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PLN2023-0035 Staff Report with Attachments'17C. 18y\3 CITY OF EDMONDS 12151h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING AND DEVELOPMENT DEPARTMENT • PLANNING DIVISION ADMINISTRATIVE DESIGN REVIEW FINDINGS, CONCLUSIONS, AND DECISION To: Diane Russell, Avalon Condominiums Home Owner's Association Staff Contact: Rose Haas, Planner Date: June 23, 2023 Proposal: Landscape plan modification - remove and replace three trees on the southeast property corner INTRODUCTION The applicant is proposing to remove three mountain hemlocks on the southeast corner of the property at 232 4th Ave. S. One tree has been identified as dead or dying. The three trees were on the landscaping plan approved by the Architectural Design Board in 1994. Although no landscaping requirements are required for single-family properties, landscaping requirements and design review are required for properties in commercial or multi -family zoned sites subject to Edmonds Community Development Code (ECDC) Chapter 20.13. The subject application does not trigger SEPA review; therefore, the proposal may be approved as a Type I staff decision subject to the requirements of ECDC 20.01.003. I. CRITICAL AREAS The site is fully developed and contains no critical areas. II. FINDINGS AND CONCLUSIONS 1. The site is zoned Multi -Family Residential (RM-1.5) 2. The applicant is proposing to remove three mountain hemlock trees and replacing with three evergreen magnolia trees on the SE corner of the property (Attachment 1). 3. The landscaping for the site was approved by the Architectural Design Board in 1993 (ADB-93-213). The proposed tree removals were included in the approved landscaping site plan and revisions. Attachment 2 includes excerpts from the ADB Staff Report related to landscaping and previous landscape modification. 4. Arborist report shows the location of removals and replacements as well as conditions, and sizes of proposed removed and replaced trees (Attachment 3). S. Removal of trees triggers the need for replacement landscaping. Type III landscaping is appropriate for the southeast property line per ECDC 20.13.030. Landscaping site plan in Attachment 3 meets the intent of Type III landscaping along the southeast property line. 6. Proposed replacement trees (Magnolia grandiflora "Braken's Brown") and their alternatives (Magnolia grandiflora "Southern charm, Teddy Bear," Acer griseum, Cornus sp.- Dogwood "Eddie's White Wonder," and Crataegus x lavallei) are compatible with the climate of the Pacific Northwest per ECDC 20.13.020(H) (Attachment 3). III. DECISION Based on findings, conclusions, and attachments to this report, staff finds that the design review for file number PLN2023-0035 is APPROVED with the following conditions: 1. This approval is valid only for the three western hemlocks depicted in the photos and map. Removal of any other trees requires a separate permit. 2. Replacement tree size shall be consistent with ECDC 20.13.015(B), which are: a. one -and -one-half inch caliper deciduous trees; b. eight feet minimum height —vine maples and other multi -stemmed trees; c. six feet minimum height— evergreen trees. 3. Replacement trees shall be planted in the general vicinity of the trees to be removed on the SE corner of the parcel. 4. Trees shall be felled on private property. 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 IV. V. VI. 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 and any utilities on neighboring properties that could be impacted by the tree removal. The water utility purveyor for this site is Olympic View Water and Sewer District and for sewer the purveyor is the City of Edmonds. Relocation/revision/repair to any utilities may require separate permit. ATTACHMENTS 1. Land Use Application 2. ADB-93-213 Site Plan 3. Arborist Report PARTIES OF RECORD City of Edmonds 121— 5t" Ave N. Edmonds, WA 98020 APPEALS Diane Russell Avalon Condominiums HOA 232 41" Ave S. Edmonds, WA 98020 Per ECDC 20.07.006, appeal of this decision must be filed within 21 days after the issuance of the decision with the Snohomish County Superior Court. Page 3 of 3 CITY OF EDMONDS MyBuildingPermit.com Clearing and Grading Application #1324040 - Avalon Tree Removal Applicant First Name Last Name Company Name Diane Russell Avalon HOA Number Street Apartment or Suite Number E-mail Address 232 4TH AVE S 305 tdrusse112@comcast.net City State Zip Phone Number Extension EDMONDS WA 98020 (425) 361-1628 Contractor Company Name Contractor Unknown Number Street Apartment or Suite Number City State Zip Phone Number Extension State License Number License Expiration Date UBI # E-mail Address Project Location Number Street Floor Number Suite or Room Number 232 4TH AVE S City Zip Code County Parcel Number EDMONDS 98020 00845900030500 Associated Building Permit Number