STAFF REPORTCITY OF
BAINBRIDGE
ISLAND
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT
STAFF RECOMMENDATION
Date: January 25, 2017
To: Stafford Smith, Hearing Examiner
From: Kelly Tayara, Associate Planner
Project: Montessori Country School
File No: PLN 17677 SPR / CUP
Applicant: Montessori Country School
10994 Arrow Point Drive NE
Bainbridge Island, WA 98110
Request: Increase campus student population from 83 to 146 and staff from 10 to 18. Construct six
new buildings (in addition to the existing building), expanding floor area from 3,550 square
feet to 11,853 square feet. Modify existing parking lot and access drive dimensions.
Location: 110994 Arrow Point Drive
Consolidated Project Review:
In accordance with regulations contained in BIMC 2.16.170, an applicant for a single project proposal
requiring more than one of the land use applications identified in BIMC 2.16.010 may be processed
under the consolidated project review process. The applicant requests consolidated review of the
applications for Site Plan and Design Review and Conditional Use Permit.
Public Notice / Environmental Review:
A pre - application conference was held on October 20, 2015. A public participation meeting was held on
January 4, 2016. Applications for Site Plan Review and Conditional Use Permit were received on June 15,
2016; the applications were deemed complete on July 5, 2016. Public meetings were also held before the
Design Review Board and the Planning Commission.
The project is subject to State Environmental Policy Act (SEPA) review as provided in Washington
Administrative Code (WAC 197 -11 -800). Utilizing the optional DNS process provided in WAC 197 -11 -355,
the City issued a combined Notice of Application /SEPA comment period on July 15, 2016. The 14 -day
comment period ended on July 29, 2016; public comment is discussed in Section I.C. of this report. The
City, acting as lead agency, issued a SEPA threshold determination for this proposal on December 21,
2016; the appeal period expired on January 4, 2017 and no appeals were filed.
Montessori Country School PLN 17677 SPR /CUP Page 1 of 19
Recommendation:
Approval of the request subject to the following conditions:
SEPA CONDITIONS
1. To avoid impacts to vegetation, no construction activity shall occur in landscape buffers or within
the critical root zone of significant trees within landscape buffers, including staging, storage,
materials laydown, parking, construction vehicle turnaround, or equipment.
2. To avoid impacts to historic and cultural resources, work shall immediately stop if any historical or
archaeological artifacts are uncovered during excavation or construction and the Department of
Planning and Community Development and the Washington State Office of Archaeology and Historic
Preservation shall be immediately notified. Construction shall only continue thereafter in
compliance with the applicable provisions of law.
PROJECT CONDITIONS
The authorization for construction activities automatically expires and is void if the applicant fails to
file for a building permit or other necessary development permit within three years of the effective
date of the Site Plan and Design Review and Conditional Use permits except: The applicant must file
for building permit to accommodate phased construction of building six within ten years of the
effective date of this permit or the authorization to construct building six expires.
4. Construction plans shall substantially conform to plans submitted on June 15, 2016, except for
modifications reflecting compliance with these conditions of approval, and except as follows: Sheet
A -0.1 submitted on July 11, 2016; Sheets A -1.2, C1, C2, L1 and L2 submitted on January 24, 2017.
5. Prior to any construction activities, the applicant shall obtain the appropriate permits from the City
of Bainbridge Island, including but not limited to clearing, grading, and /or building permits.
6. The project shall comply with the following conditions of the City Engineer:
a. Final civil improvement plans shall be submitted with building permit application. Upon
approval to construct, all necessary infrastructure serving the site must be completed prior to
the first final building inspection.
b. As -built civil construction plans stamped by a civil engineer shall be provided by the applicant
prior to the first final building inspection.
c. The preconstruction condition of Arrow Point Drive fronting the property shall be photo -
documented to the satisfaction of the City Engineer prior to issuance of any permit. Prior to the
final inspection of the final building damage to the road caused by heavy construction
equipment and traffic shall be fixed by the permit holder.
d. Shoulder improvements along the frontage of Arrow Point Drive are required as a condition of
development to include construction of a three -to -five foot width gravel shoulder.
e. Paved driveway aprons matching the surfacing on Arrow Point Drive shall be provided from the
roadway for a distance of 20 feet from the edge of the Arrow Point pavement.
f. A maintenance plan for the internal roadway and parking lot is required with the first building
permit. Track -out of dirt and silt from the site onto the roadway is not allowed. Cloudy runoff
leaving the site is not allowed.
Montessori Country School PLN 17677 SPR /CUP
g. All on -site stormwater facilities shall remain privately owned and maintained.
1) The applicant shall submit an operation and maintenance plan for the on -going
maintenance of the storm drainage systems to the satisfaction of the City Engineer with the
first building permit application.
2) Annual inspection and maintenance reports shall be provided to the City.
3) A recorded Declaration of Covenant for Stormwater System Operation and Maintenance will
be required prior to the first final building inspection. The approved language for the
Declaration of Covenant is found in BIMC Chapter 15.21, Exhibit A.
h. Prior to the first final building inspection the applicant shall provide a recorded covenant
protecting the forested area as identified in Sheet C2 Utility and Drainage Plan submitted to the
City on January 24, 2017.
1) The covenant should be carefully worded to allow for installation and maintenance of
stormwater facilities and drainfield facilities which are within the area proposed for
retention of significant trees and understory.
