ADB-01-170 staff report.pdfTo: The
From:
ARCHITECTURAL DESIGN BOA"
STAFF REPORT
December 00
PLANNING DIVISION
ADVISORY REPORT AND RECOMMENDATIONS
Steve,,Bullock,
Senior Planner
Date: NOVEMBER 29, 2001
ADB -2001®170: Consolidated application before the Design board for a
recommendation to the Examiner on the redevelopment design of the
multi -parcel commercial area at the southwest corner of Edmonds
Way and 100th Ave. W. The project will consist of three retail
buildings, one existing and two new, and all of the required parking.
The site is zoned Neighborhood Business (BN).
A. Applicant/Property Owner Architect/Representative
Nelson Properties/Gary Jones John Bissell & Associates
19239 Aurora Ave, N.
Shoreline, WA 98133
B. Site Location: SW corner of Edmonds Way and 100th Ave. W.
C. Introduction: This proposal was before the Board for preliminary review in August. After
considering the direction of Board and working on their design, the applicant has resubmitted a
consolidated application for design review, a conditional use permit and some variance requests. While
the conditional use permit was always going to be a part of the final application (it's for a drive-through)
the variances have been proposed by the applicant as a way to try to address some of the Board's direction
to unify the site and create a more pedestrian friendly project.
As a consolidated permit, the Board will make a recommendation to the Hearing Examiner. This project
will likely not be back before the Design Board so be careful to address all the things about the design that
are important to you, either in support or opposition. Also, It would be helpful to specifically address each
variance request and get a consensus from the Board about how you feel about them.
Page 1 of 3
Staff Report for ADB -2001-99
Three Building Retail Complex
E. Staff Analysis:
The following analysis was completed by reviewing the categories outlined in the Urban Design
Guidelines for the Auto Oriented Commercial.
1. Building Design:
a) General:
At the preliminary review, the Board was fairly supportive of the design of the buildings. They
have remained much the same with some refinements. As before, the buildings are going to be
treated in a similar architectural style while still retaining some individuality due to size,
location and small architectural details.
The existing building on the northeast corner of the site which is remaining is being modified so
that it won't have it's "back" towards building "C" to the west. They are accomplishing that by
adding entrances and storefronts to the west side of the building making it a building that faces
north, east and west.
Building "A", the southern most building has been slightly reoriented as well. The footprint is
still basically in the same location, but the main entrance and architectural treatment of that
entrance has been moved to the northeast corner of the building. This has allowed the buildings
to appear to be more connected and coordinated then they were before.
b) Materials and Colors:
The colors and materials are essentially the same that the Board reviewed and supported
previously with the exception that a sign program has been added. This adds a new element to
the package as a whole.
Shapes and Forms:
Except for the new comer entrance on building "A " and a further refining of building "B" the
shapes and forms have remained the same. The one exception to that is the introduction of a
new element to the project as a whole. That is at the three major pedestrian entrances around
the site, the applicant has introduced an arbor into the design. Similar to the buildings, each of
the arbors have some major design similarities while each one has some unique architectural
feature also. This is a very compelling and unifying design element.
c) Details and Fenestration:
The applicant has done an excellent job of developing their project to a very high level and it is
evident in the quality of the details indicated in their drawings (i.e. light fixtures, trim patterns,
lattice and arbor work to name a few).
2. Site Design:
a) Site Organization:
While the applicant did not move any closer to physically connecting the buildings as some of
the previous direction of the Board proposed, the project has made great strides in becoming a
more unified development. The pedestrian access points coupled with the structures proposed to
announce those locations have taken the development closer to the street and closer together
without actually moving the buildings.
b) Landscaping_
The landscape plan has a fairly typical plant palette for a commercial project like this. The
Board may want to discuss if some of the vine maples are appropriate for the parking lot or if so
many madrona trees should be used to revegetate the bank that is going to be disturbed while
this project is under construction.
Page 2 of 3
Staff Report for ADB -2001-99
Three Building Retail Complex
c) Screening:
Elevations show the HVAC to be screened.
d) Recycling Enclosures:
An enclosure is provided near the backs of the buildings.
D. Variances that will be requested:
1. On parcel/building "A"
• A variance is requested to allow a structure, the pedestrian arbor, to be within the street setback.
The required setback is 15 feet, the applicant's request is be for 0 feet.
• A variance to allow a freestanding sign to be in the street setback. The required setback is 15 feet,
the applicant's request is for 0 feet.
• A variance to allow a wall mounted sign to be 21 feet above the ground when the limit is 14 feet.
2. On parcelibuilding "B"
• A variance is requested to allow a structure, the pedestrian arbor, to be within the street setback.
The required setback is 15 feet, the applicant's request is be for 0 feet.
• A variance to allow an increase in sign area from 120 sq. ft. to 154 sq. ft. They are only
proposing to have 150 sq. ft. of signage on their building, and that divided between the east and
west sides, but their freestanding sign puts them 34 sq. ft. over.
3. On parcel/building "C"
• A variance is requested to allow a structure, the pedestrian arbor, to be within the street setback.
The required setback is 15 feet, the applicant's request is be for 0 feet.
• A variance to allow a freestanding sign to be in the street setback. The required setback is 15 feet,
the applicant's request is for 0 feet.
• A variance to allow a wall mounted sign to be 23'-8" feet above the ground when the limit is 14
feet.
E. Summary:
Things the applicant must do or that must be resolved are as follows:
4. A Lot Line Adjustment must be completed prior to issuance of a building permit to make sure
buildings are not situated over property lines;
5. A Conditional Use Permit is required for any drive through business;
6. Height Calculations must be completed that show the maximum height of the buildings to be under
25' above average grade;
7. While the design of the buildings and the configuration of the site and topography may justify
allowing parking between the buildings and the street, special care should be taken to ensure that there
are significant canopy trees to minimize the expanse of parking;
Attachments:
1. Vicinity Map
2. Applicant's Declarations
3. Elevations and Site Plan
4. Lighting package
5. Tree analysis
6. ADB minutes 8/15/01
Page 3 of 3
eop, N -Ns ZoningandVicinity. •
ATTACHMENT 1
File No. ADB -2001-170
E
•
October 15, 2001
City of Edmonds Planning Division
Edmonds City Hall
1215"' Ave N
Edmonds, WA 98020
W
RE: Submittal of application for a development project for the southwest corner of
100'' Avenue West and Edmonds Way
Dear Reviewer:
Thank you for accepting our application for a new development project located on the southwest
corner of Edmonds Way and 100th Avenue West. This project is comprised of several sites and
several property owners who have decided to work together to create an integrated development.
