ORD 2006-16 LIGHT MANUFACTURING OPEN SPACE
Final Draft 080906 -- Third Reading
CITY OF BAINBRIDGE ISLAND
ORDINANCE NO. 2006-16
A~ ORDINANCE of the City of Bainbridge Island, Washington, relating to light
manufacturing development standards; modifying the open space and perimeter
buffer requlirements for light manufacturing development; consolidating light
manufacturing development standards in BIMC Chapter 18.72; and amending
Sections 18.72.050, 18.85.070, 18.105.010, and 18.105.055 of the Bainbridge
Island Municipal Code; and repealing Section 18.105.050 of the Bainbridge
Island Municipal Code.
WHEREAS, the City Council is authorized to modify the city code in accordance with
Washington State laws; and
WHEREAS, the City Council desires to remove inconsistencies from the current code,
and desires to clarify existing code provisions and procedures; and
WHEREAS, the City previously amended requirements for residential developments to
address concerns raised by the decision ofIsla Verde International Holdings, Inc., et al. v. City
ofCcllllas. 146 W.2d 740 (2002); and
WHEREAS, changes were proposed to BIMC Chapters 18.72, 18.85, and 18.105 to
address similar concerns regarding open space requirements for light manufacturing
developments; and
WHEREAS, tbe City Council has determined to individualize the open space
requirement by requiring open space designation only on portions of light manufacturing
property that contains Critical Areas as defined by Bainbridge Island Municipal Code Chapter
16.20: and
WHEREAS, tbe City Council, in furthering the goal of mitigating the visual impacts
associatcd with light manufacturing, herein modifies the perimeter landscape requirements for
light manufacturing developments; and
WHEREAS, notice was given on June 5,2006, to the Office of Community Development
in conformance with RCW 36.70A.106; and
WHEREAS, the Planning Commission conducted a public hearing on the amendments
proposed for Title 18, Zoning, on April 13, 2006; and
WHEREAS, the Planning Commission recommended approval on April 13, 2006; and
WHEREAS, the City Council conducted a public hearing on the amendments proposed
for Title] 8, Zoning" on July 12, 2006; now, therefore,
Ordinance 2006-16, Light Manufacturing Open Space
Page 1
Final[ Draft 080906 -- Third Reading
THE CITY COUNCIL OF THE CITY OF BAINBRIDGE ISLAND, WASHINGTON,
DOES ORDAIN, AS FOLLOWS:
Section 1. Section 18.72.050 of the Bainbridge Island Municipal Code is hereby amended to
read as follows:
"18.72.050 Development standards.
The standards below shall apply:
A. Minimum lot area:: 20,000 square feet.
B. Maximum lot coverage: 35 percent.
C. Minimum front setback: 50 feet along any public right-of-way.
D. Minimum rear setback: 15 feet; 50 feet when abutting a residentially zoned
property" The city may increase this to a maximum of 100 feet depending on the
type, scale, and intensity ofthe proposed use, subject to site plan review.
E. Minimum side setback: 10 feet; 50 feet when abutting a residentially zoned
property. The city may increase this to a maximum of 100 feet depending on the
type, scale, and intensity of the proposed use, subject to site plan review.
F. Maximum building height: 35 feet. Forty-five feet may be allowed through a
conditional use permit if, in addition to the requirements of Chapter 18.108
BIMC, it is demonstrated that (1) view opportunities are not substantially
reduced; (2) fire flow is adequate; ami-(3) solar access of neighboring lots is not
reduced; and <(4) the appearance of the neighborhood will not substantially
change..
G. Maximum structure height. Structure height is 35 feet, except that taller
structures may be allowed with the issuance of a conditional use permit; provided,
that (1) view opportunities are not substantially reduced; (2) structures shall not
be pemlitted in required setbacks except as otherwise authorized by this code; (3)
each setback requirement shall be increased one-half foot for every foot above the
maximum stmcture height; (4) noncommercial, nonparabolic antennas affixed to
noncommercial communication towers that are 50 feet or less in height above
grade shall nOlt require conditional use permits; (5) one flagpole 45 feet or less in
height may be placed on a parcel without requiring a conditional use permit; (6)
utility poles 50 feet or less in height shall not require conditional use pem1its; and
(7) utility structures existing on September 8, 2003, that are taller than 50 feet
shall nOlt be considered nonconforming structures and may be replaced without a
conditional use permit; provided, that the replacement structure is not larger or
taller than the original structure and is not moved more than 20 feet from its
original location.
H. Wireless communications towers over 35 feet in height shall require site pllan and
design review pursuant to BIMC 18.1 05.020.AA.
