N. TOWN WOOD SUB01-13-98-1BEFORE THE HEARINGS EXAMINER
FOR BAINBRIDGE ISLAND
In the matter of the Application of )
)
James C. Laughlin )
)
For Approval of a Preliminary Plat )
)
and an Appeal ofa SEPA Determination )
)
Brookfield Development )
Homeowner's Association, Appellant )
)
NO. SUB01-13-98-1
North Town Woods Subdivision
SUMMARY OF RECOMMENDATION AND DECISION
The request for a Preliminary Plat is recommended for APPROVAL, with conditions. The
Appeal of the SEPA Determination is denied and the Mitigated Determination of
Nonsignificance is UPHELD.
SUMMARY OF RECORD
Request:
James C. Laughlin (Applicant) requested approval of a preliminary plat to subdivide a 27.28-acre
parcel into 70 residential lots on property located at the intersection of Sportsman Club Road NE
and NE New Brooklynn Road, Bainbridge Island, Washington. As part of the development,
sixty two percent of the site is projected to remain as open space.
Hearing Date:
An open record session of the hearing on the request was held before the Hearings Examiner on
September 18, 1998. At the public hearing, the City representative requested a continuance to
October 16, 1998 because inadequate notice was given for the MDNS appeal hearing and
necessary information pertaining to the proposal had not been received. At the October 16, 1998
sessionI testimony was submitted which demonstrated that the proposal has been substantially
altered from the original environmental review and that the environmental review was
inadequate for evaluation of the current proposal. Subsequent to the second session of the
hearing, the City conducted an additional environmental review consistent with the proposal. A
revised MDNS was issued. No appeals were filed. The final session of the hearing was held
December 18, 1998.
Testimony:
At the open record hearing, the following individuals presented testimony under oath:
1. Mr. George Johnston, Bainbridge Island Planning and Community Development Department
2. Mr. JeffJensen, City Engineer for the City of Bainbridge Island
~ The September 18, 1998 session was held by Theodore Paul Hunter, a Hearing Examiner for the City of
Bainbridge Island. At the October 16, 1998 hearing, James M. Driscoll assumed jurisdiction.
3. Mr. Peter Parker, Brookfield Development Homeowners Association
4. Mr. John Green
5. Mr. Jim Laughlin, Applicant
6. Mr. Greg Heath, Traffic Engineer for Applicant
7. Mr. David Johnson
Exhibits:
As noted above there were two sessions of the open record hearing in this matter. At both
sessions exhibits of evidence were presented and admitted as part of the record of the entire
proceeding. The following constitutes the written record:
Staff'Report dated September 1, 1998 with the following attachments:
A) Conditional use permit application with description of project (January 27, 1998) and
Subdivision, Preliminary Plat Application
B) Vicinity Map
C) Mitigated Determination of NonSignificance (7/21/98)
D) Appeal of Administrative Decision (Mitigated Determination of NonSignificance)
(8/7/98) and attached letter
E) Memo from Bainbridge Island Fire Department (2/23/98)
F) Memo from Bainbridge Island Department of Public Works (4/27/98) with Response
from Adam & Goldsworthy
G) Souter letter (5/13/98)
H) McCabe letter (8/8/98)
J) Traffic Impact Analysis
2. Revised Staff Report dated October 6, 1998 with the following attachments:
A) Subdivision, Preliminary Plat Application
B) Vicinity Map
C) Mitigated Determination of NonSignificance (7/21/98)
D) Appeal of Administrative Decision (Mitigated Determination of NonSignificance)
(8/7/98) and attached letter
E) Memo from Bainbridge Island Fire Department (2/23/98)
F) Memo from Bainbridge Island Department of Public Works (4/27/98)
G) Sourer letter (5/13/98)
H) McCabe letter (8/8/98)
