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PLN20150005_StaffReportwithAttachments.pdfCITY OF EDMONDS 1215th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION ADMINISTRATIVE DESIGN REVIEW FINDINGS, CONCLUSIONS AND DECISION Project: West Isles Condominiums Landscape Plan Modification File Number: PLN20160005 Date of Report: M rch 18, 20016 C� From: Kernen Lien, Senior Planner Proposal: Remove trees growing under powerlines and replace with species of a more appropriate size for growing under power lines. A. Property Owner Applicant West Isles Condominiums Linda Martin 7631— 218th Street SW Board President Edmonds, WA 98026 7631— 218th Street SW, #21 Edmonds, WA 98026 B. Project Description The applicant is proposing to remove 10 cedar trees and one fir tree at the West Isles Condominium property located at 7631— 218th Street SW (Attachments 1, 2, and 5). The trees are located under power lines and have been repeatedly topped over the years as they continually grow into the powerlines (Attachment 3). The applicant is proposing to replace the trees with more appropriate species and landscape for the location that will not require continued topping to keep the vegetation out of the power lines (Attachment 6). C. Findings and Conclusions 1. The West Isles Condominium site is located at 7631— 218th Street SW and is zoned RM-2.4 (Multi -Family Residential). The parcels to the north, east and west are also zoned RM-2.4 and developed with a mix of multi -family and single-family residences and a medical facility directly north of the site. The property to the South across Page 1 of 4 File No. PLN20160005 Administrative Design Review West Isles Condominiums Landscape Modification 2181h Street SW is zone RS-8 (Single -Family Residential) and developed with single- family residences (Attachment 7). 2. The West Isles Condominiums were constructed in the late 1960's and there is no landscape plan on record with the City of Edmonds. 3. The 10 cedar trees and one fir tree proposed for removal are identified on the existing conditions site plan included as Attachment 5. 4. The trees are located under power lines. Due to repeated topping and excessive pruning over the years because presence of the power lines, the trees have developed major defects which pose likelihood of failure (Attachments 2 and 4). 5. The area were the trees are located is along the property line between the West Isles Condominiums and 218th Street SW. ECDC 20.13 requires Type III landscaping along this property line, which pursuant to ECDC 20.13.030.0 requires- C. Type 111 Landscaping. Type 111 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. 1. Evergreen and deciduous trees, with no more than 50 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 30 feet on center; and 2. If planted to buffer a building elevation, shrubs, a minimum of three and one- half feet in height, and living ground cover planted so that the ground will be covered within three years; or 3. If planted to buffer a parking area, access, or site development other than a building, any of the following alternatives may be used unless otherwise noted: a. Shrubs, a minimum of three and one-half feet in height, and living ground cover must be planted so that the ground will be covered within three years. b. Earth -mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the ground will be covered within three years. This alternative may not be used in a downtown or waterfront area. c. A combination of earth mounding, opaque fences and shrubs to produce a visual barrier at least three and one-half feet in height. 6. A landscape plan has been prepared by landscape architect Francis Spillane of Edmonds Landscaping (Attachment 6). The proposal is to replace the cedar and fir trees with species more appropriate for a location under power lines. The cedar and fir trees will be replaced with four vine maples, two service berry trees, and eight Pacific wax myrtle. Proposed ground cover species include viburnum davidii, potentilla, and sword fern. 7. The proposed landscape plan in Attachment 6 is consistent with the Type III landscaping requirements detailed in ECDC-20.13.030.C. Page 2 of 4 File No. PLN20160005 Administrative Design Review West Isles Condominiums Landscape Modification D. Technical Review The Engineering Division reviewed the application and found the proposal to be consistent with Title 18 Edmonds Community Development Code and Engineering standards and requested conditions of approval which have been added to the decision (Attachment 8). E. Decision Based on the findings, conclusions, and attachments to this report, staff finds that the design review for file number PLN20160005 is APPROVED with the following conditions: 1. This approval is valid only for the removal of the 10 cedar trees and one fir identified in Attachment 5. Removal of any other trees requires separate approval. 