PLN2020-0054_StaffReport`ne. 18y1i
Project
File Number:
Date of Report:
CITY OF EDMONDS
121 51h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION REPORT AND RECOMMENDATION
ARCHITECTURAL DESIGN BOARD
Point Edwards Landscape Modification
PLN2020-0054
August 25, 2021
O
Staff Contact:
Kernen Lien, Environmental Programs Manager
Public Hearing: Wednesday— September 1, 2021 at 7:00 P.M.
Due to COVID-19, a virtual public will be held via Zoom. The Zoom
meeting may be joined at:
https://zoom.us/s/95360544929?pwd=ZmdOREFORkE3RkRaeVdBRmpkN
UXMZz09
Or via phone by dialing 253-215-8782
Meeting ID: 953 6054 4929
Password: 818962
I. INTRODUCTION SUMMARY OF PROPOSAL
The Point Edwards Homeowners Association has submitted a design review application
for a landscape modification and vegetation maintenance (Attachments 1 - 7) in the
common areas of the Point Edwards development. The project location is primarily on
the north and west slopes of the Point Edwards site where 260 trees have been
inventoried. The plan will be implemented over three phases and includes the following
activities on the trees:
• 35 Tree Removals (cut down and leave dead stumps)
• 22 Tree Coppiced (trees to be maintained as large shrubs)
• Prune 80 Trees (selective trimming of branches to change tree's shape)
• 31 wildlife snags (create 16 live and 15 dead wildlife snags)
• No Action on 89 of the trees
The proposal also includes planting 45 new trees, 201 shrubs, 90 ferns and groundcover.
The subject site is part of the Point Edwards Master Plan and contract rezone (Attachment
12) which originally included ten multifamily residential structures and two amenity
centers. The current Point Edwards development is an approximately 20-acre site that
includes nine residential buildings (with a total of 261 units), one administration building
and two amenity buildings (Note: Building 10, 50 Pine Street, is not part of the Point
Edwards HOA as it was separated from the rest of the Point Edwards development with
the revisions approved the by ADB in 2015). The Point Edwards development was
originally approved by the Architectural Design Board (ADB) under file numberADB-2002-
226 (Attachment 13).
The main grounds of the Point Edwards development contain well maintained landscaped
areas. The lower sloped areas that are the subject of this application were more of an
afterthought by the developer and not landscaped with the rest of the site when it was
developed. Now that the Point Edwards HOA maintains the property, they wish to bring
the entire property into their landscape maintenance plans. The Point Edwards HOA
identified six goals as the primary drivers for this project:
1) Maintaining slope stability and integrity,
2) Improving landscape diversity,
3) Maintaining view corridors from public viewpoints,
4) Using best management practices and industry standard,
5) Building a relationship between the City of Edmonds and Point Edwards, and
6) Use foresight to increase landscape benefits now and into the future.
The proposal is subject to review by the Architectural Design Board as this landscape
modification is a modification the master plan development approved by the ADB under
ADB-2002-226.
II. GENERAL INFORMATION
1. Owner: Point Edwards Homeowners Association
2. Applicant: Point Edwards Homeowners Association
3. Tax Parcel Number: Multiple
4. Location: Point Edwards Development, 93 Pine Street, Edmonds WA. The Point
Edwards development is an approximately 20-acre site that includes nine residential
buildings (with a total of 261 units), one administration building and two amenity
buildings. The tree cutting and maintenance is located in the open space/common
area on the north and west slopes of the development. (Attachments 2, 3, 14, and 15)
5. Size: The subject property contains approximately 20 acres.
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6. Zoning: The subject property is zoned Master Plan Hillside Mixed Use (MP1). Zoning
and Vicinity Map is provided in Attachment 14.
7. Existing Use: The Point Edwards development is an approximately 20-acre site that
includes nine residential buildings (with a total of 261 units), one administration
building and two amenity buildings.
