CITY OF BAINBRIDGE ISLAND PLANNING COMMISSION SPECIAL MEETING THURSDAY, MARCH 23, 2023 COUNCIL CHAMBERS @ CITY HALL 280 MADISON. AVENUE NORTH BAINBRIDGE ISLAND, WA VIA ZOOM WEBINAR: Joinfroma PC, Mac, iPad, iPhone or Android device: Please click this URL to join: https//bainbridgewazoom.s/81285913438 Description: Planning Commission Or One tap mobile: +12532050468,81285913438# US 423759/8.372591387 US (Tacoma) Orj join by phone:  OR  Dial(for higher quality, dial a number based on your current location):  US:+1 253 205 0468 or +1 2532 215 8782 or +17193 359 4580 or +1720707: 2699 or +1 346 248 7799 or +16 669444 9171 or +1! 564 2172000 or +1 646! 558 8656 or +1 646 9313 3860 or +1 689278 1000 or +1301 715 8592or+ +13 305 224 1968 or +13092053325or4 +1312 626 6799 or +1 3602095623 or +1 3863475053 or +1507473.4847  Webinar ID: 81285913438 International numbers available: https://bainbridgewazoom.s/US/U/K3cRay7V5  AGENDA  1. CALL TOORDERLAND, ACKNOWLEDGMENT/AGENDA REVIEW/CONFLICT  DISCLOSURE- - 6:00 PM  We would like tol begin by acknowledging that the land on which we gatheri is within the ancestral territory of the Suquamish, "People of Clear Salt Water." Expert fishermen, canoe builders and basket weavers, the Suquamish livei inl harmony with the lands and waterways along' Washington's Central Salish Sea as they have for thousands ofy years. Here, the Suquamish live and protect the land and waters oft their ancestors for future  generations as promised by the Point Elliot Treaty of1 1855. 2. PLANNING COMMISSION MEETING MINUTES - 6:05 PM  Review and approve meeting minutes. 2.a Minutes 5Minutes PCI Minutes 03162023.pdf  1    3. PUBLIC COMMENT 6:10 PM 4. PUBLIC HEARING - 6:20 PM  4.a (6:20PM) Public Hearing on Ordinance No. 2023-12 Revised Lynwood Center Comprehensive Plan  Amendment (CPA) application (PLN 52180 CPA) 30 Minutes PCI Public Hearing Draft Ordinance No. 2023-12 Lynwood Center CPA.pdf September 19 2022 Revision to CPA Application and Narrative.pdf Original Lynwood Center Subarea CPA Application Materials.pdf  323PCI PH Lynwood CPA Memo.docx  4.b Puget Sound Energy (PSE) Winslow! Substation Site-specific Rezone and Comprehensive Plan  Amendment (CPA) 45 Minutes PSE Substations Overview Narrative.pdf Winslow Rezone Narrative.pdf Winslow CPA Narrative.pdf Winslow Site Plan.pdf Public Comment Winslow PH.pdf Ordinance No. 2023-11 PSE Winslow CPA_draft.docx Public Comment.Helrnegel_14MAR2023.pdr Staff analysis PC Winslow.docx Amendment (CPA) 45 Minutes Staff analysis PCI Murden Cove.docx PSE Substations Overview Narrative.pdf Murden Cove Rezone Narrative.pdf Murden Cove CPA Narrative.pdf Murden Cove Site Plan.pdf Public Comment Murden Cove.pdf Public Comment MelnegelJAMAR2O2pd Ordinance No. 2023-10 PSEI Murden Cove CPA_draft.docx  4.c Puget Sound Energy (PSE) Murden Cove Substation Site-specific Rezone and Comprehensive Plan  4.d Puget Sound Energy (PSE) Port Madison Substation Site-specific Rezone and Comprehensive Plan  Amendment (CPA) 45 Minutes Staff analysis PC Port Madison.docx PSE Substations Overview Narrative.pdf Port Madison CPA Narrative.pdf Port Madison Rezone Narrative.pdf PortMadison Site Plan.pdf Public Comment Port Madison.pdf Public Comment_ PeIneeLJAMANZOAPAN Ordinance No. 2023-09 PSEI Port Madison CPA_draft.docx  2    5. PLANNING DIRECTOR'S REPORT - 9:05 PM 6. FOR THE GOOD OF THE ORDER- 9:10 PM  7. ADJOURNMENT - 9:15 PM  GUIDING PRINCIPLES  Guiding Principle #1 - Preserve the special character oft the Island, whichi includes downtown Winslow's small- town atmosphere and function, historic buildings, extensive forested areas, meadows, farms, marine views and Guiding Principle #2 Manage the water resources oft the Island to protect, restore and maintain their ecological and hydrological functions and to ensure clean and sufficient groundwater for future generations. Guiding Principle #3 - Foster diversity with al holistic approach toi meeting the needs oft thel Island and the human needs ofi its residents consistent with the stewardship of our finite environmental. resources.  access, and scenic and winding roads supporting all forms oft transportation.  Guiding Principle #4 - Consider the costs andl benefits to Island residents and property owners ini making land use Guiding Principle #5 - The use of land on the Island should bel based ont thej principle that the Island's  decisions.  environmental resources are finite and must be maintained at a sustainable level. without compromising the ability of future generations to meet their own needs.  Guiding Principle #6 Nurture Bainbridge Island as a sustainable community by meeting the needs oft the present Guiding Principle #7- Reduce greenhouse gas emissions and increase thel Island's climate resilience. Guiding Principle #8 Support the Island's Guiding Principles and! Policies through the Citysorganizational. and  operating budget decisions.  Planning Commission meetings are wheelchair accessible. Assistedlistening devices are: availablei in Council Chambers. Ifyour require additional ADA: accommodations, please contact thel Planning & Community Development Department at (206) 780-3750 or pd@hainbridgeagoby noon on the day preceding the meeting. Public comment may bel limitedto: allow timei for the Commissioners to deliberate. Toprovide: additional public comment, email your comment toj peddbaimbridgcwasow or maili it tol Planning: andCommunity Development, 2801 Madison. Avenue. North,  Bainbridge Island, WA981  3    Planning Commission Special Meeting Agenda Bill  e CITY OF BAINBRIDGE ISLAND  MEETING DATE: March 23, 2023  ESTIMATED TIME: 5Minutes  AGENDA ITEM: Minutes  AGENDA CATEGORY: Minutes  PROPOSED BY: Renee Argetsinger  PREVIOUS PLANNING COMMISSION  REVIEW DATE(S):  PREVIOUS COUCIL REVIEW DATE(S): RECOMMENDED MOTION: Iapprove the March 16, 2023 minutes, as presented.  SUMMARY:  BACKGROUND: ATTACHMENTS:  5    CITY OF BAINBRIDGE ISLAND March 16, 2023 Meeting Minutes  Planning Commission Special Meeting  1)  CALLTOORDER/LAND ACKNOWLEDGMENT/AGENDA REVIEW/CONFLICT  DISCLOSURE  Action: There were: no conflicts ofi interest disclosed. PLANNING COMMISSION: MEETING! MINUTES  2)  2.a Minutes March 9, 2023 Cover Page PC 03092023 Minutes. pdf  MOTION: Sean Sullivan moved, and Peter Schaab seconded to approve Imove to approve the  March 9, 2023, meeting minutes as presented. The motion carried unanimously. PUBIIC COMMENT Action: Noj public comments made. PUBLICHEARING  3)  4)  4.a Ordinance No. 2023-04 amending BIMC Chapters 2.14: and 2.16 regarding Planning Commission  meeting times and the subarea planning process.  Action: A brief summary of Ordinance No. 2023-04 and the proposed amendments to the  ordinance was provided. Cover Page  Ordinance No. 2023-04 Amendments to Title 2 PC Public Hearing Draft.pdf  02082022 City Council Mtg Minutes.pdf  4)  PUBLICHEARING Action: Public comments received.  5    Action: Public Comments Closed.  Discussion by Commissioners, City Council Liaison and COBI Staff.  MOTION: Peter Schaab moved, and Sarah Blossom seconded to amend. Motion: I move to amend Ordinance 2023-04, section C, to add a new section all interdepartmental staff team meetings regarding the Winslow Subarea Plan be recorded and published on the city's project  website.  The motion carried unanimously.  MOTION: Ashley Mathews moved, and Sean Sullivan seconded to amend Motion: I move to amend Section 2 to read as follows: The City will conyene a steering committee that will work with consultants and city staff project team to help guide and direct the creation and implementation of the community engagement plan. The steering committee will include three City Council members, two Planning Commission members, one member of REAC, one member oft the Climate Change Advisory Committee and one member oft the public to be chosen froma  current advisory committee. The motion carried unanimously.  MOTION: Sean Sullivan moved, and Peter Schaab seconded to amend Motion: I move to recommend the approval of Ordinance No. 2023-04, as amended, to the city council.  The motion carried unanimously. PLANNING DIRECTOR'S! REPORT  5)  Director Charnas provided observations and al recommendation.  FOR' THE GOODO ADJOURNMENT-8:44PM  -  6) 7)  OF THE ORDER  2  6    e CITY OF BAINBRIDGE ISLAND  Planning Commission Special Meeting Agenda Bill  MEETING DATE: March 23, 2023  ESTIMATED TIME: 30 Minutes  AGENDA ITEM: (6:201 PM) Public Hearing on Ordinance No. 2023-12 Revised Lynwood Center Comprehensive Plan  Amendment (CPA) application (PLN 52180CPA) AGENDA CATEGORY: Review and  PROPOSED BY: Jennifer Sutton  Recommendation  PREVIOUS PLANNING COMMISSION  REVIEWDATE/S): August 11, September 8, and October 27,2022.  PREVIOUS COUCIL REVIEW DATE(S): RECOMMENDED MOTION:  Imovei toa approve Ordinance No. 2023-12, adding new policyl language tol both thel Land Use and Housing Elements of  the Comprehensive Plan related to density provisions and floor area ratio.  SUMMARY:  On September 19,2022, the applicant submitteda REVISED application toi the City, scaling back to onlya aj policy request, with no changes to development standards. The revised policy wouldi indicate that the City would consider a change from Staffr recommends APPROVAL ofthis REVISED CPA application, and further recommends that the following policy should be added tol both the Land Use and Housing Elements of the City's Comprehensive Plan as shown below: The City may allow floor area: ratiol based: zoning int thel Lynwood Center Subarea forj parcels designated Neighborhood Planning Commission public hearings are planned for alli four CPA applications on March 23, 2023. Ultimately, the Planning Commission: must make a recommendation of approval, conditional approval, or denial to the City Council on  units per acre to FAR for Lynwood Center NC: and NC/R-12: zoned properties in the future.  Policy LU 9.5and Policy HO4.9  Center (NC) and] NC/R-121 to promote housing diversity and affordability.  each CPA application.  BACKGROUND: The City of Bainbridge Island accepts requests to amend the Comprehensive Plan every three years. Comprehensive Plan Amendment (CPA) applications were accepted between January and February 2022 for this current  7    cycle, and five CPA applications were: received. The CPA review process is outlined in BIMC2.16.190, and decision criteriaj primarily relate to quantifyingi potential adverse impacts on community resources and public services. NOTE: The  Haggar Scribner CPA was withdrawn on February 16, 2023.  The Lynwood Center Subarea Plan (Subarea Plan) was adopted in 1997, and includes residential density limits for the greater Lynwood Center Neighborhood Center (NC) area that are also codified in city code. The original CPA application requested both map andj policy amendments to the Subarea Plan to change the residential density regulations for the Neighborhood Center properties from units per acre to floor areai ratio (FAR) for base and bonus density provisions. Staffanalysis ofthe original application showed that there could be a substantial increase in the amount ofresidential development allowed int the Lynwood NC: area by changing tol FAR density standard. At this time City does not] have any additional sewer capacity in the South Island Sewer Area. City staff had initially recommended denial oft the original  application due to this lack of additional sewer capacity.  ATTACHMENTS:  8    CITY OF BAINBRIDGE ISLAND  DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT  Staff Analysis Date: To: From: Project:  March 14, 2023 Planning Commission Jennifer Sutton, AICP, Senior Planner Amendment (CPA) application  Public Hearing on Ordinance No. 2023-12 Lynwood Center Comprehensive Plan  File Number: PLN52180CPA Summary of Request  On September 19, 2022, Indigo Architecture & Interiors revised its original Comprehensive Plan Amendment application to only request thet following policy be addedi to the Land Use and Housing Proposed Policy (Land Use - Housing Elements) The City may-allow FAR Based Zoning in The Lynwood Center. Sub Area for parcels Zoned as NC & NC-R-12 to promote housing diversity and affordability. On September 8, 2022, the Planning Commission had an initial study session on the Lynwood Center CPA application (attached). The original application requested both map and policy amendments to the Lynwood Center Subarea Plan to change the residential density regulations for the Neighborhood Center properties from units per acre toj floor area ratio (FAR) for base and bonus density provisions to encourage affordable housing. Please note the technical definitions oft terms used int this memo can be The: staff analysis oft the original application showed that there could be a substantial increase int the amount of residential development allowed in the Lynwood NC area by changing to FAR density standard. At this time, the City does not have any additional sewer capacity in the South Island Sewer Area, and City staff had initially recommended denial of the original application due toi the current lack  Elements of the Comprehensive Plan.  found in BIMC 18.12.0501.  'Condensed definitions of relevant terms:  Floor Areai is measured as thet total area of all floors within the exterior vertical walls ofal building. (Ifa any room has a sloping ceiling, no portion of the room measuring less thani five feeti in! height is counted.) Floor Areal Ratio (FAR) is at figure that expresses the total floor areaa as ar multiple of the lot area. This figurei is determined by dividing thet floor area of all buildings on a lot by thel lot area prior to removal of lota area for dedication. Portions of parking located underground or underneath occupiable space are not countedi inf floor area ratio calculations, nor are listed historic structures. A5,000 square foot building on a 10,000 square foot lot equates to a 0.5 FAR, no matter how manys stories al building has. A one-story! 5,000 square foot building has the  same 0.5 FAR: as at two-story building with 2,500 square feet per story in this example.  Lynwood Center PLN52180 CPA  Page 10 of6  9    of additional sewer capacity. (See September 8, 2022 Planning Commission packet for additional information, including a summary of existing conditions in the Lynwood Center NC area, andi information from the City Department of Public' Works regarding area utilities. A video oft the September 8, 2022, On September 19, 2022, the applicant submitted al REVISED application to the City, scaling back the policy request to indicate that a change from units per acre to FAR: should be considered in the future but would not be changed through this CPA application. See REVISED policy request below and attached  meeting can be viewed on the City's website.)  REVISED project request and narrative.  Proposed Policy (Land Use - Housing Elements) The City may shall-Allow FAR Based. Zoning in The Lynwood Center. Sub Area for parcels Zoned as NC & NC-R-12 to promote housing diversity  and affordability.  NE BakerHlRS  Lynwood Center  R-2  R-1  NC-R-12  R-5  PAEP Pain n NE  NC  Point White DENE  Lynwood Center Area Existing Land Use Designations  Lynwood Center PLN52180 CPA  Page 2of6  10    Partl:Land Use Process/ /Lynwood Center CPA Application History  Date:  Action:  February 15, 2022 Preapplication conference held with applicant and City staff.  February 28, 2022 CPA application submitted.  Planning Commission Study Session: Overview of CPAI Process and 2022 CPA Planning Commission studys session held on original Lynwood Center CPA Planning Commission study session held on revised Lynwood Center CPA State Environmental Policy Act7 Threshold Determination of Nonsignificance Original scheduled Planning Commission Public Hearing on all CPAa applications was cancelled due to SEPA appeal on another CPA application.  August 11, 2022 September 8, 2022 October 27, 2022 October 28, 2022 November 10, 2022  Applications. application. application. issued.  September 19, 2022 Applicant revised CPA application to request policy amendment only.  Partl!: Comprehensive Plan Guiding Principles, Goals and Policies  The application is supported by the City's growth strategy to focus development in designated centers (see Goals and Policies 4, 5and 9 oft the Land Use Element oft the Comprehensive Plan) as well as several Guiding Principles and other Land Use and Housing Element goals and policies to promote and build more small, multifamily, and/or affordable housing units. Thei table below highlights some oft those goals  and policies relevant to this Lynwood Center CPA.  Comprehensive Plan Introduction: Supporting Guiding Principles  Guiding Policy 1.2 Accommodate new growth in designated centers that meet the Island's identified needs for housing, goods, services and jobs while respecting conservation and environmental Guiding Policy 3.1 Ensure a variety of housing choices to meet the needs of present and future residents in all economic segments and promote plans, projects and proposals to create affordable  protection priorities.  housing.  Land Use Element  GoalLU-4. As part of al long-term sland-wide Conservation and Development Strategy, focus residential and commercial development in designated centers, increase a network of conservation lands, maximize public access while protecting the shoreline, minimize impacts from the SR 305 corridor and conserve the Island's ecosystems and the green and open character of its landscape. PolicyLU4.1 Focus development and redevelopment on the Island over the next fifty years in designated centers that have or willl have urban levels of services and infrastructure while increasing conservation, protection andi restoration on the Island, including shorelines, especially where therei is  interaction between the fresh and: saltwater environments.  Lynwood Center PLN52180 CPA  Page 3 of6  11    GOAL LU-5 Focus Urban Development in Designated Centers Thel Plani focuses residential, commercial, andi industrial growth in Winslow and other designated centers with urban services such as the Neighborhood Centers, and the industrial centers at Day Road, and Sportsman Triangle. Collectively, Winslow, the Neighborhood Centers, and thet two industrial centers constitute Bainbridge Island's  designated centers.  Housing Element  Policy HO. 1.41 Increase the Island's percentage of multifamily homes to 18% or more of all homes (up Policy HO. 1.6 Change today's 89/11% housing split between the Mixed Use Town Center and  from 16%).  Neighborhood Centers to 80/20% by 2036.  Policy HO4 4.1 Encourage new multifamily housing ina a variety of sizes andi forms in designated centers.  Part III Public Comment  City staff sent a postcard with information about the Lynwood Center CPA1 to the greater Lynwood Center area in advance of the September 8, 2022 Planning Commission Study Session. Nine public comments have been received to date from six different commenters. Sixoft the public comments were received prior tot the September 19, 2022 revision to the CPA application. Most oft the early comments were in opposition to the CPA application to increase residential density in Lynwood Center expressing Anyi increase in density should be accompanied by an increase in services and infrastructure. Traffic, expressing that Lynwood Center has al lot of traffic, and that the CPA application would Non-motorized. safety, the roads leading to tol Lynwood Center don't have sidewalks or bike lanes, and concern that additional traffic would makei the area less safe for cyclists or Concern that increased density would harm neighborhood character: and distrust int the FAR Need additional neighborhood services in Lynwood Center to keep people from having to drive Lynwood Center is a relatively low lying area that could be impacted by future sea level rise. Housing Resources Bainbridge Executive Director Phedra Elliot wrote in support of the CPA application, noting that the City has al housing shortage, but advocating that any increase in density for creating Thet three comments received after the CPA application was revised were all in opposition tot the CPA  concern regarding:  increase traffic. pedestrians.  density standard because there isn'ta clear maximum density. Unclear about howmuch of any increased density would be affordable. to Winslow, e.g. post office instead of tourism focused businesses.  multifamily housing should be paired with mandatory affordable housing. application, reiterating some of thei issues identified above, in addition to:  Concern about sewer and water availability to serve an increase in density. Lynwood Center has already grown a lot, especially compared tot the other two NC areas.  Lynwood Center PLN52180 CPA  Page 4 of6  12    Partl IV Staff Analysis and Recommendation  The original CPA application considered by staff and the Planning Commission on September 8, 2022, proposed ap policy to convert NC density standards from units per acret to FAR. As the applicant pointed out ini their application, the FAR: standard is more likely to yield smaller, multifamily, and more affordable units compared to the units per acre standard. The City did not dispute that assertion. However, the FAR standard could have resulted in a substantial increasei in the number of units on NC- designated properties, and the City recommended denial due to lack of additional sewer capacityi in the Thel REVISED proposed policy scales back the request SO that the Lynwood Center NC density standard would not be changed through this CPA. The revision to the proposed policy, from shall to may, instead lays the groundwork for future consideration of changing the density standard to FAR int the Lynwood Center NC area. Such future consideration would be predicated on utility analysis including sewer capacity upgrades to ensure infrastructure isi in place to serve any increases in density. Thei idea of converting the City's NC areas to al FAR density standard as a way to increase affordable and multifamily units was first raised in 2019 when the City commissioned an analysis ofi its current affordable housing program. In addition, earlier this year, the City embarked on a! Housing Action Plan (HAP) project to identify actions that can help Bainbridge Island promote more housing, more housing diversity, and affordability. Evaluating whether particular development standards, including density regulations, should be updated toi increase affordability will be part oft the HAP, and this could include strategies fori the NC areas. Ultimately, the City will adopt andi implement a set of housing-related  area.  strategies by adopting a Final HAP, currently due by the end of. June, 2023.  Staff Recommendation: LU9.58H04.9  Staff recommends. APPROVAL of this REVISED CPA application, and further recommends that the following policy should be added to bothi the Land Use and Housing Elements of the City's  Comprehensive Plan as shown with minor edits below: Policy LU9.5 and Policy HO 4.9  The Citymayallow FAR-based zoning in the Lynwood Center Subarea for parcels designated Neighborhood Center (NC) & NC-R-12 to promote housing diversityand affordability. The application is supported by the City's growth strategy to focus development in designated centers (see Goals and Policies 4, 5 and 9 of the Land Use Element oft the Comprehensive Plan) and other Land Use and Housing Element goals and policies to promote and build more multifamily, small, and affordable housing units (see memo Part Ila above). In addition, the City is currently considering how to increase affordable housing through the City Housing Action Plan project and through the upcoming 2044 Comprehensive Plan periodic update. Therefore, further work on thei issue of affordability in the Thei issue of sewer service int the Lynwood Center area was discussed at the September 8, 2022 Planning Commission study session, and a memo regarding thei issue from the Department of Public Works describes sewer service ini the area. Any future discussion about increasing density in Lynwood Center would have to be supported by an increase sewer connections, and at this time, iti is uncertain if  City's NC areas raised by the proposed new policy will continue.  additional connections can be obtained.  Lynwood Center PLN52180 CPA  Page! 5of6  13    PartV Comprehensive Plan Amendment Decision Criteria  There are five decision criteria to evaluate for Comprehensive Plan Amendments, outlined in BIMC 2.16.190.H. The criteria and staff analysis of how the criteria can be applied to the REVISED CPA Decision Criteria. The planning commission and city council shall base their respective recommendation or decision on a proposed comprehensive plan amendment on thet following 1. Compliance with Law. Amendments to the comprehensive plan shall comply with the Growth Staff Response: This REVISED CPA application would comply withi federal laws and be supported by other GMA goals to promote affordable housing and toi focus growth within centers or urban areas to  application are below.  criteria:  Management Act and other state and federal laws.  prevent sprawl. 2. Resources.  a. The city must have the resources, including staff and budget, necessary toi implement the proposal. b. The amendment will not result inc development that has significant adverse effects on community resources, including but not limited to: water resources, utilities, transportation, parks or schools. C. The amendment must not adversely affect the city's ability to provide the full range of public facilities and services at the planned level of service, or consume public resources otherwise needed Staff Response: The City would have the resources to implement the REVISED CPA application at this time, which would involve updating the City's Land Use and Housing Elements to add the new policy. Ini the future, when the City considers implementing additional strategies to promote multifamily and affordable housing, capacity of public facilities willl have to be evaluated prior to any change in 3. Internal Consistency. Amendments shall be consistent with thel land uses and growth projections that are thel basis of the comprehensive plan and with the overall intent of the comprehensive plan, including the community vision, overriding principles, and overall goals that guide the plan. Staff Response: This REVISED CPA applicationi is supported by the City's growth strategy toi focus development in designated centers (see Goals and Policies 4,5 and 9 of the Land Use Element of the Comprehensive Plan) and other Land Use and Housing Element goals and policies to promote and build 4. Cumulative Effect. All amendments must be considered concurrently in order to evaluate their cumulative effect ont the comprehensive plan text and map, development regulations, capital facilities program, adopted environmental policies and other relevant implementation measures. Staff Response: This CPA does noti impact andi is noti impacted by the other four CPA applications  to support comprehensive plan implementation strategies.  development standards that could increase the number of new units.  more multifamily, small and affordable housing units (see memo Part Il above).  under consideration during the 2022 CPA cycle.  5. Land Use Impacts. Amendments shall not adversely affect public health, safety or welfare. An amendment must be compatible with neighboring land uses and surrounding neighborhoods, if appropriate. In addition, applications should ber reviewed for their cumulative land use impacts. Staff Response: This REVISED CPA application would add a new policy to the Land Use and Housing Elements of the City's Comprehensive Plan, and would not adversely affect public health, safety, or welfare. Compatibility with adjacent development would be required and evaluated during design review should there be at future site-specific development project in any area.  Lynwood Center PLN52180 CPA  Page 6of6  14    ***PLANNING COMMISSION PUBLIC HEARING DRAFT***  ORDINANCE NO. 2023-12  AN ORDINANCE of the City of Bainbridge Island, Washington, adding a policy to both the Land Use and Housing Elements of the Comprehensive Plan related to density in the Lynwood Center Neighborhood Center area.  WHEREAS, the City ofBainbridge Island (City) accepts requests to amend the Comprehensive Plan every three years as described in the Comprehensive Plan Amendment (CPA) process established by Bainbridge Island Municipal Code (BIMC)  Chapter 2.16.190; and  WHEREAS, 2022 was a CPA application year, and the City received five CPA WHEREAS, Indigo Architecture & Interiors submitted a CPA, permit file number PLN52180 CPA, requesting both a policy addition and an amendment to the Future Land Use Map oft the Comprehensive Plan to change the density regulations from units per acre to floor area ratio (FAR) in the Lynwood Center Neighborhood Center (NC) area, to support housing diversity and affordability goals; and  applications during the. January and February 2022 submission window; and  WHEREAS, City planning and public works staff analyzed the Lynwood Center CPA, and determined that changing the density from the current density range oftwo- twelve units per acre to a 1.05 FAR density limit could: result in a substantial increase in  residential development; and  WHEREAS, thel Lynwood Center NC areai is within the South Island Sewer. Area and City public works staff calculated that there is not additional sewer capacity to support an increase in density at this time, and therefore City planning and public works staffrecommended denial oft the application to the Planning Commission; and  WHEREAS, the City staff presented the Lynwood Center CPA and the staff recommendation to the Planning Commission, and the Planning Commission considered  the application and at a study session on September 8, 2022; and  WHEREAS, on September 19, 2022 the applicant revised the Lynwood Center CPA application to request aj policy amendment only, and to revise the policy wording from "shall" to "may", requesting to add the following policy to the City Comprehensive Plan Land Use and Housing Elements- The City may allow) floor area ratio based: zoning ini the Lynwood Center Subarea. Planj for parcels zoned. Neighborhood Center (NC) and Neighborhood Center/R-12 (NC/R-12) to promote housing diversity and affordability;  and  Page 1 of3  15    WHEREAS, City staff analyzed revised application, and given that the CPA had been scaled back to not result in any increase in density at this time; changed its  recommendation to "approval"; and  WHEREAS, City staff presented the revised Lynwood Center CPA application and staffrecommendation to the Planning Commission and at a study session on October  27,2022; and  WHEREAS, the City issued a State Environmental Policy Act (SEPA) Determination ofNonsignificance for this CPA application on October 28, 2022; and 2023-12 on March 23, 2023, and after closing the public hearing, made a  WHEREAS, the Planning Commission held a public hearing on Ordinance No.  recommendation of  to the City Council; and  WHEREAS, notice was given on March 10, 2023, to the Office ofCommunity Development at the Washington State Department ofCommerce in conformance with  RCW 36.70A.106; and  WHEREAS, on WHEREAS, on  2023, the City Council considered Ordinance No. 2023- 2023, the City Council adopted Ordinance No. 2023-12.  12;a and  NOW,THEREFORE, THE CITY COUNCIL OF THE CITY OF BAINBRIDGE ISLAND, WASHINGTON, DOES ORDAIN AS FOLLOWS: Section 1. The City Council finds that the Lynwood Center CPA application, permit number PLN52180 CPA, is in conformance with the Comprehensive Plan, the CPA decision criteria, and all applicable state laws in effect at the time ofa approval.  Section 2. The following policy is hereby added to the Land Use Element oft the Policy LU9.5T The City may allow floor area ratio based zoning in the Lynwood Center Subarea for parcels designated Neighborhood Center (NC)and NC/R-12 Section 3. The following policy is hereby added to the Housing Element ofthe Policy HO4.9The City may allow floor area ratio based zoning in the Lynwood Center Subarea for parcels designated Neighborhood Center (NC)and NC/R-12  Comprehensive Plan.  top promote housing diversity and affordability.  Comprehensive Plan.  to promote housing diversity and affordability.  Page 2 of3  16    Section 4. This ordinance shall take effect and bei in force five (5) days from  its passage and publication as required by law.  PASSED by the City Council this XX day ofXX 2023. APPROVED by the Mayor this XX day ofXX 2023.  Brenda Fantroy-Johnson, Mayor  ATTEST/AUTHENTICATE:  Christine Brown, MMC, City Clerk  FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVE DATE: ORDINANCE NUMBER:  XX,2023 XX,2023 XX,2023 XX,2023 2023-12  Page 3 of3  16    HOUSING DIVERSITY & AFFORDABILTY  Proposed Comprehensive Plan Change  Proposed Policy (Land Use-Housing Elements)  The City May-ShaH-Allow FAR Based Zoning in The Lynwood Center Sub Area for parcels Zoned as NC &N NC-R-12 to promote housing diversitya and  affordability.  Why? Benefits of FAR Zoning  FAR based zoning will promote smaller scale & affordable pedestnan-onented Current approach regulates density as units per acre which encourages larger Smaller scale units allow modest density increases within current development standards (lot coverage, height, etc.) and provide increased levels of affordability  housing consistent with Comp Plan Goals  size units and construction of "high end" market rate units.  How? Fit with Existing Regulations  Consistent with current policy to achieve higher residential densities within NSC FAR can be structured to include incentives or bonus for projects which include affordable housing (see example ordinance language below). FAR approach doesn'trequire modifying current development standards. New Base FAR limit can be set to conform with existing NC zoning regulations such as height limit, setbacks, lot coverage (see comparison below).  and to help reduce traffic congestion.  What? Supports Housing and Land Use Elements  Achieves limited density increases within Designated Neighborhood Center while Increased housing options (rentals, smaller living units) for individuals and families with modest or fixed incomes within the community. Promotes opportunity for those who work in the community to live or remain in Reduces environmental impacts of off island workforce car commuting onto the  maintaining community character  the community. Island.  Prepared by: IndigoA Architecture & Interiors+ Wenzlau Architects+ HRB  18    HOUSING DIVERSITY & AFFORDABILIY  Supports the long-term viability of local businesses, and those who provide for local community daily, workers that define our "Special Island Character."  Supporting Comp Plan Policies  HO Action #2 Amend the City's development code to facilitate an increase in the Policy HO 3.1 Encourage innovative zoning regulations that increase the variety of housing types and choices suitable to a range of household sizes and incomes in a way that is compatible with the character of existing neighborhoods. Policy HO 3.7 Expand opportunities for infill in the residential neighborhoods of the Winslow Master Plan study area and the Neighborhood Centers. Policy HO 6.2 In order to provide for permanently affordable housing pursue effective strategies to reduce the land cost component of affordable housing which may include alternative land use zoning, density bonuses and other  diversity of housing types and supply of affordable housing.  incentives  Prepared by: IndigoA Architecture & Interiors+ Wenzlau Architects+ HRB  19    HOUSING DIVERSITY & AFFORDABILIY The proposed Land Use Policy Comp Plan Language Change offers stakeholders such  as:  The City Council The Planning Commission The CoBI Planning & Public Works Staff The Housing Action Plan Committees Community Members  the immediate opportunity to develop, propose, consider, and adopt, more specific Zoning Code Ordinance Language, that could be used to appropriately regulate FAR Specific Zoning Code Ordinance Language for regulating FAR: Zoning is still yet to be developed and would go through the established public process to allow all stakeholders to propose and address important relative technical issues such as, parking, transportation safety, utility service capacities, and qualified affordability However, without a Comp Plan Land Use Policy Language Change now, the opportunity to even consider FAR. Zoning in the Lynwood NC Zones, is deferred for a minimum of 3 years, to the next Comp Plan change cycle. Given the urgent need to consider all possible methods of providing affordable housing in the community it seems irresponsible to defer the consideration of an FAR option yet another 3 years. The below summarizes the differences between the existing Dwelling Unit Count Zoning Methodology VS. a Proposed FAR Controlled Zoning Methodology option. Note that FAR based zoning must still comply with other elements of the Zoning Code such as,  Zoning Methodology in the Lynwood NC Zones.  criteria, which a change to FAR based Zoning would affect.  but not limited to:  Lot Coverage Limits Height Limits Setback Limits  Parking and Landscape Requirements Environmental and SMP Regulations Mixed use requirements Fire and life safety codes. As a baseline comparison:  An FAR=1.05 would constrain a future proposed building size to the SAME Bldg envelope/volume extents (height limit, setbacks, lot coverage) as is currently allowed under the existing dwelling unit count based zoning in the NC. Zones, as  follows:  Prepared by: IndigoA Architecture & Interiors+ Wenzlau Architects+ HRB  20    HOUSING DIVERSITY & AFFORDABILTY  For a theoretical 1.0 acre (43,560 sf) site Currently Zoned "NC R-12"  Existing allowed Lot Coverage = 35%x4 43,560 sf = 15,246 sf of bldg Existing allowed Height Limit = 35' (3 stories) = 15,246 sf bldg footprint allowed X 3 stories allowed = 45,738 sf of bldg area currently allowed  footprint is currently allowed  12 dwelling units currently allowed IfFAR =1.05 were applied in future:  1.0 acre (43,560 sf) X FAR 1.05 = 45,738sf max bldg area allowed, same as max bldg area as allowed under existing zoning regulations. Max allowed lot coverage = 35% X 43,560 sf = 15,246 sf of bldg footprint allowed, same as max lot coverage as allowed under existing zoning Height limit, 35, same max height as allowed under existing zoning POSSIBLE maximum practical dwelling unit count = 41 dwelling units**  regulations. regulations.  (=2.3x existing dwelling unit counts allowed)  "Assumptions:  1,000 sf of gross bldg area per each (small dwelling unit), includes common stairs, elevators, circulation, mech, elec rooms, totaling -20% of the total gross area, leaving Dedicating a minimum of 10% of the total building area -4,600sf to commercial spaces per existing mixed-use  800nsf/dwelling unit living space. requirements in the NC Zone.  This example FAR=1.05 regulated building would remain compliant with  existing zoning envelope standards 35% lot coverage 35' height limit  This example is for reference only. Final applicable FAR quantities remain to be determined during a separate public Zone Code Ordinance Amendment process and could only apply to Qualified Affordable Housing Projects proposed in the Lynwood NC Zone. A "Qualified Affordable Housing Project" could include requirements such as:  Defined specific income level qualifications for residents (i.e.- 80% of AMI, 100% Specific quantities of dwelling units (i.e.- 50% of units, 100% of units, etc...)i in a proposed project must include income qualification for rental or purchase.  of AMI, etc...)  Prepared by: Indigo Architecture & Interiors+ Wenzlau Architects+ HRB  21    HOUSING DIVERSITY & AFFORDABILIY  Appendix  Comp Plan change applies to parcels in Lynwood Center Sub Area Zoning Land Use Designations NC & NC-R-12 (purple & light purple) on attached existing COBI Zoning  Map.  Landuse Web Application Find address orp place : de  City of Bainbridge Island Kitsap County! Parcel Searchl Link  Q  Layer List Layers Sewert District7 7Service Area Zoningl Landu Use DesignationsF Feb.2017 R-0.4 R-1 R-2 R-2.9 -3.5  Q5  ynwood Center  CORE CURRUSE ERICK GATE 4S-1 S-2 MAD NC NC-R-12 WDI Water ServiceP Providers Group A&B  4224  4174 4162  StreamsJuly Wetlands Shoreline AddressP Points CitySewer Service Areas Streets  4103  Prepared by: IndigoA Architecture & Interiors+ Wenzlau Architects+ HRB  22    CITY OF BAINBRIDGE ISLAND  Land Use Application  Supporting documents are required for project review. See the Administrative Manual for Planning Permits and Fee Schedule for permit submittal requirements and fees.  Please schedule an appointment at Planning and Building Submittal Appointments. Project Name Comp Plan Amendment Application - NC Zoning in Lynwood Ctr Subarea  Property Owner(s) Non-project specific  Site Address NC Zone, Lynwood Center Subarea  Parcel Numbers  Select Application Type AdvasimesioAPpPovestandUse-Mep: Select Application Type Comprehensive Plan Amendment Consolidated Review Requested BIMC2.16.070) No  Project Name and Description Proposed Comprehensive Plan Change Proposed Policy (Land Use-Housing Elements)  The City Shall Allow FAR Based Zoning in The Lynwood Center Sub Area for parcels Zoned as NC & NC-R-12 to promote housing diversity and affordability.  City of Bainbridge Island 280Madison. Avel N Bainbridge Island, WAS 98110 Permitingsubmittaletalobainbridgewagow  Department of Planning & Community Development  23    CITY OF BAINBRIDGE ISLAND  Project Contacts  Applications must be submitted byt the property owner or the owner's designated agent. Ar notarized Owner/Agent Agreement must accompany this application ifs submitted by a designated  agent.  Applicant  PropertyOwnerindgo Architecture & Interiors (Jeb Thomnburg) Mailing Address:POI BOX 10549, Bainbridge Island, WA98110  malistidhenandsp.son Phone: 206.909.0864  Name of Authorized Agent (Notarized Owner/Agent Agreement form required).  Mailing Address: Email: Phone:  Statement of Affirmation REQUIRED  laffirm, under penalty of perjury, that all answers, statements, and information submitted with this application are correct anda accurate tot the best of my knowledge. 1359a#Fm.tAaEIatHam.tne-owPere: esgasted-agenteHteSNBPCA-uAhep-gaAtperasugAlo.myamda1employeesand epresentatveseHRACHy9:SaSBAege1SaR6aA48FBOVeFAmeR313gene8Et0e-enteruponand  Aspectsaia-properyAEPBASPAAVRACASAPHOPoesees5tASAPPHGAHA.  Mo Owner Nâme- Print Applicant Owner Name Print  2.28.22 Date Date Date  Owner Name Signature  Owner Name Signature Agent Name Signature  Agent Name and Business Name Print  City of Bainbridge Island 280 Madison. Avel N Bainbridge Island, WAS 98110 Permitingsubmittaletalobainbridgewagox  Department of Planning & Community Development  24    HOUSING DIVERSITY & AFFORDABILTY  Proposed Comprehensive Plan Change  Proposed Policy (Land Use-Housing Elements)  The City Shall Allow FAR Based Zoning in The Lynwood Center Sub Area for parcels Zoned as NC & NC-R-12 to promote housing diversity and affordability.  Why? Benefits of FAR Zoning  FAR based zoning will promote smaller scale & affordable pedestran-oriented Current approach regulates density as units per acre which encourages larger Smaller scale units allow modest density increases within current development standards (lot coverage, height, etc.) and provide increased levels of affordability  housing consistent with Comp Plan Goals  size units and construction of "high end" market rate units.  How? Fit with Existing Regulations  Consistent with current policy to achieve higher residential densities within NSC FAR can be structured to include incentives or bonus for projects which include affordable housing (see example ordinance language below). FAR approach doesn'trequire modifying current development standards. New Base FAR limit can be set to conform with existing NC zoning regulations such as height limit, setbacks, lot coverage (see comparison below).  and to help reduce traffic congestion.  What? Supports Housing and Land Use Elements  Achieves limited density increases within Designated Neighborhood Center while Increased housing options (rentals, smaller living units) fori individuals and families with modest or fixed incomes within the community. Promotes opportunity for those who work in the community to live or remain in Reduces environmental impacts of off island workforce car commuting onto the Supports the long-term viability of local businesses, and those who provide for local community daily, workers that define our "Special Island Character."  maintaining community character  the community. Island.  Prepared by: IndigoA Architecture & Interiors+ Wenzlau Architects+ HRB  25    HOUSING DIVERSITY & AFFORDABILTY  Supporting Comp Plan Policies  HO Action #2 Amend the City's development code to facilitate an increase in the Policy HO 3.1 Encourage innovative zoning regulations that increase the variety of housing types and choices suitable to a range of household sizes and incomes in a way that is compatible with the character of existing neighborhoods. Policy HO 3.7 Expand opportunities for infill in the residential neighborhoods of the Winslow Master Plan study area and the Neighborhood Centers. Policy HO 6.2 In order to provide for permanently affordable housing pursue effective strategies to reduce the land cost component of affordable housing which may include alternative land use zoning, density bonuses and other  diversity of housing types and supply of affordable housing.  incentives  Example Comparison of Existing Unit Count Methodology VS. Proposed FAR  Theoretical 1.0 ac (43,560 sf) site EXISTING NC R-12  Lot Coverage 35% X 43,560 sf: = 15,246 sf footprint allowed Height Limit 35' (3 stories) = 15,246x x3=4 45,738 sf allowed  12dwelling units allowed PROPOSEDI FAR=1.05  Remains compliant with existing zoning envelope standards  35% lot coverage 35' height limit  No limit on dwelling unit count in existing zoning envelope standards*  *Note: small units would naturally be more affordable  Prepared by: IndigoA Architecture & Interiors+ Wenzlau Architects+ HRB  26    HOUSING DIVERSITY & AFFORDABILTY  Example of Potential Prescribed Affordable Housing Incentive (future ordinance)  BASE FAR = 1.05 35% lot coverage 35' height limit 50% lot coverage 35' height limit 20% public space required 25% reduction in parking requirement Indoor bike parking required  FAR WITH 50% AFFORDABLE UNITS = FAR1.25  Example of Potential Prescribed Affordable Housing Incentive (continued)  FAR WITH 100% AFFORDABLE UNITS = FAR 1.5  50% lot coverage 20% public space required 50% reduction in parking requirement Indoor bike parking required Car share program required  45' height limit with additional 10' setback from current setback regs  Prepared by: IndigoA Architecture & Interiors+ Wenzlau Architects+ HRB  27    HOUSING DIVERSITY & AFFORDABILIY  Appendix  Comp Plan change applies to parcels in Lynwood Center Sub Area Zoning Land Use Designations NC & NC-R-12 (purple & light purple) on attached existing CoBI Zoning  Map.  Landuse Web Application Finda address orp place He  City of Bainbridgel Island Kitsap County Parcel Searchl Link  Layer List Layers L Sewer District? 7Service Area Zoningl Landu Use DesignationsF Feb.2017 R-0.4 R1 R2 R-2.9 R-3.5 R-4.3 -5  Q  512  ynwood Center  CORE CURRUSE ERICK. FTD GATE HS-1 HS-2 MAD NC NC-R-12 WDI Water Service Providers GroupA A&B Section fownship Streams July Wetlands Shoreline Address Points Ctys Sewers ServiceA Areas Streets  4174  Prepared by: IndigoA Architecture & Interiors+ Wenzlau Architects+ HRB  28    Planning Commission Special Meeting Agenda Bill  B CITYOF BAINBRIDGE ISLAND  MEETING DATE: March 23, 2023  ESTIMATED TIME: 45 Minutes  AGENDAITEM: Puget Sound Energy (PSE) Winslow Substation Site-specific Rezone and Comprehensive  Plan Amendment (CPA)  SUMMARY: PSE operates three electrical substations on the Island. Most of the infrastructure was constructed between 50 and 70 years ago, and is nearing the end ofi its useful life. The substations are within residentially zoned districts, and PSE seeks to change the zoning to Business /I Industrial. Ifapproved, these applications would result in an amendment to the Comprehensive Plan Land Use Map and the City's zoning Meeting materials include a substation overview from PSE, a narrative from PSE specific to each property, existing site maps for each of the properties, public comment received to date, the draft ordinance, and staff The Planning Commission shall conduct a public hearing as defined in BIMC 2.14.020.G. Recommendation of  map.  analysis of each property.  the Planning Commission is provided to the City Council for decision on the application.  AGENDA CATEGORY: Review and  PROPOSED BY: Planning & Community Development  Recommendation  RECOMMENDED MOTION: Imove to recommend the City Council approve Ordinance 2023-11 amending the Comprehensive Plan land use map and zoning districts map for Puget Sound Energy's Winslow  Substation site.  COMMUNITY ENGAGEMENT AND OUTREACH:  FISCAL IMPACT:  Amount: Ongoing Cost: One-Time Cost:  Included in Current Budget?  BACKGROUND: The City accepts requests to amend the Comprehensive Plan every three years. Four CPA applications are under consideration for this current cycle. The review process and decision criteria for Site-specific Rezones are contained in BIMC 2.16.140. The CPAreview process and decision criteria are contained in BIMC 2.16.190. Anoverview oft the CPA process was provided to the Planning Commission on August 11, 2022 and discussion-only, study session for all applications was conducted on October 13, 2022.  29    ATTACHMENTS:  PSE Substations Overview Narrative.pdf Winslow Rezone Narrative.pdf Winslow CPA Narrative.pdf Winslow Site Plan.pdf Public Comment Winslow PH.pdf  Ordinance No. 2023-11 PSE Winslow CPA draft.docx Public Comment Hellriegel 14MAR2023.pdf Staff analysis PC Winslow.docx FISCAL DETAILS: Fund Name(s): Coding:  30    PSE PUGET SOUND ENERGY  Bainbridge Island PSE Electrical Substation Overview  Summary  Flexibility required to implement a range of potential reliability and capacity improvements is being sought in Puget Sound Energy's (PSE) Comprehensive Plan Map Amendment and Site-Specific Rezone applications for the three substations to meet electrical needs on Bainbridge Island. These local needs were identified and analyzed through needs and solutions studies undertaken by PSE's Strategic System Planning department to ensure PSE can reliably serve residents and businesses over a 10-year planning horizon. The solutions report concluded that a hybrid of potential wires and non-wires alternatives would best meet the identified needs, includin installing a new 115 kV transmission line to create a looped system, installing a battery energy storage system (BESS), as well as other non-wires energy efficiency and demand response solutions (collectively called distributed energy resources or DERS). As an example, a transmission line and battery energy storage system (BESS) solution will require improvements at PSE's existing substations on Bainbridge Island if implemented at either the Murden Cove or Winslow Substation sites. To give PSE the flexibility to upgrade our existing system to meet these needs, while limiting environmental and community impacts by making full use of our existing substation sites, PSE is requesting that the substation sites be rezoned from low density residential to business/ndustria designations. This overview provides background on the history of the substation sites, PSE's needs and solutions assessments, and potential outcomes if the Comprehensive Plan Map  Amendment and Site-Specific Rezone requests are not approved.  History of Bainbridge Island Substations  Puget Sound Energy (PSE) operates three electrical substations on Bainbridge Island. These substations serve as connection points to distribute electricity to homes and businesses within the community from transmission lines that bring electricity to the Island from generation sources. Two transmission lines, the Port Madison Tap and Foss Corner-Port Madison 115 kV lines, bring power to Island from the Kitsap Peninsula over Agate Pass to Port Madison Substation located at the intersection of NE Day Road West and SR-305. From the Port Madison Substation, the Murden Cove Tap 115 kV radial transmission line connects to Murden Cove Substation located on Sportsman Club Road NE and the Winslow Tap 115k kV radial transmission line connects to Winslow Substation located on NE Bucklin Hill Road bringing electricity further onto the Island. Equipment within the three substations reduces the transmission line voltage (115 KV-115,000 volts) to distribution voltage (12.5 kV-1 12,500 volts). From these substations, distribution lines distribute power to homes and businesses throughout the  community.  31    The first substation constructed on Bainbridge Island was the Port Madison Substation in the early 1950s. At that time, a previous configuration of the Port Madison Tapi transmission line brought power to the Island via a transmission line crossing on the west side of Agate Pass bridge. The Winslow Substation was constructed in the early 1960s and was connected to Port Madison Substation with the installation of the Winslow Tap transmission line. In the 1969/1970 timeframe, the steel lattice transmission towers on either side of the Agate Pass crossing on the east side of the Agate Pass bridge were constructed, providing the support for two transmission supply lines to the Island. The existing crossing on the west side of the bridge was converted to a distribution line crossing. Murden Cove Substation was constructed in 1979 and was connected to the Port Madison Substation via the Murden As growth occurred on Bainbridge Island, PSE's facilities were replaced and upgraded to meet capacity needs and improve service reliability. In 2014 the two aging steel lattice towers on either side of the Agate Pass crossing were replaced with four steel monopoles. In 2015 the Port Madison Tap line was rebuilt with new poles and higher capacity conductors. Then in 2016 the Foss-Corner - Port Madison 115-kV line was rebuilt with new poles and higher capacity conductors. Over the years, as the linear transmission and distribution infrastructure has been upgraded and expanded, SO have the three Prior to the 1991 annexation of the area of Bainbridge Island outside of the Town of Winslow, all of PSE's substations were located within rural unincorporated Kitsap County. As growth occurred on Bainbridge Island, community development extended into the areas surrounding the substation sites and PSE's substation facilities were expanded and upgraded to accommodate the added electrical load resulting from this growth. When PSE initially purchased the substation properties, it was expected that the facilities would expand and grow as additional infrastructure would be needed to support increased electrical demand. It was also understood that the substation use was not characteristic of rural residential development. Upon annexation of the City of Bainbridge Island from Kitsap County, the new City adopted existing Kitsap County zoning and development regulations (City of Bainbridge Island Ordinance 90-17), but has since expanded upon these regulations to reflect additional rural conservation  Cove Tap transmission line.  substations ont the Island to support this infrastructure.  policies.  Aquifer Recharge Protection Area (ARPA) Regulations  The Bainbridge Island Code regulates Aquifer Recharge Areas as critical areas under the City's critical areas regulations. According to a December 2021 City handout, "the ARPA requirement grew out of a review and assessment of the City's adoption of new state stormwater regulations that emphasize the use of Low Impact Development (LID) Best Management Practices (BMPs). A new requirement to designate an Aquifer Recharge Protection Area of up to 65 percent of a site is included in the critical areas ordinance because the City's stormwater regulations allow for engineered: solutions which may not The ARPA regulations designate the entirety of Bainbridge Island as an aquifer recharge area, however the requirement to designate a percentage of the site as an Aquifer Recharge Protection Area and preserve native vegetation is specific to low density residential zoning districts (R-0.4, R-1, and R-2), which make up as significant portion of the Island's zoning outside of areas designated to absorb density. PSE'ssubstation sites are located within the R-0.4 and R-2 zoning districts as a relic of the rural zoning in place prior to the incorporation of the City of Bainbridge Island. Port Madison Substation was constructed in 1954 with Winslow Substation and Murden Cove Substation constructed in 1960 and 1979 respectively. The developed area on these sites was established well before current consideration  include any native vegetation retention".  Page 2of7  32    of aquifer recharge protection. Development on the substation sites incorporates low impact stormwater features and maintains significant portions of the sites as native vegetation. With the adoption of the ARPA regulations in 2018, consideration was not given to established development providing essential services to the Island that are conditionally allowed within the low residential density zoning. The ARPA regulations do not provide a mechanism to allow continued upgrades and expansion  oft these essential facilities. PSE'sSubstation Planning  PSE has a duty to our customers to make prudent financial investments based on infrastructure needs. PSE's Strategic System Planning department regularly assesses electrical system needs to ensure that PSE can reliably serve residents and businesses over a 10-year planning horizon. A determination of need is based on violations of NERC Compliance Standard TPL 001-4 which looks at categories including reliability, capacity, aging infrastructure and operational needs. The Bainbridge Island Electric System Needs Assessment published in 2019 determined that the Bainbridge Island electrical system has reliability, capacity, and aging infrastructure needs and concerns during the 10-year planning horizon on both the transmission and distribution systems. Per PSE solution criteria, once a solution is implemented, it must last ten years. Therefore, the solutions in the 2019 assessment are expected to serve the Bainbridge community at least 10 years beyond their in service date. The identified Bainbridge Island needs and concerns related to the Comprehensive Plan Map Amendment and Site-  Specific Rezone requests for PSE's3 substation sites include:  Substation Capacity Need: A distribution substation group capacity need was identified to support general load growth on the island and planned additional load for the electrification of the Washington State Ferries. The needs assessment identified a load growth need of 6.6 MW Transmission Reliability Need: A transmission reliability need was identified to improve the performance of the Winslow Tap transmission line that feeds Winslow Substation. Nearly 70 percent of the transmission outage time on Bainbridge Island is attributed to events on this Transmission Operational Flexibility Concern: To deliver power reliability, the Bainbridge Island electrical system must be able to transfer electrical load when a transmission line needs to be taken out of service for maintenance or when a substation outage occurs due to the lack of a redundant transmission line. Customers served by Winslow and Murden Cove Substations make up two-thirds of the Island customers and these substations do not have al backup power: source ift the single transmission line serving each substation experiences an outage. This concern The range of identified needs and concerns require that PSE evaluate potential wire and non-wire solutions, the majority of which require or potentially require upgrades and improvements at the  (megawatts) and ai ferry electrification need of 10MW.  transmission line.  coincides with the transmission reliability need.  Murden Cove, Winslow and Port Madison substation sites.  Page 3 of7  33    Solutions. PSE is actively evaluating a range of potential solutions to address the identified needs and concerns. As noted above, many of these solutions could result in needed improvements at PSE's three existing substation sites. Potential solutions to address capacity needs include the installation of a battery energy storage system (BESS) at either the Murden Cove or Winslow Substation site or encouraging the use of DERS. DERS (distributed energy resources) are demand response and energy efficiency measures that homeowners and businesses can incorporate into their residences and Transmission reliability and operational flexibility solutions are also being evaluated to determine which solutions PSE will ultimately propose, design, and move forward with permitting and implementation. This includes the potential to construct a new 115 KV transmission line between the Murden Cove and Winslow Substations (the Murden Cove - Winslow 115 kV transmission line) to create a looped transmission system between the three substations on Bainbridge Island and to build redundancy into the system should one of the existing radial transmission liens experience an outage. Finally, PSE is considering the potential need to install a second transformer bank at Murden Cove and/or Winslow Substations in the long-term (beyond the 10 year planning horizon). PSE needs the flexibility to implement a range of solutions, many of which may require infrastructure improvements at one or  buildings as a means ofr reducing total island energy needs.  more substation sites.  Potential Substation Improvements. PSE is in various stages of planning for potential improvements at the three substation sites. Potential improvements at each site following approval of the Comprehensive  Plan Map Amendment and Site-Specific Rezone requests include:  Port Madison Substation: PSE is proposing to replace the existing control house (enclosure that houses the equipment that oversees, controls and protects the functioning of the substation) and other associated equipment within the existing substation yard in 2023. This work is to address aging infrastructure replacement needs within the substation and must be completed Long-term (beyond 10-years), PSE may need to expand the Port Madison Substation and upgrade the substation 115 kV bus infrastructure to meet future system needs. Murden Cove Substation: PSE is evaluating the potential to install a 3.3 MW BESS at Murden Cove Substation to address substation capacity needs during peak demand periods, installing a new control house and upgrading site stormwater improvements. Additionally, PSE is evaluating expanding the existing 115 kV bus infrastructure to address transmission line reliability and operational flexibility solutions, including a new 115 kV transmission line. This would require expansion of the existing 115 KV bus within the substation and addition of a control house which would be needed in the event the BESS was not installed at the site and a Winslow Substation: Another potential site that PSE is exploring with BESS vendors is the Winslow Substation site. A BESS at this site could address substation capacity need now or in the future. A BESS at Winslow would require expansion of the existing substation fenced area and installation of a new control house, as well as stormwater upgrades. To address transmission system reliability, if PSE ties the new 115 kV transmission line into Winslow Substation, substation expansion will be needed independent of the improvements needed for  prior to work at the other two substations.  control house not already installed for that project.  