2412 10th avenue e. - seattle2412 10th avenue e.| #3026149 | streamlined design review nk nicholson...

310 First Avenue S, Suite 4S Seattle, WA 98104 | 206.933.1150 | www.nkarch.com July 21st, 2017

nkNICHOLSON KOVALCHICK ARCHITECTS

2412 10TH AVENUE E.Streamlined Design Review

2412 Tenth Avenue E., Seattle WA 98102SDCI #3026149

NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 2

Index

ContextProject Introduction Neighborhood Analysis Neighborhood Character Site AnalysisSite Vicinity Zoning Summary Existing Site PlanAdjacencies and Access Architectural ConceptInspiration & Concept Project Rendering Ground Level Plan Building Plans Building Elevations Site Plan

AppendixDevelopable Area SectionRelationship to Residential NeighborTree Preservation AnalysisArborist Report

345

6 7 89

10 11-13 14 15 16 17

18192021


Project Introduction

Downtown

Capitol Hill/Volunteer Park

Lake Union

Portage Bay

Proposal InformationOwner: DEP HomesApplicant: Nicholson Kovalchick ArchitectsContact: Steve FischerAddress: 2412 10th Ave E. Seattle WA 98102Zoning: NC1- 40Lot Area: 4,492 SF Per Survey

Proposal DescriptionFour (4) townhouse units over a shared garage with seven (7) stalls and two (2) live/work units at grade fronting the street.

Location & NeighborhoodThe property is located in North Capitol Hill, on the 10th Avenue E. arterial. It is east of Interstate-5 and Lake Union, north of Volunteer Park and the Bertschi School, south of Roanoke Park and 520/Portage Bay Viaduct, and west of the Seattle Preparatory School and Lake Washington. Most buildings are single family homes with mid-rise buildings along major arterials, like 10th Avenue E. The property is a 15 minute drive and a 30 minute bus ride to Downtown Seattle.

Urban Analysis Key

Project Site

Node

Point of Interest

Primary Street

5 Min. Walk Radius

Commercial

Parks

Bus Stop


Context AnalysisNeighborhood Analysis

E. MILLER ST.

INTERLAKEN PARK

SEATTLE PREPARATORY

SCHOOL

QUEEN CITY YACHT CLUB

PAGLIACCI PIZZA

ROANOKE PARK PLACE TAVERN

BERTSCHI SCHOOL

ST. PATRICK’S CHURCH

ROANOKE PARK

ROGER’S PLAYFEILD

E.. MILLER ST.

E.. INTERLAKEN BLVD.

BOYER AVE. E..

BOYE

R AV

E. E

..

DELMAR DR. E..

11TH

AVE

. E..

11TH

AVE

. E..

12TH

AVE

. E..

13TH

AVE

. E..

FED

ERA

L AV

E. E

..

BRO

AD

WAY

E..

HA

RVA

RD A

VE. E

..

E.. EDGAR ST.

10TH AVE. E..

E.. EDGAR ST.

E. LOUISA ST.

E. LYNN ST.

PORTAGE BAY

E. LYNN ST.

10

TH A

VE.

E.

E.. ROANOKE ST.

EAST

LAK

E AV

E.

E..

I-5

520


Context AnalysisNeighborhood Character

PAGLIACCI PIZZA INTERLAKEN PARK

SALEE THAITERRITORIAL VIEWS

HISTORIC HOMES

BERTSCHI SCHOOL

ROANOKE PARK PLACE TAVERN

VOLUNTEER PARK

PORTAGE BAY HOUSE BOAT CULTURE 9

1

24

6

3 5

8

7

Photo Credits:1. Google Place Reviews2. Google Maps3. https://www.seattle.gov/parks/find/parks/interlaken-park4. http://www.520history.org/1851-1915/CommunityDevelopment/NCapHIll.htm5. Google Maps6. http://www.motifseattle.com/assets/images/signature-touchpoints/VolunteerParkConservatory.jpg7. Google Maps8. Benjamin Benschneider9. http://cascadiadaily.com/2013/04/kayaking-in-portage-bay/kayaking-in-portage-bay/


Site AnalysisSite Location

10TH AVENUE E.

NORTH

MONTLAKE NEIGHBORHOOD

UNIVERSITY OF WASHINGTON

SEATTLEPREP.

NC1-40

SITE

SF 5000

SF 5000

LR3

PORTAGE BAY

LAKE WASHINGTON

520 BRIDGE

E. MILLE

R ST.