L Parking" Circulation and Loading. Parking and circulation requirements of
Chapter 18.81 BIMC and parking lot landscape standards ofBIMC 18.85.070
shall apply with the following additions:
1. On-street parking or staging of trucks on public streets is prohibited.
Ordinance 2006-16, Light Manufacturing Open Space
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Final Draft 080906 -- Third Reading
2. The primary vehicular access for light manufacturing developments shall
avoid a street or easement that primarily serves residential uses.
3. No new curb cuts shall be allowed onto public streets if it is possible fc)r a
development to share an access drive with an existing facility.
4. Entrances and exits to and from parking and loading facilities shall be clearly
marked with appropriate directional signage where multiple access points are
provided.
5. Intemal circulation shall be designed for safety and efficiency by reducing
connicts between vehicular and pedestrian traffic, combining circulation and
access areas where possible, providing adequate tmck maneuvering, stacking,
and loading areas and accommodating emergency vehicle access.
6. To reduce noise and visual connicts with neighboring properties and public
streets, loading facilities shall be located internal to the site or where connict
with neighboring propeliies will be reduced. Loading facilities shall not face
flefl--bM-p ro p crti es-:-
7. Loading docks and doors facing a public street shall be offset from the access
drive and shall be screened from the street.
J. Open Sl~~ New dc'/elopments and additions shall provide adequate open
space arnenities-fuF--a&~lmployees, subject to site plan review.
,LK::- Outdoor Storage and Trash Dumpsters.
1. Screening of Outdoor Storage. The screen height is detennined by the height
of the material or equipment being screened. Chain link fencing with neutral
colored slatting is pern1itted along with vegetative screening when vegetative
screening alone is not sufficient to block the outdoor storage from public view
and where the fencing is not visible from a strcet. Exterior storage should be
confined to pOliions of the site least visible from public view.
2. Trash dumpsters or any outdoor equipment, whether on roof or side of a
stmcture, or on the ground, shall be screened from view. Screening shall be
architecturally consistent with the adjacent stmcture in tenns of materials.
Mechanical equipment should be located below the highest vertical element of
the building.
3. Trash and recycling containers shall be located to mitigate noise impacts to
nearby residential properties.
K.b Drainage. All storm water mnoff shall be detained and disposed of on site or
disposed of in a system designed for such runoff and which does not nood or
damage adjacent properties. Systems designed for runoff detention and control
shall comply with specifications provided by the city and shall be subject to its
review and approval, and shall, moreover, comply with Chapter 15.20 BIMC,
pertaining to community facilities.
L.A.,. On-1~ite Storm Water. In addition to the applicable stonn water mana2ement
requirements of Chapter 15.20 BIMC, a site plan and design review proposal for
applicatlle light manufacturing property shall include means to integrate and re-
use on-~ite storm water as a site amenity. For example, storm water detention
ponds c;m be ~ned as a site feature, or storm water can be collected and re-
used fo~ irrigation for on-site agricultural open space or required landscapi!.l&
Ordinance 2006-16, Light Manufacturing Open Space
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Final Draft 080906 -- Third Reading
M. Industrial Wastewater Disposal. Industrial wastewater includes wastewater
resulting from (1) any process of industry, manufacture, trade or business; (2) the
development of any natural resource; or (3) the washing of equipment and
vehicles, or similar activities. Storm water runoff and runoff from the watering of
landscaping is not included.. Industrial wastewater shall not be discharged into an
on-site septic system. Other relevant sections of this code shall apply.
N. Landscaping. Light manufacturing uses shall visually screen the development
year-round from adjacent, non-industrial properties and from adjacent roadways.
Landscape screening shall be provided in accordance with Chapter 18.85 BIMC.
D.G-:- Rel~tionship to Adjoining and Nearby Uses. A proposed development must
be sited and designed to minimize potential safety hazards to adjoining and
nearby ~levelopments.~:ifically, a proiect shall be designed in a manner that
minimizes conflicts between vehicular and non-motorized traffic. Additionally, a
development shall be fenced and buffered, as necessary, to impede potentially
danger(~us travel between diifferent types of uses, such as between a
manufac~2; operation and day care center. Outdoor operations, such as
loading docks and J2kygrounds, shall be located as far away as possible from
residences and other noise sensitive uses. Lastly, outdoor lighting shall conform
to the slandards stipulated in Chapter 15.34 BIMC.
p.f+:. Design Guidelines. The site design shall be consistent with the light
manufa~~2; desimguidelines of Chapter 18.41 BIMC and any other design
guideliT!es applicable 10 the proposed project.
