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MAG-Vesting -Cover Letter21 Dec 2016.pdfS t r o t k a In p Architects P.O. Bari 501 Burlington WA 98233 To: City of Edmonds Development Services Department Date: 21 December 2016 Re: Magic Toyota 19.00,030 Architectural Design Review — Optional Vesting From: Strotkamp Architects David Estes (206)-979-8320 Email: dhestes aiagfrontier.com As a requirement of Chapter 19 Section 19.00.030 Architectural Design Review- Optional Vesting, a cover letter is required to demonstrate how the proposed project satisfies the applicable requirements and standards of the Comprehensive plan and Edmonds community Development Code. Below are comments and discussion on the relevant sections and how this project meets those goals and objectives. Highway 99 Corridor Studies As part of the research and to verify requirements impacting the project the following studies on the highway 99 corridor were reviewed for their impact and recommendations. Report Comment 2004 Makers Report This study did not identify and made no mention of the cluster of Automotive Dealerships and facilities in the highway 99 corridor. Since that time, extensive development along the corridor for Automotive Dealerships has taken place. As such this study provides no insight or application to the project. 2004 Beeker report The 2004 Beeker report mentions Automotive Dealerships in the context of revenue generated and identifies 11 parcels with vehicle related sales. Since that time, there has been substantial growth and upgrade of automotive facilities along the corridor. 2007 Perteet Highway 99 The study focus on highway safety and corridor improvements Traffic Safety and making reference at one point to the 212th and Highway 99 Circulation Report intersection. It mentions improvements to channelization to Magic Toyota 19.00.030 Architectural Design Review — Optional Vesting 21 December 2016 Page: 2 eliminate split phase signal timing. No other mention concerning the site or site area is noted in the report. 2015 Fehr & Peers SR 99 The study suggests to install median and "C" curb between Access management and 212th and 216th along with U turn at both 212th and 216th Cross Section Report signals. The suggestion of a median along the face of the site eliminating access from northbound traffic would have a severe impact on the project and most likely be resisted by all property owners along this section of Highway 99. Comprehensive Plan Community Culture and Urban Design Section Comment Design Objectives for See Section 16.60.030 for a detailed description of how the site Site Design design works with the intent and the design standards thus meeting the criteria of the comprehensive Plan element for Urban Design. Given the nature of Automotive Dealerships some of the design standards are not totally compatible with the goals. A.1 We are deleting 2 curb cuts at the NE corner of the site A.2 The site is designed for the specific commercial use of automotive sales and as such, there is some conflict with this obj ective A.3 A pedestrian access ( ADA compliant) is provided to both the 212th Street and Highway 99 adjacent to the site. A.4 Main pedestrian and vehicular entry (Service check-in) meet this goal. A.5 Setbacks and parking match existing Highway 99 character and existing automotive dealership relationships. A.6 Does not apply. A.7 Project meets this goal. A.8 Does not apply, however pedestrian entries are protected. A.9 See Photometric study developed for access visibility and site security. A.10 Signage especially the entry portal element meets this obj ective. A.11 Meets this goal. A.12. The facility is designed to work with existing topographic conditions. A.13 See the landscape plan which complies with current City of Edmonds standards. Magic Toyota 19.00.030 Architectural Design Review — Optional Vesting 21 December 2016 Page: 3 Design Objectives for A.14 the facility as designed is articulated and varies in design Building Form character to reflect the activities taking place. A.15 By sinking part of the building into the ground and subdividing the service and office/display functions, this goal is met. A.16 The change in elevation between Portal, Office/Sales and Service elements meet this goal. A.17 The use of modulation, decorative elements, canopy and cornice elements work to meet this element. Design Objectives for A.18 It is unclear based on reading this goal, what the intent of building Facade this is. However, the identity of the building and character is typical of Automotive Dealerships clustered in this area. A.19 The design of the sales area reinforces and directs the user and provides the character desired to meet this goal. A.20 the articulated design uses a variety of materials textures and colors to meet this goal. Urban Design Goal C C.1 The facility is consistent with the automotive cluster along Highway 99 Corridor this section of Highway 99 C.2 Does not apply to this section of Highway 99 C.3 This commercial area and this development meet the requirements of the City of Edmonds for landscape as such the project is consistent with the goal. Streetscape and Street A.1 Does