HomeMy WebLinkAboutDDR2014-00008 Hearing - DDR Reports - 4/8/2014 e �
DDR2014-000008 Page 1 of 5 Revised 3/27/2014
Mason County
Department of Planning
Building I * 411 N. 5t"Street * P.O. Box 279
Shelton, Washington 98584 * (360) 427-9670
TO: Mason County Hearings Examiner
FROM: Planning Staff— Allan Borden • ahb@co.mason.wa.us
RE: Special Use Permit (DDR2014-00008) for the renovation of high school and middle
school buildings, common areas and parking lots on campus.
HEARING DATE: April 8, 2014.
STAFF REPORT
I. Project Description. This report evaluates a proposal for the construction of new high
school building (116,700 sq. ft.); remodel of old high school building as a modernized
middle school (58,440 sq. ft.); demolish old middle school building; renovated
administrative building (13,650 sq. ft.); a new 7,000 sq. ft. PACE Academy alternative
school building; three portable buildings (5,400 sq. ft. area); and parking lots for
proposed buildings and pedestrian areas for students on the North Mason high school
and middle school campus. 1,he.applicant plans (Exhibit 6) include the project
cvelopment so that they would not need to apply for a Special Use Permit for each
aspectA
Since this proposal and previous development since 1996 has exceeded 15 percent, a
Special Use Permit is required (Exhibit 2). Staff recommends approval of the Special
Use Permit.
II. Applicant. North Mason School District — Superintendent David Peterson.
III. Property Location. 71 E Campus Dr. Belfair WA 98528. The NW 1/4 of the NW 1/4 of
Section 8, Township 22 N., Range 1 W., W.M. Parcel # 12108-22-60000, 12108-23-
60010, and 12108-23-60000.
IV. Evaluations.
A. Characteristics of the site. The property is approximately 73 acres and contains
(Exhibit 3) the high school building, the middle school, several portable classroom
structures, administrative building, baseball / football / stadium field areas, bus
garage and parking, and student and faculty parking areas. There are no streams,
wetlands, landslide hazard areas or other critical areas on site.
B. Characteristics of the area. The subject properties are situated between the Belfair
Urban Growth Area to the north and the Allyn Urban Growth Area to the south. The
North Mason School Road is a county-owned and -operated paved road that
intersects with State Route 3 to the west (Exhibit 4). Other roads are private and
improved for the school land use. The properties directly to the north and west are
DDR2014-000008 Page 2 of 5 Revised 3/27/2014
medium-sized residential properties. To the south and east are more open lands in
forestry land uses. Lake Devereaux is to the southwest of the subject parcels.
C. Shoreline Designation. Not Applicable.
D. Comprehensive Plan Designation / Zoning. The Mason County Comprehensive Plan
designation for the site is Rural and the zoning is Rural Residential 10.
V. SEPA Compliance. The project is not SEPA exempt per WAC 197-11-800 (1)(c)(iii).
The School District completed an environmental checklist review from November 21 to
December 27, 2013 (Exhibit 7). Mason County reviewed the checklist and commented
on parking and traffic flows from the change in campus layout.
VI. Other Required Permits. A building permit will be required for each proposed
structure. A Stormwater Plan will be required by the Departments of Community
Development and Public Works as the elements of the campus renovation are
implemented.
VII. Public Notification of Hearing. On March 24, 2014, a Notice of Application (Exhibit
8) was posted in three places on site and at the local two post office. This notice was
mailed to neighboring property owners within 300 feet on March 18, 2014. The Notice of
Application was also published in the Mason County Journal for two weeks, beginning
March 10, 2014. No person to date has expressed concern.
VIII. Analysis. The following additional information is required for analyzing the proposal,
preparing the necessary conditions, and providing consistency with dimensional and
performance standards relevant county regulations.
A. Mason County Development Regulations, Section 17.04.230 (RR10)
This section provides the parameters for development on lots zoned Rural
Residential 10. Per Section 17.04.237 D, since the school has never obtained a
Special Use Permit, and since this proposal and previous development since 1996
has exceeded 15 percent, a Special Use Permit is required.
Staff Response: A Special Use Permit has been submitted. In application (Exhibit
2) for a special use permit, the applicant provides information to aid in analyzing the
request, preparing necessary conditions, and providing consistency with dimensional
and performance standards in these and other relevant county regulations. The
proposal meets the required setbacks of buildings from property lines and parking
design. The proposed building heights, maximum building size, and floor area ratio
are subject to the current Special Use Permit review.
Building Height The applicant has provided supplemental information (Exhibit 2 pg.
8-9) concerning the proposed height of 44 feet maximum for the two-story high
school buildings. The northern half of the high school building will house the gym on
first floor and auxiliary gym on second floor, and, on occasion, will be opened to
create large indoor meeting space for ceremonies. The roof slope above the second
floor will allow proper drainage and the opportunity for natural light clerestory
windows as design elements(in compliance with the state law Washington
Sustainable Schools Protocol)for smaller building footprint areas for the high school.
DDR2014-000008 Page 3 of 5 Revised 3/27/2014
Building size: In Exhibit 6, the applicant has proposed several buildings over 10,000
sq. ft. in size: 117,600 sq. ft. high school building, 58,440 sq. ft. middle school
building(renovated high school building), 13,600 sq. ft. administrative building
(renovated annex building), 18,320 sq. ft. Boys and Girls Club building(renovated
administrative building); and the 7,000 sq. ft. PACE Academy building, and 5,400 sq.
ft. of three portable buildings. The buildings are situated close to each other to
facilitate development in the area of the school property that is somewhat flat and
previously developed. Proposed buildings with greater strength, energy efficiencies,
and a vailable space for growth is an Investment in each schools future.