Q.Ih Tral}sit Accommodation. A proposed site plan shall accommodate bus stops
along public rights-of-way in locations identified by Kitsap Transit.
R. Open Space. All areas identified as Critical Areas and their buffers under Chapter
16.20 BJMC shall be designated as open space.
I. Ope~l Space Conservation Easement. A conservation easement approved by
the ~lirector shall be placed on the designated open space and shall be recorded
witt! the Kitsa):) County auditor along with the open space management plan
(OS]\1P) as required in subsection 3 of this section.
2. Use~; Allowed within Designated Open Space. Within open space areas, uses
must conform with the provisions of Chapter 16.20 BIMC.
3. Ope~n Space M~gement Plan. An open space management plan (OSMP)
shal]J~~_Q.repared by the applicant for review and approval by the city at the
tim~ ofthl~lication submittal. The OSMP shall include provisions that
allo\\/ the periodic inspection of the open space by the city. The OSMP shall
be r~:corded with the Kitsap County auditor. The OSMP shall include the
foIlQ~ving~
~{\ list of all approved uses for the open space areas. If a property has a
yarietv of critical areas, the specific locations of each set of permitted uses
~:hall be depicted graphically.
L{~ management plan which clearly describes the frequency and scope of
maintenance activities.
.------
f..:__Jdentification of the entity responsible for the maintenance of the open
~:pace areas.:.
Ordinance 2006-16, Light Manufacturing Open Spaee
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Final Draft 080906 n Third Reading
L]\1aintenance of Open Space Areas. Open space areas shall be maintained
permanentl.Y...l2v the property owner, the property owner's association, or
jhe public agency for publicly owned properties. In the event that open
~;pace is not maintained consistent with the OSMP, the city shall have the
right to provide the maintenance thereof, and bill the owner for all costs
incurred by the city for the maintenance. Such bill shall become
~ielinquent 20 days after the date of mailing, and on the amount dU(~
interest shall accrue on and after the date of delinquency at 12 percent per
~mnum or the rate authorized by state statute, whichever is lower. Upon
~ielinquency'Qf 60 days, a lien shall be placed on the property."
S,ection 2. Section 18.85.070 of the Bainbridge Island Municipal Code is hereby amended to
read as follows:
"18,,85.070 Perimete:r landsc'ape requirements.
A. Intent. To provide a vegetated screen between uses or land use districts, to screen
parking areas and structures located adjacent to public rights-of-way, and to allow
visual and physical access to pedestrian and other non-motorized oriented uses,
such as a multipurpose trail or bikeway if those trails could be accommodated
without compromising significant vegetation or hazardous slopes.
Three types of landscape screens may apply:
1. A full screen provides a dense vegetated separation between uses and land use
dist:ricts~ and
2. A pal1ial screen provides a moderate vegetated separation between uses and
land use districts; and
3. A filtered screen provides a light vegetated separation between uses and land
use districts and allows visual access to developments.
As stated in the city's comprehensive plan:
Whenever new development adjoins a park site, a vegetative buffer shall be
required which shall include the preservation and protection of existing
vegetation, to visually screen the development year-round from the park.
B. Requirements.
1. Full Screen. Provide:
a. Minimum 70 percent evergreen trees ranging in height from four feet to
six feet at the time of planting with at least 50 percent being six feet high;
and
b. Deciduous trees with a caliper of at least two inches at the time of
planting; and
c. At least 20 percent of the trees shall be native species and drought
resistant; and
Ordinance 2006-16, Light Manufacturing Open Space
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Final Draft 080906 -- Third Reading
d. The number of trees is determmed by dividing the length of the landscape
perimeter by 10 feet; and
c. Evergreen shrubs at least 21 inches in height at the time of planting,
spaced no more than three feet on center, to achieve minimum four feet
height at maturity; and
f. The number of shrubs is determined by dividing the length ofthe
perimeter by f()ur feet; and
g. Living ground cover shall be planted and spaced to achieve total coverage
'vvithin three years; and
h. Plants may be clustered within the perimeter to screen structures and
parking areas.
-----
Co .
Full Screen Plan
Ordinance 2006-16, Light Manufacturing Open Space
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Final Draft 080906 -- Third Reading
Full Screen Section
2. Partial Screen. Provide:
a. Minimum 50 percent evergreen trees ranging in height from four feet to
six feet at the time of planting with at least 50 percent being six feet high;
and
b. Deciduous trees with a caliper of at least two inches at the time of
planting; and
c. At least 20 percent of the trees shall be native species and drought
resistant; and
d. The number of trees is determined by dividing the length of the landscape
perimeter by 20 feet; and
e. Evergreen shrubs at least 21 inches in height at the time of planting,
spaced no more than three feet on center, to achieve minimum four feet
height at maturity; and
f. The number of shrubs is determined by dividing the length of the
landscape perimeter by five feet; and
g. Living ground cover shall be planted and spaced to achieve total coverage
\vithin three years; and
h. Plants may be clustered within the landscape perimeter to screen structures
and parking areas.
