14950-P-LAND-Administrative Design Review-2013-04-04 (3).pdfht.
CITY oF EDIVI(I)NDS
1215 th Avenue North Edmonds, WA 98020
Phone: 425,771,0220 m Fa)c � 25.771.0221 - Web: www.ednlonds g(L
DEVELOPMENT SERVICE'S DEPARTMENT: PLANNING DIVOON
ASDI MINis"rRA11VE DESIGN REVIEW
FINDINGS, CONCI USIONS, AND DECISION
Wayne Potter
FROM:
Mike Clugston,'AlCP, Associate Planner
DATE: April 4, 2013
PLN20130015: Update landscaping plan for WillowdaleTownhomes
A. Introduction
The Applicant is proposing to update tl,)e approved landscaping plan for the Willowdale
Townhome site at 20628 76"' Ave. West (Attachments 1. & 2), The Architectural Design
Board approved the existing landscaping plan in 2008 as part of a new four building, 17 -unit
multifamily IMF,/
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development project
(Attachment 3).
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Poye I of -3
File No. PLN20130015
Willowdale Townhornes
Landscape Plan Modification
could safely be retained.
As part of the site improvements to construct the western building in 2010, however; the
southern hedge was removed. After the western building was completed, the project
languished and the north, south and east buildings were never built. The current Applicant
is preparing the site so the remaining three buildings can be completed but has described
the need to remove the northern Sycamores as part of the goal to revive the project
(Attachments 2 and 4).
While trees on individual lots are regulated through ECDC 18.45, changes to landscaping on
multifamily- and commercially -zoned sites are subject to design review according to ECDC
20.13. The subject application does not trigger SEPA review; therefore, the proposal may
be approved by staff as a Typed Decision, subject to the requirements of ECDC 20.01.003.
The subject request also addresses a fence on the property. During inspection for the
western building in 2011, it was noticed that a save fence along the western property line
(Attachment 3) had been removed and replaced with a retaining wall and six (6) foot fence.
The wall and fence had not been permitted and did not meet code according to ECDC
17.30.000.D, which indicates that a retaining wall three feet in height or greater may be
topped by a fence no greater than four (4) feet in height. The Applicant has submitted an
updated design for the wall and fence (Attachment 5) as well as a required building permit
(BLD20130331).
B. Findings and Conclusions
1. The Willowdale Townhomes are located at 20628 76th Avenue West. The site is
zoned Residential Multifamily, RM -2.4.
2. The Applicant is proposing to remove five Sycamore trees along the northern
property line — an existing Arborvitae hedge will remain. An existing `save' hedge
near the south property line shown the approved 2008 landscaping plan was
removed during prior development on the site (Attachment 3).
3. Removal of the trees and south hedge triggers the need for replacement
landscaping. In this case, Type III landscaping is appropriate for each area according
to ECDC 20.13.030.
4. The updated landscaping plan meets the intent of Type III landscaping along the
northern and southern boundaries of the site. (Attachment 4)
5. The original landscape pian is still in effect for the other portions of the site not
updated by the subject permit (Attachment 3).
6. The Applicant has requested to delay installation of the required landscaping until
the remaining three buildings are constructed (Attachment 2). This is reasonable
since installing the plants while other site work was occurring would likely negatively
impact the newly installed vegetation.
The proposed update to the western fence appears to meet the fence code
(Attachment 5). This will be verified through the review of fence permit
BLD20130331.
Page 2 of 3
File No. PLN20130015
Willowdale Townhomes
Landscape Plan Modification
C. Technical Review
This project was reviewed by the Engineering Division (Attachment 6). No comments
were received.
X
Ir
F.
G.
Decision
Based on the findings, conclusions and attachments to this report, staff finds that the
design review for file number PLN2013001.5 is APPROVED with the following conditions:
1.. Trees shall be felled onto private property.
