Resolution No. 2021-14 PCD Admin Manual Revisions 110521Page 1 of 2
RESOLUTION NO. 2021-14
A RESOLUTION of the City of Bainbridge Island, Washington,
amending the Administrative Manual of the Department of Planning
and Community Development to reflect changes to design review
submittal requirements to implement code revisions adopted via
Ordinance No. 2021-12, including revisions to “Design for
Bainbridge.”
WHEREAS, the Administrative Manual of the Department of Planning and Community
Development, adopted in November 2011 (“Administrative Manual”), is designed to be a user-
friendly manual that contains submittal requirements and supporting documents for land use
permits all in one place; and
WHEREAS, on September 24, 2019, the City Council enacted Ordinance No. 2019-25
amending Chapter 18.18 of the Bainbridge Island Municipal Code (“BIMC”), related to Design
Standards and Guidelines; and
WHEREAS, on December 14, 2021, the City Council enacted Ordinance No. 2021-12
revising BIMC 2.160.020, 2.16.040, 2.16.070, 2.16.110, 2.16.125 and Chapter 18.18 BIMC
related to improving the preapplication process; and
WHEREAS, the City’s Administrative Manual is hereby being updated via this
Resolution No. 2021-14 to implement the changes approved by Ordinance No. 2021-12.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BAINBRIDGE
ISLAND, WASHINGTON, DOES RESOLVE AS FOLLOWS:
Section 1. The Administrative Manual is amended and revised as shown in Exhibit A
attached hereto and made a part hereof to this resolution.
Section 2. This resolution shall take effect as of the effective date provided below.
PASSED by the City Council this 14th day of December, 2021.
APPROVED by the Mayor this 14th day of December, 2021.
Rasham Nassar, Mayor
Page 2 of 2
ATTEST/AUTHENTICATE:
Christine Brown, MMC, City Clerk
FILED WITH THE CITY CLERK: November 5, 2021
PASSED BY THE CITY COUNCIL: December 14, 2021
RESOLUTION NO. 2021-14
Exhibit A: Administrative Manual (Revised)
Exhibit A to Ordinance No. 2021-14
PLANNING PERMIT SUBMITTAL REQUIREMENTS
City of Bainbridge Island
Administrative Manual
3
TABLE OF CONTENTS
Introduction 4
Links to Referenced Documents 4
Plan Sheet Requirements
Basic Site Plan 5/6
UtilitiesPlan 7
Landscape Plan 8/9
Buffer Enhancement Plan 9
Plan Sheet Requirements
Adjustment to an Approved Land UsePermit (Minor and Major)10
AdministrativeCode Interpretation 10
Agricultural RetailPlan 10
Boundary Line Adjustment 11
ComprehensivePlan Amendment 11
ConceptualProposal Review Meeting 12
ConditionalUse Permits (Minor and Major)12
Consultation Meeting 13
Critical AreaPermit (Minorand Major)13
Design Guidance ReviewMeeting 14
Farm Management Plan 15
Housing Design Demonstration Project 16
Legislative Review of Development Regulation / Rezoning Application 17
Preapplication Conference 18
Reasonable Use Exception 19
Revision to a Land Use Permit 20
Rezoning Application (Site-specific and Area-wide)17
Shoreline – Clearing Permit 20
Shoreline –Conditional Use, Substantial Development Permit / Exemption, Variance 21/22
Sign Permit 22
Site Plan and Design Review (Major & Minor)23
Subdivision – Preliminary (Short, Long, LargeLot)24/25
Subdivision – Alteration 25
Subdivision – Plat Utilities Approval (Short, Long, LargeLot)26/27
Subdivision – Final (Short, Long, LargeLot)28
Tree Removal / Vegetation Maintenance Permit 29
Variance - Zoning (Major & Minor)29
Wireless - Communication Facility Permit(WCF)30/31
Wireless - Eligible Facilities Request Permit (EFR)31-33
Wireless – Small Facility Permit (SWF)34/35
Zoning VerificationLetter 35
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Introduction
This AdministrativeManual isdesigned to supplementthe permit processesdescribed inthe
land use, zoning, and environmental sections of the City of Bainbridge Island Municipal Code
(BIMC). This manual identifies documentsthat applicantsmust submitin order to have a
complete application fordevelopmentreviewanddecision. Consistentsubmissionstothe City
of Bainbridge Island helpthe efficiency of the review process as well as clarifyingrequirements
forapplicants. Theproceduresrequired for reviewand approval of most applications are
detailed in BIMC Title2: Administration, Personneland LandUseProceduresof the BIMC.
The Master Land Use Application is required to be submitted witheachof the landusepermits
discussedherein. Please see the applicationforthe number of copiesforspecific permits. A
land use permit shall not be considered completeuntilthe required application,fee, andall
supportingmaterialsare submitted to the Department. The applicant shallsubmitan electronic
copy of all requireddocuments atthe time of applicationsubmittal. TheDirectormay waive
specific submittalrequirementsdeterminedto be unnecessaryforreviewof an application.
Most applications also require a separatefee tothe Kitsap Public Health District.
The City’s FeeSchedule can be viewed on the City’s website.
Additional links referenced in this document
Link Website address
Cityof BainbridgeIslandDesign and
ConstructionStandards Manual
http://www.ci.bainbridge-isl.wa.us/169
Design for Bainbridge Design Review
Manual
https://www.bainbridgewa.gov/DocumentCenter/View/12502
Design for Bainbridge checklist /
worksheet
Island-wide Transportation Plan
(IWTP)
https://www.bainbridgewa.gov/708
Landscape Materials Matrix https://www.bainbridgewa.gov/DocumentCenter/View/12756
Shoreline - Joint Aquatic Resources
Permit Application (JARPA)
https://www.epermitting.wa.gov
Shoreline Site Specific Analysis
Submittal Requirements
http://www.bainbridgewa.gov/DocumentCenter/View/7306
Shoreline Single-family Residence
MitigationManual
http://www.bainbridgewa.gov/DocumentCenter/View/5663
Sign PermitWorksheet http://www.bainbridgewa.gov/DocumentCenter/View/7408
Site Assessment Review (SAR)http://www.ci.bainbridge-isl.wa.us/882
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Basic SitePlan
The siteplan mustbe legible andeasilyunderstood by professionals as well as the public.
Clearlydifferentiatebetweenexistingandproposed development. Theinformationto help
prepare asiteplan is readily available to the public through these links:
CityResources CountyResources Public Health District
Plan sheet 18” * 24” or 24” * 36” in size
Engineer’s scale, for example: 1 inch = 20 feet
Titleblock: Project name; ownername; siteaddress, tax parcel number; subdivision name
Northarrow
Vicinity map
Quarter section,township and range
Depict theentireproperty andthe areawithin a 150-footradiusof the property
Zoning/ ComprehensivePlan designation
Propertyboundaries (boldline)
Lot size and lot area(BIMC 18.12.050)
Easements: Includeaccess,utility,other(e.g.useeasements,conservationeasements)
Zoningsetbacks or subdivision setbacks / buffers (asapplicable)
Contour lines at five footintervals (existing andproposed)
Shoreline jurisdiction: Include OHWM, shoreline structure and sideyard setback, shoreline
bufferZones1 & 2, areasof native vegetation, locationand size of significant trees
Critical areas and theirbuffers / setbacks: Dimension required buffers / setbacks and
any proposed modifications. Labeltop/toeof slopes greater than 15 percent and
top/toe of slopes40percent or greater,floodplain,wetlands,streams
Delineate and dimension existing areas of native vegetation
Aquifer RechargeProtection Area (ARPA): Delineate the and show the area calculations.
Document the ARPA development standards in BIMC 16.20.100.D.
Depict vegetationprotectionareas (e.g.“no-buildzones”, perimeter and roadside
landscapebuffers, designated wildlife corridors)
Depict and dimension the exteriorof allexisting and proposedstructures: Clearly
differentiate between existing andproposed. Label each structure by itsuse (e.g.
garage, landscape / retaining wall,eave,fence,mechanicalequipment)
Impervious surface areas(existing andproposed): Labeland dimension each area (e.g.
building,driveway,parking area,patio)
Area ofdisturbance: Separately delineate and dimension earth disturbance areas
Stormwaterfacility: Location/ managementmethod (e.g.dispersion, infiltration,detention)
Sewer/ septicsystemfacility: Include lines,primary andreserve drainfieldsand setbacks
Water / wellfacility: Include lines, water meters,wellhouse, wellprotection area
Otherfacilities: Includepowerlines,generators,propanetanks,heatpumps,solarpanels
Historicallysignificant structureson oradjacentto theproperty (i.e. constructed over50
years ago or listed on the local or national historicregister)
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Sample Site Plan
WeaverRoad
10’
13’
13’0’
Impervious: No new impervious forthe
proposed deck.
