PLN2013 Staff Report with attachments.pdf411C. 10V
CffTY OF EDIV ONDS
121 5tn Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
ADIVI E'US`Y" TIVE DESIGN IA WEW
FINDINGS, CONCLUSIONS, AND DECISION
Project: Mill Park Condominium Tree Removal and Replacement
File Number: PLN20130013
Date of Report: ch 21, 2013
From:
ernen Lien, Se for Planner
Proposal: Remove and replace eight Douglas fir (Pseudotsuga menziesii) trees with
16 vine maples (Acer circinatum).
A. Property Owner Applicant
Mill Park HOA Robert Elder
23632 Highway 99, Suite F #401 7307 224st St SW #D2
Edmonds, WA 98026 Edmonds, WA 98026
B. Project Description
The Mill Park Home Owners Association (HOA), is proposing to remove eight Douglas
fir (Pseudotsuga menziesii) trees (Attachments 1— 3). The Mill Park Condominiums
have had to do some asphalt repairs in the parking lot do to roots surfacing from the
Douglas fir trees. Seven of the trees are located in a landscape island in the parking area
in the northeast interior of the Mill Park Condominium complex. The eighth tree is also
located in a landscape area near the southeast corner of Building G. An arborist has
evaluated the trees proposed for removal and assessed the trees with hazard values of
eight (Attachments 4 - 5), which means have are a moderate risk and likely to become a
problem in the next 1 — 5 years. Mill Creek HOA has proposed to replace the eight
Douglas fir with 16 vine maples (Acre circinatum) and also is proposing to add additional
shrubs and ground cover including red -flowering current (Ribes sanguineum), low
Oregon grape (Mahonia nervosa), and beach strawberry (Fragaria chiloensis).
Page I of 3
File No. PLN20130013
Administrative Design Review
Mill Park Condominium Tree Replacement
C. Findings and Conclusions
Mill Park Condominiums are located at 7200 224th Street SW and is a split zoned
property with the eastern two-thirds of the site being zoned RM-1.5 (Multi -Family
Residential) and the western third being zoned RM-2.4. The property to the north
and west is zone CG (General Commercial) while the property to the south across
224th St SW is zoned RS-6 (Single -Family Residential). The City of Mountlake
Terrace is located directly to the east of the site (Attachment 6).
2. The Mill Park Condominiums were constructed in 1977 and there is no landscaping
plan for the condominium complex on file with the City of Edmonds. The applicants
surveyed the existing vegetation on the complex and submitted a landscape plan for
the entire site with the application (Attachment 3)
3. The tree removal and replacement will occur within the center of the condominium
complex and will not affect perimeter landscaping.
4. The Douglas fir trees identified for removal have been reviewed by a certified arborist
who recommended the trees for removal. The arborist report noted the several large
tension roots where removed and the due to the extensive root damage and frequent
use of the parking, the trees should be removed (Attachment 5).
5. As evident on the landscape plan submitted with the application, and verified during a
site visit the subject property is well vegetated, both internally and around the exterior
of the development (Attachment 3).
6. The applicant has proposed to replace the Douglas fir trees with sixteen vine maples
(Ater circinatum) as well as adding additional shrubs and ground cover including red -
flowering current (Ribes sanguineum), low Oregon grape (Mahonia nervosa), and
beach strawberry (Fragaria chiloensis) (Attachment 3).
7. The revised landscape islands are consistent with the requirements for Type V
landscaping for parking areas as detailed in Edmonds Community Development Code
(ECDC) 20.13.030.E.
Pursuant to ECDC 20.13.015.B, deciduous trees must be a minimum of one and one
half inches caliper at time of planting.
F. Technical Review
The Engineering Division has reviewed the proposal and has noted that the
owner/contractor shall be responsible for erosion/sediment control to protect catch basins
downstream of the project area (Attachment 7).
G. Decision
Based on the findings, conclusions, and attachments to this report, staff finds that the
design review for file number PLN20130013 is APPROVED with the following
conditions:
Page 2 of 3
File No. PLN20130013
Administrative Design Review
Mill Park Condominium Tree Replacement
This approval is only for the removal of eight Douglas fir tree identified on the
landscape plan (Attachment 3). Removal of any other trees will require a separate
approval.
2. Appropriate erosion and sediment control measures must be implemented to protect
catch basins downstream of the project area.
3. Replacement trees must have a caliper of at least one and one half inches at the time
of planting.
4. Replacement trees shall be planted in the approximately locations identified on the
site plan (Attachment 3).
