ADB-09-18 Staff Report.pdfCITY OF EDMONDS
1h
Edmonds, WA 98020
1215 Avenue North
Phone, 425.771.0220 • Fax: 425.771.0 21 - Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICEsDEPARTMENT: PLANNING DIVISION'
TO: Tom Norris, Camden Gardens Inc.
GRE Kruger Clinic LLC
cn FROM:
Mr
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achuga,,Pf
DATE: April 3, 2009
ADB -2009-18: Application for administrative design review of an amendment to the existing
landscape plan for Kruger Clinic, located at 21600 Highway 99 within the
General Commercial (CG) zone.
A. P�rperty Owner Applican
GRE Kruger Clinic, LLC Tom Norris
509 Olive Way, Suite 1062 Camden Gardens, Inc.
Seattle, WA 98101 6535 — 5"' Place South
Seattle, WA 98108
B. Introduction
The applicant is proposing to amend the existing landscape plan for Kruger Clinic, located at
21600 Highway 99 within the General Commercial (CG) zone (Attachment 1). The proposal
includes the removal of 17 existing Lombardi poplar trees adjacent to a section of the southern
property line, and replanting with 9 leyland cypress trees and 9 carpinus betulus fastigiata trees as
well as 30 evergreen shrubs (Attachment 4). Refer to Attachment 2 for a site plan depicting the
area of the proposed work and Attachment 7 for the proposed replanting plan. The applicant's
desire to remove the existing poplar trees and to replant with another species is due to the fact that
the roots of the existing trees are causing damage to the asphalt parking lot, which is creating a
concern over tripping hazards within the parking lot (Attachments 3 and 5).
Due to the project's location within the CG zone, the proposal is subject to the District -Based
Design Review requirements of ECDC 20,12. Pursuant to ECDC 16.60.030, since the proposal is
not for buildings exceeding the height limit of the CG zone, the proposal may be approved by
staff as an Administrative Staff Decision, subject to the requirements of ECDC 20.95.040.
A "waiver" frorn critical areas report requirements was issued for the site under File No. CRA -
2007 -0033. The subject application does not trigger SEPA review because the application is for
an amendment to an existing landscape plan, which is exempt from SEPA review.
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C. Edmonds Communk DejKlo
pmc ml Coyle EC1�C Crim llaxrrce
1. ECDC 16.60 General Commercial) Zone
a. The subject site is located within the General
Commercial (GC) zone,
b. Pursuant to ECDC 16,60.030, design review
by the ADB is required for any project that
includes buildings exceeding 60 feet in height
in the CG zone or 75 feet in height in the CG2
zone. Projects not exceeding these height
limits may be reviewed by staff as a staff
decision. Therefore, the subject proposal is
subject to administrative design review by
staff,
C.
Pursuant to ECDC 16.60.030.A. Lk, when no
setback is otherwise required, Type III
landscaping three feet in width and continuous
in length is required between uses in the Cay of E'dmonds Zoning Map
same zone. Since no side setback is required
for the subject site and the adjacent property to the south of the subject site is also located
within the CG zone, Type III landscaping is required along the southern property line of
the subject site.
File No. ADB -2009-18
KrUgU Clinic
Landscape Plan Amendment
2. ECDC 17.50-tParking)
a. The applicant has stated plans to re -pave and re -stripe the existing parking lot exactly as
is. Therefore, there will be no change to the existing number of parking stalls provided.
The applicant should note that a permit is required if they intend to alter the striping or
layout of the parking lot. No permit is required for re -striping if there will be absolutely
no change to the locations of the existing striping and/or to the layout of the parking lot.
3. ECDC 20.13 (Landscaping Reguirements)
a, Type III landscaping is intended to provide visual separation of uses from streets, and
visual separation of compatible uses so as to soften the appearance of streets, parking
areas and building elevations.
b. Type III landscaping is appropriate for the southern side of the subject site as it will
provide a sufficient buffer between the parking lot and the property to the south.
c. Type III landscaping calls for a mix of evergreen and deciduous trees, with no more than
50 percent being deciduous, a minimum of 6 feet in height (ECDC 0.13.030.C.1).
d. Minimum size and spacing requirements for shrubs are provided in ECDC 20, 13.015.
D. Criteria and Comprehensive Plan Compliance
The subject site is located within the "Highway 99 Corridor" designation of the Comprehensive
Plan and is also located within the "Medical/Highway 99 Activity Center,- The Comprehensive
Plan design objectives for landscape buffers state that visual barriers between different uses
should be provided and that landscape buffers should strive to reduce the visual impact of parking
lots and cars. Staff fees that the proposed landscaping will provide a better landscape buffer than
the existing landscaping, as the evergreen trees will provide year-round screening and the variety
of plantings will help to visually break up the southern property line of the site. There are
currently minimal shrubs within this portion of the site, and the addition of 30 new shrubs will
help to provide additional landscape buffer in this location.
Page 2 q1'4
Tile No. ADB -2009-18
Kruger Clinic
Landscape Plan Amendment
F. Teclinical Revie»
The Engineering Division and Public Works Department have reviewed this application and did
not have any concerns over the proposal.
G. Public Comments
Public notice was not required for the subject application. As such, no public comments have
been received in response to the proposal.
