770
01:09:26,000 --> 01:09:30,719
those lots larger than a certain amount.

1771
01:09:28,560 --> 01:09:32,480
Um, but that's if you're already

1772
01:09:30,719 --> 01:09:35,279
creating new new parent lots. We don't

1773
01:09:32,480 --> 01:09:37,600
want to keep development from happening

1774
01:09:35,279 --> 01:09:39,520
in infill. So, if you have, you know,

1775
01:09:37,600 --> 01:09:42,480
like let's say you have a 7,000 foot lot

1776
01:09:39,520 --> 01:09:45,839
and we've said that the minimum density

1777
01:09:42,480 --> 01:09:47,440
is you you have to have at least um you

1778
01:09:45,839 --> 01:09:49,359
can't have lots larger than 5,000 square

1779
01:09:47,440 --> 01:09:51,600
ft. We're not going to say you have to

1780
01:09:49,359 --> 01:09:54,800
split your lot if you want to create

1781
01:09:51,600 --> 01:09:56,640
another unit. Um, we're going to leave

1782
01:09:54,800 --> 01:09:58,640
flexibility so people can decide whether

1783
01:09:56,640 --> 01:10:03,120
they want to condise, whether they want

1784
01:09:58,640 --> 01:10:05,679
to um uh create separate lots and have

1785
01:10:03,120 --> 01:10:08,080
an an ownership structure with fe simple

1786
01:10:05,679 --> 01:10:09,600
lots. We want to allow flexibility. That

1787
01:10:08,080 --> 01:10:13,760
that's really the goal with a lot of

1788
01:10:09,600 --> 01:10:15,520
this. And the way that we currently look

1789
01:10:13,760 --> 01:10:18,080
at kind of like how small you can create

1790
01:10:15,520 --> 01:10:20,480
a lot um is actually really based on

1791
01:10:18,080 --> 01:10:22,640
what's feasible to actually build there.

1792
01:10:20,480 --> 01:10:25,440
So if someone has a 3,000 foot lot and

1793
01:10:22,640 --> 01:10:27,440
they found a way to build four town

1794
01:10:25,440 --> 01:10:29,120
houses on it that meet our setbacks and

1795
01:10:27,440 --> 01:10:31,520
our height restrictions and everything

1796
01:10:29,120 --> 01:10:33,040
and they want to come and create

1797
01:10:31,520 --> 01:10:34,800
separate lots for those four even though

1798
01:10:33,040 --> 01:10:36,640
that's less than 1,000 square feet. The

1799
01:10:34,800 --> 01:10:39,280
state says we don't have to allow that,

1800
01:10:36,640 --> 01:10:40,400
but we would want to allow that because

1801
01:10:39,280 --> 01:10:42,159
if they're going to build the four town

1802
01:10:40,400 --> 01:10:44,880
houses anyway, why would we not allow

1803
01:10:42,159 --> 01:10:46,640
them to be sold and build that that kind

1804
01:10:44,880 --> 01:10:48,719
of ownership structure? So, we

1805
01:10:46,640 --> 01:10:50,560
definitely want to build flexibility in

1806
01:10:48,719 --> 01:10:52,960
there and we just want to have a

1807
01:10:50,560 --> 01:10:54,800
framework for how to process that and

1808
01:10:52,960 --> 01:10:57,280
make that really clear.

1809
01:10:54,800 --> 01:11:00,880
» It's probably also worth mentioning that

1810
01:10:57,280 --> 01:11:03,120
the building code does set minimum

1811
01:11:00,880 --> 01:11:04,880
habitability sizes for bedrooms and

1812
01:11:03,120 --> 01:11:08,000
other things like that. So, it's not

1813
01:11:04,880 --> 01:11:10,480
that you're creating unsafe or untenable

1814
01:11:08,000 --> 01:11:12,320
living uh circumstances. There are some

1815
01:11:10,480 --> 01:11:14,400
things that help guide it kind of on the

1816
01:11:12,320 --> 01:11:16,800
on the other end of the spectrum as

1817
01:11:14,400 --> 01:11:18,239
well.

1818
01:11:16,800 --> 01:11:20,560
» That's sort of where where I wanted to

1819
01:11:18,239 --> 01:11:22,880
go. Um but first a comment on taxes. We

1820
01:11:20,560 --> 01:11:25,040
can't control that. If you have a 20,000

1821
01:11:22,880 --> 01:11:26,560
foot lot, you divide it into four 5,000

1822
01:11:25,040 --> 01:11:28,719
foot lots, your property taxes will go

1823
01:11:26,560 --> 01:11:30,640
up because they're more valuable and the

1824
01:11:28,719 --> 01:11:33,040
excessor will know it. And we cannot

1825
01:11:30,640 --> 01:11:37,040
stop that. We cannot regulate it. I was

1826
01:11:33,040 --> 01:11:40,080
just saying that we prescribed that we

1827
01:11:37,040 --> 01:11:41,920
had to break it down to

1828
01:11:40,080 --> 01:11:43,679
» When you go to do your development. It's

1829
01:11:41,920 --> 01:11:46,000
like, oh, you're going to develop. So,

1830
01:11:43,679 --> 01:11:50,480
because of that, we have a maximum

1831
01:11:46,000 --> 01:11:52,719
development. You must sorry, you must

1832
01:11:50,480 --> 01:11:56,400
develop it this way. Then you're forcing

1833
01:11:52,719 --> 01:11:59,120
someone to develop the 20 1,000 foot

1834
01:11:56,400 --> 01:12:00,560
lots even though they're maybe only

1835
01:11:59,120 --> 01:12:02,159
wanting to do two 10,000.

1836
01:12:00,560 --> 01:12:04,080
» Yeah. I never imagined that kind of

1837
01:12:02,159 --> 01:12:04,239
forcing. I think that's what Elizabeth

1838
01:12:04,080 --> 01:12:07,040
said.

1839
01:12:04,239 --> 01:12:09,360
» It was just a comment made like we could

1840
01:12:07,040 --> 01:12:11,280
and I was moving towards like I don't

1841
01:12:09,360 --> 01:12:13,360
know if I would support that. It was

1842
01:12:11,280 --> 01:12:15,120
like the opportunity is there if we

1843
01:12:13,360 --> 01:12:15,440
wanted to. But that's why I was saying

1844
01:12:15,120 --> 01:12:16,159
I'

1845
01:12:15,440 --> 01:12:17,920
» I get it now

1846
01:12:16,159 --> 01:12:21,280
» To go that direction. I would have all

1847
01:12:17,920 --> 01:12:23,440
these questions about cost and stuff so

1848
01:12:21,280 --> 01:12:25,760
that we are not prescribing something

1849
01:12:23,440 --> 01:12:28,239
creating unaffordability. So it was in

1850
01:12:25,760 --> 01:12:30,320
response to what we could do, not

1851
01:12:28,239 --> 01:12:31,199
necessarily what is being suggested by

1852
01:12:30,320 --> 01:12:33,360
staff.

1853
01:12:31,199 --> 01:12:36,239
» I think none of our regulations compel

1854
01:12:33,360 --> 01:12:38,880
people to do anything, but they do stop

1855
01:12:36,239 --> 01:12:40,080
you from doing something. That's a

1856
01:12:38,880 --> 01:12:41,440
regulations tend to work the other way

1857
01:12:40,080 --> 01:12:43,120
around. I want to go back to parent

1858
01:12:41,440 --> 01:12:44,480
child. I think parent child is confusing

1859
01:12:43,120 --> 01:12:46,080
language and I think we should throw it

1860
01:12:44,480 --> 01:12:48,960
away.

1861
01:12:46,080 --> 01:12:52,400
I think we should only talk about

1862
01:12:48,960 --> 01:12:53,920
minimum and undividable lots.

1863
01:12:52,400 --> 01:12:55,440
Um,

1864
01:12:53,920 --> 01:12:57,280
and that's just the easiest way to

1865
01:12:55,440 --> 01:13:00,560
regulate it. I don't care what your

1866
01:12:57,280 --> 01:13:02,560
genealogy is. And the reason why minimum

1867
01:13:00,560 --> 01:13:04,480
lots is useful is kind of I think that

1868
01:13:02,560 --> 01:13:06,159
dubtales nicely with what I'm hoping

1869
01:13:04,480 --> 01:13:08,800
for, which is a move towards form-based

1870
01:13:06,159 --> 01:13:10,960
code. As you said, uh, Mr. Lion, we have

1871
01:13:08,800 --> 01:13:12,800
other regulations

1872
01:13:10,960 --> 01:13:16,159
um that have to do with setback or fire

1873
01:13:12,800 --> 01:13:19,120
separation or minimum uh, uh, size of

1874
01:13:16,159 --> 01:13:21,840
bedrooms, right? I mean we talk about in

1875
01:13:19,120 --> 01:13:23,920
terms of size and and and minimums of

1876
01:13:21,840 --> 01:13:25,280
things you can do and and the minimum

1877
01:13:23,920 --> 01:13:27,920
amount of buffer you need to give and

1878
01:13:25,280 --> 01:13:29,840
the minimum separation. It's natural to

1879
01:13:27,920 --> 01:13:32,159
talk about minimum lot size and we never

1880
01:13:29,840 --> 01:13:34,400
have to use the word parent and child.

1881
01:13:32,159 --> 01:13:37,199
So I think that's a simpler framework to

1882
01:13:34,400 --> 01:13:40,000
go to. Um but then it brings me to the

1883
01:13:37,199 --> 01:13:41,679
idea of like zero lot line. So uh first

1884
01:13:40,000 --> 01:13:44,400
of all residential high is missing

1885
01:13:41,679 --> 01:13:46,560
something. That is where you get zero

1886
01:13:44,400 --> 01:13:48,320
lot line property property development

1887
01:13:46,560 --> 01:13:50,000
all the time. I should hope so. So

1888
01:13:48,320 --> 01:13:51,520
that's actually not that residential

1889
01:13:50,000 --> 01:13:53,760
high illustration to me looks like

1890
01:13:51,520 --> 01:13:56,560
residential medium.

1891
01:13:53,760 --> 01:13:59,840
That's not Barcelona. That's not any big

1892
01:13:56,560 --> 01:14:01,840
city I've ever been to. That's not high.

1893
01:13:59,840 --> 01:14:05,679
Um on residential low, pretend that one

1894
01:14:01,840 --> 01:14:07,600
tripack lot doesn't have an ADU on it.

1895
01:14:05,679 --> 01:14:09,760
Why can't I to again create ownership

1896
01:14:07,600 --> 01:14:12,159
opportunities divide it right down that

1897
01:14:09,760 --> 01:14:14,800
shared wall

1898
01:14:12,159 --> 01:14:16,719
right that would be a zero lot line

1899
01:14:14,800 --> 01:14:19,280
separation I haven't increased changed

1900
01:14:16,719 --> 01:14:21,840
the form I haven't increased the density

1901
01:14:19,280 --> 01:14:24,960
but I've now created ownership in a way

1902
01:14:21,840 --> 01:14:26,960
that banks and people can understand

1903
01:14:24,960 --> 01:14:28,719
and as long as that little weird one in

1904
01:14:26,960 --> 01:14:31,280
the middle which I would actually make

1905
01:14:28,719 --> 01:14:34,080
into a T-shape if I was in charge of the

1906
01:14:31,280 --> 01:14:36,159
lot is above whatever our minimum lot

1907
01:14:34,080 --> 01:14:38,719
size is then it should be fine. It may

1908
01:14:36,159 --> 01:14:41,520
be weird, but it'll be bankable. It'll

1909
01:14:38,719 --> 01:14:43,920
be viable. So, I'd rather we just talk

1910
01:14:41,520 --> 01:14:46,640
about minimum lot size when it comes to

1911
01:14:43,920 --> 01:14:48,239
dividing and not worry about someone

1912
01:14:46,640 --> 01:14:49,840
saying, "Oh, but state says you can put

1913
01:14:48,239 --> 01:14:51,199
four units on there because I know you

1914
01:14:49,840 --> 01:14:52,080
will never put four units on there

1915
01:14:51,199 --> 01:14:54,000
because I know there are other

1916
01:14:52,080 --> 01:14:56,480
regulations will stop you from doing

1917
01:14:54,000 --> 01:14:58,480
that." So, I'd rather go back to talking

1918
01:14:56,480 --> 01:15:00,400
about form-based code and how that

1919
01:14:58,480 --> 01:15:02,480
limits what can go on a lot because I

1920
01:15:00,400 --> 01:15:04,080
think that will be the limiting factor.

1921
01:15:02,480 --> 01:15:05,679
That's where we need to get it right.

1922
01:15:04,080 --> 01:15:07,920
Not worry about the state's formulation

1923
01:15:05,679 --> 01:15:09,520
of one four units per lot because I

1924
01:15:07,920 --> 01:15:11,199
think the state legislature thought

1925
01:15:09,520 --> 01:15:13,760
about it wrong and looked through the

1926
01:15:11,199 --> 01:15:15,920
wrong end of the telescope.

1927
01:15:13,760 --> 01:15:19,120
» We're trying to be mindful in some

1928
01:15:15,920 --> 01:15:21,280
respects to uh and Jerry alluded to this

1929
01:15:19,120 --> 01:15:24,080
earlier is that the state building code

1930
01:15:21,280 --> 01:15:26,640
is catching up, right? We did a lot of

1931
01:15:24,080 --> 01:15:29,440
of conversation about the land use

1932
01:15:26,640 --> 01:15:31,920
regulations, but there's existing and

1933
01:15:29,440 --> 01:15:34,400
current discussions that are going on to

1934
01:15:31,920 --> 01:15:36,719
do multipplex buildings, to do single

1935
01:15:34,400 --> 01:15:39,280
stair buildings, to do scissor stair

1936
01:15:36,719 --> 01:15:42,560
buildings, and those components will

1937
01:15:39,280 --> 01:15:45,760
open up more conversation about the

1938
01:15:42,560 --> 01:15:47,920
forms of those buildings. And so part of

1939
01:15:45,760 --> 01:15:50,640
what we're trying to endeavor to do in

1940
01:15:47,920 --> 01:15:52,880
this effort is make sure we're not

1941
01:15:50,640 --> 01:15:56,960
preventing or precluding those forms

1942
01:15:52,880 --> 01:15:59,440
that we don't see uh you know a lot of

1943
01:15:56,960 --> 01:16:02,239
examples of right now and and anticipate

1944
01:15:59,440 --> 01:16:04,560
where we think some of those other

1945
01:16:02,239 --> 01:16:08,880
building codes may open up. So, the idea

1946
01:16:04,560 --> 01:16:10,480
of um I would agree with you that in

1947
01:16:08,880 --> 01:16:13,120
some of these smaller lot

1948
01:16:10,480 --> 01:16:16,480
configurations, it's hard to wrap your

1949
01:16:13,120 --> 01:16:20,159
head around four units on a particular

1950
01:16:16,480 --> 01:16:22,320
lot, especially if your context and

1951
01:16:20,159 --> 01:16:25,040
frame of reference is much more of a

1952
01:16:22,320 --> 01:16:27,440
horizontal separation and unit next to

1953
01:16:25,040 --> 01:16:29,920
unit or you know that kind of thing.

1954
01:16:27,440 --> 01:16:33,920
If we open up that context and think

1955
01:16:29,920 --> 01:16:37,199
about two up, two down or or stacked

1956
01:16:33,920 --> 01:16:40,480
flats, the the possibility of unit

1957
01:16:37,199 --> 01:16:42,640
configuration expands

1958
01:16:40,480 --> 01:16:43,920
a fair bit more than than that

1959
01:16:42,640 --> 01:16:46,080
horizontal. So I just want to make sure

1960
01:16:43,920 --> 01:16:49,280
we leave enough room in the conversation

1961
01:16:46,080 --> 01:16:52,239
» Formbbased and codebased limitation

1962
01:16:49,280 --> 01:16:53,520
rather than a zoning based limitation.

1963
01:16:52,239 --> 01:16:55,920
Right? And I think the zoning based

1964
01:16:53,520 --> 01:16:58,000
limitations is going to tie us in knots.

1965
01:16:55,920 --> 01:16:58,800
I think we need to do more form and

1966
01:16:58,000 --> 01:17:00,400
building code based.

1967
01:16:58,800 --> 01:17:02,640
» And I think that's part of why we're

1968
01:17:00,400 --> 01:17:05,280
going to the unifor unified development

1969
01:17:02,640 --> 01:17:09,280
code and the formbbased elements in that

1970
01:17:05,280 --> 01:17:12,560
is because if we set the parameters the

1971
01:17:09,280 --> 01:17:15,440
right way, then whether you configure

1972
01:17:12,560 --> 01:17:19,040
them this way, that way or the other way

1973
01:17:15,440 --> 01:17:21,040
is really less material. You know, I

1974
01:17:19,040 --> 01:17:22,400
jokingly call it kind of a Mr. potato

1975
01:17:21,040 --> 01:17:24,080
head approach where you know you have

1976
01:17:22,400 --> 01:17:25,600
the basic form and you can put the

1977
01:17:24,080 --> 01:17:27,440
different eyes on it and the different

1978
01:17:25,600 --> 01:17:28,880
eyebrows and the hat and all the things.

1979
01:17:27,440 --> 01:17:30,560
Well, if you put it in a housing

1980
01:17:28,880 --> 01:17:33,040
context, you can put different porches,

1981
01:17:30,560 --> 01:17:35,679
you can orient them different ways.

1982
01:17:33,040 --> 01:17:38,080
We're less concerned about that as long

1983
01:17:35,679 --> 01:17:40,159
as it meets, you know, fire and building

1984
01:17:38,080 --> 01:17:43,440
code and those type of pieces. But if

1985
01:17:40,159 --> 01:17:46,080
you have a oddly shaped lot and you can

1986
01:17:43,440 --> 01:17:49,120
do something a little different, it you

1987
01:17:46,080 --> 01:17:51,280
shouldn't be limited to just

1988
01:17:49,120 --> 01:17:53,440
an archaic way of kind of structuring

1989
01:17:51,280 --> 01:17:55,520
that. We want to give enough context and

1990
01:17:53,440 --> 01:17:58,560
enough flexibility to be able to to

1991
01:17:55,520 --> 01:18:01,679
allow for that variety.

