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PLN20150027 staff decision.pdf''11c. I g9" CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION FINDINGS, CONCLUSIONS, AND DECISION Project: Mill Park Condominium Tree Removal and Replacement File Number: PLN20150027 Date of Report: July 7, 2015 From: Mike Clugstori AICP, Associate Planner A. Property Owner Mill Park HOA 23632 Highway 99, Suite F #401 Edmonds, WA 98026 B. Project Description Applicant Robert Elder 7307 224th St. SW #D2 Edmonds, WA 98026 The Mill Park Home Owners Association (HOA), is proposing to remove 13 large -growing firs that have damaged buildings, utilities and pavement on the site. The 13 trees are a subset of 30 trees have been identified for removal, which will be performed over the next several years. Maintenance is proposed for other trees on the site. C. Findings and Conclusions 1. Mill Park Condominiums are located at 7303 & 7317 224th Street SW (Attachments 1 & 5). The property is split -zoned with the eastern two-thirds of the site zoned RM-1.5 (Multi -Family Residential) and the western third zoned RM-2.4. The properties to the north and west are zoned CG (General Commercial) while the properties to the south across 224th St. SW are zoned RS-8 (Single -Family Residential). The City of Mountlake Terrace is located directly to the east of the site. 2. The Mill Park Condominium site was developed in 1977. Landscaping on the site is dominated by large firs and other evergreen trees which were planted in close proximity to built elements on the site and the trees are now causing impacts to the buildings, utilities and pavement. Page 1 of 3 File No. PLN20150027 Administrative Design Review Mill Park Condominium Tree Replacement 3. The associated arborist report recommended 30 total trees be removed with maintenance planned for other trees (Attachment 3). The applicant is proposing to phase the work over several years. Thirteen of the trees (A-M) are requested to be removed at this time, with the stumps ground out, and lower -growing species replaced in the same locations (Attachment 2). 4. This phase of tree removal and replacement will occur interior to the site near buildings and paved areas. Perimeter buffer landscaping will remain unchanged except for some corrective pruning and maintenance. 5. The City encourages the retention of trees to the maximum extent feasible. [ECDC 18.45.050.B] However, trees that are unhealthy or which have become too big for their setting and are negatively impacting the surrounding built environment should be removed. Better management of these trees over the past 40 years may have allowed them to be retained longer but installing large -growing firs and cedars in a dense multi -family development is typically not recommended unless there is ample space for their growth. D. Technical Review The Engineering Division reviewed the proposal and recommended several conditions that have been included with the decision (Attachment 6). E. Decision Based on the findings, conclusions, and attachments to this report, the design review for file number PLN20150027 is approved with the following conditions: 1. This permit is only for the removal 13 trees identified in Attachment 2 along with the maintenance work highlighted on Attachment 3. Future removal of additional trees from the site requires separate approval. 2. Replacement vegetation shall be installed in approximately the same locations as those trees removed. 3. At installation of the replacement vegetation, deciduous trees shall be 1.5 inch caliper, vine maples and other multi -stemmed trees shall be a minimum of 8' tall, evergreen trees shall be a minimum of 6' tall, and shrubs shall be a minimum of 18 inches. 4. Trees shall be fell onto private property. 