GRACE EPISCOPAL CHURCH CITY OF BAINB~E ISLAND
OFFICE OF THE HEARING E~R
APPLICATION FOR ) CU~1249
CONDITIONAL USE PERMIT ) FIND~GS OF FACT
APPLIC~: GRACE EPISCOPAL ) CONCLUSIONS OF LAW
CHURCH (BRUCE ANDERSON) ) AND DECISION
)
S~Y
The Diocese of Olympia, Inc. on behalf of Grace Episcopal Church of Bainbridge Island,
retained Bruce Anderson, Cutler Anderson Architects, to make application for a Conditional Use
Permit (CUP) to establish a church building on property owned by Grace Church near the
intersection of Day Road East and State Route (SR) 305 in the City of Bainbridge Island. The
church buildings will be accessed over a joint access easement road shared with The Island
School. Grace Church will construct a 12,000 square foot church and related site improvements
on property located directly south of The Island School property. The church will be built on the
western portion of the 10-acre site. Several acres on the eastern portion of the site are proposed
for development as agricultural land. Full screen vegetation buffers will be planted on the north,
west and south property lines to screen the church buildings from surrounding property uses. The
church building will not be visible from Day Road East. A Conditional Use Permit .with
mitigating conditions has been approved for Grace Episcopal Church.
FINDINGS OF FACT
1. Bruce Anderson of Cutler Anderson Architects has filed an application for Conditional
Use Permit to build Grace Episcopal Church on property owned by the Diocese of OlymPia, Inc.,
near the intersection of Day Road East and SR 305 in the city of Bainbridge Island. The Diocese
of Olympia, Inc., is the legal owner of property identified by Kitsap County Tax Account No.
102502-2-004-2005. The legal description for the Proposed church site is as follows:
THE $O U~~$T Q U/IR~R OF THE NORTH~$T Q UARIER OF THE
NORTHWEST QUARTER, SECTION 10, TO WNSHIP 2.$ NORTH, RANGE 2
FA ST, W.M. IN KITSAP CO UNTY, WA SHING TON.
This application also affects property owned by the Island School which is identified under
Tax Account No. 102502-2-044-2007. The Island School signed an owner/applicant agreement
authorizing Mr. Anderson to also proceed on their behalf. The access road over The Island
School property will be jointly used by The Island School and Grace Episcopal Church. The
Island School and the Diocese of Olympia, Inc., entered into an Easement Agreement detailing
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Crmce Episcopal Chumh Page-1- City of Bainbridge Island
the terms of that access easement [EXHIBIT 46].
2. The project site is 8ently rolling with scattered areas having slopes of more than 15%. A
non-rated wetland is located on the adjoining property to the south. The proposed building site
will be more than 200-feet north of the south property line and this wetland will not be impacted.
Ninety Percent of the site is covered with Kapowsin gravelly loam. In this soil type, permeability
is moderately rapid above the hard pan. Building site clearance for the proposed septic system
will be evaluated by the Bremerton-Kitsap County Health District.
3. The project site has a zoning designation of R-0.4 (one unit per acre), and a
Comprehensive Plan designation of Open Space Residential OSR-0.4. Bainbridge Island
Municipal Code (B~C) 18.36 describes the requirements for the R-0.4 zone. Educational and
religious facilities are allowed conditional uses in the zone. (B~C 18. 36. 030) ~
4. A SEPA Determination ofNonsignificance (DNS) was issued by the Director of Planning
and Community Development on November 10, 2001. No written comments or appeals were
received on that notice and the DNS became final on December 4, 2001.
5. Grace Episcopal Church financially participated in the North Bainbridge Water Company
water service expansion project on Day Road. Grace Episcopal Church received a water service
av~ability letter the North Bainbridge Water Company in December of 2001. This commitment
for water service was effective umil February 28, 2002. The record in this hearing did not close
until April of 2002, when a copy of the Access Easement Agreement was provided by the
appliCant. A follow-up verification of water service availability must be provided by the applicant.
6. This project site is accessed via a gravel driveway from Day Road East. The driveway
currently serves The Island School and the Johnson family residence. This easement access road
will be improved and maintained by Grace Church. The Island School will share responsibility for
the first 300-feet of the easement area, measured from Day Road East. The utilities to service
Grace Church will be installed along the easement area at the expense of Grace Church. Other
obligations for ownership and maintenance of the easement area are included in the Easement
Agreement [EXttlBIT 46]. ~
7. The Grace Church parcel will be provided police and fire protection by the Bainbridge
Island Police Department and the Bainbridge Island Fire District No. 23.
8. The church property is surrounded by properties zoned R-0.4. There are also properties
zoned for Light Manufacturing (LM) in the vicinity. Properties to the north have been developed
for single-family residences and The Island School. Property to the south has been developed for
single-family residences and some remains undeveloped. Properties to the east are being used for
fam~g. Properties to the west remain undeveloped.
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~ Episcopal Church Page -2- City of Bainbridge Island
9. The Church property adjoins more than 20 acres of farmland. The Comprehensive Plan
and the BIMC support policies which encourage the conservation and protection of agricultural
land on Bainbridge Island. The Open Space Residential District is designated in the
Comprehensive Plan for areas appropriate for low density residential development and a variety of
agricultural and forestry uses. Development adjacent to areas designated as agricultural land
should be designed and located so as to avoid or minimize potential conflicts with agricultural
activities. The siting of Grace Church on the Western portion of a ten-acre parcel, will help to
separate the church activities from the adjoining farming activities to the east. In addition, the
Grace Church has proposed development of the eastern portion of its parcel for agricultural use,
either in conjunction with the farming activities on adjoining property, or for agricultural use
which is compatible with neighboring farms. BIMC Section 18.85.070 (4) requires a minimum 25
-foot full screen buffer between the Church and residentially zoned properties. This full screen
buffer will be established on the south, west and north property lines. The perimeter buffer on the
eastern property line will be modified to accommodate agricultural development of the eastern
portion of the site. Vegetation screening will be established between the Church building and
agricultural activities established on the parcel.
10. The applicant wishes to build a 12,000 square foot church and related site improvemems,
which include a 1,000 square foot chapel, parking areas and the access driveway. The maximum
lot coverage allowed in this zone is 10%. BIMC 18.108.040 (C) reduces the maximum l.ot area
coverage for this project to 5%. The proposed church and small chapel will cover approximately
4% of the lot. Zoning requirements for minimum front yards, side yards 'and rear yards are met by
this proposal. The front yard measures more than 300-feet in depth. The minimum proposed side
yard for this building project is 160-feet, and the rear yard has been established at a minimum of
130-feet.
