StaffReport_ADB-07-63.pdfe my
CITY OF EDMONDS
121 5'� Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
r y8go DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
- STAFF DECI'SI'ON -
ADB -200 7 63:
Application by Lance Mueller & Associates, representing Magic Toyota, for design review of a two-tier
70,000 sq. ft. concrete parking structure on the southerly portion of the Magic Toyota site located at
21300 Highway 99 in the General Commercial (CG2) zone.
Property owner:
David Broadus
Magic Toyota
21300 Highway 99
Edmonds WA 98026
Site Location:
Applicant:
Davis Hargrave
Lance Mueller & Associates
130 Lakeside Avenue — Suite 250
Seattle WA 98122
21300 Highway 99 in the General Commercial (CG2) zone (At
Project Proposal:
Magic Toyota has submitted for design review of the first
"phase" of development on the above site. Phase I includes •
site grading, demolition of the existing small shop building,
and construction of a new two-tier 70,000 square foot
concrete parking structure on the southerly portion of the
site. In addition, a storm water detention vault (designed to `_. : ....... :...:¢:
accommodate the overall site) will be built inside the new
garage during the first phase. The applicant has submitted for a building permit for these improvements,
which is currently in for review, under file number BLD -2007-0789. The Applicant notes that a future
second phase will consist of the demolition of the existing building and construction of a new automobile
dealership building of approximately 43,790 square feet and connection of the storm system to the
detention vault.
The Land Use Application is included as Attachment 1. The Applicant has provided a description of the
project, which is included as Attachment 2. A vicinity map is included as Attachment 3. Staff issued an
Environmental Determination of Nonsignificance on August 30, 2007 and received no comments or
appeals — this is included as Attachment 4. The SEPA determination was issued to include both phases of
development. The most recent site plan that was submitted with the Building Permit application on
October 17, 2007 is included as Attachment 5. The elevations are included as Attachment 6 and show
that the parking garage is cut into the slope and will remain well under the height limit (75 feet) for the
zone. Attachment 7 is the initial concept design, which shows both proposed phases of development
(Phase I is the new parking structure, which is under review at this time. A future Phase II would also
require a building permit and design review).
Page 1 of 5
Staff Report for ADB -2007-63
Magic Toyota
Design Review Process:
The subject site is in the General Commercial (CG2) zone, and this project requires District -Based Design
Review by staff. Projects that remain under the height limit are reviewed by staff with the building
permit process, and the design review is considered an administrative Staff Decision subject to the
requirements of ECDC 20.12 (District -Based Design Review), 20.95 (Staff Decision), 16.60 (General
Commercial), and the Comprehensive Plan.
Analysis:
1. Facts:
a. The improvements are proposed on property with a General Commercial zoning designation
(CG2).
h. The Magic Toyota auto dealership is the primary use of the site.
c. The immediate proposal is to grade the southerly portion of the site,
d. A SEPA Determination (DNS) was issued on August 30, 2007. No comments or appeals were
received (Attachment 4).
e. The Comprehensive Plan designation for Magic Toyota is "Highway 99 Corridor," and it is also
Iocated both within the "Medical/Highway 99 Activity Center" and the "Hi -Rise Node."
f. For this project, the grading will be approximately 1000 cubic yards of cut and 5600 cubic yards
of fill at the parking garage site (Attachment 4).
g. The parking garage is well under 75 feet in height (Attachment 6).
h. ECDC 16.60.030 states that design review by the Architectural Design Board is required for any
project that includes buildings exceeding 75 feet in height in the CG2 zone. Projects not
exceeding these heights may be reviewed by staff as a staff decision. Regardless of what review
process is required, all projects proposed in the CG2 zone must meet the design standards
contained in the following section.
i. There are no adjacent residentially -zoned properties.
j. ECDC 20.13.040 (Landscape bonds) states that an itemized cost estimate, covering landscaping
and irrigation, must be submitted for use in determining the landscape bond amount. The city
will use this estimate to set the amount of the landscape performance bond.
h. No itemized cost estimate has been submitted to date.
