042519 HEX BHS BLDG 100 PLN51159 CUP SPR
Findings, Conclusions, and Decision
City of Bainbridge Island Hearing Examiner
Bainbridge High School Building 100 Replacement SPR/CUP
No. PLN 51159 SPR/CUP
Page 1 of 16
BEFORE THE HEARING EXAMINER
FOR THE CITY OF BAINBRIDGE ISLAND
In the Matter of the Application of ) No. PLN 51159 SPR/CUP
)
Ilva Wilson, on behalf of Bainbridge )
Island School District 303 )
)
For Approval of a Site Plan and Design ) FINDINGS, CONCLUSIONS,
Review and Major Conditional Use Permit ) AND DECISION (Corrected May 10, 2018)
SUMMARY OF DECISION
The request for a site plan/design review and a major conditional use permit to demolish an
existing 41,509 square foot classroom and a 2,803 square foot music building on the Bainbridge
High School campus and to construct a 35,500 square foot class room building located at 9330
NE High School Road 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 April 25, 2019.
Testimony:
The following individuals testified under oath at the open record hearing:
David Greetham, Senior City Planner
Joann Wilcox, Applicant Architect
Exhibits:
The following exhibits were admitted into the record:
1. Staff Report, April 18, 2019
2. Master Land Use Application, dated November 21, 2018
3. Environmental (SEPA) Checklist, with staff notes, dated November 16, 2018
4. Notice of Complete Application, dated December 19, 2018
5. Notice of Application/SEPA Comment Period/Hearing, dated January 11, 2019
6. Mailing list, dated January 11, 2019; Legal Invoice, Bainbridge Island Review, Legal #:
BIR84056, dated January 11, 2019; Affidavit of Publication, Bainbridge Island Review,
dated January 11, 2019; classified proof, published January 11, 2019; Certificate of
Posting, dated January 17, 2019
7. Notice of Mitigated Determination of Nonsignificance (MDNS), issued March 22, 2019
Findings, Conclusions, and Decision
City of Bainbridge Island Hearing Examiner
Bainbridge High School Building 100 Replacement SPR/CUP
No. PLN 51159 SPR/CUP
Page 2 of 16
8. Planning Commission Recorded Motion, dated April 22, 2019
9. Four site plan drawings, undated
10. Applicant PowerPoint (26 slides), dated April 25, 2019
11. City PowerPoint (five slides), dated April 25, 2019
12. Memorandum from Peter Corelis, P.E., to David Greetham, dated April 24, 2019
13. Design Review Board minutes, dated December 17, 2018
14. Layout Plan (Sheet L-100), dated November 21, 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. Ilva Wilson, on behalf of Bainbridge Island School District 303 (Applicant), requests a
site plan and design review (SP&DR) and a major conditional use permit (CUP) to
demolish an existing 41,509 square foot classroom and assembly building (Building 100)
and a 2,803 square foot music building on the Bainbridge High School (BHS) campus
and to construct a 35,500 square foot class room building with a building height of 30
feet. The school property is located at 9330 NE High School Road.1 Exhibit 1, Staff
Report, page 1; Exhibit 2; Exhibit 9; Exhibit 14.
2. The City of Bainbridge Island (City) determined the application was complete on
December 19, 2018. The City issued a Notice of Application/SEPA Comment
Period/Hearing on January 11, 2019, by publishing notice in the Bainbridge Island
Review, providing notice to those on a mailing list that included the Applicant and
property owners within 500 feet of the subject property, and posting two notices on-site,
with a comment deadline of January 25, 2019. The City received no public comments in
response to the notice. Exhibit 1, Staff Report, pages 5 and 7; Exhibit 4; Exhibit 5.
3. The Bainbridge Fire Department provided comments and proposed conditions (Nos. 17
through 22) as part of the pre-application process. The City Building Official and Public
Works-Engineering also provided comments and proposed conditions (Nos. 11 through 16
and 23 through 26). Exhibit 1, Staff Report, page 7.
State Environmental Policy Act
4. The City acted as lead agency and analyzed the environmental impact of the proposal, as
required by the State Environmental Policy Act (SEPA), Chapter 43.21C RCW. The City
consolidated the application and SEPA comment periods under the Optional DNS
process provided for by the Washington Administrative Code (WAC) 197-11-355, with a
1 The property is identified by tax parcel number 222502-4-003-2008. Exhibit 1, Staff Report, page 1. A legal
description is provided in the Environmental Checklist. Exhibit 3.
Findings, Conclusions, and Decision
City of Bainbridge Island Hearing Examiner
Bainbridge High School Building 100 Replacement SPR/CUP
No. PLN 51159 SPR/CUP
Page 3 of 16
comment deadline of January 25, 2019. Notice materials stated that the City expected to
issue a Determination of Nonsignificance (DNS) for the proposal.
The City reviewed the Applicant’s Environmental Checklist and other information on file
and determined that, with mitigation, the proposal would not have a probable significant
adverse impact on the environment. The City’s Responsible SEPA Official issued a
Mitigated Determination of Nonsignificance (MDNS) on March 22, 2019, with an appeal
deadline of April 5, 2019. The MDNS contains three conditions to address the limits of
clearing and grading in the field, dust management, and managing and disposing of
dangerous wastes from demolition. The MDNS was not appealed. No critical areas were
identified within the proposed site work area. Exhibit 1, Staff Report, pages 1, 3, and 7;
Exhibit 5; Exhibit 7.
Comprehensive Plan and Zoning
5. The City’s Comprehensive Plan designates the property as Semi-Urban-2.9. The City
identified Comprehensive Plan goals and policies that are relevant to the proposal:
Capitol Facilities Element policy prioritizes projects, including replacing worn-out or
obsolete facilities. The Comprehensive Plan adopted the Bainbridge Island School
District 2014-2020 Capital Facilities Plan (October 2014) by reference. The District Plan
identifies the “BHS 100 Building” as not complying with current building codes.
Environmental Element policy employs conservation design methods, such as low-impact
development techniques. Utilities Element includes a goal to manage stormwater runoff
and policies to avoid both on-site and off-site improvements to avoid adverse water
quality and quantity impacts, minimize disruption or degradation of natural drainage
systems, and encourage new development to integrate environmentally responsible and
innovate energy system.2 Exhibit 1, Staff Report, pages 5 and 6.
6. The property is located in the City’s Residential zone (R-2.9). The purpose of the R-2.9
zone is to provide for vital residential neighborhoods in a suburban residential area.
Bainbridge Island Municipal Code (BIMC) 18.06.020.D. A CUP is a mechanism by
which the City may require specific conditions on development, or on the use of land, to
ensure that designated uses or activities are compatible with other uses in the same zone
and in the vicinity of the property. If imposition of conditions will not make a specific
proposal compatible, the proposal must be denied. BIMC 2.16.110.A. Educational
facilities are allowed in the R-2.9 zone with CUP approval. BIMC Table 18.09.020 Use
Table. Exhibit 1, Staff Report pages 3 and 5.
7. The allowable lot coverage in the R-2.9 zone is 25 percent. Existing lot coverage is
estimated at approximately 12 percent. Following demolition of the 44,300 square foot
2 City staff identified Comprehensive Plan Capitol Facilities Element Policy CF-1.5; Environmental
Element Polity EN-4.1; and Utilities Element Goal U-13 and Policies U.12.3, 13.2, 13.5, and 14.8. Exhibit
1, Staff Report, pages 5 and 6.
Findings, Conclusions, and Decision
City of Bainbridge Island Hearing Examiner
Bainbridge High School Building 100 Replacement SPR/CUP
No. PLN 51159 SPR/CUP
Page 4 of 16
existing building, the redeveloped building would cover approximately 35,500 square
feet. The proposed building would exceed the required 25-foot minimum front and rear
yard and 15-foot minimum rear and side yard setbacks. The 25-foot maximum building
height can be increased by five feet if CUP conditions are met. BIMC Table 18.12.020-2.
City staff recommended approval of this height bonus. Exhibit 1, Staff Report, page 8.
Existing Site
8. BHS is located on a single, 73.75-acre, multi-purpose parcel. Building 100 (to be
demolished) and the music building are located in the interior portion of the school
campus, within a cluster of four large buildings, with parking areas to the west. The BHS
campus fronts on NE High School Road, a secondary arterial. The Environmental
Checklist describes the parcel as hilly and generally sloping 30 percent from north to
southwest, with the highest elevation at approximately 260 feet, in the north and
northeastern portion of the 2.5-acre project work site, and the lowest elevation point at
approximately 220 feet, in the southwestern corner of the parcel. The proposed project
would not increase student capacity or increase average daily traffic trips, nor would
noise standards be exceeded. The project is part of a phased plan to replace deficient
school district buildings. Exhibit 1, Staff Report, page 1, 8, 14, and 15; Exhibit 3.
Site Plan and Design Review
9. The City Design Review Board (DRB) reviewed the site plan and design at meetings on
June 18, August 20, November 5, and December 4, 2018. The DRB determined that the
proposal would comply with the requirements of the City’s commercial/mixed use design
guidelines. BIMC 18.18.030.C. The DRB recommended approval, with concerns about
the design and location of the final memorial and a need for further articulation of the
eastern wall, in addition to landscaping. The City Planning Commission recommended
approval of the project by unanimous vote on April 11, 2019. City staff also reviewed
the application and determined that, as conditioned, the proposal would comply with the
City’s site plan and design review criteria. Exhibit 1, Staff Report, pages 7, 10, 11, and
14; Exhibit 8; Exhibit 13.
Institutions in Residential Zones and Design Review
10. The proposed use is an education facility in a residential zone, such that decision criteria
in BIMC 2.16.110.G apply. City staff determined that a traffic study is not required since
there would be no increase in traffic, that the current perimeter buffer located west of the
work site meets minimum standards, that the replacement building would be compatible
with the bulk and height of other surrounding campus buildings, and that lot coverage
would not exceed 50 percent of the allowable lot coverage. Exhibit 1, Staff Report, pages
13 through 14; Exhibit 14.
Parking and Traffic
11. The City Engineer determined that the current bicycle, vehicular and pedestrian
circulation systems for the BHS campus would remain unchanged, with the exception of
Findings, Conclusions, and Decision
City of Bainbridge Island Hearing Examiner
Bainbridge High School Building 100 Replacement SPR/CUP
No. PLN 51159 SPR/CUP
Page 5 of 16
new walkways around the replacement building. No new traffic trips are planned, and no
new impacts to existing streets and pedestrian ways are anticipated. The proposed use is
in accord with the Island-Wide Transportation Plan. Exhibit 1, Staff Report, pages 10,
11, and 13.
Stormwater
12. The Applicant would address storm water by tying into an existing drainage system with
planned upgrades for water-quality treatment. The City will conduct detailed stormwater
review at the building permit stage. The City Engineer reviewed the application and
determined that the proposed use conforms to the drainage regulations in Chapters 15.20
and 15.21 BIMC and would not cause an undue burden on the drainage basin or
unreasonably interfere with the use and enjoyment of properties downstream. In
addition, the City Engineer determined that the site plan and design would meet specific
design requirements by tying into an existing drainage system and by complying with the
2014 Ecology Stormwater Manual minimum requirements for new and replaced hard
surfaces and for land disturbance areas. Two stormwater biofiltration facilities are
proposed. Prior to construction, the Applicant would submit a temporary erosion and
sedimentation control plan to the City for approval. Exhibit 1, Staff Report, pages 3, 8,
10, and 16; Exhibit 14.
Utilities
13. The proposed use would be served by adequate public facilities. The school campus is
served by City sewer and water. The Bainbridge Island Police Department and
Bainbridge Island Fire District provides police and fire service. Exhibit 1, Staff Report,
pages 3, 10, 11, and 12; Testimony of Mr. Greetham.
Landscaping
14. City code requires 40 tree units per acre, or at least the same number of tree units after
proposed development. The Applicant would remove six non-landmark trees and add 12
new trees. The Applicant would provide a tree unit survey prior to final building
inspection. New landscape planting-beds would be provided around the building, and
native vegetation would be installed in the two planned stormwater biofiltration facilities.
Existing perimeter landscaping would remain in place. The existing perimeter buffer
located west of the work site meets minimum standards, with a forested strip ranging
from approximately 25 to 100 feet in width. Outdoor lighting would meet the City’s code
requirements. BIMC 18.15.040. Exhibit 1, Staff Report, page 8, 9, 10, 14, and 17;
Exhibit 14.
Testimony
15. Senior City Planner David Greetham testified generally about the application review
process, explaining that the City reviewed the application for consistency with the major
conditional use permit criteria and site plan/design review criteria. He testified that no
Findings, Conclusions, and Decision
City of Bainbridge Island Hearing Examiner
Bainbridge High School Building 100 Replacement SPR/CUP
No. PLN 51159 SPR/CUP
Page 6 of 16
traffic study was required, that a five-foot height bonus was appropriate because the
height would be below the existing building, that the City received no comments from the
public, and that the Planning Commission recommended approval of the proposal.
Testimony of Mr. Greetham.
16. Joann Wilcox, architect for the Applicant, with 26 years of experience, testified generally in
support of the application and answered questions of the Hearing Examiner. She testified
that the proposed building would meet sustainability standards provided by the
Superintendent of Public Instruction, which is equivalent to LEED certification. She
requested that proposed Condition 4 be amended to reference the Applicant’s PowerPoint
(Exhibit 10, page 12), as well as Exhibit 14, the Layout Plan, dated November 21, 2018.
Testimony of Ms. Wilcox.
17. City Development Engineer Peter Corelis, P.E., prepared a Memorandum, dated April 24,
2019, with proposed changes to the staff report, including deleting Conditions No. 7 and 25,
and adding a Public Works Condition that would read: “Any increase of water supply
fixture units or placement of fixtures shall require analysis at the building permit stage to
ensure adequate domestic water service pressure is met.” Exhibit 12.
Staff Recommendation
18. City staff determined that the proposal would be consistent with the City’s
Comprehensive Plan, municipal code, and development standards. City staff
recommended approval of the major CUP and site plan/design review, with conditions as
modified during the hearing. Exhibit 1, Staff Report, pages 15 through 18; Exhibit 12.
