ADA parking.docx
From: Richard Okimoto \[mailto:raoarch@mindspring.com\]
Sent: Friday, March 04, 2016 11:43 AM
To: Bjorback, Leif
Cc: 'Autumn Snow'; 'Wesley Snow'
Subject: RE: TRIKE STOP DAYCARE CENTER, EBP
Leif,
What you suggest in your email (marking the Site Plan submittal of Sheet XSP, dated 2/29/2016 yourself)
prior to signing off, is fine with me. Please accept this email response as evidence that I am in full
agreement with this procedure.
Thank you again for your quick response and continuing assistance. It is very much appreciated.
Best wishes,
Richard
Richard A. Okimoto, Architect
9924 - 225th Place SW, Edmonds, WA 98020-5924
raoarch@mindspring.com (425)697-0983 mobile
From: Bjorback, Leif \[mailto:Leif.Bjorback@edmondswa.gov\]
Sent: Friday, March 4, 2016 10:57 AM
To: 'Richard Okimoto' <raoarch@mindspring.com>
Cc: 'Autumn Snow' <thetrikestop@comcast.net>; 'Wesley Snow' <saw_construction@comcast.net>
Subject: RE: TRIKE STOP DAYCARE CENTER, EBP
Richard, thank you for your clarification. Unless you would prefer to do this yourself, I will make a note
regarding the position of the access aisle on the current proposed site plan, and then sign off my review.
I will be out of the office this afternoon, but I should be able to get that done by Monday.
Thanks again,
Leif
From: Richard Okimoto \[mailto:raoarch@mindspring.com\]
Sent: Thursday, March 03, 2016 9:33 AM
To: Bjorback, Leif
Cc: 'Autumn Snow'; 'Wesley Snow'
Subject: RE: TRIKE STOP DAYCARE CENTER, EBP
Dear Leif,
I thank you for your thoughtful comments, and I will discuss this with Wes Snow at the jobsite. I don’t
plan to resubmit the Site Plan again – I think we can make the change on site when the striping is being
laid out by the AC Paving Subcontractor. There may be field conditions around the end of the sidewalk
and planter area that might influence the exact layout, but we will locate the loading zone on the east
side of the van handicapped parking stall as you suggest.
I’m glad you agree that we should allow for a generous turning radius at that point as part of the criteria.
Thank you again for your comments and input.
Best wishes,
Richard
Richard A. Okimoto, Architect
9924 - 225th Place SW, Edmonds, WA 98020-5924
raoarch@mindspring.com (425)697-0983 mobile
From: Bjorback, Leif \[mailto:Leif.Bjorback@edmondswa.gov\]
Sent: Thursday, March 3, 2016 8:26 AM
To: 'Richard Okimoto' <raoarch@mindspring.com>
Cc: 'Autumn Snow' <thetrikestop@comcast.net>; 'Wesley Snow' <saw_construction@comcast.net>;
Garrison, Dee <Dee.Garrison@edmondswa.gov>; Lawler, Patrick <Patrick.Lawler@edmondswa.gov>
Subject: RE: TRIKE STOP DAYCARE CENTER, EBP
Richard, I am pleased to hear of the intent to proceed with relocating the accessible parking stall to the
east corner of the building. As I shared with you on Tuesday, I believe it will serve to improve the overall
functionality of the site as well as better meet the intent of the building code. As you mention below,
extending the new 5 foot sidewalk to create the access aisle next to the accessible stall (as we discussed)
may not be desirable, as it might negatively impact the turning radius of the drive aisle at that point. I
agree. However, I feel that the code would be better met by placing the access aisle to the east of the
accessible stall, so that the access aisle would be connected to the new accessible route, ie. concrete
sidewalk; thus someone in a wheel chair would not have to navigate out into the drive aisle to get to the
walkway. The ANSI standard section 502.4.1 states “Access aisles shall adjoin an accessible route.” In
this suggested scenario, the access aisle would be adjacent to, and not overlap, the 5 foot sidewalk.
Also, be aware that the code allows accessible parking stalls to be either 11 feet wide with a 5 foot aisle
or 8 feet wide with an 8 foot aisle. I say this because the width of an 11 foot stall allows flexibility of
where you may park within the stall. Unless you feel there is a compelling reason to place the stalls in
the configuration as drawn on your most recent submittal, I would strongly lean toward placing the
access aisle to the east of the accessible stall. I would welcome a conversation by phone or in person if
you wish to discuss.
Thanks,
Leif Bjorback
Building Official
City of Edmonds
(425) 771-0220 x 1380
Development Services Permit Center Hours:
Monday, Tuesday, Thursday & Friday 8:00 AM – 4:30 PM
Wednesdays 8:30 to noon
From: Richard Okimoto \[mailto:raoarch@mindspring.com\]
Sent: Wednesday, March 02, 2016 10:09 AM
To: Bjorback, Leif
Cc: 'Autumn Snow'; 'Wesley Snow'
Subject: TRIKE STOP DAYCARE CENTER, EBP
Re: TRIKE STOP DAYCARE CENTER – MAIN BUILDING
BLD2015-0962
Dear Leif,
I thank you for calling me yesterday to clarify the requirements for the van-handicapped parking stall as
we show on the latest submittal, Sheet XSP, dated 2/29/2016, with the current revisions noted with
Delta No. 5. It also gave me an opportunity to emphasize that the Owners have consistently approached
this large project with an attitude of “doing things right”, and working in partnership with the City at
every step of the development. One of the main goals of this approach is to eliminate the possibility
and cost of constructing something that does not meet agency approval, and has to be redone. If we
can anticipate a consistent interpretation of City approved Drawings through the construction and
inspection phase, we know where we stand. You again reinforced to me your willingness to work
together when we come across the inevitable discrepancies inherent in remodeling an older building,
and that is comforting to me to know that we can work together in formulating a resolution satisfactory
to everyone.
In regard to the revised layout of the parking along the north side of the Main Building, I checked with
Wes Snow today, and he confirmed that the Owner wishes to follow through with the concept shown on
the resubmitted Sheet XSP, dated 2/29/2016, as there are indeed some apparent advantages to the
future operational needs of the Trike Stop Daycare Center. We are all in agreement that the relocated
handicapped stall to the east end of the parking line will be more convenient for the majority occupant
of the Main Building – the Daycare Center. By extending the sidewalk along the east side of the Tenant
Lease Space we provide access to that Tenant’s front door, and a logical tie to the Main Entry sidewalk
for the Daycare Center. The removal of the two fir trees is part of what makes this all possible.
To clarify a couple of details of the proposed parking layout - I have shown the typical parking stalls on
site all to be 8’-6” wide, giving just a little more dimension for ease of parking. I am also of the opinion
that we should not try to add another parking stall to the line by moving the loading zone to the easterly
edge of the new planter strip/sidewalk area. I think it makes more sense to leave the concept as shown
to provide a more generous turning radius at that corner for vehicles making a right-hand turn toward
the Daycare Main Entry and Parent Drop-off Area.
I trust that this message will be sufficient notice that the Owner wishes to follow through with this
concept and ask that the City provide review and approval of the Site Plan Resubmittal as soon as
possible. Please contact me if you have any additional questions or comments in this regard. I thank
you for your continuing assistance and advice.
Best wishes,
Richard
Richard A. Okimoto, Architect
9924 - 225th Place SW, Edmonds, WA 98020-5924
raoarch@mindspring.com (425)697-0983 mobile