Floor area ratio jFAR): The Rural Residential 10 zone standard for FAR is 5 percent
or 1.20 ratio; this defines 1,000 sq. ft. of building area for each 20,000 sq. ft. of lot
size. This is a low area of lot coverage that is appropriate for anticipated residential
development in the Rural Area of Mason County. The North Mason School property
is expected to be a location of more intensive land use to serve as a learning campus
for the youth to young adult population. When totaling the building areas of the
existing buildings on the North Mason School campus, the sum is 156,760 sq. ft. on
73 acres and is equivalent to 4.93 percent FAR. The proposed renovated and new
buildings totals to 242,610 sq. ft., which is a FAR of 7.64 percent for the 73 acres of
campus size. This proposed building expansion re-uses areas of existing school
development and renovates several existing buildings in the current proposal. Once
the new campus construction proceeds, areas of common use as student and faculty
plaza and the opening of dense tree cover makes needed improvements in the
school campus environment.
B. Applicable Special Use Review Criteria (MCDR 1.05.046):
1. Will the proposed use be detrimental to the public health, safety and welfare?
Staff Response: The public health, safety and welfare on the school and
nearby areas will improve and not be adversely impacted, as new buildings with
proper lighting, energy usage and convenient layout are proposed. Since this is
a public facility, expanding it will improve the public health, safety, and welfare
of the children who attend the school, the faculty who are employed or volunteer
there, and the public that use the campus buildings.
2. Will the proposed use be consistent and compatible with the intent of the
Comprehensive Plan?
Staff Response: The Mason Comprehensive Plan policies state:
RU-500 features of the rural landscape should be dominant and that uses other
than resource based ones should be buffered or screened from public right-of-
ways and adjacent properties. This property already contains forests within its
perimeter that will be maintained to buffer the school campus from neighboring
lands to the north.
RU-108 New development should provide adequate access for emergency
vehicles. Upon submittal of building permits, each proposal and site plan will be
reviewed by the Fire Marshal.
RU-110 Exterior lighting on new development should be sufficiently shielded or
obscured in such a manner that excessive glare will be prevented on public
streets or walkways, or in adjacent residential areas. The residential lots and
DDR2014-000008 Page 4 of 5 Revised 3/27/2014
public road are to the west of the subject parcels and are already screened from
lighting by the distance and existing large trees.
RU-112 New development should provide adequate parking and space for the
loading and unloading of persons, materials and goods. The site plan and
environmental review show the school is adding 229 additional parking spaces
(increase of 336 to 565) to meet the Mason County Parking Standards.
3. Will the proposed use introduce hazardous conditions at the site that cannot be
mitigated through appropriate measures to protect adjacent properties and the
community at large?
Staff Response: No hazardous conditions are expected to be introduced and
materials will be handled safely, effective heating and ventilation systems are
part of the building proposals.
4. Is the proposed use served by adequate public facilities, which are in place, or
planned as a condition of approval or as an identified item in the County's Capital
Facilities Plan?
Staff Response: This use is itself a capital facility. It is the anticipated
increase in the number of students attending Hawkins Middle School and North
Mason High School that is causing the need for the addition of structures, and
the community supports these efforts with recently passed bonds and levies. The
development will be accompanied with enlarged septic facilities for the increase
in land use and should not increase the use of other public facilities.
5. Will the proposed use have a significant impact upon existing uses on adjacent
lands?
Staff Response: This proposal will not have a significant impact on adjacent
lands. The school has existed in the current location for more than 25 years,
and new or renovated construction is well within the developed areas.
6. If located outside an Urban Growth Area, will the proposal result in the need to
extend urban services?
Staff Response: The proposal should not result in the need to extend urban
services from Allyn or Belfair. North Mason School Road and state highways are
paved roads that adequately serves the North Mason School campus.
C. Applicable Title 15 Review Criteria: Per section 15.09.050 (C)(1-3), the Hearing
Examiner shall review a proposed development according to the following criteria.
1. The development does not conflict with the Comprehensive Plan and meets the
requirements and intent of the Mason County Code, especially Title 6, 8, and 16.
Staff Response: Title 6 - The site is served by on site septic and well. Upon
submittal of Building Permit(s) the Environmental Health Department will
ensure that the septic and well adequately serve the site.
Title 8 - does not apply because the proposal is outside of any stream, shoreline,
wetland, or landslide hazard area buffer/setbacks.
Title 16 -Since this does not involve subdividing or changing boundary lines,
Title 16 does not apply.
DDR2014-000008 Page 5 of 5 Revised 3/27/2014
2. The development does not impact the public health, safety and welfare and is in
the public interest.
Staff Response: This development will not negatively impact the public health,
safety and welfare, with improved sanitation and buildings that comply with
current construction standards. It is in the public's interest to provide adequate
and energy-efcient buildings for a population of youth and young adults that
will be increasing as Mason County grows.
3. The development does not lower the level of service of transportation and/or
neighborhood park facilities below the minimum standards established within the
Comprehensive Plan.
Staff Response: The proposal will not lower the level of service of
transportation and/or neighborhood park facilities below the minimum standards
established within the Comprehensive Plan. Playfields will be part of the
development that is presented in this Special Use Permit request.
IX. Project Analysis: Based upon these policies and regulations, the project conforms to
the Mason County Development Regulations and the Comprehensive Plan.
X. Conclusions. As proposed, the project is consistent with the Mason County
Development Regulations. Staff recommends approval subject to the following
conditions:
1) The site plan included in the construction of the school campus shall integrate native
vegetation with plantings and fencing or fence panels along property boundaries and
near residential structures to screen the new development from adjacent properties.
2) Adequate parking areas shall be provided for this land use [2 stall per 10 students;
and 1 stall per employee] located on the subject properties.
3) A stormwater plan for the construction and operation of the school campus shall be
prepared during site planning to address the control and treatment of potential
sedimentation and runoff from roof, graded, and parking surfaces during rainfall
events.
XI. Choices of Action.
A. Approve.
B. Approve with conditions.
C. Deny with prejudice (reapplication or resubmittal is not allowed for one year).
D. Remand for further proceedings and/or evidentiary hearing in accordance with
Section 15.09.090 of Title 15.
Provided by the Applicant:
SPECIAL USE PERMIT: RURAL RESIDENTIAL 10
Mason County Development Regulations
Per Section 17.04.434, Building Regulations, C..."Height, 35 feet except for agricultural buildings,
cell towers, antennas, or water tanks, or necessary structural elements for an otherwise compliant
permitted land use."
