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CITY OF EDMONDS
ARCHITECTURAL DESIGN BOARD
Minutes of Regular Meeting
September 7, 2016
Vice Chair Guenther called the meeting of the Architectural Design Board to order at 7:00 p.m., at the City Council
Chambers, 250 - 5'h Avenue North, Edmonds, Washington.
Board Members Present Board Members Absent Staff Present
Cary Guenther, Chair Lois Broadway Michael Clugston, Senior Planner
Brian Boroflca Tom Walker, Vice Chair
Joe Herr
Lauri Strauss
Athane Tarrant
APPROVAL OF MINUTES
BOARD MEMBER BOROFKA MOVED THAT THE MINUTES OF JULY 6, 2016 BE APPROVED AS
SUBMITTED. BOARD MEMBER STRAUSS SECONDED THE MOTION, WHICH CARRIED
UNANIMOUSLY.
APPROVAL OF AGENDA
The agenda was approved as presented.
REQUESTS FROMTHE AUDIENCE:
No one in the audience indicated a desire to address the Board during this portion of the meeting.
MINOR PROJECTS:
No minor projects were scheduled on the agenda.
PUBLIC MEETING: MADRONA SCHOOL REPLACEMENT
Mr. Clugston explained that due to the location and scope of the project, general design review is required by the
Architectural Design Board (ADB) using the requirements in Edmonds Community Development Code (ECDC) 20.11.
The Board's findings must be made relative to the design criteria in ECDC 20.11.030, the Urban Design Chapter of the
Community Culture and Urban Design Element of the Comprehensive Plan and the zoning ordinance. Pursuant to
ECDC 20.01, the design review is being consolidated with two Conditional Use Permits (CUP), which are required
because the proposed replacement facility has a design capacity in excess of 60,000 square feet and several features of
the site are proposed to be between 25 and 35 feet in height. Because only one public hearing is allowed per project, the
ADB will review the project at a public meeting and then make a recommendation about the project's design to the
Hearing Examiner. The Hearing Examiner will then hold the public hearing and issue a final decision on the project's
design, as well as the CUPs. The Hearing Examiner's decision will be appealable to the City Council.
EXHIBIT B
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Stewart Mhyre, Executive Director for Business and Operations, Edmonds School District (ESD), thanked the
voters in the City of Edmonds for overwhelmingly approving the February 2014 bond issue that not only funded the
Madrona School Project, but other projects throughout the District, as well.
Taine Wilton, Project Manager, ESD, also introduced Ed Peters, Director of Capital Projects, ESD and Corrie
Rosen and Joanne Wilcox, consultants from Mahlum Architects. She briefly reviewed where the project is in the
process, noting that the intent is to obtain approval of the CUPS in October of 2016, site permits in November of
2016, and a building permit in January of 2017. Construction will start in the spring of 2017, with an 18 -month
construction window. Construction will happen while the students are occupying the site, and site work will
extend past the start of school in September of 2018 to accommodate earth work, plantings, etc. that cannot be
done until the new school has been constructed and the old school has been demolished.
Ms. Wilton provided a site map, noting that 236th Street SW to the north will serve as the main access road to the
site, with additional pedestrian access from both the south and east side of the site. The intent is to retain as many
trees as possible, and the proposed site plan is just about as green as the existing site. Ball fields will be installed
where the existing buildings are located. To be sensitive to the existing neighborhood, the building will be
located towards the south end of the site to mitigate noise and glare. The proposed one-story height will maintain
the low residential feel of the original school. She provided a map and described how the project will move
forward in phases.
Corrie Rosen, Mahlum Architects, walked the Board through a series of site -analysis slides that were used as a
tool to figure out the most valuable place to build on the site. Although the site is 40 acres, developable land is
limited. She specifically noted the property line, the 25 -foot setback line, and the series of trails on the existing
site. She pointed out the significant grade difference between the existing Madrona School and Woodway
Elementary at the bottom of the slope.
Ms. Rosen advised that site access is very limited. The two existing points of access will be maintained, and no
additional vehicular access will be provided. There are also three wetlands on the site. Wetlands A and C are
located on the steep slope between the two schools, and Wetland B is on the east side of the school. As a
Category 3 Wetland, Wetland B has a 60 -foot buffer and a 15 -foot building setback requirement. They have
worked with staff to reduce the buffer to 45 feet through buffer averaging, but the 15 -foot building setback will be
maintained. She provided photos to illustrate existing development on the site, particularly noting the "island" on
236`h Street SW that the community is very interested in maintaining.
Ms. Rosen described the problems with the current circulation and site flow, which is a significant community
and school concern, and presented the proposed plan for vehicular and bus traffic, as well as bicycle and
pedestrian traffic. She emphasized that the drop off and traffic flow will be separated from a large portion of the
parking to minimize problems with stacking. As currently proposed, it will no longer be necessary to stagger start
times for the various school programs, as the new bus loop will be able to accommodate buses more efficiently.
A sidewalk will take pedestrians arid bicyclists from 2361st' Street SW through the entry area and to the entry plaza
and a clear front door.
Ms. Rosen advised that there are currently 117 striped parking spaces on the site, and it is incredibly challenging
to move through the lots during pick up and drop off. The proposed plan will provide 119 parking spaces, with an
additional 80 spaces in the bus and parent loops that could be used for event parking.
Joanne Wilcox, Mahlum Architects, explained that, as proposed, the pedestrian, bus and vehicular circulation
will come to an entry plaza at the center point of the site. From there, there will be easy access to and an
overview of the playground, as well as access to the fields. For after hour events, people who park can have easy
access to the fields and playgrounds without having to go through or around to the back of the site, which is what
Architectural Design Board Meeting
Minutes of Regular M ling
September 7, 2016
Page 2 of 8
happens now, As proposed, the school will be located such that the large community gathering points will be
oriented. towards 236"l°, and then it moves into a series of quieter exterior and interior learning centers. The site is
organized so that the school, itself, will have easy access to the playground, and the track is intended to stay in its
current location. However, instead of housing a large athletic field, it will house a playground that allows for easy
supervision. Moving the soccer field component to the front of the site will allow easier access for community
members and draw families in after hours, as well.
Ms. Wilcox said it was important to the community that the school building is nestled against the wooded edge.
The intent is to protect the wooded area, but also allow children to experience nature on a daily basis from both
inside and outside of the building. The building's current location makes it hard for children to experience the
wooded edge and engage the trail system that is there.
Ms. Wilcox commented that the program needs for Madrona School are different than many other schools, and
four goals rose to the top:
r Addressing the whole child. They are very focused, not only on academics, but the social and emotional
needs of kids as they grow up. The intent is to consider how the building can engage students in not only
academics, but their surrounding environment. The goal is to give them independence and allow them to
model or exhibit behaviors that foster both social and emotional growth.
A beautiful natural school. It is very important that there are connections not only visually to the exterior
environment, but a material pallet that fits well with the environment. The goal is that it be as warm and
welcoming and connected to the exterior as possible. She shared drawings done by the students to illustrate
their ideal learning environment, noting that most were exterior learning spaces. Almost 100% of the
community embraced outdoor circulation.
Appropriate acoustics. Because of the unusual teaching methodology, different acoustics are needed to
support those types of learning. They would like appropriate acoustics to help the students understand
whether it is palace to be loud or a place to be quiet. The acoustics should provide special division rather than
dividing walls. This high priority on acoustics played a significant role when developing the entire site plan.
w 21" Century learning. This group has embraced the idea that education can look different, and they asked
them to think about space in that same way. They conducted an extensive workshop format to really
understand what that means within the building and site. Part of the idea of 21s' Century learning is not just
about technology, but the ability for students to engage in a variety of different learning environments, one
being the exterior.
Ms. Wilcox reviewed the floor plan for the proposed school, noting that the front entry continues to the primary
exterior learning environment within the school, itself. It was important for the community that there be a place
both inside and outside to gather all 650 students for concerts and/or school events. These two spaces (gym and
common areas) are connected. The gym, library and cafeteria will all have a direct connection to the common
area, and covered walkways will provide access to all of the learning environments. The district's intent is to
close off access to the more intimate learning spaces, but leave the remainder of the site open for the public to
enjoy.
Ms. Wilcox advised that the design incorporates the idea of a sheltering canopy or treating the roof scape as it is a
canopy over the entire environment of learning. The roof is articulated as a heavy plain under which the land
(interior and exterior learning environments) can slip through a series of transparent spaces. Currently, the
learning centers are isolated, and the learning community believes that students learn as much from the watching
students in other centers as they can from the students in their own centers. The idea of transparency under the
Architectural Design Board Meeting
Minutes of Regular Meeting
September 7, 2016
Page 3 of 8
roof canopy is important to the learning community, so the proposed design includes a high amount of glazing,
which allows them to see from center to center, integrates each center to the outdoor learning spaces, and provides
the most controlled daylight into the learning spaces. The public spaces will be highly transparent, as well, to
provide connectivity between the interior and exterior spaces.
Ms. Wilcox explained that the roof canopy reaches around and becomes the overall massing of the building. The
roof is articulated to slope, and because of the grade change, there will be a purposeful path leading to the front
door and entry plaza. The low point of the roof will relate more to the student's scale. Gently sculpting the roof
up as it moves to the back and then folding it back down to the edge will provide better water drainage both
interior and exterior. A rain garden will be located under the center spine of the roof, which will provide a great
opportunity to bring in sustainability and a direct connection to the environment. The roof is also sloped to
provide access for solar to the west. The roof sloping allows them to mitigate the height of the gym by bringing a
lower roof form in front of it and then folding the gym up out of the plain so it is less noticeable as a separate bulk
on the site.
