HomeMy WebLinkAboutD_Allura at Tiffany Park_FINAL_20250918DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Routine Vegetation Management Permit and Critical Areas Exemption
PLANNING DIVISON
ROUTINE VEGETATION MANAGEMENT PREMIT
AND CERTIFICATE OF EXEMPTION FROM
CRITICAL AREA REGULATIONS
EVALUATION FORM & DECISION
DATE OF DECISION: September 18, 2025
PROJECT NUMBER: LUA25-000286, RVMP, CAE
PROJECT NAME: Allura at Tiffany Park Tree Removal
PROJECT MANAGER: Ashley Wragge, Assistant Planner
OWNER: Marcel Scheel, Board President of Tiffany Park Homeowners Association
3452 SE 18th St, Renton, WA 98058
APPLICANT/CONTACT: Jessy Jacquinot, A Plus Tree
6412 S 900 E, Suite 201, Murray, UT 84121
PROJECT LOCATION: Tract (APN 018880TR-G), adjacent to 3518 SE 18th St, Renton, WA (APN
0188800350)
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) big leaf maple (Acer macrophyllum)
located at Tract G (APN 018880TR-G), adjacent to 3518 SE 18th St, Renton, WA
(APN 0188800350). The subject property is approximately 18,099 square feet
(0.42 acres) and is situated within the Residential-8 (R-8) zone and the Benson
Community Planning Area. Per the City of Renton (COR) Maps, the subject
property has a wetland on-site and the tree proposed for removal is within the
wetland buffer.
In the Arborist Report (Attachment A), the ISA Certifled Arborist (Daniel Potts)
proposed the removal of the big leaf maple (Acer macrophyllum) tree that is
twenty-seven inches (27”) in diameter a breast height (dbh). According to the
report, the tree is a high risk to the home at 3518 SE 18th St due to a large
inclusion at the two (2) leaders in the tree, which has split in the past, and the
leader that is closest to the house is likely to fail within the next three (3) years.
The arborist recommends snagging the tree at twenty feet (20’) tall to mitigate the
risk while also providing wildlife beneflt.
Docusign Envelope ID: AED6D25F-2E23-4C6C-BCCE-53E3244C2704
City of Renton Department of Community & Economic Development
Allura at Tiffany Park Tree Removal
Routine Vegetation Management Permit
LUA25-000286, RVMP, CAE
Permit Date: September 18, 2025 Page 2 of 5
CRITITCAL AREA: A wetland buffer
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 deflned in chapter 4-11 RMC, which have been approved by
the City and certifled dangerous by a licensed landscape architect, or certifled
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.
RMC 4-3-050.C.3.c.iii EXEMPT, PROHIBITED AND NONCONFORMING
ACTIVITIES: Activities taking place in critical areas and their associated buffers
and listed in the "Exempt Activities – Permitted Within Critical Areas and
Associated Buffers" table are exempt from the applicable provisions of Section
4-3-050, provided this letter of exemption has been issued.
ROUTINE VEGETATION MANAGEMENT REVIEW CRITERIA 4-9-195D.4:
YES 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 4-4-130.H, compliance with tree credit
requirements necessitates a minimum of 30 tree credits per net acre. The subject
property is approximately 18,099 square feet (0.42 acres). Based on the property size, 13
tree credits are required to meet the minimum tree density requirement (30 tree credits
per acre × 0.42 acres = 12.6 credits). According to the Tree Retention and Tree Credit
Worksheet (Attachment B), a total of 75 tree credits are proposed for retention on the
property. The retention of 75 tree credits on the parcel exceeds the minimum tree credit
requirements and will maintain the minimum tree density following the removal of the big
leaf maple (Acer macrophyllum) tree’s canopy and its conversion to a 20-foot (20’) tall
snag, thereby lowering the risk while leaving wildlife habitat in place.
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 a wetland and the
associated buffer on-site. A Critical Areas Exemption is a component of this decision due
to the proposed tree being within the buffer of the critical area. In the discussion section
of the Arborist Report (Attachment A), it states that the tree is a high risk based on a TRAQ
assessment. The report indicates that the tree is likely to fail within the next three (3) years
and is near a home that it could potentially strike, which would pose a large threat to the
home and its inhabitants. Due to this level of risk, the big leaf maple (Acer macrophyllum)
is classified as a high-risk tree and thus, reducing the tree to a 20-foot (20’) tall wildlife
snag would mitigate the threat to the nearby home while also leaving wildlife benefits.
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.
Docusign Envelope ID: AED6D25F-2E23-4C6C-BCCE-53E3244C2704
City of Renton Department of Community & Economic Development
Allura at Tiffany Park Tree Removal
Routine Vegetation Management Permit
LUA25-000286, RVMP, CAE
Permit Date: September 18, 2025 Page 3 of 5
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.
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 south-facing and include
special storage elements to distribute heat energy; or
iv. The Administrator determines the removal is necessary to achieve a speciflc and
articulable purpose or goal of this Title.