11. A building height up to 35-feet has been requested by the applicant. The church is to be
built near the center of a 10-acre parcel, approximately 1,000-feet from the nearest public fight-
of-way. The site is surrounded by large lot residential, farmland and forest land. Perimeter
buffers will screen the buildings from view. The height of a vegetation fence line or buffer on the
'east side of the buildings will be limited to 25-feet to protect solar access for farmland to the east.
Allowing an increase in height from 30 to 35-feet for the church building will cause no loss of
view opportunities or solar access for surrounding properties. The Fire Departmem Code
Managemem Official has determined that the minimum required fire flow will be available to the
church buildings upon completion of construction. The building site seleCted by the applicant is
relatively flat and has no identified unstable slopes or soils. These findings support the applicant's
request for a building height up to 35-feet. The Departmem of Planning and Community
Development (DPCD) staff has recommended the request for an additional 5-feet in height be
approved.
12. Parking for the church will be built around a paved, circular drive. The required parking
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Grace Epi~opal Chumh Page -3- City of Bainbridge Island
·
spices (35), plus an additional 9 spaces, will be provided by 44 diagonal parking spaces along the
outer side of the ring driveway. The fmished grade of the parking area will not exceed 5%, and
will not exceed 10,000 square feet in area. The 44 parking spaces developed on the outer side of
the ring driveway will be graveled. The access driveway from Day Road and the circular driving
aisle must be hard surfaced with permanent materials and designed to dispose of surface water
and pollutants from motor vehicles, as required by BIMC Chapter 15.20 and 15.21. The City
Engineer has required that the driving aisle of the parking circle be signed for a one-way
directional traffic pattern. The parking spaces developed along the outside of the driving lane
must be delineated with curbing, railroad-ties or approved materials such as large rocks, to define
the ends of parking aisles and indicate a pattern of circulation. The driveway and parking aisle
improvements must be approved by the City Engineer prior to issuance of the Certificate of
Occupancy for the church building. The applicant has proposed the furore development of an
additional 38 grass surfaced parking spaces along the inner side of the ring driveway. To preVent
degradation of the appearance of landscaping on the site and to help define the availability of
additional parking spaces for overflow traffic, the staff has recommended that any overflow
parking developed along the inner side of the ring driveway be constructed with a grid type
material, such as "grasscrete." Appropriate provisions will be made for handicapped parking
spaces, as required by Washington State regulations for barrier free facilities. Conditions will be
attached to the permit approval requiring compliance with those regulations. The church building
has been designed ~with an anticipated seat count of 174, therefore, 35 parking spaces are
required. The Church anticipates that on particular holidays they may experience exceptionally
heavy attendance. The development of additional parking spaces may be necessary. Adequate
space is available around the driveway to accommodate at least 38 overflow parking spaces along
the interior of the parking circle. If parking is allowed in the grassy landscaped area in the interior
of the circle, damage to the landscaping could result. The reinforcement of grass landscaping on
the interior of the driving circle with driveable landscape grids, such as grasscrete will enhance the
utility of the area for overflow parking, while at the same time preserving the landscaped
appearance of the area when it is not in use. While internal walkways throughout the parking
area may be crushed gravel pathways, the waiting area at the front of the church must be surfaced
with non-skid hard surfaces approved by the City Engineer for barrier-free access. Twelve bicycle
parking spaces must be provided in a bicycle parking facility which allows secure locking of both
flame and wheels.
13. The Church property was previously logged, however, a number of significant trees
remain on the site. A significant tree retention plan must be submitted, designating the location of
siffnificant trees on the parcel and outlining plans for their protection and retention. The
significant tree retention plan must demonstrate that at least ! 5% of the significant trees remaining
on the property will be retained. Significant trees located in designated perimeter buffer areas
should be given priority for retention on the site.
14. The architectural plans for the development of Grace Episcopal Church buildings does not
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Grac~ Episcopal Church Page -4- City of Bainbridge Island
include a bell tower. Conditions will be imposed on the Conditional Use Permit limiting the hours
of activity during construction of the project, to help reduce the impacts on surrounding
properties from noise generated by c~nstruction activities at the site. All activities taking place on
the site will be subject to the noise regulations contained in BIMC 16.16.
15. Stormwater quality and quantity controls will be designed through an engineered drainage
plan, subject to the approval of the City Engineer. Stormwater detention and water quality
facilities are required for this facility, since the development of this property will increase
impervious surfaces on the site more than 5,000 square feet.
16. The site plan includes a fire hydrant which will be installed near the church building
[EXHIBIT 8]. This fire hydrant must be approved by the Bainbridge Island Fire Department
which will verify that adequate fire flow is available.
17. A Commercial Building Site Clearance for On-Site Sewage Disposal from the Bremerton-
Kitsap County Health District is required as a part of the building permit application.
18. The applicant is proposing planting enhancements for the native vegetation buffers around
the site's perimeters to comply with the BIMC requirement .for full screening. A 25-foot full
screen perimeter buffer is required by BIMC 18.85.070(D)(4). A previously issued Forest
Practices Approval to log this property in the mid 1990's included a requirement that 50-foot
buffers be maintained along all perimeter property lines. Those 50-foot buffers were imposed to
address potential erosion impacts and to enhance the remaining vegetation. An engineered
drainage plan will be required for the development of this property. That drainage plan will detail
stormwater and drainage control for the entire site. Detention facilities will be constructed on the
site to address erosion impacts associated with the development of the property as a church site.
The church is being built on the western portion of a ten-acre parcel and will be accessed by a
long driveway from Day Road. The design of the driveway and the planned vegetation buffers
along the north property line, along with the siting of the building, will prevent visual sight of the
building from Day Road. Adjoining. property owners to the north, The Island School and the
Johnsons, recorded their approval of the Church's plans for the development of the site. A
reduction of the perimeter buffer requirement frOm 50-feet to 25-feet is supported by the
application. The elimination of a 25-foot full screen buffer along the eastern property line would
encourage a coordination of farming activities between the church property and adjoining
agricultural uses to the east. No definitive plans for the development of agriculture on the church
property have yet been formalized. Mr. Bentryn testified that there are certain farming activities
presently being utilized on his property to protect against destruction of crops by birds and other
predators. Mr. Bentryn testified that at Certain times of the year bird shot is used to shoot
starlings that are damaging the grape crop. At separate times firecrackers or other types of bird
alarms are used to protect crops. A buffer between the church and the farm activities would
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Grace Epi~e, opal Church Page-5- City of Bainbridge Island
provide a needed safety barrier to protect from those activities. It is important however that the
buffer maintained between the church building and the farming area not exceed 25-feet in height,
so that solar access needed for crop maturity on farm properties is maintained. In order to
preserve the pastoral character of this area of the island, it is important to maintain a visual barrier
between the church buildings'and the agricultural land to the east, so that the agricultural vista
now existing is preserved. A reduced buffer maintained at the western edge of the agricultural
activities conducted on the church property would provide the necessary screening and safety
barrier between the farming activities and church activities on the parcel. This CUP must contain
a notice that the church is near agricultural lands on which a variety of commercial activities may.
