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Summary of testimony at Hearing Examiner.pdf EdmondsMarch 26, 2015 Woodway Field Project Exhibits Exhibit 1Staff Report dated March 19, 2015 w/ 18 attachments (listed on page 2 of the staff report and public comments) Exhibit 2powerpoint slides Exhibit 3posters about uses of grass Exhibit 4photograph by Mr. Cain Exhibit 5Packet submitted by Mark Wall –(a) A traffic impact statement, (b) a letter from the Audubon Society, (c) an audio engineer study, (d) a statement from the Capital Projects Manager (Ryan Hague), (e) the deed for the property with restrictions, (f)sections of the staff report (pages 11 and 16), (g) six photos of empty play fields Staff Testimony Michael Clugstonstated that the application is for field improvements at Woodway High School. The school building area is zonedRS-8 and the open space is zoned OS. Because there are two zones involved, theland usepermitting process is complicated. The project has been discussed for sometime. The City Council updated the parks, recreation, andopen space plan to include specific reference to the Woodway project with the intent to create adult soccer and multi-use turf fields for year-round recreation options. Edmonds School District is proposing a three-phase process to meet the updated plan requirements. Phase 1 is the subject of the current application and includes the installation of synthetic turf fields, fences, backstops, bleachers, dug-outs, and lights. If phase 1 is successful, the School District will implement two more phases with additional fields,amenities, and possibly a concession area. The existing school buildings and vehicular access patterns will remain unchangedfor phase 1.There are five land use permits associated with phase 1: Design Review, a variance for fence height in the RS-8 zone, a conditional use permit for lighting, bleachers, and fence height in the OS zone, a variance for light pole height in the RS-8 zone,and a variance forlight pole heightin theOS zone.The Architecture Design Board reviewed the project several weeksago and made a recommendation to the Hearing Examiner. The field material is not in the scope of this hearing. The School Board will make a decision about the field material at a later date, and the city will review that decision. The Hearing Examinerwill submita recommendation to the City Council. The City Council will later hold a closed record review and make a quasi-judicial decision on the five land use permits. In regard to the Design Review, Mr. Clugston noted that the Architecture Design Board looked at the proposed layout and landscaping for the project. The Board recommended approval of the permits with some conditions. In regard to the conditional use permit (CUP), the CUP is for lighting, bleachers, and bulkhead fencing higher than 25ft in the OS zone. To be issued a CUP, an application must meet four criteria: (1) consistency with the Comprehensive Plan, (2)consistency with the zoning ordinance, (3) not detrimental to public health, safety, and welfare, and (4) answer the question of transferability. The playfield improvements are mentioned in the parks and recreation portion of the Comprehensive Plan. The Architecture Design Review Board found that the proposal met thecommunitycultural and urban design criteria detailed in Chapter 11. In regard to consistency with the zoning ordinance, the application must reviewfive criteria for the OS zone: (1) visual impact on the character of the neighborhood, (2) orientation of facilities to developed and undeveloped areas, (3) preservation of natural vegetationand other natural features, (4) hours of operation and performance standards with noise ordinance, and (5) ability of facility to provide adequate parking and mitigate traffic impacts. The lights are designed to minimize light spilland buffers are being utilized to further mitigate light spill. In regard to noise,Edmond’s Code Chapter 5.30 states thatnoises from school-sponsored athletic activities are exempt from the noise ordinance at all times. There are 239 parking stalls required for the combined school and athletic field uses. There are 307 parking spaces available on site. According to Mr. Clugston, the project is not significantly detrimental to the public health, safety, and welfare. The site will be buffered from the surrounding neighborhood, and the new facilities will serve a larger portion of the public. In regard to transferability, the permitwill be personal to Edmonds School District and will not run with the land. In regard to the three variances, Mr. Clugston noted there are six criteria that must be met for each: (1) special circumstance, (2) special privilege, (3) Comprehensive Plan, (4) zoning ordinance, (5) not detrimental, and (6) minimum necessary. In regard to the fence in the RS-8 zone, fencing of this nature is normally limited to 15ft; however, the School District is asking for a variance to allow the fences to reach up to 30ft.This variance meets all six criteria. The School District could use lower fencing, but it would not provide the necessary safety and protection for the site. In regard to the light pole height in the RS-8 zone, accessory structures in the RS-8 zone canonly be 15ft; however, the School District is