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HEX DECISION STATION 22December 1, 2016 CITY OF BAINBRIDGE ISLAND, WASHINGTON HEARING EXAMINER REPORT AND DECISION Project: Bainbridge Island Fire Department Station 22 Conditional Use Permit / Site Plan and Design Review File Number: PLN 14200 CUP/ SPR Applicant: Mackenzie C/O Michael Chen 500 Union Street, Suite 545 Seattle, WA 98101 Owner: Bainbridge Island Fire Department Location: 7934 Bucklin Hill Road NE, being portions of Sect. 28, T. 25N. R. 02E. W.M. Tax parcel numbers 4178 - 000 - 012 -2004 Request: The proposed project is the redevelopment of the existing fire station on the site, Station #22. The redeveloped fire station will have a gross floor area of approximately 16,808 square feet with 30 parking spaces. SEPA Review: A Mitigated Determination of Non - Significance was issued on October 11, 2016. Zoning and Plan R -1, Residential zone, one unit per acre Designations: OSR -1, Open Space Residential, one unit per acre FINDINGS OF FACT Site Chararterisllc� ASSESSOR'S RECORD INFORMATION: 4178 - 000 - 012 -2004, Bainbridge Island Fire District, 3.05 Acres TERRAIN: The property is relatively flat with a gentle slope in its northern portion. A few trees lie adjacent to the existing fire station, with native trees and a shrub forest dominant in the northern 100 to 150 feet of the property. CUP AND SITE PLAN REVIEW DECISION - 1 SITE DEVELOPMENT /EXISTING USE: The site contains an existing fire station and related improvements, including an equipment maintenance shop, parking and septic system. Most of the site has been overlaid by fill. 4. ACCESS: Vehicular access to the site is from Bucklin Hill Road PUBLIC SERVICES: a. Police - Bainbridge Island Police Department b. Fire - Bainbridge Island Fire District 6. EXISTING ZONING/ COMPREHENSIVE PLAN DESIGNATION: R -1, l unit per acre residential zone OSR -1, Open Space Residential, one unit per acre SURROUNDING ZONING DESIGNATIONS AND USES: a. North: R -1; Single - family residential development b. East: R -1; American Legion Hall C. South: R -0.4; Hyla, a private school d. West: R -1; Single- family residential development Procedural History 8. A pre - application conference was held December 1, 2015. The Design Review Board reviewed the pre - application proposal on December 21, 2015, and made several design recommendations. A public participation meeting was held by the City on January 11, 2016. Comments and responses from that meeting appear as Exhibit 12, Attachment A. 9. A formal application for Site Plan and Design Review Approval and a Conditional Use Permit were submitted on January 15, 2016. The application was returned to the Design Review Board on February 22, 2016, which discussed the revised drawings and recommended approval of the application. More revisions to the application were submitted on March 4, 2016. A notice of technically complete application was issued on March 9, 2016, with additional information to be provided prior to final processing. 10. A Notice of Application /SEPA comment period was issued March 11, 2016. Further revisions to the application were received on April 29,2016. On June 7, 2016 a Preliminary Technical Information Report (drainage report) was submitted to the City, and on June 22, 2016 the Development Engineer indicated that the revisions remained deficient. Additional revised stormwater plans and technical documents were submitted on September 23, 2016. The City Development Engineer provided final comments and recommended conditions on October 13, 2016. A SEPA Mitigated Determination of Non - Significance was issued by the SEPA Official on October 11, 2016; no appeals of the SEPA determination were filed. CUP AND SITE PLAN REVIEW DECISION - 2 11. On October 27, 2016, the City of Bainbridge Island Planning Commission reviewed the proposed application and recommended its approval. Pursuant to BIMC Chapter 2.16.170 an applicant needing two or more land use applications for a single project may request that the applications be processed under a single consolidated project review to be conducted according to the procedures mandated for the highest rated application. The proposed project needs both Site Plan and Design Review and a Conditional Use Permit, with the CUP requiring a public hearing before the Hearing Examiner. The two applications were thus subject to review by the Hearing Examiner under the consolidated project review provisions, with a consolidated public hearing held on November 17, 2016. Comprehensive Plan Consistency 12. A fire station is an essential public facility that is accorded preferential treatment as a proposed use. The Land Use Element of the Comprehensive Plan offers the following guidance regarding the Siting of Essential Public Facilities: GOAL 1 The needs of the community shall be met by providing public facilities and services that are equitably distributed throughout the community; that are located and designed to be safe and convenient to the people they serve; that provide flexibility of use and maximum efficiency; and that are compatible with adjacent uses, the environment, and preservation of public health and safety. Since Station 22 is an existing facility that the Fire Department proposes to demolish and replace on the same parcel, the basic siting decision was made long ago and does not require revisiting. The larger new facility does not propose major staffing increases nor the addition of further uses. ul to om anee 13. The proposal is subject to noise regulations under BIMC Chapter 16.16 as such relate to construction hours and the maximum environmental noise levels generated by the proposed uses on the property. Since the construction for this proposal will occur within 100 feet of residentially zoned properties, such activities are limited to certain hours and days of the week in accordance with BIMC 16.16.025. The maximum allowed environmental noise levels are set by state law and include specific exemptions for emergencies. 