RES 2016-15 AMENDING THE ADMINISTRATIVE MANUAL OF PLANNING & COMMUNITY DEVELOPMENT
Department of Planning and Community Development
January 1, 2012; Last Updated September 2016
PLANNING PERMIT
SUBMITTAL REQUIREMENTS
City of Bainbridge Island
Administrative Manual i
City of Bainbridge Island
Administrative Manual i
TABLE OF CONTENTS
Introduction…………………………………………………………………………………….………………………………………………1
General Submittal Requirements
Basic Site Plan NEW…………………………………………………………………………………………………………………………………2
Utilities Plan NEW……………………………………………………………………………………………………………………………………4
Low Impact Development (LID) Site Assessment NEW…………………………………………………………………………….5
Landscape Plan …………………………………………………………………………………………………………………………………….…6
Preapplication Conference………………………………………………………………………………………………………………………8
Administrative Code Interpretation Request NEW…………………………………………………………………………………..9
Adjustments (Major & Minor) to Land Use Permits……………………………………………………………………………….10
Revisions to Permits NEW …………………………………………………………………………………………………………………….10
Zoning Permit Applications
Site Plan and Design Review (Major & Minor) ………………………………………………………………………………………11
Conditional Use Permits (Major & Minor) …………………………………………………………………………………………….13
Variance (Major & Minor……………………………………………………………………………………………………………………….14
Housing Design Demonstration Project………………………………………………………………………………………………….14
Sign Permit NEW……………………………………………………………………………………………………………………………………15
Wireless Communication Facilities (WCF) Permits NEW…………………………………………………………………………16
Wireless Eligible Facilities Modification (EFM) Permit NEW…………………………………………………………………..17
Subdivision Applications
Boundary Line Adjustment ……………………………………………………………………………………………………………………19
Preliminary Subdivision (Short, Long, Large Lot)…………………………………………………………………………………….20
Plat Utility Permit New………………………………………………………………………………………………………………………….21
Final Subdivision (Short, Long, Large Lot)……………………………………………………………………………………………….23
Subdivision, Alterations and Amendments…………………………………………………………………………………………….24
Enviromental and Critical Area Permits
Clearing Permit NEW……………………………………………………………………………………………………………………………..24
Vegetation Management Permit NEW…………………………………………………………………………………………………..25
Farm Management Plan…………………………………………………………………………………………………………………………25
Agricultural Retail Plan…………………………………………………………………………………………………………………………..26
Special Use Review NEW……………………………………………………………………………………………………………………….27
Buffer Averaging NEW……………………………………………………………………………………………………………………………27
Reasonable Use Exception NEW…………………………………………………………………………………………………………….28
Shoreline Master Program Applications
Shoreline Exemption……………………………………………………………………………………………………………………………..30
Shoreline Substantial Development Permit……………………………………………………………………………………………30
Shoreline Conditional Use Permit………………………………………………………………………………………………………….30
Shoreline Variance…………………………………………………………………………………………………………………………………30
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Administrative Manual ii
Legislative Applications
Comprehensive Plan Amendments………………………………………………………………………………………………………..31
Legislative Review of Development Regulations…………………………………………………………………………………….31
Rezoning Application (Site-specific and Area-wide).………………………………………………………………………………32
Appendices
SMP Submittal Requirements for Site Specific Analysis.............................................................................33
SMP Standard Single-family Mitigation Manual…………………………………………………………………………………….33
Suggested Landscape Materials Matrix……………………………………………………………………………………………..…..34
City of Bainbridge Island
Administrative Manual 1
Introduction
This Administrative Manual is designed to supplement the permit processes described in the
land use, zoning, and environmental sections of the City of Bainbridge Island Municipal Code
(BIMC). 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
BIMC.
The Master Land Use Application is required to be submitted with each of the land use permits
discussed herein. Please see the application for the number of copies for specific permits. A
land use permit 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.
Most applications also require a separate fee for the Kitsap Health District.
The City’s current Fee Schedule and Master Land Use Application can be viewed and
downloaded from the City’s website.
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GENERAL SUBMITTAL REQUIREMENTS
Basic Site Plan
The site plan must be legible and easily understood by professionals as well as the public.
Clearly differentiate between existing and proposed development. The information to help
prepare a site plan is readily available to the public:
City Resources County Resources Public Health District
Municipal Code Auditor’s Records Well / Septic Records
Public GIS Assessor Records
Plan sheet 18” * 24” or 24” * 36” in size
Engineer’s scale, for example: 1 inch = 20 feet
Title block: Project name; owner name; site address, tax parcel number; subdivision name
North arrow
Vicinity map
Quarter section, township and range
Depict the entire property and the area within 150 foot radius of the property
Zoning / Comprehensive Plan designation
Property boundaries (bold line)
Lot size and lot area (BIMC 18.12.050)
Easements: Include access, utility, other (e.g. use easements, conservation easements)
Zoning setbacks or subdivision setbacks / buffers (as applicable)
Contour lines at five foot intervals (existing and proposed)
Critical areas and their buffers / setbacks: Label top/toe of slopes greater than 15 percent
and top/toe of slopes 40 percent or greater, floodplain, wetlands, streams
Shoreline jurisdiction: Include OHWM, shoreline structure and side yard setback, shoreline
buffer Zones 1 & 2, areas of native vegetation, location and size of significant trees
Vegetation protection areas (e.g. “no-build zones”, landscape buffers, designated wildlife
corridor)
Exterior dimensions of all existing and proposed structures: Clearly differentiate between
existing and proposed. Label each structure by its use (e.g. garage, landscape / retaining
wall, eave, fence, mechanical equipment)
Impervious surface areas (existing and proposed): Label and dimension each area (e.g.
building, driveway, parking area, patio)
Area of disturbance: Area expected to be disturbed by construction and vegetation
retention area
Stormwater facility: Location / management method (e.g. dispersion, infiltration, detention)
Sewer / septic system facility: Include lines, primary and reserve drainfields and setbacks*
Water / well facility: Include lines, water meters, well house, well protection area
Other facilities: Include power lines, generators, propane tanks, heat pumps, solar
Historically significant structures on or adjacent to the property (e.g. constructed over 50
years ago or listed on the local or national historic register)
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Access to the property (existing and proposed): Dimension adjacent rights-of-way / access
easements and driving surface width. Depict access from a right-of-way, emergency
services access, driveways, non-motorized access (e.g. sidewalks, trails) and bus stops.
10’
0’
13’
Sample Site Plan
Title Block
13’0’
Impervious: No new impervious for the
proposed deck.
Existing impervious: 1,420 square feet
Warren Street
NE
Weaver Road
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Utilities Plan
Minor (abbreviated) drainage plan for proposals that do not require engineered plans
OR
Engineered preliminary drainage plans
Engineered preliminary drainage report
AND
Plan sheet 18” * 24” or 24” * 36” in size
Engineer’s scale, for example: 1 inch = 20 feet
Location of stormwater facilities
Management method (e.g. dispersion, infiltration, detention)
Existing and proposed structures and improvements on the subject property including:
Driveways
Parking areas
Parking space (dimensioned)
Solid waste facility (dimensioned)
Landscape / retaining walls
Fences
Mechanical equipment
Existing and proposed utilities on the subject property including:
Wells / well head protection areas
Water / Sewer lines
Drainfields (primary and reserve)
Septic system setbacks (Health District)
Power lines, utility poles, telecommunication facilities
Existing and proposed structures / utilities within 150 feet of the property including:
Wells / well head protection areas
Water / Sewer lines
Fire hydrants
Adjacent streets
Adjacent right-of-way with road classification
Existing and proposed right-of-way width
Existing driving surface width and type (e.g. gravel, asphalt, pervious concrete)
Roadside facilities (e.g. shoulder, ditch)
Non-motorized facilities width and type (e.g. sidewalks, trails)
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Administrative Manual 5
Low Impact Development (LID) Site Assessment
The Low Impact Development (LID) Site Assessment shall be performed in accordance with the
City’s adopted LID manual. See Chapter 2 of Low Impact Development Technical Guidance
Manual For Puget Sound for a full description of the requriements of a site assessment. The
assessment shall include the following information and shall be proportionate in detail and
scope to the level of development:
A. Stormwater Site Plan (SSP)
Existing public/private development and utility infrastructure on and ad jacent to site
Minor hydrologic features including seeps, springs, closed depression areas and swales
Major hydrologic features including streams, wetlands, waterbodies, and buffers
Flood hazards
Geologic hazards and buffers
Aquifer and wellhead protection areas
Topographic features that may act as natural stormwater storage, infiltration, or
conveyance
Existing vegetation, land cover, and trees
Contours at 2-foot intervals up to 10% slope, 5-foot intervals over 10% up to 20%, 10-foot
intervals for slopes 20% or greater
Soil and subsurface hydrology characterization
Identified native forest and soil protection areas
Potential access points
Additional supporting information for the LID assessmenet includes:
B. Soils report prepared by a certified soil scientist, professional engineer, geologist,
hydrogeologist or engineering geologist registered in the State of Washington or suitably
trained persons working under the supervision of the above professionals or by a locally
licensend on-site sewage designer.
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Landscape Plan
All new development except single-family residential building permits A Landscape Plan shall be
prepared by a landscape architect licensed by the state of Washington, a Washington certified
nursery professional or a Washington certified landscaper and a certified arborist (when
required) and submit include the following information at the time of land use permit
application. Minimum specifications for the Landscape Plan sheets listed below.
Plan sheet 18” * 24” or 24” * 36” in size
Engineer’s scale, for example: 1 inch = 20 feet
North arrow
Title block: Project name; site address, tax parcel number;
Property boundaries (bold line)
A. Tree and Vegetation Retention Plan. The applicant shall submit a tree and vegetation
retention plan, concurrent with applicable permit application in order to demonstrate
compliance with BIMC Section 18.15.010. 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 (see section 3 below) and
shall consist of:
1. 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. The
survey needs to include enough information about existing trees on a property to
demonstrate compliance with section BIMC Section 18.15.010.G Total Site Tree Unit
Requirements (if applicable). New planting may be required to meet these requirements
(see section 3 below).
2. 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
3. A development site plan identifying size and species of the significant trees and tree
stands, as defined in BIMC 18.15.010.C, heritage trees, or other existing vegetation that
are proposed to be retained.
4. The International Society of Arboriculture (ISA) valuation for trees:
a. Required to be retained for development projects in the R-2.9, R-3.5, R-4.3, R-8, R-
14, Mixed Use Town Center (MUTC), High School Road, and Neighborhood Service
Center Districts; and
b. In all zones, where the critical root zone of a tree required to be retained may be
impacted by clearing, grading construction, development, or maintenance; and
c. The valuation for the trees shall be based upon their post-construction, final
development context, not a pre-construction context.
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5. An analysis prepared by an certified arborist about long-term health and/or viability for
trees that will be on the edge of the developed area and “post development” tree
health for trees requested for removal in roadside or perimeter buffers . This analysis
should also address protection during construction (see below).
6. Protection during construction strategies for trees and vegetation to be retained.
B. Description of how the tree retention plan and planting plan meet the Total Site Tree Unit
Requirements, pursuant to BIMC 18.15.010.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:
1. 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 shal l be
oriented towards the top or left of the plan;
2. Property boundaries, easements, and ownership as set forth in the legal description;
3. Existing and proposed grades of at least five-foot intervals;
4. Rights-of-way, setbacks, streets and utilities within the subject property;
5. All proposed construction and planting and any future construction and planting that is
not included in the application;
6. Location of all existing and proposed buildings, structures, utilities and improvements
within the property; and
7. 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 plant s 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:
8. Vegetation clearing strategies;
9. Topsoil protection and reuse strategies, including limiting compaction during
construction;
10. Native soil amendment strategies;
11. Planting times and physical limits of construction; and
12. Areas that require temporary or permanent irrigation.
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Preapplication Conference
A. Basic Site Plan
B. Conceptual Landscape Plan (as applicable). Proposed landscaping as required by BIMC
18.15.010, including any required retention.