A right -of -way construction permit is required prior to any construction activities within the
right -of -way and is subject to separate conditions and bonding requirements.
j. A Stormwater Conveyance System Connection Application shall be submitted with the right -of-
way construction permit application for locations where stormwater will enter the City system.
k. The project requires a Construction Stormwater General Permit from the Washington State
Department of Ecology. No land clearing or construction permits shall be issued prior to
obtaining the State permit.
7. The project shall comply with the following conditions of the Fire Marshal:
b. The project shall be equipped throughout with a monitored fire alarm system.
c. All classrooms shall exit directly outside.
d. Occupant load shall be determined by the Building Official.
e. Any building or room with an occupant load greater than 50 shall be equipped with an
automatic fire sprinkler system and panic hardware on approved exit doors.
f. All access roads shall be designed to accommodate fire apparatus (load, width, grade, angle of
approach and departure).
g. Minimum 12 -foot access road width shall not be diminished by parked vehicles. No Parking /
Fire Lane signage is required in areas where this could occur.
h. Fire lane on north side of property shall be marked 'No Parking / Fire Lane'.
All fire apparatus access roads shall have a clear overhead height of not less than 13.5 feet.
8. Vehicle parking or standing, and / or construction staging, shall be prohibited within the right -of -way
during the construction period unless specifically authorized by the Public Works Department.
9. A total of six bicycle spaces must be provided at a minimum. Bicycle facilities shall allow secure locking
of both the frame and wheels of a bicycle.
10. With application for any construction activity, including grading and /or vegetation removal, the
applicant shall provide plans that identify areas of prohibited disturbance which are necessary to
preserve ecological function, including but not limited to: The dripline or critical root zone (as
Page 3 of 19
identified by a consulting arborist) of significant trees, areas proposed for other retained vegetation,
future raingarden areas, and future planting areas which are larger than 400 square feet in size. The
plans shall label fencing required through these conditions of approval, along with any vegetation
protection measures identified by the applicant's arborist.
11. Prior to permit issuance for any construction activity, fencing shall be erected and posted with signs
to protect areas of prohibited disturbance. Protective fencing shall remain until construction is
complete, and removal of any portion of the fencing is subject to approval of the Planning Division.
a. Fencing materials and signage shall be approved by the Planning Division prior to installation.
b. Temporary chain link fence a minimum five feet in height with tubular steel poles or "T" posts
shall delineate the area of prohibited disturbance that lies within the perimeter boundary of the
roadside buffer, the area of existing vegetation to be retained between the roadside buffer and
the parking lot, and the interior landscape perimeter buffer adjacent to the southernmost
parking spaces. The fencing shall be configured to provide for installation of the driveway, path
and stormwater pipe through the buffer. Special care shall be taken to protect the significant
trees and vegetation adjacent to the driveway.
c. Orange plastic fencing shall delineate the perimeter landscape buffer adjacent to the proposed
primary drainfield.
12. Roadside and perimeter landscape buffers shall be maintained for the life of the project: At a
minimum, roadside buffers shall meet the full- screen standard and perimeter buffers shall meet the
partial screen standard of BIMC 18.15.
13. New plantings shall be the following heights at time of planting: Evergreen trees shall be not less
than six feet in height; Deciduous trees shall be not less than two -inch dbh; Evergreen shrubs shall
be not less than 18 inches in height.
14. All plantings shall be installed or installation financially assured in accordance with BIMC
18.15.010.H. prior to occupancy of any of the new buildings. Subsequent to installation approval by
the Department, maintenance assurity shall be required in accordance with BIMC 18.15.010.H.
15. Internal walkways shall be surfaced with nonskid hard surfaces, meet handicapped - accessibility
requirements and be designed to provide a minimum of five feet of unobstructed width.
16. Where walkways cross vehicular driving lanes, the walkways shall be constructed of contrasting
materials or with maintained painted markings. The walkway adjacent to the pick -up / drop -off lane
shall be curbed and raised six inches above adjacent vehicular surface grade, except where required to
meet accessibility standards.
17. Raised curbs shall be used to define driveways from the public right -of -way, landscape areas within the
parking lot, the ends of parking aisles, and the vehicular circulation pattern.
18. Outdoor lighting fixture shall meet the standards contained in BIMC 18.15.040.
19. Outdoor trash / recycle receptacles shall be enclosed with a solid structure / gated and screened
from view with evergreen vegetation.
20. Prior to building permit issuance, the landowner must record a notice on title listing these
conditions of approval with the Kitsap County Auditor.
Pz:,ge 4 c t 13
Staff Analyses
I. Findings of Fact
A. Site Characteristics
1. Tax Assessor Information:
a. Tax Lot Number: 172502 -1- 087 -2000
b. Owner of record: Montessori Country School
c. Lot size: 4.38 acres
d. Land use: Community and Educational / Educational Facility
2. Background
The Montessori Country School is a non - profit private school that is currently located on two
campuses. The school requests approval to expand the Arrow Point Drive campus in order
to serve the entire student population on one site. In 1990, the school received approval
from Kitsap County for a revision to an Unclassified Use Permit, approving two preschool
sessions per weekday with a maximum of 34 students per session, and an elementary
program with a maximum of 30 students (a total of 98 students).