8. Proposed Use: No change in use is proposed.
9. Process: Pursuant to ECDC 20.11.010, proposed developments that require a State
Environmental Policy Act (SEPA) threshold determination (those that are not
categorically exempt from SEPA) are reviewed by the ADB in a public hearing.
According to ECDC 20.01.003, review by the ADB in a public hearing format is a Type
III -A decision.
III. ATTACHMENTS
1. Land Use Application
2. Application Narrative
3. Landscape Plan
4. Tree Inventory Database
5. Replanting Plant List
6. Landscape Management Plan
7. Wildlife Technical Memorandum — Raedeke Associates, Inc.
8. Avian Habitat Use Monitoring at Edmonds Marsh — Scott Markowitz, Pilchuck
Audubon Society
9. Point Edwards Responses to Public Comments received during Notice of Application
Public Comment Period
10. SEPA Checklist
11. SEPA Mitigated Determination of Nonsignificance
12. Point Edwards Contract Rezone and Master Plan
13. ADB-2002-226 Original ADB decision on Point Edwards
14. Zoning and Vicinity Map
15. Aerial Image
16. Public Notice Documentation — Notice of Application
17. Public Notice Documentation — Notice of Public Hearing and SEPA Determination
18. City of Edmonds Engineering Division Memorandum of Compliance
19. Public Comments
20. Critical Area Determination CRA2020-0191
21. Geotechnical Report
22. Wetland Determination
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IV. SEPA THRESHOLD DETERMINATION
A SEPA checklist was submitted with the application and subsequently amended in
response to comments received on the application (Attachment 10). The SEPA analysis
also included review of supplemental application materials, including a memorandum
prepared by Raedeke Associates (Attachment 7). One of the primary environmental
concerns with the proposal was the potential impact on bird species during the nesting
season. The City issued a Mitigated Determination of Nonsignificance on August 6, 2021
(Attachment 11) with the following mitigating measure:
All tree removal, coppicing and snag creation activity must occur outside of the
nesting season. These tree cutting activities may occur approximately late August
through early February.
As of the drafting of this staff report, the City has not received any appeals of the SEPA
determination.
V. PUBLIC NOTICE AND COMMENTS
A "Notice of Application" was published in the Herald Newspaper, posted at the subject
site, as well as the Public Safety Complex, the Community Development Department, and
mailed to properties owners within 300 feet of the site on February 10, 2021 (Attachment
16). The library was not posted as the public notice area was cordoned off due to COVID
related restrictions.
The "Notice Public Hearing and SEPA Threshold Determination" was published in the
Herald Newspaper, posted at the subject site, as well as the Public Safety Complex,
Community Development Department, and Edmonds Library August 6, 2021. Notices
were also mailed to property owners within 300 feet of the site and parties of record. See
Attachment 17 for public notice documentation regarding the Notice of Public and SEPA
determination.
The City has complied with the noticing provisions of Chapter 20.03 ECDC (Public Notice)
and ECC 1.03.002.
As of the drafting of this staff report, 29 written comments have been submitted on the
application. All comments received to date are provided in Attachment 19. Many of the
comments were in support of the application. Of those that were critical of the
application, the primary concern was potential impacts to wildlife, especially bird species
in the area.
Staff Response: In response to comments received during the Notice of Application
comment period, the Point Edwards HOA reached out to a local citizens group and met
on site to discuss the proposal. The application was subsequently amended implementing
recommendations in the Wildlife Technical Memorandum (Attachment 7) incorporating
bird species information from the Audubon Society (Attachment 8) and updated the SEPA
checklist. Point Edwards HOA also provided a detailed response to the comments
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received which is included in Attachment 9. According the Wildlife Technical
Memorandum the project would ultimately result in improved habitat, with the report
summarizing that impacts as follows:
We would expect an increase in overall wildlife species diversity utilizing the
project site as a result of an increased plant community diversity and increased
overall tree health from maintenance. Replacing the relatively sparsely vegetated
understory that includes invasive species with a variety of native shrubs and
ground covers will increase plant species richness and structural diversity, which
should benefit wildlife habitat over time. Additionally, the creation of snags
through the management of the red alder trees will promote further species
diversity by encouraging use of the project site by cavity -nesting species such as
pileated woodpeckers.
