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2019-02-28 Hearing Examiner Agendao Agenda - Edmonds Hearing Examiner snl. ynyo COUNCIL CHAMBERS 250 5TH AVE NORTH, EDMONDS, WA 98020 FEBRUARY 28, 2019, 3:00 PM CALL TO ORDER PUBLIC HEARING 1. St. Alban's Episcopal Church at 21405 82nd Place West is requesting a conditional use permit to allow West Edmonds Co-op Preschool to use the Church's Sunday school wing on weekdays during the school year. 2. Design Review and Pedestrian/Walkable Design Exception for Doug's Lynnwood Mazda. Doug's is proposing an addition to the existing Mazda service building at 22133 Highway 99 and together with an addition and remodel of the existing Mazda showroom to convert it into a Hyundai sales and service building at 22130 Highway 99. ADJOURNMENT Edmonds Hearing Examiner Agenda February 28, 2019 Page 1 2.1 Hearing Examiner Agenda Item Meeting Date: 02/28/2019 St. Alban's Episcopal Church at 21405 82nd Place West is requesting a conditional use permit to allow West Edmonds Co-op Preschool to use the Church's Sunday school wing on weekdays during the school year. Staff Lead: {enter Staff Lead or "N/A" here} Department: Planning Division Prepared By: Michael Clugston Background/History This is a new project (File PLN20190001). Staff Recommendation Staff recommends approval with conditions. Narrative Please refer to the associated staff report and attachments. Attachments: Staff Report PLN20190001 Attachment 1 - Application Attachment 2 - Cover letter Attachment 3 - Site and floor plans Attachment 4 -Aerial photo Attachment 5 - Complete application, notice documentation Attachment 6 - Building Division comments Attachment 7 - Fire District comments Attachment 8 - Engineering Memo Attachment 9 - Applicant response to comments Packet Pg. 2 2.1.a 'nc. 199V CITY OF EDM ON DS 121 5ch Avenue North, Edmonds WA 98020 Phone: 425.771.0220 ■ Fax: 425.771.0221 • Web: www.edmondswa DEVELOPMENT SERVICES DEPARTMENT a PLANNING DIVISION PLANNING DIVISION REPORT & RECOMMENDATION TO THE HEARING EXAMINER Project: Conditional Use Permit for St. Alban's Episcopal Church File Number: PLN20190001 Date of Report: February 21, 2019 Reviewed By: Mike Clugston, AICP, Senior Planner Applicant: Greg Peters Location: 21405 82nd Place West I. SUMMARY St. Alban's Episcopal Church is requesting a conditional use permit to allow West Edmonds Co-op Preschool to use the Church's Sunday school wing on weekdays during the school year from gam — 3pm. The Co-op will have a 2-year old's class of up to 16 children, a 3's class of up to 18, and a Pre-K class of up to 18. Further information about West Edmonds Co-op Preschool can be found at — https://www.wested mondscoop.com/. The project appears to be in compliance with the conditional use permit criteria in Chapter 20.05 of the Edmonds Community Development Code (ECDC); staff recommends approval with conditions. II. PROCESS A conditional use permit for a secondary use at a church like a preschool requires a Type III-B decision pursuant to Section 20.01.003 ECDC. The Hearing Examiner makes the decision following a public hearing. III. ATTACHMENTS 1. Land use application 2. Applicant's cover letter 3. Site plan and floor plan Packet Pg. 3 2.1.a 4. Aerial photo 5. Letter of Completeness and Notice of Application/Public Hearing 6. Building Division comments 7. Fire District comments 8. Engineering Division comments 9. Applicant comments IV. FINDINGS OF FACT, ANALYSIS AND CONCLUSIONS A. Setting The project site is located off of 82"d Place West, a winding residential street southeast of the "Five Corners" roundabout (Attachment 4). The approximately 2.5 acre site contains the church building, surface parking, and related outbuildings and structures. The site and surrounding area is zoned Single -Family Residential (RS-8). To the north and west radiating from "Five Corners" are parcels zoned and developed with multifamily and business uses. According to the County Assessor, St. Alban's was built in 1958 and the site was annexed by the City of Edmonds in 1959. B. Public Notice The subject application was submitted on January 3, 2019 and determined to be complete on January 31, 2019. In accordance with ECDC 20.03, a "Notice of Application and Public Hearing" was posted at the subject site, Public Safety Complex, Development Services Department, and Library on February 11, 2019 (Attachment 5). The notice was also published in the Herald Newspaper and mailed to property owners within 300 feet of the site using a mailing list provided by the applicant. No public comments have been received at this time. C. Environmental Assessment Critical Areas: The site was reviewed and inspected for critical areas under CRA19980233 and it was determined the site did not contain any critical areas. Since the original determination is more than five years old, a subsequent critical area checklist would need to be submitted if any new construction is proposed. 2. Shoreline: The subject property is not located within the shoreline jurisdiction 3. SEPA: Conditional use permits and similar land use decisions are categorically exempt from threshold determination and EIS requirements pursuant WAC 197- 11-800(6). D. Technical Staff Review In addition to the Planning Division, staff from South Snohomish County Fire and Rescue, and the City's Building and Engineering Divisions reviewed the proposal. St. Alban's CUP File No. PLN20190001 Page 2 of 8 Packet Pg. 4 2.1.a The Building Official did not have specific comments on the CUP and noted that a building permit would not be required unless triggered by alterations to the space within the church (Attachment 6). South County Fire noted that the use of the space in the church is acceptable but proposed several conditions which are included in this staff report (Attachment 7). The Engineering Division requested clarification about drop-off/pick-up and whether the gravel area south of the church would be used. If it is to be used, it would need to be improved to current code for stormwater management, landscaping, etc. (Attachment 8). A condition is proposed to require this information with a building permit for parking lot restriping. E. ECDC 20.05 Conditional Use Permits ECDC 20.05.010 contains the criteria for conditional use permits and states: "No Conditional Use Permit may be approved unless all of the findings in this section can be made." Staffs review of the criteria and findings is below: 1. That the proposed use is consistent with the Comprehensive Plan. The Comprehensive Plan designation for the St. Alban's site and surrounding properties is Single Family Urban 1. The Comp Plan is largely silent on churches and preschools but the following policies from the Residential Development Goals are related: Protect residential areas from incompatible land uses through the careful control of other types of development and expansion based upon the following principles: A.S.a. Residential privacy is a fundamental protection to be upheld by local government. A.S.b. Traffic not directly accessing residences in a neighborhood must be discouraged. A.S.c. Stable property values must not be threatened by view, traffic or land use encroachments. A.S.d. Private property must be protected from adverse environmental impacts of development including noise, drainage, traffic, slides, etc. (2017 Comprehensive Plan, page 67) The proposed preschool use within the existing church classrooms is compatible with the referenced Comprehensive Plan policies. 2. That the proposed use, and its location, is consistent with the purposes of the zoning ordinance and the purposes of the zone district in which the use is to be St. Alban's CUP File No. PLN20190001 Page 3 of 8 Packet Pg. 5 2.1.a located, and that the proposed use will meet all applicable requirements of the zoning ordinance. The church site is zoned Single -Family Residential (RS-8). According to ECDC 16.20.010.A.2, churches are a primary permitted in single family residential zones, subject to the requirements of ECDC 17.100.020. Preschools are a secondary use requiring a conditional use permit per ECDC 16.20.010.D.1. The following is an analysis of the proposal's compliance with the Community Facilities language for churches in ECDC 17.100.020. A. Permitted Use. Churches shall be allowed uses within all residential, business and commercial zones, subject to the requirements of this section. Neighborhood churches shall be outright permitted uses in all zones, community churches shall be conditional uses in all zones. A neighborhood church is a permitted use in all zones. St. Alban's is a neighborhood church because it has less than 22.000 so. ft. of gross floor area according to ECDC 21.15.015. B. Site Size. All church sites shall meet the minimum lot size for the zone in which they are located. The site is about 2.5 acres in the RS-8 zone where minimum lot size is 8,000 sq ft. C. Parking Requirements. All churches shall meet the on -site parking requirements of Chapter 17.50 ECDC. Joint use parking arrangements may be authorized under the provisions of Chapter 20.30 ECDC. All on -site parking lots shall be screened from adjacent residential properties with a solid wall or sight -obscuring fence not less than six feet in height. Such walls or fences may be built progressively as the parking facilities are installed. Landscaping shall be required in accordance with ECDC 20.13.025 and any additional conditions or requirements imposed pursuant to ADB review as required by Chapter 20.10 ECDC. The plan shall address the following: traffic control, parking management, mitigation measures for overflow parking into adjoining residential areas, and traffic movement to the nearest arterial street. According to ECDC 17.50.020.C.8, preschools require one parking space per 300 square feet OR one per employee plus one per five students, whichever is greater. By square footage, six (6) parking spaces would be required since the preschool would be about 1,800 sq. ft. of classroom space. Counting staff and students, however, 16 spaces would be required [6 for staff + 10 for students (up to 52 students/5 = 10.4)]. St. Alban's CUP File No. PLN20190001 Page 4 of 8 Packet Pg. 6 2.1.a There are about 26 existing spaces in the paved lot north of the church. That number satisfies the parking requirement for the preschool; however, the stalls will need to be restriped and a building permit is required for that work. Per ECDC 17.50.030.C, different uses on the same site must sum all requirements for the individual uses, reduced by any applicable joint use provisions. Regarding combining parking for the church and preschool, ECDC 17.50.030.13 indicates: Combination of uses shall meet the requirement based on the sum of all the uses reduced by any applicable joint use provisions (see ECDC 17.50.060]. Examples of such combined uses are: a furniture store with a retail display area and attached storage warehouse, a storage warehouse with attached office, a church with a parochial school, mixed use building with commercial and residential uses and so forth. While the religious use of the site is primarily on weekends and the preschool use will be Monday — Friday during the school year, a joint use parking agreement must be established in accordance ECDC 20.30 prior to beginning the preschool use at the site. D. Orientation to Transportation Facilities. 1. Neighborhood churches may be located upon a local (non -arterial) street. 2. Community churches that measure 22,000 square feet shall be located adjacent to a collector or minor arterial street, or within 1,200 feet, as measured along the centerline of the right-of-way, of a principal arterial street. St. Alban's is a neighborhood church and has been on a local residential street since 1958. E. Height. The maximum height shall not exceed the maximum height for the zone in which the church is located, provided, however, that: 1. In residential neighborhoods or in zones in which the height limit would not permit construction of a structure of 50 feet in height, a steeple, bell tower, cross or other religious symbol or icon may be permitted to a maximum total height, inclusive of such symbols or icons, of 50 feet, with a conditional use permit, in which case the minimum setback shall be increased by one foot for each one foot for which any portion of the structure that exceeds the maximum height for the applicable zoning district; and 2. In residential zones or any zone in which a structure 35 feet in height is not a permitted use, sanctuaries, auditoriums and other portions of St. Alban's CUP File No. PLN20190001 Page 5 of 8 Packet Pg. 7 2.1.a a structure which are utilized for religious assembly may be permitted to a height of 35 feet with a conditional use permit. The maximum height for the RS-8 zone is 25 feet. It is unknown whether the existing building meets the current height standards and exceptions but no change to height is proposed as part of this project; the preschool would use existing interior classroom space. F. Separate On -Site Structures. The maximum height for separate structures within the setback areas, such as bell towers, crosses, statuary, or other symbolic religious icons shall be 15 feet within residential zones and 20 feet in all other zones. No such structures are proposed as part of this project. G. Lighting. All exterior lighting shall be arranged and directed so as to direct the light away from adjacent residential uses. No additional lighting is proposed with this project. H. Noise. The noise levels generated by bell towers, chimes, live or recorded music, voices, or other sources, whether amplified or not, shall not violate the maximum environmental noise levels as established in WAC 173-60- 040, as hereafter amended. The City's noise standards in Chapter 5.30 of the Edmonds City Code apply to the proposed use and are enforced on a complaint basis. 1. Secondary Uses. 1. Any use otherwise allowed or conditionally permitted within the particular zone in which the church is located, may be allowed as a secondary use, provided, that the conditions of subsections (1)(2) and (3) of this section are met. 2. If the proposed secondary use is a conditional or nonconforming use in the zone in which the church is located, then a conditional use permit shall be required for such secondary use. 3. A use shall be considered secondary only where the use is subordinate to the primary use of free worship, with respect to at least two of the following criteria: a. The amount of space allocated to the use; b. The duration of use; or c. The number of people served or involved in the use. St. Alban's CUP File No. PLN20190001 Page 6 of 8 Packet Pg. 8 2.1.a Preschools are a permitted secondary use in the RS-8 zone with a conditional use permit. However, the preschool use must be subordinate to the primary church use per Subsection (3) above. The amount of space proposed to be used by the preschool is substantially less than the amount of space used for religious services and classes on Sundays (about 1,800 sq. ft. versus 8,800 sq. ft.) so criterion (3a) is satisfied. It's unknown exactly whether the duration criterion in (3b) would be met, however, because the preschool will use the building approximately 30 hours during the work week while religious services and classes occur primarily on Sundays. The number of students who would use the preschool (50 maximum) is less than the number of people attending religious services and classes (average of 75), so criterion (3c) is satisfied. 3. That the use, as approved or conditionally approved, will not be significantly detrimental to the public health, safety and welfare, and to nearby private property or improvements unless the use is a public necessity. As conditioned, the proposed preschool should not be significantly detrimental to the public health, safety and welfare and to nearby private property or improvements. Churches are commonly found in residential areas as are preschools and daycares operated out of church buildings. There would be more weekday traffic to the site during the school year (September to mid -June) but that would not be inconsistent for a church nor for a site near "Five Corners" and minor arterial roads like 212t" Street and 84t" Avenue. Residential privacy and property values would be little impacted by a use such as that proposed. 4. The hearing examiner shall determine whether the conditional use permit shall run with the land or shall be personal. If it runs with the land and the hearing examiner finds it in the public interest, the hearing examiner may require that it be recorded in the form of a covenant with the Snohomish County auditor. The hearing examiner may also determine whether the conditional use permit may or may not be used by a subsequent user of the same property. The applicant has requested that this permit be personal to West Edmonds Co- op Preschool. V. STAFF RECOMMENDATION Based upon the Findings of Fact, Conclusions, and Attachments to this staff report, staff recommends the Hearing Examiner APPROVE the St. Alban's conditional use permit in file PLN20190001 subject to the following conditions: The building's fire alarm must comply with NFPA 72. The alarm system will need to have a qualified fire alarm company examine and make recommendation to the building owner and Fire Marshall's Office. Any alterations to the fire alarm system require a permit. St. Alban's CUP File No. PLN20190001 Page 7 of 8 Packet Pg. 9 2.1.a 2. The north parking area must be restriped and drop-off/pick-up must be resolved to meet current code; a building permit is required. Any traffic impact fees will be assessed with the building permit. Should the gravel area south of the church be needed for parking or drop-off/pick-up, permits would be required to improve the area to current standards. 3. A joint use parking agreement between the church and preschool must be established per ECDC 20.30 prior to occupancy. 4. If alteration to interior space is needed, a building permit is required. 5. The Preschool must obtain a business license. VI. RECONSIDERATION According to ECDC 20.06.010, a party of record may submit a request to reconsider a Type III-B decision to the Development Services Director within 10 days after the date of issuance of the decision. The request must be made in writing and include all required information stated in ECDC 20.06.010(D) as well as the applicable fee. Vll. APPEAL Pursuant to ECDC 20.07.004, a party of record may submit a written appeal of a Type III- B decision to the Development Services Director within 14 days after the date of issuance of the decision. The appeal shall be made in writing and shall include all required information stated in ECDC 20.07.004(D) as well as the applicable fee. The appeal would be heard at a closed record hearing before the City Council according to the requirements of ECDC Chapter 20.07. Vill. TIME LIMIT AND EXTENSION "Unless the owner obtains a building permit or, if no building permit is required, substantially commences the use allowed within one year from the date of approval, the conditional use permit shall expire and be null and void, unless the owner files an application for an extension of time before the expiration date." [ECDC 20.05.020.C] "An application for any extension of time shall be reviewed by the community development director as a Type II decision." [ECDC 20.05.020.D] IX. PARTIES OF RECORD Greg Peters St. Alban's Episcopal Church 21405 82"d Place W Edmonds, WA 98026 St. Alban's CUP File No. PLN20190001 Page 8 of 8 Packet Pg. 10 2.1.b City of Edmonds Land Use Application E ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT >�, CONDITIONAL USE PERMIT HOME OCCUPATION rI FORMAL SUBDIVISION n SHORT SUBDIVISION D LOT LINE ADJUSTMENT J PLANNED RESIDENTIAL DEVELOPMENT D OFFICIAL STREET MAP AMENDMENT STREET VACATION ❑ REZONE ;7 SHORELINE PERMIT J VARIANCE / REASONABLE USE EXCEPTION I OTHER: FILE#Ty �ky4 X'`E� - � ZONE t-�- V DATE -3REC'D BY 0& FEE 23'1Q ' DD . RECEIPT # k HEARDATE IE ❑ STAFF PB C! ADB ❑ CC • PLEASE NOTE THAT ALL INFORMATIONCONTAINF.A 117TIIW THE APPLICATION 5 A PUBLIC RECORD a PROPERTY ADDRESS OR LOCATION 4 4 J L MLyt dwp PROJECT NAME (IF CAPPLICABLE) OO 24;, PROPERTY OWN ER # + ► (� ADDRESS f J . C.041 FAX # TAX ACCOUNT # SEC. TwP. --)—I RNG. 0 DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) APPLICANT ADDRESS E-MAIL TV F-5 e G CONTACT R50N A F.%T C r r S ADDRESS �0 E-MA1LtfjYll�J� ��r r � �Z'i� 'Not I SPA a 1 ! "► _ FAX # FAX # lVr S I Y O Z 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 attorneys fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its agents or employees. By my signature, I certify that the information and exhibits herew ue true and correct to the best of my knowledge and that I am authorized to file this application on the be o caner as S! aW, f , SIGNATURE OF APPLICANT/AGENT 11Gf � _ _ DATE , I U Property Owner's Authorization 1 , certify under the penalty of perjury under the laws of the State of Washington that the following is a true and correct statement: 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 inspection and posting attendant to this application. SIGNATURE OF OWNER Questions? Call (425) 771-0220. DATE Revised on 8122112 B -Land Use Application Attachment 1 PLN20190001 Page 1 of I Packet Pg. 11 December 3, 2018 St. Alban's Episcopal Church Development Services Department Planning Division 121 5th Ave N Edmonds, WA 98020 Re: Description of Proposed Use of Facility To Whom It May Concern: The Rector and Vestry members of St. Alban's Episcopal Church request a conditional use permit in order to sublet our Sunday School wing to an established co-op preschool, West Edmonds Co-op, which has been in operation since 1973. Operation of the preschool is based on the calendar year of the Edmonds School District beginning the first week of September each year through mid -June. West Edmonds Co-op will use our facility Monday through Friday 9am-3pm. They propose three different classes meeting at different times throughout the day. Their 2's Class (2.5 — 3 years of age) will have up to 16 children, 3's Class (3 — 4 years of age) will have up to 18 children, and Pre-K (4 — 5 years of age) will have up to 18 children. There are two hired teachers in each classroom along with volunteer parents each day. The teacher, staff, parent/student ratio for the 2's class is 1 adult to 2 children; 3's class 1 adult to 3 children; Pre-K 1 adult to 5 children. They will require 18 parking spaces for drop off for each class. Our parking lot meets this requirement. Thank you for your attention to our request, and don't hesitate to contact us if you have any questions. Si' cerely, Grego illiam Peters Rector, St. Alban's Episcopal Church 21405 82nd Place West. Edmonds, WA 98026 (425) 778-0371 Fax (425) 778-1583 Attachment 2 PLN20190001 Packet Pg. 12 �IN 0 C Y L M i 1 � } o 0 lie-� �, St. Alban's Episcopal Church - Building Remodel Proposed Site Plan 1212118 IA a+ i E Rooms propose remodel and cF _ P 'I g Atta packet P 13 Z� III =3' CHURCH OFFICE U- N LL LL If C LL k.L C C. St. Alban's Episcopal Church:- Building Remodel Proposed Floor Plan 1212118 -2 L\MNU �` �� ID Classroom #1 Classroom #2 Classroom #3 I L 0 E a� a aD N C O r C O V t U N1 C N C M 0 0 M N M C d E t V a E t U �a r Q cket P 14 PLNLN pag 2.1.e i City of Edmonds PLN20190001 0 0 188.08 376.2 Feet This map is a user generated static output from an Internet mapping site and is reference only. Data layers that appear on this map may or may not be accur WGS_1984_Web—Mercator _Auxiliary _Sphere current, or otherwise relia © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTI O O Fr k L � � � r�ouraiew a w r Legend L ArcSDE.GIS.STREET_CENTERLIN d <all other values> d N 1 2 C 5; 4 }O , 9;71;7;8 C O State Highways U <all other values> U L -_ 0 1 U rn z � to a O O a 20 L a E r a E Notes �a Conditional Use Permit for Preschool at a St. Alban's Episcopal Church Atta Packet Pg. 15 2.1.f CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 r Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION 'oc. 10,j January 31, 2019 Greg Peters St. Alban's Episcopal Church gwpeters@stalbansedmonds@gmail.com Subject: Letter of Complete Application — Conditional Use Permit for Preschool (PLN20190001) Dear Mr. Peters, On behalf of the City of Edmonds Planning Division, I have reviewed the referenced conditional use permit application for completeness. Pursuant to Section 20.02.002 of the Edmonds Community Development Code (ECDC), the application has been determined to meet the procedural submission requirements and therefore is complete; please accept this letter as the City's completeness notice in accordance with ECDC 20.02.003. While the application is technically complete, the City may request additional information or clarification during review of the project. The City will proceed to issue public notice as required by Chapter 20.03 of the ECDC. If you have any questions, please let me know either at 425-771-0220 or michael.clugston@e_dmondswa.gov. Sincerely, Mike Clugston, AICP Senior Planner ATTACHMENT PLN20190001 Packet Pg. 16 2.1.f Notice of Application and Public Hearing — File # PLN20190001 NOTICE OF APPLICATION Description of Proposal: St. Alban's Episcopal Church is requesting a conditional use permit to allow West Edmonds Co-op Preschool to use the Church's Sunday school wing on weekdays during the school year. The parcel is zoned Single Family Residential (RS-8). The review criteria for conditional use permits are found in Chapter 20.05 of the Edmonds Community Development Code (ECDC). Name of Applicant: Greg Peters Location: 21405 82°d Place W, Edmonds, WA, Tax Parcel Number 00373600300800 File No.: PLN20190001 Date of Application: January 3, 2019 Date of Completeness: January 31, 2019 Date of Notice: February 11, 2019 Requested Permit: Conditional Use Permit Other Required Permits: None Required Studies: None Existing Environmental Documents: Critical Area Checklist Comments on Proposal Due: February 28, 2019 (see public hearing information below). Any person has the right to comment on this application during the public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application can be viewed or obtained at the City of Edmonds Development Services Department, 121 - 5th Ave. N, Edmonds, WA 98020. Office hours are Monday - Friday from 8:00 a.m. to 4:30 p.m., (8:00 a.m. to noon only on Wednesday) or online through the City's website at https://permits.edmonds.wa.us/citizen through the Online Permits link. Search for permit PLN20190001. City Contact: Mike Clugston, AICP, Senior Planner, (425) 771-0220, michael.clugston@edmondswa.gov PUBLIC HEARING INFORMATION A public hearing before the Hearing Examiner will be held on Thursday, February 28, 2018 at 3:00 p.m. in the Council Chambers located at 250 - 5th Ave. N, Edmonds, WA 98020. ATTACHMENT PLN20190001 Packet Pg. 17 I 2.1.f I City of Edmonds P LN 20190001 I1 _ t - .l f �� +-....... M ,-t ,,'��% i-'wry- - .._ � • F �_ :. ;. ev, i J JJ-I�.�` � • , ��,; yam, � yy '�l r yy �±� r , ri d� +4��,'l�.�--+r': r _'i ��k{• , ~tii;•.�:.w4 `,�.9� Sri•_ :* ,.,T ,'- • J11— 1 0 188.08 376.2 Feet WGS_1984_Web-Mercator _Auxiliary -Sphere © City of EdmOONACHMENT 5 - T - 3t f Project Location ""'�a- it . <1 I� �rti s �Vwr �,. , - i T71 r i w 7 - ar )IIP 0 Legend v A ArcSDE.GIS.STREET—CENTERLIN <all other values> Q 1 2 5; 4 C O 91 711 7, B State Highways y <all other values> E 0 V O 1 d 2 C1 1: 4,514 in I Notes Conditional Use Permit for Preschool at This map is a user generated static output from an Internet mapping site and is for St Alban's Episcopal Church reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION Packet Pg. 18 2.1.f ADJACENT PROPERTY OWNERS LIST Attach this notarized declaration to the adjacent property owners list. On my oath, I certify that the names and addresses provided represent all properties located within 300 feet of the subject property. r� of Applicant or Applicant's Representative LJ Subscribed and sworn to before me this day of I Cam,— �Cit ry Public in and for the State of Washington Residing at 1q0 S � �u�} 04- gS02) DREW MAHINAY Notary Public State of Washington My Appointment Expires Jul 1, 2021 Revised on 9130111 P2 - Adjacent Property Owners List Page 2 of 2 ATTACHMENT PLN20190001 Packet Pg. 19 •� III-clot.I pin(1, ).ijI I,) 18nb i bl,i � I L.' ini pai 11-1 e 2oi 1,ia�': load (set assa_ipe,p saj}anbi}3 00467400001600 11/27/2018 00467400000800 11/27/2018 00467400000300 11/27/2018 DENOMA CARLENE M or RESIDENT ROSENBLATT MICHAEL or RESIDENT MY SISTER'S PLACE LLC or RESIDENT 111 S GREENFIELD RD UNIT 786 2376 WEAVERVILLE DR PO BOX 1477 MESA, AZ 85206 HENDERSON, NV 89044 EDMONDS, WA 98020 00467400001201 11/27/2018 LOWELL ROBERT/BARBARA or RESIDENT PO BOX 1597 EDMONDS, WA 98020 00373600300107 11/27/2018 THUESEN FAMI LTD PAR or RESIDENT 509 9TH AV N EDMOND , WA 98020-3038 00467400000500 11/27/2018 CAIN BENJAMIN T or RESIDENT 17201 SEALAWN PL EDMONDS, WA 98026 00467400001700 11/27/2018 GUINASSO THOMAS or RESIDENT 8232 214TH PLACE S W EDMONDS, WA 98026 00467400002703 11/27/2018 KARLSSON JESSE/COURTNE or RESIDENT 21211 82ND PL W EDMONDS, WA 98026 00467400002804 11/27/2018 BHANSALI USHA P/PRAFUL or RESIDENT 21205 82ND PLACE WEST EDMONDS, WA 98026 00565900000600 11/27/2018 BROWN JOSHUA 0 or RESIDENT 8308 215TH ST SW EDMONDS, WA 98026 00573200000600 11/27/2018 BELL LEROY M or RESIDENT 8115 213TH ST SW EDMONDS, WA 98026 00642500000100 11/27/2018 PHAM HA N or RESIDENT 8103 214TH PL SW EDMONDS, WA 98026 00373600300702 11/27/2018 MATUSZEWSKI ANNA or RESIDENT PO BOX 53 EDMONDS, WA 98020-0053 G0373600300701 11/27/2018 HINSCH STEVEN & KATHRY or RESIDENT 8609 236TH ST SW EDMONDS, WA 98026 00467400000900 11/27/2018 5 CORNERS LLC or RESIDENT 23632 HWY 99 STE F-502 EDMONDS, WA 98026 00467400002600 11/27/2018 HOFFMAN DELORIS E or RESIDENT 21223 82ND PL W EDMONDS, WA 98026 00467400002801 11/27/2018 OSMAN AYAN A or RESIDENT 21217 82ND PLACE WEST EDMONDS, WA 98026 00541500000500 11/27/2018 PETERS MICHAEL or RESIDENT 8109 215TH ST SW EDMONDS, WA 98026 G0565900000900 11/27/2018 QUEENAN KEVIN/YANITO R or RESIDENT 8220 215TH ST SW EDMONDS, WA 98026 00573200000800 11/27/2018 FARRELL DARIN V or RESIDENT 8128 213TH ST SW EDMONDS, WA 98026 00642500000200 11/27/2018 CURRIE CHAD M & ANGELA or RESIDENT 8105 214TH PL SW EDMONDS, WA 98026 00373600300106 11/27/2018 THUESEN FAMILY LTD PAR or RESIDENT 509 9TH AVE N EDMONDS, WA 98020-3038 00467400000400 11/27/2018 KRM & RGM PROPERTIES L or RESIDENT 8226 212TH ST SW EDMONDS, WA 98026 00467400001400 11/27/2018 ROGERS CANDACE L/JOHN or RESIDENT 21409 84TH AVE W EDMONDS, WA 98026 00467400002702 11/27/2018 CHIN-HIDANO KAIMANU/GA or RESIDENT 21215 82ND PL W EDMONDS, WA 98026 00467400002802 11/27/2018 DANIEL ABIY or RESIDENT 21213 82ND PL W EDMONDS, WA 98026 00541500000900 11/27/2018 CHAPMAN JEFFREY L & BA or RESIDENT 8120 215TH ST SW EDMONDS, WA 98026 00573200000500 11/27/2016 SCHULTZ PETER J or RESIDENT 8107 213TH ST SW EDMONDS, WA 98026 00573200001100 11/27/2018 FOX SUZANNE A or RESIDENT 8106 213TH ST S W EDMONDS, WA 98026 00642500000300 11/27/2018 VETTER BRIAN D/DUNLOP or RESIDENT 8107 214TH PL SW EDMONDS, WA 98026 ATTACHMENT PLN20190001 Packet Pg. 20 091S,�i-AV ;ueyeJblZC,tii,Ii41I Inn-Flo,{p.10(1u,,)1,iaJanOi.gi�,iyva�nyxi1Ejer�i)clo� .� slualeCI s1i:/��11 h/ea �.ian e zalld i laad �se� assa.ipe, p sajlanbi;3 �� 00642500000400 11/27/2018 PORAD MIKE E or RESIDENT 8109 214TH PL SW EDMONDS, WA 98026 01095900000600 11/27/2018 GARBERG LEXI E/MONTOYA or RESIDENT 8044 212TH ST SW UNIT 6 EDMONDS, WA 98026 00467400002704 11/27/2018 MILLER SUSAN or RESIDENT 21207 82ND PL W EDMONDS, WA 98026-7432 00373600300800 11/27/2018 ST ALBANS PARISH-EDMON or RESIDENT 21405 82ND PL W EDMONDS, WA 98026-7434 00467400000601 11/27/2016 CALVARY CHAP L EDMONDS or RESIDENT 8330 212T T SW EDMONQ6, WA 98026-7442 00573200000900 11/27/2018 ELVEN CHARLES N or RESIDENT 8124 213TH ST SW EDMONDS, WA 98026-7453 00642500000700 11/27/2018 KAHASSAI BELAI or RESIDENT 8106 214TH PL SW EDMONDS, WA 98026-7455 00467400001202 11/27/2018 KINGEN BONNY J or RESIDENT 8307 214TH PL SW EDMONDS, WA 98026-7457 00541500000700 11/27/2018 GRANDE ROBERT L or RESIDENT 8125 215TH ST SW EDMONDS, WA 98026-7463 00565900000100 11/27/2018 MCKNIGHT E L or RESIDENT 8203 215TH ST SW EDMONDS, WA 98026-7464 00642500000500 11/27/2018 ELIZABETH JEANETTE or RESIDENT 8110 214TH PL SW EDMONDS, WA 98026 00467400000902 11/27/2018 ALSTON GARY C or RESIDENT 21010 SUMMIT LN EDMONDS, WA 98026-6952 00467400002803 11/27/2018 SOUZA DANA A or RESIDENT 21209 82ND PL W EDMONDS, WA 98026-7432 00373600300801 11/27/2018 ST ALBANS PA EDMON or RESIDENT 21405 82N L W EDMO S, WA 98026-7434 0046740M 1100 11127=18 CALVARY C PEL EDMONDS or RESIDENT 8330 21 ST SW EDMO S, WA 98026-7442 00573200001000 11/27/2018 SHIVLEY NORMAN or RESIDENT 8114 213TH ST SW EDMONDS, WA 98026-7453 00642500000800 11/27/2018 NAMAGA WOLDEKIDAN A or RESIDENT 8104 214TH PL SW EDMONDS, WA 98026-7455 00467400001500 11/27/2018 HANSON JANETTE J or RESIDENT 8318 214TH PL SW EDMONDS, WA 98026-7457 00541500000800 ll127/2018 LANTORIA JUANITO P JR or RESIDENT 8128 215TH ST SW EDMONDS, WA 98026-7463 00565900000200 11/27/2018 DICKINSON JOHN & MONA or RESIDENT 8219 215TH ST SW EDMONDS, WA 98026-7464 00642500000900 11/27/2018 SEBHATU ISAAC or RESIDENT 8102 214TH PL SW EDMONDS, WA 98026 00467400002701 11/27/2018 CRAM ANGELA M or RESIDENT 21219 82ND PL W EDMONDS, WA 98026-7432 00467400002500 11/27/2018 SHEPPERD PETER W or RESIDENT 21313 82ND PL W EDMONDS, WA 98026-7433 00467400000600 11/27/2018 CALVARY CHAPEL EDMONDS or RESIDENT 8330 212TH ST SW EDMONDS, WA 98026-7442 00573200000700 11/27/2018 HEDIN SHAWNA L or RESIDENT 8123 213TH ST SW EDMONDS, WA 98026-7453 00642500000600 11/27/2018 MACGILL DAVID & EUNICE or RESIDENT 8108 214TH PL SW EDMONDS, WA 98026-7455 00467400001200 11/2712018 DENOMA RENTALS LLC or RESIDENT 8310 214TH PL SW EDMONDS, WA 98026-7457 00541500000600 11/27/2018 UMBAUGH CLYDE or RESIDENT 8115 215TH ST SW EDMONDS, WA 98026-7463 00541500001000 11/27/2018 STEGIC BESIMA & VANJA or RESIDENT 8112 215TH ST SW EDMONDS, WA 98026-7463 00565900000300 11/27/2016 STRASH GEORGE V or RESIDENT 8227 215TH ST SW EDMONDS, WA 98026-7464 ATTACHMENT PLN20190001 Packet Pg=21j � Un-doJ 17.uiq.