PLN20180003 Staff Report with Attachments.pdfO' L.Mo
ti CITY OF EDMONDS
121 5"' 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
TO: Michael Buy and rbormaster Homeowners Association
FROM:
ennifer Machuga, ssociate Planner
DATE: March 28, 2018
FILE NUMBER: PLN20180003
PROPOSAL: Administrative design review application for a landscape modification to remove
one existing tree at the Harbormaster Condo property addressed 200 2nd Ave. N.
Replacement planting is required.
A. Property Owner Applicant
Harbormaster Homeowners Association Same as Property Owner
c/o Michael Bunney
200 2nd Ave. N, Unit 102
Edmonds, WA 98020
B. Introduction
The subject design review application was
submitted by Michael Bunney on behalf of
the Harbormaster Homeowners
Association for a modification to the
existing landscaping at the multi -family
property addressed 200 2nd Ave. N. The
proposal is for the removal of one existing
tree located at the southeastern corner of
the subject site. Replacement landscaping
is required.
The subject site is located within the
Multi -Family Residential, RM-1.5, zone
(see inset zoning map). As such, the
proposal is subject to the General Design
Review requirements of ECDC Chapter
20.11. Pursuant to ECDC 20.11.010, since
the proposal does not require a SEPA
Page I of 4
File No. PLN20180003
Harbormaster Landscaping Revision
Administrative Design Review
threshold determination, the proposal may be reviewed by staff as an administrative Type I
decision, subject to the requirements of ECDC 20.01 and 20.02.
The applicant submitted a land use application form with cover letter (Attachment 1), site plan
(Attachment 2), and photograph of the existing tree (Attachment 3) on January 18, 2018. The
application became procedurally complete pursuant to ECDC 20.02.002 on February 15, 2018,
and a letter confirming such was sent to the applicant on February 26, 2018 (Attachment 4).
C. Criteria and Comprehensive Plan Compliance
The subject site is located within the "Multi Family High Density" designation of the
Comprehensive Plan as well as within the "Downtown/Waterfront Activity Center." Nothing in
this proposal appears to be in conflict with the goals and policies of the Comprehensive Plan.
D. Technical Review
The Engineering Division has reviewed the subject application and provided a memorandum
dated January 31, 2018 approving the proposal with four conditions (Attachment 5). One of these
conditions includes the requirement that a right-of-way permit must be obtained prior to utilizing
the City right-of-way, including the street or sidewalk, to perform any work. If the applicant
finds that such work is necessary, they must contact the Engineering Division for applicable
right-of-way permit requirements. All of the Engineering Division's conditions stated in
Attachment 5 are included as conditions of approval to the subject decision.
E. Public Commenh
Pursuant to ECDC 20.01.003(C), public notice is not required for Type I decisions. Thus, public
notice was not required for the subject application. As such, no public comments have been
received in response to the proposal.
F. Findings and Conclusions
a. The subject site is located within the Multi -Family Residential, RM-1.5, zone. The properties
to the north, east and south of the subject site are also located within the RM-1.5 zone, while
the properties to the west across 2" d Ave. N are located within the Multi -Family Residential,
RM-3, zone and Single -Family Residential, RS-6, zone. The properties to the south across
Bell St. are located within the Downtown Business, BD2, zone.
b. Properties surrounding the subject site are primarily developed with single-family and multi-
family residential uses. Commercial uses and a post office are also located within the general
vicinity of the site.
c. RM-zoned properties are subject to the General Design Review requirements of ECDC
Chapter 20.11.
d. A Critical Areas Checklist has not been completed for the subject site; however, there does
not appear to be a conflict between the proposal and the critical areas requirements of ECDC
Chapters 23.40 through 23.90. Therefore, no further critical areas study is required at this
time.
e. The location of the tree proposed for removal is indicated on the site plan within Attachment
2.