not apply to this project as the dealership has no Trees relationship or shared access possible to other locations A.2 This is a vehicular oriented location and while transit and pedestrian access is available this goal conflicts with the specific to the site use. A.3 Landscape and streetscape meet the requirements of the City of Edmonds thus the goal is meet. A.4 Not at a gateway location A.5 No existing trees on site except at the SE corner of the site which are being maintained and not part of this project. A.6 Site Development Standards- Design Standards Part D.1 Development Code (Chapter 16.60 CG -2 Zoning) Item Title. Comment 16.60.005 Purposes The current automotive facility being replaced by the project complies with existing CG -2 zoning and is part of the Magic Toyota 19.00.030 Architectural Design Review — Optional Vesting 21 December 2016 Page: 4 automotive oriented business ground together along this porting of Highway 99. Specific comments include: A. This project retains and expands existing commercial use in an area of automotive dealerships. The upgrade of this facility will enhance the area and complement the new automotive dealership across the street. B. No changes to the existing circulation or pedestrian paths are planned, however the site planning includes provisions to allow a future right turn lane along 212th and potential for a U turn revision along the NE corner of the site. C. Retains the existing commercial activity of Automotive Dealerships in this portion of the Highway 99 corridor. D. This element does not fit with the cluster of automotive dealerships along this portion of the Highway 99 Corridor. E. This portion of highway 99 does not have residential development close to the facility. F. This facility upgrades existing commercial automotive dealerships and is not adjacent to residential areas. G. The facility improvements meet the criteria, and provide improved upgrade landscape, street improvements and facilities. As with all corporate entities certain required signage and materials are required, which are part of upgrading the overall character of the area. 16.60.010 Permitted Uses The CG -2 Zoning allows automotive dealerships as an allowed use and is consistent with the area. 16.60.020 Site Development A. Height The base elevation of the first floor is at 378'-0" Standards - General with the 4 corners at 378'-0", 378, 387, and 385 resulting in and average base elevation of 382'-0". The maximum building height is 32'-3" at the entry portal giving a maximum elevation of 410'-3". The allowable elevation is 70' tall plus 382'-0" with a max elevation of 452'-0", thus the project complies. Setbacks comply and include the minimum 4'-0" landscape buffer along public ROW. B. Does not apply to this application. 16.60.030.A Site Development Under the general requirements of this section, all retaining Standards- Design walls comply as none are over 4'-0" in height, except the Standards Part A. facing wall at the Toyota Portal is over 4'-0" in Height. This wall is not adjacent to any parking or direct site access. See the landscape plan for specific locations and design of all required parking, street and landscape elements. Magic Toyota 19.00.030 Architectural Design Review — Optional Vesting 21 December 2016 Page: 5 Sections A.l.f, l.g, l.h, I j do not apply. Section A. l.i, the trash enclosure is shown on the architectural site plan and is landscaped per the landscape plan. The location complies with this design standard. Section A. l.k would indicate landscape to be provided along the west property line, however no work is planned in this area and the existing fencing and parking are to remain. A. 2.a. See landscape plan, type IV landscape is provided as new material along 212th and the north portion of Highway 99. The existing landscape along Highway 99 shall remain. 16.60.030.13 Site Development B.1 Required parking provided at a rate of one (1) space per Standards- Design 400 sq. ft. of gross building area. See sheet A-1.0 for parking Standards Part B. counts and locations of required parking. Display spaces are shown dotted and are for quantity purposes only. Customer and employee spaces are noted on the site plan. B.2 Display parking is provided at the perimeter of the site for auto sales. These spaces are not considered part of the required parking. Thus item B.2 is in compliance. B.3.a Separate paths for site access complying with ADA requirements are shown on the architectural site plan sheet A- 1.0 B.3.b is assumed to reference the required parking spaces on the site and not display/sales spaces. Pedestrian access is provided to the main entry along Highway 99. As this facility is automotive sales no access is provided along 2121h B.3.c. See both the landscape and architectural site plan. ADA access pathways to the street comply. B.3.d is assumed to reference the required parking spaces on the site and not display/sales spaces. Pedestrian access is provided to the main entry along Highway 99 B.4.a. The project provides over half the required parking on an above grade roof top. As such, sections i. and ii. have been used in the design of the ramp access to