Planning Commission Workshop on 2027 Work Plan – August 27, 2026

The Bainbridge Island Planning Commission held a regular meeting on August 27, 2026, from 6:00 PM to 8:38 PM in Council Chambers and via Zoom. The main agenda item was a workshop to develop the 2027 Planning Commission Work Plan. Commissioners discussed and organized a list of potential work items, identified priorities, and outlined next steps. No formal votes were taken; the meeting was a collaborative brainstorming session.

Consent Calendar

• Call to Order / Land Acknowledgement: The meeting began with a land acknowledgement recognizing the ancestral territory of the Suquamish people.
• Approval of Agenda: Approved unanimously.
• Approval of Minutes (August 13, 2026): Approved unanimously.

Public Comments & Testimony

• Steve Hoskins (Winslow resident): Welcomed new commissioners. Noted that Futurewise may drop the Mercer Island case after satisfactory interim zoning. Suggested prioritizing mandatory inclusionary zoning for core and connection zones, and studying in-lieu fees to fund affordable housing. Emphasized that middle housing is the greatest need on Bainbridge Island.
• Laura Lambs (City Council liaison): Requested that the work plan include items previously discussed but not on the agenda, such as rezoning R0.4 parcels on municipal water/sewer for more density. Encouraged staff to add items from the “parking lot” of past meetings.
• John Quitson (former Planning Commissioner, 9 years): Reminded commissioners of their role as stewards of the comprehensive plan. Encouraged creativity, close work with staff, and outreach to community partners like the Housing Resources Board. Stressed that code must be grounded in real-world feasibility.

Discussion Items

• Planning Director’s Report (Emily Tyrell, Interim Planning Director): Introduced herself and stated her primary goal is to get the comprehensive plan approved. Expressed desire to improve relationships between the planning commission, staff, and council. Outlined the workshop format: commissioners would review and refine a list of potential 2027 work items, considering scope, complexity, staff/consultant effort, budget, and dependencies.
• 2027 Work Plan Workshop: Chair Garcia noted that the initial list provided by staff was incomplete and needed commissioner input. The group used easel paper to brainstorm and categorize items. Key discussions included:
  • Middle Housing – identified as a top goal. Tactics include form-based codes, ADU updates, duplex retrofits, and co-living standards. Commissioners debated whether form-based code should apply only to middle housing or also to mixed-use areas. Director Tyrell noted that the state is requiring updates (e.g., unit‑lot subdivision, co-living) that will soon come to the commission.
  • Incentives – grouped under “community benefits beyond affordable housing.” Includes the Civic and Cultural Overlay (CCCO), TDR program, bonus FAR provisions, and in-lieu fees. TDR may require an economist (budget needed).
  • Affordable Housing Follow-up – includes report cards on housing action plan, public-private partnerships, expedited permitting, modular/pre-approved forms, and in-lieu fees. Commissioner noted need for developer input on what makes partnerships successful.
  • Park Standards – discussion shifted from a park zone to creating use‑specific standards (performance standards) to avoid costly conditional use permits. Could be a quick win if done as a staff-led code amendment.
  • Sub-area/Community Plans – for Ferry and High School zones. Commissioner argued Ferry district has limited redevelopment potential; High School more promising. Minimum FAR considered a potential strategy for these areas.
  • Process Improvement – items such as joint meetings with council, roles/responsibilities training, and post‑comp‑plan after‑action review were added. Director Tyrell noted that current process inefficiencies cause staff burnout and quality issues.
  • Other items: Hotels code, connectivity/subdivision standards, agriculture zone consideration, and simplification of subdivision code.
• Staff Input: Director Tyrell and Senior Planner Jennifer Sutton offered expertise on feasibility, typical timelines, and budget implications. They noted that many items are large and would require significant staff time or consultant funds.

Key Outcomes

• No formal votes were taken. The commission agreed to continue refining the work plan at future meetings.
• Next Steps: Staff will assess each grouped item for scope, effort, and budget. The commission will then prioritize and sequence work for 2027. The parks use‑standard item was identified as a potential “quick win” and may be tackled first.
• Steering Committee: Commissioner offered his seat on the steering committee to new commissioners as the comp plan process winds down.
• Meeting adjourned at 8:38 PM.