Harrison Medical Center PBD CUP NOD

14 02962
Kitsap County Hearing Examiner

ADMINISTRATION BUILDING, 619 DIVISION ST, MS-36
http://www.kitsapgov.com/dcd/lu_env/he/
PORT ORCHARD, WA 98366

(360) 337-5777
cblackburn@co.kitsap.wa.us
NOTICE OF HEARING EXAMINER DECISION

July 24, 2015
To:
Interested Parties and Parties of Record

RE:
Project Name:
Applicant:
Application:
Permit Number:
Harrison Medical Center Silverdale Campus Expansion

Harrison Medical Center
2520 Cherry Avenue, Bremerton, WA 98310
Conditional Use Permit and Performance Based Development
14 02962 and 14 03073
Enclosed is the Decision issued by the Kitsap County Hearing Examiner in the above-referenced matter.
The applicant is encouraged to review the Kitsap County Office of Hearing Examiner Rules of Procedure
found at: http://www.kitsapgov.com/dcd/lu_env/he/HE%20Rules%20for%20Kitsap%20County%20-%20623-09.pdf
The Decision of the Hearing Examiner is final, unless appealed, as provided under Washington law.
Please note affected property owners may request a change in valuation for property tax purposes,
notwithstanding any program of revaluation. Please contact the Assessors Office at 360-337-5777 to
determine if a change in valuation is applicable due to the issued Decision.
The complete case file is available for review at the Department of Community Development, Monday
through Thursday, 8:00 AM to 4:00 PM and Friday 9:00 AM to 1:00 PM, except holidays. If you wish to
view the case file or have other questions, please contact Constance Blackburn at
cblackburn@co.kitsap.wa.us or (360) 337-5777.
Cc Applicant and/or Rep:
Harrison Hospital: johnelswick@fhshealth.org
Rice, Fergus, Miller: mmiller@rfmarch.com and srice@rfmarch.com
Norm Olson: nlolson2@nlolson.com
Cc Interested Parties:
Kitsap Transit: edwardc@kitsaptransit.com
Page 1 of 1
BEFORE THE HEARING EXAMINER

FOR KITSAP COUNTY
In the Matter of the Application of
Chuck Kolb, on behalf of

For Approval of a Conditional Use Permit

Revision and Performance Based Development
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No. 14 02962 (PBD) and

No. 14 03073 (CUP)
Silverdale Campus Expansion
FINDINGS, CONCLUSIONS,
AND DECISION
SUMMARY OF DECISION
The Hearing Examiner APPROVES a request for a Conditional Use Permit revision and
Performance Based Development for a three-part expansion of the Harrison Medical Center
Acute Care Facilities. The property is located at 1800 NW Myhre Road, Silverdale, Washington.
SUMMARY OF RECORD
Hearing Date:
The Hearing Examiner held an open record hearing on the request on July 9, 2015.
Testimony:
The following individuals presented testimony under oath at the open record hearing:
Jeff Smith, County Senior Planner
Steve Heacock, County SEPA Official
Candy Mursell, County Development Services & Engineering
Norm Olson, Project Engineer, for Applicant
Exhibits:
The following exhibits were admitted into the record:
1.
Pre-App Meeting Summary Letter, dated July 9, 2014
2.
Sewer Availability Agreement, executed July 15, 2014
3.
Silverdale Water Availability, dated July 15, 2014
4.
Geotechnical Engineering Report, N. L. Olson and Associates, Inc., dated July 2014
5.
Storm Drainage Analysis, N. L. Olson and Associates, Inc., dated July 2014
6.
Project Application - Land Use, Environmental & Site Development, received August 13,
2014
Findings, Conclusions, and Decision
Harrison Medical Center Silverdale Expansion CUP revision and PBD
No. 14 02962 and No. 14 03073
Page 1 of 29
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19
20.
21.
22.
23.
24.
25.
26.
27.
Supplemental Application - Performance-Based Development (PBD), received August

13, 2014
PBD Submission Maps, dated July 30, 2014
a. Cover Sheet (Sheet C01.00)
b. Topographic Survey & Existing Conditions & Limits of Construction (Sheet C02.00)
c. Preliminary Site Plan (Sheet C03.00)
d. Preliminary Grading and Storm Plan (Sheet C04.00)
e. Preliminary Utility Plan (Sheet C05.00)
f. Phasing Exhibit (Sheet C06.00)
PBD Narrative , received August 13, 2014
Environmental Checklist, dated August 6, 2014
Wetland and Habitat Reconnaissance, Parametrix, dated February 2, 2009
Supplemental Application - Concurrency Test, received August 13, 2014
Parking Analysis, undated, received August 13, 2014
Notice of Complete Application (PBD - 14 02962), dated August 13, 2014
Project Application - Land Use, Environmental & Site Development, received August 21,
2014
Supplemental Application - Conditional Use/Administrative Conditional Use Permit
Revision, received August 21, 2014
HELO PAD Comments, dated August 20, 2014
Harrison Medical Center photo: view from Vintage Way, dated August 20, 2013
Notice of Application, dated September 12, 2014
Information Request, dated October 3, 2014
Letter from Scott Diener to Robert McNamara, dated October 3, 2014
Building Gross Area Square Footage, undated, received December 22, 2014
Technical Memorandum: Traffic Mitigation Analysis and Proposal, Parametrix, dated
December 15, 2014
Technical Memorandum: Traffic Impact Analysis, Parametrix, dated August 8, 2014
Letter from Scott Diener to Robert McNamara, dated February 5, 2015
Harrison Medical Center - Acute Care Facilities Masterplan (PBD Submission), issued
March 10, 2015
a.
Cover Sheet and General Project Information (Sheet A00.01)
b.
Architectural Site Plan- Existing (Sheet A10.01)
c.
Architectural Site Plan Phase I (Sheet A10.02)
d.
Architectural Site Plan Phase II (Sheet A10.03)
e.
Architectural Site Plan Phase III (Sheet A10.04)
f.
Architectural Site Plan Campus Circulation (Sheet A10.05)
Harrison Medical Center - Acute Care Facilities Masterplan (PBD Submission), issued
March 10, 2015 (large sheets)
a.
Cover Sheet and General Project Information (Sheet A00.01)
b.
Architectural Site Plan - Existing (Sheet A10.01)

No. 14 02962 and No. 14 03073
Page 2 of 29
28.
29.
30.
31.
32.
33.
34.
35.
36.
37.
38.
39.
40.
41.
42.
43.
44.
45
46.
c.
Architectural Site Plan Phase I (Sheet A10.02)
d.
Architectural Site Plan Phase II (Sheet A10.03)
e.
Architectural Site Plan Phase III (Sheet A10.04)
f.
Architectural Site Plan Campus Circulation (Sheet A10.05)
Addendum - Storm Drainage Analysis, N. L. Olson & Associates, Inc., undated, received
March 19, 2015
Revised PBD Submission Maps
a.
Preliminary Site Plan revised to show off-site roadways (Sheet C03.00), revised
March 6, 2015
b.
Preliminary Grading and Storm Plan revised to show off-site roadways (Sheet
C04.00), revised March 6, 2015
c.
Preliminary Grading and Storm Plan (Sheet C05.00), dated July 30, 2014
Letter from CHI Franciscan Health Care to Larry Heaton, undated
Email from John Kiess, Kitsap Public Health District, to Jeff N. Smith, dated May 26,
2015, with email string
Harrison Medical Center Acute Care Facilities, Preliminary Site Plan revised to add
open space accounting (Sheet C03.00), revised March 6, 2015
Utility Map, printed June 23, 2015
Critical Areas map with Legend, printed June 23, 2015
Critical Areas map, printed June 23, 2015
Aquifer Recharge map, printed June 23, 2015
Vicinity map, printed June 23, 2015
Zoning map, printed June 23, 2015
Comprehensive Plan map, printed June 23, 2015
Technical Memorandum: Supplemental Traffic Queue Analysis, Parametrix, dated
February 4, 2015, with email string
Mitigated Determination of Nonsignificance, dated June 24, 2015
Fire Marshal Conditions of Approval, dated December 23, 2014
Memorandum from Candy Mursell to Jeff Smith, dated June 29, 2015
Landscape plans, dated July 30, 2014 (Sheets L1.00; L1.10 to L1.14; L2.00)
Revised S.D.A.P plans
a.
Sheet Index (Sheet C01.00), dated July 30, 2014
b.
Topographic Survey, Existing Conditions & Limits of Construction (Sheet
C02.00), dated July 30, 2014
c.
Preliminary Site Plan (Sheet C03.00), revised March 6, 2015
d.
Preliminary Site Plan Revised to add Open Space Accounting (Sheet C03.00A),
revised March 6, 2015
e.
Preliminary Grading and Storm Plan (Sheet C04.00), revised March 6, 2015
f.
Preliminary Utility Plan (Sheet C05.00), dated July 30, 2014
g.
Phasing Exhibit (Sheet C06.00), dated July 30, 2014
Visual Impact Analysis (Sheet A31.01), dated August 6, 2014