Montessori Country School PLN 17677 SPR /CUP Page 5 of 19
3. Zoning and Comprehensive Plan Designation: The subject property is within the R -1 district
and the Open Space Residential (OSR -1) designation. The properties to the north and east
are also zoned R -1 and the Comprehensive Plan Designation is OSR -1. The properties to the
west, across Arrow Point Drive, and to the south are zoned R -0.4 district and the
Comprehensive Plan designation for these properties is OSR -0.4.
4. Existing Development: The property contains a private school campus with a school building
and associated development including a parking lot and playground. The property to the
north is undeveloped. The property to the east contains single - family residential
development. The property to the west is a public park (Battle Point Park). To the south,
both properties contain single - family residential development.
5. Access: Vehicular access is provided from Arrow Point Drive via a one -way loop.
6. Soils and Terrain:
Site soils are composed of ice - contact deposits overlying Vashon till. The existing school
building, parking lot and playground are located in the southwest portion of the site and the
existing septic system is located in the southern portion of the site. The remainder of the
site is heavily wooded with second growth forest.
The topography of the west third of the site is relatively flat. The remainder of the site
slopes from west to east with inclinations ranging from 10 to 40 percent.
A small area in the middle of the site contains a slope that exceeds 40 percent. The area has
no individual section greater than ten feet in height. The geotechnical reconnaissance
indicates that this slope is relatively stable, no groundwater seepage was observed, and no
adverse geologic strata sequence was evident. The geotechnical engineer concluded that
there are no geologically hazardous areas.
7. Public Services and Utilities:
a. Police: City of Bainbridge Island Police Department
b. Fire: Bainbridge Island Fire District
c. Water: On -site Well
d. Sewer / Septic: On -site Septic
e. Storm drainage: On -site dispersion is proposed for the east side of the site, and on -site
detention for the west side.
B. Comprehensive Plan Goals and Policies
1. Land Use Element
a. Historic Preservation - Goal 3
Archaeological resources should be identified, preserved, and / or left undisturbed.
Should any historical or archaeological artifacts be uncovered during excavation or
construction, project work must stop and the applicant must notify the Department of
Planning and Community Development and the Washington State Office of
Archeology and Historic Preservation. (Condition 2)
Montessori Country School PLN 17677 SPR /CUP 'age 6 of 19
2. Economic Element
a. Economic Element - Goal 1
Retain and enhance a diversified local economy. The City should embrace diverse and
innovative business opportunities compatible with the community and develop
programs to make Bainbridge Island an attractive location for those businesses.
The redevelopment provides for expansion of a private not - for - profit elementary and
pre - school educational facility.
b. Economic Element - Goal 5
Encourage a broad range of civic activities and organizations. Support the non - profit
sector of human and social service providers.
The school partners with One Call for All, an umbrella organization that provides
funding to over 100 Bainbridge Island non - profits. The school also supports Raising
Resilience, a non - profit which offers parenting education and resources, and lends
space to provide parenting classes that are open to the general public, as well as
meeting space for the Resilience Guild. Additionally, the school dedicates ten percent
of its budget to student financial aid.
Montessori Country School students and staff participate in a variety of community
service activities including food drives and visits to local assisted - living facilities. The
school provides volunteers for the Friends of the Farm annual harvest fair, an
educational event that celebrates local farming, and the Bainbridge Island Rotary Club
annual auction, an event that last year raised over $557,000 to fund local nonprofit
organizations, community service and international humanitarian projects and
vocational scholarships.
3. Cultural Element
a. Arts Education - Goal 2
Demonstrate commitment to quality arts education and lifelong learning by advocating for
comprehensive inclusion of the arts in our schools and community settings. Support a
comprehensive quality arts education program in the schools and the community.
The development provides for expansion of the existing music and art program. The
redevelopment affords a building dedicated to the fine arts, and the new commons
building provides room for music classes.
b. Humanities - Goal 7
Foster the spirit of community in which the richness of human experience is explored
and nurtured through ongoing analysis and exchange of ideas about the relation to self,
others and the natural world.
The school relies on the natural environment to address Montessori education
principles and methods. The Montessori program responds to individual stages of
child development by providing carefully prepared environments and experiences that
meet students' needs.
Montessori Country School PLN 17677 SPRtCUP Par 7 c" S
The project emphasizes outdoor spaces and the discovery of the natural world. For
example: The proposed development provides playgrounds with all- natural materials,
a campus with trails through a natural environment, and the school relies on its
proximity to Battle Point Park to further interaction with the natural environment;
Buildings are oriented to capture natural light and are designed to avoid competition
with the natural setting.
C. Public Comment
Two public comments were received:
1. One commenter requested assurance that the well, septic and stormwater facilities are
adequate to serve the project and avoid impacts to neighboring properties and the shoreline.
Additionally, the commenter stated that there may be a small wetland in the woods on the
property south of the subject property.
As originally proposed, stormwater was directed to an off -site stormwater pond with outfall
to the Puget Sound; as this is prohibited in the Shoreline Master Program (largely because of
the category of aquatic environment), the applicant revised the stormwater plan. The City
Engineer finds that the revised plan conforms to surface and stormwater requirements, will
not cause undue burden on the drainage basin, and will not unreasonably interfere with
the use and enjoyment of properties downstream. The Health District approved the
application, and finds proposed water and septic facilities adequate to serve the
development. Staff observed no wetland on the neighboring property.
