The BI Planning Commission was formed to address criticisms that Bainbridge Island had created an ordinance specific for Bethany Lutheran Church.
One way to make affordable housing more affordable is to reduce its size.
BI is working to create an ordinance in response a state law allowing cities greater density for religious organizations trying increase affordable housing. For a family of four, a $75,300 gross income is considered low income.
Sarah Blossom, chair of the commission, suggested that the housing should be limited to 1,250 feet for a family with four children; 1,150 for a three-person household; 775 for two; 600 for a studio. She talked to architects to come up with these numbers.
Bethany’s request had asked for up to 24 houses to be as large as 1,600 square feet.
Commissioner Bill Chester stated that the average size of a three bedroom home in 1959 was 960 sq. feet. “Limit on size is not a bad thing.” He said he used to live in a 1,200-square-foot home with a family of four and was comfortable. They are more affordable in smaller homes. “Every square foot costs huge money. Just because it’s small doesn’t mean it can’t be elegant.”
Commissioner Lisa Macchio said, “I hate to start dictating the size of homes,” adding their job is to make sure developments are consistent with the Comprehensive Plan in areas such as open and community space.
Blossom explained that smaller houses have a smaller footprint, are more efficient and have fewer impervious surface. This helps achieve BI goals of sustainability.
Macchio stated that Bethany’s lack of a specific development plan is a source of tension. She worries that smaller housing may not be equitable for low-income residents. She doesn’t want to lower the quality of affordable housing.
Commissioner Ashley Mathews said since the project is unknown that justifies parameters, while fellow Commissioner Yesh Subramian said such limits “make sense to me.”
If the numbers end up not working they would be “easy to amend,” Blossom concluded.
She also suggested that parking for affordable housing should be determined using parking studies for each project. The goal is to minimize pavement and “get people out of their cars. Instead of blanket parking (code) the study decides.”
Macchio recommended a transportation-mobility study instead. This would examine a variety of issues, and not just parking. The developer may be required to provide residents with a blanket of electric bikes.
Chester and Subramian loved that idea.
“We should do all projects that way,” Subramian said.
Chester stated that the study would focus on connectivity and consider where people must go. “It’s not just e-bikes. It’s every type of transportation.”
Two other ideas were tabled, and density, the big question, wasn’t discussed due to lack of time.
Macchio said, regarding community space, “This is a tough one for me.” She doesn’t like the idea of saying a project must have 25% because it’s too arbitrary. It depends on the number and type of people.
Macchio said Bethany is being given “an amazing amount of density,” but she wants to know what BI is getting in return. “We basically are creating a new animal here. We need to think outside the box as much as we can.”
Subramian stated that the gap between commissioners was so large that they should return to it. Macchio suggested looking for great examples of community space before it’s discussed again.
Macchio suggested an alternative idea, which was also presented. She stated that she wanted code to ensure that projects are affordable in perpetuity.
Mathews said that this policy would not be fair. They can make a lot of money by selling their homes.
A public hearing was held on March 10.
Public comment
About a dozen people made comments.
Maggie Rich, Housing Resources Bainbridge, has a waitinglist of 90 people who need affordable rentals and 30 who are looking for 3-4 bedroom homes. “There’s an urgent need,” she said. “They are certain to fill up very quickly. “Let’s make the most of it.”
Melanie Keenan suggested the city should wait on any upzoning until the groundwater management plan is done because BI’s sole source aquifer limits its water supply.
Jim Halbrook was curious about the city’s position on the Finch Road neighborhood. He said a few years ago “McMansions” were built that “damaged this community.”
Bob Russell stated Bethany should limit the number of units it has to be affordable. Construction costs are high, and interest rates are rising.
Kent Scott suggested “no more development than what’s allowed now.” He asked them to protect the rural character and quality of life of the neighborhood.
Joseph McMillan appealed to the commission “not to permit destruction of that beautiful, natural habitat.” He said it’s a false choice that it has to be either/or. “We need both, and I think we can have both,” he said, adding there are other places for affordable housing.
Jason Wilkinson stated that equitable outcomes will depend upon the process. “Favoritism can taint future projects” if the code only applies to Bethany, he said. Wilkinson added that developers should “tap into creativity of the community” for things like having buildings capture groundwater so the project doesn’t degrade the aquifer.
Paul Stumme -Diers, Bethany Lutheran Church pastor, said they love the church and want to find a way to bring people together. “We want to pursue it in a responsible way and get it done.” But he also had a few questions. “If not now then when? If Bethany is not the place, where? If not Bethany, who will do it?”