VI. TECHNICAL COMMITTEE
This application has been reviewed by the Engineering Division. The Engineering Division
noted that the proposal is consistent with Title 18 ECDC and the City's Engineering
Standards (Attachment 18). Engineering primary concern was related to the public and
private utilities located on the property. The general locations of utilities are notice on
the city's GIS map, but as a precautionary measure Engineering is recommending the
utility locates be called for prior to any tree removal. This has been added as a
recommended condition of approval.
The Comprehensive Plan designation for this site is "Master Plan Development" and the
property is also located with the Downtown/Waterfront Activity Center. The
Comprehensive Plan notes that:
Master Plan Development. The waterfront area south of Olympic Beach, including the
Port of Edmonds and the Point Edwards and multi modal developments. This area is
governed by master plans for the Port of Edmonds, Point Edwards, and the Edmonds
Crossing project as described in an FEIS issued on November 10, 2004. These areas are
also developed consistent with the City's Shoreline Master Program, as it applies. (pg.
57)
As noted above the Point Edwards site is subject to the Point Edwards Master Plan
(Attachment 12). The Point Edwards Master Plan is implemented through the contract
rezone, rather than specifically being adopted by the Comprehensive Plan.
The Vegetation and Wildlife section of the Land Use element is also relevant to the current
proposal. This section of the Comprehensive Plan provides:
Vegetation and Wildlife
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General. As Edmonds has urbanized, the native vegetation has become increasingly
scarce. The city's woodlands, marshes and other areas containing natural vegetation
provide an important resource which should be preserved. Woodlands help stabilize
soils on steep slopes, and act as barriers to wind and sound. Native vegetation provides
habitat for wildlife. Plants replenish the soil with nutrients. They generate oxygen and
clean pollutants from the air.
The beauty of the natural growth, especially native vegetation, provides pleasing
vistas and helps to buffer one development from another. Areas where natural
vegetation exists provide good sites for nature trails and for other recreational and
educational opportunities.
Wildlife is a valuable natural resource that greatly enhances the quality of human life.
City beaches, breakwaters and pilings represent unique habitats for marine organisms.
Streams, lakes and saltwater areas offer habitats for many species of migrating and
resident bird life.
Wooded areas and city parks provide habitats for many birds and mammals.
Many birds and mammals are dependent upon both the upland and beach areas.
Vegetation and Wildlife Goal A. The city should ensure that its woodlands, marshes
and other areas containing natural vegetation are preserved, in accordance with the
following policies:
A.1 Critical areas will be designated and protected using the best available science
(BAS).
A.2 The removal of trees should be minimized, particularly when they are located
on steep slopes or hazardous soils. Subdivision layouts, buildings and roads
should be designed so that existing trees are preserved.
A.3 Trees that are diseased, damaged, or unstable should be removed.
A.4 Grading should be restricted to building pads and roads only. Vegetation
outside these areas should be preserved.
Staff Findings: The project area is a wooded/landscaped area along the northern and
western edge of the Point Edwards development. A public pedestrian easement runs
along the project area allowing access to the site. While some trees will be removed, the
area will remain vegetated, and quality of the habitat improved by the proposed
replanting which will increase the species diversity in the area. Of the two -hundred and
sixty trees inventoried on the site only 35 trees will be removed. Other trees will be
pruned to improve tree structure, increase growing space, and reduce encroachment.
