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PLN20150051 staff report with attachments.pdfI/IC. 18y%j Project: 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 ADMINISTRATIVE DESIGN REVIEW FINDINGS, CONCLUSIONS AND DECISION Turnberry Lane Landscape Plan Modification File Number: PLN20150051 Date of Report: November 6, 2001 5 From: Sean Conrad, Associate Planner Proposal: Remove two damaged trees within the landscape buffer at the intersection of 208th Street SW and 72"d Avenue W. A. Property Owner Applicant Turnberry Lane Homeowners Assoc. Davey Tree Company 20800 72"d Ave. W PO Box 27605 Edmonds, WA 98026 Seattle, WA 98165 B. Project Description The applicant is requesting to remove two damaged trees within the landscape buffer adjacent to 208th Street SW. Based on a field inspection by the applicant, a London Plane Tree should be removed due to damage incurred to the tree during a strong windstorm in August of this year. The second tree, a Red Maple, is showing signs of a fungal disease in the trunk. The applicant also noted in his inspection of the Red Maple that the co -dominant stems of the trunk have an extremely weak attachment to the main trunk and are prone to failure. For these reasons the applicant is requesting to remove the trees. C. Findings and Conclusions 1. The Turnberry Lane development was approved by the City's Architectural Design Board (ADB) in March of 1997. The development is a 28-unit residential complex located in the RM 1.5 (Multi -family) zoning district. As part of the approval from the Page 1 of 6 File No. PLN20150051 Administrative Design Review Landscape Modification ADB, a landscape plan was approved for the exterior boundaries of the site and in the spaces between the buildings. The staff report for development (ADB-96-150) has little discussion regarding the proposed landscape plan. The report notes that deciduous shade trees are proposed along the north property line with evergreen trees along the remaining property lines. The staff report notes that the landscaping plan did not clearly indicate what type of ground cover was proposed for the planting beds. Minutes from the ADB's meeting in March of 1997 show no discussion on the landscape plan itself. 3. The Turnberry Lane development was required to comply with the proposed landscape plan submitted with the application and required to include ground covering plants. The final as built landscape plan is attached (Attachment 4). 4. Removal of the two trees is recommended by a certified arborist working on behalf of the homeowners of Turnberry Lane. The arborist, upon inspection of the site, concluded that the London Plane tree suffered damage during a recent windstorm. He is recommending the London Plane be removed and a similar species shade tree be installed in its place. The Red Maple is showing signs of fungal disease, weakening the trunk of the tree. The arborist is recommending this tree be removed and is recommending only replanting with shrubs in lieu of replanting another tree. The Red Maple tree is currently crowding out another tree and in the arborists opinion replanting another maple in this area would lead to more crowding of the existing trees. Figure 1: View of the existing London Plane Tree (center of picture) looking west. Page 2 of 6 File No. PLN20150051 Administrative Design Review Landscape Modification Figure 2: View of the existing Red Maple (center of picture) looking south. 