Bainbridge Island Planning Commission Special Meeting – October 30, 2025
Bainbridge Island Planning Commission Special Meeting – October 30, 2025
The Bainbridge Island Planning Commission held a special meeting on October 30, 2025, from 6:02 PM to 9:49 PM at City Hall and via Zoom. The meeting focused on three major agenda items: the peer review of the Groundwater Management Plan (GWMP), the future of subcommittees for the Winslow Subarea Plan, and continued discussion on updates to the Winslow Subarea Plan. The commission adopted two motions related to a Winslow Way overlay district and heard public comments from several residents. Commissioner Sullivan left at 7:48 PM and Commissioner Preudhomme left at 9:09 PM; the remaining four commissioners voted unanimously on the motions.
Consent Calendar
- Motion to approve agenda: Moved by Schaab, seconded by Garcia. The motion carried unanimously (6-0).
Public Comments & Testimony
- Kim McCormick (speaking on behalf of Hager Scribner Properties, HSP) announced the passing of Tom Hager, a longtime resident and HSP principal, and described HSP’s proposed civic and cultural connection overlay in downtown Winslow. She expressed support for a multi-use project with affordable housing, retail, and community gathering spaces, including a non-motorized walkway similar to Post Alley in Seattle.
- John Quitslund (City Council liaison) addressed agenda items 4B and 4C, recommending that the commission focus on essential work for the Winslow Subarea Plan and complete it by the end of the year. He noted that the council would discuss a resolution to improve coordination and set a schedule for completing the subarea and comprehensive plans.
- Melanie (public comment) raised concerns about the GWMP, stating that Washington state debt is approximately $100 billion and that the state faces a $12–16 billion budget deficit over four years. She argued against growth based on a “Ponzi scheme,” criticized consultant Tovar for dismissing infrastructure and water resource limits, and urged the city to limit growth to the current allocation of 4,524 people. She called for inclusion of summary data tables and raw data in the GWMP, conservation targets, and a functioning ETAC with qualified scientists.
- Susan Bisnet (resident on Finch Road) shared that her well went dry from September 28 to October 17, 2025, for the first time in 35 years. She emphasized the real concern of water shortages and the need to consider limited water resources in planning.
Discussion Items
- Groundwater Management Plan Peer Review (4a): Public Works Director Chris Wierzbicki introduced Joel Massmann and Adam Massmann of Keta Waters, who conducted the peer review. The peer reviewers answered questions for about an hour. Key points included:
- The groundwater model has significant limitations, particularly in representing surface-water/groundwater interactions and future projections.
- The plan lacks a clear overarching goal and specific action steps to achieve management objectives.
- Current data do not provide evidence that withdrawals are unsustainable, but long-term monitoring is needed; water level declines in some wells are concerning but may stabilize over decades.
- Conservation and increased recharge are the most cost-effective strategies; opportunities exist (e.g., table 2-9 shows wide variation in per‑household water use, from 100 to over 900 gallons/day).
- Climate change adds uncertainty, making a conservative approach prudent.
- The peer review did not evaluate compliance with Washington Administrative Code (WAC) requirements for historical and projected groundwater use, but commissioners noted the plan lacks such data.
- Future of Planning Commission Subcommittees (4b): Consultant Joe Tovar presented his report to the council, recommending that the commission finish work on the Winslow Subarea Plan by the end of 2025 and focus on essential items (e.g., barriers to affordable housing, funding gaps). Commissioners debated whether to continue subcommittees; consensus emerged to wind down subcommittee work and dedicate full-commission meetings to completing priority tasks. Chair Blossom noted that subcommittees had experienced scope creep and consumed significant time.
- Continued Discussion on Winslow Subarea Plan (4c): The commission discussed a new overlay district for Winslow Way to preserve its character. After debate over whether to use an overlay or a district, the commission opted for an overlay focused on setbacks and stepbacks. Two motions were passed (see Key Outcomes). The discussion also touched on building types, parking, and other standards, but these were deferred to later phases.
