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PLN50892 SUB Madison Place HEX Decision 072518 Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 1 of 23 THE HEARING EXAMINER FOR THE CITY OF BAINBRIDGE ISLAND In the Matter of the Application of ) No. PLN 50892 SUB ) David Smith, Central Highlands, Inc. ) Madison Place Housing Design ) Demonstration Project Subdivision ) ) FINDINGS, CONCLUSIONS, For Approval of a Preliminary Plat ) AND DECISION SUMMARY OF DECISION The request for a preliminary plat to subdivide a lot totaling 0.82 acres into 18 lots, as a Tier 1 Housing Design Demonstration Project , at 671 Madison Avenue North is APPROVED. Conditions are necessary to mitigate specific impacts of the proposed development. SUMMARY OF RECORD Hearing: The Hearing Examiner held an open record hearing on the request on July 11, 2018. The record was held open until noon, July 13, 2018, to receive additional material from Mr. Gilmore and Mr. Corelis.1 Testimony: The following individuals testified under oath at the open record hearing: Kelly Tayara, City Associate Planner Peter Corelis, P.E., City Development Engineer Sanjay Bhatt Susannah Arntson Jim Gilmore David Smith, Applicant Attorney Hayes Gori represented the Applicant . Exhibits: The following exhibits were admitted into the record: 1. [Revised] Staff Recommendation, dated July 2, 2018 2. Preliminary Plat maps a. Preliminary Plat (Sheet 1 of 4), dated August 23, 2017 b. Preliminary Plat (Sheet 2 of 4), dated August 23, 2017 1 Additional public comment received after the close of the hearing, at noon on July 13, was not admitted into the record. Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 2 of 23 c. Existing Conditions (Sheet 3 of 4), dated August 23, 2017 d. Lot Details (Sheet 4 of 4), dated May 9, 2018, with enlarged sheet 3. Preliminary Utility Plan (Sheet C1, 1 of 2), dated September 23, 2017 4. Preliminary Utility Report, Seabold Engineering, LLC, dated August 24, 2017 5. Landscape Plan, revised August 18, 2017 6. Traffic Impact Analysis, Heath & Associates, Inc., dated March 2018 7. Letter from Bruce McMullin to Barry Keenan, Arborist Report, dated September 15, 2016 8. Geotechnical Report , Terra Associates, Inc., dated December 13, 2016 9. Plat of Madison Place Lot Closures, dated August 21, 2017 10. Subdivision Guarantee (No. 5003353-0001948e), dated August 18, 2017 11. Open Space Management Plan, dated August 24, 2017 12. SEPA Checklist , dated April 20, 2017, with Staff Responses 13. Master Land Use Application, received September 19, 2017 14. Ordinance 2018-04, Duane Lane Right -of-Way Vacation, effective date March 6, 2018 15. Public Benefit, Development and Permit Processing Agreement (Ohrt, CCHD, Mattis, and City), dated March 15, 2018 16. Public Benefit, Development and Permit Processing Agreement (Central Highlands, Wallace, Madison, and City), dated March 16, 2018 17. Madison Avenue Access Agreement , dated March 16, 2018 18. Developer Agreement Map, undated 19. Housing Design Demonstration Projects a. COBI 2.16.020 b. Table 2.16.020.Q-1: Housing Design Demonstration Pro ject Scoring System c. Table 2.16.020.Q-2 Housing Diversity Scoring Method d. Table 2.16.020.Q-3 Innovative Site Development Scoring Method 20. Pre-application summary a. Letter from Kelly Tayara to Madison Place LLC/David Smith, dated August 17, 2017 b. Pre-application Conference Summary, dated August 3, 2017 21. HDDP material a. Madison Place – Vision Statement, undated b. Madison Place – Site Plan (Sheet A-1), dated August 24, 2017 c. Email from Nicholas Smith to Kelly Tayara, dated May 7, 2018, with email string d. Table 2.16.020.Q-3 Innovative Site Development Scoring Method 22. Table 2.16.020.Q-3 Innovative Site Development Scoring Method 23. Memo from Assistant Chief Luke Carpenter, Fire Marshal, to Kelly Tayara, dated November 3, 2017 24. Memorandum from Peter Corelis, P.E., Development Engineer, to Kelly Tayara, dated April 19, 2018 25. Public notice a. Notice of Application/SEPA Comment Period, dated December 22, 2017 b. Certificate of Posting, dated April 25, 2018 Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 3 of 23 c. Notice of Mitigated Det ermination of Nonsignificance (MDNS), dated April 24, 2018 d. Notice of Public Hearing, publication date April 27, 2018, with Declaration of Mailing, dated May 13, 2018 e. Revised Notice of Application/SEPA Comment Period, dated May 25, 2018 26. Public comment a. Email from James Gilmore to Kelly Tayara, dated June 26, 2017, with email string 27. Planning Commission Regular Meeting Minutes, dated April 26, 2018 28. Staff Recommendation, dated May 9, 2018 29. Island Wide Traffic Study <https://www.bainbridgewa.gov/708/Island-wide- Transportation-Plan-IWTP-Upd> 30. Email from James Gilmore to Kelly Tayara, dated July 11, 2018 31. Memorandum from Peter Corelis to Ted Hunter, Hearing Examiner, dated July 12, 2018 The Hearing Examiner enters the following findings and conclusions based upon the testimony at the open record hearing and admitted exhibits: FINDINGS Application and Notice 1. David Smith, Central Highlands, Inc. (Applicant), requests preliminary plat approval to subdivide a lot totaling 0.82 acres into 18 lots, as a Tier II Housing Design Demonstration Project.2 The development is located at 671 Madison Avenue North.3 Exhibit 1, Staff Recommendation, page 1; Exhibit 2; Exhibit 3; Exhibit 5; Exhibit 13. 2. City Planner Kelly Tayara testified that the Cit y of Bainbridge Island (City) determined the application was complete on October 17, 2017. She testified that, since this date, the City has adopted a Landmark Tree Ordinance, as well as a building moratorium, which do not apply to this application because the City determined the application had vested prior to adoption of these codes. The City issued a combined Notice of Application/SEPA Comment Period on December 22, 2017, with a comment deadline of January 5, 2018. The Planning Commission held a public meeting on April 26, 2018. The Planning Commission rejected a motion that the staff recommendation conditions and City 2 The proposed project is one of a group of developments that are the subject of four agreements between the City and two developers. In addition to Madison Place, the agreements involve Madison Grove, Wallace Cottages, The Reserve at Winslow, the Winslow Grove (all subdivisions), and Madison Landing (a multifamily project). Exhibit 1, Staff Recommendation, page 1. 3 The application identifies the property by Tax Assessor Parcel No. 272502-1-060-2009. Exhibit 13. A legal description of the property is provided on the preliminary plat map. Exhibit 2.b. Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 4 of 23 Engineering Report be “observed religiously” by the project developers. The Planning Commission then passed unanimously a motion fo r the developer to rearrange the duplexes on lots 16, 17, and 18 and to use the northwest open space as a building area. Because some properties were inadvertently omitted from the original comment period, the City issued a combined Notice of Applicatio n/SEPA Comment Period on May 25, 2018, with a comment period deadline of June 8, 2018. The notice listed a tentative hearing date of June 27, 2018, and referenced the City website for updated information. Ms. Tayara testified that proper notice was given by posting, publication, and mailing. Exhibit 1, Staff Recommendation, pages 5 and 16; Exhibit 13; Exhibit 25; Exhibit 27; Testimony of Ms. Tayara. 