VANCIL REZ11-05-99-2JAb 80 800~ A~:G4P FPOM:D SAWYER ~86 780 8933 TO:T8086~O P:8~ll
F. XF.. U TiMF.
CITY OF BAINBRIDGE ISLAND
OFFICE OF THE HEARING EXAMINER
)
APPLICATION FOR REZONE FROM )
RESIDENTIAL (R-04) TO LIGHT )
MANUFACTURING (LM') )
APPLICANTS: PdCHARD & DEBORAH )
VANC[L )
REZ 11-05--99-2
FINDINGS OF FACT,
CONCLUSIONS OF LAW
AND RECOM~ATION
SUMXMARY
Deborah and Richard Vancil have filed an application to rezone a parcel of real property
located on the south side of Day Road East, approximately 300 feet East of the intersection of
Day Road East with State Route (SR) 305. This parcel is presen~y zoned Residential R-0.4. The
parcel is 4.77 acres in size and is presently undeveloped. The property is bordered on three sides
by non-residential uses and is in an area designated by the Balnbridg¢ Island Comprehensive Plan
for Light Manufacturing development. The Hearing Examiner recommends approval of this
fezone.
FINDINGS OF FACT
1. A rezone application has been filed to change the zoning of a 4.77 acre parcel owned by
Deborah and Richard Vanell, identified as Tax Lot 102502-2-024-2001. The parcel is legally
described as:
That Fortion of the North half of the Norlhem't quarter, of the Northwest quarter,
Seaion 10, Township 25 North, Range 2 East, WII~, in Kitsap County,
Washington described as follows:
Beginning at the North quarter corner of said Section I O; thence along the North-
South centerline of Said Section 10, South O l ol l '28' West 20 J~et to the Southerly
right-of-way of Day Road East,' thence along said right-of:way parallel with the
North line of said Section lO, North 87o32' 26" West 980.33feet to the True Point
of Beginning; thence continuing North 87o32'26" West 33Z58a~et to a point t5
,feet East of the West line of said subdivision: thence parallel with said West line,
South O14)2'03" West 50l. 42feet to the Northeaslerly right-of-way of State
Highway Na. 303; thence along said right-of-way South 34o11'26" East 169.87
Jket to the South line of'said subdivision; thence along said line South 87o38'10"
East 237.82.~et; thence North Ol oil 78" East 637.31feet to the True Poinl of the
REZ I ] -05-99-2
Richard and Deborah Vanoil
Hearing Examiner
City of Bainbridge bland
Page - 1 -
JH~4-~-~000 ~:34P FROIfi:D SAWYER ~06 TS~ ~955 TO:T8086~O P:5/ll
Beginning.
2. The Vanoil property is located on the south side of Day Road East approximately 300 feet
east of the intersection of Day Road East with SR 305 in the city of Balnbridge Island, The
property gently slopes toward the northwest and is vegetated with a second-growth forest of
conifer and deciduous trees.
3. The Vancil property has direct access to Day Road East. The property also borders SR
305, however, access directly onto SR 305 is not anticipated. A signaled intersection provides
access onto SR 305 from Day Road East approximately 300 t~et to the west of the Vanoil
property,
4. The properties surrounding the Vanoil parcel have the following zoning designations and
uses: a) North: Light Manufacturing, Sage Manufacturing; b) South: SR 305 and R-0.4,
undeveloped; c) East: R-0.4, a private Elementary School under a Conditional Use Permit and a
single family residence; d) West: R-0.4, a Veterinary Hospital under a Conditional Use Permit.
5. On November 22, 1999 a Comprehensive Plan Amendment changed the Comprehensive
Plan designation for the Vanoil property from OSR-0.4 to LM.
6. Properties surrounding the Vanoil property have the following Compreh~msive Plan
designations: a) North: LM; b) South: OSR-0.4; c) East: OSR- 0.4; d) West: OSR-0.4.
7, At the request of the applicants, Heath & Associates, Inc. conducted a Traffic haspact
Analysis for a proposed LM project on the property. This study was completed on July 26, 1999
and is included in the record as Exhibit 17. G-regary B. HeatIx, a Registered Profi:ssional Engineer
concluded, based on his Traffic Analysis, that a LM project on the Vanoil property, developed to
its ti~ll potential of 59 employees, would generate an average of 178 vehicle trips per day. Mr.
