STAFF REPORT STATION 21
Department of Planning and community development
Project Report
Date: October 28, 2016
To: Stafford Smith, City of Bainbridge Island Hearing Examiner
From: Joshua Machen, AICP
Planning Manager
Project: Bainbridge Island Fire Department Station 21
Site Plan and Design Review/ Conditional Use Permit
File Number: PLN11791B SPR/CUP
I. INTRODUCTION
Applicant: Mackenzie
C/O Michael Chen
500 Union Street, Suite 545
Seattle, WA 98101
Owner: Bainbridge Island Fire Department
Request: The proposed project is the redevelopment of the existing fire station on the
site, Station #21. The redeveloped fire station will have two stories with
approximately 30,760 square feet with living quarters, meeting spaces, offices,
storage areas, and apparatus bays. The existing memorial and helicopter
landing pad and fence will remain. (Attachment B, C & G)
Location: 8895 Madison Avenue, being portions of Sect. 22, T. 25N. R. 02E. W.M. Tax
parcel numbers 222502-1-023-2000 and 4169-000-050-0206
Environmental
Review: A SEPA Threshold Determination was issued on October 11, 2016
Recommendation: Approve the application with the following conditions:
SEPA Conditions
1. 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
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Threshold Determination is required for any fill over 100 cubic yards on sites that have not
been previously received a SEPA determination).
2. 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 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. Frontage improvements along New Brooklyn Road must be completed prior to Certificate
of Occupancy and/or Final Inspection. Frontage improvements include pedestrian sidewalk
and bike lane.
7. A mid-block crosswalk on Madison Avenue must be designed, approved, and constructed
prior to Certificate of Occupancy and/or Final Inspection.
8. 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:
9. The site shall be developed in substantial conformance with the revised site plans date stamped
September 29, 2016 and building elevations date stamped received October 17, 2016.
10. The 50-foot averaged full landscape screen along Highway SR305, as shown on the submitted
plans, shall be maintained between the proposed development and Highway SR 305 to the west.
All existing trees within the required buffers shall be retained and protected during and after
construction.
11. 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.
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12. Sign permits shall be obtained as required by BIMC Section 15.08.
13. 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.
14. 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.
15. A minimum of 10 bicycle spaces shall be installed prior to final inspection. The racks 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.
16. 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.
17. Prior to occupancy of the station or the release of a landscaping performance assurance, a
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
project.
18. 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.
19. 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.
20. 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.
21. 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.
22. All mechanical equipment shall either be located underground, incorporated into landscaping or
integrated within the building or roof form of the building.
23. Proposed fire station must be equipped with fire sprinklers and fire alarms as per the adopted
code.
Planning Commission added condition:
24. Project improvements made along the Madison Avenue shall be constructed in a manner that does
not preclude the expansion of the road surface to accommodate a full bicycle lane.
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Staff Analysis
II. FINDINGS OF FACT
A. Site Characteristics
1. ASSESSOR’S RECORD INFORMATION:
222502-1-023-2000 and 4169-000-050-0206, Bainbridge Island Fire District, 3.91 Acres
2. TERRAIN:
The property relatively flat. The property has just a few trees around the perimeter of
the property and a large triangle cluster at the corner of SR305 and Madison Avenue.
3. SITE DEVELOPMENT/EXISTING USE:
The site contains an existing fire station and related improvements, including parking, a
memorial, helipad and living facilities.
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4. ACCESS:
Vehicular access to the site is from Madison Avenue
5. PUBLIC SERVICES:
a. Police - Bainbridge Island Police Department
b. Fire - Bainbridge Island Fire District
6. EXISTING ZONING/ COMPREHENSIVE PLAN DESIGNATION:
R-2, 2 units per acre residential zone
OSR-2, Open Space Residential, two units per acre
7. SURROUNDING ZONING/COMPRHENSIVE PLAN DESIGNATION:
a. North: R-2
b. East: R-2
c. South: B/I
d. West: B/I
8. SURROUNDING USES:
a. North: Single-family Residential Development
b. East: Highway 305/Single Family
c. South: Mini Storage/Church
d. West: Bainbridge Artisan Network (under construction)
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B. History
1. A pre-application conference was held December 1, 2015
2. The Design Review Board reviewed the pre-application proposal on December21, 2015
and made several recommendations on the design (Attachment U).