CONCLUSIONS
Jurisdiction
The Hearing Examiner is granted jurisdiction to hear and approve, approve with conditions, or
deny applications for conditional use permits under BMIC 2.14.030 and BMIC 2.16.110.D.
If requested by the Applicant, a site plan and design review application that is part of a proposal
requiring multiple land use permits may be combined in a consolidated project review. Related
applications requiring a public hearing must be considered at one public hearing in accordance
with BIMC 2.16.170. The applications have been consolidated for review before the Hearing
Examiner. BIMC 2.16.170. Decisions are needed for the applications for site plan and design
review and the CUP. The City Council has established criteria for review of each of these
applications, which the Hearing Examiner must follow when deciding whether to approve a
specific application.
Site Plan and Design Review
The following criteria apply to recommendations or decisions on site plan and design review
applications:
Findings, Conclusions, and Decision
City of Bainbridge Island Hearing Examiner
Bainbridge High School Building 100 Replacement SPR/CUP
No. PLN 51159 SPR/CUP
Page 7 of 16
F. Design Criteria
1. The site plan and design is in conformance with applicable code
provisions and development standards of the applicable zoning
district, unless a standard has been modified as a housing design
demonstration project pursuant to BIMC 2.16.020.S;
2. The locations of the buildings and structures, open spaces,
landscaping, pedestrian, bicycle and vehicular circulation systems
are adequate, safe, efficient and in conformance with the Island-
Wide Transportation Plan;
3. The Kitsap County health district has determined that the site plan
and design meets the following decision criteria:
a. The proposal conforms to current standards regarding domestic
water supply and sewage disposal; or if the proposal is not to be
served by public sewers, then the lot has sufficient area and soil,
topographic and drainage characteristics to permit an on-site
sewage disposal system.
b. If the health district recommends approval of the application
with respect to those items in subsection E.3.a of this section, the
health district shall so advise the director.
c. If the health district recommends disapproval of the application,
it shall provide a written explanation to the director;
4. The city engineer has determined that the site plan and design
meets the following decision criteria:
a. The site plan and design conforms to regulations concerning
drainage in Chapters 15.20 and 15.21 BIMC; and
b. The site plan and design will not cause an undue burden on the
drainage basin or water quality and will not unreasonably interfere
with the use and enjoyment of properties downstream; and
c. The streets and pedestrian ways as proposed align with and are
otherwise coordinated with streets serving adjacent properties; and
d. The streets and pedestrian ways as proposed are adequate to
accommodate anticipated traffic; and
e. If the site will rely on public water or sewer services, there is
capacity in the water or sewer system (as applicable) to serve the
site, and the applicable service(s) can be made available at the site;
and
f. The site plan and design conforms to the “City of Bainbridge
Island Design and Construction Standards,” unless the city
engineer has approved a variation to the road standards in that
document based on his or her determination that the variation
meets the purposes of BIMC Title 18;
Findings, Conclusions, and Decision
City of Bainbridge Island Hearing Examiner
Bainbridge High School Building 100 Replacement SPR/CUP
No. PLN 51159 SPR/CUP
Page 8 of 16
5. The site plan and design is consistent with all applicable design
guidelines in BIMC Title 18, unless strict adherence to a guideline
has been modified as a housing design demonstration project
pursuant to BIMC 2.16.020.S;
6. No harmful or unhealthful conditions are likely to result from the
proposed site plan;
7. The site plan and design is in conformance with the comprehensive
plan and other applicable adopted community plans;
8. Any property subject to site plan and design review that contains a
critical area or buffer, as defined in Chapter 16.20 BIMC,
conforms to all requirements of that chapter;
9. Any property subject to site plan and design review that is within
shoreline jurisdiction, as defined in Chapter 16.12 BIMC,
conforms to all requirements of that chapter;
10. If the applicant is providing privately owned open space and is
requesting credit against dedications for park and recreation
facilities required by BIMC 17.20.020.C, the requirements of
BIMC 17.20.020.D have been met;
11. The site plan and design has been prepared consistent with the
purpose of the site design review process and open space goals.
G. Action of Director. The director may approve, approve with conditions, or
disapprove the application for site plan and design review. Conditions
may be imposed to enable the proposal to meet the standards of the
decision criteria.
BIMC 2.16.040.
Conditional Use Permit
A major conditional use permit is a mechanism by which the city may require
specific conditions on development or the use of land to ensure that designated
uses or activities are compatible with other uses in the same zone and in the
vicinity of the subject property. If imposition of conditions will not make a
specific proposal compatible the proposal shall be denied.
BIMC 2.16.110.A.
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
Findings, Conclusions, and Decision
City of Bainbridge Island Hearing Examiner
Bainbridge High School Building 100 Replacement SPR/CUP
No. PLN 51159 SPR/CUP
Page 9 of 16
2.16.020.Q shall not result in denial of a conditional use permit for the
project; and
b. The conditional use will be served by adequate public facilities
including roads, water, fire protection, sewage disposal facilities and storm
drainage facilities; and
c. The conditional use will not be materially detrimental to uses or
property in the vicinity of the subject property; and
d. The conditional use is in accord with the comprehensive plan and other
applicable adopted community plans, including the Island-Wide
Transportation Plan; and
e. The conditional use complies with all other provisions of the BIMC,
unless a provision has been modified as a housing design demonstration
project pursuant to BIMC 2.16.020.Q; and
f. All necessary measures have been taken to eliminate or reduce to the
greatest extent possible the impacts that the proposed use may have on the
immediate vicinity of the subject property; and
g. Noise levels shall be in compliance with BIMC 16.16.020 and
16.16.040.A; and
h. The vehicular, pedestrian, and bicycle circulation meets all applicable
city standards, unless the city engineer has modified the requirements of
BIMC 18.15.020.B.4 and B.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; and
i. The city engineer has determined that the conditional use meets the
following decision criteria:
i. The conditional use conforms to regulations concerning drainage
in Chapters 15.20 and 15.21 BIMC; and
ii. The conditional use will not cause an undue burden on the
drainage basin or water quality and will not unreasonably interfere
with the use and enjoyment of properties downstream; and
Findings, Conclusions, and Decision
City of Bainbridge Island Hearing Examiner
Bainbridge High School Building 100 Replacement SPR/CUP
No. PLN 51159 SPR/CUP
Page 10 of 16
iii. The streets and pedestrian ways as proposed align with and are
otherwise coordinated with streets serving adjacent properties; and
iv. The streets and pedestrian ways as proposed are adequate to
accommodate anticipated traffic; and
v. If the conditional use will rely on public water or sewer services,
there is capacity in the water or sewer system (as applicable) to
serve the conditional use, and the applicable service(s) can be
made available at the site; and
vi. The conditional use conforms to the “City of Bainbridge Island
Engineering Design and Development Standards Manual,” unless
the city engineer has approved a variation to the road standards in
that document based on his or her determination that the variation
meets the purposes of BIMC Title 17.
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.
BIMC 2.16.110.F.1.
“If no reasonable conditions can be imposed that ensure the application meets the decision
criteria of this chapter, then the application shall be denied.” BIMC 2.16.110.F.2.
The City has determined that the proposal is categorized as an educational facility under BIMC
Table 18.09.020, and must also meet the decision criteria for institutions in residential zones:
1. All sites must front on roads classified as residential suburban, collector,
or arterial on the Bainbridge Island functional road classification map.
2. If the traffic study shows an impact on the level of service, those impacts
have been mitigated as required by the city engineer.
3. If the application is located outside of Winslow study area, the project
shall provide vegetated perimeter buffers in compliance with BIMC
18.15.010.
4. The proposal meets the requirements of the commercial/mixed use design
guidelines in BIMC 18.18.030.C.
Findings, Conclusions, and Decision
City of Bainbridge Island Hearing Examiner
Bainbridge High School Building 100 Replacement SPR/CUP
No. PLN 51159 SPR/CUP
Page 11 of 16
5. The scale of proposed construction including bulk and height and
architectural design features is compatible with the immediately
surrounding area.
6. If the facility will have attendees and employees numbering fewer than 50
or an assembly seating area of less than 50, the director may waive any or
all the above requirements in this subsection E, but may not waive those
required elsewhere in the BIMC.
7. Lot coverage does not exceed 50 percent of the allowable lot coverage in
the zone in which the institution is located, except that 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.
BIMC 2.16.110.G.
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
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
Site Plan and Design Review
1. With conditions, the site plan and design review application meets the criteria for
approval. The City provided reasonable notice for public comment and testimony. The
site plan and design is in conformance with applicable code provisions and development
standards of the R-2.9 zoning district. The proposed building would replace two existing
buildings and would continue to be in conformance with the Island-Wide Transportation
Plan. The City would continue to provide water and sewer service to the site. In
addition, the City Engineer determined that the site plan and design would meet specific
requirements by tying into an existing drainage system and not cause an undue burden on
the drainage basin or water quality or unreasonably interfere with the use and enjoyment
of properties downstream. The project would conform to the City’s Design and
Construction standards.
The City’s Design Review Board reviewed the design guidelines in Title 18 BIMC and
recommended approval with conditions and additional review prior to issuance of a
Findings, Conclusions, and Decision
City of Bainbridge Island Hearing Examiner
Bainbridge High School Building 100 Replacement SPR/CUP
No. PLN 51159 SPR/CUP
Page 12 of 16
building permit. No harmful or unhealthful conditions are likely to result from the
proposed site plan. The City reviewed the project, the Applicant’s Environmental
Checklist, and other information on file. No critical areas were identified. The City
issued an MDNS, with conditions. The MDNS was not appealed. The site plan and
design is in conformance with the comprehensive plan and other applicable adopted
community plans. Conditions are necessary, including those to ensure that the Applicant
complies with the landscape plan and submits a tree unit survey prior to final building
inspection. Findings 1-10, 18.
Conditional Use Permit
2. With conditions, the proposal would meet the major CUP criteria of BIMC
2.16.110.F.1 and .G. The City provided reasonable notice for public comment and
testimony. The City reviewed the project, the Applicant’s Environmental Checklist, and
other information on file. No critical areas were identified. The City issued an MDNS,
with conditions. The MDNS was not appealed. The proposed use would not result in
significant changes to the design, character, or appearance of the area because the BHS is
already located on the property. The BHS campus would continue to be harmonious and
compatible with development in the vicinity. The proposed building replacement would
take place within the interior of the BHS campus. Lot coverage would continue to be less
than 25 percent with the project. The existing perimeter buffer located west of the work
site meets minimum standards, with a forested strip ranging from approximately 25 to
100 feet in width. The City Engineer determined that the proposed use would be
adequately served by public facilities, including roads and water, and that fire protection,
sewage disposal facilities and storm drainage facilities. Storm water treatment
requirements would be addressed at building permit review. The proposed use would be
consistent with the Comprehensive Plan, which allows educational facilities within
residential zones with a CUP. The Applicant would comply with the noise levels
established by the City. The City Engineer determined that the proposed use would meet
the requirement for vehicular circulation on-site. The proposed use complies with all
other provisions of the BIMC. With conditions, 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 property. Because the proposal meets the
CUP criteria, a building height bonus of five feet is also approved.
Conditions are necessary, including those to ensure that the project complies with the
SEPA conditions and that the Applicant obtains all appropriate City permits; complies
with the Fire Code and International Building Code; constructs the project in substantial
conformance with the landscape plan; and demonstrates compliance with storm water
requirements with the submittal of a building permit. Findings 1-8, 11-18.
3. With conditions, the proposal would be meet the additional major CUP criteria of
BIMC 2.16.110.G for institutions in residential zones. The property fronts NE High
School Road, a secondary arterial road. No impacts to traffic were identified that would
Findings, Conclusions, and Decision
City of Bainbridge Island Hearing Examiner
Bainbridge High School Building 100 Replacement SPR/CUP
No. PLN 51159 SPR/CUP
Page 13 of 16
reduce the level of service. The Design Review Board reviewed the proposal and
recommended approval with conditions, including compliance with the City’s
commercial/mixed use design guidelines. The existing buildings are compatible with the
surrounding residential uses. Lot coverage would meet the City code. The existing
perimeter buffer located west of the work site meets minimum standards, with a forested
strip ranging from approximately 25 to 100 feet in width. Conditions are necessary to
ensure the proposed development is consistent with City code requirements and does not
have adverse impacts on surrounding properties. Findings 1-10, 18.
DECISION
Based on the preceding findings and conclusions, the request for approval of a site plan/design
review permit and a major conditional use permit to demolish an existing 41,509 square foot
classroom and a 2,803 square foot music building on the Bainbridge High School campus and to
construct a 35,500 square foot class room building with a building height of 30 feet, located at
9330 NE High School Road, is APPROVED, with the following conditions:3
SEPA Conditions:
1. The limits of clearing and grading shall be clearly marked in the field and inspected by
the Department of Planning and Community Development staff prior to start of any
clearing, grading, or other site work.
2. Dust shall be managed in compliance with WAC 173-400 and Puget Sound Clean Air
Agency –Regulation I, 9.15 (PSCCA Reg). The project proponent or contractor shall
prepare and implement a “Dust Control Plan” in conformance with Department of
Ecology Publication 96-433. Prior to any site activity, the “Dust Control Plan” shall be
submitted to the City and it shall be actively managed for the duration of the project.
Unlawful emissions (see below) shall be corrected immediately and/or dust generating
operations ceased until additional or alternate BMPs can be implemented to maintain
emissions below allowable levels.
"Fugitive dust" means a particulate (especially soil/dirt) emission made airborne by
forces of nature, man's activity, or both, that leaves the subject site. Unlawful emissions
shall generally be defined as emissions leaving the subject property that are visible to an
untrained observer. Where continuous monitoring equipment is used particulate matter
concentrations shall be monitored for 10μm particle (PM10) size. The 24-hr average
PM10 emissions shall not exceed a concentration equivalent to the EPA Air Quality
Index (AQI) of 50 (54μg/m³) and any instantaneous PM10 emissions shall not exceed a
concentration equivalent to an AQI of 100 (154μg/m³).
3 Conditions include both legal requirements applicable to all developments and requirements to mitigate
the specific impacts of this development.
