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HomeMy WebLinkAboutPlanning 2017-06-22 Item 4 - Foster High School Expansion and Birth to Kindergarten - Attachment E: Design Review Staff Report for Original Foster High School (8/25/1989)1Lq �'qs City of Tukwila o � y y 6200 Southcenter Boulevard p Tukwila Washington 98188 N 2 12061433 -1800 • 1906 • Gary L. VanDusen, Mayor STAFF REPORT TO THE PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW Prepared August 16,1989 HEARING DATE: August 24, 1989 FILE NUMBERS: 89- 1 -SPE: Foster High School 89 -7 -DR: 89 -1 -CUP: APPLICANT: South Central School District # 406 REQUEST: There are (3) separate requests for the Proposed Foster High School Complex: 1. A cooperative parking agreement 2. Design Review 3. Conditional Use Permit LOCATION: 4242 South 144th Street (N.E. corner of 42nd Avenue South and South 144th Street) ACREAGE: 12.4 acres COMPREHENSIVE PLAN DESIGNATION: Public Facilities ZONING DISTRICT: SEPA DETERMINATION ATTACHMENTS: R -1- 7200 Single Family Residential A Determination of Non - Significance was issued by School District No. 406 on May 11, 1989. A. Site Plan B. Elevations C. Elevations, Sheet 2 D. Landscape Plan E. Utilities & Grading Plan F. Site Lighting Plan G. Parking Report ATTACHMENT E 111 STAFF REPORT to th( Planning Commission FINDINGS VICINITY /SITE INFORMATION 8("' SPE, 89 -7 -DR, 89 -1 -CUP: FOSTER HIGH SCHOOL Page 2 1. Project Description: Construction of two main structures which will house administrative, classroom, shop, athletic, and auditorium functions. Also included is the renovation of parking lots, bus loading areas, and landscaping. 2. Existing Development: A multi- structure (one and two - story) high school complex. 3. Surrounding Land Uses: West — vacant land (zoned R -1 7200), two apartment buildings (Normandy Apartments, The Samsera) North — single family residences, church (St. Thomas Catholic Church) East — school (Showalter Middle School) South — single family residences, fire station 4. Terrain: The site is essentially flat except for the southeastern portion which rises approximately fifteen feet (15') in elevation above the remainder of the site in the vicinity of the indoor swimming pool. Slopes on the proposed site do not exceed ten percent (10 %). GENERAL BACKGROUND The South Central School District # 406 is proposing to demolish and replace a substantial portion of the existing Foster High School Complex. When the high school was constructed in 1952, one of the primary building materials used in the construction was asbestos. Development of the existing school site consists of a several separate structures: one and two -story classrooms, a gymnasium, an indoor swimming pool, a library, and a stadium. Also located on the site are a ball field, (4) tennis courts, a stadium and covered stands and several parking areas. Only the Foster High School facilities are included on the 12.4 acre site. The entire school district property which includes both the high school and the middle school is 34 acres. Portions of both the proposed west and east wing structures although exceeding the thirty foot (301 height limitation are exempt from the height requirement because they are classified as non - habitable under provisions of the TMC (18.50.080): the mechanical space in the west and east wings and the fly loft area (loft over and behind the stage) of the auditorium in the east wing. The Board of Adjustment granted to the School District several variances (from 5 feet to 15 feet) on July 6, 1989. 112 STAFF REPORT to th 5 It -SPE, 89 -7 -DR, 89 -1 -CUP: Planning Commission FOSTER HIGH SCHOOL Page 3 The proposed auditorium shown on the site plan is to become a joint use facility which will house not only high school related events, but community sponsored public performances as well. 113 STAFF REPORT to the Planning Commission' 8(* f-SPE, 89-7-DR, 89-1-CUP: FOSTER HIGH SCHOOL Page 4 I COOPERATIVE PARKING AGREEMENT I FINDINGS DISCUSSION The current site provides for approximately 160 parking stalls for both the high school and the library. Based upon comments from the School District and trans- portation consultant's report (Attachment G, by Stephen B. Lovell and Associates, dated July 18, 1989), the existing parking facility appears to be under-utilized. The existing facility is designed for 600 students. The current enrollment is approx- imately 420 students and approximately 50 teachers and administrative personnel. The enrollment is not expected to appreciably increase soon. The site plans shows a total of 376 parking stalls. The School District is proposing to construct 282 with 62 shown on-site as future parking (to be constructed when the need arises). There are 32 parking stalls available at the Showalter school during the evenings when it is not in session or sponsoring an evening social function. The 376 parking stalls are distributed as follows: On-site Off -site North parking lot East parking lot Visitor parking lot Bus lanes parking Future