Page 4 of7  33    the BESS, including expansion of the 115 kV bus and stormwater upgrades. In the long-term, independent of near term needs, PSE anticipates the need to add a second transformer bank to  the substation tos support system capacity. Potential Outcomes without the Rezone  PSE determined that rezoning the substation sites is the appropriate strategy to meet the long-term electrical needs of the community. In order for the potential solutions in the 10 year horizon plan and beyond to be implemented, improvements are needed at the substation sites. Expansion of the existing substation yards are needed at Winslow and Murden Cove Substations. In order for these expansions to occur and bring the site designations into alignment with their long-term utility use, PSE is requesting The following summarizes potential outcomes if the Comprehensive Plan Map Amendment and Site- Specific Rezone requests for the three substations were not approved by the City of Bainbridge Island. These outcomes are based on the 10-year planning horizon and preferred solutions identified by PSE's Outcome 1: Aquifer Recharge Protection Area Code Amendment. PSE explored the option to amend the existing critical areas regulations as they pertain to Aquifer Recharge Protection Areas (ARPA) to allow an exemption or accommodation for substation uses located on low density residentially zoned property. After discussions with City staff, it was determined that providing an exemption or allowance for a specific non-residential use in specific locations within in the ARPA code was not preferred from a The ARPA regulations were passed in 2018 as part of a critical areas code update to address protection of groundwater resources as the entirety of Bainbridge Island was designated as an ARPA based uponi its sole source aquifer designation for the community's drinking water. The City chose to impose the ARPA restrictions based on assumptions that the use of the properties in low density residential zoning districts would predominantly be low density single-family residential development. The code does make an incremental allowance for additional developed area for parks and schools, but does not consider other existing essential community uses that are located within low-density residential zoning districts. The substations are within these districts as a vestige of zoning designations and associated development standards being overlaid on existing land uses that were present before Bainbridge Island was incorporated as a city. As the community grows and policies evolve, these essential uses do not necessarily reflect characteristic development within the low density residential zoning districts or the The ARPA regulations focus on maintaining the Island's rural character when developing low density residential property. The substation sites are already significantly developed with non-residential uses that will not revert back to having less developed area. Code amendments generally do not target specific sites, but do generally provide performance standards for specific uses. Changing the zoning designation to reflect the use of the sites for substations provides clarity and certainty for the  that the City of Bainbridge Island rezone the properties.  Strategic System Planning department.  policy standpoint.  associated policies within the Comprehensive Plan.  community and is the preferred approach from a policy standpoint.  Page 5of7  33    Outcome 2: Retain Low Density Residential Zoning and Comply with ARPA Regulations. The implications of this approach are site dependent; however retaining the existing zoning at any substation site does not allow for flexibility in upgrading the existing system to meet current and future needs while limtingenvironmental and community impacts by making full use of the existing sites. Port Madison Substation: The Port Madison Substation site is currently 75 percent developed. The improvements identified within the next 10 year planning horizon can be accommodated within the existing substation yard footprint. These improvements do not trigger over 800 square feet of new impervious surfaces on the site or 7,000 square feet of land disturbing activity. Therefore, compliance with the ARPA regulations is not triggered. This should sustain substation operations for the next 10-20 Substation Capacity Improvements: If the Murden Cove Substation site retains the R-2 zoning designation, the BESS cannot be accommodated on the site and would have to be sited elsewhere. Assuming the Winslow Substation retains the R-0.4 zoning designation, the BESS could not be located on that site. Port Madison Substation does not have enough land area for inclusion of the battery at that site, regardless of the zoning designation. Based on land availability on Bainbridge Island, a green field site that is located within low density residential zoning (R-0.4, R-1, or R-2) would be a likely location. For hypothetical purposes, PSE analyzed a 1.79 acre site at the intersection of Finch Road and NE Carmella Lane as a potential BESS green field site since PSE owns the property. The site is zoned R-1; therefore ARPA regulations would apply. For illustrative purposes, an approximate footprint for the BESS and associated improvements were placed on the site. This is a high level estimate of what would actually be required and does not reflect detailed engineering. An approximate 6,450 square foot expansion footprint for the BESS that could be accommodated at the Murden Cove or Winslow Substation sites was increased by approximately 45 percent to create a hypothetical BESS development area on the PSE green field site (Figure 2: Illustrative Site Plan) and footprints for additional required improvements such as access driveways and a stormwater feature were added. The BESS pad is larger due to additional improvements such as a control house that would otherwise be provided as a component of the Murden Cove or Winslow Substation site station yard. A green field site of this approximate size (1.79 acres) or larger would be needed in order to meet the ARPA standards for siting the BESS on a low density residential site. This does not account for the potential for critical areas or In order for the BESS to serve the intended function, new distribution system feeder infrastructure would have to be installed to the site. This would entail building approximately 1.5 miles of new distribution lines that would be otherwise unneeded if the BESS were accommodated at the Murden Cove Substation or Winslow Substation sites. Ultimately, moving the BESS to a green field location will result in greater impact due to the need to clear a new site and provide redundant improvements, Transmission Line Reliability: The inability to expand the existing substation yard at both Murden Cove and Winslow Substation sites to accommodate transmission line improvements with the associated Murden Cove Winslow 115 kV transmission line would preclude the transmission line from being connected to the existing substations. If the improvements needed to connect the new transmission to the Murden Cove and Winslow Substations cannot be installed at the existing substation sites, then the loop cannot be completed. The substations in their entirety would have to move to  year planning period.  other site features that may impact site layout.  including a control house, access driveways and a site stormwater feature.  Page 6of7  33    other, larger sites. If the substations moved, the associated linear infrastructure would also need to be relocated. This includes the 21 transmission lines connected to each substation as well as the distribution feeders that are connected to each substation and serve the community (see Figure 2: Substation and Transmission Line Interconnection). Since the substations are sited based on electric load need on the island together with proximity to transmission and distribution infrastructure, any new substation sites would need to bei in close proximity to the existing sites. Simply stated, if PSE cannot rezone the current substation sites, moving the substations to alternative site locations also requires rerouting the transmission lines (existing and proposed) and distribution lines connected to the existing substations. Based on land availability in the vicinity oft the sites (Figure 3 and 4: Existing Land Use), a new substation site would likely be located within another low density residential zoning district. For a site subject to the ARPA requirements (within the R-0.4, R-1 or R-2 zoning districts), a site over 2 acres in size would need to be acquired. This does not account for potential site characteristics such as stream or wetland critical areas or buffers, site topography, site configuration or other factors that may impact the ability to develop the site. If a site were acquired that located within a zoning district that did not require ARPA compliance, it is likely that another use would need to be displaced as there is little undeveloped land located outside oft the R-0.4, R-1 and R-2 zoning districts. In any case, relocation of either substation would incur substantial impact beyond that resulting from making use of expansion area on the existing substation sites. Impacts mayi include significant cost to acquire new property, install improvements on the new: site as well as reconfiguration the transmission and distribution infrastructure serving each site, and decommission the existing facilities. Additionally, site improvements beyond the substation yard would need to be installed at the new sites including access driveways, stormwater features and landscaping improvements at a minimum. Because this approach is far more impactful and costly, itis  not under consideration by PSE at this time.  Page 7of7  33    NE CARMELLALN  SrORe  110  EXTENT MAP Fge  Site Boundary Approximate Driveway Approximate Stormwater Feature Approximate BESS Footprint and not a development proposal.  Contour (5ft) Kitsap County Parcels Local Roads  FIGURE1 ILLUSTRATIVE SITE PLAN BATTERY ENERGY STORAGE SYSTEM (BESS) PARCEL: 212502-2-073-2002 7580 FINCH RD NE Page:1of1 Date: 2/23/38.  This is al hypothetical scenario for illustrative purposes  Bainbridge  1inch=60fr feet  OURCES: Wetlands, streams, andr roads- Bainbridge Island (2019), Aerial- of  CityofE  City Bainbridge Island (2017) Online.    FIGURE: 2  Substation and Transmission Line  Location interconnection  Port Madison Substation  Murden Cove Tap 115kV Transmission Line  Murden Cove Substation  Winslow Tap 1 115kV Transmission Line  Relocated Murden Cove Substation  Proposed Murden Cove - Winslow 115kV Transmission Line  1  111  1 11  Im  2 21  1 Relocated Winslow 1 Substation  LEGEND  Existing 115 KV transmission line Relocated 115 KV transmission line Proposed 115 KV transmission line Relocated Proposed 115 KV transmission line  Distribution Lines Relocated Distribution Lines  3    SITE  NELOFGRENF RD:  NEYAQUINA AVE  NE NEW BROOKLYNRP:  EXTENT Puget Soiind  Site Boundary Kitsap County State Route Major Roads Local Roads  Community Facility Multi-family Residential Single-family Residential Commercial Utilities School Undeveloped  3: EXISTING LAND USE MURDEN COVE SUBSTATION PARCEL: 222502-1-024-2009 9582 SPORTSMAN CLUB RD NE Disclaimer: Minor changes tol land use data from Kitsap County Assessor has been made to reflect underlying land use.  Parcels  Figure  Page:1of1 Date: 2/14/2 40.  1inch=500feet  URCES: Wetlands, streams, andr roads- CityofE Bainbridge Island (2019), Aerial- Cityo of Bainbridge Island (2017) Online.    SITE  MAP EXTENT Sas  Site Boundary Kitsap County Parcels Major Roads Local Roads  Community Facility Single-family Residential Commercial Utilities School Conservation Undeveloped  Figure 4: EXISTING LAND USE  WINSLOW SUBSTATION PARCEL: 4178-000-028-0204 NE BUCKLIN HILL RD  Disclaimer: Minor changes tol land use data from Kitsap County Assessor has been made to reflect underlying land use.  Page:1of1 Date: 2/14/2 41.  1inch=500feet  URCES: Wetlands, streams, andr roads- CityofE Bainbridge Island (2019), Aerial- Cityo of Bainbridge Island (2017) Online.    PSE PUGET - SOUND ENERGY  Winslow Substation Site-Specific Rezone Request and Decision Criteria Compliance Narrative  Site-Specific Rezone  Puget Sound Energy is requesting that the zoning designation for the Winslow Substation be changed from Residential 1 unit per 2.5 acres (R-0.4) to Business/Iindustrial (B/1). This request is concurrent with PSE's application for a Comprehensive Plan map amendment for the same site. The Winslow Substation site is a 2.01 acre parcel located one lot east of the intersection of Fletcher Bay Road NE on the north side of NE Bucklin Hill Road (Parcel 4178-000.028-0204. The substation was originally established on the site in 1960 when the property was located within unincorporated Kitsap County. Since 1960, the zoning standards and requirements for low-density residential zoning have changed. The current side yard setback between the substation and the B/I zoneds self-storage property to the west is 101 feet while PSE is requesting that the property be rezoned to better align with the continued use of the site as an electrical substation that can serve the growing electrical needs of the Bainbridge Island community. As the community's electrical needs grow, PSE will continue to upgrade and expand existing infrastructure PSE's Strategic System Planning department has identified a need to install improvements to accommodate a proposed 115 kV transmission line (Murden Cove Winslow 115 kV transmission line) that will address a lack of transmission redundancy on the Island. Additionally, room for a future second transformer bank to support long-term substation capacity is needed (see Substation Summary document). These improvements cannot be accommodated under the current R-0.4 zoning regulations. The current zoning requirements will not accommodate this expansion, particularly due to the Aquifer Recharge Protection Area (ARPA) requirements that focus on low-density residential land conservation,  the R-0.4 zoning requires 15 feet.  on the site to ensure capacity and reliability needs are met.  including properties within the R-0.4 zone.  Table 1: Winslow Substation: Comparison of Development Standards Between Zones  Requirement Front setback  Current Dimension 451 feet  R-0.4 Zone 251 feet  B/I Zone 50feet/35 feet min.  South: NE Bucklin Hill  42    Road (R-0.4)  Landscape screen  401 feet  25 feet partial 501 feet full screen/15 feet screen/35feet  min. 151 feet  min. 501 feet  North: Single- Rear setback family (R-0.4)  3101 feet  Landscapescreen  305 feet  20 feet partial 501 feet full screen/10 feet screen/35feet  min. 151 feet  min. 501 feet  East:Single- family stormwater tract (R-0.4) West: Self- storage  Side setback Landscapes screen  871 feet 821 feet  20 feet partial 501 feet full screen/10 feet screen/35feet  min. 151 feet 20 feet partial Ofeet screen/10 feet min. 35 percent  min. 101 feet  Side setback  101 feet 5feet  business (B/) Landscapescreen  R-0.4  Aquifer Recharge Protection Area (ARPA) developable area  14.3 percent  N/A  As shown in the table above, if the Winslow Substation site is rezoned to B/I, the landscape buffer requirements along the north, south and east sides of the site would increase to a 501 feet requirement (minimum 35 feet). This requirement is being met under current site conditions along the north and east sides. The landscape screen and setback along NE Bucklin Hill Road will be retained at 45 and 40 feet respectively. The setback requirement and landscape buffer along the west side of the site will lessen due to the proximity to the same zoning district and will no longer be non-conforming. Overall, the amount of landscape buffer on the site required after the rezone provides a greater community  benefit than the amount required before the rezone. BIMC2.16.140: Site Specific Rezones  H. Decision Criteria. The following criteria shall be considered in any review for a site-specific rezone in order to establish ar recommendation to approve, disapprove, or approve with conditions: 1. The site-specific rezone will not be materially detrimental to the public welfare ori injurious to the property or improvements in thei immediate vicinity or zone in which the property is located; and  Page 2of6  43    Response: The site-specific rezone will not be materially detrimental to the public welfare or injurious to the property or improvements in the immediate vicinity or zone in which the property is located. The Winslow Substation is located on a site that is surrounded to the west by a self-storage business, to the east by a stormwater pond tract that is part of a residential plat, to the north by single-family residential development and to the south across NE Bucklin Hill Road by a gravel mine. The parcel has been used for an electrical substation since 1960 and is an essential component of the Island's electrical infrastructure. The community around the substation site has developed beginning in the 1970s with the non-residential development to the west, then the single-family development to the north in the late 1980s/early 1990s and then the Stetson Ridge plat to the east in the early 2000s. The property to the south is an almost 8-acre site that has been used as a gravel mine for several decades. The site-specific rezone from R-0.4 to B/I zoning will bring the zoning of the site into alignment with the current and continued use of the site for an electrical substation. Significant landscape buffers will be retained on the site and the B/I zone will require larger buffers to remain in relationship to  adjacent residentially: zoned properties than the existing R-0.4zone.  2. The site-specific rezone is warranted because of changed circumstances and the proposed designation is appropriate for reasonable development of the subject property, or because of the need for additional property in the proposed zone, and the proposed designation is appropriate for  reasonable development oft thes subject property; and  Response: The site-specific rezone is warranted to bring the site zoning into alignment with the substation use of the site. Low density residential zoning is tailored toward single-family residential development that incorporates conservation of natural resources and open space and preservation of agricultural and forestry uses. An electrical substation use is better suited within a zoning district that supports non-residential development that can continue to be upgraded and expanded to meet the needs of the community. Consistent with the Comprehensive Plan policies; codes and regulations applicable to low density residential development have been added and modified and are not well suited for a substation use, even with the allowance for primary utilities to be approved as a conditional use int the R-0.42 zone. 3. The subject property is suitable for development in general conformance with zoning standards under  the proposed zoning designation; and  Response: The substation site is suitable for continued use and expansion of the electrical substation use under the provision of the zoning standards applicable to the B/I. As demonstrated in Table 1, the substation use generally conforms to or exceeds the B/I site development standards and will not further impact adjacent uses through a change in zoning  designation.  4. The property will be served by adequate public facilities, including roads, water, fire protection, sewage disposal facilities and storm drainage facilities for the intensity to which iti is being rezoned; and  Page 3 of6  44    Response: The property is served by adequate public facilities, including roads and fire protection. Water and sewage disposal are not needed fort the substation use.  5.7 The site-specific rezone isi in accordance withi the comprehensive plan; and  Response: The site-specific rezone is in accordance with the comprehensive plan as demonstrated by compliance with applicable goals and policies for electrical utilities and the B/I  zoning district.  Electrical Utility Goals and Policies  GoalU-1: Ensure that reliable utility services are available to all Bainbridge Island residents.  Response: Without the rezoning of the Winslow Substation site, improvements to the substation to accommodate the proposed Winslow-Murden 115 kV transmission line and expansion of the substation to accommodate a future second bank to address capacity are not viable. Without the improvements for the new transmission line, the transmission line cannot be connected to the substation and transmission reliability goals cannot be met. Additionally, future capacity improvements could not be accomplished at the substation site, requiring alternative locations to be considered  (see PSE Bainbridge Island Electrical Substation Overview).  Goal U-3: Ensure that utility services are adequate to meet current demands, and that utility  providers plan fori future demands.  Response: Improvements to accommodate the new 115 kV Murden Cove-Winslow transmission line and to address future capacity needs cannot be accomplished within the current development standards under the R-0.4 zone. Therefore, adequate utility  services cannot be ensured without the approval of a rezone to B/I.  Goal U-5: Ensure that new or major renovations to existing utility facilities are designed to  minimize adverse impacts on residents and the environment.  Response: Changing the zoning of the site from R-0.4 to B/I will allow for expansion of the substation at the substation site, avoiding the need to construct redundant infrastructure on another site; likely also zoned single-family residential. Expansion of the substation ati the site will not further impact residents and environmental resources  int the vicinity of the substation.  Goal U-14: Ensure adequate, cost effective, reliable, and environmentally responsible electric  service to the citizens of Bainbridge Island.  Policy U 14.3: Encourage the electric service provider to improve reliability, with particular attention to adding transmission redundancy and mitigating impacts on  service from storms or other natural events.  Page 4 of6  44    Response: The purpose of the proposed Murden Cove-Winslow 115 KV transmission line is to provide redundancy within the transmission system between the Murden Cove and Winslow Substations. Rezoning the site from R- 0.4to B/I is needed to accommodate improvements related to connecting the transmission line to the substation. The transmission line cannot function absent the ability to connect to both the Murden Cove and Winslow Substations. Additionally, expansion of the substation will be needed for future  capacity improvements.  Businesy/mdustriatralces  Policy LU 10.1: The Business/Industrial (B/I) District is for light manufacturing development as well as other uses that add to the diversity of economic activity oni the Island.  Response: Electricity is needed to support existing and future economic development  on the Island as well as residences and other uses.  Policy LU 10.4: Applications for development approval within the B/I district must show that adequate water, wastewater, transportation, fire and storm drainage services are available to  serve the development.  Response: The substation use does not require water or wastewater utilities and is already supported by existing transportation, fire and storm drainage facilities. Policy LU 10.6: Performance standards for the B/I district address odor, lighting, noise, vibration, signage, traffic volumes, ingress and egress, parking, delivery and loading areas, and pedestrian and vehicle circulation, to create safe, efficient, compatible conditions among a  variety of on-site uses andi to protect adjacent residential neighborhoods.  Response: The substation use is compatible with the performance standards of the B/I district and does not generate daily motorized or non-motorized traffic trips, as only occasional maintenance vehicles visit the site. The existing substation is screened on all sides, including from NE Bucklin Hill Road and adjacent residential properties. The substation does not generate light or odor. Noise levels generated from the substation equipment are within levels established by the City of Bainbridge Island noise  regulations.  Policy LU 10.7: B/I uses must be visually screened year-round from the adjacent non-industrial properties and roadways, especially scenic highway SR 305. The visual screening could be achieved through a combination of vegetation and building setback that would add depth to the  buffer.  Response: The substation site maintains a landscape screen from NE Bucklin Hill Road and adjacent residential uses. Any future site improvements would maintain screening from NE Bucklin Hill Road and comply with other applicable screening requirements.  Page 5of6  44    6.Thesite-specific rezone complies with all other applicable criteria and standards of the city; and  Response: Rezoning the Winslow Substation site from R-0.4 to B/I would not change the substation uses compliance with all other applicable criteria and standards of the city. Electrical substations fall under the definition of primary utilities with in the Bainbridge Island Municipal Code (BIMC). The development standards for primary utilities are generally those of the underlying zoning district. Other applicable code standards will apply at the time of site development permit review, including application of noise standards (both construction and operational), landscape buffers, and stormwater regulations. The site is compliant with these standards and will continue tol be compliant with a change in zoning from R-0.4t toB/I. 7,Thestespedifiererone would not devalue the surrounding or nearby properties; and  Response: The site-specific rezone would not devalue the surrounding or nearby properties. The use of the site for an electrical substation and its associated impacts to surrounding  properties and their land uses will not change.  8. The site-specific rezone will not result in adverse environmental consequence.  Response: The site-specific rezone will not result in adverse environmental consequences. The use of the site for an electrical substation and its associated impacts on the environment will not  change.  Page 6of6  44    PSE PUGET SOUND ENERGY  Winslow Substation Comprehensive Plan Map Amendment Request  and Decision Criteria Compliance Narrative  Comprehensive Plan Map Amendment  Puget Sound Energy (PSE) is requesting a change in the land use designation for the Winslow Substation site located one parcel east of the intersection of Fletcher Bay Road NE and NE Bucklin Hill Road NE on the north side of NE Bucklin Hill Road (Parcel 4178-000028-0204. Per the Future Land Use Map (Figure LU-5) in the Bainbridge Island Comprehensive Plan, the land use designation for the site is Residential 1 unit per 2.5 acres (R-0.4). PSE is requesting that this designation be changed to Business/Industrial (B/I), which is more consistent with its existing land use and will allow PSE to engage The Winslow Substation is one of three substations on Bainbridge Island that distribute electricity to homes and businesses within the community. Two 115,000 volt (115kV) transmission lines, the Port Madison Tap and the Foss Corner-Port Madison lines, bring power to the Island from the Kitsap Peninsula over Agate Pass to Port Madison Substation located on the northwest corner of NE Day Road West and SR-305. Electricity continues on to the Murden Cove Substation via the Murden Cove Tap transmission line and to the Winslow! Substation viai the Winslow Tapi transmission line. The Winslow Substation was constructed on the site in 1960 then under the jurisdiction of Kitsap County. It was the second substation constructed on Bainbridge Island and has since been a consistent element of the community's electrical infrastructure. The site became part of the City of Bainbridge Island when it was incorporated in 1991. The property to the west by a self-storage business, to the east by a stormwater tract that is part of the Stetson Ridge residential plat, to the north by single- family residential development, and to the south across NE Bucklin Hill Road by a gravel mine. The The Winslow Substation site was acquired by PSE (formerly Puget Sound Power & Light - Puget Power) with the expectation that as the community grew, the substation and associated facilities would be expanded and upgraded to accommodate capacity and reliability needs. The substation has not been expanded since its original construction; however upgrades have occurred within the substation fenced yard. The site's Comprehensive Plan Land Use designation is not conducive to supporting the long-term needs of the community. The current R-0.4 designation focuses on low density residential development and conservation; not on the ability to serve the community with essential infrastructure and electrical  inn needed upgrades.  self-storage property to the west is zoned B/I.  service. The B/I designation is consistent withi this long-term need.  48    PSE's Strategic System Planning department has determined that upgrades are needed at the substation to accommodate the construction of a new 115 KV transmission line between Murden Cove Substation and Winslow Substation (Murden Cove Winslow 115 kV transmission line). This transmission line is being proposed to address the lack of transmission backup should one of the radial transmission lines serving either substation experience an outage. Additionally, to address a future substation capacity need, additional area for a second bank at the substation is needed. The improvements needed for the new transmission line include expansion of the existing 115 kV bus within the substation, expansion of the substation yard, and stormwater improvements. The current zoning requirements will not accommodate this expansion. In order to rezone the site from R-0.4 to B/I, an amendment to the Future Land Usel Mapi int the Comprehensive Plani is required to also designate the site as B/I.  BIMC 2.16.190.D. Map Amendments. Changes to the land use map may only be approved if the 1. The designation is in conformance with the appropriate land use designation purpose Response: The purpose for the Business/Industrial designation provided in the Comprehensive Provide appropriate Business/Idustrid zoned land to create opportunities for new businesses and expansion of existing land businesses for diversity of jobs and for low-impact industrial activity that contributes to well-paying and new employment opportunities, where traffic congestion, visual, and other impacts on the surrounding neighborhood can be minimized. The Winslow Substation site is a developed substation site located directly east of another site zoned B/I. The property has been used as a substation site since 1960 and will continue to be part of PSE's electrical infrastructure on the Island indefinitely. The substation function is more aligned with a low-impact industrial activity than with a low-density residential use. The visual impacts of the substation site will not change and they are consistent with the look and feel of the adjacent industrial use, but at the same time existing site screening softens  proponent has demonstrated that all of the following are true:  statement identified in the comprehensive plan; and  Plani is:  visual impacts to surrounding residential uses.  2. The mapi amendment or site is suitable for the proposed designation; and  Response: The map amendment and site are both suitable for the proposed designation. The site is already developed with an electrical substation that has been in service since 1960 and directly abuts a business park that is designated in the Comprehensive Plan and zoned as Business/Industrial. The site's current low-density residential designation and zoning are not consistent with its current and continued use. Electrical facility site improvements that occur following this amendment will in no way affect the pattern of development or uses adjacent to  the existing substation site.  Page 20 of7  49    3. The map amendment implements applicable comprehensive plan policies better than the Response: The map amendment will implement applicable comprehensive plan policies better than the current map designation. The current map designation of low-density residential (R- 0.4) aligns with comprehensive plan policies focused on low impact development and Develop context-sensitive regulations for residential development in areas designated R-2, R-1, or R-0.4, in order to limit clearing, soil disturbance, promote low impact development and  current map designation.  conservation:  reconcile development and conservation (Goal LU-14). This goal is supported by associated Residential District policies: development and a variety of agricultural andi forestry uses.  Policy LU 14.1: The Residential District area is designated for less intensive residential  Response: The existing substation use is not indicative of less intensive residential  development nor agricultural or forestry uses.  Policy LU 14.2: Encourage residential development that is compatible with the preservation of open space, forestry, agricultural activities, and natural systems. Accessory, farm buildings and  uses are allowable.  Response: The substation site maintains appropriate landscape buffers; however the use itself is not compatible with open space preservation, forestry or agricultural Whereas policies that support the Business/Industrial map designation are more appropriate for Policy LU 10.1: The Business/Industrial (B/I) District is for light manufacturing development as well as other uses that add to the diversity of economic activity on the Island.  activities.  the: substation use:  Response: Electricity is needed to support existing and future economic development on the Island as well as residences and other uses. Allowing for greater flexibility in substation upgrades supports increased diversity of economic activity on the island. Policy LU 10.4: Applications for development approval within the B/I district must show that adequate water, wastewater, transportation, fire and storm drainage services are available to  serve the development.  Response: The substation use does not require water or wastewater utilities and is already supported by existing transportation, fire and storm drainage facilities.  Page 3 of7  50    Policy LU 10.6: Performance standards for the B/I district address odor, lighting, noise, vibration, signage, traffic volumes, ingress and egress, parking, delivery and loading areas, and pedestrian and vehicle circulation, to create safe, efficient, compatible conditions among a  variety of on-site uses and to protect adjacent residential neighborhoods.  Response: The substation use and potential future improvements will not generate daily motorized or non-motorized traffic trips, as only occasional maintenance vehicles visit the site. The existing substation is screened on all sides, including from NE Bucklin Hill Road and existing residential development. The substation does not generate light or odor. Noise levels generated from the substation equipment are within levels  established by City of Bainbridge Island noise regulations.  Policy LU 10.7: B/I uses must be visually screened year-round from the adjacent non-industrial properties and roadways, especially scenic highway SR 305. The visual screening could be achieved through a combination of vegetation and building setback that would add depth to the  buffer.  Response: The substation site maintains an existing landscape screen from NE Bucklin Hill Road and adjacent properties zoned residential. Any future site development would maintain existing screening from NE Bucklin Hill Road and comply with other applicable  screening requirements.  Policy LU 10.8: Discourage the nappropriate designation of isolated Business/Industrial  Districts.  Response: The substation site is adjacent to another property zoned B/I and used for  self-storage.  Policy LU 10.9: Isolated B/I activities are designated to reflect historical use and the designation  shall not be expanded.  Response: Designation of the site as Business/Iindustrial would not represent an isolated designation. Business/Industrial is an appropriate designation for the historic  use of the property.  The proposed Comprehensive Plan map amendment also complies with Electrical Utility goals and  policies in the Comprehensive Plan.  GoalU-1: Ensure that reliable utility services are available to all Bainbridge Island residents.  Response: Without the Comprehensive Plan map amendment for the Winslow Substation site, improvements to the substation to accommodate potential future upgrades including a BESS, the proposed Murden Cove-Winslow 115 kV transmission line tie in, or a future second transformer bank are not viable without approval of the  requested Comprehensive Plan Map Amendment request.  Page 4 of7  50    Goal U-3: Ensure that utility services are adequate to meet current demands, and that utility  providers plan fori future demands.  Response: Without the Comprehensive Plan map amendment to change the designation from R-0.4 to B/1, future substation deficiencies cannot be addressed to  meet long-term capacity needs.  Goal U-5: Ensure that new or major renovations to existing utility facilities are designed to  minimize adverse impacts on residents and the environment.  Response: Changing the comprehensive plan designation of the site from R-0.4 to B/I will allow for expansion of the substation to accommodate the proposed Murden Cove- Winslow 115 kV transmission line as well as future capacity needs. Expansion of the substation will not further impact residents and environmental resources in the vicinity  oft thes site.  Goal U-14: Ensure adequate, cost effective, reliable, and environmentally responsible electric  service toi the citizens of Bainbridge Island.  Policy U 14.3: Encourage the electric service provider to improve reliability, with particular attention to adding transmission redundancy and mitigating impacts on  service from storms or other natural events.  Response: The purpose of the proposed Murden Cove-Winslow 115 kV transmission line is to provide redundancy within the transmission system between the Murden Cove and Winslow Substations. The Comprehensive Plan map amendment changing the Winslow Substation site designation from R-0.4 to B/I is needed to accommodate improvements related to connecting the transmission line to the substation. The transmission line cannot function absent the ability to connect to both the Murden Cove and Winslow  Substations.  BIMC2.16.190.H. Decision Criteria. The planning commission and city council shall base their respective recommendation or decision on a proposed comprehensive plan amendment on the following criteria: 1. Compliance with Law. Amendments to the comprehensive plan shall comply with Growth Response: The proposed comprehensive plan map amendment is consistent with the Growth Management Act (GMA) and other state and federal laws. Providing adequate public facilities and services within urban growth areas is a cornerstone goal of the GMA as reflected by the inclusion of a mandatory Utilities Element in the Comprehensive Plan. RCW 80.28.110 charges PSE with a duty to serve customers with electricity. The Washington Utilities and Transportation  Management Act and other state and federal laws.  Page 5of7  50    Commission (WUTC) regulates PSE and other investor owned-utilities in Washington State to ensure safe and reliable service to customers at reasonable rates through laws and tariffs. PSE is also regulated by the North American Electric Reliability Corporation (NERC) which assures reliability and security of the electrical grid nationwide. The comprehensive plan amendment will ensure PSE's continued compliance with applicable state and federal regulations related to  power delivery. 2. Resources.  a. The city must have the resources, including staff and budget, necessary to implement the Response: Changing the future land use designation of the Winslow Substation site from R- 0.4t toB B/I provides for a change to a designation that better reflects the existing use on the site and will not result in the need for city resources beyond normal operation. b. The amendment will not result in development that has significant adverse effects on community resources, including but not limited to: water resources, utilities, Response: Changing the future land use designation of the substation site will not result in development that has a significant adverse effects on community resources. The existing site provides infrastructure to serve a basic need for the community in providing electricity. Needed stormwater infrastructure will be provided on site and the substation does not use other utilities, transportation resources (beyond occasional maintenance visits), schools or The amendment must not adversely affect the city's ability to provide the full range of public facilities and services at the planned level of service, or consume public resources otherwise needed to support comprehensive plan implementation strategies. Response: The proposed amendment will support the city's ability to provide the full range of public facilities and services at the planned level of service by supporting the electrical  proposal.  transportation, parks or schools.  parks.  needs of the community as the community continues to grow.  3. Internal Consistency. Amendments shall be consistent with the land uses and growth projections that are the basis of the comprehensive plan and with the overall intent of the comprehensive plan, including the community vision, overriding principles, and overall goals Response: The land use designation change for the site on the future land use map will have a positive impact on growth projection consistency. The existing land use is not consistent with the current designation of R-0.4. Changing the designation to B/I will allow PSE to continue to upgrade and expand the substation to serve the existing community in the long-term and  that guide the plan.  support further growth on the Island.  Page 6of7  50    4. Cumulative Effect. All amendments must be considered concurrently in order to evaluate their cumulative effect on the comprehensive plan text and map, development regulations, capital facilities program, adopted environmental policies and other relevant implementation  measures.  Response: PSE is requesting amendments to change the exiting designation of our three substation sites serving the community from low-density residential (R-0.4 and R- 2) to Business/Industrial (B/I). The cumulative effect of this change will not impact existing comprehensive plan text, development regulations, capital facilities, adopted environmental policies or any other implementation measures applicable to the sites. The change will not affect the scale and pattern of development in the vicinity of the substation sites. Rather, the change in designation will allow the sites that are already developed with electric utility infrastructure to continue to be upgraded and expanded  to support the electrical needs oft the community.  Page 7of7  50    189  793  NE BUCKLIN HILLRD 193  868 Sitel Boundary Fence Line Overhead Distribution Line Underground Distribution Cable Stormwater  MAP EXTENT Fge  Equipment Footprint Contour (1ft) Kitsap County Parcels Major Roads  SITE PLAN  WINSLOW SUBSTATION PARCEL: 4178-000-028-0204 NE BUCKLIN HILL RD  Page: 1of1 Date: 2/14/2 55.  1inch=60fr feet  Wetlands, streams, andn roads- CityofE Bainbridge Island (2019), Aerial- City ofE Bainbridge Island (2017) Online.    November 10, 2022 PLN52149 CPA/REZ  RE: SEPAD Determination of Non-Significance for PSE Winslow Comprehensive Plan Amendment/Rezone,  Hearing Examiner for the City of Bainbridge Island:  Rich Passage Estates is as subdivision on the South end of thei island that is serviced by the sixty-two year old Winslow substation. We are ins support of the SEPA Determination of Non-Significance for PSE Winslow Comprehensivel Plan Amendment/Rezone, PLN52149 CPA/REZ where the city has determined that the proposal does not have probable significant impact on the environment. We believe that the City of Bainbridge Island has done their due diligence given the nature of the SEPA checklist and PSE's This site has been used for an electrical. substation since. 1960. PSE is requesting Comprehensive Plan Map Amendment approval to designate the site as Business/Industrid (B/I) on the Future Land Use Map (Figure LU-5) in the Comprehensive Plan. The current future land use designation is Residential 0.4 (R- 0.4). PSE is also requesting that the City concurrently rezone the site on the City's Official Zoning Map (dated February 28, 2017)from R-0.41 to SEPA Environmental checklist (WAC 197-11-960). July 2016 Page 3of12B/I. This will bring the site zoning in alignment with the long-term use of the site. Iti is our understanding that the substation has not been expanded since its original construction, but upgrades have occurred within the substation fenced yard which isi inside the large parcel. Meanwhile, the city has ballooned from 919 people in 1960 to over 24,0001 today with continued expected growth. GOAL LU-1 Planj for growth based on the growth targets established by thel Kitsap Regional Coordinating Council: 5,635 additional residents and. 2,808 additional jobs from. 2010- 2036 and at the same time promote and sustain high standards that will enhance the quality of life and improve the environment of Policy LU1.1 The City accepts the Kitsap Regional Coordinating Council (KRCC) population allocation and will continue to analyze the impacts of these allocations as the Comprehensive Plan is implemented. With an allocation of 28,660, the Island must planj for an increase in population of 5,635 persons and Homes and businesses will require reliable power. Business opportunities could bel located in established Neighborhood Centers and elsewhere. As has been stated in our other communications to the city, PSE has acknowledged that Bainbridge has some of the worst electric reliability in the entire PSE system and they require a path forward in order to provide essential infrastructure and electrical PSE has been forthright in answering the SEPA Environmental Checklist questions. Keepi in mind that these are non-project CPMA and Rezone requests. Despite that, theyl have provided specific answersi in  proposals and ask you to deny the appeal. As stated in the checklist:  From the City of Bainbridge's Comprehensive Plan Land Use Element:  the Island.  2,808 jobs by the year. 2036.  services.  many of the SEPA checklist questions. For example:  56    Air-  The substation use and any potentialj future development under consideration will not result in There are no off-site sources ofe emissions or odor that will affect the CPMA, Rezone, or continued Proposed measures to reduce or control emissions or other impacts to air, ifa any: No measures are proposed as there are no known impacts associated with the non-project action or There are no surface water bodies on or in the immediate vicinity of the site.  air emissions.  use of the site for an electrical. substation.  substation use.  Water-  The CPMA, Rezone request and any potential future improvements under consideration will not The CPMA and Rezone requests and any potential future development under consideration will Groundwater will not be withdrawn from a wellj for drinking water or other purposes asar result of the CPMA, Rezone request or any potential development under consideration. The non-project CPMA, Rezone request, and any potential future site development under consideration will not affect drainage patterns in the vicinity of the site. Ina addition, future projects willl be required to be permitted and evaluated separately.  require surface water withdrawals or diversions.  not involve any dischargers of waste materials to surface waters.  We do not expect that PSE's request will precipitate a rash of changes on the Island from residential to Business Industrial or be precedent setting. There have been four City Ordinances in nearly 23 years changing parcel designations from residential to light manufacturing subsequently renamed tol Business Industrial) according to the City's Official Zoning map. The last ordinance-related rezone noted occurred Aresidential designation is not appropriate for a utility substation nor does it reflect its historical, continuous ori future use. Iti is unrealistic to expect that a substation would bet frozen ini time despite the continued growth on Bainbridge Island. The Proposed change complies with Electrical Utility goals and Goal U-1: Ensure that reliable utility services are available to all Bainbridge Island residents. We are requesting that you concur withi the City's Determination of Non-Significance, deny the appeal and provide the electric utility with the opportunity to meet their goals andi the challenges of thei future.  in2010.  policies in the Comprehensive Plan:  Respectfully,  Kathleen D. Hansen Director Rich Passage Estates HOA  57    Marlene Schubert From: Sent: To: Cc: Subject:  john grinter omagnnterohomal.com, Wednesday, November 2, 202212:06AM  PCD john grinter  Grinter public comment PSE Winslow PLN52149REZ/CPA  You don't often gete email fromj chaginterehotmal.com Learn why this isi important attachments or links unless youl know the sender AND you were expecting the attachment or the link.  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITY OF BAINBRIDGE ISLAND EMAIL SYSTEM -Take caution NOT to open  To whom it concerns:  My property is an adjacent residential property to the Winslow: substation. My wife and Ik knew when wel boughti it that an expansion oft the PSE: substation could bej possible. We are not opposed to the expansion but feel rezoning thej parcel tol Business/Industrial is unnecessary and in violation ofspecific Comprehensive Plan policies. Itl has been made clear on the public record that the rezone: request is being driven as a way to allow PSE to avoid violating aquifer recharge rules. Rather than rezoning the PSE parcel we: feel that an exemption from ARPA for PSE, an essential utility, would accommodate their need to expand without the need for expanding B/I zoning furtheri into a residential area. An exemption to. ARPA helps PSE move forward without creating a rezone that'si in violation of several Land Usel Policies. Our thoughts align closely with those given by Commissioner Blossom during the Planning Commission meeting on October 13. She stated her support fort the expansion of the substation tol help create better electrical reliability and we agree. She stated that an exemption from. ARPA rules should be given to PSE: similar to that given thet the Parkl District and School District. We agree. She repeatedly emphasized that rezoning the property is not the only option to accommodate the present and future needs of PSE even though a rezone is being presented by the city and PSE as the only viable option. She also pointed out that PSE and other utilities like cable will likely need exemptions to ARPA in the future. This makes an exemption to ARPA al betterl long term planning strategy than rezoning. Italso became clear during the October 13 meeting that the PSE expansion plans for their property may well not violate ARPA- the: soils on the site arel highly permeable and encourage infiltration intot the aquifer. Ifa sitei in a residential zone can bej proven to allow 100% infiltration Ifmy family lived in an area adjacent to multiple businesses then a B/Izoning it wouldn't be such an issue. Asitis however, we. livei in an areai thati is completely zoned residential with one isolated exception - the storage facility. Future Land Use mapsi in the Comprehensive Plan show no Business/Industrial Districts in our neighborhood, just one isolated B/I parcel. As Commissioner Blossom explained at the October meeting, the isolated B/Izoned parcel directly adjacent to the PSE Winslow substation had been ai furniture shop for decades when the city incorporated. Her grandfather's furniture shop,it turns out. Her grandfather's parcel's was literally grandfathered in as the only "isolated" B/Izoned parcel ont thei island to my knowledge.  after construction as before construction it does not violate ARPA.  The city's Land Use Policies clearly do not want isolated B/I zoned properties. Under the Land Use Policy section oft the Comp Plan the Business Industrial heading consistently uses thei term Business/Industrial "District", similar to how other Land Use policies describe "designated centers" for focusing population growth. Clearly the long term planning ideology here is to cluster these high impact areas to create either designated population centers or business/Industrial districts. The goal oft these clustersi is focus thesei intensive activities in limited areas rather than allowing ad hoc residential or industrial uses to be: scattered around the island. The concepts and verbiage of "Designated Centers"and' Business/Industrial Districts"are: a repeated theme throughout the Comp Plan as they should be, being basic elements of good long term planning.  1  58    Up until 2020 the city has consistently maintained that further B/Izonings shall not be expanded int the area where thej proposed rezone is located. For example, proposed amendments by the "Triangle property" owner to rezone the Triangle property/mine from RO.4t to B/I were denied by the City/Planning Commission overt the past two Comp plan reviews. As mentioned above, Comp Plan LU policies 10.8 and 10.9: address this very specifically:  Policy LU: 10.8 PolicyLU10.9  "Discouraget the inappropriate designation ofisolated Business/Industrial Districts."  "Isolatedi B/I activities are designated to reflect historical use and the designation shall not be expanded." Ini my opinion policy LU 10.9 alone provides strong enough language for the city to deny the rezone oft the Winslow There is more background to the: story thati is relevant and may help explain why my family and our entire neighborhood is concerned about this rezone request.I Ir mentioned that there had been multiple attempts by the property owner to change the zoning for the Triangle property/mine. Those did not succeed and we were content that the city process gave us security from future attempts to rezonet the Triangle property. (We were, and are still, working hard to get the city and/or state DNR tot take over oversight of the mine itself. Neither agency wants to take ownership and in the meantime wel have al huge holei int the ground, being re-filled with whol knows what kind ofmaterial, ai few hundred: feet from a drinking water well that serves hundreds of people, the Hyla Middle School, Our collective relief that the Triangle Property wouldn't! be rezone from residential to B/I didn'tl last long. A proposal by Aveterra to build an industrial composting facility at the Triangle property surfaced in 2020. This would require a changei in zoning. During al lengthy conversation with Aveterra it was made clear that they were directed by thej previous city administration to try tol locate their facility to the Triangle property instead ofthe more logical location at the Vincent Road transfer facility. Why not the transfer facility? My understanding is that it had to do with city's contract, or lack ofc one, with Bainbridge Disposal. Nevertheless it was clear that the city directed. Aveterra to goi forward with siting their facility on the' Triangle property land despite itb being zoned residential. Naturally the idea ofal large scale composting facilityi immediately: adjacent to our neighborhood raised large concerns from our neighborhood and many other neighbors int the general area. Not justl because of traffic increases or other issues like noise and: smells, but because of our recent history with rezoning requests. Why would the city promote an industrial use for aj parcel that they had recently denied rezoning to B/Ii in the previous two Comp Plan review cycles?There was al lot of public outcry about both thei industrial composting facilityand the (still uncertain!) status oft the mine. The neighborhood got onl high alert. Our HOAI hired an attorney and we spent significant amount oft time and money once again pushing backs successfullyagainst: yet another rezone: attempt, the twist being that this time we know it was the city steering the applicant for an industrial facility on land zoned It'su under this larger context that we: are now, once again, pushing back at what appears to be attempts to incrementally create al business /industrial district in our residential area.. As you know, this areal has an immense traffic problem already and slated for largel Non Motorized improvements. This stretch of Lynwood Center/Bucklin Hill Road is one of the topi priorities ofa a sustainable transportation plan and has been for years. Now we come to thel PSE request to rezone the property. PSE has made it clear in verbal and written forms that the city steered them to ar rezone even though there were, and are, other options available. At the Planning -learned from the city planner that the soil's at the Winslow Substation parcel arel likely to allow enough infiltration Commissioner Blossom ati the 10/13 meeting pointed out several reasons why an exemption to ARPA would serve both the city and PSEi interest better, both int this instance and in future ones that are likely to arise. The City Planner mentioned: something: about' "utilities accessory to single family residences are exempt". (Idon't  Substation and look for other ways to allow PSE to move forward with their plans.  af fire station and the American Legion Hall).  residential.  Commission meeting 10/13/22 we: too comply with ARPA requirements.  -learned that the: school district and Park district were, given exemptions to ARPA.  know what that means buti its sounded promising)-  2  59    Itappears that there are ways other than rezoning that would allow PSE tol bypass ARPA: and move: forward Ina addition to the question of why it appears the cityi is encouraging the expansion of B/Izoning in a residential area other questions arise from aj public process perspective. In the agenda packet for the planning commission there was al link tot the rezone documents but there was no link to the comp plan amendment itself or the PSE narrative? These important documents were only added last week on October 26, nearly halfway through the deadline to appeal thel Determination of Non Significance. This is importanti information that was completely missing. Our neighborhood has asked the Planning Director to extend the deadline to appeal the DNS. Another piece of missing information is included ini the staff review for the comp plan amendment that did get published. City staff makes no reference (that I was able to find) to the land-use policy LU 10.9t thatIr referenced earlier. This isas significant omission. That policy clearly states that isolated B/Izoning "SHALL not" be expanded. Why was LU 10.9 not mentioned when several other LU policies were? The PSE narrative somehow attempts to turn LU 10.9 around, implying that there substation is the historical use in question, buti it's clear that that policy is describing the old furniture shop and is directed atl keeping an individual, isolated, existing B/I zone from being expanded upon. Onr reading this] policy to citys staff last Wednesday they agreed that the policy could bei interpreted the wayI wasi interpreting it. FranklyId don'tunderstand how you would interpreti it any other way. PSE is formally asking that the B/Izoning be expanded beyond thei isolated parcel (storage facility) adjacent to their Winslow substation. The policy explicitly states that such expansion is unacceptable. Maybe the applicant should applyt to To1 me, and Ib believe our HOA (I am ont thel board) feels the same, it seems that thel best solution is to work on an exemption for PSE that allows them to movei forward with the expansion oft the Winslow substation. The re-zone request should be denied. COBI should immediately begin a formal process ofreclamation oft the mine** and if COBI is interested in creating al business industrial district on the' Triangle property they should do SO througha To date there is an appearance that the city, or at least the prioradministration, has been working viaj proxy (composting facility &PSE) to create al business industrial district ati the' Triangle Propertyi in an incremental, piece byp piece fashion. Ifthisi is the casei it's a poor substitute for good long term planning. Hopefully my fears are unwarranted. DidImention that despite being well within a! 5001 footi radius of the' Triangle Property no onei in our neighborhood received mailed notification oft thej public meeting for the Composting Facility? This lack of public notification is another example of a missing missing piece of valuable information. It's absence does nothing to allay community fears that something beyond a rezone ofa a single parcel is being contemplated.  expediently.  amend the Language ofLU 10.9.  formal process such as the upcoming Comp Plan Review.  Thanks forlistening, John Grinter Haley Loop NE Bainbridgel Island  https//www.bainbridgereview.com/news/D-councl-puls-back-on-composting-proposal **] happy to provide ample documentation on thej past and current missteps ont the mine: andi it's (lackof)  reclamation. trangle-property  nttps//www.bainbainbridgereview.com/news/painbnidge-asks-stateagendes-to-olow-up-on-permit-for-mining-on- nttps://www.kitsapsun.com/story/news/ocal/communties/Dainbridge-slander/2020/01/25/neighbors-worry-  Dainbridge-sandemine-endangers-ther-water/4567688002  John  3  59    Kelly Tayara From: Sent: To: Cc: Subject:  Kelly Tayara Tuesday, May 31, 2022 10:52 AM Kriner, Kerry labehymolegmalcon Applications  RE: Public Comment Re: PSE Comprehensive Plan Amendment and Site-Specific Rezone  Hello,  Thank you for forwarding this public comment. The comment was caught in the City's spam filter, andl will upload it as public comment on the application. Future correspondence from Ms. Doll will be allowed through.  CITY OF  BAINBRIDGE ISLAND KELLY TAYARA Senior Planner 206.780.3787 (office)  Planning Department pcd@bainbridge wa.gov 206.780.3750  City Website wwwbainbridgewagow  From: Kriner, Kerry Kery,Ainerepse.com, Sent: Wednesday, May 18,202212:34PM To: Kelly Tayara byaachanonogeason  Subject:FW: Public Comment Re: PSE Comprehensive Plan Amendment and Site-Specific Rezone Applications CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITYOF BAINBRIDGE ISLAND EMAIL SYSTEM -Take caution NOTt to open  attachments or links unless youl know thes sender AND you were expecting the attachment or thel link.  FYI.  Forwardedi message From: Elizabeth Doll <elizabethlynndoll@gmail.com> Date: Tue, May 3, 2022 at 12:39A AM To: podahinbrdgewaso"  Subject: Public Comment Re: PSE Comprehensive Plan Amendment and Site-Specific Rezone Applications  RE: PSE comprenensive Plan Amendment and Site-Specific Rezone Applications  1  61    Port Madison Substation Permit #s PLN52101 REZ/CPA Winslow Substation Permit #s PLN52149 REZ/CPA Murden Cove Substation Permit #s PLN51703 REZ/CPA Dear Kelly Tayara, Planning Commissioners, and Hearing Examiner,  Iam writing to offer comments regarding the Comprehensive Plan Amendment and Site-Specific Rezone applications from PSE: PLN52101 REZ/CPA - Port Madison Substation site, PLN52149 REZ/CPA - Winslow Substation site, and PLN51703 REZ/CPA - Murden Cove Substation site. Having lived on the Island for nearly seven years, Iam extremely supportive ofefforts to improve the reliability and capacity of our electrical grid. In order to make improvements as efficiently as possible, Isupport the approval oft these applications and hope that A community with as many resources as ours should not have such poor utility reliability. My friends frequently joke that we live in a first-world city with developing-world infrastructure. More seriously, power outages present accessibility challenges for my elderly neighbors: noj power means no elevators, which traps mobility- challenged seniors int their apartments. This is unacceptable. Ilivei in the Winslow core and power: failures are STILL disquietingly common. Myjob requires reliable power and internet access. It'sa a travesty that in 2022, Itis no secret that reliability on Bainbridge needs to be improved and that PSE's Beyond Net Zero goals depend on areliable grid. To address reliability and capacity issues, as well as meet Puget Sound Energy's (PSE's) clean energy goals including the planned future electrification ofi ferries and other transportation on Bainbridge Island, Puget Sound Energy researched and developed aj package ofsolutions uniquely designed for Bainbridge Island. Today, PSE's hybrid solutions package combines new technologies and grid infrastructure of wired and non-wired solutions, including rebuilding the aging Winslow TAP Transmission Line, building ai new transmission line to connect Murden Cove and Winslow Substations, implementing targeted demand response, and constructing a utility-scale battery for peak shaving. Tomorrow, PSE's work on Bainbridge may require PSE is pursuing comprehensive plan amendment and rezone approvals for their three substation properties on Bainbridge to align the zoning oft the existing substation sites with PSE's long-term use oft the property. The proposed rezones are consistent with the zoning ofneighboring businesses adjacent to the substation sites. They also help PSE to limit the need to site utilities in new parcels and make the best use oft the existing sites. PSE must periodically upgrade the substations to provide reliable and safe power to our customers long-term. The substations support the transmission and distribution lines that bring power to homes and businesses. PSE's goal is to use as much oft the existing substation properties as possible for upgrades while limiting impacts to the community. An alternative to the comprehensive plan amendments and rezones for the Winslow and Murden Cove sites is for PSE to relocate the substations from their current locations to larger sites to support the needed infrastructure to supply power to the community. This would also result in the need to relocate the infrastructure supported by the existing substations, including distribution and transmission lines. We would like to avoid this by using the current substation sites for upgrades and expansions once they are properly zoned for PSE's historical use. Rezoning all three sites is consistent with the Comprehensive Plan land use policies for Ilove Bainbridge and I want to see it continue to improve and thrive. Improved reliability and capacity on the Island will vastly improve my quality ofl life on the Island. I'm glad to support PSE's attempt to improve reliability and capacity on the Island and encourage the City to support PSEs substation rezone applications and  you will move to approve them as soon as possible.  