Assistance Dogs NW PLN50504 CUP HEX Official Record 071118
EXHIBIT LIST
Assistance Dogs Northwest Education Center PLN50504 CUP
Staff Contact: Public Hearing: July 11, 2018
Ellen Fairleigh, Planner City Hall – Council Chambers
Hearing Examiner: Sound Law Center
NO. DOCUMENT DESCRIPTION DATE
1 Staff Report 06/29/2018
Dated
2 Application – Conditional Use Permit 02/15/2018
Received
3 Project Narrative from architect 02/15/2018
Dated
4 Project Narrative from owner 02/15/2018
Received
5 Pre-Application Conference Summary Letter 02/15/2018
Received
6 Landscape Plan 02/15/2018
Received
7 Utilities Plan 2/15/2018
Received
8 Design Review Board Design Guideline Checklist 02/15/2018
Received
9 Design Review Board Minutes-pre-application stage 06/19/2017
Dated
10 Design Review Board Minutes 05/07/2018
Dated
11 Bainbridge Island Fire Department Memo 03/01/2018
Received
12 Health District Review 03/16/2018
Received
13 Photos of Property 4/26/2018
Received
14 Site Plan 04/30/2018
Received
15 Entry Plan 04/30/2018
Received
16 Barn Plan Set 04/30/2018
Received
17 GIS Map of Critical Areas 6/27/2018
Dated
18 Public Comments 04/04/2018-
04/12/2018
Dated
19 Notice of Application, Mailing List, Invoice, and Posting Affidavit 03/23/2018
Dated
20 Notice of Hearing, Mailing List, Invoice, Posting Affidavit, Certificate of Posting 06/13/2018-
06/15/2018-
Dated
21
22
EXHIBIT LIST
Assistance Dogs Northwest Education Center PLN50504 CUP
Staff Contact: Public Hearing: July 11, 2018
Ellen Fairleigh, Planner City Hall – Council Chambers
Hearing Examiner: Sound Law Center
NO. DOCUMENT DESCRIPTION DATE
23
Assistance Dogs Northwest – PLN50504 CUP Page 1 of 16
Date: July 29, 2018
To: City of Bainbridge Island Hearing Examiner
From: Ellen Fairleigh
Planner
Project: Assistance Dogs Northwest Education Center– Major Conditional Use Permit
Location: 12107 Miller Road NE, Tax Parcel # 092502-1-054-2009
File Number: PLN 50504 CUP
Summary of Proposal _____________________________________________________________________
The applicant is proposing to utilize existing buildings on the subject parcel to operate a non-profit to train
four to seven dogs at a time to assist children and adults with disabilities and other special needs. The
property is currently being used as single family residential and this application proposes a change of use to
educational. Proposed site improvements include landscaping improvements along Miller Road NE and the
access easement, fenced-in dog areas, additional parking spaces, barrier free access to all structures from
the parking lot including paved accessible walkways between buildings, low level pathway lighting, and
minor cosmetic improvements to existing structures.
Pursuant to BIMC Table 18.09.020 Use Table, a conditional use is required for educational facilities in the R-
0.4 zoning district. BIMC 2.16.110.E states that applications to locate an educational facility in a residential
zone shall be processed as a major conditional use permit.
A major conditional use permit shall be approved through the general procedures applicable to quasi-
judicial decisions by the hearing examiner in BIMC 2.16.100. The applicant of a major conditional use
permit is required to participate in a community meeting through the city’s public participation program as
well as review and recommendation by the Design Review Board.
Background _____________________________________________________________________________
1. On March 27, 2016, the City answered an administrative interpretation request by the applicant
determining that the proposed use meets the definition of an educational facility.
2. On May 23, 2017, a pre-application conference was held between the applicant and City staff.
3. On May 30, 2017, the applicant participated in a community meeting as part of the City’s public
participation program.
Assistance Dogs Northwest – PLN50504 CUP Page 2 of 16
4. On June 19, 2017 a pre-application meeting was held between the applicant and the Design Review
Board (DRB). The DRB asked that at the application stage the applicant submit drawings showing all
access routes including ramps, site plans identifying building and including elevations if buildings
are visible from the street, and clear photographs including aerial photographs.
5. On June 20, 2017, the pre-application summary letter was sent to the applicant.
6. On February 15, 2018, the applicant submitted an application for a major conditional use permit.
7. On March 15, 2018, the application was deemed complete and a Notice of Complete Application
was sent to the applicant.
8. On March 23, 2018, the Notice of Application was published; five public comments were received
during the 21-day comment period.
9. On May 7, 2018, a second meeting was held between the applicant and the DRB. The DRB
recommended approval of the site plan based on the conditions that the applicant increase the
landscaping around the back gate on Miller Road NE, that the appearance of the back gate on
Miller Road NE be minimized either by painting it green or some alternative type of design
attention, and that an overhang/canopy is added over the front door on the west side of the
proposed dog training facility on the outside of the existing barn. Additionally, the DRB
recommended consideration of the following items: increase width of walking path, add sign on
front of building, and put irrigation around all new trees planted.
10. On June 15, 2018, the Notice of Hearing was published.
11. On June 27, 2018, the project was reviewed by the Development Review Committee (DRC).
Environmental Review ____________________________________________________________________
The project is exempt from the State Environmental Policy Act (SEPA) review as provided in Washington
Administrative Code (WAC 197-11-800).
Recommendation ______________________________________________________________________
Staff is recommending approval of the major conditional use permit with conditions.
Hearing Examiner Review________________________________________________________________
The hearing examiner shall review the major conditional use permit application and conduct a public
hearing pursuant to the provisions of BIMC 2.16.100. The hearing examiner shall approve, approve with
conditions, or deny the request based on the proposal’s compliance with all major conditional use
criteria in subsection D of this report.
Assistance Dogs Northwest – PLN50504 CUP Page 3 of 16
Project Site
Vicinity Map
Zoning
R-1
R-0.4
R-2
Assistance Dogs Northwest – PLN50504 CUP Page 4 of 16
Staff Analyses _________________________________________________________________________
I. Findings of Fact
A. Site Characteristics
1. Tax Assessor Information:
a. Owner of record: Assistance Dogs NW LLC
b. Tax Lot Number: 092502-1-054-2009
c. Township/Section/Range: Section 9, Township 25 North, Range 2 East
d. Lot size: 2.30 acres (100,188 sq.ft.)
2. Terrain:
The property is comprised of slopes between 15-39% and slopes greater than 40%. The
slopes greater than 40% are situated primarily near the northern property line. A Type F
stream is located to the north of the property which includes a buffer that extends onto the
subject parcel. The Type F stream is mapped as a wildlife riparian corridor. The site
improvements do not include any further encroachments into these critical areas, buffers,
or setbacks.
3. Soils:
The soil conditions on site are characterized predominantly by glacial till soils termed
Kapowsin gravelly sandy loam. There is an area in the southern portion of the property with
soil types characterized as pits.
4. Access:
The property is accessed via two existing entry points. There is an access directly off of
Miller Road NE that is gated and is proposed to be used for maintenance vehicles only. All
other vehicles will enter the property via an existing 30’ gravel access easement along the
southern perimeter of the property.
5. Utilities:
a. Water: North Bainbridge KPUD
b. Sewage: On-Site Septic System
c. Stormwater: Existing system; to be reviewed at time of building permit submittal
6. Public Services:
a. Police: Bainbridge Island Police Department
b. Fire: Bainbridge Island Fire District
c. Schools: Bainbridge Island School District
7. Existing Use:
The subject parcel is currently used as residential.