2. Vehicles and equipment shall be located on private property. Should it be necessary
to utilize the City right-of-way to perform any of this work then the contractor shall
apply for and obtain a right-of-way construction permit in advance of starting work.
3. Contractor/owner is responsible for keeping all debris on site and preventing any silt
laden runoff from leaving the site and/or entering the city storm system.
4. The Applicant may remove the five Sycamore trees and delay installation of the
landscaping shown on Attachments 3 and 4 until the three other buildings are
completed. However, the Applicant must submit a landscape bond associated with
the original site development permits in the amount of $3,406.69, as amended.
5. The Applicant shall contact the Planning Division to schedule a final inspection after
vegetation installation is complete.
A i6.... �.. w...... L..
1. Land use application
2. Cover letter from Novastar Development
3. 2008 approved landscaping plan
4. Proposed landscaping plan
5. Proposed western fence
6. Engineering comments
Parties of Record
Wayne Potter
Novastar Development, Inc.
1821572 nd Avenue South
Kent, WA 98032
Appeals
Ricka Gerstmann
Washington Federal
425 Pike St.
Seattle, WA 98101
Per ECDC 20.07.006, appeal of this decision must be filed within 21 days after the
issuance of the decision with the Snohomish County superior court.
Page 3 of 3
City of Edmonds
Land Use Application -
Revised on 8/22/12 R - .Lund Use Application
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'DBY S
EIPT #
❑ ADB CCC
USA PUELICRECORD •
)01
_?7 RNG..4E
]MES PROJECT (TYPE I STAFF
,C£SSARY)
:COC 20.13 & FENCING CODE
.25 251-6110
51-878'9 ,
sink of tate application agrees to
, including reasonable attorney's
curate or incomplete information
Tett to the best of my knowledge
3 -7 (L:3
Y under the laws of the State of
A.pplicant/Agent to apply for the
the City of Edmonds to enter the
Attachment 1
PLN20130015
Mr. Michael D. Clugston, AICD
Associate Planner
City of Edmonds
Development Services Department
121 - 5th Avenue North .
Edmonds, WA 98020
REAL ESTATE INVESTMENTS, LAND DEVELOPMENT, PROJECT MANAGEMENT
March 8, 2013
HAND DELIVERY
RE: Submittal of Revised Landscape Plan for the Willowdale Townhomes Project
Located at 76th Avenue West and 208th Street S.W. (if extended), Edmonds, Washington
City File No. PLN20080001
NS No. 98651 BCE 14950
Dear Mr. Clugston:
On behalf of our client Washington f=ederal, I am enclosing the following items for your use in reviewing
the revised landscape plan for the Willowdale Townhomes project:
1. One (1) completed City of Edmonds Land Use Application signed by the property owner
2. One (1) check made payable to the City of Edmonds in the amount of $130
3. Three (3) copies of the Revised (Supplemental) Landscape Plan for Willowdale Townhomes
prepared by Barghausen Consulting Engineers, Inc.. dated March 7, 2013
4. Three (3) copies of the Fence Modification Plan/Survey prepared by Barghausen Consulting
Engineers, Inc. dated March 7, 2013
As you know, Washington Federal obtained ownership of this property as a result of a foreclosure action.
The previous owner completed Building 4 (which contains four individual units) which is located at the far
west end of the property. Also completed were the utilities need for the four -unit building and future
buildings and the road frontage improvements on 76th Avenue West.
Over the last several months, we have been working with the Public Works Department on finishing
several construction items per the issued punchlist (paved access road. trash enclosure, easements, as-
builts, etc.). There are still a few items remaining and we expect to complete those within the next seven
to 10 days.
During our assessment of the project site it became very clear that the existing trees (Sycamore) located
along the north property line have become a liability for the adjoining property as well as potential issues
when it comes to the construction of Building 2. Currently, the existing trees are pushing up the fencing
of the adjoining property to the north and we have been notified by the adjacent owners of their concerns
with falling branches during storm events.
