Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Ordinance No. 0575
CITYOFMEDINAORDINANCENO575ANORDINANCERELATINGTOVIEWANDSUNLIGHTOBSTRUCTIONANDPROVIDINGAMECHANISMFORPRESERVINGANDENHANCINGVIEWSANDACCESSTOSUNLIGHTTHECITYCOUNCILOFTHECITYOFMEDINAORDAINSASFOLLOWSSection1PurposeandFindinGsThisordinanceisenactedinrecognitionoftheimportanceofviewsandsunlighttopropertieswithintheCityofMedinaandtoprovideafairandstructuredmechanismforresolvingdisputesrelatingtoviewsandsunlightTheMedinaComprehensivePlanrecognizestheimportanceofviewsandaccesstosunlightaswellastheimportanceofpreservationoftreesandothervegetationThisordinanceisbaseduponthefollowingfindingswhichareadoptedbytheCityCouncilofMedinafollowingextensivestudyandpublicinputfrommultiplepublichearingsAAmongthefeaturesthatcontributetotheattractivenessandlivabilityoftheCityofMedinaareitstreesbothnativeandintroducedandtheviewsobtainedfromavarietyofelevationsthroughouttheCityBTreeswhethergrowingsinglyinwoodlandsettingsprovideawidepsychologicalandtangiblebenefitsvisitorsTreescontributetothemodifyingtemperaturesandwindsclustersorinvarietyofsignificantforbothresidentsandnaturalenvironmentbyreplenishingoxygentothe1 atmosphereandwatertothesoilcontrollingsoilerosionandprovidingwildlifehabitatTreescontributetothevisualenvironmentbyprovidingscalecolorsilhouetteandmassbycreatingvisualscreensandbufferstoseparatestructuresandbypromotingindividualprivacyTreescontributetotheeconomicenvironmentoftheCitybystabilizingpropertyvaluesandreducingtheneedforsurfacedrainagesystemsTrescontributetotheculturalenvironmentbybecominglivinglandmarksofthecityshistoryandprovidingacriticalelementofnatureinthemidstofurbandevelopmentCViewsalsoproduceavarietyofsignificantandtangiblebenefitsforbothresidentsandvisitorstotheCityViewscontributetotheeconomicenvironmentbysubstantiallyenhancingpropertyvaluesViewscontributetothevisualenvironmentbyprovidinginspiringpanoramicvistasViewsofattractivesubjectswithsignificanthorizontalexpanseaddsubstantialvaluetorealpropertySuchviewsareconsideredsignificantinaddingtothevalueofrealpropertybytheKingCountyAssessorAccesstoplentifulsunlightenhancesliveabilityandpromotesthegeneralwelfareoftheentirecommunityDTreesviewsandaccesstosunlightandthebenefitstobederivedfromeachmaycomeintoconflictTreeplantinglocationsandspeciesselectionsmayproducebothintendedbeneficialeffectsonthepropertywheretheyare plantedandunintendeddeleteriouseffectsonneighboringpropertiesTreesmayblocklightcausethegrowthofmessharborplantdiseaseretardthegrowthofgrassandinterferewiththeenjoymentofviewsandsunlightleadingtothelesseningofpropertyvaluesEWithappropriatesafeguardsrequiringconsiderationofallthefactorssetforthhereinaffectedpropertyownersrequestingvieworsunlightaccessimprovementcanbegivensubstantialreliefwithoutundulyinfringingupontherightsoftheownersofpropertiescontainingtreesFAsnorecognizedformofreliefcurrentlyexistsforpersonsdesiringtoprotectorenhanceviewsoraccesstosunlightfromtheirpropertiesitisintheinterestofthepublicwelfarehealthandsafetytoestablishstandardsfortheresolutionofviewandsunobstructionclaimsandtoestablishastructureforresolutionofsuchclaimswhichwillprovideareasonablebalancebetweenthevaluesoftreeOwnershipandviewandsunlightrelatedvaluesGWhenavieworsunlightobstructiondisputearisesthepartiesshouldactreasonablytoresolvethedisputethroughfriendlycommunicationthoughtfulnegotiationcompromiseandothertraditionalmeansThosedisputeswhicharenotresolvedthroughsuchmeansmayberesolvedbyfollowingtheproceduresestablishedhereinHItistheintentoftheCitythattheprovisionsofthisordinancereceivethoughtfulandreasonableapplication3 