# Mapping the Future: Cities and County Chart Growth Paths at Coordination Summit The September 17th City-County Elected Officials Meeting for Growth Management Coordination convened at Ferndale City Hall Annex with a clear mission: to present and review urban growth area proposals that will shape development patterns across Whatcom County for the next two decades. The special meeting brought together elected officials and planning staff from all seven municipalities plus county representatives to examine comprehensive plans that must comply with state mandates while addressing local needs. Mayor Greg Hanson of Ferndale opened the session, noting the alphabetical presentation order that would take participants through each jurisdiction's vision for accommodating allocated growth of population, housing, and jobs through 2045. The meeting's focus on growth management coordination reflects requirements under Washington's Growth Management Act and newer housing legislation that requires cities to plan for housing across all income levels. ## Bellingham's Strategic Boundary Adjustments Chris Behe, Bellingham's Planning and Community Development director, led off with the largest jurisdiction's proposal, which centers on strategic boundary reductions rather than expansion. Bellingham proposes removing nearly 1,300 acres from its urban growth area while maintaining capacity to accommodate 30,000 new residents and 18,400 housing units. "We are proposing to remove those from the urban growth area and put them in urban growth area reserve status for this coming planning period out of recognition that we are not likely to annex beyond the airport in this planning period," Behe explained, referring to industrial and commercial zones north and west of Bellingham International Airport that face environmental constraints and complex ownership patterns involving state, tribal, and port properties. The proposal also removes areas within the Lake Whatcom watershed from the growth boundary, acknowledging Bellingham's priority for protecting its drinking water source. "To align with Bellingham's priority for protection of Lake Whatcom as our drinking water source, we felt it was more appropriate to remove those from the growth boundary," Behe said, noting these areas were downzoned to rural densities years ago and have minimal development capacity. Bellingham's plan relies heavily on its established urban villages, which will accommodate 30-40 percent of new housing capacity. The newly approved Barclay plan alone provides for up to 3,000 housing units plus commercial and industrial development. Critically, the city plans to rezone all existing single-family areas to allow middle housing types—duplexes, triplexes, fourplexes, and up to six units if two are affordable—in compliance with House Bill 1110. "We also are including a residential watershed zone," Behe noted, "an acknowledgement, again, that we prioritize protection of the lake in those areas as opposed to dense urban housing production." This creates a clear distinction between areas prioritizing urban density and those emphasizing watershed protection. ## Blaine's De-annexation Gambit Alex Wenger from Blaine presented perhaps the meeting's most unusual proposal: a ballot measure asking voters to de-annex 573 acres from the city limits as part of a broader urban growth area swap. The November 4th measure would remove developed areas over sensitive aquifer recharge zones while adding manufacturing-zoned land better suited for industrial development. "The larger area in red up there is a proposal to de-annex 573 acres from our incorporated city limits. That is going to the ballot November 4th to the Blaine voters," Wenger explained. The swap would also remove 37 acres near Dakota Creek while adding 124 acres for manufacturing and establishing a 453-acre West Blaine urban growth area reserve. The proposal addresses longstanding concerns about Blaine's oversized growth capacity—over 10,000 people worth before adjustments—while capitalizing on infrastructure investments including the Odell Road truck route and Boblet channelization project. "So opening up that area to manufacturing uses would capitalize on those existing projects that we already have," Wenger noted. Blaine's challenge extends beyond land use to utility planning timelines. The city won't complete required sewer and water plan updates until 2027, creating compliance challenges with Growth Management Act requirements. "So we are looking into options for what we could do," Wenger said, exploring potential addendums to bring the city into compliance. When questioned about contingency plans if the ballot measure fails, Wenger confirmed the swap couldn't proceed without voter approval: "That would be no longer possible because we have nothing to swap." City officials must remain neutral on the measure but plan community open houses where the issue will likely arise in discussion. ## Everson's Floodplain Strategy Alexandra Clark, Everson's city planner, outlined a growth strategy focused on moving development west of the Nooksack River and away from floodplain areas. The fast-growing city has seen significant recent development and expects to exceed its 22-year growth allocation within 10-12 years based on current projects. "We're a fast growing city. We've recently experienced a significant increase in development, especially in the last 2 years," Clark