Bainbridge Island Planning Commission Regular Meeting - July 23, 2026
Bainbridge Island Planning Commission Regular Meeting - July 23, 2026
The Bainbridge Island Planning Commission met on Thursday, July 23, 2026, at 6:00 PM in Council Chambers and via Zoom. The meeting focused on developing a new mandatory inclusionary zoning program for the Winslow Town Center zones, with several motions passed. Commissioners also recognized outgoing Commissioner Sean Sullivan and welcomed new Commissioner Alexandra Costin.
Consent Calendar
- Approval of Agenda: Motion by Garcia/Deines, carried unanimously 6-0, with no conflicts of interest disclosed.
- Approval of Minutes (June 25, 2026): Motion by Preudhomme/Sullivan, carried unanimously 6-0.
Public Comments & Testimony
- No public comments were made, in-person or remotely.
Discussion Items
Planning Director’s Report
Planning Manager Darron Buchanan thanked outgoing Commissioner Sean Sullivan for his service and introduced new Commissioner Alexandra Costin. He provided a timeline update on the Comprehensive Plan, noting that state-mandated development regulations would come before the commission in August with a target adoption by mid-October. He set context for the mandatory inclusionary zoning (MIZ) discussion, explaining that a prior council action had removed the MIZ program, but if the commission could craft a recommendation that night, it might be reincorporated into the land capacity analysis.
Regular Business: Mandatory Inclusionary Zoning Program
Chair Sarah Blossom presented a draft framework for a mandatory inclusionary zoning program in the Ferry and High School zones. Key elements discussed included:
- Trigger: Projects with 10 or more units (originally considered 20 units).
- Density: Maximum FAR of 3.0 (compromised from earlier discussions of 2.0–3.0).
- Lot Coverage: 85%.
- Height: 45 feet.
- Affordability Requirements: 20% of units affordable – 10% at 50–80% Area Median Income (AMI) and 10% at 80–110% AMI (amended from 95% after debate to capture workforce housing).
Commission members expressed varying concerns: Commissioner Ben Deines worried about feasibility and stifling development, advocating for higher AMI limits (120%) or lower FAR to ensure projects pencil. Commissioner Chris Garcia cited a nationwide survey showing 6–30% affordability requirements and supported targeting 10–20% for deeper affordability. Commissioner Alex Preudhomme argued the program should not discourage development in zones where growth is desired. Commissioner Sean Sullivan and others pushed for a compromise, resulting in the 110% AMI cap for the upper tier. The commission agreed to exclude Core and Connection zones pending further study.
A motion was made and seconded to adopt the mandatory program as described, with the clarification that projects could still receive additional height bonuses via voluntary inclusionary zoning or underbuilding parking. The motion passed unanimously 6-0.
Key Outcomes
- Motion 1 (Mandatory Inclusionary Zoning Program): Moved by Garcia/Preudhomme to recommend a mandatory inclusionary zoning program for projects in Ferry and High School zones with 10+ units, 3.0 max FAR, 85% lot coverage, 45 ft height, and 20% affordable units (10% at 50–80% AMI, 10% at 80–110% AMI). Draft Ordinance No. 2026-05, Section 18.12.030, Point C to be amended accordingly. Carried 6-0.
- Motion 2 (Study Core and Connection): Moved by Preudhomme/Deines to study mandatory inclusionary zoning policy for Core and Connection districts, and further study for Ferry and High School, as part of Phase 2 post-adoption Comprehensive Plan work. Carried 6-0.
- Motion 3 (Study Minimum FAR): Moved by Deines/Sullivan to add studying minimum FAR to the post-adoption to-do list. Carried 6-0.
- Motion 4 (In-Lieu Fees): Moved by Garcia/Preudhomme to consider criteria and calculation of in-lieu fees for both mandatory and voluntary inclusionary zoning programs. Carried 5-0-1 (Commissioner Sullivan abstained).
Good of the Order
Commissioners offered farewell remarks to Sean Sullivan, recognizing his service and diplomacy. Cupcakes were provided in his honor. The meeting adjourned at 7:28 PM.
Meeting Transcript
Calling to order the planning commission regular meeting for Thursday, July 23rd, 2026. 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. And we have we are joined by our new Commissioner Alexandra Costin. Am I pronouncing your last name right? Okay. Um and it will be the last meeting for Commissioner Sullivan. And in the audience, we have uh Mr. John Sandage, who will become a commissioner at our next meeting. Um is there a motion to approve the agenda? Move approval of the agenda as presented. Second. Uh motion and a second to approve the agenda. All those in favor? Aye. Any opposed? Motion passes unanimously. Are there any conflicts of interest to disclose? Seeing none. Um there are mi uh mission uh minutes to approve from the commission meeting from June twenty-fifth. Does anyone have any changes to make or is there a motion to approve? Move to approve the excuse me, move to approve the meeting minutes on oops. I just lost it, sorry. June twenty-fifth. Second. All right, it's a motion and a second to approve June twenty-fifth's meeting minutes. All those in favor? Aye. Any opposed? Motion passes unanimously. Um next is public comment. Are we recognizing Sean during the director's report? Okay. Um next item on our agenda is public comment. Members of the public are encouraged to submit written public comment to the planning commission at any time by emailing PCD at Bainbridge Wa.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 as 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 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 no one has signed up to speak, and is there's no one on Zoom either? Is there anyone in the room who wishes to speak that did not sign up? Not seeing anyone, um, we will move on to the planning director's report. We will move on to the planning director's report. Good evening, Planning Commission, Darren Buchanan, Planning Manager. I want to start the planning director's report with uh recognizing Sean Sullivan, planning commissioner, um, as his last day with us.
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