ItisnottheintentoftheCitytoencourageclearcuttingorsubstantialdenudingofanypropertyofitstreesbyoverzealousapplicationoftheprovisionsofthisordinanceSection2DefinitionsThedefinitionscontainedinchapter1712oftheMedinaMunicipalCodeshallapplytothisChapterexceptthatthedefinitionsofthissectionshallapplyinthecaseofanyconflictwiththedefinitionsinchapter1712AComplainantmeansacomplainingpropertyownerintheCityofMedinawhoallegesthattreeslocatedonthepropertyofanotherarecausinganunreasonableobstructionofpreexistingviewsorsunlightBOwnermeansanyindividualfirmpartnershipcorporationtrustorotherlegalentityowningpropertyintheCityofMedinaCTreemeansawoodyperennialplantwhichusuallybutnotnecessarilyhasasingletrunkandaheightoffifteenfeetormoreorhasadiameteroffiveinchesmeasuredonefootabovetherootcrownreferenceshereintotreeshallincludethepluralTreeshallincludeanyplantmaterialorshrubberyplantedorgrowinginadensecontinuouslinetwentyfeetinlengthorlongersoastoformathicketornaturallygrownfencewithanaverageheightinexcessofeightfeetDHistorictreemeansanytreewhoseageprecedestheincorporationofMedinain19554 ETreeownermeanstherecordowneroftherealpropertyonwhichatreeislocatedFViewmeansanactualorpotentialvistaGSignificantviewmeansanactualorpotentialvistaobservablefromwithinaprimarylivingorentertainingareaofaresidencewhichhasasignificanthorizontalexpanseandwhichincludesavistaofthesurfaceofLakeWashingtontheoppositeshoreofLakeWashingtonMercerIslandabridgetheOlympicorCascadeMountainsMountRainierthegolfcourseortheskylinesofSeattleorBellevueHSubstantialdeprivationofsunlightmeansthelossofasubstantialportionofdirectorindirectsunlightinaprimarylivingorentertainingareaorinasignificantportionofthecomplainantsrealpropertyIPrimarylivingorentertainingareameansanarealocatedbetweentheexteriorwallsofaresidencefromwhichaviewisobservedmostoftenbytheoccupantsrelativetootherportionsoftheresidenceThedeterminationofprimarylivingorentertainingareaistobemadeonacasebycasebasisJegrowingDenseScreeningmeanstreeswhichareplantedorcloselytogetherwhichcombinetoblockviewsorobstructaccesstosunlightKObjectiveEvaluationmeansanevaluationbaseduponthevaluesassignedtotreeownershipviewsandaccesstosunlightbyreasonablepersonsinthecommunityas6pposedto5 theviewsofindividualpartiesLWindowingmeansaformofthinningbywhichopeningsorwindowsarecreatedtorestoreviewsorsunlightSection3RightsEstablishedApersonshallhavetherighttopreserveandseekrestorationofviewsorsunlightwhichexistedatanytimesincetheypurchasedoroccupiedapropertywhensuchviewsorsunlightarefromtheprimarylivingorentertainmentareaandhavesubsequentlybeenunreasonablyobstructedbythegrowthoftreesInordertoestablishsuchrightspursuanttothisordinancethepersonmustfollowtheprocessestablishedinthisordinanceInadditiontotherightsdescribedinthissectionprivatepartieshavetherighttoseekremedialactionforimminentdangercausedbytreesAllpersonsareadvisedthattreeswhicharelocatedwithinpublicrightsofwayaregovernedbyMedinaMunicipalCodeChapter1220andthatpropertiesundergoingdevelopmentaresubjecttothetreepreservationandlandscapingrequirementsofMedinaMunicipalCodeChapter1228Section4UnreasonableObstructionProhibitedNuisanceNopersonshallplantmaintainorpermittogrowanytreewhichunreasonablyobstructstheviewfromorsunlightreachingtheprimarylivingorentertainmentareaofanyotherparcelofpropertywithintheCityofMedinaTheunreasonableobstructionofviewsorsunlightby6 