# Committee of the Whole Addresses Housing Crisis, Cross-Border Economy, and Regulatory Reform On December 8, 2025, the Bellingham City Council's Committee of the Whole convened for a comprehensive 2.5-hour session that tackled some of the most pressing issues facing the region. With all council members present, the meeting featured expert presentations on declining Canadian visitation, regulatory updates from city officials, and detailed progress reports on major policy initiatives affecting housing, economic development, and immigration compliance. The agenda reflected the interconnected nature of Bellingham's challenges: cross-border economic impacts in an era of strained U.S.-Canada relations, housing production goals that require regulatory innovation, and the ongoing work to ensure the city's compliance with state immigration protection laws. Throughout the afternoon, themes of policy implementation, economic resilience, and community trust emerged as central concerns for council members and city leadership. ## Cross-Border Economic Disruption: A 36% Decline in Canadian Visitors Dr. Laurie Trautman, director of the Border Policy Research Institute at Western Washington University, delivered a sobering assessment of the region's economic relationship with Canada. Her presentation revealed that Whatcom County has experienced the most severe drop in cross-border travel among major U.S.-Canada border regions, with Canadian vehicle entries down 36% year-to-date through November 2025. "This situation does not play out evenly across the Canada-U.S. border," Dr. Trautman explained, comparing Whatcom County's decline to the broader 22% decrease in cross-border entries from January to August 2025. "Part of this is our geography. Our cross-border travel is heavily dominated by Canadians because we have such a large population north of the border compared to our relatively rural population in Whatcom County." The decline began dramatically in February 2025, following initial increases in January that suggested post-COVID recovery was continuing. "We saw dips as high as 50% in March that recovered a little bit in the summer," Dr. Trautman noted. "And over the last few months we seem to have stabilized at around 35 to 40 percent fewer Canadian vehicles for this time compared to last year." The reasons for the dramatic decline extend beyond traditional economic factors. While the weak Canadian dollar has historically influenced cross-border travel patterns, Dr. Trautman identified several new factors: U.S. tariffs against Canada, comments about Canada becoming a "51st state" from President Trump, and increasingly, Canadian fears about border crossing experiences and personal safety in the United States. "Lately I've been hearing more and more Canadians talk about their reticence to cross the border out of fear of the border crossing experience itself and also out of fear of their safety in the United States," she said. "So Canadians' perspectives of the United States have changed fundamentally over the last year." The research revealed a significant shift in Canadian travel patterns. While vacation, recreation, and family visits increased among those still crossing the border, consumer-driven purposes declined dramatically. Shopping as a primary trip purpose fell from 22% in 2018 to much lower levels in 2025, and gas purchases as a trip purpose "almost completely non-existent now." This change partly reflected the repeal of carbon taxes in Canada, making gas prices more similar on both sides of the border. Dr. Trautman's analysis of retail sales data showed clear connections between Canadian visitation and Bellingham's economy. Pre-COVID, Canadians contributed an estimated $185 million out of $2 billion in taxable retail trade. By 2023-2024, that contribution had dropped to an estimated range of $117-288 million, representing both lower absolute spending and a smaller percentage of total sales. The impacts extended beyond retail. Hotel occupancy was down 3.5% year-to-date. Canadian participation in major regional events like Ski to Sea, the Lake Whatcom Triathlon, and the Bellingham Bay Marathon had dropped nearly 50%. The airport, which typically saw about half its passengers from Canada pre-COVID, was experiencing an estimated 40% decrease in Canadian passengers, though overall passenger numbers remained complex to interpret due to Southwest Airlines' departure from the market. Dr. Trautman also highlighted the broader business climate impacts. According to Canadian government data, about 1,000 people are employed at 61 Canadian-owned businesses operating in Whatcom County, with an additional 2,200 jobs depending on goods and services exports to Canada. Whatcom County exports $480 million in goods and $134 million in services to Canada, putting these trade-dependent sectors at risk as Canadian boycotts of U.S. products continue. "What's much more important here is the loss of trust with our Canadian neighbors and how that really impacts our quality of life in ways that can't be measured," Dr. Trautman concluded. "And I really do think will be difficult to repair." Council