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PLN2023-0056 Staff ReportCITY OF EDMONDS 121 511 Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING AND DEVELOPMENT DEPARTMENT • PLANNING DIVISION ,1) 9v To: Staff Contact: Date: ADMINISTRATIVE DESIGN REVIEW FINDINGS, CONCLUSIONS, AND DECISION Scott Selby, Scott Selby Consulting LLC Tristan Sewell, Planner January 26, 2024 Proposal: Bell North Condominiums Landscape Modification I. INTRODUCTION The applicant proposes replacing a cherry plum tree in the parking lot of the Bell North condominiums at 641 Bell Street. Staff approved a previous landscaping modification in 2011 (PLN2011-0003). Chapter 20.13 Edmonds Community Development Code (ECDC) requires landscaping design review of commercial or multifamily properties. The subject application does not trigger review under the State Environmental Protection Act (SEPA); pursuant to ECDC 20.11.010.A, the proposal may be approved as a Type I staff decision subject to the procedure described in ECDC 20.01.003. II. CRITICAL AREAS Fully developed as a multifamily residence and associated improvements, the site received a critical areas determination waiver (CRA2023-0173). The proposed work removes the cherry plum, replacing it with a kousa dogwood. III. FINDINGS AND CONCLUSIONS 1. The site is zoned Multifamily Residential (RM-1.5). 2. The applicant proposes to replace a single cherry plum of the existing landscaping with a new kousa dogwood to mitigate risk via a more appropriate planting. 3. Removal of the existing landscaping requires replacements. ECDC 20.13.030 requires Type I landscaping on the northern property line. The submitted landscaping site plan (Attachment 2) meets the requirements of these landscaping types. 4. The applicant proposed replacement plantings compatible with the climate of the Pacific Northwest per ECDC 20.13.020(H) (Attachment 3). 5. Areas unmodified by this proposal may persist as -is. 6. Engineering identified no traffic or utility issues presented by the proposal and as such approved the application. IV. DECISION Based on findings, conclusions, and attachments to this report, staff finds that the design review for file number PLN2023-0056 is APPROVED with the following conditions: 1. This decision only approves the planting of vegetation indicated in the submitted landscape plan. Removal or planting of any other vegetation requires a separate permit. 2. Replacement plantings shall be consistent with the requirements of ECDC 20.13.015(B). 3. Trees shall be felled on private property. 4. 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 must obtain a right-of-way construction permit in advance of starting work. The right-of-way permit application would require a traffic control plan. 5. 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. 6. 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. 7. Contractor/owner is responsible for locating all onsite utilities and any utilities on neighboring properties that could be impacted by the proposed work. The City provides both water and sewer services to this site. Relocation/revision/repair to any utilities may require a separate permit. V. ATTACHMENTS 1. Land Use Application 2. Landscape Plan 3. Critical Areas Initial Determination (CRA2023-0173) Page 2 of 3 VI. PARTIES OF RECORD City of Edmonds Scott Selby Lucinda McMahan 121 51h Ave N. PO Box 1840 641 Bell St. Edmonds, WA 98020 Snohomish, WA 98291 Unit 202 Edmonds, WA 98020 VII. APPEALS\\edmsvr-deptfs\ADDRESS_FILES\Alpha\BELL ST\641\PLN2023-0056 Tree removal replacement\Submitted Materials - Links to orig plans - should have been copied over\RESUBI Per ECDC 20.07.006, appeal of this decision must be filed within 21 days after the issuance of the decision with the Snohomish County Superior Court. Page 3 of 3 PLN2023-0056 _i SCOTT SELBY CONSULTING LLC TO: Lucinda McMahan RESUB Jan 18 2024 CITY OF EDMONDS DEVELOPMENT SERVICES DEPARTMENT SITE: 641 Bell Street, Edmonds RE: Tree Removal & Replacement DATE: January 17, 2024 (parcel# 01029700010100) PROJECT ARBORIST: Scott Selby ASCA Registered Consulting Arborist #749 ISA Board Certified Master Arborist #PN-1775B ISA Qualified Tree Risk Assessor ATTACHMENTS: Map Photos Glossary Assumptions and Limiting Conditions Certification of Performance Table