STAFF REPORTBlakely Elementary School, PLN50767CUP, SPR & HMP Page 1 of 30
Department of Planning and Community Development
Staff Report
Date: November 17, 2017
To: Hearing Examiner
From: Heather Wright, Current Planning Manager
Gary Christensen, AICP, Director of Planning
Project: Captain John Blakely Elementary
File Number: PLN50767SPR, CUP & HMP
Applicant: Bainbridge Island School District #303
Location: 4704 Blakely Avenue, bordered on the west side by Blakely Avenue NE and Islandwood
on the remaining three sides.
Request: The existing Captain John Blakely School is proposed for demolition and replacement. The
new school building will be approximately 65,000 square feet. Portions of the existing and
proposed school and associated play areas are within a Category I/II wetland habitat
buffer. The proposal includes a habitat management plan to offset impacts to the wetland
habitat buffer for the proposed school. The school is also seeking a conditional use permit
to increase the height from 30’ to approximately 35’. An access drive to the school is
proposed to be realigned across from NE Baker Hill Road.
The District anticipates construction beginning following building permit approval until
fall of 2019. The existing school is proposed to remain in place and maintain operation
until the summer of 2019, at which point it will be demolished and the site development
completed.
Consolidated Project Review:
In accordance with regulations contained in BIMC 2.16.170, an applicant for a single project proposal
requiring more than one of the land use applications identified in BIMC 2.16.010 may be processed under
the consolidated project review process. The applicant requests consolidated review of the Site Plan and
Design Review, Conditional Use Permit and the Habitat Management Plan applications.
Environmental Review: The project is subject to State Environmental Policy Act (SEPA) review as provided
in Washington Administrative Code (WAC 197-11). Utilizing the optional DNS process provided in WAC
197-11-355, the City issued a combined Notice of Application/SEPA comment period on May 6, 2017 with
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the comment period ending on June 9, 2017. Revisions to the application warranted a revised notice on
July 21, 2017 with the comment period ending on August 4, 2017.
The City issued a SEPA Mitigated Determination of Nonsignificance (MDNS) on November 1, 2017 with
the appeal period ending on November 15, 2017. No appeals were filed.
The Final decision on these consolidated projects is made by the Hearing Examiner. In the case of a major
site plan and design review application, conditional use permit, and Habitat Management Plan (HMP) the
planning commission considered the land use applications at a public meeting. The Planning Commission
heard the project at two public meetings and made a recommendation to forward the project to the
Hearing Examiner.
Recommendation:
The City recommends approval of the HMP, SPR and CUP subject to the following conditions:
SEPA Conditions:
1. To avoid impacts to vegetation, no construction activity shall occur in landscape buffers or within
the critical root zone of significant trees within the forested wetland buffer, landscape buffers,
including staging, storage, materials laydown, parking, construction vehicle turnaround, or
equipment unless otherwise approved by the Department of Planning and Community
Development.
2. Prior to clearing permit or construction permit issuance, fencing shall be erected and posted with
signage to protect areas of prohibited disturbance to include a chain link fence around the dripline
or critical root zone, whichever is greater. Signs shall be affixed to the fence every 50 feet
indicating the protected area. Fencing shall be inspected and remain in place until construction
is complete, and removal shall be subject to approval of the Department of Planning and
Community Development. No construction activities, including grading and/or vegetation
removal, shall occur prior to a ‘area of disturbance’ plan approval, and inspection and approval of
the fencing installation, by the Department of Planning and Community Development.
3. Prior to commencing any construction activity, the District shall have the proposed habitat
wetland buffer, as shown in the Habitat Management Plan Addendum, dated October 25, 2017,
temporarily fenced between the areas of construction activity. The location of the fence shall be
reviewed with the building permit application documents. The fence shall be made of durable
material and shall be highly visible. The fence shall be inspected as part of the building permit.
The temporary fencing shall be removed once the construction activity is complete and replaced
with permanent fencing.
4. A split-rail type fence shall be installed along the edge of the wetland buffer mitigation area. The
fence may contain gates to access the restoration area and shall provide a clear distinction
between native vegetation buffer area and any future landscaped area. The rails shall be high
enough to allow small mammals and wildlife to pass through. The fence shall be indicated on the
building permit application and in place prior to final inspection of the building permit.
5. Prior to issuing a final on a building permit, signs indicating the presence of a protected wetland
buffer shall be placed on the fence. Signs shall be made of metal or similar durable material and
shall be between 64 and 144 square inches in size.
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6. All graded materials removed from the subject property shall be hauled to and deposited at City
approved locations (Note: local regulations require that a grade/fill permit is obtained for any
grading or filling of 50 cubic yards of material or more if the grading or filling occurs on sites that
have not been previously approved for such activities. A SEPA Threshold Determination is
required for any fill over 100 cubic yards on sites that have not been previously received a SEPA
determination).
7. To meet the requests of the Department of Ecology, all mercury containing lights shall be property
disposed of, and any lead or asbestos building materials shall be managed appropriately and
disposed at approved disposal locations.
8. All construction activities shall comply with the construction operating hours limitations
contained in BIMC Chapter 16.16. Noise produced by this development must comply with the
maximum environmental noise levels established by the Washington Administrative Code 173-60
or its successor.
9. Contractor is required to stop work if any historical or archaeological artifacts are uncovered
during excavation or construction and immediately notify the Department of Planning and
Community Development and the Washington State Office of Archaeology and Historic
Preservation.
10. To address the concerns of the Historic Preservation Commission, the school shall install
historical photographs within the school prior to the final on the building permit.
11. To mitigate the possible impact on adjacent properties from light and glare, all exterior lighting
shall be hooded and shielded so that the bulb is not visible from adjacent properties. All
landscape lighting shall be downcast and lighting within surface parking lots shall be no higher
than 20 feet above grade. All exterior lighting shall comply with BIMC Chapter 15.34. High field
lights are not permissible.
12. Prior to building permit issuance, the District shall submit a revision to Section 8.0, Wetland
Buffer Mitigation Plan, of the July 19, 2017 Critical Areas and Habitat Management Report (HMP)
prepared by Raedeke Associates, Inc. that includes:
a. Project revisions provided in the October 25, 2017 Addendum to the HMP prepared by
Raedeke Associates, Inc. The mitigation plan shall include an updated figure depicting the
“restoration planting area” of approximately 30,000 square feet including native species
appropriate to the site and sufficient to provide wetland protection and forested buffer
functions. The mitigation plan shall be in substantial compliance with BIMC 16.20.110 –
Mitigation Plan Requirements and guidance provided in Wetland Mitigation in Washington
State: Part 2 - Developing Mitigation Plans (Version 1, March 2006, Publication #06-06-011b);
and
b. Recommendations as provided in the Habitat Buffer Functional Assessment prepared by City
staff dated October 26, 2017; including; 1) Ensure measures to minimize impacts of adjacent
land use are required to the extent feasible; 2) Maximize structural diversity in planting plan;
consider adding emergent or groundcover species; 3) Increase number of plant species in
planting plan; 4) Consider enhancement to existing forested habitat buffer; 5) Include special
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habitat features; e.g., downed large woody debris in restoration planting area; 6) Require low-
impact fencing at edge of restoration planting area (in accordance with Condition 4, above);
7) Further refine non-planting mitigation measures (e.g.; soil amendment, invasive species
removal); and 8) Explore potential to provide shrub plant community instead of “ecolawn”.
The Department of Planning and Community Development shall approve the revised wetland
mitigation plan as part of the building permit review and plantings shall be installed or bonded
for prior to final building permit inspection.
13. To reduce impacts from light and glare on the wetland and its buffer, the applicant shall limit the
amount of lighting on the exterior of the school and shall have only motion sensor lights to the
rear of the school facing the wetland.
14. A wetland buffer monitoring report shall be submitted annually, on or before December 31st of
each monitoring year, for a period of seven years. A restoration maintenance assurance device
shall be submitted and accepted prior to the completion of the restoration and shall be held
during the monitoring period.
15. Due to the seismic hazard, an indemnification or hold harmless agreement shall be required prior
to the commencement of construction or site alteration. The building permit shall follow the
recommendations of their geotechnical engineer to ensure the school is safely constructed to
meet all geotechnical requirements of the building code.
16. The district shall create a plan with the Fire Department to notify neighbors for updates on
construction and potential impacts to the neighborhood.
17. School staff and teachers shall assist with site vehicle and pedestrian traffic circulation during
student drop-off and pick-up times. School administrators shall as part of the standard operating
procedures at the school regularly remind parents of students to utilize on-site parking and pick-
up/drop-off areas (not permissible on Blakely) so as not to impact adjacent neighborhoods.
18. Blakely Avenue NE fronting the property to the west is classified as a secondary arterial suburban
roadway per the City of Bainbridge Island Comprehensive Plan. A 6-foot wide paved bike lane
and 3-foot gravel shoulder shall be provided along the adjacent full frontage of the property per
the Standards detail drawing for a secondary arterial suburban roadway, DWG. 7-020.
19. Additional supporting design information shall be submitted by the applicant with a building
permit application to show that the site accesses are designed appropriately and that the median
bisecting the north driveway is reasonable to accommodate vehicle paths, turn movements, and
clearances.
NON-SEPA CONDITIONS
20. Civil improvement plans ready for construction shall be submitted with an application for a
building permit to the City of Bainbridge Island for review and approval to construct all necessary
infrastructure serving the school.
21. As-built civil construction plans stamped by a civil engineer shall be provided by the applicant
prior to final occupancy.
22. A Developer Extension Agreement shall be executed for offsite construction of roads and utilities
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to be inspected and accepted by the City prior to final on the school.
23. Issuance of a building permit will be subject to islandwide Transportation Impact Fees (TIFs)
pursuant to BIMC 15.30. The fee will be the based on the cost of additional trips set at the time
of building permit application. The net additional trips proposed by the project is estimated at
53. Credits towards the TIFs will be given only for land, improvements, and/or facility
construction for system improvements listed in the TIF rate study.