explained. "It's really our goal to continue this movement West of the river outside of the floodplain." Everson proposes adding three areas to its urban growth area totaling about 70 acres, while removing 65 acres of agricultural land currently in floodplains. The proposal also establishes urban growth area reserves totaling 81 acres. Notably, the city plans to require payment in lieu to the county Conservation Futures Fund for properties removed from agricultural designation. "The city is proposing that these properties be required to make a payment in lieu into the county Conservation Futures Fund, or whichever fund the county would like, in order to help retire these development rights," Clark said, though the mechanism remains under development. The challenge of protecting small amounts of floodway while maintaining coherent boundaries led to creative solutions. For one property, "We've already begun preparing a restrictive covenant that would be signed by the property owner to ensure that no development could occur on this portion of land." ## Ferndale's Complete Communities Vision Mike Cervone, Ferndale's Community Development Director, presented a vision centered on creating "complete communities" that integrate housing, employment, and services to reduce vehicle dependence. Working with Western Washington University, the city identified three key areas for mixed-use development: Cascadia, Portal Way, and Mountain View. "We primarily tried to look at three specific areas to see how we could complete, do complete communities," Cervone explained. The approach moves beyond Ferndale's current pattern of low-density residential development at 3-7 units per acre toward higher-density, mixed-use areas. The Cascadia area represents the biggest opportunity, located in unincorporated urban growth area with potential for mixed residential densities, commercial development, and possibly a second grocery store to serve the growing community. "They've identified guidance on providing a commercial space up here. We're getting to the population size where we're going to need an additional grocery store," Cervone noted. Ferndale's proposal maintains growth within existing boundaries while proposing significant rezoning from low-density residential to accommodate higher densities and neighborhood commercial uses. Recent annexations provide additional development capacity, with staff recommending zone changes to increase housing diversity and add commercial services within walking distance. The city also eyes the Grandview area for future manufacturing and industrial development, leveraging proximity to I-5 and potential for larger development parcels. "These are areas where you could potentially amass those, especially in that UGA reserve area," Cervone said, referencing the need for five-acre and larger industrial sites identified in regional economic development studies. ## Lynden's Targeted Density Increases Heidi Goody, Lynden's Community Development Director, outlined a more conservative approach focused on targeted density increases within existing boundaries rather than expansion. Despite hosting only 7 percent of the county's population, Lynden has accommodated 12 percent of recent regional growth, adding nearly 3,500 people since 2013. "Our growth rates, however, are expected to slow," Goody noted, with projections dropping from 2.5 percent annually to 1.5 percent due to development challenges on remaining available land. "The rate of residential growth in coming years is expected to decrease due to the complexity of land development for the areas that are available." Lynden's strategy centers on mixed-use overlay districts along major corridors including Badger Road, Guide Meridian, Birch Bay-Lynden Road, and Front Street. These areas would accommodate higher-density housing up to 40 units per acre adjacent to existing commercial centers. "What that looks like in Linden is the six areas that we've identified," Goody explained. "Having our higher-density housing adjacent to existing commercial centers is a symbiotic relationship there where they can support each other." The approach addresses income-banded housing requirements through increased density that naturally falls within the 0-80 percent area median income range targeted by state legislation, while acknowledging that subsidies remain necessary for the lowest income brackets. ## Nooksack's Strategic Positioning Holly Hamilton, supporting Nooksack's planning efforts, presented the smallest city's growth proposal focused on strategic additions that support both residential and economic development. With current population of 1,825 and recent growth of 260 people in two years, Nooksack seeks to accommodate 995 additional residents over the planning period. "Nooksack is also currently experiencing a boom in population growth on a relative scale, as with Everson to the south," Hamilton explained. The average age of 30 and household size of three people reflects the community's family-oriented character. Nooksack's proposal includes bringing 30 acres from urban growth area reserve into the urban growth area for light industrial development, adding residential capacity on 20 acres near the elementary school, and designating commercial land along Highway 9. The strategic approach positions different land uses to support community needs while staying largely outside flood hazard areas. "All of the proposed