Attachment 6 - Amended LMP Final 6-18-21Point Edwards Landscape Management Plan 2020/2021
Submitted Draft: October 25, 2020
Supplemented for June 18, 2021 Submittal
Justina Kraus; ISA Certified Arborist; justina.champtreecare&amail.com
Champion Tree Care, LLC
And: Bel Johnson, Point Edwards Landscape Manager
93 Pine St. Edmonds, WA. 98020
Site Contact: Bel Johnson; bel(&,pointedwardshoa.com
Point Edwards Landscape Management Plan
The intent of this document is that it be a perpetual, but adaptable landscape management
plan held in agreement between the Point Edwards Owners Association (PEOA) and the City of
Edmonds (COE). The following plan will describe past, present, and future landscape
management methods. The goal of this outline is to allow routine management to be carried out
by PEOA staff well into the future. The PEOA landscape is currently managed and overseen by
Bel Johnson and her team. This document has been drafted in conjunction with the PEOA
landscape management team and Justina Kraus, Consulting Arborist at Champion Tree Care,
LLC.
The Point Edwards (PE) development process began in 2002. Unfortunately, at that time,
the developer (Triad Development/PT. Edwards LLC) authorized clearcutting in direct violation
with a development plan already approved with COE. These actions received financial penalties
and required a new plan to be drafted. In 2004, an approved revegetation plan for the west slope
was installed and monitoring reports were routinely sent to COE for approximately three years.
The PE Landscape Team confirms our clear intent to artfully prune, evenly trim, sometimes
transplant shrubs and/or trees that have grown and evolved since installation 15 years ago.
The replanted west slope and upper terrace along the north slope is based on the legacy
created by Consulting Arborist David Reich. He was the consultant on the development project
and created both the plan that was violated as well as the mitigation replanting plan in 2004. The
PE landscape has been managed in the interim using the original guidelines outlined by David
Reich's reports. This document will merge all that information together into one current record,
as well as identify some challenges and changes to methods needed to increase rates of success
for the future landscape.
The PEOA grounds are attractive, well -maintained, and managed for multiple benefits
such as seasonal variation, slope stability, wildlife habitat, and view corridors. The entire PE
complex is about 20 acres. Though the landscape is continuous, it has been designated as three
different management areas (see Picture 1). The formal grounds surround the buildings and
pathways, the west slope is located below buildings 31, 41, and 51 from the property line with
Woodway to below building 51, where the slope curves facing north (TRA Map L106 and part
of L105), and the north slope is located beginning below building 51 and running to the
Maintenance Office and Pine Street (Part of TRA Map L105, and TRA Maps L104, L103 and
L 102).
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Picture 1. Point Edwards had been designated into three landscape sections, simply for management
purposes, and reference. The formal grounds surround the buildings, roads and walkways while the west
slope is from the property line below building 31 running north to below building 51. The slope curves
under building 51 towards the north. The north slope runs from under building 51 to Pine Street and the
Maintenance Office (blue dot). The change from west slope to north slope is clear on the TRA Maps but
is approximate here and not to scale.
1. Formal Grounds
The formal grounds were designed and installed in conjunction with the buildings. The
plan for the formal grounds was not changed by the cutting violation during development. The
formal grounds require maintenance all year round to keep everything in order throughout the
seasons. The current landscape design still adheres to the original installation.
Work tasks vary based on the current season and get repeated annually. General tasks for
the formal grounds include deicing walkways, blowing and collecting leaves and debris,
weeding, replacing any dead or diseased plants, mowing and edging, changing out annual color
spots and bulbs, transplanting shrubs and perennials, pruning trees and shrubs, and shearing
hedges.
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Point Edwards Landscape Team would like to maintain the formal grounds as follows:
• Adhere to the original design as originally approved, installed and expected.
Trees, shrubs, perennials, or annuals may be replaced, removed, or divided with
some or all being relocated when necessary for the health of surrounding plants
and to match the overall look of the adjacent landscape.
• The "lush" and full appearance will be maintained through replanting and
renovation as plantings evolve. Like or similar plants may replace original
plantings.
If a tree dies, it will be replaced at a 1:1 ratio though it may not be the same
species or placed in, exactly, the same location as the one that failed. The new
plants should be installed in the best place, rather than be an exact replacement.
Shrubs, perennials, groundcovers, and turf will be trimmed and fertilized as
needed to keep a lush, attractive, and healthy plant community.
• Trees, shrubs, and hedges shall be trimmed and shaped to frame rather than
impede view corridors and to allow ample clearance along walkways and roads.
• Continue managing these grounds with our current strategy of minimal chemical
use, and using natural pest control methods, like vinegar and hot cayenne pepper
powder instead of harsh chemicals.