After studying the property owned by the North Mason School District(NMSD), the current middle
school football field was chosen as the site for the proposed North Mason High School. Many factors
went into this decision. The existing road and utility infrastructure could be used for the new building,
keeping costs down. The topography of the main campus is sloped in many places while the field is
already fairly level. The middle school and high school currently share school buses, so keeping the
two schools close to each other would enable this sharing to continue.
The major drawback to the site chosen for the high school is that it is rather limited in size. After
going through an educational specification process with the district, teachers, staff as well as
community representatives which outlined the needs for the new high school, it became obvious that
with the constraints of the site, the building would have to be two stories. Throughout the design
process, every effort was made to keep the building height to a minimum and still meet the budget
constraints for the district. A floor to floor height of 14 feet was established for the building. Fourteen
feet is really the minimum floor to floor height that is feasible for a high school where it is desirable to
put higher volume spaces (science labs, shop, CTE rooms) on the first floor. The roof slopes of 1:12
and 2:12 were also chosen to keep the volume of the school as low as possible. Lower slope roofs are
always an option, but due to the climate and past experience with lower sloping roofs leaking, the
district did not want to pursue those options.
One of the major goals for North Mason School District is to be able to hold the high school graduation
ceremony in the gymnasium of the new high school. In order to achieve this goal, the second floor
auxiliary gym has been designed adjacent to the main gymnasium with an operable partition that can
open up between the two spaces. Seating for approximately 1,500 occupants is planned on bleachers
in the gymnasium and auxiliary gym. A second floor auxiliary gym requires a higher roof plane to
accommodate basketball, volleyball, baseball batting practice and golf. This roof exceeds the 35 foot
height limit set for Section 17.04.434. In order to minimize the visual impact of the height of the
space, the roof is a shed roof, sloping toward the main facade of the school. Shown on sheet A3.00,
Overall Exterior Elevations for building heights.
By law, all new schools are to be designed to meet the Washington Sustainable Schools Protocol
(WSSP). One of the provisions of the WSSP is to bring even levels of daylight into as many classrooms
as possible. To facilitate this goal, the majority of the classrooms are on the second floor. By placing
classrooms on the second floor, daylight can be brought into the classrooms not only at the perimeter
wall, but also by using high clerestory windows. The roof at the clerestory windows exceeds the 35 ft
allowed by Section 17.04.434 but the peak of the roof they sit on does not. These clerestories could be
thought of as an allowed, "necessary structural element" to comply with the WSSP. Skylights could
also be used to achieve even levels of daylight across the classroom space but they tend to leak over
time and become a maintenance problem.
Mason County
Department of Planning
Building I * 411 N. 5th Street * P.O. Box 279
Shelton, Washington 98584 * (360) 427-9670
April 23, 2014
Notice of Decision
Case: DDR2014-00008
Applicant: North Mason School District.
Notice is hereby given that North Mason School District, who is the
applicant for the above-referenced Mason County Special Use Permit, has
been granted approval of that Special Use Permit. The request was
reviewed on April 8, 2014 by the Mason County Hearing Examiner and
approved with four conditions, pursuant to the Mason County Title
17.05.044 Special Use Permit review criteria, specifically to construct
new school buildings exceeding a total of 130,000 sq. ft. area on several
parcels (primarily on PN 12208-22-60000) in the Rural Residential 10 zone
at 1 mile south of the Belfair Urban Growth Area. The proposal was
reviewed through SEPA review per WAC 197-11-800 (1).
This is a final County decision. No further appeals to the County are available.
Appeal of this decision may be made to Superior Court or the appropriate
administrative agency as regulations apply. It is the appellant's responsibility to
meet all legal requirements of any appeal process.
Time Limit for Action. Per the Mason County Code Title 15 - Development Code - No
permit authorizing construction shall extend for a term of more than five years. If
actual construction of a development for which a permit has been granted has not
begun within two nears after the approval, the Hearing Examiner shall review the
permit and upon a showing of good cause, may extend the initial two year period by
permit for one year. Otherwise, the permit terminates; PROVIDED that no permit
shall be extended unless the applicant has requested such review and extension
before the Hearing Examiner PRIOR to the expiration date. Work on approved project
must begin by June 2016. This permit expires May 1, 2019.
If you have questions or require clarification on these issues,please contact Allan Borden,Senior
Planner with Mason County Dept. of Community Development at 360-427-9670 z365
Special Use Permit Application North Mason High School
FLOOR AREA RATIO
Mason County School District owns the following contiguous parcels which create the campus:
Parcel Number Parcel Area Parcel Area
Acres SF
122071160010 6.70 291,852.00
12208 22 60000 43.36 1,888,761.60
12208 23 60010 10.00 435,600.00
12208 23 60000 20.05 873,378.00
12208 24 00000 40.00 1,742,400.00
12208 53 02016 0.14 6,098.40
Total: 120.25 5,238,090.00
The following table lists the buildings on the North Mason School District Campus along with their areas.
Existing to Remain Buildings to be New Buildings
NMSD Buildings (SF) Demolished (SF) (SF)
(E) Hawkins MS 39,407
(E) Hawkins Gym 22,430
(E) NMHS 58,437
NMHS Annex 13,652
New NMHS 117,600
District Admin 18,318
Central Kitchen 3,284
Maintenance Building 2,400
Boys &Girls Club 5,620
PACE Academy 3,730 7,000
Transportation 10810
Portables 2 @ Annex 1800 1,800
Portables 2 @ HS 3580
Portable @ MS 1,850
Boiler Building 528
Building near Admin 408
Total: 131,427 1 56,627 124,600
The total remaining building floor area after construction and demolition activities is calculated as the
following:
131,427 sf(Existing Buildings to Remain)+ 124,600 sf(New Buildings)=256,027 sf
101 E 26-Street Suite 300-Tacoma WA,98421 0 P 253.531.0206 www.ericksonmcgovern.com
North Mason High School
Special Use Permit Application
If we divide 256,027 sf by the total area of the campus(5,238,090.00 sf)we get a floor area ratio of 0.0488
or 4.98%.
