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RES 2015-05 PCD ADMINISTRATIVE MANUALRESOLUTION NO. 2015-05 A RESOLUTION of the City of Bainbridge Island, Washington, amending the Administrative Manual of the Department of Planning and Community Development. WHEREAS, the Administrative Manual of the Department of Planning and Community Development, adopted in November 2011 (the "Administrative Manual "), is designed to be a user - friendly manual that contains submittal requirements, land use applications, and supporting documents for land use permits all in one place; and WHEREAS, the Department has identified several updates to the Administrative Manual, originating from a variety of efforts such as the update to the Shoreline Master Program, the work of the Tree Ordinance Ad Hoc Committee and the work of the Design Review Board; and WHEREAS, the Department has identified several errors and /or omissions in the current Administrative Manual that are corrected by this update; and WHEREAS, the City Council desires to update the Administrative Manual to integrate amendments identified through those planning efforts; now, therefore, THE CITY COUNCIL OF THE CITY OF BAINBRIDGE ISLAND, WASHINGTON, DOES RESOLVE AS FOLLOWS: The Administrative Manual is hereby amended as shown in Exhibit A attached hereto and made a part hereof. PASSED by the City Council this 8`h day of September, 2015. APPROVED by the Mayor this 8th day of September, 2015. Anne S. Blair, Mayor ATTEST /AUTHENTICATE: Rosalind D. Lassoff, Oity Clerk FILED WITH THE CITY CLERK: August 27, 2015 PASSED BY THE CITY COUNCIL: September 8, 2015 RESOLUTION NO.: 2015 -05 City of Bainbridge Island Table of Contents TABLE OF CONTENTS. ... ........ ........ ...................... ........ ........ __ .... I PART 1: INTRODUCTION .......................................................................... ............................... I PART 2: SUBMITTAL REQUIREMENTS .................................................... ............................... 1 A. Submittal Requirements Tables ................................................................. ............................... 2 B. Preapplication Conference .......................................................................... ..............................4 C. Site Plan and Design Review (BIMC 2.16. 040) ........................................... ..............................7 D. Landscaping (BIMC 2.16.040: Site Plans and Design Review, 2.16.050: Minor Conditional Uses, 2.16.110: Major Conditional Use Permit, 2.16.070: Short Subdivisions, 2.16.080: Large Lot Subdivisions, and 2.16.160: Long Subdivisions) .................................. .............................10 E. Clearing Permits (BIMC 2.16.030: Administrative Review— In General) ... .............................12 F. Conditional Use Permits, Major and Minor (BIMC 2.16.110 and 2.16.050) ............................12 G. Variance, Major and Minor (BIMC 2.16.120 and 2.16. 060) ........................ .............................13 H. Boundary Line Adjustment (BIMC 2.16. 090) .............................................. .............................14 I. Subdivisions, Short, Large, and Long (BIMC 2.16.070, 2.16.080, and 2.16.160) ...................15 J. Minor Alterations to Subdivisions (BIMC 2.16.070.0: Amendment to Approved Short Subdivision, 2.16.080.N: Amendment to Approved Large Lot Subdivision, and 2.16.160.S: Amendment to Approved Long Subdivision) ............................................ ............................... 23 K. Minor Adjustment to an Approved Land Use Permit .................................. .............................23 L. Major Adjustments to An Approved Land Use Permit .............................. ............................... 24 M. Rezones, Site - Specific and Area -Wide (BIMC 2.16. 140) ........................... .............................24 N. Legislative Review of Development Regulations (2.16. 180) ...................... .............................25 0. Housing Design Demonstration Project (BIMC 2.16.020.Q) ...................... .............................25 P. Agricultural Retail Plan (BIMC 18.09.030.1.2 and .3: Agricultural Retail, Minor and Major) .... 26 Q. Farm Management Plan 27 Q.R.Historic Preservation Application (BIMC 18.24: Historic Preservation Program) ...................28 R.S.Comprehensive Plan Amendments (BIMC 2.16. 190) ................................ .............................29 T. Shoreline Master Program Exemptions, Substantial Development Permits, Shoreline Variance and Shoreline Conditional Use Permits (BIMC 2.16.165 and 16 -12) 29 PART3: NOTICING............................. .................................................... .............................35 A. Noticing..................... .................................................................................. .............................35 PART 4: DEFINITIONS...... ..... ............................ PART5: APPENDICES ............................................................................... .............................38 Appendix 1: Application Fee Schedule .... _ ............................. ........_....... ........ - - -- 38 Appendix 2: Suggested Landscape Materials Matrix.......,......... .................... ............................... 39 City of Bainbridge Island Administrative Manual I Updated September 2015 Table of Contents Appendix 3: Lighting Illustrations ...................................................................... .............................44 Appendix 4: Application Forms ....................................................................... ............................... 45 Appendix 5: Standard Single - Family Mitigation Manual. ....................................... 46 Appendix 6: Submittal Requirements for Site Specific Analysis .......................... ......... ..........47 Appendix-5 7:Supporting Documents ............................................................... .............................48 City of Bainbridge Island Administrative Manual Updated September 2015 Part 1: Introduction This Administrative Manual is designed to supplement the City of Bainbridge Island Land Use Code. This manual identifies documents that applicants must submit in order to have a complete application for development review and decision. Consistent submissions to the City of Bainbridge Island will help the efficiency of the review process as well as clarifying requirements for applicants. The procedures required for review and approval of each type of application are detailed in Title 2: Administration, Personnel and Land Use Procedures of the Bainbridge Island Municipal Code (BIMC). An application shall not be considered complete until the required application, fee and all supporting materials are submitted to the department. The applicant shall submit an electronic. copy of all required documents at the time of application submittal. The director may waive specific submittal requirements determined to be unnecessary for review of an application. City of Bainbridge Island 1 Administrative Manual Updated September 201 S Part 2: Submittal Requirements A. SUBMITTAL REQUIREMENTS TABLES City of Bainbridge Island Administrative Manual Updated September 2015 Table 1: Submittal Requirements - Zoning Applications Requirement Additional o °— n c c Regulations c °� a) .� d M m �, .c N '> � d a+ E .y to u O (Listed E a c o co -a a. a Below) cV ai E Cn QO W J v) ,Zoning and Shoreline Master Program Applications 'Preapplication Conference 4 4 Part 2.B Site Plan and Design Review (major and Part 2.0 minor) Clearing Permits 4 Part 2.E Conditional Use Permits (major and 4 4 4 Part 2.F minor) 'Variance (major and minor) 4 4 4 Part 2.G Minor Adjustment to Land Use Permit 4 4 4 � � � Part 2.K [4] 4 4 4 Major Adjustment to Land Use Permit Part 21 [4] Rezones (site- specific and area -wide Part 2.M rezones) 4 Legislative Review of Development Part 2.N Reaulations Housing Design Demonstration Project Part 2.0 Part 2.P .Agricultural Retail Plan Farm Management Plan Part 2. Historic Preservation Application Part 2.R.Q Comprehensive Plan Amendments Part 2.5.18 Shoreline_ Master Program Applications Part 2.T NOTES [1] Specifications for Written Statements can be found in the additional regulations for each City of Bainbridge Island Administrative Manual Updated September 2015 Part 2: Submittal Requirements Table 2: Submittal Requirements - Subdivision Applications Table 1: Submittal Requirements - Zoning Applications Requirement C R Additional a _ O C u n N o C i Regulations C a M t+ L > L d a+ E 2 f6 O � (Listed U) E a M c o w -0 a (Listed Below) :L1 CL C R R CD Below) U) C/) Q O c V " m ° E w v) application type. [2] Specifications for Site Plans can be found in the additional regulations for each application type. [3] When required by the State Environmental Policy Act and BIMC 16.04. IL [4] Some submittal requirements may be waived, depending on the amendment. 151 The applicant small submit an electronic copy of all required documents at the tirrre of gL�phcatlon submilta( , D Table 2: Submittal Requirements - Subdivision Applications Requirement C d ' a Additional Regulations U) ZZ © W (Listed :L1 CL C Below) 0. a E E o— N " ° E a co U - IL fL W a- J it D Subdivision Applications Boundary Line Adjustment Part 2.1-1 Short Subdivision v `' Part 2.1 Long Subdivision Part 2.1 Large Lot Subdivision J I'21 ,i Part 2.1 Subdivision Amendments 4 121 4 Part 2.J NOTES [1] Not required for residential subdivisions using the cluster development option in BIMC 1 7.04.080.A.5. [2] Required if open space or landscape plan is being amended. [31 The applicant shall submit an electronic: copy of all required documents at the time of application submittal. City of Bainbridge Island 3 Administrative Manual Updated September 2015 Part 2: Submittal Requirements B. PREAPPLICATION CONFERENCE 1 . A preapplication conference application and fee as established by city council resolution shall be filed with the department of planning and community development on forms provided by that department by the owner of land for which the permit is sought or by the owner's authorized agent. Required information shall include but shall not be limited to the following documents: a. Site Plan. The preliminary site plan shall be prepared consistent with applicable zoning, subdivision, shoreline, critical areas, stormwater and road and accessway standards. Elements of the plan must include the following information: City of Bainbridge Island Administrative Manual i. The legal description of the property, tax lot number and vicinity map. h. A scale drawing of the property indicating: a) North arrow; b) Written and graphic scale; c) Property boundaries, easements, and ownership as set forth in the legal description; d) Existing structures and improvements; e) Topography at appropriate contour levels; f) Location of existing vegetation, heritage: trees and significant trees that might be impacted by the proposal; g) Location of existing critical areas pursuant to BIMC 16.20 and/or ordinary high water mark (OHWM)_ ursuant to BIMC 16.1 Z; h) Existing streets, driveways, parking areas, sidewalks, walkways, signs, fences, walls, and retaining walls; i) 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; j) Utility and Septic Design: i) The location of any existing or proposed individual or community well(s) and /or water system(s) for the subject property, and associated wellhead protection areas as required by the health district; ii) Maintenance access to the proposed wellhead or water system and all areas to be cleared for a wellhead; 4 Updated September 201 5 Part 2: Submittal Requirements The location of any existing or proposed individual or community drainfields for the subject property and associated reserve drainfields as required by the health district; iv) Maintenance access to proposed drainfields shall also be identified; and v) Utilities plans, including existing and proposed hydrant locations storm uvater- drinkb>g_ water, sewer, electric Arid telecom infrastructure. vi) Trees and otherye_c12Lt`ttion required or planned for preservation through future land use perrnit. k) Proposed Improvements: i) All proposed improvements including proposed roads and accesses, building footprints, mechanical equipment, and parking areas and the number of auto and bicycle parking spaces as required by BIMC 18.15.020; ii) Proposed buildings, structures,_ pub lic_or_pr_iyate outdoor spaces, land uses and densities on the subject property; and iii) How the proposed improvements meet dimensional standards required by BIMC Title 18. 1) Proposed open space area and type of open space as required by BIMC 1 8.06.060.C. 1, if applicable. b. Landscaping Plan (as applicable). Proposed landscaping as required by BIMC 1 8.1 5.010, including any required retention. 2. Desi nn Review Beard (DRB) Pre-application- Project Review (as applicable, e.g. HDDP projects and Site Plan and Design Review) NOTE: THIS IS A NEW SECTION In addition to the submittal requirements specified in Section B.1, the followirig submittal requirements ap,plytc_ °iects thzt are sub`ebj ct to Design Review Bold ;(DRpr_eview. The DRB Pre-application Project Review is composed of preliminary concept plans and is scheduled by the planner after the Planning Department's pre - application meeting, When the planner determines the required submittals are complete, he will assign a date for the Design Review Board's Pre - application Project Review. The purpose of the pre-application review is to review a proposed project for con p1lance with applicable design guidelines, and to p_r_oyide the-4p,plicant with guidance as to what revisions are needed. 'The planner ensures each {FRB member receives the com0ete 11 �1 7 oael�et and /or an electronic copy (pdf) of exhibits _5 working days before the City of Bainbridge Island Administrative Manual 5 Updated September 2015 Part 2: Submittal Requirements scheduled meetings for the Pre - application and Final Land Use Perrnit Reviews. The DRB's comments and recommendations are based on how the exhibits and drawings incorporate or interpret the design guidelines. The applicant will present the proiect using appropriate size graphics for the whole Board to see, either on minimum_ 24 x 36 hoards or using a projector and screen. The following list of _IDL4 6ijm/,Exhibits for the Pre - application Project Review include submittals- that are required for the DRB's review, as well as items that are optional but strongly recommended The purpose of these submittal requirements is to help the DRB fully understand a development proposal and how it conforms to the City's design tauldelines. Providing this information-will result in a speedier review gjLQ�ess and avoid multiple meetings. Project submittals that do not include these required items will not he scheduled for a DRB pre - application meeting. Optional but strongly recommended items are so indicated: a. Project Vision Summary and Des.irin Guideline Checkiist b. Preliminary PrGDOSA Information that includes: i. Preliminary estimates of square footage providedlallowed foi commercial space and Lor_ residential units. c. Preliminary Context Analysis that includes: Aerial photo .(Google Earth Image is sufficient) and streetscap.e photos with streets and site boundaries indicated. Viclni# map showing existing conditions including adjace t structures. ,uses and zoning. d. Preliminary Concept Site Plan which includes: i. Preliminary footprint of new structures and their proposed entrances. ii. Preliminary location and description of mechanical, accessory or trash structures on -site. iii. Location of adlacent buildings and features located on the site perimeter. e. Preliminary Concept Floor Plan {s} that it hides preliminary floor plan ("Bubble, diag.rarn" acceptable.) City of Bainbridge Island Administrative Manual Updated September 2015 Part 2: Submittal Requirements f. Preliminary Sections that include: 1. Prelir i p nary transverse and longitudinal site sections extenllnq to adjacent buildings within 100 feet _of the property line. ii. Preliminary - section throuclh the most critical area of the stru €ture:( with property lines, preliminary floor to floor heights, overall height, and spot elev t"o s noted. g. Preliminary Elevations include: i. Preliminary main elevations of each structure and of adiacent structures in context. ii. Prelimmary identification of material and color selections. iii. Preliminary identification and discussion of mechanical screens and venting locations_. *DPTEONAL, BUT SLRO�jGLY_RECQMMENDED. h. ,Preliminary Renderings are *OPTIONAL. 