Mazda SC & Hyundai SS SPR cover letter .pdf3 I r I k architecture I design
City of Edmonds
Development Services Department
Planning Division
121 5th Ave. N
Edmonds, WA 98020
November 16, 2018
RE: Mazda Service Center and Hyundai Sales and Service at 22130 Hwy 99, Edmonds, WA
The project encompasses two remodeled buildings, with new additions, to be constructed on
the same site as the current existing Mazda sales building. Per prior development and building
permits approved by the City, the existing Mazda sales building will remain in operation until
the new Mazda sales building currently under construction is completed. This project will
convert the existing Mazda sales building into an auto sales and service facility for Hyundai,
after the new Mazda building is opened. It will also renovate an existing repair and storage
building, to the west of the current Mazda sales building, into the Mazda Service Center for
auto repairs and servicing.
There will be no change to existing entry points to the site from Pacific Highway 99 and no
change to the entry point off 76th Avenue West. This project proposal includes several amenity
improvements to the overall site, as coordinated with Edmonds city planner Mike Clugston by
architect Ned Nelson, on behalf of the owner and 3rkarchitecture. The proposal will include
several amenities for the users and local community, in conformance with current development
codes. These items apply to the area of work as defined on the site plan. Please refer to the site
plan, landscape plan, building elevations, and color renderings when reviewing this written
description.
General Information
Existing zoning is CG 2, which allows auto sales and service. Adjacent property zoning to the
north and south is CG2 as well. The remodeled buildings are in conformance with the setbacks
per ECDC 16.60.020. Maximum allowable height is 75 feet. The future Hyundai facility will be
approximately 26 feet from main floor elevation to top of its parapet. The Mazda Service
Center will be approximately 27 feet at its tallest point on the southeast corner of the building.
When complete, the Hyundai Sales and Service building will be 17,261 square feet in size. The
Mazda Service Center building will be 15,514 square feet total.
Development Standards
Applicable elements per ECDC 16.60.030 Site development standards — design standards
Doug's Lynnwood Hyundai Sales & Service
Doug's Lynwood Mazda Service Center
Site Review and Development Proposal Summary
1 1 . 1 6 . 1 8
3 I r I k architecture I design
Screening and buffering
1. Landscape retaining walls facing the street do not exceed 7 ft high.
2. Five feet of landscaping is provided (minimum 4 ft) between sidewalk and walls or
building
3. Landscaping has been integrated into the design. Parking lots are type V, typical.
4. There are no single family zones adjacent to the property, so residential buffering
sections do not apply.
5. Type III landscaping provided at the rear of the structure. (minimum 3 ft)
6. Type IV landscaping provided along street frontages.
Access and parking
1. Parking has been provided at 1 stall per 500 sf of building space. Required parking space
totals 42 stalls for the remodeled buildings, per the calculation on sheet A1.0.
2. Pedestrian walkways (5 feet wide) are located within the parking lots, and meet the
requirements regarding access routes to the remodeled buildings.
3. A pedestrian connection has been added from the Hyundai building to the primary public
sidewalk at Pacific Highway 99.
Site design and Layout
1. Five design elements are incorporated in this design
a. The buildings have several massing elements defined by height, modulation, and
color
b. The new Mazda Service Center has been expanded in such a way as to offer
interesting views from the two nearby streets, and replaces a considerable
amount of surface asphalt.
c. Building spacing of the new and remodeled Mazda buildings is away from the
new Hyundai building, with almost level and convenient access between all the
buildings.
d. Building materials include trademark irregular bronze metal panels for the
Hyundai building and corrugated metal panels in two complementary colors for
the Mazda Service Center. Large glazed areas add interest and views into the
showroom spaces. The massing elements are defined by differing heights,
shapes, and modulation.
e. Roof heights vary, and are defined by either shape, height, or color.
2. Individuality
The remodeled Mazda Service Center building is the second building in a phased site
development. The Mazda Service Center building has a visual character that links it to
the new Mazda Sales building currently under construction by material and coloration.