Per 17.04.234,A,the Floor Area Ratio for the rural residential 10 zone is 1:20 or 5%.
DEFINITIONS & REFERENCES
17.03.032 Development densities and dimensional requirements.
Development Densities. Development densities for residential development are calculated as the allowed
number of dwelling units per acre(DU/ac). For nonresidential development, development densities are
calculated as the amount of building floor area allowed per gross acre of land,the "floor area ratio" (FAR).
The definition of floor area ratio is as follows, "The "floor area ratio" is determined by summing the gross
horizontal areas of the all floors of a building, measured from the exterior walls, or the centerline of walls
separating two buildings,and dividing that sum by the gross area of the parcel proposed for use or
development."
Density Transfer: Density transfer is the transfer of all or part of the permitted residential density on a parcel
to another parcel.
Floor Area Ratio Page 2
CASE INDEX
North Mason School District Special Use Permit
DDR2014-000008
Exhibit# Date Description
1 April 8, 2014 Staff Report
2 February 25, 2014 Special Use Application and Supplemental
Information
3 March 20, 2014 Project Vicinity
4 March 20, 2014 Site Aerial View
5 March 20, 2014 Site Plan and Phasing provided by Applicant
6 February 25, 2014 Overall Existing and Proposed site plan by Applicant
7 December 19, 2013 SEPA threshold determination, made by North
Mason School District.
8 March 10, 2014 Notice of Application
9 M-airch 27, 2014 Affidavit of Posting
Nnrth Macnn Srhnnl SUP case index
DDR2014-000008 Page 1 of 5 Revised 3/27/2014
Mason County
Department of Planning
Building I * 411 N. Sth Street * P.O. Box 279
Shelton, Washington 98584 * (360) 427-9670
TO: Mason County Hearings Examiner
FROM: Planning Staff—Allan Borden • ahb@co.mason.wa.us
RE: Special Use Permit (DDR2014-00008) for the renovation of high school and middle
school buildings, common areas and parking lots on campus.
HEARING DATE: April 8, 2014.
STAFF REPORT
I. Project Description. This report evaluates a proposal for the construction of new high
school building (116,700 sq. ft.); remodel of old high school building as a modernized
middle school (58,440 sq. ft.); demolish old middle school building; renovated
administrative building (13,650 sq. ft.); a new 7,000 sq. ft. PACE Academy alternative
school building; three portable buildings (5,400 sq. ft. area); and parking lots for
proposed buildings and pedestrian areas for students on the North Mason high school
and middle school campus. The applicant plans (Exhibit 6) include the projected
development so that they would not need to apply for a Special Use Permit for each
aspect.
Since this proposal and previous development since 1996 has exceeded 15 percent, a
Special Use Permit is required (Exhibit 2). Staff recommends approval of the Special
Use Permit.
II. Applicant. North Mason School District— Superintendent David Peterson.
M. Property Location. 71 E Campus Dr. Belfair WA 98528. The NW 1/4 of the NW 1/4 of
Section 8, Township 22 N., Range 1 W., W.M. Parcel # 12108-22-60000, 12108-23-
60010, and 12108-23-60000.
IV. Evaluations.
A. Characteristics of the site. The property is approximately 73 acres and contains
(Exhibit 3) the high school building, the middle school, several portable classroom
structures, administrative building, baseball / football / stadium field areas, bus
garage and parking, and student and faculty parking areas. There are no streams,
wetlands, landslide hazard areas or other critical areas on site.
B. Characteristics of the area. The subject properties are situated between the Belfair
Urban Growth Area to the north and the Allyn Urban Growth Area to the south. The
North Mason School Road is a county-owned and -operated paved road that
intersects with State Route 3 to the west (Exhibit 4). Other roads are private and
improved for the school land use. The properties directly to the north and west are
DDR2014-000008 Page 2 of 5 Revised 3/27/2014
medium-sized residential properties. To the south and east are more open lands in
forestry land uses. Lake Devereaux is to the southwest of the subject parcels.
C. Shoreline Designation. Not Applicable.
D. Comprehensive Plan Designation / Zoning. The Mason County Comprehensive Plan
designation for the site is Rural and the zoning is Rural Residential 10.
V. SEPA Compliance. The project is not SEPA exempt per WAC 197-11-800 (1)(c)(iii).
The School District completed an environmental checklist review from November 21 to
December 27, 2013 (Exhibit 7). Mason County reviewed the checklist and commented
on parking and traffic flows from the change in campus layout.
VI. Other Required Permits. A building permit will be required for each proposed
structure. A Stormwater Plan will be required by the Departments of Community
Development and Public Works as the elements of the campus renovation are
implemented.
VII. Public Notification of Hearing. On March 24, 2014, a Notice of Application (Exhibit
8) was posted in three places on site and at the local two post office. This notice was
mailed to neighboring property owners within 300 feet on March 18, 2014. The Notice of
Application was also published in the Mason County Journal for two weeks, beginning
March 10, 2014. No person to date has expressed concern.
VIII. Analysis. The following additional information is required for analyzing the proposal,
preparing the necessary conditions, and providing consistency with dimensional and
performance standards relevant county regulations.
A. Mason County Development Regulations, Section 17.04.230 (RR10)
This section provides the parameters for development on lots zoned Rural
Residential 10. Per Section 17.04.237 D, since the school has never obtained a
Special Use Permit, and since this proposal and previous development since 1996
has exceeded 15 percent, a Special Use Permit is required.
Staff Response: A Special Use Permit has been submitted. In application (Exhibit
2) for a special use permit, the applicant provides infonnation to aid in analyzing the
request, preparing necessary conditions, and providing consistency with dimensional
and performance standards in these and other relevant county regulations. The
proposal meets the required setbacks of buildings from property lines and parking
design. The proposed building heights, maximum building size, and floor area ratio
are subject to the current Special Use Permit review.