� i ai.iEi�,an;ii ili �.nw qin�� ci� u� i; [ayU�?I � , laad �(se� assa_ipe, p sa�lanbl�� 2.1.f 00565900000600 11/27/2018 GOODSPEED JAMES & KRIS or RESIDENT 8230 215TH ST SW EDMONDS, WA 98026-7464 00565900000500 11/27/2018 MULANAX CALVIN or RESIDENT 8307 215TH ST SW EDMONDS, WA 98026-7465 00373600300111 FUJII KENJUI or RESIDENT PO BOX 14372 SEATTLE, WA 98114 00565900001000 11/27/2018 LANGDALE BRIAN or RESIDENT 8200 215TH ST SW EDMONDS, WA 98026-7464 00565900000700 11/27/2018 HANSEN/HOPPER or RESIDENT 8302 215TH ST SW EDMONDS, WA 98026-7465 11/27/2018 00467400000901 11/27/2018 PRICE EDMONDS LLC or RESIDENT 9502 19TH AVE SE STE A EVERETT, WA 98208-3851 00565900000400 11/27/2018 SWENSON PAUL or RESIDENT 8301 215TH ST SW EDMONDS, WA 98026-7465 00373600300112 11/27/2018 KELLY TIMOTHY E or RESIDENT PO BOX 3358 KIRKLAND, WA 98083 ATTACHMENT PLN20190001 Packet Pg. 22 2.1.f File No.: PLN20190001 Applicant: St. Alban's DECLARATION OF POSTING On the 11 th day of February, 2019, the attached Notice of Application and Public Hearing was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. I, Michael D. Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 1 1 th day of February, 2019, at Edmonds, Washington. Signed: ATTACHMENT PLN20190001 Packet Pg. 23 2.1.f FILE NO.: PLN20190001 APPLICANT: ALBAN'S DECLARATION OF MAILING NOTICE OF APPLICATION AND PUBLIC HEARING On the 8 day of February, 2019, the attached Notice of Public Hearing was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced application. I, Debra Rothus, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 8 day of February, 2019 at Edmonds, Washington. Sig ned:. ned: ATTACHMENT PLN20190001 Packet Pg. 24 2.1.f Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Dicy Sheppard being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH844472 PLN20190001 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 02/11/2019 and ending on 02/11/2019 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee or such publication is $77.4 . ��jaA\" Subscribed and sworn before me on this day of 1 � =0 ■ HIM-1.. Notary Public in and for the State of Washington. City of Edmonds - LEGALADS 114101416 DIANE CUNNINGHAM RECEIVED FEB 19 2019 EDMONDS CITY CLERK ATTACHMENT PLN20190001 Packet Pg. 25 2.1.f Classified Proof CITY OF EDMONDS Wilts of Apple"Ort ano Public Hearing - His i+ PLN20120001 NOTICE OF APP LIGATION Description of Praosa : i Ai n s ptuapal Church Is requesting a cond'Ei o�nlj use permit to AYnw W691 Edmond Coop Preschoor to use the Church's Sunday school wing 00 weekdays Tna fflVfoW C, dudnp Inc schoolyemR-03. Ve Main d111on2l use parm113 are found In Chauler 20,05 of the Edmonds Community Development Ceda (ECRG). Name of A ant Grep Palure oc If 2140582nd Piece W, Edmonds, WA, Tax Parcel Number n: 00300900 Fllfl N PLH2O7110007 A lit lion ,lama,ry 3.2019 ale m le ,mess' January31- 2019 Me (( Npypp••, a eery 11. 2010 e` �dhan : condYli0 Bl Llas Permit e r p m5l 1 None e re udes: None xis rn nwforCn,nS3t_Doctlmanto- Crlf sal Are* CnocklIst C mmanls n Pro sel due Fa�laruary 20 2019 (aria public aong n anal on e Any person nail fna right to commord on gas application during the ppubu�lic comment period, receive notice and parliclpalt In any heanngs, and request a copy of the decxeion on the application. The Oily may o"apt putdic cornmenis at Any time prior fo the eioemg of the record off an open record predadslon hearing, if any, decieien on %he pra(eci peramit Only perils o reeccwn as definnedl In ECDC 20.07.003 have slandlnq 10InIaaTe an 4dn1r"vneva appeal. Information on thus development applcation can ua viewed nr obtained at the Oil of Edmonds Devefoppmmanl Services Department, 121 - 51n Ave N. Edmonds. WA 9W20 Ofte hours are Monday - Fndoy lam 8:00 a.m- to 4:30 pin-, [8:00 a.m. to noon onlyon Wednesday) or onlrm through the Cilye wabslle ,I htlos'llDerrtlllfl.edmo Ma-Vra.lA1131h3e1 Through IN Online Permits link. Start Bart I for arm ll PCN20f90091. Cit�Alike CTugsion, AICP, Senior Planner, (425) 771- me a1,cl,gntd Gamondawa.9d1 PDSLIC RUNG IN-�f�ATUON A puhfle hearing Ore a ,"ring itan or %Wl be hell on 7hLHsdaV. Febmaf>t 2� 0�- fn the Council Chambers a ed a �5k171ve. dmon , A 99020. Parbished February 11. 2010 E08SU472 Proofed by Sheppard, Dicy, 02/13/2019 09:34:46 am RECEIVED FEB 'I y'/( 0q EDMONDS CITY CLERK Page: 2 ATTACHMENT PLN20190001 Packet Pg. 26 2.1.g CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM ❑ PW-Engineering ❑ Fire ❑ PW - Maintenance 8 Building Project Number: Applicant's Name: Property Location: PLN20190001 ST. ALBAN'S ESPICOPAL CHURCH 21405 82ND PLACE WEST Date Application Received: 01.03.19 Date Application Routed: 01.07.19 Zoning: RS-8 Project Description: CONDITIONAL USE FOR A CO-OP PRESCHOOL If you have any questions or need clarification on this project, please contact: Responsible Staff: MIKE CLUGSTON Name of Individual Submitting Comments: Title: BUILDING OFFICIAL LEIF BJORBACK 8 I have reviewed this land use proposal for my department and I do not have any comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. Ext. 1330 Date: 1 /25/2019 ❑ I have reviewed this land use proposal for my department and have the following comments or conditions: Building permit not required unless triggered by alterations to space. ATTACHMENT PLN20190001 Packet Pg. 27 2.1.h CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM 8 PW-Engineering 8 Fire ❑ PW - Maintenance 8 Building Project Number: Applicant's Name: Property Location: PLN20190001 ST. ALBAN'S ESPICOPAL CHURCH 21405 82ND PLACE WEST Date Application Received: 01.03.19 Date Application Routed: 01.07.19 Zoning: RS-8 Project Description: CONDITIONAL USE FOR A CO-OP PRESCHOOL If you have any questions or need clarification on this project, please contact: Responsible Staff: MIKE CLUGSTON Ext. 1330 r U) Name of Individual Submitting Comments: Karl Fitterer Title: Assistant Fire Marshal ❑ I have reviewed this land use proposal for my department and I do not have any comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. Date: 01 /25/2019 8 I have reviewed this land use proposal for my department and have the following comments or conditions: Fire Alarm will need to comply with NFPA 72. This alarm system will need to have a qualified Fire Alarm Company examine and make recommendation to building owner and Fire Marshal's Office. Any alterations to the Fire Alarm system will require a permit. Fire does not object to the use of the space for a CO-OP Preschool with the above conditions. ATTACHMENT PLN20190001 Packet Pg. 28 2.1.i Y MEMORANDUM Date: February 13, 2019 To: Mike Clugston, Senior Planner From: Jeanie McConnelll, Engineering Program Manager Subject: PLN20190001— Conditional Use — Preschool St Albans Church — 21405 82" d Pl W The comments provided below are based upon review of the application and documents submitted for the subject application. Additional information is requested from the applicant at this time. Please ask the applicant to respond to the following and update plans to reflect any changes. Clarify how drop-off/pick-up will occur at the site. Will the existing paved parking lot on the north side of the building be the only parking lot used for this purpose? It is understood that there could be access on the south side of the building, however, this lot is not hard surfaced and could not be used for this purpose without further improvements. 2. If the south parking lot is to be improved, the upgrade from packed earth/gravel surface to a paved surface could trigger stormwater management. The threshold for this requirement is triggered at 2000sf of new and or replaced hard surface area. Thank you. City of Edmonds ATTACHMENT PLN20190001 Packet Pg. 29 2.1.j Clugston, Michael From: Greg Peters <gwpeters.stalbansedmonds@gmail.com> Sent: Thursday, February 21, 2019 1:40 PM To: Clugston, Michael Subject: Re: Follow up questions for preschool CUP (PLN20190001) Hello again, Michael, Is was trying to get the information you need. I'll do my best to answer your questions. 1. I am estimating that we have 100 - 150 people currently attending church services and other events during the average week. 75 people on Sundays between 7:30 - 1:30. The rest are 30 Boy Scouts on Monday evenings 6:00 - 9:00, the remember are on Tuesdays and Wednesdays 3:00 - 7:00. These services and meetings are held in the main church building which is at least twice the square footage as the rooms the preschool will be using. 2. I have not been able to determine the number of parking spaces there are in the north parking lot. At least 20, probably 26 if everyone efficiently utilized all the available spaces. 3. There is no overlap of scheduled worship with preschool events. The only time that I can see that happening is if there is a funeral that we are completely unable to schedule any other time than when the preschool is session. 4. We and the CUP to be connected to West Edmonds Cooperative Preschool not to the Church. I hope this is the information that you require. Thank you, Greg Peters the Rev. Greg Peters, Rector Saint Alban's Episcopal Church 21405 82nd Place West Edmonds, WA 98026 On Wed, Feb 13, 2019 at 11:26 AM Clugston, Michael <Michael.Clu stg�onkedmondswa.gov> wrote Hi Greg, I have several additional questions that need clarification. The Engineering Division has several questions too — see attached. ATTACHMENT PLN20190001 Packet Pg. 30 2.1.j 1) How many people use the church for religious services and classes in an average week? How much time per week is spent on those? I'm trying to work through the code criteria to prove that the preschool use is secondary to the religious use at the site. For example, the square footage used by the preschool would be much less than for the religious use since the preschool won't be using the sanctuary. 2) How many existing parking stalls are there? The site plan shows 20 north of the building — aerial photos show about 26. 3) Would there be any overlap of religious uses and the preschool use during weekdays? 4) Do you want the CUP to be transferrable? I had asked in my 2/11 email but wanted to include the question again here. I've begun to draft the staff report and need to issue it by next Thursday (2/21) so please respond as soon as possible. Thanks. Mike Michael Clugston, AICP Senior Planner City of Edmonds 425-771-0220 x 1330 michael.clu sg ton&edmondswa.Qov Permit assistance, codes, online permits, and Web GIS: http://www.edmondswa.gov/handouts.html ATTACHMENT PLN20190001 Packet Pg. 31 2.1.j Permit Center Hours: M, T, TH, F 8: OO AM — 4: 30 PM Wednesday 8: 30 AM-12: 00 PM the Rev. Greg Peters, Rector Saint Alban's Episcopal Church 21405 82nd Place West Edmonds, WA 98026 ATTACHMENT PLN20190001 Packet Pg. 32 2.2 Hearing Examiner Agenda Item Meeting Date: 02/28/2019 Design Review and Pedestrian/Walkable Design Exception for Doug's Lynnwood Mazda. Doug's is proposing an addition to the existing Mazda service building at 22133 Highway 99 and together with an addition and remodel of the existing Mazda showroom to convert it into a Hyundai sales and service building at 22130 Highway 99. Staff Lead: Mike Clugston Department: Planning Division Prepared By: Michael Clugston Background/History This is a new project and the first of this type being reviewed under the updated General Commercial (CG) code adopted in August 2017. District -based design review would be typically be done by staff since review by the Architectural Design Board is not triggered (neither of the buildings involved are greater than 75 feet in height). However, there is an exception process available for auto sales uses to employ a different type of pedestrian/walkable design, which must be decided by the Hearing Examiner (Type III -A decision). As a result, the design review and design exception are being consolidated with the Hearing Examiner making the final decision on design review and the exception request following a public hearing. Staff Recommendation Approve of the design review of the project in PLN20180065, and the exception requested in PLN20180066, with conditions. Narrative Refer to the associated staff report and attachments. Attachments: Staff report - PLN20180065 & PLN20180066 Attachment 1 - Land use application Attachment 2 - Applicant narrative Attachment 3 - Aerial photo Attachment 4 - Color renderings Attachment 5 - Project plans Attachment 6 - Traffic impact study Attachment 7 - Notice of complete application and public notice documentation Attachment 8 - SEPA checklist and planned action documentation Attachment 9 - Ord. 4078 Updated CG code Attachment 10 - Ord. 4079 Planned Action SEPA Attachment 11- Technical comments Packet Pg. 33 2.2.a 0,1� c . 18 `1 `7 CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 ■ Web: www,edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT Y PLANNING DIVISION PLANNING DIVISION REPORT TO THE HEARING EXAMINER Project: Design Review and Pedestrian/Walkable Design Exception for Doug's Lynnwood Mazda. Doug's is proposing an addition to the existing Mazda service building at 22133 Highway 99 and together with an addition and remodel of the existing Mazda showroom to convert it into a Hyundai sales and service building at 22130 Highway 99. File Numbers: PLN20180065 (Design Review) & PLN20180066 (Exception Request) Date of Report: February 21, 2019 From:u�Gz Mike Clugston, AICP, Senior Planner SUMMARY This is the first project of this type being reviewed under the updated General Commercial (CG) code that was adopted in August 2017 (Ord. 4078). District -based design review would be typically be done by staff since review by the Architectural Design Board is not triggered (neither of the buildings involved are greater than 75 feet in height). However, there is an exception process available for auto sales uses to employ a different type of pedestrian/walkable design, which must be decided by the Hearing Examiner. While the general intent of the updated code is to locate buildings nearer to the street in order to create a more pedestrian friendly environment along Highway 99, auto sales uses are offered site layout flexibility in order to display inventory near the street front. Staff recommends approval of the design review of the project in PLN20180065, and the exception requested in PLN20180066, with conditions. II. PROCESS According to Section 16.60.030 of the Edmonds Community Development Code (ECDC), design review for projects that do not exceed 75 feet in height in the CG zone are to be reviewed by staff as a Type I administrative decision. In this case, however, the applicant is also applying to use a site layout design exception found in ECDC Pag Packet Pg. 34 2.2.a Design Review & Exception Doug's Lynnwood Mazda and Hyundai PLN20180065 &PLN20180066 16.60.030.C.3, which is a called out as a Type III -A decision by the Hearing Examiner. As a result, the design review and design exception are being consolidated per ECDC 20.01.002.B with the Hearing Examiner making the final decision on design review and the exception request following a public hearing. III. ATTACHMENTS The following Attachments are included with this report: 1. Land use application 2. Applicant narrative - - -- - 3. Aerial -photo - 4. Color renderings 5. Project plans, including: Project information (Sheet A0.0) Building views (A0.1 & A0.2) Site plan (A1.0) Amenity plans and details (A2.0) Landscape plan (1-1.0) 6. Traffic impact study 7. Notice of complete application and public notice documentation 8. SEPA checklist and planned action documentation 9. Ordinance 4078 — General Commercial code 10. Ordinance 4079 — Planned action SEPA 11. Technical comments IV. SEPA THRESHOLD DETERMINATION The proposed project is located within the Highway 99 Subarea, which was established as a Planned Action area by Ordinance 4079. This proposal has been reviewed against the conditions set forth in the Planned Action documents and the traffic analysis provided (Attachment 6) and it has been determined that it qualifies as a planned action project. Therefore, neither a SEPA threshold determination nor an EIS is required (Attachment 8). 1. Land Use Auto sales is a permitted primary use in the CG zone and retail is a use evaluated in the Planned Action. 2. Development Thresholds Land Use Development Built o Proposed Remaining AmounNon-residential 1 uses, including office, retail, service 1,634,685 square Zero 10,472 sq. 1,624,213 and medical/health care uses feet of building area ft. sq. ft. Residential 3,325 dwelling units Zero Zero 1 3,325 units Pa9 Packet Pg. 35 2.2.a Design Review & Exception Doug's Lynnwood Mazda and Hyundai PLN20180065 &PLN20180066 3. Transoortation Number of new pm peak New pm peak trips Proposed new pm hour trips mitigation has generated by other peak trips generated Remaining been identified for r projects to date by proposal 2,755 Zero _ 9 2,746 V. PUBLIC COMMENTS This application was submitted on November 16, 2018 and determined to be complete on December 13, 2018. In accordance with Chapter 20.03 ECDC, a "Notice of Application" was published in the Herald Newspaper, posted at the subject site, as well as the Public Safety Complex, Community Development Department, and the Library on December 18, 2018 (Attachment 7). Notices were also mailed to property owners within 300 feet of the site. A "Notice of Public Hearing" for the Hearing Examiner was subsequently advertised in the same manner on February 11, 2019. No public comments have been received to date. VI. TECHNICAL STAFF REVIEW In addition to the Planning Division, this application was reviewed and evaluated by South Snohomish County Fire & Rescue, the City's Building Division, and City's Engineering Division, including the Stormwater and Traffic (Attachment 11). South County Fire and the City's Building Official did not have specific comments on this design review but did have comments and corrections on the related building permits, which are currently under review [changes to the Mazda service building (BLD20181498) and the Hyundai showroom conversion (BLD20190120)]. The Engineering Division requested several small changes to the design review plans, primarily regarding frontage improvements. The applicant responded to indicate that the changes would be shown on the building permit materials for the Hyundai showroom conversion. Engineering agreed with that approach and deferred further comment to that permit. The Planning Division requested corrections be made to the plans and cover letter on January 17, 2019 and the applicant responded with updated plan sheets and a cover letter addressing the corrections on January 31. VII. NATURAL ENVIRONMENT 1. Topography: The subject site slopes gradually down from west -to -east with an approximately 8% slope from 76th Ave. W to Highway 99. 2. Soils: According to the Soil Survey of Snohomish County Area, Washington, this site is underlain by "Alderwood Urban Land complex (2-8%slope)" soils. Pa Packet Pg. 36 2.2.a Design Review & Exception Doug's Lynnwood Mazda and Hyundai PLN20180065 &PLN20180066 3. Critical Areas: A critical areas checklist for the subject site was reviewed under File No. CRA20170089. The subject property does not appear to contain any critical areas as defined by ECDC 23.40. As a result, a waiver from the need for further critical area studies was issued. Vill. NEIGHBORHOOD CHARACTERISTICS The subject site and properties to the north and south are zoned General Commercial (CG) as are the parcels to the east of Highway 99. The parcels to the west of the site across of 76th Avenue West are in Esperance (Snohomish County jurisdiction). Those parcels are developed with low density, residential uses. In 2017, Doug's received approval to construct a new Mazda showroom on the same site immediately south of the subject buildings. This was the first phase of their intended updates to the site and can be seen on the site plan for the subject project on Sheet A1.0 of Attachment 5. The design of the Mazda showroom was approved by staff through PLN20170027 under the old General Commercial zoning code (Ord. 3635) and the associated building permit (BLD20171119) was also vested to that code. The new Mazda showroom is currently under construction. IX. DISTRICT -BASED DESIGN REVIEW Because this is a district -based design review in the CG zone, the proposal must satisfy the criteria in ECDC 20.12.070.13.2: Criteria to be used in design review for the general commercial (CG and CG2) zones located within the medical/Highway 99 activity center or the Highway 99 corridor as shown on the city of Edmonds comprehensive plan map include the following: a. Design standards contained in Chapter 16.60 ECDC for the general commercial zones. b. Policies contained in the specific section of the comprehensive plan addressing the medical/Highway 99 activity center and Highway 99 corridor. X. COMPREHENSIVE PLAN According to the December 2017 Comprehensive Plan, the subject site is designated "Highway 99 Corridor" within the Medical/Highway 99 Activity Center overlay. The Highway 99 Corridor occupies a narrow commercial strip uses along Highway 99, which transitions in some locations to multiple residential uses further away from the highway. Some goals for Highway 99 Corridor and the Medical/Highway 99 Activity Center relevant to the current proposal include: Pag Packet Pg. 37 2.2.a Design Review & Exception Doug's Lynnwood Mazda and Hyundai PLN20180065 &PLN20180066 Medical/Highway 99 Activity Center Goal A. Expand the economic and tax base of the City of Edmonds by providing incentives for business and commercial redevelopment in a planned activity center. Medical/Highway 99 Activity Center Goal B. Provide for an aesthetically pleasing business and residential community consisting of a mixed use, pedestrian friendly atmosphere of attractively designed and landscaped surroundings and inter -connected development. B.1 Encourage a more active and vital setting for new retail, office, and service businesses, supported by nearby residents and visitors from other parts of the region. B.2 Provide street trees, buffers, and landscape treatments which encourage and support an attractive mixed use pattern of development characterized by pedestrian walkways 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. B.3 Provide a pleasant experience for pedestrians and motorists along major streets and in a planned activity center, and provide a gateway along 212th Street SW into the City of Edmonds. Highway 99 Corridor Goal A. Improve access and circulation. A.3 Make the corridor more attractive and pedestrian friendly (e.g., add trees and landscaping) through a combination of development requirements and when available — public investment. Highway 99 Corridor Goal B. The City should consider the different sections along the corridor and emphasize their unique opportunities rather than view the corridor as an undifferentiated continuum. B.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 outlined for each focus area. Highway 99 Corridor Goal C. Encourage development that is sensitive to surrounding neighborhoods. 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 Corridor Goal D. Encourage a variety of uses and building types. A variety of uses and building types is appropriate to take advantage of different opportunities and conditions. Pa Packet Pg. 38 2.2.a Design Review & Exception Doug's Lynnwood Mazda and Hyundai PLN20180065 &PLN20180066 D.1 Upgrade the architectural and landscape design qualities of the corridor. Establish uniform signage regulations for all properties within the corridor area which provide for 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 Corridor. An analysis of the proposal against these design objectives is provided below. 1. General Appearance and Identity. Design of buildings and spaces along Highway 99 should encourage a feeling of identity associated with different sections of the highway. The Doug's site is not located within a specific focus area of the corridor; it is between the Health Care and International Districts. The proposed additions/remodels are consistent with and supportive of the automotive cluster along this section of Highway 99, however. 2. Site Design. Site design should allow for vehicular access and parking as well as safe access and circulation for pedestrians. Whenever possible, sites should provide connections between adjacent businesses and between businesses and nearby residential neighborhoods. The proposed site design allows for efficient vehicular access through the property from Highway 99 to 76th Avenue West and provides access points and interior circulation paths for pedestrians. The sidewalks along both the Highway 99 and 76th Avenue frontages adjacent to the additions/remodels will be upgraded to City standards which will help improve pedestrian circulation in the area. There is an existing crosswalk at the west edge of the Doug's site which crosses 76th Avenue West and connects to 222nd Street SW. No connections are proposed with the existing auto dealership to the north nor with the condominium site to the southwest; however, internal connections on the larger Doug's site are proposed. 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). Sheet 1-1.0 of Attachment 5 shows exterior landscape buffering consistent with the requirements of Chapter 20.13 ECDC. The proposal is consistent with the applicable goals and policies of the Comprehensive Plan. XI. CHAPTER 16.60 ECDC (GENERAL COMMERCIAL - CG) The following is staff's analysis of the proposal's compliance with the applicable sections of CG zoning code. The applicant's narrative in Attachment 2 also describes compliance and is referenced throughout this section. All 'Sheet' references in this section refer to Attachment 5. Fag Packet Pg. 39 2.2.a Design Review & Exception Doug's Lynnwood Mazda and Hyundai PLN20180065 &PLN20180066 1. ECDC 16.60.010 — Uses. Auto sales and service is a permitted primary use in the CG zone. 2. ECDC 16.60.020 — Site Development Standards — General. a. Table. The table in ECDC 16.60.020.A contains the setback and height limits for the zone. Setbacks. The CG zone requires a minimum street setback of five feet (5') for auto uses. This setback applies along both the Highway 99 frontage on the east and along 76th Avenue that bounds the site on the west. Because this is a through lot that is not directly adjacent to residentially -zoned properties, there are no setbacks required from the north and south property lines. As shown on Sheet A.01, both additions/remodels are located interior to the site and comply with setbacks. Height. The maximum allowed height within the CG zone is 75 feet. The proposed additions/remodels are well below the allowable height at a little less than 30 feet (Sheets A0.1 & A0.2). b. Height Exceptions. No height exceptions are proposed to be used. c. Pedestrian Area. The standards in ECDC 16.60.020.0 describe the required Pedestrian Area. 1. For purposes of this chapter, the pedestrian area described herein is the area adjacent to the street that encompasses the public right-of-way from the edge of the curb (or, if no curb, from the edge of pavement) and the street setback area, as identified in the table in subsection (A) of this section. 2. The pedestrian area is composed of three zones: the activity zone, the pedestrian zone, and the streetscape zone. Providing improvements to the pedestrian area, as needed to be consistent with this subsection on at least the primary street, is required as part of development projects, excluding development that would not add a new building or that consists of building improvements that do not add floor area equaling more than 10 percent of the building's existing floor area or that consists of additional parking stalls that comprise less than 10 percent of the existing parking stalls or that consists of development otherwise exempted under this chapter. a. Activity Zone. The activity zone shall be the open-air pedestrian area from the building front to the edge of the pedestrian zone. The activity zone is the section of the pedestrian area that is reserved for activities that commonly occur immediately adjacent to the building facade. Typical amenities or activities included in the activity zone include, but are not limited to, sidewalks, benches, potted plants, outdoor dining and shopping. The area shall be paved to connect with the pedestrian zone in an ADA-accessible manner. Stairs, stoops and Pa Packet Pg. 40 2.2.a Design Review & Exception Doug's Lynnwood Mazda and Hyundai PLN20180065 &PLN20180066 raised decks or porches may be constructed in a portion of the activity zone. b. Pedestrian Zone. The pedestrian zone is located between the activity zone and the streetscape zone. The pedestrian zone consists of a minimum five-foot clear and unobstructed path for safe and efficient through traffic for pedestrians. Architectural projections and outdoor dining may be permitted to encroach into the pedestrian zone only where a minimum five-foot clear path and seven foot vertical clearance is maintained within the pedestrian zone. c. Streetscape Zone. The streetscape zone is located between the curb or pavement edge to the edge of the pedestrian zone and shall be a minimum of five feet wide. The streetscape zone is the section that is reserved for pedestrian use and for amenities and facilities that commonly occur between the adjacent curb or pavement edge and pedestrian through traffic. Typical amenities and facilities in the streetscape zone include, but are not limited to, street trees, street lights, benches, bus stops, and bike racks. Street trees shall be required in conformance with the Edmonds Street Tree Plan. d =1 �I �R I r M C V � T VI 0.N QN -4f--5'rrin. —49 s'•lo'+—*18'-2'+4L Note: Numerical Ranges for the Pedestrian Zone and the Activity Zone are typical but do not control over other requirements of this chapter. (Illustration: Pedestrian area) Since additions greater than 10% of existing floor area are proposed to the Mazda service and Hyundai buildings, the Pedestrian Area requirements are triggered for the primary frontage at Highway 99 as well as along 76th Avenue in this instance (Attachment 2 and Sheet A1.0). pa9 Packet Pg. 41 2.2.a Design Review & Exception Doug's Lynnwood Mazda and Hyundai PLN20180065 &PLN20180066 Because this is an addition/remodel project involving an existing auto sales use, the pedestrian areas created will not look like the illustration above since the buildings won't frame the space. However, the pedestrian areas must contain each of the three zones meeting the minimum required widths and contain appropriate design elements. As seen in Detail 8 on Sheet A2.0 for the Highway 99 frontage, the Streetscape zone behind the existing curb is a minimum of 5' in width and contains grates for the required street trees. The Pedestrian zone is inside the Streetscape zone and meets the minimum 5' width for unobstructed pedestrian travel. Finally, the 3' wide Activity zone sits behind the Pedestrian zone and will contain a mix of paving, benches, landscaping and planters. The frontage at 76th Avenue (Detail 6 on Sheet A2.0) appears to be slightly shy of the pedestrian area widths and lack the required improvements. While the Highway 99 frontage is the primary frontage for this project, the 76th Avenue frontage is also being required to meet the pedestrian area standards. A condition to this extent is proposed. d. Building Step -Back When Adjacent to RS Zones. No building step -backs are required since the project is not adjacent to RS-zoned property. 3. ECDC 16.60.030 — Site Development Standards — Design. a. Screening and Buffering. General. The landscaping plan on Sheet L1.0 shows the existing and proposed vegetation intended to meet the requirements of Chapter 20.13 ECDC. No retaining walls are proposed facing adjacent property or the rights -of -way that exceed 7' in height. Type V parking lot landscaping is shown in the parking lot areas and Type III buffer landscaping is shown along the north and south property lines. The proposed areas of Type V parking lot landscaping satisfy code minimums. Pedestrian area landscaping and street trees are shown at both street frontages. Landscaping is also shown throughout the required amenity spaces (refer to subsection (c) of this Section for further description of amenity space requirements). Parking Lots Abutting Streets. ECDC 16.60.030.A.2.b describes specific requirements for parking lots abutting streets for auto sales uses: For parking lots where auto sales uses are located, the minimum setback area must be landscaped to include a combination of vegetation and paved pedestrian areas. The minimum 5' landscaped setback areas from the east and west street property lines can be seen on Sheet L1.0. Pa Packet Pg. 42 2.2.a Design Review & Exception Doug's Lynnwood Mazda and Hyundai PLN20180065 &PLN20180066 b. Parking, Access, and Bicycle Storage Standards. Parking Re uirements. Nonresidential uses in the CG zone require parking at one space per 500 sq. ft. of leasable building space. As shown on Sheet A1.0, the Mazda service and Hyundai sales building would require 67 parking spaces (parking for the new Mazda building to the south is shown for context). 