Existing impervious: 1,420 square feet
Title Block
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UtilitiesPlan
Minor(abbreviated)drainageplan for proposalsthat donot requireengineeredplans
OR
Engineeredpreliminary drainageplans
Engineeredpreliminarydrainagereport
AND
Plan sheet 18” * 24” or 24” * 36” in size
Engineer’s scale, for example: 1 inch = 20 feet
Location of stormwaterfacilities
Managementmethod (e.g.dispersion,infiltration,detention)
Existing andproposed structuresandimprovementson the subject property including:
Driveways
Parkingareas
Parkingspace(dimensioned)
Solidwastefacility (dimensioned)
Landscape/ retainingwalls
Fences
Mechanicalequipment
Existing and proposedutilities on the subjectproperty including:
Wells / wellheadprotection areas
Water / Sewerlines
Drainfields (primaryandreserve)
Septic systemsetbacks (HealthDistrict)
Powerlines,utility poles,telecommunicationfacilities
Existing andproposed structures / utilities within 150 feet of theproperty including:
Wells / wellheadprotection areas
Water / Sewer lines
Fire hydrants
Adjacent streets
Adjacent right-of-way with roadclassification
Existing andproposed right-of-way width
Existing driving surfacewidth andtype (e.g.gravel, asphalt, pervious concrete)
Roadside facilities (e.g.shoulder,ditch)
Non-motorizedfacilitieswidthand type (e.g. sidewalks,trails)
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LandscapePlan
A Landscape Plan shallbe preparedby a landscape architect licensed in the State of
Washington,a Washington certifiednurseryprofessionalor aWashingtoncertified landscaper
and acertified arborist (when required)and include the following information, at a minimum.
A helpful Landscape Materials Matrix is available on the City website.
Plan sheet 18” * 24” or 24” * 36” in size
Engineer’s scale, for example: 1 inch = 20 feet
Northarrow
Titleblock: Projectname; siteaddress,tax parcelnumber;
Propertyboundaries (boldline)
A. Tree andVegetation RetentionPlan.The applicant shall submit a tree and vegetation
retention plan concurrent withapplicablepermit application in todemonstrate compliance
with BIMC Section 18.15.010. If multiplepermits are required, the applicant must submit
the tree retention plan withthe first and allsubsequent applications. The tree retention
plan may be combined withthe plantingplan (see section 3 below) and shall consist of:
1. A treesurveyor aerial photographthat representscurrent siteconditions and identifies
the location ofall significant trees, tree stands andtheir associated canopies. The
surveyneeds to include enough informationaboutexisting treeson apropertyto
demonstrate compliancewithsection BIMC Section 18.15.010.G TotalSiteTree Unit
Requirements (if applicable).Newplanting mayberequired to meettheserequirements
(see section 3 below).
2. For detailed siteplans and grading applications,the tree survey maybe conductedby a
method that locatesindividualtrees and tree stands, theirsize(s)and species. These
trees shallbe marked in thefield at the time of permit or approvalapplication and
maintained through the construction period; and
3. A development siteplanidentifying sizeand speciesof the trees and treestands, as
definedin BIMC18.15.010.C,heritagetrees,or otherexistingvegetation thatare
proposed tobe retained.
4. The InternationalSociety of Arboriculture (ISA)valuationfortrees:
a. Required to be retained for development projects in the R-2.9, R-3.5, R-4.3, R-8, R-
14, Mixed Use Town Center (MUTC), High School Road, and Neighborhood Service
Center Districts;and
b. In all zones where thecritical rootzone of a tree required to be retained may be
impacted byclearing,grading construction, development,or maintenance; and
5. An analysisprepared by a certified arborist about long-term health and/or viabilityfor
trees that will be on the edge of the developed area and “post development” tree
healthfortreesrequested for removal in roadsideorperimeterbuffers. This analysis
should also addressprotection during construction (see below).
6. Protectionduring constructionstrategiesfortreesand vegetation to be retained.
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B. Description of howthe tree retention plan and planting plan meetthe TotalSite Tree Unit
Requirements, pursuantto BIMC18.15.010.G,if applicable.
C. Planting Plan. All plansmustbe prepared or approved, by a landscapearchitect licensed by
the state of Washington,a Washington certified nurseryprofessionalor a Washington
certified landscaper. The proposed landscape planting plan shallbe clearly legible and show
the following:
1. A title that includes the project name, owner’s name, designer’sname, date and scale of
no less than one inchequals 30 feet. All items shall belabeled,and northshall be
orientedtowardsthetop or left of theplan
2. Propertyboundaries,easements,andownership as setforthinthe legaldescription;
3. Existing and proposed gradesof at leastfive-foot intervals
4. Rights-of-way,setbacks,streets andutilitieswithinthe subject property
5. All proposed construction and planting and any future construction andplanting that is
not included in the application
6. Location of all existing and proposedbuildings, structures,utilitiesand improvements
within the property
7. A plantlist for all proposed new planting delineatingquantities,scientificand common
names and sizes.Names of plants are to follow current edition of the Hortus Third, A
ConciseDictionaryof Plants Cultivated in the U.S.and Canada; and sizesof plants are to
followthe currentedition of theAmerican Standard forNurseryStock,American
Association ofNurseryman(AAN).
8. Vegetationclearingstrategies
9. Topsoilprotectionand reuse strategies, includinglimiting compaction during
construction
10. Nativesoilamendmentstrategies
11. Plantingtimes andphysical limitsof construction
12. Areas thatrequiretemporaryorpermanentirrigation
BufferEnhancementPlan
A. Basic Site Plan
B. Terms, conditions,covenants,and agreementsunderwhich the subjectproperty is bound
C. BufferEnhancementPlan. A bufferenhancementplan prepared inaccordance with
applicable state andfederal agency standardsandthe requirementsin BIMC16.20.180
D. Critical areareports by qualifiedprofessionals in the area of concernas provided in BIMC
16.20.190– Definitions;
E. Any otherrelevantinformationand reports thatare necessary,inthe opinion ofthe
Director, to process andprepare the decisionon the application,suchas permit applications
to other agenciesandspecial studies;
F. State Environmental Policy Act (SEPA)checklist (ifapplicable)
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Adjustmenttoan ApprovedLandUse Permit (Minor& Major)
NOTE:Thissection doesnot applyto subdivisions- seeSubdivisionAlterations below)
A minor adjustment entails small changes indimensionsor sitingof structures or the location of
public amenitiesand doesnot changethe intensity or the characterof the use. A major
adjustment includes modification to thebasic design, intensity,densityand /or use.
A. Basic Site Plan
B. Utilities Plan (as applicable)
C. Landscape Plan (as applicable) with proposed landscaping as required by BIMC 18.15.010,
includinganyrequiredretention.
D. Copy of the approved plan
E. Written description of the proposed change, including a detailed analysis of howthe change
complies with decision criteria of the applicationused inthe first instance
F. Authorizationof allowners of all lotsinvolved inthe change
AdministrativeCodeInterpretationRequest
The Director has the authorityto provide interpretationsof provisions,uses, or definitionsin
BIMC Titles 16, 17 and 18 and relatedprovisions in BIMCTitle2, and willmake these
interpretations availableto the public. Any personmay applyto the director for an
interpretationof anyprovision inthesetitles. TheDirector shallprovide the interpretation
takingintoaccount consistencywiththe ComprehensivePlan, the nature of thedefinition or
use, and its relationship to the code and its potential impacts, suchas:
A. Whether itinvolvesdwellingunits;sales;processing;typeof product,storage and amount;
B. Enclosedor openstorage;
C. Anticipatedemployment;
D. Transportationrequirements;
E. Excessivenoise,odor, fumes, dust,toxic material, light, glare, and vibration likely to be
generated;and
F. The generalrequirements forpublicutilities suchas waterandsanitary sewer.
The authority to providean interpretation doesnot include the authority to add anew
permitted (“P”) or conditional (“C”) use to the usetable in BIMC 18.09.020. The Director’s
interpretation is subject to appealpursuant to BIMC 2.16.020.P.1.
AgriculturalRetailPlan
A. BasicSite Plan includinga delineation of specific use areas (pasture, heavyuse area,etc.).
B. FarmManagement Plan,if requiredpursuantto BIMC18.09.030.A.1.
C. Any other materials the department or the reviewing body determines are required to
adequatelydescribetheproposal.