changes and additions that are largely outside of the flood zone, with the exception of study area number eight," Hamilton noted, where a restrictive covenant would limit development in a small flood-prone corner. The plan also addresses community facilities, with one property owner seeking to relocate a community church to vacant agricultural land that would be rezoned for the purpose. ## Sumas' Flood Recovery Focus Carson Cortez, Sumas' city planner, presented perhaps the most challenging situation—a flood-prone community seeking to grow while protecting residents from future disasters. The 2021 Nooksack River flood damaged 85 percent of structures in Sumas, creating urgency around moving future development to higher ground. "Sumas gets hit hard when the flood comes our way. So the purpose of the westward expansion is to start to move population and move housing out of the way of the flood to reduce damage and to reduce risk to life and property over time," Cortez explained. Sumas proposes significant westward expansion including industrial development south of an existing east-west road and residential development to the north. The strategy acknowledges that virtually every direction around Sumas involves floodplain or agricultural land, creating complex planning challenges. "Every direction around us is in the floodplain. There's not really a way for us to grow our UGA that doesn't involve the floodplain in some capacity," Cortez noted. Like other cities, Sumas plans restrictive covenants to retire development rights in flood-prone areas within the expansion. Additional challenges include the unique sewage arrangement with Abbotsford, BC, and the presence of naturally occurring asbestos from Swift Creek sediments along the Sumas River. The city lacks its own treatment plant and must coordinate with Canadian facilities that won't update their master plan until 2028. ## County's Three-Area Approach Matt Ahmed wrapped up presentations with Whatcom County's proposals for three urban growth areas: Birch Bay, Columbia Valley, and Cherry Point. The county approach focuses on modest adjustments rather than major expansions, reflecting the specialized character of each area. Birch Bay sees no urban growth area expansion but establishes two urban growth area reserves on the eastern and southwestern boundaries. The area must accommodate 2,662 additional people and 1,051 housing units despite sea level rise projections showing significant water ingress even with protective berms. Columbia Valley removes steep, hazardous areas from urban growth area reserve while converting some rural forestry land to light industrial use to support the Foothills Sub-Area Plan's job creation goals. Zoning changes would allow middle housing types and increase density from four to six units per acre in targeted areas. Cherry Point, the heavy industrial area, actually shrinks its urban growth area by removing BP's wetland mitigation areas that effectively can't be developed. The focus remains on accommodating 1,200 new jobs in the region's industrial powerhouse. ## Housing Equity and Implementation Challenges Throughout presentations, the specter of House Bill 1220 loomed large, requiring all jurisdictions to plan for housing across income bands from zero to 120 percent of area median income. Every presenter acknowledged the challenge of providing housing affordable to lower-income residents without additional subsidies. Bellingham's Chris Behe articulated the common dilemma: "To get to what we would need in the way of balance in these areas, it's not the zoning that needs to change...It's really financial and nonprofit organizational resources to make that housing happen." The housing for all planning tool produced puzzling results across jurisdictions, sometimes requiring more housing units than population growth would suggest. "There was quite the discrepancy with housing allocation that was provided by the state of Washington housing for all planning tool," noted Sumas' Cortez, echoing concerns raised by multiple cities. Cities described various approaches to incentivize affordable housing including density bonuses, reduced fees, tax exemptions, and expedited permitting, but acknowledged these tools alone cannot close the gap for the lowest income brackets requiring fully subsidized housing. ## Infrastructure and Service Delivery Utility planning emerged as a critical constraint across jurisdictions. Blaine's delayed sewer and water plan updates, Sumas' reliance on Canadian treatment facilities, and Everson's floodplain servicing challenges illustrate how infrastructure capacity shapes growth patterns as much as land use policy. Several cities emphasized recent investments in infrastructure to support growth. Blaine highlighted its Odell Road truck route and Boblet channelization project supporting industrial development. Everson noted municipal water and sewer service availability to proposed expansion areas. Ferndale pointed to recent annexations bringing utility infrastructure that enables higher density development. The interplay between infrastructure timing and comprehensive planning created compliance challenges, particularly for smaller cities lacking resources to update all required plans simultaneously while meeting state deadlines. ## Regional Economic Development The presentations revealed coordinated attention to regional economic development needs, particularly