E. ROANOKE ST.

49

NC1-40

LR3

LR2

SF 5000SF 5000LR3

SF 5000

10 M

IN. B

US

TO L

IGH

T RA

IL ST

ATIO

N


Site AnalysisZoning Summary

CODE REFERENCE REQUIREMENT PROPOSAL

23.47A.005 Street-Level Uses

Residential use on street-level facade not to exceed 20% of street-facing facade; driveways exempt from calculation

Non-Residential Livework Units = 30.58’ / 34.17’ = 89.5%Stair up to residential egress plaza = 10.5%

23.47A.013Floor Area Ratio

3.00 Maximum for Residential or Non-Residential Use3.25 Maximum for Mixed Use

4,492 SF x 3 = 13,476 SF4,492 SF x 3.25 = 14,599 SF

Total Residential Floor Area: 6,085 SFTotal Non-Residential Floor Area: 2,969 SFTotal Floor Area: 9,055 SF

FAR = 2.02

23.47A.012 Structure Height

Base Maximum Height Limit: 40’-0”13’-0” Commercial Height: + 4’-0”Total Allowable Height: 44’-0”

Livework Structure Height: 44.46’ above average gradeTownhome Structure Height: 40.29’above average grade

23.47A.014Setback Requirements

15’-0” Rear setback abutting residential lot; Setback begins above 13’-0” and above 40’-0” increases at a rate of 2’ feet of setback per every 10’ of height.

Street setback: 3’-0” at ground level for sidewalk easement; 2’-5” setback above 13’-0” South side setback: 3’-0” Rear setback above 13’-0”: 9’-9” Rear setback below 13’-0”: 9’-10”

23.47A.024 Amenity Area

Required: 5% of the total gross floor area in residential useAll residents shall have access to at least one common or private amenity area.

Total Residential Area: 8542 SFRequired Amenity Area: 427 SFPrivate roof decks provided at all units. Total Residential Roof Deck = 1,660 SF

23.47A.012Rooftop Features

Rooftop features that include stairs or screen mechanical equipment may extend 15’-0” above the base height limit but must cover less than 25% of the roof area.

LW 1 Stair Penthouse = 20% coverageLW 2 Stair Penthouse = 20% coverageTH 1-4 Stair Penthouse = 23% coverage

23.47A.016 Landscaping

Green Factor: 0.3Street Trees RequiredGarbage cans to be screened by 3’-0” screening5’ Deep Landscaped Area and 6’ high screening at unenclosed parking garage abutting residential zone

Green Factor: 0.3Street trees to be provided and coordinated with SDOTRear landscape buffer to be +/- 9’-6” Parking is setback 9’-10 from rear residential zone and screened by building facade

23.54.015Required Parking

Livework Units: 0 spaces required for units less than 1500 SFResidential Units: 1 space per dwelling unit Residential Parking is reduced to .5 spaces per dwelling unit due to proximity frequent transit stop.

4 Residential Units; Total Required Spaces = 2 Spaces7 Total Spaces (1.75 Spaces per Dwelling Unit)

23.54.015Bicycle Parking

Table D(D.2) Long Term: 1 per 4 Dwelling UnitsTable D(D.2) Short Term: NA

Long Term: 2 Total Spaces

23.54.040Solid Waste & Recyclable

Materials Storage

Residential uses will be billed separately for utilities, storage area provided to be minimum 2’ x 6’ per unit.

(4) Waste/Recycling storage spaces for Residential Use provided at rear of garage(2) Waste/Recycling storage spaces for Non-Residential Use provided outside of garage

Address: 2412 10th Ave E Seattle WA 98102

Zoning: NC1-40

Principal Pedestrian Street: 10 Ave E

Overlay: None

ECA: None

Lot Area: 4,492 SF Per Survey

WW

WW

SS

SS

SS

SS

SS

SS

10"PS

12"PS

EXISTING BUILDING(TO BE DEMOLISHED)

10TH

AVE

NUE

E.

LOT 26

LOT 25

LOT 24

LOT 23

ASPHALT DRIVEWAY

S 88°53'40" E 99.83'

N 01

°08'4

2" E

45.

00'

S 88°53'40" E 99.83'

45.0

0'

CONCRETE RETAINING WALL

GRAVEL DRIVEWAY(TO BE DEMOLISHED)

CONCRETE DRIVEWAY(TO BE DEMOLISHED)

CONC

RETE

WAL

K

(TO BE

DEM

OLISHE

D)

CONC

RETE

POR

CH(T

O BE

DEM

OLIS

HED)

RIP-RAP RETAINING WALL ON ADJACENT PROPERTY

EXISTING APARTMENT BUILDING2408 10TH AVE. E.