£ The subject site was initially developed in 1976, according to Snohomish County Assessor
records, which was well before adoption of the City's current landscaping requirements.
g. Current landscaping requirements are contained within ECDC Chapter 20.13. Although the
current landscaping requirements are different than the landscaping requirements that were in
Page 2 of 4
File No. PLN20180003
Harbormaster Landscaping Revision
Administrative Design Review
place at the time of original development of the site, any proposed changes to existing
landscaping are subject to the current code requirements of ECDC 20.13. Thus, any proposed
changes to existing landscaping must strive towards bringing the site closer into compliance
with current landscaping requirements.
h. In accordance with ECDC 20.13.030.B, Type III landscaping is appropriate along the
southern side of the subject site adjacent to Bell Street. Type III landscaping is intended to
create a 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. ECDC 20.13.030.0
requires each area of Type III landscaping buffering a building to contain 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 in addition to shrubs, a
minimum of three and one-half feet in height and other plant materials, planted so that the
ground will be covered within three years.
i. The applicant has proposed to remove the existing spruce tree located at the southeastern
corner of the subject site (refer to the site plan in Attachment 2). In order to comply with the
Type III landscape requirements along the southern side of the site, the applicant has
proposed to replace this tree with a fir tree. This would not cause any changes to the existing
spacing of the trees along the southern side of the site and would replace the tree proposed for
removal with a similar evergreen tree. The proposal to replace the existing spruce tree with a
fir tree will not cause the site to divert any further away from the Type III landscape
requirements, as the existing evergreen tree will be replaced with a new evergreen tree.
j. Minimum sizes and spacing of plants at installation are provided within ECDC 20.13.015.
Evergreen trees must be a minimum height of six feet. This requirement has been added
within the conditions of approval.
G. Decision
Based on the facts, conclusions, and attachments to this report, staff finds that the design review
for file number PLN20180003 is APPROVED with the following conditions:
a. Individual elements of this project are required to meet all applicable city codes, and it is the
responsibility of the applicant to apply for and obtain all necessary permits.
b. Only the one spruce tree identified within the application materials (Attachments 1 through 3)
may be removed. One replacement tree (fir tree or similar) a minimum of six feet in height
shall be planted near the southeastern corner of the site within the general vicinity of the tree
to be removed.
c. The Planning Division must be contacted following the approved landscaping modification
for an inspection.
d. 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.
e. 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.
f. 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.
g. Contractor/owner is responsible for locating all on -site utilities and any utilities on
Page 3 of 4
File No. PLN20180003
Harbormaster Landscaping Revision
Administrative Design Review
neighboring properties that could be impacted by the tree removal.
Relocation/revision/repair to any utilities may require separate permit.
H. Attachments
1. Land Use Application and Cover Letters
2. Site Plan
3. Photograph from Applicant
4. Letter of Complete Application
5. Engineering Division Memorandum
L Expiration
Pursuant to ECDC 20.12.090.A, "Unless the owner submits a fully completed building permit
application necessary to bring about the approved alterations, or, if no building permit application
is required, substantially commences the use allowed within 18 months from the date of approval,
ADB or hearing examiner approval shall expire and be null and void, unless the owner files a
fully completed application for an extension of time prior to the expiration date." Any person
wishing to file an extension should contact the Planning Division at 425.771.0220 for further
procedural information.
Page 4 of 4
City of Edmonds
Land Use Application
ARCHITECTURAL DESIGN REVIEW
COMPREHENSIVE PLAN AMENDMENT
CONDITIONAL USE PERMIT FIU. LI. N �yl D 1S,&Sj. ONL ���N�
HOME OCCUPATION DATE i I �/Iu _ REC'D BY .
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SHORT SUBDIVISION FEE 4 11g!5 RECEIPT#
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PLANNED RESIDENTIAL DEVELOPMENT
OFFICIAL STREET MAP AMENDMENT ❑ HE STAFF [J PB ADB Li CC
STREET VACATION
REZONE
SHORELINE PERMIT
VARIANCE / REASONABLE USE EXCEPTION
OTHER:
• PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD • A
PROPERTY ADDRESS OR LOCATION C? 0 .� NA Ave A/
PROJECT NAME (IF APPLICABLE) y��P�� /Bo,e mA.S rP_iQ lkee /eeio�i4� E7!'l2Nr
PROPERTY OWNER AittlQ6gaiAST,ene tiontoWPHONE# 124-672-334S
ADDRESS zoo Z ND 14Ve Al
E-MAIL FAX#
TAX ACCOUNT # SEC. _ T wP. RNG
DESCRIVI )N OF PROJECT OR PROPOS k'D USE (ATTACH COVER LETTER AS NECESSARY)_.