3. A public participation meeting was held at the City on January 11, 2016. Comments and
responses from that meeting are included as Attachment A.
4. A formal application for the Site Plan and Design Review and Conditional Use Permit
were submitted on January 15, 2016 (Attachments B & C).
5. On February 22, 2016, the application was taken back to the Design Review Board, the
board reviewed the revised drawings and recommended approval of the application
(Attachment V).
6. Revisions to the application and submission documents were submitted on March 4,
2016.
7. A notice of technically complete application was issued on March 9, 2016, but requested
additional information to be provided prior to the complete processing of the
applications.
8. A Notice of Application/SEPA comment period was published and mailed out March 11,
2016.
9. Revisions to the application were received on April 29,2016
10. On May 27th a memo from the City’s Development engineer indicated the application
was still deficient proper documentation regarding stormwater.
11. On June 7, 2016 a Preliminary Technical Information Report (drainage report) was
submitted to the City.
12. On June 22, 2016 the Development Engineer provided a memo indicating that the
revisions received from the applicant in April and the drainage report received in June
were still deficient and that additional information and revisions were required.
13. On September 12th then again on September 23rd revised stormwater plans and
technical documents were submitted.
14. The City Development Engineer reviewed the project and provided final comments and
recommended conditions on October 6, 2016 (Attachment T).
15. On October 27, 2016 the City of Bainbridge Island Planning Commission reviewed the
proposed application and recommended approval of the application with one additional
condition regarding development planning for new bike lane along Madison Avenue.
The Planning Commission also approved the additional parking above the required
parking as described in Attachment AA.
C. Public Comment
No public comment was received during the official public comment period.
D. Comprehensive Plan Analysis
OS 4.2 The R-2 District is intended to recognize an existing development pattern of two units
per acre. The subject development is proposed within the residential 1/2-acre zone. The Fire
station is an essential public facility and is replacing an existing fire station. The changes to the
station are being properly reviewed through the Site Plan and Design Review process as well as
the Conditional Use Permit process to ensure compliance with the code requirements as well as
compatibility with neighboring development.
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SD 1.3 The City shall require new development to provide both on-site improvements and off-
site improvements necessary to avoid adverse downstream water quality and quantity impacts.
The applicant has submitted an engineered comprehensive stormwater drainage plan that
addresses downstream water quality and quantity impacts. The submitted plans were
reviewed by and found to meet local and state regulations (Attachments T).
SD 1.4 Where appropriate and feasible, infiltration of stormwater is preferred over surface
discharge to downstream systems. The return of uncontaminated precipitation to the soil at
natural rates near where it falls should be encouraged through the use of detention ponds,
grassy swales and infiltration facilities. The stormwater drainage plan submitted with the
application includes several of these features, including but not limited to rain gardens, and
infiltration/dispersal systems that will allow water to return to the soil.
E. Land Use Code Analysis
1. BIMC Chapter 16.16 Noise Regulations
The proposal is subject to noise regulations related to the construction hours and maximum
environmental noise levels from the proposed uses on the property. Since the construction
for this proposal will occur within 100 feet of residentially zoned properties, construction
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 those allowed by state
law, which include specific exemptions for emergencies.
2. BIMC Chapter 18.06.0020C
The purpose of the R-2 zone is to provide residential neighborhoods 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, at a somewhat higher density than the
R-1 district. The proposed reconstructed fire station is consistent with the purpose of this
district as it is an essential public facility that directly serves the residential neighborhoods
of the island in addition to the commercial zones. The subject property is well suited for a
fire station as it only has residential uses on one side and that neighborhood is buffered
from the station by a large open space area within the subdivision and a 25-foot buffer on
the subject property.
