The URL can be used to link to this page

03_EWHS CUP-Variance-DR Request.pdf 9ķƒƚƓķƭƚƚķǞğǤIźŭŷ{ĭŷƚƚƌ{ǤƓƷŷĻƷźĭǒƩŅ/ƚƓǝĻƩƭźƚƓ /ƚƓķźƷźƚƓğƌƭĻtĻƩƒźƷ ğƩźğƓĭĻwĻƨǒĻƭƷğƓķ 5ĻƭźŭƓwĻǝźĻǞ/ƩźƷĻƩźğbğƩƩğƷźǝĻ TheEdmondsSchoolDistrictNo.15(District)isproposingupgradestotheexistingbaseballand soccerfieldsandtenniscourtsatEdmondsWoodwayHighSchool.Theproposedproject includesthreestoragecontainersnorthofthebaseballfield,anareaforjavelinanddiscuswest ofthebaseballfield,asyntheticturfmultipurposebaseballfieldwithfootball/soccerfield(and associatedlighting)andbullpens.Inaddition,fourtenniscourts(andassociatedlightingfor newandexistingcourts)areproposedeastofthebaseballfield.Threebattingcagesare proposedsouthofthetenniscourts. InaccordancewithECC16.80.010(C),playfieldlightingandstructuresover25feetinheight requireConditionalUsePermitsinthePzone.Inadditiontothesitebeingusedasahigh schoolcampus,whichrequiresaConditionalUsePermit(CUP),thisconditionalusepermit includesthefollowingsiteelementsrequiringaCUP. Sixlightpolesassociatedwiththebaseball/soccerfieldsthatare70feetinheightand twopolesthatare90feetinheight. Eightlightpolesassociatedwiththetenniscourtsthatare50feetinheight. Thebackstopandassociatednettingisproposedtobe40feetinheight. Avariancerequestisincludedforthefollowingsitefeatures: Lightpolewestofthenorthbullpen(poleB2)whichisproposedtobe90feetinheight. Lightpolesouthoftheeastbullpen(poleB1)whichisproposedtobe90feetinheight. Thesouthernbattingcage/nettingtunnelisproposedwithinthe20footbuilding setbackline.Thisbattingcageisaremovablenetsystemconsistingofchainlinkfence postandfabricadjacenttothenettingpostandnetting.Somepermanentfeatures wouldbelocatedwithinthesetback.Thebattingcagenetisproposedtobe3.76feet fromthepropertyline. /ƚƓķźƷźƚƓğƌƭĻtĻƩƒźƷ Noconditionalusepermitmaybeapprovedunlessallofthefindingsinthissectioncanbe made. A.Thattheproposeduseisconsistentwiththecomprehensiveplan. 2016ComprehensivePlan RenovationswouldnotresultinchangesinthelandusepatterintheCityofEdmonds. Medical/Highway99Vision.TheMedical/Highway99activitycenterisintendedtoencourage thedevelopmentofapedestrianandtransitorientedfocusedontwomasterplanned development,Swedish/EdmondsmedicalcenterandEdmondsWoodwayHighSchool,witha relatedhighintensitydevelopmentcorridoralongHighway99. Theproposedconversionprojectwouldnothaveanimpactorchangeinusefortheexisting site.Inaddition,theproposalwouldnotimpedetheexistingsidewalksandpedestrian orientationthatcurrentlyoccursonthesiteandimmediatevicinity.However,duetosecurity th concernsoftheoverallsite,nodirectaccesstotheproposedfacilitiesisproposedfrom216 StreetSW. CapitalFacilitiesPolicyA.1Providecapitalfacilityimprovementsinordertomeetorexceed establishedservicestandards. Conversionoftheturftoasyntheticturfwillallowincreaseduseoftheexistingfields.In addition,theinclusionofthelightingwouldallowusageintotheevening.Thesecapitalfacility improvementsarenotonlybeneficialtotheDistrict,butalsotothecitizensofEdmonds. B.ZoningOrdinance.Thattheproposeduse,anditslocation,isconsistentwiththepurposesof thezoningordinanceandthepurposesofthezonedistrictinwhichtheuseistobelocated,and thattheproposedusewillmeetallapplicablerequirementsofthezoningordinance. TheproposeduseandsitelocationareconsistentwiththepurposesoftheZoningOrdinance andthepurposesoftheZoneDistrictinwhichtheuseistobelocated.Theproposedusewill meetallapplicablerequirementsoftheZoningOrdinance.Theexistingschoolislocatedinthe PublicUse(P1)zoneoftheCityofEdmonds.HighSchoolsareallowedthroughConditional Uses. Thelightswouldbedownshieldedandoutfittedwithglarecutoffshieldstominimizefugitive lightspillingontoneighboringproperties.Tallerpolesreducetheangleofspilllightandreduce glareandskyglow.Thiswouldreduceintensityoflightimpactstothesurroundingproperties. Thereisalsoexistinglightingonthefootballandfastpitchfieldstothenorth. Noisegeneratedfromthesitewouldbeconsistentwithexistingconditions.Siteactivities