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BoundaryLineAdjustment
A. Basic Site Plan
B. Surveydrawing
1. Conventionalscale and prepared by a surveyor licensed inthe State of Washington
2. Separate sheets depicting existing conditions andresultant conditions
3. Zoningand ComprehensivePlandesignation
4. Shorelineuplandand waterenvironment designations
5. Proposed methodto meet fire flow requirements
6. Names and locations of adjacent subdivisions
7. Gross lot size (in square feet)of each existing andresultant lot
8. Lot area of each existingand resultant lot/tract (As calculated in BIMC18.12.050.J)
9. Zoningor subdivision setbacks, as applicable
10. OrdinaryHighWaterMark
11. Required criticalareas,theirbuffersand setbacks
12. Requiredvegetationbuffers
C. Existingandproposedterms,conditions,covenants,andagreementsonthesubjectproperty
D. Perimeter lotclosures for each existing and resultant lot
E. Titlereportdatednot morethan six months prior to application
F. Property legaldescription
G. Draftagreements(e.g.useeasement,roadmaintenanceagreement)
H. Water andseweravailabilityletters (public water/sewer)for eachresultant lot
I. Othertechnical reports (as applicable): Wetland delineation andreportor wetland
determination;Geotechnicalreport/assessment
ComprehensivePlanAmendment
A comprehensiveplan amendment applicationand fee as establishedbycity councilresolution
must include the following:
A. A complete and detailed written statement including thenatureof and reasonforthe
amendment request,anyspecific suggested changesto theplan orappendices;
B. A description of how the amendment request is consistentwithall of the decision criteria
specified in BIMC2.16.190.H;
C. A completed SEPA checklist includingsupplementalsheet fornonproject actions;and
D. Any otherreportsor studiesidentifiedduringthe preapplication conference (Ord. 2006-13
§ 4, 2006).
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ConceptualProposalReviewMeeting
A. See Design for Bainbridge Design Review Manual, Appendix A, Documents Required for
Design Review, Meeting # 1: Conceptual Review
A. Statement of Intent – A written narrative aboutthe property,the neighborhood, and
proposed use. Identify the objectives of the land use process, the objectives of the
Comprehensive Plan goals and policies, and the objectives of the Design for
Bainbridge design review manual, as they apply to the proposal.
B. Context Map - Provide sufficient informationto evaluatethe neighborhoodor
community characteristics,including:aerialphoto,adjacentrecreation,conservation,or
otherprotected land,streetscape photosto illustrate road frontage character/conditions,
adjacentandnearbyhousesor structures,nearby historicor cultural features that
contributeto the character ofthe area, nearbytransit routes and stops, and existing or
planned transportation facilities as shownin the Island-wide Transportation Plan (IWTP).
C. Site Analysis – The site analysisshall be a map used to determine the conservation areas,
conservationareasof greatestimportance,and development areas. Thesite analysisshall
show: generaltopography,critical areas andtheirbuffers/setbacks,viewshedson andoff
site, individualsignificant trees, extent andlocation ofpriority natural area(e.g.,forested
land,agriculturalland,wildlife corridors, etc.), existinginfrastructure orotherbuiltfeatures,
existing easements,existing trails,uniquesitecharacteristics,historicresources.
ConditionalUsePermit (Minor&Major)
A. Basic Site Plan (Minor). For Major Conditional Use Permits, submit final site plan reviewed by
the Design Review Board along with any additional items below not already included.
(Reference: Design for Bainbridge, Appendix A, Documents Required for Design Review)
B. Utilities Plan
C. SiteAssessment Review(SAR)or SARExemption
D. Landscape Plan
E. State Environmental Policy Act (SEPA) checklist (ifapplicable)
F. A completeanddetailedwrittenstatementoftheintendeduseofthelandandthesequence
and timing ofthe proposed development
G. The terms, conditions, covenants, andagreementsunderwhich the subject property is
bound, if any
H. Affidavit of ownership or agreement to work on the owner’s behalf
I. Landdedicated forpark and recreationalfacilities, if applicable
J. For installationof outdoor lightingfixtures,evidence of compliance withthe requirements
of chapter 18.15.040,Outdoor Lighting
K. Written statementdescribinghow the applicationmeets all applicabledecision criteria
L. Institutionaldevelopmentin residentialzones shallsubmitthe following items:
1. A trafficreport, showingthe effectson levelof service (LOS)on affected roads
2. A fencingplan or alternativemethods toprotectthe publichealth, safety and welfare
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3. Vehicular, pedestrian,and bicycle accessand site circulation
M. Design for Bainbridge checklist / worksheet
Consultation
A. Property location – 14-digit parcelnumber or site address.
B. Basicprojectinformation.
C. List of specific questions.
D. Conceptual siteplan (optional).
CriticalAreaPermit(MinorandMajor)
A. Basic Site Plan
B.Terms, conditions,covenants,andagreementsunderwhich the subjectproperty is bound
C.A writtennarrativedescribinghow the proposalmeetsthe criticalareapermit review criteria
as defined in BIMC 16.20.070.B;
D. Additional submittal requirementsvarydepending onthe type of critical area. Specific
submittalrequirementsare described in each of the following sectionsof BIMC16.20:
Treesand vegetation – BIMC16.20.090.G (minor)
Critical aquifer rechargeareas – BIMC16.20.090.B.3 (minor)
Fish and wildlifehabitat conservation areas – BIMC 16.20.110.D and F (minoror major)
Geologically hazardous areas – BIMC16.20.130.C(minor)
Wetlands – BIMC16.20.140.F (minor or major)
Winslow Ravine – BIMC16.20.150.C (major)
E. Any otherrelevantinformationand reports that are necessary,inthe opinion ofthe
director,to process andprepare the decision on the application,suchas permit applications
to other agenciesand special studies;
F. State Environmental Policy Act (SEPA) checklist (ifapplicable)
Otherplansanddrawings deemednecessary by the Director for evaluationof the merits of the
proposal.
DesignGuidanceand Final Design Review and RecommendationReview
Meetings
A. Design Guidance Meeting: See Design for Bainbridge Design Review Manual, Appendix A,
Documents Required for Design Review, Meeting # 2 Design Guidance Review
B. Final Design Review and Recommendation Meeting: See Design for Bainbridge, Appendix A,
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Documents Required for Design Review, Meeting # 3 Design Review and Recommendation
C. SchematicDesign - Thisplan is based on the site analysis and contextmap and shows
location, as applicable,of natural area, communityspace, significant trees to be retained,
homesites, vehicle andnon-motorized access, locationand sizeof stormwater and septic
systems, andlot lines. The proponent isrequiredto bringoneor moredevelopment
conceptsor alternativesto indicatepossibledesign options forthe site.
D. Projectvisionsummary
E. Design for Bainbridge checklist / worksheet
F. Conceptualfloor plan withestimated commercialand residentialsquare footage
G. Aerial and streetscapephotographs with streetsand site boundarieslabeled
H. Basic SitePlan with the following additional requirements
1. Proposed structurefootprints and structureentrances
2. Proposed location anddescriptionof mechanicalequipment
3. Proposed location oftrash / recycling structures and accessorystructures
I. Preliminarysections: Transverse and longitudinal sitesections extendingto adjacent
buildings within 100 feetof property; section through the most criticalareaof the
structure(s)with propertylines, floor to floorheights, overallheight,andspot elevations
J. PreliminaryElevations: Main elevationsof eachstructure andof adjacent structures;
material andcolorselections;mechanicalscreensand venting locations
K. Optionalbutstronglyrecommended
1. Renderings: Eyelevelperspective frommajorstreet location;aerialperspective
depictingentire project and adjacentbuildingsin context
2. Exterior Lighting Plan: Location and indicationof light spillage at night.
L. Additional requirements for subdivisions
1. Document the four-step design process identified in BIMC 17.12.030
2. Document requested departures from subdivision standards contained in BIMC
17.12.060 and 17.12.070: Address consistency with general purpose of intent of the
subdivision chapter, the intent of the four-step design process, and the specific
standard from which the departure is requested.
3. Identify Island-Wide Transportation Plan and City of Bainbridge Island Design and
Construction Standards. Document requested deviations.
4. Depict views of proposed houses from exterior roads and abutting properties vis-à-vis
natural topography and existing vegetation
5. Additional site plan requirements
a. Delineate primary and secondary Natural Areas, provide area calculations for each
and proposed form of ownership. Identity the functional characteristics of each
Natural Area type in BIMC 17.12.050.A.2.a. i-iii and b. i. – vii.
b. Show location of Natural Area fencing and/or signage
c. Delineate Community Space, provide area calculation and proposed form of ownership
d. Delineate and document Homesite Standards in BIMC 17.12.060 and Table
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17.12.060-1, and Subdivision Standards in BIMC 17.12.070 and Table 17.12.070-1
FarmManagementPlan
In order to exceed maximum animal density allowances provided for in BIMC 18.09.030, a farm
management plan approved by the City, its designee, or a qualified third party must be
implemented and maintained.Thefarm managementplanshallcontain thefollowing:
A. Basic site plan,withthe following additionalinformation
1. Adjacentresidences
2. locationandareaofallpasturearea(s),shelterstructure(s),compostandmanurestorage,
B. Description of the type of equipment necessary or intended for use in each season and the
frequencyanddurationof anticipateduse;
C. Disclosure of any intent to spray or otherwise apply agricultural chemicals or pesticides,
frequency and duration of application, and the plants,diseases, pests or other purposes they
are intendedfor;
D. Emergencyresponseplanandemergencyresponsecontacts
E. Description of the potential impacts of animal agriculture and use of applicable National
Resource Conservation Service (NRCS) conservation practice standards or equivalent
measurestomitigateimpacts,including:
1. Water Quality andSoils.Impactsof irrigationrun-off on adjacentproperties, waterbodies
andenvironmentallycriticalareas,andproposedsedimentanderosioncontrolmeasures.