the rooftop parking. B.5 does not apply. B.6.a and c comply, the ADA access path leads from the public sidewalk to the main entry. B6.c the current transit stops are accessible via public sidewalks from the site. 16.60.030.0 Site Development It appears that this specific section applies only to projects Standards- Design containing multiple buildings on the site. Since the existing Standards Part C. parking structure will remain, Section C.2 could be inferred Magic Toyota 19.00.030 Architectural Design Review — Optional Vesting 21 December 2016 Page: 6 to be required for the project. As such, we have incorporated the following to meet the design standards. b. Variety of arrangements relating the existing parking structure to the new facility. c. The buildings have little in common and have variety through massing and facade materials e. The buildings are not of uniform size or massing meeting this criteria. 3.a, b, and d Apply to the project and meet the criteria as noted. See the photometric plan for further information on location, cutoffs and lighting levels. 16.60.030.1) Site Development The project is composed of two separate elements: Standards- Design the sales office and service/ check-in areas. Each has a Standards Part D.1 distinct style and different materials and as such, descriptions of the methods and means of achieving these objectives must be dealt with separately. Office/Sales Area — the base is defined by the curtain wall glazing system with the top defined by the articulated ACM facade panels. The repetitive recessed columns provide relief for a single wall look. The ACM materials in silver and red further define separation and a transition from the storefront framing to the top of the facility. In addition the Portal element of the wing provides change in marterials, height and illumination. The support wing is partially buried in the ground because of the amount of slope across the site. The rooftop parking adds challenge to the massing and perception of the building from both Highway 99 and 212th. As such the "top" is defined by brightly painted guardrail and cornice element, providing a termination and visual relief. Site Development This sections deals with scale and massing; the comments in Standards- Design section D.1 above apply here also. The office sales wing uses Standards Part D.2 setbacks, angles at the entry, the entry portal and variations in roof form as part of the colonnade. The mass of this wing is 8'-0" taller than the service wing. The change of materials from this wing to the service wing also has the effect of reducing the building mass and breaks the building into distinctive masses. The service wing uses a distinctive roof element at the top of the ramp to break the mass and plane of the parking structure. Because of the semi -buried nature of this wing and the requirement of flat roof plane to allow for the rooftop Magic Toyota 19.00.030 Architectural Design Review — Optional Vesting 21 December 2016 Page: 7 parking, breaking the mass into smaller components is not possible without resorting to changing the top tilt -up wall panel elevation. The problem with that solution is flashing and weather protection becomes very hard to achieve. Site Development This section is not used in meeting the design standards as it Standards- Design provides an alternative approach. Interestingly the plaza at Standards Part D.3 the portal entry given its size could have been used to meet this standard. Site Development As described in the above sections each portion of the Standards- Design building is articulated as a separate entity. In addition Standards Part D.4 particular concern is placed upon the 212th street facade providing relief along the face. For the office/sales wing the facility uses a projected and articulated top cap with projection, color and roof plan to provide interest to the facility. The base (storefront framing) meets the intent of item c. in the design. Item j with the portal and articulation at the columns is used. Further along the service wing item d. is used to provide visual interest. Item e is used along the highway 99 elevation for both weather protection and visual interest. Item g is used at the NE corner of the wing along with the grade change to break and provide interest to the building. Finally along the base of the service wing, the lower portion is in a different color per item c. Along the north facade (212th street) due to the buried nature of the building and the need for rooftop access, different methods were used to meet the design standards. The mass is broken by the projection of the ramp element and differentiating the ramp using a different color (Item c) and use of the projecting cornice (Item d). The elevation has vertical differentiation through the elevated star tower at the NW corner and the framework at the top of the ramp (Item j and item e) Finally, Trellis sections are used at the NE corner tying together the Highway 99 corner and the 212th elevations and further articulating the change in grade. Street Parking Regulations Item Title. Comment 17.50.010. Off Street Parking Off-street parking is required on the