To emphasize the sheltering nature of the roof plane, Ms. Wilcox said they are proposing a color pallet that is on
the darker side. The extent between the ground plain and roof plain will be lighter. The upper portion of the
building will be a mid -tone, warm grey, and the lower portion will be a white colored brick. The fiberglass
windows and cement panels will be in a similar color pallet. She provided an image showing the color pallet of
the upper roof scape. Part of the gym as it looks out to the west will be a translucent panel, and the brick will be a
creamy, light, natural tone, with a natural grout. The reflectivity of the glass will allow the green spaces to be part
of the activity of the fagade, as well as bring in a natural element. They are having discussions with the district
about the idea of using weathering steel around some of the perimeters and integrating it into some of the
elements of the building. For security purposes, there will be some fencing that separates the interior courtyard
from the exterior, but it will be of a decorative nature (perforated or patterned material out of weathered steal) yet
to be determined. The intent is for the fence to become part of the exterior fagade. She summarized that the
proposed five materials will be highly variegated as they move across the glass and glazing. In conclusion, she
provided colored renderings of the front of the proposed new building, as well as the proposed view from the
street.
Mr. Clugston reviewed that the site, itself is zoned Residential Single -Family (RS -8), and the proposal is to
replace the existing school with a new facility. He referred to the zoning requirements for community facilities
(ECDC 17.100), and advised that two CUP's will be required for the project. First, a CUP will be required for
both the flag pole and gymnasium, which will both exceed the 25 -foot height limit (ECDC 17.100.050.I.1).
Second, a CUP will be required because the proposed floor area of 80,000 square feet is greater than the 60,000
square foot limit (ECDC 17.100.050.G.2). The district has already applied for these two CUPs.
Mr. Clugston advised that sidewalks are required for projects of this type, and the district will dedicate a 30 -foot
strip of land on the south side of 236th Street SW and sidewalks will be constructed to connect to the east down to
Edmonds Way to connect with a City project that is currently under construction. Right now, there are no
frontage improvements on 236th Street SW. Approximately 72 parking space are required for the project, and the
applicant is proposing to retain the existing 119 spaces, as well as provide special event parking spaces as
required by code.
Mr. Clugston referred to the general design review criteria (ECDC 20.11) and advised that the proposal meets all
of the design standards relative to building design, color, massing, etc. The one thing that is not adequately
addressed is the requirement that the loading and/or service area be screened. Staff has proposed a condition that
the site on the northeast corner of the building needs to be screened.
As was pointed out by the applicant, Mr. Clugston said the site is already heavily treed, and the existing buffer
around the exterior is impressive. A survey of the site identified 554 existing trees and recommended that just 32
Architectural Design Board Meeting
Minutes of Regular Meeting
September 7, 2016
Page 4 of 8
of them be removed because of ill health. The district is proposing that all other existing trees be retained to
maintain the buffer, which can be used to take the place of some of the otherwise required landscaping on the site.
For example, ECDC 13 requires landscaping within the parking areas. However, in this case, the site is already so
well treed that the Board could determine that the existing vegetation can make up for the other types of required
landscaping. He said the Board is allowed to make this interpretation as appropriate.
Mr. Clugston said the code also requires automatic irrigation for newly landscaped areas that are approved by the
ADB. He referred to staff s recommended condition that this requirement could be waived if the Board chose to
do so. He explained that with the use of bioswales and other types of native plant species, automatic irrigation
may not be necessary. He recommended that the Board leave this decision up to the applicant.
Board Member Borofka asked if there will be a walkway between the three buildings in the southwest corner and
the other buildings on the site. Ms. Wilcox answered that no covered connection has been proposed along this
gap, but there will be covered connections between the three buildings.
Board Member Borofka asked if construction and demolition hours will be limited. Mr. Clugston answered that
the code places limits on the hours of construction and the noise level allowed. There are also performance
standards related to noise, dust, glare, etc. These will be reviewed through the building permit.
Board Member Borofka asked if the vertical metal grading will have structural integrity from a security standpoint
or if it is intended to be decorative. Ms. Wilcox answered that it was included in the plans as a placeholder, and
they are working with the district to determine what the pattern can be from a security standpoint. It will be
located within the security envelope to keep people both in and out of the facility, so the fence will be structurally
sound.
Board Member Borofka asked the applicant to address the plans for lighting. Ms. Rosen responded that light
poles will be located around the bus loop and parking areas, as well as the front entry and plaza, and there will be
a slight variation in terms of the brightness of the fixtures. Board Member Borofka voiced concern that lights
around the perimeter of the site, particularly on the south and east sides, could have a negative impact on adjacent
residential properties. Ms. Rosen noted that the lights will be located quite far from the residential neighbors.
While they will need to provide lighting at the egress locations, they do not anticipate that poles will be used. Ms.
Wilton added that at other schools, the exterior lighting is on a program that is controlled. The lighting after
hours will be put on a motion sensor. If there is motion the lights will turn on, but dim to 10% of the total light
capacity when there is no motion. At 10 p.m. they will be turned off. That is likely how this site will be handled,
as well.
Board Member Borofka asked if any materials from the existing school will be repurposed. Ms. Wilton answered
that the plan is to salvage materials from the existing school to use on the Spruce Elementary School Project that
will begin the following year. The glulam beams that are throughout the school are beautiful.
Board Member Tarrant commented that, without reading the floorplan, it appears that the natural entrance to the
village of buildings is actually through the courtyard. While there is a plaza entrance, the traffic flow of people
becomes restricted as they approach the actual front door of the building. He noted that the applicant is proposing
to use decorative screening for security across the front of the courtyard, which means all of the people will come
in and out of the front door. Ms. Wilcox explained that the intent is to open the gate in the morning when students
are arriving so they can bypass the front door and proceed to their academic spaces. After school has started, the
gate will be closed and visitors will be asked to enter through the front door. The gate will be opened again when
the students are leaving for the day.
Board Member Tarrant voiced concern that the proposed layout of the counseling pods and restrooms could
restrict the district's ability for flexibility. Mr. Mhyre explained that the design was very purposeful. Once all of
Architectural Design Board Meeting
Minutes of Regular Meeting
September 7, 2016
Page 5 of 8
the students have arrived and class is in session, it is important to be very specific on where visitors must go to
check in and identify their purpose for being at the school. This is the way schools are now being designed across
the nation with specific entrance points for security purposes. Board Member Tarrant felt it would improve
flexibility of the space if the gymnasium could be opened up to the courtyard during large functions. Ms. Rosen
pointed out that there will be broad entrances directly out to the courtyard on each side. She noted that the strip of
space along the gym is called the wellness center where occupation and physical therapy takes place. If the space
is not being utilized for this purpose, the physical education classes can use it, as well. The space is also called
the den and is intended to function as a student lounge for students who have a hard time with the cafeteria and
recess experiences. The intent is that these students can slip into the den and still be part of the recess experience.
Board Member Strauss voiced concern that the trash will be located at the end of a long driveway. Ms. Rosen said the
driveway is also intended as the fire lane access, and that is why the gate is not pushed further up. Board Member
Strauss asked if there is adequate space for fire access to all sides of the school, and Ms. Rosen answered that they have
been working with the Fire District to ensure there is adequate fire access.
Board Member Strauss questioned how the students will get to recess if the gates to the courtyard are closed during
school hours. Ms. Wilcox said they have been working closely with the district to address this issue. The entry gates for
student flow wi 11 face the parking lot so students can move directly in. There will be another series of access points
out to the playground that come directly down from the courtyard and those doors will be open and accessible during
recess. They are working with the district to understand whether the doors will be on car readers so that staff can open
and close them during recess. They want to make sure the students can not only get to recess, but can get back out
through the gates. She noted the location of the points of access for recess.
Board Member Strauss asked if the pods for the lower grades will be separated from the pods for the higher grades. Ms.
Wilcox said it will vary depending on the administrators and the academic programs they want to bring in. There are
several different center designs they are working with, and the intent is that the first four will be kindergarten and
preschool. They will be supported by a natural learning area outside of that. There will be four primary and four
intermediate centers, and the goal is to scatter them. Middle school will also be equally distributed. There will be
separate DHH centers for preschool, primary and middle school students. Students from all age groups will mix in the
courtyards. Ms. Rosen added that most of the rooms are designed to be flexible in their uses.
Board Member Strauss referred to the rendering provided by the applicant and commented that the front entrance is not
well distinguished. She asked if this was done on purpose. Ms. Wilcox commented that the landscaping and sidewalk
will lead people to the entrance, and they are working with the district to understand what their signing desires will be.
There will be a continuous canopy along this edge to provide a place for people to gather. Their intent with bringing in
the secondary material was to draw the eye back into the area, but she agreed to think about it a little more.
Board Member Herr questioned why the building occupies so much ground area. Most districts are building two and
three-story buildings because of the cost factor. He thought the problem was related to the height limit, but the attic
space, in cubic feet, will just about equal the cubic feet of the learning space. The skylight wells will be 10 feet deep. He
questioned why they are spreading the design out so far rather than making it more compact in terms of cost savings, etc.
Ms. Wilton agreed that is a fair question that the district considered, as well. However, based on the schools
programming needs, they were desirous of having the ground floor of a one-story building. They also considered a two-
story structure, but the idea of moving 50 students from a second story to a ground floor or outdoor study space will be
difficult to do safety and expeditiously. The one-story design was needed for students to flow indoors and outdoors and
use the space year round.
Edward Peters, Capital Projects Director, ESD, the project is being done under the general contractor/construction
manager delivery method, and a cost analysis was done before the schematic design was started. Forma Construction,
the contractor for the project, costed out both one and two-story designs and found that the current proposal came in at
the same cost as a two-story building. While the proposed design has a larger roof area, it has less costly foundations
Architectural Design Board Meeting
Minutes of Regular Meeting
September 7, 2016
Page 6 of 8
and there are fewer vertical circulation needs. He agreed to share the cost estimates upon request. He summarized that
there is no cost premium for the building being single -story, and it will suit the program well.
Board Member Strauss asked if the applicant is going for LEED Certification. Ms. Wilton answered that they are
actually doing Washington Sustainable Schools Protocol, which is similar to the intent of LEED and also required for
State funding. Chair Guenther asked the applicant to go into more detail about the aspects of sustainability. The design
team pointed out the following:
• The classrooms in the existing school are oriented east and west, which makes it difficult to control the lighting. The
new classrooms will have a north and south orientation with an overhang to control the lighting.
