PLN20150056 decision with attachments.pdfr�
11'c. 189V
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
Project: 520 Walnut Street Landscape Plan Amendment
File Number: PLN20150056
Date of Report: November 24, 2015
From: / t�' l�, eLl
Mike Clugston, AICP, Associate Planner
Proposal: Remove two evergreen trees west of driveway
A. Property Owner Applicant
520 Walnut Street Condo Assn. Susan Haugen
Secretary, 520 Walnut Street Condo Assn.
520 Walnut Street, #1
Edmonds, WA 98020
B. Project Summary
The applicant is proposing to remove two evergreen trees on the west side of the
driveway adjacent to the condo building where tree roots are uplifting the pavement.
Replacement is proposed (Attachment 1).
C. Findings and Conclusions
1. The 520 Walnut Street Condominiums is a multifamily residential building approved
and constructed in 1990 (PLN19890127 & BLD19900527). The site is zoned RM-1.5
(Multiple Residential).
2. Parcels to the south and east are similarly zoned and developed. The parcel to the
west is zoned Downtown Business (BD2). The mixed -use Gregory building to the
west was destroyed by fire during construction in 2006 but was eventually
completed in 2007 (Attachment 2).
3. Ornamental cherry and crab apple trees were originally installed along the west
property line at 520 Walnut Street (Attachment 3). Several of these trees were
Page 1 of 3
File No. PLN20150056
Administrative Design Review
520 Walnut Street Landscape Modification
destroyed in 2006 when fire destroyed the Gregory building. The evergreen trees
were used as replacements and their roots are now impacting the driveway
(Attachments 4 & 5).
4. Edmonds Community Development Code (ECDC) Section 20.10.020 indicates that
changes to landscaping on multiple residential parcels are subject to design review.
In this case, the review is conducted by staff pursuant to ECDC 20.11.010.A.
5. Chapter 20.13 ECDC (Landscaping Requirements) provides for various types of
landscape treatments depending on the context of the site. Type I landscaping, or a
similarly dense buffer, would typically be appropriate along the property line
between the 520 Walnut Street building and the Gregory to the west because the
parcels are in different land use zones. However, there is not enough space for
Type I landscaping on the subject parcel given how it was developed in 1990 with
the driveway being very close to the west property line. As a result, smaller
growing, shallow -rooted replacements at a 1:1 ratio would be appropriate in this
case to provide some additional screening but with the intent to minimize future
root impact to the driveway pavement.
D. Technical Review
The Engineering Division reviewed the proposal and asked for conditions to be added to
the decision (Attachment 6).
E. Decision
Based on the findings, conclusions, and attachments to this report, staff finds that the
design review for file number PLN20150056 is APPROVED with the following conditions:
This approval is only for the removal of the two evergreen trees identified on
Attachments 4 and 5. Removal of any other trees requires separate approval.
2. The two replacement ornamental pear trees or similar must be installed near the
location of the two removed evergreens.
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.
7. Contractor/owner is responsible for locating all on -site utilities.
Relocation/revision/repair to any utilities may require separate permit.
Page 2 of 3
File No. PLN20150056
Administrative Design Review
520 Walnut Street Landscape Modification
F. Attachments
1. Land use application
2. Cover letter
3. Original landscaping plan
4. Aerial and Google Street view showing trees to be removed
5. Photos of trees to be removed
6. Engineering comments
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 3 of 3
Y
City of Edmonds
Land Use Application
❑ ARCHITECTURAL DESIGN REVIEW
❑ COMPREHENSIVE PLAN AMENDMENT
❑ CONDITIONAL USE PERMIT
❑ HOME OCCUPATION
❑ FORMAL SUBDIVISION
❑ SHORT SUBDIVISION
❑ LOT LINE ADJUSTMENT
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT
❑ STREET VACATION
❑ REZONE
❑ SHORELINE PERMIT
❑ VARIANCE / RFASONABLE USE EXCEPTION
FILE# VLN-Inj DO!X�1ONL• ,.M- 1.
DATE: /�� REC'DBY TQc:�. M
FEE RECEIPT #
HEARING DATE 1N f A
❑ HE )OSTAFF ❑ PB ❑ ADB ❑ CC
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• PLEASE NOTE THAT ALL INFORMATION 11V
CONTAINED WITHIN THE APPLICATION ISA PUBLIC RECORD •
PROPERTY ADDRESS OR LOCATION � L 0 V k ( �J 19 T 0 T—
PROJECT NAME (IF APPLICABLE)
PROPERTY OWNER 1 Z D % l fir/ 1 S 1 PHONE i1�p��
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DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NL'CESSAR
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DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
APPLICANT '� 2�0 \kl a(- % � � �
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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.
11177,
SIGNATURE OF APPLICANT/AGENT / ` i V II (7n (�/ L( ��r r n DATE
Property Owner's /Authorization r_
_ i P �'�S K+ certify under the penalty of perjury under the laws of the S f of
I, 5 G L(6 L �- Q
Washington that the following is a true and correct statement: I have authorized the above Applicanl/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 t- nntrr thr
subject property for the purposes of inspection and posting attendant to this application.
? DATE 1 J
SIGNATURE OF OWNER
Questions? Call (42 771-0220 Attachment 1
PLN20150056
Revised on 8122112 B - Land Use Application Paf
November 3, 2015
Development Services Department
City of Edmonds
RE: Land Use Application
To: Planner at Development Services Department
Enclosed are:
Land Use Application, submitted for a landscape modification
$250 fee
Aerial photo provided by the City of Edmonds
4 pictures of the two trees and the damage they are causing to the driveway
ReaS:1 VP
N°V 03 2015
OEVFLOPIv1FNT S6RVICES
This landscape modification is submitted by the landowners at 520 Walnut St, Edmonds, WA 98020. The
request is to remove two 20 foot evergreen trees that are causing major damage to our driveway. The
trees are on the northwest and southwest corners of our property. They were planted in 2007 following
removal of the severely fire -damaged trees resulting from the fire that destroyed the condominium
building at 5th and Walnut in December of 2006.
The remainder of the west property line is landscaped with ornamental pear trees and 3 to 6 foot
ornamental plants. In the spring of 2016 we plan to plant shallow -rooted smaller plants, if needed.
Thank you for your consideration,
Susan C. Haugen
425-673-4086
Secretary, 520 Walnut Street Condominium Association
520 Walnut St, #1
Edmonds, WA 98020
Attachment 2
PLN20150056
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Attachment 3
PLN20150056
50 Feet
Woodway
This document is for general information purposes only and is provided on an 'as is'
and 'as available' basis. The data used comes from a variety of public sources and no
warranty of any kind is given as to its accuracy. Users of this document agree
to indemnify and save harmless the City of Edmonds, its officials, officers,
employees and/or agents from and against any claim, demand or action, arising
out of any use or possession of this document .
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Attachment 5
PLN20150056
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NOy 0 3 2015
CEVELoPMENT SERVICES
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Date:
To:
From:
Subject:
MEMORANDUM
November 23, 2015
Mike Clugston, Associate Planner
Jeanie McConnell, Engineering Program Manager
PLN20150056, Design Review — Landscape Modification
520 Walnut Street Condo Assoc. — 520 Walnut Street
Engineering has reviewed the landscape modification application for 520 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 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.
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 6
PLN20150056