RES 2015-16 FERNCLIFF VILLAGE SUBDIVISION AMENDMENTRESOLUTION NO. 2015-16
A RESOLUTION of the City of Bainbridge Island, Washington, giving
final approval of the Ferncliff Village Subdivision Amendment.
WHEREAS, on November 16, 2011 the City Council passed Resolution No. 2011-23
approving the Ferncliff Village final subdivision to create 25 residential lots; and
WHEREAS, on April 27, 2011 the City Council passed Resolution No. 2011-10 as
amended on May 17, 2011 by Resolution No. 2011-14 approving the site plan and design review
and conditional use permit to develop 24 units of multi -family housing on Lot 25 of the Ferncliff
Village final subdivision; and
WHEREAS, the applicant requested an amendment to the final subdivision to further
subdivide Lot 25 into 16 single-family residential lots and reconfigure the adjacent open space
tracts, rather than constructing the multi -family housing; and
WHEREAS, on April 28, 2015 the City Council passed Resolution 2015-03 approving the
preliminary plat amendment at a public hearing; now, therefore
WHEREAS, the City Engineer and the Kitsap Public Health District have forwarded their
recommendations for approval to the Department of Planning and Community Development; and
WHEREAS, the Department of Planning and Community Development has evaluated
compliance with the conditions imposed on the preliminary plat amendment and other applicable
ordinances and forwarded its recommendation for final plat amendment approval to the City
Council; and
THE CITY COUNCIL OF THE CITY OF BAINBRIDGE ISLAND, WASHINGTON, DOES
RESOLVE AS FOLLOWS:
Section 1. All conditions imposed when the preliminary plat amendment was approved
have been met, as set forth in the final plat amendment memorandum from the Department of
Planning and Community Development, as set forth in Exhibit A which is attached and
incorporated by reference.
Section 2. Conditioned plat improvements have been completed or assured as set forth in
Exhibit B which is attached and incorporated by reference.
Section 3. The final plat amendment is in conformance with the subdivision regulations
and standards, the Housing Design Demonstration Project program regulations and standards,
zoning regulations, the Comprehensive Plan, and all applicable land use ordinances and applicable
state law in effect at the time of preliminary plat amendment approval.
Section 4. The Mayor is authorized to inscribe the City Council's approval on the face of
the final plat, as depicted in attached Exhibit C and incorporated by reference; provided, that upon
approval of the final plat amendment, the City Council may direct and authorize another council
member to inscribe the City Council's approval on the face of the final plat.
PASSED by the Council of the City of Bainbridge Island, Washington, this 27th of October 2015.
APPROVED by the Mayor on this 27th day of October 2015.
Anne S. Blair, Mayor
ATTEST/AUTHENTICATE:
Rosalind D. Lassoff, ity Clerk
FILED WITH THE CITY CLERK: October 22, 2015
PASSED BY THE CITY COUNCIL: October 27, 2015
RESOLUTION NUMBER: 2015-16
Attachments:
Exhibit A Final Plat Memorandum, Department of Planning and Community Development
Exhibit B Assured Improvements
Exhibit C Final Plat Amendment Drawings
Memorandum City of Bainbridge Island
Department of Planning and
Community Development
To: City Council
From: Kelly Tayara, Planner
Date: October 22, 2015
Re: Femcliff Village Final Subdivision Amendment SUBA15540
Applicant: Housing Resources Board
PO Box 11391
Bainbridge Island, WA 98110
Location: The subject property is located on Curtis Loop, the 500-600 block of Ferncliff
Avenue and situate in the SE Quarter of the NW Quarter of Section 26, Township 25
North, Range 2 East, W.M. in Kitsap County, Washington.
On April 28, 2015, the applicant received preliminary approval to amend a 25 lot final
subdivision.
This final plat amendment is subject to the conditions of approval for Ferncliff Village, City File
No. FSUB15540, issued on May 17, 2011, as modified by the conditions of approval for the
amendment, City File No. 15540SUBA. As noted in the annotations in bold font, the conditions
are satisfied and staff recommends approval of the final plat amendment.
SEPA MDNS Conditions
1. To avoid environmental impacts and potential risk of ravine slope instability, the applicant
shall follow the recommendations of a geotechnical engineer for site development, including
site preparation, excavation, construction, vegetation management and stormwater facilities.