1. There are several Comprehensive Plan goals and policies for commercial development (some are
specific to the Medical/Highway 99 Activity Center). These include:
1 "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. " (Page 48)
/ Design Objectives for Building Form: "Building height and modulation guidelines are
essential to create diversity in buildingforms, minimize shadows cast by taller buildings upon
the pedestrian areas and to ensure compliance with policies in the city's Comprehensive
Plan. Protecting views from public parks and building entries as well as street views to the
mountains and Puget Sound are an important part of Edmonds character and urban form. "
(Page 77)
Page 2 of 5
Staff Report for ADB -2007-63
Magic Toyota
/ Highway 99 — General Appearance: "Creation of a new identity. Development of high
intensity nodes. Better identification of businesses by numbering. Encouragement of planned
business centers and design coordination among neighbors. Building forms compatible with
adjacent uses. Parking areas more clearly defined to eliminate confusion of driveways, street
and parking areas. Unsightly uses and storage screened by landscaping and fencing. "(Page
79)
m. The auto dealership is the proposed commercial land use, which is encouraged by the above
Comprehensive Plan policy.
n. The parking structure is cut into the slope, which minimizes the height and bulk of the building
and minimizes the potential for shadows along the pedestrian area and sidewalk.
o. The parking area is clearly defined.
p. The site fronts on both 212th Street SW and Highway 99. 212"' Street SW is considered a "Minor
Arterial" and Highway 99 is considered a "Principal Arterial."
q. Page 123 of the City of Edmonds Streetscape Plan shows Highway 99 as a "Key Route" that calls
for a specific type of street tree to be planted with new development. All trees shall be 3 inch
caliper minimum. Trees along Key Routes may also require WSDOT approval. Planting at sides
of Highway 99 should have a strong form and should allow views of business signage. A
medium to large narrow tree is recommended selected from this list:
1 Acer rubrum "Armstrong" / Armstrong Maple
1 Acer platanoides "Columnare" /Columnar Norway Maple
1 Nyssa sylvatica I Tupelo
r. The tree species shown on the Landscape Plan (Attachment S) are Pyrus Calleryana "Chanticleer"
/ Chanticleer Pear.
s. The immediate proposal meets the parking requirements. The total required parking (for the
entire site) is unknown at this time and will be reviewed with future "Phase Il" of development.
2. Conclusions:
a. The project appears to meet the design standards in the code (ECDC 16.60), however all
development standards will be reviewed with the building permit.
b. This project meets the design guidelines found in the Comprehensive Plan and the design review
chapter of the Edmonds Community Development Code (ECDC) 20.12.
c. A building permit for the proposed improvements will need to be approved prior to construction.
d. An itemized landscaping cost estimate will be required prior to planning final inspection in order
to determine the cost of the bond, pursuant to ECDC 20.13.010.
e. The Landscaping Plan will need to reflect one of the specific street trees intended for Highway
99, pursuant to the Edmonds Streetscape Plan (either Acer ruhrum "Armstrong" / Armstrong
Maple, Acer platanoides "Columnare" I Columnar Norway Maple, or Nyssa sylvatica / Tupelo)
f. With Phase II of development, the Applicant will need to demonstrate how the project meets the
required parking for the entire site, pursuant to ECDC 17.50.020.B.
g. With Phase II of development, the Applicant will need to demonstrate how the project meets the
required parking lot landscaping for the entire site, pursuant to ECDC 20.13.
Page 3 of 5
Staff Report for ADB -2007-63
Magic Toyota
Technical Review:
The Engineering Division, Building Division, Fire Department, Public Works Department, and the Parks
& Recreation Department have reviewed this design review application. No comments were received.
Public Comments:
The City has not received any comment letters for this project.
Decision:
Based on the facts, conclusions, and attachments to this report, staff finds that the design review for this
project (file number ADB -2007-63) is APPROVED with the following conditions:
1. The applicant must obtain a building permit for the proposed work, and individual elements of this
project are required to meet all applicable city codes.