asking for a variance to allow the light poles to be from 60ft to 90ft. This variance meets all six criteria as well. The light poles could be shorter, but that would require more poles. Additionally, taller light poles decreases light throw. Taller poles focuses light on the fields more directly than shorter poles. In regard to the light poles in the OS zone, accessory structures in OS zones can be 25ft; however, the School District is asking for a variance to allow the light poles to be from 75ft to 90ft. This variance also meets all six criteria. Similarly to the RS-8 zone, the School District could utilize shorter poles, but then it would require many more poles. In regard to public comments, Mr. Clugston stated there were a number of general comments in favor of the field itself. There were also comments regarding the field material; however, the field material choice is not part of the city’s review for thesubjectpermits. Additionally, the public noted concerns about noise, light, and traffic. In regard to noise, the noise ordinance exempts any school athletic event. The new facility will not change the current access and parking. There is sufficient parking for phase 1 of the project. The lighting will be different from what is present currently; however, the light spill will be minimal. At the northwest fields, one foot of light will reach beyond the site’s bounds and will be at a 3ft height. At the southwest field, the light will reach less than one foot beyond the site’s bounds. The code requires lighting for play fields to be set off before 10:15p.m. The city recommends approval of all five permits with conditions.He is not sure how use will be sharedbetween the school and parks and recreation. The school buildings are still used for regular school activities. Staff will not review traffic impacts until the building permit stage. Applicant Testimony Stewart Mhyre, Executive Director of Business Operationsfor Edmonds School District, testified that the site was formerly Woodway High School. It was used as a high school with over a thousand students until 1989. The proposal was first developed in 2005 and was the product of various community groups. Overtime, the School District has applied to the legislature to receive funding for the project. In 2008, as a part of the District’s Capital Levy Program, 500,000 dollars was designated to fund the project. The project is also being funded by the City of Edmonds, a grant from the State of Washington, and a grant from the Health Commission. The School District has held two community meetings, on March 16th and 17th, to provide information to the community about the project and hear the public’s concerns. Citizens also spoke directly to the School Board on March 24th. The School District has engaged an environmental consultant to assist with the review of additional information regarding turf fields. In regard to current use, the school building is used for educational programs and will continue to be utilized for these purposes. The school community also still uses the fields, and the District’s sports team will practice and play games on the new fields. The School District will enter into an agreement with Edmonds’ Parks and Recreation Department to manage and schedule the fields for the School District’s use and private use. Public Testimony Ms. Hoverson stated that she lives adjacent to the field. She has lived there for 39 years. She enjoys watching the games played on the field; however, she is worried about size increase with the new project. There will be four times the noise and traffic in the area. Before this new proposal, she knew the noise would be gone by the evening; however, byincluding lights in the new project,the noise will continue into the night. The facilities will be used most nights of the year. Traffic will become a huge problem beginning with phase 2. The hill leading up to the school will be unable to accommodatethe increase in traffic, and there will not be sufficient parking. She is worried players and spectators will begin parking on 102nd and impede her neighborhood’s traffic flow. The gate was put in place to ensure safety because students were improperlyusing the roads. When her area was annexed into the City of Edmonds, one of the conditions was that the gate would remain closed except for in emergency and special events. Phase 2 will put too much strain on the area. Kristine Wear testified that shehas multiple sclerosis and spends much of her time outside in her backyard. She requires a quiet space in order to take napsfor her health. She moved to her home on101st W because she was reassured it was a quiet and safe neighborhood. She is concerned about the noise level of constant soccer and baseball games year-round. Her neurologist is concerned for her to be living in an area with increased noise levels. She is also worried about the increased traffic because the additional cars will also create more noise. The side of her house with a garden faces 100th Avenue. She is worried about the safety walking on 100th. She is concerned about the lights not being blocked by the old trees with widespread branches. She previously lived in Seattle a mile and a half away from sports fields and could see the lights. She is also unsure