HE staff report PLN20180014-0017.pdfI/Jc. 189M
CITY OF EDMONDS
12151h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.aov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION
REPORT & RECOMMENDATION TO THE HEARING EXAMINER
Project: Edmonds-Woodway High School Synthetic Turf Conversion
Requested Permits: PLN20180014 (Design Review)
PLN20180015 (Conditional Use Permit - bleachers, playfield lighting,
structures from 25 — 60 feet tall)
PLN20180016 (Variance - structures over 60 feet tall)
PLN20180017 (Variance — street setback reduction at 216th Street)
Date of Report: August 15, 201
Staff Contact:
Mike Clugston, AICP, Senior Planner
Public Hearing: August 23, 2018 at 3:00 P.M.
Edmonds Public Safety Complex: Council Chambers
250 - 5th Avenue North, Edmonds, WA 98020
SUMMARY OF PROPOSAL AND PROCESS
The Edmonds School District No. 15 (District) is proposing to upgrade the existing
baseball field and tennis courts at Edmonds-Woodway High School at 7600 2121h ST. SW.
The proposed project includes relocating several small storage buildings north of the
baseball field and creating of javelin and discus areas in that location. To the east, a
synthetic turf multipurpose baseball field with football/soccer field (and associated
lighting) and bullpens would be installed. In addition, four tennis courts (and associated
lighting) are proposed east of the baseball field. Three batting cages are proposed south
of the tennis courts. A portion of two tennis courts directly north and one tennis court
east of the existing baseball field would be demolished to accommodate the
improvements.
The design review, conditional use permit, and variance reviews are considered Type III-
B decisions under Section 20.01.003 of the Edmonds Community Development Code
(ECDC) and all four permits have been consolidated for review pursuant to ECDC
20.01.002.B. When public projects involving variances are consolidated, the
Architectural Design Board (ADB) reviews the proposed development at a public
meeting and makes a recommendation to the Hearing Examiner. The Hearing Examiner
then holds a public hearing and makes a further recommendation to the City Council.
Edmonds-Woodway High School Synthetic Turf Conversion
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The Council, in accordance with ECDC 17.00.030.C, holds a closed -record review of the
project and makes the final decision on the consolidated proposal per ECDC
20.01.002.C.
On August 1, 2018, the Architectural Design Board held a public meeting and reviewed
the design of the proposal (Exhibit 1). Consistency with the Comprehensive Plan, design
standards in ECDC 20.11, and materials and landscaping was analyzed. The Board
recommended approval of the project design with conditions (Exhibit 2). The Applicant
responded to the proposed conditions with updated plans for the proposed batting cage
and landscaping (Exhibits 3 — 5). The remainder of this report describes how the
proposal complies with the applicable codes and criteria for the other three land use
permits.
II. EXHIBITS
1. ADB staff report with nine attachments
1. Land use application
2. Applicant's narrative
3. SEPA documentation
4. Letter of complete application and public notice documentation for design
meeting
5. Technical comments
6. Edmonds-Woodway High School Master Plan
7. Photos from similar athletic field projects
8. Photo -simulations of the proposal
9. Project plans, May 14, 2018
2. ADB recommendation
3. Applicant's response to ADB recommendation
4. Revised batting cage plans
5. Revised landscaping plan
6. Public hearing documentation
III. PUBLIC HEARING NOTICE
A "Notice of Public Hearing" for permits PLN20180014 — 0017 was published in the
Herald Newspaper, posted at the subject site, as well as the Public Safety Complex,
Community Development Department, and the Library on August 9, 2018 (Exhibit 6).
Notice of the public hearing was also mailed to property owners within 300 feet of the
site.
The City has complied with the noticing provisions of ECDC 20.03.
IV. ZONE DISTRICT REQUIREMENTS
Since the subject site is zoned Public (P), the development standards in ECDC 16.80
apply.
1. Use.
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a. High schools and athletic structures are permitted uses in the P zone. [ECDC
16.80.010.A & B] The upgrades to the baseball field, tennis courts, and javelin
and discus areas at Edmonds-Woodway High School are permitted uses.
b. New bleachers, playfield lighting and structures over 25 feet in height require a
conditional use permit in the P zone. [ECDC 16.80.010.C.3 & C.4] The District
has applied for a conditional use permit for bleachers and playfield lighting as
well as ball control fencing and light poles from 25 — 60 feet in height through
permit PLN20180015.
