01391reduce impervious surfaces. Ms. Block compared a regular single-family
development to a PRD development of the site, and she said single-family
development would increase impervious surfaces and potential erosion, would
cause greater tree removal, and would be more harmful to the environment.
The Staff recommended a turnaround at the end of the access to allow
vehicles to turn around if cars are parked in the driveways. She felt the
units would be well screened from the adjacent single-family residences.
There will be certain environmental impacts but they would not constitute a
significant negative impact. Ms. Block recommended approval with the
condition that the end of the access driveway be widened so as to allow for
vehicular turnaround because the proposal was consistent with all City
zoning reulations; it was consistent with the Policy Plan in that "flexible
subdivision procedures, such as PRDs, should be used in (steep slope) areas
to preserve the site and reduce impervious surfaces, cuts, and fills";
there was a finding of no significant adverse environmental impact; and the
design was well suited to the site. The public portion of the hearing was
opened. Steve Morrison of Group 4 engineers, representing the applicants,
said they had worked with the Staff and felt the Staff's comments had been
very helpful in the design of the project. He said they had made a minor
change in the turnaround which will require taking out one additional tree.
Barry Birch of 20905 Woodlake Dr. presented a copy of a survey he had
accomplished of the site to mark and measure each tree so at a future date
there would be no controversy about the number or sizes of trees on the
site. He said there are approximately 48 Douglas Firs and approximately 30
Alders or Mountain Ash. He noted that the location of the driveway will
cause two very large trees to be removed (about 120' high and 9' in cir-
cumference). He also noted that there are no trees on the west side of the
property. He asked that the developer mark with fluorescent paint each
tree which is to remain and that the appropriate board meet with some of .
the area residents and examine and clarify all trees which are to remain,
to be accomplished before issuance of the clearing permit. He also asked
that the developer take care not to damage root structure and that the
grading plan be monitored. He said there is a natural spring on the site
and he was worried about the flooding of basements. He said that in
general the neighbors like the type of development proposed, as opposed to
a single-family development, but they were very concerned about the trees
as they did not want to see happen what had happened to the Jedco site to
the south (Mr. Birch was the spokesman for five people in the audience).
Mr. Morrison responded that they had no objection to marking the trees as
requested and they. were totally in agreement with the grading management.
With regard to the driveway, he said the concept of the development was to
leave the trees around the outside to buffer the residences, and they were
aware that there were few trees on the west side, but they were restricted
by the maximum 14% grade requirement in getting into the site. He said
they were conscious of the horizontal and vertical locations of the trees
and were aware that root systems are important, but to move around the
first large tree going into -the site the road would be too steep. The 14%
maximum slope was discussed, and Mr. Adams said he had the authority to
modify the slope in excess of 14% under certain circumstance, one of which
being the saving of trees. Commissioner Walker cautioned that streets do
get icey in the winter and that should be considered. Elmer Harris, one of
the principals, said they originally had planned single-family homes for
this site but at the recommendation of the Planning Staff they had changed
to the PRD. He said one of the first things he had said when he looked at
the property was to save those two trees if possible, and they would be
most happy to work out something acceptable to the Staff that would save
the two trees. The public portion of the hearing was closed, and COMMISSIONER
SMITH MOVED, SECONDED BY COMMISSIONER WALKER, TO CONTINUE PRD-2-79 TO
SEPTEMBER 12, 1979. MOTION CARRIED.
CR-1-79 Review of Title 16 - Zoning Districts, and Title 21 - Zoning Definitions
Chairman McGibbon said this was the most important title in terms of impact
on the community because it involved the law of the community and what the
EDMONDS PLANNING COMMISSION
Page 2 - August 22, 1979