project, vehicle storage Magic Toyota 19.00.030 Architectural Design Review — Optional Vesting 21 December 2016 Page: 8 Required for display and inventory are also required on site. Required parking is differentianted from storage on the site plan. 17.50.020 Parking Space B.5 Has been used to determine the required customer and Requirements employee parking spaces. The employee spaces are located on the roof top parking of the service wing. 17.50.030 Calculations A. Used for calculations 17.50.040 Location B. Complies 17.50.050 Standards. Chapter 18.95 used in the development of the parking and site circulation. See discussion in that chapter in this document. Chapter 18.30 Storm Water Management Item Title. Comment 18.30.030 Applicability This section defines that the project requires surface water management. See the Preliminary Plan and Drainage Report as part of this submittal for design, calculations and requirements to comply with this chapter. 18.30.050 Project For purposes of this submittal the project is classified as a Classification Large Project Site. 18.30.060 Storm Water See the Preliminary Plan and Drainage Report as part of this Management submittals for design, calculations and requirements to Requirements comply with this section. Chapter 18.95 Parking Lot Construction Item Title. Comment 18.95.010 Application See civil engineering drawings for detailed layout and Architectural Site Plan for layout and required information. 18.95.020 Requirements Spaces designed to a minimum of 8.5' x 16.5' for required spaces, customer spaces shown 9' x 20' in most cases. Item D due to the slope on the site some display spaces may have slopes exceeding 6%, but they are not part of the required parking spaces. Magic Toyota 19.00.030 Architectural Design Review — Optional Vesting 21 December 2016 Page: 9 Figure 18.1 Minimum Parking Project complies. See civil engineering drawings. Lot Requirements Figure 18.2 Turning Clearances Project complies, autoturn was run with the standard for Access of Fire clearances. Fighting Equipment Section 19.00.030 Architectural Design Review — Optional Vesting Item Title. Comment 19.00.030 Architectural Design This project is submitted for Design Review under the Review — optional optional vesting method, including a Building Permit Vesting Application. Sections 20.010, 20.011, 20.012Design Review /Design Criteria Item Specific requirements Comment 20.10.010 Types of Design Review B. This project falls under staff review as part of the GC2 zoning on the Highway 99. 20.10.045 Augmented architectural This project is being submitted under Chapter Design Review 19.00.030. Applications 20.11. General Design Review This project falls under staff review as part of the GC2 zoning on the Highway 99. 20.12 District Based Design This project falls under staff review as part of the GC2 Review zoning on the Highway 99. Chapter 20.13 Landscape Requirements Item Title. Comment 20.13.010 Landscape Plan See the attached landscape plan as part of this submittal. Per Requirements the requirements of this section, the preliminary landscape plan is submitted for staff review since the project falls under staff as opposed to Architectural Design Board for review Magic Toyota 19.00.030 Architectural Design Review — Optional Vesting 21 December 2016 Page: 10 and approval. All required sections A. — K. have been included in the design. 20.13.015 Plant Schedule As required, see landscape plan. 20.13.020 General Design A. While this preference has been taken into consideration Standards for landscape design, the project is an automotive dealership and the sales of cars is the function of the facility. As such the site design and landscape design attempt to balance this between aesthetics and functionality. 20.13.025 General Planting Section A and B Trellis are used at the NE corner of the Standards building to soften the edge. Given the amount of vehicle access to the building and the slopes, and required pedestrian access little of the building perimeter is available for landscaping. Pyramidal arborvitae plants are as used to soften the mass of the architecture. 20.13.030 Landscape Types Section A Type 1 Landscape is not required on this project. Type V landscape has been incorporated into the site as required based on the required parking spaces and not the total on site spaces. See the landscape plan for calculation of the required and proposed areas. All requirements of section 2 design have been met as part of the landscape design. Type IV landscaping has been incorporated adjacent to 212th Street SW and SR 99. Trees, shrubs, and groundcover plantings have been used to satisfy the intent of the code requirements. Streetscape landscaping within the 212th St. SW R.O.W. has been provided commencing at a point 250 linear feet from the intersection with SR 99. Street trees in tree grates are proposed so as to maintain the sidewalk width of 7'-0" 20.13.050 Urban Design As this project does not fall under chapter 20.12 District Chapter Adopted Based Design Review we note this section and have used the Design goals of the Urban Design section of the Comprehensive Plan in developing the landscape design.