42 of the required stalls for the subject proposal are shown as surface parking with the remaining 25 required stalls being located within the Mazda service building (13 spaces) and Hyundai building (12 spaces). No bike parking or electric vehicle charging stations are required since this -project -does not -include a -residential component. Driveways Accessing Highway 99. The existing access locations for the site to Highway 99 will remain unchanged. Sidewalk and frontage improvements consistent with the code are required. Paths within Parking lots. Sheet A1.0 shows the required pedestrian pathways for the parking areas for the Mazda service and Hyundai showroom. It appears that the width of the paths is 5' where 6' is required per ECDC 16.60.030.B.8(c); a condition is proposed. Pedestrian and Transit Access. The pedestrian building entry for the proposed Hyundai showroom is shown on Sheet A1.0. c. Site Design and Layout. Overall, the design and use of each site shall be based on the building/street relationship and on the integration of pedestrian features. This will take the form of either a pedestrian -oriented design area or an alternative walkable design area, as described in subsections (C)(1) and (2) of this section; provided, that an exceptions process, pursuant to subsection (C)(3) of this section, may be allowed under the provisions of this section. Additional site design and layout standards in this section must also be met. Exceptions Process for Pedestrian or Walkable Desi�,,n. An exception to the exact requirements of subsection (C)(1) or (2) of this section may be allowed by the hearing examiner under a Type IIIA decision process to provide for design flexibility that still encourages pedestrian orientation and efficient land uses when the following criteria are met: a. The property is located within 300 feet of a highway interchange and has unique pedestrian access constraints or is primarily used for motor vehicle sales; b. The development provides business and pedestrian areas that are near the primary street frontage and likely to be active throughout the day and evening; Page Packet Pg. 43 2.2.a Design Review & Exception Doug's Lynnwood Mazda and Hyundai PLN20180065 &PLN20180066 c. The development features a prominent building entry for pedestrian use that is highly visible and connected by a well -lit walkway from the primary street frontage; d. At least 25 percent of the required amenity space shall be located to connect the building to the street in a manner that encourages pedestrian use and include seating, landscaping, and artwork, e. Where a site has multiple buildings (excluding accessory utility buildings), 50 percent or more of the required amenity space shall be located between buildings to allow for shared use; f. No more than 50 percent of vehicle parking, other than that associated with a permitted vehicle sales facility use, may be located within 20 feet of the front property line, g. One or more buildings on the site must have at least two stories of useable space. The applicant's narrative describes compliance with each of the Exceptions criteria. Staff concurs and finds that the exception request satisfies the listed criteria. Amenity Space. Amenity space is intended to provide residents, employees, and visitors with places for a variety of outdoor activities. As described in the applicant's narrative and shown on Sheets A1.0 and A2.0, the proposed amenity spaces satisfy the minimum standards in ECDC 16.60.030.C.4 and ECDC 16.60.030.C.3(d) and (e). A minimum of 5% of the building footprint areas must be provided as amenity space and include elements like plazas, seating areas, paths, and the like. That would yield 695 sq. ft. for the 13,895 sq. ft. Hyundai building and 521 sq. ft. for the 10,429 sq. ft. Mazda service building. In fact, 3,788 sq. ft. is proposed, divided between a 444 sq. ft. seating area by the Hyundai building entry and a 3,344 sq. ft. space with a covered seating area and lighted foot path located roughly between the two buildings near the north property line amongst existing and proposed vegetation (Sheet L1.0). Lighting. As shown on Sheet A1.0, compliant cut-off lighting is proposed for the parking areas, pedestrian paths and amenity space, as well as building entries. d. Building Design Standards. General. As noted in Attachment 2 and shown on Sheets A0.1 and A0.2, the proposed additions/remodels show varied massing, height and roof forms along with differing architectural elements, fagade articulation and building materials. The Mazda service building will have an appearance similar to the new Mazda showroom under construction on the south end of the site while the Hyundai building will have its own distinct visual appearance. Page Packet Pg. 44 2.2.a Design Review & Exception Doug's Lynnwood Mazda and Hyundai PLN20180065 &PLN20180066 Building Massing and Design. As noted the applicant's narrative and shown on Sheets A0.1 and A0.2, each of the proposed remodeled buildings show a visually distinct top and base defined through use of differing materials and massing. The proposed Hyundai building appears to exceed the requirement for 50- percent glazing of the building fagade between two and 10 feet along the primary frontage facing Highway 99. There is visual interest on all walls of both buildings with the exception of the west wall of the Hyundai building (View 4 on Sheet A0.1). A condition is proposed to add interest to that wall pursuant to ECDC 16.60.030.D.2(e). XII. CONCLUSION Based on the analysis in Sections X and XI above, staff finds that the proposal, with conditions, is consistent with the urban design objectives of the Comprehensive Plan and the requirements of the General Commercial (CG) zone. XIII. STAFF RECOMMENDATION Based on the facts, conclusions and attachments to this report, staff recommends that the Hearing Examiner APPROVE the Doug's Mazda/Hyundai design review in PLN20180065 and design exception in PLN20180066 subject to the following condition: 1. The frontage improvements along 76th Avenue West must meet the minimum width and design requirements for pedestrian areas in accordance with ECDC 16.60.020.C. 2. Additional visual interest must be added to the west wall of the Hyundai building to achieve compliance with ECDC 16.60.030.D.2(e). 3. Paths within parking lots must be a minimum of 6' in width per ECDC 16.60.030. B.8(c). XIV. RECONSIDERATION According to ECDC 20.06.010, a party of record may submit a request to reconsider a Type III -A decision to the Development Services Director within 10 days after the date of issuance of the decision. The request must be made in writing and include all required information stated in ECDC 20.06.010(D) as well as the applicable fee. XV. APPEAL A party of record has 21 days from the date of decision (or date of reconsidered decision issuance) to file a Land Use Petition Act (LUPA) appeal of a Type III -A decision at Snohomish County. XVI. EXPIRATION Section 20.12.90.A ECDC describes the time limits for design review approval. Unless the owner submits a fully completed building permit application necessary to bring about the approved alterations, or, if no building permit application is Page Packet Pg. 45 2.2.a Design Review & Exception Doug's Lynnwood Mazda and Hyundai PLN20180065 &PLN20180066 required, substantially commences the use allowed within 18 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. The applicant has applied for a building permit for the changes to the Mazda service building (BLD20181498) as well as the Hyundai showroom conversion (BLD20190120) XVII. PARTIES OF RECORD Doug Ikegami 22130 Highway 99 Edmonds, WA 98026 Page Packet Pg. 46 2.2.b City of Edmonds Land Use Application K ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT U CONDITIONAL USE PEIWIT ❑ EIOME OCCUPATION CI FORMAL SUBDIVISION 13 SHORT SUBDIVISION I I LOT LINE ADJUSTMENT [ I PLANNED MSIDENTIAL DEVELOP\lENT 13 OFFICIAL STREET MAP AMEND\IF.NT I I STREET VACATION [I REZONE Cl SHORELINE PERMIT U VARIANCE /REASONABLE USE EXCEPTION 11 OTHER: Site Plan Review NOV 16 2018 i i! 2.Ui tvi�IV� r'� COUNTERRVf; � FILE 0 r+v i �� CLLJ.J'+LONE DATE , } EC'D BY ! FEE i, S RECEIPT # HEARING DATE C STAFF ❑ PB [l ADB H CC e PLE.ISfi NOTE THAT ALL IAFORAIATION CONTAINED IVITHIN THEAPPLICATIONISA PUBLICRECORD • PROPERTY ADDRESS OR LOCATION 22130 HHy 99 Edmonds, WA 98026 PROJECT NAME (IF APPLICABLE) Douifs Lynnwood Muds and Hyundai PROPERTY OWNER Douglkeearnl PHONEY 425.774.3551 ADDRESS 22130 Hwy 99 Edmonds, WA 98026 E-MAIL _ c/o beck-y@dougs.com (admin assistant) FAX # TAX ACCOUNT # 270429003056157158159160/61162/64 SEC. 29 Tl%,P. 27N RNG. 04E DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) see 3rk architecture letter dated 11.16.18 DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) see ark architecture letter dated IL 16.18 APPLICANT ADDRESS_ E-MAIL Doug Ikegami 22130 Hv y 99 Edmonds. WA 98026 c/o becly®dougs.com (adnlin assistant) PHONE # 425.774.3551 FAX # CONTACT PERSON/AGENF Frank Karreman PHONEY ADDRESS 265 Winslow Way East Suite 202D Bainbridge Island WA 98110 F-MAIL- frankQ3rkarchitecture.com FAX# 206.842.1253 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 w4ole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its agents or employees. By my signature, I certify that the information and tsxhib' heresviAl submitted are true and correct to the best of my knowledge and that I am authorized to file this applicat 1 hat of ih rer as listed below. SIGNATURE OF APPLICANTIAGENT DATE ' I�/� r Property Owner's Authorization 1, certify under Ilse penalty of perjury under the laws of the State of Washington that the following is a true and corrtxt statement: I tmvc authorized the above Applicant/Agcnt to apply for the subject land use application, and grant my permission far the public offteieIg and the staff of the City of lWmonds to enter the subject property [br Iha purposes of ins inn d�'%ra ling alto ut to this nppl iention- SIGNATURE OF OWNER DATE" Questions? Call (425) 771-0220. HeWsed on 8 22'l2 R - Lond Use Appl/callon Page I ojl ATTACHMENT Packet Pg. 47 2.2.c 3I rI k architecture I design City of Edmonds Revised January 31, 2019 Development Services Department Planning Division 121 5th Ave. N Edmonds, WA 98020 RE: Mazda Service Center and Hyundai Sales and Service at 22130 Hwy 99, Edmonds, WA The project encompasses two remodeled buildings, with new additions, to be constructed on the same site as the current existing Mazda sales building. Per prior development and building permits approved by the City, the existing Mazda sales building will remain in operation until the new Mazda sales building currently under construction is completed. This project will convert the existing Mazda sales building into an auto sales and service facility for Hyundai, after the new Mazda building is opened. It will also renovate an existing repair and storage building, to the west of the current Mazda sales building, into the Mazda Service Center for auto repairs and servicing. There will be no change to existing entry points to the site from Pacific Highway 99 and no change to the entry point off 76th Avenue West. This project proposal includes several amenity improvements to the overall site, as coordinated with Edmonds city planner Mike Clugston by architect Ned Nelson, on behalf of the owner and 3rkarchitecture. The proposal will include several amenities for the users and local community, in conformance with current development codes. These items apply to the area of work as defined on the site plan. Please refer to the site plan, landscape plan, building elevations, and color renderings when reviewing this written description. General Information Existing zoning is CG 2, which allows auto sales and service. Adjacent property zoning to the north and south is CG2 as well. The remodeled buildings are in conformance with the setbacks per ECDC 16.60.020. Maximum allowable height is 75 feet. The future Hyundai facility will be approximately 26 feet from main floor elevation to top of its parapet. The Mazda Service Center will be approximately 27 feet at its tallest point on the southeast corner of the building When complete, the Hyundai Sales and Service building will be 17,261 square feet in size. The Mazda Service Center building will be 15,514 square feet total. Development Standards Applicable elements per ECDC 16.60.030 Site development standards — design standards Doug's Lynnwood Hyundai Sales & Service Doug's Lynwood Mazda Service Center Site Review and Development Revised Proposal Summary Revised 01 .31 .19 ATTACHMENT Packet Pg. 48 2.2.c 3I rI k architecture I design Screening and buffering 1. Landscape retaining walls facing the street do not exceed 7 ft high. 2. Five feet of landscaping is provided (minimum 4 ft) between sidewalk and walls or building 3. Landscaping has been integrated into the design. Parking lots are type V, typical. 4. There are no single family zones adjacent to the property, so residential buffering sections do not apply. 5. Type III landscaping provided at the rear of the structure. (minimum 3 ft) 6. Type IV landscaping provided along street frontages. Access and parking 1. Parking has been provided at 1 stall per 500 sf of building space. Required parking space totals 42 stalls for the remodeled buildings, per the calculation on sheet A1.0. 2. Pedestrian walkways (5 feet wide) are located within the parking lots, and meet the requirements regarding access routes to the remodeled buildings. 3. A pedestrian connection has been added from the Hyundai building to the primary public sidewalk at Pacific Highway 99. Site design and Layout 1. Five design elements are incorporated in this design a. The buildings have several massing elements defined by height, modulation, and color b. The new Mazda Service Center has been expanded in such a way as to offer interesting views from the two nearby streets, and replaces a considerable amount of surface asphalt. c. Building spacing of the new and remodeled Mazda buildings is away from the new Hyundai building, with almost level and convenient access between all the buildings. d. Building materials include trademark irregular bronze metal panels for the Hyundai building and corrugated metal panels in two complementary colors for the Mazda Service Center. Large glazed areas add interest and views into the showroom spaces. The massing elements are defined by differing heights, shapes, and modulation. e. Roof heights vary, and are defined by either shape, height, or color. 2. Individuality The remodeled Mazda Service Center building is the second building in a phased site development. The Mazda Service Center building has a visual character that links it to the new Mazda Sales building currently under construction by material and coloration. Doug's Lynnwood Hyundai Sales & Service Doug's Lynwood Mazda Service Center Site Review and Development Revised Proposal Summary Revised 01 .31 .19 ATTACHMENT Packet Pg. 49 2.2.c 3I rI k architecture I design The old Mazda Sales building will be re -purposed for Hyundai, with an entirely updated image different from the Mazda exterior look. Roof forms for both remodeled buildings will be visually distinct from one another. 3. Lighting- New site lighting will be dark sky rated fixtures, directed down and away from adjacent parcels, and on light standards that do not exceed 25 ft. Exterior light fixtures will provide customer lighting as well as lighting for auto display. Building Design and Massing (per ECDC 16.60.030.D.1 and D.2) 1. The new Hyundai building is distinctive. It has bold massing at the entry, with substantial glazing areas, and a bold fascia with a substantial overhang. The metal panel fascia, with its free flowing joint lines, is a trademark feature of Hyundai auto dealerships. To accomplish all of this economically, the former Mazda service and storage building structure has been retained but embellished with warm coloration and the addition of more modest metal and glass elements such as the auto service carport. 2. The Mazda Service Center also reuses an existing building on site west of Hyundai. Its deteriorating wooden exterior is to be refinished in two textures of corrugated metal that complement the exterior colors of the Mazda Sales building. The southwest corner of the building will have a raised parapet that addresses both Highway 99 and its Mazda neighbor. The building will retain its gable roof which, when viewed in combination with its one story height on its west side will be compatible with the residential neighborhood across 761" Ave. West. Site Amenities The amenity space areas and materials meet the requirements in ECDC 16.60.030.C.4 and C.3.d. and C.3.e. Site improvements are proposed for the following four areas that exceed the required area and total approximately 4000 square feet. Calculations appear on A1.0 Site Plan for each building structure. 1. Covered seating, walkway, and plantings near Mazda Service Center a. Seating with roof cover b. Curvilinear walkway thru landscaped area to complement existing mature trees 2. Covered seating and plantings at Hyundai street front elevation a. Seating and decorative pavers located at southeast corner of building under cover of deep overhanging roof b. Landscape planter at paving perimeter Street Frontage Street frontage improvements are included along Pacific Highway 99. Along the Hyundai street frontage, the Streetscape zone is a 5' min. width and will have street trees and any other elements identified in 020.C.1.c. The Pedestrian zone is also 5' min. width per 020.C.1.b. The Doug's Lynnwood Hyundai Sales & Service Doug's Lynwood Mazda Service Center Site Review and Development Revised Proposal Summary Revised 01 .31 .19 ATTACHMENT Packet Pg. 50 2.2.c 3I rI k architecture I design existing sidewalk will be extended west by about 2' feet to accommodate that zone which will project behind street setback line onto private property. The Activity zone is behind that and will be about 3' deep because it takes up the remainder of the 5' street setback area. The Activity zone will be a mix of paving and vegetation and include the benches or other features in 020.C.1.a and 030.B.2.b. as follows - a. New street trees and grates b. Widening of the sidewalk c. Paved 'pullouts' with decorative paving and planters at sidewalk d. Landscape planting along sidewalk e. Street improvements along Highway 99 under existing building permit for the Mazda Sales building will be upgraded by permit revision to include paving and street trees Pedestrian sub -zone widths and improvements, that are similar to the pedestrian area improvements on Pacific Highway 99, are provided along 76t" Ave. West in accordance with 020.C.1. These street improvements will be submitted as revision under the existing building permit for Mazda Sales building. Criteria for Exemption Process for Pedestrian or Walkable Design An exemption to the exact requirements of ECDC 16.30.030.C.3 subsection (C) (1) or (2) may be allowed by the hearing examiner to provide for design flexibility that still encourages pedestrian orientation and efficient land uses when the following criteria are met. These criteria are met by the following circumstances in the site and building design: a. The property is located within 300 feet of a highway interchange and has unique pedestrian access constraints or is primarily used for motor vehicle sales. • The property and its buildings are primarily used for motor vehicle sales. b. The development provides business and pedestrian areas that are near the primary street frontage and likely to be active throughout the day and evening • The Hyundai building features a highly transparent glass -enclosed showroom within 120 feet of Pacific Highway 99. The showroom is open into the early evening daily and on weekends. The associated pedestrian amenity space at its southeast corner and will be accessible during these operating hours as well. c. The development features a prominent building entry for pedestrian use that is highly visible and connected by a well -lit walkway from the primary street frontage. • The Hyundai show room entry consists of a prominent bronze -clad metal panel entry portal that contrasts with the adjacent storefront glass. It is the destination of a pedestrian pathway from Highway 99 that crosses the parking lot and alongside public seating and planted amenity space. Doug's Lynnwood Hyundai Sales & Service Doug's Lynwood Mazda Service Center Site Review and Development Revised Proposal Summary Revised 01 .31 .19 ATTACHMENT Packet Pg. 51 2.2.c 3I rI k architecture I design This entry and amenity space is set beneath a deep overhanging roof that provides substantial down -lighting from the ceiling. d. At least 25% of the required amenity space shall be located to connect the building to the street in a manner that encourages pedestrian use and include seating, landscaping, and artwork • The 444 SF amenity space at the southeast corner of the showroom includes outdoor benches for seating, an L-shaped planter with a variety of planted vegetation, and textured paving. It exceeds the 304 SF requirement which is 25% of the 1216 SF required amenity space total. e. Where a site has multiple buildings (excluding accessory utility buildings), 50 percent or more of the required amenity space shall be located between buildings to allow for shared use • The 3,344 SF amenity space at roughly midpoint on the north side of the property exceeds the total amenity space requirement. f. No more than 50 percent of vehicle parking, other than that associated with a permitted vehicle sales facility use, may be located within 20 feet of the front property line. • The parking stalls located within 20 feet of the front property line between the two vehicular entries, is all associated with sales facility. g. One or more of the buildings on the site must have a least two stories of usable space. • The Hyundai sales building has an open two story showroom with sales office and customer support on the back of the first floor. Management and administrative offices will be on the second floor. Please contact Ned Nelson or myself with any questions or required clarifications. Sincerely, G. Frank Karreman, Principal Architect 31rlk architecture I design Attachments: A0.0 Cover Sheet A0.1 Hyundai Sales and Service Building A0.2 Mazda Service Building A1.0 Site Plan A2.0 General Amenities Plan L1.0 Landscape Plan Doug's Lynnwood Hyundai Sales & Service Doug's Lynwood Mazda Service Center Site Review and Development Revised Proposal Summary Revised 01 .31 .19 ATTACHMENT Packet Pg. 52 I 2.2.d I i City of Edmonds PLN20180065 & 0066 0 0 188.08 376.2 Feet This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, WGS_1984_Web—Mercator _Auxiliary _Sphere current, or otherwise reliable. © City of Edmonds ATTACHMENTiRs MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION a r�auraiek i �Ierrxe � Legend w .y d ArcSDE.GIS.STREET_CENTERLIN p — <all other values> 1 C 7 2 �+ 5; 4 9: 71: 7; 8 N f0 State Highways <all other values> O O 0 3 s= 1 2 J to 3 O Notes Doug's Lynnwood Mazda Service Center & Hyundai Sales Packet Pg. 53 1 va"m Ito Mv-W Ina' Ir A Service I p1mism 41 V. r VAI� KEI 1 2 Lr, Lr. � ■ ! ti Few Ix ON Z HYunDA1 AFTJ. NkL ow ATTACHMENT 4 Packet Pg. 56 M-mmi mmm mmo1 Mimmil■ MOM ■mow=`�■��s rJI ■al■ SEEM =■im coms � i per: D 0 U G S H Y U N D A I & M A Z D A E D M 0 N D S, W A S H I N G T 0 N LYNNWOOD HYUNDAI AI VICINITY MAP & & MAZDA C' 31 r 1 k architecture I design 1.31.19 ATTACHMENTS PROJECT CONTACTS: OWNER: CONTACT: DOUG'S HYUNDAI & MAZDA DOUG IKEGAMI 22130 HIGHWAY 99 (425) 774-3551 EDMONDS, WA 98026 ARCHITECT: CONTACT: 31RKIARCHITECTUREIDESIGN NED NELSON 265 WINSLOW WAY EAST (425) 444-6782 SUITE 202D BAINBRIDGE ISLAND, WA 98110 FRANK KARREMAN (206) 842-1253 APPLICABLE CODES CITY OF EDMONDS MUNICIPAL CODE 2015 WASHINGTON STATE BUILDING CODE AMENDMENTS 2015 INTERNATIONAL BUILDING CODE 20091CC/ANSI All 7.1 ABBREVIATIONS: INDEX OF SHEETS: 2.2.f 31r1k architecture esign 265 Winslow Way Ea Suite 202D Bainbridge Isla na Washington 98116 telephone 206 842 1252 e-mail C O fronk03r kor chi lec lur e.c0 +, # SHEET NAME A0.0 PROJECT INFORMATION A0.1 HYUNDAI BUILDING A0.2 MAZDA BUILDING A1.0 SITE PLAN A2.0 AMENITY PLANS & DETAILS L1.0 LANDSCAPE PLAN PROJECT INFORMATION: PROJECT DESCRIPTION: SIDEWALK AND AMENITY IMPROVEMENTS ZONING: CG - GENERAL COMMERCIAL TYPE OF USE: AUTOMOBILE SALES & SERVICE PRIOR USE: AUTOMOBILE SALES & SERVICE PROPERTY OWNER/LANDLORD: DOUG'S LYNNWOOD HYUNDAI & MAZDA TAX PARCEL NUMBER: 2 NEW COMBINED PARCELS FORMER PARCEL NUMBERS: 270429003056/57/58/59/60/61/62/64 ACC ACCESSIBLE HM HOLLOW METAL ACT ACOUSTICAL CEILING TILE HORZ HORIZONTAL ADJ ADJUSTABLE HR HOUR AFF ABOVE FINISHED FLOOR HVAC HEATING VENTILATING ALUM ALUMINUM AIR CONDITIONING APPROX APPROXIMATE HW HOT WATER BLKG BLOCKING ID INSIDE DIAMETER BLDG BUILDING IF INSIDE/INTERIOR FACE B.O. BOTTOM OF INSUL INSULATION BOB BOTTOM OF BEAM INFO INFORMATION CAB CABINET JC JOB CAPTAIN CLG CEILING LL LANDLORD CLR CLEAR/CLEARANCE MAX MAXIMUM CMU CONCRETE MASONRY UNIT MECH MECHANICAL C.L. CENTER LINE MC MECHAN CAL CONTRACTOR COL COLUMN MEP MECHANICAL ELECTRICAL CONC CONCRETE AND PLUMBING CONT CONTINUOUS MFG MANUFACTURER CONST CONSTRUCTION MIN MINIMUM CT CERAMIC TILE MLDG MOULDING CTR CENTER MTL METAL CW COLD WATER NAT NATURAL DEG DEGREES NIC NOT IN CONTRACT DIA DIAMETER NTS NOT TO SCALE DIM DMENSION CA OVERALL DISP DISPENSER OC ON CENTER ON DOWN OD OUTSIDE DIAMETER DTL DETAIL OF OUTS DEFACE DWG(S) DRAWING(S) OPNG OPENING EA EACH PC PLUMBING CONTRACTOR EC ELECTRICAL CONTRACTOR PLAM PLASTIC LAMINATE ELEV ELEVATION PLYWD PLYWOOD ELEC ELECTRICAL PT PAINT EQUIP EQUIPMENT QT QUARRY TILE EQ EQUAL R RADIUS EXIST EXISTING REC RECEPTACLES EXP EXPOSED REF REFERENCE EXT EXTERIOR REQ('D) REQUIRE D FE FIRE EXTINGUISHER REV REVISED/ VISION FFE FINISH FLOOR ELEV SC SOLID CORE FOC FACE OF CABINET SHT SHEET FOG FACE OF GLAZING SIM SIMILAR FOS FACE OF STUD SOL SOLID FOIO FURNISHED &INSTALLED BY OWNER SPECS SO SPECIFICATION(S) SQUARE FDIC FURNISHED BY OWNER SF SQUARE FEET INSTALLED BY CONTRACTOR SS STAINLESS STEEL FLR FLOOR STL STEEL FT FOOT/FEET STG STORAGE FRP FIBERGLASS REINFORCED SUSP SUSPENDED PANEL TBD TO BE DETERMINED FV FIELD VERIFY TEL TELEPHONE GA GAUGE TEMP TEMPORARY GALV GALVANIZED T.O. TOP OF GC GENERAL CONTRACTOR TYP TYPICAL GWB GYPSUM WALLBOARD UNO UNLESS NOTES OTHERWISE HC HOLLOW CORE UTIL UTILITY HDR HEADER VCT VINYL COMPOSITE TILE HDWD HARDWOOD VERT VERTICAL HDWR HARDWARE VIE VERIFY IN FIELD HGT HEIGHT WH WATER HEATER WD WOOD LEGEND: NORTH ARROW a SECTION NUMBER AND SHEET 01 04 As.o 02 ELEVATION 03 01 A71 DETAIL TAG 02 WALL TAG D100 DOOR NUMBER F2 FINISH SCHEDULE 10 EQUIPMENTTAG NEW WALL ® CONSTRUCTION — — MATERIAL TO BE DEMOLISHED 12 REVISION REVISION CLOUD DIMENSION LINE FROM FINISH FACE TO FINISH FACE i *.FEI.GA�HITIII�EGRTC.�D U I I I Q = 0 N N CC� C 06 O 0 3 _ Q � c 0 J Z N 0 2 0 N C O Q a O 4: 0- Z (D �_ a` Z Q Q t rU) 7� 0 0 �0 r a In2N O 0 C"i 0 00 N W rn d E PROJECT ci INFORMATION r Q SCALE: NO SCALE ISSUE DATE: 1.31.19 REVISIONS: SITE PLAN REVIEW SET AO .0 Packet Pg. 58 V* IL '1r• r DOUG'S LYNNWOOD HYUNDAI STREET VIEW 1 SCALE: NONE 2 DOUG'S LYNNWOOD HYUNDAI VIEWFROM SE SCALE: NONE DOUG'S LYNNWOOD HYUNDAI VIEWFROM SW 3 SCALE: NONE �� 31 r 1 k architecture I design 1.31.19 ATTACHMENT HYUNDAI PROTOTYPE STREET VIEW 5 SCALE: NONE DOUG'S LYNNWOOD HYUNDAI VIEWFROM NW 4 SCALE: NONE 2.2.f 3 1 r I k architecture eslgn 265 Winslow Way Ea Suite EOOD Bainbridge Islano Washington 98116 telephone 206 842 1252 e-mail rrank03r kor chit ec lur e.co 5823 REGISTERED HITECT AN AN STA OF WASHINGTON N a 06 Q Z 2 � 0 O Q z� z=Q J U) U U-) Qo a-z O 00tD O 0 0 r14 0w rn BUILDING VIEWS SCALE: 1 "=30'-0" ISSUE DATE: 1.31.19 REVISIONS: SITE PLAN REVIEW SET A0.1 Packet Pg. 59 Q 2.2.f 3 1 r I k architecture esign MAZDA SERVICE CENTER SOUTHEAST CORNER SCALE: NONE MAZDA SERVICE CENTER NORTHEAST CORNER SCALE NONE C 3 1 r I k architecture I design 1.31.19 MAZDA SERVICE CENTER SOUTHWEST CORNER SCALE: NONE MAZDA SERVICE CENTER NORTHWEST CORNER SCALE. NONE ATTACHMENT 5 265 Winslow Way Ea Suite 202D Bainbridge Isla na Washington 98116 telephone 206 842 1252 e-mail Ironko3rkorchileclure.co *5823 0 N Q 06 Q 0 Z 2 � 0 Q 0 = Z — Z =Q J � U Ln Q � Z 0O� 0 No00 c14wrn BUILDING VIEWS SCALE: 1 "=30'4' ISSUE DATE: 1.31.19 REVISIONS: SITE PLAN REVIEW SET A0.2 Packet Pg. 60 r Q 3 FI A2.0 .`. B 6' WIDE STRIPED PATHWAY OVER HYUNDAI INVENTORY ' EXISTING ASPHALT PARKING B I EXTERIOR I 0 GHT J - I SEE A2.2 NEW AMENITY SPACE REQUIRED AREA = 1,216 SF C PROVIDED AREA= 3,3445E J HY NDAI COVERED SEATING SAL S B 23 22 6' WIDE CONCRETE �'�- B I a + —__ __—__ ------- PATHWAY TYP � B - EXTERIOR o o � 5_16 J ER R ICE P NIE �� ,� /�, o V a a c 0 o NEW SIDEWALK a o W O 8 - M D TERIOR w SE VIC IGHT -.C� rn 5 NEW &REMODELED PA KIN B 9 ID 11 2 3 la � o HYUNDAI SALES ,.. r 7 00 O00000� 4 & SERVICE z 13,895 SF X 5%= 695 SF 6` 6 z AMENITY SPACE REQ'D. A20 6' WIDE CONCRETE w 1 PATHWAY TYP. I 3 m O � w 5 3 NEW & — REMODELED a 5 a a ? MAZDA n SERVICE V 5 a a CENTER L LOT LINE ADJUSTMENT r- Y 10,429 SF X 5%= 521 SF 5 J j 0 AMENITY SPACE REQ'D.0 AS LES 2 H- 40 39 j 3 3 35 34 33 32 19 MAZDAINVENTORY PARKING 4 O N EW STREETSCAPE 18 IMPROVEMENTS D 76TH AVE AT MAZDA n v ((� 31 30 29 28 27 26I 25 24 Lp 23 22 21� 7 Il{ M DA AL S I I /-�1 A_ff EXTERIOR a LIGHT a 49 48 47 46 J1 A A M S SITE PLAN N 1 SCALE:1"=3OLO,, C' 3 1 r I k architecture I design 1.31.19 MAZDA SALES 42 41 44 43 17 16 DA ZD A ES --------------------� MAZDA SALES (UNDER CONSTRUCTION) -------------------- I I I I � ATTACHMENT 5 HWY 99 AT J � --------------- 1 21 / SIDEWALK EXTENSION 12 71 A2.0 10 r !' ACTIVITY ZONE NEW PAINT STRIPING @ PEDESTRIAN WALKWAY / NEW AMENITY SPACE -25% REQUIRED AREA =304 SF PROVIDED AREA = 444 SF rn� 2e c2 Z U 4 Q Q EXISTING 7' SIDEWALK STREET TREES PER LANDSCAPE DRAWINGS EXTENSION LIGHTING SCHEDULE NEW STREETSCAPE IMPROVEMENTS @ HWY 99 AT HYUNDAI PARKIN( rAI f'1II ATI(1N- 2.2.f 31r1k architecture eslgn 265 Winslow Way Ea Suite 202D Bainbridge Islana Washington 98116 telephone 206 842 1252 e-mail C frOnk@3r kor Chi lee lur e.CO }+ !Z TYPE RATIO REQ'D SERVICE TOTAL SPACES SPACES SPACES HYUNDAI SALES & SERVICE 1 SPACE PER 500 S.F. 36 SPACES -13 SPACES 23 SPACES BUILDING AREA-17,675 S.F. MAZDA SERVICE CENTER 1 SPACE PER 500 S.F. 31 SPACES -12 SPACES 19 SPACES BUILDING AREA - 1 5, 080 S.F. MAZDA SALES 1 SPACE PER 400 S.F. 54 SPACES 0 54 SPACES BUILDING AREA - 21,577 S.F. 1 TYPE SYMBOL DESCRIPTION MANUFACTURER MODEL WATTS/FIXT LAMP REMARKS A EXTERIOR WALL SCONCE EATON - LUMARK CROSSTOUR LED WALL PACK, XTOR 18 WATTS LED 18W 5000K BLACK FINISH DOWNLIGHT(LED) LIGHTING #XTOR2B-BK EATON - B EXTERIOR 32" BOLLARD PATH DOWNLIGHT(CF) MCGRAW- EDISOOING BSL BOLLARD PATHWAY LIGHT #BSL-32-32-CF-MT-BK 32 WATTS CF 32W BLACK FINISH LIGHT EATON- GALLEON LED, GLEON C EXTERIOR PARKING MCGRAW- 2 LIGHT SQUARES -# GLEON-AF- 02-LED-Ei-SL3-BK-7050 129 WATTS 129 WATTS LED 129W S0 0 BLACK FINISH AREA LIGHTING (POLE) EDISON SLIGHT SQUARES-#GLEON-AF- 3 SQUARE = LED 191 W 5000K LIGHTING 03-LED-EI-SL3-BK-7050 181WARE G *5823 Ll C Q = 0 N N � CQ G W O 0 Q C 0 J z rn 0 2 0 N C a 0 v 4: z IL z = Q Q t 0 0 0 l0 m�N a 0 '--1 CD 0 C"i 0 00 N W rn d SITE PLAN ci y.r Q SCALE: 1 "=30'-0" ISSUE DATE: 1.31.19 REVISIONS: >ITE PLAN tEVIEW SET A1.0 Packet Pg. 171 CONCRETE SLAB BELOW 6X6 POST 2X12 RAFTERS 6X12 BEAM METAL ROOF — I I III II II II II III II I I II II II II i l II Il a�� 11 II II III II I II III II N a II II II I I II III II II II II II i I II IIII III IIIII III uuuuuuu 4 4 I\ METAL ROOF / FASCIA + 2X12 2 2X12 RAFTER �2 Q 6X12 BEAM 6X12 CROSS - SEAM 4 1 m , C PATH% 6X6 POST I / I I COVERED SEATING PLAN 2 COVERED SEATING ELEVATION i _ SCALE: 1/4"=1'-0" SCALE: 1/4"=1'-0" RETAINING , O WALL \ EXISTING TREES 1 I O J\ H / O / \ ` STREETTREE— 1 \ O PERLANDSCAPE i\ �DRAWINGS J i NEW PLANTINGS PERLANDSCAPE A2.0 DRAWINGS GRATE 000 ------- CDEXIST CURB CONCRETE:. .. - PATH � - ' 0 COVERED SEATING 0 AREA WITH BENCHES 3 AMENITY PLAN IN SCALE: 1 "=10'-0" o0J NEW BENCH EXISTING BUILDING NEW PAINT STRIPING @ PEDESTRIAN WALKWAY PARKING DRIVE NEW DECORATIVE —NEW PLANTINGS PAVERS TYPICAL PER LANDSCAPE DRAWINGS 0STREET CONNECTION AMENITY PLAN N 4 SCALE: V=10'-0" © 31rlk architecture I design 1.31.19 NEW PLANTINGS PER LANDSCAPE DRAWINGS ADDITIONAL SIDEWALK PROPERTY_ _.._ .: LINE STREET TREE — PERLANDSCAPE DRAWINGS SIDEWALK EXSITING PACIFIC '� CURB HIGHWAY 99 5 SITE PLAN DETAIL �N SCALE: 1/4=1'-0,, MAZDA HWY 99 \ ( L_� ` EXSITING 76TH AVE W CURB 6 SITE PLAN DETAIL N SCALE: 1/4"=1'-0' ZDA 76TH AVE RETAINING WALL BEYOND T-O" 1 .3'-0" I ZONE i `ADDITIONAL SIDEWALK WALL SIDEWALK SECTION 7 SCALE:1/4"=T-0" NEW PLANTINGS PER w z NEW PLANTINGS PER LANDSCAPE DRAWINGS ro F O g LANDSCAPE DRAWINGS NEW NRA I E EN a 4 c --- PRLIAEP-ry 7... .. ADDITIONAL. PEDESTRIAN.' ... .SIDEWALK:...... ' . .ZONE Y STREETTREE o F3 PER LANDSCAPE yw Wy 4 ww DRAWINGS WQ SIDEWALK GRATE -SEE DETAIL#9/A2.0 - EXSITING CURB PACIFIC HIGHWAY 99 $ SITE PLAN DETAIL �N SCALE: 1/4"=1'-0" HYUNDAI HWY 99 ACHMENT NOTES: 1. TREE GRATE SHALL BE URBAN ACCESSORIES MODEL KIVA 3'x3' OR EQUIVALENT. TREE GRATE FRAME SHALL BE URBAN ACCESSORIES MODEL TYPE "S" OR EQUIVALENT. 2. SLOTS IN GRATE SHALL BE NO N GREATER THAN 1/2" IN ONE DIRECTION. -I ! 3. HOLES (SQUARE OR ROUND). SHALL BE NO GREATER THAN 1/2" IN DIAMETER. 4. WITH ELONGATED OPENINGS, LONG DIMENSIONS SHOULD BE PERPENDICULAR TO THE DOMINANT DIRECTION OF TRAVEL DECIDUOUS TREE PW-RING TREE GUARD (OPTIONAL) 3" DEPTH PEA GRAVEL TO BOTTOM OF GRATE FINISH GRADE UNIT PAMNGI ADA STANDARD TREE GRATE (SEE NOTES 1-4) 2.2.f 3 1 r I k architecture esign FINISH GRADE CONCRETE PAVEMENT MIN 18" DEPTH x MIN 6" WIDE CONCRETE SUB -SLAB ROOT HARRIER BAND. OR 18" DEPTH APPROVED ROOT BARRIER MATERIAL AT SIDE OF PLANT PIT. COMPACT SUBGRADE +IVuJ�. TO 95% (TYP) FINAL GRADE BACKFILL COMPACT SPECIFIED MEE VARIES 6" MIN DRAINING PLANTING SOIL PERFORATED PIPE IN PEA GRAVEL TRENCH, WRAP WITH FILTER FABRIC. CONNECT TO STORM SYSTEM. TREE GRATE DETAIL 9CALE: NTS S 265 Winslow Way Ea Suite 202D Bainbridge Islam Washington 98116 telephone 206 842 125: e-mail fronk03r kor chi lec lur e.co *5823 0 Q W Q Z 2� 0 Q 0 = r1 Z (D Z Q U Ln a- Z o O �0 0 NLULua) AMENITY PLANS AND DETAILS SCALE: AS NOTED ISSUE DATE: 1.31.19 REVISIONS: SITE PLAN REVIEW SET A2.0 Packet Pg. 62 Q 2.2.f 3 1 r I k architecture eslgn IS NM 640 sq.ft. provided q,, 3 1 r 1 k architecture I design 1.31.19 ATTACHMENT Materials Acer rubrum 'Red Sunset' - Red Mople / 2'' cal. Prunus cerasifera 'Thundercloud' - Purple Plum / 2" cal Thujo occ. 'Emerald Green' - Arborvitae / 5-6' . Potentillo fruiticoso 'Goldfinger' - Cinquefoil / 1 got. Nandino dom. 'Gulf Stream' 2 gal. Mahonia repens - Creeping Mahonia / 1 gal. Mahonia aquifolium Oregon Grape / 5 gal. Voccinium ovotum - Evergreen Huckleberry / 2 gal Viburnum davidii / 2 gal. Rubus pentalobus Creeping Raspberry / 4" 0 2' o.c. Goultherio shollon Sold / 4" Q 2' o.c. Polystichum munitum - Sword Fern / 4" 0 2' o.c. post ark mulch. 1.) for all plontings. Avoid plonting in summer months. Stake trees as necessary. 