• There have been no instances of WDFW regulated wildlife species ever using the
ornamental plantings near buildings of the formal grounds. Nonetheless, work on
the formal grounds will be done using handheld equipment, and an eye out for
wildlife.
• A formal landscape requires more maintenance than a wild one. The formal
grounds need to have pruning of small trees, shearing of small shrubs, and debris
clean-up all year round because of seasonal changes, and maintenance needs.
• The management team will use the lowest -impact, best management action when
performing work, and will monitor for use by wildlife to determine the best
possible methods for wildlife.
2. West Slope
The west slope is shown on TRA Maps L106 and on L105 and is designated by map
locations W1, where the west slope ends, and El, where the north slope begins. West slope is
designated by W map locations, while for the north slope an E is used. The aspect of the west slope
roughly faces west from the property line with Woodway down to the railroad tracks and then
veers to share a property line with Chevron Corporation. The property line then runs from west to
north until the slope changes direction facing north. The management areas switch from the west
slope to the north slope on TRA Map L105. The west slope starts at the same level as the lawn,
west of buildings 31 and 41, and extends across 570-feet. The elevation south of Building 51 is
110 feet then drops down to sea level. The slope decreases from 110 feet to 60-feet in elevation. It
is terraced between the 60- and 40-foot elevations, then drops to the toe. The slope is classified as
an erosion and landslide hazard area with much of the west slope 40% and greater.
The west slope was successfully replanted in 2004 after it had been clear cut. Most of the
species chosen and installed grow and thrive. Hardy ferns, ocean spray (Holodiscus discolor), and
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native roses (Rosa species) have done well. The salal (Gaultheria shallon) has spread nicely but
the mahonia (Mahonia nervosa) has not done well in areas with the most sun exposure. The
serviceberry (Amelanchier alnifolia) has essentially all died out in tree and shrub forms. The
twinberry honeysuckle and rambling rose have become invasive and should not be used in the
future. Non-native invasive species, Himalayan blackberry (Rubus armeniacus) and Scots broom
(Cytisus scoparius) are managed using handheld tools but because the roots are not dug out or the
plants chemically treated, the invasives persist on the slope.
The PEOA would like to maintain the west slope as follows:
• Only trees within PEOA property boundaries or impacting fence lines will be maintained.
Pruning will be done at least every other year in accordance with COE defined exempt
activities to perform normal maintenance of vegetation.
• All trees and shrubs along property line boundaries, especially near the railroad tracks
will be surveyed by an ISA Certified Arborist that is also TRAQ (Tree Risk Assessment
Qualified) every 2-4 years. They should identify issues to fence lines as well as to locate
any visually apparent tree/shrub problems or potential hazards along the property lines.
They will submit a brief written summary to the PEOA Landscape Team. PEOA will
send a memo with any new information to the COE planner. If needed, a report would be
prepared and submitted if any recommendations for mitigation included non-exempt tree
work activities.
• All cuttings are to be left diced up on the slope. It needs to be cut to lay flat so that the
material does not smother living plants or have any potential to move or cause slope
erosion. The exception is Himalayan blackberry, thistle (Circium arvense), and Scots
broom woody debris should be removed from the slope as much as possible. Cuttings of
Himalayan blackberry can root themselves and Scots broom makes seeds that can live in
the soil for decades awaiting the right germination conditions.
• Scots pine (Pinus sylvestris), Shore pines (Pinus contorta) and vine maples (Acer
circinatum) were planted along the top, mid, and lower portions of both slopes (west and
north). They are small trees, ranging from 10- to 30-ft, in height depending on their
location, species form, overall growth, and ability to establish. PEOA will maintain the
trees through pruning by using known Japanese garden methods for height reduction
pruning, (which is not the same as topping) plus crown thinning and shaping to manage
the heights, and forms into perpetuity. Please note that February 2019 had extreme snow
events. In Feb 2019, several pines that had never been pruned fell over or lost branches
because they caught and held snow. The roots could not support the canopy that held the
extra weight. Whole tree failures, like this, could cause soil exposure, change the water
holding capacity, and/or lead to soil erosion with soil sloughing.
• Top of slope at 110-ft elevation down to the 60-ft line will be annually trimmed to keep
the invasive species population low, to keep plant sizes smaller so that the routine
maintenance pruning cuts are small and so work can be done from the ground using
handheld tools.
• From the 60-ft elevation, down to the toe of the slope, plants will be trimmed every year,
to knock back the invasive species, keep trees and shrubs shorter than the 110-ft elevation
marker and prune using ISA Certified Arborists and rope and saddle tree climbing
techniques to trim and shape trees.
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• Volunteer trees less than 4" diameter at breast height (DBH) may be removed and if so,
the woody debris is to be left diced up to lay flat on the slope. Some volunteer trees may
be left if the right species lands in the right place (for example, native willows (Salix
species) are very desirable because of shape and water use).