8. Zoning and Comprehensive Plan Designation:
Assistance Dogs Northwest – PLN50504 CUP Page 5 of 16
The subject property and surrounding properties are in residential districts. The subject
property is zoned Residential – one unit per 2.5 acres (R-0.4), and the Comprehensive Plan
Designation is Residential-0.4. The properties immediately adjacent to the subject parcel
are developed with residential uses. A soil and composting business and a public utility site
are located directly across from the subject parcel on the west side of Miller Road NE.
B. Public/Agency Comment
1. Public Comment
a. Five public comments were received during the 21-day comment period. The public
comments were all in support of the project and did not voice any concerns regarding the
proposed use of the property. Four of the public comments noted the importance of the
service that the organization provides and the positive impact that the dogs have on people
with special needs. One public comment was from a property owner on the west side of
Miller Road NE who asked that the proposal be approved and noted that the subject parcel
is being well-maintained by the applicant.
2. Agency Comment
a. Kitsap Public Health District: On March 16, 2018 the Kitsap Public Health District
commented that a commercial building clearance for on-site sewage disposal is required
because a change of use is proposed.
The commercial building clearance is required prior to building permit issuance.
(Condition 4)
b. Fire Department: On March 1, 2018 the City received comments from the Fire Marshal as
follows:
1. The requested CUP constitutes a change of occupancy class.
2. Fire flow is met through existing hydrants.
3. Tenant improvements to existing structures must meet the requirements for E
occupancies.
The project has been conditioned to meet Fire Code requirements. (Condition 6)
c. Development Engineer: Transportation impact fees and stormwater review will occur at
building permit submittal. This application is not subject to site assessment review (SAR)
because a pre-application conference was held for this proposal prior to October 1, 2017.
The project has been conditioned to meet these requirements. (Condition 13 & 15)
C. Comprehensive Plan Analysis
1. Economic Element: Civic Life
a. Goal EC-4 Encourage a broad range of civic activities and organizations.
Non-profit organizations are a source of employment and other economic benefits for
Islanders and utilize many local commercial and service providers. Volunteers also
provide significant contributions to the local economy and provide valuable human
resources to the community.
Assistance Dogs Northwest – PLN50504 CUP Page 6 of 16
The application material states that Assistance Dogs Northwest is a 501(c)(3)
organization that provides children and adults with disabilities specially trained dogs
that increase their independence and enhance the quality of their lives.
b. Policy EC 4.3: Encourage local business groups, educational institutions, and other
entities to provide continuing education and skills development.
Assistance Dogs Northwest operates two main programs: an assistance dog program
and a community outreach program. Submitted application materials indicate that
the community outreach program will benefit the people of Bainbridge Island and the
greater Seattle area. Examples of outreach activities include weekly therapy dog visits
to residents and patients at local nursing homes and hospitals, workplace readiness
opportunities for high school students with special needs, a veterans program, and
educational presentations to community schools, businesses, and civic organizations.
2. Land Use Element
a. Goal LU-6: Ensure a development pattern that is true to the Vision for Bainbridge Island
by reducing the conversion of undeveloped land into sprawling development.
Encourage improvement of aging or underutilized developments over development of
previously undeveloped property.
The proposed facility utilizes existing buildings on a currently developed site.
D. Land Use Code Analysis
1. Land Use Review Procedures (BIMC 2.16)
This project was properly submitted as a major conditional use permit application. The final
decision on a major conditional use permit is made by the hearing examiner based on (i)
decision criteria in BIMC 2.16.110.D. and 2.16.110.E, (ii) the DRB recommendation, (iii)
participation in a meeting through the City’s public participation process, and (iv)
consideration of any public comments received.
Major conditional use permit (BIMC 2.16.110.D) ___________________________________
A conditional use may be approved or approved with conditions if:
a. The conditional use is harmonious and compatible in design, character and appearance
with the intended character and quality of development in the vicinity of the subject
property and with the physical characteristics of the subject property; provided, that in
the case of a housing design demonstration project any differences in design, character
or appearance that are in furtherance of the purpose and decision criteria of
BIMC 2.16.020.Q shall not result in denial of a conditional use permit for the project;
The design, character, and appearance of the proposed site improvements are
harmonious and compatible with surrounding properties. Only minor alterations are
proposed to the existing buildings on site and no new construction is proposed.
b. The conditional use will be served by adequate public facilities including roads, water,
fire protection, sewage disposal facilities and storm drainage facilities;
The developed site is currently served by adequate facilities including roads and
water. The project is conditioned to meet any fire protection, Kitsap Public Health
District (septic), and storm drainage improvements/requirements at building permit
review.
Assistance Dogs Northwest – PLN50504 CUP Page 7 of 16
c. The conditional use will not be materially detrimental to uses or property in the vicinity
of the subject property;
The proposed use of the property will not be materially detrimental to surrounding
properties. The education center is screened by a vegetated buffer on the east and
south sides of the subject parcel. The center will not be open to the general public at
any time and visitors are welcome by appointment only. Submitted application
materials state that the maximum number of people that will be on site will typically
be no more than four. The dogs will not be maintained in outdoor kennels, rather the
dogs will reside indoors with caretakers and staff.
d. The conditional use is in accord with the comprehensive plan and other applicable
adopted community plans, including the Island-Wide Transportation Plan;
The conditional use is consistent with goals and policies in the comprehensive plan.
As a non-profit educational facility, the proposed use of the property contributes to
the economic and civic goals and policies of the plan. Additionally, the proposal
supports land use goals of the plan in that the proposal utilizes existing buildings on a
developed parcel.
The City is in the process of creating an Island Center Subarea Plan with a community
kick-off event on June 18, 2018. The subject parcel is within the identified Island
Center area, but there are currently no required plan or policies that are applicable to
this proposal.
The subject parcel is within Phase 2 of the Core 40 Miller Road NE shoulder widening
project, which is an identified Non-Motorized Transportation Advisory Committee
recommended Capital Improvement Project in the Island-Wide Transportation Plan.
The shoulder widening is identified as a bike facility on both sides of Miller Road NE.
This application will not impede future identified improvements along Miller Road NE
and is therefore consistent with the Island-Wide Transportation Plan.
e. The conditional use complies with all other provisions of the BIMC, unless a provision
has been modified as a housing design demonstration project pursuant to
BIMC 2.16.020.Q;
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. This application is not part of a housing design and demonstration project.
f. All necessary measures have been taken to eliminate or reduce to the greatest extent
possible the impacts that the proposed use may have on the immediate vicinity of the
subject property;
As proposed, this project reduces impacts to neighboring properties to the greatest
extent practicable. The property is fully fenced.
In accordance with BIMC Chapter 18.15, a 25’ full screen landscape buffer is required
along the access easement on the south side of the subject parcel and a 25’ partial
screen landscape buffer is required along Miller Road NE. Per BIMC 2.16.110.E.6
(discussed in the next section) the director may waive these requirements.
Assistance Dogs Northwest – PLN50504 CUP Page 8 of 16
Both of these areas are already currently well vegetated (Image 1 & 2 below). The
Code states that existing vegetation may be used in lieu of new plant material. The
project is for a change of use and does not propose any new development abutting
the landscape buffers. Staff finds that the existing vegetation is providing the
functions of a landscape buffer along both the access easement and Miller Road NE
and does not recommend any further landscaping improvements.