265 Winslow Way Ea Suite 202D Bainbridge Islana Washington 98116 telephone 206 842 1252 e-mail fronk03r kor chi lec lur e.co *5823 ON` s TGLA,LLC Landscape Architect Q 0 N CQC �G W Q 0 z 2 � 0 rn 0 Q 0= Z - Z =Q J � U Ln Q � Z 0O� No00 (14 w rn LANDSCAPE PLAN SCALE: 1 "=30'-0" ISSUE DATE: 1.31.19 REVISIONS: SITE PLAN REVIEW SET L1.0 Packet Pg. 63 r a 2.2.g MEMORANDUM NOV 16 2910 To: Ned Nelson, Architect DEVLOPMENT SERVICES From: Matt Palmer, PE % COUNTER Subject: Doug's Hyundai Sales and Service; 22130 Hwy 99 in Edmonds, GTC #18-315 Date: November 12, 2018 This memorandum is to address trip generation and mitigation for the car sales showroom improvement for the existing new car sales located at 22130 Hwy 99 in the City of Edmonds. The proposal is to add 1,241 SF to the existing Hyundai Sales and Service building area on -site. Matthew Palmer, responsible for this memorandum, is a licensed professional engineer (Civil) in the State of Washington and member of the Washington State section of the Institute of Transportation Engineers ITE. Trip Generation The PM peak -hour trip generation calculations for the proposed Doug's Hyundai Sales and Service 0 addition are based on counts at a Mini new car dealership in Seattle. The Mini of Seattle new car dealership trip generation has been approved for a new car sales projects located in the City of Kirkland, City of Lynnwood, and City of Edmonds. The PM peak -hour data at the Mini of Seattle �n dealership was collected over two days using the ITE methodology for data collection. The mini o dealership was on a similarly busy State Route (SR-522/Lake City Way), in a similar urban strip area. o Additional information on the data collection and ITE methodology used is included in the attachments. In addition, a pass -by rate of 25%, similar to other retail uses, was utilized consistent with the City's impact fee rate study methodology. The trip generation studies are included in the attachments. a E The counts show that the highest PM peak -hour trip generation rate is 1.37 trips per 1,000 SF for the Mini of Seattle dealership. This rate has been used to calculate the PM peak -hour trip generation of c the proposed Doug's Hyundai Sales and Service addition. Based on an increase of 1,241 SF and a PM peak -hour trip generation rate of 1.37 trips per 1,000 SF; the proposed expansion would generate r 1.70 new PM peak -hour trips before credit for the pass -by trips. With the 25% pass -by trips the new trip generation would be reduced to 1.28 new PM peak -hour trips. E 2813 Rockefeller Avenue - Suite B - Everett, WA 98201 Tel: 425-339-8266 - Fax: 425-258-2922 - E-mail: info@gibsontraffic.com ATTACHMENT Packet Pg. 64 2.2.g Doug's Hyundai Sales and Service Trip Generation Analysis MENEEMENEEMENNO Mitigation The applicable % New Trips and Trip Length Factors are from Table 4 of the City of Edmonds Traffic Impact Analysis Guidelines. The % New Trips (75%) and Trip Length Factor of 1.40 is consistent with other commercial/retail uses within Table 4 of the City of Edmonds TIA Guidelines. The Trip Rate is from the independent study for new car sales. The cost per trip as of January 1, 2018, is $4,036.61 and will increase on January 1, 2019 to $5,530.21. The traffic mitigation fee calculation for the Doug's Hyundai Sales and Service addition is summarized in Table 1. The total traffic mitigation fee of $7,210.21 is required for the development. Table 1: Traffic Mitigation Fee Calculation Number Trip Trip Net New Trips Impact Fee Land Use of Units Rate New Length per Unit of per Unit Total Trips Factor Measure New Car 1,241 SF 1.37 75% 1.4 1.44 per 1,000 SF $5.81 per SF $7,210.21 Sales Attachments (A-1 to A-7) r U a E L Gibson Traffic Consultants, Inc. November 2018 info��ibsontraffic,com GTC #18-315 2 ATTACHMENT Packet Pg. 65 2.2.g TRIP GENERATION RATE CALCULATION This is a summary of the methodology, data and results of the data collection at the Mini of Seattle site to calculate a PM peak -hour trip generation rate for a niche new car dealership. The counts were collected according to the methodology identified by the Institute of Transportation Engineers (ITE). PM peak -hour counts were performed by Gibson Traffic Consultants, Inc. (OTC) staff at the Mini of Seattle dealership located at the intersection of Lake City Way NE (SR-522) and NE 117"' Street. The dealership has two accesses to Lake City Way NE (SR-522), an access to 28th Avenue NE for the service department and parking and an adjacent parking lot at a single-family residential unit on the east side of 281h Avenue NE (see attached aerial). In addition, employees utilized surrounding on -street parking along the frontage of the adjacent single-family residential unit to park personal vehicles. The total square -footage of the dealership is 35,115 square -feet (SF), including the basement (the service area), the first floor (main showroom) and the second floor. The square -footage is based on data from King County (see attached). The PM peak -hour trip generation of the Mini of Seattle dealership was determined by counting all ) trips in and out of the accesses to Lake City Way NE and all off site trips (inbound and outbound) at 0 to 28th Street NE, including service vehicles, employee vehicles and customers. Trips between the c dealership and the parking at the adjacent residential unit were not counted because they would typically be internal trips within a site. Trips from service vehicles that do not impact the surrounding street system were also not counted. The counts were performed between 4:00 PM and 6.00 PM and were performed by two different Professional Engineers, one counting the Lake City a Way NE accesses and one counting trips along 28`h Avenue NE. Counts were collected on Tuesday, E March 29, 2011 and Thursday, March 31, 2011. The weather on both days was overcast. There were no unusual activities observed on either day. The counts show that the peak -hour of the site on Tuesday was between 4:45 PM and 5:45 PM with 48 PM peak -hour trips being generated. On Wednesday, the peak -hour was between 4:30 PM and 5:30 PM with 47 PM peak -hour trips being generated. Based on a 35,115 SF dealership, the PM peak -hour trip generation rate is 1.37 trips per 1,000 SF. 2802 Wetmore Avenue • Suite 220 • Everett WA, 98201 Tel: 425-339-8266 • Fax: 425-258-2922 • E-mail: info@gibsontraffic.com ATTACHMENT Packet Pg. 66 2.2.g Time Ending Lake City Access 28th Access Total Site PM Peak -Hour Inbound Outbound Inbound Outbound Inbound Outbound Inbound Outbound Total 4:15PM 1 2 2 3 3 5 4:30 PM 1 1 1 2 2 3 4:45 PM 2 1 2 0 4 1 15 15 30 5:00 PM 3 2 3 4 6 6 5:15 PM 3 4 5 10 8 14 20 24 44 5:30 PM 0 3 2 3 2 6 20 27 47 5:45 PM 3 2 0 1 3 3 19 29 48 6:00 PM 2 0 1 3 3 3 16 26 42 Mini of Seattle Size (1,000 SF): 35.115 PM Peak -Hour TG Rate/1,000 SF: 1.37 Inbound Split: 40% Outbound Split: 60% Fiat of Kirkland Size (1,000 SF): 14.000 Fiat of Kirkland PM Peak -Hour TG: 19 Inbound: 8 Outbound: 11 ATTACHMENT Packet Pg. 67 2.2.g Time Ending Lake Cit`� Access 28th Access Total Site PM Peak -Hour Inbound Outbound Inbound Outbound Inbound Outbound Inbound Outbound Total 4:15PM 3 4 3 2 6 6 4:30PM 3 2 0 2 3 4 4:45 PM 3 1 5 2 8 3 5:00 PM 5 5 2 2 7 7 24 20 44 5:15 PM 1 5 1 4 2 9 20 23 43 5:30 PM 1 3 3 4 4 7 21 26 47 5:45 PM 3 3 1 3 4 6 17 29 46 6:00 PM 1 1 0 1 1 2 11 24 35 Mini of Seattle Size (1,000 SF): 35.115 PM Peak -Hour TG Rate/1,000 SF: 1.34 Inbound Split: 37% Outbound Split: 63% Fiat of Kirkland Size (1,000 SF): 14.000 Fiat of Kirkland PM Peak -Hour TG: 19 Inbound: 7 Outbound: 12 ATTACHMENT Packet Pg. 68 i3i►TYSiiGs�[' r Service Entrance e - a 2.2.g PARCEL DATA Parcel J 344800-1720 Name SCHARMACH SEATTLE LLC Site Address 11548 LAKE CITY WAY NE 88125 Geo Area 10-10 Spec Area Q-D Property Name SEATTLE MINI COOPER CAR DEALERSHIP A Jurisdiction SEATTLE Levy Code 0010 Properly Type C Plat Block I Building Number 17 Plat Lot / Unit Number 3TO6 & 25TO29 QuarlerSection-Township-Range .eael Description HOMEWOOD PARK ADD 3-4-5-6 & FOR VAC ALLEY E OF CO RD & 25-26-27 & FOR VAC ALLEY ADJ 28 & POR VAC ALLEY ADJ LESS CO RD LOT 29 LESS CO RD LAND DATA Highest & Best Use As If Vacant COMMERCIAL SERVICE rercentage Unusable 0 Highest & Best Use As Improved PRESENT USE Unbuildable NO Present Use Auto Showroom and Lot Restrictive Size Shape NO Base Land Value SgFt 45 Zoning C1-40 Base Land Value 1,766,500 Water WATER DISTRICT k Base Land Value Impacted 100 t Sewer/Septic PUBLIC Base Land Valued Date 2/7/2011 Road Access PUBLIC Base Land Value Tax Year 2012 Parking ADEQUATE Land SgFt 39,300 Street Surface PAVED Acres 0.90 Views Waterfront Rainier Waterfront Location f Territorial Waterfront Footage Olympics Lot Depth Factor Cascades Waterfront Bank Seattle Skyline Tide/Shore Puget Sound Waterfront Restricted Access Lake Washington Waterfront Access Rights NO Lake Sammamish Poor Quality Lake/River/Creek Proximity Influence NO Other View Designations Nuisances Topography NO Historic Site Current Use Nbr Bldg Sites Adjacent to Golf Fairway NO Adjacent to Greenbelt NO Other Designation NO Deed Restrictions NO Development Rights Purchased NO Easements NO Native Growth Protection Easement NO DNR Lease NO ' BUILDING Traffic Noise Akpor( Noise Power Lines Other Nuisances Problems Water Problems T..;porla8on Concurrency I Other Problems Environmental NO NO NO NO NO NO Reference Links: u • Z ( NW(Exlernal link) W(Extema ( link) _ • � C • - 7 ( • Z ( e e Z t ( 's S r Q ATTACHMENT Packet Pg. 70 2.2.g Building Number 1 Building Description AUTO DEALERSHIP Number Of Buildings Aggregated 1 Predominant Use AUTO DEALERSHIP; COMPLETE (455) Shape Rect or Slight Irreg Construction Class REINFORCED CONCRETE Building Quality AVERAGE Stories 2 Building Gross Sq Ft 35,115 Building Net Sq Ft 35,115 Year Built 1955 Eff. Year 2006 Percentage Complete 100 Heating System HEAT PUMP Sprinklers Yes Elevators Yea Picture of Building 1 Floor Plan of Building 1 poll i 1 I III-1�.ol 21.1 IV P'll Section(s) Of Building Number: 1 Section Number Section Use Description I Stories Height Floor Number Gross Sq Ft I Net Sq Ft 1 AUTO DEALERSHIP, COMPLETE (455) 1 14 1 1 17,125 17,125 AUTO DEALERSHIP, COMPLETE (455) 1 1_14 2 4.195 4, 195 �2 � BASEMENT, FINISHED (701) 1 14 B 13,795 13, 795 Accessory _ Acceaeory Typa Picture TDescdpUon Qty Unit Of Measure I Slzs I Grads _ Eft Yr Value Date Valued Miscellaneous i I Roof Parking I ISquare Feel 113805 14 Low 12006 TAX ROLL HISTORY r Q ATTACHMENT Packet Pg. 71 2.2.g Account Valued I Tax OmltvY AAArs Pp PP Le ised Appraised Appraised New Taxable Taxable Taxable Tax Year Year Year Code Lend Value Imps Value Total Value Dollars Land Value Imps Value Total Value Value Reason 34480017200112010 2011 1 10010 1$1,768,500 $4.003,900 $5,772,400 1$2,832.500 $1,768,500 1$4,003.900 $5,772,400 344800172001 2009 2010 0010 $1,768,500 $1.171,400 $2.939,900 $0 $1,768,500 $1,171.400 $2,939.900 344800172001 2008 2009 0010 $1,768.500 $1,215,400 $2,983,900 $0 $1,768,500 $1,215,400 $2,983,900 344800172001 2007 2008 0010 $1,375,500 $1.515.100 $2,890,600 $0 $1,375,500 $1,515.100 $2,890,600 344800172001 2006 2007 0010 $1,375,500 $1,341,400 $2,716,900 $0 $1,375.500 $1,341,400 $2,716,900 344800172001 2005 2006 0010 $1,179,000 $1.359,900 $2,538,900 $0 $1,179,000 $1.359.900 $2,538.900 344800172001 2004 12005 0010 $1,179,000 $1.359,900 $2,538,900 $0 $1,179,000 $1.359.900 $2,538,900 344800172001 2003 2004 0010 $"179000 $1,228,400 $2,407,400 $0 $1,179,000 $1,228,400 $2,407,400 344800172001 2002 2003 0010 $1,179,000 $1.228.400 $2,407,400 $0 $1.179,000 $1,228,400 $2.407,400 344600172001 2001 2002 0010 $982,500 $1.424.900 $2,407,400 $0 $982,500 $1,424,900 $2,407,400 344800172001 2000 2001 0010 $864.600 $285,400 $1,150.000 $0 $864,600 $285,400 $1,150,000 344800172001 1999 2000 0010 $786,000 $364,000 1 $1,150,000 $0 $786,000 $364,000 $1,150,000 344800172001 1998 1999 0010 $786,000 $364,000 $1,150,000 $0 $786,000 $364,000 $1,150,000 344800172001 1997 1998 0010 $0 $0 $0 $0 $786,000 $364,000 $1,150.000 344800172001 1996 1997 100101so $0 $0 $0 $786.000 $364,000 $1,150,000 344800172001 1994 1995 0010 $0 $0 $0 $0 $786,000 $360.000 $1,146,000 344800172001 1992 1993 0010 $0 $0 $0 $0 $707,400 $280,700 $986,100 344800172001 1990 1991 0010 $0 $0 $0 $0 $707,400 $32.700 $740,100 344800172001 1988 1989 0010 $0 Iso $0 $0 $707.400 $314,500 $1,021,900 344800172001 1986 1987 0010 $0 $0 $0 $0 $353,700 $305,000 $658,700 344800172001 1984 1985 0010 $0 $0 $0 $0 $343,800 $262,200 $606,000 344800172001 1982 1983 0010 $0 $0 $0 $0 $343,800 $262,200 $606,000 SALES HISTORY Excise Recording Document Sells Price Seller Name Buyer Name Instrument Sale k Number Number Date 1221 DENNY LLC SCHARMACH Reason None 10/10/2008 $6.000,000.00 Statutory SEATTLE LLC Warranty Deed _ 10/8/2008 $145,000.00 MORENOAGUSTIN WATKINS GARLAND Statutory None III Warranty Deed 9/27/2007 $3,100,000.00 ANDERSON CHARLES G 1221 DENNY LLC Statutory None Warranty Deed - 3/25/1994 $0.00 ANDERSON ANDERSON Warranty Deed Settlement HOWARD+DORCAS CHARLES G REVIEW HISTORY PERMIT HISTORY Permit Penult Description Type Issue Date Permit Permit Issuing Reviewed Number Value Status Jurisdiction Dete - Phase I and II for major interior + exterior Remodel 2/5/2009 $4,000.000 Complete SEATTLE 7/2M010 alterations to existing automobile dealership. _ Selective demolition of existing auto dealership Demolition 10/15/2008 $50,000 Complete SEATTLE SIY212D09 For future expansion per site plan. HOME IMPROVEMENT EXEMPTION New Search Property Tax Bill Map This Property Glossary of Terms Area Report Print Property Detail I� Updated: March 9, 2011 MIMI� � Links to external sites do not constitute endorsements by King County. By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. r Q ATTACHMENT Packet Pg. 72 2.2.h CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 a Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION " C . 18') \-. December 13, 2018 Frank Karreman frank@3rkanccitecture.com Subject: Letter of complete application — clarification requested Doug's Lynnwood Mazda/Hyundai (PLN20180065 & PLN20180066) Dear Mr. Karreman, On behalf of the City of Edmonds Planning Division, I have reviewed the application for design review and the exception process for pedestrian or walkable design for the Doug's Lynnwood Mazda/Hyundai addition and remodel at 22130 & 22133 Highway 99. Pursuant to Edmonds Community Development Code (ECDC) Section 20.02.002, the application has been determined to meet the procedural submission requirements and therefore is complete; please accept this letter as the City's completeness notice in accordance with ECDC 20.02.003. However, while the application is technically complete, clarification is requested by the Engineering Division (see attached). Please respond to each of the comments in a cover letter and by providing updated plan sheets and other materials as appropriate. According to ECDC 20.02.003.D, the requested information must be submitted within 90 days (by March 13, 2019) or the application will expire. Because the application has been determined to be complete, a notice of application will be posted on the subject property and mailed to adjacent property owners within the next two weeks consistent with ECDC 20.03.002. If you have any questions, please let me know either at 425-771-0220 or michael.clugston@edmondswa.eov. Sincerely, Mike Clugston, AICP Senior Planner Attachment — Engineering request for clarification, December 3, 2018 ATTACHMENT Packet Pg. 73 2.2.h CITY OF EDMONDS NOTICE OF APPLICATION PROJECT DESCRIPTION: The applicant is proposing additions to, and remodeling of, two existing auto sales and service buildings at the Doug's Lynnwood Mazda site. The property is zoned General Commercial (CG) and located within the Highway 99 Subarea. The proposal is consistent with the Planned Action SEPA Ordinance for the Highway 99 Subarea issued on August 16, 2017. PROJECT LOCATION: 22130 & 22133 Highway 99, Edmonds, WA NAME OF APPLICANT: Doug Ikegami (Doug's Lynnwood Mazda and Hyundai) FILE NUMBERS: PLN20180065 (Design Review) & PLN20180066 (Exception process for pedestrian or walkable design) DATE OF APPLICATION: November 16, 2018 DATE OF COMPLETENESS: December 13, 2018 DATE OF PUBLIC NOTICE: December 21, 2018 REQUESTED PERMIT: Design review and exception for pedestrian or walkable design (consolidated Type III -A permit where the Hearing Examiner makes the final decision on the design of the project following a public hearing). OTHER REQUIRED PERMITS: Building permit EXISTING ENVIRONMENTAL DOCUMENTS: Critical Area Determination, Highway 99 Planned Action SEPA Ordinance (#4079) COMMENTS ON PROPOSAL DUE: January 7, 2019 Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application can be viewed or obtained at the City of Edmonds Development Services Department, 121 - 5th Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday — Friday (8:30 AM — Noon only on Wednesdays); or online through the City's website at httos://Permits.edmonds.wa.uslcitizen through the Online Permits link. Search for permit PLN20180066. CITY CONTACT: Mike Clugston, Senior Planner michael.clugston@edmondswa.gov 425-771-0220 ATTACHMENT Packet Pg. 74 2.2h f City of Edmonds PLN20180065 & 0066 • 5 ..., y # ;Qle � " Approximate Project Site op - 49 �■�:-..fir ..�� s��—� I IF 0 188-08 376.2 Feet WGS_1984_W eb_Mercator_Auxiliary-Sphere © City of Edmonds -' Legend { �nr ArcSDE.GIS.STREET_CENTERLINI <all other values> Z 1 � 2 s 5; 4 9; 71; 71 8 S ' L State Highways Z ,all other values> s f -- 0 S 1 I f 2 1:4,514 O Notes a Doug's Lynnwood Mazda Service Center This map is a user generated static output from an Internet mapping site .and is for & Hyundai Sales reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. ATTACHMENTT7fIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION Packet Pg. 75 2.2.h 3 ADJACENT PROPERTY OWNERS LIST Attach this notarized declaration to the adjacent property owners list. [10V 16 2018 V� i +d ENI SERVICES COUNTER On my oath, I certify that the names and addresses provided represent all properties located within 300 feet of the subject property. Sign Subscribed and sworn —f re ofApplicant or A licant's Representative x before me this A day of�� otary Public in and r the State of Washington ti r of yyk'S%P siding at ATTACHMENT Revised on 9130111 P2 - Adjacent Property Owners List Packet Pg. 76 2.2.h A, 5160® Easy Peel®Address Labels Go to avery.com I Bend along line to expose Pop-up Edge® I Use Avery Template 5160 I 006729005003001_ MILL PARK LLC 7309 224TH ST SW:UNIT E-3 EDMONDS,WA 98026-8363 00672900500700 MULKEY ROBERT 7309 224TH ST SW'UNIT E-7 EDMONDS,WA 98026-8363 00672900400600'' BURT MARGARET MARYTTEE 7307 224TH ST SW.'UNIT D-6 EDMONDS,WA 98G2b-8389 00672900600500•: BAUER AMELIA R 7305 224TH ST SW UNIT F-5 EDMONDS,WA 98026-8390 00672900601000'' DARLA FAYE ELDER- 7305 224TH ST SW UNIT F-10 EDMONDS,WA 98026-8390 00593900000200 HALL LYLE R & MARNETTE M PO BOX 82487 KEN MORE,WA 98028 00672900600200 MAXWELL CATHER.IN TTEE 12701 NE 113TH PL KIRKLAND,WA 98033 006729002007001: SHEEHAN KELLY 2110 201ST PL SW., LYNNWOOD,WA 98036 00672900601200 WILSON DAVID J . 6503 193RD ST SW, LYNNWOOD,WA 98036-5116 00672900300900' FOX SHARON 12419 SE 98TH ST RENTON,WA 98056,2438 00672900500500 NGUYEN JOHN HOANG 7309 224TH ST SW UNIT E-5 EDMONDS,WA 98026-8363 00672900500800 MCDONALD ROBERT A 7309 224TH ST SW UNIT E-8 EDMONDS,WA 98026-8363 00672900400800 SMITS ALEX 7307 224TH ST SW UNIT D-8 EDMONDS,WA 98026-8389 00672900600700 CREWS HANNA 7305 224TH ST SW UNIT F-7 EDMONDS,WA 98026-8390 00672900601100 ARKINS HEATHER A 7305 224TH ST SW UNIT F-11 EDMONDS,WA 98026-839.0 00672900300500 BLACKBURN BRUCE W/JAYNE 15615 63RD AVE NE KENMORE,WA 98028 00501100000700 SOUT ND HOLDINGS LLC 70 198TH ST SW LYN NWOOD,WA 98036 00717500001100 DOLPHIN HOMES PO BOX 2208 LYNNWOOD,WA 98036 00681800300100 JIN XIAOBO 18015 12TH PL W LYNNWOOD,WA 98037 00681800200100 KIM KYISOOK 7618 238TH ST SE WOODINVILLLEMWA 9807229.527 :•00672900500600 '.FORHAN RUSSELL A 7309 224TH ST SW UNIT E-6 EDMONDS,WA 98026-8363 00672900501000 -'HOFFER KEVIN G 7309 224TH ST SW UNIT E-10 .EDMONDS,WA 98026-8363 00672900600400 cATIENZA CHRISTOPHER JAMES & BP MARY E 7305 224TH ST SW UNIT F-4 EDMONDS,WA 98026-8390 ,00672900600900 HILL DANIELT 7305 224TH ST SW UNIT F-9 EDMONDS,WA 98026-8390 '00672900200900 'FRIED RICHARD P & POULIOT NORN J_ 7219 224TH ST SW UNIT K-1 EDMONDS,WA 98026-8393 27042900304200 HALL LYLE R & MARNETTE M ,'PO BOX 82487 KENM0RE,WA 98028 00501100000801 SOUTHEND HOLDINGS LLC 7017 198TH ST SW LYNNWOOD,WA 98036 0074440010010.0 :. PAIGE KENNETH/MARYANN 22118 76TH AVE W UNIT A :E.DMONDS,WA 98036 00672900100100 :SVANGREN RICHARD & CATHERINE PO BOX 1194 LYNNWOOD,WA 98046 3 i00672900400200 INNISS PATRICK r :'1119 FIRST AVE #314 Q �;.SFATTLE,WA 98101 Packet Pg. 77 Allez a avery.ca ga arits I`tiquettes d'adresse Easy Peel® ! ® Easy Peel' Address Labels Go to avery.com �Qy® Jr�6o 3 Bend along line to expose Pop-up Edge® I Use AveryTemplate5160I 00672900101200 ::'; 00672900200200 00672900200300 3 "e EGNIN MICHAEL AIAUSA..A& ; - BABUL AMEEN SUHARA TOMIKO 731.7 224TH ST SW UNIT Al2 731 ��3IT B2 7315 224TH ST SW UNIT B3 EDMONDS,WA 98026. ED A 98026 EDMONDS,WA 98026 m 0 00672900200500 00672900200800 00672900201100 KiHLMAN ROBERT RYBIENIK REMIGIUSZ & AGATA MILL PARK HOMEOWNERS 7315 224TH ST SW #B5 24226 77TH PL W ASSOCIATION >, EDMONDS,WA 98026 EDMONDS,WA 98026 7215 224TH ST SW EDMONDS,WA 98026 N 00672900300100 00672900400100 006729004003 0 CHOI MOON SIK/HYUN OK' DU GUAN H BISOODS,WA 0 0 7311 224TH ST SW UNIT CZ 7307 224TH ST SW UNIT D 1 73S SW UNIT D3 EDMONDS,WA 98026 EDMONDS,WA 98026 ED 98026 J N 00672900400400 00672900400500 00672900400700 c MOSELEY SARAH PHILLIPS LESLIE M SUSLOVA ANZHELA Y o 730 2 UNIT D4 7307 224TH ST SW #D5 7307 224TH ST UNIT D7 0 ED A 98026 EDMONDS,WA 98026 EDMONDS,WA 98026 R r c a� 00672900500400 00672900600600 00672900600800 E CALLERO VERN LOUISJR MITCHELL PAUL D/JUNE C KALMBACK FRANCINE o 7309 224TH ST SW UNIT E4 7305 224TH ST SW UNIT F6 7305 224TH ST SW # F8 EDMONDS,WA 98026 EDMONDS,WA 98026 EDMONDS,WA 98026 0 c 00681800100100 00681800100200 00681800300200 KIRCH CARLA CULLUM JOHN & CARRIE OSORIO WILFRED a 22215 76TH AVE W UNIT A-1 22215 76TH AVE W #A-2 22219 76TH AVE W EDMONDS,WA 98026 EDMONDS,WA 98026 EDMONDS,WA 98026 0 ca 00717500000100 00717500000200 00744400100200 2 .Q KLEIN LINDA M TTEE ELLIOTT MJ & JILL M TTEE CHAN YUET BING 7630 223RD ST SW 7629 223RD ST SW 22118 76TH AVE W UNIT B +; EDMONDS,WA 98026 EDMONDS,WA 98026 EDMONDS,WA 98026 a E 0 U 00744600100100 00744600100200 00780700000100 c TEBOW JOHN D ANDERSON CHRISTIN C MOORE MICHAEL C & SANDRA a) 22124 76TH WEST -UNIT A 22124 76TH AVE SW UNIT B 22106 76TH AVE W # A o EDMONDS,WA 98026 EDMONDS,WA 98026 EDMONDS,WA 98026 Z ti 27042900302000 27042900302200 27042900302600 EMERALD GOLD LLC LINGLE LEASING LLC BRUCE LINGLE / COLLISION CLINIC 22201 HIGHWAY 99 22327 HIGHWAY 99 22327 HWY 99 EDMONDS,WA. 98026 EDMONDS,WA 98026 EDMONDS,WA 98026 Q r c m 2704 00305600 27042900305700 27042900305800 XEGANXYDOUGLAS. IKEGAM! F DOUGLAS IKEGAM DOUGLAS r r 22130 �vky 99 22130 HWY 99 22130 41 Y 99 Q 'D�!!C� D 1�11i r�;)2;T "vs;_j; :. EDMONDS,WA98026E=LvI6 NL�S; lA 98026 ATTACHMENT Packet Pg. 78 ' ttiquettes d'adresse Easy Peel® ! Allez a avery.ca/gabarits Go to avery. I 5160® i Easy Peel® Address Labels com AIV O-1V 2.2.h i Bend along line to expose Pop-up Edge Use Avery Template 5160 1 27042900303800 PACWEST ENERGY LLC #609 3450 COMMERCIAL CT MERIDIAN,ID 83642 00717500001000 ALMTOWAQ NOOR 619 195TH ST SE BOTHELL,WA 98012 006729001 0800 GAMLA OHN A 127 S INE DR ED NDS,WA 98020 00681800300400 BOYLE BARBARA 22219 76TH AVE W C-4 EDMONDS,WA 98020 27042900305100 CAMPBELL CHARLES IRWIN 2202176TH AVE W EDMONDS,WA 98020 27042900306600 IKEGAMI PROPERTIES LLC 22130 HI AWAY 99 EDMPSI'WA 98020 27042900309500 JHANSON INVESTMENTS LLC 10452NDAVE S EDMONDS,WA 98020 00672900201000 SCHUBERT BRENDA 9828 240TH PL SW EDMONDS,WA 98020-6509 00501100001000 PEW CAROLINE R 22212 76TH AVE W EDMONDS,WA 98026 00501100001300 PRIMACIO ZACHARY K/KATIE M 22230 76TH AVE W EDMONDS,WA 98026 00672900301100 NG DOR H 9732 BLANDWOOD RD DOWNEY,CA 90240 00501100000900 BUTER LESLIE A PO BOX 1886 EDMONDS,WA 98020 00672900100900 GAMLAM JOHN A 127 SKYLINE DR EDMONDS,WA 98020 27042900302700 CAPITAL EQUITY FUND III LLC 15448 SE 47TH PL BELLEVUE,WA 98006-3269 00593900000400 IKEGAMI PROPERTIES LLC 11115 KULSHAN RD WOODWAY,WA 98020 00672900301000 MUCH SUSAN 7311224TH ST SW C10 EDMONDS,WA 98020 27042900303700 27042900304300 LYNNWOOD HONDA/NELSON MOTORS WHITNEY BETHLYN J INC PO BOX 1323 PO BOX 1177 EDMONDS,WA 98020 EDMONDS,WA 98020 27042900305300 IKEGAMI PROPERTIES LLC 11115 KULSHAN RD WOODWAY,WA 98020 27042900307100 IKEGA iIWPERTIES LLC 221301 ' IGHWAY 99 EDM NDS,WA 98020 00745400100100 NELSON ROBERT LOUIS 1230 VISTA WAY EDMONDS,WA 98020-2988 00461000301901 ABERNATHY KEITH G/BENTLEY ELIZABETH B 7625 222ND ST SW EDMONDS,WA 98026 00501100001100 JIANG XUE/HUANG HONMING 22218 76TH AVE W EDMONDS,WA 98026 00593900000100 CAMPBELL CHARLES 1 22021 76TH AVE W EDMONDS,WA 98026 ATTACHMENT 27042900306500 IKEGAMI PROPERTIES LLC 22130 HIGHWAY 99 EDMONDS,WA 98020 27042900309200 IKEGAMIOPERTIES LLC 11153UtSHAN RD W96DWAY,WA 98020 00681800400400 MASSOUD NADIEN 616 BELL ST EDMONDS,WA 98020-3020 00461000301902 KIM SUN WOOK & LEE YOON A 23215 HWY 99 UNIT B-301 EDMONDS,WA 98026 00501100001200 DANGELO DOMINIC & MARJIE 7018 150TH PL SW EDMONDS,WA 98026 00672900100500 YATES BARBARA F rcvv 7317 224TH ST SW UNIT A5 Q EDMONDS,WA 98026 Packet Pg. 79 Allez A averyca/gabarits Pat: avervcrni/natents i b1cluettes d'adresse Easy Peel® ��11 2.2.h AVERY. 5160® i Easy Peel®Address Labels ; Go to averycom , l Bend along line to expose Pop-up Edge® Use Avery Template 5160 1 27042900305900 :" "I 27042900306000 2704290,0316100 :' • � IKEGAMI F OUGLAS :.. IKEGAMI F LIGLAS dKEGAMLFDOUGLAS= 22130 Y 99 22130 H 99 22130Y'39 EDM NDS,WA 98026 EDMONDS,WA 98026 ` EDM NDS,WA .98026 m 0 27042900306200 27042900306400 27042900306900 IKEGAMI DOUGLAS IKEGAM ROPERTIES LLC BOKA ASSOCIATES c 22130 WY 99 2213 WY 99 22319 76TH AVE W ED NDS,WA 98026 EDMONDS,WA 98026 EDMONDS,:WA 98026 N fC 27042900302400 00745400100200 007807000.00200 KIM SANG MOK & CHUN OK '' ;°::!" BENNET1 NANCY D MOORE MICHAEL C & SANDRA,L, °o 8308 FREDERICK PL 22110 76TH AVE W UNIT B 221-06 76TH AVE`W UNIT B 3 EDMONDS,WA 98026-5033' : .' ". ' EDMONDS,WA 98026-7906 EDMONDS,WA 98026-7906 J to >3I 27042900306700. ry: 27042900306800 00681800100300 c SNOW AUTUMN BOKA ASSOCIATES PENG MIAO LING 22309 76TH AVE W - . 22319 76TH AVE W 22215 76TH AVE W UNIT A-3 c EDMONDS,WA 98026-7911 EDMONDS,WA 98026-7911 EDMONDS,WA 98026=7919 r c a� 00681800100500 006818002002.00 :00681800400100 TAI SHU HUA TSANG MAN YING WILCOX.ROD` 22215 76TH AVE WUNIT A-5 22217 7 i B-2 22221 76TH-AVE W UNIT D-1 EDMONDS,WA 98026-7919 EDMON 98026-7920 EDIVIONDS;WA 98026-7922 0 c 00681800400200' 00681800400300 00461000302000 0 LY NGHIA V HUANG YONG ZHEN S1SKO RONALD & KATHRYN 2222176THAVE W UNIT D-2 22221 76TH AVE W UNIT D-3 7607 222ND ST SW EDMONDS,WA 98026-7922 EDMONDS,WA 98026-7922 EDMONDS,WA'9802677966 0 to 00501100000800 00717500000900 '006729003004.00 .2CL DELMORE LOUISE Y CUMMINGS HOLLYDAY OLMSTED VAUNDA F/OLMSTED 7622 222ND ST SW 7618 223RD ST SW SANDRA1 EDMONDS,WA 98026-7966 EDMONDS,WA 98026-7970 ,227:11 88TH AVE W a EDMONDS,WA 98026-8233 E 0 U 00672900300600 00672900200100 0067290020 200 - SANTONIL MARTIFELY P WALLS JOHN C KATIRAIE M CLEMENTlNA 7311 224TH ST SW UNIT C6 _ '7315 224TH ST SW UNIT B1 7-315,224TH ST SW UNlT612 0 EDMONDS,WA 98026-8357 :EDMONDS,WA 98026-8359 ED:MONDS,WA'98026-8360 Z ti r c 00672900100200 00672900100300 00672900100400 E GREEN MARJORIE C RUDOV ALEXANDR SMITH LINDA D: 7317 224TH ST SW UNIT A2 7317 224TH ST SW UNIT A3 7317 224TH ST SW UNIT A4 Q EDMONDS,WA 98026-8361 EDMONDS,WA 98026-8361 ED'M.ONDS,WA. 98026-8361 c m 00672900100600 00672900100700 006729005002.00,' AYLESWORTH SUSAN.A ?- ..: `. CHOU PO HAO F15CHER CAf�OLYN r 7317 224TH ST SW UNIT A6 :' 7317 224TH ST SW LINIT A7 `•730 M �NfT E-2 Q 361 ^� `:>: ' :EDMONDS" . rt' - 62 ;ED 11 1'�J802t:�s63,:'�: EDMONDS,WA 98426 8 ,��`a`�,�Eiv�3i Packet Pg. 80 gffni iPttPS d'adresse East/ Peel® Allez a avert/ ca/gabarits 2.2.h AV�' ' 51600 i Easy Peel® Address Labels Go to averycorn ,1.1- x Bend along line to expose Pop-up Edge® Use Avery Template 5160 1 27042900301900 BEHAR EDMONDS VENTURES LLC 1000 2ND AVE STE 3330 SEATTLE,WA 98104 27042900302300 EDMONDS ILLAGE LLC 100012N AVE STE 3230 SEATT ,WA 98104 00672900101100 27042900309300 EXECUTIVE HOMELEASING A GENERAL YERIEL LLC PARTNERS PO BOX 84325 3807 43RD AVE S SEATTLE,WA 98124 SEATTLE,WA 98118 00681800100400 00681800300300 HANSON IEKO S HANSON MIEKO S PO BO 25265 PO BOX 25265 SEA LE,WA 98125 SEATTLE,WA 98125 00681800200300 00672900200400 WU ROBERTA W & WOO PATRICK SCHNALL BILL 15719 37TH AVE NE PO BOX 60185 LAKE FOREST PARK,WA 98155 SHORELINE,WA 98160 00672900600100 00672900300800 SCOTT STEVE & LAURIE MANNINO KATARZYNA 5118 NARBECK AVE 13425 MEADOW DR EVERETT,WA 98203 EVERETT,WA 98208 00672900300300 00672900600300 SWANSON GERALD JONES STEVEN 18646 STATE ROUTE 525 1125 SHERWOOD LANE FREELAND,WA 98249 GREENBACK,WA 98253 00672900200600 00672900500100 ARANY-KOVACS STEVEN T PEDERSEN GUNNAR 13404 FOREST VIEW AVE SE 16325 DIKE RD MONROE,WA 98272-8782 MOUNT VERNON,WA 98273 27043000400300 00672900500900 BRUNSELLJAMES V TTEE CORWIN JAMES 715 CHURCH AVE 15118 63RD DR SE MUKILTEO,WA 98275 SNOHOMISH,WA 98296-4217 00672900501200 00672900300200 DIXON MARY J MIR ABID ALI 91 NE FOREST CREEK DR 55 FARMSTEAD RICHMOND HILL TAHUYA,WA 98588 ONTARIO L4S1S3, CANADA 27042900302800 EDMONDS VILLAGE LLC 1000 2ND AVE STE 3230 SEATTLE,WA 98104 00672900101000 AWAD MOFEED 12009 PINEHURST AVE NE SEATTLE,WA 98125 00672900501100 N I�L •� S LE,WA 98133 27042900305000 STRAND MICHAELJ & PRISCILLA 20111 RICHMOND BCH DR NW SHORELINE,WA 98177 00672900300700 CHILELLI ANTHONY B & MARJORIE REV LIV 8225 172ND ST NE ARLINGTON,WA 98223-8987 00461000300104 ORTEGA GREGG 12421 123RD AVE NE LAKE STEVENS,WA 98258 00672900301200 CLARKE ANGELA 12303 HARBOUR POINT BLVD UNIT M204 MUKILTEO,WA 98275 00681800200400 ALBERTS MICHELLE E TRUSTEE 6123 130TH PL SE SNOHOMISH,WA 98296-4253 ATTACHMENT I`_tiquettes d'adresse Easy Peel® ! Packet Pg. 81 Allez a avery.ca/gabarits 2.2.h FILE NO.: PLN20180065 & 66 APPLICANT: Doug Ikegami DECLARATION OF MAILING NOTICE OF APPLICATION On the 19 day of December, 2018, the attached Notice of Application was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced application. I. Diane Cunningham, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 19 day of December, 2018 at Edmonds, Washington. Signed:�klkkl LAr�- 'Ili IBFP747887.DOC; 1 \00006.900000\ } ATTACHMENT Packet Pg. 82 2.2.h FILE NO.: PLN20180065 & 66 APPLICANT: Doug's DECLARATION OF POSTING NOTICE OF APPLICATION On the 19th day of December, 2018 the attached Notice of Application was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. I, Mike Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 19th day of December, 2018, at Edmonds, Washington. Signed: {BFP747892.D0C;1\00006.900000\ } ATTACHMENT Packet Pg. 83 2.2.h Everett Daily Herald 3 ! m c a� Affidavit of Publication 0 State of Washington } County of Snohomish } ss ' x Dicy Sheppard being first duly sworn, upon N oath dcposes and says: that he/she is the legal � representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal O O newspaper by order of the superior court in the 3 county in which it is published and is now and O c has been for more than six months prior to the J date of the first publication of the Notice rn hereinafter referred to, published in the English G language continually as a daily newspaper in p Snohomish County, Washington and is and c always has been printed in whole or part in the r Everett Daily Herald and is of general circulation in said County, and is a legal a� newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter v O 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of v Snohomish County, State of Washington, by c order dated June 16, 1941, and that the annexed v is a true copy of EDH838745 PLN20180065 & 66 as it was published in the regular and entire Q issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 12/21/2018 and OO ending on 12/21/2018 and that said newspaper was regularly distributed to its subscribersrL v during all of said period. a� The amount of the fee r such publication is a� $80.84. E o v 4— O Subscribed and sworn before me on this day of Z AUBRI=Y KNAPP Notary Public State of Washington E My Commission Expires July 30. 2022 a Notary Public in and for the State of Washington. City of Edmonds -LEGAL ADS 114101416 DIANE CUNNINGHAM V a ATTACHMENT Packet Pg. 84 Classified Proof 2.2.h CfTY OF EDMONDS N07ICE OF APPLICATION PR 03ECT DE SC RI PTiON' The Applicant is lawl msing addlliang Is. and mmodel5ng of, two oXislirlg auto oatas and MWO bnrldinga Of the Daug's Lynnwood Mazda site. The prope+ly is zoned C3er rat Commerclar (GO) end located within Ina Highway 99 stiparea The propo7al * tmnelalanl with Ire Planned Attion SEPA Ofdloanca far the rliglujay 93 Suinaroa irsrlod on Augrrt 16,2017. PROJECT LOCATION: 22130 & 22133 Highway 99, Edmonds, WA NAM E OF APPLICANT: Ooug Ikegaml (Ddug'a Lynnwood Mazda and Hyundai) FILE NUMBERS: PLfi201B0g85 (Daslgn Review) & PLN2010"W (ExcepUan process for pedestrian oruralkable deelgn) DATE OF APPLICATION: November 16, 2018 DATE OF COMPLETENESS: December 13, 2018 DATE OF PVBLIC NOTICE December R1, R015 REWESTED PERMIT. Design review and exception for pedestnan of walkable design (Coneolowed Type I11-A pa"I Where Imo Heodng Examiner rriakas the final daclslon on the design of the project fallowing a pribllc hearing). OTHER REQUIRED PERMITS. Bulti;Mu pppaermli EXISTING ENVIRONMENTAL DOCt}ryfENTS" Cdbcal Area DeterminatIon, Highway 99 Planned Action SEPA Ordinance (V4079) COMMENTS ON PROPOSAL DUE• Jonuoty 7. 2010 Any person has the fight to SAmmenl on Ire" appHcdllon Outing public Col "I period tact" nouca and parocipato In any heapRgga, and r"tioll a copy of the docirion on the a�Aitaapn rho CTty may act eel public comrr*M5 at any limn Rnor 10 the closing of the record of an open record pradeel5tan haunng, II any. or, it m open retard oclsion hearing is ravkled prior to the tloCl916n On pia p[tlfaCl pC Rllnl. Only pdillae or recorct a5 dellned to ECDC 20.07 003 blWe standing to mlbalo an arkmriistralive appeal. Informptlnn on 1ht5 devolopmeril applicalidn can be Hewed or Obtained 8I Ine Cary of Edmonds Development Services Department. 121 - 51n Ave North. Edmvndr, WA 98020 between the hours of 8.00 A-M and 4,30 P M- Monday - Friday (8 30 AM - Noon only on Wadrleedays). or online lhrougrt the Cily'e woballe at h#pS.rlperr rtfI RdmOr1d$.YrB t�uCf through Iris pnAne p6mliIls lfnk. 8@SrCR forfor penult PL.N2018i1U$ti. CITY CONTACT Mlke CitiWon.Senux Planner mlchaet,6lugSf"etlmorld5wa spv 425.771.02g 0 Published: December 21, 2018 EDH838745 Proofed by Sheppard, Dicy, 12/21/2018 09:36:19 am Page: 2 ATTACHMENT Packet Pg. 85 2.2.h CITY OF EDMONDS NOTICE OF PUBLIC HEARING "o c. 189" PROJECT DESCRIPTION: The applicant is proposing additions to, and remodeling of, two existing auto sales and service buildings at the Doug's Lynnwood Mazda site. The property is zoned General Commercial (CG) and located within the Highway 99 Subarea. PROJECT LOCATION: 22130 & 22133 Highway 99, Edmonds, WA NAME OF APPLICANT: Doug Ikegami (Doug's Lynnwood Mazda and Hyundai) FILE NO.: PLN20180065 (Design Review) & PLN20180066 (Exception process for pedestrian or walkable design) DATE OF APPLICATION: November 16, 2018 DATE OF COMPLETENESS: December 13, 2018 DATE OF NOTICE: February 11, 2019 PUBLIC HEARING INFORMATION: A public hearing will be held by the Hearing Examiner on February 28, 2019 at 7 p.m. in the Council Chambers located at 250-5th Avenue North, Edmonds, WA 98020. Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an appeal. Information on this development application can be viewed or obtained at the City of Edmonds Development Services Department, 121 5th Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday — Friday (8:30 A.M. to 12:00 P.M. only on Wednesdays) or online through the City's website at https:llPermits.edmonds.wa,uslcitizeri. Search for permit PLN20180066. CITY CONTACT: Mike Clugston, AICP, Senior Planner michael.clugston@edmondswa.gov 425-771-0220 x 1330 ATTACHMENT Packet Pg. 86 2.2.h city of Edmonds •., 3 PLN20180065 & 0066 � � r e r.r-:• -... ;.i.;�r� -�•_ � ,tom. ,_�r Approximate Project Site -4 �` it `+'i .. � � , __ �. - .. -p..' • .J T1r'^ : sacs-�+►� a.e. "+ . . 