2. Noise and Odor. Impacts related to the location on the lot of the animal pasture and
shelter, any trash or compost storage areas, any farm stand or additional accessory
structure,andanyothernoise-generatingor odor-generatingequipment andpractices.
3. Agricultural Chemicals. Impacts related to the use of chemicals, including any manure,
fertilizerandpesticide.
4. Mechanical Equipment. Impacts related to the operation of equipment, including noise,
odors,and vibration.
5. Traffic and Parking. Impacts related to the number of staff onsite during work hours, and
the number of potentialvisitors regularlyassociated with thesite.
6. Visual Impacts and Screening. Visual impacts relating to the proposed nature, location,
design, and size of proposed features, structures and activities, including the location of
pasture, composting activities and manure storage, and any existing or proposed
screening.
HousingDesignDemonstrationProject
In addition to any submittal requirementsfrom the underlying landusepermittingprocess,the
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followingadditionalinformationis requiredfor aHousingDesign Demonstration Project:
A. Survey prepared by a licensed surveyor,includinginformationshowing existingconditions
and siteinformation including,butnot limitedto,topography (contour intervalnot to
exceed5 feet),an elevationbenchmark (located on or within 100feet ofthe proposed site),
adjacentdevelopment, vegetation,utilities, criticalareas,propertylines,andeasements.
Whenever possible,survey information should be submitted on Cityof Bainbridge Island
vertical andhorizontaldatums. All plans mustbe submitted at an easilyreproducible
engineeringor architectural scale. The survey data should be integrated into all siteplans
and elevation drawings related to the project and the source ofthe surveyinformationshall
be noted.
B. Plans descriptiveof drawings ofthe proposed innovative housingtypes includingbuilding
footprints and building elevations,floorplans, and roof plans.
C. A description of the proposed unit type, includingproposed square footage,unit mix,and
numberof bedrooms per unit.
D. A descriptionof the required development standards, compared with the standardsthat
relief is beingrequested. This includes,but isnot limited to, setbacks,density,or parking
requirements. The applicant should explain how relief from specific development
standards isneeded to achieve thedesired innovativedesign andthe goalsof this chapter.
E. Photographsof the subject and adjacent propertieskey to the basic site plan.
F. LandscapePlan.
G. A detailed description ofany project phasing.
H. A description of how the proposed development isconsistent with the surrounding
neighborhoodcharacter.
I. A description of how the proposed development complies withthe goalsof BIMC
2.16.020.Q,project evaluation criteriaasdescribed in BIMC 2.16.020.Q,and allrelevant
decision criteria.
A completed green buildingchecklistfromEvergreenSustainableDevelopment,Living
Building Challenge standard of the International Living Building Institute, LEED or BuiltGreen
programs thatrequire thirdpartyverification review withthe requisite four and fivestar
levels.
LegislativeReviewofDevelopmentRegulations and Rezoning
LegislativeReviewofDevelopmentRegulations
An application and fee as established by city council resolution shall be made onforms
prescribedby thedepartment.Theapplication shallcontainthe following:
A. A complete and detailed written statement explainingthe existingregulations andproposed
changes (including specific language, if possible);
B. A detailed description ofhow the proposal meetsthe goals and policies setforth in the
ComprehensivePlan;and
C. A completed SEPA checklist including supplemental sheet fornonproject actions (if
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applicable); and
D. Any othermaterialsthedepartmentorthe reviewingbodydetermines arerequiredto
adequatelydescribetheproposal.
Rezoning(Site-specificandArea-wide)
A rezone application andfee as established by city council resolution shallbe madeon forms
prescribedby thedepartment.Theapplication shallcontainthe following:
A. A complete and detailed written statement explaining how the subject property is suitable
for the proposed rezone and why the rezone would not be detrimental to surrounding land
uses.
B. A map that showsaddress topography,streets,adjacent landuses,utilities and other
pertinentfactorsthat would justify the proposedrezone;
C. A detailed description ofthe proposed usefor which the rezone is sought andhow such
action meetsthe decision criteria in BIMC 2.16.140;
D. A legal descriptionofthe property(ies)and tax lot number(s);
E. The names and addresses of all propertyowners; and
F. Any othermaterialsthedepartmentorthe reviewingbodydetermines arerequiredto
adequatelydescribetheproposal.
G. A completed SEPAchecklist including supplemental sheet fornonprojectactions.
PreapplicationConference
A.Basic Site Plan All project must include the items listed below. For projects that require
review by the Design Review Board (major site plan and design review permits, short
subdivisions of more than two lots, preliminary long subdivisions, and major conditional
use permits), see Design for Bainbridge Design Review Manual, Appendix A, Documents
Required for Design Review, Preapplication Conference for additional submittal
requirements.
B. Basic Site Plan
C. Conceptual Landscape Plan (as applicable).Proposed landscaping as required by BIMC
18.15.010,includinganyrequiredretention.
D. Conceptual UtilitiesPlan
E. SiteAssessment Review(SAR)or SARExemption
F. Design for Bainbridge checklist / worksheet
F. Additional requirementsforpreapplication reviewof Subdivisions
1. Lot area of each existingand resultant lot (BIMC 18.12.050.J)
2. Proposed covenantsorrestrictions
3. Siteplan – additionalrequirements
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a. Separate sheets depicting existingand resultantconditions
b. Zoningand Comprehensive Plan designation for subject and adjacent properties
c. Shorelineupland / waterenvironment forsubject andadjacentproperties
d. Proposedmethodto meetfire flow requirements
e. Names and locations of adjacent subdivisions;
f. Delineate primary and secondary Natural Areas, provide area calculations for each
and proposed form of ownership. Identity the functional characteristics of each
Natural Area type in BIMC 17.12.050.A.2.a. i-iii and b. i. – vii.
g. Show location of Natural Area fencing and/or signage
h. Delineate Community Space, provide area calculation and proposed form of
ownership
i. Delineate and document Homesite Standards in BIMC 17.12.060 and Table
17.12.060-1
j. Delineate and document Subdivision Standards in BIMC 17.12.070 and Table
17.12.070-1
4. Document the four-step design process identified in BIMC 17.12.030
5. Document requested departures from subdivision standards contained in BIMC 17.12.060
and 17.12.070, including BIMC Tables 17.12.060-1 and 17.12.070-1: Address consistency
with general purpose of intent of the subdivision chapter, the intent of the four-step
design process, and the specific standard from which the departure is requested.
6. Identify Island-Wide Transportation Planand City of Bainbridge Island Design and
Construction Standards. Document requested deviations.
7. Depict views of proposed houses from exterior roads and abutting properties vis-à-vis
natural topography and existing vegetation
ReasonableUseException
A. Basic Site Plan
B. The terms, conditions, covenants, andagreementsunderwhich the subject
property is bound, if any;
C. Critical Area Report. A critical areas report including mitigation plan, ifnecessary,
prepared in accordance with applicable stateand federal agency standards.Such
studiesshallbe prepared in accordancewith the requirementsin BIMC16.20.180 –
Critical areareports by qualifiedprofessionals inthe area of concern as provided in
BIMC 16.20.190 – Definitions;
D. Any otherrelevantinformationand reports thatare necessary,inthe opinion ofthe
director,toprocessand prepare the recommendationonthe application,such as
permit applicationsto other agenciesand special studies;
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E. State Environmental Policy Act (SEPA) checklist (ifapplicable)
F. Otherplansanddrawings deemednecessary by the directorfor evaluationof the
meritsof the proposal;and
G. A completeanddetailed written statementof thereason(s)for requestingthe
reasonable use exception including a detailed description ofhow the proposal will
meetthe reasonable use exception criteria asdefined in BIMC16.20.080:
1. The application of Chapter 16.20 woulddeny all reasonableuse of the property;
2. There is no reasonablealternativetothe proposalwith less impact to the critical area
or its requiredbuffer;
3. The proposal minimizesthe impact on critical areas in accordancewith mitigation
sequencing (BIMC16.20.030);
4. The proposed impact to the critical area isthe minimumnecessary to allowreasonable
use of theproperty;
5. The inability of the applicant to derive reasonable useof the property is not the result
of actions by the applicant,or of the applicant’spredecessor,that occurred after
February 20,1992;
6. The proposed totallot coveragedoesnot exceed1,200 squarefeetfor
residential development;
7. The proposal doesnot pose anunreasonable threat to the publichealth,safety, or
welfare on or offthe property;
8. Any alterations permittedto the critical areaaremitigated in accordancewith
mitigation requirementsapplicableto the criticalarea altered;
9. The proposalprotects the critical areafunctions and values consistentwith thebest
available science and resultsin no net loss of critical area functionsand values;
10. The proposal addresses cumulative impacts of theaction; and
11. The proposal is consistent withotherapplicableregulations and standards.
H.A copyof thepre-application conferencesummaryletter.