2. The landscape plan included in Attachment 6 must be implemented upon removal of the trees. Call for a final inspection from the Planning Division once the landscaping has been installed. 3. Trees shall be fell onto private property. 4. 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. A traffic control plan will be required as part of the right-of-way permit application. 5. 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. 6. 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. 7. Contractor/owner is responsible for locating all on -site utilities. Relocation/revision/repair to any utilities may require separate permit. F. Attachments 1. Land use application 2. Cover Letter 3. Photos 4. Tree Risk Assessment Forms 5. Existing Conditions Site Plan 6. Revised Landscape Plan 7. Zoning and Vicinity Map 8. Engineering Memorandum Page 3 of 4 File No. PLN20160005 Administrative Design Review West Isles Condominiums Landscape Modification G. Appeals Staff design review is a Type I decision which pursuant to ECDC 20.01.003.E 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 4 of 4 City of Edmonds RECE VE Land Use Application FEB nr-yri nin €N7 U ARCI"III'LCTURAL VLSIGN R) VIGW " ❑ COMPREHENSIVE PLAN AMENDMENT p,` 11 FILE # fbo- GI ZONE Z ❑ CONDITIONAL USE PERMIT ❑ HOME OCCUPATION DATE �!� �• REC'DBY ❑ FORMAL SUBDIVISION -K ❑ SHORT SUBDIVISION hEE RECEIPT # ❑ LOT LINE ADJUSTMENT HEARING DATE ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ HE -A.<9TAFF ❑ PB F ADB ❑ CC El OFFICIAL STREET MAP AMENDMENT I STREET VACATION l REZONE ❑ SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE l"XCRITION / dA JJ I Y OTHER: eT vw"� -�' 1�� S Lc` pay *& . - L oti. • PLEASE NOTE T1 AT ALL INFORMATION CONTAINED IVITIII Y T111, 11111 .ICATION IS A PUIJLIC REC HD • A �� `� 0-2 7 1� 3/ d 5. PROPERTY ADDRESS OR LOCATION PROJECT NAME (IF APPLICABLE) e*,- T�5 /Crj `'liXGf or�rr t y� i �-Y►^5 )j '""�` F�l� d PHONE.•. # PROPERTY tK a-r w, �e� OWXt- or C. ADDRESS Vhfi E-MAIL=OA /- �1 L200Adr-X.> f-- i Oe-4 FAX # _ TAX ACCOUNT## _ SEC TWP. RNG. DE. .RIP1'ION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NF:C'I-SSARY) Y/ DESCRIBE HOW THE PROJECT MEETS APPLICABI.F CODES (ATTACH COVER Lyl"I1:R AS NECESSARY) -f— k «. vu.97 -A l J APPLICANT Wel-4-_ ADDRESS * /', 4r4 ,y CQ> • � Z! E-MAIL FAX #tol L� 14— CONTACT PERSON/AGENT ��`` - AA PHONE# ADDRESS 5Lt'u✓ �I Q E-MAILOQ FAx # ter_ 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, 1 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 APPLICAlff/AFENT DATE �, T 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 Questions? Call (425) 771-0220. DATE Revised on & 22112 H - Land Use Application Page l of l Attachment 1 FED �1��5?:.. EDMONDS 22319 76"' Av nte �W;`' ' ANDSCAPING mWA�aonds, A 98026 - DESIGN INSTALLATION F: (42.5) 774-9459 MAINTENANC'T' Wvvw.LdmondsLandscaping.coni RL: Hazard 'I'Tces located at: West Isles Condominiums 763)1 218"' St SW Edmonds, WA 98026 I.,ebruary 18, 2016 Across the street frontage of this property there are eleven trees (10 Cedar and 1 Fir) that I would recommend for removal due to their interference with power lines and the damage they have undergone by multiple toppings over the years to keep them below these power lines. These eleven trees all have significant hazards and pose a risk to public safety and damage to private property as they are located in the direct vicinity 01'1101-nes, driveways and parking areas, as Well as adjacent to cite streets. Due to major defects which pose likelihood of failure in the future, brought on by topping, excessive pruning, co -dominant stems with included bark and weak branch attachment, I highly