occur that are not compatible with the church's use of its property. [See BIMC 16.26]
19. To mitigate potential off-site glare, any outdoor lighting installed at this site must be
hooded and shielded to prevent lighting spillover beyond the property line. Outdoor lighting must
have a maximum height of 20-feet, and the vegetation buffer to be planted between the church
and farming activities on the eastern portion of its property, should help minimize the visibility of
outdoor lighting from adjoining parcels.
20' BIMC 18.108.040 (C)(1)(e) requires a religious facility in a residential zone to provide a
fencing plan or alternative method to protect public health, safety and welfare. The vegetation
buffer proposed for the perimeters of this property, in conjunction with the location of the church
1,000-feet from the nearest public right-of-way, will satisfy this requirement for a fencing plan.
The addition of the vegetation buffer between the church and farming activities On the eastern side
of the property will help protect public and private users from incompatible uses created by the
co-existence of farming and church activities. Vegetation planted between the church and farming
activities will provide a fence like barrier which separates the two uses.
21. ff a sign is erected identifying the location 0fthe Grace Episcopal Church, the sign must
conform with the requirements ofBIMC 15.08. The site plan does not detail a location for a sign
for the church, however, it is anticipated that a directional sign may be required to identify the
location of the church since it will not be visible from the public right-of-way.
22. The City Engineer has waived the requirement for a traffic report for this application. The
Level of Service (LOS) for Day Road East, which provides access to this site, has been
established as LOS,A. The applicant provided traffic impact information from Greg Heath and
AssoCiates. It is anticipated that the church will generate an average weekday volume of 91 one-
way trips per day. Saturday volume is estimated at 97 one-way trips per day. Peak hour impacts
are anticipated to be minimal during the week. Sunday volume, is anticipated at 366 one-way trips
with a peak hour total of 95 one-way trips during the morning hour. Surrounding properties are
occupied by The Island School and Sage Manufacturing, both facilities ,have weekday trip
generation, whereas the church's peak volume will occur on Sundays. The shared access
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Gra~ Episcopal Churoh Page -6- City of Bainbridge Island
driveway has sufliciem length to avoid potential queuing spilling into the public fight-of-way
during times of peak ingress. The City Engineer has determined that the information regarding
the~ number and timing of peak hour trips, and the fact that current LOS for Day Road is LOS-A,
eliminated the need for further traffic study for this project. The City Engineer determined that no
further mitigation is required for impacts to Day Road. Day Road is classified as a Secondary
Arterial.
23. On February 7, 2002 a public hearing was held before the Hearing Examiner to consider
the application. Prior to the hearing, notice was published in the Bainbridge Review on January
19, 2002; notice of the public hearing was mailed to the owners of property within 300-feet of the
proposed project, and notices were posted at the City Hall, the Chamber of Commerce, and the
Ferry Terminal on January 16, 2002; notice was posted at the subject property on January 20,
2002. [EXHIBIT 42.]
CONCLUSIONS OF LAW
1. The Diocese of Olympia, Inc., a Washington non-profit corporation, acting for the benefit
of Grace Episcopal Church of Bainbridge Island, Washington, is the legal owner of a 10-acre
parcel of real property located near the intersection of SR 305 and Day Road East in the City of
Bainbridge Island. This property is the proposed site for a new church building for Grace
Episcopal Church.
2. Adequate legal notice was given of the public hearing held in this matter on February 7,
2002. The record remained open until April 22, 2002 to receive additional easement documents
from the applicant. This application for a Conditional Use Permit is properly before the Hearing
Examiner for processing under BIMC 18.108.020 (D), which requires that this application be
processed under the Hearing Examiner decision procedures Of BIMC 2.16.100.
3. A SEPA Determination of Non-Significance was issued on this application on November
10, 2001. No appeal of the SEPA decision was filed and the determination is fin~.
4. The subject property is located within 300-feet of registered agricultural lands and notice
of agricultural activity on those agricultural lands must be given pursuant to BIMC 16.26.040.
5. Outside lighting installed on the property must be hooded or shielded so that the lamp is
not visible from adjacent properties or public fights-of-way pursuant to BIMC 18.78.050.
6. All signs erected to identify the church location must conform to the requirements of
BIMC 15.08.
CLIP11249 Heating Examiner
Gra~ Episcopal Churoh Page -7- City of Bainbridge Island
7. The subject property is located in the R-0.4 zone. BIMC 18.36 governs building and
permitted uses in the R-0.4 zone. This property is zoned residential, however, under BIMC
18.36.030 (D), educational, cultural, governmental, religious, or health care facilities are allowed
as conditional uses in the R.0.4 zone.
8. Maximum lot area coverage on this parcel, when developed as a religious facility is limited
to 5%. [See BIMC 18.108.040 (C)(l)(g).] BIMC 18.108.040 requires perimeter buffers of
vegetation in compliance with BIMC 18.85.070(D)(4) for all perimeter property lines for this
parcel.
9. No traffic report, beyond the information provided by the applicant from traffic
consultants Greg Heath and Associates, is required for this project. The City Engineer has
determined that the current LOS for Day Road is LOS-A, and the LOS will not be degraded as a
result of the traffic impacts from this church project.
10. The applicant has requested an increase in building height from 30 to 35-feet maximum
height. The application supports the supplemental findings required by BIMC 18.36.070(A). The
applicant has demonstrated that view opportunities are not substantially reduced, fire flow at' the
site will be adequate, no unstable slopes or soils are on the portion of the parcel selected for the
building site, and solar access of neighboring lots will not be reduced.
11. This CUP proposal to construct a church on a 10-acre parcel located near agricultural
lands, residential properties, and light manufacturing properties, is consistent with the goals of the
Comprehensive Plan. Conditions will be attached to the CUP to minimize potential conflicts with '
agricultural activities on adjacent parcels. Existing vegetation buffers will be enhanced by
additional native plantings to 'preserve the island's character and the forested view from the road.