Additionally, 31 trees will be turned into wildlife snags (16 living and 15 dead) to provide
habitat for woodpeckers and other species. The wildlife snags will be scattered
throughout the project site. Vegetation diversity will be improved with planting of 45
trees, 201 shrubs of varying size, 90 fern and ground cover. Critical areas have been
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identified on the site and the proposal evaluated consistent with the city's critical area
code (see Section VIILD of this report). The proposal is consistent with Vegetation and
Wildlife Goal A of the Comprehensive Plan.
The current project is subject to General Design Review as outlined in Chapter 20.11
ECDC. One of the findings required by ECDC 20.11.020 is that the proposal is consistent
with the design guidelines provide in the Urban Design Chapter of the Comprehensive
Plan. Given that this is a landscape modification and not a development proposal, the
design guidelines in the Urban Design Chapter have limited applicability to the current
proposal. Below is a detailed analysis on how the proposal complies with the applicable
goals and objectives for site design contained in the Comprehensive Plan's Urban Design
Chapter.
Design Objectives for Site Design. The development of parking lots, pedestrian
walkways and landscaping features is an integral part of how a building interacts with
its site and its surrounding environment. Good design and site planning improves
access by pedestrians, bicycles and automobiles, minimizes potential negative impacts
to adjacent development, reinforces the character and activities within a district and
builds a more cohesive and coherent physical environment.
A.6 Open Space. For residential settings, create green spaces to enhance the visual
attributes of the development and provide places for interaction, play, seating,
and other activities.
Staff Findings: The project site is located in open space established with the Point
Edwards development and the public pedestrian easement provides access to the site
for residents and the public to enjoy the open space and wildlife. The project will
maintain the open space and enhance the visual attributes by adding more diversity
to the landscape.
A.12 Integrating Site Features. Integrate natural landscape features and unique
landforms — such as rocky outcroppings or significant trees — into site design
whenever possible.
Staff Findings: The area of the subject application was largely left out of the planning
for the Point Edwards development. Implementing the landscape modification and
landscape management plan will integrate the area into the larger Point Edwards
development and provide for long term maintenance of the site.
A.13 Landscape Buffers. Use landscaping and/or other features such as fences to
maintain privacy and create a visual barrier between incompatible uses. These
buffering techniques should also be used to soften hard edges (such as the
perimeters of parking lots) and reinforce pedestrian ways and circulation routes.
Native plants and rain gardens should be promoted as alternatives to lawns and
runoff retention areas.
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Staff Findings: The property is not adjacent to an incompatible use. Both the Point
Edwards site and the adjacent property are zoned Master Plan Hillside Mixed -Use
which the Point Edwards property designated MP1 and the adjacent property
designated MP2. The open space area does however provide a nice buffer for the site
and transition to the adjacent property to the adjacent. The existing native vegetation
and supplemental native plantings in the project also provides a transition from the
more formal landscaping of the main Point Edwards site.
Vill. DEVELOPMENT CODE
A. Chapter 16.75 ECDC — Master Plan Hillside Mixed -Use Zone (MP): The subject
property is located with the MP1 zone and subject to the development standards of
Chapter 16.75 ECDC. As noted in the introduction of this staff report, the Point
Edward site was developed under a master plan approved by the ADB in under file
number ADB-2002-226 (Attachment 13). The subject application does not alter the
overall master plan approval, rather would just modify landscaping plans approved
with the development. There are no proposed changes to the uses or any of the
structures in the Point Edwards development.
Staff Findings: Staff finds the proposal is consistent with the development standards
of the Chapter 16.75 ECDC.
B. Chapter 20.11 ECDC —General Design Review
ECDC 20.11.010 requires the ADB to review general design review applications that
trigger SEPA. ECDC 20.11.030 lists the criteria for Building Design and Site Treatment
that must be met. Given that this is a landscape modification and not a development
proposal, the criteria in ECDC 23.11.030 have limited applicability to the current
proposal. Below is an analysis on how the proposal complies with the applicable
criteria in ECDC 23.11.030.