3. BIMC Chapter 18.09.020 Permitted Use Table
The permitted use table lists the multiple uses that are that are permitted and conditionally
permitted within the R-2 zone. Included in those allowed by a conditional use permit are
governmental facilities.
4. BIMC Chapter 18.12 Dimensional Standards
The proposed development is within the R-2 zone, therefore the maximum lot coverage for
is 20 percent. The proposed lot coverage for this development is approximately 13.1
percent overall (approximately 22,300 square feet of building footprint).
The setback from the SR 305 right-of-way is a minimum of 50 feet in order to provide the
required landscape buffer. The front yard setbacks along Madison Avenue and New
Brooklyn Road are 25 feet, the proposed building is a minimum of 46 feet from the street.
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The required side setbacks are 5’ minimum, however the perimeter buffers are larger. The
north property line has a buffer of 25-feet and along the west property line the buffer is a
minimum of 10 feet with an average of 20-feet.
The building height limitations for the R-2 zone is 30 feet, however non-residential
structures that meet the conditional use decision criteria may go up to 35 feet. The propose
building has a height of 34 feet.
5. BIMC Chapter 18.15 Development Standards and Guidelines
a. 18.15.010 Landscaping and Screening
Since the proposal is located within the R-2 zone, the project has a required 25-foot
average perimeter full-screen landscape buffer along the single-family use to the north
and a 20-foot average perimeter full-screen landscape buffer to the business industrial
zoned properties to the west. The development is also required to provide a 50-foot
partial screen buffer to the SR305 right-of-way and a 25-foot partial screen along the
Madison Avenue and New Brooklyn Road frontages. The proposed development is
providing the full 25 foot full-screen landscape buffer to the residential property along
the north property line and is providing an averaged 20-foot landscape buffer along
the west property line to accommodate fire apparatus access driveway (minimum
proposed width of 13-feet). The proposal also provides existing landscape buffering
along Madison Avenue and New Brooklyn Road, but much of the frontage is dedicated
to access driveways and existing fire apparatus exit driveway.
The parking lot landscaping requirement for the proposed development entails
providing one tree for every four parking stalls as most of the parking areas are located
to the side of the buildings. The project has a 43 parking stalls proposed; therefore 11
parking lot related trees will need to be planted. The applicant has proposed planting
close to 129 new trees, which is in excess of the minimum required for the parking lot
landscaping, the required buffers and the tree unit requirements. Also as required the
landscaping plan properly designates landscape areas at the end of the parking stalls
and aisles (Attachments P, Q & R).
The total site tree requirements for non-residential development within the R-2 zone is
40 tree units per acre. Each existing tree that is being preserved is given a tree unit value
based on its size, then all proposed trees to be planted are also given a tree unit value.
The property is 2.88 acres outside the required buffers; therefore, a total of 115.2 tree
units would typically be required outside of the significant trees being preserved within
required perimeter buffers or the roadside buffers. The proposal is retaining 96.8 tree
units and is proposing to plant 129 trees. While some of the replanted trees are
required for the buffers and the parking lot tree planting requirements, the proposed
retained trees in addition to the planted trees far exceed the minimum tree unit
requirements. As conditioned, all landscaping and buffers 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 (Condition 17).
Retained trees within buffers and those needed to be retained to me the tree unit
requirements require protection during construction. The applicant has proposed tree
protection strategies in compliance with the municipal code requirements including
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but not limited to construction fencing, dripline protection, soil amendment, and root
pruning (Attachment Y). In addition, the City required and the applicant provided a
Certified Arborist analysis of any tree proposed to be retained whose dripline/critical
root zone would be affected by the construction. Her review, analysis and
recommendations are included in Attachment Z.
b. 18.15.020 Parking and Loading
The proposed building is proposed as a fire station facility; therefore, the parking
regulations require enough spaces to meet the peak demand as verified by the Director.
As proposed, there are 43 parking spaces proposed, which exceeds the peak parking
demand forecasted by the Bainbridge Island Fire Department, 28 spaces. While the
Director recognizes the benefit of additional spaces, only the Planning Commission
may approve parking spaces above the required spaces, which is the peak demand in
this special case (Attachment AA). The Planning Commission reviewed this proposal
and approved the additional spaces at their meeting on October 27, 2016.