for industrial and manufacturing uses. Multiple cities referenced the Port of Bellingham's industrial land study highlighting demand for five-acre and larger development sites. Blaine, Ferndale, and county presentations all emphasized manufacturing and light industrial capacity, positioning different areas to serve regional needs based on transportation access, existing infrastructure, and environmental constraints. The coordinated approach suggests recognition that economic development operates at regional rather than purely local scales. Grandview and Cherry Point emerged as particular focus areas, with county and city presentations aligning around industrial development potential while acknowledging environmental protection requirements. ## Climate Adaptation Considerations Climate change adaptation subtly influenced proposals across jurisdictions. Sumas' flood recovery focus represents the most dramatic example, but sea level rise mapping in Birch Bay and floodplain avoidance in multiple city proposals reflect growing awareness of climate risks. The balance between accommodating growth and avoiding hazard areas created planning challenges, particularly for communities like Sumas where virtually all directions involve some level of flood risk. Solutions involved creative approaches like restrictive covenants and phased development strategies. Several presentations noted the relationship between complete community design and transportation emissions, though as one council member observed, the meeting lacked comprehensive discussion of how individual proposals add up regarding regional travel patterns and climate goals. ## Looking Ahead The meeting concluded with acknowledgment of the substantial coordination work ahead. December meetings will continue the process as jurisdictions refine proposals based on feedback and work toward comprehensive plan adoption deadlines. The presentations revealed both the complexity of implementing state growth management and housing mandates at the local level, and the creativity cities are applying to balance competing priorities around development, environmental protection, service delivery, and community character. Success will depend not only on individual city planning but on regional coordination ensuring adequate industrial land, transportation connections, and service delivery across municipal boundaries. The September meeting established the foundation for this coordination while highlighting the diverse approaches each community is taking to shape its future growth.

### Meeting Overview This was a special joint meeting between Whatcom County and all seven incorporated cities to discuss Urban Growth Area (UGA) proposals and Growth Management Act coordination. Each jurisdiction presented their 22-year growth allocation proposals, including population, housing, and employment projections through 2045. ### Key Terms and Concepts **Urban Growth Area (UGA):** Designated boundaries where urban development should occur over the next 20 years, with city utilities and services planned to be extended. **UGA Reserve:** Areas identified for potential future urban development beyond the current 20-year planning period, typically held for the next comprehensive plan update cycle. **Growth Management Act (GMA):** Washington State law requiring counties and cities to coordinate growth planning and concentrate development in urban areas while protecting rural and resource lands. **House Bill 1110:** State legislation requiring cities to allow "middle housing" types (duplexes, triplexes, fourplexes) in single-family zones. **House Bill 1220:** State law requiring jurisdictions to plan for housing across all income levels, particularly below 80% of area median income (AMI). **Land Capacity Analysis:** Technical study determining how much population, housing, and employment can be accommodated within proposed UGA boundaries given zoning and environmental constraints. **Multi-jurisdictional Resolution:** Agreement passed earlier in 2025 establishing growth allocations for each jurisdiction based on technical projections. **Critical Areas:** Environmentally sensitive lands including wetlands, floodplains, aquifer recharge areas, and steep slopes that limit development capacity. ### Key People at This Meeting | Name | Role / Affiliation | |---|---| | Greg Hanson | Mayor, City of Ferndale (meeting chair) | | Eric Porter | Mayor Pro Tempore, City of Ferndale | | Richard Mays | City of Blaine representative | | Hannah Stone | Bellingham City Council | | Donovan | Whatcom County Council | | Chris Behe | City of Bellingham Planning Director | | Alex Wenger | City of Blaine | | Alexandra | City Planner, City of Everson | | Mike Cervone | Community Development Director, City of Ferndale | | Heidi Goody | Director of Community Development, City of Lynden | | Holly Hamilton | Planning consultant for City of Nooksack | | Carson Cortez | City Planner, City of Sumas | | Matt Ahmed | Whatcom County Planning and Development | ### Background Context This meeting represents a critical step in the 2025 Comprehensive Plan update process required under Washington's Growth Management Act. Each jurisdiction must update their 20-year growth plans by 2025, coordinating with the county to determine where urban development should occur while protecting agricultural and rural lands. The presentations address housing affordability challenges