Image 1: Existing landscape buffer along access easement
Image 2: Existing landscape buffer along Miller Road NE
Assistance Dogs Northwest – PLN50504 CUP Page 9 of 16
g. Noise levels shall be in compliance with BIMC 16.16.020 and 16.16.040.A;
The construction time limitations will be included in the conditions of the building
permit. (Condition 11)
h. The vehicular, pedestrian, and bicycle circulation meets all applicable city standards,
unless the city engineer has modified the requirements of BIMC 18.15.020.B.4 and B.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 City Engineer reviewed the application and found that the project meets the
requirement for vehicular circulation through the existing gravel turnaround. If not
already existing, the project has been conditioned to require that the access road be a
minimum of 12 feet wide. (Condition 12)
As conditioned, the proposed parking surfaces and accessible walkways conform to
city requirements for handling surface water and pollutants in accordance with
Chapters 15.20 and 15.21 in that stormwater review will be conducted at the building
permit stage. (Condition 13)
i. The city engineer has determined that the conditional use meets the following decision
criteria:
a. The conditional use conforms to regulations concerning drainage in
Chapters 15.20 and 15.21 BIMC; and
b. 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
c. The streets and pedestrian ways as proposed align with and are otherwise
coordinated with streets serving adjacent properties; and
d. The streets and pedestrian ways as proposed are adequate to accommodate
anticipated traffic; and
e. If the 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
f. 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 Engineer reviewed the application and found that as conditioned the project
conforms to regulations concerning drainage in Chapters 15.20 and 15.21 and that the
project will not cause an undue burden on drainage basins or water quality. The
project has been conditioned that stormwater review will be conducted at the
building permit stage. (Condition 13)
In reviewing anticipated traffic, the City Engineer determined the proposed use will
produce additional traffic trips well below the threshold requiring analysis. The
Assistance Dogs Northwest – PLN50504 CUP Page 10 of 16
business will lodge up to 4 (four) customers on site at any one time. The net difference
between the PM peak hour trips of a comparable, but slightly more intensive use,
such as a hotel and the current use was found to be approximately 2 which is below
the threshold triggering a traffic study. Therefore, the streets are adequate to
accommodate anticipated traffic from the proposed use. Traffic impact fees for the
change in use shall be required at building permit stage. (Condition 15)
The project is outside of city water and sewer service areas.
The City Engineer has determined that a paved apron is required at Miller Road NE
and the access easement in compliance with the City of Bainbridge Island Engineering
Design and Development standards per standard drawing DWG. 8-170. The apron
must be in place prior to final of the building permit. (Condition 14)
j. 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.
This application is not part of a housing design and demonstration project.
If no reasonable conditions can be imposed that ensure the application meets the decision
criteria of this chapter, then the application shall be denied.
With conditions, this application meets the decision criteria of BIMC 2.16.110.
Additional Decision Criteria for institutions in Residential Zones (BIMC 2.16.110.E) ________
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:
a. All sites must front on roads classified as residential suburban, collector, or arterial on
the Bainbridge Island functional road classification map;
The subject property fronts Miller Road NE which is classified as a secondary arterial
road on the road classification map.
b. If the traffic study shows an impact on the level of service, those impacts have been
mitigated as required by the city engineer;
There is no predicted impact to level of service and mitigation is not required.
c. 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 project is located outside of the Winslow study area. In accordance with BIMC
Table 18.15.010-3, a 25-foot full screen perimeter buffer is required along the access
easement on the south side of the property. In accordance with item (f) below, staff
finds that the existing vegetation is providing the functions of a full screen buffer and
does not recommend any additional plantings in this area.
In accordance with BIMC Table 18.15.010-4, a 25-foot partial screen buffer is required
along Miller Road NE. Also in accordance with item (f) below, staff finds that the
existing vegetation is providing the functions of a partial screen buffer and does not
Assistance Dogs Northwest – PLN50504 CUP Page 11 of 16
recommend any additional plantings in this area.
d. The proposal meets the requirements of the commercial/mixed use design guidelines in
BIMC 18.18.030.C;
In accordance with BIMC 18.18.030.D, nonresidential uses in residential zones,
including educational uses, shall comply with the general guidelines for “Commercial
and Mixed-Use Design Guidelines for All Zoning Districts”. The applicant submitted
the required checklist which was reviewed by the Design Review Board on June 19,
2017 as part of the preapplication phase. On May 7, 2018, the applicant returned to
the Design Review Board and received approval based on conditions and
recommendations.
e. The scale of proposed construction including bulk and height and architectural design
features is compatible with the immediately surrounding area;
The existing residential buildings are compatible with the existing surrounding
residential uses. Only minor alterations to the existing buildings are proposed. No
height increases to existing buildings are proposed.
f. 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;
The facility will have attendees and employees numbering fewer than 50 and the
assembly seating area will be less than 50. Therefore, the above requirements can be
waived by the director.
At the Development Review Committee meeting on June 27, 2018, the director
reviewed the project and determined that the existing landscaping along Miller Road
NE and the access easement are providing the function and purpose of a landscaping
buffer along both property lines. The director elected to waive requirement (c) above
and determined that no further planting will be required. The existing landscaping
along Miller Road NE and the access easement must be maintained. No existing
vegetation in these areas can be disturbed without approval of the Department of
Planning and Community Development through an approved clearing permit.
The project has been conditioned to meet this requirement. (Condition 7)
g. Lot coverage does not exceed 50 percent of the allowable lot coverage in the zone in
which the institution is located, except that public schools and governmental facilities,
as defined in BIMC Title 18, that are located in the R-0.4 zoning district shall be allowed
150 percent of the lot coverage established in the R-0.4 zoning district, and such public
schools and governmental facilities located in other zoning districts shall be allowed 100
percent of the lot coverage established in the underlying zoning district in which the
facility is located, unless, regardless of which zoning district such a facility is located,
conditions are required to limit the lot coverage to mitigate impacts of the use;
The lot is 2.3 acres according to the tax assessor’s office. Standard Lot Coverage in the
R-0.4 district is 10% of the size of the lot, or 10,018 square feet. Educational uses are
limited to 50% of the allowable lot coverage which is 5%. The existing, and any
proposed future buildings, are limited to a footprint of 5,009 square feet. The site
Assistance Dogs Northwest – PLN50504 CUP Page 12 of 16
plan indicates that the lot coverage of the existing buildings is 3,912 square feet, thus
in compliance with this criteria.
Effect of Approval (BIMC 2.16.110.G) ____________________________________________
Once a conditional use permit is approved, no building, use or development shall occur
contrary to that specified in the conditional use permit.
The owner shall record a declaration with the Kitsap County auditor showing the land to be
bound by a conditional use permit. No building permit shall be issued for structures other
than those specified in the conditional use approval.
a. The declaration shall reference the official files of the city through which the permit was
granted; and
b. The declaration shall be a covenant running with the land; and
c. No building permit shall be issued unless such declaration is recorded.
The project has been conditioned to meet this requirement. (Condition 9)
Amendments to Approved Major Conditional Use Permit (BIMC 2.16.110.H) _____________
Minor adjustments to an approved major conditional use permit may be made after review
and approval by the director. Minor adjustments are those that entail small changes in
dimensions or siting of structures or the location of public amenities, but do not entail
changes to the intensity or character of the use.
