ADB-08-49 Staff Report with Attachments.pdf
PLANNING DIVISION
REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD
Project:
Shell Gas Station – Tree Removal and Replacement Landscape Plan
File Number:
ADB-2008-49
Date of Report:
September 10, 2008
From:
____________________________
Jen Machuga, Planner
ADB Meeting:
September 17, 2008 at 7:00 P.M.
Edmonds Public Safety Complex: Council Chambers
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Avenue North, Edmonds WA 98020
250 – 5
I.SUMMARY OF PROPOSED ACTION:
The subject proposal is for the review of a tree removal and replacement landscaping plan by
SME Solutions on behalf of Equilon DBA Shell Oil for the Shell Gas Station site located at
22000 Highway 99. The subject site is located within the General Commercial (CG2) zone. This
proposal would typically be an administrative “District-Based” design review decision by staff;
however, staff is requesting review by the Architectural Design Board as an “ADB Minor”
project due to staff’s concerns with the proposal.
The Shell Gas Station site contains 11 existing western hemlock trees located within a planting
area near the western property line. The subject application is for the removal of these trees and
proposed replacement landscaping within the landscaping strip on the western side of the site.
Staff has been notified that the existing trees drip sap on the cars parked at the adjacent
Lynnwood Honda car dealership. The applicant has not provided explanation as to whether there
are any additional reasons for their desire to remove these trees.
The proposed trees to be removed and replacement landscaping are shown on the applicant’s
landscaping plan (Attachment 3). The applicant is proposing to replace the 11 hemlock trees with
including 4 new trees (3 vine maples and 1 cedar) as well as new shrubs and groundcover.
The following is staff’s analysis of the project.
Shell Gas Station: Landscape Plan
File Number: ADB-2008-49
II.GENERAL INFORMATION:
Owner:
Equilon DBA Shell Oil (Attachment 1)
1.
Applicant:
Harold Purcell, SME Solutions LLC (Attachment 1)
2.
Tax Parcel Number:
27042900303800
3.
Location:
22000 Highway 99 (Attachments 2)
4.
Zoning:
General Commercial (CG2)
5.
Proposed Use:
Tree removal and revised landscaping plan for Shell Gas Station (Attachment
6.
3)
Existing Use:
Shell Gas Station
7.
Issues:
For this project, the Architectural Design Board reviews the design of the proposal
8.
and makes the final decision on whether the proposal is consistent with the design review
criteria found in ECDC 20.12 (District-Based Design Review), ECDC 20.13 (Landscaping
Requirements), ECDC 18.45 (Land Clearing and Tree Cutting), the Zoning Ordinance, and
the Comprehensive Plan.
III.SEPA THRESHOLD DETERMINATION:
Not applicable.
IV.PUBLIC HEARING NOTICE:
Not applicable; this is an “ADB Minor” project.
V.TECHNICAL COMMITTEE:
This application was reviewed and evaluated by the City’s Fire Department, Engineering
Division, Parks and Recreation Department, and the Public Works Department. The Engineering
Division, Fire Department, and Public Works Department have reviewed the proposal with no
comment. The Parks Manager provided an email stating that he is opposed to the removal of the
existing trees since these trees are the only large trees remaining near the intersection of Highway
99 and 220th Street SW (Attachment 5).
VI.NATURAL ENVIRONMENT:
1.Topography:
Relatively level.
:
2.Soils According to the Soil Survey of Snohomish County Area, Washington, the subject site
consists of “Alderwood-Urban land complex, 2 to 8 percent slopes” (Map Unit Symbol 5).
:
3.Critical Areas There are no critical areas on or adjacent to the property (File No. CRA-
2002-0106). The Applicant and the City have complied with the requirements of ECDC
23.40.
Page 2 of 6
Shell Gas Station: Landscape Plan
File Number: ADB-2008-49
VII.NEIGHBORHOOD CHARACTERISTICS:
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This site is zoned General Commercial (CG2) and fronts on two streets: 220 Street SW and
Highway 99. The surrounding properties to the south, west, and north are also zoned CG2, while
the properties to the east are zoned CG. The properties located on the northeast corner of the
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intersection of Highway 99 and 220 Street SW are located outside of City of Edmonds limits.
All surrounding sites are developed with commercial uses, including the Lynnwood Honda car
dealership located on the adjacent property directly south and west of the subject site.