H. Attachments
1. Land Use Application
2. Letter from Robert Elder, Mill Park Manager
3. Landscape Plans
4. Arborist Report # 1 — Report on tree near Building G
5. Arborist Report #2 — Report on trees in parking landscape island
6. Zoning and Vicinity Map
7. Engineering Division Review Comments
I. Appeals
Staff design review is a Type I decision which pursuant to ECDC 20.01.0033 is subject
to judicial appeal. Type I decisions may be appealed by a party of record with standing to
file a land use petition in Snohomish County superior court. Such petition must be filed
within 21 days after issuance of the decision, as provided in Chapter 36.70C RCW.
Page 3 of 3
City of Edmonds
Land Use Application
MAR 5 2013
DEVELOPMENT SERVICES
ARCHITECTURAL. DESIGN REVIEW 7maims
n , ❑ COMPREIIENSIVEPLAN AMENDMENT FILE E# Lt3�o1Jo01� ZONE
❑ CONDITIONAL USE PERMIT
U HOME OCCUPATION DATE REC'D BY eva V"
U FORMAL SUBDIVISION
U SHORT SUBDIVISION FEE RECEIPT #
U LOT LINE ADJUSTMENT HEARING DATE
U PLANNED RESIDENTIAL DEVELOPMENT
U OFFICIAL STREET MAP AMENDMENT fl HE 'SJ�BTAFF ❑ PB F1 ADB ❑ CC
U STREET VACATION
II REZONE
I I SHORELINE PERMIT
U VARIANCE / REASONABLE USE EXC ON
I I OTHER:�n��Lpnn_t+f�-Lw��C�
• PLEASE NOTE THA TALL INFORMATION CONTAINED WTTHDV TgEAPPLICATpIIONL"
SA PUBLICRECO1 •
PROPERTY ADDRESS OR LOCATION 7 2 0 J -1 2 IV i h S 5 L✓ I:,,W I k o VOL 6
PROJECT NAME (IF APP^LIICABLE) ,( �i ` l (� v
PROPERTY OWNER I 1 i I �Gt% (C 1 104 PHONE# l4 L5 ,1 ( 78 '��'��5
ADDRESS �. 3 (o Z (4w V `'l S t/ i f t f' D d a cis r^' /1 `f ?c/ 2,6
E-MAIL M i I I roe, rr ma 11 A C L, / tic+l l' LO i^'t FAX #
TAXACCOUNT# 1 V 7 ` SEC. TWP. n RNG.
DESCRIPTION OF PROJECT ORPROPOSED USE (ATTACH COVER LETTER AS NECESSARY) I i e i'1 am
DF first 5
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) -'
I (J d c er' Ih 14 I• ukq
APPLICANT 001 erfi I//1 el / PHONE# �T 7 S��7 "�` 7 S'
ADDRESS %y% 7 2' f t" 5 I S 4/ I� L ��'dl m ot(p�y
{ L✓ A -! O 0 1 is
E-MAIL FAX# %� L
CONTACT PERSON/AGENT 'L 0 r f E 1 of1�i PHONE #
ADDRESS
E-MAIL. FAX #
The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to
release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's
fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information
furnished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge
and that I am authorized to file this application on the behalf of the owner as listed below.
SIGNATURE OF APPLICANVAGENT
Property Owner's Authorization
I, certify under the penalty of perjury under the laws of the State of
Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the
subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the
subject property for the purposes of inspection and posting attendant to this application.
SIGNATURE OF OWNER DATE
Questions? Call (425) 771-0220.
Revised on 8122112
B - Land Use Application
Page I of I
Attachment 1
To: City of Edmonds
Tree removal Permit Application
Dear Edmonds Planning & Development
The purpose of removing the eight Douglas fir trees located (seven in-between Building H and 1) and one
located in front of G is to remove the hazard from the property. After have some asphalt repairs done
(due to roots surfacing) I had Chris Selle a certified Tree Risk Assessor from Arbor Barber tree Service,
came to the property to do an assessment on the tree's condition and decided the tree's have a hazard
rating of eight and that the trees are most likely to have whole tree failure. His tree evaluation and
detailed report are enclosed with the application. I would like to have the tree's removed as soon as
possible to reduce the risks associated with these trees. Sixteen new Acer circinatum will be planted in
same area that the trees will be removed. The Acer circintum will be planted this upcoming spring
Thank you for your cooperation
Robert Elder
Mill Park Manager
Attachment 2
72ND AVENUE W.