Building Height The applicant has provided supplemental information (Exhibit 2 pg.
8-9) concerning the proposed height of 44 feet maximum for the two-story high
school buildings. The northem half of the high school building will house the gym on
first floor and auxiliary gym on second floor, and, on occasion, will be opened to
create large indoor meeting space for ceremonies. The roof slope above the second
floor will allow proper drainage and the opportunity for natural light clerestory
windows as design elements(in compliance with the state law Washington
Sustainable Schools Protocol) for smaller building footprint areas for the high school.
DDR2014-000008 Page 3 of 5 Revised 3/27/2014
Building size: In Exhibit 6, the applicant has proposed several buildings over 10,000
sq, ft. in size: 117,500 sq. ft, high school building, 58,440 sq. ft, middle school
building (renovated high school building), 13,600 sq. ft. administrative building
(renovated annex building), 18,320 sq. ft. Boys and Girls Club building(renovated
administrative building); and the 7,000 sq. ft. PACE Academy building, and 5,400 sq.
ft. of three portable buildings. The buildings are situated close to each other to
facilitate development in the area of the school property that is somewhat flat and
previously developed. Proposed buildings with greater strength, energy efficiencies,
and available space for growth is an investment in each school's future.
Floor area ratio (FAR): The Rural Residential 10 zone standard for FAR is 5 percent
or 1:20 ratio; this defines 1,000 sq, ft. of building area for each 20,000 sq. It. of lot
size. This is a low area of lot coverage that is appropriate for anticipated residential
development in the Rural Area of Mason County, The North Mason School property
is expected to be a location of more intensive land use to serve as a learning campus
for the youth to young adult-population. When totaling the building areas of the
existing buildings on the North Mason School campus, the sum is 156,760 sq, ft on
73 acres and is equivalent to 4.93 percent FAR. The proposed renovated and new
buildings totals to 242,810 sq, ft., which is a FAR of 7.64 percent for the 73 acres of
campus size. This proposed building expansion re-uses areas of existing school
development and renovates several existing buildings in the current proposal. Once
the new campus construction proceeds, areas of common use as student and faculty
plaza and the opening of dense tree cover makes needed improvements in the
school campus environment.
B. Applicable Special Use Review Criteria (MCDR 1.05.046):
1. Will the proposed use be detrimental to the public health, safety and welfare?
Staff Response: The public health, safety and welfare on the school and
nearby areas will improve and not be adversely impacted, as new buildings with
proper lighting, energy usage and convenient layout are proposed. Since this is
a public facility, expanding it will improve the public health, safety, and welfare
of the children who attend the school, the faculty who are employed or volunteer
there, and the public that use the campus buildings.
2. Will the proposed use be consistent and compatible with the intent of the
Comprehensive Plan?
Staff Response: The Mason Comprehensive Plan policies state:
RU-500 features of the rural landscape should be dominant and that uses other
than resource based ones should be buffered or screened from public right-of-
ways and adjacent properties. This property already contains forests within its
perimeter that will be maintained to buffer the school campus from neighboring
lands to the north.
RU-108 New development should provide adequate access for emergency
vehicles. Upon submittal of building permits, each proposal and site plan will be
reviewed by the Fire Marshal,
RU-110 Exterior lighting on new development should be sufficiently shielded or
obscured in such a manner that excessive glare will be prevented on public
streets or walkways, or in adjacent residential areas. The residential lots and
+ DDR2014-000008 Page 4 of 5 Revised 3/27/2014
public road are to the west of the subject parcels and are already screened from
lighting by the distance and existing large trees
RU-112 New development should provide adequate parking and space for the
loading and unloading of persons, materials and goods. The site plan and
environmental review show the school is adding 229 additional parking spaces
(increase of 336 to 565) to meet the Mason County Parking Standards.
3. Will the proposed use introduce hazardous conditions at the site that cannot be
mitigated through appropriate measures to protect adjacent properties and the
community at large?
Staff Response: No hazardous conditions are expected to be introduced and
materials will be handled safely; effective heating and ventilation systems are
part of the building proposals.
4. Is the proposed use served by adequate public facilities, which are in place, or
planned as a condition of approval or as an identified item in the County's Capital
Facilities Plan?
Staff Response: This use is itself a capital facility. It is the anticipated
increase in the number of students attending Hawkins Middle School and North
Mason High School that is causing the need for the addition of structures, and
the community supports these efforts with recently passed bonds and levies. The
development will be accompanied with enlarged septic facilities for the increase
in land use and should not increase the use of other public facilities.
5. Will the proposed use have a significant impact upon existing uses on adjacent
lands?
Staff Response: This proposal will not have a significant impact on adjacent
lands. The school has existed in the current location for more than 25 years,
and new or renovated construction is well within the developed areas.
6. If located outside an Urban Growth Area, will the proposal result in the need to
extend urban services?
Staff Response: The proposal should not result in the need to extend urban
services from Allyn or Belfair. North Mason School Road and state highways are
paved roads that adequately serves the North Mason School campus.
C. Applicable Title 15 Review Criteria: Per section 15.09.050 (C)(1-3), the Hearing
Examiner shall review a proposed development according to the following criteria.
1. The development does not conflict with the Comprehensive Plan and meets the
requirements and intent of the Mason County Code, especially Title 6, 8, and 16.
Staff Response: Title 6 - The site is served by on site septic and well. Upon
submittal of Building Permit(s) the Environmental Health Department will
ensure that the septic and well adequately serve the site.
Title 8 - does not apply because the proposal is outside of any stream, shoreline,
wetland, or landslide hazard area buffer/setbacks.
Title 16 —Since this does not involve subdividing or changing boundary lines,
Title 16 does not apply.
DDR2014-000008 Page 5 of 5 Revised 3/27/2014
2. The development does not impact the public health, safety and welfare and is in
the public interest.
Staff Response: This development will not negatively impact the public health,
safety and welfare, with improved sanitation and buildings that comply with
current construction standards. It is in the public's interest to provide adequate
and energy-efficient buildings for a population of youth and young adults that
will be increasing as Mason County grows.