VIII.EXISTING LANDSCAPING:
Since the gas station was constructed in the 1960s, the site does not meet current landscaping
requirements. The existing landscaping on the subject site consists of a landscaping strip along
the western property line containing eleven large western hemlock trees as well as some existing
approximately 3-foot high rhododendron and heavenly bamboo shrubs. Ivy covers the remaining
area of this landscaping strip. The site also contains an existing landscaping strip at the
northwestern corner of the site, which contains some low shrubs, groundcover, and one tree.
The existing landscaping strip at the northeastern corner of the site contains lawn. The
landscaping strip along the western side of the site is the subject area of this application. The
applicant has not proposed to alter the landscaping strips at the northwest or northeast corners of
the site at this time. Refer to Attachment 4 for photographs of the existing landscaping on site.
IX.COMPREHENSIVE PLAN:
The Comprehensive Plan designation for the subject site is Highway 99 Corridor. It is also
1.
located within the Medical/Highway 99 Activity Center andHigh-Rise Node overlays.
The Comprehensive Plan provides the following policy for the Highway 99 Corridor
2.
applicable to this application:
A.
Upgrade the architectural and landscape design qualities of the corridor. (B.9; page 48)
The Comprehensive Plan provides the following design objectives applicable to the subject
3.
application:
A.
Retain significant landscape features and unique landforms such as rock outcroppings
and significant trees. (C.13.a; page 77)
B.
Use of landscaping berms in and around parking areas and setbacks to provide a visual
screen.(F.1.d; page 80)
The subject application does not appear to be consistent with the goals and policies of the
4.
Comprehensive Plan. The proposal includes removing 11 large, well-established trees, and
the applicant has provided no evidence as to why these trees need to be removed. The
Comprehensive Plan specifically states the design objective to retain significant landscape
features such as significant trees. Additionally, the Comprehensive Plan policy to upgrade
the landscape design qualities of the Highway 99 Corridor is not being met by the subject
proposal, as the existing trees are in effect compensating for the current lack of vegetation
elsewhere on the site such as on the internal portion of the site and along the other property
lines, and the removal of these trees would reduce the overall landscape design quality of the
entire site.
Page 3 of 6
Shell Gas Station: Landscape Plan
File Number: ADB-2008-49
X.APPLICABLE CODES:
1.
ECDC 16.60 (CG2 – General Commercial)
The subject site is located within the General Commercial (CG2) zone.
A.
The minimum required street setback for the subject site (from the northern and eastern
B.
property lines) is four feet. ECDC 16.60.020.A requires the street setback area to be fully
landscaped. Since the site is not adjacent to RM or RS zoned properties, no side setbacks
are required from the southern or western property lines. No new structures are proposed
with the subject application.
ECDC 16.60.030.A.1.c states: “Tree landscaping may be clustered to block the view of a
C.
parking lot, yet allow visibility to signage and building entry.”
ECDC 16.60.030.A.1.k states: “When no setback is otherwise required, Type III
D.
landscaping three feet in width and continuous in length is required between uses in the
same zone.”
ECDC 16.60.030.A.1.e states: “All parking lots are required to provide Type V interior
E.
landscaping.”
ECDC 16.60.030.A.2 states that for parking lots abutting streets, “Type IV landscaping,
F.
minimum four feet wide, is required along all street frontages.”
If the subject site was being redeveloped under current code, the street setback areas from
G.
the northern and eastern property lines would be required to be fully landscaped. Since
no setback is required from the southern and western property lines, Type III landscaping
three feet in width would typically be required from the southern and western property
lines. In addition to these landscaping requirements, the parking lot would be required to
provide Type V interior landscaping. It is apparent that the subject site does not currently
meet these landscaping requirements. Therefore, the existing trees and landscaping on
the western side of the site are in effect acting to compensate for the general lack of
landscaping elsewhere on the site, particularly interior landscaping and landscaping
within the street setback areas.
2.
ECDC 20.12 (District-Based Design Review)
The project site is located in the CG2 zone and is located within the Highway 99 Activity
A.
Center; therefore, “District-Based Design Review” is required under ECDC 20.12.
Design review by staff (administrative) is applicable for this project pursuant to ECDC
B.
20.12.010. However staff has determined that it is appropriate to forward the design
review to the ADB as an “ADB Minor” project because the trees that are to be removed
are large, healthy trees, and the removal of these trees and proposed replacement
landscaping would result in a reduction in the overall landscaping provided for the
subject site.
Pursuant to ECDC 20.12.070.B.2, the ADB must find that the proposal is consistent with
C.
the Design Objectives (contained within the Comprehensive Plan), the Comprehensive
Plan, and the Zoning Ordinance.
