PLN20140046 staff report with attachments.pdf1 S9"
CITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
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Project:
West Wind Condominium Tree Removal
File Number:
PLN20140046
Date of Report:
October 3, 2Q14
From:L
Mike Clugston, AICP, Associate Planner
Proposal:
Remove one blue atlas cedar
A. Property Owner Applicant
Amos Chapman Same
West Wind Condominium HOA
325 Walnut Street, #101
Edmonds, WA 98020
The applicant is proposing to remove one Blue Atlas Cedar tree from the east side of
the West Wind site between the existing condominium building and 4th Avenue South
(Attachment 1). The tree has grown too big for the location and is impacting the
building and roof. Replacement within the existing landscaped planting area is
proposed.
1. The West Wind site is located at 325 Walnut Street and is zoned RM-1.5 (Multi -
Family Residential). All surrounding properties are zoned similarly and developed
with various types of single and multifamily buildings.
2. West Wind was developed in 1978. There was an existing landscaping plan for the
condo complex on file with the City but some of the landscaping at the site now
does not match with what was originally approved. As a result, the applicant
provided an updated plan showing what is currently at the site, including the
subject Blue Atlas Cedar (Attachment 2). There is actually a driveway at the
Page 1 of 3
File No. PLN20140046
Administrative Design Review
West Wind Tree Replacement
northeast corner of the site onto 4th Avenue that is not shown on the landscaping
plan but it appears to have been constructed as a change in the field during initial
site development that was not noted on the approved drawings at the time.
3. The street fronts along both Walnut Street and 4th Avenue are well vegetated
(Attachment 3).
4. The subject Blue Atlas Cedar has grown to become very large trees and is close
enough to the building and street right-of-way to impact above and below -ground
improvements (Attachments 3 & 4).
5. Chapter 20.13 of the Edmonds Community Development Code (ECDC) provides for
various types of landscaping and landscape buffering depending on the site.
6. Installing a smaller -growing replacement species (Weeping Alaska Cedar, Evergreen
Magnolia or Exelsa Western Red Cedar) in the same location will allow ample room
for the tree's growth and maturation while providing buffering for the building in
keeping with Type III landscaping appropriate to that location in accordance with
ECDC 20.13.030.0 (Attachment 4).
The Engineering Division has reviewed the proposal and asked for several conditions to
be added to the decision (Attachment 5).
Based on the findings, conclusions, and attachments to this report, staff finds that the
design review for file number PLN20140046 is APPROVED with the following
conditions:
This approval is only for the removal of one Blue Atlas Cedar tree identified on the
updated landscaping plan (Attachment 2). Removal of any other trees requires
separate approval.
2. The replacement tree selected must be planted in the same approximate location as
the tree removed (Attachment 2).
3. Replacement deciduous trees must be a minimum 1.5" caliper at installation;
evergreens must be a minimum of six feet in height.
4. Trees shall be fell onto private property.
5. Vehicles and equipment shall be located on private property. Should it be necessary
to use the City right-of-way to perform any of this work then the contractor shall
apply for and obtain a right-of-way construction permit in advance of starting work.
6. Contractor/owner is responsible for keeping all debris on site and preventing any
silt laden runoff from leaving the site and/or entering the city storm system.
7. Contractor/owner shall repair/replace any damaged sections of curb/gutter,
sidewalk or other public improvements in City right-of-way per City standards that is
caused by or occurs during the permitted project.
Page 2 of 3
File No. PLN20140046
Administrative Design Review
West Wind Tree Replacement
F. Attachments
1. Land use application
2. Updated landscaping plan
3. Photos of subject tree
4. Arborist letter
5. Engineering comments
G. Appeals
Staff design review is a Type I decision which pursuant to ECDC 20.01.003.B 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 3 of 3
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DEVELOPMENT SERVICES
-ARCHITECTURAL DESIGN REVIEW ®°
COMPREHENSIVE PLAN AMENDMENT
CONDITIONAL USE PERMIT FILE # UD-is f01IL. ZONE I
HOME OCCUPATION DATE g- t I — L� REC'D BY _ •'rim; P
FORMAL SUBDIVISION
SHORT SUBDIVISION FEE RECEIPT #
LOT LINE ADJUSTMENT HEARING DATE
PLANNED RESIDENTIAL DEVELOPMENT
OFFICIAL STREET MAP AMENDMENT HE (AFF) PB ADB CC
STREET VACATION
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SHORELINE PERMIT
VARIANCE / REASONABLE USE EX TIO
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a PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD
PROPERTY ADDRESS OR LOCATION U 5' W4i I�) a I S 1 ?, 6 E I
PROJECT NAME (IF APPLICABLE) 1VV 6 :5 T- W t aV t� (-1 0 ",(D 0 M I IJ 1 U
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DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY)
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DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
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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 0---'lL414- P .In 9./ da DATE ,, 1--0
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 at
subject land use application, and grant my permission for the public officials and the staff
subject property for the purposes of inspection and posting attendant to this application.
SIGNATURE OF OWNER 1 ATTACHMENT 1
Questions? Call (425) 771-0220. P LN20140046
Revised on 8122112 B - Land Use Application. doe
City of r • •
Response to Application Inquiry — Describe How the Project Meets Applicable Codes
Code 20.13.010 - Landscape plan requirements
A. West Wind Condominium
325 Walnut Street
Edmonds
S. Existing plantings identified on plat map — Attachment 1
C. Location of tree to be removed and replacement site — Attachment 1
D,E,F,G,H. Landscape plans provided by the city — Attachment 1
I. Parking layout — Not Applicable
J. Grading and contour lines — Not Applicable
K. Location of Irrigation system — Not Applicable
Code 20.13.015 — Planting Schedule
Reference Arborist Report — Attachment 2
Code 20.13.022 — General Design Standards
Reference Arborist Report — Attachment 2
Codes 20.13.025; 20.123.030; 20.13.040
Codes are not applicable to single tree replacement.