recommend these eleven trees for removal. Please see attached removal plan and ISA 'Tree Hazard [,;valuation 1"orms, l recommend replacement of removed trees, following the city requirements, using native species (Vine Maples and Wax Myrtles) along with native and/or drought tolerant shrubs and Sword Ferns as living groundcover at spacings as required by City Codes. The planting schedule is also shown on the attached removal plan and includes species known for their soil binding qualities and slope stabilization characteristics. Due to height restrictions required by the overhead utility lines,1 suggest using evergreen Wax Myrtles, NiIlich can easily and safely be kept at an appropriate height below the lines, in lieu oi'other evergreen trees which v.\ ill grow too large, in order to avoid IUIUre conflicts such as are now occurring with the Cedar and Fir Trees. The following species are recommended to be planted throughout the site as replacement for removed trees: :\cercircintttum Vine Maple I" caliper Ainelanchier alnifolia Western Serviceberry 1"caliper Wax Myrtle 5 gallon Potentilla 5 gallon Viburnum davidii 5 gallon Sword Ferns 1. gallon Please see attached tree removal plan and replanting plan. l,or further information regarding this tree removal and replanting plan, I can be contacted at the above address or by email at l 'rancis Spillane Washington Landscape Architect tll 1 17 Attachment 2 A Photographic Guide to Vie Evaluation of Hazard Trees in Urban Areas TREE HAZ ARD EVAL UATIDN FORM 2nd Edition Site,`Aciclress HAZARD - j �� �T "�tJ-- — — — - ---- — —D-- .0�..�5 — RATING' Map/Location. Owner puubc privalll � onkrlul^ni other � , Poicr tiai of part Rating Rahn(1 Hale: ���� Inspeclot: _ �„ Ir7lnlw,ili�iff; aC11iNl rlebtJf!CI D'Ilc of aril inspection __ ! l-) • � %��yC,�,O (, t� � 7E# t7 _ - Needs turther inspection TREE CHARACTERISTICS C �� u �C�i5r — Ciead lroe Tree N:.. species: fin_, C�� S F2�N�D1%4•{� �r if , DISH:"' �2' i , N of trunks: Height: ~ Spread: �` I5 Form: I 1 generally symmetric '- 1 n-unor asyuunetry 1- major asl,�mi7letr,� I stump spiou; slag -headed Crown class: 1 doininanl ''Ico-dominant linlcrnredi�,lc �supprrssed Live crown ratio: — % Age class: I young I semi•naature i ;mature over-mature/senescent Pruning history: _ CrownCleaaved LJ excessively thinned topped ,J crown raised � pollarded � crown reduced _ tlustt cuts cabled�braro��i none �Qrtiuliif)le prurllnq evenls At)or lltl'e5. _ _ - -- Spocial Valuo: I spucunon i s l irerilagellrisloric +nldlil�r I" unusual I sln�et tree 1 scieen .- shade f*-I indigenous 'J prulecled by gov st;ency TREE HEALTH Foliage color: ❑ nornmI ❑ chlorotic necrotic Eplcormics? Y N Growth obstructions: Foliage density: IJ normal LJ sparso Leaf slze: normal L_ small LJ stakes Wirelti0s LJ signs �Li cables Annual shoot growth: L: excellent a average poor Twig Dleback? Y N _ J curb%pavement __I guards Woundwood development: :_i excellent __.average i_: poor 1_; none Uother Vigor class: excellent Ll average L_ fair LJ poor Major pests/diseases: SITE CONDITIONS Site Character: � �esidence 1 _: commcrcl 11 L Ir1dU;U'I;i park _' Open Space L__ iiatUraI �,_. woodiand1orest Landscape type. _ parkvmy L- raisod bed ! container mound lavm l _1 shrub border nd )1, k Irrigation: none — adequate I.1 rnadequala I cxcr:ssive 1 trunk woltled Hecent site disturbance? Y N i 1 construction . soil disturhance grade change XPO ne clearing - site clearing % dripfine paved: 0% 10 25°��; 26 50 50-75°15100°li mint lifted? Y N % dripiine wl fill soil: 0°r6 15-100% TO dripline grade lowered: 75-140"o Soil problems: drainage i shallow .l compacted i J drouyhly saline . alkaline aeitlic L srnaN volume disease iisior", nl I�ul Clay J expansive I slope aspect: Obstructions: f BghlsI signage I linc..'uf sight I I viev,� overhead Imes '-? �.inderground lil�litiet :traffic -�i arljacenl vert Exposure to wind: ;7i singio lree f- helow cannp!