Don’t take the bait.
WATCH OUT FOR RED HERRINGS AROUND THE 625 WINSLOW WAY AFFORDABLE HOUSING PROJECT.
Red Herring #1
“We can just build affordable housing somewhere else.”
625 Winslow Way is the most financially and logistically feasible location to build housing for numerous reasons, including:
The city already owns the land and doesn’t have to spend any money purchasing the property
Impact studies have been completed on traffic, environment, water, sewer, and more
The location has excellent proximity to transportation, grocery, services, and schools which unlocks state funding sources for qualifying affordable housing projects.
This location addresses many of the concerns raised about the prior proposal at Suzuki, including that very few trees will be disturbed, and it is even closer to transportation.
Red Herring #2
“Affordable housing will look bad there!”
No one knows what 625 Winslow Way will look like because the actual design has not been created. Concepts include a mix of commercial, community, and green spaces.
No one knows what 625 Winslow Way will look like because the actual design phase has not begun. Additionally, the community is invited to provide input on the design of 625—unlike with private development projects! Current design concepts include a public plaza with a playground, a visitor center, commercial and community spaces, and jewel-box elements that complement the adjacent Bainbridge Island Museum of Art. Let’s get involved and make 625 a special place for the community!
Red Herring #3
“625 was pushed through too fast and has no long-term vision.”
The City of Bainbridge Island has been working on increasing affordable housing for more than twenty years. The 625 proposal began in 2022 and has gone through a rigorous planning and review process.
The City of Bainbridge Island has been working on increasing affordable housing for more than twenty years, in accordance with overall growth management and to meet state requirements. Yet, we are woefully behind in meeting our goals. In 2022, the City Council voted 7-0 to develop the site at 625 because it meets so many of the criteria for successful affordable housing. Over the past three years, there have been extensive feasibility studies, research, and community input, with more to come. The development agreement states the 625 property would remain income restricted for at least 70 years, ensuring that it serves the people it was designed for.
Red Herring #4
“Affordable housing at Winslow and Hwy 305 will make traffic terrible.”
An independent traffic analysis found that 625 would not add to the traffic issues at the intersection, even during peak ferry hours.
The traffic at that intersection is already terrible, but primarily when a ferry is unloading. In between ferries, the intersection has far less traffic than the intersection of 305 and High School Road. An independent analysis found that 625 would not add to the traffic issues at the intersection, even during peak ferry hours.
Additionally, 79% of people who work on Bainbridge Island (the majority in Winslow) do not live on Bainbridge Island because they cannot afford to. Affordable housing where people work would mean many fewer cars driving onto and around the island every single day and potentially lessen the stop and go traffic on 305 during rush hours.
Red Herring #5
“We don’t have enough water for affordable housing.”
Multi-family homes use less water than single-family homes per capita and have a lower carbon footprint, consuming less energy and producing less water waste.
Multi-unit dwellings are more energy efficient than single-family homes in every way and use less water per person than single-family homes by as much as 20%. There are a multitude of policies and practices that could help conserve water on Bainbridge Island, such as limiting sprinklers, golf courses, and pools, and encouraging housing density. The already urbanized location of 625 Winslow makes it a very smart location environmentally.
Red Herring #6
“We don’t need affordable housing.”
Bainbridge is currently under review by the state of WA for failing to comply with housing requirements. 79% of surveyed workers on Bainbridge Island do not live here, but would if they could afford to.
Bainbridge is in the bottom 3% nationally for availability of affordable housing and currently under review by the state of WA for failing to comply with housing requirements. You can read more about these state requirements here. 79% of surveyed workers on Bainbridge Island do not live here, but would if they could afford to. 625 Winslow would help address the lack of housing for households earning between $43,500-$74,500, such as store clerks, optometrist technicians, bakery managers, and landscapers.
Red Herring #7
“This building is not right for Bainbridge. We should build ADUs and small buildings instead.”
Small-scale and ADU solutions are great, but not always built with accessibility in mind. Medium-density buildings like 625 are subject to state and federal laws making them accessible to our neighbors with disabilities.
We should do these things—in addition to 625–although they do not guarantee accessibility. All of the homes in 625 will be accessible by elevator and built to the standards of the Washington State Building Code, Title II of the ADA, and the seven design and construction requirements under the Fair Housing Act.
We are in a crisis. Piecemeal planning and vocal opposition to other proposals have resulted in only 84 new affordable units in the past 5 years, only seven of which are known to be accessible. Even to meet the bare minimum state requirements, we must build 625 and pursue multiple other housing types and locations.
Red Herring #8
“We support affordable housing, just not this project.”
A vocal minority of our community has been successfully opposing, delaying, and preventing City-initiated affordable housing proposals for the past twenty years. This pattern must stop.
Groups in our community have been successfully opposing, delaying, and preventing City-initiated affordable housing projects for the past twenty years. Consequently, our local workforce, local businesses, and local schools are suffering, and the State Department of Commerce is stepping in because Bainbridge has consistently failed to comply with affordable housing requirements. The 625 project is our best chance at beginning to address our affordable housing crisis.
Red Herring #9
“We should sell the land and use the money to build affordable housing somewhere else.”
The City conducted a financial analysis of this and other scenarios and found that the most cost effective solution is to develop affordable housing at 625 Winslow.
The City conducted a financial analysis of this and other scenarios and found that the most cost effective solution is to develop affordable housing at 625 Winslow. With the other funding sources available with this location, the City would contribute $97K of city funds per unit, while building elsewhere would be an average $233,333/unit. Buying up new apartments to rent to low-income families would be an average $570,769/unit. Buying pre-existing units to redevelop and then rent to low-income families = $726,364/unit.