HomeMy WebLinkAboutD_Lexington Heights Water Main Repair Tree Removal_20250513_v2DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
D_Lexington Heights Water Main Repair Tree Removal_v1
PLANNING DIVISION
ROUTINE VEGETATION MANAGEMENT
PERMIT AND CERTIFICATE OF EXEMPTION
FROM CRITICAL AREA REGULATIONS
EVALUATION FORM & DECISION
DATE OF DECISION: May 13, 2025
PROJECT NUMBER: LUA25-000119, RVMP, CAE
PROJECT NAME: Lexington Heights Water Main Repair Tree Removal
PROJECT MANAGER: Ashley Wragge, Assistant Planner
OWNER: FSC Lexington Heights Associates LLC
300 Vuemont Pl NE, Renton, WA 98056
APPLICANT/CONTACT: Jessy Jacquinot, A Plus Tree, LLC
6412 S 900 E, Suite 201, Murray, UT 84121
PROJECT LOCATION: 300 Vuemont Pl NE, Renton, WA 98056 (APN 1723059120)
PROJECT DESCRIPTION: The applicant, Jessy Jacquinot, on behalf of A Plus Tree LLC, is
requesting a Routine Vegetation Management Permit (RVMP) and an exemption from critical areas
regulations (CAE) to remove one (1) red maple (Acer rubrum) located at 300 Vuemont Pl NE (APN
1723059120). The subject property is approximately 631,766 square feet (14.50 acres), is zoned
Residential Multi-Family (RMF), and is in the Highlands Community Planning Area. Per the City of
Renton (COR) Maps, the subject property is encumbered with the following geologically hazardous
areas: sensitive and protected slopes, high landslide hazards, and high erosion hazards as well as
being within the Downtown Wellhead Protection Area Zone 2. In the project narrative (Attachment A),
the applicant proposes the removal of the red maple (Acer rubrum) tree that is twenty-one inches
(21”) in diameter at breast height (dbh) due to its proximity and impact to a water main. The applicant
proposes to plant two (2) replacement trees, a little gem magnolia tree and a dogwood tree in the
vicinity of the tree proposed for removal, as shown on the site map (Attachment B).
CRITICAL AREAS: Downtown Wellhead Protection Area Zone 2, high landslide hazard, high
erosion hazard, regulated slopes (>15% & <=90%)
EXEMPTION
JUSTIFICATION: Renton Municipal Code (RMC) 4-3-050 Critical Areas Regulations: RMC
4-3- 050C.3.c.iii, Dangerous Trees: Removal of non-native invasive ground cover or weeds listed by
King County Noxious Weed Board or other government agency or dangerous trees, as defined in
Docusign Envelope ID: 7BD447B6-A2D4-47B7-B030-09EFF8C78781
City of Renton Department of Community & Economic Development Routine Vegetation Management Permit
Lexington Heights Water Main Repair Tree Removal LUA25-000119, RVMP, CAE
Permit Date: May 13, 2025 Page 2 of 5
D_Lexington Heights Water Main Repair Tree Removal_v1
chapter 4-11 RMC, which have been approved by the City and certified dangerous by a licensed
landscape architect, or certified arborist, selection of whom to be approved by the City based on the
type of information required. Limited to cutting of dangerous trees; such hazardous trees shall be
retained as large woody debris in critical areas and/or associated buffers, where feasible.
ROUTINE VEGETATION MANAGEMENT REVIEW CRITERIA 4-9-195D.4:
YES 1. The lot shall comply with minimum tree density requirements pursuant to
RMC 4-4-130, Tree Retention and Land Clearing Regulations.
Staff Comments: In accordance with RMC 4-4-130.H, compliance with tree
credit requirements necessitates a minimum of 30 tree credits per net acre.
The subject property, located at 300 Vuemont Pl NE (APN 1723059120), is
approximately 631,766 square feet (14.50 acres). According to the Tree
Retention and Tree Credit Worksheet (Attachment C), the total area excluded
from the calculations for critical areas is 38,704 square feet (0.89 acres) which
makes the net land for tree density calculations 593,062 square feet (13.61
acres). The tree credits are required to meet the minimum tree density
requirement (30 tree credits per acre × 13.61 acres = 408 credits).
