PLN20160059_StaffReport_withAttachments.pdfCITY OF EDMONDS
I2I 5th Avenue North, Edmonds WA 98020
Phone: 425.7 7 1.0220 . Fax: 425.7 7 1 .022I' V/eb: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT . PLANNING DIVISION
c. 1 s9s
Project:
File Number:
Date of Report:
From:
Proposal:
ADMINISTRATIVE DESIGN REVIE\ry
FINDINGSO CONCLUSIONS, AND DECISION
Magic Toyota
160059
r0,2017 Ò
Lien,
design review for a new approximately 47,000 square foot
I.
car dealership and associated site improvements
SUMMARY OF PROPOSBD ACTION:
Magic Toyota is proposing to demolish the existing 20,000 square foot facility and
replace it with a new approximately 47 ,000 square foot facility with rooftop parking. The
site will be reconfigured for parking and display of vehicles and new landscaping
installed consistent with the City of Edmonds landscaping requirements. (Attachments 1
-8)
The following is staff s analysis of the design review aspects of project and decision.
GENERAL INFORMATION:
1. Owner: Broadus Family LLC (Attachment 1)
2. Applicant: David Estes, Strotkamp Architects (Attachment 1)
3. Tax Parcel Numbers: 00580700000601 , 00580700000604, 00580700000605, and
00580700000608
4. Location: 21300 Highway 99, Edmonds,'WA (Attachment 9)
5. Zonins: General Commercial (CG2) (Attachment 9)
6. Existins Use: 20,000 square foot car dealership and display area'
7. Proposed Use: An approximately 47,000 square foot car dealership with display
area.
8. Review Process: Pursuant to ECDC 16.60.030, design review for projects that do not
II.
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III.
IV
V.
File No. PLN20160059
A dmin i strative De si gn Revi ev)
Magic Toyota
exceed 60 feet in height within the CG2 zone is to be conducted by staff as a Type I
decision. As such, staff will review the design of the proposal and will make the final
decision on whether the proposal is consistent with the design review criteria found in
ECDC 16.60.030 (design standards of the general commercial zone), ECDC 20.12
(district-based design review), ECDC 20.13 (landscaping requirements), and the
Comprehensive Plan.
SEPA THRESHOLD DETERMINATION:
Review under the State Environmental Policy Act (SEPA) was required for the subject
application. The applicant submitted a SEPA checklist for the project (Attachment 10)
and the City issued a Mitigated Determination of Non-Significance (MDNS) on January
30,2017 (Attachment 1 1). Public notice of the SEPA MDNS and Notice of Application
was provided on January 30,2017 by mailing the MDNS to all property owners within
300 feet of the subject site, publishing in the Herald newspaper, and posting at the subject
site, Development Services Department,Library, and Public Safety building.
No appeals on the SEPA MDNS were received. Both the City and the applicant have
complied with SEPA requirements.
PUBLIC COMMENTS:
The City of Edmonds received two public comments following the issuance of the SEPA
determination.
Community Transit requested a bus pad be installed if the project includes frontage
improvements along Highway 99 (Attachment l2).
Staff Response: The requested bus shelter pad would be located behind the sidewalk and
measure 6-feet in width by 16-feet in length. The request for a bus shelter pad was
forwarded to the applicant and they have indicated the frontage along Highway 99 is fully
developed and up to current standards. As the frontage is fully developed, construction
of a bus shelter pad would need to occur on private property at this location. Community
Transit has indicated the existing stop will suffice at the moment and will work with the
City, or other parties, if any future improvements are planned along Highway 99.
Snohomish County PUD No. I noted the district has sufficient electric system capacity to
serve the proposed development; however, the existing facilities in the area may
requiring upgrading. PUD noted any relocation, alteration or removal of District
facilities to accommodate this project shall be at the expense of the developer and must
be coordinated with PUD in advance (Attachment l3).
Staff Response: Utilities will be included on the civil portion of the building permit and
it will be the responsibility of the developer to coordinate with PUD.
TECHNICAL REVIEW COMMITTEE:
This application was reviewed and evaluated by Snohomish County Fire District No. 1 as
well as the City's Building and Engineering Divisions.
Snohomish County Fire District No. 1 noted the International Fire Code provisions that
will be applicable to the project and verified during building permit review (Attachment
14).
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Magic Toyota
The Building Division did not have any specific comments regarding design review of
the proposal noting that a complete review will be done under the building permit
application (Attachment 1 5).
The Engineering Division reviewed the resubmittal and provided a memorandum dated
March I0, 2017, which stated the design review application material is consistent with
Title 18 Edmonds Community Development Code & Engineering standards. Compliance
with Engineering codes and construction standards will be verified with the building
permit application for the site. Approval of the design review phase of the project does
not constitute approval of the improvements as shown on the submitted design review
plan set (Attachment 16).
VI.NATURAL ENVIRONMENT:
1. Toposraphv: The subject site gently slopes to the east with an approximately 20 foot
arop in .fortion from the northwestern property corner on 2l2th Street SW to the
southeast corner along Highway 99.
2. Soils: According to the Soil Survey of Snohomish County Area, Washington, this site
consists of "Alderwood Urban Land complex " soils.
3. Critical Areas: A Critical Areas Checklist for the subject site was reviewed under
File No. CR420160I42. The subject property does not appear to contain any critical
areas as defined by ECDC 23.40. As a result, a waiver from the requirement to
complete a study was issued.
VII. NEIGHBORIIOOD CHARACTERISTICS:
The subject site and properties to the west, south and across 212th Street SV/ to the north,
are located within the General Commercial (CG2) zone. The City of Lynnwood is
located across Highway 99 to the east. All the surrounding properties contain commercial
development, including another new car dealership on the Lynnwood side of Highway
99. See the zoning and vicinity map for reference (Attachment 9).
VIII. COMPREHENSIVEPLAN:
The Comprehensive Plan designation for this site is "Highway 99 Corridor." The
Highway 99 Conidor occupies a narrow strip of retail and commercial uses bounded by
residential neighborhoods. The property is also located with the Medical/Highway 99
Activity Center overlay. Some goals for the Medical/Highway 99 Activity Center
relevant to the current proposal include:
MedicaUüíghway 99 Activíty Center Goal A. Expand the economic and tax base of
the City of Edmonds by providing incentives for business and commercial
redevelopment ín a planned activity center.
Medicøl/Híghwøy 99 Activìty Center Goøl B. Provide for an aesthetically pleasing
business and residential community consisting of a mixed use, pedestrian-friendly
atmosphere of attractively designed and landscaped suruoundings and inter-
c onne cte d dev elopment.
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Magic Toyota
B.I Encourage a more active and vital setting for new retail, ffice, and service
businesses, supported by nearby residents and visitors from other parts of the
region.
8.2 Provide street trees, buffers, and landscape lreatments which encourage and
support an attractive mixed use pattern of development characterized by
pedestrian wallo,uays and centralized parking. Use these same features, in concert
with site and building design, to provide a transition from higher-intensity mixed
use development to nearby single family residential areas.
8.3 Provide a pleasant experience for pedestrians and motorists along major
streets and in a planned activity center, and provide a gateway along 2I2th Street
SW into the City of Edmonds.
Some goals for the Highway 99 Conidor that are relevant to the current proposal include
Highway 99 Corridor Goal A. Improve access and circulation.
A.3 Make the conidor more qttractive and pedestrian-friendly (e.g., add trees and
landscaping) through a combination of development requirements and - when
available - public investment.
Highway 99 Corridor Goøl B. The City should consider the dffirent sections along
the conidor and emphasize their unique opportunities rather than view the corridor
as an undffirentiated continuum.
8.2 The City will encourage the retention of commercial uses which provide high
economic benefit to the city, such as new auto dealerships, and encourage these
types of uses to locate within the Highway 99 Corridor. When these uses are
proposed to be located within one of the corridor focus areas, these uses should
also comply with the goals and policies outlinedþr eachfocus area.
Highway 99 Conídor Goal C. Encourage development that ts sensitive to
sur r ounding ne i ghb or ho o ds.
