Blue House Site Designs

Transcription

1 Conceptual Plans for Ecological Development by Crea ve Residents Oliver Osnoss and Faren Worthington for the North Cascades Ins tute September 2016

2 Project Overview The Blue House was built in 1912, many years before dams were constructed on the Skagit River and the crea on of North Cascades Na onal Park. The house is located in rural Marblemount, Washington, where it is currently owned by North Cascades Ins tute (NCI). NCI is a growing non-profit environmental educa on organiza on that serves people of all ages. The ins tute offers programs and houses many of its graduate students and staff at the Environmental Learning Center, located in North Cascades Na onal Park. NCI purchased the Blue House property in 2014 to ensure the availability of housing for more staff and students. The 7.7 acre Blue House property is currently home to five graduate students and the Blue House Farm program which has been operated voluntarily by staff and students for two seasons. NCI has been granted approval and is seeking funding to construct an Accessory Dwelling Unit (ADU) to house five addi onal residents on the Blue House Property. NCI is also seeking designs for a developed campground that could be implemented if current prohibi ve regula ons change. A central issue in the planning process for the Blue House is the conflict between public and private spaces. Members of the NCI community have expressed both op mism for providing community resources and concern for nega ve impacts on residents privacy. The landscape design alterna ves presented in this project are intended to provide feasible site development alterna ves that respect and balance the environmental condi ons of the site, the private-residen al and community uses of the property, and NCI's goals. Goals 1. Provide addi onal housing for NCI staff and students. 2. Create community and educa onal spaces. 3. Improve farm and garden workspaces. Design Direc ves Site the Accessory Dwelling Unit appropriately. Site developed campground facili es. Provide adequate parking for residents and visitors. Explore op ons for reducing highway noise and increasing privacy. Site a bathroom for visitors. Site mul -purpose outdoor gathering spaces. Improve farm infrastructure and barn func onality. Limit impacts on prime agricultural soils. Conserve riparian buffers and sensi ve wildlife habitat. NCI Environmental Learning Center NCI Environmental Learning Center The Blue House NCI Administrative Office The Blue House The Blue House is located in rural Marblemount, Washington. It is the last town on Highway 20 before entering North Cascades Na onal Park from the west. Residents of the Blue House all study and work at the Environmental Learning Center which is located 20 miles upriver on Highway 20. Index of Sheets Project Overview... 1 Exis ng Condi ons... 2 Setbacks and Suitability... 3 North Alterna ve... 4 North ADU Detail... 5 South Alterna ve... 6 South ADU Detail... 7 Outdoor Gathering Spaces... 8 Barn and Visitor Bathroom... 9 Addi onal Possibili es...10 Base Map Copy...11 September 2016 Project Overview 1

3 Exis ng Condi ons Highway 20 Diobsud Creek Bridge Redwood Mailbox Apple Trees Blue House Apple Trees Hemlock Well Pump Sunroom Well Barn Sep c and Grease Tanks Sep c Tank Red Alder Alder Grove Sep c Leach Field Diobsud Creek Greenhouse Approximate Property Boundary Blue House Farm Blackberries Apple Compost Path to River Walnut Riparian buffers, known archaeological site, and sensi ve wildlife habitat at the convergence of Diobsud Creek and the Skagit River Firepit Skagit River September 2016 Exis ng Condi ons 2