Heath considered the impact of this potential traffic on both the intersection of Day Road East
and SR 305, and the intersection of Day Road East and Madison Avenue North. Mr. Heath
concluded that the added potential trips fi:om an LM project at this site would be no more than a
modest generator of new trips in the area. He concluded that major off:site trottic-related
mitigation would not be needed for congestion reduction, According to his report, the Level of
Service at the intersection of SR 305 and Day Road would remain the same in all directions with
or without this project. The Level of Service at the Day Road East/Madison Avenue North
intersection, which is a four way stop, is also expected to remain the same in all directions except
westbound. The Level of Service westbound would drop from A to B if this project were
developed to its maximum potential. Mr. Heath therefore concluded that any LM business traffic
would create only a modest impact on the surrounding roadway system. Potential conflicts,
however, exist during peak hours with traffic generated by Sage Manufacturing, Island School,
Wilkes School and commuters. These conflicts in scheduling could be resolved by restrictions on
wonk hours as mitigation at the time of a project permit application.
REZ 11-05-09-2
Richard and Deborah Vanoil
Hearing Examiner
City of Bainbridge Island
Page -2-
~Hfi-d~ ~ n~:3~P FROrl:D SRNYER 206 780 2933 T0:78086~0
8. A State Environmental Policy Act (SEPA) Determination ofNonsigni~cance (DNS) was
issued on August 11, 1999. No appeals were filed and the SEPA DNS became final on August
26, I999.
9. The applicants first submitted a Comprehensive Plan Amendment request in August of
1995, requesting that the Comprehensive Plan designation for their property be changed from
OSR-0.4 to LM. In December, 1995 that request was apprev~d by the City Cormell for Phase II
pending completion of the Economic Element of the Comprehensive Plan, The Economic
Element of the Comprehensive Plan was adopted in January of 1999. The City Council then
approved the Vanell Comprehensive Plan Amendment request changing the Comprehensive Plan
designation for their property from OSR-0.4 to LM on November 10, I999. This Comprehensive
Plan Amendment became effective November 22, 1999.
10. The Vanell property is located in an area identified by the Bainbtidge Island
Comprehensive Plan Land Use Element, LU 1.5, as an area designated for Light Manufacturing.
Properties to the north of the Vanell property have historically been used for Light Manufacturing
businesses such as Sage Manufacturing and Port Madison Canvas Company.
11. Goal 1.14 of the Economic Elcment: Retain Light Manufacturing employment as an
important source oJfamily w age jobs on Bainbridge lslarut. The Vanells' business, Mastercraft
Lighting, Inc., presently does business at a location near Day Road on the west side of SR 305.
The business has a need for expansion and new facilities.
12. Goal 2 of the Economic Element: Support entrepreneurism by providing adequate land
use designations in keeping with the character of the island The record shows that several
Island businesses have been forced to leave the Island to find more property for needed
expansion. Only 6 acres of undeveloped LM zoned land remain available on the Island.
13. Economic Element 2.5 lists the following criteria to be considered before granting a new
Light Manufacturing land use designation:
(a): Proximity to existing LM. The Vanell property is across Day Road East from two other
properties zoned for Light Manttfacturing uses. In addition, the properties to the East and West'
of the Vanell parcel are p~sently being used for non-residential uses. A majority of the LM
zoned land on the Island is located along the Day Road west and east corridor.
(b) the total amount oJ:LM zoned land There are approximately 86 acres of Light
Manufacturing zoned land on Bahabridge island, of those 86 acres a total of 41 acres remain
undeveloped. The Day Road area on the East and West side of SR 305 has approximately 75
acres of land zoned Light Manufacturing, Of the remaining undeveloped LM zoned land, there
are only four parcels not included in the Manzanita Master Planned Development, none of those
four parcels is greater than 3 acres in size. The record has shown that several existing island
REZ I 1-05-99-2
Richard and Deborah Vanell
Heating Examiner
CitT of ihinbridge Island
Page
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businesses have expressed a need to expand, but cannot find suitable LM parcels on the Island, In
the recent past, other local businesses found it necessary to move off the island to meet their
expansion needs. Some of those businesses which have left the city, in part due to an
unavai lahility of sites for expansion of their business, include: Thomas Kernper, Bainbridge
Manufacturing, and Boxlight. If this fezone request were granted, it would add approximately
4,77 acres to the Light Manufacturing zoned land in the Day Road area.
