ISLAND ALLIANCE CHURCH
CITY CLERK
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DECISION OF THE HEARING EXAMINER
CITY OF BAiNBRIDGE ISLAND
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In the Matter of the Application of
ffiLANDALLMNCECHURCH
CUP 13348
for a Conditional Use Permit
Introduction
The Applicant seeks a Conditional Use Permit to allow construction of a church in a
residential zone. The Director, Department of Planning and Community Development,
reviewed the application and has recommended approval with conditions. The Hearing
Examiner held a public hearing on August 18,2005. Parties represented at the hearing were:
the Director, Planning and Community Development (Department or PCD), by Kathy James,
Senior Planner, and the Applicant, 1 sland Alliance Church, by project architect Dana Webber.
After due consideration of all the evidence in the record, the following constitutes the
findings, conclusions, and decision of the Hearing Examiner on this application.
Findings
Site and Vicinity
I. The 2A-acre site, addressed as 9624 Sportsman Club Road, is located on the west
side of Sportsman Club Road, east of State Route 305 [Figures 1 and 2, Exhibit 2]. The
Assessor's tax parcel number is 152502-4-032-2002; Exhibit 6 includes legal description and
survey information.
2, Existing development consists of the Island Alliance Church (7,500-sq. ft,) and a
gravel parking lot that accommodates 77 vehicles. On weekdays, 50 spaces in the parking
lot are used as a Kitsap Transit park-and-ride facility, permitted under CUP 03-14-96-1 issued
in 1996; see Exhibit 8). [Checklist, Exhibit 7; Exhibit 10; Testimony of Webber]
3. The site is generally flat, with a gentle slope to the nOlih. Much of the central portion
of the site is open space with a group of large trees just to the north of the church building.
There are also large trees in the northern portion of the site and along Sportsman Club Road.
East of the eastern property boundary is the SR 305 right-of-way which includes steep slopes
down about 30 fit. to the grade of the highway. As they are at a much higher elevation,
structures on the site cannot be seen by those traveling along SR 305. The large trees along
Page 1 of 13
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10. Parking lot access would continue to be from Sportsman Club Road, with two 2-way
driveways (one near the southwest corner of the property, slightly north of the existing
driveway; the other driveway would be north the existing church location). City water and
sewer would continue to serve the property. The new building would be fully sprinklered and
new hydrants would be installed as required by the Fire Department. Stormwater would be
detained on-site as required and conveyed to a nearby stormwater system drainage. The
engineer-designed drainage plan includes a biofiltration swale and detention pond in the
nOlihern portion of the site. From the pond, stormwater would be directed to the roadside
ditch along the state right-of-way. [Exhibits 3C and 3D; Exhibit 7; Exhibit 13; Exhibit 22;
Testimony of Webber]
11. The proposal includes a full landscaping plan. Many existing trees would be retained
[see Finding 12] and new trees and other plantings would be added. Trees and shrubs would
be added to form perimeter landscape buffers. T he applicant has been granted several
variances, including averaging the buffer width along the south property line. The conditions
of variance approval require that full screening be provided on the north, south, and east sides
of the property. The variance decision was not appealed and the issues it addressed are
addressed in this CUP decision. [Exhibit 3, Sheets L-2, L-3; Exhibit 31; Testimony of
Webber; Testimony of James]
12. Approximately 61% (14,610 sq. ft.) of the existing "tree canopy" on the site would
be retained (30% is the minimum required to be retained). Most of the existing trees in the
nOlihern portion of the site would be retained (including some very large trees with diameters
over 30 inches). A number of mature trees east and north of the existing church would have
to be removed to allow for the proposed construction. Some trees along the western side of
the site would also be removed, including several large firs (with diameters in the 20 -34 in.
