HomeMy WebLinkAboutPRE_PRE22-000286UsseryResidence_220818_v1 (2)
PREAPPLICATION MEETING
Ussery Residence
1024 N 36th St
PRE22-000286
CITY OF RENTON
Department of Community & Economic Development
August 18, 2022
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Nathan Janders, 425.430.7382, njanders@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org
Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the assigned planner to have the documents pre-
screened.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Community & Economic Development Administrator, Public Works Administrator, and
City Council).
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 18, 2022
TO: Andrew Van Gordon, Planner
FROM: Nathan Janders, Civil Engineer
SUBJECT: 1024 N 36th St Modification
1024 N 36th St
PRE22-000286
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s)
3342103055. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
Water
1. The project is within the City of Renton’s water service area in the Kennydale 308 Pressure Zone.
2. The static water pressure is approximately 93 psi at ground elevation of 92 feet.
3. There is an existing 8-inch water main located in N 36th St that can deliver a maximum flow capacity
of 2,400 GPM (see water plan No. W-2050).
4. There is an existing, ¾-inch water service and meter serving the property.
5. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for single-family homes
is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the
dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required.
6. Based on the information provided with the pre-application submittal documents, the following
developer’s installed water main improvements will be required to provide domestic and fire
protection service to the development including but not limited to the items that follow.
• Installation of a separate water service (minimum 1-inch) and meter for the new single family
residence. The sizing of the meter shall be in accordance with the most recent edition of the
Uniform Plumbing Code.
• The existing ¾-inch water service shall be cut and capped at the main line by City forces. A
water permit is required.
• Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if
applicable.
• If the primary hydrant is not equipped with a 5” Storz fitting one shall be provided.
• Installation of off-site and on-site fire hydrants. The location and number of hydrants will be
determined by the RRFA based on the final fire flow demand and final site plan.
7. A conceptual utility plan will be required as part of the land use application for the subject
development.
8. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire sprinkler
use. The development is also subject to fees for water connections, cut and caps, and purity tests.
Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will
be charged based on the rate at the time of construction permit issuance.
• The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee is $4,450.00 per 1-inch meter.
• Water service installation charges for each proposed domestic water service is applicable.
Water Service installation is $2,875.00 per 1-inch service line,
• Drop-in meter fee is $400 per ¾-inch meter and $460.00 per 1-inch meter.
• A credit will be applied to the existing service if abandoned.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR
enton
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an 8-inch gravity wastewater main located in N 36th St (see record drawing S-01420A).
3. There is an existing 6-inch concrete sewer stub serving the property. The sewer stub may be re-used
if it is in a location suitable to the new home and a CCTV of the line is provided to the City for
review. Upon review, if the line is found to be acceptable then it must be lined else a new sewer
stub shall be installed.
4. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All
new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
5. A conceptual utility plan will be required as part of the land use application for the subject
development.
6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer
is based on the size of the new domestic water to serve the project. Current fees can be found in the
2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at
the time of construction permit issuance.
• The current sewer SDC fee is $3,500.00 per 1-inch meter.
• A credit will be applied to the existing service if abandoned or re-used.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR
enton
7. The development is within the East Renton Interceptor SAD boundary and is subject to SAD fees. All
lots are subject to the SAD fee. The SAD has reached its maximum value of $316.80 per lot. Payment
of these fees is required at time of civil construction permit issuance.
Surface Water
1. There is an existing 12-inch stormwater main on the south side of NE 7th St near the west property
line (see record drawing R-276108).
2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design
Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design
Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls
within the Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the
Lower Cedar River drainage basin.
3. Critical areas that may impact stormwater review include: Regulated Slopes.
4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current
City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will
be required to provide basic water quality treatment. Any proposed detention and/or water quality
vault shall be designed in accordance with the RSWDM that is current at the time of civil construction
permit application. Separate structural plans will be required to be submitted for review and approval
under a separate building permit for the detention and/or water quality vault.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new
runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated
as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the
application of on-site BMPs, shall be included with the land use application, as applicable to the
project. The final drainage plan and drainage report must be submitted with the utility construction
permit application.
