STEPHEN DEINES;~i.~ ` ; ,'Y CLERK
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CITY OF BAINBRIDGE ISLAND
OFFICE OF THE HEARING EXAMINER
APPLICATION FOR A PRELIMINARY ) SUB1I867
PLAT APPROVAL OF KOURA FARMS ) F1M~INGS OF FACT
SUBDIVISION ) CONCLUSIONS OF LAW
APPLICANT: STEPHEN DEINES ) AND RECOMMENDATION
FINDINGS OF FACT
1. Stephen Deines has filed an application for preliminary plat approval to subdivide a 6.89
acre parcel into 12 residential lots. This property is owned by Noboru and Mary Koura. The
parcel is located on the west .side of Fieldstone Lane, approximately 300-feet north of Koura
Road. The parcel.. is identified by Tax Assessor No. 092502-4-074-2009. A legal description for
the parcel is attached to this Decision as Attachment -A-. This subdivision will be developed by
Stephen Deines.
2. This site was formerly developed as a strawberry farm. Strawberry farming was
discontinued about 30-years ago.. The site is undeveloped, except for a residence located on the
west side of the parcel. The property is a gently rolling grassland with scattered evergreen trees.
A substantial stand of mature. trees 'is growing in the southwest corner of the parcel [EXHIBIT 38,
Attachment A). The-Kitsap County Soils .Survey indicates that this site is underlain with
Kapowsin gravelly loam soils, however,. cemented hardpan is found at a depth of 20 to 33 inches.
The depth of the cemented hardpan and the wetness of the subsoil'on this site require special
consideration in the design of septic systems.
3. This parcel has been given a zoning designation of R-2, or 2-units per acre, and a
Comprehensive Plan designation of OSR-2. All surrounding properties are zoned R-2 and
designated OSR-2 in the Comprehensive Plan. The property is surrounded on the east and west
by residential development having. an :average lot size of 2/3-acre. It is bordered on the north and
south by R-2 zoned property with residences located on oversize lots. Some adjoining parcels are
also remnant agricultural parcels that were cleared but not developed. This parcel is appropriate
for infill development. The public use and interest: will be served by the platting of this
development in accordance with BINIC 17.04.
4. The. site plan submitted by the applicant divides the parcel into 12 building lots, including
the lot set aside for the residence on the property. The plat has been designed with 2.28 acres of
dedicated open space. The mature stand of trees in the southwest corner of the parcel will be
retained in a 3/4-acre open space tract that will be held in common ownership and maintained by a
homeowners' association. [EXHIBIT 26 and Condition 33J
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5. BIMC 18.30 regulates properties in the R-2 zone. This proposed subdivision complies
with the maximum density allowed in BIMC 18.30.040 [EXHIBIT 26J. Building coverage and
height limitations will be reviewed at the building permit issuance and prior to final occupancy
[Condition 29J. The development of this property for single-family residential use is a permitted
use in the zone (BIMC 18.30.020(I)). Lot area, yard setbacks and minimum lot dimensions
regulations of BIMC. 18.30 do not apply to this subdivision which is developed under the flexible
lot design (BIMC 18.30.085).
6. No environmentally sensitive areas have been identified on this site. [EXHIBIT 38, Page
13J
7. This subdivision will be accessed off Koura Road via Fieldstone Lane. Fieldstone Lane, as
currently developed, is too narrow to comply with the city's road design standards. The applicant
has access easement rights along the eastern 20-feet of a lot owned by J & S Fidelman [EXHIBIT
46J. This 20-foot easement will provide adequate right-of--way for the required expansion of
Fieldstone Lane, from Koura Road to the northeast corner of the .applicant's property [EXHIBIT
41 and 45J. The applicant has agreed to develop Fieldstone Lane to comply with Residential-
Suburban Road Standards. The road will be developed as an 18-foot wide roadway, with
adjoining drainage ditches and 3-foot wide shoulders. Fieldstone Lane will be centered on the
common property line between properties on,the east and west. The new roadway will utilize
both public right-of--way and private access easements [See EXHIBIT 40 and 41J.
A private access road will be developed within the subdivision for access to Fieldstone
Lane. This private access road has been named Koura Farm Drive. Koura Farm Drive will be
developed to the City's Optional Residential-Suburban Street Standards. The street will terminate
with a 45-foot radius cul-de-sac or a one-way 12-foot wide loop. This internal access road will
provide access to all lots in the subdivision, except Lot 6 which will have direct access onto
Fieldstone Lane [EXHIBIT 44J. All private access easements and private roadways will be
maintained under the terms of a private road maintenance agreement which guarantees that the
roads will be maintained in a safe and passable condition at all times. The Department of Public
Works has recommended that the applicant improve Fieldstone Lane along the entire eastern
property line frontage [EXHIBIT 38, Attachment DJ. Koura Farm Drive intersects with
Fieldstone Lane approximately 150-feet south of the southeast corner of the adjoining Chadwick
property. The Chadwick property adjoins the Koura Farm property on its northeast corner.
Fieldstone Lane has not been developed as a through street. If fully developed, Fieldstone Lane
would connect Bayhill Road on the north with Koura Road on the south. The City has no current
plans for road improvements to Fieldstone Lane north of the subject property.
Several neighbors expressed concern about a connection between Fieldstone Lane and
Bayhill Road to the north. The Department of Public Works has requested that the applicant
improve Fieldstone Lane along the entire property frontage. Neighbors have asked that the public
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road go no further north-than the property that is to be platted. A connection to Bayhill Road
'`~, was not supported by the neighbors [EXHIBIT 38, Attachment EJ. Traffic from the subdivision
i ~~. ` will impact. Fieldstone Lane south of Koura Farm Drive. Fieldstone Lane is not a through street,
therefore, it can be expected that subdivision traffic, except from. Lot 6, will turn south from
Koura Farm Drive.