2. An itemized landscaping cost estimate will be required prior to planning final inspection in order to
determine the cost of the landscaping bond(s), pursuant to ECDC 20.13.010.
3. The landscaping plan shall indicate one of the specific street trees intended for Highway 99, pursuant
to the Edmonds Streetscape Plan (either Acer rubrum "Armstrong" I Armstrong Maple, Acer
platanoides "Columnare" I Columnar Norway Maple, or Nyssa sylvatica 1 Tupelo).
4. With Phase 1� of development, the Applicant shall demonstrate how the project meets the required
parking for the entire site, pursuant to ECDC 17.5 0.020. B.
5. With Phase 11 of development, the Applicant shall demonstrate how the project meets the required
parking lot landscaping for the entire site, pursuant to ECDC 20.13.
6. Design review is administratively approved with the above conditions for the "Phase P' parking
structure and southerly development only. A future "Phase Il" proposal on the northerly portion of
the site would require both building permit review and design review of the proposed new
building(s).
I have reviewed the application for compliance with the Edmonds Community Development Code.
Gina Coccia, Planning Division
oo--l-
Date
Page 4 of S
Staff Report for ADB -2007-63
Magic Toyota
Attachments:
1.
Land Use Application
2.
Description of Project
3.
Vicinity Map
4.
SEPA Determination
5.
Site Plan
6. Elevations
7. , Concept Design
S. Landscape Plan
Requests for Reconsideration, Appeals, and Expiration:
The following is a summary of the deadlines and procedures for filing reconsiderations and appeals. Any
person wishing to file or respond to a recommendation or appeal should contact the Planning Division for
further procedural information.
Request for Reconsideration — Section 20.95.050.B.1 allows for staff to reconsider their decision if a
written request is filed within ten (10) working days of the date of the posting of the notice of decision.
Appeals — Section 20.105.010.A describes how appeals of a staff decision or recommendation shall be
made. Appeals shall be made in writing, and shall include the decision being appealed along with the
name of the project applicant and the date of the decision, the name and address of the individual or group
appealing the decision, their interest in the matter, and reasons why the appellant believes the decision to
be wrong, and the fee. The appeal must be filed with the Community Development Director within
fourteen (14) calendar days after the date of the decision being appealed.
Page 5 of 5
■ RECIE 1 L
city of edmonds AUG 1 4 2007
land use application PERMIT COUNTER
9 ARCHITECTURAL DESIGN REVIEW FOR OFFICIAL USE ONLY
0 COMPREHENSIVE PLAN AMENDMENT
0 CONDITIONAL USE PERMIT FILE # PLAI Zoo -70063 ZONE a Z
0 HOME OCCUPATION DATE Iq.10 7 REC'D BY i LC S CU
0 FORMAL SUBDIVISION FEE . d a RECEIPT #
0 SHORT SUBDIVISION
0 LOT LINE ADJUSTMENT HEARINGDATE AdYV WC--j"+1M
0 PLANNED RESIDENTIAL DEVELOPMENT 0 HE 0 __ST)F 0 PB 0 ADB OCC
0 OFFICIAL STREET MAP AMENDMENT
0 STREET VACATION
0 REZONE
0 SHORELINE PERMIT
0 VARIANCE 1 REASONABLE USE EXCEPTION
0 OTHER:
PROPERTY ADDRESSOR LOCATION 21300 Highway 99
PROJECT NAME (IF APPLICABLE) Magic Toyota
PROPERTY OWNER David Broadus PHONE# 425 775 4422
ADDRESS 21300 Highway 99 Edmonds, WA 98026
E-MAIL ADDRESSdavid@magictoyota.com FAX# 425 774 9427
TAXACCOUNT# See attached SEC. 29 TWP. 27N RNG, 4E W.M.
