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HomeMy WebLinkAboutPermit PL18-0092 - CITY OF TUKWILA / KRIS KELLEY - TREE REMOVAL / TREE PERMITKRIS KELLEY TREE REMOVAL 7345600722 PARENT FILE PL18-0092 THIS FILE L18-0108 TREE PERMIT/NON-SHORELINE City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director November 8, 2018 NOTICE OF DECISION TO: Kris Kelly, Applicant This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: PL18-0092 Applicant: Kris Kelly Type of Permit: Tree Permit Project Description: Request to approve removal of two leaning Cottonwood trees Location: 128th St and 37th Ave S Associated Files: L18-0108 Comprehensive Plan Low Density Residential Designation/Zoning District: I1. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The City Planning Supervisor has determined that the application for a Tree Permit does comply with applicable City and State Code requirements and has approved the application with the following conditions: • Trees must be replaced per the replacement ratios established in the Tree Regulations. A total of 6 replacement trees must be installed on the property. Each removed tree requires the replacement at a ratio of 3:1 because this property is located in an environmentally sensitive area. • Planting and maintenance shall be in accordance with best management practices for landscaping to ensure the vegetation's long-term health and survival per TMC 18.54.130.3.c(3), and trees will align with Tukwila's approved tree list. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Page 2 of 3 • Trees should be watered weekly during the dry months (generally July -September or as necessary depending on conditions) for the first two growing seasons. • Replacement trees must be planted within six months of issuance of decision. Photos, as well as a note of type and number of trees planted, will be sent as a response to this permit within three months for final approval. III. FINDINGS This tree clearing permit application is a request to remove two (2) Cottonwood trees one with a dbh of 29" and one with a dbh of 30", both of which are leaning and have been assessed by A.B.C. Consulting Arborists LLC. Tukwila's Tree Regulations (TMC 18.54) regulates the clearing of trees. Removal of any tree within an environmentally sensitive area requires replacement based on tree canopy size. Each of the removed trees can be classified as large -canopy, and must be replaced at a ratio of 3:1. The applicant has proposed that Green Tukwila will plant replacement trees on the property that are listed on Tukwila's approved tree list. IV. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 1 decision pursuant to Tukwila Municipal Code § 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Hearing Examiner of the Decision on the Permit itself is permitted. A party who is not satisfied with the outcome of the Hearing Examiner appeal process may file an appeal in King County Superior Court from the Hearing Examiner's decision. V. PROCEDURES AND TIME FOR APPEALING In order to appeal the Planning Supervisor's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision. The requirements for such appeals are set forth in Tukwila Municipal Code Ch. 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 3 of 3 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition, all hearing examiner costs will be passed through to the appellant. VI. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as a closed record hearing before the Hearing Examiner based on the information presented to the Planning Supervisor who made the original decision. No new evidence or testimony will be permitted during the appeal hearing. Parties will be allowed to present oral argument based on the information presented to the Planning Supervisor before their decision was issued. The Hearing Examiner's decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner's decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW Ch. 36.70C. If no appeal of the Hearing Examiner's decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VII. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Meredith Sampson, who may be contacted at 206-431-3661 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Minnie Dhaliwal Department of Community Development City of Tukwila Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 TREE APPLICATION A. B. C. D. E. F. Tree Removal Work in Critical Root Zone Heritage Tree Removal Emergency Tree Removal/ Utility Work Sensitive Area Tree Removal HI! h/Extreme Risk Tree APPLICATION FOR STAFF USE ONLY Planner: File Number: L. /' - c7/d 8" Application Complete Date: Project File Number: Oj, / - 0092 Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: 128th St Parcel tree removal TYPE OF TREE PERMIT (CHECK APPROPRIATE BOX): A. Tree Removal for trees larger than 