StaffReport+Attachments.pdf
CITY OF EDMONDS
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121 5 Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.EdmondsWA.gov
DEVELOPMENT SERVICESDEPARTMENT • PLANNING DIVISION
General Design Review
Administrative Staff Decision
TO: Francisco Li
President of the Summit Place HOA
FROM: __________________________________
Gina Coccia, Associate Planner
DATE: April 5, 2012
PLN20120002: Proposal is to remove two alder trees in the NE corner of the siteas well as one fir tree
in the center of the parking area.
Property Owner Applicant
A.
Francisco Li Letitia Gray
Summit Place at Edmonds – A Condominium Summit Place HOA Representative
8503 Bowdoin Way #206 8503 Bowdoin Way #206
Edmonds WA 98026 Edmonds WA 98026
B. Introduction
Summit Place is proposing to remove two alder trees and one fir tree on the property. No replacement
trees have been proposed.
C. Findings and Conclusions
1.Summit Place Condominiums are located at
8503 Bowdoin Way in the Multiple Residential
(RM-2.4) zone in the Five Corners
neighborhood. There are Neighborhood
Commercial (BN) properties to the east and
directly across the street at five corners.
There are multi-family properties with the
same multi-family zoning to the north and
west of the site, as well as single family
residential (RS-8) across the street to the
south.
2.The Summit Place was constructed in 1977 as
apartments and was recently converted to
condominiums.
3.The Architectural Design Board (ADB) reviewed the proposal in 1978 and noted there were “very fine
trees onsite.” In 2002, the ADB reviewed a proposal to remove the large fir tree in the parking lot (as
well as some others) and allowed crown thinning but no removal. An arborist’s report was not
submitted with this application. The reasons given for the proposed removal are that the alders are
losing branches and the fir continues to buckle the pavement in the parking lot.
Page 1 of 3
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Development Services Department – Planning Division | 121 5 Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be found on the City of Edmonds website: EdmondsWA.gov
PLN20120002
Summit Place Condominiums
Landscape Plan Modification
4.Douglas fir trees typically grow to 80 – 160 feet tall in urban environments with a spread of 20 – 30
feet. Alder trees are deciduous and typically grow 40-70 feet tall and need to be pruned regularly.
5.There is a 6’ wood fence along the northern property line. Any new vegetation planted in this area
would be already screened from view from the neighbors to the north.
6.The fir tree is protected from vehicles with curbing.
7.There is minimal
vegetation along the
northern property line
where the two alders
are located. ECDC
20.13.030 requires
“Type II” landscaping
in order to create a
visual barrier between
similar uses – between
this condo and the
condo to the north.
This includes trees
(planted at intervals
no greater than 20’ on center) as well as shrubs (a minimum of 3.5’ in height) and other plant
materials so that the ground will be covered in three years.
8.If the two alder trees were to be removed, then it is appropriate to replace them with vegetation
(either medium-large shrubs or small trees) so as not to further reduce compliance with ECDC 20.13.
9.Pursuant to Edmonds Community Development Code (ECDC) 20.13.015.B, deciduous trees must be a
minimum of one and one half inches caliper at time of planting. ECDC 20.13.015.B defines medium
shrubs those that are 3.5-6’ tall at maturity, while large shrubs are more than 6’ at maturity. The
code also requires shrubs to be at least 18” minimum height at time of planting. Medium shrubs
should be planted 4.5’ on center per ECDC 20.13.015.D.
10.There is no compelling reason to remove the fir tree. I visited the site in 2007 when the building was
being remodeled and this same question came up. At that time, the other planners agreed that the
tree should not be removed and that the best solution was to repair the pavement, not remove the
tree. When the ADB last reviewed the request to remove the fir tree in 2002, they discussed the
issue and did not allow for its removal, but of course, maintenance such as crown thinning was
suggested. No new evidence has been submitted or observed to make a case to remove the tree.
11.Fines for tree cutting violations (even the topping of trees, which will eventually kill the tree) can be
up to a maximum of $3000 per tree and may be considered a misdemeanor. These fines are tripled
to a maximum of $9,000 per tree for trees that are cut within any critical area or buffer.
Technical Review
F.
The Engineering Division has reviewed the proposal and had the following comments:
“Protect any storm catch basins in the vicinity of the tree removal to prevent dirt or debris from entering
the stormwater system.”
Page 2 of 3
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Development Services Department – Planning Division | 121 5 Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be found on the City of Edmonds website: EdmondsWA.gov
PLN20120002
Summit Place Condominiums
Landscape Plan Modification
G.Decision
Based on the findings, conclusions, and attachments to this report, staff finds that the design review for
file number PLN20110006 is APPROVED with the following conditions.
1.The fir tree shall not be removed.
2.This approval is only for the removal of the two alder trees identified on the site plan located in
the NE corner of the site (Attachment 3). Removal of any other trees will require a separate
approval.
3.Replacement vegetation (a minimum of two medium shrubs) is required. The species of the two
medium shrubs is at the discretion of the applicant.
4.Replacement vegetation shall be planted in the vicinity of the two alders that will be removed
(along the northern property line).
5.Per the Engineering Division: “Protect any storm catch basins in the vicinity of the tree removal to
prevent dirt or debris from entering the stormwater system.”
H.Attachments
1.Land Use Application
2.Criteria Statement
3.Site Plan
4.June 5, 2002 ADB Meeting Minutes
I.Appeals
Staff design review is a Type I decision which pursuant to ECDC 20.01.004.C 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.
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Development Services Department – Planning Division | 121 5 Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be found on the City of Edmonds website: EdmondsWA.gov