CUP Criteria Statement.pdfmahlum
Project Name: Madrona School Replacement
Edmonds School District
Project Address: 9300 236th Street SW, Edmonds, Washington 98020
Date: 16 May 2016
To: City of Edmonds
Development Services Center
121 5th Avenue North
Edmonds, Washington 98020
Conditional Use Permit Criteria Statement
Proposed Use:
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The proposed development is a replacement 80,000 SF school for Madrona School. The site is zoned as
Single Family Residential (RS -8). The new school will replace the existing Madrona School and will include
new parking and student drop-off as well as a new bus loop with extended queuing. Site utilities will be
extended to serve the mechanical, electrical, and plumbing needs of the new school.
c1R °i a aV l) (It_Ara}IC 17 100.0.x.
Primary schools with a design capacity of greater than 600 students or more than 60,000
square feet of floor area shall be permitted as a conditional use in all zones.
The proposed floor area is 80,000 sf. (The existing Madrona School is approximately 86,500 sf)
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In residential zones or any zone in which a structure 35 feet in height is not a permitted use,
that portion of the structure or a separate structure that serves as an auditorium, gymnasium,
or swimming pool, may be permitted to a maximum building height of 35 feet with a
conditional use permit and
Provided that the maximum building height for any other portion of the entire structure may be
increased above the maximum(s) provided in this section, also subject to conditional use permit
approval, to a maximum of 35 feet.
The proposed gymnasium height is 30 feet
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Designing within the Comprehensive Plan:
Site
The existing Madrona School fronts 236th Street SW with street access at two locations that serves the
bus loop and the staff and parent parking. The Madrona School Replacement will be built to the south of
the existing school and the existing parking will essentially remain in the same general location. At full
build -out the front of the site will include parking and a bus loop and will also add the amenity of an open
field that would have the potential to be used by the school and the community. The school -replacement
project will retain the two existing driveways in their current locations; however, changes to internal site
circulation will modify how those driveways are used. The existing western access driveway would be used
for automobile (parent -vehicles, staff, and visitors) access and egress. Access and egress for school buses
and a portion of staff parking would be consolidated at the existing eastern access driveway. Pedestrian
access will be improved with an accessible route from 236th Street SW to the main entrance of the
school. Being in a residential area, open, green spaces are the highlight of the site design with plenty of
opportunities for play, community interaction and activities within a natural setting.
Landscaping along with fences and architectural walls will be used for security, privacy, and as visual
barriers to utilities, trash / recycling and service areas that may have negative visual impacts to the site. All
mechanical systems will be enclosed and integrated into the building form. Site signage and lighting will
be kept at a minimum but adequate level to provide proper illumination and wayfinding for vehicles,
bicycles, and pedestrians along walkways, parking, and building entrances.
All new landscaping (screening and foundation planting) will be a mixture of native or adaptive evergreen
and deciduous shrubs and groundcover that provide interest and visual relief in all seasons.
Existing buffers on all property lines are made up of a mature forest of native conifer and deciduous trees
with a mix of native evergreen and deciduous understory shrubs and groundcover. These buffers will be
protected and exceed Type IV Landscape Buffering Requirements per ECDC 20.13.030.D. Additionally,
the existing mature forest along the 236th Street SW frontage exceeds the requirement for Street Trees
per ECDC 20.13.020.K.
Building Form
The building form of the new school will engage the hill that separates the upper and lower plateau. By
engaging the hill, the new building form integrates the existing topography into the new design and
anchors the buildings to the site. The school program has been distributed on the site in a 1 -story scheme
that allows greater access to outdoor learning and daylight and at the same time respects the surrounding
residential properties.
The roofs are sloped in a playful, yet functional manner to help direct and capture rainwater. The roofs of
the classrooms will direct water to various rain gardens. The most significant rain garden occupies the
main north / south outdoor circulation spine. The rain gardens and bio -filtration of stormwater will
present educational opportunities about the water cycle, conservation, and quality. The modulated roof
forms also distinguish the classrooms from the administrative and more public uses of the school.
Building Facade
The fa4ade design at the classrooms is focused around daylighting and access to outdoor teaching spaces.
Daylighting is primarily achieved by integrating larger window openings along the north wall and by
shaded windows along the south. Window placement also takes into account views of nature and
considerations for security. Durable materials are proposed for the solid portions of the fa4ade to
withstand high levels of student activity without the need for replacement. Accents of color will be used
to give identity to classrooms and outdoor teaching spaces.
At public spaces within the building, larger, more expansive glazing is used to incorporate views of nature
and to give a hierarchy to building entrances and spaces that are more accessible to the community. Three
materials are proposed for the building fa4ade (in addition to glazing) to allow for a variation of color,
texture, and scale.
Description of How the Project Meets Applicable Codes:
Edmonds Community Development Code (ECDC) section 16.20.010.A.3 states that primary schools are a
permitted primary use for RS -8 zoning but are subject to the requirements of ECDC 17.100.050 (G)
through (R). The Madrona K-8 School will be over 60,000 SF and subject to a Conditional Use Permit. A
review by the Architectural Design Board is also required since it is not exempt per ECDC 20.10.020.B
The following subsections of ECDC 17.100.050 (G) through (R) would be met as follows:
G: The 80,000 SF school is proposed as a Conditional Use
H: The new Madrona K-8 School would not encroach the 25ft. setback requirement
The targeted maximum building height is 30ft (35 ft allowed as Conditional Use)
Sidewalks will be provided along street frontages
K: All playgrounds and play fields will be located on site
L: Future portable classrooms are proposed as part of the CUP; however, a separate building
permit would be submitted at the time that portables would be required.
M: Parking spaces are based on demand and exceed the 11 per 100 student requirement. "Special
Event" parking has been provided in the site plan
N: The Madrona K-8 School is located on a non -arterial street
O: The Madrona K-8 School is considered a primary school.
P: Signage will be designed to meet the sign code (ECDC 20.60)
Q: There are not any "secondary uses" planned for this development
R: The project shall be designed to meet governing laws
Regards,
G
Corrie Rosen
Associate Principal
cc Taine Wilton and Michael Nelson, Edmonds School District
David Mount, Mahlum
160512 MA ESD (Land Use Coverletter_draft - LH),docx