Due to the complexity of utilizing separate properties, with separate property owners to create an
integrated development, the project contains many applications that could not be adequately
described on the application form. Those applications are as follows:
1. Architectural Design Board review.
2. Variance for wall mounted sign height for Building A.
3. Variance for sign area for Building B.
4. Variance for wall mounted sign height for Building C.
5. Variance for freestanding sign setback for Lot A.
6. Variance for freestanding sign setback for Lot C.
7. Variance for pedestrian trellis for Lot A.
8. Variance for pedestrian trellis for Lot B.
9. Variance for pedestrian trellis for Lot C.
10. Conditional Use Permit for drive through business.
11. Lot Line Adjustment (to be turned in under separate cover).
12. Administrative Conditional Use Permit for Steep Slope Exemption (to be turned in under
separate cover).
We have submitted descriptions and findings for each of the above proposals.
The existing site contains five buildings, two fronting on Edmonds Way, one directly on the
corner, one strip commercial building to the south of the corner and one converted house fronting
on 10e Avenue W. Our proposal is to retain the building located at the intersection of Edmonds
Way and loot' Ave W. All the other buildings will be removed. The site will then be
redeveloped with two new commercial buildings. One new commercial building will be
19239 AURORA AVENUE NORTH, SHORELINE, WASHE
Phone: (206) 533-9888 Fax: (206) 5: ATTACHMENT 2
File No. ADB -2001-170
W
October 18, 2001
Page 2
WM
constructed on the newly created Lot A, and one new commercial building will be constructed on
the newly created parcel C, with the existing building to be remodeled remaining on parcel B to
create a cohesive site design
The building proposed for Lot A has 15,032 square feet of floor area in a single story. The
building is proposed for retail use. In compliance with the Comprehensive Plan the site is
developed in response to the large traffic volume roads as an automobile oriented site. Thus
parking is proposed on the east, north and west sides of the building. However, in response to
the design guidelines suggestions of pedestrian use, we have included a pedestrian entry point
with a trellis and walkway material, which clearly differentiates the pedestrian access from the
auto drive aisle. Thus we serve the two seemingly contradictory needs of pedestrian friendly
design and automobile orientation.
The building on parcel A is a large rectangular building. To avoid long unbroken roof and wall
lines, we have proposed a variety of materials and shapes including split faced block,
stucco/drivit, tiled awning and hanging awnings, with brick trim at the entry points. The east and
north facades are broken with raised false roof lines and arch designs in the stucco. Signs are
proposed on the north and east facades and are to be integrated into the building design. The
west and south sides of the building are both screened from offsite view by steep slopes. Even
though these two sides are screened, some visual interest is still provided by way of the drive
through arch on the south side and visible from the west side, change of materials on the south
side, and texture and lighting variations.
The building proposed for parcel B is a remodel of the existing 6,000 square foot building. The
building is currently a single story commercial building with tiled awnings on the north, east and
south sides of the buildings. There is currently a property line located along the west face of the
building, and thus that side of the building currently has no treatment to improve visual interest.
The intent of the remodel is to redesign the exterior treatment to make the building a cohesive,
integrated part of the three lot corner development. A lot line adjustment is proposed to move
the property line about 30 feet to the east. This allows the addition of a tiled awning, store front
windows and entrances to the west side of the building. Additionally, raised false roof arches
will be added to the fagade on all four sides of the building, creating a design element that is
found in each of the other buildings in this three lot development. Finally, this building is being
modified to have a substantially greater pedestrian street presence than it does today. A
pedestrian walkway with a trellis and a small courtyard is proposed for the north end of the
building. A sidewalk will be added to the west side of the building, and the building sidewalks
have connections to the other two buildings on Lot A and Lot C. These design changes to this
building create a pedestrian connection for the other two buildings, and anchors the other two
buildings to the corner, thus complying with the guidelines for corner treatment, and pedestrian
access.
The building proposed for Parcel C is a 12,881 square foot building proposed for retail and
restaurant use. The building is proposed to be located to the rear of the site. The building uses a
mixture of materials and design elements similar to the other two buildings in an attempt to
M
October 18, 2001
Page 3
create an integrated site design. Due to the topography, and the auto -oriented nature of the site,
the building has been placed near the rear of the site, against the hillside. This site design is
unavoidable due to the following combination of issues. First, due to the site proximity to the
intersection of Edmonds Way and 100th Ave W, there is only one viable location for a vehicle
access point; that location being adjacent to the western property line. Next, the hillside to the
rear of the site constricts the available building area on the site. By locating the building
partially in the hillside, we create more buildable area than could be created with other site
designs. Further, the City of Edmonds zoning code requires a 20 -foot street setback for
buildings in the BN zone, while the BN zone requires a 10 foot street buffer for parking areas
adjacent to streets. Thus locating the building forward on the site and the parking to the rear
would reduce the buildable site area by a depth of 10 feet, and more than that if you consider the
difficulty of placing parking in the hillside. With the access, parking requirements, and
topography all coming together, other site designs cannot provide adequate circulation, parking
or buildable area.
It is also important to note that the comprehensive plan indicates that this site would be
considered as automobile oriented because it fronts on a street with five lanes of traffic or more.
It is in fact the only BN zone district in the City of Edmonds that is designated as automobile
oriented. This means that we should use the site design characteristics suggested for
redeveloping sites on Highway 99, while using the sensitivity for pedestrians encouraged in the
BN zone design guidelines. If we look at the integrated site design of all three lots in this
proposal we find three buildings. But we also find that those three buildings will act as one. The
building located on lot B will be the pedestrian connection to the street. That building accents
the corner and acts as a pedestrian magnet. Then pedestrians are fed to the other buildings via
sidewalks and cross walks over narrow portions of the parking lot. If we examine the design
guidelines for Auto Oriented developments we find the "L" and "T" shaped buildings are
encouraged. Though no one site has accomplished this, the site as a whole accomplishes this
design characteristic encouraged in auto oriented design. But our site design goes a step further.
We have proposed pedestrian corridors to each building from the street. Thus we comply with
the design elements encouraged in the BN zone to provide pedestrian friendly designs.
I hope this summary, with the attached declarations and site plans, proves helpful to you. If you
have any further questions, please do not hesitate to contact me.