• Many of the trees removed in 2002 have been managed as coppiced, resprouting stumps.
The stumps are still alive, needing to be managed, with living roots and other plants have
filled in around them on the slopes. The stumps are decaying even as they sprout, which
slowly releases nutrients. The species that were coppiced and are still alive are big leaf
maple (Acer macrophyllum), red alder (Alnus rubra), bitter cherry (Prunus emarginata),
Sitka willow (Salix sitchensis), and black cottonwood (Populus trichocarpa). The
remnant stumps will be maintained depending on their elevation on the slope. Coppiced
trees will generally be maintained either as low uniform shrubs or by pruning out 30% of
the oldest largest sprouts when they are less than 4" and leaving the smaller and younger
new sprouts to keep the tree in a juvenile state rather than allow its structure to mature.
This method was outlined in Consulting Arborist David Reich COE approved 2002-2004
reports. Even prior to the developer's permit violation, some cutting had been approved
to take place and the retained stumps were to be treated using this method.
• Volunteer plants, plants excessively reproducing or spreading, or plants not doing well,
may be transplanted, or replaced if the small amount of disturbed soil were kept small,
and less than 100-sq ft. These small patches, during this activity, would be covered with
mulch to ensure no exposed soil remains once activities are completed.
• PEOA would like to be able to replace any plants or trees that die with a like or similar
species (for example no more amelanchier should be used on the west slope, they are not
aggressive and die out from encroachment). If an area of dieback is larger than 100-sq ft.,
the COE will be notified with a proposed mitigation plan for COE to approve.
• Trees will be pruned to reduce encroachment and done in a manner that will benefit the
desirable species.
• PEOA would like to maintain deciduous trees below the 60-ft elevation as trees that stay
about 50-ft tall, or near the height of the top of the slope. Rather than topping the trees,
the plan would be to reduce the height on a fairly regular schedule (every 1-3 years) by
using drop crotch style pruning back to strong side growing lateral branches and
repeating so the cuts and amount pruned do not exceed 25% for any single pruning event.
Pruning would have to be done using tree climbing ISA Certified Arborists with rope and
saddle using handheld battery, or gas -powered tools.
• Shore pine (Pinus contorta) and Scots pine (Pinus sylvestris) should be pruned using
similar methods as the deciduous trees and be maintained in a Japanese Garden pruning
style to keep the size and structure the same year after year once the structure is
established in the first two pruning cycles. Pine trees are conducive to these methods (or
bonsai methods) because the new growth emerges in bundles of needles that can be
trimmed off to shorten the amount of growth the tree will expand each year.
• Larger conifer trees should not be pruned like deciduous trees or the pine trees. The
western red cedar (Thuja plicata), western hemlock (Tsuga heterophylla) and Douglas -fir
(Pseudotsuga menziesii) should have windowing, canopy thinning and selective branch
pruning back to the trunk or end weight reduction back to living lateral branches. PEOA
would like the ability to manage all the trees on the west slope at some point in the future
even though it may not be needed presently. Please allow PE to prune the coniferous
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trees, so the canopies may be managed with proper pruning techniques. A pruning plan
for the conifers could be the selective removal of branches and shortening long branches
so the tree remains green, and tree shaped, but frames and maintains view corridors.
Pruning should be done to reduce risk, not create more.
A tree inventory database could be created for the west slope to complete the inventory
database in place on the north slope. That inventory would then be described under the
north slope information below. A tree inventory is a numerical database cataloging stands
of trees. An inventory would include map location, slope location and/or elevation, tree
species, tree size, longevity and/or hazard potential, and any management action and/or
timing.
Pruning and trimming work will be done in the spring and in the fall though not be
performed during the wettest times of those seasons (precipitation patterns annually
vary). Work should not be done during the hottest and driest summer months when
trimming could cause dieback due to dry air desiccation of fresh cuts. Also work would
not be performed in the wettest periods in winter to avoid disturbing highly saturated
soils on the slope. Work should also not be done in the frozen months because trimming
could cause dieback from desiccation due to lack of water movement within the plants.
The COE is notified when the repeating work takes place on the slope by an email from
Bel Johnson to Kernen Lien. No cutting of trees outside of the established routine
maintenance takes place. However, in the future, if site conditions change, and a change
to the cutting of the west slope trees was thought necessary, then a Wildlife Biologist will
be retained to assess the project area. PE would share the arboricultural reasoning, and
biologist report with COE to comply with procedures and regulations. This would only be
in order to get work deemed necessary done, in the future. The timing for routine
maintenance work during the nesting season has been guided by Raedeke Associates, Inc.