this space will be utilized by the school-children; instead, she believes private adult sports clubs will use the fields most often. She does not believe she will be ableto take her dog on walks in the areaanymore because of the traffic and noise. She is not against sports, but believes the size of this project is inappropriate for this space. Mike Meints stated his son attends Edmonds Heights and that he is a small business owner. He believes this project does not make sense economically. He is concerned about the possible health risks of utilizing turf. He does not know who would be liable if there were health issues from using the turf material. He used to live near ball-fields with improvements, and the fields were constantly usedcreating continuousnoise and light. He does not think the current parking can accommodate the four new fields. He does not believe an adult soccer league using the fields should be part of the noise exemption for school athletic activities. Randy Burke noted that his property borders the southside of the subject property. In the past, the school has been a great neighbor and very supportive of any concerns. He has lived at his property for 39 years. His biggest concern with the project is the traffic. Over the years, the area has developed with apartment buildings which have all increased traffic. With four active fields and possibly a concession stand, there is going to be a huge increase in traffic and a need for more parking. Having these fields active until after 10pm at night will disrupt neighbors. The lights will be along the edge of fields which are part of critical mass areas on the hillside. He is unsure if proper studies have been done to ensure these areas can sustain these lights. He also wants to know who will be liable for any health issues that arise from the synthetic field surfaces. Douglas Knutsen stated that he has lived in Edmonds since 1950. He commends Edmonds for its standards in developing over the years. The noise, lights,parking, and lowered property values concern him. In his personal experience, crossing the street on Edmonds Way and at the entrance to the ball fields is very dangerous.Cars do not obey the traffic signs in the area. The Police Department does not have the resources to do anything about the traffic in this area. The ferry traffic impacts this area already. Students tend to fail to pay attention when walking and driving in the area.He wants to ensure the School District is benefitting from these facilitiesand it is not just a money-motivated endeavor. Christine Johnsontestified that she has been a real estate agent for over 30 years. She has owned a home on 101st Avenue W for 29 years. Homeowners have the right to the quiet enjoyment of their homes. This facility will ruin the quiet of the area. She lives near a place where swim meets occur occasionally. When swim meets occur, it is very noisy all around her home. She is only half a block away from the proposal site so the noise will reach her. She lives below the planned facilities and believes there will be light pollution which reaches her home. Additionally, she is concerned about increased traffic. The planned facility is an inappropriate use for this land. Property values will go down if the facility is built. She believes it would be better to renovate existing fields to render them usable rather than build new ones. Ms. Mcguirestated that the proposal is ugly and includes too many fields. The fields are crowded into too small a space. Other fields in the area are beautiful, and she does not understand why this facility is not being planned similar to those. Edmonds values open space, and this facility does not reflect that with its current design. This facility could have up to 400 people on it at a time which does not match the character of the city. Susie Schaefer testified that the Pilchuck Audubon Society submitted a letter in regard to the project because its members are concerned about the wildlife in the area. The SEPA review said there would be no effect on wildlife, but there is always effect on wildlife. She is worried about bird’s nesting on the new light poles. She wants to ensure there is a nice habitat in the space, and all species in the area are preserved. She observed over 20 native species in the area. The lights could have a serious impact on the birds, especially with migration of birds at night. JeanSayers stated that she lives on 101st behind Woodway High School. She has lived at her property for 20 years. She is against the proposal. She agrees with the previous comments in regard to the lights, noise, and traffic. Scott Newman testified that he is Director of Coaching for Northwest Nationals Premier Soccer Club. Northwest Nationals is recognized as the premier soccer league for the Edmonds School District. Many of its players come through the Edmonds School System. It has close to 500 student athletes in the program with close to 13 teams. The league is in need of fields to use. They have had to book up to six teams on one field in a given time spot to accommodate the league needs. This new facility will provide more opportunities for student athletes in the community to participate in physical activities. He has games at Lynwood High School which has