BAINBRIDGE ISLAND SCHOOL DISTRICT - DECISIONspaces. BIHS students and staff are authorized to park throughout the District's 75-acre
property which has a total of 652 parking spaces. (There are also off-site parking areas
available: 55 parking spaces at the Church of Latter Day Saints, located at 8677 Madison
Avenue; and, 42 spaces at the Masonic Lodge across High School Road).
4. The zoning for the site is "Residential" (R-2.9; two units per acre) and it has the
Semi-Urban" (SUR) Comprehensive Plan designation.
5. Zoning to the south and east is "Residential" (R-8, 8 units per acre), "Mixed Use
Town Center - Madison" (MUTC-MAD). To the west is "Residential" (R-3.5 and R-2)
zoning and to the north, zoning is "Light Manufacturing" (LM). Corresponding
Comprehensive Plan designations are: "Urban Multi-family Residential" (UMF) and
MUTC-MAD, south and east; "Semi-Urban" (SUR) and "Open Space Residential"
OSR-2) to the west; and, LM on the north.
6. Surrounding uses include: day care facility, dental clinic, church, offices, and
single- and multi-family residences across High School Road to the south; other
educational facilities immediately to the east [see Finding 1], with church, single- and
multi-family residences east of Madison Avenue; single-family residences to the west;
and, storage/warehouse, light manufacturing to the north.
Proposal [Exhibits 4,6, 7, 13,46, 58, 59, 60; Testimony Tayara, Reifert, Van Winkle]
7. The School District proposes to demolish the existing 34,8I5-sq. ft. "200
Building" and replace it with a new, two-story building (approximately 30 ft. tall), having
a total area of 70,470 sq. ft. (with first floor "footprint" of about half that). This new
building would house existing functions and facilities: classrooms, administrative offices,
student services offices, library, and commons/cafeteria. Also proposed are: demolition
of several maintenance buildings (to provide for relocation of a tennis court);
reorganization and upgrading of parking areas; and, landscape improvements. Innovative
approaches for handling stormwater are to be incorporated, including "green roof'
technology and "rain garden/biofiltration basins".
8. The new building would "step down" the westerly slope and displace existing
parking areas west of the "200 Building". The descriptions and renderings indicate a
masonry-clad, flat-roofed building with appearance consistent with the other buildings on
campus. Existing and new pathways would connect the new building to the interior of
the campus. There would be a drop-off/pick-up lane south of the new building (near its
current location, but for cars, not buses). A new lane for bus loading/unloading would be
created parallel to the new north/south driveway access from High School Road, with a
turn-around south of the tennis courts.
9. The District's property currently has 153 "excess" parking spaces (i.e., more than
the 499 spaces authorized by the Code). The proposal would decrease the total number
of spaces on-site to 571; reducing the number of "excess" spaces to 72. Given the other
uses on the District's property and the fluctuating parking needs of BillS students, staff,
and visitors, the number of "excess" spaces is appropriate and acceptable.
10. The landscaping plan shows retention of many existing trees and the addition of
new trees and other plantings [Sheet L1.0, Exhibit 4J]. Existing mature trees and other
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Appendix A
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FINDING 25
Zonine: Code Compliance and Comprehensive Plan Consistencv
Staff Report: Exhibit 46, pages 8-15; condition references revised to reflect numbers used in this decision]
E. Comprehensive Plan Goals and Policies
1. Water Resources Element Goal 3: Stormwater runoff shall be managed
comprehensively.
a. SO 1.2 Watershed Management:
Facilities should be considered as a multi-functional community resource, which
provides additional public benefits such as educational and aesthetic opportunities.
The project has received a Department of Ecology Pilot Project grant for Low
Impact Development solutions to reduce storm water impact; the project will
utilize green roof technology and rain gardens to promote on-site infiltration.
2. Transportation Element Goal 10: Development of an integrated multimodal
transportation system that provides a range of transportation alternatives shall be
encouraged.
a. TR 10.3 Single Occupancy Vehicle (SOY) Reduction Programs:
Support employers on the Island in developing and implementing programs that
reduce SOV use, promote High Occupancy Vehicle (HOV) use and promote non-
motorized transportation use. The Bainbridge High School participates in a
school district program that promotes student and staff carpool opportunities,
works with Kitsap Transit to enhance student rider-ship by providing public
transit during hours outside school bus hours, supports a student group that
promotes alternate forms of transportation and has designed covered and
protected bicycle racks into the project.
3. Capital Facilities Element Goal: Provide high quality, well-maintained public facilities
and services that serve the current and future social, economic, cultural, safety,
circulation and communication needs of the community.
a. CF 1.9 Planning, Development and Use of Public Facilities and Services:
Public facilities and services shall maximize efficiency, reduce costs and minimize
impacts on the environment. The project has received a Washington Sustainable
Schools High Performance School Buildings grant for improving student
achievement, reducing costs and preserving environmental resources.
F. Land Use Code Analysis
1. BIMC Chapter 18.27 Zoning R-2.9
a. Educational Facilities. Educational facilities are conditional uses within the R-
2.9 zoning designation.