of Trees ISA Basic Tree Risk Assessment Form Introduction and Scope of Work 206.849.4718 I was contacted by Lucinda McMahan on October 17, 2023, and my services were contracted as a consulting arborist with regard to tree growing at Bell North Condos. The tree is growing in a small planter with limited growing space and there are concerns that it might fall over. I was asked to assess the tree for safety and create a report detailing my findings. I was asked to assist with obtaining a permit for the tree's removal. Methodology The methods used for this assessment are as outlined in Tree Risk Assessment by Julian Dunster and as adopted by the International Society of Arboriculture (ISA). The goal of the assessment is to provide the owner or manager of the tree(s) with factual information, enabling them to make informed decisions about the management of the tree(s). For this evaluation, I used a Level II Assessment that includes inspection of the root collar, lower trunk, and canopy of the tree as can be seen from the ground. Basic assessment does not include climbing the tree, excavation of soils to inspect root structure or condition, or the use of advanced decay detection tools such as micro -resistance drilling. performed a visual assessment only. I completed a two -page ISA Basic Tree Risk Assessment form which I have included with this report. Scott Selby Consulting LLC PO Box 1840 Snohomish, WA 98291 Observations The Site The building on this site contains a four -unit condominium complex named Bell North. The property is located on the north side of Bell Street between 6t" Ave north and 71" Ave north, just south of Edmonds civic playfield, and is zoned multi -family. The City of Edmonds GIS website suggests the site may contain area categorized as Erosion Hazard. The Trees There are seven (7) regulated trees on the property. One tree is proposed for removal. This tree is a 12-inch DHS purple -leaf plum (Prunus cerasifera 'Atropurpurea') growing in the NW corner of the property in a four -foot square planter bordered on all sides by retaining walls. Tree health appears normal and I observed no defects in the crown or trunk. Discussion The extremely limited space in which the tree is growing provides insufficient rooting space to support the tree. In addition to potential whole tree failure, the likelihood of damage to hardscape from roots is significant. A tree with a mature size such as this should not have been used in this planter. Recommendation While the tree represents only a Moderate overall risk to people and property, it was a poor choice for the location. Edmonds Community Development Code (ECDC) requires that any major landscape work proposed for developed properties designated multi -family undergo a Landscaping Modification Review and be consistent with applicable code. The north property line (where tree removal is proposed) must receive Type III landscaping (ECDC 20.13.030(C)). To be consistent with code, the tree removed will be replaced with a flowering dogwood (Cornus kousa) one -and -one -half -inch caliper (refer to Landscape Plan map). While the property does possess an irrigation system, information on its location was not available to me. Respectfully submitted, Scott Selby J4��6__�A GI'SG.31RCA #749 Registered Consulting Arborist• Scott Selby Consulting LLC PO Box 1840 Snohomish, WA 98291 3 Map Google satellite image showing tree location, ID, north arrow and parcel number. Scott Selby Consulting LLC PO Box 1840 Snohomish, WA 98291 4 Map Scott Selby Consulting LLC PO Box 1840, Snohomish, WA 98291 (206) 849-4718 Iscott selby@comcast.net City of Edmonds Bell Street wil S! While the property does possess an irrigation system, information on its location was not available to me. Landscape Plan Bell North HOA: 641 Bell Street, Edmonds parcel# 01029700010100 Permit # PLN2023-0056 Plum tree to be removed. Replacement tree: dwarJflo eringdogwood sized 1.5" caliper. Scott Selby Consulting LLC PO Box 1840 Snohomish, WA 98291 5 Photos bell north hoa November 3, 2023 Prunus cerasifera cv. Kraut... ID# 1 Purple -Leaf Flowering Plum DBH: 11.8 Health: 60% - Fair YEN Poor planting space Images of tree to be removed. Ilk .......II11kci��` iA! November 3, 2023 November 3, 2023 Prunus cerasifera cv. Kraut... ID# 1 