3. The development does not lower the level of service of transportation and/or
neighborhood park facilities below the minimum standards established within the
Comprehensive Plan.
Staff Response: The proposal will not lower the level of service of
transportation and/or neighborhood park facilities below the minimum standards
established within the Comprehensive Plan. Playfields will be part of the
development that is presented in this Special Use Permit request.
DC. Project Analysis: Based upon these policies and regulations, the project conforms to
the Mason County Development Regulations and the Comprehensive Plan.
X. Conclusions. As proposed, the project is consistent with the Mason County
Development Regulations. Staff recommends approval subject to the following
conditions:
1) The site plan included in the construction of the school campus shall integrate native
vegetation with plantings and fencing or fence panels along property boundaries and
near residential structures to screen the new development from adjacent properties.
2) Adequate parking areas shall be provided for this land use [2 stall per 10 students;
and 1 stall per employee] located on the subject properties.
3) A stormwater plan for the construction and operation of the school campus shall be
prepared during site planning to address the control and treatment of potential
sedimentation and runoff from roof, graded, and parking surfaces during rainfall
events.
XI. Choices of Action.
A. Approve.
B. Approve with conditions.
C. Deny with prejudice (reapplication or resubmittal is not allowed for one year).
D. Remand for further proceedings and/or evidentiary hearing in accordance with
Section 15.09.090 of Title 15.
MASON COUNTY DEPARTMENT OF CONEvIUNITY DEVELOPMENT
426 W Cedar Street/P.O.Box 279,Shelton,WA 98584 Mason County Permit Center Use:
360.427.9670 Ext 352
Id Special
DDR
L��( Special Use Permit: $1,135 Date Rcvd:
L! Public Hearing: $2,005 or $670 for ADU's RECEIVED
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Special Use Application
A Special Use is one that possesses unique characteristics due to size, nature, intensity of use,
technological processes involved, demands upon public services, relationship to surrounding lands, or
other factors. The purpose of this application is to provide for adequate oversight and review of such
development proposals, in order to assure that such uses are developed in harmony with surrounding
land uses, and in a manner consistent with the intent of the Development Regulations for Mason County;
Ordinance No. 82-96. Acceptance of this application by Mason County does not guarantee approval of
request.
Type of Special Use Permit: ❑ Communications Tower ❑ Accessory Dwelling Unit
✓ Oversize Construction ❑ Other.
Applicant Name David Peterson, Superintendent,NMSD,
Property Owners North Mason School District,No 403
Mailing Address 71 E. Campus Drive Belfair,WA 98528
Phone 1 (360)277-2300 Phone 2:N/A Email dpeterson.( gorthmasonschools.org
Site Address 150E North Mason School Road,Belfair, WA 98528 (New Address)
Tag Parcel# 1220S-22-60000, 12208-23-60010,12208-23-60000
Legal Description Seethe attached project information sheet for the legal description.
Project Description See the attached project description sheet for the project description.
Lif Please provide a site plan that includes the following:
1. Indicate Scale and North Arrow.
2. Property line dim.-nsions,easernents,and right-of-ways.
3. The location of all existing and proposed structures.Include square footage of existing and proposed
structures.
4. Setback distance, in feet from all property lines and structures.
5. Existing and proposed road access to and from the site.
67. Parking spaces.
7. Location of on-site sewage tanks and drainfields.
8. Location of drinking water supply.Include location on the proposed site and surrounding parcels.
9. Steep bluffs, wetlands,streams,and bodies of water.
10. Surface and storm water run-off routes.
❑ On a separate piece of paper(0 of pages: 1,state your reasons for requesting a Special
Use Permit and be sure to address the following six criteria. Your request will be evaluated based on
these criteria.
1. Vv ill the proposed use be detrimental to public health,safety,and welfare?
2. W111 the proposed use be consistent and compatible with the intent of the Comprehensive Plan?
3. W1i i the proposed use introduce hazardous conditions,at the site,that cannot be mitigated through
appropriate measures to protect adjacent properties and the community at large?
4. Is the proposed use served by adequate public facilities,which are in place, planned as a condition of
approval or as an identified item in the County's Capital Facilities Plan?
5. Vvill the proposed use have a significant impact upon existing uses on adjacent lands?
6. If located outside of an urban Growth Area,will the proposal result in the need to extend urban
services?
❑ Provide a list(preferably printed on mailing labels or legal sized envelopes)of all property owners'
mailing addresses within 300 feet of your parcel boundaries. Addresses are to be obtained from the
Mason County Assessor's Office,Bldg. 1.
Applicant's Signature Date oZ o t 1
IAC.arnmunity DevelapmentTACSPECLAL USE Updated f 0 2012 Page 2 of
ERICKSON -McGOVERN
Special Use Permit Application North Mason High School
1.00 PROJECT DESCRIPTION
North Mason School District will construct a new replacement North Mason High School and
field on the existing campus located at 71 E. Campus Dr., Belfair, Washington. The proposed
facility will be approximately 117,600 SF and will be designed for 800 students with core
facilities designed for up to 1,000 students to allow for growth of the student population in the
future. The location for the new facility on the main campus was determined through careful
site evaluation and discussion with the Capital Projects Advisory Committee put together by
the District. The new high school will be situated on the existing middle school football field
and will be constructed as the first phase of multiple projects that are proposed for this
campus.
Other projects that are planned for the main campus consist of the following:
• Modernize at the existing North Mason High School to become the new Hawkins
Middle School.
• Demolish the existing Hawkins Middle School building to make way for site
improvements.
• Implement site improvements for the whole campus.These improvements include .
safer pedestrian access to the new bus loading area which is shared by the middle
school and high school,separate parking areas for visitors and staff for both schools
and a new student parking area for the high school.The new campus vehicle and
pedestrian circulation routes will help to ease congestion on the site and improve
safety.
• Create a central.pedestrian plaza to connect the high school, middle school and
future stadium.
• Construct a 7,000 sf portable building along with some associated parking spaces to
house the PACE Academy.