7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual
Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with
recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be
included in the report. The report should also include information concerning the soils, geology,
drainage patterns and vegetation present shall be presented in order to evaluate the drainage,
erosion control and slope stability for site development of the proposed plat. The applicant must
demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage,
or excess surface water runoff.
8. Erosion control measures to meet the City requirements shall be provided.
9. The development falls within the R-6 zone which has a maximum impervious surface area of 55% per
lot.
10. The development is subject to a surface water system development charge (SDC) fees. Fees will be
charged based on the rate at the time of construction permit issuance.
• The current SDC fee for a single family residence is $2,100 per lot.
• Per resolution 4422, the SDC fee for an ADU is assessed at 50% through December 31st, 2022.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR
enton
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$175,000. The proposed project fronts N 36th St to the south and private property on all other sides.
• N 36th St is classified as a Residential Access street. Existing right-of-way (ROW) width is
approximately 50 feet according to the King County Assessors Map with an existing,
uncentered, paved width of approximately 26 feet. To meet the City’s complete street
standards for Residential Access streets, minimum ROW is 53 feet. Per City code 4-6-060,
minimum half street improvements shall include a pavement width of 26 feet (13-feet from
centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm
drainage improvements. 1.5 feet of dedication is anticipated for the improvements.
2. Refer to City code 4-4-080 regarding driveway regulations.
• A minimum separation of 5 feet is required between driveway and the property line.
• Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
• The maximum width of single loaded garage driveway shall not exceed nine feet (9') and
double-loaded garage driveway shall not exceed sixteen feet (16').
3. All proposed and existing electrical or communication utilities are required to be installed
underground per RMC 4-6-090.
4. Street lighting is not required for a project that consists of 4 or less residential units. See RMC 4-6-060
for street lighting requirements.
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
6. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
• The 2022 transportation impact fee is $10,861.99 per single family home.
• The current property contains one single family home, the developer will receive a credit for
the existing home if it is demoed.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR
enton
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and
cable services, etc.) along property frontage or within the site must be underground as outlined in
RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance with
code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer
shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-
to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
5. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to the
permit type. Please visit www.rentonwa.gov for the current development fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 18, 2022
TO: Pre-Application File No. 22-000286
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Ussery Residence – 1024 N 36th St (Parcel number 3342103055)
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, and City Council). Review comments may also need to be
revised based on site planning and other design changes required by City staff or made by the
applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal
Code. The Development Regulations are available online at
https://www.codepublishing.com/WA/Renton/.
Project Proposal: The proposal is to build a detached dwelling with a footprint of 2,230 square
feet. The dwelling would have an attached garage; proposed height is unknown. Access would be
via N 36th St. A variance to deviate from the required front yard setback, side yard setback, rear
yard setback, maximum building coverage percentage and maximum impervious surface area
percentage is proposed. The existing residence would be demolished.
Current Use: The property is currently developed with a detached dwelling. Per the King County
Department of Assessors, the residence has a total square footage of 1,110 square feet.
Zoning/Land Use: The subject property is located within the Residential-6 (R-6) zoning
classification. The Residential Medium Density Land Use designation is intended to implement the
R-6 zone. The R-6 zone is established for single family dwellings. Development in the R-6 zone is
intended to be single family residential at a moderate density.
Detached dwellings are a permitted use within the R-6 zone.
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Residential Zoning Designations (Primary Structures)” and RMC 4-2-110B,
“Development Standards for Residential Development (Detached Accessory Buildings)” effective
at the time of complete application (noted as “R-6 standards” herein).