14. The purpose of the R -1 zone as stated in BIMC Chapter 18.06.020C is to provide for residential neighborhoods having a special island character complementary to other low intensity land uses such as agriculture and forestry, consistent with the preservation of natural systems and open space. The proposed replacement fire station is harmonious with the purpose of this district as it will offer an essential public facility directly serving nearby residential neighborhoods. The subject property is well suited for a fire station as it only encounters residential uses on two sides and the closest neighbor maintains a dense separation buffer. The fire station will be providing a 15 -foot full screen buffer along this neighboring property line. The use table at BIMC 18.09.020 lists governmental facilities among the uses conditionally permitted within the R -1 zone. 15. Within the R -1 zone, pursuant to BIMC Chapter 18.12 the maximum lot coverage is set at 15 percent. The proposed lot coverage for this development is 10.7 percent overall (approximately 14,314 square feet of building footprint). The setback required from the Bucklin Hill Road right -of -way is a minimum of 25 feet in order to provide the required landscape buffer and front yard setback. The proposed building is setback approximately 95 feet from Bucklin Hill Road. The required side CUP AND SITE PLAN REVIEW DECISION - 3 setbacks are 5' minimum, however the actual perimeter buffers are larger. The standard building height limitation is 30 feet, but non - residential structures meeting conditional use decisional criteria may go up to 35 feet. The proposed building will have a height of 24 feet. 16. BIMC Chapter 18.15 deals with Development Standards and Guidelines. BIMC 18.15.005 requires, among other things, compliance with the critical areas standards of BIMC Chapter 16.20 and the drainage standards of BIMC Chapters 15.20 and 15.21. No regulated critical areas have been identified on the parcel. BMC 18.15.010 requires the project to provide a 25 -foot average full- screen perimeter landscape buffer next to the single - family uses to the north and east and a similar 20 -foot landscape buffer next to the American Legion Hall on its west. 17. The parking lot landscaping requirement for the proposed development entails providing one tree for every two parking stalls for the parking lot located in front of the building and one tree for every 4 stalls for the parking lots located to the side and rear of the building. The project has a 6 parking stalls in front and 13 stalls behind; another 7 parking lot trees will need to be planted. The applicant has proposed planting 8 new trees around the parking lot and building outside the buffer areas, which will exceed the minimum combined requirements for the parking lot landscaping, buffers and tree units. 18. The total site tree requirement for non - residential development within the R -1 zone is 40 tree units per acre. Each existing tree that is being preserved is given a tree unit value based on its size, with trees proposed to be planted also assigned a tree unit value. The property possesses 2.18 acres outside required buffers; therefore, a total of 87.2 further tree units would be mandated within the perimeter and roadside buffers in addition to the significant trees being preserved. The proposal is to retain 193.2 tree units (only 87.2 units being required retention tree units) and to plant 100 more trees, exceeding the minimum tree unit requirements. As conditioned, all landscaping and buffers will need to be maintained throughout the life of the project and the proposed landscaping must be installed or an assurance device provided prior to any occupancy of the buildings. 19. As a proposed fire station facility, the parking regulations stated at BIMC, 18.15.020 require enough spaces to meet the peak demand. Nineteen parking spaces are proposed, more than double the peak parking demand of 8 spaces forecasted by the Bainbridge Island Fire Department. The Planning Commission may approve additional parking spaces above the required minimum, which was done at its meeting held on October 27, 2016. While parking in front of the building is discouraged by code, the front side spaces will be primarily provided for public use, while the parking to the side and rear will be reserved for fire fighters. 20. Under BIMC Chapter 18.18 the project is subject to the commercial and mixed -use design guidelines applicable to all zoning districts. The application was first reviewed by the Design Review Board (DRB) on December 21, 2015, during the pre - application phase. The Design Review Board offered suggestions during that meeting and the applicant responded by making several modifications to the design, mainly addressing the proposed entrance to the building and the front facade. 