J) Traffic Impact Analysis
3. Affidavit of Delivery and Mailing for the public hearing.
4. September 18, 1998 letter re: continuation of hearing until October 16th, 1998.
5. October 9, 1998 letter re: withdrawal of CUP application.
6. October 15, 1998 letter from David S. Johnson with Exhibits.
7. Revised Mitigated Determination of Nonsignificance issued November 14, 1998.
Findings, Conclusions & Decision
Hearings Examiner of Bainbridge Island
James C. Laughlin SUB01-13-98-1
Page 2
Staff Report dated December 1, 1998 with the following attachments:
A) Subdivision, Preliminary Plat Application and Site Plan
B) Vicinity Map
C) Mitigated Determination of NonSignificance (7/21/98)
D) Appeal of Administrative Decision (Mitigated Determination of NonSignificance)
(8/7/98) and attached letter
E) Memo from Bainbridge Island Fire Department (2/23/98)
F) Memo from Bainbridge Island Department of Public Works (4/27/98) with Response
from Adam & Goldsworthy
G) Souter letter (5/13/98)
H) McCabe letter (8/8/98)
J) Traffic Impact Analysis
Upon consideration of the testimony and exhibits submitted at the open record hearing, the
following Findings and Conclusions are entered by the Hearings Examiner:
FINDINGS
The Applicant requested approval of a Preliminary Plat to subdivide a 27.28-acre parcel into
70 residential lots on property located at the intersection of Sportsman Club Road NE and
NE New Brooklynn Road, Bainbridge Island, Washington. The proposal includes an open
space dedication of sixty-two percent of the site. Exhibit 8, page 1; Johnston Testimony.
The subject property is zoned R-2, two units per acre which is consistent with the Bainbridge
Island Comprehensive Plan designation of OSR-2, Open Space Residential, two units per
acre. The surrounding properties to the north, south and east are zoned R-2. The property to
the west is zoned R-0.4, one unit per 2.5 acres. Exhibit 8, pages 5-6.
The undeveloped subject property has a gently rolling topography which slopes to the north
and east. The site is wooded with a variety of mostly deciduous trees. There are no
significant developmental limitations on the property. Exhibit 1, Attachment A; Exhibit 8,
page 5; Johnston Testimony.
4. Notice was given in accordance with applicable regulations. Exhibit 3.
Findings for the SEPA Appeal:
5 The City of Bainbridge Island was designated lead agency for review of environmental
impacts resulting from the proposed development. On July 25, 1998, an MDNS was issued
with 15 conditions of approval. Exhibit 1, Attachment C. An appeal was filed on August 10,
1998. Exhibit 1, Attachment D.
The basis of the appeal of the MDNS was that an EIS should be required to evaluate density
allowed for the development and the traffic impacts resulting from the proposed
development. Exhibit 1, Attachment D; Parker Testimony.
At the October 16, 1998 session of the hearing, the City stated that the SEPA review had
been conducted pursuant to a proposal for 62 lots with a portion of the southwest area of the
plat remaining undeveloped open space. Johnston Testimony. After the issuance of the
Findings, Conclusions & Decision
Hearings Examiner of Bainbridge Island
James C. Laughlin SUB01-13-98-1
Page 3
MDNS, but before the October 16, 1998 session of the open record hearing, the plat proposal
was revised and the number of lots was increased to 70. Although the plat design and density
had been changed, the MDNS was not revised. Thus the SEPA review was for the
development of fewer lots than actually proposed. Johnston Testimony.
At the October 16, 1998 session of the hearing the City requested a continuance to conduct a
revised SEPA review consistent with the revised plat application. Johnston Testimony. The
continuance was granted by the Hearing Examiner.
On November 14, 1998, the City issued a revised MDNS for the proposed 70 lot subdivision.
Exhibit 7. The MDNS was subject to 14 conditions. No appeals of the revised MDNS were
filed and no witnesses presented testimony on the appeal at the second segment of the
Hearing 2
10. In a letter of August 7, 1998 that was attached as part of the SEPA appeal the City was
requested to review the density of the proposed project. Exhibit 1, Attachment D. The City
responded at the October 16, 1998 session of the hearing that the density of the project is not
an environmental issue of the SEPA review but is subject to the provisions of the Bainbridge
Island Zoning Code. For the proposed project, the density is consistent with the density
requirements and bonuses allowed pursuant to the ordinances of BIZC. Johnston Testimony.
