chialin ma weber thompson architecture | interior

From: Chialin Ma

Sent: Tuesday, April 26, 2016 4:03 PM

To: Nicole Winn

Cc: Catherine Benotto

Subject: FW: 1200 Howell

Attachments: Weber Thompson - 1200 Howell Arborist Report - 11.20.2015.pdf

Hi Nicole,

Please see below Bill Ames’ email for street trees.

Thanks much!

CHIALIN MA Landscape Designer

WEBER THOMPSON ARCHITECTURE | INTERIOR | LANDSCAPE | COMMUNITY

225 Terry Ave N, Suite 200 Seattle, WA 98109 206 344 5700 ext. 261

www.weberthompson.com

CONFIDENTIALITY NOTICE: This email message, including any attachments is for the sole use of the intended recipient(s) and may contain confidential, proprietary, and/or privileged information, as well as content subject to copyright and other intellectual property laws. If you are not the intended recipient, you may not disclose, use copy, or distribute this e-mail message or its attachments. If you believe you have received this e-mail message in error, please contact the sender by reply e-mail, immediately delete this e-mail and destroy any copies. Prior to use of this e-mail message or its attachments, the intended recipient agrees to the terms of use outlined on Weber Thompson PLLC's intellectual property link www.weberthompson.com. Any such use indicates recipients' acceptance of the above statements and conditions of permitted use without exception.

From: Ames, Bill [mailto:[email protected]]

Sent: Thursday, January 14, 2016 1:10 PM

To: cbenotto cbenotto <[email protected]>

Cc: cma cma <[email protected]>

Subject: RE: 1200 Howell

Hi Catherine,

Red maples abound in this area, so we should use a tree other than maple to provide a little

diversity. Call-out Regal Prince oak for Minor (Quercus robur x Q bicolor ‘Long’), 25’ OC. There are red

oaks north on Howell St, so go ahead and call-out Scarlet oak, 30’-35’ OC.

Regarding overhead weather protection, the code requiring it conflicts with the code requiring street

trees. For the right-of-way, street trees provide the greatest benefit. overhead weather protection that

impinges too near the c/l of a proposed tree limits longevity of a tree , canopy development, and

diversity in what can be used. Additionally, overhead weather protection is an engineered element that

can be designed to both meet the 5’ clear objective for street trees and the 8’ projection from the

building by, essentially, not having the overhead weather protection be consistently 8’. This issue comes

up frequently and DPD concurs with SDOT (see 7th Ave, west side, between Pike and Union for a good

example of that concurrence). There is no code, DR or CAM addressing this discrepancy. But there will

be!

Thank you,

From: Catherine Benotto [mailto:[email protected]]

Sent: Thursday, January 07, 2016 5:24 PM

To: Ames, Bill

Cc: Chialin Ma

Subject: 1200 Howell

Hi Bill,

New project at 1200 Howell at the corner of Minor. We would like your input on the type of street trees

you prefer at this location.

MUP #3021813

Permit # 6509068

Attached is the arborist report for the existing trees in the parking lot (current use of the site) but there

are no street trees in this location. The attached document also has a survey plan for your use.

Looking forward to your recommendations. Minor is a narrow sidewalk width at 11 ft, but Howell is

wider. The DRB asked for a curb bulb on the Minor side of the intersection and this is being explored

with civil. Because of the street light at the corner, the curb bulb will likely not give us more room for a

larger crown tree.

By the way, do you have any code, regulation, CAM or Director’s rule about the minimum 5ft distance

from tree center line to overhead canopies/weather protection? I would like to pass that on to our

architects so they know I am not making it up!

Thank you,

Catherine

CATHERINE BENOTTO AIA, ASLA, LEED® AP BD+C Principal

WEBER THOMPSON ARCHITECTURE | INTERIOR | LANDSCAPE | COMMUNITY

225 Terry Ave N, Suite 200 Seattle, WA 98109 206 344 5700 ext. 246

www.weberthompson.com

Bill Ames |Forester | Seattle Department of Transportation |

Urban Forestry| 206-684-5693 (Tel) 206-615-0899 (fax)

http://www.seattle.gov/transportation

CONFIDENTIALITY NOTICE: This email message, including any attachments is for the sole use of the intended recipient(s) and may contain confidential, proprietary, and/or privileged information, as well as content subject to copyright and other intellectual property laws. If you are not the intended recipient, you may not disclose, use copy, or distribute this e-mail message or its attachments. If you believe you have received this e-mail message in error, please contact the sender by reply e-mail, immediately delete this e-mail and destroy any copies. Prior to use of this e-mail message or its attachments, the intended recipient agrees to the terms of use outlined on Weber Thompson PLLC's intellectual property link www.weberthompson.com. Any such use indicates recipients' acceptance of the above statements and conditions of permitted use without exception.