exacerbated by recent state legislation requiring cities to plan for all income levels, particularly lower-income housing that requires subsidies to develop. Many jurisdictions are grappling with balancing growth accommodation with infrastructure capacity, environmental constraints like floodplains, and preservation of agricultural lands. ### What Happened — The Short Version Seven cities presented their Urban Growth Area proposals to accommodate allocated growth through 2045. Bellingham proposed removing some areas from their UGA while adding capacity through zoning changes allowing middle housing. Blaine presented a controversial UGA swap contingent on a November ballot measure for de-annexation. Everson, Ferndale, Lynden, Nooksack and Sumas each outlined expansion proposals balancing growth needs with environmental and infrastructure constraints. Sumas faces unique challenges including extensive floodplain issues and reliance on Canadian wastewater treatment. The county presented minimal changes for their three UGAs (Birch Bay, Columbia Valley, Cherry Point). All jurisdictions struggled with state housing planning tools that produced unrealistic housing unit requirements. ### What to Watch Next - Blaine's November 4th ballot measure on de-annexation, which determines feasibility of their UGA swap proposal - Planning Commission reviews scheduled for October across jurisdictions - Resolution of wastewater planning issues for Blaine and Sumas - County Council review of all UGA proposals - Final adoption of comprehensive plan updates by December 2025 GMA deadline ---

**Q:** What is the Growth Management Act planning period covered by these proposals? **A:** 22 years, from 2023 to 2045, as required for the 2025 comprehensive plan update cycle. **Q:** Which city proposed the largest UGA boundary reduction? **A:** Bellingham, proposing to remove just under 1,300 acres from their current UGA, primarily around Lake Whatcom watershed and airport areas. **Q:** What unique wastewater arrangement does Sumas have? **A:** Sumas sends all sewage to Abbotsford, BC for treatment, creating complications for UGA expansion planning since they don't control their treatment capacity. **Q:** What vote is Blaine holding on November 4th? **A:** A ballot measure for de-annexation of 573 acres from city limits, which is required for their proposed UGA swap to move forward. **Q:** Which state bills were frequently mentioned as driving housing requirements? **A:** House Bill 1110 (requiring middle housing types) and House Bill 1220 (requiring planning for housing across all income levels). **Q:** What was Bellingham's allocated population growth? **A:** 30,000 additional people over the 22-year planning period, requiring just over 18,000 housing units. **Q:** Which city experienced flooding damage to 85% of structures in 2021? **A:** Sumas, during the Nooksack River flood event, which is driving their westward UGA expansion to move development out of floodplains. **Q:** What housing density is Lynden proposing for mixed-use overlay districts? **A:** Up to 40 dwelling units per acre in areas adjacent to existing commercial centers. **Q:** Which agricultural study was mentioned as potentially affecting future growth boundaries? **A:** The county agricultural land study that could designate new agricultural areas and potentially box in cities' future expansion options. **Q:** What population growth rate has Lynden experienced historically? **A:** 2.5% annually in past years, though projections expect this to slow to 1.5% due to development complexity on remaining lands. **Q:** How much employment growth is Bellingham planning for? **A:** About 19,000 jobs over the planning period, or roughly 880 jobs per year. **Q:** What percentage of countywide housing has Bellingham accommodated since 2016? **A:** Just slightly more than half of all housing built in Whatcom County. **Q:** Which city has no current UGA reserve areas? **A:** Blaine, though they're proposing to establish one in West Blaine as part of their UGA reorganization. **Q:** What infrastructure investment did Blaine mention to support manufacturing uses? **A:** The Odell Road project, described as their largest municipal street project ever, creating a designated truck route. **Q:** How much did Bellingham spend on affordable housing programs last year? **A:** About $14 million, with 60% going to permanently affordable rental housing production and the rest to assistance and services. **Q:** What is the minimum lot size in Nooksack's current residential zone? **A:** 9,600 square feet, with a sub-zone allowing smaller lots of minimum 8,600 square feet. **Q:** Which cities mentioned payment in lieu programs for agricultural land conversion? **A:** Everson and Sumas both discussed potential payments to county Conservation Futures Fund or similar mechanisms to compensate for converting agricultural land. **Q:** What percentage of Whatcom County's population does Lynden host? **A:** About 7%, but they've taken 12% of countywide growth over the last 10 years. **Q:** What natural hazard affects development in Nooksack's proposed expansion areas? **A:** Naturally occurring asbestos from Swift Creek sediment deposition area, though the proposed areas are east of the main impact zone. **Q:** When is the next scheduled meeting for this group? **A:** December 10th or 17th (date to be confirmed) for continued coordination discussions. ---