• The skylights will help get daylight into the large spaces, which will reduce lighting costs.
• They will be using LED fixtures and heat recovery.
• They will use a displacement ventilation system to deliver the air slowly and down low, and they are planning on
radiant floors in the learning center areas because so much of the work that is done with student is on the floor.
• Underground injection control wells will be used throughout the project. Because of the topography of the site, they
are able to drill down and allow the stormwater to be filtered and cleaned and dropped right into the aquifers. There
will be no runoff from the site.
• They are doing a high-performance envelope, which is meeting or exceeding the current code for 2030 guidelines.
That means continuous exterior insulation, and they are currently looking at fiberglass windows, as well as some
other aspects.
• They are using linoleum and interior rugs rather than carpet in many of the spaces for a cleaner interior surface.
• The cross ventilation in many of the centers will allow for cross cooling during the shoulder seasons.
Board Member Tarrant asked if the applicant anticipates any problems with glare given the proposed light colored panels
adjacent to the large windows. Ms. Wilcox said this is something they will continue to work on. The elevation that
faces south has an overhang that provides a good cover of shade in the hot, sunny areas. They are also looking at lower
trees species and other opportunities for shading in those areas, as well. Ms. Rosen added that the landscape architect is
looking at screening via landscaping.
Board Member Strauss asked if there will be a central mechanical room. Ms. Wilcox answered that there will be
mechanical rooms distributed in each of the pavilions. There will also be mechanical space in a mezzanine above. All
mechanical equipment will be contained within the building envelope, as per the district's standard.
Board Member Strauss asked if the school will be considered an emergency shelter, and Ms. Wilcox answered that while
it will still need to meet the building code, it is not being designed as a shelter in place.
BOARD MEMBER STRAUSS MOVED THAT THE ARCHITECTURAL DESIGN BOARD ADOPT THE
FINDINGS AND ANALYSIS OF THE STAFF REPORT; FIND THE PROPOSAL IS CONSISTENT WITH
THE COMPREHENSIVE PLAN, POLICIES OF ECDC 20.10.000, DESIGN CRITERIA OF ECDC 20.11.030,
AND ZONING REGULATIONS; AND RECOMMEND THAT THE HEARING EXAMEXER APPROVE
THE DESIGN OF THE PROPOSED MADRONA SCHOOL REPLACEMENT WITH THE FOLLOWING
CONDITIONS:
1. TREES MUST BE PROTECTED AND REMOVED IN ACCORDANCE WITH ECDC 18.45.050.11 AND
THE TREE PROTECTION AND MITIGATION GUIDELINES FOUND IN ATTACHMENT 12, AS
AMENDED.
2. DEVELOPMENT MUST OCCUR IN ACCORDANCE WITH THE WETLAND CODE IN ECDC 23.50.
THE WETLAND REPORT (ATTACHMENT 9) MUST BE UPDATED TO ADDRESS HOW THE
Architectural Design Board Meeting
Minutes of Regular Meeting
September 7, 2016
Page 7 of
PROPOSED DEVELOPMENT MEETS THE BUFFER AVERAGING/REDUCTION AND
ENHANCEMENT REQUIREMENTS OF ECDC 23.50.040.
3. DEVELOPMENT MUST OCCUR IN ACCORDANCE WITH THE GEOLOGICALLY HAZARDOUS
AREAS CODE IN ECDC 23.80. THE GEOTECHNICAL REPORT (ATTACHMENT 10) MUST BE
UPDATED TO ADDRESS SPECIFIC ELEMENTS OF THE PROPOED DEVELOPMENT RELATIVE
TO THE STANDARDS IN SECTIONS 23.80.060 AND 23.80.070.
4. SERVICE YARDS AND OTHER AREAS WHERE TRASH OR LITTER MAY ACCUMULATE MUST
BE SCREENED WITH PLANTINGS OR FENCES OR WALLS, WHICH ARE COMPATIBLE WITH
NATURAL MATERIAL.
5. THE PROPOSED LANDSCAPING SHOWN ON SHEETS 1-100 AND 1-101 OF ATTACHMENT 5
MEETS THE INTENT OF CHAPTER 20.13 OF THE EDMONDS COMMUNITY DEVELOPMENT
CODE. AUTOMATIC IRRIGATION SHOULD NOT BE REQUIRED.
6. A 30 -FOOT RIGHT-OF-WAY DEDICATION ALONG THE SOUTH SIDE OF 236TH STREET SW IS
REQUIRED IN ACCORDANCE WITH THE CITY'S OFFICIAL STREET MAP.
7. STAFF WILL VERIFY COMPLIANCE OF THE PROPOSAL WITH ALL RELEVANT CODES AND
LAND USE PERMIT CONDITIONS THROUGH REVIEW OF BUILDING AND ENGINEERING
PERMITS. MINOR CHANGES TO THE APPROVED DESIGN MAY BE APPROVED BY STAFF AT
THE TEMIE OF BUILDING PERMIT WITHOUT FURTHER DESIGN REVIEW BY THE BOARD AS
LONG AS THE DESIGN IS SUBSTANTIALLY SIMILAR TO THAT ORIGINALLY APPROVED.
BOARD MEMBER BOROFKA SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY.
CONSOLIDATED PERMIT APPLICATIONS (No Public Participation):
There were no consolidated permit applications.
ADMINISTRATIVE REPORTS/ITEMS FOR DISCUSSION:
Mr. Clugston agreed to provide a schedule for upcoming short courses in public planning. In addition, staff will invite
the City Attorney to attend a Board meeting and further explain the Board's role in the public planning process.
ARCHITECTIJ1IAL DESIGN BOARD .MEMBER COMMENTS:
Chair Guenther welcomed Board Member Tarrant to the Board.
ADJOURNMENT:
The meeting was adjourned at 8:40 p.m.
Architectural Design Board Meeting
Minutes of Regular Meeting
September 7, 2016
Page 8 of 8
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MEMORANDUM
Project Name:
Project Address:
Date:
Madrona Replacement School
9300236 th St SW
Edmonds, WA 98020
21 September 2016
To: Mike Clugston, AICP
City of Edmonds
Planning Department
121 5th Ave N
Edmonds, WA 98020
RECEIVED
SEP 2 1 2016
DEVELOPMENT SERVICES
COUNTER
The following is a narrative outlining design revisions that have occurred since the last CUP
submittal.
CUP -002:
1 The maximum building height is clarified as 34' above average grade, within the allowable
35' provided by this CUP.
2 The wetland setbacks are adjusted in coordination with Shannon and Wilson. Building
extents respect the setbacks as shown and are compliant with all wetland setbacks.
3 Proposed setbacks have been updated to reflect the latest plan. All setbacks are compliant
with the code.
4 Environmental Critical Areas Proposed Strategy has been updated to reflect the Wetland
Buffer Averaging and Enhancement Plan.
A-111:
1 The building footprint has been adjusted to account for reallocation of program square
footage and is reflected most in the following locations (also noted on the floor plan).
a. Boiler/Mech
b. LC (M Sci)
c. Den
Than yo
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Carrie sen AIA
Mahlum Architects
Encl: Drawing CUP -002, dated 20 September 2016
Drawing A-111, dated 20 September 2016
Wetland Buffer Averaging and Enhancement Plan, dated 20 September 2016
EXHIBIT D
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Wetland Buffe .veraging and Enhancement Plan
New Madrona K-8 Project
Edmonds, Washington
Excellence. Innovation. Service. Value.
Since 1954.
w E V �
DEVELOPMENT SOUGES
cotn1 "EFS;
September 20, 2016
Submitted To:
Ms. Taine Wilton
Edmonds School District #15
20420 68th Avenue West
Lynnwood, Washington 98036
By:
Shannon & Wilson, Inc.
400 N 34th Street, Suite 100
Seattle, Washington 98103
21-1-22082-006
EXHIBIT F
PLN20160027 - 0029
SHANNON 6WILSON, INC.
TABLE OF CONTENTS
Page
1.0 PURPOSE.—., ......... .................................... ......... .................. ............................1
2.0 INTRODUCTION ........................................................................................................ . .. .... . ..1
3.0 WETLAND BUFFER AVERAGING .......................... ......... ........ ..,.............2
3.1 Edmonds Community Development Code (ECDC) Requirements ...........................2
3.2 Existing Wetland B Buffer Condition and Functions.. ................ ..........,.,.,.........2
3.3 Wetland B Buffer Averaging Strategy........................................................................3
4.0 WETLAND BUFFER ENHANCEMENT .................................................. .. .. „,,,..............4
4.1 Wetland Buffer Enhancement Plan............................................................................4
4.2 Wetland Buffer Enhancement Sequence....................................................................5
4.3 Maintenance .. ......... ......... .................. ......... .................. ......... ....................6
4.4 Monitoring Plan .................... ......... ..........»..,„,..»,.»,.............................,................6
4.5 Performance Standards...............................................................................................8
5.0 CLOSURE..............................................................................................................................8
6.0 REFERENCES ........... ......... .................. ......................................... ...... ................10
TABLE
1 Vegetation Performance Standards......... ... -.......... ,. .............. .........8
FIGURES
1 Vicinity Map
2 Wetland Buffer Averaging Plan
3 Wetland Buffer Enhancement Plan
APPENDICES
A Wetland Buffer Enhancement Area Photos
B Important Information About Your Wetland Delineation/Mitigation and/or Stream
Classification Report
21 -1 -22082 -006 -xi 17wp/lkn 21-1-22082-006
1
SHANNON 6WILSON, INC.
WETLAND BUFFER AVERAGING AND ENHANCEMENT PLAN
NEW MADRONA K-8 PROJECT
EDMONDS9 WASHINGTON
1.0 PURPOSE
Shannon & Wilson, Inc. (Shannon & Wilson) was contracted by the City of Edmonds School
District (District) No. 15 to assist with the wetland buffer averaging and enhancement strategy
associated with a site wetland, Wetland B, identified by Shannon & Wilson on the New Madrona
K-8 project site in Edmonds, Washington (Figure 1). This plan was prepared for the exclusive
use of the Edmonds School District and their representatives for the purpose of complying with
the Edmonds Community Development Code (ECDC), which regulates activities within wetland
buffers.
