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Resub_20181003_EWF BLA.Response Letter.10.03.18.pdfBARKER LANDSCAPE ARCHITECTS, P.S. 4519 S.190th Court Seu T,,, WA 98188 206. 783. 2870 October 3, 2018 Kernen Lien, Environmental Programs Manager Development Services Department, Planning Division 121 — 5th Avenue North Edmonds, WA 98020 Re: Letter of Completeness and Request for Additional Information Edmonds Waterfront Re -development Application No.s PLN20180038 through PLN20180043 Dear Kernen: Enclosed please find updated Drawings and various documents for the above project in response to your Letter of Completeness and Request of Additional Information dated July 10, 2018. Several comments were sent from the City of Edmonds with regards to the Land Use Submittal filed in mid -June. For all comments regarding the Architectural Plan, please see Response Letter dated 3 October 2018 prepared by Environmental Works, attached. The following responses in CAPS are the from the Site team for those comments that were regarding the landscape sheets. The updates are as follows: Draft Reports: A couple of reports submitted with the application were identified as Draft reports. Please submit final versions of the Geotechnical Report (Landau dated August 4,2017) and the Landau Technical Memorandum (dated May 1-6, 2018). THIS HAS BEEN REVISED. SEE ATTACHED DOCUMENTS FOR FINAL VERSIONS OF THE GEOTECHNICAL REPORT AND THE TECHNICAL MEMORANDUM. 2. Geotechnical Report: The subject property is within a liquefaction seismic hazard area. Pursuant to ECDC 23.80.070.C, seismic hazards must be the standards of ECDC 23.80.060. Please revise the geotechnical report or submit an addendum addressing the standards of ECDC 23.80.060. Note: All text below in italics is excerpted from the Edmonds City Code and Community Development Code. THIS HAS BEEN REVISED 3. Stormwater Comments: Please see the attached plan review comments from the City of Edmonds Stormwater Engineer, Zachary Richardson. Please contact Zack directly at 425- 77'J.-0220 or by email at zacharv.richardson@edmondswa.gov with any specific questions you may have regarding his comments. a. It is not clear that adequate space has been left for the required storm water facilities. Report references calculations done with WWHM but does not include said Land Use Permit Comment Responses — October 03, 2018 Page 1 calculations; include the WWHM sizing as an appendix and update plans to provide the dimensions of the footprint of each bio-retention area. DIMENSIONS OF THE FOOTPRINT FOR EACH BIO-RETENTION AREA ARE PROVIDED ON THE UPDATED DRAINAGE PLAN, C2.0 AND SIZING CALCULATIONS HAVE BEEN ADDED AS AN APPENDIX TO THE DRAINAGE MEMO. Include the infiltration analysis by the geotech as an appendix to the drainage memo. INFILTRATION ANALYSIS BY THE GEOTECH IS PROVIDED IN THE UPDATED REPORT DOCUMENT AND MEMO ENTITLED "GEOTECHNICAL ENGINEERING REPORT PROPOSED EDMONDS WATERFRONT DEVELOPMENT AND RESTORATION AND EBB TIDE CONDOMINIUMS WALKWAY PROJECT EDMONDS, WASHINGTON" AND "SUPPLEMENTAL GEOTECHNICAL ENGINEERING SERVICES EDMONDS WATERFRONT RESTORATION PILOT INFILTRATION TEST INVESTIGATION EDMONDS, WASHINGTON" The drainage memo shall be stamped and signed by the preparing/overseeing engineer. THE UPDATED DRAINAGE MEMO IS STAMPED AND SIGNED BY THE PREPARING/OVERSEEING ENGINEER 4. Traffic Engineer Comments: Please see the attached comments provided by the City of Edmonds Transportation Engineer, Bertrand Hauss. I have provided some additional clarification on some of Bertrand's comments below: a. Parking stall 32 - It was noted that it would be difficult to back out of parking stall 32. Bertrand suggested sliding the landscaping further west and adding additional pavement so one could back out of the stall more easily. Rather than increasing the amount of pavement near the shoreline, it would be preferable to eliminate stall 32 which may help address the comment regarding the boulders in item b below. STALL 32 HAS BEEN ADJUSTED TO PROVIDE MORE ROOM FOR A VEHICLE TO BACK UP A FULL VEHICLE LENGTH. b. Boulders - The boulders at the west end of the parking area are too close to the drive aisle; the boulders should be at least three feet from