Findings, Conclusions, and Decision
City of Bainbridge Island Hearing Examiner
Bainbridge High School Building 100 Replacement SPR/CUP
No. PLN 51159 SPR/CUP
Page 14 of 16
3. Dangerous wastes from demolition activities shall be properly managed and disposed of
in accordance with state and federal requirements. These include but are not limited to:
a) the “Mercury-Containing Lights – Proper Disposal” law, Chapter 70.275 RCW; b)
evaluation for asbestos, and if identified, removal and disposal in accordance with Puget
Sound Clean Air Agency Regulations; and c) evaluation for lead concentrations to
determine if they exceed dangerous thresholds. If lead-bearing components designate as
hazardous waste, all related debris must be managed appropriately and cannot be
disposed of as municipal trash.
Project Conditions:
4. Except for modifications reflecting compliance with these conditions of approval, the
project shall be in substantial conformance with the site and landscape plans dated
November 21, 2018 (Exhibit 14 and Exhibit 10, page 12).
5. Prior to construction activity, the Applicant shall obtain the appropriate permits from the
City of Bainbridge Island, including but not limited to grading, demolition, and building
permits.
6. All work shall adhere to the City’s seasonal work limitations between October 1 and
April 30 of any year. During this period, no soils shall remain exposed and unworked for
more than two days. From May 1 to September 30, no soils shall remain exposed and
unworked for more than seven days.
7. [deleted]
8. Construction activities shall comply with the noise limitations at BIMC 16.16.020
(maximum environmental noise levels) and BIMC 16.16.025 (limitations in residential
zones).
9. Outdoor lighting shall be installed in accordance with the outdoor lighting standards at
BIMC 18.15.040.
10. A tree unit survey shall be provided prior to final building inspection to ensure that the
designated project area includes at least the same number of tree units after the proposed
redevelopment as it had before the redevelopment. Calculation of tree units shall be
based on BIMC Table 18.15.010-5 for preserved trees, and BIMC 18.15.010.G.5.c for
newly planted trees.
11 The project shall comply with the City of Bainbridge Island (COBI) construction codes
as adopted by Chapter 15.04 BIMC. The Applicant shall consult with the Building
Official to coordinate with design professionals as necessary for this project to ensure
compliance with applicable standards.
Findings, Conclusions, and Decision
City of Bainbridge Island Hearing Examiner
Bainbridge High School Building 100 Replacement SPR/CUP
No. PLN 51159 SPR/CUP
Page 15 of 16
12. The project shall comply with the requirements of the Department of Labor and
Industries (L&I) for Electrical permits. COBI does not issue electrical permits but does
monitor and coordinate electrical approvals with L&I.
13. The project shall comply with the provisions of the International Building Code for fire
separation, fire protection, access, and the application of fire suppression systems as
required by State Building Codes and the City of Bainbridge Island Fire District. The
Applicant shall consult with the Fire District and coordinate with design professionals as
necessary for this project to ensure compliance with applicable standards.
14. The project shall comply with the provisions of the International Building Code, Chapter
11 and ANSI 117.1 2009 for the application of accessibility and accessible features,
including but not limited to parking, path of travel, entry and egress components and
interior features and restrooms.
15. Application for all demolition is required to be submitted to the Puget Sound Clean Air
Agency prior to issuance of a COBI building demolition permit.
16. All demolition shall be documented with a minimum 8.5 x 11 drawing showing the
location of structures to be demolished including footprint and setbacks from all property
lines and utilities as currently installed.
17. The proposed project shall comply with all applicable provisions of the adopted Fire
Code.
18. The proposed Fire Lane shall be a minimum 20’ width. Bollard placement along the lane
shall be verified with the Fire Department prior to installation.
19. Shop classroom uses such as spray painting, woodworking operations (dust collection),
hazardous materials handling, etc., shall be subject to applicable Fire Code standards.
20. The fire alarm system shall be networked to the 200 building and annunciate there.
21. The sprinkler design PSI available shall be verified with the Fire Department prior to
installation.
22. The raku kiln shall be setback a minimum of 25’ from any structure.
23. With the submittal of the building permit, the Applicant shall demonstrate how storm
water will be handled in conformance with current Chapter 15.20 BIMC regulations.
Findings, Conclusions, and Decision
City of Bainbridge Island Hearing Examiner
Bainbridge High School Building 100 Replacement SPR/CUP
No. PLN 51159 SPR/CUP
Page 16 of 16
24. Low-impact development methods for stormwater management shall be incorporated into
the site to the maximum extent feasible.
25. [deleted]
26. Prior to building permit issuance, a binding commitment letter for water and sewer
availability is required.
27. The land use permits shall automatically expire and become void if the Applicant fails to
apply for a building permit or other necessary development permit within three years of
the effective date of the permit unless the Applicant has received an extension for the
permit.
28. Any increase of water supply fixture units or placement of fixtures in the building resulting
in an increase in water pressure demand or flow shall require analysis at the building permit
stage to ensure adequate domestic water service pressure is met.
Originally issued May 7, 2019.
Re-issued with corrections, this 10th day of May 2019.
THEODORE PAUL HUNTER
Hearing Examiner
Sound Law Center
EXHIBIT LIST
Name App: Bainbridge High School Building 100 Replacement
PLN# 51159 CUP SPR
Staff Contact: David Greetham, Public Hearing: 4/25/19
Senior Planner City Hall – Council Chambers
City of Bainbridge Island Hearing Examiner
NO. DOCUMENT DESCRIPTION DATE
1 Staff Report 4/18/19
2 Application 11/21/18
3 Environmental (SEPA) Checklist 11/16/18
4 Notice of Complete Application 12/19/18
5 Notice of Application with SEPA comment period and hearing date 1/11/19
6 Public Meeting Sign, Mailing List, Affidavit of Publication, and Certificate of Posting Affidavit:
1/11/19,
Certificate:
1/17/19
7 Notice of Mitigated Determination of Nonsignificance (MDNS) 3/22/19
8 Planning Commission Recorded Motion 4/11/19
9 Drawing Set Excerpts 11/21/18
10 Applicant Power Point Presentation Admitted
04/25/19
11 Planner Power Point Presentation Admitted
04/25/19
12 Memo to Planner from Peter Corelis, COBI Development Engineer (dated 04/24/19) Admitted
04/25/19
13 Design Review Board Minutes 12/17/2018 Admitted
04/25/19
14 Detailed Landscape Plan Admitted
04/25/19
15
EXHIBIT LIST
Name App: Bainbridge High School Building 100 Replacement
PLN# 51159 CUP SPR
Staff Contact: David Greetham, Public Hearing: 4/25/19
Senior Planner City Hall – Council Chambers
City of Bainbridge Island Hearing Examiner
NO. DOCUMENT DESCRIPTION DATE
A Staff Report 4/18/19
B Application 11/21/18
C Environmental (SEPA) Checklist 11/16/18
D Notice of Complete Application 12/19/18
E Notice of Application with SEPA comment period and hearing date 1/11/19
F Public Meeting Sign, Mailing List, Affidavit of Publication, and Certificate of Posting Affidavit:
1/11/19,
Certificate:
1/17/19
G Notice of Mitigated Determination of Nonsignificance (MDNS) 3/22/19
H Planning Commission Recorded Motion 4/11/19
I Drawing Set Excerpts 11/21/18
J
K
L
M
N
O
P
Q
R
S
T
U
V
W
X
ATTACHMENT A
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 1 of 18
Prepared by David Greetham, Senior City Planner
April 18, 2019
Request: Site Plan and Design Review (SPR), PLN51159 SPR
Conditional Use Permit (CUP), PLN51159 CUP
Owner: Bainbridge School District
Location: Bainbridge High School, 9330 NE High School Road, Bainbridge Island
Tax Parcel: 222502-4-032-2008
Part I: Description of Proposal and Recommendation
1. Description of Proposal: Demolish and replace existing Building 100 on the Bainbridge High
School Campus. Site work includes demolition of an existing 41,509 sq. ft. classroom and
assembly building and a 2,803 sq. ft. music building, and construction of a new 35,500 sq. ft.
classroom building. A building height of 30 feet is proposed, utilizing the five-foot height bonus
that may be allowed for nonresidential uses under a Conditional Use Permit.
The proposed site work, including new building footprint, will occur in a 2.5-acre work area
within the westerly interior of the existing high school campus. The project is part of a phased
plan to replace deficient school district buildings and lies immediately north of Building 200
which was replaced in the mid-2000s. The proposal does not increase student capacity and is
not anticipated to result in increased average daily traffic trips.
The Site Plan and Design Review and Conditional Use Permit are being reviewed under
“consolidated project review” in accordance with BIMC 2.16.170. Minor (primarily interior)
renovations to extant campus buildings to accommodate programs displaced by the Building
100 demolition are being reviewed under separate Tenant Improvement permits.
2. Environmental Review: In accordance with WAC 197-11-355, the Optional DNS SEPA process was
utilized. A Mitigated Determination of Nonsignificance was issued on March 22, 2019. No SEPA
comments or appeals were received.
3. Staff Recommendation: APPROVAL, with conditions.
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 2 of 18
Figure 1 – Project Limits and Site Plan
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 3 of 18
Part II: General Information and Site Characteristics
Basic Information
Zoning District R-2.9
Gross Site Area 2.5-acre work area within the 73.75-acre Bainbridge School District multi-
use campus
Soils and Terrain Developed site underlain by Glacial Till. The site is generally flat with
moderate slopes toward access and parking areas to the north and west.
Critical Areas N/A
Shoreline Designation N/A
Existing Development Developed high school campus in SW area of overall 73.75-acre lot
Public Services and Utilities
Police City of Bainbridge Island Police Department
Fire Bainbridge Island Fire District
Schools Bainbridge Island School District
Water COBI Water Service Area
Sewer COBI Sewer Service Area
Storm Drainage Tying into existing drainage system with planned upgrades for water quality
treatment
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 4 of 18
Figure 2 – Vicinity Map, Surrounding Zoning and Project Site
Vicinity Map
Building 100
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 5 of 18
Part III: Application Background
Date Action Summary
June 18, 2019 Design Review Board (DRB) 1st
Meeting
Preliminary conceptual review and discussion.
DRB received high-level overview and asked
general questions about the project.
June 19, 2018 Preapplication Meeting Permit process determined, including
Conditional Use Permit and Site Plan and
Design Review for replacement building.
Determined to be exempt from development
moratorium as educational facility.
July 30, 2018 Preapplication Letter Sent Summary of permit process and fees
August 20, 2018 DRB 2nd Meeting Detailed design review and discussion. DRB
made comments relative to applicable design
guidelines and requested information regarding
proposal to relocate existing veteran’s memorial
adjacent to building.
September 24, 2018 Public Participation Meeting Meeting was lightly attended with six attendees
(not including School District staff/Board
members). Questions centered around new
building design and plans for relocation of
certain activities to extant campus buildings
(e.g. future theater use in Building 200).
November 5, 2018 DRB 3rd Meeting Reviewed final building design; requested
landscape plan to mitigate visual effect of east
building wall. Indicated likely approval following
receipt of landscape plan and update on
veteran’s memorial relocation.
November 21, 2018 Application submitted Master Land Use Application and associated
fees submitted for concurrent SPR/CUP review
December 17, 2018 DRB 4th Meeting Approved Site Plan with two comments
December 19, 2018 Determination of Completeness Application deemed complete
April 11, 2019 Planning Commission Meeting Public meeting to review project
April 25, 2019 Public Hearing Public Hearing – Hearing Examiner Review
Part IV: Comprehensive Plan Goals and Policies
Elements Goals and Policies
Background/
Findings
The Comprehensive Plan designation for the school campus is Semi-Urban -2.9. The
implementing zoning regulations allow for educational facilities as a conditional use.
Staff finds that the proposed redevelopment is in compliance with applicable
Comprehensive Plan policies, including the key policies summarized in this section.
Background: In addition to its own capital facilities planning, the City coordinates
with special districts (e.g. parks, fire and schools) to ensure they are using the same
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 6 of 18
Capitol
Facilities
Element
land use designations and population forecasts for their capital facilities plans. The
City’s Comprehensive Plan adopts each special district Capital Facilities Plan by
reference, including the Bainbridge Island School District 2014-2020 Capital Facilities
Plan (October 2014).
Chapter 5 (Facility Assessment) of the District Plan identifies the BHS 100 Building as
one of four buildings to receive poor ratings in a 2014 evaluation of each school
facility based on state standards. The report found that the existing 49-year old
building does not comply with current building codes, and basic infrastructure
requires significant repairs or needs to be replaced. It was also determined that the
deficient facilities do not support many current educational program needs (e.g.
electrical systems to support educational technology, etc.).
The 2014 plan identified the likelihood of a capitol bond proposal to rectify key
facility needs, which did occur and subsequently resulted in School Board approval
to proceed with design and permitting of the Building 100 replacement.
Policy CF 1.5 (COBI Plan): Give priority consideration to projects that:
• Are required to comply with State or Federal law.
• Implement the Comprehensive Plan.
• Are needed to meet concurrency requirements for growth management.
• Are already initiated and to be completed in subsequent phases.
• Renovate existing facilities to remove deficiencies or allow their full use, and
preserve the community’s prior investment or reduce maintenance and
operating costs.
• Replace worn-out or obsolete facilities.
• Are substantially funded through grants or other outside funding.
• Address public hazards.
Environmental
Element
Policy EN-4.1: Employ conservation design methods and principles such as low
impact development techniques for managing storm and waste water, green building
materials, high-efficiency heating and lighting systems.
Utilities
Element
Policy U 12.2: Within public sewer system service areas, new construction should
provide for eventual connection to public sewer systems.
Storm and Surface Water – Goal U-13: Manage stormwater runoff to protect life,
property and habitat from flooding and erosion; to channel runoff to minimize
impacts to daily activities; to protect the quality of groundwater, surface water, and
the waters of Puget Sound; and to provide recharge of groundwater where
appropriate.
Policy U 13.2: Require new development to provide both on-site and off-site
improvements necessary to avoid adverse water quality and quantity impacts.
Policy U 13.5: Minimize disruption and/or degradation of natural drainage systems,
minimize impervious areas by restricting site coverage, and encourage site
permeability by retaining natural vegetation and buffers, and specifying use of
permeable materials.
