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22-102123-UP-Project Narrative-05-09-2022Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 1 Project Overview Once the gem of Federal Way, the existing Memorial Field has served the community since 1971. Major improvements are now needed to replenish life back into the facility. The current seating capacity does not allow for regional / state events or future growth. There is a lack of safety and security caused by undefined boundaries between home and away teams and spectators. Memorial Field’s identity as a district wide facility is unclear since it shares the campus with Federal Way High School. The design includes new covered grandstands accommodating 4,000 spectators, split equally home and away. This capacity will serve all anticipated functions including graduation and state playoffs. All athletic surfacing, equipment and field lighting will be replaced with state-of-the-art features. The facility has been rezoned, providing clear and distinct areas for home and away teams and spectators. These areas have numerous security features, adding a new sense of safety to the stadium. Lastly, the new Memorial Field will create a new identity to reflect and celebrate the multiple uses it will serve for the diverse community of Federal Way. Project Vision Use an engaging collaborative process to rebuild Memorial Stadium for all users, designed to accommodate the diverse activities and communities served by Federal Way Public Schools and to be a welcoming ‘gem’ that instills a sense of pride and safety. Project Goals Safety & Security of Home and Visiting Teams, Spectators, Officials & Staff Maximize Value within the Fixed Budget Create a Welcoming Experience with a Sense of Arrival Design with Flexibility and Ease of Operations Foster Pride and Ownership for all Schools Reflect and Celebrate the Diverse Community Provide Clear and Intuitive Wayfinding Integrate Universal Design within the Facility The following narrative provides responses to the applicable zoning and community design guideline requirements for the project followed by a written statement addressing the variance request for athletic field light pole height. Please use this narrative along with the drawing set to verify project compliance. Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 2 Zoning and Community Guidelines Summary 19.115.050 Site Design (All zoning Districts) (1) General Criteria (a) Natural amenities such as views, significant or unique trees, or groupings of trees, creeks, riparian corridors, and similar features unique to the site should be incorporated into the design. Compliance: The design preserves the existing site layout while improving views and creating a stronger connection to natural site elements. (b) Pedestrian areas and amenities should be incorporated in the overall site design. Pedestrian areas include but are not limited to outdoor plazas, arcades, courtyards, seating areas, and amphitheaters. Pedestrian amenities include but are not limited to outdoor benches, tables and other furniture, balconies, gazebos, transparent glass at the ground floor, and landscaping. Compliance: The focus of the project is athletics and pedestrian spaces to view. The project will include the covered grandstands and entry plazas, concourse level and visitor field level space. All of these spaces will provide amenities for pedestrians including benches, landscaping, featured signage and opportunities for tents and other furniture tailored for each event. (c) Pedestrian areas should be easily seen, accessible, and located to take advantage of surrounding features such as building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure. Compliance: The home and visitor entry plazas are public pedestrian areas that can be accessed by the public at any time. These spaces are easily identifiable, incorporate signature landscaping, paving, signage, lighting and benches. (d) Project designers shall strive for overall design continuity by using similar elements throughout the project such as architectural style and features, materials, colors, and textures. Compliance: The project consists of multiple structures supporting the athletic field, these structures are designed using an architectural language consisting of similar materials and identifiable elements to create a cohesive design. (e) Place physical features, activities, and people in visible locations to maximize the ability to be seen, and therefore, discourage crime. For example, place cafes and food kiosks in parks to increase natural surveillance by park users, and place laundry facilities near play equipment in multiple-family residential development. Avoid barriers, such as tall or overgrown landscaping or outbuildings, where they make it difficult to observe activity. Compliance: Safety and Security is the highest goal for this project. The site layout creates distinct zones, physically separated and delineated with fencing, to separate home and visiting team and spectators. Within each zone, spaces are designed to maximize openness and supervision. (f) Provide access control by utilizing physical barriers such as bollards, fences, doorways, etc., or by security hardware such as locks, chains, and alarms. Where appropriate, utilize security guards. All of these methods result in increased effort to commit a crime and, therefore, reduce the potential for it to happen. Compliance: Security access has been designed with multiple layers. Bollards are provided at each entry plaza to maximize accessibility while maintaining separation