Tenant Name Additional Information (i.e. equipment location or special instructions)_ Work Location Property Owner First Name Last Name or Company Name Avalon Homeoeners Assoc Number Street Apartment or Suite Number 232 4TH AVE S City State Zip EDMONDS WA 98020 Certification Statement - The applicant states: I certify that I am the owner of this property or the owner's authorized agent. If acting as an authorized agent, I further certify that I have full power and authority to file this application and to perform, on behalf of the owner, all acts required to enable the jurisdiction to process and review such application. I have furnished true and correct information. I will comply with all provisions of law and ordinance governing this type of application. If the scope of work requires a licensed contractor to perform the work, the information will be provided prior to permit issuance. Date Submitted: 6/2/2023 Submitted By: Diane Russell Page 1 of 2 CITY OF EDMONDS MyBuildingPermit.com Clearing and Grading Application #1324040 - Avalon Tree Removal Project Contact Company Name: Avalon HOA Name: Diane Russell Email: tdrusse112@comcast.net Address: 232 4TH AVE S 305 Phone #: (425) 361-1628 EDMONDS WA 98020 Project Type Activity Type Scope of Work Multifamily Residential Landscaping and Hardscaping Only Tree Removal and/or Installation Project Name: Avalon Tree Removal Description of Work: The removal and replacement of 3 ornamental trees on the S.E. corner of our property Project Details Tree Information Total number of trees to be removed 3 Description (species, diameter) Removal and replacement of 3 ornamental trees on the S.E. corner of our property Location (front yard, back yard, etc.) front yard Page 2 of 2 Avalon at Edmonds Condominiums Owners Assoc., Inc., 232 4th Ave. South, Edmonds, WA 98o2o May 31, 2023 Ms. Deb Powers Planning Division City of Edmonds 1515th Ave. N. Edmonds, Wa Re: Tree Removal Permit Dear Ms. Powers, The enclosed documents are submitted in support of our HOA's request for a Landscape Type 1 Modification Permit to remove and replace three trees on the southeast corner of our property. The package includes our application form and the memo of our arborist Katy Bigelow recommending the removal of the mountain hemlocks and their replacement with three magnolia grandiflora, evergreen trees. While the memo includes a survey of the whole property, our alterations are only focused on the southeast corner of the property. The site plan is included in the memo. If the Division has any further questions, please contact Katy Bigelow or me. We would appreciate acknowledgement that you have received this application, via email to me at tdrussell2Pcomcast.net. Sincerely, �iane nusseff Diane Russell Avalon HOA Board Member Encl: 2 GRAND IR - J'5Q Lu =OR5YTH1 o CYPRE55(- . EXISTING DECIDUOUS TREE TO DE REMOVED SCALE V=20'-0 4TH AVENUE SOUTH � D o m � v -0o r Z� 0-ivo /1(D wcn oQ 0 w cn z m t-`,PTFROVED SV CAI AMING po rz�D CEDAR HEDGE .. )a . n. . . . . L.le!©Q����,WM'. eQ ARCHITECTURAL DESIGN BOARD STAFF REPORT December 28, 1993 ADB-93-213 REQUEST FOR FINAL APPROVAL OF A NEW 13 UNIT APARTMENT BUILDING. A. Applicant/Property Owner Rob Michel 8022 212th St. S.W. Edmonds, WA 98026 B. Site Location: 232 4th Avenue South C. Introduction: The applicant has proposed a thirteen unit apartment building on a single lot located on the west side of 4th Avenue South between Dayton and Walnut Streets. The Board reviewed this proposal at the December 1, 1993 meeting and gave specific direction to the applicant. D. Background: 1. Description of Property: The subject property has approximately 170-feet of street frontage along 4th Avenue South, and is about 120 feet deep with a 10 foot by 50 foot protrusion along the rear of the property. 2. Zoning: The property is zoned Multi -Family Residential- 1. 5 (RM-1.5), which allows one unit for every 1,500 square feet of lot area. 3. Environmental Review: The subject proposal is not exempt from the State Environmental Policy Act (SEPA). Therefore the Applicant must submit an environmental checklist, and the City must file a determination in accordance with the SEPA regulations. In this case the Applicant has submitted an environmental checklist and the City has issued a Determination of Nonsignifigance. Therefore the Applicant and the City have complied with the SEPA requirements. 