8-inches in diameter and on sites zoned single family and developed with a single-family dwelling; B. Work in the Critical Root Zone; C. Heritage Tree Removal or pruning of Heritage Tree over 20% of existing crown D. Emergency Tree Removal/Utility Work E. Tree Removal in sensitive area outside of the shoreline jurisdiction. F. Extreme or high risk tree removal. BRIEF DESCRIPTION OF PROJECT:leaning cottonwoods need to come down before incident LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 128th St. and 37th Ave S LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 734560-0722 DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Kris Kelly Address: 13900 Interurban Ave S Tukwila Wa 98168 Phone: 206-433- 7161 Signature: E-mail: kris.kelly@tukwilawa.gov Date: 11/6/18 C:\Users\DCD-Admin\Documents\For es\Permits\Tree Permitdocx Page3of7 Consulting Arborists LLC A.B.0 Consulting Arborists LLC Accurate Balanced Certified 128th Street Parcel 3 Cottonwood Trees Risk Assessment October 14, 2018 PREPARED FOR: Tukwila Parks C/O Kris Kelly 13900 Interurban Av S Tukwila, WA 98168 PREPARED BY: A.B.C. Consulting Arborists LLC Daniel Maple, Consultant Registered Consulting Arborist #627 ISA Municipal Specialist # PN-7970AM ISA Tree Risk Assessment Qualified (TRAQ) ISA Board Certified Master Arborist #PN-7970BM 3 Cottonwood Risk Assessment 128th Street Parcel, Tukwila WA. By, A.B.C. Consulting Arborists LLC August 22, 2018 Page 2of14 TABLE OF CONTENTS CONSULTING ARBORIST 2 ASSIGNMENT 3 Limitations 3 PURPOSE 3 METHODOLOGY 3 TREE LOCATION AND ID 4 OBSERVATIONS 4 The Site 4 The Trees 4 RECOMMENDATIONS 5 CERTIFICATION 5 ATTACHMENTS 6 CONSULTING ARBORIST Daniel J. Maple / A.B.C. Consulting Arborists, LLC Email: Daniel@AbcArborist.Com Ce11 Phone: (509) 953-0293 Certifications ASCA Registered Consulting Arborist (RCA) # 627 ISA Board Certified Master Arborist PN-7970BM ISA Certified Arborist Municipal Specialist PN-7970AM ISA Tree Risk Assessment Qualified (TRAQ) June 30, 2020 Commercial Applicator # 92432 Commercial UAV Airman Pilot (Drone) # 4135495 3 Cottonwood Risk Assessment 128th Street Parcel, Tukwila WA. By, A.B.C. Consulting Arborists LLC August 22, 2018 Page 3 of 14 EXECUTIVE SUMMARY Due to the location, size, lean, and asymmetric growth 2 of the 3 cottonwoods (trees 1 and 2) should be reduced to 20' tall snags, the trunks girdled, and the trunks left as habitat snags. ASSIGNMENT I have been contracted to provide the following: • Assess the risk of 3 cottonwoods near the east property line of the 128th street parcel. • Provide recommendations to mitigate any noted risks. • Provide a written report of my observations, analysis and recommendations. Limitations There are limits when testing for internal decay, the test site could go to the side of the decay, or the level of root decay could be enough to cause whole tree failure but not have advanced far enough into the roots/root crown to be detected. We took every reasonable effort to accurately determine the level of risk associated with the trees, however, it is possible that internal decay may exist and not been detected. This report is not a health assessment, nutrient analysis, or quote to provide services, it is limited to the scope of the assignment. PURPOSE This report is intended to identify and reduce exposure to tree related risks: • To identify tree(s) defects that pose a risk(s) to the adjacent home(s) and personal property, as well as the owners and their guests. • Provide reasonable mitigation options to reduce risk to acceptable levels. • To document tree hazards for obtaining a tree cutting permit if one is required. METHODOLOGY To evaluate the trees, as well as to prepare this report, I drew upon my 30+ years of experience in the field of arboriculture and my formal education. I followed the protocol of the International Society of Arboriculture (ISA) and I performed my assessment using and/or considering the following Best Management Practices: ANSI A300 Part 1— Pruning. ANSI A300 Part 2 — Soil Management a.) Modification b.) Fertilization & c.) Drainage. ANSI A300 Part 3 — Supplemental Support Systems. ANSI A300 Part 9 — Tree Risk Assessment (Second Edition). Best Management Practices were developed to aid in the interpretation of professional standards and guide work practices based upon current science and technology. Using this process, I performed my assessment, which included looking at the overall health of the trees as well as the site conditions. This is a scientifically based process to look at the entire site, surrounding land and soil, as well as a general look at the trees themselves. 