Sincerel ,
Jo issell, AICP
rincipal
John Bissell & Associates
CC. CDA Architects
The Bartell Drug Company
Nelson properties
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P.O. Box 135 Ma. MAKE TERRACE, WA 98443.0135 PHO* -(425)776-0850, MCOLE:
Westgate Village, Edmonds
PREPARED :
The Bartell Drag Company
And
Nelson Properties
4727 Denver Ave. S.
Seattle, WA 98134
PREPARED Y:
Arboricultural Consulting
Anthony V. Shoffner, ASCA
ISA Certifiled Arborist#PN-0909
PO. Box 135
Mountlake Terrace, WA 98043-0135
October 18, 2001
OCT 2 9 2001
__ _ ®...'- M
ATTACHMENT 5
File No. ADB -2001-170
Project Summary
This Tree Evaluation, Impact Assessment, Retention and Replacement Plan is provided to The
Bartell Drug Company and Nelson Properties as a means of addressing the conditions of the
existing trees and of the site features on the property of the proposed Westgate Village in the
City of Edmonds, WA. The City of Edmonds requires that the trees on the site of the proposed
development are evaluated in order to assess the adequacy of their retention through
development. The purpose is to identify any existing hazardous situations, any concerns over
looming hazardous situations and to assess the extent of the proposed impacts and the affects of
these impacts upon the trees. The conclusions of any of these elements of the study can to lead
to the recommended removal of any given tree.
Specifically, the contents of this Tree Evaluation, Impact Assessment, Retention and
Replacement Plan will address the conditions of all of the evaluated trees located on site, the
existing site conditions, projected impacts resultant of the proposed development plan,
recommended removals, replacement, and retention measures. Preparation of this report requires
that an evaluation be conducted to identify all potentially hazardous .trees adjacent to high use
areas in the proposed development plan. A visit to the project site of the proposed development
was made on June 8, 2001 for the purpose of gathering information on the existing trees in order
to determine hazard potential, and on the conditions of the site, such as soils and existing
vegetation.
The proposed Westgate Village calls for the development of two retail buildings, retail A and
retail B, on an already existing retail site located at the southwest intersection of Edmonds Way
and 100" Ave. W. in the City of Edmonds, WA. In order to accommodate the proposed retail
space and the associated parking space, some trees will be impacted, and therefore their
conditions will need to be evaluated in order to assess the damage and determine their hazard
potential. Retail A is a 15,032 square foot building proposed to be located along the southern
boundary of the site, and Retail B is a 12,881 square foot building including both retail and
restaurant space to be located near the northwest corner of the site. An existing retail building
located in the northeast corner of the site is proposed to remain.
The accompanying map shows the proposed development site plan and all evaluated and
surveyed trees on the site. The bold trees are those that are either proposed to be removed in
order to accommodate the development pian, or are recommended to be removed because the
impacts they will be subjected to or their present condition will render them hazardous following
development of the site. The non -bold trees are those that may be retained if the preservation
and protection measures are followed.
Site Conditions
Existin2 and Surrounding Land Use
The existing land use of the proposed project site is for retail, small business offices and
restaurants. The immediately adjacent land use to the south is a single family residence used as
commercial property, to the west residential use in a commercial district and that across 100`'
Ave. W. Edmonds way is also for retail businesses.
Westgate Village
Tree Evaluation, impactAssessmenl, Retention and Replacement Plan
October 18, 2001
1
Existing Site Conditions
The site is irregularly shaped. The eastern border and southern borders run straight along the
respective borders. The western begins as a straight north -to -south border at the southwest
corner of the site for approximately 200', whereupon it turns directly west for a straight east -to -
west border for approximately 136'. At that point, the border angles to the northeast for
approximately 300' until it reaches Edmonds Way. The pie -shaped area formed between the
136' border and the 300' border angling to the northeast will be referred to in this report as the
western corner.
The developed portion of the site is nearly void of vegetative cover. Existing vegetation includes
ornamental shrubs and small trees in formally landscaped areas and a small patch of turf
surrounding five large evergreen trees, also in the developed portion of the site. The developed
area is flat across its entirety as development (asphalt parking lots) ends where the topography
rises. Beyond the developed portions of the site along the southern and western borders, the site
is forested. The topography of the forested areas to both the south and the west is steeply sloped.
Along the southern boundary, the increase in elevation is between only 6-15 feet, but the grade
of the incline is still steep. This slope levels off at its peak to the landscape of a single family
residence. The slope along the western boundary, nearest the southwest corner of the site, is
very steep over approximately 50 feet of elevation, beginning at the parking lot and ending at the
top where there are signs of erosion. Further northward along the western border of the site, the
slope is equally as steep, but is not eroding. At the top of the slope, the topography levels off to
the landscapes of the existing residences. The forest continues beyond the top of the slope,
forming a buffer along the eastern borders of all of the sites and the northern border of the
northernmost lot. Please see the geotechnical report by Associated Earth Sciences, Inc. for
details regarding this slope.
The overstory of the forest includes both deciduous hardwood and coniferous evergreen trees,
but is dominated by deciduous species, namely red alder (Alnus rubra). Of all 92 evaluated and
surveyed trees on site, 82 are red alders, and four others are deciduous species, including big leaf
maple (Acer macrophyllum) and bitter cherry (Prunus emarginata). The remaining six trees are
a combination of Douglas fir (Pseudotsuga menziesii), western red cedar (Thuja plicata) and
western hemlock (Tsuga heterophylla). Other native tree species noted on site, but not evaluated
or surveyed, include Pacific dogwood (Cornus nutlallii), Pacific madrone (Arbutus menziesii)
and cascara (Rhamnus purshiana). The understory vegetation varies throughout the forested
slopes. Along the southern border, the understory is sparse, dominated mostly by herbaceous
weeds, but also includes small patches of Himalayan blackberry (Rubes discolor), morning glory
(Convolvulus sepium) and Japanese knapweed (Polygonum cuspidatum). Further north, along
the western border, the understory is sparse in places and dense in others. The vegetation is
dominated by Himalayan blackberry (Rebus discolor). Because of the densely shaded
understory conditions created by the red alder overstory, the Himalayan blackberry forms low -
growing stands. The dominance of Himalayan blackberry continues northward along most of
this slope. The ability of Himalayan blackberry to dominate along this slope and not dominate
elsewhere on the site is likely a result of the sandy soils and very poor growing conditions
created as a result of the eroding hillside. Whereas other species, namely natives, are not able to
establish in such poor soils, Himalayan blackberry, a highly adaptive species, is capable of
Westgate Village
Tree Evaluation, Impact Assessment, Retention and Replacement Plan
October 18, 2001
2
thriving in such situations. Because of its massively spreading root system, this species aids in
stabilizing slopes and holding the soils in place. In addition, because the species is evergreen, it
helps to prevent further erosion resultant of rainfall by intercepting rain as it falls thereby
slowing it and dispersing it before it reaches the soil surface.