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CONDITIONS OF APPROVAL
Bainbridge Island High School
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Conditions 1-21 are SEPA conditions; all are CUP conditions.]
1. Prior to any construction activities, including demolition, clearing or grading, the
applicant shall submit a Temporary Erosion and Sedimentation Control Plan to the
City Engineer for review and approval.
2. Any clearing and grading proposed outside of the dry season, April 1 to October 1, shall
have an erosion control plan that specifically identifies methods of erosion control for wet
weather conditions, which shall be approved by the City Engineer prior to any activity.
3. Prior to any construction activities, including demolition, clearing or grading, a secure
fence shall be erected around the construction area to the satisfaction of the
Department of Planning and Community Development.
4. A grade/fill permit shall be obtained from the City and all graded materials removed from
the site shall be deposited at a location pre-approved by the Department of Planning and
Community Development.
5. To accommodate truck traffic generated by the grading activities, the grading permit shall
include a temporary traffic control plan approved by the City Engineer, the Police
Department and the Bainbridge Island Fire District.
6. To mitigate air quality impacts during demolition and grading, contractors shall conform
to Puget Sound Clear Air Agency Regulations to ensure that reasonable precautions are
taken to avoid dust emissions.
7. A "Notice of Intent" from the Puget Sound Clean Air Agency shall be obtained prior to
demolition. An asbestos survey must be conducted and any materials identified as
containing asbestos must be removed from the structure prior to demolition.
8. A demolition permit shall be obtained from the City and all materials removed from the
site shall be deposited at a location pre-approved by the Department of Planning and
Community Development.
9. Complete storm water drainage plans, designed by a licensed civil engineer in
accordance with the Washington State Department of Ecology Technical Manual, shall
be submitted with the building permit application. The plans shall include storm water
quality devices and/or facilities approved by the City Engineer.
10. Vegetation, including significant trees, to be retained in the western portion of the site
shall be protected by construction fencing. Prior to beginning construction activities,
including demolition, clearing or grading, fencing shall be installed along the interior edges
of the designated western perimeter buffer area [see Condition 38] to mark the limits of
construction and protect the drip lines of significant trees.
11. To mitigate energy impacts, automatic lighting controls and occupancy sensors shall be
installed.
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25. Prior to any land disturbance activities, the applicant shall, if and as necessary, apply for
a National Pollutant Discharge Elimination System permit (NPDES) approved by the
Washington State Department of Ecology (DOE).
26. The applicant shall secure a right-of-way permit from the City prior to any work within
the public right-of-way.
27. All new signs shall comply with the provisions ofBIMC Chapter 15.08, Sign Code.
28. All new outdoor lighting shall comply with the provisions of BIMC Chapter 15.34,
Outdoor Lighting on Public and Private Property. Any free-standing light fixture shall
not exceed 14 feet in height, including the base; provided, driveways and parking lots
may be provided with lighting that is mounted on poles or building surfaces with lamp
position not exceeding 20 feet in height to reduce prohibitive lighting costs or to prevent
injury to public health, safety and/or welfare.
29. All construction activities shall comply with the noise impact provisions of BIMC
Section 16.16.025, Limitation of Construction Activities.
30. The applicant must demonstrate on construction drawings that the building height as
defined in BIMC Section 18.06.130, does not exceed the 30 feet maximum height as
provided through this conditional use permit.
31. All new structures shall conform to the setback requirements contained in BIMC
Chapter 18.27, R-2.9 Zone.
32. To the satisfaction of the Director of Planning and Community Development, new
utilities shall be located underground unless location underground would be injurious
to public health, safety and/or welfare. Any utilities located above ground shall be
screened or concealed.
33. Trash containers shall be enclosed on all sides, designed and constructed consistent
with the building's architectural materials and color, and screened or concealed from
view.
34. At the time of building permit application, the applicant shall submit plans that indicate
all new structures and other physical elements, including, but not limited to: signs,
outdoor lighting, utilities, and trash enclosures. A minimum of 114 spaces for bicycles
based upon the ratio of 1 bike space for every 5 auto spaces provided - see Condition
36) shall be designated in racks or other secure device(s) (covered if possible)
conveniently located, preferably near building entrances. New service area components
shall be integrated within the project plans with new loading docks to be fully screened
from the road or adjacent residential properties.
35. Prior to occupancy of the new 200 Building, a "Parking Plan" [see Finding 20] approved
by the Director must be completed. The Parking Plan shall include incentives and
disincentives to manage and regulate on-site parking so as to increase use of non-
motorized modes of transportation and reduce parking demand (especially demand
created by those traveling in single-occupancy vehicles). The District shall begin
implementation of the provisions of this approved Parking Plan not later than the opening
and occupancy of the new 200 Building for regular use.
36. New parking areas, driveways, and walkways shall comply with the provisions of BIMC
Chapter 18.81, Parking and Access Requirements, provided that the number of parking
spaces on the District's entire site shall not exceed 571, designated in locations
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