An unimproved roadway has been established along. the. east-west water line easement
across the Koura property. This roadway will be abandoned [Testimony of Mr. DeinesJ. There
will be no vehicle access to the subdivision from the west. The.>existing residence driveway along
the western property line will'be developed as a 10-foot wide pedestrian trail which extends from
the north to the south property line [EXHIBIT 26, Pages S, 6 and 7, and Condition lOJ
8. This site was formerly a strawberry farm but has not been in agricultural production for
the last 30-years. The terra cotta. tiles used for a drainage system in the strawberry fields are still
in place throughout the property: When this old drainage system is disrupted, it creates unique
drainage problems because of the shallow soils on the property. A stormwater drainage system
designed by Browne Engineering will'mprove drainage conditions on the property [EXHIBIT
27J. No on-site stormwater infiltration. systems will be installed on the subdivision lots
[Testimony of Tom. HerriottJ. All lots will be connected to the stormwater pond detention
system. The developer will improve- the ditching system along Fieldstone Lane north of the
property. The stormwater will be routed to follow its historical course in the ditches along the
west .side of Fieldstone Lane and. then through an existing concrete culvert north of the Stresky
property. The water would then be channeled across the northwest corner of the Ostenson
property and disbursed into. wetlands located to the east on the Clements property [EXHIBITS 48
and 49J. This preliminary drainage plan has been approved by the Public Works Department and
will be reviewed as the project is built out [EXHIBIT 38, Attachment DJ.
9. The Bremerton-Kitsap County Health District (Health District) reviewed this subdivision
application and made specific recommendations for on-site sewage disposal. The original
recommendation [EXHIBIT 16J for lot .sizes less than 22,000 square feet with on-site stormwater
infiltration systems required a Building Site Approval (BSA) for the septic systems prior to final
plat approval. On May 16, 2003, the Health District revised their recommendations after a new
stormwater management system was proposed by the .applicant. The new Health District
recommendations for the Koura Farms plat eliminate the requirement for pre-final plat approval of
BSA's on lots of less than 22,000 square feet, provided the plat has a stormwater retention pond
system which serves all lots in the plat, and no lot is designed with on-.site stormwater infiltration.
All lots also must have a minimum lot size of 18,000 square feet. The new stormwater
management-system. proposed,for this plat meets those requirements [EXHIBIT 47A, 27, and
testimony of Tom. HerriottJ.
10. The City Engineer reviewed this project and determined that a traffic impact analysis will
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not be required [EXHIBIT 42J. A Certificate of Concurrency has been issued by the City
Engineer [EXHIBIT 43J. The City Engineer has determined that this residential project will add
approximately 115. average daily trips to the city's street system. This traffic will access Koura
Road via Fieldstone Lane. Koura Road, according to the City Engineer, is currently operating at
a Level of Service A, (LOS-A). The City's Comprehensive Plan Transportation Element allows a
minimum of LOS-C for Koura Road at this location. The addition of the 115 daily trips generated
by this subdivision will not push the LOS below the current allowed minimum [EXHIBIT 42J.
11. Several neighbors testified at the public hearing regarding concerns with .stormwater
drainage in the area. Bitsy Ostenson testified that the ditches along Fieldstone Lane are
inadequate to handle winter stormwater flows [EXHIBIT 48J. The applicant has addressed those
drainage concerns by letter dated May 22, 2003 [EXHIBIT 49J. The Koura Farm plat drainage
plan will improve the drainage ditch along Fieldstone to eliminate or minimize any water flow
across Fieldstone Lane to the east onto the Ostenson property.
12. A SEPA Mitigated Determination of Nonsignificance (MDNS) was issued by the City on
March 8, 2003. No comments or appeals were filed.
13. This plat will be provided potable water by the Meadowmeer Water Service Association
[EXHIBIT 7J. Each lot will provide for sewage disposal through an individual septic tank system.
stormwater drainage will be controlled by on-site detention, with eventual release into ditches
along Fieldstone Lane, channeling the stormwater northwards in its historic path. Police
protection will be provided by the Bainbridge Island .Police Department. Kitsap County Fire
District No. 23 will provide fire protection. Two additional fire hydrants will be installed to
ensure adequate fire flow for fire protection to homes built in the subdivision [EXHIBIT 23J.
Children residing in this subdivision may attend the Bainbridge Island public school system.
School impact fees will be paid for each of these created lots. One half of the school impact fees
will be paid prior to final plat approval, and one half of the fees will be paid subsequent to plat
recordation and prior to building permit issuance.
14. An Open Space Management Plan has been filed by the applicant [EXHIBIT IIJ. In
addition to this plan, a homeowners' association will be established for the purpose of maintaining
private roadways and common open space in the subdivision. The homeowners' association
CC&R's will identify the method and frequency of maintenance activities for the open space and
private roadways, and will include assessment and enforcement provisions to ensure compliance
with the terms of the maintenance agreement [Condition 33J.
15. The City of Bainbridge Island has adopted aNon-Motorized Transportation Plan. The
overall goal of that plan is "to provide the citizens of Bainbridge Island with anon-motorized
transportation system. The Plan identifies a planned and coordinated network of sidewalks, trails,
footpaths, bikeways and multi-purpose trails, that connect neighborhoods with parks, schools, the
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shoreline, the ferry terminal and commercial areas in a way that maximizes mobility, provides a
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~~. sense of safety and comfort for pedestrians, bicyclists and equestrians, while respecting property
owners rights, the natural environmental and the character of existing neighborhoods" [Plan,
page 2-1J. In furtherance of that goal, the Koura Farms plat includes a 15-foot public easement
along the western length of the property. This 15-foot easement will accommodate a 10-foot
wide pedestrian trail [Condition IOJ. The applicant will also construct a pedestrian trail along the
property's Fieldstone Lane frontage [Condition IOJ. In addition to these trails, the applicant will
construct an east-west pedestrian-trail to provide subdivision residents access to neighborhood
trails. The trail may be located along Koura Farms Drive in`the open space. The location of the
east-west trail must be approved by the Department of Planning and Community Development
prior to final plat approval [Condition 3IJ. The homeowners' association will be responsible for
maintenance of all paths and trails-in the subdivision [Condition lOJ.