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GENERAL NOTES
1. Contractor to call and locate all utilities pia to commencing work on site. Utility marling shell be documented and
maintained by the contractor for the duration of the protect.
2. All areas outside of the BMW of work shell rentian and be protected from arty damage during constroutlan. Any
damage to property outside of the limits of work shell be replaced or repaired to better then eldsti g condltlons by the
contractor.
3. AN eAedng planting material outside of the limits of work and rat w#ldtiy celled out for remmol, shall remain and be
protected.
LEGEND
Found monument
Building outline
- - -
- - - - -
Utility Pole b,
Limits of work
Road centedine
Cone. surface
-
Ex. Cone. walkway
Chain Link fence
Wood fence
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Concrete curb �,/
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Mill Park
Condominiums
7307 224th Street SW
Edmonds, WA 98M
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CLAMS WICTEAS
WaNiCA7E NO. 01
project number: 20121016
drawn: CSW
checked: Studio 342
date issue/revision
1.1&13 TypelPemYt
Existing Landscape
and Tree Removal
Plan
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SCALE: 1' = 30'-0' L_
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Attachment 3
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LEGEND
Found monument
Building outline
- - - - - -
Utility Pole
iZ
Limits of work - -
Conc. surface
Road centedine
-
Ex Conc. walkway p
Chain Link fence -
Ex. Conc. patio
n
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Right of Way
Concrete curbR.O.W
Ex. Contour (6 inter.*
Ex. Tree to be removed I
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Mill Park
Condominiums
7307 224th Street SW
Edmonds, WA 98026
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LANDSCAPE NOTES
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I I
PLANTING:
1. Plant quantles listed on this sheet are total quantities for each species.
2. Plants shall meet the current American Standard for Nursery Stock and shall be
has", vigorous and well -formed, with well -developed, fibrous root systems, free
from dead branches or roots. Plants shall be free from damage caused by
temperature extremes, lack of or excess moisture, insects, disease, and mechanical
injury. Plants In leaf shall be well foliated and of good color. Plants shall be
habituated to outdoor onvlronmemal conditions (hardened -off).
3. Owner or Landscape Architect shall approve all plant material for quality,
condition, and specified sizes.
4. Owner or landscape Architect shall field verify and approve layout of all trees,
shrubs, and groundcovers PRIOR to Installation.
IRRIGATION:
1. Since no irrigation system currently exists on site, Irrigation will be done by
homeowners an a pre -arranged schedule through the first 2 yearsafter final planting.
With this under consideration, native species have been selected that can handle
drought tolerant soft conditions.
SOILS:
1. Inompomte 6' (minimum) of 3-Way topsoil from Pacific Topsoils (or approved
equal) tilled to a depth of 121 into limits of work planting areas.
Pacific Topsoils: 1-800-884-SOIL V645)
2. Install 21 top course of Padfic Garden Mulch from Pacific Topsoils (or approved
equal) to all newly planted planting areas. .
Pacific Topsoils: 1-800484SOIL (7645)
WARRANTY:
1. The landscape contractor is responsible for maintaining the planting matelal
during construction untill final acepetence by the owner or ownefs representative.
2. The landscape contractor shall warranty all materials and workmanship for 1 year
from the time of final acceptance.
3. During the warranty period ire contractor is NOT responsible for plant loss due to
xtrenne cilmatic condltiona, vandalism, theft, fire, poor maintenance practices, or acts
Of god.
Gfa:_IDZI�3
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CERiF1CATi NO.911
project number: 20121010
drawn: CSW
checked: SWdio342
date issue yrevision
1.11L19 ijw I -Partrit —
Landscape
Plan
0 16
.''30' . ... -6(v Q LPL
SCALE:11 = 30'-& NORTH
0 Studo 342 L.arNscupe Nclrteclure, LLC
t
<2e,
Chris Selle, Certified Arborist, PN7030A
(206) 550-9460
Email: chris@arborbarbertreeservice.com
ArborBarberTreeService.com
Contractor license # ARBORBL928MN
7/23/2012
Customer Name: Mill Town Condominiums
Address: 7200 2246' St SW, Edmonds, 98043
Phone: 425-218-5333
Email: millparksecurity@gmail.com
Fax: NA
Hello Robert,
Here is the Arborist Report and Hazard Tree Report that you requested regarding the Douglas fir
tree located on the condominium property. I deem this trees a hazard tree, and this report will
explain why.
