ADB-11-65 Staff Report with Attachments.pdfCITY OF EDMONDS
� 121 5"' Avenue North ® Edmonds, WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 m Web: www.edmondswa.
DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
1��) _ 11 I �I I1 1,
TO: Sarah Walker, Treasurer
Cascade Villa Townhomes
FROM. m,
le
fennifer Machuga, Associate Planner
DATE: October 12, 2011
PLN20110065: Remove an existing bigleaf maple tree located along the eastern property line and
provide replacement near the southeastern corner of the site.
A. Property Owner Applicant
Cascade Villa Homeowner's Association Sarah Walker, Cascade Villa HOA Treasurer
c/o Sarah Walker, Treasurer 8100 — 238`x' St. SW, Unit E
8100 — 238`x' St. SW, Unit E Edmonds, WA 98026
Edmonds, WA 98026
B. Introduction
Sarah Walker, Treasurer of the Cascade Villa Homeowner's Association, submitted an
application on behalf of the Cascade Villa Townhomes to remove an existing bigleaf maple tree
located near the center of the eastern property line of the site at 8100, 8102, and 8104 238t" Street
Southwest (Attachment 1). The applicant has indicated the location of the subject bigleaf maple
tree on a site plan (Attachment 2), and stated that this tree has grown too large for the site and that
its branches and roots are causing concerns for damage to the subject site and neighboring
properties (Attachment 3). The applicant has provided authorization for the application from the
Cascade Villa Homeowner's Association (Attachment 4) and has proposed to replant the removed
tree with an Allegheny serviceberry tree near the southeastern corner of the site (Attachment 5).
C. Critical Areas
A Critical Areas Checklist for the subject site was reviewed in 2006 under File No.
CRA20060007. The subject property does not appear to contain any critical areas as defined by
ECDC 23.40. As a result, a waiver from the requirement to complete a study was issued.
D. Findings and Conclusions
1. The Cascade Villa Townhomes are located at 8100, 8102, and 8104 238"' Street Southwest.
This site is zoned RM -2.4 (Multi -Family Residential) as is the property located directly south
of the subject site. The adjacent properties to the east are located within the Single -Family
Residential (RS -8) zone, and the adjacent properties to the west and north are located within
Page 1 of 3
File No. PLN20110065
Administrative Design Review
the General Commercial (CG) zone. See the Zoning and Vicinity Map for reference
(Attachment 6).
2. The tree removal and replacement will occur along the eastern side of the property and will
not impact the landscaping along the northern, western, and southern sides, nor the
landscaping within the central portion of the site.
3. Bigleaf maple (Acer macrophyllum) trees typically grow to 30 — 75 feet tall with a spread of
30 — 50 feet.
4. The applicant has proposed to replace the bigleaf maple tree with an Allegheny serviceberry
(Arnelanchier laevis) tree, which typically grows to 20 — 30 feet tall with a spread of
approximately 15 feet.
5. In order to help bring the site closer into compliance with the city's landscaping regulations
of Edmonds Community Development Code (ECDC) 20.13, two replacement trees will be
required to be planted in the southeastern corner of the site, within the general area depicted
on the site plan (Attachment 2). This will help to fill in the existing gap in the landscape
buffer between the subject site and the adjacent properties to the east.
6. For landscape buffers between similar uses (Type II landscaping), the code requires
evergreen and deciduous trees, with no more than 30% being deciduous. However, the
presence of existing evergreen vegetation adjacent to the majority of the eastern property line
of the site (much of this vegetation is on the adjacent properties to the east), helps bring up
the percentage of evergreen vegetation. Additionally, since the site was constructed prior to
the current landscaping regulations, the site is not expected to completely comply with the
current landscaping requirements. The addition of two new trees along the southern portion
of the eastern property line will help to fill in the gap in the landscape buffer along this
property line and will, therefore, bring the site closer into compliance with the requirements
of ECDC 20.13.
7. Although a serviceberry tree is smaller than the big leaf maple tree that is being removed, the
requirement to replace the big leaf maple tree with two serviceberry trees (or other deciduous
trees of a comparable size) should make up for the size difference. Additionally, the two
smaller replacement trees are of a more suitable size for the eastern side of the site due to the
proximity of the townhomes to the eastern property line and due to the location of an access
road on the western side of the adjacent properties to the east. This access road is located
very close to the eastern property line of the subject site.