24. To ensure the Blakeley Elementary School facility remains compatible with the surrounding
neighborhood, the school is limited to an occupancy of 450 students and 27 teachers for
standard school days (this limitation does not apply to special events or functions).
25. The site currently has 14 Equivalent Residential Units (ERUs) for sewage participation with the
City of Bainbridge Island and the Sewer District 7 wastewater treatment plant. The school
expansion will require a total of 20 ERUs. The 6 additional ERUs can be made available to the
applicant.
26. A Stormwater Pollution Prevention Plan (SWPPP) prepared by a civil engineer licensed in the
State of Washington is required prior to construction activities including clearing or grading or
civil improvements for all phases of the project that complies with BIMC 15.20.
27. A final stormwater report shall be submitted detailing compliance with all applicable minimum
requirements as required by BIMC 15.20, prepared by a civil engineer licensed in the State of
Washington.
28. Pollution generating pervious surfaces (PGPSs), such as play and sports fields (including natural
or artificial turf) or areas subject to use of pesticides, fertilizer, or loss of soil shall be subject to
Minimum Requirement No. 6 - Runoff Treatment. Water quality facilities shall be provided for
these project surfaces where there will be a surface discharge in a natural or man-made
conveyance from these areas.
29. With the building permit submittal, the applicant shall submit an operation and maintenance
plan for the on-going maintenance of the on-site storm drainage system.
30. All on-site stormwater facilities shall remain privately owned and maintained. The owner(s) shall
be responsible for maintenance of the storm drainage facilities for this development following
construction. Annual inspection and maintenance reports shall be provided to the City. A
Declaration of Covenant for stormwater system operation and maintenance will be required to
be recorded before final building occupancy.
31. A right-of-way (ROW) construction permit will be required prior to any construction activities
within the right-of-way. The ROW permit will be subject to separate conditions and bonding
requirements.
32. Application for a building permit shall require binding sewer and water availability at building
permit submittal.
33. A separate grade and fill permit shall be submitted for all sitework not associated with a
permittable structure.
34. The proposed action(s), phased or concurrent, in their totality would result in more than one (1)
acre of earth disturbance on the site and drain to waters of the State. A Construction Stormwater
General Permit shall be obtained from the Washington State Department of Ecology and the site
shall be monitored for discharge of pollutants and sediment to the wetlands and stream for the
duration of the project. No land clearing or construction permits shall be issued prior to obtaining
the State permit.
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35. Except for modifications reflecting compliance with these conditions of approval, building plans
shall substantially conform to plans submitted on October 11, 2017.
36. Prior to any construction activities, the applicant shall obtain the appropriate permits from the
City of Bainbridge Island.
37. Raised curbs shall be used to define driveways from the public right-of-way, landscape areas
within the parking lot, the ends of parking aisles, and the vehicular circulation pattern.
38. Internal pathways shall be surfaced with nonskid hard surfaces, meet accessibility requirements
and be designed to provide a minimum of five feet of unobstructed width.
39. The project shall meet the requests of the fire marshal to address of the fire code and fire flow.
40. The applicant shall record a notice to title of the presence of the wetland, the mitigation area
and shall include a note that the area limits the use of pesticides prior to the issuance of the
building permit.
41. The applicant shall provide landscaping as indicated on the landscaping plans dated October 10,
2017. As indicated and conditioned, the plans shall meet the landscaping screening requirements
along the perimeter of the site, parking lot landscaping and tree unit requirements.
42. All landscaping shall be installed, or a performance assurance device shall be submitted and
approved, prior to final inspection of the final building within the phase being constructed. The
installation of landscaping shall be verified by the Landscape Professional or owner and a
landscaping declaration shall be signed.
43. Landscape buffers shall be maintained with a maintenance assurance device for a period of three
years. No vegetation within the buffers shall be disturbed without approval of the Department
of Planning and Community Development through an approved clearing, grading or civil plan.
44. The District shall provide their contractor a sheet with the trees proposed for retention and
removal clearly marked. The following regulations shall be included on that sheet:
Unauthorized removal of trees shall result in at least one-and-one-half times (150 percent) of
the number of tree units removed. The trees removed shall be replaced with trees of the same
type, evergreen or deciduous. Native shrubs and ground cover shall also be replaced when
replacing tree stands due to unauthorized removal. Shrubs shall be one-gallon size planted four
feet on center spacing; ground cover shall be one-gallon size planted three feet on center
spacing. The shrubs and ground cover shall be planted within the limits of the previous tree stand
canopy.
A property owner may request removal of trees required to be retained pursuant to this chapter
by applying for a clearing permit with a replanting plan. Trees will be approved for removal only
if they meet the hazard tree requirements.
Failure to retain, replace or transplant trees will be enforced as follows; provided, that any fine
shall be no less than three times the value of the trees, as determined by the current standards
of the International Society of Arboriculture. The city has the authority to administer the
following; stop work orders, injunction or abatement or any other appropriate action in courts
and/or a civil infraction, subject to enforcement and fines.
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Exception to discretion statement above: Any tree identified on a development project’s
required landscaping plan as retained and given a monetary value per subsection G.3.a.iii of this
section that is removed, or dies during the surety period due to improper protection during
construction, shall be subject to an automatic fine of three times the tree’s stated value. All of
the project’s active permits shall also be suspended until the fine is paid and all restoration work
completed.
45. Parking space and aisle dimensions shall meet the design standards in BIMC 18.15.020.J.
Spaces for compact cars shall not exceed 30% of the amount of spaces.
46. A minimum of 13 bicycle parking facilities are required to be provided prior to certificate of
occupancy of the school.
47. Prior to the issuance of the building permit, a well decommission application shall be reviewed
and approved by the Kitsap Health District.
48. Minor adjustments to an approved major conditional use permit or site plan review may be made
after review and approval by the director. Minor adjustments are those that entail small changes
in dimensions or siting of structures or the location of public amenities, but do not entail changes
to the intensity or character of the use.
49. Major adjustments to an approved major conditional use permit or site plan review require an
amended application and shall be processed in the same manner as a new conditional use or site
plan review application. Major adjustments are those that change the basic design, intensity,
density, and/or use.
Staff Analysis
LAND USE CODE ANALYSIS
I. FINDINGS OF FACT
1. Site Characteristics:
Tax Assessor Information:
A. Tax Lot Numbers: 032402-2-004-2005
B. Owners of Record: Bainbridge Island School District
C. Lot Size: 12.17 acres or 967,742 square feet
D. Land Use: Educational, Public School
2. Terrain: The western half of the Site, occupied by the existing school building, parking areas, and
south playfield, slopes gently to the southwest from Elevation 276 feet (North American Vertical
Datum 88) down to Elevation 266 feet. The eastern portion of the Site is separated from the
western portion of the Site by a 10-foot-tall, west-facing, 25 percent slope (14 degrees). East of
this west facing slope and across the eastern portion of the Site, the topography is generally flat.
3. Soils: Soil mapping indicates that is the predominant soil type on the site is Kapowsin gravely ashy
loam, 0 to 6% with the exception of the southeast area, which is classified as Kapowsin gravelly
ashy loam, 6 to 15% slopes (Soil Survey of Kitsap County Area, Washington; U.S. Department of
Agriculture, Soil Conservation Service, 1977).
4. Existing Site Development: The Site is currently developed with the Captain Johnson Blakely
Elementary School occupying the western and southern portions of the Site. The one-story,
41,259 square-foot school was constructed in 1963. Playfields occupy the eastern and southern
portions of the Site. The existing school facilities will be kept open and occupied during the design
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and construction of the new elementary school, with anticipated demolition date during the
summer of 2019.
Maps:
Vicinity Map Surrounding Area Existing School
5. Proposed Access: The proposed development will be accessed from Blakely Avenue NE, with a
new access drive proposed directly across from Baker Hill Road.
6. Public Services and Utilities: Two abandoned drainfields are located in the southwest corner and
southeast corner of the Site beneath grass-covered playfields. The school is currently served by
the City of Bainbridge Island (COBI) public sewer. A water main extends through the Site from
west to east, passing south of the existing school building; this water line is also present along the
northern half of the Site along the east boundary. A well that is required to be decommissioned
also exists on the property.
7. Zoning/Comprehensive Plan Designation: The subject property is zoned R-0.4 and OSR-0.4.
8. Surrounding Zoning/Comprehensive Plan Designation:
A. North: R-0.4, One unit per 2.5 acres
B. South: R-0.4, One unit per 2.5 acres
C. East: R-0.4, One unit per 2.5 acres
D. West: R-1, One unit per 1 acre
9. Surrounding Uses:
A. North: Islandwood
B. South: Islandwood
C. East: Islandwood
D. West: Blakely Avenue NE and single family residential
Surrounding Zoning Map
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II. HISTORY (INTENDED TO REFLECT THE SPR & CUP, HMP HISTORY PROVIDED BELOW UNDER HMP SECTION)
1. A pre-application conference was held on March 14, 2017
2. A public participation meeting was held on March 6, 2017
3. The Design Review Board reviewed the project on March 6, 2017
4. The Historic Preservation Commission discussed the project on March 2, 2017
5. The application was submitted on April 20, 2017
6. The project was noticed on May 26, 2017 with the comment period ending on June 9, 2017
7. The project was renoticed on July 21, 2017 to address changes to the alignment of the driveway
and the revised Habitat Management Plan with the comment period ending on August 4, 2017.
8. The project was reviewed by the Design Review Board (DRB) on the following dates; March 6,
2017 and September 11, 2017
9. The project was heard before the Planning Commission on October 18 and October 26, 2017
10. The City issued SEPA MDNS on November 1, 2017 and the appear period ended on November
15, 2017. No appeals were filed.
III. PUBLIC/AGENCY COMMENT
1. Public Participation/Comment.
A pre-application conference and a public participation meeting were held between the City and
the community in Mach 2017. Questions ranged from technology in the classroom, to outdoor
play during construction and construction impacts to the neighborhood.
