PLN20110006 Staff report.pdfD'tfw CITY OF EDMONDS
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: Mike Williams
SU CO Residents Properties, LLC
0
FROM:
K rnen Lien, Assoc' e Planner
DATE: April 4, 2011
PLN20110006: Remove and replace a Douglas fir (Pseudotsuga menziesii) considered a
hazard with five new trees including three paper bark maples (Acer
griseum) and two Japanese snowbells (Styrax japonica).
A. Property Owner Applicant
Sherman Strauss Mike Williams
2010 156th Ave NE, Suite 100 SUHRCO Residential Properties, LLC
Bellevue, WA 98007 2010 156th Ave NE, Suite 100
Bellevue, WA 98007
B. Introduction
SUHRCO Residential Properties, LLC is proposing to remove a Douglas fir
(Pseudotsuga menziesii) tree that was determined to be a hazard tree and replace it with
five trees including three paper bark maples (Acer griseum) and two Japanese snowbells
(Styrax japonica) at the Park Ballinger Apartments.
C. Findings and Conclusions
1. Park Ballinger Apartments are located at 22828 76th Avenue West and is zoned
RM-2.4 (Multi -Family Residential) as is the property across 230th Street SW to the
south. The property to the north and east is zone CG (General Commercial) while the
property across 76t Avenue to the west is zone RS-8 (Single -Family Residential).
See Attachment 5.
2. The Park Ballinger Apartments were constructed in 1969 and there is no landscaping
plan for the apartment complex on file with the City of Edmonds.
3. The tree removal and replacement will occur within the center of the apartment
complex and will not affect perimeter landscaping.
Page 1 of 2
File No. PLN20110006
Staff Design Review
4. The Douglas fir tree identified for removal has been determined to be a hazard tree by
a certified arborist (Attachment 3).
5. Douglas fir (Pseudotsuga menziesii) trees typically grow to 80 — 160 feet tall in urban
environments with a spread of 20 — 30 feet.
6. The applicant has proposed to replace the Douglas fir tree with three paper bark
maples (Acer griseum) and two Japanese snowbells (Styrax japonica). Paper bark
maples grow to 25 feet or higher and may be half as wide to equally as wide as tall.
Japanese snowbells grow to 20 — 30 feet in height with a comparable spread.
7. The trees identified as replacement trees are not of a comparable size to the Douglas
fir tree, but the quantity of replacement trees should make up for the size difference.
Additionally, there are a number of evergreen trees on the site and the proposed
deciduous replacement trees will bring some variety to the landscaping.
8. Pursuant to Edmonds Community Development Code (ECDC) 20.13.015.B,
deciduous trees must be a minimum of one and one half inches caliper at time of
planting. The applicant has indicated that the replacement trees will have a caliper of
1.5 —1.75 inches.
F. Technical Review
The Engineering Division has reviewed the proposal and has no comments on the
proposed tree removal and replacement.
G. Decision
Based on the findings, conclusions, and attachments to this report, staff finds that the
design review for file number PLN20110006 is APPROVED with the following
conditions.
1. This approval is only for the removal of the Douglas fir tree identified on the site
plan (Attachment 4). Removal of any other trees will require a separate approval.
2. Replacement trees must have a caliper of at least one and one half inches at the
time of planting.
3. Replacement trees shall be planted in the approximately locations identified on
the site plan (Attachment 4).