16. The applicant will be required to submit a landscape plan for all open space areas including
the area around the proposed stormwater detention pond. This landscape plan will emphasize
native plant species. Existing vegetation will be incorporated :into the plan. The plan will be
submitted to the Department of Planning and Community Development for review and approval
prior to final plat approval [Condition 14J.
17. Street names, subdivision aignage and mailbox locations must be approved by the
Department of Public Works and the Building Department prior to final plat approval. One of the
lots in this subdivision will be developed with an affordable housing unit in compliance with the
provisions ofBIMC 18.90. City Planner, Bob Katai, has agreed with the applicant that the
second sentence of the City's proposed Condition 19 may be deleted. The deleted sentence reads
as follows: "The affordable unit shall be completed and sold prior to occupancy of the seventh
market rate unit." This sentence is deleted to allow more flexibility for the subdivision developer
in the event the affordable housing provisions ofBIMC are changed prior to plat buildout.
I8. On May 9, 2003, a Public Hearing was held before the Hearing Examiner to consider the
application. The Hearing Examiner visited the site on May 8, .2003. Notice of the public hearing
was published in the Bainbridge Review on April 16, 2003; 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 March 10, 2003; notice
was posted at the subject property on April 22, 2003 [EXHIBIT 37.J
19. The application for this subdivision was filed with the City on August 1, 2002. A notice
of complete application was issued on August 2, 2002. The City of Bainbridge Island subdivision
moratorium went into .effect on August 5, 2002. A full review of this subdivision was not
precluded by the moratorium.
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CONCLUSIONS OF LAW
1. This application for preliminary plat approval is properly before the Hearing Examiner
pursuant to jurisdiction established in BIMC 17.04 and BIMC 2.16. This application was not
subject to the moratorium adopted by Ordinance 200.2-28. Adequate legal notice was given prior
to the public hearing which was held on May 9, 2003. At the request of the applicant, the record
remained open until May 23, 2003 for the receipt of additional exhibits.
2. BIMC 17.04.094 sets forth the decision criteria for approval of a subdivision application.
3. BIMC 17.04.094.A.1.a: The Subdii~ision may be approved or approved with modificatio~~
if.• 1. The preliminary subdivision makes appropriate provisions for the public health, safety and
general and public use and interest, including the following: a. Highways, roads, streets and
other transit facilities;
The site plan for this subdivision depicts an internal access road which provides access to
all lots except Lot 6. This internal access road will be called Koura Farm Drive. The access road
will connect to Koura Road (a collector street) via Fieldstone Lane NE. Lot 6 will access directly
onto Fieldstone Lane NE. The applicant will make improvements to Fieldstone Lane NE so that
it complies with the City's Residential-Suburban Road Standards. An 18-foot roadway, adjoining
ditches and 3-foot wide shoulders, will be included in the design of the improved roadway. This
improved Fieldstone Lane NE will be developed over a combination of private easements and
public right-ofway and will provide access to Koura Road. Public transit stops for Kitsap Transit
are located along Koura Road and will be available for use by residents of this subdivision.
Private roadways in the subdivision will be maintained. by a homeowners' association under a road
maintenance agreement [EXHIBIT 38, Attachment DJ [Conditions 23 and 24J.
4. BIMC 17.04.094.A. l .b: The Subdivision may he approved or approved with
modification if.• 1. The preliminary subdivision makes appropriate provisions for the public
health, safety and general and public use and interest, irrch~ding the following: b. Streets,
including street names, traffic regulatory signs and mailbox locations;
Appropriate street names, signage and mailbox locations will be designated by the
applicant and approved by the Department of Public Works and the Building Department prior to
final plat approval. Speed bumps now located on Fieldstone Lane NE will be removed
[Condition 20J. Appropriate speed limit signage will be installed after approval by the Public
Works Department.
5. BIMC 17.04.094.A. l.c: The Subdivision may be approved or approved with
modification if.• 1. The preliminary subdivision makes appropriate provisions for the public
health, safety and general and public use and interest, including the following: c. Transit stops;
Residents of this subdivision will have access to the transit stops now located along Koura
Road. Kitsap Transit provides public transportation on a regular schedule at those transit stops.
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6. BIMC 17.04.094.A.1.d: The Subdivision may he approved or approved with
modification if. 1. T lie preliminary subdivision makes appropriate provisions for the public
health, safety and general and public use and interest, including the following: d. Pedestrian
facilities;
The applicant will deed a 15-foot trail easement along the west property line of the subject
property [EXHIBIT 26, .Sheet 2J. A 10-foot wide public pedestrian path will be built within that
easement. A north-south pedestrian trail will also be constructed along the Fieldstone Lane
frontage. An east-west pedestrian trail will provide subdivision residents access to the
neighborhood trails. This east-west trail may be located along Koura Farms Drive [Condition
31J. The construction and location of the trails must be approved by-the Department of Public
Works prior to final plat approval. All trails in the subdivision will be maintained by a
homeowners' association [Condition ]OJ.
7. BIMC 17.04.094.A.1.e: The Subdivision may be approved or approved with
modification if.• 1. The preliminary subdivision makes appropriate provisions for the public
health, safety and general and public use and interest, including the following: e. Other public
ways leading to and providing access to and within the subdii~ision;
Access to this subdivision will be by pedestrian trail and' by public roads. No other public
ways lead to, or provide access to, the subdivision.
8. BIMC 17.04.094.A. l..f & g: The Subdivision may be approved or approved with
modification if.• 1. The preliminary subdivision makes appropriate provisions for the public
health, safety and general and public use and interest, including the following: f. Schools; g.
School grounds;
School impact fees will be-:assessed on each lot in this subdivision. One half of the school
impact fees will be assessed on each. lot prior to final plat. approval. The remaining one half of the
school impact fee will be paid. at the time of building permit issuance for structures on each lot
[Condition 1 SJ.
9. BIMC 17.04.094.A.1.h: 'The Subdivision may be approved or approved with
modification if.• 1. The preliminary subdivision makes appropriate provisions for the public
health, safety and general and public use and interest, including the following: h. Open spaces;
This subdivision proposal provides for 2.28 acres of open space on a 6.89 acre parcel.