During that meeting, the district said they will create a plan with the Fire Department and will
notify neighbors for updates on construction and potential impacts to the neighborhood. This has
been added as a condition of approval (Condition 16).
Public comments were also received during the public commenting period. The following section
provides a compilation of comments and staff’s review of some of the concerns expressed.
Comment: Public comments were received with concerns about the potential impacts to the
wetland and the buffer. There were comments that the proposed mitigation is insufficient. There
were also concerns about the trees selected for preservation and that certain trees (fruit and a
Japanese Maple) should have been preserved. More detailed description of the City review and
analysis on the impacts to the wetland are included in the HMP section.
A Agency Comment.
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A. Fire Marshal: The applicant began coordinating early with the Fire District to meet fire code
and access requirements. The fire access road has been revised since submittal to minimize
impacts to the wetland buffer while still meeting the fire access requirements. On February 24,
2017, the fire marshal submitted the following comments (reference doc K): the project shall
comply with all applicable provisions of the adopted Fire Code and; 2. Fire flow is required for this
project and shall be not less than 1500 gpm and shall be demonstrated to the satisfaction of the
Fire Marshal. 3. Current fire flow shall be maintained to the existing school until demolition; 4.
Proposed location of FDC is acceptable at this time. Final location to be approved by the Fire
Marshal; 5. Proposed fire apparatus access roads and hydrant locations appear acceptable at this
time; 6. A three-foot clearance shall be maintained around all fire department appliances and a
clear access shall be maintained. The project is conditioned to meet the fire code and fire flow
requirements at building permit (Condition 39).
B. Department of Ecology: The Department of Ecology sent a comment letter during the SEPA
comment period specific to the potential dangerous wastes that are often generated when older
buildings are demolished. Ecology made specific suggestions related to the mercury containing
fluorescent lamps, asbestos and lead. Specifically, the “Mercury-Containing Lights - Proper
Disposal” law, Chapter 70.275 RCW, requires that all persons, residents, government, commercial,
industrial, and retail facilities and office buildings must now recycle their end-of-life mercury
containing lights. Prior to demolition the structure must be evaluated for asbestos. Buildings
intended for demolition need to be evaluated and possibly tested for lead concentrations to
determine if they exceed dangerous waste thresholds. If the structure or its lead-bearing
components designate as hazardous waste, all related debris must be managed appropriately and
cannot be disposed of as municipal trash (Condition 7).
C. Kitsap County Health District:
The Health District submitted a ‘no comment’ letter of May 15, 2017. During review of the building
permit, the Health District required the existing well to be decommissioned prior to the issuance
of the building permit for the school.
D. Historic Preservation Commission:
The Historic Preservation Commission (HPC) discussed the proposed demolition of the school
building at their regularly scheduled meeting on March 2, 2017. The School District relayed to the
Commission that the building was originally given an average 20 to 30-year life span and the
average maximum capacity for school buildings is 50 years. It was also expressed that the school
has a maximum capacity of 350 students, is overcrowded and utilizing portable buildings for the
overflow. The Commission suggested mitigation of photographs of the original building in the
library (Condition 10).
F. Development Engineer: The City’s development engineer completed a preliminary review of
the project on October 13, 2017. The Engineer recommended approval with conditions to address
facility extension, traffic, roads, utilities, stormwater and necessary permits (Conditions 16, 18 -
30 - 35)
STORMWATER: The applicant submitted a preliminary drainage report dated April 19, 2017. Flow
control for the proposed development consists of three below grade detention vaults and one
detention pond. One will be located southeast of the site within the courtyard area to collect a
portion of the proposed roof. The second vault and detention pond will be a part of a two-train
system located south of the site within and adjacent to the bus loop area and will collect the
majority of the proposed improvements. The third vault will be located at the northwest of the
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site to within the parent drop-off loop and collect a large portion of the parent drop-off area.
These facilities will be referred to as the “Courtyard Detention Vault, the “South Detention Vault
and Pond”, and the “Northwest Detention Vault” throughout this report. The South and
Northwest detention facilities will have preceding bioretention, providing water quality treatment
as well as function as on-site stormwater management Best Management Practices (BMPs). There
two portions of the proposed site that naturally drain away from the detention facilities. There is
approximately 5,685 SF of proposed surface that will sheet flow to the northeast wetlands within
the Eagledale watershed. Another portion of the proposed site, totaling 3,715 SF of proposed
surfacing will be dispersed to the adjacent forested areas to the south of the site. New plus
replaced impervious surfaces in these basins will be mitigated by permeable grass pavers and
sheet flow dispersion BMPs.
TRAFFIC REPORT: The traffic analysis was incorrectly based on the potential of 600 students,
which could occur under a subsequent addition, rather than the current proposal to have students
equal to or slightly less than the current enrollment. The report made recommendations to meet
concurrency at the Blakely Avenue NE at NE Bucklin Hill Road intersection based on 600 students
rather than 450. It was determined that the proposed school will not increase student enrollment
and there is no requirement for mitigation at the surrounding intersections for this proposal.
2. Design Review Board.
The Design Review Board (DRB) reviewed the application at a meeting during the pre-application
phase the application phase. The DRB review was two-fold: to review the proposal for consistency
with the City’s commercial/mixed use design guidelines; and to make general site and building
design recommendations.
The original review and discussion between the DRB and the Board occurred on March 6, 2107
and centered primarily on the proposed entrance/exit driveway for the school. The DRB strongly
suggested that the Board realign the driveway to directly opposite of the Baker Hill Road
intersection. The Board was concerned that this would impact utilities, result in additional clearing
of trees and stormwater requirements. Following the meeting, the Board redesigned the access
drive that was later reviewed by the Board.
The second meeting was held on September 11, 2017. The DRB approved the re-design with the
following conditions: add a footpath from the southwest corner of the site to access the east side
of the bus parking area and to further develop the landscaping plan in the main entry “spine” of
the campus.
IV. COMPREHENSIVE PLAN GOALS AND POLICIES
Capital Facilities:
Policy CF 1.2 Coordinate with other capital facilities service providers to keep each entity current,
maximize cost savings, and schedule and upgrade facilities efficiently. In general, it is the policy of
the City to transfer parklands to the Park District whenever desirable and practical. The School
District and the City met early in the review process to understand the opportunities and
constraints and process including timeline to create a shared understanding.
Economic Element:
Policy EC 4.4 Promote Bainbridge Island as a family-friendly community with high quality schools,
recreational opportunities and a safe, clean environment. The School District is interested in
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replacing a high quality school while providing recreational opportunities on an existing, disturbed
site that has a Class I/II wetland buffer and a fault hazard.
Land Use Element:
Goal: Develop context-sensitive regulations for residential development in areas designated R-2, R-1
or R-0.4, in order to limit clearing, soil disturbance, promote low impact development and reconcile
development and conservation. The District has made changes to their original plan to reduce the
amount of clearing and lessen the impacts on the portions of the high quality buffer by reducing
and relocating the proposed fire access and reducing the amount of trees proposed for removal. To
offset the impracts, the school has been conditioned to meet mitigation measures that are found
to increase the functions and values of the existing buffer by planting an almost equivalent area of
forest to building/impervious surface.
Policy LU 18.1 It is the policy of the City to cooperate and coordinate with all other governmental
entities which serve the people of Bainbridge Island. The School District and the City have
coordinated schedules to review the project and be sensitive to milestones and timelines.
Environmental Element:
Policy EN 1.2
Taking into account the present and future need to reduce the potential for personal injury, loss of
life, or property damage due to flooding, erosion, landslides, seismic events, climate change or soil
subsidence, properties adjoining or adjacent to critical areas must be developed in observance of the
following principles in descending order:
• Avoid the impact if possible.
• Minimize or limit the degree or magnitude of the action and its implementation by using
appropriate technology to avoid or reduce impacts.
• Reduce or eliminate the impact over time by preservation and maintenance operations during
the life of the action.
• Rectify by repair, rehabilitation or restoration of the affected environment.
• Compensate for unavoidable impacts by replacing, enhancing or providing substitute
resources or environments.
Policy EN 9.1
• Consider the best available science in mapping these high-risk areas and in regulating and
permitting land use activities in areas that have a heightened risk from earthquakes such as
liquefaction areas and fault rupture zones, tsunami or other geological hazards.
• Policy EN 1.7 To protect the island’s ecosystems, discourage the use of neonicotinoid
pesticides.
The city has reviewed the application for consistency with the policies of the environmental
element in regards to the wetland buffer and fault hazard areas on-site. The City has found that
the proposed project does meet the environmental element policies with the proposed
mitigation to the wetland habitat buffer. The City has found that based on the geotechnical
engineer analysis provided by the District, the location of the school as conditioned meet the
policy for reducing earthquake risk to the school building.
V. LAND USE CODE ANALYSIS
1. BIMC 16.20 Critical Areas, Seismic Hazard – Fault Hazard Area
The Site is located in a seismically active area and is within the Seattle Fault zone, a shallow crustal
tectonic structure that is considered active (meaning it has the potential to cause earthquakes in
the future). The recurrence interval of earthquakes on this fault zone is believed to be on the
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order of a thousand years or more. The Site also lies within the zone of strong shaking from
subduction zone earthquakes. The recurrence interval of these earthquakes is thought to be on
the order of about 500 years. The most recent subduction zone earthquake occurred in 1700.
Deep intraslab earthquakes also occur in the region every decade or two, including the 2001
Nisqually earthquake. These earthquakes are generally less severe than the shallow crustal and
subduction zone earthquakes, but have the potential to cause damage to older structures built
before modern seismic codes were enacted, and those in liquefaction sensitive areas
BIMC 16.20.150, Geologically Hazardous Areas Fault Hazard Area, a seismic hazard area: Seismic
hazard areas” means areas subject to severe risk of damage as a result of seismic induced ground
shaking, or surface faulting. While ground shaking is the principal risk because the entire island
will shake significantly, severe damage will occur where slope failure, liquefaction, and settlement
are induced by the shaking and surface rupture is created by fault movement. The following areas
are considered seismic hazard areas:
Fault Hazard Areas. Areas of known surface rupture or significant surface deformation as a result
of an active fault movement, including 50 feet on either side. The Municipal Code requires a 50-
foot setback from known active faults. While the preliminary investigation by Aspect did not
identify an active fault on the Site, the inherent uncertainty and limitations associated with past
site grading, vegetative cover, and isolated explorations indicated it would be prudent to site
the proposed school building as far north as practical. At a minimum, they recommend siting
the proposed school building a distance of 50 feet north of the southern site boundary. The
proposed placement of the school meets this minimum distance requirement.