parking lot Sub-total 112 stalls 144 stalls 10 stalls 16 stalls 62 stalls 344 stalls Showalter Middle School 32 stalls TOTAL 376 stalls The proposed high school facility is designed to have an enrollment of 604 students, 70 teachers and administrative personnel, and. expected to have not more than 5 visitors at any one time during the school day. Based upon the current zoning code, 1279 on-site parking stalls would need to be provided if each use contained within the proposed high school complex were pro- vided for. The amount of land necessary to provide surface parking for 1279 parking stalls is approximately 14.68 acres (6 500 SF/parking stall). The analysis of the required parking (per TMC 18.56.050) is as follows: 114 STAFF REPORT to th( Planning Commission Proposed Maximum School Enrollment 8( -SPE, 89 -7 -DR, 89- 1 -CLTP: FOSTER HIGH SCHOOL Page 5 604 students 242 stalls 70 teachers and 70 stalls administrative personnel 5 visitors (at any one 2 stalls time during the day) Library 10 stalls. TOTAL 324 stalls Existing School Enrollment 420 students 168 stalls 50 teachers and 50 stalls administrative personnel 5 visitors (at any one 2 stalls time during the day) Library 10 stalls TOTAL 230 stalls CONCLUSIONS :3 1. The primary use of the complex is the high school education facility which is predominantly a daytime use. 2. The most intense use of the auditorium, gymnasium, stadium, and swimming pool facilities occur during primarily during the evening hours. 3. Although designed for approximately 600 students, the current enrollment for the existing high school is approximately 420 students and is not expected to increase in the near future. The existing parking lot (with approximately 160 parking stalls) is considerably under utilized. 4. The only occasions when the proposed 282 parking stalls would not be adequate is in the evenings when for example the stadium or the auditorium was being used to full capacity. 5. Unless the School District experiences substantially increased enrollment, the proposed 282 parking stalls is more than adequate for the anticipated parking demand. 6. The School District is the owner of the total property (they lease to the County for their swimming pool facility) and is able to coordinate scheduling of the various activities /events which use the auditorium, gymnasium, stadium, and the swimming pool. 115 STAFF REPORT to tl Planning Commission" 8 SPE, 89 -7 -DR, 89- 1-CUP: FOSTER HIGH SCHOOL Page 6 RECOMMENDATIONS The Community Development staff recommends approval of the Cooperative Park- ing Agreement proposal. The Agreement shall. be reviewed by the Community Development Director. The Agreement to be signed by the City and the School District Superintendent, Principal of Foster High School, Principal of Showalter Middle. School, and the Manager of the King County Swimming Pool facility and must contain the following provisions: 1. When activities /events are scheduled in such a manner as to require the simultaneous use of any combination of the high school complex facilities and thereby potentially generate parking demand which will exceed the on -site 282 parking stalls, the School District shall provide necessary staffing and signs to direct traffic to nearby designated overflow parking locations. Failure on the part of the School District to do so may cause rescission of this agreement. 2. If there is a demonstrated consistent daytime (high school use) parking demand which exceeds the on -site 282 parking stall capacity for the high school use, the matter shall be reviewed at a public hearing, before the Planning Commission. The Planning Commission may at that time require the School district to construct the additional on -site parking (as shown on ' the site plan as future parking) in a reasonable period of time. 116 STAFF REPORT to tl Planning Commission II DESIGN REVIEW FINDINGS DISCUSSION ' -SPE, 89 -7 -DR, 89 -1 -CUP: FOSTER HIGH SCHOOL Page 7 TMC 18.60.030 also requires Board of Architectural Review of the specific design of the proposed high school complex and landscaping. The Design Review guidelines are printed bold followed by pertinent findings of fact. 18.60.050: GENERAL REVIEW CRITERIA 1. Relationship of Structure to Site a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movements. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. C. The height and scale of each building should be considered in relation to the site. a. Streetscape, landscaping, pedestrians Within the limitations of a small site, the applicant has setback the (2) struc- tures from the property line (48 feet and 42 feet) and preserved open space for needed outdoor facilities. The street setbacks allow for the inclusion of land- scaping features (trees, lawn) to create a pleasant transition for both pedestrians and adjoining development. The proposed landscaping along both public streets matches the existing land- scaping and the linear spacing of the London Plane trees will provide a pleasing rhythm. To provide for pedestrian movement, the applicant is proposing to add a 5 -foot wide sidewalk for the entire length of the property along 42nd Avenue S.E. b. Parking, service areas Parking is separated into two areas. The future parking area is located logically adjacent to the auditorium, gymnasium, indoor swimming pool, and stadium. Both parking areas have considerable depth from the public streets, thereby minimizing the amount of frontage exposure. Both parking areas are land- scaped within the interior areas as well as in perimeter areas where the land- scaping will soften the appearance of the parking areas from exposure to the public streets. 