Ordinance No. 2022-01-Revising HDDP Program (Adopted 080922)Page 1 of 5
ORDINANCE NO. 2022-01
(formerly Ordinance No. 2021-35)
AN ORDINANCE of the City of Bainbridge Island, Washington, amending Section
2.16.020.S. of the Bainbridge Island Municipal Code to revise the Housing Design
Demonstration Project program.
WHEREAS, on August 12, 2009, the City Council adopted Ordinance No. 2009-06,
establishing a pilot Housing Design Demonstration Project (“HDDP”) program to allow for the
development of projects to increase the variety of housing choices available to residents of all
economic segments and to encourage sustainable development through the use of development
standard incentives; and
WHEREAS, Ordinance No. 2009-06 established a sunset date of August 26, 2012, for
the HDDP program; and
WHEREAS, on July 18, 2012, the City Council approved Ordinance No. 2012-09,
extending the HDDP program until December 31, 2013, to allow time for the City to further
evaluate the program; and
WHEREAS, the City Council convened an Ad Hoc Committee made up of a Planning
Commissioner, three City Councilmembers, a member of the Design Review Board, and a
representative from the Housing Resources Board to evaluate and make recommendations on the
HDDP program; and
WHEREAS, the Ad Hoc Committee recommended changes to the HDDP program,
including extending the HDDP program until the end of 2016 to allow time for the construction
of approved projects; and
WHEREAS, on December 11, 2013, the City Council adopted those recommendations
with the approval of Ordinance No. 2013-25, extending the HDDP program to December 31,
2016; and
WHEREAS, on September 27, 2016, the City Council adopted Ordinance No. 2016-27,
extending the HDDP program until December 31, 2019, to allow time to review the program and
compare it to other affordable housing tools the City may choose to utilize, as envisioned by the
draft 2016 Comprehensive Plan; and
WHEREAS, on February 28, 2017, the City Council adopted Ordinance No. 2017-01,
approving the 2016 Comprehensive Plan; and
WHEREAS, the 2016 Comprehensive Plan includes several policies related to
promotion of sustainable development and affordable housing; and
WHEREAS, the purpose of the existing HDDP program is to allow the development of
housing design demonstration projects that increase the variety of housing choices available to
residents across underserved portions of the socioeconomic spectrum, promote compact, low-
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impact development where it is most appropriate, and encourage high quality and innovation in
building design, site development, and “green” building practices; and
WHEREAS, the Affordable Housing Task Force was created by the City Council on
May 9, 2017, and was instructed to make recommendations for specific actions, programs, and
strategies the City of Bainbridge Island and the City Council could take in the near-term to
improve access to affordable housing across the economic spectrum; and
WHEREAS, the City’s Affordable Housing Task Force issued a final report in July 2018
with many recommendations on how to increase housing affordability and diversity on
Bainbridge Island, which include similar goals as the HDDP program described above; and
WHEREAS, on October 1 and 22, 2019, a majority of the City Council indicated support
for extending the HDDP program until December 31, 2021; and
WHEREAS, on December 10, 2019, the City Council approved Ordinance No. 2019-32
which narrowed the program to only apply to projects that provided at least 50% of housing units
as affordable housing and extended the HDDP program until December 31, 2021; and
WHEREAS, the City continues to work on accomplishing many of the recommendations
made by the Affordable Housing Task Force’s final report and to implement City green building
standards, and both affordable housing and green building are required as part of the HDDP
program; and
WHEREAS, at the time Ordinance No. 2019-32 was approved, the City was working on
preliminary design concepts for the Suzuki Affordable Housing project, which was being
planned as an HDDP project with more than 50% affordable housing, however, development at
the Suzuki property was removed by the City Council from the City’s priority affordable housing
work list in 2020; and
WHEREAS, although the City has not received any formal development proposals that
plan to utilize the HDDP program since the program was extended and narrowed at the end of
2019, there was public comment at the October 12, 2021 City Council meeting that there is at
least one affordable housing project in a conceptual phase that would utilize the HDDP program;
and
WHEREAS, on October 12, 2021, the City Council voted 6-0 to support a two-year
extension of the HDDP program until December 31, 2023 and referred the issue to the Planning
Commission for consideration and a recommendation; and
WHEREAS, on October 28, 2021, the Planning Commission discussed this Ordinance
No. 2022-01 (formerly Ordinance No. 2021-35) and held a public hearing on the ordinance on
November 18, 2021; and
WHEREAS, after closing the public hearing, the Planning Commission further discussed
the HDDP program and voted to recommend approval to the City Council of a revised version of
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this Ordinance No. 2022-01 (formerly Ordinance No. 2021-35), extending the HDDP program
and making other changes; and
WHEREAS, in recommending approval of Ordinance No. 2022-01 (formerly Ordinance
No. 2021-35), the Planning Commission additionally recommended revising the HDDP program
to require that affordable housing be targeted to low-income (or below) households, and further
recommended converting the Innovative Site Development Scoring Method to a simple
checklist; and
WHEREAS, on December 7, 2021, the City Council considered this Ordinance No.