Revisiontoa Land UsePermit
A revision is required when there are proposed changesto a project afterthe applicationhas
been submittedbuthas not been approved. Thismay arise due to differencesbetweenthe
originalproposal andapplication submittalsto actualfield conditions,or the customer has
changed theirmind about an aspect of the project. In all cases, arevision to the existingpermit
must be submitted,reviewed and approved. Please checkwithyourplanner priorto
submittingrevisions: An intakeappointment maybe required. All submittal requirements
applicableto the originalapplication,including number of copies,are requiredfor revisions.
Revisions maybe subject to additionalfees.
A. Basic Site Plan
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B. Utilities Plan (as applicable)
C. LandscapePlan (as applicable) with proposed landscaping as required by BIMC
18.15.010,includinganyrequired retention.
D. Revision documentsthatclearlyidentifythe proposed change,includinga descriptionof the
proposedchange
E. Written description of the proposed change, including a detailed analysis of howthe change
complies with decision criteria of the applicationused inthe first instance
F. Authorizationof allowners of all lotsinvolved inthe change
Shoreline-ClearingPermit
A. Basic Site Plan, including:
1. Species and location oftreesor othervegetationproposed to be removed
2. Size (dbh)of treesto beremoved
3. Area (square feet) of canopy coverage to be removed. Canopy coverage includes trees
and shrubs.
4. Erosion control methods, drainage information or plan, pursuant to BIMC 15.20
B. Supplementalmaterials,as applicable:
1. Arborist report,forremovalof hazard trees,oranyvegetation removal within
geologicallyhazardousareasorbuffers/setbacks
2. Geotechnical report,forany vegetationremovalwithin geologicallyhazardousareasor
buffers/setbacks
C. Replantingplan, including:
1. Species, size,quantity, and location oftrees or othervegetation proposedto be planted
Shoreline -Substantial Development Permit/Exemption, Variance, Conditional Use
A. BasicSite Plan, withthe following additionalinformation:
1. Location of Ordinary High Water Mark (OHWM);
2. Location of Shoreline Buffer;
3. Location of Shoreline StructureViewSetback;
4. Shorelinedimensionalsetbacks;
5. Location of native vegetationand significanttrees;
6. If structureshaveany attachments(e.g.deck,balcony, etc.), include elevation drawings
and calculations of grade
7. Foroverwater structuresordevelopment:littoralboundariesandelevationdrawings
withtidalelevationsdevelopment
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8. For mooringbuoysthe following additionalinformation:
a. Location of proposed buoy with latitude and longitude coordinates and swing circle;
b. Location of surroundingbuoys,floats, or docks;
c. Distance measurementof proposedbuoy tosurroundingbuoys, floats,ordocks.
B. No Net LossDocumentation
All shorelinedevelopment,use andactivities,regardlessof whether apermit isrequired,
must result inno netlossof ecologicalfunctions and processesnecessaryto sustain
shoreline resources.To demonstrate thatthe no net loss standard is met,and applicant
musteither submit with application:
1. The Single-Family ResidenceMitigationManual checklist and supportingdocuments
or
2. A Site-specific Analysis that is completed by a qualifiedprofessional.
C. Narrative explaininghowthe project meetsthe decision criteriain BIMC2.16.165
D. AdditionalDocuments
Depending on existingsite conditions andproposeddevelopment activities,your
application may require additionalreports and/or studiesto identify and assess potential
projectimpacts. These include:
1. Wetlanddelineation andcategorization (SeeBIMC16.12.060.L)
2. Geotechnical Report(SeeBIMC16.12.060.K)
3. BluffManagement Plan (See BIMC16.12.060.K)
4. Utilities Plan
5. SiteAssessment Review(SAR)or SARExemption
6. State Environmental PolicyAct (SEPA)Checklist
7. Shoreline Stabilization Projects have additionalsubmittal requirementslisted in the
City’s ShorelineMaster Program Section 6.2.10
8. For Mooring Buoys, thefollowing additionalinformation:
a. Cross-SectionalViewWorksheet
b. Proof of submittalof siteplan withlatitude and longitude coordinates, vicinity map,
and cross-sectional viewworksheetto the Suquamish Tribe. A copy of notification
e-mail sent to Alison O’Sullivan, Biologist, Suquamish Tribeis acceptable
(aosullivan@suquamish.nsn.us).
c. Name and contact information of thediver/biologist qualified to install an
embedmentstyleanchor
i.An aquatic vegetationdive surveyisrequired if a surface style anchor is
proposed (Concreteblock,Danforth,etc.)
d. Signed copyof AttachmentE: Aquatic UseAuthorizationon DepartmentofNatural
Resources (DNR)- managed aquatic lands. This form must be submitted to and
signed by DNR prior to making applicationto the City. PleasenotethatAttachment
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E is not requiredforbuoysthat areproposed to be installed on privatelyheld
tidelands.
e. Attachment E must include DNR signature at timeof submittalto the City to
verify thatDNR has been notified ofthe proposedbuoy location. Attachment
E is submittedto DNRalongwith a Joint Aquatic Resources Permit Application
(JARPA). Attachment E and the JARPAform can befoundhere:
https://www.epermitting.wa.gov/site/alias__resourcecenter/9978/default.aspx
Dependingon the location of the buoy, yourapplication may require additional
submittaldocuments, including StateEnvironmentalPolicy Act (SEPA) Checklist
(required only ifplacement location is not on DNR leased land)
SignPermit
A. Basic Site Plan
1. Position ofbuildings
2. Landscapedareas
3. Sign configuration
4. Sign size
5. Signelevation
B.SignPermitWorksheet
C. Drawing orphoto of proposed sign(s)includingdimensions andheight above ground.
D. Engineeringspecifications(if applicable).
SitePlanandDesign Review (Major & Minor)
A. Basic Site Plan. For Major Site Plan and Design Review permits, submit final site plan
reviewed by the Design Review Board along with any items below not already included.
(Reference: Design for Bainbridge, Appendix A, Documents Required for Design Review)
B. Utilities Plan
C. SiteAssessment Review(SAR)or SARExemption
D. Landscape Plan
E. Preapplication conference summary(if applicable)
F. Publicparticipation meeting summary (if applicable)
G. State Environmental Policy Act (SEPA)checklist (ifapplicable)
H. Terms, conditions,covenants,andagreementsunderwhich the subjectproperty is bound
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I. Traffic analysis (if applicable)
J. Design for Bainbridge checklist / worksheet
K. Narrative: A completeanddetailed writtenstatement describingthe proposal, including:
1. Intended use of the land
2. Phasing, includingthephasing of on- and off-site improvements
3. Sequence andtimingofthe proposeddevelopment
4. Proposed land ownership
5. Commercialand residentialcomponentsof the project
6. Addressing the decision criteriaper BIMC2.16.040 E
L. Documentation of KitsapPublic HealthDistrict Concurrent Review, if not onpublic sewer
and water;
M. Non-bindingWater andSeweravailabilityletters (availability andphasingof system
extensions)
N. The terms, conditions, covenants, andagreementsunderwhich the subject property is
bound,if any;
O. Architecturaldrawings,includingfloorplans,uses,buildingelevations,buildingsections,
and roof plans;
P. Descriptionofproposedstormwatermanagement systemand maintenance and operation.
See also Utilities Plan.
Q. Descriptionof any facilitiesplanned forpublicdedication, e.g. sewage disposal system,
roads,non-motorizedfacilities,utilitylines andfacilities,parks.
R. Any othergraphic materials requiredto adequately describe howthe proposal meets
specific regulationsandguidelines,such ascolor palettes,materialboards, and
computerizedmodels;
S. For installationof outdoor lightingfixtures,evidence of compliancewiththe requirements
of chapter 18.15.040,Outdoor Lighting,on the architecturalelevationsor on aform
provided by thedepartmentofplanning and communitydevelopment.
