StaffReport_ADB-06-75.doc
ARCHITECTURAL DESIGN BOARD
STAFF REPORT
July 12, 2006 Meeting
PLANNING DIVISION
ADVISORY REPORT AND RECOMMENDATIONS
TO:
The Architectural Design Board
FROM:
__________________________________
Gina Coccia, Project Planner
DATE:
July 5, 2006
ADB-2006-75 Application by the Edmonds School District for the Edmonds Elementary
Playground and Field Project located at 1215 Olympic Avenue in the
(PLN20060075) Single Family Residential (RS-12) zone.
A.
Property Owner/Applicant:Contact Person/Agent:
Property Owner/Applicant:Contact Person/Agent:
Edmonds School District 15 Brian Harding/Educational Services Center
thth
20420 68 Avenue West 20420 68 Avenue West
Lynnwood WA 98036 Lynnwood WA 98036
B. :
1215 Olympic Avenue in the Single Family Residential (RS-12) zone
Site Location
Site Location
(Attachment 3).
C.
Introduction:
Introduction:
The applicant is proposing to expand the playground and field facilities at Edmonds Elementary
School. Attachment 2 is the applicant’s site plan that indicates the estimated location of the
proposed changes. Attachment 6 represents some of the proposed new equipment. Attachment 5
is a statement of all of the proposed activities. Proposed changes include:
1. Expanding the current playground area: joining two existing areas using 2x10 wood planks
and adding new playground equipment, removing outdated equipment, and adding eight
benches, three picnic tables, and other outdoor seating.
2. Expanding the basketball court: removing old sandboxes, picnic table, and two tether ball
poles, expanding the asphalt for new basketball court and adding two new basketball hoops.
3. Improving the pickup/dropoff area: expanding the pick up curb around the parking lot on the
west side, relocating fencing, and add new signs and paint curbs to delineate new parking
areas.
4. Install outdoor classroom/seating area: adding concrete bench blocks into a hillside to create
seating for up to thirty children (two levels are proposed), and hand painted tiles made by the
children will be added to this area.
Staff Report for ADB-2006-75
Edmonds Elementary Playground & Field Project
5. Baseball field improvements: two sets of three-tired bleachers and an asphalt pad will be
added to the existing baseball field, while the old baseball backstop in the northwest corner of
the property will be replaced. Two benches and some plantings will be added, and the dirt
area around home plate will be improved.
6. Walking path installation: adding a six foot walking path around the perimeter of the upper
field of the property located on the north end.
The color of the new playground equipment will be primarily red, yellow, blue, green, and black.
The applicant would submit a building permit application for the project, and items such as height
and setbacks would then be reviewed by staff. The following is staff’s analysis on the project.
D.
Overview:
Overview:
1. Zoning:
Edmonds Elementary is located in the Single-Family Residential (RS-12) zone and
is subject to the requirements of ECDC 16.20.
2. Environmental Review:
The project is under the threshold that would require review under
the State Environmental Policy Act (SEPA); therefore, both the City and the applicant have
complied with the SEPA requirements for this project.
3. Issues:
The applicant has partially addressed the City’s site development standards and
requirements with their proposal, however items such as height and setbacks will be reviewed
with the building permit application to ensure that the project meets the minimum code
requirements. For this project, the Architectural Design Board reviews the design of the
proposal and makes the final decision on whether the proposal is consistent with the design
review criteria found in ECDC 20.10 and 20.12 and also with the City’s Urban Design
Guidelines.
E.
:
Development Code & Comprehensive Plan Compliance
Development Code & Comprehensive Plan Compliance
The following is staff’s analysis on the project’s compliance with the Edmonds Community
Development code (ECDC) and the City’s Comprehensive Plan.
1. ECDC 16.20 (RS – Single Family Residential):
a. The improvements are proposed on property with a single-family residential zoning
designation. Edmonds Elementary School is the primary use of the site.
b. Accessory structures are a permitted secondary use in all single-family residential zones,
pursuant to ECDC 16.20.010.B.6.
c. The proposed use includes accessory structures (playground equipment, benches,
basketball hoops, benches, bleachers, and baseball backstop) for the existing elementary
school (Attachment 5).
d. The maximum height of accessory structures is 15 feet, pursuant to ECDC 16.20.050.B.
e. The height of many of the accessory structures proposed is unknown, but will be
reviewed with the building permit application to ensure that the height does not exceed
15 feet unless a variance is first approved, and that it is not three feet or higher while
located in the setback area.
f. The maximum lot coverage for each residentially zoned site is 35 percent of the total lot
area, pursuant to ECDC 16.20.030.
