The Woods at Viewcrest

(Updated 03/25/2024)

Project Overview

The City received applications for a new residential subdivision on a vacant 37.7-acre site located generally in the 300 Block of Viewcrest Road and Area 7 of the Edgemoor Neighborhood. The submitted proposal consists of 38 single-family lots and three open-space tracts.

The lots are proposed to be accessed from both Viewcrest and Sea Pines Roads and served by extensions of public water and sewer from the existing infrastructure in Viewcrest Road. Stormwater management is proposed to comply with Chapter 15.42 BMC.

Request for approval of a phased preliminary plat to subdivide approximately 37.7 acres of land into 38 detached, single-family lots and 3 reserve/open space tracts. The lots range in size from 8,439 to 53,118 square feet. Approximately 80% of the site would be retained in its natural forested condition.

The lots are proposed to be accessed from either Viewcrest Road, Sea Pines Road, newly dedicated and constructed streets off Viewcrest Road and from private on-site alleys. Variances have been requested from the requirements to: 1) construct the platted 10th Street right of way located within the preliminary plat, 2) eliminate the required sidewalk on one side of the newly dedicated streets and 3) increase the number of lots that can be served by a single private driveway.

The proposed lots will be served by public infrastructure including water, sewer and stormwater management. The extension of public water and sewer mains is proposed to comply with city codes. Stormwater mitigation is proposed in two separate systems, a stormwater detention facility proposed adjacent to Viewcrest Road and an above ground public conveyance system. Both systems are designed to comply with federal, state and city codes with enhanced treatment on site.

Public access through the site is proposed through the construction of a trail network connecting Viewcrest Road, via the newly dedicated streets and platted 10th Street, to Sea Pines Road. Public access from the site to Chuckanut Bay is not proposed.

The site contains critical areas, including wetlands, fish and wildlife habitat conservation areas, geologically hazardous areas and their associated buffers. Impacts to wetland buffers are proposed to allow the construction of a public trail. Impact to some of the onsite geologically hazardous areas is proposed with mitigation provided compliant with city code.

A Shoreline Substantial Development Permit and Shoreline Conditional Use Permit are required for the placement of the proposed stormwater conveyance pipe and energy dissipater within shoreline jurisdiction above the elevation of the high tide line of Chuckanut Bay.

A street vacation of portions of the unimproved Quinault, 8th, 10th, Fairhaven and Baker Streets within the Amended Map of South Fairhaven Plat is proposed. Compensation for the vacated rights of way would be offset through the proposed dedication of the new streets.

How to Provide Public Comment

The City of Bellingham strongly encourages community engagement. One way you can get involved is to share your feedback on land-use proposals, including this one, using our online public comment form. Comments must be in writing and must contain your name and address (email address is acceptable).

Comment Timeline

The City issued a Notice of Application on March 25, 2024, which establishes a public comment period through April 24, 2024. Public comment will be accepted for the various application types (listed in the Application Review Process section) until the City issues a decision or the public comment period is closed. 

Additional opportunities for comment will also be available during the environmental review process and Hearing Examiner proceedings. More information about these opportunities will be forthcoming.

Leave a Comment

All comments submitted during the 30-day comment period for this proposal will be read and carefully considered by the City before a decision or staff recommendation is issued.

Comments will be appropriately considered by staff as they prepare materials and recommendations for the public hearing before the Hearing Examiner.

Each application type has criteria that must be met in order to be approved. You are encouraged to review the application materials provided on this page and comment how you believe the applicable criteria either are or are not met.  

  1. Review application materials – this is key.
  2. Be as clear and concise as possible.
  3. Stick to relevant points.
  4. List specific code requirements an applicant is or is not meeting, and any gaps or errors in the City’s findings.
  5. Explain why you’re interested – will it affect you directly or indirectly?
  6. Share experiences or data that explain your perspective – be sure to tell us where you found data.
  7. List specific impacts – if you can, include how those impacts might be measured.
  8. Share your ideas and potential solutions.

The following additional information should be considered prior to submitting public comment: 

  • All public comments are non-exempt public records and will be incorporated into the official record related to this development proposal.
  • All comments received may be published on the City’s webpage for this development proposal.
  • The city will send a copy of all future notices and decisions about this development proposal to all individuals who submit a comment.

