PLN20150032_Complete_MoreInfo.pdfCITY OF EDMONDS
121 51h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
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July 29, 2015
Aidan Bird
2001 Western Avenue
Suite 200
Seattle, WA 98121
Subject: Letter of Completeness and Request for Additional Information
Notice of deemed withdrawal of PLN20130022
Point Edwards Building 10 — 50 Pine Street
Augmented Design Review Application PLN20150023
Mr. Bird,
On behalf of the City of Edmonds Planning Division, I have reviewed the augmented design
review application for the Point Edwards Building 10 located at 50 Pine Street for completeness
pursuant to Edmonds Community Development Code (ECDC) 20.02.002 and ECDC 19.00.030.
The City has determined that the application meets the procedural submission requirements and
therefore is complete. Please accept this letter as the City's notice to applicant of determination
of completeness pursuant to ECDC 20.02.003. While the application is procedurally complete,
additional information and clarifications are needed for continued review of the application.
Please respond to the following so review of this application can proceed:
1. 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 calculations 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.
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.
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.
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.
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.
According to ECDC 20.02.003.13, the above requested information must be submitted within 90
days (or by October 27, 2015) or the application will expire.
Since 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.
Notice of Deemed Withdrawal of Application PLN20130022
The cover letter submitted with the application noted that "Edmonds Pine Street LLC reserves,
and does not waive or abandon as a result of submitting this application, any existing cause of
action or claim against the City or other parties." Notwithstanding the sentence quoted above,
the subject application (PLN20150032) is an irreconcilable application with the previous
Building 10 application made under PLN20130022. That is, the two developments would
occupy the same space, and it would therefore not be possible to construct both of these
proposed buildings. Pursuant to ECDC 20.02.004, if an applicant submits an application that
cannot be reconciled with a previously submitted application on the same property, the
previously submitted application shall be deemed withdrawn by the applicant and it shall be
rendered null and void. In accordance with ECDC 20.02.004.A, withdrawal shall be deemed to
occur even when the city has finished processing the previously submitted application, as is the
case with PLN20130022. This letter constitutes the official written notice that application
PLN20130022 is now deemed withdrawn pursuant to ECDC 20.02.004. PLN20130022, which
had been pending LUPA review, has been rendered null and void as a matter of law by the
submission of PLN20150032 and will not be processed any further by the City of Edmonds.
If you have any questions of me, please contact me at 425-771-0220 or via email at
kemen.lien@edmondswa.gov.
Si eerely,
ernen Lien
Senior Planner
Cc: Edmonds Pine Street LLC