Tree Characteristics and Location
Tree in Question: Douglas fir (pseudotsuga menziesii)
DBH: 18.2" # of Trunks: 1 Height: 55" Spread: 30'
Location: This tree is located on the Southeast corner of Building G, Next to community mailbox.
Form: Generally Symmetric
Crown Class: Dominant
Live Crown Ratio: 90%
Age Class: Semi -Mature
Pruning HistorX: None
Attachment 4
Special Value: None
Tree Health and Condition
Foliage Color: Normal
Epicormics? Yes
Foliage Density: Normal
Leaf Size: Normal
Live Crown Ratio: 90%
Annual Shoot Growth: Normal
Twig Dieback? Yes
Woundwood Development: Normal
Vigor Class: Fair
Major Pests/Diseases: None present at time of evaluation
Growth Obstructions: Parking lot
Tree Defects: One tree in row is co -dominant. (Third tree from the right, if you're looking at
building J)
Site Conditions
Site Character: Large paved parking lot/condos
Slope: 0 degrees
Landscape Type: Small strip in paved parking lot
Irrigation: Adequate
Recent Site Disturbance? : Yes
% Dripline Paved: 75%-100%
% Dripline w/ Fill Soil: 10%-25%
% Dripline Grade Lowered: 0%
Soil Problems: None
Obstructions: Parking Lot
Exposure to the Wind: Below Canopy
Prevailing Wind Direction: Southeast
Target
Use Under Tree: Parking
Can Target Be Moved? No
Can Use Be Restricted? No
Target: People/property
Occupancy: Frequent
Tree Defects
ROOT DEFECTS:
Suspect Root Rot: No
Mushroom/ Conk/ Bracket Present? None
Exposed Roots: Severe
Undermined? Moderate
Root Pruned: Yes
Root Area Affected: Yes, 75%
Buttress Wounded? Yes, large gall
Restricted Root Area: Severe
Potential for Root Failure: High
LEAN:
Degrees from Vertical: 0
Decay in Plane of Lean? None
Soil Heaving? No
Lean Severity: Low
Compounding Factors: Tree roots were severely damaged during some recent blacktop repairs.
Subsequently the trees tension which provide most of the anchorage for the tree have been
compromised.
CROWN DEFECTS
Root Crown: Severely root pruned/damaged
Trunk:
Scaffolds:
Branches:
Hazard Rating
Tree Pail Most Likely Whole tree failure
Inspection Period: Yearly
Failure Potential: High/3
Size of Part: 18-30"/3
Target Rating: frequent use/3
Hazard Rating = 8
HAZARD ABATEMENT
Prune:
Cable/Brace:
Inspect Further?
Remove Tree? Yes
Effect on Adjacent Trees: None
Notification: Owner
Please let me know if I can be of any other assistance.
Thank you,
Chris Selle
ISA Certification # PN 7030A
Certified Tree Risk Assessor
Arbor Barber Tree Service
21508 52nd PI W
Mountlake Terrace, WA 98043
206-550-9460
Chris Selle, Certified Arborist, PN7030A
(206) 550-9460
Email: chris@arborbarbertreeservice.com
ArborBarberTreeService. com
Contractor license # ARBORBL928NIN
7/23/2012
Customer Name: Mill Town Condominiums
Address: 7200 224`' St SW, Edmonds, 98043
Phone: 425-218-5333
Email: millparksecurity(agmail.com
Fax: NA
Hello Robert,
Here is the Arborist Report and Hazard Tree Report that you requested regarding the seven
Douglas fir trees located on the condominium property. I deem these trees a hazard tree, and this
report will explain why.