22. The Design Review Board again considered the proposal after receipt of the formal Site Plan and Design Review application on February 22, 2016. The Board reviewed the design line checklist and found the design compliant with the guidelines but also wanted to see the landscaping plans. At the March 7, 2016 DRB meeting the landscape architect for the project presented the landscape plan and the Board finalized its recommendation for approval of the station as presently designed. CUP AND SITE PLAN REVIEW DECISION - 4 CONCLUSIONS 1. BIMC 2.16.040E states the following criteria to be applicable to a site plan and design review approval: 1. The site plan and design is in conformance with applicable code provisions and development standards of the applicable zoning district, unless a standard has been modified as a housing design demonstration project pursuant to BIMC 2.1fU 10. Q; 2. The locations of the buildings and structures, open spaces, landscaping, pedestrian, bicycle and vehicular circulation systems are adequate, safe, efficient and in conformance with the nonmotorized transportation plan; 3. The Kitsap County health district has determined that the site plan and design meets the following decision criteria: a. The proposal conforms to current standards regarding domestic water supply and sewage disposal; or if the proposal is not to be served by public sewers, then the lot has sufficient area and soil, topographic and drainage characteristics to permit an on -site sewage disposal system. b. If the health district recommends approval of the application with respect to those items in subsection E.3.a of this section, the health district shall so advise the director. c. If the health district recommends disapproval of the application, it shall provide a written explanation to the director. 4. The city engineer has determined that the site plan and design meets the following decision criteria: a. The site plan and design conforms to regulations concerning drainage in Chapters 15.20 and 15.21 BIMC; and b. The site plan and design will not cause an undue burden on the drainage basin or water quality and will not unreasonably interfere with the use and enjoyment of properties downstream; and c. The streets and pedestrian ways as proposed align with and are otherwise coordinated with streets serving adjacent properties; and d. The streets and pedestrian ways as proposed are adequate to accommodate anticipated traffic; and e. If the site will rely on public water or sewer services, there is capacity in the water or sewer system (as applicable) to serve the site, and the applicable service(s) can be made available at the site; and f. The site plan and design 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. CUP AND SITE PLAN REVIEW DECISION - 5 5. The site plan and design is consistent with all applicable design guidelines in BIMC Title 18, unless strict adherence to a guideline has been modified as a housing design demonstration project pursuant to BIMC 1.:1.6.020. Q; 6. No harmful or unhealthful conditions are likely to result from the proposed site plan; 7. The site plan and design is in conformance with the comprehensive plan and other applicable adopted community plans; 8. Any property subject to site plan and design review that contains a critical area or buffer, as defined in Chapter 16.20 BIMC, conforms to all requirements of that chapter; 9. Any property subject to site plan and design review that is within shoreline jurisdiction, as defined in Chapter 16.12 BIMC, conforms to all requirements of that chapter; 10. If the applicant is providing privately owned open space and is requesting credit against dedications for park and recreation facilities required by BIMC 17.20.020.C, the requirements of BIMC 17.20.020.D have been met; 11. The site plan and design has been prepared consistent with the purpose of the site design review process and open space goals; 12. For applications in the BII zoning district, the site plan and development proposal include means to integrate and re -use on -site storm water as site amenities. 2. As summarized in the findings above and documented in both the staff report and the materials prepared by the applicant, the proposal, as conditioned, is in conformance with the Bainbridge Island Comprehensive Plan and Municipal Code. The proposed development provides for the replacement of an essential public facility and is for a use conditionally allowed by the Municipal Code within the R -1 zoning district. The requirements of BIMC 17.20.020 are not relevant to this application because the proposal contains no new dwelling units and is not located within the B/I zoning district. 3. The Health District reviewed the project and had no comment. The City's Development Engineer reviewed the submitted civil plans and found them to be consistent with applicable requirements. The proposed development was reviewed by the Design Review Board at the pre - application stage and during the Site Plan and Design Review process. The applicant has incorporated relevant Design Review Board recommendations into the final design of the buildings and layout for the site. As now proposed, the design of the building form, wall articulation, roof form, landscaping and overall layout is consistent with the intent of the applicable design guidelines. 