What do people want? What does the state require? What does the comp plan say?
Somehow, the Bainbridge Island Planning Commission needs to look at all those things and decide on the future of Island Center.
A committee has been formulating the subarea plan for three years, but now the planning commission takes over, then finally the City Council after that.
“Our review is tied to the Comprehensive Plan,” said Kimberly McCormick Osmond, chair of the subarea committee.
Commissioner Lisa Macchio said: “Our job is to look at all of the comp plan elements. We are beholding to look at them all,” adding the list it too long for this report, but she wondered by a minority report done by three members wasn’t included.
They did not vote to do that, said Jennifer Sutton, senior planner.
New Commissioner Yesh Subramanian, at his first meeting, suggested looking at objections made in the minority report. “That’s the first line of critical observation,” he said.
McCormick Osmond agreed. “Rather than go through the whole thing, let’s go through the objections. We’re most interested in where the conflict lies.”
Sutton said the subarea plan is similar to a comprehensive plan for a small area. It will also be used for Rolling Bay and various commercial-industrial areas. While density “land use is front and center on our minds, all other areas are important too,” she said. For example, transportation can be a problem. “Businesses are thriving. People all over the island go” there.
But McCormick Osmond said, “I imagine we’ll spend the majority of our time on density.”
Because city sewer does not extend to Island Center it looks like the maximum number of houses allowed would be four per acre. Affordable housing likely would need more per acre than that.
But Commissioner Sarah Blossom said because “more affordable housing (is desired) a different type of zoning is needed.”
The new commercial zone would include the southern part of Bainbridge Gardens and two smaller sections in the middle. The allowable height of buildings was reduced from three to two stories.
Subramanian wondered if all options were explored, such as going higher instead of broader. “Be careful about compromise,” he said, adding sometimes it’s better to stick to a higher standard.
Blossom said there isn’t as much conflict as people think. “Everyone is so afraid to talk about density. That really is where the conflict is.”
Ultimately it will be up to the council, Macchio said. “The whole council is looking at affordable housing. I wonder if we are putting the cart before the horse with Island Center. The council could say get bold on housing.”
Public involvment
Commissioner Ashley Mathews said, “I don’t want to be a Debbie Downer, but in the modern era we include voices of color. This community input is the same voices we always listen to.”
Macchio said this planning process started before that was an emphasis, but it needs to be done now. “We need broader outreach, more voices.”
There were some public meetings, but Commissioner Sarah Blossom said, “Just because they did not come to a meeting doesn’t mean they’re not out there.”
There’s been a lot of turnover of residents since then, McCormick Osmond said.
Sutton said before the first meeting a giant mailing took place, along with signs along major roads and an online outreach. She said City Hall was jammed, but if there are other effective ways of outreach, “We’d love to hear about them.”
Subramanian said, “Getting the word out is different than people understanding it.”
Mathews suggested another survey be done, like the one is 2017. She also suggested targeting an audience online to see hundreds of comments. “Island Center is near and dear to my heart,” she said, adding she lived there for 10 years.
McCormick Osmond also asked for another outreach effort. Some are “unaware of what is being proposed,” she said. “We want to know what all of the community wants out there.”
The planning commission will again look at the issue at its Aug. 12 study session. Macchio suggested city staff bring some renderings of what different densities would look like.
Planning director Heather Wright said that gives city staff about a month to work on that and getting other information, including outreach possibilities.
Public comment
There were only two public comments.
Lisa Neal said the majority of islanders put preservation and environment at the top of the list when it comes to quality of life. She said more density is not required and urged that the commission not set up a subcommittee to discuss things because, “All things need to come out in the process in public.” She said there are a few things to dig in on in the report, but a lot of it was written by city staff and is not really controversial.”
Christina Tibbles said she’s only lived on the island for two months, but she’s at the north end of what would be the new Island Center. She said all of her neighbors are people of color. “Most of them are unaware of what’s going on, and it has nothing to do with not being interested and more to do with age and economics.”She suggested “re-energizing what’s already there,” rather than taking away more forest.
The plan
The plan acknowledges nearby agriculture and envisions residential and commercial development to support it. The overriding Comprehensive Plan envisions that such neighborhoods need to reduce traffic congestion, greenhouse gas emissions and increase sustainability by locating housing and commerce together in compact areas. The subarea plan supports nonmotorized improvements and small scale commercial development. It also supports smaller, single-family dwellings, duplexes or townhouses and mixed-use development, such as flats above commercial space.
The minority report emphasizes community input that says it wants nonmotorized vehicles, safe pedestrian infrastructure, natural resources and open spaces. It says the process was top-down rather than the committee listening to the desires of residents, some who have lived there for decades. That report says the recommended density for housing is too high; that affordable housing can be provided with a lower density. In a survey, residents were asked, “What activities would enhance Island Center.” The most common response, “Leave it alone.”