As required by this section of code the locations of the parking within this development
are primarily to the sides or behind the proposed buildings (Attachment G). As
conditioned, each parking stall is to meet the dimensional standards of Table 18.15.020-
3 outside of required driving aisles or minimum sidewalk widths (Conditions 13).
c. 18.15.030 Mobility and access
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
(Condition 19). In accordance with the regulations regarding mobility and access, all
internal walkways shall be surfaced with nonskid hard surfaces and provide at least five
feet of unobstructed width (Condition 14).
Bicycle spaces are required for the proposed station. A minimum of 9 bicycle spaces are
required for this development. The site plan properly designates 10 available spaces
that will serve both employees and the public (Condition 15).
d. 18.15.040 Outdoor Lighting
In order to preserve and enhance the view of the dark sky and promote health, safety
and security, outdoor lighting is to be shielded and maintained so there is no light
trespass. All lighting shall be downcast and shielded such that it masks the horizontal
surface of the light source. 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 City (Condition 21).
6. BIMC Chapter 18.18 Design Guidelines
The proposed project is subject to; the commercial and mixed-use design guidelines for all
zoning districts. The application was first reviewed by the Design Review Board on
December 21, 2015 during the pre-application conference phase of review. The Design
Review Board made several suggestions during that meeting and the applicant responded
by making several modifications to the design including but not limited to addressing the
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proposed entrance to the building, the visual approach from the south and the roofline
(Attachment U).
The Design Review Board (DRB) again reviewed the proposal after the applicant had
submitted 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 wanted to see the landscaping plans at the meeting on March 7, 2016. (Attachment V).
At the March 7, 2016 meeting the landscape architect for the project presented the
landscape plan and the DRB finalized their recommendation for approval of the station as
designed (Attachment W ).
7. BIMC Chapter 2.16.040 Site Plans and Design Review
The Bainbridge Island Fire Station 21 was properly submitted as a major site plan and design
review application along with a major conditional use permit. Since this is a major
conditional use permit and site plan and design review application, the applicant first
applied for a pre-application conference and had the preliminary plans reviewed by the
Design Review Board. The applicants met with the Design Review Board once during the
pre-application phase of the project, on December 21, 2015. The application was also
required to have a Public Participation Meeting, which was held January 11, 2016. The DRB
reviewed the application again as part of their formal submittal on February 22, 2016
(Attachment V) On October 27, 2016, the Planning Commission reviewed the project and
recommended approval of the application with the conditions listed in this project report.
As a Major Site Plan and Design Review, the application is properly before the Hearing
Examiner for review and decision in a public hearing.
Decision Criteria
The Director and Planning Commission have based their respective recommendations on
site plan and design review application on the following criteria:
a. The site plan and design is in conformance with applicable code provisions and
development standards of the applicable zoning district; As summarized in this staff
report and in the materials prepared by the applicant, the application, with
conditions, is in conformance with the Bainbridge Island Municipal Code.
b. 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 non-motorized transportation plan; The proposed site plan
provides a building layout, parking and circulation system that are an efficient use of
the available land while providing the required setbacks and screening from the
adjacent properties and open spaces.
c. The Kitsap County Health District has determined that the site plan and design meets
the following decision criteria:
e. 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. The Health District reviewed the project and had no
comment.
i. If the Health District recommends approval the application with respect to those
items in subsection i., the health district shall so advise the director. No comment.
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ii. If the health district recommends disapproval of the application, it shall provide a
written explanation to the director. The Health District has not denied the
application.
d. The city engineer has determined that the site plan and design meets the following
decision criteria:
i. The site plan and design conforms to regulations concerning drainage in
Chapters 15.20 and 15.21 BIMC; and
ii. 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
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 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
vi. 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.