3. The City identified 26 comments and prepared a comment summary with staff responses. Ms. Tayara referenced a map of the area (Exhibit 18) to show that this application is part of a Development Agreement for a number of development proposals in the area. She testified that most public comments received opposed all the projects due to increased traffic and lo ss of open space and trees. Exhibit 1, Staff Recommendation, pages 6 through 10; Exhibit 26; Testimony of Ms. Tayara. State Environmental Policy Act 4. The City acted as lead agency and analyzed the environmental impacts of the proposal, as required by the State Environmental Policy Act (SEPA), Chapter 43.21C Revised Code of Washington (RCW). The City reviewed the Applicant’s environmental checklist and other information on file and determined that the proposal would not have a probable significant adverse impact on the environment. The Applicant’s Environmental Checklist did not identify any birds or other animals as observed or known to be on or near the site. No threatened or endangered species are known to be on or near the site . No critical areas, such as wetlands or steep slopes, were identified. The property is not within the jurisdiction of the Shoreline Management Act . The City consolidated the SEPA Determination of Nonsignificance (DNS) and the application comment periods under the Optional DNS process provided for by the Washington Administrative Code (WAC) 197 - 11-355. The City issued a Notice of Mitigated Determination of Nonsignificance (MDNS) on April 24, 2018, with a comment and appeal deadline of May 8, 2018. Ms. Tayara testified that, because some properties were inadvertently omitted from the original comment period, the City mailed, posted, and published a Revised Notice of Application/SEPA Comment Period on May 25, 2018, with a comment deadline of June 8, 2018. The City issued a Mit igated Determination of Nonsignificance (MDNS) with a condition requiring review of the existing residence by the Historic Preservation Committee. The MDNS was not appealed. Exhibit 1, Staff Recommendation, pages 5, 19, and 21; Exhibit 12; Exhibit 25; Testimony of Ms. Tayara. Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 5 of 23 Comprehensive Plan and Zoning 5. The property is designated Mixed Use Town Center -Madison Overlay District (MUTC- MAD), under the City Comprehensive Plan, and within the Winslow Master Plan Secondary Study Area. City staff identified Comprehensive Plan goals and policies that are relevant to the proposal: Land Use Element Goal LU-5, to focus urban development in designated centers; Policy LU-6.2, to promote dense residential and commercial development and encourage human activity within Winslow; Goal LU-6, to ensure a development pattern that reduces the conversion of undeveloped land into sprawling development ; and Winslow Town Center Goal LU -7 and Policy LU 7.5, which provide that Winslow mixed use and commercial districts are designed to strengthen the vitality of downtown Winslow. The Mixed Use Town Center (MUTC) is intended to have a strong residential component to encourage a lively community during the day and at night. The purpose of the Madison Avenue Overlay District is to provide for a mix of residential and small-scale, non-residential development. City staff also identified Winslow Master Plan Overall Land Use Goal WMP 2-1, to strengthen Winslow as a sustainable, affordable, diverse, livable, and economically vital community; Goal WMP 2-2, to ensure compatibility of new development in the MUTC; and WMP 2-3, to maintain and enhance community character in the MUTC.4 Exhibit 1, Staff Recommendation, pages 3 through 5. 6. The property is located in the City’s Mixed Use Town Center-Madison Avenue Overlay District (MUTC-MA). The purpose of the Mixed Use Town Center zone is to implement the Mixed Use Town Center sections of the comprehensive plan. The Mixed Use Town Center should strengthen the vitality of downtown Winslow as a place for people to live, shop, and work, to provide a strong residential component and to encourage a lively community during both the day and night. Bainbridge Island Municipal Code (BIMC) 18.06.030.A. The purpose of the Madison Avenue (MA) overlay district is to provide for a mix of residential and small-scale nonresidential development. Within the Madison Avenue overlay district, all retail and office development shall include a residential component. Retail development is permitted only on the ground floor. Residential development is only required for buildings greater than one story in height. BIMC 18.06.030.A.3. All single-family residential subdivisions are subject to design under the City’s Flexible Lot design requirements in Titles 17 and 18 BIMC. The City determined that the proposal is subject to the City’s Open Space Standards (BIMC 17.12.030), General Residential Subdivision Standard (BMC 17.12.040), and Flexible Lot Dimensional Standards (BIMC Table 18.12.020-1). BIMC 2.16.020.Q provides that development standards in Titles 17 and 18 BIMC may be modified as part of a Housing Design Demonstration Project (HDDP). Single-family use is permitted in the Mixed Use Town Center only through the HDDP Program. With the exception of properties to the 4 City staff further identified the following relevant Winslow Master Plan Overall Land Use Goal Policies: Policy WMP2-2.1, 2-2.3, 2-3.1, 2-3.2, 2-3.3, 2-3.5, and 2-3.6. Exhibit 1, Staff Recommendations, pages 4 and 5. Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 6 of 23 west within the Urban Comprehensive Plan designation and the R-4.3 zone, the remaining surrounding properties are also designated MUTC-MAD and zoned MUTC- MA. Exhibit 1, Staff Recommendation, pages, 2, 11, and 13. 7. The purpose of the HDDP is to allow the development of housing design demonstration projects that increase the variety of housing choices available to residents across underserved portions of the socio -economic spectrum, and to promote compact, low- impact development where it is most appropriate. Further, its purpose is to encourage high quality and innovation in building design, site development, and “green” building practices. The goals of this program are to increase the housing supply and the choice of housing styles available in t he community; to promote socio -economic diversity by adding to the stock of income-qualified housing; to encourage development of smaller homes, at reasonable prices, in neighborhoods attractive to a mix of income and age levels; and to demonstrate that innovative design and building techniques (conserving water and energy, using sustainably sourced materials, limiting environmental impacts) are compatible with market considerations. BIMC 2.16.020.Q. Exhibit 1, Staff Recommendation, pages 15 through 18. 8. Under the HDDP, the Applicant seeks relief from use, setback, lot coverage, and open space requirements that may otherwise apply under City codes. City staff determined that the open space requirements in BIMC 17.12.030 would be modified by HDDP incentives, which require that the project integrate at least 50 square feet of open space per unit in the MUTC zone. BIMC 2.16.l020.Q.6.c. The proposed plat depicts 2,834 square feet of open space, approximately 157 square feet per unit . This meets the City’s open space requirements, as modified by the HDDP program. City staff prepared a table setting out the Mixed Use Town Center District dimensional standards from BIMC Table 18.12.020-3 and a compliance evaluation for the proposed project. Standard right-of-way width would be modified to reduce impervious surface area and to provide flexibility to meet HDDP goals. Four of the proposed units would have ground-floor garages. Bonus height is provided for under-building parking up to 35 feet, which would be ver ified during building permit review. Additional floor area ratio is also available. City staff prepared a table based on BIMC Table 18.12.020-3, “Dimensional Standards for Mixed Use Town Center,” showing that the HDDP program allows for the proposed lot coverage of up to 40 percent , compared to the dimensional standard of 35 percent. Interior subdivision setbacks would be a minimum of zero feet; building to exterior subdivision boundary line setbacks would be five feet; and building to right -of-way would be 10 feet and depicted on the final plat. Exhibit 1, Staff Recommendation, pages 11, 13, and 22. 