Approximately 2.5 acres of the parcel are reserved for agriculture. The Comprehensive Plan
policies state that farming activities should be encouraged as an appropriate use in the Open
Space.
12. An application for CUP must comply with the decision criteria listed in BIMC 18.108.040.
This application for CUP can comply with the requirements of BIMC 18.108.040, if conditions of
approval are attached to the permit.
13. B IMC 18.108.040.(A) states A conditional use may be approved or approved with
modifications if: 1. The conditional use is harmonious and appropriate in design, character and
appearance with the existing or intended character and quality of the development in the
immediate vicinity of the subject property and with the physical characteristics of the subject
property;
The Grace Episcopal Church is being designed by Cutler Anderson Architects. ~The
ctJP~ ~249 Hearing Examiner
crmc~ Epi~x~al Chumh Page -8- City of Bainbridge Island
church plan features a modem northwest rustic design with a shed roof and wood siding. The site
is a gently rolling parcel with a relatively flat building site suitable for building. The site is being
developed with enhanced native vegetation buffers on the north, south and western property lines.
The eastern 2.5 acres of the site has been designated by the applicant for agricultural use
consistent with the farming activities now being conducted on adjoining properties to the east.
This property is surrounded by residential zoned property which has been variously developed
with farming, a school and large lot residential sites. Some properties remain undeveloped.
Several fight manufacturing zoned properties are located in the vicinity, accessing offDay Road
East. The development of this parcel for a church and agricultural land will be consistent with the
development in the neighborhood. This property will be a transition area between the existing and
potential light manufacturing uses to the north and west and the existing and potential single
residences and farming to the east and south.
14. BIMC 18.108.040.(A) states ,4 conditional use may be. approved or apProvedwith
modifications if.'... 2. The conditional use will be served by adequate public facilities including
roads, water, fire protection, sewage disposal facilities and storm water drainage facilities;
The church will be accessed offDay Road East, a Secondary Arterial. An access
easement agreement has been signed with The Island School, providing for the construction and
.
maintenance of a joint access road which will service the property. This access easement road
will be constructed in compliance with standards established by the City Engineer. Approval from
the City Engineer will be required prior to issuance of a Certificate of Occupancy for the church
buildings.
Water service has been arranged through the North Bainbridge Water Company. An
extension of that water availability agreement will be obtained by the applicant as a condition of
approval for the CUP.
Fire protection will be provided by the Bainbridge Island Fire Department No. 23 which
has a station on Phelps Road, less than one mile from the proposed site. The Fire District will
inspect the installation of the fire hydrant and verify adequate fire flow is available to the property.
Conditions of approval outline other requirements of the Fire Department regarding a standpipe
system, an automatic sprinkler system, and a monitored fire alarm system which will be installed
in the buildings.
Sewage disposal for the buildings will be provided by a commercial on-site sewage
disposal system. Approval of this system must be obtained from the Bremerton-Kitsap County
Health District as a requirement for issuance of a building permit. Storm drainage facilities will be
included in an engineered drainage plan. City Engineer approval of all stormwater quality'and
quantity controls will be required as a condition of approval for the CUP. The applicant will
comply with B]MC 15.20 and 15.21.
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C, racm Episcopal Church Page -9- City of Bainbridge Island
15. BIMC 18.108.040.(A) states A conditional use may be approved or approved with
modifications if.'... 3. The co~tional use will not be materially detrimental to uses or property
in the immediate vicinity of the subject property;
The 25-foot native vegetation buffers which will be planted and maintained on three sides
of the property will help mitigate the visual impact the church may have on surrounding Property
uses. A vegetation fence line will be maintained on the eastern side of the church building,
between the church uses and the agricultural uses established in the eastern portion of the
property. If, for some reason, the church decides not to use the eastern portion of their property
for agricultural uses, then a 25-foot native vegetation full screen buffer will be required along the
eastern property line, consistent" with the perimeter buffer areas required on the north, west and
south property lines of this parcel. Height restrictions on the eastern buffer will help maintain
solar access for adjoining properties.
The applicant has arranged for joint use of an access driveway to Day Road over property
owned 'by The Island School. A formal access easement agreement for construction and
maintenance of this access road has been entered into between The Island School and Grace
Episcopal Church. The proposed site plan allows only 4% lot area coverage for this 10-acre
parcel, thus helping reduce the non-residential use impact of this property on surrounding
residential parcels. Church activities will be concentrated on weekend days when other
commercial and school activities are not in operation. This will help reduce the impact of
additional traffic on Day Road East. Weekday peak flows on Day Road East should not be
sisnificantly impacted by the use of this parcel for Grace Episcopal Church.
16. BIMC 18.108.040.(A) states A conditional use may be approved or apProved with
modifications if.'... 4. The conditional use is in accord with the Comprehensive Plan;
This proposal to develop a large lot residemial property with a religious facility is
consistent with the policies of the Comprehensive Plan because the site is being developed in a
· manner which is sensitive to the farming uses be made on adjacent properties. In recognition of
those agricultural activities, the church has proposod to dedicate 2.5 acres of the eastern portion
of their property to agricultural uses. While the use of the property for agricultural uses is not
required as a condition of this CUP, modification of perimeter buffers have been allowed to
accommodate the coordination of agricultural activities on this parcel 'with farming activities on
adjacent parcels. Limitations have been placed on the height of vegetation fencing on the east
side of the church buildings to avoid any solar blockage from the west. The Comprehensive Plan
designation for this property is Open Space Residential OSR 0.4. The OSR district is designated
for areas appropriate for low density residential development and a variety of agricultural and
forestry uses, Churches are residential support facilities listed as conditional uses in the R-0.4
zone. The Church is proposing to dedicate a portion of its open space to agricultural uses,
consistent with the OSR district designation.
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Grace Episcopal Chumh Page - 10- City of Bainbridge Island
17. BIMC 18.108.040.(A) states,4 cortditional use may be approved or approved with
modifications if: .... 5. The conditional use complies with all other provisions of this code;
A review of this application and the conditions proposed by DPCD staff for approval of
the CUP, demonstrates compliance with the applicable BIMC provisions. A small wetland has
been identified at the southern boundary of the property, however, no construction is proposed
near or within the wetland or it's associated buffers. The building site is not located on any
geologically hazardous slopes. The requirements ofBIMC 16.20 will be met by this application.
