Critical Areas Ordinance Update

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Understanding the Critical Aquifer Recharge Area Section 
of the Critical Areas Ordinance Update

1. Who is impacted by the changes proposed regarding the Critical Aquifer Recharge Area?

The proposed changes would impact property owners in low-density residential areas (e.g. areas outside of the Winslow Town Center, neighborhood centers, and the Business/Industrial areas) only if they take action on their property that creates greater than 800 square feet of hard surfaces or cause more than 7000 square feet of land disturbing activity.

2. What does this mean for impacted properties?

Impacted property owners (defined above) will have to designate up to 65% of their property as a Native Vegetation Protection Area (NVPA). The exact percentage of property (not to exceed 65%) would be determined by the current conditions of the property. For example, if a property is currently 100% pasture, then zero percent of the property would need to be designated as a NVPA. If the property is 50% native vegetation (i.e. forested area), then only 50% would need to be designated as NVPA. If the property is 100% native vegetation, then 65% would need to be designated.

Existing properties do not automatically have a NVPA with the adoption of the new critical areas ordinance. If you are not proposing something meeting the square footage thresholds above, your property does not have a NVPA.

3. How will this impact the development potential (density) of my property?

All properties will retain their existing allowable density (i.e., development rights) as determined by the size of the property and zoning designation.

This means when land is subdivided and new lots are created the development might look more compact, but it will not be any more or less dense.
See attached image below from NC State University Conservation Subdivision Handbook as an example

4. Will my property values be impacted by these proposed changes?

There a number of factors that determine the value of your property (e.g. market supply and demand, consumer tastes and preferences, future development, development potential). Though it is difficult to predict how this ordinance will impact a number of these factors, we can say with confidence that the development potential of your property will not be impacted by the proposed changes. This designation is “density neutral” – it maintains your property’s development potential at the density currently allowed by the property’s zoning.

5. How can I learn more and share my input on these proposed changes?

More information on the update is available on the City website:…/Critical-Areas-Ordinance-Upda…. The comment period is open through Monday, November 20. Comments can be submitted in writing or by email to The City Council will consider adopting the proposed changes during their meeting on Tuesday, November 28. For more questions regarding the impacts of the changes on your property contact Christy Carr at 206.780.3719.

Did you know?



The City of Bainbridge Island announced today that it has received the 2017 Green Power Community of the Year Award from the U.S. Environmental Protection Agency (EPA).

The annual awards recognize America’s leading green power users for their commitment and contribution to helping advance the development of the nation’s voluntary green power market.

Bainbridge Island, WA was the only Green Power Community in the Partnership to receive a Leadership Award for using renewable energy in amounts that meet or exceed EPA requirements for residents’ and businesses’ collective green power use. Bainbridge Island is currently using more than 16 million kilowatt-hours (kWh) of green power annually, which is enough green power to meet 8 percent of the community’s purchased electricity use. The City of Bainbridge Island purchases 100% of its electricity for its City facilities through the Puget Sound Energy Green Power program. Green Power Communities distinguish themselves through their green power use, leadership, citizen engagement, renewable energy strategy, and impact on the green power market.…/…/9331

Today, October 27th is the last day to share your feedback!

picImprovements are coming to SR 305!

Improvements are coming to SR 305!  Visit our online open house and share your thoughts!

We want to hear from you! Today is the last day to share your feedback on improvements coming to your community.

 For more information:

Contact Steffani Lillie at Kitsap Transit,

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Help Us Give Back!

We are open seven days a week. Drop off your socks anytime. We might also take warm hats and gloves… Thanks in advance…

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City of Bainbridge Island, Washington with Edward Buckley and 5 others.

Look at all the warm socks that the amazing team at Buckley & Buckley Real Estate, Real Estate on Bainbridge Island have collected for people experiencing homelessness!

It’s not too late to help bring a little comfort to someone in need this winter. Drop your new or used laundered socks off at City Hall or at Buckley and Buckley Real Estate.


Socks for the Homeless!

  Help us meet the City of Bainbridge Island’s goal of collecting 1200 socks for the homeless!

Please drop off your donations at our office!

Open ~ Monday – Friday 8:30-5:00

Saturday – 10:00-4:00 | Sunday – 12:00-3:00

168 Winslow Way West

On Winslow Green!

This is a program created by the non-profit WeCount that has installed twelve “Boxes of Socks” providing free clean socks to anyone on the streets in need of them this winter.  Access to clean dry socks can make the difference between mobility, lack thereof, and sometimes life threatening diseases. The City of Bainbridge Island will be adopting the sock box at the Seattle Ferry Terminal for three months beginning in January.

