plancomments3.pdfCity of Edmonds
Pian Review Coffections
Plan Check #: 05-447 / BLD20060554 Date: October 26, 2006
Project Name/Address: James Culver 17217 Meadowdale Beach Road
Contact Person/Address: Michael Painter, M.P. Construction / Fax: (425) 672-4323; P.O. Box 3203,
Lynnwood, WA 98046
Reviewer: Mec Gruwell Department: Planning
I have reviewed the above building permit application and resubmittals for the Planning Division.
Before I can sign off on it I still need the following:
1. Grading: The total quantity of grading for the two houses will be 1,250 cubic yards, or over 500 cubic
yards per house. Therefore SEPA review is required. We can use the adjacent property owner list
from your variance rile so long as you can submit the following by November 26, 2006, or you are
welcome to submit an updated Adjacent Property Owner's List. You can also do one SEPA checklist
for both houses if you like. Please submit the following:
a. Completed Environmental Checklist (form attached with mailed copy);
b. Fee of $420.00.
2. Access to 7217 Meadowdale Beach Road: The site plan shows access to this lot coming across 7211
Meadowdale Beach Road. To legally do this will require an easement across this lot.
a. Please show the easement that provides access;
3. Site Plan: On the site plan please show the following:
a. Covered porch;
b. Main floor balcony;
c. Exterior steps;
4. Height Calculations: Please refer to the height calculation handout.
a. Show the rectangle from which the four corners are taken;
b. That rectangle must include the covered porch;
c. Make sure the four corners of the height calculation rectangle used n the calculations match the
original topography lines that they fall on (none seem to fall on 540 or 500 as given).
d. Recalculate the height calculations.
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(i) Include the updated height calculations on the site plan, including the calculated average
grade, maximum allowed height of 25 feet plus the average grade, and the actual elevation of
the top of the building.
(ii) Update the left (southwest) building elevation to show the new average grade, maximum
allowed height, and actual height.
5. Reduced Site Plan: Provide a reduced copy (8.5 by 11 inch) of the updated site plan.
6. Setbacks: Structures must meet setbacks. Please show how the following will maintain required
setbacks.
a. Covered Porch. If the NW side of the house is maintaining a 14 -foot setback, which is what I
scaled it to be, then the supports for the covered porch (assuming the eaves are not more than 30
inches) need to meet the 35-14 = 21 foot setback. (Since the total of the two side setbacks must add
to 35 feet and neither side can be less than 10 feet.)
b. Steps over thirty inches above ground level must meet setbacks.
7. Critical Areas: A critical areas variance and reasonable use exception was approved under file
number V-06-68 and 69 with several conditions. Those conditions still need to be addressed. They
arc as follows:
a. In order to meet the requirements of the Wetland chapter in ECDC Chapter 23.50 complete the following:
1. Revise the Critical Areas Study to address the following:
a. Consider routing utilities to the house on lot 1 (7217 Meadowdale Beach Road) in a way to
minimize disturbance to the existing wetlands;
b. Design the tight line from the interceptor drain to add water in a level spreader trench or other
method to the area between the house and driveway on lot 1 and Meadowdale Beach Road;
c. Consider the advisability of adding water back to the wetland between the two houses.
2. Revise the interceptor drain plan as needed based on the above;
3. Include the grading proposed for the wetland creation with the building permit plans;
4. Submit a Planting Plan prior to issuance of the building permits. The Plan should address all
areas shown on the building permit documents to be disturbed, and also contain contingencies if
additional areas are disturbed. The plan shall meet or exceed the planting densities required in
ECDC 20.12.015. The plan shall also show required fencing location and sign locations;
5. The portion of the wetlands and buffer that will remain undisturbed should be flagged or fenced
prior to any construction activities on the site to prevent equipment from driving in these critical
areas, or materials being stored in the critical areas (ECDC 23.50.050.G). Call Planning staff
when this fencing is ready for inspection;
6. Follow the steps outlined in the Critical Areas Study (Attachment 5, page 8), or more detailed
plans as submitted regarding grading and replanting;
7. Submit a bid for the grading and replanting plan, together with three years of monitoring and
maintenance.
8. A bond in the amount of 120 percent of the bid shall be required to be submitted;
4. Place a split rail or similar fence around the wetland and buffer area to be preserved. This area
shall be shown on the Planting Plan;
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10. Place permanent signs along the boundary of the wetland and buffer (ECDC 23.50.040.G.2.).
C) The site shall remain with native vegetation (not cleared) except within the footprint of development
to meet the Fish and Wildlife Habitat Conservation Areas standards.
If you have any questions, please call me at (425) 771-0220, extension 1330.
Please make all submittals to the Development Services Coordinator, and provide two copies of any
revised plans or elevations. Your existing plans and elevations may also be redlined.
Thank you.
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