No. 14 02962 and No. 14 03073
Page 3 of 29
47.
48.
49.
50.
51.
52.
53.
Email from Jeff N. Smith to Jackie Blackwood, dated July 1, 2015, with email string
Letter from Edward Coviello, Kitsap Transit, to Jeff Smith, dated July 1, 2015
Certification of Public Notice, dated June 24 and July 1, 2015
Staff Report, dated July 2, 2015
Technical Memorandum from Norm Olson to Jeff Smith, dated July 7, 2015
Memorandum from Candy Mursell to Jeff Smith, dated July 8, 2015
County PowerPoint presentation (12 slides, plus title slide), dated July 9, 2015
The Hearing Examiner enters the following Findings and Conclusions based upon the testimony
and exhibits admitted at the open record hearing:
1.
2.
FINDINGS
Applications and Notice
Chuck Kolb, on behalf of Harrison Medical Center (Applicant),1 requests a Conditional
Use Permit (CUP) revision and a Performance Based Development (PBD) for Phase III, a
three-part expansion, of the Harrison Medical Center Acute Care facility.2 The property
is located at 1800 NW Myhre Road, Silverdale, Washington.3 Exhibit 6; Exhibit 7;
Exhibit 12; Exhibit 15; Exhibit 16; Exhibit 23; Exhibit 32; Exhibit 41; Exhibit 45; Exhibit
50, Staff Report, pages 1 and 2.
County Planner Jeff Smith testified that the PBD and CUP applications were considered
complete on August 29, 2014. The County published notice of the applications on
September 5, 2014, and mailed notice of the applications to the Applicant, Applicant
The Notice of Application states that the Applicant and Project Representative are Matt King and Robert
McNamara. Exhibit 19. Norm Olson, Project Engineer for the Applicant, testified that Chuck Kolb is the
current Applicant and Project Representative. Testimony of Mr. Olson.
2
The staff report describes the current proposal as a three-phase expansion. The Applicant already has a
three-phase internal master plan for hospital expansion, of which the current request is Phase III. The
County approved a CUP for Phase I on March 18, 1996, which included medical offices, outpatient
facilities, urgent care facilities, laboratory services, and a cancer care center. The County also approved an
addition to the first phase, including a womens center, pediatric center, and a ground-level heliport for
trauma patient transfer. The County Hearing Examiner approved a CUP for Phase II on February 8, 2012,
to expand the Health Care campus to include a three-story orthopedic hospital facility, an expanded
emergency department, and 4,500 linier feet of walking trails. Phases I and II have been completed.
Exhibit 50, Staff Report, pages 1 and 8.
3
The property is identified by Assessors Tax Account Nos. 162501-4-102-2007, 162501-4-102-2106,

162501-4-102-2205, 162501-4-102-2304, and 162501-4-102-2403. Exhibit 50, Staff Report, page 2. A
legal description is found on the PBD Submission Cover Sheet. Exhibit 8.a.

No. 14 02962 and No. 14 03073
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Representative, interested parties, and owners of property within 400 feet of the subject
property on September 12, 2014. The County published notice of the open record
hearing, posted notice at the site address, and mailed notice to the Applicant, Applicant
Representative, interested parties, and owners of property within 400 feet of the property
on June 24, 2015. Exhibit 14; Exhibit 19; Exhibit 49; Exhibit 50, Staff Report, page 16;
Testimony of Mr. Smith.
3.
4.
Environmental Review
The County acted as lead agency and analyzed the impacts of the proposed project under
the State Environmental Policy Act (SEPA), Chapter 43.21C RCW. The County utilized
the optional Determination of Non-Significance (DNS) process. Washington
Administrative Code (WAC) 197-11-355. The SEPA comment period occurred
concurrently with the Notice of Application dated September 12, 2014. The County
determined that, with three conditions and three mitigation measures, the proposal would
not have a probable significant adverse impact on the environment and issued a Mitigated
Determination of Nonsignificance (MDNS) on June 24, 2015. The MDNS conditions
include following recommendations of the Geotechnical Report, requiring consistency
with the Comprehensive Plan, and requiring additional SEPA mitigation if the project
scope changes. The MDNS mitigation measures also include designing stormwater
control consistent with regulations in effect at the time of complete applications (August
29, 2014); mitigating traffic impacts; and mitigating the visual impacts of the proposed
180-foot multi-story tower. The SEPA appeal period ended July 8, 2015. The MDNS
was not appealed. Exhibit 10; Exhibit 41; Exhibit 50, Staff Report, pages 2 and 3.
Comprehensive Plan and Zoning
The property is designated Urban High-Density Residential under the County
Comprehensive Plan. This designation primarily focuses on multifamily residential units
and innovative housing types, but may also include single-family housing. This
designation encourages development at densities that make efficient use of public
investments in infrastructure, facilitate public transit, and promote pedestrian and other
non-motorized transportation. County Comprehensive Plan (August 2012), page 2-20.
Comprehensive Plan policies relevant to the proposal allow for increased heights to
accommodate higher density construction in the Urban High Residential zone, allow for
the Urban High Residential zone in areas near commercial development and public open
space, and encourage coordination with the Washington State Department of
Transportation (WSDOT) to maintain efficient traffic control operations.4 Exhibit 50,
Staff Report, page 5.
County staff identified the following Comprehensive Plan policies as relevant to the proposal: Policy LU50; Policy LU-62; and Policy T-96. Exhibit 50, Staff Report, page 6.
No. 14 02962 and No. 14 03073
Page 5 of 29
5.
The proposed use would be located within the Silverdale Sub-Area Plan (originally
adopted 2006, Chapter 14, Comprehensive Plan, and amended August 2012). County
staff identified the following policies as relevant to the proposal: Policy Sil-27, to
encourage attractive site and building design that is compatible in scale and character
with existing or planned development; Policy Sil-31, to enhance and improve the visual
quality and amenities as much as possible with new development or redevelopment; and
Policy Sil-58, where Bucklin Hill Road, Ridgetop Boulevard, and Silverdale Way are
identified as high-priority locations for capacity/mobility improvement and Silverdale
Way/SR3 is identified as a high-priority location for access improvement. Exhibit 50,
6.
The property is located within the Urban High Residential (UH) zoning district. This
zone is intended to provide for multiple-family residential and professional office
development based upon compatibility with surrounding land uses. The primary use of
this zone is intended to be high-density residential. Professional office use is intended to
compliment and support the residential use within the zone and be consistent with, and in
conjunction with, residential development. It is intended that office developments within
these zones will be of a higher standard in recognition of their residential setting. The
following factors will be considered in the application of one of these zones to a
particular site: proximity to major streets and the available capacity of these streets,
availability of public water and sewer, vehicular and pedestrian traffic circulation in the
area, proximity to commercial services, and proximity to public open space and
recreation opportunities. Development within these zones will be reviewed to ensure
compatibility with adjacent uses, including such considerations as privacy, noise,
lighting, and design. Kitsap County Code (KCC) 17.350.010. Hospital uses are allowed
in the UH zoning district with a CUP. KCC Table 17.381.040(A).5 Exhibit 50, Staff
Report, page 5.
Hospitals are allowed as a conditional use in the UH zone subject to the following KCC 17.381.050.A
Footnotes for zoning use table:
19. All development within the Silverdale Design District boundaries must be consistent with
the Silverdale Design Standards.
...
47. As a hearing examiner conditional use, UM and UH zones adjacent to a commercial zone
may allow coordinated projects that include commercial uses within their boundaries. Such
projects must meet the following conditions:
a. The project must include a combination of UM and/or UH and commercially zoned
land;
b. The overall project must meet the density required for the net acreage of the UM or
UH zoned land included in the project;
No. 14 02962 and No. 14 03073
Page 6 of 29
7.
8.
The property is part of the Northeast Business Design District under the Silverdale
Design Standards. All development within Silverdale Design District boundaries must be
consistent with the Silverdale Design Standards. KCC 17.381.050.A.19. The County
must review exterior facades for any building proposals in commercial districts with
design standards. The Applicant would include open-space features and pedestrian
promenades. Crosswalks would provide pedestrian circulation between parking lots and
the sidewalk network. Mr. Smith testified that the Silverdale Design Standards are not
part of the Zoning Code or Comprehensive Plan, but rather a stand-alone ordinance.6
Exhibit 50, Staff Report, pages 3 and 16; Testimony of Mr. Smith.
Existing Site Conditions
The property is approximately 35 acres with a project area of 17 acres. Approximately
30 percent of the site is developed, with existing hospital buildings located in the
southwest corner, including surrounding parking areas and landscaping. The proposed
expansion would take place in the wooded areas to the north and east of the existing
facility. Approximately half of the undeveloped area includes Douglas-fir overstory and
salal understory, Pacific madrone, red huckleberry, western sword fern, and other native
and nonnative plants. Alderwood soils that are very gravelly sandy loam and six to 15
percent slopes downward from east to the west are located on the property. The north
side of the site includes the Clear Creek walking trail, running south and connecting with
commercial areas of the Silverdale and Ridgetop neighborhoods. The Applicants
Environmental Checklist identified songbirds and deer that have been observed or known
to be on or near the site. The property is bounded by NW Myhre Road to the west and
NW Waaga Way (SR 303) to the east. Ridgetop Boulevard NW bisects the south east
corner of the property, running approximately southwest-northeast through the property.
NW Sid Uhinck Drive forms a T intersection with Ridgetop Boulevard NW in the
southeast corner of the property. The property is accessed from Ridgetop Boulevard NW
c. All setbacks from other residentially zoned land must be the maximum required by
the zones included in the project;
d. Loading areas, dumpsters and other facilities must be located away from adjacent
residential zones; and
e. The residential and commercial components of the project must be coordinated to
maximize pedestrian connectivity and access to public transit.
48. Within urban growth areas, all new residential subdivisions, single-family or multi-family
developments are required to provide an urban level of sanitary sewer service for all proposed
dwelling units.
6
The County adopted Ordinance (518-2014), amending the Silverdale Design Standards and Chapter
17.381 KCC, on November 24, 2014.