2.0 INTRODUCTION
The District plans to construct a new Madrona K-8 school on the south side of the approximately
40 -acre property, located at 9300 236th Street SW (Snohomish County tax parcel
27033600404600). The project is located within Section 36 of Township 27 N, Range 4 E,
Willamette Meridian.
The property is dissected by two steeply sloped wooded areas running in north -south alignments;
one is a ravine located along the eastern property boundary and the other is a forested incline
located near the middle of the property. The existing Madrona Elementary School is located
in the northeast corner of the property and the former Woodway Elementary School is located in
the opposite southwest corner of the property. Recreational areas including a track and baseball
field, and soccer fields are located in the southeast and northwest corners of the property. The
areas surrounding the property consist primarily of residential development.
A wetland and stream delineation completed in July 2015 identified three wetlands (Wetlands A,
B, and C) on the project site. Wetland delineation findings are described in the Revised Wetland
and Stream Delineation Report for the New Madrona K-8 Project (Shannon & Wilson, 2016).
The current design for the new school is constrained by the property's steep slopes and would
unavoidably extend into a portion of the standard buffer for Wetland B. This plan describes the
Wetland B buffer averaging strategy and also describes proposed Wetland B buffer
enhancements that would complement the wetland buffer averaging strategy.
21-1-22082-006-Rlflwp/lkn 21-1-22082-006
SHANNON 8WILSON, INC.
3.0 WETLAND BUFFER AVERAGING
3.1 Edmonds Community Development Code (ECDC) Requirements
The City regulates wetland buffers under Chapter 23.50 of the ECDC (City, 2016).
Wetland B is a Category III depressional wetland (Shannon & Wilson, 2016). The City requires
a 60 -foot standard buffer width around Category III wetlands (ECDC 23.50.040(F)(1). Under
ECDC 23.50(G)(3), the City allows for wetland buffer averaging with wetland buffer
enhancement if the following requirements are met:
The buffer averaging and enhancement plan provides evidence that wetland functions
and values will be:
Increased or retained through plan implementation for those wetlands where
existing buffer vegetation is generally intact; or
Increased through plan implementation for those wetlands where existing
buffer vegetation is inadequate to protect the functions and values of the
wetland.
The wetland contains variations in sensitivity due to existing physical characteristics
or the character of the buffer varies in slope, soils, or vegetation, and the wetland
would benefit from a wider buffer in places and would not be adversely impacted by
a narrower buffer in other places;
The total area contained in the buffer area, or the total buffer area existing on a
subject parcel for wetlands extending off-site, after averaging is no less than that
which would be contained within a standard buffer; and
The buffer width at any single location is not reduced by more than 25 percent to less
than 50 percent of the standard buffer width.'
The following sections of the plan demonstrate how the Wetland B buffer averaging and
enhancement strategy meets these criteria.
3.2 Existing Wetland B Buffer Condition and Functions
The standard buffer associated with Wetland B is primarily located in the forested ravine located
along the eastern property boundary, and a portion of the wetland buffer extends beyond the
steep slopes of the ravine and into playfield south of the existing school. A chain link fence is
located at the top of the slope at the edge of the play field. Most of the Wetland B buffer is
densely vegetated, with the exception of several areas in the ravine adjacent to the wetland's
' As shown on the City's ECDC website. Communication with the City has clarified the sentence to mean, "The
buffer width at any single location is not reduced by more than 25 percent of the standard buffer width."
21-1-22082-006-xi17wpnm 21-1-22082-006
2
SHANNON %WILSON, INC.
eastern boundary and the playfield area. The wetland buffer's vegetation within the ravine is
generally dominated by a forested strata of western red cedar (Thuja plicata), big leaf maple
(Acer macrophyllum), and Douglas fir (Pseudotsuga menziesii), a shrub strata of salal
(Gaultheria shallon), Oregon grape (Mahonia nervosa), English laurel (Prunus laurocerasus),
and Indian plum (Oemleria cerasiformis); and a ground cover of sword fern (Polystichum
munitum). The vegetation, in combination with the topographic variation in the ravine, visually
screen and reduce noise in the wetland from the surrounding residential developments and
school. The vegetation also has the potential to provide wildlife habitat to passerine birds and
small mammals and slow surface water flow through the area.
The portion of Wetland B buffer that extends beyond the steep slopes and into the playfield is
comprised of lawn and due to its vegetation and proximity to school activities, provides minimal
wildlife habitat, water quality function, or screening.
Several unimproved footpaths are located in and around the Wetland B buffer. The paths are
part of a large trail system located throughout the project area. The paths provide educational
opportunities to students and the community and are part of an orienteering course. Chapter
23.50.040.G.5.c.i of the ECDC allows walkways and trails within wetland buffer and the project
does not plan on removing the paths.
Based on the site survey, there are two existing stormwater outfalls located in the Wetland B
buffer. One outfall, an 8 -inch metal pipe, is located in the field and will continue to be used to
discharge stormwater following project construction. However, as part of the project, the site's
stormwater treatment prior to reaching the outfall will be updated to meet current standards.
Additionally, the area around the 8 -inch outfall has been scoured by the discharge. To prevent
further erosion and sedimentation, the project will install quarry spalls underlain by geotextile
fabric, which will not require vegetation removal. The second outfall, a 10 -inch polyvinyl
chloride pipe, has not been identified in the field and may be buried or dysfunctional.
3.3 Wetland B Buffer Averaging Strategy
The project proposes to average the Wetland B buffer width where improvements associated
with the new school design would unavoidably impact the wetland buffer, mainly at the top of
the steep slope and in the play field area. This strategy would involve reducing the standard
wetland buffer width to no less than 45 feet (25 percent of the standard 60 -foot buffer width) in
the locations closest to the new school design, which would be a reduction of 3,835 square feet,
and extending the wetland buffer by 3,835 square feet at its northern boundary (Figure 2).
21-1-22082-006-R1f/wp/]kn 21-1-22082-006
3
SHANNON%WILSON, INC.
Given the variation in wetland buffer condition between the ravine and play field area, the
wetland would benefit from a greater wetland buffer width where dense vegetation is present to
the north and would not be adversely affected by a reduction in buffer width to the west, at the
top of the steep slope, and in the existing play field area.
Section 23.50.40.H.3 of the ECDC includes a requirement for the installation of permanent
fencing at the wetland buffer boundary when buffer averaging is implemented as part of a
development proposal, and also states that the director may waive this requirement (City, 2016).
The majority of the Wetland B buffer boundary is located on densely vegetated steep slopes,
largely negating the need for a fence. Additionally, the few available access points to the
wetland buffer are used to support the education opportunities described above in Section 3.2.
For these reasons, fencing is not part of the wetland buffer averaging plan and we recommend
that this requirement be waived.
4.0 WETLAND BUFFER ENHANCEMENT
4.1 Wetland Buffer Enhancement Plan
A wetland buffer enhancement plan has been developed to meet the City's criteria for wetland
buffer averaging, as described above in Section 3.1. The proposed enhancements are meant to
compliment the averaging strategy as well as offset the removal of two 10 -inch red alder (Alnus
rubra) trees at the top of the slope within the western wetland buffer boundary. The project
arborist identified the two hazard trees as diseased and has recommended them for removal. The
trees will be cut off at or near the ground surface, leaving the root ball intact and avoiding earth
disturbance.
The proposed enhancement plan consists of dense plantings of native shrub and fern species in
the currently bare areas adjacent to the eastern wetland boundary. These areas were selected
because although they are shaded by a forest of Western red cedar they have limited shrub and
ground cover and are in a part of the buffer that would most benefit from the enhancements
(Photos 1 and 2). Our wetland buffer enhancement will provide greater vegetation structure and
wildlife habitat and will improve screening for the wetland. To provide continuity and to
increase the planting success, the plant species selected for the enhancement area include native
species already thriving in the wetland buffer and surrounding area (Figure 3). These species
have also been used successfully in similar wetland buffer planting projects. The wetland buffer
enhancement plan includes removal of existing patches of English holly (Ilex aquifolium) from
the planting areas (See Section 4.2 below and planting note 2 on Figure 3).
21-1-22082-006-RIFwp/1kn 21-1-22082-006
4
SHANNON 6WILSON, INC.
The wetland buffer enhancement plan also includes placing large woody debris (LWD) around
the outer borders of the planting areas to discourage disturbance and to provide insect, passerine
bird, and small mammal habitat (Figure 3). In total, the wetland buffer enhancement area is
approximately 1,380 square feet.
The proposed wetland buffer enhancement plan will increase wetland and wetland buffer
function and value in an area where existing buffer vegetation is inadequate by providing the
following ecological benefits:
• Increased woody species at the wetland boundary will help contribute woody debris
and other organic material to the wetland;
• Invasive species will be replaced by native species in the planting areas;
• Native woody vegetation will provide wildlife habitat, forage, and cover for birds and
small mammals; and
• Increased vegetation in the planting areas will filter pollutants in surface water runoff
through capturing of mobilized sediment, phytoextraction, transpiration, and soil
microbial interactions.
4.2 Wetland Buffer Enhancement Sequence
The sequence below summarizes the steps that should be taken to implement the wetland buffer
enhancement plan. Additional detail can be found in the Planting Notes section of Figure 3.
A. A wetland biologist will re -flag or stake the eastern wetland B boundary in the
vicinity of the enhancement areas prior to the start of enhancement work.
B. Install erosion control Best Management Practices (BMPs) and protect existing native
woody vegetation in and adjacent to the planting areas. Earth disturbance should be
minimized to the extent possible to avoid damaging existing tree roots in the area.