reliable power is the item that's still an active issue here.  future upgrades or installation of other low or no-carbon technologies.  business/ndustrial and low-density residential zoning.  comprehensive plan amendments.  Sincerely,  2  62    Elizabeth Doll/360)689.-4927  3  62    Marlene Schubert From: Sent: To: Subject: Attachments:  Carrie Fisher sea2ogg@yahoo.com> Tuesday, May 10, 20228:32PM PCD PSEComprehensive Plan PSESupportl.pdf  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITY OF BAINBRIDGE ISLAND EMAIL SYSTEM -Take caution NOT to open  attachments or links unless youl know the sender AND you were expecting the attachment or the link.  64    City of Bainbridge Island ATTN: Planning Department 280 Madison Avenue N Bainbridge Island, WA98110  Transmitted viae emailt topdebainbrdsewaso  May 10, 2022  RE: PSEC Comprehensive Plan Amendment and Site-Specific Rezone Applications  Port Madison Substation Permit #s PLN52101 REZ/CPA Winslow Substation Permit #s PLN52149 REZ/CPA Murden Cove Substation Permit #s PLN51703 REZ/CPA Dear Kelly Tayara, Planning Commissioners: and Hearing Examiner,  lam writing in response to the following Comprehensive Plan Amendment and Site-Specific Rezone applications from Puget Sound Energy (PSE): PLN52101 REZ/CPA- Port Madison Substation site, PLN52149 REZ/CPA - Winslow Substation site, and PLN51703 REZ/CPA - Murden Cove Substation site. Ino order for PSE to seamlessly move forward on their package of solutions to improve reliability and capacity ont the Island, PSEi is requesting approval of these applications. lam supportive of PSE's efforts toi improve reliability and capacity on Bainbridge Island, and encourage the City to move PSE's  application forward as expeditiously as possible.  Itis no secret that reliability on Bainbridge Island needs to be improved and that PSE's Beyond Net Zero goals depend on a reliable grid. To address reliability and capacity issues, as well as meet Puget Sound Energy's (PSE's) clean energy goals including the planned future electrification ofi ferries and other transportation on Bainbridge Island, Puget Sound Energy researched and developed a package of solutions uniquely designed for Bainbridge Island. Today, PSE's hybrid solutions package combines new technologies and gridi infrastructure of wired and non-wired: solutions, including: rebuilding the aging Winslow TAP Transmission Line, building a newt transmission line to connect Murden Cove and' Winslow Substations, implementing targeted demand response, and constructing a utility scale battery for peak shaving. Tomorrow, PSE's work on Bainbridge may require future upgrades ori installation of other low Iknow firsthand the challenges associated with reliability on Bainbridge Island.. A recent move to Lynwood from Fort Ward brought awareness of how much wind comes thru Cove areas on this island andi these areas in particular need ai future plan for non-wired solutions. After a Tornado warning this last year it's hard to not think about what we can do better to improve infrastructure and protect all our residents. Things have improved but we can dol better. The City can lead the wayi in support of this. Isee businesses noti investingi in this concept yet. The Lynwood areal has al lot of new construction but businesses such as Pleasant Beach Inn havei taken out electric car charging stations. PSE is pursuing comprehensive plan amendment and rezone approvals for their three substation properties on Bainbridge Island to align the zoning oft the existing substation sites with PSE's long-term use of the property. The proposed rezones are consistent with the zoning of neighboring businesses  orno carbon technologies.  65    adjacent tot the substation sites. They also help PSE to limit the need to site utilities in new parcels and PSEI must periodically upgrade the substations to provide reliable and safe power to our customers long- term. The substations support the transmission and distribution lines that bring power to homes and businesses. PSE's goal is to use as much oft the existing substation properties as possible for upgrades while limiting impacts to the community. An alternative to the comprehensive plan amendments and rezones for the Winslow and Murden Cove sites is for PSE to relocate the substations from their current locations to larger sites to support the needed infrastructure to supply power tot the community. This would also result int the need to relocate the infrastructure supported by the existing substations, including distribution andi transmission lines. We would like to avoid this by usingt the current substation sites for upgrades and expansions once they are properly zoned for PSE's historical use. Rezoning all three sites is consistent with the Comprehensive Plan land use policies for business/ndustrial and low- Iwant Bainbridge Island to be a place where myself, my family and children can live and grow in for many years to come. Improved reliability and capacity on the Island willi improve overall quality of life on the Island. I'm glad to support PSE's attempt to improve reliability and capacity on the Island and encourage the City to support PSES substation rezone applications and comprehensive plan  make thel best use of the existing sites.  density residential zoning.  amendments. Thank yout fory your time. Kind Regards, Carrie Blunt  66    Marlene Schubert From: Sent: To: Subject: Attachments:  Kathy Hansen lalylner.leegmatom Thursday, May 12, 2022 10:36 AM  PCD Applications Applicationsdooxpdr  Support for Puget Sound nergysComprehensive Plan Amendment and Site-Specific Rezone Support for PSE Comprehensive Plan Amendment and Site-Specific Rezone  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITYOFE BAINBRIDGE ISLAND EMAILSYSTEM-Take caution NOTto open attachments  orl links unless youl know thes sender ANDY youy were expecting the attachment ort thel link.  Dear Ms. Tayara,  Please find the attached in support of Puget Sound Energy's Comprehensive Plan Amendment and Site-Specific  Rezone proposals:  PSE Municipal Code Amendment PLN52234 LDR PLN52101 REZ/CPA- Port Madison Substation site PLN521491 REZ/CPA-Winslow, Substation site PLN51703 REZ/CPA-Murden Cove! Substation site  Thank you,  Kathleen Hansen 1525 Fort Ward Hilll Rd NE Bainbridge Island, WA98110 206-201-3414  1  67    May 12, 2022  City of Bainbridge Island Attn: Kelly Tayara 280 Madison Avenue North Bainbridge Island, WA98110  Re: Comment in support of Puget Sound Energy's Comprehensive Plan  Amendment and Site-Specific Rezone Applications  Dear Ms. Tayara:  lam writing in support of Puget Sound Energy's:  PSEI Municipal Code Amendment PLN52234 LDR PLN52101 REZ/CPA- Port Madison Substation site PLN52149 REZ/CPA- Winslow Substation site PLN51703 REZ/CPA- Murden Cove Substation site  After listening and commenting at the Planning Commission meeting held on January 13, 2022 and reading the various applications and SEPA checklists, it makes sense to align the zoning to the particular use. The designation of an electric substation as residential only works to hinder the electicimprovements that Bainbridge Islanders need and want. The current residential designation is Granting these applications would allow Puget Sound Energy to move forward more quicklywith long-overdue electric improvements, would result in similar Business/Industrial designations with adjacent properties and circumvent the need to find new and additional properties to locate additional substations. Commenters with just about everything related to the city, mention retaining vegetation and trees. A larger setback would be required for a Business Industrial designation that would afford even greater protections to area residents. Searching for alternative sites would only create more delays, more disruption to the environment and create the need for PSE to move infrastructure to another location. Islanders have already gone through the process of discussing a preferred route and that alone has taken several years. Puget Sound Energy has  inappropriate for uses now and any planned or future use.  68    done its due diligence in finding appropriate solutions to our current energy problems while planning to remain flexible in order to address future needs. Keep in mind, PSE is not meeting many of its service reliability metrics and a VP confirmed that we have some of the worst reliability in the entire PSE system. This is not a badge of honor. As a city we are not presently poised to meet current or future electric needs. Please approve Puget Sound Energy's Comprehensive Plan Amendment and site-specific rezone applications for the three substations. This past summer we submitted to City Council the signatures of hundreds of residents who signed in support of PSE efforts to improve electric reliability. My HOA, the Rich Passage Estates Homeowners Association sent a similar public comment. Those of us on the South end of Bainbridge serviced by the Winslow  Substation don'tneed or want yet another decade of delay.  Respectfully, Kathleen Hansen 1525 Fort Ward Hill Rd NE Bainbridge Island, WA98110  69    Marlene Schubert From: Sent: To: Subject:  Patrick Kelly Patrickonbainbridge@gmail.com> Friday, May 6, 2022 3:59F PM PCD pln52149 comments  CAUTION: THISE EMAIL ORIGINATED FROM OUTSIDE THE CITYOFE BAINBRIDGE ISLAND EMAIL: SYSTEM -Take caution NOTto open attachments  orl links unless youl know the sender ANDy youv were expecting the attachment ori thel link.  To Whom It May Concern,  On writing on behalf of myself, and my family who live at 6405 Haley Loop, in regards to thet the proposed rezoning tol business l'am not opposed to expansion and growth. lam however against changing/rezone what is currently a more rural and residential areai to something that could potentially open the door for other additional "industrial" uses. I've said this before when there was talk about putting in a composting facility behind our housei in thei triangle property.... If we wanted to livei in ani industrial: area, we would have moved to such a place. We chose our home location for exactly this reason, firmly believe that changing zoning, just to accommodate aj project, without an actual vote from the people, the people who In Addition, Idon't believe the city or the power company has proven our shown any proof of what this current change in zone would or could have immediately or in thet future regarding the Aquifer Recharge Protection Area Ordinance. It seems by  industrial to accomidate the expansion/update of the power facility.  ar non-industrial type of life.  pay taxes and your salaries, is a slippery downward slope.  passing this rezoning you'd be ignoring things in place to protect our watershed and source.  Thanks, PatrickKelly  70    Marlene Schubert From: Sent: To: Subject:  Kevin Miller kevnm@milerhouse) Thursday, May 5, 20222:03PM Feedback PLN52149 REZ/CPA  PCD  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITY OF BAINBRIDGE ISLAND EMAIL SYSTEM -Take caution NOT to open attachments  or links unless you know thes sender AND you were expecting the attachment or thel link. Regarding: PLN52149 REZ/CPA, parcel 4178-000-028-0204  All,  lam al Bainbridge Island resident and homeowner in close proximity to the above-referenced parcel.  While I support taking action to increase the resiliency of power infrastructure on Bainbridge, I believe that the proposal to modify the comprehensive plan and rezone the subject parcel is not receiving appropriate scrutiny or critical review to understand if this is the appropriate way to achieve this end. I'm specifically concerned about the rezoning aspect, as this At thisj juncture Id do not believe that the applicant and the City have taken inadequate steps to ensure that this proposal will: 1/r meet the standards of the City's Comprehensive Plan (particularly with respect to the expansion in designation of B/I  appears particularly unnecessary and counter-productive.  zoned areas, LU 10.9)  2/meet the State SEPAI rules - WAC 197-11-060  3/r meet the City code with respect to rezoning criteria - BIMC: 2.16.140.H.1  My suggestion is to conduct review of the actual changes necessary for specific PSE improvements that improve power  resiliency and conduct appropriate environmental review oft the specific improvements.  -Kevin  71    Renee Argetsinger From: Sent: To: Subject: Attachments:  rifecperanzsegmaton Friday, June 17, 20222:37PM  PCD  Comments on PSE'sComp Plan and Rezone. Applications Letter of Support Rezone CPA2022F Final.wgp.docx  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITY OF BAINBRIDGE ISLAND EMAIL SYSTEM-Take caution NOTt to open attachments or links unless youl know thes sender AND youv were expecting the attachment or1 the link. RE: PSE Comprehensive Plan Amendment and Site-Specific Rezone Applications  Port Madison Substation Permit #s PLN52101 REZ/CPA Winslow Substation Permit #s PLN52149 REZ/CPA Murden Cove Substation Permit #s PLN51703 REZ/CPA  Attached, please find my comments on theabove-referenced applications. Please feel free to contact me with any questions or comments.  Thank you, Winifred Perkins  72    June 17, 2022 City of Bainbridge Island ATTN: Planning Department 280 Madison Avenue N Bainbridge Island, WA9 98110  Transmitted via email to: ddebainonogewarox  RE: PSE Comprehensive Plan Amendment and Site-Specific Rezone Applications  Port Madison Substation Permit #s PLN52101 REZ/CPA Winslow Substation Permit #s PLN52149 REZ/CPA Murden Cove Substation Permit #s PLN51703 REZ/CPA Dear Kelly Tayara, Planning Commissioners and Hearing Examiner,  l'am writing in response to the following Comprehensive Plan Amendment and Site-Specific Rezone applications from Puget Sound Energy (PSE): PLN52101 REZ/CPA- - Port Madison Substation site, PLN52149 REZ/CPA - Winslow Substation site, and PLN51703 REZ/CPA- Murden Cove Substation site. In order for PSE to move forward on their package of solutionsto improve reliability and capacity on Bainbridge Island, PSE is requesting approval of these applications. l'am supportive of PSE's efforts toi improve reliability and capacity on Bainbridge Island, and encourage the City to move PSE's application forward as expeditiously as possible. Reliability on Bainbridge Island needs to bei improved and PSE's Beyond Net Zero goals depend on ar reliable grid. To address reliability and capacity issues, as well as meet PSE's clean energy goals, including the planned future electrification ofi ferries, and other transportation on Bainbridge Island, PSE researched and developed a package of solutions uniquely designed for Bainbridge Island. Today, PSE's hybrid solutions package combines new technologies and grid infrastructure of wired and non-wired solutions, including: rebuilding the aging Winslow' TAP Transmission Line, building a new transmission line to connect the Murden Cove and' Winslow Substations, implementing targeted demand response, and constructing a utility scale battery PSE has spent years evaluating and discussing various options to improve electric reliability on Bainbridge Island. The time is long overdue for the implementation of these much-needed improvements. Fori the past several years PSE has undertaken a widespread informational and educational outreach effort to work with the residents and business on Bainbridge Island to identify alternatives to improve reliability. After receiving input from hundreds of homeowners, businesses and institutions, PSE has carefully selected the alternatives that best meets the environmental, engineering and socio-economic requirements of a majority of stakeholders. The next step in this process is for the City to now approve the comprehensive plan amendment and rezone approvals for their three existing substation properties son  for peak shaving.  73    Bainbridge Island to align the zoning oft the existing substation sites with PSE's long-termuse of the property. The proposed rezones are consistent with the zoning of neighboring businesses adjacent to the substation sites. They also help PSE make the best use of the existing sites. PSE must periodically upgrade the substations to provide reliable and safe power to their customers long-term. The substations support thei transmission and distribution lines that bring power to homes and businesses. PSE's goal is to use as much of the existing substation properties as possible for upgrades while limiting impacts to the community. An alternative to the comprehensive plan amendments and rezones for the Winslow and Murden Cove sites is for PSE to relocate the substations from their current locations to larger sites to support the needed infrastructure to supply power to the community. This would also result in the need to relocate the infrastructure supported by the existing substations, including distribution and transmission lines. PSE would like to avoid this by using the current substation sites for upgrades and expansions once they are properly zoned for PSE's historical use. Rezoning all three sites is consistent with the Comprehensive Plan land use policies for business/industrial lwant Bainbridge Island to be a place where myself, my family and children can safely live and grow ini for many years to come. Improved reliability and capacity on the Island will improve overall quality of life on the Island and also minimize environmental impacts while affording people a more reliable source of power. Is support PSE's proposal toi improve reliability and capacity on the Island and encourage the City to support PSES substation rezone applications and comprenensive plan amendments as out lined int the above-referenced applications.  and low-density residential zoning.  Sincerely, Winifred Perkins 10120 NE Garibaldi Loop Bainbridge Island, WA 98110  74    Kelly Tayara From: Sent: To: Subject:  Michael Silves m5@@atamorph.com> Tuesday, October 18, 20226:41PM Kelly Tayara Re: Tree Destruction  CAUTION:THIS EMAIL ORIGINATED FROM OUTSIDE THE CITYOF BAINBRIDGE ISLAND EMAIL SYSTEM- -Take caution NOTt to open  attachments or links unless youl knowt the sender AND youv were expecting the attachment ort thel link. Ibelieve it should bei included at least for the Murden Cove and Winslow substations.  Can yout tell me whether there are other people or organizations who are opposed toi the transmission line  construction? Thank you -Michael Silves  On Oct 18, 2022, at 7:16. AM, KellyTayara aanenanorewaror wrote:  Hello,  The City Arborist is researching the issue. When Ifirst read your letter, I wasn't sure whether you intended for your comment to bei included ini the PSE application files, but it does appear to me you are commenting on the Comprehensive Plan Amendment/F Rezone applications. Do you want me to include comment on all of the applications, for the Port Madison, Murden Cove and Winslow substations? The applications next go to Planning Commission for Public Hearing on November 10, and attendance/  public comment can be in person or via Zoom.  Thank you, Kelly  Kelly" Tayara, Senior Planner <imageoo1.jpg> www.ainbndgewagow  Department of Planning and Community Development  206.780.3787 (office) 206.780.3750 (Planning Department)  From: Michael Silves msocatamorpn.com Sent: Monday, Ortober17/,20227.03PMA To: Kelly Tayara aaehainoogwasop Subject: Re: Tree Destruction  75    CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITY OF BAINBRIDGE ISLANDI EMAILS SYSTEM- -Take caution NOT1 to open attachments or links unless you! know the sender AND you were expecting the attachment ort the link.  Kelly,  lapologize for not responding sooner. Thank youi for your message.  Yes, Iwould like to know why all those trees are tagged. Other trees closer to the right of way are not l'asked PSE whether al battery would provide the same function as a redundant transmission line for managing power outages.Ido not! know the relative costs or how long al battery would last and would My only contact was vial PSE's web: site which provided a place for questions but only provided computer Iti is frustrating that the power companies (Puget Power and PSE) haven't changed their planned route since their first attempt to install a cable under Port Orchard Passage from Ollala. That route made sense at thet time becausei it basically supported at third transmission feed onto Bainbridge Island buti it failed because of the underwater cable issues. The redundant transmission line proposals since then make no sense. We challened Puget Power on the redundancy issue in the 90's and they ended up Itisinsulting that on each attempt the power company tells us about all the research they are doing regarding optimal routes then pull out their decades old route maps with no change at all. This is thei first time they have gone sO far as to tag the trees. l'ami in a wheelchair these days and can't get out and measure the trees as I would like. But think some of them are close to three feet in diameter. PSE: sent us a notice saying they were going to tag trees but didn't say why. And theyt told us we better not remove thet tags. I'm pretty sure we don't count for much in their plans.  marked.  like answers.  generated answers. I have had no human contact with PSE.  installing a switch at Day Road as we had suggested from the start.  Thank yout for youri interest, Michael Silves  On Oct11, 2022, at 3:28 PM, Kelly Tayara ktayara@bainbridgewagowrote: l'am the City's project manager for the PSE Comprehensive Plan Amendment and Rezone requests for the Port Madison, Murden Cove and Winslow substation properties. Ican certainly reach out to my contact fort those permits at PSE toi find  Hello Mr. Sives,  answers to any questions you have. Aslunderstand your concerns:  2  76    1. Would you like me toi try tol helpf find out whyt the 23 trees on your Fletcher Bay Road property, along with others on the neighbors' property, along Fletcher 2. What questions have you asked PSE about installing back-upl batteries at the Winslow and Murden Cove substations, and to whom, if you have that  Bay, Sportsman Club and other roads are tagged?  information, did you direct the questions?  Thank you, <imageoo3.jpg> KELLY TAYARA Senior Planner 206.780.3787 (office) Website wwwbainbidgewagoy  Planning Department pcd@bainbridge wa.goy 206.780.3750 City  From: PCD CDObanbrogewaroo Sent: Tuesday, Odober11,202313PM aanehanuogwaror Subject: RE:Tree Destruction Hi Mr. Silves,  To: Michael Silves msedatamorpn.com; ;PCD CDehanbrogewaoe: Kellyl Tayara  l'am copying Senior Planner Kelly Tayara on your email fori further assistance.  Maria Dozeman, Administrative Specialist Planning and Community Development  <image004.png> www.bainbrogewagov 206.780.3761 (office) 206.640.5524 (cell) 2022 <imageo0s.png>  New Building and Development Services Fees Effective September1,  From: Michael Silves ml5@datamorph.com> Sent: Tuesday, Otober11,2022307PMA To: PCD 0Ohanprogewaso Subject: Tree Destruction  3  76    You don'tofteng get email from ms@datamorphcom, Learn whyt this isi important  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITY OF BAINBRIDGE ISLANDI EMAIL SYSTEM- -Take caution NOTt to open attachments orl links unless) youl know the sender AND you There are twenty-three trees on my property on Fletcher Bay Road that have been tagged, presumably for destruction, by Puget. Sound Energy. All the tagged trees are large; most are Douglas fir with some spruce and hemlock. Similar trees have been marked for destruction along my neighbors' property and elsewhere along Fletcher Bay Road, High School Road, Sportsmen's Club Road and other roads along the route of the proposed transmissionn line. Once the trees on the edge are gone, the trees behind them will lose their protection and become Altogether hundreds, possibly thousands, of trees, will be destroyed to erect a redundant transmission line whose only purpose is to provide back-up power for the Winslow and Murden Cove substations. Tesla makes batteries that could serve the same purpose without all the tree removal. Puget Sound Energy has not answered my questions about installing back-up batteries at the Winslow and Murden Cove substations. My hope is that your organization would get involved for  were expecting the attachment or the link.  more vulnerable to being blown over by the wind.  the sake of the trees. Will you help us? Michael Silves 7030 Fletcher Bay road  4  76    Marlene Schubert From: Sent: To: Subject: Attachments:  Tom Hansen tomhnem.lseymailcom: Thursday, May 12, 2022 10:55 AM Public Comment for PSE Proposals  PCD  Support for PSE.CompPlanAmmendementaPReroneApplicationsdocx  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITYC OF BAINBRIDGE ISLAND EMAILSYSTEM- -Take caution NOTto open attachments  orl links unless youl know thes sender ANDy yous were expectingt the attachment ort the link.  Dear Ms. Tayara,  Please find the attached public comment in support of Puget Sound EnergysComprehensive Plan Amendment and  Site-Specific Rezone proposals:  PSE Municipal Code Amendment PLN52234 LDR PLN52101 REZ/CPA-Port Madison Substation site PLN52149REZ/CPA-Winslow, Substation site PLN51703 REZ/CPA-Murden Cove Substation site  Tom Hanen 1525 Fort Ward Hill Rd NE Bainbridge Island, WA 98110 206-201-3414/281-728-4929  79    City of Bainbridge Island Attn: Kelly" Tayara 280 Madison Avenue North Bainbridge Island, WA9 98110  Re: Comment in support of Puget Sound Energy's Comprehensive Plan  Amendment and Site-Specific Rezone Applications  Dear Ms. Tayara:  lam writing in support of PSE applications for rezoning the Murden Cove, Port Madison, and  Winslow substations from various R-x designations to B/ldesignations. PLN52101 REZ/CPA-P Port Madison Substation site PLN52149 REZ/CPA - Winslow Substation site PLN51703 REZ/CPA- Murden Cove Substation site  The past and current uses, originally permitted by Kitsap County, are inconsistent with current and future uses as rezoned by the City of Bainbridge Island. PSE's responses clearly meet the  City's Policy and Goals (shown below): Electrical Utility Goals and Policies  Ensure that reliable utility services are available to all Bainbridge Island residents Ensure that utility services are adequate to meet current demands, and that utility Ensure that new or major renovations to existing utility facilities are designed to Ensure adequate, cost effective, reliable, and environmentaly responsible electric  providers plan fori future demands  minimize adverse impacts on residents and the environment  service to the citizens of Bainbridge Island  Business/Industrial Policies  The Business/Idustrial (B/I) District is for light manufacturing development as well as other uses that add to the diversity of economic activity on the Island Applications for development approval within the B/I district must show that adequate water, wastewater, transportation, fire and storm drainage services are Performance standards fori the B/I district address odor, lighting, noise, vibration, signage, traffic volumes, ingress and egress, parking, delivery and loading areas, and pedestrian and vehicle circulation, to create safe, efficient, compatible conditions among a variety of on-site uses and to protect adjacent residential neighborhoods  available to serve the development  80    B/I uses must be visually screened year-round from the adjacent non-industrial properties and roadways, especially scenic highway SR 305. The visual screening could be achieved through a combination of vegetation and building setback that  would add depth to the buffer  The City of Bainbridge Island should proceed toi issue al Determination of Non-significance (DNS) Additionally, Is support PSE's request for a change to Critical Area regulations contained in BIMC 16.20.140.G.2 and 16.20.100.E.1 in order to allow for continued maintenance, upgrade and installation of linear electrical distribution and transmission infrastructure.  threshold determination for this request..  PSE Municipal Code Amendment PLN52234 LDR  Al blanket restriction regarding Category Il wetlands would restrict a public utility form maintaining, upgrading an constructing transmission and distribution infrastructure to meet  island utility current and future needs as required by State law.  "In general, although Category Il wetlands may in theory provide higher habitat values than Category III orl IVI wetlands, the portion of Category Il wetlands within the road rights-of-way and within or adjacent to existing cross-country transmission corridors is already subject to the effects of human disturbance, and therefore is likely to provide more limited habitat value than the habitat score alone would indicate." "  Installing new aerial distribution and transmission lines within or adjacent to road rights-ofway; or asa an overbuild or underbuild to an existing aerial primary utility within cross country corridors on easement within Category II wetlands is the best way to minimize the environmental impact while meeting the need for reliable energy and helping to reduce the  Island's Carbon Footprint.  PSE is required to apply the best science available and follow all laws.  "When PSE maintains or upgrades an existing utility line or installs a new line, they follow federal, state, and local requirements to avoid and minimize wetland impacts to the extent feasible in accordance with the following preferred mitigation sequence, as outlined in the Interagency Guidance on Wetland Mitigation in Washington State (Ecology 2006) and BMC 16.20.030:. 1. Avoid the impact altogether by not taking a certain action or parts of an action; 2. Minimize impacts by limiting the degree or magnitude of the action and its implementation by using appropriate technology or by taking affirmative steps to avoid or reduce impacts; 3. Rectify the impact by repairing, rehabilitating, or restoring the affected environment; 4. Reduce or eliminate the impact over time by preservation and maintenance operations during the life of the action; 5. compensate. for the impact by replacing, enhancing, or providing substitute resources or environments; and 6. Monitor the impact and take appropriate corrective measures." "  81    The City of Bainbridge Island should proceed toi issue al Determination of Non-significance (DNS) PSE has been both transparent and through ini its public engagement for its Electric Reliability Projects. Personally, Ih have been skeptical, questioning, and have requested data all through the process and independently formed my own opinions. For those of us that have and continue to participate in community meetings and read the detail material that has been submitted we support PSE. The public comments the do not support electric reliability improvements largely come from individuals who have not participated, naively form an opinion without O objectively informing themselves on the details or have been made their comment from a "Not In My Neighborhood" perspective. Many of the comments have acted like "nail strips" to derail the projects. Itruly believe that the majority of Islanders are not engaged because of their busy lives or the pandemic but want reliable electricity. The bottom line is that the electric infrastructure on the island is decades old and as a resident of the south end of the island, I do not to want to wait decades more for electric reliability improvements.  threshold determination for this request.  Tom Hansen 1525 Fort Ward Hill RdN NE Bainbridge Island, WA98110  82    Marlene Schubert From: Sent: To: Subject: Attachments:  Bryan Telegin telegin@bnd-aw.com> Thursday, May 5, 202211:22AM PCD; Kelly Tayara PLN52149 REZ/CPA  Comments on Proposed PSE Winslow Rezone and Comprehensive Plan Amendment- 2022 05 05 Stetson Ridge Comment Letter on PSE Rezone DRAFT.pdf  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITYOF BAINBRIDGE SLAND EMAILSYSTEM- -Take caution NOTt to open attachments  or links unless youl know the sender ANDY you were expecting the attachment ort thel link.  Dear Ms. Tayara,  Attached, please find comments submitted on behalf of my client, the Stetson Ridge Homeowners Association, on the proposed Ifyoul have trouble opening the attachment, or if you! have any questions about the attached letter, please do not hesitate to  PSE Winslow Rezone and Comprehensive Plan Amendment, PLN52149 REZ/CPA.  contact me at the number below. Thank you fory your consideration.  -Bryan Telegin Bryan Telegin Bricklin & Newman, LLP 123 NW36th Street, Suite 205 Seattle, WA98107 Tel: 1.206.264.8600, ext.3 Fax: 1.206.264.9300 Email: elegin@bnd-aw.com tp/www.bnd-aw.com  Counsel for Stetson Ridge Homeowners. Association  PLEASE NOTE OURI NEW OFFICE LOCATION AS OF FEBRUARY1,2 2022: 123 NW36th Street, Suite 205, Seattle, WA 98107. This e-mail message is for the sole use of thei intended recipient(s) and may contain confidential and privileged information. Ify you are not Ifyou have received this message in error, please contact the sender by reply e-mail message and destroy all copies of the original  thei intended recipient, any dissemination, distribution or copying of this message is prohibited.  message, including any attachments.  83    BRICKLIN & NEWMAN LLP lawyers working for the environment  Reply to: Seattle Office  May 5, 2022  VIA E-MAIL TO ped@bainbridgewagor  City ofBainbridge Island Attn: Kelly Tayara 280 Madison Avenue North Bainbridge Island, WA98110  Re: Comment by Stetson Ridge Homeowners Association on Proposed PSE Winslow Rezone and Comprehensive Plan Amendiment-PLNSIE  REZ/CPA  Dear Ms. Tayara:  Ir represent the Stetson Ridge Homeowners Association, an association of 36 homes to the immediate east oft the Puget Sound Energy ("PSE')substation parcel located at 7480 NE: Bucklin Hill Road (Tax Parcel No. 4178-000-028-0204). PSE is currently proposing to rezone the substation property from R-0.4 to Business Industrial (B/I), and to change the comprehensive plan map designation for this same parcel. We understand that PSE's primary motivation for seeking these amendments is to circumvent the city's Aquifer Recharge Protection Area ("ARPA") requirements at Section 16.20.100 of the Bainbridge Island Municipal Code ("BIMC"), as stated inl PSE's rezone narrative submitted to the city on February 25, 2022. We also understand that the city plans to issue a Determination of Non-Significance ("DNS") under Washington's State Environmental Policy Act ("SEPA"), Chapter 43.21C RCW, as stated in the city's Notice of Application/SEPA Comment Period published on April 22, 2022. For the following reasons, the Stetson Ridge Homeowners Association opposes the proposed rezone and comprehensive plan  map amendment, as well as the proposed DNS.  A. The Rezone Proposal Conflicts with the Comprehensive Plan  The proposal conflicts with the city's Comprehensive Plan, which prohibits the expansion of isolated B/I zoning designations. See Bainbridge Island Comprehensive Plan, Land Use Element at LU-19 (Feb. 28, 2017). In this case, the proposed rezone property is situated to the immediate east ofani isolated B/I-zoned parcel at 74801 NE Bucklin Hill Road (Tax Parcel No. 4178-000-028- 0105). This parcel contained light industrial uses prior to its incorporation into city limits (hence its current, grandfathered zoning designation) and represents the only single-parcel B/I zoning  123NW3 36th Street, Suite 205, Seattle, WA 98107 e 25) West Main, Suite 234, Spokane, WA99201  (206)2 264-8600 . (877)264-7220 . wwwbnchimewman.com  84    May 5, 2022 City of] Bainbridge Island Comments on PLN52149REZ/CPA Page 2  designation within the entire city. In essence, PSE is asking to expand this zoning designation to the east, doubling the size oft this isolated B/I zoning area to cover the PSE substation parcel. This is flatly prohibited by Policy LU 10.9 of the Comprehensive Plan, which provides: "Isolated B/I activities are designated to reflect historical use and the designation shall not be expanded" (emphasis added)." This comprehensive plan provision is unequivocal 1 isolated B/I zoning designations shall not be expanded. As such, this policy prohibits PSE's planned expansion ofthe existing B/I zoning designation on NE Bucklin Hill Road to the east, to cover the PSE substation parcel. This also means that the proposed rezone does not satisfy the city's decision criteria for site-specific rezones, one of which is that the proposed rezone must be "in accord with the comprehensive plan. . BIMC 2.16.140.H.5. Expanding this isolated B/I zoning designation is not Relatedly, Comprehensive Plan Goal LU-10 provides that the B/Izone should be designated only in areas that will "create opportunities for new businesses and expansion of existing businesses," where this zoning designation will "contribute!] to well-paying and new employment opportunities," and where "traffic congestion, visual, and other impacts on the surrounding neighborhood can be minimized."Iti is1 not clear whether any ofPSE's plans will contribute to new businesses or the expansion of existing businesses. There is no evidence that PSE's plans will contribute to well-paying jobs or new employment opportunities. And without more detail regarding PSE's ultimate expansion plans, there is no evidence that the impacts of such plans on the surrounding neighborhood including visual impacts can be minimized. For these reasons,  "in accord" with Policy LU 10.9, which flatly prohibits such expansions.  too, the proposed rezone is not "in accord" with the Comprehensive Plan.  B. The Environmental Checklist Is Inadequate  Regarding SEPA, PSE's environmental checklist is inadequate. First and foremost, we note that SEPA requires the City of Bainbridge Island (as well as PSE) to evaluate the indirect or "growth- inducing" effects ofthe proposed rezone. The city must: also evaluate whether the current proposal "will serve as a precedent for future actions." WAC 197-11-060. See also WAC 197-11- 330(3)(e)(Iv) (observing that "[a] proposal may to a significant degree. . [e/stablish a precedent Int this case, expanding the isolated B/I zoning designation on NE Bucklin Hill Road would likely serve as a precedent for other property owners ini the area, who may similarly wish toi rezone their parcels for business/industrial use. For example, we are aware that the owner of the "triangle property" to the immediate south of the PSE substation parcel (Tax Parcel No. 332502-1-007- 2007) applied in 2013 to rezone that property from R-0.4 to B/I, and more recently has proposed siting an industrial compost facility there. Expanding the isolated B/I zoning designation on Bucklin Hill Road- - ignoring the city's Comprehensive Plan which flatly prohibits such expansions--would serve as aj precedent for future similar applications. The city should evaluate  for future actions with significant effects.").  See also Policy LU 10.8 ("Discourage the inappropriate designation of isolated  Business/Industrial Districts").  85    May 5, 2022 City of] Bainbridge Island Comments on PLN52149REZ/CPA Page 3  whether the current proposal would serve as a precedent for future rezones andj proposed industrial activity, and then evaluate the environmental consequences of establishing such aj precedent. Second, ini many instances, PSE'senvironmental checklist fails to disclose potential environmental impacts, stating that any such impacts will be evaluated later when PSE applies for development permits approving specific development projects or facility expansions. Answers along this line deferring environmental review to al later date - are given for Checklist Questions B.1.e (grade and filli impacts), B.1.g( (impervious surface), B.4.b(vegetation impacts), B.4.dlandscaping: and native plants), B.5.d (wildlife impacts), B.10.b (aesthetics), B.13.d (historic resources), D.1 (water, air, and noise), and D.2 (plants and animals), among others. In general, the checklist reads as though PSE believes that no impacts need to be addressed at this time, because the proposed rezone is a "non-project" action that does not directly entail physical work or construction. This represents a false view of SEPA's requirements. Washington courts as well as the Growth Management Hearings Board have been clear that even non-project actions must be subjected to meaningful environmental review, that local agencies must evaluate whether anticipated development is likely to result in a significant adverse environmental impact, and may not blind their eyes to anticipated development resulting from thei non-project action. See, e.g., Alpine Lakes Protection Societyv. DNR, 102 Wn. App. 1, 16, 979 P.2d 929 (1999) ("the fact that an action will not cause an: immediate land use change or the fact that there is no specific proposal 'on the table' does not automatically mean that no EIS is required"); Lands Council V. Washington State Parks Recreation Comm'n, 176 Wn. App. 787, ,803, 309 P.3d 734, 742 (2013) (explaining "the risk of postponing environmental review is 'a dangerous incrementalism where the obligation to decide isp postponed successively while project momentum builds. ") (quoting King County V. Boundary Review Bd, 122 Wash.2d 648, 664, 860 P.2d 1024 (1993)); Assoc. ofCitizens Concerned About Chambers Lake Basin V. City of Olympia, WWGMHB No. 13-20014, FDO (Aug. 7,2013) at 9 ("IW]hen a city amends its Comprehensive Plan or changes zoning, a detailed and comprehensive SEPA environmental review is required"); Id. at 10 ("agencies must evaluate environmental impacts of non-project actions up-front and not wait until the project level," and "[s]imply providing that any impacts will be addressed on a permit basis fails to assess the cumulative impacts and to fully inform the decision makers of the potential consequences of the designations challenged here"); Whidbey. Environmental. Action Council V. Island County, WWGMHB No. 03- 2-0008, FDO (Aug. 25, 2003) at 39 ("the County must evaluate the impacts allowed under the In this case, PSE has plans to expand its operations on the substation parcel, which is precisely why it is seeking a rezone (obviously, any existing uses would likely qualify as "legal nonconforming' thus obviating the need for a rezone simply to maintain the status quo). In its Rezone Narrative and SEPA checklist, PSE says that it plans to install improvements needed accommodate aj proposed 1151 kV transmission line, and also plans to install a second transformer bank and/or a new battery energy storage system. It is unclear whether these are the only improvements planned by PSE. The city should require PSE to disclose the nature of these improvements, any preliminary plans, and any other potential expansions that may be requested in the future under the new zoning designation. The city must then evaluate the environmental  changed designation at the time ofthat non-project action").  86    May 5, 2022 City of] Bainbridge Island Comments on PLN52149REZ/CPA Page 4  impacts ofthese projects prior to approving the rezone or issuing a threshold determination under Finally, itisti troubling that PSE's primary motivation forrequesting the rezone: ist to evade the city's Aquifer Recharge Protection Area requirements at Section 16.20.100 of the Bainbridge Island Municipal Code. That section ofthe code contains critical development standards needed to protect the Island's water supply and health oft the underlying aquifer, including location and mapping of critical areas during projectr review, limitations on the removal ofnative vegetation, and prevention of harm to significant trees. Given that PSE is on record saying that these requirements would inhibit its ultimate plans (though, we are not aware ofany formal determination by the city on this issue), iti is critical that the city evaluate whether releasing PSE: from these requirements will result ina adverse environmental impacts. Iti is also necessary to consider the consequences ofPSE's plans now to determine if they conflict with Comprehensive Plan policies relating to environmental protection and water resources. This must be done before the rezone is approved, not after. D. Absent More Detailed Plans, PSE Has Not Demonstrated Compliance With the Finally, many of the city's rezone criteria cannot be fully evaluated without more detailed information about PSE'sultimate plans for the substation parcel. For example, in order to approve the rezone, the city must find that it "will not be materially detrimental to the public welfare or injurious toi the property or improvements int the immediate vicinity and zone in which thej property isl located." BIMC 2.16.140.H.1. This criterion cannot be evaluated without knowing more about the improvements planned by PSE and how they will affect nearby landowners. Similarly, before approving the rezone, the city must find that "the site-specific rezone would not devalue surrounding or nearby property" and that "the site-specific rezone will not result in an adverse environmental consequence." . BIMC 2.16.140.H.7 & 8. Without knowing the details of how PSE plans to expand its operation, the city cannot determine whether the proposed rezone will ultimately devalue surrounding or nearby property. Likewise, without more detailed plans, the city cannot ensure that the proposal will not result in an adverse environmental consequence.  SEPA. To date, this has not been done.  City's Rezone Decision Criteria.  E. Conclusion  Ins summary, the proposed rezone conflicts with the City of Bainbridge Island's Comprehensive Plan inj particular, with Policy 10.9 which flatly prohibits the expansiono ofthe isolated B/Izoning designation on NE Bucklin Hill Road. PSE's environmental checklist fails to meet the requirements of SEPA, principally by ignoring the precedential effect of the proposed rezone, deferring environmental review to future permit applications, and failing to address the environmental consequences of removing Aquifer Recharge Protection Area requirements from the substation parcel. More details are also needed before the city can fully evaluate PSE's compliance with its rezone: approval criteria, including those criteria aimed at avoiding detrimental impacts on surrounding properties and the environment. For all oft these reasons, the rezone should be denied and no SEPA threshold determination should bei made unless and until these deficiencies  are rectified.  87    May 5, 2022 City of] Bainbridge Island Comments on PLN52149REZ/CPA Page 5  Thank you for your consideration of these comments. Ify you have any questions or would like to discuss this letter, please feel free to contact me at telegin@bnd-law.com or by phone at (206)264-  8600.  Very truly yours,  BRICKLIN. & NEWMAN,LLP B26  Counselj for the Stetson Ridge Homeowners  Association  Cc: Client  88    ***PLANNING COMMISSION PUBLIC HEARING DRAFT***  ORDINANCE NO. 2023-11  AN ORDINANCE of the City of Bainbridge Island, Washington, amending the Future Land Use Map of the Comprehensive Plan and the City Official Zoning Map to change the land use and zoning designation of a property owned by Puget Sound Energy known as the "Winslow  Substation".  WHEREAS, the City ofl Bainbridge Island (City) accepts requests to amend the Comprehensive Plan every three years as described in the Comprehensive Plan Amendment (CPA) process established by Bainbridge Island Municipal Code (BIMC)  Chapter 2.16.190; and  WHEREAS, 2022 was a CPA application year, and the City received five CPA WHEREAS, Puget Sound Energy (PSE) submitted three CPA applications, requesting to change the land use designation of each ofits three substations from a residential designation to Business/Industrial (B/I) designation on the City's Future Land  applications during the January and February 2022; and  Use Map; and  WHEREAS, PSE submitted corresponding rezone applications to change the zoning designation of each ofits three substations from ai residential zone to the B/I zone  on the City's Official Zoning Map; and  WHEREAS, the PSE Winslow substation is located on the north side ofl Bucklin Hill Road 200 feet east ofFletcher Bay Road, tax parcel no. 4178-000-028-0204 (heretofore called subject property) and PSE has submitted consolidated CPA and Rezone application for this substation, City Permit File PLN52149 REZ/CPA; and WHEREAS, the subject property is currently designated Residential-0.4 and R- 0.4 on the City's Future Land Use Map and Official Zoning Map, respectively; and WHEREAS, City staffhave analyzed the consolidated CPA and Rezone application for this substation, including the CPA and Site-specific Rezone decision criteria in BIMC2.16.190and: 2.16.140, respectively, and is recommending approval of  the application to the Planning Commission; and  WHEREAS, the Planning Commission considered the application and the staff WHEREAS, the City issued a State Environmental Policy Act (SEPA)  recommendation and at a study session on October 13, 2022; and Determination ofl Nonsignificance on October 20, 2022; and  Page 1of5  89    WHEREAS, the SEPA threshold determination was appealed on November2, WHEREAS, a settlement agreement fully and completely resolving the claims of WHEREAS, the petitioner filed ai motion with the Hearing Examiner to dismiss  2022; and  petitioner in the appeal was executed on February 13, 2023; and  the SEPA appeal on February 28, 2023; and  WHEREAS, the SEPA appeal was dismissed on  2023; and  WHEREAS, the Planning Commission held a public hearing on Ordinance No.  2023-11 on March 23, 2023, and after closing the public hearing, madea  recommendation of  to the City Council; and  WHEREAS, notice proposing adoption of amendments to Comprehensive Plan and development regulations was issued on March 10, 2023, to the Office ofCommunity Development at the Washington State Department ofCommerce in conformance with  RCW36.70A.106; and WHEREAS, on No. 2023-11;and WHEREAS, on. 2023-11.  2023, the City Council considered Ordinance 2023, the City Council adopted Ordinance No.  NOW,THEREFORE, THE CITY COUNCIL OFTHE CITY OF BAINBRIDGE ISLAND, WASHINGTON, DOES ORDAIN. AS FOLLOWS: Section 1. The City Council finds that the PSE Winslow CPA and Rezone applications, permit numbers PLN52149 REZ/CPA, are in conformance with the Comprehensive Plan, the CPA and Site-specific Rezone decision criteria, and all  applicable state laws in effect at the time of approval.  Section 2. The Future Land Use Map oft the Comprehensive Plan is hereby amended to change the lands use designation of thes subject property from Residential-0.4  tol Business/Industrial as shown on Exhibit. A.  Section 3. The City's Official Zoning Map is hereby amended to change the zoning designation oft the subject property from R-0.4 to Business/Industrial as shown on  Exhibit B.  Section 4. This ordinance shall take effect and be in force five (5) days from  its passage and publication as required by law.  Page2of5  90    PASSED by the City Council this APPROVED by the Mayor this  day of day of_  2023. 2023.  Brenda Fantroy-Johnson, Mayor  ATTEST/AUTHENTICATE:  Christine Brown, MMC, City Clerk  FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVEDATE: ORDINANCE NUMBER:  XX,2023 XX,2023 XX,2023 XX,2023; 2023-11  Page3of5  90    EXHIBITA Pari Madixes  City of Bainbridge Island! Future Land Use Map  February 28, 2017  Legend  $ubject Property  .  Subject Property  B/I  Page 4of5  90    EXHIBITB Zoning Map  R-0.4  R-1  B/I  Subject Property  Page 5of5  90    City of Bainbridge Island ATTN: Planning Department 280 Madison Avenue N Bainbridge Island, WA98110  Transmitted viae email to: pcd@bainbrogewapov  RE: PSE Comprehensive Plan Amendment and Site-Specific Rezone Applications Port Madison Substation Permit #s PLN52101 REZ/CPA Winslow! Substation Permit #s PLN52149 REZ/CPA Murden Cove Substation Permit #s PLN51703 REZ/CPA Dear Kelly Tayara, Planning Commissioners and City Council,  lam writing in response to the following Comprehensive Plan Amendment (CPA) and Site-Specific Rezone (Rezone) applications from Puget Sound Energy (PSE): PLN52101 REZ/CPA - Port Madison Substation site, PLN52149 REZ/CPA - Winslow Substation site, and PLN51703 REZ/CPA - Murden Cove Substation site.I Ia am supportive of PSE's efforts to improve reliability and capacity on Bainbridge Island, and encourage the City to move PSE's application forward before this summer 2023. As an Internet Service Provider, lam alerted by power outages and disturbances on the PSE distribution system in Kitsap county. We see homes and businesses on Bainbridge restart and go offline with much greater frequency and durations than the truly rural parts of Kitsap such as Seabeck or Hansville. PSE is at a milestone that has never existed since electrification of Bainbridge; they are unable to execute with confidence on multiple complex plans duet toi this zoning classification issue. PSE has not had to make major substation improvements on our island in almost 50 years. Our electrical grid is approaching: a breaking point; PSE must execute multiple multi-year projects to preserve and stabilize Rezoning all three sites is consistent withi the historic use of the properties and the Comprehensive Plan land use policies for business/Industrial. These three parcels have been used fori industrial purposes long before COBI incorporated these parcels. Delay in rezoning exposes the other 1,800 parcels of  power on the island.  Bainbridge to further delay in getting improved electrical service.  94    PLN51703 REZ/CPA-Murden Cove Substation site  The Murden Cove substation is an industrial power site that has provided power to the residents of Bainbridge Island since 1979. Our current usage exceeds the 25MW name plate rating in the winter. In response tot the electrification program, PSE and WSF have negotiated a curtailable rate. Ini the wintera at the holiday times, our new electric boats will have an allowed 169 hours of sailings cancelled for lack of recharging facilities. This number will be much higher without the battery system PSE is trying to install but is hamstrung by the zoning issue. These cancellations can only be avoided by adding a transformer, which PSE is not yet planning. PSE cannot with confidence purchase the battery equipment or a bulk transformer without the security of knowing they can schedule to install the equipment in an industrial  site setting.  PLN52101 REZ/CPA- - Port Madison Substation  The Port Madison substation is an industrial power site that has provided power to the residents of Bainbridge Island for almost 70 years. This substation is a significant, complex, pair ofi industrial sites on ransformaton/distributon use. This site accepts two 115kV transmission lines that feed power to Bainbridge Island from across Agate pass. As the island's power needs continue to grow, PSE will have to add another 25MW transformer and distribution gear. Ultimately, if electric vehicles surge on Bainbridge, thet transmission line and switchyard facilities will need tol be upgraded (to 230kV). Delay in converting this property to business/industrial classification puts the entire population of Bainbridge  one parcel. It will never relocate, nor will the land ever return to a non-power  Island at risk.  PLN52149 REZ/CPA - Winslow Substation site  The Winslow Substation is an industrial site that provides power tot the entire south end of Bainbridge Island since 1964. The parcel is mostly unused with a very compact substation. The footprint of the station will expand as PSE adds the redundant link and ultimately a second transformer. The site can support a BESS (battery energy storage system) of significant size. However, the adjoining residential development (Stetson Ridge) reduces the likelihood PSE will install al large BESS here even though it  would benefit the whole island. 4thproperty that needs mention  The 7580 Finch Rd property PSE owns would have been ideal site for the redundant link path routing and as a place to land a BESS as it can address the central core (our urban density area) with distribution lines. PSE is not exploring reclassification at this time. COBI should rezone this B/I for electrical utility use with a condition that ift the property is sold it rezones back to residential. This would open the options for PSE to solve our future power constraints in the core high density portion of the island.  Sincerely, Stephen' VRI Hellriegel Resident since 1998  Owner Helldyne, Inc (Electrical Engineering Consulting Firm) Owner Net253, LLC (Internet Service Provider) Sr. Member, I.E.E.E. Power and Energy Society.  Stephen Hellriegel  95    CITY OF BAINBRIDGE ISLAND  DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT  Staff Analysis Date: To: From: Project:  March 9, 2023 Planning Commission KellyTayara, Senior Planner  Puget Sound Energy Site-specific Rezone and Comprehensive Plan Amendment (CPA) for  the Winslow Substation (Bucklin Hill Road)  File Number: PLN52149 REZ/CPA Summary of Request  Puget Sound Energy (PSE) requests approval to change the site zoning from R-0.4/Residential: to Business /Industrial (B/), which is a change to the Comprehensive Planl land use map and zoning map. PSE requests the change from residential to B/Ito support thel long-term needs of the community. According to PSE, residential designation focuses onl low-density residential development and conservation, does not reflect thel historic long-term utility use of the site, and is inconsistent with its statutory duty to serve the community with essential infrastructure and electrical service, whereas al B/ The substation was established on the site ini the early 1960s whent the property was in unincorporated Kitsap County. PSE acquired the site with the expectation that as the community grew, the substation and associated facilities would be expanded and upgraded to accommodate capacity and reliability needs. PSE has determined that long-term service projections (beyond ten years) indicatei the potential need to expand the substation to accommodate future electrical demand from Bainbridge Island customers and ensure station reliability, and that the current Municipal Code requirements for the residential district, particularly those related to Aquifer Recharge Protection Areas, do not provide  designation is consistent with utility use.  flexibility to upgrade and expand the substation int thet future. Partl :: Land Use Process / Application History November 9, 2021 Preapplication conference held January 13, 2022 Public Participation meeting held February 25, 2022 Application submitted  Date:  Action:  March 25, 2022 April 22,2 2022 August1 11, 2022  Application deemed complete  Notice of Application/SEPAI Comment Period issued Planning Commission meeting held: CPAoverview  October 13, 2022 Planning Commission study session held October 20, 2022 SEPA Threshold Determination (DNS)i issued  Winslow PLN52149 REZ/ CPA  Page 1 of16  96    November 2, 2022 SEPAThreshold Determination appealed February 28, 2023 Motion to dismiss SEPA appeal filed Partl I: General Information and Site Characteristics  February 13, 2023 Settlement agreement resolving the claims of the petitioner executed  Assessor's Record Information: Tax lot numbers Site Address Owner of record Site size Use: Utility (Primary)  4178-000-028-0204 Puget Sound Energy 2.01 acres  No site address: North side of Bucklin Hill Road 2001 feet east of Fletcher Bay Road  The Winslow substation is one oft three electric substations on Bainbridge Island that distribute electricity to homes and businesses within the community. Two transmission lines, the Port Madison Tap and the Foss Corner-Port Madison 115 kV lines, bring power to the Island from the Kitsap Peninsula over Agate Pass to the Port Madison substation. Electricity is then transferred toi the other two substations on the Utilities produce, transmit, carry, store, distribute, or process power or information. Primary utilities include utility lines, electrical power generating or transfer facilities, radio cellular telephone and microwave towers, and utility poles. Transmission utility poles support lines which transport electrical power (55kV or higher) from generation sources to substations. Distribution utility poles support lines which transport electrical power (less than! 55kV) through distribution transformers from substations to A primary utility is a permitted use ini the B/I district and a conditional use in the R-0.4 district. A conditional use is one thati is permitted subject to compliance with a set of conditions or requirements  Island via two radial transmission lines.  homes and businesses. Utility poles may also support communication lines.  set forth in the Municipal Code. Zoning Designation: R-0.4 (Business /I Industrialrequested) Comprehensive Plan Designation: Residential R-0.4 (Business /I Industrial requested)  Soils:  Ragnar fine sandy loam  Surrounding Properties - Use, Zoning, and Comprehensive Plan Designation:  Use (clockwise from north)  Zoning District Comprehensive Plan  Designation Residential-0.4 Residential-1 Residential-0.4 Business / Industrial Page 2 of16  North Open space surrounding three single-family homes East Single-family home andi the Stetson Ridge subdivision stormwater retention facility South Sand and gravel mining facility  R-0.4 R-1 R-0.4 Business/ Industrial  Storage and warehouse/c commercial shop facility  West  witha a residence Winslow PLN52149 REZ/ CPA  97    Vicinty Map  Zoning Map  R-0.4  R-1  B/I  Subject Property  Site and Surrounding Development, / Aerial Image (2018)  Subject Property  Bucklin-Hilll Road  Winslow PLN52149 REZ/ CPA  Page 3 of16 N  98    Part III: Comprehensive Plan Guiding Principles, Goals and Policies  The Comprehensive Plan designation for the site is Residential R-0.4, and the applicant requests Business /Industrial designation. Comprehensive Plang goals and policies which are applicable to both districts are listed below, along with those applicable to electric utilities on the Island.  Comprehensive Plan Goals and Policies  Staff Annotation  Land Use Element  Business / Industrial (B/I) Goal LU-10: Provide appropriate B/ /Izoned land to create opportunities for new businesses and expansion of existing Island businesses for diversity ofj jobs and for low-impact employment opportunities, where traffic congestion, visual, and other impacts on the surrounding neighborhood can be minimized.  While future redevelopment of the site may resulti in employment opportunities and business expansion, there are no employment opportunities directly  industrial activity that contributest to well-paying andi new resulting from a change in the land use  designation.  