9. A Tier 1 HDDP project must achieve LEED Silver, BuiltGreen 4, or Evergreen Sustainable Development certification and must achieve at least 14 points in the Innovative Site Development category. The City applied BIMC Table 2.16.020.Q-3, Innovative Site Development Scoring Method, and determined that the proposed Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 7 of 23 development would exceed 14 points. Homes must also achieve at least four points in the Housing Diversity category and must be limited to 1,600 square feet. The City determined that the project would exceed Housing Diversity requirements by providing 18 residences in three size ranges: two residences of 1,001 to 1,200 square feet; 14 residences of 1,201 to 1,400 square feet; and two residences of 1,401 to 1,600 square feet. Four different unit types would be provided, including single-family homes, duplexes, age-in-place homes, and townhomes. Exhibit 1, Staff Recommendation, pages 16 through 18; Exhibit 19.d; Exhibit 21.d; Exhibit 22. Existing Site 10. The 0.82-acre rectangular site, running east/west, contains an existing single-family residence, constructed in 1953, and a driveway. The property is vegetated with grass, shrubs, and trees. The western third of the site is predominately wooded with Douglas fir and cedar trees. The land slopes evenly at about a 5 percent grade from northwest to southeast. The USDA Natural Resources Conservation Service maps the site as containing Kitsap silt loam for the eastern two-thirds and Kapowsin gravely ashy loam for the western third of the site. Exhibit 1, Staff Recommendation, page 2; Exhibit 4. Access, Parking, and Traffic 11. Madison Avenue North would provide access to the proposed subdivision with a road, going west, named NE Alexander Court on the preliminary plat map. A Fire Department hammer-head turnaround is located between Lots 14 and 15. Two parking spaces per dwelling unit are required. The Applicant would provide eight under-building parking spaces and 28 surface driveways for a total of two spaces per lot. The property is located between one-half to one mile from a ferry terminal. Exhibit 1, Staff Recommendation, page 14; Exhibit 2.d. 12. The City denied the Applicant’s request for construction of a privately owned and maintained road within the proposed plat within a 30-foot easement. City Development Engineer Peter Corelis reviewed the proposed road and access and determined that, with recommended conditions, they would comply with City standards. The proposed plat would be served by a local-access, urban public road. The road must provide two nine- foot travel lanes for two -way traffic circulation, with one-foot gutter pans and vertical curbs to provide a clear curb-to-curb distance of 20 feet. Sidewalks would be provided on one side with a minimum three-foot wide planter strip. Sidewalks would connect to Madison Avenue North, consistent with the Island-Wide Transportation Plan. A minimum of 20 feet of right -of-way would be dedicated to the City to provide a combined 40-foot right-of-way and easement dedication for access and utilities. Sight- distance requirements would be met for outbound turns to Madison Avenue North. Exhibit 1, Staff Recommendation, pages 12, 16, and 23; Exhibit 6; Exhibit 24. Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 8 of 23 13. Heath & Associates, Inc., prepared a Traffic Impact Analysis (TIA) for the Applicant, dated March 2018. The TIA identified the level of service (LOS)5 at the intersections of Madison Avenue North and NE High School Road, Knechtel Way NE and Wyatt Way NW/NE as LOS C or better. Based on 17 dwelling units (18 new lots, less one existing residence), there would be a 160 average weekday daily traffic count, 13 AM peak-hour trips, and 17 PM peak-hour trips. The TIS noted that the 2017 to 2022 C ity Capital Improvement Program includes plans to reconstruct and improve the existing Wyatt Way segment from Madison Avenue North to Lovell Avenue using either signalization or a roundabout at the Wyatt Way/Madison Avenue North intersection. The City staff recommendation did not identify any traffic impact mitigation fees. The TIA estimated traffic impact fees for 17 net new dwelling units at $27,751.99. Exhibit 1, Staff Recommendation; Exhibit 6. 14. Kitsap Transit Routes 90 and 99 offer stops at the intersection of Knechtel Way NE/Madison Avenue North, just north of the proposed subdivision. In addition, the Bainbridge Island Ferry Terminal is less than a mile southeast from the site. Exhibit 6. Trees, Landscaping, and Open Space 15. The City determined t hat tree-unit requirements apply to all development within the Mixed Use Town Center zone. BIMC 18.15.010. A development parcel requires at least 40 tree units per acre. BIMC 18.15.040.G.4. At the recommendation of the Planning Commission, the open space area was reconfigured to retain more trees. The Applicant would retain over 50 tree units, which would exceed the tree-unit requirements. The Applicant submitted an arborist report with an assessment of tree health. The Applicant would identify areas of prohibited disturbance areas and protective fencing locations as part of final civil plans for construction. The Applicant would fence open space boundaries common to Lots 1 and 11. Exhibit 1, Staff Recommendation, pages 14 and 21. 16. The Applicant provided a landscape plan depicting street trees and a planting plan. Landscaping would be provided along Madison Avenue North. The Applicant submitted an Open Space Management Plan (OSMP). The Application would record a final OSPM with the final plat, and the OSMP would be referenced on the face of the plat. Exhibit 5; Exhibit 11. 17. Ms. Tayara testified that proposed Condition 7 concerning open space fencing should be amended to comply with Chapter BIMC 17.12.030.A.8. Testimony of Ms. Tayara 5 Capacity analysis is used to determine level of service (LOS), which is an established measure of congestion for transportation facilities. The range for intersection level of service is LOS A to LOS F with the former indicating the best operating conditions with low control delays and the latter indicating the worst conditions with heavy control delays. Exhibit 6. Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 9 of 23 Stormwater 18. The Applicant submitted a Geotechnical Report (GR), prepared by Terra Associates, Inc., dated December 13, 2016. The GR found minimal risk for earthquake liquefaction and no landslide hazard areas or erosion hazard. Native till-like soils composed of silty sand characteristically exhibit low permeability and are not suitable for discharge of development stormwater using infiltration/retention facilities. The GR made recommendations for site preparation and grading, excavation, foundation support, floor slab-on-grade, drainage, utilities, and pavement. Exhibit 8. 