4. The proposed site plan provides building layout, parking and circulation systems that are an efficient use of the available land while providing required setbacks and screening from the adjacent properties as well as open space. No critical areas have been identified on the subject property. The proposed site plan was prepared consistent with the overall purpose and goals of the Site Plan and Design Review process. This process provided a means for guiding the development in a logical, safe, attractive and expedient manner. The requirements of BIMC 2.16.040E for a site plan and design review approval have been met by the proposal. 5. BIMC 2.16.110D and E provide the decisional criteria governing approval of a major conditional use permit application in a residential zone: D. Decision Criteria, CUP AND SITE PLAN REVIEW DECISION - 6 1. A conditional use may be approved or approved with conditions if.• a. 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; provided, that in the case of a housing design demonstration project any differences in design, character or appearance that are in furtherance of the purpose and decision criteria of BIMC 2.16.020. Q shall not result in denial of a conditional use permit for the project; and b. The conditional use will be served by adequate public facilities including roads, water, fire protection, sewage disposal facilities and storm drainage facilities; and c. The conditional use will not be materially detrimental to uses or property in the vicinity of the subject property; and d. The conditional use is in accord with the comprehensive plan and other applicable adopted community plans, including the nonmotorized transportation plan; and e. The conditional use complies with all other provisions of the BIMC, unless a provision has been modified as a housing design demonstration project pursuant to BIMC 2.1 6.020. Q; and f. 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; and g. Noise levels shall be in compliance with BIMC 16.16.020 and 16.16.040.4; and h. The vehicular, pedestrian, and bicycle circulation meets all applicable city standards, unless the city engineer has modified the requirements of BIMC 18.15.020.B.4 and B.S, allows alternate driveway and parking area surfaces, and confirmed that those surfaces meet city requirements for handling surface water and pollutants in accordance with Chapters 15.20 and 15.21 BIMC; and i. The city engineer has determined that the conditional use meets the following decision criteria: i. The conditional use conforms to regulations concerning drainage in Chapters 15.20 and 15.21 BIMC; and ii. The conditional use will not cause an undue burden on the drainage basin or water quality and will not unreasonably interfere with the use and enjoyment of properties downstream; and iii. The streets and pedestrian ways as proposed align with and are otherwise coordinated with streets serving adjacent properties; and iv. The streets and pedestrian ways as proposed are adequate to accommodate anticipated traffic; and v. 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 CUP AND SITE PLAN REVIEW DECISION - 7 use, and the applicable services) can be made available at the site; and vi. 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 17. j. If a major conditional use is processed as a housing design demonstration project pursuant to BIMC ?.16,020. Q, the above criteria will be considered in conjunction with the purpose, goals, policies, and decision criteria of BIMC 2.16.020. Q. 2. If no reasonable conditions can be imposed that ensure the application meets the decision criteria of this chapter, then the application shall be denied. E. 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: 1. All sites must front on roads classified as residential suburban, collector, or arterial on the Bainbridge Island functional road classification map. 2. If the traffic study shows an impact on the level of service, those impacts have been mitigated as required by the city engineer. 3. If the application is located outside of Winslow study area, the project shall provide vegetated perimeter buffers in compliance with BIMC 18.15.010. 4. The proposal meets the requirements of the commercial /mixed use design guidelines in BIMC 18.18.030. C. 5. The scale of proposed construction including bulk and height and architectural design features is compatible with the immediately surrounding area. 6 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. 