HomeMy WebLinkAboutD_120_Hardie_Ave_SW_Code_Case_Tree_Removal_250703_FinalDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Routine Vegetation Management Permit
PLANNING DIVISON
ROUTINE VEGETATION MANAGEMENT PREMIT
EVALUATION FORM & DECISION
DATE OF DECISION: July 7, 2025
PROJECT NUMBER: LUA25-000192, RVMP
PROJECT NAME: 120 Hardie Ave SW Code Case Tree Removal
PROJECT MANAGER: Ashley Wragge, Assistant Planner
APPLICANT/ CONTACT/
OWNER:
Karen La / Yi Jun 3 LLC
4004 NE 4th St #104-514, Renton, WA 98056
PROJECT LOCATION: 120 Hardie Ave SW, Renton, WA 98057 (APN 1823059009)
PROJECT DESCRIPTION: The applicant is requesting a Routine Vegetation Management Permit (RVMP) to
remove one (1) volunteer bigleaf maple (Acer macrophyllum) tree located at 120
Hardie Ave SW (APN 1823059009). The subject property is approximately 5,068
square feet (0.12 acres) and is located within the Residential-10 (R-10) zone and
the West Hill Community Planning Area. According to the City of Renton (COR)
Maps, the property is encumbered with sensitive and protected slopes (>15%
&<=90%). The subject bigleaf maple tree is the only tree on the lot and therefore
requires a RVMP for removal (Attachment A).
An Arborist Report, prepared by Washington Tree Experts, dated February 3, 2025
(Attachment B), was submitted with the application. In the report, the ISA
Certified Arborist, Jennifer Wells, is recommending the removal of one (1) bigleaf
maple (Acer macrophyllum) tree that is sixteen inches (16”) in diameter at breast
height (dbh) and approximately forty-five feet (45’) tall. According to the report,
the tree roots have been cut up to the foot of the trunk on one side. As a result,
the tree is now classified as a high-risk tree due to the tree leaning over the
residence and the weight of the canopy concentrated toward the top of the tree
(Attachments B and C). In addition, the residence on the property is within the
strike zone which makes the potential consequences of failure severe.
CRITITCAL AREA: Sensitive and protected slopes (>15% & <=90%)
ROUTINE VEGETATION MANAGEMENT REVIEW CRITERIA 4-9-195D.4:
YES, IF
CONDITIONS
ARE MET
1. The lot shall comply with minimum tree credit requirements pursuant to RMC 4-4-130,
Tree Retention and Land Clearing Regulations.
Staff Comments: In accordance with RMC 4-4-130H, compliance with tree credit
requirements necessitates a minimum of 30 tree credits per net acre. The subject
property, which is approximately 5,068 square feet (0.12 acres), is located at 120 Hardie
Docusign Envelope ID: FECE2165-96D8-4159-915B-3F7EAF998453
City of Renton Department of Community & Economic Development
120 Hardie Ave SW Code Case Tree Removal
Routine Vegetation Management Permit
LUA25-000192, RVMP
Permit Date: July 7, 2025 Page 2 of 5
Ave SW (APN 1823059009). Based on the property size, four (4) tree credits are required
to meet the minimum tree density requirement (30 tree credits/acre × 0.12 acres = 3.6
credits).
The Tree Retention and Credit Worksheet (Attachment D) indicates that one (1)
hazardous tree is proposed for removal; it is the only tree on the parcel. This means that
the removal would leave the property with no remaining tree credits. Per RMC 4-4-
130F.2.b, trees removed in excess of the maximum amount allowed shall be subject to
replacement requirements, unless determined by the Administrator to be infeasible. In
this case, if the trees are infeasible to replace on the site, payment into the City’s Urban
Forestry Program fund may be approved in an amount of money approximating the
current market value of the replacement trees and the labor to install them. The value of
replacement trees per the 2025-2026 City of Renton Fee Schedule is $225 per diameter
inch, measured at four feet six inches (4’-6”) above grade, and an installation cost of $500
per two inch (2”) caliper or six feet (6’). Each replacement tree would have a tree value of
$950.00. Therefore, if it is infeasible to replace trees on-site, a fee of $1,900 may be paid
to the Urban Forestry Program.
The applicant is not proposing a specific tree replacement type or location. In
compliance with tree replacement requirements, staff recommends as a condition of
approval that the applicant plant two (2) new replacement trees on the site within six (6)
months of permit issuance. The new replacement trees shall consist of the following: one
(1) six-foot (6’) Douglas fir (Pseudotsuga menziesii) tree (or an evergreen tree of
equivalent value) and one (1) two-inch (2”) caliper red alder (Alnus rubra) tree (or a large
species tree of equivalent value). Each replacement tree should be planted in a location
where the dripline would not interfere with structures and the root buttress would not
interfere with impervious surfaces. Based on the site constraints, staff has assessed the
southeast corner of the lot (rear yard) to be a good location for replanting one (1) of the
recommended trees, as it would not interfere with the deck or the home while also
providing additional screening to the tree buffer between the residential and commercial
uses. Furthermore, staff assessed the southwest corner of the lot (front yard) to be the
second required tree planting location due to the lack of existing vegetation in that area.
This would provide more pervious surface and vegetation on-site which would bring the
property closer in alignment with code standards and aid drainage opportunity to the site.