2022-01 (formerly Ordinance No. 2021-35) related to extending the HDDP program and
integrating the additional program changes recommended by the Planning Commission, as well
as recommended changes by City staff; and
WHEREAS, during the City Council’s discussion on December 7, 2021, the Council
passed two motions, and via the first motion the Council directed the City Manager to prepare an
ordinance to extend the HDDP program in its current form for one year, and via the second
motion the Council directed the City Manager to include an agenda item on the December 14,
2021 Council agenda to set a public hearing for a future date regarding this Ordinance No. 2022-
01 (formerly Ordinance No. 2021-35); and
WHEREAS, on December 14, 2021, the City Council set a public hearing for February
8, 2022 for this Ordinance No. 2022-01 (formerly Ordinance No. 2021-35) to further consider
the HDDP program changes recommended by the Planning Commission and City staff; and
WHEREAS, on December 14, 2021, the City Council also considered associated
Ordinance No. 2021-39, related to extending the HDDP program in its current form for one
additional year to allow time for the Council to consider this Ordinance No. 2022-01 and to
avoid a situation in which the HDDP program would lapse while that consideration was
occurring; and
WHEREAS, on February 8, 2022, the City Council held a public hearing on this
Ordinance No. 2022-01 (formerly Ordinance No. 2021-35) related to revisions and updates to the
HDDP program as recommended by the Planning Commission and City staff and, after
considering public comment regarding this ordinance, the Council approved a motion to forward
Ordinance No. 2022-01 back to the Planning Commission to incorporate suggested revisions
based on public hearing comments and to provide an additional recommendation to the City
Council; and
WHEREAS, on April 14 and May 12, 2022, the Planning Commission considered and
discussed Ordinance No. 2022-01 and the public comments received by the Council that
suggested additional amendments to improve the ordinance, and on May 12, 2022 the Planning
Commission amended Ordinance No. 2022-01 and scheduled a public hearing for June 9, 2022;
and
WHEREAS, on June 9, 2022, the Planning Commission held a public hearing on
Ordinance No. 2022-01; and
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WHEREAS, after closing the public hearing, the Planning Commission further discussed
improvements to the HDDP program as set forth in Ordinance No. 2022-01 based in part on
public comment, and voted to recommend approval to the City Council of a revised version of
Ordinance No. 2022-01; and
WHEREAS, notice was given on May 27, 2022 to the Office of Community
Development at the Washington State Department of Commerce in conformance with RCW
36.70A.106 related to this Ordinance No. 2022-01; and
WHEREAS, on August 9, 2022, the City Council discussed and considered this
Ordinance No. 2022-01 related to revising the HDDP program.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BAINBRIDGE
ISLAND, WASHINGTON, DOES ORDAIN AS FOLLOWS:
Section 1. Section 2.16.020.S. of the Bainbridge Island Municipal Code is hereby
amended as shown in Exhibit A, which is fully incorporated herein to this ordinance by this
reference.
Section 2. Severability. Should any section, paragraph, sentence, clause, or phrase of this
ordinance, or its application to any person or circumstance, be declared unconstitutional or
otherwise invalid for any reason, or should any portion of this ordinance be preempted by state
or federal law or regulation, such decision or preemption shall not affect the validity of the
remaining portions of this ordinance or its application to other persons or circumstances.