members pressed for details about potential local responses to this crisis of trust and economic disruption. Councilmember Stone asked about the possibility of local-level relationship building to counter federal-level tensions. Dr. Trautman acknowledged such efforts but noted their limited impact: "That local regional connection, I guess I'd say in my opinion hasn't been as much of a counter force as I had really hoped it would be." She suggested looking to border communities on the southern U.S. border for inspiration on maintaining connections despite federal barriers, and emphasized the importance of understanding actual border crossing experiences versus media portrayals of harassment or secondary inspections. Councilmember Anderson sought historical context for the current crisis, asking whether similar situations had occurred that might provide guidance for recovery. Dr. Trautman noted some parallels to the first Trump administration's tariffs on Canadian aluminum and steel, but emphasized that "that pales into comparison with the rhetoric that we're facing now." The presentation concluded with Dr. Trautman's prediction that current travel patterns might resemble the sustained lower volume travel seen in the post-9/11 years, "which is a more sustained lower volume travel by Canadians regardless of the value of the exchange rate or other economic factors." However, she noted that a dramatic strengthening of the Canadian dollar could potentially override political and safety concerns. ## Hearing Examiner Seeks Efficiency Improvements in Land Use Process Sharon Rice, Bellingham's hearing examiner, presented her annual report highlighting increased caseloads and proposing several reforms to streamline the city's land use approval processes. Her presentation revealed both the growing demand on the hearing examiner system and opportunities for administrative efficiency that could benefit housing development. "Case volumes are up in Bellingham as they are in all 10 of my Western Washington clients," Rice reported. Land use permits and appeals increased 25% over the previous year, though the city was still recovering to pre-COVID volumes. Additionally, impound appeals had increased significantly, largely due to one particular event that generated multiple appeals. Rice reported favorable outcomes for development projects, noting that "all of the permit projects, permit project hearings that were conducted by yours truly resulted in permit approvals." She denied only one variance—a clearing regulation variance associated with a subdivision that didn't appear necessary or meet approval criteria—while approving the other permits for that project. The hearing examiner identified infill toolkit projects as generating the most public engagement. "I think people are still adjusting to the concept of the increased density and the reduced setbacks and fill tool kits allow," she observed. "And so that in my experience this year was the hottest land use topic." Rice proposed three significant reforms to improve system efficiency. First, she recommended transferring authority for public works variances from the hearing examiner to the public works director. These variances typically involve requests for relief from requirements to bring rights-of-way to full city standards, and Rice noted that public works staff recommendations were nearly always followed. "They almost always come to be in the form of a recommendation for approval because if the public work says no, then the person doesn't typically request a variance," Rice explained. "It would be more efficient, it would use less city time and it would be more cost efficient for developers in the city of Bellingham if the code were amended to grant the decision on public works variances to the public works director." The proposal would maintain neighbor input through an appeal process, though Rice acknowledged this would shift costs from developers (who currently pay application fees) to neighbors (who would pay appeal fees). Rice also expressed concerns about her role in making indigency-based fee waiver decisions, particularly in land use contexts. While she had handled such decisions in impound appeal cases using forms adapted from municipal court, she worried about appearance of fairness issues when determining fee waivers for cases she would then hear. "I personally and professionally have concerns about the hearing examiner being tasked with making that decision because of the appearance of fairness implications that I view as being inherent in that outcome," she said. The concern centered on potential perceptions of bias either for or against applicants based on fee waiver decisions. Finally, Rice reported plans to update the city's hearing examiner rules of procedure in the first quarter of 2026, work that had been delayed due to increased case volumes and health issues. Council members showed interest in Rice's efficiency recommendations. Councilmember Lilliquist asked city administration about willingness to consider transferring public works variance authority and indigency fee waiver decisions to administrative