Bainbridge Island Planning Commission Meeting – September 11, 2025: Affordable Housing Projects and ADU Code Updates
Bainbridge Island Planning Commission Regular Meeting – September 11, 2025
This meeting, held on September 11, 2025, from 6:10 PM to 1:29 AM the following morning, included a public participation meeting for the 625 Winslow Way Affordable Housing Project, public hearings on two ordinances, and extensive public comment. The Planning Commission voted on several motions related to affordable housing development standards and accessory dwelling unit (ADU) code updates.
Public Comments & Testimony
- General Public Comment (items not on agenda): Three speakers addressed process concerns, community engagement, and the need for affordable housing. Stephen Hoskins noted that such public input processes skew toward already-housed individuals. Angela Sandri expressed support for affordable housing but objected to the scale and location at the gateway intersection. Mike Schwenk urged a reset on the Winslow sub-area plan and adoption of alternative one, citing sunk-cost fallacy.
- 625 Winslow Way Public Participation Meeting (approximately 70 speakers): The majority of comments focused on the proposed 90-unit affordable housing project at the corner of Winslow Way and Olympic Drive. Positions divided sharply:
- Supporters (including union representatives, business owners, and community members) emphasized the urgent need for workforce housing, noting that many island workers (grocery clerks, bus drivers, teachers) cannot afford to live on the island. Speakers such as Scott Pattison (UFCW), Jana Course Essery (school bus driver), and Phaedra Elliott (Housing Resources Bainbridge) argued that the project would enable essential workers to live near their jobs, reduce traffic, and demonstrate community values. Several young adults (Lucas Frank, Olivia Hall) shared personal struggles to find affordable housing.
- Opponents (including architects, long-term residents, and a council candidate) raised concerns about the location’s prominence as the island’s gateway, traffic congestion, inadequate parking (72 spaces for up to 90 units), building height (55 feet), and potential impacts on the Suquamish Tribe’s welcoming pole. Priscilla Zimmerman called it a “missed opportunity” for a civic welcome center. Doug Rao and Mike Nelson criticized the process, alleging the city fast-tracked the project without proper public input. Mary Rain and others cited a draft groundwater report showing the island is nearing water capacity.
- Public Hearing on Ordinance 2025-21 (Development Standards for Affordable Housing Projects): Six speakers gave testimony. Lisa Neal asked about parking and operating costs. Phaedra Elliott urged adoption to enable the 625 project. Don Jano and Mary Rain argued that the upzoning should not proceed without a comprehensive plan and groundwater study.
- Public Hearing on Ordinance 2025-26 (ADU Updates): Only one speaker, Phaedra Elliott, expressed support for the pre-approved ADU plans program.
Discussion Items
- 625 Winslow Way Affordable Housing Project (Public Participation Meeting): Senior Planner Jennifer Sutton and LIHI representatives presented two options: 90 units (4 stories, FAR 2.07, 55 feet) or 70 units (3 stories, FAR 1.65, 45 feet). Both options included ground-floor commercial space (potential visitor center), pocket parks, and underground parking. LIHI stressed the October 16, 2025 deadline for state Housing Trust Fund and Low-Income Housing Tax Credit applications. Commissioners asked about parking, design review, and affordability.
- Ordinance 2025-21 (Development Standards for Affordable Housing Projects): The proposed footnote 8 would allow FAR up to 2.0 (with transfer from Islander Mobile Home Park) and rooftop life safety structures to exceed height limits for 100% affordable housing projects in the Central Core and Ferry Terminal Districts east of SR 305. Commissioners debated FAR, height, parking, stepbacks, and design review. After several amendments, the commission voted 4-2 to recommend approval as amended.
- Ordinance 2025-26 (ADU Code Updates): Director Patty Charnas introduced the ordinance to adopt pre-approved ADU plans from Kitsap Regional Coordinating Council. Commissioners discussed driveway access language, with some favoring “where feasible” language to allow second driveways in constrained situations. The motion passed unanimously 5-0.
Key Outcomes
- Motion to amend Ordinance 2025-21 (Footnote 8): Increased FAR to 2.5 (from 2.0) and set maximum height at 55 feet for eligible projects. Passed 4-2 (Yea: Deines, Schaab, Sullivan, Preudhomme; Nay: Blossom, Garcia).