3 Cottonwood Risk Assessment 128th Street Parcel, Tukwila WA. By, A.B.C. Consulting Arborists LLC August 22, 2018 Page 4 of 14 TREE LOCATION AND ID I assessed 3 cottonwood trees on the east side of the 128th street parcel. The 3 trees were tagged with aluminum tags and numbered 1-3. Please refer to Attachment 1, Tree Plotter Image for an orientation to the site and the approximate location of the trees. OBSERVATIONS The Site The site is located on the NE comer of S 128th ST. & 37th AV. S. A.K.A. Parcel 7345600722. It is a 16,250 sq. ft. (.37-acre) Vacant lot Zoned LDR. While no environmentally sensitive issues were found using King County iMap critical areas overlay, the trees appear to be seasonally flooded by the creek that runs through the site. The trees were partially exposed to the prevailing S/SW high winds. Soils were Clayey Sandy Loam, moderate in depth, mildly compacted and low in moisture. No other relevant site conditions were noted. The Trees Trees 1) DBH 29" Height 116' Spread 30' asymmetrical to the SE. The tree has a 10° trunk lean from the ground to 20' then the lean increases to approx. 20°. The tree leans at the home to the SE. The crown was co -dominate with included bark. The scaffold limbs were over -extended and prone to Sudden Branch Drop (SBD). The roots were partially exposed, likely caused by the seasonal flooding of the nearby creek. No decay was found in the trunk or roots. Using the ISA Risk Matrix, the risk rating is Moderate Tree 2) DBH 30" Height 110' Spread 27' asymmetrical to the ESE. The tree has a 12.2° trunk lean from the ground to 40' then the lean increases to approx. 22°. The tree leans at the home to the SE. The crown was co -dominate with included bark. The scaffold limbs were over -extended and prone to Sudden Branch Drop (SBD). The roots were partially exposed, likely caused by the seasonal flooding of the nearby creek. No decay was found in the trunk or roots. Using the ISA Risk Matrix, the risk rating is Moderate Tree 3) DBH 38" Height 110' Spread 40'. The tree has a slight lean to the N. and is highly unlikely to fail towards the home to the SE. The trunk, root collar, and roots all appear structurally sound. A creek runs 5' N of the tree but does not increase the trees failure potential. The foliage is normal in size and volume for the species. The tree appears to be in good health and vigor. The scaffold limbs are getting to the point that SBD becomes a real possibility, however the only target is likely the fence. Using the ISA Risk Matrix, the risk rating is Low. See Attachment 2 for photos and Attachment 3 for information on Cottonwoods in our urban forest. 3 Cottonwood Risk Assessment 128t° Street Parcel, Tukwila WA. By, A.B.C. Consulting Arborists LLC August 22, 2018 Page 5 of 14 RECOMMENDATIONS Trees 1-2 should be reduced to 20-foot tall habitat snags, to mitigate the risks associated with their retention. The trunks should be girdled (to prevent them from re -growing) by removing a 6" wide strip of bark all the way around the trunk 24-inches above the ground level. The work should be done within the next 6-8 months. Tree 3 appears to be in good health and vigor with a low risk rating. While SBD is a real possibility the main target is the fence. Using the ISA Risk Matrix, the tree is considered a low risk tree. Given these facts I recommend that the tree be retained and monitored. Re -assess the tree should SBD start to occur. CERTIFICATION I, Daniel Maple, Certify to the best of my knowledge and belief: 1. That the statements of fact contained in this report are true and correct. 2. That the analysis, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and that they are my personal, unbiased professional analysis, opinions, and conclusions. 3. That I have no present or perspective interest in the property or plants that is the subject of this report, and that I had no personal interest or bias with respect to the parties involved. 4. That my compensation is not contingent upon a predetermined value or direction and that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated results, or the occurrence of any subsequent event. 5. That my analysis, opinions, and conclusions were developed, and this report has been prepared, and conforms to current ANSI A300 Best Management Practices and Industry Standards. 6. The report is based on the information known to me at the time of my assessment. If more information is disclosed, I may have further opinions. 7. The report is based on my analysis time of the assessment, and covers that time frame only, any additional limitations are addressed in the body of the report and/or in the attachments. 