PLN-2010-0026 Admin Decision.pdfOf
LD``/0 CITY OF EDMONDS
Y a 121 51h Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
FINDINGS, CONCLUSIONS, AND DECISION
TO: Tony Ba
FROM: fla ro
Mike Clugston, AICP
DATE:
June 23, 2010
PLN-2010-0041: The applicant proposes to remove three Austrian pines, one Japanese red pine,
and one Japanese maple tree on the Highland Park Condominium site at 500 Elm
Way. Replacement vegetation will be installed.
A. Property Owner/Applicant Contact
Tom Radcliffe Tony Baron
Highland Park Condominium 500 Elm Way
Homeowners Association Edmonds, WA 98020
500 Elm Way
Edmonds, WA 98020
B. Introduction
The applicant is proposing to
remove five trees at the Highland
Park Condominium site located
at 500 Elm Way (Attachment 1).
Attachment 2 is the applicant's
statement and Attachment 3 is
site plan indicating where the
specific trees are to be removed
and where replacements will be
located. Attachment 4 is a photo
log of the trees proposed for
removal showing their
relationship to the buildings on
the site.
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
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Page 1 of 2
File No. PLN-2010-0041
Highland Park Condominiums
Landscape Plan Modification
20.13. The subject application does not trigger SEPA review; therefore, the proposal may be
approved by staff as a Type I Decision, subject to the requirements of ECDC 20.01.003.
C. Findings and Conclusions
1. The Highland Park Condominiums are located at 500 Elm Way. The site is zoned RM-1.5
and is surrounded by similarly zoned parcels.
2. The site was developed in 1965 but there is no landscaping plan on file with the City;
however, the property is attractively landscaped and appears to be well maintained.
Attachment 4 includes various Exhibits provided by the applicant showing the locations of
the trees to be removed and the locations of the replacements (as indicated generally on the
site plan — Attachment 3). Exhibit A shows the Austrian pine and its proximity to Building
A. Exhibit B shows the Japanese red pine near Building B. Exhibit C shows two other
Austrian Pines adjacent to Building A. Exhibit D shows the Japanese red maple near
Building B. In each case, the Homeowners Association feels that these trees are hazardous to
persons and property within the complex.
4. Replacement vegetation is indicated in Exhibits E — G. The evergreen trees will be replaced
with Leyland cypress trees toward the exterior of the site. The Japanese maple will be
replaced with a cornelia cherry dogwood.
5. Removing the pines and maple and replacing them with Leyland cypress and cherry dogwood
will not diminish the quality of the landscape at Highland Park.
6. Locating the replacement trees toward the exterior of the site will minimize the threat to
persons and property as the trees mature.
D. Technical Review
This project was reviewed by both the Engineering Division and the Public Works Department.
Public Works did have specific comments about the project but the Engineering Division stated
that all work and staging of equipment must be located on private property. No work within the
City right-of-way is authorized under this permit.
E. Decision
Based on the findings, conclusions, and attachments to this report, staff finds that the design
review for file number PLN-2010-0041 is APPROVED with the following condition:
All work shall be done from private property or a right-of-way permit must be obtained from
the Engineering Division.
F. Attachments
1. Land use application
2. Cover letter from Highland Park Condominium Homeowners Association (Tony Baron rep.)
3. Site plan showing location of trees to be removed and replaced
4. Photos of trees to be removed and replacement locations (Ex. A — Ex. G)
5. Comment from Engineering Division
G. Appeals
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 2 of 2
city of edn ds
land use application
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The undersigned applicant, and lus/henlitss heirs, and processing
i assiP s. n consideration on the pru _, of the application
agrees to release, indemnify, delbrid and hold the City, of Edmonds harmless from any and all damages, including
reasonable altorricy's fees, arising from any action or infraction based in Nvholc or part upon false, misleading.
inaccurate or incomplete information furnished by the applicant- Ws/her/its agents or employees.
By my signature, I certify that the information and exhibits h-.reivith subraitted are true and correct to the best ofray
kmmvledc-�e and that I am authorized to File is applicatikn-i>on the behalf ofthe ovner as listed NI iv.