11. As part of the submittals to the City, the Applicant included a Traffic Impact Analysis that
presented the impact to area roads as a result of the proposed project. Exhibit 1, Attachment
J, Traffic Impact Analysis. The analysis was conducted on the assumption that the proposed
density of the site was to be 80 units (page 3 of Analysis).3 Current and projected traffic on
streets in the vicinity was analyzed, including Sportsman Club Road, New Brooklynn'Road,
and Madison Avenue. Nearby intersections of these streets were also considered (figure 4 of
Analysis). The conclusions of the Analysis was that a moderate amount of new traffic is
expected to be generated by the proposed development but the impacts at outlying
intersections should be low to moderate. The mitigation of the impacts identified by the
Applicant were: contribution toward a signal at the intersection of SR-305/Madison Avenue;
widening northbound and southbound left turn lanes at the intersection on SP,305; and
designing and locating access driveway to New Brooklyn Road. Exhibit 1, Attachment J,
Traffic Impact Analysis, page 17.
12. The City submitted that it had reviewed the Traffic Impact Analysis and was in agreement
with its conclusions. With adherence to the mitigation as recommended the City determined
that the environmental impact due to traffic was limited. Johnston Testimony.
13. At the December 18, 1998 session of the hearing, the City submitted that the increased
density to 70 residential lots did not change its position on traffic nor the analysis done by the
Applicant. The City representative testified that the Analysis had been completed based on
Even though the revised MDNS was not appealed the issues raised in the initial appeal relating to density and
traffic are pan of the consideration of this decision.
5 In its early plans, the Applicant was proposing a density of 80 units.
Findings, Conclusions & Decision Page 4
Hearings Examiner of Bainbridge Island
James C. Laughlin SUB01-13-98-1
an assumption of an even higher density than proposed by the Applicant. Johnston
Testimony.
14. Although testimony was received at the October 16, 1998 session relating to traffic (Parker
Testimony) and exhibits were presented discussing the issues (Exhibit 1, Attachment G,
Souter letter) no evidence was submitted to prove that the information in the Traffic Analysis
was incorrect or that the City erred in accepting it.
Findings for the Preliminary_ Plat:
15. The proposed subdivision has been created through the flexible lot design process and is
designed to be compatible with the physical characteristics of the site. All lots will contain a
minimum of 5,000 square feet and will have a minimum width of 50 feet. The lot areas,
setbacks, and lot dimensions will conform with the city standards set forth for flexible lot
subdivisions. Exhibit 8, pages 7, 10.
16. The allowed base density for the subject property is 55 residential lots. Six of the residential
lots must be affordable housing. In exchange for the affordable housing a density bonus of
six lots is allowed. An additional 20% increase above the base density is also permitted when
the additional units or residential building lots are provided for households in the middle
income group. In addition to the six required affordable units, an additional 9 middle income
units are proposed, bringing the total to 15 affordable units. The resulting density of the plat
is 70 lots. Exhibit 8, pages 6-7, 12. The proposed residential lots will be clustered. Exhibit 8,
page 6.
17. No environmentally sensitive areas exist on the subject property and the proposed plat will
not adversely affect any scenic vistas. Exhibit 8, page 10, 11; Johnston Testimony. The open
space will provide for watershed protection and ground water recharge. Exhibit 2, page 12.
The subject property is within 300 feet of an established agricultural land, a tree farm, on
which activities may occur the could be incompatible with residential development. Exhibit
2, page ! 1.
18. City water and sewer will serve the proposed subdivision. Exhibit 8, pages 5, 10. The project
will not degrade the level of operation of water or sewer facilities below accepted standards.
Exhibit 8, page IL
19. A storm water conveyance system, supplemented by an onsite detention/dispersal system,
will serve the site. The exact details and design of the stormwater system must be approved
by the City. Exhibit 8, page 5. The city representative recommended that the stormwater
management system be subject to the city engineer approval. Exhibit 8, page 7.
