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DNS BLD2022-1092+ARBORIST REPORT+8.19.2022_3.47.09_PM+3062706RECEIVED January 26, 2022 Kayla Clark Nichols Project Coordinator Select Homes, Inc. 206.963.3365 19512 Site: 1-9�88th Ave W Edmonds, WA 98029 TPN: 27041800303400 Size of area:.28 + .68 = Dear Kayla: Aug 19 2022 CITY OF EDMONDS DEVELOPMENT SERVICES DEPARTMENT + 27041800303200 96 acres Creative Landscape Solutions 1 19508 88th Ave W BLD2022-1092 Thank you for requesting my services. On January 3rd, 2022, we visited the site located above in Edmonds, WA to perform a Level 2 Tree Risk Assessment (VTA) for all onsite trees as well as offsite trees with driplines that extend over the site. The applicant proposes to divide the site into three (3) SFR parcels; the lot on the east side will retain the existing home. In summary: Tree Density Calculations Total number of onsite trees 6 Total number of unhealthy trees 1 Total number of healthy trees 5 Total number of trees removed for site improvements 1 Number of trees required to be retained (6 * .3) 2 Total number of retained trees 4 retention (4/6) >50% 66% Mitigation for removed trees 1 I have included a detailed report of my findings. If you have any questions, please call me. I can be reached on my cell phone: 425.890.3808 or by email: sprince202(a)aol.com. Warm regards, Susan Prince Creative Landscape Solutions ISA Certified Arborist: PN #1418A TRACE Certified Arborist: #418 17518 NE 119th Way Redmond, WA 98052 * Per City of Edmonds 23.10.020(P) Significant Tree - A tree that is at least six (6) inches in diameter at breast height (DBH) as measured at 4.5 feet from the ground. For trees with multiple leaders at four and one-half (4.5) feet height, the DBH shall be the combined cumulative total of branches greater than six (6) inches diameter at four and one-half (4.5) feet above the average grade. If a tree has been removed and only the stump remains that is below four and one-half (4.5) feet tall, the size of the tree shall be the diameter of the top of the stump. Creative Landscape Solutions 2 19508 88th Ave W Personal qualifications, scope of work and methodology My examination was limited to a visual one, and did not involve any root excavation, trunk or limb coring, or any soil testing. To evaluate the trees and prepare the report, I drew on my formal college education in botany, preparation and training used to obtain my ISA certification in addition to my certification as a Tree Risk Assessor. I have worked in the field of arboriculture since 1996, have been an ISA Certified Arborist for since 1999, and have been TRACE/TRAQ certified since 2009. I followed protocol delineated by the International Society of Arboriculture (ISA) for Tree Risk Assessment (TRA). By doing so, I am examining each tree independently as well as collectively as groups or stands of trees provide stability and can lower risk of independent tree failure. This scientific process examines tree health (e.g., size, vigor, insect, and disease process) as well as site conditions (soil moisture and composition, the quantity of impervious surfaces surrounding the tree etc.) Introduction: Identifying and managing the risks associated with trees is still largely a subjective process. Since the exact nature of tree failures remains largely unknown, our ability as scientists and arborists to predict which trees will fail and in what fashion remains limited. As currently practiced, the science of hazard tree evaluation involves examining a tree for structural defects, including genetic problems, those caused by the local environmental that the tree grows in and those attributed to man (pruning etc.). The assessment process involves evaluating three components: 1) a tree with the potential to fail, 2) an environment that may contribute to that failure, and 3) a person or object that would be injured or damaged (the target). A defective tree cannot be considered hazardous without the presence of a target. All trees have a finite lifespan though it is not pre-programmed internally in the same manner as annual plantings. As trees age, they are less able to compartmentalize structural damage following injury from insects, disease or pruning. Trees in urban settings have a shorter life span than trees grown in an undisturbed