Key Outcomes
- Motion 1 (Winslow Way Overlay District): Moved by Blossom, seconded by Garcia, to direct staff to bring back proposed code language for a Winslow Way overlay district that begins at the west edge of the Winslow Green Development and extends east to Highway 305, covering 100 feet north and south of the Winslow Way right-of-way. The motion carried unanimously (4-0; Commissioners Preudhomme and Sullivan absent).
- Motion 2 (Overlay Setbacks and Stepbacks): Moved by Garcia, seconded by Blossom, to define within the overlay a 2-5 foot setback and a 5-15 foot stepback after two stories, measured from the right-of-way. The motion carried unanimously (4-0; same absentees).
- Subcommittee Future: The commission agreed to end subcommittee work immediately and focus remaining meetings on essential Winslow Subarea Plan items, aiming to complete recommendations by year-end, consistent with consultant Tovar’s advice.
- For the Good of the Order: Chair Blossom reported meeting with a developer who challenged assumptions about parking, height, and building costs; she will invite the developer to a future meeting. Commissioner Schaab urged kindness and caution regarding misinformation ahead of the election. Commissioner Birtley requested a work planning session and a list of action items.
Meeting Transcript
Calling to order the planning commission special meeting for Thursday, October 30th, 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. Has everyone had a chance to review the agenda. Is there a motion to approve I move to approve the agenda as presented? There are seconds. Second. Right. There's a motion and a second. All those in favor say aye. Any opposed? That motion passes unanimously. Any conflicts of interest to disclose. Seeing none. Move on to public comment. 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 please 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 in remarks is expected with no clapping or booing and no yielding of one person's time to another person. Guidelines for public comment are provided. Remote public comment is allowed with advanced notice to the planning and community development department by noon on the date of the meeting at PCD at BainbridgeWAD.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. Good evening, planning commissioners. I'm Kim McCormick. I'm here speaking on behalf of Hager Scribner Properties, the HSP group. As you know, HSP has submitted an application for an amendment to the comprehensive plan in the Winslow Sub area plan to create a civic and cultural connection overlay in the area of downtown Winslow that includes two parcels owned by HSP. There have been a couple of questions from planning commissioners about the purposes of the proposed overlay. HSP proposed it for parcels that provide a connection between our civic and cultural buildings and the rest of downtown Winslow. These buildings include City Hall, Town Square, the Bainbridge Performing Arts Center, and the Historical Museum. HSP's vision is to create a unique multi-use project that includes market rate and affordable housing with retail space on the ground floor and understructured parking. It would create a living room for downtown Winslow by providing large open community gathering spaces, which we don't currently have, such as outdoor terraces and oversized pedestrian walkways. The vision includes transforming the existing alley between Isla Benita and the old Virginia Mason Clinic building, which is now called the Orchard, into a non-motorized walkway similar to Post Alley in Seattle, connecting the interior civic and cultural buildings with Winslow Way and ultimately the waterfront. On a separate and sad note, I want to let you know that one of the main principals of HSP, Tom Hager, passed away last week. This is a great loss for the Bainbridge community, as Tom was a longtime resident and a visionary who was instrumental in the development of downtown Winslow. He moved to Winslow in 1971 and practiced for 35 years at the downtown Winslow Clinic and what then became Virginia Mason. He was also the high school football team physician, and he never missed a game. He was caring, compassionate, and kind and known for his love of animals. Tom's wife, Priscilla Zimmerman, and the rest of the HSP group will continue to advocate for the HSB project, which Tom regarded as his legacy and a gift to the Winslow community and the island as a whole. Thank you. I will. I knew Tom Hager growing up. My mom worked at the Winslow Clinic for him, and he actually was in the delivery room when I was born. Wow. I'll let Priscilla know. Thank you. John Quitsland. Good evening, Planning Commissioners.
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