Action:  On October 25, 2022, the City Council passed Ordinance 2022-02, granting a 725% density bonus for the construction of 22+ stand alone houses on a developable footprint of approximately 1.25 acres. Although this bonus was worded as a special preference for religious organizations, public records show it was intended as a "site specific" upzone to maximize the density (without regard to any Comp Plan goals or policies) for a single church. That church, in its only public outreach, shared plans for a 12 unit development. Despite obvious concerns from within and outside the City about this extraordinary move, and despite an unprecedented divided vote of the City's Planning Commission, the extreme Ordinance 2022-02 was passed with testimony by sitting Council Members and Planning Commissioners to the effect that opposition is simply NIMBY'ism or worse. This legislative process reflects a sad state of affairs in terms of transparency, substance, and civil discourse over important issues for which there could be balance and common ground.

Background: In September of 2020, City representative met with the architect for Bethany Lutheran's housing project and shared internal legal advice to the effect that a "site specific" ordinance could be prepared to grant Bethany a bonus equal to the maximum number of stand alone homes possible, subject only to utility capacity limitations.  Later, as the extreme nature of the original ordinance became public, the CIty modified the form of the ordinance, to appear as if it were intended as an island wide solution for affordability -- but with the exact same result of giving Bethany its maximum number of houses possible.  It is not an island wide solution.  It has a five year moratorium on any other affordability projects, and is true to the original design of a special site specific gift of the maximum development possible for a single politically favored church, whose representatives continuously lobbied public officials, to the point of sending instructions on how to vote during open public meetings.

Bethany Lutheran Church, the first church to get its "site specific" request, will receive an unprecedented 725% density bonus. This bonus will allow Bethany to build 23 houses on the parklike area between Sportsman Club and Finch Roads (a parcel of approximately 4 acres), creating two large septic systems to try to accommodate the resulting population growth.  Beautiful natural habitat will be destroyed, with adverse consequences for wildlife and aquifer recharge.

The targeted area, formerly a City Park, is in our lowest density R-0.4 zone, which limits development to one home per 2.5 acres. No other city in Washington comes close to allowing such a huge density bonus, particularly in sensitive natural areas. We need COBI to adopt a more rational approach to affordable housing, preferably as part of the larger Housing Action Plan that is currently being developed.  And any new initiative should respect our Comprehensive Plan.

Our Comp Plan protects the Island's unique character by allowing the highest-density development in “Designated Centers” – such as Winslow – which have adequate infrastructure to support such density. By setting a precedent for high-density development across the Island's Conservation Area, the Ordinance runs counter to the balanced vision of our Comp Plan.

We thank Council Member Hytopoulos for raising her concerns about the draft ordinance.  You can listen to her point out the many flaws in the proposed ordinance throughout the process, including at the City Council’s August 16 Study Session.  See the video of that session, at the following times: 34:00 - 37:00; 51:50 - 54:41; and 1:11:10 - 1:15:30.

Thank you for supporting this petition.  Bainbridge Islanders for Balanced Planning remains committed to upholding the policies of our Comprehensive Plan, pursuing transparency and fairness in public processes, and ensuring that our Island is managed responsibly for current and future residents.   We are evaluating our options for advocacy, in light of this unfortunate and divisive outcome.   Feel free to directly message if you have any constructive comments, questions, or nominees for the BIBP advocacy steering committee. 

Thank you.