24.8

'

CONC

RETE

SID

EWAL

K

CONC

RETE

GUT

TER,

TYP

.

CONC

RETE

STR

EET

CONC

RETE

CUR

BCUT

WOOD FENCE ON ADJACENT PROPERTY

ROCK WALL ON ADJACENT PROPERTY

FENCE ON ADJACENT PROPERTY

202

201.2

202

206

206.9

204

206.7

60' R.O.W.200204

202

+208.9

206

208

204

206.5 FENCE ON ADJACENT PROPERTY

LOT 15

LOT 14

LOT 17

LOT 18

EXISTING SINGLE FAMILY HOME2411 FEDERAL AVE. E.


EXISTING TREE TO BE DEMOLISHED

EXIS

TING

BUS

INES

SRO

ANOK

E PA

RK P

LACE

2409

10T

H AV

E. E

.

FREEWAY RIGHT OF WAY

EXIS

TING

DUP

LEX

2414

/241

5 10

TH A

VE. E

.

EXISTING CURB CUT TO BE DEMOLISHED


EXISTING POWER POLE

SWR LATL


Site AnalysisExisting Site Plan

N


Site AnalysisAdjacencies and Access

Legal DescriptionLot 25 and the north half of Lot 24 in Block 3 of the Davis Addition to Seattle in King County, Washington.

Project Description(2) 1500 SF Livework Units on 10th Ave. E.. (4) Townhouse Units above a Shared Garage(7) Parking Stalls in Shared GarageRamp down to garage on 10th Ave. E.. Stair up to townhouse units on 10th Ave. E.. Landscaped Rear Yard

VEH

ICLE

ACCES

S

10TH

AV

E E.

(60’

R.O

.W.

)BRID

GE

MILLER AVE E..

ROANOKE PARK PLACE

KRISTI’S GROOMING

ROANOKE PARK WATCH REPAIR

CJ LEE SALON

PAGLIACCI PIZZA

BRANFORD BIKE

COPPER TREE CAFE

SFH

SFH

SFH

SFH

MIXED USE APARTMENT BUILDING

APARTMENT BUILDING

15’-0” REQ. RESIDENTIAL

SETBACK

3’-0” REQ. SIDEWALK EASEMENT

APARTMENT BUILDING

PED

ESTR

IAN

AC

CES

S

N


Proposed DesignInspiration & Concept

2343 10th Ave. E. - New TownhousesRoanoke Park Place Tavern

Galer 8 by NK Architects

Bertschi School Science Wing Addition


Proposed DesignBuilding Rendering



CS1 Natural Systems and Site FeaturesCS3 Architectural Context and CharacterThe design concept includes “planted edges” that are reminiscent of the neighboring Roanoke Park Place Tavern’s ivy clad front facade.

1

CS3 Architectural Context and CharacterD2 Architectural ConceptThe design of the stair penthouses was inspired by the Bertschi School’s award winning addition that can be seen down the street. They are also setback from the building edge and clad in a contrasting but complimentary siding material. This makes them feel more like objects on top of the building and less like a continuation of the mass.

2

CS2 Relationship to Block - Corner SiteBecause the building is adjacent to a site that is likely to never be developed it’s north side acts as a gateway to the Capitol Hill neighborhood. Windows wrapping it’s corner on this side as well as the building’s circulation being on this side provide attention to the corner.

3

2

3

3

PL3 Street Level InteractionThe live-work includes two distinct entries, whose locations are made clear by a recess, lighting, and signage. The storefront along the street declares these as livework units with a true commercial program and the inset creates distinction from the residential unit above while also creating a generous public sidewalk.

4

4

PL2 WalkabilityRecessed entries with lighting soffits provide clearly defined entries and overhead weather protection. Signing with integrated lighting aids in wayfinding for the livework units.

5

5

1

1



CS2 Urban Pattern and FormThe livework unit is setback to provide a generous sidewalk for the public and to provide a small scale commercial feel similar to the neighboring commercial buildings. Two distinct enteries are provided, one for primarily public use and one that access a stair leading to the residential use of the unit.

1

1

1

DC4 Exterior Elements and MaterialsThe livework units are highlighted with the use of masonry, storefront glazing system, and cedar soffits with lighting. Signage with integrated lighting is provided on the street facing wall above pedestrian head height.