wouldcontinuepastthetimesofcurrentuse;however,thiswouldbeconsistentwithcurrent noiselevelsandcodeprovisions.Activitiesonthefieldwouldendby10:00p.m.toensure compliancewiththenoiseordinance. ExistingparkingatEdmondsWoodwayHighSchoolwouldservetheproject.Activitiesheldon thefieldsortenniscourtstypicallyoccurafterschoolhours,whenthereisadequateonsite parking.Additionaluseofthefieldsandcourtswouldtakeplaceafternonpeaktimes.Existing tripswouldjustextendlongerintothedayduetotheabilitytolightthefieldandcourts. C.NotDetrimental.Thattheuse,asapprovedorconditionallyapproved,willnotbe significantlydetrimentaltothepublichealth,safetyandwelfare,andtonearbyprivateproperty orimprovementsunlesstheuseisapublicnecessity. Thesiteiscurrentlydevelopedasathleticuses.Byconvertingtosyntheticturfandproviding lighting,itwouldprovideupgradedfacilitiesandallowadditionalusebystudentand the community.Allproposeddevelopmentwouldoccurwithinexistingdevelopedareas. InadditiontotheConditionalUsePermitCriterialistedabove,accordingtoEMC16.80.020, thereareadditionalcriterialistedinthePublicUse(P)zone. InconsideringaconditionalusepermitapplicationunderChapter20.05EMCforthepublicuse (P)zone,thehearingexaminerand/orcitycouncilshallconsiderthefollowing: A.Impactoftheproposalonthevisualandaestheticcharacteroftheneighborhood. Thelightswouldbedownshieldedandoutfittedwithglarecutoffshieldstominimizefugitive lightspillingontoneighboringproperties.Tallerpolesreducetheangleofspilllightandreduce glareandskyglow.Thiswouldreduceintensityoflightimpactstotheresidentsadjacenttothe fields.Impactsassociatedwiththeproposalarediscussedintheenvironmentalchecklist submittedaspartoftheCUPapplication.Inaddition,theproposedlightsaresimilartothose thathavealreadybeeninstalledandusedonthesiteforfootballandfastpitch.Theproposed lightswould B.Orientationoffacilitiestodevelopedorundevelopedresidentialareas. Althoughthelightswouldbeinstalledonafieldthatisadjacenttohighdensityresidentially zonedproperties,thelightswouldbeoutfittedwithglarecutoffshieldstominimizefugitive lightspillage.Thereisalsoexistinglightingonthefootballfieldlocatedimmediatelytothe northoftheproposeddevelopmentarea.Inaddition,thefastpitchfieldinthenorthwest portionofthesiteisalsoilluminated. C.Preservationofnaturalvegetationand/orothernaturalfeatures. Thesiteisalreadydevelopedforathleticuses.However,thereareapproximatelysixsignificant evergreentreesthatneedtoberemovedontheeasternperimeterofthesite. D.Hoursofoperation;performancestandards;conformanceoftheproposalwiththe noiseordinance. Noisegeneratedfromthesitewouldbeconsistentwithexistingconditions.Siteactivities wouldcontinuepastcurrentuse,however,thiswouldbeconsistentwithcurrentnoiselevels andcodeprovisions.Activitiesonthefieldwouldendby10:00p.m.toensurecompliancewith thenoiseordinance. E.Abilityoftheproposaltoprovideforadequateonsiteparking;andtrafficimpactsofthe proposalontheneighborhood.\[Ord3353Section8,2001\]. ExistingparkingatEdmondsWoodwayHighSchoolwouldservetheproject.Activitiesheldat thebaseball,soccerandtenniscourtstypicallyoccurafterschoolhours,whenthereis adequateonsiteparking.Additionaluseofthefieldswouldtakeplaceafternonpeaktimes. Existingtripswouldjustextendlongerintothedayduetotheabilitytolightthefield. ğƩźğƓĭĻ Novariancemaybeapprovedunlessallofthefindingsinthissectioncanbemade. 1.SpecialCircumstances.That,becauseofspecialcircumstancesrelatingtotheproperty,the strictenforcementofthezoningordinancewoulddeprivetheownerofuserightsandprivileges permittedtootherpropertiesinthevicinitywiththesamezoning. Specialcircumstancesincludethesize,shape,topography,locationorsurroundingsofthe property,publicnecessityasofpublicstructuresandusessetforthinECDC17.00.030and environmentalfactorssuchasvegetation,streams,pondsandwildlifehabitats. Specialcircumstancesshouldnotbepredicateduponanyfactorpersonaltotheownersuchas ageordisability,extraexpenseswhichmaybenecessarytocomplywiththezoningordinance, theabilitytosecureascenicview,theabilitytomakemoreprofitableuseoftheproperty,nor