of pedestrians and vehicles. The entire stadium is fenced with each zone within the stadium delineated with another fence layer. Access within Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 3 each fence is controlled with gates and access control to allow or prevent access. Lastly, a security camera system is incorporated to monitor the facility during use and off hours. (g) Design buildings and utilize site design that reflects ownership. For example, fences, paving, art, signs, good maintenance, and landscaping are some physical ways to express ownership. Identifying intruders is much easier in a well-defined space. An area that looks protected gives the impression that greater effort is required to commit a crime. A cared-for environment can also reduce fear of crime. Areas that are run down and the subject of graffiti and vandalism are generally more intimidating than areas that do not display such characteristics. Compliance: This project will be easily identifiable and reflect ownership by the school district, each school that uses the facility, and the community that it is built to serve. The goal of this project is to allow the community to be reflected and celebrated. There will be multiple signage, art and banners that will allow for this to occur. (2) Surface Parking Lots (a) Site and landscape design for parking lots are subject to the requirements of Chapter 19.125 FWRC. Compliance: The site and landscape design for the parking lot meets these requirements. (b) Vehicle turning movements shall be minimized. Parking aisles without loop access are discouraged. Parking and vehicle circulation areas shall be clearly delineated using directional signage. Compliance: The functionality of the parking lot is looped, two-way access. Directional signage will be incorporated as needed. (c) Driveways shall be located to be visible from the right-of-way but not impede pedestrian circulation on- site or to adjoining properties. Driveways should be shared with adjacent properties to minimize the number of driveways and curb cuts. Compliance: The project is utilizing two existing driveways on South 308th Street. A separate street use approval has been submitted to allow the existing configuration and sizes to be kept in place. Having two driveways will greatly increase ease of use by users and the wider driveways will support bus access. (d) Multi-tenant developments – N/A. (e) See FWRC 19.115.090 for supplemental guidelines. (3) (Parking Structures) – N/A (4) Pedestrian Circulation and Public Spaces (a) Primary entrances to buildings, except for zero lot line townhouse development and attached dwelling units oriented around an internal courtyard, should be clearly visible or recognizable from the right-of-way. Pedestrian pathways from rights-of-way and bus stops to primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be accessible and should be clearly delineated. Compliance: The project has two entry plazas that are easily identifiable and accessible by the adjacent pedestrian and vehicular amenities. There are existing pedestrian pathways connecting the plazas to the right-of way as well as internal pedestrian pathways. (b) Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color and protected from abutting vehicle circulation areas with landscaping. Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 4 Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of delineation is not encouraged. Compliance: The existing pedestrian pathways are delineated with a raised elevation from the vehicular space. The interior pedestrian crossings in the high school parking area include concrete surfacing and striping delineation. (c) Pedestrian connections should be provided between properties to establish pedestrian links to adjacent buildings, parking, pedestrian areas and public rights-of-way. Compliance: The high school property is surrounded on three sides by public right-of-way. The west property edge is single family residential and not conducive to provide a connection with. (d) Bicycle racks should be provided for all commercial developments. Compliance: This project will provide new bicycle racks, located at each entry plaza. (e) Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs, trellises, arbors, raised planters, benches and other forms of seating, trash receptacles, bus stops, phone booths, fencing, etc., should be incorporated into the site design. Compliance: As described previously, this project focuses on outdoor spaces to support the users. Many site amenities, in addition to the athletic field will be provided including, site benches, pedestrian lighting, signage, landscaping, trash receptacles, security fencing and decorative fencing. (f) See FWRC 19.115.090 for supplemental guidelines. (5) Landscaping per 19.125 (see below) (6) Commercial service and institutional facilities. Refer to FWRC 19.125.150 and 19.125.040 for requirements related to garbage and recycling receptacles, placement and screening. (a) Commercial services relating to loading, storage, trash and recycling should be located in such a manner as to optimize public circulation and minimize visibility into such facilities. Service yards shall comply with the following: (i) Service yards and loading areas shall be designed and located for easy access by service vehicles and tenants and shall not displace required landscaping, impede other site uses, or create a nuisance for adjacent property owners. (ii) Trash and recycling receptacles shall include covers to prevent odor and wind-blown litter. (iii) Service yard walls, enclosures, and