At approximately the beginning of the western corner as the property line jogs to the west, the
composition of the understory vegetation changes. Here it becomes more dominated by native
species, but also includes some exotics such as Himalayan blackberry (R. discolor) in small
patches. Native understory species along this slop include, but are not limited to, vine maple
(Acer circinatum), sword fern (Polystichum munitum), salal (Gaultheria shallon), osoberry
(Oemlaria cerasiformis), red huckleberry (Vaccinium parvifolium), Oregon grape (Berberis
nervosa), red elderberry (Sambucus racemosa) and trailing blackberry (Rubus ursinus). The
understory is not particularly dense in this area. The forest that begins in the western corner
continues further west and increases in diversity including a greater number of western red
cedars (T. plicata), western hemlock (T. heterophylla), Douglas fir (P. menziesii), Pacific
madrone (Arbutus menziesii) and big -leaf maple (A. macrophyllum), and some rare species
including the Pacific yew (Taxes brevifolia).
Soils
This property is mapped in the Soil Survey of Snohomish County Area Washington as
Alderwood-Everett gravelly sandy loams, 25 to 70 percent slopes, Alderwood-Urban land
complex, 2 to 8 percent slopes, and Urban land. Alderwood-Everett gravelly sandy loams are
described as being found on tiff plains, terraces and outwash plains, about 60 percent Alderwood
gravelly sandy loam and about 25 percent Everett gravelly sandy loam. Permeability of the
Alderwood soil is moderately rapid above the hardpan and very slow through it, and available
water capacity is low. Runoff is rapid, and the hazard of water erosion is high. The Everett soil
is very deep and somewhat excessively drained. Permeability is rapid, and available water
capacity is low. Runoff of this soil type is also rapid, but the hazard of water erosion is
moderate. Limitations for use of this soil type are associated with the steepness. Alderwood-
Urban land complex is described as being moderately deep, well drained over hardpan formed in
glacial till. Permeability of this series is moderately rapid above the hardpan and very slow
through it. Available water capacity is considered low. Urban land consists of nearly level to
gently sloping areas covered by streets, buildings, parking lots, and other structures that obscure
or alter the soils so that identification is not feasible. The existing vegetation, except for the
Himalayan blackberry, fit the description of vegetation that is commonly found on sites with the
Alderwood-Everett gravelly sandy loam and Alderwood-Urban land complex.
Forest Functions and Values
The functions and values of forests and trees are largely dependent upon their immediate
surroundings and the greater environment in which they exist. Being within an urban
environment, the on-site forest provides functions and values for both the natural environment
and humans.
Westgate Village
Tree Evaluation, Impact Assessment, Retention and Replacement Plan
October 18, 2001
3
Wildlife Habitat
While limited in its ability to provide habitat for a large number of wildlife species because of
the size of the on-site forest, this forest does provide some habitat. The trees and understory
vegetation on site provide habitat for many species of birds. Live trees are used for cover and
nesting, and dead trees, or snags, particularly red alder snags, are quite often used by cavity
nesting birds in the urban environment. Although Himalayan blackberry is not a desirable plant
because of its invasive qualities, its berries do provide an excellent source of food for birds in the
late summer and early fall. The on-site forest provides limited wildlife habitat.
Slope Stabilization
The trees, shrubs and vines on the slopes provide direct on-site benefits through their ability to
stabilize the slopes through several means. First of all, the root systems of the trees, shrubs and
vines provide a connected network that helps to hold the soils in place. As the roots spread, their
hold on the slope increases. Secondly, the leaf and needle cover aid in preventing water erosion
by intercepting rainfall before it hits the soil. This helps by slowing the rain and by limiting the
amount that falls to the soil below. Lastly, all vegetation aids in reducing erosion through the
uptake of water from the soil. Water often acts as a lubricant of soils. Therefore, wetter soils on
slopes are more prone to slides. These functions and values provide an immediate benefit to the
on-site development. Please see the geotechnical report for their perspective on the contribution
of the forest to stabilizing the slope.
Oxygen Production
Trees, shrubs, grasses and forbs all take up carbon monoxide, process it and return carbon
dioxide to the atmosphere. Not only does this provide humans with breathable air, but in an
urban environment, this also contributes to cleaning the air of exhaust fumes and other airborne
pollutants and irritants. The on-site forest provides the function of oxygen production.
Temperature Moderation
Urban vegetation has the ability to moderate temperatures during both hot and cold extremes.
By providing shade and through transpiration of water, forests aid in cooling the lower
atmosphere during the summer months. Likewise, by providing canopy cover and by providing
wind blocks, particularly evergreen trees, forests can aid in moderating temperatures and
warming the air during the cooler months.
Aesthetics
Urban vegetation provides a natural element in an otherwise developed environment, thereby
softening the urban environment and separating developed areas. Urban vegetation, such as the
on-site forest, also provide buffers to unfavorable views and sounds and create privacy in an
otherwise unprivate environment.
Loss of Functions and Values to Development Impacts
Development of the urban environment often results in the loss of forested area and some of the
functions and values provided. Such is the case with this development plan. However, not all
of the functions and values provided will be lost as a result of the loss of forested area.
Westgate Village
Tree Evaluation, Impact Assessment Retention and Replacement Plan
October I8, 2001
4
`-N
While a small portion of the limited wildlife functions and values provided by the on-site forest
will be lost, the forest exists as part of a greater, more diverse system extending further west
from the western corner. Because of its diversity and its greater separation from development,
the forest extending off to the west provides greater wildlife functions and values and should be
adequate for replacing those lost from the on-site forest.
Some slope stabilization functions and values may be lost as a result of the removal for forest
cover. However, retaining the blackberry and replanting with more desirable native tree species
to provide cover and slope stabilization should ultimately, over time, replace the slope
stabilization functions and values lost as a result of the development. In addition to the planting,
the construction of a soldieripile lagging wall at the base of the slope between the toe of the slope
and the proposed buildings will provide support at the base of the slopes. Please see the
geotechnical report for details regarding the contribution of the forest cover to slope stabilization.
The other functions and values including oxygen production, temperature moderation and
aesthetics, will be impacted slightly and can ultimately be replaced through replanting and
revegetation.