8. That all the statements of fact in the report are true, complete, and correct to the best of my knowledge and belief, and that they are made in good faith. Thank you for contacting A.B.C. Consulting Arborists LLC for your arboricultural needs. Sincerely, a le Registered Consulting Arborist #627 ISA Municipal Specialist #PN-7970AM ISA Tree Risk Assessment Qualified (TRAQ) ISA Board Certified Master Arborist #PN-7970BM Dani p Consulting Arborist ATTACHMENT ATTACHMENT ATTACHMENT ATTACHMENT ATTACHMENT ATTACHMENT 3 Cottonwood Risk Assessment 128th Street Parcel, Tukwila WA. By, A.B.C. Consulting Arborists LLC August 22, 2018 Page 6 of 14 ATTACHMENTS 1 - TREE PLOTTER IMAGES 7 2 - PHOTOS 8 3 - TREE SUMMARY 10 4 - COTTONWOODS IN THE URBAN FOREST 11 5 - LIMITATIONS 13 6 - REFERENCES 14 3 Cottonwood Risk Assessment 128th Street Parcel, Tukwila WA. By, A.B.C. Consulting Arborists LLC August 22, 2018 Page 7 of 14 ATTACHMENT 1 - TREE PLOTTER IMAGES Site Ma `I North • '_ .. .L 1Jr14 ,R .`(.: ,7• ' iiv, �T-,4.4T '•• p&"� �. 'Milt, �• + t .f et s" 11. .. At.t �'V.0/ ,\ ♦ .M,1 tr4 -- 44 J , f ri e �Y .. �, +{-yea ` �r . ;. i �4':.# .• . � -slot • •.7' `jf .... Z. 4 w • , s¢,j•_ ; a a _ Y':.: r '', �. 1 .` 1 f .• / ( _ y - 3 Cottonwood Risk Assessment 128th Street Parcel, Tukwila WA. By, A.B.C. Consulting Arborists LLC August 22, 2018 Page 8 of 14 ATTACHMENT 2 - PHOTOS Photo 1 Trees 1-3 A. 2 dead rest declinin: Photo 2 1-3, A. Deca ed stum. W/K. deusta • 3 Cottonwood Risk Assessment 128th Street Parcel, Tukwila WA. By, A.B.C. Consulting Arborists LLC August 22, 2018 Pa•e 9 of 14 3 Cottonwood Risk Assessment 128th Street Parcel, Tukwila WA. By, A.B.C. Consulting Arborists LLC August 22, 2018 Page 10 of 14 ATTACHMENT 3 - TREE SUMMARY Id Common Latin DBH Height Spread Condition Management Notes 1 Cottonwood Populus trichocarpa 29 116 30 asy Fair (75) Habitat @ 20' not Viable Lean & asymmetric @ home. risk Moderate to High 2 Cottonwood Populus trichocarpa 30 110 27 asy Fair (75) Habitat @ 20' not Viable Lean & asymmetric @ home. risk Moderate to High 3 Cottonwood Populus trichocarpa 28 110 40 Good (85) Retain Viable Good H/V. SBD poss. Target fence / risk Low / Monitor • • • • 3 Cottonwood Risk Assessment 128th Street Parcel, Tukwila WA. By, A.B.C. Consulting Arborists LLC August 22, 2018 Page 11 of 14 ATTACHMENT 4 - COTTONWOODS IN THE URBAN FOREST Cottonwood (Populus trichocarpa) Distribution and Habitat: Cottonwood is found in Western Washington and portions of Eastern Washington, generally occurring along streams, river floodplains, and sandbars. Common Defects: Cottonwood trees typically develop wide spreading crowns with large dead or rotten branches. Open wounds and poorly healed branch stubs provide entrance courts for wood decay fungi. Visible indicators of extensive decay may be present on the lower bole, particularly conks of Ganoderma applanatum. General Failure defective limbs should be removed to eliminate this hazard. Older cottonwood stands usually contain many defective trees. Careful inspection of trees for conks or mushrooms of wood decay fungi is important. Increment cores of the stem and lower bole may be necessary to determine the amount of rot from wood decay fungi. We know as professional arborists that Black Cottonwoods are notoriously weak and unstable trees. During a harsh winter, trees can sustain internal damage that only manifests after leaves and new growth are set in the spring. Storms (even mild ones) that occur after leaf set are often responsible for major branch failures. In urban areas, cottonwood is well known for its overwhelming size, urine -like scent and extremely brittle wood. They are notorious for shedding large branches that can destroy homes and cars. Their roots are often responsible for cracking foundations, lifting sidewalks and creating snake -like speed bumps in our roadways. Cottonwood trees have been banned from planting within many neighborhoods and city infrastructures across the US. 3 Cottonwood Risk Assessment 128th Street Parcel, Tukwila WA. By, A.B.C. Consulting Arborists LLC August 22, 2018 Page 12 of 14 FROM: EVALUATION OF HAZARD TREES IN URBAN AREAS, APPENDIX IV list of inherent failure patterns for selected species. "Populus trichocarpa" Black Cottonwood Scaffold limbs fail from poor attachments and internal decay; cankers may result in Trunk failure, not necessarily at the butt; roots fail from root rot. From: Manual of Woody Landscape Plants 6th edition. (Page 863) Landscape value; little, except in the difficult plains states; a messy tree often dropping leaves, flowers, fruits, twigs and branches; will break up in storms as the wood is light, soft and weak; impressive in river bottoms and should stay there; quite weed like and stray seedlings are evident in fields along water courses where the tree grows naturally, quick to move into abandoned land. From: Native trees for North American landscapes (page 335) The worst problems with cottonwoods are amplified by the tremendous sizes of mature trees. This translates into massive, brittle, falling limbs and extensive systems of invasive roots. And there is the cotton, of course, if the trees are female: some communities have passed