5. The trees are located within a landscape buffer required as part of the development. The purpose of the landscaping is to minimize the visual impact the development would have on the two adjacent streets (208th Street SW and 72"d Avenue W) and neighboring properties. The existing landscaped area would constitute a Type III landscaping in accordance with the Edmonds Community Development Code (ECDC) section 20.13.030.C. This section of the code defines Type III landscaping as follows: C. Type Ill 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. To achieve the visual separation of uses and soften the appearance of streets, parking areas and building elevations the code requires Type III landscaping to exhibit the following characteristics: 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. Page 3 of 6 File No. PLN20150051 Administrative Design Review Landscape Modification 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. The existing landscaping along 208th St. SW and 72"d Ave. W. accomplishes the screening effect required for Type III landscaping. However, removal of the two trees will leave a bare patch in the landscaping along 208th Street SW. In order to remain compliant with the intent of the Type III landscaping along 208th Street SW the applicant is proposing to replace the London Plane with a similar species shade tree. The applicant is recommending that with the removal of the Red Maple, shrubs, instead of another tree, should be considered. The applicant's recommendation for the Red Maple replacement is based on the current crowding of a Persian Ironwood tree located between the Red Maple and the apartment building. Installing another tree in place of the Red Maple with eventually crowd out the existing ironwood tree. Therefore, shrubs were recommended. 7. Staff visited the site and noted the existing landscaping provides a good mix of ground cover, low lying shrubs, taller shrubs and trees. The landscaping is in compliance with the "as built" plans (Attachment 4) and is consistent with the Type III landscaping requirement. Based on the applicant's recommendation, a condition will be added to the approval of this landscape modification request requiring a revised landscaping plan identifying the tree or shrub type and location in place of the two trees. Staff will review and approve the plan prior to removal of the trees. Figure 3: View of the existing landscaping along 208th Street SW looking west. Page 4 of 6 File No. PLN20150051 Administrative Design Review 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. E. Decision Based on the findings, conclusions, and attachments to this report, staff finds that the design review for file number PLN20150051 is APPROVED with the following conditions: 1. This approval is valid only for the removal of the one London Plane tree and one Red Maple identified in the application materials. Removal of any other trees requires separate approval. 2. Prior to removing the two trees a landscaping plan shall be submitted to the Development Services Department for review and approval. The plan shall include the tree or plant type, location of planting and size at the time of planting in accordance with ECDC 20.13.030.C. • The London Plane Tree shall be replaced with a similar species shade tree. (The location of the replacement tree shall be a minimum of 3-feet from the fire hydrant and FDC connection located at the intersection of 208th St. SW and 72"d Ave. W.) • The Red Maple shall be replaced with three shrubs in accordance with the "as built" landscape plan (Attachment 4). 3. Trees shall be fell onto private property. 4. 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 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. F. Attachments 1. Zoning and Vicinity Map 2. Land use application 3. Cover Letter 4. As built landscape plan 5. Location of trees to be removed Page 5 of 6 File No. PLN20150051 Administrative Design Review Landscape Modification G. Appeals Staff design review is a Type I decision which pursuant to ECDC 20.01.003.13 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 6 of 6 City of Lynnwood Tree location RM-1.5 210TH ST SW RM-2.4 w � CG2 Q Q o Z N 212TH ST SW OF EDAj Zoning and Vicinity Map File No. PLN20150051 0 90 180 360 Feet A ATTACHMENT 1 City of Edmonds Land Use Application r ARCHITECTURAL DESIGN REVIEW COMPRUIENSIVE PLAN ANIENI)MENT CONDITIONAL USE PERMIT FII.F# �L��D:iSiJ�%ONE I i 0M F' OCcuPAT Ic)N It_�t 'I) 8v DArr � �%� r, FURNIAI. SURDIVISI4 �` L — _ SPre _ f:c�'hlPTlt _-- LOT LWe HEARING DA 17i PLANNED RF'SIDWrIAI. DEVELOPMENT `�✓ OFFICIAL S'fRF,k't MAP AMI:NOMENT fir. � fAF'F Ply I i ADR 1 CC STREET VA('3'1'IpN `` RHONE SHORELINE f PRMIT VARIANCE /ItGr11SONARLI! IJSI: I7(CFPf N � • N/.EA,Vr A7)TE T114 Y.I L/. /Nh7)R6fiI Tfr��)jjA` ('U1h7AI+R�Is D WIT,f/!