Ordinance 2006-16, Light Manufacturing Open Space
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Final Draft 080906 -- Third Reading
~)'01vi i "z;1I SeVi2en P 'at)
Part; a , Sere-a1 Se:i jon
3. Filtered Screen. Provide:
a. One hundred percent deciduous trees two-inch caliper spaced no more
than 30 feet on center; and
b. Evergreen shrubs 11l1inimum 21 inches in height at the time of planting
spaced no more than three feet on center to provide a continuous hedge
achieving 3l maximum height of three feet at maturity; and
c. Living ground cover shall be planted and spaced to achieve total coverage
within three years.
Ordinance 2006-16, Light Manufacturing Open Space
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Final Draft 080906 -- Third Reading
Filtered Screen
C. Standards. The following standards apply to the full screen, partial screen and
filtered screen perimeter landscape requirements contained in this section.
1. Existing vegetation may be used in lieu of new plant material ifnot already
being used to meet another requirement, except as otherwise provided in
BIMC 18..85.060 (site interior retention of 30 percent of significant tree
canopy).
2. A full screen will be required to screen utilities located above ground trom
adjacent LIlses.
3. Perimeter landscaping shall be clustered in areas to screen structures, utility
structures, loading areas, parking lots, trash enclosures, storage areas and
mechanical equipment.
4. The department may approve the averaging of perimeter landscape widths to
provide adequate screening if it meets the criteria contained in this section.
5. Earth berms in combination with shrubs and trees may be used to achieve the
initial planting height requirement.
6. Minimum landscape perimeter dimensions are allowed when perimeter
averaging is applied. The landscape perimeter can be averaged only if the total
required perimeter dimension square footage is achieved. The director may
allOYv landscape perimeter averaging if the following criteria is met:
a. Plant material may be clustered to more effectively screen parking areas
and structures; and
b. Does not diminish the quality of the perimeter landscape;
c. When significant trees are being retained.
Ordinance 2006-16, Light Manufacturing Open Space
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Final' Draft 080906 -- Third Reading
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D. Perimeter Landscape Requirements by District. Perimeter landscape requirements are
in addition to required parking lot landscape requirements.
The following charts indicate the type of perimeter landscaping required when the
subject propeJiy directly abuts various zoning districts and land uses:
Neighborhood Service Centers (NSCs).
Abutting zoning
or land use
Per
Lan
1
imeter Perimeter Minimum
dscape Dimensions Perimeter
, (Width) Dimensions
ype (Width)
~d 10' 5'
n
creen 15' 10'
ed 10' 10'
n
Righlls-of-way/roads
Filten:
Scree
Residential including
multifamily
Full S
NSCs
Filter
Scree
2, Light Manufacturing (LM) Districts.
j\butting zoning
or land use
Perime
Landsc
Typ
:ter Perimeter Minimum
Perimeter
ape Dimensions Dimensions
e (Width) (Width)
:n* 50' 35'
:n* 50' 35'
reen 15' 10'
Rights-of-way/roads
Non-light industrial
, --
Light manufacturing
uses
Full Scree
Full Scree
Partial Sc
.*
*
The lal1<:l5ea~e screening requirements may be modified for properties subj€€t-te
Chapter-l-&-U)5 BIMC--i-H-erder to enhance visual quality of any required o]~
space, as-a~'~'o','ed by-the-4irector.
Notwithstanding BIMC Section 18.85.070.B.l above, all native shrubs anct
significant trees shall be retained within all landscape buffers, except that limited
Ordinance 2006-16, Light Manufacturing Open Space
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Final Draft 080906 -- Third Reading
removal may be allowed for permitted activities located within the buffer area. If
necessa~~ existim?; vegetation shall be supplemented to attain the required
screeniI1g density.
3. (Water Dependent) Industrial Districts.