habitat. Each species and variety of tree grows differently. Evergreen trees have a "reputation" of growing slowly and defensively. These trees allocate a high proportion of their resources to defending themselves from pathogens, parasites, and wounds. As a rule, trees with this type of growth tend to be long lived. Though like all other living things, they have a predictable life span. Examples of this type of tree include the northwest Pseudotsuga menziesii - Douglas fir, and Thuja plicata - Western red cedar. Deciduous trees are trees that annually shed leaves or needles. These trees tend to grow quickly and try to "outgrow" problems associated with insects, disease, and wounds. They allocate a relatively small portion of their internal resources to defense and rely instead upon an ability to grow more quickly than the pathogens which infect them. However, as these trees age, their growth rate declines, and the normal problems associated with decay begins to catch up and compromise the tree's structural integrity. Examples of this type of tree include Salix, Populus and Alnus. Knowledge of the growth and failure patterns of individual tree species is critical to effective hazard analysis. Species vary widely in their rates of failure. The hazard tree evaluation rating system used by most arborists was developed by the Colorado Urban Forest Council and recognizes this variation in species failure and includes a species component as part of the overall hazard evaluation. Creative Landscape Solutions 3 19508 88th Ave W Methods used to determine tree location and tree health: Trees were identified previously by numbered aluminum tags attached to the western side of the tree. All the trees on site were examined using the Matheny and Clark' criteria for determining the potential hazard of trees in an urban environment as well as the Tree Risk Assessment in Urban Areas and The Urban/Rural Interface by Julian Dunster2. Tree diameters were measured at DSH (diameter standard height - 4.5' above ground) using a logger's tape. Tree driplines were measured using a PRO Laser RangefinderTm- Spreadsheet Legend: 1. Tree tag #: Numbered aluminum tags attached to the trees in the field*' 2. Species: The Latin and common name five a tree 3. Species: Species ID: Spreadsheet contains common names of trees which correspond to scientific names as follows: • Apple: Malus sp. 0 Grand fir: Abies grandis • American sycamore: Plantanus 0 Hemlock: Tsuga hetrophylla occidentalis 0 Holly: Ilex aquifolium • Austrian pine: Pinus nigra 0 Japanese maple: Acer palmatum • Bigleaf maple: Acer macrophyllum 0 Leylandii cypress: Cupressocyparis • Birch: Betula nigra leylandii • Bitter Cherry: Prunus emarginata 0 Lodgepole pine: Pinus contorta • Blue atlas cedar: Cedrus atlantica 0 Mountain ash: Sorbus americana 'Glauca' 0 Nobel fir: Abies procera • Cedar: Thuja plicata 0 Pear: Pyrus sp. • Cherry: Prunus sp. 0 Plum: Prunus • Dawn redwood: Chamaecyparis 0 Red Alder: Alnus rubra nootkatensis 0 Red maple: Acer rubrum • Deodora cedar: Cedrus deodara 0 Walnut: Juglans sp. • Colorado blue spruce: Picea pungens 0 Western red cedar: Thuja plicata • Cottonwood: Populus trichocarpa 0 Weeping Alaska cedar: Metasequoia • Dogwood: Corpus nuttallii glyptostrobides • Douglas fir: Pseudotsuga menziesii 0 White fir: Abies concolor • English laurel: Prunus laurocerasus 0 White pine: Pinus strobus4 • Filbert: Corylus avellana var. 4. DBH: Diameter of the tree measured at 42" above grade 5. Adjusted Diameter of the tree: Calculated equivalent for multi -stemmed tree 6. Dripline Radius: Measurement in feet of the tree canopy from tree trunk to outermost branch tip 7.A. Windfirm: Whether the tree as a single retained tree has the trunk taper and buttress roots to enable it to withstand strong gusts of 7.B. OK in Grove: the tree might not be windfirm as a stand-alone tree, however, it might be able to be retained if it is located within a retained grove of 3+ trees with touching canopies. 