C. Remove existing non-native invasive species such as English holly (Ilex aquifolium)
from the planting areas using a combination of hand pulling, cutting, and application
of triclopyr or similar, depending on size of individuals. Relocate existing downed
woody debris within the site to locations outside of the enhancement areas, to be
replaced and reoriented following plant installation.
D. Place LWD along the boundaries of the enhancement areas. LWD must be at least
12 inches in diameter. Existing downed woody debris that was removed from the site
prior to planting may be used in this delineation, if size criteria is met.
E. Procure plants and store properly. Biologist shall review plant material and plant
layout prior to planting. Install plants by hand in the planting areas in natural,
random clusters. Planting should occur between September 15 and January 15 to take
advantage of cool temperatures and precipitation.
21-1-22082-006-RlflwpAkn 21-1-22082-006
SHANNON 6WILSON, INC.
F. Mix 3 inches of compost into soil at plant pits and hand -dig circular plant pits. Take
care to avoid cutting through existing native tree roots. Backfill with native
soil/compost mix.
G. Water plants thoroughly after planting to avoid capillary stress.
H. Mulch the wetland buffer enhancement areas with 4 to 6 inches of wood chips to
discourage weed establishment.
I. Remove construction debris. Remove BMPs after site is stabilized.
4.3 Maintenance
The contractor will be responsible for maintenance of the enhancement areas for the first year
following installation. The District will be responsible for maintenance of the enhancement area
for the remaining four years of the monitoring period (see Section 4.4). Maintenance will
include watering during the first dry season following planting, weeding around base of installed
plants, pruning, replacing plants to meet survival requirements (see Section 4.5), removing all
classes of noxious weeds (see Washington State Noxious Weeds List, Washington
Administrative Code 16-750-005), and implementing any other measures needed to ensure plant
survival. All proposed maintenance shall be reviewed by the biologist.
Water shall be provided to installed plants during the dry season (June 1 through October 15) for
the first year after plant installation to enhance plant survival and establishment. Water should
be applied at a rate of one inch of water, once per week.
4.4 Monitoring Plan
Monitoring shall be conducted in years 1, 3, and 5 following installation of the enhancement
areas (ECDC 23.40). Below we have outlined proposed monitoring methods, success criteria,
and reporting schedule. Monitoring will be conducted by a qualified biologist and will consist of
documenting plant mortality in the first year after installation and estimating plant cover
thereafter. Monitoring will also include identifying maintenance needs as they relate to plant
survival and weed control. Monitoring will be conducted soon after installation to document
baseline conditions and in years 1, 3, and 5 to assess whether the site is meeting the success
criteria in Section 4.5.
A. Baseline Documentation. Within 30 days of completion of the vegetation
enhancement installation, the site will be visited to document the as -built condition.
The final plant count by species will be verified, and any approved departures from
the plan will be mapped and recorded. Recommendations for correcting any
unauthorized plan deviations will be included in a Baseline Monitoring Report.
Permanent photo points will be established during the as -built site visit to provide a
21-1-22082-006-ROwp/Ikn 21-1-22082-006
6
SHANNON 6WILSON, INC.
record of the entire monitoring area. These points will be noted on the map and
baseline photos included in the report.
B. Vegetation Monitoring.
— Year 1: Each installed plant will be assessed and counted, and its condition
recorded. Invasive species cover will be visually estimated.
— Years 3 and 5: Total percent cover of native shrub and fern/ground cover
species and percent cover of invasive species will be visually estimated.
Native volunteer species may be counted in the cover assessment.
— All vegetation monitoring shall occur between May 15 and September 30
(prior to leaf drop), unless otherwise specified.
Photos of the vegetation enhancement shall be taken from consistent locations
established during baseline monitoring.
The monitoring reports will include:
A. Reports. Monitoring reports shall be submitted to the City December 31 of each
reporting year (baseline and years 1, 3, and 5). Monitoring reports will include the
following description/data:
1. Site plan and location map.
2. History of project, including date of plant installation, current year of monitoring,
and restatement of performance standards.
3. Plant survival and/or cover and vigor of the installed vegetation, in the context of
assessing achievement of performance standards.
4. Observed wildlife, including amphibians and birds.
5. Assessment of nuisance/exotic biota and recommendations for management.
6. Color photographs taken from permanent photo points established during the as -
built visit.
7. Summary of maintenance and contingency measures proposed for the next season
and completed for the past season.
B. Deficiencies. Any deficiency discovered during any monitoring or inspection visit
must be corrected within 60 days.
C. Contingency Plan. If any monitoring report reveals that the enhancement plan has
failed in whole or in part, and if that failure is beyond the scope of routine
maintenance, a Contingency Plan shall be prepared and submitted. The Contingency
Plan may range in complexity from a list of plants substituted to cross-sections of
proposed engineered structures. Once approved, contingency measures may be
installed and will replace the approved wetland buffer enhancement plan.
21-1-22082-006-R1 f/wp/lkn 21-1-22082-006
7
SHANNON WILSON, INC.
4.5 Performance Standards
Plant survival and cover standards are established to measure enhancement plan success. The
proposed performance standards are summarized in Table 1.
TABLE 1
VEGETATION PERFORMANCE STANDARDS
Notes:
* Includes native plants in that category that are naturally recruiting.
** Applies to all exotic invasive species. If weed cover exceeds 10 % during vegetation monitoring, this
performance standard can be met by removing weeds within 60 days of vegetation monitoring.
100 percent (%) survival criteria shall be met by replacing all mortalities the first year after planting.
>_ = greater than or equal to
5.0 CLOSURE
This report has been prepared for specific application to the New Madrona K-8 project. This
report has been developed in a manner consistent with the level of care and skill normally
exercised by members of the environmental science profession currently practicing under similar
conditions in the area. The wetland buffer averaging and enhancement approach presented in
this report incorporates professional opinions based on interpretation of information currently
available to us, and was completed within the operational scope, budget, and schedule constraints
of this project. No warranty, express or implied, is made.
This report was prepared for the exclusive use of the District and its representatives. We have
prepared Appendix B, "Important Information About Your Wetland Delineation/Mitigation
21-1-22082-006-R1f/wp/lkn 21-1-22082-006
Year 1 100
--
<_10
Year 3 --
>20
<10
Year 5 --
>50
<10
Notes:
* Includes native plants in that category that are naturally recruiting.
** Applies to all exotic invasive species. If weed cover exceeds 10 % during vegetation monitoring, this
performance standard can be met by removing weeds within 60 days of vegetation monitoring.
100 percent (%) survival criteria shall be met by replacing all mortalities the first year after planting.
>_ = greater than or equal to
5.0 CLOSURE
This report has been prepared for specific application to the New Madrona K-8 project. This
report has been developed in a manner consistent with the level of care and skill normally
exercised by members of the environmental science profession currently practicing under similar
conditions in the area. The wetland buffer averaging and enhancement approach presented in
this report incorporates professional opinions based on interpretation of information currently
available to us, and was completed within the operational scope, budget, and schedule constraints
of this project. No warranty, express or implied, is made.
This report was prepared for the exclusive use of the District and its representatives. We have
prepared Appendix B, "Important Information About Your Wetland Delineation/Mitigation
21-1-22082-006-R1f/wp/lkn 21-1-22082-006
SHANNON MU SON, ING
Report and/or Stream Classification Report," to assist you and others in understanding the use
and limitations of our reports.
SHANNON & WILSON, INC.
C",
Sarah C. Corbin, PWS
Senior Biologist -Scientist
SCC:KLW/sec
21-1-22082-006-RIMvp/Ikn 21-1-22082-006
9
SHANNON 6WILSON, INC.
6.0 REFERENCES
Edmonds, Wash., 2016, Wetlands: Edmonds, Wash., City Code and Development Code Title
23.50, available: http://www.codepublishing.com/WA/Edmonds/.
Shannon & Wilson, Inc., (Shannon & Wilson), 2016, Revised wetland and stream delineation
report for new Madrona K-8 project, City of Edmonds, Washington: Report prepared by
Shannon & Wilson, Inc., Seattle, Wash., 21-1-22082-002, for City of Edmonds School
District, Edmonds, Wash., August, 94 p.
21-1-22082-006-R1flwp/lkn 21-1-22082-006
10
0 2,000 4,000
.........:..:.. �........ Vim:::....:.=..........:..:
Approximate Scale in Feet
NOTE
Map adapted from aerial imagery provided by
Google Earth Pro, reproduced by permission
granted by Google Earth TM Mapping Service.
New Madrona K-8 Project
Edmonds, Washington
VICINITY MAP
September 2016 21-1-22082-006
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SHANNON ,WILSON, INC.
APPENDIX A
WETLAND BUFFER ENHANCEMENT AREA PHOTOS
21-1-22082-006
S�,,,, N D
Photo 1: A portion of buffer enhancement area 1, viewing northeast, taken on
September 12, 2016.
Photo 2: A portion of buffer enhancement area 2, with Wetland B shown on the left, viewing north,
taken on September 12, 2016.
21-1-22082-006-Rlf-AA/wp/lkn 21-1-22082-006
SHANNON 6WILSON, INC.
APPENDIX B
IMPORTANT INFORMATION ABOUT YOUR WETLAND
DELINEATION/MITIGATION AND/OR STREAM CLASSIFICATION REPORT
21-1-22082-006
SHANNON & WILSON, INC. Attachment to and part of Report 21-1-22082-006
Geotechnical and Environmental Consultants
Date: September 20, 2016
To: Ms. Taine Wilton
Edmonds School District #15
IMPORTANT INFORMATION ABOUT YOUR WETLAND DELINEATION/MITIGATION
AND/OR STREAM CLASSIFICATION REPORT
A WETLAND/STREAM REPORT IS BASED ON PROJECT -SPECIFIC FACTORS.