the face of the curb. BOULDERS HAVE BEEN EITHER RELOCATED OR REMOVED TO PROVIDE A THREE FOOT SETBACK FROM THE EDGE OF PARKING LOT PAVEMENT. c. Bike racks - Please note that the bike rack will require a minimum six inch grade separation from the parking area. A CURB HAS BEEN ADDED ADJACENT TO THE BIKE PARKING TO PROVIDE THE 6" GRADE SEPARATION d. Bike racks - will those be identical to recently installed ones throughout Downtown Edmonds? Land Use Permit Comment Responses — October 03, 2018 Page 2 YES, THEY WILL BE IDENTICAL TO RECENTLY INSTALLED DOWNTOWN EDMONDS RACKS. e. The bollards by the parking lot cross walk must be at least three feet from the drive aisle. THIS IS ACUTALLY A LIGHT POLE AND IT HAS BEEN SET BACK THREE FEET FROM THE DRIVE AISLE. f. Yellow curb / parking stall marking in front of Center: since the south driveway is being shifted, the existing parking stall markings / yellow curb will need to be revised (add comment on plans) YELLOW CURBS ARE NOW INDICATED, SEE LAYOUT PLAN, L4.0 g. Should any lighting be added in front of the face of the building on the north / east side? THE LIGHTING LEVELS ARE ADEQUATE FOR THE PROPOSED USES IN THIS AREA. h. Van stalls: i. Why are those spread out throughout the parking lot? SEE RESPONSE LETTER DATED 3 OCTOBER 2018 PREPARED BY ENVIRONMENTAL WORKS ii. Will those specifically be reserved for Senior Center Vans (will signs be added to indicate that)? Provide details on how this number was determined? SEE RESPONSE LETTER DATED 3 OCTOBER 2018 PREPARED BY ENVIRONMENTAL WORKS i. Is pavement arrow in front of stall 47 needed? YES, IN CASE SOMEONE ACCIDENTALLY DRIVES INTO THE PARKING LOT FROM THE EXIT, IT WILL PROVIDE AN EXTRA CUE TO LET THEM KNOW THEY ARE GOING THE WRONG WAY. LED bollards in front of parking lot crosswalk: i. Based on Lighting Study, it doesn't appear those are being added to meet the minimum foot-candle requirement? THERE ARE STANDARD BOLLARDS AND LIGHT BOLLARDS. ALL LIGHT BOLLARDS ARE ACCOUNTED FOR ON THE PHOTOMETRIC PLAN AND ADDED TO MEET THE MINIMUM FOOT-CANDLE REQUIREMENT. ii. What is the distance between the face of curb and the bollards (should be at least 3')? ALL BOLLARDS BUT TWO HAVE BEEN ADJUSTED TO BE PLACED 3' FROM THE EDGE OF THE PARKIN LOT. THE FURTHEST WE CAN PLACE THESE BOLLARDS FROM THE EDGE OF PARKING IS Land Use Permit Comment Responses — October 03, 2018 Page 3 1.75 FT. WITHOUT PLACING THEM IN THE PATH OF TRAVEL OF USERS OF THE PROMENADE. THESE ARE REMOVABLE BOLLARDS. WE WILL BE STRIPING THIS PORTION OF THE PARKIGN LOT SO THAT IT IS CLEARLY INDICATED AS A FIRE LANE. 5. The new land use for this parcel is a Senior Center / Classroom Space. Therefore, the TIA should address this classroom space addition since PM peak hour trips will be generated from this addition (independent fee calculation will most likely be needed). Will project generate more than 25 PM peak hour trips? If so, a traffic study shall be provided (Appendix B in TIA worksheet). SEE RESPONSE LETTER DATED 3 OCTOBER 2018 PREPARED BY ENVIRONMENTAL WORKS. 6. The cost per trip in 2018 is $4,036.61 (not $2,543.01 which was the cost back in 2017). SEE RESPONSE LETTER DATED 3 OCTOBER 2018 PREPARED BY ENVIRONMENTAL WORKS. The following comments were provided by South County Fire on July 17, 2018. 1. The required fire flow, the number of fire hydrants and their spacing needs to be determined — IFC Appendix B and C. (based on construction type and square footage) SEE RESPONSE LETTER DATED 3 OCTOBER 2018 PREPARED BY ENVIRONMENTAL WORKS 2. Fire access roads must comply with South County Fire's Fire Apparatus Access Road Standard. See attached. WE HAVE PROVIDED ACCESS TO THE BUILDING VIA THE ROUTE REQUESTED AND DESIGNATED IN THE LAYOUT PLAN. PROVIDING 25' TURNING RADIUS FOR A LEFT HAND TURN AT THE ENTRY TO THE PARKING LOT WOULD REQUIRE REMOVING 2 PARKING STALLS, WHICH THE SITE NEEDS CANNOT SUPPORT. 3. The fire department connection shall be located on Railroad Ave, near the fire hydrant. SEE RESPONSE LETTER DATED 3 OCTOBER 2018 PREPARED BY ENVIRONMENTAL WORKS. Thank you for your review. Sincerely, Nicolas Morin Senior Landscape Architect Direct phone — 206.783.2870 Land Use Permit Comment Responses — October 03, 2018 Page 4