C. Conceptual Utilities Plan
D. Conceptural Low Impact Development (LID) Site Assessment
E. Additional requirements for preapplication review of Short Plats and Subdivisions
1. Lot area of each existing and resultant lot (BIMC 18.12.050.J)
2. Proposed covenants or restrictions
3. Site plan – additional requirements
a. Separate sheets depicting existing and resultant conditions
b. Zoning and Comprehensive Plan designation for subject and adjacent properties
c. Shoreline upland / water environment for subject and adjacent properties
d. Proposed method to meet fire flow requirements
e. Names and locations of adjacent subdivisions;
f. Required roadside landscape buffers
g. Flexible Lot Design (Open Space or Cluster): Open space consistent with requirements
of BIMC 17.12 or landscape perimeter buffers (BIMC 18.15) and homesite areas
F. Additional requirements for Design Review Board preapplication review (e.g. HDDP, Site Plan
and Design Review, and Conditional Use permits)
1. Project vision summary
2. Design Guideline Checklist(s)
3. Conceptual floor plan with estimated commercial and residential square footage
4. Aerial and streetscape photographs with streets and site boundaries labeled
5. Site plan - additional requirements
a. Proposed structure footprints
b. Proposed structure entrances
c. Proposed location and description of mechanical equipment
d. Proposed location of trash / recycling structures
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e. Proposed location of accessory structures
6. Preliminary sections: Transverse and longitudinal site sections extending to adjacent
buildings within 100 feet of property; section through the most critical area of the
structure(s) with property lines, floor to floor heights, overall height, and spot elevations
7. Preliminary Elevations: Main elevations of each structure and of adjacent structures;
material and color selections; mechanical screens and venting locations
8. Optional but strongly recommended
a. Renderings: Eye level perspective from major street location; aerial perspective
depicting entire project and adjacent buildings in context
b. Exterior Lighting Plan: Location and indication of light spillage at night.
Administrative Code Interpretation Request
The director has the authority to provide interpretations of provisions, uses, or definitions in
BIMC Titles 16, 17 and 18 and related provisions in BIMC Title 2, and will make these
interpretations available to the public. Any person may apply to the director for an interpretation
of any provision in these titles. The director shall provide the interpretation taking into account
consistency with the comprehensive plan, the nature of the definition or use, and its relationship
to the code and its potential impacts, such as:
A. Whether it involves dwelling units; sales; processing; type of product, storage and amount;
B. Enclosed or open storage;
C. Anticipated employment;
D. Transportation requirements;
E. Excessive noise, odor, fumes, dust, toxic material, light, glare, and vibration likely to be
generated; and
F. The general requirements for public utilities such as water and sanitary sewer.
The authority to provide an interpretation does not include the authority to add a new permitted
(“P”) or conditional (“C”) use to the use table in BIMC 18.09.020. The director’s interpretation is
subject to appeal pursuant to BIMC 2.16.020.P.1.
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Adjustments to Approved Land Use Permits (Minor & Major)
NOTE: This permit does not apply to subdivisions- see Subdivision Adjustment and
Amendment section.
A minor adjustment entails small changes in dimensions or siting of structures or the location of
public amenities which does not change the intensity or the character of the use.
A major adjustment include those that modify the basic design, intensity, density and / or use.
A. Basic Site Plan
B. Utilities Plan (as applicable)
C. Landscape Plan (as applicable). Proposed landscaping as required by BIMC 18.15.010,
including any required retention.
D. Copy of the approved plan (e.g. open space plan, landscaping plan)
E. Written description of the proposed change, including a deta iled analysis of how the change
complies with decision criteria of the application used in the first instance;
F. Authorization of all owners of all lots involved in the change.
Revisions to Land Use Permits
A revision is required when there are proposed changes to a project after the application has
been submitted, but has not been approved. This may arise due to differences between the
original proposal and application submittals to actual field conditions, or the customer has
changed their mind about an aspect of the project. In all cases, a revision to the existing permit
must be submitted, reviewed and approved. Please check with your planner prior to
submitting revisions, an intake appointment may be required. All submittal requirements
applicable to the original application, including number of copies, are required for revisions.
Revisions may be subject to additional fees.
A. Basic Site Plan
B. Utilities Plan (as applicable)
C. Landscape Plan (as applicable). Proposed landscaping as required by BIMC 18.15.010,
including any required retention.
D. Revision documents that clearly identify the proposed change, including a description of the
proposed change.
E. Analysis of how the change complies with decision criteria of the approved application in
the first instance (if applicable)
F. Authorization of all owners of all lots involved in the change.
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Administrative Manual 11
Zoning Permit Applications
Site Plan and Design Review (Major & Minor)
A. Basic Site Plan
B. Utilities Plan
C. Low Impact Development (LID) Site Assessment
D. Landscape Plan
E. Preapplication conference summary (if applicable)
F. Public participation meeting summary (if applicable)
G. State Environmental Policy Act (SEPA) checklist (if applicable)
H. Terms, conditions, covenants, and agreements under which the subject property is bound
I. Traffic analysis (if applicable)
J. Design guideline checklists
K. Narrative: A complete and detailed written statement describing the proposal, including:
1. Intended use of the land
2. Phasing, including the phasing of on- and off-site improvements
3. Sequence and timing of the proposed development
4. Proposed land ownership
5. Commercial and residential components of the project
6. Addressing the decision criteria per BIMC 2.16.040 E
L. Documentation of Kitsap Public Health District Concurrent Review, if not on public sewer
and water;
M. Non-binding Water and Sewer availability letters (availability and phasing of system
extensions)
N. The terms, conditions, covenants, and agreements under which the subject property is
bound, if any;
O. Architectural drawings, including floor plans, uses, building elevations, building sections,
and roof plans;
P. Analysis of how the project meets design guidelines-Design Guidelines Checklists, if
applicable;
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Q. Description of proposed stormwater management system and maintenance and operation.
See also Utilities Plan.
R. Description of any facilities planned for public dedication, e.g. sewage disposal system,
roads, non-motorized facilities, utility lines and facilities, parks or open space.
S. Any other graphic materials required to adequately describe how the proposal meets
specific regulations and guidelines, such as color palettes, materia l boards, and
computerized models;
T. For developments within the Business/Industrial (B/I) district, designated open space areas
required pursuant to BIMC 18.06.060.C.1; and
U. For installation of outdoor lighting fixtures, evidence of compliance with the requ irements
of chapter 18.15.040, Outdoor Lighting, on the architectural elevations or on a form
provided by the department of planning and community development.
V. A survey may be required depending on project complexity; and
W. Design Review Board (DRB) Final Design Review (as applicable)
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 Design Review Board reviews the application materials electronically member. 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 Board to see, either on minimum 24 x 36 boards or using a projector and
screen. Optional but strongly recommended items are so indicated:
1. Final Project Vision Summary, incorporating DRB pre-application comments, and Design
Guideline Checklist;
2. Final Context Analysis includes:
a. Aerial photo (Google Earth Image is sufficient) and streetscape photos with streets
and site boundaries indicated.
b. Vicinity map showing existing conditions including adjacent structures, uses and
zoning.