The applicant shall meet the replanting requirements of BIMC 16.20 for stormwater facilities
installed within the ravine slope or its buffer.
This condition is noted on the final plat drawings.
2. To avoid or mitigate environmental impacts, Washington State Department of Fish & Wildlife
Hydraulic Project Approval may be required prior to construction of storm drainage facilities
on this project. Copies of any required approvals must be submitted to the City prior to
construction. A copy of all public agency approvals and approved drawings shall be given to
all contractors performing work at the site prior to beginning any construction work.
This condition is noted on the final plat drawings.
3. To avoid impacts to archaeological resources, contractor is required to stop work and
immediately notify the Department of Planning and Community Development and the
Washington State Office of Archaeology and Historic Preservation if any historical or
archaeological artifacts are uncovered during excavation or construction.
This condition is noted on the final plat drawings.
4. To mitigate public service impacts, the applicant shall provide a bus shelter designed to
accommodate approximately 20 school children. The shelter shall be located in the northeast
corner of the property within "Open Space Tract A" and/or the adjacent right-of-way.
The bus shelter is constructed in compliance with this condition.
5. To mitigate public service impacts, the applicant shall install a painted or thermoplastic
crosswalk and appropriate related signage across Ferncliff Avenue at its intersection with
Tiffany Meadows Drive. Installation shall be to the satisfaction of the City Engineer.
Crosswalks and signage are installed or assured. This condition is noted on the final
plat drawings.
6. To mitigate aesthetic impacts, where feasible considering sight distance and safety,
landscaping to screen the bus shelter from the adjacent property to the north shall be provided.
Solid waste containers associated with the multi -family development shall be enclosed on all
sides and screened with vegetation; chain link fencing shall not be used.
Landscaping is installed or assured. Screening for solid waste containers that serve Lots
26 — 41 is proposed, and compliance with this condition is reviewed as part of the
construction plans.
7. To mitigate public service and aesthetic impacts, the bus shelter, related landscaping and the
crosswalk shall be installed or assured prior to final plat approval; an assurance device shall
provide for construction within one year of final plat approval. The location and design of the
shelter and related landscaping shall be to the satisfaction of the Department of Planning and
Community Development and the City Engineer.
The bus shelter was relocated to the southeast corner of Open Space Tract A in order to
minimize vegetation impacts. Landscaping is installed or assured.
Project Conditions
8. The project must substantially conform to the Housing Design Demonstration Project (HDDP)
program criteria for housing diversity, innovative site development and innovative building
design as demonstrated in the HDDP evaluation scoring and applications for the underlying
land use permits, except as otherwise conditioned through this approval:
a. The completed project must provide that least 50 percent of the units remain affordable. A
proportional amount of affordable housing units must be completed at or prior to completion
of any market rate units.
b. The maximum home size is 1600 square feet.
c. The project must achieve the HDDP development standards related to Low Impact
Development; prior to final plat approval, the applicant shall allocate impervious surface
coverage for each of the lots and, where applicable, within the open space tracts. The final
civil plans shall substantially conform to the capacity and facilities presented in the
preliminary civil design drawings.
These conditions are noted on the final plat drawings.
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d. The project must provide landscaping, open space, and transportation elements that
substantially conform to those presented in the preliminary drawings, as modified by the
plat amendment.
The landscaping, open space and transportation elements substantially conform to
those presented in the preliminary plat drawings, as modified by this plat
amendment. Within Tract E open space, the significant tree retention area is
reconfigured to accommodate the stormwater detention pond.
Installation of stormwater facilities will result in the removal of significant trees and
vegetation within Tract E, impacting an area approximately 8,000 square feet in size.
While the stormwater detention pond will be replanted, much of this area will not
support significant trees. Therefore, the significant tree retention area is
reconfigured, eliminating the areas dedicated to the storm pond and adding an 8,000
square foot area that is immediately adjacent to the pond and currently contains no
existing tree canopy. This area provides canopy for the public trail and recreation
facilities, and replanting for this area, designated "retained and replanting area" on
the final plat amendment drawings, is assured.
e. The project must achieve LEED Silver, BuiltGreen 4 or Evergreen Sustainable
Development certification for each of the lots/units. Building permit applications,
construction and final occupancy shall comply with the certification provisions of the
Housing Design Demonstration Project program.
