The URL can be used to link to this page

Home My WebLink AboutD_Avaya_Trails_Apt_Tree_Removal_FinalDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT D_Avaya Trails Apartments Tree Removal_Final PLANNING DIVISION ROUTINE VEGETATION MANAGEMENT PERMIT EVALUATION FORM & DECISION DATE OF DECISION: February 26, 2026 PROJECT NUMBER: LUA26-000044, RVMP PROJECT NAME: Avaya Trails Apartments Tree Removal PROJECT MANAGER: Ian Harris, Associate Planner APPLICANT/CONTACT: Neal Baker, Alpine Tree Experts & Arborists NW 1710 SW 318th Pl, Suite 44D, Federal Way, WA 98023 OWNER: Avaya Trails Apartments LLC 10930 SE 172nd St, Renton, WA 98055 PROJECT LOCATION: 10930 SE 172nd St (APN 2923059022) PROJECT DESCRIPTION: The applicant, Neal Baker of Alpine Tree Experts, is requesting a Routine Vegetation Management Permit (RVMP) to remove three (3) trees located on the property located at 10930 SE 172nd St. The 8.52-acre property comprises the Avaya Trails Apartment development, which includes 12 apartment buildings, associated parking, green spaces for residents, and a wetland/forested area. The property is within the Residential-14 (R-14) zone and the Benson Community Planning Area. Per City of Renton (COR) Maps, the site contains sensitive slopes (>15% to <=40%) and two (2) wetland areas. According to the Arborist Report, prepared by Neal Baker, dated January 4, 2026 (Attachment A), one (1) Bigleaf Maple (Acer macrophyllum) and three (3) Douglas Fir (Pseudotsuga menziesii) trees are proposed for removal. The Bigleaf Maple tree (Tree 1) is considered a “significant tree” as it has a diameter at breast height (DBH) of 15 inches (15”), while the three (3) Douglas Fir trees are considered “landmark trees” as they have a DBH greater than 24 inches (24”). Tree 2 has a DBH of 28 inches (28”), while Tree 3 has a DBH of 37 inches (37”). Combined, the trees are equivalent to 29 tree credits. Two (2) individual Douglas Fir specimens are inosculated, as their trunks have fused together. For the purposes of this application, these two (2) specimens are treated as one (1) tree and are referred to as “Tree 3” throughout this document, the Arborist Report and associated submittal materials. According to the submitted ISA Tree Risk Assessment form for the subject trees (Attachment B), the arborist has classified the overall risk of the Bigleaf Maple as low, while the three (3) Douglas Firs have been classified as high risk. Docusign Envelope ID: 45E49B59-A16B-46C7-8A6C-05655188CB41 City of Renton Department of Community & Economic Development Routine Vegetation Management Permit Avaya Trails Apartments Tree Removal LUA26-000044, RVMP Permit Date: February 26, 2026 Page 2 of 4 D_Avaya Trails Apartments Tree Removal_Final CRITICAL AREAS: Sensitive Slopes (>15% to <=40%), Wetland Areas EXEMPTION JUSTIFICATION: Renton Municipal Code (RMC) exempts certain activities from critical areas regulations. RMC 4-3-050C.3 states “Activities taking place in critical areas and their associated buffers and listed in the [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.” The table shows that the removal of a high-risk tree approved by the city and certified as dangerous by a licensed landscape architect or certified arborist, is allowed in Geologically Hazardous Areas (which includes sensitive and protected slopes), Wellhead Protection Areas, streams, and wetlands. 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 4-4-130H, compliance with tree credit requirements necessitates a minimum of 30 tree credits per net acre. The subject property comprises the Avaya Trails Apartment development. Accordingly, the 8.52-acre subject property would be required to maintain 256 tree credits (8.52 x 30 = 256). According to the submitted Tree Credit and Retention worksheet for this project (Attachment B), the subject property contains approximately 300 trees, a large portion of which are in or near the wetland area on the east side of the subject property. The applicant is proposing to remove three (3) trees. According to COR Maps, the three (3) trees proposed for removal are located outside the wetland area and its associated buffers. The trees proposed to be removed constitute 29 tree credits. The remaining trees within the tract equal approximately 1,799 credits, as calculated by the applicant, which exceeds the minimum tree credit requirement of 256 credits. 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: According to City of Renton (COR) Maps, the site contains sensitive slopes (>15% to <=40%) and two (2) wetland areas. The subject trees proposed for removal are not located within any critical areas or their associated buffers. YES, IF CONDITIONS ARE MET 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 a high-risk tree; 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 Docusign Envelope ID: 45E49B59-A16B-46C7-8A6C-05655188CB41 City of Renton Department of Community & Economic Development Routine Vegetation Management Permit Avaya Trails Apartments Tree Removal LUA26-000044, RVMP Permit Date: February 26, 2026 Page 3 of 4 D_Avaya Trails Apartments Tree Removal_Final 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: Three (3) of the subject trees (Tree 2 and inosculated Tree 3) have a DBH in excess of 24 inches (24”), and are classified as “landmark trees,” subject to the criteria for removal of a landmark tree located in RMC 4-4-130F.2.c. Tree 1 is classified as a significant tree and is thus not subject to review criteria for removal of landmark trees. Removal of a landmark tree may be granted in instances where the tree is determined to be dangerous. According to the submitted ISA Tree Risk Assessment forms for Trees 2 and 3 (Attachment C), both trees have a probable likelihood of failure and a high likelihood of impact, placing them in the high-risk category. Therefore, staff recommends as a condition of approval, that the applicant use Best Management Practices for the removal of the three (3) subject trees. Following the completion of removal activities, three (3) five-gallon Douglas Fir trees shall be planted within 60 days. The applicant shall notify the Current Planning Project Manager of the intended planting location(s). Once the replacement trees have been installed on-site, the applicant shall notify the Current Planning Project Manager to complete a final landscape inspection. 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 trees are not street frontage trees or parking lot trees. 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 subject trees are not protected trees required as part of a land development permit. N/A 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: Not applicable. The subject trees do not provide visual screening and buffering between land uses of differing 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 documentation provided did not indicate that the removal of the subject 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: 45E49B59-A16B-46C7-8A6C-05655188CB41 City of Renton Department of Community & Economic Development Routine Vegetation Management Permit Avaya Trails Apartments Tree Removal LUA26-000044, RVMP Permit Date: February 26, 2026 Page 4 of 4 D_Avaya Trails Apartments Tree Removal_Final DECISION: The Avaya Trails Apartments Tree Removal Routine Vegetation Management Permit, LUA26- 000044, RVMP is Approved with Conditions*: *CONDITIONS OF APPROVAL: 1. The applicant shall use Best Management Practices for the removal of the three (3) subject trees. Following the completion of removal activities, three (3) five-gallon Douglas Fir trees shall be planted within 60 days. The applicant shall notify the Current Planning Project Manager of the intended planting location(s). Once the replacement trees have been installed on-site, 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 March 12, 2026. 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: Arborist Report, prepared by Arborists NW, dated January 4, 2026 Attachment B: Tree Retention and Tree Credit Worksheet Attachment C: ISA Basic Tree Risk Assessment Forms, dated November 3, 2025 Docusign Envelope ID: 45E49B59-A16B-46C7-8A6C-05655188CB41 2/26/2026 | 1:55 PM PST