Page two of the Tree Retention and Tree Credit Worksheet (Attachment C)
accounts for 198 trees on the property, totaling 1,079 tree credits. The tree
credits proposed for retention within the parcel exceed the minimum tree
credit requirements and would maintain the minimum tree density following
the removal of the red maple (Acer rubrum).
YES 2. The land clearing and tree removal shall be consistent with restrictions for
critical areas, pursuant to RMC 4-4-130, Tree Retention and Land Clearing
Regulations, and RMC 4-3-050, Critical Areas Regulations.
Staff Comments: City of Renton (COR) Maps has identified the following
critical areas on this parcel: Downtown Wellhead Protection Area Zone 2, high
landslide hazard, high erosion hazard, and regulated slopes (>15% & <=90%).
With the exception of the regulated slope area, the tree proposed for removal
is located within the aforementioned critical areas identified on the parcel.
Removal of the dangerous tree is an exempt activity per Renton Municipal
Code (RMC) 4-3-050C.3.c.iii. Refer to the Critical Area Exemption Findings
below for additional exemption information.
YES 3. Removal of a landmark tree shall meet the review criteria for removal off
landmark tree, pursuant to RMC 4-4-130, Tree Retention and Land Clearing
Regulations.
i. The tree is determined to be dangerous; or
ii. The tree is causing obvious physical damage to structures including
but not limited to building foundations, driveways or parking lots, and
for which no reasonable alternative to tree removal exists. Routine
maintenance of roofs that is required due to leaf fall does not
constitute obvious physical damage to structure; or
iii. Removal of tree(s) to provide solar access to buildings incorporating
active solar devices. Windows are solar devices only when they are
Docusign Envelope ID: 7BD447B6-A2D4-47B7-B030-09EFF8C78781
City of Renton Department of Community & Economic Development Routine Vegetation Management Permit
Lexington Heights Water Main Repair Tree Removal LUA25-000119, RVMP, CAE
Permit Date: May 13, 2025 Page 3 of 5
D_Lexington Heights Water Main Repair Tree Removal_v1
south-facing and include special storage elements to distribute heat
energy; or
iv. The Administrator determines the removal is necessary to achieve a
specific and articulable purpose or goal of this Title.
Staff Comments: Per RMC 4-11-200, Definitions T, a landmark tree is
classified as such if it measures with a caliper of twenty-four inches (24") or
greater, except for big leaf maples, black cottonwoods, and red alder trees,
which qualify as landmark trees with a caliper of thirty inches (30") or greater.
The tree proposed for mitigation is a twenty-one inch (21”) diameter at breast
height (dbh) red maple (Acer rubrum). Per the City’s classification, this is a
significant tree.
YES 4. Street frontage and parking lot trees and landscaping shall be preserved
unless otherwise approved by the Administrator.
Staff Comments: The red maple (Acer rubrum) proposed for removal is
located within parking landscaping. This permit would act as obtaining
administrator approval to remove the significant tree located within ten feet
(10') of a surface parking lot with ten (10) or more parking spaces.
It is not feasible to preserve the tree due to its impacts on the nearby utilities.
In the project narrative (Attachment A), the applicant states that the water
main line is impacted and the photos show the four (4) underground utility
access points and fire hydrant under the dripline. Multiple access points are
found at the base of the trunk and it is visibly disturbing the utilities. The
Current Planning Project Manager spoke to Patrick Pierson, Water
Maintenance Services Supervisor, and he confirmed that there has been
repair work at this site previously. The proposed tree replacement labeled
“Number 2” on the site map (Attachment B) is directly adjacent to a fire
hydrant and shall not be planted adjacent to utility access points or any
existing fire hydrants due to the potential for continued utility impacts.