a similar facility and there is sufficient parkingat that site. Jasmine Herrick (5th grader at Edmonds Heights), Eliana Herrick (4th grader at Edmonds Heights), Emma Johnson (6th grader at Edmonds Heights), Hayden Johnson (3rd grader at Edmonds Heights) testified that they do not want the fields to be made of material that can hurt animals. They believe the same standards used for other environmental review need to be used for this facility to ensure it is safe.They are also concerned about the turf releasing carcinogens, light pollution, and too much noise.The turf should not be considered if it is health risk. Alexandriaand SamuelMarkel submitted posters showing uses of grass (Exhibit 3). They are worried about how using turf will affect the environment. Kristy Davisasked whose responsibility it is to decide the environmental impacts of using turf for the fields. She believes the city is ignoring the need for open space. The field is used by the neighborhood as open space. The new facility will take away open space for everyone and give it to premier sport leagues. Greg Cain, 2304 Robin Hood Drive,stated that he lives on thewest-side just beyond the greenbelt of the current field. His property is located between the two fields where the path enters. He submitted a photo looking east from his home where the greenbelt is 35ft (Exhibit 4). The picture was taken in the morning, on Saturday, March 21st. The picture demonstratesthe light spill that comes in through the greenbelt from the subject property to Mr. Cain’s property. He does not see how the greenbelt will mitigate light from the new lighting poles. He is concerned that all the noise from the use of the field is exempt from the noise ordinance. He said Civic Field is a different setting than Woodway so it is not comparable. He moved into his home in 1992 and chose the location because of its seclusion. His home is probably the closest residence to the playfields. Increasing the volume and activity of the field uses will completely change his living situation. Mark Wall testified that the facility is money-drivenand is not meant for the community. The SEPA checklist is minimal, but the SchoolDistrict did not complete it. The area is inhabited by many fish and wildlife, and the School District was notified of this in a letter of incomplete application. The area has endangered species including bald eagles andowls. The science teacher at the school uses the fields to show different animal habitats. The School District did not list any wildlife as inhabiting the area. The SEPA checklist also claimed the site was not part of a migration route; however, it is used for migration. The area is a wildlife conservation habitat because there are known endangered species within the area.In regard to noise, the School District claimed the noise levels would not go up and may even decrease because lawn mowers will no longer be used; however, the site will be used at least 4 times as much. Mr. Wall hired his own acoustic engineers to reviewthe site. He also paid for his own traffic study. The project needs a traffic study because it is being placed in the middle of a residential neighborhood. The school building hostsa drama production at least 50 nights a year. On these nights, the parking lot is completely full.The Capital Projects Managergave a statement saying there was a known traffic concern for illegal parking surrounding old Edmonds Woodway. Often,people double park in the parking lot because the streets are full. If the city had required a traffic study, these issues would be known.The SEPA determination of non-significance should be overturned because there is information that environmental impacts will occur and the School District misrepresented the situation. The deed for the property says it must be used for school purposes. The School District claims the site will be used for physical education; however, the fields will be used for non-school activities. School activities are almost always done by 5:30pm. The facility is being marketed to for-profit sports organizations. According to the code, the Architectural Design Board must give each public use extensive review in regard to its relationship with the neighbor; however, the Design Board failed to do an extensive review.The School District claims there is a need for playing fields; however, there are plenty of available grass fields in the area. Mr. Wall took pictures of vacant fields during the evening hours including Civic Field. The existing fields are not utilized because the professional teams want turf fields. There is only a field shortage because private businesses want high-end, turf facilities. Soccer and other sports can easily be played in grass and mud. He submitted a traffic impact statement, aletter from the Audubon Society, an audio engineer study, a statement from the Capital Projects Manager (RyanHague), the deed for the property with restrictions, sections of the staff report (pages 11 and 16),andsix photos of empty play fields (Exhibit5). Tammy Dunn, Snohomish County Tourist Commission, testified that the Commission supports athletic events that will being tourism to the county and provide economic benefits. Development that serves the visitors will also enhancethe quality of life