PLN20140049_StaffReport.pdfFile No. PLN20140049
Administrative Design Review
Highland Park Condominiums Tree Replacement
3. The applicant has submitted a landscape plan with the application detailing the
existing landscaping on the entire site (Attachment 4).
4. As apparent in the photos submitted with the application (Attachment 3), and
confirmed on a site visit, the pine trees roots are causing severe buckling of the
parking area.
5. The area were the trees are located is along the property line adjacent to 5th Avenue
North. ECDC 20.13 requires Type III landscaping along this property line, which
pursuant to ECDC 20.13.030.0 requires:
C. Type 111 Landscaping. Type III landscaping is intended to provide visual
separation of uses from streets, and visual separation of compatible uses so as to
soften the appearance of streets, parking areas and building elevations.
1. Evergreen and deciduous trees, with no more than 50 percent being deciduous,
a minimum of six feet in height, and planted at intervals no greater than 30 feet
on center; and
2. If planted to buffer a building elevation, shrubs, a minimum of three and one-
half feet in height, and living ground cover planted so that the ground will be
covered within three years, or
3. If planted to buffer a parking area, access, or site development other than a
building, any of the following alternatives may be used unless otherwise noted:
a. Shrubs, a minimum of three and one-half feet in height, and living ground
cover must be planted so that the ground will be covered within three years.
b. Earth -mounding, an average of three and one-half feet in height, planted with
shrubs or living ground cover so that the ground will be covered within three
years. This alternative may not be used in a downtown or waterfront area.
c. A combination of earth mounding, opaque fences and shrubs to produce a
visual barrier at least three and one-half feet in height.
6. The applicant is proposing to replace the two pine trees with two western red cedars
(Thuja plicata) and three vine maple (Acer circinatum)(Attach ment 4).
7. Following the proposed removal of the two pine trees and planting of 5 replacement
trees, the landscaping will be consistent with the Type III landscaping requirements.
D. Technical Review
The Engineering Division reviewed the application and found the proposal to be
consistent with Title 18 Edmonds Community Development Code and Engineering
standards and requested conditions of approval which have been added to the decision
(Attachment 5).
E. Decision
Based on the findings, conclusions, and attachments to this report, staff finds that the
design review for file number PLN20140049 is APPROVED with the following conditions:
Page 2 of 3
File No. PLN20140049
Administrative Design Review
Highland Park Condominiums Tree Replacement
1. This approval is valid only for the removal of the two pine trees identified on the
landscaping plan (Attachment 4). Removal of any other trees requires separate
approval.
2. The replacement trees must meet the minimum size requirements as outline in
ECDC 20.13.015; eight feet minimum height for vine maples and six feet in height for
the western red cedars.
3. Trees shall be fell onto private property.
4. Vehicles and equipment shall be located on private property. Should it be necessary
to use the City right-of-way to perform any of this work then the contractor shall
apply for and obtain a right-of-way construction permit in advance of starting work.
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.
F. Attachments
1. Land use application
2. Cover Letter
3. Photos of site and subject trees
4. Landscape plan
5. Engineering Memorandum
Staff design review is a Type I decision which pursuant to ECDC 20.01.003.B 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
[I ARCHITECTURAL DESIGN REVIEW FOR OFFICIAL USE ONLY
❑ COMPREHENSIVE PLAN AMENDMENT / �(
❑ CONDITIONAL USE PERMIT FILE # h " o f UO ONE - I• S
❑ HOME OCCUPATION DATE �I( REC'D BY V"
❑ FORMAL SUBDIVISION
❑ SHORT SUBDIVISION FEE RECEIPT #
❑ LOT LINE ADJUSTMENT HEARING DATE
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT ❑ HE XSTAFF ❑ PB ❑ ADB ❑ CC
❑ STREET VACATION
❑ REZONE
❑ SHORELINE PERMIT
❑ VARIANCE / REASONABLE USE EXCEPTION
V OTHER:
• PLEASE NOTE THAT ALL INFORh1,AJTIONCONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD •
r/ PROPERTY ADDRESS OR LOCATION 1
PROJECT NAME (IF APPLICABLE)
PROPERTY OWNER PHONE # � ,] -j - 7 5
ADDRESS _0 cd
E-MAIL_1 /I1:GI ALi�'IC I�S/L J I �tht. �qJr� FAX # q,57/
TAX ACCOUNT# ✓ 'iSE�C.Zo� TWP. RNG.
DESCRIPTION OF P OJEIROPOSED USE (ATTACH COVER LETTER AS NECESSARY)
E� 'yyv
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
APPLICANT ((�� a PHONE #
ADDRESS -y 7 Ea", 4!: Ga-v #y/ 2-
E-MAIL �Lsjc, l l'iL�Ult�lor:/ cc� FAX# q 5 f'
CONTACT PERSON/AGENT %dAL/e',r,e'i1 PHONE# �s,775y.3/`z
ADDRESS ,5 '� ) Lif'Yl G(ir,' y '#.tl'Z- 7
E-MAIL illSe- %Me, NL 4,ld /4hr_I c,,-vrv, FAX# `%a `Jb'�6 10�e{
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 infonnation
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 o the owner as listed, below. (�
SIGNATURE OF APPLICANT/AGENT DATE / / %
Prop ty Owner's Aut a ization
[, r.(/✓u's / certify under the penalty of perjury under the laws of the State of
Washingte 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 inspectioyn�a�nd po//s=attendant to this application.
SIGNATURE OF OWNER i / < < • �14-eL DATE /Z-� , .
Questions? Call (425) 771-0220.
Revised on 8122112 B - Land Use Application Page 1 of l
Attachment 1
HIGHLAND PARK CONDOMINIUMS
500 Elm Way
Edmonds, WA 98020
Re: Removal of two Pine trees on west side of property
To whom it may concern:
The Highland Park Condominiums would like to remove two Pine trees along the west side of the
complex. The roots of these trees have caused damage to the adjacent asphalt driveway/parking lot.
The parking spaces adjacent to these trees cannot be used due to unevenness and damage caused by
the roots of these trees. With that, Highland Park would like permission from the City of Edmonds to
remove these trees.
The plan will be to cut these trees to grade and leave the stumps. The asphalt of the damaged parking
spaces will be broken up to allow access to the damaging roots. These roots will be removed by way of
pulling and/or grinding. The parking spaces will be repaved, after said work.
These trees will be replaced by trees specified in the landscape plan provided by Edmonds Landscaping
Inc.
Sincerely,
97L� A, a"4'�
qV'V -
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Attachment 2
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�.,MEMORANDUM
Date: October 7, 2014
To: Kernen Lien, Senior Planner
From: Jeanie McConnell, Engineering Program Manager
Subject: PLN20140049, Design Review — Landscape Modification
Eadie — 500 and 550 Elm Way
Engineering has reviewed the design review application for the Highland Park Condo Assoc
property at 500 and 550 Elm Way. The information provided is consistent with Title 18
Edmonds Community Development Code & Engineering standards.
Please place the following conditions of approval on the permit:
1) Trees shall be fell onto private property.
2) Vehicles and equipment shall be located on private property. Should it be necessary to
utilize the City right-of-way to perform any of this work then the contractor shall
apply for and obtain a right-of-way construction permit in advance of starting work.
3) 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.
4) 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.
Thank you.
City of Edmonds
Attachment 5