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DESCRIBE. OW THE PROJECT MEETS AI' .IC'ABI.F CODES (ATTACH COVER LETTER AS NECESSARY)
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APPLICANT h4e e, 13 PHONE # S-D 9 - 6 3.0- q 98a
ADDRESS A O O AND ave N. loax
E-MAIL M— 6 LINN ev !d_ 45SAI. C Vln FAX #
CONTACT PERSON/AGENT ( SA M E PHONE #
ADDRESS
E-MAIL FAX # _
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 1 am authorized to file this application on the behalf of the owner as listed below
SIGNATURE OF APPLICANT/AGENT DATE /
Property Owner's Authorization n 1, M LC- R @ t- N Q t� , 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. r
SIGNATURE OF OWNER DATE
Questions? Call (425) 771-0220.
Revised on 822/12 B - Lind Use Applicalion rn e i of 1
ATTACHMENT 1
MICHAEL J.BUNNEY
PROJECT: HARBORMASTER TREE REPLACEMENT
200 2nd Ave N. # 102 Edmonds, 98020 1 509-630-4982 1 m_bunney@msn.com
December 23,2017 ��
Michael Clugston
City of Edmonds, Associate Planner
121 5rh Ave N.
Edmonds, Wa. 98020
Hi. Michael,
The project to remove this tall Blue Spruce was initiated by several owners in our building
complaining of having to clean their decks and cars after a storm. The number of needles on
the ground seemed to increase each year. The owners of the building decided to look into
the cost of removing the tree. I called a tree trimmer/logger for an estimate to remove the
tree. The logger informed me that since the tree was so high and close to the primary power
lines, I would need to contact the PUD for their inspection of the situation. After the PUDs site
visit, they agreed to remove the tree because of it's close proximity to the power lines. PUD
will cut and remove all limbs, saw and dispose all trunk section up to 5 inches in
circumference and cut the remainder of the trunk in 16 inch sections for the owner to dispose
of. The trunk will be cut down to ground level and the stump will be ground down to
accommodate a shorter fir tree that does not shed its needles.
Michael J. Bunney, Association Board Member
Harbormaster Condominium Association
*jr City of Edmonds Map Title
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This map Is a user generated static output from an Internet mapping site and is for
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current, or othe_lse reliable.
THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION
4
ATTACHMENT 2
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CITY OF EDMONDS
121 5ch Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
fhC. 18y"
February 26, 2018
Mr. Michael Bunney
Via email: in bunney@msn.com
SUBJECT: NOTICE OF COMPLETENESS FOR LANDSCAPE REVISION APPLICATION
LOCATED AT 200 2ND AVE. N, FILE NO. PLN20180003
Dear Mr. Bunney:
Your land use application for a landscape revision for the property addressed 200 2" d Ave. N (File No.
PLN20180003) became procedurally complete pursuant to Edmonds Community Development Code
(ECDC) Section 20.02.002 on February 15, 2018. Please accept this letter as the City's completeness
notice in accordance with ECDC 20.02.003.
Although it has been determined that the application meets the procedural submission requirements and is
therefore complete, additional information may be needed as staff continues with review of the
application. Staff will contact you as our review continues if additional information is necessary.
I will be the main staff contact for your application. If you have any questions at any point during the
review process, you may reach me at Jen.Machugagedmondswa.gov or (425) 771-0220, ext. 1224.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Associate Planner
Cc: File No. PLN20180003
Page 1 of 1
ATTACHMENT 4
In
Date:
To:
From:
Subject
MEMORANDUM
January 31, 2018
Jennifer Machuga, Associate Planner
Jeanie McConnell, Engineering Program Manager
PLN20180003 — Landscape Modification
Harbormaster Homeowners Assoc — 200 2nd Ave N #102
Engineering has reviewed the subject application and found the information provided is
consistent with Title 18 Edmonds Community Development Code & Engineering standards.
It is requested that the following be included as a condition of project approval.
1) 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.
2) 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.
3) 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.
4) Contractor/owner is responsible for locating all on -site utilities and any utilities on
neighboring properties that could be impacted by the tree removal.
Relocation/revision/repair to any utilities may require separate permit.
Thank you.
City of Edmonds
ATTACHMENT 5