No. 14 02962 and No. 14 03073
Page 7 of 29
from the south and NW Myhre Road from the west. Parametrix prepared a Wetland and
Habitat Reconnaissance for the Applicant, dated February 2, 2009. Steve Heacock,
County SEPA Official, testified that no wetlands are located on the site. Exhibit 10;
Exhibit 26.b; Exhibit 50, pages 4 and 5; Testimony of Mr. Heacock.
9.
10.
11.
12.
N.L. Olson and Associates, Inc., prepared a Geotechnical Engineering Report (GER) for
the Applicant, dated July 2014. The GER determined that the area of proposed
development is not located within a landslide hazard area; that if the GER
recommendations are implemented in the project design and construction guidelines, the
potential for large scale sliding or deep-seated rotational failures within or adjacent to the
property appears negligible; and that the proposed expansion facilities can be constructed
as planned without fear of slope collapse or failure. Exhibit 4.
Surrounding Property
Property across NW Waaga Way (SR 303) to the north is zoned UH and owned by the
Washington State Department of Natural Resources. Properties south of Ridgetop
Boulevard NW are zoned UH and Urban Low Residential (UL, 5 to 9 dwelling units per
acre) and include single-family residential subdivisions. Properties to the west, across
NW Myhre Road, contain commercial uses, including Best Buy, Old Navy, and Costco
stores, are zoned Regional Commercial. The Silverdale Water District owns adjacent
property to the southeast, which includes a 2.1 million gallon reservoir. Exhibit 50, Staff
Report, page 5.
Proposal
The expansion is proposed in three parts:
Part 1 - the construction of a four-story, 80,000 square foot Medical Office

Building, with a two-floor parking garage and a new entryway into the Campus
from Ridgetop Boulevard NW.
Part 2 expansion of the existing hospital from 94 beds to 240 beds, relocation of
an approved helicopter pad, the addition of a new Diagnostic and Testing Section,
new patient floors, and two additional floors to the parking garage.
Part 3 - the addition of a multi-story tower, with a maximum height of 180 feet,
for a total of 350 beds, with approximately 840,000 square feet of gross floor area
and 1,322 parking spaces.
Parts 1 and 2 would be completed by 2018 in either order, with Part 3 to be completed by
2030. Exhibit 19; Exhibit 27; Exhibit 41; Exhibit 45.
NW Sid Uhinck Drive has a T intersection from the south east with Ridgetop
Boulevard NW near the intersection with NW Waaga Way (SR 303) and Ridgetop
Boulevard NW. NW Sid Uhinck Drive would be relocated further west to intersect with

No. 14 02962 and No. 14 03073
Page 8 of 29
the site entrance to Ridgetop Boulevard NW. Exhibit 26.c; Exhibit 32; Exhibit 50, page
9.
13.
Norm Olson submitted a Technical Memorandum, dated July 7, 2015, requesting the
following revisions to the staff report including on page 7, changing Exhibits 45s
Revised Site Plan date to June 19, 2015, and on page 8, change
Development Site Area - 1,406,282 sf (32.28 acre)
Common Open Space Min. 15% of site= 210,942 sf (4.84 acre)
Proposed = 15.3% of Site +/- = 215,300 sf (4.94 acre) +/Landscaping Min. 15% of Site (excluding Common open space)
Preliminary Concept = 28% of Site +/- =340,300 sf (7.8 acre) +/(Note: Exact landscape area may vary pending final design but will
remain at or near minimum)
Impervious Surface Maximum 85% of Site (excluding common open space)
(Note: Exact Impervious surface area may vary pending final site
design and final landscape area.)
In addition, the Applicant requests deletion of proposed Condition 20, requiring a
wetpond due to additional impervious area; Condition 25, concerning discharge from the
reservoir into the storm drainage system; Condition 29, requiring additional review if the
project were modified; and Conditions 39 and 40, requiring submittal of drawings to
WSDOT. Candy Mursell, County Development Services & Engineering testified that
proposed Conditions 20, 25, and 29 could be deleted and that Conditions 29 and 40
would still be required by WSDOT even if removed from the list of conditions. The
County provided a Memorandum (Exhibit 52) with additional edits to the remaining
conditions. Exhibit 51; Exhibit 52; Testimony of Ms. Mursell.
14.
Traffic Impacts
Parametrix prepared a Technical Memorandum Traffic Impact Analysis (TIA) for the
Applicant dated August 8, 2014. Traffic impacts would affect the following surrounding
roads:
NE Waaga Way (SR 303) is a Freeway Expressway with three southbound and three
northbound lanes. It runs northwest/southeast and borders the northeast portion of the
property.
Ridgetop Boulevard NW is an urban principal arterial, with one lane of travel in each
direction and a two-way left-turn lane. It runs northeast/southwest and borders the
southeast portion of the property and provides access.

No. 14 02962 and No. 14 03073
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NW Myhre Road is an urban minor arterial with one lane in each direction and a twoway left-turn lane. It runs north/south and borders the western portion of the property
and provides access.
Mickelberry Road NW is an urban minor arterial with one lane for each direction and
a two-way left-turn lane. It runs north/south to the west of NW Myhre Rd.
Silverdale Way NW is an urban principal arterial with two lanes in each direction and
a two-way left-turn lane. It runs northeast/southwest to the west of Mickelberry Road
NW.
NW Bucklin Hill Road runs west/east to the south of Ridgetop Boulevard NW. West
of NW Myhre Rd, it is an urban principal arterial, and to the east, it is a minor
arterial.
NW Sid Uhinck Drive is a local road running southeast/northwest and intersecting
with Ridgetop Boulevard NW.
As of the study date, all the study intersections, with the exception of the Silverdale Way
NW/NW Bucklin Hill Road intersection (LOS E), operated at LOS D or better during the
PM peak hour.7 The TIA estimated that proposed Parts 1 and 2 (80,000 square foot
medical office building and 156 hospital beds) would generate an additional 4,910 daily
trips, with 508 PM Peak trips. Ridgetop Boulevard between Silverdale Way NW and
NW Waaga Way (SR 303) would degrade to LOS F. With the addition of Part 3 (100
hospital beds) the total daily trips would rise to 6,204, with 650 PM peak trips. The
Ridgetop Boulevard NW/NW Sid Uhinck Drive intersection would drop from LOS E to
LOS F. The Ridgetop Boulevard NW/SR 303 NB Ramps intersection would drop from
LOS D to LOS E. The Silverdale Way NW/NW Bucklin Hill Road would operate at
LOS F, with or without the project. Ridgetop Boulevard NW would operate at LOS F
under either a no-build or Parts 1, 2, and 3 expansion. Exhibit 24.
15.
Parametrix prepared a Traffic Mitigation Analysis and Proposal for the Applicant, dated
December 15, 2014, proposing the following traffic mitigation for Ridgetop Boulevard
between NW Myhre Road and SR 303:
Extend the existing right-turn drop lane on Ridgetop Boulevard west of the SR 303
southbound ramp to Sid Uhinck Drive.
Construct a new signalized intersection between NW Myhre Road and the SR 303
southbound ramps. The new intersection would be located to avoid queue spillover
from/to the SR 303 intersection.
Level of Service (LOS) is an estimate of quality and performance of transportation system operations.
Traffic conditions are assessed with respect to the average intersection delay (seconds/vehicle). The letter
A is used to describe the least amount of congestion and best operations and the letter F indicates the
highest amount of congestion and worst operations. Exhibit 24.
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Add a new eastbound lane on Ridgetop Boulevard from east of NW Myhre Road to
the SR 303 southbound ramp intersection.
Mitigation analysis was also carried out for the following intersections:
Ridgetop Boulevard/Myhre Road
Ridgetop Boulevard/West Hospital Driveway
Ridgetop Boulevard/East Hospital Driveway (proposed)
Ridgetop Boulevard/Sid Uhinck Drive
Exhibit 23.
16.
Parametrix prepared a Supplemental Traffic Queue Analysis (STQA) for the Applicant,
dated February 4, 2015, to analyze a realignment of NW Sid Uhinck Drive to a new
easterly signalized hospital driveway. The STQA determined that providing a new signal
would improve access for NW Sid Uhinck Drive traffic. Exhibit 40.
17.
Mr. Heacock testified that the County does not have a traffic mitigation ordinance and
that the MDNS is used to address traffic impacts. The Applicant and County, with input
from the Washington State Department of Transportation, developed a strategic plan to
be implemented through a Development Agreement under the Countys SEPA
substantive authority. KCC 18.04.200.D; KCC 21.04.220. The MDNS requires the
Developers Agreement to mitigate for traffic impacts as follows:
Realignment of (NW) Sid Uhinck Drive. The estimated cost of this project is
approximately $1,500,000, and the Applicants proportionate share is $1,000,000, or
approximately 66.7%.
An additional lane on Ridgetop Boulevard. The estimated cost of this project is

