CITY OF LYNDEN
PLANNING DEPARTMENT
360-354-5532
PLANNING COMMISSION MINUTES
7:30 PM May 14, 2015
City Hall Annex
1.
CALL TO ORDER
Chairperson Veltkamp called the Planning Commission meeting to order at 7:30 p.m. on
Thursday, May 14, 2015, at the City of Lynden City Hall Annex.
2.
ROLL CALL
Members Present:
Members Absent:
Staff Present:
3.
Faber, Scott, Skinner, Timmer, D. Veltkamp and G. Veltkamp.
None
Harksell, Planning Director, and Samec, Planning Technician.
APPROVAL OF MINUTES
A.
April 23, 2015
Skinner motioned to approve the April 23, 2015, Planning Commission Minutes as
presented. Seconded by Scott, and the motion passed 4-0, Faber abstained as he
was not present at the meeting.
4.
WORK SESSION
A.
Continued Discussion on UGA Proposal
Harksell addressed the Commission and stated that for this evening she would like for the
Commissioners to take a look at the Map and Land Capacity Analysis Overview that is
included in their packets. The Commission will also need to look at the UGA boundaries
with regards to adding land to the UGA. One of the additions to the UGA is part of the
parcel that belonged to the old treatment plant. The property was recently sold and a
portion of the parcel is located within the County. The City is trying to rectify the issue and
bring it into the city limits. Another area that is being added to the UGA is the West Lynden
detention facility. This property is also located outside of the UGA and the city limits.
Detention facilities are not a permitted use in an AG zone. The county made the facility
non-conforming once we built it and considered it an existing non-conforming use. It should
be located within our UGA so that we have control over our own property.
In addition, the city is also looking to incorporate the area west of Double Ditch Road. Scott
asked why the city would not go west from Double Ditch all the way to the Guide Meridian?
Harksell replied, because we cannot justify the need for the additional land at this time. The
County looks at the capacity of our existing UGA as well the capacity of our proposed UGA.
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It’s a numbers game. Harksell asked if the Commissioners had any concerns regarding the
proposed additions to the UGA? None were noted. Scott asked what the proposed future
zoning will be for the property east of Benson Road? Harksell stated that she is considering
RMD zoning for that area.
The Commission reviewed the Land Capacity results based on the existing and proposed
UGA boundaries. A land capacity analysis compares the proposed growth allocations to
the capacity of the UGA to accommodate growth. The land capacity analysis is an
important tool for sizing UGA’s. Land capacity analysis results for the 2015 City Proposal,
based upon existing and proposed UGA boundaries, are shown below:
Existing UGA – Residential Land Capacity Analysis Results
1
Population Growth Capacity of Existing UGA 5,385
5,385
2
Population Growth Allocation Proposed 6403
6,403
3
Surplus (Deficit)
(1,018)
Existing UGA – Commercial / Industrial Land Capacity Analysis Results
1
Employment Growth Capacity of Existing UGA 5,385
1,667
2
Employment Growth Allocation Proposed 6403
2,157
3
Surplus (Deficit)
(490)
Proposed UGA – Residential Land Capacity Analysis Results
1
Population Growth Capacity of Proposed UGA
6,564
2
Population Growth Allocation Proposed
6,403
Surplus
3
121
Proposed UGA – Commercial / Industrial Land Capacity Analysis Results
1
Employment Growth Capacity of Proposed UGA
1,667
2
Employment Growth Allocation Proposed
2,157
3
Surplus (Deficit)
(490)
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The Commission discussed the numbers within the table and possible ways to reduce the
deficit, for example the potential to swap land between residential and commercial
properties which in turn would help to balance the numbers.
The County would love to see a zero deficit. Not always possible, however, the
Commission is willing to work on a solution that would help bring the numbers closer.
There was brief discussion regarding the best place for commercial zoning. Several
Commissioners considered some additional commercial land along East Badger Road
(across from Kulshan Vet), and possibly the 1st block west of 7th Street downtown. There
may also be some opportunity to intensify the designation to increase the potential for more
employees.
Scott stated that if there is a possibility that the property within the proposed UGA west of
Benson will be RMD, more commercial in the area does make sense and will likely be
needed. Harksell reminded the Commission that as time goes on, we can always make
adjustments if we need to. The City needs to have a plan, however, it is not set in stone
forever.
The next meeting will be held on May 28, 2015, which will be another Commissioner work
session regarding the UGA Proposal. The public hearing will be held on June 11, 2015.
Harksell also noted that a copy of the Pre-Hearing Order (re: the pending appeals) has
been included in with the Commissioners Packets this evening. The submission deadline
for the Appellants Statement of Legal and Factual Issues is tomorrow, May 15, 2015. As
noted in the document, the list shall identify the legal and/or issues by Appeal number. The
list is intended to assist the Planning Commission, the public, and the parties as to the
matters to be considered by the Planning Commission, but is not intended to be limiting or
binding.
The Commission briefly discussed the up-coming hearings with regards to dates and a 7:00
start time. The Commission also asked if it would be possible to distribute materials as they
are turned in, or do they need to wait until the week prior to the hearing. Harksell preferred
that they wait to avoid the amount of questions that will arise, however, did indicate that the
question would be directed to Sitkin. Harksell will e-mail Sitkin in the morning and let the
Commissioners know.
5.
ADJOURNMENT
Skinner motioned to adjourn the meeting at 8:45 pm. Seconded by Faber, and the motion
passed 5-0.
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