Section 3. This ordinance shall take effect and be in force five (5) days from its passage
and publication as required by law.
PASSED BY THE CITY COUNCIL this 9th day of August, 2022.
APPROVED BY THE MAYOR this 9th day of August, 2022.
Joe Deets, Mayor
ATTEST/AUTHENTICATE:
Christine Brown, MMC, City Clerk
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FILED WITH THE CITY CLERK: August 5, 2022
PASSED BY THE CITY COUNCIL: August 9, 2022
PUBLISHED: August 19, 2022
EFFECTIVE DATE: August 24, 2022
ORDINANCE NUMBER: 2022-01 (formerly 2021-35)
ATTACHED: Exhibit A
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EXHIBIT A
TO ORDINANCE NO. 2022-01
(formerly Ordinance No. 2021-35)
2.16.020.S. Housing Design Demonstration Projects.
1. Purpose and Goals. The purpose of this subsection S is to allow the development of housing design demonstration
projects that increase the variety of housing choices available to residents across underserved portions of the socio-
economic spectrum, and to promote compact, low-impact development where it is most appropriate. Further, its
purpose is to encourage high quality and innovation in building design, site development, and “green” building
practices.
The goals of this program are to increase the housing supply and the choice of housing styles available in the
community; to promote socio-economic diversity by adding to the stock of income-qualified housing; to encourage
development of smaller homes, at reasonable prices, in neighborhoods attractive to a mix of income and age levels;
and to demonstrate that innovative design and building techniques (conserving water and energy, using sustainably
sourced materials, limiting environmental impacts) are compatible with market considerations.
2. Applicability. This subsection S is applicable to all properties located within the Winslow sanitary sewer system
service area or Winslow Subarea Plan Study Area, as those areas exist or are defined on the effective date of
Ordinance No. 2022-01. An application for a housing design demonstration project may be applied to single-family
residential subdivisions, mixed-use/multifamily and multifamily developments. Since the purpose is to provide
housing projects as demonstrations, the city will accept projects for consideration and approval prior to the sunset
date of the ordinance codified in this chapter. The city will limit acceptance of projects outlined in this section to two
projects after the effective date of the ordinance codified in this section.
3. Review and Approval Process. Housing design demonstration project applications shall be reviewed as specified in
the same manner as other applications for the same type of underlying land use permit (see BIMC 2.16.030 through
2.16.210), with additional review steps done in the order outlined in BIMC 2.16.040 (Site plans and design review),
2.16.070 (Short subdivisions), 2.16.110 (Major conditional use permit), 2.16.125 (Preliminary long subdivisions), and
as outlined in this subsection.
a. Conceptual Proposal Review. Applicants proposing a demonstration project shall meet with city staff during the
conceptual phase to discuss the goals and evaluation parameters of the proposed project. The conceptual
proposal review is an informal discussion between the applicant and city staff regarding a proposed project.
There are no required application materials for this stage. Applicants shall contact the planning department staff
to request a meeting, and the meeting shall be scheduled by staff for no more than three weeks after the
request date. The purpose of the conceptual proposal review is to determine if the proposal is eligible to be
considered as an application for a housing design demonstration project and to assist the applicant by
identifying (i) requirements for submittal, including types of supplemental materials for application; (ii)
compliance with applicable city plans, goals, policies, codes, or guidelines and possible revisions to the project
that will enhance the proposal with respect to these requirements; (iii) areas of BIMC Titles 17, Subdivisions and
Boundary Line Adjustments, and 18, Zoning, where the applicant seeks flexibility; and (iv) required plans,
studies, reports, and/or other materials specific to the proposal that will provide necessary information for staff
and the design review board, and to review the project under the criteria outlined in subsection S.4 of this
section.