2. Minimum setbacks. A minimum landscaped setback of 20 feet shall be maintained
from a public street or other property lines, except that a setback of 25 feet shall be
maintained for all structures, structured play areas and structured athletic fields
from adjacent residentially zoned properties. These setbacks shall be fully
landscaped. [ECDC 16.80.030.A]
The proposed improvements will be set back more than the minimum required 20
feet along the 216th Street property line, except for the batting cage structure and a
small section of fence near the southwest corner of the baseball field (Exhibit 1,
Attachment 9, Sheet F-1.1). The District has applied for a variance (PLN20180017) to
reduce the street setback for the batting cage from the required 20 feet to
approximately 4 feet. The proposed 15-foot tall fencing will match existing
nonconforming fencing by the baseball field. There is an existing batting cage in the
same area as the proposed cage along with several lengths of fencing and netting of
varying heights within the street setback along 216th; those elements are
nonconforming and if those remain they can be maintained in accordance with ECDC
17.40 but cannot be expanded without a variance (as with the fencing in
PLN20180017).
3. Height. The maximum height of a building in this zone shall be 25 feet, unless a
conditional use permit has been obtained, except that the height of schools shall be
governed by ECDC 17.100.050(1). A conditional use permit for additional height may
permit structures up to a maximum height of 60 feet. [ECDC 16.80.030.B]
The proposed batting cage building, dugouts, bleachers, discus cage, and tennis
fences are all proposed to be less than 25 feet tall.
ECDC 16.80.010.C.4 indicates that structures between 25 feet and 60 feet in height —
such as the proposed ball control fencing and netting and lights around the tennis
courts — require a conditional use permit. Structures greater than 60 feet in height —
like the light poles for the baseball field — require a variance. A conditional use
permit and a variance are part of this review (PLN20180015 and PLN20180016,
respectively). For a CUP in the Public (P) zone, the specific conditional use permit
criteria in ECDC 16.80.020 must be considered along with those of ECDC 20.05. The
variances must be analyzed against the criteria in ECDC 20.85 — see Sections VI and
VII for analysis of the conditional use permit and variances.
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4. Lot coverage. The maximum lot coverage by buildings and other structures shall not
exceed 35 percent unless a conditional use permit has been obtained. [ECDC
16.80.030.C]
Per ECDC 21.15.110, coverage means the total ground coverage of all buildings or
structures on a site measured from the outside of external walls or supporting
members or from a point two and one-half feet in from the outside edge of a
cantilevered roof, whichever covers the greatest area. The larger school site is
approximately 30 acres which would yield a maximum allowable structural lot
coverage of about 10.5 acres. The existing school building, stadium and
miscellaneous buildings cover about 4 acres. The proposed batting cage and
dugouts will cover an additional 0.10 acre, well less than the maximum allowed.
Signs. All signs shall be subject to ADB approval. Signs shall be kept to a minimum
size, which is compatible with the surrounding neighborhood and uses, while
providing adequate visibility. [ECDC 16.80.030.D]
No signs are proposed.
6. Landscaping. Site landscaping is reviewed against the requirements of ECDC20.13.
[ECDC 16.80.030.E]
As noted in the staff report to the ADB (Exhibit 1), landscaping meeting the intent of
Type III is proposed to buffer the facilities along 216th Street. The Board requested
additional landscaping be added east of the batting cage which is now shown on
Exhibit 5.
7. Parking. All regional public facilities shall comply with the minimum off-street
parking requirements contained in ECDC 17.50.030.
a. All on -site parking lots shall be screened from adjacent residential properties with
a solid wall or sight -obscuring fence not less than six feet in height. Such walls or
fences may be built progressively as the parking facilities are installed.
Landscaping shall be installed in accordance with ECDC 20.13.025.
b. Regional public facilities shall submit a transportation management plan for
approval by the city. The plan shall address the following: traffic control, parking
management, mitigation measures for overflow parking into adjoining
residential areas, and traffic movement to the nearest arterial street. [ECDC
16.80.030. F]
By definition, the existing school site is not a regional public facility [ECDC
21.85.033]. No new parking is proposed for this field upgrade project and no
parking spaces will be eliminated. The existing parking area east of the tennis courts
will continue to serve the parking needs of the school and athletic facilities (Exhibit
1, Attachment 9, Sheet F-0.0).