1992
01:17:58,560 --> 01:18:04,960
» Can I and I think this is

1993
01:18:01,679 --> 01:18:08,480
to Michael's point. I'm the idea around

1994
01:18:04,960 --> 01:18:11,199
density now seems really challenging to

1995
01:18:08,480 --> 01:18:14,159
communicate and what we're trying to do

1996
01:18:11,199 --> 01:18:16,960
is simplify and and

1997
01:18:14,159 --> 01:18:20,080
it sounds like we might make things very

1998
01:18:16,960 --> 01:18:22,080
complicated still. So, if if we were to

1999
01:18:20,080 --> 01:18:24,000
move to something that's more form-based

2000
01:18:22,080 --> 01:18:26,719
and we like don't worry about the

2001
01:18:24,000 --> 01:18:29,120
density component of it as much and

2002
01:18:26,719 --> 01:18:31,920
think more about the form, we're going

2003
01:18:29,120 --> 01:18:35,120
to simplify it. And it's it's what can

2004
01:18:31,920 --> 01:18:38,400
you fit in the space, not what size lot

2005
01:18:35,120 --> 01:18:41,199
was it? What size lot is it now? What is

2006
01:18:38,400 --> 01:18:42,560
it big enough to fit the thing? um that

2007
01:18:41,199 --> 01:18:45,040
to me just feels like we're making

2008
01:18:42,560 --> 01:18:46,480
things more complicated and we're we're

2009
01:18:45,040 --> 01:18:48,159
tying ourselves in knots because we're

2010
01:18:46,480 --> 01:18:50,000
trying to fit it into the context of

2011
01:18:48,159 --> 01:18:51,840
like the existing code instead of saying

2012
01:18:50,000 --> 01:18:53,440
and you know how many times have we all

2013
01:18:51,840 --> 01:18:56,880
heard let's throw out the code and start

2014
01:18:53,440 --> 01:18:59,760
over and like this is the opportunity

2015
01:18:56,880 --> 01:19:02,960
right now is the time to for us to say

2016
01:18:59,760 --> 01:19:05,760
like okay we could try and work with

2017
01:19:02,960 --> 01:19:08,239
what we have and and like tool it up and

2018
01:19:05,760 --> 01:19:11,120
make it work or we can go a different

2019
01:19:08,239 --> 01:19:13,520
direction and you know now and s and

2020
01:19:11,120 --> 01:19:13,920
actually simplify

2021
01:19:13,520 --> 01:19:17,120
» That.

2022
01:19:13,920 --> 01:19:18,640
» I'm I'm wondering on just the variety of

2023
01:19:17,120 --> 01:19:21,120
existing

2024
01:19:18,640 --> 01:19:22,960
um single family uh neighborhoods that

2025
01:19:21,120 --> 01:19:25,600
we have right now, like what is the

2026
01:19:22,960 --> 01:19:26,880
biggest lot size versus the smallest lot

2027
01:19:25,600 --> 01:19:29,520
size that's going to be encompassed

2028
01:19:26,880 --> 01:19:32,239
under this one umbrella of residential

2029
01:19:29,520 --> 01:19:34,960
low that will now allow for multif

2030
01:19:32,239 --> 01:19:37,920
family essentially like multiple units.

2031
01:19:34,960 --> 01:19:41,920
And is some of our consideration of

2032
01:19:37,920 --> 01:19:44,719
parent versus child lots giving us the

2033
01:19:41,920 --> 01:19:47,440
ability to treat different densities of

2034
01:19:44,719 --> 01:19:49,679
neighborhoods differently with what how

2035
01:19:47,440 --> 01:19:52,000
much density will allow? Or are we going

2036
01:19:49,679 --> 01:19:53,679
to say basically nope, this this lot

2037
01:19:52,000 --> 01:19:56,000
over here that was in this neighborhood

2038
01:19:53,679 --> 01:19:58,000
that's not very dense is going to be

2039
01:19:56,000 --> 01:19:59,679
treated exactly the same as this lot

2040
01:19:58,000 --> 01:20:02,880
over here that's very small in a very

2041
01:19:59,679 --> 01:20:05,120
dense neighborhood. And over here over

2042
01:20:02,880 --> 01:20:06,320
in however many years it takes could

2043
01:20:05,120 --> 01:20:08,719
look exactly [clears throat] like this

2044
01:20:06,320 --> 01:20:10,239
over here because of um we're going to

2045
01:20:08,719 --> 01:20:11,840
we're just treating it across the board.

2046
01:20:10,239 --> 01:20:16,400
It's like you can you can go down to a

2047
01:20:11,840 --> 01:20:19,440
th00andt lot everything's equal. Um is

2048
01:20:16,400 --> 01:20:22,400
that the intent um for where we're going

2049
01:20:19,440 --> 01:20:24,320
or are we wanting to have um some

2050
01:20:22,400 --> 01:20:26,239
flexibility within different character

2051
01:20:24,320 --> 01:20:29,239
of neighborhoods to make them develop

2052
01:20:26,239 --> 01:20:29,239
differently?

2053
01:20:29,440 --> 01:20:34,800
I think the um

2054
01:20:32,560 --> 01:20:39,280
so let me back up to to Rose's comment

2055
01:20:34,800 --> 01:20:41,360
first. Um yes, absolutely. If if that's

2056
01:20:39,280 --> 01:20:44,320
where this conversation is going and we

2057
01:20:41,360 --> 01:20:46,159
want to move away from

2058
01:20:44,320 --> 01:20:48,880
um

2059
01:20:46,159 --> 01:20:51,120
the math equation, the density is and

2060
01:20:48,880 --> 01:20:53,920
get more into that. We certainly have

2061
01:20:51,120 --> 01:20:56,640
that on the table for consideration. I

2062
01:20:53,920 --> 01:20:58,239
would I've been doing this a a fair

2063
01:20:56,640 --> 01:21:01,199
number of years and I will tell you that

2064
01:20:58,239 --> 01:21:03,760
most people could not look at a project

2065
01:21:01,199 --> 01:21:08,159
and tell you what the units per acre is.

2066
01:21:03,760 --> 01:21:11,040
They respond more to design and uh urban

2067
01:21:08,159 --> 01:21:14,239
design and architecture more than than

2068
01:21:11,040 --> 01:21:17,679
units per acre. Um and so there is an

2069
01:21:14,239 --> 01:21:20,960
element of that. Um to get Jed to your

2070
01:21:17,679 --> 01:21:25,360
question, the as it currently is

2071
01:21:20,960 --> 01:21:27,920
structured, the areas that have the

2072
01:21:25,360 --> 01:21:31,840
largest minimum lot size, that minimum

2073
01:21:27,920 --> 01:21:34,880
lot size is 20,000 square ft. So those

2074
01:21:31,840 --> 01:21:36,640
that would be the smallest lot if you

2075
01:21:34,880 --> 01:21:38,480
were creating a new lot today. Now,

2076
01:21:36,640 --> 01:21:40,800
there may be some in that neighborhood

2077
01:21:38,480 --> 01:21:42,719
that are predating our our regulations

2078
01:21:40,800 --> 01:21:44,159
that are smaller than that, but if you

2079
01:21:42,719 --> 01:21:45,840
were to come in and create a new lot

2080
01:21:44,159 --> 01:21:49,280
today, the minimum lot size would be

2081
01:21:45,840 --> 01:21:51,040
20,000 square ft. So, one of the options

2082
01:21:49,280 --> 01:21:55,040
that's available and part of this

2083
01:21:51,040 --> 01:21:57,520
conversation is do we change that? And

2084
01:21:55,040 --> 01:21:59,760
if we do change that, do we change that

2085
01:21:57,520 --> 01:22:02,080
across the board or in particular areas?

2086
01:21:59,760 --> 01:22:03,840
I mean, those are the things that we're,

2087
01:22:02,080 --> 01:22:05,920
you know, that are part of this

2088
01:22:03,840 --> 01:22:07,920
conversation that we're looking for your

2089
01:22:05,920 --> 01:22:11,840
thoughts and feedback and direction on

2090
01:22:07,920 --> 01:22:14,560
because it does shift the the dynamic of

2091
01:22:11,840 --> 01:22:18,719
what is allowable in those particular

2092
01:22:14,560 --> 01:22:20,719
areas. We do we have done so with

2093
01:22:18,719 --> 01:22:22,719
respect to the Bellingham plan. We

2094
01:22:20,719 --> 01:22:26,480
intend to continue that that we want to

2095
01:22:22,719 --> 01:22:30,000
look at it through an equity lens and we

2096
01:22:26,480 --> 01:22:34,000
want to make sure because zoning there

2097
01:22:30,000 --> 01:22:37,840
is an aspect of zoning that has

2098
01:22:34,000 --> 01:22:40,800
some really unfavorable roots in um

2099
01:22:37,840 --> 01:22:42,480
segregation and and racism and we want

2100
01:22:40,800 --> 01:22:45,120
to make sure we're not perpetuating

2101
01:22:42,480 --> 01:22:47,120
those elements of that. So we just we

2102
01:22:45,120 --> 01:22:49,679
want to be intentional about our process

2103
01:22:47,120 --> 01:22:51,920
there as well.

2104
01:22:49,679 --> 01:22:53,679
I think on that note, staff's

2105
01:22:51,920 --> 01:22:56,000
recommendation and shown on this slide

2106
01:22:53,679 --> 01:22:58,560
is to have a single number across all of

2107
01:22:56,000 --> 01:23:01,360
the residential low both for a minimum

2108
01:22:58,560 --> 01:23:04,719
and a maximum lot size. Um we certainly

2109
01:23:01,360 --> 01:23:07,360
could take the approach that um was just

2110
01:23:04,719 --> 01:23:09,440
kind of contemplated where we might

2111
01:23:07,360 --> 01:23:10,960
still have kind of a minimum density

2112
01:23:09,440 --> 01:23:15,520
requirement, but maybe the maximum

2113
01:23:10,960 --> 01:23:17,520
density is not um a requirement. And

2114
01:23:15,520 --> 01:23:20,400
effectively, if we're saying that we

2115
01:23:17,520 --> 01:23:21,679
would have a single requirement across

2116
01:23:20,400 --> 01:23:23,280
the city, and it would probably be

2117
01:23:21,679 --> 01:23:25,520
closer to the 5,000 number than the

2118
01:23:23,280 --> 01:23:27,440
20,000 number,

2119
01:23:25,520 --> 01:23:29,600
the actual impact of what we would see

2120
01:23:27,440 --> 01:23:32,560
on the ground is probably not that

2121
01:23:29,600 --> 01:23:35,520
different between allowing four units on

2122
01:23:32,560 --> 01:23:37,520
a 5,000t lot or saying you could build

2123
01:23:35,520 --> 01:23:41,679
as many units as you want on that 5,000

2124
01:23:37,520 --> 01:23:44,000
foot lot. Um, but that how we

2125
01:23:41,679 --> 01:23:46,239
require or allow those things for our

2126
01:23:44,000 --> 01:23:47,440
infill projects makes a large difference

2127
01:23:46,239 --> 01:23:49,520
whether we're incentivizing

2128
01:23:47,440 --> 01:23:52,320
redevelopment of those larger 20,000

2129
01:23:49,520 --> 01:23:55,360
foot lots or we're kind of neutral on it

2130
01:23:52,320 --> 01:23:56,800
and allow them to redevelop as as

2131
01:23:55,360 --> 01:23:59,440
desired, right? Those are the things

2132
01:23:56,800 --> 01:24:01,440
that will actually see differences. Um,

2133
01:23:59,440 --> 01:24:03,280
but the math calculation versus the sort

2134
01:24:01,440 --> 01:24:05,920
of form-based approach, if we're talking

2135
01:24:03,280 --> 01:24:07,360
about those smaller lots doesn't make a

2136
01:24:05,920 --> 01:24:11,159
lot of difference as to what you would

2137
01:24:07,360 --> 01:24:11,159
actually see on the ground.

2138
01:24:12,400 --> 01:24:16,159
Um, first of all, thanks for letting us

2139
01:24:14,800 --> 01:24:18,080
join you to get into the weeds on some

2140
01:24:16,159 --> 01:24:21,520
of this. We don't often get that on city

2141
01:24:18,080 --> 01:24:24,480
council. Um, and so I definitely

2142
01:24:21,520 --> 01:24:29,440
appreciate that. Uh I think to Rose's

2143
01:24:24,480 --> 01:24:32,080
point um my tendency is to side with the

2144
01:24:29,440 --> 01:24:35,600
idea of simplifying. Um clearly we've

2145
01:24:32,080 --> 01:24:37,920
had code that is very very very complex

2146
01:24:35,600 --> 01:24:40,080
and heard about how it's over complex

2147
01:24:37,920 --> 01:24:42,800
for a long time. So let's get it right

2148
01:24:40,080 --> 01:24:46,159
this time. Um and tend more towards

2149
01:24:42,800 --> 01:24:49,120
simplifying it. I'm also more interested

2150
01:24:46,159 --> 01:24:50,480
in uh

2151
01:24:49,120 --> 01:24:52,400
seeing more ways that we can have

2152
01:24:50,480 --> 01:24:55,520
options to make home ownership

2153
01:24:52,400 --> 01:24:58,159
affordable and property um purchasing

2154
01:24:55,520 --> 01:24:59,920
more affordable for more people uh who

2155
01:24:58,159 --> 01:25:03,280
historically haven't been able to

2156
01:24:59,920 --> 01:25:06,080
achieve that. Um and so those generally

2157
01:25:03,280 --> 01:25:09,360
are my preferences without getting into

2158
01:25:06,080 --> 01:25:11,760
specific numbers. Um,

2159
01:25:09,360 --> 01:25:15,920
I think that's more in your wheelhouse

2160
01:25:11,760 --> 01:25:18,000
as experts to to recommend. But, um,

2161
01:25:15,920 --> 01:25:19,199
that's that's the direction I would I

2162
01:25:18,000 --> 01:25:20,960
would like to see us go. I think there

2163
01:25:19,199 --> 01:25:23,360
was one more point that I was going to

2164
01:25:20,960 --> 01:25:26,480
make make, but also that the equity

2165
01:25:23,360 --> 01:25:30,560
component of of [snorts] um of

2166
01:25:26,480 --> 01:25:33,040
addressing that and um setting a

2167
01:25:30,560 --> 01:25:35,600
foundation so that we're not looking

2168
01:25:33,040 --> 01:25:39,120
back 50 years from now and thinking,

2169
01:25:35,600 --> 01:25:41,840
shoot, I wish the leadership of uh

2170
01:25:39,120 --> 01:25:43,440
Bellingham would have predicted

2171
01:25:41,840 --> 01:25:46,080
potentially that this was the direction

2172
01:25:43,440 --> 01:25:49,120
that we were going in uh in terms of our

2173
01:25:46,080 --> 01:25:53,840
needs for housing and and how we would

2174
01:25:49,120 --> 01:25:55,199
be looking at um creating enough housing

2175
01:25:53,840 --> 01:25:56,480
for everybody that wanted to live here.

2176
01:25:55,199 --> 01:25:58,159
I mean, I think we can think of some

2177
01:25:56,480 --> 01:26:00,960
plenty of examples of that in our city

2178
01:25:58,159 --> 01:26:02,800
now where think, shoot, if only they had

2179
01:26:00,960 --> 01:26:07,440
put an alleyway through those properties

2180
01:26:02,800 --> 01:26:10,639
instead um or not created um the the

2181
01:26:07,440 --> 01:26:11,760
huge um lots that that they have now.

2182
01:26:10,639 --> 01:26:13,679
And there was a way that we could get

2183
01:26:11,760 --> 01:26:15,280
more housing in there that was a little

2184
01:26:13,679 --> 01:26:18,080
uh

2185
01:26:15,280 --> 01:26:22,080
a little more streamlined. So I think

2186
01:26:18,080 --> 01:26:25,120
those are just my general thoughts. Um

2187
01:26:22,080 --> 01:26:27,440
» And if I can add one uh element to that

2188
01:26:25,120 --> 01:26:29,520
because what you're describing is

2189
01:26:27,440 --> 01:26:31,679
exactly what we're trying to do in terms

2190
01:26:29,520 --> 01:26:35,280
of thinking through

2191
01:26:31,679 --> 01:26:37,440
um connectivity, walkability.

2192
01:26:35,280 --> 01:26:39,760
Um I will tell you that there's an

2193
01:26:37,440 --> 01:26:41,760
element of that that's challenging. It's

2194
01:26:39,760 --> 01:26:43,360
kind of though we often describe it

2195
01:26:41,760 --> 01:26:45,760
being in those kind of awkward teen

2196
01:26:43,360 --> 01:26:48,080
years where you know we're trying to

2197
01:26:45,760 --> 01:26:50,639
transition from one kind of development

2198
01:26:48,080 --> 01:26:54,719
land use pattern to to the next uh

2199
01:26:50,639 --> 01:26:56,800
iteration of that. And so, um, don't be

2200
01:26:54,719 --> 01:26:59,280
surprised if you hear conversations or

2201
01:26:56,800 --> 01:27:01,520
concerns about, oh, it costs me too much

2202
01:26:59,280 --> 01:27:04,320
to build out that portion of the alley

2203
01:27:01,520 --> 01:27:05,679
or, you know, this project is we're

2204
01:27:04,320 --> 01:27:08,719
we're struggling with trying to figure

2205
01:27:05,679 --> 01:27:10,639
out how to finance building, you know,

2206
01:27:08,719 --> 01:27:11,920
3/4 street standards on the road. I

2207
01:27:10,639 --> 01:27:14,560
mean, that's part of the conversation

2208
01:27:11,920 --> 01:27:16,880
that we're engaged with almost on the

2209
01:27:14,560 --> 01:27:20,080
daily with our public works colleagues

2210
01:27:16,880 --> 01:27:22,400
about how to balance those uh

2211
01:27:20,080 --> 01:27:24,480
development pressures and amortize some

2212
01:27:22,400 --> 01:27:25,920
of those costs and expenses over the

2213
01:27:24,480 --> 01:27:28,239
unit count and stuff. So, that's

2214
01:27:25,920 --> 01:27:31,199
absolutely part of our deliberations and

2215
01:27:28,239 --> 01:27:34,840
conversation as well.