Fault Hazard. The applicant shall provide a geologic/geotechnical analysis containing information
specified by the city engineer that documents the presence or absence of any surface deformation
on the site in areas mapped by the city. If deformation is located, the applicant shall provide a
geotechnical analysis containing information specified by the city engineer, which concludes that
the development proposal as mitigated meets the standards of this section. In the opinion of
Aspect, design of the new structures in accordance with the current version of the International
Building Code (IBC) will mitigate seismic hazards to acceptable risk levels (Condition 15).
WETLAND BUFFER: The adjoining Islandwood property, east, northeast of the site has a large
wetland area with the eastern boundary of the Blakely School site containing portions of a 300-
foot Category I/II Wetland buffer (consisting of a 100-foot inner water quality buffer and a 200-
foot habitat buffer).
Currently, the buffer consists of forest/shrub cover, lawn play areas and the existing school and
hardscape. Construction proposed within the buffer includes: a new waterline connection within
an existing waterline easement that will be trenched and connected to the proposed school
building, a fire lane and portions of the proposed school for a total of approximately 34,200 square
feet.
The applicant applied for a Habitat Management Plan in order to construct within the Category
I/ii wetland habitat buffer (200 foot buffer).
HISTORY OF HMP ITERATIONS (DATES):
1. The original HMP was submitted on 7/1/2017.
2. The City drafted comments on the plan on 7/16/2017.
3. Following a meeting with the City, the District provided a revised HMP on 7/19/2017.
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4. The HMP was routed to the Environmental Technical Advisory Committee (ETAC), the
Washington Department of Fish and Wildlife (WDFW) and the Suquamish Tribe.
5. The City recommended a revised amount of mitigation on 9/22/2017.
6. The District submitted a revised plan on 9/25/2017.
7. The City routed the revised plan to ETAC, WDFW and the Tribe.
8. The City received comments from ETAC members (10/6/2017 & 10/9/17) and WDFW
(10/11/2017).
9. A revised plan was submitted by the District to the City on 10/11/2017.
10. The City made a determination that the plan did not satisfactorily demonstrate that the
habitat functions and values will be improved by implementation of the proposal on
10/12/2017.
11. Following the October 18, 2017 Planning Commission meeting, an addendum to the Critical
Aras Habitat Management Report by Raedeke was submitted on October 25, 2017.
12. On October 26, 2017, the City performed a habitat buffer functional assessment and
determined that the amount of mitigation was adequate and made recommendations
moving forward.
DESCRIPTION OF HMP VERSIONS:
The first revised plan (dated 7/19/2017) following an initial review by Staff and conversations
with the District’s wetland biologist proposed the following mitigation: 3,595 square feet of native
northwest forest canopy, 8,200 square feet of meadow plantings and 32,270 square feet of no
mow fescue and 20,096 square feet of proposed conservation area along the northern boundary.
Following the procedures in the Code, the City routed this application for review to the
Environmental Technical Advisory Committee (ETAC), the Washington Department of Fish and
Wildlife (WDFW) and the Suquamish Tribe. Additionally, the City received comments from our
Senior Planner, a former wetland biologist. Collectively, the comments expressed concerns that
the proposal was inadequate. The City shared the comments and expressed their concerns with
the District. The City suggested an amount of mitigation (9/22/2017) that would satisfy the
requirements of the HMP that included approximately 35,000 square feet of northwest canopy.
Following that meeting, the District submitted a revised plan (dated 9/25/2017) that was
composed of the following: 14,055 square feet of native forest mitigation plantings, 30,010 square
feet of no mow fescue/drought tolerant lawn and 20,096 square feet of proposed conservation
area along the northern boundary.
Again, the City routed the revised plan to ETAC, WDFW and the Tribe. Some members of ETAC
performed a site visit. Additionally, the plan was reviewed by our Senior Planner. Again, the plan
was found to inadequate.
A revised plan was submitted by the District on 10/11/2017 that was composed of the following:
14,794 square feet of native forest mitigation plantings, 54,875 square feet of no mow
fescue/drought tolerant lawn and 40,081 square feet of proposed conservation area along the
northern boundary.
A final plan was submitted on October 25, 2017 by Raedeke Associates, Inc. composed of the
following: 29,968 square feet of buffer restoration/enhancement to establish a full native
forest/shrub community within the degraded portions of the habitat and water quality buffers
that now consist of the lawn and play areas.
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For reference, the HMP regulations are included in full below.
BIMC 16.20.060 Habitat management plan.
A. General. A habitat management plan shall comply with the requirements of this section, and shall
clearly demonstrate that greater protection of the functions and values of critical areas can be achieved
through the HMP than could be achieved through providing the prescribed habitat buffers. The director
shall prepare performance standards and monitoring guidelines for habitat management plans, including
a program for city oversight of such plans. Once the standards and guidelines are in place, an applicant
may propose to implement an HMP as a means to protect habitat buffers associated with wetlands and/or
fish and wildlife conservation areas.
B. Intent. HMPs are primarily intended as a means to restore or improve buffers that have been degraded
by past activity, and should preserve, and not reduce, existing high quality habitat buffers. While not
primarily intended as a means to reduce buffers, the HMP may propose a reduction of the habitat buffer
width where it is shown that the HMP will comply with the other requirements of this section. An HMP
shall not reduce the prescribed water quality buffer width as listed in BIMC 16.20.130 and 16.20.160 under
any circumstance. According to the report provided by Raedke, the portion of the buffer that is currently
used as lawn and play area has greatly reduced functions of the habitat functions and valued. The act
of mowing traps plant species in a state of immaturity never giving the species an opportunity to
function at its most efficient and mature state. The play area generates noise pollution that may impact
species utilizing the area. The Districts proposal includes additional forested area (29,968 square feet)
that exceeds the amount of new buildings/hardscape (26,126 square feet).
C. Effect of Buffers. An HMP shall provide habitat functions and values that are greater than would be
provided by the prescribed habitat buffers. When habitat buffers are a component of an HMP, they shall
be at least the minimum size necessary to accomplish the objectives of the HMP. The HMP may propose,
but the city shall not require, a habitat buffer containing a greater area than is required by the prescribed
habitat buffer. “Buffer” means an area adjoining to and a part of a critical area that is required for the
continued maintenance, functioning, and/or structural stability of that critical area, or an area adjacent
to a stream or wetland that (a) surrounds and protects the functions and values of the stream or
wetland from adverse impacts, (b) is an integral part of a stream or wetland ecosystem, and (c) provides
shading, input of organic debris and coarse sediments, room for variation in stream or wetland edge,
habitat for wildlife, and protection from harmful intrusion, to protect the public from losses suffered
when the functions and values of the wetland or stream are degraded. The prescriptive habitat buffer
is 148,362 square feet.
D. Impact Mitigation – General. The HMP shall encompass an area large enough to provide mitigation for
buffer reduction below the standard required buffers, and shall identify how the development impacts
resulting from the proposed project will be mitigated. The developer of the plan shall use the best
available science in all facets of the analyses. The Washington Department of Fish and Wildlife Priority
Habitat and Species Management Recommendations, dated May 1991, and/or bald eagle protection rules
outlined in WAC 232-12-292, as now or hereafter amended, may serve as guidance for this report. For
habitat management plans addressing wetland buffers, Method for Assessing Wetland Functions, Ecology
Publication No. 99-116 shall be used for guidance in determining function equivalency. The report
indicates the school will provide the following mitigation measures:
1) Enhancement of degraded on-site portions of the Wetland 18 buffer through
installation of native trees, shrubs, low cover, no-mow, and low-mow areas;
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2) Removal of Himalayan blackberry from the on-site wetland buffer located on the
site property where areas are to be planted;
3) Implementation of stormwater management on a site that does not currently have
any stormwater management;
4) Construction of the fire lane with a combination of grass and concrete to promote
infiltration of runoff within the wetland basin;
5) Installation of trails limited to 5-feet wide within the buffer will be oriented to
avoid tree removal and be constructed of pervious materials (i.e. mulch);
6) Native understory vegetation would be retained to the greatest extent feasible
during construction;
7) Invasive species would be removed in all locations of buffer disturbances;
8) The new proposed trails and learning areas would be for educational purposes
within the buffer and restricted to those conditions
E. HMP Review. All habitat management plans shall be submitted to the Washington State Department of
Fish and Wildlife habitat biologist and to the Suquamish Tribe for review and comment. Within that same
time frame, the city’s environmental technical advisory committee shall be asked to review the HMP and
provide comments. The original and revised HMP proposals were reviewed by the Washington State
Department of Fish and Wildlife, the Suquamish Tribe, the city’s environmental technical advisory
committee, as well as the City’s Senior Planner, a former wetland biologist. The review comments from
these agencies, committee and staff resulted in various iterations of a HMP, with a final addendum
submitted on October 25, 2017 that was found to meet the HMP criteria.
F. Map. The habitat management plan shall contain a map prepared at an easily readable scale, showing:
1. The location of the proposed development site;
2. Property boundaries;
3. The relationship of the site to surrounding topographic, water features, and cultural features;
4. Proposed building locations and arrangements;
5. A legend which includes a complete legal description, acreage of the parcel, scale, north arrow, and
date of map revision.