20. Pursuant to BIMC standards, forty percent of the site must be dedicated as open space in the
R-2 zone. Exhibit 8, page 8. This standard will be satisfied because sixty two percent of the
subject property will be retained as open space. The open space will include undisturbed
land concentrated near the center of the subdivision and the perimeter buffers. The open
space area near the center of the subject property will contain an active recreation area which
includes a playground. Exhibit 8, pages 7, 10; Johnston Testimony. The proposal also
includes a projected off-site pedestrian trail connection through the Fire District property
Findings, Conclusions & Decision
Hearings Examiner of Bainbridge Island
James C. Laughlin SUB01-13-98-1
Page 5
located on Noah Madison Avenue. Exhibit 8, page 7. An Open Space Management Plan.
will be required pursuant to BIMC 17.04.080. Exhibit 8, page 9.
21. Vehicular access to the site will be offNE New Brooklynn Road. A sidewalk will connect
NE New Brooklynn Avenue along the proposed access road and sidewalks will be provided
throughout the subdivision. The noah side of NE New Brooklynn Road will be widened to
install pedestrian facilities along the subject property. Exhibit 8, page 9. Internal subdivision
roads will be designed to city standards. The City Engineer submitted that at this time there
is not a need for sidewalks on NE New Brooklynn Road. The City has widened a road
pavement that serves as a pedestrian walkway and bicycle lane. Exhibit 8, page 8; Jensen
Testimony.
22. An emergency access will be off Sportsman Club Road NE. Exhibit 2, page 9; Laughlin
Testimony. Transit stops to serve the site exist along Sportsman Club Road NE and NE New
Brooldynn Road. Exhibit 2, page 10.
23. A perimeter buffer will be created around the proposed subdivision which will maintain the
island roadway character. The city representative recommended that as a condition of
approval, a minimum 40 foot wide buffer be established along Highway 305, designated as a
scenic road. Exhibit 8, page 8.
24. A traffic analysis was performed to evaluate adverse impacts generated as a result of the
proposal (see finding 11). Exhibit 1, Attachment d. The existing streets are adequate to
accommodate the 700 average daily trips projected to the generated by the subdivision.
Exhibit 8, page 10; densen Testimony. Adverse impacts were identified and mitigation of
these impacts was proposed and made part of the MDNS. Exhibit 1, Attachment& Exhibit 7.
25. At the public hearing, testimony was received questioning the adequacy of the traffic impact
report. The witnesses claimed that the impact to nearby schools was not addressed. Parker
Testimony; Green Testimony; Exhibit 5; Exhibit 1, Attachment G. The Applicant testified
that impact to schools had been considered. Based on development plans and permits &the
School District, the traffic impacts at that site will be mitigated. He stated that queuing at
schools has been reduced due to school schedules; that the peak school traffic is at different
times than traffic peak hours; and, that many school children walk to school. Laughlin
Testimony. The Applicant's traffic engineer testified that schools were considered and that
cumulative traffic impacts were evaluated. Heath Testimony. The City concurred impacts to
school vehicular and pedestrian traffic were considered and that mitigation measures for all
adverse impacts have been identified. Johnston Testimony.
26. The Fire Department reviewed the proposal and identified impacts. Conditions have been
imposed to ensure adequate emergency access and fire flow. Exhibit 1, AttachmentE. The
Public Works Department evaluated the proposal and submitted comments. Exhibit i,
A tlachment .b:
27. The subject property is within the Bainbridge Island School District. Exhibit 1, page 5.
Adverse school impacts were identified by the City. As a condition of approval, the city
representative recommended that $3,090.00 be paid for each newly created lot, with half the
Findings, Conclusions & Decision
Hearings Examiner of Bainbridge Island
James C. Laughlin SUB01-13-98-1
Page 6
fee to be paid prior to final plat approval and the balance to be paid at time of building permit
issuance. Exhibit 3, page 3; Johnston Testimony.