13LIT_STRONGLY RECOMMENDED and can include: i. Preliminary eve level perspective from major street location.. Ii. Preliminary �aerial perspective deyicting entire protect and adjacent buildings in context. i. Preliminary Exterior LiOting Plan includes preliminary location of exterior lights and indication of light spillage at night. Preliminary lighting can be included in the composite site plait and elevations and doesn't require a separate sheet. - OPTIONAL, BUT STRONGLY RECOMMENDED. C. SITE PLAN AND DESIGN REVIEW (BIMC 2.1 X6.040 A site plan and design review application and fee as established by city council resolution shall be filed with the department of planning and community development on forms provided by that department by the owner of land for which the permit is sought or by the owner's authorized agent. Required information shall include but shall not be limited to the following documents: I. A complete and detailed written statement of the intended use of the land, the sequence and timing of the 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: City of Bainbridge Island 7 Administrative Manual Updated September 2015 Part 2: Submittal Requirements a. Intended use of the land, including the phasing of street improvements, including road construction, acreage of road area and percentage it represents of the total land area; b. The availability and phasing of water system extensions; c. The method of sewage disposal to include the availability and phasing of system extensions; and d. Phasing of on- and off -site requirements such as sidewalks, bike paths, or improvements of adjacent streets; 2. A site plan in compliance with the requirements in section C-13.1 a; 3. Storm drainage design; 4. Affidavit of ownership or agreement to work on the owner's behalf; 5. The terms, conditions, covenants, and agreements under which the subject property is bound, if any; 6. Architectural drawings, including floor plans, uses, building elevations, a+�d building sections, and roof plans; 7. Analysis of how the project meets design guidelines, if applicable; 8. An environmental checklist when required by the State Environmental Policy Act and BIMC 16.04; 9. The proposed method of ensuring permanent retention and maintenance of circulation system, storm drainage system, sewage disposal system, parks, open space or other common private or public facilities; 10. The requirements of Section D: Landscaping; 11 . Any other graphic materials required to adequately describe how the proposal meets specific regulations and guidelines, such as color palettes, material boards, and computerized models; 12. For developments within the Business /Industrial (13/1) district, designated open space areas required pursuant to BIMC 1 8.06.060.C.1 ; and 13. For installation of outdoor lighting fixtures, evidence of compliance with the requirements of chapter 18.15.040, Outdoor Lighting, on the architectural City of Bainbridge Island Administrative Manual 8 Updated September 201 5 Part 2: Submittal Requirements elevations or on a form provided by the department of planning and community development. 14. AA ssurve _a' be required depending on project complexity; and 15. Design Review Board (DRB) Final Design Review (as applicable) NOTE: THIS IS A NEW SECTION The Final Design Review is the last review by the DRB. It is presented after incorporating the recommendations from the Pre - application Project Review and can include other refinements that have occurred to the design, When the planner determines the required exhibits are complete, he will assign a date for the Final Project Review. The purpose of the final project review is to review a proposed project for compliance with applicable design guidelines, and to ensure that the project reflects any revisions recommended by the DRB at the pre - application review. The planner ensures each DRB member receives the complete 11x17 packet and an electronic copy (pdf) of exhibits 5 working days before the scheduled meeting for the Final Proiect Review. The DRB comments and recommendations are based on how the exhibits and drawings incorporate or interpret the design guidelines. The applicant will present the project using appropriate size graphics for the whole Beard to see, either on minimum 24 x 36 boards or using a protector and screen. Optional but strongly recommended items are so indicated: a. Final Project Vision Summary, incorporating DRB pre - application comments, and Design Guideline Checklist b. Final Context Analysis includes: i. Aerial photo (Goggle Earth Image is sufficient) and streetscape photos with streets and site boundaries indicated. ii. Vicinity map showing existing conditions includinE adiacent structures, uses and toning. c. Final Sections includes: j. Final transverse and longitudinal sections through the entire site extendinP, 100 feet past the property line to adjacent buildings Or buildings across a roadway. ii. Final transverse and longitudinal sections through each structure with propegy lines, to floor heights, overall height, and spot elevations nntari d. Final Elevations include: 1. Final elevations of each structure including exterior mechanical screens, venting locations and adjacent structures in context. ii. Final material board and color notes as needed for clarification. City of Bainbridge Island 9 Administrative Manual Updated September 2015 Part 2: Submittal Requirements iii. Scale figures and transparent street trees or planned landscaping. *OPTIONAL, BUT STRONGLY RECOMMENDED. iv. Shadows should clarify modulation. *OPTIONAL, BUTSTRONGLY RECOMMENDED. e. Final Renderings are *OPTMONALI BUT STRONGLY RECOMMENDED i. Eye level perspective renderings from two opposite street locations. ii. At least one depicting entire project with adjacent buildings in context f. Final Exterior Lighting Plan includes descriptions, images, color and finish of selected features. _g. Anyoth er graphics rgcluested during the Preliminary Site Plan Review. D. LANDSCAPING (BIMC 2.16.040: SITE PLANS AND DESIGN REVIEW, 2.16.050:. MINOR CONDITIONAL USES, 2.16.110: MAJOR CONDITIONAL USE PERMIT, 2.16.070. SHORT SUBDIVISIONS, 2.16.080: LARGE LOT SUBDIVISIONS, AND 2.16.160: LONG SUBDIVISIONS) - 1. All new development except single - family residential building permits shall submit the following information at the time of land use permit application: a. The address and tax lot number of the property. b. Tree Retention Plan. The applicant shall submit a tree retention plan, concurrent with applicable permit application. If multiple permits are required then the applicant must submit the tree retention plan with the first and all subsequent applications. The tree retention plan may be combined with the planting plan and shall consist of: City of Bainbridge Island Administrative Manual A tree survey or aerial photograph that represents current site conditions and identifies the location of all significant trees, tree stands and their associated canopies. ii. For detailed site plans and grading applications, the tree survey may be conducted by a method that locates individual trees and tree stands, their size(s) and species. These trees shall be marked in the field at the time of permit or approval application and maintained through the construction period; and iii. A development site plan identifying the significant trees and tree stands, as defined in BIMC 18.15.01O.C, heritage trees., t,i Wiwi existing vegetation that are proposed to be retained. iv. The International Society of Arboriculture (ISA) valuation for trees to be retained. The valuation for the trees shall be based upon Irs Updated September 2015 Part 2: Submittal Requirements their post-construction, final development context, not a pre - construction context. V. Description of how the tree retention plan and planting Ulan meet the Total Site Tree Unit Requirements, pursuant to RIMC 18.1 5.01 O.G, if applicable. c.. Planting Plan. All plans must be prepared or approved, by a landscape architect licensed by the state of Washington, a Washington certified nursery professional or a Washington certified landscaper. The proposed landscape planting plan shall be clearly legible and show the following: i. A title that includes the project name, owner's name, designer's name, date and scale of no less than one inch equals 30 feet. All items shall be labeled, and north shall be oriented towards the top or left of the plan; ii. Property boundaries, easements, and ownership as set forth in the legal description; iii. Existing and proposed grades of at least five -foot intervals; IV. Rights -of -way, setbacks, streets and utilities within the subject property; V. All proposed construction and planting and any future construction and planting that is not included in the application; Vi. Location of all existing and proposed buildings, structures, utilities and improvements within the property; and vii. A plant list for all proposed new planting delineating quantities, scientific and common names and sizes. Names of plants are to follow current edition of the Hortus Third, A Concise Dictionary of Plants Cultivated in the U.S. and Canada; and sizes of plants are to follow the current edition of the American Standard for Nursery Stock, American Association of Nurseryman (AAN). The planting plan shall specify the following: a) Protection during c_onst_#uction,_ ,stratenies� for tTrees and vecUetation to be retained {te+ctian st-Fiqegies; b) Vegetation clearing strategies; c) Topsoil protection and reuse strategies; d) Native soil amendment strategies; e) Planting times and physical limits of construction; and f) Areas that require temporary or permanent irrigation. City of Bainbridge Island 11 Administrative Manual Updated September 2015 Part 2: Submittal Requirements E. CLEARING PERMITS (BIMC 2.16.030: ADMINISTRATIVE REVIEW - IN GENERAL I . A clearing permit application and fee as established by city council resolution shall be filed with the department by the owner of land for which the permit is sought, or by the owner's authorized agent. Required information shall include but shall not be limited to: a. The legal description of the property, tax lot number and vicinity map. b. A scale drawing of the property indicating: i. North arrow; ii. Written and graphic scale; iii. Property boundaries, easements, and ownership as set forth in the legal description; iv. Existing structures and improvements; V. Location of existing vegetation and significant trees that might be impacted by the proposal; vi. Critical areas pursuant to BIMC 16.20; vii. Trees or vegetation proposed to be removed; and viii. Location and size of replacement trees or vegetation, if applicable. ix. Size (dbh) of trees to be removed. F. CONDITIONAL USE PERMITS, MAJOR AND MINOR (BIMC 2.16.110 AND 2.16.050 A conditional use permit application and fee as established by city council resolution shall be filed with the department by the owner of land for which the permit is sought, or by the owner's authorized agent. Required information shall include but shall not be limited to: 1. A complete and detailed written statement of the intended use of the land and the sequence and timing of the proposed development; 2. A site plan in compliance with the requirements in section -C-B.1 .a; 3. The terms, conditions, covenants, and agreements under which the subject property is bound, if any; 4. Affidavit of ownership or agreement to work on the owner's behalf; City of Bainbridge Island Administrative Manual 12 Updated September 201 5 Part 2: Submittal Requirements 5. An environmental checklist when required by the State Environmental Policy Act and BIMC 16.04; 6. Land dedicated for park and recreational facilities, if applicable; 7. The requirements of Section D: Landscaping; 8. Other plans and information deemed necessary by the director for evaluation of the merits of the proposal; and 9. Institutional development in residential zones shall submit the following items: a. A traffic report, showing the effects on level of service (LOS) on affected roads; b. The appropriate approvals of sewer and water supply; c. A fencing plan or alternative methods to protect the public health, safety and welfare; d. Vehicular, pedestrian, and bicycle access and site circulation; and e. A site and building design proposal that meets the design principles and guidelines found in BIMC 18.1 8.030.C, Commercial/ Mixed Use design guidelines. 10. For installation of outdoor lighting fixtures, evidence of compliance with the requirements of chapter 18.15.040, Outdoor Lighting, on a form provided by the department of planning and community development. G. VARIANCE, MAJOR AND MINOR (BIMC 2.16.120 AND 2.16.060 A variance application and fee as established by city council resolution shall be filed with the department by the owner of land for which the permit is sought or by the owner's authorized agent. Required information shall include but shall not be limited to: 1 , A complete and detailed written statement of the reason(s) for requesting the variance and the sequence and timing of any proposed development; 2. A site plan in compliance with the requirements in section C-B.1 .a; 3. Affidavit of ownership or agreement to work on the owner's behalf; City of Bainbridge Island Administrative Manual 13 Updated September 2015 Part 2: Submittal Requirements 4. The terms, conditions, covenants, and agreements under which the subject property is bound, if any; 5. Detailed description of how the proposal will meet the decision criteria; 6. An environmental checklist when required by the State Environmental Policy Act and BIMC 16.04; and 7. Other plans and drawings deemed necessary by the director for evaluation of the merits of the proposal. H. BOUNDARY LINE ADJUSTMENT (BIMC 2.16.090 1. A boundary line adjustment application on the form prescribed by the department of planning and community development and submitted with all documentation, materials and a fee as established by the city council by resolution. Required information shall include, but not be limited to: a. Affidavit of ownership of all lots involved or agreement to work on the owner's behalf; b. The legal description of each lot involved prior to the lot line adjustment; c. The legal description of each lot involved after the lot line adjustment; d. A scale drawing containing all the information required to be provided on the final boundary line adjustments plan pursuant to subsections 2 and 3 of this section; e. Copies of draft deeds conveying title to the property being transferred pursuant to the boundary line adjustment if more than one property owner is involved; and f. Copies of any existing or proposed covenants or restrictions affecting the property or properties involved. g. A title report for all lots_invoJived. h. Perimeter Lot closures. 2. If the department determines that the application and information submitted with the application comply with the requirements of this code and all other laws, the department shall request that the applicant provide a final boundary line adjustment plan. The final boundary line adjustment plan shall be prepared by a licensed surveyor on a mylar (stabilized drafting film) and shall include the following information: City of Bainbridge Island 14 Administrative Manual Updated September 201 5 Part 2: Submittal Requirements +_ n t t!e re pa,rt for .,,I...IC��rlvelveel b. Original deeds conveying title to the property being transferred pursuant to the boundary line adjustment if more than one property owner is involved; except that if the application only involves the aggregation of platted lots in common ownership, these deeds shall not be required; c. North arrow; d. Written and graphic scale; e. Existing property lines and proposed property lines for all lots involved; f. Legal description of all lots involved after the boundary line adjustment; g. All boundary lines on all lots involved, including a reference with proper bearings and distances; h. Identification of all lots involved as Lot 1 , Lot 2, etc.; i. Location and dimensions of all public or private rights -of -way and easements, whether existing or proposed, and designation of any adjacent streets; j. Location of access to all lots involved; k. Lot areas of all lots, before and after the Boundary Line Adjustment I. Location of Ordinary High Water Mark (OHWM) if applicable, and all existing structures on all lots involved, with distance from all boundary lines; m. Signature block for approval by director of department of planning and community development; and n. A surveyor's certificate consistent with RCW 58.09.080 and all certificates and other information required by Chapter 58.09 RCW. I. SUBDIVISIONS, SHORT, LARGE, AND LONG (BIMC 2.16.070, 2.16.080 AND 2.16.160) An application and fee as established by city council resolution shall be filed with the department by the owner of land for which the permit is sought or by the owner's authorized agent. An application for a subdivision is considered complete when it satisfies the submittal requirements set forth in Tables 3 -1, 3 -2 and 3 -3 and has been determined to be complete within the 28 -day review period. City of Bainbridge Island Administrative Manual 15 Updated September 2015 Part 2: Submittal Requirements Table 3-1: Subdivision . . Preapplication Review Preapplication Review Proposed Site Plan consisting of: A. Base Map Purpose: To consolidate existing characteristics of the site and existing on -site conditions, as well as to gather information about the subject property and the surrounding area, and provide a graphic portrayal of areas in which development may not occur ( "no -build zones ") or may occur with restrictions ( "restricted building zones "). Form The following information should be provided on the base map if applicable Drawn or printed on durable 1. North arrow and scale; material (mechanically reproducible). 