19. The Applicant submitted a Preliminary Utility Report, prepared by Seabold Engineering , LLC, dated August 24, 2017. A small amount of land drains, uncontrolled, toward the property from a residential parcel to the west. Madison Courtyards is located along the north property boundary and collects most surface water runoff and conveys it to a storm drain system in Madison Avenue North. The property is part of a large drainage basin tributar y to the Madison Avenue North storm drainage system within the Kitsap Water Resource Inventory Area (WRIA 15), which eventually discharges near the shoreline of Eagle Harbor. The Applicant proposes a storm drainage collection system for the new hard surface areas, consisting of driveway, roof downspout , and footing drain collection systems, and surface water collection. Water quality treatment would be provided through a combination of bioretention systems of bioretention swales and catch basin filter inserts. Stormwater is proposed to be kept on-site to the extent feasible, although on-site soils are poor for infiltration. The City has required that the Applicant provide stormwater treatment control per the minimum requirement of No. 6 of the 2014 Department of Ecology Stormwater Management Manual for Western Washington for pollutant generating hard surfaces (PGHS) and that alternative PGHS treatment control may be provided through other means. A detailed erosion and sediment control plan would be developed. Mr. Corelis reviewed the proposal and determined the proposal would meet the City’s drainage regulations found in Chapters 15.20 and 15.21 BIMC. Exhibit 1, Staff Recommendation, page 23; Exhibit 4; Exhibit 24. 20. The Applicant would submit a Stormwat er Pollution Prevention Plan prepared by a civil engineer, licensed in the State of Washington, prior to construction activities including clearing, grading, and civil improvements for all phases of the project. The Applicant would also submit a final sto rmwater report. Prior to final plat submittal, the Applicant would submit an operation and maintenance plan for the on-going maintenance of the storm drainage system. The on-site stormwater facilities would be privately owned and maintained. The Applicant would provide a sediment pond to handle the peak 10-year flow until storm drain capacity upgrades in Madison Avenue North are performed. The Applicant would obtain Construction Stormwater General Permit from the Washington Department of Ecology before any land clearing or construction permits are issued. Exhibit 1, Staff Recommendation, pages 23 and 24. Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 10 of 23 Utilities 21. Fire Marshal and Assistant Bainbridge Fire Department Chief Luke Carpenter provided comments on the proposal, dated November 3, 2017. He noted that, if any fire area of the townhouse units and the live/work units exceeds 5,000 square feet, residential fire sprinklers would be required. He stated that the hammerhead area should be clearly marked as NO PARKING – FIRE LANE and that the access road must be named, with all lot addresses assigned off that name. Exhibit 1, Staff Recommendation, pages 3, 5, and 23; Exhibit 23. 22. The City has sufficient capacity to serve the plat with water and sewage service. A 12- inch water main is located in Madison Avenue North near the eastern edge of the road. A new eight -inch water main extending into the project would provide water to each residential unit. The existing residence has a sewer service stub connected to an eight - inch sewer main located in Madison Avenue North. The Applicant would extend a sewer main west from Madison Avenue North to provide sewer service to each proposed residence. The Applicant would obtain binding water and sewer availability letters from the City prior to applicatio n for a final plat. The City of Bainbridge Island Police Department would provide police protection. Exhibit 1, Staff Recommendation, pages 3, 20, and 24; Exhibit 24. Schools and Parks 23. The Bainbridge Island School District would serve the proposed subdivision, but did not provide any comments. The Applicant would construct an internal sidewalk system to the existing sidewalk located on Madison Avenue North. Exhibit 1, Staff Recommendation, page 23; Exhibit 5. Archaeological Resources 24. The Applicant would stop excavation or construction should any historical or archaeological artifacts be uncovered and would immediately contact the City Department of Planning and Community Development, and the Washington State Office of Archaeology and Historic Preservat ion. Exhibit 1, Staff Recommendation, page 21. Design Review 25. The project is subject to the City’s “Design Guidelines for Mixed Use Town Center and High School Road Districts,” including “Guidelines Applicable to All Overlay Districts,” and “Guidelines Applicable to the Madison Avenue Overlay District.” The City identified the following applicable guidelines:  Site Design, including providing outdoor public use facilities near o r visible from sidewalks, a children’s play area, exterior lighting with shields and no taller than 14 feet, and trash containers shielded from view. Landscaped front setbacks are encouraged along Madison Avenue North.  Building Design, including buildings with a visually distinct base and cap, varied building materials and patterns, modulated building elevations, prominent Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 11 of 23 principal entrances, concealed rooftop mechanical equipment, and buildings with pitched roofs at ratios of at least 4:12 (inches of vertical rise to the horizontal span) and no more than 12:12. The proposal provides common open space and landscaping along Madison Avenue North. Compliance with these design guidelines would be determined by City planning staff at the building permit stage. Exhibit 1, Staff Recommendation, page 15. 26. The HDDP project was reviewed by the City’s Design Review Board at the conceptual plan stage to provide advisory comments. The comments included a recommendation for increased landscaping and open space. The Applicant subsequently applied for and received from the City deviations from road standards to provide a narrowed roadway and increased communal open space. The Planning Commission also reviewed the project and recommended approval, provided that lots are adjusted to provide more open space and to retain more trees in the southwest corner of the property. The Applicant submitted a revised site plan to address these concerns. Exhibit 1, Staff Recommendation, page 16. Testimony 27. Several public comments were received at the open record hearing. Sanjay Bhatt testified as a representative for Madison Avenue Neighborhood Coalition and as a property owner in the area. He expressed concerns about the City’s environmental review process. He also expressed concerns about an Island Wide Traffic Study (Exhibit 29) that differs from the Applicant’s Traffic Impact Analysis (Exhibit 6) in that the traffic counts for the Applicant are lower than those in the City’s study. He expressed his opinion that the proposed roundabout will not provide adequate traffic mitigation and that LOS is merely a measure of traffic volume, but does not address quality of life impacts. Susannah Arntson testified about her opinion that cumulative impacts of the various proposals along Madison Avenue should be addressed, given that there are 159 housing units proposed in three-and-a-half block area, all exiting onto Madison Avenue North. Jim Gilmore testified with his concern about increased density by noting that the proposed subdivision is three times the current density. Mr. Gilmore cited a municipal code provision that, in his opinion, requires the reduction of impacts on property in the immediate vicinity of a proposed development .6 He also provided information that he stated showed that the Applicant’s tree report was inaccurate; he requested that it be redone. Exhibit 6; Exhibit 29; Testimony of Mr. Bhatt, Ms. Arntson, and Mr. Gilmore. 