Policy LU: 10.1: Thel B/IDistrict is forl light manufacturing Primary utility use is a permitted usei in  development as well as other uses that add to the diversity of economic activity on the Island.  the B/Idistrict and conditional usei in all  other districts.  Policy LU 10.6: Performance standards fort the B/Idistrict All districts include performance: standards volumes, ingress and egress, parking, delivery and loading properties from non-residential use.  address odor, lighting, noise, vibration, signage, traffic areas, and pedestrian and vehicle circulation, to create safe, efficient, compatible conditions among a variety of on-site uses and to protect adjacent residential  to protect adjacent residential-zone  neighborhoods.  Policy LU: 10.7: B/luses must be visually screened year- Bothsetbacks and vegetation! buffers from  round from adjacent non-industrial properties and roadways, especially scenic highway! SR: 305. The visual screening could be achieved through a combination of  Bucklin Hill Road and adjacent residentially zoned properties double in width from 251 to 50 feet, ift the propertyi is  vegetation and building setback that would add depth to designated B/I.  the buffer.  Policy LU: 10.8: Discourage thei inappropriate designation The property is adjacent to another  of isolated B/IDistricts.  property whichi is within the B/Idistrict. The historical use of the propertyi is asa  Policy LU: 10.9: Isolated B/I activities are designated to reflect historical use and the designation shall not be regulations for residential development in areas disturbance, promote lowi impact development and reconcile development and conservation. Winslow PLN52149 REZ/ CPA  primary utility.  expanded.  Residential District Goal LU-14: Develop context-sensitive Residential districts are intended for designated R-2, R-1 or R-0.4, in order to limit clearing, soil forestry use. However, withi few  residential development, agricultural land exceptions, residential and B/Idistricts are: similarly regulated. Notable differences are:  Page 4 of16  99    The setbacks from the road and residential properties to the north and east are 25 feet in width ini the residential district and! 50f feeti in width int the B/Idistrict. The: standard roadside landscape buffer width is 25 feet in the residential district and! 50f feeti int the B /Idistrict. The standard perimeter landscape buffer width from residential properties to the north and east is 25 feet ini the R-0.4 district and! 501 feet in the B/Idistrict. Total Site Tree Unit requirements are applicable to the residential district and not applicable to the B/Idistrict, but trees must be retained in perimeter andr roadside buffers within either district. Aquifer Recharge Protection Area (ARPA) designation is required in the residential district but noti in the B/I district for any activity involving land use disturbance over an area 7,000 square feet in size or greater. Any activity, including clearing, is allowed int the ARPA provided that the activity maintains the pre-construction groundwater recharge volume. Landscape buffer regulations, in which trees must be retained, afford more stringent vegetation retention requirements.  Policy LU 14.1: The Residential District area is designated Achange toB/Idesignation: results inl less for less intensive residential development and a variety of intensive residential development. Policy LU14.2: Encourage residential development thatis Achange to B/Idesignation results in compatible with the preservation of open space, forestry, larger landscape buffer requirements.  agricultural and forestry uses.  agricultural activities, and natural systems. Accessory farm buildings and uses are allowable. the Island byl limiting residential density. Winslow PLN52149 REZ/ CPA  Primary utility use is otherwise incompatible withi this residential policy.  Policy LU: 14.3: Maintaini the natural and scenic qualities of A change to B/Idesignation limits  residential density.  Page 5 of16  100    Economic Element  Diversified Economy Goal EC-1 (excerpt): By providing  PSE serves and employs local residents.  enterprisest that both serve and employ local residents, the While future redevelopment oft the site Island will be better able to withstand fluctuations in the may resulti in employment opportunities larger regional economy. In addition, people who live and and business expansion, there are no worki int their community are availablei toi invest time and employment opportunities directly moneyi int theirt families, organizations, and community life. resulting from a change in the land use Infrastructure Goal EC-2: Provide sufficient and resilient PSE requests the change to B/lbecause infrastructure thati is supportive ofal healthy economy: and the current requirements for the environment, particularly telecommunications and electrical residential district, particularly those  designation.  reliability.  related to Aquifer Recharge Protection Areas, do not provide flexibility to potentially upgrade and expand the substation in thet future in ordert to serve the future electrical demand and ensure  station reliability.  Policy EC2.1: Identify long-term infrastructure needs that PSE continues to engage withi the  support economic sustainability and are designed to  community and has participated in multiple public meetings toi identify long- term infrastructure needs in the past. Increased population growth upon which the Comprehensive Plani is based results in increased telecommunications and electrical infrastructure needs. The rapidity of technological accommodate timely changes to the Comprehensive Plan, for which amendment requests are only accepted every three years. The PSE Electric Reliability Projects include  withstand future conditions.  Policy EC 2.2: Support infrastructure enhancementto  accommodate newi information technology and changing developments outpaces the City'sa ability to  conditions.  Sustainability Policy EC 3.6: Policy EC 3.6 Create  opportunities to foster green technology and industries, electric system improvements to address such as energy, waste and information technology, which current energy solutions andi future have the potential to create local, family wage. jobs in our potential need. For example, the Planning community at thes same time we are protecting our natural Commission recently recommended  beauty, environmental and economic health. Public/Private Partnerships Policy EC-7.1: Leverage technology assets, such as existing fiber connections, to  electric vehicle charging infrastructure incentives and requirements. While future expansion oft the substation would likely result ini improved reliability direct impacts resulting from a change in the land use designation.  supportechnology- based businesses and potentially to for home-based businesses, there are no  pursue new revenue streams. Winslow PLN52149 REZ/ CPA  Page 60 of16  101    Services Sector Policy EC9.3: Promote an emerging  Potential future expansion of the the Island which would support an emerging professional services sector, including those whot telecommute. There are no direct impacts resulting from a change in the land use designation. Site redevelopment such as a potential would result in improved electric and design, construction, furnishing, renovation and real estate professions and trades. There are no direct impacts resulting from a change in the land use designation.  professional services sector that recognizes the Island's substation would result in improved linkage toi the Seattle job market for managerial jobs and electric and communication reliability on  information-based industries.  Building Design and Construction Sector Goal EC-10 construction, furnishing, renovation and marketing of and very important sector oft the Island's economy. Productivity: and profits within that sector are crucial factors in the stability and well-being oft the entire  (excerpt): The professions andi trades involvedi in design, future expansion of the substation that commercial and residential real estate constitute a large communication reliability would support  community.  Home-based Businesses Goal EC-13: Foster home-based Potential future expansion of the businesses as al keyt to a present and future vitale economy. substation that would result ini improved Nearly half of all businesses licensed on Bainbridge Island electric and communication reliability  are reported as homebased. Bainbridge Island allows home-based businesses in allz zones, and 16.3% of the Island workforce works from home. Business /I Industrial Goal EC-15: The B/lland use designation should provide space forj job creating enterprises. Island based businesses provide the purpose of the B/lland use designations to provide opportunities for light industrial and other non-retail activities. The City should be prepared to respond toa changing marketplace and the business opportunities perceived byi its citizens, when those opportunities require pre- existing infrastructure and well-designed accommodations in order to flourish. Policy EC: 15.1: Promote manufacturing and business/ industrial employment as ani important source of family wage. jobs on Bainbridge Island. Policy EC15.2: New B/lland use designations will be considered based on the following: Proximity to existing B/I Adjacency to non-residential land uses Reasonable proximity to SR3 305 Winslow PLN52149 REZ/ CPA  would support home-based businesses. There are no direct impactsresulting from ac change in the land use designation. Future redevelopment of the site would result ini increased opportunities for Island-based businesses to thrive and Ac change to B/Idesignation is consistent primary utilyuseasanon-retal  possibility ofl living and working in the community. Itist the increased opportunities to live and worki in  the community. with activity.  Primary utility use is permitted in the B/I district and a conditional use in the residential districts which results in a more cumbersome land use process.  The propertyi is adjacent to an existing B/I property to the west and a property to the south which contains non-residential The propertyi isapproximately: y2.5miles from SR: 305 (via roadway).  development.  Page 7of16  102    The total amount of and expected need for B/l-zoned Achange to B/Idesignation would  land  increase thei total amount of land within B with land use policies for the B/Idistrict. Use as a primary utilityi is not reliant on water or sewer/s septic services.  /I-zoned lands.  Compliance with all policies in the Land Use Element Achange to B/IC designation is consistent  Availability of public sewer and water, or whether permitted uses might safely use wells and septic systems or other alternative systems that are approved by the Kitsap Public Health District Consideration of pollutionanda aquifer recharge Minimal impact to residential land uses, neighborhoods and openspace/onevanyand  Electricu utility facilities generally are nota a use identified as having the potential to contaminate drinking water. Allo districts include performance: standards to protect residential use.  concerns  agriculture areas.  Transportation Element  Ferry Service Goal TR-3: Coordinate with Washington State Ferries (WSF) and other ferry service providers to ensure that ferries meet local service and commuter needs, are integrated with all travel modes and provide  Future plans for the City, including electric vehicle charging infrastructure, and plans for electrification of the Washington Ferry System require reliable electrical service and capacity on the Island. There areno direct impacts resulting from a change in the land use designation. Plans for electrification oft the Washington are no direct impacts resulting from a change in the land use designation. alternatives requires reliable electrical service and capacity. There are no direct impacts resulting from a change in the land use designation.  equitable regional service.  Policy TR 3.1: Advocate fori ferry services to and from capacity in proximity to users' origin and destination. greater efficiency oft the integrated multimodal transportation system that provides a range of transportation alternatives and increases thet through  Bainbridge Island in order to optimize the use of each ferry Ferry System require reliable electrical service, balance peak hour travel times and provide ferry service and capacity ont the Island. There Transportation Demand Management Goal 5: Encourage Integrating electric transportation  movement of people.  Policy" TR! 5.3: Encourage schools, the private sector and Ap potential future expansion of the the publics sector to adopt programs thati reduce SOVU use substation would likely result in improved  including telecommuting, promotion of ridesharing, walking, biking and reliance on buses.  electric and communication reliability on the Island which would support programs to reduce single-occupancy vehicle use, includingterecommutine electric bicycles, and electric or hybrid buses and ferries. There are no directi impacts resulting from a change in the land use designation.  Winslow PLN52149 REZ/ CPA  Page 8 of16  103    Utilities Element  Goal U-1: Ensure that reliable utility services are available The PSE request is based on the premise  to all Bainbridge Island residents.  that, in order to serve thet future electrical demand and ensure station reliability, the change in land use designation is needed. jurisdictions was not evaluated as part of Plan designation of the property. The PSE request is based on the premise demand and ensure station reliability, the change in land use designation is needed. PSE aspires to a goal to achieve Beyond Net Zero Carbon by 2045.  Goal U-2: Ensure that the utility services are comparable Acomparison of utility services ins similar available in similar jurisdictions int the Puget Sound region. ther request to change the Comprehensive  int terms of cost, quality, and technology to services  Goal U-3: Ensure that utility services are adequate to  meet current demands, andi that utility providers plan for that, in order to: serve the future electrical  future demands.  Goal U-4: Ensure that the provision of utility services is environmentally responsible and sustainable, and encourage utility services that are carbon neutral and do not contribute to climate change. Goal U-5: Ensure that new or major renovations to impacts on residents andi the environment.  Regardless of the Comprehensive Plan Code provide for protections to residents and the environment. PSEi is au utility provider requesting to change the property to B/lin order to facilitate potential facility improvements.  existing utility facilities are designed to minimize adverse designation, standards in the Municipal  Goal U-8: Cooperate with other jurisdictions and utility providers in planning and implementing utility facility additions, improvements, maintenance, ande emergency response, sO that such activities are coordinated for maximum efficiency and public benefit.  Electrical Element Introduction: The City is currently served by Puget Sound Energy (PSE), which provides electricity generation sources, transmission, distribution andi maintenance of electrical facilities throughout the Island. PSE is regulated by the Washington Utilities and Transportation Commission (WUTC.) Iti is the commission's responsibility to ensure regulated companies provide safe and reliable service to customers at reasonable rates, while allowing them the opportunity to earn ai fair profit. reliable, and environmentally responsible electrics service that to serve future demand and ensure  Electrical Goal U-14: Ensure adequate, cost effective, to the citizens of Bainbridge Island.  The PSE request is based ont the premise reliability, the change in land use designation is needed. PSE continues to engage with Islanders as part ofi its Electric Reliability Projects whichi include Bainbridge Island electric system improvements to address current problems along with future needs.  Policy U14.1: Develop a plan together with the electric service provider to undertake energy efficiency improvements and other alterations of electric utility facilities to provide capacity for future growth.  Winslow PLN52149 REZ/ CPA  Page 9 of16  104    Policy U: 14.2: Encourage the conservation ofe electrical energy, especially during periods of peak usage, and encourage energy saving building code strategies, local  Ane evaluation ofcost-effective: approaches to electrical energy conservation, usage during peak periods, building codes, and the Comprehensive Plan designation oft the that, to improve reliability and increase transmission redundancy, the change in land use designation is needed. An evaluation of undergrounding utilities change the Comprehensive Plan  renewable energy, and other cost effective approachesto renewable energy resources was not meeting the island's energy needs, including distributed conducted: as part of ther request to change Policy U14.3: Encourage the electric service provider to The PSE request is based on the premise  energy systems.  property.  improve reliability, with particular attention to adding transmission redundancy and mitigating impacts on service from storms or other natural events. Policy U 14.4: Encourage undergrounding new and and develop al long-term strategy fori future new construction, and prioritizing the work that affects the greatest number of households and businesses. electricity users to use carbon neutral electricity generation, local electricity generation, andi innovative technologies such as solar power that are reliable, cost effective, preserve resources, provide minimal environmental impact, and do not contribute to global  existing electric transmission and distribution power lines, was not conducted as part of the requestto undergrounding, to include maximizing opportunities' with designation of the property.  Policy U14.5: Encouraget the electric service provider and PSE aspires to ag goal to achieve Beyond  Net Zero Carbon by 2045.  warming.  Part IVI BIMC Title 18 Zoning A. BIMC: 18.09.020 Permitted Uses  Primary utilities are a subset of Utility and Telecommunications use and a permitted usei in the Business / Industrial (B/I) district. Site Plan and Design Review permit is applicable for new Primary utilities require a conditional use permit (CUP) in the R-0.4 district, provided: Replacement, maintenance or upgrade of existing poles and equipment within a utility corridor or right-of-way isa permitted use. A conditional use is one thati is permitted subject to compliance with a set of B. Comparison of Dimensional and Development Standards for Primary Utilities (where different)  construction of nonresidential buildings or structures.  conditions or requirements set forth int the Municipal Code.  Municipal Code Section Tables of Dimensional Standards  Standard Lot Area  R-0.4 District B/IDistrict Evaluation Summary  100,000 sq.ft. 20,000sq. ft. The lot conforms to either standard.  Lot Dimensions 110ft width & N/A  The lot conforms to either standard.  1101 ft depth  Winslow PLN52149 REZ/ CPA  Page 10 of16  105    BIMC 18.12.020  Lot Coverage Setback-Front 251 feet Lot Line  10% maximum  35% maximum way  Existing development conformsto either standard.  501 feet along Existing utility structures are public right-of- permitted in setbacks. Existing  development conforms to either standard, as provided in BIMCTable 18.12.040. Existing development conformsto either standard.  Setback- Side 151 feet Lot Line  101 ft;5 50ft abutting residentially zoned lots  Building Height 301 feet base; 35 feet base; Alternative height limits may apply  Bonus height Bonus height forr nonresidential uses ifa additional to 351 feet with to4 45 feet with conditional use provisions are met.  CUP  CUP  Existing development is not evaluated fori this standard. Ane exemption from the height limits for structures can be approved View opportunities are not substantially reduced; No structures are within setbacks except as otherwise allowed in the Municipal maximum structure height. Existing development is not evaluated for this standard. Existing development is nonconforming to either standard.  Structure Height Structures distribution poles Pole (New)  301 feet base; 351 feet base; through a minor conditional usei if:  (New)except Bonus height 45 feet with buildingsand to35f feet with CUP  CUP  Transmission 301 feet base; 35 feet base; Code; Each: setback isi increased one-  Bonus height 45feetwith half foot for every foot above the  to 35f feet with CUP CUP 25 ft from residential districts 201 ft from non-industrial use 50ftfromSR 50ftfrom 305 251 ft from otherrights- of-way pera acrec ort the development  Landscaping, Perimeter Screening, and Landscape Tree Retention, Protectionand Replacement BIMC 18.15.010  50fti from non- B/I  Buffer  Roadside Landscape Buffer  Existing development is  rights-of-way nonconforming to either standard.  Total Site Tree 40t tree units N/A Requirements same pre/post  This standardi is onlye evaluated upon development or redevelopment. The number of existing tree unitsis  Unit  not known.  Winslow PLN52149 REZ/ CPA  Page 11 of16  106    Part VI Public Comment  Eleven public comments were received, sixi ins support of the proposal and five opposed. Those opposed to the proposal are concerned that the proposal receivedi inadequate scrutiny, does not meet the Comprehensive Plan, State Environmental Policy Act (SEPA), or Municipal Code, and that approval of the request could serve as a precedent to change the designation of other area properties (specifically the property across Bucklin Hill Road that has been used for sand and gravel mining). Commenters are concerned that the primary motivation for the request is to avoid Aquifer Recharge Protection Area (ARPA) requirements and that primary utilities could be exempted from ARPA rather than rezoning the property, that business/industrial zoning should not be expanded, and that review of specific planned improvements should be conducted. Additionally, a commenter states that hundreds and possibly thousands of trees will be removed along the proposed transmission line route, making the trees behind those removed more vulnerable to blow down, and that this is avoidable because Tesla batteries can serve the same purpose as a redundant line whose only purpose is providing backup for  the Winslow and Murden Cove substations.  Comments ins support of the proposal are summarized as follows: not presently poised to meet current or future electrical needs.  Reliability on the Island needs to bei improved and Puget Sound Energy (PSE) Beyond Net Zero goals depend on ar reliable grid. PSE is not meeting many ofi its service reliability metrics, and as a city we are PSE must periodically upgrade substations to provide reliable and safe power to customers in the long term. The electrici infrastructure on the Island is decades old, and Islanders currently experience reliability challenges, especially for the south end of the Island, and present special accessibility challenges to the elderly. The substations support thet transmission and distribution lines that bring power to homes and businesses, including those whot telecommute. Improved reliability and capacity PSE has been both transparent andi thorough ini its public engagement for its Electric Reliability Projects (which include Bainbridge Island electric system improvements). PSE has done its due diligence in finding appropriate solutions to our current energy problems while planning to remain flexiblei in order to address future needs. Reliability and capacityi issues include the planned future electrification of Granting this application would allow PSE to move forward more quickly with long-overdue electric improvements. Al larger setback would be required for a Business / Industrial designation that would afford even greater protections to area residents. Approval of the change from a residential to Business /Industrial property is consistent withi the goals and policies of the Comprehensive Plan, specifically Utilities / Electrical and Business /I Industrial, and aligns the zoning withi the long-term use oft the Rezoning this property! helps to limit the need to site utilities on new parcels and make the best use of the existing site. Relocating the substation from its current location to larger sites to support the needed infrastructure to supply power to the community would also result int the need to relocate the infrastructure supported by the existing substations, including distribution and transmission lines. Searching for alternative sites would only create more delays ini implementing PSE Beyond Net Zero  on the Island will improve overall quality ofl life on the Island.  ferries and other transportation on the Island.  property and zoning of neighboring business properties.  goals which depend on a reliable grid.  Winslow PLN52149 REZ/ CPA  Page 12 of16  107    Part VI Staff Analysis and Recommendation  The Comprehensive Plan states that residential districts are intended for residential development and a variety of agricultural and forestry uses, and development should be compatible with open space and agricultural activities. The Comprehensive Plan states that the purpose of the B/Idesignation! is to The Municipal Code states that the purpose of the R-0.4 district is to provide low-density housingi in an environment with special Island character consistent with other land uses, such as agriculture and forestry, andi the preservation of natural systems and open space. The Code states that the purpose of the B/Idistricti is to facilitate development of a diverse economy on thei island with business retention, growth, and innovation, and that the district isi intended to provide opportunities for knowledge-Dased businesses and expansion ofl Island businesses, for diversity ofj jobs, and for low-impact industrial activity The Comprehensive Plan goals and policies applicable to the B/Idesignation: are more closely aligned to utility use than those oft the residential designation. Takingi into consideration provisions for existing development which is nonconforming to current standards that apply regardless of the district, the Aquifer Recharge Protection. Area (ARPA) designation is required in residential districts but noti in B/I districts. Specific to this site, ARPAI regulations mandate that any activity involving land use disturbance over an area 7,000: square feet in size or greater require thati the areas ofe existing native vegetation, which cover no more than 69,000: square feet or 79 percent of the site, be delineated and an ARPA encompassing 56,911 square feet oft that native vegetation or 65 percent of the site be designated. 1) Any activity is allowed int the ARPA provided that the activity maintains 100 percent oft the annual average pre-construction; groundwater recharge volume for the site; this determination requiresa hydrological assessment. The permeability of the soil type on the site is moderately rapid and the 2) Asubstation is an electric utility, more specifically defined as al Primary Utility in the Municipal Code. Primary utilities are a permitted use in the B/I district and a conditional usei in all other districts. 3) Thei front lot line setback from Bucklin Hill Road is 25 feet ini the R-0.4 district and! 501 feet int the B/I 4) The rear lot line setback (along the north side of the property) is 251 feet int the R-0.4 district and! 50 5) The side lot line setback (along the east side oft the property) is 15 feet int the R-0.4 district and 50 6) The standard roadside landscape buffer is 25 feeti int the R-0.4 district and! 501 feet in the B/Idistrict. 7) The standard perimeter landscape buffer along the north and east property boundaries is 251 feet in 8) Total Site Tree Unit requirements are applicable toi the residential district and not applicable to the B The staff recommendation to approve the change from residential to B/I designation is largely based on consistency with the goals and policies of the Comprehensive Plan, wherein utility use is consistent with the Business / Industrial designation and inconsistent with residential designation. Additionally, increased landscape buffer widths, which double from 251 to! 50f feet, afford greater vegetation protection than ARPA designation because tree within landscape buffers must be retained and trees within the ARPA are allowed to be removed, provided that 100 percent of the annual average pre-  provide opportunities for light industrial and other non-retail activities.  that is compatible with adjoining residential neighborhoods.  notable differences are:  available water capacity is moderate.  district.  feet int the B/Idistrict. feeti in the B/Idistrict.  the R-0.4 district and 501 feeti in the B/Idistrict.  /Idistrict.  construction groundwater recharge volume is maintained.  Winslow PLN52149 REZ/ CPA  Page 13 of16  108    Part VII Land Use Preview Procedures  A. Review and Recommendation by Planning Commission  1) Planning Commission Review of Comprehensive Plan Amendments  Subsequent to completion oft the analysis and SEPA review prepared by staff, the Planning Commission shall conduct one or more public hearings as defined in BIMC 2.14.020.G. The Planning Commission shall also solicit comments regarding the proposed amendment from the public or from government agencies in any other manner it determines necessary and appropriate to the nature oft the proposed amendment and consistent with RCW 36.70A.140. The notice and public hearing for proposed Comprehensive Plan amendments may be combined with any notice or public hearing for proposed amendments toi the land use code or for other action of the Planning Commission; provided, that all appropriate noticing is conducted as 2) Planning Commission Recommendation on Comprehensive Plan Amendments  required by law.  The Planning Commission shall base its recommendation on whether the application meets the required decision criteria and consider publici input, conclusions from any required studies, the staff recommendation, andi findings from the SEPA analysis. The Commission may recommend to approve, approve with conditions, or deny the proposal. Ifthe Commission recommends denial of a proposed amendment, the findings shall include that (a) the proposal does not comply with the decision criteria, or (b) a majority of the Planning Commission finds that the proposal would ber more appropriately: and effectively addressed through another aspect of the  City's work program.  B.E MCZ161E0HSLESPeCIc Rezones Decision Criteria  The following criteria shall be considered in any review for as site-specific rezone in order to establish 1) The site-specific rezone will not be materially detrimental to the public welfare or injurious to the property or improvements in thei immediate vicinity and zone in which the property is located. The rezone is not materially detrimental to public welfare or injurious to property or improvements in the vicinity. The property tot the west is zoned B /land permitted usesi in the district are conducted ont that property. The property to thes south is zoned residential and The vegetation buffers from residentially zoned properties would increase from 251 to! 501 feet in width. On the property toi the north, vegetated open space surrounds three homes. Development east of the propertyi includes a stormwater retention facility. 2) The site-specific rezone is warranted because of changed circumstances and the proposed designation is appropriate for reasonable development oft the subject property, or because ofa need for additional property in the proposed zone, and the proposed designation is appropriate The rezone recognizes thel historic use oft the property as a utility, which is a permitted usei in the B/ /Idistrict. The rezone is consistent with the development standards for the B/Idistrict 3) The subject property is suitable for development in general conformance with zoning standards  arecommendation: to approve, disapprove or approve with conditions:  isu used for mining.  for reasonable development of the subject property.  and is appropriate for reasonable development oft the property.  under the proposed zoning designation.  The property conforms toallB/ldistictzoning standards.  Winslow PLN52149 REZ/ CPA  Page 14 of16  109    4) The property willl be served by adequate public facilities including roads, water, fire protection, sewage disposal facilities and storm drainage facilities fori the intensity to which iti is being The property is served by public right-of-way and fire /I life/safety protection afforded to properties in the vicinity. Use as a primary utility does not rely on sewage facilities. Storm drainage facilities are evaluated when a specific development is proposed. 5) The site-specifici rezone isi in accord withi the Comprehensive Plan.  rezoned.  The rezone is consistent with the goals and policies of the Comprehensive Plan. Utility usei is consistent with the Business / Industrial designation and inconsistent with residential designation. Comprehensive Plan goals include ensuring that utility services are adequate to meet current demands, and that utility providers plan for future demands. The site-specific rezone complies with all other applicable criteria and standards of the City. The rezone complies with applicable criteria and standards. All future development must  comply with applicable Municipal Code regulations.  7) The site-specific rezone would not devalue surrounding or nearby property. Utility use was established on the property over! 50 years ago. The rezone recognizes historical use of the property and would not devalue surrounding or nearby properties. 8) The site-specific rezone will notr result in an adverse environmental consequence.  The rezone results in no adverse environmentalin impact. All future development must comply  with applicable environmental regulations.  C.BIMC 2.16.190.HL Legislative Comprehensive Plan Amendments Decision Criteria aproposed comprehensive plan amendment on the following criteria: Management Act and other state and federal laws.  The Planning Commission and City Council shall base their respective recommendation: or decision on 1) Compliance with Law: Amendments tot the Comprehensive Plan shall comply with the Growth The amendment in the Comprehensive Plan designation complies with the Growth Management Act and other state and federal laws. To be compliant with the Growth Management Act, an amendment toi the Comprehensive Plan must be accompanied bya  change in the zoning designation.  2) Resources:  a. The City must have the resources, including staff and budget, necessarytoi implement the b. The amendment will not result in development that has significant adverse effects on community resources, including but not limited to: Water resources, utilities, The amendment must not adversely affect the City's ability to provide the full range of public facilities and services at the planned level of service, or consume public resources otherwise needed to support Comprehensive Plan implementation: strategies. This amendment request for a change to the Land Use Map of the Comprehensive Plan can be updated by staff without undue adverse impact to resources at this time.  proposal.  transportation, parks or schools.  Winslow PLN52149 REZ/ CPA  Page 15 of16  110    3) Internal Consistency: Amendments shall be consistent withi the land uses and growth projections that are the basis oft the comprehensive plan and with the overall intent oft the Comprehensive Plan, including the community vision, overriding principles, and overall goals This amendment is consistent with the overall community vision as adopted in the City's Comprehensive Plan becausei it addresses electrici reliability and capacity needs on the Island. Increased capacity and reliability serve residents and neighborhood centers, such as Winslow and Lynwood Center, which have evolved into compact, mixed-use areas. These areas are thriving centers of civic life, cultural amenities, goods, services and a wide range of housing and employment opportunities. Facilitating electrical improvements helps tol link Islanders with each other and the region with a reliable, modern network which has the potential to 4) Cumulative Effect: All amendments must be considered concurrently inc order to evaluate their cumulative effect on the comprehensive plan text and map, development regulations, capital facilities program, adopted environmental policies and other relevant implementation This Comprehensive Plan amendment is synchronous with several other comprehensive plan amendment requests including two other PSE sites, and would serve to support, with electric service similar to that provided any other business, any development resulting on properties which are the subject of amendment requests received this year, regardless of whether those 5) Land Use Impacts: Amendments shall not adversely affect public health, safety or welfare. An amendment must be compatible with neighboring land uses and surrounding neighborhoods, if appropriate. In addition, applications should be reviewed for their cumulative land use impacts. The amendment has no adverse impact on public health, safety or welfare, and would serve top provide positivei impacts to same, throughi increased reliability and redundancy in electrical facilities which also carry communication lines, for example. The propertyi is compatible with  that guide the plan.  reduce the Island's greenhouse gas emissions.  measures.  requests are granted.  neighboring land uses which contain industrial businesses.  Winslow PLN52149 REZ/ CPA  Page 16 of16  111    B CITYOF BAINBRIDGE ISLAND  Planning Commission Special Meeting Agenda Bill  MEETING DATE: March 23, 2023  ESTIMATED TIME: 45 Minutes  AGENDAITEM: Puget Sound Energy (PSE) Murden Cove Substation Site-specific Rezone and  Comprehensive Plan Amendment (CPA)  SUMMARY: PSE operates three electrical substations on the Island. Most of the infrastructure was constructed between 50 and 70 years ago, andi is nearing the end ofi its useful life. The substations are within residentially zoned districts, and PSE seeks to change the zoning to Business /I Industrial. Ifapproved, these applications would result in an amendment to the Comprenensive Plan Land Use Map. Meeting materials include a substation overview from PSE, a narrative from PSE specific to each property, existing site maps for each of the properties, public comment received to date, the draft ordinance, and staff The Planning Commission shall conduct a public hearing as defined in BIMC 2.14.020.G. Recommendation of  analysis of each property.  the Planning Commission is provided to the City Council for decision on the application.  AGENDA CATEGORY: Review and  PROPOSED BY: Planning & Community Development  Recommendation  RECOMMENDED MOTION: Imove to recommend the City Council approve Ordinance 2023-10 amending the Comprehensive Plan land use map and zoning districts map related to Puget Sound Energy's Murden  Cove Substation site.  COMMUNITY ENGAGEMENT AND OUTREACH:  FISCAL IMPACT:  Amount: Ongoing Cost: One-Time Cost:  Included in Current Budget?  BACKGROUND: The City accepts requests to amend the Comprehensive Plan every three years. Four CPA applications are under consideration for this current cycle. The review process and decision criteria for Site-specific Rezones are contained in BIMC 2.16.140. The CPAreview process and decision criteria are contained in BIMC 2.16.190. Anoverview oft the CPA process was provided to the Planning Commission on August 11, 2022 and discussion-only, study session for all applications was conducted on October 13, 2022.  112    ATTACHMENTS:  Staff analysis PC Murden Cove.docx PSE Substations Overview Narrative.pdf Murden Cove Rezone Narrative.pdf Murden Cove CPAI Narrative.pdf Murden Cove Site Plan.pdf Public Comment Murden Cove.pdf Public Comment Hellriegel 14MAR2023.pdf Ordinance No. 2023-10 PSE Murden Cove CPA draft.docx  FISCAL DETAILS: Fund Name(s): Coding:  113    CITY OF BAINBRIDGE ISLAND  DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT  Staff Analysis Date: To: From: Project:  March 9, 2023 Planning Commission KellyTayara, Senior Planner  Puget Sound Energy Site-specific Rezone and Comprehensive Plan Amendment (CPA) for  Murden Cove Substation (Sportsman Club Road)  File Number: PLN51703 REZ/CPA Summary of Request  Puget Sound Energy (PSE) requests approval to change the site: zoning from R-2/Residential to Business /Industrial (B/I), which is a change to the Comprehensive Plan land use map and zoning map. PSE requests the change from residential to B/lin order to support the long-term needs oft the community. According to PSE, residential designation focuses on low-density residential development and conservation, does not reflect the historic long-term utility use of the site, and is inconsistent with its statutory duty to serve the community with essential infrastructure ande electrical service, whereasa The substation was established on the site in 1979 when the property was located in unincorporated Kitsap County. PSE acquired the site with the expectation that as the community grew, the substation and associated facilities would be expanded and upgraded to accommodate capacity and reliability needs. PSE has determined that long-term service projections (beyond ten years) indicate the potential need to expand the substation to accommodate future electrical demand from Bainbridge Island customers and ensure station reliability, and that the current Municipal Code requirements for the residential district, particularly those related to Aquifer Recharge Protection Areas, do not provide  B/Idesignation is consistent with utility use.  flexibility to upgrade and expand the substation int thet future. Partl :: Land Use Process / Application History November 9, 2021 Preapplication conference held January13, 2022 Public Participation meeting held February 25, 2022 Application submitted  Date:  Action:  March 25, 2022 April 22, 2022 August 11, 2022  Application deemed complete  Notice of Application/S SEPA Comment Period issued Planning Commission meeting held: CPAoverview  October 13, 2022 Planning Commission study session held October 20, 2022 SEPA Threshold Determination (DNS) issued  Murden Cove PLN51703 REZ/ CPA  Page 1 of16  114    Partl I: General Information and Site Characteristics  Assessor's Record Information: Tax lot numbers Site Address Owner of record Site size Use: Utility (Primary)  222502-1-024-2009 9582 Sportsman Club Road Puget Sound Energy 2.13 acres  The Murden Cove substation is one of three electric substations on Bainbridge Island that distribute electricity to homes and businesses within the community. Two transmission lines, the Port Madison Tap and the Foss Corner-Port Madison 115 kVI lines, bring power to the Island from the Kitsap Peninsula over Agate Pass to thel Port Madison substation. Electricityi is then transferred toi the other two substations on Utilities produce, transmit, carry, store, distribute, or process power or information. Primary utilities include utility lines, electrical power generating or transfer facilities, radio cellular telephone and microwave towers, and utility poles. Transmission utility poles support lines which transport electrical power (55kV or higher) from generation sources to substations. Distribution utility poles support lines which transport electrical power (less than 55kV) through distribution transformers from substations to A primary utility is a permitted use in the B/I district and a conditional use in the R-2 district. A conditional usei is one that is permitted subject to compliance with as set of conditions or requirements  the Island via two radial transmission lines.  homes and businesses. Utility poles may also support communication lines.  set forth in the Municipal Code. Zoning Designation: R-2 (Business/l Industrial requested) Comprehensive Plan Designation: Residential R-2 (Business/Industrial. requested)  Soils:  Kapowsin gravelly loam  Surrounding Properties- Use, Zoning, and Comprehensive Plan Designation:  Use (clockwise from north) Religious facility (church) and Park-and-Ride SR 305 and two single-family residences across Commercial businesses that are part oft the larger Coppertop Business Park.  Zoning District R-2 R-2  Comprehensive Plan Designation Residential-2 Residential-2  North East South  parking lot the highway  Business /I Industrial Business /Industrial  West Single-family residence Murden Cove PLN51703 REZ/ CPA  R-0.4  Residential-0.4  Page 2 of16  115    Vicinty Map  Zoning Map  Subject Property  R-0.4  R-2  Business) /Industrial cpppertbpLoopNe  Site and Surrounding Development/Aerial Image (2018)  Subject Property  Murden Cove PLN51703 REZ/ CPA  Page 3 of16 N  116    Part III: Comprehensive Plan Guiding Principles, Goals and Policies  The Comprehensive Plan designation for the site is Residential R-2, and the applicant requests Business/ Industrial designation. Comprehensive Plan goals and policies which are applicable to both districts are  listed below, along with those applicable to electric utilities ont the Island.  Comprehensive Plan Goals and Policies  Staff Annotation  Land Use Element  Business / Industrial (B/I) Goal LU-10: Provide While future redevelopment oft the site may opportunities for new businesses and expansion expansion, there are no employment ofe existing Island businesses for diversity ofj jobs opportunities directly resulting from a change in  appropriate B/ /Izoned land to create and for low-impact industrial activity that contributes to well-paying andi newe employment opportunities, where traffic congestion, visual, and otheri impacts on the surrounding neighborhood can be minimized. Policy! LU 10.1: The B/IDistricti ist for light that addi to the diversity of economic activity on  result ine employment opportunities and business  the land use designation.  Primary utility use is a permitted use in the B/I  manufacturing development: as well as other uses district and conditional use in all other districts.  the Island.  Policy LU 10.6: Performance standards fort the B/ All districts include performance standards to Idistrict address odor, lighting, noise, vibration, protect adjacent residential-zone properties from  signage, traffic volumes, ingress and egress, parking, delivery and loading areas, and pedestrian and vehicle circulation, to create safe, efficient, compatible conditions among a variety ofc on-site uses andi to protect adjacent residential Policy LU 10.7: B/luses must be visually screened year-round from adjacent non- industrial properties and roadways, especially scenic highway SR3 305. The visual screening could be achieved through a combination of vegetation and building setback that would add Policy LU: 10.8: Discouraget thei inappropriate designation of isolated B/IDistricts. Policy LU 10.9: Isolated B/I activities are designatedi to reflect historical use andi the designation shall not be expanded.  non-residential use.  neighborhoods.  Both setbacks and vegetation buffers from Sportsman Club Road and SR: 305 double in width from 25 to 501 feet ift the property is designated  B/I.  depth to the buffer.  The propertyi is adjacent to another property which is within the B/Idistrict. The historical use of the propertyi is asa aprimary  utility.  Murden Cove PLN51703 REZ/ CPA  Page 4 of16  117    Residential District Goall LU-14: Develop context- Residential districts are intended for residential sensitive regulations for residential development development, agricultural andi forestry use. ina areas designated R-2, R-1 or R-0.4, in order to However, with few exceptions, residential and B/  limit clearing, soil disturbance, promote low  Idistricts are similarly regulated. Notable  impact development and reconcile development differences are:  and conservation.  Standard setbacks from roads are 251 feet in width int the residential district and 501 feet in width ini the B/Idistrict. The standard setback from the adjacent residentially: zoned property to the northi is five feet in widthi in the R-2 district and! 50 feet in width in the B/Idistrict. The standard perimeter landscape buffer along the north side of the propertyi is 251 feet in the R-2 district and would be 501 feet ift the The standard roadside landscape buffer along Sportsman Club Road is 251 feeti int the R-2 district and would be 501 feet ift the propertyis Aquifer Recharge Protection Area (ARPA) designation is required in the residential district but noti ini the B/I district for any activity involving land use disturbance over an area 7,000: square feeti in size or greater. Any activity, including clearing, is allowed in the ARPA provided that the activity maintains the pre-construction groundwater recharge volume. Landscape buffer regulations, in which trees must be retained, afford more stringent vegetation retention requirements. Total Site Tree Unit requirements are applicable toi the residential district and not applicable to the B/Idistrict, but trees must be retained in roadside and perimeter buffers within either district. Achange to B/ldesignation results in less intensive residential development.  property is zoned B/I.  zoned B/I.  Policy LU 14.1: Thel Residential District area is designated for less intensive residential development and a variety of agriculturaland  forestry uses.  Murden Cove PLN51703 REZ/ CPA  Page 5 of16  118    Policy LU 14.2: Encourage residential development that is compatible with the buildings and uses are allowable.  AC change to B/ldesignation results in larger landscape buffer requirements. Primaryutility  preservation of opens space, forestry, agricultural use is otherwise incompatible witht this residential Policy LU 14.3: Maintaini the natural and scenic Achange to B/Idesignation limits residential  activities, and natural systems. Accessory farm policy.  qualities of the Island by limiting residential  density.  density.  Economic Element  Diversified Economy Goal EC-1 (excerpt): By local residents, the Island will be better ablet to withstand fluctuations in the larger regional money int their families, organizations, and Infrastructure Goal EC-2: Provide sufficient and resilient infrastructure that is supportive ofa a healthy economy and environment, particularly telecommunications and electrical reliability.  PSE serves and employs local residents. While employment opportunities and business expansion, there are no employment  providing enterprises that both serve and employ future redevelopment of the site may result in economy. Inaddition, people whol live and workin opportunities directly resulting from ac change in  their community are available to invest time and the land use designation.  community life.  PSE requests the change to B/Ibecause the current requirements for the residential district, particularly those related to Aquifer Recharge Protection Areas, do not provide flexibility to potentially upgrade ande expand the substationi in the future in order to serve thet future electrical demand and ensure station reliability.  Policy EC 2.1: Identify long-term infrastructure PSE continues to engage with the community and needs that support economic sustainabilityand has participated in multiple public meetings to  are designed to withstand future conditions.  identify long-term infrastructure needs int the past. Increased population, growth upon which the Comprehensive Plan is based results in increased elecommunications and electrical The rapidity of technological developments changes to the Comprehensive Plan, for which amendment requests are only accepted every  infrastructure needs.  Policy EC 2.2: Support infrastructure technology and changing conditions.  enhancement to accommodate newi information outpaces the City'sability to accommodate timely  three years.  Sustainability Policy EC 3.6: Policy EC3.60 Create The PSE Electric Reliability Projectsi include Island industries, such as energy, waste andi information energy solutions andi future potential need. For technology, which have the potential to create example, the Planning Commission recently local, family wage jobs in our community at the recommended electricv vehicle charging same time we are protecting our natural beauty, infrastructure incentives and requirements.  opportunities to foster green technology and  electric system improvementsto: address current  Murden Cove PLN51703 REZ/ CPA  Page 6 of16  119    environmental and economic health. technology assets, such as existing fiber connections, to support technology- based businesses and potentially to pursue new Services Sector Policy EC9.3: Promote an emerging professional services sector that market for managerial jobs and information-  Public/Private Partnerships Policy EC-7.1: Leverage Potentially, future expansion oft the substation  would likely result in improved electric and communication reliability for home-based businesses. There are no direct impacts resulting from a change in the land use designation. Potentially, future expansion of the substation would result in improved electric and would support an emerging professional services sector, including those who telecommute. There are no direct impacts resulting from a change in  revenue streams.  recognizes the Island's! linkage to the Seattle. job communication reliability on the Island which  based industries.  the land use designation.  Building Design and Construction Sector Goal EC- Site redevelopment such as a potential future 10( (excerpt): The professionsa and trades involved expansion oft the substation that would result in and marketing of commercial and residential real would support design, construction, furnishing, sector of the Island's economy. Productivity and There are no direct impacts resulting froma profits within thats sector are crucial factors in the change in the land use designation.  in design, construction, furnishing, renovation estate constitute a large and very important stability and well-being of the entire community. Home-based Businesses Goal EC-13: Foster future vital economy. Nearly half of all businesses licensed on Bainbridge Island are the Island workforce works from home. Business/ /Industrial Goal EC-15: The B/lland use designation should provide space for job creating enterprises. Island based businesses provide the possibility ofl living and working in use designations to provide opportunities for light industrial and other non-retail activities. The Citys should be prepared to respond to a changing marketplace and the business opportunities perceived byi its citizens, when those opportunities require pre- existing infrastructure and well-designed accommodations in order toi flourish. Policy EC 15.1: Promote manufacturing and  improved electric and communication reliability renovation and reale estate professions andi trades.  Site redevelopment such as a potential future improved electric and communication reliability would: support home-based businesses. There are  home-based businesses as a key to a present and expansion oft the substation that would result in reported as homebased. Bainbridge Island allows no direct impacts resulting from a change in the  home-based businesses in all: zones, and 16.3% of land use designation.  Future redevelopment of the site would resulti in increased opportunities for Island-based businesses to thrive andi increased opportunities to live and worki in the community. primary utility use as a non-retail activity.  the community. Itist the purpose oft the B/lland A change to B/Idesignation is consistent with  Primary utility use is permitted in the B/Idistrict  business /industrial employment as an important and a conditional use in residential districts which source of family wage jobs on Bainbridge Island. results in a more cumbersome land use process.  Murden Cove PLN51703 REZ/ CPA  Page 7of16  120    Policy EC: 15.2: New B/lland use designations will be considered based on the following: Proximity to existing B/I Adjacency to non-residential land uses Reasonable proximity to SR305 B/l-zoned land Element  The propertyi is adjacent to B/Iproperty to the south, a property to the north which contains non-residential development, andi is bound to the east by SR 305. A change to B/Idesignation would increase the total amount of land within B land use policies for the B/Idistrict. Use as a primary utility is not reliant on water or sewer/ / septic services. Electric utility facilities generally are not a use identified as having the potential to contaminate drinking water. All districts include performance. standards to protect from non-residential use.  The total amount of and expected needi for /I-zoned lands.  Compliance with all policies int the Land Use Achange to B/Idesignation is consistent with  Availability of public sewer and water, or whether permitted uses might safely use wells and septic: systems or other alternative systems that are approved by the Kitsap Public Health District Consideration of pollution and aquifer recharge concerns Minimal impact to residential land uses, neighborhoods. and opens space/conservancy and agriculture areas.  Transportation Element  Ferry Service Goal TR-3: Coordinate with  Future plans for the City, including electric  Washington State Ferries (WSF) and other ferry vehicle charging infrastructure, and plans for service providers to ensuret that ferries meet local electrification oft the Washington Ferry System service and commuter needs, are integrated with require reliable electrical service and capacity on all travel modes and provide equitable regional the Island. There are no direct impacts resulting Policy TR3.1: Advocate fort ferry services to and Plansi for electrification of the Washington Ferry from Bainbridge Island in order to optimize the System require reliable electrical service and  service.  from a change in the land use designation.  use of each ferry service, balance peak hour travel times and provide ferry capacity in proximity to users' origin and destination. Transportation Demand Management Goal 5: Encourage greater efficiency oft the integrated range oft transportation alternatives and increases the through movement of people. Policy TR! 5.3: Encourage schools, the private that reduce SOV usei including telecommuting, promotion ofr ridesharing, walking, biking and  capacity on the Island. There are no direct impacts resulting from a change in the land use Integrating electrict transportation alternatives requires reliable electrical: service and capacity. change in the land use designation. Ap potential future expansion of the substation communication reliability on the Island which would support programs to reduce single- occupancy vehicle use, including telecommuting, electric bicycles, buses andi ferries. There are no directi impactsresulting from a change ini thel land  designation.  multimodal transportations system that providesa There are no directi impacts resulting froma  sector and the public sector to adopt programs would likely result in improved electric and  reliance on buses.  use designation.  Murden Cove PLN51703 REZ/ CPA  Page 8 of16  121    Utilities Element  Goal U-1: Ensure that reliable utility services are The PSE request is based on the premise that, in  available to all Bainbridge Island residents.  order to serve the future electrical demand and ensure station reliability, the change in land use Ac comparison of utility services in similar jurisdictions was not evaluated as part ofthe request to change the Comprehensive Plan designation of the property. The PSE request is based on the premise that, in order to serve the future electrical demand and ensure station reliability, the change in land use PSE aspires to a goal to achieve Beyond Net Zero  designation is needed.  Goal U-2: Ensure that the utility services are comparable in terms of cost, quality, and technology to services available in similar jurisdictions int the Puget Sound region. Goal U-3: Ensure that utility services are adequate to meet current demands, and that utility providers plan fori future demands. Goal U-4: Ensure that the provision of utility services is environmentally responsible and sustainable, and encourage utility services that are carbon neutral and do not contribute to to existing utility facilities are designed to  designation is needed. Carbon by 2045.  climate change.  Goal U-5: Ensure that new or major renovations Regardless of the Comprehensive Plan designation, minimize adverse impacts on residents and the protections to residents and the environment. Goal U-8: Cooperate with otherj jurisdictions and PSE isau utility provider requesting to changet the  standards ini the Municipal Code provide for  environment.  utility providers in planning and implementing utility facility additions, improvements, maintenance, ande emergency response, sO that such activities are coordinated for maximum efficiency and public benefit. Electrical Element Introduction:  property to B/lin order to facilitate potential  fatlityimprovements.  The Cityi is currently served by Puget Sound Energy (PSE), which provides electricity generation sources, transmission, distribution and maintenance of electrical facilities throughout the Island. PSE isre regulated by the Washington Utilities and Transportation Commission (WUTC). It is the commission's responsibility to ensure regulated companies provide safe and reliable service to customers at reasonable rates, while allowing them the opportunity to earn at fair profit.  Electrical Goal U-14: Ensure adequate, cost effective, reliable, and environmentally responsible electrics servicei to the citizens of  The PSE request is based ont the premise that, in order to serve the future electrical demand and ensure station reliability, the change in land use its Electric Reliability Projects which include  Bainbridge Island.  designation is needed.  Policy U: 14.1: Develop a plan together with the PSE continues to engage with Islanders as part of efficiency improvements and other alterations of Bainbridge Island electric system improvements  electric service provider to undertake energy Murden Cove PLN51703 REZ/ CPA  Page 9 of16  122    electric utility facilities to provide capacity for Policy U: 14.2: Encourage the conservation of electrical energy, especially during periods of peak usage, and encourage energy saving  to address current problems along withi future An evaluation of cost-effective approaches to electrical energy conservation, usage during peak periods, building codes, and renewable energy  future growth.  needs.  building code strategies, local renewable energy, resources was not conducted as part oft therequest and other cost effective approaches to meeting too change the Comprehensive Plan designation of  the island's energy needs, including distributed the property.  energy systems.  Policy U 14.3: Encourage the electric service provider to improve reliability, with particular mitigating impacts on service from stormsor  The PSE request is based on the premise that, in order to improve reliability and increase designation is needed.  attention to adding transmissonreaunanoy, and transmisionredundaney, the change in land use  other natural events.  Policy U 14.4: Encourage undergrounding new Ane evaluation of undergrounding utilities was not and existing electrici transmission: and distribution conducted as part oft the request to change the power lines, and develop al long-term strategy for Comprehensive Plan designation of the property.  future undergrounding, toi include maximizing opportunities with new construction, and prioritizing the work that affects the greatest number of households and businesses. Policy U 14.5: Encourage the electric service provider and electricity users to use carbon neutral electricity generation, local electricity generation, andi innovative technologies: such as solar power that are reliable, coste effective, preserve resources, provide minimal environmental impact, and do not contribute to  PSE aspires to a goal to achieve Beyond Net Zero  Carbon by 2045.  global warming.  