West Wind Condominium
325 Walnut Street
Edmonds, WA 98020
Identification of landscape plantings
1. Knickknick Barberia — ground cover
2. Escalonia
3. Stochys Bizantina - Wooly lambs car - ground cover
4. Ceanothus California Lilac
5. Blue fiscu ground cover
6. Rhododendron
7. Picea Albertina - Spruce
8. Acer Circinatium - Vine maple
9. Lily of the valley - ground cover
10. Andromeda Portifolio - Bog rosemary — ground cover
11. Camellia
12. Mugo pine
13. Thuj a Aicitentalia -Arborvitae Cedar
14. Thuja Plicata
15. White fir
16. Lithadora
17. Heather
18. Virbinum Tinus
19. Cherry Tree
20. Virbinum Davidia
21. Golden Hinoki — Cyprus tree
22. Japanese Maple
23 Japanese Holly
24 Clematis
25 Hydrangea
26. Stuartia
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DEVELOPMENT SERVICES
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Kathleen Day
landscape consultant
August 27, 2014
TO: Amos Chapman, HOA Vice President
Barbara Ellis, HOA Treasurer
Westwind Condominium HOA
325 Walnut Street Unit 102
Edmonds, WA 98020
FROM: Kathleen C. Day, Consulting Certified Arborist, ISA-PNW-0185
SITE: address noted above
RE: Health and Condition evaluation for Blue Atlas Cedar
:.�-111"'asp 5
Assignment
On August 5, a health and condition evaluation was conducted on the 25.5 inch diameter (dbh*) Blue
Atlas Cedar (Cedrus atlantica) growing within a foundation planting bed on the east side of the
property. Located on a corner property, the tree has both a south and eest exposure. The intent of the
evaluation was to:
® determine the overall health and condition of the tree
® review site conditions impacting the trees' longevity
® assess any risk factors evaluation.
Tree Health and Condition Evaluation
The tree has developed a co -dominant crown with multiple terminal leaders and typical lateral
branch development. There are no external signs of decay. The tree has been regularly pruned to
reduce limb loss and raise the crown to allow for both vehicular and pedestrian traffic below.
In our climate, this species can be fast growing resulting in weak, often brittle growth that is
frequently impacted by windstorms and snowloads causing limb breakage that can result in decay.
Site Assessment
The tree is located on the east side of the condominium complex. It has grown fast with optimal
drainage and light conditions. However, the limited space for root and crown development has
caused it to out -grow this location. The large 25.5 inch diameter tree is located within five feet of the
building foundation and its broad lateral branches extend into the building and roof.
The tree is located within 10 feet of the sidewalk and curb where cars are frequently parked. There is
no parking strip between the tree and the curb.
Risk Factors
Since this tree is prone to limb failure from weak and brittle branch development, consideration
should be given to replacing the tree with a more appropriate species that won't interfere with the
building and public right-of-way.
kathleen.day@comcast.net - katedaylandscapes.com m 2o6-522-2075 a A:L6 NE Ravenna Blvd. Seattle, WA 98soS ATTAC H M E N T 4
P LN20140046
Kathleen Day SEP 0 4 2014
landscape consultant
DEVELOPMENT SERVICES
Recommendations
Several tree species more appropriate for the location are:
Weeping Alaskan Cedar - Chamaecynaris nottkatensis 'Pendula'
Characteristics - Upright growth habit, slow growing, continuity and context in the
neighborhood since there are several growing on adjacent properties
Evergreen Magnolia - Magnolia grandiflora 'Little Gem'
Characteristics - Upright growth habit, slow growing to 25'. Small white flowers throughout
spring and summer, adapts well to confined locations
Excelsa Western Red Cedar - Thuia plicata 'Excelsa'
Characteristics - Upright growth habit, height to 30', Northwest native appearance, winter
interest, adaptable to variety of cultural conditions
Definitions
Dbh - the standard location for measuring the size of a tree taken at 4.5 feet above grade,
diameter at breast height. The location is where the trunk flare is reduced and a more
accurate diameter can be measured.
Crown raising - pruning practice of removing lower limbs to allow for clearance in pedestrian
areas of public right -a -way locations.
I certify that all the statements of fact in this summary report are true, complete, and correct to the best of
my knowledge and belief, and that they are made in good faith.
kathleen.day@comcast.net a katedaylandscapes.com a 2o6-522-2075 a A16 NE Ravenna Blvd. Seattle, WA 98io5
MEMORANDUM
Date: October 3, 2014
To: Mike Clugston, Associate Planner
From: Jeanie McConnell, Engineering Program Manager
Subject: PLN20140046, Design Review — Landscape Modification
West Wind Condominium — 325 Walnut Street
Engineering has reviewed the landscape modification application for the West Wind
Condominimums at 325 Walnut Street. The information provided is consistent with Title 18
Edmonds Community Development Code & Engineering standards.
Please place the following conditions of approval on the permit:
1) Trees shall be fell onto private property.
2) Vehicles and equipment shall be located on private property. Should it be necessary to
utilize the City right-of-way to perform any of this work then the contractor shall
apply for and obtain a right-of-way construction permit in advance of starting work.
3) Contractor/owner is responsible for keeping all debris on site and preventing any silt
laden runoff from leaving the site and/or entering the city storm system.
4) Contractor/owner shall repair/replace any damaged sections of curb/gutter, sidewalk
or other public improvements in City right-of-way per City standards that is caused by
or occurs during the permitted project.
Thank you.
City of Edmonds
• 41 ZIL