Major adjustments to an approved major conditional use permit require an amended
application and shall be processed in the same manner as a new conditional use permit
application. Major adjustments are those that change the basic design, intensity, density,
and/or use.
2. Critical Areas (BIMC 16.20)
A Type F stream is located to the north of the property which includes a buffer that extends
onto the subject parcel. Additionally, there are steep slopes located in the northwest,
north, and northeast portions of the subject parcel.
The site improvements do not include any further encroachments into these critical areas
or buffers. There is an existing fence in the Type F 200-foot stream buffer that is depicted
on the site plan on the northern portion of the subject parcel.
The main house is located in the stream buffer. In accordance with BIMC 16.20.050.A
existing structures may be altered or remodeled if the alteration complies with the
provisions of the critical areas ordinance. The site plan identifies the addition of a new
handicapped unisex bathroom within the existing footprint of the main house. This
alteration complies with the standards of this section and there is no planned expansion
of the footprint of the main house.
The proposed ADA accessible walkways on the southern portion of the site are located
outside of the critical area buffers.
Additionally, the entirety of Bainbridge Island is classified as an aquifer recharge area.
Any proposal that requires a Site Assessment Review (SAR) requires the designation of an
Aquifer Recharge Protection Area (ARPA). In accordance with BIMC 16.20.100.C, this
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proposal is exempt from ARPA designation requirements because the proposal is SAR
exempt.
3. Use Regulations (BIMC 18.09)
Permitted Use Table (BIMC 18.09.020) ___________________________________________
Educational facilities are conditional uses allowed in the R-0.4 zone under BIMC 18.09.020.
This application is a request for a major conditional use permit, as required by BIMC
18.09.020.
4. Dimensional Standards (BIMC 18.12)
Tables of Dimensional Standards (BIMC 18.12.020) _________________________________
The allowable lot coverage in the R-0.4 zone is 10% and educational uses permitted under a
Conditional Use Permit are limited to 50% of that maximum lot coverage resulting in an
allowable 5% maximum lot coverage for the site.
Under the above criteria, the existing, and any proposed future buildings, are limited to a
footprint of 5,009 square feet. The site plan indicates that the lot coverage of the existing
buildings is 3,912 square feet.
The zoning code requires a 25-foot minimum setback for the front and rear yard and a 15-
foot minimum setback for the side yard.
Existing structures on site are in compliance with these setbacks. No additional structures
are proposed under this application. The site plan does not accurately reflect the required
setbacks, but the property is in compliance. To note, Miller Road NE is a front setback, the
western property line is a rear setback, and the north and south property lines are side
yard setbacks.
Building height in this zone is limited to 30 feet except where a Conditional Use Permit
allows a bonus for nonresidential buildings up to 35 feet.
No height increases are proposed to the existing buildings.
5. Development Standards and Guidelines (BIMC 18.15)
Landscaping, Screening, and Tree Retention, Protection and Replacement (BIMC 18.15.010)
All new development, except single-family residential building permits, are subject to the
requirements of this section including: significant tree and tree stand retention, perimeter
landscape buffers, roadside buffers, parking lot landscaping, total site tree unit
requirements, planting requirements, irrigation, and maintenance.
There is no clearing proposed with this application and all trees currently on site will be
retained.
A 25-foot full screen perimeter buffer is required along the access easement on the south
side of the subject parcel. Staff finds that the existing vegetation within this area is
sufficient to meet this requirement. A 25-foot partial screen roadside buffer is required
along Miller Road NE. Staff finds that the existing vegetation within this area is also
sufficient to meet this requirement. No new plantings are recommended. Existing
landscaping along the access easement and Miller Road NE must be maintained. The
project has been conditioned to meet this requirement. (Condition 7)
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The education center is providing three additional parking spots in addition to four
standard parking stalls for staff and visitors to park in an adjacent gravel parking area. In
accordance with BIMC 18.15.010.F, the landscaping requirement for parking lots not
abutting public rights-of-way is one tree for every eight parking stalls. Therefore, the
parking lot landscaping requirement is met through existing vegetation.
Tree units would be required if the project was a proposal for development. There are no
plans to construct any new buildings as this application is for a change in use. Therefore,
the project is not subject to tree unit requirements.
The applicant is required to maintain existing perimeter and roadside buffers through
maintenance and irrigation as specified in BIMC 18.15.010.I and BIMC 18.15.010.J. In
approving this project’s site plan, the DRB also recommended that irrigation be placed
around new tree plantings.
Parking and Loading (BIMC 18.15.020) ____________________________________________
Educational uses require a number of spaces to accommodate the peak shift as determined
by the director based on information provided by the applicant. The applicant has indicated
that the peak shift for the proposed use is four people.
There is a total of seven parking spaces identified on the site plan. The proposed site
improvements include the addition of three new parking spaces, two of which will be ADA
accessible. These parking spaces will be located in front of the existing barn at the
entrance to the site. Four additional parking spaces for staff are available in a gravel lot
adjacent to the garage/existing guest house. The project is conditioned to install a sign on
site identifying the location of the additional parking spaces in the gravel lot. (Condition 8)
The project is in compliance with parking standards.
Mobility and Access (BIMC 18.15.030)___________________________________________
Walkways between buildings must comply with the standards in BIMC 18.15.030.A.4.
Specifically, internal walkways shall be surfaced with non-skid hard surfaces, such as
permeable pavement, meet accessibility requirements and be designed to provide a
minimum of five feet of unobstructed width.
The project has been conditioned to meet this requirement. (Condition 10)
Outdoor Lighting (BIMC 18.15.040) ______________________________________________
Outdoor lighting must comply with the standards in BIMC 18.15.040.D. (Condition 5)
6. Design Standards and Guidelines (BIMC 18.18)
Specific Design Regulations and Guidelines (BIMC 18.18.030) _________________________
As a nonresidential use in a residential zone, the project shall comply with the “Commercial
and Mixed‐Use Design Guidelines for All Zoning Districts”.
The design guideline checklist was presented to the Design Review Board on June 19,
2017. Members of the DRB unanimously voted to approve the plan with conditions and
recommendations on May 7, 2018.
II. Conclusions
Assistance Dogs Northwest – PLN50504 CUP Page 15 of 16
As conditioned, the proposed project is consistent with the Comprehensive Plan, the applicable
sections of the Bainbridge Island Municipal Code including: BIMC 2.16.110 Major conditional use
permit; BIMC Chapter 16.16 Noise Regulations; BIMC 16.20 Critical Areas; BIMC 18.09 Use
Regulations; BIMC 18.12 Dimensional Standards; BIMC 18.15 Development Standards and
Guidelines; and BIMC 18.18 Design Standards and Guidelines. Appropriate notice of application
was made, and five comments were received. The application is properly before the Hearing
Examiner for decision. As set forth in BIMC 2.16, any decision by the Hearing Examiner is final
unless, within 21 days after issuance of a decision, a person with standing appeals the decision
in accordance with Chapter 36.70 RCW or its successor.
III. References (Note, all reference material may be accessed via the City’s Website Online Permit
Portal – SmartGov. The following materials can be found under the “submittals”, “approval
steps”, and “notes” sections under this file number: PLN 50504 CUP.)
Assistance Dogs Northwest – PLN50504 CUP Page 16 of 16
Recommended Conditions of Approval:
1. Except for modifications reflecting compliance with these conditions of approval, the project
shall be constructed in substantial conformance with the site plans dated April 30, 2018.