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b. Preapplication Conference. The applicant shall apply for a preapplication conference pursuant to subsection I of
this section. Housing design demonstration projects shall be reviewed by both staff and the design review board,
pursuant to subsection F of this section. The applicant shall submit an HDDP proposal consistent with the
requirements in the administrative manual. The applicant shall consider input received during the public
meetings and conceptual review with city staff in crafting the proposal. The proposal will be evaluated pursuant
to subsection S.4 of this section by city staff with the design review board serving in an advisory role, in addition
to their review of applicable design guidelines. The director shall prepare written findings of facts, and
applicants will receive preliminary notification from the director whether the proposal will qualify as a housing
design demonstration project, or feedback about how to improve the proposal to qualify. If the applicant
changes the proposal in any significant manner other than a response to feedback from the public meeting,
conceptual review, or the preapplication review, an additional preapplication conference may be required.
c. Application Submittal. An applicant may submit a land use permit application (subdivision, site plan and design
review, or conditional use permit) for a housing design demonstration project after completion of a required
conceptual and preapplication review and notification by the city that the proposal qualifies as a housing design
demonstration project. Upon receipt of an application, the director shall provide notice to the applicant and
public in accordance with subsection M of this section and commence the application review process. Housing
design demonstration projects that require more than one land use permit must utilize the consolidated project
review process outlined in BIMC 2.16.170. All housing design demonstration project applications, including
subdivisions, shall be reviewed by the design review board and the planning commission at public meetings. The
design review board and the planning commission shall make recommendations on all housing design
demonstration projects.
d. Permit Decision. The decision to approve or deny a housing design demonstration project shall be made as part
of underlying land use permit approval. The decision shall be based upon the decision criteria of the underlying
planning permit, and the decision criteria outlined in subsection S.5 of this section. Housing design
demonstration project approval conditions shall be included in the final permit approval and shall address any
ongoing compliance requirements, including compliance with approved design plans. The city may require that
the applicant record covenants to ensure ongoing compliance or maintenance for required project components.
e. Building Permit. The applicant shall submit a building permit that is consistent with all conditions of the land use
permit approval. The applicant shall also submit documentation that the project has applied for required
certification by a green building rating system, such as Evergreen Sustainable Development, LEED, or BuiltGreen.
Proof of ongoing certification shall be required during construction and project certification must be completed
prior to final occupancy.
f. Living Building Challenge. For projects pursuing the Living Building Challenge standard of the International Living
Building Institute, the applicant must show proof of pursuing ongoing certification during construction for all
required elements. After construction, and prior to issuance of the certificate of occupancy, the applicant must
show proof of initial project compliance as to the site, materials, indoor quality and beauty/inspiration
components of the Living Building Challenge and that the project is likely to achieve the elements of energy and
water following 12 months of occupancy as required under Living Building Challenge certification. For those
elements of energy and water that require occupancy of the building for 12 months for Living Building Challenge
certification, the applicant must submit a report to the city following 12 months of occupancy, demonstrating its
progress towards meeting these remaining elements of the Living Building Challenge standard. If certification of
those elements has not been achieved, the applicant must provide quarterly reports of progress towards
certification of these elements, including additional steps and timeline that will be taken to achieve certification.
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4. Evaluation Method. Each project will be evaluated for innovation and achievement of the goals of this subsection S
of this section using a number of factors. The evaluation factors are divided into three categories. Examples of
sustainable development methods do not limit other mechanisms of meeting the evaluation factor. Projects that
qualify as housing design demonstration projects are eligible to use the flexible development standard incentives
outlined in subsections S.6 and 7 of this section, and are eligible for the residential incentives outlined below and in
subsection S.8 of this section. Tables 2.16.020.S-1, S-2, and S-3 shows how projects are scored evaluated to qualify
for the housing design demonstration project program.
Table 2.16.020.S-1: Housing Design Demonstration Project Scoring System
Density Incentives
Requirements to Receive Incentives
Green Building and Innovative Site
Development Housing Diversity
2.5 x Base Density (for
properties in residential
zones)
OR
Max. Bonus Mixed-Use FAR
(for properties in the MUTC
and HS Road zoning
districts)
• LEED Silver, BuiltGreen 4, or
Evergreen Sustainable Development • 50% affordable housing
• 25 Points in Project meets Innovative
Site Development Practices Methods
requirements of Section 4.b.
• Home size not larger than 1,600
sq. ft.
NOTE: For required affordable housing units:
o Home ownership projects: 50% of rRequired affordable house units should must serve low-income
households with an income ≤ less than or equal to 80% AMI. (See, BIMC 18.21.020.A. and BIMC
18.36.030.)
o Rental projects: 50% of required affordable house units should must serve households with an income ≤
less than or equal to 60% AMI.
o Accessory Dwelling Units (ADUs) are not counted towards meeting affordable housing requirements of
the HDDP program.
