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Planning commission approves higher lot coverage in Business Industrial zones, asks staff to limit large footprints
Summary
Commissioners voted 5–0 (one abstention) to raise maximum lot coverage in Business Industrial zones from 35% to 50% and directed staff to draft parallel regulations to limit large building footprints and preserve character and trees.
The Bainbridge Island Planning Commission voted to raise the maximum lot coverage for the Business Industrial (BI) zone from 35% to 50% and directed staff to draft regulatory language that would limit the maximum building footprint and otherwise safeguard neighborhood character.
Senior planner Jennifer Sutton described three BI nodes (Day Road, Sportsman's Triangle, New Brooklyn/Fletcher Bay) and explained staff recommended increasing lot coverage so existing built parcels can expand without frequent variances. Commissioners debated the proposal at length, raising concerns about tree buffers, asphalt-dominated sites, stormwater, and the risk of very large, single‑building warehouses.
A motion to increase lot coverage passed with five votes in favor and one abstention; Ariel recorded the abstention. Commissioners acknowledged the change is incremental and asked staff to monitor effects and return with data. Separately, the commission unanimously directed staff to develop regulations in parallel with the lot-coverage change that would reflect support for small and medium-sized businesses; suggested measures included a maximum building footprint, limits on continuous facade length, or requirements to break large masses into smaller building volumes.
Commissioner Sean moved the staff-direction motion and emphasized the goal of avoiding a single large warehouse footprint while enabling small-business expansion; the motion passed unanimously. Chair Sarah noted further study of BI impacts (tree protection, buffers, sidewalks, and circulation) will be needed during implementation.
The commission also voted to leave BI boundaries unchanged.
The lot-coverage change is a planning recommendation; staff will prepare draft regulatory amendments that would be returned to the commission for review before any code or map change is adopted.