2. Prior to construction activity, the applicant shall obtain the appropriate permits from the City of
Bainbridge Island, including but not limited to clearing, grading, right-of-way, sign, and building
permits as applicable.
3. The applicant must obtain a business license from the City of Bainbridge Island prior to
occupancy.
4. A Commercial Building Clearance from the Kitsap Public Health District is required prior to
building permit issuance.
5. To mitigate potential off-site glare, any outdoor lighting shall be hooded and shielded to prevent
lighting spillover beyond the property line.
6. To the satisfaction of the Bainbridge Island Fire Department, the project shall comply with all
applicable provisions of the adopted Fire Code, including meeting the requirements for E
occupancies.
7. Existing vegetation within the landscape buffers along the access easement and Miller Road NE
shall be maintained. No vegetation within the buffers shall be disturbed without approval of the
Department of Planning and Community Development through an approved clearing permit.
8. A sign will be installed on the property clearly identifying the location of additional parking
spaces in the gravel parking lot.
9. The owner shall record a declaration with the Kitsap County auditor showing the land to be
bound by a conditional use permit. The declaration shall reference the official files of the city
through which the permit was granted and shall be a covenant running with the land. No
building permit for the project will be issued until such declaration is recorded.
10. At the time of building permit, internal walkways shall be surfaced with non-skid hard surfaces,
such as permeable pavement, meet accessibility requirements and be designed to provide a
minimum of five feet of unobstructed width.
11. Construction time limitations will be included as a condition of the building permit.
12. The access road must be a minimum of 12 feet wide.
13. Stormwater review of the proposed site improvements will occur at the building permit stage.
14. A paved apron is required at Miller Road NE and the access easement in compliance with the
City of Bainbridge Island Engineering Design and Development standards per standard drawing
DWG. 8-170. The apron must be in place prior to final of the building permit.
15. Traffic impact fees for the change in use shall be required at building permit stage.
1
December 14th 2017
To:
City of Bainbridge Island
Conditional Use Application
Assistance Dogs Northwest.
To COBI Planning;
The application documentation or a minor Conditional Use permit that is enclosed
with this letter meets all applicable decision criteria for the following issues.
The over 2 acre property at 12107 Miller Road NE will be used solely as an educational
and dog training facility for assistance dogs, specialized for persons with physical and
psychological limitations. It is owned and operated by“Assistance Dogs Northwest”,
a registered non-profit 501-C3 . The proposed new work will represent a very low
impact to the existing residential use. There will be approximately (5-7) dogs in
training on the fenced site on a typical day. The staff will be two to three people
typically. The site is located on an arterial road. There is not enough disturbance
generated by this use to require a traffic study. The upper floor of the main house will
be used as part-time quarters for staff. The existing guest house will be used for short
term client stays. Typically the maximum number of people staying on site would be
no more than four. The metal“barn”building will be cosmetically improved with the
addition of new board and batten siding on the ends and a few more windows and a
new large barn door facing an open lawn area .
Tom
Kuniholm, AIA
Architects
Bainbridge Island
Seattle
122 South Jackson St.
Suite 250
Seattle, WA
98104
T 206.625.9010
tom@tomkuniholmarchitects.com
2
The site is located on Miller Road NE, and water is served by North Bainbridge Water
Company. It has a four bedroom septic design installed per Kitsap Health records
2013. Dog waste will not be flushed into the septic system per Kitsap Health dept.
recommendations. The property sits directly across Miller Road from an existing
commercial compost and topsoil operation that is open during the week and busy on
weekends. It is noisy, and creates some pungent smelling air. The proposed location is
highly compatible, and arguably more compatible here than a private residence.
Signage at Miller Road will be subtle, but there will need to be some signage to make
visitors aware that the access to the facility is off the access easement. New conifer
trees have been planted to screen the property along this easement.
The western portion of the site where the structures are located, is cleared and quite
level. Due to the nature of the clientele, barrier-free access to all structures is critical.
This flat area makes for relatively easy site access for people with mobility issues. The
level paved pathway proposed will easily meet the slope requirements for barrier-free
access. The north and eastern portions of the site are characterized by wooded slopes
with an area designated by Kitsap County as having geological hazards, sloping down
down to wet areas off site. No site development or tree clearing is proposed on this
entire eastern area other than a possible walking path, (permeable).
The site improvements will include three new parking spaces, two of them
handicapped accessible. All access and parking will be reached from the 30 ft.
easement drive along the south side of the property. This new parking would lead to a
level barrier-free paved walkway connecting the three structures on the site. Low level
pathway lighting will be installed. The dogs will always be fully fenced in on the
property. The raised guesthouse on the second floor over a garage will require a new
code compliant wheelchair accessible ramp to the entrance.
The structures will be used as follows:
1. Main House: Reception area, office, staff housing, one unisex barrier-free restroom.
2. Guest House/Garage: Short -term client housing. Staff parking and maintenance
below.
3. Barn: Used for active dog training inside and some administrative space.
3
Site Improvements:
o Landscape screening at roadway and easement.
o Dog fenced-in areas on site.
o New parking, (3spaces)
o Barrier free access to all structures from the parking.
o Low level pathway lighting.
o Paved accessible walkways to buildings.
o Landscape screening with trees.
o Visual improvements, board and batten siding and new windows to be added
to the metal pole building per recommendations from the Design Review
Board.
Very Truly Yours,
Thomas Kuniholm, AIA
For Assistance Dogs Northwest
280 Madison Avenue North
Bainbridge Island, Washington 98110-1812
www.bainbridgewa.gov
206.842.7633
June 20, 2017
Maureen Maurer
PO Box 10484
Bainbridge Island, WA 98110
Re: File No. PLN50504 PRE,
Assistance Dogs Pre-Application Meeting, 12107 Miller Road NE
Dear Applicant:
Thank you meeting with our technical staff to discuss your proposal. The following letter is intended to
summarize the planning requirements to establish your proposed use.
Your proposal is to occupy a piece of land with a non-profit facility to train 4-5 assistance dogs. You
currently operate a similar facility in Hawaii and you have been actively looking to operate on Bainbridge
Island. This site is currently developed with the buildings you will need for the proposed use. The only
exterior changes proposed to the site are to buffer the neighbor to the south and to perform exterior
alterations to the buildings to meet handicap accessibility requirements.
Zoning requirements: On March 27, 2016 the City answered an administrative interpretation request on
the proposed use. It was determined that the proposed assistance dog’s use meets the definition of an
educational facility.
Educational facilities” means a public or private school or educational or training institution that offers a
program of college, professional, environmental, preparatory, high school, middle school, junior high
school, elementary, or kindergarten instruction, or any combination of those facilities, or any other
program of trade, technical or artistic instruction (excluding single-day programs of instruction),
together with associated staff housing and/or conference facilities and other typical educational
accessory uses.
In the R-0-4 zoning district, educational uses require a major conditional use to be established. Major
conditional uses are decided on by the Hearing Examiner. Educational Uses are subject to the following
decision criteria:
1. All sites must front on roads classified as residential suburban, collector, or arterial on the Bainbridge
Island functional road classification map. The road is classified as arterial in the road classification map.
2. If the traffic study shows an impact on the level of service, those impacts have been mitigated as
required by the city engineer. There is no predicted impact to level of service and mitigation is 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. Roadside Buffer: There is a 25’ full screen buffer
required along Day Road.