2. One commenter expressed concern that the increase in students increases the risk of
groundwater and aquifers depletion or contamination. Additionally, the commenter stated
that noise levels emanating from the children's play area may potentially impact telephone
conversations held in a virtual office located within a residence which is adjacent to the subject
property.
The project requires upgrades to the on -site water system. The Kitsap Public Health District
reviewed the applications for Site Plan and Design Review and Conditional Use Permit and
recommends approval. Building occupancy is subject to County Health District approval:
Upon installation, the water system must be inspected and approved by both the
Washington State Department of Health Office of Drinking Water and the County Health
District prior to occupancy.
The commenters' residence was constructed in 2015. The existing play area on the subject
property is 170 feet from the commenters' residence. No change to the play area or
playground equipment is proposed within 270 feet of the residence; the proposed
development adds two play fields beyond that distance.
Based on the comment letter, current playground activities are not disruptive, but noise
levels resulting from the redevelopment could potentially impact the commenters' business
conversations. As there is no change proposed to playground equipment or play area within
270 feet of the home, and additional equipment and play fields are proposed outside that
distance, one may reasonably conclude that the existing play area and equipment that lies
between 170 and 270 feet of the residence will support the same number of users
subsequent to redevelopment. Additionally, there is a vegetated swath 55 feet in width
between the play area and the commenters' property, and an additional 25 foot width
vegetation buffer on the commenters' property.
Noise levels exceeding 70 decibels are loud enough to be considered annoying, intrusive, and
interfere with telephone use. By comparison, the sound of a dishwasher is 80 dba at a
distance of 16 feet; 70 dba is the sound emanating from a freeway at a distance of 50 feet.
Noise levels of children on playgrounds can approach 115 dba, equivalent to the level of
noise experienced standing three feet from a power mower.'
Decibel levels are reduced by approximately 6 dba for every doubling of the distance from
the noise source: At a distance 200 feet, sounds emanating from play areas are reduced to
less than 85 dba. The exterior walls of a home typically provide noise level reduction of 25 —
30 dba, reducing the sounds from the play areas to 60 — 65 dba inside the residence, the level
of noise typical for an office environment and below noise levels considered to interfere with
telephone conversations.2
While staff encourages the applicant to be a good neighbor and to exercise a reasonableness
standard in supervising play activities, the expected noise levels within the home office are
within acceptable limits.
D. Agency Comment
The Kitsap Public Health District approved the application, and subsequent building permits are
subject to Health District approval. The Bainbridge Island Fire District approved the project as
conditioned. (Condition 7)
E. Land Use Code Analysis
1. BIMC Title 18 Zoning
a. BIMC 18.09.020 Use Table
Educational facilities are conditional uses in the R -1 district, and shall be processed as
major conditional uses in residential zones (BIMC 18.09.030). Kitsap County granted an
Unclassified Use Permit to the Montessori Country School in 1990. The private school
serves preschool and elementary -age children. This application includes a request to
amend the existing Conditional Use Permit.
b. BIMC 18.12.020 -2 Standard Lot Dimensional Standards for Residential Districts
i. Lot Size, Lot Coverage and Building Height Requirements
Minimum lot size is 40,000 square feet in the R -1 district, and minimum lot width is
80 feet. Lot coverage is the portion of the lot area that may be covered by buildings
(BIMC 18.12.050.K). Maximum lot coverage for lots in the district is 15 percent
provided, institutions located in residential districts may not exceed 50 percent of
the allowable lot coverage (i.e. 7.5 percent). Maximum building height is 30 feet.
The lot is 4.38 acres in size, and therefore meets the minimum lot size
requirement. The lot width well exceeds the required 80 feet. Proposed lot
coverage is 13,660 square feet 7.1 percent of lot area, and therefore meets this
requirement. All existing and proposed buildings are less than 30 feet in height.
Montesson Country School PLN 17677 SPR, CUP Page 9 of 19
ii. Setbacks
The front lot line setback is a minimum of 25 feet. The minimum side setback is ten
feet, and side setbacks must total 25 feet. The rear lot line setback is a minimum of
15 feet.
A portion of the existing school building that is less than 70 square feet in size
encroaches up to three feet into the side setback along the south property line.
All other existing or proposed structures within the setbacks such as fencing and
walkways are permitted setback modifications as provided in BIMC Table
18.12.040. All proposed buildings are well outside required setbacks.
c. BIMC 18.15.010 Landscaping, Screening, and Tree Retention, Protection, Replacement
Tree Retention, Protection and Replacement
1) Perimeter Buffering and Screening
A 25 foot width full screen buffer is required along the perimeter of the
property for non - residential use in residential districts; this buffer may be
averaged to provide not less than a ten foot width to accommodate a unique
situation, such as continuation of an existing use. A 25 foot width partial screen
is required along rights -of -way; this buffer may be averaged to provide not less
than a 15 foot width.
The site must have at least 40 tree units per acre following redevelopment;
trees within required landscape buffers do not count toward the tree unit
requirement (BIMC 18.15.010.G.4).
The perimeter buffer is averaged as permitted in the municipal code. Buffer
widths along the northwest and southwest are reduced in three locations
from the required 25 feet to 15 feet, a total reduction of 7,650 square feet.