Part IVI BIMCTitle 18 Zoning A. BIMC 18.09.020 Permitted Uses  Primary utilities are a subset of Utility and Telecommunications use and a permitted use ini the Business / Industrial (B/I) district. Site Plan and Design Review permit is applicable for new Primary utilities require a conditional use permit (CUP) int the R-0.4 district, provided: Replacement, maintenance or upgrade ofe existing poles and equipment within a utility corridor or right-of-wayi isa permitted use. A conditional use is one that is permitted subject to compliance with a set of  construction of nonresidential buildings or structures.  conditions or requirements set forth ini the Municipal Code.  Murden Cove PLN51703 REZ/ CPA  Page 10 of16  123    B. Comparison of Dimensional and Development Standards for Primary Utilities (where different)  Municipal Code Section Tables of Dimensional Standards BIMC 18.12.020  Standard Lot Area  R-2 District B/IDistrict Evaluation! Summary  40,000: sq.ft. 20,000sq.ft. The lot conforms to either standard.  Lot Dimensions 1101 ft width & N/A  The lot conforms to either standard. Existing development conforms to either standard. Existing utility structures are standard, as provided in BIMCTable  110f ft depth 20% maximum  Lot Coverage Setback-Front 25 feet Lot Line  35% maximum 501 feet  along public permitted in setbacks. Existing right-of-way development conforms to either 10ft;50ft Existing development conformsto  18.12.040. either standard.  Setback- Sidel Lot 5feet  Line  abutting residentially -zoned lots  Building Height 30 feet base; 35 feet  Alternative height limits may apply Existing development isn not evaluated for this standard. Ane exemption from structure height limits can be approved througha a minor conditional use if: View reduced; No structure is located in any required setback except as otherwise allowed in setbacks; Each increased one-half foot for every foot above the maximum structure Existing development is not evaluated for this standard. nonconforming to either standard.  Bonus height base; Bonus for nonresidential uses if additional to 351 feet with height to 45 conditional use provisions are met.  CUP  feet with CUP  Structure Height  Structures (New) 30 feet base; 35 feet and distribution to 351 feet with with CUP  except buildings Bonus height base; 45f feet opportunities are not substantially  poles Transmission Pole (New)  CUP  301 feet base; 35 feet to 351 feet with with CUP  Bonus height base; 45f feet setback requirement shall be  CUP  height.  Landscaping, Perimeter  25 ft from districts/20ft from non- industrial use  501 ft from Existing development is  Screening, and Landscape Buffer residential  non- B/I  Tree Retention, Protection and  Murden Cove PLN51703 REZ/ CPA  Page 11 of16  124    Replacement Roadside BIMC 18.15.010  50f ft from SR 50ftf from from other rights-of-way 40 tree units N/A per acre ort the same pre/post development  Existing development is nonconforming to either standard. This standard is only evaluated upon development or redevelopment. The existing number oft tree unitsi is  Landscape Buffer 305/25ft  rights-of- way  TotalSiteTree Unit Requirements  not known.  Part VI Public Comment  Six public comments were received, one opposed to the proposal and the remaining in support. A commenter opposed to the proposal states that hundreds and possibly thousands oft trees will be removed along the proposed transmission line route, making the trees behind those removed more vulnerable tol blow down, and that this is avoidable because Tesla batteries can serve the same purpose asar redundant line whose only purpose is providing backup for the Winslow and Murden Cove  substations.  Comments ins support of the proposal are: summarized as follows: not presently poised to meet current or future electric needs.  Reliability on the Island needs to bei improved and Puget Sound Energy (PSE) Beyond Net Zero goals depend on a reliable grid. PSE is not meeting many of its service reliability metrics, and as a city we are PSEI must periodically upgrade substations to provide reliable and safe power to customers long-term. The electric infrastructure on the Island is decades old, and Islanders currently experience reliability challenges, especially for the south end oft the Island, and present special accessibility challenges toi the elderly. The substations support thet transmission and distribution lines that bring power tol homes and businesses, including those whot telecommute. Improved reliability and capacity on the Island will PSE has been both transparent andi thorough ini its public engagement for its Electric Reliability Projects (which include Bainbridge Island electric system improvements). PSE has done its due diligence in finding appropriate solutions to our current energy problems while planning to remain flexible in order to address future needs. Reliability and capacity issues include the planned future electrification of Granting this application would allow PSE to move forward more quickly with long-overdue electric improvements. Al larger setback would be required for a Business / Industrial designation that would afford even greater protections to area residents. Approval of the change from a residential to Business /Industrial property is consistent withi the goals and policies of the Comprehensive Plan, specifically Utilities/ / Electrical and Business /I Industrial, and aligns the zoning withi the long-term use of the Rezoning this property helps to limit the need to: site utilities on new parcels and make the best use of the existing site. Relocating the substation fromi its current location to larger sites to support the needed infrastructure to supply power to the community and would also result int the needi to relocate the infrastructure supported by the existing substations, including distribution and transmission lines. Searching for alternative sites would only create more delays ini implementing PSE Beyond Net Zero  improve overall quality of life on the Island.  ferries and other transportation on1 the Island.  property and zoning of neighboring business properties.  goals which depend on a reliable grid. Murden Cove PLN51703 REZ/ CPA  Page 12 of16  125    Part VI Staff Analysis and Recommendation  The Comprehensive Plan states that residential districts are intended for residential development and a variety of agricultural and forestry uses, and development should be compatible with open space and agricultural activities. The Comprehensive Plan states that the purpose of the B/Idesignation! is to The Municipal Code states that the purpose oft the R-2 district is to provide residential neighborhoods in an environment with special Island character consistent with other land consistent with other land uses, such as agriculture and forestry, andi the preservation ofr natural systems and open space, at a somewhat higher density than the R-1 district. The Code states that the purpose oft the B/Idistrict is to facilitate development of a diverse economy on the island with business retention, growth, andi innovation, and that the district is intended to provide opportunities for knowledge-Dased businesses and expansion of Island businesses, for diversity ofj jobs, andi for low-impact industrial activity that is compatible with The Comprehensive Plan goals and policies applicable to the B/lIdesignation: are more closely aligned to utility use than those oft the residential designation. Taking into consideration provisions for existing development which is nonconforming to current standards that apply regardless oft the district, the 1) Aquifer Recharge Protection Area (ARPA) designation is required in the currently zoned residential district but noti ini the B/I district. Specific toi this site, ARPA regulations mandate that any activity involving land use disturbance over an area 7,000 square feeti ins size or greater require that the areas of existing native vegetation, which cover no more than 68,000 square feet or 73 percent of the site, would be designated. Any activity is allowed in the ARPA provided that the activity maintains 100 percent of the annual average pre-construction groundwater recharge volume for the site; this determination requires al hydrological assessment. The soil type ont the site is moderately drained above hardpan witha very slow drain rate through the hardpan layer, which typically occurs from 20 to 32i inches below the ground surface, resulting in areas that do not generally support 2) Asubstation is an electric utility, more specifically defined as a Primary Utility in the Municipal Code. Primary utilities are a permitted use int the B/I district and a conditional use in all other districts. 3) Thei front lot line setback from both Sportsman Club Road and SR: 305 is 25 feet int the R-2 district 4) The side setback on the north: side of the property is fivet feet ini the R-2 district and 501 feet ini the B/ 5) The: standard perimeter landscape buffer along the north: side of the property is 251 feet int the R-2 6) The standard roadside landscape buffer along Sportsman Club Road is 251 feet ini the R-2 district and 7) Total Site Tree Unit requirementsa are applicable toi the residential district and not applicable toi the The staff recommendation to approve the change from residential to B/Id designation is largely based on consistency with the goals and policies oft the Comprehensive Plan, wherein utility use is consistent with the Business / Industrial designation and inconsistent with residential designation. Additionally, increased landscape buffer widths, which double from 251 to 501 feet, afford greater vegetation protection than ARPA designation because tree within landscape buffers must ber retained and trees within the ARPA are allowed to be removed, provided that 100 percent of the annual average pre-  provide opportunities for light industrial and other non-retail activities.  adjoining residential neighborhoods.  notable differences are:  significant recharge capacity without modifications.  and 501 feet in the B/Idistrict.  Idistrict.  district and would be! 501 feet if the property is zoned B/I. would be! 50 feet ift the property is zoned B/I.  B/Idistrict.  construction groundwater recharge volume is maintained.  Murden Cove PLN51703 REZ/ CPA  Page 13 of16  126    Part VII Land Use Review Procedures:  A. Review and Recommendation by Planning Commission  1) Planning Commission Review of Comprehensive Plan Amendments  Subsequent to completion oft the analysis and SEPA review prepared by staff, the Planning Commission shall conduct one or more public hearings as defined in BIMC 2.14.020.G. The Planning Commission shall also solicit comments regarding the proposed amendment from the public or from government agencies in any other manner it determines necessary and appropriate to the nature oft the proposed amendment and consistent with RCW 36.70A.140. The notice and public hearing for proposed Comprehensive Plan amendments may be combined with any notice or public hearing for proposed amendments toi the land use code or for other action of the Planning Commission; provided, that all appropriate noticing is conducted as 2) Planning Commission Recommendation on Comprehensive Plan Amendments  required by law.  The Planning Commission shall base its recommendation on whether the application meets the required decision criteria and consider publici input, conclusions from any required studies, the staff recommendation, andi findings from the SEPA analysis. The Commission may recommend to approve, approve with conditions, or deny the proposal. Ifthe Commission recommends denial of a proposed amendment, the findings shall include that (a) the proposal does not comply with the decision criteria, or (b) a majority of the Planning Commission finds that the proposal would ber more appropriately: and effectively addressed through another aspect of the  City's work program.  B.E MCZ161E0HSLESPeCIc Rezones Decision Criteria  The following criteria shall be considered in any review for as site-specific rezone in order to establish 1) The site-specific rezone will not be materially detrimental to the public welfare or injurious to the property or improvements in thei immediate vicinity and zone in which the property is located. The rezone is not materially detrimental to public welfare or injurious to property or improvements in the vicinity. The property is bound by SR3051 to the east and Sportsman Club Road to the west. The property to the north contains ar religious facility and park-and-ride lot, and the property to the southi is zoned B/land contains a storage facility and other permitted uses ini the district. The vegetation buffers from residentially zoned properties would increase 2) The site-speciicrezone is warranted because of changed circumstances and the proposed designation is appropriate for reasonable development of the subject property, or because ofa need for additional property in the proposed zone, and the proposed designation is appropriate The rezone recognizes thel historic use of the property as a utility, whichi is a permitted usei in the B/Idistrict. The rezone is consistent with the development standards for the B/Idistrict, 3) The subject propertyi is suitable for development in general conformance with zoning standards  arecommendation: to approve, disapprove or approve with conditions:  from 25 to! 501 feet in width.  for reasonable development of the subject property.  and is appropriate for reasonable development of the property. The property conforms toallB/ldistrictzoning: standards.  under the proposed zoning designation.  Murden Cove PLN51703 REZ/ CPA  Page 14 of16  127    4) The property willl be served by adequate public facilities including roads, water, fire protection, sewage disposal facilities and storm drainage facilities fori the intensityt to which iti is being The property is served by public right-of-way and fire /I life/safety protection afforded to properties in the vicinity. Use as a primary utility does not rely on sewage facilities. Storm drainage facilities are evaluated when a specific development is proposed. 5) The site-specifici rezone isi in accord witht the Comprehensive Plan.  rezoned.  The rezone is consistent with the goals and policies of the Comprehensive Plan. Utility usei is consistent with the Business / Industrial designation and inconsistent with residential designation. Comprehensive Plan goals include ensuring that utility services are adequate to meet current demands, and that utility providers plan for future demands. The site-specific rezone complies with all other applicable criteria and standards of the City. The rezone complies with applicable criteria and standards. All future development must  comply with applicable Municipal Code regulations.  7) The site-specific rezone would not devalue surrounding or nearby property. Utility use was established on the property over 40 years ago. The rezone recognizes historical use of the property, and would not devalue surrounding or nearby properties. 8) The site-specific rezone will not result in an adverse environmental consequence. BIMC 2.16.190.HI Legislative Comprehensive Plan Amendments Decision Criteria on a proposed comprehensive plan amendment on thei following criteria:  The rezone results in no adverse environmental impact. All future development must comply  with applicable environmental regulations.  The Planning Commission and City Council shall base their respective recommendation: or decision 1) Compliance with Law: Amendments to the Comprehensive Plan shall comply withi the Growth The amendment in the Comprehensive Plan designation complies with the Growth Management Act and other state and federal laws. In order to be compliant with the Growth Management Act, an amendment to the Comprehensive Plan must be accompanied bya  Management Act and other state andi federal laws.  change in the zoning designation.  2) Resources:  a. The City must have the resources, including staff and budget, necessary to implement the b. The amendment will not result in development that has significant adverse effects on community resources, including but not limited to: Water resources, utilities, The amendment must not adversely affect the City's ability to provide thei full range of public facilities and services at the planned level of service, or consume public resources otherwise needed to support Comprehensive Plan implementation strategies. This amendment request for a change tot the Land Use Map of the Comprehensive Plan can be updated by staff without undue adverse impact to resources at this time.  proposal.  transportation, parks or schools.  Murden Cove PLN51703 REZ/ CPA  Page 15 of16  128    3) Internal Consistency: Amendments shall be consistent withi the land uses and growth projections that are the basis oft the comprehensive plan and with the overall intent oft the Comprehensive Plan, including the community vision, overriding principles, and overall goals This amendment is consistent with the overall community vision as adopted in the City's Comprehensive Plan becausei it addresses electricreliability: and capacity needs on the Island. Increased capacity and reliability serve residents and neighborhood centers, such as Winslow and Lynwood Center, which have evolved into compact, mixed-use areas. These areas are thriving centers of civic life, cultural amenities, goods, services and a wide range of housing and employment opportunities. Facilitating electrical improvements helps tol link Islanders with each other and the region with a reliable, modern network that has the potential to 4) Cumulative Effect: All amendments must be considered concurrently inc order to evaluate their cumulative effect on the comprehensive plan text and map, development regulations, capital facilities program, adopted environmental policies and other relevant implementation This Comprehensive Plan amendment is synchronous with several other comprehensive plan amendment requests including two other PSE sites, and would serve to support, with electric service similar to that provided any other business, any development resulting on properties which are the subject of amendment requests received this year, regardless of whether those 5) Land Use Impacts: Amendments shall not adversely affect public health, safety or welfare. An amendment must be compatible with neighboring land uses and surrounding neighborhoods, if appropriate. In addition, applications should be reviewed for their cumulative land use impacts. The amendment has no adverse impact on public health, safety or welfare, and would serve top provide positivei impacts to same, throughi increased reliability and redundancyi in electrical facilities which also carry communication lines, for example. The propertyi is compatible with neighboring land use and surrounds, as iti is bound by SR 305, Sportsman Club Road, and non-  that guide the plan.  reduce the Island's greenhouse gas emissions.  measures.  requests are granted.  residential and industrial businesses.  Murden Cove PLN51703 REZ/ CPA  Page 16 of16  129    PSE PUGET SOUND ENERGY  Bainbridge Island PSE Electrical Substation Overview  Summary  Flexibility required to implement a range of potential reliability and capacity improvements is being sought in Puget Sound Energy's (PSE) Comprehensive Plan Map Amendment and Site-Specific Rezone applications for the three substations to meet electrical needs on Bainbridge Island. These local needs were identified and analyzed through needs and solutions studies undertaken by PSE's Strategic System Planning department to ensure PSE can reliably serve residents and businesses over a 10-year planning horizon. The solutions report concluded that a hybrid of potential wires and non-wires alternatives would best meet the identified needs, includin installing a new 115 kV transmission line to create a looped system, installing a battery energy storage system (BESS), as well as other non-wires energy efficiency and demand response solutions (collectively called distributed energy resources or DERS). As an example, a transmission line and battery energy storage system (BESS) solution will require improvements at PSE's existing substations on Bainbridge Island if implemented at either the Murden Cove or Winslow Substation sites. To give PSE the flexibility to upgrade our existing system to meet these needs, while limiting environmental and community impacts by making full use of our existing substation sites, PSE is requesting that the substation sites be rezoned from low density residential to business/ndustrial designations. This overview provides background on the history of the substation sites, PSE's needs and solutions assessments, and potential outcomes if the Comprehensive Plan Map  Amendment and Site-Specific Rezone requests are not approved.  History of Bainbridge Island Substations  Puget Sound Energy (PSE) operates three electrical substations on Bainbridge Island. These substations serve as connection points to distribute electricity to homes and businesses within the community from transmission lines that bring electricity to the Island from generation sources. Two transmission lines, the Port Madison Tap and Foss Corner-Port Madison 115 kV lines, bring power to Island from the Kitsap Peninsula over Agate Pass to Port Madison Substation located at the intersection of NE Day Road West and SR-305. From the Port Madison Substation, the Murden Cove Tap 115 kV radial transmission line connects to Murden Cove Substation located on Sportsman Club Road NE and the Winslow Tap 115k kV radial transmission line connects to Winslow Substation located on NE Bucklin Hill Road bringing electricity further onto the Island. Equipment within the three substations reduces the transmission line voltage (115KV-115,000 volts) to distribution voltage (12.5 KV-12,500 volts). From these substations, distribution lines distribute power to homes and businesses throughout the  community.  130    The first substation constructed on Bainbridge Island was the Port Madison Substation in the early 1950s. At that time, a previous configuration of the Port Madison Tapi transmission line brought power to the Island via a transmission line crossing on the west side of Agate Pass bridge. The Winslow Substation was constructed in the early 1960s and was connected to Port Madison Substation with the installation of the Winslow Tap transmission line. In the 1969/1970 timeframe, the steel lattice transmission towers on either side of the Agate Pass crossing on the east side of the Agate Pass bridge were constructed, providing the support for two transmission supply lines to the Island. The existing crossing on the west side of the bridge was converted to a distribution line crossing. Murden Cove Substation was constructed in 1979 and was connected to the Port Madison Substation via the Murden As growth occurred on Bainbridge Island, PSE's facilities were replaced and upgraded to meet capacity needs and improve service reliability. In 2014 the two aging steel lattice towers on either side of the Agate Pass crossing were replaced with four steel monopoles. In 2015 the Port Madison Tap line was rebuilt with new poles and higher capacity conductors. Then in 2016 the Foss-Corner - Port Madison 115-kV line was rebuilt with new poles and higher capacity conductors. Over the years, as the linear transmission and distribution infrastructure has been upgraded and expanded, sO have the three Prior to the 1991 annexation of the area of Bainbridge Island outside of the Town of Winslow, all of PSE's substations were located within rural unincorporated Kitsap County. As growth occurred on Bainbridge Island, community development extended into the areas surrounding the substation sites and PSE's substation facilities were expanded and upgraded to accommodate the added electrical load resulting from this growth. When PSE initially purchased the substation properties, it was expected that the facilities would expand and grow as additional infrastructure would be needed to support increased electrical demand. It was also understood that the substation use was not characteristic of rural residential development. Upon annexation of the City of Bainbridge Island from Kitsap County, the new City adopted existing Kitsap County zoning and development regulations (City of Bainbridge Island Ordinance 90-17), but has since expanded upon these regulations to reflect additional rural conservation  Cove Tap transmission line.  substations ont the Island to support this infrastructure.  policies.  Aquifer Recharge Protection Area (ARPA) Regulations  The Bainbridge Island Code regulates Aquifer Recharge Areas as critical areas under the City's critical areas regulations. According to a December 2021 City handout, "the ARPA requirement grew out of a review and assessment of the City's adoption of new state stormwater regulations that emphasize the use of Low Impact Development (LID) Best Management Practices (BMPs). A new requirement to designate an Aquifer Recharge Protection Area of up to 65 percent of a site is included in the critical areas ordinance because the City's stormwater regulations allow for engineered: solutions which may not The ARPA regulations designate the entirety of Bainbridge Island as an aquifer recharge area, however the requirement to designate a percentage of the site as an Aquifer Recharge Protection Area and preserve native vegetation is specific to low density residential zoning districts (R-0.4, R-1, and R-2), which make up a significant portion of the Island's zoning outside of areas designated to absorb density. PSE's substation sites are located within the R-0.4 and R-2 zoning districts as a relic of the rural zoning in place prior to the incorporation of the City of Bainbridge Island. Port Madison Substation was constructed in 1954 with Winslow Substation and Murden Cove Substation constructed in 1960 and 1979 respectively. The developed area on these sites was established well before current consideration  include any native vegetation retention".  Page 2of7  131    of aquifer recharge protection. Development on the substation sites incorporates low impact stormwater features and maintains significant portions of the sites as native vegetation. With the adoption of the ARPA regulations in 2018, consideration was not given to established development providing essential services to the Island that are conditionally allowed within the low residential density zoning. The ARPA regulations do not provide a mechanism to allow continued upgrades and expansion  oft these essential facilities. PSE'sSubstation Planning  PSE has a duty to our customers to make prudent financial investments based on infrastructure needs. PSE's Strategic System Planning department regularly assesses electrical system needs to ensure that PSE can reliably serve residents and businesses over a 10-year planning horizon. A determination of need is based on violations of NERC Compliance Standard TPL 001-4 which looks at categories including reliability, capacity, aging infrastructure and operational needs. The Bainbridge Island Electric System Needs Assessment published in 2019 determined that the Bainbridge Island electrical system has reliability, capacity, and aging infrastructure needs and concerns during the 10-year planning horizon on both the transmission and distribution systems. Per PSE solution criteria, once a solution is implemented, it must last ten years. Therefore, the solutions in the 2019 assessment are expected to serve the Bainbridge community at least 10 years beyond their in service date. The identified Bainbridge Island needs and concerns related to the Comprehensive Plan Map Amendment and Site-  Specific Rezone requests for PSE's3 substation sites include:  Substation Capacity Need: A distribution substation group capacity need was identified to support general load growth on the island and planned additional load for the electrification of the Washington State Ferries. The needs assessment identified a load growth need of 6.6 MW Transmission Reliability Need: A transmission reliability need was identified to improve the performance of the Winslow Tap transmission line that feeds Winslow Substation. Nearly 70 percent of the transmission outage time on Bainbridge Island is attributed to events on this Transmission Operational Flexibility Concern: To deliver power reliability, the Bainbridge Island electrical system must be able to transfer electrical load when a transmission line needs to be taken out of service for maintenance or when a substation outage occurs due to the lack of a redundant transmission line. Customers served by Winslow and Murden Cove Substations make up two-thirds of the Island customers and these substations do not have al backup power: source ift the single transmission line serving each substation experiences an outage. This concern The range of identified needs and concerns require that PSE evaluate potential wire and non-wire solutions, the majority of which require or potentially require upgrades and improvements at the  (megawatts) and ai ferrye electrification need of 10MW.  transmission line.  coincides with the transmission reliability need.  Murden Cove, Winslow and Port Madison substation sites.  Page 3 of7  132    Solutions. PSE is actively evaluating a range of potential solutions to address the identified needs and concerns. As noted above, many of these solutions could result in needed improvements at PSE's three existing substation sites. Potential solutions to address capacity needs include the installation of a battery energy storage system (BESS) at either the Murden Cove or Winslow Substation site or encouraging the use of DERS. DERS (distributed energy resources) are demand response and energy efficiency measures that homeowners and businesses can incorporate into their residences and Transmission reliability and operational flexibility solutions are also being evaluated to determine which solutions PSE will ultimately propose, design, and move forward with permitting and implementation. This includes the potential to construct a new 115 KV transmission line between the Murden Cove and Winslow Substations (the Murden Cove - Winslow 115 kV transmission line) to create a looped transmission system between the three substations on Bainbridge Island and to build redundancy into the system should one of the existing radial transmission liens experience an outage. Finally, PSE is considering the potential need to install a second transformer bank at Murden Cove and/or Winslow Substations in the long-term (beyond the 10 year planning horizon). PSE needs the flexibility to implement a range of solutions, many of which may require infrastructure improvements at one or  buildings as a means ofr reducing total island energy needs.  more substation sites.  Potential Substation Improvements. PSE is in various stages of planning for potential improvements at the three substation sites. Potential improvements at each site following approval of the Comprehensive  Plan Map Amendment and Site-Specific Rezone requests include:  Port Madison Substation: PSE is proposing to replace the existing control house (enclosure that houses the equipment that oversees, controls and protects the functioning of the substation) and other associated equipment within the existing substation yard in 2023. This work is to address aging infrastructure replacement needs within the substation and must be completed Long-term (beyond 10-years), PSE may need to expand the Port Madison Substation and upgrade the substation 115 kV bus infrastructure to meet future system needs. Murden Cove Substation: PSE is evaluating the potential to install a 3.3 MW BESS at Murden Cove Substation to address substation capacity needs during peak demand periods, installing a new control house and upgrading site stormwater improvements. Additionally, PSE is evaluating expanding the existing 115 kV bus infrastructure to address transmission line reliability and operational flexibility solutions, including a new 115 kV transmission line. This would require expansion of the existing 115 KV bus within the substation and addition of a control house which would be needed in the event the BESS was not installed at the site and a Winslow Substation: Another potential site that PSE is exploring with BESS vendors is the Winslow Substation site. A BESS at this site could address substation capacity need now or in the future. A BESS at Winslow would require expansion of the existing substation fenced area and installation of a new control house, as well as stormwater upgrades. To address transmission system reliability, if PSE ties the new 115 kV transmission line into Winslow Substation, substation expansion will be needed independent of the improvements needed for  prior to work at the other two substations.  control house not already installed for that project.  Page 4 of7  132    the BESS, including expansion of the 115 kV bus and stormwater upgrades. In the long-term, independent of near term needs, PSE anticipates the need to add a second transformer bank to  the substation tos support system capacity. Potential Outcomes without the Rezone  PSE determined that rezoning the substation sites is the appropriate strategy to meet the long-term electrical needs of the community. In order for the potential solutions in the 10 year horizon plan and beyond to be implemented, improvements are needed at the substation sites. Expansion oft the existing substation yards are needed at Winslow and Murden Cove Substations. In order for these expansions to occur and bring the site designations into alignment with their long-term utility use, PSE is requesting The following summarizes potential outcomes if the Comprehensive Plan Map Amendment and Site- Specific Rezone requests for the three substations were not approved by the City of Bainbridge Island. These outcomes are based on the 10-year planning horizon and preferred solutions identified by PSE's Outcome 1: Aquifer Recharge Protection Area Code Amendment. PSE explored the option to amend the existing critical areas regulations as they pertain to Aquifer Recharge Protection Areas (ARPA) to allow an exemption or accommodation for substation uses located on low density residentially zoned property. After discussions with City staff, it was determined that providing an exemption or allowance for a specific non-residential use in specific locations within in the ARPA code was not preferred from a The ARPA regulations were passed in 2018 as part of a critical areas code update to address protection of groundwater resources as the entirety of Bainbridge Island was designated as an ARPA based uponi its sole source aquifer designation for the community's drinking water. The City chose to impose the ARPA restrictions based on assumptions that the use of the properties in low density residential zoning districts would predominantly be low density single-family residential development. The code does make an incremental allowance for additional developed area for parks and schools, but does not consider other existing essential community uses that are located within low-density residential zoning districts. The substations are within these districts as a vestige of zoning designations and associated development standards being overlaid on existing land uses that were present before Bainbridge Island was incorporated as a city. As the community grows and policies evolve, these essential uses do not necessarily reflect characteristic development within the low density residential zoning districts or the The ARPA regulations focus on maintaining the Island's rural character when developing low density residential property. The substation sites are already significantly developed with non-residential uses that will not revert back to having less developed area. Code amendments generally do not target specific sites, but do generally provide performance standards for specific uses. Changing the zoning designation to reflect the use of the sites for substations provides clarity and certainty for the  that the City of Bainbridge Island rezone the properties.  Strategic System Planning department.  policy standpoint.  associated policies within the Comprehensive Plan.  community and is the preferred approach from a policy standpoint.  Page 5of7  132    Outcome 2: Retain Low Density Residential Zoning and Comply with ARPA Regulations. The implications of this approach are site dependent; however retaining the existing zoning at any substation site does not allow for flexibility in upgrading the existing system to meet current and future needs while limtingenvironmental and community impacts by making full use of the existing sites. Port Madison Substation: The Port Madison Substation site is currently 75 percent developed. The improvements identified within the next 10 year planning horizon can be accommodated within the existing substation yard footprint. These improvements do not trigger over 800 square feet of new impervious surfaces on the site or 7,000 square feet of land disturbing activity. Therefore, compliance with the ARPA regulations is not triggered. This should sustain substation operations for the next 10-20 Substation Capacity Improvements: If the Murden Cove Substation site retains the R-2 zoning designation, the BESS cannot be accommodated on the site and would have to be sited elsewhere. Assuming the Winslow Substation retains the R-0.4 zoning designation, the BESS could not be located on that site. Port Madison Substation does not have enough land area for inclusion of the battery at that site, regardless of the zoning designation. Based on land availability on Bainbridge Island, a green field site that is located within low density residential zoning (R-0.4, R-1, or R-2) would be al likely location. For hypothetical purposes, PSE analyzed a 1.79 acre site at the intersection of Finch Road and NE Carmella Lane as a potential BESS green field site since PSE owns the property. The site is zoned R-1; therefore ARPA regulations would apply. For illustrative purposes, an approximate footprint for the BESS and associated improvements were placed on the site. This is a high level estimate of what would actually be required and does not reflect detailed engineering. An approximate 6,450 square foot expansion footprint for the BESS that could be accommodated at the Murden Cove or Winslow Substation sites was increased by approximately 45 percent to create a hypothetical BESS development area on the PSE green field site (Figure 2: Illustrative Site Plan) and footprints for additional required improvements such as access driveways and a stormwater feature were added. The BESS pad is larger due to additional improvements such as a control house that would otherwise be provided as a component of the Murden Cove or Winslow Substation site station yard. A green field site of this approximate size (1.79 acres) or larger would be needed in order to meet the ARPA standards for siting the BESS on a low density residential site. This does not account for the potential for critical areas or In order for the BESS to serve the intended function, new distribution system feeder infrastructure would have to be installed to the site. This would entail building approximately 1.5 miles of new distribution lines that would be otherwise unneeded if the BESS were accommodated at the Murden Cove Substation or Winslow Substation sites. Ultimately, moving the BESS to a green field location will result in greater impact due to the need to clear a new site and provide redundant improvements, Transmission Line Reliability: The inability to expand the existing substation yard at both Murden Cove and Winslow Substation sites to accommodate transmission line improvements with the associated Murden Cove Winslow 115 kV transmission line would preclude the transmission line from being connected to the existing substations. If the improvements needed to connect the new transmission to the Murden Cove and Winslow Substations cannot be installed at the existing substation sites, then the loop cannot be completed. The substations in their entirety would have to move to  year planning period.  other site features that may impact site layout.  including a control house, access driveways and a site stormwater feature.  Page 6of7  132    other, larger sites. If the substations moved, the associated linear infrastructure would also need to be relocated. This includes the 21 transmission lines connected to each substation as well as the distribution feeders that are connected to each substation and serve the community (see Figure 2: Substation and Transmission Line Interconnection). Since the substations are sited based on electric load need on the island together with proximity to transmission and distribution infrastructure, any new substation sites would need to bei in close proximity to the existing sites. Simply stated, if PSE cannot rezone the current substation sites, moving the substations to alternative site locations also requires rerouting the transmission lines (existing and proposed) and distribution lines connected to the existing substations. Based on land availability in the vicinity of the sites (Figure 3 and 4: Existing Land Use), a new substation site would likely be located within another low density residential zoning district. For a site subject to the ARPA requirements (within the R-0.4, R-1 or R-2 zoning districts), a site over 2 acres in size would need to be acquired. This does not account for potential site characteristics such as stream or wetland critical areas or buffers, site topography, site configuration or other factors that may impact the ability to develop the site. If a site were acquired that located within a zoning district that did not require ARPA compliance, it is likely that another use would need to be displaced as there is little undeveloped land located outside oft the R-0.4, R-1 and R-2 zoning districts. In any case, relocation of either substation would incur substantial impact beyond that resulting from making use of expansion area on the existing substation sites. Impacts may include significant cost to acquire new property, install improvements on the new: site as well as reconfiguration the transmission and distribution infrastructure serving each site, and decommission the existing facilities. Additionally, site improvements beyond the substation yard would need to be installed at the new sites including access driveways, stormwater features and landscaping improvements at a minimum. Because this approach is far more impactful and costly, itis  not under consideration by PSE at this time.  Page 7of7  132    NE CARMELLALN  SrORe  110  EXTENT MAP Fge  Site Boundary Approximate Driveway Approximate Stormwater Feature Approximate BESS Footprint and not a development proposal.  Contour (5ft) Kitsap County Parcels Local Roads  FIGURE1 ILLUSTRATIVE SITE PLAN BATTERY ENERGY STORAGE SYSTEM (BESS) PARCEL: 212502-2-073-2002 7580 FINCH RD NE Page:1of1 Date: 2/231 137.  This is al hypothetical scenario for illustrative purposes  Bainbridge  1inch=60fr feet  OURCES: Wetlands, streams, andr roads- CityofE Bainbridge Island (2019), Aerial- City of Bainbridge Island (2017) Online.    FIGURE: 2  Substation and Transmission Line  Location interconnection  Port Madison Substation  Murden Cove Tap 115kV Transmission Line  Murden Cove Substation  Winslow Tap 1 115kV Transmission Line  Relocated Murden Cove Substation  Proposed Murden Cove - Winslow 115kV Transmission Line  1  111  1 11  Im  2 21  1 Relocated Winslow 1 Substation  LEGEND  Existing 115 KV transmission line Relocated 115 KV transmission line Proposed 115 KV transmission line Relocated Proposed 115 KV transmission line  Distribution Lines Relocated Distribution Lines  138    SITE  NELOFGRENF RD:  NEYAQUINA AVE  NE NEW BROOKLYNRP:  EXTENT Puget Soiind  Site Boundary Kitsap County State Route Major Roads Local Roads  Community Facility Multi-family Residential Single-family Residential Commercial Utilities School Undeveloped  3: EXISTING LAND USE MURDEN COVE SUBSTATION PARCEL: 222502-1-024-2009 9582 SPORTSMAN CLUB RD NE Disclaimer: Minor changes tol land use data from Kitsap County Assessor has been made to reflect underlying land use.  Parcels  Figure  Page:1of1 Date:2/14. 139.  1inch=500feet  URCES: Wetlands, streams, andr roads- CityofE Bainbridge Island (2019), Aerial- Cityo of Bainbridge Island (2017) Online.    SITE  MAP EXTENT Sas  Site Boundary Kitsap County Parcels Major Roads Local Roads  Community Facility Single-family Residential Commercial Utilities School Conservation Undeveloped  Figure 4: EXISTING LAND USE  WINSLOW SUBSTATION PARCEL: 4178-000-028-0204 NE BUCKLIN HILL RD  Disclaimer: Minor changes tol land use data from Kitsap County Assessor has been made to reflect underlying land use.  Page:1of1 Date:2/14. 140.  1inch=500feet  URCES: Wetlands, streams, andr roads- CityofE Bainbridge Island (2019), Aerial- Cityo of Bainbridge Island (2017) Online.    PSE PUGET - SOUND ENERGY  Murden Cove Substation Site-Specific Rezone Request and Decision Criteria Compliance Narrative  Site-Specific Rezone Request  Puget Sound Energy is requesting that the zoning designation for the Murden Cove Substation be changed from Residential 2 units/acre (R-2) to Business/Industrial (B/I). This request is concurrent with PSE's application for a Comprehensive Plan map amendment for the same site. The Murden Cove Substation site is a 2.13 acre parcel located at 9528 Sportsman Club Road NE (Parcel #222502-1-024- 2009). The substation was originally established on the site in 1979 when the property was located within unincorporated Kitsap County. Since 1979, the zoning standards and requirements for low- density residential zoning have changed; restricting the ability for PSE to provide needed upgrades to the substation site to continue to serve the Bainbridge Island community. In particular, the Aquifer Recharge Protection Area (ARPA) regulations applicable in the R-2 zoning district restrict the developable area on the site below the existing established substation footprint; therefore preventing PSE is requesting that the property be rezoned to better align with the continued use of the site as an electrical substation that can serve the growing electrical needs of the Bainbridge Island community. As the community's electrical needs grow, PSE will continue to upgrade and expand existing infrastructure on the site to ensure capacity and reliability needs are met. This rezone also allows PSE to complete needed upgrades on an existing substation site rather than having to identify additional property and build new substation facilities. In other words, rezoning the existing site limits potential impacts to the community or environment that could result from siting electrical facilities in new locations. PSE's Strategic System Planning department has determined a need to provide additional substation capacity at the site through the installation of a 3.3 MW battery energy storage system (BESS) adjacent to the existing substation yard and potentially a second transformer bank beyond the 10-year planning horizon. An additional independent potential solution focused on reliability includes planned improvements to accommodate a new proposed 115 kV transmission line (Murden Cove - Winslow 115 KVtransmission line) that will address al lack oft transmission redundancy on the Island. The table below provides a comparison of the application of B/I dimensional and landscaping standards verses R-2 dimensional standards at the Murden Cove Substation site. Although the site use will not change as a result of the site being rezoned, the dimensional standards in relationship to adjacent land uses will, as the B/I standards as they relate to adjacent R-2 properties are different than B/I standards  expansion of developed area on the site (See Substation Summary document).  as they relate to adjacent B/I zoned properties.  141    Table 1: Murden Cove Substation: Comparison of Development Standards Between Zones  Requirement Front setback Landscape screen  Current Dimension 751 feet min. 251 feet  R-2Zone  B/IZone 50feet/35feet min.  West: Sportsman Club Road (R-2)  50 feet full 25 feet partial 501 feet full screen min. screen/15 feet screen/351 feet  min. feet total  min. 501 feet  North: Church Side setback  831 feet min. 5feetmin./15  (R-2)  Landscape screen  781 feet full 20 feet partial 501 feet full screen min. screen/10 feet screen/351 feet  min. 5feetmin./15 feet total 20feet partial screen 251 feet  min. 101 feet Ofeet 501 feet 501 feet full min. N/A  South: Coppertop Business Park (B/) East: SR-305  Side setback Landscape screen Setback Landscape screen  801 feet 85f feeti full screen 821 feet  771 feet full 501 feeti full  screen min. screen/35f feet screen/35 feet  min.  R-2  Aquifer Recharge Protection. Area( (ARPA) developable area  49.5 percent 35 percent  As is evidenced by the table above, if the Murden Cove Substation site is rezoned to B/I, the landscape buffer requirements along the west and north sides of the site would increase to a 50 feet requirement (minimum 35 feet). This requirement is being met under current site conditions. The setback requirement and landscape buffer along the south side of the site will remain or lessen due to the proximity to the same zoning district. The SR-305 landscape buffer requirement will remain the same at 50 feet (minimum 35 feet). Overall, the amount of landscape buffer on the site required after the rezone provides a greater community benefit than the amount required before the rezone. However,  the site landscaping already exceeds the minimum requirements.  Page 2of6  142    BIMC2.16.140: Site Specific Rezones  H. Decision Criteria. The following criteria shall be considered in any review for a site-specific rezone in ordert to establish ar recommendation to approve, disapprove, or approve with conditions: 1. The site-specific rezone will not be materially detrimental to the public welfare or injurious to the property or improvements in thei immediate vicinity or zone in which the property is located; and  Response: Far from being detrimental, the site-specific rezone supports the public welfare and isr not injurious to the property or improvements in the immediate vicinity or zone in which the property is located. The Murden Cove Substation site is surrounded to the north by a church, to the west across Sportsman Club Road NE by single-family residential, to the south by business park and to the east by SR-305. The parcel has been used for an electrical substation since 1980 resulting in a long history of not being injurious to adjacent uses. The substation is an essential component of the Island's electrical infrastructure. Aside from the existing residential development to the west, the development around the site did not occur until the church was developed in 2008 and the business park was developed in 2017. The site-specific rezone from R-21 to B/I zoning will bring the zoning of the site into alignment with the current and continued use of the site for an electrical substation. The rezone will also not affect future development in the vicinity of the substation as it in no way inhibits uses on adjacent parcels. Additionally, the rezone will allow PSE to improve the delivery of electricity, an essential public utility, to  Bainbridge Island customers which results in al benefit to the public welfare.  2. The site-specific rezone is warranted because of changed circumstances and the proposed designation is appropriate for reasonable development of the subject property, or because of the need for additional property in the proposed zone, and the proposed designation is appropriate for  reasonable development of the subject property; and  Response: The site-specific rezone is warranted to bring the site zoning into alignment with the actual use of the site and reasonable upgrades that PSE needs to meet current and future electrical demand on Bainbridge Island. PSE's rezone request is substantially triggered by changing demands for electricity on thei island. Low density residential zoning is tailored toward single-family residential development that incorporates conservation of natural resources and open space and preservation of agricultural and forestry uses. An electrical substation use is better suited within a zoning district that supports non-residential development that can continue to be upgraded and expanded to meet the needs of the community. Consistent with the Comprehensive Plan policies; codes and regulations applicable to low density residential development have been added and modified and are not well suited for a utility use, including the Aquifer Recharge Protection Area (ARPA) requirements adopted in 2018 within the R-2  zoning district.  Page 3 of6  143    3. The subject property is suitable for development in general conformance withzoning standards under  the proposed zoning designation;a and  Response: The substation site is suitable for continued use and expansion of the electrical substation use under the provision of the zoning standards applicable to the B/I. As demonstrated in Table 1, the substation use currently conforms to the B/I site development standards and will not further impact adjacent uses through a change in zoning designation. 4. The property will be served by adequate public facilities, including roads, water, fire protection, sewage disposal facilities and storm drainage facilities for the intensity to which iti is being rezoned; and Response: The property is served by adequate public facilities, including roads and fire protection. Water and sewage disposal are not needed for the substation use or future BESS.  5.7 The site-specific rezoneisi ina accordance with the comprehensive plan; and  Response: The site-specific rezone is in accordance with the comprehensive plan as demonstrated by compliance with applicable goals and policies for electrical utilities and the B/I  zoning district.  Electrical Utility Goals and Policies  Goal U-1: Ensure that reliable utility services are available to all Bainbridge Island residents.  Response: Without the rezoning of the Murden Cove Substation site, improvements to the substation to accommodate the installation of the battery energy storage system (BESS, proposed 115 kV transmission line and potential future need for a second transformer bank are not viable and substation capacity and transmission reliability  needs cannot be accomplished.  Goal U-3: Ensure that utility services are adequate to meet current demands, and that utility  providers plan for future demands.  Response: Without the rezoning of the site from R-2 to B/I, substation capacity deficiencies cannot be addressed to meet predicted demands under the 10-year  planning horizon as the site cannot be further developed.  Goal U-5: Ensure that new or major renovations to existing utility facilities are designed to  minimize adverse impacts on residents and the environment.  Response: Changing the zoning of the site from R-2 to B/I will allow for expansion of the substation at the current site, including the installation of a battery energy storage system to address a substation capacity need. Expansion of the substation at the site will not further impact residents and environmental resources in the vicinity of the  substation.  Page 4 of6  143    Goal U-14: Ensure adequate, cost effective, reliable, and environmentally responsible electric  service toi the citizens of Bainbridge Island.  Policy U 14.3: Encourage the electric service provider to improve reliability, with particular attention to adding transmission redundancy and mitigating impacts on  service from storms or other natural events.  Response: The purpose of the proposed Murden Cove-Winslow 115 KV transmission line is to provide redundancy within the transmission system between the Murden Cove and Winslow Substations. Rezoning the site from R- 2to B/I is needed to accommodate improvements related to connecting the transmission line to the substation. The transmission line cannot function absent the ability to connect to both the Murden Cove and Winslow Substations. Additionally, expansion of the substation is needed for capacity improvements such as installation of the BESS and a potential future second  transformer bank.  Business/Iindustrial Policies  Policy LU 10.1: The Business/Industrial (B/I) District is for light manufacturing development as well as other uses that addt to the diversity of economic activity on the Island.  Response: Electricity is needed to support existing and future economic development Policy LU 10.4: Applications for development approval within the B/I district must show that adequate water, wastewater, transportation, fire and storm drainage services are available to  ont the Island as well as residences and other uses.  serve the development.  Response: The substation use does not require water or wastewater utilities and is already supported by existing transportation, fire and storm drainage facilities. Policy LU 10.6: Performance standards for the B/I district address odor, lighting, noise, vibration, signage, traffic volumes, ingress and egress, parking, delivery and loading areas, and pedestrian and vehicle circulation, to create safe, efficient, compatible conditions among a  variety of on-site uses and to protect adjacent residential neighborhoods.  Response: The substation use is compatible with the B/I district performance standards and does not generate daily motorized or non-motorized traffic trips, as only occasional maintenance vehicles visit the site. The existing substation is screened on all sides, including from Sportsman Club Road NE and SR-305. The substation does not generate light or odor. Noise levels generated from the substation equipment are within levels established by the City of Bainbridge Island noise regulations. When future expansion occurs, the battery energy storage system will generate noise at higher levels than the  Page 5of6  143    substation. PSE is currently considering the installation of a BESS the site. Appropriate measures will be employed to ensure noise levels are kept within City regulatory limits. Policy LU 10.7: B/I uses must be visually screened year-round from the adjacent non-industrial properties and roadways, especially scenic highway SR 305. The visual screening could be achieved through a combination of vegetation and building setback that would add depth to the  buffer.  Response: The substation site maintains an existing landscape screen from Sportsman Club Road NE as well as SR-305. Any future site development would maintain landscape screening from these two roadways and comply with other applicable screening  requirements.  6. The site-specific crezone complies with all other applicable criteria and standards oft the city; and  Response: Rezoning the Murden Cove Substation site from R-2 to B/I would not change the substation uses compliance with all other applicable criteria and standards of the city. Electrical substations fall under the definition of primary utilities with in the Bainbridge Island Municipal Code (BIMC). The development standards for primary utilities are generally those of the underlying zoning district. Other applicable code standards will apply at the time of site development permit review, including application of noise standards (both construction and operational), landscape buffers, and stormwater regulations. The site is current compliant with these standards and will continue to be compliant with a change in zoning from R-2toB/I.  7,Thestespedlfiererone would not devalue the surrounding or nearby properties; and  Response: The site-specific rezone would not devalue the surrounding or nearby properties. The use of the site for an electrical substation and its associated impacts to surrounding  properties and their land uses will not change.  8.1 The site-specifici rezone will not result in adverse environmental consequence.  Response: The site-specific rezone will not result in adverse environmental consequences. The use of the site for an electrical facilities and associated impacts on the environment will not change or can be mitigated. Moreover, granting of this site-specific rezone will allow PSE to meet Bainbridge Island electrical demand without siting improvements on a new parcel.  Generally speaking, this serves to limit overall environmental impacts.  Page 6of6  143    PSE PUGET - SOUND ENERGY  Murden Cove Substation Comprehensive Plan Map Amendment Request  and Decision Criteria Compliance Narrative  Comprehensive Plan Map Amendment  Puget Sound Energy (PSE) is requesting a change in the land use designation for the Murden Cove Substation site located at 9582 Sportsman Club Road NE (Parcel #222502-1-024-2009. Per the Future Land Use Map (Figure LU-5) in the Bainbridge Island Comprehensive Plan, the land use designation for the site is Residential 2 units/acre (R-2). PSE is requesting that this designation be changed to Business/Industrial (B/I), which is more consistent with its existing land use and will allow PSE to engage The Murden Cove Substation is one of three substations on Bainbridge Island that distribute electricity to homes and businesses within the community. Two 115,000 volt (115kV) transmission lines, the Port Madison Tap and the Foss Corner-Port Madison lines, bring power to the Island from the Kitsap Peninsula over Agate Pass to Port Madison Substation located on the northwest corner of NE Day Road West and SR-305. Electricity continues on to the Murden Cove Substation via the Murden Cove Tap transmission line and to the Winslow Substation located along Bucklin Hill Road NE viai the Winslow Tap The Murden Cove Substation was constructed on the site in 1979 then under the jurisdiction of Kitsap County. It was the last substation constructed on Bainbridge Island and has since been a consistent element of the community's electrical infrastructure. The site became part of the City of Bainbridge Island when the City incorporated in 1991. The site is surrounded to the north by the Bainbridge Alliance Church, to the south by the Coppertop Business Park, to the west across Sportsman Club Road NE by single-family residential and to the east by SR-305 (see Existing Zoning map). The Coppertop Business Park property is zoned B/I. The area between Sportsman Club Road NE and SR-305 north of NE New Brooklyn Road is designated as the Sportsman Triangle Industrial Center in Figure LU-3 Island-wide Land use Concept of the City of Bainbridge Island Comprehensive Plan. The Comprehensive Plani includes  in needed upgrades.  transmission line.  al land use vision for 20361 that states:  Most of the preceding two decades of growth have been attracted to the high quality of life in the Island's thriving Designated Centers where cultural amenities, employment and housing opportunities abound and public services, utilities andi infrastructure are efficiently, provided. The Murden Cove Substation site was acquired by PSE (formerly Puget Sound Power & Light Puget Power) with the expectation that as the community grew, the substation and associated facilities would  147    be expanded and upgraded to accommodate capacity and reliability needs. The substation has not been expanded since its original construction in 1979. The site's Comprehensive Plan Land Use designation is not conducive to supporting the long-term needs of the community. The current R-2 designation focuses on low density residential development and conservation; not on the ability to serve the community with essential infrastructure and electrical service. The B/I designation is consistent with this long-term need and the site's location within the designated Sportsman Triangle Industrial Center. PSE's Strategic System Planning department has determined that upgrades are needed at the substation to accommodate the construction of a new 115 kV transmission line between Murden Cove Substation and Winslow Substation (Murden Cove-Winslow 115 kV transmission line). This transmission line is being proposed to address the lack of transmission backup should one of the radial transmission lines serving either substation experience an outage. Additionally, to address a substation capacity need, PSE is proposing to install a 3.3 MW battery storage facility at the Murden Cove Substation site. The improvements needed for the new transmission line and the battery storage facility installation include expansion of the existing 115 kV bus within the substation, the addition of a control house, and stormwater improvements. The current zoning requirements will not accommodate this expansion (see Rezone narrative - attachment x). In order to rezone the site from R-2 to B/I, an amendment to the Future Land Use Mapi in the Comprehensive Plani is required to designate the site as B/I. BIMC 2.16.190.D. Map Amendments. Changes to the land use map may only be approved if the 1. The designation is in conformance with the appropriate land use designation purpose Response: The purpose for the Business/Industrial designation provided in the Comprehensive Provide appropriate Business/Industria zoned land to create opportunities for new businesses and expansion of existing land businesses for diversity of jobs and for low-impact industrial activity that contributes to well-paying and new employment opportunities, where traffic congestion, visual, and other impacts on the surrounding neighborhood can be minimized. The Murden Cove Substation site is a developed substation site located directly north of and nearby other business industrial uses (see Existing Zoning map). The substation parcel is located within the Sportsman Triangle Industrial Center designated area in the City's Comprehensive Plan. Designated areas are intended to absorb growth and leave the remaining low-density residential areas as conservation areas. The property has been used as a substation site since 1980 and will continue to be part of PSE's electrical infrastructure on the Island indefinitely. The substation function is more aligned with al low-impact industrial activity than with a low-density residential use. The visual impacts of the substation site will not change and are consistent with the look and feel of the surrounding industrial uses, while at the same time existing site  proponent has demonstrated that all of the following are true:  statement identified in the comprehensive plan; and  Plani is:  screening softens visual impacts to surrounding uses.  