Staff Comments: Not applicable. A landmark tree is defined as a tree 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 big leaf maple tree proposed for removal is not a landmark tree.
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.
YES, IF
CONDITIONS
ARE MET
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: The tree removal would not be removing landscaping trees required
as part of a land development permit. Since the trees are in a critical area tract to be
preserved in perpetuity, the tree is a protected tree. The tree needs to be removed
because it is a high-risk tree as defined in RMC 4-11-200 and its failure has a high
likelihood of striking a home and people. Since removing the tree is necessary, the
impacts from removing the tree in the critical area tract shall be minimized. Per the
arborist’s recommendation, the tree shall be reduced to a twenty-foot (20’) tall snag in
order to continue to provide wildlife habitat while still mitigating the risk. Using Best
Management Practices, the debris shall be retained on-site within the critical area to also
provide site benefit. Therefore, staff recommends as a condition of approval, that the
applicant use Best Management Practices for tree snagging in a critical area tract. In
addition, the applicant shall retain and reduce the tree to a twenty-foot (20’) tall wildlife
snag and scatter the debris retained from the tree canopy removal within the critical area
Tract “G”, where feasible.
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 tree removal would not impact visual screening nor be removing
applicable landscaping. The tree is located in a heavily wooded area and the removal
would not significantly impact the screening provided.
Docusign Envelope ID: AED6D25F-2E23-4C6C-BCCE-53E3244C2704
City of Renton Department of Community & Economic Development
Allura at Tiffany Park Tree Removal
Routine Vegetation Management Permit
LUA25-000286, RVMP, CAE
Permit Date: September 18, 2025 Page 4 of 5
CRITICAL AREA EXEMPTION FINDINGS:
The proposed development is consistent with the following flndings pursuant to RMC 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 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 dangerous tree.
YES ii. The activity will be conducted using best management practices as specifled by industry
standards or applicable Federal agencies or scientiflc principles.
Staff Comments: The Best Management Practice recommended by the arborist is to
reduce the tree to a twenty-foot (20’) tall wildlife snag. As conditioned in staff comment
5, the tree will be snagged and the debris scattered within the critical area on the site.
YES iii. Impacts are minimized and, where applicable, disturbed areas are immediately restored.
Staff Comments: The tree removal process is aimed at minimizing potential damage to
people and structures. To minimize impacts, no additional vegetation other than the
identified high-risk tree would be removed.
YES 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: The tree is located within a wetland area buffer. Per the arborist’s
recommendation, the tree shall be retained as a twenty-foot (20’) tall wildlife snag. No
additional vegetation is proposed to be disturbed necessitating revegetation efforts.
N/A v. If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has
a signiflcant or substantial potential to degrade groundwater quality, then the
Administrator may require compliance with the Wellhead 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-speciflc data.
Staff Comments: Not applicable. The proposed work is not located within a Wellhead
Protection Area. In addition, the proposal does not include a significant or substantial
potential to degrade groundwater quality.
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 provided documentation did not indicate that the removal of the
tree 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.
Docusign Envelope ID: AED6D25F-2E23-4C6C-BCCE-53E3244C2704
City of Renton Department of Community & Economic Development
Allura at Tiffany Park Tree Removal
Routine Vegetation Management Permit
LUA25-000286, RVMP, CAE
Permit Date: September 18, 2025 Page 5 of 5
DECISION: The Allura at Tiffany Park Tree Removal Routine Vegetation Management Permit and Critical Areas
Exemption, LUA25-000286, RVMP, CAE is Approved* and subject to the following conditions: .
*CONDITIONS OF APPROVAL:
1. Best Management Practices shall be used for tree snagging in a critical area tract.
2. The applicant shall retain and reduce the tree to a twenty-foot (20’) tall wildlife snag and scatter the retained
debris from the tree canopy removal within the critical area Tract “G”, where feasible.
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 flnds there was misrepresentation of fact. After review of the reconsideration
request, if the approval body flnds 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 flle 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 October 2, 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 fioor 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 flrst fioor 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: Arborist Report, prepared by Jessy Jacquinot, dated July 22, 2025
Attachment B: Tree Retention and Credit Worksheet
Docusign Envelope ID: AED6D25F-2E23-4C6C-BCCE-53E3244C2704
9/18/2025 | 3:08 PM PDT
Arborist Report for Allura at Tiffany Park
3309 SE 18th St
Renton, WA 98058
Prepared on July 22nd, 2025
Prepared by:
Jessy Jacquinot
ISA Certified Arborist #WE-13500A
jessy@aplustree.com
Background Information:
This report was prepared on behalf of Allura at Tiffany Park concerning one (1) big leaf maple
located near 3518 SE 18th St.
The report is being written as the tree has been recommended for snagging to reduce risk and a
permit is required as the tree is located in a critical area.