approximately $1,000,000, and the Applicants proportionate share is $800,000, or
80%.
SR 303 interchange improvements. The estimated cost for this project is

approximately $3,000,000, and the Applicants proportionate share is $321,000, or
10.7%.
Exhibit 32; Exhibit 41; Testimony of Mr. Heacock.
18.
The Applicant would manage and construct the first two transportation mitigation
projects and be responsible for all costs except for the Countys proportionate share,
which would not exceed $700,000 for both projects. The third project would be managed
and constructed by the County when warranted. County Development Engineering staff
reviewed the transportation proposal and issued preliminary approval, dated June 29,

No. 14 02962 and No. 14 03073
Page 11 of 29
2015. Exhibit 24; Exhibit 30; Exhibit 40; Exhibit 41; Exhibit 43; Exhibit 50, Staff
Report, pages 3, 4, and 9.
19.
20.
21.
Kitsap Transit provided a comment letter, dated July 1, 2015, describing Kitsap Transits
work with the Harrison Medical Center staff to develop a transit center and locate ride
share parking at the new facility to promote the use of Kitsap Transit vanpool service and
Scoot Car services. Kitsap Transit requested flexibility in the design of the NW Sid
Uhinck Drive realignment to allow for a possible Transit Center. Exhibit 48; Exhibit 50,
Stormwater Management
The County determined that the proposed expansion is a major new development
requiring a preliminary drainage plan. N. L. Olson & Associates, Inc., prepared a
preliminary Storm Drainage Analysis (SDA) for the Applicant, dated July 2014. NW
Waaga Way (SR 303) forms an upstream boundary and contains its own storm system
directing runoff to the north. Expected flows from the forested areas located upslope and
adjacent of the proposed construction area would be conveyed through the site, via a
proposed conveyance ditch, pipe, and pond, downstream. Stormwater runoff from the
majority of the property is currently collected by an 18-inch diameter pipe in the NW
Myhre Road/Ridgetop Boulevard NW intersection near the southwest corner of the
existing hospital campus, which in turn, drains to a 24-inch diameter storm main within
Ridgetop Boulevard NW. Stormwater runoff from the property south of Ridgetop
Boulevard NW drains to an existing ditch on the south side of the boulevard. The ditch
discharges to an 18-inch diameter culvert located near the intersection of Fredrickson
Road NW and Chena Road. The culvert discharges to a 24-inch diameter storm drain
within Ridgetop Boulevard NW. A second discharge location is to the northwest from a
3.86-acre basin in the north end of the campus. Runoff flows down slope to an existing
piped storm drainage system in NW Myhre Road, via catch basins located in the curb
flow line, and eventually discharges to Clear Creek. Exhibit 5; Exhibit 50, Staff Report,
page 9.
The Applicant would construct stormwater control facilities, including the use of Low
Impact Development (LID) techniques. Proposed stormwater improvements include a
system of pipes and catch basins to intercept and convey runoff from the paved areas of
new construction to several bio-retention cells with under-drains for water quality
treatment. Bio-retention cell outflows and runoff from rooftops would be conveyed to a
detention pond for controlled release. The proposed detention pond would be sized to
accommodate bypass flows from construction of a signalized intersection in Ridgetop
Boulevard NW. The Applicant would obtain a National Pollutant Discharge Elimination
System (NPDES) Stormwater Construction permit from the Washington State

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Department of Ecology. N. L. Olson & Associates, Inc., prepared a preliminary Storm

Drainage Analysis Addendum for the Applicant, received March 19, 2015. The
Addendum addressed the proposed realignment of NW Sid Uhinck Drive, the addition of
a lane to Ridgetop Boulevard NW, and reduced storm water basin SUB 2 DEV from 2.17
acres to 1.80 acres. County Development Engineering staff reviewed the stormwater
facilities proposal and issued preliminary approved on June 29, 2015. Exhibit 5; Exhibit
28; Exhibit 43; Exhibit 50, Staff Report, pages 9 and 19.
22.
Public Services and Utilities

The Silverdale Water District provided a July 15, 2014, letter, in response to Water
Availability Application No. 2014.018.01, stating that the District has adequate capital
facilities and source to provide water service to the property. According to the letter,
water service will be available subject to three conditions: executing a Construction
Agreement to extend the water system, paying of charges, and complying with the
County Comprehensive Land Use Plan. Exhibit 3.
23.
The County Department of Public Works-Wastewater Division Sewer Availability

Agreement (SAA) No. 1030, dated July 15, 2014, states that, if the Owner wants to
reserve sanitary sewage collection and treatment capacity, the Owner shall pay a monthly
sewer availability fee for reservation and maintenance for 40 residential equivalent units
(ERU) of sanitary sewage for the medical office building and 384 ERUs for the hospital.
By the terms of the agreement, SAA No. 1030 is null and void three years following
execution of the agreement, but may be renewed for one-year periods at the Countys
discretion. Exhibit 2; Exhibit 50, Staff Report, page 5.
24.
The Kitsap County Sheriff would provide police services. Puget Sound Energy would
provide electrical power. The Kitsap Public Health District reviewed and supports the
proposal. Exhibit 31; Exhibit 50, Staff Report, pages 5, 6, and 9.
25.
Central Kitsap Fire and Rescue #1 would provide fire protection and response. The
Fire Marshals Office reviewed the project for fire protection purposes and
recommended several conditions concerning fire apparatus access roads. The
recommended conditions include a requirement to provide an unobstructed access
with a width of 20 feet and a height of 13 feet 6 inches sufficient to support a 60,000
pound fire apparatus; provide an all-weather driving surface; provide an approved
turnaround for dead-end access roads exceeding 150 feet in length; provide a
minimum of 25 feet for the inside turning radius; extend access roads to within 150
feet of all portions of the exterior walls of the first story of the structure; and provide
access roads of not more than 12 percent grade. Water line size and location, and the
location of fire hydrants, would be shown on SDAP plans. A letter of water
availability indicating available fire flow from the water purveyor is required to be

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submitted to the Kitsap County Fire Marshal's office prior to the approval of any
building permits. Fire flow in the amount of 3000 gpm @ 20 psi for a minimum of 2
hours is required for the project. Exhibit 50, Staff Report, page 19.
26.
27.
28.
Performance Based Development