Buffer widths are increased along the northeast, southeast and east property
boundaries to provide a contiguous 35 foot width boundary, a total increase
of 8,700 square feet in size. The averaging takes into account existing
development within the required buffers, including parking areas, a portion of
a building, and fencing around the play area along the south boundary, and
also provides for utilities along the north boundary. The project is conditioned
to maintain the buffers for the life of the project. (Conditions 12,14)
The development is required to provide 177 tree units (40 * 4.42 acres),
exclusive of trees within the landscape buffers, to meet the tree retention
requirements of BIMC 18.15. The tree retention schedule (Sheet L -2)
demonstrates that the project provides 199 tree units.
2) Parking Lot Landscaping
Parking lots adjacent to the right -of -way must provide one tree for every four
parking stalls; a minimum of 30 percent of the trees must be evergreen.
Deciduous trees must be at least two -inch caliper and evergreen at least six feet
high at time of planting. Evergreen shrubs must be at least 18 inches in height
_ Page 10 of 19
at time of planting and spaced no more than three feet on center to provide a
continuous hedge. Evergreen ground cover must be planted and spaced to
achieve total coverage within two years. The parking lot must provide a
landscaped area at the end of parking aisles.
The proposed landscaping configuration provides adequate room to screen
parking from the right -of -way and provides landscape islands to separate
parking stalls. The project is conditioned to ensure plant size requirements at
time of planting. (Condition 13)
3) Protection during Construction
In order to preserve future ecological function, the applicant shall identify areas
of prohibited disturbance, generally corresponding to the dripline or critical root
zone (as identified by a consulting arborist) of the existing vegetation, trees and
/or tree canopy of tree stands to be retained, buffers, areas of existing
vegetation to be maintained, future rain gardens, and future planting areas
larger than 400 square feet (i.e. landscape islands in parking lots).
A temporary five -foot high chain link fence with tubular steel poles or "T" posts
shall delineate the area of prohibited disturbance, identified in the above
paragraph, unless the Director approves use of a four -foot high plastic net fence
as an alternative. The fencing must be posted with signage denoting the
vegetation protection area.
No impervious surfaces, fill, excavation, vehicle operations, compaction,
removal of native soil or storage of construction materials shall be permitted
within the area defined by the required construction fencing. If construction
and compaction in future planting areas is unavoidable, the landscape plan for
the project shall include methods for aerating and /or augmenting compacted
soil to prepare for new planting.
The project is conditioned to identify areas of prohibited disturbance, and to
adequately protect those areas which are in proximity to construction
activities with fencing and signage. (Conditions 10,11)
d. BIMC 18.15.020 Parking Spaces Required
Elementary school must provide one space per 50 students and one space per employee.
Parking lots must comply with State minimum requirements for handicapped - accessible
parking spaces. Above - ground parking lots exceeding the number of spaces required by
this section are not allowed unless approved by the Planning Commission.
The proposed development serves 146 students and 18 staff. The required parking is
21 spaces. The proposed parking lot provides 26 spaces, including one handicapped -
accessible parking space. Additionally, to accommodate all- school event parking, such
as an open house, the school has a parking agreement with the Bainbridge Island
Metropolitan Parks District to use the parking facilities at Battle Point Park which lies
across Arrow Point Drive. The Planning Commission recommended approval of the
parking facilities as proposed.
Montessori Country School PLN 17677 SPR /CUP
e. BIMC 18.15.030 Mobility and Access
i. Circulation and Walkways for Non - residential Development
Parking lots and driveways shall provide well- defined, safe and efficient circulation for
motor vehicles, bicycles and pedestrians. Entrances from the right -of -way, ends of
parking aisles and the circulation pattern shall be defined by landscaped areas with
raised curbs. Pedestrian walkways should be provided around buildings to assure safe
access. Internal walkways shall be surfaced with nonskid hard surfaces, meet
accessibility requirements and provide at least five feet of unobstructed width.
Walkways that cross driving lanes shall be constructed of contrasting materials or
maintained painted markings. Walkways must be curbed and raised six inches above
adjacent vehicular surface grade, except where the walkway crosses vehicular driving
lanes or to meet accessibility standards.
The project provides pedestrian access from Arrow Point Drive through the
parking lot and an additional pedestrian access from the parking lot, both
connecting to the internal sidewalk that fronts the buildings. A dedicated drop -off
/ pick -up lane allows students to exit directly onto the internal sidewalk, avoiding
interaction between students and vehicles in the parking lot. Walkways and decks
provide pedestrian connectivity between buildings.
The project conditions provide appropriate curbs, walkway dimensions and
surfacing. As determined by the City Engineer, the streets and pedestrian ways that
serve the site are well - defined, safe and efficient. (Conditions 4,8, 15 -17)
ii. Bicycle facilities
The development must provide one bicycle space for every five vehicle parking spaces,
with a minimum of four spaces provided for each parking lot.
A bicycle rack is proposed on the southeast side of the parking lot. Based on the
number of vehicular parking spaces, six bicycle spaces are required. The project is
conditioned to provide six bicycle spaces at a minimum. (Condition 9)
f. BIMC 18.15.040 Outdoor Lighting
All outdoor lighting must result in no light trespass. Outdoor lighting must be shielded
and aimed downward, with no escaping direct light permitted to contribute to light
pollution by shining upward into the sky or onto adjacent properties. Spotlighting on
landscaping and foliage is limited to 150 watts incandescent (2,220 lumens output).