Methodology
All 92 trees on-site were flagged with orange flagging and numbered 1-92. For each tree, the
following aspects were evaluated and any outstanding conditions noted:
• species
• size (diameter, height, spread)
• condition (live crown percent, failure potential)
• location
• soils
• exposure
• surrounding vegetation
• potential target
The above ground portion of each tree was evaluated from standing beneath the tree and no
inspection below the root crown was performed. Any external suspicious symptoms (such as the
presence of fruiting bodies, severe branch die -back or extreme damage) lead to a
recommendation for removal, thereby eliminating the need for the invasive measures by use of
the increment borer. Hazard tree determinations are based upon the following three criteria:
whether or not a given tree has a high enough failure potential to cause concern; whether the size
of parts of the tree are large enough to cause damage to any target, and whether or not the tree
possesses a target, such as a house, parking lot or park. Each tree was evaluated on the basis of
vigor, soundness, risk of failure, defective parts, abnormal growth, structure and blowdown
potential. The information on each tree, including number, species, diameter, height, live crown
percentage and spread, is displayed on the accompanying Tree Evaluation Data Sheet.
Westgate village
Tree Evaluation, Impact Assessment, Retention and Replacement Pian
October 18, 2001
5
Tree Evaluation Conclusions and Recommendations
All of the tree data gathered during the site investigation can be found in Tree Evaluation Data of
this report. The condition of each tree is shown on the accompanying Tree Evaluation Data and
Recommendation Sheet as a number between 1 and 4. Trees with a score of 1, 2 and 3 can be
retained provided they are not stressed further due to development impacts and provided they are
not presented with a target. Whereas those with a score of 4 are to be removed regardless of
proposed impacts or presence of a target. Following is the classification of each numerical
designation;
1- Excellent condition. No defects or signs of natural decline, risk of failure low;
2 - Good condition. Limited, or minor, defects and no signs of natural decline, risk of failure
low to moderate;
3 - Fair condition. Significant defects and/or signs of natural decline, risk of failure moderate.
4 - Poor condition. Major defects, obvious decline or dead, risk of failure moderate to high.
Remove.
Constraints Limiting Tree Preservation
The constraints limiting preservation of the trees include the conditions of some trees and the
proposed site impacts. These constraints are discussed under the Tree Condition/Development
Impact Notes in Appendix A, Tree Evaluation Data. As previously mentioned, the trees
recommended for removal are shown in bold on the accompanying map. Following are the
specific development impacts limiting preservation of some trees:
1. Proposed Retail Buildings - Retail building B will displace 7 trees. The trees displaced
are numbers 85, 86, 87, 88, 89, 90 and 91.
2. Proposed Internal Roadways and Parking Areas - The proposed internal roadways and
parking areas will displace 15 trees. The trees displaced for the internal roadways and/or
parking areas are numbers 1, 2, 3, 4, 7, 11, 12, 13, 14, 15, 16, 38, 39, 46 and 50.
3. Excavation for the Proposed Retaining Wall - The development plan proposes to
construct a soldier pile/lagging retaining wall at the base of the slope, between the slope
and the proposed development. Because of the steepness and instability of the slope,
construction of the retaining wall will require significant excavation into the slope,
therefore all trees within 10' feet of the proposed location of the wall will be significantly
impacted. The excavation will result in considerable loss of roots, thereby affecting the
health and stability of the impacted trees. This action will impact 37 trees. The trees
displaced because they are either in the location of the proposed retaining wall or will be
greatly impacted by construction of the retaining wall are numbers 5, 6, 8, 9, 10, 17, 18,
19, 20, 21, 22, 23,24, 26, 28, 30, 31, 32, 35, 36, 37, 48, 49, 59, 60, 61, 62, 63,64, 67, 68,
71, 72, 73, 80, 81 and 84.
4. Poor Tree Conditions Presenting✓ Potential Hazards - Some of the trees on site are in poor
conditions. Given the presence of targets, both presently and proposeda (buildings, cars),
these trees will pose a danger, thereby becoming classified as hazardous. These
hazardous trees should be removed. The 10 trees showing obvious symptoms and/or
signs of decline which are recommended to be removed are 47, 51, 52, 53, 54, 55, 57, 58,
65 and 66.
Westgate Village
Tree Evaluation, Impact Assessment, Retention and Replacement Plan
October 18, 2001
6
Trees Recommended to be Removed
A total of 69 trees are recommended or required to be removed in order to accommodate the
proposed development or to prevent any currently declining or defective trees from posing any
hazards to the future and current development.
Three additional trees may be impacted from the development actions, but the extent of those
impacts are not clear at this time. Therefore, these trees are proposed to be retained, but
evaluated following the impacts. If the impacts are significant, the trees will be recommended to
be removed.
Tree Replacement Plan and Revegetation
As a measure of replacing the forest functions and values lost through the removal of 69 trees, it
is recommended that the trees removed are replaced through replanting. Replacement ratios for
local jurisdictions vary between 1:1 and 3:1. Given that the majority of trees to be removed are
undesirable in terms of their short lifespans and hazardous qualities, and that the site conditions
are so limiting, it would not be practical to recommend planting ratios as high as 2:1 or 3:1.
However, it would be detrimental to the site to not replace the trees removed. Removal without
replacement would leave the slope open to direct rainfall thereby likely increasing erosion and
would allow the blackberry, an undesirable and unsightly invasive species, to assume a greater
dominance on the site. Therefore, a ratio of 1:1 is the most adequate and practical approach to
replacement. With 69 trees removed, the recommended replacement is for the planting of 69
trees. The species and locations of the trees to be planted will be shown on the landscape plan
for this development plan.
The trees planted as replacement need to be capable of surviving in the specific site conditions.
The best example of species most capable of surviving on the site is best illustrated by those
existing on the site at present. In addition, the most appropriate species for the site would be
those that would provide additional screening in the future. Evergreen trees, by virtue of their
year-round foliage, are the best to provide a screen. Along the hillside in the western corner, any
variety of shade -loving native trees are appropriate. These species include western red cedar
(Thuja plicata) and western hemlock (Tsuga heterophylla). For the steep, sandy, eroding slope
along the western border west of Retail A, I recommend that Pacific madrone trees are planted.
Not only are these native trees are endemic to the local flora, but they are also well adapted to
dry sites, such as the sandy soils on the slope west of Retail A, and have been found to greatly
contribute to slope stability. Once established, Pacific madrones develop a widespreading root
system that helps to hold soil in place. In addition, this species has been found to transpire more
water than other native evergreen species during the winter months, when precipitation is highest
and hillsides are more prone to erosion. By taking up greater amounts of water during the rainy
seasons, Pacific madrones contribute to reducing the sliding potential of unstable hillsides.
Please refer to the landscape plan for specifics regarding species, sizes, numbers and locations of
replacement plantings.