Mr. Smith testified that Part 3 of the proposed project includes a 180-foot tower, which
exceeds the 35-foot maximum height (increased to 60 feet subject to Fire District
Review) for the UH zone. KCC 17.425.010 allows structure height to be modified
through a Performance Based Development (PBD). KCC 17.382 Dimensions Table. A
PBD allows flexibility to help avoid impacts to critical areas and promote an innovative
design. The Applicant proposes to construct a multi-story tower with a maximum height
of 180 feet during Part 3. Exhibit 6; Exhibit 41; Exhibit 50, Staff Report, pages 10 and
13; Testimony of Mr. Smith.
A PBD requires adequate pedestrian and vehicle access and parking, common open
space, efficient use of land and site design, and the use of topography and other site
characteristics to minimize the impacts of a proposed increase in height. KCC
17.425.045. The Applicant would add a second entrance to improve circulation, provide
separated walkways where possible, and meet off-street parking requirements. The
Applicant would provide 53 percent of the development site as open space and 7 percent
as recreation space, incorporating a trail. The open space would be maintained by the
hospital. The proposed 180-foot tower building would be located against a hill, with a
bank of trees on the east side to mitigate views for the surrounding area. County staff
determined that the Growth Management Act encourages urban growth areas to build up
rather than build out. The proposed building would take advantage of the site topography
to minimize the overall height effect and incorporate landscape design features to
minimize the proposed height increase. RicefergusMiller prepared an elevation
perspective looking east, an aerial perspective looking north, and elevation sections
looking south and east (Sheet A31.01), dated August 6, 2014, depicting the proposed
hospital expansion. SEPA MDNS mitigation includes tree retention and a building
faade color to reduce building mass. The Fire Marshals Office and Central Kitsap Fire
and Rescue reviewed and approved the request for a 180-foot building height. Mr. Smith
testified that the Applicant would provide open space as the public benefit trade-off for
the proposed height increase. Exhibit 18; Exhibit 46; Exhibit 50, pages 10, 14 and 15;
Testimony of Mr. Smith.
Conditional Use Permit
Landscaping, Building Height, Buffering and Screening Modification
The County determined that the Applicants proposed hospital expansion was a major
revision of its Conditional Use Permit. KCC 17.421.040.B.2. The Applicant must
provide a minimum 15 percent of the development site in landscaping. The Applicant

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prepared a detailed preliminary landscape plan with more than 15 percent of landscaping.
The County encourages the use of drought-tolerant plants. The Applicant is proposing a
five-foot root protection zone, which is not included in the open space. County staff
recommended signage, single-rail fencing, or other means to protect the edge of the
native growth protection easement as defined by KCC 17.385.020. The Applicant would
submit a final landscape plan at the time of Site Development Activity Permit submittal.
An increased maximum building height of 180 feet would be allowed as part of a
Performance Based Development. Exhibit 32; Exhibit 50, Staff Report, pages 1, 10, and
17.
29.
30.
31.
32.
Exterior Lighting
The Applicant would arrange outdoor lighting to be shielded from the side view, and
directed downward and away from adjacent residential development. No more than one
foot candle of light would leave the property line. Chapter 17.455 KCC. Exhibit 50,
Screening of Equipment, Storage, and Refuse Areas
The Applicant is not proposing any visible roof mounted HVAC equipment or outdoor
storage areas. The Applicant would provide recycle/waste collection enclosures. An
existing heliport is subject to an existing CUP and conditions. Exhibit 50, Staff Report,
pages 11 to 12.
Access and Circulation
The Applicant is proposing pedestrian access through the site from the roadways to the
buildings, including pedestrian crossings throughout the parking lot. The proposed
project would have two access points separated by over 300 linear feet. The existing
hospital has 413 parking spaces. The Applicant provided a parking analysis. Part 1
would require 400 parking spaces and Part 2 would require 292 spaces, while the
proposed new building tower would require 200 spaces for a total of 1,305. Exhibit 13;
Exhibit 50, Staff Report, page 12.
Staff Recommendation and Applicant Response
County staff recommended approval of the PBD and CUP revision, with conditions. Mr.
Smith testified that, because County staff reviewed the PBD and CUP applications
concurrently, all conditions would apply to both the PBD and CUP. Norm Olson, P.E.,
testified that the Applicant agreed with the revised conditions. Exhibit 25; Testimony of
Mr. Smith; Testimony of Mr. Olson.
CONCLUSIONS
Jurisdiction

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The Kitsap County Hearing Examiner is authorized to hear and decide conditional use permit
requests. Kitsap County Code (KCC) 2.10.070; KCC 17.421.020.A; KCC 21.04.080; KCC Table
21.04.100. The County determined that the Applicants CUP application was a revision of its
CUP permit.8 The Hearing Examiner is authorized to hear and decide major revisions to CUPs.
KCC 21.04.100 Review Authority Table.
Performance based development (PBD) applications are decided by the Hearing Examiner
following a Type III process open record hearing. Kitsap County Code (KCC) 2.10.070; KCC
17.425.020,9 -.030; KCC 17.425.070; KCC 21.04.080; KCC Table 21.04.100, -110.
KCC 21.04.180 provides that the County shall consolidate review for all project permit
applications related to the same proposal to provide an integrated process and avoid duplication.
Criteria for Review
The Hearing Examiner may approve, approve with conditions, or deny a conditional use permit.
Approval or approval with conditions may be granted only when all the following criteria are
met:
1.
2.
3.
4.
The proposal is consistent with the Comprehensive Plan;

The proposal complies with the applicable requirements of this title;
The proposal will not be materially detrimental to uses or property in the
immediate vicinity; and
The proposal is compatible with and incorporates specific features, conditions, or
revisions that ensure it responds appropriately to the existing character,
A major revision means: any expansion of the lot area covered by the permit or approval, or any
proposed change whereby the character of the approved development will be substantially altered. A major
revision exists whenever intensity of use is substantially increased, performance standards are reduced
below those set forth in the original permit, detrimental impacts on adjacent properties or public rights-ofway are created or substantially increased, including increased trip generation of ten percent or more, or the
site plan design is substantially altered, including dimensional or gross floor area increases of ten percent or
more. KCC 17.421.040.B.2.
9
KCC 17.425.020 provides: The hearing examiner shall have the authority to recommend approval,
approval with conditions, disapproval, or revoke performance based developments, subject to the
provisions of this section. Mr. Smith testified that County staff interprets this subsection together with
other parts of the County code as giving the Hearing Examiner authority to issue decisions on PBD
applications. Testimony of Mr. Smith.

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appearance, quality or development, and physical characteristics of the subject

property and the immediate vicinity.
KCC 17.421.030.A.
As a condition of approval, the Hearing Examiner may:
1.
Increase requirements in the standards, criteria, or policies established by this

title;
2.
Stipulate the exact location as a means of minimizing hazards to life, limb,
property damage, erosion, landslides, or traffic;
3.
Require structural features or equipment essential to serve the same purpose set
forth in Chapter 17.382;
4.
Include requirements to improve parity with other uses permitted in the same zone
protecting them from nuisance generating features in matters of noise, odors, air
pollution, wastes, vibration, traffic, physical hazards, and similar matters. The
Hearing Examiner may not in connection with action on a conditional use permit,
reduce the requirements specified by this title as pertaining to any use nor
otherwise reduce the requirements of this title in matters for which a variance is
the remedy provided;
5.
Assure that the degree of compatibility with the purpose of this title shall be
maintained with respect to the particular use on the particular site and in
consideration of other existing and potential uses, within the general area in which
the use is proposed to be located;
6.
Recognize and compensate for variations and degree of technological processes
and equipment as related to the factors of noise, smoke, dust, fumes, vibration,
odors, and hazard or public need;
7.
Require the posting of construction and maintenance bonds or other security
sufficient to secure to the county the estimated cost of construction and/or
installation and maintenance of required improvements; and
8.
Impose any requirement that will protect the public health, safety, and welfare.
KCC 17.421.030.B.
If the approval criteria are not met or conditions cannot be imposed to ensure compliance with
the approval criteria, the conditional use permit shall be denied. KCC 17.421.030.C.
Before approving the preliminary development plans for a performance based development,
conditionally or otherwise, the hearing examiner shall first make a finding that all of the
following conditions exist:

No. 14 02962 and No. 14 03073
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1.
The design of the PBD meets the requirements of this section, other sections of
the county code and the goals and policies of the Comprehensive Plan and the site
is adequate in size and character to accommodate the proposed development;
2.
The design of the PBD is compatible with neighboring conforming land uses. An
assessment of compatibility shall include, but not be limited to, the consideration
of association with adjacent land uses and the proposed projects effects on
existing views, traffic, blockage of sunlight, and noise production;
3.
If the development is phased, each phase of the proposed development shall meet
the requirements of this chapter;
4.
The site for the proposed use relates to streets and highways adequate in width
and pavement type to carry the quantity and kind of traffic generated by the
proposed use;
5.
The proposed and/or existing public facilities and utilities are adequate to serve
the project; and
6.
The establishment, maintenance, and/or conduct of the use for which the
development plan review is sought will not, under the circumstances of the
particular case, be detrimental to the health, safety or welfare of persons residing
or working in a neighborhood of such use and will not, under the circumstances of
the particular case, be detrimental to the public welfare, injurious to property or
improvements in said neighborhood, or contrary to orderly development.
7.
Innovations and/or public benefits shall be commensurate with the code
modifications proposed.
KCC 17.425.050.A-.G.
1.
2.
Conclusions Based on Findings