2216
01:27:31,199 --> 01:27:34,840
Chrissy, do you want to

2217
01:27:35,600 --> 01:27:39,120
» Sorry. I just wanted to also just remind

2218
01:27:37,520 --> 01:27:40,480
everyone that the and Elizabeth went

2219
01:27:39,120 --> 01:27:42,480
through it in the presentation earlier,

2220
01:27:40,480 --> 01:27:44,560
but it was she went through it rapidly,

2221
01:27:42,480 --> 01:27:46,880
but the the structure you see on the

2222
01:27:44,560 --> 01:27:48,639
slide there is exactly what was set up

2223
01:27:46,880 --> 01:27:51,440
in the adopted land use map in the

2224
01:27:48,639 --> 01:27:53,120
Bellingham plan. So that just to remind

2225
01:27:51,440 --> 01:27:56,320
everyone that that low, medium, high is

2226
01:27:53,120 --> 01:27:58,960
what was um what what the commission and

2227
01:27:56,320 --> 01:28:01,360
what the council talked about uh in

2228
01:27:58,960 --> 01:28:03,199
multiple work sessions. Uh, and I I

2229
01:28:01,360 --> 01:28:04,480
think the the one thing we all want to

2230
01:28:03,199 --> 01:28:08,000
jump to is what's that going to look

2231
01:28:04,480 --> 01:28:10,320
like when it when it's um fully realized

2232
01:28:08,000 --> 01:28:12,480
and I think the reality is that that

2233
01:28:10,320 --> 01:28:14,800
we're talking about many decades to get

2234
01:28:12,480 --> 01:28:17,840
to that point in a lot of the existing

2235
01:28:14,800 --> 01:28:20,320
neighborhoods. I think it is the the

2236
01:28:17,840 --> 01:28:23,199
idea of uh how will this play out in

2237
01:28:20,320 --> 01:28:25,040
green field versus infill uh situations

2238
01:28:23,199 --> 01:28:26,560
will be very different and in in green

2239
01:28:25,040 --> 01:28:29,360
field I think that's where we absolutely

2240
01:28:26,560 --> 01:28:31,440
want to look at that where that minimum

2241
01:28:29,360 --> 01:28:33,040
will will reap benefits in our limited

2242
01:28:31,440 --> 01:28:35,840
land supply and that's something that we

2243
01:28:33,040 --> 01:28:38,080
counted on with our capacity analysis

2244
01:28:35,840 --> 01:28:40,560
why we chose to reconfigure the UG in

2245
01:28:38,080 --> 01:28:43,280
the fairly conservative way that we did.

2246
01:28:40,560 --> 01:28:45,040
Um we're not growing out in leaps and

2247
01:28:43,280 --> 01:28:46,880
bounds. We know that we want to in the

2248
01:28:45,040 --> 01:28:49,040
areas where we are growing out, we're

2249
01:28:46,880 --> 01:28:50,400
going to absolutely want to see truly

2250
01:28:49,040 --> 01:28:52,400
urban kinds of things happening in

2251
01:28:50,400 --> 01:28:55,920
there, not not suburban levels of

2252
01:28:52,400 --> 01:28:57,360
development. But for established areas

2253
01:28:55,920 --> 01:28:59,280
that already have established lot

2254
01:28:57,360 --> 01:29:01,280
patterns, the the change will be

2255
01:28:59,280 --> 01:29:03,199
incremental and it will take time. I

2256
01:29:01,280 --> 01:29:04,560
mean, just of course, just given the

2257
01:29:03,199 --> 01:29:05,760
economic situation that we find

2258
01:29:04,560 --> 01:29:08,159
ourselves in right now, we know it's

2259
01:29:05,760 --> 01:29:11,360
it's slower than a lot of us want to

2260
01:29:08,159 --> 01:29:12,800
see. Um but over time

2261
01:29:11,360 --> 01:29:14,320
these neighborhoods that have already

2262
01:29:12,800 --> 01:29:16,320
organically developed over the last

2263
01:29:14,320 --> 01:29:20,960
hundred years will continue to evolve.

2264
01:29:16,320 --> 01:29:22,719
And so what this provides is not uh um I

2265
01:29:20,960 --> 01:29:24,159
I think you you gave it is what does it

2266
01:29:22,719 --> 01:29:26,159
compel you to do versus what does it

2267
01:29:24,159 --> 01:29:28,000
allow you to do. What this allows is for

2268
01:29:26,159 --> 01:29:30,239
that evolution to continue. It doesn't

2269
01:29:28,000 --> 01:29:31,679
compel you to do anything. And so I

2270
01:29:30,239 --> 01:29:34,480
think that's just to keep in mind. It's

2271
01:29:31,679 --> 01:29:36,159
it's uh it's going to happen slowly in

2272
01:29:34,480 --> 01:29:40,320
most cases and it's going to be

2273
01:29:36,159 --> 01:29:42,560
incremental across the city. But the the

2274
01:29:40,320 --> 01:29:44,400
uh structure in particular when we are

2275
01:29:42,560 --> 01:29:46,320
focusing more on that residential low

2276
01:29:44,400 --> 01:29:48,800
zone is the the feedback we heard from

2277
01:29:46,320 --> 01:29:50,239
those surveys and from the all the touch

2278
01:29:48,800 --> 01:29:51,920
points in the open houses with the

2279
01:29:50,239 --> 01:29:56,239
community was they wanted to see some

2280
01:29:51,920 --> 01:29:58,000
level of of equity. Um uniformity is

2281
01:29:56,239 --> 01:29:59,280
sometimes kind of a has some baggage

2282
01:29:58,000 --> 01:30:01,840
with it but they wanted to see

2283
01:29:59,280 --> 01:30:04,239
consistency across that zone as opposed

2284
01:30:01,840 --> 01:30:06,000
to uh some neighborhoods accepting more

2285
01:30:04,239 --> 01:30:08,639
or being asked to accept more than

2286
01:30:06,000 --> 01:30:10,080
others. Um, so that's just thoughts

2287
01:30:08,639 --> 01:30:12,080
tying it to that land use map.

2288
01:30:10,080 --> 01:30:14,560
» And and if I may, I just want to I

2289
01:30:12,080 --> 01:30:16,719
realize we we have a tendency and we're

2290
01:30:14,560 --> 01:30:20,719
trying not to, but we throw around kind

2291
01:30:16,719 --> 01:30:22,560
of uh industry terms or acronyms. So for

2292
01:30:20,719 --> 01:30:25,360
those that may be watching when we

2293
01:30:22,560 --> 01:30:27,360
reference the term green field, uh,

2294
01:30:25,360 --> 01:30:30,320
essentially what we're talking about is

2295
01:30:27,360 --> 01:30:32,960
an undeveloped piece of land that then

2296
01:30:30,320 --> 01:30:35,280
becomes subject to

2297
01:30:32,960 --> 01:30:37,520
subdivision or or new development

2298
01:30:35,280 --> 01:30:40,080
pattern. So, it's something that has not

2299
01:30:37,520 --> 01:30:41,920
previously been built on. When we talk

2300
01:30:40,080 --> 01:30:44,320
about redevelopment scenarios, that's

2301
01:30:41,920 --> 01:30:47,280
typically something that has development

2302
01:30:44,320 --> 01:30:49,679
that's being re-imagined or renewed. And

2303
01:30:47,280 --> 01:30:52,560
that and when we talk about infill,

2304
01:30:49,679 --> 01:30:54,480
that's often times you have an existing

2305
01:30:52,560 --> 01:30:56,400
uh neighborhood or existing part of our

2306
01:30:54,480 --> 01:30:59,760
community that has a development pattern

2307
01:30:56,400 --> 01:31:03,280
and there may be some piece of that that

2308
01:30:59,760 --> 01:31:05,679
is underutilized or there's a lot that

2309
01:31:03,280 --> 01:31:08,000
hasn't uh been built on prior. and we're

2310
01:31:05,679 --> 01:31:09,920
kind of fitting it into the fabric of

2311
01:31:08,000 --> 01:31:12,000
the existing neighborhood. So, I just

2312
01:31:09,920 --> 01:31:13,440
want to make sure we're

2313
01:31:12,000 --> 01:31:16,719
generally operating on the same

2314
01:31:13,440 --> 01:31:18,719
understanding of I guess I I've said

2315
01:31:16,719 --> 01:31:20,400
this before at a different meeting, but

2316
01:31:18,719 --> 01:31:22,000
in my head we're solving for a couple

2317
01:31:20,400 --> 01:31:24,320
problems and it's helpful to start with

2318
01:31:22,000 --> 01:31:26,800
like why are we doing this? And one is

2319
01:31:24,320 --> 01:31:28,719
the overwhelming community priority and

2320
01:31:26,800 --> 01:31:30,880
all of the surveys that you've done for

2321
01:31:28,719 --> 01:31:32,719
increased access to housing that's

2322
01:31:30,880 --> 01:31:36,080
affordable. So, how do we facilitate

2323
01:31:32,719 --> 01:31:37,679
that? And then also the desire to keep

2324
01:31:36,080 --> 01:31:39,120
community character and the desirable

2325
01:31:37,679 --> 01:31:42,080
charact characteristics that make it

2326
01:31:39,120 --> 01:31:46,719
liveable here, not just a a development.

2327
01:31:42,080 --> 01:31:48,639
Um, and in my head, the way we get well,

2328
01:31:46,719 --> 01:31:50,960
one way to get more affordable housing

2329
01:31:48,639 --> 01:31:53,679
is to facilitate more housing being

2330
01:31:50,960 --> 01:31:56,320
developed. And in that line of thought,

2331
01:31:53,679 --> 01:32:00,480
I don't really see value in having

2332
01:31:56,320 --> 01:32:03,520
minimum lot sizes at all. Um if we can

2333
01:32:00,480 --> 01:32:05,920
facilitate um a bunch of different

2334
01:32:03,520 --> 01:32:09,360
creative housing options by streamlining

2335
01:32:05,920 --> 01:32:13,440
it, making it simple and the with some

2336
01:32:09,360 --> 01:32:15,760
uh form-based housing um criteria to

2337
01:32:13,440 --> 01:32:18,159
keep the character, then that balances

2338
01:32:15,760 --> 01:32:20,400
both the need to um keep community

2339
01:32:18,159 --> 01:32:22,480
character and the walking down the

2340
01:32:20,400 --> 01:32:26,560
street kind of visual aesthetics with

2341
01:32:22,480 --> 01:32:29,520
the clear need to develop more. and then

2342
01:32:26,560 --> 01:32:32,239
having that be consistent across um all

2343
01:32:29,520 --> 01:32:35,679
of the zones couldn't be more simple as

2344
01:32:32,239 --> 01:32:38,400
well as equitable. Um so in my head if I

2345
01:32:35,679 --> 01:32:39,840
I'm curious about that state um minimum

2346
01:32:38,400 --> 01:32:41,920
size for thousand square feet which

2347
01:32:39,840 --> 01:32:43,760
sounds like it can be overrided with

2348
01:32:41,920 --> 01:32:45,199
infill and other things. So if that's a

2349
01:32:43,760 --> 01:32:48,560
state requirement then obviously we have

2350
01:32:45,199 --> 01:32:50,320
to abide by that but if that's not then

2351
01:32:48,560 --> 01:32:53,040
» It's a state requirement the other way.

2352
01:32:50,320 --> 01:32:56,320
So, it the state basically says you have

2353
01:32:53,040 --> 01:32:58,400
to allow people to subdivide

2354
01:32:56,320 --> 01:33:00,320
if they're building those four units up

2355
01:32:58,400 --> 01:33:01,520
to 1,000 ft, but you don't have to allow

2356
01:33:00,320 --> 01:33:03,679
it past it, but you can.

2357
01:33:01,520 --> 01:33:06,719
» So, then in in that case, yeah, I feel

2358
01:33:03,679 --> 01:33:09,120
like I maybe don't even need any minimum

2359
01:33:06,719 --> 01:33:11,280
lot sizes. And then we have the other

2360
01:33:09,120 --> 01:33:14,080
codes that make sure they're habitable

2361
01:33:11,280 --> 01:33:17,360
anyway. And then this could be further

2362
01:33:14,080 --> 01:33:20,400
have guard rails tied to uh revisiting

2363
01:33:17,360 --> 01:33:25,199
this um so that it doesn't spiral out of

2364
01:33:20,400 --> 01:33:27,840
control. And I think we have some um

2365
01:33:25,199 --> 01:33:31,280
a precursor to this perhaps in our

2366
01:33:27,840 --> 01:33:33,280
short-term uh rental policy that's

2367
01:33:31,280 --> 01:33:35,440
already in the code where there's kind

2368
01:33:33,280 --> 01:33:37,840
of a valuebased

2369
01:33:35,440 --> 01:33:41,520
um framework where it says if the

2370
01:33:37,840 --> 01:33:44,880
vacancy rate reaches 4% we will revisit

2371
01:33:41,520 --> 01:33:47,679
this because the um it's the balance of

2372
01:33:44,880 --> 01:33:49,360
the community needs to keep housing for

2373
01:33:47,679 --> 01:33:51,600
community members who are living here

2374
01:33:49,360 --> 01:33:53,199
with short-term rental opportunities.

2375
01:33:51,600 --> 01:33:56,719
And so that's the value that we've said

2376
01:33:53,199 --> 01:33:59,199
that you can't have um a non- primary

2377
01:33:56,719 --> 01:34:00,960
dwelling unit, Airbnb, or other

2378
01:33:59,199 --> 01:34:03,040
short-term rental until we have vacancy

2379
01:34:00,960 --> 01:34:05,040
at 4%. So we could do something similar

2380
01:34:03,040 --> 01:34:07,120
here perhaps of saying we need

2381
01:34:05,040 --> 01:34:10,159
affordable housing. It's a huge crisis.

2382
01:34:07,120 --> 01:34:12,400
We all know this. So let's allow and see

2383
01:34:10,159 --> 01:34:14,480
what creative opportunities come through

2384
01:34:12,400 --> 01:34:17,840
with no minimum lot size streamlined

2385
01:34:14,480 --> 01:34:20,800
efficient and then at some point if we

2386
01:34:17,840 --> 01:34:24,159
get a if housing the median housing cost

2387
01:34:20,800 --> 01:34:25,760
is only five times or 10 times the

2388
01:34:24,159 --> 01:34:28,560
average

2389
01:34:25,760 --> 01:34:31,360
um median income or area median income

2390
01:34:28,560 --> 01:34:34,080
then we have a set time to revisit the

2391
01:34:31,360 --> 01:34:36,719
plan and say is this still the kind of

2392
01:34:34,080 --> 01:34:39,840
development pattern that we want to put

2393
01:34:36,719 --> 01:34:41,120
forward. So some kind of check on the

2394
01:34:39,840 --> 01:34:45,040
what are the problems we're trying to

2395
01:34:41,120 --> 01:34:46,800
solve and how and set some metric for

2396
01:34:45,040 --> 01:34:48,960
when we get there. If it's five or 10

2397
01:34:46,800 --> 01:34:50,880
times area median income, that's when we

2398
01:34:48,960 --> 01:34:52,960
revisit. So some metric for have we

2399
01:34:50,880 --> 01:34:55,520
moved closer towards achieving that

2400
01:34:52,960 --> 01:34:57,360
goal. Um and we have that kind of thing

2401
01:34:55,520 --> 01:34:59,840
already in the short-term rental. So

2402
01:34:57,360 --> 01:35:03,280
it's not uh without precedent. But yeah,

2403
01:34:59,840 --> 01:35:04,800
I would I would propose just going for

2404
01:35:03,280 --> 01:35:08,800
it.