PE will maintain compliance with all recommended guidance regarding the management
of regulated wildlife species: (1) any observed nests are to be left undisturbed (2) work
only involves pruning, or maintenance work with hand tools and no large machinery is
used and (3) no significant trees or excessive portions of trees are removed during this
time on the north or west slopes.
No heron, eagles or other raptors were found at, or to be using, the project site based on a
March 25, 2021, technical memorandum by Raedeke Associates, Inc. If any invasive
species removal work must take place during the nesting season, hand-held or battery -
operated tools will be used by a small crew of a few workers to reduce the noise and
possible disturbance.
If any regulated species, such as blue herons or bald eagles are observed by a reputable
and identifiable source making use of trees on the PE complex, then a Wildlife Biologist
will be consulted before any work would take place. The COE will be notified to be sure
PE maintains communication and complies with all regulations and procedures.
If any extreme storm events happen, the trees may need to be reassessed for preservation
potential by an ISA Certified Arborist and Tree Risk Assessor. If any regulated wildlife
species begin to use any portion of the PE landscape, then a Wildlife Biologist will need
to be retained to determine site use and occupancy, and make management
recommendations.
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3. North Slope
The change from the west slope to the north slope is shown on TRA Map L105 and is
designated by map locations W1, where the west slope ends, and E1, where the north slope
begins. West slope is designated by W map locations, while for the north slope an E is used. The
north slope is mapped on four TRA Maps; L105, L104, L103, L102. The north slope begins
below the southwest corner of building 51 and extends across about 1,600-feet to the
Maintenance Office driveway and Pine Street. The elevation at the top of the north slope is
approximately 70-feet elevation. The elevation decreases from that highest point and drops to the
property line at about 30-ft elevation in some areas, and in other areas it drops to about 0 to 10-ft
elevation, or sea level. The north slope is managed differently and as a separate landscape area
from the west slope for a few reasons:
1. The north slope was not completely replanted during development. An application to
improve the plant species diversity and to allow pruning, Permit Type III -A; Design Review for
Vegetation Modifications on a Geologically Sensitive Critical Slope, is being submitted.
2. The north slope is not as steep as the west slope; a large percentage of the north slope
is not greater than 15%. This means that there are grassy patches that are easy to maintain
between the shrubs and trees using hand-held equipment from the ground. There is space
between plantings, in much of this area, because it is grassy.
3. Another difference, between the north and the west slopes, is the north has an
engineered water -holding pond with a requirement to keep the fence line cleared and is dredged
periodically to maintain water holding capacity. There is a small but steep area of the landscape
between building 51 and the detention pond that needs to be addressed for slope stability and
invasive species eradication that is proposed for improvements in the 2020 Permit Type III -A
application.
4. A fourth change is humans walking on footpaths are encouraged to access this slope.
The paved public walking paths run at the 60-ft elevation, from the maintenance area with
offshoot -paths connecting the formal grounds with the wide level path on the north slope that
runs to below the detention pond.
5. A fifth difference is that a remnant structure exists at the toe of the north slope near the
property line with Chevron. It is a cement roofless floor with one wall, covered in English Ivy, a
legacy of the land use prior to PE development.
6. The final difference is a detailed tree inventory has been installed on the north slope to
facilitate landscape maintenance planning and a permit to change the landscape and then
maintain it according to COE exempt landscape activities. Fall 2020, a Permit Type III -A;
Design Review for Vegetation Modifications on a Geologically Sensitive Critical Slope has been
submitted.
The permit has been supplemented to include recommendations by Raedeke Associates, Inc.
and to include the data from Citizen Scientists Scott Markowitz. Large healthy red alders have
been retained, and more wildlife snags will be created to retain standing wood for keystone
species like Downy Woodpeckers.
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The actions of that plan are summarized below. The landscape change, from one plant
community to another, will perform the following:
• Removals (cut down and leave dead stump): 45 trees
• Coppicing (cut down but leave stump expected to resprout): 28 trees
• Snagging (living and dead wildlife snags): 24 trees
• Pruning (selective trimming of branches to change tree's shape): 78 trees
• Pruned previously and may need small amount of pruning again: 37 trees
• No Action, just requires monitoring: 47 trees
• Plant new community with 462 plants: 45 trees, 201 shrubs, 90 ferns, 126
groundcovers
Monitor and report to COE after project completion for 5-years. There are actually 260 trees
in the north slope inventory because tree #42 is dead and laying on the ground but it has been
included in the inventory.
• Removals:35
• Coppicing:22
• Snagging:31
• Pruning:80
• No Action just Monitor: 89
• Replanting: Same numbers but will be native species (including varieties and cultivars)
not introduced ornamentals.
PEOA would like to manage the north slope as follows:
PE wants to work with the COE on landscape improvements to maintain slope stability and
create a diverse, species rich plant community managed into perpetuity.