range). The Tree Stand Retention Plan [L-l, Exhibit 3] includes as "to be retained" about a
dozen mature trees that are east of the property line within the SR 305 right-of-way. These
trees would not be disturbed by the proposed construction. [Exhibit 3, Sheets L-l, L-2, L-3;
Testimony of Webber; Testimony of James]
13. Given the change in elevation to the grade of SR 305, plus the width of the right-of-
way and the existing trees there, it extremely unlikely that any part of proposed building
would be visible from the highway [see also Finding 3]. [Exhibit 3, Sheets L-l, L-2, L-3;
Testimony of Webber; Testimony of James]
Director's Review and Recommendation
14. This application was submitted on April 15, 2005 [Exhibit 13]. The application was
deemed complete [Exhibit 18] and Notice of Application [Exhibit 20] published on April 25,
2005. The proposal requires variances as well as the subject Conditional Use Permit. The
Applicant chose to have the variance request and the CUP processed separately. The
Conditional Use Permit is required to allow a religious facility in an R-2 zone and to allow
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20. The Director correctly determined that the project is consistent with the
Comprehensive Plan and the applicable sections of the Bainbridge Island Municipal Code,
including the criteria for Conditional Use Permit approval [see Staff Report, Exhibit 30, pages
11-12]. The Director's Recommended Conditions [Exhibit 30, page 2-5] are appropriate and
responsive to applicable Code requirements and mitigation of impacts. At the hearing, the
19. The Staff Report includes an analysis of the proposal's consistency with the Code
requirements for approval of the Conditional Use Permit. That analysis and related
conclusions [Staff Report, Exhibit 30, pages 6 through l3], including the discussion of and
references to the Recommended Conditions [pages 2 through 5], are hereby adopted by
reference into these Findings.
18. The Director received two comments from the public. One person focused on the
vegetativc buffer along the high\.vay and urged that full perimeter buffers (screening
vegetation) be required and that exterior lighting not detract from the buffer or become a
safety issue for drivers on the highway [Exhibit 25]. The other comment voiced opposition
to allowing the church to be larger than what is allowed (i.e., without variiances or CUP),
asserting that "we don't need larger facilities" [Exhibit 23].
17. The Public Works Department also provided a Certificate of Concurrency, attesting
that existing transportation facilities would not be unduly burdened by development of the
proposal [Exhibit 28]. The Certificate of Concurrency is premised upon a church with 470
seats and anticipates 329 Peak Hour Trips on Sundays. Sportmans Club Road and New
Brooklyn Road and Sportmans Club Road and SR 305 were the transportation facilities
considered.
16. The Director referred the application to various City departments for review and
comment [Exhibit 12]. The Public Works Department reviewed the application and advised
that the location is served by City \-vater and sewer and that the stormwater drainage system
must be designed by a civil engineer [Exhibit 9; Exhibit 27]. The Fire Department specified
several requirements including that: new hydrants would be required and could be approved
at the locations shown on the plans and that an automatic sprinkler system and alarm system
must be installed [Exhibit 17]. The Director recommends that the agency requirements be
made conditions of approval [see Exhibit 30: Condition 7 (Fire Department), Condition 8
(Public Works - 8a through 8e, general conditions; 8fand 8g, sewer scrvice; 8h through 8m,
water service; 8n and 80, stormwater drainage control].
l5. On June 22,2005, the Director issued a SEP A Determination of Non significance and
a Notice of Administrative Decision approving the variances with conditions [Exhibit 31].
Neither decision was appealed.
building height to exceed the 30-ft. height limit of the R-2 zone. [Staff Report, Exhibit 30;
Testimony of James].
Director agreed with the Applicant that the provision of a full vegetative screen along the
southern property line would make the requirement for a wood fence redundant and that
Recommended Condition 4c could be eliminated. The Applicant also requested that
Recommended Condition 1 be modified so that, once the building is enclosed, interior
construction could be go on beyond the construction hours specified in the Code. The
Director agreed that this modification would be reasonable. The Director asked that
Recommended Condition 1 be modified to specify "BIMC 16.16.025A through D".
[Testimony of Webber; Testimony ofJames] The conditions of approval can be modified as
requested without compromising the objectives of screening between uses or the mitigation
of construction noise impacts.
Public Hearing
21. Notice of the public hearing on the Conditional Use Permit was properly given and
complete as of July 2S, 2005 [Exhibit 29]. The hearing was held on August IS, 2005.
22. At the hearing there was a presentation by the applicant describing and explaining the
proposal. The Director presented the staff report and Recommended Conditions of approval.
[Testimony of Webber; Testimony of James]
23. One member of the public spoke at the hearing and advocated for fun screening along
the highway as necessary to retain the Island's rural appearance and to reduce noise impacts
[Testimony of Schmid]. This individual submitted a written comment [Exhibit 25] to the
Director regarding the same subject [see Finding 18]. The proposal includes the required
screening along the east property line (also see Findings 3 and 13).
