Staff report w-attachments.pdf^oc. )89°
CITY OF EDMOND,
1215 m Avenue North, Edmonds \A/A98OZO
Phone: 425.771.O22Ow Fax: 425.771.0221 w \&keb:xvvvvv8dnnondSvv8.gDv
DEVELOPMENT SERVICES DEPARTMENT * PLANNING DIVISION
Project: The Orchard Landscape Plan Modification
File Number: PLN20150010
Date of Report: March 1l,20O15
Sean Conrad, Associate Planner
Proposal: Remove four Leyland Cypress Trees that are interfering with overhead
power lines
A. Propertv Owner
The Orchard Homeowners Assoc
9l2Puget Way
Edmonds, \A/A9802O
Elizabeth Marks
HOA President
912Puget Way
Edmonds, WA9QO20
The applicant is proposing to remove four Leyland Cypress trees within the landscape
buffer adjacent toPuget Drive. The trees are located Onthe east end ofthe landscape
buffer immediately north ofthe house et9l2Puget Way. The Leyland Cypress trees
have grown to 8 height that is now interfering with the overhead power lines. The
homeowners association has proposed to replace the four Leland Cypress trees with a
combination ofbushes including Rhod8Dd[UO,K4@honiaand DsUl8D1hU3.
1. The Orchard development was approved 8Saplanned residential development
(PRD)bythe Edmonds City Council in1995. Aspart ofthe PRD a landscaped
common area along Puget Drive was proposed.
2. The staff report for The Orchard (PRD-94-lG) states that the purpose Dfthe
landscaped common area along Puget Drive istoprovide a"gat8vv3«"landscape
treatment a5vehicle traffic enters the City onthe north end. The prior use ofthe
Page xof6
File No. PLN20150010
Administrative Design Review
The Orchard Landscape Modification
property is described in the staff report as a public "pea patch" providing a
landscaped entry into this part of the City.
Conditions of approval for The Orchard development required the "gateway"
landscaped area along Puget Drive to be included in final subdivision approval plans
and to be maintained by the homeowners association. By establishing the
"gateway' entrance and required upkeep the staff report concluded that this would
be a public benefit and help to minimize the impact (presumably visual) the project
would have to adjacent neighbors and travelling public.
4. Removal of the four Leyland Cypress trees was recommended by a certified arborist
working for Snohomish County Public Utilities District (PUD). The arborist, upon
inspection of the site, concluded that the mature height of the trees constituted a
hazard to the power lines. Instead of the constant maintenance needed to cut the
trees back from the power lines it was recommended the four trees be removed and
new low -growing landscaping be installed.
Figure 1: View of the existing Leyland Cyprus trees and overhead power lines looking
south. Puget Drive is in the foreground at the bottom of the picture.
Page 2 of 6
File No. PLN20150010
Administrative Design Review
The Orchard Landscape Modification
The area where the trees are located is part of the landscape feature required as
part of The Orchard development. The purpose of the landscaping is to provide a
visually landscaped "gateway" entrance on the north side of Edmonds and to
minimize the visual impact the development would have on Puget Drive and
neighboring properties. The existing landscaped area would constitute a Type III
landscaping in accordance with the Edmonds Community Development Code (ECDC)
section 20.11030.C. This section of the code defines Type III landscaping as follows:
C. Type ll1 Landscaping. Type Ill 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.
To achieve the visual separation of uses and soften the appearance of streets,
parking areas and building elevations the code requires Type III landscaping to
exhibit the following characteristics:
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.
Page 3 of 6
File No. PLN20150010
Administrative Design Review
The Orchard Landscape Modification
6. The existing landscaping along Puget Drive accomplishes the screening effect
required for Type III landscaping. However, removal of the four Leyland Cypress
trees will leave a bare patch in the landscaping along the Puget Drive.
Figure 2: View of the Leyland Cyprus trees marked for removal and the area
recommended for landscaping.
7. In order to remain compliant with the intent of the landscaping along Puget Drive as
approved with the PRD, minimize the hazard to the overhead power lines and having
landscaping consistent with the current Type III landscape requirements, additional
bushes or shrubs are recommend to be installed.