2405
01:35:04,800 --> 01:35:10,880
So for me, I'm not um necessarily

2406
01:35:08,800 --> 01:35:13,280
willing to get rid of minimum lot size

2407
01:35:10,880 --> 01:35:17,040
only in the context of what we're

2408
01:35:13,280 --> 01:35:18,880
supposed to be streamlining. So if if we

2409
01:35:17,040 --> 01:35:21,760
are trying to get away from some of the

2410
01:35:18,880 --> 01:35:24,239
formbbased like you have to have or not

2411
01:35:21,760 --> 01:35:25,920
form you know some of the the guard

2412
01:35:24,239 --> 01:35:29,679
rails like you have to have this this

2413
01:35:25,920 --> 01:35:31,280
this and this is in order to have that

2414
01:35:29,679 --> 01:35:33,920
walkable street in order to have the

2415
01:35:31,280 --> 01:35:36,000
pocket yard in order to be able to you

2416
01:35:33,920 --> 01:35:38,080
know have that kind of sense of

2417
01:35:36,000 --> 01:35:41,280
livability so that it's not just a

2418
01:35:38,080 --> 01:35:44,480
complete like urban you know and also

2419
01:35:41,280 --> 01:35:46,080
equity. you'll have areas that uh people

2420
01:35:44,480 --> 01:35:47,840
will be able to buy land a little

2421
01:35:46,080 --> 01:35:49,840
cheaper than other areas. I mean, it's

2422
01:35:47,840 --> 01:35:53,760
cheaper to buy in York than it is in

2423
01:35:49,840 --> 01:35:58,480
Edgemore. So, does then York or Happy

2424
01:35:53,760 --> 01:36:00,880
Valley or Birwood become kind of a like

2425
01:35:58,480 --> 01:36:03,120
you have urban core kind of development

2426
01:36:00,880 --> 01:36:07,679
because there's no guard rail and other

2427
01:36:03,120 --> 01:36:10,000
areas you don't. Um, I think I'd like to

2428
01:36:07,679 --> 01:36:13,040
leave it to staff like how do we meet

2429
01:36:10,000 --> 01:36:15,440
maybe the goal is it having a minimum

2430
01:36:13,040 --> 01:36:17,440
lot size will help streamline so you

2431
01:36:15,440 --> 01:36:21,040
don't have to be so prescriptive that

2432
01:36:17,440 --> 01:36:23,040
you have to for each dwelling unit in a

2433
01:36:21,040 --> 01:36:24,719
residential low. You know, residential

2434
01:36:23,040 --> 01:36:26,800
high is vastly different but in

2435
01:36:24,719 --> 01:36:30,800
residential low what are those kind of

2436
01:36:26,800 --> 01:36:33,760
values or those desired um amenities

2437
01:36:30,800 --> 01:36:35,600
that we want for community? Like I know

2438
01:36:33,760 --> 01:36:37,199
people raising small children. and they

2439
01:36:35,600 --> 01:36:40,800
want a small backyard for the child to

2440
01:36:37,199 --> 01:36:44,320
go back into, you know, to play. And if

2441
01:36:40,800 --> 01:36:46,400
we're, you know, like a porch and, you

2442
01:36:44,320 --> 01:36:48,639
know, what's the height? Because people

2443
01:36:46,400 --> 01:36:50,880
have gardens and they they like to enjoy

2444
01:36:48,639 --> 01:36:53,840
their backyard. And if we don't have

2445
01:36:50,880 --> 01:36:56,480
some level and of being a little more

2446
01:36:53,840 --> 01:36:59,280
prescriptive, do you have a stacked unit

2447
01:36:56,480 --> 01:37:01,840
that goes up seven because we're not

2448
01:36:59,280 --> 01:37:05,280
creating a minimum like a maximum amount

2449
01:37:01,840 --> 01:37:06,639
of density based on space. So I mean I

2450
01:37:05,280 --> 01:37:09,600
think we could end up with very

2451
01:37:06,639 --> 01:37:12,400
unintended consequences. So if we

2452
01:37:09,600 --> 01:37:16,000
identify like what low residential what

2453
01:37:12,400 --> 01:37:17,920
are the attributes of it then do we need

2454
01:37:16,000 --> 01:37:22,639
to in order to make it easier to

2455
01:37:17,920 --> 01:37:25,119
implement that for staff having a lot

2456
01:37:22,639 --> 01:37:27,360
size that's easier to ensure we don't

2457
01:37:25,119 --> 01:37:30,080
end up somewhere we don't want to be and

2458
01:37:27,360 --> 01:37:33,040
maybe by default it becomes residential

2459
01:37:30,080 --> 01:37:35,600
high. Um,

2460
01:37:33,040 --> 01:37:37,280
is that easier versus saying you have to

2461
01:37:35,600 --> 01:37:40,320
have this much setback, you have to have

2462
01:37:37,280 --> 01:37:43,360
this much open space and that in itself

2463
01:37:40,320 --> 01:37:45,760
based on here's the code and then maybe

2464
01:37:43,360 --> 01:37:47,840
somebody has a 6,000 square foot and

2465
01:37:45,760 --> 01:37:50,000
based on design and keeping those

2466
01:37:47,840 --> 01:37:51,520
elements that we want to see in

2467
01:37:50,000 --> 01:37:54,480
residential low, they might be able to

2468
01:37:51,520 --> 01:37:57,040
get more. So,

2469
01:37:54,480 --> 01:38:00,400
the bigger question is for me, what does

2470
01:37:57,040 --> 01:38:03,280
our residential low look and feel like?

2471
01:38:00,400 --> 01:38:06,480
Um and then from there, which is the

2472
01:38:03,280 --> 01:38:09,280
best way in order to meet that? Is it as

2473
01:38:06,480 --> 01:38:11,360
the lot size or is it based on being

2474
01:38:09,280 --> 01:38:13,760
more prescriptive of what the design

2475
01:38:11,360 --> 01:38:16,159
standards are for what comes in which

2476
01:38:13,760 --> 01:38:18,880
could in a way I think have also

2477
01:38:16,159 --> 01:38:20,159
unintended consequences of being too

2478
01:38:18,880 --> 01:38:21,840
prescriptive.

2479
01:38:20,159 --> 01:38:25,280
» Yeah. And I think I think what we're

2480
01:38:21,840 --> 01:38:28,560
trying to use as general guard rails for

2481
01:38:25,280 --> 01:38:30,480
us is uh the framework and the policy

2482
01:38:28,560 --> 01:38:35,040
direction that was set up in the comp

2483
01:38:30,480 --> 01:38:37,199
plan uh this past year. Um

2484
01:38:35,040 --> 01:38:39,600
as Elizabeth has described where there's

2485
01:38:37,199 --> 01:38:42,880
there's some opportunity to kind of work

2486
01:38:39,600 --> 01:38:46,320
within those that frame of reference.

2487
01:38:42,880 --> 01:38:48,159
Um, and if there's a desire based on

2488
01:38:46,320 --> 01:38:51,119
this conversation or maybe subsequent

2489
01:38:48,159 --> 01:38:53,600
conversations to deviate from that, then

2490
01:38:51,119 --> 01:38:55,440
we'd have to go make sure we build in

2491
01:38:53,600 --> 01:38:58,719
the opportunity to think through whether

2492
01:38:55,440 --> 01:39:00,639
we want to amend the comp plan and go a

2493
01:38:58,719 --> 01:39:03,280
step further. So, right now we're just

2494
01:39:00,639 --> 01:39:06,400
trying to stay within that general

2495
01:39:03,280 --> 01:39:08,560
framework um and and hear your direction

2496
01:39:06,400 --> 01:39:10,400
and hear your feedback and then we can

2497
01:39:08,560 --> 01:39:12,960
kind of work through part of what

2498
01:39:10,400 --> 01:39:14,560
Elizabeth alluded to earlier is yeah,

2499
01:39:12,960 --> 01:39:16,639
there's a number of different ways we

2500
01:39:14,560 --> 01:39:19,520
can do that. We want to get your general

2501
01:39:16,639 --> 01:39:22,080
sentiment and feedback. Now, that helps

2502
01:39:19,520 --> 01:39:24,719
inform us. We can then craft some of

2503
01:39:22,080 --> 01:39:26,400
that more specifics and we will go

2504
01:39:24,719 --> 01:39:27,760
through with in particular with the

2505
01:39:26,400 --> 01:39:30,639
planning commission. we'll get public

2506
01:39:27,760 --> 01:39:33,119
feedback and we'll we'll start to put a

2507
01:39:30,639 --> 01:39:36,239
little bit more meat on the bone so you

2508
01:39:33,119 --> 01:39:38,159
can really dig into what that's going to

2509
01:39:36,239 --> 01:39:41,119
mean. And what we can try to share with

2510
01:39:38,159 --> 01:39:43,440
you as we go along is different ways

2511
01:39:41,119 --> 01:39:45,840
that we see that kind of playing out so

2512
01:39:43,440 --> 01:39:47,760
you can make more informed decisions as

2513
01:39:45,840 --> 01:39:50,080
we go forward. I do want to clarify

2514
01:39:47,760 --> 01:39:52,639
though in the Bellingham plan we knew

2515
01:39:50,080 --> 01:39:54,560
this conversation was coming and so we

2516
01:39:52,639 --> 01:39:56,159
did prescribe that there should be a

2517
01:39:54,560 --> 01:39:57,760
minimum density in all three zones and

2518
01:39:56,159 --> 01:40:00,000
that it should be tiered because that

2519
01:39:57,760 --> 01:40:01,920
was pretty clear direction from you all

2520
01:40:00,000 --> 01:40:03,920
but we did not say anything about

2521
01:40:01,920 --> 01:40:06,320
maximum density because we knew that

2522
01:40:03,920 --> 01:40:08,960
there was this conversation boiling so

2523
01:40:06,320 --> 01:40:10,960
we do have the flexibility within the

2524
01:40:08,960 --> 01:40:12,320
framework that we set forth to go either

2525
01:40:10,960 --> 01:40:15,600
direction that was discussed today

2526
01:40:12,320 --> 01:40:19,119
» Talk about density and I wondered if we

2527
01:40:15,600 --> 01:40:22,239
could write the code, not even using the

2528
01:40:19,119 --> 01:40:24,880
word density or deprecating it, right?

2529
01:40:22,239 --> 01:40:26,560
But really, because density is in units

2530
01:40:24,880 --> 01:40:28,320
per acre and units per acre is not

2531
01:40:26,560 --> 01:40:30,639
bedrooms per acre and that's not people

2532
01:40:28,320 --> 01:40:31,920
per acre. We're trying to regulate

2533
01:40:30,639 --> 01:40:34,080
something with a number which is

2534
01:40:31,920 --> 01:40:36,320
inadequate and ills suited to the task.

2535
01:40:34,080 --> 01:40:37,600
So maybe we shouldn't try and again if

2536
01:40:36,320 --> 01:40:39,760
we're trying to take I think we should

2537
01:40:37,600 --> 01:40:42,080
take a more form-based approach, then

2538
01:40:39,760 --> 01:40:45,840
talking about size of the lot, size of

2539
01:40:42,080 --> 01:40:49,119
the building makes a lot more sense. Can

2540
01:40:45,840 --> 01:40:52,960
we not lean so heavily on density and

2541
01:40:49,119 --> 01:40:56,159
instead lean on a uh a measurement which

2542
01:40:52,960 --> 01:40:58,320
is more compatible with formbbased code?

2543
01:40:56,159 --> 01:40:59,600
Can can can you rewrite the code without

2544
01:40:58,320 --> 01:41:02,600
using the word density and would it

2545
01:40:59,600 --> 01:41:02,600
work?

2546
01:41:02,639 --> 01:41:07,920
I think we are aware that the word

2547
01:41:05,440 --> 01:41:11,520
density is confusing given the four

2548
01:41:07,920 --> 01:41:15,679
units per lot and so we have tried to

2549
01:41:11,520 --> 01:41:18,800
clarify how we use the word. Um, but I I

2550
01:41:15,679 --> 01:41:21,040
do think that a formbased code does like

2551
01:41:18,800 --> 01:41:22,480
a true form-based code doesn't get at

2552
01:41:21,040 --> 01:41:25,520
the other side of the equation, which is

2553
01:41:22,480 --> 01:41:28,080
the minimum density. Like making sure

2554
01:41:25,520 --> 01:41:31,520
that we do get enough development

2555
01:41:28,080 --> 01:41:34,159
instead of getting a giant 7,000 foot

2556
01:41:31,520 --> 01:41:36,159
single unit home. We want to make sure

2557
01:41:34,159 --> 01:41:39,920
we're getting more development. So, I

2558
01:41:36,159 --> 01:41:41,760
think in that sense, density is needed.

2559
01:41:39,920 --> 01:41:44,725
Whether we use the word density or not,

2560
01:41:41,760 --> 01:41:44,725
we can determine. [laughter]

2561
01:41:45,040 --> 01:41:50,239
» I uh to Blake's point, getting back to

2562
01:41:48,159 --> 01:41:52,800
uh what you just said, working on this

2563
01:41:50,239 --> 01:41:55,360
and I realize that this is a work in

2564
01:41:52,800 --> 01:41:58,000
progress, but you can find it online in

2565
01:41:55,360 --> 01:41:59,760
the Bellingham plan.

2566
01:41:58,000 --> 01:42:02,000
As you're working on it, I'd pay a

2567
01:41:59,760 --> 01:42:04,159
little more attention to improving what

2568
01:42:02,000 --> 01:42:05,600
that is. If I laid fresh eyes on that, I

2569
01:42:04,159 --> 01:42:08,960
wouldn't be able to connect the dots.

2570
01:42:05,600 --> 01:42:10,719
It's confusing. But in the graphics, you

2571
01:42:08,960 --> 01:42:13,840
know, some color codings, put some

2572
01:42:10,719 --> 01:42:15,679
numbers on there. And I think as you're

2573
01:42:13,840 --> 01:42:17,679
working through it, it's going to be and

2574
01:42:15,679 --> 01:42:19,199
if you're looking for public feedback, I

2575
01:42:17,679 --> 01:42:22,639
don't think the general public's really

2576
01:42:19,199 --> 01:42:25,840
going to understand what you're asking.

2577
01:42:22,639 --> 01:42:28,159
So, just some feedback.

2578
01:42:25,840 --> 01:42:30,080
» I think when we're talking about density

2579
01:42:28,159 --> 01:42:33,040
in green fields, that makes a lot of

2580
01:42:30,080 --> 01:42:34,880
sense. Um, and so like thinking about

2581
01:42:33,040 --> 01:42:38,960
what does it mean to short plat, long

2582
01:42:34,880 --> 01:42:41,679
plat and subdivide and and that is I

2583
01:42:38,960 --> 01:42:44,000
think kind of unique or like that's

2584
01:42:41,679 --> 01:42:47,119
separate maybe from the conversation

2585
01:42:44,000 --> 01:42:50,159
about like what does density look like

2586
01:42:47,119 --> 01:42:53,119
and feel like? And I I think what I'm

2587
01:42:50,159 --> 01:42:55,360
sensing from a lot of us is that it's

2588
01:42:53,119 --> 01:43:00,000
really more about what does it look and

2589
01:42:55,360 --> 01:43:04,560
feel like than how many units are on a

2590
01:43:00,000 --> 01:43:06,960
lot. Um and you know

2591
01:43:04,560 --> 01:43:09,520
I would cringe at a 7,000 [laughter]

2592
01:43:06,960 --> 01:43:11,920
foot house but but you know people

2593
01:43:09,520 --> 01:43:13,600
should be allowed to do some you you

2594
01:43:11,920 --> 01:43:16,639
know maybe there's a reason for it. I

2595
01:43:13,600 --> 01:43:18,320
don't know. Um, so just thinking like I

2596
01:43:16,639 --> 01:43:20,000
would love to be spending our time

2597
01:43:18,320 --> 01:43:23,520
talking about what does it look and feel

2598
01:43:20,000 --> 01:43:27,360
like and not how how many units are on a

2599
01:43:23,520 --> 01:43:30,639
specific size lot and but in the context

2600
01:43:27,360 --> 01:43:34,320
of subdivisions and land division that's

2601
01:43:30,639 --> 01:43:36,320
that's sort of a different beast. Um,

2602
01:43:34,320 --> 01:43:37,840
» Can I add one little nuance to that

2603
01:43:36,320 --> 01:43:40,880
conversation too that we're working

2604
01:43:37,840 --> 01:43:44,080
through? Um, and this is more just a a

2605
01:43:40,880 --> 01:43:49,119
technical hurdle that we're trying to

2606
01:43:44,080 --> 01:43:52,000
work through, and that is um

2607
01:43:49,119 --> 01:43:55,440
units per acre, a measurement of that

2608
01:43:52,000 --> 01:43:57,840
sort. when we get into sepha and we

2609
01:43:55,440 --> 01:44:00,000
start looking at thresholds and other

2610
01:43:57,840 --> 01:44:02,560
you know things of that nature or

2611
01:44:00,000 --> 01:44:08,080
utility planning water system planning

2612
01:44:02,560 --> 01:44:11,440
you know having some uh metrics is

2613
01:44:08,080 --> 01:44:14,011
beneficial it doesn't I mean if it's if

2614
01:44:11,440 --> 01:44:15,840
it's anything goes it's hard to

2615
01:44:14,011 --> 01:44:17,520
[laughter] it's hard to plan for some of

2616
01:44:15,840 --> 01:44:19,760
those things or it's hard to kind of do

2617
01:44:17,520 --> 01:44:22,800
that so we're we're working through that

2618
01:44:19,760 --> 01:44:26,000
nuance I we hear you I I tend to agree

2619
01:44:22,800 --> 01:44:28,560
with you that um in your in your bigger

2620
01:44:26,000 --> 01:44:31,119
kind of subdivision, it it plays a

2621
01:44:28,560 --> 01:44:35,440
little more of an importance role than

2622
01:44:31,119 --> 01:44:37,440
it does in a um more urbanized um along

2623
01:44:35,440 --> 01:44:39,280
a transit corridor in an urban village.

2624
01:44:37,440 --> 01:44:40,880
We have some flexibility. So, we can we

2625
01:44:39,280 --> 01:44:42,960
can think through how that may or may

2626
01:44:40,880 --> 01:44:45,280
not apply, but we do kind of have to

2627
01:44:42,960 --> 01:44:46,719
think through the kind of rabbit hole

2628
01:44:45,280 --> 01:44:49,440
side of things.

2629
01:44:46,719 --> 01:44:51,520
» Yeah. Well, and and the the point about

2630
01:44:49,440 --> 01:44:54,400
like in terms of lot sizes, like if

2631
01:44:51,520 --> 01:44:59,360
we're stacking flats and like you could

2632
01:44:54,400 --> 01:45:01,760
have a a a 5,000 square foot studio for

2633
01:44:59,360 --> 01:45:03,679
ownership with a yard and you could

2634
01:45:01,760 --> 01:45:06,400
stack another one on top of it and it

2635
01:45:03,679 --> 01:45:08,880
too would have a yard. Um it might be a

2636
01:45:06,400 --> 01:45:10,639
shared yard. Um and so it just when I

2637
01:45:08,880 --> 01:45:12,560
when we start to get down to like what

2638
01:45:10,639 --> 01:45:16,400
is the minimum lot size and what is the

2639
01:45:12,560 --> 01:45:19,679
size of the unit those things like I can

2640
01:45:16,400 --> 01:45:22,840
be managed through other me met metrics

2641
01:45:19,679 --> 01:45:22,840
than density.