3 e it ~li 7 9 2i N ■f 0 r Legend ArcSDE.GIS.STREET_CENTERLIN v <all other values> 0 1 � V 2 }' O c 5; 4 V 9;71;7;8 .0 7 State Highways — <all other values> C 0 r— O 1 M 2 V 1:4,514 O Notes i e 0 188.08 376.2 Feet This map is a user generated static output from an Internet mapping site and is f reference only Data layers that appear on this map may or may not be accurat WGS_1984_Web_Mercator_Auxiliary_Sphere current, or otherwise reliabl © City of Edmonds ATTACHMENT THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTIO Doug s Lynnwood Mazda Service Centei & Hyundai Sales I Packet Pg. 87 2.2.h FILE NO.: PLN20180065 & 0066 APPLICANT: Doug's DECLARATION OF POSTING NOTICE OF PUBLIC HEARING On the 1 1 th day of February, 201-9, the attached Notice of Public Hearing was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. I, Mike Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 1 1 th day of February 11, 2019, at Edmonds, Washington. i ned: 4�4�S g {BFP747892.DOC;1\00006.900000\ 1 ATTACHMENT? Packet Pg. 88 2.2.h FILE NO.: PLN20180065 & 66 APPLICANT: MAZDA DECLARATION OF MAILING NOTICE OF PUBLIC HEARING On the 8 day of February, 2019, the attached Notice of Public Hearing was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced application. I, Debra Rothus, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 8 day of February, 2019 at Edmonds, Washington. 4 Signed: -w-J ATTACHMENT Packet Pg. 89 2.2.h Everett Daily Herald Affidavit of Publication RECEIVED State of Washington } FEB 19 2019 County of Snohomish } ss Dicy Sheppard being first duly sworn, upon EDMONDS CITY CLERK oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH844471 PLN20180066 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 02/11/2019 and ending on 02/11/2019 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $67.08. Fz"J W4 Subscribed and sworn before me on this �1�I `Z!- I s 4t, ,, day of _ _� = � t tAR ,'9p AZ 1iy11t1�»�1\� illltlll\\��w�� Notary Public in and for the State of Washington. City of Edmonds - LEGAL ADS 114101416 DIANE CUNNINGHAM ATTACHMENT Packet Pg. 90 2.2.h Classified Proof RECEIVED CITY OF EDMONDS FEB 19 2019 NOTICE OF PUBLIC HEARING PROJECT DESCRIPTION• Theapplkanl Is propesingaddllrone to. arnl reiDoug' iU er, iwooicl iing 4ufu e. T e Property i]illklirlg6 EDMONDS CITY CLERK a1 the Poug'S Lynrfwo0d Mazda site. The property li zoned Genial Commercial {CGy and located within the Highway 99 Subarea PROJECT LOCATION: 22130 6 22133 Highway 99. Edmonds, WA NAME OF APPLICANT: Doug Ikegami (Doug's Lynnwood Mazda and HYyundal) PILE N(1MBER: PLN20180065 (Design Rovrew) 6 PLNWI80006 (Facepton pprroocceess (or pedoalnan or workable design) DATE OF APPLICATION• Novamhor 16, 2018 DATE OF COMPLETENESS' Oedember 13, 2018 DATE OF NOTICE. February 11, 2019 PUBLIC HEARING INFORMATION: A public hearing wfX be held CpufnClHeanr £xefifnef On Febtuary 28, 2019 at 7 p.m. to the Cnabars located at 250.91h Avenue North, Elnonde, WA 98020. Any person has the right to comment on Iva sppi"Ifon during ptruic comment period, receive notice and pareclpate in any heenrig5, and ruquo4l a Copy of 1110 decision an Ste sppilcilion Tho CITY may wcopl pubfk comments al any Ems pnO[ 10 00 closing of the recoro of an upon reCard piedvasion hearing. If any, or, If no open record predasrWon hearing is provided, prlor to the decision On Me project pe7ml. Only parlins e1 record as defined m ECDC 213.07,06 have slandmg 10 InfGaia an appeal Inlannalion on this develOyYf+eht application Can be viewed Or Obtained al Ina City of Edmond? Derelupritenl $arvlcas Deparlmem 121 5m ve Ndrih, Edmonds, WA 98020 eatween the Apure of $:00 kM. and 4:50 P M. Monday - Friday (830 A.M. to 12:00 P.M anty an Wednesdays) or dntirm through the Cdys website at nT":IMermtts.edmorids.w8 nfe1c jZeh Seamn for permil PLN201000W CITY CONTACT: Moe Clurpson, A1CP, Senor Planner michaei.c gaIFf edmondswa.gov 425-771-0220 r 1 Pub9shed:February 11.2019, EDH044471 Proofed by Sheppard, Dicy, 02/13/2019 09:34:10 am Page: 2 ATTACHMENT Packet Pg. 91 Section Two: Review Criteria (city to complete) The city's SEPA responsible official may designate conforming projects as "planned actions" pursuant to RCW 43.21C.440 the meet the following conditions per Ordinance No. 4079. Criteria (Ordinance No. 4079 Section 4.E) Complies (if no, explain on separate sheet and attach) The proposal is located within the Planned Action Area as identified p�Yes ❑ No in Exhibit A of Ordinance No. 4079. The proposal does not cause the Planned Actions thresholds and Yes El No other criteria of Ordinance No. 4079 Section 4.D to be exceeded. Ip Planned Action Thresholds Project Permitted Planned Action Residential Dwelling Units: 3,325 Proposed Units: Cumulative Units: IV A Non-residential Uses: 1,634,685 sf. Proposed sf: (pr KZ Z Cumulative sf: t o / (, _i Z PM Peak Hour Trips: 2,755 Proposed Trips: 1,. Gf l Cumulative Trips: 0 , The proposal is consistent with the City of Edmonds Comprehensive E 4es ❑ No Plan and the Highway 99 Subarea Plan. The proposals significant adverse environmental impacts have been )2 Yes ❑ No identified in the Planned Action EIS. The proposals significant impacts have been mitigated by application of the measures identified in Ordinance No. 4079 ❑/Yes ElNo Exhibit B, and other applicable city regulations, together with any / modifications or variances or special permits that may be required. The proposal complies with all applicable local, state and/or federal laws and regulations, and the responsible official determines that C�As ❑ No these constitute adequate mitigation. The proposal is not an essential public facility as defined by RCW Yes ❑ No 36.70A.200(1). Section Three: Planned Action Determination (city to complete) P/Ye. s ❑ No Qualifies as a Planned Action: The application is consistent with the Planned Action Ordinance and thereby qualifies as a Planned Action project. The project shall proceed in accordance with the applicable permit review procedures specified in Chapter 20.02 ECDC, except that no additional SEPA threshold determination, EIS or additional SEPA review will be required. Does Not Qualify as a Planned Action: The application is not consistent with the Planned Action Ordinance and does not qualify as a Planned Action project. Please see the attached for an explanation of why the application does not qualify. Additional SEPA Review Required: Projects that fail to qualify as Planned Actions may incorporate or otherwise use relevant elements of the Planned Action EIS, as well as other relevant SEPA documents, to meet their SEPA requirements. The SEPA Responsible Official may limit the scope of SEPA review for the non -qualifying project to those issues and environmental impacts not previously addressed in the Planned Action EIS. S;Arirector or� e): Da�(J/7t/e: l ATTACHMENT Packet Pg. 92 Clugston, Michael From: frank karreman <frank@3rkarchitecture.com> Sent: Tuesday, December 11, 2018 10:48 AM To: Clugston, Michael Cc: Ned Nelson Subject: Fw: Doug's Hyundai/Mazda service project areas Good morning Mike. The totals for the Mazda Service Center and Hyundai are 15,514 SF and 18,617 SF respectively. For a floor by floor and existing versus new see below from my associate Carlos. Please let me know if further clarification is needed. Frank From: Carlos Alvarez <carlos@karreman.com> Sent: Monday 10 December 2018 12:29 To: frank karreman Subject: RE: Doug's Hyundai/Mazda service project Frank, Here are the square footages for Mazda and Hyundai. These are all gross area which includes the walls. Mazda Hyundai: Existing = 3,792 (1st fl) + 3,792 (2"d fl) Total = 7,584 sf New = 6,974 (111 fl including car wash) + 956 (2"d fl) Total = 7,930 sf Existing = 12,681 (1st fI) + 3,394 (2"d fl) Total = 16,075 sf New = 1,242 (showroom) + 1,300 (service reception) Total = 2,542 sf Let me know if you want me to calculate it or break it down differently. Thanks, Carlos Alvarez- CSBA, LEED AP 3rk architecture T:(206) 842-1253 www.3rkarchitecture.com 3 1 r 1 k architecture I design 3 1 r I k architecture I design ATTACHMENT Packet Pg. 93 #P71 CITY OF EDMONDS P,_�<<6-.�.,::;�,EI�IT Sl~I�VIC�c ENVIRONMENTAL CHECKLIST °'°UnIrI;R Purpose of Checklist: The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist for nonproject proposals: For nonproject proposals complete this checklist and the supplemental sheet for nonproject actions (Part D). the lead agency may exclude any question for the environmental elements (Part B) which they determine do not contribute meaningfully to the analysis of the proposed nonproject actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposer," and "affected geographic area," respectively. A. BACKGROUND 1. Name of proposed project, if applicable: Dougs Lynnwood Mazda Service Center & Hyundai Sales 2. Name of applicant: Doug Ikegami 3. Address and phone number of applicant and contact person: Dougs Lynnwood Mazda c$ Nvundai- 22130 Hwy 99, Edmonds, WA 98026 425.774.3551 contact: Doing or Marc 3rk architecture- 265 Winslow Way East Suite 202D 98110 206.842.1253 contact: Frank Karreman 4. Date checklist prepared: 1111611 5. Agency requesting checklist: City ofEdmonds Revised on 9116116 mazdAiSjty 6I HOem Vigt .doc Packet Pg. 94 6. Proposed timing or schedule (including phasing, if applicable): Construction in spring/summer 2019 for both Hyundai Sales and Mazda Service Center (STAFF COMMENTS) 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No future additions or expansion is anticipated at this time. (STAFF COMMENTS) 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Geotechnical rg ort Critical Areas Checklist (CRA70170089) submitted previously (STAFF COMMENTS) 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Mazda Service Center building permit application is concurrent with this SEPA checklist. The ffyundai_ huilding_permit will be submitted in early 2019 or which this SEPA checklist also a lies. (STAFF COMMENTS) 10. List any government approvals or permits that will be needed for your proposal, if known. Building permit and Architectectural Design Review SEPA checklist Grading and drains a permit (STAFF COMMENTS) Revised on 9119116 mazd&TMC4 2WiW .doc Packet Pg. 95 11. Give brief, complete description of your proposal, including the proposed uses and size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. Remodel and addition 10 existft storage and auto repair building for Mazda Service Center- approximately 15 000 SF Remodel and addition to exivkg auto sales °fa service building for Hyundai Sales & Service- a2prorimatel.,y 17, 000 SF _ Barildings construction will be in an area of existingpayin,g. Landscaping will be added in the area of construction and along street fronts a per ECDC requirements. (STAFF COM 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 a range of area, provide range or boundaries of the site(s). Provide 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. Dougs Lynnwood Mazda 22030 Hwy 99 Edmonds, Wa. 98026 Tax ID numbers include 8 parcels, as follows: 27042900306400, 27042900306100, 2704900306000, 27042900305800 27042900305700 27042900305600 27042900305900 ,27042900306200 Parcels will be combined per etrrrent lot litre adi stment into two parcels per PLN 20180016_approved 9.04.18 (STAFF COM TO BE COMPLETED BY APPLICANT B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: Topo1raphil is raiilcIt to moderately slMft from west norlhlwest to east soulh/east, where it a$u s hwu 99. Highest elevation is approxirnalely 379, and the lowest is approxlmately 354. The site has been improved with buildings, driveway and parking areas that generally range in slope from 0% to 10%. with a majority ojpaving slopes less than 5% - (STAFF COMMENTS) Revised on 9119116 mazd&T3APA&9eWAt .doc Packet Pg. 96 b. What is the steepest slope on the site (approximate percent slope)? The steepest slopes accur ji-om man-made slopes, purl previous development on s►'1e. Short rockery retaining walls exist zW to appraximately4' — 6' tall at north property line nearest the Mazda Service Center A concrete block wall will retain the slope of the upper gravel parking lot west ofthe Mazda Service Center. (STAFF COMMENTS) C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, and muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long term commercial significance and whether the proposal results in removing any of these soils. .Soils report by Golder Associates dated August 7. 2015, updated June 23, 2017, indicates 2' — 5' of ill, over glacial till, over outwash sand and gravel, in the construction area. (STAFF COMMENTS) d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No (STAFF COMMENTS) e. Describe the purpose, type, total area and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. This protect affects auuroximat"1 2 acres of a 4.12 acre slte, where the majority ofthe earthwork- ivill occrr. The purpose of the excavation will be to establish sub gradeLor foundations and revised Parking areas. Total fll onsite is anticipated to be approximg ely 140D cubic ueards. Total cart is anticipated to be_ymroximately 300 cubic yards. Fill will be venerated from onsite sails, if sidrable. A legal locally sourced gravel pit will provide imported fall material ifnecessary. (STAFF COMMENTS) f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Both the Ma-ctrr and Hyundai structures will be expanded over exis ftpaved areas. Storm water retention is accommodated by underground vault currently under construction for Mazda Sales building under prior review and permit Areas ofthe .site will be stabilized with inaprovements, including buildings pavinj and landscaping; Revised on 9119116 mazdkUZAA MUTIftt .doc Packet Pg. 97 Runoff will be mitigated and discharged to man-made igipe system. During construction BMPs kom_DOE's• Startnwater manage►nent manual for western Washington will be implemented. Construction Stormwater disscha ges will be monitored rior to dischargi`Q From the site. (STAFF GUM g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? The impervious coverjor the site will be approximately_ ROX.. (STAFF COMMENTS) h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Erosion control systems will be implemented throughout the construction process until the site is stabilized! All remparaa erosion and sedimentation control fTESC1 requirements will be in coWliance with Vol. 2 of the 2012 DOE SWUM A TESC plan for the site will be provided to protect o,�site properties the site subgrade, and to prevent sediment laden water from entering the public storm system. The existing facilities will _be protected from construction runoffby proper site grading, silt fences, inlet protection, swales, and additional measures as required Permanent slormwater delention will be pmided via combined infrltration/detention vault currenily under construction on the [Mazda Sales site under construction permit BLD 20171119. (STAFF COMMENTS) 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Dust emissions could result from site ps•eparation and construction during dry weather conditions. .A2rtomobile .And construction exhaust will be generated duritrg site construction. Dust and air pollution generated by the completed protect will be negligent. Air quality in the area will not be affected. (STAFF COMM b. Are there any off -site sources of emissions or odor that may effect your proposal? If so, generally describe. Revised on 9119116 mazcATArA BI kNWi&t . doc Packet P�98 QI] site emissions are generated j► from tree on SR 99, adjacent to the site, and will not q(ject ibis project. (STAFF COMM C. Proposed measures to reduce or control emissions or other impacts to the, if any: Dust control BMPs will be im lemented per the City o Edmonds (DOE) r equirements. (STAFF COMMENTS) 3. WATER a. Surface: (1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. None known or identi red in CRA70170089 (STAFF COMME (2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. (STAFF COMMENTS) (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. Indicate the source of fill material. Not applicable (STAFF COMMENTS) (4) Will the proposal require surface water withdrawals or diversions? purpose, and approximate quantities if known. No Give general description, Revised on 9119116 maid& AR*TtJe.doc Packet Pg. 99 (STAFF COMMENTS) (5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. i!m (STAF F COMMENTS) (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 (STAFF COMMENTS) b. Ground: (1) Will ground water 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 ground water? Give general description, purpose, and approximate quantities if known. No (STAFF COMMENTS)_ (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 of the 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 (STAFF COMMENTS)- C . Water Runoff (including storm water): (1) 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. The level ed starrnwater management system wil! cotrt 1X with the ci of Edmonds code per the 2014 Revised on 9119116 mazA,hTffP"WbWi9t.doc Packet Pg. 100 amendments to the 2012 stormwater management manual for western Washington, published by the Washitagron State Department of Ecology. The project will tri? e►- lap ge project drainage review, requiringa stormwater mana,gemem design that addresses minimum rn rements_1-9._Surface water will be collected from the ro'ect area in catch basins or stormwater rout Arkin and landscape surfaces and roof leader from the brtilding areas. Srormwater wil! be conveyed in new slarrnwater wing ro a centralized water qualify treatment system. Then. flow into a combined tnfilfrationldeten ion vault currently under construction on the Mazda Sales site, which was reviewed and permitted under BLD20171119. and which has swpLys capacity_. lJltitnately the detention system will ove►,&low to the public storm main located on the west side of HWY 99 A small area the fire lane, is anticipated to be too low to be connected to the new stormwater facilities. .Stormwaier from this area is anticipated to be treated as bypassjbr flow control and will have a stand- alone water quality treatment facility to treat Stormwater prior to discharging from the site. (STAFF COMMENTS) (2) Could waste materials enter ground or surface waters? If so, generally describe. No. Perimeter BMPs will be installed to prevent potential construction spills. Spills and leaks will be cleaned immediately. (STAFF COMMENTS) (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. No. (STAFF COMMENTS) Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: Runoffrom the developed area will be mitigated per City olEdmonds standards. Runoff will discharge to the SR 99 stormwater main mimicking the existing conditions. (STAFF COMMENTS} Revised on 9119116 mazAT3'APIHW&AIftt .doc Packet Pg. 101 4. Plants a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other: X evergreen tree: fir, cedar, pine, other: X shrubs X I grass pasture crop or grain Orchards, vineyards or other permanent crops wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other: water plants: water lily, eelgrass, milfoil, other: other types of vegetation: (STAFF COMMENTS) b. What kind and amount of vegetation will be removed or altered? All vegetation will be removed in the work zone. New finished landscapingper City of Edmonds will be added as part o the co=leted proiecl. (STAFF COMMENTS) C. List threatened or endangered species known to be on or near the site. None known. (STAFF COMMENTS) d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: Area o work will be Lully landsca ed accordin to. Ci .. o Edmonds standards forthis use and zone. (STAFF COMMEN Revised on 9119116 maudhTSMCVMHWi0t.doe Packet Pg. 1 22 e. List all noxious weeds and invasive species known to be on or near the site. None known (STAFF COMMENTS) 5. Animals a. List any birds and other animals that have been observed on or near the site or are known to be on or near the site. Examples include: birds: hawk, heron, eagle, songbirds, other: small typical native birds mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: (STAFF COMMENTS) b. List any threatened or endangered species known to be on or near the site. None known to grist on this site. (STAFF COMMENTS) C. Is the site part of a migration route? If so, explain. Not known (STAFF COMMENTS) d. Proposed measures to preserve or enhance wildlife, if any: None for this area of the site. (STAFF COMMENTS) Revised on 9119116 mazATSP" MKWt8t . doc Packet Pg. 103 e. List any invasive animal species known to be on or near the site. None known (STAFF COMMENTS) 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. electric- lighting and equipment natural gas- heating (STAFF COMMENTS) b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. (STAFF COMMENTS) 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: The structures will he constructed to comely with Washington State Ene► Code building envelope and lighting requirements (STAFF COMM 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. The project will not ,generate any environmental health hazarrls. (STAFF COMMENTS) (1) Describe any known or possible contamination at the site from present or past uses. Revised on 9119116 mazAT31YPP iNEW& .doc Packet Pg. 104 None known (STAFF COMMENTS) (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 _ (STAFF COMMENTS) (3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or constructions, or at any time during the operating life of the project. No toxic or hazardous chemicals during construction or during the h e of the project. (STAFF COMM (4) Describe special emergency services that might be required. Standard police, frre, and emergency medical services No special emergency services anticipated (STAFF COMM (5) Proposed measures to reduce or control environmental health hazards, if any: None antig ated (STAFF COMMENTS) b. Noise (1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? ,4dfacent street Ira fc is the onik noise of a►y sLgni icance in the area. and will not c{�j`ect dais project. A auto repair eguinment is located in an enclosed space Revised on 9119116 mazcAIYAWH kNTi8t .doc Packet Pg. 105 (STAFF COMMENTS} (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 hour's noise would come from the site. Short term • construction equi ment. that will be limited by city work hour regulations. Long term • completed project will not generate any significant noise. (STAFF COMMENTS) (3) Proposed measures to reduce or control noise impacts, if any: Construction &yh pment will have properly maintained exhaust systems, and will be turned off tivhen_not_ in use. (STAFF COMMENTS) 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? If so, describe. Auto dealership is the current use o the site. Ad jacent zoning is the same. Propersouth is commercial parking lot and a artment building Proper west is apartment building on same zonin GC 2 PropertyPrpperty north is auto dealership, and rental homes on same GC2 zonin ProReM east is HWY 99. (STAFF COMMENTS} b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? No (STAFF COMMENTS) Revised on 9119116 mazaWBAPA MkWiat.doc Packet Pg. 106 (1) 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 (STAFF COMMENT5) C. Describe any structures on the site. Existing Mazda sales and service building Existing auto detail building with storage on second level New Mazda Sales 6ifilding under construction per BLD 20171119 (STAFF COM d. Will any structures be demolished? If so, what? No (STAFF COMMENTS) e. What is the current zoning classification of the site? GC 2 General Commercial (STAFF COMMENTS} f. What is the current comprehensive plan designation of the site? (STAFF COMMENTS) g. If applicable, what is the current shoreline master plan designation of the site? Not applicable (STAFF COMMENTS) Revised on 9119116 maz*TB'E AWddXlftt.doc Packet Pg. 107 h. Has any part of the site been classified critical area by the city? If so, specify. No. A waiver fom further critical areas study was ranted in CRA70170089. (STAFF COMMENTS} i. Approximately how many people would reside or work in the completed project? Jaroximately 15 people in the Mazda Service Center { roximately 25 people in the Hyundai Sales and Service building (STAFF COMMENTS) j• Approximately how many people would the completed project displace? None anticipated (STAFF COMMENTS) k. Proposed measures to avoid or reduce displacement impacts, if any: not applicable _ (STAFF COMMENTS) 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Proposal is allowed in this land use zone (STAFF COMMENTS) in. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: not applicable (STAFF COMMENTS) Revised on 9119116 mazdhMR�MEWc iS't.doc Packet Pg. 108 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. (STA F F CO M M ENTS) b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. None (STAFF COMMENTS) C. Proposed measures to reduce or control housing impacts, if any: Not applicable (STAFF COMMENTS) 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principle exterior building material(s) proposed? Tallest strucuire height of the Magda Service Center is approximately 27 feet !o the parapet. Principle materials are corrugated metal anels and glass Hyundai Salmis c4r Service is a aproximately 26 feel !o the ton of its parapet and will be clad in bronze metal panels and frameless glass panels. The remainder of the building will be painted concrete (STAFF COMMENTS) b. What views in the immediate vicinity would be altered or obstructed? None (STAFF COMM Revised on 9119116 maz6AEFANB#!$i`YcAi9t.doc Packet Pg. 109 C. Proposed measures to reduce or control aesthetic impacts, if any: The pi•aposal will satisfthe design standards for the C'GZ zone in ECDC 16.60 and the standards_of the Comprehensive Plan. (STAFF COMMENTS) 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Glare me be produced by buildin andparkLng lot fightinz and vehicle headfi his during non-d—aylighl hours. All exterior light fixtures will be dark s& rated {STAFFCOMMENTS} b. Could light or glare from the finished project be a safety hazard or interfere with views? No. (STAFF COMMENTS} C. What existing off -site sources of light or glare may affect your proposal? None (STAFF COMMENTS) d. Proposed measures to reduce or control light and glare impacts, if any: Dark skv rated fixtures where a plicable (STAFF COMMENTS) _ Revised on 9119116 mazcA-KFAWVb0kWi* .doc Packet Pg. 110 12. Recreation �1 What designated and informal recreational opportunities are in the immediate vicinity? None known (STAFF COMMENTS) b. Would the proposed project displace any existing recreation uses? If so, describe. UN (STAFF COMMENTS) C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: (STAFF COMMENTS)_ 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. None known (STAFF COMMENTS)- 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 known (STAFF COMMENTS) — Revised on 9119116 mazcAT N8&b0i9t.doc Packet Pg. 111 C. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the Department of Archeology and Historic Preservation, archaeological surveys, historic maps, GIS date, etc. Not applicable (STAFF COMM d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. Not applicable (STAFF COMMENTS)` 14. Transportation Identify 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. Site is bordered on the east by Hwv 99, and on the west by 76"Avenue West There are existin access poinfs from both R/W with no change to the locations. (STAFF COMM 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 bus stop is approximately I block from site. _ (STAFF COMMENTS) C. How many additional parking spaces would the completed project or nonproject proposal have? How many would the project or proposal eliminate? No overall change to parking is anticipated for this pro ect. (STAFF COMMENTS) Revised on 9119116 mazd& b*El'dliW .doc Packet Pg. 112 d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities not including driveways? If so, generally describe (indicate whether public or private). No (STAFF COMMENTS) e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No (STAFF COMMENTS) f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and passenger vehicles). What data or transportation models were used to make these estimates? For the Mazda site it will be 198.29 ADT, with 12.07 AM peak -hour trips during one hour between 7-9 AM, and 8.14 PM peak -hour trips during one hour between 4-6 PM. For the Hyundai site it will be 31.03 ADT, with 1.89 AM peak -hour trips during one hour between 7-9 AM and 1.27 PM eak-hour trips during one hour between 4-6 PM. (STAFF COMMENTS) 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? If so, generally describe. No (STAFF COMMENTS) _ h. Proposed measures to reduce or control transportation impacts, if any: No transportation impacts anticipated Project will he .subject to Cites o Edmonds traffic mi►i ag tian fees. _ Revised on 9119116 mazdB1i,L N A1cYi�t .doc Packet Pg. 113 (STAFF COMMENTS) 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. No increased need Lor public services antici . ated. (STAFF COMMENTS) b. Proposed measures to reduce or control direct impacts on public services, if any: The new buildiniz would increase the tax base. a portion o which would go to public services. (STAFF COMMENTS) 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other: electricitoand natural-gas- PSE water and sewer- Ci o Edmonds tel- Electric Li htwave _ (STAFF COMMENTS) 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. Electricity - PSE Natural gas — PSE .Sewer & water- Edmonds Refuse- Republic All of the utilities are currently on site. Locations will need to be modified / extended as required. (STAFF COMMENTS) Revised on 9119116 mazc6T l`iWbffi*.doe Packet Pg. 1 44 C. SIGNATURE I declare under penalty of that the lead aQe re v Signature of laws that the above answers are true and correct to the best of my knowledge. I understand tem to4dne is decision. November 16, 2018 Date Submitted Revised on 9119116 mazdhEEWA-MHIcT t . doc Packet Pg. 115 2.2.j ORDINANCE NO.4078 AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON, ADOPTING AMENDMENTS TO THE EDMONDS COMMUNITY DEVELOPMENT CODE, AMENDING CHAPTER 16.60 ENTITLED "CG — GENERAL COMMERCIAL ZONE," AND ECDC 20.60.045 ENTITLED "FREESTANDING SIGNS — REGULATIONS," REZONING CERTAIN PROPERTY TO CG — GENERAL COMMERCIAL ZONE, AND FIXING A TIME WHEN THE SAME SHALL BECOME EFFECTIVE WHEREAS, on May 10, 2017, the Planning Board held a public hearing on the draft regulations and, after discussion, recommended their adoption by the City Council; and WHEREAS, the Board also held a supplemental public hearing on June 14, 2017 and, after formally considering the factors required for zoning map (rezone) amendments, recommended approval by the Council; and WHEREAS, the City Council reviewed the recommended development regulations and zoning map changes on June 6, 2017; and WHEREAS, on June 20, 2017 the City Council held a public hearing on the Highway 99 Area development regulations and zoning map amendments; and WHEREAS, the City Council again reviewed the draft development regulations on July 18, 2017 and July 31, 2017; and WHEREAS, this proposal constitutes an area -wide rezone due to the size of the affected area and the number of different parcels and ownerships involved; and WHEREAS, the proposed development regulations for the CG chapter of the city code (see Exhibit 1) implement the Highway 99 Subarea Plan and establish new standards, including new requirements to require electric vehicle charging stations, encourage transit use -1- ATTACHMENT 9 Packet Pg. 116 2.2.j and pedestrian activity, and add clear design requirements, including for site layout, landscaping, amenity space, and building design; and WHEREAS, pursuant to ECDC 20.40.010, at least the following factors shall be considered in reviewing a proposed rezone: A. Comprehensive Plan. Whether the proposal is consistent with the comprehensive plan; B. Zoning Ordinance. Whether the proposal is consistent with the purposes of the zoning ordinance, and whether the proposal is consistent with the purposes of the proposed zone district; C. Surrounding Area. The relationship of the proposed zoning change to the existing land uses and zoning of surrounding or nearby property; D. Changes. Whether there has been sufficient change in the character of the immediate or surrounding area or in city policy to justify the rezone; E. Suitability. Whether the property is economically and physically suitable for the uses allowed under the existing zoning, and under the proposed zoning. One factor could be the length of time the property has remained undeveloped compared to the surrounding area, and parcels elsewhere with the same zoning; F. Value. The relative gain to the public health, safety and welfare compared to the potential increase or decrease in value to the property owners; and WHEREAS, the city council finds, after considering the above factors and the Planning Board's recommendation, particularly including the proposed findings that were accepted by the Planning Board on June 14, 2017, that the proposal should be approved; NOW, THEREFORE, -2- ATTACHMENT9 Packet Pg. 117 2.2.j THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Chapter 16.60 of the Edmonds Community Development Code, entitled "CG — GENERAL COMMERCIAL ZONE," is hereby amended to read as set forth in Exhibit 1, which is attached hereto and incorporated herein by this reference as if set forth in full. Section 2. Section 20.60.045 of the Edmonds Community Development Code, entitled "Freestanding signs -- Regulations," is hereby amended to read as set forth in Exhibit 2, which is attached hereto and incorporated herein by this reference as if set forth in full. Section 3. That certain real property depicted on Exhibit 3, which is attached hereto and incorporated herein by this reference as if set forth in full, is hereby rezoned to CG — GENERAL COMMERCIAL ZONE. Section 4. The Development Services Director or her designee is hereby authorized and directed to make appropriate amendments to the Edmonds Zoning Map in order to properly designate the rezoned property as "CG — GENERAL COMMERCIAL ZONE" pursuant to Section 3 of this ordinance. Section 5. Applicability. This ordinance shall not apply to applications for building permits on property within the area shown on Exhibit 3 where the building permit applicant obtained a design review approval for the same property between July 1, 2017 and August 15, 2017, PROVIDED THAT after September 15, 2017, this ordinance shall apply to all properties regardless of when a building permit applicant obtained design review approval. Section 6. Effective Date. This ordinance, being an exercise of a power specifi- cally delegated to the City legislative body, is not subject to referendum, and shall take effect -3- ATTACHMENT9 Packet Pg. 118 five (5) days after passage and publication of an approved summary thereof consisting of the chapter. R DAVID O. EARLING ATTEST/AUTHENTICATED: CI LERK, SG PASSEY APPROVED AS TO FORM: OFFICE OF THE CITY ATTORNEY: BY JE FREY B. TARADAY FILED WITH THE CITY CLERK: August 11, 2017 PASSED BY THE CITY COUNCIL: August 15, 2017 PUBLISHED: August 20, 2017 EFFECTIVE DATE: August 25, 2017 ORDINANCE NO.: 4078 -4- ATTACHMENT9 Packet Pg. 119 SUMMARY OF ORDINANCE NO.4078 of the City of Edmonds, Washington On the 151h day of August, 2017, the City Council of the City of Edmonds, passed Ordinance No. 4078. A summary of the content of said ordinance, consisting of the title, provides as follows: AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON, ADOPTING AMENDMENTS TO THE EDMONDS COMMUNITY DEVELOPMENT CODE, AMENDING CHAPTER 16.60 ENTITLED "CG — GENERAL COMMERCIAL ZONE," AND ECDC 20.60.045 ENTITLED "FREESTANDING SIGNS — REGULATIONS," REZONING CERTAIN PROPERTY TO CG — GENERAL COMMERCIAL ZONE, AND FIXING A TIME WHEN THE SAME SHALL BECOME EFFECTIVE The full text of this Ordinance will be mailed upon request. DATED this 16th day of August, 2017. CITY CLERK, SCOTT 9SEY -5- ATTACHMENT9 Packet Pg. 120 Chapter 16.60 CG — GENERAL COMMERCIAL ZONE Sections: 16.60.000 CG zone. 16.60.005 Purposes. 