This condition is noted on the final plat drawings.
9. As a phased project, each phase must contain adequate infrastructure, open space, recreational
facilities, landscaping and all other conditions of the project to stand alone if no other
subsequent phases are developed. The roadway and related improvements, public trail
improvements, bus shelter and related improvements, recreational facilities including play
structure(s), bicycle facilities, landscape buffer planting, and stormwater facilities, shall be
constructed or assured prior to final plat amendment approval and prior to issuance of any
construction permit for Phase II.
Applicable transportation, energy, water management, communications and solid waste
facilities infrastructure improvements are installed or assured. A maintenance bond for
completed infrastructure improvements and provisions for maintenance of common
private stormwater facilities for Phase I was been provided.
10. (Condition 10, addressing multi -family development, was deleted in its entirety because the
amended plat consists of single-family residential development only.)
11. Prior to any construction activities, appropriate permits, including but not limited to right-of-
way permits and license agreements, road approach permits, clearing, grading, and building
permits, shall be obtained from the City.
This condition is noted on the final plat drawings
12. Except for modifications reflecting compliance with these conditions of approval, the
completed development shall substantially conform to the preliminary subdivision drawings
pages 1-8 received December 30, 2010, and pages 9-10 received March 17, 2011, plan sheet
Housing Resources Board % Ferrrcliff Village 111)(Al 1 _540SURA
AS2.1, and the landscape drawings received June 30, 2010, as modified by the landscape, civil
and plat amendment drawings sheets 1 — 3 and 5 — 7 received on July 2, 2014, and sheet 4
received on April 21, 2015. Upon application for final plat amendment, the applicant shall
submit landscape and civil drawings that reflect these conditions of approval; the drawings
shall show the location and, as applicable, provide detail of easements, trails, walkways,
parking facilities, stormwater facilities, utilities, bicycle facilities, the bus shelter, solid waste
facilities, mailboxes, neighborhood garden area, and recreation area facilities including the
play structure. The final amendment drawings may reflect changes, such as those related to
utility easements, parking facilities, and pedestrian facilities, as conditioned through this
approval.
The final subdivision amendment drawings adequately depict buffers, building setbacks,
open space setbacks, parking facilities, the community garden and recreation area, and
easements for the bus shelter, pedestrian trail facilities and utilities.
13. If a school impact fee is in effect at the time of building permit issuance, it shall be the
responsibility of an applicant constructing the residential unit to pay the school impact fee
(BIMC 15.28).
This condition is noted on the final plat drawings
14. At time of building permit application, the applicant shall submit outdoor lighting plans that
demonstrate compliance with BIMC 18.15.040, Outdoor Lighting on Public and Private
Property. Freestanding lighting shall have a maximum height of 14 feet including the base
and casing.
This condition is noted on the final plat drawings
15. Construction shall conform to the Department of Ecology Western Washington Stormwater
Manual and the City of Bainbridge Island Design and Construction Standards. Public and
private improvements, facilities, and infrastructure, on and off the site that are required for the
subdivision, shall be completed and have final inspection and approval prior to final plat
approval. The applicant shall comply with the following conditions to the satisfaction of the
City Engineer:
a. A Transportation Facility Certificate of Concurrency has been issued for this project in
accordance with provisions contained in BIMC 15.40. Acceptance by the applicant of this
preliminary plat approval shall constitute agreement in writing to construct and install all
street improvements and make necessary dedications as conditioned. All dedications shall
be shown on the final plat.
All dedications, including the public trail, right-of-way and public stormwater
facilities, are shown on the final plat drawings. Remaining improvements are
financially assured.
b. The applicant shall provide a 30 -foot width right-of-way dedication from the existing
center line along the entire length of the property's Ferncliff Avenue frontage, including
any areas previously dedicated.
The appropriate dedication is shown on the final plat drawings.
c. The development shall provide, at a minimum, ten -foot width non -motorized public trail
right-of-way/trail easements as depicted in the preliminary subdivision drawings. The
public trail system connecting Ferncliff and Cave Avenues shall be constructed or assured
prior to final plat amendment approval; any assurance device shall provide for
construction within two years of final plat amendment approval.