2642
01:45:22,960 --> 01:45:29,920
» I go back to the idea of um form and and

2643
01:45:27,520 --> 01:45:31,440
design and I mean as was mentioned

2644
01:45:29,920 --> 01:45:33,360
people care a lot about neighborhood

2645
01:45:31,440 --> 01:45:34,320
character. Sorry I don't think we're

2646
01:45:33,360 --> 01:45:35,920
going to be able to regulate that

2647
01:45:34,320 --> 01:45:38,880
through zoning or through designer

2648
01:45:35,920 --> 01:45:41,520
review. Uh, people most often complain

2649
01:45:38,880 --> 01:45:42,400
to me about ugly and ugly is not

2650
01:45:41,520 --> 01:45:45,280
something I'm going to be able to

2651
01:45:42,400 --> 01:45:47,360
regulate. Um, uh, you know, Miles talked

2652
01:45:45,280 --> 01:45:50,560
about liking that brownstone. Sorry, I I

2653
01:45:47,360 --> 01:45:52,239
I can't make you build a brownstone. I I

2654
01:45:50,560 --> 01:45:54,239
can pull my hair out that you didn't use

2655
01:45:52,239 --> 01:45:55,840
the right trim on your window. For gosh

2656
01:45:54,239 --> 01:45:57,199
sakes, that should be a gable at that

2657
01:45:55,840 --> 01:45:59,760
point, but you didn't do it. I can't

2658
01:45:57,199 --> 01:46:01,520
regulate that. So, we've got a

2659
01:45:59,760 --> 01:46:03,760
fundamental limitation that things that

2660
01:46:01,520 --> 01:46:06,000
people really care about are how

2661
01:46:03,760 --> 01:46:08,000
buildings react or, you know, interact

2662
01:46:06,000 --> 01:46:09,760
with them aesthetically. And we're never

2663
01:46:08,000 --> 01:46:11,280
going to regulate that. We can do a

2664
01:46:09,760 --> 01:46:13,520
little design review. We can do some

2665
01:46:11,280 --> 01:46:16,080
form-based code, but we're never going

2666
01:46:13,520 --> 01:46:18,800
to be regulating what most matters to

2667
01:46:16,080 --> 01:46:20,639
people. You can put a modernist box in

2668
01:46:18,800 --> 01:46:23,440
the middle of Colombia and it's legal

2669
01:46:20,639 --> 01:46:25,760
and it's fine and we're never going to

2670
01:46:23,440 --> 01:46:27,760
stop that. So, whenever people talk

2671
01:46:25,760 --> 01:46:29,920
about caring about character and things

2672
01:46:27,760 --> 01:46:34,400
like that, I think you've got to back

2673
01:46:29,920 --> 01:46:36,719
away from that um and real and aim for a

2674
01:46:34,400 --> 01:46:38,239
more achievable goal.

2675
01:46:36,719 --> 01:46:41,840
» Um,

2676
01:46:38,239 --> 01:46:44,080
» I'm going to I'm going to offer um

2677
01:46:41,840 --> 01:46:45,520
kind of a frame of reference that one of

2678
01:46:44,080 --> 01:46:48,880
my favorite architects, a gentleman

2679
01:46:45,520 --> 01:46:51,040
named Steve Muzan, uh does and he he

2680
01:46:48,880 --> 01:46:54,960
talks about kind of def defining an

2681
01:46:51,040 --> 01:46:57,679
acceptable range. So using um formbbased

2682
01:46:54,960 --> 01:47:00,400
codes, using design review to establish

2683
01:46:57,679 --> 01:47:01,760
what we uh you know those value

2684
01:47:00,400 --> 01:47:05,679
statements of what we consider

2685
01:47:01,760 --> 01:47:07,360
acceptable and then within that range

2686
01:47:05,679 --> 01:47:09,040
that's where we want to streamline

2687
01:47:07,360 --> 01:47:11,199
that's where we want to be really

2688
01:47:09,040 --> 01:47:13,440
efficient with how we do that. And

2689
01:47:11,199 --> 01:47:16,560
whether you choose A, B, or C within

2690
01:47:13,440 --> 01:47:18,960
that range is really not a regulatory

2691
01:47:16,560 --> 01:47:21,600
position that we should take. But there

2692
01:47:18,960 --> 01:47:23,600
but we do need to put some frame of

2693
01:47:21,600 --> 01:47:25,119
reference on that and we need to do kind

2694
01:47:23,600 --> 01:47:27,679
of that value judgment of what we

2695
01:47:25,119 --> 01:47:29,840
determine to be acceptable. Uh, and

2696
01:47:27,679 --> 01:47:32,000
that's that's kind of the framework in

2697
01:47:29,840 --> 01:47:34,000
which I'm thinking at it from. And I

2698
01:47:32,000 --> 01:47:35,760
don't know if that makes sense, but um

2699
01:47:34,000 --> 01:47:38,639
you know that that's the goal is to say,

2700
01:47:35,760 --> 01:47:41,040
"Okay, this is where we're at and as

2701
01:47:38,639 --> 01:47:44,040
long as you fall within that range, go

2702
01:47:41,040 --> 01:47:44,040
for

2703
01:47:47,280 --> 01:47:51,360
I think just to simplify kind of what

2704
01:47:49,360 --> 01:47:55,199
I'd like to see and I'd be disappointed

2705
01:47:51,360 --> 01:47:57,600
if I don't see is um you had mentioned

2706
01:47:55,199 --> 01:47:58,800
before I think that it was like as a

2707
01:47:57,600 --> 01:48:01,360
previous meeting and it was something

2708
01:47:58,800 --> 01:48:05,600
about the stats of like how many square

2709
01:48:01,360 --> 01:48:08,080
foot per person um there was in you know

2710
01:48:05,600 --> 01:48:10,400
like 1950 or something versus what it is

2711
01:48:08,080 --> 01:48:12,480
now and it's like it's astronomically

2712
01:48:10,400 --> 01:48:15,760
higher now and a lot of that I think is

2713
01:48:12,480 --> 01:48:17,760
driven by that what's available you know

2714
01:48:15,760 --> 01:48:20,560
we we don't have that many options or

2715
01:48:17,760 --> 01:48:22,960
it's not financially smart to get

2716
01:48:20,560 --> 01:48:25,119
something very small and you know like

2717
01:48:22,960 --> 01:48:27,440
uh families are different now we don't

2718
01:48:25,119 --> 01:48:29,119
have a lot of large families you know

2719
01:48:27,440 --> 01:48:31,840
family size is smaller there's a lot

2720
01:48:29,119 --> 01:48:35,440
more couples and single people living in

2721
01:48:31,840 --> 01:48:37,760
in residences. And I think that this

2722
01:48:35,440 --> 01:48:42,320
residential low, I'd like to see there

2723
01:48:37,760 --> 01:48:44,560
be a way that people can make sense with

2724
01:48:42,320 --> 01:48:46,159
having smaller houses and smaller units

2725
01:48:44,560 --> 01:48:48,719
and smaller lots where you could

2726
01:48:46,159 --> 01:48:50,159
actually own it outright. So, I mean,

2727
01:48:48,719 --> 01:48:52,320
it's like you've got the residential

2728
01:48:50,159 --> 01:48:53,920
low, the triplex or whatever that is

2729
01:48:52,320 --> 01:48:56,960
there. It's like I'd like to see

2730
01:48:53,920 --> 01:48:59,360
property lines separating those units

2731
01:48:56,960 --> 01:49:02,400
and I'd like to see if there's potential

2732
01:48:59,360 --> 01:49:05,119
for individual ownership of ADUs um

2733
01:49:02,400 --> 01:49:06,480
through subdivision of lots um those

2734
01:49:05,119 --> 01:49:08,719
types of things because I think that's

2735
01:49:06,480 --> 01:49:10,719
really what's missing the most in

2736
01:49:08,719 --> 01:49:13,760
Bellingham is just like there is no

2737
01:49:10,719 --> 01:49:16,000
option for that and that's not just um

2738
01:49:13,760 --> 01:49:18,560
you know that's like people who are

2739
01:49:16,000 --> 01:49:21,440
probably 100% AMI or whatever you know

2740
01:49:18,560 --> 01:49:24,400
it's like it's very very very hard to

2741
01:49:21,440 --> 01:49:26,000
afford to live here. And I think if we

2742
01:49:24,400 --> 01:49:29,679
don't try to just look at the problem as

2743
01:49:26,000 --> 01:49:32,719
being like what's the best route to make

2744
01:49:29,679 --> 01:49:34,480
an affordable unit for people in

2745
01:49:32,719 --> 01:49:37,199
Bellingham and how do we make that

2746
01:49:34,480 --> 01:49:39,760
happen with how we develop this zoning?

2747
01:49:37,199 --> 01:49:41,199
Um, and then work from that out, then

2748
01:49:39,760 --> 01:49:43,520
it's like I I think we're going to kind

2749
01:49:41,199 --> 01:49:44,960
of miss it. I want to reinforce that

2750
01:49:43,520 --> 01:49:46,719
because one of the things I think the

2751
01:49:44,960 --> 01:49:48,800
legislature did wrong in talking the

2752
01:49:46,719 --> 01:49:51,040
language of units per acre is they

2753
01:49:48,800 --> 01:49:52,719
created a situation where the default is

2754
01:49:51,040 --> 01:49:54,400
those are rental units and especially

2755
01:49:52,719 --> 01:49:57,520
when they prohibit an owner oxygen

2756
01:49:54,400 --> 01:50:00,560
requirement then they've really favored

2757
01:49:57,520 --> 01:50:02,480
rental units and I asked the legislature

2758
01:50:00,560 --> 01:50:03,840
why is it you want to massively favor

2759
01:50:02,480 --> 01:50:05,760
rental and remove ownership

2760
01:50:03,840 --> 01:50:07,679
opportunities said well we don't want to

2761
01:50:05,760 --> 01:50:09,280
you just did though and so what we're

2762
01:50:07,679 --> 01:50:11,440
struggling with right here I think is

2763
01:50:09,280 --> 01:50:14,000
ways of converting these to ownership

2764
01:50:11,440 --> 01:50:16,320
opportunities as well other than con

2765
01:50:14,000 --> 01:50:19,119
minimization which by the way is still

2766
01:50:16,320 --> 01:50:20,639
legal and possible. Um but I think

2767
01:50:19,119 --> 01:50:22,480
that's what we're struggling with is we

2768
01:50:20,639 --> 01:50:26,560
want to see ownership and it's hard to

2769
01:50:22,480 --> 01:50:29,119
see ownership uh in this sometimes

2770
01:50:26,560 --> 01:50:30,960
» And I'll I'll agree with that. Um, I

2771
01:50:29,119 --> 01:50:33,520
like the idea of the, you know, the

2772
01:50:30,960 --> 01:50:35,760
stacked unit there having property line

2773
01:50:33,520 --> 01:50:39,760
so people have a small parket front yard

2774
01:50:35,760 --> 01:50:41,760
or backyard or shared yard, but the, you

2775
01:50:39,760 --> 01:50:45,440
know, the ADU's been able to be divided

2776
01:50:41,760 --> 01:50:47,360
down. Um my primary of course the tree

2777
01:50:45,440 --> 01:50:49,280
ordinance because I want to see still

2778
01:50:47,360 --> 01:50:53,280
green canopy because of climate change

2779
01:50:49,280 --> 01:50:55,440
but I really want to encourage that it's

2780
01:50:53,280 --> 01:50:58,159
for me it's not so much the size of the

2781
01:50:55,440 --> 01:51:00,800
yard it's how much or the size of the

2782
01:50:58,159 --> 01:51:03,920
lot how much when it comes to low

2783
01:51:00,800 --> 01:51:08,000
residential is there green space left

2784
01:51:03,920 --> 01:51:11,280
open um because of storm water because

2785
01:51:08,000 --> 01:51:13,600
of just have ability of living there um

2786
01:51:11,280 --> 01:51:15,199
people who don't necessarily want a yard

2787
01:51:13,600 --> 01:51:17,840
or they don't have kids or they have

2788
01:51:15,199 --> 01:51:21,040
pets, there are other options where

2789
01:51:17,840 --> 01:51:22,480
that's not going to be required or

2790
01:51:21,040 --> 01:51:25,440
encouraged and that would be the

2791
01:51:22,480 --> 01:51:27,600
residential medium or residential high.

2792
01:51:25,440 --> 01:51:30,639
Um but you know when you look at that

2793
01:51:27,600 --> 01:51:33,600
graphic you know the four houses that

2794
01:51:30,639 --> 01:51:35,600
kind of gets to me like the state but if

2795
01:51:33,600 --> 01:51:38,800
you took the top corner where you have

2796
01:51:35,600 --> 01:51:41,199
the three stack and then the one if that

2797
01:51:38,800 --> 01:51:43,760
was situated where there was lot line

2798
01:51:41,199 --> 01:51:46,480
and the one that's the the smaller unit

2799
01:51:43,760 --> 01:51:50,480
was like a duplex and the other ones

2800
01:51:46,480 --> 01:51:52,639
could be uh even add another unit to it

2801
01:51:50,480 --> 01:51:55,360
and be you know stacked resident kind of

2802
01:51:52,639 --> 01:51:55,360
like uh

2803
01:51:56,159 --> 01:52:01,199
row housing or brownstone or something

2804
01:51:58,719 --> 01:52:03,679
and they had that kind of long line to

2805
01:52:01,199 --> 01:52:07,199
be able to have a little piece of garden

2806
01:52:03,679 --> 01:52:09,760
or open space there. You would have

2807
01:52:07,199 --> 01:52:13,119
perhaps where on one graphic you only

2808
01:52:09,760 --> 01:52:15,119
have four on another opportunity based

2809
01:52:13,119 --> 01:52:18,320
on how it's built you would have five or

2810
01:52:15,119 --> 01:52:20,400
six. Um and then maybe it's not maybe

2811
01:52:18,320 --> 01:52:23,119
it's under the thousand. So to me, it's

2812
01:52:20,400 --> 01:52:26,800
more the consideration of is there still

2813
01:52:23,119 --> 01:52:29,199
green space or or open space allowable

2814
01:52:26,800 --> 01:52:31,360
to the owners

2815
01:52:29,199 --> 01:52:34,159
um within that area. It doesn't have to

2816
01:52:31,360 --> 01:52:36,239
be huge. Um doesn't have to be the high

2817
01:52:34,159 --> 01:52:39,679
majority of it, but it's that comes down

2818
01:52:36,239 --> 01:52:43,360
to that design. Um, so in a way it might

2819
01:52:39,679 --> 01:52:45,440
be the code is written that you know

2820
01:52:43,360 --> 01:52:49,119
you could go up but you have to have

2821
01:52:45,440 --> 01:52:51,199
this amount of space per lot and it may

2822
01:52:49,119 --> 01:52:53,040
not have to be a thousand.

2823
01:52:51,199 --> 01:52:56,159
So, I think one of the things that I'm

2824
01:52:53,040 --> 01:52:58,639
hearing uh in particular on that upper

2825
01:52:56,159 --> 01:53:01,679
left graphic uh and I'll use the example

2826
01:52:58,639 --> 01:53:06,880
of the three-story building. Part of why

2827
01:53:01,679 --> 01:53:10,239
we maintained a little bit of um

2828
01:53:06,880 --> 01:53:12,800
you know generalization on that is in my

2829
01:53:10,239 --> 01:53:15,280
view and maybe I'm I'm not articulating

2830
01:53:12,800 --> 01:53:18,560
it well but in that building I could see

2831
01:53:15,280 --> 01:53:21,040
that building being vertically separated

2832
01:53:18,560 --> 01:53:23,760
so that each one of those window columns

2833
01:53:21,040 --> 01:53:26,239
is a is is a unit and that's a kind of a

2834
01:53:23,760 --> 01:53:28,480
townhouse configuration if you will. you

2835
01:53:26,239 --> 01:53:30,800
could split it by floors and go

2836
01:53:28,480 --> 01:53:33,199
horizontal separation so that each, you

2837
01:53:30,800 --> 01:53:35,280
know, each level is a different unit.

2838
01:53:33,199 --> 01:53:37,199
So, we tried to be a little bit more

2839
01:53:35,280 --> 01:53:39,119
generic, at least graphically speaking,

2840
01:53:37,199 --> 01:53:42,239
we could we could do maybe a better job

2841
01:53:39,119 --> 01:53:45,199
of articulating those variable options

2842
01:53:42,239 --> 01:53:47,440
uh in this so that it it is and whether

2843
01:53:45,199 --> 01:53:49,440
that unit to the rear of that

2844
01:53:47,440 --> 01:53:53,440
three-story building becomes its own

2845
01:53:49,440 --> 01:53:55,440
lot. uh you know so the ownership um

2846
01:53:53,440 --> 01:53:58,159
again can be there can be a variety of

2847
01:53:55,440 --> 01:54:02,880
different ownership uh configurations

2848
01:53:58,159 --> 01:54:05,520
that um may be separate and apart from

2849
01:54:02,880 --> 01:54:07,119
you know how it the form of the building

2850
01:54:05,520 --> 01:54:09,280
that gets built. I think one of the

2851
01:54:07,119 --> 01:54:12,400
things that we're trying to be very

2852
01:54:09,280 --> 01:54:14,480
mindful and intentional about is when we

2853
01:54:12,400 --> 01:54:16,880
talk about those different ownership

2854
01:54:14,480 --> 01:54:20,000
opportunities, it's not thinking about

2855
01:54:16,880 --> 01:54:23,679
it entirely from just the day it's

2856
01:54:20,000 --> 01:54:26,320
constructed and built, but if a property

2857
01:54:23,679 --> 01:54:28,320
owner in future years or future property

2858
01:54:26,320 --> 01:54:31,920
owners want to have different options

2859
01:54:28,320 --> 01:54:33,760
and what that's set up to do and how we

2860
01:54:31,920 --> 01:54:35,679
structure the utilities and other things

2861
01:54:33,760 --> 01:54:38,639
that allow for that, you know, that

2862
01:54:35,679 --> 01:54:40,480
evolution. ution to occur when people

2863
01:54:38,639 --> 01:54:41,760
choose those various different options.