T. A survey maybe required depending onproject complexity
Subdivision–Preliminary (Short/Long/LargeLot)
A. Basic Site Plan (two-lot short subdivisions only). For all other preliminary subdivisions, submit
final site plan reviewed by the Design Review Board along with any additional items below
not already included (Reference: Design for Bainbridge, Appendix A, Documents Required for
Design Review)
B. Utilities Plan
C. SiteAssessment Review(SAR)or SARExemption
D. Landscape Plan (as applicable). Proposed landscaping as required by BIMC18.15.010,
includinganyrequiredretention.
E. PreliminaryPlat
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1. Conventionalscale and prepared by a surveyor licensed inthe State of Washington
2. Separate sheets depicting existing conditions andresultant conditions
3. Zoningand ComprehensivePlandesignation
4. Shorelineuplandand waterenvironment designations
5. Proposed methodto meetfire flow requirements
6. Names and locations of adjacent subdivisions
7. Gross lot size (in square feet)of each existing andresultant lot
8. Lot area of each existingand resultant lot / tract (BIMC18.12.050.J)
9. Delineate requiredcriticalareas,theirbuffers and setbacks along with any proposed
modifications
10. Aquifer RechargeProtection Area: Clearly show the extent of native vegetation areas.
Delineate the ARPA, 12,500 square foot development areas, and show the area
calculations. Document the ARPA development standards in BIMC 16.20.100.D.
11. Delineate primary and secondary Natural Areas, provide area calculations for each and
proposed form of ownership. Identity the functional characteristics of each Natural Area
type in BIMC 17.12.050.A.2.a. i-iii and b. i. – vii.
12. Show location of Natural Area fencing and/or signage
13. Delineate Community Space, provide area calculation and proposed form of ownership
14.Delineate and document Homesite Standards in BIMC 17.12.060 and Table
17.12.060-1
15.Delineate and document Subdivision Standards in BIMC 17.12.070 and Table
17.12.070-1
F. Design for Bainbridge checklist/worksheet
G. Document the four-step design process identified in BIMC 17.12.030
H. Document requested departures from subdivision standards contained in BIMC17.12.060
and 17.12.070, including BIMC Tables 17.12.060-1 and 17.12.070-1: Address consistency
with general purpose of intent of the subdivision chapter, the intent of the four-step
design process, and the specific standard from which the departure is requested.
I.Identify Island-Wide Transportation Plan and City of Bainbridge Island Design and
Construction Standards. Document requested deviations.
J. Depict views of proposed houses from exterior roads and abutting properties vis-à-vis
natural topography and existing vegetation
K. State Environmental Policy Act (SEPA) checklist (ifapplicable)
L. Preapplicationconferencesummaryletter
M. Perimeter lot closuresfor each existing and resultant lot
N. Titlereportdatednot morethan six months prior to application
O. Property legaldescription
P. Draft Natural Area and/or Community Space Management Plan, including maintenance plan and
allowed uses for each area type
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Q. Existingandproposedterms,conditions,covenants,andagreementsonthesubjectproperty
(e.g. road maintenance agreement)
R. Non-bindingwaterand sewer availabilityletters (forpublic water / sewer)foreach lot
S. Trafficimpact analysis/applicationfortrafficconcurrencyor concurrencystatement
T. Othertechnical reports (asapplicable):
a. Wetlanddelineation andreportor wetlanddetermination
b. Geotechnicalreport/assessment
c. Shoreline SiteSpecific Analysis
d. DNR Forestrypermit
e. HabitatManagementPlan
U. Otherspecialsubmittalrequirementsidentified inthe pre-application conferencesummary
Subdivision - Alteration (Short/ Long/LargeLot)
A. Proposedplatalteration
B. Narrative including a description of the proposed change anda detailed analysis of how the
change complies withdecision criteria of the application used inthe first instance
C. A copy of the existing finalplat
D. A copyof the natural area / community space / open spacemanagement plan,as applicable
Subdivision - PlatUtilityApproval(Short/Long/LargeLot)
Platutilitystandards for civil improvements are found in the Cityof Bainbridge IslandDesign
and Construction StandardsManual. Please reviewthe specificrequirements withthe assigned
Cityproject engineerforlarge/complexprojects.
A. ConstructionPlans
Plans must be full-scale drawingson 24-inchby 36-inch paper with margins which are set to
provide half-scale drawings on 11-inch x 17- inchpaper. Two copiesofthe constructionplan
set are required. A digital set inPDF or TIFFformat must also be submitted with application.
On-siteplansforprivateproperty improvementsmust have a vertical scale of one inch
equals five feet and a horizontalscale of one inch equals 50 feet. Profilesmay be drawnon
plan sheets.
Off-site plansforpublicimprovements (i.e.water, sewer,storm drainage,and streets) shall
have a vertical scale of one inch equals fivefeet and a horizontalscale of oneinch equals 40
feet. Alloff-site plans shallhave the corresponding plan/profiles on the same sheet.
See also land use standardsforplan requirements (e.g. Aquifer Recharge Protection Areas).
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GeneralPlanRequirements:
North must be up or to the left onplans, and north must not be shownin a different
orientation on the same orconnecting sheets.
Vicinity map of approximately one square mile withthe project sitecentered scaled one
inch = 1000feet. A scale at leastone inch long must be on the map. A north arrow
must be onthe map and the site address must be belowthe map.
Citydatum withCity-established benchmark (BM)numberand elevation. BM
information isavailable fromthe city's right-of-way specialist.
A detailed description ofthe site,includinglot number,quarter section,township and
range, unlessotherwise notedby the CityEngineer.
Current zoning of site and of adjacent properties
Lot size(s)withperimeter distances and bearingsof the siteshownon theplan
Project name inthe titleblock
Owner/developername,address, and phonenumber inthe titleblock
Design engineer'sname,address,and phone number inthe titleblock
Boundary and topographic survey of existing conditionswith a contour interval of no
less thanfive feet (no less than10 feet for Large Lot Subdivisions)
Clearly identify and dimension existing and proposed rights-of-wayand easements.
ShowKitsap Countyrecordingnumbersfor allexistingeasements.
All pertinent existing andfinish elevations
Existing naturaldrainageways (e.g. swales,ditches) and flow path with arrows and
elevations
Lakes,rivers,streams,floodplains,wetlands, sensitiveslopes,andothersensitiveareas
Limitsand elevationsof 100-Year floodplain with floodway and flood fringe delineated
General plan notes consistent with the Standardsshall be shown on the plan
IndividualPlanSheet Requirements:
Plans may beincorporated onthe samesheet where clarity is not affected.
Preliminaryconditionsof approval
Grading, Drainage, and Erosion and Sediment Control (GDESC)Plan
Streetplan or plat roadplan
Parkingplan
Utility plan (water,sewer,and dry/franchiseutilitylocationand coordination)
Significanttree/treeretention plan
Openspacemanagement plan,where applicable
Landscapingplan
B. ReportsandSupportingDocumentation/Calculations
StormwatermanagementreportconsistentwithBIMC15.20 andthe currentadopted
StormwaterandLowImpactDevelopmentmanuals.
Drainage designcalculations.
Soil logs and infiltration ratedetermination, whereapplicable.
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Geotechnicalreport, where applicable.
Domestic (multi-family), commercial and fire flowcalculations.
Sewerconveyancecalculations.
C. Facilities(Water,Sewer,StormWaterand Streets) ExtensionAgreement Application
The extension agreement application shall be completed bythe ownerand submitted with
the applicableprocessingfee consistentwithBIMC 13.32.
Application shallindicatewhethera latecomerreimbursement willbe requested.
Drawings shall be submitted showing generallytheproposed location,type,and size of
the utilityor street improvements.
Subdivision - Final(Short/Long/LargeLot)
A. Plat UtilitiesPlan (engineered drainage plan / report or minorplan as applicable)
B. LandscapePlan (as applicable). Proposed landscaping as required by BIMC 18.15.010,
includinganyrequiredretention.
C. Final terms,conditions,covenants,andagreements(e.g. Natural / Community Space
Management Plan, road maintenance agreement)
D. Statement of compliance listing the plat conditions and howeach condition is met
B. Perimeter lotclosures for each existing and resultant lot
C. Titlereportdatednot morethan six months prior to application
D. Binding water andseweravailabilityletters (forpublic water/sewer)foreach lot
E. Final Plat, as modified by conditions of approval
1. Applicableplat conditions of approval
2. Tiesto permanent monuments
3. Controllingreferencepointsor monuments
4. Bearingand length of lines
5. Origin of meridian or basis of bearings
6. Surveyor’s certificate signed by the surveyor who prepared the finalplat:
“I,______registered as a professional land surveyor by the State of Washington,
certify that this Subdivisionis based on an actual survey of the land described
herein,conductedby meor under my supervision, duringthe period of _, 20__,
through____,20__ , that the distances,courses, and angles shownhereon
correctly; andthe lotcorners have beenstaked onthe ground as depicted hereon.”