levels. City Attorney Tim Marinan noted that judges routinely make indigency determinations in court cases, but the city expressed willingness to review alternatives. Public Works Director Joe Funt indicated openness to examining the variance transfer, though Councilmember Stone raised concerns about shifting appeal costs to neighbors who might not have the financial resources that developers typically possess. "I would assume an issue in the past in making a change to that decision," Stone noted. "That would be where my hesitancy would be, is that neighbors may not be in a financial position, whereas perhaps to develop or would be." Rice estimated handling approximately five public works variances during the year, suggesting a modest but meaningful efficiency gain from administrative transfer. ## Comprehensive Plan Adoption: Housing Goals and Implementation Framework The committee's consideration of the 2025 Comprehensive Plan represented the culmination of extensive public engagement and policy development. Planning Director Chris Behe presented a summary of all approved changes made during previous work sessions, incorporating council priorities ranging from land use sequencing to housing innovation strategies. The plan establishes ambitious housing production goals: Bellingham needs to accommodate roughly 50% of Whatcom County's requirement for 34,377 new housing units over the next 20 years, translating to approximately 825 units annually. Historical data showed the city had exceeded this target in only six of the past 25 years, highlighting the significance of regulatory reforms needed to achieve these goals. Key policy additions included enhanced language about avoiding segregation in housing and achieving mixed-income projects "in all neighborhoods, both within individual buildings and within smaller geographic areas." The plan also incorporated creative affordability solutions such as community land trusts, limited equity cooperatives, resident-owned communities, and public development authorities. Behe highlighted the plan's approach to land use sequencing in the urban growth area: "These are kind of linked together under the first section in the land use chapter and they generally deal with how we establish land use in our unincorporated urban growth area and then how that translates into looking forward to what it will take to successfully serve areas that may come into the city." The comprehensive plan included detailed appendices showing the analytical work behind housing policies, including land capacity analysis, affordability calculations by income range, and displacement risk analysis using census vulnerability data. This documentation was specifically praised by the Washington State Department of Commerce, which indicated it would use Bellingham's approach as a model for other jurisdictions. Councilmember Lilliquist raised important questions about implementation monitoring, particularly regarding the relationship between housing types and affordability levels. "My fear and suspicion is that it would be more like 110% of AMI," he said, referring to concerns that middle housing might not achieve expected affordability levels. "That there'll be a $50, $80,000 difference in there that will move it across the line from one column into another." Behe acknowledged these concerns, explaining the city's approach to tracking housing production by type and attempting to correlate it with actual sale prices and rental rates through various data sources. "That is where we'll be using those and we have done some digging with the additional with the existing projects that we've got that have been completed in Bellingham for townhouse projects in particular where we can look at the assessor's sales data and pinpoint what we're the sale price point." The plan addresses funding challenges directly, showing existing resources of approximately $14-15 million annually for affordable housing but estimating a need for additional funding of $130 million annually over 20 years to meet lower-income housing needs. This gap analysis represents unprecedented transparency about the scale of public investment required to achieve housing goals. Councilmember Stone questioned assumptions about ongoing voter approval for the housing levy, currently providing about $4 million annually. Behe clarified that financial projections were specific to 2024 and acknowledged uncertainty about future funding levels. The committee's discussion revealed both confidence in the plan's analytical foundation and recognition of implementation challenges ahead. The plan establishes a framework for annual monitoring and five-year buildable lands analysis, ensuring regular assessment of progress toward housing goals across all income levels. During voting, an amendment was required to include a housing policy that had been inadvertently omitted from the draft ordinance. The policy addresses "creative solutions for creating permanent affordability and community wealth building such as community land trusts, limited equity cooperatives, resident owned communities, and public development authorities." The