Only trees within PEOA property boundaries will be managed unless a tree needs to be
cut at the property line, if damaging fence lines. Property line clearance pruning will be
done at least every year in accordance with COE defined normal maintenance of
vegetation.
All trees and shrubs along property line boundaries will be surveyed by an ISA Certified
Arborist that is also TRAQ (Tree Risk Assessment Qualified every 3-5 years. An arborist
should identify, document, and report any issues to fence lines and/or targets on adjacent
property. The arborist will also provide recommendations to mitigate the documented
problems or potential hazards along the property lines to the PEOA Landscape
Management Team. PEOA would then share the results with the COE planner and
discuss any recommendations for mitigation. COE and PEOA would also plan to work
together to have the problems/hazards corrected or reduced.
All cuttings will be left diced up on the slope if the material does not smother living
plants or have any potential to move or cause slope erosion. All material from Himalayan
blackberry, Scots broom and English ivy (Hedera helix) woody debris should be removed
from the slope or piled and covered with a tarp until it can be removed. Cuttings of
Himalayan blackberry can root themselves and Scots broom makes seeds that can live in
the soil for years awaiting the right germination conditions. Just a small stem section
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even without leaves of English Ivy can root itself. English holly (Ilex aquifolium)
especially any female trees with berries will also be removed from the slope.
All tree and shrub branches and trimmings will be left diced up on the slope to lay flat
unless it could smother existing plants or prevent new plants from being installed. If
debris must be removed, then it should be turned into wood chips and left onsite to be
used as mulch. Only hand labor and handheld tools will be used on the slope.
The landscape change application will allow PEOA to manage the areas of red alder
regrowth by removing some trees and creating wildlife snags in others, to open the space
to replanting with a mixture of species. Some of the successful species from the west
slope will be used along with any lessons learned about known methods that will increase
slope stability. The slope is always paramount, but the plan will also improve wildlife
forage and habitat opportunities by increasing the overall numbers of plants and
increasing the diversity of plant species. The thicket of volunteer red alders has become a
monoculture, shading out any understory plants except English ivy, and causing
encroachment damage on the long-term trees and shrubs planted intentionally.
Some of the largest, healthiest red alders will be retained to preserve the red alder habitat
functions of nitrogen fixation and soil retention. Any trees with nesting structures will
have the management action changed to retained and monitored. One red alder tree with a
remnant nest that showed no evidence of being active during 2021 field investigations
was found in the project site by Wildlife Biologist Andrew Rossi. Tree #179 will be
retained and monitored.
Scots pine, shore pines and vine maples were planted along the top, mid, and lower
portions of both slopes (west and north). They are small trees, ranging from 10- to 30-ft
in height depending on their location, species form, overall growth and ability to
establish. PEOA will maintain the trees through fine pruning by using known methods
for long-term canopy management. Please recall that in February 2019, Edmonds had an
extreme snow event. In Feb 2019, several pines that had never been pruned fell over,
and/or lost branches because they caught and held snow that the center of gravity could
not support. The extra weight caused three unpruned pine trees to fall over. Whole tree
failures can cause soil exposure leading to soil erosion, or sloughing, and are not
desirable on a slope.
The detention pond is maintained annually so that the fence line is kept clear of volunteer
plants. The pond is maintained so that only cattails can grow but that the drain is clear,
not blocked by plants or debris. No change to the ongoing maintenance protocols and
schedule is proposed. The pond has become a naturalized feature used by avian wildlife
including individual blue herons. No change to the maintenance is proposed.
The timing for routine maintenance work during the nesting season has been guided by
Raedeke Associates, Inc. PE will maintain compliance with all recommended guidance
regarding the management of regulated wildlife species: (1) any observed nests are to be
left undisturbed (2) work only involves pruning, or maintenance work with hand tools
and no large machinery is used and (3) no significant trees or excessive portions of trees
are removed during this time on the north or west slopes.
No heron, eagles or other raptors were found at, or to be using, the project site based on a
March 25, 2021, technical memorandum by Raedeke Associates, Inc. If any invasive
species removal work must take place during the nesting season, hand-held or battery -
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operated tools will be used by a small crew of a few workers to reduce the noise and
possible disturbance.
If any regulated species, such as blue herons or bald eagles are observed by a reputable and
identifiable source making use of trees on the PE complex, then a Wildlife Biologist will be
consulted before any work would take place. The COE will be notified to be sure PE maintains
communication and complies with all regulations and procedures. If any extreme storm events
happen, the trees may need to be reassessed for preservation potential by an ISA Certified
Arborist and Tree Risk Assessor. If any regulated wildlife species begin to use any portion of the
PE landscape, then a Wildlife Biologist will need to be retained to determine site use and
occupancy, and make management recommendations.