Prunus cerasifera cv. Kraut... ID# 1 Purple -Leaf Flowering Plum Purple -Leaf Flowering Plum DBH: 11.8 DBH: 11.8 Health: 60% - Fair Health: 60% - Fair Poor planting space Poor planting space Scott Selby Consulting LLC PO Box 1840 Snohomish, WA 98291 A Glossary DSH or DBH Diameter at Standard Height (measured at 54 inches above grade). Regulated Tree Tree measuring six (6) inches DSH or greater. Scott Selby Consulting LLC PO Box 1840 Snohomish, WA 98291 7 Assumptions and Limiting Conditions While trees vary in their tolerance to changed conditions, disruption in any form of the environment to which the trees have grown accustomed may result in adverse reaction. Human activity among and near trees is inherently contrary to tree welfare and there are inherent risks associated. The following are limitations to this report: 1. All information presented herein covers only the trees examined at the area of inspection, and reflects the conditions observed of said trees at the time of inspection. 2. Care has been taken to obtain all information from a reliable source. However, the Arborist can neither guarantee nor be responsible for accuracy of information provided by others. 3. Observations were performed visually without probing, dissecting, coring, or excavation, unless noted otherwise, and in no way shall the observer be held responsible for any defects that could have only been discovered by performing said services in specific area(s) where a defect was located. 4. All trees possess the risk of failure. Trees can fail at any time, with or without obvious defects or applied stress. Trees are living biological organisms, and I cannot predict nor guarantee their stability or failure. 5. Sketches or drawings in this report are intended as visual aids only and are not necessarily to scale. They should not be used as engineering or architectural reports or surveys. 6. This report and any values/opinions expressed herein represent my opinion as an Arborist. Inaction on the part of those receiving the report is not the responsibility of the Arborist. 7. Any legal description provided to the consultant/appraiser is assumed to be correct. Any titles and ownerships to any property are assumed to be good and marketable. No responsibility is assumed for matters legal in character. Any and all property is appraised or evaluated as though free and clear and under responsible ownership and competent management. 8. No guarantee or warranty is made, expressed or implied, that defects of the trees inspected may not arise in the future. 9. No assurance can be offered that if any recommendations or precautionary measures suggested are accepted and followed, that the desired results may be attained. 10. No responsibility is assumed for the methods used by any person or company executing any recommendations provided in this report. 11. The information provided herein represents an opinion, and in no way is the reporting of a specified finding, conclusion, or value based on payment for services. 12. This report is proprietary to Scott Selby Consulting LLC and may not be reproduced in whole or in part without written consent. This report has been prepared exclusively for use of the parties to which it has been submitted. 13. Should any part of this report be altered, damaged, corrupted, or lost, the entire evaluation shall be invalid. 14. The consultant/appraiser shall not be required to give testimony or attend court by reason of this report unless subsequent contractual arrangements are made, including payment for such services. 15. Possession of this report does not imply right of publication or use for any other purpose by any other than the person to whom it is addressed, without the prior expressed written consent of the consultant/appraiser. Scott Selby Consulting LLC PO Box 1840 Snohomish, WA 98291 Certification of Performance I, Scott Selby, certify that: • 1 have personally inspected the trees and the property referred to in this report and have stated my findings accurately. The extent of the evaluation or appraisal is stated in the attached report the Terms of Assignment. • 1 have no current or prospective interest in the vegetation or the property that is the subject of this report and have no personal interest or bias with respect to the