8. Pursuant to Edmonds Community Development Code (ECDC) 20.13.015.13, deciduous trees
must be a minimum of one and one half inches in caliper at the time of planting. This will be
required as a condition of approval.
E. Public Comments
Administrative design review is a Type I decision subject to the requirements of ECDC 20.11
(General Design Review) and 20.01 (Staff Decision — No Notice Required). Therefore, no public
notice was required for the subject application. The City has not received any comment letters
regarding this project.
F. Technical Review
The Public Works Department has reviewed the proposal and has no comments on the proposed
tree removal and replacement (Attachment 7). The Engineering Division has also reviewed the
proposal and commented that if the tree removal equipment will be located within the public
right-of-way, a right-of-way permit will be required. Additionally, the Engineering Division
commented that utilities shall be located prior to tree removal and replanting (Attachment 8).
These comments have been added to the conditions of this decision.
Page 2 of 3
File No. PLN20110065
Administrative Design Review
G. Decision
Based on the findings, conclusions, and attachments to this report, staff finds that the design
review for file number PLN20110065 is APPROVED with the following conditions:
1. This approval is only for the removal of the big leaf maple tree located near the center of the
eastern property line of the subject site, as identified on the site plan (Attachment 2).
Removal of any other trees will require a separate approval.
2. Two serviceberry trees, or two deciduous trees of a comparably sized species, shall be
planted along the southern portion of the eastern property line in the approximate location
identified on the site plan (Attachment 2). Both replacement trees must have a caliper of at
least one and one half inches at the time of planting.
3. If the tree removal equipment will be located within the public right-of-way, a right-of-way
permit shall be obtained from the Engineering Division prior to commencing the work.
4. Utilities shall be located prior to tree removal and replanting in order to avoid disruption of
existing utilities.
H. Attachments
1. Land Use Application
2. Site Plan
3. Letter from Applicant
4. Authorization from Homeowner's Association
5. Serviceberry Tree Information Provided by Applicant
6. Zoning and Vicinity Map
7. Public Works Department Comment Form
8. Engineering Division Comment Form
I. Appeals
Administrative design review is a Type I decision which is subject to judicial appeal pursuant to
ECDC 20.01.004.C. Type I decisions may be appealed by a party of record with standing to file a
land use petition in Snohomish County superior court. Such petition must be filed within 21 days
after issuance of the decision, as provided in Chapter 36.70C RCW.
Page 3 of 3
city of edmonds RECEMED
AUG 17 2011
land use application DEVELOPMENT SERACES
COUNTER
ARCHITECTURAL DESIGN REVIEW • ' • •
❑ COMPREHENSIVE PLAN AMENDMENT
❑ CONDITIONAL USE PERMIT FILE# Yy r}�C�I �F��S� ZONE
❑ HOME OCCUPATION DATE K RECD B ',rv�_ Z
❑ FORMAL SUBDIVISION f L
❑ SHORT SUBDIVISION FEE �j RECEIPT#
❑ LOT LINE ADJUSTMENT HEARING DATE
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT ❑ HE &STAFF ❑ PB ❑ ADB ❑ CC
❑ STREET VACATION
❑ REZONE
❑ SHORELINE PERMIT
❑ VARIANCE / REASONABLE USE EXCEPTION
❑ OTHER: "�r v_2 S ew m ev� 8,
' o ^�
PROPERTY ADDRESS OR LOCATION �1(: 2 ` </DF ( a c3 �1�h � � S (AD
PROJECT NAME (IF APPLICABLE) i0`f/� C {�/_� (�, V �' (1 07 Ct) I\ n p a
PROPERTYOWNER 6j�LI -a-h ��"ke� PHONE # . i Q ° -7 'X)g
ADDRESS
E-MAIL FAX #
TAX ACCOUNT # � � D 0)113 i 1 00[-Or6 _) SEC. TWP. RNG.
