Plans and permit applications for Pine Park, a 14-unit townhouse development proposed to occupy the former Baskin-Robbins ice cream and Curves fitness studio locations at 614 and 616 5th Ave. S., have been filed with the city by Seattle Luxury Homes LLC.
The Baskin-Robbins closed its doors in November 2015, at which time it was announced that the ice cream store building and vacated building next door — formerly home to Curves — would be replaced by a new branch of HomeStreet Bank in late 2016 or early 2017. The bank branch was never built, and Seattle-based BK Investment Group/Seattle Luxury Homes purchased both parcels from HomeStreet in August 2020.
The proposed project comprises six units described as “live/work townhouses” in two, three-story buildings directly fronting on 5th Avenue and separated by a walkway, and eight other “residential townhouse” units in a third building behind and to the west. The live/work units will each have two assigned parking spaces; the residential townhouses will each have an enclosed garage. See detailed design drawings and renderings here.
City of Edmonds Senior Planner Mike Clugston is overseeing the project. He said there will be two public hearings “over the next few months” that will provide opportunity to examine the plans, ask questions and provide comment.
“The hearings haven’t been scheduled yet but additional notice will be issued once they are,” Clugston said in an email to My Edmonds News. “The purpose of the two-phase hearing is to allow early input from the public and (Architectural) Design Board and to allow the developer to make adjustments to the design prior to completing the hearing.”
Comments may also be emailed directly to Clugston at Michael.Clugston@edmondswa.gov.
— By Larry Vogel
Very excited to see more townhomes in Edmonds vs condo buildings. This will add diversity to home choices in that neighborhood.
Why do Town homes add diversity.. Apparently we are thinking of diversity in a different way.
“the practice or quality of including or involving people from a range of different social and ethnic backgrounds and of different genders, sexual orientations, etc.
“equality and diversity should be supported for their own sake”
This is the Diversity I have heard about Edmonds wanting… That is the definition of Diversity in the context we have been using it to convince others WE are not going to act entitled anymore… Well we sure are still acting entitled in certain areas… We all know where. I like I said really don’t care sometimes, anymore. I want truths, not hooks. I want transparency no smoke and mirrors… I don’t know how people in the wealthier areas of Edmonds all feel, but I have been doing some visiting on the streets up and around and East of me… They aren’t feeling the love!
Looks good and not “out of step” with the look of Edmonds.
Careful.
As of yesterday, Mike Clugston has told me that the first of the public hearings will be sometime in the first week of March.
I would like to see these buildings built with no natural gas hook ups. I would like to see these units built using 100 % electricity for heating and cooling , hot water and stove top.
That technology is here and it works.
Edmonds should go 100 percent electricity. for all new construction.
The days of needing polluting natural gas are over..
Bill Phipps, perhaps you are unaware that this area was largely all electric, many years ago. Then, as kilowatt-hour costs rose, it became prohibitively expensive to operate a home powered by electricity. It would be even more so today, as rates are much higher. Also the electrical system would have to be upgraded to the tune of hundreds of millions, in order to support your social engineering ideas. I say, thanks…but no thanks!
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Maybe this is already planned, but I would like to see individual sources for hot water in bathrooms and kitchens. I personally waste a lot of water waiting for the shower to heat up.
I understand that totally. We solved the problem by installing little hot water heaters under the counter in our kitchen and master bath. No more waiting. No more wasting water waiting for it to heat up! Bought them at Home Depot. Needed an electrician to fix changed electricity issue.
This project could be much improved with more open space required if Edmonds adjusted their building codes to require more open spaces (green space).
The Cul-de-sac neighborhood directly to the east is Homeland street has about 18 homes, this development is going to have 14.
I feel the developer could make plenty of profit with 12 units and leave a larger space for a plaza type and/or green space element, that would afford more functionality and improve the desire of the planned commercial spaces (place for customers to enjoy offerings), and increase livability and appeal of the units. Also, it would allow room to plant appealing vegetation, perhaps an arbor system or something, maybe some public art space. More of these developments are going to be coming to Edmonds. I urge the City leadership to make all new developments assimilate into Edmonds character and natural environment better by requiring more open space within their designs. The last few townhome developments I have witnessed in Edmonds are very pro-developer with designs allowing for maximizing every inch of property to make a profit. I do think this development has more to offer than another Regional bank that was previously planned. Just my opinion. Very informative story, Thanks Larry.
