The URL can be used to link to this page

Staff Report +Attachments.pdfwM°ti CITY OF EDMONDS v 121 5"' Avenue North • Edmonds, WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov "Jo DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION ADMINISTRATIVE DESIGN REVIEW FINDINGS, CONCLUSIONS, AND DECISION TO: I isa I • ison. Harborgate Homeowners Association FROM: B Shipley, Associate Planner DATE: February 20, 2018 FILE NUMBER: PLN20170064 PROPOSAL: Administrative design review application for a landscape modification to replace landscaping that has either died or outgrown its planting area at Harborgate Condominiums' site, addressed 233-3Td Ave. S. Replacement planting is required. A. Property Owner Applicant Harborgate Homeowners Association Lisa Hanson, Harborgate Homeowners 233-3rd Ave S Association Edmonds, WA 98020 233-3rd Ave S Edmonds, WA 98020 B. Introduction The subject design review application was submitted by Lisa Hanson, on behalf of Harborgate Homeowners Association, for a modification to the existing landscaping along the western street frontage and planting strips adjacent to the parking lot of the Harborgate Condominium site, addressed 233-3Td Ave. S. The proposal is for the replacement of landscaping that has either died or outgrown its planting area. The subject site is located within the Residential Multi -family, RM-1.5, zone (see inset zoning map). Since the existing use is a multi -family residential use, the proposal Page I of 3 File No. PLN20170064 Harborgate Condominiums - Landscaping Revision Administrative Design Review 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 threshold determination, staff may review the proposal 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 (Attachment 1) with a site plan (Attachment 2) on December 28, 2017. Staff sent a Notice of Complete Application to the applicant on January 19, 2018 requesting clarification on the application (Attachment 3), and the applicant provided a response on January 29, 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. Nothing in this proposal appears to be in conflict with the goals and policies of the Comprehensive Plan. 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. D. Technical Review The Engineering Division has reviewed the subject application and provided a memorandum dated January 4, 2018 approving the proposal with 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. E. Public Comments Pursuant to ECDC 20.01.003(C), public notice is not required for Type I decisions. F. Findino and Conclusions a. The subject site is located within the Residential Multi -family (RM-1.5) zone and surrounded by RM-1.5 zoned properties on all sides. b. Single- and multi -family residences are developed within the site vicinity. c. The landscaping for the site was approved by the Architectural Design Board as part of the Design Review Process in 1989 (PLN198900041-833). d. In accordance with ECDC 20.13.030.C, Type III landscaping is required along the western street frontage and the planting strips adjacent to the parking lot of the Harborgate Condominium site. Type III landscaping is intended to provide visual separation of uses from streets and compatible uses to soften the appearance of streets, parking areas, and building elevations. e. ECDC 20.13.030.0 requires each area of Type III landscaping to include deciduous and evergreen trees, with no more than 50 percent deciduous, planted no greater than 30 feet on center along the street fronatage. Additionally, Type III landscaping requires building eleveations to be buffered by shrubs, a minimum of three and one-half feet in height and a living ground cover which will cover the ground within three years. G. Decision Based on the facts, conclusions, and attachments to this report, staff finds that the design review for file number PLN20170064 is APPROVED with the following conditions: Page 2 of 3 File No. PLN20170064 Harborgate Condominiums - Landscaping Revision Administrative Design Review 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. Plantings located parallel to 3rd Ave S shall be set back from the sidewalk a sufficient distance to provide for clear sight lines for vehicles exiting the driveway for the subject development, as well as for the neighboring driveway to the north. c. Vehicles and equipment used to perform the required work 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. d. 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. e. 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. Contractor/owner is responsible for locating all on -site utilities and any utilities on neighboring properties that could be impacted by the vegetation removal/planting. Relocation/revision/repair to any utilities may require separate permit. H. Attachments 1. Land Use Application 2. Site Plan 3. Notice of Completeness, clarification requested 1/19/18 4. Response from Applicant 1/29/18 5. Engineering Division Memorandum I Expiralion 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 3 of 3 City of Edmonds Land Use Application ❑ ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT FILE # �GNLdi7 Gu�UNE Mr1 • , ❑ HOME OCCUPATION DATE-1ro�REC'DBY D ❑ FORMAL SUBDIVISION ❑ SHORT SUBDIVISION 1'r i RECEIPT # ❑ LOT LINE ADJUSTMENT HEARING DATE ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ HE ❑ STAFF ❑ PB ❑ ADB ❑ CC ❑ STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT ❑ VARIANCE REAS NA : USE l'X EPTI Ni ❑ OTHER: � QN,� � �X—��! rbd • PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THEAPPLICATION ISA PUBLIC RECORD • PROPERTY ADDRESS OR LOCATION d33 -3r8 Age sFArAvo&-,WA 980a0 PROJECT NAME (IF