similar accessory site elements shall be consistent with the primary building(s) relative to architecture, materials and colors. (iv) Chain-link fencing shall not be used where visible from public streets, on-site major drive aisles, adjacent residential uses, or pedestrian areas. Barbed or razor wire shall not be used. Compliance: A new garbage and recycling enclosure will be provided. The location is north of the parking area and located such that in minimizes its view to the best extent possible from adjacent parcels and the right-of-way. Maintenance access will overlap with the bus parking area, which is acceptable since the two activities will not occur at the same time. The enclosure is provided with an open roof structure constructed similarly to the entry canopies. The perimeter of the enclosure including access gates will be black chain-link including privacy slats. Chain-link is a building material used throughout the facility including the grandstand guardrails. This design provides continuity of design elements, so the enclosure does not look like a foreign element. Landscape screening is provide on all sides, so it will integrate into the surrounding area. Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 5 (7) Miscellaneous site elements. (a) Lighting shall comply with the following: (i) Lighting levels shall not spill onto adjacent properties pursuant to FWRC 19.105.030(3). (ii) Lighting shall be provided in all loading, storage, and circulation areas, but shall incorporate cut-off shields to prevent off-site glare. (iii) Lighting standards shall not reduce the amount of landscaping required for the project by Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping. Compliance: Parking and General Lighting – The layout maximizes onsite performance and is coordinated with landscaping. The light fixture types provide internal cut-off and focusing to eliminate impacts off-site, including light levels and glare. Refer to the site photometric plans for detail. Compliance: Athletic Field Lighting – The project is seeking a variance request for 100’ tall field lighting poles. The request provides optimal field lighting while maximizing the performance related to glare for the surrounding areas. Refer to the separate field lighting analysis provided for additional detail. (b) Drive-through facilities: N/A 19.115.060 Building Design (All zoning districts) (1) General (a) Emphasize, rather than obscure, natural topography. Buildings should be designed to “step up” or “step down” hillsides to accommodate significant changes in elevation, unless this provision is precluded by other site elements such as stormwater design, optimal traffic circulation, or the proposed function or use of the site. See FWRC 19.120.110 for related standards for development on sites with slopes of 15 percent or greater. Compliance: The east grandstand structure is located over a slope hillside, with the seating cascading down the hill at a similar slope. This feature integrates the structure with the context. All other structures are built on relatively flat land. (b) Building siting or massing shall preserve public viewpoints as designated by the comprehensive plan or other adopted plans or policies. Compliance: The buildings are in the same general location as the existing. The new grandstands will be lower in height and located further away from the property line, which will contribute to improved views. (c) Materials and design features of fences and walls should reflect that of the primary building(s) and shall also meet the applicable requirements of FWRC 19.120.120, Rockeries and retaining walls. Compliance: Fencing elements are used throughout the project; grandstand guardrails, security fencing, decorative fencing and screening. Black coated chain-link will be used at the guardrails and security locations. Black decorative fencing will be located at plaza areas, the color will tie to the adjacent chain-link security fence. The trash enclosure will use a similar black coated chain-link with black privacy slats along with sight obscuring landscaping for screening. (2) Building facade modulation and screening options, defined. Except for zero lot line townhouse development and attached dwelling units, all building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use or zone shall incorporate facade treatment according to this section. Subject facades shall incorporate at least two of the four options described herein; except, however, facades that are solidly screened by Type I landscaping, pursuant to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may use facade modulation as the sole option under this section. Options used under this section shall be incorporated along the entire length of Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 6 the facade, in any approved combination. Options used must meet the dimensional standards as specified herein; except, however, if more than two are used, dimensional requirements for each option will be determined on a case- by-case basis; provided, that the gross area of a pedestrian plaza may not be less than the specified minimum of 200 square feet. See FWRC 19.115.090(3) for guidelines pertaining to city center core and city center frame. Compliance: Based on discussions with planning staff, there are two facades required to show compliance; west facing visitor grandstand and east facing home grandstand. All other facades are less than 60’ in length. Our approach is to exceed the minimum of two and provide a combination of three options at the different locations. a) Facade