Policy U 14.8: Encourage new development to integrate environmentally responsible
and innovative energy systems.
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 7 of 18
Part V: Public Notice, Public Comments, and Agency Comments
1. Public Notice
Date Action Summary
January 11, 2019 Notice of Application/SEPA
Comment Period/Hearing Published
30-Day Comment Period
No Comments Received
March 22, 2019 SEPA Determination issued (MDNS) 14-Day Appeal Period
No Appeals Received
2. Public Comments
Summary of Comment City Response
No comments received NA
3. Agency Comments
Date Agency Summary of Comment
June 5, 2018 Kitsap Public Health
District (KPHD)
KPHD had no comments on proposed project
June 20, 2018 Bainbridge Fire
Department
Comments and conditions provided via the pre-application
process.
December 17,
2018
Design Review Board
(DRB)
The Board recommended approval with two comments:
• DRB is in agreement with locating the (veteran’s)
memorial at one of two proposed locations, near the east
wall of Bldg. 100 or at the end of the walk near the
stadium. Both are acceptable locations.
• DRB appreciates the added landscaping and trees to help
break up the east wall of Bldg. 100. While this is
acceptable and part of the site plan approval, DRB would
encourage the applicant to consider exploring building
textures to further articulate the wall and make it more
interesting.
February 20, 2019 COBI Building Official Conditions provided regarding compliance with building
code and procedures for demolition of existing building.
On-going via
building review
COBI Public Works -
Engineering
Conditions regarding stormwater management for new and
replaced hard surfaces.
April 11, 2019 Planning Commission Recommendation of approval by unanimous vote.
Part VI: Land Use Code Analysis
1. BIMC Title 18 Zoning
a. BIMC 18.09 Use Regulations
Proposed Use Use Standards
Educational Facility Conditional Use in the R-2.9 district
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 8 of 18
b. BIMC 18.12 Dimensional Standards
Dimensional Standards Required/Allowed Proposed
Lot Coverage 25% (73.75-acre parcel = 803,137 sq.
ft. total allowed across entire lot).
Existing lot coverage is estimated at
approximately 12%, in compliance
with the allowable coverage.
Approximate 9000 sq. ft.
reduction. Following demolition of
approximately 44,300 sq. ft., the
redeveloped building will cover
approximately 35,500 sq. ft.
Front Yard Setback 25 feet Exceeds setback; separated from
High School Road by existing 200
Building
Rear Setback 15 feet Exceeds setback; separated from
rear line by existing athletic
stadium.
Side Yard Setbacks 5 foot minimum, 15-foot total Exceeds setbacks: 315 feet from
west line; separated from east line
by existing 400/500 buildings.
Building Height
25 feet maximum, plus five foot-
bonus for nonresidential uses if
conditional use permit (CUP)
conditions are met. The CUP criteria
don’t contain height-specific
regulations but do address
compatibility with surrounding uses.
30 feet, utilizing allowable five-
foot bonus for nonresidential uses
at BIMC Table 18.12.020-2. Staff is
recommending approval of height
bonus as CUP criteria are met.
c. BIMC 18.15 Development Standards and Guidelines
i. BIMC 18.15.010 – Landscaping, Screening, Tree Retention, Protection and Replacement
Landscape Requirements Required/Allowed Proposed
Tree Units 40 tree units per acre, or at least the
same number of tree units after the
proposed redevelopment as it had
before the redevelopment.
The project area occurs in a
heavily developed interior portion
of the school campus, with a
limited number of trees in the
landscaped areas adjacent to the
existing 100 Building. The
landscape plan retains existing
trees where feasible, removes six
non-landmark trees, and adds 12
new trees, including along the
east building facade in response to
DRB comments. New landscape
planting beds are planned in
multiple areas around the
building, replacing existing grass in
some areas. Native vegetation will
be installed in the two planned
stormwater biofiltration facilities.
The project is conditioned such
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 9 of 18
that it will have at least the same
number of tree units after
redevelopment as it had prior to
redevelopment.
Perimeter Buffer 20’ partial screen No change – proposed work area
is in campus interior and
separated from existing perimeter
buffer by school access and
parking areas to west, and other
campus facilities on north, east
and south. The existing forested
perimeter buffer on the westerly
property line varies in width from
approximately 25 feet to 100 feet.
Roadside Buffer 25’ partial screen/15’ minimum No change – proposed work area
is in campus interior and
separated from road(s) by existing
campus buildings.
ii. BIMC 18.15.020 – Parking and Loading
Parking Requirements Required/Allowed Proposed
On-Street Parking
Disabled Access Parking
N/A – no increase in student
capacity proposed
N/A
Off-Street Parking N/A – no increase in student
capacity proposed. (1 space per 10
students and 1 space per employee
required for new projects.)
Redevelop and stripe existing
parking areas immediately north
of 100 Building; no net change in
parking proposed due to no
change in student capacity.
iii. BIMC 18.15.030 – Mobility and Access
iv. BIMC 18.15.040 – Outdoor Lighting
v. BIMC 18.15.050 – Signs
Mobility Requirements Required/Allowed Proposed
Bicycle Spaces N/A – no increase in student capacity
proposed. (1 space per 5 parking
spots, a minimum of 4 spaces per
parking lot required for new
projects.)
Retain existing facilities – no
change in student capacity.
Lighting Requirements Required/Allowed Proposed
Outdoor Lighting Compliance with outdoor lighting
standards at BIMC 18.15.040.
Outdoor lighting to be installed in
compliance with code.
Sign Requirements Required/Allowed Proposed
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 10 of 18
d. BIMC 18.18 Design Standards and Guidelines
Design Guidelines Requirements
Commercial and Mixed-
Use Projects
The Design Review Board reviewed applicable Design Guideline Checklists
and recommended approval with two comments (see Agency Comments
above) Business/Industrial
(formerly Light
Manufacturing)
Part VII: Decision Criteria
1. BIMC 2.16.040 Site Plan and Design Review
The director and planning commission shall base their respective recommendations or decisions
on site plan and design review applications on the following criteria:
Decision Criteria City Analysis and Findings
1. The site plan and design is in conformance
with applicable code provisions and
development standards of the applicable
zoning district, unless a standard has been
modified as a housing design demonstration
project pursuant to BIMC 2.16.020.S;
As conditioned, the site plan and design is in
conformance with the Bainbridge Island
Municipal Code (BIMC) and standards of the R-
2.9 zoning district.
2. The locations of the buildings and structures,
open spaces, landscaping, pedestrian, bicycle
and vehicular circulation systems are
adequate, safe, efficient and in conformance
with the Island-Wide Transportation Plan;
As conditioned, the location of the building, open
spaces, landscaping, pedestrian, bicycle and
vehicular circulation systems are adequate, safe,
efficient and in conformance with the Island-
Wide Transportation Plan. The proposal includes
redevelopment within a 2.5-acre portion of the
overall 73.5-acre school district parcel. The
replacement building will be in the same location
as the existing building, but slightly smaller in size
with no proposed increase in student population.
Existing perimeter landscaping, pedestrian,
bicycle and vehicular circulation systems will
remain in place.
3. The Kitsap County health district has
determined that the site plan and design
meets the following decision criteria:
a. The proposal conforms to current
standards regarding domestic water supply
and sewage disposal.
The school campus is currently served by City
sewer and water. The Kitsap Public Health
District reviewed and had no comments on the
proposal.
4. The city engineer has determined that the
site plan and design meets the following
decision criteria:
a. The site plan and design conforms to
regulations concerning drainage in
As conditioned, the City engineer has determined
that the site plan and design meets the decision
criteria. The applicant proposes to tie into the
existing drainage system and comply with the
2014 Ecology Stormwater Manual minimum
Signs NA – building is in campus interior No signs proposed
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 11 of 18
Chapters 15.20 and 15.21 BIMC; and
b. The site plan and design will not cause an
undue burden on the drainage basin or
water quality and will not unreasonably
interfere with the use and enjoyment of
properties downstream; and
c. The streets and pedestrian ways as
proposed align with and are otherwise
coordinated with streets serving adjacent
properties; and
d. The streets and pedestrian ways as
proposed are adequate to accommodate
anticipated traffic; and
e. If the site will rely on public water or sewer
services, there is capacity in the water or
sewer system (as applicable) to serve the
site, and the applicable service(s) can be
made available at the site; and
f. The site plan and design conforms to the
“City of Bainbridge Island Design and
Construction Standards,” unless the city
engineer has approved a variation to the
road standards in that document based on
his or her determination that the variation
meets the purposes of BIMC Title 18.
requirements for new and replaced hard
surfaces, and land disturbance areas. The current
street and pedestrian circulation system for the
High School campus will remain unchanged with
the exception of new walkways around the
replacement building. No new traffic trips are
planned; no new impacts to existing streets and
pedestrian ways are anticipated. The property is
currently served by City sewer and water and the
and the replacement structure is not anticipated
to result in an increase in student population or
service demand. The proposal conforms to the
“City of Bainbridge Island Design and
Construction Standards”; the City Engineer has
not required road improvements due to no
change in traffic trips.
5. The site plan and design is consistent with all
applicable design guidelines in BIMC Title 18,
unless strict adherence to a guideline has
been modified as a housing design
demonstration project pursuant to BIMC
2.16.020.S;
The Design Review Board reviewed the applicable
Design Guideline Checklists (Commercial and
Mixed-Use and Business/Industrial) and
recommended approval with two comments,
including a nonmandatory suggestion for the
applicant’s consideration during final design of
the building exterior.
6. No harmful or unhealthful conditions are
likely to result from the proposed site plan;
As conditioned, no harmful or unhealthful
conditions are likely to result from the proposed
development.
7. The site plan and design is in conformance
with the Bainbridge Island Comprehensive
Plan and other applicable adopted
community plans;
As conditioned, the proposed development is in
conformance with the Bainbridge Island
Comprehensive Plan. No local community plans
have been adopted for the High School campus.
8. Any property subject to site plan and design
review that contains a critical area or buffer,
as defined in Chapter 16.20 BIMC, conforms
to all requirements of that chapter;
The proposed work area doesn’t contain any
critical areas or buffers.
9. Any property subject to site plan and design
review that is within shoreline jurisdiction, as
defined in Chapter 16.12 BIMC, conforms to
all requirements of that chapter;
The property is not within shoreline jurisdiction.
10. If the applicant is providing privately owned No privately owned open space is proposed.
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 12 of 18
open space and is requesting credit against
dedications for park and recreation facilities
required by BIMC 17.20.020.C, the
requirements of BIMC 17.20.020.D have been
met;
11. The site plan and design has been prepared
consistent with the purpose of the site design
review process and open space goals.
The site plan and design has been prepared
consistent with the purpose of the site design
review process and has received a
recommendation of approval from the Design
Review Board. An overall reduction in lot
coverage is proposed. Redevelopment includes
new landscape planting beds and vegetated
stormwater biofiltration facilities.
2. BIMC 2.16.110 Major Conditional Use Permit
A conditional use may be approved with conditions if (includes additional criteria #s 11-17 for
institutional uses in residential zones):
Decision Criteria City Analysis and Findings
1. 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;
Building 100 occurs within the existing school
campus. The proposed redevelopment is part
of a phased upgrade of deficient and outdated
school district buildings, and is harmonious and
compatible in design, character and
appearance with the intended character of the
school campus. The proposed building lies
immediately north of the 200 building, which
was similarly redeveloped via a Conditional Use
Permit in the mid-2000s. A single architectural
firm was retained for both projects, providing
for coordinated design of redevelopment
activities.
2. The conditional use will be served by adequate
public facilities including roads, water, fire
protection, sewage disposal facilities and storm
drainage facilities;
The proposed redevelopment will continue to
utilize existing public facilities including roads,
fire protection City water and sewer, and storm
drainage facilities in compliance with
Department of Ecology Stormwater Manual
standards.
3. The conditional use will not be materially
detrimental to uses or property in the vicinity of
the subject property.
The conditional use is a continuation of the
existing site use as an educational facility, and
as conditioned is not anticipated to be
materially detrimental to uses or property in
the vicinity of the subject property. The current
use is not expanding, and all perimeter buffers
between the school site and the Commodore
Lane development to the west will be retained.
Demolition of the existing building is
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 13 of 18
conditioned for management of dust and any
hazardous materials that may be encountered.
Noise, lighting and tree retention standards will
continue to apply to the redeveloped site.
4. 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 in accord with the
Comprehensive Plan, including the Capital
Facilities element which adopts the School
District Capital Facilities Plan (CFP) by
reference. The School District CFP identified the
existing 100 Building as one of four deficient
and substandard buildings in a 2014 survey of
school district facilities. The proposed
redevelopment does not increase student
capacity, thus will continue to rely on the
existing transportation circulation system with
no planned upgrades.
5. 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 conditioned, the conditional use complies
with all other provisions of the BIMC.
6. 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;
In addition to retention of all existing perimeter
buffer vegetation between the high school
campus and the adjacent Commodore Lane
development to the west, demolition of the
existing building is conditioned for
management of dust and any hazardous
materials that may be encountered. Noise,
lighting and tree retention standards will
continue to apply to the redeveloped site.
7. Noise levels shall be in compliance with BIMC
16.16.020 and 16.16.040.A;
The proposal is conditioned for compliance
with BIMC noise standards.
8. 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 has determined that the
vehicular, pedestrian, and bicycle circulation
meets all applicable city standards and will not
require upgrades as an increase in student
capacity is not proposed.
9. The city engineer has determined that the
conditional use meets the following decision
criteria:
i. The conditional use conforms to
regulations concerning drainage in
Chapters 15.20 and 15.21 BIMC;
ii. The conditional use will not cause an
undue burden on the drainage basin or
water quality and will not unreasonably
interfere with the use and enjoyment of
properties downstream;
The city engineer has determined that the
conditional use meets the applicable decision
criteria. Site redevelopment activities, including
new and disturbed hard surfaces, will comply
with the Stormwater Manual. The existing
drainage system will be utilized upon
completion of the replacement building.