H. Finand Conclusions
1. The roots of the existing Lombardi poplar trees along the southern property line of the subject
site are causing damage to the asphalt parking area. Poplar trees are known for having
shallow surface roots that can cause damage to pavement, and it is quite likely that the current
problems caused by roots to the parking area will continue and will possibly even get worse
in the future if the trees are not removed.
2. The proposed replacement trees include a 50/50 mix of evergreen and deciduous trees. This
variety in tree type will help to avoid the look of a monotonous line of trees and will provide
year-round green along this section of the site.
3. The proposed tree species appear to be suitable for the area and for planting within a
landscape buffer for a parking lot. Carpinus betulus are considered good shade trees, and
Leyland cypress are fast-growing trees that are good for screening.
4. The applicant has proposed to plant 30 evergreen shrubs. Based on a phone conversation
with the applicant, the species of shrub that he is proposing to plant would be viburnum
davidii, or similar. The applicant stated that the shrubs would be evenly distributed
throughout this area of work (on average, approximately two shrubs would be placed between
each tree). Viburnum davidii have white spring flowers followed by a blue fruit, which will
help to provide color along this landscape strip.
Y. Decision
Based on the facts, conclusions, and attachments to this report, staff finds that the design review
for file number ADB -2009-18 is APPROVED with the following conditions:
1. Individual elements of this project are required to meet all applicable city codes, and it is the
responsibility of the applicant to apply for and obtain all necessary permits.
2. The applicant should note that a permit is required for re -paving and re -striping of the
existing parking lot, unless the parking stalls will be re -striped in exactly the same locations
as the existing stalls and there will be absolutely no change to the existing pal -king lot layout.
3. The replanting shall be completed within a reasonable timeline following the removal of the
existing trees.
4. The Planning Division must be contacted following the planting of the replacement trees and
shrubs for an inspection.
5. All replacement trees shall be a minimum of six feet in height pursuant to ECDC 20.13.030.
6. The applicant shall follow the minimum size requirements of ECDC 20.13.015 for the
proposed shrubs. The 30 proposed shrubs must be evenly distributed throughout the work
area (on average, two shrubs between each new tree).
Page 3 of
l'ileNo. ADB -2009-18
Kruger Clinic
Landscape Plan Amendment
I Attachments
X. Land Use Application
2. Site Plan (with work area indicated)
3. Applicant's Statement
4. Proposed Project Stages
5. Photographs of Current Site Conditions
6. Photographs of Proposed Trees
7. Replanting Flan
K. Expiration
The following is a summary of the deadlines and procedures for filing extensions. Any person
wishing to file an extension should contact the Planning Division at 425.771.0220 for further
procedural information.
Expiration — Section 20.12.90 describes the time limits for design review approval.
ECDC 20.12.090.A, Unless the owner submits a fully completed building permit
application necessary to bring about the approved alterations, or, if no building permit
application is required, substantially commences the use allowed within 18 months from
the date of approval, ADB or hearing examiner approval shall expire and be null and
void, unless the owner files a fully completed application for an extension of time prior to
the expiration date.
Page 4 of 4
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Dear Jen,
Thank you for taking the time to discuss our landscape project at the Kruger Clinic located at
21600 Highway 99 in Edmonds, WA. I am taking this time to provide a description and scope of
work that we would like to proceed with.
Camden Gardens has been asked by the ownership and management of the Kruger Clinic to
remove the existing Lombardi Poplar trees in the south west corner of the parking lot along the
property line. The tree's have gotten quite large and have a very invasive root system that has
done a considerable amount of damage to the asphalt parking lot. The Kruger Clinic is mainly an
orthopedic specialty clinic and many of the clients and or patients are on crutches, in wheel chairs
or in a walking cast and the damage created by the tree roots poses a significant trip hazard. The
owner is in the process of repairing the asphalt and is concerned that the poplar trees will
continue to damage the asphalt unles's they are removed.
I have enclosed images of the damage in the parking lot as well as a scope of work, plans that
detail the area of tree removal and replanting and images of the replacement trees.
Please let me know if you require any further information. Thank you for your time. We look
forward to working with you.
Sincerely,
Tom Norris
Camden Gardens Inc.
March 24, 2009
THE KRUGER CLINIC
21600 HIGHWAY 99
EDMONDS, WA
Application and Design Review
• Comply with Critical Areas Determination
• Complete and submit City of Edmonds land use application
• Submit required fees
• Submit 5 sets of appropriate plans for review
• Work with the city planners through the review stage
Tree and Stump Removal
• Remove 17 Lombardi Poplar
• Remove all debris. tree rounds and branches
• Grind 17 stumps and roots
Soil Amendment and Grading
• Remove and dispose of any remaining roots and debris
• Cultivate the existing soil
• Add new organic matter to amend the soil and provide the proper planting grade
• Provide a rough grade for planting
Planting Installation
• Install new plant material to replace the trees being removed
• Stake the trees appropriately
61- 7' Evergreen Trees (Leyland Cypress or equal)
9 13/4" caliper Deciduous Trees (Carpinus Betulus I"astigiata)
30 5 gallon Evergreen Shrubs that meet the city of Edmonds requirements
ATTACHMENT
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