modulation. Minimum depth: two feet; minimum width: six feet; maximum width: 60 feet. Alternative methods to shape a building, such as angled or curved facade elements, off-set planes, wing walls and terracing, will be considered; provided, that the intent of this section is met. Compliance: Home: Alternative methods are used in the composition of this façade. The focus of the façade is to direct visitors to the pedestrian plaza and entry gate. Each of the support buildings on each side of the plaza have wall offsets justified to focus on the plaza. Each wall offset changes the CMU color and has a feature sign element. The center of the façade composition is the pedestrian plaza which provides a deep significant modulation. Visitor: A combination of façade modulation and alternative methods are used to provide scale and interest to the west facing façade. The center of the composition provides a 3-foot projecting bay that is also articulated with a lower roof element. Flanking the center bay, a rhythm of projecting wall offsets further articulates the wall and massing. Lastly, the adjacent support building was detached from composition to provide open space and break up the long façade. Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 7 (b) Landscape screening. Eight-foot-wide Type II landscape screening along the base of the facade, except Type IV may be used in place of Type II for facades that are comprised of 50 percent or more window area, and around building entrance(s). For building facades that are located adjacent to a property line, some or all of the underlying buffer width required by Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may be considered in meeting the landscape width requirement of this section. Compliance: Home: N/A Visitor: A 10-foot wide Type II landscape screen is provide along the entire length of the west facing façade. The plantings will be designed to follow the rhythm set by the building façade. Together, these will provide an attractive building elevation facing the residential properties. (c) Canopy or arcade. As a modulation option, canopies or arcades may be used only along facades that are visible from a right-of-way. Minimum length: 50 percent of the length of the facade using this option. Compliance: Home: There is a combination of sheltering roof elements facing into the pedestrian plaza area. While these do not equate to half of the overall length and are not visible from the right-of-way, they do provide visual interest and relief while also providing a functional value. Visitor: N/A (d) Pedestrian plaza. Size of plaza: Plaza square footage is equal to one percent of the gross floor area of the building, but it must be a minimum of 200 square feet. The plaza should be clearly visible and accessible from the adjacent right-of-way. Compliance: Each grandstand has a pedestrian plaza exceeding the requirement of this section. Home gross sf: 13,944 sf x 1% = 200 sf required 2,000 sf provided Visitor gross sf: 11,235 sf x 1% = 200 sf required 2,000 sf provided (3) Building articulation and scale. (a) Except for zero lot line townhouse development and attached dwelling units, building facades visible from rights-of-way and other public areas should incorporate methods of articulation and accessory elements in the overall architectural design, as described in subsection (3)(b) of this section. (b) Methods to articulate blank walls. Following is a nonexclusive list of methods to articulate blank walls, pursuant to FWRC 19.125.040(22) and subsection (3)(a) of this section: (i) Showcase, display, recessed windows; (ii) Window openings with visible trim material, or painted detailing that resembles trim; (iii) Vertical trellis(es) in front of the wall with climbing vines or similar planting; (iv) Set the wall back and provide a landscaped or raised planter bed in front of the wall, with plant material that will obscure or screen the wall’s surface; (v) Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, relief, etc., over a substantial portion of the blank wall surface. (The Federal Way arts commission may be used as an advisory body at the discretion of the planning staff); (vi) Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 8 (vii) Material variations such as colors, brick or metal banding, or textural changes; and (viii) Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities. Compliance: Refer to G1.01 for locations of blank walls and their combination of methods to provide enhancement. (c) See FWRC 19.115.090(3) for supplemental guidelines. (4) Methods to reduce building massing. The following is a nonexclusive list of methods to be utilized in construction of buildings in order to reduce their impacts on development located in an adjoining zoning district that permits less intensive residential or commercial uses: (a) Reduce the apparent bulk of a building by breaking it into several smaller masses and varying the roof line with architectural elements. Compliance: The Visitor Grandstand west façade is articulated using a number of design features to reduce the scale including a rhythm of architectural bays, varying roof lines and horizontal band. (b) Consider options such as upper level setbacks in order to minimize bulk and shadow impacts on adjacent development. 