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21-101296 -Project Narrative-04-02-2021-V1Olympic View K-8 School FEDERAL WAY PUBLIC SCHOOLS Zoning and Community Guidelines March 26, 2021| 1 Project Summary The intent for the new Olympic View K-8 is to create a place both inspiring and integral to the existing community. To be successful the design must reflect the values and culture of those who live, learn, play and work there. We believe collaborative thinking leads to better solutions for the challenges each project faces, the design team worked with the school community and district leaders in a participatory design process. We asked searching questions and facilitated a dialogue with various committees while at the same time gathering information about the existing conditions of the site and constraints of the project. This information has helped to align the project scope, budget and schedule for a successful design process. Federal Way Public Schools identified Olympic View Elementary as needing replacement under the 2017 Bond. Constructing a new K-8 school will provide additional capacity and resolves the inadequate building and learning conditions identified at the existing school. The proposed Olympic View K-8 school will be constructed on the existing site while the current Olympic View scholars are temporarily housed offsite at ES24. The new school will consist of a two-story school approximately 64,000 sf in area, housing approximately 600 scholars (510 K- 5 and 90 6-8). The middle school component is relatively small and will not include facilities that you would find at a typical middle school such as sports, locker rooms, and specialized electives. Improvements will be made to the site including new play areas, covered play structure, outdoor learning, site security, pedestrian safety enhancements, accessibility, lighting, and improved parking and drop-off areas. The goal behind the design is to create a place that cultivates community and connects learning to nature. This starts at the main entry, which is visible from the street corner and is emphasized with a park-like entry courtyard, distinctive roof shape, and a sheltering canopy. Parking is located to either side of the entry plaza. This maximizes pedestrian circulation and creates a safe and welcoming connection to the neighborhood while maintaining visibility and accessibility for vehicles. The entry plaza, playground and an outdoor learning courtyard each have visibility from the right of way. This provides natural surveillance for improved safety. Garden beds, seating, lighting, signage, bike racks, paving patterns and landscaping create inviting areas for pedestrian activities and express a cared-for site. These areas are intended to be active while students are in school as well as after hours. To provide community access while maintaining safety the playground and outdoor learning areas include cameras and are enclosed with a fence for access control. A single-story structure is located at the entry plaza to reduce massing and to provide a structural modulation. It serves as a community pavilion with spaces and amenities that provide improved access for students and families to the resources and support services offered by the school district. All facades of this pavilion include windows which provide inside and outside views to activities. The lower height of the roof, colorful graphics in the windows and a wood soffit on the underside of a canopy work together to create a human scale and a welcoming experience to the school. A prominent daylight monitor brings in morning light and creates a visual beacon as a symbol of inclusion for the community. The design takes advantage of the sites predominate natural amenity by providing interior views to the existing trees on the perimeter of the site with abundant and strategically placed windows. The façade composition includes a brick base, patterned lap siding in the middle and an articulated parapet cap. Several residential features are provided to fit into the neighborhood context. Classroom windows are individual rather than in strips. Window bays and stepped roof forms break the bulk into smaller masses while adding rhythm and a human scale. Classroom windows are treated with an extended picture-frame trim to create shadows which add depth and interest to the façade. Public areas such as stairways, the gym and the commons are modulated on the façade with an inset wall, a change in color and an increase in transparency. Utilitarian areas within the school are modulated on the façade with an inset wall and a change in color and siding pattern. The utility yard is hidden from the pedestrian plaza and screened with the same brick used on the base of the building. The building Construction Type is IIB and will be comprised of concrete slabs on grade for the ground level floors and concrete slab on metal deck, over structural steel floor framing for the upper floors; steel post and beam structure, with braced frame lateral systems, and metal stud infill walls; exterior materials consist of brick veneer, cement fiber panel siding, Olympic View K-8 School FEDERAL WAY PUBLIC SCHOOLS Zoning and Community Guidelines March 26, 2021| 2 and metal panels with aluminum storefront/curtainwalls at glazing in public areas and fiberglass windows at classrooms and offices; roofing material will be a single-ply membrane. The building’s infrastructure and systems are designed with energy efficiency as a priority. The design team is using the framework established by the AIA 2030 energy challenge as a goal for the project. This program has been established such that all new buildings shall be carbon neutral by 2030. The site-specific goal for the project is an EUI (Energy Use Index) of 13.34, energy modeling will be started in Design Development. Construction of the new building and the site improvements is planned to start in early 2022 and be ready for scholars Fall of 2023. The following section provides a narrative response to each code section to assist with communicating the project’s design intent and supplement the drawings submitted for this Land Use submittal. 