7.Disclaimerregardingroadmaintenance: “Responsibility and expense for maintenance of
streets serving lots withinthis short plat/subdivisionshall rest withthe lot owners unless
such roads have been accepted by the City.”
8.If plat improvementsare assured, a prominentnote onthe face of the finalplat: “The
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lots created by this plat are subject to conditions of an assurance device held by the City
forthe completion of certain necessary facilities. Building permits may not be issued
and/or occupancy may not be allowed until such necessary facilities arecompleted and
approved bythe City. Allpurchasers shall satisfy themselves as to the status of
completionof the necessaryfacilities.”
9. Signature anddate linesforthe CityPlanning Director
10. Signature anddate linesfor the Health District (N/A for short plats)
11. County Treasurer and Auditor signature blocks
12. Declarationregardingfurthersubdivision: “Land in a short subdivision may not be further
divided through a short plat withina period of five yearsrecordingthe final short without
meetingthe standards of and being reviewed as a long subdivision.”
13. Estimate approved by the City forfinancialassurance ofplat improvements (if applicable)
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TreeRemoval/VegetationMaintenancePermit
A. Basic Site Plan
B. Treesand vegetationproposed to be removed (also showon Basic Site Plan)
C. Size (diameter breast height [dbh]) of trees to be removed (Required only for commercial,
institutional,multifamily,and mixed-usedevelopment and any propertiesin Mixed UseTown
Center, High School Road, R-2.9, R-3.5and R-4.3zones. Also show on Basic Site Plan)
D. Site Assessment Review(SAR)or Exemption (if applicable)
E. Erosion control methods, drainage information or plan, pursuant to BIMC 15.20 (if
applicable).
F. Planting plan (see Landscape Plan section above) if tree removal brings a property below
applicable tree unit requirements (see BIMC Section 18.15.010.G) or is proposed within
requiredvegetationareas (e.g.landscapebuffers,no-cutbuffers),oranyother trees required
to be retained through an approved land use permit. Planting plan should ensure that
property continuesto meetany applicabletreerequirements.
Variance–Zoning (Major&Minor)
A. Basic Site Plan
B. State Environmental Policy Act (SEPA) checklist (ifapplicable)
C. Terms, conditions,covenants,and agreementsunderwhich the subjectproperty is bound
D. Narrative – A completeanddetailed writtenstatement describingtheproposal, including:
1. Reason forthe variancerequest
2. Detailed description of how the proposal willmeetthe decision criteria
3. Visual impactsof proposed structures,includingproposed screening
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WirelessCommunicationFacilityPermit(WCF)
Permit procedures for wirelesscommunicationfacilitypermits are detailedin BIMC 18.10.
A. Basic Site Plan
1. Additionalrequirements
a. Location,elevation anddimensionsof existingfacility components
b. Location,elevation anddimensionsof proposedfacility components
c. Existing and proposed site grade
d. Area of grounddisturbance for construction activities
e. Primary viewshed oftheproposed WCF
f. Proposedheight
g. Coverage areaat proposed height (maybe insetmap oron separatesheet)
h. Inventory of WCF sites in or within a one mile radius of the City that are operated by
the applicant
B. LandscapePlan
1. Additionallandscapeplan informationrequired:
a. Type and location of vegetation screen of WCF componentsin viewshed context
b. Height of vegetationscreen at maturity (e.g.monopole/tower 2/3heightscreening)
c. Type and locationof topographicor structuralscreening(e.g.wall, fencing)
d. WCFpaint/camouflage colorscheme inviewshedcontext
e. Securityfencingheight,vegetationscreeningandpaint/camouflagescreening
C. DetailDrawing
1. Antenna
2. Supportstructure andany protrusionfromthe support structure
3. Transmissiondevice
4. Equipmentshelter
D. Photo/visual simulationsof theproposalfrom affectedpropertiesandpublic rights-of-way at
varyingdistances
E. Narrative
1. An explanation of the need for the proposed WCF
2. Location priority analysis (e.g. co-location vs. commercialbuilding)
3. Height anddesign of WCF sites inor within onemile of the City
4. Impact ofproposalon existing restrictionsor requirements (e.g.Conditional UsePermit,
SitePlan andDesign ReviewPermit)
5. Feasibilityof underground location for equipmentfacilities
6. Equipmentnoiseevaluation (e.g.dB atnearest property line)
F. Documentation verifyingthatthe proposed WCF complies with Federal Communications
Commission and FederalAviation Administrationregulations
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G. Copy ofdocumentation regardingexistingrestrictions orrequirements(e.g. ConditionalUse
Permit, SitePlanand Design ReviewPermit)
H. Additionalinformationrequiredfor:
1. Towermodification
a. Structuralengineeringreportdemonstrating themodificationcomplieswith applicable
construction/electrical/safetycodesincluding:
i.numberandtypesof antennasthe tower can support
ii. basis for capacity calculation
iii. statement thattheproposal complies with applicableFCC guidelinesand standards
2. Basestation modification
a. Structuralengineeringreportdemonstrating themodificationcomplieswith
applicableconstruction/electrical/safetycodes
3. Applications for facilitiesother than FacilityI or II
a. Documentation of effortsto co-locate on existingfacilities
I. If all or a portion of the WCF will be located upon a city-owned structure, or upon non-right-
of-way property which is either city-owned or city-leased, the applicant shall be required to
enter intoa leaseagreement withthe cityforthe useof the city property.
J.A MasterPermit, consistent withChapter 19.02 and19.04BIMC, if all or aportion of the WCF
will be located in the right-of-way.
WirelessEligibleFacilitiesRequestPermit(EFR)
Permit procedures for wirelesseligible facilities requestpermits are detailed in BIMC 18.11.
1.An assertionthatthe proposed facilities modification is subject to reviewunderSection
6409 ofthe Spectrum Act.
2.An evaluationof the substantial change criteriaas found in BIMC 18.11.010.K.
3.Copiesof anyenvironmentaldocuments requiredby anyfederal agency.These shall include
the environmental assessment requiredby 47 C.F.R.Part 1 (Part 1 – Practiceand Procedure),
Section 1.1307, asamended, or,in the eventthatan FCCenvironmental assessment is not
required, a statementthatdescribesthe specificfactorsthat obviate therequirementforan
environmentalassessment.
4.If the applicant is not the owneror person in control of theeligible support structure and/or
site:An attestation that the owneror person in controlof the eligible support structure
and/orsite has consented to the proposed facilities modification. If the eligible support
structure islocated in a publicright-of-way,the applicant must alsoattestthat applicant has
authorizationto install,maintain andoperate transmissionequipment in,under,andabove
the publicright-of-way.
5.A requestinvolving co-location of transmissionequipmentorthe replacementof
transmission equipment:Complete copiesof the underlying landuse approvals for siting of
the toweror base station proposed tobe modified,establishingthat, atthe timeof submittal
of the application, such tower or base station constituted an eligible support structure.
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6.A request that willresult in anincrease inheightof the eligible supportstructure:Record
drawings, as-built plans,or the equivalent, showing the heightof the eligible support
structure (a)asoriginallyconstructed and grantedapproval by the city or other applicable
local zoningor similar regulatory authority;or (b)as of the most recent modificationreceived
by the city, or other local zoningor regulatory approval, priorto the passageofthe Spectrum
Act, whicheverheight isgreater.
7.A request to an eligible support structure, whichstructure,or proposed modification of the
same, issubject topreexistingrestrictions orrequirementsimposed by a reviewing official
or decision-making bodypursuant to authority granted underthe city code,or an ordinance
or amunicipalcodeof another local government authority: Acopy of the document (e.g.,
CUP or SUP)settingforthsuchpreexistingrestrictions orrequirements together witha
certification thatthe proposed facilities modification conformsto such restrictions or
requirements; provided,thatsuchcertificationshallhaveno application to the extent the
proposed facilities modification relatessolely to anincrease in height,increase in width,
addition of cabinets,or new excavation,thatdoes not result in a substantial change inthe
physicaldimensionsof the eligible support structure.
8.A request to an eligible supportstructure, whichstructure,or proposed modification of the
same,issubject topreexistingconcealment restrictions orrequirements,or was constructed
withconcealmentelements:Applicant shallsetforththe factsand circumstances
demonstratingthatthe proposedmodificationwouldnot defeat the existing concealment
elementsofthe eligiblesupport structure. If theproposed modification will alterthe exterior
dimensionsor appearanceof the eligible support structure,applicantshallinclude a detailed
visualsimulationdepictinghow the eligible support structure will appear after the proposed
modification is complete.The visual simulation shalldepictto scale theeligible support
structure in relation tothe trees,landscapingand other structures adjacent to, or in the
immediate vicinityof, the eligible supportstructure.