Page 2of7  148    2. The mapi amendment or sitei is suitable for the proposed designation; and  Response: The map amendment and site are both suitable for the proposed designation. The site is already developed with an electrical substation that has been in service since 1980 and directly abuts business park uses that are designated in the Comprehensive Plan and zoned as Business/Industrial. The site is also located within the Sportsman Triangle designated Industrial Center. The substation site is separated from residential uses by Sportsman Club Road NE and the site is screened with significant vegetation. The site's current low-density residential designation and zoning are not consistent with its current and continued use and an essential utility. Additionally, this amendment will in no way affect the pattern of development or use 3. The map amendment implements applicable comprehensive plan policies better than the Response: The map amendment will implement applicable comprehensive plan policies better than the current map designation. The current map designation of low-density residential (R-2) aligns with comprehensive plan policies focused on low impact development and conservation: Develop context-sensitive regulations for residential development in areas designated R-3, R-1, or R-0.4, in order to limit clearing, soil disturbance, promote low impact development and  adjacent to the existing substation: site. current map designation.  reconcile development and conservation (Goal LU-14). This goali is supported by associated Residential District policies: development and a variety of agricultural and forestry uses.  Policy LU 14.1: The Residential District area is designated for less intensive residential  Response: The existing substation use is not indicative of less intensive residential  development nor agricultural or forestry uses.  Policy LU 14.2: Encourage residential development that is compatible with the preservation of open space, forestry, agricultural activities, and natural systems. Accessory farm buildings and  uses are allowable.  Response: The substation site maintains appropriate landscape buffers; however the use itself is not compatible with open space preservation, forestry or agricultural activities. The site is almost 50% developed with the substation yard and associated  driveways and substation shoulder.  Whereas policies that support the Business/Industrial map designation are more appropriate for  the substation use:  Page 3 of7  149    Policy LU 10.1: The Business/Industrial (B/I) District is for light manufacturing as well as other  uses that add tot the diversity of economic activity on the Island.  Response: Electricity is needed to support existing and future economic development on the Island as well as residences and other uses. Allowing for greater flexibility in substation upgrades supports increased diversity of economic activity on Bainbridge  Island.  Policy LU 10.4: Applications for development approval within the B/I district must show that adequate water, wastewater, transportation, fire and storm drainage services are available to  serve the development.  Response: The substation use does not require water or wastewater utilities and is already supported by existing transportation, fire and storm drainage facilities. Policy LU 10.6: Performance standards for the B/I district address odor, lighting, noise, vibration, signage, traffic volumes, ingress and egress, parking, delivery and loading areas, and pedestrian and vehicle circulation, to create safe, efficient, compatible conditions among a  variety of on-site uses and to protect adjacent residential neighborhoods.  Response: The substation use does not generate daily motorized or non-motorized traffic trips, as only occasional maintenance vehicles visit the site. The existing substation is screened on all sides, including from Sportsman Club Road NE and SR-305. The substation does not generate light or odor. Noise levels generated from the substation equipment are within levels established by City of Bainbridge Island noise regulations. The battery storage facility will generate noise at higher levels than the substation. PSE plans to install the battery on the south side of the existing substation closer to the existing business park use. Appropriate measures will be employed to  ensure noise levels are kept within City regulatory limits.  Policy LU 10.7: B/I uses must be visually screened year-round from the adjacent non-industrial properties and roadways, especially scenic highway SR 305. The visual screening could be achieved through a combination of vegetation and building setback that would add depth to the  buffer.  Response: The substation site maintains an existing landscape screen from Sportsman Club Road NE as well as SR-305. Any future site development would maintain existing screening from these two roadways and comply with other applicable screening  requirements.  Policy LU 10.8: Discourage the inappropriate designation of isolated Business/Industrial  Districts.  Response: The designation of the site as Business/Industrial is consistent with surrounding designations. The substation site is bordered by B/I zoned property to the  Page 4 of7  149    south and is located in close proximity to other B/I zoned property within the  designated Sportsman Triangle Industrial Center.  Policy LU1 10.9: Isolated B/I activities are designated to reflect historical use and the designation  shall not be expanded.  Response: Designation of the site as Business/Industrial would not represent an isolated designation. Business/Industrial is an appropriate designation for the historic  use oft thes site.  The proposed Comprehensive Plan map amendment also complies with Electrical Utility goals and  policies in the Comprehensive Plan.  Goal U-1: Ensure that reliable utility services are available to all Bainbridge Island residents.  Response: Without the Comprehensive Plan map amendment for the Murden Substation site, improvements to the substation to accommodate the potential future improvements including a battery energy storage system (BESS), long-term addition of second transformer bank, or improvements to connect a new 115 kV transmission line to the substation would not be viable without approval of the requested Comprehensive  Plan Map Amendment.  Goal U-3: Ensure that utility services are adequate to meet current demands, and that utility  providers plan fori future demands.  Response: Without the Comprehensive Plan map amendment to change the designation from R-2 to B/I, substation capacity deficiencies cannot be addressed to  meet predicted demands under the 10-year planning horizon.  Goal U-5: Ensure that new or major renovations to existing utility facilities are designed to  minimize adverse impacts on residents and the environment.  Response: Changing the comprehensive plan designation of the site from R-2 to B/I will allow for expansion of the substation at the current site, including the installation of a battery storage facility to address a substation capacity deficiency. Expansion of the substation at the current site will not further impact residents and environmental  resources int the vicinity of the site.  Goal U-14: Ensure adequate, cost effective, reliable, and environmentally responsible electric  service toi the citizens of Bainbridge Island.  Policy U 14.3: Encourage the electric service provider to improve reliability, with particular attention to adding transmission redundancy and mitigating impacts on  service from storms or other natural events.  Page 5of7  149    Response: The purpose of the proposed Murden Cove Winslow 115 kV transmission line is to provide redundancy within the transmission system between the Murden Cove and Winslow Substations. The Comprehensive Plan mapa amendment changing the Murden Cove Substation site designation from R- 2to B/I is needed to accommodate improvements related to connecting the transmission line to the substation. The transmission line cannot function absent the ability to connect to both the Murden Cove and Winslow Substations. Additional system resiliency will be accomplished through the independent substation capacity projects under consideration.  BIMC 2.16.190.H. Decision Criteria. The planning commission and city council shall base their respective recommendation or decision on a proposed comprehensive plan amendment on the 1. Compliance with Law. Amendments to the comprehensive plan shall comply with Growth Response: The proposed comprehensive plan map amendment is consistent with the Growth Management Act (GMA) and other state and federal laws. Providing adequate public facilities and services within urban growth areas is a cornerstone goal of the GMA as reflected by the inclusion of a mandatory Utilities Element in the Comprehensive Plan. RCW 80.28.110 charges PSE with a duty to serve customers with electricity. The Washington Utilities and Transportation Commission (WUTC) regulates PSE and other investor owned-utilities in Washington State to ensure safe and reliable service to customers at reasonable rates through laws and tariffs. PSE isalso regulated by the North American Electric Reliability Corporation (NERC) which assures reliability and security of the electrical grid nationwide. The Comprehensive Plan Map Amendment will ensure PSE's continued compliance with applicable state and federal  following criteria:  Management Act and other state andi federal laws.  regulations related to power delivery.  2. Resources.  a. The city must have the resources, including staff and budget, necessary to implement the Response: Changing the future land use designation of the Murden Cove Substation site from R-21 to B/I provides for a change to a designation that better reflects the existing useon the site and will not result in the need for City resources beyond normal operation. b. The amendment will not result in development that has significant adverse effects on community resources, including but not limited to: water resources, utilities, Response: Changing the future land use designation of the substation site will not result in development that has a significant adverse effects on community resources. The existing  proposal.  transportation, parks or schools.  Page 6of7  149    site provides infrastructure to serve a basic need fori the community in providing electricity. Needed stormwater infrastructure is situated on site and the substation does not use other utilities, transportation resources (beyond occasional maintenance visits), schools or parks. The amendment must not adversely affect the City's ability to provide the full range of public facilities and services at the planned level of service, or consume public resources otherwise needed to support comprehensive plan implementation strategies. Response: The proposed amendment will support the city's ability to provide the full range of public facilities and services at the planned level of service by supporting the electrical  needs of the community as the community continues to grow.  3. Internal Consistency. Amendments shall be consistent with the land uses and growth projections that are the basis of the comprehensive plan and with the overall intent of the comprehensive plan, including the community vision, overriding principles, and overall goals Response: The land use designation change for the site on the future land use map will have a positive impact on growth projection consistency. The existing land use is not consistent with the current designation of R-2. Changing the designation to B/I will allow PSE to continue to upgrade and expand the substation to serve the existing community in the long-term and 4. Cumulative Effect. All amendments must be considered concurrently in order to evaluate their cumulative effect on the comprehensive plan text and map, development regulations, capital facilities program, adopted environmental policies and other relevant implementation  that guide the plan.  support further growth on the Island.  measures.  Response: PSE is requesting amendments to change the exiting designation of our three substation sites serving the community from low-density residential (R-0.4 and R- 2) to Business/Industrial (B/I). The cumulative effect of this change will not impact existing comprehensive plan text, development regulations, capital facilities, adopted environmental policies or any other implementation measures applicable to the sites. The change will also not affect the scale and pattern of development in the vicinity of the substation sites. Rather, the change in designation will allow the sites that are already developed with electric utility infrastructure to continue to be upgraded and  expanded to support the electrical needs of the community.  Page 7of7  149    119 420  4  107  13  122  122  MAP EXTENT Fge  Site Boundary Fence Line Transmission Line Overhead Distribution Line Underground Distribution Cable Stormwater eet 1inch=60fr feet Island (2017) City Bainbridge Online.  Equipment Footprint Contour (1ft) Kitsap County Parcels Major Roads Hydrant  SITE PLAN  MURDEN COVE SUBSTATION PARCEL: 222502-1-024-2009 9582 SPORTSMAN CLUB RD NE  inbridge  Page: 1of1 Date:2 214154.  OURCES: Wetlands, streams, andr roads- Bainbridge Island (2019), Aerial- of  CityofE    Kelly Tayara From: Sent: To: Cc: Subject:  Kelly Tayara Tuesday, May 31, 2022 10:52 AM Kriner, Kerry labehymolegmalcon Applications  RE: Public Comment Re: PSE Comprehensive Plan Amendment and Site-Specific Rezone  Hello,  Thank you for forwarding this public comment. The comment was caught in the City's spam filter, andl will upload it as public comment on the application. Future correspondence from Ms. Doll will be allowed through.  CITY OF  BAINBRIDGE ISLAND KELLY TAYARA Senior Planner 206.780.3787 (office)  Planning Department pcd@bainbridge wa.gov 206.780.3750  City Website wwwbainbridgewagow  From: Kriner, Kerry Kery,Ainerepse.com, Sent: Wednesday, May 18,202212:34PM To: Kelly Tayara byaachanonogeason  Subject:FW: Public Comment Re: PSE Comprehensive Plan Amendment and Site-Specific Rezone Applications CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITYOF BAINBRIDGE ISLAND EMAIL SYSTEM -Take caution NOTt to open  attachments or links unless youl know thes sender AND you were expecting the attachment or thel link.  FYI.  Forwardedi message From: Elizabeth Doll <elizabethlynndoll@gmail.com> Date: Tue, May 3, 2022 at 12:39A AM To: podahinbrdgewaso"  Subject: Public Comment Re: PSE Comprehensive Plan Amendment and Site-Specific Rezone Applications  RE: PSE comprenensive Plan Amendment and Site-Specific Rezone Applications  1  155    Port Madison Substation Permit #s PLN52101 REZ/CPA Winslow Substation Permit #s PLN52149 REZ/CPA Murden Cove Substation Permit #s PLN51703 REZ/CPA Dear Kelly Tayara, Planning Commissioners, and Hearing Examiner,  Iam writing to offer comments regarding the Comprehensive Plan Amendment and Site-Specific Rezone applications from PSE: PLN52101 REZ/CPA - Port Madison Substation site, PLN52149 REZ/CPA - Winslow Substation site, and PLN51703 REZ/CPA - Murden Cove Substation site. Having lived on the Island for nearly seven years, Iam extremely supportive ofefforts to improve the reliability and capacity of our electrical grid. In order to make improvements as efficiently as possible, Isupport the approval oft these applications and hope that A community with as many resources as ours should not have such poor utility reliability. My friends frequently joke that we live in a first-world city with developing-world infrastructure. More seriously, power outages present accessibility challenges for my elderly neighbors: noj power means no elevators, which traps mobility- challenged seniors int their apartments. This is unacceptable. Ilivei in the Winslow core and power: failures are STILL disquietingly common. Myjob requires reliable power and internet access. It'sa a travesty that in 2022, Itis no secret that reliability on Bainbridge needs to be improved and that PSE's Beyond Net Zero goals depend on areliable grid. To address reliability and capacity issues, as well as meet Puget Sound Energy's (PSE's) clean energy goals including the planned future electrification ofi ferries and other transportation on Bainbridge Island, Puget Sound Energy researched and developed aj package ofsolutions uniquely designed for Bainbridge Island. Today, PSE's hybrid solutions package combines new technologies and grid infrastructure of wired and non-wired solutions, including rebuilding the aging Winslow TAP Transmission Line, building ai new transmission line to connect Murden Cove and Winslow Substations, implementing targeted demand response, and constructing a utility-scale battery for peak shaving. Tomorrow, PSE's work on Bainbridge may require PSE is pursuing comprehensive plan amendment and rezone approvals for their three substation properties on Bainbridge to align the zoning oft the existing substation sites with PSE's long-term use oft the property. The proposed rezones are consistent with the zoning ofneighboring businesses adjacent to the substation sites. They also help PSE to limit the need to site utilities in new parcels and make the best use oft the existing sites. PSE must periodically upgrade the substations to provide reliable and safe power to our customers long-term. The substations support the transmission and distribution lines that bring power to homes and businesses. PSE's goal is to use as much oft the existing substation properties as possible for upgrades while limiting impacts to the community. An alternative to the comprehensive plan amendments and rezones for the Winslow and Murden Cove sites is for PSE to relocate the substations from their current locations to larger sites to support the needed infrastructure to supply power to the community. This would also result in the need to relocate the infrastructure supported by the existing substations, including distribution and transmission lines. We would like to avoid this by using the current substation sites for upgrades and expansions once they are properly zoned for PSE's historical use. Rezoning all three sites is consistent with the Comprehensive Plan land use policies for Ilove Bainbridge and I want to see it continue to improve and thrive. Improved reliability and capacity on the Island will vastly improve my quality ofl life on the Island. I'm glad to support PSE's attempt to improve reliability and capacity on the Island and encourage the City to support PSEs substation rezone applications and  you will move to approve them as soon as possible.  reliable power is the item that's still an active issue here.  future upgrades or installation of other low or no-carbon technologies.  business/ndustrial and low-density residential zoning.  comprehensive plan amendments.  Sincerely,  2  156    Elizabeth Doll/360)689.-4927  3  156    Marlene Schubert From: Sent: To: Subject: Attachments:  Carrie Fisher sea2ogg@yahoo.com> Tuesday, May 10, 20228:32PM PCD PSEComprehensive Plan PSESupportl.pdf  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITY OF BAINBRIDGE ISLAND EMAIL SYSTEM -Take caution NOT to open  attachments or links unless youl know the sender AND you were expecting the attachment or the link.  158    City of Bainbridge Island ATTN: Planning Department 280 Madison Avenue N Bainbridge Island, WA98110  Transmitted viae emailt topdebainbrdsewaso  May 10, 2022  RE: PSEC Comprehensive Plan Amendment and Site-Specific Rezone Applications  Port Madison Substation Permit #s PLN52101 REZ/CPA Winslow Substation Permit #s PLN52149 REZ/CPA Murden Cove Substation Permit #s PLN51703 REZ/CPA Dear Kelly Tayara, Planning Commissioners: and Hearing Examiner,  lam writing in response to the following Comprehensive Plan Amendment and Site-Specific Rezone applications from Puget Sound Energy (PSE): PLN52101 REZ/CPA- Port Madison Substation site, PLN52149 REZ/CPA - Winslow Substation site, and PLN51703 REZ/CPA - Murden Cove Substation site. Ino order for PSE to seamlessly move forward on their package of solutions to improve reliability and capacity ont the Island, PSEi is requesting approval of these applications. lam supportive of PSE's efforts toi improve reliability and capacity on Bainbridge Island, and encourage the City to move PSE's  application forward as expeditiously as possible.  Itis no secret that reliability on Bainbridge Island needs to be improved and that PSE's Beyond Net Zero goals depend on a reliable grid. To address reliability and capacity issues, as well as meet Puget Sound Energy's (PSE's) clean energy goals including the planned future electrification ofi ferries and other transportation on Bainbridge Island, Puget Sound Energy researched and developed a package of solutions uniquely designed for Bainbridge Island. Today, PSE's hybrid solutions package combines new technologies and gridi infrastructure of wired and non-wired: solutions, including: rebuilding the aging Winslow TAP Transmission Line, building a newt transmission line to connect Murden Cove and' Winslow Substations, implementing targeted demand response, and constructing a utility scale battery for peak shaving. Tomorrow, PSE's work on Bainbridge may require future upgrades ori installation of other low Iknow firsthand the challenges associated with reliability on Bainbridge Island.. A recent move to Lynwood from Fort Ward brought awareness of how much wind comes thru Cove areas on this island andi these areas in particular need ai future plan for non-wired solutions. After a Tornado warning this last year it's hard to not think about what we can do better to improve infrastructure and protect all our residents. Things have improved but we can dol better. The City can lead the wayi in support of this. Isee businesses noti investingi in this concept yet. The Lynwood areal has al lot of new construction but businesses such as Pleasant Beach Inn havei taken out electric car charging stations. PSE is pursuing comprehensive plan amendment and rezone approvals for their three substation properties on Bainbridge Island to align the zoning oft the existing substation sites with PSE's long-term use of the property. The proposed rezones are consistent with the zoning of neighboring businesses  orno carbon technologies.  159    adjacent tot the substation sites. They also help PSE to limit the need to site utilities in new parcels and PSEI must periodically upgrade the substations to provide reliable and safe power to our customers long- term. The substations support the transmission and distribution lines that bring power to homes and businesses. PSE's goal is to use as much oft the existing substation properties as possible for upgrades while limiting impacts to the community. An alternative to the comprehensive plan amendments and rezones for the Winslow and Murden Cove sites is for PSE to relocate the substations from their current locations to larger sites to support the needed infrastructure to supply power tot the community. This would also result int the need to relocate the infrastructure supported by the existing substations, including distribution andi transmission lines. We would like to avoid this by usingt the current substation sites for upgrades and expansions once they are properly zoned for PSE's historical use. Rezoning all three sites is consistent with the Comprehensive Plan land use policies for business/ndustrial and low- Iwant Bainbridge Island to be a place where myself, my family and children can live and grow in for many years to come. Improved reliability and capacity on the Island willi improve overall quality of life on the Island. I'm glad to support PSE's attempt toi improve reliability and capacity on the Island and encourage the City to support PSES substation rezone applications and comprehensive plan  make thel best use of the existing sites.  density residential zoning.  amendments. Thank yout fory your time. Kind Regards, Carrie Blunt  160    Marlene Schubert From: Sent: To: Subject: Attachments:  Kathy Hansen lalylner.leegmatom Thursday, May 12, 2022 10:36 AM  PCD Applications Applicationsdooxpdr  Support for Puget Sound nergysComprehensive Plan Amendment and Site-Specific Rezone Support for PSE Comprehensive Plan Amendment and Site-Specific Rezone  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITYOFE BAINBRIDGE ISLAND EMAILSYSTEM-Take caution NOTto open attachments  orl links unless youl know thes sender ANDY youy were expecting the attachment ort thel link.  Dear Ms. Tayara,  Please find the attached in support of Puget Sound Energy's Comprehensive Plan Amendment and Site-Specific  Rezone proposals:  PSE Municipal Code Amendment PLN52234 LDR PLN52101 REZ/CPA- Port Madison Substation site PLN521491 REZ/CPA-Winslow, Substation site PLN51703 REZ/CPA-Murden Cove! Substation site  Thank you,  Kathleen Hansen 1525 Fort Ward Hilll Rd NE Bainbridge Island, WA98110 206-201-3414  1  161    May 12, 2022  City of Bainbridge Island Attn: Kelly Tayara 280 Madison Avenue North Bainbridge Island, WA98110  Re: Comment in support of Puget Sound Energy's Comprehensive Plan  Amendment and Site-Specific Rezone Applications  Dear Ms. Tayara:  lam writing in support of Puget Sound Energy's:  PSEI Municipal Code Amendment PLN52234 LDR PLN52101 REZ/CPA- Port Madison Substation site PLN52149 REZ/CPA- Winslow Substation site PLN51703 REZ/CPA- Murden Cove Substation site  After listening and commenting at the Planning Commission meeting held on January 13, 2022 and reading the various applications and SEPA checklists, it makes sense to align the zoning to the particular use. The designation of an electric substation as residential only works to hinder the electicimprovements that Bainbridge Islanders need and want. The current residential designation is Granting these applications would allow Puget Sound Energy to move forward more quicklywith long-overdue electric improvements, would result in similar Business/Industrial designations with adjacent properties and circumvent the need to find new and additional properties to locate additional substations. Commenters with just about everything related to the city, mention retaining vegetation and trees. A larger setback would be required for a Business Industrial designation that would afford even greater protections to area residents. Searching for alternative sites would only create more delays, more disruption to the environment and create the need for PSE to move infrastructure to another location. Islanders have already gone through the process of discussing a preferred route and that alone has taken several years. Puget Sound Energy has  inappropriate for uses now and any planned or future use.  162    done its due diligence in finding appropriate solutions to our current energy problems while planning to remain flexible in order to address future needs. Keep in mind, PSE is not meeting many of its service reliability metrics and a VP confirmed that we have some of the worst reliability in the entire PSE system. This is not a badge of honor. As a city we are not presently poised to meet current or future electric needs. Please approve Puget Sound Energy's Comprehensive Plan Amendment and site-specific rezone applications for the three substations. This past summer we submitted to City Council the signatures of hundreds of residents who signed in support of PSE efforts to improve electric reliability. My HOA, the Rich Passage Estates Homeowners Association sent a similar public comment. Those of us on the South end of Bainbridge serviced by the Winslow  Substation don'tneed or want yet another decade of delay.  Respectfully, Kathleen Hansen 1525 Fort Ward Hill Rd NE Bainbridge Island, WA98110  163    Renee Argetsinger From: Sent: To: Subject: Attachments:  rifecperanzsegmaton Friday, June 17, 20222:37PM  PCD  Comments on PSE'sComp Plan and Rezone. Applications Letter of Support Rezone CPA2022F Final.wgp.docx  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITY OF BAINBRIDGE ISLAND EMAIL SYSTEM-Take caution NOTt to open attachments or links unless youl know thes sender AND youv were expecting the attachment or1 the link. RE: PSE Comprehensive Plan Amendment and Site-Specific Rezone Applications  Port Madison Substation Permit #s PLN52101 REZ/CPA Winslow Substation Permit #s PLN52149 REZ/CPA Murden Cove Substation Permit #s PLN51703 REZ/CPA  Attached, please find my comments on theabove-referenced applications. Please feel free to contact me with any questions or comments.  Thank you, Winifred Perkins  164    June 17, 2022 City of Bainbridge Island ATTN: Planning Department 280 Madison Avenue N Bainbridge Island, WA9 98110  Transmitted via email to: ddebainonogewarox  RE: PSE Comprehensive Plan Amendment and Site-Specific Rezone Applications  Port Madison Substation Permit #s PLN52101 REZ/CPA Winslow Substation Permit #s PLN52149 REZ/CPA Murden Cove Substation Permit #s PLN51703 REZ/CPA Dear Kelly Tayara, Planning Commissioners and Hearing Examiner,  l'am writing in response to the following Comprehensive Plan Amendment and Site-Specific Rezone applications from Puget Sound Energy (PSE): PLN52101 REZ/CPA- - Port Madison Substation site, PLN52149 REZ/CPA - Winslow Substation site, and PLN51703 REZ/CPA- Murden Cove Substation site. In order for PSE to move forward on their package of solutionsto improve reliability and capacity on Bainbridge Island, PSE is requesting approval of these applications. l'am supportive of PSE's efforts toi improve reliability and capacity on Bainbridge Island, and encourage the City to move PSE's application forward as expeditiously as possible. Reliability on Bainbridge Island needs to bei improved and PSE's Beyond Net Zero goals depend on ar reliable grid. To address reliability and capacity issues, as well as meet PSE's clean energy goals, including the planned future electrification ofi ferries, and other transportation on Bainbridge Island, PSE researched and developed a package of solutions uniquely designed for Bainbridge Island. Today, PSE's hybrid solutions package combines new technologies and grid infrastructure of wired and non-wired solutions, including: rebuilding the aging Winslow' TAP Transmission Line, building a new transmission line to connect the Murden Cove and' Winslow Substations, implementing targeted demand response, and constructing a utility scale battery PSE has spent years evaluating and discussing various options to improve electric reliability on Bainbridge Island. The time is long overdue for the implementation of these much-needed improvements. Fori the past several years PSE has undertaken a widespread informational and educational outreach effort to work with the residents and business on Bainbridge Island to identify alternatives to improve reliability. After receiving input from hundreds of homeowners, businesses and institutions, PSE has carefully selected the alternatives that best meets the environmental, engineering and socio-economic requirements of a majority of stakeholders. The next step in this process is for the City to now approve the comprehensive plan amendment and rezone approvals for their three existing substation properties son  for peak shaving.  165    Bainbridge Island to align the zoning oft the existing substation sites with PSE's long-termuse of the property. The proposed rezones are consistent with the zoning of neighboring businesses adjacent to the substation sites. They also help PSE make the best use of the existing sites. PSE must periodically upgrade the substations to provide reliable and safe power to their customers long-term. The substations support thei transmission and distribution lines that bring power to homes and businesses. PSE's goal is to use as much of the existing substation properties as possible for upgrades while limiting impacts to the community. An alternative to the comprehensive plan amendments and rezones for the Winslow and Murden Cove sites is for PSE to relocate the substations from their current locations to larger sites to support the needed infrastructure to supply power to the community. This would also result in the need to relocate the infrastructure supported by the existing substations, including distribution and transmission lines. PSE would like to avoid this by using the current substation sites for upgrades and expansions once they are properly zoned for PSE's historical use. Rezoning all three sites is consistent with the Comprehensive Plan land use policies for business/industrial lwant Bainbridge Island to be a place where myself, my family and children can safely live and grow ini for many years to come. Improved reliability and capacity on the Island will improve overall quality of life on the Island and also minimize environmental impacts while affording people a more reliable source of power. Is support PSE's proposal toi improve reliability and capacity on the Island and encourage the City to support PSES substation rezone applications and comprenensive plan amendments as out lined int the above-referenced applications.  and low-density residential zoning.  Sincerely, Winifred Perkins 10120 NE Garibaldi Loop Bainbridge Island, WA 98110  166    Kelly Tayara From: Sent: To: Subject:  Michael Silves m5@@atamorph.com> Tuesday, October 18, 20226:41PM Kelly Tayara Re: Tree Destruction  CAUTION:THIS EMAIL ORIGINATED FROM OUTSIDE THE CITYOF BAINBRIDGE ISLAND EMAIL SYSTEM- -Take caution NOTt to open  attachments or links unless youl knowt the sender AND youv were expecting the attachment ort thel link. Ibelieve it should bei included at least for the Murden Cove and Winslow substations.  Can yout tell me whether there are other people or organizations who are opposed toi the transmission line  construction? Thank you -Michael Silves  On Oct 18, 2022, at 7:16. AM, KellyTayara aanenanorewaror wrote:  Hello,  The City Arborist is researching the issue. When Ifirst read your letter, I wasn't sure whether you intended for your comment to bei included ini the PSE application files, but it does appear to me you are commenting on the Comprehensive Plan Amendment/F Rezone applications. Do you want me to include comment on all of the applications, for the Port Madison, Murden Cove and Winslow substations? The applications next go to Planning Commission for Public Hearing on November: 10, and attendance/  public comment can be in person or via Zoom.  Thank you, Kelly  Kelly" Tayara, Senior Planner <imageoo1.jpg> www.ainbndgewagow  Department of Planning and Community Development  206.780.3787 (office) 206.780.3750 (Planning Department)  From: Michael Silves msocatamorpn.com Sent: Monday, Ortober17/,20227.03PMA To: Kelly Tayara aaehainoogwasop Subject: Re: Tree Destruction  167    CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITY OF BAINBRIDGE ISLANDI EMAILS SYSTEM- -Take caution NOT1 to open attachments or links unless you! know the sender AND you were expecting the attachment ort the link.  Kelly,  lapologize for not responding sooner. Thank youi for your message.  Yes, Iwould like to know why all those trees are tagged. Other trees closer to the right of way are not l'asked PSE whether al battery would provide the same function as a redundant transmission line for managing power outages.Ido not! know the relative costs or how long al battery would last and would My only contact was vial PSE's web: site which provided a place for questions but only provided computer Iti is frustrating that the power companies (Puget Power and PSE) haven't changed their planned route since their first attempt to install a cable under Port Orchard Passage from Ollala. That route made sense at thet time because it basicallys supported at third transmission feed onto Bainbridge Island buti it failed because of the underwater cable issues. The redundant transmission line proposals since then make no sense. We challened Puget Power on the redundancy issue in the 90's and they ended up Itisinsulting that on each attempt the power company tells us about all the research they are doing regarding optimal routes then pull out their decades old route maps with no change at all. This is thei first time they have gone sO far as to tag the trees. l'ami in a wheelchair these days and can't get out and measure the trees as I would like. But think some of them are close to three feet in diameter. PSE: sent us a notice saying they were going to tag trees but didn't say why. And theyt told us we better not remove thet tags. I'm pretty sure we don't count for much in their plans.  marked.  like answers.  generated answers. I have had no human contact with PSE.  installing a switch at Day Road as we had suggested from the start.  Thank yout for youri interest, Michael Silves  On Oct11, 2022, at 3:28 PM, Kelly Tayara ktayara@bainbridgewagowrote: l'am the City's project manager for the PSE Comprehensive Plan Amendment and Rezone requests for the Port Madison, Murden Cove and Winslow substation properties. Ican certainly reach out to my contact fort those permits at PSE toi find  Hello Mr. Sives,  answers to any questions you have. Aslunderstand your concerns:  2  168    1. Would you like me toi try tol helpf find out whyt the 23 trees on your Fletcher Bay Road property, along with others on the neighbors' property, along Fletcher 2. What questions have you asked PSE about installing back-upl batteries at the Winslow and Murden Cove substations, and to whom, if you have that  Bay, Sportsman Club and other roads are tagged?  information, did you direct the questions?  Thank you, <imageoo3.jpg> KELLY TAYARA Senior Planner 206.780.3787 (office) Website wwwbainbidgewagoy  Planning Department pcd@bainbridge wa.goy 206.780.3750 City  From: PCD CDObanbrogewaroo Sent: Tuesday, Odober11,202313PM aanehanuogwaror Subject: RE:Tree Destruction Hi Mr. Silves,  To: Michael Silves msedatamorpn.com; ;PCD CDehanbrogewaoe: Kellyl Tayara  l'am copying Senior Planner Kelly Tayara on your email fori further assistance.  Maria Dozeman, Administrative Specialist Planning and Community Development  <image004.png> www.bainbrogewagov 206.780.3761 (office) 206.640.5524 (cell) 2022 <imageo0s.png>  New Building and Development Services Fees Effective September1,  From: Michael Silves ml5@datamorph.com> Sent: Tuesday, October11,202307PM4 To: PCD 0phanprogewaso Subject: Tree Destruction  3  168    You don'tofteng get email from ms@datamorphcom, Learn whyt this isi important  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITY OF BAINBRIDGE ISLANDI EMAIL SYSTEM- -Take caution NOTt to open attachments orl links unless) youl know the sender AND you There are twenty-three trees on my property on Fletcher Bay Road that have been tagged, presumably for destruction, by Puget. Sound Energy. All the tagged trees are large; most are Douglas fir with some spruce and hemlock. Similar trees have been marked for destruction along my neighbors' property and elsewhere along Fletcher Bay Road, High School Road, Sportsmen's Club Road and other roads along the route of the proposed transmissionn line. Once the trees on the edge are gone, the trees behind them will lose their protection and become Altogether hundreds, possibly thousands, of trees, will be destroyed to erect a redundant transmission line whose only purpose is to provide back-up power for the Winslow and Murden Cove substations. Tesla makes batteries that could serve the same purpose without all the tree removal. Puget Sound Energy has not answered my questions about installing back-up batteries at the Winslow and Murden Cove substations. My hope is that your organization would get involved for  were expecting the attachment or the link.  more vulnerable to being blown over by the wind.  the sake of the trees. Will you help us? Michael Silves 7030 Fletcher Bay road  4  168    Marlene Schubert From: Sent: To: Subject: Attachments:  Tom Hansen tomhnem.lseymailcom: Thursday, May 12, 2022 10:55 AM Public Comment for PSE Proposals  PCD  Support for PSE.CompPlanAmmendementaPReroneApplicationsdocx  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITYC OF BAINBRIDGE ISLAND EMAILSYSTEM- -Take caution NOTto open attachments  orl links unless youl know thes sender ANDy yous were expectingt the attachment ort the link.  Dear Ms. Tayara,  Please find the attached public comment in support of Puget Sound EnergysComprehensive Plan Amendment and  Site-Specific Rezone proposals:  PSE Municipal Code Amendment PLN52234 LDR PLN52101 REZ/CPA-Port Madison Substation site PLN52149REZ/CPA-Winslow, Substation site PLN51703 REZ/CPA-Murden Cove Substation site  Tom Hanen 1525 Fort Ward Hill Rd NE Bainbridge Island, WA 98110 206-201-3414/281-728-4929  171    City of Bainbridge Island Attn: Kelly" Tayara 280 Madison Avenue North Bainbridge Island, WA9 98110  Re: Comment in support of Puget Sound Energy's Comprehensive Plan  Amendment and Site-Specific Rezone Applications  Dear Ms. Tayara:  lam writing in support of PSE applications for rezoning the Murden Cove, Port Madison, and  Winslow substations from various R-x designations to B/ldesignations. PLN52101 REZ/CPA-P Port Madison Substation site PLN52149 REZ/CPA - Winslow Substation site PLN51703 REZ/CPA- Murden Cove Substation site  The past and current uses, originally permitted by Kitsap County, are inconsistent with current and future uses as rezoned by the City of Bainbridge Island. PSE's responses clearly meet the  City's Policy and Goals (shown below): Electrical Utility Goals and Policies  Ensure that reliable utility services are available to all Bainbridge Island residents Ensure that utility services are adequate to meet current demands, and that utility Ensure that new or major renovations to existing utility facilities are designed to Ensure adequate, cost effective, reliable, and environmentaly responsible electric  providers plan fori future demands  minimize adverse impacts on residents and the environment  service to the citizens of Bainbridge Island  Business/Industrial Policies  The Business/Idustrial (B/I) District is for light manufacturing development as well as other uses that add to the diversity of economic activity on the Island Applications for development approval within the B/I district must show that adequate water, wastewater, transportation, fire and storm drainage services are Performance standards fori the B/I district address odor, lighting, noise, vibration, signage, traffic volumes, ingress and egress, parking, delivery and loading areas, and pedestrian and vehicle circulation, to create safe, efficient, compatible conditions among a variety of on-site uses and to protect adjacent residential neighborhoods  available to serve the development  172    B/I uses must be visually screened year-round from the adjacent non-industrial properties and roadways, especially scenic highway SR 305. The visual screening could be achieved through a combination of vegetation and building setback that  would add depth to the buffer  The City of Bainbridge Island should proceed toi issue al Determination of Non-significance (DNS) Additionally, Is support PSE's request for a change to Critical Area regulations contained in BIMC 16.20.140.G.2 and 16.20.100.E.1 in order to allow for continued maintenance, upgrade and installation of linear electrical distribution and transmission infrastructure.  threshold determination for this request..  PSE Municipal Code Amendment PLN52234 LDR  Al blanket restriction regarding Category Il wetlands would restrict a public utility form maintaining, upgrading an constructing transmission and distribution infrastructure to meet  island utility current and future needs as required by State law.  "In general, although Category Il wetlands may in theory provide higher habitat values than Category III orl IVI wetlands, the portion of Category Il wetlands within the road rights-of-way and within or adjacent to existing cross-country transmission corridors is already subject to the effects of human disturbance, and therefore is likely to provide more limited habitat value than the habitat score alone would indicate." "  Installing new aerial distribution and transmission lines within or adjacent to road rights-ofway; or asa an overbuild or underbuild to an existing aerial primary utility within cross country corridors on easement within Category II wetlands is the best way to minimize the environmental impact while meeting the need for reliable energy and helping to reduce the  Island's Carbon Footprint.  PSE is required to apply the best science available and follow all laws.  "When PSE maintains or upgrades an existing utility line or installs a new line, they follow federal, state, and local requirements to avoid and minimize wetland impacts to the extent feasible in accordance with the following preferred mitigation sequence, as outlined in the Interagency Guidance on Wetland Mitigation in Washington State (Ecology 2006) and BMC 16.20.030:. 1. Avoid the impact altogether by not taking a certain action or parts of an action; 2. Minimize impacts by limiting the degree or magnitude of the action and its implementation by using appropriate technology or by taking affirmative steps to avoid or reduce impacts; 3. Rectify the impact by repairing, rehabilitating, or restoring the affected environment; 4. Reduce or eliminate the impact over time by preservation and maintenance operations during the life of the action; 5. compensate. for the impact by replacing, enhancing, or providing substitute resources or environments; and 6. Monitor the impact and take appropriate corrective measures." "  173    The City of Bainbridge Island should proceed toi issue al Determination of Non-significance (DNS) PSE has been both transparent and through ini its public engagement for its Electric Reliability Projects. Personally, Ih have been skeptical, questioning, and have requested data all through the process and independently formed my own opinions. For those of us that have and continue to participate in community meetings and read the detail material that has been submitted we support PSE. The public comments the do not support electric reliability improvements largely come from individuals who have not participated, naively form an opinion without O objectively informing themselves on the details or have been made their comment from a "Not In My Neighborhood" perspective. Many of the comments have acted like "nail strips" to derail the projects. Itruly believe that the majority of Islanders are not engaged because of their busy lives or the pandemic but want reliable electricity. The bottom line is that the electric infrastructure on the island is decades old and as a resident of the south end of the island, I do not to want to wait decades more for electric reliability improvements.  threshold determination for this request.  Tom Hansen 1525 Fort Ward Hill RdN NE Bainbridge Island, WA98110  174    City of Bainbridge Island ATTN: Planning Department 280 Madison Avenue N Bainbridge Island, WA98110  Transmitted viae email to: pcd@bainbrogewapov  RE: PSE Comprehensive Plan Amendment and Site-Specific Rezone Applications Port Madison Substation Permit #s PLN52101 REZ/CPA Winslow! Substation Permit #s PLN52149 REZ/CPA Murden Cove Substation Permit #s PLN51703 REZ/CPA Dear Kelly Tayara, Planning Commissioners and City Council,  lam writing in response to the following Comprehensive Plan Amendment (CPA) and Site-Specific Rezone (Rezone) applications from Puget Sound Energy (PSE): PLN52101 REZ/CPA - Port Madison Substation site, PLN52149 REZ/CPA - Winslow Substation site, and PLN51703 REZ/CPA - Murden Cove Substation site.I Ia am supportive of PSE's efforts to improve reliability and capacity on Bainbridge Island, and encourage the City to move PSE's application forward before this summer 2023. As an Internet Service Provider, lam alerted by power outages and disturbances on the PSE distribution system in Kitsap county. We see homes and businesses on Bainbridge restart and go offline with much greater frequency and durations than the truly rural parts of Kitsap such as Seabeck or Hansville. PSE is at a milestone that has never existed since electrification of Bainbridge; they are unable to execute with confidence on multiple complex plans duet toi this zoning classification issue. PSE has not had to make major substation improvements on our island in almost 50 years. Our electrical grid is approaching: a breaking point; PSE must execute multiple multi-year projects to preserve and stabilize Rezoning all three sites is consistent withi the historic use of the properties and the Comprehensive Plan land use policies for business/Industrial. These three parcels have been used fori industrial purposes long before COBI incorporated these parcels. Delay in rezoning exposes the other 1,800 parcels of  power on the island.  Bainbridge to further delay in getting improved electrical service.  175    PLN51703 REZ/CPA-Murden Cove Substation site  The Murden Cove substation is an industrial power site that has provided power to the residents of Bainbridge Island since 1979. Our current usage exceeds the 25MW name plate rating in the winter. In response tot the electrification program, PSE and WSF have negotiated a curtailable rate. Ini the wintera at the holiday times, our new electric boats will have an allowed 169 hours of sailings cancelled for lack of recharging facilities. This number will be much higher without the battery system PSE is trying to install but is hamstrung by the zoning issue. These cancellations can only be avoided by adding a transformer, which PSE is not yet planning. PSE cannot with confidence purchase the battery equipment or a bulk transformer without the security of knowing they can schedule to install the equipment in an industrial  site setting.  PLN52101 REZ/CPA- - Port Madison Substation  The Port Madison substation is an industrial power site that has provided power to the residents of Bainbridge Island for almost 70 years. This substation is a significant, complex, pair ofi industrial sites on ransformaton/distributon use. This site accepts two 115kV transmission lines that feed power to Bainbridge Island from across Agate pass. As the island's power needs continue to grow, PSE will have to add another 25MW transformer and distribution gear. Ultimately, if electric vehicles surge on Bainbridge, thet transmission line and switchyard facilities will need tol be upgraded (to 230kV). Delay in converting this property to business/industrial classification puts the entire population of Bainbridge  one parcel. It will never relocate, nor will the land ever return to a non-power  Island at risk.  PLN52149 REZ/CPA - Winslow Substation site  The Winslow Substation is an industrial site that provides power tot the entire south end of Bainbridge Island since 1964. The parcel is mostly unused with a very compact substation. The footprint of the station will expand as PSE adds the redundant link and ultimately a second transformer. The site can support a BESS (battery energy storage system) of significant size. However, the adjoining residential development (Stetson Ridge) reduces the likelihood PSE will install al large BESS here even though it  would benefit the whole island. 4thproperty that needs mention  The 7580 Finch Rd property PSE owns would have been ideal site for the redundant link path routing and as a place to land a BESS as it can address the central core (our urban density area) with distribution lines. PSE is not exploring reclassification at this time. COBI should rezone this B/I for electrical utility use with a condition that ift the property is sold it rezones back to residential. This would open the options for PSE to solve our future power constraints in the core high density portion of the island.  Sincerely, Stephen' VRI Hellriegel Resident since 1998  Owner Helldyne, Inc (Electrical Engineering Consulting Firm) Owner Net253, LLC (Internet Service Provider) Sr. Member, I.E.E.E. Power and Energy Society.  Stephen Hellriegel  176    ***PLANNING COMMISSION PUBLIC HEARING DRAFT***  ORDINANCE NO. 2023-10  AN ORDINANCE of the City of Bainbridge Island, Washington, amending the Future Land Use Map of the Comprehensive Plan and the City Official Zoning Map to change the land use and zoning designation of a property owned by Puget Sound Energy known as the "Murden Cove  Substation".  WHEREAS, the City ofl Bainbridge Island (City) accepts requests to amend the Comprehensive Plan every three years as described in the Comprehensive Plan Amendment (CPA) process established by Bainbridge Island Municipal Code (BIMC)  Chapter 2.16.190; and  WHEREAS, 2022 was a CPA application year, and the City received five CPA WHEREAS, Puget Sound Energy (PSE) submitted three CPA applications, requesting to change the land use designation of each ofits three substations from a residential designation to Business/Industrial (B/I) designation on the City's Future Land  applications during the January and February 2022; and  Use Map; and  WHEREAS, PSE submitted corresponding rezone applications to change the zoning designation of each ofits three substations from ai residential zone to the B/I zone  on the City's Official Zoning Map; and  WHEREAS, the PSE Murden Cove substation is located at 9582 Sportsman Club Road, tax parcel no. 222502-1-024-2009 (heretofore called subject property) and PSE has submitted consolidated CPA and Rezone application for this substation, City Permit File  PLN51703 REZ/CPA; and  WHEREAS, the subject property is currently designated Residential-2 and R-2 on the City's Future Land Use Map and Official Zoning Map, respectively; and WHEREAS, City staffhave analyzed the consolidated CPA and Rezone application for this substation, including the CPA and Site-specific Rezone decision criteria in BIMC2.16.190and: 2.16.140, respectively, and is recommending approval of  the application to the Planning Commission; and  WHEREAS, the Planning Commission considered the application and the staff WHEREAS, the City issued a State Environmental Policy Act (SEPA)  recommendation and at a study session on October 13, 2022; and Determination ofl Nonsignificance on October 20, 2022; and  Page 1of5  177    WHEREAS, the Planning Commission held a public hearing on Ordinance No.  2023-10 on March 23, 2023, and after closing the public hearing, made a  recommendation of  to the City Council; and  WHEREAS, notice proposing adoption of amendments to Comprehensive Plan and development regulations was issued on March 10, 2023, to the Office ofCommunity Development at the Washington State Department ofCommerce in conformance with  RCW 36.70A.106; and WHEREAS, on No. 2023-10; and WHEREAS, on 2023-10.  2023, the City Council considered Ordinance 2023, the City Council adopted Ordinance No.  NOW,THEREFORE, THE CITY COUNCIL OF THE CITY OF BAINBRIDGE ISLAND, WASHINGTON, DOES ORDAIN AS FOLLOWS: Section 1. The City Council finds that the PSE Port Madison CPA and Rezone applications, permit numbers PLN51703 REZ/CPA, are in conformance with the Comprehensive Plan, the CPA and Site-specific Rezone decision criteria, and all  applicable state laws in effect at the time ofa approval.  Section 2. The Future Land Use Map ofthe Comprehensive Plan is hereby amended to change the lands use designation of the subject property from Residential-2  to Business/Industrial as shown on Exhibit A.  Section 3. The City's Official Zoning Map is hereby amended to change the zoning designation oft the subject property from R-2 to Business/Industrial as shown on  Exhibit B.  Section 4. This ordinance shall take effect and be in force five (5) days from  its passage and publication as required by law. PASSED by the City Council this APPROVED by the Mayor this  day of day of  2023. 2023.  Brenda Fantroy-Johnson, Mayor  ATTEST/AUTHENTICATE:  Page2of5  178    Christine Brown, MMC, City Clerk  FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVEDATE: ORDINANCE NUMBER:  XX,2023 XX,2023 XX,2023 XX,2023; 2023-10  Page3of5  178    EXHIBITA Pari Madixes  City of Bainbridge Island! Future Land Use Map  February 28, 2017  Legend  Subject Property  .  Subject Property  BA,  Page 4of5  178    EXHIBITB Zoning Map  a   Subject Property  R-0.4  R-2  Business /Industrial  coppenop LoopNe  Page 5of5  178    Planning Commission Special Meeting Agenda Bill  B CITYOF BAINBRIDGE ISLAND  MEETING DATE: March 23, 2023  ESTIMATED TIME: 45 Minutes  AGENDAITEM: Puget Sound Energy (PSE) Port Madison Substation Site-specific Rezone and  Comprehensive Plan Amendment (CPA)  SUMMARY: PSE operates three electrical substations on the Island. Most of the infrastructure was constructed between 50 and 70 years ago, andi is nearing the end ofi its useful life. The substations are within residentially zoned districts, and PSE seeks to change the zoning to Business /I Industrial. Ifapproved, these applications would result in an amendment to the Comprenensive Plan Land Use Map. Meeting materials include a substation overview from PSE, a narrative from PSE specific to each property, existing site maps for each of the properties, public comment received to date, the draft ordinance, and staff The Planning Commission shall conduct a public hearing as defined in BIMC 2.14.020.G. Recommendation of  analysis of each property.  the Planning Commission is provided to the City Council for decision on the application.  AGENDA CATEGORY: Review and  PROPOSED BY: Planning & Community Development  Recommendation  RECOMMENDED MOTION: Ir move to recommend the City Council approve Ordinance 2023-09 amending the Comprehensive Plan land use map and zoning districts mapi related tol Puget Sound Energy's Port Madison  Substation site.  COMMUNITY ENGAGEMENT AND OUTREACH:  FISCAL IMPACT:  Amount: Ongoing Cost: One-Time Cost:  Included in Current Budget?  BACKGROUND: The City accepts requests to amend the Comprehensive Plan every three years. Four CPA applications are under consideration for this current cycle. The review process and decision criteria for Site-specific Rezones are contained in BIMC 2.16.140. The CPAreview process and decision criteria are contained in BIMC 2.16.190. Anoverview oft the CPA process was provided to the Planning Commission on August 11, 2022 and discussion-only, study session for all applications was conducted on October 13, 2022.  182    ATTACHMENTS:  Staff analysis PC Port Madison.docx PSE Substations Overview Narrative.pdf Port Madison CPA Narrative.pdf Port Madison Rezone Narrative.pdf PortMadison Site Plan.pdf Public Comment Port Madison.pdf Public Comment Hellriegel 14MAR2023.pdf Ordinance No. 2023-09 PSE Port Madison CPA draft.docx  FISCAL DETAILS: Fund Name(s): Coding:  183    CITY OF BAINBRIDGE ISLAND  DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT  Staff Analysis Date: To: From: Project:  March 9, 2023 Planning Commission KellyTayara, Senior Planner  Puget Sound Energy Site-specific Rezone and Comprehensive Plan Amendment (CPA) for  Port Madison Substation (Day Road at State Route 305)  File Number: PLN52101 REZ/CPA Summary of Request  Puget Sound Energy (PSE) requests approval to change the site zoning from R-0.4/Residential: to Business/ /Industrial (B/I), which is a change to the Comprehensive Planl land use map and zoning map. PSE requests the change from residential to B/lin order to support the long-term needs oft the community. According to PSE, residential designation focuses on low-density residential development and conservation, does not reflect the historic long-term utility use of the site, and is inconsistent with its statutory duty to serve the community with essential infrastructure ande electrical service, whereasa The substation was established ont the site in 1954 when the property was located in unincorporated Kitsap County. PSE acquired the site with the expectation that as the community grew, the substation and associated facilities would be expanded and upgraded to accommodate capacity and reliability needs. PSE has determined that long-term service projections (beyond ten years) indicate the potential need to expand the substation to accommodate future electrical demand from Bainbridge Island customers and ensure station reliability, and that the current Municipal Code requirements for the residential district, particularly those related to Aquifer Recharge Protection Areas, do not provide  B/Idesignation is consistent with utility use.  flexibility to upgrade and expand the substation int thet future. Partl :: Land Use Process / Application History November 9, 2021 Preapplication conference held January13, 2022 Public Participation meeting held February 25, 2022 Application submitted  Date:  Action:  March 25, 2022 April 22, 2022 August 11, 2022  Application deemed complete  Notice of Application/S SEPA Comment Period issued Planning Commission meeting held: CPAoverview  October 13, 2022 Planning Commission study session held October 20, 2022 SEPA Threshold Determination (DNS) issued  Port Madison PLN52101 REZ/ CPA  Page 1 of15  184    Partl I: General Information and Site Characteristics  Assessor's Record Information: Tax lot numbers Site Address Owner of record Site size Use: Utility (Primary)  032502-3-013-2001 Puget Sound Energy 1.23 acres  No site address: Northwest corner of Day Road & State Route 305  The Port Madison substation is one of three electric substations on Bainbridge Island that distribute electricityt to homes and businesses within the community. Twoi transmission lines, the Port Madison Tap and the Foss Corner-Port Madison 115 kVI lines, bring power to the Island from the Kitsap Peninsula over Agate Pass tot thel Port Madison substation. Electricity is then transferred toi the other two substations on Utilities produce, transmit, carry, store, distribute, or process power or information. Primary utilities include utility lines, electrical power generating or transfer facilities, radio cellular telephone and microwave towers, and utility poles. Transmission utility poles support lines which transport electrical power (55KV or higher) from generation sources to substations. Distribution utility poles support lines which transport electrical power (less than 55kV) through distribution transformers from substations to Ap primary utility is a permitted use ini the B/I district and a conditional usei in the R-0.4 district. A conditional usei is one that is permitted subject to compliance with a set of conditions or requirements  the Island via two radial transmission lines.  homes and businesses. Utility poles may also support communication lines.  