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8. Orientation to Transportation Facilities. All regional public facilities must be located
adjacent to or within 500 feet of a principal or major arterial street. [ECDC
16.80.030.G]
The school site is not a regional public facility. However, the site is adjacent to 212th
Street SW and 761h Avenue West, both of which are existing or proposed minor
arterials served by Community Transit bus routes.
9. Transit. All regional public facilities shall be located within 1,500 feet of an existing
transit center. At least one on -site transit stop or station shall be required. The
transit stop or station shall include a turnout of suitable size and location to
accommodate public buses. [ECDC 16.80.030.H]
The school site is not a regional public facility. However, the site is served by CT bus
routes and there is an existing transit center approximately 1,000 feet east of the
school on 72"d Avenue West.
10. Lighting. All exterior lighting shall be arranged and directed so as to direct the light
away from adjacent residential uses. [ECDC 16.80.030.1]
All lights proposed for the project will be on tall poles which will allow the lights to
be directed more steeply downward onto the site. Shielded fixtures and LED lights
will be used (Exhibit 1, Attachment 9, Sheet E1.1). This arrangement will result in
very low light spill at the site boundaries of less than 1 foot candle measured at 3
feet above the ground (Exhibit 1, Attachment 9, Sheet ESPL-1). ECDC 17.60.030.E
requires that sports field and court lighting must be turned off by an automatic
timer no later than 10:15 p.m.
11. Screening. Electrical substations, water/sewer pump stations, sewage treatment
facilities, solid waste facilities, commuter parking lots, and maintenance and storage
yards shall be adequately screened from adjacent residential properties with a solid
wall or sight -obscuring fence not less than six feet in height. Landscaping shall be
provided in accordance with Chapter 20.13 ECDC. [ECDC 16.80.030.J]
The school site is not one of the listed facilities. As noted by the Architectural Design
Board, Type III buffer landscaping meeting the intent of ECDC 20.13.030.0 is
proposed along the south boundary of the project area at 216th Street to provide
some screening of the proposed improvements from the multi -family zoned parcels
to the south (Exhibit 5).
V. DESIGN REVIEW — ECDC 20.10
PLN20180014 — Design review Edmonds-Woodway High School Synthetic Turf
Conversion
The Architectural Design Board held a public meeting and reviewed the design of the
proposed field redevelopment on August 1, 2018 and unanimously recommended
approval of the project with the following proposed conditions (Exhibit 2):
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1. THE PROPOSED LANDSCAPING SHOWN ON SHEET F-1.6 OF ATTACHMENT 9 MEETS
THE INTENT OF THE TYPE III LANDSCAPING CRITERIA IN ECDC 20.13.
2. ADDITIONAL LANDSCAPING AND SCREENING SHALL BE ADDED ALONG THE EAST
SIDE OF THE BATTING CAGE FACILITY.
The applicant responded to proposed Condition #2 with an updated landscaping plan
showing additional landscaping in the area east of the batting cage (Exhibit 5). Because
the applicant has tried to address proposed Condition #2 with an updated landscaping
plan, staff is proposing to revise Condition #1 to indicate that Exhibit 5 now meets the
intent of Type III landscaping.
VI. CONDITIONAL USE PERMIT
PLN20180015 — Conditional use permit for bleachers, playfield lighting, and structures
25 - 60 feet tall
According to ECDC 16.80.010.C.3, bleachers and playfield lighting require a conditional
use permit. Similarly, structures over 25 feet in height require a conditional use permit
per ECDC 16.80.010.C.4. As proposed, the ball control fencing and netting will be 40
feet tall and the lights around the tennis courts will be 50 feet tall (Exhibit 1, Attachment
9, Sheets F-2.11 and E1.1) and therefore require a conditional use permit. In addition to
the regular conditional use permit criteria in ECDC 20.05, the specific criteria in ECDC
16.80.020 must also be considered.
1. Pursuant to ECDC 20.05.010, a conditional use permit may not be approved unless
all of the following findings can be made:
A. That the proposed use is consistent with the Comprehensive Plan.
The Comprehensive Plan designation for the project area is "Public" within the
Medical/Highway 99 Activity Center overlay. The site is subject to the 1994
Edmonds-Woodway High School Master Plan (Exhibit 1, Attachment 6) and the
proposal to upgrade the existing sports facilities at the school is consistent with
that master plan.