Existing streets and pedestrian ways have been
deemed adequate as increases in student
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 14 of 18
iii. The streets and pedestrian ways as
proposed align with and are otherwise
coordinated with streets serving
adjacent properties;
iv. The streets and pedestrian ways as
proposed are adequate to
accommodate anticipated traffic;
v. If the conditional use will rely on public
water or sewer services, there is
capacity in the water or sewer system
(as applicable) to serve the conditional
use, and the applicable service(s) can
be made available at the site;
vi. The conditional use conforms to the
“City of Bainbridge Island Engineering
Design and Development Standards
Manual,” unless the city engineer has
approved a variation to the road
standards in that document based on
his or her determination that the
variation meets the purposes of BIMC
Title 17.
capacity or average daily traffic trips are not
anticipated to occur as a result of the building
replacement. The replacement building will
continue to rely on city water and sewer
service as provided to the current 100 building.
The conditional use conforms to the “City of
Bainbridge Island Engineering Design and
Development Manual” in that no road
upgrades are required for the replacement
building.
10. 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.
Not applicable to educational facilities.
11. All sites must front on roads classified as
residential suburban, collector, or arterial on the
Bainbridge Island functional road classification
map.
The High School campus fronts on High School
Road which is classified as a secondary arterial.
The redevelopment occurs within the interior
of the campus, and does not change or expand
the pre-existing use.
12. If the traffic study shows an impact on the level
of service, those impacts have been mitigated
as required by the city engineer.
As no increase in student capacity is proposed,
a traffic study was not required by the City
Engineer.
13. 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 current perimeter buffer located west of
the work site meets minimum standards, with a
forested strip ranging from approximately 25’ -
100’ in width. The proposed work area occurs
within the interior of the campus and is
separated from the perimeter buffer by access
and parking areas.
14. The proposal meets the requirements of the
commercial/mixed use design guidelines in
BIMC 18.18.030.C.
The proposal has been reviewed and
recommended for approval by the DRB,
including compliance with the
commercial/mixed use design guidelines.
15. The scale of proposed construction including
bulk and height and architectural design
features is compatible with the immediately
surrounding area.
Building 100 occurs within a cluster of four
relatively large campus buildings. The School
District has retained the architectural firm that
designed the 200 Building redevelopment
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 15 of 18
immediately to the south. Similar to the
existing building to be demolished, the
replacement building is designed to be
compatible with the bulk and height of other
buildings in the cluster, while still retaining
design features necessary for the intended use.
16. 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.
Not applicable - attendees and employees will
exceed 50.
17. 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 school campus exists on a single 73.75-acre
multi-purpose parcel. Existing overall lot
coverage is estimated at approximately 12
percent, less than the allowable 25 percent for
public schools in the R-2.9 zone. No special
conditions are required to limit the lot
coverage to mitigate use impacts. The use is
existing, and the proposed redevelopment
activity will result in a net reduction in lot
coverage of approximately 9000 sq. ft.
Part VIII: Attachments
1. Site Plans
2. SEPA Checklist
3. Applicant summary Conditional Use Permit and Site Plan Review
4. Design Guideline Checklists
5. Planning Commission Minutes April 2019 [Placeholder]
Part IX: Conclusions
1. The Conditional Use Permit and Site Plan and Design Review applications are properly before
the Hearing Examiner as a consolidated project review in accordance with BIMC 2.16.170.
2. The applications have been noticed in accordance with noticing procedures in the BIMC.
3. The proposal is consistent with the Bainbridge Island Comprehensive Plan, including the Capital
Facilities element which adopts the Bainbridge Island School District 2014-2020 Capital Facilities
Plan by reference.
4. The proposal meets the applicable Conditional Use Permit and Site Plan and Design Review
criteria, including the allowable five-foot height bonus at BIMC Table 18.12.020-2.
Part X: Recommendation and Conditions of Approval
Staff recommends approval in accordance with the following conditions:
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 16 of 18
SEPA Conditions:
1. The limits of clearing and grading shall be clearly marked in the field and inspected by the
Department of Planning and Community Development staff prior to start of any clearing,
grading, or other site work.
2. Dust shall be managed in compliance with WAC 173-400 and Puget Sound Clean Air Agency –
Regulation I, 9.15 (PSCCA Reg). The project proponent or contractor shall prepare and
implement a “Dust Control Plan” in conformance with Department of Ecology Publication 96-
433. Prior to any site activity, the “Dust Control Plan” shall be submitted to the City and it shall
be actively managed for the duration of the project. Unlawful emissions (see below) shall be
corrected immediately and/or dust generating operations ceased until additional or alternate
BMPs can be implemented to maintain emissions below allowable levels.
"Fugitive dust" means a particulate (especially soil/dirt) emission made airborne by forces of
nature, man's activity, or both, that leaves the subject site. Unlawful emissions shall generally be
defined as emissions leaving the subject property that are visible to an untrained observer.
Where continuous monitoring equipment is used particulate matter concentrations shall be
monitored for 10μm particle (PM10) size. The 24-hr average PM10 emissions shall not exceed a
concentration equivalent to the EPA Air Quality Index (AQI) of 50 (54μg/m³) and any
instantaneous PM10 emissions shall not exceed a concentration equivalent to an AQI of 100
(154μg/m³).
3. Dangerous wastes from demolition activities shall be properly managed and disposed of in
accordance with state and federal requirements. These include but are not limited to: a) the
“Mercury-Containing Lights – Proper Disposal” law, Chapter 70.275 RCW; b) evaluation for
asbestos, and if identified, removal and disposal in accordance with Puget Sound Clean Air
Agency Regulations; and c) evaluation for lead concentrations to determine if they exceed
dangerous thresholds. If lead-bearing components designate as hazardous waste, all related
debris must be managed appropriately and cannot be disposed of as municipal trash.
Project Conditions:
General
4. Except for modifications reflecting compliance with these conditions of approval, the project
shall be in substantial conformance with the site and landscape plans dated November 21, 2018.
5. Prior to construction activity, the applicant shall obtain the appropriate permits from the City of
Bainbridge Island, including but not limited to grading, demolition, and building permits.
6. All work shall adhere to the City’s seasonal work limitations between October 1 and April 30 of
any year. During this period, no soils shall remain exposed and unworked for more than two
days. From May 1 to September 30, no soils shall remain exposed and unworked for more than
seven days.
7. Prior to construction, a temporary erosion and sedimentation control plan (TESCP) shall be
submitted and approved by the City. Construction shall be restricted to the dates occurring
between May 1 and September 30 unless a wet weather erosion control plan is submitted and
approved by the City prior to construction.
8. Construction activities shall comply with the noise limitations at BIMC 16.16.020 (maximum
environmental noise levels) and BIMC 16.16.025 (limitations in residential zones).
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 17 of 18
9. Outdoor lighting shall be installed in accordance with the outdoor lighting standards at BIMC
18.15.040.
10. A tree unit survey shall be provided prior to final building inspection to ensure that the
designated project area includes at least the same number of tree units after the proposed
redevelopment as it had before the redevelopment. Calculation of tree units shall be based on
BIMC Table 18.15.010-5 for preserved trees, and BIMC 18.15.010.G.5.c for newly planted trees.
Building
11. The project shall comply with the City of Bainbridge Island (COBI) construction codes as adopted
by the BIMC, Chapter 15.04. The applicant shall consult with the Building Official to coordinate
with design professionals as necessary for this project to ensure compliance with applicable
standards.
12. The project shall comply with the requirements of the Department of Labor and Industries (L&I)
for Electrical permits. COBI does not issue electrical permits but does monitor and coordinate
electrical approvals with L&I.
13. The project shall comply with the provisions of the International Building Code for fire
separation, fire protection, access and the application of fire suppression system/s as required
by State Building Code/s and the City of Bainbridge Island, fire district. The applicant shall
consult with the Fire District and coordinate with design professionals as necessary for this
project to ensure compliance with applicable standards.
14. The project shall comply with the provisions of the International Building Code, Chapter 11 and
ANSI 117.1 2009 for the application of accessibility and accessible features, including but not
limited to parking, path of travel, entry and egress components and interior features and
restrooms.
15. Application for all demolition is required to be submitted to the Puget Sound Clean Air Agency
prior to issuance of a COBI building demolition permit.
16. All demolition shall be documented with a minimum 8.5 x 11 drawing showing the location of
structures to be demolished including footprint and setbacks from all property lines and utilities
as currently installed.
Fire
17. The proposed project shall comply with all applicable provisions of the adopted Fire Code.
18. The proposed Fire Lane shall be a minimum 20’ width. Bollard placement along the lane shall be
verified with the Fire Department prior to installation.
19. Shop classroom uses such as spray painting, woodworking operations (dust collection),
hazardous materials handling, etc. shall be subject to applicable Fire Code standards.
20. The fire alarm system shall be networked to the 200 building and annunciate there.
21. The sprinkler design PSI available shall be verified with the Fire Department prior to installation.
22. The raku kiln shall be setback a minimum of 25’ from any structure.
Public Works
23. With the submittal of the building permit, the applicant shall demonstrate how storm water will
be handled in conformance with current BIMC 15.20 regulations.
BHS Building 100 Replacement – PLN51159 SPR/CUP Page 18 of 18
24. Low impact development methods for stormwater management shall be incorporated into the
site to the maximum extent feasible.
25. DOE Stormwater Manual Minimum requirements #1-5 will apply to new hard surfaces, and
minimum requirements #1-9 will apply to new hard surfaces converted from vegetation areas.
26. Prior to building permit issuance, a binding commitment letter for water and sewer availability is
required.
Time Limits of Approval
27. The land use permits shall automatically expire and become void if the applicant fails to apply
for a building permit or other necessary development permit within three years of the effective
date of the permit unless the applicant has received an extension for the permit.
ATTACHMENT B
ATTACHMENT C
ATTACHMENT D
ATTACHMENT E
NOTICE OF APPLICATION/SEPA COMMENT PERIOD/HEARING
The City of Bainbridge Island has received a Master Land Use Permit Application for the following project. The public has the
right to review contents of the official file, provide written comments, participate in any public meetings or hearings, and
request a copy of the decision. This notice is posted at the project site, in City Hall kiosks, the City of Bainbridge Island
website, mailed to property owners within 500 feet of any boundary of the subject property and including any property
within 500 feet of any contiguous property in the applicant’s ownership and published in the Bainbridge Island Review.
PROJECT DESCRIPTION:
Demolish existing 41,509 sf classroom and assembly building (existing 100 Building).
Demolish existing 2,803 sf music building. Construct new 35,000 sf classroom building.
Improvements to 2.5 acres of site area, including building footprint. Minor renovations to
extant building to accommodate programs displaced by demolition.
PROJECT NAME: BHS Bld 100 Replacement CUP/SPR
PROJECT NUMBER: PLN51159 CUP/SPR
PERMIT TYPE: Conditional Use Permit / Site Plan Review
TAX PARCEL: 22250240032008
PROJECT SITE: Building 100, Bainbridge High School Campus,
9330 NE High School Rd
DATE SUBMITTED: November 21, 2018
DATE COMPLETE: December 19, 2018
DATE NOTICED: January 11, 2019
COMMENT PERIOD: January 11, 2019 – January 25, 2019
Comments must be submitted no later than 4:00pm on Friday, January 25, 2019.
Public comments may be mailed, emailed or personally delivered to the City using the staff
name and contact information provided on this notice. The public comment period for this
application is 14 days and the City will not act on the application nor make a threshold
determination until the comment period has ended. Any person may comment on the
proposed application, request notice of and participate in the public hearing and request a
copy of the decision. Only those persons who submit written comments pr ior to the decision
or participate in the public hearing will be parties of record and only parties of record will
have the right to appeal.
STAFF CONTACT: David Greetham, Senior Planner
pcd@bainbridgewa.gov or 206-780-3765
DATE OF HEARING: April 11, 2019 at 10:00 AM (tentative)
This is a tentative date only. Please go to the City website at bainbridgewa.gov and search
'Project Hearing Schedule' to view any updates on the date/time of the hearing. Hearings are
held at Bainbridge Island City Hall, Council Chambers, 280 Madison Aven ue North, Bainbridge
Island.
PROJECT DOCUMENTS: https://ci-bainbridgeisland-wa.smartgovcommunity.com/PermittingPublic/PermitDetailPublic
/Index/5ca7d879-8253-4e26-b722-a99f013a5177?_conv=1
To review documents and environmental studies submitted with this proposal, please follow
the link above or go to the City website at bainbridgewa.gov, select 'Online Permit Center'
and search using the project information noted above. Files are also avail able at the Planning
& Community Development Department at City Hall (M/T/F 8:00am -4:00pm and W/Th
8:00am-12:00pm).
ENVIRONMENTAL REVIEW:
This proposal is subject to State Environmental Policy Act (SEPA) review as provided in WAC
197-11-800. The City, acting as lead agency, expects to issue a Determination of
Non-significance (DNS) threshold determination for this proposal. Utilizing the opt ional DNS
process provided in WAC 197-11-355, the comment period specified in this notice may be the
only opportunity to comment on the environmental impact of this proposal. The proposal
may include mitigation measures under applicable codes, and the proj ect review process may
incorporate or require mitigation measures regardless of whether an Environmental Impact
Statement (EIS) is prepared. A copy of the subsequent threshold determination for the
proposal may be obtained upon request.
REGULATIONS/POLICIES:
Applicable development regulations and policies to be used for project mitigation and
consistency include, but may not be limited to, the City of Bainbridge Island 2016
Comprehensive Plan, the Bainbridge Island Municipal Code (BIMC) Chapter 2.16 (Land Use
Review Procedures), Title 15 (Buildings and Construction), Title 16 (Environment) and Title 18
(Zoning).
OTHER PERMITS: Other permits not included in this applicat ion but known at this time include Building
permits.
DECISION PROCESS:
This type of land use application is classified as a 'Quasi-Judicial Decision by a Hearing
Examiner' pursuant to BIMC 2.16.010 -1 and requires a public hearing pursuant to BIMC
2.16.020.C. Following the close of the public hearing, the Hearing Examiner will issue a
written decision and a notice of the decision will be sent to those parties who comment on
this notice or participate in the public hearing. Appeal provisions will be included with the
notice of decision.