2

2

2


Proposed DesignGround Level Plan

DC1 Project Uses & ActivitiesThe parking garage serves the 4 townhouses above it and provides 7 stalls, therefore traffic will be light. The exit out of the garage leads to residential trash/recycling storage and a stair that goes directly to the unit enteries.

DC2 Architectural ConceptThe livework units are distinguished from the residential townhouses through ground level access, an entire level dedicated to the work program, recessed entries, separate entries for the public and for the resident provide privacy and flexibility, and aluminum storefront along the street denotes the non-residential use.

CS1 Natural Systems and Site FeaturesStreet trees are provided within the right-of-way and are coordinated with the building enteries while providing enough space for the trees to grow.

PL4 Active TransitA stair leading directly from the residential walkway down to 10th Avenue is located along the west facade of the building, creating direct access to the sidewalk and nearby public transit. Bike storage is provided within the covered garage and is located near the stair that leads to the residential units above.

Trash/Recyc.

Tras

h/Re

cyc.

LW 1

LW 2

Garage

(7) Stalls

Driveway

3’-0” Sidewalk Easement

10TH

AVE

. E..

Bike Storage

1

2

22

33

1

4

4

4

N

Landscaped Edge

New Street Trees


Proposed DesignBuilding Plans

Level 1 (Unit Access Level) Level 2

Roof Deck Level 3

LW 1

LW 1 LW 1

LW 1

LW 2

LW 2 LW 2

LW 2

TH 1 TH 1

TH 1 TH 1

TH 3 TH 3

TH 3 TH 3

TH 4 TH 4

TH 4 TH 4

TH 2 TH 2

TH 2 TH 2

N

Decks


Proposed DesignBuilding Elevations

1

1

2

45

3

West Elevation (10th Ave. E..)

7

6

3

6

East Elevation

Material Key

Fiber Cement Lap

Siding - Charcoal

Fiber Cement Panel

Siding - White

Fiber Cement Lap

Siding - Woodtones

Masonry Veneer

Storefront

Slat Screen / Railing

Concrete Masonry Unit

1

1

22

2

4

4

6

North Elevation

3

3

1

7

7

6

6

South Elevation

1

2

3

4

5

6

7

WW

WW

SS

SS

SS

SS

SS

SS

NEW BUILDING(2 LIVEWORK UNITS + 4 TOWNHOUSES OVER

SHARED GARAGE)

LOT 25

OUTLINE OF BUILDING AT PODIUM LEVEL

10TH

AVE

NUE

E.

LOT 26

LOT 24

LOT 23

ASPHALT DRIVEWAY

RIP-RAP RETAINING WALL ON ADJACENT PROPERTY

EXISTING APARTMENT BUILDING2408 10TH AVE. E.

24.8

'

CONC

RETE

GUT

TER,

TYP

.

CONC

RETE

STR

EET

CONC

RETE

CUR

BCUT

WOOD FENCE ON ADJACENT PROPERTY

ROCK WALL ON ADJACENT PROPERTY


202

60' R.O.W.


200204202

+208.9

206

208

204

206.5

LOT 15

LOT 14

LOT 17

LOT 18

LANDSCAPING

UP

UP



NEW STREET TREE IN 4'X6' TREE WELL;COORDINATED WITH SDOT PRIOR TO CONSTRUCTION

NEW STREET TREE IN 4'X6' TREE WELL;COORDINATED WITH SDOT PRIOR TO CONSTRUCTION

VEGETATION AND STOOP

EXIS

TING

BUS

INES

SRO

ANOK

E PA

RK P

LACE

2409

10T

H AV

E. E

.

FREEWAY RIGHT OF WAY

EXIS

TING

DUP

LEX

2414

/241

5 10

TH A

VE. E

.

NEW CURB CUT

EXISTING CURB CUT TO BE DEMOLISHED

SIDEWALK11' - 4"

CURB6"

4' - 1"

SIDEWALK7' - 4" REQ. LIVEWORK DEPTH PER SMC

30' - 1"


OUTLINE OF TOWNHOMES ABOVE GARAGE

DRIVEWAYSI

DEW

ALK

5' - 0

"

SIDE

WAL

K6'

- 0"

DIST

. B/T

TRE

ES17

' - 3"

FACE OF BLDG. ABOVE

LW1

LW2

TH1 TH2 TH3 TH4

EXISTING POWER POLE

SWR LATL

FIRE

SEP

. DIS

T.5'

- 1"

FIRE

SEP

. DIS

T.3'

- 0"

5' - 3"SETBACK

9' - 9"

SETBACK UP TO 13'-0" 3' - 1"SIDEWALK EASEMENT

3' - 0"

SIGHT TRIANGLE PER SMC 23.54.030

15' - 0"

LINE

OF R

ESID

ENTI

AL S

ETBA

CK


Proposed DesignSite Plan

N


AppendixDevelopable Area Section

Setbacks: A SDOT required 3’-0” sidewalk easement is provided at the ground level commercial. This easement and the move to rotate the eastern units away from the adjacent residential neighbor (explained on the next page) causes the building to require a 35% reduction of the 15’-0” rear setback, which would be below the allowable 50% reduction.

