StaffReport+Attachments_reduced.pdfC. 1 o
CITY OF EDMONDS
121 5"' Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
General Design Review
Administrative Staff Decision
Project Proposal for file PLN20100058:
Application by Michele Fellows of the 325 3`d Avenue South Condominiums for "Type I" general design review of
the replacement of two problematic trees located on the NW corner of the property at 325 3`d Avenue South in the
Multiple Residential (RM -1.5) zone
Owner /Applicant:
Michele Fellows, AMS
Association Manager
3`d Avenue South Condominium Association
325 3`d Avenue South
PO Box 25
Edmonds WA 98020
Analysis:
A. Facts:
1. An application (Attachment 1), photos (Attachment 3), landscape plan (Attachment 4), and letters
explaining the request for review (Attachment 2) have been submitted under permit file number
PLN20100058. Tree removal is proposed on property with a Multiple Residential (RM -1.5) zoning
designation and the use is an 8 -unit condominium building with an approved landscape plan on file (ADB -
1989 -112).
2. Review under the State Environmental Policy Act (SEPA) is not required for this project pursuant to WAC
197-11-800 (no grading is proposed).
3. ECDC 20.11.010 states that design review by the Architectural Design Board (ADB) is required for any
project that requires a threshold determination under the State Environmental Policy Act (SEPA). Projects
not triggering the SEPA threshold can be reviewed by staff as a "Type I" staff decision. This is the type of
permit currently under review. ECDC 20.01.003 shows staff design review as a "Type I" decision and ECDC
20.02 indicates the review process for Type I decisions (no public notice required).
4. The proposal is subject to the zoning requirements in ECDC 16.30, the design review chapters 20.10 and
20.11, and the landscaping chapter 20.13.
5. The Engineering Division and Building Division have reviewed this design review application. The
Engineering Division noted that (1) trees should be fell onto private property, (2) vehicles and equipment
shall be located on private property, and (3) the 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. The
applicant was notified of these requirements and provided no objections.
6. There is currently a row of 7 large evergreen trees planted along the site's north property line (Leyland
Cypress, 25-30 feet tall — see photographs in Attachment 3). Meanwhile, the landscape plan (Attachment
Page 1 of 3
Development Services Department — Planning Division 1 1215 1h Avenue North, Edmonds WA 98020 1425.771.0220
All code citations can be found on the City of Edmonds website: www.ci.edmonds.wa.us.
PLN20100058
325 3i' Avenue Condominiums
Landscape Plan Modification
4) from 1989 suggests that the ornamental species "whitehouse pear" (7-8 feet tall) were originally
proposed along the north property line. The landscape plan was at some point changed and the species
Leyland Cyprus were planted instead. The planting strip along the north property line is narrow, as shown
in the photographs, and the existing trees are damaging the driveway and fence.
The applicant wishes to replace the two western most trees with Viburnum Davidii, which are an
ornamental evergreen shrub (Attachment 2). They grow in a dome shaped mound just 3-5 feet tall and
maybe a little wider.
8. The available planting area is very narrow (Attachment 3) so planting large trees will result in the same
problem in the future.
The species Arborvitae (inset right) is
commonly used between properties,
because it acts as a buffer and can thrive in
a narrow planting strip. The aerial view in
the Bing map shown above indicates that
arborvitae (or a similar sized species) is
used as a buffer between properties in this
multi -family neighborhood.
10. Another species shown on the landscape
plan along the north property line is
Columnar Hornbeam ("CB" on the
landscape plan — typically 10-12' in height).
11. The adjacent zoning and use is multiple residential (RM -1.5). ECDC 20.13.030.13 requires "Type II"
landscaping along the northern property line in order to create a visual separation between similar uses.
It requires:
Evergreen and deciduous trees, with no more than 30 percent being deciduous, a minimum of six feet in
height, and planted at intervals no greater than 20 feet on center, and
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.
12. The landscape plan shows the property line as 150 feet (divide this by 20 and 7.5 trees are required). The
landscape plan shows 10 trees along the north property line.
B. Conclusions:
1. A permit for design review is required for tree removal on this multi -family property.
2. So long as 7.5 trees are planted along the north property line (as well as a reasonable amount of 3.5 -foot
tall shrubs), the landscape buffer should comply with the landscaping chapter. If the proposed two trees
are removed and replaced with shrubs, staff feels that the site still generally meets the intent of the code.
3. The shrub species chosen for replacement should not pose a problem, but it will need to be monitored
closely by the property owner to ensure that it thrives yet does not overgrow the narrow planting strip.
Pruning may be necessary to keep it within the narrow planting strip, however it should not be pruned to
the point of killing the plant.
4. Staff encourages the applicant to choose a more columnar (and less wide) shrub, such as arborvitae.
Arborvitae is more similar to the originally proposed species for this site than a small shrub or a large tree.
5. Any future tree removal would also need design review to ensure compliance with the code and to
update the existing landscape plan on file for this address.
Page 2 of 3
Development Services Department — Planning Division 1 121 5'h Avenue North, Edmonds WA 98020 1425.771.0220
All code citations can be found on the City of Edmonds website: www.ci.edmonds.wa.us.
PLN20100058
3253 Id Avenue Condominiums
Landscape Plan Modification
Decision:
Based on the facts, conclusions, and attachments to this report, staff finds that the design review for this project,
file PLN20100058 is APPROVED subject to the following conditions:
1. At least 7.5 trees shall be maintained along the north property line in order to comply with Type II landscaping
(ECDC 20.13.030.B).