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. (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. (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. (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. (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. (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. (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 Olympic View K-8 School FEDERAL WAY PUBLIC SCHOOLS Zoning and Community Guidelines March 26, 2021| 3 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: The new school will enhance the existing amenities of the site including the park and community garden, while adding many new amenities including a public plaza with seating, an educational courtyard, garden, outdoor learning amenities, and new playground equipment. The existing dense vegetation and trees that are at the north and west perimeters of the site will be retained and views from the building will capture and connect to this natural amenity. The project strives to increase accessibility of the public amenities but also includes many safety and security controls including clear visibility and supervision, clear identifiable single point of entry, perimeter fencing, lighting, and cameras. (2) Surface Parking Lots (a) Site and landscape design for parking lots are subject to the requirements of Chapter 19.125 FWRC. (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. (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. (d) Multi-tenant developments – N/A. (e) See FWRC 19.115.090 for supplemental guidelines. Compliance: Parking and vehicular access has been designed to accommodate peak traffic conditions, including separate bus and parent drop off areas, generous on-site vehicle queuing, and loop access. Driveways to the site will be improved by increasing the distance from the intersection and creating an alignment with SW 326th Street. (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. (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. 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. (c) Pedestrian connections should be provided between properties to establish pedestrian links to adjacent buildings, parking, pedestrian areas and public rights-of-way. Olympic View K-8 School FEDERAL WAY PUBLIC SCHOOLS Zoning and Community Guidelines March 26, 2021| 4 (d) Bicycle racks should be provided for all commercial developments. (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. (f) See FWRC 19.115.090 for supplemental guidelines. Compliance: The primary building entrance is well articulated and easily identifiable. The site and landscaping design also provide reinforcing cues for clear and easy wayfinding. Pedestrians accessing the site from the right-of-way are provided with four sidewalks that lead to the main entrance while not crossing vehicular traffic onsite. Pedestrian crossings in the parking area have been delineated with concrete surfacing to contrast with the asphalt drive aisle as well as cross walk striping. The entry plaza will include amenities for the community such as landscaping, social gathering space, covered canopy, seating and bike parking. (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: The service yard is located on the south end of the building, providing easy access off of the bus loading area. The service yard will contain the chiller, generator, transformer, trash + recycling containers and other utility items. The trash + recycle containers will be located under a roof structure and the perimeter enclosure of the service yard will consist of brick walls, metal screen fence panels and landscape screening. (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. Olympic View K-8 School FEDERAL WAY PUBLIC SCHOOLS Zoning and Community Guidelines March 26, 2021| 5 (iii) Lighting standards shall not reduce the amount of landscaping required for the project by Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping. Compliance: The project lighting complies with all items. (b) Drive-through facilities: N/A 19.116.060 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. (b) Building siting or massing shall preserve public viewpoints as designated by the comprehensive plan or other adopted plans or policies. (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: The site is relatively flat so the building does not have an opportunity to step. The building placement was studied carefully to provide and enhance the accessibility by the community during and after operating hours while also preserving the existing vegetation and increasing visibility and safety of the grounds. (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 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: The goal and intent of the building façade design is to create an efficient, durable, maintainable building that is beautiful, textured and relates to the scale of the young scholars. The majority of the building will be visible from the right-of-way and will comply with this code. Due to the dense existing trees and vegetation as well as a significant grade difference there are portions of the north and west facades that are not visible from the adjacent lots. Olympic View K-8 School FEDERAL WAY PUBLIC SCHOOLS Zoning and Community Guidelines March 26, 2021| 6 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: Façade modulation occurs on all facades. Specific examples in the design include: The south façade contains significant offsets in the building walls including the main entry and one-story pavilion structure. The east façade is the primary façade as one approaches the building from the right-of way. The one- story pavilion structure houses programs that have high community use including the Family Connection Center, Library and Discovery Lab. The pavilion walls include an angled wall, shaped to welcome the community in while also providing supervision out. The one-story structure is also intentionally placed on the site as a welcoming beacon while also providing a familiar scale to visitors. Directly adjacent to the pavilion and main entry is also the Community Plaza. The remaining section of the east façade is the two-story classroom wing; this façade is modulated by both recesses and offsets. The three building recesses break the façade and provide wayfinding to the secondary entrances and stairs. The classrooms provide a repeatable pattern and each classroom has a bay window element that provides additional modulation and identity to each classroom for the scholars. BUILDING MODULATION (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. (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: The one-story pavilion as well as the main building entry are visible and clearly identifiable from the right-of-way. The continuous perimeter canopy at the pavilion and covered main entry provide an element that helps the scale of the building while also provides the functionality of weather protection and shading. Olympic View K-8 School FEDERAL WAY PUBLIC SCHOOLS Zoning and Community Guidelines March 26, 2021| 7 (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: The project includes two Pedestrian Plaza areas; the Community Plaza is the central hub for community accessing the building. This plaza space faces the SE corner of the site and readily accessible by pedestrians. Amenities will include paving, gathering space, seating, landscaping, bike racks and flagpole. The Learning Courtyard is located east of the classroom wing and is accessible to the scholars during school hours but also available for use by the community. Amenities will include a garden, seating and tables, gathering space, and feature landscaping. The required area is 64,000 gross sf x 1% = 640 sf. The two Plazas proposed are approximately 32,000 sf. (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. Compliance: The majority of the building will be visible from the right-of-way and will comply with this code. Due to the dense existing trees and vegetation as well as a significant grade difference there are portions of the north and west facades that are not visible from the adjacent lots. (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; (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. Olympic View K-8 School FEDERAL WAY PUBLIC SCHOOLS Zoning and Community Guidelines March 26, 2021| 8 Compliance: The design uses a combination of strategies (including items ii, iv, vi, viii and viii) to mitigate any blank walls. See the code compliance sheet LU1.02 for the Blank Wall Diagram (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. (b) Consider options such as upper level setbacks in order to minimize bulk and shadow impacts on adjacent development. Compliance: The project uses two strategies to reduce the building’s massing: The main entry is very important to provide a scale that is comfortable and welcoming. The design intentionally locates the main public amenities such as the Library, Family Connection Center, Discovery Lab and specialist offices in a one- story element we refer to as the “pavilion”. The pavilion has a unique angular shape that provides clear sight lines to the front doors. It also includes a clerestory roof element that acts as a beacon and a sheltering canopy. The two-story building form includes roof line modulation and lowered bay window projections to reduce the scale as well as adding repetition, rhythm, and color to provide identity to the individual classrooms. 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 has a clear identifiable main entry that is oriented to the southeast towards both right-of-ways. The main entry is reinforced by the angular shape of the one-story pavilion as well as the pedestrian paths and landscaping. Olympic View K-8 School FEDERAL WAY PUBLIC SCHOOLS Zoning and Community Guidelines March 26, 2021| 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). (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. (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. (h) Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated by planting areas. (i) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the project and the public sidewalk. Compliance: The project complies to all items noted above. Please refer to Landscape drawings. 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 east and south facades are visible from the adjacent right-of-way. The neighboring lots to the north and west of the property cannot see the building due to an existing wide mature buffer of dense trees and shrubs and a significant grade change near the property lines. The south and east facades contain multiple structural modifications including the main entry, pavilion structure, and multiple wall offsets and projections. Refer to the Land Use code analysis sheet LU1.05 for additional diagrams and views.. (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, Olympic View K-8 School FEDERAL WAY PUBLIC SCHOOLS Zoning and Community Guidelines March 26, 2021| 10 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: The building design includes multiple roof line and horizontal projections. The one-story pavilion provides multiple roof elements including a projecting canopy and low architectural parapet which provides a welcoming scale to the building entry. The two-story portion of the building incorporates an enhanced architectural parapet detail that will provide a top to the building. There are also multiple elevation changes in the height of the parapet, providing additional interest to the composition. ROOFLINE ARTICULATION (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: (a) Facade design incorporates at least two of the options listed at FWRC 19.115.060(2); (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; (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 (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. (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. (7) Lighting fixtures shall not exceed 30 feet in height and shall include cutoff shields. Olympic View K-8 School FEDERAL WAY PUBLIC SCHOOLS Zoning and Community Guidelines March 26, 2021| 11 Compliance: Exterior lighting will consist of wall mounted building fixtures, 12’ pedestrian pole fixtures and 30’ max parking lot pole fixtures. All lighting will include cutoff shields. 19.200.090 Single Family Residential – Schools Lot Size: Min 7,200 sq ft. Required Setbacks + 5’ additional for every foot above 30’ in height for max of 40’ Side 50FT Front 50FT Back 50FT Lot coverage: 75% max of site Heights: 30’ + 5’ additional for every foot above 30’ in height for max of 40’ 55ft Gym height with 100 ft setback 15’ height limit for “any portion of structure located less than 100 ft from low density zone”, also shall not exceed 50ft in length (NA) 4’ increase for mechanical screening Outdoor play Area 75 sq ft per student with 6’ min high fence Compliance Building complies with these requirements. Refer to the Land Use code analysis sheet LU1.02 for compliance summary and diagrams.