5. Vehicles and equipment shall be located on private property. Should it be necessary to utilize any portion of the City right-of-way, including the street or sidewalk, to perform any of this work then the contractor shall apply for and obtain a right-of- way construction permit in advance of starting work. A traffic control plan will be required as part of the right-of-way permit application. 6. 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. Page 2 of 3 File No. PLN20150027 Administrative Design Review Mill Park Condominium Tree Replacement 7. 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. 8. Contractor/owner is responsible for locating all on -site utilities. An 8" ductile iron water main runs through property. 9. Relocation/revision/repair to any utilities may require separate permit. F. Attachments 1. Land use application 2. Cover letter 3. Arborist report 4. Photos of 13 trees to be removed (A- M) 5. Project site aerial photo 6. Engineering comments G. Appeals Staff design review is a Type I decision which pursuant to ECDC 20.01.003.13 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 ARCHITECTURAL DESIGN REVIEW ®' COMPREHENSIVE PLAN AMENDMENT CONDITIONAL USE PERMIT FILE # Q L N10Y70c>Z� ZONE RM - I e5 � a„m jj, HOME OCCUPATION DATE 619115 REC'D BY �e � M. FORMAL SUBDIVISION SHORT SUBDIVISION FEERECEIPT # LOT LINE ADJUSTMENT HEARING DATE _W PLANNED RESIDENTIAL DEVELOPMENT OFFICIAL STREET MAP AMENDMENT HE TAFF PB ADB CC STREET VACATION REZONE SHORELINE PERMIT VARIANCE / REASONABLE USE EXCEPTION NO OTHER: A4 ,-,,,.0�.�:, ® PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHINTHE APPLICATI/©°l(/1 ONIS A /PUBLIC RECORD c PROPERTY ADDRESS OR LOCATION -) (-13i-q � 2'tt h ' 5 `� i5V F s� 5 W 6 01�0 2-k PROJECT NAME (IF APPLICABLE)All; ar�)", PROPERTY OWNER n'Pot (�4 C) PHONE # ),�) q 7v -OO q S ADDRESS a3G32 11 suif< r Atqoi rdr^,,nA WN 9P26 E-MAIL M_ ;�� }c� r @-4 i i�t J , G O M FAX # TAX ACCOUNT # . O ®C' 1.gOD-4-f0 i f0 SEC. TWP. RNG. DESCRIPTION OF PROTECTOR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) 5 -fe- 14t -' &f(, h leh�� DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) 5 ee Cq T i•llc L e�fu APPLICANT O o b f f t a (d e— �{ t� t^ /PHONE #/_� Z j) 12 7 Y— O o S ADDRESS 7307 Z2�tN sf S�/ 441)! CUB��®✓+ate x,,A gV0z,6 E-MAIL iM (� 17 r/lP (t Yvt �t ar �/ �, 6`to1; , G G d'r FAX # CONTACT PERSON/AGENT ti N Ate? J I- C C111PHONE # 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 APPLICANT/AGENT DATE Property Owner's Authorization I, i Oh'cr �- R Ve­-- , 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 st subject property for the purposes of inspection and posting attendant to this application, SIGNATURE OF OWNER - ATTACHMENT 1 Questions? Call (425) 771-0220. PLN20150027 Revised on 8122112 B - Land Use Application. doc To: City of Edmonds Tree.removal Permit Application for Phase 1 of 3 Dear Edmonds Planning & Development, As you will see in the attached report, we have 30 trees on our property that we need to have removed. Our plan is to break down their removal into three phases over the next three to four years. The purpose of removing the trees located throughout Mill Park is to eliminate damage to our buildings, plumbing and walk ways on our property. After having Justina Kraus (Champion Tree Care) come to the property to do an assessment on the condition of the trees, she found that we will need to remove 13 trees this year. Her tree evaluation and detailed report are enclosed with the application. I would like tc remove them as soon as possible to reduce the risks associated with these trees. Our plan for replacing the 13 trees this year is as follows: ® Trees marked as I, J, K, and L will be replaced with four Hydrangeas and four Rhododendrons. ® Trees marked as M, A and G will be replaced with Vine Maples. ® Tree marked as F will be replaced with two Rhododendrons. ® Trees marked as B will be replaced with one Rhododendrons and one arbovirus. ® Tree marked as C and E will be replaced with four Rhododendrons. ® Tree marked as D will be replaced with Avondale redbud. ® The tree marked as