Tree Characteristics and Location
Tree in Question: 7 Douglas fir (pseudotsuga menziesii)
DBH: (smallest) 10.4"to (largest) 16.4" # of Trunks: 1
Spread: 20'
Location: Between buildings J, and H
Form: Generally Symmetric
Crown Class: six are dominant, one is co -dominant
Live Crown Ratio: 85%
Age Class: Semi -Mature
Height: (smallest) 30' to (largest) 50'
Attachment 5
PruningHistory: istory: None
Special Value: None
Tree Health and Condition
Foliage Color: Normal
Epicormics? Yes
Foliage Density: Normal
Leaf Size: Normal
Live Crown Ratio: 85%
Annual Shoot Growth: Normal
Twig Dieback? Yes
Woundwood Development: Normal
Vigor Class: Fair
Major Pests/Diseases: None present at time of evaluation
Growth Obstructions: Parking lot
Tree Defects: One tree in row is co -dominant. (Third tree from the right, if you're looking at
building J)
Site Conditions
Site Character: Large paved parking lot/condos
Slone: 0 degrees
Landscape Type: Small strip in the middle of paved parking lot
Irrigation: Adequate
Recent Site Disturbance?: Yes
% Dripline Paved: 75%-100%
% Dripline w/ Fill Soil: 10%-25%
% Dripline Grade Lowered: 0%
Soil Problems: None
Obstructions: Parking Loc
Exposure to the Wind: Below Canopy
Prevailing Wind Direction: Southeast
Target
Use Under Tree: Parking
Can Target Be Moved? No
Can Use Be Restricted? No
Target: People/property
Occupancy: Frequent
Tree Defects
ROOT DEFECTS:
Suspect Root Rot: No
Mushroom/ Conk/ Bracket Present? None
Exposed Roots: Severe
Undermined? Moderate
Root Pruned: Yes
Root Area Affected: Yes, 75%
Buttress Wounded? No
Restricted Root Area: Severe
Potential for Root Failure: High
LEAN:
Degrees from Vertical: 0
Decay in Plane of Lean? None
Soil Heaving? No
Lean Severity: Low
Compounding Factors: condo association had asked me to coma .ce a look at some trees.
They were concerned about seven Douglas Fir trees in a row between building J, and H. Upon
arrival I noticed several large roots piled up in a parking strip where the trees are located. The
manager wanted to show me the extent of the root pruning that was done; they informed me that
they were repairing a few sections of the blacktop around the parking lot..
I noted there were several large tension roots that were removed and these provide most of the
anchorage for a tree. I noticed three of the seven trees in the row seem to have a new lean.
I felt it was best to assess this group of trees as a whole, because of the circumstances involved.
I feel all the trees in the row should be removed based on the extensive damage to the root
systems, and the very frequent use of the parking lot.
CROWN DEFECTS
Root Crown: Severely root pruned/damaged
Trunk:
Scaffolds:
Branches:
Hazard Rating
Tree Part Most Likely to -. Whole tree failure
Inspection Period: Yearly
Failure Potential: High/3
Size of Part: 6-18"/2
Target Rating: frequent use/3
Hazard Rating = 8
HAZARD ABATEMENT
Prune:
Cable/Brace:
Inspect Further?
Remove Tree? Yes
Effect on Adjacent Trees: None
Notification: Owner
COMMENTS
Please let me know if I can be of any other assistance.
Thank you,
Chris Selle
ISA Certification # PN 7030A
Certified Tree Risk Assessor
Arbor Barber Tree Service
21508 52nd PI W
Mountlake Terrace, WA 98043
206-550-9460
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Mill Park Condominiums Tree Replacement
PLN2013013
Scale
1 inch = 300 feet
Attachment 6
CITY OF EDMONDS - PLANNING DIVISION
COMMENT FORM
PW -Engineering
❑ Fire ❑ PW - Maintenance ❑ Parks & Rec. ❑ Building
❑ Economic Dev. ❑ Parks Maintenance
Project Number:
PLN20130013
Applicant's Name:
MILL PARK HOA
Property Location:
7200 224TH ST SW
Date of Application:
3/5/2013 Date Form Routed: 3/6/2013
Zoning: MULTI FAMILY (RM-2.4/11[A-1.5)
Project Description:
AMEND LANDSCAPE PLAN
"PER ECDC 20.02.005 ALL COMMENTS MUST BE SUBMITTED WITHIN 15 DAYS OF THE DATE
THIS FORM WAS ROUTED: DUE BY 3/20/2013
If you have any questions or need clarification on this project, please contact:
Responsible Staff: KERNEN LIEN Ext. 1223
Name of Individual Submitting Comments: _14me- Zo � WV
Title: flu P_rl I'1Gri�)0ick (\
I have reviewed this land use proposal
for my department and have
concluded that IT WOULD NOT AFFECT
MY DEPARTMENT, so I have no
comments. My department may also
review this project during the building
permit process (if applicable) and
reserves the right to provide additional
comments at that time.
❑ I have reviewed this land use proposal
for my department and have
concluded that IT WOULD AFFECT MY
DEPARTMENT, so I have provided
comments or conditions below or
attached.
Comments (please attach memo if additional space is needed):
The following conditions should be attached to this permit to ensure compliance with the
reauirements of this deaartment tolease attach memo if additional space is needed):
iD 1
Date: 6 112-1 i
Signature:
Phone/E-mail: `'`I , O '
0
Attachment 7