To plant in the front yard, a six-foot (6’) clear radius around the tree would be required. In
order to achieve the clear radius around the tree, a portion of the existing impervious
surface would be required to be converted to a pervious surface. Based on these existing
site conditions, staff recommends as a condition of approval that the applicant plant one
replacement tree in the southeast corner of the lot (rear yard) and a second tree be
planted in the southwest corner of the lot (front yard) after creating a six-foot (6’) clear
radius around the planting location. Following tree planting, the applicant shall notify the
Current Planning Project Manager to complete a site inspection of the replacement trees.
Alternatively, if onsite tree replacement is determined to be infeasible by the applicant’s
certified arborist, payment into the City’s Urban Forestry Program fund would be allowed
based on the current market value of the replacement trees and the labor to install them.
In this case, the value of two (2) replacement trees is $1,900.
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.
Docusign Envelope ID: FECE2165-96D8-4159-915B-3F7EAF998453
City of Renton Department of Community & Economic Development
120 Hardie Ave SW Code Case Tree Removal
Routine Vegetation Management Permit
LUA25-000192, RVMP
Permit Date: July 7, 2025 Page 3 of 5
Staff Comments: As seen on the City of Renton (COR) Maps, this property has sensitive
and protected slopes (>15% & <=90%). The protected slope area is on the very
northeastern corner of the property with a gradual decline in how steep the slope is as it
moves westward, toward the house. The proposed tree for removal is outside the
protected slope area, which means the proposed removal does not require additional
critical areas review, and therefore the proposed action is consistent with restrictions for
critical areas.
N/A 3. Removal of a landmark tree shall meet the review criteria for removal of a landmark tree,
pursuant to RMC 4-4-130, Tree Retention and Land Clearing Regulations.
Staff Comments: Not applicable. 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 bigleaf 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 bigleaf maple (Acer macrophyllum) tree that measures sixteen inches
(16”) in diameter at breast height (dbh). Per the City’s classification, this is defined as a
significant tree; therefore, removal of a landmark tree criteria does not apply.
N/A 4. Street frontage and parking lot trees and landscaping shall be preserved, unless
otherwise approved by the Administrator.
Staff Comments: Not applicable. The subject tree is not a street frontage tree nor a
parking lot tree. Neither street frontage nor parking landscape is proposed to be removed.
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 minor tree removal activity would not be removing any planned
landscaping nor would it impact the sight-obscuring screening located between the
existing Residential-10 (R-10) zoned property and Commercial Arterial (CA) property to
the east. At the rear property line, the public right-of-way is heavily vegetated and there
would be a sufficient continuation of screening provided by the remaining trees between
these differing land use intensities.
YES 7. The land clearing and tree removal shall not create or contribute to a 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 removal of the dangerous tree, as recommended by the arborist,
would not create a hazardous condition. Instead, removing the bigleaf maple tree would
mitigate the risk of tree collapse and potential damage to people and property.
N/A 8. The land clearing and tree removal shall be consistent with the requirements of the
Shoreline Master Program, pursuant to RMC 4-3-090F.1, 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.
Docusign Envelope ID: FECE2165-96D8-4159-915B-3F7EAF998453
City of Renton Department of Community & Economic Development
120 Hardie Ave SW Code Case Tree Removal
Routine Vegetation Management Permit
LUA25-000192, RVMP
Permit Date: July 7, 2025 Page 4 of 5
DECISION: The 120 Hardie Ave SW Code Case Tree Removal Routine Vegetation Management Permit, LUA25-
000192, RVMP is Approved* and subject to the following conditions:
*CONDITIONS OF APPROVAL:
1. The applicant shall plant two (2) new replacement trees on the site within six (6) months of permit issuance.
The new replacement trees shall consist of the following: one (1) six-foot (6’) Douglas fir (Pseudotsuga
menziesii) tree (or an evergreen tree of equivalent value) and one (1) two-inch (2”) caliper red alder (Alnus
rubra) tree (or a large species tree of equivalent value). One replacement tree shall be planted in the
southeast corner of the lot (rear yard) and the second tree shall be planted in the southwest corner of the lot
(front yard) after creating a six-foot (6’) clear radius around the planting location. Following tree replanting,
the applicant shall notify the Current Planning Project Manager to complete a site inspection of the
replacement trees. Alternatively, if on-site tree replacement is determined to be infeasible by the applicant’s
certified arborist, payment into the City’s Urban Forestry Program fund would be allowed based on the
current market value of the replacement trees and the labor to install them. The value of two (2) replacement
trees is $1,900.
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 to
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: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on July 21, 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: The Routine Vegetation Management Permit shall be valid for one year from the date of issuance. An
extension may be granted by the Planning Division for a period of one year upon application by the property owner
or manager. Application for such an extension must be made at least thirty (30) days in advance of the expiration of
the original permit and shall include a statement of justification for the extension.
ATTACHMENTS:
Attachment A: Property Survey Exhibit Drawing for Yi Jun 3 LLC, dated May 2025
Docusign Envelope ID: FECE2165-96D8-4159-915B-3F7EAF998453
7/7/2025 | 2:52 PM PDT
City of Renton Department of Community & Economic Development
120 Hardie Ave SW Code Case Tree Removal
Routine Vegetation Management Permit
LUA25-000192, RVMP
Permit Date: July 7, 2025 Page 5 of 5
Attachment B: Arborist Report, prepared by Washington Tree Experts, dated February 3, 2025
Attachment C: ISA Basic Tree Risk Assessment Form, dated February 21, 2025
Attachment D: Tree Retention and Tree Credit Worksheet
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