G. Report. The habitat management plan shall also contain a report which contains:
1. A description of the nature and intensity of the proposed development; The proposed development in
the wetland buffer is 26,126 square feet of school building and hardscape (24,323 building and 1,803
square feet of paths, impervious area and walkways) within the 160,394 square foot prescriptive
wetland buffer (habitat and wetland) and 5,579 square feet of grass paving for the fire lane . The
proposed school is in the habitat buffer and the HMP proposes to mitigate within both the water quality
and habitat buffer.
2. An analysis of the effect of the proposed development, activity or land use change upon the wildlife
species and habitat identified for protection. If the habitat management plan is addressing wetland
habitat, the analysis shall compare an assessment of wildlife habitat suitability of the wetland applying
standard buffers with an assessment of habitat suitability as proposed using Method for Assessing
Wetland Functions, Washington State Department of Ecology (if available for the specific
hydrogeomorphic classification); The proposed (revised plan) achieves greater function by preserving
existing high functioning (forest/shrub) habitat, and enhancing currently low functioning habitat (lawn
and areas dominated by invasive species) by planting native forest/shrub plantings. The area of
enhancement (29,968 sf) exceeds the total area of proposed impervious surfaces within buffer (26,126
sf). Under existing conditions, the overall prescribed buffer consists of 45.8% relatively high functioning
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buffer of forest/shrub cover; the rest (54.1%) is highly degraded, low functioning (building/hardscape
and heavily used lawn). Under the proposed plan, implementation of the proposed forest/shrub
plantings would increase the area of higher functioning buffer over time to a total of over 60% of the
300‐foot buffer, and the rest would consist of lawn or other landscaping (including a vegetated,
permeable fire lane and proposed buildings, paths, and trails).
3. A plan which identifies how the applicant proposes to mitigate any adverse impacts to wildlife habitats
created by the proposed development. For wetland or other habitats protected by this chapter, the
application shall show, using the appropriate function assessment methodology, that habitat functions
and values are greater after the development than would occur had the prescribed buffers been provided
(see mitigation plan requirements, BIMC 16.20.110); The City found that the proposed mitigation
provides habitat functions and values greater after the development than would occur had the
prescribed buffers been provided. This determination was based on an analysis using the credit debit
method, which establishes the amount of mitigation needed (debit) by multiplying the area of impact
by the score for each function then compares it to the mitigation proposed (credit). The method is based
on the Washington State Wetland Rating System for Western Washington.
4. All review comments received from a habitat biologist from the Washington State Department of Fish
and Wildlife (WDFW) and the Suquamish Tribe. If the HMP recommends mitigation involving federally
listed threatened or endangered species, migratory waterfowl or wetlands, the U.S. Fish and Wildlife
Service shall receive a copy of the draft HMP; The project was reviewed by WDFW and the Suquamish
Tribe.
5. For properties subject to the provisions of the city’s shoreline master program, Chapter 16.12 BIMC, a
site-specific analysis of the project’s impact on shoreline fish and wildlife habitat, as currently required by
the SMMP, utilizing the provisions for environmentally sensitive areas as provided in Exhibit A in BIMC
16.20.260; The property is not subject to the shoreline master program.
6. The HMP shall specifically address, as appropriate, the following:
a. Enhancement of existing degraded buffer area and replanting of the disturbed buffer area with native
or equivalent vegetation; Degraded play areas within the buffer total approximately 66,122 square feet
(3,595 square feet of the water quality and 62,527 square feet of the habitat buffer) and consist of
regularly mowed lawns with some areas of bare ground that are heavily used by students and staff.
Contiguous forested areas in the buffer total 73,508 square feet (approximately 65,088 square feet in
the habitat buffer and 8,420 square feet within the water quality buffer). The proposed buffer
restoration/enhancement area will encompass approximately 29,968 square feet within the overall
buffer area. The area will provide plantings to establish a full native forest/shrub community within the
degraded portions of the habitat and water quality buffers. In addition, the buffer enhancement area
would extent into the edges of the existing forest/shrub cover on the northwestern portions of the
restoration area. In these locations, where the restoration overlaps into existing forest area to remain,
thickets of invasive Himalyan blackberry and installation of infilll plantings may occur where needed.
Additionally, areas around the proposed buildings, pathway, and fire lane that are within the buffer,
outside of the proposed buffer restoration/enhancement area, would be planted with an eco-lawn
mixture of grasses.
b. The use of alternative on-site wastewater systems in order to minimize site clearing;
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c. Infiltration of stormwater where soils permit; All stormwater is proposed to be managed and
redirected from impervious surfaces to approved stormwater management facilities located outside of
and west of the standard critical area buffers.
d. Retention of existing native or equivalent vegetation on other portions of the site in order to offset
habitat loss from buffer reduction; The plan proposes additional forested area that exceeds the
proposed amount of new buildings/hardscape (new forest: 29,968 square feet, buildings/hardscape:
26,126), and no mow fescue (25,213 square feet) for a total restoration/improvement area of 60,760
square feet (existing and new forest plus 5,579 square feet).
e. The need for fencing and signage along the buffer edge. The applicant proposes and the city
recommends fencing along the perimeter of the buffer area.
H. Mitigation Measures. Possible mitigation measures to be included in the report, or required by the
director, could include, but are not limited to:
1. Establishment of buffer zones;
2. Preservation of critically important plants and trees;
3. Limitation of access to habitat areas;
4. Seasonal restriction of construction activities;
5. Establishing phased development requirements; and
According to the report from Raedeke dated October 25, 2017, the following mitigation measures were
applied to this project:
The proposed plan avoids direct adverse impacts to existing high functioning forest/shrub habitat in the
buffer, including the inner water quality buffer.
• The proposed total area of impervious within the buffer (26,126 sf) would be mitigated in part
by buffer restoration and enhancement planting approximately 29,968 sf, with native
forest/shrub plantings, which consists of existing heavily used lawn area, in the inner portions
of the buffer. This would greatly increase the total area of native forest/shrub cover over time,
increasing the area of higher functioning wildlife, compared with existing conditions or with
continued retention of degraded, fallow conditions.
• Enhancement via plantings of native forest/shrub cover is proposed within portions of the
water quality and inner portions of the habitat buffer, contiguous with existing forest habitat,
where they would have the most benefit in improving habitat functioning, consistent with best
available science on wetland buffer functioning (e.g., Granger et al. 2005, Hruby 2013; Sheldon
et al. 2005); with successful development of the proposed forest/shrub buffer restoration and
enhancement plantings (totaling 29,968 sf), the minimum width of forest/shrub cover in the
buffer would increase significantly compared with current conditions or if the existing degraded
areas of the buffer were left to go fallow.
• Proposed buildings/hardscapes would be located in the outer portions of the prescriptive
buffer, entirely outside the wetland drainage basin in areas that are currently low functioning;
the proposed buildings and associated features would not impact any areas of currently high‐
functioning buffer; thus the proposed building and hardscape area would have no measureable
impact on hydrologic or water quality conditions within the off‐site wetland.
• Existing paved play areas within the wetland buffer (nearest edge approx. 120 feet from the
wetland boundary) would be removed, portions of which currently occur within the drainage
basin of the wetland, and soils decompacted and planted with either native forest/shrub within
the buffer restoration area or with native “eco‐lawn”, which would promote infiltration of
stormwater runoff, thereby help to enhance water quality protection within the buffer and thus
help to protect habitat functions of the off‐site wetland. Under the proposal, the nearest
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hardscape edge to the wetland would increase from 120 feet under current conditions to
approximately 190 feet for the nearest proposed building corner or walkway.
• The Proposed fire lane within the buffer (totaling 5,579 sf) is reduced in width from standard
requirements (while still meeting fire access requirements) and proposed to consist of
permeable surface (such as “Grasspave” or equivalent), to further promote infiltration of
stormwater runoff and vegetation for habitat.
• Stormwater runoff from the proposed building directed away from wetland (mostly already
outside wetland drainage basin) and routed through water quality treatment and detention
facilities. The net on‐site area that drains to the wetland would remain the same as under
current conditions, thereby avoiding adverse hydrologic impacts and maintaining hydrologic
conditions within the wetland.
• The existing waterline easement that is currently compacted lawn will be planted with shallow
rooting shrub and/or understory plantings within the restoration planting area. Adaptive
management during maintenance activities associated with the easement could involve
invasive species treatments (removal) and restoration with native species plantings consistent
with this plan.
• The proposal includes demarcation of the boundary of the proposed modified buffer area,
encompassing existing forest/shrub habitat as well as the proposed restoration/enhancement
areas with fencing and signage in a manner consistent with BIMC code requirements, with
specific details to be determined in coordination with City staff.
• To the extent feasible, the proposed project would employ mitigation measures similar to those
outlined in Table 7 in BIMC 16.20.160.D(6) to further minimize potential impacts from light,
noise, toxic runoff and human disturbance. Examples include:
o Light – exterior building lighting within the buffer would be shielded and oriented to avoid
light shining into the buffer areas or the off‐site wetland
o Noise and Human Disturbance – human activity within the designated buffer would be limited
via proposed fencing and signage, and shifting of primary play areas into the proposed playfield
located mostly outside the buffer or in the outermost portion at the base of a forested slope
(more than a 10‐foot separation at ground surface elevation between the toe and top of slope).
Primary access to the portions of the buildings that extend into the buffer would be located on
the south and west sides, outside the buffer.
o Toxic Runoff – no toxic runoff would be directed toward the wetland; stormwater runoff from
impervious surfaces would be directed away from the wetland. Increased area of native
forest/shrub cover, with decompacted and revegetated soils to promote better infiltration
compared with current conditions.
o Change in Water Regime – the net area within the drainage basin of the wetland within the
buffer would remain the same, compared with existing conditions, thus avoiding changes to
hydrologic conditions within the wetland (LPD Engineering PLLC 2017).