Assistance Dogs - PRE
June 22, 2017
Page 2
280 Madison Avenue North
Bainbridge Island, Washington 98110-1812
www.bainbridgewa.gov
206.842.7633
4. The proposal meets the requirements of the commercial/mixed use design guidelines in BIMC
18.18.030.C. The project is subject to the Commercial and Mixed-Use Design Guidelines and the
project was reviewed by the Design Review Board (DRB) on June 19, 2017. The DRB only requested for
an elevation drawing from Miller Road be submitted with the accessibility design of the exterior of
the buildings.
5. The scale of proposed construction including bulk and height and architectural design features is
compatible with the immediately surrounding area. The existing residential buildings are compatible
with the existing, surrounding residential area.
6. If the facility will have attendees and employees numbering fewer than 50 or an assembly seating
area of less than 50, the director may waive any or all the above requirements in this subsection E, but
may not waive those required elsewhere in the BIMC. The project appears to be meeting all the above
requirements, even though they could be waived as there will be less than 50 attendees and
employees at this facility.
7. Lot coverage does not exceed 50 percent of the allowable lot coverage in the zone in which the
institution is located, except that public schools and governmental facilities, as defined in BIMC Title 18,
that are located in the R-0.4 zoning district shall be allowed 150 percent of the lot coverage established
in the R-0.4 zoning district, and such public schools and governmental facilities located in other zoning
districts shall be allowed 100 percent of the lot coverage established in the underlying zoning district in
which the facility is located, unless, regardless of which zoning district such a facility is located,
conditions are required to limit the lot coverage to mitigate impacts of the use. The lot is 2.3 acres
according to the tax assessor’s office. Standard Lot Coverage in the R-0.4 district is 10% of the size of
the lot, or 10,018 square feet. Educational uses are limited to 50% of the allowable lot coverage or 5%.
The existing and any proposed buildings are limited to a footprint of 5,009 square feet.
Tree Units: Tree units would be required if the project was proposed for development. Rather, as there
is not any proposal to construct any buildings, but rather to change the use on the property, the project
is not subject to tree unit requirements.
Parking: Educational uses require a number of spaces to accommodate the peak shift as determined by
the director based on information submitted by the applicant as required for other uses and special
cases below. Please provide information on the peak shift amount of spaces needed for the proposed
educational use.
Site Plan and Design Review: Site plan and design review shall be required prior to the issuance of
construction permits in any of the following circumstances: A change of use, where traffic, parking,
noise or other impacts are greater than the impacts for the previously existing use, as determined by the
director. Since no new buildings are proposed and the impacts of traffic, parking and noise are not
anticipated to be any greater than that of a residential use, then a site plan review application is not
required.
Summary: The land use approval required is a major conditional use and the fee is $10,494.00 plus a
$108.00 health district fee. A SEPA checklist is not required for your application. The project is subject to
a 14 day public comment period. The Code allows the City 28 days to determine the application is
complete following once it is submitted and then 120 days to issue a decision. Final decisions on major
conditional uses are made following a recommendation from the Planning Commission and a decision
by the Hearing Examiner.
Assistance Dogs - PRE
June 22, 2017
Page 3
280 Madison Avenue North
Bainbridge Island, Washington 98110-1812
www.bainbridgewa.gov
206.842.7633
Please note that information provided at the pre-application conference and in this letter reflects
existing codes and standards, currently available information about the site and environs, and the level
of detail provided in the pre-application conference submittal. Comments provided pursuant to pre-
application review shall not be construed to relieve the applicant of conformance with all applicable
fees, codes, policies, and standards in effect at the time of complete land use permit application. The
comments on this proposal do not represent or guarantee approval of any project or permit. While we
have attempted to cover as many of the Planning, Engineering, Building and Fire related aspects of your
proposal as possible during this preliminary review, subsequent review of your land use permit
application may reveal issues not identified during this initial review. If the city’s pre-application review
indicates that the City intends to recommend or impose one or more conditions of permit approval, and
if the applicant objects to any said conditions, the applicant is hereby requested and advised to provide
written notice to the City of which conditions the applicant objects to and the reasons for the applicant’s
objections.
When you are ready to submit your application, you will need to contact Jay Harris to set up an
appointment at 780-3782. If you have any questions, please call me at 780-3754.
Sincerely,
Heather Wright
Senior Planner
cc. File
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Design Review Board Design Guideline Checklist
Commercial and Mixed-Use Design Guidelines for All Zoning Districts– BIMC 18.18.030
X “Pre-App” Meeting Checklist
“Post-App” Meeting Checklist
Project Name/Case #: Assistance Dogs Northwest Training Center
Land Use Application
(Pre-app, Site Plan
Review etc.): Pre-application Conference for CUP
Project Description: Current buildings will be used for ADNW training center. Minimal alterations will be made.
Applicable Design Guidelines
Design
Guideline Intent Description Applicant Response DRB Action
(Y/N)
1.
To develop
variation in façade
treatment to
provide visual
interest.
Vary building materials or patterns to produce
variations in texture.
Windows and trim will be added to the current
barn to be consistent with the rural farm style of
the other buildings.
2.
To modulate the
scale of building
masses.
Building elevations shall be vertically modulated
in no more than 20’ increments or horizontally
in no more than 30’ increments. Modulation is
defined as a change in plane or articulation
(such as bands, cornices, setbacks or changes in
material).
No additional buildings are proposed.
Design Review Board Design Guideline Checklist
Commercial and Mixed-Use Design Guidelines for All Zoning Districts– BIMC 18.18.030
Applicable Design Guidelines
Design
Guideline Intent Description Applicant Response DRB Action
(Y/N)
3.
To limit the visual
impact of blank
walls and facades
and better assure
aesthetic appeal.
Blank walls shall not be visible to public
spaces. Blank facades should otherwise be
limited to the back of buildings or where
required by the building code. Treatments to
alleviate blank walls shall be similar in
materials to facades normally in view of the
public.
For the existing storage unit we will add windows
and other design elements to make it more
consistent with the rural farm design of of other
buildings.
4.
To establish
visually prominent
ground floor
facades.
The first floor of multi-storied buildings should
be taller than upper floors. Minimum ceiling
height should be at least 10’ to allow transom
or larger display windows. Other elements
such as transom windows, canopies, cornices,
and prominent entries are encouraged. First
floor uses shall be pedestrian oriented and
include substantial shop windows. Display
windows on the first floor of retail and
commercial buildings should be the
predominant surface of the first floor.
No commercial or retail activities are proposed.
5.
To maintain
pedestrian scale
along facades
facing public ways.
Facades facing public ways shall incorporate
setbacks or articulation that establishes a
pattern of bays or window openings. Facades
shall include features such as display windows,
columns or bays, recessed entries or canopies
or other recesses. The use of a variety of
materials at the sidewalk level is encouraged.
Multiple building entrances are encouraged.
Buildings do not face public way and are
obscured by landscape buffers. No sidewalks
are proposed.
Design Review Board Design Guideline Checklist
Commercial and Mixed-Use Design Guidelines for All Zoning Districts– BIMC 18.18.030
Applicable Design Guidelines
Design
Guideline Intent Description Applicant Response DRB Action
(Y/N)
6.
To maintain the
pedestrian
activities by
encouraging
continuous
frontages along
sidewalks.
Where parking fronts onto a public street, the
maximum separation between buildings shall
be 80 feet. Greater separations are permitted
if landscape setbacks are increased or other
design features such as low walls, trellises and
public spaces are created along the street
frontage.