H will be replaced with two Rhododendrons. We would like to use Rhododendrons and other small trees to replace the trees taken down so that the new trees will not be a problem in years to come. Thank you for your consideration, Sincerely, Robert Elder Mill Park Manager ATTACHMENT 2 PLN20150027 Page 1 of 10 justina Kraus, M.S., B.S.. lkectl CHAMPION TREE CARE JUN _ ��► November 11, 2014 OP4181vr Robert Elder Mill Park Condos, Edmonds WA millparkmana¢er( grn com RE: Tree Assessment Summary and Cost Estimate Dear Robert Elder, Thank you for contacting me to assess tree hazards and to determine the best order of action to reduce additional tree- conflicts for Mill Park Condos. Also included are suggestions for canopy and/or root pruning where appropriate. Champion Tree Care is licensed and bonded, and contractors with the State of Washington. We perform all tree work to the American National Standards Institute ANSI-A300 pruning standards. We are International Society of Arboriculture (ISA) Certified Arborists and ISA Tree Risk Assessment Qualified. Mill Park Condos are located in Edmonds, WA. The site is dominated by Douglas -fir (Pseudotsuga menziesii), many of which were planted within 10-15-ft of buildings more than 30 years ago, and then were topped more than 15 years ago. Now in 2014, many of these Douglas - firs need to be removed, with stumps ground out, and should be replaced with slow -growing, small-statured, ornamental trees. The City of Edmonds requires any tree removals to be approved and also requires replanting of native tree species for your property. A number of the Douglas -firs have already caused problems because of root damage to parking areas, sidewalks, sewers, and buildings. Because the trees were topped and have regrown, the canopies are actually twice or three times as full, making these trees already located too close with even wider canopies rubbing up against the buildings. The City of Edmonds will not permit tree topping, and the response of these Douglas -firs to the topping is one reason why. Topping has made these trees larger. However, using Douglas -firs to begin with was simply a terrible choice for a tree of its known species characteristics that was to be planted 10-ft from a building. Douglas -fir trees put on large buttress roots because they are fast-growing and grow to be hundreds of feet tall. The rest of this document is organized by -building. For each building, included is a written list stating identified tree -removals or management actions but without locations. For the exact tree locations, the recommended actions are also illustrated on map copies [scanned from the Existing Landscape and Tree Removal Plan by Studio 342 Dated 1.16.13]. Please note that many trees are named wrong on the Studio 342 map. I have made all attempts to avoid confusion but restating the wrong name with the correct one, and including the illustrated maps. ATTACHMENT 3 PLN20150027 Page 2 of 10 Definitions: • Buildin>? clearance is to use proper pruning to clear branches away from buildings between 7-10-ft away, which prevents animals from accessing the roof and prevents branches brushing buildings in wind storms • Remove a tree means to cut it down, hauling away all branches and wood less than 10" in diameter but leaving any wood greater than 10" diameter cut as 18"-long firewood rounds. • Raising a canopy means to use proper pruning to remove the lowest branches, increasing the open space under the tree • Root Pruning is to cleanly cut/severe roots • Canopy Clean refers to carefully pruning the canopy to remove crossing/rubbing branches, dead branches, thinning, and improving the overall shape By -Building Description: AA Building A: Remove Douglas fir located too close to building. Root prune Norway Maple (Acer platanoides named misc. deciduous) and corrective pruning of canopy plus building clearance. Clear Flowering Cherry (Prunus sp.) and Norway Maple (Acer