The appropriate public trail easements are shown on the final plat drawings. The
trail was constructed during construction of Phase I; while construction of the
detention pond associated with Phase II will disturb the trail, the City Engineer finds
that financial assurance for improvements provides adequately for reconstruction of
the trail.
i. The trail shall be constructed to provide no less than a five foot width surface, and
shall consider accessibility.
Compliance with this condition is reviewed as part of the construction plans.
ii. A contrasting, nonskid surface shall be installed where the trail crosses the roadway.
The road bed is constructed of a contrasting, non-skid surface where crossed by the
trail.
iii. The final plat drawing and civil plan shall be revised to align the trail where it
intersects the roadway to provide a minimal crossing area.
The final plat drawings reflect this condition.
iv. A path no less than three feet in width shall provide a connection between Tract G and
Tract F to provide access to the public trail and recreation facilities. This path shall
consider accessibility.
There is a typographical error in this condition: The path should provide a
connection between Tract G and Tract E. The internal path connecting Tracts E
and G is depicted on the final plat drawings.
d. The development shall provide, at a minimum, a ten -foot width non -motorized public trail
right-of-way or trail easement along the west property line from the north property
boundary to connect to the Cave Avenue right-of-way.
The appropriate easement is shown on the final plat drawings.
e. Vehicular access to the development shall be limited to a one-way public street with
ingress/egress via Ferncliff Avenue. The roadway shall meet the Residential Optional
Suburban Street Standard.
The roadway directional signage is installed or assured. The roadway meets the
applicable street standard.
i. The roadway shall be located within a minimum 20 foot width dedicated right-of-way,
and shall include a 12 foot width paved driving surface and three foot width gravel
shoulders on each side.
The appropriate right-of-way dedication is depicted on the final plat drawings.
The 12 foot width paved roadway surface and shoulders are installed. The
financial assurity provides adequately for repairs or replacement of roadway or
shoulder areas that are disturbed during construction.
ii. Where feasible with regard to stormwater facilities, raised curbs shall define the
entrance to the parking lot from the internal public roadway, define the ends of the
parking lot aisle, and, if applicable, define pedestrian walkways from the internal
roadway to the buildings.
The facilities for Phase I are complete. Compliance with this condition for Phase
II is reviewed as part of the construction plans.
iii. Pedestrian walkways shall be provided to assure safe access to single-family residences
where the associated parking is not located on the lot it serves. Walkways shall be
surfaced with nonskid hard surfaces.
Construction of pedestrian walkways serving Phase I are complete. Facilities for
Phase II are assured. Where associated parking is not located on the lot it serves,
occupancy permits shall not be granted until the walkways are constructed.
iv. Where pedestrian walkways and/or trails cross vehicular driving lanes, the walkways
shall be constructed of contrasting materials.
Compliance with this condition is reviewed as part of the construction plans.
v. Mailboxes for the entire development shall be located at the turnout nearest the ingress
from Ferncliff Avenue, subject to the approval of the U.S. Postal Service.
The mailboxes for Phase I are installed. The location of mailboxes for Phase II is
reviewed as part of the construction plans.
vi. Parking spaces shall meet the design standards of BIMC 18.81. Parking space
dimensions shall not extend onto the shoulder areas.
Parking space locations are approximate. Exact parking space locations and
dimensions are reviewed as part of the construction permits. The Fire Marshal
and City Engineer recommend that parking spaces may intrude into the required
turnout just south of Tract A, provided that a fire lane is designated to ensure
vehicle parking does not extend onto the roadway or shoulder.
f. Prior to construction permit issuance, the applicant shall provide for the following to the
satisfaction of the Fire Marshal:
i. The roadway shall provide a minimum of three turnouts. While "standing" is
permitted, "parking" is not permitted in the turnouts. The turnouts shall be
appropriately signed.
The Fire Marshal and City Engineer recommend that parking spaces may
intrude into the required turnout just south of Tract A, provided: A one -to -three
foot width fire lane shall be designated along the south edge of the turnout,
immediately adjacent to the road/shoulder facility and for the length of the
turnout portion of the right-of-way. Compliance with this condition is reviewed
as part of the construction plans. The City Engineer finds that financial
assurance for improvements provides adequately for the fire lane designation.
ii. The roadway shall be designed to accommodate the weight of a 65,000 -pound fire
apparatus. Pervious materials are permitted as long as applicable design specifications
are met and the edges of the shoulders are clearly visible.