8. Health: A measurement of overall tree vigor and vitality rated as excellent, good, and fair or poor based on an assessment of crown density, leaf color and size, active callusing, shoot growth rate, extent of crown dieback, cambium layer health, and tree age • Excellent: Tree is an ideal specimen for the species with no obvious flaws • Good: Tree has minimal structural or situational defects • OK: Tree has minimal structural defects AND minimal environmental concerns • Fair: Tree has structural or health issues that predispose it to failure if further stressed • Poor: Tree has significant structural and/or health issues. It is exempt from total tree count. 9. Defects/Concerns: A measure of the tree's structural stability and failure potential and rated as good, fair or poor based on assessment of specific structural features, e.g.., decay, conks, co - dominant trunks, included bark, abnormal lean, one-sided canopy, history of failure, prior construction impact, pruning history, etc. 10. Proposed action: • Retain • Remove due to viability • Remove due to planned development (tree is otherwise healthy) Creative Landscape Solutions 4 19508 88th Ave W 11. Limits of disturbance: The area surrounding the tree that defines the area that surrounds the trunk that cannot be encroached upon during construction. This may be a multiple of the trunk diameter (1 -1.5 times the trunk diameter converted to feet.) or it may be related to the width of the canopy. It is always determined by tree species and environment and is up to the discretion of the ISA Certified Arborist to determine. 12. Tree Value: The measure of the tree by the municipality. Value maybe determined by the tree DBH or it may be based on a table of corresponding tree credits, or it may be a % of the number of trees on site. In Edmonds it is the tree count. 13. Mitigation for removed trees as determined by the Edmonds Municipal Code ECDC 23.10.080.A Creative Landscape Solutions 5 19508 88th Ave W Specific Offsite Tree Observations: 1 2 3 4 5 6 7 8 9 10 11 12 13 Proposed CRZ/TPZ/LOD Action Caen Remove Radius in feet V) v Tree Adj. Drip- # Tag Species ID DBH (in) DBH line radius Wind- firm OK in Grove Health Defects/Comments °' 2C a) � � o a, .2 +� fu rn # (in) (ft) N z' QJ_ E c D > v o' > N W E S = > o E ° Z E E Co -dominant leader with Golden 9 6 6 6 7 included bark X 5@ root 1 256 chain ** 34 15 OK crown, vertical crack from 1 15 15 15 15 1 1 1 root crown to 6' E, cavity @ -8' East, typical of species 2 257 Western 34 34 17 OK Thin canopy, typical of 1 12 12 12 12 1 1 1 red cedar species Ornamental 10, 4, Co -dominant leader with 3 258 plum 7** 21 18 Poor included bark X 3@ root 1 14 14 14 14 1 crown, decay throughout Ornamental Lean north, asymmetric 4 259 plum 8 8 17 OK canopy, north, cavity root 1 17 17 17 17 1 1 1 crown to 7' Co -dominant leader with included bark X 2 @ root 5 260 Maple 14,14** 28 18 OK crown, moss and lichen, 1 15 15 15 15 1 1 1 fused trunks, exposed roots, calloused wound @ 3' west, typical of species Serpentine trunk, moss and 6 261 Dogwood 10 10 10 OK lichen, poor pruning with 1 10 10 10 10 1 1 1 decay, typical of species *ECDC 23.10.080.A.1-3 6 4 1 1 6 5 4 Creative Landscape Solutions 6 19508 88th Ave W Offske Trees: 1 2 3 4/5 6 7 8 9 10 11 Proposed CRZ/TPZ/LOD Action Retain Radius in feet Tree DB Drip - # Tag Species inches line Wind- OK in Health Defects/Comments a) # ID * radius firm Grove feet N W E S > 0 z Self -corrected lean to the east, previous top loss, 1 A Douglas 32 14 OK elongated 1 14 15 16 17 fir branch's, asymmetric canopy to north, typical of species Ivy root crown to 25', dead wood, Douglas 8 over broken branches, 8 over 8 over 8 over 8 over 2 B fir 28 property OK previous top loss, 1 property property property property line elongated line line line line branch's, kink@ 2 5' Moss and lichen, dead wood, 8 over broken branches 8 over 8 over 8 over 8 over 3 C Douglas fir 32 property X Fair kink @ 50', previous top loss, 1 property property property property line elongated line line line line branch's, thin canopy Red 15 over Previous top loss, asymmetric 15 over 15 over 15 over 15 over 4 D alder 24 property X Fair canopy north, lean 1 property property property property line north' line line line line Creative Landscape Solutions 7 19508 88th Ave W 1 2 3 4/5 6 7 8 9 10 11 Proposed CRZ/TPZ/LOD Action Retain Radius in feet Tree DB Drip - # Tag Species inchee s line Wind- OK in Health Defects/Comments # ID * radius firm Grove feet °' `6 N W E S > 0 0 z 14; Previous top loss, 14; 14; 14; 14; 5 E Douglas 24 over OK elongated 1 over over over over fir property branch's, typical