This open space is set aside in three main `areas. Open Space Tract No. l is a 3/4 acre grove of
mature trees which.-are being retained in the southwest corner of the site. Open Space Tract No.2
is a .33 acre stormwaterdetention pond area which will be landscaped. The third area of open
space is an extensive open space dedication on the north and south sides of Koura Farm Drive.
This open space totals 1,2 acres. In addition to these open space areas, a trail system will be
established on the east and west property lines and traversing the plat east to west [EXHIBIT 26J.
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10. BIMC 17.04.094.A. l .i: The Subdivision may be approved or approved with modification
if.' 1. The preliminary subdivision makes appropriate provisions, for the public health, safety and
general and public use and interest, including the following: i. Parks;
There are two public parks located within a mile of this subdivision. Meig's Park is
located to the east, and a portion of the Grand Forest is located due south of the subdivision.
Residents of the subdivision will have direct trail and street access to these public parks.
11. BIMC 17.04.094.A. l.j: The Subdivision may be approved or approved with modification
if.• 1. The preliminary subdivision makes appropriate provisions for the public health, safety and
general and public use and interest, including the following: j. Recreation facilities;
This subdivision is being developed in an area intensely developed with private residences
surrounding anine-hole golf course. Meadowmeer Golf Course is a private golf course that is
open to the public for paid recreational use. The Bainbridge Island Racquet Club, a private
membership club, whose facilities are open to additional members, is nearby. The Golf Course
and the Racquet Club are located within one .mile of this subdivision.
12. BIMC 17.04.094.A. l.k: The Subdivision may be approved or approved with
modification if.• 1. The preliminary subdivision makes appropriate provisions for the public
health, safety and general and public use and interest, including the following: k. Playgrounds;
The lots in this subdivision will range in size from 18,000 sq.ft. to 27,000 sq.ft. Individual
lot owners should have adequate space available for backyard play equipment. In addition, the
subdivision will have open greenbelt areas and a commonly maintained open space tract in the
southwest corner of the parcel which could be developed for additional recreation if allowed
through the homeowners' association CC&R's [EXHIBIT 26J.
13. BIMC 17.04.094.A.1.1 & m: The Subdivision may be approved or approved with
modification if.• 1. The preliminary subdi>ision makes appropriate provisions for the public
health, safety and general and public use and interest, including the following: 1. Fire and
emergency vehicle access; m. Fire flow;
The Department of Public Works has required widening of Fieldstone Lane NE [EXHIBIT
38, Attachment DJ. A looped terminus to Koura Farms Road will facilitate emergency vehicle
access to this subdivision. The Fire Department has verified that sufficient fire flow exists in the
Meadowmeer Water Service area. The Fire Department has required the applicant to install two
additional hydrants to ensure adequate fire protection for homes in the subdivision [EXHIBIT 23J.
14. BIMC 17.04.094.A. l .n: The Subdivision may be approved or approved with
modification if.• 1. The preliminary subdivision makes appropriate provisions for the public
health, safety and general and public use and interest, including the following: n. Drainage and
storm water facilities;
The applicant has retained Browne Engineering to design a stormwater drainage system
for the subdivision. This system will include a stormwater detention pond on the northeast corner
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of the site.. All lots in this subdivision will connect to this stormwater management system. The
applicant will improve the ditching system along Fieldstone Lane NE to address drainage
''" problems downstream to the north. The stormwater facilities will include bioswales for water
quality protection [EXHIBIT 27 and EXHIBIT 49J.
15. BIMC 17.04.094.A.1.o & p: The Subdivision-may he approved or approved with
modification if.• 1. The preliminary subdivision makes appropriate provisions for the public
health, safety and general and public use and interest, including the following: o. Water
supplies, including potable water; p. Sanitary waste.
The applicant has obtained. a Water Availability Letter from the Meadowmeer Water
Service Association [EXHIBIT 7J. The Fire Department has verified that sufficient fire flow
exists in this area to provide adequate fire protection [EXHIBIT 23J. Sewage disposal for each
lot will be provided through an individual septic system. The Health District has reviewed this
application and has given preliminary approval to the site plan. design. Since the lots are greater
than 18,000 sq.ft. in size and no on-site stormwater infiltration is proposed, the Health District
has not required building site approval prior to final plat approval. The septic system designed for
each lot must be approved by the Health District prior to building permit issuance. [EXHIBIT
47A, Attachment BJ.
16. BIMC 17.04.094.A.2: The Subdivision may be approved or approved with modification
if.• 2. The preliminary residential subdivision has been prepared consistent with the
requirements of the flexible lot line process and applicable flexible lot standards;
Soil conditions on the parcel and the use of septic systems-for sewage disposal, prohibit
clustering of home sites under the flex lot process. This preliminary plat is consistent with the
flexible lot process in that the home sites are configured to provide substantial open space in the
plat. Minimum lot size in the plat is 18,014 square feet. Both common tracts of open space and
greenbelts have been set aside on the site plan. This pattern of development is consistent with the
development of surrounding properties [EXHIBIT 26J.
17. BIMC 17.04.094.A.3: The Subdivision may be approved or approved with modification
if.• 3. Any portion of the subdivision which contains a critical area, as defined in Chapter 16.20
BIMC, conforms to all requirements of that ordinance;
This 6.89 acre parcel has a gently rolling topography which was cleared and previously
developed for strawberry fields. There are no critical areas identified on the property. [EXHIBIT
38, Page 13J.
18. BIMC 17.04.094,A:4: The Subdivision may be approved or approved with modification
if.• 4. The subdivision reasonably maintains and protects productive agricultural uses in the
vicinity of the property, including complying with BIMC 16.20.180;
There are no longer any agricultural uses on properties in the vicinity of this site. The
surrounding properties have been developed for residential use on half acre lots. The site is
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bordered on the north and south by R-2 zoned property with scattered residences located on
oversized lots. It is unlikely that any agricultural use will be resumed on the remaining
undeveloped property.