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Staff Report for ADB-2006-75
Edmonds Elementary Playground & Field Project
g. The applicant has not provided the City with lot coverage calculations as part of the
design review process – through building permit review, it will be determined if the
proposal remains under the lot coverage threshold. Because the applicant is not
proposing structures with a roof, the lot coverage calculations should not change.
h. The table below shows the required setbacks for structures in the RS-12 zone. A
conceptual site plan has been submitted for ADB review as Attachment 2, but it is not
drawn to scale and does not show the entire property – meeting setback requirements will
be confirmed through building permit review. Staff has created a map, enclosed as
Attachment 4, which is set to a scale of one inch equals 100 feet.
Minimum Street Minimum Side Minimum Rear
Zone
Setbacks Setbacks Setbacks
25 feet
(from Puget Drive, 10 feet
RS-12 Olympic Avenue, (from all other Not Applicable
Viewland Way, property lines)
and Puget Way)
i. Each proposed new accessory structure will be required to meet the minimum setbacks
for the zone (as shown in the table above), if it is three feet or higher as measured from
the top of the structure to the average original grade. It appears that the baseball field and
bleacher location are shown near the street property line along Puget Drive – however,
the map provided is not to scale so it is difficult to determine exactly where they intend to
locate the new bleachers and backstop. As indicated in the table above, the structures
would need to be at least 25-feet from the north property line and at least 10-feet from the
west side property line (unless a variance is applied for and approved). The three-tier
bleachers are most likely over three feet in height, and if so, would then be required to be
located at least 10 feet from the side property line. The picnic tables are shown with a
height of 29.25 inches, which is less than three feet and would not need to meet setbacks.
The benches are shown at 24.375 and 33.5 inches in height, which are both under three
feet and would not need to meet setbacks. The outdoor seating area appears to be cut into
the hillside, and since height is measured from original grade, it would seem that these
would remain under three feet in height. If it is not under three feet, the student
amphitheater seating would need to be located at least 10 feet from the side property line.
The proposed basketball court appears to be located approximately 200 feet from the
south property line (Viewland Way) so this does not appear to pose a problem – the
hoops will still need to meet the 15-foot height limit.
2. ECDC 17.50 (Parking):
a. Accessory structures require no additional parking.
b. The proposal does not appear to add or remove any parking. However, the Description of
Work (Attachment 5) states: “Relocate fencing which will add to pick up curb and will
improve overflow parking by directing extra cars to the soccer field; add new signs and
paint curb to delineate new parking areas.” Revising parking lot configuration and
striping requires a building permit, and will be reviewed by the Engineering Division
with the building permit submittal to ensure it meets code requirements.
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Staff Report for ADB-2006-75
Edmonds Elementary Playground & Field Project
3. Comprehensive Plan:
a. The existing Comprehensive Plan designation is “Single Family - Resource” and it is
located in the “School Plan Overlay.”
b. As the Urban Design Guidelines are an adopted element of the City’s Comprehensive
Plan, the scope of the Architectural Design Board’s responsibility for ensuring
compliance of a project with the Comprehensive Plan is to ensure compliance of the
proposed project with the Urban Design Guidelines.
c. Staff has reviewed the Urban Design Guidelines and documented their findings in the
section below.
F. Staff Analysis of Design Criteria & Urban Design Guidelines:
F. Staff Analysis of Design Criteria & Urban Design Guidelines:
1. Location:
Edmonds Elementary is located in the “Single Family-Resource” Comprehensive
Plan Designation. The site fronts on several streets, one of which, Puget Drive, is considered
a Principal Arterial. In the Urban Design Guidelines, the applicable standards are “Non-
Residential Conditional Uses in Residential Zones,” which includes schools. The Design
Guidelines state that the proposal should be designed according to the guidelines most
appropriate to the situation. In this case, staff feels that the guidelines most appropriate to the
situation are the “Multiple Family Residential” guidelines.