platanoides named misc. deciduous) away from corner. Clear back of building and prune red maple (Acer rubrum named misc. deciduous). Remove multi -topped Western Red Cedar (Thuja plicata mis-named Thuja occidentalis) in back of building. Building B: Remove Western Red Cedar (Thuja plicata mis-named Thuja occidentalis) by 224th entrance and power boxes. Remove Japanese Red Pine (Pinus densiflora mis-named Pinus contorta) that is lifting the sidewalk and is a nuisance to cars parked underneath. Building C: Remove four Douglas -fir in front av building, post -topped crowns have regrown two or three times as big, they lea over building and have had close -to -trunk root pruning when sidewalks installed recent) . Remove Douglas -fir and two Western Red Cedars in back of building, both planted too close with roots lifting patios, and growing under building. Grassy Area Between C & P: Prune the Maples in the grassy area to thin the canopy to allow more light through. Mulch exposed roots with 3" of wood chip mulch (not beauty bark) rather than try to grow grass and mow over. Building D: Remove Douglas -fir in front of door 1-4. Prune Doug -fir to clear building. Building F: Clear the back of the building to provide 7-10-ft of clearance. Building F: Remove previously topped Douglas -fir located at corner of buildings F & E. Remove two dead trees located along property line behind F down to 12-ft wildlife snags. Clear back of building to give building 7-10-ft of clearance. Page 3 of 10 Building G: Remove True Fir (Able concolor mis-named as Pinus contorta) with declined canopy likely due to spider mites Corrective pruning of Basswood (Tills americans `Betulus') Note -This is a special and unique tree species very uncommon to the Seattle area. Raise canopy of Western Red Cedar (Thuja plicata mis-named Thuja occidentalis) to 10-ft and clear roof. Clear building corner roof from Lawson Cypress (Chaemacyparis lawsoniana mis-named Thuja occidentalis). Clear Red Alder (Alnus rubra labeled unidentified deciduous) from building corner. Remove four topped and recently root pruned Douglas -fir by garbage dumpster, in rockery and adjacent to building. Prune Douglas -fir at south end of building to raise canopy by 10-ft and clear building. Building H: Remove two Douglas -firs behind building, between H and pool. Remove small Douglas -fir next to parking between H and D buildings. Remove the smallest sterns from London Plane behind H over parking leaving two largest stems and raise canopy over parking. Prune Hinoki Cypress (Chamaecyparis obtusa mis-named Thuja occidentalis) away from behind building. Building J: Remove Tru it (Abies concolor mis-named as Pinus contorta) located less than one - foot from back corner! Building clearance for back of building roof. Prune maple for building clearance and root prune. Prune Leyland Cypress (Cuppressocyparis x leylandii mis-named Thuja occidentalis) and Western Red Cedar (Thuja plicata mis-named Thuja occidentalis) away from back of building for clearance. Parking Area Between J and K: Prune Honey Locust (Gleditsia triachanthos named as misc. deciduous) and Red Maple (Ater rubrum named as misc. deciduous) to raise canopy by 10-12-ft and canopy clean. Building K: Clear building from Douglas -fir to left of door 1-4. Remove one Douglas -fir to right of door 1-4 with the topped regrowth yellowing probably from root pruning. Building clearance pruning of two Douglas -firs to left of door 9-12 and root prune adjacent to building. Building clearance pruning for back of building and Hedge Maple (Acer campestris named as misc. deciduous). Remove White fir and Douglas -fir behind building, both located too close with roots under patios and building. Building L: Prune two Douglas -firs to clear building by 7-9ft and canopy clean. Remove one Douglas -fir to right of door 1-4. Between Retention Pond and L: Remove diseased Douglas -fir at corner of retention pond and grind stump to