StaffReport_ADB-07-95.pdf
CE
ITY OF DMONDS
th
121 5 Avenue North Edmonds, WA 98020
Phone: 425.771.0220 Fax: 425.771.0221 Web: www.ci.edmonds.wa.us
DSD: PD
EVELOPMENT ERVICES EPARTMENTLANNING IVISION
ADR
DMINISTRATIVE ESIGN EVIEW
-SD-
TAFF ECISION
ADB-2007-95
ADB-2007-95
Application by the Housing Authority of Snohomish County for design review of landscape renovations
for the Sound View and Olympic View Apartments.
Property Owner: Applicant/Contact:
Property Owner: Applicant/Contact:
Housing Authority of Snohomish County Glenn Hyldahl
th
12625 4 Avenue West (same)
Suite 200
Everett, WA 98204
Site Location:
Site Location:
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417 3 Avenue (Sound View
Apartments) and 303 Howell Way
(Olympic View Apartments).
Project Proposal:
Project Proposal:
The proposal calls for the renovation
of the existing landscaping around the
Sound View
two apartment buildings. Nuisance
vegetation will be removed, additional
Lynnwood
Olympic View
street trees will be added, and several
Honda
structures will be installed.
Design Review Process:
Design Review Process:
The subject site is in the Multifamily
Residential (RM-2.4) zone and
because the project does not require
review under the State Environmental
Policy Act (SEPA), review by the
Architectural Design Board (ADB) is
City of Edmonds Zoning Map, December 14, 2007
not required. Instead, design review is
processed as an Administrative Staff
Decision subject to the requirements of Edmonds Community Development Code (ECDC) 20.11 -
General Design Review, 20.13 - Landscaping Requirements, 20.95 - Staff Decision, and the
Comprehensive Plan.
Analysis:
Analysis:
Facts:
A.
The Comprehensive Plan designation for this site is Multifamily High Density. It is also
1.
located within the Downtown/Waterfront Activity Center. There are many goals and policies
applicable to the area, some particular to this project include:
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Staff Report for ADB-2007-95
Housing Authority of Snohomish County
Improve streetscape character to enhance pedestrian activity in downtown retail, general
(Page 38)
commercial, and residential areas.
Natural vegetation should be preserved wherever possible to reduce erosion and stabilize
slopes . Slopes should be stabilized with deep rooted vegetation and mulch, or other
(Page 64)
materials to prevent erosion and siltation of drainage ways.
(Page 67)
Trees that are diseased, damaged or unstable should be removed.
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The Edmonds Street Tree Plan identifies Capital/Capital Pear for 3 Avenue
Pyrus calleryana
2.
and Columnaris/Culumnar Sargents Cherry for Howell Way within the
Prunus sargentii
Downtown area.
Critical Area Determinations were performed for the two parcels where the apartment buildings
3.
are sited (CRA-2007-0163 and CRA-2007-0164). It was determined that a segment of
Shellabarger Creek runs east-west in a steep ravine between the two buildings. The ravine has
fairly steep walls which qualify it as an erosion hazard and possibly as landslide hazard (greater
than 40% slope). For this particular project, no activity will occur within the ravine area with the
exception of the removal of invasive English Ivy from within four feet of existing trees within the
ravine. Such removal is encouraged and is an allowed activity according to ECDC
23.40.220.C.7.
The table below shows the required (and proposed) setbacks for structures in the RM-2.4 zone.
4.
Street Street
RM-2.4
Side Side
rd
3 Avenue Howell Way
Zone
(North) (East)
(West) (South)
Required
15 15 10 10
Setbacks
Proposed
15+ existing 15+existing 10+ existing 10+ existing
Setbacks
A 6 solid wood fence is proposed along the eastern edge of the Olympic View parking lot.
5.
A large Douglas fir tree adjacent to the northwest corner of the Olympic View structure is
6.
proposed to be removed. The tree is causing damage to an existing concrete transformer pad.
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Two pines along 3 Avenue west of the Olympic View building will also be removed. A large
Douglas fir and willow will be retained in the same area and will be trimmed to allow for the
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addition of the proposed street trees. The entire length of the 3 Avenue frontage will receive
improved landscaping treatment.
Conclusions:
B.
This project meets the design guidelines found in the Comprehensive Plan as well as applicable
1.
standards found in the design review (20.11) and landscaping (20.13) chapters of the Edmonds
Community Development Code.
Due to its proposed location, a separate fence permit is not required for the 6 wood fence.
2.
Technical Review:
Technical Review:
The Engineering Division and Fire Department have also reviewed this design application. Engineering
questioned whether a portion of proposed retaining wall was within the right-of-way. It was confirmed
that the entire wall was in fact on private property.
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Staff Report for ADB-2007-95
Housing Authority of Snohomish County
Public Comments:
Public Comments:
The City has not received any comment letters for this project.
Decision:
Decision
Based on the facts, conclusions, and attachments to this report, staff finds that the design review for this
project (file number ADB-2007-95) is APPROVED with the following conditions:
1.The applicant must obtain all appropriate building permits and meet all applicable city codes.
2.The final landscape plan shall conform to the requirements of ECDC 20.13.
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3.The street trees on 3 Avenue shall be of the Capital/Capital Pear variety. Trees
Pyrus calleryana
shall be a minimum of 2 caliper and spaced approximately 30 on center to allow for mature crown
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spread. This will result in six to seven Capital Pears along the 3 Avenue frontage rather than the
proposed nine Bowhall Maple.
4.No structures greater than 36 in height shall be located in any setback.
I have reviewed the application for compliance with the Edmonds Community Development Code.
______________________________________________________________________________
Mike Clugston, AICP Date
Planner
Attachments:
Attachments:
1.Land Use Application
2.Landscape Demolition and Trimming Plan (L1.0)
3.Landscape Planting Plan (L2.0)
4.Landscape Details and Notes (L2.1)
Appeals and Expiration:
Appeals and Expiration:
The following is a summary of the deadlines and procedures for filing appeals and extensions. Any
person wishing to file an appeal or extension should contact the Planning Division at 425.771.0220 for
detailed procedural information.
Staff decisions may be appealed to the Hearing Examiner in accordance with ECDC
Appeals
20.105.010. Appeals shall be made in accordance with the filing requirements found in ECDC
20.105.020.
According to ECDC 20.11.050.A, design approval is valid for 18months from the date
Expiration
of the decision. Upon written request, a one-time 12 month extension may be granted if the request is
filed prior to the expiration of the original approval (ECDC 20.11.050.B).
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