DESCRIPTION OF PROJECTOR PROPOSED USE see attached
APPLICANT Lance Mueller & Assoc./Arch. PHONE# 206 325 2553
ADDRESS 130 Lakeside Avenue. Ste 250 Seattle. WA 98122
l-MAILADDRESS davish@linueller.com FAX# 206 328 0554
CONTACT PERSON/AGENT Davis Hargrave PHONE # 206 325 2553 ext .111
ADDRESS 130 Lakeside AVenue"i. Ste 250 Seattle, WA 98122
E-MAIL ADDRESS davish@lmueller.com FAX# 206 328 0554
The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application
agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including
reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading,
inaccurate or incomplete information famished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my
knowledge and that I am authorized to fi application on the behalf of the owner as listed below.
SIGNATURE OF APPLICANT/AG T DATE '0
Property Owner's Authorization
By my signature, I certify that I have authorized the above Applicant/Agent to apply for the subject land use
application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject
property for the purposes of inspecti d posting attendant to this application.
SIGNATURE OF OWNER i DATE I pk)?_
�I
This application -form was revised own ]127100. To verify whether it is still current, call (425) 771-0220.
C;\Documents and SettingsWavislivenl SettingslTempordry Internet Fi1es10LK8FTand Use Application.doc
Attachment 1
Land Use Application
LANC1= MUELLER & ASSOCIA .S
A R C H 1 T E C T S - A 1 A
130 lakeside - suits 2SO - saatzie, Washington 98122
325-2553 fax 328-0554
DESCRIPTION OF PROJECT
date
Job *44*00Aco /7y4:V;P%
The new facility will be a phased construction 2roject - .the first phase will be
the site grading and demolition of 1 existing small shop building and construction of
a two tier, 70,000 sq. ft- concrete parkinq structure on the southerly ortion t
hQ
site. A storm water detention vault desi ned to accommodate the overall site will be
built inside the arae during the first phase,
The future second phase will consist of the demolition of the existing building and
construction of a new automobile dealershi2 building of approximately 43,790 sq. ft.
and connection of the storm system to the detention vault.
L/a1,GE MUELLER 6 ASSOCIA-rES
A A C I T E C T S A t A
20 lakeside - suit, 2517 - aaaCZJa, washingtan 93'72.2 date
325-2553 fax 328-0554 job
SITE NFaRMA 776N
I. SITE ADDRESS• -�",3o0
HIGHWAY 99
EDMONDS, WA .98025
.2 PARCEL NUMBERS 5807-000-006-050J, 5807-000-006-0107
00-5807-000-006-07, 00.5,607-000-006-02
005807-000-00s-ai 00,5,907-000-10016-04 .
.3 TO FAL AREA.- .1462,Z06 S4. 1-7. (4.18. ACJ
Attachment 2
Project Description
MAGIC TOYOTA
The proposed parking garage on the Magic Toyota site meets the commercial
guidelines by compliance with chapter 20.12.030 in regard to minimum lot area,
minimum lot width, minimum street setback, minimum side/rear yard setback,
maximum height, and maximum floor area.
The two tiered parking structure is partially buried into the existing site
topography which minimizes its height and overall impact. The east elevation
facing Highway 99 has both modulation and openings with architectural
detailing (railings, reveals, etc.) See concept plan and elevations submitted for
building permit.
The landscaping requirements were reduced in this zone by the City Council.
However, we have provided required landscaping along Highway 99 and have
exceeded the minimum requirements by extending required landscaping to the
building and providing a landscape island at the east entrance — see landscape
plan sumitted for building permit.
LANCE MUELLER S ASSOCIATES
A H C H 1 7 E C 7 S A 1 A
30 lakeside - spite 250 - seatrtia,
washingZan
58122 date
325-2553 fax 328-0554
job
208TH Sr. SW
208TH ST.
5W
71
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210TH ST. SW
SIT212TH
5VU
212TH ST.