set forth int the Municipal Code. Zoning Designation: R-0.4 (Business /I Industrialr requested) Comprehensive Plan Designation:  Residential R-0.4 (Business/l Industrial requested)  Soils:  Kapowsin gravelly loam  Surrounding Properties Use, Zoning, and Comprehensive Plan Designation:  Use (clockwise from north)  Zoning District R-0.4 R-0.4  Comprehensive Plan Designation Residential-0.4 Residential-0.4  East Phelps/Day Road Park & Ride (right-of-way) and al lot with commercial, /storage buildings South An undeveloped lot and a single-family Two light manufacturing businessesthat: are part oft the larger Day Road Industrial Park.  residential lot  West  Business / Industrial Business /I Industrial  Port Madison PLN52101 REZ/ CPA  Page 2 of15  185    Vicinty Map  Zoning Map  Business/ Industrial  R-0.4  - Subject Property  Day Road  Site and Surrounding Development, / Aerial Image (2018)  Day Road  Subject Property  Port Madison PLN52101 REZ/ CPA  Page 3of15 N  186    Partil!: Comprehensive Plan Guiding Principles, Goals and Policies  The Comprehensive Plan designation for the site is Residential R-0.4, andi the applicant requests Business/ Industrial designation. Comprehensive Plan goals and policies which are applicable to both districts are  listed below, along with those applicable to electric utilities on the Island.  Comprehensive Plan Goals and Policies  Staff Annotation  Land Use Element  Business/ /Industrial (B/1) Goal LU-10: Provide for new businesses and expansion ofe existing Island businesses for diversity ofj jobs and for low-impact new employment opportunities, where traffic congestion, visual, and other impacts on the surrounding neighborhood can be minimized. Policy LU 10.1: The B/ /IDistrict is forl light addi to the diversity of economic activity on the Island. Policy LU 10.6: Performance standards for1 the B/I district address odor, lighting, noise, vibration, delivery andl loading areas, and pedestrian and vehicle circulation, to create: safe, efficient, compatible conditions among a variety of on-site uses and to protect adjacent residential neighborhoods. Policy LU 10.7: B/luses must be visually screened year-round from adjacent non-industrial properties visual screening could be achieved through a combination of vegetation and building setback that would add depth to thel buffer. Policy LU10.8: Discourage thei inappropriate designation of isolated B/IDistricts.  While future redevelopment oft the site may result expansion, there are no employment opportunities directly resulting from a change in the land use  appropriate B/Izoned land to create opportunities inemployment opportunities and business  industrial activity that contributes to well-paying and designation.  Primary utility usei is a permitted use int the B/I  manufacturing development as well as other uses that district and conditional usei in all other districts.  All districts include performance standards to protect adjacent residential-zone properties from  signage, traffic volumes, ingress and egress, parking, non-residential use.  Both setbacks and vegetation buffers from Day Road and SR 305 double in width from 251 to 50 feet  and roadways, especially scenic highway! SR: 305. The ifthe propertyi is designated B/I.  The property is adjacent to other properties which  are within the B/Idistrict.  Policy LU: 10.9: Isolated B/I activities are designated to The historical use of the propertyisas: ap primary  reflect historical use and the designation shall not be utility. Residential District Goal LU-14: Develop context- sensitive regulations for residential development in areas designated R-2, R-1 or R-0.4, in order to limit clearing, soil disturbance, promote low impact development and reconcile development and Port Madison PLN52101 REZ/ CPA  expanded.  Residential districts are intended for residential development, agricultural and forestry use. However, withi few exceptions, residential and B/I districts are similarly regulated. Notable  differences are:  conservation.  Page 4 of15  187    Setbacks and vegetation buffers from roads are 251 feet in width in the residential district and! 50 feet in width in the B/Idistrict. Aquifer Recharge Protection Area (ARPA) designation is required in the residential district but noti ini the B/I district for any activity involving land use disturbance over an area 7,000 square feet in size or greater. Any activity, including clearing, is allowed ini the ARPA provided that the activity maintains the pre-construction groundwater recharge volume. Landscape buffer regulations, in which trees must be retained, afford more stringent vegetation retention Total Site Tree Unit requirements are applicable toi the residential district and not applicable to the B/Idistrict, but trees must be retained in roadside buffers within either district. A change to B/Idesignation results in less  requirements.  Policy LU 14.1: The Residential District area is and a variety of agricultural andi forestry uses. Policy! LU14.2: Encourage residential development that is compatible with the preservation of open space, forestry, agricultural activities, and natural systems. Accessory farm buildings and uses are Policy LU 14.3: Maintaini the natural and scenic qualities oft the Island byl limiting residential density.  designated forl lessi intensive residential development intensive residential development.  Achange to B/Idesignation results in larger landscape buffer requirements. Primary utility use is otherwise incompatible with this residential  policy.  allowable.  Achange tol B/Idesignation limits residential  density.  Economic Element  Diversified Economy Goal EC-1 (excerpt): By providing PSE serves and employs local residents. While enterprises that boths serve and employl local residents, future redevelopment of the site may result in the Island willl bel better ablei to withstand fluctuations in employment opportunitiesand business expansion, the larger regional economy. In addition, people who there are no employment opportunities directly live and worki int their communtlyareavalable toi invest resulting from a change int the land use designation. Infrastructure Goal EC-2: Provide sufficient and resilient PSE requests the change to B/Ibecause the infrastructure thati is supportive ofal healthy economy current requirements for the residential district, and environment, MAYHROMmAcNNNS particularly those related to Aquifer Recharge  time and money in their families, organizations, and  community life.  electrical reliability.  Protection Areas, do not provide flexibility to potentially upgrade and expand the substation in the future in order to serve thet future electrical demand and ensure: station reliability.  Port Madison PLN52101 REZ/ CPA  Page 5of15  188    Policy EC 2.1: Identify long-term infrastructure needs PSE continues to engage withi the community and that support economic sustainability and are designed has participated in multiple public meetings to  to withstand future conditions.  identify long-term infrastructure needsi int the past. Increased population growth upon which the Comprehensive Plan is based results in increased telecommunications and electrical infrastructure  needs.  Policy EC2.2: Support infrastructure enhancement to The rapidity oftechnological developments  accommodate newi information technology and  outpaces the City's ability to accommodate timely changes to the Comprehensive Plan, for which amendment requests are only accepted everyt three The PSE Electric Reliability Projects include Bainbridge Island electric: system improvementsto address current energy solutions and future  changing conditions.  years.  Sustainability Policy EC 3.6: Policy EC 3.6 Create opportunities to foster green technology: and industries, such as energy, waste and information  technology, which have the potential to create local, potential need. For example, the Planning family wage jobsi in our community at the same time Commission recently recommended requirements we are protecting our natural beauty, environmental and incentives for electric vehicle charging  and economic health.  infrastructure.  Public/Private Partnerships Policy EC-7.1: Leverage tos support technology- based businesses and potentially to pursue new revenue streams.  Potentially, future expansion of the substation communication reliability for home-based businesses. There are no directi impacts resulting from a change in the land use designation. would result in improved electric and communication reliability on the Island which would support an emerging professional services sector, including those whoi telecommute. There areno direct impacts resulting from a change in the land expansion oft the substation that would result in improved electric and communication reliability renovation and real estate professions and trades.  technology assets, such ase existing fiber connections, would likely result ini improved electric and  Services Sector Policy EC9.3: Promote an emerging Potentially, future expansion of the substation  professional services sector that recognizes the Island's linkage to the Seattle job market for managerial jobs and information-based industries.  use designation.  Building Design and Construction Sector Goal EC-10 Site redevelopment such as a potential future marketing of commercial and residential real estate would support design, construction, furnishing, Island's economy. Productivity: and profits within that There are no direct impacts resulting from a change  (excerpt): The professions and trades involved in design, construction, furnishing, renovation and constitute al large and veryi important sector oft the  sector are crucial factors ini the stability and well-being in the land use designation.  oft the entire community.  Home-based Businesses Goal EC-13: Foster home- economy. Nearly half of all businesses licensed on Bainbridge Island are reported as homebased. Port Madison PLN52101 REZ/ CPA  Site redevelopment such as a potential future improved electric and communication reliability would support home-based businesses. Thereare  based businesses as al key to a present and future vital expansion of the substation that would result in Bainbridge Island allows home-based businesses in all no direct impacts resulting from a change in the  Page 6 of15  189    zones, and 16.3% oft the Island workforce works from land use designation.  home.  Business /I Industrial Goal EC-15: The B/lland use designation should provide space for job creating enterprises. Island based businesses provide the is the purpose oft the B/lland use designations to provide opportunities for light industrial and other non-retail activities. The City should be prepared to respond to a changing marketplace andi the business opportunities perceived byi its citizens, when those opportunities require pre- existing infrastructure: and well-designed accommodations in order toi flourish. industrial employment as an important source of family wage. jobs on Bainbridge Island. considered based on thet following: Proximity to existing B/I Adjacency to non-residential land uses Reasonable proximity to SR305  Future redevelopment of the site would result in increased opportunities for Island-based businesses to thrive and increased opportunities to live and Achange to B/ldesignation is consistent with primary utility use as a non-retail activity.  possibility of living and workingi in the community. It worki in the community.  Policy EC15.1: Promote manufacturing and business/ Primary utility use isp permitted int the B/Idistrict  and a conditional use in the residential districts which results in a more cumbersome land use  process.  Policy EC15.2: New B/lland use designations will be The property is adjacent to existing B/lproperties  which contain non-residential development and is Ac change to B/ldesignation wouldi increase the total amount of land within B/I-zoned lands. use policies for the B/Idistrict. sewer/ / septic services. drinking water.  bound toi the east by SR 305.  Thet total amount of and expected need for B/I- A change to B/Idesignation is consistent with land  zoned land Element  Compliance with all policies ini the Land Use Availability of public sewer and water, or that are approved by the Kitsap Public Health  Use as ap primary utilityi is not reliant on water or  whether permitted uses might safely use wells Electric utility facilities generally are not a use and septic systems or other alternative systems identified as having the potential to contaminate Consideration of pollution and aquifer recharge All districts include performance standards to  District concerns  protect from non-residential use.  Minimal impact to residential land uses, neghbonodsandopenspace/onservanyand  agriculture areas.  Transportation Element  Ferry Service Goal TR-3: Coordinate with Washington Future plans for the City, including electric vehicle State Ferries (WSF) and other ferry service providers to charging infrastructure, and plans for electrification ensure that ferries meet local service and commuter of the Washington Ferry System require reliable  needs, are integrated with all travel modes and provide equitable regional service.  electrical service and capacity on the Island. There are no directi impacts resulting from a change in the  land use designation.  Port Madison PLN52101 REZ/ CPA  Page 7of15  190    Policy TR 3.1: Advocate for ferry services to and from Plans for electrification oft the Washington Ferry Bainbridge Islandi in order to optimize the use of each System require reliable electrical service and provide ferry capacityi inp proximity to users' origin and impacts resulting from a change in the land use  ferry service, balance peak hour travel times and Transportation Demand Management Goal 5: Encourage greater efficiency of thei integrated multimodal transportation system that provides a  capacity on the Island. There are no direct  destination.  designation.  Integrating electric transportation: alternatives requires reliable electrical service and capacity. There are no direct impacts resulting from a  rangeoftransportation: alternatives andi increases the change in the land use designation.  through movement of people.  Policy TR! 5.3: Encourage schools, the private sector and the public sector to adopt programs that reduce SOV use including telecommuting, promotion of ridesharing, walking, biking and reliance on buses.  Ap potential future expansion of the substation would result ini improved electrica and communication reliability and support programs to reduce single-occupancy vehicle use, including telecommuting and electric bicycles, buses and ferries. There are no direct impacts resulting from achange in the land use designation.  Utilities Element  Goal U-1: Ensure that reliable utility services are available to all Bainbridge Island residents.  The PSE request is based on the premise that, in order to serve the future electrical demand and ensure station reliability, the change in land use Acomparison of utility services in similar request to change the Comprehensive Plan designation of the property.  designation is needed.  Goal U-2: Ensure that the utility services are services available in similar jurisdictions int the Puget  comparable int terms of cost, quality, and technology to jurisdictions was not evaluated as part oft the  Sound region.  Goal U-3: Ensure that utility services are adequate to The PSE request is based on the premise that to meet current demands, and that utility providers plan serve future electrical demand and ensure Goal U-4: Ensurei that the provision of utility services is PSE aspires to a goal to achieve Beyond Net Zero  for future demands.  reliability, the change in designation is needed.  environmentaly responsible and sustainable, and encourage utilitys services that are carbon neutral and do not contribute to climate change. Goal U-5: Ensuret that new or major renovations to existing utility facilities are designed to minimize adverse impacts on residents and the environment.  Carbon by 2045.  Regardless of the Comprehensive Plan designation, standards int the Municipal Code provide for protections to residents and the environment.  Goal U-8: Cooperate with other jurisdictions and utility PSEisautility provider requesting to change the providers in planning and implementing utilityf facility property to B/lin order toi facilitate potential  additions, improvements, maintenance, and emergency faclityimprovements.  response, sO that such activities are coordinated for maximum efficiency and public benefit. Port Madison PLN52101 REZ/ CPA  Page 8 of15  191    Electrical Element Introduction:  The Cityi is currently served by Puget Sound Energy (PSE), which provides electricity generation sources, transmission, distribution: and maintenance ofe electrical facilities throughout the Island. PSE is regulated by the Washington Utilities and Transportation Commission (WUTC). Itist the commission's responsibility to ensure regulated companies provide safe and reliable service to customers at reasonable rates, while Electrical Goal U-14: Ensure adequate, cost effective, The PSE request is based on the premise that, in  allowing them the opportunity to earn ai fair profit. reliable, and environmentally responsible electric service to the citizens of Bainbridge Island.  order to serve the future electrical demand and ensure station reliability, the change in land use its Electric Reliability Projects whichi include address current problems along with future needs. electrical energy conservation, usage during peak to change the Comprehensive Plan designation of  designation is needed.  Policy U14.1: Develop: a plan together with the electric PSE continues to engage with Islanders as part of improvements and other alterations ofe electric utility Bainbridge Island electric system improvements to Policy U: 14.2: Encourage the conservation ofe electrical An evaluation of cost-effective approaches to encourage energy saving building code strategies, local periods, building codes, and renewable energy renewable energy, and other cost effective approaches resources was not conducted as part of ther request Policy U 14.3: Encourage the electric service provider The PSE request is based on the premise that, in adding transmission redundancy andi mitigatingi impacts transmission redundancy, the change in land use  service provider to undertake energy efficiency facilities to provide capacity forf future growth. energy, especially during periods of peak usage, and tom meeting the island's energy needs, including distributed energy systems.  the property.  toi improve reliability, with particular attention to on service from storms or other natural events. Policy U: 14.4: Encourage undergrounding new and existing electric transmission and distribution power lines, and develop al long-term strategy for future undergrounding, to include maximizing opportunities with new construction, and prioritizing the work that affects the greatest number of households and  order to improve reliability andi increase designation is needed.  Ane evaluation ofundergroundingi utilities was not conducted as part of the request to change the Comprehensive Plan designation of the property.  businesses.  Policy U: 14.5: Encourage the electric service provider PSE aspires to a goal to achieve Beyond Net Zero  and electricity users to use carbon neutral electricity generation, local electricity generation, and innovative technologies such as solar power that are reliable, cost effective, preserve resources, provide minimal environmental impact, and do not contribute to global  Carbon by 2045.  warming.  Port Madison PLN52101 REZ/ CPA  Page 9 of15  192    Part IVI BIMC Title 182 Zoning A. BIMC 18.09.020 Permitted Uses  Primary utilities are a subset of Utility and Telecommunications use and a permitted use int the Business / Industrial (B/) district. Site Plan and Design Review permit is applicable for new Primary utilities require a conditional use permit (CUP) int the R-0.4 district, provided: Replacement, maintenance or upgrade of existing poles and equipment withina a utility corridor or right-of-wayisa permitted use. A conditional use is one that is permitted subject to compliance with as set of B. Comparison of Dimensional and Development Standards for Primary Utilities (where different)  construction of nonresidential buildings or structures.  conditions or requirements set forth in the Municipal Code.  Municipal Code Section Tables of Dimensional Standards BIMC 18.12.020  Standard Lot Area  R-0.4 District 100,000sq.ft.  B/IDistrict Evaluation Summary  20,000 sq.ft.  Lota area is nonconforming to the R- 0.4: standard and would conform to B/Idistrict standard. Thel lot conformsto either standard. conforms to either standard. Existing utility structures setbacks. Existing development conforms to either standard, as provided in BIMCTable 18.12.040. standard.  Lot Dimensions Lot Coverage Setback- Front Lot Line  1101 fty width & 110 N/A fto depth 10 % maximum 251 feet  35 % maximum Existing development  501 feet along way  publicr right-of- are permitted in  Setback-SideLot 15 feet  10feet; 50feet Existing development when abutting conforms to either  Line  residentially- zoned properties  Building Height  301 feet base; Bonus 351 feet base;  Alternative height limits additional conditional use provisions are met. Existing development is not evaluated for this standard.  height to 351 feet Bonus height to may apply for  with CUP  45 feet with CUP nonresidential uses if  Port Madison PLN52101 REZ/ CPA  Page 10 of15  193    Structure Height  An exemption from the height limits for minor conditional usei if: View opportunities are reduced; No structurei is located in any required setback except as otherwise allowed in setbacks; Each setback requirement shall be increased one-half foot fore every foot abovet the maximum structure height. Existing development is not evaluated for this standard. nonconforming to either standard.  Structures (New) 30feet base; Bonus 35feet base; 45 structures can be except buildings height to 351 feet feet with CUP approved through a  and distribution with CUP poles Transmission Pole (New)  301 feet base; Bonus 351 feet base; 45 not substantially  height to 351 feet feet with CUP  with CUP  Landscaping, Perimeter Screening, and Tree Retention, Protection and BIMC 18.15.010  25 ft from 20ft fromnon- industrial use  50ftfrom non- Existing development is  Landscape Buffer residentialdistricts B/I  Roadside  501 ft from SR3 305 50ftfrom rights- Existing development is  Replacement Landscape Buffer 25ftfromother  of-way  nonconforming to either standard. This standard is only evaluated upon development or redevelopment. The existing number oft tree units is not known.  rights-of-way 401 tree units per N/A number pre- and post-development  Total Site Tree  Unit Requirements acre or the same  Part' VI Public Comment  Five public comments were received, alli in support of the proposal. A summary of comment follows: Reliability on the Island needs to bei improved and Puget Sound Energy (PSE) Beyond Net Zero goals depend on a reliable grid. PSE is not meeting many of its service reliability metrics, and as a city we are PSE must periodically upgrade substations to provide reliable and safe power to customers ini the long term. The electric infrastructure on the Island is decades old, and slanders currently experience reliability challenges, especially fort the south end of the Island, and present special accessibility challenges to the elderly. The substations support thei transmission and distribution lines that bring  not presently poised to meet current or future electric needs.  Port Madison PLN52101 REZ/ CPA  Page 11 of15  194    power to homes and businesses, including those whoi telecommute. Improved reliability and capacity PSE has been both transparent and thorough in its public engagement fori its Electric Reliability Projects (which include Bainbridge Island electric system improvements). PSE has done its due diligence in finding appropriate solutions to our current energy problems while planning to remain flexible in order to address future needs. Reliability and capacity issues include the planned future electrification of Granting this application would allow PSE to move forward more quickly with long-overdue electric improvements. Al larger setback would be required for a Business/ / Industrial designation that would afford even greater protections to area residents. Approval of the change from a residential to Business /Industrial propertyi is consistent with the goals and policies of the Comprehensive Plan, specifically Utilities / Electrical and Business / Industrial, and aligns the zoning with the long-term use oft the Rezoning this property! helps to limit the need to site utilities on new parcels and make the best use of the existing site. Relocating the substation from its current location to larger sites to support the needed infrastructure to supply power tot the community would also result int the need to relocate the infrastructure supported by the existing substations, including distribution and transmission lines. Searching for alternative sites would only create more delays ini implementing PSE Beyond Net Zero  on the Island willi improve overall quality ofl life on the Island.  ferries and other transportation oni the Island.  property and zoning of neighboring! business properties.  goals which depend on a reliable grid. Part VI Staff Analysis and Recommendation  The Comprehensive Plan states that residential districts are intended for residential development and a variety of agricultural and forestry uses, and development should be compatible with open space and agricultural activities. The Comprehensive Plan states that the purpose oft the B/Idesignation is to The Municipal Code states that the purpose oft the R-0.4 district is to provide low-density housing in an environment with special Island character consistent with other land uses, such as agriculture and forestry, andi the preservation of natural systems and open space. The Code states that the purpose of the B/Idistricti is to facilitate development of a diverse economy on the island with business retention, growth, and innovation, and that the district is intended to provide opportunities for knowledge-based businesses ande expansion ofl Island businesses, for diversity ofj jobs, andi for low-impact industrial activity The Comprehensive Plan goals and policies applicable to the B/Idesignation: are more closely aligned to utility use than those of the residential designation. Taking into consideration provisions for existing development which is nonconforming to current standards that apply regardless of the district, the 1) Aquifer Recharge Protection Area (ARPA) designation is requiredi in the currently zoned residential district but noti in the B/I district. Specific to this site, ARPA regulations mandate that any activity involving land use disturbance over an area 7,000: square feet in size or greater require that the areas of existing native vegetation, which cover no more than 20,000 square feet or 37 percent of the site, would be designated. Any activity is allowed int the ARPA provided that the activity maintains 100 percent of the annual average pre-construction, groundwater recharge volume fori the site; this determination requires a hydrological assessment. The soil type ont the site is moderately drained above hardpan with a very slow drain rate through thel hardpan layer, which typically occurs from 20 to 32 inches below the ground surface, resulting in areas that do not generally support  provide opportunities for light industrial and other non-retail activities.  that is compatible with adjoining residential neighborhoods.  notable differences are:  significant recharge capacity without modifications.  Port Madison PLN52101 REZ/ CPA  Page 12 of15  195    2) Asubstation is an electric utility, more specifically defined as al Primary Utilityi int the Municipal Code. Primary utilities are a permitted use int the B/I district and a conditional use in all other districts. 3) Lot area is nonconforming to the residential standard of 100,000 square feet per lot and would be 4) The front lot line setback from both Day Road and SR 305 is 251 feet int the R-0.4 district and! 501 feet 5) The standard roadside landscape buffer along Day Roadi is 25 feet ini the R-0.4 district and would be 6) Total Site Tree Unit requirementsa are applicable toi the residential district and not applicable tot the The: staff recommendation to approve the change from residential to B/Idesignation is largely based on consistency with the goals and policies of the Comprehensive Plan, wherein utility use is consistent with the Business/ /Industrial designation and inconsistent with residential designation.  conforming to the B/Istandard of 20,000 square feet per lot.  int the B/Idistrict.  501 feet if the propertyi is zoned B/I.  B/Idistrict.  Part VII Land Use Review Procedures  A. Review and Recommendation by Planning Commission  1) Planning Commission Review of Comprehensive Plan Amendments  Subsequent to completion oft the analysis and SEPA review prepared by staff, the Planning Commission shall conduct one or more public hearings as defined in BIMC 2.14.020.G. The Planning Commission shall also solicit comments regarding the proposed amendment from the public or from government agencies in any other manner it determines necessary and appropriate to the nature oft the proposed amendment and consistent with RCW 36.70A.140. The notice and public hearing for proposed Comprehensive Plana amendments may be combined with any notice or public hearing for proposed amendments toi the land use code or for other action of the Planning Commission; provided, that all appropriate noticing is conducted as 2) Planning Commission Recommendation on Comprehensive Plan Amendments  required by law.  The Planning Commission shall base its recommendation on whether the application meets the required decision criteria and consider publici input, conclusions from any required studies, the staff recommendation, andi findings from the SEPA analysis. The Commission may recommend to approve, approve with conditions, or deny the proposal. Ifthe Commission recommends denial of a proposed amendment, the findings shall include that (a) the proposal does not comply with the decision criteria, or (b) a majority of the Planning Commission finds that the proposal would ber more appropriately: and effectively addressed through another aspect of the  City'swork program.  B.E BIMC 2.16.140.H Site-specific Rezones Decision Criteria  The following criteria shall be considered in any review for a site-specific rezone in orderi to establish 1) The site-specific rezone will not be materially detrimental to the public welfare ori injurious to the property or improvements int the immediate vicinity and zone in which the property is located. The rezone is not materially detrimental to public welfare ori injurious to property or improvements int the vicinity. The property toi the northwest is zoned B/ /land permitted uses int the district are conducted on that property. The propertyi is bound by SR305 to the  arecommendation to approve, disapprove or approve with conditions:  northeast and Day Road to the south.  Port Madison PLN52101 REZ/ CPA  Page 13 of15  196    2) The site-specific rezone is warranted because of changed circumstances and the proposed designation is appropriate for reasonable development oft the subject property, or because ofa need for additional propertyi ini the proposed zone, and the proposed designation is appropriate The rezone recognizes the historic use of the property as a utility, which is a permitted use in the B/Idistrict. The rezone is consistent withi the development standards for the B/Idistrict, 3) The subject propertyi is suitable for development in general conformance with zoning standards  for reasonable development oft the subject property.  andi is appropriate for reasonable development of the property.  under the proposed: zoning designation.  The property conforms to all B/Idistrict: zoning standards.  4) The property willl be served by adequate public facilities including roads, water, fire protection, sewage disposal facilities and storm drainage facilities for the intensity to which it is being The property is served by public right-of-way: and fire /life /s safety protection afforded to properties ini the vicinity. Use as a primary utility does not rely on sewage facilities. Storm drainage facilities are evaluated when a specific development is proposed. 5) The site-specifici rezone is in accord with the Comprehensive Plan.  rezoned.  The rezone is consistent with the goals and policies of the Comprehensive Plan. Utility useis consistent with the Business / Industrial designation and inconsistent with residential designation. Comprehensive Plan goals include ensuring that utility services are adequate to meet current demands, and that utility providers plan for future demands. 6) The site-specific rezone complies with all other applicable criteria and standards of the City. The rezone complies with applicable criteria and standards. All future development must  comply with applicable Municipal Code regulations.  7) The site-specific rezone would not devalue surrounding or nearby property. Utility use was established ont the property over 60 years ago. The rezone recognizes historical use of the property, and would not devalue surrounding or nearby properties. 8) The site-specific rezone will not result in an adverse environmental consequence.  The rezone results in no adverse environmental impact. All future development must comply  with applicable environmental regulations.  E BIMC2.16.190.HL Legislative Comprehensive Plan Amendments Decision Criteria onap proposed comprehensive plan amendment on thet following criteria:  The Planning Commission and City Council shall base their respective recommendation: or decision 1) Compliance with Law: Amendments to the Comprehensive Plan shall comply with the Growth The amendment int the Comprehensive Plan designation complies with the Growth Management Act and other state and federal laws. In order to be compliant with the Growth Management Act, an amendment to the Comprehensive Plan must be accompanied bya  Management Act and other state and federal laws.  change in the zoning designation.  2) Resources:  Port Madison PLN52101 REZ/ CPA  Page 14 of15  197    a. The City must have the resources, including staff and budget, necessary to implement the b. The amendment will not result in development that has significant adverse effects on community resources, including but not limited to: Water resources, utilities, The amendment must not adversely affect the City's ability to provide the full range of public facilities and services at the planned level ofs service, or consume public resources otherwise needed to support Comprehensive Plan implementation strategies. This amendment request for a change to the Land Use Map of the Comprehensive Plan can be updated by staff without undue adverse impact to resources at this time. 3) Internal Consistency: Amendments shall be consistent withi the land uses and growth projections that are the basis of the comprehensive plan and with the overall intent oft the Comprehensive Plan, including the community vision, overriding principles, and overall goals This amendment is consistent with the overall community vision as adopted in the City's Comprehensive Plan because it addresses electricreliability. and capacity needs on the Island. Increased capacity and reliability serve residents and neighborhood centers, such as Winslow and Lynwood Center, which have evolved into compact, mixed-use areas. These areas are thriving centers of civic life, cultural amenities, goods, services and a wide range of housing and employment opportunities. Facilitating electrical improvements helps to link Islanders with each other and the region withareliable, modern network which has the potential to 4) Cumulative Effect: All amendments must be considered concurrently in order to evaluate their cumulative effect on the comprehensive plan text and map, development regulations, capital facilities program, adopted environmental policies and other relevant implementation This Comprehensive Plan amendment is synchronous with several other comprehensive plan amendment requests including two other PSE sites, and would serve to support, with electric service similar to that provided any other business, any development resulting on properties which are the subject of amendment requests received this year, regardless of whether those 5) Land Use Impacts: Amendments shall not adversely affect public health, safety or welfare. An amendment must be compatible with neighboring land uses and surrounding neighborhoods, if appropriate. In addition, applications should be reviewed for their cumulative land use impacts. The amendment has no adverse impact on public health, safety or welfare, and would serve to provide positive impacts to same, throughi increased reliability and redundancyi in electrical facilities which also carry communication lines, for example. The propertyi is compatible with neighboring land use and surrounds, as iti is bound by SR 305, Day Road, and industrial  proposal.  transportation, parks or schools.  that guide the plan.  reduce the Island's greenhouse gas emissions.  measures.  requests are granted.  businesses.  Port Madison PLN52101 REZ/ CPA  Page 15 of15  198    PSE PUGET SOUND ENERGY  Bainbridge Island PSE Electrical Substation Overview  Summary  Flexibility required to implement a range of potential reliability and capacity improvements is being sought in Puget Sound Energy's (PSE) Comprehensive Plan Map Amendment and Site-Specific Rezone applications for the three substations to meet electrical needs on Bainbridge Island. These local needs were identified and analyzed through needs and solutions studies undertaken by PSE's Strategic System Planning department to ensure PSE can reliably serve residents and businesses over a 10-year planning horizon. The solutions report concluded that a hybrid of potential wires and non-wires alternatives would best meet the identified needs, includin installing a new 115 kV transmission line to create a looped system, installing a battery energy storage system (BESS), as well as other non-wires energy efficiency and demand response solutions (collectively called distributed energy resources or DERS). As an example, a transmission line and battery energy storage system (BESS) solution will require improvements at PSE's existing substations on Bainbridge Island if implemented at either the Murden Cove or Winslow Substation sites. To give PSE the flexibility to upgrade our existing system to meet these needs, while limiting environmental and community impacts by making full use of our existing substation sites, PSE is requesting that the substation sites be rezoned from low density residential to business/ndustrial designations. This overview provides background on the history of the substation sites, PSE's needs and solutions assessments, and potential outcomes if the Comprehensive Plan Map  Amendment and Site-Specific Rezone requests are not approved.  History of Bainbridge Island Substations  Puget Sound Energy (PSE) operates three electrical substations on Bainbridge Island. These substations serve as connection points to distribute electricity to homes and businesses within the community from transmission lines that bring electricity to the Island from generation sources. Two transmission lines, the Port Madison Tap and Foss Corner-Port Madison 115 kV lines, bring power to Island from the Kitsap Peninsula over Agate Pass to Port Madison Substation located at the intersection of NE Day Road West and SR-305. From the Port Madison Substation, the Murden Cove Tap 115 kV radial transmission line connects to Murden Cove Substation located on Sportsman Club Road NE and the Winslow Tap 115k kV radial transmission line connects to Winslow Substation located on NE Bucklin Hill Road bringing electricity further onto the Island. Equipment within the three substations reduces the transmission line voltage (115KV-115,000 volts) to distribution voltage (12.5 KV-12,500 volts). From these substations, distribution lines distribute power to homes and businesses throughout the  community.  199    The first substation constructed on Bainbridge Island was the Port Madison Substation in the early 1950s. At that time, a previous configuration of the Port Madison Tapi transmission line brought power to the Island via a transmission line crossing on the west side of Agate Pass bridge. The Winslow Substation was constructed in the early 1960s and was connected to Port Madison Substation with the installation of the Winslow Tap transmission line. In the 1969/1970 timeframe, the steel lattice transmission towers on either side of the Agate Pass crossing on the east side of the Agate Pass bridge were constructed, providing the support for two transmission supply lines to the Island. The existing crossing on the west side of the bridge was converted to a distribution line crossing. Murden Cove Substation was constructed in 1979 and was connected to the Port Madison Substation via the Murden As growth occurred on Bainbridge Island, PSE's facilities were replaced and upgraded to meet capacity needs and improve service reliability. In 2014 the two aging steel lattice towers on either side of the Agate Pass crossing were replaced with four steel monopoles. In 2015 the Port Madison Tap line was rebuilt with new poles and higher capacity conductors. Then in 2016 the Foss-Corner - Port Madison 115-kV line was rebuilt with new poles and higher capacity conductors. Over the years, as the linear transmission and distribution infrastructure has been upgraded and expanded, sO have the three Prior to the 1991 annexation of the area of Bainbridge Island outside of the Town of Winslow, all of PSE's substations were located within rural unincorporated Kitsap County. As growth occurred on Bainbridge Island, community development extended into the areas surrounding the substation sites and PSE's substation facilities were expanded and upgraded to accommodate the added electrical load resulting from this growth. When PSE initially purchased the substation properties, it was expected that the facilities would expand and grow as additional infrastructure would be needed to support increased electrical demand. It was also understood that the substation use was not characteristic of rural residential development. Upon annexation of the City of Bainbridge Island from Kitsap County, the new City adopted existing Kitsap County zoning and development regulations (City of Bainbridge Island Ordinance 90-17), but has since expanded upon these regulations to reflect additional rural conservation  Cove Tap transmission line.  substations ont the Island to support this infrastructure.  policies.  Aquifer Recharge Protection Area (ARPA) Regulations  The Bainbridge Island Code regulates Aquifer Recharge Areas as critical areas under the City's critical areas regulations. According to a December 2021 City handout, "the ARPA requirement grew out ofa a review and assessment of the City's adoption of new state stormwater regulations that emphasize the use of Low Impact Development (LID) Best Management Practices (BMPs). A new requirement to designate an Aquifer Recharge Protection Area of up to 65 percent of a site is included in the critical areas ordinance because the City's stormwater regulations allow for engineered: solutions which may not The ARPA regulations designate the entirety of Bainbridge Island as an aquifer recharge area, however the requirement to designate a percentage of the site as an Aquifer Recharge Protection Area and preserve native vegetation is specific to low density residential zoning districts (R-0.4, R-1, and R-2), which make up a significant portion of the Island's zoning outside of areas designated to absorb density. PSE's substation sites are located within the R-0.4 and R-2 zoning districts as a relic of the rural zoning in place prior to the incorporation of the City of Bainbridge Island. Port Madison Substation was constructed in 1954 with Winslow Substation and Murden Cove Substation constructed in 1960 and 1979 respectively. The developed area on these sites was established well before current consideration  include any native vegetation retention".  Page 2of7  200    of aquifer recharge protection. Development on the substation sites incorporates low impact stormwater features and maintains significant portions of the sites as native vegetation. With the adoption of the ARPA regulations in 2018, consideration was not given to established development providing essential services to the Island that are conditionally allowed within the low residential density zoning. The ARPA regulations do not provide a mechanism to allow continued upgrades and expansion  oft these essential facilities. PSE'sSubstation Planning  PSE has a duty to our customers to make prudent financial investments based on infrastructure needs. PSE's Strategic System Planning department regularly assesses electrical system needs to ensure that PSE can reliably serve residents and businesses over a 10-year planning horizon. A determination of need is based on violations of NERC Compliance Standard TPL 001-4 which looks at categories including reliability, capacity, aging infrastructure and operational needs. The Bainbridge Island Electric System Needs Assessment published in 2019 determined that the Bainbridge Island electrical system has reliability, capacity, and aging infrastructure needs and concerns during the 10-year planning horizon on both the transmission and distribution systems. Per PSE solution criteria, once a solution is implemented, it must last ten years. Therefore, the solutions in the 2019 assessment are expected to serve the Bainbridge community at least 10 years beyond their in service date. The identified Bainbridge Island needs and concerns related to the Comprehensive Plan Map Amendment and Site-  Specific Rezone requests for PSE's3 substation sites include:  Substation Capacity Need: A distribution substation group capacity need was identified to support general load growth on the island and planned additional load for the electrification of the Washington State Ferries. The needs assessment identified a load growth need of 6.6 MW Transmission Reliability Need: A transmission reliability need was identified to improve the performance of the Winslow Tap transmission line that feeds Winslow Substation. Nearly 70 percent of the transmission outage time on Bainbridge Island is attributed to events on this Transmission Operational Flexibility Concern: To deliver power reliability, the Bainbridge Island electrical system must be able to transfer electrical load when a transmission line needs to be taken out of service for maintenance or when a substation outage occurs due to the lack of a redundant transmission line. Customers served by Winslow and Murden Cove Substations make up two-thirds of the Island customers and these substations do not have al backup power: source ift the single transmission line serving each substation experiences an outage. This concern The range of identified needs and concerns require that PSE evaluate potential wire and non-wire solutions, the majority of which require or potentially require upgrades and improvements at the  (megawatts) and ai ferrye electrification need of 10MW.  transmission line.  coincides with the transmission reliability need.  Murden Cove, Winslow and Port Madison substation sites.  Page 3 of7  201    Solutions. PSE is actively evaluating a range of potential solutions to address the identified needs and concerns. As noted above, many of these solutions could result in needed improvements at PSE's three existing substation sites. Potential solutions to address capacity needs include the installation of a battery energy storage system (BESS) at either the Murden Cove or Winslow Substation site or encouraging the use of DERS. DERS (distributed energy resources) are demand response and energy efficiency measures that homeowners and businesses can incorporate into their residences and Transmission reliability and operational flexibility solutions are also being evaluated to determine which solutions PSE will ultimately propose, design, and move forward with permitting and implementation. This includes the potential to construct a new 115 KV transmission line between the Murden Cove and Winslow Substations (the Murden Cove - Winslow 115 kV transmission line) to create a looped transmission system between the three substations on Bainbridge Island and to build redundancy into the system should one of the existing radial transmission liens experience an outage. Finally, PSE is considering the potential need to install a second transformer bank at Murden Cove and/or Winslow Substations in the long-term (beyond the 10 year planning horizon). PSE needs the flexibility to implement a range of solutions, many of which may require infrastructure improvements at one or  buildings as a means ofr reducing total island energy needs.  more substation sites.  Potential Substation Improvements. PSE is in various stages of planning for potential improvements at the three substation sites. Potential improvements at each site following approval of the Comprehensive  Plan Map Amendment and Site-Specific Rezone requests include:  Port Madison Substation: PSE is proposing to replace the existing control house (enclosure that houses the equipment that oversees, controls and protects the functioning of the substation) and other associated equipment within the existing substation yard in 2023. This work is to address aging infrastructure replacement needs within the substation and must be completed Long-term (beyond 10-years), PSE may need to expand the Port Madison Substation and upgrade the substation 115 kV bus infrastructure to meet future system needs. Murden Cove Substation: PSE is evaluating the potential to install a 3.3 MW BESS at Murden Cove Substation to address substation capacity needs during peak demand periods, installing a new control house and upgrading site stormwater improvements. Additionally, PSE is evaluating expanding the existing 115 kV bus infrastructure to address transmission line reliability and operational flexibility solutions, including a new 115 kV transmission line. This would require expansion of the existing 115 KV bus within the substation and addition of a control house which would be needed in the event the BESS was not installed at the site and a Winslow Substation: Another potential site that PSE is exploring with BESS vendors is the Winslow Substation site. A BESS at this site could address substation capacity need now or in the future. A BESS at Winslow would require expansion of the existing substation fenced area and installation of a new control house, as well as stormwater upgrades. To address transmission system reliability, if PSE ties the new 115 kV transmission line into Winslow Substation, substation expansion will be needed independent of the improvements needed for  prior to work at the other two substations.  control house not already installed for that project.  Page 4 of7  201    the BESS, including expansion of the 115 kV bus and stormwater upgrades. In the long-term, independent of near term needs, PSE anticipates the need to add a second transformer bank to  the substation tos support system capacity. Potential Outcomes without the Rezone  PSE determined that rezoning the substation sites is the appropriate strategy to meet the long-term electrical needs of the community. In order for the potential solutions in the 10 year horizon plan and beyond to be implemented, improvements are needed at the substation sites. Expansion of the existing substation yards are needed at Winslow and Murden Cove Substations. In order for these expansions to occur and bring the site designations into alignment with their long-term utility use, PSE is requesting The following summarizes potential outcomes if the Comprehensive Plan Map Amendment and Site- Specific Rezone requests for the three substations were not approved by the City of Bainbridge Island. These outcomes are based on the 10-year planning horizon and preferred solutions identified by PSE's Outcome 1: Aquifer Recharge Protection Area Code Amendment. PSE explored the option to amend the existing critical areas regulations as they pertain to Aquifer Recharge Protection Areas (ARPA) to allow an exemption or accommodation for substation uses located on low density residentially zoned property. After discussions with City staff, it was determined that providing an exemption or allowance for a specific non-residential use in specific locations within in the ARPA code was not preferred from a The ARPA regulations were passed in 2018 as part of a critical areas code update to address protection of groundwater resources as the entirety of Bainbridge Island was designated as an ARPA based uponi its sole source aquifer designation for the community's drinking water. The City chose to impose the ARPA restrictions based on assumptions that the use of the properties in low density residential zoning districts would predominantly be low density single-family residential development. The code does make an incremental allowance for additional developed area for parks and schools, but does not consider other existing essential community uses that are located within low-density residential zoning districts. The substations are within these districts as a vestige of zoning designations and associated development standards being overlaid on existing land uses that were present before Bainbridge Island was incorporated as a city. As the community grows and policies evolve, these essential uses do not necessarily reflect characteristic development within the low density residential zoning districts or the The ARPA regulations focus on maintaining the Island's rural character when developing low density residential property. The substation sites are already significantly developed with non-residential uses that will not revert back to having less developed area. Code amendments generally do not target specific sites, but do generally provide performance standards for specific uses. Changing the zoning designation to reflect the use of the sites for substations provides clarity and certainty for the  that the City of Bainbridge Island rezone the properties.  Strategic System Planning department.  policy standpoint.  associated policies within the Comprehensive Plan.  community and is the preferred approach from a policy standpoint.  Page 5of7  201    Outcome 2: Retain Low Density Residential Zoning and Comply with ARPA Regulations. The implications of this approach are site dependent; however retaining the existing zoning at any substation site does not allow for flexibility in upgrading the existing system to meet current and future needs while limtingenvironmental and community impacts by making full use of the existing sites. Port Madison Substation: The Port Madison Substation site is currently 75 percent developed. The improvements identified within the next 10 year planning horizon can be accommodated within the existing substation yard footprint. These improvements do not trigger over 800 square feet of new impervious surfaces on the site or 7,000 square feet of land disturbing activity. Therefore, compliance with the ARPA regulations is not triggered. This should sustain substation operations for the next 10-20 Substation Capacity Improvements: If the Murden Cove Substation site retains the R-2 zoning designation, the BESS cannot be accommodated on the site and would have to be sited elsewhere. Assuming the Winslow Substation retains the R-0.4 zoning designation, the BESS could not be located on that site. Port Madison Substation does not have enough land area for inclusion of the battery at that site, regardless of the zoning designation. Based on land availability on Bainbridge Island, a green field site that is located within low density residential zoning (R-0.4, R-1, or R-2) would be al likely location. For hypothetical purposes, PSE analyzed a 1.79 acre site at the intersection of Finch Road and NE Carmella Lane as a potential BESS green field site since PSE owns the property. The site is zoned R-1; therefore ARPA regulations would apply. For illustrative purposes, an approximate footprint for the BESS and associated improvements were placed on the site. This is a high level estimate of what would actually be required and does not reflect detailed engineering. An approximate 6,450 square foot expansion footprint for the BESS that could be accommodated at the Murden Cove or Winslow Substation sites was increased by approximately 45 percent to create a hypothetical BESS development area on the PSE green field site (Figure 2: Illustrative Site Plan) and footprints for additional required improvements such as access driveways and a stormwater feature were added. The BESS pad is larger due to additional improvements such as a control house that would otherwise be provided as a component of the Murden Cove or Winslow Substation site station yard. A green field site of this approximate size (1.79 acres) or larger would be needed in order to meet the ARPA standards for siting the BESS on a low density residential site. This does not account for the potential for critical areas or In order for the BESS to serve the intended function, new distribution system feeder infrastructure would have to be installed to the site. This would entail building approximately 1.5 miles of new distribution lines that would be otherwise unneeded if the BESS were accommodated at the Murden Cove Substation or Winslow Substation sites. Ultimately, moving the BESS to a green field location will result in greater impact due to the need to clear a new site and provide redundant improvements, Transmission Line Reliability: The inability to expand the existing substation yard at both Murden Cove and Winslow Substation sites to accommodate transmission line improvements with the associated Murden Cove Winslow 115 kV transmission line would preclude the transmission line from being connected to the existing substations. If the improvements needed to connect the new transmission to the Murden Cove and' Winslow Substations cannot be installed at the existing substation sites, then the loop cannot be completed. The substations in their entirety would have to move to  year planning period.  other site features that may impact site layout.  including a control house, access driveways and a site stormwater feature.  Page 6of7  201    other, larger sites. If the substations moved, the associated linear infrastructure would also need to be relocated. This includes the 21 transmission lines connected to each substation as well as the distribution feeders that are connected to each substation and serve the community (see Figure 2: Substation and Transmission Line Interconnection). Since the substations are sited based on electric load need on the island together with proximity to transmission and distribution infrastructure, any new substation sites would need to bei in close proximity to the existing sites. Simply stated, if PSE cannot rezone the current substation sites, moving the substations to alternative site locations also requires rerouting the transmission lines (existing and proposed) and distribution lines connected to the existing substations. Based on land availability int the vicinity of the sites (Figure 3 and 4: Existing Land Use), a new substation site would likely be located within another low density residential zoning district. For a site subject to the ARPA requirements (within the R-0.4, R-1 or R-2 zoning districts), a site over 2 acres in size would need to be acquired. This does not account for potential site characteristics such as stream or wetland critical areas or buffers, site topography, site configuration or other factors that may impact the ability to develop the site. If a site were acquired that located within a zoning district that did not require ARPA compliance, it is likely that another use would need to be displaced as there is little undeveloped land located outside oft the R-0.4, R-1 and R-2 zoning districts. In any case, relocation of either substation would incur substantial impact beyond that resulting from making use of expansion area on the existing substation sites. Impacts may include significant cost to acquire new property, install improvements on the new: site as well as reconfiguration the transmission and distribution infrastructure serving each site, and decommission the existing facilities. Additionally, site improvements beyond the substation yard would need to be installed at the new sites including access driveways, stormwater features and landscaping improvements at a minimum. Because this approach is far more impactful and costly, itis  not under consideration by PSE at this time.  Page 7of7  201    NE CARMELLALN  SrORe  110  EXTENT MAP Fge  Site Boundary Approximate Driveway Approximate Stormwater Feature Approximate BESS Footprint and not a development proposal.  Contour (5ft) Kitsap County Parcels Local Roads  FIGURE1 ILLUSTRATIVE SITE PLAN BATTERY ENERGY STORAGE SYSTEM (BESS) PARCEL: 212502-2-073-2002 7580 FINCH RD NE Page:1of1 Date: 2/232 206.  This is al hypothetical scenario for illustrative purposes  Bainbridge  1inch=60fr feet  OURCES: Wetlands, streams, andr roads- CityofE Bainbridge Island (2019), Aerial- City of Bainbridge Island (2017) Online.    FIGURE: 2  Substation and Transmission Line  Location interconnection  Port Madison Substation  Murden Cove Tap 115kV Transmission Line  Murden Cove Substation  Winslow Tap 1 115kV Transmission Line  Relocated Murden Cove Substation  Proposed Murden Cove - Winslow 115kV Transmission Line  1  111  1 11  Im  2 21  1 Relocated Winslow 1 Substation  LEGEND  Existing 115 KV transmission line Relocated 115 KV transmission line Proposed 115 KV transmission line Relocated Proposed 115 KV transmission line  Distribution Lines Relocated Distribution Lines  207    SITE  NELOFGRENF RD:  NEYAQUINA AVE  NE NEW BROOKLYNRP:  EXTENT Puget Soiind  Site Boundary Kitsap County State Route Major Roads Local Roads  Community Facility Multi-family Residential Single-family Residential Commercial Utilities School Undeveloped  3: EXISTING LAND USE MURDEN COVE SUBSTATION PARCEL: 222502-1-024-2009 9582 SPORTSMAN CLUB RD NE Disclaimer: Minor changes tol land use data from Kitsap County Assessor has been made to reflect underlying land use.  Parcels  Figure  Page:1of1 Date:2/14 208.  1inch=500feet  URCES: Wetlands, streams, andr roads- CityofE Bainbridge Island (2019), Aerial- Cityo of Bainbridge Island (2017) Online.    SITE  MAP EXTENT Sas  Site Boundary Kitsap County Parcels Major Roads Local Roads  Community Facility Single-family Residential Commercial Utilities School Conservation Undeveloped  Figure 4: EXISTING LAND USE  WINSLOW SUBSTATION PARCEL: 4178-000-028-0204 NE BUCKLIN HILL RD  Disclaimer: Minor changes tol land use data from Kitsap County Assessor has been made to reflect underlying land use.  Page:1of1 Date:2/14 209.  1inch=500feet  URCES: Wetlands, streams, andr roads- CityofE Bainbridge Island (2019), Aerial- Cityo of Bainbridge Island (2017) Online.    