19. BIMC 17.04.094.A.5: The Subdivision may he approved or approved with modification
if.• S. 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 r•e ytriremerlts for drainage control,
codified in Chapter 15.20 BIMC.
An erosion, water and drainage plan has been prepared for the applicant by Browne
Engineering, Inc. [EXHIBIT 6 and 27J The Public Works Department has approved the
preliminary drainage and erosion control plan [See Attachment D to Staff Report -EXHIBIT 37J.
SEPA Condition 1. requires the applicant to submit a temporary erosion and sediment control
plan for review and approval by the City Engineer. These plans must make provision for earth
disturbance activities during both the wet and dry season, if such activities are likely to cause
measurable degradation of surface water quality. The stormwater management system will
include. biofiltration swales to protect water quality. The water outflow from the stormwater
detention pond will be metered to maintain or improve pre-development historic flows [Condition
sJ.
20. BIMC 17.04.094.A.6: The Subdivision may be approved or approved with modification
if.• 1. The preliminary subdivision desigfz is compatible with the physical characteristics of the
proposed subdivision site;
This subdivision is proposed fora 6.89 acre site which has a rolling grassland topography
[EXHIBIT 26, Page 4J. The site was previously developed for agricultural use and most trees
were cleared from the property. The trees remaining on the property will be protected in open
space tracts. There are no streams or ponds on the property and no steep slopes. [EXHIBIT II
and EXHIBIT 38, Attachment BJ.
21. BIMC 17.04.094.A.7: The Subdivision may be approved or approved with modification
if.• 7. 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,-
This application has been reviewed by the City's Planning Department and by the Public
Works Department. The Bainbridge Fire Department and Bremerton-Kitsap County Health
District have reviewed the preliminary application for compliance with their regulations. This
plat, if developed as conditioned, will comply with all State and Federal laws and regulations
applicable to the development of this subdivision. [BIMC 17.04, 15.20, 16.20, 15.21, 18.30,
18.90 and 16.04J.
22. BIMC 17.04.094.A.8: The Subdivision may be approved or approved with modification
if.• 1. The proposal is in accord with the city's comprehensive plan;
The Staff Report lists a review of applicable Comprehensive Plan goals and policies which
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~Y apply to this and use project. Since this is a flexible lot subdivision, the policies of OS 1.10 apply
~': to this project. This subdivision has been designed to meet the provisions of this Comprehensive
Plan policy.. The: applicant is °proposing a variety of open space tracts to protect some of the
scenic grassland vista now available on the site. A mature stand of trees in the southwest corner
of the property is also being protected in open space. Both public and private pedestrian. trails
will be developed by the applicant to provide pedestrian access through the subdivision. The site
design has. been limited by the need!to provide sewage disposal through septic systems rather than
a sewer system. Intense clustering of the homes is not possible due to the minimum areas
required for individual septic drainfields. The applicant has agreed to improve Fieldstone Lane
and construct a private interior access road for safe passage for residents of the subdivision to
Koura Road, a public right-of--way, Stormwater drainage on the property will be improved by a
stormwater detention system designed by the applicant's consultant. These Stormwater facilities
will be in place prior to -final plat approval. Each lot in the subdivision will have its own septic
system which. must be approved by the Health District [Condition 16J. With these improvements,
adequate public facilities and amenities will be provided for the :subdivision. The site design does
not create an open space large. enough to support limited agriculture. This property is surrounded
by other properties which have been converted to residential use and is an appropriate site for
residential in-fill.
The Comprehensive Plan's Non-Motorized Transportation Plan identifies two trail
segments on this property. Along the western border the plan d''esignates a 10-foot wide, two-
way path. Along Fieldstone Lane's frontage, the plan designates a trail. The applicant will be
required to develop pedestrian pathways in both those areas, and in addition will construct an
east-west pedestrian. path to give subdivision residents access to the neighborhood trails. The
homeowners association will be responsible for maintenance of all paths and trails in the
subdivision [Conditions 10 and 31J.
23. BIMC 17.04.094.A.9: The Subdivision may be approved or approved with modification
if. 9. 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;
This preliminary plat has been designed to retain a majority of the significant trees on the
property. Most of the significant trees have. been protected in common open space [EXHIBIT
IIJ. The stormwater detention pond area will be revegetated with native plantings. An open
space area along Koura Farms Drive will be maintained as an open meadow. [EXHIBIT 26,
EXHIBIT 38, Attachments A&BJ.
24. BIMC 17.04.094.A.10: The Subdivision may be approved or approved with modification
if.• 10. The preliminary subdivision meets road acrd storm water management requirements.
This preliminary plat has been reviewed by the.Department of Public Works and they have
given preliminary approval to the stormwater management plan proposed by the applicant. This
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Koura Farms Subdivision Page -11- City of Bainbridge Island
stormwater management system will be in place prior to final plat approval [EXHIBIT 38,
Attachment DJ. Further review and approval by the Department of Public Works will occur as
the project is developed. The City Engineer has issued a Certificate of Concurrency for this
project [EXHIBIT 43J. The City Engineer has determined that the LOS level on Koura Road will
not exceed the LOS-C minimum required by the Comprehensive Plan [EXHIBIT 42J. The
applicant will make off-site ditching improvements along Fieldstone Lane NE, to improve
stormwater drainage off-site [Condition 26J. Fieldstone Lane will be improved from Koura Road
to the northeast corner of the site where it adjoins Fieldstone Lane, to ensure that residents of this
subdivision have safe and adequate passage to the public right-of--way on Koura Road. Koura
Farms Drive, the private internal access road, will be maintained under a road maintenance
agreement by the homeowners' association [Condition 23J.
25. BIMC 17.04.094.B: A proposed subdivision shall not be approved unless written findings
are made that the public use and interest will be served by the platting of such subdivision.
A finding has been made that the public use and interest will be served by the platting of
this subdivision [Finding 3J. The site is appropriate for in-fill of residential development,
consistent with the use of most properties in the vicinity. The site is zoned R-2 which allows two
homes per acre (BIMC 18.30). Twelve lots are proposed for this 6.89 acre subdivision.
