20150824_ResubResponseLetter.pdf-�
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ARCHITECTURE
PLANNING
CONSULTING
August 24, 2015
Kernen Lien
Senior Planner
City of Edmonds - Planning Division
121 5th Avenue North
Edmonds, WA 98020
Kernen, Lien@edmondswa,gov
RECEIVED
AUG 2Z " 2015
DEVELOPMENTlei GI�R SERVICES
RE: Letter of Completeness and Request for Additional Information
Notice of deemed withdrawal of PLN20130022
Point Edwards Building -50 Pine Street
Augmented Design Review Application PLN20150023
Below, you will find our responses to your review of July 29, 2015. The original subject text of
each correction has been included verbatim with any omissions clearly noted. Our responses
are included in bold italics.
Planning Division I Kernen Lien (425) 771-0220
Height:
a. Height Calculations: Two sets of height calculations are provided in the
application materials (Sheets A4 and A5). Sheet A4 calculates average
grade with a single height rectangle around the entire Building 10. Sheet
A5 includes height calculat'ion's for each portion of Building 10 consistent
with footnote 5 of ECDC 16.75,020.13 and the Point Edwards Master Plan,
Only one method of height calculation can be used, and method
proscribed in footnote 5 of ECDC 16.75,020.13 and the Point Edwards
Master Plan is the method the must be used,
The method of height calculations was an issue that was appealed on the
previous Building 10 application (PLN20130022). On page 21 of Resolution
1309 (City Councils decision on the appeal of PLN20130022), Conclusion
of Law # 4 noted, "Building height should have been calculated as
required in the Master Plan on AR0240," The reference to the Master Plan
is, "To encourage the appearance of smaller building masses, building
heights will be calculated separately for each clearly separated portion
of a building." This is the method proscribed in footnote 5 of ECDC
16,75.020.13 and the method used on Sheet A5,
For clarity, please remove the height calculations on Sheet A4 using a
single height rectangle.
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8/24/15 Corrections Response # 1
Permit#: PLN20150032
50 Pine Street, Edmonds, WA
b, Elevation Views: Using the height calculation method in footnote 5 and
the Point Edwards Master Plan will result in different average grade and
allowable height limits for each portion of Building 10. On the elevation
views for each portion of Building 10, please indicate the average grade,
maximum height and proposed height,
a. See sheet A5 for updated height calculation per city comment.
b. See sheet A5 for defined average levels (Portion 1 - West Wing & Portion 2 -East Wing)
2. Landscaping:
The landscaping plan provided on Sheets A25 - A29 appears to only be a
conceptual landscape plan, Landscaping is part of the design review and a
detailed plan must be provided, While the City is not party to the settlement
agreements associated with Building 10, some items agreed to in the settlement
agreement will directly impact the landscaping associated with Building 10 that
must be reviewed by the Architectural Design Board (ADB). In particular the
settlement agreement with the Town of Woodway and other parties notes that
trees will not be located along the southern border of the parking lot east of the
eastern side of the Inadomi house. This could result in a deviation from the
required landscaping as proscribed in ECDC 20.13 which requires a specific
spacing between trees. ECDC 20.13.000 allows the ADB to interpret and modify
the requirements of the landscaping chapter. The specific modification must be
shown on the landscape plan. The settlement agreement also notes that the
species of tree adjacent to the south property line will be as agreed on by EPS
and Inadomi and approved by the City, The specific tree is not noted on the
landscape plan,
Please provide a detailed landscape with the proposed plantings consistent with
the requirements of ECDC 20,13.010.
See sheet A26 for tree callouts - A detailed landscape plan has been provided. Trees
along the southern property line, east of the Inadomi house have been removed. The
tree species will be discussed and agreed upon, per the agreement with the adjoining
neighbors. A tree species has been suggested and is noted on the schedule.
3. Trash Enclosure:
It is understood that trash compactor bins will be located within the parking
garage trash room. An outdoor loading location is proposed in the exterior
parking lot, where the bins will be placed on collection day. The current proposal
includes transporting the bins from the parking garage to the outdoor loading
area via Pine Street. This operation has been discussed with the City Engineer and
Public Works Director and it has been determined that the movement of the
compactor bins should remain on private property; or potentially the public
sidewalk could be modified (width and concrete depth) and used as the path of
travel.
.. 2 m
8/24/15 Corrections Response # 1
Permit#: PLN20150032
50 Pine Street, Edmonds, WA
Please revise the design drawings to either include provisions on site to
accommodate the trash hauling operations or modify the public sidewalk as
needed to meet these needs.
See sheet A35 for public sidewalk modification for trash bins path of travel and outdoor
loading accommodation,
Thank you.
Aidan Bird
Studio Meng Strazzara
WIN