Socks can also be donated at City Hall or arrangements can be made for socks to be picked up at the Bainbridge Island or Seattle Terminal by contacting City Communications Manager Kellie Stickney at 206.780.3741 or



COBI Chooses Developer for Suzuki Land

From the Kitsap Sun:

“The Bainbridge Island City Council voted 5-2 to move forward in developing the Suzuki property with Olympic Property Group, one of four groups that submitted proposals.

Olympic Property Group is working with Housing Kitsap, Housing Resources Bainbridge and Friends of the Farm to create a proposal for city-owned land at Sportsman Club and New Brooklyn roads. The proposed development the group presented to the council and public is called the Suzuki Farm.

The council’s decision to work with Olympic Property Group comes after months of public and council debate on whether to use the land as a park, for affordable housing or to leave it undeveloped.

The Suzuki Farm plan includes 52 housing units, with 18 affordable homes. The development also includes a community center, Boys & Girls Club, rain garden, orchard and farm. Building the Boys & Girls Club would require a separate fundraising effort, led by the club.

The Suzuki Farm proposal calls for preserving 6 acres and potentially enlarging a pond on the property. It would include 14 to 123 parking spaces, depending on the size of the community center.

Under the proposal, the 13.83-acre property would be purchased for $2.4 million. The city has said it will use proceeds from the sale to fund a new police station.

City Manager Doug Schulze will begin discussions with the developers on a final plan, which could differ from the proposal submitted to the city.

Councilmen Ron Peltier and Kol Medina voted against selecting Olympic Property Group.

Peltier noted that the Suzuki Farm offered less affordable housing than other proposals. The New Brooklyn Glen development offered about 60 affordable town houses in a mixed-use development, while Blue Architects offered a 60-unit, all-affordable housing option.

Peltier said he was “mystified” as to why the council would work with the Suzuki Farm developers.

Councilwoman Sarah Blossom said she was not a fan of the Suzuki Farm proposal and the amount of affordable housing offered, but added that Olympic Property Group has a history of community engagement.

Earlier in Tuesday’s meeting, Medina made a motion to preserve Suzuki without development beyond what a park would have. It was voted down 4-3, with Peltier, Medina and Blossom in favor.

Councilman Michael Scott said he believed a balance could be struck between preserving environmental aspects of the property and developing affordable housing.


Bainbridge Attempts to Rein in VRBOs

Courtesy of Brian Kelly at the Bainbridge Island Review:

City employees at Bainbridge Island have been scouring the web looking for vacation rental spots on the island.

No, they haven’t been looking to find a room for friends or family coming to the island for a visit.

Instead, officials have been investigating whether islanders who are offering their homes as short-term rental properties — on websites such as and — are licensed to do business on Bainbridge.

Officials have also been looking at home-sharing rentals on the island to see if the property owners have registered with the state Department of Revenue and are paying city B&O taxes, as well as lodging taxes to the city and state.

The Bainbridge city council will get an update of the city’s investigation into vacation rentals at the council meeting Tuesday, June 9.

City Attorney Lisa Marshall, in a June 5 memo to the council, noted that jurisdictions across the country are struggling to make sure home-share property owners are licensed and paying local fees and taxes.

Other cities — including Portland, Oregon; Austin, Texas; Myrtle Beach, South Carolina.; and Palm Desert, California — have passed ordinances that regulate short-term rental properties.

In Portland, homeowners who offer one- and two-bedroom rentals in private homes must remit city lodging taxes of 12.5 percent, pay a $180 permit fee every two years, and have their homes inspected every six years. Homeowners must also live on-site at least nine months of the year.

Regulations on home-share rentals vary from city to city.

Marshall also noted that officials in Santa Monica, California adopted an ordinance that prohibited property owners from renting out spaces unless they lived in the housing unit with their guests, and Marshall said that ban would eliminate about 80 percent of the Santa Monica homes listed on home-sharing sites such as Airbnb.

During the search for Bainbridge offerings on Airbnb, city officials found 42 property owners who were offering rentals, and discovered just 17 had business licenses that would allow lodging. Eleven of the 42 were also not registered with the state.

The city’s inventory of Bainbridge home shares is still ongoing.

Once that’s completed, the city attorney is expected to send letters to property owners asking that they obtain a city business license and register with the state.

The city may also expand the authority of the city’s code enforcement officer to enforce regulations on business licenses and taxes.