C.2 New development should be allowed and encouraged to develop to the fullest
extent possible while assuring that the design quality and amenities provided
contribute to the overall character and quality of the corridor.
Highway 99 Conidor Goal D. Encourage a variety of uses and building types. A
variety of uses and building types is appropriate to take advantage of dffirent
opportunities and conditions.
D.l Upgrade the architectural and londscape design qualities of the coruidor.
Establish uniþrm signage regulations for all properties within the corridor area
which provide þr business visibility and commerce while minimizing clutter and
distraction to the public.
Within the Community Culture and Urban Design Element of the Comprehensive Plan,
three specific design objectives are identified for the Highway 99 Conidor. An analysis
of the proposal against these design objectives is provided below.
1. General Appearance and ldentity. Design of buildings and spaces along Highway 99
should encourage a feeling of identity associated with different sections of the
highway.
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IX.
File No. PLN20l 60059
A d m i n i s t r a t i v e " ;r::i"f:;";;
The Magic Toyota site is not located within a specihc focus area of the corridor;
however, the proposed new car dealership facility is consistent with the automotive
cluster along this section of Highway 99.
2. Site Design. Síte design should allow þr vehicular access and parking as well as safe
occess and circulation for pedestrians. Vfhenever possible, sites should provide
connections between adjacent businesses and between businesses and nearby
r e sidential ne i ghb orho o ds.
The site design allows for efficient vehicular access through the property and
provides access points and circulation paths for pedestrians. The sidewalks along
212th Street SV/ will be upgraded to current City standards which will also help
improve pedestrian circulation in the area. No residential areas are located in the
vicinity of the site (Attachment 3).
3. Landscaping and Buffering. Landscaping, fencing or other appropriate techniques
should be used to soften the street front of sites and also used to buffer more intensive
uses from adjoining less intensive use areas (e.g. buffer commercial from residential
development).
Landscaping with the proposed development will comply with the landscaping
requirements of ECDC 20.13 (Attachment 5).
In reviewing the proposal against all applicable design objectives of the Comprehensive
Plan as discussed above, the proposal is consistent with the goals and policies of the
Comprehensive Plan.
APPLICABLE CODES:
1. ECDC 16.60 (CG - General Commerciall
a. ECDC 16.60.010 - Uses: The proposed car dealership use is a permitted primary
use within the CG2 zone.
b. ECDC 16.60.020 - Site Development Standards - General:
i. Setbacks: The CG2 zone requires a minimum street setback of four feet,
which must be fully landscaped. The proposed Magic Toyota building will be
located approximaiely 50 feãt from the street property lines along 2l2|h Street
SW and Highway 99. A four foot landscape strip is provided along both
frontages (Attachment 5).
ii. Height: The maximum allowed height within the CG2 zone is 75 feet. The
proposed building is well below the allowable height with the tallest point of
the buildingat34 feet in height (Attachment 3).
c. ECDC 16.60.030 contains design standards applicable to the CG2 zone as related
to screening and buffering, access and parking, site design and layout, ffid
building design and massing:
i. Screening and Buffering
1. General
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A. Retaining walls facing adjacent property or public rights-of-way shall
not exceed seven feet in height. A minimum of four feet of planted
terrace is required between stepped wall segments.
The project does not include the construction of any retaining walls.
B. Landscaping buffers shall be integrated into the design and layout of
water detention and treatment elements, to minimize the physical and
visual impacts of the water quality elements.
Stormwater detention is proposed for the development and all
detention facilities will be located below the surface. Landscaping is
provided consistent with ECDC 20.13 (Attachment 5).
C. All parking lots are required to provide Type V interior landscaping.
The parking area for the Magic Toyota site is a combination of display
sites for the car dealership and parking spaces for customers and
employees. Some of the parking and display areas are located in an
existing parking structure that will remain and on the rooftop of the
proposed new structure. 192 parking and display areas are located at
grade around the new facility. These spaces were used to determine
the quantity of Type V landscaping required. With 35 square feet of
Type V landscaping required per space, at total of 6,720 square feet of
Type V landscaping is required. 6,775 square feet of Type V
landscaping is being provided (Attachment 5).
D. Type I landscaping is required for commercial, institutional and
medical uses adjacent to single-fomily or multïfamily zones. The
buffer shall be a minimum of l0 feet in width and continuous in length.
The subject property is not adjacent to any residentially zoned property
so Type I landscaping is not required (Attachment 9).
E. Landscape buffers, Type I, shall be used in parking ereas adjacent to
single-family zones.
The subject property is not adjacent to any residentially zoned property
so Type I landscaping is not required (Attachment 9).
F. When no setback is otherwise required, Type III landscaping three feet
in width and continuous length is required between uses in the same
zone.
Within the CG2 zone no setback is required along the side and rear
property lines unless the property is adjacent to residentially zoned
property. As noted above, the subject property is not adjacent to any
residentially zoned property. The southern portion of the site where
an existing parking structure was permitted a few years ago is
remaining. Type III landscaping consistent with the requirements of
ECDC 20.13.030.C has been proposed along the western property line
(Attachment 5).
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File No. PLN20160059
Administrative De sign Review
Magic Toyota
2. Parking Lots Abutting Streets.
A. Type IV landscaping, minimum four feet wide, is required along all
street frontages.
Type IV landscaping has been provided along the frontag es of 2l2rh
Street SW and Highway 99 (Attachment 5).
ii. Access and Parking
I. Not more than 50 percent of total parking space may be located between
the building's front facade and the primary street.
57 customer parking spaces will be provided with the development. Only
16 of those customer parking spaces will be located between the front
facade of the building and Highway 99 (Attachment 3).
2. Parking lots may not be located on corner locations adjacent to public
streets.
The proposal is for a car dealership which will have display areas located
on the corner, but none of the customer or employee parking spaces will
be located on the corner.
3. Pedestrian building entries must connect directly to the public sidewalk
and to adjacent developments iffeasible.
Two ADA accessible pedestrian paths connect the site to the sidewalks
along 2l2th Street SW and Highway 99 (Attachment 3).
4. Internal pedestrian routes shall extend to the property line and connect to
existing pedestrian routes if applicable. Potential future connections shall
also be identified such that pedestrian access between developments can
occur without walking in the parking or access areas.
Two ADA accessible pedestrian paths connect the site to the sidewalks
along 2l2th Street SW and Highway 99 (Attachment 3).
5. llhen a transit or bus stop is located in front of or adjacent to a parcel,
pedestrian connections linking the transit stop directly to the new
development sre required.
A transit stop is located in front of the subject property along Highway 99.
The pedestrian route connecting the site to Highway 99 will meet the
sidewalk near the transit stop.
iii. Site Design and Layout.
1. Lighting
A. All lighting shall be shielded and directed away from adjacent parcels.
Lights within the car display area are directed away from adjacent
parcels and have a significant cutoff at the property boundary. Light
levels will be will be dimmed 50% during nonoperational hours
(Attachment 8).
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Magic Toyota
B. Parking lots shall have light poles with (r mqximum of 25 feet in height
Light ltxtures will be mounted at25 feet above grade (Attachment 8).
C. Entries shall have lighting for safety and visibility integrated with the
building/canopy.
Entry lighting has been integrated with the building design
(Attachments 6 and 7).
iv. Building Design and Massing
1. Buildings shall convey a visually distinct "base" and "top." A "bese"
and "top" can be emphasized in dffirent ways, such as masonry pattern,
more architectural detail, step:backs and overhangs, lighting, recesses,
visible "plinth" above which the wall rises, storefront, canopies, or e
combination thereof.
The project is composed of two separate elements: the sales office and
service/ check-in areas. Each has a 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 façade panels. The repetitive
recessed columns provide relief for a single wall look. The ACM materials
in silver and red further dehne 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 materials, height and illumination.