2864
01:54:40,480 --> 01:54:44,400
So we'll we'll give some additional

2865
01:54:41,760 --> 01:54:48,599
consideration to how we can both

2866
01:54:44,400 --> 01:54:48,599
illustrate and articulate that

2867
01:54:50,400 --> 01:54:57,280
a quick question about residential high.

2868
01:54:55,040 --> 01:54:58,800
Can you point to a residential high zone

2869
01:54:57,280 --> 01:55:00,960
that currently exists? Because I think

2870
01:54:58,800 --> 01:55:03,199
what I realize is there's a missing

2871
01:55:00,960 --> 01:55:06,080
transct up just higher than this which

2872
01:55:03,199 --> 01:55:08,400
is mixed use. And I think when I think

2873
01:55:06,080 --> 01:55:11,040
about cities, I'm think most of the

2874
01:55:08,400 --> 01:55:13,920
cities I'm thinking of, they're like 85%

2875
01:55:11,040 --> 01:55:15,599
mixeduse. That's what a city looks like.

2876
01:55:13,920 --> 01:55:16,960
» So what are our residential high

2877
01:55:15,599 --> 01:55:18,480
neighborhoods?

2878
01:55:16,960 --> 01:55:20,639
» Yeah. And you're not seeing the, you

2879
01:55:18,480 --> 01:55:22,560
know, urban villages on here as well.

2880
01:55:20,639 --> 01:55:24,639
And so that I don't know, Chris can

2881
01:55:22,560 --> 01:55:26,560
probably list them off the top of his

2882
01:55:24,639 --> 01:55:29,719
head, but [laughter]

2883
01:55:26,560 --> 01:55:29,719
» I remember

2884
01:55:34,400 --> 01:55:40,000
Um, sorry. Thanks. Uh, the, um, when you

2885
01:55:38,880 --> 01:55:42,159
think about, if you're familiar with the

2886
01:55:40,000 --> 01:55:44,000
zoning map, all the orange areas. So,

2887
01:55:42,159 --> 01:55:46,480
uh, actually the residential high zone

2888
01:55:44,000 --> 01:55:48,320
is is really the most common on the

2889
01:55:46,480 --> 01:55:51,520
city's zoning map. We have more areas

2890
01:55:48,320 --> 01:55:53,280
zone residential high uh, medium or in

2891
01:55:51,520 --> 01:55:55,040
in the existing multif family zones. We

2892
01:55:53,280 --> 01:55:56,880
have more areas zone residential high

2893
01:55:55,040 --> 01:55:58,800
than we do the medium and then there's

2894
01:55:56,880 --> 01:56:01,520
only a few low zones and those have been

2895
01:55:58,800 --> 01:56:03,280
incorporated into that residential low

2896
01:56:01,520 --> 01:56:05,360
uh uniform zone there.

2897
01:56:03,280 --> 01:56:07,280
» So happy valley around the university

2898
01:56:05,360 --> 01:56:08,719
residential high

2899
01:56:07,280 --> 01:56:10,800
» I think. Yeah.

2900
01:56:08,719 --> 01:56:12,239
» Yeah. And then uh large areas of the

2901
01:56:10,800 --> 01:56:16,239
King Mountain neighborhood are

2902
01:56:12,239 --> 01:56:18,880
residential high. Um areas uh some areas

2903
01:56:16,239 --> 01:56:22,960
in Cordata are a mix of residential high

2904
01:56:18,880 --> 01:56:25,199
commercial and industrial. Um

2905
01:56:22,960 --> 01:56:26,880
there's a variety of residential high

2906
01:56:25,199 --> 01:56:30,639
zones along some of our arterial

2907
01:56:26,880 --> 01:56:33,040
corridors. Um, so you see them, they're

2908
01:56:30,639 --> 01:56:37,440
they're pretty common through the core

2909
01:56:33,040 --> 01:56:40,440
of the Roosevelt neighborhood, that area

2910
01:56:37,440 --> 01:56:40,440
» District.

2911
01:56:52,560 --> 01:56:55,880
» Oh, yeah.

2912
01:56:56,000 --> 01:56:59,119
» I think you passed it. There you go.

2913
01:56:57,520 --> 01:57:00,719
There we go.

2914
01:56:59,119 --> 01:57:01,760
» I guess this doesn't show high versus

2915
01:57:00,719 --> 01:57:06,440
medium, though.

2916
01:57:01,760 --> 01:57:06,440
» Yeah, I think I think we had

2917
01:57:06,800 --> 01:57:12,719
» There you go.

2918
01:57:07,520 --> 01:57:14,320
» There we go. So, uh

2919
01:57:12,719 --> 01:57:17,199
this is from the planning commission

2920
01:57:14,320 --> 01:57:19,360
meeting we had uh in the spring. So,

2921
01:57:17,199 --> 01:57:22,960
those dark orange, these are all the

2922
01:57:19,360 --> 01:57:25,199
residential high uh areas in the city.

2923
01:57:22,960 --> 01:57:26,639
And then these kind of they're a little

2924
01:57:25,199 --> 01:57:28,239
bit hard to see, but they're kind of

2925
01:57:26,639 --> 01:57:30,239
almost tan. It's it's like a light

2926
01:57:28,239 --> 01:57:33,360
orange. These are the areas that are the

2927
01:57:30,239 --> 01:57:35,599
the medium. And then the areas that were

2928
01:57:33,360 --> 01:57:36,960
that on today's zoning, not not the land

2929
01:57:35,599 --> 01:57:40,000
use map, but the zoning map, the areas

2930
01:57:36,960 --> 01:57:42,639
that are residential, multi- low density

2931
01:57:40,000 --> 01:57:44,239
are all included in this yellow zone,

2932
01:57:42,639 --> 01:57:45,360
which is the residential low land use

2933
01:57:44,239 --> 01:57:46,719
area. So I think

2934
01:57:45,360 --> 01:57:48,960
» There's a golf course in the middle of

2935
01:57:46,719 --> 01:57:51,199
it. High density.

2936
01:57:48,960 --> 01:57:54,239
» Yeah, the golf course is is residential

2937
01:57:51,199 --> 01:57:54,239
high. Yep.

2938
01:57:56,719 --> 01:58:00,239
And and if you look at these, you'll see

2939
01:57:58,320 --> 01:58:02,000
that I mean there there was a logic to

2940
01:58:00,239 --> 01:58:04,080
them when they were established. Most of

2941
01:58:02,000 --> 01:58:06,320
them are along arterial street corridors

2942
01:58:04,080 --> 01:58:08,560
and they're close to urban services,

2943
01:58:06,320 --> 01:58:10,800
commercial areas, transit, a lot of

2944
01:58:08,560 --> 01:58:12,560
those things that um they're well

2945
01:58:10,800 --> 01:58:14,159
serviced by infrastructure in the

2946
01:58:12,560 --> 01:58:16,000
community which which means that they

2947
01:58:14,159 --> 01:58:19,280
can support those higher densities quite

2948
01:58:16,000 --> 01:58:20,960
well. Um and then and then of course

2949
01:58:19,280 --> 01:58:22,800
like like Blake had mentioned the urban

2950
01:58:20,960 --> 01:58:25,440
villages are the other areas that would

2951
01:58:22,800 --> 01:58:29,719
be you know kind of high plus it's it's

2952
01:58:25,440 --> 01:58:29,719
the areas where we allow greater height.

2953
01:58:34,719 --> 01:58:38,159
So we've gotten a lot of good

2954
01:58:36,000 --> 01:58:40,639
conversation. This is exactly what we

2955
01:58:38,159 --> 01:58:42,080
needed. So we really appreciate that. Um

2956
01:58:40,639 --> 01:58:44,239
I think we there's definitely more

2957
01:58:42,080 --> 01:58:46,719
conversation to come. We're early in

2958
01:58:44,239 --> 01:58:48,800
this process. will come together with

2959
01:58:46,719 --> 01:58:50,080
with what we've heard here. Um, but we

2960
01:58:48,800 --> 01:58:51,599
do have two more questions. They are

2961
01:58:50,080 --> 01:58:54,159
much simpler than this one. We started

2962
01:58:51,599 --> 01:58:56,000
with the really meaty one, but if you

2963
01:58:54,159 --> 01:59:00,400
all are all right with us moving on. It

2964
01:58:56,000 --> 01:59:04,840
felt like the time. All right, let me

2965
01:59:00,400 --> 01:59:04,840
pull those slides back up then.

2966
01:59:10,639 --> 01:59:15,599
So, this is where we were.

2967
01:59:13,199 --> 01:59:18,400
So the next question

2968
01:59:15,599 --> 01:59:22,320
as we have started this effort of

2969
01:59:18,400 --> 01:59:24,639
filtering through our existing code

2970
01:59:22,320 --> 01:59:26,800
and started envisioning how it's going

2971
01:59:24,639 --> 01:59:29,040
to get reoriented in the unified

2972
01:59:26,800 --> 01:59:31,760
development code framework

2973
01:59:29,040 --> 01:59:33,760
there's a lot of streamlining some of it

2974
01:59:31,760 --> 01:59:36,159
pretty straightforward so we used our

2975
01:59:33,760 --> 01:59:38,800
use table as an example earlier um we

2976
01:59:36,159 --> 01:59:41,520
were looking at that today and in some

2977
01:59:38,800 --> 01:59:44,000
areas of our code we say library and

2978
01:59:41,520 --> 01:59:45,440
museum In other areas of our code, we

2979
01:59:44,000 --> 01:59:48,080
say interpretive center, library, and

2980
01:59:45,440 --> 01:59:50,400
museum. I think we can probably agree we

2981
01:59:48,080 --> 01:59:52,800
can use the same cluster of those three

2982
01:59:50,400 --> 01:59:55,119
for both of those things. Those types of

2983
01:59:52,800 --> 01:59:58,000
streamlining, we feel pretty confident

2984
01:59:55,119 --> 02:00:00,560
we can combine. But then if there are

2985
01:59:58,000 --> 02:00:02,000
some zones where automotive sales are

2986
02:00:00,560 --> 02:00:03,840
allowed and other zones where we're

2987
02:00:02,000 --> 02:00:06,320
silent on that or we explicitly don't

2988
02:00:03,840 --> 02:00:09,040
allow it, combining those would feel

2989
02:00:06,320 --> 02:00:10,320
like an impactful change and might not

2990
02:00:09,040 --> 02:00:11,760
be part of the scope of this effort

2991
02:00:10,320 --> 02:00:13,840
because we're really trying to rearrange

2992
02:00:11,760 --> 02:00:16,480
without changing the impact of the code

2993
02:00:13,840 --> 02:00:19,920
with this kind of step one effort. If

2994
02:00:16,480 --> 02:00:22,000
staff feels that there's some reason to

2995
02:00:19,920 --> 02:00:24,400
make a change like that, we are flagging

2996
02:00:22,000 --> 02:00:26,000
those for explicit conversation so that

2997
02:00:24,400 --> 02:00:28,480
there's nothing kind of hidden under the

2998
02:00:26,000 --> 02:00:30,320
covers here. Um we'll we'll try to

2999
02:00:28,480 --> 02:00:32,320
really make it clear what changes are

3000
02:00:30,320 --> 02:00:34,480
actually being proposed by staff through

3001
02:00:32,320 --> 02:00:36,239
this streamlining. So that being said,

3002
02:00:34,480 --> 02:00:38,880
we we kind of put these guidelines

3003
02:00:36,239 --> 02:00:42,000
together to help us decide what's in

3004
02:00:38,880 --> 02:00:44,400
scope and what should follow in, you

3005
02:00:42,000 --> 02:00:46,159
know, future efforts. Um, so really

3006
02:00:44,400 --> 02:00:48,480
trying to maintain that content as much

3007
02:00:46,159 --> 02:00:50,560
as possible beyond the parts of the

3008
02:00:48,480 --> 02:00:52,000
scope that that we highlighted earlier.

3009
02:00:50,560 --> 02:00:53,599
So obviously if it's based in state

3010
02:00:52,000 --> 02:00:55,760
legislation or if it's in those interim

3011
02:00:53,599 --> 02:00:58,159
ordinances, that's part of the scope of

3012
02:00:55,760 --> 02:00:59,440
of integrating that into this code. But

3013
02:00:58,159 --> 02:01:01,360
if it's something else that we're just

3014
02:00:59,440 --> 02:01:03,920
noticing as we're cutting and pasting

3015
02:01:01,360 --> 02:01:06,159
code, we're in most cases just going to

3016
02:01:03,920 --> 02:01:07,520
leave it just as is. Even if we know

3017
02:01:06,159 --> 02:01:09,280
that in the future we're going to come

3018
02:01:07,520 --> 02:01:12,480
back and clean it up, change it to

3019
02:01:09,280 --> 02:01:15,199
realign it. um we are prioritizing that

3020
02:01:12,480 --> 02:01:17,119
usability and allowing future

3021
02:01:15,199 --> 02:01:19,920
flexibility of that code work. And what

3022
02:01:17,119 --> 02:01:22,880
I mean by that is we know that there are

3023
02:01:19,920 --> 02:01:24,800
code updates to follow. So we're trying

3024
02:01:22,880 --> 02:01:27,679
to maintain flexibility in our code so

3025
02:01:24,800 --> 02:01:29,199
that those updates can slot in as they

3026
02:01:27,679 --> 02:01:31,599
happen and we don't have to completely

3027
02:01:29,199 --> 02:01:33,599
rearrange things yet again when those

3028
02:01:31,599 --> 02:01:37,119
happen. So that type of flexibility in

3029
02:01:33,599 --> 02:01:39,920
our code. Um, as we're streamlining or

3030
02:01:37,119 --> 02:01:42,159
consolidating pieces of our code, we're

3031
02:01:39,920 --> 02:01:43,440
always referring back to the why. So, at

3032
02:01:42,159 --> 02:01:45,520
times that means looking back at our

3033
02:01:43,440 --> 02:01:48,480
neighborhood plans and saying, you know,

3034
02:01:45,520 --> 02:01:50,159
30 years ago, 40 years ago, why did we

3035
02:01:48,480 --> 02:01:52,000
write this in our zoning table for this

3036
02:01:50,159 --> 02:01:53,840
area? What was the intention? Is it

3037
02:01:52,000 --> 02:01:56,000
something that is still very relevant

3038
02:01:53,840 --> 02:01:57,760
today? If so, let's figure out how to

3039
02:01:56,000 --> 02:01:59,119
maintain that in our code. If it's

3040
02:01:57,760 --> 02:02:00,400
something that's already been completed,

3041
02:01:59,119 --> 02:02:02,639
we can check it off. It's not relevant

3042
02:02:00,400 --> 02:02:04,400
anymore, we can retire it. those types

3043
02:02:02,639 --> 02:02:06,320
of conversations, really understanding

3044
02:02:04,400 --> 02:02:07,840
the reasoning behind our code. And

3045
02:02:06,320 --> 02:02:09,119
sometimes it's very clear and sometimes

3046
02:02:07,840 --> 02:02:11,360
it takes a little bit of digging to

3047
02:02:09,119 --> 02:02:14,080
really understand what the intention was

3048
02:02:11,360 --> 02:02:16,320
originally.

3049
02:02:14,080 --> 02:02:18,480
Um, and then like I said, really

3050
02:02:16,320 --> 02:02:20,239
flagging any impactful changes for you

3051
02:02:18,480 --> 02:02:23,280
all so that when this comes through that

3052
02:02:20,239 --> 02:02:25,280
type six process, our memos will very

3053
02:02:23,280 --> 02:02:27,760
explicitly lay out what's actually been

3054
02:02:25,280 --> 02:02:30,159
changed because there's enough shifting

3055
02:02:27,760 --> 02:02:31,760
in this reitation. It's not a simple

3056
02:02:30,159 --> 02:02:34,000
strike underline where you can say, "Oh,

3057
02:02:31,760 --> 02:02:36,080
well, this piece got cut and pasted here

3058
02:02:34,000 --> 02:02:38,560
because there's so much moving around."

3059
02:02:36,080 --> 02:02:40,800
We need to be really clear. When we

3060
02:02:38,560 --> 02:02:43,760
combine these, you know, 11 parts of our

3061
02:02:40,800 --> 02:02:45,520
code into these three parts of our code,

3062
02:02:43,760 --> 02:02:47,119
the vast majority of it's the same, but

3063
02:02:45,520 --> 02:02:48,320
here are the four areas where we really

3064
02:02:47,119 --> 02:02:50,080
want you to be aware that we are

3065
02:02:48,320 --> 02:02:53,119
suggesting a change that actually

3066
02:02:50,080 --> 02:02:54,639
impacts development. So, that's sort of

3067
02:02:53,119 --> 02:02:56,800
the guidelines we're trying to put

3068
02:02:54,639 --> 02:02:58,560
together for ourselves and to really

3069
02:02:56,800 --> 02:02:59,760
keep ourselves accountable, but we

3070
02:02:58,560 --> 02:03:01,199
wanted to lay that out for you. If

3071
02:02:59,760 --> 02:03:02,159
there's anything that doesn't sound

3072
02:03:01,199 --> 02:03:04,159
quite right there or if there's

3073
02:03:02,159 --> 02:03:07,560
something that's missing,

3074
02:03:04,159 --> 02:03:07,560
let us know.