28. The city representative submitted that the proposed plat has been reviewed for consistency
with applicable provisions of the Bainbridge Island Municipal Code, chapters KCW 58.17
and 36.70A, other applicable provisions of state and federal laws and regulations, and the
Comprehensive Plan. It has been determined to be consistent with all applicable regulations.
Exhibit 8, pages 10, 11, 13.
CONCLUSIONS
Standards for Preliminary Plats:
The Hearings Examiner's recommendation and the City Council decision shall include findings
of fact that the application meets all requirements of the following subsections.
A. The subdivision may be approved or approved with modification if:
The preliminary subdivision makes appropriate provisions for the public health,
safety and general and public use and interest, including the following:
f
g.
h.
i
j.
k.
I.
m.
n.
o.
p.
Highways, roads, streets, and other transit facilities;
Streets, including street names, traffic regulatory signs and mailbox
locations
Transit stops;
Pedestrian facilities;
Other public ways leading to, and providing access to and within the
subdivision;
Schools;
School grounds;
Open spaces;
Parks;
Recreation facilities;
Playgrounds;
Fire and emergency vehicle access;
Fire flow;
Drainage and storm water facilities;
Water supplies, including potable water;
Sanitary waste.
The preliminary residential subdivision has been prepared consistent with the
requirements of the flexible lot line process and applicable flexible lot standards
Any portion of a subdivision which contains an environmentally sensitive area, as
defined in Chapter 16.20 BIMC, conforms to all requirements of that ordinance.
The subdivision reasonably maintains and protects productive agricultural uses in
the vicinity of the property, including complying with BIMC 16.20.181.
Findings, Conclusions & Decision
Hearings Examiner of Bainbridge Island
James C. Laughlin SUB01 - 13 -98-1
Page 7
The overall design of the proposal minimizes soil erosion and the possibility of on
or off-site stream siltation, landslides and mudslides and meets the requirements
for drainage control, codified in Chapter 15.20 BIMC.
The preliminary subdivision design is compatible with the physical characteristics
of the proposed subdivision site.
The proposal complies with all applicable provisions of this code, Chapters 58.17
and 36.70A RCW, and all other applicable provisions of State and Federal laws
and regulations.
8. The proposal is in accord with the City's Comprehensive Plan.
Wherever feasible, the preliminary plat design includes measures to minimize
clearing, with priority given to maintenance of existing vegetation and re-
vegetation is incorporated into the preliminary plat design when possible; and
10.
The preliminary subdivision meets road and storm water management
requirements.
A proposed subdivision shall not be approved unless written findings are made that the
public use and interest will be serviced by the platting of such subdivision.
In making a determination of approval, approval with modifications or disapproval using
the criteria in subsections A and B of this section, the following additional factors
without limitation will also be considered:
All public and private facilities and improvements on and off.the site necessary to
provide for the proposed subdivision will be available when needed.
Proposed new utilities, facilities and services, and the proposed additional use of
existing utilities, facilities and services will not degrade the existing level of
operation and the use of such utilities, facilities and services below accepted
standards.
The scenic value of existing vistas which provide substantial value to the State
and public at large, such as views from public rights-of-way, parks and open
space.
Forest wood lots, individual trees, and other existing vegetation and permeated
surfaces which provide watershed protection, groundwater recharge, climate
moderation, and air purification of the public health and welfare.
Existing habitat carrying capacity of the property by providing wildlife corridors,
and by preserving areas used for nesting and foraging by endangered threatened
or protected species to the extent consistent with the proposed new use.
Findings, Conclusions & Decision
Hearings Examiner of Bainbridge Island
Jaraes C. Laughlin SUB01-13-98-1
Page 8
RCW 58.17.110 requires that findings be made in order to approve a preliminary plat. Those
findings are as follows:
Appropriate provisions must be made for the public health, safety
and general welfare and such open spaces, drainage ways, streets
or roads, alleys, other public ways, transit strips, potable water
supplies, sanitary waste, parks and recreation, playgrounds,
schools and school grounds and all other relevant facts including
sidewalks and other planning features that assure safe walking
conditions for students that only walk to and from school.