The proposed improvements are also consistent with the goals for the
Medical/Highway 99 Activity Center in the Comprehensive Plan, specifically Goal
B (p 58 of the 2016 Comprehensive Plan):
Provide for an aesthetically pleasing business and residential community
consisting of a mixed use, pedestrian friendly atmosphere of attractively
designed and landscaped surroundings and inter -connected development.
Encourage a more active and vital setting for new retail, office, and service
businesses, supported by nearby residents and visitors from other parts of the
region.
Provide street trees, buffers, and landscape treatments which encourage and
support an attractive mixed use pattern of development characterized by
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pedestrian walkways and centralized parking. Use these same features, in
concert with site and building design, to provide a transition from higher -
intensity mixed use development to nearby single family residential areas.
The high school site serves as a transition from the more intense commercial
uses to the east along Highway 99 to the residential uses to the west. It is also
home to the District's football stadium and so attracts many events throughout
the year. Improving the baseball field and tennis courts and adding lights will
improve and extend their playability year-round.
B. Zoning Ordinance. That the proposed use, and its location, is consistent with the
purposes of the zoning ordinance and the purposes of the zone district in which
the use is to be located, and that the proposed use will meet all applicable
requirements of the zoning ordinance.
The Hearing Examiner must consider the following specific criteria for
conditional use permits in the P-zone in ECDC 16.80.020:
A. Impact of the proposal on the visual and aesthetic character of the
neighborhood;
The proposed ball control fencing and bleachers will have minimal
additional impact on the visual and aesthetic character of the
neighborhood since these features are already present around the
existing baseball field. The addition of playfield lighting would change
the visual and aesthetic character of the southern portion of the
Edmonds-Woodway High School site because the existing baseball field
and tennis courts are currently unlit. However, the football stadium and
softball field on the northern part of the site are lit so adding lights to the
baseball field and tennis courts would not be out of character with the
high school site. The proposed landscaping along 216t' Street and by the
batting cage will improve the visual and aesthetic character of the area.
B. Orientation of facilities to developed or undeveloped residential areas;
The updated baseball field and tennis courts will be in nearly the exact
same location as the existing facilities. The nearby area is a mix of
commercial and multifamily residential uses and is built -out.
C. Preservation of natural vegetation and/or other natural features,
There is no natural vegetation or other features to protect within the
project area. The existing baseball field and tennis courts have been
there for decades.
D. Hours of operation; performance standards; conformance of the proposal
with the city's noise ordinance,
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The property performance standards in Chapter 17.60 apply to this parcel
as they do with all parcels in the City. ECDC 17.60.030.13 pertains
specifically to lighting and states:
External lights shall be shielded, trained or directed in a manner
which minimizes glare onto adjacent property or passing traffic.
Arc welding, acetylene torch cutting or similar processes shall be
performed so as not to be seen from any point beyond the outside
of the property. Any lighting on a sports field or court shall be
turned off by an automatically timed mechanism no later than
10:15 p.m. Field or court lighting fixtures shall minimize scattering
of light beyond the field or court being illuminated.
As noted previously, all field lighting would be located on tall poles and
directed downward onto the field and courts and will use cut-off fixtures
to minimize light spill off site (Exhibit 1, Attachment 9, Sheets E1.1 &
ESPL-1). An automatic timer that shuts lights off at 10:15 p.m. is required
(a condition is proposed).
Lastly, according to the noise abatement and control standards in
Chapter 5.30 of the Edmonds City Code: "Sounds originating from
officially sanctioned parades and other events to which the general public
is solicited to attend without charge and sounds originating from league
or school sponsored athletic events" are exempt from the provisions of
the noise abatement chapter at all times. [ECC 5.30.100.G]
E. Ability of the proposal to provide for adequate on -site parking; and traffic
impacts of the proposal on the neighborhood.
There is no change proposed to parking or vehicular access on the site.
The existing lighted parking area at the corner of 216th and 761h will
continue to serve the baseball field and tennis courts. Any additional
traffic from using the lighted field or courts would occur during non -peak
hours.
C. Not Detrimental. That the use, as approved or conditionally approved, will not be
significantly detrimental to the public health, safety and welfare, and to nearby
private property or improvements unless the use is a public necessity.