APPLICABLE)a r o r A Q PROPERTY OWNERgatrboNale aoftDWV1eY'S AsS. PHONE# awo q5q &2 ADDRESS a33 3YA AJ s, E d rvt o v�cis, agog o E-MAIL peQchaYldbl ul°-��oh� ier, C o VY1 FAX# TAX ACCOUNT # SEC. T WP. RNG. DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) w�_ DESCRIBE HOW THE PROJECT MIj'� S APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) SAP n�-t .r— APPLICANT PHONE # l n ADDRESS Z'a s 3r�1 Ave S,.6 Oh ,, W A- Q �D E-MAIL eoe ,d�1_ ,cAn4it' r. CC) ►Ml FAX # CONTACT PERSON/AGENT ' S Pa I IONI. # 0 '�S 9 62 aQ ADDRESS N wA q&�Q E-MAIL PeQ&QKA1WLUd39 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 oftlie owner as istcd below. SIGNATURE OF APPLICANT/AGENT DATE I-2 V l Proper ner' horiiatio LISa N�hSb�7 I, certify under the penalty of perjury under the laws of the State of Washington that the fo lowing is ruc and correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permis. .on for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes inspection d sting attcndar t is a ication. SIGNATURE OF OWNER DATE 12 1-7 Questions? Call (425) 771-0220. Revised on 8122/12 B - Land Use Application Page l of ATTACHMENT # 1 .... .... fir--, ®• � 3 � : � fm � ..... .... .. . rr% :J. /0 M"'" tc �o .06 �O'w Ido ge 12 r'7�R1�r14 Ll(...Li ,10' 'TYP r n i r, jQl.Cai1NA titINN1141444149 G.c- hfAq vQvt'ava( -l'1NNIiW4NIGt= — 80 Ili C/,R- i &.!& b%LX 3 N I. I Y TO. k?=P� 90iL W Oji.Q s... e) buwjxot `2 GLX+N D GotBfL Cmlrt. �o (v1wQYs,.rrd ��1�7 8• (1 17 y1Y L gp'or . ANPSG/1PE 1�06t 4e C►rskminlum Assaea4 a % RESUB �33 �rai^" 29 2018 ATTACHMENT #2 Land Use Application Harborgate Condominium Association 233 3rd Ave S Edmonds, WA 98020 Area 1 RIE IEEVF.-1 DEVELOPMENT SEN'd. COUNTo R Area description Area parallels 3rd Ave S on the west side of Harborgate Condominium at 233 3rd Ave S, Edmonds, WA. Proposed plan: Plantings of kinnikinnick have died and have been removed from the west side of the mound. Proposed plantings: 10 dwarf english boxwood (Buxus sempervirens 'Suffruticosa'. Plants to be planted 12-15 inches apart. Plants grow 2-3 feet, width 2-3 feet. Area 2 This area borders the north border of the front parking lot on the west side of 233 3rd Ave S, Edmonds, WA (Please see picture A) Plants removed were choisya and pyracantha. These plants had become overgrown over a period of 25 years. Proposed Plantings for area: 1. (2) Choisya Ternata (Sundance Mexican Orange) 4'-6' high x 4'-6' wide. (numbered as #1 in the diagram. 2. (1) Dwarf English Boxwood Reaches 2-4 ft tall, 2-4 feet wide. 3. (3) Nandina domestica (seika obsession. 24-30" tall, 20-24" spread. 4. (3) Hebe cupressoides (bought dome) 2 feet tall, 3 feet wide. 5. (2) Rhododendron 'Ramapo'. Mature size 1 to 3 feet tall, width: 4ft. � �� 1Ltnn��(-� hr►��G Area 3 Small area northeast side of west parking lot (please see picture B) Plantings removed: Pyracantha Proposed plantings: 1. (3) Nandina domestica (seika obsession) 24-30" tall, 20-24" spread. 2. (2) Hebe cupressoides (boughton dome) (2ft x 3ft) 3. (2)) Rhododendron (ramapo) 1 1 /2 - 3 feet tall, width 4 feet (6) c(q) �10' Go'&' DEC 23 2011 DEVELOPMENT SFL�i�9�eL�o� COUNTER CITY 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 January 19, 2018 Lisa Hanson 233 3 rd Ave S Edmonds, WA 98020 (206) 459-6209 peachandblue@frontier.com Subject: COMPLETE APPLICATION, CLARIFICATION REQUESTED — LANDSCAPE MODIFICATION AT 233-3RD AVE. S (PLN20170064) Dear Ms. Hanson: Thank you for submitting the required documentation and application fees for the above -referenced permit; your application is complete according to ECDC 20.02.003. However, while the application is technically complete, additional information or clarification is required. Please address all comments in a written response and by providing updated plans, as appropriate: 1. Groundcover required. Per ECDC 20.13.030(C)(3)(a), a living ground cover planted so that the ground will be covered within three years in all areas. Please indicate the species, size, and quantity on your planting list. If you have any questions, please contact me at (425) 771-0220. Sincerely, Development Services Department - Planning Division Brad Shipley Associate Planner ATTACHMENT #3 From: Lisa Hanson To: Shipley. Brad Subject: Re: Landscape Modification - PLN20170064 Date: Saturday, January 27, 2018 12:16:42 PM Mr. Shipley: We will add Kinnikinnik(Arctostaphylos uva-ursi) to Area 2 and Area 3 as a ground cover. Please note in the drawings areas that say ground cover will be planted will kinnikinnik. Area 1 already has the Kinnikinnik as the picture shows. Picture of Kinnikinnik Area #1 that already exists. Thank You Lisa Hanson Harborgate Condominium 233 3rd Ave Edmonds, WA 98020 Flo RECEIVE ; " JAN 2 2 . DEVELOPMENT SERViCE6 COUNTER ATTACHMENT #4 MEMORANDUM I� Date: January 4, 2018 To: Brad Shipley, Associate Planner From: Jeanie McConnell, Engineering Program Manager Subject: PLN20170064 — Design Review, Landscape Modification Harborgate HOA — 233 3rd Ave S 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) Plantings located parallel to 3rd Ave S shall be set back from the sidewalk a sufficient distance to provide for clear sight lines for vehicles exiting the driveway for the subject development, as well as for the neighboring driveway to the north. 2) Vehicles and equipment used to perform the required work 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, 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 and any utilities on neighboring properties that could be impacted by the vegetation removal/planting. Relocation/revision/repair to any utilities may require separate permit. Thank you. City of Edmonds ATTACHMENT #5