DESCRIPTION OF PROJEC OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) 'P -,LG rn j7 V e-
m 7 (1� r- A �k 0 Q
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
APPLICANT PHONE #
ADDRESS
E-MAIL�(�'}1 FAX # /n�
CONTACT PERSON/AGENT LNi 'A ,E U�J A k �. i- PHONE # L70(- „ of ( �7 n
- J A0�
ADDRESS
E-MAIL'p_("J�Pt P .t Com, Pch l" %1�YV1 FAX #
The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to
release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's
fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information
furnished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge
and that I am authorized to file this application on the behalf of the owner as listed below.
SIGNATURE OF APPLICANT/AGENT Ai A �) ,��;1 I A L -_L, DATE
Property Owner's Authorization
I, , certify under the penalty of perjury under the laws of the State of
Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the
subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the
subject property for the purposes of inspection and posting attendant to this application.
SIGNATURE OF OWNER DATE
This application form was revised on 8/10/09. Questions? Call (425) 771-0220.
L:\LdBRARYTLANNING\Fortns & HandoutsTublic Handouts\B- Land Use Application.doc
Attachment 1
City of Edmonds
Application for Tree removal Permit
Location: Cascade Villa Condominiums
8100/8102/8104 238" St SW
RECEOVED
-11-11] [fill, 104111
Cascade Villa Condominiums is applying for permit to remove a big leaf maple, approx. 40 ft.
tall, from the East side of the property. The tree has been trimmed several times and
continues to impose on the units. Many owners are fearful of damage should this tree fall
during a winter storm, having already experienced damage from one of the poplars falling on
carport structure at the South end of complex. Other reasons include:
Branches too close to chimneys
Root system up to and under slab foundations
Trunk structure holding debris, potential for internal rotting
Complaints from neighbors and owners related to size, blocking sunlight, leaf drop, and
fear of weather related damage
Lack of sunlight to East side of roof structure, siding, patio's and lawn resulting in
excessive moss
Root system interfering with lawn area, landscaping of beds, sprinkler system
We would like to plant replacement tree at the Southeast corner of the property which is
lacking greenbelt characteristics found on the fence line to the West, South and Northeast
sections of the complex. An ideal replacement tree would mature to a height between 15 and
25 feet. This would provide appropriate habitat and improve the property and adjacent street
without overpowering the landscape or causing concern to homeowners.
Thank you for considering our request. If additional information is required please contact
Sarah Walker, Treasurer for Cascade Villa COA
8100238 th St SW #E
Edmonds, WA 98026
206-919-7308
Sgeometric48@aol.com
Attachment 3
September 20, 2011
City of Edmonds
1215th Avenue North
Edmonds, WA 98020
Cascade Villa Condominium -
_..Mcry
SEP 2' 2011
PLAMING DEFT
Subject: Additional information for Design.review application #PLN20110065
To whom it may concern:
Cascade Villa grants authorization to Development Services Department staff for the review of our
proposal for tree removal including site visit.
In order to bring our site closer to city landscape regulations the HOA agrees to install two trees in the
SE corner of the property. As stated the first choice would be a serviceberry tree, the second tree can
be a compatible species from our list included with application.
Thank you for consideration of our request
Sincerely
Cascade Villa HOA
Preside
4VI
Secretary
Vice President
Treasurer
Allegheny Serviceberry
Amelanchier laevis
Height: 20 feet
Spread: 15 feet
Sunlight:
Hardiness Zone: 4a
Description:
A native woodland tree with large showy flowers in spring
and excellent fall colors; a great choice for small home
landscapes; reliable and low -maintenance
Ornamental Attributes:
Allegheny Serviceberry is blanketed in stunning clusters of
white flowers rising above the foliage in early spring
before the leaves. It has dark green foliage throughout the
season. The oval leaves turn an outstanding orange in the
fall. It produces blue berries in late spring, which are
excellent for cooking and baking and making jams and
jellies. While it is considered to be somewhat
self -pollinating, it tends to set heavier quantities of fruit with
a different variety of the same species growing nearby.
The smooth gray bark is not particularly outstanding.
Landscape Attributes:
Allegheny Serviceberry is an open multi -stemmed
deciduous tree with a more or less rounded form. Its
relatively fine texture sets it apart from other landscape
plants with less refined foliage.
This is a relatively low maintenance tree, and is best
pruned in late winter once the threat of extreme cold has
passed. It is a good choice for attracting birds to your yard,
but is not particularly attractive to deer who tend to leave it
alone in favor of tastier treats. It has no significant negative
characteristics.