The support wing is parlially 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 and212th. As such
the "top" is defined by brightly painted guardrail and cornice element,
providing a termination and visual relief. (Attachments 6 and 7).
ii. In buildings with footprints of over 10,000 square feet, attention needs to
be given to scale, massing, andfacade design so as to reduce the effect of
large single building masses. L'[/ays to accomplish this can include
articulation, changes of materials, ffiets, setbacks, angles or curves of
facades, or by the use of distinctive roof forms. This can also be
accomplished by using architectural elements not listed above, as
approved, that meet the intent. Note that facade ffiets or step-baclrs
should not be applied to the ground floor of street-front facades in
pedestrian-oriented zone s or districts.
The office sales wing uses setbacks, angles at the entry, the entry portal
and variations in roof forrn 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 leducing the building mass
and breaks the building into distinctive masses (Attachments 6 - 7).
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-
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Magic Toyota
buried nature of this wing and the requirement of flat roof plane to allow
for the rooftop 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.
iii. Alternatives to massing requirements may be achieved by:
A. Creation of a public plaza or other open space which may substitute
"fo, a massing requirement if the space is at least 1,000 square feet in
area. In commercial zones, this public space shall be a public plaza
with amenities such as benches, tables, planters and other elements.
While not specifically used to meet the massing criteria, the plaza area
at the portal entry is consistent with this standard.
iv. To ensure that buildings do not display blank, unattractive walls to the
abutting streets or residential properties, walls or portions of walls
abutting streets or visible from residentially zoned properties shall have
architectural treatment applied by incorporating at least four of the
following elements in the design of the facade:
1. Masonry (except for flat conuete block).
2. Concrete or masonry plinth at the base of the wall.
3. Belt courses of dffirent texture and color.
4. Projecting cornice.
5. Projecting metal conopy.
6. Decorativetilework.
7. Trellis containing planting.
8. Medallions.
9. Artwork or wall graphics.
I 0. Vertical dffirentiation
11. Lightingfixtures.
12. An architectural element not listed above, as opproved, that meets
the intent.
As described in the above sections each portion of the building is
articulated as a separate entity. In addition particular concern is placed
upon the 2l2th Street façade 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 3 in the design. Item
l0 with the portal and articulation at the columns is used. Further along
the service wing item 4 is used to provide visual interest. Item 5 is used
along the Highway 99 elevation for both weather protection and visual
interest. Item 7 is used at the NE comer of the wing along with the grade
Page 9 of 12
File No. PLN20160059
A dmin ßtrative De si gn Reuiew
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
IJ.
Along the north facade (2I2rh 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 3)
and use of the projecting cornice (Item 4). The elevation has vertical
differentiation through the elevated star tower at the NW corner and the
framework at the top of the ramp (Item 10 and item 5) Finally, Trellis
sections are used at the NE corner tying together the Highway 99 comer
and the 2l2th elevations and further articulating the ðhange in grade
(Attachments 6 and 7).
d. Based on the above review, all of the applicable zoning requirements of ECDC
16.60 will be achieved with the subject proposal.
2. ECDC 20.12 (District-Based Desíen Review)
Pursuant to ECDC 20.10.010.8, since the subject site is located within the General
Commercial (CG2) zone as well "Highway 99 Corridor" designation of the
Comprehensive Plan, the proposal is subject to district-based design review under the
requirements of ECDC 20.T2. ECDC 16.60.030 requires that such design review be
conducted by the Architectural Design Board (ADB) only if the project includes
buildings exceeding 75 feet in the CG2 zone and specifies that projects not exceeding
this height limit may be reviewed by staff as a Type I decision. As such, the proposal
is subject to administrative district-based design review since the proposed building
will not exceed 75 feet in height. As part of the design review, staff must find that the
proposed development is consistent with both the Comprehensive Plan and the
Zoning Ordinance. Specifically, design standards applicable to the CG2 zone are
provided in ECDC 16.60.030.
Compliance with the design criteria of the Comprehensive Plan as well as the Zoning
Ordinance (ECDC 16.60.030) is discussed above. Staff feels that the project, as
conditioned, meets the applicable district-based design review criteria.
3. ECDC 20.13 (Landscunins)
Design standards for the CG2 zone contained with ECDC 16.60.030 proscribe the
requirements for what types of landscaping are required given various aspects of the
proposal. As discussed above, the proposal is compliant with the landscaping
requirements of ECDC 16.60.030 and the specific types of landscaping as detailed in
ECDC 20.13.030 (Attachment 5)
CONCLUSION:
Based on the above analysis of the project proposal, it has been determined that the
proposal is consistent with the urban design objectives of the Comprehensive Plan and
the applicable requirements of the Edmonds Community Development Code (ECDC),
X.
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File No. PLN20160059
Administrative Design Revietv
Magic Toyota
particularly the requirements of the General Commercial (CG2) zone, the on-site parking
requirements, the district-based design review process, and the landscaping requirements.
XI.DECISION:
Based on the facts, conclusions, and attachments to this report, staff finds that the design
review for the new Magic Toyota building under File No. PLN20160059 is APPROVED
with the following conditions:
1. A lot line adjustment must be completed prior to building permit issuance for the new
structure so that the building will not cross any parcel lines.
2. Light standards within the parking and display area shall be limited to 25 feet in
height.
3. Individual elements of this project are required to meet all applicable city codes, and
it is the responsibility of the applicant to apply for and obtain all necessary permits.
XII. EXPIRATION:
The subject application was submitted as an augments design review application under
ECDC 19.00.030. Pursuant to ECDC 19.00.030.4.5, all required building permit
submittals must be made within 90 days of the design review approval. Failure to
supplement the building permit application within 90 days of design review approval will
result in the forfeiture of all fees paid and no vesting right shall attach.
Expiration - Section 20.12.90 describes the time limits for design review approval.
ECDC 20.12.090.A: Unless the owner submits a fully completed building permit
application necessary to bring about the approved alterations, or, if no building
permit application is required, substantially commences the use allowed within l8
months from the date of approval, ADB or hearing examiner approval shall expire
and be null and void, unless the owner files a fully completed application for an
extension of time prior to the expiration date.
XIII. PARTIES OF RECORD:
Broadus Family LLC
21300 Highway 99
Edmonds, V/A 98026
Strotkamp Architects
PO Box 501
Burlington, WA 98233
Snohomish County PUD No. 1
PO Box 1107
Everett, WA 98206-l|0l
City of Edmonds
l2l - 5th Ave. N
Edmonds, WA 98020
Community Transit
7100 Hardeson Road
Everett, WA 98203
XIV. ATTACHMENTS:
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1. Land Use Application Form
2. Application Cover Letter
3. Site Plan
4. Civil Plans
5. Landscape Plan
6. Color Elevations
7. Perspective Views
8. Lighting Plan
9. Zoningand Vicinity Map
10. SEPA Checklist
11. SEPA MDNS
12. Community Transit Comment Letter
13. Snohomish County PUD No. Comment Letter
14. Fire District No. I Comments
15. Building Division Comments
16. Engineering Division Comments
City of Edmonds
Land Use Application
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. PLEASE NOTE THAT ÀLL INFORMATION CONTAINED WTHIN THE AI'PLICATION I.' A PABLIC RECORD '
PROPERTY ADT,RI¿SS OR LOCATION 21300 HTGHWAY 99
PROJECT NAM[, (IF APPLICABLT)Replacement Facility for Maqic Tovota
PRoPERTY OIVNER Broadus Family LLC PHotlE g 866.858.1s15
A.DDRESS 2L300 Hwy 99 Edmonds, Wa. 98026
E.MAIL Fnx# NA
T¡xAccouNrg 00580700000601 2,4,5,7,8 SEc. 29 Twr. 27 Ruc. 4 EWM
DESCRIPTION OF PROJECT OR PROPOSED USE LETTER As NECESSARY)-
See at,Memo from Stro tects
DEsczuBEHowTHEPRoJEcTMËETSAPPLlcABLEcoDES(ATTAcHcovERLETTERAsNECESs^RY)-
See at t,ached Memo from SEroEkamp ArchiEecEs
APPLICANT Strotkamp Architects PHor.rE#206 .979 .B3zo/360 .854.9907
ADDRESS P.O. Box 50L,Burlinqton WA 98233
E.MAIL dhestes aia@frontier. com Fex# NA
coNrAclPERsoN/AGENT H)NE# 206 '979 '8320/42s '3t6
AÐDRISS P.O. Box 501 BurlingEon I¡lA 98233
E.MAlL dhestes aiaofrontier.com tsarchitects t.net
Tho undersigned applicant,
release" indemni!, defend
and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to
and hold the Edmonds harmless from any and all damages, including reasonable attomey's
fees, arising from any aotion or or part upon falsc, misleading, inaccurate or incomplete information
firnished by the applicant,
By my signature, I certify that
and that I ân authorized to file
thc hcrcrvith submitted are bue and corrsct to the best ofmy knowledgc
this thc owncr as listcd below.