3. Final Sections includes:
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Administrative Manual 13
b. Final transverse and longitudinal sections through the entire site extending 100 feet
past the property line to adjacent buildings or buildings across a roadway.
b. Final transverse and longitudinal sections through each structure with property
lines, floor to floor heights, overall height, and spot elevations noted.
4. Final Elevations include:
a. Final elevations of each structure including exterior mechanical screens, venting
locations and adjacent structures in context.
b. Final material board and color notes as needed for clarification.
c. Scale figures and transparent street trees or planned landscaping. *OPTIONAL, BUT
STRONGLY RECOMMENDED.
d. Shadows should clarify modulation. *OPTIONAL, BUT STRONGLY RECOMMENDED.
5. Final Renderings are *OPTIONAL, BUT STRONGLY RECOMMENDED
a. Eye level perspective renderings from two opposite street locations.
b. At least one depicting entire project with adjacent buildings in context
6. Final Exterior Lighting Plan includes descriptions, images, color and finish of selected
features.
7. Any other graphics requested during the Preliminary Site Plan Review.
Conditional Use Permit (Major & Minor)
A. Basic Site Plan
B. Utilities Plan
C. Low Impact Development (LID) Site Assessment
D. Landscape Plan
E. State Environmental Policy Act (SEPA) checklist (if applicable)
F. A complete and detailed written statement of the intended use of the land and the sequence
and timing of the proposed development;
G. The terms, conditions, covenants, and agreements under which the subject property is
bound, if any;
H. Affidavit of ownership or agreement to work on the owner’s behalf;
I. Land dedicated for park and recreational facilities, if applicable;
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J. For installation of outdoor lighting fixtures, evidence of compliance with the requirements
of chapter 18.15.040, Outdoor Lighting.
K. Written statement describing how the application meets all applicable decision criteria;
L. Institutional development in residential zones shall submit the following items:
1. A traffic report, showing the effects on level of service (LOS) on affected roads;
2. A fencing plan or alternative methods to protect the public health, safety and welfare
3. Vehicular, pedestrian, and bicycle access and site circulation
4. Commercial/Mixed Use Design Guidelines Checklist BIMC 18.18.030.C
Variance (Major & Minor)
A. Basic Site Plan
B. State Environmental Policy Act (SEPA) checklist (if applicable)
C. Terms, conditions, covenants, and agreements under which the subject property is bound
D. Narrative: A complete and detailed written statement describing the proposal, including:
1. Reason for the variance request
2. Detailed description of how the proposal will meet the decision criteria
3. Visual impacts of proposed structures, including proposed screening
Housing Design Demonstration Project
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:
A. 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 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;
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B. Plans descriptive of drawings of the proposed innovative housing types including building
footprints and building elevations, floor plans, and roof plans;
C. A description of the proposed unit type, including proposed square footage, unit mix, and
number of bedrooms per unit;
D. 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;
E. Photographs of the subject and adjacent properties key to the basic site plan;
F. Landscape Plan
G. A detailed description of any project phasing;
H. A description of how the proposed development is consistent with the surrounding
neighborhood character;
I. 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;
J. 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.
Sign Permit
A. Basic site plan
1. Position of buildings
2. Landscaped areas
3. Sign configuration
4. Sign size
5. Sign elevation
B. Sign permit worksheet
C. Drawing or photo of proposed sign(s) including dimensions and height above ground.
D. Engineering specifications (if applicable).
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Wireless Communication Facility Permit (WCF)
A. A. Basic Site Plan
1. Additional requirements
a. Location, elevation and dimensions of existing facility components
b. Location, elevation and dimensions of proposed facility components
c. Existing and proposed site grade
d. Area of ground disturbance for construction activities
e. Primary viewshed of the proposed WCF
f. Proposed height
g. Coverage area at proposed height (may be inset map or on separate sheet)
h. Inventory of WCF sites in or within a one mile radius of the City that are operated by
the applicant
B. Landscape Plan
1. Additional landscape plan information required
a. Type and location of vegetation screen of WCF components in viewshed context
b. Height of vegetation screen at maturity (e.g. monopole / tower 2/3 height screening)
c. Type and location of topographic or structural screening (e.g. wall, fencing)
d. WCF paint / camouflage color scheme in viewshed context
e. Security fencing height, vegetation screening and paint/ camouflage screening
C. Detail drawing: antenna, support structure and any protrusion from the support structure,
transmission device, equipment shelter
D. Photo / visual simulations of the proposal from affected properties and public rights-of-way
at varying distances
E. Narrative:
1. An explanation of the need for the proposed WCF
2. Location priority analysis (e.g. co-location vs. commercial building)
3. Height and design of WCF sites in or within one mile of the City
4. Impact of proposal on existing restrictions or requirements (e.g. Conditional Use Permit,
Site Plan and Design Review Permit)
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5. Feasibility of underground location for equipment facilities
6. Equipment noise evaluation (e.g. dB at nearest property line)
F. Documentation verifying that the proposed WCF complies with Federal Communications
Comission and Federal Aviation Administration regulations
G. Copy of documentation regarding existing restrictions or requirements (e.g. Conditional Use
Permit, Site Plan and Design Review Permit)
H. Additional information required for:
1. Tower modification
a. Structural engineering report demonstrating the modification complies with
applicable construction / electrical / safety codes including: number and types of
antennas the tower can support, basis for capacity calculation, statement th at the
proposal complies with applicable FCC guidelines and standards
b. Base station modification
a. Structural engineering report demonstrating the modification complies with
applicable construction / electrical / safety codes
c. Applications for facilities other than Facility I or II
a. Documentation of efforts to co-locate on existing facilities
Wireless Eligible Facilities Modification Permit (EFM)
A. Basic Site Plan
1. Site plan additional requirements
a. Location, elevation and dimensions of existing facility components
b. Location, elevation and dimensions of proposed facility components
c. Area of ground disturbance for construction activities
d. Existing and proposed site grade
B. Landscape Plan
1. Additional landscape plan information required
a. Type and location of vegetation screen of WCF components in viewshed context
b. Height of vegetation screen at maturity (e.g. monopole / tower 2/3 height screening)
d. Type and location of topographic or structural screening (e.g. wall, fencing)