ECDC 20.11.030.E Site Treatment. The existing character of the site and the nearby
area should be the starting point for the design of the building and all site treatment.
The following are elements of site treatment:
1. Grading, vegetation removal and other changes to the site shall be minimized
where natural beauty exists. Large cut and fill and impervious surfaces should be
avoided.
Staff Findings: No large cut and fill or new impervious surfaces are associated with the
landscape modification. Removal of trees has been kept to a minimum and the tree
replacement and other supplemental plantings will improve the habitat.
2. Landscape treatment shall be provided to enhance the building design and other
site improvements.
Staff Findings: The project area is located below the main developed area of Point
Edwards. The landscape modification and supplemental plantings of native
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vegetation enhances the site and habitat providing a buffer of wildlife habitat around
the formally landscaped areas of the Point Edwards site.
3. Landscape treatment shall be provided to buffer the development from
surrounding property where conflict may result, such as parking facilities near yard
spaces, streets or residential units, and different building heights, design or color.
Staff Findings The property is not adjacent to an incompatible use. Both the Point
Edwards site and the adjacent property are zoned Master Plan Hillside Mixed -Use
which the Point Edwards property designated MP1 and the adjacent property
designated MP2. The open space area does however provide a nice bufferforthe site
and transition to the adjacent property. The existing native vegetation and
supplemental native plantings in the project also provides a transition from the more
formal landscaping of the main Point Edwards site.
4. Landscaping that could be damaged by pedestrians or vehicles should be protected
by curbing or similar devices.
Staff Findings: There are no curbs along the pedestrian path in the project area,
however it is not likely people will wander from the path into the landscaped areas.
5. All screening should be effective in the winter as well as the summer.
Staff Findings: A significant portion of the trees in the project area are evergreen
species providing effective year-round screening.
C. Chapter 20.13 ECDC — Landscape Requirements
Chapter 20.13 ECDC contains specific landscaping requirements for developments,
which the ADB and Hearing Examiner are allowed to interpret and modify according
to ECDC 20.13.000. ECDC 20.13.030 provides details and the landscaping types that
apply to developments. The most applicable landscape type that applies to the
location of this application is Type III landscaping, which is intended to provide visual
separation of compatible uses. The Point Edwards site and the adjacent property are
both zoned Master Plan Hillside Mixed -Use Zone, with Point Edwards being zoned
MP1 and the adjacent property is zoned MP2 (Attachment 14).
Type 111 Landscaping. Type Ill landscaping is intended to provide 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.
1. 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, and
2. If planted to buffer a building elevation, shrubs, a minimum of three and one-
half feet in height, and living ground cover planted so that the ground will be
covered within three years, or
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3. If planted to buffer a parking area, access, or site development other than a
building, any of the following alternatives may be used unless otherwise noted:
a. Shrubs, a minimum of three and one-half feet in height, and living ground
cover must be planted so that the ground will be covered within three
years.
b. Earth -mounding, an average of three and one-half feet in height, planted
with shrubs or living ground cover so that the ground will be covered within
three years. This alternative may not be used in a downtown or waterfront
area.
c. A combination of earth mounding, opaque fences and shrubs to produce a
visual barrier at least three and one-half feet in height.
Staff Findings: The landscaping provided after implementing the proposed landscape
modification will be consistent with the Type III landscape requirements.
Staff finds the proposal is consistent with the intent and requirements of the
landscaping requirements of Chapter 20.13 ECDC.
D. Critical Areas
A critical area determination on the Point Edwards site was issued under file number
CRA2020-0191 (Attachment 21). The subject site generally slopes down towards the
north and west. Portions of the site contains slopes between 15 — 40%. These slopes
together with the soils are classified as potential erosion hazard areas. Other portions
of the site contain slopes that exceed 40%. Slopes that exceed 40% are considered
potential landslide hazard areas. Additionally, the Washington State Priority Habitat
Species (PHS) map identified a potential great blue heron colony on the site near the
stormwater pond on the northern portion of the property.