SIONATURE OF APPLICANT/DATE ?A
Property Owncr's Authorization
the State of
is a truc and corect for the
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Attachment 1
Strotkamp Architects
P.O. Box 501
Burlington WA 98233
Memo
To:
City of Edmonds
Development Services
Department
From: Strotkamp Architects
David Estes
Date: 21 December 2016
(206)-979-8320
Email: dhestes_aia@frontier.com
Re: Magic Toyota
19.00,030 Architectural Design
Review – Optional Vesting
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
Traffic Safety and
Circulation Report
The study focus on highway safety and corridor improvements
making reference at one point to the 212th and Highway 99
intersection. It mentions improvements to channelization to
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eliminate split phase signal timing. No other mention
concerning the site or site area is noted in the report.
2015 Fehr & Peers SR 99
Access management and
Cross Section Report
The study suggests to install median and “C” curb between
212th and 216th along with U turn at both 212th and 216th
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
Site Design
See Section 16.60.030 for a detailed description of how the site
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
objective
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
objective.
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.
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19.00.030 Architectural Design Review – Optional Vesting
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Page: 3
Design Objectives for
Building Form
A.14 the facility as designed is articulated and varies in design
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
building Facade
A.18 It is unclear based on reading this goal, what the intent of
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
Highway 99 Corridor
C.1 The facility is consistent with the automotive cluster along
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
Trees
A.1 Does not apply to this project as the dealership has no
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
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19.00.030 Architectural Design Review – Optional Vesting
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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
Standards - General
A. Height The base elevation of the first floor is at 378’-0”
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
Standards- Design
Standards Part A.
Under the general requirements of this section, all retaining
walls comply as none are over 4’-0” in height, except the
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.
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Sections A.1.f, 1.g, 1.h, 1.j do not apply.
Section A.1.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.1.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.B Site Development
Standards- Design
Standards Part B.
B.1 Required parking provided at a rate of one (1) space per
400 sq. ft. of gross building area. See sheet A-1.0 for parking
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 212th.
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.C Site Development
Standards- Design
Standards Part C.
It appears that this specific section applies only to projects
containing multiple buildings on the site. Since the existing
parking structure will remain, Section C.2 could be inferred
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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 façade 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.D Site Development
Standards- Design
Standards Part D.1
The project is composed of two separate elements:
the sales office and service/ check-in areas. Each has a
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
façade 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
Standards- Design
Standards Part D.2
This sections deals with scale and massing; the comments in
section D.1 above apply here also. The office sales wing uses
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
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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
Standards- Design
Standards Part D.3
This section is not used in meeting the design standards as it
provides an alternative approach. Interestingly the plaza at
the portal entry given its size could have been used to meet
this standard.
Site Development
Standards- Design
Standards Part D.4
As described in the above sections each portion of the
building is articulated as a separate entity. In addition
particular concern is placed upon the 212th street façade
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
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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
Requirements
B.5 Has been used to determine the required customer and
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
Classification
For purposes of this submittal the project is classified as a
Large Project Site.
18.30.060 Storm Water
Management
Requirements
See the Preliminary Plan and Drainage Report as part of this
submittals for design, calculations and requirements to
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.
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Figure 18.1 Minimum Parking
Lot Requirements
Project complies. See civil engineering drawings.
Figure 18.2 Turning Clearances
for Access of Fire
Fighting Equipment
Project complies, autoturn was run with the standard
clearances.
Section 19.00.030 Architectural Design Review – Optional Vesting
Item
Title. Comment
19.00.030 Architectural Design
Review – optional
Vesting
This project is submitted for Design Review under the
optional vesting method, including a Building Permit
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
Design Review
Applications
This project is being submitted under Chapter
19.00.030 .
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
Review
This project falls under staff review as part of the GC2
zoning on the Highway 99.
Chapter 20.13 Landscape Requirements
Item
Title. Comment
20.13.010 Landscape Plan
Requirements
See the attached landscape plan as part of this submittal. Per
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
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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
Standards
A. While this preference has been taken into consideration
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
Standards
Section A and B Trellis are used at the NE corner of the
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
Chapter Adopted
As this project does not fall under chapter 20.12 District
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.
Attachment 2
Attachment 3
Attachment 4
Attachment 4
Attachment 4
Know what's
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Attachment 5
Attachment 6
Attachment 7
Attachment 7
Attachment 8
MAGIC TOYOTA - EXTERIOR LIGHTING SUMMARY 1/27/2017
LABEL DESCRIPTION NO PER POLELUMENS L/POLE TOTAL LUMENS
F700 DSX2 LED 80C 700 40K T4M 10 1 21,672 20,601 216,720
B1000 DSX2 LED 80C 1000 40K T4M 2 2 29,823 29,823 59,646
B700 DSX2 LED 80C 700 40K T4M 10 2 21,672 21,672 216,720
GROUP D 1000 DSX2 LED 80C 1000 40K T4M 7 4 29,823 29,823 835,044
GROUP D 700 DSX2 LED 80C 700 40K T4M 5 4 21,672 21,672 433,440
WS 700 DSX2 LED 80C 700 40K T3M 1 1 21,381 21,381 21,381
TOTAL SITE LIGHTING W/O FRONTAGE 1,782,951
FRONTAGE FIXTURES
GROUP C700 DSX2 LED 90C 700 TISHSR90 6 1 23,483
DSX2 LED 90C 700 T1SHSL90 6 1 23,483
DSX2 LED 80C700 BLC 6 1 16,791 63,757 382,542
GROUP C1000 DSX2 LED 90C 1000 TISHSR90 13 1 32,212
DSX2 LED 90C 1000 T1SHSL90 13 1 32,212
DSX2 LED 80C1000 BLC 13 1 22,174 86,598 1,125,774
GROUP B1000 DSX2 LED 80C 1000 40K T4M 1 2 29,823 29,823 29,823
TOTAL FRONTAGE LUMENS 1,538,139
LUMENS PER FOOT (1023 LIN FT)1,504
TOTAL SITE LUMENS 3,321,090
ALLOWABLE SITE LIGHTING PER WA NREC Watts)zone 3 zone 4
BASE WATTS 750 1,300
PARKING 140000.00 0.08 w/sqft 11200 0.10 w/sqft 14,000
DISPLAY AREA 137 SPACES X 180 SQ FT 0.50 w/sqft 12,330 0.70 w/sqft 17,262
FRONTAGE 991 LIN FT 10 w/lin ft 9,910 30 w/ lin ft 29,730
TOTAL WATTS 34,190 62,292
CONVERSION WATTS TO LUMENS 3,419,000 6,229,200
100 LUMENS PER WALL
NOTES:
1. CONVERSION LUMENS TO WATTS AT 100 LUMENS PER WATT
2. CONVERSION FC TO LUMENS APPROX 10 LUMENS/ FC
Attachment 8
Attachment 8
Attachment 8
Attachment 8
Attachment 8
Attachment 8
MAGIC TOYOTA - EXTERIOR LIGHTING SUMMARY 1/27/2017
LABEL DESCRIPTION NO PER POLELUMENS L/POLE TOTAL LUMENS
F700 DSX2 LED 80C 700 40K T4M 10 1 21,672 20,601 216,720