6. Monitoring plan for a period necessary to establish that performance standards have been met.
Generally this will be for a period of seven to 10 years. The purpose of the monitoring program are: (1)
to document physical and biological characteristics of the enhanced wetland buffers, and (2) to ensure
that the goals and objectives comply with permit specifications (Josselyn et al. 1990). The monitoring
process would consist of three distinct phases: (1) construction monitoring; (2) compliance monitoring;
and (3) long-term monitoring. Monitoring reports would be submitted to the City of Bainbridge Island
as soon as possible after the monitoring has been completed, with a target date of December 31 of each
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monitoring year, for a period of seven years. A restoration maintenance assurance device shall be
submitted and accepted prior to the completion of the restoration and shall be held during the
monitoring period.
I. HMP Adequacy. The HMP shall demonstrate to the satisfaction of the director that the habitat functions
and values are improved by implementation of the HMP. If there is a disagreement between the director
and the applicant as to the adequacy of the HMP, the issue of plan adequacy shall be resolved by
consulting with the Washington Department of Fish and Wildlife for HMPs relating to streams or the
Washington Department of Ecology for HMPs relating to wetlands. If the state agencies are not available
in a timely manner, the applicant may choose to have the city refer the HMPs to a third party consultant
at the expense of the applicant. After consultation with such state departments or third party consultant,
the director shall make a final decision on the adequacy of the HMP. The director agrees that the
proposed October 25, 2017 plan demonstrates that the habitat functions and values are improved with
the implementation of the HMP.
J. Timing. An HMP must be developed and approved either prior to preliminary plat approval or issuance
of the building permit, as applicable, and must be implemented before the city grants either final plat
approval or an occupancy permit, as applicable. Prior to building permit issuance, the District shall
submit a revision to Section 8.0, Wetland Buffer Mitigation Plan, of the July 19, 2017 Critical Areas and
Habitat Management Report (HMP) prepared by Raedeke Associates, Inc. that includes: Project
revisions provided in the October 25, 2017 Addendum to the HMP prepared by Raedeke Associates, Inc.
The mitigation plan shall include an updated figure depicting the “restoration planting area” of
approximately 30,000 square feet including native species appropriate to the site and sufficient to
provide wetland protection and forested buffer functions. The mitigation plan shall be in substantial
compliance with BIMC 16.20.110 – Mitigation Plan Requirements and guidance provided in Wetland
Mitigation in Washington State: Part 2 - Developing Mitigation Plans (Version 1, March 2006,
Publication #06-06-011b); and recommendations as provided in the Habitat Buffer Functional
Assessment prepared by City staff dated October 26, 2017; including; 1) Ensure measures to minimize
impacts of adjacent land use are required to the extent feasible; 2) Maximize structural diversity in
planting plan; consider adding emergent or groundcover species; 3) Increase number of plant species in
planting plan; 4) Consider enhancement to existing forested habitat buffer; 5) Include special habitat
features; e.g., downed large woody debris in restoration planting area; 6) Require low -impact fencing
at edge of restoration planting area (in accordance with Condition 4, above); 7) Further refine non-
planting mitigation measures (e.g.; soil amendment, invasive species removal); and 8) Explore potential
to provide shrub plant community instead of “ecolawn”.
K. Performance Surety. The director may require that the applicant provide a performance surety to
ensure conformance with mitigation requirements of the habitat management plan pursuant to BIMC
16.20.180. (Ord. 2005-03 § 2, 2005) A mitigation plan is required to address impacts to the wetland and
associated buffer. A monitoring report shall be submitted annually, for a period of seven (7) years. A
restoration maintenance assurance device shall be submitted an accepted prior to the completion of
the restoration and shall be held during the seven year monitoring period pursuant to BIMC 16.20.180
(performance and maintenance surety). The project is proposed mitigation plan shall meet these
requirements, including the maintenance assurity, prior to the issuance of a building permit for the
school (Condition 14).
Development Standards. The Code provides examples of measures that might be provided in to minimize
impacts of certain activities. To meet some of these recommended mitigation measures, the project is
conditioned to: limit the amount of lighting to the rear of the school to limit the amount of light
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intrusion into the wetland; install fencing to establish the buffer and limit intrusion into the wetland;
and record a covenant to limit the use of pesticides (Condition 13 & 40).
Fencing and Signs Wetland buffers shall be temporarily fenced or otherwise suitably marked, as required
by the director, between the area where the construction activity occurs and the buffer. Fences shall be
made of a durable protective barrier and shall be highly visible. Silt fences and plastic construction fences
may be used to prevent encroachment on wetlands or their buffers by construction. Temporary fencing
shall be removed after the site work has been completed and the site is fully stabilized per city approval.
The project is conditioned to provide temporary fencing prior to commencing construction and to
maintain the fencing until the work is complete and the site is fully stabilized (Condition 1-3).
The director may require that permanent signs and/or fencing be placed on the common boundary
between a wetland buffer and the adjacent land. Such signs will identify the wetland buffer. The director
may approve an alternate method of wetland and buffer identification, if it provides adequate protection
to the wetland and buffer (Condition 4 & 5).
BIMC 16.20.180 Performance and Maintenance Surety
The director shall decide when a performance surety is required. A performance surety shall not be
required when the actual cost of performance is less than $1,000. The project is conditioned to ensure
that the plantings are installed or an assurance device is secured prior to the issuance of a final on the
school (Condition 14). The District shall submit an annual report monitoring the plants to ensure their
survivability for a period of seven years after the plant installation. Any plants found to not survive shall
be replanted (Condition 14).
BIMC 16.20.190 Notice of title
The owner of any property with field-verified presence of critical area or buffer on which a development
proposal is submitted shall file for record with the Kitsap County auditor a notice approved by the director
in a form substantially as set forth in subsection B of this section. Such notice shall provide notice in the
public record of the presence of a critical area and buffer, the application of this chapter to the property,
and that limitations on actions in or affecting such areas may exist. The District shall submit a recorded
notice to title prior to the issuance of the building permit (Condition 40).
3. BIMC Title 18 Zoning
A. BIMC 18.06.020, Purpose of individual residential districts:
The purpose of the R-0.4 zone is to provide low-density housing in an environment with
special Island character consistent with other land uses, such as agriculture and forestry, and
the preservation of natural systems and open space. The low density of housing does not
require the full range of urban services and facilities. While the proposal is not residential,
schools are a conditional use in this zoning district and is the subject of this application.
B. BIMC 18.09.02 Use TABLE
Educational Facilities are a conditional use in the R-0.4 zoning district.
C. BIMC 18.09.030 Use-specific standards.
Applications to locate uses categorized as educational facilities, governmental facilities,
religious facilities, health care facilities, cultural facilities, or clubs in Table 18.09.020 in
residential zones shall be processed as major conditional use permits pursuant to BIMC.
Major conditional use criteria and analysis is provided below.
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D. BIMC 18.12.020-3, Standard Lot Dimensional Standards for Residential Zone Districts
a. Maximum Lot Coverage: The maximum lot coverage by educational buildings is 15%
(BIMC 2.16.110). The existing site is 12.17 acres or 530,125 square feet. The allowable
lot coverage is 79,159 square feet. The proposed lot coverage is 53,566 square feet (a
reduction of 2,874 square feet from the original proposal) or approximately 10.1%.
b. Minimum Setbacks. 25’ front yard (Baker Hill Road), 15 for each side yard and 25’ for the
rear yard. The proposed school building meets and exceeds the standard zoning
minimum setbacks.
c. Maximum Building Height. The base building height in this district is 30’. A 5’ bonus for
nonresidential uses is permitted with a conditional use permit. The school district is
proposing to have portions of the building just shy of 35 feet. This additional height is
subject to a conditional use permit.
2. BIMC 18.15 Development Standards and Guidelines
A. BIMC 18.15.010: Landscaping and Screening
a. Landscape Requirements by Zone District
Projects subject to the conditional use permit process may be required to exceed the
requirements of this chapter.
Nonresidential uses in residential districts require compliance with the following:
significant tree & tree stand retention, perimeter landscape, roadside buffer (only
adjacent to Hwy 305), parking lot landscaping, total site tree unit requirements, planting
requirements and irrigation & maintenance requirements.
b. Total retention, protection and replacement
Retention: Trees and tree stands located in the perimeter areas required to be
landscaped pursuant to subsections D and E of this section shall be retained and protected
as described in subsection C.4 of this section, unless an applicant can demonstrate during
the land use permit review process that the existing trees and vegetation will be
compromised after the development is complete, and would likely become hazardous as
described in subsection C.1.c of this section. If the applicant can demonstrate that hazard,
then new trees and vegetation may be planted pursuant to the planting standards of
subsection D.4 of this section. Perimeter landscape widths may be averaged to save
significant trees, but shall not be reduced to less than the allowed minimum perimeter
dimension.
c. Exceptions. Significant trees and tree stands may be removed if it is determined by a
consulting arborist who is certified by the American Society of Consulting Arborists, or a
TRACE certified professional as established by the PNW Chapter of the International
Society of Arboriculture, and whose services are paid for by the applicant, that the
vegetation is:
i. A safety hazard due to potential root, trunk, or primary limb failure, or due to exposure
of mature trees that have grown in a closed, forested situation; or
ii. Damaged, diseased, or standing dead trees.
The original site plan had trees proposed for removal from the southern boundary due
to the fire lane. However, after meeting with the fire marshal, the District modified their
plan to ‘tuck in’ the fire lane and protect the trees within the buffer.
Replacement: Unauthorized removal of trees shall result in at least one-and-one-half
times (150 percent) of the number of tree units removed. The trees removed shall be
Blakely Elementary School, PLN50767CUP, SPR & HMP Page 23 of 30
replaced with trees of the same type, evergreen or deciduous. Native shrubs and ground
cover shall also be replaced when replacing tree stands due to unauthorized removal.
Shrubs shall be one-gallon size planted four feet on center spacing; ground cover shall be
one-gallon size planted three feet on center spacing. The shrubs and ground cover shall
be planted within the limits of the previous tree stand canopy. This shall be noted on the
sheet for the contractor that identifies all trees proposed for retention (Condition 44).
Removal: A property owner may request removal of trees required to be retained
pursuant to this chapter by applying for a clearing permit with a replanting plan. Trees
will be approved for removal only if they meet the hazard tree requirements. This shall
be noted on the sheet for the contractor that identifies all trees proposed for retention
(Condition 44).