Wetland delineation/mitigation and stream classification reports are based on a unique set of project -specific factors. These typically
include the general nature_ of the project and property involved, its size, and its configuration; historical use and practice; the location
of the project on the site and its orientation; and the level of additional risk the client assumed by virtue of limitations imposed upon
the exploratory program. The jurisdiction of any particular wetland/stream is determined by the regulatory authority(s) issuing the
permit(s). As a result, one or more agencies will have jurisdiction over a particular wetland or stream with sometimes confusing
regulations. It is necessary to involve a consultant who understands which agency(s) has jurisdiction over a particular wetland/stream
and what the agency(s) permitting requirements are for that wetland/stream. To help reduce or avoid potential costly problems, have
the consultant determine how any factors or regulations (which can change subsequent to the report) may affect the recommendations.
Unless your consultant indicates otherwise, your report should not be used:
► If the size or configuration of the proposed project is altered.
► If the location or orientation of the proposed project is modified.
► If there is a change of ownership.
► For application to an adjacent site.
► For construction at an adjacent site or on site.
► Following floods, earthquakes, or other acts of nature.
Wetland/stream consultants cannot accept responsibility for problems that may develop if they are not consulted after factors
considered in their reports have changed. Therefore, it is incumbent upon you to notify your consultant of any factors that may have
changed prior to submission of our final report.
Wetland boundaries identified and stream classifications made by Shannon & Wilson are considered preliminary until validated by the
U.S. Army Corps of Engineers (Corps) and/or the local jurisdictional agency. Validation by the regulating agency(s) provides a
certification, usually written, that the wetland boundaries verified are the boundaries that will be regulated by the agency(s) until a
specified date, or until the regulations are modified, and that the stream has been properly classified. Only the regulating agency(s)
can provide this certification.
MOST WETLAND/STREAM "FINDINGS" ARE PROFESSIONAL ESTIMATES.
Site exploration identifies wetland/stream conditions at only those points where samples are taken and when they are taken, but the
physical means of obtaining data preclude the determination of precise conditions. Consequently, the information obtained is intended
to be sufficiently accurate for design, but is subject to interpretation. Additionally, data derived through sampling and subsequent
laboratory testing are extrapolated by the consultant who then renders an opinion about overall conditions, the likely reaction to
proposed construction activity, and/or appropriate design. Even under optimal circumstances, actual conditions may differ from those
thought to exist because no consultant, no matter how qualified, and no exploration program, no matter how comprehensive, can
reveal what is hidden by earth, rock, and time. Nothing can be done to prevent the unanticipated, but steps can be taken to help reduce
their impacts. For this reason, most experienced owners retain their consultants through the construction or wetland mitigation/stream
classification stage to identify variances, to conduct additional evaluations that may be needed, and to recommend solutions to
problems encountered on site.
Page 1 of 2 1/2016
WETLAND/STREAM CONDITIONS CAN CHANGE.
Since natural systems are dynamic systems affected by both natural processes and human activities, changes in wetland boundaries
and stream conditions may be expected. Therefore, delineated wetland boundaries and stream classifications cannot remain valid for
an indefinite period of time. The Corps typically recognizes the validity of wetland delineations for a period of five years after
completion. Some city and county agencies recognize the validity of wetland delineations for a period of two years. If a period of
years have passed since the wetland/stream report was completed, the owner is advised to have the consultant reexamine the
wetland/stream to determine if the classification is still accurate.
Construction operations at or adjacent to the site and natural events such as floods, earthquakes, or water fluctuations may also affect
conditions and, thus, the continuing adequacy of the wetland/stream report. The consultant should be kept apprised of any such events
and should be consulted to determine if additional evaluation is necessary.
THE WETLAND/STREAM REPORT IS SUBJECT TO MISINTERPRETATION.
Costly problems can occur when plans are developed based on misinterpretation of a wetland/stream report. To help avoid these
problems, the consultant should be retained to work with other appropriate professionals to explain relevant wetland, stream,
geological, and other findings, and to review the adequacy of plans and specifications relative to these issues.
DATA FORMS SHOULD NOT BE SEPARATED FROM THE REPORT.
Final data forms are developed by the consultant based on interpretation of field sheets (assembled by site personnel) and laboratory
evaluation of field samples. Only final data forms customarily are included in a report. These data forms should not, under any
circumstances, be drawn for inclusion in other drawings because drafters may commit errors or omissions in the transfer process.
Although photographic reproduction eliminates this problem, it does nothing to reduce the possibility of misinterpreting the forms.
When this occurs, delays, disputes, and unanticipated costs are frequently the result.
To reduce the likelihood of data form misinterpretation, contractors, engineers, and planners should be given ready access to the
complete report. Those who do not provide such access may proceed under the mistaken impression that simply disclaiming
responsibility for the accuracy of information always insulates them from attendant liability. Providing the best available information
to contractors, engineers, and planners helps prevent costly problems and the adversarial attitudes that aggravate them to a
disproportionate scale.
READ RESPONSIBILITY CLAUSES CLOSELY.
Because a wetland delineation/stream classification is based extensively on judgment and opinion, it is far less exact than other design
disciplines. This situation has resulted in wholly unwarranted claims being lodged against consultants. To help prevent this problem,
consultants have developed a number of clauses for use in written transmittals. These are not exculpatory clauses designed to foist the
consultant's liabilities onto someone else; rather, they are definitive clauses that identify where the consultant's responsibilities begin
and end. Their use helps all parties involved recognize their individual responsibilities and take appropriate action. Some of these
definitive clauses are likely to appear in your report, and you are encouraged to read them closely. Your consultant will be pleased to
give full and frank answers to your questions.
THERE MAY BE OTHER STEPS YOU CAN TAKE TO REDUCE RISK.
Your consultant will be pleased to discuss other techniques or designs that can be employed to mitigate the risk of delays and to
provide a variety of alternatives that may be beneficial to your project.
Contact your consultant for further information.
Page 2 of 2 1/2016
CITY OF EDMONDS
NOTICE OF
PUBLIC HEARING
PROJECT DESCRIPTION: Edmonds School District has applied for three land use permits needed to replace the existing
Madrona School. The new school 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, which will be located behind the existing
school. The existing school will be demolished when the new school is complete.
The three land use permits are being consolidated under a single review pursuant to ECDC
20.01.002.13 as a Type III -13 decision. The Architectural Design Board held a public meeting on
September 7, 2016 and recommended unanimous approval of the design of the project with
conditions. The Hearing Examiner will hold the required public hearing and issue a final decision
on each of the three land use permits.
PROJECT LOCATION: 9300236 th St. SW, Edmonds, WA
NAME OF APPLICANT: Taine Wilton, Edmonds School District (rep. Corrie Rosen, Mahlum Architects)
FILE NUMBERS: PLN20160027 (Design review), PLN20160028 (Conditional use permit for building area),
PLN20160029 (Conditional use permit for height)
DATE OF APPLICATION: June 7, 2016
DATE OF COMPLETENESS: July 16, 2016
DATE OF NOTICE: September 28, 2016
OTHER REQUIRED Building, engineering and demolition permits
PERMITS:
EXISTING ENVIRONMENTAL
DOCUMENTS: Critical area checklist (CRA20160062); wetland, geotechnical and stormwater reports; Mitigated
Determination of Nonsignificance issued by Edmonds School District on June 17, 2016
COMMENTS ON
PROPOSAL DUE: October 13, 2016
PUBLIC HEARING
INFORMATION: A public hearing will be held by the City's Hearing Examiner on October 13, 2016 at 3 p.m. in the
Council Chambers located at 250 5th Avenue North, Edmonds. The Hearing Examiner will take
testimony during the hearing and make a recommendation on the consolidated request to the
City Council who will make the final decision.
Any person has the right to comment on this application during public comment period, receive notice and
participate in any hearings, and request a copy of the decision on the application. The City may accept public
comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no
open record predecision hearing is provided, prior to the decision on the project permit. Only parties of
record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this
project can be viewed or obtained at the City of Edmonds Development Services Department, 1215 th Ave
North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday — Friday (8:30 A.M. to
12:00 P.M. only on Wednesdays) or online through the City's website at www.edmondsr ?wa gtaw through the
Permit Assistance page. Search for permit PLN20160027.