Westgate Village
Tree Evaluation, Impact Assessment, Retention and Replacement Plan
October 18, 2001
7
Planting Time and Follow -Up Care
All replacement trees should be planted in the fall after the rainy season has begun so as to allow
the plants to begin their adaptation to the site conditions during dormancy. In addition, all of the
replacement plantings, particularly the Pacific madrones, should be irrigated weekly during the
drier months of the growing season (May -September) for their first two growing seasons in the
field. In order to prevent any additional erosion of the hillside soils, overhead irrigation should
not be used. The best method of direct irrigation is through the use of drip -irrigation systems or
soaker hoses.
Finally, all disturbed areas should be hydro -seeded with an erosion control, grass seed mixture.
In addition to applying hydro -seed to the disturbed portions of the slope, it is also recommended
that previously existing bare areas on the slope are also hydra -seeded to provide cover and aid
contribute to containing the hillside.
Concerns
The retention of red alders on such a steep slope over the existing and proposed developments
present a reason for concern. Red aiders, by nature of their growth habit and growth strategy, are
short-lived, entering decline and becoming weak wooded at an early age. Red alders grow
relatively fast, and because of the speed at which they grow and mature, their wood is relatively
soft and branch connections are weak. They begin to decline at a younger age than many other
native species, and once they begin declining, their health fails rapidly, and they become prone to
failure at any given time, even though the outward appearance may not show any symptoms of
decline or defect. For this reason, the alders remaining on the hillside pose a concern as many
appear to be nearing their natural decline.
Use Of This Report and Limitations
This Tree Evaluation, Impact Assessment, Retention and replacement plan is supplied to The
Bartell Drug Company and Nelson Properties as a means of determining, to the most thorough
extent possible, conditions of the 92 trees of concern on the Westgate Village site as required by
the City of Edmonds. This report is based largely on readily observable conditions and, to a
lesser extent, on readily ascertainable conditions. There are several conditions affecting a tree's
health which are pre-existing and cannot necessarily be ascertained with a surface analysis.
These conditions include root and stem rot, internal cracks or construction root damage which
may be hidden beneath the soil. In addition, certain circumstances can cause a rapid
deterioration of a tree's condition. While I have used every reasonable means to examine these
trees, this report is an opinion and we cannot guarantee or warrant the condition of these trees.
Given these facts in combination with the fact that external factors, such as weather events (i.e.
drought and windstorms) contribute to the failure of a tree, it is impossible to determine the
eventual failure of any given tree. Therefore, a recommendation for retention was based upon
the immediate conditions of the trees and whether or not that condition presented a hazardous
condition warranting removal. The determination of the tree condition was based solely upon the
outward appearance of the trees. This report does not guarantee against the failure of trees not
recommended for removal as part of this report. No attempt has been made to determine hidden
Westgate Village
Tree Evaluation, Impact Assessment, Retention and Replacement Plan
October 1$ 2001
8
A
or concealed conditions. Reports may be adversely affected due to the physical condition of the
site and the difficulty of access which may lead to observation or evaluation difficulties.
The work for this report has conformed to the standard of care employed by ISA Certified
Arborists. No other representation or warranty is made concerning the work or this report and
any implied representation or warranty is disclaimed.
j
1
Tony Shoffner, RSCA
ISA Certified Arborist #PN -0909
Westgate Village
Tree Evaluation, Impact Assessment, Retention and Replacement Plan
October 18, 2001
9
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Boardmember Goodrick noted a concern regarding File No. ADB -2001-69 with the ivy and its invasive property for the
area's climate and suggested an evergreen, drought -tolerant plant as a preferred choice for the base of the sign.
5. PUBLIC HEARING — MINOR PROJECTS:
a. FILE NO. ADB -2001-77: Application by Mike Cole for Edward Jones 11 Investments to install two
new signs at 23107 100" Avenue West, Suite 1.
Star Campbell presented the proposal from Mike Cole for Edward Jones H Investments to install two new signs at their
location. She explained that both signs will be wall -mounted, with one as a plaque sign that says Edward Jones
Investments H, and the other consisting of individual letters mounted on the wall that say Edward Jones Investments.
She noted that the signs would not be illuminated. Ms. Campbell described that the plaque sign would have a dark green
background with white letters, and the other sign would have individual letters in a dark green color. She reported that
both signs fall within the permitted sign area and the allowed sign height, and met the code requirements,
Comprehensive Plan requirements, and the design review criteria.
6. PUBLIC HEARINGS —MAJOR PROJECTS:
None.
7. PRELIlqENARY PERMIT APPLIATIONS:
b. FILE NO. ADB -2001-99: Preliminary review for the redevelopment of a multi -parcel commercial area
at the southwest corner of Edmonds Way and 100' Avenue W. The project will consist of three retail
buildings, one existing and two new, and all of the required parking. The site is zoned Neighborhood
Business (BN).
John Bissell, 19239 Aurora Avenue North, Shoreline, Washington, was present. Carl Persher, CDA Architects,
principal in charge of the project, was present.
Mr. Bullock presented the proposed application and explained that the applicant wished to consolidate a number of
parcels at the southwest corner of SR104/Edmonds Way and 100th Avenue West. He stated that one of the buildings
would stay on the site with this application and that there were a couple of buildings to the south and a couple of
buildings to the west of that building that were going to be demolished and eliminated from the site, and two new
buildings would be constructed on the property. He identified from the staff report the fact that the site is only required
by code to have a certain number of parking stalls and the applicant is proposing a significant amount of stalls over that.
From the Planning Department's perspective, Mr. Bullock felt that the City would prefer to see more of an
accommodation made to the pedestrians rather than providing extra parking stalls. Referring to the landscane elan. he
thought that there could be direction given to encourage the identification of ped(
ATTACHMENT 6
Ambitwwral Design Board Meeting Paget File No. ADB -2001-170
between vehicular and access ways, and trying to minimize the expansive parking in front of the proposed buildings. He
felt those were things that were encouraged by both the design guidelines and design board criteria.
Mr. Bissell provided new documents to the boardmembers and presented an overview of the project. He explained that
the current site had a lot of vehicle access sites but that they are trying to consolidate those down. He discussed that the
site has a large amount of square footage of site area, but also has a lot of unusable slope area. He pointed out that the
other corners in the neighborhood are acting as a regional commercial facility and that that is what this site is aiming for.
He discussed getting vehicle sight lines for functional retail uses.