Other projects that are planned for the main campus but are outside of the scope of this
project consist of the following:
• Construct a new high school football stadium.
• Relocate the district office into the current high school annex building.
Relocate the boys and girls club into the existing district office.
2.00 PROJECT OBJECTIVES
2.01 Project Priorities
The project priorities are to provide site development and construct a facility at lowest
reasonable cost that will meet programmatic needs, reduce the cost and manpower
required for future maintainability, provide durable materials, minimize energy consumption,
and conserve resources.
North Mason High School
Special Use Permit Application
A new central kitchen for North Mason School District will be included in the high school. By
locating the kitchen in the school the district will gain some production efficiency and be
better able to meet changing nutritional needs and requirements.
Sustainable strategies and features are integrated into the design in order to minimize the
energy consumption of the buildings and to reduce the total cost of ownership of the project
using a whole building, life-cycle approach. The design and construction shall incorporate
sustainable design strategies and features as allowed by the budget and Owner
requirements.
2.03 Adaptability and Flexibility
As part of the layout of the site, provisions were made for three portable buildings to be
constructed in the future. In addition, an area on the south side of the new high school has
been reserved for future expansion.This area is sized to accommodate another two story
classroom wing to be constructed when the student population exceeds the capacity of the
new building.
North Mason School District is investigating the purchase of the property to the north of the
site, Parcel Number 12208-53-09013.The current plan does not impact this parcel, but the
parcel is currently surrounded on all sides by school district property.
Publication Cost Agreement
Publication cost is the responsibility of the applicant. Final permit processing will not occur until
advertising fees have been paid to the newspaper by the applicant. The Shelton-Mason County Journal
will bill the applicant directly.
I/WE understand that I/WE must sign and date the attached acknowledgment indicating and that I/
WE understand that is MY / OUR responsibility. I / WE must submit the signed page as part of
application is order for it to be considered as complete.
-VQ
Signature of Property Owner bate Print Name
OR
Signature of Applicant Date 1 Print Name
ERICKSON -M.cGOVERN
OEM
Special Use Permit Application North Mason High School
SPEC[AL USE PERMIT CRITER[A
1. Will the proposed use be detrimental to public health, safety,and welfare?
The proposed use will not be detrimental to the public health, safety, or welfare. An
Environmental Checklist has been prepared and filed with the Department of Ecology for
the project. North Mason School District issued a Determination of Nonsignificance (DNS)
under the State Environmental Policy Act Rules for the project. A copy of the
Environmental Checklist and DNS for the project is attached.
2. Will the proposed use be consistent and compatible with the intent of the Comprehensive Plan?
The proposed use is the some as the existing use. Additional public facilities are not
required for this project.
3. Will the proposed use introduce hazardous conditions, at the site,that cannot be mitigated
through appropriate measures to protect adjacent properties and the community.at large?
The proposed use is the same as the existing use. Hazardous conditions will not be
introduced as part of the project. Best management practices will be used during
construction to protect adjacent properties.
4. Is the proposed use served by adequate public facilities,which are in place,planned as a
condition of approval or as an identified item in the County's Capital Facilities Plan?
The proposed use is the same as the existing use. Additional public facilities are not
required for this project.
5. Will the proposed use have a significant impact upon existing uses on adjacent lands?
No, the proposed use is the same as the existing use. The current use of the site includes a
high school, middle school,football stadium, baseball fields, central kitchen,
administrative offices and supporting infrastructure.Adjacent properties to the north are
rural residential and undeveloped properties,to the west there is a church and
undeveloped properties,to the south residential and undeveloped properties and the
east is undeveloped.
6. If located outside of an Urban Growth Area,will the proposal result in the need to extend urban
services?
The project is not located in an Urban Growth Area. Additional urban services will not
need to be extended to the site.
North Mason High School
Special Use Permit Application
SPECIAL USE PERMIT ADDITIONAL INFORMATION
Per Mason County Development Regulations, Section17.05.046, Procedural Requirements
for a Special Use Permit,..."the following additional information is required, as applicable, for
applications for special use permits, to aid in analyzing the request, preparing necessary conditions,
and providing consistency with dimensional and performance standards in these and other relevant
county regulations. Including but not limited to:
1. The location and size of lot(s);
See the attached Existing Architectural Site Plans,AE1.00 and AE1.01 for the location and
size of lots.
2. Site plan with areas of proposed use;
See the attached Architectural Site Plans,A1.00 and A1.01 for the footprint of the
proposed high school. Zoning information is shown on the site plans.
3. Access to state and county roads;
Access to the site is from State Route 3. Parking lots are then accessed by the existing E.
North Mason School Road and E. Campus Drive.The project will not make any changes
to the off-site roadways that provide access to the schools.
4. Land uses on adjacent properties and potential impacts to those uses by the proposal;-
The site is zone Rural Residential 10 and is not located in an Urban Growth Boundary.
Adjacent properties to the north are Rural Residential 5 and undeveloped properties, to
the west there is a church and undeveloped properties,to the south residential and
undeveloped properties and the east is undeveloped.
5. Provision of parking areas and stormwater facilities;
The project proposes to provide a net increase of 229 parking spaces (compared to the
336 stalls provided at the site currently. Project stormwater in vehicular traffic areas will be
conveyed and treated for water quality prior to infiltration into the ground in accordance
with the requirements set forth in the current Mason County Stormwater Management
Code Requirements. Treatment facTties for this project will consist of various rain gardens
throughout the site.Stormwater will be infiltrated on-site via rain gardens (water
quality/quantity) and infiltration trenches (water quantity) in accordance with the 2005
Edition of Ecology's Stormwater Management Manual for the Puget Sound Basin. Storm
water runoff from rooftops and other non-pollution generating surfaces will be collected
by conventional storm water conveyance systems consisting of catch basins and
underground gravity flow piping and routed directly to the aforementioned infiltration
facilities.We do not anticipate any additional flow going to the existing infiltration pond
near the southwest comer of the site. See the attached C2.0 Overall Grading and
Stormwater Plan for the location of infiltration facilities for the first phase of the project.