2. Name and address of the owner of the subject property, or the authorized representative; 3. Subject property boundaries; 4. Total acreage; 5. Topography with a contour interval of no less than five feet (slopes that exceed 15 percent shall be identified); 6. The location of all easements (such utility and /or conservation easements) located on the subject property; 7. The location and names of roads and rights -of -way, access easements, bicycle paths, greenways, and trails located on -site, or in close proximity to the subject property; 8. The location of all utilities (water lines or wells, wellhead protection areas, sewer lines or septic systems, power and /or telephone lines) located on or affecting the subject property; 9. The location of or rJinary I Yi.r�li Water Mark (OFIWM) pursuant to BIMC 16.12 and all critical areas pursuant to BIMC 16.20, including bodies of water (including streams, drainage course, and /or wetlands) and slopes located on the subject property, or within 150 feet of the subject property: a. "No -build zones" L All critical areas and their associated buffers (as defined in BIMC Title 16.20) located on the subject property, and, if possible, those located within 100 feet of the subject property (aerial photographs or studies prepared for adjacent properties may be used to preliminarily assess off - site critical areas); ii. Wellhead protection areas on or affecting the subject property iii. other easements, setbacks, or buffer areas that limit development; iv. Dedicated open space or greenway areas located on the subject property. b. "Restricted building zones" (depicted in such a manner as to be graphically distinct from "no -build zones "): City of Bainbridge Island Administrative Manual 16 Updated September 2015 Part 2: Submittal Requirements Table 3-1: Subdivision . . Preapplication Review i. Areas of significant trees and vegetation located on the subject property, or on any adjacent properties located within 100 Feet of the subject property. 10. The approximate location and size of existing structures located within 100 feet of the subject property; 1 1. City of Bainbridge Island zoning and comprehensive plan designation for the subject property and adjacent properties (shoreline designations shall be included if applicable); 12. Vicinity map, 13. All areas of identified historical importance located on the subject property or adjacent properties, such as structures listed on the National Register for Historic Places and the 1987 Bainbridge Island Historic Survey, as prepared by the Washington State Office of Archaeology and Historic Preservation; 14. Landscaping Plan: Prepare as an overlay to the base map or as a part of the base map. Locate all established vegetation as defined in BIMC 18.36.030. Trees may be identified individually or as tree stands. C. Composite Site Plan (not required for nonresidential subdivisions) Purpose: To illustrate the design proposals during the preapplication conference with the department staff members. To help the applicant and the city determine which portions of a subject property are best suited to accommodate homesites, infrastructure, and open space areas. Form: The following information should be provided on the proposed design map as applicable: Composite Site Plans and any For Open Space Flexlot Subdivisions: alternative configurations shall 1. Residential homesite location(s) and lot lines: be graphically indicated on a a. Establishment of Lot Lines. Preliminary lot lines shall be established on copy of the base map, or as an the composite site plan to illustrate potential division of the subject attachment to the base map. property. Preliminary lot lines are intended for review and discussion at the preapplication conference. (Ord. 2004 -08 § 8, 2004: Ord. 2003 -02 § 6, The preparation of alternative 2003: Ord. 96 -06B § 2, 1 996) configurations for all the above b. Open space location(s): Open space areas shall be established as elements of the proposed site required pursuant to BIMC 17.12.030. The location of open space areas on plan for the subject property a proposed site plan shall be consistent with the open space design shall be encouraged. guidelines contained in BIMC 17.12.030, open space area requirements contained in BIMC 1 7.12.020.A.4 and the prioritization of open space features contained in BIMC 1 7.12.030.A.3. For Cluster Flexlot Subdivisions: 1 . Residential homesite location(s) and lot lines: a. Properties being subdivided that cluster development pursuant to BIMC 1 7.1 2.030 shall provide a maximum homesite area on the Face of the plat to indicate future development area for a residential dwelling and possible City of Bainbridge Island 17 Administrative Manual Updated September 2015 A. Preliminary Plat Form, Map drawn on a minimum 11- inch by 1 7 -inch paper to scale no less than one inch to 100 feet (no less than one inch to 200 feet for short and large subdivisions). The horizontal and vertical scales for street City of Bainbridge Island Administrative Manual Part 2: Submittal Requirements accessory dwelling units. Circle templates or homesites shall be clearly indicated within each lot. The standards for the maximum homesite area are provided in BIMC 18.12.020-1. b. Establishment of Lot Lines. Preliminary lot lines shall be established on the composite site plan to illustrate potential division of the subject property. Lot lines shall not cross any homesite. Preliminary lot lines are intended for review and discussion at the preapplication conference. (Ord. 2004 -08 § 8, 2004: Ord. 2003 -02 § 6, 2003: Ord. 96 -06B § 2, 1 996) 2. Location of individual or community water supply and septic systems: a. The location of any proposed individual or community well(s) and /or water 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 as an overlay attachment to the base map (providing that 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. b. 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 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. 3. Provision of roads and access: Roads and access consistent with the "City of Bainbridge Island Design and Construction Standards and Specifications" shall be provided to all proposed lots. Roads and access proposed shall be graphically indicated on a copy of the base map, or as an attachment to the base map. Preliminary Subdivision Review The following information should be provided on the base map if known 1 . Topography with a contour interval of no less than five feet (no less than 10 feet for Large Lot Subdivisions); 2. The location of all property to be dedicated when applicable; 3. Soil logs, if appropriate; 4. A conceptual storm water plan illustrating the proposed means of storm water runoff disposal; 5. Lots labeled alphabetically (numerically for Large Lot Subdivisions), each lot 18 Updated September 2015 Part 2: Submittal Requirements and sewer plans and profiles shall designate the proposed homesite, shall be those established by 6. The name of the proposed subdivision; the city engineer. 7. The legal description of land confined within the proposed subdivision, and any ancillary easements; Five copies of the map of the 8. The name, address and seal of the registered Land surveyor or professional proposed large lot subdivision engineer who prepared preliminary plat documents; are required. 9. The number of lots and average lot size; 10. A description, by map or text, of the route or routes of vehicular and One original and six copies of pedestrian access to the property; the existing right -of -way and conditions of the map of the proposed short the access routes, and applicant's proposed improvements shall be mapped or and long subdivision are described in sufficient detail to enable the city to determine their adequacy required. and safety; City of Bainbridge Island Administrative Manual 1 1 . A layout of proposed streets and alleys, including preliminary profiles, and any tracts proposed to be dedicated or reserved for public or common use; 12. Proposed method of water supply, with a certificate of water availability from the proposed water purveyor, if any, and a statement from the health district that the proposed domestic water supply meets applicable health standards; 13. Proposed method of sewage disposal with a certificate from the agency providing sewage disposal, if any, of system adequacy to accept, treat and discharge effluent from the proposed development, or a preliminary statement from the health district that the proposed disposal method is likely to meet applicable health standards. For subdivisions proposed to be served with on -site sewage disposal, the location of soil log holes together with data regarding percolation rate as required by the health district; 14. Any reports, studies or assessments that are required by Chapters 16.12 and 16.20 BIMC; 15. A building site application (BSA) shall be submitted, showing positioning of sewage disposal facilities; 16. A preliminary copy of restrictive covenants, dedications and /or easements, if any are proposed, 17. Environmental checklist or draft environmental impact statement, 18. Tideland or shoreline protection proposed, if applicable. ADDITIONAL REQUIREMENTS FOR SHORT AND LONG SUBDIVISIONS: Design pursuant to BIMC Table 18.12.020-1 : Flex Lot Dimensional Standards for Residential Zone Districts, ADDITIONAL REQUIREMENTS FOR LARGE LOT SUBDIVISIONS: 1 . The signature of the owner of record of the real property within the boundaries of the large lot subdivision; 2. Proposed source of potable water; 3. The location and dimensions of all property to be dedicated, 4. The appropriate location of any critical areas and their associated buffers E Updated September 201 S Part 2: Submittal Requirements located on or within 200 feet of the subject property. NOTES: If phased development is proposed, a description or depiction of the separate divisions and a statement of the order in which divisions are proposed to be recorded; If the plat constitutes a replat, the lot, block, street, etc., of the original plat shall be shown with dotted lines in their proper positions in relation to the new arrangement of the plat, the new plat being clearly shown in solid lines. B. Preliminary Open Space Management Plan (Not required for large lot subdivisions or residential subdivisions using the cluster development option in BIMC 17.04.080.A.5.) Form: The Open Space Management Plan required by BIMC 1 7.1 2 shall include the following: Consistent with the 1 . A forest management plan, if the open space is to be managed as forested requirements of BIMC open space pursuant to Title 84.34 RCW (or its successors) or as timberland 1 7.1 2.020.A.8(b). under RCW 76.09.050 (or its successors); 2. For open space areas that are forested and are not part of a forest management plan as described in subsection 1, provisions shall be included for replacing significant trees that may later become diseased or die or are determined to be a hazard to life or property; 3. An identification of the management entity responsible for the maintenance of the open space areas. Open space areas shall be maintained permanently by the individual property owners, property owner's association, a conservancy organization, special public district, or the city (for properties owned by the city); 4. A plan for protecting open space features and /or existing vegetation within all open space areas, both during and after the construction phases including provisions for replacing significant trees and other vegetation that are damaged as a result of construction actions. Such a plan shall include temporary fencing to be installed around the open space during construction phases to prevent accidental damage to the open space; 5. A plan for irrigating and otherwise ensuring the survival of any newly established vegetation; and 6. Provisions for the removal of invasive species and for the general enhancement of fish and wildlife habitat, consistent with guidelines developed by the city. C. Significant Tree /Tree Stand Retention Plan (not required for large lot subdivisions) Form IThe following information should be provided on the base map if known. Prepared consistent with the The tree retention plan may be combined with the planting plan and shall requirements of BIMC consist of: 18.1 5. 010.0 a. A tree survey or aerial photograph that represents current site conditions and identifies the location of all existing vegetation, tree stands and their associated canopies. For detailed site plans and grading applications, the tree City of Bainbridge Island 20 Administrative Manual Updated September 2015 A. Final Plat Part 2: Submittal Requirements survey may be conducted by a method that locates individual significant trees and tree stands, their size(s) and species. These trees shall be marked in the field at the time of permit or approval application and maintained through the -onstruction period; and o. A development site plan identifying the existing vegetation, tree stands and their associated canopies, as defined in BIMC 1 8 1 - 5 -.01 O.0 that are proposed [o be retained, as well as proposed trees or vegetation. Final Subdivision Application Review Form All the elements required for preliminary subdivision and the following: a. The first sheet shall be 1. A completed City of Bainbridge Island subdivision application form; drawn on a mylar sheet. Subsequent sheets shall be 2. The perimeter (which shall be shown by heavier lines) of the proposal, together with all internal lots and blocks; drawn on stable -base mylar, polyester film or similar 3. The dimensions of the perimeter and all lots; durable material 18 inches by —" - - -" 24 inches. A line shall border 4. Ties to permanent monuments; each sheet having a 3 -inch S. Controlling reference points or monuments; margin on the left side (which shall be an 1 8 -inch side) and 6. The bearing and length of lines; a 0.5 -inch margin on the 7. Origin of meridian or basis of bearings, remaining three sides: the - - lower right -hand corner of 8. All parcels created by the division of land to be so designated as to the the sheet obtained from the maximum number of primary dwelling units allowed on that parcel. This number shall be designated on each individual title; engineer. 9. A title insurance report, confirming that the title to the land in the proposed b. Drawn to scale no less than subdivision is vested in the name of the owners whose signatures appear on one inch to 100 feet (no less the plat; than one inch to 200 feet for 10. A surveyor's certificate reading as follows, signed by the surveyor who short and large subdivisions) prepared the final plat: which scale shall be shown on ••I - F--- ________ -_ , registered as a professional land surveyor by the drawing. the State of Washington, certify that this Subdivision is based on an actual survey of the land described herein, conducted by me or under my supervision, c. Three copies (five copies during the period of ---------- 20__, through ---------- 20 -_, that the for Large Lot subdivisions) of distances, courses, and angles shown hereon correctly; and the lot corners have the final plat are required. been staked on the ground as depicted hereon." 