PEOA Landscape: Future
We have identified six goals to constantly work toward every day, because by doing so
we can positively influence and create a sustainable landscape into perpetuity. Maintaining slope
stability and integrity into the future is primary. Secondary and tertiary goals include improving
the landscape diversity and maintaining view corridors from public viewpoints. Using best
management practices and industry standards while building a relationship of trust between COE
and PE are the fourth and fifth goals, respectively. Finally, to preserve and maintain future use of
site benefits, action needs to take place now. The final goal is to use foresight to increase
landscape benefits now and into the future. A seventh goal is to be a good caretaker of the land,
for the benefit of current and future generations of people and wildlife. The quality of wildlife
habitat at PE will be preserved and enhanced through thoughtful management.
Please accept this document as a management guide by which PEOA will manage the
formal grounds and both slopes. PEOA wishes to be transparent about landscape management
and continue a positive working relationship. The developer that changed the site is no longer
involved, and now Point Edwards is made up of property owners that pay city and state property
taxes.
We hope this document can be adaptable. If unforeseen site conditions arise, new
legislation passed, or unexpected natural circumstances occur, then this document should be
reviewed, and the necessary item(s) updated at that time. After updating, then this document
should be re -confirmed by both parties, as needed, depending on the situation.
In the event nothing unexpected or unusual happens, then a formal update should be done
every 8-10 years. The update would summarize the projects and maintenance that has been
completed including successes and any problems. Depending on the amount of new information
to be added, or if major landscape changes happen, shorter intervals could be considered. For
example, fall 2020, a north slope permit has been applied to the COE and if accepted will take
approximately 3 years to complete, then be monitored for 5 years. PEOA and COE will be in
frequent contact during this eight -year period. We recommend an update to the LMP after this 8-
year period is over, but before 10 years passes. Ten years is a reasonable increment of time to
add an update to the LMP, since decadal changes can have significant differences in temperature
and precipitation. Plus, there are likely to be some updates/changes to ordinances and
regulations.
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Future possible issues as forecast from 2020 include the following:
Some of the 2004 planted conifers are growing too close together and are keeping
sunlight from penetrating the forest floor and causing significant dieback amongst any
slower growing trees. PEOA expects to create and submit a redesign plan, within five to
ten years, to use known forestry thinning practices by selective tree removal and low
branch pruning with understory replanting in areas on TRA L105 and TRA L106.
Someday the adjacent Chevron property may have another owner and could even be
developed. In the past, it had been hoped to work with the adjacent property to develop a
shared plan decreasing the number of red alders and increasing plant diversity through
replanting. Any future use, of the adjacent property, may impact the PE landscape and/or
necessitate changes, or adaptions, to the management of the shared fence line.
If any extreme storm events happen, the trees will need to be reassessed for preservation
potential by an ISA Certified Arborist and Tree Risk Assessor. If any regulated wildlife
species begin to use any portion of the PE landscape, then a Wildlife Biologist will need
to be retained to determine site use and occupancy and make management
recommendations.
Goals:
PEOA has many goals upheld by the owners, managers and caretakers. Always maintain
slope stability, to avoid landslides of any size, by using techniques shown to be ecologically low
impact. This includes employing best available science and using established management
practices for any work, as the situation requires. Eradication of invasive and noxious weeds, for
those species as described on the Snohomish County Noxious Weeds website
(https://snohomishcountMa.gov/722/Noxious-Weeds). Improvement of the community ecology
through individual pruning and diversity of plants' structure and composition. Reduce
stormwater runoff by improving the interception and retention of precipitation using tree and
shrub canopies. Protect the unique and special Edmonds viewshed that includes the Olympic
Mountains, Puget Sound Waters, Washington State Department of Transportation Ferry System,
and Marsh, to maintain the vistas for the benefit of future users.
Definitions and Best Management Practice Methods:
Cuttings and plant debris from all tree and shrub work on the slopes will be diced up and
left on the slope except if doing so would present an erosion or slope stability problem. Because
problems from leaving debris are not highly likely, it can be assumed that all coarse woody
debris will be cut and scattered on the slope. No debris will be left to lay in the formal grounds
unless it is intentionally being used as decoration or mulch.
Coarse Woody Debris is not size dependent but rather any material from leaves to woody
stems from plants that falls naturally or is produced by tree trimming work. CWD improves soil
structure and composition along with releasing nutrients slowly through time by sheltering and
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shading the soil and slowing rain and water movement. Nutrients bound in the material are
slowly leached into the soil profile and made available to adjacent plants through decomposition.
Living plants can be smothered by excessive amounts of CWD and so care will be taken to dice
up the debris and scatter it between plants.
Tree and shrub work will be done using hand pruners, hand saws, lopping shears, and
small power tools like chainsaws or pole pruners. PE is required to ensure that persons doing the
work have the proper training and expertise to use the correct tool for the situation.