Public Comments Received

The public comments in this section are related to the current application material and Notice of Application issued on March 25, 2024.

This section will be updated throughout this project.

View Application Materials

The application materials, reports and supporting material in this section comprise the entire application review materials that will be used to review the proposal for compliance with the municipal code. Staff may require additional reports or studies to supplement the application materials based on public comments or needed information. This page will be updated to include any new materials submitted.

Plans

Reports

Application Review Timeline and Notices

February 24, 2021: Applicant held a pre-application neighborhood meeting via Zoom.

March 8, 2022: The City received land use applications and associated application fees for The Woods at Viewcrest Preliminary Plat.

April 5, 2022: The city issued a Notice of Complete Application.

April 28, 2022: The city issued a Request for Information (RFI).

August 16, 2022: The city received a request to extend the RFI response deadline.

August 18, 2022: The city approved the applicant’s request – new deadline for response is October 25, 2022.

October 18, 2022: The city received a request to extend the RFI response deadline by an additional 30 days.

October 20, 2022: The city approved the applicant’s request – new deadline for response is November 24, 2022.

November 23, 2022: The applicant submitted a response to the April 28, 2022 Request for Information as shown above.

December 21, 2022: The city issued a Request for Information (RFI).

March 10, 2023: Technical Review Committee response to Street Vacation Request

April 17, 2023: The city approved the applicant’s request – new deadline for response is June 20, 2023.

June 20, 2023: The applicant submitted a response to the December 21, 2022 Request for Information as shown above.

August 7, 2023: The city issued a Request for Information (RFI).

December 5, 2023: The applicant submitted a response to the August 7, 2023 Request for Information shown above.

March 25, 2024: The City issued a Notice of Application

Learn About the Application Review Processes

The proposal requires approval of multiple land use applications that are decided by different decision makers. The following summary identifies the application review and type pursuant to Title 21 BMC: 

  • Type I: Critical Areas Permit 
  • Type II: Shoreline Substantial Development Permit 
  • Type IIIA: Shoreline Conditional Use Permit 
  • Type IIIB: Preliminary Plat and Subdivision Variance 
  • Street Vacation  
  • State Environmental Policy Act (SEPA) Review 

Who makes decisions about Critical Areas applications?

Critical Areas are Type I decisions made by the Director of Planning and Community Development or the Director’s designee.  

What information will be considered in making this decision?

Pursuant to BMC 16.55.020, the Director of Planning and Community Development will have authority to interpret and apply, and the responsibility to enforce the code to accomplish the stated purpose of the critical areas ordinance. 

Who makes decisions about Shoreline Substantial Development applications?

Shoreline Substantial Development are Type II decisions made by the Director of Planning and Community Development or the Director’s designee.  

What information will be considered in making this decision?

To approve a Shoreline Substantial Development Permit, the Director must find that the proposal is consistent with the decision criteria pursuant to BMC 22.06.030(C) and (D).

Hearing Examiner Public Notices Will be Delivered

The “Type IIIA: Shoreline Conditional Use Permit” and “Type IIIB: Preliminary Plat and Subdivision Variance” applications require public hearings before the Hearing Examiner. These hearings have not yet been scheduled. A separate notice informing you of the hearing date, time and location will be sent at least 10 days prior to the hearing. Staff issues a recommendation in the form of a staff report to the hearing examiner at least one week before the hearing.

Shoreline Conditional Use Permit

The Hearing Examiner will issue a decision after the public hearing and base the decision on whether the applicant has demonstrated the decision criteria pursuant to BMC 22.06.050(C). Pursuant to BMC 22.06.050(E), City staff are required to perform an analysis of cumulative impacts that might occur if similar conditional uses were proposed within Chuckanut Bay. The Hearing Examiner’s decision is forwarded to the Washington State Department of Ecology for a final decision. 

Preliminary Plat and Subdivision Variance

The hearing examiner will issue a final decision after the public hearing and base the decision on whether the applicant has demonstrated the decision criteria pursuant to BMC 23.16.030 and BMC 23.48.040 are met.

Who makes decisions about Street Vacations?

Street Vacations require open record hearings before the Hearing Examiner, who issues a recommendation to the City Council. The City Council holds a closed record hearing and issues the final decision. 