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Administrative Manual 18
e. WCF paint / camouflage color scheme in viewshed context
f. Security fencing height, vegetation screening and paint/ camouflage screening
C. Detail drawing: antenna, support structure and any protrusion from the support structure,
transmission device, equipment shelter
D. Photo / visual simulations of the proposal from affected properties and public rights-of-way
at varying distances
E. Assertion that the proposal is subject to review under Section 6409 of the Spectrum Act
F. Impact of proposal on existing restrictions or requirements (e.g. Conditional Use Permit,
Site Plan and Design Review Permit)
G. Documentation verifying that the proposed WCF complies with Federal Communications
Comission and Federal Aviation Administration regulations
H. Copy of documentation regarding existing restrictions or requirements (e.g. Conditional Use
Permit, Site Plan and Design Review Permit)
I. Additional information required for:
1. Tower modification
a. Structural engineering report demonstrating the modification complies with
applicable construction / electrical / safety codes including: number and types of
antennas the tower can support, basis for capacity calculation, statement that the
proposal complies with applicable FCC guidelines and standards
2. Base station modification
a. Structural engineering report demonstrating the modification complies with
applicable construction / electrical / safety codes
3. Height increase
a. Detail record drawings / as-built plans showing the greater of the constructed height
or the height approved by the City prior to passage of the Spec trum Act
4. Modification involving hardening through structural enhancement
a. Geotechnical report demonstrating the enhancement is necessary
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Administrative Manual 19
Subdivision Applications
Boundary Line Adjustment
A. Basic Site Plan
B. Survey drawing
1. Conventional scale and prepared by a surveyor licensed in the State of Washington
2. Separate sheets depicting existing conditions and resultant conditions
3. Zoning and Comprehensive Plan designation
4. Shoreline upland and water environment designations
5. Proposed method to meet fire flow requirements
6. Names and locations of adjacent subdivisions
7. Gross lot size (in square feet) of each existing and resultant lot
8. Lot area of each existing and resultant lot / tract (BIMC 18.12.050.J)
9. Zoning or subdivision setbacks, as applicable
10. Ordinary High Water Mark
11. Required critical areas, their buffers and setbacks
12. Required vegetation buffers
C. Existing and proposed terms, conditions, covenants, and agreements on the subject property
D. Perimeter lot closures for each existing and resultant lot
E. Title report dated not more than six months prior to applicati on
F. Property legal description
G. Draft agreements (e.g. use easement, road maintenance agreement)
H. Water and sewer availability letters (public water / sewer) for each resultant lot
I. Other technical reports (as applicable): Wetland delineation and report or wetland
determination; Geotechnical report / assessment
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Preliminary Subdivision (Short Plat / Long /Large Lot)
A. Basic Site Plan
B. Utilities Plan
C. Low Impact Development (LID) Site Assessment
D. Landscape Plan (as applicable). Proposed landscaping as required by BIMC 18.15.010,
including any required retention.
E. Preliminary Plat
1. Conventional scale and prepared by a surveyor licensed in the State of Washington
2. Separate sheets depicting existing conditions and resultant conditions
3. Zoning and Comprehensive Plan designation
4. Shoreline upland and water environment designations
5. Proposed method to meet fire flow requirements
6. Names and locations of adjacent subdivisions
7. Gross lot size (in square feet) of each existing and resultant lot
8. Area (in square feet) dedicated to open space (if applicable)
9. Lot area of each existing and resultant lot / tract (BIMC 18.12.050.J)
10. Flexible lot setbacks
11. Required critical areas, their buffers and setbacks
12. Required roadside landscape buffers
13. Proposed Flexible Lot Design (Open Space or Cluster)
a. Proposed lot lines and homesite locations
b. Open space areas or landscape perimeter buffers
E. State Environmental Policy Act (SEPA) checklist (if applicable)
E. Existing and proposed terms, conditions, covenants, and agreements on the subject property
F. Preapplication conference summary letter
G. Perimeter lot closures for each existing and resultant lot
J. Title report dated not more than six months prior to application
K. Property legal description
L. Draft agreements (e.g. Open Space Management Plan, road maintenance agreement)
M. Non-binding water and sewer availability letters (for public water / sewer) for each lot
N. Traffic impact analysis / application for traffic concurrency or concurrency statement
O. Other technical reports (as applicable): Wetland delineation and report or wetland
determination; Geotechnical report / assessment; Shoreline Site Specific Analysis; DNR
Forestry permit; Habitat Management Plan
P. Other special submittal requirements identified in the pre-application conference summary
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Administrative Manual 21
Plat Utility Permit (All Subdivisions)
Construction plan submittal requirements to obtain a plat utility permit for civil improvments
associated with a short- or long-subdivisions are found in City of Bainbridge Island Design and
Construction Standards manual. The plan requirements and definitions differ from those in the
administrative manual. Please review the specific requirements with the assigned City project
engineer for large/complex projects.
A. Construction Plans - Full-scale drawings on 24-inch by 36-inch paper with margins set to
provide half-scale drawings on 11-inch x 17- inch paper.
General Plan Requirements:
North shall be shown up or to the left on the plans, and in no case will north be shown
in opposing directions on the same or connecting sheets.
A vicinity map shall be located on the drawing. The scale shall be 1 inch = 1000 feet and
with an approximate one square mile with the project site approximately centered. A
scale at least 1 inch long shall be drawn on the map. A North arrow shall be on the map.
The site address shall be shown below the vicinity map.
City datum with city-established benchmark (BM) number and elevation. BM
information is available from the city's right-of-way specialist.
A detailed description of the site, including lot number, quarter section, township and
range, unless otherwise noted by the city engineer.
Current zoning of site and of adjacent properties.
Lot size(s) with perimeter distances and bearings of the site shown on the plan.
Project name in the title block.
Owner/developer name, address, and phone number in the title block.
Design engineer's name, address, and phone number in the title block.
Boundary and topographic survey of existing conditions with a contour interval of no
less than 5 feet (no less than 10 feet for Large Lot Subdivisions)
Proposed and existing rights-of-way and easements shall be clearly identified and
dimensioned. New public utility easements shall be a minimum of 20 feet in width.
Utilities shall be centered in the easement. Show Kitsap County recording numbers for
all existing easements.
All pertinent existing and finish elevations.
Existing natural drainage ways such as swales, ditches, etc. Path of flow with arrows and
elevations.