4. Issues: Design of the building, site, and landscaping have all been addressed by the applicant in their proposal, and the Architectural Design Board must determine the appropriateness of the proposal. E. Staff Analysis: 1. Building Design: The applicant is proposing a building with a considerable amount of modulation and with a theme of gable roof ends and vertical windows connected by vertical trim. During the preliminary review it was noted that some of the windows and ADB-93-213 the air flow grates for the garage were not consistent with this design. It was also noted that four roof ends were hip roofs rather than gables, and thus appeared inconsistent with the over all theme. The applicant has changed the design of the garage air flow grates, the windows and the hip roofs to create a consistent theme. a) Materials: The applicant has proposed a stucco exterior with vinyl windows and wood trim and an architectural grade composition roof. The applicant has not specified the size of the trim or the grade of the composition roofing material (20, 30, 40 year). b) Lighting_ The applicant has not indicated a lighting plan. The Community Development Code allows only low level lighting aimed away from the street and residential areas for safety and security purposes. All exterior lighting must be approved by the ADB prior to installation. c) Colors: The applicant has proposed taupe for the body of the building with off white trim, white window frames and charcoal gray roof. d) Signing: No signing is proposed. 2. Site Design: a) Access / Parking: The preliminary review proposed 28 parking stalls with 21 of the proposed stalls located under the proposed building, 5 of the proposed stalls in the rear of the proposed building, with 4 of those stalls accessing from the parking area under the building, and 1 stall accessing from the alley and the last 2 stalls in front of the proposed building. The applicant has changed the proposal to remove the 4 stalls which accessed the rear of the building by passing through the building. The applicant has also added 2 stalls for a total of three stalls accessing from the alley, and has applicant has proposed two driveway entrances with a circular bricked drop off area in front of the building. b) Landscaping: The applicant originally proposed the retention of many existing large trees along the north, south and west sides. During the hearing there were several concerns expressed about retaining these trees. The trees along the north property line have been damaged by pruning and topping, while it appeared that paving and foundations would interfere with the roots of trees along the west and south property lines. The applicant has checked the drip line of the trees on the south property line and has indicated that the roots and drip line will be unaffected by the proposed building. The applicant has modified the plan so that the roots and drip line of the trees along the west property line will be unaffected. And the applicant has proposed to remove the trees along the north property line and replace with appropriate vegetation. The applicant has proposed a plan which has adequate specifies diversity of shrubs 2 ADB-93-213 and ground cover in the front of the building. Ground cover is proposed along with the retention of the existing trees along the south property line, while ground cover and new trees and shrubs are proposed for the north property line. Finally, the applicant has proposed lawn with a screening of existing trees as well as new trees, shrubs and ground cover. This combination provides appropriate species for shaded and sunny areas, while providing screening of the building, and open space for the tenants. c) Trash Enclosure: The preliminary application proposed a trash enclosure next to the proposed building. This location did not meet code requirements. The applicant has reelected the trash enclosure to meet the code requirements, however the City of Edmonds Recycling Coordinator has commented that the enclosure is not large enough to accommodate recycling. 3. Comprehensive Plan: The Comprehensive Plan does not have any design policies or goals relating to this area or type of development. 4. Technical Review: a) Fire Department: • An automatic fire extinguisher system is required. Plans for underground and fire department connections should be submitted with civils. • Main doors shall provide access to the garage area per fire code. • Portable fire extinguishers are required throughout. Note: The Board and the applicant should be aware that the comments of the technical committee are related to code requirements. Those requirements must be met at the time of the building permit application. If those requirements effect design, those requirements must be integrated into the plan and approved by the ADB prior to the approval or issuance of a building or development permit. F. Summary: As the applicant is before the Architectural Design Board for final approval, the Board must find that the proposal is consistent with both the Comprehensive Plan and the Zoning code. Planning staff has reviewed the project for compliance with the bulk development standards and found that it conforms with those requirements. The Comprehensive Plan gives no guidance for the design of developments in this area, but the project does conform to the uses encouraged by the Comprehensive Plan for this area. In addition the applicant has provided solutions to the concerns presented by City Staff and the Board. Therefore Staff recommends the approval of ADB-93-213 with the following condition: The garbage enclosure should be increased in size to accommodate recycling. Since a size increase would displace a proposed tree, the proposed tree should be relocated to the east of the trash enclosure. 