19.115.070 Building and Pedestrian Orientation (1) Building and pedestrian orientation, for all buildings except zero lot line townhouse development and attached dwelling units. (a) Buildings should generally be oriented to rights-of-way, as more particularly described in FWRC 19.115.090. Features such as entries, lobbies, and display windows should be oriented to the right-of-way; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street-oriented facade. (b) Plazas, public open spaces and entries should be located at street corners to optimize pedestrian access and use. (c) All buildings adjacent to the street: N/A (d) Multiple buildings on the same sit: N/A. Compliance: The project is primarily focused on outdoor athletics and outdoor spectating. As such, there is not a traditional front door to the building. Instead, the project has created two entry plazas connecting to arrival locations by the home and visiting users. The plazas feature concrete paving, bollards, pedestrian scale light poles, bicycle racks, signage, roof covering and concrete benches. Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 9 19.115.090 District Guidelines (1) Sections (a), (b), (e), (f), (h) and (I) apply according to 19.115.100 (a) Surface parking may be located behind the building, to the side(s) of the building, or adjacent to the right-of- way; provided, however, that parking located adjacent to the right-of-way maximizes pedestrian access and circulation pursuant to FWRC 19.115.050(4). Compliance: The parking lot at the southwest portion of the site is being improved in its current location. Improvements include paving, landscaping, curbs, and improvements to pedestrian accessibility. (b) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and shall incorporate windows and other methods of articulation. Compliance: Since the project is mainly outdoor space, there is not an entry façade. The two entry plazas are located adjacent to user arrival locations and are supported by site queues and signage for easy identification. (e) Ground-level mirrored or reflective glass is not allowed adjacent to a public right-of-way or pedestrian area. (f) If utilized, chain-link fences visible from public rights-of-way or adjacent properties, and not screened by Type I landscaping as defined by Chapter 19.125 FWRC, shall utilize vinyl-coated mesh, powder-coated poles, dark color(s), and architectural element(s) such as pole caps and/or decorative grid pattern. Compliance: All fencing used on the project will utilize black vinyl-coating with matching structure. (h) Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated by planting areas. Compliance: The improved parking lot at the southwest portion of the site is designed to meet this requirement. (i) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the project and the public sidewalk. Compliance: Both the existing high school parking area and the southwest improved parking area provides pedestrian walkways connecting to the right-of-way. 19.115.100 Institutional Uses (1) FWRC 19.115.050, 19.115.060 and 19.115.070. (2) FWRC 19.115.090(1)(a), (b), (e), (f), (h) and (i). (3) Building facades that exceed 120 feet in length and are visible from an adjacent residential zone, right-of-way or public park or recreation area shall incorporate a significant structural modulation (offset). The minimum depth of the modulation shall be approximately equal to 10 percent of the total length of the subject facade and the minimum width shall be approximately twice the minimum depth. The modulation shall be integral to the building structure from base to roofline. Compliance: The home grandstand’s east façade is not visible from an adjacent residential zone or right-of- way. The design however does comply with this section, by breaking the long support building bar into two separate buildings that bookend the entry plaza. The plaza area provides a significant structural modulation that is usable by the community. The visitor grandstand could not provide the same approach due to space limitations between the field and existing detention pond. Therefore, it is pursuing compliance via section (5). Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 10 (4) Roof design shall utilize forms and materials that avoid the general appearance of a “flat” roof. Rooflines with an integral and obvious architectural pitch are an approved method to meet this guideline. Alternative distinctive roof forms such as varied and multiple stepped rooflines, architectural parapets, articulated cornices and fascias, arches, eyebrows, and similar methods will be considered by the director; provided, that the roof design minimizes uninterrupted horizontal planes and results in architectural and visual appeal. Compliance: Sloped roof planes detailed with the same roof slope, overhangs, fascia and color are a major unifying element for the various structures within the project. The single sloping shed roof style is used on all structures, with the high side associated with the front of each building. This language provides users with a recognizable element that also provides intuitive wayfinding within the stadium. (5) Alternative methods to organize and shape the structural elements of a building and provide facade treatment pursuant to FWRC 19.115.060(2) and/or subsection (3) of this section will be considered by the director as part of an overall design that addresses the following criteria: Approach: The visitor grandstand cannot meet the structural modulation section due to space limitations between the field and existing detention pond along with the linear function of a grandstand. Therefore, the project is proposing the following implementation of the following elements specifically for the visitor grandstand, but these elements are also used throughout the entire facility. (a) Facade design incorporates at least