Table 2.16.020.S-2 Housing Diversity Scoring Method
Affordable Housing Unit Size Unit Type
Project includes a number of
housing units that are
designated affordable for a
period of 99 years to the
spectrum of income levels as
defined by BIMC 18.36.030.16
and 18.21.020.A. Rental housing
is encouraged by awarding
more points for the creation of
rental housing.
Project includes a variety of unit
sizes, excluding garages, that
provide for a broad mix of income
levels and family size. In order to
score a point in a unit size range,
the project shall provide at least
10% of the total number of units in
that range. For example, in a 40-
unit development, at least 4 units
sized between 1,001 and 1,200 ft2
would be needed to score points in
that range.
Unit type: Project includes a variety of
housing unit types (i.e., single-family style,
townhouse, flat, age-in-place, ADUs, cottages)
or innovative type of housing. In order to
score points for different unit types, the
project shall provide at least 10% of the total
number units of that type. For example, in a
40-unit development of townhomes and
duplexes, at least 4 units of townhomes would
be needed to score points for having 2
different unit types.
Total Housing
Diversity Points
Required
Affordable
Units
Ownership
Value
Rental
Value Unit Size Range Value Number of Different
Unit Types Value
10% 10 12 < 800 ft2 1 2 2
11 – 15% 12 14 801 – 1,000 ft2 1 3 3
16 – 20% 14 16 1,001 – 1,200 ft2 1 4 4
21 – 25% 16 18 1,201 – 1,400 ft2 1 5 5
> than 25% 20 22 1,401 – 1,600 ft2 1
Min. Pts. Required Minimum % Required Size Requirement Min. Pts.
Required
20 pts 50% Max. home size
1,600 ft2 NA NA
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Table 2.16.020.S-3 Innovative Site Development Scoring Method
Minimum
Site Development
Point
Requirement
WATER QUALITY & CONSERVATION
Projects use methods to decrease water usage and improve
stormwater runoff quality through an integrated approach to
stormwater management such as greywater use, stormwater
collection in cisterns, green roofs and covered parking.
All HDDP projects will follow the stormwater manual adopted in
Chapter 15.20 BIMC.
LANDSCAPING & OPEN SPACE
Project provides well-designed common open space, with at least 5
percent of the gross land area, set aside as open space and designed
as an integrated part of the project rather than an isolated element.
The common open space must be outside of critical areas and their
buffers and required roadside buffers. Appropriate community
amenities such as playgrounds, composting and neighborhood
gardens promoting the production of locally grown food are
encouraged. Resident neighborhood community gardens can be in
common open space areas, and shall be appropriately located for
solar exposure, and include water availability, soil amenities, and
storage for garden tools. Required growing space for neighborhood
gardens is 60 square feet per dwelling unit, not including any existing
orchard area. Open space dedicated to the public pursuant to the
standards of BIMC Sections 17.12.030. A1, A2, A3, A6 & A7 is
encouraged.
TRANSPORTATION
Project design provides enhanced sensitivity to pedestrian
and bicycle travel to promote the people getting around
without a car, a reduced carbon footprint, improved
health of humans, and lower pollution levels. Project
internally preserves existing informal internal connection
to external non-motorized facilities, furthering the Island-
wide Transportation Plan (IWTP) and using such solutions
as woonerfs, green streets, and natural trails and paths.
Project reduces reliance on automobiles and trip counts,
and promotes alternative transportation, such as
integrating parking and charging facilities for electric cars,
or bus shelters.
25
REQUIREMENT VALUE
Number of dwelling units that integrate greywater reuse components
into building design:
10% 1
11-20% 2
21-30% 3
Over 31% 4
Percentage of total roof area qualifying as “green
roofs”:
15-30%
Over 31%
2
4
Project integrates cisterns: % of total roof area
directed to cisterns: 15-30%
Over 31%
2
4
Percentage of total parking spaces that are covered (i.e. parking
garage, carport):
5-20% 1
21-40% 2
41-60% 3
61-80% 4
Over 81% 5
% OF OPEN SPACE VALUE VALUE IF
PUBLIC
5-10% 2 4
11-15% 4 6
16-20% 6 8
21-25% 8 10
Greater than 25% 10 12
Incorporates neighborhood garden 2
Preserves tree that qualifies as a
“Heritage tree” under City Program. The
tree is not otherwise required to be
preserved.