2. Trees should be fell onto private property.
3. Vehicles and equipment shall be located on private property.
4. The 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.
5. Call the Planning Division for a final inspection (425.771.0220 x 1778) once the work is complete so
compliance with Type II landscaping can be verified.
I have reviewed the application for compliance with the Edmonds Community Development Code.
Gina Coccia, Associate Planner— Planning Division
Attachments:
1. Land use application.
2. Request for removal letters.
3. Photos.
4. Landscape plan.
Date
Page 3 of 3
Development Services Department — Planning Division 1 121 5th Avenue North, Edmonds WA 98020 1425.771.0220
All code citations can be found on the City of Edmonds website: www.ci.edmonds. wo.us.
city of edmonds
land use application
❑ ARCHITECTURAL DESIGN REVIEW • ' • •
❑ COMPREHENSIVE PLAN AMENDMENT
0 CONDITIONAL USE PERMIT FILE # k1-1) �01-N oo,0 ZONE
0 HOME OCCUPATION DATE 8-11-1 O RECD BY t<2fVoz"
0 FORMAL SUBDIVISION
0 SHORT SUBDIVISION FEE 4, 1�b RECEIPT# J 1
❑ LOT LINE ADJUSTMENT HEARING DATE
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT ❑ BE 'STAFF 0 PB 0 ADB ❑ CC
0 STREET VACATION
0 REZONE
0 SHORELINE PERMIT
❑ VARIANCE / REASONABLE USE EXCEPTION
0i OTHER:
PROPERTY ADDRESS OR LOCATION /s )-5
PROJECTNAME(IF APPLICABLE) (71�J
0r�
PROPERTY OWNER _ 2,5 Th—,A CAJD J7 { � � PHONE #
�pX125 �Z �0• rJ ZS3
ADDRESS Ii � W Z53 -��A onik_r� Wry 970 2Lc
E-MAIL ' I l i FAx # n 1 tom_
TAx ACCOUNT # 0 0 % 11 `100 O I Ol 00 SEC. TWP. RNG.
DESCRIPTION OFPROJECT OR PROPOSE USE (ATTACH COVER LETTER AS NECESSARY)
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
APPLICANT ' �' CI & T:;J' 11 [W s PHONE # 4ZS'2+gD •.Jzs3
ADDRESS P •D.&U 2-5 f-0A)o1o4d& W4 ggUza
E-MAIL r1'11(Qk�L (Z I 1 L—n-)A /1 A yVYI.Q B -t g LOM FAX #
CONTACT PERSON/AGENT 0-�Q bVC-- 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, 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 of the owner as listed below.
SIGNATURE OF APPLICANT/AGEN� DATE
Property Owner's Authorization
I, , 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 urposes of inspection and posting attendant to this application.
SIGNATURE OF OWNE `W 5��,vzb Ax-COIS DATE
U
This application form was revised on 8/10/09. Questions? Call (425) 771-0220.
L:\LIDRARY\PLANNING\Porms & Iimtdouls\Poblic I-IandooLc\Old Hmtdouls\Lnnd Use Aoolication.docl----------------------------
Attachment 1
PLN20100058
325 THIRL VENUE CONDOMINIUM ASS. XIATION
325 Third Avenue S
P.O. Box 25
Edmonds, WA 98020
DATE: .16 July 2010 All& � ,0
TO: City of Edmonds �'�A����I�G ���
T.
FROM: M. Fellows / Board of Directors at 325 Third Ave Condos
RE: Land use application
Please find attached an application for a tree removal permit. There
are two trees along the North fence line at 325 Third Avenue 5 which
are currently damaging the fence and will soon damage the driveway.
We propose to cut the trees as close as possible to the ground and
leave the stumps in place as they are in close proximity to the
concrete driveway. The trees would be replaced with Viburnum Davidii
which would cover the stumps and provide some greenery along the
fence. This lower growing alternative to full size trees will deter the
same problem with the fence from occurring again in future. The
shrubs will also be easier to maintain and look better.
Our neighbors to the North are removing some hazard trees on their
property and requested that we have these trees taken down at the
same time. The removal should not impact any of our other
neighbors.
Thank you for your consideration.
Attachment 2
PLN20100058
3.2.5 THrR`_ AVENUE CONDOMINIUM ALF : )CIATION
325 Third Avenue S
P.n_ Box 25
Edmonds, WA. 98020
14 September 2010
Gina Cocria
1.21 Fifth Avenue N
Edmonds, WA 98020
RE: File # PLN20100058
Dear Gina,
Thank you for taking time to talk with me yesterday.
The trees planted along the North property line are Leyland Cypress which are large evergreens
known for their extremely fast growth. These trees are currently 25-30 feet tall.
The options noted on the plan were there previously and none of them seemed appropriate for the
setting. All were of similar mature size as the current trees leading of course to a recurrence of
our current situation. There is not a lot of room between buildings so larger trees are more of a
nuisance than a beautification.
Our major considerations for choosing the Davidii as a replacement plant were:
The mature growth is near fence height ensuring there would be green to break up the harsh lines
of concrete to wooden fence.
The plant is evergreen so would provide year round color with white blooms as well as berries
for wildlife.
It is a hardy plant which is easy to maintain and tolerates pruning well. This is especially
important as there is not a lot of space between the driveway and the fence.
1 hope this provides the information you need to reach a decision. Please feel free to call
(425.280.5253) or email (n�;��.ekm-plc-w�,,a�,«�c) me with any further questions.
c�
Warm Regards,
Michele Fel ows, AMS
Association Manager
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