Adequate public and private facilities will be constructed prior to final plat approval to develop
this. property for single-family residential use.
26. BIMC 17.04.094.C: In making a determination of approval, approval with modifications
or disapproval using the subsections A and B of this section, the following additional factors
without limitation will also be considered: 1. All public and private facilities and improvements
on and off the site necessary to provide for the proposed subdivision will be available when
needed;
This preliminary plat has been appropriately conditioned to ensure that all public and
private facilities and improvements on and offthe site necessary to provide for the proposed
subdivision will be available when needed. Road improvements to Fieldstone Lane NE will be
completed prior to final plat approval [Condition 20J. Meadowmeer Water Service Association
will provide potable water to the subdivision which will provide adequate fire'flow at two new
hydrants installed in the subdivision [EXHIBITS 7 and 23J. Recreational trails will be built for
pedestrian access through the subdivision [Cozzditiozz 10 and 31J. Transit stops and service are
already available along Koura Road and will provide public transit opportunities for residents of
this subdivision. Electric and telephone service are readily available in the vicinity and can be
extended to service this property. stormwater control facilities will be built prior to final plat
approval. These stormwater facilities, along with improvements to existing ditching, should
improve surface water drainage in the area [Condition SJ. Each of these lots will be provided
sewage disposal, with an on-site septic system that has been approved by the Health District prior
to building permit issuance [Condition 16J.
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,,' modifications or disapproval using the subsections A and B of this section, the following
additional factors without limitation will also be considered.• .... 2. Proposed new utilities,
facilities and services, and the proposed additional use of existing utilities, facilities and sernices
will not degrade the existing level of operation and the use of such utilities, facilities and
services below accepted standards;
The applicant has received a Water Availability Letter:from the Meadowmeer Water
Service Association which indicates that there is adequate water available through that system to
service the subdivision [EXHIBIT 7J. Sewage disposal systems will be designed for each lot and
approved by the Health District prior to building permit issuance [Condition 16J. On-site
stormwater facilities, through an on-site detention pond and metered release system, will improve
stormwater drainage in the area. [EXHIBIT 27J. Required improvements to Fieldstone Lane will
bring that roadway up to City of Bainbridge Island Road Design Standards for Residential-
Suburban Roads [Condition 20J. The addition of 115 average daily trips from this subdivision
will not change the LOS level on Koura Road which is the nearest collector street [EXHIBIT 42J.
Telephone and electric service are readily available. The additional use of these utilities, facilities
and services will not degrade the existing level of operation or use of those utilities, facilities and
services below accepted standards.
28. BIMC 17.04.094.0.3: In making a determination of approval, approval with
modifications or disapproval using the subsections A and B of this section, the following
additional factors without limitation will also be considered;...3. The scenic value of existing
vistas which provide substantial valzre to the state and public at large, such as views from public
rights-of--way, parks and open space,-
-This 6.89 acre site is any undeveloped grassland which has provided a peacefial vista for
travelers along Fieldstone Lane NE. The applicant has designed a greenbelt along the proposed
cul-de-sacroad to help alleviate this loss of view. The lots within this subdivision are a minimum
of 18,000 sq.ft. The homes themselves will be low profile, one to: two stories, each organized
around a south facing court. The plan -will recall island farmland landscapes by using hedgerows
to define the edges of the home sites [EXHIBIT 26 and EXHIBIT 38, Attachment BJ. While the
existing vista will no longer be-available to neighbors, the site design is sensitive to the agricultural
history of the property and is consistent with development on surrounding property.
29. BIMC 17.04.094.0.4: In making. a;determination of approval, approval with
modifications or disapproval using the subsections A and B of this section, the following
additional factors without limitation will also ~be considered:... 4. Forest woodlots, individual
trees, and other existing vegetation and permeated surfaces'which provide watershed protection,
groundwater recharge, climate moderation, and air purification for the public health and
welfare;
This property has not been identified as a ground water recharge area. Most significant
trees on the property will be retained after development. in open space tracts. The stormwater
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Koura Farms Subdivision Page -13- City of Bainbridge Island
detention pond area will be revegetated with native vegetation after development. The applicant
has indicated that every effort will be made to retain all existing trees on the property Condition
6 & 10 and Condition 34J.
30. BIMC 17.04.094.0.5: In making a determination of approval, approval with
modifications or disapproval using the subsections A arld B of this section, the follo-ving
additional factors without limitation will also be considered:...5. 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.
No areas on this property have been identified as areas used for nesting or foraging by
endangered, threatened or protected species. This area has long been developed as farmland and
has minimal habitat carrying capacity due to the intense suburban development on surrounding
properties. No wildlife corridor has been identified across this property.
31. This preliminary plat application must be conditioned to ensure compliance with the
provisions of BIMC and the Comprehensive Plan. Those conditions will mitigate probable
significant impacts from the development of this property, and ensure compliance with Federal,
State and City regulations. The recommended conditions are as follows:
SEPA Conditions:
1. Based on the timing of clearing and grading, the City Engineer may require additional
erosion control measures beyond those indicated in the preliminary plans date-stamped
September 26, 2002. Prior to any clearing and grading, the applicant shall submit a
Temporary Erosion and Sediment Control Plan (TESCP) for review and approval by
the City Engineer. If the applicant plans to perform earth-disturbing activities during
the rainy season, the TESCP shall specifically address wet weather construction,
including the requirement that an applicant-supplied Certified Erosion Control
Professional oversee such activities. However, if after review of the TESCP, the City
Engineer determines that earth-disturbing activities performed during the rainy season
is likely to cause measurable degradation of surface water quality and cannot be
appropriately mitigated, such activities will be limited to the period between May 1"
and September 30"'
2. To mitigate air quality impacts during clearing activities, any cleared vegetation must
be removed from the site and/or processed by chipper or some other method of disposal
that does not require burning.
3. To mitigate air quality impacts during grading and construction activities, contractors
shall conform to Puget Sound Clean Air Agency Regulations which insure that
reasonable precautions are taken to avoid dust emissions.