anyfactorresultingfromtheactionoftheowneroranypastownerofthesameproperty. Thesiteisanexistinghighschool.Theproposedconversionprojectwouldprovideagreater levelofserviceforthefieldandnotdramaticallychancetheexistinguseofthatportionofthe site. 2.SpecialPrivilege.Thattheapprovalofthevariancewouldnotbeagrantofspecialprivilege tothepropertyincomparisonwiththelimitationsuponotherpropertiesinthevicinityofthe samezoning; AsaPublicUse,theHighSchooliszonedPublic(P)andisthereforeuniqueintheneighborhood surroundingthesite.Theproposedlightingoftheexistingfieldandadditionaltenniscourts wouldextendthehoursofuseforbothstudentsandthegeneralpublicfromdusktoa scheduledturnoffconsistentwithCityregulationsandtheapprovedConditionalUsePermit conditions.Thefieldandtenniscourtscouldnotbeappropriatelylitifthevarianceisdenied. 3.ComprehensivePlan.Thattheapprovalofthevariancewillbeconsistentwiththe comprehensiveplan; See A aboveunderConditionalUsePermit. 4.ZoningOrdinance.Thattheapprovalofthevariancewillbeconsistentwiththepurposesof thezoningordinanceandthezonedistrictinwhichthepropertyislocated; TheproposeduseandsitelocationareconsistentwiththepurposesoftheZoningOrdinance andthepurposesoftheZoneDistrictinwhichtheuseistobelocated.Theproposedusewill meetallapplicablerequirementsoftheZoningOrdinance.Theexistingschoolislocatedinthe PublicUse(P1)zoneoftheCityofEdmonds.HighSchoolsareallowedthroughConditional Uses. Thelightswouldbedownshieldedandoutfittedwithglarecutoffshieldstominimizefugitive lightspillingontoneighboringproperties.Tallerpoles reducetheangleofspilllightandreduce glareandskyglow.Thiswouldreduceintensityoflightimpactstothesurroundingproperties. Thereisalsoexistinglightingonthefootballandfastpitchfieldstothenorth. Noisegeneratedfromthesitewouldbeconsistentwithexistingconditions.Siteactivities wouldcontinuepastthetimesofcurrentuse;however,thiswouldbeconsistentwithcurrent noiselevelsandcodeprovisions.Activitiesonthefieldwouldendby10:00p.m.toensure compliancewiththenoiseordinance. ExistingparkingatEdmondsWoodwayHighSchoolwouldservetheproject.Activitiesheldon thefieldsortenniscourtstypicallyoccurafterschoolhours,whenthereisadequateonsite parking.Additionaluseofthefieldsandcourtswouldtakeplaceafternonpeaktimes.Existing tripswouldjustextendlongerintothedayduetotheabilitytolightthefieldandcourts. 5. NotDetrimental.Thatthevarianceasapprovedorconditionallyapprovedwillnotbe significantlydetrimentaltothepublichealth,safetyandwelfareorinjurioustothepropertyor improvementsinthevicinityandsamezone; Approvalofthevarianceshouldnotbedetrimentaltothesurroundingproperties.The proposedlightpoles(90footpoles)wouldbesetbackfromthepropertylineaminimum143 feet.Thebattingcagewouldbesetback3.76feet.Thenearestresidentialpropertyislocated th across216StreetSW.The90footlightpoleswouldbeoutfittedwithglarecutoffshieldsto minimizefugitivelightspillage. 6.MinimumVariance.Thattheapprovedvarianceistheminimumnecessarytoallowthe ownertherightsenjoyedbyotherpropertiesinthevicinitywiththesamezoning. Theathleticfieldlightingpolesaredesignedusingtypicalpoleheightsoftotoprovide safelightinglevelsandmeettheminimumlightingstandardssetbytheIlluminating EngineeringSociety.Thepoleheightsalsodramaticallyreducethenegativeimpactsoflight spillandglareproducedcomparedtotheuseofshorterpoles.Shorterpoleswouldrequire thatthefloodlightsbeaimedatveryshallowangleseliminatingtheeffectivenessofthe floodlightshielding.Usingshorterpolesexposestheusersandcommunitytoexcessivespill light/glareanddoesnotprovideminimumlightinglevelsrequiredforsafeplay. 5ĻƭźŭƓwĻǝźĻǞ Otherthandescribinghowtheproposalsatisfiestheapplicablerequirementandstandardsof theComprehensivePlan(seeCUPAabove)andtheEdmondsCommunityDevelopmentCode (seeCUPBandZoningVariance4above),therearenoadditionalcriteriathatneedtobemet forreview.Theanalysisprovidedaboveaddressestherequiredinformation,sonoadditional analysisisprovidedspecifictothispermititem.