The proposed bleachers, ball control fencing and lighting will reflect a change
from existing — particularly the lighting for the baseball field and tennis courts —
but they will not be significantly detrimental to the public health, safety and
welfare nor to nearby private property or improvements. The existing baseball
field and tennis courts have bleachers and fencing. The new lights would be a
change on the southern portion of the site but would be in keeping with the
lighting of the football stadium and softball field to the north.
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D. Transferability. The hearing examiner shall determine whether the conditional
use permit shall run with the land or shall be personal. If it runs with the land
and the hearing examiner finds it in the public interest, the hearing examiner
may require that it be recorded in the form of a covenant with the Snohomish
County auditor. The Hearing Examiner may also determine whether the
conditional use permit may or may not be used by a subsequent user of the same
property.
The conditional use permit should run with the land. Should a different
owner/operator assume control of the school site, the proposed facilities should
be allowed to continue under that new group.
2. With conditions, staff feels the proposal is consistent with the conditional use
criteria for approval listed ECDC 20.05 and in ECDC 16.80.020.
VII. VARIANCES
The applicant applied for two variances related to the field improvements:
PLN20180016 — Variance for height of structures above 60 feet
PLN20180017 — Variance for reduced setback at 216th Street
A variance to any requirement in Titles 16 and 17 of the Edmonds Community
Development Code (except use and procedural requirements) may be approved when
the following findings can be made:
A. Special Circumstances. That, because of special circumstances relating to the
property, the strict enforcement of the zoning ordinance would deprive the owner
of use rights and privileges permitted to other properties in the vicinity with the
same zoning.
1. Special circumstances include the size, shape, topography, location or
surroundings of the property, public necessity as of public structures and uses
as set forth in ECDC 17.00.030 and environmental factors such as vegetation,
streams, ponds and wildlife habitats.
2. Special circumstances should not be predicated upon any factor personal to
the owner such as age or disability, extra expense which may be necessary to
comply with the zoning ordinance, the ability to secure a scenic view, the
ability to make more profitable use of the property, nor any factor resulting
from the action of the owner or any past owner of the same property;
B. Special Privilege. That the approval of the variance would not be a grant of
special privilege to the property in comparison with the limitations upon other
properties in the vicinity with the some zoning,
C. Comprehensive Plan. That the approval of the variance will be consistent with
the comprehensive plan;
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D. Zoning Ordinance. That the approval of the variance will be consistent with the
purposes of the zoning ordinance and the zone district in which the property is
located,
E. Not Detrimental. That the variance as approved or conditionally approved will
not be significantly detrimental to the public health, safety and welfare or
injurious to the property or improvements in the vicinity and same zone,
F. Minimum Variance. That the approved variance is the minimum necessary to
allow the owner the rights enjoyed by other properties in the vicinity with the
same zoning.
Because the variances are for public structures proposed by a public agency (Edmonds
School District), the process language in ECDC 17.00.030.0 applies:
All public structures and uses built or altered by the city or any other public
agency shall comply with this zoning ordinance. Where it is a public necessity to
build, or alter, a structure or use in a location or in a manner not complying with
this zoning ordinance, a variance may be considered. in this case, the action of
the hearing examiner shall be a recommendation to the city council.
As noted previously, the Hearing Examiner will review the variances against the criteria
in ECDC 20.85 and make a recommendation to the City Council who will make the final
decision on the variances as well as the associated design review and conditional use
permit.
Staff Analysis:
PLN20180016 — Height variance for 70 - 90 foot tall light poles around the baseball field
1. Special circumstances. Edmonds-Woodway High School is a public site where public
structures and uses are subject to variance in accordance with ECDC 17.00.030.
2. Special privilege. A height variance for light poles based on public necessity would
not constitute special privilege. The high school is unique within the City of
Edmonds and light poles of a similar height are in use at the football stadium on the
Edmonds-Woodway High School campus as well as other sports field installations
throughout the District.
3. Comprehensive plan. See Section VI.1.A for discussion regarding the proposal's
consistency with the Comprehensive Plan.