Allegheny Serviceberry is recommended for the following
landscape applications;
- Accent
- Mass Planting
- General Garden Use
- Naturalizing And Woodland Gardens
1234 Andersen Road
Eden Prairie, MN, 44312
phone: 800-555-1234
www.sunvalleygardens.com
Amelanchier laevis flowers
(Photo courtesy of
Northscaping.com)
Amelanchier laevis in bloom
(Photo courtesy of
Northscaping.com)
Attachment
Plant Characteristics:
Allegheny Servicebeny will grow to be about 20 feet tall at
maturity, with a spread of 15 feet. It has a low canopy with
a typical clearance of 4 feet from the ground, and is
suitable for planting under power lines. It grows at a
medium rate, and under ideal conditions can be expected
to live for 40 years or more.
This tree does best in full sun to partial shade. It prefers to
grow in average to moist conditions, and shouldn't be
allowed to dry out. It is not particular as to soil type or pH.
It is somewhat tolerant of urban pollution.
This species is native to parts of North America.
Amelanchier laevis in fall
(Photo courtesy of Northscaping.com)
This information sheet is provided to you courtesy of your friends at Sun Valley Garden Center, 1234
Andersen Road, Eden Prairie, MN, 800-555-1234, www.sunvalleygardens.com
and Vicinity j
Zoning a
175 150
File No. 1IrrrlJllrrlGrrODFJJJJlJ1G1JllA�
N
300
Feet Attachment 6
Project Number:_
Applicant's Name:
5 2011
Property Location: 8100 8102 8104 238TH ST S!N0, : Gatti ,,, _~
1 ; r dV6 ask.
Date of Application: 8/17/11 Date Form Routed: 8/23/11
Zoning: MULTI -FAMILY (RM -2.4)
Project Description: REMOVE TREE POSING A HAZARD AND REPLACE WITH SMALLER TREE
If you have any questions or need clarification on this project, please contact:
Responsible Staff: JEN MACHUGA Ext. 1224
Name of Individual Submitting Comments:��
Title: �1 (-`.Y4- V�- i U- .
I have reviewed this land use proposal
for my department and have
concluded that IT WOULD NOT AFFECT
MY DEPARTMENT, so I have no
comments. My department may also
review this project during the building
permit process (if applicable) and
reserves the right to provide additional
comments at that time.
® I have reviewed this land use proposal
for my department and have
concluded that IT WOULD AFFECT MY
DEPARTMENT, so i have provided
comments or conditions below or
attached.
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
Phone/E-mail:
Attachment 7
Project Number: PLN20110065
Applicant's Name: CASCADE VILLA TOWNHOMES / SARAH WALKER
Property Location: 3100 8102 8104 238TH ST SW
Date of Application: E/17/11 Date Form Routed:. 8/23/17
Zoning: MULTI -FAMILY (P.M -2.4)
Project Description: REMOVE TREE POSING A HAZARD AND REPLACE WITH SMALLER TREE
.. _. _
P,ER ECDC 20 02.005.-ALL--COMMENTS-MUSTBE..SUBMITTED WITHIN 15 DAYS OF THDATE
THI FOR Vi WAS ROUTED: ®lIE 13Y'9 ®a:i 1
If you have any questions or need clarification on this project, please contact:
Responsible Staff: JEN MACHUGA Ext. 1224
Name of Individual Submitting Comments: lL) (A aiv
Title:U 1i1 �rl4iGl Ir('6'iI �1��iU
a -
I have reviewed this land use proposal
for my department and have
concluded that IT WOULD NOT AFFECT
MY DEPARTMENT, so I have no
comments. My department may also
review this project during the building
permit process (if applicable) and
reserves the right to provide additional
comments at that time.
(please attach memotf ad
El I have reviewed this land use proposal
for my department and have
concluded that IT WOULD AFFECT MY
DEPARTMENT, so l have provided
comments or conditions below or
attached.
RECEIVED
AUG 2 3 211
space is needed): R r ENGINEERING OJVIo1()pj
I VIL()
The following conditions should be attached to this permit to ensure compliant
requirements of this department (please attach memo if additional space is needed):
Date
Signc
Phon
the
W