3075
02:03:09,040 --> 02:03:14,080
» That makes a lot of sense, but I think

3076
02:03:11,119 --> 02:03:15,360
the devil will be in the details. Um,

3077
02:03:14,080 --> 02:03:17,599
people often complain about the

3078
02:03:15,360 --> 02:03:20,080
complexity of our code, but that's

3079
02:03:17,599 --> 02:03:21,520
because

3080
02:03:20,080 --> 02:03:24,000
all pieces of property are a little bit

3081
02:03:21,520 --> 02:03:25,840
different and unique and neighborhoods

3082
02:03:24,000 --> 02:03:29,119
are different and unique and due to

3083
02:03:25,840 --> 02:03:30,480
history. Uh, we have we were four cities

3084
02:03:29,119 --> 02:03:32,320
once and now we're one. I mean, there

3085
02:03:30,480 --> 02:03:34,639
there's a reason for a lot of these

3086
02:03:32,320 --> 02:03:36,320
differences and so identifying when

3087
02:03:34,639 --> 02:03:39,360
those reasons still make sense and when

3088
02:03:36,320 --> 02:03:41,520
they don't, I think it's the right idea,

3089
02:03:39,360 --> 02:03:43,199
but I think it'll be difficult. Um, I

3090
02:03:41,520 --> 02:03:45,199
also wonder about if you're going to

3091
02:03:43,199 --> 02:03:47,040
maintain the content uh in general just

3092
02:03:45,199 --> 02:03:48,480
put it all together and harmonize it and

3093
02:03:47,040 --> 02:03:51,280
if there's little differences kind of

3094
02:03:48,480 --> 02:03:52,480
try to ignore them. Um unfortunately I

3095
02:03:51,280 --> 02:03:54,480
think you may miss an opportunity

3096
02:03:52,480 --> 02:03:56,880
because I really do think our allowed

3097
02:03:54,480 --> 02:03:59,119
uses in commercial districts is really

3098
02:03:56,880 --> 02:04:02,159
overdue for review. I I think there's

3099
02:03:59,119 --> 02:04:03,840
some turkeys in our um industrial zoning

3100
02:04:02,159 --> 02:04:05,760
up in in Irongate. I think there's some

3101
02:04:03,840 --> 02:04:08,400
turkeys in our waterfront commercial

3102
02:04:05,760 --> 02:04:10,719
allowed zoning or uses. I I would like

3103
02:04:08,400 --> 02:04:15,520
to go through and relook at our allowed

3104
02:04:10,719 --> 02:04:17,280
uses and this project won't include

3105
02:04:15,520 --> 02:04:19,360
that. This project will just say we'll

3106
02:04:17,280 --> 02:04:21,599
do it at a later day. So I I worry about

3107
02:04:19,360 --> 02:04:23,760
that missed opportunity that you may see

3108
02:04:21,599 --> 02:04:26,320
some of these odd balls and goes well

3109
02:04:23,760 --> 02:04:28,159
for a later day I'll just cut it and

3110
02:04:26,320 --> 02:04:31,119
paste it over.

3111
02:04:28,159 --> 02:04:32,719
I would note that in the kind of

3112
02:04:31,119 --> 02:04:34,560
timeline we laid out for things that

3113
02:04:32,719 --> 02:04:35,920
follow, the land use chapter was the

3114
02:04:34,560 --> 02:04:37,599
first one that we highlighted because

3115
02:04:35,920 --> 02:04:40,719
there are a lot of cleanups like that

3116
02:04:37,599 --> 02:04:43,119
that we'd like to address and that that

3117
02:04:40,719 --> 02:04:44,719
also would align with that small scale

3118
02:04:43,119 --> 02:04:47,679
commercial code update that we know

3119
02:04:44,719 --> 02:04:49,920
there's a push for. Um, and potentially

3120
02:04:47,679 --> 02:04:53,599
some of that industrial

3121
02:04:49,920 --> 02:04:55,679
um, land kind of analysis also fits into

3122
02:04:53,599 --> 02:04:58,880
pieces of what you just said. And and I

3123
02:04:55,679 --> 02:05:00,480
would also add that um part of the

3124
02:04:58,880 --> 02:05:04,320
nuance that we're trying to be very

3125
02:05:00,480 --> 02:05:06,639
intentional about is the state mandatory

3126
02:05:04,320 --> 02:05:08,239
timelines that are set. The fact that we

3127
02:05:06,639 --> 02:05:10,320
have some of this stuff in interim

3128
02:05:08,239 --> 02:05:13,440
ordinances that we'd like to clean up

3129
02:05:10,320 --> 02:05:15,440
and get finalized. And so we have to

3130
02:05:13,440 --> 02:05:18,080
prioritize some of I mean if we were to

3131
02:05:15,440 --> 02:05:20,080
do you know the entirety of the code

3132
02:05:18,080 --> 02:05:22,800
we'd be talking about a four to six year

3133
02:05:20,080 --> 02:05:25,599
endeavor. And so we are being very

3134
02:05:22,800 --> 02:05:27,840
intentional about trying to put forward

3135
02:05:25,599 --> 02:05:29,840
the things that we feel like need to be

3136
02:05:27,840 --> 02:05:33,360
done in the certain time frames. We've

3137
02:05:29,840 --> 02:05:35,280
got some ability in those kind of middle

3138
02:05:33,360 --> 02:05:37,199
term, if you will, to do some of that

3139
02:05:35,280 --> 02:05:38,880
kind of stuff. There's a few other

3140
02:05:37,199 --> 02:05:40,800
efforts that are underway like the

3141
02:05:38,880 --> 02:05:43,199
industrial land study and some things

3142
02:05:40,800 --> 02:05:45,280
like that that will help inform some of

3143
02:05:43,199 --> 02:05:49,040
those pieces. And so we're trying to

3144
02:05:45,280 --> 02:05:53,119
kind of pattern that out in a way that

3145
02:05:49,040 --> 02:05:55,040
um you know will allow us to keep moving

3146
02:05:53,119 --> 02:05:56,480
forward and understand what things that

3147
02:05:55,040 --> 02:05:58,080
we need to put in the parking lot and

3148
02:05:56,480 --> 02:06:00,719
come back to because we don't want it to

3149
02:05:58,080 --> 02:06:04,040
be a four to six year time frame on some

3150
02:06:00,719 --> 02:06:04,040
of these things.

3151
02:06:06,800 --> 02:06:13,360
Um, I'll just add that appreciate you

3152
02:06:09,199 --> 02:06:15,920
outlining the the process for um making

3153
02:06:13,360 --> 02:06:18,400
some decisions on changes. Um, I think

3154
02:06:15,920 --> 02:06:21,280
that I think it's it's good for us to

3155
02:06:18,400 --> 02:06:22,719
see that. And also um if there are

3156
02:06:21,280 --> 02:06:26,480
questions about why something didn't

3157
02:06:22,719 --> 02:06:29,360
come before us uh for discussion and

3158
02:06:26,480 --> 02:06:31,040
conversation and public awareness um

3159
02:06:29,360 --> 02:06:34,079
there

3160
02:06:31,040 --> 02:06:37,040
you're uh you have a big body of work to

3161
02:06:34,079 --> 02:06:39,920
do and this is high priority stuff. Uh

3162
02:06:37,040 --> 02:06:42,159
clearly getting more housing built is

3163
02:06:39,920 --> 02:06:43,520
high priority. We have a comprehensive

3164
02:06:42,159 --> 02:06:46,239
plan in that process that we've gone

3165
02:06:43,520 --> 02:06:48,159
through recently that set uh that that

3166
02:06:46,239 --> 02:06:50,480
where you gathered a lot of that public

3167
02:06:48,159 --> 02:06:53,440
input already. You gathered a lot of our

3168
02:06:50,480 --> 02:06:56,560
input already um and have a a really

3169
02:06:53,440 --> 02:06:59,599
strong foundation for the vision and the

3170
02:06:56,560 --> 02:07:01,440
interests of the community. And so um

3171
02:06:59,599 --> 02:07:04,560
and knowing full well that anytime we

3172
02:07:01,440 --> 02:07:06,320
bring things before us as as decision

3173
02:07:04,560 --> 02:07:10,159
makers as well as the public, it slows

3174
02:07:06,320 --> 02:07:13,599
that process down. And so um to me it's

3175
02:07:10,159 --> 02:07:18,320
a priority that this moves more quickly

3176
02:07:13,599 --> 02:07:20,320
than than not. Um and and again

3177
02:07:18,320 --> 02:07:22,239
realizing that that a lot of that

3178
02:07:20,320 --> 02:07:24,719
foundation has already been laid and so

3179
02:07:22,239 --> 02:07:29,520
placing the trust in you as uh the

3180
02:07:24,719 --> 02:07:33,920
experts um in this uh field makes a lot

3181
02:07:29,520 --> 02:07:37,599
of sense. Um but of course the the the

3182
02:07:33,920 --> 02:07:40,920
big impactful stuff um will be coming

3183
02:07:37,599 --> 02:07:40,920
before us.

3184
02:07:45,440 --> 02:07:52,000
All right. Well, we'll keep kind of

3185
02:07:48,639 --> 02:07:54,480
referencing a lot of this sort of scope

3186
02:07:52,000 --> 02:07:56,400
concept and to try to not let it creep

3187
02:07:54,480 --> 02:07:58,400
as we go, but we know that there are

3188
02:07:56,400 --> 02:08:00,239
things that we'll be kind of on the

3189
02:07:58,400 --> 02:08:01,840
fence about and that we'll be bringing

3190
02:08:00,239 --> 02:08:04,000
forward is, you know, is this something

3191
02:08:01,840 --> 02:08:05,760
we should incorporate here or two

3192
02:08:04,000 --> 02:08:08,480
options. We know there will be some

3193
02:08:05,760 --> 02:08:12,079
elements of that as well, but trying to

3194
02:08:08,480 --> 02:08:15,599
keep those as limited as possible.

3195
02:08:12,079 --> 02:08:17,760
All right, to the last question.

3196
02:08:15,599 --> 02:08:19,440
Um, this is kind of a specific question,

3197
02:08:17,760 --> 02:08:21,040
but we wanted to just get a feel of it

3198
02:08:19,440 --> 02:08:23,599
since it does make a pretty big

3199
02:08:21,040 --> 02:08:27,360
difference in how parts of our code

3200
02:08:23,599 --> 02:08:30,480
might be um, kind of arranged.

3201
02:08:27,360 --> 02:08:35,040
In the past, we've had a policy when we

3202
02:08:30,480 --> 02:08:37,920
annex areas from the county of adopting

3203
02:08:35,040 --> 02:08:39,760
the zoning from the county in those

3204
02:08:37,920 --> 02:08:41,679
areas so that there's not a change in

3205
02:08:39,760 --> 02:08:44,960
what's allowed when it comes into the

3206
02:08:41,679 --> 02:08:48,320
city. That means that we have a lot of

3207
02:08:44,960 --> 02:08:51,679
remnants in our code of county zoning

3208
02:08:48,320 --> 02:08:53,040
from 30 years ago. Um that it doesn't

3209
02:08:51,679 --> 02:08:55,679
actually reflect county zoning today

3210
02:08:53,040 --> 02:08:58,320
either because there's zoning has um

3211
02:08:55,679 --> 02:09:02,639
adapted over time as well. So I just put

3212
02:08:58,320 --> 02:09:05,599
two examples on here. Um one of them

3213
02:09:02,639 --> 02:09:07,360
is is referencing the the Watcom

3214
02:09:05,599 --> 02:09:09,520
counties light industrial zone as of the

3215
02:09:07,360 --> 02:09:12,480
date of annexation. So, anytime that

3216
02:09:09,520 --> 02:09:14,000
area is developed, someone has to open a

3217
02:09:12,480 --> 02:09:15,679
book and look at exactly what was

3218
02:09:14,000 --> 02:09:18,079
allowed in that time and figure that

3219
02:09:15,679 --> 02:09:20,880
out. Another one is the same concept,

3220
02:09:18,079 --> 02:09:22,400
but uh it's in our zoning table and it

3221
02:09:20,880 --> 02:09:25,920
says

3222
02:09:22,400 --> 02:09:28,320
it's a list of I don't know 75 uses that

3223
02:09:25,920 --> 02:09:30,800
are permitted, conditional, or not

3224
02:09:28,320 --> 02:09:32,800
permitted in this area that basically

3225
02:09:30,800 --> 02:09:37,199
just copied and [snorts] pasted the

3226
02:09:32,800 --> 02:09:38,639
Wakom County permitted uses in 1996. So

3227
02:09:37,199 --> 02:09:40,639
there's there's a lot of these in our

3228
02:09:38,639 --> 02:09:42,880
code in all sorts of different places

3229
02:09:40,639 --> 02:09:44,639
and a lot of them are industrial um

3230
02:09:42,880 --> 02:09:48,079
because they're they're sort of at those

3231
02:09:44,639 --> 02:09:52,719
parts of the city. Um and our proposal

3232
02:09:48,079 --> 02:09:56,000
as staff is to take these um various uh

3233
02:09:52,719 --> 02:09:57,440
areas and compare what is currently

3234
02:09:56,000 --> 02:10:00,480
allowed there based on this sort of

3235
02:09:57,440 --> 02:10:05,119
patchwork quilt of requirements in our

3236
02:10:00,480 --> 02:10:07,920
code today to our city zoning and just

3237
02:10:05,119 --> 02:10:10,400
pick the one that's most similar to it.

3238
02:10:07,920 --> 02:10:12,239
Um, obviously we want to think about if

3239
02:10:10,400 --> 02:10:14,320
there are uses that are in existence

3240
02:10:12,239 --> 02:10:16,159
today in those areas that we would be

3241
02:10:14,320 --> 02:10:19,679
making non-conforming, figuring out how

3242
02:10:16,159 --> 02:10:21,760
to handle that. Um, but our our basic

3243
02:10:19,679 --> 02:10:24,480
approach would be to start with our

3244
02:10:21,760 --> 02:10:27,119
existing zoning and not create dozens of

3245
02:10:24,480 --> 02:10:28,880
new zones that reflect these. Um,

3246
02:10:27,119 --> 02:10:30,719
obviously there's a range where we could

3247
02:10:28,880 --> 02:10:33,119
try to consolidate them but still have a

3248
02:10:30,719 --> 02:10:36,159
couple other options, but we feel that

3249
02:10:33,119 --> 02:10:39,040
our existing zoning districts probably

3250
02:10:36,159 --> 02:10:42,560
can handle these areas and there's

3251
02:10:39,040 --> 02:10:45,360
probably not a very strong reason to

3252
02:10:42,560 --> 02:10:47,199
maintain this historic variation. So

3253
02:10:45,360 --> 02:10:49,199
that that's our proposal, but we want to

3254
02:10:47,199 --> 02:10:51,040
hear from you all about that.

3255
02:10:49,199 --> 02:10:52,560
» I love that because this is referring to

3256
02:10:51,040 --> 02:10:54,079
exactly what I mentioned the last time

3257
02:10:52,560 --> 02:10:56,000
around. There are some turkeys in our

3258
02:10:54,079 --> 02:10:58,880
commercial industrial zoning. My guess

3259
02:10:56,000 --> 02:11:01,360
is most of those turkeys are explained

3260
02:10:58,880 --> 02:11:03,280
by this. And so the extent to which you

3261
02:11:01,360 --> 02:11:04,880
can go through this would be the I was

3262
02:11:03,280 --> 02:11:06,159
worried about being lost opportunity to

3263
02:11:04,880 --> 02:11:08,159
look at our commercial industrial

3264
02:11:06,159 --> 02:11:11,199
zoning. This is exactly what I'm

3265
02:11:08,159 --> 02:11:14,800
referring to. Um I think we I hope in

3266
02:11:11,199 --> 02:11:18,239
the future we never ever when we enex

3267
02:11:14,800 --> 02:11:20,800
adopt the county's zoning because to do

3268
02:11:18,239 --> 02:11:22,560
that is to

3269
02:11:20,800 --> 02:11:24,719
fail to appreciate why you're even

3270
02:11:22,560 --> 02:11:27,199
inexing property. you're enexing it

3271
02:11:24,719 --> 02:11:29,520
because the uses will change, need to

3272
02:11:27,199 --> 02:11:31,520
change the the regulations for land use

3273
02:11:29,520 --> 02:11:34,719
had better change or why did you bother

3274
02:11:31,520 --> 02:11:37,040
to enex? So, it was a weird policy uh to

3275
02:11:34,719 --> 02:11:38,639
have to have done. So, you we enex and

3276
02:11:37,040 --> 02:11:40,560
created a problem and then 10 years

3277
02:11:38,639 --> 02:11:42,639
later we had to do what we should have

3278
02:11:40,560 --> 02:11:44,239
done right up front which is figure out

3279
02:11:42,639 --> 02:11:47,840
what the land will do. I called it

3280
02:11:44,239 --> 02:11:49,440
prezoning. So, please clean up these I

3281
02:11:47,840 --> 02:11:51,760
love this. I love this. I love this. And

3282
02:11:49,440 --> 02:11:53,280
in the future, let's let's not do this.

3283
02:11:51,760 --> 02:11:55,040
let's bring it in under a rational

3284
02:11:53,280 --> 02:11:58,480
framework that aligns with our current

3285
02:11:55,040 --> 02:12:01,840
city zoning so these never occur again.

3286
02:11:58,480 --> 02:12:04,079
» So on my end, um I do support this

3287
02:12:01,840 --> 02:12:07,040
because if you're going to be part of

3288
02:12:04,079 --> 02:12:10,560
the city, be part of the city. My only

3289
02:12:07,040 --> 02:12:12,480
concern would be uh whether or not a

3290
02:12:10,560 --> 02:12:13,679
current use that has been there for a

3291
02:12:12,480 --> 02:12:15,440
long time, and I'm not going to throw

3292
02:12:13,679 --> 02:12:18,320
out companies names, but I'm thinking of

3293
02:12:15,440 --> 02:12:20,560
the Iron Gate area. um we may not have

3294
02:12:18,320 --> 02:12:23,840
that type of industrial use anywhere

3295
02:12:20,560 --> 02:12:27,760
within the city. I I would want you to

3296
02:12:23,840 --> 02:12:29,520
weigh whether or not there's a carveout

3297
02:12:27,760 --> 02:12:31,199
or there's an allowance within a

3298
02:12:29,520 --> 02:12:34,880
particular area where it doesn't

3299
02:12:31,199 --> 02:12:36,560
necessarily make it a nonconforming use.