With conditions, the proposed use would be consistent with the Comprehensive
Plan. The design of the proposed use would be consistent with the existing hospital
facility, with the Silverdale Sub-Area Plan, and with the County Comprehensive Plan.
The design allows for retention of existing trees and use of the site topography, which
would help buffer the proposed use and 180-foot tower from surrounding property. The
Applicant would enter into a Development Agreement with the County to provide traffic
mitigation. Conditions are necessary to ensure that traffic mitigation is carried out and
that a Development Agreement for traffic mitigation is executed by the parties prior to
the issuance of any building permits. Findings 1-25, 28-32.
With conditions, the proposed use would comply with the applicable requirements
of KCC Title 17. The proposed use is allowed within the UH zoning district with a
CUP. The proposed use would meet County design, landscaping, open space, and
parking requirements. The Applicant would submit a final landscape plan at time of
submittal of the Site Development Activity Permit. The Applicant would provide 4.84

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acres, or 15.3 percent of the site, as common open space. A Performance Based
Development allows the use to exceed the otherwise applicable 35-foot building height
limit within the UH zoning district. The proposed design is consistent with Silverdale
Design Standards. The Silverdale Water District and County sewer system would serve
the proposed use. The Applicant would provide stormwater quantity control, quality
treatment, and erosion and sedimentation control. Conditions are necessary to ensure that
traffic mitigation is carried out, that a final landscape plan is submitted, and that a
Development Agreement for traffic mitigation is executed by the parties prior to the
issuance of any building permits. Findings 1-3, 6-25, 28-32.
3.
With conditions, the proposed use would not be materially detrimental to uses or
property in the immediate vicinity. The County provided reasonable opportunity for
public comment and testimony. The County acted as lead agency under SEPA and
determined that, with three conditions, one mitigation measure addressing stormwater
quantity and quality, and two traffic and right-of-way mitigations, the proposed use
would not have a probable significant adverse impact on the environment. SEPA
mitigation conditions require following recommendations of the Geotechnical Report,
being consistent with the Comprehensive Plan, and applying additional SEPA mitigation
if the project scope changes. The MDNS mitigation measures include designing
stormwater control in effect at the time of complete applications (August 29, 2014);
mitigating traffic and right-of-way mitigation; mitigating the visual impacts of the
proposed 180-foot multi-story tower; being consistent with the Silverdale Sub-Area
planning process; providing stormwater quantity and quality control; and providing
traffic-impact mitigation. The proposed use would provide for on-site parking adequate
to meet the County code parking requirement. A pedestrian trail would continue to
provide access to the property following construction of the proposed use. The design
allows for retention of existing trees and use of the site topography, which would help
buffer the proposed use and the 180-foot tower from surrounding property. The
Silverdale Water District and County sewer system would serve the proposed use.
Conditions are necessary to ensure construction of planned traffic mitigation projects,
provide adequate stormwater management, and provide visual mitigation for the
proposed 180-foot tower. Findings 1-25, 28-32.
4.
With conditions, the proposed use would be compatible with and incorporate
specific features, conditions, or revisions that ensure it responds appropriately to
the existing character, appearance, quality or development, and physical
characteristics of the subject property and the immediate vicinity. The proposed use
would incorporate exiting on-site trees as a buffer between the use and surrounding
properties. The design allows for retention of existing trees and use of the site
topography, which would help buffer the proposed use and the 180-foot tower from
surrounding property. The proposed use would also be designed to provide for

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preservation of an existing pedestrian trail. Stormwater runoff would be routed through

an existing storm system within Ridgetop Boulevard NW. The proposed design is
consistent with Silverdale Design Standards. Conditions are necessary to ensure
construction of planned traffic mitigation projects, provide adequate stormwater
management, and provide visual mitigation for the proposed 180-foot tower. Findings 125, 28-32.
5.

The design of the PBD would meet the meets the requirements of KCC 17.425.050,
other sections of the County code, and the goals and policies of the Comprehensive
Plan, and the site is adequate in size and character to accommodate the proposed
development. The development site area is 32.28 acres, which is adequate for the
proposed development. The design allows for retention of existing trees and use of the
site topography, which would help buffer the proposed use and the 180-foot tower from
surrounding property. The proposed project would meet other sections of the County
code and the goals and policies of the Comprehensive Plan, as demonstrated in
Conclusions 1 and 2, above. Findings 1-27, 32.
6.
The design of the PBD would be compatible with neighboring conforming land uses.
The County acted as lead agency under SEPA and determined that the proposed 180-foot
tower would be mitigated by retention of background coniferous trees on the site and by
incorporating stealth technology, including earth-tone schemes, on the building faade.
The Applicant provided a visual analysis. The County provided reasonable opportunity
for comment and testimony. No public comments concerning views were received. The
Applicant would protect 15.3 percent of the site in open space and provide landscaping.
A pedestrian trail would continue to provide access to the property following construction
of the proposed use. The Applicant would provide stormwater quantity control, quality
treatment, and erosion and sedimentation control. The Applicant would enter into a
Development Agreement with the County to provide traffic mitigation. Conditions are
necessary to ensure that traffic mitigation is carried out, that a Development Agreement
for traffic mitigation is executed prior to the issuance of any building permits, that open
space is provide, that a final landscape plan is submitted, and that visual mitigation is
provided for the proposed 180-foot tower. Findings 1-3, 6-27, 32.
7.
Each part of the proposed development would meet the requirements of Chapter
17.425 KCC. The Applicant presented a three-part development of the Hospitals final
Phase III development plan. The Countys SEPA MDNS reviewed each part and
required mitigation. The Applicant would provide adequate access and parking for each
part of the proposed development. Adequate open space would be provided. The
proposed 180-foot tower in Part 3 would allow a more efficient use of land. Although the

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structure height exceeds the maximum height of the UH zone, through a PBD, the project
would more efficiently make use of the site. Findings 1, 3, 6-27, 32.
8.
With a condition, the site for the proposed use relates to streets and highways
adequate in width and pavement type to carry the quantity and kind of traffic
generated by the proposed use. The Applicant submitted traffic analysis studies
demonstrating impacts to the surrounding road network. The Applicant would enter into
a Development Agreement to undertake specific road improvement projects as traffic
mitigation. The SEPA MDNS requires specific traffic impact mitigation, including a
realignment of NW Sid Uhinck Drive, an additional lane on Ridgetop Boulevard NW,
and State Route 303 interchange improvements. A condition is necessary to ensure that
the Applicant execute a Development Agreement for traffic mitigation. Findings 1, 3, 619, 26-27, 32.
9.
The proposed and/or existing public facilities and utilities are adequate to serve the
project. The Silverdale Water District has adequate capital facilities and source to
provide water service to the property. The Applicant can reserve sanitary sewage
collection and treatment capacity from the County Department of Public WorksWastewater Division. Central Kitsap Fire and Rescue #1 would provide fire protection
and response. The Kitsap County Sheriff would provide police services. Puget Sound
Energy would provide electrical power. The Kitsap Public Health District reviewed and
supports the proposal. Findings 1, 3, 8-13, 22-27, 32.
10.
The establishment, maintenance, and/or conduct of the use for which the
development plan review is sought will not, under the circumstances of the
particular case, be detrimental to the health, safety, or welfare of persons residing
or working in a neighborhood of such use and will not, under the circumstances of
the particular case, be detrimental to the public welfare, injurious to property or
improvements in said neighborhood, or contrary to orderly development. KCC
17.425.010 allows structure height to be modified through a Performance Based
Development (PBD). The County provided reasonable opportunity for public comment
and testimony. The County acted as lead agency under SEPA and determined that, with
three conditions, one mitigation measure addressing stormwater quantity and quality, and
two traffic and right-of-way mitigations, the proposed use would not have a probable
significant adverse impact on the environment. SEPA MDNS mitigation measures
include mitigating the visual impacts of the proposed 180-foot, multi-story tower, as well
as consistency with the Silverdale Sub-Area Planning process. The design allows for
retention of existing trees and use of the site topography, which would help buffer the
proposed use and the 180-foot tower from surrounding property. The Silverdale Water
District and County sewer system would serve the proposed use. The Applicant would