7. Lot coverage does not exceed 50 percent of the allowable lot coverage in the zone in which the institution is located, except that existing public schools and governmental facilities, as defined in BIMC Title 18 shall be allowed 100 percent of the lot coverage established in the underlying zoning district in which it is located unless conditions are required to limit the lot coverage to mitigate impacts of the use. 6. The proposed development is for the replacement of an existing fire station, an essential public facility, with a similar but larger station. With few surrounding single - family residential uses, the fire station, which has been in existence and operation for many years, fits well into the neighborhood pattern. No concerns were raised during the public comment period. Other adjacent developments include an American Legion Hall and a private school across Bucklin Hill Road. The proposed conditional use is consistent with the goals and policies of the Comprehensive Plan. CUP AND SITE PLAN REVIEW DECISION - 8 7. As conditioned, the proposed use will be adequately served by public roads, water, sewer, fire protection and storm drainage facilities. Allowing the reconstruction and expansion of the fire station will not be materially detrimental to existing uses in the vicinity because the site's function will continue much as it has for many years. Proper access, parking, circulation, landscaping are being provided. The conditional use complies, as does the building analyzed within the Site Plan Review, with all provisions of the BIMC, except that during emergencies noise standards may be exceeded by ambulances and fire trucks traveling to and from the facility. 8. The Site Plan Review and Conditional Use Permit applications have been reviewed by the City's development engineer and, as conditioned, the vehicular, pedestrian, and bicycle circulation plans will meet all applicable City standards and pollution controls. Pedestrian and bike lane improvements are being required along the site's frontage on Bucklin Hill Road, a collector arterial. The project trip generation data did not demonstrate an increased level of service impact requiring mitigation. 9. The DRB reviewed the project and provided a recommendation of approval. As a fire station, the construction design must meet unique architectural requirements but they will be compatible with the immediate surrounding properties, which include a meeting hall and a private school. As the replacement of an existing governmental facility, the fire station would be permitted to achieve 100 percent lot coverage, but the proposal is only for 10.7% lot coverage, well below the 15 % normally allowed by the zoning. 10. Based on the record as a whole, the fire station application meets the requirements of BIMC 2.16.110D and E for the issuance of a major conditional use permit. DECISION The Bainbridge Island Fire Department Station 22 Conditional Use Permit and Site Plan and Design Review applications (file no. PLN14200 CUP/ SP) are APPROVED, subject to the following conditions: SEPA Conditions 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). Contractor is required to stop work and immediately notify the Department of Planning and Community Development and the Washington State Office of Archaeology and Historic Preservation if any historical or archaeological artifacts are uncovered during excavation or construction. 3. 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 CUP AND SITE PLAN REVIEW DECISION - 9 lighting shall be downcast and lighting within surface parking lots shall be no higher than 14 feet above grade. All exterior lighting shall comply with BIMC Chapter 15,34. 4. Prior to any clearing or grading on the site, chain -link construction fencing shall be installed and inspected by the City at the edge of the tree's dripline for trees being preserved as part of the development. 5. 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. 6. All on -site stormwater facilities shall remain privately owned and maintained. The owner 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 issuance of occupancy permits. The approved language for the Declaration of Covenant is found in BIMC 15.21. Project Conditions: 7. The site shall be developed in substantial conformance with the revised site plans date stamped April 29, 2016 and building elevations date stamped received October 18, 2016, except to conform to these conditions. 8. The applicant shall obtain an approved building and /or grading permit from the Department of Planning and Community Development, prior to any construction activities on the site. 9. Sign permits shall be obtained as required by BIMC Section 15.08. 10. Parking shall be improved in substantial conformance with the approved site plan. The parking area shall be paved, all stalls shall be striped to their full dimensions and appropriate signage shall be placed at each handicap stall(s). Each parking stall shall meet the dimensional standards of BIMC Table 18.15.020 -3 outside of required driving aisles or minimum sidewalk width of five feet. 11. The primary walkways throughout the development shall meet accessibility requirements including being surfaced with nonskid hard surfaces and providing a minimum of five feet of unobstructed width. 12. A minimum of 4 bicycle spaces shall be installed prior to final inspection. The rack shall allow for the wheel and frame of the bicycle to be locked. The bicycle stalls shall provide for both visitors and employees of the station. 13. The location of generator pad on the east side of the property shall be relocated outside of the minimum 15 -foot perimeter buffer. Prior to building permit issuance revised drawings depicting this change shall be submitted and approved. 14. All landscaping shall be installed as provided in the approved landscaping plans or a performance assurance device shall be submitted and approved, prior to final inspection of the station. The installation of landscaping shall be verified by a Landscape Professional and a landscaping declaration shall be signed by either the certified landscape professional or owner. 