comprehensive plan passed unanimously after the amendment, setting the stage for the detailed middle housing code development work that will follow plan adoption. ## Housing Executive Order: One Year of Regulatory Innovation Mayor Lund's presentation on the housing executive order provided concrete examples of how regulatory reform translates into housing production. The order, issued one year earlier, was designed to address Bellingham's housing crisis through a "menu of options" that developers and city staff could apply contextually to different projects. The mayor framed the initiative in terms of shifting government's role from constraint to enablement: "Like many governments, Bellingham has added so many well-intended process policy and regulation over the years, attempting to reduce risks. And over the years, this additive layering has also had the unintended effect of making delays and sometimes high cost routine." Developer testimonials provided powerful evidence of the order's impact. Ben Besley and Sto Talbot of the Talbot Group described their 142-unit Manning apartment project in Barkley Village, which broke ground recently with a total construction cost of approximately $54 million, or $375,000 per unit. "One of the key measures that really helped us get this project out of the ground was extending the multifamily tax exemption, MFTE," Besley explained. The eight-year tax exemption helped the project achieve the 6% yield on cost needed to attract financing. "Another is the relaxing of the parking standards. That became part of our entitlements, but it was actually the city's move earlier on and signaling to us that we might be able to rely on that in our development." Sean Steinmac of Excel Pacific, the project's general contractor, highlighted employment impacts: "A project like this will generate 400 plus worker opportunities... over the course of a 20-month build process. That worker force is partially ours because we're... So we get to utilize material suppliers and great subcontractors that we have in this community. And the value of that is $16 million worth of labor on a project of this size... roughly $11 million of that $16 will stay with folks in this community." Rose Lathrop from the Kulshan Community Land Trust described how the executive order's collaborative approach had transformed her organization's experience with the city's regulatory process. Her testimony focused on the Lore Court project in Birchwood, featuring 18 permanently affordable, net-zero energy homes. "We experienced a genuine shift towards collaborative problem solving and a timely review," Lathrop said. "Permanent timelines were quick and prioritized with clear and consistent communication. And it has been a long time since I have been in the developer's seat but I spent a lot of time working with staff on housing policy and working with developers and I can tell you that wasn't the experience I've had in the past." Specific benefits included flexibility with shared utilities, saving significant construction costs, and new subdivision policies for accessory dwelling units that would eliminate the need for expensive condominium structures while preserving real estate tax exemptions. "This culture of getting to yes, has been monumental for this specific project. It directly determines how affordable these homes will be," Lathrop emphasized. "Every dollar that they go up means somebody else can't qualify." Director Lyon presented data showing progress toward housing production goals. While the city needs to average approximately 825 units annually over 20 years, it had exceeded that threshold in only six of the past 25 years. However, 2025 was trending toward nearly 700 units, representing significant progress in a challenging economic environment. Lyon highlighted specific examples of the executive order's flexible application, including a nine-unit infill project that balanced community values with development needs by working with Walking Million Trees to preserve valuable landmark trees while allowing necessary development. The presentation also introduced a new development task force that emerged from collaborative sessions with the Whatcom Housing Alliance. "This came out of a session that we had in the spring with Wacom Housing Alliance on what it would be like to be a developer for a day," Lyon explained. The ongoing collaboration was helping identify pain points in the development process and building relationships between city staff, lenders, and developers. Councilmember Stone raised broader questions about the relationship between housing policy and economic development, noting the need for job creation to support housing affordability. "What's the next executive order?" she asked, given pressures for economic development to complement housing initiatives. Mayor Lund indicated that economic development was indeed under consideration for a future executive order, acknowledging the interconnected nature of housing affordability and inclusive economic opportunity. Councilmember Williams praised the collaborative approach: "We are moving into an environment that is changing