4 Setbacks and Site Suitability This map summarizes legal restric ons to site development as we understand them. The Blue House property is subject to Skagit County zoning regula ons. The property is currently zoned Rural Reserve in the Skagit County Zoning Code and Rural Conservancy" in the current shoreline regula ons. The illustrated setbacks are based on informa on from the Skagit County website. Well Setbacks 50' and 100' Suitable area for ADU building Suitable area for ADU sep c 500 -year Floodplain Overlapping ADU sep c and building site suitability 100 -year Floodplain Floodplain Property boundary setbacks Es mated Ordinary High Water Mark and likely wetland boundary ADU and Sep c Site Suitability The suitable area for building an ADU is limited to land immediately surrounding the exis ng house. This loca on is on high ground above the 100-year floodplain line and it complies with all legal setbacks. Similar restric ons apply to the area suitable for sep c system construc on; the main differences being that the ADU can be built within the well setbacks and the sep c system can be built within the boundary setback for buildings. All sep c leach fields must be setback five feet from boundary lines and ten feet from building founda ons. Sep c site suitability must be reviewed by a qualified engineer and may vary from what is shown here. Due to the limited area appropriate for construc on of the ADU and its sep c system, it is important to ensure the availability of space for both in any site design. Assessor's Map Shapefile Boundary Line Es mated Boundary Line 200' Shoreline Setback 70' Shoreline Setback Es mated OHWM Feet N Property Boundaries Building setbacks for proper es located within Skagit County's rural reserve zone are as follows: 35' Front 25' Rear 8' Interior Lot The boundary lines shown in this document are not based on a legal survey. They are based on a georeferenced digital shapefile from the Skagit County Assessor's Map and aerial imagery. The map above shows an es mated boundary line different from the Assessor's Map Shapefile. We es mated what we expect to be a more accurate boundary line based on legal descrip ons of the property boundary and landmarks. We recommend a legal survey to determine the loca on of the boundary lines prior to any construc on on site. Sep c and Well Sep c systems must be set back 5' from boundary lines and 10' from building founda ons. A building's dripline must be 5' away from a well head. A sep c tank may not be installed within 50' of a well. A sep c leach field may not be built within 100' of a well. These setbacks are intended to protect public health by preven ng groundwater contamina on. There is currently a moratorium on drilling new wells or changing the use of exis ng wells in Skagit County. These water rights restric ons apply directly to the Blue House property because they limit development. A 900 square foot ADU housing five people is allowed because it is an accessory structure and the exis ng well can meet water needs. A developed campground, however, is likely to be considered a new use and may not be permi ed under current regula ons. Shoreline and Wetlands The setbacks illustrated above are based on the current policies as they apply to the project goals. Skagit County is in the process of upda ng a state-mandated Shoreline Master Program. Some of the current regula ons may change when the updated policy is approved. We made a conserva ve es mate of the Ordinary High Water Mark (OHWM) and likely wetlands based on field observa ons. These must be delineated by a qualified professional for any regulatory approval process prior to building, clearing, or grading. Building permanent structures, clearing, and grading are restricted within 200' of any Type S Stream (including both the Skagit River and Diobsud creek) or wetland. Campsites and picnic areas must be setback 70' from the OHWM. FEMA Floodplain The floodplain line depicted on the map above is based on designa on by the Federal Emergency Management Agency (FEMA). Flood insurance requirements and rates are based by the loca on of a structure within or outside of the 100-year floodplain. The line does not exactly reflect the microtopography on site, but it is accurate in the sense that the exis ng house is on high ground. Long me residents of Marblemount have recounted seeing standing water in the field below during floods. Building a new ADU in the floodplain would likely increase the cost of property insurance. Pragma sm also dictates that a new home should not be built in the floodplain. There are also regula ons in place that prohibit construc on of new sep c systems in the 100-year flood plain when higher ground is available on site. September 2016 Setbacks and Site Suitability 3

5 North Alterna ve Highway Sound Barrier A 6' fence is constructed atop a 4' berm and surrounded by vegeta on. Parking Parking for all residents and visitors is concentrated near the entrance. Vehicle traffic past the main parking area is restricted by a gate. Barn Renova on The barn is renovated to accommodate the needs of visitors and yurt dwellers. There is a full bathroom and a small kitchen. ADU and Garage This alterna ve is based on a design proposed by architect David Hall. The ADU and an a ached garage are located to the north of the Blue House. A covered walkway connects the two buildings and residents enter via a walkway between the ADU and the garage. Cob Oven A cob oven is built in a an invi ng space at the center of ac vity, away from private residen al space and sensi ve habitats. Yurts A group of tent pla orms is clustered under the alder grove. Yurts on top of these pla orms provide temporary housing. These yurts could also be used as communty spaces while unoccupied. Farm Infrastructure A covered wash sta on is constructed on the outside of the fence, adjacent to a tool shed on the inside. The greenhouse is moved away from the leach field and compost is moved closer to the entrance. Orchard Fruit trees planted along the garden fence line the path to the river. Garden Gathering Space Trellised plants climb above a round sea ng area used as a classroom, gathering space, and shady retreat on sunny days. September 2016 North Alterna ve 4