CITY CONTACT: Mike Clugston, AICP, Associate Planner
michael.clugston@edmondswa.gov
425-771-0220
EXHIBIT G
PLN20160027 - 0029
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00447600001800
27033600403800
00463300400302
KNIGHT WILLIAM F
US REI F
G 'WASHINGTON LLC
WALKER WILLIAM P & DIANE ETRUST
5002 CARFAX AVE
153
I D STE 308
10201 RIDGEVIEW DR
LAKEWOOD CA 90713
SHER AN OAK CA 91403
GRASS VALLEY CA 95945
00446400201100
00446300002800
00446300001300
SANDERS BRIDGET
Y R A
HARTER LINDA R
14895 SE MEGAN WAY
2 i NE
9630 238TH ST SW
CLACKAMAS OR 97015
BELLEVUE WA 98004
EDMONDS WA 98020
00446300001400
01700
00y0H
00446300002200
PELAN RYAN/NYEHOLT CHRISTINE
HADA R
BAILEY CLAUDIA C
9610 238TH ST SW
'90S'T SW'
9621239TH ST SW
EDMONDS WA 98020
EDWA 98020
EDMONDS WA 98020
00446300002400
00446300003000
00446300003100
VOLI CARLO E
GALES GARY & PATRICIA
ISAAC KEVIN & SYDNEY S
9605 239TH ST SW
9622 239TH ST SW
9628 239TH ST SW
EDMONDS WA 98020
EDMONDS WA 98020
EDMONDS WA 98020
00446400100400
00446400100800
00446400100900
GRANT DAVID A & SUTTON PAMELA A
ARTHUR BONNIE J
WEBER DAVID C/KATHRYN E
23627 96TH PL W
23721 96TH PL W
23729 96TH PL W
EDMONDS WA 98020
EDMONDS WA 98020
EDMONDS WA 98020
00446400200400
00446400200500
00446400200900
ERICKSON KENT B
KOST GEORGE J & MARY M
KNOWLEN PATRICIA A
9623 236TH PL SW
9631 236TH PL SW
9622 236TH PL SW
EDMONDS WA 98020
EDMONDS WA 98020
EDMONDS WA 98020
00446400300100
00446600001300
00446600001400
BUSUEGO EURESTO N
OLKOSKI JILL
FERNANDEZ GENARO &JEANIE C
9626 237TH PL SW
24007 96TH PL W
24015 96TH PL W
EDMONDS WA 98020
EDMONDS WA 98020
EDMONDS WA 98020
00446600001500
00446800000200
00446800000300
BRAUN RONALD C
BOBROSKIE SHOSAKU
BAKKEN OMERL & VIRGINIA F
9608 240TH PLACE S W
24014 95TH PL W
24024 95TH PL W
EDMONDS WA 98020
EDMONDS WA 98020
EDMONDS WA 98020
00446800001600
00447500000500
00447500000600
HIXSON JAMES D & PENNY L
WOLLA DEBORAH A
PEARSON CAROL K
24007 95TH PL W
23508 94TH AVE W
23516 94TH AVE W
EDMONDS WA 98020
EDMONDS WA 98020
EDMONDS WA 98020
00447600002000
0044760'00 220'0
00447600001500
FREYWALD REINHARD
GUSTAFSON KARIN B
COW TE
9509 234TH ST SW
9432 235TH PLACE S W
951 C P
EDMONDS WA 98020
EDMONDS WA 98020
EDM NDS,, WA 98020
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NILL LEROY M AUVINEN JERRY P & MURIEL E WELLINGS MARY E
9514 235TH ST SW 9526 235TH STREET S W 2351196TH AVE W
EDMONDS WA 98020 EDMONDS WA 98020 EDMONDS WA 98020
00447600002700 00447600002800 00447600003000
HUYETT ROBERT G/CHOVAN ANASTASIA C KIDWELL ADAM & KATHERINE WOLLA DEBORAH A
2352196TH AVE W 23529 96TH AVE W 23508 94TH AVE W
EDMONDS WA 98020 EDMONDS WA 98020 EDMONDS WA 98020
00504800000200 00554800100405 00554800100406
WHITEMAN LOWELL & CYNTHIA KRANTZ NEIL S HEESACKER LARRY G & PAULINE D
23619 92ND AVE W 9607 236TH ST SW 9615 236TH ST SW
EDMONDS WA 98020 EDMONDS WA 98020 EDMONDS WA 98020
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EOWA 9802:0 EDMONDS WA 98020 EDMONDS WA 98020
00555300100101 00555300100104 00572300100100
PINE GREEN MANAGEMENT LLC PINEWOOD MANAGEMENT BRITT MICHAEL & ROBIN
433 SPRAGUE ST 433 SPRAGUE ST 23426 93RD AVE W
EDMONDS WA 98020 EDMONDS WA 98020 EDMONDS WA 98020
00572300200100 27033600111600 27033600111700
SHEPARD RANDOLPH C ORVIS JAMES W & MARY H MESLER KRISTIN
23431 93RD AVE W 23529 93RD AVENUE W 23507 93RD AVE W
EDMONDS WA 98020 EDMONDS WA 98020 EDMONDS WA 98020
27033600111800 27033600111900 27033600112000
TODD JULIET ANGELINA/SMITH JASON RICHARD MURPHY JOHN & CLAIRE LEE JANETTE J
23515 93RD AVE W 23510 93RD AVE W 9309 236TH ST SW
EDMONDS WA 98020 EDMONDS WA 98020 EDMONDS WA 98020
27033600112400 27033600112500 27033600114900
HARE STEPHANIE J DUMANIS LINDA A/MARK A LAFRAMBOISE ROBERT J/NOONAN JOYCE
23520 94TH AVE W 9323 236TH ST SW 23517 94TH AVE W
EDMONDS WA 98020 EDMONDS WA 98020 EDMONDS WA 98020
27033600403700 27033600406000 27033600403500
PETERSON SKYLER/SYDNEY ELLIOTT LEE G FITTING CATHERINE & CHRIS
24020 92ND AVE W 9216 240TH ST SW 9224 240TH ST SW
EDMONDS WA 98020 EDMONDS WA 98020 EDMONDS WA 98020-5600
270 3600404700 27033600406300 27A40
40'0
FITTI ATH ERIN'E & CHRIS KILNER SCIENCE A FITERINE & CHRIS
9224 OTH ST SW 9228 240TH ST SW 92T SW
EDM, N _ S WA 980'20.5600 EDMONDS WA 98020-5600 EOA 98020-5600
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9224 240 ST SW 92242 I ST SW 23508 92ND AVE W
EDMON S A 98020-5600 EDM NDS A 98020-5600 EDMONDS WA 98020-5604
00447000100600 00447000200400 00504800000300
PORTUGAL ESTEBAN BANDY JEFFERY A CURRIE CHRISTINE
23516 92ND AVE W 23507 92ND AVE W 2362192ND AVE W
EDMONDS WA 98020-5604 EDMONDS WA 98020-5604 EDMONDS WA 98020-5605
00504800000400 27033600113400 27033600112600
HOLMES AMY LEE SEUNG JOO LIKER KAREN S
23627 92ND AVE W 23431 94TH AVE W 23509 94TH AVE W
EDMONDS WA 98020-5605 EDMONDS WA 98020-5610 EDMONDS WA 98020-5611
00447600001300 00447600001400 00447600002300
ASFAW YOHANNES/ASMEROM ALGANESH AUERSWALD WILLIAM E SCHIMPF MATTHEW & ELIZABETH
23420 94TH PL W 2350195TH PL W 23510 95TH PL W
EDMONDS WA 98020-5612 EDMONDS WA 98020-5613 EDMONDS WA 98020-5613
00446400100100 00446400100200 00446400100300
BUNTON ELIZABETH YAMASAKI ALFOSTER TOM J
23607 96TH PL W 2 1 2362196TH PL W
EDMONDS WA 98020-5618 ED S WA 98020-5618 EDMONDS WA 98020-5618
00446400100500 00446400100600 00446400100700
RAMS VINOD BONII"A I�BRIAN'R& ANGELA ADAMS FERRARO MICHAEL
2370196TH PL W 2C 23713 96TH PL W
EDMONDS WA 98020-5619 E DS WA 98020-5619 EDMONDS WA 98020-5619
00446300002500 00446300002600 00446300002700
BRAUN MARTHA FABIAN JOHN A JONES JORDYN R
23911 96TH PL W 23915 96TH PL W 2392196TH PL W
EDMONDS WA 98020-5620 EDMONDS WA 98020-5620 EDMONDS WA 98020-5620
27033600112100 27033600112300
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GEYER LINDSAY BETH/INGE JONATHAN
REYNOLDS STEVEN K PERSINGER PETER D
ANTHONY 9407 236TH ST SW
23930 96TH PL W 9301 236TH ST SW
EDMONDS WA 98020-5638
EDMONDS WA 98020-5620
EDMONDS WA 98020-5637
00446400200200 00446400200300 00554800100413
CURRIE JIM BUZITIS JAMES & GAIL FRIAR JAMES
9632 236TH ST SW 9624 236TH ST SW 9629 236TH ST SW
EDMONDS WA 98020-5639 EDMONDS WA 98020-5639 EDMONDS WA 98020-5639
00554800100414 00446400200800 00446400201000
BUNTON THOMAS HAWKINS WILLIAM TJR & ROBERTA L PETERSEN ROBERT L & JOANN 5
9625 236TH ST SW 9630 236TH ST SW 9625 237TH PL SW
EDMONDS WA 98020-5639 EDMONDS WA 98020-5642 EDMONDS WA 98020-5644
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9616 238TH ST SW 9620 238TH ST SW 9613 239TH ST SW
EDMONDS WA 98020-5646 EDMONDS WA 98020-5646 EDMONDS WA 98020-5650
00447600001600 00447600001700 00447600001900
TEDIA BERHANE G & YALEM A TAFERE FARNES GRIFFIN J & FIGURELLI MELISSA M HALL DOUGLAS
9429 235TH PL SW 9417 235TH PL SW 9424 235TH PL SW
EDMONDS WA 98020-5676 EDMONDS WA 98020-5676 EDMONDS WA 98020-5676
00447600002100 27033600111500 00446800001300
BUSBY BRENT ANDERSON -TAYLOR J F WOHLWEND CAROL
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EDMONDS WA 98020-5678 EDMONDS WA 98020-5679 EDMONDS WA 98020-6505
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9029 T"H ST SW 23816 90TH PL W 9025 236TH ST SW
EDM
N WA 96026 EDMONDS WA 98026 EDMONDS WA 98026
00837000000200 00837000000300 00898400000200
FIEDLER ASTRID I SCHAMEL STACY M LEE SUMI
9025 236TH ST SW # 2 9025 236TH ST SW UNIT 3 9020 236TH ST SW UNIT 2
EDMONDS WA 98026 EDMONDS WA 98026 EDMONDS WA 98026
AVE Address Labels Laser 5260xU
Smooth Feed Sheets"
01008700000100
KIRSE ROBERT C
9019 240TH ST SW
EDMONDS WA 98026
00463300500202
STECK JONATHAN & NATALIE
23703 91ST AVE W
EDMONDS WA 98026-8902
00456500000201
TABOR / MCLEAN
23704 91ST PL W
EDMONDS WA 98026-8917
00504800000100
SANDERSON WILLIAM W
9118 236TH ST SW
EDMONDS WA 98026-8925
00 3700 000600
GAO GARY L & LAURA
9025 6TH ST SW UNIT 6
EDM DS WA 98026-8934
00837000000900
DAVIS TONI K
9025 236TH ST SW UNIT 9
EDMONDS WA 98026-8934
00713900000900
CAMP LARY D
9112 238TH ST SW
EDMONDS WA 98026-8945
00463302000301
DANEKAS DEBRA D
9022 240TH ST SW
EDMONDS WA 98026-9021
00837000000500
GRACE CYNTHIA A
PMB 353
EDMONDS WA 98026-9205
00898400000100
BUCK LAURA DIXENE
26216 43RD AVE S
KENT WA 98032
In s
01008700000400
ZOU JIAN