An engineered drainage plan will be required of the project, and compliance with BIMC 15.20
and 15.21 are required as a condition of approval. This application does comply with the zoning
requiremems ofBIMC 18.36, which governs property zoned R-0.4. Landscaping provisions will
comply with BIMC 18.85.
18. BIMC '18.108.040.(A) states ,4 conditional use may be approved or approved with
modifications if.'... 6. The conditional use will not adversely affect the area or alter the area's
predominantly residential nature;
This 10-acre parcel is located in an area which has been zoned for large lot residential,
however, the existing uses of many of the surrounding properties are no longer residential.
Property immediatelY to the north of the church property is zoned as residential property,.
however, for many years it has been used as the home of The Island School. Properties located to
the east of the church parcel include more than 20-acres which are zoned large lot residemial,
however, they have been developed for many years as agricultural lands for a vineyard, tree farm,
and other vegetable farming. Light manufacturing parcels exist to the west of Island School, on
the south side of Day Road East and on the north side of Day Road East. There are single-family
residences on properties to the east, and one single family residence immediately north of the
subject parcel. Properties to the south are largely undeveloped, but are zoned large lot residential.
The development of this 1 O-acre parcel for a church and agricultural uses will be a transition
between the existing uses on the north and west, and the existing and potential residential uses on
the east and south.
19. BIMC 18.108.040.(A) states ,4 conditional use may be approved or approved with
modifications if.'... 7. ~III necessary measures have been taken to eliminate the impacts that the
proPOSed use may have on the surrounding area;
There will be mitigation measures attached as conditions of approval for this CUP. These
conditions will help eliminate the impacts the proposed use may have on the surrounding area.
Perimeter 25-foot native vegetation buffers will be maintained along the north, west and south
property lines. Construction activities will be limited to specific hours of the day and days of the
week, to lessen the i~oise and other construction activity impacts on neighboring property uses.
Stormwater runoff will be comrolled by facilities designed under a engineered drainage plan. This
will eliminate any increase in storm water mnoffto adjacent properties. Outside lighting will be.
hooded or shielded to prevent lighting spiHover beyond the property line. A vegetation fence line
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Grace Episcopal Chumh Page -11- City °fBainbridge Island
will be planted between the church buildings and dedicated agricultural areas on the parcel to
provide for public health and safety, and compatibility between the two types of uses on the
property. Traffic impacts will be minimized by the Weekend schedule for church activities. All
identified impacts on the surrounding area have been mitigated through conditions of approval.
20. B1MC 18.108.040(C) states: 1. F_Mucational, cultural, governmental, religious or
healthcare facilities in residential zones must be processed as regular conditional use permits
and must meet the following criteria in addition to those listed above:
(a) Applicants are required to submit a traffic report showing the effects on the Level of Service
on affected roads. Proposed mitigation for degradation of the LOS must be submitted as part of
the application;
The .applicant has provided information from Greg Heath and Associates, traffic
consultants, regarding possible traffic impacts from the development of this parcel for Grace
Episcopal Church. The LOS level for Day Road East at this location has been determined by the
City Engineer to be LOS-A. The City Engineer and the Traffic Consultant agree that no
degradation of the LOS on Day Road East will occur as a result of building this church. The City
Engineer determined that a traffic report was not required to supplement information submitted by
the applicant as a part of their SEPA Environmental Checklist.
(b) Ail sites must front on roads classified as Residential Suburban or above on the Bainbridge
Island Functional Road Classification Map;
The City Engineer has approved access for this project onto Day Road East via a joint
access easement road over property owned by The Island School. The Grace Church property
has no other access to a public right-of-way. The Grace Church property's northern property line
is located approximately 1,000-feet north of the Day Road fight-of-way. Day Road has been
classified as a Secondary Arterial. As a condition of approval on a previous CUP issued to The
Island School, the City required dedication of additional right-of-way along Day Road. [See
Conditional Use Permit issued by Stephanie }V~en, Director of Planning and Community
Development, datedAugust 31, 2001 under CUP02-23-00-1.] The Island School property
owners are co-applicants for this CUP application and their property, located at 8553 Day Road
East, is burdened by the joint access easement granted to Grace Episcopal Church. The Island
School property does from on the Secondary Arterial.
(c) Noise levels shall be in compliance with BIMC 16.16. 020 and 16.16. 040 (A);
These code provisions will be made a condition of approval for the CUP.
(d) The appropriate approvals of sewer and water supply must be submitted at the time of
at~lication.
The applicant submitted a water availability letter from North Bainbridge Water Company.
CUP11249 Heating Examiner
Grace Episcopal Church Page -12- City of Bainbridge Island
This water availability letter was approved by the State of Washington in January of 2002. The
documents supporting that water availability are included in the record [EXHIBIT 38]. In the
North Bainbridge Water Company letter dated December 29, 2001, Ms. Buetow states "all work
to serve the planned improvement will be completed before February 28, 2002. A condition of
approval will require the applicant to verify that water service has-been completed for the project
and will be available from North Bainbridge Water Company or its successors in interest at the
time construction begins on the project. A commercial building site approval for on-site sewage
disposal from the Bremerton-Kitsap County Health District is required as a part of the building
permit application.
(e) A fencing plan or alternative methods to protect the public health safety arm welfare must. be
submitted at the time of application;
Native vegetation buffers will be required on the north, west and south property lines as a
condition of approval for the CUP, in addition, a vegetation fence line will be required, separating
fam~g and church uses on the parcel, ffno farming is developed on the parcel, then a similar
dense native vegetation 25-foot buffer will'be required along the east property line. A time line
will be established for the planting of the buffer areas on all property lines. The parcel does not
abut a public right-of-way. No additional fencing will be required around the perimeter of the
site.
09 The appli~t shall provide perimeter buffers of vegetation, either retaining existing or
planting a new One in compliance with BIMC 18. 85. 070 (D)(4) (this only applies to residential
districts outside of [Yinslow);
Twenty-five foot, full screen, native vegetation buffers will be required on the north, we'st
and south property lines of this parcel. In addition, a vegetation fence line or buffer will be
required in the eastern portion of the property, separating farm uses froTM church activities.
(g) These conditional uses are limited in lot coverage to only 50% of the allowable lot coverage
in the zone in which they are located;
This parcel is located in the R-0.4 zone. Maximum lot area coverage in the R-0.4 zone is
10%. This proposal is for buildings and structure which will cover 4% of the available lot area on
the parcel. This meets the requirement of no more than 5% lot coverage for this parcel when
being used for a religious facility.