- Motion to require 75-year affordability at 80% AMI for units using Footnote 8: Passed unanimously 6-0.
- Motion to direct city to strive for expanded DRB interface (beyond one meeting): Passed unanimously 6-0.
- Motion to limit parking to no more than 0.5 spaces per unit: Failed 3-3 (Yea: Deines, Schaab, Sullivan; Nay: Blossom, Preudhomme, Garcia).
- Motion to recommend Ordinance 2025-21 to City Council as amended: Passed 4-2 (Yea: Deines, Schaab, Sullivan, Preudhomme; Nay: Blossom, Garcia).
- Motion to recommend City Council formally contact Suquamish Tribe and artist regarding the welcoming pole’s relation to the 625 project: Passed unanimously 6-0.
- Motion to recommend Ordinance 2025-26 (ADU updates) to City Council: Passed unanimously 5-0 (Commissioner Schaab absent).
- Agenda reordering: Item 6b (Ordinance 2025-21) was moved ahead of 6a (ADU ordinance) by unanimous consent.
- Commissioner Birtley excused herself at 9:23 PM; Commissioner Sullivan was absent at roll call but arrived later.
Meeting Transcript
Okay. Calling to order the Planning Commission regular meeting for Thursday, September 11th, 2025. We would like to begin by acknowledging that the land on which we gather is within the ancestral territory of the Sequamish people of Clear Salt Water. Expert fishermen, canoe builders, and basket weavers, the Sequamish live in harmony with the lands and waterways along Washington's Central Salish Sea, as they have for thousands of years. Here the Sequamish live and protect the land and waters of their ancestors for future generations as promised by the Point Elliott Treaty of 1855. We are expecting to have a full commission tonight. My understanding is Commissioner Sullivan is on his way. Has everyone had a chance to review the agenda. Yes. Okay. Is there any objection? Does anyone want to make a motion to approve the agenda as amended? I move to approve the agenda as amended. Second. All right. It's been moved and seconded. All those in favor say aye. Aye. Any opposed? Motion passes unanimously. Are there any conflicts of interest to disclose? Seeing none. Chris. Can we all just take a moment and reflect on those who lost their lives both in the act of terror and responding to it and in the defense of others on plane four on that date? No. Twor years ago. Thank you. Thank you, Chris. Thank you, Chris. Um, I also would like um to address the public before we get to public comment to help. This is an unusual meeting. We have lots of public hearings and public participation meetings, opportunities for people to speak, and I just want to help clarify how the evening is gonna run. Um good evening and welcome to tonight's meeting. On behalf of the planning commission, I want to begin by thanking everyone for being here and for taking the time to share your perspectives. This commission values and respects the voices of all members of the community. We also recognize that people bring different experiences, priorities, and opinions to the table, and each of those contributions is both welcome and important to our work. Our role this evening is to listen carefully, consider thoughtfully, and ensure that every viewpoint is part of the record as we move forward in our process and in our decision making. I and other commissioners heard many of your comments at previous council meetings, and we are happy to hear from you again this evening. Before we begin, I'd like to take a moment to clarify the opportunities for public comment this evening. My goal is to ensure that everyone who wishes to speak has a chance to do so and that you know which sign-in sheet is appropriate for your remarks. First, we will have regular public comment period. This is the time for anyone wishing to speak on topics not on tonight's agenda. If your comments are about something other than the 625 Winslow proposal, the ADU ordinance, or the 625 ordinance, please use this time. Second, for those here to speak about the ADU ordinance. Your comments will be taken during the public hearing on that ordinance, which will follow the public participation meeting for 625 Winslow. The second is a public hearing on a proposed ordinance that would amend the development regulations so that the 625 Winslow proposal will conform to city code. This ordinance is before the planning commission at the request of city council. At their July 15th meeting, the city council was presented with a preliminary master plan, and at that meeting they were presented with various code requirements that would need to be amended in order for the project as proposed to comply with city code. That same evening, the city council passed a motion to forward the request for revised development regulations to the planning commission. That ordinance will have its own public hearing, so if you have comments on the proposed ordinance, you can speak during that time.
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