the way that we have to do things. And I am very pleased that you gave that executive order and B, that is what is driving, I believe, an atmosphere here where we're all trying to row in the same direction." Councilmember Lilliquist questioned land supply constraints for achieving housing goals, particularly regarding urban growth area expansion and the tensions between housing production and other community values like climate protection and fiscal responsibility. Lyon emphasized the importance of better utilizing existing residential land within the city, noting that approximately 70% of residential-zoned land was dedicated to detached single-family homes on large lots. "We've got land availability within the city's existing jurisdiction how do we get stronger utilization that's really at the foundation or the core of all of this kind of infill discussion," Lyon explained. "Getting better utilization, getting better return on our investments, getting higher kind of per acreage tax yield out of that." ## Keep Washington Working Act Compliance: Community Trust Through Transparency The afternoon concluded with an update from the Keep Washington Working Act Advisory Workgroup, represented by members Aiman James and Ian Garcinette. The volunteer group was examining the city's compliance with state legislation designed to protect immigrant rights and limit cooperation with federal immigration enforcement. The workgroup had conducted seven meetings plus optional tours to understand city operations better. James outlined their comprehensive review process: "We have participated in a series of presentations and tours. We have Wacom, Acting Deputy Director Justin and Rasmussen came in and gave us a presentation on Wacom 9-1-1, how they operate with the localities and how they operate with the federal government up at the border." The group had shadowed 911 dispatch operations, reviewed police department policies and federal contact data, and examined training modules for officers. A presentation from the State Attorney General's Office and City Attorney on model policies provided crucial background on compliance requirements. "We're in our research phase. We've gathered and analyzed everything and we're making concrete recommendations," Garcinette reported. Preliminary recommendations included adding community board members to Whatcom 911 operations and increasing Keep Washington Working Act training for Bellingham Police Department officers. The workgroup requested a four-month extension beyond their original one-year timeline, citing the complexity of reviewing policies where "a slight difference in a single word or sentence or misplaced comma could be pretty significant." James emphasized the importance of getting recommendations right: "We're asking individuals from all different walks of life to read and review policy and procedures." Garcinette connected the work to broader community trust issues: "The scope of this work is very important, as Aiman said. Besides the scope of the work being important, it has an effect on the lives of everyday people in Whatcom County... This work while limited in nature is our small steps to build trust with the community." Councilmember Stone praised the collaborative approach and highlighted how it differed from previous immigration advisory efforts: "One of the pieces that I felt like was missing from the Immigration Advisory Board and that work was really the ability to have those conversations in the same room and to be able to answer questions in real time." The workgroup's approach emphasized transparency and direct engagement between community members and city officials, reflecting broader themes of trust-building and collaborative problem-solving that characterized much of the afternoon's discussion. ## Looking Forward: Challenges and Opportunities The December 8 Committee of the Whole meeting revealed a city government actively grappling with interconnected challenges requiring both immediate responses and long-term strategic thinking. The dramatic decline in Canadian economic activity highlighted Bellingham's vulnerability to forces beyond local control, while the housing presentations demonstrated how local regulatory innovation could meaningfully address community needs. The comprehensive plan adoption represented a milestone in establishing framework for housing production, but implementation questions remained significant. The success of the housing executive order in its first year provided encouraging evidence that regulatory reform could accelerate housing development without compromising quality or community values. Throughout the afternoon, themes of trust, collaboration, and adaptation emerged as central to the city's approach to complex policy challenges. From the border research institute's work on economic relationships to the immigration advisory workgroup's focus on community trust, the presentations emphasized how policy implementation depends on relationships and shared understanding. The meeting demonstrated both the complexity of municipal governance and the potential for innovation when elected officials, city staff, and community members work collaboratively toward shared goals. As Bellingham faces continued economic uncertainty, housing pressures, and evolving immigration policy landscapes, the afternoon's discussions provided a foundation for continued adaptation and problem-solving. The variety of issues addressed—from cross-border economics to hearing examiner efficiency to housing development—reflected the interconnected nature of municipal policy and the need for comprehensive approaches to community challenges. As 2025 continued, the city's ability to maintain momentum on regulatory reform while addressing external economic pressures would test the resilience of the collaborative approaches showcased during this lengthy but productive committee session.