Abutting zoning
or land use
Pe
Lar
rimeter Perimeter Minimum
ldscape Dimensions Perimeter
fype (Width) Dimensions
(Width)
1 Screen 10' 5'
:creen 40' 20'
1 Screen 10' 0'
,creen 10' 5'
Rights-of-way/roads
---
Residential including
multifamily
Industrial uses
Partia
Full S
Partia
Full S
Nonindustrial uses
4. Areas Outside Winslow, NSCs, and LM Districts - Nonresidential Uses.
Abutting zoning
or land use
Per
Lan
1
imeter Perimeter Minimum
dscape Dimensions Perimeter
(Width) Dimensions
ype (Width)
I Screen 25' 15'
ere en 25' 15'
ere en 20' 10'
Righ1.s-of-way/roads
Residential including
multifamily
----
Non-industrial uses
Partia
Full S
Full S
5. Winslow Mixed Use Town Center - Central Core, Ferry Tenninal**, Gateway,
Ericksen and Madison Overlay Districts.
Abutting zoning
or land use
Perir
Land
T)
neter Perimeter Minimum
Perimeter
scape Dimensions Dimensions
'Pe (Width) (Width)
reen 50' 35'
reen 20' 15'
State highway*
Single-family residential
(UR)
Full Sc
Full Sc
Beginning 100 feet north of Winslow Way. This landscaping requirement shall not
apply to the interior renovation of existing buildings.
** For perimeter landscaping requirements in the ferry terminal district transition area,
north of Winslow Way, reference BIMC 18.40.031.
*
6. Urban Multifamily Districts.
[-Abutting zoni~g-I Perimeter
Perimeter
Minimum
Ordinance 2006-16, Light Manufacturing Open Space
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Final Draft OS0906 -- Third Reading
or land use
Lane
T
Iscape Dimensions Perimeter
ype (Width) Dimensions
(Width)
Screen 20' IS'
Screen 20' IS'
I Screen 15' 10'
Righ1ts-of-way/roads
---
S ingl!e- fami]y residential
(UR)
Partial
Partial
Urban multifamily
Filterec
7. High School Road Districts.
Abutting zoning
or land use
Pe
La
rimeter Perimeter Minimum
ndscape Dimensions Perimeter
Type (Width) Dimensions
(Width)
Screen 50' 35'
Screen 20' IS'
State highway*
----
Sing]e- family residential
(UR, SUR)
Full
Full
*This landscaping requirement shall not apply to the interior renovation of existing
buildings.
E. Parking Lot Landscaping.
I. Parking Lot Landscaping for NSCs, LM, (Water Dependent) Industrial and
Nonresidential Uses Outside Winslow Mixed Use Town Center. Parking lot
landscaping is in addition to required perimeter landscaping.
a. Intent To screen views of parking lots. To provide shade and visual relief
"vithin parking lots, to limit impacts of impervious surfaces and to
reinforce safe pedestrian access to buildings.
b. Requirements.
i. Parking Lots Located Adjacent to Public Rights-of- Way. Prov:ide:
(A) One tree for every four parking stalls; and
(B) Minimum 30 percent evergreen trees; and
(C) Deciduous trees minimum two-inch caliper, evergreen trees
minimum six feet high at the time ofp]anting; and
(D) Evergreen shrubs minimum IS-inch height at the time of planting
spaced no more than three feet on center, to provide a continuous
hedge achieving a maximum height of three feet at maturity
located adjacent to the rights-of-way (this may be achieved with
the perimeter landscape); and
(E) Evergreen ground cover planted and spaced to achieve total
coverage within two years; and
(F) Parking lots shall meet the requirements of Chapter IS.S1 BIMC;
and
(G) A landscaped area at the end of parking aisles;
Ordinance 2006-16, Light Manufacturing Open Space
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Final Draft 080906 -- Third Reading
(H) Refer to the standards contained in this section for optional
planting locations within parking areas.
-i-,--PafkiHg lots located adjacent to public rights of way.
Parking adjacent to right-of-way
Safe pedestrian access
11. Parking Lots Not Located Adjacent to Public Rights-of-Way. Provide:
(A) One tree for every eight parking stalls; and
(B) One hundred percent of the trees may be deciduous; and
(C) Deciduous trees minimum two-inch caliper, evergreen trees
minimum four feet height at the time of planting; and
(D) Evergreen ground cover and/or shrubs planted and spaced to
achieve total coverage within two years; and
(E) A landscaped area at the end of parking aisles;
(F) Parking lots shall meet the requirements of Chapter 18.81 BIMC;
(G) Refer to the standards contained in this section for optional
planting locations within parking areas.
Ordinance 2006-16, Light Manufacturing Open Space
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Final Draft OS0906 -- Third Reading
Parking area screen
c. Standards. The following standards apply to parking lot landscaping
located in NSCs, LM, (water dependent) industrial and nonresidential uses
outside Winslow Mixed Use Town Center.