B1000 DSX2 LED 80C 1000 40K T4M 2 2 29,823 29,823 59,646
B700 DSX2 LED 80C 700 40K T4M 10 2 21,672 21,672 216,720
GROUP D 1000 DSX2 LED 80C 1000 40K T4M 7 4 29,823 29,823 835,044
GROUP D 700 DSX2 LED 80C 700 40K T4M 5 4 21,672 21,672 433,440
WS 700 DSX2 LED 80C 700 40K T3M 1 1 21,381 21,381 21,381
TOTAL SITE LIGHTING W/O FRONTAGE 1,782,951
FRONTAGE FIXTURES
GROUP C700 DSX2 LED 90C 700 TISHSR90 6 1 23,483
DSX2 LED 90C 700 T1SHSL90 6 1 23,483
DSX2 LED 80C700 BLC 6 1 16,791 63,757 382,542
GROUP C1000 DSX2 LED 90C 1000 TISHSR90 13 1 32,212
DSX2 LED 90C 1000 T1SHSL90 13 1 32,212
DSX2 LED 80C1000 BLC 13 1 22,174 86,598 1,125,774
GROUP B1000 DSX2 LED 80C 1000 40K T4M 1 2 29,823 29,823 29,823
TOTAL FRONTAGE LUMENS 1,538,139
LUMENS PER FOOT (1023 LIN FT)1,504
TOTAL SITE LUMENS 3,321,090
ALLOWABLE SITE LIGHTING PER WA NREC Watts)zone 3 zone 4
BASE WATTS 750 1,300
PARKING 140000.00 0.08 w/sqft 11200 0.10 w/sqft 14,000
DISPLAY AREA 137 SPACES X 180 SQ FT 0.50 w/sqft 12,330 0.70 w/sqft 17,262
FRONTAGE 991 LIN FT 10 w/lin ft 9,910 30 w/ lin ft 29,730
TOTAL WATTS 34,190 62,292
CONVERSION WATTS TO LUMENS 3,419,000 6,229,200
100 LUMENS PER WALL
NOTES:
1. CONVERSION LUMENS TO WATTS AT 100 LUMENS PER WATT
2. CONVERSION FC TO LUMENS APPROX 10 LUMENS/ FC
Attachment 8
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Project LocationRM-2.4
Zoning and Vicinity MapPLN20160059Magic Toyota Design Review21300 Highway 99
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Attachment 9
SEPA Checklist New Facility for MAGIC TOYOTA 01 December 2016
SE PA ENVIRoNMENTAL cHEcKLIST
UPDATED 2016
\ilAC 197-11-960 Environmental checklist guidance updated January 2076
A. secrcnouND
l. Name of proposed project, if applicable:
A Replacement Facility for Magic Toyota
21300 Highway 99
Edmonds, WA
2. Name of applicant:
Strotkamp Architects for Magic Toyota
3. Address and phone number of applicant and contact person:
Strotkamp Architects
P.O. Box 501
Burlington W,4'.98233
Attn: David Estes, AIA
Q06)-e7 e -8320 t (42s-316-897 9
4. Date checklist prepared:
21 December 2016
5. Agency requesting checklist:
City of Edmonds, I)evelopment Services I)epartment
6. Proposed timing or schedule (including phasing, if applicable):
Submittal of Building permit and SEPA for Project Vesting Application December 2016
Construction Start Spring 2017
7. Do you have any plans for future additions, expansion, or further activity related to or connected
with this proposal? If yes, explain.
No
8. List any environmental information you know about that has been prepared, or will be prepared,
directly related to this proposal.
I
Attachment 10
SEPA Checkl-ist New Facility for MAGIC TOYOTA 01 December 2076
6àn'V /-
Past SEPA and City of Edmonds Comprehensive Plan Masterplan.t\Ð
-\(r
9. Do you know whether applications are pending for governmental approvals
directly affecting the property covered by your proposal? Ifyes, explain.
ofother proposals
None
10. List any government approvals or permits that will be needed for your proposal, if known.
SEPA, fill and grade, and building permits as required by the city of Edmonds.
I 1. Give brief; complete description of your proposal, including the proposed uses and the size of
the project and site. There are several questions later in this checklist that askyou to describe
certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead
agencies may modiff this form to include additional specific information on project description.)
The project is for the construction of a replacement facility on the same site as the original.
The existing facility will be demolished and an enlarged and updated facility built to replace
it. The new facility main floor foot print is 37,730 sq ft with an upper level of 9,290 sq ft.
Roof top parking for aprox. 80 cars are provided over a portion of the facility. The current
site is approx 4.65 acres comprising six parcels. An existing two level parking/vehicle storage
facility will remain on site. Extensive site development is required as the slope of the site
requires that a portion be sunk into the ground.
The building construction is to be of type II-B construction, sprinklered. Occupancy groups
B and S-1 per the IBC.
Utilities will be relocated and extensive storm water management will be utilized
12. Location of the proposal. Give sufficient information for a person to understand the precise
location of your proposed project, including a street address, if any, and section, township, and
range, if known. If a proposal would occur over arange of area, provide the range or boundaries of
the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably
available. While you should submit any plans required by the agency, you are not required to
duplicate maps or detailed plans submitted with any permit applications related to this checklist.
21300 Highway 99 Edmonds \üA located in Section 29, Township 27 Range 4 E.W.M.
B. gtwnoNvENTAL ELEMENTS
l. Earth
a. General description of the site (circle one): Flat, rolling, hilly, steep slopes,
mountainous, other. . .
b. What is the steepest slope on the site (approximate percent slope)?
_t$vo
2
Attachment 10
SEPA Checklist New Facility for MAGIC TOYOTA 01 December 2016
Less than 15.0"Â generally
c. What general fypes of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, speciff them and note
any agricultural land of long term commercial significance and whether the proposal
results in removing any of these soils...
The onsite soils per NRCS soils survey are Bow Gravely loam having a hydrologic soil
classification of C/D. Very dense silty sand with gravel (glacial till)
d. Are there surface indications or history of unstable soils in the immediate vicinity? If
so, describe.
None known
e. Describe the purpose,Wpe, total area and approximate quantities and total affected
area of any filling, excavation or grading proposed. Indicate source of fill.
The project will require approximately 7,000 cubic yards of cut and L'500 cubic
yards of fitl of fill. Cut and fill materials will obtained and disposed of from and
at of fill from local permitted sites.
f. Could erosion occur as a result of clearing, construction, or use? If so, generally
describe.
Erosion may occur as a result of clearing, grading, and construction of proposed improvements.
However, temporary erosion and sediment control measures will be implemented in accordance
with standard practices to minimize impacts.
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
In the area of site development approximately 95"/"
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
A temporary erosion and sediment control plan will be developed per the 2005 DOE Storm water
Manual best management practices and it will be followed throughout construction. Upon project
completion, a perrnanent storm water drainage system along with landscaping improvements will
be in place to control erosion.
t-4"
J
2. Air
Attachment 10
SEPA Checklist. New Facilíty for MAGIC TOYOTA 01 December 2O16
a. What types of emissions to the air would result from the proposal during construction,
operation and maintenance when the project is completed? If any, generally
describe and give approximate quantities if known.
Dust, vehicle emissions during installation of utilities and construction of the project.
b. Are there any off-site sources of emissions or odor thatmay affect your proposal? If
so, generally describe.
None
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
If necessary, watering with water trucks for dust control during the development.
Emission levels will be monitored as according to law.
3. Water
a. Surface
l) Is there any surface water body on or in the immediate vicinity of the site (including
year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe
type and provide names. If appropriatd, state what stream or river it flows into.
No.
2) Will the project require any work over, in, or adjacent to (within 200 feet) the
described waters? Ifyes, please describe and attach available plans.
nla
3) Estimate the amount of fill and dredge material that would be placed in or removed
from surface water or wetlands and indicate the area of the site that would be
affected. lndicate the source of fill material.
None
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
No.
5) Does the proposal lie within a 100-year floodplain? If so, note location on the site
plan.
4
No.
Attachment 10
SEPA Checklist New Facility for MAGIC TOYOTA 01 December 201-6
6) Does the proposal involve any discharges of waste materials to surface waters? If
so, describe the type of waste and anticipated volume of discharge.