What information will be considered in making this decision?

The Hearing Examiner’s recommendation will determine consistency with the City’s adopted street vacation policies, Chapter 13.50 BMC, and Chapter 35.79 RCW.

Who makes SEPA determinations?

The City’s SEPA Official will issue an environmental threshold after evaluating the anticipated environmental impacts resulting from the proposal.

What information will be considered in making this decision?

We consider all application materials, including reports, and public comment. An environmental review consistent with the State Environmental Policy Act will be conducted by the City after the end of the public comment period.

Previous Application Submittals

The below information is provided for reference only, and has been replaced in its entirety by material above (the current application at the top of the page). Comments for the below material will no longer be considered. Please provide comments on material above only.

Application and Narrative

June 20, 2023 Application and Checklists
Project Narrative

State Environmental Policy Act (SEPA)

Expanded SEPA Checklist

Plans

Exhibit A – Project Plans
Exhibit I – Phasing Plan
Exhibit J – Right of Way Vacation & Dedication
Exhibit K – Variance Exhibits
Exhibit L – Vegetation Management Plan
Exhibit S – Tree Survey

Reports

Exhibit B – Critical Areas Reconnaissance
Exhibit C – Wetland Delineation & Critical Areas Summary
Exhibit D – Wildlife Habitat Assessment
Exhibit E – Geotechnical Investigation & Geohazard Report
Exhibit F – Preliminary Stormwater Management Report
Exhibit G – Traffic Impact Analysis
Exhibit R – ELEMENT Memo
Exhibit T – Water System Analysis Memorandum

Supporting Documents

Exhibit M – Subdivision Guarantee
Exhibit N.1 – Assessor Tax Statements
Exhibit N.2 – City Maps
Exhibit N.3 – Transporation Concurrency Certificate
Exhibit N.4 – Vesting Deed
Exhibit N.5 – Mailing Labels (1-31-2022)
Exhibit N.6 – Mailing List (1-31-2022)
Exhibit N.7 – Mailing Verification
Exhibit N.8 – Neighborhood Meeting Notice
Exhibit N.9 – Neighboring Subdivision
Exhibit O – Prior Right of Way Vacation Documents
Exhibit P – Easement Relinquishment Request
Exhibit Q – Clarkwood Tracts Documents
Exhibit U – TRC Letter for Street Vacation
Exhibit V – RFI #1 Response (Transmittal Memorandum & Letter)

On November 23, 2022, the City received revised application materials from the applicant in response to the April 28, 2022 Request for Information. As stated by the applicant, these revised application materials are intended to replace the March 8, 2022 application materials.

Application

November 22, 2022 Application and Checklists
RFI #1 Response (Transmittal Memorandum & Letter)

Narrative & SEPA

November 22, 2022 Project Narrative

November 22, 2022 SEPA Checklist

Plans – Updated

Reports

Subdivision Guarantee

Exhibit M – Subdivision Guarantee

Supporting Documents

The Critical Areas and Shoreline Substantial Development applications are administrative decisions reviewed through a Type I or Type II review process.

The Preliminary Plat, Land Division Variance and Shoreline Conditional Use applications require separate public hearings before the Hearing Examiner through a Type III-A or Type III-B review process. The Street Vacation is processed through the procedures outlined in Chapter 35.79 RCW with the Hearing Examiner making a recommendation to the City Council for a final decision.

The Hearing Examiner will hold individual public hearings to take testimony on the Preliminary Plat, Land Division Variance, Shoreline Conditional Use and Street Vacation applications. The Hearing Examiner issues the final decision on the Preliminary Plat and Land Division Variance, and forwards a recommendation on the Shoreline Conditional Use Permit to the Department of Ecology for final review and approval and issues a recommendation to the City Council on the Street Vacation.

Application

Application – SUB2022-0011

Project Narrative – The Woods at Viewcrest

Critical Areas

Preliminary Plat & Variance

Reports

SEPA

Shoreline Conditional Use

Shoreline Conditional Use Permit Narrative

Street Vacation

Public Comment Received on Previous Applications

The public comments below were received prior to the issuance of the Notice of Application.

Contacts

Participating Departments

Affected Neighborhoods

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