(h) Vehicular, pedestrian ami bicycle access arm site circulation must be submitted at the time of
application and approved by the City. The City Engineer may modify the requirements of B1MC
18. 81.02 0 (2?) and allow alternate driveway andparking area surfaces, provided that the allowed
surfaces meet city requirements for handling surface water and pollutants;
CLIP11249 Heating Examiner
Gmoe Episcopal Chumh Page - 13- City of Bainbridge Island
Vehicular pedestrian and bicycle access to the site will be over a joint access road which
proceeds south from Day Road East onto the subject parcel over property owned by The Island
School. A joint access easement agree~nt has been signed by Grace Episcopal Church and The
Island School and has been filed with the City. The City Engineer has reviewed the proposed
parking and access road and has made certain requirements for permanent surfacing of the access
road and parking area. Stormwater and drainage control facilities will be required.
21. The decision criteria for BIMC 18.108.040 can be met by this application if additional
conditions of approval are attached to the permit. The following conditions of approval are
necessary to mitigate impacts from the proposal and to ensure compliance with the
Comprehensive Plan and BIMC'
1. Except as modified by conditions of approval, the project shall be
constructed in substantial conformance with the site plans date-stamped
July 6, 2001 and January 1, 2002. An amendment to this conditional use
permit shall be req~ if the project exceeds the requested +__13,~
squal~ feet of building area and/or $2 parking spaces. No additional
buildings or structures are authorized by this CUP.
2. The request for an increase in building height is approved as part of this conditional
use permit. Therefore, the height of the church shall not exceed 35-feet as measured
from existing grade to the mid-point of the highest gable.
3. Prior to submittal of any building permit applications, the applicant shall contact
planning staff to schedule a pre-submi~ meeting to review the necessary components
for a complete building permit application. In addition, with the building permit
application submittal, the applicant shall attach a narrative detailing how each
condition of approval is addressed by the building plans.
. 4. As part ofthe building permit application submittal, the applicant shall submit detailed
landscape plans complying with Bainbridge Island Municipal Code (BIMC) Chapter
18.85. The landscape plans shall including a planting plan for the required full screen
perimeter landscaped buffers and the vegetation fence line on the boundary between
church and farming activities on the site, if applicable. To verify retention of 15
percent ofthe site's significant trees, the landscape plans shall contain a significant tree
retention plan.
CUP11249 Hearing Examiner
Grac~ Episex~l Church Page - 14- City of Bainbridge Island
5. Prior to issuance of the Certificate of Occupancy (f'mal inspection), the applicant shah
secure the landscape performance assurance required by B1MC 18'85.090(C) and the
maintenance assurance required by BIMC 18.85.090(D).
6. Prior to issuanee of the Certificate of Occupancy, 25-foot wide, full-screen, landscape
buffers shall be planted along the north, south, and west property lines of APN
102~02-2-004-200~, excluding mm~ traversed by access driveways.
7. The east property line shall be subject to the following buffer provisions'
a) No perimeter buffer will be required if the adjoining portion of the Church
property is utilized for agricultural activities compatible with existing farming
located on properties located to the east.
b) A 25-foot wide full screen buffer will be required along the east property line if the
adjoining portion of the church property is utilized for agriculture and not
compatible with existing farming located to the east, or is developed with non-
agricultural'uses, or is left vacant.
c) The height of any buffer adjoining the east property line shall be limited to 25-feet
in height.
d) If the eastern portion of the church property is utilized for agriculture which is
compatible with existing faming located on properties to the east, then a vegetation
fence line no higher than 25-feet in height shall be planted on the internal boundary
between the faming and chUrch uses on the property. The purpose of this
vegetation fence line is to screen church activities from farming activities and
protect church users from dangerous or incompatible agricultural activities which
may occur on the property.
e) A decision regarding the use of the eastern portion of the church property for
agricultural or other uses shah be made by the applicant within one year of the
issuance of this CUP. A perimeter buffer or alternative vegetative fence line shah
be planted on the property within one year of the date of approval of the CUP. A
vegetation planting and maintenance plan shall be submitted to the Director of
Planning and Community Development for approval prior to installation on the
site.
8. Prior to building permit issuance, the applicant shall record a notice with the Kitsap
County Auditor's Office that the property is within 300-feet ofestablished agricultural
land on which a variety of commercial activities may occur that are not compatible
with non-agricultural uses.
CUP11249 Hearing Examiner
Grace Episcopal Chumh Page - 15- City of Bainbridge Island
9. The access driveway from Day road and the driving aisle of the parking circle shah be
hard surfaced with permanent materials and shah be designed to dispose of surface
water, a~d pollutant~ from motor vehicl~ ~ requirt~l by BlOC Chapter~ 1~.20 and
15.21. Additionally, the driving aisle of the parking circle shah be signed as "one-way
only." The driveway and parking aisle improvemen~ sh~dl be complett~l to the
satisfaction of the City Engineer prior to issuance of the Certificate of Occupancy.
10. If constrt~ed, the 38 overflow parking spaces along the interior of the parking circle
shall be underlain with drivable landscape grids, such as grasscrete,' that allow
establisbJnent of lawn and support for vehicles. The improvement shall be in._~dled
to the satisfaction of the Director prior to issuance of the Certificate of Occupancy.
No parking shall be allowed in the interior of the parking circle unless overflow
parking spaces are constructed in compliance with this condition.
11. Prior to issuance of the Certificate of Occupancy, the aplwaiwlate number and design
of handicap parking spaces shall be installed to the satisfaction of the Building
Official.
12. The parking spaces shah be deflneated with curbing, railroad ties, large rocks or
other approved materials to def'me pedestrian walkways, to define ends of parking
aisles, and to indicate the pattern ofcirculation. These improvements shall be depicted
on submitted building plans to the satisfaction of the director. The improvement
shall be installed prior to issuance of the Certificate of Occupancy.
13. To provide barrier-free access, the pathway/waiting area at the front of the church
must be surfaced with nonskid hard surfaces approved by the City Engineer. The
appropriate accessway must be installed prior to Certificate of Occupancy.
14. Prior to issuance of the Certificate of Occupancy' the applicants shah instafl bike racks
supplying parking for at least 12 bicycles.
A Commercial Building Site Clearance for On-Site Sewage Disposal from the
Bremerton-Kitsap County Health Dist~ is required as part of the building permit
application.
