plancomments3.pdfCity of Edmonds
Plan Review Corrections
Plan Check #: 05-446 / BLD20060553 Date: October 26, 2006
Project Name/Address: Briana Emerson / 7211 MeadowdaIe Beach Road
Contact Person/Address; Michael Painter, M.P. Construction / Fax: (425) 672-4323; P.O. Box 3203,
Lynnwood, WA 9$046
Reviewer: Meg Gruwell ^^T 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. Gradine: 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 file 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. 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 for this and 7217 Meadowdale Beach Road
shows access to that lot coming across 7211 Meadowdale Beach Road. To legally do this will require
an easement across this lot.
a. Please show the location of the easement;
b. Please consider potential privacy, headlight glare, and noise issues —you may wish to move the
house and basement bedrooms further away from the driveway.
3. Site Plan: On the site plan please show the following:
a. Pergola that is shown on the basement floor plan as being off the bedrooms. It appears that it will
extend over the driveway as proposed;
b. Cantilevered section of the living room on the main floor;
c. Covered porch off the living room;
d. Any proposed steps. None are currently shown, but the basement floor plan does show a "bottom
of step" on both sides of the house outside. If steps are proposed, please show them on the site
plan.
4. Height Calculations:
a. Enlarge the height calculation rectangle to include the following:
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(i) The posts supporting the pergola outside the bedrooms;
(ii) The posts supporting the covered porch off the living room.
b. Revise the elevations at each of the four corners of the new rectangle to match the topography
lines given.
c. Recalculate the height calculations.
(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 (east) 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 site plan.
6. 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 meed to be addressed. They
are 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 20.12.0I5. 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;
9. 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;
10. Place pennanent signs along the boundary of the wetland and buffer (ECDC 23.50.040.G.2.).
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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.
7. Critical Areas: Also, the site plan that was shown to the Hearing Examiner did not show utilities
from lot 2 (7211 Meadowdale Beach Rd.) at the east side of the house, or I would have recommended
combining those utilities in a common corridor also. I have asked Bob Parnell to try to keep the
utilities for lot 2 along the driveway.or interceptor drain, where the vegetation is already being torn
up.
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 red -lined.
Thank you.
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