for county residents. AlvinRutledge stated that there were previous meetings developing the project, beginning in 2005. The Hearing Examiner should review the reports of these meetings to understand the time and money that has been put in this project. Hewishes the School District would disclose how much the project will cost. He also asked what the timeline for the second and third phases of the project are. He thinks a specific time should be set for turning the lights off on weekdays and weekends. Maggie Pinson testified that she is in favor of athletic events and children being active. She has nieces and nephews who play on select soccer teams. She believes all sports need to be represented. Her son attends Edmonds Heights, and she just moved into 23142 107th Place W Harley. Her property is 0ft from the School District line. Her kitchen window is only 50ft from the planned sideline of the northern most soccer field. She is very concerned about the lights and noise. Currently, during the day, the noise is happy, laughing voices and at night the noise is bird calls and other animal noises. The noise from a ballfield would be much louder. The light will impact the entire neighborhood. Private sports teams should not take precedence over the people living in the community. There needs to be another forum to discuss the health risks of using turf on the fields. Three minutes at a hearing is not enough to discuss the health issues that could arise. The site is a part of the Pacific flyway migration route. The Audubon Society has identified many migratory birds that use the space for resting along their migration routes. There are many discrepancies in the documents the School District submitted as part of its application. The perimeter of the property is identified as a Fish and Wildlife Conservation area, and the mature trees in that area are at most 75ft tall. There has been no development on the property as far back as the 1800s including no underground gas linesor sewersystems. There will never be a field areain Edmondsas pristine as the subject property. This site can be used for better purposes. Tom Teigen, Snohomish County Parks and Recreation Director, stated that the Edmonds School District and the City of Edmonds are working together on this project which should make it a well-done project. Snohomish County has alsoput money in to the project. Turf fields are often the best environmental way to develop open space. Turf fields do not use fertilizer and have far fewer injuries. He appreciates the need to be environmentally conscious. The area needs viable, well-designed playfields. Typically, the School District and the city work very well with the public. This proposal is a great use of the property and will benefit the community. Laura Johnson testified that her three children attend Edmonds Heights. She recently applied for a permit to install a decorative fence at her home. A permit is required because of her property’s proximity to a stream. The permit application requires her to hire a biologist to do an environmental study to ensure the fence will not negatively impact the salmon in the stream. She does not understand why this strict standard does not apply to the subject proposal.In regard to Woodway, the current setback for the proposal site is 125ft. For a project of this size, there should be an environmental study. The city should not accept the School District’s determination of non-significance. Sierra Johnsonstated that she is a freshman at Edmonds Heights. As a teenager, she would rather run around on a beautiful, grass field rather than a turf field. She does not trust the unnatural turf. She said many of her fellow students do not want the turf field. There has not been enough thought put into this project. Mr. Newmantestified that he is President of Edmonds Youth Sports which organizes lacrosse for kindergartners through 8th graders. It is not an elite sports teams and none of the coaches are paid. Due to prior rulings, most lacrosse gamesand practices must be played on turf fields. Currently, there are 60 plus kids playing in the league and most of them are from Edmonds. They are forced to play in Bothel because there are not enough turf fields in Edmonds. There are two lacrosse organizations in Edmonds, but neither can actually play in Edmonds. This facility would be a huge benefit or the kids who are part of Edmonds Youth Sports. The latest any game goes is 8pm so the lights would be off by that time. Rudy Askman stated he lives on Robin Hood Drive. He has experienced intense traffic from swim meets occurring near his home. People park in front of his home because there is not enough parking in the area. He fears that people will begin parking in his driveway. He does not feel safe walking on the sidewalks when there are so many cars parked illegally. He lives within 30ft of the buffer and has seen a lot of wildlife in the areaincluding bald eagles. The light spill will go beyond the buffer and come into his backyard.The lights will impact the health of the birds in the region. The noises will also disrupt his home life. He does not want increased pedestrian traffic around his home. The people in favor of the project do not live in the surrounding neighborhood. Thenegatives of