response to planning revision comments.pdfS ...FI Ilf
ARCHITECTURE
PLANNING
CONSULTING
November 4, 2016
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Kernen Lien
Senior Planner
City of Edmonds - Planning Division
121 5th Avenue North
Edmonds, WA 98020
Kernen.Lien@edmondswa.gov
RE: Plan Check BLD20150846
Point Edwards Building 10
50 Pine Street
Below, you will find our responses to your review of Oct 19, 2016. The original subject text of
each correction has been included verbatim with any omissions clearly noted, Our responses
are included in bold italics.
1. Design Review Required: The revision would eliminate the outdoor amenity area on the east
end of
Building 10 which contained a fire place and barbeque area. This was a key aspect in the
design review of Building 10, which was mentioned approximately 20 times in the staff report that
was adopted as the Architectural Design Board's findings. Removal of this amenity area would
be a significant change from the plans approved by the Architectural Design Board (ABD)
resulting in the proposal no longer being consistent with the ADB approved plans. In addition to
the outdoor amenity area, there appear to be other design changes to the building as well
(removing the covering from entry on the north side, changes to windows, removing windows
and doors) which also change the design of the building approved by the ADB. If the applicant
wishes to remove the patio and make other significant changes (particularly removing the
covered entrance on the north side), the proposal will have to go back before the ADB as a
Type III -B process (public hearing with notice, appealable to the City Council). Please submit a
Design Review Application and revised landscape along with the application fee of $1,662. See
the design review handout for application requirements.
August 16, 2016 Comment: I believe I have identified the major design changes above that
would require Building 10 to return to the ADB above. For clarity, the following changes to the
design will require additional design review before the ADB if the applicant wishes to maintain
the changes:
• , dc:ir:,srut: d, The removal of the outdoor amenity space. The types of uses in the
amenity space may change, but the overall area and design should be similar to the
area that was reviewed by the ADB or the design change will have to be reviewed by
ADB.
• 1" of add rcs^ ed, Removing the covered entry the north side of the building. The entry
www.st�com,
11/4/16 Rev] Cor 1 Response
Permit#: BLD20150836
50 Pine Street, Edmonds, WA
design must be covered and be similar in design to that reviewed by the ADB or be
returned to the ADB for further design review.
The plans have been revised to indicate the originally submitted "covering" canopy
at the North side of the project. (see A 13 from 10/07/15, and A 13 new) It should be
noted that this area has never been a North side entry. The Building Entry has
always been located at Level 4 off the main surface parking. A secondary Entry is
also located at the Level 3 Parking garage.
The area indicated in highlight on your comment plans was the exercise room at L 1
(now located at L2). The subject area you describe as the "North covered entry" is
now indicated as a landscape area and continues to provide egress to the street.
This area has always been low relative to the Street, with limited light and no views.
The L I outdoor amenity, at the East end of the site, provides better views and more
privacy for the building occupants and the public due to it's high elevation relative
to the adjacent sidewalk. In addition, the proposed landscape use will tone down
the visual impact to neighbors due to lower light levels for this minimally occupied
landscape area. L2 exercise room use will have less impact to the neighbors as this
space is elevated from the Street and faces into the adjacent undeveloped
greenbelt area. During the ADB, one neighbor commented on the desire to provide
more privacy between the proposed building and the adjacent sidewalk, which we
feel this change improves. Additionally, this landscape area provides central
unimpeded access for the project's main connections to SNOPUD services and Fire
Marshal Riser Room. We feel the overall building is improved with this change and
fits in with the adjacent Point Edwards development as related to residential street
frontage presentation.
•
Addressed, Changes to window styles. The revision has more plain windows with fewer
breaks than what was presented at the ADB and approved with the original building
permit. This change of window styles significantly alters the appearance of the building
from the version that was reviewed by the ADB. Any change in window style will
require design review by the ADB.
Octaaliaca- fly, 201l llll A;'onminaanrmila .An ana:itdoor vain enity spice sinwhi.ir in cla°sii;n io die ariie reviewed
by MAI> has been added baa.ch to the plan. Also additional detaaid has been to sorna, ant" Nana
wnindow s,, l lois additional. clewi'i is close caaua,n igh lo the AD13 approval th A.A. this, change will not
nra°q nice aaddifloirni design review by the ADR, I [ow ever, n.IVauc covered entry on the north shute, has
not Ilva;e m rest nn'ed. "i I[i.s awllroaange k an. signific int chwrge that wvmild aa,ainuhre additional review b
the ADB, l Illiaaa:vc, hi llhllighted tire laa:ralionn that building than.t i aanan l ails i rnil aainow oin the tWaaa,lncd
plans, This entry design nitust be covered in.nd bec salanfflaaa: in design to that reviewed 'by the AIN,
or be rehirricA to f.ha; A.D11 for further ha^auiogn reviiew, [wlc;aase either revise dil is entry ()u:° anauinncinit Jr
design review aa.lv[aiiaaaJrrion au�.n.d lv°e as noted above,
-2-
2. Rockery: Addressed.
3. Scope of Revisions: Addressed,
Thank you,
Aidan Bird
Studio Meng Strazzara
-3-
11/4/16 Rev Corl Response
Permit#: BLD20150836
50 Pine Street, Edmonds, WA