Bainbridge Island Municipal Code
24. Pursuant to BIMC 18.30.030.E, religious facilities may be permitted as a conditional
use in the R-2 zone. Also in this zone, a building height over 30 ft. may be permitted as a
conditional use.
25. The conditional use procedures ofBIMC 18.1 OS.040.A provide that a conditional use
may be approved or approved with modifications if:
1. 771e conditional use is harmonious and appropriate in design,
character and appearance with the existing or intended character and quality
of development in the immediate vicinity of the subject property andwith the
physical characteristics of the su~ject property;
2. The conditional use will he served hy adequate puhlic facilities
including road~', water, fire protection, sewage di~posalfacilities and storm
drainage facilities,'
3. The conditional use will not he materially detrimental to uses or
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Page 6 of 13
1. The Hearing Examiner has jurisdiction to hear and decide this matter.
Conclusions
27. BIMC 2.16.025.B.l assigns decisions on regular Conditional Use Permit applications
to the Hearing Examiner. Following the decision procedures of BIMC 2.16.100E, the
Hearing Examiner holds a public hearing and then makes a decision. B[MC 2.16.100.0
provides that the Hearing Examiner may "approve, approve with modUications, deny or
remand an application J' and in making a decision shall consider the applicable decision
criteria of this code, all applicable law, and any necessaty documents and approvals. "
h. ... access and sde circulation must be submitted at the time of
application and approved by the city...
d. The appropriate approvals of sewer and water supply must be
submitted at the time of application.
e. A fencing plan or alternative method,' to protect the public health.
safel.v and welfare must be submitted at the time of application.
f nIe applicant shall provide perimeter bl~ffers afvegetation either
retaining existing or planting a new one in compliance with BfMC
18.85. 070.D.4 (this ()n~Y' applies to residential districts outsid::: WinshJH).
g. ...limited in lot coverage to only 50 percent of the allowable lot
coverage in the zone...
c. Noise levels shall he in compliance lj,'dh BfA-Ie J 6. J 6.020 and
16. 16.040.A.
a. ... submit a traffic report, showing the effects OJ} level (~fservice
on q[fected roads. Proposed mitigationsfor degradation of the LOS must be
submitted as part of the application.
b. All sites must front on roads classified as residential suburban or
Cl bove . . . .
26. A religious facility in a residential zone must be processed as a regular conditional use
and also meet the criteria ofBIMC IS.1 08.040.C.1 which include the following requirements:
property in the immediate vicinity (~f the sul~ject property;
4. The conditional use is in accord with the comprehensive plan;
5. The conditional use complies with all other provisions (l this code,'
6. The conditional use will not adverse~y affect the area or alter the
area's predominantly re,\/L!ential nature; and
7. All necessary measures have been taken to eliminate the impacts that
the proposed use may have on the surrounding area.
2. Appropriate notices of the application and the public hearing were given and the
hearing was properly convened and all comments, testimony, and other evidence considered.
3. The Conditional Use Permit approval criteria ofBIMC IS.l08.040.A [see Finding 25]
are met as follows [see also Staff Repuli. pages 11-13]:
1. Is harmonious and lillPropri~te in design, character and appearance. The
size and design of the new structure would be compatible with development
in the vicinity. By retaining many mature trees, adding landscaping to the
perimeter and parking lot, and keeping the northern third of the site as a
wooded, open space, the proposal would be harmonious with the existing
character and appearance of the neighborhood.
2. Will be served by adequate public facilities. Adequate water and sewer
service is available. The structure would be fully sprinklered and additional
fire hydrants(s) would be provided as required by the Fire Department. The
storm water drainage system is designed by a licensed engineer and must be
approved by the Public Works DepaJiment so as to meet City standards.
3. Will not be materially detrimental. There are no foreseen impacts resulting
from the construction and operation of the proposal that would be materially
detrimental to uses or property in the immediate vicinity.
4. Is in accord with the Comprehensive Plan. Preserving mature trees (61 %
of the existing canopy) and providing landscaped perimeter buffers is in
accord with Comprehensive Plan goals of preserving Island character and the
forested view from highways. The proposal is also consistent with the
existing pattern of development (Goal 4, Land Use Element) and, consistent
with Goal 4 of the Cultural Element, the church would be available for
community/cultural events. [See also Staff Report, Exhibit 30, page 6.]