Doug's Lynnwood Hyundai Sales & Service
Doug's Lynwood Mazda Service Center
Site Review and Development Proposal Summary
1 1 . 1 6 . 1 8
3 I r I k architecture I design
The old Mazda Sales building will be re -purposed for Hyundai, with an entirely updated
image different from the Mazda exterior look. Roof forms for both remodeled buildings
will be visually distinct from one another.
3. Lighting- New site lighting will be dark sky rated fixtures, directed down and away from
adjacent parcels, and on light standards that do not exceed 25 ft. Exterior light fixtures
will provide customer lighting as well as lighting for auto display.
Building Design and Massing (per ECDC 16.60.030.D.1 and D.2)
The new Hyundai building is distinctive. It has bold massing at the entry, with substantial
glazing areas, and a bold fascia with a substantial overhang. The metal panel fascia, with
its free flowing joint lines, is a trademark feature of Hyundai auto dealerships. To
accomplish all of this economically, the former Mazda service and storage building
structure has been retained but embellished with warm coloration and the addition of
more modest metal and glass elements such as the auto service carport.
2. The Mazda Service Center also reuses an existing building on site west of Hyundai. Its
deteriorating wooden exterior is to be refinished in two textures of corrugated metal
that complement the exterior colors of the Mazda Sales building. The southwest corner
of the building will have a raised parapet that addresses both Highway 99 and its Mazda
neighbor. The building will retain its gable roof which, when viewed in combination with
its one story height on its west side will be compatible with the residential
neighborhood across 76th Ave. West.
Site Amenities
The amenity space areas and materials meet the requirements in ECDC 16.60.030.C.4 and C.3.d.
and C.3.e. Site improvements are proposed for the following four areas that exceed the
required area and total approximately 4000 square feet. Calculations appear on A1.0 Site Plan
for each building structure.
Covered seating, walkway, and plantings near Mazda Service Center
a. Seating with roof cover
b. Curvilinear walkway thru landscaped area to complement existing mature trees
2. Covered seating and plantings at Hyundai street front elevation
a. Seating and decorative pavers located at southeast corner of building under
cover of deep overhanging roof
b. Landscape planter at paving perimeter
Street Frontage
Street frontage improvements are included along Pacific Highway 99. Along the Hyundai street
frontage, the Streetscape zone is a 5' min. width and will have street trees and any other
elements identified in 020.C.1.c. The Pedestrian zone is also 5' min. width per 020.C.1.b. The
Doug's Lynnwood Hyundai Sales & Service
Doug's Lynwood Mazda Service Center
Site Review and Development Proposal Summary
1 1 . 1 6 . 1 8
3 I r I k architecture I design
existing sidewalk will be extended west by about 2' feet to accommodate that zone which will
project behind street setback line onto private property. The Activity zone is behind that and
will be about 3' deep because it takes up the remainder of the 5' street setback area. The
Activity zone will be a mix of paving and vegetation and include the benches or other features
in 020.C.1.a and 030.13.2.b. as follows -
a. New street trees and grates
b. Widening of the sidewalk
c. Paved 'pullouts' with decorative paving and planters at sidewalk
d. Landscape planting along sidewalk
e. Street improvements along Highway 99 under existing building permit for the
Mazda Sales building will be upgraded by permit revision to include paving and
street trees
Pedestrian sub -zone widths and improvements, that are similar to the pedestrian area
improvements on Pacific Highway 99, are provided along 76th Ave. West in accordance with
020.C.1. These street improvements will be submitted as revision under the existing building
permit for Mazda Sales building.
Please contact Ned Nelson or myself with any questions or required clarifications.
Sincerely,
G. Frank Karreman, Principal Architect
.3 1 P I k architecture I design
Attachments: A0.0 Cover Sheet
A0.1 Hyundai Sales and Service Building
A0.2 Mazda Service Building
A1.0 Site Plan
A2.0 General Amenities Plan
L1.0 Landscape Plan
Doug's Lynnwood Hyundai Sales & Service
Doug's Lynwood Mazda Service Center
Site Review and Development Proposal Summary
1 1 . 1 6 . 1 8