1. Maintain shrubs at a maximum three feet height within parking lots so
views between vehicles and pedestrians will not be blocked.
II. Landscape in planting islands or strips shall have an area of at least
100 square feet and with a narrow dimension of not less than five feet
if wheel stops are provided to prevent vehicle overhang. A narrow
dimension of not less than eight feet may be provided if the vehicle
overhang area is included in the planting area.
111. Provide permanent curbs or wheel stops to protect the plantings.
IV. Significant trees and tree stands may be used in lieu of new landscape
requirements if they are in addition to the significant tree and tree
stand retention requirements.
v. Clustering of new plant material within parking lots may be approved
or required by the department if the intent of this section is met.
VI. Refer to the suggested landscape materials matrix for tree species
appropriate for parking lots.
2. Parking Lot Landscaping for Winslow Mixed Use Town Center Overlay
Districts, High School Road and Urban Multifamily Districts.
a. Intent. To soften the appearance of surface parking lots. To provide more
intensive landscaping when surface parking lots arc exposed to public
vIew.
b. Requirements.
i. Parking Lots Located in the Front of Buildings and Adjacent to Public
Rights-of-Way. Provide:
(A) One tree for every two parking stalls; and
(B) One hundred percent of the trees may be deciduous; and
(C) Deciduous trees minimum two-inch caliper; and
(D) Evergreen shrubs planted to form a hedge, minimum IS-inch
height at the time of planting, spaced no more than three feet on
center, not to exceed a mature height of three feet located adjacent
Ordinance 2006-16, Light Manufacturing Open Space
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Final Draft 080906 n Third Reading
to the public rights-of-way (this may be achieved with the
perimeter landscape); and
(E) Deciduous trees minimum two-inch caliper spaced no more than
30 feet on center located along the public rights-of-way (this may
be achieved with the perimeter landscape); and
(F) Evergreen ground cover and/or shrubs planted and spaced tD
achieve total coverage within two years; and
(G) A landscaped area at the end of parking ai sles; and
(H) Parking lots shall meet the requirements of Chapter 18.81 BIMC;
(I) Refer to the standards contained in this section for optional
planting locations within parking areas.
11. Parking Lots Located to the Side of Buildings and Adjacent to Public
Rights-of-Way. Provide:
(A) One tree for every four parking stalls; and
(B) One hundred percent of the trees may be deciduous; and
(C) Deciduous trees minimum two-inch caliper; and
(D) Evergreen shrubs planted to form a hedge, minimum 18-inch
height at the time of planting, spaced no more three feet on center,
not to exceed a mature height of three feet located adjacent to the
public rights-of-way (this may be achieved with the perimeter
landscape); and
(E) A landscaped area at the end of aisles; and
(F) Parking lots shall meet the requirements of Chapter 18.81 BIMC;
and
(G) Deciduous trees minimum two-inch caliper spaced no morc than
30 feet on center located along the public rights-of-way (this may
be achieved with the perimeter landscape); and
(H) Evergreen ground cover and/or shrubs planted and spaced tD
achieve total coverage within two years;
(I) Refer to the standards contained in this section for optional
planting locations within parking areas.
Ordinance 2006-16, Light Manufacturing Open Space
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Final Draft 080906 .-- Third Reading
~-
.-000. . . . .
Ie; aht ~ o{ - k'a.:i-
...:J "
...
111. Parking Lots Located Behind Buildings and Not Adjacent to Public
Rights-of- Way. Provide:
(A) One tree for every eight parking stalls; and
(B) One hundred percent of the trees may be deciduous; and
(C) Deciduous trees minimum two-inch caliper, evergreen trees
minimum four feet height at the time of planting; and
(D) Evergreen ground cover and/or shrubs planted and spaced to
achieve total coverage within two years; and
(E) A landscaped area at the end of aisles; and
(F) Parking lots shall meet the requirements of Chapter 18.81 BIMC;
(G) Refer to the standards contained in this section for optional
planting locations within parking areas.
c. Standards. The following standards apply to parking lot landscaping
located in the Winslow Mixed Use Town Center overlay districts, High
School Road, and urban multifamily districts.
i. Maintain shrubs at a maximum three feet height within parking lots so
views between vehicles and pedestrians will not be blocked.
11. Landscape in planting islands or strips shall have an area of at least
100 square feet and with a narrow dimension of not less than five feet
if wheel stops are provided to prevent vehicle overhang. A narrow
dimension of not less than eight feet may be provided if the vehicle
overhang area is included in the planting area.
iii. Provide permanent curbs or wheel stops to protect the plantings from
vehicle overhang.