1 1 . Textual declaration of the dedication when applicable. 12. If an applicant voluntarily sets aside more than 25% of the site as designated open space, that fact shall be noted on the face of the final plat. 13. Perimeter lot closures. City of Bainbridge Island 21 Administrative Manual Updated September 2015 Part 2: Submittal Requirements Table •• • . Requirements 1.4. A cagy pf Ipieliittinary plat conditions and responses as to how and /or when each condition is met. ADDITIONAL REQUIREMENTS FOR SHORT SUBDIVISIONS 1. A disclaimer acknowledging the owners understanding that maintenance of roads remains with the lot owners, and reading: "Responsibility and expense for maintenance of streets serving lots within this short subdivision shall rest with the lot owners unless such roads have been accepted by the city "; 2. A declaration confirming that the property will not be further subdivided in violation of BIMC 1 7.08.020.H. Acceptable wording of this declaration: "Land in a short subdivision may not be further divided through a short subdivision within a period of five years after the recording of the final short subdivision without meeting the standards of and being reviewed as a long subdivision pursuant to BIMC 2.16.160 "; 3. The names and locations of adjacent subdivisions; 4. Signature and date lines for certification by county treasurer that real property taxes are current; 5. Signature and date lines for approval by the director; 6. All conditions of approval, if applicable. ADDITIONAL REQUIREMENTS FOR LARGE LOT SUBDIVISIONS The declaration described in BIMC 2.16.0801. NOTE: When appropriate, in accordance with RCW 36.70A.060, the final subdivision shall contain a notice that the subject property is on or within 300 feet of lands designated agricultural lands, forest lands or mineral resource lands. B. Additional Documents 1. The signatures of all owners of the real property within the boundaries of the subdivision: 2. A road maintenance agreement in proper form unless such agreement is waived by the engineer; 3. Perimeter lot closures for final review, 4. A building site application per Kitsap County Health District, if applicable; S. A final open space management plan; 6. Proposed restrictions or covenants running with the land when applicable. City of Bainbridge Island Administrative Manual 22 Updated September 2015 Part 2: Submittal Requirements J. MINOR ALTERATIONS TO SUBDIVISIONS (BIMC 2.16.070,0:_ AMENDMENT TO APPROVED SHORT SUBDIVISION, 2.16.080.N: AMENDMENT TO APPROVED LARGE LOT SUBDIVISION. AND 2.16.160.S: AMENDMENT TO APPROVED LONG SUBDIVISION) A minor alteration to an approved short, long, or large lot subdivision shall be submitted on the form prescribed by the department of planning and community development and shall be signed by the owners of all lots involved and submitted to the department together with all documentation, materials and a fee as established by the city council by resolution. A minor alteration includes, but is not limited to, alterations of homesite locations and /or open space usage. 1 . The applicant shall submit the following: a. Written description of the proposed change, including a detailed analysis of how the change complies with decision criteria of the application used in the first instance; b. A copy of the existing plat or open space plan, as applicable; c. A scale drawing of the proposed plat or proposed open space plan, as applicable. 2. If the department determines that the application and information submitted with the application comply with the requirements of this code and all other laws, the department shall request that the applicant provide a revised plat mylar or open space plan for recording, that meet the requirements of the final plat for the application in the first instance. K. MINOR ADJUSTMENT TO AN APPROVED LAND USE PERMIT A minor adjustment to an approved land use permit, other than a plat, shall be submitted on the form prescribed by the department of planning and community development and shall be signed by the owners of all lots involved and submitted to the department together with all documentation, materials and a fee as established by the city council by resolution. A minor adjustment entails small changes in dimensions or siting of structures or the location of public amenities, but do not entail changes to the intensity or the character of the use. Any change other than a minor adjustment as listed above requires a major adjustment pursuant to section L. I. The applicant shall submit the following City of Bainbridge Island Administrative Manual 23 Updated September 2015 Part 2: Submittal Requirements a. Written description of the proposed change, including a detailed analysis of how the change complies with decision criteria of the application used in the first instance; b. A copy of the existing site plan, open space plan, or landscaping plan as applicable; c. A scale drawing of the proposed site plan, open space plan, or landscaping plan, as applicable. 2. If the department determines that the application and information submitted with the application comply with the requirements of this code and all other laws, the department shall request that the applicant provide a final site plan, landscape plan, or open space plan for approval, that meet the requirements of the application in the first instance. L. MAJOR ADJUSTMENTS TO AN APPROVED LAND USE PERMIT A major adjustment to an approved land use permit, other than a plat, shall be submitted on the form prescribed by the department of planning and community development and shall be signed by the owners of all lots involved and submitted to the department together with all documentation, materials and a fee as established by the city council by resolution. Major adjustments are those that modify the basic design, intensity, density, and /or use. I . The applicant shall submit the following: a. Written description of the proposed change, including a detailed analysis of how the change complies with decision criteria of the application used in the first instance; b. A copy of the existing site plan, open space plan, or landscaping plan as applicable; c. A scale drawing of the proposed site plan, open space plan, or landscaping plan, as applicable. 2. The major adjustment shall follow the process required for the permit in the first instance, pursuant to BIMC Chapter 2.1 6, Land Use Review Procedures. M. REZONES, SITE - SPECIFIC AND AREA -WIDE (BIMC 2.16.140 A rezone application and fee as established by city council resolution shall be made on forms prescribed by the department. The application shall contain the following: City of Bainbridge Island Administrative Manual 24 Updated September 201 5 Part 2: Submittal Requirements 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. The statement should address topography, streets, adjacent land uses, and other pertinent factors that would justify the proposed rezone; 2. A detailed description of the proposed use for which the rezone is sought and how such action meets the decision criteria in BIMC 2.16.140; 3. A legal description of the property(ies) and tax lot number(s); 4. The names and addresses of all property owners; and 5. Any other materials the department or the reviewing body determines are required to adequately describe the proposal. N. LEGISLATIVE REVIEW OF DEVELOPMENT REGULATIONS 12.16.180 An application and fee as established by city council resolution shall be made on forms prescribed by the department. The application shall contain the following: 1. A complete and detailed written statement explaining the existing regulations and proposed changes (including specific language, if possible); 2. A detailed description of how the proposal meets the goals and policies set forth in the Comprehensive Plan; and 3. Any other materials the department or the reviewing body determines are required to adequately describe the proposal. 0. HOUSING DESIGN DEMONSTRATION PROJECT 1BIMC 2.16.020.Q In addition to any submittal requirements from the underlying land use permitting process, the following additional information is required for a Housing Design Demonstration Project: 1. Survey prepared by a licensed surveyor, including information showing existing conditions and site information including, but not limited to, topography (contour interval not to exceed 5 feet), an elevation benchmark (located on or within 100 feet of the proposed site), adjacent development, vegetation, utilities, critical areas, property lines, and easements. Whenever possible, survey information should be submitted on City of Bainbridge City of Bainbridge Island 25 Administrative Manual Updated September 2015 Part 2: Submittal Requirements Island vertical and horizontal datums. All plans must be submitted at an easily reproducible engineering or architectural scale. The survey data should be integrated into all site plans and elevation drawings related to the project and the source of the survey information shall be noted; 2. Plans descriptive of drawings of the proposed innovative housing types including building footprints and building elevations, floor plans, and roof plans; 3. A description of the proposed unit type, including proposed square footage, unit mix, and number of bedrooms per unit; 4. A description of the required development standards, compared with the standards that relief is being requested. This includes, but is not limited to, setbacks, open space, density, or parking requirements. The applicant should explain how relief from specific development standards is needed to achieve the desired innovative design and the goals of this chapter; S. Photographs of the subject and adjacent properties key to the site plan; 6. A landscape plan, including any planned removal and replanting; 7. A detailed description of any project phasing; 8. A description of how the proposed development is consistent with the surrounding neighborhood character; 9. A description of how the proposed development complies with the goals of BIMC 2.16.020.Q, project evaluation criteria as described in BIMC 2.16.020.Q, and all relevant decision criteria; 10. A completed green building checklist from Evergreen Sustainable Development, Living Building Challenge standard of the International Living Building Institute, LEED or BuiltGreen programs that require third party verification review with the requisite four and five star levels. P. AGRICULTURAL RETAIL PLAN (BIMC 18.09.030.1.2 AND .3: AGRICULTURAL RETAIL, MINOR AND MAJOR) An application and fee as established by city council resolution shall be made on forms prescribed by the department. The application shall contain the following: City of Bainbridge Island 26 Administrative Manual Updated September 2015 Part 2: Submittal Requirements A site plan in compliance with the requirements in section C.1 .a, including a delineation of specific use areas (pasture, heavy use area, etc.); 2. A farm plan, if required pursuant to BIMC 1 8.09.030.A.1 . 3. Any other materials the department or the reviewing body determines are required to adequately describe the proposal. Q. FARM MANAGEMENT PLAN (BIMC 18.09.030 In order' to exceed maximum animal density, allowances` provided for in BIMC 18.09.030, a farm management Ian approved by the City, its designee, or a qualified third party must be implemented and maintained. The farm management plan shall contain the following. 1 . A site plan showing property lines and adjacent residences, location and area of all pasture areas shelter structures compost and manure storage, on, site sewage system components, drinking water wellts) and critical areas and buffers; 2. Description of the type of equipment necessar or intended for use in each season and the frequency and duration of anticipated use; 3. Disclosure of any intent to spray or otherwise apply agricultural chemicals or pesticides, fry and duration of apolication, and th.e 121arts, diseases pests or other purposes they, are intended for, 4. Emergency response plan and emergency response contacts S. I3.escriptlon of the potential impacts of animalriculture and use of applicable. National Resource Conservation Service (NRCS ) conservatioCr practice standards or equivalent measures to mitigate impacts, including: a. Water Quality and Soils. Impacts of irrigation tort off on adjacent properties, water bridles and environmentally critical areas. and proposed sediment and erosion control measures. b. Noise and Odor. Innnpacts related to the location on the lot of the animal pasture and shelter, any trash or compost storage areas, any_ arm, stand or additional accessory strLicture, and any other noise - generating or odor- cgeneratinci equipment and practices. c. Agricultural Chemicals. Impacts related to the use of chemicals, including any manure, fertilizer and pesticide. d. Mechanical Equipment. Impacts _related to the operation of eauipnnent, ncludinCl ngis'e, odors, and vibration. City of Bainbridge Island 27 Administrative Manual Updated September 201 5 Part 2: Submittal Requirements e. Traffi:t =:and Parking. Imp (_ts related to the number of staff onsite durino work �iou_rs—and he number of potential visits regularly associated with the site. f. 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: cornposting activities and manure storage, and any existing or proposed screening. R. HISTORIC PRESERVATION APPLICATION (BIMC 18.24: HISTORIC PRESERVATION PROGRAM) NOTE: HPA SECTION WAS SECTION Q. An application shall be made on forms prescribed by the department. The application shall contain the following: 1. A completed application form containing the signatures of all property owners. 2. A notarized Owner /Applicant agreement signed by all owners in the event the owners designate an agent to act in their stead. 3. An historical narrative that includes (if known): the date built or established, builder, owner, architect, architectural elements, and any information on known alterations, etc. 4. Written sources including books, magazines, newspapers, videos or movies used to research /establish significance, if available (please include in proper bibliographical form). 5. Oral histories /interviews, etc., used to research /establish significance, if available (please include in proper bibliographical form). 6. Copies of maps and photographs used in research, if available. 7. At least four (4) defining exterior photographs of the nominated property. City of Bainbridge Island Administrative Manual 28 Updated September 2015 Part 2: Submittal Requirements S. COMPREHENSIVE PLAN AMENDMENTS (BIMC 2.16.190) NOTE: CPA SECTION WAS SECTION R. A comprehensive plan amendment application and fee as established by city council resolution must include the following: A complete and detailed written statement including the nature of and reason for the amendment request, any specific suggested changes to the plan or appendices; 2. A description of how the amendment request is consistent with all of the decision criteria specified in BIMC 2.16.1 90.H; 3. A completed SEPA checklist including supplemental sheet for nonproject actions; and 4. Any other reports or studies identified during the preapplication conference. (Ord. 2006-13 § 4, 2006) T. SHORELINE MASTER PROGRAM EXEMPTIONS, SUBSTANTIAL DEVELOPMENT PERMITS, SHORELINE VARIANCES AND SHORELINE CONDITIONAL USE PERMITS (BIMC SECTIONS 2.16.165 & 16.12) An application and fee as established by city council resolution shall be filed with the department by the owner of land for which the permit is sought or by the owner's authorized agent. A shoreline application is considered complete when it satisfies the submittal requirements set forth in Table 3 -4, as apolicable, and has been determined to be complete within the 28-day review period. City of Bainbridge Island Administrative Manual 29 Updated September 2015 ar rTCLU it e (J., Part 2: Submittal Requirements oTeU-ne Development ADvilcations ToppgLgRhy allable throucrh the City's Interactive application on its website: http_:Ylwww.ci.,bLainbrLdgt=isl.\6Lq-.us1-1 961G15- Map[)iny-Majj-(1,il1i,iy urf wqatop umhL crFN2 AL S --qV-eY2 4, PLOJ)V I ty 11 D Lr rif la I IeS II Id Ka.SW 11tS c(p --r tylines and all easements (utiNy_dLqinqLe ss, C.h ,_hp"j _ w _i1c U�_ eL- Indicate dimensions. S. Yard setbacks jltLicatg_sethacks from front and side property lines with a dished line per BINIC 18.12 and 30 bercerit sAotej -Q- -e d at�kJ3 p -q-gp-L!j( a al width of lot -- See BIMC 18.1 2-05-0�M- 6. Loc4t_Lw3_pf _g axis it shqreling ordinary high Water mark,(OHWM) and extent _� _ _ _ of shoreline iuris iction The shoreline Wrisdicrion Includes areas landward for 200 feet in all directions as measured on a hodizontal plain from the O IHW M. 7. Location of shoreline buffer .