Outdoor lighting is proposed on buildings and along walkways. As proposed, the
lighting meets regulations. The project is conditioned to demonstrate compliance
with these regulations at time of building permit application. (Condition 18)
g. BIMC Chapter 18.18 Design Guidelines
The project is subject to the General and Commercial and Mixed Use Guidelines.
The Design Review Board reviewed the proposal and unanimously recommended
approval.
$c tvri f't f. v Cli t'I PI.{ i.76'77 SI ! '
i. Site Design. Create small parking clusters connected by vegetated landscaping and
pedestrian walkways. Parking lots should be located behind or to the side of
buildings. Pedestrian walkways should offer connections to adjoining properties.
Exterior lighting should not exceed 14 feet in height and should incorporate shields.
Trash containers should be shielded from view.
The redevelopment provides a 25 -foot width vegetated buffer from Arrow Point
Drive, and the parking lot lies between the buffer and the buildings, which are set
back at least 80 feet from the right -of -way. Parking facilities are located in a
manner that provides appropriate separation between vehicular traffic and the
campus. The parking lot is comprised of grouped spaces which are separated by
landscape areas.
Pedestrian walkways provide internal connection between the buildings and
between the parking lot and the buildings. The development provides numerous
outdoor spaces, including playgrounds, play fields and trails; while most are
oriented behind the buildings to serve the student population, one courtyard
features prominently in front of the buildings and is the terminus of the
pedestrian walkway connection to Arrow Point Drive.
The proposed outdoor lighting appears to meet design guidelines, and the project
is conditioned to demonstrate compliance with regulations at time of building
permit application. Trash containers are located in the southeast corner of the
parking lot and the proposed screening appears to meet design guidelines; the
project is conditioned to demonstrate compliance with this guideline at time of
building permit application. (Conditions 12, 19)
ii. Building Design. Buildings should utilize elements such as massing, materials,
windows, canopies, and pitched or terraced roof forms to create a visually distinct
base and cap. Building materials and patterns should be varied to produce
variations in texture. Building elevations shall be vertically and horizontally
modulated to avoid massive scale. Facades facing public ways shall incorporate
setbacks or articulation, and shall include features such as columns or recessed
entries. Blank walls shall not be visible to public spaces. Building designs should
respond to nearby buildings by using shared elements, materials or massing.
Principal entrances should be visually prominent and incorporate elements such as
setbacks, recesses, and porches. Rooftop mechanical equipment should be
concealed by and integrated within the roof form.
The architect's goal is to create a campus that exemplifies environmentally aware
building practices and design. Buildings are oriented to capture natural light and
provide views of the outdoors. Building materials include natural wood siding,
corrugated metal, cement board, recycled wood trim and decking and reclaimed
timber. All buildings are single story, and no blank walls are proposed. Covered
walkways, porches and canopies afford protection from the elements. The
visitors' entrance to the campus is located within the office / commons building;
the walkway from the parking lot leads to this entrance, and the entrance is
prominently marked with signage. No rooftop mechanical equipment is proposed.
M me son Country School PLN 17677 SPR /CI. P Pa,,,,r: 13 Of ].g
2. BIMC 2.16 Decision Criteria
As conditioned, the development meets the decision criteria for approval;
a. BIMC 2.16.040.E Site Plan and Design Review — Decision Criteria
The Director and Planning Commission shall base their respective recommendations on
the criteria below.
The Planning Commission held a public meeting on January 12, 2017 to review the
proposal. The Commission unanimously recommended approval provided: That the
applicant provide a diagram to show where chain link versus orange netting (for
vegetation protection) will go; That the requirement for chain link versus orange
netting be left to the discretion of the Director; That the protective covenant for
forested areas associated with stormwater (referred to in Condition 6h) include the
drainfield areas (staff's recommendation to the Commission included a condition
requiring that the drainfield areas be excluded from the covenant).
The project is conditioned to require a plan depicting the area of disturbance and
protective fencing. (Conditions 10,11).
The applicant revised the civil plan to exclude the area of the primary drainfield from
the forested area which is retained to meet stormwater requirements (i.e. as opposed
to vegetation retained to meet the landscaping requirements of the BIMC 18.15), and
the project is conditioned to carefully word the covenant, as it is not expected that
understory within the reserve drainfield area can be maintained if the reserve area is
needed. (Condition 6).
L The site plan and design is in conformance with applicable code provisions and
development standards of the applicable zoning district.
A portion of the existing school building encroaches into the side setback and is
legally non - conforming to required setbacks. The project meets required lot size
and lot coverage and building height requirements. Landscape buffer widths are
averaged as provided in BIMC 18.15.010, and where necessary, the project is
conditioned to specify vegetation protection. The project provides adequate
parking facilities, including overflow parking for events. The redevelopment is
conditioned to meet applicable design guidelines, and is conditioned to meet
lighting regulations. (Conditions 1, 10 - 12,18, 19)
ii. The locations of the buildings and structures, open spaces, landscaping, pedestrian,
bicycle and vehicular circulation systems are adequate, safe, efficient and in
conformance with the Non - motorized Transportation Plan.