The roadway is installed to the satisfaction of the Fire Marshal and City
Engineer. Roadway and related shoulder facilities is also reviewed prior to
building occupancy to assure compliance with the adopted fire code
iii. The roadway and shoulders shall provide a minimum 13'6" overhead clearance.
The roadway provides adequate clearance.
iv. The entire length of the roadway shall be marked as a fire lane: No parking shall be
permitted on the roadway or shoulders.
Fire lane signage is installed or assured. Approval by the Fire Marshal is
required prior to issuance of any certificate of occupancy for Phase II buildings.
v. Construction and signage shall be to the satisfaction of the Fire Marshal.
The City Engineer is satisfied that financial assurance provides adequately for
required construction provisions and signage installation. Assured items require
final inspection and approval by the Fire Marshal prior to issuance of any
certificate of occupancy.
vi. The applicant shall provide a new fire hydrant on the southeast portion of the internal
road at its intersection with Ferncliff Avenue to the satisfaction of the Fire Marshal.
New hydrants shall be equipped with a 4" Storz fitting on the pumper port.
Hydrants are installed and approved by the Fire Marshal.
vii. Civil plans showing the fire line, water meter connections, side sewer connections and
sewer cleanouts shall be submitted during the public utility permit.
The required improvements are depicted in the approved civil plans (City File
No. PU15540).
viii. Residential fire sprinklers will be required for dwelling units.
Compliance with this condition is reviewed as part of the construction plans.
g. Water and sanitary sewer main extensions not located in public rights-of-way shall be
located in easements no less than 15 feet in width. On-site main extensions shall be
publicly owned and maintained; all mains shall allow access for maintenance.
All water and sanitary sewer main extensions are located in the public right-of-way
or within easements.
h. Prior to final subdivision amendment submittal, the applicant shall submit complete civil
plans and drainage report for the proposed development to the City Engineer and the
Department of Planning and Community Development for review and approval. The
design shall be prepared by a Professional Engineer licensed in the State of Washington,
and shall be in accordance with BIMC 15.20. Low Impact Development (LID) practices
for stormwater mitigation must demonstrate compliance with BIMC 15.20.050.
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i. The plans shall depict all required improvements, and shall include roadway details and
profiles, sanitary sewer, water, utility and storm drainage facilities, including easement
location and dimensions.
The required improvements are depicted in the approved civil plans (City File
No. PU15540).
ii. The plans shall address grading, erosion and sedimentation control and include a
Stormwater Pollution Prevention Plan (SWPPP).
The required Stormwater Pollution Prevention Plan was provided with the
approved civil plans (City File No. PU15540).
iii. The plan shall depict significant trees required to remain for the completed
development; easements shall be located to avoid impacts to significant trees that will
be retained.
A significant tree retention plan was provided with the approved civil plans (City
File No. PU15540).
i. Prior to any construction activities, the applicant shall provide to the City a National
Pollutant Discharge Elimination System (NPDES) Construction Stormwater General
Permit.
This condition is noted on the final plat drawings.
j. Prior to final subdivision amendment approval, the applicant shall provide an Operations
and Maintenance Plan and Declaration of Covenants approved by the City Engineer for all
constructed stormwater facilities in accordance with BIMC 15.21.
An Operations and Maintenance Plan and Declaration of Covenants for constructed
stormwater facilities was provided upon completion of Phase I facilities, and is
financially assured for Phase II facilities.
k. Prior to final subdivision approval and prior to construction, the applicant shall provide a
drainage easement for stormwater facilities on the adjacent property (Winslow ravine
stream).
The applicant provided the easement document.
1. Binding water availability and sewer availability letters shall be submitted with final plat
amendment application.
The applicant submitted binding water and sewer availability letters.
in. All lot corners shall be staked with three-quarter inch galvanized iron pipe and locator
stakes along with all other applicable survey provisions of state and City ordinance.
Perimeter monuments and street surface monuments are installed. To avoid
disruption of stakes during construction, staking of newly established lot corners is
assured.
n. A plat certificate shall be provided with the final subdivision amendment application.