this project far outweigh any community benefits. Mary Mcallister testified that sheis a certified arboristandlives on Robin Hood Drive. She concurs with the previous concerns in regard to the light, noise, traffic, and environmental impacts. Inregard to drainage, there is quite a bit of water that flows down the property because of the grade change. A study needs to be conducted to determine the drainage issues and mitigate any problems. The water will soak into the greenbelt unless there is a really good drain- field put into place. She does not believe the city has done an adequate review of this project. The project has already gone out to bid. She also asked what the hours for construction would be.She is concerned that the review process is not being taken seriously. Julie Stroncek stated that she is the Athletics Director for Edmonds School District. The school building houses the VOICE students whoare developmentallydisabled students. The School District has a unified sports program which partners abled-athletes with developmentally- disabled athletes. They practice every Monday and Wednesday, but the natural grass fields are often too muddy to use. Currently, students have to be bussed out to other fields because Edmonds does not have the necessary facilities.Finding field time for the girls’ soccer teams is almost impossible.Currently, the track team has no place to practice on Thursdays. The fields will also allow the softball teams to practice more often because some of the fields will have the necessary lines. The partners in the community have worked hard to make this project happen. Geoff Bennett, Assistant Principal at Edmonds-Woodway, stated that he has lived in the city since 1954. This new facility would benefit the students of Edmonds greatly. There are not enough fields in the area. This project will create more opportunities for kids to play on safe fields. Maggie Pinson said that the fields are used by the local neighborhood people in the evening for dog-walking and bird-watching. There are currently no lights on the field. Carrie Hite, Parks Recreation and Cultural Services Director for Edmonds, stated that the intent of the project is to increase the recreational opportunities for all community members. It is not meant just for private use. The use will be for general recreation programs, and it is not a revenue generating business. Edmonds has discussed with the School District how the fields will be maintained. They will charge some organizations minimal fees to rent the field to offset some maintenance needs. Edmonds intends to be a good neighbor. It receives complaints from neighbors at other fields, such as Civic Field, and the city responds to these complaints and makes changes accordingly. The goal of this project is to provide athletic opportunities that are all-weather. Edmonds does not have any all-weather fields or full-size fields currently. Mark Wall testified that there was a recent case, Blanchett v. City of Seattle, that declared light cannot be mitigated. Ed Weigelpstated that he bought his property on Robin Hood Drive in 1957. He built his home in 1961 and has lived there since. His property abuts the old Woodway High School. Woodway was supposed to remain a pig farm; however, the property was given to the Department of Natural Resources who then sold it to the School District. People will park at Robin Hood Drive rather than the parking lot by the school building. Staff Rebuttal Michael Clugston stated that he believes there are ongoing field uses at the property now, but he is not sure to what extent. Traffic will be addressed at the building permit stage and mitigation, fees will be assessed at that time. He noted that the appeal period for the SEPA determination has expired.The construction hoursfor Edmonds are 7am-6pmon weekdays, no allowance on Sundays, and 10am-6pm on Saturdays.If the School District had not applied to build the fencing and other structures, then the fiveland use permits would not have been required. There will be no impact to theexisting forest buffer from the development of the fields. The noise exemption ordinance has been in place since 1985. Only City Council can adjust the code. Parking has been addressed for phase 1. There are 307 parking stalls on site, and only 239are required. Drainage is not addressed until the building permit stage. The School District will have to meet all the requirements of the Public Works Code at the building permit stage. The permit meets the criteria for the CUP and variances with the lighting. Applicant Rebuttal. Mr. Mhyre testified that, at this time, there is no funding for phase 2. Phase 2 is just a conceptat the moment. The School District is aware of the use of the school building and will work to schedule around events occurring at the facility. Upon questioningby Mr. Burke, Mr. Mhyre noted that the School District may not end up lighting the project. Public Testimony Maggie Pinson stated that she is worried about the traffic mitigation plans being developed after the initial permit approval. The property is located on a very narrow, steep roadwhich is already very dangerous. She does not believe there areactually 300 hundred available spaces. Overflow parking at the tennis courts is not appropriate.