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Koura Farms Subdivision Page -14- City of Bainbridge Island
,~?: 4. To the satisfacfion ~of the City Engineer, the final plat shall establish easements related
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easementacross the adjoining parcel identified by Assessor-Tax Number 0925.02-4-072-
2001.. ,
5, All. stormwater facilities and their access roadways shall meet the standards of the
applicable Department of Ecology (DOE) stormwater Management Manual and shall
comply with BIMC Chapters. 15.20 and 1'5.21. In constructing. the facilities, the
applicant shall utilize Best 1Vlanagement Practices as endorsed by the Department of
Ecology and as directed in its stormwater ManagementlVIanual for the Puget Sound
Basin (Technical Manual), stormwater plans shall be :reviewed and approved by the
City Engineer prior to.plat utilities permit issuance.: As-built drawings for-the facilities
shall be submitted prior to~fnal plat approval and .the facilities shall be offered for
dedication to the city.
To reduce the amount of removed vegetation and #o meet-the city's significant tree
retention requirements, the mature stand of trees.located in Open Space Tract l .shall
be retained to the satisfaction of the Department of Planning and Community
Development.
7, To mitigate noise impacts to adjacent development, outside construction activities shall
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 T:00 p.m. on weekdays,
not: including legal, holidays, and 9:00 a.m. to 6:OO ;p,m. on Saturdays, not. including
legal holidays. Outside construction activities shall be prohibited on Sundays and all
legal holidays.)
8. To mitigate- potential off-site glare, streetlights, if any, shall be hooded and shielded so
that the light or glare does,not extend beyondthe subdivision's boundary in accordance
with the standards listed in BIMC Chapter 15.34.
9. The applicant is required to stop work and immediately notify the Department of
Planning and Community Development -and the Washington State Office of
Archaeology and Historic-Preservat~on;if any- historical or archaeological artifacts are
uncovered during excavation or construction. This'provision shall appear as a note on
the construction drawings submitted as~part of th'e building permit :application.
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10. To mitigate traffic impacts, the~applcant shall establish easements and trails in
accordance with the city's adopted Non=Motorized. Transportation Plan.. Specifically,
a 10-foot wide path shall be developed adjoining. the west property line.. and a
pedestrian trail shall be developed along the property's Fieldstone Lane frontage. The
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Koura Farms Subdivision Page -I5= City of Bainbridge Island
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path and -trail .shall be constructed consistent. with the standards contained in the
adopted plan. The applicant can develop additional internal. trails to provide future
residents access to the required neighborhood network. The homeowners association
shall be responsible for the maintenance of all paths/trails in the subdivision. This
provision shall be reflected in the open space management plan and on the plat.
Non-SEPA Conditions
11. Except as modified by conditions, the final plat shall be in .substantial conformance
with the preliminary plat date-stamped September 26, 2002.
12. The applicant shall secure a plat utilities permit from the Public Works Department
priorto any on-site clearing or grading.
13. Prior to submittal of the plat utilities permit application, the applicant shall contact
planning stafftoschedule apre-submittal meeting to review the necessary components
fora complete application. Tn ad'dition, with the application, the applicant shall attach
a narrative detailing how each condition. of approval was addressed by the plat utilities
plan.
14. The applicant shall submit landscape plan for the open space areas, including the area
around the detention pond. The plan shall' emphasize native plant species. The plan shall
be submitted to and approved by the Department of Planning and Community
Development priorto final plat approval. Existing vegetation should be incorporated into
the landscape plan where appropriate.
15. School impact fees shall be paid in accordance with the following provisions: For each
of the created lots, priorto final plat approval, the applicant shall pay one half of the
school impact fee in effect at the time of final plat approval. Subsequent to plat
recordation and prior to building permit .issuance, an applicant constructing a
residence on any of the created lots shall pay one half of the school impact fee in effect
at the time of building permit issuance.
16. Prior`to building permit issuance the applicant shall obtain building site approval from
the Bremerton-1{itsap County Health District for each lot in the subdivision.
17. Street names, signage, and mailbox locations shall be approved by the Public Works
Department and the Building Division priorto final plat approval.
19. At least one of the lots shall be developed with an affordable housing unit in compliance
with the provisions of BIMC 18.90.
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20. The applicant shall~'m;prove the Fieldstone Road right-of--way, between Koura Road
and the point where. the norfh property line intersects Fieldstone Lane, to Residential
Suburban. Standards - an 18-foot wide roadway, adjoining drainage ditch(es), and
three-foot wide shoulders. Existing traffic calming features (speed bumps) shall not
remain. in the improved .roadway. The roadway may be partially located within a
private easement. The street improvement shall be completed to the satisfaction of the
City Engineer prior to final .plat approval.
21. The internal cul-de-sac,Koura Farms Road, shallbe improved with a roadway meeting
the city's optional residential .suburban street standards, The street shall terminate
with a 45-foot radius cul-de-sac-or a one-way, 12-foot wide loop. This improvement
shall be completed prior to final plat approval to the satisfaction of the Bainbridge
Island Fire Department: and the City Engineer.
22. The applicant shall construct the unnamed private drives serving more than a single
lot to minimally adequate road standards as defined. by Design and Constructions
Standards and Specifications.. These access drives shall consist of an all weather surface
that is at least twelve feet in width, does not exceeding 12 percent gradient, and has a
height clearance of more than 13 feet, 6 inches. These drives shall be approved by the
Fire Department prior to-final short plat approval.
23. For any private roadways within the subdivision, a road maintenance agreement,
guaranteeing a safe, passable condition at all times,.shall be executed and recorded by
the applicant, prior to final plat approval. This agreement. shall include provisions for
fee assessment of homeowners of the subdivision to finance required road maintenance.
The agreement shall be reviewed and approved by the City Engineer prior to
recordation.
24. For any portion of Fieldstone Lane that is constructed within a private access easement,
as opposed to right-of--way, a road maintenance agreement, guaranteeing a safe,
passable condition at all times, shall be executed and recorded by the applicant prior
to final plat approval. The; agreement shall be reviewed and approved by the City
Engineer prior to recordation.