CONCLUSIONS OF LAW
Conclusions of the Preliminary_ Plat Application:
1. The Applicant requested approval of a Preliminary Plat to subdivide a 27.28-acre parcel into
70 residential lots on property located at the intersection of Sportsman Club Road NE and
NE New Brooklynn Road, Bainbridge Island, Washington. The proposal includes an open
space dedication of sixty-two percent of the site. Finding of Fact 1.
The proposed preliminary plat will be consistent with the flexible lot subdivision standards.
All lots will be at least 5,000 square feet and will have a minimum width of 50 feet. The lot
areas, setbacks, and lot dimensions conform with the standards set forth for flexible lot
subdivisions. The density with consistent with allowed density standards. Findings of Fact
10, 15, 16; B1MC 18.90.
The preliminary subdivision makes appropriate provisions for the public health, safety and
general and public use and interest. Fifteen units of affordable housing will be created. The
City of Bainbridge Island will provide sanitary sewer service and water. The project will not
degrade the level of operation of water or sewer facilities below accepted standards. The
storm water management system will be subject to city engineer approval. Findings of Fact
15, 18, 19, 20, 24. 25, 26
Adequate roads, streets, transit facilities, and pedestrian facilities will be provided. Adverse
traffic impacts were identified and mitigated through the environmental review process. All
internal roads will be designed to city standards. Sidewalks will be provided throughout the
site. Transit stops to serve the site occur along Sportsman Club Road NE and NE New
Brooklynn Road. Findings of Fact 21, 23, 24, 25.
The subject property is within the Bainbridge Island School District which is impacted by the
proposal. As a condition of approval, school mitigation fees are required. Finding of Fact
27.
in addition to access off NE New Brooklynn Road, emergency access will be off Sportsman
Club Road. The Fire Department submitted conditions of approval to ensure that adequate
fire flow and fire and emergency vehicle access will be provided which are included as a
condition of the MDNS. Findings of Fact 22, 26.
Findings, Conclusions & Decision
Hearings Examiner of Bainbridge Island
James C. Laughlin SUB01-13-98-1
Page 9
Open space in the amount of 62% of the subject property will be provided, exceeding the
40% required minimum. It will be concentrated near the center of the subject property and
will contain an active recreation area. A playground will also be included in the active
recreation area. Finding of Fact 20.
No environmentally sensitive areas exist on the subject property and scenic vistas will not be
impacted. The proposed plat has been designed to be compatible with the physical
characteristics of the site. Findings of Fact l& 17.
The subdivision reasonably maintains and protects productive agricultural uses in the vicinity
of the property. The subject property is within 300 feet of an established agricultural land, a
tree farm, on which activities may occur the could be incompatible with residential
development. As a condition of approval, this final plat will contain notice of this. Finding
of Fact 17.
10. The proposed plat will be consistent with applicable laws and regulations. The city
representative evaluated the proposal for consistency with applicable laws and regulations
and determined it to be consistent. The proposal will be in compliance with the City
Comprehensive Plan. Finding of Fact 28.
Conclusions of the SEPA Appeal:
11. The SEPA appeal fails. The City corrected any deficiency of the SEPA Review when it
reissued the MDNS consistent with the proposed 70 unit plat. Finding of Fact 9.
12. The Appellant has failed to meet its burden of proof that the City erred in issuing the MDNS.
13. Density of the site is controlled by the ordinance standards and regulations as established in
the B1MC. Change of density is not a SEPA issue. Findmg of Fact 10.
14. Adequate review has been made of the projected traffic and impacts resulting therefrom.
Finding of Fact 11. The Appellant has failed to prove the City was in error in accepting the
traffic analysis.
DECISION AND RECOMMENDATION
Based upon the preceding Findings and Conclusion, the requested Preliminary Plat to subdivide
a 27.28-acre parcel into 70 residential lots is recommended for APPROVAL. The Appeal of the
SEPA determination is DENIED and the MDNS is UPHELD. The preliminary plat is subject to
the following conditions:
1. All conditions of the Mitigated Determination of Nonsignificance dated November 12, 1998
shall be satisfied
As a means of mitigating impacts to schools, a school impact fee of $3,090.00 is to be paid
for each of the newly created lots. One half of the fee, $1,545.00, shall be paid prior to final
plat approval and the balance shall be paid at the time of building permit issuance.