3 ACCE55 wdat" i©© GRAND 1111N - • FOR5YTH1 - • CYPRE5 -• CYPRE 5 - • MAPL - • z► ftm 6' CE"FENCEZ PATIO E1( /5 7-T N v i CEDAR HEDGE • I!• • • • • • AI • LAWN PLANTING SCHEDULE Q AZAELEA 5 GALLON OVIBURNUM DAYIDII/ DAYID VIBURNUM 2 GALLON EXISTING CEDAR TREE5 (TO DE TRIMMED OR REMOYE0 W ,Y /.S T--„y C/;�'b114Z ♦ r r♦r r rr Z r rrr ♦r i r♦rQ. ♦r W ]. U r♦r♦r r O W o D� DL W Q W ui �;�,r♦��� � Q�L 0 %/ ,♦ %I TSUGA MERTEN9IANAIMOUNTAIN HEMLOCK 6'-12' %, ♦ ♦,C� ♦r♦ O ACER Q.11 / VINE MAPLE Q O & • td � � ♦At,♦r` W + PRUNU5LAUROCERA5U5/OTTO LIYKEN a 1&'2Y' ♦RCINATUM r r♦r r r♦r� Z W u- r � ♦r� Q WHITE DOGWOOD 12'•15' r; ♦ r♦r♦r C�l r r r r r r r♦ W U ORHODODENDRON/' UNIQUE' 24"-30' . (� ♦ ♦ ♦ VINCA MINOR 4" P0T5/ 2a" O.C. 1 r♦ 0 cn cc uj ® ♦� W ARCT05TAPHA05 UVA-UR51/ KINNIKINNICK 4" POT5/ 24" O.C. r♦r♦r♦r♦r♦' ♦r a'' > '- ® LAWN% r♦r♦ O vA41C0._1 `D\MURA F SCALE 1"= 20'-0" 4TH AVENUE SOUTH rr rr u� v W ♦rrrr, r , r r r r r r Q c — ♦ 0 r r r♦rAr♦r♦� r♦r . M r r♦r♦ r♦r♦r♦r ♦r` EXI5TING DECIDUOU5 TREE TO 6E REMOVED LAND5CAPE PLAN. 1"-20'-0" Katy Bigelow 206.351.1375 arboristkaty@gmail.com April 7, 2023 ATTN: Diane Russell Avalon Home Owners Association 232 4th Ave. South Edmonds, WA 98020 Dear Mrs. Russell and Avalon Home Owners: Thank you for asking me to provide a memo including information about the trees and vegetation on this site with the goal of removing three small trees and applying for a Landscape Modification/Type 1 permit from the City of Edmonds. To evaluate the trees and report on the vegetation addressed in this letter I combined my field experience and education with current accepted practices as defined by the American National Standards Institute (ANSI) and the International Society of Arboriculture (ISA). The tools I used to make this assessment were limited to binoculars, compass and laser pointer. A visual tree assessment and other methods are only conclusive for the day of inspection and do not guarantee that conditions will remain the same in the future. I was asked by Mrs. Russell on behalf of her HOA to complete a site visit to record tree and landscape data and to provide a follow-up memo with my observations and information of the existing trees and vegetation and recommendations for replacement. On March 6, 2023 and April 6, 2023 I completed a Level 2 tree assessment and collected vegetation data of the other existing shrubs. All levels of tree assessment are explained in an attachment to this report. Summary: • There are no critical areas on this property. • The three trees to be removed are ornamental mountain hemlocks, one of which is dying, measuring 8", 7.5" and 6" DBH. • There are several areas as noted on the attached Map to replant both in the area where the trees are removed and elsewhere on this property to mitigate these removals. Tree and Vegetation data Avalon HOA 232 4th Ave. S, Edmonds, WA 4-7-23 Existing trees Except for the Mountain hemlock trees, the other existing trees are planted in spaces that will support their mature growth space requirements. As noted in the vegetation section below, most have exposed roots from excessive raking and would benefit from the addition of new soils. The trees to be removed are mountain hemlock, an ornamental tree species. One of the trees is dying and the smallest tree though in good condition, is mobile at its base when pushed, indicating a poorly functioning root system. Overall these are good candidates for removal and replacement. After the trees are removed and their stumps and roots ground/dug out, new trees can be planted in this immediate area. Location Tree name DBH Condition E property line Mountain hemlock x 3 8", 7.599, 6" Two Fair, one 8" Dying Dogwood 5.5" Good Dogwood Multistemmed, —7" Fair Mountain hemlock 8" Good Mountain hemlock 5" Fair North property line Japanese maple Multistemmed —6" Fair West property line Western red cedar x 10 managed as a hedge Ranging from 9-20" Good Evergreen magnolia x 2 5", 5" + 6" Fair, Good Dogwood, multi stemmed —7" Good South property line Ornamental cherry 8.5" Fair Vine maple 4.0" Fair Existing Vegetation Nearly all the vegetation growing in all the beds shown in the map have been sheared, have some exposed roots from excessive raking and are mainly in fair or good condition. Species are diverse and appropriately planted and with the elimination of shearing, the addition of 