of property property property property line species line line line line Douglas 2' over Moss and lichen, 2' over 2' over 2' over 2' over 6 F 26 OK 1 fir fence typical of species fence fence fence fence Typical of , Douglas species, fence � G fir 32 over OK built over 1 over over over over fence fence fence fence fence buttress root Asymmetric Douglas 10 over 10 over 10 over 10 over 10 over 8 H 12 OK canopy south, 1 fir fence fence fence fence fence typical of species Creative Landscape Solutions 8 19508 88th Ave W 1 2 3 4/5 6 7 8 9 10 11 Proposed CRZ/TPZ/LOD Action Retain Radius in feet Tree Species DBH Drip - line Wind- OK in # Tag ID inches radius firm Grove Health Defects/Comments # * feet °' `6 N W E S > 0 0 z Asymmetric canopy south, co -dominant leader with Douglas 10 over included bark X 10 over 10 over 10 over 10 over 9 I 18 OK 1 fir fence 2 reduced to 1 fence fence fence fence @ 8' asymmetric canopy south, typical of species * offsite DBH measurements are approximate Creative Landscape Solutions 9 19508 88th Ave W Aerial View: Proposed Site Improvements: (For reference only; See Civil plans for specifics) Creative Landscape Solutions 10 19508 88th Ave W Discussion/Calculations/Conclusion: Tree Density Calculations Total number of onsite trees 6 Total number of unhealthy trees 1 Total number of healthy trees 5 Total number of trees removed for site improvements 1 Number of trees required to be retained (6 * .3) 2 Total number of retained trees 4 retention (4/6) >50% 66% Mitigation for removed trees 1 The .96-acre site is currently accessed by a gravel drive located on the south side of the parcel. The applicant proposed to divide the site into three (3) SFR lots; the existing home located on the east side of the site will be retained. There are six (6) onsite significant trees; one (1) is non -viable. Edmonds Municipal Code EMC 23.10.060.C1 requires 30% of the existing trees be retained, 6 * .3 = 2 trees should be retained. The proposed new driveway will require the removal of tree #259, an 8" DBH Ornamental plum. The site improvements allow for the retention of four (4) trees, exceeding required tree density by two (2) trees. Mitigation per ECDC 23.10.080.A.1-3 is one (1) tree. The location of that replacement tree will be provided during the building permit phase. ECDC 23.10.080.B.1 notes that no replacement is required for trees that are hazardous, dead, diseased, injured, or in a declining condition with no reasonable assurance of regaining vigor. Mitigations: Per ECDC 23.10.080.A (1-3) A. Replacement required. Tree replacement is required for tree cutting permits required by this chapter and/or for tree removal associated with the development types identified in ECDC 23.10.060.A. Each significant tree to be removed shall be replaced as follows: 1. For each significant tree between 6 inches and 10 inches DBH removed, one (1) replacement tree is required. 2. For each significant tree between 10.1 inches and 14 inches in DBH removed, two (2) replacement trees are required. 3. For each significant tree greater than 14 inches in DBH removed, three (3) replacement trees are required. Replacement Specifications: 1. Minimum sizes for replacement trees shall be: a. one -and -one -half -inch caliper for deciduous trees. b. Six feet in height for evergreen trees. 2. The director may consider smaller -sized replacement trees if the applicant can demonstrate that smaller trees are more suited to the species, the site conditions, and the purposes of this section, and that such trees will be planted in sufficient quantities to meet the intent of this section. 3. Replacement trees shall be primarily native species. Creative Landscape Solutions 11 19508 88th Ave W Appraisals: No trees with DBH greater than 24" are proposed to be removed. No appraisals are necessary. Creative Landscape Solutions 12 19508 88th Ave W Tree Protection Fencing: Tree Protection fencing should be erected prior to any site grading First, protect roots that lie in the path of construction. Approximately 90 to 95 percent of a tree's root system is in the top three feet of soil, and more than half is in the top one foot. Construction activities should be avoided in this area. Protect as much of the area beyond the tree's dripline as possible. Some healthy trees survive after