Lakes, rivers, streams, flood plains, wetlands, sensitive slopes, and other sensitive areas.
Limits and elevations of 100-Year Floodplain, including delineation of the floodway and
flood fringe.
General plan notes consistent with the Standards shall be shown on the plan.
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Administrative Manual 22
On-site plans for private property improvements shall have vertical scale of one inch equals 5
feet and horizontal scale of one inch equals 50 feet. Profiles, where required, may be drawn on
plan sheets.
Off-site plans for public dedication of improvements (i.e. water, sewer, storm drainage, and
streets) shall have a vertical scale of one inch equals 5 feet and horizontal scale of one inch
equals 40 feet. All off-site plans shall have the corresponding plan/profiles on the same sheet.
Five copies of the construction drawing set are required.
A digital set in PDF or TIFF format shall be included with the application.
See the applicable Standards for plan requirements in the DCS Manual or the applicable zoning
code requirements
Plans may be incorporated on the same sheet where clarity is not affected.
Specific Plan Requirements:
Preliminary conditions of approval
Grading, Drainage, and Erosion and Sediment Control (GDESC) Plan
Street plan or plat road plan
Parking plan
Utility plan (water, sewer, and dry/franchise utility location and coordination)
Significant tree/tree retention plan.
Open space management plan, where applicable.
Landscaping plan.
B. Reports and Supporting Documentation/Calculations
Stormwater management report consistent with BIMC 15.20 and the current adopted
Stormwater and Low Impact Development manuals.
Drainage design calculations.
Soil logs and infiltration rate determination, where applicable.
Geotechnical report, where applicable.
Domestic (multi-family), commercial and fire flow calculations.
Sewer conveyance calculations
C. Facilities (Water, Sewer, Storm Water and Streets) Extension Agreement Application
Application shall indicate whether a latecomer reimbursement will be requested.
Drawings shall be submitted showing generally the proposed location, type, and size of the
utility or street improvements
The extension agreement application shall be completed by the owner and submitted with the
applicable processing fee consistent with BIMC 13.32.
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Administrative Manual 23
Final Short Plat / Subdivision
A. Plat Utilities Plan (engineered drainage plan / report or minor plan as applicable)
B. Landscape Plan (as applicable). Proposed landscaping as required by BIMC 18.15.010,
including any required retention.
C. Final Plat, as modified by conditions of approval
1. Applicable plat conditions of approval
2. Ties to permanent monuments
3. Controlling reference points or monuments
4. Bearing and length of lines
5. Origin of meridian or basis of bearings
6. Surveyor’s certificate signed by the surveyor who prepared the final plat: “I,
__________, registered as a professional land surveyor by 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, during the period of ________, 20__,
through ________, 20__, that the distances, courses, and angles shown hereon
correctly; and the lot corners have been staked on the ground as depicted hereon.”
7. Disclaimer regarding road maintenance: “Responsibility and expense for maintenance of
streets serving lots within this short plat / subdivision shall rest with the lot owners
unless such roads have been accepted by the City.”
8. If plat improvements are assured, a prominent note on the face of the final plat: “The
lots created by this plat 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.”
9. Signature and date lines for the City Planning Director
10. Signature and date lines for certification by the County treasurer
11. Signature and date lines for the Health District
12. Declaration regarding further subdivision: “Land in a short subdivision may not be
further divided through a short plat within a period of five years recording the final
short without meeting the standards of and being reviewed as a long subdiv ision.”
D. Statement of compliance listing the plat conditions and how each condition is met
E. Perimeter lot closures for each existing and resultant lot
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Administrative Manual 24
F. Title report dated not more than six months prior to application
G. Binding water and sewer availability letters (for public water / sewer) for each lot
H. Final agreements (e.g. Open Space Management Plan, road maintenance agreement)
I. Estimate approved by the City for financially assurance of plat improvements
Subdivision Alteration / Amendment
A. Proposed plat alteration / amendment
B. Narrative including a description of the proposed change and a detailed analysis of how the
change complies with decision criteria of the application used in the first instance;
C. A copy of the existing final plat
D. A copy of the open space management plan, as applicable;
Environmental and Critical Area Permits
Clearing Permit
A. Basic Site Plan
B. Trees or vegetation proposed to be removed
C. Size (dbh) of trees to be removed
D. Calculation of board feet for removed trees
E. Low Impact Development (LID) Site Assessment (if applicable)
F. Erosion control methods, drainage information or plan, pursuant to BIMC 15.20
G. For clearing within 200 feet of OHWM (shoreline jurisdiction), critical areas or their buffers,
or required vegetation buffers (e.g. landscape buffers, no-cut buffers), one or more of the
following will be required:
1. Critical areas report
2. Geotechnical report
3. Mitigation / Replanting plan
4. Wetland delineation
5. Shoreline mitigation plan
6. Site specific impact analysis report
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Administrative Manual 25
Vegetation Management Permit
A. Basic Site Plan
B. Property legal description
C. A site assessment plan/harvest plan (BIMC 16.22.060)
1. Engineer’s scale, for example: 1 inch = 20 feet
2. Uses on adjacent properties
3. Existing stands of trees, specifying predominant species, species mix and age class;
4. Location of critical areas and buffers as designated under Chapter 16.20; designated
open space, and designated scenic and/or wildlife corridors;
5. Ordinary High Water Mark (OHWM) and the 200 foot Shoreline Master Program
jurisdiction line;
6. Proposed location and area (in square feet) to remain in forest;
7. Proposed location and area (in square feet) to be cleared of trees and/or vegetation;
8. Proposed areas to be thinned of trees;
9. All existing and proposed access roads and utilities;
10. Proposed log landing areas;
11. Any structures on the property;
12. Topography, at 5 foot intervals;
13. Name, address and phone number of the timber operator (if applicable).
C. Storm drainage design and/or Low Impact Development (LID) Site Assessment (as
applicable), pursuant to BIMC 15.20.
D. Any critical areas report, as required by BIMC 16.20, such as a geotechnical report or
wetland delineation.
E. Open space management plan, if the application is part of an existing or proposed
subdivision.