No.
b. Ground
1) Will groundwater be withdrawn from a well for drinking water or other purposes? If
so give a general description of the well, proposed uses and approximate quantities
withdrawn from the well. Will water be discharged to Groundwater? Give general
description, purpose, and approximate quantities if known.
No.
2) Describe waste material that will be discharged into the ground from septic tanks or
other sources, if any (for example: Domestic sewage; industrial, containing the
following chemicals . . . ; agricultural; etc.). Describe the general size ofthe system,
the number of such systems, the number of houses to be served (if applicable), or
the number of animals or humans the system(s) are expected to serve.
None Are Proposed
c. Water runoff (including stormwater):
l) Describe the source of runoff (including storm water) and method of collection and
disposal, if any (include quantities, if known). Where will this water flow? Will
this water flow into other waters? If so, describe.
Site runoff will be routed to a new onsite detention vault for flow control prior to being
routed to the existing Contech Stormfilter vault that was sized for the entire site for
water quality treatment. Runoff will discharge from the site via an existing connection
to the conveyance system in SR 99. This conveyance system eventually discharges to
Hall Creek where it crosses 216th Street SW.
2) Could waste materials enter ground or surface waters? If so, generally describe
The proposed site improvements create non pollution generating impervious surfaces.
During construction Best Management practices shall be implemented to minimize
potential risk of waste materials leaving the site.
3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so
describe.
5
No.
Attachment 10
SEPA Checklist. New Facility for II{AGIC TOYOTA 01 December 201-6 ,ú'å-l
I
(/tIf¡lI'!
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d. Proposed measures to reduce or control surface, ground, and runoff water and drainage
pattern impacts, if any:
See Grading plan and report for specific measures taken. Flow control and water
quality measures implemented per the 2005 DOE Storm water Management Manual.
4. Plants
a. Check or circle types of vegetation found on the site:
X Deciduous tree: alder, maple, aspen, other
Evergreen tree: fir, cedar, pine, other
-X- shrubs
Àgrass
Pasture
Crop or grain
_Orchards, vineyards or perrnanent crops
Wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
Water plants: water lily, eelgrass, milfoil, other
Other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
Site is presently 957" asphalt surface or compacted fill, existing grâss area to be removed,
existing perimeter landscape to remain along west and south edge of the site. None removed
except as part of native materials established in fill areas
c. List threatened or endangered species known to be on or near the site.
None.
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any:
None
e.List all noxious weeds and invasive species known to be on or near the site
None
5. Animals
A. List any birds and other animals which have been observed on or near the site or are
known to be on or near the site:
;rJ
6
Attachment 10
SEPA Checklist New Facility for MAGIC TOYOTA 01 December 2016
Birds: hawk, heron, eagle, songbirds, other:
Mammals: deer, bear, elk, beaver, other:
Fish: bass, salmon, trout, herring, shellfish, other:
b. List any threatened or endangered species known to be on or near the site.
None known.
c. Is the site part of a migration route? If so, explain
No.f^'dt..-1
d. Proposed measures to preserve or enhance wildlife, if any:
e. List any invasive animal species known to be on or near the site. -- rA04
6. Energy and natural resources
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet
the completed project's energy needs? Describe whether it will be used for heating,
manufacturing, etc.
Electricity from Snohomish County PUD. Natural Gas used for general heating
b. Would your project affect the potential use of solar energy by adjacent propefties? If so,
generally describe.
No.
c. What kinds of energy conservation features are included in the plans of this proposal?
List other proposed measures to reduce or control energy impacts, if any:
Project will be designed to meet or exceed the current energy codes.
7. Environmental health
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire
and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so,
describe.
No.
l) Describe any known or possible contamination at the site from present or past uses
nla
7
Attachment 10
SEPA Checklist New Facility for MAGIC TOYOTA 01 December 2016
None known.
2) Describe existing hazardous chemicals/conditions that might affect project
development and design. This includes underground hazardous liquid and gas
transmission pipelines located within the project area and in the vicinity.
None Known
3) Describe any toxic or hazardous chemicals that might be stored, used or produced during the
projects development or construction, or at any time during the operating life of the project.
None Known
4) Describe special emergency services that might be required:
The project may need to be serviced by the Fire, Ambulance, and Police Departments as is
the current facility located on the site.
5) Proposed measures to reduce or control environmental health hazard,s, if any:
nla
b. Noise
1) What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operation, other)?
There will be construction traffic during the building process and typical commercial
business traffic thereafter. Operations noise will be typical retail noise during normal
business hours.
2) What types and levels of noise would be created by or associated with the project on
a short-term or a long-term basis (for example: traffic, construction, operation,
other)? Indicate what hours noise would come from the site.
Minor construction noise during the hours of 7:00 am and 7:00 pm during the
construction phase. Normal business traffic thereafter
3) Proposed measures to reduce or control noise impacts, if any:
nla
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o\
ÍKtàr$;8. Land and shoreline use
a. What is the current use of the site and adjacent properties? Will the proposal affect
current land uses on nearby or adjacent properties, ifso describe.
8
Attachment 10
SEPA Checklist New Facility for MAGIC TOYOTA 01 December 201-6
The project is zoned CG2 and complies with the current comprehensive plan
designation
b. Has the project site been used as working farmlands or working forests? If so
describe How much agricultural or forest land of long term commercial significance will
be converted to other uses as a result ofthe proposal, ifany? Ifresource lands have not
been designated, how many acres in farmland or forest land tax status will be converted
to nonfarm or nonforest use??
No. has been a car dealership for at least 25 years, use prior to that time unknown
l) Will the proposal affect or be affected by surrounding working farm or forest land normal
business operations, such as oversize equipment access, the application of pesticides, tilling and
harvesting? If so How:
No
c. Describe any structures on the site.
Multiple facilities related to automotive usages include the current dealer operation and a
two store parking facility
d. Will any structures be demolished? If so, what?
Yes, the current dealership and a small wood frame building on the NW corner of the site
e. What is the current zoning classification of the site?
The current zoning classification is CG-2 General commercial.
f. What is the current comprehensive plan designation ofthe site?
Corridor I)evelopment Highway 99
g. If applicable, what is the current shoreline master program designation of the site?
nla
h. Has any part of the site been classified as a critical area by the city or the county? If
so, speciS'.
No.
L Approximately how many people would reside or work in the completed project?
I
Attachment 10
SEPA Checklist New Facility for MAGIC TOYOTA 01 December 2016
The addition of this project is not anticipated to add or delete any personal from the current
headcount
j Approximately how many people would the completed project displace?
None
k. Proposed measures to avoid or reduce displacement impacts, if any:
nla
L Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any:
Application and development of this proposal has been submitted and reviewed based on
city development regulations and comprehensive plans. The existing use and occupancy
will not change with this project.
m. Proposed measures to reduce or control impacts to agricultural and forest lands of long term
commercial signifrcance, if any
9. Housing
a. Approximately how many units would be provided, if any? Indicate whether high,
middle, or low-income housing.
None.
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
None.
c. Proposed measures to reduce or control housing impacts, if any:
nla
10. Aesthetics
a. What is the tallest height of any proposed structure(s), not including antennas; what
is the principal exterior building material(s) proposed?
32'-3"is the height of the portal element. The exterior of the building wilt be
constructed with ACM (Aluminum Composite Material) at the display/sales and office
wing. Painted concrete will be used for the serryice and Service reception areas.
10
Attachment 10
SEPA Checkl-ist New Facility for MAGIC TOYOTA 0l- December 201-6
b. What views in the immediate vicinity would be altered or obstructed?
None.
c.Proposed measures to reduce or control aesthetic impacts, if any:
None
I l. Light and glare
a. What type of light or glare will the proposal produce? What time of day would it
mainly occur?
Typical vehicle lights for the purpose of construction. After construction, there will be
lights for the truck movement and security lighting on the building. Automotive
display areas are lit for customer viewing. Times and photo sensors control the
amount of lite during various times.
b. Could light or glare from the finished project be a safety hazard or interfere with
views?
No.
c. What existing ofÊsite sources of light or glare may affect your proposal?