The applicant provided a plat certificate.
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o. BIMC 2.16.160. L provides that long subdivisions shall be subject to the same provisions
regarding assurance of improvements that are applicable to short subdivisions as described
in BIMC 2.16.070.N: In lieu of completion of improvements with conditions of a
preliminary plat approval, the City Engineer may accept an assurance device, Ott"- 1:1—a
in an amount and in a form determined by the City Council, but not to exceed 125
percent of the established cost of completing the infrastructure, that secures and provides
for the actual construction and installation of improvements or the performance of
conditions within one year, or such additional time as the City Engineer determines is
appropriate after final plat approval. In addition, the City Engineer shall require an
assurance device securing the successful performance of improvements for two years after
the City's acceptance of the improvements. In the event an assurance device is provided in
lieu of completion of improvements, a prominent note on the face of the final subdivision
shall state: "The lots created by this subdivision are subject to conditions of an assurance
device held by the City for the completion of certain necessary facilities. Building permits
may not be issued and/or occupancy may not be allowed until such necessary facilities are
completed and approved by the City of Bainbridge Island. All purchasers shall satisfy
themselves as to the status of completion of the necessary facilities. " The City may
require the applicant provide assurances of improvements for all lots in an approved
subdivision before the City will approve final occupancy for more than 80 percent of the
lots shown on the subdivision.
The City Engineer reviewed and approved the final subdivision. Required facilities
are completed or assured and the final plat drawing contains the assurance notation.
Appropriate conditions are noted on the final plat drawings.
16. The building setbacks are as follows and shall be noted on the final subdivision:
Building to building: Minimum 0 feet*
Building to subdivision boundary: Minimum 5 feet
Building to right-of-way Minimum 10 feet
Building to trail / open space: Minimum 10 feet
*Subject to Building Official and Fire Marshal building permit approval.
This condition is noted on the final plat drawings
17. The total available lot coverage of 65,000 square feet for the development shall be allocated
on the face of the final plat. The final plat amendment shall reflect maximum lot coverage of
1,600 square feet per lot for Lots 1 – 24 and 1,337 square feet for Lots 26 – 41, a total of 250
square feet in Tracts A and G, 800 square feet for Tract E, and 3,150 square feet for Tract H;
the final plat allocation shall include lot coverage for the bus shelter.
This condition is noted on the final plat drawings, including lot coverage of 400 square
feet for the bus shelter.
18. The maximum building height of all buildings and structures is 25 feet.
This condition is noted on the final plat drawings.
19. A minimum of 24 bicycle stalls shall be provided to serve the development. A minimum of
eight stalls shall be located within close proximity to the public trail. Stalls may be located in
1 il�tislr�g RCSOurccs Board % Fernclil'I'V111 Igoe 111)1)1' 155,10FSUIVI i P'Io 9 4 11
open space tracts. All bike facilities shall provide for secure locking of both the frame and the
wheels.
Installation of bicycle facilities is financially assured.
20. Prior to issuance of any building permit, applicant shall plant the 15 foot width buffer areas
along the north and east boundaries to, at a minimum, full screen standards (BIMC
18.15.010). Plantings shall be installed or assured prior to final approval; an assurance device
shall provide for installation within one year of final plat amendment approval, and a
maintenance device provided in accordance with BIMC 18.15.
Installation of stormwater elements within the east buffer remain incomplete. Because
the project is phased, building permits for Phase I were issued prior to landscape
installation. Planting for the buffers is assured and a landscape maintenance device is
required upon completion of installation.
21. Landscape buffers shall be maintained in conformance with the required vegetated screen
standards. No vegetation within the buffers shall be disturbed without approval of the
Department of Planning and Community Development through an approved landscape,
clearing, grading, or civil plan.
a. The applicant shall provide and maintain a 15 foot width roadside landscape buffer along
the entire length of the Tract A Ferncliff Avenue road frontage that meets the full -screen
vegetation requirements of BIMC 18.15.010.
i. Prior to issuance of any building permit, the applicant shall submit a landscape planting
plan and obtain the approval of the Department of Planning and Community
Development.
ii. Prior to temporary or final occupancy of any of the buildings within Phase II (Ferncliff
Townhomes), the applicant shall plant required parking lot landscaping and landscape
buffers.