Mr. Bissell explained that the applicant initially presented a parking calculation of one to 300, which was not entirely
accurate assuming that most of the productive businesses in the Edmonds area were coming in as restaurants with
parking of one to 200. He felt the applicant needed to consider what could occupy that space. He discussed that if
parking is calculated at one to 300, the parking count would be substantially over because 113 stalls would be required
and 145 were proposed. Calculating the parking for the new buildings at one to 200 would require 141 stalls, which
would leave the applicant with only four parking stalls over. He noted that the trash enclosure space was omitted on
their previous site designs and will utilize some of the parking space.
Mr. Bissell talked about the goal of trying to find ways.of moving pedestrians around on the site. Regarding direct
access, he pointed out that consideration had been given to changing the appearance of the existing retail building to
accent it, identify the fact that it is on a corner, enhancing the west side of that building so that the building ends up being
a central focus for people as they are going by the site. On the north side, Mr. Bissell mentioned putting in a courtyard
next to where the Starbuck's is as a pedestrian attraction, to get pedestrian circulation coming in from the primary
building, and finding a way for pedestrians to access throughout the site from the internal portion of the building. He
thought coordinating the buildings together in a cohesive manner may help on the pedestrian access and would help on
the aesthetic aspect.
Mr. Persher explained that the steep slopes on the site would be left largely intact and that the applicant had done a
number of geotechnical studies and is confident that some of the technical issues with the slopes will be resolved through
this project. He described that the existing retail building C is proposed to be modified by wrapping the existing canopy
around the north and west side of it, running some glazing, which should create more of a pedestrian arcade along that
side of the building, and providing pedestrian protection from the sidewalk and from other areas of the building. He
noted that for a pedestrian connection, the applicant would run a new sidewalk at the west face of building C to allow for
a connection of a pedestrian corridor across the driveway to building B and, conversely, carry that around the south end
of building C, and also connect up with the new retail building. In modifying building C and improving the aesthetics of
that, Mr. Persher noted that some of those same elements were introduced into the new buildings so that the overall
architecture of the site was intended to work together as a comprehensive form of buildings. He mentioned the proposed
file mansard roof around the building, with similar elements for height, character, and using radiuses. He stated that their
intention was to provide an aesthetic that works together as a whole for the buildings.
Boardmember Michel inquired about the site of the new parcel for retail building A. Mr. Bissell noted that the staff
report indicated that a lot line adjustment would be required to be sure that there are no lot lines located underneath the
buildings and that the applicant proposes to complete a lot line adjustment. He explained that the lot line would be
located in approximately the location shown on the north side of building A, in between building A and the existing
building, running east -west, and that line would extend all the way to the western -most property line for the purpose of
resolving a problem of having lot lines underneath the building.
Boardmember Michel noted that it would be helpful if the lines continued south. Mr. Bissell stated that they would but
as this was a preliminary presentation, it was put together before the survey was completed.
Architectural Design Board Mating Page 3 August 15, 2001
Boardmember Michel noted that the east elevation of retail A says that the top of the parapet is 28 feet tall and he
advised the applicant to be able to show that the vertical parapet walls or flat roofs with a pitch of less than 3/12 are part
of a modulated design.
Mr. Bullock explained that in a BN zone, projects are only allowed to go 25 feet and there is not a provision for an extra
5 feet, so the applicant would have to show their building is only 25 feet above the average grade. He explained that just
because it says 28 feet does not mean that that is how City staff would measure the height when they do their height
calculations. He stated that that is the height that the architect has shown as height of the building above the finished
floor of the building. He noted that often the finished floor is not the same elevation as the average grade and that the
applicant would have to submit height calculations.
Boardmember Rubenkonig said she would have preferred to see a plan of what exists currently on the property to
understand what is being proposed. Regarding the current landscaping and its significance, she thought there was a
significant berm located on the parking lot with mature trees. She thought this was a beautiful site and an opportunity to
increase Westgate's use for pedestrian traffic. She discussed the comments regarding the need for better exposure of the
buildings to the road, but she was troubled that instead of increasing the presence on the road, the applicant had pulled
away from the road. She referred to where the Urban Design Guidelines cite that if it is possible to have a building with
the trees behind it, it is encouraged in Edmonds. She preferred to see the buildings fronting the roads and having the
pedestrian -friendly parking towards the rear, with increased opportunity for an outdoor cafe to come into the back area.
She liked the location of the drive-through lane on the southern properly.
Mr. Bissell said he had some of the same concerns when looking at the site. He discussed placement of the buildings in
various positions and the need for constructing a large retaining wall in back for the parking stalls or having a retaining
wall as part of the building if the building is pushed to the back. He noted that the vegetation on the hillside was
something that the applicant would address with a landscape plan, but that the applicant has had a horticulturist/arborist
go out on to the hillside and has reported that the vast majority of the standing trees are over mature alders that have been
flagged as hazardous.
Boardmember Rubenkomg stated that she saw nothing attached to the report for her to accept the statement that a
stabilizing wall was needed. Mr. Bissell explained that the assertion he is making is not a geotechnical one. He
described that where building B was located, it was well into the hillside, and in order to make things work, and
assuming that the site development utilizes that space for parking instead of for building, a retaining wall would be
required for that hillside.
Boardmember Bykonen thought it appeared as if the whole site was designed around keeping building C. He talked
about that the activity at the street front was pleasant and felt like there seemed to be an opportunity to put the buildings
up at the street front and create more visibility as opposed to a parking lot element. He pointed out that it would involve
accommodating building C differently but that the buildings could be built to present as one L-shaped building around
the corner. He inquired if the four access points off the street were required. Mr. Bullock noted that it was not a
requirement. Mr. Bykonen suggested eliminating one of the access points at the comer, or on 1000', wrapping the
building around that corner, and taking advantage of the access on the south. Mr. Bykonen observed the single-family
residence on the west end of the site showing only a 5 -foot landscape buffer. Mr. Bissell explained that the single-family
residence is located in the BN zone.
Mr. Bullock stated that the City only requires the larger setback between residentially zoned properties, not residentially -
used properties.
Mr. Bissell asked Boardmember Bykonen if he was suggesting that the site would be better served if they removed the
existing building. Boardmember Bykonen thought that the two buildings could be pushed into a comer and create one
L-shaped building, or possibly utilize the 3 buildings in an L-shaped pattern and tighten up the site. He suggested taking
building B and moving it up to Edmonds Way, with an egress spot on the west side, and then take building A and
Architectural Design Boanl Meeting -age 4 August 15, 2001
moving it out to 100', possibly making it into an L -shape and wrapping it up into that element, or taking building C and
tying all 3 buildings together.