uncontrolledminimumrequirementsordinanceconstitutesredressSection5ActionAMinimumgrowthormaintenanceoftreessatisfyingtheforreliefinSection5AofthisaprivatenuisancesubjecttoprivateCityGuidelinesConcerningRestorativeRequirementsNocomplainantshallbeentitledtorestorativeactionunlessthecomplainantmeetsoneofthefollowingminimumcriteria1Iftheapplicationisbasedonloss0fviewthattheclaimanthasasignificantviewasdefinedhereinorhashadasignificantviewatsometimesincepurchasingthepropertythatthetreeallegedtobeinterferingwithasignificantviewislocatedwithinthreehundredfeet300oftheexteriorwallofaprimarylivingorentertainingareafromwhichthesignificantviewcouldbeseenandthatmorethansixtypercent60ofthehorizonalexpanseofthatportionoftheviewwhichisseenoverthepropertyofthetreeownerisobscuredbytreesorstructureslocatedonthetreeownersproperty2Iftheapplicationisbasedoninterferencewithaccesstosunlightthattheclaimantsuffersfromasubstantialdeprivationofaccesstosunlightwhichhadexistedatsometimesubsequent topurchasingthepropertyandthatthetreeallegedlycausingthesubstantialdeprivationofsunlightislocatedwithinfiftyfeet50ofthecomplainantspropertylineBAdditionalElementsforConsiderationNoclaimantshallbeentitledtorestorativeactionunlesstheclaimantsvieworaccesstosunlightisunreasonablyobstructedbaseduponanobjectiveevaluationIndeterminingwhethervieworaccesstosunlightisunreasonablyobstructedthefollowingguidelineSifrelevantshallbeconsideredaTheextentoftheallegedviewobstructionexpressedaspercentagecalculatedbymeansofaorbothofthetotalviewandsurveyorbyphotographsbTheextenttowhichoneormoreoftheuniqueviewfeaturesdescribedinSection2GareobstructedcTheextenttowhichthetreecausesshadereducingaccesstosunlightdTheextenttowhichthetreeprovidesbenefitstothetreeownerorothersincludingbutnotlimitedtovisualscreeningwildlifehabitatsoilstabilityasmeasuredbysoilstructuredegreeofslopeandextentofrootsystemenergyconservationandorclimatecontroleTheextenttowhichthetreeaffects8 neighboringvegetationfThevisualqualityofthetreeincludingbutnotlimitedtospeciescharacteristicSsizeformtexturecolorvigorlocationandothertreerelatedfactorsincludingsuchitemsasindigenoustreespeciesspecimentreequalityandraretreespeciesgTheextenttowhichtheprovisionsofMMCChapter1812environmentallysensitiveareasandofMMCChapter1228treepreservationandlandscapingrequirementsduringdevelopmentmaybeinconsistentwithanyportionofthereliefrequestedhTheextenttowhichtheproposedactionmayhaveanadverseaffectonthehealthorstabilityofothertreesSection6ObiectiveCriteriatoGovernIndeterminingwhetherreliefshouldbegrantedtheobjectivecriteriasetforthinthisordinanceshallgovernUndueweightshallnotbegiventopersonalfeelingsorattachmentsofthepartyNopartyshallbeentitledtoanunobstructedviewNopartyshallbeentitledtomaintaindensescreeningthatexceedsfenceheightrestrictionsinviewcorridorsifsuchdensescreeninginterfereswithsignificantviewsSection7MethodsofReliefMethodsofreliefthatmaybegantedincludepruningthinningwindowingtopping9 