Parking has limited visibility due to landscape
buffer. We will be adding additional landscape
and fencing to further block the view from the
public.
7.
To reduce overall
scale of the
building into
multiple building
masses.
Facades over 128’ in length shall be separated
by pedestrian passage or open space. Passages
should be at least 12’ wide and two stories in
height if covered. Façade setback should be
expressed at the roof line by changes in plane.
Passage should connect to public open space.
Facades are less than 128’.
8.
To encourage the
creation of public
outdoor spaces.
Building setbacks may be increased for the
creation of public outdoor seating areas. Entry
alcoves and small outdoor spaces may be
located between the building and the
sidewalk.
No increase in setback is being requested.
9.
To soften the
impact of the built
environment.
Encourage public pedestrian passageways and
vegetation between buildings. Pedestrian passageway (breezeway) is proposed
between buildings in addition to enhancement of
the vegetation between buildings.
10.
To encourage
compatibility of
development with
both community
and neighborhood
characteristics.
Building designs should respond to nearby
buildings that meet the upgraded design
standards by using shared elements, materials
or massing.
Current house and cottage has a rural style typical
of older farm structures and this will be
maintained.
Design Review Board Design Guideline Checklist
Commercial and Mixed-Use Design Guidelines for All Zoning Districts– BIMC 18.18.030
Applicable Design Guidelines
Design
Guideline Design Guideline Design Guideline Design Guideline Design
Guideline
11.
To minimize the
intrusiveness of
commercial
signage.
Signage, corporate colors and other icons of
the business may not dominate the exterior of
the building. including canopies and separate
outdoor structures covering activities
associated with the business. Color should be
used to express changes in detail or material
but exterior building or structure colors may
not be used as signs, or the extension of signs.
When businesses are sold or tenants are
changed, any sign modification shall trigger
this requirement.
Signage has not been selected.
12.
To improve the
pedestrian
environment
around buildings
and minimize curb
cuts.
Where a drive through facility is allowed, drive
throughs must be in conjunction with a
parking lot that serves the same business,
must be to the side or rear of the building and
should not be visible from public streets. Drive
throughs should consist of no more than a
single vehicle lane.
No drive through facility is proposed.
13.
To provide
pedestrian access
to buildings.
Provide multiple entrances along streets.
Pedestrian passageways are encouraged. Building entry is not located along street frontage.
14.
To provide
weather protection
for pedestrians.
Recessed entries and/or overhead weather
protection above the sidewalk entrances shall
be used.
Overhead weather protection is planned for
entrances. Eyebrow roof will be added to the
storage unit structure.
15.
To maintain
smaller scale
commercial
buildings.
Buildings in excess of a 10,000 square foot
footprint should be visually split into two or
more distinct elements. Buildings are less than 10,000sf.
Design Review Board Design Guideline Checklist
Commercial and Mixed-Use Design Guidelines for All Zoning Districts– BIMC 18.18.030
Applicable Design Guidelines
Design
Guideline Design Guideline Design Guideline Design Guideline Design
Guideline
16.
To reduce the
visual impact of
parking areas.
Create small parking clusters connected by
vegetated landscaping and pedestrian
walkways. Internal streets that connect or
serve parking areas shall be designed as
streets with sidewalks, planters and pedestrian
scale lighting.
Small parking clusters connected by vegetative
landscaping are proposed.
Guidelines Requiring
Action per DRB:
DRB Summary Motion
on Actions:
BAINBRIDGE ISLAND FIRE DEPARTMENT
MEMO
Date: March 1, 2018
To: Ellen Fairleigh, Planning Department
From: Assistant Chief Luke Carpenter, Fire Marshal
Re: Assistance Dogs NW Education Center PLN50504CUP
The submittal has been reviewed resulting in the following comments:
1. The requested CUP constitutes a change of occupancy class.
2. Fire flow is met through existing hydrants.
3. Tenant improvements to existing structures must meet the requirements for E
occupancies.
1
Ellen Fairleigh
From:Stacy Goodfellow <stacyg@assistancedogsnorthwest.org>
Sent:Thursday, April 26, 2018 3:37 PM
To:Ellen Fairleigh
Cc:tom@tomkuniholmarchitects.com
Subject:Re: PLN50504 CUP Notice of Complete Application and DRB information
Hi Ellen,
Attached are updated photos of the property, both street view and interior property photos. In addition there is an
aerial photo from google maps. We do not have any updates to the DRB Checklist at this time. Tom will be getting you
the remaining items within the next few days.
Thank you for your assistance with this project!
Stacy
2
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5
4
6
7
Stacy Goodfellow
Assistance Dogs Northwest | Program Manager
Ph: 206-321-0592
Cell: 808-280-8955
www.AssistanceDogsNorthwest.org
ASSISTANCE DOGS NW
APRIL 18, 2018
BARN FLOOR PLAN
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To:
LEGAL NOTICES
March 23, 2018
Publication Date:
NOTICE OF APPLICATION
The City of Bainbridge Island has received the following land use application:
Date of Issuance:
March 23, 2018
Project Name & Number
Assistance Dogs Northwest Education Center PLN50504 CUP
Project Type:
Conditional Use Permit- Major
Applicant:
As Assistance Dogs Northwest LLC
Owner:
Assistance Dogs Northwest LLC
Project Site &Tax Parcel:
12107 Miller Road NE, TA#09250210542009
Project Description:
Conditional Use Permit for a change of use to educational in a residential
zone. Scope of work includes cosmetic improvements, 3 new parking spaces,
and barrier free access across site.
Environmental Review:
This proposal is exempt from review under the State Environmental Policy
Act (SEPA) pursuant to WAC 197-11-800.
Comment period:
Any person may comment on the proposed application, request a copy of any
decision or appeal any decision, request notice of and participate in a public
hearing, if any. The city will not act on the application for 21 days from the
date of this notice. Comments must be submitted by no later than 4:00
p.m. on April 13, 2018.
