Staff Report and Attachments.pdf
File No. PLN20150041
Sundowner Condos-Landscaping Revision
Administrative Design Review
may be reviewed by staff as an administrative Type I decision, subject to the requirements of
ECDC 20.01 and 20.02.
Theapplicantsubmitted aland use application form (Attachment 1) and site plan (Attachment 2)
on August 6, 2015, and submitted photographs of the tree proposed for removal (Attachment 3)
on August 7, 2015. Additionally, an arborist letter (Attachment 4) was submitted on August 14,
2015. The application was determined to be procedurally complete pursuant to ECDC 20.02.002
onSeptember 3, 2015; however, staff sent a letter to the applicant requesting additional
information (Attachment 5).The applicant responded via email on September 15 and 18, 2015
(Attachment 6).
C.
CriteriaandComprehensivePlanCompliance
C.
CriteriaandComprehensivePlanCompliance
The subject site is located within the “Multi Family –High Density” designation of the
Comprehensive Planas 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.TechnicalReview
D.TechnicalReview
The Engineering Division has reviewed the subject application and provided a memorandum
dated August 20, 2015approving the proposal with fiveconditions(Attachment 7). 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 7have been addedas conditions of approvalto the subject decision.
E.PublicComments
E.PublicComments
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 tothe proposal.
F.FindingsandConclusions
F.FindingsandConclusions
a.The subject siteis located within the Multi-Family Residential, RM-1.5,zone.The properties
to the east and southof the subject site are also located within the RM-1.5zone, while the
properties to the west and northare located within the Public Use, P, zone.
b.Properties within the vicinity of the site are developed with multi-family residential usesas
well as the City’s wastewater treatment plant, City storage building, and the Art Works
building.
c.RM-zoned properties are subject to the GeneralDesign 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.As indicated on the site plan (Attachment 2) and withinthe arborist’s letter (Attachment 3),
the blue atlas cedar treeproposed for removal islocated immediately adjacent tothe western
side of the building and is growing between multiple decks on this side of the building.The
arborist’s letter(Attachment 4)indicates that this species should never have been planted so
close to the building and that the tree will begin to cause damage to the structure.
f.The subject tree has been pruned over the years in order to avoid conflicts with the building
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File No. PLN20150041
Sundowner Condos-Landscaping Revision
Administrative Design Review
and decks; however, according
to the arborist’s letter
(Attachment 4), “any further
pruning attempts will become
ineffective, and there is a good
chance that this tree will begin to
cause damage to the structure,
especially in storm events.”
g.Upon staff’s inspection of the
subject site conducted on August
20, 2015, it was found that the
tree proposed for removal is
within only a fewfeet ofthe
building and decks.The
incredibly close proximityof the
subject treeto the building and
decks can be seen in the inset photographs
taken by staffon August 20, 2015.
h.Based on staff’s observations, staff concurs
with the arborist’s conclusions that the tree
is located much too close to the existing
building and that it will begin to cause
damage to the building and decks.
i.The subject site was developed in 1977
under building permit number
BLD19770040, which was well before
adoption of the City’s current landscaping
requirements.
j.Current landscaping requirements are
contained within ECDC Chapter 20.13. Although the current landscaping requirements are
different than the landscaping requirements that were in 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.
k.In accordance with ECDC 20.13.030.B, Type III landscaping would be required along the
westernside of the subject site. Type III landscapingis 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.
l.A specific proposal for replacement was not initially provided by the applicant; however, in
response to staff’s request for additional information (Attachment 5), the applicant indicated
that they would plant a malus dolgo crabapple tree on the western side of the property
(Attachment 6).
m.ECDC 20.13.030.Crequires each area of Type IIIlandscaping 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.
n.The western side of the subject site has well-maintained existing landscaping, primarily
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File No. PLN20150041
Sundowner Condos-Landscaping Revision
Administrative Design Review
including shrubs with groundcover as
well as a few small evergreen trees that
are maintained to look like large shrubs.