5. Complies with all other provisions of this Code. The proposal, as
conditioned, complies with all applicable provisions of this Code.
6. Will not adversely affect the area's residential nature. The church has been
in this location for nearly 20 years so the proposal is not a change of use and
it would not alter the area's character (which is not developed
"predominantly" as residential in the immediate vicinity).
7. All necessary measures have been taken to eliminate impacts. The
Recommended Conditions [see Conditions at the end of this decision] would
provide all the necessary measures to avoid and/or mitigate the impacts on the
surrounding area.
4. The proposal also meets the additional conditional use criteria of BIMC
18.108.040.C.l for health care facilities in residential zones [see Finding 26]:
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Page 8 of l3
ISI Meredith A. Getches
Hearing Examiner pro tem
City of Bainbridge Island
Entered this 15th day of August 2005.
The application ofIsland Alliance Church for a Conditional Use Permit is APPROVED WITH
CONDITlONS 1 through 9 that follow on pages 10-13.
Decision
5. The requested Conditional Use Permit should be approved with Recommended
Conditions 1 through 9 as those conditions have been modified with the requests and
information received at hearing.
a. The Applicant submitted a traffic report [Exhibit 2] that showed
only minor effects (mild delay at peak hour) on level of service at any of the
:lfTected intersections.
b. The subject property is adjacent to and has access from Sportmans
Club Road which is classified as a Secondary Arteriall Staff RepOlt, Exhibit
30, page12]
c. It is unlikely any operational activities would create noise leve~
that do not comply with the City's noise regulations and those regulations
would also limit construction hours [see Condition 1].
d. The proposal would be served by City water and sewer and has
been reviewed by the Public Works Department.
e. Fencin,g is not needed to protect public health, safety and welfare.
(The perimeter landscape buffer would provide adequate screening between
it and the utiiity to the south; see Finding 20.)
f. The applicant proposes perimeter buffers of existing and new
vegetation. (See also Variallce decision, Exhibit 3 l.)
g. Lot coverage of 13% (rather than the 10% that would otherwise
be required by this provision) has been allowed by the variance decision [see
Findings 14 and 15].
h. Access and circulation is evident in the site plan [Exhibit 3A] and
discussed in the traffic report [Exhibit 2].
CITY CLERK
ISLAND ALLIANCE CHURCH
CUP 13348
Please replace the signature page of the previously circulated Hearing Examiner's decision,
with the attached. Thf~ date has been corrected.
Diane Sawyer
Assistant to the Hearing Examiner
City of Bainbridge Island
Club Road which is classified as a Secondary Arterial [Statf Report, Exhibit
30, page12]
c. It is unlikely any operational activities would create noise levels
that do not comply with the City's noise regulations and those regulations
would also limit construction hours [see Condition 1].
d. The proposal would be served by City water and sewer and has
been reviewed by the Public Works Department.
e. Fencing is not needed to protect public health, safety and welfare.
(The perimeter landscape buffer would provide adequate screening between
it and the utiLity to the south; see Finding 20.)
f The applicant proposes perimeter buffers of existing and new
vegetation. (See also Variance decision, Exhibit 31.)
g. Lot coverage of 13% (rather than the 10% that would otherwise
be required by this provision) has been allowed by the variance decision [see
Findings 14 and 15].
h. Access and circulation is evident in the site plan [Exhibit 3A] and
discussed in the traffic report [Exhibit 2].
5. The requested Conditional Use Permit should be approved with Recommended
Conditions 1 through 9 as those conditions have been modified with the requests and
information received at hearing.
Decision
The application of Island Alliance Church for a Conditional Use Permit is APPROVED WITH
CONDITIONS 1 through 9 that follow on pages 1 0-13.
Entered this ISth day of September 200S.
IS/ Meredith A. Getches
Hearing Examiner pro tem
City of Bainbridge Island
Concerning Further Review
NOTE: It is the responsibility of a person secking revic\',: of a Hcaring Examiner decision
to consult applicable Code sections and other appropriate sources, including State law, to
detcrmine his/her rights and responsibilitics relative to appeal.
8
Concerning Further Review
NOTE: It is the responsibility of a person seeking re\iew of a Hearing Examiner decision
to consult applicable Code sections and other appropriate sources, including State law, to
determine his/her rights and responsibilities relative to appeal.