losing half of their roots. However, other species are extremely sensitive to root damage even outside the dripline. Do not disturb the Critical Root Zone (CRZ). The CRZ is defined by its "critical root radius." Cde requirements vary. In some municipalities the CRZ is the trees dripline, in other cities it is a function of the DBH. To calculate critical root radius, measure the tree's diameter (DBH) in inches, 4.5 feet above the ground. For each inch, allow for 1 to 1.5 feet of critical root radius. If a tree's DBH is ten inches, its critical root radius is 10 to 15 feet. In practical field work, the arborist may extend or reduce the trees CRZ measure based on site growing conditions, tree species, and tree shape for example having an asymmetric canopy. In addition to the CRZ, it is important to determine the Limits of Disturbance (LOD) for preserved trees. Generally, this approximates the CRZ however in previously excavated areas around the dripline the LOD may be smaller, or in the case of a tree situated on a slope the LOD may be larger. The determination of LOD is also subject to the tree species. Some tree species do better than others after root disturbance. Tree protection is advised throughout the duration of any construction activities whenever the critical root zone or leaf canopy many be encroached upon by such activities. The Critical Root Zone (CRZ) or LOD should be protected with fencing adequate to hinder access to people vehicles and equipment. Fencing detail is provided. It should consist of continuous 4 ft. high temporary chain -link fencing with posts sec at 10' on center or polyethylene laminar safety fencing or similar. The fencing must contain fencing signage detailing that the tree protection area cannot be trespassed on. Soil compaction is one of the most common killers of urban trees. Stockpiled materials, heavy machinery and excessive foot traffic damage soil structure and reduce soil pore space. The effected tree roots suffocate. When construction takes place close to the protected CRZ, cover the site with 4 inches of bark to reduce soil compaction Tree Protection fencing must be erected prior to soil excavation, boring, grading or fill operations. It is erected at the LOD. If it is necessary to run utilities within the LOD, the utilities should be combined into one cut, as practical. Trenching is not allowed in the LOD. In these areas, boring or tunneling techniques should be used. If roots greater than 1" diameter near the LOD are damaged or torn, it is necessary to hand trim them to a clean cut. Any roots that are exposed during construction should be covered with soil as soon as possible. During drought conditions, trees must be adequately watered. Site should be visited regularly by a qualified ISA Certified Arborist to ensure the health of the trees. Tree protection fencing is the last item to be removed from the site after construction is completed. After construction, has been completed, evaluate the remaining trees. Look for signs and symptoms of damage or stress. It may take several years for severe problems to appear. If fencing around portions of the CRZ of a tree to be retained are not practical to erect due to construction or obstacles, tree protection fencing should be placed three feet laterally from the obstruction (ex. three feet back of a curb, building, or other existing or planned permanent infrastructure. Creative Landscape Solutions 1 13 19508 88th Ave W Glossary: ANSI A300: American National Standards Institute (ANSI) standards for tree care Chlorotic: discoloration caused by lack of chlorophyll in the foliage Conifer: A tree that bears cones and has evergreen needles or scales Crown: the above ground portion of the tree comprised of branches and their foliage Crown raise pruning: a pruning technique where the lower branches are removed, thus raising the overall height of the crown from the ground DBH or DSH: diameter at breast or standard height; the diameter of the trunk measured 54 inches (4.5 feet) above grade Deciduous: tree or other plant that loses its leaves annually and remains leafless generally during the cold season Epicormic: arising from latent or adventitious buds Evergreen: tree or plant that keeps its needles or leaves year-round; this means for more than one growing season