Enforcement and Penalties: Failure to retain, replace or transplant trees will be enforced
as follows; provided, that any fine shall be no less than three times the value of the trees,
as determined by the current standards of the International Society of Arboriculture. The
city may issue the following; stop work orders, injunction or abatement or any other
appropriate action in courts and/or a civil infraction, subject to enforcement and fines.
This shall be noted on the sheet for the contractor that identifies all trees proposed for
retention (Condition 44).
Protection during construction and development: The Code provides regulations
intended to provide the best protection for existing vegetation, trees and tree stands,
including protection for trees on adjacent properties, and to preserve the ecological
function of the landscaping area by protecting existing soil. The applicant provided a tree
protection detail to include high chain link fence around the dripline or the critical root
zone, whichever is greater. The project is conditioned to meet these methods and will
be reviewed for compliance during the pre-clearing phase (Condition 2).
Perimeter Buffering and Screening.
Nonresidential uses in areas outside Winslow require a 25’ full screen when abutting
residential development. The surrounding properties are zoned residential and a full 25’
buffer applies along the perimeter of the site. Supplemental plantings are required and
proposed along Blakely Avenue, which also satisfy the street frontage l andscaping
requirement (below), with the exception of the portion of the buffer perpendicular to
the main entrance of the school which requires enhancement.
Street Frontage Landscaping.
Nonresidential uses within residential zone districts require a 25’ partial and 15’ minimum
screen when abutting right of way. A footnote states that all roadside buffers must be
planted if not already existing. The proposal includes supplemental planting plan for
shrubs and trees along Blakely Avenue to meet the 25’ full screen (perimeter)
requirement.
Parking Lot Landscaping.
Parking lot landscaping standards are specific to the nonresidential uses and the proximity
of the buildings and the parking lot to the public rights of way.
Parking lots adjacent to public rights of way require the following: i. One tree for every
four parking stalls; and Minimum 30 percent evergreen trees; and Deciduous trees
minimum two-inch caliper, evergreen trees minimum six feet high at the time of planting;
Blakely Elementary School, PLN50767CUP, SPR & HMP Page 24 of 30
and Evergreen shrubs minimum 18-inch height at the time of planting spaced no more
than three feet on center, to provide a continuous hedge achieving a maximum height of
three feet at maturity located adjacent to the rights-of-way (this may be achieved with
the perimeter landscape); and Evergreen ground cover planted and spaced to achieve
total coverage within two years; and A landscaped area at the end of parking aisles.
Parking lot landscaping is proposed on either side of the parking areas to provide a
continuous canopy and shade along the eastern edge of the parking lot. The western
edge, which is in close proximity to the perimeter landscape buffer is conditioned to be
enhanced to provide trees and shrubs that meet this requirement.
Tree units.
Tree units can be met by either having the development parcel have at least 40 tree units
per acre following the proposed development or redevelopment OR the development
parcel will contain at least the same number of tree units after the proposed development
or redevelopment as it had before that development or redevelopment.
The District is proposing to have at least the same number of tree units after the proposed
redevelopment as it had before. They propose to remove 58 trees on site. The tree unit
value of these trees is 199.8. The District intends to replace these trees to meet the
requirements. The final landscape plan is conditioned to meet the tree unit requirement
(Condition 41).
Performance Assurance.
Performance assurance is required to assure the city that the landscaping required by this
section is properly installed, will become established and adequately maintained. The
required landscaping shall be installed prior to the issuance of a temporary certificate of
occupancy for the project. A Washington landscape architect, Washington certified
nursery professional or Washington certified landscaper shall submit a landscaping
declaration to the department to verify installation in accordance with the approved
plans. The project is conditioned to meet this requirement (Condition 43).
Maintenance Assurance.
The property owner shall replace any unhealthy or dead plant materials in conformance
with the approved planting plan. A maintenance assurance device shall be required for a
period of three years after acceptance by the city of the new planting or transplanting of
vegetation to ensure proper installation, establishment, and maintenance. The project is
conditioned to meet this requirement (Condition 43).
B. BIMC 18.15.020 Parking and Loading
General Requirements.
a. Number of Spaces Required. The Code requires the following amount of spaces: 1 space
per 50 students and 1 space per employee. The new campus is forecasted to serve 450
students by 2019 and has the capacity to serve 600 students in the long -term. At a
requirement of 1 space for 50 students, the school w ould need 12 parking spaces to
meet the parking demand for 600 students. If at maximum capacity the student-to-
teacher ratio will equal the Washington State’s average student-to-teacher ratio of
18:1, then with 600 students the elementary school is anticipated with could anticipate
36 teachers for a total parking requirement at maximum capacity at 48 spaces. The
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current site plan shows 67 marked vehicle spaces in the primary lot including 48 angled
parking spaces for staff and teacher parking and 19 parallel spaces for student pick-up
and drop off. The amount of spaces proposed exceed the minimum requirements for
schools.
Above-ground parking lots exceeding the number of spaces required by this section are
not allowed unless approved by the planning commission. The District is requesting
additional spaces to accommodate the potential peak demands and to provide parallel
parking for safe drop off and pick up of students.
Location of Spaces. Parking outside of the Mixed Use Town Center and High School Road
I and II zoning districts is encouraged to be located behind, under or to the side of
buildings. The existing school has parking currently located in front of the school,
abutting Blakely Avenue NE. Due to the phasing of construction and in attempt to
decrease the amount of hardscape, the District is proposing to continue to provide
parking in the front of the school.
b. Design Standards. Space depth shall be measured exclusive of access drives, aisles and
other physical obstructions. Small car spaces may total no more than 30 percent of the
required number. The proposed spaces meet the width and depth requirements for the
type of spaces proposed (Condition 45).
C. BIMC 18.15.030 Mobility and Access
The north driveway will be relocated to become the east leg of Baker Hill Road. The new east
leg is proposed with a right-turn lane for vehicles exiting the site to the north and a shared
through-left turn lane. The existing utility pole will be incorporated into the design of the east
leg-driveway and the pole will bisect the right and shared through-left turn lanes.
The north driveway will provide access to the major parking lot which will be oriented for one-
way counterclockwise traffic circulation. The lot includes 48 angled parking spaces and a
student drop-off and pick-up area. There are 19, 20-foot long, parallel parking spaces that
make up the major student drop-off and pick-up area.
The existing south driveway will be retained, and its service area will be reconfigured for
school buses and for some staff parking (five spaces). The bus area will include drop-off and
pick-up and bus parking.
a. Circulation and Walkways. The Municipal Code addresses safety, efficiency and the
buffering of parking lots through landscaping. It also provides standards for pedestrian
and internal walkways. The project is conditioned to provide the internal walkways with
nonskid hard surfaces, to meet accessibility requirements and to provide a minimum of
five feet of unobstructed width (Condition 38).
b. Bicycle Facilities. Bicycle facilities are required to provide securing locking of both the
frame and wheels of a bicycle. One bicycle space shall be provided for every five parking
space. Covered bicycle parking is proposed near the entrance of the school. A minimum
of 13 bicycle parking spaces are required (Condition 46).
D. BIMC 18.15.040 Lighting.
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a. General Standards. All outdoor lighting fixtures installed on private property shall comply
with this chapter. The Municipal Code provides for general standards for outdoor lighting
to prevent light trespass and pollution. The District provided a lighting plan that will be
reviewed with the building permit submittal for compliance with the lighting guidelines
(Condition 11).
E. BIMC 18.18.030 Specific Design Regulations and Guidelines
Nonresidential development in the R-0.4 zones shall comply with those regulations contained
in “Commercial/Mixed Use”. The project was reviewed for consistency with those guidelines
at three Design Review Board meetings. The design guidelines are specific to site and building
design. Attached are the applicants’ response to each guideline and the minutes from each
Design Review Board meeting.
1. BIMC 2.16.040 Site Plans and Design Review
Decision Criteria.
i. The site plan and design is in conformance with the Bainbridge Island Municipal Code,
unless a standard has been modified as a Housing Design Demonstration Project
pursuant to BIMC 2.16.020. As conditioned, the proposal complies with all
applicable provisions of the Code, with the exception of height, which is subject to
conditional use approval.
ii. The location of the buildings and structures, open spaces, landscaping, pedestrian,
bicycle and vehicular circulation systems are adequate, safe and efficient. The site
provides pedestrian, bicycle and vehicular circulation that is found to be adequate,
safe and efficient. The site proposes to separate the bicycle parking from the
student/teacher parking with sidewalks connecting to the main entrance.
Additional pathways were added to provide trail connection from the south end of
the site as well as the north end of the site. A bicycle path along the eastern side of
Blakely Avenue will be constructed as part of this proposal. The proposed drive for
student/teach parking was realigned to be directly across from Baker Hill Road to
further efficient, safe access to and from the site.
iii. The proposal will be served by adequate public facilities including roads, transit,
water, fire protection, sewage disposal facilities and storm drainage facilities. As
conditioned, the existing and proposed infrastructure is adequate for the traffic
impacts, fire protection, water, sewage disposal and storm drainage needs of the
project as discussed under the land use code analysis of this report. As conditioned,
the development has received approval from the Bainbridge Island Fire District and
the Development Engineer.
iv. The site plan and design is consistent with the design guidelines contained in BIMC
18.18.030.B unless strict adherence to a guideline has been modified as a Housing
Design Demonstration Project pursuant to BIMC 18.38. The proposed school building
was reviewed against the Commercial and Mixed Use design guidelines at two
Design Review Board meetings. All suggestions made by the DRB were
implemented by the Board. The project is found to be in compliance with the design
guidelines, as recommended and conditioned by the Design Review Board.
v. No harmful or unhealthful conditions are likely to result from the proposed site plan.
