Response ltr.pdfFebruary 22, 2019
City of Edmonds
Attn: Michele Szafran
121 5th Avenue North
Edmonds, WA 98020
RE: Edmonds Crossing Apartments
23830 Edmonds Way
Edmonds, WA 98026
Design Review Application PLN20180069
Dear Ms. Szafran:
The purpose of this letter is to respond to your letter dated 1/10/2019 requesting additional
information on the above referenced Design Review Application. We have described our responses to
your comments below, and in the attached letter from SDA, dated 2/19/2019. The changes to the
project that are described in these letters have all been clouded on the drawings that are included with
this re -submittal.
Planning Division Comments:
Height:
The building height calculations on Sheet A02 have been modified to incorporate the decks into the
rectangle encompassing the building. The average grade has been adjusted according to the new
calculation. The finished floor elevation for the ground level has been revised so that the total
height of the building conforms to the height limitations.
2. Elevation:
Sheet A30 has been modified to add a northwest elevation which shows the decks at the 2-
bedroom units. The decks are also shown on the southwest elevation. All decks are shown on the
plans.
3. Setbacks:
Sheet C3.0 has been modified to show the height of the retaining wall within the setback conforms
to the 3' height limitation. Note that the retaining wall now has been moved to align with the curb
line for the parking in order to provide sufficient planting area for trees.
4. Lot Coverage:
Notes have been added to Sheet A01 to show the lot coverage calculation. The area of the building
includes the areas of decks.
22 February 2019 Haynes Wilson Lund Architects LLC page 1
5. Landscaping:
A. Type III Landscaping:
I. The retaining wall has been changed in this area to allow for more planting. Trees
and shrubs have been added. Planting reflects type III requirements.
II. Plan has been revised to show 50% Deciduous trees. Planting reflects type III
requirements.
B. Type V landscaping
i. Type V areas have been delineated on the plan.
ii. Type V areas have been delineated on the plan. Square footage area exceeds
required square footage.
iii. Size of planting areas for type V are listed on plans.
C. No deviations from landscaping standards are proposed.
6. Parking:
Notes have been added to Sheet C2.0 to show that all parking stalls conform to the City's required
dimensions for full sized stalls.
7. Signage:
Sheet A30 has been modified to add the address number on the front of the building. That is the
only signage for this project that is proposed at this time.
8. Lighting Plan:
A new Sheet E1 has been added to the set which replaces the previous Site Lighting plan. The new
drawing shows the light levels for the walkways to the building as well as the spillage beyond the
parking area.
9. General Notes:
a. The tentative power vault location has been indicated at the north corner of the site on
both Sheet C4.0 and Sheet 1-1.0. We are assuming at this time that the power connection
will be an underground pull vault.
b. The second dashed line on the civil plans has been removed. The remaining dashed line
indicates the required building setback and it is noted as such on Sheet C2.0.
Public Works — Recycling Coordinator
A note has been added to Sheet A20 to indicate the designated area for trash & recycling staging for
pickup. This area will be constructed as a concrete sidewalk.
22 February 2019 Haynes Wilson Lund Architects LLC page 2
General Engineering Division Comments:
1. Frontage Improvements And Access:
See SDA response letter dated 2/19/2019.
2. Utility and Purveyor Information:
See SDA response letter dated 2/19/2019.
3. Water and Sewer:
See SDA response letter dated 2/19/2019.
Stormwater Engineer Comments
1. Preliminary storm drainage report
See SDA response letter dated 2/19/2019.
Fire Department Comments
1. Access width
See SDA response letter dated 2/19/2019.
2. Fire lane markings
See SDA response letter dated 2/19/2019.
3. Knox box
We will show the knox box location on our building permit submittal. The know box location and
keys will comply with the standards provided.
4. Fire Alarms and Sprinklers
We will provide a separate permit application to cover the fire alarms and sprinklers for this project
some time after the building permit submittal.
We appreciate your prompt review of this project. Please contact us if you have any questions or
require any further information.