The project is conditioned to provide a shoulder facility along Arrow Point Drive as
required in the Non - motorized Transportation Plan. The City Engineer finds that
as conditioned, the project provides adequate circulation systems and is
consistent with the Non - motorized Transportation Plan. (Condition 6)
Monlessori Country School PLN 1 7677 SPRIII, -_ Oage 14 of .19
iii. The Kitsap County Health District has determined that the site plan and design
meets the following decision criteria: The proposal conforms to current standards
regarding domestic water supply and sewage disposal.
The Kitsap Public Health District approved the proposal.
iv. The City Engineer has determined that the site plan and design meets the following
decision criteria: The site plan and design conforms to regulations concerning
drainage in BIMC 15.20 and 15.21; The site plan and design will not cause an undue
burden on the drainage basin or water quality and will not unreasonably interfere
with the use and enjoyment of properties downstream; The streets and pedestrian
ways as proposed align with and are otherwise coordinated with streets serving
adjacent properties; The streets and pedestrian ways as proposed are adequate to
accommodate anticipated traffic; The site plan and design conforms to the "City of
Bainbridge Island Engineering Design and Development Standards Manual ".
The City Engineer finds that, as conditioned, the project conforms to surface and
stormwater requirements, will not cause undue burden on the drainage basin, and
will not unreasonably interfere with the use and enjoyment of properties
downstream. The stormwater management plan is prepared by a licensed
professional engineer in accordance with BIMC 15.20. On -site stormwater is
managed through dispersion, infiltration and detention. The applicant's model
demonstrates that surface and stormwater that flows off -site mimics pre -
developed, forested conditions. The stormwater management system must be
monitored and maintained as required in BIMC 15.20 / 15.21.
The traffic impact analysis provides adequate information to demonstrate that the
impact of development passes the concurrency test (BIMC 15.32.020), and the City
Engineer issued a Certificate of Concurrency. The streets and pedestrian ways are
coordinated with streets serving adjacent properties and are adequate to
accommodate anticipated traffic. As conditioned, the project conforms to the City
Design and Construction Standards and Specifications manual. As conditioned,
the City Engineer recommends project approval. (Condition 6)
v. The site plan and design is consistent with applicable design guidelines.
The Design Review Board recommends approval of the project as proposed.
vi. No harmful or unhealthful conditions are likely to result from the proposed plan.
Adequate provision is made for the public health, safety and welfare, and public
use and interest. The project is conditioned to ensure adequate access, including
emergency services, water, septic, and stormwater facilities. (Conditions 3 - 9)
vii. The site plan and design is in conformance with the comprehensive plan and other
applicable adopted community plans.
The project provides for expansion of a not - for - profit educational facility which
includes an arts education program and fosters appreciation of the natural world.
Montessori Country School PLN 17677 SPR /CUP P -gF 15 01 19
viii. Any property subject to site plan and design review that contains a critical area or
buffer conforms to all requirements of that chapter.
The site is unencumbered by critical areas or their buffers.
ix. Any property subject to site plan and design review that is within shoreline
jurisdiction conforms to all requirements of that chapter.
The property is not within shoreline jurisdiction.
x. The site plan and design has been prepared consistent with the purpose of the site
design review process and open space goals.
The purpose of Site Plan and Design Review to establish a comprehensive site plan
and design review process that ensures compliance with the adopted plans,
policies, and ordinances of the City. This application for Site Plan and Design
Review permit is reviewed consistent with the adopted review process to ensure
compliance with current plans, policies and regulations.
b. BIMC 2.16.050.D Conditional Use Permit — Decision Criteria
L The conditional use is harmonious and compatible in design, character and
appearance with the intended character and quality of development in the vicinity
of the subject property and with the physical characteristics of the subject property.
The 4.8 acre school property is across the street from a public park. The proposed
single -story buildings are designed to complement a natural setting.
ii. The conditional use will be served by adequate public facilities including roads,
water, fire protection, sewage disposal facilities and storm drainage facilities.
The City Engineer finds that the streets and pedestrian ways are coordinated with
streets serving adjacent properties and are adequate to accommodate anticipated
traffic. The project is adequately served by roads and storm drainage facilities. As
conditioned, the City Engineer recommends project approval. (Condition 6)
The Health District finds that the project is adequately served by water and
sewage disposal facilities. The Fire Marshal finds that as conditioned, the
development provides adequate fire protection facilities. (Condition 7)
iii. The conditional use will not be materially detrimental to uses or property in the
immediate vicinity of the subject property.
The school has been located on the property for over 25 years, and as conditioned,
expansion of the existing use will not be materially detrimental to uses or
property in the immediate vicinity of the subject property.
iv. The conditional use is in accord with the Comprehensive Plan and other applicable
adopted community plans, including the Non - motorized Transportation Plan.
The redevelopment is in accord with economic and cultural goals contained in the
Comprehensive Plan. The project is conditioned to meet Non - motorized
Transportation Plan requirements. (Condition 6)
Vions ssori _:ou u y ;rho 31'PL -N! 1 i67r S II ,'CUP Page 16 Oi 19
v, The conditional use complies with all other provisions of the Bainbridge Island
Municipal Code.
The project complies with all applicable provisions of the municipal code as
discussed in Section E.2.a above.
vi. All necessary measures have been taken to eliminate or reduce to the greatest
extent possible the impacts that the proposed use may have on the immediate
vicinity of the subject property.