2940 Westlake Ave. N (Suite #200) · Seattle, WA 98109 · Phone 206.528.4670 · w w w . t r e e s o l u t i o n s . n e t

Project No. TS - 5127 Arborist Report

TO: Catherine Benotto

SITE: 1200 Howell St, Seattle, WA 98101

RE: Site Assessment and Tree Inventory

DATE: November 20, 2015

PROJECT ARBORIST: J. Casey Clapp ISA Certified Arborist #PN-7475A ISA Qualified Tree Risk Assessor

REVIEWED BY: Katie Hogan, ISA Certified Arborist #PN-8078A

Summary Four (4) trees were assessed on the subject property. All four trees were in good health and fair structural condition, and were located along the periphery of the site. One (1) tree on site is considered Exceptional per City of Seattle Director’s Rule 16-2008. Due to proposed site development plans, all four trees will likely need to be removed. Assignment & Scope of Report This report outlines the site inspection by Casey Clapp and Katherine Taylor, of Tree Solutions, Inc., on November 20, 2015. Included are observations and data collected at the site located at 1200 Howell St, Seattle, WA 98101. Catherine Benotto of Weber Thompson Architects, requested these services to acquire information for project planning. I was asked to evaluate the significant trees on site, with reference to site plans for proposed development dated October 29, 2015 provided to me by Catherine Benotto. I was asked to produce an Arborist Report including my findings and recommendations. The tree size, species, health and structural condition, and related notes and recommendations for each tree can be found in the attached Tree Inventory. A site map with tree locations can be found in the attached site map. Photographs, Glossary and References follow the site map. Limits of assignment can be found in Appendix A. Methods can be found in Appendix B. Additional assumptions and limiting conditions can be found in Appendix C.

1200 Howell St – Arborist Report 11.20.2015 p.2 of 6

2940 Westlake Ave. N (Suite #200) · Seattle, WA 98109 · Phone 206.528.4670 w w w . t r e e s o l u t i o n s . n e t

Observations Site The 14,398 square foot site is on the corner of Howell St and Minor Ave in the Denny Triangle area of Seattle. No structures currently exist on site. The site is a surface parking lot bordered by large high-rise buildings. The site is flat and nearly entirely covered with asphalt. Two strips of pervious surface were seen on site which bordered the pavement on site and the sidewalk. The trees were located in this planting strip area, and some shrubs were planted between them. Trees Four significant trees currently exist on site, one of which is Exceptional. All the trees on site were European hornbeams (Carpinus betulus). The trees were in good health condition and fair structural condition due to having co-dominant growth habits, included bark, and narrow angles of attachment. The size threshold for Exceptional European hornbeams is 16 inches diameter at standard height (DSH) thereby making tree 100 (with a DSH of 22.0 inches) an Exceptional tree. Discussion These trees are located along the periphery of the site and have many roots that are located beneath the pavement on site. The proposed site development will include an underground parking area that will require excavation all the way to the edges of the lot. This will require the removal of all the trees on site. Recommendations

Remove the trees that are not suitable for retention per proposed site use.

Obtain all the necessary permits prior to site development.



Photographs

Photo 1: Trees 97 and 98. Photo taken looking east.

Photo 2: Trees 99 and 100. Photo taken looking northwest.

Tree 97 Tree 98

Tree 99 Tree 100



Glossary

co-dominant stems: stems or branches of nearly equal diameter, often weakly attached (Matheny et al. 1998)

crown/canopy: the aboveground portions of a tree (Lilly 2001) DSH: diameter at standard height; the diameter of the trunk measured 54 inches (4.5 feet) above

grade (Matheny et al. 1998) ISA: International Society of Arboriculture included bark: bark that becomes embedded in a crotch between branch and trunk or between

codominant stems and causes a weak structure (Lilly 2001) significant size: a tree measuring 6” DSH or greater structural defects: flaws, decay, or other faults in the trunk, branches, or root collar of a tree, which

may lead to failure (Lilly 2001) References ANSI A300 (Part 1) – 2008 American National Standards Institute. American National Standard for Tree

Care Operations: Tree, Shrub, and Other Woody Plant Maintenance: Standard Practices (Pruning). New York: Tree Care Industry Association, 2008.