Erosion and landslide hazard areas are subject to the requirements of Chapter 23.80
ECDC — Geologically Hazardous Areas. Projects within 50 feet of potential landslide
hazards must evaluated be a geotechnical engineer for consistency with the
development standards in ECDC 23.80.060 and ECDC 23.80.070. The geotechnical
report found the proposal consistent with ECDC 23.80.060 and ECDC 23.80.070 and
noted the proposal will increase the stability of the slope and reduce the potential for
erosion compared to current conditions (Attachment 21).
The presence of great blue heron was evaluated by the Raedeke Associates in the
Wildlife Technical Memorandum provided in Attachment 7. The PHS entry for the
blue heron colony was made in March 2002. According to communications with
Washington State Department of Fish and Wildlife, the nearest documented activity
was approximately 1 mile from the site and the information had not been updated
since 2002. Raedeke conducted field visits of the project site and concluded that the
heron colony is no longer active and has likely been inactive for over 18 years.
Raedeke also noted that the revegetation associated with the subject application will
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increase overall species diversity and lead to the development of high -quality native
trees that would enhance the over habitat quality for blue herons at the project site.
Raedeke Associates also evaluated the site for bald eagles. No nests were identified
on the site, while two trees south of the project site were identified as common
perching locations for bald eagles. The US Fish and Wildlife Service Bald Eagle
Management Guidelines encourage preserving large roost trees, preventing
disturbances to flight paths accessing foraging sites, and using pesticides, herbicides
and other chemicals in accordance with local, state, and federal guidelines. These
recommendations are all consistent with the proposed vegetation management plan.
E. Bonding: ECDC 20.13.040 and ECDC 23.40.290
The proposal will be implemented in phases that could occur over a 24 — 36 month
period. ECDC 20.13.040 requires performance bonds to cover the installation of
required landscaping with the bond estimate based on an itemized cost estimate. The
critical area code also contains bonding requirements in ECDC 23.40.290 to ensure
mitigation, maintenance, and monitoring. ECDC 23.40.290.13 requires the bond
amount to be 120% of the estimated cost. A condition of approval is proposed
requiring the application to provide cost estimate for the proposed landscaping and
post a performance bond in amount of 120% of the cost estimate. Once the
landscaping has been installed and inspected by the City of Edmonds, a maintenance
bond will be retained that is 15% the amount of the performance in accordance with
ECDC 20.13.040. Given that the critical area code requires five years of monitoring
pursuant to ECDC 23.40.130, the maintenance bond will be held for five years.
IX. CONCLUSION AND RECOMMENDATION
Pursuant to ECDC 20.11.020, when recommending approval of proposals, the ADB must
find that the proposal is consistent with the criteria listed in ECDC 20.11.030 (General
Design Review), the Comprehensive Plan, and the zoning ordinance. Based on findings,
analysis, conclusions, and attachments within this report, staff recommends that the ADB
APPROVE the design for the proposed project under file number PLN2020-0054 with the
following motion and recommended conditions of approval:
THE ARCHITECTURAL DESIGN BOARD ADOPTS THE FINDINGS, CONCLUSION, AND
ANALYSIS OF THE STAFF REPORT AND FINDS THE PROPOSAL IS CONSISTENT WITH THE
COMPREHENSIVE PLAN, POLICIES OF ECDC 20.10, DESIGN CRITERIA OF ECDC 20.11.030,
AND ZONING REGIULATIONS AND APPROVES THE PROPOSED POINT EDWARDS
LANDSCAPE MODIFICATION AND MAINTANCE PLANS WITH THE FOLLOWING
1. CONSISTENT WITH THE SEPA MITIGATED DETERMINATION OF NONSIGNIFICANCE,
ALL TREE REMOVAL, COPPICING AND SNAG CREATION ACTIVITY MUST OCCUR
OUTSIDE OF THE NESTING SEASON. THESE TREE CUTTING ACTIVITIES MAY OCCUR
APPROXIMATELY LATE AUGUST THROUGH EARLY FEBRUARY.
