Planning Commission conditionally incorporates Hager Scribner 'civic and cultural connection' goals into comp plan; seeks legal clarity on overlay timing

The Bainbridge Island Planning Commission heard an applicant presentation and supportive public testimony on March 12 regarding a proposed civic and cultural connection overlay (CCCO) for downtown Winslow, then voted unanimously to incorporate the applicant’s most recent goals and policies into the comprehensive plan and Winslow Subarea Plan conditionally, pending staff confirmation about whether adoption would require simultaneous adoption of overlay boundaries and development regulations.

Kim McCormick, representing Hager Scribner Properties, described the submission as a policy‑only comprehensive plan amendment intended to authorize future creation of an overlay that would allow master‑planning, public betterments and incentives for mixed‑use development. McCormick told the commission the applicant was "seeking only a policy amendment to add goals and policies for the creation of a future overlay in Downtown Winslow" and emphasized that implementation — including any development regulations and boundary definitions — could follow later with community participation.

Architect Henry Zimmerman presented a site‑specific rationale: the subject parcels form a buffer adjacent to civic and cultural properties, provide key pedestrian pathways from the ferry and contain topography favorable for below‑grade parking. Zimmerman said the overlay could enable public open spaces, pedestrian promenades and a district‑scale parking strategy that would help finance public betterments. "This area is unique for the following reasons... it has a unique topography and change in grade that is conducive to efficient below grade parking," Zimmerman told commissioners.

Community speakers (including a written comment read into the record) — Ron Allen (partner in Hager Scribner Properties), John Gudson, Priscilla Zimmerman, Charlie Wenslow and others — supported the overlay proposal for its potential to produce coordinated public realm improvements, more housing types and improved pedestrian connections.

Commission deliberations focused on process and timing: commissioners agreed that a clear answer from the city attorney or legal counsel was needed on whether adopting a comp‑plan goal that calls for creation of an overlay would legally require immediate adoption of boundaries and development standards. The commission first rescinded earlier, potentially conflicting motions on the CCCO, then directed staff to seek a definitive answer. Finally, the commission moved to incorporate the applicant’s LU goal and policies (the most recent language provided by the applicant and shown in the meeting packet) into the comprehensive plan and Winslow Subarea Plan on the condition staff confirm the incorporation does not compel concurrent adoption of overlay boundaries or development regulations; that conditional motion passed unanimously.

Why it matters: incorporating a goal that anticipates an overlay opens the door legally and procedurally for future work on a district‑level plan, incentives, and development standards that could reshape downtown Winslow’s public realm and housing opportunities. Commissioners deliberately framed tonight’s action to capture policy direction while deferring regulatory details until legal and implementation questions are answered.

What’s next: staff will request a definitive legal opinion on whether adopting the goal/policies requires simultaneous adoption of overlay boundaries and development regulations; if staff confirms it does not, the adopted language will be incorporated into the draft comp plan and subarea plan and forwarded to City Council for consideration.