Planning Commission Regular Meeting – January 8, 2026

Chair Sarah Blossom called the meeting to order at 6:04 PM with a land acknowledgement. Commissioners present: Sarah Blossom, Criss Garcia, Alex Preudhomme, Ben Deines, Sean Sullivan, and Ariel Birtley (via Zoom). Commissioner Schaab was excused. Staff present: PCD Director Charnas, Planning Manager Darron Buchanan, Senior Planner Jennifer Sutton, and Council Liaison Ashley Matthews. The meeting adjourned at 9:00 PM.

Consent Calendar

• Agenda: Approved unanimously (6‑0).
• Minutes: Minutes from November 13, 2025 and December 11, 2025 approved unanimously (6‑0).

Public Comments & Testimony

• John Quitsland (private citizen, Crystal Springs) expressed concern that the land‑use strategy assumes conservation and development are in opposition, which he called an inequitable status quo. He urged the commission to look closely at pages 71‑74 of the agenda packet.
• Ron Peltier reminded commissioners of the pending groundwater management plan (expected in 3‑4 months) and asked that it be considered before major up‑zoning decisions.
• Akuye Karen Vargas (resident) read a series of guiding principles forwarded by the Race Equity Advisory Council (REAC), emphasizing environmental stewardship, economic equity, inclusion, and rectifying past exclusionary policies.

Planning Director’s Report

Director Charnas noted that 2026 brings a new city council and city manager. She highlighted Resolution 2025‑18 regarding the Steering Committee and invited commissioners to consider representation. She also shared information about Poulsbo’s Housing Affordability Workshop Series.

Discussion Items

Steering Committee Membership

Commissioner Sullivan resigned from the Steering Committee due to scheduling conflicts. Commissioner Deines expressed interest. The commission unanimously approved a motion to add this to regular business, then appointed Commissioner Deines to the Steering Committee (6‑0).

Planning Commission Meeting Attendance

Discussion focused on the need for reliable attendance. Commissioners agreed that for regular meetings the default should be attendance unless advance notice is given (24 hours preferred), but unforeseen circumstances (illness, family needs) should be accommodated. The staff was asked to track absences per the existing policy (three consecutive unexcused absences can lead to removal).

Comprehensive Plan Update: Introduction Chapter and Land Use Element

Senior Planner Sutton presented the proposed updates. Caitlin Lombardi (REAC) was available for Q&A. The commission discussed the following items, each resulting in a unanimous motion except where noted:

• Guiding Principles (REAC): The commission referred the REAC‑suggested guiding principles to the Steering Committee for recommended updates to the Introduction chapter (6‑0).
• Introduction Chapter: Retain the sections but update to reflect changing conditions, updated data, and broaden the affordable housing discussion to emphasize need for greater affordability and flexibility for a vibrant community (6‑0).
• New Park Zone: Add a new park zone to the future land use map, goals, and policies; direct staff to draft implementing regulations (6‑0).
• Park Classifications: Request at least two park classifications within the development regulations (6‑0).
• Business Industrial (BI) Zone Lot Coverage: Increase from 35% to 50% (5‑0, Commissioner Birtley abstained).
• Small‑Business Regulations: Direct staff to develop regulations reflecting support for small and medium‑sized businesses, possibly including a maximum size limitation (6‑0).
• BI Zone Boundaries: Recommend boundaries remain unchanged (5‑0, Commissioner Sullivan absent).
• Lynwood Center NC Zone: Recommend boundaries and development standards remain unchanged (5‑0, Commissioner Sullivan absent).
• Island Center NC Zone: Motion initially made to keep unchanged, then withdrawn to address Bainbridge Gardens. A subsequent motion directed staff to return with recommendations to address the non‑conforming use of Bainbridge Gardens, possibly by including it in the NC zone (5‑0, Commissioner Sullivan absent).
• Rolling Bay NC Zone: Recommend boundaries and development standards remain unchanged (5‑0, Commissioner Sullivan absent).
• Transfer of Development Rights (TDR) and Groundwater: Add a policy under Goal LU16 recognizing the role of TDRs in conserving groundwater (5‑0, Commissioner Sullivan absent).
• Agricultural Resource Land Designation: Request staff to study creating a new ARL designation and consider designating city‑owned farmland as ARL (4‑0, Commissioners Sullivan and Birtley absent).
• Policy LU 5.11: Remove the strikethrough on transfer of residential density within MUTC, High School Road districts, and neighborhood centers (4‑0, Commissioners Sullivan and Birtley absent).
• Policy LU 9.18: Remove the strikethrough so the policy remains (5‑0, Commissioner Sullivan absent).
• Amend Policy LU 9.18: Add “may” to allow infill through TDRs or affordable housing density bonus (5‑0, Commissioner Sullivan absent).
• Policy LU 15.2: Remove the strikethrough and add “potentially establish” after “and” (5‑0, Commissioner Sullivan absent).
• Safe Routes to Neighborhood Centers: Request staff draft a policy for safe pedestrian and bicycle routes to neighborhood centers (5‑0, Commissioner Sullivan absent).

Key Outcomes

• Steering Committee: Commissioner Deines appointed (6‑0).
• All Comprehensive Plan motions passed unanimously with the tallies noted above. The lot coverage increase had one abstention.
• Next steps: Staff will draft regulations for the park zone, park classifications, BI zone small‑business regulations, and Bainbridge Gardens recommendation. The Steering Committee will review the REAC guiding principles and return with recommended updates. Staff will study a potential ARL designation.
• Attendance protocol: Commissioners will strive to provide advance notice for absences; the existing policy on unexcused absences remains.