8. The homeowners association has proposed three species of bushes to replace the
trees. These include Rhodendron, Mahonia and Osmanthus. The plants would be
five gallon size plants when installed and spaced at 4 -foot centers in a staggered
pattern between the remaining Leyland Cypress trees and the rock wall. These
types of bushes grow to a height of 6-8 feet. The types of plants, size and spacing
are appropriate as they will fit in with the existing landscaping and are consistent
with ECDC 20.13.015.
9. Staff visited the site and noted that previous landscaping shown on the approved
landscaping plan was no longer living in the area of the trees. Staff is recommending
Page 4 of 6
File No. PLN20150010
Administrative Design Review
The Orchard Landscape Modification
a slightly larger area, 20'x 30', be landscaped with the plants proposed by the
homeowners association. This slightly larger area will mitigate for the loss of the
trees and fill in bare patches of land that should have had plants and ground cover
per the approved landscaping plan. A condition will be attached to this application
requiring the homeowners association to submit a landscaping plan for this area
noting plant type and location.
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 PLN20150010 is APPROVED with the following conditions:
1. This approval is valid only for the removal of the four Leyland Cypress trees
identified in the application materials. Removal of any other trees requires separate
approval.
2. The homeowners association shall submit a landscaping plan to be reviewed and
approved by Edmonds Development Services Department staff. The plan shall
include the location, plant type and plant size at the time of planting for a minimum
area of 20' x 30'around the four Leyland Cypress trees to be removed.
3. Trees shall be fell onto private property.
4. Vehicles and equipment shall be located on private property. Should it be necessary
to utilize any portion of the City right-of-way, including the street or sidewalk, to
perform any of this work then the contractor 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.
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. Existing Landscape plan
Page 5 of 6
File No. PLN20150010
Administrative Design Review
The Orchard Landscape Modification
4. Zoning and Vicinity Map
5. Engineering Memorandum
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 6 of 6
City of Edmonds
Land Use Application
FEB 12 2015
DEVELOPMENT SERVICES
COUNTER
ARCHITECTURAL DESIGN REVIEW
COMPREHENSIVE PLAN AMENDMENT
CONDITIONAL USE PERMIT FILE # ('I_N � O I <hf 10 ZONE
HOME OCCUPATION
DATE 9 –1 L_ ��S REG'D BY
FORMAL SUBDIVISION
SHORT SUBDIVISION FEE ,% RECEIPT #
LOT LINE ADJUSTMENT HEARING DATE
PLANNED RESIDENTIAL DEVELOPMENT
OFFICIAL STREET MAP AMENDMENT HE TAFF PB ADB CC
STREET VACATION
REZONE
SHORELINE PERMIT
VARIANCE / REASONABLE USE EXCEPTION
OTHER:
® PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD
PROPERTY ADDRESS OR LOCATION PL)4e�'T _P0 4 Aye�NIx--- N
PROJECT NAME (IF APPLICABLE) -TRIZ7 CNe CkA�t�, U -4VJ&A?ma1
PROPERTY OWNER eU;Z–QG tZ• �A642A-�--- PHONE# A?Z5 7 y pf 4 -+41!)
ADDRESS ` k-2 -FUGLV`T W 4Y IE IUAAQ �1tbS WDt ✓CMZ®
E-MAIL L %a wlay'y-S ( weep V1 • co l FAX #
TAX ACCOUNT# SEC. TWP. RNG.
DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY)
1� -tyg LE�� C(P�SS
`` LST 1 tfZ� Cb5 ` ZAt l A-17p��
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
APPLICANT A-�> tirOA: PHONE #
ADDRESS
E-MAILAA FAX #
CONTACT PERSON/AGENT Y �lJ�� 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 APPLICANT/AGENT /1/ DATE OZ ' O • Zb lam,
Property Owner's Authorization
I, V— U bC1Q&:�S 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 postin attendant to this application.
SIGNATURE OF OWNER 6, DATE 02 ' I
L—) Questions? Call (425) 771-0220.
Revised on 8/22/12 B - Land Use Application.doc Page 1 of]
912 Puget Way
Edmonds, WA 98020
Kernen Lien
Senior Planner
City of Edmonds
Development Services Department
Edmonds, WA 98020
RECEdV,E-,D
FEB 12 26 1
DEVELOPMENT SEi191A SEC
COUNTER
Subject: The Orchard Landscape Plan modification Hand delivered February 12, 2015
On the northeast corner of the subject PRD, five Leyland Cypress trees were impinging upon overhead
power lines. (Highlighted on attached landscape plan.) A private arborist was contacted regarding
pruning the trees away from the power lines and we were advised that the PUD needed to handle this
due to the lack of clearance. They were contacted and recommended removing a row of five trees,
nearest the street. They will prune the second row, next to the fence, in keeping with appropriate
clearance requirements. Our arborist will then prune the trees to a more maintainable level.