Sincerely,
Haynes Lund
Architect
22 February 2019 Haynes Wilson Lund Architects LLC page 3
February 19, 2019
City of Edmonds
ATTN: Michele Szafran
121 - 5th Avenue North
Edmonds, WA 98020
Edmo nds Crossi ng Apa rtme nts (PLN 2018-00 69)
Response to Review Comments
SDA PROJECT NUMBER 410-002-18
Dear Michele:
We are pleased to resubmit the accompanying documents in support of the Edmonds Crossing
Apartments permit application. This package is submitted in response to a notice of complete
application and request for additional information, issued by the City on January 10, 2019. The request
for additional information included several review comments, which have been addressed. This letter is
intended to address the Engineering Division comments, Stormwater Engineer Comments, and some
of the Fire Department Comments. A list of those comments is provided below (plain text), as well as a
response (bold italics), to indicate how each comment was addressed:
General Engineering Division Comments:
Review Staff: JoAnne Zulauf, Engineering Technician
1. Frontage Improvements and Access:
a. Edmonds Way corridor requires 4 ft landscape strip with street trees and a 5 ft sidewalk.
Please show street trees in the landscape strip. Trees shall be 45 ft on center and
spaced evenly across the frontage. Considering the wider accesses designed, a tree in
the landscape area in the center of the "island" and then two trees on the longer frontage
to the east will work the best spaced as evenly as possible. Utility locations may need to
be adjusted to accommodate this. Please note on the plan "The species shall be
determined at a later date by the Parks Manager."
The requested planter & walk have been added. Street tree locations are shown
on the preliminary civil site plan (Sheet C2.0) and the landscaping plans.
b. Sidewalk improvements shall be implemented across full frontage of property, transitions
to existing conditions shall fall outside of the property frontage. Please extend sidewalk
and landscape strip on the east end of frontage and begin transition after the property
line.
The requested planter & walk have been added.
c. Please show curb ramp improvements at each side of the access points, and at the west
and east ends of the property if needed to transition to existing elevations.
The requested curb ramp improvements have been added to the plans.
SDA 1724 W. Marine View Drive; Suite 140 P: 425.486.6533
Everett, WA 98201 F: 425.486.6593
Michele Szafran
February 19, 2019
Edmonds Crossing Apartments (PLN 2018-0069)
Response to Review Comments
Page 2
d. Please confirm that the DCDVA can fit in the landscape area. Provide approximate vault
dimensions
The DCDVA won't be in the planter strip, since the existing water main is beneath
the proposed sidewalk (behind the planter). The DCDVA will be installed in a
traffic -rated box within the driveway.
2. Utility Purveyor Information:
a. Please complete a utility purveyor account number sheet (EUC Contact form City
handout #28 available on the city website) and provide with resubmission.
An EUC contact form is included with this submittal.
3. Water and Sewer:
a. Water and sewer utilities fall under the purview of the Olympic View Water & Sewer
District. Please provide confirmation that OVWSD has been made aware of the
proposed project and that the proposal is found to be feasible from their perspective.
This can be in the form of an account number assigned by OVWSD to your project to
complete the EUC utility handout form mentioned above.
An EUC contact form with OVWSD's project number is included with this
submittal.
Stormwater Engineer Comments:
Review Staff: Zachary Richardson
1. A preliminary storm drainage report and plan shall be submitted to the City to confirm project
feasibility. Stormwater management shall be provided consistent with Edmonds Community
Development Code Chapter 18.30 and the 2014 DOE Stormwater Manual. Refer to Stormwater
Addendum, Appendices and Checklists for additional information.
A preliminary drainage report is provided with this submittal.
Fire Department Comments:
Review Staff: Karl Fitterer, South County Fire
1. Require access width and turning radii to conform to South County Fire access standards.
The Civil site plan has been revised to show 25-ft inside turning radii, and 20-ft min.
width on the driveway access. The interior parking lane is less than 150-ft long, and
doesn't require a turn -around.
2. Require Fire lane Markings to conform to Fire Lane marking standards. (Attached)
Fire lane markings have been added to the civil site plan (Sheet C2.0).
SDA 1724 W. Marine View Drive; Suite 140 P: 425.486.6533
Everett, WA 9 8 2 0 1 F: 425.486.6593
Michele Szafran
February 19, 2019
Edmonds Crossing Apartments (PLN 2018-0069)
Response to Review Comments
Page 3
3. Require Knox key box to conform to access standards. (Attached)
Comment to be addressed by others.
4. Deferred Fire alarm and Sprinklers. (Attached)
Comment to be addressed by others.
This concludes our responses to the City's request for information. All comments not addressed in this
letter will be addressed by others in separate letters. Feel free to call with any questions, or if we can
provide anything further.
Sincerely,
SDA
Kenneth J. McIntyre, PE
Senior Civil Engineer
SDA 1724 W. Marine View Drive; Suite 140 P: 425.486.6533
Everett, WA 9 8 2 0 1 F: 425.486.6593