2 per tree
All Private yard areas ≤ 20% turf 4
Project landscaping integrates at least
60% native or drought tolerant plants 4
.
TRANSPORTATION COMPONENTS VALUE
Project preserves, creates or integrates
internal and external non-motorized
connections.
2
Provides public walkways, separated
paths, or bike lanes. No points for
facilities required by IWTP.
3
On-site car sharing program 1 per each
car
Electric vehicle charging stations for 3% of
vehicle parking capacity. 3
Covered, consolidated bike parking for
subdivisions 3
Bus Shelter 2
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a. Housing Diversity. Evaluation will review:
i. Unit Type. The project includes a variety of unit types, for example, single-family, townhomes, flats, duplex,
cottages, age-in-place or accessory dwelling units;
ii. Unit Size. HDDP housing units cannot be larger than 1,600 square feetThe project includes a variety of
housing unit sizes that provide for a broad mix of income levels and family size; and
iii. Affordable Housing. The project includes at least 50% of housing units that are affordable to the spectrum of
households at or below low-income, levels as described in Chapter 18.21 BIMC, Affordable Housing, and
BIMC 18.36.030. For rental projects: 50% of required affordable house units must serve households with an
income less than or equal to 60% AMI. Designated affordable housing shall remain affordable for 99 years
from the time of final inspection on the affordable unit. The applicant shall record covenants that
demonstrate how the unit will remain affordable and be managed for 99 years. Any ADUs constructed on
lots where the primary unit is designated as required affordable housing must also be maintained as
designated affordable housing.
b. Innovative Site Development. All HDDP projects will follow the Washington State Department of Ecology’s 2019
Stormwater Management Manual for Western Washington. The project must integrate at least 2 of the 14
sustainable site methods listed across the four sustainable site categories below (water quality and
conservation, landscaping, open space, and transportation). For projects which designate at least 75% of units as
affordable housing, compliance with the Innovative Site Development requirements is optional, not required.
Evaluation will review:
i. Water Quality and Conservation. Projects use methods to decrease water usage and improve stormwater
runoff quality through an integrated approach to stormwater management such as:
(A) Greywater: At least 30 % of dwelling units integrate greywater use.,
(B) Cisterns: At least 30% of total project roof area stormwater collection is directed to in cisterns.,
(C) Green Roofs: At least 30% of total project roof area qualifies as a “green” or vegetated roofs.
(D) Covered Parking: At least 80% of total project parking spaces are covered (e.g., parking garage, carport).
and covered parking. All HDDP projects will follow the Department of Ecology’s 2012 Stormwater
Management Manual for Western Washington, as amended in December 2014.
ii. Landscaping. The project uses low maintenance landscaping and that integrates a high proportion of native
plants or drought-tolerant plants that are climate appropriate. The project limits the amount of lawn in
private yards in favor of common open space. Projects are encouraged to use cisterns to collect rainwater
for irrigation or garden use.
(A) Native or Drought Tolerant Plants: Project landscaping integrates at least 60% native or drought tolerant
plants.
(B) Private Yards: All private yard areas within the project designed to have less than or equal to 20%
turf/grass.
(C) Heritage Trees: The project preserves one or more tree that has been approved as a “Heritage Tree”
under the City’s program.
iii. Common Open Space. The project provides connected common open space area set aside as active open
space and designed and integrated into the project. The open space could include active elements such as a
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neighborhood garden/pea patch and composting facilities, or a playground. Critical areas and their buffers
and required roadside buffers do not contribute to “common open space” under the housing design
demonstration project program.
(A) Open Space: The project integrates at least 25% of the lot area as common open space.