28. Applicant David Smith testified in response to public comment. He stated that the 6 Mr. Gilmore provided an email after the hearing at the request of the Hearing Examiner that identified the ordinance as BIMC 2.16.110.D.1.f. This ordinance applies to review of conditional use permit applications, and not to review of subdivision proposals. Exhibit 30. Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 12 of 23 proposed plat was revised to meet the recommendations of the City Planning Commission.7 He testified that the cumulative impacts of all the projects proposed in the area were considered and that any increase in traffic would be less with the proposed developments, when compared to what could be developed on the properties, because residents will be able walk to neighboring shops and the ferry. He testified to his opinion that increased density is mandated by the Growth Management Act. Testimony of Mr. Smith. Hayes Gori, Attorney for the Applicant , stated that the City had fixed the notice problem and gave the public an opportunity to appeal the environmental threshold determination twice, but that it was not appealed. He noted that the Comprehensive Plan requires that density be maximized in the urban core. Statements of Mr. Gori. 29. Ms. Tayara testified that BIMC 18.15.010 requires retention of trees, measured by tree units saved. With increased open space as proposed by the Applicant , she testified that more trees would be retained than required by City code. She testified that she did not find any irregularities with the arborist report on tree retention and that, in her opinion, the City could rely on it. Mr. Corelis testified about his opinion that the TIA prepared by the Applicant’s consultant for the project is accurat e, even though the traffic numbers are lower than in the Island-wide study. He provided a memorandum after the hearing at the request of the Hearing Examiner, addressing the differences in traffic data counts, at the Madison Avenue North / Wyatt Way NW intersection, between the 2017 TIA and the 2014 Island Wide Transportation Plan (IWTP). In summary, he stated that the 2017 morning total traffic volume and morning peak-hour traffic volumes increased by 2.6 and 3.4 percent , respectively, compared to 2014, and that the 2017 evening total traffic volume and 2017 evening peak-hour traffic volume decreased by 3.1 and 10.4 percent , respectively, compared to 2014. Mr. Corelis determined that the morning increase was consistent with a growth rate of 0.97 percent. He determined that the evening commute traffic decrease between 2014 and 2017 is not significant given seasonal variability from summer to winter months and other factors, like events in the area such as school activities. He stated that a decrease of 10.4 percent during the PM peak-hour is likely a result of the traffic pattern being more evenly distributed through the peak commute hours. In addition, he stated that the 2014 summer PM data would show more congestion than the 2017 winter PM data due to elevated pedestrian and bicycle traffic that occurs during summer months. The memorandum states that the LOS E in the 2014 report compared to LOS C in the 2017 report can “partially be attributed to the reduction in total vehicles, but most importantly the . . . flattening of the traffic distribution cure with trips more evenly spaced resulting in fewer delays.” Exhibit 30; Testimony of Ms. Tayara; Testimony of Mr. Corelis. 7 See Finding 2. Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 13 of 23 Staff Recommendation 30. The City Development Engineer reviewed the proposal and determined that the decision criteria for subdivisions (including drainage, streets, and pedestrian ways, and the capacity for water and sewer systems), except for a variation of the road standard, conforms to the City of Bainbridge Island Engineering Design and Development Standards Manual. City planning staff determined that the proposed plat, with 12 conditions, would be consistent with the City’s Comprehensive Plan, municipal code, and development standards and recommended approval of the application. Mr. Gori stated that the Applicant agrees with the proposed conditions. Exhibit 1, Staff Recommendation, pages 18 through 24; Exhibit 24; Statement of Mr. Gori. CONCLUSIONS Jurisdiction The Hearing Examiner is granted jurisdiction to hear and decide applications for preliminary plats under BIMC 2.14.030, and under BIMC 2.16.020.A and .125.G.5. The decision to approve or deny a housing design demonstration project shall be made as part of the underlying land use permit review. BIMC 2.16.020.Q.3.e Criteria for Review BIMC criteria for subdivision approval are as follows: The Hearing Examiner’s decision shall include findings of fact that the application meets all the requirements of the following subsections: 1. The preliminary long subdivision may be approved or approved with modification if: a. The applicable subdivision development standards of BIMC Titles 17 and 18 are satisfied; and b. The preliminary long subdivision makes appropriate provisions for the public health, safety and general and public use and interest, including those items listed in RCW 58.17.110; and c. The preliminary long subdivision has been prepared consistent with the requirements of the flexible lot design process, unless a flexible lot standard has been modified as part of a housing design demonstration project pursuant to BIMC 2.16.020.Q; and d. Any portion of a long subdivision that contains a critical area, as defined in Chapter 16.20 BIMC, conforms to all requirements of that chapter; and e. Any portion of a long su bdivision within shoreline jurisdiction, as defined in Chapter 16.12 BIMC, conforms to all requirements of that chapter; and f. The city engineer’s recommendation contains determinations that the following decision criteria are met and such determinations are supported by substantial evidence within the record: Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 14 of 23 i. The long subdivision conforms to regulations concerning drainage in Chapters 15.20 and 15.21 BIMC; and ii. The long subdivision 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 long subdivision will rely on public water or sewer services, there is capacity in the water or sewer system (as applicable) to serve the long subdivision, and the applicable service(s) can be made available at the site; and vi. The long subdivision 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; and g. The subdivision conforms to the requirements of this chapter and the standards in the “City of Bainbridge Island Design and Construction Standards and Specifications,” 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; and h. The proposal complies with all applicable provisions of this code, unless the provisions have been modified as part of a housing design demonstration project pursuant to BIMC 2.16.020.Q; Chapters 36.70A and 58.17 RCW; and all other applicable provisions of state and federal laws and regulations; a nd i. The proposal is in accord with the city’s comprehensive plan. 2. A proposed subdivision shall not be approved unless written findings are made that the public use and interest will be served by the platting of such subdivision. BIMC 2.16.125.H. The decision to approve or deny a housing design demonstration project shall be based upon the decision criteria of the underlying planning permit, and the decision criteria outlined in subsection Q.5 of this section. Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 15 of 23 In addition to decision criteria required by the underlying planning permit or approval, an application for a housing design demonstration project may be approved if the following criteria are met: a. The applicant clearly demonstrates evaluation factors listed in subsection Q.4 of this section as shown in the housing design demonstration project scoring system as evaluated by the planning department; b. The applicant has demonstrated how relief from specific development standards, including setback reductions, lot coverage and/or design guidelines, is needed to achieve the desired innovative design and the goals of this chapter; c. The project does not adversely impact existing public service levels for surrounding properties; d. The project complies with all other portions of the BIMC, exc ept as modified through this housing design demonstration project process; e. If a project will be phased, each phase of a proposed project must contain adequate infrastructure, open space, recreational facilities, landscaping and all other conditions of the project to stand alone if no other subsequent phases are developed; and f. The applicant is meeting required housing diversity standards. BIMC 2.16.020.Q.5. In addition, housing design demonstration project approval conditions shall be included in the final permit approval and shall address any ongoing compliance requirements including compliance with approved design plans. The City may require that the Applicant record covenants to ensure ongoing compliance or maintenance for required project components. BIMC 2.16.020.Q.3.e. The state subdivision criteria, codified at Chapter 58.17 RCW, are as follows: A proposed subdivision and dedication shall not be approved unless the city, town, or county legislature body makes written findings that: (a) ap propriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds and all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and (b) the public use and interest will be served by the platting of such subdivision and dedication. RCW 58.17.110(2). The criteria for review adopted by the City Council are designed to implement the requirement of Chapter 36.70B RCW to enact the Growth Management Act. In particular, RCW 36.70B.040 mandates that local jurisdictions review proposed development to ensure consistency with City Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 16 of 23 development regulations, considering the type of land use, the level of development, infrastructure, and the characteristics of development. RCW 36.70B.040. Conclusions Based on Findings 1. With conditions, the proposed subdivision would be consistent with Housing Design Demonstration Projects decision criteria of BIMC 2.16.020.Q. City staff determined that the Applicant’s proposal exceeds the minimum required scoring for a Type 1HDDP project. The project would be BuiltGreen 4, with a variety of home sizes, limited to no more than 1,600 square feet, thereby meeting the HDDP housing diversity standards. By using the HDDP approach smaller residences can be constructed with relief fr om open space and setback standards. These would allow better common open space area and reduced road surface. Adequate access to water, sewage, and other services is available and would not adversely impact existing public service levels for surrounding properties. Except for the HDDP project modifications, the proposed project would comply with all other portions of the BIMC. Conditions are necessary, including those to ensure that the existing residence is reviewed by the Historic Preservation Commit tee as part of any demolition permit application; that the project conforms to the HDDP program Tier 1 requirements; that work is stopped if any historical or archaeological artifacts are uncovered; that a final Open Space Management Plan is recorded with the final plat; that the final plat complies with Fire Marshal conditions; and that the Applicant complies with the City Engineer’s conditions. Findings 1-30. 2. With conditions, the applicable subdivision development standards of Titles 17 and 18 BIMC would be satisfied, as modified by the Housing Design Demonstration Projects decision criteria as described in Conclusion 1. The proposed subdivision would provide common open space through the HDDP modification. In addition, standard road right -of-way would be modified to reduce impervious surfaces. Sidewalks would be provided to connect to Madison Avenue North. The Applicant would retain over 50 tree units, more than the requirement. Thirty-six parking spaces would be provided to meet the City’s parking standard. Compliance with design guidelines would be reviewed at the building permit stage by the City planning staff. As detailed above in Conclusion 1, conditions are necessary to ensure that the proposal meets all criteria required for plat approval. Findings 1, 6 - 26, 30. 3. With conditions, the preliminary long subdivision makes appropriate provisions for the public health, safety, and general welfare and serves the public use and interest, including those items listed in RCW 58.17.110. The City reviewed the proposed project and issued an MDNS, requiring review by the Historic Preservation Committee as part of any demolition permit for the existing residence. The MDNS was not appealed. The Applicant proposes a storm drainage collection system for the new hard surface areas, consisting of driveway, roof downspout , and footing drain collection systems, and surface water collection. Water quality treatment would be provided through a combination of bioretention systems of bioretention swales and catch basin filter inserts. Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 17 of 23 The City has adequate water and sewer capacity. Access would be provided via Madison Avenue North by a public internal street. The Bainbridge Island Fire Marshal reviewed the project and requested that residential fire sprinklers be installed for units exceeding 5,000 square feet; that the hammerhead area be clear marked as NO PARKING – FIRE LANE; and that the access road be named, with all addresses assigned off that name. Although the Bainbridge Island School District did not provide comments, the Applicant would provide internal sidewalks that would connect to Madison Avenue North. As detailed above in Conclusion 1, conditions are necessary to ensure that the proposal meets all criteria required for plat approval. Findings 1 - 30. 4. The preliminary proposed subdivision has been prepared consistent with the requirements of the flexible lot design process. As noted in Conclusion 1, the proposed subdivision would meet the flexible lot design standards of Chapters 17 and 18. BIMC. Findings 1 - 30. 