� n ahuve c, Jolt / I l,ecenlly expo;;ed i o I I i dvm10, c a I i j @driJe glom try �nndlhr,;vr Prevailing wind direction: Occurrence of sii0%v/ice SIorr% - never CJ seldonI Cl regularly TARGET Use Under Tree: building parKintt tr;l(tiC peth°slii�n� ii c��a�nm landscape ha�riscnpc sn;,:;ll re2rr.nas utility anus Can target he moved Can use be restricted? Y occupancy: I I occasronnl use nileiniittent arse frequent use coIs, ta+il use -fee lrlternati0n3l SOCIMY of Arboriculture assume;; no rasponsibilib, for conclusions of recorn1a1,MFlari0n3 dr;rnVed ?rc,m Ilse of this iorn� --- Attachment 4 TREE DEFECTS ROOT DEFECTS: Suspect root rot: Y N Mustrroom/conk/bracket Qresent:_Y td Exposed roots: -,,severe F­?1n0c l-We loud Undermined: t. severe moderate --11o�- Root pruned; distance trom trunk Root area affected: `", Buttress wounded: Y N Whell: fiastricted root area: J eveie : MOOClate love Potential for root failure: J severe I_moderate _ loan LEAN, deg, from vertical C natural C- unnatural seil-conru,leil Sail heaving: Y lu Decay in plane of lean: Y fd Roots broken Y N Soil cracking: 1' IJ Compounding factors: Lean severity: CROWN DEFECTS: Il1d1CBIC piasence of individual defects and I -ale their 5e1,e111;1 ,s � severe. In : modera:e. DEFECT I _ - ROOTC11OWN TRUNK f SCAFFOLDS P„.,. M.,, . - OWN. Cutlourinantsflr�rk5 Multiple altachments Included hark Excessive end ,veighl r!il I II)1:1$ . Glrtllin�_ Rloodinolsap flow LOWSWC!'drked lark Nesting_ncle;bee hive SVC-1*e 1 1 moderato ruelsgerm�tes�an[s �ankorygalis/burls I _ -- HAZARD RATING Toc, part most likely to tail: .nspection period; annual — Filh.la poballial 1 IOW: t' nleC;llllli; hlph1 SF'Ji�l"� _ . _.•.__ Mann{rat _ mier -_ Sits Of parr 1 • _W, [1 i I allure Potential I size Of Part >- Thugs[ Haling :: lia,�aill hating 3 13 3U(45-?b i� + + u c ? ..._ HAZARD ABATEMENT .f - ['i�!IUf°ill ESN. •t cfal�'I,if ii .I:,t Prime: C171;7't�C dBfvC11VO 1)pIYI remCo end l4'(:IQ17t _ I Crov,'n �I��II 11!I�I , . f'3i; I'.r,IUU�' u',�:ft'i:'.. Cabla/Hrt�ca: --- -- Remove [re W Replace? Y Move dtilr•.,�.„Illy lirspecf furlhcr_ root rrovan 1!cx; r;rial target: YOther: —_--- Effect ultta f-� evaluale on adjacent tress: /V_ �— Notification: m.vner _ anager L_. governing agency Data: COMMENTS p� Cro) (1) Oaf c._kWkw (X. bv). ItY, 60(1, 5.w . �etiny. 7531 218th St S� vgV.,A q f ti► gLo41, wly a- �- L 0�4 5T ti " Attachment 5 i �s �-w ?k� (:�i lqvj - , OM �Y-�Tlqj -"41110) -�UL ol;� 1 5 S` OV 3 -7 Sl L,3. 3C� ssr�� • �S3 �1`� f y NrJ�1x3. S'o �f � W-1Ica y.k�s`l3!11?1 Q O h3 I � 1-0 -,-A 74/d Q K K Alt J w �Q kk31 ,p 21323 CD MARK N 21415 j 21417 c c 21419 m 21501 n 21503 0 COo o OV N ;Ln;Ln CD N Ln N r p �- 215TH ST SW 00 0 LO N Ln _v Ln o Ln 0 0 o o N n n n n n ti r CN N 1608 7928 � n � 921604 � c 1612 21615 2161 2161 2161 a N 00 21616Proje t Locati rn 00 : STEVENS FAMI Y 1616 2Golden �.�` ^ �� `� ^ n HEALTH CA ti 5 1620 Leaves �6 21630 s`0�' ^p TE 161 A 21701 cOS z 2170 N n w 21713 "' a - WEST 0 1710 CD ISLE 710 2171CO . lO M N 21727 ti °x 7631 to CD to to 01 no 218TH ST SW Ifi7924 7906 7806 17804 7710 7702 a 2180 314 OD 21821 7908 co 7808 n a 21817 2181 = 181 21810 818 181 7910 R 7810 181 t~. 2181 21822 0 21829 N `5� )05 o0 21831 7812 2182 21823 �� 182 21822 SW 21905 �y p^NCD 7623 clij V 906 91 21913 M N r 2191 m 3 to 7621 00 N 21919 ti a n CO 2191 a 1 Q n D5 7923 21918 1 17 M n �p -•• 7922 M 2200 � 77107708 v 00 2200E a ? 00 a N o0022017n 2201: Y220O6�2200 00 77808 n��7706~n � CM �p 97704 22020 22018 ri 22023 �`� CD02$ ??029 `� 026 ti 00 22CD 7702 2202 22024 c 22105 22101 22105 r 22104 �� p 0 22110 22106 West Isles Condominiums Landscape Modification PLN20160005 Zoning and Vicinity Map `ne. 1 g9l 2182, ?151 N 52 A 1 '315 220TH ST SW Scale 1 inch = 300 feet Attachment 7 MEMORANDUM Date: March 18, 2016 To: Kernen Lien, Senior Planner From: Jeanie McConnell, Engineering Program Manager Subject: PLN20160005, Design Review — Landscape Modification West Isles Condominimums — 7631 218t" St SW Engineering has reviewed the landscape modification application for the subject property. 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 any portion of the City right-of-way, including the street or sidewalk, to perform any of this work then the contractor shall apply for and obtain a right-of-way construction permit in advance of starting. A traffic control plan will be required as part of the right-of-way permit application. 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. 5) Contractor/owner is responsible for locating all on -site utilities. Relocation/revision/repair to any utilities may require separate permit. Thank you. City of Edmonds Attachment 8