Therefore, staff recommends as a condition of approval, that replacement
tree(s) shall not be planted adjacent to utility access points or any existing fire
hydrants. Once installed, the applicant shall notify the Current Planning
Project Manager to complete a final landscape inspection.
N/A 5. The land clearing and tree removal shall not remove any landscaping or
protected trees required as part of a land development permit.
Staff Comments: Not applicable. The tree removal would not be removing
landscaping or protected trees required as part of a land development permit.
YES 6. The land clearing and tree removal shall maintain visual screening and
buffering between land uses of differing intensity, consistent with applicable
landscaping and setback provisions.
Staff Comments: The proposed tree for removal is located in the interior of
the parcel and the potential removal would not negatively impact visual
screening or buffering between the adjacent land uses.
YES 7. The land clearing and tree removal shall not create or contribute to a
Docusign Envelope ID: 7BD447B6-A2D4-47B7-B030-09EFF8C78781
City of Renton Department of Community & Economic Development Routine Vegetation Management Permit
Lexington Heights Water Main Repair Tree Removal LUA25-000119, RVMP, CAE
Permit Date: May 13, 2025 Page 4 of 5
D_Lexington Heights Water Main Repair Tree Removal_v1
hazardous condition, such as increased potential for blowdown, pest
infestation, disease, or other problems that may result from selectively
removing trees and other vegetation from a lot.
Staff Comments: The provided documentation did not indicate that the
removal of the trees would create or contribute to a hazardous condition.
N/A 8. The land clearing and tree removal shall be consistent with the requirements
of the Shoreline Master Program, pursuant to RMC 4-3-090F1, Vegetation
Conservation, and RMC 4-4-130, Tree Retention and Land Clearing
Regulations.
Staff Comments: Not applicable. The property is not located within shoreline
jurisdiction.
CRITICAL AREA EXEMPTION FINDINGS:
The proposed development is consistent with the following findings pursuant to RMC section 4-3-
050C.2.d:
YES i. The activity is not prohibited by this or any other provision of the Renton
Municipal Code or State or Federal law or regulation;
Staff Comments: Removal of dangerous trees is not prohibited by any federal
regulations and it is an exempt activity in the City of Renton’s Critical Areas
Regulations. Approval of this exemption would act as written permission to allow
the removal of the identified tree.
YES ii. The activity will be conducted using best management practices as specified by
industry standards or applicable Federal agencies or scientific principles;
Staff Comments: The proposed red maple (Acer rubrum) shall be removed
following best practices for tree removal standards. No additional oversight is
required pertaining to the geologic hazards nor the wellhead due to negligible
effects to the critical areas for this proposed tree removal.
YES iii. Impacts are minimized and, where applicable, disturbed areas are immediately
restored;
Staff Comments: The mitigation is aimed at minimizing potential damage to
utilities and is unlikely to have any negative geologic impact or negative wellhead
impacts.
N/A iv. Where water body or buffer disturbance has occurred in accordance with an
exemption during construction or other activities, revegetation with native
vegetation shall be required;
Staff Comments: Not applicable. The proposed tree removal would not disturb
any water body or buffer.
N/A v. If a hazardous material, activity, and/or facility that is exempt pursuant to this
Section has a significant or substantial potential to degrade groundwater
quality, then the Administrator may require compliance with the Wellhead
Docusign Envelope ID: 7BD447B6-A2D4-47B7-B030-09EFF8C78781
City of Renton Department of Community & Economic Development Routine Vegetation Management Permit
Lexington Heights Water Main Repair Tree Removal LUA25-000119, RVMP, CAE
Permit Date: May 13, 2025 Page 5 of 5
D_Lexington Heights Water Main Repair Tree Removal_v1
Protection Area requirements of this Section otherwise relevant to that
hazardous material, activity, and/or facility. Such determinations will be based
upon site and/or chemical-specific data.
Staff Comments: Not applicable. The proposal does not include a significant or
substantial potential to degrade groundwater quality.