ATTACHMENT F
PLN51159 CUP/SPR BHS Bldg 100 Replacement
January 11, 2019
Owner Mailing Address Mailing City State Mailing Zip
ABELL VIRGINIA 1527 ARTHUR PL BAINBRIDGE ISLAND WA 98110-1602
ADAMS COLLEEN F PO BOX 4604 ROLLING BAY WA 98061
AESOPH JILL 1856 SAKAI VILLAGE LOOP UNIT 23-4BAINBRIDGE ISLAND WA 98110
AIR JACK N & WILLIAMSON AIR ANNE TRUSTEES PO BOX 11468 BAINBRIDGE ISLAND WA 98110
ALAILIMA CHARLES V & MARY F 1304 KINGS PL NW BAINBRIDGE ISLAND WA 98110
ALBEE MATTHEW C & SARAH E 353 WALLACE WAY NE APT 17 BAINBRIDGE ISLAND WA 98110
AMERICAN MARINE BANK PO BOX 2156 TACOMA WA 98401-2156
AMERICANWEST BANK 110 S FERRALL ST SPOKANE WA 99202-4800
ARICK MICHAEL M &1283 SHANTI LN NW UNIT 3 BAINBRIDGE ISLAND WA 98110
BAILEY ROBERT C & MARTHA L 4959 AVALON LN BAINBRIDGE ISLAND WA 98110
BAINBRIDGE ARTISIAN RESOURCE NETWORK 8890 THREE TREE LN NE BAINBRIDGE ISLAND WA 98110-5116
BAINBRIDGE CREST HOMEOWNERS 490 MADISON AVE N STE 106 BAINBRIDGE ISLAND WA 98110
BAINBRIDGE FIRST BAPTIST 8810 MADISON Ave NE BAINBRIDGE ISLAND WA 98110
BAINBRIDGE ISLAND HS ADMIN & ORDWAY ELEM 8489 MADISON AVE NE BAINBRIDGE ISLAND WA 98110-2915
BAINBRIDGE ISLAND MASONIC CENTER 1299 GROW AVE NW BAINBRIDGE ISLAND WA 98110-2708
BAINBRIDGE ISLAND METROPOLITAN PARK &7666 NE HIGH SCHOOL RD BAINBRIDGE ISLAND WA 98110-2621
BAINBRIDGE PUBLIC LIBRARY INC PO BOX 11815 BAINBRIDGE ISLAND WA 98110
BAINBRIDGE RELIABLE STOR LLC 1080 NE FOREST ROCK LANE POULSBO WA 98370
BANNISTER PETER & BAYDO RUTH 1855 SAKAI VILLAGE LOOP UNIT 39 BAINBRIDGE ISLAND WA 98110
BARFIELD LISA G 1818 SAKAI VILLAGE LOOP BAINBRIDGE ISLAND WA 98110
BARTLEY JAMES R & CAROL S 1270 SHANTI LN NE BAINBRIDGE ISLAND WA 98110
BELL BRYAN D & EMILY K 1525 ARTHUR PL NW BAINBRIDGE ISLAND WA 98110
BELL LESTER R & JUDITH C 1870 SAKAI VILLAGE LOOP NE BAINBRIDGE ISLAND WA 98110
BIHOUSE 9039 NORTH TOWN DR NE LLC 6498 NE JUSTIN CT BAINBRIDGE ISLAND WA 98110-3495
BIRD CATHERINE & TRENNON 1305 KINGS PL NW BAINBRIDGE ISLAND WA 98110
BOON JILL 1828 SAKAI VILLAGE LOOP BAINBRIDGE ISLAND WA 98110
BOW TIE LLC 525 HIGH SCHOOL RD BAINBRIDGE ISLAND WA 98110
BRISTOW DAVID & CORINNE 1762 SUSAN PL NW BAINBRIDGE ISLAND WA 98110
CARRILLO JENNIFER A 1755 LEWIS PL NW BAINBRIDGE ISLAND WA 98110
CHANDLER JOAN L 1821 SAKAI VILLAGE LOOP BAINBRIDGE ISLAND WA 98110
CHANG WAYNE & WU TINA 9385 NE NORTHTOWN LOOP BAINBRIDGE ISLAND WA 98110
CHRISTIAN SCIENCE OF BAIN IS PO BOX 10448 BAINBRIDGE ISLAND WA 98110
CHRISTIANSON JESSICA 1190 NAKATA PL NW BAINBRIDGE ISLAND WA 98110
PLN51159 CUP/SPR BHS Bldg 100 Replacement
January 11, 2019
Owner Mailing Address Mailing City State Mailing Zip
COLE CARSON R & KWEK MEI LOAN YOLANDA 1760 SUSAN PL NW BAINBRIDGE ISLAND WA 98110
CONATY JENNY & NEIL 1181 NAKATA PL NW BAINBRIDGE ISLAND WA 98110
COOPER NANCY L 1643 JEANNETTE PL BAINBRIDGE ISLAND WA 98110
CORDARO DAVID B & CARLTON SYLVIA J 1245 GROW AVE NW BAINBRIDGE ISLAND WA 98110
CORP OF CATHOLIC ARCHBISHOP 710 9TH AVE SEATTLE WA 98104
COULTAS ALEC M PO BOX 1511 KINGSTON WA 98346
COULTAS RICHARDS LINDA 5937 ROSE LOOP NE BAINBRIDGE ISLAND WA 98110
COULTAS THOMAS A 12420 BRIGANTINE CT KINGSTON WA 98346
CREECH WILLIAM R & MARTHA A 1761 NW SUSAN PL BAINBRIDGE ISLAND WA 98110
CUNNANE BERYL 1524 ARTHUR PL NW BAINBRIDGE ISLAND WA 98110
CURINGA GABRIELLE & SELF TIMOTHY 1240 LOVELL AVE NW BAINBRIDGE ISLAND WA 98110
CYPHER MARK P & BRANDI J 1125 LOVELL AVE NW BAINBRIDGE ISLAND WA 98110-1789
DAVIS WILLIAM & ACTOR SHARON 1863 COMMODORE LN BAINBRIDGE ISLAND WA 98110
DEGROEN LOUISE PO BOX 4789 ROLLINGBAY WA 98061-0789
DENHAM EILEEN F 1294 SHANTI LN NE BAINBRIDGE ISLAND WA 98110
DENIS ROBIN L & JOHN PETER 9321 NE HELMSMAN CT BAINBRIDGE ISLAND WA 98110
DENORMANDIE ROBERT & BARBARA 9690 BUCSIT LN NE BAINBRIDGE ISLAND WA 98110
DIEHL MICHAEL L & ROGERSON JUDITH PO BOX 10218 BAINBRIDGE ISLAND WA 98110
DUDGEON DOUGLAS J & KATHY SUE 1178 GROW AVE NW BAINBRIDGE ISLAND WA 98110
DUNN CHARLES M & MOLLY S 1531 WHITED PL NW BAINBRIDGE ISLAND WA 98110
DUNN NENA MCLIN 1120 LOVELL AVE NW BAINBRIDGE ISLAND WA 98110
DWYER JOANNA 1526 ARTHUR PL NW BAINBRIDGE ISLAND WA 98110
EDWARDS CHARLES C 1875 SAKAI VILLAGE LOOP UNIT 35 BAINBRIDGE ISLAND WA 98110
ENGLE CHARLENE C 1235 SHANTI LN UNIT 10 BAINBRIDGE ISLAND WA 98110
EVANS THERESA J 482 NICHOLSON PL NW BAINBRIDGE ISLAND WA 98110-2725
FABBRI JACKLYN M & 0001876231 1263 PATMOS LN NW BAINBRIDGE ISLAND WA 98110-1741
FEENEY DANIEL J & MARY E 9414 NE TIDAL CT BAINBRIDGE ISLAND WA 98110
FINK BARBIE 8923 NORTH TOWN DR NE BAINBRIDGE ISLAND WA 98110-3522
FIRE DIST 02 (BAINBRIDGE IS)8895 MADISON AVE N BAINBRIDGE ISLAND WA 98110-1831
FORTE GAETANO J JR & CARLA P 1226 ANANDA PL NW BAINBRIDGE ISLAND WA 98110
FOWLER AMY L & MICHAEL E 8928 NORTH TOWN DR NE BAINBRIDGE ISLAND WA 98110-3522
FRANZ JENNIFER STOWE 1838 SAKAI VILLAGE LOOP NE UNIT 16 2BAINBRIDGE ISLAND WA 98110
FULGHAM CHRISTINE H 8961 NORTH TOWN DR NE BAINBRIDGE ISLAND WA 98110-3522
PLN51159 CUP/SPR BHS Bldg 100 Replacement
January 11, 2019
Owner Mailing Address Mailing City State Mailing Zip
GARVEY WILLIAM S & KAY E 1802 SAKAI VILLAGE LOOP BAINBRIDGE ISLAND WA 98110
GEG-BAINBRIDGE LLC 5118 JENKS POINT WAY E LAKE TAPPS WA 98391
GIAMEOS NIKOLAOS 1279 PATMOS LN NW BAINBRIDGE ISLAND WA 98110
GOURLAY JACK & MILDRED TRUSTEES 1230 ANANDA PL BAINBRIDGE ISLAND WA 98110
GRANATO SAM J 515 FERNCLIFF AVE BAINBRIDGE ISLAND WA 98110
GRAVES MARK A & MICHELLE R 1293 PATMOS LN NW BAINBRIDGE ISLAND WA 98110
GRAY MICHAEL D & JULIE K 9001 NORTH TOWN DR NE BAINBRIDGE ISLAND WA 98110-3521
GREGOIRE JOHN ALAN & JOAN MARIE TRUSTEES 1171 LARCH AVE MORAGA CA 94556
HALL BRENDA & MASON 9323 NE HELMSMAN CT BAINBRIDGE ISLAND WA 98110
HANBY WAYNE G & NANCY L 1258 NE SHANTI LN BAINBRIDGE ISLAND WA 98110
HARRIS ROBERDS SUSAN E 11407 BLUE HERON LN NE BAINBRIDGE ISLAND WA 98110
HARRISON MEDICAL CENTER 2520 CHERRY AVE BREMERTON WA 98310-4270
HAWKINS KEVIN & KYANNE 9223 BLUEFIN PL BAINBRIDGE ISLAND WA 98110
HEATER JOHN N 1222 ANANDA PL NW BAINBRIDGE ISLAND WA 98110
HEBERT JOSEPH & ELIZABETH 1861 COMMODORE LANE NW BAINBRIDGE ISLAND WA 98110
HIGH SCHOOL GROUP LLC PO BOX 10158 BAINBRIDGE ISLAND WA 98110
HJERRILD STEVEN L & KATHRYN A 1161 GROW AVE NW BAINBRIDGE ISLAND WA 98110-1787
HONIG HELAINE E 520 HORIZON VIEW PL NW BAINBRIDGE ISLAND WA 98110
HOUSER MICHAEL T & SHARI M 1852 EDNA PL NW BAINBRIDGE ISLAND WA 98110
HUNG KRISTINE 9440 NE BLUE WAVE COURT BAINBRIDGE ISLAND WA 98110
HUPPERICH DAVID P & WENDY 1862 COMMODORE LN NW BAINBRIDGE ISLAND WA 98110
JACOBS DAN W 1847 SAKAI VILLAGE LOOP BAINBRIDGE ISLAND WA 98110
JAMES DARREN M & BRENDA M 9423 CAPSTAN DR NE BAINBRIDGE ISLAND WA 98110-4624
JOHNSON SUSAN M R 1833 SAKAI VILLAGE LOOP BAINBRIDGE ISLAND WA 98110
JORDAN MARK J 9182 FERNCLIFF AVE NE BAINBRIDGE ISLAND WA 98110
KAUFMAN EDMUND G II & SING K T 1853 EDNA PL NW BAINBRIDGE ISLAND WA 98110
KEILBART PETERSON JEAN 1162 GROW AVE NW BAINBRIDGE ISLAND WA 98110
KELLER STEVEN 5185 EAGLE HARBOR DR BAINBRIDGE ISLAND WA 98110
KIMMERLEIN JOHN D & JENNIFER A 9413 NE TIDAL CT BAINBRIDGE ISLAND WA 98110
KIRSCH LAUREN B 1532 WHITED PL NW BAINBRIDGE ISLAND WA 98110
KITSAP CO CONS HOUSING AUTH 2244 NW BUCKLIN HILL RD SILVERDALE WA 98383-8303
KLEINER JOHN TAGGART 8850 NORTH TOWN DR NE BAINBRIDGE ISLAND WA 98110-3523
KNIGHT CATHERINE & WILLIAM 1851 EDNA PL NW BAINBRIDGE ISLAND WA 98110-2627
PLN51159 CUP/SPR BHS Bldg 100 Replacement
January 11, 2019
Owner Mailing Address Mailing City State Mailing Zip
KNUDSEN CLINTON S & WRIGHT TERRA J 1816 SAKAI VILLAGE LOOP BAINBRIDGE ISLAND WA 98110
KOLB RONALD R 1866 SAKAI VILLAGE LOOP BAINBRIDGE ISLAND WA 98110
KRETZ DONALD A 1645 JEANNETT PL NW BAINBRIDGE ISLAND WA 98110-1655
LABELLE JAMES D 1412 ELIZABETH PL BAINBRIDGE ISLAND WA 98110
LAKICH NICOLE M 1223 ANANDA PL NW BAINBRIDGE ISLAND WA 98110
LANE GERALDINE A 2213 NE VICTORIAN LN APT E BAINBRIDGE ISLAND WA 98110
LEO ROBERT D 1826 SAKAI VILLAGE LOOP UNIT 12 BAINBRIDGE ISLAND WA 98110
LEWIS MICHAEL S & LAURA B 1188 NAKATA PL NW BAINBRIDGE ISLAND WA 98110
LINDBLOOM CARL R & MENDOZA ALICE C 1220 LOVELL AVE NW BAINBRIDGE ISLAND WA 98110-2718
LIVINGSTON MAXINE S 1413 ELIZABETH PL NW BAINBRIDGE ISLAND WA 98110
LOFTUS SUSAN & VOORSANGER MATTHEW 5330 TAYLOR AVE NE BAINBRIDGE ISLAND WA 98110-3190
MACKENZIE DAVID W & LINDA S 9220 NE BLUEFIN CT BAINBRIDGE ISLAND WA 98110
MADISON AVE DEVELOPMENT 4502 14TH AVE NW SEATTLE WA 98107
MADISON PROPERTY HOLDINGS LLC 63 SCOTT CT PORT LUDLOW WA 98365-9302
MADRONA ASSISTED LIVING LLC 1400 AIRPORT WAY S SEATTLE WA 98134
MAIDEN ELANA A 1820 SAKAI VILLAGE LOOP UNIT 10 1BAINBRIDGE ISLAND WA 98110
MARGUERITE FOUNDATION PO BOX 280 LAKE OSWEGO OR 97034