9011 240TH STREET SW
EDMONDS WA 98026
00463300500302
BIGGS WAYNE T
23720 91ST AVE W
EDMONDS WA 98026-8902
00456500000500
CANLAS IDA VI
23719 91ST PL W
EDMONDS WA 98026-8917
00555300100102
STEINER ERIC R & VICTORIA L
9107 236TH ST SW
EDMONDS WA 98026-8925
00837000000700
CROTTS STEPHEN J & TRACEY A
9025 236TH ST SW UNIT 7
EDMONDS WA 98026-8934
00463301200402
PEAKE SARA N & IVES MICHAEL D
9130 238TH ST SW
EDMONDS WA 98026-8945
00713900000500
KEMPH CHARLES & BARNHART CAROL
23824 90TH PL W
EDMONDS WA 98026-9015
00463 2000'30
H ' I DRIENNE
9 SW
EDMONDS WA 98026-9021
00898400000300
FELSENSTEIN MICHAEL
9020 236TH ST SW UNIT 3
EDMONDS WA 98026-9512
27033600404600
EDMONDS SCHOOL DIST 15
20420 68TH AVE W
LYNNWOOD WA 98036-7405
Use template for 51600
00463302000401
HUANG EVA & SCOTT
16319 70TH PL W
EDMONDS WA 98026-4901
00456500000200
BOHS CARL T
23716 91ST PL W
EDMONDS WA 98026-8917
00463300400400
MORRIS KIMBERLY
9120 236TH ST SW
EDMONDS WA 98026-8925
00837000000400
SANDOZ JULIE M
9025 236TH ST SW UNIT 4
EDMONDS WA 98026-8934
008370W000800
GARTON GARY & MARTHA/ GARTON LAURA
9025 236TH ST SW UNIT 6
EDMONDS WA 98026-8934
00713900000800
HAUGLIE CORDELLA & ENGEN NANCY
9106 238TH ST SW
EDMONDS WA 98026-8945
00713900000700
HEADLEE MICHAEL TRUST
23808 90TH PL W
EDMONDS WA 98026-9015
01008700000300
SAMUELSON BENJAMIN C & JILL K
9015 240TH ST SW
EDMONDS WA 98026-9021
00447000200500
AGASSIZ SARA JOYCE & RODERICK A
979 HIGHWOOD DR SW
ISSAQUAH WA 98027
00446600001600
SMITH GREGORY S & JENNIFER P
18726 240TH AVE SE
MAPLE VALLEY WA 98038
Smooth Feed Sheets"
00446300002100 00463302000400
EMPFIELD FRANK REVOCABLE TRUST BRAGIN BORIS
15305 23RD PL W 5413 MERIDIAN AVE N UNIT C
LYNNWOOD WA 98087-6309 SEATTLE WA 98103
004 3304020'
00463300400204
PAY R.EG PAYNE GREGORY
8837 N'W 8837 29TH NW
E L A 98111 SEATTLE WA 98117
°00463300400301 WOBE
0002
j 9108 DOUGLAS LANDING LLC RENPO BOX 771765TSEATTLE WA 98177 98177
10 AVWjMV8 Address Labels
Use template for 5360®
00463300400200
PAXLA
G
88W
SE 98117
27033600111400
MILLER G K/ MILLER P E/ MILLER D A
15217 DAYTON AVE N
SEATTLE WA 98133
00463302000402
JAC CONSULTING LLC
PO BOX 543
MUKILTEO WA 98275
Laser 5260TM
ADJACENT PROPERTY OWNERS LIST
Attach this notarized declaration to the adjacent property owners list.
On my oath, I certify that the names and addresses provided represent all properties
located within 300 feet of the subject property.
Signature of Applicant orApplicant's Representative
Subscribed and sworn to before me this. day of
ki
.�,� Notary Public ire and for the State of Washington
Residing atl-r
JUN 02) 2016
DEVELOPMENT SERVICES
COUNTER
Revised on 9/30/11 P2 - Adjacent Property Owners List Page 2 of 2
FILE NO.: PLN20160027,28 & 29
APPLICANT: MADRONA
DECLARATION OF MAILING NOTICE OF APPLICATION
& PUBLIC HEARING
On the 28th day of September 2016, the attached Notice of Public Hearing was
mailed by the City to property owners within 300 feet of the property that is the
subject of the above -referenced application. The names of which were provided
by the applicant.
I, Denise Nelson, hereby declare under penalty of perjury under the laws of the
State of Washington that the foregoing is true and correct this 28th day of
September 2016 at Edmonds, Washington,
Signed:
(BFP747887.DOC:;1\00006.900000\ )
File Nos.: PLN20160027, -0028 & - 0029
Applicant: Edmonds School District
DECLARATION OF POSTING
On the 28th day of September, 2016, the attached Notice of Public Hearing was
posted as prescribed by Ordinance and in any event where applicable on or
near the subject property.
I, Michael D. Clugston, hereby declare under penalty of perjury under the laws
of the State of Washington that the foregoing is true and correct this 28th day of
September, 2016, at Edmonds, Washington.
Signed: O`
Everett Daily Herald
Affidavit of Publication
State of Washington }
County of Snohomish } ss
Dicy Sheppard being first duly sworn, upon
oath deposes and says: that he/she is the legal
representative of the Everett Daily Herald a
daily newspaper. The said newspaper is a legal
newspaper by order of the superior court in the
county in which it is published and is now and
has been for more than six months prior to the
date of the first publication of the Notice
hereinafter referred to, published in the English
language continually as a daily newspaper in
Snohomish County, Washington and is and
always has been printed in whole or part in the
Everett Daily Herald and is of general
circulation in said County, and is a legal
newspaper, in accordance with the Chapter 99
of the Laws of 1921, as amended by Chapter
213, Laws of 1941, and approved as a legal
newspaper by order of the Superior Court of
Snohomish County, State of Washington, by
order dated June 16, 1941, and that the annexed
is a true copy of EDH724178 EDMONDS
SCHOOL DIST as it was published in the
regular and entire issue of said paper and not as
a supplement form thereof for a period of 1
issue(s), such publication commencing on
09/28/2016 and ending on 09/28/2016 and that
said newspaper was regularly distributed to its
subscribers during all of said period.
The amount of the fee for such publication is
$99.'76..
p
Subscribed and sworn before me on this
2� day of
Washington.
City of Edmonds -LEGAL ADS 114101416
DIANE CUNNINGHAM
DEBRA ANN GRIGG
Notary Public
State of Washington
My Commission Expires
October 31, 2017
�p'
..._,...... � CITE' OF EDMONDS .....�.
N OT10E OF: PUBLIC HEARING
PROJECT OESCRIPTfONP Edtnonds School Dhstrtct has appfled
for three land use parmll.s needed to replace the oxishirt
Madrona School, The now achool Wincludo new parkhmg all,
student drop•oll as wall as a now burn hoop wit t extended
quouing, 81to uthlhkles will be otmondod to serve thee
otectulcal and p Winning needs of tho now Want„ which will b
located behind the oxlsbru,g sahooi. The oxifogn,g school will be
demollshod vrhen the new salvot fa complete,
The three land use permits are being 13
under 'a
sIn to review pursuant to EC'DC 210 0 002.8 as a Type lif-0
declslom The Archktectumak Design Board held o publko moothnyy
on Sdplembor 7, 2016 anal rocommoandod unanimous Approval
of the de�l���o7 of the prol,90 with condtfiorrs', The HoaNn
E'xatminer wVI�I, hold glue requ&red public hoarfumg and issue a fkna3l
by k
the
mn each of the three land use pomnnlls.
=Al ION; OM 2361h St SW, Edinonds,'WyA
APPI..ICAN l Tatno Won. EdM0nds Soheo.I District
is Roson, Mahium Architects)
EAST P L N 2 0 1 6 0 0 2 7 gDo519n review),
60025 (Comdlhonal use permit for building area),
0429 (Conditional use perrnll lemkaoug4rf)
P'PLICATION: June 7, 2014
OMPLETENES'S July 16,2016
OTICE^Septomber26,2016
EOUIREG PERMIT'S: Buttding, engineering and
ON
aped make
0 6tao Cry Cu
NTAL DOCUMENTS: Critical area
O62), wo land, ttootoohnlcal and stormwalor
,termination of NnnsignWlcahco issued May
Ick on Jurre 17, 2016
OSAL DUE. Oclobar 13 2016
IRMA"I ION• A put�W Inearian whtl bo lgand
Examiner on Octedor 13 201 at 3 pr M In
mrs looated at 250 6th Avenue North,
ing Examinor will take trmtimony durhung fine
a rranonemandaklon on the consofldated
Anyy erson has the right to comment on this
r�pu@ I a oamrnonh porlad, receive notice and
othugp% and rouyoosl a copy of poo decision
The cRy may accept public comments at ar
closing of the record of an open record prat
art „or, II no open record rodecision hallfln
toho decision on the prsa act parnah. Only f
dolknod in ECDC 20.0 003 have stand
admknishrallvo an,peel Infor r atlanon this pt
or obtained at t6no Hy of E It nrl6 D'ovo
Dope I on[, 1211 5111 Nve Nep'th„ Edmonda, l
the hours of 6:00 A.M. and 4:34 P,tt'. filen
AV, to 12:00 RK only out wodnosdays) or
City% webshto at www.admondswn. ow VAsslstanoo page.'SearchforpormlIPLNf1160r
CITY CONTACT, Mike Clugston, ACP, As'seclat,
mkahaeflxtu sioon0odmondswagrtw'
425.771.020
IF,UBLISK September 26, 2016
tpphkcdtlon dur'irug
mrtlOpata in any
in The a;pphacahoty,
hmo prior to the
acision heating, kf
Is provhdod, print
I tln-s of record as
1Q to Inftlrute arra
)ct can be viewed
m rnonl Sorvice's
A 96020 between
dy mm Ffiday T 30
nhlna Ifnrdu fn fie
•eugh the l5ermll
7.
Planner
EDH724178