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Planning commission narrows mixed-use definition, sets 2.5 max bonus FAR for Winslow draft
Summary
The Bainbridge Island Planning Commission on April 23 voted to remove a problematic mixed-use line from the residential use table, clarified bonus and density language, and approved a 2.5 maximum bonus FAR for Winslow Town Center in the public-hearing draft. Commissioners also directed staff to clarify how affordable-housing incentives apply.
The Bainbridge Island Planning Commission on April 23 advanced major portions of a proposed code update, voting to remove a single "commercial/residential mixed-use developments" row from the residential permitted-use table, clarify bonus-density language, and set the maximum bonus floor-area ratio (FAR) for the Winslow Town Center to 2.5.
Commissioners said the mixed-use line as drafted risked unintended results. "So the way this is currently written, institutional is defined as all the uses under institutional, which for example includes crematorium," the chair said, expressing a concern that the definition could open a loophole that would allow otherwise prohibited uses. Commissioners asked staff to rewrite the mixed-use language or add a use-specific standard to prevent non-residential components from being enabled unless expressly permitted.
Staff presented a consolidated packet that incorporated recent state guidance from the Department of Commerce and changes requested by council motions. "We shared...numerous motions from city council, and we're still digesting that," Planning and Community Development Director Patty Charness told the commission as part of her director's report; she also urged the commission to finish the preferred alternative and forward it to council for decision.
On a series of formal votes, the commission:
- Struck the residential mixed-use row from the permitted-use table (motion passed unanimously). - Directed staff to add clearer language so mixed-use combinations permitted or conditional in a zone can be treated as permitted projects when each element is allowed (motion passed unanimously). - Voted to remove proposed percentage caps on commercial floor area for new mixed-use buildings and asked staff to reformat and clarify the table (motion passed unanimously). - Adopted a motion to revert several basic maximum FAR rows to existing code except for a consolidated "connection" district, and removed percentage maximums from those rows (motion passed unanimously). - Amended the public-hearing draft so the Winslow Town Center maximum bonus FAR in the Central Core, Ferry and High School Road districts is 2.5 (vote: 4-0, 1 abstention).
Commissioners also tightened the incentive and bonus language. To reduce ambiguity, the commission directed staff to amend the code text so the maximum bonus FAR is described as "available" for qualifying projects rather than ambiguously "achievable," and to ensure that the percentage thresholds for required affordable units reference the correct table. The body also clarified that the state-required 50% residential bonus is to be calculated against the underlying R2 zoning in the relevant provision.
Affordable-housing incentives were a central theme of the discussion. Commissioners voted unanimously to ensure that projects providing 100% low-income affordable housing may access the maximum bonus FAR and maximum building height without being required to provide under-building parking, an incentive intended to make fully affordable projects more feasible.
The commission and staff repeatedly noted that a number of council motions and Commerce's letter must be integrated into the public-hearing draft and supporting appendices. Planning managers told commissioners an updated packet incorporating the motions and minimum Commerce-requested edits would be prepared for the next published packet. A staff memo in the meeting package also said a public hearing could be set for May 14, subject to noticing requirements and final packet publication.
The commission left several complex questions for further staff work and future meetings, including precise treatment of FAR vs. height incentives and a council-directed affordability incentive discussion for parts of the Winslow sub-area. Commissioners said they wanted the public-hearing draft to reflect council direction and Commerce comments so residents can comment on the specific draft language.
The commission did not adopt a final package of all suggested changes at the April 23 meeting; staff will publish an amended packet and return outstanding items for further consideration ahead of the public hearings.