MARTIN DANIEL D & DETTMER THERESA M 9128 NW WILDCAT LAKE RD BREMERTON WA 98312-9502
MATT 19:14 LLC 10834 NE MANITOU PARK BLVD BAINBRIDGE ISLAND WA 98110
MCCARTY JAMES & LINDA 1856 COMMODORE LN BAINBRIDGE ISLAND WA 98110
MCINTOSH DUNCAN & XIMENA 9006 NORTH TOWN DR NE BAINBRIDGE ISLAND WA 98110-3521
MCMAHON JEAN 1846 SAKAI VILLAGE LOOP UNIT 19 3BAINBRIDGE ISLAND WA 98110
MCNULTY SEAN & PHAM NGA MCNULTY 1647 JEANETTE PL NW BAINBRIDGE ISLAND WA 98110
MEDINA ANTHONY M 1812 SAKAI VILLAGE LOOP BAINBRIDGE ISLAND WA 98110
MEYERS BRIAN 1863 SAKAI VILLAGE LOOP STE 375 BAINBRIDGE ISLAND WA 98110
MILLER MARK RANDALL 4901 WOODRIDGE CIR ANCHORAGE AK 99516
MILLERD GREGORY & JANET ROWLEY 1533 WHITED PL NW BAINBRIDGE ISLAND WA 98110
MORSE JOANNE K 9505 SPORTSMAN CLUB RD BAINBRIDGE ISLAND WA 98110
MOSAIC PROPERTIES LLC PO BOX 10846 BAINBRIDGE ISLAND WA 98110
MYERS ANDREW D & MELINDA K 1864 COMMODORE LN NW BAINBRIDGE ISLAND WA 98110
NAKHUDA CAROL 5600 MCLEAN DR BETHESDA MD 20814
ODONNELL DELILAH TRUSTEE PO BOX 871 SEABECK WA 98380
OLIVER DANIEL J & DEBORAH A 1763 SUSAN PLACE BAINBRIDGE ISLAND WA 98110
PLN51159 CUP/SPR BHS Bldg 100 Replacement
January 11, 2019
Owner Mailing Address Mailing City State Mailing Zip
OLSON JODI L & DITMORE BRIAN K 1414 ELIZABETH PL NW BAINBRIDGE ISLAND WA 98110
OREILLY DENNIS T & JOELLEN M 8888 NORTH TOWN DR NE BAINBRIDGE ISLAND WA 98110-3522
OSTENSON JOHN W 355 HIGH SCHOOL RD NW BAINBRIDGE ISLAND WA 98110
PARKER SEAN F 1227 ANANDA PL NW UNIT 17 BAINBRIDGE ISLAND WA 98110
PAYNE RICHARD B 9418 NE TIDAL CT BAINBRIDGE ISLAND WA 98110
PELLS JENNIFER F & CLINTON K 1510 ARTHUR PL NW BAINBRIDGE ISLAND WA 98110
PETERSON DAVID R & HOFFMAN SCHUYLER 357 HIGH SCHOOL RD NW BAINBRIDGE ISLAND WA 98110
PETTIT JERRY W & MELANIE R 1231 ANANDA PL NW UNIT 18 BAINBRIDGE ISLAND WA 98110
PHILBY RICHARD A & ADRIAN DENISE 7080 RIDGE LN NE BAINBRIDGE ISLAND WA 98110
PHILLIPS JILL MARIE 1641 JEANNETTE PL NW BAINBRIDGE ISLAND WA 98110
PNW ISLAND VILLAGE LLC 1425 FOURTH AVE STE 500 SEATTLE WA 98101
PONTIERI MICHAEL L & URSULA L 1303 KINGS PLACE NW BAINBRIDGE ISLAND WA 98110
PU JUE 343 HIGH SCHOOL RD 343 BAINBRIDGE ISLAND WA 98110
PUTNAM JUDITH J 339 HIGH SCHOOL RD NW BAINBRIDGE ISLAND WA 98110
RCG BAINBRIDGE LLC 1506 NE MESFORD RD POULSBO WA 98370-8538
REGER ANNE MARIE 1865 SAKAI VILLAGE LOOP NE BAINBRIDGE ISLAND WA 98110
REILLY CHRIS P & SUSAN J 1860 COMMODORE LN NW BAINBRIDGE ISLAND WA 98110
Resident 1145 Madison Ave N Bainbridge Island WA 98110
Resident 1155 NAKATA PL NW BAINBRIDGE ISLAND WA 98110
Resident 1173 Madison Ave N Bainbridge Island WA 98110
Resident 1178 LOVELL AVE NW BAINBRIDGE ISLAND WA 98110
Resident 124 HIGH SCHOOL RD NE BAINBRIDGE ISLAND WA 98110
Resident 1244 Lovell Ave NW Bainbridge Island WA 98110
Resident 1261 MADISON AVE N BAINBRIDGE ISLAND WA 98110
Resident 1270 MADISON AVE N BAINBRIDGE ISLAND WA 98110
Resident 1285 Patmos Ln NW Bainbridge Island WA 98110
Resident 1299 PATMOS LN NW BAINBRIDGE ISLAND WA 98110
Resident 1302 Kings Pl NW Bainbridge Island WA 98110
Resident 1307 Kings Pl NW Bainbridge Island WA 98110
Resident 1417 Elizabeth Pl NW Bainbridge Island WA 98110
Resident 1521 ARTHUR PL NW BAINBRIDGE ISLAND WA 98110
Resident 1532 Whited Pl NW Bainbridge Island WA 98110
Resident 1534 WHITED PL NW BAINBRIDGE ISLAND WA 98110
PLN51159 CUP/SPR BHS Bldg 100 Replacement
January 11, 2019
Owner Mailing Address Mailing City State Mailing Zip
Resident 1642 JEANETTE PL NW BAINBRIDGE ISLAND WA 98110
Resident 1644 JEANETTE PL NW BAINBRIDGE ISLAND WA 98110
Resident 1855 Edna Pl NW Bainbridge Island WA 98110
Resident 1875 SAKAI VILLAGE LOOP NE BAINBRIDGE ISLAND WA 98110
Resident 200 NE HIGH SCHOOL RD BAINBRIDGE ISLAND WA 98110
Resident 208 NE HIGH SCHOOL RD BAINBRIDGE ISLAND WA 98110
Resident 235 HIGH SCHOOL RD NW BAINBRIDGE ISLAND WA 98110
Resident 253 NE HIGH SCHOOL RD BAINBRIDGE ISLAND WA 98110
Resident 341 HIGH SCHOOL RD NW Bainbridge Island WA 98110
Resident 621 High School Rd NW Bainbridge Island WA 98110
Resident 8513 MADISON AVE N BAINBRIDGE ISLAND WA 98110
Resident 8677 MADISON AVE N BAINBRIDGE ISLAND WA 98110
Resident 8800 MADISON AVE N BAINBRIDGE ISLAND WA 98110
Resident 8804 MADISON AVE N BAINBRIDGE ISLAND WA 98110
Resident 8835 THREE TREE LN NE BAINBRIDGE ISLAND WA 98110
Resident 8840 THREE TREE LN NE BAINBRIDGE ISLAND WA 98110
Resident 8845 North Town Dr NE Bainbridge Island WA 98110
Resident 8897 THREE TREE LN NE BAINBRIDGE ISLAND WA 98110
Resident 9039 North Town Dr NE Bainbridge Island WA 98110
Resident 9046 North Town Dr NE Bainbridge Island WA 98110
Resident 9084 North Town Dr NE Bainbridge Island WA 98110
Resident 9433 NE Blue Wave Ct Bainbridge Island WA 98110
RETIREMENT VENTURES LLC 290 MADISON AVE N STE 200 BAINBRIDGE ISLAND WA 98110
RICHARDS JULIE M 1753 LEWIS PL NW BAINBRIDGE ISLAND WA 98110
ROSEN MICHAEL S & ANA D 1415 ELIZABETH PL NW BAINBRIDGE ISLAND WA 98110-1603
ROSS GEORGE W IV & LEWIS ROSS LAURENE L 1854 COMMODORE LN NW BAINBRIDGE ISLAND WA 98110
RUHL STEPHEN F & PAMELA D 1754 LEWIS PL NW BAINBRIDGE ISLAND WA 98110
SAKAI TOSHIO P 19206 VIKING WAY NW POULSBO WA 98370-7213
SAKHANENKO NIKITA A &500 ALOHA ST APT 209 SEATTLE WA 98109-3972
SANCHEZ HENRIETTA M 347 HIGH SCHOOL RD NW 5B BAINBRIDGE ISLAND WA 98110
SAUNDERS MALCOLM 1416 ELIZABETH PL BAINBRIDGE ISLAND WA 98110
SAUNDERS RICHARD A 1858 COMMODORE LN NW BAINBRIDGE ISLAND WA 98110
SCANLAN PATRICK & KATHY 1837 SAKAI VILLAGE LOOP UNIT 44 1BAINBRIDGE ISLAND WA 98110
PLN51159 CUP/SPR BHS Bldg 100 Replacement
January 11, 2019
Owner Mailing Address Mailing City State Mailing Zip
SCHNUG LYN L & WILLIAMS ROBIN R 1825 SAKAI VILLAGE LOOP BAINBRIDGE ISLAND WA 98110
SCHUH JO ANN C L 1752 LEWIS PL NW BAINBRIDGE ISLAND WA 98110
SHARMAN ROBERT W & PAMELA A 1184 NAKATA PL NW BAINBRIDGE ISLAND WA 98110-1788
SHAW JOHN 1411 ELIZABETH PL BAINBRIDGE ISLAND WA 98110-1603
SMATLAN J A & JOANNE 2545 12TH AVE W SEATTLE WA 98119-2116
SMITH MATTHEW W & HEFFRON ELIZABETH M 1155 20TH AVE E SEATTLE WA 98112
SMITH MICHAEL D & PATRICIA A TTEES 351 HIGH SCHOOL RD NW UNIT 351 BAINBRIDGE ISLAND WA 98110
SMITH STEVEN B 1862 SAKAI VILLAGE LOOP NE BAINBRIDGE ISLAND WA 98110
SMITH TIMOTHY WILLIAM 8710 GRAND AVE NE BAINBRIDGE ISLAND WA 98110
SNYDER ROBERT S & SALLY J 1535 WHITED PL NW BAINBRIDGE ISLAND WA 98110
STEVEN GIRARD M & ROSEMARY W 1246 SHANTI LN NE BAINBRIDGE ISLAND WA 98110
STOCK KARL A & MARTHA P TRUSTEES 1834 SAKAI VILLAGE LOOP NE UNIT15BAINBRIDGE ISLAND WA 98110
STONE JULIE 349 HIGH SCHOOL RD NW BAINBRIDGE ISLAND WA 98110
SUTORIUS STEVEN & KERRY 1824 SAKAI VILLAGE LOOP # 111 BAINBRIDGE ISLAND WA 98110
SUTTON JAMES W & KRISTI L 1865 COMMODORE LN NW BAINBRIDGE ISLAND WA 98110-2628
SWAFFIELD JULIE 1301 KINGS PL BAINBRIDGE ISLAND WA 98110
TANAKA DOUGLAS PO BOX 4607 ROLLINGBAY WA 98061
TAPPEN MARSHALL F & JOY C 1765 SUSAN PL NW BAINBRIDGE ISLAND WA 98110
TEEHAN JOAN & TIM 1864 SAKAI VILLAGE LOOP NE BAINBRIDGE ISLAND WA 98110
TELSCHOW KENNETH & DIANE TRUSTEES 1832 SAKAI VILLAGE LOOP BAINBRIDGE ISLAND WA 98110
THE CHURCH OF JESUS CHRIST 50 E NORTH TEMPLE RM 2225 SALT LAKE CITY UT 84150-0022
THE FARM BUSINESS PARK LLC 12420 BRIGANTINE CT KINGSTON WA 98346
THOMAS ROBERT E & JANET M 550 HORIZON VIEW PL NW BAINBRIDGE ISLAND WA 98110
TINDALL KRISTINA L 1861 SAKAI VILLAGE LOOP UNIT 38 BAINBRIDGE ISLAND WA 98110
TINGLEY WYNONA W 1247 SHANTI LN NE BAINBRIDGE ISLAND WA 98110
TRUAN MICHAEL A & ALICE V 1182 NAKATA AVE NW BAINBRIDGE IS WA 98110
UHLIG MICHAEL D & ALICIA D 610 HORIZON VIEW PL NW BAINBRIDGE ISLAND WA 98110
VAN EATON MARY M & KEITH A 1751 LEWIS PL NW BAINBRIDGE ISLAND WA 98110-3663
VEERARAGHAVAN KAUSHIK & CHANG NATASHA 9318 NE HELMSMAN CT BAINBRIDGE ISLAND WA 98110-4602
VILLARREAL MINERVA 1523 ARTHUR PL NW BAINBRIDGE ISLAND WA 98110
VINCENT SUSAN JEAN 9225 NE BLUEFIN CT BAINBRIDGE ISLAND WA 98110
VIRGINIA VILLA APARTMENT 545 RAINIER BLVD STE 9 ISSAQUAH WA 98027-2806
W L MACE LLC 1298 GROW AVE NW BAINBRIDGE ISLAND WA 98110-2708
PLN51159 CUP/SPR BHS Bldg 100 Replacement
January 11, 2019
Owner Mailing Address Mailing City State Mailing Zip
WACHTER DAVID E & OLSEN MARISSA A 8885 NORTH TOWN DR NE BAINBRIDGE ISLAND WA 98110-3523
WAFFLE MATTHEW P 1306 KINGS PL NW BAINBRIDGE ISLAND WA 98110
WARNER SONYA A & BENNETT DAVID R 1646 JEANNETTE PL NW BAINBRIDGE ISLAND WA 98110
WATSON C THOMAS & KRISTY 1221 ANANDA PL NW BAINBRIDGE ISLAND WA 98110
WEBBER STEVE F & DANA L 1845 SAKAI VILLAGE LOOP NE UNIT 43-2BAINBRIDGE ISLAND WA 98110
WHITMAN MICHELE 1849 SAKAI VILLAGE LOOP BAINBRIDGE ISLAND WA 98110
WIELAND SANDRA 1842 SAKAI VILLAGE LOOP NE BAINBRIDGE ISLAND WA 98110
WILLMAN JAMES & EDNA 1186 NAKATA PL NW BAINBRIDGE ISLAND WA 98110-1788
