Bainbridge Island Planning Commission Regular Meeting – May 14, 2026

The Bainbridge Island Planning Commission held a regular meeting on May 14, 2026, starting at 6:07 PM. The meeting focused on the combined public hearings for Ordinances 2026-04 and 2026-05, which adopt the periodic update to the Comprehensive Plan, the Winslow Subarea Plan, and implementing regulations (Bainbridge Island Municipal Code amendments). The Commission heard extensive public testimony, received a land capacity analysis update, and made two motions. The meeting adjourned at 8:27 PM.

Consent Calendar

• Motion to approve the agenda as presented passed unanimously (5-0).
• Motion to approve the Planning Commission minutes from April 9, 2026, as presented passed unanimously (5-0).
• Motion to approve the Planning Commission minutes from April 23, 2026, as presented passed unanimously (5-0).
• Motion to approve the Planning Commission minutes from April 30, 2026, as presented passed unanimously (5-0).

Public Comments & Testimony

No public comments were offered during the general public comment period. The combined public hearing opened at 6:32 PM and received 15 speakers (including one remote). Key themes:

• John Flodine (fifth-generation resident, renter) expressed strong support for the proposed updates and increased density for affordable housing, criticizing the City Council’s decision to lower the recommended Floor Area Ratio (FAR).
• Mark Ashley (resident since 1988) supported building affordable housing, expressed concern that the draft plan leans too heavily toward single-family homes, and urged concentration of development in urban villages.
• Stephen Hoskins (resident) expressed strong support for increased bonus FAR and height for affordable housing but disappointment with the overall lack of ambition, noting the plan may not meet state targets. He urged restoring higher FAR and adopting a middle-income density bonus.
• Julie Rosenblatt (wellness center owner, 32 years) supported affordable housing, criticized continued single-family development in the conservation zone, and asked for return to 3-4 max bonus FAR.
• Jana (school bus driver, mom) expressed appreciation for the effort but noted the plan does not meet the needs of workers and families; supported higher density in Winslow and a variety of housing approaches.
• Mira Rosencoates (farm and service worker) supported affordable housing and criticized the plan for allowing most new housing to be market-rate single-family homes in the conservation zone; asked for return to 3-4 max bonus FAR.
• Lydia Henning (resident, six years) expressed disappointment that the plan lacks visionary changes; asked for return to 3 and 4 FAR in relevant zones.
• Olivia Hall (reading collaborative comment with Bevan Taylor) expressed disappointment with the numbers in the plan, asked the Commission to disregard Council’s cap on FAR at 2.5 and send back the original higher FAR numbers.
• Phaedra Elliott (Executive Director of Housing Resources Bainbridge) urged inclusion of both voluntary and mandatory inclusionary housing programs, supported parking flexibility, and praised the extension of the bonus density program for religiously owned land.
• John Teresi (longtime resident and developer) submitted four written comments, raised concerns about ferry terminal parking displacement, questioned the value of the underground parking incentive, noted inconsistency in affordable housing requirements for properties under two acres, and argued that the Title 18 update should be based on the original code rather than a moratorium ordinance.
• David Martz (65-year resident) argued that affordable housing and environmental protection align, cited the Bainbridge Island Land Trust Conservation Plan and groundwater management plan, and asked the Commission to restore bonus FAR levels, call on Council to discuss revenue mechanisms, and recognize that single-family development in the conservation zone is not environmentally neutral.
• Jeff Shepard (owner of Blackbird Bakery) noted that only two of his 28 employees live on the island, called the lack of affordable housing a growing problem for local businesses, and urged the Commission to prioritize working-class residents.
• Bobby Studley (handy person, service industry) supported affordable housing, adopted the middle-income density bonus, and asked for return to 3-4 max bonus FAR.
• Ron Peltier (resident) raised concerns about groundwater sustainability, supported the current FAR restraint and focus on 100% affordable housing, and noted the difficulty of directing growth from the conservation zone to Winslow.
• Malcolm Gander (Rolling Bay) discussed water extraction increases and proposed an ordinance to track water use for new developments.
• Eric Fredericks (builder, 47 years) noted that 90% of the workforce leaves the island daily, supported increased density in the core, and emphasized water conservation through reduced irrigation.
• Matt Keough (Bainbridge Island Metropolitan Park District) presented a letter from the Park Board requesting that the Council commit to developing zoning standards that work for park properties.
• Jamie Clough (Kids Out Building Association) urged the Commission to shift from preventing growth to enabling growth to increase housing supply.
• Marsha Cutting (remote, Curtis Loop) expressed concern about the plan preserving the status quo, noted the need for $24 million per year to subsidize affordable housing, worried about noncompliance with the Housing Accountability Act, and opposed using funds to sue the state.
• Bill Isley (retired architect, 50 years) proposed an alternative concept for the 625 Winslow Way project, suggesting a parking facility funded by commercial sale of ferry terminal district property.
• Kayla Fernandes (resident, three years) shared her family’s positive experience with affordable housing through HRB.
• Lisa Neal (resident) argued that inclusionary zoning cannot deliver housing under 80% AMI, questioned why market-rate upzoning is provided if affordable targets are still unmet, and noted legacy bonus density not tied to affordability. She also cited the lack of infrastructure cost analysis and the incomplete groundwater management plan.

Discussion Items

• Planning Director’s Report: Acting Planning Director Darron Buchanan provided an update on the introduction of the Comprehensive Plan elements to City Council, noting formatting corrections and thanking the Commission for their work.
• Combined Public Hearings: Senior Planner Jennifer Sutton presented the ordinances and the land capacity analysis update, which showed a deficit of 64 dwelling units for households at or below 80% Area Median Income (AMI) in the low- and mid-rise multifamily category in Winslow. She explained that the voluntary inclusionary zoning participation rate is expected to be low, and the mandatory program applies only to properties of two acres or greater. She also requested that the Commission consider adding an official zoning map and shoreline designations.
• Commission Discussion: Commissioners discussed the land capacity analysis, FAR values, and the relationship between density, water resources, and development in the conservation zone. Commissioner Deines expressed frustration with the City Council’s reduction of FAR and made a motion to request reconsideration. Commissioners acknowledged the imperfection of the plan and the need for continued work on visioning, missing middle housing, water conservation, and transfer of development rights.

Key Outcomes

• Motion to continue the public hearing on Ordinances 2026-04 and 2026-05 until the next meeting on May 21, 2026. Passed unanimously (5-0).
• Motion to request City Council reconsider the Planning Commission’s recommendation for a 3.0 FAR in the High School Road District and a 4.0 FAR in the Ferry District for incentivized programs, in support of sustainable, inclusive, and affordable housing. Passed 4-0, with Commissioner Blossom abstaining.
• The meeting was adjourned at 8:27 PM.