The Development Engineer has reviewed the submitted civil plans and has found them
to be consistent with these requirements. A detailed response and analysis is
contained in her memo (Attachment T).
e. 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 2.16.020.Q; The proposed development was
reviewed by the Design Review Board during the pre-application stage of the
development and during the Site Plan and Design Review process (Attachments U,V &
W). The applicant has incorporated the applicable Design Review Board’s
recommendations into the final design of the buildings and layout of 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.
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f. No harmful or unhealthful conditions are likely to result from the proposed site plan;
The proposed development is for a use conditionally allowed by the Municipal Code
within the R-2 zoning district.
g. The site plan and design is in conformance with the Comprehensive Plan and other
applicable adopted community plans; The proposed plan provides for the replacement
of an essential public facility.
h. 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;
No critical areas are identified on the subject property.
i. 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; The
subject property is not within the shoreline jurisdiction.
j. 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; The requirements of BIMC
17.20.020 are not applicable to this application because the proposal contains no new
dwelling units.
k. The site plan and design has been prepared consistent with the purpose of the site
design review process and open space goals; The proposed site plan was prepared
consistent with the overall purpose and goals of the Site Plan and Design Review
process. The process has provided a means for guiding the development in a logical,
safe, attractive and expedient manner.
l. For applications in the B/I zoning district, the site plan and development proposal
include means to integrate and re-use on-site storm water as site amenities. The
subject property is not located within the B/I zoning district.
8. BIMC Chapter 2.16.110 Major Conditional Use Permit
The applicants have also properly applied for a major Conditional Use Permit to allow a fire
station within the residential R-2 zoning district. Fire Stations are considered government
facilities; therefore, they are required to be reviewed under the major Conditional Use
Permit process. Since this Conditional Use Permit is part of a consolidated project review
with the Site Plan and Design Review application, it was also subject to a pre-application
conference, public participation meeting and Design Review Board recommendation. The
Planning Commission recommended approval of the project at their October 27, 2016
meeting. The project is properly before the Hearing Examiner for a public hearing and
decision.
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Decision Criteria
A conditional use may be approved or approved with conditions if:
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; The proposed development is for the
renovation/redevelopment of an existing fire station, which is an essential public
facility. While a couple of the surrounding uses are single-family residences, the
fire station has been in existence and operation for many years. No public
comment or concerns were raised during the public comment period. The other
adjacent developments are a mini storage facility and the new Bainbridge Artisans
Resource Network (BARN) building.
a. The conditional use will be served by adequate public facilities including roads, water,
fire protection, sewage disposal facilities and storm drainage facilities; As discussed in
this staff report, with conditions, the proposed conditional use is adequately served
by public roads, water, sewer, fire protection and proper storm drainage facilities will
be constructed.
b. The conditional use will not be materially detrimental to uses or property in the vicinity
of the subject property; Allowing the reconstruction/expansion of the fire station will
not be materially detrimental to uses in the vicinity. The use will continue with little
change from the way it has operated for many years. Proper access, parking,
circulation, landscaping are being provided.
c. The conditional use is in accord with the Comprehensive Plan and other applicable
adopted community plans, including the Non-Motorized Transportation Plan; As
discussed in Section II. C of this report, the proposed conditional use is consistent
with the goals and policies of the Comprehensive Plan.
d. 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
2.16.020.Q; As detailed in this staff report, the conditional use complies, as does the
building covered by the Site Plan Review, with all provisions of the BIMC.
e. 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;
f. Noise levels shall be in compliance with BIMC 16.16.020 and 16.16.040.A; While the
project is required by law to be in compliance with BIMC 16.16.020, under emergency
situations, it is likely that the noise standards will be exceeded by ambulances or fire
trucks leaving the facility, also the facility will continue to provide the helipad for
medivac.
g. 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.5,
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; The Site Plan Review application and the Conditional
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Use Permit application have been reviewed by the city’s development engineer and
as conditioned the vehicular, pedestrian, and bicycle circulation meets all applicable
City standards and pollution controls. A detailed analysis prepared by the
Development Engineer was provided to staff in memo (Attachment T). Pedestrian
improvements are being required along New Brooklyn Road, by the City requiring the
extension of the sidewalk, and by requiring a mid-block crossing on Madison Avenue
(Conditions 6 & 7).
h. 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 use, and the
applicable service(s) 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.