%In B11 t Table 16.12.030-3. determine the width of your shqL'e l ing buffer And each mannernEnt zone 2 - ). end show—w-ith—A line. Differentiate between Zone I and Zone 2. 8. Area calculation of each. shoreline buffer manse rient zone (Zone I and Zone 2) and any prapo5ed area of encroachment V MitiqlLion is required and/or if encroachment into the shoreline buffer is proposed, indicate the area (it) square feet) of each zone (Zone I and Zone 2) and the area (in square feet) of the encroachment (e-Q.: structures aridjor grass lawn). 9. Location of shoreline structure view setback line Using SINIC ) &I 2.030.B.3.i. indicate the location of the shoreline 5trUCtLiFe view setback line with a dashed line. 'rh1s Is a 11ne connecting existing jorimary residences within 100 feet of property lines. '10. Location of any critIcat areas and associated WffeTs and 15-fow building setback lines Show all on-site critical areas per HIMC 16.12.060.._ and associated buffers. Show reduced buffers, If proposed. Include 1 5-foot building setback lines from-edqt f �buffer. 11. Location of existing and proposed structures Show location, -dimensions and square footac[e of all existing and proposgc! structures. FoptpKint of ._p eds!ructures and; or alwanonsfadditIons) should be clearly differentiated ,from -extsw" structures. idgrittN e cl7 structure by Its use (residence, ym,acle, boathouse, etc.). Show distance fLp jj_p(qpgr L in - -s- hweling OHWM and critical areas and their buffers, as app ,L j—nd ]cafe AnY decks. porches qr w _y_aLhs. 12. He[ght of all proposed structures, (_r- 41!IiD walls 13. l-ocation and type of egiLtLp q _and _p a e 'in a T1 f, t L — vt- _tjqRq�gd stormw t r m istructures and features City of Bainbridge Island 30 Administrative Manual Updated September 201 S Part 2: Submittal Requirements Show the location and type of existing and proposed stormwater system ,inf�I ration. closed conveyance, etc.] and the location of existing and proposed. ourfall (s). A separate drainage p[an may be needed, if yot�, are 4[ #rEg g Sy lmoervinus surface ar]d tiro not pro to 4nsial€ gain garden, your project does not qualify for use of the 5tan4ir �d_Sing!e- Ear6fly-itesidential Mitigation Manual. 14, Location of ex4st�nr arl =sie selr s_yste�n___tir sewlffs 1G. Location and type of existing native vegetation (upland and aquatic) to remain and those to be removed. a. Location of ordinary high water mark (OHWMI b. Location of a iE cai__ ra eas aged lssociated E}u fe s c. Existing and proposed contours and elevations d. Location, type and size of existing native vegetation impacted by grading actiyid e. Location of post - project placement of excavated material if nn. site ;e (c.) yqW 17 ELst include elevation drawings and calculations of grade. B. No Net Loss Documentation All sh-p -1 r-lrne development, use and activities recr, rcdless of whether hermit J5 rep} ur d, . wusr result in no, net,lass of ecnf f�functiars.arid_processes n.ecessaw Co sustaln shorellne resources. To dernonstrate that tl7 rin_rt ,.bass st�ta7dald is rtlet arrd�ap llcaat must either: [� use the tartdardl -5i. rig he— RaLIoft- pleSid I ILigation Manual -- Tee give homeowners a sirnnl� alternative for meeting the no net loss standard, the Standard Residential M , i-tiggtion Mangl ou-jlfple mmoatrorl rctrttairrments for common tunes of single- fancily residential development In lieu of completing a site - specific rtnal s s...._Nat all an licants play use the manual_ Your proect roust be located within a rrualrfyrnn site and be listed among the development_ and structure types and maximum size ccanstmints covered by thje manual. For exam pie, if your pronosed single - family residence has over a 4,00 0 5 uare foot footprint or you are creating.new Irn ervip_us surface area and..nniropa5ing to install a rain garden, you may not use the manual and a site- specific impact analysis is required. The included in the manual describes the_t,ype of tn_f_orma_tuon needed to review aproject and should be subnirtterl with the permit appjrcatton _The Standard SIngle- Fatally_f e- sj- Ovr�(is - ?lfTlq j 1_Nlanua1. i:5� located in Appendix 5. Submit the cheek)ist nd5uppgrting- daromentswith.}�%1ra libation, City of Bainbridge Island 31 Administrative Manual Updated September 2015 Part l Submittal Requirements Table 3-4; Shorgline Devel9pMent Applications F-1 Submit—a-Ae--s ecific analysis -- A site—specific analysIs Is a technical repdrt that identifies Vx1stInc re(iulations that ooply when m1ticiation is reguired (see below). Tile site-speWic anilv5ic. rnwit bc completed Appendix 6. SubmIt the site-specific analysis with Vour Wplication. C. Additional Documents DepenclIng an existing site coriditlon5 and proposed development activities,_youL-app cal m ay re additional reports and/or studies to identify and aS5ess j)otential project imaacts. These inclljde� 1. Wetland delineation and categorization (See WC 16.12.0601) 3. Bluff Management Plan (See BINIC 16.1 2.060.K) 4. Drainage Plan demonstrating consideration of Low Impact Development 15. State En ironmental! Poky Act (S , EPA) ChecklIst D.. Ass-uran.Ces Wk,[t witic ation Is reguired - usfnci either the Standard Slngle-Famlly Residential Mitigatlon Manual or a slte� 1. Provide a surety (through a Permanent easement and/or nobce to title) that Asam-P e iotice to title is provided in Aopendix 7. 2. Provide a performance assurance device to thgjTiitlqation workLs completed (unless rnit1gation work Is completed Prior to final acicuvancy). A 5Anjplg_2grfqjrrriLrjce assurance devIce Is provided in AppendIx 7. DLE-a-�i.uretk) for a minimum duration of Five wars. The. monitcrit -EL an will E. Decision Criteria Piuritapi Acirtilillstratiun. in all cases, the applicarit(s) shall hive the burden of Oroving that a pr000sed I . Shoreline Variances 1. 51loreline variance permits for develop -nent znd or uses that will be located landward of the City nf Bainbridge Island 32 Administrative Manual Updated September 20lS Part 2: Submittal Requirements ■ -Shoreline Develo2ment pplications ordinary high water irk O( I IWMj and /or landward of any wetland, as defined in Chanter 1 6.11 B1MC, may be authorized, orovided the applicant can demonstrate all of the following: • The strict application_of the bulk, dimenslonal or performance standards set forth in_the pplfcable master crrograrn precludes, or_si ntly ier�er.ps with. reasrsnable use of the pro ae t ' i -lie hardshlp described in subsection G 4_g.i of this section is sraecif "ally related to the } i:nperty, � }iicl_rs the result of unique conditions such as irregular lot shape, slze,..oi natural futures and t, for exam'Dle,_from deed restrictlons or the a laiicant's own actions;. • The de5ian 4.f_t e rojcl,ls cnpatlble with other authorized rises witi-ln the are1•anrl „with uses ralanned for the area unbe c=omprehensive plan and shoreline master pro ram and All not_cau5e adverse Impacts to the shoreline environment, • The varrane �yill,rrot contgtute a grant of special priyilecfe not en oy�d�bY tf�e ntler proertie5 in the area, • The varlance requested Is the minimum necess ry to afford relief: and • The public interest will suffer no substantial detrimental effect. 2. Shoreline variance permits, where the development will be located either wate,,rward of the ordinary high water mark (OHWM) or,within or within any wetland, define=d in Chautr.r 1 6.12 BIMC, maybe approved gr approved with conditions or mocilf cations. subject to ap rp oval lay,. Ecology, if the decision maker finds the ai3ollcant has demonstrated compliance with all of the following criteria: • The strict apollcation of the bulk, dimensional of performanr_estandards set forth in the applicable master prngrarrl precludgs all reasonable use of the property; • The proposal Is consistent with the criterrja established under subsections G.4,a.ii through vt of this szc[lpn.i and • The public rights of nayieiation and use o tlje shorelines will not be 1 verse.ly affest€d. 3. In the granting of all shoreline Varfayce permits, consideration shall be cliven to the cgn ulakive impact of additional rectuests for like actlons In the area. For example, If shoreline variances were grfrttterl to of er developments fn the area yvher'e sjmllar a Ircustistances exlstt�he total of tht shoreline variances should also remain consistent with the policies of Chap ter._gG.53 RCW vr,its: successq_r-and should not produce substantial adverse effects to the shoreline environment. 2. Shoreline Conditional Use Permits 1, Uses classifted as coi1dltional uses may be authorized, provided, that our sti,int _To tN��_L -2.7�- and 173 -27- 1 GO or their successors, the applicant ran demonstrme all of the followrngt • The proposed use will be consistent with the.policie_s of RCW 90.5 :3.020 or its successor and the policies of the roaster program: • The proposed use will not interfere with the normal public use of the public sh.arelines: • That the.. ra osed use of the site and design of the proiect is.cornpatible with other authorized uses within the area and with uses Manned for the area under the_ comprehensive Ilan and shoreline master pi ogr, • The _p use will cause no unreasonably adverse effects . to the shoreline environment designation in which ijt� Iorateed • The 1-1rJbllr interest suffers no substantial detrimental `effect .•LWi l 73- 14- 1 400) or its successor }.; .and • The plop oposed use Is consistent With the provision's of the c_n_ oft tsrdi nrL _(PIM C Title City of Bainbridge Island 33 Administrative Manual Updated September 2015 Part 2: Submittal Requirements 18. 2. ®t er uses which are not listed In the master urograrn as Permitted or [ondrt gnai uses and re 4150 not tarahfbiterJ may lae a.utharfzecl as condtaiaauseS .Pnidec. the r z7 rlen�n5trai3t r _ addition to the criteria set forth in subsection H.4.a of this section, that (i) extraordinar circumstances preclude reasonable ecopprnic_ is e. of the proper I m -i_rijanner consistent with the pnlicles of RCW 90.58.020, or its successor, and that tiiftl7e L�ru�a.osed use v�t}uld :tto�ra ice. S flC iiZt adverse e e is ort_tlje share Line_ erivlron..ment. 3. 1_n the granting of -all shoreline candle a al use permits, con ,icler4tinr1 s¢ia;11 Ue <. iven La the c_gm Ia°ive impac �f additional reque5ts for like actions in the area. City of Bainbridge Island Administrative Manual 34 Updated September 2015 Part 3: Noticing A. NOTICING 1. The notice of application shall contain the following information: a. Date of application, date of notice of complete application, and date of notice of application; b. Applicant, agent, and project name; c. Description of proposed project, location and street address if applicable; d. Vicinity map; e. Identification of requested permits, requested studies, other permits not included in the application and existing environmental documents pertaining to the proposal; f. A statement of the date, time and place of any scheduled public hearing related to the application; g. A statement of the 21 -day comment period for non -SEPA projects and 14 -day comment period for SEPA projects and any appeal rights; h. Statements of the right for any person to comment on the application, receive notice of and participate in any public hearing, and request a copy of any decision; and i. A statement of the preliminary determination, if any, of development regulations that will be used for project mitigation. 2. The public hearing notice shall contain the following information: a. Applicant, agent and project name, b. Name, telephone number, and email address of the lead staff; c. Hearing date, time and place; d. Location of the proposal and street address if applicable; e. Brief description of the proposal and requested permit; f. Vicinity map; g. Citation of the code section requiring public hearing; h. SEPA determination, if applicable; City of Bainbridge Island Administrative Manual 35 Updated September 201 5 Part 3: Noticing i. Procedures for public comment; j. Appeal procedures when appropriate; k. A brief description of the decision being appealed and the name of the appellant, if applicable; and I. A statement of who may participate in the appeal, if applicable. City of Bainbridge Island Administrative Manual 36 Updated September 2015 Part 4: Definitions I. Composite Site Plan A site plan that contains elements of the base map and elements of the proposed subdivision such as circle templates, community water or septic location (if applicable), open space provisions, and road and accessway location. Composite site plans are comprised of the assembly or printing of multiple overlay layers on the base map. 2. Conceptual Storm Water Plan A preliminary plan prepared by a licensed civil engineer consistent with the standards contained within BIMC 1 5.20. The conceptual storm water plan shall describe the proposed methodology for storm water management on the subject property, and shall confirm that the proposed method is feasible for the site. 3. Health Officer The county health officer unless the city employs its own health officer. 4. Road Maintenance Agreement A covenant or other agreement that addresses the responsibility for road maintenance. City of Bainbridge Island 37 Administrative Manual Updated September 201 5 Part 5: Appendices endix 1: Application Fee Schedule APPENDIX 1: APPLICATION FEE SCHEDULE The most recent fee schedule is attached as adopted by council resolution. City of Bainbridge Island Administrative Manual 38 Updated September 2015 Part 5: Appendices Appendix 2: Suqqested Landscape Materials Matrix APPENDIX 2: SUGGESTED LANDSCAPE MATERIALS MATRIX Table 18.15.010 -3 provides a list of suggested plant materials recommended for use on Bainbridge Island. Additional plants may be added to this list as deemed appropriate by the department. Plants shall be selected based upon site - specific conditions that may affect plant growth such as sun exposure, soil types, shoreline conditions, adjacent site improvements, etc. Plant material selection shall be coordinated with utility company requirements to avoid conflicts. City of Bainbridge Island 39 Administrative Manual Updated September 201 5 Plant Materials Matrix Suggested Species Type of Area or Need Parking lot trees Landscape buffer areas Critical areas - Uplands Critical areas - Wetlands /streams Native species Drought resistant Shoreline Near utility lines Large deciduous trees Acer macrophyllum Bigleaf Maple X X X Acer rubrum species Red Maple variety X X X Acer saccharum Sugar Maple X X Acer platanoides species Norway Maple variety X X X Alnus oregona Red Alder X X X X Fagus sylvatica European Beech X X X Fraxinus latifolia Oregon Ash X X X Gingko biloba 'Sentry' Columnar Maidenhair X X Liquidambar styraciflua American Sweet Gum X X X X Liriodendron tulipifera Tulip Tree X Platanus x acerifolia London Plane X Populus trichocarpa Black Cottonwood X X Quercus species Oak variety X X X Quercus robur'Fastigiata' Upright English Oak X X X X Quercus rubra species Eastern Red Oak X X X Salix species Willow variety X X X Tilia cordata Littleleaf Linden X X ! X Medium deciduous trees Acer campestre Hedge Maple X X X Betula species Birch variety X Carpinus betulus European Hornbeam X X X X City of Bainbridge Island 39 Administrative Manual Updated September 201 5 Part S: Appendices Appendix 2: Suggested Landscape Materials Matrix City of Bainbridge Island Administrative Manual oil] Updated September 201 S Plant Materials Matrix Suggested Species Type of Area or Need Parking lottrees Landscape buffer areas Critical areas — Uplands Critical areas — Wetlandststreams Native species Drought resistant Shoreline Near utility lines Cercidiphyllum japonicum Katsura Tree X Corpus species Dogwood variety X1 X X Fraxinus pennsylvanica 'Marshall' Marshall's Seedless Ash X X X Populus tremuloides Quaking Aspen X X Prunus species Flowering Cherry variety X X X X Pyrus calleryana species Flowering Pear variety X X1 X Zelkova serrata 'Village Green' Sawleaf Zelkova X X Small deciduous trees Acer circinatum Vine Maple X X X X X Acer davidii David Maple X Acer ginnala Amur Maple X X X X Acer palmatum Japanese Maple X X Amelanchier species Serviceberry variety X X X X X Carpinus species Hornbeam variety X X X X Corpus florida Eastern Dogwood X X Corpus kousa Kousa Dogwood X X