Theproposal to plant one new
deciduous tree meets the intent of the
Type III landscaping requirements and
will serve to help compensate for the
loss of the existing cedar tree.As such,
the treeproposed for removal must be
replaced by a minimum of onetreea
minimum of six feet in height. This has
been added as a condition of approval.
o.It is not appropriate to plant the
replacement tree within the immediate vicinity of the tree proposed for removal since this
location is so close to the existing structure.As such, it is acceptable for the replacement tree
to be located within the main landscaped area on the western side of the site. The exact
location of the replacement tree may be determined by the applicant.
G.Decision
G.Decision
Based on the facts, conclusions, and attachments to this report, staff finds that the design review
APPROVED
for file number PLN20150041iswith 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.One replacementtreeshall be planted within the main landscaped areaonthe westernside of
the site.The replacement tree must be a minimum of six feet in height.
c.Treeshallbe fell onto private property.
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 permittedproject.
g.Contractor/owner is responsible for locating all on-site utilities. Relocation/revision/repair to
any utilities may require separate permit.
h.The Planning Division must be contacted following the approved landscapingmodifications
for an inspection.
H.Attachments
H.Attachments
1.Land UseApplication
2.Site Plan
3.Photographs from Applicant
4.Arborist Letter
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File No. PLN20150041
Sundowner Condos-Landscaping Revision
Administrative Design Review
5.Request for Additional Information
6.Emails from Applicant
7.Engineering Division Memorandum
I.Expiration
I.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.
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ATTACHMENT 1
ATTACHMENT 2
ATTACHMENT 3
ATTACHMENT 4
CITY OF EDMONDS
th
121 5 Avenue North, Edmonds WA 98020
DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION
September 3, 2015
Ms. Stefani Priest
Via email: stefanipriest@frontier.com
SUBJECT:REQUEST FOR ADDITIONAL INFORMATION FOR LANDSCAPE
MODIFICATION APPLICATIONAT 217 ALDER ST.
FILENO. PLN20150041
Dear Ms. Priest:
Your land use application for a landscape plan modification at the Sundowner Condominiums at 217
Alder Streethas been determined to meet the procedural submission requirements and, therefore, is
considered complete pursuant to Edmonds Community Development Code (ECDC) Section 20.02.002.
Please accept this letter as the City’s completeness notice in accordance with ECDC 20.02.003. During
staff’s continued review of your application, however, it was determined that additional information is
necessary. Please provide a response to the following itemat your earliest convenience so that staff’s
review of the proposal can continue:
1.The City’s landscaping requirements within ECDC Chapter 20.13 require trees within landscaped
areas buffering a multi-family residential site from the street. Thus, at least one new tree will be
neededto replace the tree proposed for removal. The replacement tree is not required to beof the
same species as the existing blue atlas cedar and is not required to be planted in the same exact
location, but could be planted in a more appropriate location in the landscaped area on the
western side of the site.
Please submit your proposal for a replacement tree species and its proposed location. Possibly
the arborist who assessed the tree proposed for removal could provide a suggestion for a species
and location that would be more appropriate for the site.
Please submit the above information to the Planning Division as soon as possible so that staff may
continue processing your application. Please keep in mind that a complete response to this information
request must be received within 90 days or the application will lapse for lack of information (ECDC
20.02.003.D). Thus, your application will expire if the requested information is not received by
December 2, 2015.
If you have any questions, please do not hesitate to contact me via phone at (425) 771-0220 or via email
at Jen.Machuga@edmondswa.gov.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Associate Planner
Cc:FileNo. PLN20150041
ATTACHMENT 5
ATTACHMENT 6
MEMORANDUM
Date:August 20, 2015
To:
Jen Machuga,Associate Planner
From:
Jeanie McConnell, Engineering Program Manager
Subject:
PLN20150041, Design Review – Landscape Modification
The Sundowner HOA –217Alder Street
Engineering has reviewed the design review application for the Sundowner HOA at 217 Alder
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 7