The city’s Development Engineer has reviewed the Conditional Use Permit and
Site Plan and Design Review application for consistency with each of the above
criteria and has found the design and specifications to be consistent and in
compliance with the above criteria or has recommended proper conditions to
address the concerns (Attachment T).
i. If a major conditional use is processed as a housing design demonstration project
pursuant to BIMC 2.16.020.Q, the above criteria will be considered in conjunction with
the purpose, goals, policies, and decision criteria of BIMC 2.16.020.Q. The proposal is
not a housing design demonstration project.
j. 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. The subject property is
fronting on Madison Avenue which is a collector road.
2. If the traffic study shows an impact on the level of service, those impacts have been
mitigated as required by the city engineer. The submitted trip generation data did
not show a change to the level of service requiring mitigation. The project is
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October 28, 2016
page 15
increasing the PM peak hour trips by five trips and increasing trips overall by less
than 49, therefore a traffic study was not required.
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. The proposal is
within the Winslow study area, but will still be providing buffers in accordance
with 18.15.010.
4. The proposal meets the requirements of the commercial/mixed use design
guidelines in BIMC 18.18.030.C. The proposal is consistent with the
commercial/mixed use design guidelines as far as they were applicable. The DRB
reviewed the project and has provided a recommendation of approval
(Attachments U, V & W).
5. The scale of proposed construction including bulk and height and architectural
design features is compatible with the immediately surrounding area. As a fire
station, the construction has unique architectural style, however it will be
compatible with the immediate surrounding properties which include a church, a
mini storage facility and the new Bainbridge Artisans Resource Network (BARN)
building.
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. No requirements were waived.
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. This construction is replacing an existing governmental facility therefore it is
allowed 100 percent of the underlying lot coverage. The proposal is to use only
13% lot coverage when 20 % would be allowed.
9. BIMC Chapter 2.16.170 Consolidated Project Review
When an applicant has two or more land use applications, they may request that the
applications be processed under a single consolidated project review process. The
proposed project requires both Site Plan and Design Review in addition to a Conditional
Use Permit. The two applications are being reviewed under the consolidated project
review provisions.
F. Environmental Review:
A SEPA Mitigated Determination of Nonsignificance was issued by the SEPA Official on October
11, 2016.
III. CONCLUSIONS
Staff’s Conclusion
10. As conditioned, the proposed project is consistent with the Comprehensive Plan, the applicable
sections of the Bainbridge Island Municipal Code including: BIMC Chapter 16.16 Noise
Regulations; BIMC Chapter 18.06.0020C R-2 Zone; BIMC 18.09.020 Permitted Use Table; 18.12
Dimensional Standards; BIMC 18.15.010 Landscaping and Screening; BIMC 18.15.020 Parking
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October 28, 2016
page 16
and loading; BIMC 18.15.030 Mobility and access; BIMC 18.15.040 Outdoor Lighting; and BIMC
18.18 Design Guidelines; BIMC 2.16.040 Site Plans and Design Review; and BIMC Chapter
2.16.170 Consolidated Project review. Appropriate notice of application was made, and a SEPA
Mitigated Determination of Non-significance was issued. The application was properly reviewed
by the Planning Commission on October 27, 2016. Under the consolidated review procedures
both the site plan review and the conditional use permit are properly before the Hearing
Examiner for decision.
IV. Attachments: (Note-See October 18th Staff Report to Planning Commission for Attachments)
A. Public Participation Meeting Summary and comment matrix
B. Site Plan and Design Review Application, Submitted January 15, 2016
C. Conditional Use Permit Application, Submitted January 15, 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. First Floor Plan
I. Second Floor Plan
J. Elevation Drawings
K. Building Section
L. Street Perspective Drawing
M. High Angle Perspective Drawing
N. Tree Retention Plan
O. Plant Schedule
P. Planting Plan (South)
Q. Planting Plan (North)
R. Planting Plan (East)
S. Landscape Buffer Diagram
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