As you know, these trees were to remain as indicated on the approved landscape prepared by Tobiason
& Company, Inc. and dated October 15, 2008. Due to the concerns discussed above, we are requesting
to have these trees removed. As required by Code, if we remove these trees (five in total) we must
provide a Type III landscape screen. As indicated on the enclosed landscape plan, we are proposing to
utilize the existing shrubs (Arborvitae) as part of the required Type III screening.
Attachment 2
18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6110 (425) 251-8782 FAX WWW.NOVX p LN20130015
Mr. Michael D. Clugston, AICP
Associate Planner
City of Edmonds
Development Services Department - 2 -
March 8, 2013
The enclosed landscape plan and fencing plan also address two other issues that you raised in your
January 14, 2013 email (hedge removed along the south property line and existing fence
remove/replaced on the west property line). As mitigation we are showing a Type III landscape screen
along a portion of the south property line in the -location of the hedge that was removed.
With respect to the landscape wall and fencing along the west property line, we are proposing to lower
the existing wood fence from 6 feet to 4 feet to meet the fencing code regulations (ECDC 17.30.000.D).
Please note that the enclosed survey map provides verification that the wall that was installed is less than
4 feet in height and therefore, does not need a building permit for construction.
I would like to clarify with you the approval of these plans as well as the timing of the landscape
installation. The proposed landscape revision simply addresses the removal of the trees along the north
property line for safety reasons, replacement of landscaping for the removal of the plantings along a
portion of the south property line, and the height of the fencing along the west property line. The
previously approved landscape is still in effect other than our proposals).
Since the project site construction (buildings) is not completed, I am requesting that as a condition of
approval of this amendment, we can remove the trees along the north property line and reduce the height
of the fence at this time but delay the Proposed Type III landscaping installation following the construction
of the remaining three buildings.
In doing so, we increase the likelihood of the survivability of the landscaping by eliminating possible
damage/stress caused by construction of the future buildings. To assure compliance to the landscaping,
the City can tie the release of the Certificate of Occupancy to the installation of the landscaping.
Please review the enclosed and contact me if you have any questions. Thank you.
Respectfully,
G. Wayne Potter
Vice President
GWP/dm
9865c.001.doc
enc: As Noted
cc: Ms. Ricka Gerstmann, Washington Federal (w/enc)
Mr. Randy Weber, Novastar Development, Inc.
Mr. Luke Thornton, Novastar Development, Inc.
Ms. Sandy Bailey, Novastar Development, Inc.
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Project Number: PLN20130015
Applicant's Name: Washington Federal
Property Location: 20628 76th Ave. W
Date of Application:' 3/11/2013 Date Form Routed: 3/13/2013
Zoning: Multi-FamilyResidential(RAA-2.4)
Project Description: Administrative design review (Type I for revision to approved landscape
Ian for the Wiliowdale Townhomes project.
APER Etbt 2D.02 0O A i CbMMENTS MUST BE SUBMITTED WITHIN 1s DAYS OF THE DAiE
THIS FOAM WAS ROUTED. 'DUE. BY-
If
Y
If you have any questions or need clarification on, this project, please contact:
Responsible Staff: MIKE CLUGSTON
Exf. 1330
0-
n ak
Name of Individual Submitting Comments:
Title:
have reviewed this land use proposal
❑ 1 have reviewed this land use proposal
for my department and have
for my department and have
concluded that IT WOULD NOT AFFECT
concluded that IT WOULD AFFECT MY
ICY DEPARTMEN so i hove no
DI;PARTMEN so f have provided
comments. My department may also
comments or conditions, below or
review this project during the building
attached.
permit process (if applicable) and
reserves the right to provide additional
comments at that time.
Comments (please attach memo if additional space is needed):
The following conditions should be attached to this permit to ensure compliance with the
requirements of this department (please attach memo if additional space is needed):
Date
Signc
Phon
Attachment 6
P LN20130015