3300
02:12:34,880 --> 02:12:38,719
um because

3301
02:12:36,560 --> 02:12:41,040
sometimes when it's non-conforming,

3302
02:12:38,719 --> 02:12:44,560
there could be issues in the future for

3303
02:12:41,040 --> 02:12:46,560
that entity to either expand or renovate

3304
02:12:44,560 --> 02:12:49,920
or do other things that hits a

3305
02:12:46,560 --> 02:12:52,239
threshold. And I wouldn't want to um

3306
02:12:49,920 --> 02:12:55,199
hamstring any of our current industries

3307
02:12:52,239 --> 02:12:57,760
in those areas and change their ability

3308
02:12:55,199 --> 02:13:01,920
to do the work that they do and perhaps

3309
02:12:57,760 --> 02:13:05,119
expand. Um, so I'll let you guys look at

3310
02:13:01,920 --> 02:13:07,280
those particular industries that may not

3311
02:13:05,119 --> 02:13:10,400
fall within the city code and then

3312
02:13:07,280 --> 02:13:12,800
perhaps bring it to the various bodies.

3313
02:13:10,400 --> 02:13:15,760
Um, which direction you'd like to go and

3314
02:13:12,800 --> 02:13:17,440
then the rationale for that. Um, I'd

3315
02:13:15,760 --> 02:13:19,760
like to see that kind of carved out a

3316
02:13:17,440 --> 02:13:21,679
little bit of part of that process. I

3317
02:13:19,760 --> 02:13:23,760
think one of the other pieces that we

3318
02:13:21,679 --> 02:13:25,280
should also offer in this context, we're

3319
02:13:23,760 --> 02:13:29,440
talking a little bit more about the kind

3320
02:13:25,280 --> 02:13:31,360
of industrial areas, but um

3321
02:13:29,440 --> 02:13:33,760
the nature and this will be more of part

3322
02:13:31,360 --> 02:13:36,320
of the annexation plan that we listed

3323
02:13:33,760 --> 02:13:39,280
out uh coming forth before you, but

3324
02:13:36,320 --> 02:13:41,440
there are some portions that if annexed

3325
02:13:39,280 --> 02:13:43,760
into the city just by the fact that they

3326
02:13:41,440 --> 02:13:47,119
come into the city are going to change

3327
02:13:43,760 --> 02:13:50,639
the dynamics of that already. So the

3328
02:13:47,119 --> 02:13:52,320
county might have um a a zoning

3329
02:13:50,639 --> 02:13:55,040
designation, but the county is not

3330
02:13:52,320 --> 02:13:57,119
subject to the middle housing bills that

3331
02:13:55,040 --> 02:13:59,599
that the city is. And so just by nature

3332
02:13:57,119 --> 02:14:01,760
of bringing it into the city and

3333
02:13:59,599 --> 02:14:05,679
incorporating it within the city, it

3334
02:14:01,760 --> 02:14:08,159
will inherently change uh some elements

3335
02:14:05,679 --> 02:14:09,679
of that. So, we'll, as Elizabeth alluded

3336
02:14:08,159 --> 02:14:12,880
to earlier, we'll try to be very

3337
02:14:09,679 --> 02:14:15,520
intentional about those uh pieces and

3338
02:14:12,880 --> 02:14:17,360
and how we analyze those things and if

3339
02:14:15,520 --> 02:14:21,599
there are changes, we can certainly flag

3340
02:14:17,360 --> 02:14:24,079
those as as she mentioned previously.

3341
02:14:21,599 --> 02:14:26,239
» Can I ask a question? Um it's a little

3342
02:14:24,079 --> 02:14:29,037
bit out of this, but it's a previous

3343
02:14:26,239 --> 02:14:30,320
conversation when we were

3344
02:14:29,037 --> 02:14:31,920
[gasps and sighs] I think meeting out at

3345
02:14:30,320 --> 02:14:35,440
Ferndale when we were going through a

3346
02:14:31,920 --> 02:14:38,639
lot of the um

3347
02:14:35,440 --> 02:14:40,880
basically the the land use, we talked

3348
02:14:38,639 --> 02:14:43,440
about um one of the issues with

3349
02:14:40,880 --> 02:14:46,000
annexation is as the county goes through

3350
02:14:43,440 --> 02:14:48,480
and they have their set of what how

3351
02:14:46,000 --> 02:14:51,920
things could be developed and you know

3352
02:14:48,480 --> 02:14:56,079
like one per five acres or whatever it

3353
02:14:51,920 --> 02:14:58,000
is. And then we want to look at um

3354
02:14:56,079 --> 02:15:04,079
future annexation because it's, you

3355
02:14:58,000 --> 02:15:06,159
know, within our um uh reserves that we

3356
02:15:04,079 --> 02:15:07,679
can't necessarily have the county adopt

3357
02:15:06,159 --> 02:15:10,320
our

3358
02:15:07,679 --> 02:15:12,400
uh codes because it's still considered

3359
02:15:10,320 --> 02:15:15,040
county. But my concern has always been

3360
02:15:12,400 --> 02:15:17,440
that people will, you know, have their

3361
02:15:15,040 --> 02:15:19,920
little house of paradise on their 2,

3362
02:15:17,440 --> 02:15:23,040
three, 5 acre and then by the time we

3363
02:15:19,920 --> 02:15:24,880
want to perhaps annex it, the likelihood

3364
02:15:23,040 --> 02:15:27,360
of being able to get the density or the

3365
02:15:24,880 --> 02:15:30,960
use that we need isn't going to happen.

3366
02:15:27,360 --> 02:15:33,920
I'm wondering with this process,

3367
02:15:30,960 --> 02:15:36,719
is there a way to identify because the

3368
02:15:33,920 --> 02:15:40,639
annexation um process we're talking

3369
02:15:36,719 --> 02:15:42,400
about um you know kind of rating and

3370
02:15:40,639 --> 02:15:44,880
saying okay more than likely this area

3371
02:15:42,400 --> 02:15:46,800
will come in first this area so that

3372
02:15:44,880 --> 02:15:49,679
people who own property or development

3373
02:15:46,800 --> 02:15:51,599
they know what's some likelihood in the

3374
02:15:49,679 --> 02:15:54,239
next 5 10 years this property is going

3375
02:15:51,599 --> 02:15:56,159
to come in and if so this would be the

3376
02:15:54,239 --> 02:15:58,320
density and zoning and stuff so maybe

3377
02:15:56,159 --> 02:16:00,560
they're not going to be as inclined to

3378
02:15:58,320 --> 02:16:03,679
sell off five acres, but they might look

3379
02:16:00,560 --> 02:16:05,360
at, okay, I'm going to be able to have

3380
02:16:03,679 --> 02:16:07,679
instead of 10 houses, I'm going to be

3381
02:16:05,360 --> 02:16:10,000
able to have 300 houses, which is what

3382
02:16:07,679 --> 02:16:11,679
we ultimately want with an annexation.

3383
02:16:10,000 --> 02:16:13,599
I'm wondering how this will all fit in

3384
02:16:11,679 --> 02:16:16,400
with what we're doing here and the

3385
02:16:13,599 --> 02:16:19,040
future project to ensure annexation will

3386
02:16:16,400 --> 02:16:22,320
get us what we're hoping.

3387
02:16:19,040 --> 02:16:25,040
» I think I I'd say yes to all of what you

3388
02:16:22,320 --> 02:16:26,800
just said. um and and echo uh what

3389
02:16:25,040 --> 02:16:28,480
Michael has been requesting for quite a

3390
02:16:26,800 --> 02:16:31,520
while and that is that that prezoning

3391
02:16:28,480 --> 02:16:33,359
conversation and that was one of the one

3392
02:16:31,520 --> 02:16:34,719
of the notable changes in the land use

3393
02:16:33,359 --> 02:16:36,319
chapter this time around in the

3394
02:16:34,719 --> 02:16:39,840
Bellingham plan as opposed to previous

3395
02:16:36,319 --> 02:16:41,920
ones was we are uh intentionally

3396
02:16:39,840 --> 02:16:43,519
pivoting from that what has Watton

3397
02:16:41,920 --> 02:16:45,920
County zoned things in our urban growth

3398
02:16:43,519 --> 02:16:48,160
area and what's the kind of closest fit

3399
02:16:45,920 --> 02:16:50,639
to city zoning and that's kind of the

3400
02:16:48,160 --> 02:16:53,439
vision for that area and instead we've

3401
02:16:50,639 --> 02:16:56,080
set up in I think it's LU 11 and a few

3402
02:16:53,439 --> 02:16:57,760
related policies that um a couple of

3403
02:16:56,080 --> 02:16:59,519
things. One, we will have that

3404
02:16:57,760 --> 02:17:01,040
intentional annexation planning

3405
02:16:59,519 --> 02:17:03,439
conversation and pre-zone these areas

3406
02:17:01,040 --> 02:17:05,920
and identify publicly, hey, this might

3407
02:17:03,439 --> 02:17:07,840
be zoned urban residential four units

3408
02:17:05,920 --> 02:17:09,439
per acre in the county right now in our

3409
02:17:07,840 --> 02:17:12,399
UG, but when it comes in, we're going to

3410
02:17:09,439 --> 02:17:13,840
say this is residential low or medium or

3411
02:17:12,399 --> 02:17:16,319
whatever it is. And and people will

3412
02:17:13,840 --> 02:17:18,800
understand, oh, when I annex, I can do,

3413
02:17:16,319 --> 02:17:22,080
to Blake's point, four units on my lot,

3414
02:17:18,800 --> 02:17:24,000
or my minimum lot size will be whatever

3415
02:17:22,080 --> 02:17:25,120
the fruits of this conversation bear

3416
02:17:24,000 --> 02:17:27,439
based on what we've talked about

3417
02:17:25,120 --> 02:17:30,719
tonight. Um

3418
02:17:27,439 --> 02:17:32,880
the the other piece of that um is that

3419
02:17:30,719 --> 02:17:35,439
when we do that that annexation planning

3420
02:17:32,880 --> 02:17:37,519
work, we'll be looking um intentionally

3421
02:17:35,439 --> 02:17:40,240
at areas in the UG that may have been

3422
02:17:37,519 --> 02:17:41,760
zoned fairly suburban for fairly

3423
02:17:40,240 --> 02:17:45,519
suburban levels of development for a

3424
02:17:41,760 --> 02:17:47,519
very long time. and we'll say, "Hey, we

3425
02:17:45,519 --> 02:17:48,719
like we if you you know, I know you guys

3426
02:17:47,519 --> 02:17:51,200
remember the conversation about the

3427
02:17:48,719 --> 02:17:54,080
Northern Heights annexation." Um, and

3428
02:17:51,200 --> 02:17:57,120
which is again a fairly rosy annexation

3429
02:17:54,080 --> 02:17:59,280
given how how, you know, far in the hole

3430
02:17:57,120 --> 02:18:01,280
some of it can be. Um, that being said,

3431
02:17:59,280 --> 02:18:02,880
it just emphasizes how expensive the

3432
02:18:01,280 --> 02:18:05,280
urban infrastructure is and especially

3433
02:18:02,880 --> 02:18:06,639
like the the fire and police services

3434
02:18:05,280 --> 02:18:08,719
and the other things that we talked

3435
02:18:06,639 --> 02:18:10,000
about in that conversation. if we're

3436
02:18:08,719 --> 02:18:11,920
going to do that and that's what those

3437
02:18:10,000 --> 02:18:14,000
policies and the plan set up is let's

3438
02:18:11,920 --> 02:18:17,120
make it truly urban levels of density.

3439
02:18:14,000 --> 02:18:19,280
Um so I think that's that future

3440
02:18:17,120 --> 02:18:21,280
prezoning conversation won't just be

3441
02:18:19,280 --> 02:18:23,679
what's the equivalent city zone. It's

3442
02:18:21,280 --> 02:18:25,040
what do we really see this area becoming

3443
02:18:23,679 --> 02:18:26,719
when it becomes part of Bellingham

3444
02:18:25,040 --> 02:18:28,559
proper? And that's that when you're

3445
02:18:26,719 --> 02:18:31,439
driving in on Marine Drive or coming in

3446
02:18:28,559 --> 02:18:33,439
on Meridian, you'll really understand

3447
02:18:31,439 --> 02:18:35,120
that, oh, I'm now in Bellingham. There's

3448
02:18:33,439 --> 02:18:38,000
a very definite transition. I've gone

3449
02:18:35,120 --> 02:18:40,800
from agriculture and true rural uh areas

3450
02:18:38,000 --> 02:18:42,559
to now I'm in the city. I now have, you

3451
02:18:40,800 --> 02:18:44,559
know, I can see dense housing,

3452
02:18:42,559 --> 02:18:46,479
employment opportunities, transit

3453
02:18:44,559 --> 02:18:49,040
services, and all those kind of things.

3454
02:18:46,479 --> 02:18:50,800
Um and there's a a much more defined

3455
02:18:49,040 --> 02:18:52,719
boundary for that than maybe what we've

3456
02:18:50,800 --> 02:18:54,800
had in the past. Um so I think that's

3457
02:18:52,719 --> 02:18:57,200
all part of that exercise. Um and then

3458
02:18:54,800 --> 02:18:59,280
to the the comment about phasing, that's

3459
02:18:57,200 --> 02:19:01,439
another important part of that. Um we've

3460
02:18:59,280 --> 02:19:04,319
had that the the 2018 annexation

3461
02:19:01,439 --> 02:19:06,960
strategy um had an attempt at that. I

3462
02:19:04,319 --> 02:19:09,359
think we will revisit that and we will

3463
02:19:06,960 --> 02:19:10,880
look at those our new reconfigured urban

3464
02:19:09,359 --> 02:19:12,479
growth area and we'll look at our

3465
02:19:10,880 --> 02:19:14,399
utility plans and other infrastructure

3466
02:19:12,479 --> 02:19:16,639
plans. We'll look at the growth capacity

3467
02:19:14,399 --> 02:19:19,200
in these areas. And I think an important

3468
02:19:16,639 --> 02:19:21,120
part of this this uh effort around

3469
02:19:19,200 --> 02:19:22,719
annexation will also be really

3470
02:19:21,120 --> 02:19:24,800
conversing with the property owners in

3471
02:19:22,719 --> 02:19:26,160
these areas and understanding who is

3472
02:19:24,800 --> 02:19:28,399
really interested in doing something

3473
02:19:26,160 --> 02:19:30,399
sooner or later or maybe ready to do

3474
02:19:28,399 --> 02:19:32,719
something in the way of an annexation

3475
02:19:30,399 --> 02:19:34,399
sooner. So to to phase things not just

3476
02:19:32,719 --> 02:19:37,840
based on infrastructure but also on

3477
02:19:34,399 --> 02:19:40,160
interest and and ability to to um

3478
02:19:37,840 --> 02:19:41,920
develop housing and maybe provide you

3479
02:19:40,160 --> 02:19:44,080
know industrial opportunities and those

3480
02:19:41,920 --> 02:19:48,880
kind of things. And I think one other

3481
02:19:44,080 --> 02:19:51,439
piece that um we have not fully vetted

3482
02:19:48,880 --> 02:19:56,080
out but is a is a commitment to doing

3483
02:19:51,439 --> 02:19:58,800
that is looking at the um the fiscal

3484
02:19:56,080 --> 02:20:01,280
implications of urban level of services

3485
02:19:58,800 --> 02:20:05,280
and really truly understanding what it

3486
02:20:01,280 --> 02:20:08,720
takes not only to um develop that

3487
02:20:05,280 --> 02:20:10,720
because we can often use you know um

3488
02:20:08,720 --> 02:20:12,399
land developers to build out that

3489
02:20:10,720 --> 02:20:15,520
initial infrastructure but what is the

3490
02:20:12,399 --> 02:20:17,840
ongo ongoing cost for operations and

3491
02:20:15,520 --> 02:20:20,640
maintenance and you know our fiduciary

3492
02:20:17,840 --> 02:20:22,960
responsibility as a city to provide that

3493
02:20:20,640 --> 02:20:25,040
in a long-term sustainable way. And so

3494
02:20:22,960 --> 02:20:26,800
we've made a you know a commitment to

3495
02:20:25,040 --> 02:20:28,720
doing that. We still there's a lot of

3496
02:20:26,800 --> 02:20:30,880
work that has to be done to figure out

3497
02:20:28,720 --> 02:20:32,240
exactly how that's going to work out but

3498
02:20:30,880 --> 02:20:34,080
that'll be part of kind of the

3499
02:20:32,240 --> 02:20:35,680
annexation strategy and thinking through

3500
02:20:34,080 --> 02:20:39,640
some of those kind of financial

3501
02:20:35,680 --> 02:20:39,640
implications as well.

3502
02:20:44,880 --> 02:20:48,319
That's all of the questions we had and I

3503
02:20:46,800 --> 02:20:50,720
know it's getting late so I'm going to

3504
02:20:48,319 --> 02:20:52,319
turn it back over you to

3505
02:20:50,720 --> 02:20:54,399
» All right. Um, is there a director's

3506
02:20:52,319 --> 02:20:56,160
report tonight or anything to report?

3507
02:20:54,399 --> 02:20:56,800
» No, I think I think you've heard from me

3508
02:20:56,160 --> 02:20:58,399
enough.

3509
02:20:56,800 --> 02:21:01,040
» Okay. [laughter]

3510
02:20:58,399 --> 02:21:02,800
Well, thanks uh so much for going over

3511
02:21:01,040 --> 02:21:04,319
all this and it's good to have the

3512
02:21:02,800 --> 02:21:05,920
opportunity also to meet with the

3513
02:21:04,319 --> 02:21:09,120
planning commission. So, I appreciate

3514
02:21:05,920 --> 02:21:13,160
you guys and um hopefully we get this

3515
02:21:09,120 --> 02:21:13,160
thing going. A lot to do.

3516
02:21:13,520 --> 02:21:19,240
» Thank you.

3517
02:21:15,760 --> 02:21:19,240
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