Building Standards – The R-6 standards allow a maximum building coverage (including Primary
and Accessory buildings) of 40% of the lot area. The maximum impervious coverage in the R-6
zone is 55%. The maximum wall plate height is 24 feet, and the building shall be no taller than two
Ussery Residence / 1024 N 36th St
August 18, 2022
Page 2
(2) stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical
feet from the maximum wall plate height; common rooftop features, such as chimneys, may
project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections
(e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the
projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1)
vertical foot above the maximum wall plate height. The maximum wall plate height for detached
accessory structures is 12 feet (12’). Accessory structures are also included in building lot coverage
calculations.
The property is approximately 5,400 square feet. Per the provided drawings the total building
coverage is 2,230 square feet or approximately 41.2 percent (41.2%) of the lot area. The
impervious surface area is approximately 3,012 square feet or approximately 55.7 percent
(55.7%) of the lot area. Both exceed R-6 maximum requirements. Building elevations were not
provided. New development would need to comply with the maximum building coverage,
impervious surface requirements, and building height regulations of the zone at the time of
building permit review. See Variances below for additional information.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the R-6 zone for a detached building are: Front yard: 25
feet (25’); Side yard: combined 15 feet (15’) with not less than five feet (5’) on either side; Rear
yard: 25 feet (25’).
As proposed the residence does not meet R-6 front yard setbacks, side yard setbacks or rear
yard setbacks. The dwelling is setback approximately 21.5 feet (21’6”) for the front yard setback
and approximately 18.5 feet (18’6”) for the rear yard setback. The front porch would extend
11.75 feet (11’8”) into the front yard. The residence is set back five feet (5’) on both sides for the
side yard setback. All exceed minimum setback requirements. Compliance with required
setbacks for the new structure would be verified at the time of building permit application. See
Variances below for additional information.
Residential Design and Open Space Standards: All new primary dwelling units within the R-6 zone
are required to meet applicable standards within RMC 4-2-115 Residential Design and Open Space
Standards. The following are applicable subsections for a detached dwelling in the R-6 zone.
• Garages
o If an attached garage is wider than 26 feet (26'), at least one garage door shall be
recessed a minimum of four feet (4') from the other garage door. Additionally,
one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5'),
and is a minimum of twelve feet (12') wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the front
of the garage for at least the width of the garage plus the porch/stoop area,
or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an access
easement, or
5. The garage width represents no greater than fifty percent (50%) of the width
of the front facade at ground level, or
Ussery Residence / 1024 N 36th St
August 18, 2022
Page 3
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g., trim and hardware), and are recessed from the
front facade a minimum of five feet (5'), and from the front porch a minimum
of seven feet (7').
• Primary Entry
o The entry shall include a porch or stoop with a minimum depth of five feet (5')
and minimum height of twelve inches (12") above grade. Exception: in cases
where accessibility (ADA) is a priority, an accessible route may be taken from a
front driveway.
• Façade Modulation
o One of the following is required:
1. An offset of at least one story that is at least 10 feet (10') wide and two feet
(2') in depth on facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street-
facing facade.
• Windows and Doors
o Windows and doors shall constitute twenty five percent (25%) of all facades
facing street frontage or public spaces.
• Eaves
o Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve inches
(12") with horizontal fascia or fascia gutter at least five inches (5") deep on
the face of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2") from the
surface of exterior siding materials.
• Architectural Detailing
o If one siding material is used on any side of the dwelling that is two stories or
greater in height, a horizontal band that measures at least eight inches (8") is
required between the first and second story.
Additionally, one of the following is required:
1. Three and one-half inch (3 1/2") minimum trim surrounds all windows and
details all doors, or
2. A combination of shutters and three and one-half inches (3 1/2") minimum
trim details all windows, and three and one-half inches (3 1/2") minimum
trim details all doors.
1. Materials and Colors
o One of the following is required:
Ussery Residence / 1024 N 36th St
August 18, 2022
Page 4
1. A minimum of two (2) colors are used on the home (body with different color
trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and
shingles, siding and masonry or masonry-like material, etc.) is used on the
home. One alternative siding material must comprise a minimum of 30
percent (30%) of the street-facing façade.