16.60.010 Uses. 16.60.015 Location standards for sexually oriented businesses. 16.60.020 Site development standards — General. 16.60.030 Site development standards — Design. 16.60.040 Operating restrictions. 16.60.000 CG zone. EXHIBIT 1 A. This chapter establishes the general commercial zoning district. B. Definitions. For purposes of this chapter, the following definitions apply. 1. Amenity space: outdoor space for uses that are considered to provide an amenity or benefit to people 2. Auto sales use: facilities for the commercial sale of motor vehicles, including buildings and areas typically associated with auto sales use, such as areas for the display and storage of automobiles that are sold or serviced as part of the overall auto sales use. 3. Frontage: the front part of a property or building adjacent to a street 4. Primary frontage (or "primary street frontage"): the frontage for a property that is adjacent to only one street or, for a property that is adjacent to more than one street, the frontage that is adjacent to the street that is considered primary over any other streets to which the property is adjacent. 5. Stepback: The upper portion of a building that is required to be set (or stepped) further back than the minimum setback otherwise required by ECDC 16.60.020.A. C. Where this chapter conflicts with any other, this chapter shall prevail for the general commercial district. 16.60.005 Purposes. The CG zone has the following specific purposes in addition to the general purposes for business and commercial zones listed in Chapter 16.40 ECDC: a� 0 U 0 U m r R a D 00 I— Q v A. Encourage economic vitality through businesses, investment, redevelopment, and efficient use of Q land; B. Encourage safe and comfortable access for pedestrians, transit, and motorists; 2017.05.05 Page 1 ATTACHMENT Packet Pg. 121 C. Encourage attractive mixed use development, affordable housing, and a variety of commercial uses; and D. Recognize the district's evolving identity and sense of place, including distinctions between different parts of the district, and be sensitive to adjacent residential zones. 16.60.010 Uses. A. Permitted Primary Uses. 3 1. All permitted or conditional uses in any other zone in this title, except as specifically prohibited by subsection (C) of this section or limited by subsections (B) and (D) of this section; 2. Halfway houses; c LM m 3. Sexually oriented businesses, which shall comply with the location standards set forth in ECDC 16.60.015, the development regulations set forth in Chapter 17.50 ECDC, and the licensing regulations set forth in Chapter 4.52 ECC. x B. Permitted Secondary Uses. `a N 1. Off street parking and loading areas to serve a permitted use. 2. Indoor storage facilities that either comprise less than 40% of a permitted primary use of the °o building in which they are located or are in a separate accessory building or buildings comprising less than 40% of the total leasable building space used for the parcel's permitted primary use(s). J 3. Outdoor storage areas that are integral to a permitted primary use, such as storage or display an areas for automobile sales, building materials or building supply sales, or garden/nursery sales, c provided that such outdoor uses are screened from adjacent residential zoning districts. C. Prohibited Uses. a� o U 1. Mobile home parks. v 2. Storage facilities or outdoor storage areas intended as a primary use, not secondary to a permitted use. Automobile wrecking yards, junk yards, or businesses primarily devoted to a storage or mini storage are examples of this type of prohibited use. 00 ti D. Uses Requiring a Conditional Use Permit. 1. Aircraft landings as regulated by Chapter 4.80 ECC. [Ord. 3981 § 1 (Att. A), 2014; Ord. 3635 § 0 1, 2007]. 16.60.015 Location standards for sexually oriented businesses: All sexually oriented businesses shall comply with the requirements of this section, the development regulations set forth in Chapter 17.50 ECDC, and Chapter 4.52 ECC. The standards established in this section shall not be construed to restrict or prohibit the following activities or products: (1) expressive dance; (2) plays, operas, musicals, or other dramatic works; (3) classes, seminars, or lectures conducted for a scientific or educational purpose; (4) printed materials or visual representations intended for educational or scientific purposes; (5) nudity within a locker room or other similar facility used for changing clothing in connection with athletic or exercise activities; (6) nudity within a hospital, clinic, or other similar medical facility for health -related 2017.05.05 Page 2 ATTACHMENT Packet Pg. 122 purposes; and (7) all movies and videos that are rated G, PG, PG13, R, and NC17 by the Motion Picture Association of America. A. Separation Requirements. A sexually oriented business shall only be allowed to locate where specifically permitted and only if the following separation requirements are met: 1. No sexually oriented business shall be located closer than 300 feet to any of the following protected zones, whether such protected zone is located within or outside the city limits: a. A residential zone as defined in Chapter 16.10 ECDC; b. A public use zone as defined in Chapter 16.80 ECDC. 2. No sexually oriented business shall be located closer than 300 feet to any of the following protected uses, whether such protected use is located within or outside the city limits: a. A public park; b. A public library; c. A nursery school or preschool; d. A public or private primary or secondary school; e. A church, temple, mosque, synagogue, or other similar facility used primarily for religious worship; f. A community center such as an amusement park, public swimming pool, public playground, or other facility of similar size and scope used primarily by children and families for recreational or entertainment purposes; g. A permitted residential use located in a commercial zone; h. A museum; and i. A public hospital or hospital district. No sexually oriented business shall be located closer than 500 feet to any bar or tavern within or outside the city limits. B. Measurement. The separation requirements shall be measured by following a straight line from the nearest boundary line of a protected zone specified in subsection (A) of this section or nearest physical point of the structure housing a protected use specified in subsection (A) of this section to the nearest physical point of the tenant space occupied by a sexually oriented business. C. Variance from Separation Requirements. Variances may be granted from the separation requirements in subsection (A) of this section if the applicant demonstrates that the following criteria are met: 1. The natural physical features of the land would result in an effective separation between the proposed sexually oriented business and the protected zone or use in terms of visibility and access; The proposed sexually oriented business complies with the goals and policies of the community development code; a� 0 U 0 U m r R a D CO I— Q v 2017.05.05 Page 3 ATTACHMENT Packet Pg. 123 3. The proposed sexually oriented business is otherwise compatible with adjacent and surrounding land uses; 4. There is a lack of alternative locations for the proposed sexually oriented business; and The applicant has proposed conditions which would minimize the adverse secondary effects of the proposed sexually oriented business. D. Application of Separation Requirements to Existing Sexually Oriented Businesses. The separation requirements of this section shall not apply to a sexually oriented business once it has located within the city in accordance with the requirements of this section. [Ord. 3981 § 1 (Att. A), 2014; Ord. 3635 § 1, 2007]. 16.60.020 Site development standards — General. A. Table. Except as hereinafter provided, development requirements shall be as follows: Dimensional Requirements Table Minimum Lot Area Minimum Lot Width Minimum Street Setback Minimum Side/Rear Setback Maximum Height Maximum Floor Area CG None None 5'/10" 0/151 75" None 1 Fifteen feet from all lot lines adjacent to RM or RS zoned property; otherwise no setback is required by this subsection.. z The 5' minimum width applies only to permitted outdoor auto sales use; otherwise the minimum is 10'. a None for structures located within an area designated as a high-rise node on the comprehensive plan map. B. Maximum height for purposes of this chapter need not include railings, chimneys, mechanical equipment or other exterior building appurtenances that do not provide interior livable space. In no case shall building appurtenances together comprise more than 20 percent of the building surface area above the maximum height. C. Pedestrian area. 1. For purposes of this chapter, the pedestrian area described herein is the area adjacent to the street that encompasses the public right of way from the edge of the curb (or, if no curb, from the edge of pavement) and the street setback area, as identified in Table A of this section. 2. The pedestrian area is composed of three zones: the activity zone, the pedestrian zone, and the streetscape zone. Providing improvements to the pedestrian area, as needed to be consistent with this subsection on at least the primary street, is required as part of development projects, excluding development that would not add a new building or that consists of building improvements that do not add floor area equaling more than 10% of the building's existing floor area or that consists of additional parking stalls that comprise less than 10% of the existing parking stalls or that consists of development otherwise exempted under this chapter. a. Activity Zone. The activity zone shall be the open-air pedestrian area from the building front to the edge of the pedestrian zone. The activity zone is the section of the pedestrian area that is reserved for activities that commonly occur immediately adjacent to the building facade. Typical amenities or activities included in the activity a� 0 U 0 U m r R a D 0 ti 0 v 2017.05.05 Page 4 ATTACHMENT Packet Pg. 124 zone include, but are not limited to, sidewalks, benches, potted plants, outdoor dining and shopping. The area shall be paved to connect with the pedestrian zone in an ADA- accessible manner. Stairs, stoops and raised decks or porches may be constructed in a portion of the activity zone. b. Pedestrian Zone. The pedestrian zone is located between the activity zone and the streetscape zone. The pedestrian zone consists of a minimum 5-foot clear and unobstructed path for safe and efficient through -traffic for pedestrians. Architectural projections and outdoor dining may be permitted to encroach into the pedestrian zone only where a minimum 5-foot clear path and 7-foot vertical clearance is maintained within the pedestrian zone. c. Streetscape Zone. The streetscape zone is located between the curb or pavement edge to the edge of the pedestrian zone and shall be a minimum of 5 feet wide. The streetscape zone is the section that is reserved for pedestrian use and for amenities and facilities that commonly occur between the adjacent curb or pavement edge and pedestrian through -traffic. Typical amenities and facilities in the streetscape zone include, but are not limited to, street trees, street lights, benches, bus stops, and bike racks. Street trees shall be required in conformance with the Edmonds Street Tree Plan. N Q C f6 P6 U Ln +� VI OJ OJ Q,1 Q1 v� 5' min. � 5'-1 V+ d 18"-2'+,Ic Note: Numerical Ranges for the Pedestrian Zone and the Activity Zone are typical but do riot control over other requirements of this chapter. (Illustration: Pedestrian Area) 2017.05.05 Page 5 ATTACHMENT Packet Pg. 125 B. Building stepback when adjacent to RS Zones 1. The portion of the buildings above 25 feet in height shall step back no less than 10 feet from the required setback to an adjacent RS zone. That portion of the building over 55 feet in height shall be step back no less than 20 feet from the required setback to an adjacent RS Zone. 2. Balconies, railings, parapets and similar features that do not enclose an interior space may extend into the stepback area in order to encourage more human activity and architectural features. Height Um t! 75'— I 1 I I 4 I I id I V I I � S I � I a 4 4 I N I 3 Q 7 1 15'setback with 1 CY lm -pry L ffer (Illustration: Setback and "Stepback" of building adjacent to RS Zones) 16.60.030 Site development standards — Design. Design review by the architectural design board is required for any project that includes buildings exceeding 75 feet in height as identified in ECDC 16.70.020. Projects not exceeding this height may be reviewed by staff as a Type I decision. Regardless of what review process is required, all projects proposed in the CG zone must meet the design standards contained in this section. A. Screening and Buffering. 1. General. a. Retaining walls facing adjacent property or public rights of way shall not exceed 7 feet in height. A minimum of 4 feet of planted terrace is required between stepped wall segments. b. Tree landscaping may be clustered to soften the view of a building or parking lot, yet allow visibility to signage and building entry. 2017.05.05 Page 6 ATTACHMENT Packet Pg. 126 c. Stormwater facilities shall be designed to minimize visual impacts and integrate landscaping into the design. d. All parking lots are required to provide Type V interior landscaping, consistent with Chapter 20.13 ECDC e. Type I landscaping is required for commercial, institutional and medical uses adjacent to single family or multifamily zones. The buffer shall be a minimum of 10 feet in width and continuous in length. f. Type I landscaping is required for residential parking areas adjacent to single family zones. The buffer shall be a minimum of 4 feet in width and continuous in length. g. Type I landscaping is required for commercial and multifamily uses adjacent to single family zones. The buffer shall be a minimum of four feet in width and 10 feet in height and continuous in length. h. If there is a loading zone and/or trash compactor area next to a single family or multifamily zone, there shall be a minimum of a six -foot -high masonry wall plus a minimum width of 5 feet of Type I landscaping. Trash and utility storage elements shall not be permitted to encroach within street setbacks or within setbacks adjacent to single family zones. Mechanical equipment, including heat pumps and other mechanical elements, shall not be placed in the setbacks. i. Landscape buffers, Type I, shall be used along the edge of parking areas adjacent to single family zones. j. Outdoor storage areas for commercial uses must be screened from adjacent RS zones. 2. Parking Lots Abutting Streets. a. Type IV landscaping, minimum 5 feet wide, is required along all street frontages m where parking lots, excluding for auto sales use, abut the street right-of-way. o b. For parking lots where auto sales uses are located, the minimum setback area must be landscaped to include a combination of vegetation and paved pedestrian areas. c c. All parking located under the building shall be completely screened from the public U street by one of the following methods: v i. Walls that have architectural treatment meeting at least three of the elements m listed in ECDC 16.60.030.D.2.e; ii. Type III planting and a grill that is 25 percent opaque; or a 00 ti iii. Grill work that is at least 80 percent opaque. B. Parking, Access, and Bicycle Storage Standards. 1. Parking requirements. Vehicle parking shall be provided as follows: a. Nonresidential uses, one space per 500 square feet of leasable building space; and b. Residential uses, an average of 0.75 space per unit that is less than 700 square feet, an average of 1.25 parking spaces per unit that is between 700 and 1,100 square feet, and otherwise 1.75 spaces per unit. c. In addition, guest parking for residential uses at a minimum ratio of one guest space for every twenty required parking spaces. d. For mixed use development, a portion of the parking spaces may be shared between residential and commercial uses provided the director finds that the proposal is supported by a parking study and/or nationally recognized parking standards and that the site plan assures access for all shared parking uses. 2017.05.05 Page 7 ATTACHMENT Packet Pg. 127 e. Parking meeting the non-residential parking requirements shall be open to the public throughout business operating hours. The first 3,000 square feet of commercial space in a mixed -use development with a shared parking plan is exempt from off street parking requirements. The development services director may approve a different ratio for the vehicle parking required by standards of subsection B.1 of this section when an applicant submits parking data illustrating that the standards do not accurately apply to a specific development. The data submitted for an alternative parking ratio shall include, at a minimum, the size and type of the proposed development, and the anticipated peak and average parking loads of all uses. The director may approve a parking ratio that is based on the specific type of development and its primary users in relationship to: a. An analysis conducted using nationally recognized standards or methodology, such as is contained in the Urban Land Institute's most recent version of the publication "Shared Parking" or the latest version of the Institute of Transportation Engineers publication "Parking Generation"; or b. A site -specific parking study that includes data and analysis for one or more of the following: i. 1/4 mile proximity to a bus rapid transit station and methodology that takes into account transit -oriented development; ii. Use of transportation demand management policies, including but not limited to free or subsidized transit passes for residents and workers; iii. On -site car -share and bike -share facilities: or iv. Uses that serve patients, clients, or tenants who do not have the same vehicle parking needs as the general population. V. Other methods that reduce the need for vehicle parking. 4. All off-street surface parking shall be located to the side or rear of the primary building, except as otherwise allowed by this chapter, and shall be screened from the sidewalk by a wall or plantings between 2 to 4 feet in height. Outdoor parking areas shall comprise 40% or less of the public street frontage area within 100 feet of the primary street for the lot or tract and, on corner lots, may not be located at the corner. The requirements of this subsection do not apply to permitted auto sales uses. 5. Electric vehicle charging stations: One or more electric vehicle charging stations must be provided for all new development that includes housing. Required charging stations shall be installed to serve at least 10% of the required residential parking stalls. In addition, either additional stations or planned capacity (or a combination thereof) that can double the amount of initially required stations shall be provided. For this subsection, "planned capacity" means site design and construction that includes electrical wiring connection and ventilation, compliant with the City's building codes, to support potential or actual future electric vehicle charging stations. 6. Bicycle storage spaces: Bicycle storage spaces for multifamily housing, excluding housing for assisted living or other specialized facilities where the development services director finds that the targeted population is not likely to use bicycles, shall be provided for residents at a ratio of 1 bicycle storage space for each residential unit under 700 square feet and 2 bicycle storage spaces for each residential unit greater than 700 square feet. Bicycle storage spaces shall consist of storage racks, lockers, or other secure space to accommodate sheltered, safe, and a� 0 U 0 U m r R a D 0 ti 0 v 2017.05.05 Page 8 ATTACHMENT Packet Pg. 128 convenient bicycle storage for building residents. Such space may be in a vehicle parking garage or another appropriate location but shall not be provided as open storage on a deck or balcony. Where sheltered bicycle storage is being provided within a dedicated common space of the building, the total number of required bicycle storage spaces may be reduced by up to 50% from that which is otherwise required, provided that one or more secure bicycle racks, useable by visitors, for at least four bicycles is provided within the front setback of the property. 7. Driveways accessing Highway 99: All driveway connections to Highway 99 must meet the applicable requirements of the Washington State Department of Transportation, including minimum requirements for distance between driveway access connections, which may be up to 250 feet to help promote traffic safety and minimize pedestrian -vehicle conflicts. 8. Paths within Parking Lots. a. Pedestrian paths in parking lots shall be delineated by separate paved routes that meet federal accessibility requirements and that use a variation in textures and/or colors and may include landscape barriers and landscape islands. b. Pedestrian paths shall be provided at least every 180 feet within parking lots. These shall be designed to provide access to onsite buildings as well as to pedestrian walkways that border the development. c. Pedestrian paths shall be a minimum of six feet in width and shall be separated from the parking area either horizontally or vertically (e.g. with curbs). Where paths cross vehicular lanes, raised traffic tables should be considered if feasible. d. Parking lots shall have pedestrian connections to the main sidewalk at a minimum of every 100 feet. 9. Bonus for Parking Below or Above Ground Floor. 0 a. For projects where at least 50 percent of the parking is below or above the ground c� floor of the building, the following standards may be applied regardless of any ECDC v standards that otherwise conflict: i. The minimum drive aisle width may be reduced to 22 feet. -a ii. The maximum ramp slope may be increased to 20 percent. iii. A mixture of full and reduced width parking stalls may be provided without ti demonstrating the stalls could also be provided at full width dimensions. 10. Drive —through facilities. Drive -through facilities such as, but not limited to, banks, cleaners, fast food, drug stores, and espresso stands, shall comply with the following: a. Drive -through windows and stacking lanes shall not be located along the facades of the building that face a street. b. No more than one direct entrance or exit from the drive -through shall be allowed as a separate curb cut onto an adjoining street. 11. Pedestrian and Transit Access. a. Pedestrian building entries must connect directly to the public sidewalk and to 2017.05.05 Page 9 ATTACHMENT Packet Pg. 129 adjacent developments if feasible. b. Internal pedestrian routes shall extend to the property line and connect to existing pedestrian routes where applicable. Potential future connections shall also be identified such that pedestrian access between developments can occur without walking in the parking or access areas. c. Where a transit station or bus stop is located in front of or adjacent to a parcel, pedestrian connections linking the station or stop directly to the development are required. d. Pedestrian routes shall connect buildings on the same site to each other. C. Site Design and Layout: Overall, the design and use of each site shall be based on the building/street relationship and on the integration of pedestrian features. This will take the form of either a Pedestrian Oriented Design Area or an Alternative Walkable Design Area, as described below in subsections 1 and 2 of this section, provided that an exceptions process, pursuant to Subsection 3 below, may be allowed under the provisions of this section. Additional site design and layout standards in this section must also be met. 1. Pedestrian Oriented Design Area: Unless otherwise permitted under subsections 2 or 3 of this section, development must meet the requirements of this subsection for a pedestrian -oriented design area. Primary Frontage. At least 50% of a building's facade facing the primary public street shall be located within 20 feet of the property line where the primary street >, f r o n t a g e exists. The illustration below provides an example of this concept. The N requirement does not apply to buildings that are behind another building on the same lot when the other building has a footprint of at least 3000 square feet and o h a s met the requirement. Where site constraints preclude strict compliance with the requirement, the building line shall be measured one foot behind the line c created by that constraint. On a corner lot or a lot with frontages on multiple 0 streets, the development services director shall determine the primary street c) frontage considering the following: i. The street classification of the adjacent streets; ii. The prevailing orientation of other buildings in the area; iii. The length of the block face on which the building is located; or ti iv. Unique characteristics of the lot or street. b. The building must include a prominent pedestrian entry on the primary frontage. Vehicle parking, other than where permitted for vehicle sales use, shall not be located within the first 20 feet of the primary street frontage. The first 20 feet of the primary street frontage may include building space, landscaping, artwork, seating areas, outdoor displays, and pedestrian and bicycle facilities. 2017.05.05 Page 10 ATTACHMENT Packet Pg. 130 2. Alternative Walkable Design Area Option: An alternative to the pedestrian -oriented design area requirements of subsection 1 in this section may be allowed by the development services director only for sites that the director has found to have unique and significant constraints related to pedestrian access and for which a phased design plan to increase pedestrian access and connectivity has been submitted to the development services department. While they currently may be largely auto -oriented, Walkable Design Areas have a high potential for walking, bicycling and transit service. If a development is allowed to use this standard, it shall be subject to the requirements of this subsection. a. Building Placement: For any new building permitted on a property after August 1, 2017, a minimum of 50% of the building's facade facing the primary street shall be located within 60 feet of the front property line or within 65 feet where a 5-foot landscaping area is provided between the parking lot and the sidewalk. When site constraints preclude strict compliance with this requirement, the building line shall be measured one foot behind the line created by that constraint. b. On a corner lot or a lot with frontages on multiple streets, the development services director shall determine the primary street frontage considering the following: i. The street classification of the adjacent streets; ii. The prevailing orientation of other buildings in the area; iii. The length of the block face on which the building is located; iv. The location of any alley or parking areas; or V. Unique characteristics of the lot or street. c. No more than one double —sided row of parking spaces shall be allowed in the front of a building on its primary frontage. d. A pedestrian entrance must be located on the primary frontage. Building facade facing primary street shall be Pedestrian entrance located within 60 feet of the front property line J Primary street frontage e. Required Amenity spaces, under subsection 4 below, shall be located to connect the building to the street as much as practicable, provided that amenity space may also be located between buildings where the space will be used in common. a� 0 U 0 U N r R t1 D 00 0 2017.05.05 Page 11 ATTACHMENT Packet Pg. 131 3. Exceptions Process for Pedestrian or Walkable Design: An exception to the exact requirements of subsections 1 or 2 of this section may be allowed by the hearing examiner under a Type IIIA decision process to provide for design flexibility that still encourages pedestrian orientation and efficient land uses when the following criteria are met: a. The property is located within 300 feet of a highway interchange and has unique pedestrian access constraints or is primarily used for motor vehicle sales; b. The development provides business and pedestrian areas that are near the primary street frontage and likely to be active throughout the day and evening; c. The development features a prominent building entry for pedestrian use that is highly visible and connected by a well -lit walkway from the primary street frontage; d. At least 25% of the required amenity space shall be located to connect the building to the street in a manner that encourages pedestrian use and include seating, landscaping, and artwork e. Where a site has multiple buildings (excluding accessory utility buildings), 50% or more of the required amenity space shall be located between buildings to allow for shared use. f. No more than 50% of vehicle parking, other than that associated with a permitted vehicle sales facility use, may be located within 20 feet of the front property line. g. One or more buildings on the site must have at least two stories of useable space. 4. Amenity space. Amenity space is intended to provide residents, employees, and visitors with places for a variety of outdoor activities. a. An area equivalent to at least 5% of the building footprint shall be provided as amenity space. If a vehicle parking area is being added to the site without the concurrent development of a building of at least 2,000 square feet, amenity space must be provided to equal at least 5% of the additional parking area. b. The amenity space shall be outdoor space that incorporates pedestrian - oriented features, such as, but not limited to, seating, paths, gazebos, dining tables, pedestrian -scale lighting, and artwork. A minimum of 10% of the required amenity space shall be comprised of plantings, which may include tree canopy areas and other shade or screening features. Native vegetation is encouraged. c. The majority of the required amenity space must be provided in one or more of the following forms: Recreation areas: an open space available for recreation. The area may be spatially defined by landscaping rather than building frontages. Its surface shall consist primarily of hardy groundcover or a material conducive to playground or recreational use. Decorative landscape features, such as flower a� 0 U 0 U m R a D 0 ti 0 v 2017.05.05 Page 12 ATTACHMENT Packet Pg. 132 beds, shall not comprise more than 15% of the total area. Plazas: an open space available for community gathering and commercial activities. A plaza shall be spatially defined primarily by either building facades, with strong connections to interior uses, or close proximity to the public sidewalk, especially at the intersection of streets. Its surface shall be primarily hardscape, provided that trees, shade canopies, and other landscaping, as well as water features and artwork, may add visual or environmental features to the space. iii. Squares or courtyards: an open space available for unstructured recreation or community gathering purposes. A square is spatially defined by building facades with strong connections to interior uses. Its surface shall be primarily hardscape, supplemented by trees and other landscaping. Water features and artwork are optional. iv. Exception: A community garden may comprise a portion of any amenity space, provided that it: 1) is located more than 20 feet from a primary street frontage; 2) is dedicated to ongoing use by residents of the site, including for growing edible produce; and 3) includes facilities for watering the garden and storing garden supplies. Lighting: All lighting shall be shielded and directed downward and away from adjacent 0 parcels. This may be achieved through lower poles at the property lines and/or full "cut off" fixtures. 0 a. Parking lots shall have lighting poles that are a maximum of 25 feet in height. U Pedestrian paths or walkways and outdoor steps shall have pedestrian -scaled v lighting focused on the travel path. Pole height shall be a maximum of 14 feet, r although lighting bollards are preferred. b. For pedestrian paths and walkways on internal portions of the site, solar -powered lighting may be sufficient. CO c. Entries shall have lighting for safety and visibility integrated with the building/canopy. D. Building Design Standards 1. General. To provide variety and interest in appearance, the following design elements should be considered, and a project shall demonstrate how at least four of the elements will be used to vary the design of the site: a. Building massing and unit layout, b. Placement of structures and setbacks, c. Location of pedestrian and vehicular facilities, d. Composition and character of open space, plant materials and street trees, e. Variety in architectural elements, facade articulation, and/or building materials, f. Roof variation in slope, height and/or materials. 