16. To the satisfaction of the City Engineer, design for stormwater quality and quantity
controls shall be in compliam~ with the city's ordinances in effect at the time of
build~g _uermit submittal. (The current city code, Ordinance 2001-49, supports the
CUP11249 Hearing Examiner
Gra~ Epise, opal Church Page - 16- City of Bainbridge Island
use of the 1992 Deparlment of Ecology Stormwater Management-Manual for design
purposes until spring of 2003.) A comple~ enginee~ drainage plan is requil~ as
the projected total of impervious surfaces associated with the project exceeds 5,000
square feet. Stormwater detention and water quality facilities are requil~ for aH
projects exceeding or redeveloping a net increase of 800 square feet or greater of
imperious surface.
17. A recorded Declaration of Covenant and a plan for the Operation and Maintenance
of all constructed facJlRies shah be su~itted and approved by the City Engineer
prior to issuance of Certificate of Occupancy.
18. Outside construction activities shah be limited in accordance with the Provisions of
BIMC Section 16.16.025. (The current provisions limit outside construction activities
to 7:00 a.m. to 7:00 p.m. on weekdays, not including legal holidays, and 9:00 a.m. to
6:00 p.m. on Saturdays, not including legal holidays. Outside construction activities
shall be prohibited on Sundays and all legal holidays.)
19. To the satisfaction of the Bainbridge Island Fire Department, the applicant shall install
a fire hydrant in substantial conformance with the site plan date-stamped July 6, 2001.
The hydrant shall be installed and approved prior to introduction of combustible
material onto the site.
20. To the satisfaction of the Bainbridge Island Fire Department, fire access lanes shall be
12-feet wide along their entire lengths.
21. To the satisfaction of the Bainbridge Island Fire Department, an automatic sprinkler
system shall be installed throughout the entire b~ding. The system shall be designed
and in. ailed in accordance with the most current edition of NFPA Standard 13.
Plans shall be submitted through tl~ Building Division for Fire Department approval.
The underground supply shall be installed by a licensed sprinkler contractor or utility
contractor with a State-issued Level "U" certification.
22. To thc satisfaction of thc Bainbridge bland Fire Department, a standpipe system shah
be inst~ throughout the building as required by BEVIC for buildings larger than
10,000 square feet. The standpipe shall consist of 2%" hose outlets at each exit. The
standpipe may be installed in combination with the sprinkler System.
CUP11249 Hearing Examiner
Gra~ Episcopal Churoh Page - 17- City of Bainbridge Island
23. A monitored fire alarm system shall be installed throughout the building with the
following requirements:
a) The rwe alarm shall be a point-to-point addressable tylm system.
b) A remote annunciator shall be located at the main entrance unless the fire alarm
panel is placed at the main entrance.
c) Manual pull stations shall be located at each exit.
d) Smoke detectors must be located in all areas, except restrooms, mechanical rooms,
storage areas, and kitchens.
e) Audible and visual alarm devices shall be installed throughout the building in
accordance with Uniform Fire Code Section 1007.3.3.3 and Washington State
Amended Section 1007.3.3.4 (WAC 51-34).
f) The alarm system shall be connected to an U.L.-listed central station.
24. The applicant shall provide an updated letter of water service availability which
confirms that adequate water service will be available for this project. This updated
letter of water service availability shall be provided to the City prior to issuance of a
building permit.
25. The joint access easement agreement entered into between the The Island School and
the Diocese of Olympia, Inc., which is dated April 9, 2002, must be approved by the
City Engineer prior to building permit issuance.
26. To miti~te potential offsite glare, any outdoor lighting shall be hooded and shielded
to prevent lighting spillover beyond the Property line. AH outdoor lighting shall have
a maximum height of 20-feet as measured from the base of a free standing light fixtures.
27. Noise levels on the property shall be in compliance with BIMC 16.16.020 and 16.16.040
(A).
28. Any sign erected on the property to identify the church and its location shall conform
to BIMC 15.08.
CLIP11249 Hearing Examiner
Grace Episcopal Church Page -18- City of Bainbridge Island
DECISION
A Conditional Use Permit is granted to the Diocese of Olympia, .Inc., to construct a church and other
site improvements on its property near Day Road East, identified by Kitsap County Tax Account #
102502-2-044-2005. This Conditional Use Permit is granted subject to the Conditions of Approval
listed in Conclusion of Law 21 above.
Dated this 15~ day of May, 2002
Robin Thomas Baker
Hearing Examiner Pro Tern
APPEAL
TI.is Decision may be appealed to the City Council in accordance with the provisions of BIMC
2.16.140.
. CLIP11249 Hearing Examiner
Gr-~ Episcopal Church Page - 19- City of Bainbridge Island
CITY OF BAINBRIDGE ISLAND
OFFICE OF THE HE~G EXAMINER
APPLICATION FOR ) CUP11249
CONDITIONAL USE PERMIT ) NOTICE OF AMENDMENT
APPLICANT: GRACE EPISCOPAL ) OF DECISION
CHURCH (BRUCE ANDERSON) )
)
The Hearing Examiner hereby gives notice to all parties that her Decision entered on May
15, 2002 must be amended to correct a clerical error.
Finding of Fact 3 incorrectly defines R 0.4 zone as one unit per acre. The correct density
for the R 0.4 zone is one unit per 2.5 acres of land.
B IMC 2.16.100 (J) (1) allows the Hearing Examiner to amend a decision to correct
clerical errors clearly identifiable from the public record. The correction does not extend the time
limit for filing an appeal of the original decision.
The Findings of Fact, Conclusions of Law and Decision entered into in this matter on May
15, 2002 are hereby amended as follows:
The first sentence of Finding of Fact 3 is amended to read: The project site
has a zoning designation of R 0.4 (one unit per 2.5 acres), and a
Comprehensive Plan designation of Open Space Residential 0.4. (OSR 0.4).
This amendment is effective the 23nd day of May, 2002.
Dated this 23~ day of May, 2002
Robin Thomas Baker
~ng Examiner Pro Tem
CUP 11249 Hearing Examiner
Graoe Episcopal Church Page -1- City of Bainbridge Island
CITY OF B~N'BRIi)GE ISI.,ANI~
OFFICE OF THE Hi~ARING EXAMINER
APPLICATION FOR ) C~1124!
CO 4DITIONAL l' aMrr ) MOTIO
RECO SID RA IO
APPLICANT: GRACE EPISCOPAL ) OF CONE~ITIONNO.
CHURCH (BRUCE ANDERSON )
)
The applicant, hereby requests the Hearing Examiner to reconsider Condition No.
8 to the Findings of Fact, Conclusions of Law and Decision dated May 15, 2002, to the
extent that it would require recording a Notice with the Kitsap Auditor's office that the
property is within 300 feet of agricultural land. This condition is not required by City
ordinances nor dictated by sound real estate practice.