(c) Compliance with all existing policie,~ in the Land Use Element. A zoning change to LM
would meet Land Use Element Goals to concentrate Light Manutiicturing activity at Day Road,
and to support entrepreneurism by providing adequate land use designations to retain Light
Manufacturing employment on Bahabridge Island. The property is lorestad and a preservation of
that foresled buffer through zoning site design requirements will comply with LM 1.8 to screen
the development yeax round from adjaeemt non-indusm'iai properties.
(d) Reasonable proximity to SR 305. The Vanell property adjoins a portion of SR 305 and has
signaled access to SR 305 by way of Day Road East. The signaled intersection with SR 305 is
located approximately 300 feet from the NW corner of the Vanell property,
(e) Availability of public sewer or water, or whether permitted uses might safely use wells and
septic systems and other alternative system~ lhat are approved by the Bremerton-Kitsap County
Health District. Public sewer and water are not available for the Vanell property, On-site s~ptic
systems will be needed for future development of the site, either as a residential site or a Light
Manufacturing site. An on-site sewage disposal system will he required to meet the standards of
the Bremerton-Kitsap County Health District and their adopted roles and regulations. The
Bre~nertonoKitsap County Health District regulations prohibit industxial waste from being
disposed of in an on-site septic system. Potable water will be provided to the site by North
Bainbridge Water Company. Exhibit 19 is a letter from North Bainbrldge Water Company Inc.,
dated December 7, 1999, describing the progress of the installation of a 10" main extension
the North Bainbridge Water Company main tank farm on Madison Avenue to the Day Road
Industrial Park. This main extension has been designed to provide 1,500 GPM fire flow to
commercial properties located on the east side of Highway 305. The Vanells are signatories of
the Day Road Light Manufacturing Fire Flow Association which has contributed to the timracing
of this water main extension project. According to Exhibit 19 adequate fire flow should be
available to the Vanell property alter December 31, 1999. Earl Davis of the Bainbridge Island
Fire Department, by Mereorandum date August 18, 1999, states that the minimum required ~m
flow for constriction of commercial type buildings in the city of Bainbridge Island is 1,500 GPM.
09 Consideration of nonpoint pollution concerns identified in the Bainbridge Island P/atersheds
1995 Report. Manufacturing activities and other businesses that are likely to locate within an LM
zone are identified in the Watershed Characterization ! 995 Report as Small Quantity Generators
of hazardous waste that may contribute to nonpoint source pollution. Existing State and Federal
laws and the City of Bainbridge Island Storm Management Ordinances and Light Manufacturing
REZ I 1-05-99-2
Richard and Deborah Vanell
Hearing Examiner
City of Bainbridge Island
Page -4-
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Performance Standards address the need to control hazardous waste and prevent any potlutants
from entering the ground water. In addition, Bremerton-lrdtsap County Health District
regulations do not permit hazardous substances to be discharged into on-site septic systems.
Contaminants resulting from clearing or grading for a Light Manufacturing development must be
reduced through erosion control measures required by BIMC 15.20. In addition, properties being
developed for fitare Light Manufacturing use must retain at least 30% of the land area in open
space and landscaped buffers under the newly revised BIMC 18.105.
(g) adjacency to non-residential land uses. The Vanell property is bordered on the east by
property being used for an Elementary School, and on the west by property being used for a
Veterinary Hospital business. Across the street from the Vanell properly, two Light
Manufacturing businesses are being conducted in an LM zone. The southern portion of the
Vanell property fronts on SR 305. A large parcel developed with a single family residence
borders the Vanell property to the southeast.
(hi minimal impact to .residenHal land uses, neighborhoods, and open ~vace/conservancy areas.
A change of zoning for the Vaneli property to LM would have a mInimal impact on residential
land uses, neighborhoods or open space/conservancy areas in the vicinity. Any development
would be required to meet the standards of the LM zoning district as outlined by BIMC 18,72,
the newly revised site plan and design review requirements of BIMC 18.105 and the landscaping
requirements of BIMC 18.85. These standards address the potential impacts of noise, glar~ and
heat, ground vibration, waste storage and disposal, al~r quality emissions, exterior lighting, ground
and soil contamination, electrical interference and fire and explosives. It should be noted that
noise generated from an LM use, under the requirements of the Bainbridge Island Municipal
Code, must not exceed the rm~ximum noise levels for the receiving property.
