HSB Edmonds_ADB cover letter_20170508.pdf
MEMO
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DateMay 30, 2017
ToMike Clugston
ProjectHomeStreet Bank
City of Edmonds
Edmonds, WA
Planning Division
Project Number15-5117-01A
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121 5 Ave N
Edmonds, WA 98020
FromBrad Barbee, Applicant
CcFile
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Summary of Design Conformance for Zone BD3 (ADB Review Phase 1)
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HomeStreet Bank – 614-616 5 Avenue South
Permit #:PRE #20170003
Dear Mr. Clugston,
The attached drawing package is being submitted for Architectural Design Board Phase 1 Review
of the HomeStreet Bank in Edmonds, WA at 614-616 5 th Avenue South. The project includes the
demolition of two existing commercial buildings and parking lot. The project will include a new
two-story building with a HomeStreet Bank branch and drive-through on the 1 st floor and leasable
office space on the 2 nd floor. The site will be developed with surface parking and retaining wall as
well and new landscaping and site utilities.
The site is located within the BD3 (Downtown Convenience Commercial) which allows for
office/retail as well as drive-in/through businesses. The project meets zoning requirements as
follows:
Setback – a 15’ setback is being provided along the western edge adjacent to the residential area
Height – 30’ max, building is currently designed for 30’
Building massing – see comments below under massing and articulation
Open space – a 860 SF open space is being provided:
·Lot area: 17,187 SF x .05 = 859.35
Below are how we are addressing the requirements listed in the Edmonds Community
Development Code for BD Zones:
22.43.10Massing and articulation.
1. Buildings shall convey a visually distinct base and top. A “base” can be emphasized by a different
masonry pattern, more architectural detail, visible plinth above which the wall rises, storefront,
canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting
parapet or other architectural element that creates a shadow line.
·
The building has been designed with a distinct base and top which is emphasized by the
stnd
steel belt course and steel canopies that separate the 1 and 2 floors of the building.
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The 1 floor elevations of the building will also have larger sections of glazing and
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exterior stone cladding that forms the base of the building. The 2 level of the building is
also defined by wood siding as well as window sizes and spacing that will create a more
residential appearance to the design.
2. Building facades shall respect and echo historic patterns. Where a single building exceeds the
historic building width pattern, use a change in design features (such as a combination of
materials, windows or decorative details) to suggest the traditional building widths.
·
The mass of the building has been broken down into three vertical sections as well as
three different parapet heights to create a more pedestrian friendly scale.
22.43.20Orientation to street.
1. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or
alley.
·
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The main façade is the East Elevation which faces 5 Avenue. A secondary entrance will
be located on the North Elevation facing the required open space to serve as an entrance
from the parking area.
2. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the street and
accessible from the adjacent sidewalk.
·
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Although not a requirement for BD3 zones the main entrance will be located on 5 Ave
and visible from the street.
3.
Entrances shall be given a visually distinct architectural expression by one or more of the
following elements: Higher bay(s); Recessed entry (recessed at least three feet); Forecourt and
entrance plaza.
·
The main entry doors will be recessed 3’ from the sidewalk and face of the building along
5ht Avenue
22.43.30Ground level details.
1. Ground-floor, street-facing facades of commercial and mixed-use buildings shall incorporate at
least five of the following elements:
Lighting or hanging baskets supported by ornamental brackets; Medallions; Belt courses; Plinths
for columns; Bulkhead for storefront window; Projecting sills; Tile work; Transom or clerestory
windows; Planter box; An element not listed here, as approved, that meets the intent.
·Belt course, plinths for columns, transom and clerestory windows, stone masonry
wall finish, street level landscaping at main entry
2.
Ground floor commercial space is intended to be accessible and at grade with the sidewalk, as
provided for in ECDC 16.43.030.
·The ground floor will be at sidewalk grade and will provide a fully accessible
building entry.
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22.43.4022.43.050Transparency at street level.
1. The ground level facades of buildings that face a designated street front shall have transparent
windows covering a minimum of 75 percent of the building facade that lies between an average of
two feet and 10 feet above grade.
·The ground level of the building will meet the 75% glazing requirement as shown
in the elevation above and calculated below:
Total wall square footage from 2’-0” above grade up to 10’-0” = 521 SF
Total glazing provided from 2’-0” above grade up to 10’-0” = 408 SF
408 / 521 = .783 (78% glazing)
We feel that the City of Edmonds will find this project to be beneficial to the community as well as
complementary to the existing neighborhood. Please let me know if you have any questions.
Sincerely,
Brad Barbee
Associate, MG2
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