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2. UTILITY LOCATES SHALL BE CALLED FOR PRIOR TO ANY TREE REMOVAL.
3. AN ITEMIZED COST ESTIMATE FOR THE COST OF LANDSCAPING (MATERIALS AND
LABOR) MUST BE PROVIDED. A PERFORMANCE BOND IN THE AMOUNT OF 120%
OF THE COST ESTIMATE IS REQUIRED PRIOR TO ANY TREE CUTTING. ONCE
LANDSCAPING HAS BEEN INSTALLED, A PERFORMANCE BOND IN THE AMOUNT OF
15% OF THE PERFORMANCE WILL BE REQUIRED FOR A FIVE YEAR PERIOD.
4. ANNUAL REPORTS ARE REQUIRED TO BE SUBMITTED TO THE CITY OF EDMONDS
UNTIL FIVE YEARS AFTER THE LANDSCAPING HAS BEEN INSTALLED.
X. APPEALS
According to ECDC 20.01.003.13 and 20.06.150, Type III -A decisions are not
administratively appealable but rather subject to LUPA appeal at Snohomish County
superior court pursuant to Chapter 36.70C RCW.
XI. LAPSE OF APPROVAL
According to ECDC 20.11.050.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. For the purposes of this section the date of approval shall be
the date on which the ADB's or hearing examiner's minutes or other method of conveying
the final written decision of the ADB or hearing examiner as adopted are mailed to the
applicant. In the event of appeal, the date of approval shall be the date on which a final
decision is entered by the city council or court of competent jurisdiction.
XII. PARTIES OF RECORD
City of Edmonds Point Edwards Homeowners Association
121— 51h Ave N. 93 Pine Street
Edmonds, WA 98020 Edmonds, WA 98020
Blair Bernson Andrea Bonnicksen
(no contact information) 75 Pine Street #204
Edmonds, WA 98020
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Ronald Eber Marjie Fields
50 Pine Street, Unit 204 mvfields@me.com
Edmonds, WA 98020
Gerry Gibson Marthlyn Jones
71 Pine Street #209 1045 Daley Street
Edmonds, WA 98020 Edmonds, WA 98020
Earl and Susan Larson Jack and Karen Martin
earlsusan@comcast.net 61 Pine Street #108
Edmonds, WA 98020
Rick and Darlene Miller Frank and Mary Montgomery
51 Pine Street #310 65 Pine Street #304
Edmonds, WA 98020 Edmonds, WA 98020
Rod and Barbara Nicholson Joe Niemer
65 Pine Street #204 9792 Edmonds Way
Edmonds, WA 98020 Edmonds, WA 98020
Bill Phipps Pamela Erickson
bebopbill@vahoo.com 45 Pine Street #211
Edmonds, WA 98020
David Richman Donald Ricker
534 2nd Avenue N 51 Pine Street #308
Edmonds, WA 98020 Edmonds, WA 98020
Susie Schaefer Mike Shaw
1055 Edmonds Street 716 Driftwood PI
Edmonds, WA 98020 Edmonds, WA 98020
Landis and Pat Smaaladen Save Our Marsh
75 Pine Street #101 Save.the.edmonds.marsh@gmail.com
Edmonds, WA 98020
Joy and Bob Spaulding Judy Triggs
41 Pine Street #309 75 Pine Street #207
Edmonds, WA 98020 Edmonds, WA 98020
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Laura and Robert Walls
61 Pine Street #210
Edmonds, WA 98020
Karen and Lewis Wolkofsky
71 Pine Street #206
Edmonds, WA 98020
Susan Williams
51 Pine Street #108
Edmonds, WA 98020
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