5. The City engineer’s recommendation contains determinations that the decision criteria would be met, with conditions, and such determinations are supported by substantial evidence within the record. The City’s Development Engineer reviewed the proposed subdivision and determined that it conforms to regulations for drainage in Chapters 15.20 and 15.21 BIMC; that the proposed subdivision would 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; that the streets and pedestrian ways, as proposed, align with and are otherwise coordinated with streets serving adjacent properties; that the streets and pedestrian ways, as proposed, are adequate to accommodate anticipated traffic; that there is capacity in the water or sewer system (as applicable) to serve the proposed subdivision and that the applicable service(s) can be made available at the site; and that the proposed subdivision conforms to the “City of Bainbridge Island Engineering Design and Development Standards Manual.” The City Development Engineer recommended conditions of approval to be included in the decision on the application. As detailed above in Conclusion 1, conditions are necessary to ensure that the proposal meets all criteria required for plat approval. Finding 1, 6 - 30. 6. With conditions, the proposal would be in accord with the Comprehensive Plan . The proposed development would focus development in designated centers and would meet Winslow Town Center goals and policies, as well as the Winslow Master Plan, by allowing a HDDP compliant development with common open space, green-building certification, and landscaping along Madison Avenue North. As detailed above in Conclusion 1, conditions are necessary to ensure that the proposal meets all criteria required for plat approval. Finding 5 and 30. 7. With conditions, the public use and interest would be served by the platting of the subdivision. The City provided reasonable notice and opportunity to comment on the proposed preliminary plat , as well as notice of the SEPA threshold determination. The Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 18 of 23 use of the property for a residential subdivision would be compatible with neighboring land uses that are occupied with housing. The City reviewed the proposed project, including environmental review under SEPA, and issued an MDNS. The MDNS did not address traffic impacts, a primary concern expressed in public testimony. Notice of the MDNS was properly given, and a second opportunity to appeal the MDNS was given, yet the MDNS was not appealed. Members of the public concerned about traffic impacts must be vigilant and diligent in review of development proposals that may impact them. Traffic impacts are addressed during environmental review, as well as during permit application review. If there is no appeal during environmental review stage, however, of the City determination that there will be no significant adverse impacts due to increased traffic, the review of that issue at the permit application review stage is constrained. If not appealed, the Hearing Examiner must accept the City determination that there will be no significant adverse impacts due to increased traffic. There are many criteria for approval that must be reviewed by the Hearing Examiner when deciding whether to approve a proposed plat. One is that there must be appropriate provisions for streets and roads, as required by RCW 58.17.110 (2). The evidence provided by the City during the open record hearing is that the existing street system can accommodate increased traffic associated with the proposed plat. Although there was passionate disagreement with that evidence expressed during the open record hearing, the evidence does not support a denial of the plat application. The Applicant proposes a storm drainage collection system for the new hard surface areas, consisting of driveway, roof downspout , and footing drain collection systems, and surface water collection. Water quality treatment would be provided through a combination of bioretention systems of bioretention swales and catch basin filter inserts. City staff determined that, with conditions, the proposal would be consistent with all applicable City, county, and state requirements, including the applicable Comprehensive Plan, municipal code, and development standards. As detailed above in Conclusion 1, conditions are necessary to ensure that the proposal meets all criteria required for plat approval. Findings 1 - 30. DECISION Based on the preceding findings and conclusions, the request to subdivide a lot totaling 0.82 acres into 18 lots, as a Tier 1 Housing Design Demonstration Project , at 671 Madison Avenue North is APPROVED, with the following conditions:8 SEPA Condition 1. To avoid adverse impact to historic structures, application for demolition permit for the existing home shall be reviewed by the Historic Preservation Committee. 8 Conditions include both legal requirements applicable to all developments and conditions to mitigate the specific impacts of this development. Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 19 of 23 Project Conditions 2. The project must conform to the Housing Design Demonstration Project (HDDP) program Tier 1 requirements (BIMC 2.16.020.Q). A. The project must achieve LEED, BuiltGreen 4 or Evergreen Sustainable certification. B. The project must provide homes no greater than 1,600 square feet in size. C. The project must provide at least four unit types and at least two of each unit type. D. The project must provide at least three unit size ranges and at least two units within each range. E. The project shall substantially conform to the Innovative Site Development category scoring, as determined by staff, and shall provide and maintain the following: 1) At least five percent of the lot area as open space which is well designed and integrated part of the project 2) 20 percent or less turf in private yard areas 3) At least 60 percent native or drought -tolerant plants 3. Prior to any co nstruction activities, the Applicant shall obtain the appropriate permits from the City of Bainbridge Island, including but not limited to clearing, grading, and/or building permits. 4. If any historical or archaeological artifacts are uncovered during exca vation or construction, work shall immediately stop and the Department of Planning and Community Development and the Washington State Office of Archaeology and Historic Preservation shall be immediately notified. Construction shall only continue thereafter in compliance with the applicable provisions of law. 5. A final Open Space Management Plan (OSMP) shall be recorded with final plat and the OSMP shall be referenced on the face of the plat. The final OSMP shall meet the requirements of BIMC 17.12: For storm drainage use within open space, the applicant shall provide enhanced vegetation so that the facility appears as a natural feature, and the use shall not adversely affect the function or characteristics of the open space ; All significant trees within t he open space area shall be considered a valued open space feature and shall be retained. 6. The open space boundaries common to lots 1 and 11 shall be fenced. 7. Open Space fencing shall be installed on or installation financially assured prior to final plat approval, and fencing must be maintained in perpetuity and required locations of fencing shall be noted on the face of the plat, or as required under Chapter 17.12 BIMC. 8. The Applicant for construction shall purchase development rights in conformance with Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 20 of 23 BIMC 18.12.030 should the floor area exceed the share of the base floor area depicted on the plat. 9. Lot coverage of 40 percent shall be allocated between the lots as proposed and noted on the face of the plat, except: The final plat shall reflect a modest reduction in the per-lot allocation to provide lot coverage for open space buildings (e.g., garden shed, picnic shelter, and playhouse). 