The applicant has been advised by the Hearing Examiner's Off, ce that the
requirement expressed in Condition No. 8 is supported by BIMC 16.26.040 which states
as follows'
A. All plats, development permits, and buih ling permits issued
for development activities on or within .~ 00 feet of lands
registered as agricultural lands and open space will contain a
notice that the subject property is within or near agricultural
lands of which a variety of commercial activities may occur
that are not compatible with residential ¢levelopment.
The applicant has no objection if any permits which are issued ~y the City contain such a
notice but because no plat is being recorded there is no require ~ent that title to applicant's
property be permanently burdened with a notice which is temp;)ral in nature and not even
required by City law.
The purpose for recording instruments is to ~ive notice to a pOtential bona fide
purchaser of a certain burdens or benefits regarding title to property. Thus if an easement
8CANNED
is granted across the property to a third party, notice is recorded to protect the holder of
the easement and to alert potential purchasers of the servient p~ael of the existence of a
burden on the property. However, matters appearing in public statutes change over time
and anyone who purchases real estate does so with full knowle, ige that the property may
be subject to various ordinances or restrictions in use. Because ordinances are may
change over time there is no reason to permanemly burden the property with a notice of a
city ordinance which may not even be in effect in five or ten y~rs. The Bainbridge Island
municipal code changes every year. Does this mean that the property owners are under a
continual burden to file notices in the public records whenever ordinances may affect their
property? Do not place restrictions on titles to real estate by a, tding unnecessary burdens
that simply restate ordinances currently in effect, and which may not exist next year.
Respectfully submitted,
FAX TRANSMISSION
CITY OF BAINBRII~E ISLANI~
Office of Hearing Examiner
dsawyer~bain~e.net
Diane Sawyer, Assistant
780-2933
T~: Bruce Anderson Date: Ma3 30, 2002
Bob Katai
Fax #: 842-4420 Pages: 3
....... 7~ o~ff~
From: Diane Sawy~ (206-780-2933)
Sabject: Grac~ Episcopal Church CUP 11249 - Motion for Rec onsideration of Condition 8
COMMENTS'
CITY OF BAINB~E IS~
OFFICE OF THE ~A_RING EXAMI qER
) CU1, 249
APPLICATION FOR CONDITIONAL ) ORDER ON I~IOTION FOR
us£ PERMIT ) P.E¢ONSID£ ZATION
APPLIC~: GRACE EPISCOPAL )
CHURCH (BRUCE ANDERSON) )
)
FINDINGS OF FACT
A Motion for Recx)nsideration of the Conditional Use Perm it, Condition of Approval 8,
was filed by Chuck Ekberg on behalf of Grace Episcopal Church o~ May 29, 2002. Condition 8
had been requested by the Department of Planning and Community Development and had not
been objected to by the applicant at the heating. The applicant has ~o objection to the notice
requirement of BIMC 16.26.040, however, Mr. Eckberg now objex:ts to the requirement that the
notice be recorded with the County Auditor. DPCD has notified th, Heating Examiner that they
will agree to deletion of the recording requirement if the applicant ~ubmits a notarized statement
to DPCD acknowledging the fight to farm principles in BIMC 16.~ 6.
CONCLUSIONS OF LAW
BIMC 16.26.040 requires that all development permits.and building permits issued for
development activities on or within 300 feet of lands registered as ~gricultural lands and open
space contain a notice that the subject property is within or near a/ricultural lands on which a
variety of commercial activities may occur that are not compatible ~th residential development.
All parties acknowledge that the applicant's ten acre parcel is located in a residential zone
and is located within 300 feet of established agricultural lands. Notice of those agricultural
activities is required in the Conditional Use Permit and on building permits issued for the
applicant's property. Recording of that notice with the COunty Au¢[itor is not required by BIMC
16.26.040.
ORDER
Now therefore, the Conditional Use Permit, Condition of [pproval 8, on page 15 of the
decision issued on May 15, 2002 is deleted and a new Condition 8 is substituted as follows:
CUP 11249 Heating Examiner
Graoe Episcopal Church Page-1- City of Bainbridge Island
SCANNED
Prior to building permit issuance, the applicant shall submit ~ notarized statement to the
Dir~ztor ofDPCD acknowlodging that thc applicant's ten a{',re parcel is within 300 feet of
established agricultural lands on which a variety of commer~fial activities may occur that
are not compatible with non-agricultur~ uses. This notice is required by BIMC 16.26.040.
A copy of the applicant's notarized statement shall be attached to the Conditional Use
Permit and a copy of the statement shall also be provided to the Building Department for
attachment to all building, pemts issued for the subject prol ~erty.
Dated this 5th day of Jure,
Robin Thomas Baker
Hearing Examiner Pro Tern
cuP11249 Hearing Examiner
Cnace Episcopal Chun~h Page -2- City of Bainbridge Island
FAX TILANSMISSION
CITY OF BAINBRIDGE ISLANI~
Office of He~ng Examiner
clsawyerO~inbridge, net
Diane Sawyer, Assistant
780-2933
To: Brace Anderson (842-4420) '~' Date: Jura,' 5, 2002
Chuck Ekberg (Lane PowellX223-
7107) ~ ~
Bob Katai 780-0955
Nan Gladstein 780-0955//
Fax #: Pages: 3
From: Diane Sawyer (206-780-2933)
Sabject: CUP 11249 - Grace Church
COMMENTS:
ME S SAGE C ONF IRMA I ON
DATE : JUN-5-2002 WED 11:41 AM
NA~ : D SAWYER
TEL. :206 780 2933
PHONE : 7800955
PAGES : 3
START TIME : 06-05 ll:40AM
ELAPSED TIME : 00' 51"
~ODE : ECM ~
~SUI,~ : OK
· ME S S/~GE CONF I RM~ I ON
DA~ : JUN-5-2002 WED 11:39 AM
NANE : D SAWYER
~L. : 206 780 2933
PHONE : 2237107
PAGES : 3
START TIME : 06-05 ll:37AM
ELAPSED TI ~E : 01' 07"
NODE : ECM
RESULTS : OK
' ' ME S S~GE CONF I RM~ I ON
DA~ : JUN-5-2002 WED 11:37 AM
NA#E : D SAWYER
TEL. : 206 780 2933
PHONE : 8424420 ~ o ~me-~, c~ ~.~
PAGES : 3
START TIME : 06-05 11: 36AM
i/LAPSED TIME : 00' 53"
NODE : ECl/
RESISTS : OK