orremovalofthetreeSection8LimitationsonReliefAnyreliefshallbelimitedbythefollowingstandardsANoreliefshallbegrantedunlessthereliefwillsubstantiallyimproveasignificantvieworaccesstosunlightBOnlytheleastinvasiveprocedurewhichwouldgrantreasonablereliefcanberequiredCRemovalwillnotberequiredunlesspruningortoppingwouldnotprovideadequatereliefDIfremovalortoppingarerequiredontherequestofthetreeownerthetreeshallbereplacedatthecomplainantsexpenseThereplacementtreeshallbechosenbythetreeownerfromalistoftreesestablishedbytheCitywhichwillnotcauseareoccurrenceoftheunreasonableobstructionEIfoneormoremethodsofreliefwouldprovidereasonablerelieftothecomplainantthereasonabledesiresofthetreeownershallgovernSection9LimitationsonPruningAllpruningorderedtobeperformedwillconformtothefollowinglimitationsNomorethanonethird13ofthetreecanopyshallberemovedduringanygrowingseasonBIfthetreecanopyisraisedremovalofthelowerbranchesshallnotexceedtwentyfivepercent25ofthetotaltreecanopy10 CInpruningtoreducetheheightofatreeallcutsshallbemadetostronglateralsortotheparentlimbWheneverpossiblelimbsshallbecutbacktolateralsthatareatleastonethird13thesizeoftheparentlimbDPruningshallbeevenlydistributedthroughoutatreescanopyEWhenappropriatebasedonthegenusofthetreepruningshallbeperformedonlyduringthehorticulturallyapprovedtimesFInadditiontothestandardssetforthhereinpruningshallcomplywithguidelinesforpruningestablishedbytheNationalArboristAssociationSection10ProcessforResolutionofObstructionDisputesThefollowingprocessshallbeusedintheresolutionofviewandsunlightobstructiondisputesAInitialReconciliationAcomplainantwhobelievesthattreegrowthonthepropertyofanotherhascausedunreasonableobstructionofviewsorsunlightfromaprimarylivingorentertainingareashallnotifythetreeownerinwritingofsuchconcernsNotificationshouldifpossiblebeaccompaniedbyapersonaldiscussiontoenablethecomplainantandtreeownertoattempttoreachamutuallyagreeablesolutionBMediationIftheinitialreconciliationattemptfailsthecomplainantshallproposemediationandasatimelymeanstosettletheobstructiondispute11 ACceptanceofmediationbythetreeownershallbevoluntarybutthetreeownershallhavenomorethanthirty30daysfromserviceofnoticetoeitheracceptorrejecttheofferofmediationIfmediationisacceptedthepartiesshallmutuallyagreeuponamediatorwithinten10daysItisrecommendedthattheservicesofaprofessionallytrainedmediatorbeemployedMediationmaybearrangedthroughtheSeattleKingcountyAlternateDisputeResolutionCenterThemediationmeetingmaybeinformalThemediationprocessmayincludethehearingoftheviewpointsoflayorexpertwitnessesandshallincludeasitevisittothepropertiesofthecomplainantandthetreeownerThepartiesareencouragedtocontactimmediateneighborsandsolicitinputThemediatorshallconsiderthepurposesandpoliciessetforthinthisordinanceinattemptingtohelpresolvethedisputeThemediatorShallnothavethepowertoissuebindingordersforrestorativeactionbutshallstrivetoenablethepartiestoresolvetheirdisputebywrittenagreementinordertoeliminatetheneedforbindingarbitrationorlitigationSection11TreeClaimPreparationIntheeventthattheinitialreconciliationprocessfailsandmediationeitherisdeclinedbythetreeownerorfailsthecomplainantmustprepareatreeciaimandprovideacopytothetreeownerinordertopursueeitherbindingarbitrationorlitigationunder12 