H. Attachments
1. Land Use Application
2. Letter from Mike Williams, SUHRCO Residential Properties, LLC
3. Arborist Hazard Tree Determination
4. Site Plan
5. Zoning and Vicinity Map
I. Appeals
Staff design review is a Type I decision which pursuant to ECDC 20.01.004.0 is subject
to judicial appeal. 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 2 of 2
City of Edmonds FEB 210, 2011
DEVELOPIV'iEf; i SERVICES
Land Use Application COUNTER -
P ARCHITECTURAL DESIGN REVIEW • ' • •
❑ COMPREHENSIVE PLAN AMENDMENT
❑ CONDITIONAL USE PERMIT FILE #�y�LE ZONE . t
❑ HOME OCCUPATION DATEREC'DBY
❑ FORMAL SUBDIVISION
❑ SHORT SUBDIVISION FEE \ .:I U RECEIPT #
❑ LOT LINE ADJUSTMENT HEARING DATE
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT ❑ HE 'STAFF ❑ PB ❑ ADB ❑ CC
STREET VACATION
❑ REZONE
C SHORELINE PERMIT
C VARIANCE / REASONABLE USE EXCEPTION
❑ OTHER:
PROPERTY ADDRESS OR LOCATION "L LJC
PROJECT NAME (IF APPLICABLE) JOAL-t-I C-�EArP-V .
PROPERTY OWNER 191Z i E; � -05 5 PHONE # � Z
ADDRESS ' /O JSCa A, -ifs jVtTs i d®1 6F(-L,5✓Uic- t LOA i We)
E-MAIL v t i* � U � t C d � tvt FAX # L+*Z-S- "%L Z - 1'1 4
TAxACCOUNT# 6cs Sl O SCE0600I t l SEC. T%VP. RNG.
DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY)
'75 ttpbI 1 d%&Aa i Aunt.-T C6MPt-f—::X
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
U,H P—CrJ IOOZI-yr/A oPE ii Sr EEC,/Tzc.t5w-r
APPLICANT it154Aat PHONE #
ADDRESS °Z-. d 1 U J 5 VE— tl tr t t' i-mt- rid , 64.,—c-wc r LLJIA <? 6007
E-MAIL )rVLikCeL [� SU}4&Cd.CaHt FAx# 5 ^4tlG2 /cti}
CONTACT PERSON/AGENT tM i K L i < { + `4 t S �P, HONE # Y-k e) d t
ADDRESS d t ((+� tSJa ✓� R� r 5✓!r L 1 �f LOA
E-MAIL (�stt�w) SrslnNCa.�aW FAx# 4Z,5=
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
fumished 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 d below.
pu � PLt -- h7AL OF5 � � < , A,—S—
SIGNATURE OF APPLICANT/AGENT e —) { D I . Pkr--- 4 c DATE a ®c J(
Property Owner's Authorization
1, 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
Questions? Call (425) 771-0220,
Revised on 9114110 B - Land Use Application Page 1 of]
Attachment 1
February 23, 2011
Re: Park Ballinger tree removal
Dear Sir/Madam:
This application is a formal request to have a hazardous tree removed at the Park Ballinger Apartments located at
22906 76th AVE. W., Edmonds, Washington, 98026.
Attached is a consulting report by Bruce MacCoy, Consulting Arborist, 1611 105" AVE, SE, Bellevue, WA 98004.
Mr. MacCoy visited the site at our request after a large branch, nine inches in diameter and 20 ft long, broke off
the trunk of the tree. The hazardous tree overhangs the walkway in front of the apartment building and overhangs
the walkway that leads into two apartment units. The liability created by branches that have fallen from the tree is
substantial. A branch of this size could kill or seriously injure a pedestrian walking under the tree; especially given
the inclement weather and the weight of snow on the branches.
We have been notified by Mr. MacCoy of the hazardous condition and are now in a serious liability situation. The
apartment rents to mostly families and approximately 46 children live at Park Ballinger. The combination of a
hazardous tree and children playing in the area creates an unsafe environment for the residents as well as serious
liability for the property owners.
Our request is to remove the tree in an emergency basis. We will not be disturbing any other vegetation on the
site. Since taking over the management of Park Ballinger we have steadily made landscape improvements that
include installing additional sod and planting five new trees. Our plan is to plant an additional five trees to
enhance the area where the hazardous tree is located.