Compliance with required design regulations for the new structure would be verified at the time
of building permit application.
Access/Parking: Access is proposed via a 16-foot wide (16’) at the right-of-way driveway from N
36th St. Driveways shall not be closer than five feet (5 ft) to any property line. The maximum width
of single loaded garage driveways shall not exceed nine feet (9 ft) and double loaded garage
driveways shall not exceed 16 feet. There shall be no more than one (1) driveway for each 165
feet of street frontage serving any one property or among properties under unified ownership or
control; for each 165 feet of additional street frontage another driveway may be permitted. The
angle between any driveway and street roadway or curb line shall not be less than 45 degrees.
Maximum driveway slopes shall not exceed 15 percent; provided, that driveways exceed eight
percent (8%) slope but not more than 15 percent, upon proper application in writing and for good
cause shown, which shall include, but not be limited to, the absence of any reasonable alternative.
Compliance with required regulations would be verified at the time of building permit
application.
Significant Tree Retention: Staff review of aerial images of the site did not identify that there are
mature trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for
alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan
along with an arborist report, and tree retention worksheet shall be provided with the
development applications. The tree retention plan must show preservation of at least 30% of
significant trees. The Administrator may authorize the planting of replacement trees on the site if
it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can
be retained. Please refer to Tree Retention and Land Clearing Regulations RMC 4-4-130 for further
general and specific tree retention and land clearing requirements.
In addition to retaining 30% of existing significant trees, each lot would be required to provide a
minimum tree density of 30 tree credits per net acre. Either tree retention or a combination of
tree retention and supplemental tree planting (with new small, medium or large tree species)
shall be provided to meet or exceed the minimum tree credits required for the site.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on
slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their
associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches
(18") caliper; and trees that shelter interior trees or trees on abutting properties from strong
winds, which could otherwise allow such sheltered trees to be blown down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Ussery Residence / 1024 N 36th St
August 18, 2022
Page 5
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves tree
removal and land clearing at the City's discretion.
New tree regulations went into effect August 16, 2022. Four tree credits are required (.12 acre
[5,400 sq. ft.] x 30 tree credit units = 3.6 tree credits, rounded up to four (4)). A formal tree
retention plan and tree retention worksheet prepared by an arborist or landscape architect
would be reviewed at the time of development applications. A copy of the ordinance with the
new tree retention language is provided with this memo.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project,
the location must be designated on the landscape plan and grading plan with top of wall and
bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A
retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the
footing to the finish grade at the top of the wall requires a building permit. The maximum height
of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and
clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining
wall unless the total combined height of the retaining wall and the fence does not exceed the
allowed height of a standalone fence. For more information about fences and retaining walls refer
to RMC 4-4-040.
Critical Areas: According to COR Maps, the site is not within a critical area.
Environmental Review: Single family dwellings are generally exempt from State Environmental
Policy Act (SEPA) review. However, the project may be subject to Environmental Review, in
accordance with RMC 4-9-070H3 if it is determined that designated critical areas or their buffers
are located on the property.
Nonconforming Lots: Nonconforming lots may be developed and used if the proposed use is
permitted in the zone, and the proposed development will comply with the remaining
development standards for the zone and other land use and environmental requirements, as
applicable.
A detached dwelling is permitted within the R-6 zone, and the proposed development will be
required to comply with the remaining development standards for the zone and other land use
and environmental requirements. A specific modification to build on a nonconforming lot is not
required for the project.
Variances: Deviation from the required front yard setback, side yard setback, rear yard setback,
maximum building coverage percentage and maximum impervious surface area percentage is
proposed. Requests for relief from setback and lot coverage requirements for the R-6 zone are
required to meet applicable criteria in RMC 4-9-250, Variances, Waivers, Modifications, and
Alternatives.