SW
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215tH ST. SW
216TH Si. SW
220TH; ST. 5W
220TH ST. SW
VICINITY- MAP
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Attachment 3
Vicinity Map
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N CITY OF EDMONDS
es bio 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220
RCW 197-11-970 Determination of Nonsignificance (DNS)
DETERMINATION OF NONSIGNIFICANCE
Description of proposal: The proposed project consists of grading the southernly portion of the site and
building a two tier (70,000 s_f.) parking structure followed by demolition of the existing building and then
construction of the new auto dealership of approximately 43,790 s.f_ There will be approximately 1000
cubic yards of cut and 5600 cubic yards of fill at the parking garage site (Files BLD -2007-0789 and ADB -
2007 -0063).
Proponent: Lance Mueller & Associates (Davis Hargrave): 130 Lakeside — Suite 250, Seattle WA 98122.
Location of proposal, including street address if any: Magic Toyota: 21300 Highway 99, Edmonds.
Lead agency: CITY OF EDMONDS
The lead agency has determined that the requirements for environmental analysis and protection have
been adequately addressed in 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
43.21C240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no
significant adverse impacts will be created_
An environmental impact statement is not required under RCW 43.21.030(2)(c). 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 197-11-340(2), the lead agency will not act on this proposal for 14
days from the date below_ Comments must be submitted by September 13, 2007.
Project Planner: Gina Coccia, Planner
Responsible Official: Rob Chave, Planning Manager
Contact Information: City of Edmonds 1 121 5th Avenue North, Edmonds WA 98020 1425-771-0220
Date: Signature:%lAiAV &6kyV fir Rab chn AVS
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 September 13, 2007.
You should .be prepared to make specific factual objections_ Contact Rob Chave to read or ask about the
procedures for SEPA appeals.
XX Posted on August 30, 2007, at the Edmonds Public Library, Edmonds Community Services
Building, and the Edmonds Post Office.
XX Distribute to "Checked" Agencies on the reverse side of this form, along with a copy of the
Checklist.
Attachment 4
SEPA DETEPM3NAT[ON DOC Page I of 2 SEPA Determination
&29107. SEPA
• Mailed SEPA Determination to properties within 300 feet of the site.
• Mailed SEPA Determination and the Environmental Checklist to the following:
XX Environmental Review Section
Department of Ecology
P.O_ Box 47703
Olympia, WA 98504-7703
XX
COMCAST
Outside Plant Engineer, North Region
410 Valley Ave NW #12
Puyallup, WA 98371-3317
XX
Washington State Dept. of Transportation
Attn: Ramin Pazooki
SnoKing Developer Services, MS 221
15700 Dayton Ave_ N.
PO Box 330310
Seattle, WA 98133-9710
XX
DNR SEPA Center
P.O. Box 47015
Olympia, WA 98504-7015
XX
Puget Sound Regional Council
Attn.: S.R.C.
1011 Western Avenue, Suite 500
Seattle, WA 981 04-1 035
XX
City of Lynnwood
Attn.: Senior Planner
P.O. Box 5008
Lynnwood, WA 98046
Attachments
pc: File Nos. BLD -2007-0789 & ADS -2007-0063
SEPA Notebook
XX City of Mountlake Terrace
Principle Planner
23024 58th Avenue West
Mountlake Terrace, WA 98043
XX Stevens Hospital
21601 76th Avenue West
Edmonds, WA 98026
XX Community Transit
Attn-: Brent Russell
7100 Hardeson Road
Everett, WA 98203
XX Dean Saksena, Senior Manager
Snohomish Co. PUD
PO Box 1107
Everett, WA 98206-1107
XX Kojo Fordjour Department of
Transportation
Environmental Manager
29112 nd Ave. -
Seattle, WA 98121-1081
XX Applicant: Lance Mueller & Associates
Attn: Davis Hargrave
130 Lakeside, Suite 250
Seattle WA 98122
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Page 2 of 2
SEPA DETERMINATION DOC
8/29107. SEPA
SITE: Magic Toyota j
21300 Highway 99 I
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