(B) Neighborhood Garden: The project incorporates a neighborhood garden or pea patch.
iv. Transportation. The project (A) uses a design that provides enhanced sensitivity to pedestrian and bicycle
travel; (B) and internally preserves existing informal, internal connection to external trail(s), or creates new
connections where appropriate, to implement the Island-wide Transportation Plan (IWTP).; (C) The project
design strives to reduces reliance on automobiles and trip counts, and promotes alternative transportation
and public transit.; (D) minimizes the visual dominance of automobiles throughout the project; or (E)
(A) Electric Vehicle (EV) Charging: Tthe project integrates EV accommodates needs of alternative vehicles
through techniques such as parking and charging facilities for at least 10% of vehicle parking capacity
electric cars, locating rechargeable electric vehicle (EV) parking in a conspicuous and preferred location
close to a main building entrance., and
(B) Car Sharing: The project integratesing a parking space for a vehicle sharing program, such as Zipcar™.
(C) Public Nonmotorized Facilities: The project provides public walkways, sidewalks, separated paths, or
bike lanes not otherwise required by the IWTP. Facility location and design is subject to approval by the
Department of Public Works.
(D) Covered Bike Parking: The project provides covered, consolidated bike parking.
(E) Bus Shelter: The project provides a covered bus shelter(s) for Kitsap Transit and school bus riders.
Shelter location and design must be consistent with any Kitsap Transit, City, or School District
requirements.
c. Innovative Building Design. The project is shall be constructed under a green building certification program that
requires third-party verification such as the Evergreen Sustainable Development, Living Building Challenge
standard of the International Living Building Institute, Passive House Institute US/International, LEED or the
BuiltGreen Program of the Master Builders of King and Snohomish Counties.
5. Approval Criteria. In addition to decision criteria required by the underlying planning permit or approval, an
application for a housing design demonstration project may be approved if the following criteria are met:
a. The applicant clearly demonstrates that the evaluation factors listed in subsection S.4 of this section will be met,
as shown in the housing design demonstration project scoring system as evaluated by the planning and public
works departments;
b. The applicant has demonstrated how relief from specific development standards, including setback reductions,
lot coverage and/or design guidelines, is needed to achieve the desired innovative design and the goals of this
chapter;
c. The project does not adversely impact existing public service levels for surrounding properties;
d. The project complies with all other portions of the BIMC, except as modified through this housing design
demonstration project process;
e. If a project will be phased, each phase of a proposed project must contain adequate infrastructure, open space,
recreational facilities, landscaping and all other conditions of the project to stand alone if no other subsequent
phases are developed; and
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f. The applicant is meeting required housing diversity standards. Management of long-term affordability for
designated affordable housing will be monitored through the use of recorded covenants and/or other
agreements.
6. Development Standard Incentives for Development Projects in the Mixed-Use Town Center. The applicant may
request that development standards from BIMC Titles 17 and 18 be modified as part of a housing design
demonstration project. The city will review the request to modify development standards through the project
review process outlined in subsection S.3 of this section. Requirements of BIMC Title 16 may not be modified. The
following development standards may be modified:
a. Minimum Lot Dimensions and Size. Reductions in lot size or dimensions are subject to approval by Kitsap County
health district.
b. Maximum Lot Coverage. Maximum lot coverage can be increased above zoning district requirements with no
maximum.
c. Natural Area. For MUTC projects developed under BIMC Title 17, the prescriptive natural area requirements in
Table 17.12.070-1 do not apply. Instead, the project shall integrate at least 50 square feet of natural area per
unit.
d. Residential Parking. The parking requirements outlined in BIMC 18.15.020 may be modified to require one
parking space for homes under 800 square feet and one and one-half parking spaces for homes between 800
and 1,200 square feet. This reduction may not be combined with any other reductions to result in less than one
space per unit, and additional guest parking may be required pursuant to Table 18.15.020-1. A limited number
of parking spaces may be designed to accommodate alternative fuel or subcompact vehicles such as Smart™
cars, with parking stall dimensional standards reduced from the standards outlined in BIMC 18.15.020.J. The
applicants are encouraged to work with neighboring property owners to ensure street parking is not
overburdened. If the project is requesting a reduction in required parking through the housing design
demonstration project program, then the development shall integrate at least one guest parking space for every
five dwelling units.
i. For projects which designate 100% affordable housing and within 1 mile of the Ferry Terminal, for units less
than 900 square feet in size, the parking requirement is reduced to 0.5 space per unit.
e. Setbacks. Unless required for public safety purposes, such as sight distance, setbacks may be reduced as
described below. This section does not supersede lesser setback requirements in the MUTC/HS Road district
zones, as outlined in Tables 17.12.070-1 and 18.12.020-23, as applicable.
i. Zoning Setback Reductions.