What would be the projected cost per unit for the buyer 14 vs. 12? Please give your estimated profit margin on these units.
Hi Allen, these property parcels sold for $3.2m last summer. Not knowing quality of construction my guess is that 14 townhouses going to cost between $6m-$7m at least to build and develop. I predict all these units will sell for easily $1m each. So developers looking at 30%-40% profit margin is my guess. So two less units is 15% less total profit. Developers should get rewarded for risk taking, so I am not complaining about it.
Just my view point. Edmonds real estate appreciated 17% last year so seems like plenty of margin to me.
Michael thanks for the reply. Comparable units on the Eastside are selling quite a bit over the $1m benchmark. I suspect many here are naïve about how expensive is new construction. I saw price appreciation at 13% but I won’t quibble and will take your word at 17%. Looking forward to Main Street Commons.
If they allow these to be sold as a regular sale would be done in Real Estate it would seem to me that these too will have multiple bids.. I expect them to be more than a million a piece easily. Sure would be a great place to live… RIGHT in the Bowl. I would go with the two less and have a blade of grass but thats just me. I am concerned a bit as I saw all the proposed maybe proposed… in the slide shot today. I am concerned as I saw only more upscale business locations.. The lovely new Town Houses. I hear there is a desire for the Detached Accessory Dwelling Units first?? I bet there is… and I have a pretty good Idea where they want them and why?
Looks a lot better than what’s there now. Great place to live right in the middle of Downtown Edmonds!
What? I wonder how much these cost. I wonder why this space can’t be used for lets call it reduced rent housing? If you want diversity as I do, all should be welcome…I mean it is being considered in many places all over Edmonds…Just NOT the Edmonds Bowl.
Would someone please tell me why? Thank you.
Yay! More unaffordable housing….
Yes, its affordable for those who are wealthy. Who do you think they are building them for? Its certainly not for anyone who needs assistance etc. Its difficult not knowing what is really going on isn’t it? At least I find it difficult. I would like to have some really clear answer very quickly… So I can decide whether to sell and move. It will be too late pretty soon…
Any thoughts to Solar?
Its kind of like electric cars… IF it is a really good one it goes a long way. It pulls a hill. It doesn’t die in the middle of 4 way light stops… Then they are great, dependable all of that.
So with Solar same thing. IF you can afford a nice enough system that works very efficiently etc you are looking at a large deal of money.. So most won’t do that for the same reason they don’t even try to buy in the Bowl. They can’t afford it. I am all about efficiency. We have two giant skylights that heat a huge room. They work well during the day when it is sunny but not at night. The storage units all of it that goes with total Solar is very expensive…Nothing against just my thoughts on your thoughts to Solar.
All new construction in Edmonds should have solar assessment done as part of proposed development plan. It obviously won’t work everywhere but solar installation should be mandated when it is feasable..
Thank you.
It should be suggested and if the Owner wants to do that and spend the$$ to do it so it actually works great. BUT mandating it…I don’t think so. If it is feasable is the decision of the owner of the property. And I do agree if you can afford to do the complete change over and it works well I think its a good idea to encourage it etc. BUT mandate I don’t think that will fly. I guess we will see.
There is a bench just outside of the former Curves building that was purchased to commemorate a dear friend.
Whom do I contact to see what will become of it.
Thank you,
Robin Westbrook
Robin, the memorial benches program is run by the parks department. Someone there will know; just call the main number (425-771-0230) and ask who is in charge of it.
Can they do better than Pine Park…seems whenever there is dense housing. It’s had to be Firs, Pines, cedars..Greens…how about some reference to something else…Sea, Beach, workspaces, .
Oh heck I don’t know…any ideas? Pine Park??? Really?
It must be pretty tough to be a building developer in Edmonds. So far we have told the developer that he must use solar power only, do away with at least two townhouses to create green space, sell the joints for a quarter of what they are worth to create low income housing, and change the name to “Affordable Fountain View Estates” just for good measure. We are indeed a tough crowd to please.
I heard these places will go for at least a million each unit? I don’t think that is going to be considered low income housing no matter what you call it! HA. If I am incorrect please Clint help me out correct me. I had the impression these would not really be part of the diversity in Real Estate…These will I assume not be available for Section 8 as an example. Do you know if this is correct Clinton. Thanks Deb.
This is not related to low-income housing. It’s market-rate housing.
Right. Thanks T. I appreciate you. Deb.