two of the options listed at FWRC 19.115.060(2); Compliance: The visitor grandstand design incorporates three options listed in this section. (b) The location and dimensions of structural modulations are proportionate to the height and length of the subject facade, using FWRC 19.115.060(2) and subsection (3) of this section as a guideline; Compliance: The stadium complex breaks down the different uses into distinct buildings as opposed to an approach that would use a singular structure. By providing multiple distinct buildings, the overall scale of the project is much better. Additionally, the outdoor spaces created between these structures have been designed to provide amenities to support the function of the stadium. (c) Facade design incorporates a majority of architectural and accessory design elements listed at FWRC 19.115.060(3)(b) and maximizes building and pedestrian orientation pursuant to FWRC 19.115.070; and Compliance: The design of the visitor grandstand will be a great improvement compared to the existing structure. The new location of the grandstand is approximately 19-feet further away from the residential properties and the overall building height is reduced by approx. 4-feet. The façade design incorporates multiple elements described previously, including pedestrian plazas, modulation, articulation, roof height variety, horizontal scale elements and a 10-foot wide landscape buffer. This new buffer will be enhanced with the landscaping within the detention pond and 15-foot wide property line landscape buffer. (d) Overall building design utilizes a combination of structural modulation, facade treatment, and roof elements that organize and vary building bulk and scale, add architectural interest, and appeal at a pedestrian scale, and, when viewed from an adjacent residential zone, right-of-way, or other public area, results in a project that meets the intent of these guidelines. Compliance: The project’s overall approach supports the intent of these Community Guidelines. We feel that the accumulation of all design elements provides a holistic approach that adds architectural interest and appeal to the pedestrian scale. The result we are striving for is for the new Memorial Field to be a ‘gem’ within the community for all users to appreciate. Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 11 (6) The director may permit or require modifications to the parking area landscaping standards of FWRC 19.115.090(1)(h) for landscape designs that preserve and enhance existing natural features and systems; provided, that the total amount of existing and proposed landscaping within parking area(s) meets the applicable square footage requirement of Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, and the location and arrangement of such landscaping is approved by the director. Existing natural features and systems include environmentally sensitive areas, stands of significant trees and native vegetation, natural topography and drainage patterns, wildlife habitat, migration corridors, and connectivity to adjacent habitats. Compliance: No modifications required. (7) Lighting fixtures shall not exceed 30 feet in height and shall include cutoff shields. Compliance: The project’s new parking lot and plaza light poles will not exceed 30 feet in height. The project is seeking a variance to increase this height for the four athletic field light poles. The four 100- foot poles proposed will replace the four existing 80-tall light towers. Please refer to attached lighting analysis for full details. Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 12 VARIANCE REQUEST The following is a written statement outlining the project’s request and objective information in support for the athletic field light poles exceed the defined height limit of 30-feet per 19.115.100 (7). Variance requirements: a) That the variance will not constitute a grant of special privilege inconsistent with the limitations upon uses of other properties in the vicinity and zone in which the subject property is located. Compliance: The project is requesting approval to exceed the 30-foot light pole limit that is specifically required for Institutional Uses. While this appears to be an applicable standard for parking lot lighting, it does not allow for special use lighting such as an athletic field. We believe granting a variance for this project will not constitute a grant of special privilege, due to the unique nature of the project. b) That the variance is necessary because of special circumstances relating to the size, shape, topography, location, or surroundings of the subject property to provide it with use rights and privileges permitted to other properties in the vicinity and zone in which the subject property is located. Compliance: Memorial Field is the only athletic field with covered spectator seating within the City of Federal Way. This unique use requires consideration of a variance. c) That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is located. Compliance: The intent of this variance request is to minimize glare to the surrounding context to the greatest extent feasible while also providing high performing lighting on the field to increase safety of scholar athletes. d) That the special circumstances of the subject property are not the result of the actions of the owner of the subject property. Compliance: Any special circumstances are not the result of the actions of Federal Way Public Schools. MEMORIAL FIELD LIGHTING ANALYSIS Intent of Study We have analyzed three scenarios for new field lighting for the Federal Way