The trees was assessed on December 17th, 2024 by Daniel Potts, ISA Certified Arborist #11534A.
Assignment (and any limiting factors):
The assignment is to perform a visual assessment regarding health condition, structural
integrity, threat of pest or disease, and potential hazards. The visual inspection was from
ground grade only.
The assignment is to assess and provide recommendations for future action.
Observations:
At the time of the assessment, the following was observed (please refer to photos in
Attachment A and locations in Attachment B):
• Big leaf maple, Acer macrophyllum
Attachment A
RECEIVED
August 15, 2025
PLANNING DIVISION
Docusign Envelope ID: AED6D25F-2E23-4C6C-BCCE-53E3244C2704
• Approximately 27” DBH
• Very large inclusion between two leaders
• Split in the past, some response growth present
• Leader that would be most likely to split is leaning toward a house
• Failure within three years is probable, likelihood of impact is high, damage would be
significant. High risk tree.
Testing & Analysis:
There were no soil, tree, or other physical testing.
Discussion & Recommendation:
The big leaf maple located in the green belt area near 3518 SE 18th St is a high risk tree at this
point, based on a TRAQ assessment. There is a very large inclusion located at the union of the
two leaders in the tree, which split in the past. There has been some response growth at this
split, but there is still a probable likelihood that the leader closest to the house will fail at some
point in the next three years. Although heavily reducing this stem would lower the risk of the
tree to low-moderate, this is not an acceptable risk threshold for the community or the resident
of the nearby home. The alternate and recommended mitigation is to snag the tree at 20 ft tall
to lower the risk to an acceptable level while leaving wildlife habitat in place.
Pictures of the tree proposed for removal are in Attachment A and the locations are in
Attachment B.
RECEIVED
August 15, 2025
PLANNING DIVISION
Docusign Envelope ID: AED6D25F-2E23-4C6C-BCCE-53E3244C2704
Arborist Disclaimer
Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees
are living organisms that may fail in ways we do not fully understand. Conditions are often hidden within
trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe, or fail for that
matter, under all circumstances, or for a given period of time. Likewise, remedial treatments, like any
medicine, cannot be guaranteed.
Treatments, pruning and removal of trees may involve considerations beyond the scope of the arborist’s
services such as property boundaries, property ownership, sight lines, disputes between neighbors,
landlord-tenant matters, etc. Arborists cannot take such issues into account unless complete and
accurate information is given to the arborist. The person hiring the arborist accepts full responsibility for
authorizing the recommended treatment or remedial measures.
Trees can be managed, but they cannot be controlled. To live near a tree is to accept some degree of
risk. The only way to eliminate all risks is to eliminate all trees.
This consultant does not verify the safety or health of any tree for any period of time. Construction
activities are hazardous to trees and cause many short and long-term injuries, which can cause trees to
die or topple.
Even when every tree is inspected, inspection involves sampling; therefore, some areas of decay or
weakness may be missed. Weather, winds and the magnitude and direction of storms are not
predictable, and some failures may still occur despite the best application of high professional
standards.
I hereby declare that the above observations, discussion, and recommendation are true to the best of
my knowledge, belief, and professional opinion. In addition, A Plus Tree is held harmless of any of these
opinions from future tree failures.
Sincerely,
Jessy Jacquinot| A Plus Tree, LLC
ISA Certified Arborist #WE-13500A
RECEIVED
August 15, 2025
PLANNING DIVISION
Docusign Envelope ID: AED6D25F-2E23-4C6C-BCCE-53E3244C2704
Attachment A:
RECEIVED
August 15, 2025
PLANNING DIVISION
Docusign Envelope ID: AED6D25F-2E23-4C6C-BCCE-53E3244C2704
Attachment B:
Property site map with location of proposed snagging.
RECEIVED
August 15, 2025
PLANNING DIVISION
Docusign Envelope ID: AED6D25F-2E23-4C6C-BCCE-53E3244C2704
rentonwa.gov/permitservices | planningcustomerservice@rentonwa.gov | 425-430-7294 10/24/2023 Page 1 of 3
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 B
RECEIVED
August 15, 2025
PLANNING DIVISION
14
1
0
3
11
3.3
11
0
18,045
0
3,369
3,369
14,676
.33
10
Docusign Envelope ID: AED6D25F-2E23-4C6C-BCCE-53E3244C2704
rentonwa.gov/permitservices | planningcustomerservice@rentonwa.gov | 425-430-7294 10/24/2023 Page 2 of 3
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:
RECEIVED
August 15, 2025
PLANNING DIVISION
8
0
3
1
0
2
0
0
0
0
0
0
0
75
32
0
18
7
0
18
0
0
0
0
0
0
0
Docusign Envelope ID: AED6D25F-2E23-4C6C-BCCE-53E3244C2704
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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:
RECEIVED
August 15, 2025
PLANNING DIVISION
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Docusign Envelope ID: AED6D25F-2E23-4C6C-BCCE-53E3244C2704