DECISION: The Lexington Heights Water Main Repair Tree Removal Routine Vegetation
Management Permit and Critical Areas Exemption, LUA25-000119, RVMP, CAE is
Approved with Conditions*.
*CONDITION OF APPROVAL:
1. Replacement tree(s) shall not be planted adjacent to utility access points or any existing
fire hydrants. Once installed, the applicant shall notify the Current Planning Project
Manager to complete a final landscape inspection.
SIGNATURE & DATE OF DECISION:
________________________________________ ____________________________________
Matthew Herrera, Planning Director Date
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not
readily discoverable prior the original decision is found or if he finds there was misrepresentation of
fact. After review of the reconsideration request, if the approval body finds sufficient evidence to
amend the original decision, there will be no further extension of the appeal period. Any person
wishing to take further action must file a formal appeal within the 14-day appeal time frame.
APPEALS: Appeals of permit issuance must be filed in writing on or before 5:00 p.m. on May 27,
2025. An appeal of the decision must be filed within the 14-day appeal period (RCW
43.21.C.075(3); WAC 197-11-680). Appeals must be submitted electronically to the City Clerk at
cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The
appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your
appeal is submitted electronically. The appeal submitted in person may be paid on the first floor in
our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and
additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov.
EXPIRATION: Two (2) years from the date of decision (date signed).
ATTACHMENTS:
Attachment A: Project Narrative
Attachment B: Site Map
Attachment C: Tree Retention and Tree Credit Worksheet
Docusign Envelope ID: 7BD447B6-A2D4-47B7-B030-09EFF8C78781
5/13/2025 | 3:09 PM PDT
Project Narrative – Lexington Heights
The project ‘Water Main Tree Removal and Replacements for Lexington Heights’ is
proposed to take place at Lexington Heights at 300 Vuemont Place in Renton. The parcel is
631,766 sq ft. The property has a mix of conifers and deciduous trees of varying sizes.
The City of Renton has requested the removal of one (1) red maple, Acer rubrum, which is
21” in diameter at 4.5’ that is damaging a water main so it can be repaired. The tree will be
replaced with two (2) 15 gallon tree plantings, one little gem magnolia and one dogwood.
Full view of tree proposed for removal:
Attachment A
RECEIVED
04/23/2025 AWragge
PLANNING DIVISION
Docusign Envelope ID: 7BD447B6-A2D4-47B7-B030-09EFF8C78781
Proximity/damage to utility access:
Docusign Envelope ID: 7BD447B6-A2D4-47B7-B030-09EFF8C78781
Attachment B
RECEIVED
04/23/2025 AWragge
PLANNING DIVISIONDocusign Envelope ID: 7BD447B6-A2D4-47B7-B030-09EFF8C78781
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CITY OF RENTON Ι PERMIT SERVICES
TREE RETENTION AND CREDIT WORKSHEET
TREE RETENTION REQUIREMENTS
A minimum retention of thirty percent (30%) of all significant trees (as defined in RMC 4-11-200) is required on site.
Please complete the form below to verify compliance with minimum tree retention requirements.
• Identify total number of trees 6-inch caliper or greater (or alder or
cottonwood trees 8-inch caliper or greater) on site: Trees
Trees
Trees
Trees
Trees
Trees Required
Trees Proposed
•Deductions – Certain trees are excluded from the retention calculation:
o Trees that are high-risk, as defined in RMC 4-11-200:
o Trees within existing and proposed public right-of-way:
o Trees within wetlands, streams, very high landslide hazards,
protected slopes, and associated buffers:
•Total remaining trees after deductions:
•Required tree retention (30%):
•Identify number of trees proposed for retention:
•Identify number of trees requested for replacement in lieu of retention
(skip page 3 if no tree replacement is requested):Trees
TREE CREDIT REQUIREMENTS
Tree credit requirements apply at a minimum rate of thirty (30) credits per net acre. Complete the form below to
determine minimum tree credit requirements.