Page 4 of 6
Shell Gas Station: Landscape Plan
File Number: ADB-2008-49
3.
ECDC 20.13 (Landscaping Requirements)
Pursuant to ECDC 20.13.020.C, “Existing vegetation that contributes to the attractiveness
A.
of the site should be retained. Existing significant trees and shrubbery (six-inch caliper
or more) must be shown on the proposed landscape plan and saved and incorporated into
the landscape plan, if they are reasonably attractive and of good quality.”
Staff has found no indication that the 11 existing trees proposed to be removed are of
B.
poor quality. Refer to Attachment 4 for recent photographs of these existing trees.
4.
ECDC 18.45 (Land Clearing and Tree Cutting Code)
ECDC 18.45.035 states: Projects requiring the approval of the Edmonds architectural
A.
design board (“ADB”) under the provisions of Chapter 20.10 ECDC shall be exempt
from the application and procedural requirements of this chapter; provided, however,
that:
A. Clearing on such projects shall take place only after ADB approval and shall be in
accordance with such approval. Violations shall be subject to the rememdies
prescribed by this chapter.
B. ADB review of clearing proposals shall be consistent with and apply to the
standards established by this chapter.
If the ADB finds that the proposed tree removal is consistent with the provisions of the
B.
design review criteria found in ECDC 20.10 and 20.12, the landscaping requirements of
ECDC 20.13, the Zoning Ordinance, and the Comprehensive Plan, then the proposed tree
removal would be exempt from the application and procedural requirements of ECDC
18.45.
XI.PUBLIC CONCERNS:
To date, no public comments have been received.
XII.CONCLUSIONS:
The applicant has provided no evidence as to why the 11 existing trees should be removed. The
applicant has not indicated that these trees are a hazard or that an unhealthy situation, such as the
trees being planted too close together, exists. These trees are large and established, and the
Comprehensive Plan and Edmonds Community Development Code contain policies striving to
maintain existing significant trees. Additionally, these trees provide for the bulk of the overall
landscaping for the entire Shell Gas Station site, as there is a deficit of landscaping on the internal
portion of the site as well as along the southern, eastern, and northern property lines.
Staff feels that removing these 11 large, well-established trees and replacing them with 1 cedar, 3
vine maples, and various shrubs would result in a reduced quality of the existing overall site
landscaping. Although the proposed landscaping for the western portion of the site may be near
compliance with the Type III landscaping requirements of ECDC 20.13, the interior portion of
the site and the northern, eastern, and southern property lines are not in compliance with the
requirements of ECDC 20.13. Therefore, the existing trees are necessary for compensating for
this lack of landscaping elsewhere on the site.
Page 5 of 6
Shell Gas Station: Landscape Plan
File Number: ADB-2008-49
Staff feels that the only way the proposed tree removal would be acceptable is if the applicant
either redistributed this overall landscaping throughout the site (i.e. provided additional
landscaping within the interior of the lot as well as along the remaining property lines) or by
proposing substantially more replacement trees on the western portion of the site in order to
compensate for the lack of landscaping elsewhere on the site.
XIII.RECOMMENDATIONS:
DENIAL
Based on the analysis and attachments to this report, staff recommends of Shell Gas
ADB-2008-49
Station’s revised landscape plan provided in File No. .
XIV.PARTIES OF RECORD:
Planning Division
Equilon DBA Shell Oil
26828 Maple Valley Hwy, #279
Maple Valley, WA 98038
Harold Purcell
SME Solutions LLC
2302 A St.
Tacoma, WA 98402
XV.ATTACHMENTS:
Land Use Application
1.
Vicinity Map
2.
Landscape Plan
3.
Staff’s Site Visit Photos
4.
Comment from Parks and Recreation Department
5.
Page 6 of 6
RM-2.4
CG2
SubjectProperty:
22000Hwy99
CG2
2
21STPLSW
CG
R-1988-1
R-1989-2
RM-1.5
W
±
ZoningandVicinityMap
0100200400
FileNo.S-2008-49
Feet
Attachment2
Staff’s Site Visit Photos – September 4, 2008
View from northeast corner of site looking west.
View from Highway 99 looking west.
Attachment 4
Page 1 of 4
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View from 220 St. SW looking south.
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View from 220 St. SW looking south.
Page 2 of 4
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View from 220 St. SW looking southeast past Honda dealership.
View from northern end of landscaping strip looking south.
Page 3 of 4
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View from center of subject site looking north towards 220 St. SW showing existing
landscaping strip that is not proposed to be altered with subject application.
Page 4 of 4