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provide stormwater quantity control, quality treatment, and erosion and sedimentation
control. Conditions are necessary to ensure construction of planned traffic mitigation
projects, provide adequate stormwater management, and provide visual mitigation for the
proposed 180-foot tower. Findings 1, 2, 8-13, 26-27, 32.
11.
Innovations and/or public benefits would be commensurate with the code

modifications proposed. KCC 17.425.010 allows structure height to be modified
through a Performance Based Development (PBD). The Applicant would provide
adequate open space as well as pedestrian access, including trails. In addition, the design
allows for retention of existing trees and use of the site topography, which would help
buffer the proposed use and the 180-foot tower from surrounding property. Findings 1,
2, 8-13, 26-27, 32.
DECISION
Based upon the preceding Findings and Conclusions, the Hearing Examiner approves a
Conditional Use Permit revision and Performance Based Development for a three-part expansion
of the Harrison Medical Center Acute Care Facilities, located at 1800 NW Myhre Road,
Silverdale, Washington, with the following conditions:10
1.
All required permits shall be obtained prior to commencement of land clearing and/or
construction.
2.
At time of submittal of the Site Development Activity Permit (SDAP), the Applicant
shall submit a final landscape plan consistent with Chapter 17.385 KCC Landscaping.
3.
As guided by the PBD, and based on the Visual Impact Analysis, the proposed 180-foot
tower expansion phase will be mitigated in the form of required background coniferous
tree retention on site. In addition, the building facade may incorporate stealth technology,
including earth tone schemes.
4.
All new signage will require sign permits and be reviewed for consistency pursuant to
Chapter 17.446 KCC Sign Code.
5.
This CUP/PBD approval shall automatically become void if no development permit

application is accepted as complete by the Department of Community Development
within three years of the Notice of Decision date or the resolution of any appeals.
10
These conditions are designed to mitigate impacts of this proposed project and use as well as conditions
required by County code.
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6.
Land use approval is limited to the uses proposed by the Applicant on the recommended
site plan and the SEPA Environmental Determination dated June 24, 2015. Unless in
conflict with the conditions stated and/or any regulations, all terms and specifications of
the application shall be binding conditions of approval. Any modifications or expansion
of the project will be subject to further review pursuant to the requirements of the
appropriate sections of KCC.
7.
This decision is based upon representations made and exhibits contained in the project
applications. Any change(s) or deviation(s) in such plans, proposals, or conditions of
approval imposed shall be subject to further review and approval of the County.
8.
The authorization granted herein is subject to all applicable federal, state, and local laws,
regulations, and ordinances. Compliance with such laws, regulations, and ordinances is a
condition to the approvals granted and is a continuing requirement of such approvals. By
accepting this/these approvals, the Applicant represents that the development and
activities allowed will comply with such laws, regulations, and ordinances. If, during the
term of the approval granted, the development and activities permitted do not comply
with such laws, regulations, or ordinances, the Applicant agrees to promptly bring such
development or activities into compliance.
9.
Any violation of the conditions of approval shall be grounds to initiate revocation of this
PBD/CUP.
10.
The Applicant is required to adhere to all applicable requirements of the Kitsap County
Public Health District.
11.
Non-binding sewer and water letters are required for final approval and sewered building
clearances will be required prior to building permit issuance.
12.
The Fire Marshals Office has reviewed the above project for fire protection purposes
and requires the following conditions as an element of the land use approval:
a. Fire apparatus access roads are required and must be maintained. Any proposed
revision to these roads must be submitted to, reviewed and approved by the Kitsap
County Fire Marshal's Office (IFC 503 Amended by Kitsap County). Access
roads shall comply with the following:
i.
ii.
iii.
An unobstructed width of 20 feet and height of 13 feet 6 inches.

Access roads shall be designed and maintained to support a 60,000 pound fire
apparatus and be provided with an all-weather driving surface.
Dead end access roads exceeding 150 feet in length shall be provided with an
approved turnaround.

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iv.
v.
vi.
The inside turning radius shall be a minimum of 25 feet.

Access roads shall extend to within 150 feet of all portions of the exterior
walls of the first story of the structure as measured by an approved route
around the exterior of the structure or facility.
Access roads shall not be more than 12% grade.
13.
Water line size and location and the location of fire hydrants shall be shown on SDAP
plans. A letter of water availability indicating available fire flow from the water
purveyor is required to be submitted to the Kitsap County Fire Marshal's office prior to
the approval of any building permits.
14.
Fire flow in the amount of 3000 gpm @ 20 psi for a minimum of 2 hours is required for
the project. This is based on the proposed building of 448,530 square feet and
constructed of Type I-B construction. A reduction in required fire flow of 50% as
approved for this project has been applied (IFC 508.5 Amended by Kitsap County).
15.
Construction plans and profiles for all roads, storm drainage facilities, and appurtenances
prepared by the developers engineer shall be submitted to Kitsap County for review and
acceptance. No construction shall be started prior to said plan acceptance.
16.
The information provided demonstrates this proposal is a Major Development as defined

in Kitsap County Code Title 12, and as such will require a Site Development Activity
Permit (SDAP) from Development Engineering.
17.
Stormwater quantity control, quality treatment, and erosion and sedimentation control
shall be designed in accordance with Kitsap County Code Title 12 effective at the time
the PBD/CUP applications were deemed complete, August 13, 2014. The submittal
documents shall be prepared by a civil engineer licensed in the State of Washington. The
fees and submittal requirements shall be in accordance with Kitsap County Ordinances in
effect at the time of SDAP application.
18.
Should the proponent propose phasing of the project, a phasing plan shall be submitted to
Development Engineering for review and approval. The phasing plan shall, as a
minimum, address the following items:
Time tables indicating the anticipated time between initial site
grubbing/grading activity and the completion of construction, including
site stabilization of that specific phase.
The extent of drainage improvements to be installed during the various phases.
19.
Any project that includes off-site improvements that create additional impervious surface
such as lane widening, sidewalk or shoulder installation or intersection channelization

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shall provide stormwater mitigation in accordance with Kitsap County Code Title 12
effective at the time the PBD/CUP applications were deemed complete, August 13, 2014.
20.
The site plan indicates that greater than 1 acre will be disturbed during construction. This
threshold requires a National Pollutant Discharge Elimination System (NPDES)
Stormwater Construction permit from the State Department of Ecology. More
information about this permit can be found at:
http://www.ecy.wa.gov/programs/wq/stormwater/construction/ or by calling Josh Klimek
at 360-407-7451, or by emailing joshklimek@ecy.wa.gov. This permit is required prior
to issuance of the SDAP.
21.
The design of the infiltration facilities will be accordance with Section 7.3.4 of the Kitsap
County Stormwater Design Manual.
22.
The infiltration facilities shall remain off line until the drainage areas are stabilized and
the water quality treatment facility is adequately established. Temporary erosion and
sedimentation ponds shall not be located over infiltration facilities. In addition, retention
ponds shall not be utilized as temporary erosion and sedimentation control ponds.
23.
During the construction of the proposed infiltration facilities, the Project Engineer shall
provide an inspection to verify that the facilities are installed in accordance with the
design documents and that actual soil conditions encountered meet the design
assumptions. The Project Engineer shall submit the inspection report properly stamped
and sealed with a professional engineers stamp to Development Services and
Engineering.
24.
The owner shall be responsible for maintenance of the storm drainage facilities for this
development following construction. Before issuance of Occupancy Permits for this
development, the person or persons holding title to the subject property for which the
storm drainage facilities were required shall record a Declaration of Covenant that
guarantees the County that the system will be properly maintained. Wording must be
included in the covenant that will allow the County to inspect the system and perform the
necessary maintenance in the event the system is not performing properly. This would be
done only after notifying the owner and giving a reasonable time to do the necessary
work. Should County forces be required to do the work, the owner will be billed the
maximum amount allowed by law.
25.
Kitsap County will not be responsible for any damage to any private roads, tracts, and/or
easement areas that may occur during routine maintenance activities and that in Kitsap
Countys judgment occur, in whole or in part, because of any construction materials or
techniques, or any maintenance materials or techniques. This includes, but is not limited

No. 14 02962 and No. 14 03073
Page 25 of 29
to, damage to pavement or vegetated areas caused by maintenance trucks.