2-3" of compost the vegetation will fill in the beds in which they are growing and likely remain in good condition. Prepared by: Katy Bigelow, Arborist LLC 2 Tree and Vegetation data Avalon HOA 232 4th Ave. S, Edmonds, WA 4-7-23 Red= Existing trees Orange= trees to remove Blue= existing vegetation Purple= replanting areas Levels of Tree Assessment Prepared by: Katy Bigelow, Arborist LLC Tree and Vegetation data Avalon HOA 232 4th Ave. S, Edmonds, WA 4-7-23 Replacement tree species (Photos of each replanting area provided below this table.) Location Tree name Number (maximum to use in this space) E property line - where Magnolia grandiflora 3 Mountain hemlock currently Evergreen magnolia grow `Bracken's Brown" E property line - where Magnolia grandiflora 3 Mountain hemlock currently Evergreen magnolia grow - ALTERNATIVE "Southern charm, Teddy Bear" E property line - where Acer griseum - paperbark 3 Mountain hemlock currently maple grow - ALTERNATIVE E property line - where Cornus sp. - Dogwood 1 Mountain hemlock currently "Eddie's White Wonder" grow - ALTERNATIVE E property line - where Crataegus x lavallei - 1 Mountain hemlock currently Lavalle Hawthorn grow - ALTERNATIVE N property line Fagus sylvatica 6 Columnar copper beech "Rohan Obelisk" N property line Ginkgo biloba "Gold Spire" 5 ALTERNATIVE N property line Arborvitae 9 ALTERNATIVE W property line Magnolia grandiflora 3 Evergreen magnolia "Bracken's Brown" W property line Magnolia grandiflora 3 Alternative Evergreen magnolia "Southern charm, Teddy Bear" W property line Azara microphylla 1 Alternative Azara Prepared by: Katy Bigelow, Arborist LLC 4 Tree and Vegetation data Avalon HOA 232 4th Ave. S, Edmonds, WA 4-7-23 It is my opinion that planting can enhance and improve the vegetation that exists on this property and some of the areas need to be planted to be brought up to code requirements. The goal of planting again in the area where the hemlocks will be removed (Photos 1-2) is to provide more of the mix of landscaping that already exists in all of the beds on the east side of this parcel. "Type III landscaping" is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas and building elevations. 1. Evergreen and deciduous trees, with no more than 50 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 30 feet on center; and 2. If planted to buffer a building elevation, shrubs, a minimum of three and one-half feet in height, and living ground cover planted so that the ground will be covered within three years; or 3. If planted to buffer a parking area, access, or site development other than a building, any of the following alternatives may be used unless otherwise noted: a. Shrubs, a minimum of three and one-half feet in height, and living ground cover must be planted so that the ground will be covered within three years. b. Earth -mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the ground will be covered within three years. This alternative may not be used in a downtown or waterfront area. c. A combination of earth mounding, opaque fences and shrubs to produce a visual barrier at least three and one-half feet in height. • In this case, either evergreen or deciduous trees can be used as both exist in similar numbers along already growing in the east beds of this property. • This is the same replanting type to address the area on the west side of this property (Photo 3). The goal in the north planting area (Photo 4) is to provide screening between two similar types of property: "Type II landscaping" is intended to create a visual separation between similar uses. Prepared by: Katy Bigelow, Arborist LLC Tree and Vegetation data Avalon HOA 232 4th Ave. S, Edmonds, WA 4-7-23 1. Evergreen and deciduous trees, with no more than 30 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 20 feet on center; and 2. Shrubs, a minimum of three and one-half feet in height and other plant materials, planted so that the ground will be covered within three years. • In this case, a mix or one type of tree can be chosen from the above table. • Shrubs that can be planted as understory include: o Swordfem, salal, Oregon grape and Pachysandra. • Soils in this area are very wet and trees should be planted as close to the fence as feasible. • Mulch (arborist chips or compost) should be added around the base of all installed vegetation to keep roots cool and moist. • Please have your landscape installer follow these guidelines for installing new trees and shrubs: https://pnwisa.org/page/planting To apply for a permit for this project, create an application for a Tune 1 Permit using this link: https://epennit.mybuildingpennit.com/Login?RetumUrl=%2fDefault You will need to submit this report (download it and save as a PDF, then submit the PDF) along with the other materials you will be asked for as you fill out the online form. If you need