Consideration of personal safety of employees and reasonable use of suitable equipment will
improve the ability of PE employees to perform proper pruning and tree care activities.
Tree pruning will be done to the American National Standards Institute (ANSI) A300
Standards, and/or by an ISA and TRAQ Certified Arborist, and/or will be overseen by the PEOA
Landscape Manager to meet known COE expectations.
Tree topping is the canopy removal of a tree back to a certain height using heading cuts
regardless of lateral branches and tree species age, health, or form.
Height reduction pruning is not necessarily the same as topping. Instead, it is intentional
pruning to reduce height and shape on deciduous tree species using knowledge of the given tree
species wood strength, mature growth form, and the age and health of the tree. Primarily it
requires the desired goal be defined and realistic, and it is not appropriate to perform on single -
trunk conifer species.
Point Edwards is approved for Exemption under ECDC 23.40.230 which is the "Normal
maintenance of vegetation" on a critical slope. This means removal of shrubs/nonwoody
vegetation and trees (less than four -inch diameter at breast height) that occur at least every other
year. Maintenance also may include repeated tree topping if that has been previously approved
by the City in the past five years. Exemption Letter remains in perpetuity in the City of Edmonds
files.
Benchmark Heights are those heights established based on the species, location and
health. The heights are established when the plant is as young as possible, so the pruning cuts are
as small as possible. Then every 1-3 years the pruning is repeated back to the same shape or
benchmark height.
Timeline: Past, Present and Future
Prior to 2001: Unocal Tank Farm
2002 — 2004: Site was approved for development with an established slope maintenance
program. However, the Point Edwards Developer cut all existing trees regardless of
elevation or position on slope, effectively not following the approved plan. After
negotiations and settlement with the City of Edmonds, the original revegetation plan was
modified, an approved plan was installed, and monitoring began.
2005 - 2008: Monitoring reports were sent to COE to fulfill the 2004 agreements with the
COE. Maintenance work becomes necessary right away at large complexes to manage the
various landscape zones. The work for the formal grounds includes blowing and clearing
leaves, maintaining and edging areas of turf, pruning ornamental plantings, shearing and
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trimming hedges, changing out seasonal color in large pots at public viewpoints. The
replanted West slope work included removing blackberry, keeping small foot paths open
and trimming shrubs and trees at the top of the slope. The north slope and retention pond
were both weed whacked to keep paths open and edged, the maintenance road to pond
clear and blackberry was removed.
2009 - 2012: The maintenance routine for all landscape areas was established after the
2004 agreement with COE continued to be followed until work on the north and west
slopes were halted by COE in August 2012. The COE allowed some routine maintenance
to occur while waiting for an updated Landscape Management Plan and Operating
Agreement.
• 2013 — 2014: Ongoing maintenance to the formal grounds. No pruning on the west slope.
North slope had paths maintained and invasive plants removed.
• 2015 - 2019: Ongoing maintenance to the formal grounds goes on all year round. Work
resumed on the west slope consisting of invasive blackberry removal, maintaining the
small footpaths, installing elevation markers, and trimming trees and shrubs installed or
modified during the 2004 agreement. The west slope work has, and will, continue to be
worked on by an outside tree care company with a crew of three to four people using
handheld tools.
• 2020: Updated Landscape Management Plan submitted to the COE along with a design
review for landscape modification on the north slope. Begin north slope project Phase I.
Continue formal grounds maintenance. A crew will perform less than five days of
trimming to the west slope, with days in the spring or in the fall. Work through north
slope Phase I, while maintaining the pathways, maintaining the detention pond, and
removing invasive species.2021: Continue formal grounds maintenance. On the west
slope, about two -three days of trimming to trees and shrubs and two to three to remove
invasive species while maintaining small foot paths and elevation markers. Complete
permit process and begin implementing Phase I removals, coppicing, wildlife snagging
and pruning two big leaf maples. Send monthly memos to COE regarding progress.
• 2021: Retain Wildlife Biologist and incorporate his recommendations, Citizen Science
data, and Public Comments into Permit and LMP to improve management for wildlife
benefits. Per Raedeke Associates for 2021, based on our on -site observations, there is no
evidence of nesting on site by herons, eagles, or other raptors. It is these species that are
most relevant to the March — September breeding season. We would expect most
songbirds to fledge by late July, so trimming needing to be done then or in August -
September would have less impact on most of these species. Phase I work could begin in
October 2021.
• 2022: Continue formal grounds maintenance. On the west slope, about two to three days
of trimming to trees and shrubs, and two to three days to remove invasive species while
maintaining small foot paths and elevation markers. On the north slope, complete Phase I,
potentially begin and complete Phase II pruning. Planting for Phase III will then follow.