26.
The impervious area per lot accounted for in the overall drainage facilities installed shall
be indicated on the face of the accepted construction drawings. Additional impervious
surfaces created beyond the amount accounted for in the overall drainage facilities shall
be mitigated in accordance with Kitsap County Code Title 12.
27.
Submit an Application for Concurrency Test (KCPW Form 1601) as required by Chapter
20.04.030, Transportation Concurrency, of KCC. The KCPW 1601 form reserves road
capacity for the project.
28.
Public roads shall not exceed 12% grade or less depending on the road classification per
Kitsap County Road Standards.
29.
All traffic control devices on public and private roads shall comply with the Manual on
Uniform Traffic Control Devices as amended by the Washington Administrative Code.
This is in accordance with 23 Code of Federal Regulations (CFR), Part 655.
30.
Sidewalk ramps shall conform to the current requirements of the Americans with
Disabilities Act per WSDOT standard plans at the time of construction.
31.
The property owners shall be responsible for maintenance of all landscaping within the
existing and proposed right-of-way including any structures other than roadway, storm
drainage facilities, and traffic signage. Maintenance shall include, but not be limited to,
mowing of lawn areas. A note to this effect shall appear on the face of the accepted
construction plans. In addition, Development Services & Engineering reserves the right
to require that covenants be recorded to address special maintenance requirements
depending on final design.
32.
The Applicant shall provide surveyed cross-sections at 50-foot intervals along the parcel
frontage on Ridgetop Boulevard NW. The cross-sections should show existing and
proposed pavement, shoulders, ditches and slopes. The cross-sections should also depict
centerline of pavement and right-of-way, the right-of-way lines, and easements.
33.
The Applicant shall submit plans for construction of the road approach between the edge
of existing pavement and the right-of-way line at all intersections with County rights-ofway. Approaches shall be designed in accordance with the Kitsap County Road
Standards as established in Chapter 11.22 of the Kitsap County Code. Existing
approaches may need to be improved to meet current standards.
34.
Any required sidewalk shall be constructed prior to roadway paving. This note shall

No. 14 02962 and No. 14 03073
Page 26 of 29
appear on the face of the final construction drawings.

35.
All work, equipment and materials for traffic signal and street lighting installations shall
meet and be in compliance with all requirements of the Kitsap County Road Standards,
Project Contract Provisions of Plans and Specifications accepted for construction by
Kitsap County, MUTCD Manual on Uniform Traffic Control Devices, NEMA National
Electrical Manufacturers Association, NEC National Electrical Code, WSDOT Standard
Specifications & Standard Plans, and the Occupational Safety & Health Administration
(OSHA).
36.
Before SDAP acceptance, the Applicant shall submit a set of drawings to the WSDOT for
review. The Applicant shall notify Development Engineering in writing when the plans
have been submitted to WSDOT. Development Engineering shall coordinate with
WSDOT to determine if WSDOT has any comments to the submittal, but responsibility
for obtaining concurrence from WSDOT lies with the property owner.
37.
Final plan approval shall require documentation of WSDOT approval for impacts to and
any required mitigation to roads. The WSDOT point of contact is Dale Severson at (360)
357-2736:
Washington State Department of Transportation
Olympic Region Development Services Attn: Dale Severson
P.O. Box 47440
Olympia, WA 98504-7440
38.
Any work within the County right-of-way shall require a Public Works permit and
possibly a maintenance or performance bond. This application to perform work in the
right-of-way shall be submitted as part of the SDAP process (or building permit if no
SDAP is required). The need for and scope of bonding will be determined at that time.
39.
The projects traffic impacts shall be mitigated by the Applicants participation in the
following three projects in accordance with the terms and conditions of a Development
Agreement acceptable to the County and executed by the parties prior to the issuance of
any building permits.
a. The first project is the realignment of NW Sid Uhinck Drive. The estimated cost of
this project is approximately $1,500,000 and the Applicants proportionate share is
approximately 66.7 percent or $1,000,000.
b. The second project is the additional lane on Ridgetop Boulevard NW. The estimated
cost of this project is approximately $1,000,000 and the Applicants proportionate
share is approximately 10.7 percent or $800,000.
c. The third project is the expansion of State Route 303. The estimated cost for this
project is approximately $3,000,000 and the Applicants proportionate share is

No. 14 02962 and No. 14 03073
Page 27 of 29
approximately 10.7 percent or $321,000.

40.
As detailed in the Development Agreement, the parties anticipate that the Applicant will
manage and construct the first two projects in accordance with plans approved by the
Kitsap County Department of Public Works and with public works regulations, and be
responsible for all costs except for the Countys proportionate share, which shall not
exceed $700,000 for both projects. The County will consider the Applicants expanded
role and financial share for the first two projects as sufficient mitigation for the
Applicants participation in the third project, which will be managed and constructed by
Kitsap County when warranted.
41.
No specific Survey conditions for this project, as proposed, are required.
42.
Kitsap County sanitary sewer is available for the project. The Applicant shall submit an
"Application to Construct Sanitary Sewer" to KCPW Sewer Utility Division.
43.
The Applicant shall submit a complete set of sewer plans, profiles, and specifications
designed in accordance with KCPW - Sewer Utility Division Standards and Regulations.
44.
Prior to SDAP approval, Waste Management, (360) 674-3166 shall be contacted for
information on implementing the solid waste/recycling storage requirements influenced
by the service provider (e.g., dumpster size and location) for the project. The Applicant
shall pay particular attention to the access requirements of collection trucks.
Documentation shall be provided from the solid waste/recycling service provider that
their requirements for this project have been met.
45.
The SDAP submittal shall show solid waste dumpster location, the method for securing
the enclosure gates in an open position and pad sizes on the civil plans submitted for
approval. Details of the enclosure, including interior dimensions, building materials and
lighting shall be included with the civil plans prior to final approval. These details may
be architectural drawings attached to the civil plans. The provided area must
accommodate a minimum 6-yard dumpster.
46.
The SDAP submittal shall show at least 150 square feet of exterior recyclable materials
storage space for the project. The Applicant shall describe collection containers and
show their locations, method for securing the enclosure gates in an open position and pad
dimensions on the civil plans submitted for approval. Details of the enclosure, including
interior dimensions, building materials and lighting must be included with the civil plans
prior to final approval. These details may be architectural drawings attached to the civil
plans.

No. 14 02962 and No. 14 03073
Page 28 of 29
47.
If using a compactor, liquid waste generated as a result of compaction must not discharge
into the stormwater system per BKCBH Ordinance No. 1996-11, Section IV.2.a.
48.
Construction of rock walls or other retaining facilities that exceed four feet in height shall
require a building permit.
49.
Rock and retaining walls shall meet all applicable setback requirements of KCSDM
4.7.5.
DECIDED this 23rd day of July 2015.

No. 14 02962 and No. 14 03073
Page 29 of 29

Harrison Medical Center PBD CUP NOD

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14 02962

Kitsap County Hearing Examiner

PORT ORCHARD, WA 98366

NOTICE OF HEARING EXAMINER DECISION

Interested Parties and Parties of Record

Harrison Medical Center Silverdale Campus Expansion

BEFORE THE HEARING EXAMINER

Chuck Kolb, on behalf of

For Approval of a Conditional Use Permit

No. 14 02962 (PBD) and

Supplemental Application - Performance-Based Development (PBD), received August

Findings, Conclusions, and Decision

Findings, Conclusions, and Decision

The property is identified by Assessors Tax Account Nos. 162501-4-102-2007, 162501-4-102-2106,

Findings, Conclusions, and Decision

Findings, Conclusions, and Decision

Part 1 - the construction of a four-story, 80,000 square foot Medical Office

Findings, Conclusions, and Decision

Findings, Conclusions, and Decision

An additional lane on Ridgetop Boulevard. The estimated cost of this project is

SR 303 interchange improvements. The estimated cost for this project is

Findings, Conclusions, and Decision

Findings, Conclusions, and Decision

Department of Ecology. N. L. Olson & Associates, Inc., prepared a preliminary Storm

Public Services and Utilities

The County Department of Public Works-Wastewater Division Sewer Availability

Findings, Conclusions, and Decision

Performance Based Development

Findings, Conclusions, and Decision

Findings, Conclusions, and Decision

The proposal is consistent with the Comprehensive Plan;

Findings, Conclusions, and Decision

appearance, quality or development, and physical characteristics of the subject

Increase requirements in the standards, criteria, or policies established by this

Findings, Conclusions, and Decision

Conclusions Based on Findings

Findings, Conclusions, and Decision

Findings, Conclusions, and Decision

preservation of an existing pedestrian trail. Stormwater runoff would be routed through

Performance Based Development

Findings, Conclusions, and Decision

Findings, Conclusions, and Decision

Innovations and/or public benefits would be commensurate with the code

This CUP/PBD approval shall automatically become void if no development permit

An unobstructed width of 20 feet and height of 13 feet 6 inches.

Findings, Conclusions, and Decision

The inside turning radius shall be a minimum of 25 feet.

The information provided demonstrates this proposal is a Major Development as defined

Findings, Conclusions, and Decision

Findings, Conclusions, and Decision

to, damage to pavement or vegetated areas caused by maintenance trucks.

Findings, Conclusions, and Decision

appear on the face of the final construction drawings.

Findings, Conclusions, and Decision

approximately 10.7 percent or $321,000.

No specific Survey conditions for this project, as proposed, are required.

Findings, Conclusions, and Decision

DECIDED this 23rd day of July 2015.

Findings, Conclusions, and Decision

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