(E)(W)

PROJECT SITE RESIDENTIAL LOT

TO NEIGHBORING BUILDING35' - 6" +/-15' - 0"

EXISTING FENCE ON NEIGHBOR'S PROPERTY

LARGE EXISTING TREE ON NEIGHBOR'S PROPERTY

EXISTING SIDEWALK

SETBACK2' - 5"

10TH

AVE

. E.

CODE COMPLIANT ENVELOPE

3' - 0"REQUIRED LIVE WORK DEPTH

30' - 1"

13' -

0"

GARAGE

LIVEWORK

TH1 TH2 TH3 TH4

9' - 9"5' - 3"

REAR TOWNHOMES FACE AWAY FROM NEIGHBOR

LANDSCAPED SETBACK

2' - 3" 7' - 6"

SDOT REQUIRED SIDEWALK EASEMENT

NEW STREET TREES

PROPOSED SETBACK

MAX. ALLOWABLE SETBACK REDUCTION AREA

REQUIRED SETBACK

50% OF REQUIRED SETBACK

9' - 10"

9’-9

”Set

back

Proposed DesignOriginal Design

15’-0

”Set

back


AppendixRelationship to Residential Neighbor

Original Design Proposed Design

N

Changes to Design

SDOT required 3’-0” sidewalk setback pushes building back on the site.

Eastern units are turned 90 degrees to face north. In order to maintain liveability the units have a minimum workable width. This causes the units to encroach on the setback.

A corner unit, with opportunities to light and air from two sides, is lost when the units were rotated.

Premium views to the east are given up for these units that now face north.

The entry plaza and patio for these units was removed.

An original design of the project included two units at the rear of the site that faced east and were entered from a large plaza with room for those units to have a patio outside of their entry. Preliminary communication with the city encouraged the design team to move to a scheme that faced these rear units north.

1

1

1

2

3

4

44

5

2

3

5

2


AppendixExceptional Tree Analysis

Opt. 1: Tree Removed

Opt 2: Tree Preserved,

Code Complaint

Opt 3: Tree Preserved,

with Departures

Unit Count 6 Units 3 Units 5 Units

Floor Area 9,073 SF 7,965 SF 8,950 SF

Floor Area Ratio (FAR) 3.25 Max.

2.00 / 3.2562% FAR Utilized

1.77 / 3.25 54% FAR Utilized

2.00 / 3.25 62% FAR Utilized

Rear Setback(15’- 0” per Zoning)

9’ - 9” 15’-0” 9’ - 9”

Live/Work Average Depth(30’- 0” Minimum) Compliant Non-Compliant Non-Compliant

Tree Protection AreaN/A Outside of Dripline Inside of Dripline, Per

SMC 25.11.050.B

N3' - 1

"

20' - 0"

FIRE

SEP

. DIS

TANC

E5'

- 1"

BEGINS 13'-0" ABOVE GRADE9' - 9" REQ. RES. SETBACK11'

- 0"

6' - 9"

12' -

1"

30' - 1"

GARAGE

34' -

5"

13' -

0"

LW1 TH1 TH2 TH3 TH4

DRIVEWAY

EXTERIOR WALKWAY TO TOWNHOMES ABOVE GARAGE

STAIR10TH

AV

E E.

SS

3' - 1

"

5' - 1

"

BEGINS 13'-0" ABOVE GRADE15' - 0" REQ. RES. SETBACK

DRIPLIN

E RADIUS

11'- 0"

3' - 0"

6' - 9"

12' -

1"

GARAGE

EXTERIOR WALKWAY TOTOWNHOMES ABOVE GARAGE

31' -

5"LW1

TH1 TH2 TH3

DRIVEWAY

STAIR

10

TH A

VE

E.