X Corylus cornuta californica Western Hazelnut X X X X X Crataegus species Hawthorn variety X X X X X X Magnolia species Magnolia variety X' X X X Malus species Flowering Crabapple X X Prunus species Flowering Cherry Plum X X X X Rhus typhina Staghorn Sumac X X X X X Styrax japonica Japanese Snowball X X Evergreen trees Abies grandis Grand Fir X X X Cedrus deodara Deodar Cedar X X X Chamaecyparis lawsoniana Port Orford Cedar X X X X X Chamaecyparis nootkatensis Alaska Cedar X X X X X Calocedrus decurrens Incense Cedar X Picea sitchensis Sitka Spruce X X X X Pinus contorta Shore Pine X X X X X X Pinus contorta latifolia Lodgepole Pine X X X City of Bainbridge Island Administrative Manual oil] Updated September 201 S Part S: Appendices Appendix 2: Suggested Landscape Materials Matrix City of Bainbridge Island Administrative Manual 41 Updated September 2015 Plant Materials Matrix Suggested Species Type of Area or Need Parking lottrees Landscape buffer areas Critical areas — Uplands Critical areas — Wetlands /streams Native species Drought resistant Shoreline Near utility lines Pinus densiflora Japanese Red Pine X I X Pinus monticola Western White Pine X X X X Pinus nigra Austrian Black Pine X X X X Pinus ponderosa Ponderosa Pine X X Pinus sylvestris Scotch Pine X X X X Pinus thunbergii Japanese Black Pine X X X Pseurdotsuga menziesii Douglas Fir X X X X X Sequoidendron sempervirens Coastal Sequoia X I X Taxus brevifolia Western Yew X1 I X X X Thuja plicata Western Red Cedar X X X Tsuga heterophylla Western Hemlock X I X X X Deciduous shrubs Amelanchier alnifolia Western Serviceberry X X X X X Berberis species Barberry variety X X Callicarpa japonica Japanese Beautyberry X Corpus stolonifera Red -Osier Dogwood X X X X X Enkianthus campanulatus Red- Veined Enkianthus X Elaegnus species Elaeagnus variety X X X Euonymus alata 'Compacts' Winged Eunymus X X Hamamelis mollis Chinese Witch Hazel X Holodiscus discolor Ocean Spray X X X X X Hydrangea lacecap varieties Lacecap Hydrangea X Potentilla fruticosa Potentilla X X X Physocarpus capitatus Pacific Ninebark X X Rhamnus purshiana Cascara Sagrada X X X Ribes sanguineum Red - Flowering Currant X X X Rosa nutkana Nootka Rose X X I X X Rosa rugosa Rugosa Rose X I I X X Rubus parviflorus Thimbleberry XXX I X Rubus spectabilis Salmonberry X X X X X Salix species Willow variety X X X Sambucus racemosa Red Elderberry X X X X Spiraea species ISpiraea variety I X I X X X City of Bainbridge Island Administrative Manual 41 Updated September 2015 Part 5: Appendices Appendix 2: Suggested Landscape Materials Matrix City of Bainbridge Island Administrative Manual 42 Updated September 201 5 Plant Materials Matrix Suggested Species Type of Area or Need Parking lot trees Landscape buffer areas Critical areas — Uplands Critical areas — Wetlands /streams Native species Drought resistant Shoreline Near utility lines Symphoricarpos albus Snowberry X1 X X H Syringa vulgari cultivars s Lilacs X Vaccinium parvifolium Red Huckleberry X X Viburnum x burkwoodii Burkwood Viburnum X1 X Evergreen shrubs Arbutus unedo Strawberry Tree X X X X Cotoneaster species Cotoneaster variety ! X X X Ilex crenata Japanese Holly X, Kalmia latifolia Mountain Laurel X' Ligustrum japonicum Japanese Privet X Myrica californica Pacific Wax Myrtle X X X X X X Umbellularia californica California Bay Laurel X X X X X Osmarea x burkwoodii Burkwood Osmarea ix I I X Osmanthus delavayi Delavay Osmanthus X X X Photinia frazeri Japanese Photinia X X X Pieris floribunda Mountain Pieris X X Pieris japonica Japanese Pieris X X Prunus lusitanica Portuguese Laurel X X Pinus mugo Mugho Pine X X X Rhododendron species and hybrids Rhododendrons and Azaleas X X X X Vaccinium ovatum Evergreen Huckleberry X X X X X Viburnum sinus species Laurustinus variety X X X Corpus alba 'Sibirica' Siberian Dogwood Groundcovers Arctostaphylos uva -ursi Kinnikinnick X1 X1 X X X Berberis nervosa Cascade Mahonia X X X X Calluna vulgaris Scotch Heather X X Ceanothus gloriosus Point Reyes Ceanothus X X X Cotoneaster microphyllus 'Cochleatus' Rockspray Cotoneaster X X X Erica carnea Winter Heath X X Erica x darleyensis Mediterranean Heather X Euonymus fortuei Winter Creeper Euonymus X X City of Bainbridge Island Administrative Manual 42 Updated September 201 5 Part 5: Appendices Appendix 2: Suggested Landscape Materials Matrix (Ord. 98 -20 § 13, 1998; Ord. 96 -09 § 2, 1996) City of Bainbridge Island Administrative Manual 43 Updated September 2015 Plant Materials Matrix Suggested Species Type of Area or Need Parking lot trees Landscape buffer areas Critical areas — Uplands Critical areas — Wetlands /streams Native species Drought resistant Shoreline Near utility lines Gaultheria shallon Salal X X X X X X Hypericum calycinum St Johnswart X X Ilex crenata varieties and cultivars Japanese Holly X X Mahonia species Mahonia variety X Pachysandra terminalis Japanese Spurge X X _ X Sarcococca hookerana Sarcococca Vinca minor Periwinkle X X X Source: Hough, Beck & Baird Inc. (Ord. 98 -20 § 13, 1998; Ord. 96 -09 § 2, 1996) City of Bainbridge Island Administrative Manual 43 Updated September 2015 Part 5: Appendices Appendix T Lighting Illustrations APPENDIX 3: LIGHTING ILLUSTRATIONS lf."Y1�ri Y ^-may City of Bainbridge Island Administrative Manual 44 Updated September 2015 Part 5: Appendices Appendix 4: Application Forms APPENDIX 4: APPLICATION FORMS The most recent application forms are attached. City of Bainbridge Island 45 Administrative Manual Updated September 201 5 Part 5: Appendices Appendix 5: Standard Single - Family Residential Mitigation Manual APPENDIX 5: STANDARD SINGLE- FAMILY RESIDENTIAL MITIGATION MANUAL The Standard Single - Family Residential Mitigation Manual (July 201 2) is attached. City of Bainbridge Island 46 Administrative Manual Updated September 201 5 Part S: Appendices Appendix 6: Site - Specific Impact Analysis Minimum Content Requirements APPENDIX 6: SITE - SPECIFIC IMPACT ANALYSIS MINIMUM CONTENT REQUIREMENTS City of Bainbridge Island Administrative Manual 47 Updated September 201 S Part 5: Appendices endix 75: Supporting Documents APPENDIX 7 -5: SUPPORTING DOCUMENTS The most recent supporting documents (e.g., landscaping performance agreement) are attached. City of Bainbridge Island Administrative Manual 48 Updated September 2015 City of Bainbridge Island Planning & Community Development 280 Madison Avenue North Bainbridge Island, Washington 98110 -1812 Telephone: 206.780.3750 July 2012 Prepared by Herrera Environmental Consultants, Inc 2200 Sixth Avenue, Suite 1100 Seattle, Washington 98121 Telephone: 206.441.9080 HERRERA Contents Introduction............ ............................... ................. 1 Mitigation Requirements 6 Vegetationis Cleared ............................................. ............................... 6 New Impervious Surface is Created. ......................... 9 Permitted Fill Material is Placed Below OHWM ............................10 Aquatic Habitat is Disturbed ........ .......................... .............................12 Mitigation Exemption for Repair or Replacement of Overwater Structures ............... .............................13 What is the Process for Obtaining Approval to Use this Guidance? ..............14 Checklists for Mitigation Approval 16 Introduction This manual provides guidance for City of Bainbridge Island (City) homeowners as well as City staff and consultants on requirements and mitigation opportunities for specific types of single - family residential (SFR) development within the shoreline jurisdiction of the City. Under Washington State Shoreline Management Act Guidelines [WAC 173 -26- 186(8) & 201(2)(c)], all new development, activities and uses must meet the standard of no net loss of ecological functions and shoreline processes. To ensure the standard of no net loss is met, any adverse impacts from new, repaired, or replaced development must be mitigated in accordance with the Mitigation Sequence (see Page 2) described in WAC 173- 26- 201((2)(e). When there are permanent impacts not addressed in sequence number 2, 3, or 4 the applicant must provide mitigation for the remaining adverse impacts to meet the no net loss standard. The City's Shoreline Management Program (SMP) regulations require an applicant submit a site - specific analysis to demonstrate that the no net loss standard has been met. A site- specific analysis is a technical report that identifies existing conditions and ecological functions, impacts from the project, and proposed mitigation. To give homeowners a low cost alternative for meeting the no net loss standard, this manual was developed and provides mitigation for common types of SFR development as an alternative to submitting a site - specific analysis. This manual provides City requirements for single family residences when mitigating construction, repair or replacement of SFR primary and accessory structures. Subdivisions, including short plats and other development, and uses or activities not associated with SFR development, are required to provide a site- specific analysis in accordance with the SMP Section 4.1.2 Environmental Impacts. Single Family- Residence Shoreline Mitigation 1vIMIL al A homeowner can use this shoreline mitigation manual if: the SFR is not part of a new subdivision application; and • the proposed project is located within a qualifying site (see below); and the proposed project is listed among the development and structure types and maximum size constraints covered by this guidance (shown in Table 1). What sites qualify for this approach? Sites which qualify for this manual are SFR shoreline parcels that are not adjacent to a marsh or a lagoon. Marshes and lagoons are a critical habitat feature for many protected species and therefore development proposals affecting these sites require a higher level of examination. Proposed development on SFR sites with an adjacent marsh or lagoon must complete a site specific analysis that complies with the requirements of SMP Section 4.1.2, Environmental Impacts, and /or Appendix B, Critical Areas. Washington State Shoreline Management Act Guidelines: lhttp: / /www.ecy.wa.gov /programs /sea /sma/ guide] ines /downloads /Draft_2002_SMP_Rule. pdf What is mitigation? Mitigation is the process of avoiding, limiting, reducing, or eliminating the adverse 1 environmental impacts of a project over time, and ultimately compensating for impacts that remain. Mitigation for impacts follows a specific sequence described in WAC 173- 26- 201((2)(e) as follows: 1. Avoid the impact altogether by not taking a certain action or parts of an action; 2. Minimize impacts by limiting the degree or magnitude of the action and its implementation by using appropriate technology or by taking affirmative steps to avoid or reduce impacts; 3. Rectify the impact by repairing, rehabilitating, or restoring the affected environment; 4. Reduce or eliminate the impact over time by preservation and maintenance operations; 5. Compensate for the impact by replacing, enhancing, or providing substitute resources or environments; and 6. Mon Ito r the impact and the mitigation activities and take appropriate corrective measures as needed. New in -water or overwater structures (such as shoreline stabilization construction or docks) are not covered by this guidance. Applications for new in- water or overwater development must submit a site - specific analysis in accordance with the City's SMP. An applicant must also obtain a U.S. Army Corps of Engineers (USAGE) and Washington Department of Fish and Wildlife (WDFW) Hydraulic Project Approval (HPA) for any new in -water or overwater structure as well as for a repair or replacement of an existing structure. Mitigation is typically required by those agencies as well, however the City may determine that mitigation and permit conditions required by federal and state agencies are sufficient to meet City requirements according to provisions in the SMP. Note that the SMP prohibits new overwater covered moorage in the marine environment. shoreline with native vegetation. 4-15 Mitigation activities prescribed for the qualifying 'Ihe mitigation strategies identified in this types of construction in this document are selected manual are for environmental impacts that to directly compensate for environmental impacts cannot reasonably be avoided (steps 2 through 6 of this sequence). that are not prevented through careful site design, structure design or use of best practices. Examples of best practices are low impact development methods for managing stormwater, retractable docks or beach nourishment for shoreline stabilization. For example, permanent clearing of vegetation is mitigated by replanting vegetation, and any permitted fill placed below the ordinary high water mark (OHWM) is mitigated by removing fill already located below the OHWM. Single Family Residence shoreline Mitigation Manua] Mitigation is first required to be conducted on the same parcel (on site) as the proposed construction unless impractical. In most cases, more mitigation is required when it will occur on a different parcel (of} site). These measures ensure that mitigation is clearly linked to the type and location of impact the development would have on the shoreline. This approach also supports the City's responsibility to ensure there is no net loss of shoreline functions. In some cases, onsite mitigation may not be feasible or offsite mitigation may be preferred based on shoreline physical processes. In either case, check with City of Bainbridge Island Planning and Community Development Department for preferred locations recommended by the City's Shoreline Restoration Plan or for other guidance related to acceptable offsite mitigation. In limited cases, a reduction in mitigation requirements for offsite compensatory mitigation may be allowed if the Administrator determines a greater ecological benefit is achieved at the proposed location. Bainbridge Island shoreline and dock, Single Family Residence Shoreline Mitigation Manual s. •, >. Homes near this marsh would not quality for the mitigation approach in this manual. What kinds of SFR development qualify for this guidance? SFR development that qualify for this guidance includes: a new home, accessory structure (to existing SFR), and expansion, replacement, and repair of a SFR or accessory structure. Within these SFR development categories, structures that qualify must be within specific size constraints. The types of structures and size constraints for use of this manual are provided in Table 1. Examples include construction of a new home no larger than 4000 ft'-; an accessory structure to an existing home, such as a detached garage no larger than 580 ft'-, a patio no larger than 120 ft'; stairs to the beach between 50 ft2 and 300 ft2 (mitigation is not required for stairs less than 50 ft'-) ; remodel of an existing structure; and replacement or repair of shoreline structures such as a bulkhead, stairs or a dock. Note that the listed size constraints are not the maximum permitted by City regulations, but are the maximum for which this manual can be used to determine appropriate mitigation without a site- specific study. Development of each of these structures typically results in one or more of the following shoreline and nearshore disturbances that require mitigation: 1) vegetation is cleared, 2) new impervious surface is created, 3) fill is placed below the OHWM or 4) aquatic habitat is permanently disturbed. Table 1 identifies of these disturbances may apply based on your proposed development. To use Table 1: 1 Select the category of development (new, accessory etc.) that applies to your project fi-om the first column. 2 Select the type of structure from the second column. 3 Check to make sure your proposed development is within the maximum size constraints for that structure. If they are not, you will need a site- specific analysis. 4 Review the impacts requiring mitigation and identify those that apply to your project. 