Mr. Bissell said that the applicant would like to retain the existing access point by Starbuck's for exiting purposes. He
felt the accesses off 100th were needed to make the drive-through work. He thought that the only place in the entire site
to get a left in/left out was at the west access point; otherwise, everything was a right/in right out on the whole site
because of c -curbs. He noted that with trucks coming in, loading and unloading, the trucks have to be able to get around
the site and get back out using the drive-through. He felt the left in/left out on Edmonds Way was important.
Mr. Bissell discussed what was required in making a project site work and the number of square feet needed to be
dedicated to parking and buildings and setbacks.
Boardmember Bykonen asked if retail building C was at the setback Mr. Bissell was uncertain; however, the property
owner had informed him they had obtained a variance for a portion of that building.
Boardmember Bykonen discussed that the cost of building a retaining wall back on the property line for parking versus
going through the building would not make a significant difference and would not be a big cost increase.
Boardmember Goodrick wondered about the buffering on the two sections of the site plan that did not show a buffer
behind either the west side of retail A or the west side of retail B to camouflage the blank -facing walls facing the
residential. She assumed the applicant would be taking that into account. Mr. Bissell concurred.
Boardmember Goodrick was concerned about the pedestrian access and a greener parking lot rather than all asphalt. She
hoped that the street trees on 99th and 100' would be continued and incorporated into the parking scheme. The primary
change she felt that would be beneficial to the community was taking the triangle area between the 3 buildings and
making it pedestrian only, foreseeing that a restaurant could have outdoor table seating. She thought that would leave
the applicant with 11 additional parking stalls over what is required by code.
Mr. Bissell clarified that 'the applicant needed closer to 140 parking stalls. Boardmember Goodrick suggested reducing
the pedestrian area to the angle of C, B and half of A to make a pedestrian commons.
Boardmember Gustafson agreed with the other boardmembers' comments regarding the site missing an element of
pedestrian circulation and access. He noted about 25 trees that would be in the interior parking of the site, which he felt
was not acceptable. He observed that the site was only 25 percent of the entire intersection of the four comers, but felt
that it resembled what he thought was a successful model of downtown Mill Creek and that this intersection could
achieve that. He thought there was an opportunity to present it in a pedestrian -friendlier manner. He was concerned
with the access on the corner and thought it hindered the ability to create a pedestrian plaza. Detail -wise, Mr. Gustafson
was concerned with the access from retail A to the other buildings along the north elevation. He observed there was no
sidewalk and that anyone parking would be crossing other parking or drive lanes to get to any other buildings. He
thought the landscaping within the interior space of the parking would benefit with the reduction of a few stalls, or even
widening of some of the planting beds to allow for a few more trees and some greening up.
Chairman Chalupnik thought the pedestrian access was an important feature. He suggested that if the building were to
be made an L-shaped building, it could be moved and would free up the space where the trucks are turning and would
provide potential parking space and bring retail B closer to Edmonds Way. He felt that retail A could be moved further
east and provide a better view.
Boardmember Rubenkonig discussed Mr. Bykonen's comments regarding retail C, and suggested looking at retail C and
adding footage to the building, which then would take some of the footage for retail use in B, and then put the remainder
of B up towards Edmonds Way. She thought it could be done in any number of ways and that the applicant might lose
some parking, but that the parking currently was assuming an access only to the front doors of all the buildings and not
Architectural Design Board Meeting Page 5 August 15, 2001
utilizing the back entrances. She felt the applicant could increase the accessibility into these locations if they took a
different approach, plus may achieve a more efficient drive aisle.
Boardmember Bykonen concurred. He added that retail B and C could easily become one building and retail A could be
moved out to the street, or all three could become one building.
Boardmember Rubenkonig suggested that, alternatively, C could come out more towards the street. Boardmember
Bykonen agreed and added that the only restriction is a functional one of trying to keep the tenants operating.
Mr. Bissell discussed one limitation not in the design guidelines that was not talked about and is a hindrance to the
project is the consolidation of four property owners and consideration of all 4 of those interests in the project. He felt
that there were things that the Board had suggested that the applicant could not do to benefit everyone's boundaries and
interests.
Chairman Chalupnik thanked the applicant for their presentation and hoped that the Board's comments would be taken
in context and could be used as guidelines for the applicant to obtain approval on the project.
8. CONSOLIDATED PERMIT APPLICATIONS
a. FILE NO. P-2001-78 & PRD -2001-79: Review of a nine -lot Planned Residential Development that
will cluster development in the northwest portion of the site and leave the Perrinville Creek ravine area
entirely untouched. The property is located at 8022 Cyrus Pl. and is zoned RS -20.
John Bissell,19239 Aurora Avenue North, Shoreline, Washington, was present.
Mr. Bissell provided updated drawings on building elevations to the boardmembers.
Mr. Bullock discussed the process for the review of a Planned Residential Development. He described that this
application is a 4 -plus acre site that is currently undeveloped, with a barn structure on the far west end of it, located on
Cyrus Place, in an area that is zoned RS -20. He thought that with the size of the property and the steep ravine that is
located on it, and with Perrinville Creek, the proposed density of 9 homes was acceptable for that site size. He noted that
the applicant had submitted all the accompanying calculations needed to determine the density for the site and staff
agreed with the number presented and noted that it is allowed by the code. Mr. Bullock stated that staff felt that the
applicant had submitted a good plan for the landscape and provided good screening between the proposed development
and the neighborhood. He was concerned about the lack of landscaping south of lot five on the landscape plan.
Mr. Bullock described the site and discussed an area within the location proposed to be established as a Native Growth
Protection Easement area, which would be left alone and allowed to grow and continue in its native state. He noted that
the proposal had two different kinds of open space areas proposed, one being the Native Growth Protection Easement
along the entire stream/ravine area, and the remainder of the site that would be focused around the grouping of 8 homes
on the lower western side of the property, that second open space area being more of a passive recreational area focused
on the large landscaped island that the 8 homes are arranged around. He thought the theme of this development was to
take the proposed density and move it as far down the slope as possible, to make sure it minimizes impacts to adjacent
existing homes and views, and to cluster development in a smaller portion of the site so that the impact of the buildings is
not spread out over a larger area, and to provide a large landscaped island and increased landscaped screening around the
perimeters of the site.
Pertaining to the screening, Mr. Bullock explained that the applicant had proposed a significant amount of screening
along Cyrus Place. A portion of that in the northwest comer of the site will screen an area the applicant will be using for
their detention system. One issue staff had was a minor concern over the existing 5 -foot chain link fence along the
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