Sugimura, D.W. “DPD Director’s Rule 16-2008”. Seattle, WA, 2009. 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 Lilly, Sharon. Arborists’ Certification Study Guide. Champaign, IL: The International Society of

Arboriculture, 2001. Matheny, Nelda and James R. Clark. Trees and Development: A Technical Guide to Preservation of Trees

During Land Development. Champaign, IL: International Society of Arboriculture, 1998. Mattheck, Claus and Helge Breloer, The Body Language of Trees.: A Handbook for Failure Analysis.

London: HMSO, 1994.



Appendix A - Limits of Assignment Unless stated otherwise: 1) information contained in this report covers only those trees that were examined and reflects the condition of those trees at the time of inspection; and 2) the inspection is limited to visual examination of the subject trees without dissection, excavation, probing, climbing, or coring unless explicitly specified. There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the subject trees may not arise in the future. Tree Solutions did not review any reports or perform any tests related to the soil located on the subject property unless outlined in the scope of services. Tree Solutions staff are not and do not claim to be soils experts. An independent inventory and evaluation of the site’s soil should be obtained by a qualified professional if an additional understanding of the site’s characteristics is needed to make an informed decision. Appendix B - Methods I evaluated tree health and structure utilizing visual tree assessment (VTA) methods. The basis behind VTA is the identification of symptoms, which the tree produces in reaction to a weak spot or area of mechanical stress. A tree reacts to mechanical and physiological stresses by growing more vigorously to re-enforce weak areas, while depriving less stressed parts (Mattheck & Breloer 1994). An understanding of the uniform stress allows me to make informed judgments about the condition of a tree. I measured the diameter of each tree at 54 inches above grade, diameter at standard height (DSH).



Appendix C - Assumptions & Limiting Conditions

1. Consultant assumes that any legal description provided to Consultant is correct and that title to

property is good and marketable. Consultant assumes no responsibility for legal matters. Consultant assumes all property appraised or evaluated is free and clear, and is under responsible ownership and competent management.

2. Consultant assumes that the property and its use do not violate applicable codes, ordinances, statutes or regulations.

3. Although Consultant has taken care to obtain all information from reliable sources and to verify the data insofar as possible, Consultant does not guarantee and is not responsible for the accuracy of information provided by others.

4. Client may not require Consultant to testify or attend court by reason of any report unless mutually satisfactory contractual arrangements are made, including payment of an additional fee for such Services as described in the Consulting Arborist Agreement.

5. Unless otherwise required by law, possession of this report does not imply right of publication or use for any purpose by any person other than the person to whom it is addressed, without the prior express written consent of the Consultant.

6. Unless otherwise required by law, no part of this report shall be conveyed by any person, including the Client, the public through advertising, public relations, news, sales or other media without the Consultant‘s prior express written consent.

7. This report and any values expressed herein represent the opinion of the Consultant, and the Consultant’s fee is in no way contingent upon the reporting of a specific value, a stipulated result, the occurrence of a subsequent event or upon any finding to be reported.

8. All photographs included in this report were taken by Tree Solutions Inc. during the documented site visit, unless otherwise noted.

9. Sketches, drawings and photographs in this report, being intended as visual aids, are not necessarily to scale and should not be construed as engineering or architectural reports or surveys. The reproduction of any information generated by architects, engineers or other consultants and any sketches, drawings or photographs is for the express purpose of coordination and ease of reference only. Inclusion of such information on any drawings or other documents does not constitute a representation by Consultant as to the sufficiency or accuracy of the information.

10. Unless otherwise agreed, (1) information contained in this report covers only the items examined and reflects the condition of the those items at the time of inspection; and (2) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, climbing, or coring. Consultant makes no warranty or guarantee, express or implied, that the problems or deficiencies of the plans or property in question may not arise in the future.

11. Loss or alteration of any part of this Agreement invalidates the entire report.

Table o

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(DEDICATED PUBLIC RIGHT OF WAY)

(DEDICATED PUBLIC RIGHT O

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(DEDICATED PUBLIC RIGHT OF WAY)


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98102-3513

BUSH, ROED & HITCHINGS, INC.

2009 MINOR AVE. EASTSEATTLE, Washington

LAND SURVEYORS & CIVIL ENGINEERS

FAX# (206) 323-7135

(206) 323-41441-800-935-0508

ALTA/ACSM LAND TITLE SURVEY

1200 HOWELL STREETBURRARD GROUP

CITY OF SEATTLE, KING COUNTY, WASHINGTON

NW

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