Increment: the amount of new wood fiber added to a tree in a given period, normally one yea r. ISA: International Society of Arboriculture Landscape function: the environmental, aesthetic, or architectural functions that a plant can have Lateral: secondary or subordinate branch Limits of disturbance: The boundary of minimum protection around a tree, the area that cannot be encroached upon without possible permanent damage to the tree. It is a distance determined by a qualified professional and is based on the age of the tree, its health, the tree species tolerance to disruption and the type of disturbance. It also considers soil and environmental condition and previous impacts. It is unique to each tree in its location. Limited visual assessment: a visual assessment from a specified perspective such as foot, vehicle, or aerial (airborne) patrol of an individual tree or a population of trees near specified targets to identify specified conditions or obvious defects (ISA 2013) Live crown ratio: the percentage of living tissue in the canopy versus the tree's height. It is a good indicator of overall tree health and the trees growing conditions. Trees with less than a 30% Crown ratio often lack the necessary quantity of photosynthetic material necessary to sustain the roots; consequently, the tree may exhibit low vigor and poor health. Monitoring: keeping a close watch; performing regular checks or inspections Owner/manager: the person or entity responsible for tree management or the controlling authority that regulates tree management Creative Landscape Solutions 1 14 19508 88th Ave W Pathogen: causal agent of disease Phototropic growth: growth toward light source or stimulant ROW: Right-of-way; generally referring to a tree that is located offsite on a city easement Reaction wood: Specialized secondary xylem which develops in response to a lean or similar mechanical stress, it serves to help restore the stem to a vertical position Self -corrected lean: a tree whose trunk is at an angle to the grade but whose trunk and canopy changes to become upright/vertical Significant tree: a tree measuring a specific diameter determined by the municipality the tree grows in. Some municipalities deem that only healthy trees can be significant, other municipalities consider both healthy and unhealthy trees of a determined diameter to be significant Snag: a tree left partially standing for the primary purpose of providing habitat for wildlife Soil structure: the size of particles and their arrangement; considers the soil, water, and air space Sounding: process of striking a tree with a mallet or other appropriate tool and listening for tones that indicate dead bark, a thin layer of wood outside a cavity, or cracks in wood Structural defects: flaws, decay, or other faults in the trunk, branches, or root collar of a tree, which may lead to failure; may be genetic, or environmental Tree credit: A number assigned to a tree by a municipality that may be equal to the diameter of the tree or a numerical count of the tree, or related to diameter by a factor conveyed in a table of the municipal code Trunk area: the cross -sectional area of the trunk based upon measurement at 54 inches (4.5 ft.) above grade Visual Tree Assessment (VTA): method of evaluating structural defects and stability in trees by noting the pattern of growth. Developed by Claus Mattheck (Harris, et al 1999) detailed visual inspection of a tree and surrounding site that may include the use of simple tools. It requires that a tree risk assessor walk completely around the tree trunk looking at the site, aboveground roots, trunk, and branches (ISA 2013) Creative Landscape Solutions 1 15 19508 88th Ave W References Dirr, Michael A. Manual of Woody Landscape Plants, Their Identification, Ornamental Characteristics, Culture, Propagation, and Uses. Champaign: Stipes Publishing Company, 1990. Dunster & Associates Environmental Consultants Ltd. Assessing Trees in Urban Areas and the Urban -Rural Interface. US Release 1.0. Silverton: Pacific Northwest Chapter ISA, 2006. Dunster, J. A. 2003. Preliminary Species Profiles for Tree Failure Assessment. Bowen Island: Dunster & Associates Environmental Consultants Ltd. Dunster, Julian A., E. Thomas Smiley, Nelda Matheny and Sharon Lilly. Tree Risk Assessment Manual. Champaign, Illinois: International Society of Arboriculture, 2013. Harris, Richard W, James Clark, and Nelda Matheny. Arboriculture, Integrated Management of Landscape Trees, Shrubs, and Vines. 