Memorial Field project. Our understanding is that 55’ tall poles are allowable by administrative approval and taller options will require a variance approval. The following information is provided as an objective analysis of three options, analyzing the effectiveness of different pole heights: 55’ (code allowed), 80’ (matching existing) and 100’ (proposed) Code requirements we are using as the basis of our analysis are: I. 19.105.030 Lighting Regulations (3) Glare from subject property. The applicant shall select, place and direct light sources both directable and nondirectable so that glare produced by any light source, to the maximum extent possible, does not extend to adjacent properties or to the right-of-way. II. 19.115.050 (7) Miscellaneous site elements (a) Lighting shall comply with the following: (i) Lighting levels shall not spill onto adjacent properties pursuant to FWRC 19.105.030(3) Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 13 While the FWRC does not appear to have specific measurable performance requirements, we are using two types of measurements to understand the impacts of light levels and glare. Our goal is to provide a lighting system that will maximize the lighting performance on the field while minimizing the light impact to the surrounding properties. Illumination Measured in footcandles (fc). This measures the light intensity produced by the light fixtures. On-field horizontal illumination measured in footcandles (fc) o Minimum requirement of 50 footcandles o Maximum uniformity level under a ratio of 2.0 to 1. A ratio closer to 1.0 to 1 increases player’s safety by eliminating dark spots. Property line horizontal & vertical illumination measured in footcandles (fc) o Target is < 1.0 fc Glare Measured in Candelas (Cd). This measures the perceived light source measured in the vertical plane. On-field at front of grandstand seating (spectator comfort) On-field at back of grandstand seating (spectator comfort) Residential property line Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 14 Improved LED Light Control The proposed light fixtures for this project are Musco - LED Total Light Control fixtures. These will replace the existing 80’ tall HID lights currently onsite. The technology of the LED fixtures significantly reduces skyglow or vertical light pollution due to the design of the fixture. These fixtures meet all requirements needed to be compliant by the IDA (International Dark Sky Association). See attached letter. Additionally, LED lights will provide an energy savings of roughly 70% compared to the existing HID lights. Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 15 Why does pole height matter? As illustrated in the following diagram shorter poles necessitate a lower angle of aim compared to a taller pole. This results in increased amount of spill light from the intended target and also increases the impacted area from which glare is perceived. Pole heights are a direct reflection of the distance from the pole to the furthest aiming point. Musco TLC – LED luminaires perform best when aimed between 24 and 29 from Nadir. The 55’ pole layout has luminaires aimed at 15 degrees, the 80’ pole layout has luminaires aimed at 20 degrees, both of which are considerably less than the minimum 24 degrees. Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 16 Glare Often times code regulates light pollution only in measurements of footcandle illumination. Glare is another measurement in the vertical plane and is arguably just as important a performance criteria for the surrounding context. Glare can be controlled both at the source of the light and the angle of aim. The photos below show the perceivable impact that glare can have off of the field. Memorial Field Improvements FEDERAL WAY PUBLIC SCHOOLS Zoning, Community Guidelines and Variance Request May 9, 2022 | 17 Summary of Findings Illumination Measured in footcandles (fc). This measures the usable light produced by the light fixtures 55’ tall 80’ tall 100’ tall On-field average 50 fc min 50.98 50.19 50.72 On-field uniformity ratio 2.0 to 1 max 1.74 to 1 1.40 to 1 1.31 to 1 Property line max (Horizontal) 1 fc max 0.11 0.00 0.00 Property line max (Vertical) 1 fc max 1.2 0.08 0.00 Glare Measured in Candelas (Cd). This measures the perceived light source measured in the vertical plane. 55’ tall 80’ tall 100’ tall Front of grandstand 426,857 260,257 102,539 Back of grandstand 193,697 70,617 7,477 Residential property line 208,057 24,035 986 To help put this in perspective, 6,000 Candela is used as a benchmark to determine when the glare source (LED diodes) are visible. 30,000 Candela is comparable to the Candela produced by a cars low beam headlight, 200,000 Candela is comparable to the headlamp on train locomotive. Conclusion The analysis shows that the 55’ tall light pole design does not meet FWRC requirements and results in poor on-field performance that could create a safety risk. The 80’ and 100’ tall options both provide acceptable on-field performance, however the 100’ tall option is far more superior for light levels and glare at the property line. In our opinion the 100’ tall pole design provides the best performance for glare at the property line and specifically addresses FWRC 19.105.030, “…so that glare produced by any light source, to the maximum extent possible, does not extend to adjacent properties or to the right-of-way.” Included in this submittal package are the lighting designs for all three scenarios, each providing lighting measurements on and off the field and property line Candela Illumination Summaries.