aerate. Cut down dead Bitter Cherry in pond to 15-ft wildlife snag. Building M: Remove Western Red Cedar behind b, ' ddi g�has roots growing towards building s Remove Douglas -fir b utility boxes. Remove red maple Acer rubra unsightly and utility boxes. e g y y p( ) g y too late for corrective pruning. Clear Hinoki, Maple and Western Red Cedar away from back of building. Page 4of10 Building P: Prune Douglas -fir next to building to raise and canopy clean also root prune next to building. Prune the three maples behind building to canopy clean and raise canopy and clear building as needed. Remove Honey Locust (Gleditsio triachanthos named misc. deciduous). Remove Western Red Cedar and dead Pyramidalis. Corrective prune six small maples. Prune, raise and canopy clean the two bigger maples in lawn. Between Building P and Pool: Remove Douglas -fir with roots raising pool. D Between Pool and Hydrant by Parking: Remove Douglas -fir by fire hydrant. 1 Suggested Work Order: I.' A. Remove trees by power boxes, hydrants, etc. B. Remove 2 dead trees behind E & F C. Building C ® Douglas -firs in front of building have highest potential for failure 2. A. Buildings G & J B. Prune Honey Locust and Red Maple in Parking Lot between J & K 3. A. By Pool & behind H B. Building H clearance C. London Plane over Parking 4. Prune Maples behind P & C C. Building P 5. A. Building K B. Building L C. Remove Douglas -fir by Retention Pond 6. A. Buildings A & B C. Behind M D. Buildings E & F MAPS: The following maps are meant to better illustrate exact locations of work. They need to be in color because removals are marked in red while pruning is marked in green. Prior to any tree removals, I recommend that all trees should be physically marked so as to avoid confusion whether removal, pruning or no action. Page 6 of 1.0 i-- y i Jt. - - Page 7of10 1 G 55 5i � i 1 Lij U LsJ v r � m JI � �4 , 72 TV Wei to be parking _ lat XD. IT U, Detent:Qn Party BWdirrp in lot rk i. Ki Page 9of10 asp, all rpaving fo (ofilalil i3rtCi � be protMed : r' (7) (t 2-1 G die.) iemnng Douglas Fir trees to rs - ' asphalt{' removed and stamps ? pasi;ing ground t2' ��� lot - ibaiowgcaiib r� t �- I Y " s_ existing 16" dio. Dougl3s Fir to be. asplr;ll rerrtavod and stump p3ikirt f -, ground 17" (' tl lot ` ^; tic -law grade a r` 1 /`w r+r t ( t -- 1 - - Guild ng fir ` - �.A ,1 fly' fl�; f_ * r i `, VA 'tl A \ y��'� � .� /�� �" \l� 7'�-�L��„�� {Y ab4. _fit d ��r 1 y ' �1t� '` )) t `` �4lu�t�i n. !• s � i r,{ �.]]i,��, .• '`�� .,�. .. i' � � r •Ic� i•. ' •l i 11 ,��� .�J�,,• ''sl,. .tip r. ./ ; '� sty `•- 1V`r�M ti ( .;i. I•!. I•�• 4j� J 17 l\ I IL--- I�I�� 1 p , y \ < - � •1'rl yy i 1 'J •i F .k , ; r , 14 , 1V, W76 I $'IN021 I rrt�-V'17% no I A'' P ^ 'cr r . .,. ,,it,�• Ar lN;pn,1 rr`r' ;��t'.L.f� rt'� ` •� + �, rn,�S'!L r .• v. f` � � xi Ilz ,u•, t %\N%, ti , t ';e2' Project Site U it a 'f,�-A- M I. tii P .A � IT" �r 5 25TH ST MIII Park Condominium 1 A' V N Landscape Plan Update 2012 Aerial Photo 7201 - 7317 224th St. SW 1 inch - 150 feet PLN20150027 ATTACHMENT 5 P LN20150027 Date: July 6, 2015 To: Mike Clugston, Associate Planner From: Jeanie McConnell, Engineering Program Manager Subject: PLN20150027, Design Review — Landscape Modification Mill Park HOA — 7307 224tb St SW Engineering has reviewed the design review application for the Mill Park HOA property at 7307 224th St SW. 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 any portion of the City right-of-way, including the street or sidewalk, 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. A traffic control plan will be required as part of the right-of-way permit application. 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. 5) Contractor/owner is responsible for locating all on -site utilities. An 8" ductile iron water main runs through property. 6) Relocation/revision/repair to any utilities may require separate permit. Thank you. City of Edmonds ATTACHMENT 6 PLN20150027