Kitsap Sun: Bainbridge Boom Overwhelms Sewers

From Rachel Seymour at the Kitsap Sun:

BAINBRIDGE ISLAND — Bainbridge Island’s sewer system is struggling to keep up as development booms on the island.

New sewer connections have been postponed on the south end, halting development on commercial and residential projects.

The new pool at Pleasant Beach Village in Lynwood brought the city’s sewer capacity issues to the forefront in May, said Barry Loveless, the city’s public works director. Alarms sounded at the pump station in Lynwood, alerting the city to capacity problems shortly after the pool opened.

Now, city officials are working with the Pleasant Beach Village to modify the pool’s mitigation and improve short-term sewer capacity on the south end of the island.

Upgrades to the Lynwood area pump station, which could require building a new station, are needed to handle long-term capacity for new development.

A new pump station could cost the city $400,000, Loveless said.

Upgrades to the pump station might not start until the end of 2016, and be completed in 2017.

Another pump station near Woodward Elementary School also needs an upgrade to handle additional capacity. Several developments are planned in the area, including individual art studios and the home of Bainbridge Artisans Resource Network’s two-story, 25,000-square-foot building.

The city-owned Suzuki property at Sportsman Club and New Brooklyn roads also is in the neighborhood. The city has requested proposals for the property with the potential to develop it.

Councilwoman Sarah Blossom voiced concern with the city’s 2016 sewer plan in light of the sewer capacity change during the past few months.

“There is not capacity, despite what the plan says,” she said last week during a City Council meeting.

“At this time, no one can get sewer. … That seems to be pretty significant.”

Loveless said Wednesday that the sewer plan is based on anticipated development and estimations, which can be more difficult with commercial property than single-family homes.

“We are moving as fast as we can to come up with a solution,” Loveless said.

The city is hiring consultants to study the south-end sewer system to see what specific improvements need to be made. The study is expected to start next month and be finished by the end of the year.

The city had planned the study and pump station upgrades in the future, although the current capacity issues pushed the tasks up.

The drastic hit on sewer capacity could affect projects for two major developers in the south end. Pleasant Beach Village is looking to expand its existing inn by 12 to 15 rooms and construct seven new buildings that will be divided into 14 town homes, said Kelly MacDonald, of Pleasant Beach Village.

A new Lynwood development, The Roost, also is looking to connect to the sewer system for 18 residential homes in its first phase of development. Half of the homes, which are expected to be finished next summer or fall, have been reserved, said Belinda Thornburg, Indigo Architecture & Interiors co-owner.

The mixed residential and business development across from Lynwood Center is being designed and developed by the owners of Indigo Architecture & Interiors.

Portions of Indigo’s permits are on hold until sewer capacity changes can be made to accommodate the pool.

While Loveless said updates to the outdoor pool should be finished before the next pool season, MacDonald said Pleasant Beach Village hopes to resolve the issue in the next few weeks.

Even with changes at the pool, there might not be enough capacity for both Indigo and Pleasant Beach Village’s plans until pump station upgrades are complete.

The city will know more once consultants have finished their study, Loveless said.

In the meantime, the city is working on an accommodation and liability agreement with Indigo, Loveless said, which could allow permitting and work to move forward before mitigation at the pool is finished.

Indigo and Pleasant Beach Village also have long-term development plans that could be affected by sewer capacity.

The Roost has a proposed hotel and rooftop restaurant following completion of its residential homes, while Pleasant Beach Village has plans for apartments and single-family homes.

When those homes or apartments are built and how many there will be depend on the market, MacDonald said.

City Manager Doug Schulze told the council this month that sewer system work throughout the island had been postponed during the economic downturn, leading to its current state.

“We are still delaying maintenance to systems and at some point that catches up with you,” he said. “And we are trying to dig out from those problems that were created during the recession.”

Household Chemical Collection

Household Chemical Collection On Saturday, September 26th, from 10am to 4pm, the City of Bainbridge Island, in coalition with the Bainbridge Island Rotary and Kitsap County Public Works, will spend a day freely collecting household hazardous waste and chemicals. No containers may be larger than five gallons.

Major exceptions:

– Latex Paint
– Oil
– Antifreeze
– Household or automobile batteries
– Fluorescent bulbs/tubes
– Propane Tanks

The above items are still considered hazardous waste, but already have local repository locations, and are not included in September 26th’s event.

Free Collection Day Location:
City of Bainbridge Island Operations Maintenance Facility
7305 NE Hidden Cove Road