Regular project updates will be submitted. Ongoing maintenance to remove invasive
species, weed whack grass and maintain pathways will be performed.
• 2023: Continue formal grounds maintenance. On the west slope, about three days of
trimming to trees and shrubs and three days to remove invasive species while maintaining
small foot paths and elevation markers. On the north slope, complete Phase II and III.
Submit regular project updates, remove invasive species, weed whack grass, and maintain
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pathways. Have an inspection, complete project implementation, and begin a five-year
monitoring program.
2024: Continue formal grounds maintenance. On the west slope, about three to four days
of trimming to trees and shrubs, and three to four days to remove invasive species while
maintaining small foot paths and elevation markers. On the north slope, monitor and
submit memos for project updates as needed, remove invasive species, weed whack grass
and maintain pathways. Submit an Annual Monitoring Report by an agreed upon date.
2025-2029: Continue formal grounds maintenance year-round. Continue routine
trimming on the west slope. Adjust the number of workdays and/or number of crew as
needed to address future growth and conditions. Notify COE about any changes and
continue to notify before work dates. On the north slope, monitor and submit memos for
project updates as needed to complete the five-year monitoring. Remove invasive
species, weed whack grass, and maintain pathways. Submit an Annual Monitoring Report
by an agreed upon date until the project is completed. Continue to submit memos
notifying COE about slope work dates. Any detection of regulated wildlife species will
result in a Wildlife Biologist being retained and the COE being informed of the situation.
2030: Update to LMP. By the year 2030, it will be time to revisit the landscape
management plan and goals to align with any new laws or ordinances and meet the future
use for COE residents, adjacent properties, and wildlife. PE will submit a brief, but
concise, report summarizing ongoing maintenance to all landscape zones, listing ongoing
projects in each zone and proposing any new projects or changes to existing methods.
2031 — Future: Continue to use adaptable management with monitoring and perpetual
care. Known, established, best management practices will always be appropriate to
achieve goals for PE and COE. An update to this LMP should be done at least every 10
years to summarize the ongoing maintenance, present challenges, and successes, and to
revisit COE critical slopes regulations at least every ten -years.
Learning from the Past: Q & A about the West Slope:
What has worked since 2004 installation?
A combination of PE staff and outside tree vendors, has worked well for ongoing
maintenance so that all parts of the west slope are gently "touched". This allows PE to
maintain the grounds within the exemption for the 1500 sq. ft. rule. It also allows PE's
staff to work on the manageable, most time sensitive upper areas.
Have any plants thrived? Most shrubs on the west slope have thrived... ferns, rose and
ocean spray are doing well. Mahonia is okay but not thriving — salal has spread nicely.
Any died? The amelanchier have died out in tree and shrub form. Ribes — there are not as
many as there were and the Lonicera `Twinberry' has become quite prolific.
What should be changed to make more successful the proposed plan for the north slope?
Limit the use of tripleberry, twinberry, and rambling rose or other types of prolific native
plants. Introduce the right plant in the right place, such as mahonia closer to light shade
(as we have lost quite a lot of them on both slopes). As David Reich said, there should
have never been pine trees placed in some of the areas such as right below building 51 or
between 110' and 60' elevation markers on the west slope. Repeated work to keep
invasive plants at bay is a key for the health of long-term desirable plants.
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How often should monitoring with likely revisions occur, to be useful to management?
West slope — we prune the 60' to 110' areas throughout the growing season in order to
maintain height for slope stability and control over shrubs mainly. Revisions do not seem
necessary as we monitor the upper west slope area closely. Below 60' to the toe of the
property line is normally where an outside company will perform work every other year,
or even less often, depending on the growth of trees, noxious weeds, and annual weather
patterns. Further down from the 60' survey line the slope becomes steeper and is
monitored by the Landscape Manager on a quarterly/seasonal basis.
How often should monitoring occur to be useful for plant health?
Monitoring occurs monthly on the north slope and the upper 110' to 60' on the west slope
as well throughout the growing season — approximately March to October which is
beneficial for the plant community. Slopes are spot checked for invasive and plant/tree
health. Once growth begins to slow the slopes are monitored on a quarterly basis.
How well were invasive species like blackberry and Scots broom suppressed?
Suppression of invasive species such as blackberry and Scots broom has been a continual
challenge for both the north and west slopes. We have an outside company that helps to
maintain the invasive plant and volunteer trees annually throughout the west and north
slopes. Due to how large the west slope is, the vendor will touch every part of the west
slope by working with Point Edwards on an annual basis to maintain the exemption time
frame of 3 to 5 years. The north slopes invasive plants will continue to be controlled
throughout the growing season by handheld tools and small gasoline -powered
equipment. English ivy has a good foothold on the lower portions of the north slope
currently, and we are working diligently to try to control the spread.
End of Document.
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