Request for judicial review of this decision by a person wi.th st<mding can be made by filing a land use
petition in superior court within 21 days in accordance with the Land Use Petition Act, Revised Code
of Washington, Chapter 36. 70e.
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Page 10 of 13
6. A certificate of compliance is to be submitted with the building permit in accordance
5. The use of the building for community events shall not interfere \-',lith the use as a
church or for a park-and-ride lot.
4. The parking lot and access plan shall be revised as follows:
a. Six parking stalls shall be removed from the parking plan (i. e., 94 spaces are
to be provided).
b. Four compact parking stalls along the west boundary shall be converted to 9
x 20 foot regular parking stalls. Regular stall width shall be 9 feet; compact stall
width shall be no less than 7.5 feet.
3. A minimum of 31 bicycle stalls shall be provided in accordance with IS. 81. 100.
2. Planting requirements, and maintenance shall be met (BJMC 18.S5.090 and 110). All
landscaping, significant trees and tree stands shall be maintained in a healthy state for the life
of the project.
a. Assurance devices shall be submitted prior to building permit issuance and
may be released only after installation of the required landscaping and submittal of the
landscaping declaration.
b. A maintenance device shall be submitted prior to occupancy permit.
c. Existing significant trees shall be protected during constmction in accordance
with IS.S5.060B.
d. The final landscape plans shall include the following (Existing trees and shmbs
may be included in the count):
i. Landscaping in the parking lot is to have one tree for every four parking stalls,
or 25 trees, all of which may be 2-inch deciduous.
ii. Parking lot plantings shall include evergreen shmbs three feet on center, a
landscaped area at the end of each aisle, and evergreen ground cover that will achieve
total coverage within two years. (BIMC IS.S5.070E.l)
iii. Landscaped islands with raised curbs shall define entrances from the right-of-
way, define pedestrian walkways from the right-of-way to all buildings, define ends
of parking aisles, and indicate the pattern of circulation.
1. Constmction activities shall be limited so as to comply with BIMC 16.16.025.A
through D; provided, once the structure is fully enclosed (roof, exterior walls, windows,
doors), interior constmction activities may take place between 7 a.m. and 7 p.m. on
weekdays, between 9 a.m. and 6 p.m. on Saturdays, and between 10 a.m. and 4:00 p.m. on
Sundays and legal holidays.
CONDITIONS OF APPROVAL
CUP13348
August 15, 2005
with BIMC 15.34.070. Outdoor lighting fixtures shall be no taller than 20 feet from grade
and comply with the standards of B IMC 15.34.070, including being hooded or shielded to
prevent off-site light spillage.
7. The comments of the Fire Marshall [Exhibit 17] shall be conditions of approval as
follows:
a. The submitted plan indicates the gross floor area of the building is 29,307 SF.
The minimum required fire t10w for a building of this size with a sprinkler system
throughout is 1500 GPM @ 20 psi, utilizing type V-A construction.
b. The locations of the new fire hydrants shall be as shown on the submitted plan.
Any change to these locations must be received prior approved by the Fire Marshal.
c. An automatic sprinkler system shall be installed throughout the building. Plans
shall be submitted though the Building Division for fire district approval. The
underground supply for the sprinkler system must be installed by a licensed sprinkler
contractor or utility contractor with a Level "U" certification issued by the State Fire
Marshal's Office.
d. A fire alarm system (consisting of smoke detection, pull stations and
audibility) shall be installed throughout the building. The fire alarm control panel shall
be an addressable type panel. Plans must be submitted through the Building Division
for fire district approval.
e. Because the building exceeds lO,OOO SF of gross t100r area, a standpipe
system shall be installed in stairways and corridors throughout the building. SpecifIc
requirements will be determined prior to building permit approval. Plans may be
submitted in conjunction with the sprinkler system.
f. The service road shown on the submitted plan located at the rear of the
building shall be paved and at least 20 fee wide in order to provide adequate fire
department access.
8. The following Public Works requirements [Exhibit 27] shall be conditions of approval
as foilows:
a. General
(1) The existing sanitary sewer force main in Sportsman Club
Road shall be constructed to the north property line of this development.
Valve clean outs shall be installed in line at 300' on center and also one on the
end of the main at the north property line.
(2) A 5-foot bike lane shall be paved and a 3-foot crushed
surfacing top course shoulder shall be constructed on the east side of
Sportsman Club Road for the entire frontage of this site.