5 For each impact requiring mitigation, go to the corresponding section under Mitigation Requirements for a description of what is required. Table 1. Qualified Single Family Residential (SFR) developments and associated impacts requiring mitigation. Single Family Residence Shoreline ;Alitigation NIMIL el Impacts Requiring Mitigation Permitted Maximum Size New Fill is Aquatic Development Structure Constraints Vegetation is Impervious Placed Habitat is Category Type (based on Cleared Surface is Below Disturbed footprint) Created OHWM SRF including any accessory 4,000 ft2 Newa development Driveway or No maximum parking area Detached garage or 580 ft2 carport Guest house or 800 ft2 ADU Boathouse 200 ft2 Accessory (only in upland) Patio -with or Note: the without BBQ pit 120 ft' footprint of or deck existing SRF Hot tub + deck 120 ft2 including all patio accessory developments Sport court 200 ft2 with the Gazebo, exception of a utility shed, guest house well house, 200 ft 2 or accessory greenhouse dwelling unit (ADU) cannot Retaining 3.5 ft. depth and exceed 4000 ft2 wall - new or 4 ft. height with replacement no surcharge (upland) Deck (attached 400 ft2 to house) Stairs to 50 W to 300 ft2 0 ® d beachc Single Family Residence Shoreline ;Alitigation NIMIL el Table 1. Qualified SFR developments and associated impacts requiring mitigation (CONTINUED). A New dock, or other neiv in -water or overwater structures are not covered by this manual. Covered moorage is prohibited by the City. b Surcharge is the slope above and behind a retaining wall or bulkhead. c No mitigation is required for beach stairs with a footprint smaller than 50 ft2 d If stairs are grated and pass stormwater freely no mitigation for impervious area is required. e This program does not cover mitigation required for use of barges. Ifyou intend to use a barge for construction, you will need to submit a site specific study. f Repairs or replacements of this in -water and overwater structure are exempt from this mitigation requirement if the footprint and impact is reduced (such as by replacing wood decking with grating to increase light penetration and reducing the number of pilings). Specific requirements for footprint and impact reduction are explained in the section called Mitigation Exemption for Repair or Replacement of Overivater Sh,uctures. Single Family Residence Shoreline Mitigation Manual IImpacts Requiring Mitigation Maximum Permitted S1Ze New Fill is Aquatic Development Vegetation is Impervious Structure Type Constraints Placed Habitat is Category Cleared Surface is (based on Below Disturbed footprint) Created OHWM Same size SFR (primary) as existing Replacement or p Replace p structure in No Mitigation Requirement Expansion (demolished) same location Expand size Note: the footprint of replaced or expanded 4,000 ft2 SFR including Expansion of or including all accessory addition to SFR existing developments cannot exceed structure 4000 ft2 Bulkhead Same as existing Boathouse 200 ft2 *r f Accessory replacement Stairs to beachc 50 ft2 to 300 ft2 ♦ + d Dock Same as # +f existing Bulkhead 3.5 ft. depth and 4 ft. height with no Accessory surcharge Boathouse 200 ft2 f e repair Stairs to beachc 50 ft2 to 300 ft2 d Dock Same as ♦ d f existing A New dock, or other neiv in -water or overwater structures are not covered by this manual. Covered moorage is prohibited by the City. b Surcharge is the slope above and behind a retaining wall or bulkhead. c No mitigation is required for beach stairs with a footprint smaller than 50 ft2 d If stairs are grated and pass stormwater freely no mitigation for impervious area is required. e This program does not cover mitigation required for use of barges. Ifyou intend to use a barge for construction, you will need to submit a site specific study. f Repairs or replacements of this in -water and overwater structure are exempt from this mitigation requirement if the footprint and impact is reduced (such as by replacing wood decking with grating to increase light penetration and reducing the number of pilings). Specific requirements for footprint and impact reduction are explained in the section called Mitigation Exemption for Repair or Replacement of Overivater Sh,uctures. Single Family Residence Shoreline Mitigation Manual Mitigation Requirements Review each section that follows as it pertains to your project's environmental impacts. Vegetation is Cleared Shoreline vegetation is considered important to supporting the ecological functions found in the nearshore. Vegetation along the shoreline at minimum infiltrates stormwater, and can provide large woody debris, bank stability, food sources such as detritus and insects for aquatic species, and temperature moderation of the beach and nearshore substrate. Multistoried vegetation can provide an overhanging, complex network of branches, trunks, stems and roots that also moderate nearshore wave energy. Native vegetation is preferred for shorelines because native species are better adapted to local physical conditions such as soil, geology, and climate and therefore require less maintenance, are resistant to most pests and diseases, and require little or no irrigation or fertilizers, once established. Thus maintaining native plant species along the shoreline can also have consequent benefits on maintaining water quality. Native vegetation also provides more food sources for native wildlife. Mitigation for vegetation cleared in the shoreline jurisdiction requires replacement with an equivalent or larger area of native multistoried vegetation (includes groundcovers, shrubs) and trees). Areas planted for mitigation are subject to final approval by the Administrator and must be recorded with the County Auditor on a Notice on Title, or other similar document, prior to approval of the project. Areas planted for mitigation are intended to be protected in perpetuity, although future alterations may be allowed with an approved mitigation plan. What best describes the character of the vegetation in the area you will be clearing? Is it predominantly: Mowed grass or lawn? Non- native landscaping? • Native Vegetation? Based on the dominant character of the vegetation that will be cleared and where you intend to plant, different ratios of native vegetation planted area to cleared area are required. These ratios are provided in Mitigation Requirements for Vegetation Clearing. If you intend to plant native vegetation within 30 feet landward of the OHWM (called Zone 1 of the Shoreline Buffer —see Figure 1) the ratios for planting in Zone 1 are lower than if you plant outside of Zone 1. The lower ratio is intended to encourage homeowners to plant in Zone 1 where native vegetation has the greatest effect on nearshore habitat and processes. Ratios are also higher if you are clearing native vegetation, as compared with removing mowed grass or lawn, for the same reason. Single Family Residence Shoreline ,Nlitigation Manual Lt�y ^r"�h 1 M1c, I Property Extent 200 FT Shoreline Jurisdiction Extent of Shoreline Buffer Width dependent on t designation 30 FT' aHWM i and site condition, t j', Beach Property Extent 200 FT Shoreline Jurisdiction ' Minimum 30 fl or 50ft dependent on designation, Figure 1. Zones related to the shoreline buffer area. What is Native Vegetation? Native vegetation is an assemblage of plants native to Bainbridge Island, which are species that occur or historically occurred on the island based upon the best available scientific and historical documentation. Native vegetation includes a selection of multistoried species (ground covers, shrubs and trees). Acceptable species are listed in Appendix A. Other species may be planted if it can be demonstrated they are native and appropriate to the site conditions. When planting native vegetation for mitigation, you must provide a plan view of the project area showing where clearing will occur and where native vegetation will be planted for mitigation (including species, spacing and plant sizes). Species are to be planted with spacing designed to achieve a minimum 65 percent native vegetation coverage within 10 years within the replanted area. To assist you, a list of native species suitable for the City's shorelines is provided in Appendix A along with planting details showing typical tree, shrub and groundcover spacing and recommended plant sizes. Note that your planting plan may be designed to protect views from your primary SFR. Single Family Residence Shoreline Mitigation Manual 7 Figure 2. Planting should incorporate trees, shrubs, and groundcovers to provide multiple layers of vegetation (multistoried). Mitigation Requirements for Vegetation Clearing Select character of Will mitigation planting be Mitigation Requirement vegetation being cleared located within Zone 1? Area is comprised of a mowed grass or lawn Area is comprised of non - native landscaping (including groundcovers, shrubs or trees). Area is comprised of native landscaping (including groundcovers, shrubs or trees). Plant 1/2 the equivalent area YES of mowed grass or lawn with multistoried, native vegetation Plant the equivalent area of mowed NO - - grass or lawn with multistoried, native vegetation. Plant the equivalent area of cleared YES non- native landscaping with multistoried, native vegetation. NO Plant 2 times the area of cleared non - native landscaping with multistoried, native vegetation. Plant 2 times the area of cleared YES native landscaping to multistoried native vegetation. NO Plant 3 times the area of cleared native landscaping with multistoried, native vegetation 8 Single Family Residence Shoreline Mitigation Manual New Impervious Surface is Created To mitigate for new impervious surface, you can: • Remove existing impervious surface of equal area within your- 51101-01irle buffer and replant with native vegetation, or Install a rain garden that is sized to be at least 20 percent of the area of your new impervious surface. The use of a rain garden for mitigating impervious surface is based on the understanding that rain gardens can help provide the water collection, retention, and infiltration capacity that are lost when vegetated areas are made impervious. The Rain Garden Handbook for Western Washington Homeowners describes how rain- gardens mimic a native forest by collecting, absorbing, and filtering stormwater runoff from rooftops, driveways, patios, and other areas that don't allow water to soak in. To install a rain garden, follow the methods available at www.raingarden.wsu.edu /index.html. There you will find instructions for calculating your drainage area, and locating, designing (sizing), planting and maintaining your rain garden. Local landscape architects, Kitsap County WSU Extension office, Kitsap Count), Conservation District, and the City's Planning and Community Development Department are other resources available for assistance. The Rain Garden Handbook for Western Washim.1on Homeowners: www.raingarden.wsu.edu /index.html Rain Garden Installation Guidance: www. raingarden.wsu.edu / index.html Ram Gardens C'811 he Sllapc d atmd 4ite:d to fit youm• yard ■ Are constructed with soil mixes that allow water to souk in rapidly and support healthy plant growth Can be landscaped with a variety of plants that look beautiful and help manage stormwater Caution: Collecting and allowing water to soak into a landslide hazard area can cause instability and potentially endanger your structure. If you need to place your rain- garden on or near a landslide hazard area (any slope greater than 15 percent), a letter or report from a qualified licensed geologist orgeotechnical engineer that evaluates the site and your rain garden design must be submitted with your application for review and approval by the Administrator. Figure 3. Rain gardens can help mitigate stormwater runoff from new impervious surfaces. Single Family Residence Shoreline Mitigation Manual Permitted Fill Material is Placed below OHWM Fill placed below the OHWM permanently eliminates aquatic habitat and can interrupt nearshore sediment flow. These factors both eliminate and reduce ecological functions within the area of fill and may adversely affect adjacent shorelines through reduced sediment supply and increased fragmentation of habitat. All shoreline structures or modifications that include placing fill below the OHWM will require an equivalent volume of fill removal from below the OHWM elsewhere for mitigation (Table 2). Typical shoreline structures and modifications that include fill placed below the OHWM include stairs, boathouses, docks and bulkheads. If mitigation for fill removal will occur within the same parcel, the volume removed must be at minimum equal to the volume of fill material placed. If the fill removal occurs on a different parcel, than the volume removed must be two times the volume of fill material placed. See Table 2. This is to encourage mitigation for fill placement at the same location as the environmental impact. Examples of types of fill that may be removed for mitigation include construction debris such as concrete pieces, riprap, creosote logs, pilings, and failing bulkheads. In addition to fill removal, bulkhead repair or replacement will require beach nourishment in addition to fill removal as part of mitigation (Table 2). Beach nourishment differs from fill because it is mobile and permeable, unlike piers, concrete, riprap, or other immobile elements typically associated with nearshore structures. Beach nourishment provides spawning habitat for forage fish species, which are food sources for salmon and other fish species, birds, and marine mammals. While nearshore structures can provide a type of nearshore habitat (for example docks provide holdfasts for barnacles and mussels), these habitats do not improve impaired features of the nearshore ecosystem or support natural geomorphic processes in the way that mobile beach sand can. Removing unused piers can provide shoreline mitigation. Retractable Structures it In many instances structures can be constructed that can be retracted when not in use (for example retractable access stairs or docks). Retractable structures associated with a SFR are exempt from the City's requirement for mitigation for impacts occurring waterward of the OHWM. In addition, ii- the footprint of 1111 below the OHWM is smaller than 10 square feet, the structure is exempt from providing mitigation as the area is considered too small to significantly impact aquatic resources. 10 Single Family Residence Shoreline Mitigation Manual Table 2. Mitigation requirements for fill material placed below the OHWM. A reduced ratio for offsite fill removal may be used In limited instances when the Administrator determines that a greater ecological benefit is obtained at on offsite location than would occur on site. What is beach nourishment? Beach nourishment is where sediment (usually sand) is placed to protect an eroding beach. Leach sediment lost through alongshore drift or erosion is replaced from sources outside of the eroding beach (often an upland source). Nourishment creates "soft" (non - permanent) protection by creating a larger sand reservoir, pushing the shoreline seaward. Beach nourishment can protect beaches and your property, and avoid or minimize the negative effects of bulkheads. How do I provide beach nourishment? A shoreline that has recently undergone beach nourishment. Generally, beach nourishment should be located onsite, waterward of the bulkhead; however nourishment may be located off site if the Administrator determines that a greater ecological benefit is obtained at an offsite location than would occur on site. For example, nourishment will be more effective if it is placed in the up -drift area of a drift cell. Its benefit will be longer lasting and spread over a greater portion of the drift cell. The City can help you determine the best location for beach nourishment. Beach nourishment should cover an area, at minimum, equivalent to the length of the repaired or replaced bulkhead. It should be comprised of mobile sediments suitable for rnearshore forage fish spawning habitat. Beach nourishment material should be comprised of 100 percent WDFW Fish Mix or other material approved by the Administrator. Single Family Residence Shoreline Mitigation Manual I I Beach Location of Fill Removal Nourishment Development Type Required? On Site Off Site' Stair construction, repair or replacement Remove fill Remove fill equivalent to 2 Boathouse repair equivalent to times volume No volume placed or replacement below OHWM placed below OHWM Dock repair or replacement Remove fill Remove fill equivalent to 2 Bulkhead repair or equivalent to times volume Yes replacement volume placed below OHWM placed below OHWM A reduced ratio for offsite fill removal may be used In limited instances when the Administrator determines that a greater ecological benefit is obtained at on offsite location than would occur on site. What is beach nourishment? Beach nourishment is where sediment (usually sand) is placed to protect an eroding beach. Leach sediment lost through alongshore drift or erosion is replaced from sources outside of the eroding beach (often an upland source). Nourishment creates "soft" (non - permanent) protection by creating a larger sand reservoir, pushing the shoreline seaward. Beach nourishment can protect beaches and your property, and avoid or minimize the negative effects of bulkheads. How do I provide beach nourishment? A shoreline that has recently undergone beach nourishment. Generally, beach nourishment should be located onsite, waterward of the bulkhead; however nourishment may be located off site if the Administrator determines that a greater ecological benefit is obtained at an offsite location than would occur on site. For example, nourishment will be more effective if it is placed in the up -drift area of a drift cell. Its benefit will be longer lasting and spread over a greater portion of the drift cell. The City can help you determine the best location for beach nourishment. Beach nourishment should cover an area, at minimum, equivalent to the length of the repaired or replaced bulkhead. It should be comprised of mobile sediments suitable for rnearshore forage fish spawning habitat. Beach nourishment material should be comprised of 100 percent WDFW Fish Mix or other material approved by the Administrator. Single Family Residence Shoreline Mitigation Manual I I Ihe volume of nourishment should rise at least 1 -foot above OHWM and have a foreshore slope no greater that 1 vertical unit per 5 horizontal units (I :5 slope). The frequency of nourishment must follow WDFW recommendations or occur every five years over a 25 -year period. 