PSE PUGET - SOUND ENERGY  Port Madison Substation Comprehensive Plan Map Amendment Request  and Decision Criteria Compliance Narrative  Comprehensive Plan Map Amendment Request  Puget Sound Energy (PSE) is requesting a change in the land use designation for the Port Madison Substation site located at the intersection of NE Day Road West and SR-305 (Parcel #032502-3-013- 2001). Per the Future Land Use Map (Figure LU-5) in the Comprehensive Plan, the land use designation for the site is Residential 0.4 (R-0.4). PSE is requesting that this designation be changed to The Port Madison Substation is one of three substations on Bainbridge Island that distribute electricity to homes and businesses within the community. Two transmission lines, Port Madison Tap and Foss Corner-Port Madison 115 kV lines, bring power to the Island from the Kitsap Peninsula over Agate Pass to Port Madison Substation. Electricity is then transferred to the other two substations on the Island via The long established utility facility use of the parcel as well as adjacency of B/I designated parcels support changing the substation parcel designation. Port Madison Substation was constructed on the site in 1954 under the jurisdiction of unincorporated Kitsap County. It was the first substation constructed on Bainbridge Island and has continued to be a consistent element of the community's infrastructure. The site was annexed into the City of Bainbridge Island when it was incorporated in 1991. To the northeast oft thei triangular substation site is the Day Road Business Park constructed in the 1980s. The business park property is zoned B/I with the Comprehensive Plan Future Land Use Map designation also being B/I. Additional B/I designated properties within the vicinity of the site includes a large business park complex on the north and south: sides of NE Day Road' West to! SR-305 which includes the Day Road Business Park and a business industrial property on the east side of SR-305. The intersection of NE Day Road West and SR-305 is designated as the Day Road Industrial Center in Figure LU-3 sland-wide Land Use Concept of the City of Bainbridge Island Comprehensive Plan. The  Business/Industrial (B/I).  two radial transmission lines.  Comprehensive Plan includes al land use vision for 2036 that states:  Most of the preceding two decades of growth have been attracted to the high quality of life in the Island's thriving Designated Centers where cultural amenities, employment and housing opportunities abound and public services, utilities andi infrastructure are efficiently, provided. PSE (formerly Puget Sound Power & Light = Puget Power) acquired the Port Madison Substation site with the expectation that as the community grew, the substation and associated PSE facilities would be  210    expanded and upgraded to accommodate capacity and reliability needs. The substation footprint has not significantly changed since it was constructed in the 1950s. The current Comprehensive Plan designation is not conducive to supporting the long-term needs of the community. The R-0.4 designation focuses on low density residential development and conservation; but does not reflect the long-term utility use of the site. The current land use designation is also inconsistent with PSE's statutory duty to serve the community with essential infrastructure and electrical service whereas the PSE's Strategic System Planning department has determined aging infrastructure needs to be replaced at the Port Madison Substation in the immediate future (planned 2022 construction). This includes replacing the existing control house and associated equipment within the existing substation fenced yard. The site zoning of R-0.4 will accommodate these improvements. Long-term projections (beyond 10-years) indicate the potential need to expand the Port Madison Substation to accommodate electrical demand from Bainbridge Island customers in the future. The current zoning requirements do not provide potential flexibility to upgrade and expand the substation in the future. In order to rezone the sitet from R-0.41 to B/I, an amendment to the Future Land Use Mapi int the Comprehensive Plani is required  B/I designation is consistent with this long-term need.  to also designate the site as B/I.  BIMC 2.16.190.D. Map Amendments. Changes to the land use map may only be approved if the 1. The designation is in conformance with the appropriate land use designation purpose Response: The purpose for the Business/Industrial designation provided in the Comprehensive Provide appropriate Business/Industrid zoned land to create opportunities for new businesses and expansion of existing land businesses for diversity of jobs and for low-impact industrial activity that contributes to well-paying and new employment opportunities, where traffic congestion, visual, and other impacts on the surrounding neighborhood can be minimized. The Port Madison Substation site is a developed substation site located directly adjacent to and across NE Day Road West and SR-305 from other business industrial uses (see Existing Zoning map). The parcel location is better suited to be absorbed in the business industrial designation of the adjacent parcels than to be a stand-alone low-density residential parcel on the corner ofa busy intersection with a state highway. The property has been used as a substation site since the early 1950s and will continue to be part of PSE's electrical infrastructure on the Island indefinitely. The substation function is more aligned with a low-impact industrial activity than with a low-density residential use. The visual impacts of the substation site will not change and  proponent has demonstrated that all of the following are true:  statement identified in the comprehensive plan; and  Plani is:  they are consistent with the look and feel oft the surrounding industrial uses. 2. The mapi amendment or sitei is suitable fori the proposed designation; and  Page 2of7  211    Response: The site is already developed with an electrical substation that has been in service since 1954, which predates the City's incorporation and much of the adjacent development. The site directly abuts business park uses that are designated in the Comprehensive Plan and zoned as Business/Industrial. The site is currently as stand-alone low-density residential parcel at the intersection of NE Day Road West and SR-305 and the site designation and zoning are not consistent with its current and continued use of the site. Continued use of this parcel as a substation utility facility will not interfere with or be incompatible with nearby residential uses as confirmed by the longtime collocation of these uses. Accordingly, the map amendment and 3. The map amendment implements applicable comprehensive plan policies better than the Response: The map amendment will implement applicable comprehensive plan policies better than the current map designation. The current map designation of low-density residential (R- 0.4) aligns with comprehensive plan policies focused on low impact development and Develop context-sensitive regulations for residential development in areas designated R-2, R-1, or R-0.4, in order to limit clearing, soil disturbance, promote low impact development and  site are both suitable for the proposed designation.  current map designation.  conservation:  reconcile development and conservation (Goal LU-14). This goal is supported by associated Residential District policies: development and a variety of agricultural and forestry uses.  Policy LU 14.1: The Residential District area is designated for less intensive residential  Response: The existing substation use is not indicative of less intensive residential  development nor agricultural or forestry uses.  Policy LU 14.2: Encourage residential development that is compatible with the preservation of open space, forestry, agricultural activities, and natural systems. Accessory, farm buildings and  uses are allowable.  Response: The substation site maintains appropriate landscape buffers; however the use itself is not compatible with open space preservation, forestry or agricultural activities. The site is nearly 75 percent developed with the substation yard and  associated driveways and substation shoulder.  Whereas policies that support the Business/Industrial map designation are more appropriate for Policy LU 10.1: The Business/Iindustrial (B/I) District is for light manufacturing development as well as other uses that add to the diversity of economic activity on the Island.  the substation use:  Page 3 of7  212    Response: Electricity is needed to support existing and future economic development  on the Island as well as residences and other uses.  Policy LU 10.4: Applications for development approval within the B/I district must show that adequate water, wastewater, transportation, fire and storm drainage services are available to  serve the development.  Response: The substation use does not require water or wastewater utilities and can be supported by existing transportation, fire and storm drainage facilities.  Policy LU 10.6: Performance standards for the B/I district address odor, lighting, noise, vibration, signage, traffic volumes, ingress and egress, parking, delivery and loading areas, and pedestrian and vehicle circulation, to create safe, efficient, compatible conditions among a  variety of on-site uses andi to protect adjacent residential neighborhoods.  Response: The substation use does not generate daily motorized or non-motorized traffic trips, as only occasional maintenance vehicles visit the site. Residentially zoned property south of the site across NE Day Road West is encumbered by a conservation easement and the residence is set back significantly from the road. The existing substation site is screened from NE Day Road' West and SR-305 by significant vegetation. The substation does not generate light or odor. Noise levels generated from the substation equipment are within levels established by City of Bainbridge Island noise  regulations.  Policy LU 10.7: B/I uses must be visually screened year-round from the adjacent non-industrial properties and roadways, especially scenic highway SR 305. The visual screening could be achieved through a combination of vegetation and building setback that would add depth to the  buffer.  Response: The substation site maintains an existing landscape screen from NE Day Road West as well as SR-305. Any future site development would maintain existing screening from NE Day Road West and comply with other applicable screening requirements. Policy LU 10.8: Discourage the inappropriate designation of isolated Business/Industria  Districts.  Response: The designation of the site as Business/Industrial is consistent with surrounding designations. The substation site is surrounded by existing Business/Industrial designated property; including to the northwest, southwest, and  east of SR-305.  Policy LU 10.9: Isolated B/I activities are designated to reflect historical use and the designation  shall not be expanded.  Page 4 of7  212    Response: Designation of the site as Business/Industrial would not represent an isolated designation. Business/Industrial is an appropriate designation for the historic  use of the property.  The proposed Comprehensive Plan map amendment also complies with Electrical Utility goals and  policies in the Comprehensive Plan.  GoalU-1: Ensure that reliable utility services are available to all Bainbridge Island residents.  Response: Without the Comprehensive Plan map amendment for the Port Madison Substation site, flexibility to provide reliable utility services to all Bainbridge Island  residents int the long-term is uncertain.  Goal U-3: Ensure that utility services are adequate to meet current demands, and that utility  providers plan for future demands.  Response: Without the Comprehensive Plan map amendment to change the designation from R-0.4 to B/I, future substation deficiencies cannot be addressed to  meet long-term capacity needs.  Goal U-5: Ensure that new or major renovations to existing utility facilities are designed to  minimize adverse impacts on residents and the environment.  Response: Changing the comprehensive plan designation of the site from R-0.4 to B/I will allow flexibility for future upgrades and improvements at the substation site.  BIMC 2.16.190.H. Decision Criteria. The planning commission and city council shall base their respective recommendation or decision on a proposed comprehensive plan amendment on the 1. Compliance with Law. Amendments to the comprehensive plan shall comply with Growth Response: The proposed comprehensive plan map amendment is consistent with the Growth Management Act (GMA) and other state and federal laws. Providing adequate public facilities and services within urban growth areas is a cornerstone goal of the GMA as reflected by the inclusion of a mandatory Utilities Element in the Comprehensive Plan. RCW 80.28.110 outlines PSE's duty to serve customers with electricity. The Washington Utilities and Transportation Commission (WUTC) regulates PSE and other investor owned-utilities in Washington State to ensure safe and reliable service to customers at reasonable rates through laws and tariffs. PSE is also regulated by the North American Electric Reliability Corporation (NERC) which assures reliability and security of the electrical grid nationwide. The comprehensive plan amendment  following criteria:  Management Act and other state andi federal laws.  Page 5of7  212    will ensure PSE's continued compliance with applicable state and federal regulations related to  power delivery. 2. Resources.  a. The city must have the resources, including staff and budget, necessary to implement the Response: Changing the future land use designation of the Port Madison Substation site from R-0.4 to B/I provides for a change to a designation that better reflects the existing use on the site and will not result in the need for city resources beyond normal operation. b. The amendment will not result in development that has significant adverse effects on community resources, including but not limited to: water resources, utilities, Response: Changing the future land use designation of the substation site will not result in development that has a significant adverse effects on community resources. The existing site provides infrastructure to serve a basic need for the community in providing electricity. Needed stormwater infrastructure is situated on site and the substation does not use other utilities, transportation resources (beyond occasional maintenance visits), schools or parks. The amendment must not adversely affect the city's ability to provide the full range of public facilities and services at the planned level of service, or consume public resources otherwise needed to support comprehensive plan implementation strategies. Response: The proposed amendment will support the city's ability to provide the full range of public facilities and services at the planned level of service by supporting the electrical  proposal.  transportation, parks or schools.  needs of the community as the community continues to grow.  3. Internal Consistency. Amendments shall be consistent with the land uses and growth projections that are the basis of the comprehensive plan and with the overall intent of the comprehensive plan, including the community vision, overriding principles, and overall goals Response: The designation change for the site on the future land use map will have a positive impact on growth projection consistency. The existing land use is not consistent with the current designation of R-0.4. Changing the designation to B/I will allow flexibility for PSE to continue to upgrade and expand the substation to serve the existing community in the long- 4. Cumulative Effect. All amendments must be considered concurrently in order to evaluate their cumulative effect on the comprehensive plan text and map, development regulations, capital facilities program, adopted environmental policies and other relevant implementation  that guide the plan.  term and support further growth ont the Island.  measures.  Page 60 of7  212    Response: PSE is requesting amendments to change the exiting designation of our 3 substation sites from low-density residential (R-0.4 and R-2) to Business/Industrial (B/I). The cumulative effect of this change will not impact existing comprehensive plan text, development regulations, capital facilities, adopted environmental policies or any other implementation measures applicable to the sites. The change will also not result in a change in the pattern of adjacent development and land uses. The change in designation will allow the sites that are already developed with electric utility infrastructure to continue to be upgraded and expanded to support the electrical needs  oft the community.  Page 7of7  212    PSE PUGET - SOUND ENERGY  Port Madison Substation Site-Specific Rezone Request and Decision Criteria Compliance Narrative  Site-Specific Rezone Request  Puget Sound Energy is requesting that the zoning designation for the Port Madison Substation be changed from Residential 0.4 (R-0.4) to Business/Industrial (B/I). This request is concurrent with PSE's application for a Comprehensive Plan map amendment for the same site. The Port Madison Substation sitei isa1.23 acre parcel located at the intersection of NE Day Road West and SR-305 (Parcel #032502-3- 013-2001). The substation was originally established on the site in 1954 when the property was located within unincorporated Kitsap County. Since 1954, the zoning standards and requirements for low- density residential zoning have changed; in some cases making the site non-conforming with current PSE is requesting that the property be rezoned to better align with the continued use of the site as an electrical substation that can serve the growing electrical needs of the Bainbridge Island community. As the community's electrical needs grow, PSE will continue to upgrade and expand existing infrastructure PSE's Strategic System Planning department has identified an immediate need to replace aging substation infrastructure including replacing the existing control house and associated equipment within the substation fenced yard. These improvements can be accommodated under the current R-0.4 zoning regulations. Long-term projections (beyond 10-years) indicated the potential need to expand the Port Madison Substation to ensure station reliability. Current zoning requirements do not accommodate this expansion, particularly due to the Aquifer Recharge Protection Area (ARPA) requirements that focus on low-density residential land conservation, including properties within the R-0.4 zone. Table 1: Port Madison Substation: Comparison of Development Standards Between Zones  regulations.  on the site to ensure capacity and reliability needs are met.  Requirement  Current Dimension 271 feet 231 feet min.  R-0.4Z Zone 251 feet  B/IZone 50feet/351 feet min.  South: NE Day Front setback Road West (R- 0.4)  Landscape screen  25 feet partial 501 feet full screen/15 feet screen/35feet  min. 151 feet  min. 101 feet  Northwest:  Side setback  151 feet  217    Business Park Landscape screen  10feet full screen 261 feet min. screen 74.6 percent  20 feet partial Ofeet screen/10 feet min. 251 feet screen 35 percent  (B/I)  West: SR-305 Setback  501 feet 50f feeti full screen N/A  Landscapescreen Aquifer Recharge Protection. Area (ARPA) developablearea  21 feetmin.full 50f feeti full  R-0.4  As shown in the table above, if the Port Madison Substation site is rezoned to B/I, the setback and landscape buffer requirements along the south side of the site would increase to a! 50 feet requirement (minimum 35 feet), however the use intensity and relationship to land uses in the vicinity will not change. The setback and landscape screening requirements along the adjacent B/I zoned property line would decrease and the landscape buffer requirement adjacent to SR-305 would be retained as it does  not correlate withi the site zoning. BIMC2.16.140 Site Specific Rezones  H. Decision Criteria. The following criteria shall be considered in any review for a site-specific rezone in order to establish ar recommendation to approve, disapprove, or approve with conditions: 1. The site-specific rezone will not be materially detrimental to the public welfare or injurious to the property ori improvements in thei immediate vicinity or zone in which the propertyi is located; and  Response: The site-specific rezone will not be materially detrimental to the public welfare or injurious to the property or improvements in the immediate vicinity or zone in which the property is located. The Port Madison Substation sits on a triangular parcel that is surrounded to the east and south by SR-305 and NE Day Road West respectively and business industrial development to the northwest. The parcel has been used for an electrical substation since 1954 and is a fixture of the community's electrical infrastructure on the Island. The site-specific rezone from R-0.4 to B/I zoning will bring the zoning of the site into alignment with the current and continued use of the site for electrical infrastructure. The rezone will not affect future development int the vicinity of the substation as iti in no way inhibits adjacent parcel uses. 2. The site-specific rezone is warranted because of changed circumstances and the proposed designation is appropriate for reasonable development of the subject property, or because of the need for additional property in the proposed zone, and the proposed designation is appropriate for  reasonable development oft the subject property; and  Response: The site-specific rezone is warranted to bring the site zoning into alignment with the actual use of the site and to provide reasonable flexibility to provide needed upgrades to meet current and future electricity demand on Bainbridge Island. This flexibility is needed to meet changing demands for electricity in the long-term. Low density residential zoning is tailored  Page 2of5  218    toward single-family residential development that incorporates conservation of natural resources and open space and preservation of agricultural and forestry uses. An electrical substation use is better suited within a zoning district that supports non-residential development that can continue to be upgraded and expanded to meet the needs of the community. Since the substation was established on the site in 1954, the City of Bainbridge Island was incorporated in 1991. Consistent with the Comprehensive Plan policies, code and regulations applicable to low density residential development have been added and modified 3. The subject propertyi is suitable for development in general conformance with zoning standards under  and are not well suited for a utility use.  the proposed zoning designation; and  Response: The substation site is suitable for continued use and expansion of the electrical substation use under the provision of the zoning standards applicable to the B/I. As demonstrated in Table 1, the substation use generally conforms to the B/I site dimensional standards and will not further impact adjacent uses through a change in: zoning designation. 4. The property will be served by adequate public facilities, including roads, water, fire protection, sewage disposal facilities and storm drainage facilities for the intensity to whichi it is being rezoned; and Response: The property is currently served by adequate public facilities, including roads and fire protection. Water and sewage disposal are not needed for the substation use.  5.7 The site-specific rezone isi in accordance withi the comprehensive plan; and  Response: The site-specific rezone is in accordance with the comprehensive plan as demonstrated by compliance with applicable goals and policies for electrical utilities and the B/I  zoning district.  Electrical Utility Goals and Policies  Goal U-1: Ensure that reliable utility services are available to all Bainbridge Island residents.  Response: Flexibility to continue the use of the site for a substation and the potential to upgrade the site absent compliance with ARPA standards provides assurance for Goal U-3: Ensure that utility services are adequate to meet current demands, and that utility  continued reliability of utility services.  providers plan for future demands.  Response: Flexibility to continue the use of the site for a substation and the potential to upgrade the site absent compliance with ARPA standards provides assurance for  continued capacityi improvements to meet future demands.  Busines/mdustriatrolces  Policy LU 10.1: The Business/Industrial (B/I) District is for light manufacturing development as well as other uses that addt to the diversity of economic activity on the Island.  Response: Electricity is needed to support existing and future economic development  on the Island as well as residences and other uses.  Page 3 of5  219    Policy LU 10.4: Applications for development approval within the B/I district must show that adequate water, wastewater, transportation, fire and storm drainage services are available to  serve the development.  Response: The substation use does not require water or wastewater utilities and is already supported by existing transportation, fire and: storm drainage facilities. Policy LU 10.6: Performance standards for the B/I district address odor, lighting, noise, vibration, signage, traffic volumes, ingress and egress, parking, delivery and loading areas, and pedestrian and vehicle circulation, to create safe, efficient, compatible conditions among a  variety of on-site uses and to protect adjacent residential neighborhoods.  Response: The substation use is compatible with B/I district performance standards and does not generate daily motorized or non-motorized traffic trips, as only occasional maintenance vehicles visit the site. Residentially zoned property south of the site across NE Day Road West is encumbered by a conservation easement and the residence is set back significantly from the road. The existing substation site is screened from NE Day Road West and SR-305 with significant vegetation. The substation does not generate light or odor. Noise levels generated from the substation equipment are within levels Policy LU 10.7: B/I uses must be visually screened year-round from the adjacent non-industrial properties and roadways, especially scenic highway SR 305. The visual screening could be achieved through a combination of vegetation and building setback that would add depth to the  established by City of Bainbridge Island noise regulations.  buffer.  Response: The substation site maintains an existing landscape screen from NE Day Road West as well as SR-305. Any future site development would maintain landscape screening from NE Day Road West and SR-305 and comply with other applicable  screening requirements.  6. The site-specific rezone complies with all other applicable criteria and standards of the city; and  Response: Rezoning the Port Madison Substation site from R-0.4 to B/I would generally not change the substation uses compliance with all other applicable criteria and standards of the city. Electrical substations fall under the definition of primary utilities with in the Bainbridge Island Municipal Code (BIMC). The development standards for primary utilities are generally those of the underlying zoning district. Other applicable code standards will apply at the time of site development permit review, including application of noise standards (both construction and operational), landscape buffers, and stormwater regulations. The site is generally compliant with these standards and will continue to be compliant with a change in zoning from R-0.4 to B/I, except for the landscape buffer requirement adjacent to NE Day Road West will increase. The site use intensity and relationship to adjacent uses will not change with the change in  zoning.  7.Thes site-specitic crezone would not devalue the surrounding or nearby properties; and  Response: The site-specific rezone would not devalue the surrounding or nearby properties. The use of the site for an electrical substation and its associated impacts to surrounding  properties and their land uses will not change.  Page 4 of5  219    8. The site-specifici rezone will not result in adverse environmental consequence.  Response: The site-specific rezone will not result in adverse environmental consequences. The use of the site for an electrical substation and its associated impacts on the environment will not  change.  Page 5of5  219    55  145 140  NE DAY RD W  RDNE MMIELER  MAP EXTENT Fge  Site Boundary Fence Line Transmission Line Overhead Distribution Line Underground Distribution Cable  Stormwater Contour (5ft) State Route Major Roads  SITE PLAN NE DAY RD W Page: 1 of1 Date: 2h4222.  Kitsap County Parcels PORT MADISON SUBSTATION  PARCEL: 032502-3-013-2001  Bainbridge  1inch=60fe feet City Bainbridge  OURCES: Wetlands, streams, andr roads- Bainbridge Island (2019), Aerial- of  Island (2017) Online.  CityofE    Kelly Tayara From: Sent: To: Cc: Subject:  Kelly Tayara Tuesday, May 31, 2022 10:52 AM Kriner, Kerry labehymolegmalcon Applications  RE: Public Comment Re: PSE Comprehensive Plan Amendment and Site-Specific Rezone  Hello,  Thank you for forwarding this public comment. The comment was caught in the City's spam filter, andl will upload it as public comment on the application. Future correspondence from Ms. Doll will be allowed through.  CITY OF  BAINBRIDGE ISLAND KELLY TAYARA Senior Planner 206.780.3787 (office)  Planning Department pcd@bainbridge wa.gov 206.780.3750  City Website wwwbainbridgewagow  From: Kriner, Kerry Kery,Ainerepse.com, Sent: Wednesday, May 18,202212:34PM To: Kelly Tayara byaachanonogeason  Subject:FW: Public Comment Re: PSE Comprehensive Plan Amendment and Site-Specific Rezone Applications CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITYOF BAINBRIDGE ISLAND EMAIL SYSTEM -Take caution NOTt to open  attachments or links unless youl know thes sender AND you were expecting the attachment or thel link.  FYI.  Forwardedi message From: Elizabeth Doll <elizabethlynndoll@gmail.com> Date: Tue, May 3, 2022 at 12:39A AM To: podahinbrdgewaso"  Subject: Public Comment Re: PSE Comprehensive Plan Amendment and Site-Specific Rezone Applications  RE: PSE comprenensive Plan Amendment and Site-Specific Rezone Applications  1  223    Port Madison Substation Permit #s PLN52101 REZ/CPA Winslow Substation Permit #s PLN52149 REZ/CPA Murden Cove Substation Permit #s PLN51703 REZ/CPA Dear Kelly Tayara, Planning Commissioners, and Hearing Examiner,  Iam writing to offer comments regarding the Comprehensive Plan Amendment and Site-Specific Rezone applications from PSE: PLN52101 REZ/CPA - Port Madison Substation site, PLN52149 REZ/CPA - Winslow Substation site, and PLN51703 REZ/CPA - Murden Cove Substation site. Having lived on the Island for nearly seven years, Iam extremely supportive ofefforts to improve the reliability and capacity of our electrical grid. In order to make improvements as efficiently as possible, Isupport the approval oft these applications and hope that A community with as many resources as ours should not have such poor utility reliability. My friends frequently joke that we live in a first-world city with developing-world infrastructure. More seriously, power outages present accessibility challenges for my elderly neighbors: noj power means no elevators, which traps mobility- challenged seniors int their apartments. This is unacceptable. Ilivei in the Winslow core and power: failures are STILL disquietingly common. Myjob requires reliable power and internet access. It'sa a travesty that in 2022, Itis no secret that reliability on Bainbridge needs to be improved and that PSE's Beyond Net Zero goals depend on areliable grid. To address reliability and capacity issues, as well as meet Puget Sound Energy's (PSE's) clean energy goals including the planned future electrification ofi ferries and other transportation on Bainbridge Island, Puget Sound Energy researched and developed aj package ofsolutions uniquely designed for Bainbridge Island. Today, PSE's hybrid solutions package combines new technologies and grid infrastructure of wired and non-wired solutions, including rebuilding the aging Winslow TAP Transmission Line, building ai new transmission line to connect Murden Cove and Winslow Substations, implementing targeted demand response, and constructing a utility-scale battery for peak shaving. Tomorrow, PSE's work on Bainbridge may require PSE is pursuing comprehensive plan amendment and rezone approvals for their three substation properties on Bainbridge to align the zoning oft the existing substation sites with PSE's long-term use oft the property. The proposed rezones are consistent with the zoning ofneighboring businesses adjacent to the substation sites. They also help PSE to limit the need to site utilities in new parcels and make the best use oft the existing sites. PSE must periodically upgrade the substations to provide reliable and safe power to our customers long-term. The substations support the transmission and distribution lines that bring power to homes and businesses. PSE's goal is to use as much oft the existing substation properties as possible for upgrades while limiting impacts to the community. An alternative to the comprehensive plan amendments and rezones for the Winslow and Murden Cove sites is for PSE to relocate the substations from their current locations to larger sites to support the needed infrastructure to supply power to the community. This would also result in the need to relocate the infrastructure supported by the existing substations, including distribution and transmission lines. We would like to avoid this by using the current substation sites for upgrades and expansions once they are properly zoned for PSE's historical use. Rezoning all three sites is consistent with the Comprehensive Plan land use policies for Ilove Bainbridge and I want to see it continue to improve and thrive. Improved reliability and capacity on the Island will vastly improve my quality ofl life on the Island. I'm glad to support PSE's attempt to improve reliability and capacity on the Island and encourage the City to support PSEs substation rezone applications and  you will move to approve them as soon as possible.  reliable power is the item that's still an active issue here.  future upgrades or installation of other low or no-carbon technologies.  business/ndustrial and low-density residential zoning.  comprehensive plan amendments.  Sincerely,  2  224    Elizabeth Doll/360)689.-4927  3  224    Marlene Schubert From: Sent: To: Subject: Attachments:  Carrie Fisher sea2ogg@yahoo.com> Tuesday, May 10, 20228:32PM PCD PSEComprehensive Plan PSESupportl.pdf  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITY OF BAINBRIDGE ISLAND EMAIL SYSTEM -Take caution NOT to open  attachments or links unless youl know the sender AND you were expecting the attachment or the link.  226    City of Bainbridge Island ATTN: Planning Department 280 Madison Avenue N Bainbridge Island, WA98110  Transmitted viae emailt topdebainbrdsewaso  May 10, 2022  RE: PSEC Comprehensive Plan Amendment and Site-Specific Rezone Applications  Port Madison Substation Permit #s PLN52101 REZ/CPA Winslow Substation Permit #s PLN52149 REZ/CPA Murden Cove Substation Permit #s PLN51703 REZ/CPA Dear Kelly Tayara, Planning Commissioners: and Hearing Examiner,  lam writing in response to the following Comprehensive Plan Amendment and Site-Specific Rezone applications from Puget Sound Energy (PSE): PLN52101 REZ/CPA- Port Madison Substation site, PLN52149 REZ/CPA - Winslow Substation site, and PLN51703 REZ/CPA - Murden Cove Substation site. Ino order for PSE to seamlessly move forward on their package of solutions to improve reliability and capacity ont the Island, PSEi is requesting approval of these applications. lam supportive of PSE's efforts toi improve reliability and capacity on Bainbridge Island, and encourage the City to move PSE's  application forward as expeditiously as possible.  Itis no secret that reliability on Bainbridge Island needs to be improved and that PSE's Beyond Net Zero goals depend on a reliable grid. To address reliability and capacity issues, as well as meet Puget Sound Energy's (PSE's) clean energy goals including the planned future electrification ofi ferries and other transportation on Bainbridge Island, Puget Sound Energy researched and developed a package of solutions uniquely designed for Bainbridge Island. Today, PSE's hybrid solutions package combines new technologies and gridi infrastructure of wired and non-wired: solutions, including: rebuilding the aging Winslow TAP Transmission Line, building a newt transmission line to connect Murden Cove and' Winslow Substations, implementing targeted demand response, and constructing a utility scale battery for peak shaving. Tomorrow, PSE's work on Bainbridge may require future upgrades ori installation of other low Iknow firsthand the challenges associated with reliability on Bainbridge Island.. A recent move to Lynwood from Fort Ward brought awareness of how much wind comes thru Cove areas on this island andi these areas in particular need ai future plan for non-wired solutions. After a Tornado warning this last year it's hard to not think about what we can do better to improve infrastructure and protect all our residents. Things have improved but we can dol better. The City can lead the wayi in support of this. Isee businesses noti investingi in this concept yet. The Lynwood areal has al lot of new construction but businesses such as Pleasant Beach Inn havei taken out electric car charging stations. PSE is pursuing comprehensive plan amendment and rezone approvals for their three substation properties on Bainbridge Island to align the zoning oft the existing substation sites with PSE's long-term use of the property. The proposed rezones are consistent with the zoning of neighboring businesses  orno carbon technologies.  227    adjacent tot the substation sites. They also help PSE to limit the need to site utilities in new parcels and PSEI must periodically upgrade the substations to provide reliable and safe power to our customers long- term. The substations support the transmission and distribution lines that bring power to homes and businesses. PSE's goal is to use as much oft the existing substation properties as possible for upgrades while limiting impacts to the community. An alternative to the comprehensive plan amendments and rezones for the Winslow and Murden Cove sites is for PSE to relocate the substations from their current locations to larger sites to support the needed infrastructure to supply power tot the community. This would also result int the need to relocate the infrastructure supported by the existing substations, including distribution andi transmission lines. We would like to avoid this by usingt the current substation sites for upgrades and expansions once they are properly zoned for PSE's historical use. Rezoning all three sites is consistent with the Comprehensive Plan land use policies for business/ndustrial and low- Iwant Bainbridge Island to be a place where myself, my family and children can live and grow in for many years to come. Improved reliability and capacity on the Island willi improve overall quality of life on the Island. I'm glad to support PSE's attempt toi improve reliability and capacity on the Island and encourage the City to support PSES substation rezone applications and comprehensive plan  make thel best use of the existing sites.  density residential zoning.  amendments. Thank yout fory your time. Kind Regards, Carrie Blunt  228    Marlene Schubert From: Sent: To: Subject: Attachments:  Kathy Hansen lalylner.leegmatom Thursday, May 12, 2022 10:36 AM  PCD Applications Applicationsdooxpdr  Support for Puget Sound nergysComprehensive Plan Amendment and Site-Specific Rezone Support for PSE Comprehensive Plan Amendment and Site-Specific Rezone  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITYOFE BAINBRIDGE ISLAND EMAILSYSTEM-Take caution NOTto open attachments  orl links unless youl know thes sender ANDY youy were expecting the attachment ort thel link.  Dear Ms. Tayara,  Please find the attached in support of Puget Sound Energy's Comprehensive Plan Amendment and Site-Specific  Rezone proposals:  PSE Municipal Code Amendment PLN52234 LDR PLN52101 REZ/CPA- Port Madison Substation site PLN521491 REZ/CPA-Winslow, Substation site PLN51703 REZ/CPA-Murden Cove! Substation site  Thank you,  Kathleen Hansen 1525 Fort Ward Hilll Rd NE Bainbridge Island, WA98110 206-201-3414  1  229    May 12, 2022  City of Bainbridge Island Attn: Kelly Tayara 280 Madison Avenue North Bainbridge Island, WA98110  Re: Comment in support of Puget Sound Energy's Comprehensive Plan  Amendment and Site-Specific Rezone Applications  Dear Ms. Tayara:  lam writing in support of Puget Sound Energy's:  PSEI Municipal Code Amendment PLN52234 LDR PLN52101 REZ/CPA- Port Madison Substation site PLN52149 REZ/CPA- Winslow Substation site PLN51703 REZ/CPA- Murden Cove Substation site  After listening and commenting at the Planning Commission meeting held on January 13, 2022 and reading the various applications and SEPA checklists, it makes sense to align the zoning to the particular use. The designation of an electric substation as residential only works to hinder the electicimprovements that Bainbridge Islanders need and want. The current residential designation is Granting these applications would allow Puget Sound Energy to move forward more quicklywith long-overdue electric improvements, would result in similar Business/Industrial designations with adjacent properties and circumvent the need to find new and additional properties to locate additional substations. Commenters with just about everything related to the city, mention retaining vegetation and trees. A larger setback would be required for a Business Industrial designation that would afford even greater protections to area residents. Searching for alternative sites would only create more delays, more disruption to the environment and create the need for PSE to move infrastructure to another location. Islanders have already gone through the process of discussing a preferred route and that alone has taken several years. Puget Sound Energy has  inappropriate for uses now and any planned or future use.  230    done its due diligence in finding appropriate solutions to our current energy problems while planning to remain flexible in order to address future needs. Keep in mind, PSE is not meeting many of its service reliability metrics and a VP confirmed that we have some of the worst reliability in the entire PSE system. This is not a badge of honor. As a city we are not presently poised to meet current or future electric needs. Please approve Puget Sound Energy's Comprehensive Plan Amendment and site-specific rezone applications for the three substations. This past summer we submitted to City Council the signatures of hundreds of residents who signed in support of PSE efforts to improve electric reliability. My HOA, the Rich Passage Estates Homeowners Association sent a similar public comment. Those of us on the South end of Bainbridge serviced by the Winslow  Substation don'tneed or want yet another decade of delay.  Respectfully, Kathleen Hansen 1525 Fort Ward Hill Rd NE Bainbridge Island, WA98110  231    Renee Argetsinger From: Sent: To: Subject: Attachments:  rifecperanzsegmaton Friday, June 17, 20222:37PM  PCD  Comments on PSE'sComp Plan and Rezone. Applications Letter of Support Rezone CPA2022F Final.wgp.docx  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITY OF BAINBRIDGE ISLAND EMAIL SYSTEM-Take caution NOTt to open attachments or links unless youl know thes sender AND youv were expecting the attachment or1 the link. RE: PSE Comprehensive Plan Amendment and Site-Specific Rezone Applications  Port Madison Substation Permit #s PLN52101 REZ/CPA Winslow Substation Permit #s PLN52149 REZ/CPA Murden Cove Substation Permit #s PLN51703 REZ/CPA  Attached, please find my comments on theabove-referenced applications. Please feel free to contact me with any questions or comments.  Thank you, Winifred Perkins  232    June 17, 2022 City of Bainbridge Island ATTN: Planning Department 280 Madison Avenue N Bainbridge Island, WA9 98110  Transmitted via email to: ddebainonogewarox  RE: PSE Comprehensive Plan Amendment and Site-Specific Rezone Applications  Port Madison Substation Permit #s PLN52101 REZ/CPA Winslow Substation Permit #s PLN52149 REZ/CPA Murden Cove Substation Permit #s PLN51703 REZ/CPA Dear Kelly Tayara, Planning Commissioners and Hearing Examiner,  l'am writing in response to the following Comprehensive Plan Amendment and Site-Specific Rezone applications from Puget Sound Energy (PSE): PLN52101 REZ/CPA- - Port Madison Substation site, PLN52149 REZ/CPA - Winslow Substation site, and PLN51703 REZ/CPA- Murden Cove Substation site. In order for PSE to move forward on their package of solutionsto improve reliability and capacity on Bainbridge Island, PSE is requesting approval of these applications. l'am supportive of PSE's efforts toi improve reliability and capacity on Bainbridge Island, and encourage the City to move PSE's application forward as expeditiously as possible. Reliability on Bainbridge Island needs to bei improved and PSE's Beyond Net Zero goals depend on ar reliable grid. To address reliability and capacity issues, as well as meet PSE's clean energy goals, including the planned future electrification ofi ferries, and other transportation on Bainbridge Island, PSE researched and developed a package of solutions uniquely designed for Bainbridge Island. Today, PSE's hybrid solutions package combines new technologies and grid infrastructure of wired and non-wired solutions, including: rebuilding the aging Winslow' TAP Transmission Line, building a new transmission line to connect the Murden Cove and' Winslow Substations, implementing targeted demand response, and constructing a utility scale battery PSE has spent years evaluating and discussing various options to improve electric reliability on Bainbridge Island. The time is long overdue for the implementation of these much-needed improvements. Fori the past several years PSE has undertaken a widespread informational and educational outreach effort to work with the residents and business on Bainbridge Island to identify alternatives to improve reliability. After receiving input from hundreds of homeowners, businesses and institutions, PSE has carefully selected the alternatives that best meets the environmental, engineering and socio-economic requirements of a majority of stakeholders. The next step in this process is for the City to now approve the comprehensive plan amendment and rezone approvals for their three existing substation properties son  for peak shaving.  233    Bainbridge Island to align the zoning oft the existing substation sites with PSE's long-termuse of the property. The proposed rezones are consistent with the zoning of neighboring businesses adjacent to the substation sites. They also help PSE make the best use of the existing sites. PSE must periodically upgrade the substations to provide reliable and safe power to their customers long-term. The substations support thei transmission and distribution lines that bring power to homes and businesses. PSE's goal is to use as much of the existing substation properties as possible for upgrades while limiting impacts to the community. An alternative to the comprehensive plan amendments and rezones for the Winslow and Murden Cove sites is for PSE to relocate the substations from their current locations to larger sites to support the needed infrastructure to supply power to the community. This would also result in the need to relocate the infrastructure supported by the existing substations, including distribution and transmission lines. PSE would like to avoid this by using the current substation sites for upgrades and expansions once they are properly zoned for PSE's historical use. Rezoning all three sites is consistent with the Comprehensive Plan land use policies for business/industrial lwant Bainbridge Island to be a place where myself, my family and children can safely live and grow ini for many years to come. Improved reliability and capacity on the Island will improve overall quality of life on the Island and also minimize environmental impacts while affording people a more reliable source of power. Is support PSE's proposal toi improve reliability and capacity on the Island and encourage the City to support PSES substation rezone applications and comprenensive plan amendments as out lined int the above-referenced applications.  and low-density residential zoning.  Sincerely, Winifred Perkins 10120 NE Garibaldi Loop Bainbridge Island, WA 98110  234    Marlene Schubert From: Sent: To: Subject: Attachments:  Tom Hansen tomhnem.lseymailcom: Thursday, May 12, 2022 10:55 AM Public Comment for PSE Proposals  PCD  Support for PSE.CompPlanAmmendementaPReroneApplicationsdocx  CAUTION: THIS EMAIL ORIGINATED FROM OUTSIDE THE CITYC OF BAINBRIDGE ISLAND EMAILSYSTEM- -Take caution NOTto open attachments  orl links unless youl know thes sender ANDy yous were expectingt the attachment ort the link.  Dear Ms. Tayara,  Please find the attached public comment in support of Puget Sound EnergysComprehensive Plan Amendment and  Site-Specific Rezone proposals:  PSE Municipal Code Amendment PLN52234 LDR PLN52101 REZ/CPA-Port Madison Substation site PLN52149REZ/CPA-Winslow, Substation site PLN51703 REZ/CPA-Murden Cove Substation site  Tom Hanen 1525 Fort Ward Hill Rd NE Bainbridge Island, WA 98110 206-201-3414/281-728-4929  235    City of Bainbridge Island Attn: Kelly" Tayara 280 Madison Avenue North Bainbridge Island, WA9 98110  Re: Comment in support of Puget Sound Energy's Comprehensive Plan  Amendment and Site-Specific Rezone Applications  Dear Ms. Tayara:  lam writing in support of PSE applications for rezoning the Murden Cove, Port Madison, and  Winslow substations from various R-x designations to B/ldesignations. PLN52101 REZ/CPA-P Port Madison Substation site PLN52149 REZ/CPA - Winslow Substation site PLN51703 REZ/CPA- Murden Cove Substation site  The past and current uses, originally permitted by Kitsap County, are inconsistent with current and future uses as rezoned by the City of Bainbridge Island. PSE's responses clearly meet the  City's Policy and Goals (shown below): Electrical Utility Goals and Policies  Ensure that reliable utility services are available to all Bainbridge Island residents Ensure that utility services are adequate to meet current demands, and that utility Ensure that new or major renovations to existing utility facilities are designed to Ensure adequate, cost effective, reliable, and environmentaly responsible electric  providers plan fori future demands  minimize adverse impacts on residents and the environment  service to the citizens of Bainbridge Island  Business/Industrial Policies  The Business/Idustrial (B/I) District is for light manufacturing development as well as other uses that add to the diversity of economic activity on the Island Applications for development approval within the B/I district must show that adequate water, wastewater, transportation, fire and storm drainage services are Performance standards fori the B/I district address odor, lighting, noise, vibration, signage, traffic volumes, ingress and egress, parking, delivery and loading areas, and pedestrian and vehicle circulation, to create safe, efficient, compatible conditions among a variety of on-site uses and to protect adjacent residential neighborhoods  available to serve the development  236    B/I uses must be visually screened year-round from the adjacent non-industrial properties and roadways, especially scenic highway SR 305. The visual screening could be achieved through a combination of vegetation and building setback that  would add depth to the buffer  The City of Bainbridge Island should proceed toi issue al Determination of Non-significance (DNS) Additionally, Is support PSE's request for a change to Critical Area regulations contained in BIMC 16.20.140.G.2 and 16.20.100.E.1 in order to allow for continued maintenance, upgrade and installation of linear electrical distribution and transmission infrastructure.  threshold determination for this request..  PSE Municipal Code Amendment PLN52234 LDR  Al blanket restriction regarding Category Il wetlands would restrict a public utility form maintaining, upgrading an constructing transmission and distribution infrastructure to meet  island utility current and future needs as required by State law.  "In general, although Category Il wetlands may in theory provide higher habitat values than Category III orl IVI wetlands, the portion of Category Il wetlands within the road rights-of-way and within or adjacent to existing cross-country transmission corridors is already subject to the effects of human disturbance, and therefore is likely to provide more limited habitat value than the habitat score alone would indicate." "  Installing new aerial distribution and transmission lines within or adjacent to road rights-ofway; or asa an overbuild or underbuild to an existing aerial primary utility within cross country corridors on easement within Category II wetlands is the best way to minimize the environmental impact while meeting the need for reliable energy and helping to reduce the  Island's Carbon Footprint.  PSE is required to apply the best science available and follow all laws.  "When PSE maintains or upgrades an existing utility line or installs a new line, they follow federal, state, and local requirements to avoid and minimize wetland impacts to the extent feasible in accordance with the following preferred mitigation sequence, as outlined in the Interagency Guidance on Wetland Mitigation in Washington State (Ecology 2006) and BMC 16.20.030:. 1. Avoid the impact altogether by not taking a certain action or parts of an action; 2. Minimize impacts by limiting the degree or magnitude of the action and its implementation by using appropriate technology or by taking affirmative steps to avoid or reduce impacts; 3. Rectify the impact by repairing, rehabilitating, or restoring the affected environment; 4. Reduce or eliminate the impact over time by preservation and maintenance operations during the life of the action; 5. compensate. for the impact by replacing, enhancing, or providing substitute resources or environments; and 6. Monitor the impact and take appropriate corrective measures." "  237    The City of Bainbridge Island should proceed toi issue al Determination of Non-significance (DNS) PSE has been both transparent and through ini its public engagement for its Electric Reliability Projects. Personally, Ih have been skeptical, questioning, and have requested data all through the process and independently formed my own opinions. For those of us that have and continue to participate in community meetings and read the detail material that has been submitted we support PSE. The public comments the do not support electric reliability improvements largely come from individuals who have not participated, naively form an opinion without O objectively informing themselves on the details or have been made their comment from a "Not In My Neighborhood" perspective. Many of the comments have acted like "nail strips" to derail the projects. Itruly believe that the majority of Islanders are not engaged because of their busy lives or the pandemic but want reliable electricity. The bottom line is that the electric infrastructure on the island is decades old and as a resident of the south end of the island, I do not to want to wait decades more for electric reliability improvements.  threshold determination for this request.  Tom Hansen 1525 Fort Ward Hill RdN NE Bainbridge Island, WA98110  238    City of Bainbridge Island ATTN: Planning Department 280 Madison Avenue N Bainbridge Island, WA98110  Transmitted viae email to: pcd@bainbrogewapov  RE: PSE Comprehensive Plan Amendment and Site-Specific Rezone Applications Port Madison Substation Permit #s PLN52101 REZ/CPA Winslow! Substation Permit #s PLN52149 REZ/CPA Murden Cove Substation Permit #s PLN51703 REZ/CPA Dear Kelly Tayara, Planning Commissioners and City Council,  lam writing in response to the following Comprehensive Plan Amendment (CPA) and Site-Specific Rezone (Rezone) applications from Puget Sound Energy (PSE): PLN52101 REZ/CPA - Port Madison Substation site, PLN52149 REZ/CPA - Winslow Substation site, and PLN51703 REZ/CPA - Murden Cove Substation site.I Ia am supportive of PSE's efforts to improve reliability and capacity on Bainbridge Island, and encourage the City to move PSE's application forward before this summer 2023. As an Internet Service Provider, lam alerted by power outages and disturbances on the PSE distribution system in Kitsap county. We see homes and businesses on Bainbridge restart and go offline with much greater frequency and durations than the truly rural parts of Kitsap such as Seabeck or Hansville. PSE is at a milestone that has never existed since electrification of Bainbridge; they are unable to execute with confidence on multiple complex plans duet toi this zoning classification issue. PSE has not had to make major substation improvements on our island in almost 50 years. Our electrical grid is approaching: a breaking point; PSE must execute multiple multi-year projects to preserve and stabilize Rezoning all three sites is consistent withi the historic use of the properties and the Comprehensive Plan land use policies for business/Industrial. These three parcels have been used fori industrial purposes long before COBI incorporated these parcels. Delay in rezoning exposes the other 1,800 parcels of  power on the island.  Bainbridge to further delay in getting improved electrical service.  239    PLN51703 REZ/CPA-Murden Cove Substation site  The Murden Cove substation is an industrial power site that has provided power to the residents of Bainbridge Island since 1979. Our current usage exceeds the 25MW name plate rating in the winter. In response tot the electrification program, PSE and WSF have negotiated a curtailable rate. Ini the wintera at the holiday times, our new electric boats will have an allowed 169 hours of sailings cancelled for lack of recharging facilities. This number will be much higher without the battery system PSE is trying to install but is hamstrung by the zoning issue. These cancellations can only be avoided by adding a transformer, which PSE is not yet planning. PSE cannot with confidence purchase the battery equipment or a bulk transformer without the security of knowing they can schedule to install the equipment in an industrial  site setting.  PLN52101 REZ/CPA- - Port Madison Substation  The Port Madison substation is an industrial power site that has provided power to the residents of Bainbridge Island for almost 70 years. This substation is a significant, complex, pair ofi industrial sites on ransformaton/distributon use. This site accepts two 115kV transmission lines that feed power to Bainbridge Island from across Agate pass. As the island's power needs continue to grow, PSE will have to add another 25MW transformer and distribution gear. Ultimately, if electric vehicles surge on Bainbridge, thet transmission line and switchyard facilities will need tol be upgraded (to 230kV). Delay in converting this property to business/industrial classification puts the entire population of Bainbridge  one parcel. It will never relocate, nor will the land ever return to a non-power  Island at risk.  PLN52149 REZ/CPA - Winslow Substation site  The Winslow Substation is an industrial site that provides power tot the entire south end of Bainbridge Island since 1964. The parcel is mostly unused with a very compact substation. The footprint of the station will expand as PSE adds the redundant link and ultimately a second transformer. The site can support a BESS (battery energy storage system) of significant size. However, the adjoining residential development (Stetson Ridge) reduces the likelihood PSE will install al large BESS here even though it  would benefit the whole island. 4thproperty that needs mention  The 7580 Finch Rd property PSE owns would have been ideal site for the redundant link path routing and as a place to land a BESS as it can address the central core (our urban density area) with distribution lines. PSE is not exploring reclassification at this time. COBI should rezone this B/I for electrical utility use with a condition that ift the property is sold it rezones back to residential. This would open the options for PSE to solve our future power constraints in the core high density portion of the island.  Sincerely, Stephen' VRI Hellriegel Resident since 1998  Owner Helldyne, Inc (Electrical Engineering Consulting Firm) Owner Net253, LLC (Internet Service Provider) Sr. Member, I.E.E.E. Power and Energy Society.  Stephen Hellriegel  240    ***PLANNING COMMISSION PUBLIC HEARING DRAFT***  ORDINANCE NO. 2023-09  AN ORDINANCE of the City of Bainbridge Island, Washington, amending the Future Land Use Map of the Comprehensive Plan and the City Official Zoning Map to change the land use and zoning designation of a property owned by Puget Sound Energy known as the "Port Madison  Substation".  WHEREAS, the City ofl Bainbridge Island (City) accepts requests to amend the Comprehensive Plan every three years as described in the Comprehensive Plan Amendment (CPA) process established by Bainbridge Island Municipal Code (BIMC)  Chapter 2.16.190; and  WHEREAS, 2022 was a CPA application year, and the City received five CPA WHEREAS, Puget Sound Energy (PSE) submitted three CPA applications, requesting to change the land use designation of each ofits three substations from a residential designation to Business/Industrial (B/I) designation on the City's Future Land  applications during the January and February 2022; and  Use Map; and  WHEREAS, PSE submitted corresponding rezone applications to change the zoning designation of each ofits three substations from ai residential zone to the B/I zone  on the City's Official Zoning Map; and  WHEREAS, the PSE Port Madison substation is located at the northwest intersection ofI Day Road and State Route 305, tax parcel no. 032502-3-013- 2001(heretofore called subject property) and PSE has submitted consolidated CPA and Rezone application for this substation, City Permit File PLN52101 REZ/CPA; and WHEREAS, the subject property is currently designated Residential-0.4 and R- 0.4 on the City's Future Land Use Map and Official Zoning Map, respectively; and WHEREAS, City staffhave analyzed the consolidated CPA and Rezone application for this substation, including the CPA and Site-specific Rezone decision criteria in BIMC2.16.190and: 2.16.140, respectively, and is recommending approval of  the application to the Planning Commission; and  WHEREAS, the Planning Commission considered the application and the staff WHEREAS, the City issued a State Environmental Policy Act (SEPA)  recommendation and at a study session on October 13, 2022; and Determination ofl Nonsignificance on October 20, 2022; and  Page 1of5  241    WHEREAS, the Planning Commission held a public hearing on Ordinance No.  2023-09 on March 23, 2023, and after closing the public hearing, made a  recommendation of  to the City Council; and  WHEREAS, notice proposing adoption of amendments to Comprehensive Plan and development regulations was issued on March 10, 2023, to the Office ofCommunity Development at the Washington State Department ofCommerce in conformance with  RCW 36.70A.106; and WHEREAS, on No. 2023-09; and WHEREAS, on 2023-09.  2023, the City Council considered Ordinance 2023, the City Council adopted Ordinance No.  NOW,THEREFORE, THE CITY COUNCIL OF THE CITY OF BAINBRIDGE ISLAND, WASHINGTON, DOES ORDAIN AS FOLLOWS: Section 1. The City Council finds that the PSE Port Madison CPA and Rezone applications, permit numbers PLN52101 REZ/CPA, are in conformance with the Comprehensive Plan, the CPA and Site-specific Rezone decision criteria, and all  applicable state laws in effect at the time ofa approval.  Section 2. The Future Land Use Map ofthe Comprehensive Plan is hereby amended to change the lands use designation of the subject property from Residential-0.4  to Business/Industrial as shown on Exhibit A.  Section 3. The City's Official Zoning Map is hereby amended to change the zoning designation oft the subject property from R-0.4 to Business/ndustrial as shown on  Exhibit B.  Section 4. This ordinance shall take effect and be in force five (5) days from  its passage and publication as required by law. PASSED by the City Council this APPROVED by the Mayor this  day of day of  2023. 2023.  Brenda Fantroy-Johnson, Mayor  ATTEST/AUTHENTICATE:  Page2of5  242    Christine Brown, MMC, City Clerk  FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVEDATE: ORDINANCE NUMBER:  XX,2023 XX,2023 XX,2023 XX,2023; 2023-09  Page3of5  242    EXHIBITA Pari Madixes  City of Bainbridge Island! Future Land Use Map  February 28, 2017  Legend  $ubject Property  .  Subject Property  Page 4of5  242    EXHIBITB Zoning Map  Business/ Industrial  R-0.4  Day Road  Subject Property  Page 5of5  242