•Gross area of property in square feet: Square Feet
•Deductions: Certain areas are excluded from tree credit calculation:
o Existing and proposed public right-of-way: Square Feet
o Wetlands, streams, very high landslide hazards, protected slopes,
and associated buffers: Square Feet
•Total excluded area:Square Feet
•Net land area (after deductions) in square feet:Square Feet
•Net land area (after deductions) in acres:Acres
•Required tree credits:Tree Credits Required
Attachment C
RECEIVED
04/23/2025 AWragge
PLANNING DIVISION
219
0
0
21
198
60
197
631766
0
38704
38704
593062
13.6
408
Docusign Envelope ID: 7BD447B6-A2D4-47B7-B030-09EFF8C78781
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TREE RETENTION AND CREDIT WORKSHEET
PROPOSED TREE CREDITS
Please complete the table below to calculate the total tree credits proposed for your project. Identify the quantity of trees
for each tree category, after deducting trees within excluded areas, as shown in the previous section.
TREE SIZE TREE CREDITS TREE QUANTITY TOTAL TREE CREDITS
RETAINED TREES
Preserved tree 6 – 9” caliper 4
Preserved tree 10 – 12” caliper 5
Preserved tree 12 – 15” caliper 6
Preserved tree 16 – 18” caliper 7
Preserved tree 19 – 21” caliper 8
Preserved tree 22 – 24” caliper 9
Preserved tree 25 – 28” caliper 10
Preserved tree 29 – 32” caliper 11
Preserved tree 33 – 36” caliper 12
Preserved tree 37” caliper and greater 13
NEW TREES
New small species tree (30' or less at maturity) 0.25
New medium species tree (30' to 50' at maturity) 1
New large species tree (50' or more at maturity) 2
TREE CREDITS PROPOSED:
92
72
31
2
1
0
0
0
0
1079
368
0
432
0
248
0
20
11
0
0
0
0
0
Docusign Envelope ID: 7BD447B6-A2D4-47B7-B030-09EFF8C78781
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TREE RETENTION AND CREDIT WORKSHEET
TREE REPLACEMENT JUSTIFICATION
Replacement may be authorized as an alternative to 30% retention provided the removal is the minimum necessary to
accomplish the desired purpose and provided the proposal meets one of the following options:
a.There are special circumstances related to the size, shape, topography, location, or surroundings of the subject
property; or
b.The strict application of the code would prevent reasonable use of property; or
c.The strict application of the code would prevent compliance with minimum density requirements of the zone; or
d.The project is a short plat with four (4) or fewer lots.
Please attach a written justification demonstrating compliance with the requirements and criteria as descripted above.
TREE REPLACEMENT QUANTITY
Tree replacement quantity is determined based on the credit value of the trees proposed for removal. Larger, higher
priority trees shall be used for calculation of tree replacement. Identify the quantity of each tree requested to be removed
in lieu of 30% retention, based on tree size. List the identification number of each tree, as indicated in the arborist report.
TREE SIZE TREE CREDITS TREE QUANTITY TREE INDENTIFICATION # TOTAL TREE CREDITS
Tree 37” caliper + 13
Tree 33 – 36” caliper 12
Tree 29 – 32” caliper 11
Tree 25 – 28” caliper 10
Tree 22 – 24” caliper 9
Tree 19 – 21” caliper 8
Tree 16 – 18” caliper 7
Tree 12 – 15” caliper 6
Tree 10 – 12” caliper 5
Tree 6 – 9” caliper 4
REPLACEMENT CREDITS REQUIRED:
TREE REPLACEMENT PLANTING
Identify the quantity of proposed new replacement trees (minimum size of 2-inch caliper). The total replacement credits
proposed should be equal to or greater than the replacement credits required, as shown in the previous section.
TREE SIZE TREE CREDITS TREE QUANTITY TOTAL TREE CREDITS
New small species tree (30' or less at maturity) 0.25
New medium species tree (30' to 50' at maturity) 1
New large species tree (50' or more at maturity) 2
REPLACEMENT CREDITS PROPOSED:
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Docusign Envelope ID: 7BD447B6-A2D4-47B7-B030-09EFF8C78781