A detached dwelling with a footprint of approximately 1,818 square feet could be placed on the
property and still meet zoning setbacks and lot coverage. A two-story dwelling unit would be
approximately 3,636 square feet; if a 20-foot by 20-foot (20’ x 20’) attached unfinished garage
is included then the total finished area would be 3,236 square feet. Per the King County
Department of Assessments the existing residence has a total finished area of 1,110 square feet
Ussery Residence / 1024 N 36th St
August 18, 2022
Page 6
or approximately 2.9 times smaller than a 3,236 square foot two-story dwelling unit. Example
residences within the vicinity have total finished square footages of:
1. 1,000 sq. ft. (916 N 36th St)
2. 2,420 sq. ft. (913 n 36TH St)
3. 2,440 sq. ft. (1100 N 36th St)
4. 2,560 sq. ft. (1203 N 36th St)
5. 2,570 sq. ft. (1006 N 36th St)
6. 2,600 sq. ft. (1117 N 36th St)
7. 2,770 sq. ft. (904 N 36th St)
8. 2,780 sq. ft. (1111 N 36th St)
9. 2,860 sq. ft. (1030 N 36th St)
10. 2,940 sq. ft. (1110 N 36th St)
Planning would not support a variance to setbacks or lot coverage. An approximately 3,200
square foot detached dwelling would be larger than other residences within the vicinity on N
36th St and larger than the existing residence. Planning does not see evidence that a variance
request would meet Criteria 1 and Criteria 4 of the variance decision criteria as a detached
dwelling that is comparable to existing dwellings in the vicinity can be built on the property and
still meet zoning requirements. A markup showing the setbacks and buildable area is provided
with this memo.
Permit Requirements: The proposed development would require a building permit. Building
permit fees are based on the valuation of the project and work completed. A 5% technology fee
added to the total cost of the reviews would also be assessed at the time of application. All fees
are subject to change. Other informational applications and handouts can be found on the City’s
Digital Records Library. The City requires electronic plan submittal for all applications. Please
refer to the City’s Electronic File Standards.
Fees: In addition to the applicable building and construction fees, impact fees would be required.
The fee in effect at the time of residential building permit issuance will apply. Alteration or
replacement of an existing residential structure that does not create an additional dwelling unit
or change the type of dwelling unit is exempt from transportation, park and fire impact fees. The
replacement of the same number of dwelling units at the same site or lot when such replacement
occurs within 36 months of the demolition or destruction of the prior structure is exempt from
school impact fees.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Next Steps: When application materials are complete, the applicant shall have the application
materials pre-screened prior to submitting the complete application package. Please contact
Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an
appointment.