Sformwater will be treated in a like fashion in the next phases of the project.
6�q
1
North Mason High School
Special Use Permit Application
6. Hours of operations;
Traffic to and from the high school and middle school generally occurs between the hours
of 7:00 am and 4:OOpm. After hours events are also scheduled as needed.
7. Anticipated sources of noise,glare, or odors from proposed uses(s);
Existing noise in the vicinity is minimal. In the short term, some noise will be generated by
construction activities. Car traffic and scheduled events at the high school will also
generate some noise but this noise would be the same as is currently generated at the
site. No additional sources of noise or odors are anticipated to be created by the project.
New site lighting will be installed as part of the project. Site lighting with cut-off optics will
be used for way-finding as well as to highlight building features and landscaping while
reducing glare and spill fight.The cut-off optics minimizes light spillage onto neighboring
properties.
8. Grading proposed,
See the attached C2.0 Overall Grading and Stormwater Plan for the proposed grading for
the first phase of the project.
9. Stormwater and erosion control plans;
Best Management Practices as set forth in the current Mason County Stormwater
Management and Site Development Manual will be utilized during construction. These
practices may include but are not limited to:stabilized construction entrance, temporary
interceptor ditches and swales, temporary sediment traps/ponds,and silt fencing as
needed. Seasonal limitations of construction activities will be considered and erosion and
sedimentation control will be provided accordingly to allow construction to continue as
needed during the wet season. All County and State requirements for wet season work
will be adhered to. See the attached drawing sheets, C1.1 through C1.4, Erosion Control
and Drainage Plans for the location of infiltration facilities for the first phase of the project.
Erosion control will be treated similarly in future phases.
10. Sanitation and support services provided; and
An on-site sewerage system is proposed for the project. The system will be designed to
comply with Washington State Health Department standards. Cascade Natural Gas and
Mason County PUD #3 already provide gas and power to serve the site. Water for the site
is provided by two existing private wells.
11. Traffic studies from activities proposed.
A Transportation Impact Analysis has been prepared for the project,see the attached
report dated January 31,2014. The Transportation Impact Analysis found that, "The
proposed project is not expected to result in any significant adverse impacts and will not
require transportation mitigation."
719
North Mason High School
Special Use Permit Application
SPECIAL USE PERMIT: RURAL RESIDENTIAL 10
Mason County Development Regulations
Per Section?7.04.434, Building Regulations, C..."Height, 35 feet except for agricultural buildings,
cell towers, antennas, or water tanks, or necessary structural elements for an otherwise compliant
permitted land use."
After studying the property owned by the North Mason School District (NMSD),the current
middle school football field was chosen as the site for the proposed North Mason High School.
Many factors went into this decision.The existing road and utility infrastructure could be used for
the new building, keeping costs down.The topography of the main campus is sloped in many
places while the field is already fairly level.The middle school and high school currently share
school buses,so keeping the two schools close to each other would enable this sharing to
continue.
The major drawback to the site chosen for the high school is that it is rather limited in size. After
going through an educational specification process with the district, teachers,staff as well as
community representatives which outlined the needs for the new high school,it became
obvious that with the constraints of the site,the building would have to be two stories.
Throughout the design process,every effort was made to keep the building height to a minimum
and still meet the budget constraints for the district. A floor to floor height of 14 feet was
established for the building. Fourteen feet is really the minimum floor to floor height that is
feasible for a high school where it is desirable to put higher volume spaces (science labs,shop,
CTE rooms) on the first floor. The roof slopes of 1:12 and 2:12 were also chosen to keep the
volume of the school as low as possible. Lower slope roofs are always an option, but due to the
climate and past experience with lower sloping roofs leaking,the district did not want to pursue
those options.
One of the major goals for North Mason School District is to be able to hold the high school
graduation ceremony in the gymnasium of the new high school. In order to achieve this goal,
the second floor auxiliary gym has been designed adjacent to the main gymnasium with an
operable partition that can open up between the two spaces.Seating for approximately 1,500
occupants is planned on bleachers in the gymnasium and auxiliary gym. A second floor auxiliary
gym requires a higher roof plane to accommodate basketball,volleyball,baseball batting
practice and golf. This roof exceeds the 35 foot height limit set for Section 17.04.434. In order to
minimize the visual impact of the height of the space,the roof is a shed roof,sloping toward the
main facade of the school. See the attached sheet A3.D0,Overall Exterior Elevations for building
heights.
By law,all new schools are to be designed to meet the Washington Sustainable Schools Protocol
(WSSP). One of the provisions of the WSSP is to bring even levels of daylight into as many
classrooms as possible.To facilitate this goal,the majority of the classrooms are on the second
floor. By placing classrooms on the second floor,daylight can be brought into the classrooms
not only at the perimeter wall,but also by using high clerestory windows. The roof at the
clerestory windows exceeds the 35 ft allowed by Section 17.04.434 but the peak of the roof they
sit on does not.These clerestories could be thought of as an allowed,"necessary structural
element''to comply with the WSSP. Skylights could also be used to achieve even levels of
daylight across the classroom space but they tend to leak over time and become a �
maintenance problem.
North.Mason High School
Special Use Permit Application
Every effort has been made to design the New North Mason High School in a way that will
maArn¢e the taxpayers dollar,using the exisfing road and utility infrastructure as much as
possible,minimizing the overall footprint of the building through a two story structure, reducing
the floor to floor height and incorporating a 2712 roof slope to reduce the volume of the building,
creating a much needed community gathering space through the design of the gym and
auxiliary gym and complying with the WSSP. Due to the fact that the area around the site is
largely undeveloped we do not believe that a building height greater than 35 feet will in any
way affect the surrounding land uses. The site is also heavily wooded with trees on all sides up to
100 feet tall,much taller than the proposed height of the building. For all the above reasons,we
respectfully submit for a variance on the 35 foot building height for this project.
X:\2013-15 North Mason High School\8 Agency\P-Permit Agencies\Special Use Application\NMHS SUP_Criteria.docx
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