4th ed. Upper Saddle River: Prentice Hall, 2004. Lilly, Sharon. Arborists' Certification Study Guide. Champaign, IL: The International Society of Arboriculture, 2001. Matheny, Nelda and Clark, James R. A Photographic Guide to the Evaluation of Hazard Trees in Urban Areas. Second Edition. Champaign, IL: The International Society of Arboriculture, 1994. Matheny, Nelda and Clark, James R. Trees and Development: A Technical Guide to Preservation of Trees During Land Development. Champaign, IL: The International Society of Arboriculture, 1998. Mattheck, Claus and Breloer, Helge. The Body Language of Trees: A Handbook for Failure Analysis. London: HMSO, 1994 Schwarze, Francis W.M.R. Diagnosis and Prognosis of the Development of Wood Decay in Urban Trees. Australia: ENSPEC Pty Ltd. 2008 Sinclair, Wayne A., Lyon, Howard H., and Johnson, Warren T. Diseases of Trees and Shrubs. Ithaca, New York: Cornell University Press, 1987. Smiley, E. Thomas, Nelda Matheny, and Sharon Lilly, Tree Risk Assessment Best Management Practices, ANSI A300 Part 9: Tree, Shrub, and Other Woody Plant Management —Standard Practices (Tree Risk Assessment: Tree Structure Assessment). The International Society of Arboriculture Press. Champaign. IL. 2011. Thies, Walter G. and Sturrock, Rona N. Laminated root rot in Western North American. United States Department of Agriculture. Pacific Northwest. Resource Bulletin PNW- GTR-349. April 1995. Creative Landscape Solutions 16 19508 88th Ave W Assumptions and Limiting Conditions 1. Any legal description provided to the consultant/appraiser is assumed to be correct. Any titles and ownerships to any property are assumed to be good and marketable. No responsibility is assumed for matters legal in character. Any and all property is appraised or evaluated as thou free and clear, under responsible ownership and competent management. 2. It is assumed that any property is not in violation of any applicable codes, ordinances, statutes or other governmental regulations. 3. Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant/appraiser can neither guarantee nor be responsible for the accuracy of information provided by others. 4. The consultant/appraiser shall not be required to give testimony or to attend court by reason of the report unless subsequent contractual arrangements are made including payment of an additional fee for such services as described in the fee schedule and contract of engagement. 5. Loss or alteration of any part of this report invalidates the entire report. 6. Possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person to whom it is addressed, without the prior expressed written or verbal consent of the consultant/appraiser. 7. Neither all nor any part of the contents of the report, nor copy thereof, shall be conveyed by anyone, including the client to the public through advertising, public relations, news, sales or other media, without the prior expressed written or verbal consent of the consultant/appraiser - particularly as to value conclusions, identity of the consultant/appraiser, or any reference to any professional society or instate or to any initialed designation conferred upon the consultant/appraiser as stated in her qualification. 8. The report and any values expressed herein represent the opinion of the consultant/appraiser, and the consultant's/appraiser's fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of subsequent event, nor upon any finding to be reported. 9. Sketches, diagrams, graphs and photographs in this report, being intended as visual aid, are not necessarily to scale and should not be construed as engineering or architectural reports or survey. 10. Unless expressed otherwise: 1) information contained in this report covers only those items that were examined and reflects the condition of those items at the time of inspection; and 2: the inspection is limited to visual examination of accessible items without dissection, excavation, probing or coring. There is not warranty or guarantee, expressed or implied, that problems or deficiencies of the plants or property in question may not arise in the future.