(3) The existing domestic water main in Sportsman Club Road
shall be constructed to the north property line of this development. An in-line
size-on-size valve shall be installed at end of this new water main extension
at the north property line with a blow off and a tie-back thrust block.
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c. Water
( 1) A letter of water availability shall be obtained by applicant.
(2) The minimum fire flow required for this project is l500 GPM @ 20
psi for 2 hours. It appears that this flow is available in this area for this project.
(3) Automatic sprinkler systems will be required in all buildings that have
a gross f100r area of 5,000 square feet or more.
(4) Monitor fire alarm systems are required in each building consisting of
smoke detectors in common areas, pull stations at each exit on each floor, and audible
devices throughout.
(S) Cross Connection Control. Department of Health (WAC 246-290-
490), Bainbridge Island Municipal Code (13.20) and American Water Works
Association (A WW A, Cross Connection Control Manual, Chapter S, 6th Edition
regulations must be adhered to and will be enforced by the City's Cross-Connection
b. Sewer
(1) A letter of sewer availability shall be obtained by applicant.
(2) Applicant's project will connect to a City sanitary sewer force main.
As such, this will require a sewage pump station that shall remain private to be located
on the Applicant's property. Location of the pump station, building connections and
piping configurations will need to be identified in subsequent plan submittals for
additional review COl1U11ents. Should the applicant want the City to own and maintain
this lift station, application must be made to the City Engineer and the following Items
i & iii shall apply, but it is the intent of the City that this lift station shall remain
private. A sewage pumping station shall include:
i. Telemetly for remote monitoring and control of sewage lift
station. Telemetry shall integrate with City's existing telemetry system.
ii. A separate source of power shall be furnished to each sewerage
lift station (emergency power generator). The emergency power generator shall have
a residential sound attenuation package and a fuel supply cell rated for 24 hour
operating capacity. (Generator manufactures acceptable to the City include, Onan,
Cummins, White or Luger.)
iii. Easements for operations and maintenance.
iv. Other criteria will be discussed as Applicant proposes specific
sewerage solutions for this property.
(4) Ingress and egress lanes through the site shall be a minimum
of 24 feet in width to be appropriate for emergency services and two way
vehicular movements. Turning radii (20-foot minimum) shall also be sized for
emergency service vehicles.
(S) Right-of-way on Sportsman Club Road shall be dedicated
and/or deeded to City of Bainbridge Island. Said right-of-way shall be 30 feet
on the East Side of the road, measured perpendicular from the centerline of
the existing pavement.
Control Specialist.
((i) Fire suppression systems, landscape irrigation, building height (over
30 feet as measured to the highest interior plumbing fixture from the water main) and
complex interior and exterior plumbing arrangements are regulated pursuant to these
regulations.
(/') All connections to water mains within the public right of way that
require cross connection control protection shall be accomplished through the
installation of ap1,roved backflow prevention assemblies.
(8) Fire suppression systems require a double detector check valve
assembly (DCDA) to be installed at the property line as illustrated in City Design and
Construction Standards and Specifications drawing No. 10-160.
Water meters shall be installed at the property line with double check valve assemblies
(DCV A).
(9) Landscape irrigation meter and DCVA shall be installed at the property
line. Pursuant to BIMC 15.04.090 all new or remodeled buildings over 5,000 square
feet shall be sprinklered with a fully automatic sprinkler system.
A side-by-side installation of a DCV A is utilized for three or more units being served
by a single service meter at the property line as illustrated in City Design and
Construction Standards and Specifications drawing No. 10-167.
(10) The applicant shall comply with BIMC 13 .OS.040.G requirements for
separate meters.
d. Storm Drainage
(l) Surface storm water will be allowed to outfall to the natural drainage
ways after the collection, conveyance, detention and treatment system using historic
site flows is accomplished. Erosion control is of utmost importance and a civil plan
for this is required.
(2) Design for all mentioned above will be by a civil engineer that is
registered in Washington State. All construction staking will be by a surveyor that is
registered in Washington State.
(3) Final "as built" plans are required and shall be accomplished by the
project civil engineer and the project surveyor and submitted to the City for review
and acceptance. Final "as builts" shall be submitted on mylars and also in digital form
acceptable to the City Surveyor.
9. The conditions of approval for the variance (V AR 1334S) must also be fulfilled.
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