10. The following setbacks shall be noted and depicted on the final plat: Interior subdivision Minimum 0 feet Building to exterior subdivision boundary line Minimum 5 feet Building to right -of-way Minimum 10 feet 11. The final plat shall comply with the following conditions of the Fire Marshal: A. If the floor area of the units exceeds 5,000 square feet, residential fire sprinklers will be required. B. Hammerhead area shall be clearly marked as NO PARKING – FIRE LANE. C. Access road must be named and all addresses assigned off that name. 12. The Applicant shall comply with the following conditions, to the satisfaction of the City Engineer: A. General 1) Survey monumentation shall be provided consistent with the Standards, Section 8-03. 2) Civil improvement plans ready for construction shall be submitted with an application for a plat utility permit to COBI for review and approval to construct all necessary infrastructure serving the divided lots and the offsite improvements proposed in the Developer Extension Agreement (DEA) application. 3) Separate clearing and grading permits shall be required concurrently with the plat utility permit issuance to clear and grade the site. 4) No building permits for the newly created lots will be issued until the completion of the civil improvements or performance bond ing is established to cover unfinished work to apply for final plat. 5) As-built civil construction plans stamped by a civil engineer shall be provided by the Applicant prior to final plat. B. Facilities Extension 1) The Developer Extension Agreement (DEA) shall be executed at the plat utilities/civil improvement permitting application phase for the construction of roads and utilities to be inspected and accepted by the City. C. Roads and Utilities Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 21 of 23 1) The plat shall include storm drainage easements to cover the portions o f storm drain outside the dedicated Right -of-Way, including the incoming drain at the northwest corner and the line running parallel to Madison Avenue North along the southern half of the eastern lot edge. 2) The request to allow construction of a privately o wned and maintained road within a 30-foot easement serving the development is hereby DENIED. In accordance with the Standards the plat shall be served by a local access urban public road standard except as noted: the plat access road shall provide two (2) 9-foot travel lanes for two -way traffic circulation, with 1-foot gutter pans and vertical curbs to provide a clear curb-curb distance of 20 feet . Sidewalks shall be provided on one side with a minimum 3-foot wide planter strip. A minimum of 20 feet of right- of-way for the road section and 10-foot easements on either side shall be dedicated to the City to provide a combined 40 feet of ROW and easement dedication for access and utilities. A hammerhead turnaround to serve the dead-end road is approved subject to Fire Department approval. 3) The hammerhead turnaround area including turning radii shall be clearly marked on the ground to prevent vehicles from obstructing the turnaround area. Signage shall also be posted indicating NO PARKING – FIRE LANE per the Fire Department comments. 4) Easement areas flanking the plat road shall require an easement document to be recorded separate from the plat as they are not within the ROW to be dedicated on the face of the plat. D. Stormwater 1) A Stormwater Pollution Prevention P lan (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. 2) 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. 3) The findings of the geotechnical report indicate soils on-site are poor for infiltration, however, the perched groundwater is at 2 to 3 feet below the ground surface. Treatment Control per minimum requirement no. 6 of the City’s adopted stormwater manual (the 2014 Department of Ecology Stormwater Management Manual For Western Washington) for Pollutant Generating Hard Surfaces (PGHS) shall include permeable pavement/pervious pavers with an underdrain in a six-inch media layer meeting the soil suitability criteria listed in the stormwater manual where seasonal high ground water or an underlying impermeable/low permeable layer would not create saturated conditions within one foot of the bottom of the lowest gravel base course. Alternative PGHS treatment control may be provided through other means consistent with the stormwater manual as Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 22 of 23 documented in the final stormwater report. 4) Prior to final plat submittal, the Applicant shall submit an operation and maintenance plan for the on-going maintenance of the storm drainage system. 5) All on-site stormwater facilities shall remain privately o wned 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 plat submittal. The approved language for the Declaration of Covenant is found in BIMC Chapter 15.21, Exhibit A. 6) A hydrologic and hydraulic analysis must be performed to demonstrate that the future build-out conditions from the site combined with the existing offsite drainage tributary to the storm drain system will not exceed the capacity of the existing or proposed storm drain system in Madison Avenue North. Where the existing capacity of the system is insufficient, the project shall mitigate on-site to match the existing 100- year storm flows leaving the project site, or, upgrade the storm system to provide the needed capacity as defined below. The capacity analysis shall include an assessment of all backwater effects on the existing system up Madison Avenue North. The design storm for capacity analysis is a 25-year storm event. The 25-year hydraulic grade line (HGL) shall be below the rim elevations of all drainage structures. The 100-year storm event shall be shown to not overtop the crest of any roadways. 7) A sediment pond shall be provided sized to handle the peak 10-year flow until the time the storm drain capacity upgrades in Madison Avenue North are performed. Once upgrades are performed the on-site sediment pond storage requirement may be reduced to the standard 2-year peak flow per the Department of Ecology SWMMWW BMP C241: Temporary Sediment Pond. E. Permitting 1) In addition to a clearing and/or grade and fill per mit, a right-of-way (ROW) construction permit will be required prior to any construction activities within the existing right -of-way. The ROW permit will be subject to separate conditions and bonding requirements. 2) Application for a final plat shall require binding water and sewer availability letters from the City. 3) Installation of improvements and creation of as-built engineered plans must be completed prior to approval of final plat. In lieu of completion of those improvements and as-builts consistent with the conditions of a preliminary plat approval, the City engineer may accept an assurance Findings, Conclusions, and Decision City of Bainbridge Island Hearing Examiner Madison Place HDDP and Preliminary Plat, No. PLN 50892 SUB Page 23 of 23 device, in an amount and in a form determined by the City, but not to exceed 125 percent of the established cost of completing the infrastructure that secures and provides for the actual construction and installation of the improvements or the performance of the conditions within one year, or such additional time as the City engineer determines is appropriate after final plat approval. 4) 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. DECIDED this 25th day of July 2018. THEODORE PAUL HUNTER Hearing Examiner Sound Law Center