The department of Ecology sent a letter with suggested mitigation for the
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demolition of the school in regards to mercury containing fluorescent lamps,
asbestos and lead. The project is conditioned to dispose properly of those items to
reduce potential impacts to the environment. Infrastructure improvements are
provided to ensure that water and sewer and storm systems continue to operate
without causing any harm. Mitigation is required for the impacts of the school on
the habitat buffer by requiring the remaining portion of the water quality buffer to
be planted with native forest, and areas of equivalent impacts is mitigated.
vi. The site plan and design is in conformance with the comprehensive plan and other
applicable adopted community plans. As conditioned, the site plan and design is
found to be in conformance with the Comprehensive Plan and other adopted
community plans.
vii. Property which contains a critical area as defined in BIMC 16.20 conforms to all
requirements of that chapter. The subject property contains geologically hazardous
and wetland buffer critical areas. The geologically hazardous fault zone requires a
50’ buffer. In addition to providing this buffer, suggestions are made and the project
is conditioned to meet
2. BIMC 2.16.110 Major conditional use permit.
i. The conditional use is harmonious and compatible in design, character and
appearance with the intended character and quality of development in the vicinity of
the subject property and with the physical characteristics of the subject property.
The school is located on a 12-acre property that is adjacent to Blakely Avenue, a
secondary arterial road. The site has served the Island population since its original
construction in 1963. The intent is for the school to provide a new school with no
interruption of service during construction. The proposed buildings are one and
two-story buildings that conform to the natural topography of the land. The total
building coverage is 10.1%, just .1% above that what is allowed for residential
development. The building design is residential in nature as the architecture breaks
the buildings up into smaller units and the buildings are set into the sloping
topography giving the appearance of singe story buildings from several elevations.
The development will remove trees for the drive directly across from Baker Hill
Road to improve safety. Where no trees exist or the trees do not provide a full
screen within the buffers, additional trees and shrubs are proposed to be planted.
ii. The conditional use will be served by adequate public facilities including roads, water,
fire protection, sewage disposal facilities and storm drainage facilities.
The City Engineer finds that the access and pedestrian ways are coordinated with
Blakely Avenue and the abutting Baker Hill Road. Improvements recommended by
our city engineer include a mini-roudabout at the intersection of Blakely Avenue
and NE Bucklin Hill Road. Additionally, a 6-foot wide paved bike lane and 3-foot
gravel shoulder shall be provided along the adjacent full frontage of the property.
With this mitigation, the City’s Development Engineer finds that the existing roads
will become adequate to accommodate anticipated traffic. The project will also be
Blakely Elementary School, PLN50767CUP, SPR & HMP Page 28 of 30
adequately served by public water, fire protection, sewer and storm drainage
facilities.
Prior to building permit issuance the applicant is required to obtain approval of their
sewer and obtain a binding water availability letter from KPUD (Condition 25). The
Fire Marshal finds that as conditioned, the development provides adequate fire
protection facilities (Condition 16).
iii. The conditional use will not be materially detrimental to uses or property in the
immediate vicinity of the subject property.
If the HMP is found to be adequate, then the proposed school will provide
mitigation for the school impacts in addition to providing setbacks and landscape
screening to ensure the development will not be materially detrimental to uses or
property in the immediate vicinity. The stormwater system has been designed by a
professional engineer and requires monitoring to ensure that water leaving the site
is not increased due to the development. All outdoor lighting will be down lite and
will not intrude on to neighboring properties. No high field lights are permissible
(Condition 11).
iv. The conditional use is in accord with the Comprehensive Plan and other applicable
adopted community plans, including the Non-Motorized Transportation Plan.
The development is in accord with economic and cultural goals contained in the
Comprehensive Plan. The Blakely School provides an educational experience at an
existing site that serves the south end of the Island.
v. The conditional use complies with all other provisions of the Bainbridge Island
Municipal Code.
The project complies with all applicable provisions of the municipal code as
discussed in this report.
vi. All necessary measures have been taken to eliminate or reduce to the greatest extent
possible the impacts that the proposed use may have on the immediate vicinity of the
subject property.
The project is conditioned to take special care to protect retained trees and
vegetation within buffers, to enhance the site with the mitigation planting of a
forest with nearly 1,500 trees and shrubs, and provide long term protection
enhancement of the wetland buffer. Road impacts are proposed to be lessened
with no parking or drop-off/pick-up allowed on Blakely Avenue, assistance from
school staff and teachers with site vehicle and pedestrian circulations and the
realignment of the entrance across from Baker Hill Road.
vii. Noise levels shall be in compliance with BIMC 16.16.020 and 16.16.040.A.
All development within the City is subject to noise limitations in BIMC 16.16.
vii. The City Engineer has determined that the conditional use meets the following
decision criteria: The conditional use conforms to regulations concerning drainage in
Chapters 15.20 and 15.21 BIMC; The conditional use will not cause an undue burden
on the drainage basin or water quality and will not unreasonably interfere with the
Blakely Elementary School, PLN50767CUP, SPR & HMP Page 29 of 30
use and enjoyment of properties downstream; The streets and pedestrian ways as
proposed align with and are otherwise coordinated with streets serving adjacent
properties; The streets and pedestrian ways as proposed are adequate to
accommodate anticipated traffic; If the conditional use will rely on public water or
sewer services, there is capacity in the water or sewer system (as applicable) to serve
the conditional use, and the applicable service(s) can be made available at the site;
The conditional use conforms to the “City of Bainbridge Island Engineering Design and
Development Standards Manual,” unless the City Engineer has approved a variation
to the road standards in that document based on his or her determination that the
variation meets the purposes of BIMC Title 18.
The City Engineer finds that, as conditioned, the project conforms to surface and
stormwater requirements, will not cause undue burden on the drainage basin, and
will not unreasonably interfere with the use and enjoyment of properties
downstream. The stormwater management plan follows BIMC 15.20 and utilizes
on-site dispersion, infiltration, and detention. Post-development off-site flows
mimic pre-developed conditions. Ongoing monitoring and maintenance is required
once the stormwater facilities are place (BIMC 15.20 / 15.21).
The traffic impact analysis demonstrates that the project passes the concurrency
test, and the City Engineer issued a Certificate of Concurrency. Access to the public
streets are located to have minimal impacts and meet safety requirements. Water
and septic systems provide adequately for the site and as conditioned, the project
conforms to the City Design and Construction Standards and Specifications manual.
As conditioned, the City Engineer recommends project approval.
viii. A conditional use may be approved with conditions. If no reasonable conditions can
be imposed that ensure the application meets the decision criteria of this chapter,
then the application shall be denied.
The project is conditioned to ensure compliance with all applicable regulations and
address, minimize and mitigate environmental impact.
Additional Decision Criteria for Institutions in Residential Zones. Applications to locate any of
those uses categorized as educational facilities, governmental facilities, religious facilities,
health care facilities, cultural facilities, or clubs in Table 18.09.020 in residential zones shall be
processed as major conditional use permits and shall be required to meet the following
criteria, in addition to those in subsection D of this section:
i. All sites must front on roads classified as residential suburban, collector, or arterial
on the Bainbridge Island functional road classification map. Blakely Avenue NE is a
north-south road classified as a secondary arterial. Blakely Ave has one travel lane
in each direction. Near the school the posted speed limit is 30 mph. “School Ahead”
signs are posted at near the edge of the school property facing northbound and
southbound traffic. For about 150 feet on either side of school property, the
shoulder sections on each side of the road are paved and marked with bicycle lane
symbols. A “Share the Road” sign is posted near the south edge of the school
property facing NB traffic. The rest of the road within the study area has shoulders
that are mostly gravel. There is no curb, gutter, sidewalk, or shared use path on
either side of the road in the immediate vicinity.
Blakely Elementary School, PLN50767CUP, SPR & HMP Page 30 of 30
Baker Hill Road is an east-west road classified as a secondary arterial. Baker Hill
Road has one travel lane in each direction. Near the school the posted speed limit
is 30 mph.
ii. If the traffic study shows an impact on the level of service, those impacts have been
mitigated as required by the city engineer. The school is found to not impact the level
of service and mitigation is not required.
iii. If the application is located outside of Winslow study area, the project shall provide
vegetated perimeter buffers in compliance with BIMC 18.15.010. A 25’ perimeter
buffer is proposed around the entire project site, with the eastern edge as a wetland
water/habitat buffer.
iv. The proposal meets the requirements of the commercial/mixed use design guidelines
in BIMC 18.18.030.C. The project was reviewed against the commercial/mixed use
design guidelines by the Design Review Board at two different meetings. All
recommendations of the Board have been implemented in the final design.
v. The scale of proposed construction including bulk and height and architectural design
features is compatible with the immediately surrounding area. The building is split
into a number of wings and separated by a central spine to break up its scale. The
necessitation for the height conditional use permit is largely dependent on the
changing grade across the site, with the highest elevations of the building at the
points of the highest grade.
vi. If the facility will have attendees and employees numbering fewer than 50 or an
assembly seating area of less than 50, the director may waive any or all the above
requirements in this subsection E, but may not waive those required elsewhere in the
BIMC. This condition does not apply as the school has a current enrollment of
approximately 450.
vii. Lot coverage does not exceed 50 percent of the allowable lot coverage in the zone in
which the institution is located, except that public schools and governmental
facilities, as defined in BIMC Title 18, that are located in the R-0.4 zoning district shall
be allowed 150 percent of the lot coverage established in the R-0.4 zoning district,
and such public schools and governmental facilities located in other zoning districts
shall be allowed 100 percent of the lot coverage established in the underlying zoning
district in which the facility is located, unless, regardless of which zoning district such
a facility is located, conditions are required to limit the lot coverage to mitigate
impacts of the use. This provision allows the lot coverage for the school to be 15%;
however the proposed lot coverage is 10.1% or .1% above the base for the R-0.4
zoning district.
CONCLUSIONS
With an approved HMP and appropriate mitigation, the proposed development is consistent with
the Comprehensive Plan and the applicable standards of BIMC Chapter 18.09, Zoning; BIMC Chapter
2.16.040, Site Plan Review; and BIMC 2.16,110, Major Conditional Use Permit.
Exhibits: See Exhibit List.