(i) the potential for quality open space or agricultural use. The Vancil property is presently
undeveloped, The property has the capability of providing quality open space by retaining 30% of
the land area as forest, lorested buffers and open space. Designating open space on the property
on the northeastern portion of the property, along Day Road, would provide the most visible open
space protection for users of Day Road East. Visual screening from the LM site for surrounding
properties is required by the Comprehensive Plan and the Site Design Standards of the BIMC.
O;~ conformance with all perforraance standards in ef)fct for l;M shall be required Revisionsto
BI[MC 18.105 were adopted under Ordinance 99-30 and became effective November 22, 1999.
Any new Light Manufacturing project developed on the Vanoil property would be subject to all
provisions of the Bainbridge Island Municipal Code in effect at the time of the application.
14. One of the five overriding principles guiding the Comprehensive Plan is to preserve the
special character of the Island which includes foresled areas, meadows, farms, marine views and
winding roads bordered by dense vegetation. This parcel is covered by a dense second growth
tbrest of mature conifers and deciduous trees. As a condition of this fezone, the applicant should
REZ I 1-05-99-2 Heating Examiner
Richard and Deborah Vancll City of Ilaiubrldge Island
TA~4~2~-2000 02:58P FROM:O SAWYER 206 780 2955 T0:7808600 p:?/ll
be required to maintain these fetested landscapes in the boundary buffers and required open
space. Special comsideration should be given to retaining the forest screening along Day Road
East and in buffers along property lines to diminish the visual impact liom commercial
development of this properW.
15. Notice of the Public Hearing in this matter was posted on the subject property and at the
City's designated posting sites, and mailed to properties within 300' on November 12, 1999. In
addition, notice was published in the Bainb~dge Review on November 17 and 24, 1999.
16. At the time of the Public Hearing testimony was given by Robert Lindsey and Charles
Angell, ownen of residential properties in the vicinity. Mr. Lindsey resides at 8796 NE Day Road
and Mr. Angell resides at 8755 NE Day Road. Both neighbors expressed concerns about the
addition of morn txaffic to the roadway of Day Road East near their property. It was their
testimony that the intersection of Day Road East and SR 305 is already eongested. They were
opposed to the addition of any traffic from new business developments in their neighborhood.
The Traffic Analysis done by Heath &: Assoqiates, Inc., however, indicates that the Level of
Service on Day Road East is LOS B and would remain unchm~ged by the addition era Light
Manufacturing project on the Vancil property. Concerns about the timing of peak volumes in the
morning and in the evening from businesses located on the Vancil property could be considered
for possible mitigation measures to be imposed at the time of site development. This rezone
request is a non-project action.
CONCLUSIONS OF LAW
1. Deborah and Richard Vanell are the legal owners of the property which is the subject of
this request for rezone.
2. Adequate legal notice was given of the Public Hearing and this matter is properly before
the Hearing Examiner for Reconunendation.
3. BIMC 18.114.040 establishes the criteria to be considered in a request for fezone.
4. BIMC 18.114.040.(A): The rezone wilt not be materially detrimemal to the public
wel./itre or injurious to the property or improvements in the vicinity and zone in which the
property is located The Vanoil property is adjacent to non- residential uses, including other LM
zoned property. Thc Vanell parcel is adequate in size to accommodate a commercial
development while maintaining the required vegetated buffers along the boundaries of the
property and also to designate additional Open Space. The Vanoil parcel is 4.47 acres in size.
Compliance with the development regulations for properties in the Light Manufacturing zone
under BIMC 18,72, 18.85, I8.1(15 will ensure that any LM project developed on this site will not
be injurious to the property or improvements in the vicinity.
REZ ! I -05-99-2
Richard and Deborah Vanoil
He~rlng Examiner
City afBainbridge bland
Page
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5. BIMC 18.114.040.(B): The rezone is warranted because of changed circumstances and
the proposed designation is appropriate for reasonable development of the subject property or
because of a need for additional property in the proposed zone and the proposed designation is
appropriate for reasonable development of the subject property, The record at the public hearing
has demonstrated a need for new opportunities for expansion of light manufacturing businesses in
the city of Bainbridge Island. The need for those new LM designations was addressed at length in
the Economic Element of the Comprehensive Plan which was passed by the City Council in
January of 1999. Undeveloped Day Road LM zoned property is very limited. Only four parcels,
totaling 6 acres when combined, are presently available for the location of new businesses or
expansion of existing businesses. All other LM zoned property in the city is either developed or is
subject to a Master Plan. Re. zoning the Vanci l property to LM will provide 4.47 acres of
additional land for the expansion of the Vancil's lighting business to a new location. Mastercraft
Lighting, Inc. is a business which presently occupies space in the LM zone on Day Road West.