Findings, Conclusions & Decision
Hearings Examiner of Bainbridge Island
James C. Laughlin SUB01-13-98-1
Page 10
The subdivision roads and the water line, along with hydrants, shall be installed and
approved by the City Engineer and Fire Department prior to any combustible construction on
the site.
If propane gas is to be used as a fuel for heating any of the proposed residences, all
individual on-site tanks must be located in accordance with Uniform Fire Code requirements
regarding minimum distances to property lines and buildings. A permit is required to be
issued from the Building Division prior to installation of any propone tank.
In accordance with Bainbridge Island Municipal Code (BIMC) Section 17.04.080, the
subdivision shall be subject to an Open Space Management Plan. Said plan shall be
approved by the Director of Planning and Community Development prior to final plat
approval. The Open Space Management Plan shall address any applicable maintenance
provisions in BIMC Sections 17.12.090 Gand H. If necessary, a Homeowners' Association
will need to be formed for the maintenance of those portions of the open space that will be
held in common ownership. The Open Space Management Plan shall be recorded with the
'County Auditor's Office concurrent with the final plat.
The open space shall be established by easements, restrictive covenants, or other similar legal
means to the satisfaction of the City Attorney. This legal document shall reflect the
provisions of the Open Space Management Plan and shall be recorded concurrently with the
final plat.
7. The following setback and lot coverage information shall be noted on the final plat:
Building to Building
Building to Outer Property Line
Building to Roadways
Building to Trail or Open Space
Minimum 10 feet separation
Minimum 15 feet
Minimum 40 feet from Sportsman Club Road
Minimum 40 feet form NE New Brooklynn Road
Minimum 10 feet
Maximum Lot Coverage for each lot: 3,395 square feet
8. Prior to final plat, a plan and profile of the subdivision roads shall be submitted to the City
Engineer for review and approval
9. Prior to final plat, the plan and profile of the sanitary sewer line shall be submitted to the
Public Works Department for review and approval.
10. Prior to final plat all water and sewer lines/system details shall be developed per City
standards and submitted to the Public Works Department for review and approval. Water
and sewer lines must be installed prior to final plat approval to the satisfaction of the City
Engineer.
11. All lot corners shall be staked with three-quarter inch galvanized iron pipe and wooden
locator stakes. Additionally, all applicable provisions of Appendix A, BIMC Chapter 17.12
shall be met prior to final plat approval.
12. A plat certificate shall be provided prior to final plat approval.
Findings, Conclusions & Decision
Hearings Examiner of Bainbridge Island
James C. Laughlin SUB01-13-98-1
Page 11
13. Approved street names, traffic regulatory signs, and accessible mailbox locations that do not
restrict pedestrian access must be provided prior to final plat approval.
14. The final plat must contain notice that the subdivision is within 300 feet of an established
agricultural land on which a variety of commercial activities may occur that are not
compatible with residential development in accordance with BIMC 16.20.180C.
15. Development of affordable housing units shall be in compliance with BIMC Chapter 18.90.
All lots developed with affordable housing shall be shown on the final plat. Failure to
develop affordable housing consistent with the Application shall result in reduced density to
be determined by the Planning Director.
16. Sidewalks with planting strips shall be installed along the subdivision roads. Final design
approval and installation of the sidewalks and planting strip is required prior to final plat
approval.
17. An approved Forest Practices Permit shall be obtained from the Department of Natural
Resources prior to any non-exempt clearing of the site.
DECIDED this 8th day of January, 1999.
Jmes M. Driscoll
carings Examiner of Bainbridge Island
Findings, Conclusions & Decision
Hearings Examiner of Bainbridge Island
James C. Laughlin SUB01-13-98-1
Page 12