ADDITIONAL LANDSCAPE PLANTINGS
1. 5 new trees in June 2008
2-Parrotia Perscia 1.5-1.75"
3-Amekanchier Grandiflora-Aut Brill 1.75"
2. Additional new sod to replace beauty bark in four areas as indicated on site map.
3. 5 new trees to be planted after removal of the hazardous tree. See site map. (All new trees to be supplied
and planted by Olympic Nursery, located in Woodinville.
Sincer ly, "
L. Michael Williams CPM°
Managing Director
SUHRCO Residential Properties, LLC
Attachment 2
Bruce Mac Coy
Consulting Arborist
1611 105th Avenue, S.E.
Bellevue, Washington, 98004
425 - 450 - 1584 or 800 - 501 - 1584
Fax: 425 - 450 - 0033
Friday, 18 February, 2011
Mr. L. Michael Williams, CPM
Managing Director
SUHRCO Residential Properties, LLC
Suite # 100
2010156th Avenue, NE
Bellevue, Washington, 98007
Dear Mr. Williams,
1111V'Lt1v1V1ka1 saiVICLs
COUNTER
Today I met with you at the Park Ballinger Apartments at 22906 76th
Avenue, West in Edmonds, Washington, 98026. I've drawn a diagram of what
we looked at
Aaa2rmeo.z- s
N s2—S7
I
SWeashiN(,
Poo L.
F
2 29 WV
The number one in the circle represents a Douglas - fir tree with a diameter of
44 inches. It has multiple tops and is an immediate hazard to the building
( 22906 ) just to the east. The new growth ( and vitality ) of this tree are almost
nonexistant. I suspect the root structure is inadequate to support this tree in the
face of sustained prevailing south westerly winds. Those winds will cause the
likely collapse to the north east - right onto 22906. Since this tree is a hazard , I
recommend Ws immediate removal.
I am available to visit with anyone who has a question about this report.
Please call if I may be of any further assistance.
Sincerely ,
Bruce Mac Coy
Email: ConsultingArborist@msn.com
Web Site: WWW.ConsultingArborist-USA.com
Attachment 3
PARK BALLINGER
APARTMENT COMES
2,2,906 w 'i NTH4rluL4!S'
FolvjolgDsy WA 98026
2�Qlh Street
fi ECENED
FEB 23 2011
DEVEWMENT'SERVICES
COUNTER
N
Attachment 4
SW 22617 22620 22s
BC�oHA. CG2 s1s N
CD r�AZA N 22630 2270
N N
N W 22703 22626 2631 22707 22706 Ja 2270
08 ......... RM-1.5
Q 22711 ::::::::: BALLINGER 22712
16 . BN7.... 22716 COURT APTS 2271
= 22717 22720 =
.... • 22727 H
00
9 ~ 22725 .....:: 22730 i 7533 <> o
CD7425
le
N �
ST SW 228TH ST
ubjec �Wo er y 22800 L2815
O N 2806 r'cA N It
Do! LUMBER °s
1-N 22814
• ?C
!, 22821 22822 �� ^ n
� r �
CD
7814 ; N 2szs 2z828 229TH ST
22903 22902 Q 7428 2
7g g N N
RNI-2.4
0 2910
229070 29�22911N LA
N 22921
PARK 22916 22915
- 22931 22917 a>00
Brentwood BALILNGER �, %
Plaza 2924 7427 (V
22925
230T T SW 22930 230TH ST SW
N
/ M O O N cO O
CO M N N N
• r` r-- 23005
!! 23005 cMo BALLINGER TRA E o
BETTER 23031 23017 7 23011 2
! 7614 7612
HOME
� RMADILLO 2:RS=8 230
SYSTEM
! C G 23030 3026 23021 23040
23039 23041
I
�3�29 U 23122 23103 23102 23105 23107
LL SUNSET VILLA
23111 23108
LL 23115
23117
�
O
23124 -23132 23117 23118
Zoning Map
Park Ballinger Apartments
22828 76th Avenue West
TPN 005767500000101
0 50 100 200 300 400
Feet
Attachment 5