None except Highway 99 is lite by overhead lights in the area of the site along with
street tighting on 2l2th.
d. Proposed measures to reduce or control light and glare impacts, if any:
LED lighting with cutoffs, photo sensors and nighttime dimming will be provided on
the site
12. Recreation
a. What designated and informal recreational opportunities are in the immediate
vicinity?
All of those found in the Edmonds and Snohomish County area specifically as
identified in the Current city comprehensive plan. Swimming, boating, fishing, water
sports, etc.
Would the proposed project displace any existing recreational uses? If so, describe
No.
c. Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any:
a.
b,
ll
Attachment 10
SEPA Checkl-ist New Facility for MAGIC TOYOTA 01 December 2076
nla
13. Historic and cultural preservation
a.Are there any buildings, structures, or sites, located on or near the site that are over
45 years old listed in or eligible for listing in national state or local preservation
registers? If so, specifically describe.
No.
b. Are there any landmarks, features, or other evidence of Indian or historic use or
occupation? This may include human burials or old cemeteries. Are there any
material evidence, artifacts or areas of cultural importance on or near the site?
Please list any professional studies conducted at the site to identify such resources.
None.
c.Describe the methods used to assess the potential impacts to cultural and historical
resources on or near the project site. Examples include consultation with tribes and
the department of archeology and historic preseruation, archaeological studies ,p ÊÞ
historic maps GIS data etc.
nla
UJ ,4q
d. Proposed measures to avoid, minimize, or compensate for loss, change to, and
disturbances to resources. Please include plans for the above and permits that may be
required.
14. Transportation
Identi$'public streets and highways serving the site or affected geographic area, and
describe proposed access to the existing street system. Show on site plans, if any.
Access from both 212th Street, a main arterial and direct connection to Highway 99
then to I-5. The two accesses to 2l2th Street will be full access, the North aıcess to
Highway 99 is a right-in/right-out and the south access to Highway 99 is a full access
connection.
b. Is the site or affected geographic area currently served by public transit? If so
generally describe. If not, what is the approximate distance to the
nearest transit stop?
Yes, there is a transit stop on Highway 99 the site frontage that serves Community
transit Route 101with service to the Marnier Park and Ride to Aurora Vitlage every
thirty minutes. There is a SWIFT transit stop approximately 940 feetsouth at2l6th
ñ ()
a.
12
Attachment 10
SEPA Checklist New Facility for MAGIC TOYOTA 01 December 201-6
Street SW with service from Everett Station to Aurora Village every 12 minutes. In
addition the Edmonds Park and Ride is located approximately two blocks from the
site which is served by multiple bus routes.
How many parking spaces would the completed project or non project proposal
have? How many would the project or proposed eliminate?
The project will result in some additional parking on site including rooftop parking
for employees and storage of for sale vehicles. Total vehicle spaces for display storage,
customers and employees will be approx.500 spaces.
d. Will the proposal require any new or improvements to existing roads or streets,
pedestrian, bicycle or state transportation facilities, not including driveways? If so,
generally describe (indicate whether public or private).
The existing 5' sidewalk along 2l2th will be widened to 7' by filling in the existing
landscape strip between the existing sidewalk and the back of existing curb. Existing
utilities in the landscape strip will be relocated to the back of curb.
The Highway 99 frontage is fully developed and does not require any further
improvements.
e.Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
No.
f. How many vehicular trips per day would be generated by the completed project or
proposal? If known, indicate when peak volumes would occur and what percentage
of the volume would be trucks (such as commercial or non-passenger
vehicles).What data or transportation models were used to make these estimates.
The completed project would add 581.11 new trips per day with 35.37 occurring
during the AM perk hours between 7 and 9 AM and 23.88 during the peak PM peak-
hour between 4 and 6 PM. The data was generated by the Institute of Transportation
Engineers and a study of another car dealership in the area.
g. Will the proposal interfere with, affect or be affected by the movement of agricultural
and forest products on roads or streets in the area? Ifso generally describe.
No.
Proposed measures to reduce or control transportation impacts, if any:
Payment of Traffic Impact Fees. Existing driveways within 100 feet of the intersection
ol2l2th and SR 99 to be removed.
c
h
l3
Attachment 10
SEPA Checklist New Facilit.y for II4AGIC TOYOTA 01 December 2016
15. Public services
Would the project result in an increased need for public services (for example: fire
protection, police protection, public transit, health care, schools, other)? Ifso,
generally describe.
No
b. Proposed measures to reduce or control direct impacts on public services, if any.
None.
16. Utilities
a. Circle utilities currently available at the site: electricity, natural gas, water, refuse
service, telephone, sanitary sewer, septic system, other.
And cable television.
b. Describe the utilities that are proposed for the project, the utility providing the
service, and the general construction activities on the site or in the immediate
vicinity which might be needed.
All those listed above in question 16a.
C. srcxanns
The above answers are true and complete to the best of my knowledge. I understand that the lead
agency ls to make its decision.
Signature:ame of !'f>...
an d A gen cylO r ganization
Date Submitt.¿,1¡l \>--LOt t,
a.
I
t4
Attachment 10
CITY OF EDMONDS
121 sTH AVENUE NORTH, EDMONDS, WA 98020 (4251771-0220
MITIGATED DETERMINATION OF NONSIGNIFICANGE
Description of proposal: Magic Toyota is proposing to demolish the existing 20,000 square foot facility
and replace it with a new approximately 47,000 square foot facility with rooftop parking. The site will be
reconfigured for parking and display of vehicles and new landscaping installed consistent with City of
Edmonds landscaping requirements. The project will involve approximately 7,000 cubic yards of cut and
1,500 cubic yards of fill.
Proponent: Strotkamp Architects for Magic Toyota
Location of proposal, including street address if any: 21300 Highway 99, Edmonds, WA.
Tax Parcel Numbers 00580700000601, 00580700000604, 00580700000605, and 00580700000608
Lead agency: City of Edmonds
The lead agency has determined that the requirements for environmental analysis and protection
have been adequately addressed Ín the development regulations and comprehensive plan adopted
under chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as
provided by RCW 43.21C.240 and WAC 197-11-158 andlor mitigating rneasures have been applied
that ensure no significant adverse impacts will be created.
An environmental impact statement is not required under RCW 43.21C.030(2Xc) This decision was
made after review of a completed environmental checklist and other information on file with the lead
agency. This information is available to the public on request.
There is no comment period for this DNS.
XX This DNS is issued under 197-1l3a0Q); the lead agency will not act on this proposalfor 14
days from the date below. Comments must be submitted by F 1 2017
MITIGATING MEASURES INCORPORATED INTO THE PROPOSAL
1. THE DEVELOPMENTS LIGHTING LEVELS SHALL NOT CREATE A BRIGHT SPOT OUT OF
CHARACTER WITH THE SURROUNDING NEIGHBORHOOD.
Project Planner: Kernen Lien, Senior Planner
Responsible Official: Rob Chave, Planning Manager
Contact lnformation: City of Edmonds | 121 llh Avenue North, Edmonds WA 98020 | 425-771-0220
Date:l'3ù' 17 '';./r/".--Signature:ø (rT'v-
XX You may appeal this determination to Robert Chave, Planning Manager, at 121 5th Avenue
North, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the
appeal with the required appeal fee, adjacent property owners list and notarized affidavit form
no later than February 20, 2017 You should be prepared to make specific factual
objections. Contact Rob Chave to read or ask about the procedures for SEPA appeals.
SEPA MDNS.DOC
t/261t'|.sEPA,
Page 1 of2
Attachment 11
XX Posted on January 30. 2017 , at the Edmonds Public Library and Edmonds Public Safety
Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA
Center (SEPAunit@ecv.wa.qov). Mailed to property owners within 300 feet of the site.
XX Distribute to "Checked" Agencies below.
The SEPA Checklist, project plans, location map, and DNS are available at https://permits.edmonds.wa.us/citizen t.
Search for file number PLN20160059. These materials are also available for viewing at the Planning Division -
located on the second floor of City Hall: 121 lth Avenue North, Edmonds WA 98020.