OPT

1O

PT

2O

PT

3

SS

SS

UP

UP

REQ. LIVEWORK DEPTH PER SMC30' - 1"

LW1

LW2

TH1 TH2 TH3 TH4

5' - 1

"

3' - 1

" SETBACK9' - 9"

SETBACK UP TO 13'-0" 3' - 1"

10' -

0"

3' - 0"

GARAGE

EXTERIOR WALKWAY TO TOWNHOMES ABOVE GARAGE

NEW STREETTREES

DRIVEWAY

10TH

AV

E E.

Options Compared

There is an existing tree on the southwest corner of the site that has been designated as exceptional. An arborst report (see next page) describes the tree as in poor condition and presenting a high risk of falling limbs. The design team pursued a development impact study if the tree were perseved. A nearly code-compliant option loses 2 potential units, only uses 50% FAR, and makes an unworkable live-work unit. Another option that encroaches into the tree’s dripline loses 1 unit, requires a rear setback reduction, and make


AppendixArborist Report on Existing Tree Health

Shoffner Consulting

21529 4TH AVE. W #C31 BOTHELL, WA 98021 MOBILE:(206)755-2871 EMAIL: [email protected]

March 22, 2017

Cao Huynh DEP Real Estate VIII 800 23rd Ave. S Seattle, WA 98144

RE: Tree Condition and Risk Assessment - 2412 10th Ave. E. Seattle.

Cao:

This report is provided to address the tree of concern located on the property at the address of 2412 10th Ave. E. in the City of Seattle, WA. I visited the site recently to assess the tree and gather information on it, including a photo provided in this report. Please see the accompanying Basic Tree Risk Assessment Form for reference to this report. The City of Seattle provides criteria and size thresholds for classifying trees as exceptional in DPD Director’s Rule 16-2008.

1. Site Conditions The property upon which the tree is located is in the north Capital Hill area, just east of I-5. The property is developed with a single family residence that is currently vacant. The property is in a neighborhood of properties developed for multiple uses including residences, restaurants and other businesses.

2. Tree Condition The tree of concern is a western red cedar measuring 44” dbh, large enough to meet the minimum size threshold to be classified as exceptional. This tree is in poor condition and presents a high risk because of its condition.

The tree has been topped more than once, the first episode resulting in the production of multiple trunks at a height of six feet and the subsequent cuts resulting in the production of many more tops just above the first cuts. As a result, this tree (which should have a single leader from the base to the top) has developed a crown that it is clustered with so many leaders and crossing limbs.

The crotches between most of the leaders are very tight, v-shaped and as a result included bark has formed at many of these connections. As the leaders increase in size, so does the included bark which puts pressure on the connections, eventually causing failure of one or more of the trunks. The largest of the new co-dominant leaders are as large as 24” in diameter and most of the co-dominant leader, both from the original cuts and the subsequent ones, are as

1

large as 16” in diameter. The failure of any of these could result in damage to a future structure or other target below it, such as a car parked along the street.

In addition to the tight crotches andincludedbark, there are a few pockets of decay at and just below the crotches. I did not take a core sample because just the presence of the decay at these locations further weakens the connections.

As the Basic Tree Risk Assessment Form shows, the risk rating of this tree, associated to the damage caused as a result of failure of one or more of the large co-dominant stems is high, warranting mitigation of the risk. There are so many stems in this tree that are affected by the conditions of concern, to remove every other one would eliminate nearly half of the tree’s crown affecting its health significantly as well leav ing more exposed cu ts to the

development of decay.

3. Conclusions and RecommendationsAlthough this tree is exceptional and required to be retained, the circumstances surrounding it in terms of its very poor condition and high risk rating, I recommend that this tree is removed prior to beginning removal of the existing structure.

4. Use of This Report and Limitations This report is provided to DEP Homes as a means of providing a condition and risk assessment of the single tree of concern located on the property at the address of 2412 10th Ave. E in Seattle, WA. Trees are dynamic and their conditions can change drastically and quickly, particularly following changes to the surrounding environment, such as in the case of development, therefore, the evalautions provided in this report only apply to the tree at the time of the assessments. Shoffner Consulting and Tony Shoffner is not responsible for damage resulting from the failure of this tree or its parts. There is no guarantee the City of Seattle will agree with my findings.

Cordially,

!Tony Shoffner ISA Certified Arborist #PN-0909A, CTRA #1759

2

310 First Avenue S, Suite 4S Seattle, WA 98104 | 206.933.1150 | www.nkarch.com

nkNICHOLSON KOVALCHICK ARCHITECTS

2412 10th avenue e. - seattle2412 10th avenue e.| #3026149 | streamlined design review nk nicholson...

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