WOHLFORD GAIL B & R FRANKLIN 1295 SHANTI LN NE APT 1 BAINBRIDGE ISLAND WA 98110
WOLFE JOSEPH A & NANCY B &359 HIGH SCHOOL NW UNIT A 6 BAINBRIDGE ISLAND WA 98110
YETTE GAIL L & KENNETH N TRUSTEES 650 NW HORIZON VW PL BAINBRIDGE ISLAND WA 98110-2709
YOO MIN 1854 SAKAI VILLAGE LOOP NE UNIT 22BAINBRIDGE ISLAND WA 98110
ZAJONC DONNA J & WOMELDORFF JOHN DAVID 8966 NORTH TOWN DR NE BAINBRIDGE ISLAND WA 98110-3522
ZWIRNER DION G 1177 GROW AVE NW BAINBRIDGE ISLAND WA 98110-1787
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ORIGINAL SHEET SIZE: 30"x42"ISSUE:PROJECT NO:DRAWN BY:CHECKED BY:ISSUE DATE:E
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MARK DATE DESCRIPTIONFOR R E F E R E N C E O N L Y COPYRIGHT MAHLUM ARCHITECTS, INC. 2011
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3 0 '
N 87°50'15" W
200 BUILDING
(existing)
2-STORY
69,400 SF
300 BUILDING
(existing)
2-STORY
63,750 SF
100 BUILDING
1-STORY
35,790 SF
LOADING
STADIUM SEATING
(existing)
SPORTS FIELD
(existing)
PARKING LOT
(existing)
PARKING LOT
(existing)
NE HIGH SCHOOL ROAD
EASEMENT #958529
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FIRE LANE
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R
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PARKING LOT
(existing)
PARKING LOT
(proposed)
PARKING LOT
(proposed)
PARKING LOT
(existing)
COVERED
WORK YARD
28
7
'
-
6
3
/
4
"
79
'
-
7
"
EXISTING TREE PER
LANDSCAPE
STAIRS PER CIVIL
EXISTING RAMP
2 0 ' - 0 "
RETAINING WALL PER
STRUCTURAL
LOCKABLE
GATE
VEHICLE
ACCESS
GATE
GATE
BUILDING ENTRANCE
EL.258
BUILDING
ENTRANCE
EL.251
BUILDING ENTRANCE
EL.258
BUILDING ENTRANCE
EL.258
KEYED BUILDING ENTRY / EXIT
EL.258
TRASH ENCLOSURE
KEYED ACCESS DOOR
EL.258
KEYED BUILDING
ENTRY/KNOX BOX
EL.258
KEYED
BUILDING
ENTRY / EXIT
EL.258
KEYED BUILDING
ENTRY / EXIT EL.258
LOCKABLE GATE
81' - 11 3/4"
10
8
'
-
8
1
/
4
"
400 BUILDING
(existing)
2-STORY
32,600 SF
500 BUILDING
(existing)
2-STORY
32,200 SF
KEYED BUILDING
ENTRY / EXIT EL.258
KEYED BUILDING
ENTRY / EXIT EL.258
RIGHT OF WAY
PEDESTRIAN ACCESS
RIGHT OF WAY VEHICLE ACCESS
KEYED BUILDING
ENTRY / EXIT
EL.251
50' - 4"
55
'
-
0
"
159' - 10"23' - 0"89' - 4"37' - 6"10
3
'
-
8
"
29' - 6"
34
'
-
6
"
182' - 4"
28
'
-
1
0
"
11
'
-
8
"
28
'
-
0
"
62' - 3"
97' - 9"
15
'
-
1
0
"
20' - 2"
EASEMENT #1025848
EA
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1. SITE INFORMATION CONTAINED HEREIN, INCLUDING BUT NOT LIMITED TO,
DIMENSIONS AND LOCATIONS OF EXISTING UTILITIES, IS BASED ON THE SURVEY BY
<SURVEYOR COMPANY>, DATED MONTH DAY, 201X AND IS PROVIDED FOR
INFORMATIONAL PURPOSES ONLY. THE ARCHITECT TAKES NO RESPONSIBILITY FOR
ITS ACCURACY.
2. CONTRACTOR SHALL VERIFY LOCATION OF ALL EXISTING UTILITIES. CARE SHOULD
BE TAKEN TO AVOID DAMAGE TO OR DISTURBANCE OF EXISTING UTILITIES.
3. PROVIDE POSITIVE DRAINAGE AWAY FROM BUILDING.
4. FINISH GRADES AROUND BUILDING SHALL BE 6” MINIMUM BELOW FINISH FLOOR
ELEVATION OR BOTTOM OF EXTERIOR CLADDING MATERIALS, UNLESS OTHERWISE
NOTED.
5. UNLESS OTHERWISE NOTED, DIMENSIONS ON SITE PLAN ARE TO FACE OF CURBS,
EXTERIOR FACE OF BUILDING FOUNDATIONS AND GRID LINES.
GENERAL SITE NOTES
PROPERTY LINE
EASEMENT LINE
SOW LINE
GENERAL SITE NOTES
PLAN
NORTH
1 2 3 4 5 6
D
C
B
A
1 2 3 4 5 6
D
C
B
A
ORIGINAL SHEET SIZE: 30"x42"
ISSUE:
PROJECT NO:
DRAWN BY:
CHECKED BY:
ISSUE DATE:
EE
MARK DATE DESCRIPTION
F O R R E F E R E N C E
O N L Y
COPYRIGHT MAHLUM ARCHITECTS, INC. 2011
11
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BHS BUILDING 100
REPLACEMENT
9330 NE HIGH SCHOOL RD
BAINBRIDGE ISLAND, WA 98110-2699
BAINBRIDGE ISLAND SCHOOL
DISTRICT
2016915.00
Checker
Author
CONDITIONAL USE PERMIT
21 NOVEMBER 2018
ARCHITECTURAL SITE PLAN
A-1011" = 30'-0"A1 SITE PLAN
TAX PARCEL NO. : 22502-4-003-2008
SITUATED IN: SE 1/4. SECTION 22, TOWNSHIP 25N, RANGE E2, W.M.
ZONING: R-2.9 (RESIDENTIAL)
LOT SIZE & LOT AREA: 73.75 ACRES (3,212,550 SF)
LEGAL DESCRIPTION:THAT PORTION OF THE SOUTHEAST 1/4 OF SECTION 22, TOWNSHIP 25 NORTH, RANGE 2 EAST, W.M., LOCATED IN
KITSAP COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 22, SAID POINT ALSO BEING THE SOUTHEAST CORNER OF A
CONVEYANCE TO CONSOLIDATED SCHOOL DISTRICT NO. 303, BAINBRIDGE ISLAND, RECORDED UNDER AUDITOR'S FILE NO. 406968,
RECORDS OF KITSAP COUNTY, WASHINGTON, AND RUNNING THENCE ALONG THE EAST LINE OF SAID SECTION 22 N 1 DEGREE 12'
42" E 1654.47 FEET TO THE EASTERLY EXTENSION OF THE NORTH LINE OF PARCEL B OF A CONVEYANCE TO SAID SCHOOL DISTRICT
RECORDED UNDER AUDITOR'S FILE NO. 833211, RECORDS OF SAID COUNTY: THENCE N 87 DEGREES 52' 08" W 1321.14 FEET TO THE
NORTHWEST CORNER OF A CONVEYANCE TO SAID SCHOOL DISTRICT RECORDED UNDER AUDITOR'S FILE NO. 937020, RECORDS
OF SAID COUNTY: THENCE SOUTH 1 DEGREE 12' 00" W 794.61 FEET TO THE NORTHWEST CORNER OF A CONVEYANCE TO SAID
SCHOOL DISTRICT RECORDED UNDER AUDITOR'S FILE NO. 224565, RECORDS OF SAID COUNTY: THENCE N 87 DEGREES 51' 36" W
275.00 FEET TO THE NORTHWEST CORNER OF A CONVEYANCE TO SAID SCHOOL DISTRICT RECORDED UNDER AUDITOR'S FILE NO.
404529, RECORDS OF SAID COUNTY: THENCE S 1 DEGREE 12' 00" W ALONG THE WEST LINE
LEVEL 01
251' -0"
LEVEL 02
258' -0"
1234567891011121314151617181920
20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0"
DUMPSTER ENCLOSURE
SHOWN DASHED
TOP OF HIGH
PARAPET
282' -4"
TOP OF MID
PARAPET
275' -0"
TOP OF LOW
PARAPET
268' -3"
SE
E
C
1
/
A
-21
3
SE
E
C
1
/
A
-21
3
SE
E
D
2
/
A
-21
3
SE
E
D
2
/
A
-21
3
LEVEL 01
251' -0"
LEVEL 02
258' -0"
C E F G H I K LJBADTOP OF HIGH
PARAPET
282' -4"
TOP OF MID
PARAPET
275' -0"
TOP OF LOW
PARAPET
268' -3"
E.5
10' - 6" 8' - 5" 14' - 7" 4' - 4 1/2" 33' - 4" 11' - 2 7/16" 34' - 9 9/16" 11' - 9 1/2" 17' - 0 1/2" 13' - 3" 13' - 3"
15' - 2 15/16"
LEVEL 01
251' -0"
LEVEL 02
258' -0"
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20
TOP OF HIGH
PARAPET
282' -4"
TOP OF MID
PARAPET
275' -0"
TOP OF LOW
PARAPET
268' -3"
20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"
SE
E
B
1
/
A
-21
1
SE
E
B
1
/
A
-21
1
SE
E
A
1
/
A
-21
1
SE
E
A
1
/
A
-21
1
LEVEL 01
251' -0"
LEVEL 02
258' -0"
CEFGHIKLJ B ADTOP OF HIGH
PARAPET
282' -4"
TOP OF MID
PARAPET
275' -0"
TOP OF LOW
PARAPET
268' -3"
E.5
13' - 3" 13' - 3" 17' - 0 1/2" 11' - 9 1/2" 34' - 9 9/16" 11' - 2 7/16" 33' - 4" 4' - 4 1/2" 14' - 7" 8' - 5" 10' - 6"
15' - 2 15/16"
ELEVATION GENERAL NOTES
1. REFER TO WALL SECTIONS FOR EXTERIOR WALL ASSEMBLY TYPES.
2. REFER TO EXTERIOR WINDOW TYPES SHEETS FOR WINDOW SIZES, ELEVATION
ABOVE FLOOR, AND GLAZING TYPE FOR EXTERIOR WINDOWS.
KEYNOTES
ELEVATION MATERIAL LEGEND
ELEVATION SYMBOL LEGEND
(CONC)
03 30 00 PRE-CAST
CONCRETE PANEL
FXX 08 54 00
FIBERGLASS WINDOWS
SF 08 43 13
STOREFRONT WINDOWS
CJ CACONTROL JOINT
CONTINUOUS ANGLE,
SEE DETAILS AND
STRUCT DRAWINGS
DIV 26 EXTERIOR LIGHTING, REFER TO ELECTRICAL DRAWINGS
CW 08 44 10
CURTAINWALL WINDOWS
SXX 080 91 00
EXTERIOR LOUVERS
(BR-1)
04 20 00 BRICK MASONRY
(MP-1)
07 42 13 METAL PANEL
(SCR-1)
05 50 00 METAL SCREEN
1 2 3 4 5 6
D
C
B
A
1 2 3 4 5 6
D
C
B
A
ORIGINAL SHEET SIZE: 30"x42"
ISSUE:
PROJECT NO:
DRAWN BY:
CHECKED BY:
ISSUE DATE:
EE
MARK DATE DESCRIPTION
F O R R E F E R E N C E
O N L Y
COPYRIGHT MAHLUM ARCHITECTS, INC. 2011
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BHS BUILDING 100
REPLACEMENT
9330 NE HIGH SCHOOL RD
BAINBRIDGE ISLAND, WA 98110-2699
BAINBRIDGE ISLAND SCHOOL
DISTRICT
2016915.00
Checker
Author
CONDITIONAL USE PERMIT
21 NOVEMBER 2018
EXTERIOR ELEVATIONS -
OVERALL
A-201
1/16" = 1'-0"D1 NORTH ELEVATION
1/16" = 1'-0"C1 EAST ELEVATION
1/16" = 1'-0"B1 SOUTH ELEVATION
1/16" = 1'-0"A1 WEST ELEVATION
From:Joseph Dunstan
To:David Greetham
Cc:Joseph Dunstan
Subject:HIgh School Bldg 100 site plan review
Date:Wednesday, January 2, 2019 5:12:06 PM
Hi David, As we discussed the DRB met December 17, 2018, to address the final two issues on
the site plan review for Bldg 100. The DRB did approve the site plan with two comments only.
They are:
1) DRB is in agreement with locating the memorial at one of two proposed locations, near the
east wall of the Bldg 100 or at the end of the walk near the stadium. Borh are acceptable
locations.
2) DRB appreciates the added landscaping and trees to help break up the east wall of Bldg
100. While this is acceptable and part of the site plan approval, DRB would encourage the
applicant to consider exploring building textures to further articulate the wall and make it
more interesting.
The applicant does not need to return to Bainbridge Island for any further review. Please let
me know if this email and the written minutes from the December 17th DRB meeting are
sufficient for your purposes.
Thanks
Joe Dunstan
DRB Chair