Bainbridge Island Planning Commission Regular Meeting – October 23, 2025
Bainbridge Island Planning Commission Regular Meeting – October 23, 2025
The Planning Commission met on October 23, 2025, at 6:05 PM in Council Chambers and via Zoom. Chair Sarah Blossom presided. Commissioners present: Blossom, Garcia, Preudhomme, Deines, Sullivan. Absent: Schaab (excused), Birtley. Staff included Acting PCD Director Darron Buchanan, Senior Planner Jennifer Sutton, and Council Liaison Jon Quitslund. Consultant Joe Tovar joined via Zoom. The meeting focused on continued discussion of updates to the Winslow Subarea Plan, including subcommittee reports on design standards and incentives.
Consent Calendar
- Agenda approved unanimously (5-0; motion Garcia/Deines).
- Minutes of September 25, 2025 approved unanimously (5-0; Garcia/Preudhomme).
- Minutes of October 2, 2025 approved unanimously (5-0; Garcia/Preudhomme).
Public Comments & Testimony
- Alice Charette (in person) suggested fact-checking Ferncliff options regarding established neighborhoods unlikely to change over 20 years.
- Phaedra Elliott (Housing Resources Bainbridge, via Zoom) addressed the city's denial of HRB's request to increase the AMI restriction from 60% to 80% on seven units at The Oliver. She clarified there is no shortage of households at 60% AMI; the Oliver has 245 households on its waiting list for one-bedroom units, with 92% at or below 60% AMI. She urged flexibility and a strong trusted relationship with affordable housing providers. Commissioners discussed the issue, noting it connects to planning for 900+ units required under HB 1220. Acting Director Buchanan indicated the issue would return to council with additional information.
Discussion Items
Planning Director's Report: None; time used to check attendance for the October 30 meeting.
Continued Discussion on Winslow Subarea Plan Updates
- Consultant Joe Tovar gave a global overview: progress is 10 months behind schedule; focus on Winslow for the remainder of 2025, then pivot to other comprehensive plan elements (land use, housing, capital facilities) in 2026. He emphasized focusing on "essential" pieces to achieve a compliant periodic update.
- Commissioner Preudhomme presented the Standards Subcommittee's work, covering four areas: zoning districts, parking, stepback requirements, and Ferncliff district options. The subcommittee identified that development standards (lot coverage, setbacks, street engagement) differ significantly between Winslow Way proper and the rest of the core. Key debate: whether to create a new Winslow Way district or an overlay zone. Commissioners expressed support for an overlay to preserve historic character. The subcommittee recommended considering a stepback of 15 feet measured from the building facade, with a minimum setback range (e.g., 2-10 feet) to ensure a minimum 5-foot stepback.
- Ferncliff district: Three options presented – (1) a unique zone; (2a) a connection zone with moderate density in some areas; (2b) similar but including more area toward High School Road. Preferences leaned toward Option 2A, with higher density only near the high school and preserving existing middle housing in the Deercliff neighborhood.
- Middle housing discussion: Major disagreement emerged. Commissioner Blossom stated that allowing duplexes/triplexes on individual lots regardless of underlying unit-per-acre zoning was a "huge deviation" from past practice and not clearly understood by council or the public. Other commissioners argued that middle housing inherently increases affordability and diversity. Council Liaison Quitslund noted that the council had not fully discussed HB 1110 and that the exemption letter was sent by a few individuals; he supported discussing duplex-by-right in certain zones.
- Commissioner Sullivan left the meeting at 8:00 PM.
Key Outcomes
- No formal votes on substantive items; discussion only.
- Subcommittees will refine options based on feedback.
- Commissioner Schab confirmed availability for the October 30 meeting; Commissioners Preudhomme and Deines cannot attend.
- The October 30 meeting will feature the groundwater management plan peer review consultant for Q&A.
- Accepted feedback on middle housing confusion; future agendas will include deeper discussion on zoning approach and middle housing.
- For the Good of the Order: Senior Planner Sutton provided information about the October 30 meeting. The meeting adjourned at 9:21 PM.
Meeting Transcript
Okay. Calling to order the Planning Commission regular meeting for Thursday, October 23rd, 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 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 have all commissioners in attendance except Commissioner Bertley and Commissioner Schab. Has everyone had a chance to review the agenda? Motion to approve. I'll move to approve the agenda. Second. It's been moved and seconded. All those in favor? Aye. Aye. Any opposed? That motion passes unanimously. Are there any conflicts of interest to disclose? Seeing none, how about the planning commission meeting minutes for the 25th of September and the 2nd of October? Move approval of the planning commission minutes of September 25th, 2025. Is there a second? Second. There's a motion and a second for September 25th, 2025 minutes. All those in favor? Aye. Aye. Any opposed? Motion passes unanimously. Similarly, I move the to approve the minutes from the planning commission session of October 10th. So sorry, October 2nd, 2025. Second. There's a motion and a second for the minutes for October 2nd, 2025. All those in favor of approving. Aye. Aye. Any opposed? Motion passes unanimously. Members of the public are encouraged to submit written public comment to the planning commission at any time by emailing PCD at BainbridgeWA.gov. Members of the public who wish to provide public comment in person at a planning commission meeting should sign up to speak on the sign in sheet by the chamber doors. The planning commission chair will call the people signed up on the sign in sheet, and speakers will have up to three minutes to speak from the podium. Please speak directly into the microphone, which is adjustable. A timer on the screen will indicate when three minutes or such other time set by the chair has elapsed. Orderly behavior and civility and remarks is expected with no clapping or booing and no yielding of one person's time to another. Guidelines for public comment are provided. Remote public comment is allowed with an advanced notice to the planning and community development department by noon on the date of the meeting at PCD at Bainbridge WA.gov, provided that all remote commenters shall be required to display their true name and to keep their camera turned on to show their true uncovered face while delivering their comments. Public comment is not accepted during the balance of the planning commission meeting unless a public hearing or public participation meeting is on the agenda. And I have Alice Charette signed up. Good evening. Um you guys have really been working hard. And if there's evidence of your packet, um I have just one thing to suggest or ask, and that is that as you look at Ferncliffe and the options, the alternatives, that you fact check kind of what's there. And maybe you guys did that already, but it's where there are established neighborhoods that aren't gonna be changing over the next 20 years.
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