6 North ADU Detail View of the ADU and Blue House porches from the front yard: Drawing by David Hall Architect David Hall's sketch shows the ADU on the north side of the Blue House. The hemlock tree next to the Blue House remains in place. A covered walkway connects the ADU with the Blue House mudroom. The garage is available for ADU residents to store gear and the walkway between the ADU and the garage forms the main entryway. View of the garage and the highway sound barrier from the parking area: The walkway between the ADU and the garage leads to the Blue House and is clearly visible from the parking area. A wall built into a berm shields the front yard and the porches of the two buildings from highway noise. A chain gate across the driveway directs visitors to the parking area away from the house. September 2016 North ADU Detail 5

7 South Alterna ve Green Highway Screen Deciduous trees are planted between the Blue House and Highway 20 to provide a visual screen during the season of busy traffic. The lawn along the highway is no longer mowed, allowing shrubs to grow in and provide addi onal screening. ADU The ADU is located to the south of the Blue House. A covered walkway leads from the parking area along the sunroom where it crosses a pa o that forms a shared courtyard between the two dwellings. Barn A bathroom for visitors is available in the barn where construc on of the finished interior space has been completed. The clean, dry interior space also includes locked storage for ADU residents to safely store gear. Parking The parking spaces closest to the Blue House are shi ed away from the building without reducing parking capacity. Addi onal parking for ADU residents and visitors is located further down along the shortened driveway. All parking areas are graded with gravel and clearly marked so people know where to go. Farm Infrastructure The barn roof is extended on the northeast side, crea ng a covered workspace. Barn renova on includes a dedicated space for tool storage. The greenhouse is moved away from the leach field and compost is moved closer to the hub of circula on. Trail to Diobsud Creek A trail that leads directly to Diobsud Creek complements the main river access. A set of stairs and short boardwalk limit impacts to rich, silty, and highly erodible riverbank soil. Sheltered Gathering Space An ELC-style covered shelter is constructed near the path to the river. This is a mul purpose outdoor classroom sheltered from the rain. It is secluded yet easy to access. September 2016 South Alterna ve 6

8 South ADU Detail View of the walkway from the driveway: The ADU is secluded south of the Blue House. A covered walkway helps direct arrival and keeps residents leaving and arriving out of the rain. View into the shared courtyard from the Blue House dining room: The main entrance to the ADU faces the sunroom door. A shared courtyard is framed by the Blue House, the ADU, and a walkway between them. Residents can walk under cover between the buildings and out to the driveway. The ADU porch also creates a protected place to sit. September 2016 South ADU Detail 7

9 Outdoor Gathering Spaces Garden Gathering Space An outdoor gathering space in the garden, this example based on a gazebo at Classrooms in Bloom in Winthrop, Washington, would offer a refuge for residents and visitors to learn, play, and relax. ELC-Style Shelter This simple structure offers protec on from rain in the forest for community members. September 2016 Outdoor Gathering Spaces 8

10 Barn and Visitor Bathroom Barn Renova on The barn could be remodeled to serve as a storage space for residents, a covered workspace for the farm, and a bathroom facility for visitors. Opening boarded-up doors and windows towards the farm would make the barn more accessible to gardeners and visitors and would allow for more privacy between public and private spaces. The barn already has a sep c system and grease trap, but requires permi ng for those to be put into use. Compos ng Toilet In case NCI is not permi ed to build a bathroom in the barn, a stand-alone compos ng toilet for guests could be located in the areas shown on the map below. Op on outside of setback 200' Setback Well Op on likely inside setback FEMA floodplain A compos ng toilet, referencing a design by Clivus Multrum. A contained compos ng toilet has the same setback requirements as a building: the 200' shoreline and wetland setback and the 5' well setback. It should also be located on high ground outside of the FEMAdesignated high risk flood zone. Building within the shoreline setback is not impossible, though it does come at the cost of addi onal regulatory process. September 2016 Barn and Visitor Bathrooms 9

11 Addi onal Possibili es Preschool A need for childcare and pre-kindergarten educa onal facili es has been iden fied in the upper Skagit Valley. Some NCI community members have suggested the possibility of opening a preschool on the Blue House property to serve local families and support economic development. This is also an opportunity to bridge gaps between NCI and neighboring community members. Produc on Agriculture The fer le prime agricultural soils and the Blue House Farm facili es offer an opportunity for NCI to expand the community garden and even grow food for the Environmental Learning Center dining hall. September 2016 Addi onal Possibili es 10

12 Base Map Copy We've included this copy of the Blue House base map so it may be reproduced for further site analysis and mapping. This page printed full size on 11x17" paper is scaled so 1"=100' Feet N September 2016 Base Map Copy 11