�I1.'P1LlC'ATfq;Y JS' A PL`8J,/C X li r.'UR/) • Piizopmry AllDRt':5S Olt LOCATION �d g0 'g &P _ jjIV , MQA 1.(L�0,� PR0.1i?',r"1'\A,Nt F;(IF'�tPPt•C.\RLFJ vtll� t/y GG. r1.(1_Alne L- /1�'*nn4)rA!h 5 PROPERTY 6+ • '"!A LorlgiQx P. 0. PlIONf:li �O/ %97_�2 Z ADDRGP L-MAIL 'IAXACCOONTP SL.C. TMP kNG or fPKUJFC GR P OI'O.% D l.:=SI; A'IT�AC�i I C:U/YLR�_�j_ -1.. �eS�l.LtY�I.L _�UA/�i _LX Jr?¢—�.4aL_ 7 u yc" pti1,t — — 1kSC'RlBf+, IIDWTHI PRO)IiCI'Mtfl::l'S AI'I'LICAI3t.0 G'OIJifS (A ITACH WVER I>I•: -I'GR AS NHC'1=SSrARY) APPLICANT J F liON1, li _ j26 AD)RISs �i �Sto7� i171�a �Wes. kZA y jr G CON'C',i(,'l-Pk;RSOV/ACEN'l',��.�Q.'1� /f1U11�� � �PFIONI•:H�h %3Q•'��g� ADDRLSS San A — The undersigned Applicant, and hMierlils heirs, and assigns, in consideration on the processing of the application aRrces to release, indemnity, defend and hold thr. City of Unaonds I1RrmICSS frwm any and all damages, Including rensonahle auoniuy's fees, arising from an; action or infraction bax cd in whole or purl upOn false, rMsl(Jadim_. maccuauc ur n(;inl)ICiC 1111unn.,inn, fl1M0)vd by the appllran3, hisrhur,its mgents or employees fly my signature, l cerulj' that the information and eshibis herewith subnnticd are truQ and CUrreet W the best of my knowledge and that I am authorized io file This appbcation on the hehall' of the Otrner as listed below. SIGNATURPOPAPPr.1CAlrl/AGENT DAIT Pro a wn �ri Authorim n 'ettif on itc penalty of cr'ui ' under the haw or the State f _ r p r p), G� n W u that tha i21llttwinL, is a trLIC and CWTcct sWl mo it I have authorized the uhovc ApplicanMgent to apply for the subject land use appy to , rant my permission fo hlic of}icials and the staff or the City of f.dmonds to enter Ilse subject property for lite It scsot spcct n and postin .11e1 I to this application. SIGNATURE OF OWNER �Gt.N"v�� I)An �� 1 t/n LD (questions? Call (425)'171.022 Row.,vd on B,22•12 If • Lund Appdcvrron Ptn,e 1 n%I Attachment 2 . /S ACCREQITgA), i s CONFIDENCE October 15, 2015 Sean Conrad City of Edmonds, Planning Division Re: Turnberry Lane 20800 72"`1 Ave W Edmonds, WA 98026 Sean, I am recommending removal of two trees in the NE corner of this property. 1) London plane tree, 18" DBH located NE of bldg. 20800 (Building A Ion the site map). This tree sustained massive damage from the late August windstorm, in the form of a broken top and several broken scaffold limbs. The top break was approximately 6" diameter. The resulting form is a strongly asymmetrical canopy that would have to be reduced further to prevent future breaks. This would also result in a high trim frequency to manage water - sprouts over the years. The best thing would be to remove this tree and replant with a similar species shade tree. 2) Red maple, 12" DBH located on the north side of bldg. 20800 on the east end. This tree shows signs of phytopthera (or a similar fungal disease), exhibited by the black discoloration of the bark and sloughing of the bark. The main co -dominant stems also have an extremely weak attachment prone to failure. This tree is also starting to crowd out a specimen Persian ironwood, closer to the building. For this reason, replanting anything other than shrubs in this location is not advised. Thank you, Jay Maize, ISA Certified Arborist #PN 1098A The Davey Tree Expert Company PO Box 27605 Seattle, WA 98165 Attachment 3 r ati: '.i . ,. EXISTII�9G TREE 1�U REMAiN, T7F' - OE3TA,IN ANC> AI�NERE TO THE o : ; � , . �_ TlmiE f�'EGC7r1M1�Nt�ra �TIaN°a� � _ �� i � � , r , .� `. , ;� ! ;� t , ,? , � , , � , '_ , ; ,,, _ � i �. �� ',:. A PRcx=E�iSIONAL ARE3©RlST — _._ _:_. __ _ __ — a'.' 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