If you have any questions,
contact:
Ellen Fairleigh
City of Bainbridge Island
280 Madison Ave North
Bainbridge Island, WA
98110
206-780-3767 or
pcd@bainbridgewa.gov
PLN50504 CUP Assistance Dogs NW Education Center
March 23, 2018
Owner Mailing Address Mailing City Mailing State Mailing Zip
ASSISTANCE DOGS NW LLC PO BOX 10484 BAINBRIDGE ISLAND WA 98110
BECKMANN DARRYL & LYON SHEILA PO BOX 4681 ROLLINGBAY WA 98061
BILLMAIER EDWARD CARL & TERI LYNNE 11925 MANZANITA LN NE BAINBRIDGE ISLAND WA 98110
BORGNINO ARLO S & KUMIKO R 7257 NE BERGMAN RD BAINBRIDGE ISLAND WA 98110
BORGNINO BARBARA J TRUSTEE 3065 GULSTON ST HONOLULU HI 96816-1913
BRIAN ROBERT A & BEVERLY J 12089 MILLER RD NE BAINBRIDGE ISLAND WA 98110-4256
COKER MCKIE CAROLINE M TRUSTEE 1326 FUNSTON AVE PACIFIC GROVE CA 93950-5512
CRANE LAND HOLDINGS LLC PO BOX 10875 BAINBRIDGE ISLAND WA 98110-0875
GARBER MARK E & KIMBERLY M 7461 NE BERGMAN RD BAINBRIDGE ISLAND WA 98110
HOLBEIN NICHOLAS JAMES & DEBORAH HOBDEN 12034 PETERSON HILL RD NE BAINBRIDGE ISLAND WA 98110-1270
HOLTZ ADAM & PETTEGREW JOYA M 7485 NE LOVGREEN RD BAINBRIDGE ISLAND WA 98110
KIM KENNY Y & FRANCES 550 HOMESTEAD LN NE APT E151 BAINBRIDGE ISLAND WA 98110-1894
KLOVEN EINAR & HOLLY A 7205 NE BERGMAN RD BAINBRIDGE ISLAND WA 98110
KUBIAK ARNIE & MELINDA 7579 BERGMAN RD NE BAINBRIDGE ISLAND WA 98110
LL MILLER LLC 5724 ROSE LOOP NE BAINBRIDGE ISLAND WA 98110
MCCLINTOCK KEITH R & LENT THOMAS H 12364 MILLER RD NE BAINBRIDGE ISLAND WA 98110
MILLIREN JOYCE 12305 MILLER RD NE BAINBRIDGE ISLAND WA 98110
NICKELL BRENDA JANE 6522 103RD ST EWA BEACH HI 96706-3305
OMENS JASON F 353 WALLACE WAY NE APT 18 BAINBRIDGE ISLAND WA 98110-2831
PUBLIC UTILITY DISTRICT 1 PO BOX 1989 POULSBO WA 98370-0933
Resident 11953 Miller Rd NE Bainbridge Island WA 98110
Resident 12112 Miller Rd NE Bainbridge Island WA 98110
Resident 12248 Peterson Hill Rd NE Bainbridge Island WA 98110
Resident 7269 NE Bergman Rd Bainbridge Island WA 98110
ROBERTS STEVEN B & MEREDITH C 7471 NE BERGMAN RD BAINBRIDGE ISLAND WA 98110
RUDDICK CHRISTOPHER W & BRENDA J 11951 MILLER RD NE BAINBRIDGE ISLAND WA 98110-4296
TOGLIA RENZO 6154 LYNWOOD CENTER RD NE BAINBRIDGE ISLAND WA 98110
WATNEM TRAVIS D & JULIANNA 11955 MANZANITA LN NE BAINBRIDGE ISLAND WA 98110
NOTICE OF PUBLIC HEARING
CITY OF BAINBRIDGE ISLAND
HEARING EXAMINER
YOU ARE HEREBY NOTIFIED that the City of Bainbridge Island Hearing Examiner will conduct a PUBLIC
HEARING at 1:30 PM, on Wednesday, July 11, 2018 in the Council Chambers, City Hall, 280 Madison Avenue N,
Bainbridge Island, Washington, pursuant to BIMC Section 2.16.100 and Section 2.16.110.
Applicant: Assistance Dogs Northwest LLC
Project Name & Number: Assistance Dogs Northwest Education Center PLN50504 CUP
Project Type: Major conditional use permit
Project Site and Tax Parcel: 12107 Miller Road NE, TA# 09250210542009
YOU ARE INVITED to attend the hearing and make oral and written comments. The Hearing Examiner has
discretion to limit testimony to relevant, non-repetitive comments and to set time limits. If you are unable to attend,
written comments, photographs or other exhibits on the application may be submitted prior to the hearing date. All
such submissions should state the specific case and be directed to Ellen Fairleigh, Planner at City Hall or by email to
efairleigh@bainbridgewa.gov.
The proposal is exempt from review under the State Environmental Policy Act (SEPA) pursuant to WAC 197-11-
800.
QUESTIONS may be directed to and the file accessed from Ellen Fairleigh, Planner, Department of Planning and
Community Development at 206-780-3767 or pcd@bainbridgewa.gov.
CITY OF BAINBRIDGE ISLAND
SOUND LAW CENTER
HEARING EXAMINER
Date of Publication: Friday, June 15, 2018
PLN50504CUP Assistance Dogs Northwest LLC
June 15, 2018
Owner Mailing Address Mailing City Mailing State Mailing Zip
ASSISTANCE DOGS NW LLC PO BOX 10484 BAINBRIDGE ISLAND WA 98110
BECKMANN DARRYL & LYON SHEILA PO BOX 4681 ROLLINGBAY WA 98061
BILLMAIER EDWARD CARL & TERI LYNNE 11925 MANZANITA LN NE BAINBRIDGE ISLAND WA 98110
BORGNINO ARLO S & KUMIKO R 7257 NE BERGMAN RD BAINBRIDGE ISLAND WA 98110
BORGNINO BARBARA J TRUSTEE 3065 GULSTON ST HONOLULU HI 96816-1913
BRIAN ROBERT A & BEVERLY J 12089 MILLER RD NE BAINBRIDGE ISLAND WA 98110-4256
COKER MCKIE CAROLINE M TRUSTEE 1326 FUNSTON AVE PACIFIC GROVE CA 93950-5512
CRANE LAND HOLDINGS LLC PO BOX 10875 BAINBRIDGE ISLAND WA 98110-0875
GARBER MARK E & KIMBERLY M 7461 NE BERGMAN RD BAINBRIDGE ISLAND WA 98110
HOLBEIN NICHOLAS JAMES & DEBORAH HOBDEN 12034 PETERSON HILL RD NE BAINBRIDGE ISLAND WA 98110-1270
HOLTZ ADAM & PETTEGREW JOYA M 7485 NE LOVGREEN RD BAINBRIDGE ISLAND WA 98110
KIM KENNY Y & FRANCES 11947 MILLER RD NE BAINBRIDGE ISLAND WA 98110-4296
KLOVEN EINAR & HOLLY A 7205 NE BERGMAN RD BAINBRIDGE ISLAND WA 98110
KUBIAK ARNIE & MELINDA 7579 BERGMAN RD NE BAINBRIDGE ISLAND WA 98110
LL MILLER LLC 5724 ROSE LOOP NE BAINBRIDGE ISLAND WA 98110
MCCLINTOCK KEITH R & LENT THOMAS H 12364 MILLER RD NE BAINBRIDGE ISLAND WA 98110
MILLIREN JOYCE 12305 MILLER RD NE BAINBRIDGE ISLAND WA 98110
NICKELL BRENDA JANE 6522 103RD ST EWA BEACH HI 96706-3305
OMENS JASON F 353 WALLACE WAY NE APT 18 BAINBRIDGE ISLAND WA 98110-2831
PUBLIC UTILITY DISTRICT 1 PO BOX 1989 POULSBO WA 98370-0933
Resident 11953 Miller Rd NE Bainbridge Island WA 98110
Resident 12112 Miller Rd NE Bainbridge Island WA 98110
Resident 12248 Peterson Hill Rd NE Bainbridge Island WA 98110
Resident 7269 NE Bergman Rd Bainbridge Island WA 98110
ROBERTS STEVEN B & MEREDITH C 7471 NE BERGMAN RD BAINBRIDGE ISLAND WA 98110
RUDDICK CHRISTOPHER W & BRENDA J 11951 MILLER RD NE BAINBRIDGE ISLAND WA 98110-4296
TOGLIA RENZO 6154 LYNWOOD CENTER RD NE BAINBRIDGE ISLAND WA 98110
WATNEM TRAVIS D & JULIANNA 11955 MANZANITA LN NE BAINBRIDGE ISLAND WA 98110