F. An environmental checklist, as required by the State Environmental Policy Act.
Farm Management Plan
In order to exceed maximum animal density allowances provided for in BIMC 18.09.030, a farm
management plan approved by the City, its designee, or a qualified third party must be
implemented and maintained. The farm management plan shall contain the following:
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Administrative Manual 26
A. Basic site plan, with the following additional information
1. Adjacent residences
2. location and area of all pasture area(s), shelter structure(s), compost and manure storage,
B. Description of the type of equipment necessary or intended for use in each season and the
frequency and duration of anticipated use;
C. Disclosure of any intent to spray or otherwise apply agricultural chemicals or pesticides,
frequency and duration of application, and the plants, diseases, pests or other purposes they
are intended for;
D. Emergency response plan and emergency response contacts
E. Description of the potential impacts of animal agriculture and use of applicable National
Resource Conservation Service (NRCS) conservation practice standards or equivalent
measures to mitigate impacts, including:
1. Water Quality and Soils. Impacts of irrigation run-off on adjacent properties, water bodies
and environmentally critical areas, and proposed sediment and erosion control measures.
2. Noise and Odor. Impacts related to the location on the lot of the animal pasture and
shelter, any trash or compost storage areas, any farm stand or additional accessory
structure, and any other noise-generating or odor-generating equipment and practices.
3. Agricultural Chemicals. Impacts related to the use of chemicals, including any manure,
fertilizer and pesticide.
4. Mechanical Equipment. Impacts related to the operation of equipment, including noise,
odors, and vibration.
5. Traffic and Parking. Impacts related to the number of staff onsite during work hours, and
the number of potential visitors regularly associated with the site.
6. Visual Impacts and Screening. Visual impacts relating to the proposed nature, lo cation,
design, and size of proposed features, structures and activities, including the location of
pasture, composting activities and manure storage, and any existing or proposed
screening.
Agricultural Retail Plan
A. Basic Site Plan including a delineation of specific use areas (pasture, heavy use area, etc.).
B. Farm Management Plan, if required pursuant to BIMC 18.09.030.A.1.
C. Any other materials the department or the reviewing body determines are required to
adequately describe the proposal.
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Administrative Manual 27
Special Use Review
A. Basic Site Plan
B. The terms, conditions, covenants, and agreements under which the subject property is
bound, if any;
C. Critical Area Report. A critical area report including mitigation plan, if necessary, prepared in
accordance with applicable state and federal agency standards. Such studies shall be
prepared by qualified professionals in the area of concern as provided in BIMC 16.20.030 –
Definitions;
D. Any other relevant information and reports that are necessary, in the opinion of the
director, to process and prepare the recommendation on the application, such as permit
applications to other agencies and special studies;
E. An environmental checklist when required by the State Environmental Policy Act and BIMC
16.04;
F. Other plans and drawings deemed necessary by the director for evaluation of the merits of
the proposal; and
G. A complete and detailed written statement of the reason(s) for requesting special use
review including a detailed description of how the proposal will meet the special use review
criteria:
1. The use or activity cannot be avoided because no reasonable or practicable alternative
exists,
2. The proposed use is consistent with the spirit and intent of Chapter 16.20 and it will not
cause adverse impacts to the wetland or the wetland buffer which cannot be mitigated.
3. Special use review requests for agricultural conversions shall include a farm plan
developed by the Kitsap Conservation District. The plan shall identify the best
management practices for the proposed agricultural activity.
Buffer Averaging
A. Basic Site Plan
B. The terms, conditions, covenants, and agreements under which the subject property is
bound, if any;
C. Critical Area Report. A critical area report including a description of the critical areas on or
adjoining the site and how the proposed development will or will not impact critical areas,
their buffers, and adjoining properties. Such studies shall be prepared in accordance with
City of Bainbridge Island
Administrative Manual 28
state and/or federal standards and must contain any information determined as relevant by
the director. Such studies shall be prepared by experts in the area of concern, as follows:
1. Stream, riparian area, drainage corridor study: biologist with stream ecology expertise;
fish or wildlife biologist; a civil engineer may provide studies for drainage, surface and
subsurface hydrology, and water quality;
2. Wetland study: wetlands specialist.
D. An environmental checklist when required by the State Environmental Policy Act and BIMC
16.04;
E. Other plans and drawings deemed necessary by the director for evaluation of the merits of
the proposal; and
F. A complete and detailed written statement of the reason(s) for requesting the use of buffer
averaging including a detailed description of how the proposal will meet the buffer
averaging criteria:
1. The total area contained within the buffer after averaging shall be no less than that
contained within the standard buffer prior to averaging;
2. The averaging will clearly provide greater protection of the functions and values of
critical areas than would be provided by the prescribed habitat buffers;
3. The averaging will not result in reduced buffers next to highly sensitive habitat areas;
and
4. The applicant demonstrates one or more of the following:
a. That the wetland contains variations in sensitivity due to existing physical
characteristics;
b. That only low intensity uses would be located within 200 feet of areas where the
buffer width is reduced, and that such low intensity uses restrictions are guaranteed
in perpetuity by covenant, deed restriction, easement, or other legally binding
mechanism; or
c. That buffer averaging is necessary to avoid an extraordinary hardship to the
applicant caused by circumstances peculiar to the property.
Reasonable Use Exception
A. Basic Site Plan
B. The terms, conditions, covenants, and agreements under which the subject property is
bound, if any;
City of Bainbridge Island
Administrative Manual 29
C. Critical Area Report. A critical areas report including mitigation plan, if necessary, prepared
in accordance with applicable state and federal agency standards. Such studies shall be
prepared by qualified professionals in the area of concern as provided in BIMC 16.20.030 –
Definitions;
D. Any other relevant information and reports that are necessary, in the opinion of the
director, to process and prepare the recommendation on the application, such as permit
applications to other agencies and special studies;
E. An environmental checklist when required by the State Environmental Policy Act and BIMC
16.04;
F. Other plans and drawings deemed necessary by the director for evaluation of the merits of
the proposal; and
G. A complete and detailed written statement of the reason(s) for requesting the reasonable
use exception including a detailed description of how the proposal will meet the reasonable
use exception criteria:
1. The application of Chapter 16.20 would deny all reasonable use of the property;
2. There is no reasonable alternative to the proposal;
3. The proposed impact to the critical area is the minimum necessary to allow reasonable
use of the property;
4. The inability of the applicant to derive reasonable use of the property is not the result of
actions by the applicant, or of the applicant’s predecessor, that occurred after February
20, 1992;
5. The proposed total lot coverage does not exceed 1,200 square feet;
6. The proposal does not pose an unreasonable threat to the public health, safety, or
welfare on or off the property;
7. Any net loss of critical area functions and values, as determined by a qualified
consultant through the application of best available science, will be mitigated on-site to
the extent feasible if off-site options are not available. If off-site options, such as a fee-
in-lieu or mitigation banking program, are available, the mix of on-site and off-site
mitigation should be based on recommendations of the consultant; and
8. A habitat management plan has been prepared pursuant to BIMC 16.20.060, unless it is
determined through the applicable review process that such a plan is unnecessary; and