(A) Front setback within project: 10 feet.
(B) Rear setback within project: minimum of five feet.
(C) Side setback within project: minimum of five feet.
ii. Subdivision Setback Reductions.
(A) All interior subdivision setbacks: zero feet.
(B) Building to exterior subdivision boundary: five feet.
(C) Building to right-of-way or on-site private access: 10 feet.
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f. Building Height. Buildings within the Mixed-Use Town Center or High School Road districts may achieve a
maximum building height not to exceed the optional height outlined in Table 18.12.020-2 3.
7. Development Standard Incentives for Development Projects in Residential Zones. The applicant may request that
development standards from BIMC Title 17 and 18 be modified as part of a housing design demonstration project.
The city will review the request to modify development standards through the project review process outlined in
subsection S.3 of this section. Requirements of BIMC Title 16 may not be modified. The following development
standards may be modified:
a. Minimum Lot Dimensions and Size. Reductions in lot size or dimensions are subject to approval by Kitsap County
health district.
b. Maximum Lot Coverage. Maximum lot coverage can be increased above zoning district requirements with no
maximum.
c. Natural Area. For residentially zoned projects developed under BIMC Title 17, the prescriptive natural area
requirements in Table 17.12.070-1 do not apply. Instead, the project shall integrate at least 400 square feet of
natural area per unit.
d. Residential Parking. The parking requirements outlined in BIMC 18.15.020 may be modified to require one
parking space for homes under 800 square feet and one and one-half parking spaces for homes between 800
and 1,200 square feet. This reduction may not be combined with any other reductions to result in less than one
space per unit, and additional guest parking may be required pursuant to Table 18.15.020-1. A limited number
of parking spaces may be designed to accommodate alternative fuel or subcompact vehicles such as Smart™
cars, with parking stall dimensional standards reduced from the standards outlined in BIMC 18.15.020.J. The
applicants are encouraged to work with neighboring property owners to ensure street parking is not
overburdened. If the project is requesting a reduction in required parking through the housing design
demonstration project, then the development shall integrate at least one guest parking space for every five
dwelling units.
i. For projects which designate 100% affordable housing and within 1 mile of the Ferry Terminal, for units less
than 900 square feet in size, the parking requirement is reduced to 0.5 space per unit.
e. Setbacks. Unless required for public safety purposes, such as sight distance, zoning and subdivision setbacks may
be reduced as described below. This section does not supersede lesser setback requirements as outlined in
Tables 17.12.070-1 and 18.12.020-12, as applicable. Additional vegetative landscaping screen may be required
by the director when reducing setbacks.
i. Zoning Setback Reductions.
(A) Front setback to on-site access: 10 feet.
ii. Subdivision Setback Reductions.
(A) All interior subdivision setbacks: zero feet.
(B) Building to on-site access: 10 feet.
8. Density Bonus Incentives. An increase in residential base density may be permitted as outlined in Table 2.16.020.S-
14.
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Table 2.16.020.S-4: Housing Diversity Program
Project Density Bonuses
• 2.5 x Base Density
• OR Max. Bonus Mixed-Use FAR (all
residential)
9. Housing Project Visit. In order to learn from the innovative design practices, if used, all projects completed under
this subsection S shall allow city staff to conduct occasional site tours. City staff will make a request of the property
owner prior to conducting a tour and will not access the properties for tours more than once every three months.
The site tours will be limited to the exterior and common grounds of the property and conducted during regular
business hours. Visits will be coordinated through the staff and property owner, and the owner will receive written
notice no less than two weeks in advance of each visit. Any additional access to private property or at alternative
times shall be at the permission and cooperation of the individual homeowner only.
10. Demonstration Period. This subsection S and related provisions of BIMC Titles 2, 17, and 18 shall expire on
December 31, 2022 when an updated affordable housing program is adopted to replace code provisions of BIMC
Sections 18.12.030 D and E and Chapter 18.21 BIMC.