4. Zoning ordinance. The maximum height for structures in the P zone is 25 feet, 60
feet with a conditional use permit (as with those proposed light poles around the
tennis courts in the associated conditional use permit, PLN20180015). Approval of
the subject variance would allow light poles around the baseball field from 70 - 90
feet tall as shown on Exhibit 1, Attachment 9, Sheet E1.1.
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5. Not detrimental. Light poles up to 90 feet tall would not be significantly detrimental
to the public health, safety and welfare or injurious to the property or
improvements in the vicinity. The taller light poles and cut-off light fixtures will
minimize light spill which reduces the impact to neighboring properties. As noted in
the associated light spill plan (Exhibit 1, Attachment 9, Sheet ESPL-1), light intensity
near ground level is proposed to be less than 1 foot-candle at the site boundary.
6. Minimum variance. While the 50-foot tall poles used for the tennis courts could be
used around the baseball field, more lights would be needed to cover the larger
baseball field area. However, each of the lower towers would not direct the light
down as steeply, thus increasing light throw off site. As a result, to minimize the
number of lights used and light spill off the site, light poles ranging between 70 and
90 feet would appear the minimum necessary for the baseball field lighting project.
PLN20180017 — Variance for street setback reduction for batting cage and fence at 216th
Street
1. Special circumstances. Edmonds-Woodway High School is a public site where public
structures and uses are subject to variance in accordance with ECDC 17.00.030.
2. Special privilege. A setback variance for the batting cage and fence based on public
necessity would not constitute special privilege. The high school is unique within the
City of Edmonds. The proposed batting cage will replace an existing batting cage in
the same location. The portion of the new cage that would project into the setback
would be uncovered like the existing cage while the covered portion of the cage
would meet the 20' street setback (Exhibit 1, Attachment 9, Sheet F-1.1). The fence
will connect existing fencing along 216th to the proposed outfield fence around the
baseball field.
3. Comprehensive plan. See Section VI.1.A for discussion regarding the proposal's
consistency with the Comprehensive Plan.
4. Zoning ordinance. The minimum street setback for structures in the P zone is 20
feet. The existing batting cage projects nearly all the way into the street setback
(see below and Exhibit 1, Attachment 9, Sheet F-0.1). Approval of the subject
variance would allow the replacement batting cage to project into the setback about
16 feet (Exhibit 1, Attachment 9, Sheet F-1.1).
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5. Not detrimental. The location of the replacement batting cage and fence would not
be significantly detrimental to the public health, safety and welfare or injurious to
the property or improvements in the vicinity and same zone. The existing cage and
fencing has been there for many years — the new structures will integrate well into
this portion of the site. The fencing will also prevent baseballs from flying into the
public right-of-way.
6. Minimum variance. The covered portion of the new batting cage will meet the
required setback (Exhibit 1, Attachment 9, Sheets F-1.0 & F-1.1) and thus no
variance is required for that part of the structure. The uncovered portion of the
cage would project into the setback similar to the current cage. However, the new
cage would project slightly less into the setback thus slightly reducing the impact of
its location. The height of the fencing by the baseball field is the minimum
necessary to protect the travelling public along 216th Street.
VIII. PUBLIC COMMENTS
As of the date of this report, no public comments have been received.
IX. CONCLUSION AND RECOMMENDATION
Based on the analysis in and the attachments to this report, staff finds the proposal is
consistent with the conditional use approval criteria in ECDC 20.05.010 and ECDC
16.80.020, and the variance criteria of ECDC 20.85. The design of the site and proposed
structures are consistent with the design standards in ECDC 20.11 and the Urban Design
Element in the Comprehensive Plan. Therefore, the Hearing Examiner should
recommend that the City Council APPROVE the design review (PLN20180014),
conditional use permit (PLN20180015), and variances (PLN20180016 & PLN20180017)
associated with the Edmonds-Woodway High School Synthetic Turf Conversion project
with the following conditions:
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1. The revised landscaping proposed in Exhibit 5 meets the intent of the Type III
landscaping criteria in ECDC 20.13.
2. An automatic timer that turns the field and court lights off at 10:15 p.m. is required.
3. The conditional use permit should run with the land and be transferrable from the
Edmonds School District to a subsequent owner/operator of the Edmonds-Woodway
High School site.
PARTIES OF RECORD
City of Edmonds
121- 5th Ave N
Edmonds, WA 98020
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Nick Chou
Edmonds School District
20420 68th Ave. W
Lynnwood, WA 98036