9. The proposal is consistent with other applicable regulations and standards.
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Administrative Manual 30
Shoreline Master Program Application Submittal
Requirements
The following requirements apply to all SMP applications:
Shoreline Exemption Shoreline Substantial Development Permit
Shoreline Conditional Use Permit Shoreline Variance
A. Basic Site Plan, with the following additional information:
1. Location of Ordinary High Water Mark (OHWM);
2. Location of Shoreline Buffer;
3. Location of Shoreling Structure View Setback;
4. Shoreline dimensional setbacks;
5. Location of native vegetation and significant trees;
6. If structures have any attachments (e.g. deck, balcony, etc.), include elevation drawings
and calculations of grade
B. No Net Loss Documentation
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, and applicant
must either:
1. Use the Standard Single-Family Residential Mitigation Manual -- Submit the checklist
and supporting documents with your application; or
2. Submit a Site-specific Analysis -- The site-specific analysis must be completed by a
qualified professional. Submit the site-specific analysis with your application.
C. Additional Documents
Depending on existing site conditions and proposed development activities, your
application may require additional reports and/or studies to identify and assess potential
project impacts. These include:
1. Wetland delineation and categorization (See BIMC 16.12.060.L)
2. Geotechnical Report (See BIMC 16.12.060.K)
3. Bluff Management Plan (See BIMC 16.12.060.K)
4. Utilities Plan
5. Low Impact Development (LID) Site Assessment
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Administrative Manual 31
6. State Environmental Policy Act (SEPA) Checklist
D. Decision Criteria
Applications for shoreline variances and shoreline conditional use permits must include a
narrative explaining how the project meets the decision criteria, provided in BIMC Section
2.16.165.
Legislative Applications Submittal Requirements
Legislative Review of Development Regulations
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:
A. A complete and detailed written statement explaining the existing regulations and proposed
changes (including specific language, if possible);
B. A detailed description of how the proposal meets the goals and policies set forth in the
Comprehensive Plan; and
C. Any other materials the department or the reviewing body determines are required to
adequately describe the proposal.
Rezone (Site-specific and Area-wide)
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:
A. A complete and detailed written statement explaining how the subject property is suitable
for the proposed rezone and why the rezone would not be detrimental to surrounding land
uses.
B. A map that shows address topography, streets, adjacent land uses, utilities and other
pertinent factors that would justify the proposed rezone;
C. 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;
D. A legal description of the property(ies) and tax lot number(s);
E. The names and addresses of all property owners; and
F. Any other materials the department or the reviewing body determines are required to
adequately describe the proposal.
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Administrative Manual 32
Comprehensive Plan Amendment
A comprehensive plan amendment application and fee as established by city council resolution
must include the following:
A. 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;
B. A description of how the amendment request is consistent with all of the decision criteria
specified in BIMC 2.16.190.H;
C. A completed SEPA checklist including supplemental sheet for nonproject actions; and
D. Any other reports or studies identified during the preapplication conference. (Ord. 2006 -13
§ 4, 2006)
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Administrative Manual 33
Appendices
SMP Submittal Requirements for Site Specific Analysis
The Site Specific Analysis can be viewed on the City’s website:
http://www.bainbridgewa.gov/DocumentCenter/View/7306
Single-family Residence Shoreline Mitigation Manual
The Single-family Residence Shorelien Mitigation Manual can be viewed on the City’s website:
http://www.bainbridgewa.gov/DocumentCenter/View/5663
City of Bainbridge Island
Administrative Manual 34
Suggested Landscape Materials Matrix
The table below 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.
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
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Administrative Manual 35
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
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
Cercidiphyllum japonicum Katsura Tree X
Cornus species Dogwood variety X X X
Fraxinus pennsylvanica ‘Marshall’ Marshall’s Seedless Ash X X X
City of Bainbridge Island
Administrative Manual 36
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
Populus tremuloides Quaking Aspen X X
Prunus species Flowering Cherry variety X X X X
Pyrus calleryana species Flowering Pear variety X X 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
Cornus florida Eastern Dogwood X X
Cornus 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
City of Bainbridge Island
Administrative Manual 37
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
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
Pinus densiflora Japanese Red Pine X X
City of Bainbridge Island
Administrative Manual 38
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
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 X
Taxus brevifolia Western Yew X X X X
Thuja plicata Western Red Cedar X X X
Tsuga heterophylla Western Hemlock X 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
Cornus stolonifera Red-Osier Dogwood X X X X X
City of Bainbridge Island
Administrative Manual 39
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
Enkianthus campanulatus Red-Veined Enkianthus X
Elaegnus species Elaeagnus variety X X X
Euonymus alata ‘Compacta’ 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 X X
Rosa rugosa Rugosa Rose X X X
Rubus parviflorus Thimbleberry X X X X
Rubus spectabilis Salmonberry X X X X X
Salix species Willow variety X X X
City of Bainbridge Island
Administrative Manual 40
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
Sambucus racemosa Red Elderberry X X X X
Spiraea species Spiraea variety X X X X
Symphoricarpos albus Snowberry X X X
Syringa vulgaris cultivars Lilacs X X
Vaccinium parvifolium Red Huckleberry X X
Viburnum x burkwoodii Burkwood Viburnum X 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 X X
City of Bainbridge Island
Administrative Manual 41
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
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
Cornus alba ‘Sibirica’ Siberian Dogwood
Groundcovers
Arctostaphylos uva-ursi Kinnikinnick X X X X X
Berberis nervosa Cascade Mahonia X X X X
Calluna vulgaris Scotch Heather X X
City of Bainbridge Island
Administrative Manual 42
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
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
Gaultheria shallon Salal X X X X X X
Hypericum calycinum St Johnswart X X
Ilex crenata varieties and cultivars Japanese Holly X
Mahonia species Mahonia variety X X
Pachysandra terminalis Japanese Spurge X X
Sarcococca hookerana Sarcococca X
Vinca minor Periwinkle X X X
Source: Hough, Beck & Baird Inc.