'I he frequency of nourislm7ent maybe less if a sediment loss analysis completed by a qualified professional recommends otherwise. the required frequency of nourishment will be documented in an agreement between you and the City. Beach foreshore Additional excavation of fill material and beach nourishment fill Existing bulkhead -- - OHWM - - _i Beach nourishment Terrace Figure 4. Beach nourishment illustration. Aquatic Habitat is Disturbed In -water or overwater structures have the potential to interrupt or negatively affect ecological functions and processes such as shading or eliminating aquatic habitat, increasing predator opportunities, and interrupting nearshore sediment flow and beach formation. Mitigation is required for repair or replacement because impacts continue to occur for the life of the structure. Construction activities related to repair or replacement may also temporarily affect fish and wildlife, water quality, or shoreline processes. New in -water or overwater structures are not covered by this manual. Only repair or replacement of in -water or overwater structures are covered by this manual and they must fall within the size constraints identified in Table 1. Qualifying projects must satisfy the SMP requirements for a repair or replacement and must mitigate for the loss of ecological functions. In -water and overwater repairs and replacements covered by this guidance include bulkheads, boathouses, stairs to the beach, and docks (the components of a dock include ramps, piers and floats, and requirements apply to all components), Note that in -water and overwater repairs and replacements of any structure may require permits from USACE and WDFW, as well as the City. Upon project completion all areas of shoreline disturbed for the repair or replacement should be restored to as near pre - project configuration as possible and replanted with native vegetation appropriate to the site and approved by the City. Exemption from mitigation is provided for repair or replacement of structures which meet certain structure impact reduction provisions (such as narrowing a dock or using grating to increase sunlight penetration). "these are detailed in the section called Mitigation Excinptiort forRepair or Replacement of Overwater Structures. When there is no reduction of the structure, you are required to remove an equivalent or greater area of overwater structure elsewhere within the City; contact the Planning and Community Development Department for more details and appropriate locations. 12 Single Family Residence Shoreline Mitigation MMILKIl Mitigation Exemption for Repair or Replacement of Overwater Structures Replacement of docks or stairs with retractable systems are exempt from City required mitigation for impacts to ecological functions and processes occurring waterward of OHWM. Repairs or replacements that reduce the shading footprint of an existing dock are also exempt. To qualify, any two of the following measures may be used, in accordance with provisions in the SMP: . Replace dock surface with grating or gridding • Reduce dock width, to meet current SMP and USACE requirements Some considerations when planning to repair or replace your dock to avoid mitigation: • Use a mooring buoy instead of repairing or replacing your dock. Replace your fixed dock with a dock that can be retracted when not in use to minimize disturbance to aquatic habitat. • Share a neighbor's dock instead of repairing or replacing yours. • Increase dock height, to meet current SMP, WDFW or USACE recommendations. To avoid mitigation for repairs These alterations must conform to the most or replacements of both fixed or recent design guidance provided by the USACE floating docks, the city requires found in its current Regional General Permit for that both of the following be met: Residential Inland Marine Overwater Structures (Permit Number CENWS- OD- RG- RGP -6) or meet City requirements, whichever standard provides a smaller footprint and greater light penetration. • The dock is no wider than 4 feet for a single 'Ihe Department of Planning and Community use dock and 6 feet for a joint use dock. Development is available to assist with making this determination. Please contact the department if you . Grating or gridding and replacement floats have any questions: must be installed that result in a total open area of a minimum of 30 percent. For ..d., example, this can be achieved by installing grating with 60 percent open area on at least 50 percent of the dock or by grating a larger °' -" • - • '- -�` >' - percentage of the dock with openings of less than 60 percent The following equation is E{ow to MUM Your ,., __ –. — »� 8aat OTi Stiie-0Wned used: Aqumir tends • .. % Grating Open Area % Dock Area = > 30% Example 0.6 (60 %) 0.5 (50 %) = 0.3 (30 %) \14ishington State Department of NatUral Resources' Recrealimial MOO?-111g Buoys blOChLLI'e, Find the brochure aL hup:L/www.dnr. %%'a,gOVII'UbllcBtlons/Bigi- _moot- ing_buo�'_broch UJ "e.pol. Single Family Residence Shoreline Mitigation Manual 13 What is the Process for Obtaining Approval to Use this Guidance? Submit your project proposal, completed checklist, and site plan along with your list of required mitigation activities and their proposed design to Planning and Community Development for review and approval by the Administrator. . Obtain all required shoreline permits as outlined in Table 4 -1 of the SMP. . Submit these applications along with your project proposal. A preapplication conference may be required. A checklist is provided in this manual to assist you with submitting a complete proposal that fulfills the requirements of this manual. Please contact Planning and Community Development by phone at (206) 780 -3750 or by email at pcd @bainbridgewa.gov if you have any questions. 14 Single Family Residence Shoreline Mitigation Manual Checklists for Mitigation Approval For each item below, please attach additional information to this checklist as needed to describe fully your project and proposed mitigation. General Checklist for All Sites D 11 0 ITEM Project description List of impacts requiring mitigation NOTES Include a brief description of your proposed structure, along with its footprint. See Table 1. Proposed mitigation Will mitigation be onsite or offsite? description For offsite mitigation, provide location and confirmation that the property owner has agreed to have mitigation on their property. Site plan Show locations of existing and proposed structure(s) as well as location(s) for mitigation. Single Family Residence Shoreline Mitigation Manua] 15 Checklist for Various Impact Types ITEM Vegetation Clearing Creation of New Impervious Area 0 Permitted Fill Below OHWM Beach Nourishment USACE permit or WDFW HPA is obtained Areas of Clearing and Replanting F] Species List ❑ Example Spacing for Planting Species Plant Sizes Provide the location and area of impervious surface to be reomoved and replanted. OR If constructing a RAIN GARDEN ❑ Drainage area calculation ❑ Location and size of rain garden using methods from Rain Garden Handbook for Western Washington Homeowners found at WvwxN raiiip -aj-den.wsu.edu /index.html F] Provide calculation of fill volume and proposed location for removing required fill volume ® Provide location and volume to be deposited ❑ Provide frequency of nourishment Brief description of mitigation requirements Provide copy of each permit and any associated conditions 16 Single Family Residence Shoreline Mitigation Manual Appendix A Native Plant List and Suggested Plant Spacing Native Plant List 'Ihe following tables provide a list of native trees, shrubs, groundcovers, and seed mixes for different site conditions along with their recommended on- center spacing, maintenance notes, and aesthetic qualities. Additional information on native plants appropriate for Bainbridge Island can be found at: littp : / /www.kitsapgov.com /dcd /lu_ env /native plants /native_plants.pdf Examples of a plan view of a planting plan and a section view showing typical plant spacing are provided below. Plant S�.....:�.� Plan view of native multistoried plant clusters. Acer macro hyllum r 4 Holodiscus discolor 4' Spacing On Center Beach Section Line Water Polystitchum ► Aquilegia formoso ,.. munitum 24 "Spacing 12 "Spacing On Center On Center Illustration of on- center native plant spacing. 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( ��\ (} > Z ( a ! �: 2 ( = :§ vi _![ = _ m ( \ .� r - - _ \ \ \ \ \ \ \ C O cu m _N d D m V C A w M N v O N v J d c 0 � v D •o � i N � N G n�jl p O I a N `o c_ x � F h 0 a o � z c V - - M c o o E _ ° - N rn � `w E W D c a $ a � LA d m W E z v c — c t a co N O v O N v v C ti « G n�jl p o o F h J C a � � a $ a ?4 7r a $ v m a x 0 o a x 0 ry N „n x x v u A - m in c o E E - = ° 3 o d tq a o c o E E 3 2 � 3 - _ - m a C7 u E c n 7 c a 7 D c D c E rn _ m d z J a O E = y m d Z J v C i- is c _ Guidance for a Site Specific Analysis All shoreline development, use and activities, regardless of whether a permit is required, must result in no net loss of ecological functions and processes necessary to sustain shoreline resources. To demonstrate that the no net loss standard is met, an applicant may either use the Standard Residential Mitigation Manual or submit a Site - Specific Impact Analysis. A site - specific analysis is a technical report that identifies existing conditions and ecological functions, impacts from the project, and proposed mitigation (if needed). The site - specific analysis must be completed by a qualified professional and submitted with the shoreline application. We encourage you to contact planning staff about the scope and content of the site - specific analysis prior to submitting your application. 1. Project description Describe the what, where, when, who and how of the project, including: • What the project or action is; • Where the project is (refer to attached maps and site plan, include location within shoreline jurisdiction; (e.g.; Zone 1, Zone 2); • When the project is going to take place, time line /implementation schedules; • Who is going to do the project; and How the project will be accomplished, e.g.; bulldozer, pile driver, chain saw, steam roller, etc. If it is multi - phased, describe the what, when, where and how of each phased separately. Identify any best management practices (BMPs) that will be implemented to avoid, reduce, or eliminate adverse effects or that would benefit the shoreline environment. 2. Baseline environmental conditions Describe the physical and biological attributes of the project site (e.g., topography, vegetation, condition and trends, if applicable). Include an inventory of the existing shoreline environment including the physical, chemical and biological elements and an assessment of their condition. Include species and habitat information for fish and wildlife. Provide references to pertinent scientific and technical studies, including but not limited to the Shoreline Inventory and Characterization Report, the Shoreline Restoration Plan and other background studies prepared in support of the SMP. Include an assessment and description of any federal, state, or local special management recommendations which have been developed for wetlands, streams, nearshore species, or habitats located on or within close proximity to the site and their applicability to the project. 3. Impact avoidance and mitigation measures The use of mitigation sequencing is required and essential to determining how the proposal contributes to the no net loss standard and how the proposed intensity of development is necessary for reasonable use of the property. Mitigation sequencing includes the steps taken during project planning and implementation that are meant to find the least environmentally damaging practicable alternative to achieve a project need. Demonstrate the application of required mitigation sequencing with a table or bulleted list of each mitigation action and how the proposal addresses it: 1. Avoiding the impact altogether by not taking a certain action or parts of an action; 2. Minimizing impacts by limiting the degree or magnitude of the action and its implementation by using appropriate technology or by taking affirmative steps to avoid or reduce impacts; 3. Rectifying the impact by repairing, rehabilitating, or restoring the affected environment; 4. Reducing or eliminating the impact over time by preservation and maintenance operations; 5. Compensating for the impact by replacing, enhancing, or providing substitute resources or environments; and 6. Monitoring the impact and the compensation project and taking appropriate corrective measures. Include a description and evaluation of anticipated effectiveness of proposed mitigation measures, which mitigate the impacts of the project to ensure no net loss of shoreline ecological functions, values, and proposed success criteria. 4. Impacts of Site Development Provide an analysis documenting the project's unavoidable impacts and their effect on shoreline ecological functions and processes (including lost time when functions are not being performed) including, but not limited to: noise, dust, vegetation removal and /or disturbance, new impervious surface area, placement of fill below the ordinary high water mark, aquatic habitat disturbance (shading or eliminating, increasing predator opportunities, interrupting nearshore sediment flow and beach formation). 5. Mitigation Plan When compensatory mitigation is required because of identified unavoidable impacts, the site - specific analysis must include a mitigation plan. This includes, but is not limited to, the following: • A summary of mitigation goals and objectives; • A planting plan including plant species, quantities and sizes; planting season or timing; • Other drawings (e.g.; cross - sections) to illustrate mitigation measures (e.g.; rain garden, removal of fill, etc.); • Performance standards — identify success criteria; compare functions lost and gained; describe anticipated parameter changes; • Use of and reference to pertinent scientific and technical studies, including but not limited to the Shoreline Inventory and Characterization Report, the Shoreline Restoration Plan and other background studies prepared in support of the SMP; • A monitoring plan (including maintenance plan and schedule) for a minimum duration of five years. Monitoring performance standards must be sufficient to estimate the project's impact on identified ecological functions. The monitoring plan must also include a contingency measures and maintenance surety; • A performance bond or other security to assure that mitigation work is completed (unless mitigation work is completed prior to final occupancy); A maintenance bond to ensure mitigation meets performance objectives. Once implemented, you will need to provide a maintenance bond for the duration of the monitoring period (a minimum duration of 5 years); and An assurance (through a permanent easement and /or notice to title) that the mitigation area will be protected in perpetuity.