9.A request thatwillprotrudefromthe edgeof a nontowereligible support structure:Record
drawings,as-built plans,or the equivalent, showing at aminimum the edge of the eligible
support structure atthe location ofthe proposed modification.
10.A request to aneligible supportstructurethat will (a)include anyexcavation; (b)would
result in a protrusionfrom the edge of a towerthat exceeds an existing protrusionof any
transmissionequipmentattached to a tower;or (c)wouldprotrude fromthe edge of a
nontower eligiblesupport structure: A description of the boundariesof the site together
with a scale drawingbased on an accuratetraverse, withangular and lineal dimensions,
depictingthe boundariesof the site in relationto the tower or basestation proposed to be
modified anddepicting the proposed location,elevation and dimensions of the new or
replacementtransmissionequipment.The city may require a surveyby a land surveyor
licensed inthe state of Washington when, in the judgment of theapproval authority, a
survey isreasonablynecessary to verifytheboundariesof the siteto determine if the
proposed facilities modification would result in a substantial change in the physical
dimensionsof the eligible support structure.
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11.A request to theeligible support structure that includeshardeningthrough structural
enhancement:Atechnical report by aqualifiedengineer accreditedbythe state of
Washington,demonstratingthatthe structuralenhancement isperformedin connection
withand isnecessaryto supporttheproposed co-location,removal,or replacementof
transmissionequipment and conformsto applicablecoderequirements. The city may
retainthe servicesof anindependenttechnicalexpert to review,evaluate,and provide an
opinion regardingthe applicant’sdemonstration of necessity.
12.A request thatproposesa modification to atower: A stamped reportby a Washington
State-registeredprofessional engineerdemonstratingthatthe towerwiththe proposed
modificationswill comply with applicable structural, electrical, and safety codes,including
by way of example, andnot limitation,EIA/TIA-222-Revision G,published by the American
National StandardsInstitute(asamended),allowable wind speed forthe applicablezone in
whichthe tower is located, anddescribingthe general structural capacity of the tower
with the proposed modifications, including:
a.The number andtypeof antennasthat canbe accommodated;
b.The basis for the calculation of capacity; and
c. A written statementthattheproposalcomplieswith allfederal guidelinesregarding
interference andANSI standards as adopted by the FCC, including butnot limited to
nonionizingelectromagneticradiation (NIER)standards. The citymay retainthe
services of an independent technicalexpert to review, evaluate, and provide an
opinion regardingthe applicant’sdemonstration of compliance.
13.A request to a base station: A stamped reportby a Washington State-registered
professionalengineerdemonstrating thatthe base station, withthe proposed
modifications,willcomply withapplicablestructural, electrical, and safetycodes.
14.A request requiringalterationtothe eligible support structure,excavation,installation
of new equipment cabinets, or any otheractivities impactingor alteringthe land,
existing structures,fencing, or landscaping on the site: Adetailed site plan and
drawings,showing the truenorthpoint,a graphicscaleand,drawnto an appropriate
decimal scale,indicatingand depicting:
a.The location,elevation anddimensions of the existing eligible support structure;
b.The location,elevation and dimensionsof the existingtransmissionequipment;
c.The location, elevation and dimensionsof the transmissionequipment, if any,
proposed tobe co-located orthat willreplace existing transmissionequipment;
d.The location,elevation anddimensionsof anyproposed new equipment cabinetsand
the intended useof each;
e.Any proposed modification to theeligible supportstructure;
f.The location ofexisting structureson the site,including fencing, screening, trees,
and other significant sitefeatures; and
g.The location of anyareaswhereexcavation isproposed showing the elevations,
depths,and width ofthe proposed excavationandmaterials and dimensions of
the equipmentto beplaced inthe area excavated.
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Small Wireless Facility Permit (SWF)
Permit procedures for small wireless facilitypermits are detailed in BIMC 19.10.
1. A MasterPermit, consistentwith Chapter19.02 and19.04BIMC, iftheproposed
facilities are located inthe right-of-way.
2. Associated Permit(s). Applications or checklists required underthe Critical Areas,Shoreline,
or SEPAordinances. Applicationsfordeploymentof smallwirelessfacilities in Design Zones
or fornew poles shall comply with the requirements in BIMC18.10A.060.
3. Specific locationalinformationincluding GIS coordinates of allproposed smallwireless
facilities and specify wherethe smallwirelessfacilities willutilize existing,replacement, or
new polesortowers, existingbuildings,or otherstructures.Ground mounted equipment (if
authorized pursuantto Chapter18.10A BIMC), conduit,junction boxes,and fiberand
electricalconnectionsnecessaryfor and intendedforuse inthe deployment shall also be
specified regardless of whether theadditionalfacilities are to be constructed by the
applicantor leased from a thirdparty.Detailed schematics and visual renderingsof the
small wirelessfacilities,includingengineeringand design standards,shallbe provided by the
applicant.The application shall have sufficient detailto identify:
(a) The location of overhead andundergroundpublicutility,telecommunication,cable,
water,adjacent lightingsewerdrainage and otherlinesandequipment within 50 feet of
the proposedproject area (which the project area shallinclude thelocation of the fiber
sourceand powersource). Further,the applicant shall include allexisting and proposed
improvementsrelated to the proposedlocation, includingbutnot limited to poles,
driveways, ADAramps,equipment cabinets,streettreesand structureswithin 50 feet
fromthe proposed projectarea.
(b) The specifictrees, structures, improvements,facilities,linesandequipment,and
obstructions,if any,thatapplicantproposesto temporarilyorpermanentlyremoveor
relocate and alandscapeplan forprotecting,trimming, removing,replacing,and
restoring any treesor areasto bedisturbed duringconstruction.
(c) The construction drawings shall also includethe applicant'splan for electricand fiber
utilities,all conduits,cables, wires,handholes,junctions, meters,disconnect switches
and anyotherancillaryequipment or constructionnecessaryto construct the small
wireless facility,to the extent to which the applicant is responsibleforinstalling such
electricandfiberutilities, conduits, cables,and related improvements. Where another
party is responsiblefor installing such electric and fiberutilities, conduits,cables, and
related improvements,applicant'sconstructiondrawings will include such utilitiesto
the extent known at the time of application,but at a minimumapplicant must indicate
how it expects to obtain fiber andelectric service tothe small wirelessfacility.
(d) Compliance withthe aestheticrequirementsof BIMC 18.10A.050.
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4. Written approvalfrom the owner of any poleor structureforthe installation of its small
wirelessfacilities on suchpoleor structure. To extent thatthe poleor structureis not
ownedby the applicant,the applicant shalldemonstrate in writingthat theyhave authority
from thepoleowner to installthe small wirelessfacility on thepoleor structure.Such
written approval shall include approval of the specificpole,engineering and design
standards, aswell as assurancesthat the specificpole can withstand wind and seismic loads,
fromthe poleowner,unlessthe pole owner isthe City.Submission of the leaseagreement
between the poleownerand the applicant is not required. Ifthe proposedsmall wireless
facility isnot withinthe rights-of-way,the applicant must provide writtenapproval fromthe
property owner. Forcity-owned polesor structures,the applicantmust obtain a leasefrom
the City prior to orconcurrent withthe small wirelesspermit application and must submit as
part of the applicationthe information required in the lease for the Cityto evaluate the
usage of a specificpole.
5. Sworn affidavit signed by an RFEngineerwith knowledge of theproposed project affirming
that the smallwirelessfacilities willbe compliant with allFCC and other governmental
regulations in connectionwithhuman exposureto radiofrequency emissions for every
frequency at which the small wirelessfacility willoperate. If facilities which generate RF
radiation necessaryto the smallwirelessfacility areto be provided by a thirdparty, thenthe
small wirelesspermit shall be conditioned on an RF Certification showing the cumulative
impactof the RFemissions onthe entire installation.Theapplicant mayprovide one
emissions reportfor the entiresmall wirelessdeployment ifthe applicant isusingthe same
small wirelessfacility configuration for all installations withinthat batch or may submitone
emissions report foreach subgroupinstallationidentified inthe batch.
6. Proof of FCC and other regulatoryapprovalsrequired to provide the service(s)or utilize the
technologiessoughtto be installed.
7. A professional engineer licensedby the StateofWashington shall certify in writing, over his
or her seal,thatthe constructionplans of the small wireless facilitiesand the antenna
support structure or pole andfoundationare designed to reasonably withstand typical
loading requirementsas well aswind and seismic loads.
8. Proof of a valid Bainbridge Island businesslicense.
9. Such otherinformation asthe Director,in his/herdiscretion, shall deemappropriateto
effectivelyevaluatethe applicationbased ontechnical, engineering,and aesthetic
considerations.
ZoningVerificationLetter
A. Property location – 14-digit parcelnumber or site address
B. Any known previously approved land use applications or permits.
C. List of specific questions.