15. Prior to occupancy of the station or the release of a landscaping performance assurance, a CUP AND SITE PLAN REVIEW DECISION - 10 landscaping maintenance assurance device for the required landscaping shall be provided to COBI for a period of three years. All landscaping and buffers shall be maintained for the life of the prof ect. 16. An International Society of Arboriculture (ISA) valuation for all trees, where the critical root zone of a tree required to be retained may be impacted by clearing, grading construction, development, or maintenance, shall be submitted to issuance of the building permit for the station. 17. In order to define the circulation system and pedestrian separation, raised curbs shall be used to separate landscaping and raised walkways from parking stalls and drive aisles. 18. Exterior trash receptacles /recycling facilities shall be fully screened with solid walls and gates (no chain -link fencing). The screening enclosures shall be architecturally consistent with the adjacent station. All enclosures shall be constructed and inspected prior to final inspection. 19. At the time of building permit submittal, detailed lighting plans demonstrating compliance with the lighting standards shall be submitted for review and approval by the COBI. 20. All mechanical equipment shall either be located underground, incorporated into landscaping or integrated within the building or roof form of the building. Parapet walls may be used to screen roof top mechanical equipment as long as equipment is completely obscured from view and the parapet does not substantially detract from the building architecture. 21. Proposed fire station must be equipped with fire sprinklers and fire alarms as per the adopted code. 22. The COBI Non - Motorized 6 -year Capital Improvement Plan includes the C40- Bucklin Phase 2 Project that extends along the frontage of the Bainbridge Island Fire Station 22. Frontage improvements along Bucklin Hill Road NE corresponding to the CIP C40 Bucklin Phase 2 Project must be completed or a fee -in -lieu must be provided to the City prior to Certificate of Occupancy and /or Final Inspection. Frontage improvements include pedestrian sidewalk and bike lane. ORDERED December 1, 2016. City of Bainbridge Island The Hearing Examiner is authorized to make the City of Bainbridge Island's final decision on conjoined Conditional Use Permit and Site Plan and Design Review applications. A party with standing may seek judicial review of this decision by filing a timely suit in Kitsap County Superior Court under the Land Use Petition Act. The exhibit list prepared by the Clerk of the Hearing Examiner's Office is attached. CUP AND SITE PLAN REVIEW DECISION - 11 EXHIBIT LIST Bainbridge Island Fire Department Station 22 PLN14200 CUP /SPR Conditional Use/ Site Plan and Design Review Staff Contact: Josh Machen, Planning Manager Hearing Examiner: Stafford L. Smith Public Hearing: November 17, 2016 NO. DOCUMENT DESCRIPTION DATE 1 Application — Site Plan Review 01/15/2016 Received 2 Site Plan and Design Review Narrative 01/15/2016 Received 3 Kitsap Health District Review 01/21/2016 Received 4 Certificate of Concurrency and Trip Generation Analysis 03/03/2016 Dated 5 Application — Site Plan Review — Revised 03/04/2016 Received 6 Environmental (SEPA) Checklist with Staff Comments 03/04/2016 Received 7 Development Engineer Project Review 03/08/2016 Dated 8 Notice of Application and SEPA Comment Period and Affidavit of Publication 03/11/2016 Dated 9 Certificate of Posting Proposed Land Use Signs 03/17/16 Dated 10 Development Engineer Project Review 06/22/2016 j Dated 11 Notice of Mitigated Determination of Nonsignificance (MDNS) 10/11/2016 Dated 12 Staff Project Report 10/19/2016 A. Public Participation Meeting Summary and comment matrix Dated B. Site Plan and Design Review Application, Revised March 4, 2016 C. Conditional Use Permit Application, Revised March 4, 2016 D. Vicinity Map /Aerial Photo of Site E. Project Summary /Introduction /Description of Proposal by Architect F. Existing Site Conditions Map G. Site Plan Map H. Floor Plan I. Color Elevation Renderings J. Elevation Drawings K. Building Section L. Illustrative Landscaping Plan M. Tree Retention Analysis N. Tree Retention Plan O. Plant Schedule P. Planting Plan (South) Q. Planting Plan (North) R. Landscape Buffer Diagram EXHIBIT LIST Bainbridge Island Fire Department Station 22 PLN142O0 CUP /SPR Conditional Use/ Site Plan and Design Review Staff Contact: Josh Machen, Planning Manager Hearing Examiner: Stafford L. Smith Public Hearing: November 17, 2016 NO. DOCUMENT DESCRIPTION DATE S. Trip Generation Letter T. Development Engineer Project Review Memo U. Design Review Board Minutes, December 21, 2015 V. Design Review Board Minutes, February 22, 2016 W. Design Review Board Minutes, March 7, 2016 X. Bainbridge Island Fire Department Memo /Recommendation Y. Landscape Plan Supplemental Information Z. Arborist Analysis of trees potential impacts by development AA. Letter from Mackenzie regarding parking demand 13 Certificate of Distribution and Posting 10/26/2016 Dated 14 Planning Commission Staff Report dated 10/19/2016 11/17/2016 Admitted