117 STAFF REPORT to tk_ 8; -SPE, 89 -7 -DR, 89 -1 -CUP: Planning Commission FOSTER HIGH SCHOOL Page 8 The bus load areas are separate from the parking (therefore not disrupting traffic movement in the parking areas) and located off - street and convenient to the buildings. c. Height, scale Due to the variety of facilities contained within the proposed high school com- plex, the (2) structures vary in height. The applicant has placed those taller portions of the structures away from the perimeter of the site where possible. The facades of the (2) structures (particularly those portions along the street frontage) and the proposed exterior materials are compatible with adjoining residential development. Although the exterior walls facing both public streets are straight with no offsets (approximately 225 feet along 42nd Avenue SE and a 255 foot section along 144th Street SE), the texture of the brick and the proposed design of the brickwork together with the supplemental landscaping soften the appearance of the two-story structures. 2. Relationship of Structure and Site to Adjoining Area a. Harmony on texture, lines and masses is encouraged. b. Appropriate Iandscape transition to adjoining properties should be pro- vided. c. Public buildings and structures should be consistent with established neighborhood character. d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encour- aged. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. A high school is a unique use which is permitted in residential zones subject to Design Review and receiving a Conditional Use Permit. The needed floor area has been provided using two separate structures instead of a large, single struc- ture. The proposed design also includes both the use of brick on the exterior as well as the peak roof form help to soften the appearance of the large building facades. In addition, the two structures are setback an additional (12) feet (along 144th Street SE) and (18) feet (along 42nd Avenue SE) and utilize landscaping to provide transition from the street to the buildings. The main entrance (pedestrian) to the proposed high school is through a large landscaped entry court at the southwest corner of the site. The wide pedestrian concourse separating the two buildings leads the students from the entry court at the intersection of the two public streets into either building. The use of the wide concourse also provides another viewpoint to residents and others pass- ing by from which to view the structures adding additional visual variety. 118 STAFF REPORT to tr( 8, ,•SPE, 89 -7 -DR, 89 -1 -CUP: Planning Commission FOSTER HIGH SCHOOL Page 9 The main entrances to the gymnasium and auditorium facilities have been located near the east parking area where most the participants will be arriving. 3. Landscaping and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. f. Screening of service yards, and other places which tend to be unsightly, should be accomplished by the use of walls, fencing, planting or combina- tion. g. In areas where general planting will not prosper, other materials such as fences, walls and and paving s of wood, brick, stone or gravel may be used. h. Exterior lighting when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. The applicant has proposed the addition of London Plane trees to match the existing street landscaping and reinforcing the unity of the character of the (2) public streets (42nd and 144th). The proximity of the parking area (east of the library) and the appearance of structures and the activities as seen from the adjoining residential development on the north perimeter of the site are softened by the use of landscaping (trees, shrubs, and ground cover). The proposed massing of landscaping (trees, shrubs, ground cover, lawn) at the southwest corner of the site reinforces the entry's importance in the overall site design. In addition, this area at various times of the day will be an area of heightened activity so that the massing of the trees will create a pleasing transition for both students approach the walkway to enter either of the tall structures and resi- dents walking past this area. A focal point has been created at the end of the walkway (to the northeast) by the landscaping along the exterior walls and that which is massed at the outdoor gathering area. The third area where landscaping has been appropriately massed is near the vehicular and pedestrian entrance to the east end of the activities building which houses both the auditorium and the gymnasium, both very "public" facilities which will be utilized often in the evenings. 