25. Lot b may obtain .direct access from Fieldstone Lane. so as not to bisect the open space
along proposed Koura Farms Road. All' other lots shall obtain access from the
proposed cul-de-sac or shared access drives branching out of the cul-de-sac.
26. To the satisfaction of the Public Works Department, prior to final plat approval, the
applicant shall clean-out and deepen the ditch along the west side of Fieldstone Lane,
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Koura Farms Subdivision Page -17- City of Bainbridge Island
along the project site's frontage and northward to the culvert crossing Fieldstone Lane.
27. To the satisfaction of the Bainbridge Island Fire Department, prior to introduction of
combustible materials onto the site, the applicant shall install two fire hydrants, as
shown. on the site plan date-stamped September 26, 2002. The hydrants shall be
equipped with four-inch STORZ adapter couplings.
28. Prior to final plat approval, the applicant must submit, to the Bainbridge Island Fire
Department, a plan showing revisions to the Meadowmeer water system in the area,
depicting the locations of the fire hydrants required as part of this subdivision.
29. The following setback and lot coverage information shall be noted on the final plat:
Building to Building: Minimum 10 feet separation
Building to Exterior Property Line: Minimum 15 feet
Building to Roadways: Minimum 15 feet
Building to Trail or Open Space: Minimum 10 feet
Maximum Lot Coverage for each lot: 5,005 square feet.
30. 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 Title 17 shall
be met prior to final plat approval.
31. Besides the two trails required by Condition 10, the applicant shall install an east-west
pedestrian trail to provide subdivision residents access to the neighborhood trails. This
trail can be located along the proposed cul-de-sac, Koura Farms Drive. This trail must
be constructed prior to final plat approval and to the satisfaction of the Planning and
Community Development Department.
32. The applicable provisions of Conditions 6, 15, 19, 25, and 29 shall appear as notes on the
final plat.
33. A homeowners association, including all owners of the property within the subdivision,
shall be created to maintain the common open space. The CC&R's shall identify the
method and frequency of maintenance activities. The CC&R's shall include provisions for
enforcement of the CC&R's and a method for fee assessment to finance required open
space, stormwater management facility and road maintenance in the subdivision. The
CC&R's shall include a provision prohibiting structures, including fencing, within Open
Space Tract No. 1, and within the greenbelt to the immediate north of Koura Farms Drive.
Vegetative screens are to be planting along the northern portion of the greenbelt to provide
privacy to the adjoining homes. The homeowners association documents shall be prepared
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by the applicant and submitted. to the Director of Planning and Community Development
for review and. approval. The subdivision's open space areas under either common and/or
private ownership must be clearly designated on the face of the final plat.
34. SEPA Conditions No's 6 and 10, when read together, shall be construed as follows:
No significant trees shall be removed from Open Space Tract No.l, except that subject to
the recommendation by a certified arborist,significant trees identified as adverselyaffecting
the health of the stand may be removed. Additionally,. to improve the safety of the
somewhat isolated grove, non-significant trees and understory plants can be removed and
replaced with native grasses and ground cover. Where possible the 10-foot wide trail along
the west property line shall circumvent the berry shrubs. in :the vicinity of the properly line.
Any meandering trail shall not adversely impact the. usefulness of the required path, or the
health of any of the significant trees in Open `Space Tract No.l.
The Hearing Examiner recommends to the City Council that this preliminary plat fora 12-lot subdivision
be approved subject to the conditions .listed in Conclusion of Law 31 above.
Dated this 23rd day of July, 2003
RECOMMENDATION
Robin Thomas Baker
Hearing Examiner Pro Tem
SlJ1311867
Koura Farms Subdivision
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Hearing Examiner
City of Bainbridge Island
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EXHIBIT "A"
ORDER NO.: 32063699
RESULTANT PARCEL C OF BOUNDARY LINE ADJUSTMENT RECORDED UNDER AUDITOR'S FILE
NO. 3179230, DESCRIBED AS FOLLOWS:
THAT PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 9,
TOWNSHIP 25 NORTH, RANGE 2 EAST, W.M., KITSAP COUNTY, WASHINGTON. DESCRIBED AS
FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF SAID SECTION; THENCE ALONG THE SOUTH UNE
OF SAID SECTION NORTH 88°59'50° WEST 658.39 FEET; THENCE LEAVING SAID SOUTH UNE
NORTH 0°57'59' EAST 329.78 FEET ALONG THE EAST UNE OF THE WEST HALF OF SAID
SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER TO THE SOUTHEAST CORNER OF THE
NORTH HALF OF THE SOUTHWEST QUARTER OF SAID SOUTHEAST QUARTER OF THE
SOUTHEAST QUARTER AND THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH
0°57'59" EAST 329.78 FEET; THENCE LEAVING SAID. EAST LINE NORTH~89°01'35' WEST 150.00
FEET. THENCE NORTH 0°57'59" EAST 164.87 FEET; THENCE NORTH 89°02'02' WEST 507.49
FEET TO THE WEST LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER;
THENCE SOUTH 1°01'44" WEST 494.42 FEET TO THE SOUTHWEST CORNER OF THE NORTH
HALF OF THE SOUTHWEST QUARTER OF SAID SOUTHEAST QUARTER OF THE SOUTHEAST
QUARTER; THENCE LEAVING THE SAID WEST LINE SOUTH 89°00'45" EAST 658.03 FEET TO THE
TRUE POINT OF BEGINNING;
TOGETHER WITH AND SUBJECT TO AN ACCESS AND UTILITIES EASEMENT RECORDED UNDER
AUDITOR'S FILE NOS. 8409120060 AND 8409120061;
AND TOGETHER WITH AND SUBJECT TO A 20 FOOT ACCESS AND UTILITIES EASEMENT THE
CENTERLINE OF WHICH IS THE EAST-WEST CENTERLINE OF THE SOUTH HALF OF THE
NORTHWEST QUARTER OF THE SAID SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER.
..END OF EXHIBIT "A" .. .
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ATTACHMENT
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