2017.05.05 Page 13 ATTACHMENT Packet Pg. 133 2. Building Design and Massing. Buildings shall convey a visually distinct "base" and "top, which may be achieved through differences in massing elements and/or architectural details. The bulk and scale of buildings of over 3,000 square feet in footprint shall be mitigated through the use of massing and design elements such as facade articulation and modulation, setbacks, step -backs, distinctive roof lines or forms, and other design details. c. Primary Frontage: On the primary frontage, to provide visual connection between activities inside and outside the building, 50% of the building facade between 2 and 10 feet in height, as measured from the adjacent sidewalk, shall be comprised of ■ SM Min Transparency (may include all Windows and glass doors, but not mirrored finishes) windows or doors that are transparent, the bottom of which may not be more than 4 feet above the adjacent sidewalk. A departure from this standard may be approved when the facade will not be visible from the public street due to the placement of other buildings on the site, provided that the requirements of subsection "e " in this section shall apply. i. On the primary frontage, no vehicle parking shall be located within the first 20 feet of the first level of a building facing the street except where such parking is underground. d. All Other Building Frontages: All street -facing facades within 30 feet of a public street, other than for the primary frontage or those facing an alley or the last block of a dead-end street, shall comply with the standard below. i. Thirty percent (30%) of the building facade between 2 and 10 feet in height shall be made of windows or doors that are transparent, the bottom of which may not be more than four feet above the adjacent sidewalk. Windows shall not be mirrored or have glass tinted darker than 40% in order to meet this requirement. e. Wall treatment: Building facades not subject to all requirements of ECDC 16.60.030.D.2.c or ECDC 16.60.030.D.2.d are intended to not display blank, unattractive walls to the public or to other building tenants. To accomplish this, walls greater than 30 feet in length shall have architectural treatment that incorporates at least four of the following elements into the design of the facade: i. Masonry (except for flat concrete block). ii. Concrete or masonry plinth at the base of the wall. a� 0 U 0 U m r R a D 0 ti 0 v 2017.05.05 Page 14 ATTACHMENT Packet Pg. 134 iii. Belt courses of a different texture and color. iv. Projecting cornice. V. Projecting metal or wood canopy. vi. Decorative tilework. vii. Trellis containing planting. viii. Medallions. ix. Artwork or wall graphics. X. Vertical differentiation. A. Decorative lighting fixtures. xii. Glazing xiii. An architectural element not listed above that is approved by the director to meet the intent of this subsection. 16.60.040 Operating restrictions. A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building, except the following: 1. Public utilities; 2. Off street parking and loading areas; 3. Drive-in business; 4. Secondary uses permitted under ECDC 16.60.010(B); 5. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC; 6. Public markets; provided, that when located next to a single family residential zone, the market shall be entirely within a completely enclosed building; 7. Outdoor dining meeting the criteria of Chapter 17.75 ECDC; 8. Motorized and nonmotorized mobile vending units meeting the criteria of Chapter 4.12 ECC. B. Interim Use Status — Public Markets. 1. Unless a public market is identified on a business license as a year-round market within the city of Edmonds, a premise licensed as a public market shall be considered a temporary use. As a temporary activity, any signs or structures used in accordance with the market do not require design review. When a location is utilized for a business use in addition to a public market, the public market use shall not decrease the required available parking for the other business use below the standards established in this chapter. C. Ongoing Uses. 1. Audio equipment at drive -through facilities shall not be audible off site. 2. Development subject to the standards of this chapter shall continue to meet the standards of this chapter except as specifically permitted otherwise. 2017.05.05 Page 15 ATTACHMENT Packet Pg. 135 2.2.j EXHIBIT 2—] A.Regulation. Permanent freestanding signs are discouraged. Freestanding signs shall be approved only where the applicant demonstrates by substantial evidence that there are no reasonable and feasible alternative signage methods to provide for adequate identification and/or advertisement. B.Maximum Area. The maximum area of a freestanding sign shall be as follows: Zone I Maximum Area of Sign RS, RM 10 square feet (subdivision, PRD, multifamily) 4 square feet (individual residence sign) BN, BP 24 square feet (single) 48 square feet (group) BC, BD, 32 square feet (single) WMU, FVMU 48 square feet (group) CW 32 square feet (single) 48 square feet (group) CG Sign area shall be govemed by subsection (C) of this section C.Allowable Sign Area for Freestanding Signs — CG Zone. The total allowable sign area for freestanding signs on general commercial sites shall be 56 square feet or one-half square foot of sign area for each lineal foot of street frontage, whichever is greater, up to a maximum of 160 square feet of freestanding sign area. shall further be allowed an additional 24 square feet of freestanding sign area for each commercial tenant or Page 1 F-- --- —F ] Formatted: Header O O r d t) K W - C t0 3 d N C i� .y O C 7 A 2 M N O O O 3 c c J N O O O t� ti d M C. Go I- 0 L 0 Cn T C N E s u Q r� C ] Formatted:Footer CD CD t V O Q ATTACHMENT Packet Pg. 136 occupant in excess of one up to a maximum sign area of 160 square feet. Corner lots choosing to accumulate sign area under the provisions of subsection (E) of this section shall be limited to 160 square feet. D.Maximum Height. The maximum sign height of freestanding signs shall be as follows: Zone Maximum Height of Sign 14 feet BN, BP, BC, BD, CG, CW, WMU, FVMU •------------------------------------------------------ Page 2 I Formatted: Header ----------------------- Deleted: CG Formatted Table Deleted: 25 feet ATTACHMENT Packet Pg. 137 Formatted: Footer C O O_ N V K W C R 3 m a� c a� m 0 x N fC O O 3 c c J N 0 3 O 0 a ATTACHMENTS Packet Pg. 138 I 2.2.k ORDINANCE NO.4079 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, ESTABLISHING A PLANNED ACTION FOR THE HIGHWAY 99 SUBAREA, PURSUANT TO THE STATE ENVIRONMENTAL POLICY ACT WHEREAS, the State Environmental Policy Act (SEPA) and implementing rules provide for the integration of environmental review with land use planning and project review through designation of Planned Actions by jurisdictions planning under the Growth Management Act "GMA); and WHEREAS, the City has adopted a Comprehensive Plan complying with the GMA; and WHEREAS, the City has adopted development regulations providing for planned actions; WHEREAS, the City has prepared a subarea plan and development regulations for the Highway 99 Subarea; and WHEREAS, designation of a Planned Action expedites the permitting process for subsequent, implementing projects whose impacts have been previously addressed in a Planned Action environmental impact statement (EIS), and thereby encourages desired growth and economic development; and WHEREAS, the Highway 99 Planned Action EIS identifies impacts and mitigation measures associated with planned development in the subarea; and WHEREAS, the City has adopted development regulations which will help protect the environment, and is adopting zoning regulations specific to the sub -area which will guide the amount, location, form, and quality of desired development; WHEREAS, the Highway 99 Subarea is deemed to be appropriate for designation of a Planned Action; WHEREAS, the Edmonds Planning Board held an open record public hearing on May 10, 2017 to consider Highway 99 Subarea development regulations and on July 26, 2017 to consider the proposed planned action ordinance; WHEREAS, the Edmonds City Council held an open record public hearing on June 20, 2017 to consider Highway 99 Subarea development regulations and on July 31, 2017, to consider the proposed planned action ordinance; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DOES HEREBY ORDAIN AS FOLLOWS: -1- ATTACHMENT 10 Packet Pg. 140 2.2.k SECTION 1. Recitals. The Recitals set forth above are hereby adopted and incorporated by reference. The City Council bases its findings and conclusions on the entire record of testimony and exhibits, including all written and oral testimony before the Planning Board and City Council. to: SECTION 2. Purpose. The City Council declares that the purpose of this ordinance is A. Combine analysis of environmental impacts with the City's development of plans and regulations; B. Designate the Highway 99 Subarea as a Planned Action for purposes of environmental review and permitting of subsequent, implementing projects pursuant to the State Environmental Policy Act (SEPA), RCW 43.21C.031; C. Determine that the EIS prepared for the sub -area plan meets the requirements of a Planned Action EIS pursuant to SEPA; D. Establish criteria and procedures, consistent with state law, that will determine whether subsequent, implementing projects qualify as Planned Actions; E. Provide the public with information about planned actions and how the City will process applications for implementing projects; F. Streamline and expedite the land use review and approval process for qualifying projects by relying on the EIS completed for the Planned Action; and G. Apply the City's development regulations together with the mitigation measures described in the Planned Action EIS and this Ordinance to address the impacts of future development contemplated by the Planned Action. SECTION 3. Findings. The City Council finds as follows: A. The City is subject to the requirements of the Growth Management Act, RCW 36.70A, and is located within an Urban Growth Area; B. The City has adopted a Comprehensive Plan complying with the GMA, and is amending the Comprehensive Plan by adopting a subarea element specific to the Highway 99 Subarea; C. The City is adopting development regulations to implement the Highway 99 Subarea Plan to implement said Plan; D. The City has prepared an EIS for the Highway 99 subarea (Planned Action EIS) and finds that this EIS adequately addresses the probable significant environmental impacts associated with the type and amount of development planned to occur in the designated Planned Action area; -2- ATTACHMENT10 Packet Pg. 141 2.2.k E. The mitigation measures identified in the Planned Action EIS and attached to this ordinance as Exhibit B, together with adopted City development regulations, will adequately mitigate significant impacts from development within the Planned Action area; F. The Subarea Plan and Planned Action EIS identify the location, type and amount of development that is contemplated by the Planned Action; G. Future projects that are implemented consistent with the Planned Action will protect the environment, benefit the public and enhance economic development; H. The City has provided numerous opportunities for meaningful public involvement in the proposed Planned Action; has considered all comments received; and, as appropriate, has modified the proposal or mitigation measures in response to comments; I. The Highway 99 Subarea Plan is not an essential public facility as defined by RCW 36.70A.200(1), and any future projects which meet the definition of an essential public facility will not qualify as Planned Actions; J. The Planned Action applies to a defined area that is smaller than the overall City boundaries; and K. Public services and facilities are adequate to serve the proposed Planned Action, with implementation of mitigation measures identified in the EIS. SECTION 4. Procedures and Criteria for Evaluating and Determining Projects as Planned Actions. A. Planned Action Area. The Planned Action designation shall apply to the area shown in Exhibit A. B. Environmental Document. A Planned Action determination for a site -specific implementing project application shall be based on the environmental analysis contained in the Draft EIS issued by the City on June 2, 2017, and the Final EIS published on August 4, 2017. The Draft and Final EISs shall comprise the Planned Action EIS. The mitigation measures contained in Exhibit B are based upon the findings of the Planned Action EIS and shall, along with adopted City regulations, provide the framework that the City will use to impose appropriate conditions on qualifying Planned Action projects. C. Planned Action Designated. Land uses and activities described in the Planned Action EIS, subject to the thresholds described in subsection ID, below, and the mitigation measures contained in Exhibit B, are designated Planned Actions or Planned Action Projects pursuant to RCW 43.21C.031. A development application for a site -specific Planned Action project located within the Highway 99 Subarea Planned Action Area shall be designated as a Planned Action if it meets the criteria set forth in subsection ID of this ordinance and applicable laws, codes, development regulations and standards of the City. -3- ATTACHMENT 10 Packet Pg. 142 2.2.k D. Planned Action Qualifications. The following thresholds shall be used to determine if a site -specific development proposed within the Highway 99 Planned Action Area is contemplated by the Planned Action and has had its environmental impacts evaluated in the Planned Action EIS: (1) Land Use. The following general categories/types of land uses, which are permitted or conditionally permitted in zoning districts applicable to the Highway 99 Planned Action Area, and subject to any limitations in size contained in the applicable zoning districts, are considered Planned Actions: Anticipated land uses are further identified below: (a) Multiple dwellings; (b) Office uses, including but not limited to medical office; (c) Retail and service uses; (d) Medical and health care uses; (e) Mixed use development; (e) Utilities and capital facilities. To be considered Planned Actions proposed projects shall only include those uses specifically listed in development regulations applicable to the zoning classifications applied to properties within the Planned Action Area. (2) Development Thresholds. a) The following amount of various new development are contemplated by the Planned Action: Land Use Development Amount Non-residential uses, including 1,634,685 square feet of building office, retail, service and area medical/health care uses Residential 3,325 dwelling units (b) If future development proposals in the Highway 99 Planned Action Area would contribute enough new square footage and/or dwelling units to the square footage and/or dwelling units generated from earlier planned action projects to cause either of the above thresholds for cumulative development to be exceeded, that development proposal and all subsequent proposed projects will require additional SEPA review, pursuant to WAC 197-11-172. Furthermore, if proposed -4- ATTACHMENT10 Packet Pg. 143 2.2.k development would alter the assumptions and analysis in the Planned Action EIS, further environmental review may be required. Shifting the development amount between categories of uses may be permitted so long as the total build -out does not exceed the aggregate amount of development and trip generation reviewed in the EIS, and so long as the impacts of that development have been identified in the Planned Action EIS and are mitigated consistent with Exhibit B. (c). Building Heights. Building heights shall be as established in the applicable zoning classification and as evaluated in the Planned Action EIS. (3) Transportation. (a) Trip Ranges & Thresholds. The Planned Action EIS analyzed and identified mitigation for 2,755 new pm peak hour trips to be generated from cumulative development occurring in the Planned Action area. If a proposed project would contribute enough new pm peak hour trips to the trips generated from earlier planned action projects to cause this threshold for cumulative development to be exceeded, that proposed projects and all subsequent proposed projects will require additional SEPA review. (b) Concurrency. The determination of transportation impacts shall be based on the City's concurrency management program and the level of service standards in the Comprehensive Plan. (c) Traffic Impact Mitigation. All planned action projects shall pay, as a condition of approval, their proportionate share of local street improvements according to the schedule in Edmonds City Code 3.36.125. Impact fees will be determined according to the methodology contained in Chapter 3.36. (d) Director Discretion. The Development Services Director, in consultation with the City Engineer, shall have discretion to determine incremental and total trip generation, consistent with the Institute of Traffic Engineers (ITE) Trip Generation Manual (latest edition) or an alternative manual accepted by the Director at his or her sole discretion, for each project permit application proposed under this Planned Action. (4) Elements of the Environment and Degree of Impacts. A proposed project that would result in a significant change in the type or degree of impacts to any of the elements of the environment analyzed in the Planned Action EIS, would not qualify as a Planned Action. (5) Changed Conditions. Should environmental conditions change significantly from those analyzed in the Planned Action EIS, the City's SEPA Responsible Official may determine that the Planned Action designation is no longer applicable until supplemental environmental review is conducted. E. Planned Action Review Criteria. (1) The City's SEPA Responsible Official may designate as planned actions, pursuant to RCW 43.21 C.030, applications that meet all of the following conditions: -5- ATTACHMENT 10 Packet Pg. 144 2.2.k (a) the proposal is located within the Planned Action area identified in Exhibit A of this ordinance; (b) the proposed uses and activities are consistent with those described in the Planned Action EIS and Section 4.D of this ordinance; (c) the proposal does not cause the Planned Action thresholds and other criteria of Section 4.D of this ordinance to be exceeded; (d) the proposal is consistent with the City of Edmonds Comprehensive Plan and the Highway 99 Subarea Plan; (e) the proposal's significant adverse environmental impacts have been identified in the Planned Action EIS; (f) the proposal's significant impacts have been mitigated by application of the measures identified in Exhibit B, and other applicable city regulations, together with any modifications or variances or special permits that may be required; (g) the proposal complies with all applicable local, state and/or federal laws and regulations, and the Responsible Official determines that these constitute adequate mitigation; and (h) the proposal is not an essential public facility as defined by RCW 36.70A.200(1). (2) The City shall base its decision on review of a SEPA checklist, or an alternative form approved by the Department of Ecology, and review of the application and supporting documentation. (3) A proposal that meets the criteria of this section shall be considered to qualify and be designated as a Planned Action, consistent with the requirements or RCW 43.21C.030, WAC 197-11-164 et seq, and this ordinance. F. Effect of Planned Action (1) Designation as a Planned Action project means that a qualifying proposal has been reviewed in accordance with this ordinance and found to be consistent with its development parameters and thresholds, and with the environmental analysis contained in the Planned Action EIS. (2) Upon determination by the City's SEPA Responsible Official that the proposal meets the criteria of Section 4.D and qualifies as a Planned Action, the proposal shall not require a SEPA threshold determination, preparation of an EIS, or be subject to further review pursuant to SEPA. G. Planned Action Permit Process. Applications for Planned Actions shall be reviewed pursuant to the following process. -6- ATTACHMENT10 Packet Pg. 145 2.2.k (1) Development applications shall meet all applicable requirements of the Edmonds City Code and Community Development Code. Applications for Planned Actions shall be made on forms provided by the City and shall include a SEPA checklist, or an approved Planned Action checklist. (2) The City's Director of Development Services or designee shall determine whether the application is complete as provided in Edmonds City Code 20.02.003. (3) If the application is for a project within the Planned Action Area defined in Exhibit A, the application will be reviewed to determine if it is consistent with the criteria of this ordinance and thereby qualifies as a Planned Action project. The SEPA Responsible Official shall notify the applicant of his/her decision. If the project is determined to qualify as a Planned Action, it shall proceed in accordance with the applicable permit review procedures specified in Edmonds City Code Chapter 20.02, except that no SEPA threshold determination, EIS or additional SEPA review shall be required. The decision of the SEPA Responsible Official regarding qualification as a Planned Action shall be final. (4) Public notice and review for projects that qualify as Planned Actions shall be tied to the underlying permit and shall follow the procedures set forth in Edmonds City Code Chapter 20.03. If notice is otherwise required for the underlying permit, the notice shall state that the project has qualified as a Planned Action. If notice is not otherwise required for the underlying permit, no special notice is required by this ordinance. (5) If a project is determined to not qualify as a Planned Action, the SEPA Responsible Official shall so notify the applicant and prescribe a SEPA review procedure consistent with the City's SEPA regulations and the requirements of state law. The notice shall describe the elements of the application that result in failure to qualify as a Planned Action. (6) Projects that fail to qualify as Planned Actions may incorporate or otherwise use relevant elements of the Planned Action EIS, as well as other relevant SEPA documents, to meet their SEPA requirements. The SEPA Responsible Official may limit the scope of SEPA review for the non -qualifying project to those issues and environmental impacts not previously addressed in the Planned Action EIS. SECTION 5. Monitoring and Review. A. The City shall monitor the progress of development in the designated Planned Action Sub -area to ensure that it is consistent with the assumptions of this ordinance and the Planned Action EIS regarding the type and amount of development and associated impacts, and with the mitigation measures and improvements planned for the Highway 99 Planned Action Area. B. This Planned Action Ordinance shall be reviewed no later than five years from its effective date by the SEPA Responsible Official to determine the continuing relevance of its assumptions and findings with respect to environmental conditions in the Planned Action area, -7- ATTACHMENT 10 Packet Pg. 146 2.2.k the impacts of development, and required mitigation measures. Based upon this review, the City may propose amendments to this ordinance or may supplement or revise the Planned Action EIS. SECTION 6. Conflict. In the event of a conflict between this Ordinance or any mitigation measure imposed thereto, and any ordinance or regulation of the City, the provisions of this ordinance shall control EXCEPT that the provision of any International Code shall supersede. SECTION 7. Severability. Should any section, subsection, paragraph, sentence, clause or phrase of this Ordinance or its application be declared to be unconstitutional or invalid by a court of competent jurisdiction, such decision shall not affect the constitutionality or validity of the remaining portions of this ordinance or its application to any other person or situation. SECTION 8. Effective Date. This ordinance, being an exercise of a power specifically delegated to the City legislative body, is not subject to referendum, and shall take effect five (5) days after its passage, approval and publication as provided by law. ATTESTIAUTt1 TICATED: Y CLERK, SG9Tf PASSEY APPROVED AS TO FORM: OFFICE OF THE CITY ATTORNEY: L__0C t% N MA OR DAVID O. EARLING J BY IE iREY B. TARADAY FILED WITH THE CITY CLERK: August 11, 2017 PASSED BY THE CITY COUNCIL: August 15, 2017 PUBLISHED: August 20, 2017 EFFECTIVE DATE: August 25, 2017 ORDINANCE NO.: 4079 ..8_ ATTACHMENT 10 Packet Pg. 147 2.2.k SUMMARY OF ORDINANCE NO.4079 of the City of Edmonds, Washington On the 151h day of August, 2017, the City Council of the City of Edmonds, passed Ordinance No. 4079. A summary of the content of said ordinance, consisting of the title, provides as follows: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, ESTABLISHING A PLANNED ACTION FOR THE HIGHWAY 99 SUBAREA, PURSUANT TO THE STATE ENVIRONMENTAL POLICY ACT The full text of this Ordinance will be mailed upon request. DATED this 16th day of August, 2017. 5;;4 C LERK, SC ASSEY Highway 99 Subarea Plan — Planned Action Ordinance E ATTACHMENT10 Packet Pg. 148 2.2.k EXHIBIT A Highway 99 Subarea Plan — Planned Action Ordinance 10 ATTACHMENT10 Packet Pg. 149 2.2.k PLANNED ACTION AREA 5 EDMONDS ? 2� ST SW r + J 22vWi T5V. —_ � 12T=r3'fti LYNNWOOD r r' r" ram~ r� ESPERANCE 2307H ST 5YV ; h10Uk4TLA�E TERRACE z 5t ru T SW1 t 34 ST ' I •I � r._.t a f i � 4 i sw '♦ r 4y� EDMONDS 3 •t �Y a 24�THSTSw - {_a __ ___5 ---__--- _.a. Highway 99 Subarea Plan — Planned Action Ordinance 11 iN a ATTACHMENT 10 Packet Pg. 150 2.2.k EXHIBIT B Highway 99 Subarea Plan PLANNED ACTION EIS MITIGATION DOCUMENT The State Environmental Policy Act (SEPA) requires environmental review for project and non -project proposals that may have adverse impacts on the environment. In order to meet SEPA requirements, the City of Edmonds issued the Draft Highway 99 Planned Action Environmental Impact Statement (EIS) on June 2, 2017 and the Final Highway 99 Planned Action EIS on August 4, 2017. The Draft and Final EIS are referenced collectively herein as the "EIS." The EIS has identified probably significant impacts that would occur with future development in the Planned Action area, together with a number of potential measures to mitigate those significant impacts. The purpose of this Mitigation Document is to establish specific mitigation measure for qualified planned action development proposals, based on significant impacts identified in the EIS. The mitigation measures would apply to future development proposals that are consistent with the planned action development envelope reviewed in the EIS and that are located within the Planned Action area (see Exhibit A). USE OF TERMS Brief definitions of terms used in this Mitigation Document are provided below. SEPA Terms The discussion of mitigation measures may refer to the word's action, planned action or proposal and for reference, these terms are defined below: • "Action" means projects or programs financed, licensed, regulated, conducted or approved by an agency. "Project actions" involve decisions on a specific project such as a construction or management activity for a defined geographic area. "Non -project" actions involve decisions about policies, plans or programs (WAC 197-11-704) • "Planned Action" refers to types of project actions that are designated by ordinance for a specific geographic area and addressed in an EIS in conjunction with a comprehensive plan or subarea plan, a fully contained community, a master planned resort, a master planned development or phased project (WAC 197-11- 164). Highway 99 Subarea Plan — Planned Action Ordinance 12 ATTACHMENT10 Packet Pg. 151 2.2.k • "Proposal" means a proposed action that may be an action or regulatory decision of an agency, or any action proposed by applicants (WAC 197-11-784) Other Terms The Planned Action area may be referred to as the Highway 99 Planned Action Area, Highway 99 Subarea, project area or project site in this document. General Interpretation Where a mitigation measure includes the words "shall" or "will," inclusion of that measure is mandatory in order to qualify a project as a Planned Action. Where "should" or "would" appear, the mitigation measures may be considered by the project applicant as a source of additional mitigation, as feasible or necessary, to ensure that a project qualifies as a planned action and/or to reduce or avoid impacts. Unless stated specifically otherwise, the mitigation measures that require preparation of plans, conduct of studies, construction of improvements, conduct of maintenance activities, etc., are the responsibility of the applicant or designee to fund and/or perform. DEVELOPMENT PROPOSED UNDER THE PLANNED ACTION The proposal reviewed in this EIS include designation of the Highway 99 Subarea (see Exhibit A) as a Planned Acton area for the purpose of SEPA compliance, pursuant to RCW 43.21 C.440 and WAC 197-11-164, adoption of comprehensive plan amendments for the Highway 99 Subarea, and adoption of zoning code amendments addressing zoning classifications, design standards, parking standards. The planned action designation would encourage redevelopment in the Highway 99 Subarea to create increased housing choices and an attractive pedestrian -oriented streetscape, provide opportunities for medical services growth, provide for enhanced multi -modal mobility, and provide for a greater mix of uses in the subarea. Under this Planned Action, redevelopment would add about 3,013 new jobs and 3,325 new housing units through 2035. MITIGATION Based on the EIS, which is incorporated by reference, this Mitigation Document summarizes significant adverse environmental impacts that are anticipated to occur in conjunction with the development of planned action projects. Mitigation measures, identified in the EIS, are reiterated here for inclusion in conjunction with proposed projects to mitigate related impacts and to qualify as planned action projects. Consistency review under the Planned Action, site plan review, and other permit approvals will be required for specific development actions proposed under the Planned Action designation (WAC 197-11-172). Additional project conditions may be imposed Highway 99 Subarea Plan — Planned Action Ordinance 13 ATTACHMENT10 Packet Pg. 152 2.2.k on planned action projects based upon the analysis of the Planned Action in relationship to independent requirements of the City, state or federal requirements or review criteria. Any applicant for a project within the planned action area may propose alternative mitigation measures, if appropriate and/or as a result of changed circumstance, in order to allow an equivalent substitute mitigation for identified impacts. Such modifications would be evaluated by the City SEPA Responsible Official prior to any project approvals by the City. As permitted by WAC 197-11-660, there may be some adverse impacts that are unavoidable because reasonable or feasible mitigation cannot be achieved for the Planned Action The combination of regulations applicable to each element of the environment and mitigation measures identified in the EIS and documented in this Mitigation Document that are applied to any planned action proposal will adequately mitigate all significant environmental impacts associated with planned action proposals, except for those impacts that are identified as significant unavoidable adverse impacts. Mitigation measures are provided below for each element of the environment considered in the EIS. ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES The EIS identifies significant impacts, unavoidable adverse impacts, and mitigation measures for potential impacts associated with land use, plans and policies, aesthetics, transportation, and public services and utilities. Please refer to the Draft and Final EIS for complete text associated with each element of the environment. The following lists all mitigation measures applicable to impacts for each element of the environment. Land Use Mitigation Measures Incorporated Plan Features The zoning code includes provisions to minimize the impacts associated with increases in building height and changes in land use patterns under the Planned Action. The proposed Subarea Plan includes policy language in support of the proposed stepback development regulations, which are intended to help mitigate for potential land use conflicts around the edges of the subarea. Applicable Regulations and Commitments Zoning designations provide sufficient capacity to accommodate the City's growth targets for the subarea. When combined with the City's remaining existing development Highway 99 Subarea Plan — Planned Action Ordinance 14 ATTACHMENT10 Packet Pg. 153 2.2.k and design standards, the Planned Action stepback standards will mitigate for land use incompatibilities in areas where the updated CG zone abuts single family zones. Additionally, existing development and design standards require site design to be compatible with existing and planned character of the nearby area. Applicable site development standards include those for setbacks, screening and buffering, site design, lighting, building design and massing, and others. Other Mitigation Measures No additional mitigation measures are recommended. Plans and Policies Incorporated Plan Features The locally -designated role of the Highway 99 Corridor will continue to be maintained and reinforced through the plan vision for a high density, walkable mixed -use neighborhood with urban amenities. Within the Planned Action, amendments to the Comprehensive Plan clearly identify three distinct districts anchored around major transportation gateways and employment clusters, such as the hospital and international businesses (Recommendation 3.1, February 2017 Draft Highway 99 Subarea Plan). These amendments will bring the Comprehensive Plan and recommended Highway 99 Subarea Plan into alignment. Regulations and Commitments As required by the Growth Management Act (GMA), the draft Subarea Plan and regulations have been submitted to the Washington Department of Commerce for review and comment prior to final adoption. Other Mitigation Measures No additional mitigation measures are recommended. Aesthetics Mitigation Measures Incorporated Plan Features The City's Highway 99 Corridor and Medical/Highway 99 Activity Center Comprehensive Plan Map designations within the Comprehensive Plan will guide aesthetic improvements under the planned action. Such improvements shall make the area more attractive and pedestrian friendly by: • ensuring that the design of new development contributes to the quality and character of the area • encouraging a variety of building types Highway 99 Subarea Plan — Planned Action Ordinance 15 ATTACHMENT10 Packet Pg. 154 2.2.k • using landscaping and buffering to soften street fronts and to provide transitions between more and less intensive uses • fostering distinct sub -district identities consistent with the Highway 99 Corridor Vision. Additionally, the Planned Action contains policy guidance and recommended transportation improvement projects that are intended to enhance the aesthetics and urban design of the study area and support the community's vision for the future neighborhood character of the corridor. The policy guidance calls for improvements in signage and wayfinding, using design to strengthen business opportunity, development of a unique district design identity, supporting building types and uses typical of vibrant urban corridors, and making code updates to support more pedestrian- and transit -friendly building forms and streetscapes. Regulations and Commitments Development under the Planned Action will be required to comply with existing development and design standards including those for setbacks, screening and buffering, site design, lighting, building design and massing, and others. These standards require site design to be compatible with existing and planned character of the nearby area. Additionally, the Planned Action stepback standards provide for transitions in building height and bulk between portions of the subarea zoned for the highest intensity uses and adjacent single family zoned areas. Other Mitigation Measures No additional mitigation measures are recommended. Transportation Incorporated Plan Features The City of Edmond's existing planned transportation improvements will help to mitigate for traffic impacts. The near -term and long-term transportation improvements in the Subarea Plan will contribute to the underlying infrastructure that creates transit, pedestrian, and bicycle -friendly places and will indirectly help to mitigate for traffic impacts. Regulations and Commitments Near -term and long-term transportation improvements identified in the proposed Subarea Plan will be incorporated into the Comprehensive Transportation Plan's capital improvement projects. The current Comprehensive Transportation Plan process Highway 99 Subarea Plan — Planned Action Ordinance 16 ATTACHMENT10 Packet Pg. 155 2.2.k (updating the Plan in a cycle approximately every six years) will be the mechanism for monitoring the LOS at impacted intersections. The City's current six year Transportation Improvement Program will be used to prioritize projects and identifying funding. Flexibility will be built into each cycle of this program to modify the priority and funding of the capital projects serving the study area as new development occurs and creates opportunities for matching funds from private development; redirecting project priorities and timing to coincide with major developments. The City will leverage the proposed Subarea Plan and Planned Action Ordinance to request early distribution of state funds ($10,000,000) earmarked for Highway 99 within Edmonds in the State's Ten Year Transportation Investment Plan. Additionally, the City will continue to compete for funding from state and federal grants and continue to watch for potential new funding sources. Other Mitigation Measures The EIS analysis indicates that mitigation for traffic impacts of improvement projects under the Planned Action would occur in two stages. Stye 1 The City will work with Community Transit to identify and help implement Transportation Demand Management (TDM) mitigation measures to potentially reduce intersection level of service impacts under the No Action and Preferred Alternatives. The City may also consult with Sound Transit and the Washington State Department of Transportation on this subject. Residential (any size), commercial (under 25 employees), and mixed -use developments may select from a menu of TDM measures specifically assembled for these types of land uses. The City will work with Community Transit and, if appropriate, other agencies, to develop guidelines and worksheets for property owners or tenants of new developments to formulate a trip reduction plan, provided that where the proposed development already incorporates measures that encourage vehicle trip reduction or transportation demand as part of its proposal . Where specific trip reductions plans are required, plans must be submitted to the Development Services Department prior of building permit application unless a different schedule has been approved by the Development Services Director. The Department will consult with Community Transit on the commute trip reduction plans and recommend any changes.. Highway 99 Subarea Plan — Planned Action Ordinance 17 ATTACHMENT10 Packet Pg. 156 2.2.k Developments comprised of larger employers are required to develop and implement TDM plans tailored to their workforce. Employers with 25 to 100 employees are required to develop a TDM plan selecting from the menu of TDM measures described above, or customize their own plan. TDM plans for employers with 100 employees or more must conform to the requirements of the Commute Trip Reduction (CTR) law that is part of the Washington Clean Air Act (RCW 70.94). Menus of TDM strategies should include tiers of measures that have varying levels of effectiveness and cost including but not limited to measures within the following broad categories and associated example measures: • Financial incentives, amenities and perks: o Fully or partially subsidized transit passes o Carpool/vanpool subsidies such as fuel vouchers, provision of vehicles, full or partial coverage of vehicle lease, fuel, insurance and maintenance o Car share membership for use by registered carpool and transit commuters o Emergency ride home program o Company vehicle available for employees who commute by alternative modes o Prize drawings to employees or residents who commute by alternative modes o Subsidized off -site services such as fitness center, daycare, dry cleaning, bicycle repair and maintenance, etc. o Service provided, or delivered, on -site such as dry cleaning pickup and delivery, ATM machine, fitness center, daycare, etc. • Parking Management Strategies o Charge market rate for employee parking o Parking cashout program o Preferential parking for carpool/vanpools o Restrictions or limited on -site parking o Unbundled parking o On -site bike share and/or car share facilities • Support Strategies and Assistance o Part or full-time on -site TDM coordinator o Commute options package for new employees and/or residents o Commute alternative information kiosk or website Highway 99 Subarea Plan — Planned Action Ordinance 18 ATTACHMENT10 Packet Pg. 157 2.2.k o Rideshare matching program o Discounts on purchasing bicycles and accessories o Sponsored events promoting alternative commute options Note: Except where required by law or as a condition of approval, monitoring, refinement, and maintenance of individual TDM plans by new development is voluntary after the initial submittal for plan approval. St The City will implement new capacity -enhancing mitigation measures for intersection impacts under the Preferred Alternative. The following new intersection capacity - enhancing mitigation measures will be incorporated into the City's standardized six -year Transportation Improvement Program process for funding and prioritizing transportation projects: • State Route 99 / 220th Street SW — Widen State Route 99 to add a second southbound left turn lane. This intersection is projected to operate at LOS F under buildout of the Preferred Alternative, exceeding the standard of LOS E even with implementation of the improvement called for in the 2015 Comprehensive Transportation Plan to widen 220th to add a westbound right turn lane and a second westbound left turn lane, and an eastbound right turn lane. • State Route 99 / 224th Street SW — Convert the eastbound approach of 224th Street SW to provide an exclusive right turn lane, a shared through/right turn lane, and an exclusive left turn lane, or an alternate design as confirmed by further study. This intersection would operate at a LOS F under buildout of the Preferred Alternative. This intersection was not studied in the 2015 update to the Comprehensive Transportation Plan and, therefore, does not currently have any planned improvements. Additionally, the City will take steps to enable the new capacity -enhancing mitigation measures when and if monitoring shows that the measures are required, and implement the improvements, as the following opportunities arise: • Require any new development, redevelopment or site improvements requiring a building permit on the properties adjacent to the impacted intersections to not construct any form of structure or infrastructure (except landscaping or other streetscape improvements) on, under, or above the right of way potentially needed to be acquired for the intersection capacity improvements. • Coordinate with WSDOT and adjacent municipalities on the potential land acquisitions needed for the intersection capacity improvements located within Highway 99 Subarea Plan — Planned Action Ordinance 19 ATTACHMENT 10 Packet Pg. 158 2.2.k their jurisdictions and, if possible, request the adjacent municipalities to apply the same building restrictions. • As funds become available through the City's Transportation Improvement Program process, construct the capacity improvements. This may include acquiring the necessary right of way from adjacent property owners through purchase or negotiated dedication. Public Services Incorporated Plan Features Proposed transportation projects under the sub -area plan would improve pedestrian and bicycle character, access, and mobility within the study area, particularly crossing Highway 99. As such, east -west access across Highway 99 to park and recreation facilities would improve. The sub -area plan provides greater incentive for mixed -use and commercial development in proximity to existing infrastructure on SR-99, making more efficient use of available stormwater capacity. Additionally, planned streetscape improvements under the Action Alternative would increase landscaping along the street — trees and other landscaping provide a natural ability to absorb stormwater and release it slowly to the atmosphere. The City will continue to pursue energy efficiency measures to reduce energy consumption, thereby reducing stress on Snohomish County PUD as residential and jobs growth occurs. The sub -area plan encourages sustainable building practices, including considering requiring electric vehicle charging facilities and encouraging solar panels (Recommendation 2.2 and 2.3, February 2017 Draft Highway 99 Subarea Plan). Regulations and Commitments Police The Police Department will implement the 2016 agency goals to the extent feasible in its 2016-2021 Multiyear Strategic Plan. These goals include: • bringing the Street Crimes Unit and second K-9 team back on line • partnering with City Council and the Edmonds School District to secure funding for a School Resource Officer for Edmonds-Woodway High School • establishing by policy the Peer Support Team to assist Department members and their families in time of need • working with SNOCOM and Bair Analytics to secure a crime analysis workstation which interfaces with records management and helps bring a public crime mapping portal on-line Highway 99 Subarea Plan — Planned Action Ordinance Pic ATTACHMENT10 Packet Pg. 159 2.2.k As recommended in the 2016-2021 Multiyear Strategic Plan, the Police Department should maintain, at a minimum, the current staffing ratio of 1.35 commissioned officers per 1,000 residents. Additionally, the Police Department should continue looking to future budget cycles and preparing to pursue and justify the addition of commissioned staff as the economic climate allows. As recommended in the 2016-2021 Multiyear Strategic Plan, the Police Department should restore the Crime Prevention Officer position to aid the Department's ability to conduct crime prevention training and strategies for businesses, apartment management, various concerned groups, and individuals. Fire and Emergency Medical Services (EMS) Ongoing capital facilities improvement, budgeting, and operational planning by Fire District 1 and the City of Edmonds are anticipated to address incremental increases and other changes in demand for fire services, including the need for additional personnel, additional apparatus, and facility improvements. Fire District 1 recently completed the first Phase of a Capital Facilities Plan which evaluates existing conditions, including an inventory and assessment of existing facilities. Phase 1 of the plan indicated a need for minor near and mid-term maintenance and repairs at Stations 16 and 17, as well as potential seismic or safety upgrades. Station 20 is identified as one of 5-6 stations throughout the district which should be considered for replacement to support operation needs and code deficiencies (Fire District 2016c, 46, 48, C 114-C 145). Phase 2 will forecast future needs and phase 3 will provide an estimate of capital facility funding necessary to execute the plan, an implementation timeline and a recommended funding approach. All potential development in the study area will be constructed in compliance with the City's current Fire Code (ECDC 19.25), which is comprised of the 2015 International Fire Code with Edmonds Amendments. Adequate fire flow to serve potential development will be provided as required by the Fire Code. Potential development will also be required to comply with code requirements for emergency access to structures. The Department of Fire Prevention also reviews proposed street improvements on a project —by -project basis to identify potential negative impacts on response times and ensure street improvements are consistent with the City's Fire Code. A portion of the tax revenue generated from potential redevelopment in the study area would accrue to the City and Fire District 1 to help fund additional fire and emergency medical services. Schools Highway 99 Subarea Plan — Planned Action Ordinance 21 ATTACHMENT10 Packet Pg. 160 2.2.k Ongoing capital facilities improvements, budgeting, and operational planning by the District, in conjunction with the City of Edmonds, are anticipated to accommodate projected student enrollment at acceptable levels of service over the next twenty years. The School District will continue to replace, expand, modernize, and upgrade District facilities as approved by voters in the 2014 Capital Construction Bond and should implement the goals identified in Edmonds School District's Strategic Direction (ESD 2014). Parks and Open Space The City will, to the extent feasible, implement goals identified in the 2014 Parks, Recreation, and Open Space Plan which improve the park system within or near the study area to address geographic gaps in service (Edmonds 2014, 4-1 — 4-11). Specifically, impacts identified in the EIS should be mitigated by: • Expanding the partnership with the Edmonds School District, including negotiating an agreement for expanded, year-round public use of school grounds, sports fields and gyms for recreation purposes (Goal LA). • Exploring property acquisition and development with partners, including the School District, Snohomish County and other public and private entities — continue to partner with neighboring and overlapping jurisdictions (cities, counties, school districts) as well as private entities (i.e. churches) to expand recreation opportunities for the community; continue discussions for possible acquisition of Esperance Park from Snohomish County for annexation and redevelopment into a community park with sports fields, community gardens, picnic shelters, and other recreation features; and consider acquisition of County park land within or adjacent to Edmonds (if made available), such as Chase Lake (Goal 2.C). • Acquiring park land in the Highway 99/SR 104 areas to provide adequate park service in redeveloping areas. Create new civic spaces to enhance investment and revitalization while meeting recreation needs, especially where service gaps exist, or higher residential impact is planned (Goal 2.G). • Defining the best routes for and treatments to create central north -south and east - west pedestrian and bicycle corridors, incorporate these into the City's transportation plans, and implement improvements (Goal 2.N). • Increasing connections to the Interurban Trail, using signage, sidewalks, curb extensions, and other pedestrianibicycle enhancements, especially focusing on crossing Highway 99 (Goal 2.0). Highway 99 Subarea Plan — Planned Action Ordinance 22 ATTACHMENT10 Packet Pg. 161 2.2.k • Strongly considering the formation of a Metropolitan Park District in order to sustain the level of quality expected by the community while growing to meet future needs (Edmonds 2014, 5-5). Electricity Ongoing capital facilities improvements, budgeting, and operational planning by Snohomish County PUD are anticipated to address incremental increases and other changes in demand for electricity. Depending on the level of development and associated new loads, feasibility studies should be conducted for individual projects as part of the development review process. System capital projects should be developed to meet the demands of future loading if capacity improvements are necessary (Ha pers. com). Stormwater Any redevelopment or new development under both alternatives would be subject to today's stricter regulations governing stormwater. Green design and construction methods should be employed in buildings, streetscapes, and drainage features to detain and treat stormwater (Ecology 2014, 8-10). The City's Storm and Surface Water Management Comprehensive Plan (2010) will guide infrastructure improvements. Specific elements of the stormwater improvements will be defined by the requirements of the State -mandated NPDES Western Washington Phase II Municipal Stormwater Permit. Under this set of regulations, the City maintains measures to protect and improve runoff conditions in relation to the receiving waters. The City of Edmond's stormwater management requirements and ongoing efforts are included in: • Edmonds Community Development Code 18.30 and Stormwater Code Supplement to 18.30 (Edmonds 2010b; Edmonds 2016c) — the City is nearly finished updating the Stormwater Code and Supplement, anticipated to be adopted January 1, 2017 (Cawrsepers. com) • Storm and Surface Water Management Comprehensive Plan (Edmonds 201Oa) • Stormwater Management Program Plan (Edmonds 2016f) Other Mitigation Measures Police The City will monitor growth and demand for police services in the study area in order to determine if/when additional personnel are needed and will regularly review trends to ensure the Police Department has enough advance time to address the needs. New development under the Planned Action will employ Crime Prevention through Environmental Design (CPTED) techniques - incorporation of design features into Highway 99 Subarea Plan — Planned Action Ordinance 23 ATTACHMENT10 Packet Pg. 162 2.2.k development that would help reduce criminal activity and calls for service, including orienting buildings toward the sidewalk and public spaces, providing connections between buildings, and providing adequate lighting and visibility. Fire and Emergency Medical Services (EMS) The City will monitor growth and demand for fire and emergency medical services in the study area in order to determine if/when additional personnel, equipment, or facilities are needed and will regularly review trends to ensure the City and Fire District 1 have enough advance time to address the needs. The City and Fire District 1 should work together to plan for pedestrian improvements, such as wider sidewalks, to ensure that the opportunity for emergency vehicle maneuvering is maintained. Additionally, the City should continue efforts to find sufficient resources to retain and improve Fire District 1's current level of services provided. Efforts include exploring additional funding sources — such as a Fire Benefit Charge or Levy Lid Lift; pursuing ways to reduce unnecessary costs/eliminate redundancy, including potential opportunities to partner with neighboring cities, Fire District 7, and other Fire Protection agencies through regional consolidation; and planning for the possible formation of a Regional Fire Authority in South Snohomish County. Schools The Edmonds School District tracks information on growth in enrollment and demand for educational programs offering across all grade spans in the region, including the study area, as part of its determination about if/when additional personnel or facilities are needed. The City will periodically review trends and information from the Edmonds School District, to ensure the City and the Edmonds School District have enough advance time to address the needs, including grade configuration, optimum facility size, educational program offerings, classroom utilization, scheduling requirements, and the use of temporary classroom facilities. Additionally, the Edmonds School District will continue to evaluate both condition and capacity of existing facilities at Westgate and Sherwood Elementary Schools to determine if capital improvements are needed. Parks and Open Space The following steps should be taken to mitigate for impacts to Parks and Open Space under the Planned Action: • Require on -site open space as a residential amenity for new development. Highway 99 Subarea Plan — Planned Action Ordinance FM ATTACHMENT10 Packet Pg. 163 2.2.k • Encourage and promote public open spaces through public/private partnerships where possible. • Implement pedestrian and bicycle transportation improvements to provide greater access to existing facilities within one-half mile of the study area, with a focus on removing Highway 99 as a physical barrier. • Existing recreational programs may see increased enrollment and increased revenue as people living in the study area enroll in more programs. This increased enrollment may marginally help offset the costs of providing additional facilities. Electricity The following steps should be taken to mitigate for impacts to the electrical grid under the Planned Action: • Evaluate and identify future service system needs through coordinated electricity demand planning between the City Development Services Department and Snohomish County PUD. • The PUD is currently undergoing smart grid infrastructure modernization of its electrical distribution system to improve reliability and increase efficiencies for its customers. • Where feasible, reduce the use of power in building heating and cooling through passive systems and modern power saving units. Stormwater No additional mitigation measures are recommended. Highway 99 Subarea Plan — Planned Action Ordinance 25 ATTACHMENT10 Packet Pg. 164 2.2.1 CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM 8 PW-Engineering 8 Fire ❑ PW - Maintenance ® Building Project Number: PLN20180065 + PLN20180066 Applicant's Name: DOUGS LYNNWOOD MAZDA & HYUNDAI Property Location: 22130 HIGHWAY 99 (HYUNDAI) & 22324 HWY 99 (MAZDA) Date Application Received: Zoning: 11.16.18 Date Application Routed: GENERAL COMMERCIAL (CG2) 11.19.18 Project Description: **RESPOND TO PLN20180066 WITH ALL COMMENTS** PLN20180065 - DESIGN REVIEW PLN20180066 - PEDESTRIAN WALKWAY MODIFICATION If you have any questions or need clarification on this project, please contact: Responsible Staff: MIKE CLUGSTON Name of Individual Submitting Comments: Karl Fitterer Title: Assistant Fire Marshal 8 I have reviewed this land use proposal for my department and I do not have any comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. ExL. 1330 Date: 12/05/2018 ❑ I have reviewed this land use proposal for my department and have the following comments or conditions: ATTACHMENT 11 Packet Pg. 165 2.2.1 CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM ❑ PW-Engineering ❑ Fire ❑ PW - Maintenance ® Building Project Number: Applicant's Name - Property Location PLN20180065 + PLN20180066 DOUGS LYNNWOOD MAZDA & HYUNDAI 22130 HIGHWAY 99 (HYUNDAI) & 22324 HWY 99 (MAZDA) Date Application Received: Zoning 11.16.18 Date Application Routed: GENERAL COMMERCIAL (CG2) 11.19.18 Project Description; **RESPOND TO PLN20180066 WITH ALL COMMENTS** PLN20180065 - DESIGN REVIEW PLN20180066 - PEDESTRIAN WALKWAY MODIFICATION If you have any questions or need clarification on this project, please contact: Responsible Staff: MIKE CLUGSTON Name of Individual Submitting Comments Title BUILDING OFFICIAL LEIF BJORBACK 8 1 have reviewed this land use proposal for my department and I do not have any comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. Ext. 1330 Date: 12/7/2018 ❑ I have reviewed this land use proposal for my department and have the following comments or conditions: ATTACHMENT 11 Packet Pg. 166 2.2.1 Date: To: From: MEMORANDUM December 3, 2018 Mike Clugston, Planning Division JoAnne Zulauf, Engineering Technician Subject: PLN201180066—Design Review Highway 99 Zone Pedestrian Walkway Modification Doug's Mazda and Hyundai — 22130 Highway 99 General Engineering Review: The following comments are provided by the Engineering Technician, JoAnne Zulau£ Please contact JoAnne via email at JoAnne.Zulauf@edmondswa.goy with any specific questions you may have regarding his comments. Frontage Improvements and Access: a a) Please show all PUD poles and any other utility appurtenance within and along the o Highway 99 frontage. If any pole or other appurtenance (hydrants, standpipes, meters etc.) will need to be moved to accommodate a 5 ft clear pedestrian path, please show current location and the proposed location of this pole or other object. b) The CG zone requires 7' to 10' sidewalks with street trees along the frontage on Highway c 99. In order to attain this requirement, sections of the pedestrian access are shown on private property. An easement dedicated to the City of Edmonds will be required for those portions of sidewalk. z c) Show new wsdot compliant curb ramps at each access entrance. ATTACHMENT 11 Packet Pg. 167 2.2.1 'FECIL January 16, 2019 Mike Clugston Planning Division 121 5th Avenue N Edmonds, WA 98020 RE: PLN201180066 — Design Review Highway 99 Zone Response to Comments Dear Mike: We have reviewed the planning and engineering review comments memorandum provided on December 3, 2018. We have coordinated responses with JoAnne Zulauf, as requested in the memorandum. This letter is intended to document conversations with JoAnne Zulauf and describe the permitting organization for the Highway 99 frontage improvements triggered by this overall development and to address the comments in the memorandum. The City's comments are shown below: Frontage IrnpMvements and Access: � a) Please, show all PUD poles and any other utility appurtenance within and along the po Highway 99 frontage. If any pole or other appurtenance (hydrants, standpipes, meters etc.) will need to be moved to accommodate a 5 ft clear pedestrian path, please show current location and the proposed location of this pole or other object. b) The CG zone requires 7' to 10' sidewalks with street trees along the frontage on Highway E 99. In order to attain this requirement, sections of the pedestrian access are shown on U private property. An easement dedicated to the City of Edmonds will be required for R those portions of sidewalk. •2 c) Show new wsdot compliant curb ramps at each access entrance. m In response, our current understanding of the overall project organization is that there will be three separate permits applications consisting of the new Mazda Sales building (called Doug's Lynnwood Mazda Expansion and permitted under BLD20171119), the Mazda Service Center (under review), and the Hyundai Sales and Service project (in design). To be clear, the Hyundai Sales and Service project has not been submitted to the City at this time but we anticipate it will be submitted around the end of January (2019). Along Highway 99 approximately 317 feet out of approximately 530 feet of total frontage were improved/permitted under the Doug's Lynnwood Mazda project (BLD 20171119), where it abuts that project. This included the southern two out of three driveway connections to Highway 99. We are proposing to complete the remaining 213 feet of frontage improvements, including ADA ramps and ATTACHMENT 11 Packet Pg. 168 2.2.1 Doug's Lynnwood Mazda Response to Review Comments 2 1/16/2019 driveway apron under the future Hyundai Sales and Service project. We anticipate the Hyundai Sales and Service package will be complete and submitted near the end of the month. This will complete frontage improvements along the full Highway 99 frontage. We will be sure to show the items and details such as easements, pedestrian walkways, PUD poles, and WSDOT compliant ADA ramps in the future submittal for review. Sincerely, John C. Farleig , P.E. Cecil & Associates, LLC CC: Frank Karreman (Architect) Ned Nelson (Architect) Marc Ikegami (Owner) Doug Ikegami (Owner) JoAnne Zulauf (City of Edmonds) c m E E 0 U .E m ATTACHMENT 11 Packet Pg. 169 2.2.1 Date: To: From: Subject: MEMORANDUM January 15, 2019 Mike Clugston, Senior Planner JoAnne Zulauf, Engineering PLN20180066 Design Review Highway 99 Zone Doug's Mazda and Hyundai — 22130 Highway 99 Engineering has reviewed the subject application and found the information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards. It is requested that the following be included as a condition of project approval. Compliance with Engineering codes and construction standards will be reviewed with the building permit application for development of the site. Approval of the design review phase of the project does not constitute approval of the improvements as shown on the submitted plans. Thank you. City of Edmonds c m E E 0 U .E m ATTACHMENT 11 Packet Pg. 170 2.2.1 CITY OF EDMONDS 121 511 Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.p_ov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION , "? c . 1 8l) January 17, 2019 Frank Karreman frank@3rkanccitecture.com Subject: Additional clarification requested Doug's Lynnwood Mazda/Hyundai (PLN20180065 & PLN20180066) Frank, In looking at this submittal and comparing it to the Mazda Service Building (permit BLD20181498), I noticed several things that need to be addressed before moving forward with my review of the land use permits. The following comments need to be addressed through the submittal of a response letter and updated plans with changes called out as necessary: 1. Update the cover letter to specifically describe compliance with the walkable design exceptions process criteria in ECDC 16.30.030.C.3 (a — g). 2. The new location of the Mazda service parking (stalls 7-19 near the west entrance) o needs to be added to Sheet A1.0. Sheet 1-1.0 shows the location of the stalls but not the required Type V landscaping areas. Relabel the stalls north of the Hyundai building as appropriate. E 0 U 3. Show the existing vegetation along the north and south property lines west of the a service building and along the north property line north of the future Hyundai building. Identify what is to be retained and what is to be removed. If there are areas where that do not meet Type III standards, they must be brought up to Type III buffer requirements. 4. Paths within parking lots. Update Sheet A1.0 to show compliance with ECDC 16.60.030.B.8. Connection between buildings, parking areas, and amenity spaces is required. The connection from the Hyundai building to Highway 99 is noted. 5. Trash and recycling. How will trash and recycling be managed? Will the enclosure behind the Mazda sales building be used for all three buildings? 6. Lighting. The 25 ft. parking lot light standards are noted in the cover letter. Internal pedestrian paths need to be lit as well in accordance ECDC 16.60.030.C.5. Update Sheet A1.0 to show all proposed exterior lighting fixture locations and include a lighting schedule for those fixtures. ATTACHMENT 11 Packet Pg. 171 2.2.1 If you have any questions, please let me know either at 425-771-0220 or michael.CIL]gston@edmondswa.gov. I apologize for not identifying these concerns earlier but if you are able to turn this around pretty quickly, we should be able to keep to the review process timelines previously discussed. Sincerely, Mike Clugston, AICP Senior Planner Cc: Ned Nelson U) c m E E 0 U .E m ATTACHMENT 11 Packet Pg. 172 2.2.1 3 I r I k architecture I design City of Edmonds January 31, 2019 Development Services Department Planning Division 121 5th Ave. N Edmonds, WA 98020 RE: Additional clarification for the Mazda Service Center and Hyundai Sales and Service at 22130 Hwy 99, Edmonds, WA The following revisions have been prepared to address land use items as delineated in the letter of January 17, 2019 received from Mike Clugston, Senior Planner with the City of Edmonds Development Services Department. In summary the revisions are described immediately below- 1. The proposal summary letter of 11/15/18 has been revised to describe specifically compliance with the walkable design exceptions process criteria per ECDC 16.30.030.C.3 items (a) thru (g). This information is found on sheets 4 and 5 of the revised proposal summary. 2. Mazda Service Center parking stalls 7 thru 19 near the entrance at 76th Ave. W have been added to the A1.0 Site Plan drawing. Sheet 1-1.0 includes Type V landscaping. 3. Existing vegetation has been delineated along the north and south property lines. Type III buffer requirements have been applied to these areas where required. 4. A connection has been created to link buildings, parking areas and amenity spaces. This pathway is shown on A1.0 and begins at 76th Ave. W alongside the Mazda Service Center parking, crosses over to an amenity area with trees and plantings, and ends at the Hyundai sales building. 5. The trash enclosure at the east side of the Mazda Sales building (under separate permit) was sized to accommodate the trash and recycling requirements for all three buildings, including the Mazda Service Center and the Hyundai Sales and Service building. 6. Exterior lighting is shown and scheduled on sheet A1.0 including 25-foot light standards, pedestrian scale lighting bollards, and building mounted lighting to illuminate pedestrian paths between buildings. Please contact Ned Nelson or myself with any questions or required clarifications. Sincerely, G. Frank Karreman, Principal Architect�� 3 1 r I k architecture I design JAN ? 20n Doug's Lynnwood Hyundai Sales & Service 11EVi~LGj1;Oe Doug's Lynwood Mazda Service Center OOUNTER RV�CS Site Review and Development Revision Cover Sheet Revised 01.31.19 ATTACHMENT 11 Packet Pg. 173