IV. Significant trees and tree stands may be used in lieu of new landscape
requirements if they are in addition to the significant tree and tree
stand retention requirements.
v. Clustering of new plant material within parking lots may be approved
or required by the department if the intent of this section is met.
VI. Refer to the suggested landscape materials matrix for tree species
appropriate for parking lots."
Section 3. Section 18.105.010 ofthe Bainbridge Island Municipal Code is hereby amended
to read as follows:
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Final Draft 080906 -- Third Reading
"18.105.010 Pu rpos1e.
A. The purpose of this chapter is to establish a comprehensive site plan and design
review process which ensures compliance with the adopted plans, policies and
ordinances of the city.
B. The overall goal of this chapter is to minimize land alteration, provide greater site
development flexibility and consequently provide more creative and imaginative
design than generally is possible under conventional zoning regulations.
C. It is further intended to provide for the review of development proposals with respect
to overall site design and to provide a means for guiding development in a logical,
safe, attractive and expedient manner, while allowing multiple phased development.
D. Site design for the light manufacturing and business park zoning district is intended to
mitigate impacts to nearby residential areas, roadways, parks, schools, and churches,
promote~Btention ~3n space, retain natural vegetation and existing
neighborhood charact(~ to protect critical areas and natural systems, promote the
connectivity and enhancement of watersheds and other natural systems, limit
impervious surfaces, and promote the re-use of on-site, storm water run-off.
E. This chapter provides two methods of site plan and design review:
1. Administrative review fjor a minor project which can clearly meet the decision
criteria in BIMC 18.105.060, as detennined by the director, such as:
a. A fourplex multifamily development;
b. A minor commercial remodel or the addition of a small room; and
c. A minor change in use, such as from a church to a preschool; and
2. Planning commission review and recommendation is required for a project which:
a. Is determined by the director to be more complicated than those in subsection
E.l of this section, due to site constraints or due to the complexity of the
project; or
b. Which receives wriUen public comment(s) during the public comment period
concerning the effect on the land use application ofthe comprehensive plan,
shoreline master program or matters not addressed by specific provisions of
this code; or
c. Is located on property zoned light manufacturing and businoss park
subsequent to the adoption of the ordinance codified in this chapter."
S'ection 4. Section 18.105.050 of the Bainbridge Island Municipal Code is hereby repealed
in its entirety.
Section 5. Section 18.105.055 of the Bainbridge Island Municipal Code is hereby amended
10 read as follows:
"18..105.055 Submitltal requirements.
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A. Preapphcation Conference Submittal Requirements. An applicant of a proposed
project subject to site plan and design review shall provide the following for a
required preapplication conference:
1. Base map. A scaled drawing including the following information:
a. North arrow and graphic scale;
b. Property boundaries;
c. Existing vegetation;
d. Existing watercourses or other natural features;
e. Topography;
f. Existing access;
g. Easements:;
h. Existing roads; and
i. Existing structures.
2. Aeria] photograph.
3. Site inventory map. A copy of the base map, or as an overlay attachment to the
base map (provided that the overlay is prepared on a transparent material),
including the following information:
a. Critical areas protected by Chapter 16.20 BIMC;
b. Existing pasture and farmland;
c. Wooded and forested areas;
d. Water features not protected by Chapter 16.20 BIMC;
e. Unique natural land or rock features; and
f. Adjacent areas designated as park, open space or natural preserve.
4. Preliminary site plan. The preliminary site plan shall be a graphic composite
prepared consistent with applicable zoning development standards,.-tlw standards
ef.glMG-18.1 05. O~G-Eif applicable), and road and accessway standardE~Jocation.
The plan may be on a copy of the base map, or on an overlay attachment to the
base map. Elements of the plan must be consistent with the following
req uirements:
a. E.QIJil:~ht manufacturing developments, Gopen space areas shall be established
as required pursuant to BIMC 18.72.050 18.105.050. The location., size and
t~oritizaticffi-ef..op8n space areas on a proposed site plan shall meet the
opeH-space perfemn1l1ce standards contained in RIMC 18.105.050.
~I=fle.-.Wcation o~~lopment areas on a proposed site plan shall be determined
fHteHleterminatHffi....of open space areas and shall meet the doyeloplReHt
staH4ards of the--applicab Ie zoning district.
