SEPA Cover Letter 1-15-15.pdf
MEMORANDUM
Date:January 15, 2015
To: City of Edmonds, Planning Division
Copy: Matt Finch, Edmonds School District
From: Robert Harding, DA Hogan & Associates
Re: Former Woodway High School - Field Improvements
Conditional Use Permit Application (PLN20140067)
Design Review (PLN20140065)
Variance (PLN20140066)
The following statement addresses how the project meets each of the criteria listed in the Edmonds
Community Development Code 20.05.010. In addition to these criteria, this letter will address the items
indicated in the letter received from the City of Edmonds dated December 15, 2014.
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The proposed project site is located at 23200 100Ave W., and currently lies within the Park/Open Space
and Single Family – Urban 1 Comprehensive Plan Designation. The Site is a former high school site with
existing athletic fields. As part of this project, the use will remain the same. In Phase 1 of the project, the
existing softball field will be converted into a synthetic turf multipurpose field. Phase 2 will be nearly
identical, but will replace the existing track and field with a synthetic turf multipurpose field. Both fields
are currently used on occasion by the general public but are underutilized due to their current condition.
Following construction, the field will be maintained and scheduled by the City of Edmonds Park
Department. Phase 3 of the project includes the construction of a new, 1-story restroom and concession
building and will add a field lighting system to all multipurpose fields.
The project is a partnership between the Edmonds School District, the City of Edmonds and Verdant
Healthcare. The project will maintain this as a park site with multiple uses including but not limited to
soccer, softball, running/walking, community gardens, as well as many other outdoor activities. The entire
project will not only help the overall economic health of the City of Edmonds, but also increase physical
well being of its citizens by promoting outdoor activities and providing gathering space. With the proposed
addition of athletic field lighting, the site will also become a safer place for families during evening hours.
The proposed improvements will continue to satisfy the current zoning ordinance for this property. The
majority of the site is designed as OS (Open Space) with a small portion of approximately 24,600 SF at the
SE corner of the Phase 1 improvements located in the RS-8 (Single Family, 8,000 sf lots). According to the
ECDC, the proposed improvements are still considered a “Permitted Primary Use” as it is a local
neighborhood/community facility (school/park) that will service the entire community.
While the project is included as a “Permitted Use”, several proposed design elements will require a
variance. Within the allowable uses indicated in ECD 16.80.030, there is a maximum height of 25’. The
variance would apply to the 30’ ht. backstop/fencing height (a variance of 5’). Further, the table listed in
ECD 16.20.030 indicates the maximum height as 25’ within the RS-8 zone. The variance would apply to the
30’ backstop fencing height (a variance of 5’).
D.A. Hogan & Associates, Inc. (206) 285-0400 Tel
119 First Ave. S., Suite 110 (206) 285-0480 Fax
Seattle, WA 98104
Future variances will be requested for improvements in both zones, as anticipated height of light poles will
range from 60’ to 90’. The light pole heights are provided for information only, as these elements will not
be constructed until a future date and will be subject to a future conditional use and permitting process.
The project will take into account and minimize to every extent possible, the exposure of citizens to
excessive noise. The site’s existing noise consists of traffic and user noise through the use of the school
site. Use will remain as it currently exists on the site. There will, however, be short term noise impacts
during construction activities, with noise generated from trucks, graders, and other construction
equipment. This will be mitigated by limiting construction hours as dictated by the City of Edmonds. Once
the project is complete, long term noise impacts would be consistent with the existing levels. These noises
currently consist of cheering associated with practices and games when the fields are in use. There is no
Public Address system or amplified music systems included in any phase of this project. The District will
limit the use of the field in order to comply with the local noise ordinance.
Although not a part of the current Phase 1 Improvements, another important element that will be
addressed is the effect of the field lighting system (proposed for Phase 3) on the surrounding residential
neighborhood. As indicated above, the fields will be scheduled by the District and will comply with local
ordinances. This includes limiting field hours and scheduling lights to be shut off before the 10:15pm
curfew indicated in the ECDC. The new field lighting system will utilize floodlights with the technology to
shield and reflect the light to reduce impacts off the field and into the night sky. External visors, internal
devices and high efficiency reflectors will be utilized to minimize lighting impacts. Additional ways the
project conforms with the City of Edmonds Property Performance standards is discussed in detail within the
SEPA report.
Only Phase 1 Improvements are submitted for review under the conditional use permit. For information
only, potential future elements are provided for Phase 2 and 3 improvements including information related
to the restroom/concession building, future field improvements and future lighting improvements.
This Conditional Use Permit shall be personal to the present owner (the Edmonds School District) and non-
transferable.
Robert Harding
DA Hogan & Associates, Inc.
206-285-0400