2. Building Design:
Pursuant to Edmonds Community Development Code chapter 21.10.040,
the definition of building states: “Building means any structure having a roof, excluding all
forms of vehicles even though immobilized. (See also, Accessory Building and Completely
Enclosed Building.)” These proposed playground improvements are not considered
buildings, rather, they would fall under the Edmonds Community Development Code chapter
21.90.150 definition of structure, which states: “Structure means a combination of materials
constructed and erected permanently on the ground or attached to something having a
permanent location on the ground. Not included are residential fences less than six feet in
height, retaining walls, rockeries, and similar improvements of a minor character less than
three feet in height.” The Urban Design Guidelines are meant for the design review of
buildings, however, these structures will be reviewed where applicable.
a. General – The playground improvements have been designed to fit into the context of the
surrounding area. The colors chosen for the playground equipment are bold (yellow,
green, blue, red, and black) - however, staff feels that these primary colors are an
appropriate choice for elementary school playground equipment.
b. Materials – The outdoor seating area will be constructed from concrete blocks and
decorative tiles will be attached (Attachment 5). The materials of the other
improvements are not given, but they appear to be metal with a colorful plastic coating.
This appears to be consistent with a typical school playground.
c. Shapes and Forms – The proposal will provide visual interest. The outdoor seating area
will be enhanced with hand made tiles, and the colors of the playground equipment will
be varied.
d. Details and Fenestration – This element does not appear to be applicable to this project.
e. Size, Height, and Bulk – The proposal appears to give a desirable human scale. The
structures will remain under the 15-foot height limit (unless a variance is first approved).
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Staff Report for ADB-2006-75
Edmonds Elementary Playground & Field Project
f. Transitions – The baseball backstop is proposed near the street property line. This would
be visible from the commercial businesses located across the street, however staff feels
that no transitional element would be required.
3. Site Design:
There appears to be a consistent theme among the playground improvements
proposed for this project.
a. Site Organization – It is unknown at this time if the location of the proposed structures
meets setbacks, however this will be confirmed through building permit review.
b. Parking – No additional parking is required, no additional parking spaces are proposed,
and no parking will be removed.
c. Landscaping – The Design Guidelines state that landscaping should be used to
compliment the building and site design. No landscaping has been proposed with this
project (and no “buildings” have been proposed with this project).
d. Screening – There is no building screening proposed, however there is an existing chain-
link fence along Puget Drive that partially screens and separates the playground from
view.
e. Context – Staff finds the proposal is an appropriate fit for an elementary school site.
f. Streetscape – There are no changes proposed to the streetscape. The street trees
th
recommended for 196 Street (Puget Drive) are Tilia cordata ‘Greenspire’/Greenspire
Linden and Fraxinus pennsylvanica ‘Marshalls Seedless’/Marshall Ash. However, there
does not appear to be a good location for new street trees because there is an existing tall
fence (7.5 to 10 feet in height along Puget Drive, approved under variance file number V-
2005-99) that would separate them from view.
g. Transitions – The baseball backstop is proposed near the street property line. This would
be visible from the commercial businesses located across the street, however staff feels
that no transitional element would be required.
4. Transportation Orientation:
Not applicable to this project.
5. Signage:
No signage has been proposed with this project. However, interior incidental
parking signs were mentioned with this application, along with painting the curbs, in order to
delineate new parking areas.
G. Technical Review:
G. Technical Review:
The Engineering Division and the Fire, Public Works, and Parks and Recreation Departments
have reviewed this application. The only comment that was received was from Brian McIntosh,
the Director of the Parks & Recreation Department, who stated that this is a “great project for the
community!”
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Staff Report for ADB-2006-75
Edmonds Elementary Playground & Field Project
H. Recommendation:
H. Recommendation:
APPROVE
Staff recommends that the Architectural Design Board the design of file numbers
ADB-2006-75 (PLN20060075)
with the following conditions:
1.
Individual elements of this project are required to meet all applicable city codes, specifically
as it relates to the height and setbacks of the baseball backstop and bleachers.
2.
It is the responsibility of the applicant to apply for and obtain all necessary permits.
The board finds that with these conditions the proposal is consistent with the Comprehensive Plan
and other adopted city policies, and the proposal satisfies the criteria and purposes of ECDC
Chapter 20.10 - ADB Criteria and ECDC Chapter 20.12 – Landscaping, and staff has found the
proposal meets the requirements of the zoning ordinance.
I. Attachments:
I. Attachments:
1.
Land Use Application
2.
Site Plan (not to scale)
3.
Vicinity/Zoning Map
4.
Aerial/Parcel Map
5.
Description of Work
6.
Playground Equipment
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