### Meeting Overview The City of Bellingham Committee of the Whole met on December 8, 2025, to receive five presentations covering border relations, housing policy, and civic oversight. The session included updates on declining Canadian travel impacts, the hearing examiner's annual report, adoption of the comprehensive plan, progress on housing initiatives, and immigration policy compliance. ### Key Terms and Concepts **Border Policy Research Institute (BPRI):** A research center at Western Washington University that studies Canada-US border issues and their impacts on the region. Created 20 years ago to produce policy-relevant research on how proximity to Canada influences Whatcom County. **Multifamily Tax Exemption (MFTE):** A property tax incentive program that provides developers tax relief on residential projects for a specified period (typically 8 years) to encourage housing construction. Recently extended in Bellingham to support affordable housing development. **Infill Toolkit:** Development tools and zoning flexibility that allow increased density and reduced setbacks in existing neighborhoods to create more housing on underutilized land within city boundaries. **Keep Washington Working Act (KWW):** State legislation designed to protect immigrant rights and limit local government cooperation with federal immigration enforcement, ensuring Washington remains welcoming to all residents regardless of immigration status. **General Merchandise Sales:** A retail category that includes stores like Costco, Walmart, and Ross where Canadians traditionally shop during cross-border visits, representing a significant portion of Canadian spending in Bellingham. **Urban Growth Area (UGA):** Designated areas outside city limits but within the county where future urban development is planned and where cities may eventually annex land for expansion. **Thickening the Border:** Any factor that increases friction or difficulty in cross-border travel, such as additional security requirements, processing delays, or psychological barriers that discourage border crossings. **Housing Executive Order 2024-02:** Mayor Lund's comprehensive policy directive aimed at removing barriers to housing development through administrative reforms, streamlined processes, and regulatory flexibility. ### Key People at This Meeting | Name | Role / Affiliation | |---|---| | Dr. Laurie Troutman | Director, Border Policy Research Institute, Western Washington University | | Sharon Rice | Hearing Examiner, City of Bellingham | | Chris Behe | Planning Manager, City of Bellingham | | Director Lyon | Community Development Director, City of Bellingham | | Ben Besley | Representative, Talbot Group | | Sto Talbot | Principal Owner/Developer, Talbot Group | | Sean Steinmac | Excel Pacific, General Contractor | | Rose Lathrop | Executive Director, Kulshan Community Land Trust | | Aiman Bollinger | Member, Keep Washington Working Act Advisory Group | | Ian Garcinette | Member, Keep Washington Working Act Advisory Group | | Deputy City Administrator Janice Keller | Staff Liaison | ### Background Context This meeting occurred during a critical period for Bellingham's growth management and international relations. Canadian travel to the US has plummeted 36% due to political tensions, tariffs, and safety concerns, significantly impacting local businesses that depend on cross-border commerce. Simultaneously, the city is grappling with a severe housing shortage requiring production of approximately 825 units per year over the next 20 years - a target exceeded only six times in the past 25 years. The comprehensive plan represents Bellingham's most significant policy update in years, establishing frameworks for accommodating growth while maintaining community character. Mayor Lund's housing executive order represents an aggressive administrative approach to removing development barriers, while the Keep Washington Working Act advisory group addresses growing concerns about federal immigration enforcement in border communities. These interconnected challenges - economic impacts from reduced Canadian visitation, housing affordability crisis, and immigration policy compliance - reflect Bellingham's unique position as a border community navigating federal policy changes while trying to remain welcoming and economically viable. ### What Happened — The Short Version The