119 STAFF REPORT to tl( Planning Commission 8( .,'•SPE, 89 -7 -DR, 89 -1 -CUP: FOSTER HIGH SCHOOL Page 10 The interior of the parking areas contains adequate landscaping except for the pedestrian walkway area. 4. BUILDING DESIGN a. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. C. Building components- such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building com- ponents and ancillary parts shall be consistent with anticipated life of structure. d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or build- ings should be screened from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with build- ing design. g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The (2) structures while housing substantially different activities are harmon- ious in design. They are separated approximately 55 feet by a wide, paved out- door walkway between the (2) structures which provides for both pedestrians as well as service (and if necessary, emergency) vehicles. They are linked by an enclosed second story walkway which provides protection during cold and /or inclement weather. The peak roof design, while adding to the height of the structures along both public streets, does soften the traditional "institutional" appearance typically associated structures of this type and size. In addition, the variety of heights in the (2) structures and types of coverings (the canopy over the second story interior walkways) also provide visual interest and avoid the "institutional' appearance. The mechanical equipment is concealed beneath the peaked roof portions of the (2) structures. The use of brick on the street facades (42nd and 144th) provide a measure of compatibility with both existing and future residential development. The predominant earthtone colors of the brick veneer (brown, red, and tan with a blue accent) and stucco (light tan or gray) and the off -white color of the metal roof will be harmonious and compatible with existing residential develop- ment. (Color renderings with specific details on the colors have been submit- ted and will be available at the public hearing.) 120 STAFF REPORT to tK Planning Commission Er,, 89 -7 -DR, 89 -1 -CLIP: FOSTER HIGH SCHOOL Page 11 Exterior lighting will be provided on standards which range in height from 25 to 40 feet. The exterior lighting plan shows lighting which will provide for both public safety (along the main pedestrian entry between the (2) structures; parking areas; tennis courts) and visual interest (exterior lighting of facades along both public streets (42nd and 144th). Typical lighting for the tennis courts has been provided. CONCLUSIONS The conclusions are grouped under the four design review guidelines. 1. Relationship of Structure to Site The proposed structures, which consolidate several activity areas previously disbursed on the site, visually simplify the appearance of the site and are com- plimentary to each other. The location of the structures "anchor" the primary focal point of the site and because they occupy similar positions to the existing structures on the site minimize disruption to the other portions of the site (e.g. playfields, parking areas). 2. Relationship of Structure and Site to Adjoining Area The proposed sidewalk along 42nd Avenue SE will allow for improved pedes- trian movement. The setbacks are generous enough to create a comfortable pedestrian environment and yet not overburden the open space on the remaining site area. The use of the brick together with the pattern and color of the brickwork help to soften the appearance of the long, straight walls to the general public. The fly loft portion of the auditorium has be located away from the perimeter of the site to reduce it's impact. The exterior lighting is generally adequate, however, the staff feels that some conditions are warranted to mitigate potential impact of the proposed lighting on the adjoining properties where lighting distribution may be an issue. See Conditions 2a., 2b., and 2c. No details for the specific design of the fixtures was included in the submittal, so Condition 2d was added. I Landscaping and Site Treatment Generally, the landscaping is adequate to excellent. In general, the massing of the trees reinforce the main entries into the buildings. Retention of and the addition to the existing street trees helps to unify a large site and soften the impact of two-story structures to both pedestrians and adjoining properties. Several areas, however, should be enhanced with additional plant materials to further define edges and /or clarify specific activity areas of the site. In addition, the use of London Plane trees can cause upheaval of pavement if improperly 121 STAFF REPORT to tl 8; '-SPE, 89 -7 -DR, 89 -1 -CUP: Planning Commission FOSTER HIGH SCHOOL Page 12 