Movement of the business to the new LM site on the Vancil property on Day Road East will
make available the vacated site for the establishment of a new business, or expansion of an
existing one. The Vancil property is appropriate for development as a Light Manufacturing site
because it is of an adequate size, topography and location to meet the requirements of the
Comprehensive Plan and the Bainbddge Island Mun/cipal Code. The parcel is of a sufficient size
to accommodate the required vegetated buffers and designated open space required under the site
plan design and review of standards of BIMC 18.105 and the zoning standards of BIMC 18.72 for
LM zones. In addition, the parcel is situated near SR 305 and has easily available access directly
onto Highway 305 via Day Road East. There are no critical areas on the property which require
protection under BIMC 16.20.
6. BIMC 18.114.040.(C): The subject property is s~titable for development in general
conformsnee with zoning standards under the proposed zoning designation. The Vanoil
property is of an adequate size and configuration to accommodate the zoning standards for Light
Manufacturing districts presently in effect. In November, 1999, the City revised the site plan
design and review process of BIMC 18.105 to include new design standards for Light
Manufacturing projects. The Vancil property has an adequate size and topography to
accommodate the design requirements for a Light Manufacturing project. The Vaneil property
will be serviced by adequate potable water, available water pressure must provide fn'e flow
adequate for fire protection for commercial structures under the Uniform Fire Code. In addition,
the site soils appear to be adequate for location of on-site sewage disposal systems required to
s~rvicc a Light Manufacturing business project. Public sewers are not available to the Vanell
property.
7. B1MC 18,114.040.(D): The rezone will not be materially detrimental to uses or property
in the immediate vicinity of the subjectproperty. The rezone of the Vaneil property to a Light
Manufacturing zone will not be materially detrimental to the uses of other prol:~l~rties in the
vicinity. The Vaneft property is surrounded on three sides by non-residential tlsos. Immediately
across from the Vaneil property are two pamels which have already been designated for LM uses.
REZ I 1-05-99-2
Richard and Deborah Vancil
Hearing Examiner
City of Balnbrldge Island
Page -7-
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This Vanell parcel is adequate in size to accommodate a commercial development while
mah~taining visual screening with vegetated buffers along its boundaries to protect adjoining
property uses. The property is of sufficient size to retain 30% of the property in open space and
landscaped buffers after reasonable development. The Pertbrmance Standards for the LM zone,
BIMC 18.72, address the questions of noise, glare and heat, ground vibration, waste storage and
disposal, air quality emissions, exterior lighting, ground and soil contamination, electrical
interference and fire and explosives. Compliance wifft these standards will protect the adjoining
properties fi'om significant impacts from an LM project on this site.
8. BIMC 18.114.040.(E): The property will be served by adequatepublic facilities including
roads, water, .fire protectior~ sewage dispo.~al facilities and storm drainage facilities for the
intensity to which it is being rezoned. The Vanell property will be served by the North
Bainbridge Water Company to provide potable water and water for fire protection for any
development on the property. The North Bainbridge Water Company has provided a letter,
marked as Exhibit 19, which s~tes that they have an onenine main extension project which will
provide fire flow of 1,500 GPM for commercial properties on the east side of Day Road upon
completion. According to the water company, the project should have been completed by
December 31, 1999. It will be necessary for any applicant for a commercial development at this
site to provide documentation that adequate fire flow is available for fire protect/on of any
commercial buildings proposed at this site. Fire protection for any project at this site would be
provided by the Bainbridge Island Fire District, which has a substation near the property on
Phelps Road. Sewage disposal facilities would be provided at this site by an on-site sewage
disposal system. Prior approval by the Bremerton-Kitsap County Health District is required for
any on-site sewage disposal system. Bremerton-Kitsap County Health regulations prohibit the
disposal of hazardous waste into an on-site sewer system to protect ground water. Storm
drainage facilities for any commercial development of this property have to meet the requirements
of BIMC 15.20 and l 5.21. Those Ordinances set forth the design standards for control of water
drainage, and for storm water management for any project built at this site. This parcel has direct
access onto adequate public roadway systems including SR 305 and Day Road East.