Q6-:- The location of any proposed individual or community welles) and/or
'Nater system(s) for the subject property, and associated wellhead protection
areas as required by the health district shall be graphically indicated on a copy
of the base map, or on an overlay attachment to the base map if the overlay is
prepared on a transparent material. Maintenance access to the proposed
wellhead or water system and all areas to be cleared for a wellhead shall also
be identified.
c.th-The location of any proposed individual or community drainfields for the
subject property and associated reserve drainfields as required by the health
district shall be graphically indicated on a copy of the base map, or as an
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overlay attachment to the base map (providing that the overlay is prepared on
a transparent material). Maintenance access to proposed drainfields shall also
be identified.
d.&.- Roads and access consistent with the requirements ofthe city of
Bainbridge Island public works design and construction standards and shall be
graphically indicated on a copy of the base map or as an overlay attachment to
the base map (providing that the overlay is prepared on a transparent
material).
e.f. The preparation of alternative configurations for all the above elements of
the proposed slite plan is encouraged.
B. Application Submittal Requirements. An application for site plan and design review
shall be filed with the department ofp]anning and community development on forms
provided by that department All applications shall be accompanied by the fees as
required by resolution, and shall include, but not be limited to, the following
documents:
1. The legal description of the property, tax lot number and vicinity map;
2. A complete and detailed written statement of the intended use of the land and the
sequence and timing oUhe proposed development and the applicant's intentions
with regard to the proposed ownership of land areas, dwelling units, if any, and
commercial buildings within the development, both during and after construction.
The statement shall include the following:
a. The acreage contained within the proposed site plan and design review;
b. The total number of residential units, the proposed square footage of
residential and/or commercial construction for each building and the
maximum total square footage of construction;
c.The acreage of open space to be contained in the site plan and design review;
HH.a.-tH-1J percentage-it represents ofth8 total land area;
d. The height, setbacks, building and development lot area coverage;
e. The phasing of street improvements, including road construction, acreage of
road area and percentage it represents of the total land area;
f.The availability and phasing of water system extensions;
g. The method of sewage disposal to include the availability and phasing of
system extensions; and
h. Phasing of on- and off-site requirements such as sidewalks, bike paths, or
improvements of adjacent streets;
3. Affidavit of the ownership or of substantial beneficial interest in the subject
property;
4. Vicinity map;
5. Scale drawings of the property depicting:
a. North point and graphic scale;
b. Boundaries, easements, and ownerships as set forth in the legal description,
and easements on adjacent properties;
c. Topography at appropriate contour intervals;
d. Existing vegetation and significant trees as required by the landscape
regulations, Chapter 18.85 BIMC;
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e. Watercourses, other natural features, and critical areas as required by Chapter
16.20 BIMC;
f. Proposed open space area and type of open space as required by BIMC
)8.72.050 ~~~;
g. Existing structures and improvements, including existing parking areas and
the number of parking spaces;
h. All proposed improvements including general building footprints and parking
areas and the number of auto and bicycle parking spaces as required by
Chapter 18.81 BIMC;
1. Sewage disposal system;
J. Stonn drainage design;
k. Utilities plans, including existing and proposed hydrant locations;
1. Existing and proposed circulation systems on and off the site, including all
adjacent streets and rights-of-way and auto, truck, emergency, pedestrian,
bicycle and transit access;
m. Landscaping plans, including street trees;
n. Proposed land uses and densities on the subject property; and
o. Other plans and drawings deemed necessary for evaluation;
6. Architectural drawings, including floor plan, building elevation and building
sections based on the determination made at the preapplication conference;
7. Any other graphic materials required to adequately describe how the proposal
meets specific regulations and guidelines, such as material description boards,
scaled models or photo montages;
8. The tem1s, conditions, covenants, and agreements under which the subject
property is bound, if any;
9. An environmental checklist when required by the State Environmental Policy Act
and Chapter 16.04 BIMC; and
I O. The proposed method of insuring permanent retention and maintenance of
circulation system., storm drainage system, sewage disposal system, parks, open
space or other common private or public facilities.
C. An application shall not be considered complete until the application, fee and all
supporting materials are submitted to the department.
D. The director or designee may waive specific submittal requirements detem1ined to be
unnecessary for review of a preapplication and/or an application."
Secltion 6. This ordinance shall take effect and be in force on and five days after its passage,
approval, and publication as required by law.
PASSED by the City Council this 9th clay of August, 2006.
APPROVED by the Mayor this 11 th day of August, 2006.
.:;1','" .' {_____ //// .r,
D~~t:N1~lmiN%~~
, ~_/
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ATTEST/AUTHENTICATE:
ROSALTND D. LASSOFF, CMC
Interim City Clerk
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NUMBER:
July 4, 2006
August 9, 2006
August 16, 2006
August 21, 2006
2006-16
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Ordinance 2006-16., Light Manuf::lcturing Open Space