assistance, please use one of these methods to contact the Planning Department: Telephone: 425-771-0220 or Email: OnlinePermits@edmondswa.gov Thank you very much for calling me for your arboricultural concerns. LAL Katy Bigelow Board Master Certified Arborist PNW ISA member # PN-6039B Tree Risk Assessment Qualified Registered Consulting Arborist® #490 Prepared by: Katy Bigelow, Arborist LLC nIt? ,•, � ;� ) +� '� INN' ,�� ,� ti Tree and Vegetation data Avalon HOA 232 4th Ave. S, Edmonds, WA 4-7-23 Photo 2: East bed area where new trees can be planted when hemlocks are removed. Prepared by: Katy Bigelow, Arborist LLC Tree and Vegetation data Avalon HOA 232 4th Ave. S, Edmonds, WA 4-7-23 Photo 4: North property line area as potential to be replanted. Prepared by: Katy Bigelow, Arborist LLC 10 Tree and Vegetation data Avalon HOA 232 4th Ave. S, Edmonds, WA 4-7-23 Levels of Tree Assessment LEVEL 1: The Level 1 assessment is a visual assessment from a specified perspective of an individual tree or a population of trees near specified targets to identify obvious defects or specified conditions. A limited visual assessment typically focuses on identifying trees with an imminent and/or probable likelihood of failure. Limited visual assessments are the fastest but least thorough means of assessment and are intended primarily for large populations of trees. LEVEL 2: This is a basic assessment completing a detailed visual inspection of a tree and surrounding site, and a synthesis of the information collected. This assessment requires that a tree risk assessor walk completely around the treelooking at the site, buttress roots, trunk, and branches. A basic assessment may include the use of simple tools to gain additional information about the tree or defects. Basic is the standard assessment that is performed by arborists in response to a client's request for tree risk assessment. Simple tools may be used for measuring the tree and acquiring more information about the tree or defects. However, the use of these tools is not mandatory unless specified in the Scope of Work. LEVEL 3: Advanced assessments are performed to provide detailed information about specific tree parts, defects, targets, or site conditions. They are usually conducted in conjunction with or after a basic assessment if the tree risk assessor needs additional information and the client approves the additional service. Specialized equipment, data collection and analysis, and/or expertise are usually required for advanced assessments. These assessments are therefore generally more time intensive and more expensive. Prepared by: Katy Bigelow, Arborist LLC 11 Tree and Vegetation data Avalon HOA 232 4th Ave. S, Edmonds, WA 4-7-23 Assumptions, Limiting Conditions and General Waiver I, Katy Bigelow, certify that: I have personally inspected the tree(s) and or the property referred to in this report; I have no current or prospective financial or other interest in the vegetation or the property which is the subject of this report and have no personal interest or bias in favor of or against any of the involved parties or their respective position(s), if any; The analysis, opinions and conclusions stated herein are the product of my independent professional judgment and based on current scientific procedures and facts, and the foregoing report was prepared according to commercially reasonable and generally accepted arboricultural standards and practices for the Pacific Northwest and Puget Sound areas; The information included in this report covers only those trees that were examined and reflects the condition of the trees as of the time and date of inspection; This report and the opinions expressed herein are not intended, nor should they be construed, as any type of warranty or guarantee regarding the condition of the subject trees in the future; Covenants, Conditions, and Restrictions ("CC&Rs") may restrict the number, type and height of vegetation on the subject property, and I have made no investigation regarding whether the property is subject to such CC&Rs; and To the best of my knowledge and belief, all statements and information in this report are true and correct and information provided by others is assumed to be true and correct. I am not an attorney or engineer. This report does not cover these areas of expertise and represents advice only of arboricultural nature. Without limiting the generality of the preceding sentence, it is specifically understood that nothing contained in this report is intended as legal advice, or advice or opinions regarding soil stability or zoning laws, and this report should not be relied upon to take the place of such advice. Katy Bigelow Board Master Certified Arborist PNW ISA member # PN-6039B Tree Risk Assessment Qualified Registered Consulting Arborist® #490 Prepared by: Katy Bigelow, Arborist LLC 12