9. B/MC 18.114.040.(F): The rezone is in accord with the Comprehensive Plate Th~s
request for rezone is consistent with the newly granted Comprehensive Plan Amendment which
changed the Comprehensive Plan designation for the Vanoil property from OSR-0.4 to LM. This
rezone complies with the criteria of Comprehensive Plan Economic Element 2.5 which sets ~rth
the criteria for designation of new Light Manufacturing properties. This proposed fezone is
consistent with the goals and policies of the Land Use Element of the Comprehensive Plan. This
rezone request also complies with the Growth Management Act (RCW 36.70A) which requires
that zoning be consistent with the Comprehensive Plan.
10. BIMC 18.114.040.(G): The fezone complies with all other applicable criteria and
standards of the city~ During the review process for the Comprehensive Plan Amendment and the
request for rezone for the Vancil property, all applieable criteria in the B1MC and the
REZ l 1-05-99-2 Hearing Examiner
Ri~:llard sad Deborah Vanoil Clay of Bainbridge Island
Page -8o
J.~N-~O-2000 02:~0P ~ROM:D 8~Y~ 2~6 ?SO ~933 T0:7808600 P:10~11
Comprehensive Plan have been applied to the proposal. A review of those criteria and standards
by the Planning Department has shown that the proposed fezone of the Vanell property complies
with all applicable criteria and standards of the BIMC and the Comprehensive Plan.
l l. BIMC 18.114.040.(H): The rezone would nat devalue surrounding or nearbyproperty.
A rezone of the Vancil property to an LM zone will not be materially detrimental to nearby
property. Adjacent properties, all zoned residential, are being used under Conditional Use
Permits for non-residential uses. The site plan and design review pm~ess of BIMC 18.105, as
newly amended by Ordinance 99-30, provides protections for adjoining properties fi'om impacts
from a Light Manufacturing project at this site. Adjacent properties would benefit from buffi:rs
required along all property lines and from open space designations maintaining 30% of the project
site in open space and buffers areas. Traffic impact from a Light Manufacturing project on the
Vanell property, even at maximum potential development, would provide only a modest impnet
on the surrounding roadway systems, according to the Traffic Study done by Heath & Associates,
Inc. Performance standards tbr in the LM zone protect sarroanding properties from significant
impacts from noise, glare and heat, ground vibration, waste storage and disposal, air quality
emissions, exterior lighting, ground and soil contamination, electrical interference and fire and
explosives. Pwperty values of stwroanding properties should not be devalued by this change in
zoning.
12. BIMC 18.114.040.(1):/'he rezone will not result in an adverse environmental
consequence. As a part of the review process for this rexone application, an environmental
analysis was canduct~ under the State Environmental Policy Act (SEPA). It was determined
there would be no adverse environmental impacts resulting fTom this non-project action. A
Determination of Nonsignificance (DNS) was issued and became final on August 26, 1999. Any
potential environmental impacts caused by a development of this property to light manufacturing
use will be subject to the requirements of the site plan and design review process and to the
adopted development regulations and performance standards included for the LM zone at the time
of that project application. Proper mitigation measures will be imposed at the time of
development application to assure minimal environmental consexlucnce from the development of
this parcel for a fight manufacturing use. No critical areas have been identified on this parcel
which require protection under BIMC 16.20.
13. A condition must be imposed on this rezone to ensure the preservation of foresled
screening buffers and opens space to preserve the special character of the parcel and visual
screening for adjoined landowners. Preservation of the visual quality of the roadways adjoining
the property would be maintained by these buffers. Conservation ofwildlife habitat is an
important function of these lorested buffers and open space.
RF_,Z I 1-05-99o2
Richard and I~borah Vanoil
Hearing Examiner
City of Bahbridge Island
Page -9-
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RECOMMENDATION
After consideration of the information contained in the record and a visit to the Vanell
property on Day Road East, the Hearing Examiner now recommends to the City Council that the
request for rezone on the Vancil property from Residential (R-0.4) to Light Manufacturing (LM)
be granted subject to the following condition:
The property owner is required, at the time of development of the parcel for LM
use, to retain the existing foresled landscape in all required boundary line buffer
areas and in designated open space to preserve the foxested character of the site,
provide visual .screening for surrounding property owners, preserve the visual
quality of Day Road East and SR 305 and conserve lorested areas for wildlife
habitat on the site.
Daled this 19th day of January, 2000
By: ~ ~ ~
Robin Thomas Baker
Hearing Examiner Pro Tem
City of Bainbridge Island.
REZ t l -05-99-2
Richard and Deborah Vancil
Heating Examiner
City of Bainbridge Island
Page - 10-