ordinances prohibiting the planting of female cottonwoods. The cottonwood is a picturesque, fast-growing giant best relegated to locations where these negative traits are of no consequence. Cottonwoods are one of only 3 species currently prohibited from planting along Seattle streets and 1 of 6 prohibited from planting along Spokane right -of ways. 3 Cottonwood Risk Assessment 128th Street Parcel, Tukwila WA. By, A.B.C. Consulting Arborists LLC August 22, 2018 Page 13 of 14 ATTACHMENT 5 - LIMITATIONS Assumptions & Limiting Conditions 1. A field examination of the site was made for this report (date referenced in report.) Care has been taken to obtain all information from reliable sources in a timely fashion. Therefor all data has been verified to the best of my knowledge, the certified/consulting arborist can neither guarantee or be held responsible for the accuracy of information provided by any outside sources. 2. All information provided in this report covers only the tree's that were examined and reflects the condition of those tree(s) at the time of inspection. This inspection is limited to a visual method of the trees in question, excluding any core sampling, probing, dissection, aerial inspection, or excavation unless noted in writing and contingent upon the appropriate fee being authorized in writing. There is no guarantee nor warranty, expressed or implied that any deficiencies or problems of the mentioned trees may not arise in the future. 3. All drawings, sketches, and photographs submitted with this report, are intended as visual aids only, and are not exact to scale. They should not be construed as engineering or architectural report of surveys unless noted and specified. 4. The certified arborist/consulting arborist is not required to give any testimony or to attend court for any reason considering this report unless subsequent contractual agreements are made. 5. Any alterations made to this report or loss automatically invalidates this report. 6.This document is protected by copy right laws©. Unless required by law otherwise, possession of this report or a copy of this report does not imply right of publication or use for any purpose by anyone other than the person for whom it was created for, without prior expressed written permission and verbal consent of the consulting arborist. 7. The report and values/opinions expressed, represent the opinion of the certified/consulting arborist, and the arborist fees are in no way contingent upon reporting any specified values, stipulated results, the occurrence of a subsequent event, nor upon finding to be reported. 3 Cottonwood Risk Assessment 128th Street Parcel, Tukwila WA. By, A.B.C. Consulting Arborists LLC August 22, 2018 Page 14 of 14 ATTACHMENT 6 - REFERENCES 1. Brockman, C. Frank, Trees of North America, A Guide to Field Identification. New York: Golden Press, 1979. 2. Dunster, Dr. Julian A., R.P.F., M.C.I.P. Documenting Evidence, Practical Guidance for Arborists, First Choice Books, Victoria, BC, Canada. 2014. 3. Dunster, Dr. Julian A., R.P.F., M.C.I.P. Interpreting Resistograph Readings, A Manual for Users of the Resistograph Decay Detection Instrument. Bowen Island, Canada: Dunster & Associates, 2000. 4. 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. 5. Jacobson, Arthur Lee. Trees of Seattle. 2nd ed. Seattle, Washington: Arthur Lee Jacobson, 2006. 6. Johnson, Warren T. and Lyon, Howard H. Insects That Feed on Trees and Shrubs. Ithaca: Comstock Publishing Associates, 1991. 7. Link, Russell, Landscaping for Wildlife in the Pacific Northwest, The University of Washington Press, Seattle, WA. 1999. 8. Matheny, Nelda P. and Clark, James R. Evaluation of Hazard Trees. 2°d ed. Savoy: The International Society of Arboriculture Press, 1994. 9. Matheny, Nelda P. and Clark, James R. Trees & Development, A Technical Guide to Preservation of Trees During Land Development. Savoy: The International Society of Arboriculture Press, 1998. 10. Mattheck, Claus and Breloer, Helge. The Body Language of Trees, A Handbook for Failure Analysis. London: HMSO, 1994. 11. Pacific Northwest Chapter-ISA. Tree Risk Assessment in Urban Areas and the Urban/Rural Interface. Course Manual. Release 1.5. PNW-ISA: Silverton, Oregon, 2011. 12. Scharpf, Robert F. Diseases of Pacific Coast Conifers. Albany, California: USDA Forest Service, Agriculture Handbook 521, rev. June 1993. 13. Seattle Department of Planning, (DPD), Director's Rule 16-2008, Designation of Exceptional Trees. Publication October 16, 2008. Effective April 1, 2009. 14. Sinclair, Wayne A., Lyon, Howard H., and Johnson, Warren T. Diseases of Trees and Shrubs. Ithaca, New York: Cornell University Press, 1987. 15. 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 a. Tree Structure Assessment). The International Society of Arboriculture Press. Champaign. IL. 2011.