This condition is noted on the final plat drawings. Required landscape plantings are
assured.
22. Prior to any construction activity, construction fencing shall be installed in such a manner as
to protect the drip line of significant trees and native vegetation within open space areas
and buffers.
A. Construction fencing shall be installed along the interior boundary of Tract A, the interior
boundary of Tract E, along the interior landscape buffer area on Tract H.
B. Prior to any earth disturbance and installation of the fencing, an area of prohibited
disturbance, generally corresponding to the dripline or critical root zone of trees to be
preserved, shall be identified by the applicant's professional arborist, marked by flags in the
field, and approved by the Department.
C. The fencing shall be constructed of polyethylene material, shall be four feet in height at a
minimum, and installed on t -posts that are a maximum of six feet apart to ensure rigidity.
D. The fencing shall be posted at 50 foot intervals with signage that is weather -resistant, no less
than 8.5 * 11 inches in size, and in substantial conformance with the Vegetation Protection
IIrnosirig Resources Bocird /F er-ne I ifl'Vi I lzigle IIDDP I5540FStiBA Page 10 of I f
Zone signage in Attachment F of this report; the top third of the sign shall be a bright red
background.
This condition is noted on the final plat drawings.
23. Significant trees designated for preservation shall be shown on the final subdivision. A
minimum of 30 percent of the existing significant tree canopy on the site, or 15 percent of the
existing significant trees on site at time of preliminary plat application, shall be retained. No
building, clearing or grading within the critical root zone of a significant tree designated for
preservation shall occur without a report from a consulting arborist indicating how the tree
will be preserved. If any significant trees are determined to be hazardous by a professional
arborist, they may be removed after a replanting plan has been approved by the Department of
Planning and Community Development. All significant tree and tree stands located in the
perimeter landscape buffer areas must be maintained in accordance with the provisions of
BIMC 18.15.010.
The significant tree retention areas are depicted on the final plat drawings. The
appropriate provisions for significant tree removal in these areas are noted on the final
plat amendment drawings. As discussed under Condition 8 above, the significant tree
retention area in Tract E is modified from that depicted in the preliminary amendment
drawings in order to accommodate installation of stormwater facilities.
The significant tree retention area is reconfigured to add an area equal in size adjacent
to the storm detention pond. The added tree retention area and required plantings
provide canopy over the public trail and recreation facilities, an area that currently
contains no tree canopy. The assured landscape plantings include trees designed to
achieve canopy equal in area to that approved with the original plat.
24. A final Open Space Management Plan shall be submitted with the final plat application. The
approved uses in the final Open Space Management Plan (OSMP) shall comply with the
requirements contained in BIMC Title 17 and BIMC Title 18. Due to the geologically
hazardous nature of the open space areas, the final OSMP must reflect allowed uses in Tract F,
including provisions for stormwater conveyance and vegetation requirements of BIMC 16.20.
Stormwater systems in substantial conformance with the preliminary civil drawings shall be
permitted in the open space areas. The OSMP shall provide for use / maintenance of the bus
shelter, recreational area, play structure(s), "pea patch", bicycle storage facilities, and any
other community structures located therein.
The OSMP complies with the provisions of BIMC 17.04, Title 18, and critical areas
regulations in BIMC 16.20. The plan provides for stormwater facilities in substantial
conformance with the preliminary plat, recreational use, the community garden and the
bus shelter use within designated open space areas. This condition is noted on the final
plat drawings.
25. Conditions 1 — 3; 7 if assured; applicable portions of 8; 11; 13; 14; applicable portions of 15;
16 — 18; 20 if assured; and reference to landscape / vegetation requirements contained in 21 —
24 shall be listed on the final plat mylar.
The appropriate conditions are noted on the final plat amendment drawings.
Attachment 2
Assured Plat Improvements
Ferncliff Village 15540FSUBA
Source: HRB Estimate Documentation, received 9/16/2015
Transportation Facilities 150,395
Water Management 67,207
Utilities 83,540
Surveying 6,000
Landscaping 69,858
Recreational Facilities 12,000
Miscellaneous 5,000
Grand Total 394,000
Assurity Total (115%) 453,100
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