planted. Therefore, Condition 3f has been added. See Conditions 3a., 3b., 3c., 3d., 3e., and 3f. Generally, the provisions for pedestrian movement are excellent. The provi- sion of a public sidewalk on 42nd Avenue SE provides the general public as well as the students with needed pedestrian circulation. The staff feels that additional enhancement of the pedestrian facilities is warranted. See Condi- tions la and lb. 4. Building Design The applicant has presented plans for a high school complex which is a con- siderable improvement over the existing facility. The use of two structures housing the academic and activity centers allow for more architectural variety than a single structure. Both structures relate well to the wide pedestrian promenade which separates them. The peaked roof, the vaulted skylights over the interior walkways, and the fly loft portion of the auditorium (the space in a theater, above and behind the stage in which scenery is hung) provide addi- tional visual interest to the building. The proposed development plans did not show any provision for exterior trash receptacles so condition 5 has been added to the Recommendations section of this Staff report. RECOMMENDATIONS The Community Development staff recommends approval of the Design Review application subject to the following conditions: 1. Prior to issuance of a building permit, the applicant shall submit for review and approval of the Community Development Department a revised site plan showing: a. An enhanced pedestrian crossing with a differentiated surface (raised pavement, contrasting material) at the north end of the bus load area (along 42nd Avenue SE) between the public sidewalk and the bus load area. b. An enhanced pedestrian. crossing with a differentiated surface (raised pavement, contrasting material) at either end of the pedestrian walkway (between the auditorium and the existing indoor swimming pool facility) in the eastern parking lot. 2. Prior to issuance of a building permit, the applicant shall submit for review and approval of the Community Development Department a site lighting plan showing: 122 STAFF REPORT to tl{ 5 .SPE, 89 -7 -DR, 89 -1 -CUP: Planning Commission FOSTER HIGH SCHOOL Page 13 a. Reduce wattage of the fixtures used in the parking lot lighting (Type "C" fixtures) to 250 watts unless there is satisfactory evidence provided that the 400 watt fixtures are necessary for public safety. b. Restriction of the lighting distribution to within the property boundaries of the site c. Statement on the drawing which indicates the use of the tennis court lighting shall be restricted to no later than ten p.m. d. Information on the specific exterior lighting fixtures. 3. Prior to issuance of a building permit, the applicant shall submit for review and approval of the Community Development Department revised landscaping plans showing: a. Additional landscaping (trees, groundcover) along the pedestrian walkway (between the auditorium and the existing indoor swimming pool facility) in the eastern parking lot. b. The addition of three trees to be located within the lawn area along 144th Street South (next to bus load area). c. The addition of a minimum of 3 trees to be located within the lawn area located along 42nd Avenue SE. d. A minimum of 24 inch shrubs along the east perimeter of north parking lot (next to athletic fields). e. Substitution of 36 inch for 24 inch shrubs (laurel shown) in locations where used between site perimeter and adjoining parking stalls. f. Landscaping specifications for the planting of the London Plane trees will be reviewed in detail and must include a 3 -foot minimum planting dis- tance of 3 feet back of curb with a trench for each tree to be a minimum of 4 feet deep, 5 feet wide, and 10 feet long. Special soil mix may be required at the time of building permit issuance. 4. The height of the (2) earth berms located at the southwest corner of the site and within the vision triangle area ((south and west of the visitor parking area) shall not exceed (3) feet in height above street grade. 5. Prior to issuance of a building permit, the applicant shall submit for review and approval by the Community Development Department plans showing the location and screening details for exterior trash receptacles. 123 STAFF REPORT to tl 8`, .�-SPE, 89 -7 -DR, 89 -1 -CUP: Planning Commission FOSTER HIGH SCHOOL Page 14 III CONDITIONAL USE PERMIT FINDINGS INTRODUCTION TMC 18.12.050 and 18.64.040 require public review of the proposed high school renovation as a Conditional Use and approval by the City Council. The existing high school complex has previously received a Conditional Use Permit from King County. There is no proposed increase in enrollment for the high school. Except for the auditorium portion of the proposed high school complex, development plans represent replacement facilities for the high school. Therefore, the content of this staff report is limited to a review of the auditorium facility portion of the proposed high school complex and acts as an "umbrella" permit by incorporating the conditions of the Cooperative Parking Agreement; Design Review, and Conditional Use Permit by reference. DECISION CRITERIA The following criteria in Section 18.64.050 of the TMC shall be used by the Planning Commission in granting a Conditional Use Permit: A. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated. High schools are unique uses and are permitted in residential zones subject to Conditional Use Permit approval. Although the size and scale of a typical high school facility normally exceed those of adjoining residential structures, the proposed auditorium is a normal feature of a high school facility. The activity building (housing the auditorium) has been set back from the property line and the auditorium has been located within the building away from the site perimeter so that it will not be injurious to adjoining properties nor materially detrimental to the public welfare. Reconstruction of the high school is a public benefit because of the need to protect public health by removing harmful asbestos. The approval of the proposed development plans together with the attached conditions for the Conditional Use Permit application minimize possible adverse impacts on the area in which it is located. 124 STAFF REPORT to tl( 8( . �SPE, 89 -7 -DR, 89 -1 -CUP: Planning Commission FOSTER HIGH SCHOOL Page 15 B. The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. The proposed development plans for the high school complex together with the approved variances and the attached conditions meet the performance standards in the R -1- 7200 zoning district. G The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. Although the auditorium (it represents only a portion of the activities building or east wing) exceeds 30 feet in height, the auditorium has been set back from the public street (144th Avenue S.) to minimize any impact to adjoining properties. It is also over 300 feet from the north property line and about 400 feet from the west property line. The needed floor area for the entire high school complex was divided into two structures to reduce the overall bulk of a single structure. While the activities building is a large structure, an effort has been made to minimize the impact of the structure from adjoining properties by several design features: use of a brick veneer exterior with a variegated color pattern to the brickwork, a peak roof for the portion of the structure between the auditorium and the street, and landscaping to further soften the south elevation. The proposed development plans will allow the continued use of the high school complex which was constructed in 1952. The overall proposed high school use has not been expanded in terms of enrollment and is not anticipated to substantially increase traffic and pedestrian circulation or impacts from the building and site design. The proposed auditorium does represent an expan- sion of the existing auditorium facility. However, the proposed expansion is not expected to generate significantly greater traffic volumes or impacts from the auditorium and site design. D. The proposed use shall be in keeping with the goals and policies of the com- prehensive land use policy plan. The provision of the expanded auditorium for joint -use by the school district and the community is supported by policies 2 and 5 of the Open Space Element of the Land Use Policy Plan. Although not specifically a land use policy, the replacement of the high school complex mitigates a public health problem (asbestos) present in -the existing high school. 125 STAFF REPORT to t x -SPE, 89 -7 -DR, 89 -1 -CUP: Planning Commissio FOSTER HIGH SCHOOL Page 16 E. All measures have been taken to minimize the possible adverse impacts which the proposed use may have on the area in .which it is located. The proposed development plans together with the attached conditions mini- mize the possible adverse impacts which the proposed, use may have on the surrounding area. CONCLUSIONS 1. The proposed full-sized auditorium facility with fly loft and other performance features is a facility normally found in newer high schools. 2. The auditorium facility has been well located to minimize impact to adjoining properties while easily accessible to pedestrians walking to the facility and those which come by automobile. 3. The proposed auditorium will be a public benefit to the community as a whole. 4. The proposed high school complex has been granted a Variance and the staff has recommended approvals for both the required Cooperative Parking Agreement (including Conditions 1 and 2) and the Design Review to the Board of Architectural Review (including Conditions 1 through 5). All of the issues and concerns regarding impact of the proposed. high school to the adjoining areas which normally would be part of the Conditional Use Staff Report have been evaluated and addressed in the Staff Report for the Design Review appli- cation. 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