theauthorityestablishedbythisordinanceAtreeclaimshallconsistofallofthefollowing1AdescriptionofthenatureandextentoftheallegedobstructionincludingpertinentandcorroboratingphysicalevidenceEvidencemayincludebutisnotlimitedtophotographicprintsnegativesorslidesEvidenceofthedateofpropertyacquisitionbythecomplainantmustbeincluded2Thelocationofalltreesallegedtocausetheobstructiontheaddressofthepropertyuponwhichthetreesarelocatednameandaddress3EvidencereconciliationtocomplainantmustandthepresenttreeownersofthefailureofinitialresolvethedisputeTheprovideevidencethatwrittenattemptsatreconciliationhavebeenmadeandhavefailedEvidencemayincludebutisnotlimitedtocopiesofandreceiptsforcertifiedorregisteredmailcorrespondence4Evidencethatmediationhasbeenattemptedandhasfailedorhasbeendeclinedbythetreeowner5ThespecificrestorativeactionsproposedbythecomplainanttoresolvetheunreasonableobstructionSection12BindinArbitrationInthosecaseswhere13 theinitialreconciliationprocessfailsandwheremediationisdeclinedbythetreeownerorhasfailedthecomplainantmustofferinwritingtosubmitthedisputetobindingarbitrationandthetreeownermayelectbindingarbitrationThetreeownershallhavethirty30daysfromserviceofnoticetoacceptorrejectbindingarbitrationIfacceptedthepartiesshallagreeonaspecificarbitratorwithintwentyone21daysandshallindicatesuchagreementinwritingThearbitratorshallusetheprovisionsofthisordinancetoreachafairresolutionofthedisputeandshallsubmitacompletewrittenreporttothecomplainantandthetreeownerThereportshallincludethearbitratorsfindingswithrespecttoSections5Aand5BofthisordinanceapertinentlistofallmandatedrestorativeactionswithanyappropriateconditionsconcerningsuchactionsandaschedulebywhichthemandatesmustbecompletedAcopyofthearbitratorsreportshallbefiledwiththeCityClerkAnydecisionofthearbitratormaybeenforcedbycivilactionSection13LitigationInthosecaseswherebindingarbitrationisdeclinedbythetreeownerthencivilactionmaybepursuedbythecomplainantforresolutionofthevieworsunlightobstructiondisputeundertheprovisionsandguidelinessetforthinthisordinanceThecomplainantmuststateinthelawsuitthatmediationandarbitrationwereofferedandnotacceptedAcopyofany14 finalresolutionCityClerkSection14ofthelitigationshallbefiledwiththeApportionmentofcostsAMediationandArbitrationThecomplainantandtreeownershalleachpayfiftypercent50ofmediationorarbitrationfeesunlesstheyagreeotherwiseorallowthemediatororarbitratordiscretiontoallocatecostsBRestorativeActionThecostsofrestorativeactionshallbedeterminedbymutualagreementorthroughmediationarbitrationcourtdecisionorsettlementSection15LimitationThisordinanceshallnotbeconstruedtoaffectobligationsimposedbyeasementcovenantsoragreementsSection16ApplicationAThisordinanceshallnotapplytotreeslocatedonpropertyownedbytheCitynotincludingrightsofwayIndividualswhoareadverselyeffectedbytreeslocatedonpropertyownedbytheCitymayapproachtheCityParkBoardforrequestedreliefThepotentialforobstructionofviewsorsubstantialobstructionofsunlightshallbeconsideredbytheCitywhenplantingtreesonpropertyownedbytheCityBThisordinanceshallnotapplytotreeslocatedwithinCityrightsofwaywhichtreesshallcontinuetobesubjecttotherequirementsofMMCChapter1220CThisordinanceshallnotapplytohistorictreesSection17EffectiveDate15 Thisordinanceshalltakeeffectfive5daysafteritspublicationorthepublicationofasummaryofitsintentandcontentsApprovedastoformKirkRWnesclyAGrneyAttestFiledwithCityClerkPublishedEffectiveDate16