SiGNATI-TRE (j.r APPI,.ICA',I-T,JA(,F.\!Tuex--�f
Property Owner's Authoriution
By my sipature, I certify that I have authorized the above Applicant/Agent to apply for the subject land use
application- and gTant my permission for the public officials and the st, 'ofthe City of Edmonds to enter the subject
property for the purposes of inspection and posting attendant to -,pp ic, ti-
SIGNAII IZE OF OWNFR T)ATF J —/--::7 Z A-)
This application fbmi was revised on ! ICT00. To vcrL still currei-iL. call (42-5) 771-0220
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L',LTBR.-%Ry*�PI.A4N''IT'IC-tFcrm.s,', Hwikuw-Riblic Attachment 1
PLN-2010-0041
Highland Park Condominium
Homeowners Association
500 Elm Way
Edmonds, WA 98020
May 27, 2010
City of Edmonds
Development Services Department
Planning Division
Attn: Gina Coccia, Associate Planner
JUN 0 2010
DEVELOPMENT SERVICE-
COUNTER
Subject: Application for Permit to Remove Trees from Property
For the purposes of this application, building #500 is the north bldg and
#550 is the south bldg on the property. All the trees mentioned above are
located in the courtyard (between bldg #500 and #550) and adjacent to the
bldg as indicated below.
The attached land use application is for permission to remove [ 1 ] tree # 1 an
Austrian pine, 26.3" diameter, located in the SE corner of bldg #500 (Exhibit
A); [2] tree #2 a Japanese red pine, 27.9" diameter, located on the north side
of bldg #550 (Exhibit B); [3] tree #3 an Austrian pine, 19.6" diameter,
located in the SW corner of bldg #500 (Exhibit C); [4] tree #4 another
Austrian pine, 21.0" diameter, also located in the SW corner of bldg #500
(Exhibit C); and [5] tree #5 a Japanese maple, 12" diameter, located in the
NW corner of bldg #550 (Exhibit D).
After consulting with two arborists, the homeowners' association Board of
Directors have decided to remove all 5 trees mentioned above. The pine
trees, while not native to this area, are dangerously close to the buildings.
Due to the absence of landscape records that date back to the development of
the buildings, it cannot be determined when these pine trees were planted.
However, they have now reached heights and trunk size, along with their
wide network of roots, that threaten personal safety and structural property.
For personal safety and economic reasons, to avoid personal injury and or
damage the integrity of the structures on the property, to include the
swimming pool and persons using the pool, and above ground utility vault,
Attachment 2
PLN-2010-0041
removal of the Austrian pines, Japanese red pine, and Japanese maple is
necessary and prudent.
During windy weather conditions, especially during severe winter season,
branches have fallen off the trees, pine cones have littered the rooftops, and
pine needles have clogged the roof drains and downspouts. They have
created high maintenance conditions that have added to the wear and tear of
the buildings, and eroded the association's annual operations budget.
To maintain the landscape theme within the courtyard, no additional trees
will be planted in the courtyard. The Austrian pine [trees 41, #3, and #4] and
Japanese red pine [tree #2] trees will be replaced by smaller Japanese maple
and Leyland cypress trees. These will be planted at locations as indicated on
the property map [see aerial view of property map and Exhibits E and F].
These locations are significantly farther away from the bldg, ensuring less
invasive root growth to the bldg, but more attractive to the area. The
Japanese maple [tree #5] will be replaced by a cornelia cherry dogwood tree.
The replacement location is as shown on the property map [see aerial view
of property map and Exhibit G]. Our professional landscapers will manage
their growth. This will improve property value while minimizing landscape
and bldg maintenance within the courtyard and rooftops, respectively.
Thank you for giving this application your full attention.
To
ybaron
Project Coordinator
Attachments:
Land Use Application
Aerial View of Highland Park Condominium property - location of trees to
be removed, and of replacement trees
Exhibit A (as noted on the back of picture) — 2 views of tree # 1 Austrian
pine 26.3"
Exhibit B (as noted on the back of picture) — 2 views of tree #2 Japanese red
pine 27.9"
Exhibit C (as noted on the back of picture) — 2 views of trees #3 and #4
Austrian pine, 19.6" and 21.0", respectively
Exhibit D (as noted on the back of picture) — 2 views of tree #5 Japanese
maple 12.0"
Exhibit E (as noted on the back of picture) — replacement locations for trees
# 1 and #2
Exhibit F (as noted on the back of picture — replacement locations for trees
#3 and #4
Exhibit G (as noted on the back of picture — replacement location for tree #5
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Date:
To:
From:
Subject:
June 22, 2010
Mike Clugston, Planner
Jeanie McConnell, Engineering Program Manager
PLN20100041, Highland Park Condo — Tree Removal
500-550 Elm Way
Engineering has reviewed and approved the subject application with the following condition
to be noted in the staff report.
All work and staging of equipment shall be located on private property. No work within the
City right-of-way is authorized under this permit.
Thank you.
City of Edmonds
Attachment 5
PLN-2010-0041