Notice Mailed to the following
XX xx
XX Wash¡ngton State Dept. of Transportation
Attn: Ramin Pazooki
SnoKing Developer Services, MS 221
15700 Dayton Ave. N.
PO Box 330310
Seattle, WA 98133-9710
Puget Sound Partnership
P.O. Box 40900
Olympia, WA 98504-0900
xx Tulalip Tribal Council
6700 Totem Beach Road
Marysville, WA 98270
xx
Attachments
pc: File No.
SEPA Notebook
Environmental Review Section
Department of Ecology
P.O. Box 47703
Olympia, WA 98504-7703
Email : SEPAunit@ecv.wa.gov
COMCAST
Outside.flant Engineer, North Region
152575"'St. SW Ste 200
Everett, WA 98203
Department of Archaeology & Historic
Perservation
PO Box 48343
Olympia, WA 98504-8343
Snohomish County Fire District No. 1
Headquarters Station No. 1
Attn.: Director of Fire Services
12310 Meridian Avenue South
Everett, WA 98208-5764
City of Lynnwood
Attn.: Senior Planner
P.O. Box 5008
Lynnwood, WA 98046
Community TransitAttn.: Kate Tourtellot
7100 Hardeson Road
Everett, WA 98203
Puget Sound Energy
Attn: David Matulich
PO Box 97034, M/S BOT-1G
Bellevue, WA 98009-9734
david. matulich@pse.com
M. L. Wicklund
Snohomish Co. PUD
PO Box 1 107
Everett, WA 98206-1107
XX
XX
XX
SEPA_MDNS.DOC
u26lt7 SEPA
Page2 of2
Attachment 11
Lien, Kernen
From:
Sent:
To:
Cc:
Subject:
Attachments:
Kate Tou rtel lot < Kate.Tourtel lot@commtrans.org >
Thursday, February 02,2017 1L:04 AM
Lien, Kernen
Tony Smith
Magic Toyota
0368_001-.pdf
Hi Kernen-
Thank you for sending us a copy to the MDNS for Magic Toyota. lf the project includes frontage improvements along
Highwaygg,CommunityTransitrequestsabuspadbeincluded. Wehaveanexistingstopinfrontofthesubject
property that is serviced by Community Transit route 101, one of our most popular and productive routes. Attached is
the schematic of the pad we're are requesting: Type #4 - 6 feet by L6 feet. lf you have specific questions, please contact
Tony Smith, Capital Transit Planner. He's being copied on this email so you have his email address, and his phone
number is (425) 348-2303.
Thank you-
Kate
Kate Tourtellot, AICP
Senior Transportation Pla nner
Community Transit
(4251 348-23L4
kate.tou rtel lot@com mtra ns.org
1
Attachment 12
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Attachment 12
SNOl.lOI\/tISH COTJNTY
PUBLIC UTILITY DISTRICT NO. 1
Pl'TID Providing quality water, power and service at a competítive price that our customers value
Kernen Lien
City of Edmonds
l2I5ú Avenue North
Edmonds, WA 98020
February 10,2017 RECC.,V€Ð
FE8 s 1 20fi
PtÁ,V,Vt^/û
DF¡:i
Dear Mr. Lien:
Reference No.: Magic Toyota
District DR Number: 17-026
The District presently has sufficient electric system capacity to serve the proposed
development. However, the existing District facilities in the local area may require upgrading.
Existing PUD facilities and easements may need modifications or relocations at the developer's
expense. Any relocation, alteration or removal of District facilities to accommodate this project
shall be at the expense of the project developer, and must be coordinated with the PUD in advance
of final design. Please include any utility work in all applicable permits.
Cost of any work, new or upgrade, to existing facilities that is required to connect this
proposed development to the District electric system shall be in accordance with the applicable
District policy. The developer will be required to supply the District with suitable
locations/easements upon its property for any electrical facilities that must be installed to serve the
proposed development.
Please contact the District prior to design of the proposed project. For information about
specific electric service requirements, please call the District's South County office at 425-670-3200
to contact a Customer Engineer.
Sincerely
Edward Pride
Interim Senior Manager
Planning, Engineering, & Technical Services
1802-75thSheetS.W.oEverett,WAo98203 /MailingAddressrP.O.Boxll0T.Everett,WA¡98206-1107
425-783-4300 ¡ Toll-free in Western Washington at l-877 -783-1000, ext. 4300 r www.snopud.comAttachment 13
12425 Meridian Avenue S / Everett WA 98208 / 425-551-1200 www.firedistrict1.org
CITY OF EDMONDS
DEPARTMENT OF FIRE PREVENTION
01/09/2017
PLAN REVIEW NOTES FOR 21300 Hwy 99, PLN20160059, Magic Toyota
This review is conducted in accordance with 2015 International Fire Code and Edmonds Community
Development Code.
The following requirements may apply:
1. Fire access roads, IFC 503.2, COE/FD1 Standard.
2. Fire hydrant locations – IFC Appendix C and ECDC standard.
3. Fire Department Connection, IFC 912.2
4. Fire Flow requirements, IFC Appendix B
Project Contact:
Kevin Zweber
Fire Marshal
425-771-0213
Attachment 14
CITY OF EDMONDS - PLANNING DIVISION
COMMENT FORM
E PW-tnglneering EI r¡r" El pw - Mointenonce E ports & Rec.
E E"onornlc Dev. E ports Molntenonce
Pt N?O't Áno59
fltr',0'ng
Project N
Ma¡rie TovolrrApplicont's Nome
Property Locotion:2r300 99
Dole of Applicotion: '12.21.16 Dote Form Rouied: 12.21.1ó
Zoning . e.Gt
Project Description: New 47,000 Squqre Foot Cqr Deolership Buildinq wiTh roof top pqrkinq,
**PER ECDC 2O.O2.OO5 AtL COMMENTS MUST BE SUBMIfiED WITHIN I5 DAYS OF THE DATE
THIS FORM WAS DUE BY 1/T 1 17
lf you hove ony questions or need clorificotion on this pro.iect, pleose contoct
Responsible S KFPNFN I IFN Ext
Nome of lndividuolSubmilting Co
Title
E lf,ou" reviewed this /ond use proposo/
for my deportment ond hove
concludcd TîOT IT WOULD NOT AFFECT
MY DEPARTMENT, so lhove no
comments. My deportment moy olso
review lhis project during fhe building
permtt process (if opplicoble) ond
reserves the right to provide odditionol
commenfs of thot time.
Étr,ou" reviewed fhis lond use proposol" for my deportment ond hove
concluded thot IT WOULD AFFECT MY
DEPARIMENL so lhove provided
commenls or conditions below or
oftoched.
Commenls (pleose ottoch memo if odditionolspoce is needed):
The following conditions should be ottoched to this permit to ensure complionce with lhe
requirements of this deportment (pleose ottoch memo if odditionolspoce is needed):
{
Dote
sig
Phone/E-moil
Attachment 15
City of Edmonds
Date: March 10, 2017
To: Kernen Lien, Senior Planner
From: Jeanie McConnell, Engineering Program Manager
Subject:
PLN20160059 – Magic Toyota – 21300 Highway 99 Design Review
Engineering has reviewed the design review application for Magic Toyota at 21300 Highway
99. The information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards.
The City received comments from Community Transit requesting the installation of a bus
shelter pad at the existing stop adjacent to the subject property, if the proposed project
included frontage improvements. The requested bus shelter pad would be located behind the sidewalk and measure 6-feet in width by 16-feet in length. The request for a bus shelter pad
was forwarded to the applicant and they have indicated the frontage along Highway 99 is fully
developed and up to current standards. As the frontage is fully developed, construction of a
bus shelter pad would need to occur on private property at this location. Community Transit
has indicated they will live with the existing stop and work with the City, or other parties, if any future improvements are planned along Highway 99.
Compliance with Engineering codes and construction standards will be reviewed with the
building permit application for development of the site. The applicant is encouraged,
wherever feasible, to incorporate pervious pavements, rain gardens and/or other low impact development techniques into the project design.
Approval of the design review phase of the project does not constitute approval of the
improvements as shown on the submitted plans.
Thank you.
MEMORANDUM
Attachment 16