The project is conditioned to take special care to protect retained trees and
vegetation within buffers. The original proposal was modified to provide
improved vehicular circulation and to keep car traffic from backing up on Arrow
Point Drive, to provide a student pick -up / drop -off area segregated from vehicular
traffic, and to provide overflow parking. (Conditions 8, 10, 11)
vii. Noise levels shall be in compliance with BIMC 16.16.020 and 16.16.040.A.
All development within the City is subject to noise limitations in BIMC 16.16.
viii. The City Engineer has determined that the conditional use meets the following
decision criteria: The conditional use conforms to regulations concerning drainage
in Chapters 15.20 and 15.21 BIMC; The conditional use will not cause an undue
burden on the drainage basin or water quality and will not unreasonably interfere
with the use and enjoyment of properties downstream; The streets and pedestrian
ways as proposed align with and are otherwise coordinated with streets serving
adjacent properties; The streets and pedestrian ways as proposed are adequate to
accommodate anticipated traffic; If the conditional use will rely on public water or
sewer services, there is capacity in the water or sewer system (as applicable) to
serve the conditional use, and the applicable service(s) can be made available at the
site; The conditional use conforms to the "City of Bainbridge Island Engineering
Design and Development Standards Manual," unless the City Engineer has approved
a variation to the road standards in that document based on his or her
determination that the variation meets the purposes of BIMC Title 18.
The City Engineer finds that, as conditioned, the project conforms to surface and
stormwater requirements, will not cause undue burden on the drainage basin, and
will not unreasonably interfere with the use and enjoyment of properties
downstream. The stormwater management plan follows BIMC 15.20 and utilizes
on -site dispersion, infiltration and detention. Post - development off -site flows
mimic pre - developed conditions. Ongoing monitoring and maintenance is
required once the stormwater facilities are place (BIMC 15.20 / 15.21).
The traffic impact analysis demonstrates that the project passes the concurrency
test, and the City Engineer issued a Certificate of Concurrency. The streets and
pedestrian ways are coordinated with streets serving adjacent properties and are
adequate to accommodate anticipated traffic. Water and septic systems provide
adequately for the site and as conditioned, the project conforms to the City Design
and Construction Standards and Specifications manual. As conditioned, the City
Engineer recommends project approval. (Condition 6)
pct ,.�1 ?I_N i ✓cJ r SYP . /C Page 17 of 19
ix. A conditional use maybe approved with conditions. If no reasonable conditions can
be imposed that ensure the application meets the decision criteria of this chapter,
then the application shall be denied.
The project is conditioned to ensure compliance with all applicable regulations
and address environmental impact. (Conditions 1— 20)
x. Additional Decision Criteria for Institutions in Residential Zones:
a) All sites must front on roads classified as residential suburban, collector or
arterial on the Bainbridge Island functional road classification map.
The property fronts Arrow Point Road, classified as a collector road, and
therefore the site meets this requirement.
b) If the traffic study shows an impact on the level of service, those impacts have
been mitigated as required by the City Engineer.
The City Engineer finds the traffic study shows an acceptable level of service
impact with the conditional use and issued a certificate of concurrency.
c) If the application is located outside the Winslow Study Area, the project shall
provide vegetated perimeter buffers in compliance with BIMC 18.15.010.
The site is outside the Winslow Study Area. As provided in BIMC 18.15.010,
buffer averaging is utilized to reduce the buffers to the minimum allowed
width of 15 feet in three areas in the northwest and southwest portions of the
lot, and the buffer width is increased from 25 feet to 35 feet along the
northeast, southeast and east property boundaries.
d) The proposal meets the Commercial/ Mixed Use Design Guidelines.
Compliance with the Commercial / Mixed Use guidelines, is discussed in
Section E.1.g above. The Design Review Board unanimously recommends
approval of the project.
e) The scale of proposed construction including bulk and height and architectural
design features is compatible with the immediately surrounding area.
The single -story buildings incorporate various materials designed to be
compatible with a natural setting.
f) Lot coverage does not exceed 50 percent of the allowable lot coverage in the
zone in which the institution is located.
Maximum lot coverage in the R -1 zoning district is 15 percent; institutions
including religious facilities may not exceed 50 percent of the allowable lot
coverage (i.e. 7.5 percent). Lot coverage is approximately 13,660 square feet,
or 7.1 percent of the lot area, and therefore meets this requirement.
Yon—, r_ CL o � � n Lf .. S-h ,,,i I'li 6 t7 S R ,':u Page 18 of 19
II. Conclusions
As conditioned, the proposed development is consistent with the Comprehensive Plan and zoning
regulations. The project meets the decision criteria of BIMC 2.16.040 Site Plan and Design Review
and BIMC 2.16.050 Conditional Use Permit.
Appropriate notice of application was made and comments were considered. The application is
properly before the Hearing Examiner for decision.
Footnotes:
1 World Health Organization. Children and Noise. http: // www. who.int /ceh /capacity /noise.odt n.L-J,. Accessed
December 20, 2016.
Metropolitan Airports Commission. Aviation Noise & Satellite Programs Office. Tips for Insulating Your Home
against Aircraft Noise. httos:// www.mocnoise.com /Siteslmacnoise .cam /f`ileslpdf /tips.pdf n.d. Accessed
December 20, 2016.
Montessori Country School PLN 17677 SPR /CUP Page 19 of 19