council received sobering news about the economic impact of declining Canadian travel, with cross-border visits down 36% and an estimated $117-288 million reduction in Canadian spending. Dr. Troutman explained this stems from political tensions, tariffs, and safety fears that may persist for years. The hearing examiner reported increased case volumes and requested authority changes for public works variances and fee waiver decisions. The comprehensive plan was approved 7-0 after adding a final housing policy supporting community land trusts and cooperative housing models. Mayor Lund presented a one-year progress report on her housing executive order, featuring success stories from developers who benefited from streamlined processes, reduced parking requirements, and tax incentives. The Talbot Group's Manning apartment project (142 units, $54 million) and Kulshan Community Land Trust's Birchwood project (18 affordable homes) served as examples of policy effectiveness. The Keep Washington Working Act advisory group requested a four-month extension to complete their policy review, citing the complexity of analyzing immigration-related procedures and the changing political landscape. ### What to Watch Next • Spring 2025: Final recommendations from Keep Washington Working Act advisory group • Ongoing: Monthly housing production tracking toward 825 annual unit target • 2025: Potential new executive order focused on economic development • Implementation of comprehensive plan policies and middle housing regulations ---

**Q:** By what percentage have Canadian vehicle entries to Whatcom County declined year-to-date through November 2025? **A:** 36% decrease compared to the previous year, with monthly declines ranging from 35-50%. **Q:** What three main factors are driving the decline in Canadian border crossings? **A:** US tariffs against Canada, political tensions including "51st state" comments, and Canadian fears about border crossing safety and experiences. **Q:** How much did Canadians contribute to Bellingham's retail sales pre-COVID in 2019? **A:** Approximately $185 million out of $2 billion in total taxable retail trade, with $140 million in general merchandise alone. **Q:** What is Bellingham's target for annual housing production over the next 20 years? **A:** Approximately 825 units per year, a target exceeded only six times in the past 25 years. **Q:** How many housing units will the Manning apartment project in Barkley Village provide? **A:** 142 market-rate apartments at a total construction cost of about $54 million. **Q:** What are the three types of variances handled by Bellingham's hearing examiner? **A:** Land use variances (Title 20), subdivision variances (Title 23), and public works variances (Title 13). **Q:** How many jobs will the Manning apartment construction generate? **A:** Over 400 direct worker opportunities during the 20-month build process, with $16 million in total labor costs. **Q:** What change helped make the Talbot Group's Manning project financially feasible? **A:** Extension of the Multifamily Tax Exemption (MFTE) program, providing an 8-year tax incentive that helped achieve the 6% yield on cost needed for financing. **Q:** How many permanently affordable homes is Kulshan Community Land Trust developing in Birchwood? **A:** 18 net-zero energy homes using innovative density tools including accessory dwelling units. **Q:** What cost-saving measure did the city allow for the Kulshan Community Land Trust project? **A:** Flexible utility connections allowing shared water and sewer infrastructure instead of individual connections to each unit. **Q:** Who leads the Border Policy Research Institute at Western Washington University? **A:** Dr. Laurie Troutman, who has directed the institute's research on Canada-US border impacts for the region. **Q:** What is the estimated range of current Canadian spending in Bellingham's retail sector? **A:** Between $117-288 million, down from the pre-COVID estimate of $185 million in 2019. **Q:** How long has hearing examiner Sharon Rice been in her role? **A:** She has been doing hearing examiner work for 21 years across 24-25 jurisdictions in Western Washington. **Q:** When does the Keep Washington Working Act advisory group expect to complete its work? **A:** By spring 2025, four months beyond the original one-year timeline due to the complexity of policy review. **Q:** What percentage of Canadian travel to the region in 2018 was for shopping, gas, or mail pickup? **A:** 54% combined - 22% shopping, 20% gas, and 12% mail/parcel pickup as primary trip purposes. **Q:** How many Canadian-owned businesses operate in Whatcom County? **A:** 61 businesses employing about 1,000 people, with an additional 2,200 jobs depending on goods and services exports to Canada. **Q:** What was the vote on adopting the 2025 Comprehensive Plan? **A:** 7-0 approval after adding Housing Policy H-10 supporting community land trusts and cooperative housing models. **Q:** How much has median rent increased in Bellingham over the past five years? **A:** 37% increase, while median home prices have risen 56% during the same period. ---