I have attached a picture of the current situation. Once the remaining trees are removed we will have
an area of approximately 8' by 24' which we will plant with native shrubs so as not to interfere with the
overhead lines.
Specifically, we have chosen a combination of Rhododendron, Mahonia and Osmanthus. (Photos
attached.) These will be five gallon plants on 4' centers in a staggered pattern to add color and interest
in front of the remaining Leland Cypress. They will be planted when the removal and pruning is
completed.
With this application we submit a check in the amount of $250 for the landscape modification permit.
We look forward to hearing from you at your earliest convenience.
Sincerely, t
ElizabMarks
HOA President, The Orchard
The Orchard Landscape Plan Modification Submitted February 12, 2015
CURRENT VIEW
This is the subject area, looking North, up Puget Drive. Note the rockery along the left edge. This plot is
about 7' above the sidewalk. New shrubs will be staggered from retaining wall, west approximately 24'.
Plants will be to the right of the guywire.
i
The Orchard Landscape Plan Modification Submitted February 12, 2015
Rhodendron — Actual color may vary.
5 gallon plants. Anticipated height 8'.
Mahonia — 5 gallon plants provide
blooms and berries for birds. Will be
pruned to 6'.
Osmanthus — 5 gallon plants will
provide spikes of leaves and blooms.
Grows 4 to 6' tall with 6' spread.
SO MIMI It �77
---------- ------------ --
7�7
most
- to;
T
47-
tp
7-1
Of a
310
r it
17
7-
11 J�:
mi
zoo lo'l
. . . . . . . . . . .
�y
...........
cl
Umm"aWWN '11,
MYE
. �Rpz
jr, eM
%
ft
�.7
G AIR""• Afn
t
, fp
-y uiAHT
of tog iI
s;
34-6
Q�
it
A _v r., ': 1.
U
0, VO '71
T
41— Q� 4
AE
M
M
. . . . . . . .. . . .
W I
vl", "
7
'06 910
City of Edmonds ZONING RS -MP BD4
CG
1911 Rezones
RS -6
co '0
CG 2
PRD's
. . . . . . .
\vl�
40.M . . . . . . 14, 0
0 CW
71. . . . . .
........... 300 13(
RS -8
RS -10
RM -1.5 BP
M;RM-EW ::BN
C4
'1414
302 1306
'8 11
LO
00"
4.233:,
P
RS -20
M BD3 F/LA BC -EW OS
. . . . . . . . .
849,,
2
Project Site
V ...... .
. .
P U G El'
W A Y
5b
'AYFIELD
. . ..
S28
A 3,
9"M
. . . . . . . .
. .. . . .
%
ND,
. .. .... .
3,1
Z?
2
13, 29
V,
. . .
U)
. . . . . . ... . . . . . .. .
ST". PETE RsS
In
t- Y,
VIEWLAMD WM,
'84 0
"po
'907
. ... . . .. . . . . .. .
. . . . .
l\V
. . . .
Woodway )k
3/10/2015
T
'06 910
City of Edmonds ZONING RS -MP BD4
CG
1911 Rezones
RS -6
RM -3 BD5
CG 2
PRD's
121 5th Ave N
RM -2.4 �Zl, OR
0 CW
Edmonds, WA
RS -8
RS -10
RM -1.5 BP
M;RM-EW ::BN
M P 1
M MP2
98020
RS -12
BD1 [N FVMU MU
RSW-12
IIM'BD2 03,� BC
P
RS -20
M BD3 F/LA BC -EW OS
Woodway )k
3/10/2015
MEMORANDMI!
Date: March 2, 2015
To: Sean Conrad, Associate Planner
From: Jeanie McConnell, Engineering Program Manager
Subject: PLN20150010, Design Review — Landscape Modification
The Orchard — 912 Puget Way
Engineering has reviewed the design review application for the Eadie property at 115 3rd Ave
N. 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.
Thank you..
City of Edmonds