parties involved. • The analysis, opinions and conclusions stated herein are my own and are based on current scientific procedures and facts. • My analysis, opinions and conclusions were developed, and the report has been prepared, according to commonly accepted arboricultural practices. • No one provided significant professional assistance to me, except as indicated in the report. • My compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any subsequent events. I further certify that I am a member of, and certified by, the International Society of Arboriculture. I am also a member of the American Society of Consulting Arborists. I have been involved in the arboricultural field in full-time capacity for a period of 30 years. 4t4_�I_elwl Scott Selby Scott Selby Consulting LLC ASCA Registered Consulting Arborist #749 ISA Board Certified Master Arborist #PN-1775B ISA Qualified Tree Risk Assessor 206.849.4718 cell scott selby@comcast.net 61SC3 RCA #749 RcgistcrcdConsulting Arborist • Scott Selby Consulting LLC PO Box 1840 Snohomish, WA 98291 Inventory for Permit Bell North HOA TABLE OF TREES Inventory date: 11/27/2023 641 Bell Street, Edmonds Report date: 11/28/2023 ID Common Name Botanical Name DSH* Description Proposal 1 Purple -Leaf Flowering Plum Prunus cerasifera Atropurpurea" 11.8 remove 2 Norway Maple Acer platonoides 8.3 retain 4 Vine Maple Acer circinatum 6.3 6 x 2" multi -stem retain 5 Purple -Leaf Flowering Plum Prunus cerasifera 'Atropurpurea" 7.7 6,4,2,2 multi -stem retain 6 Purple -Leaf Flowering Plum Prunus cerasifera 'Atropurpurea" 8.1 5,4,4,3 multi -stem retain 7 Purple -Leaf Flowering Plum Prunus cerasifera 'Atropurpurea" 7.8 4,3,3,3,3,3 multi -stem retain 10 Purple -Leaf Flowering Plum Prunus cerasifera 'Atropurpurea" 11.4 6,6,6,4,2.5 multistem retain *If a tree had multiple stems, each stem was measured individually at standard height and a single -stem equivalent diameter was determined by using the method outlined in the city of Seattle Director's Rule 16-2008 or the Guide for Plant Appraisal, 10th Edition Second Printing published by the Council of Tree and Landscape Appraisers. A tree is regulated based on this single -stem equivalent diameter value. Scott Selby Consulting LLC PO Box 1840 Snohomish, WA 98291 CITY OF EDMONDS 121 5t" Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION "ne. 18y%J 12/8/2023 MCMAHON PATRICK D JR & LUCINDA M 641 BELL ST 202 EDMONDS, WA 98020-3171 Subject: Critical Areas Determination (CRA2023-0173) Site Address: 641 BELL ST 202 Dear Applicant/Owner, Please find the enclosed critical area determination for the Critical Areas Checklist you submitted to the City of Edmonds Planning Division. The critical area determination for your property is "WAIVER." Note that this determination is a site -specific determination and not a project -specific determination. If the critical area determination is "CRITICAL AREA PRESENT," additional critical areas information or critical areas specific studies may be required for development or alteration of your property depending on the location of the activity. "WAIVER" means no further critical area review is required for development or alteration of your property. If you have any questions regarding this critical area determination, please contact the planner on duty at 425.771.0220. Regards, TRISTAN SEWELL Planning Division Planning & Development Department Enc: Critical Area Determination City of Edmonds CRA2023-0173 / Legend I � Creeks / ❑ Seismic Hazard Areas J Earth Subsidence and Landslide �! Minimum Buffer Adjacent to Hat Wetlands 1 1 Wetlands Boundary 1 1 - - Wetland Boundaries Not Completel 1 ; p Wetland Known Extents 1 Z 1 Floodplains 1 LV j ® A AE M � �� a ' ^ i ® VE X 1 1 ArcSDE.GIS.DOH_WELLHEAD_PR 1 F ' ;A —Exposed Aquifer 1 ' . 6 Month 1 . 1 . 1 Year —� ■ 5 Year / D 10 Year J n Buffer Zone Contour Lines ` 644 10 50,100 ❑ Landslide Hazard Area 40% • Ob N O 'nr Severe Erosion Hazard 15%-40% i• N N Elm all �1. 758O Notes J1111iiiiiii! 11 .1-1 0 63.15 126.3 Feet �,�2$ 94.0 This ma is P a user generated static output from an Internet mapping site and is for B P PP B reference only. Data layers that appear on this map may or may not be accurate, WGS_1984_Web _Mercator _Auxiliary -Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION