HomeMy WebLinkAboutD_430 Wells Ave N Tree Removal_20250923_FinalDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Routine Vegetation Management Permit and Critical Areas Exemption
PLANNING DIVISON
ROUTINE VEGETATION MANAGEMENT PREMIT
EVALUATION FORM & DECISION
DATE OF DECISION: September 23, 2025
PROJECT NUMBER: LUA25-000281, RVMP
PROJECT NAME: 430 Wells Ave N Tree Removal
PROJECT MANAGER: Ashley Wragge, Assistant Planner
APPLICANT/ CONTACT: Jake Heare
430 Wells Ave N, Renton, WA 98057
OWNER: Jake Heare
430 Wells Ave N, Renton, WA 98057
PROJECT LOCATION: 430 Wells Ave N (APN 7225000095)
PROJECT DESCRIPTION: The applicant, Jake Heare, is requesting a Routine Vegetation Management
Permit (RVMP) to remove three (3) American Elm (Ulmus americana) located at
430 Wells Ave N (APN 7225000095), within the Residential-8 (R-8) zone and the
City Center Community Planning Area. The subject property is approximately
4,500 square feet (0.10 acres). According to the City of Renton (COR) Maps, the
subject property is within a high seismic hazard area and the Downtown
Wellhead Protection Area (Zone 2).
An assessment from the City of Renton Arborist, dated February 22, 2018
(Attachment A), was submitted with the application along with a current Project
Narrative (Attachment B). The assessment conducted in 2018 notes five (5)
American Elm (Ulmus americana) trees ranging from ten inches (10”) in diameter
at breast height (dbh) to eighteen inches (18”) at dbh and in fair to poor health
due to poor development and suppressed growth structure. Since the 2018
assessment, two (2) of the trees were removed. The applicant is now requesting
to remove the remaining three (3) American Elm (Ulmus americana) trees
affected with Dutch Elm Disease. The north and middle tree are nineteen inches
(19”) in dbh and the south tree is twenty-four inches (24”) in dbh. In the Hazard
Tree Report, dated July 24, 2025 (Attachment C), Certified Arborist Brad Case
noted the large broken stems from a series of large crown failures on the twenty-
four-inch (24”) dbh American Elm (Ulmus americana) and that more stems are
likely to fail in the near future.
CRITITCAL AREA: High Seismic Hazard Area, Wellhead Protection Area Zone 2
Docusign Envelope ID: 4759EAA1-D612-47EE-A814-29A11284814F
City of Renton Department of Community & Economic Development
430 Wells Ave N Tree Removal
Routine Vegetation Management Permit
LUA25-000281, RVMP
Permit Date: September 23, 2025 Page 2 of 4
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 4-4-130H, compliance with tree credit
requirements necessitates a minimum of 30 tree credits per net acre. The subject
property, which is approximately 4,500 square feet (0.10 acres), is located at 430 Wells
Ave N (APN 7225000095). Based on the property size, three (3) tree credits are required
to meet the minimum tree density requirement (30 tree credits/acre × 0.10 acres = 3
credits).
According to the Tree Retention and Credit Worksheet (Attachment D), the applicant is
proposing to retain four (4) trees within the property and to plant one (1) new small-
species tree and one (1) medium-species tree. The existing and proposed tree credits
would total to 27.25 tree credits on-site, exceeding the required tree credits and the
minimum tree retention for the property. Therefore, the Tree Retention and Credit
Worksheet demonstrates compliance with the minimum tree credits and the minimum
retention requirements.
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: As seen on the City of Renton (COR) maps, this property is located
within the Wellhead Protection Area Zone 2 and a high seismic hazard area. The proposed
tree removal does not propose threats to groundwater from contamination nor does the
proposed removal impact the geologic stability given the location and lack of other
compounding geologic hazards. Therefore, the proposed action is consistent with
restrictions for critical areas.
YES 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: According to RMC 4-4-130F.2.c.i, a landmark tree may be removed if it
is determined to be high risk. In RMC 4-11-200, a high-risk tree is classified as such if it
has a probable or imminent likelihood of failure; and a medium or high likelihood of
impact; and the consequences of failure for the tree are significant or severe.
The Hazard Tree Report (Attachment C) includes images that show clear signs of
significant crown failure of the landmark size tree (the south tree) and in the past the
arborist indicated that more stems are likely to fail in the future. The arborist
recommends the Elm tree be removed to avoid additional property damage and peril to
the occupants. This statement from the arborist infers that there is a medium or high
likelihood of impact and the consequences would be significant or severe.
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.
Docusign Envelope ID: 4759EAA1-D612-47EE-A814-29A11284814F
City of Renton Department of Community & Economic Development
430 Wells Ave N Tree Removal
Routine Vegetation Management Permit
LUA25-000281, RVMP
Permit Date: September 23, 2025 Page 3 of 4
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 tree removal would not impact visual screening nor be removing
applicable landscaping. The zoning intensity of all surrounding properties are also single-
family residential in the Residential-8 (R-8) zone so there is no disruption between use
intensity.
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 hazardous tree, as recommended by the arborist,
would not create a hazardous condition. Instead, it would mitigate further potential
damage from the failing trees.
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.
DECISION: The 430 Wells Ave N Tree Removal Routine Vegetation Management Permit, LUA25-000281, RVMP is
Approved .
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 7, 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
Docusign Envelope ID: 4759EAA1-D612-47EE-A814-29A11284814F
9/23/2025 | 9:06 AM PDT
City of Renton Department of Community & Economic Development
430 Wells Ave N Tree Removal
Routine Vegetation Management Permit
LUA25-000281, RVMP
Permit Date: September 23, 2025 Page 4 of 4
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 justiflcation for the extension.
ATTACHMENTS:
Attachment A: City of Renton Arborist Assessment, dated February 22, 2018
Attachment B: Project Narrative
Attachment C: Hazard Tree Report, prepared by Sound Pruning LLC
Attachment D: Tree Retention and Credit Worksheet
Docusign Envelope ID: 4759EAA1-D612-47EE-A814-29A11284814F
430 Wells Ave N February 22, 2018
Attachment A
RECEIVED
08/27/2025 AWragge
PLANNING DIVISION
Docusign Envelope ID: 4759EAA1-D612-47EE-A814-29A11284814F
430 Wells Ave N February 22, 2018
Private Trees Review Findings
1. American elm, 11 inches diameter, in fair to good condition. There is limited space for location
of tree due to fence and proximity to alley. 15 ft. clearance is required over alley.
2.American elm, 6 inches diameter (3 stems), in fair to poor health. There is limited space for
location of tree due to fence, adjacent trees, and proximity to alley. 15 ft. clearance is required over
alley.
3.American elm, 10 inches diameter, in fair to poor health. There is limited space for location of
tree due to fence, adjacent trees, and proximity to alley.
4.American elm, 10 inches diameter, in fair to poor health. There is limited space for location of
tree due to fence, adjacent trees, and proximity of alley. 15 ft. clearance is required over alley.
5.American elm, 18 inches diameter, in poor health due to limited space. The codominant stem
on the east side has damage due to proximity to fence.
Your lot size requires 2 significant sized trees to remain upon removal of the reviewed trees.
For your lot size, you do not need a Routine Vegetation Management Permit to remove up to two trees
in any 12 month period, and no more than 4 trees removed within any 5 year period.
While most elm species reach 30 to 70 feet in height, and 30 to 60 feet in width, the American elm
species will grow 80 to 130 feet high and 60 to 120 feet wide.
Five American elm trees growing within a thirty foot fence line is not adequate spacing for this tree
species. Poor development and suppressed growth structure is already evident within the five elm trees
at 430 Wells Ave N.
For permit questions, please contact Angelea Weihs, City of Renton Associate Planner at 425-430-7312.
Docusign Envelope ID: 4759EAA1-D612-47EE-A814-29A11284814F
Project Narrative For Routine Vegetation Management Permit
Project Name:
Hazardous Tree Removal
Location:
430 Wells Ave N
Site Size:
4000 sqft
Site Usage and Zoning:
Single Family Residence
Residential Zoning
(See Site Map for exact locations)
Three unhealthy American Elm trees affected with Dutch Elm Disease for removal
Size of Trees for Removal
North to South
19"
19"
24"
Four healthy trees to remain on the property.
Size of Trees to Remain
East to West
Apple Tree 15"
Western Red Cedar 14"-22"
Pink Pussy Willow 8"
Japanese Maple (Acer) 13"
Project Narrative:
Along the eastern property line next to and overhanging the alley are 3 large diseased American Elm
trees. These trees have Dutch Elm Disease and are hazardous to people and property in the location as
they have dropped no less than 3 very significant branches in the last 9 months. One of which was into
the alley blocking access for residents and municipal services. A second dropped onto an adjacent
detached garage damaging the roof, gutter, and siding. A third dropped into my yard nearly hitting
myself and my pets in the process. Two of the branches dropped from the largest tree in less than a
week of each other during a high heat event in July 2025 with no wind. The largest tree for removal
also has a significantly over leveraged branch hanging over the alley threatening to damage a
neighboring structure and cars parked in an apartment parking lot. One of the two smaller trees also has
an over leveraged branch high in the canopy hanging over my neighbors alley parking spot also
threatening to damage his vehicle. These trees are growing almost exactly on the property line, having
damaged the fencing and have had city management for low hanging branches to avoid damaging
waste removal vehicles.
Attachment B
RECEIVED
08/27/2025 AWragge
PLANNING DIVISION
Docusign Envelope ID: 4759EAA1-D612-47EE-A814-29A11284814F
These trees have been checked previously in 2018 by a city arborist named Anne Thayer. Her initial
report is included with the permit materials. During that time there were 5 trees total in the location. We
had asked for permission to remove all 5 and have the city arborist give us recommendations on the
management process. Her initial report is included with the permit materials. While they were on
property, they diagnosed all 5 trees as being stressed due to a combination of poor planting (less than 3
feet between each tree, next to a fence line and alleyway) and advanced cases of Dutch Elm Disease
evident by the patterning underneath loose bark and presence of Dutch Elm beetles. During our talk,
they agreed that all 5 should be removed as they were nearing the end of their functional life due to the
aforementioned issues and would continue to become increasingly hazardous if left in place. Due to
financial constraints at the time, we were only able to afford the removal of 2 trees. Since that time we
have had a professional arborist remove 2 of the worst trees in 2018 and in 2022 we had some branches
removed for safety reasons. In the last year the trees have shown signs of worsening conditions
including a branch falling leaving a roughly 12’ surfboard sized scar on the primary trunk. There has
also been continual cracking, groaning, and drooping by over leveraged branches. If left in place, these
trees will continue to present a significant risk to residents and others using the alleyway.
The site has 4 other trees of 8” or larger that will remain including an apple tree, a native Western Red
Cedar, pink pussy willow, and Japanese Maple (Acer). Additionally we have planted a Dogwood tree
and Golden Chain tree in preparation for the eventual loss of the Elm trees. We would also like
suggestions for replacing the largest tree with another species that will be fast growing and remain
healthy such as a Silver Maple.
Included below are images of damage to and by the trees in their current state:
Docusign Envelope ID: 4759EAA1-D612-47EE-A814-29A11284814F
Docusign Envelope ID: 4759EAA1-D612-47EE-A814-29A11284814F
Attachment C
RECEIVED
09/11/2025 AWragge
PLANNING DIVISION
Docusign Envelope ID: 4759EAA1-D612-47EE-A814-29A11284814F
Docusign Envelope ID: 4759EAA1-D612-47EE-A814-29A11284814F
Docusign Envelope ID: 4759EAA1-D612-47EE-A814-29A11284814F
Docusign Envelope ID: 4759EAA1-D612-47EE-A814-29A11284814F
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
7
3
4
1.2
4
-2.8
4000
0
4000
0.09
3
Attachment D
RECEIVED
08/27/2025 AWragge
PLANNING DIVISION
Docusign Envelope ID: 4759EAA1-D612-47EE-A814-29A11284814F
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:
1
1
1
1
1
1
27.25
0
5
6
7
8
0
0
0
0
0
0.25
1
0
Docusign Envelope ID: 4759EAA1-D612-47EE-A814-29A11284814F
rentonwa.gov/permitservices | planningcustomerservice@rentonwa.gov | 425-430-7294 10/24/2024 Page 3 of 3
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: 4759EAA1-D612-47EE-A814-29A11284814F