MAX. DRIVEWAY WIDTH16' - 0"PROPOSED HOUSE FOOTPRINT 2230 SF.FF. ELEV. 106.5'GARAGEFF. ELEV. 143.0'MIN. TWO (2) TREES ARE TO BE LOCATED IN THE FRONT PRIOR TO FINAL INSPECTION (ORD 5676, 12-3-2012)SPECIES AMELANCHIER X GRANDIFLORA 'PRINCESS DIANA'MODIFICATION REQUEST20' - 0" RYSB (R-8)SYSB5' - 0"SYSB5' - 0"N 36th PLELEV.=XXX.XXGRADE PLANE RMC 4-11ELEV.=XXX.XXGRADE PLANE RMC 4-11ELEV.=XXX.XXGRADE PLANE RMC 4-11ELEV.=XXX.XXGRADE PLANE RMC 4-11BCDAON GRADE PATIO SLAB50'102'100'95'90'MODIFICATION REQUEST20' - 0" FYSB (R-8)SEE WALL DETAIL THIS SHEET FOR POP-OUT WALLGRASSPLANTER1-HOUR EXTERIOR WALLASSEBLY1-HOUR EXTERIOR FLOOR ASSEMBLYDPMJULY 20 - 2022Sheet Date:Drawn By:Scale:Client:As indicatedSP-11024 N 36TH STRENTON, WA 98056USSERY RESIDENCEPHILLIP AND HEATHER USSERYSIMPLE SITE PLANSITE PLAN1" = 10'-0"VICINITY PLAN N.T.S.PROJECT INFORMATION:ZONING DISTRICT:R-6PROPERTY OWNER:PHIL AND HEATHER USSERYPARCEL NUMBER:3342103055LOT AREA:5,400 S.F. MAXIMUM STRUCTURE HEIGHT: 24 FTACTUAL (PLATE): 30 FT MAX. OVERALLIMPERVIOUS SURFACE COVERAGE:MAX BUILDING BUILDING COVERAGE: 50 PERCENT = 2700 SQ. FT. (INCLUDING COVERED PORCH)CONCRETE WALKWAY:48 S.F.CONCRETE DRIVEWAY:350 S.F.CONCRETE PATIO150 S.F.TOTAL AREA:2,477 S.F. / 5,400 SF. (NET) = 45.87 PERCENT (55% ALLOWED PER R-6)MIN. TREE DENSITY (2) TREES PER 5000 SF. (RMC 4-4-130)DESIGN STANDARDS (RMC 4-2-115)LANDSCAPING (RMC 4-4-070)FLOOR AREA SUMMARIES:HEATED FLOOR AREAMAIN FLOOR: 1043 S.F.UPPER FLOOR:1828 S.F.(TOTAL) HEATED LIVING AREA(S)2871 S.F.COVERED DECKS 375 S.F.ROOF DECK 400 S.F.PORCHES 100 S.F.GARAGE UN-HEATED FLOOR AREA:1098 S.F.LEGAL DESCRIPTION:HILLMANS LK WN GARDEN OF EDEN #1PER RMC 4-11-090 (ALL SURFACE AREAS)SITELOCATIONAVERAGE GRADE PLANEA = XXX.XX'B = XXX.XX'C = XXX.XX'D = XXX.XX'XXX.XX' + XXX.XX' + XXX.XX' + XXX.XX' = XXX.XX' 4(REFER TO CIVIL CALCULATIONS -STORM DRAINAGE TARGETED)Revision ScheduleRevisionNumberRevision Description RevisionDate5'-0"25'-0"25'-0"5'-0"10'-0"25'-0"25'-0"10'-0"1,818 sf
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 6076
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON; AMENDING
SUBSECTIONS 4-2-110.A, 4-2-110.E.6, AND 4-2-110.E.32; SECTION 4-4-130;
SUBSECTIONS 4-8-120.D.1. AND 4-8-120.D.20; SECTION 4-9-195; AND
DEFINITIONS IN SECTIONS 4-11-040, 4-11-120, AND 4-11-200; REVISING TREE
RETENTION AND LAND CLEARING REGULATIONS IN THE RENTON MUNICIPAL
CODE; AUTHORIZING CORRECTIONS; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS,the City of Renton ("City") recognizes that trees are valued natural resources;
and
WHEREAS, current development regulations pertaining to tree retention and land
clearing do not provide sufficient protections for tree preservation; and
WHEREAS, the City seeks to revise standards for tree retention and land clearing
regulations; and
WHEREAS, this matter was duly referred to the Planning Commission for investigation
and study, and the matter was considered by the Planning Commission; and
WHEREAS, pursuant to RCW 36.70A.106, on December 13, 2021, the City notified the
State of Washington of its intent to adopt amendments to its development regulations; and
WHEREAS, the Planning Commission held a public hearing on January 19, 2022,
considered all relevant matters, and heard all parties in support or opposition, and;subsequently
forwarded a recommendation to the City Council;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO
ORDAIN AS FOLLOWS:
1
ORDINANCE NO. 6076
SECTION I. All portions of the Renton Municipal Code in this ordinance not shown in
strikethrough and underline edits remain in effect and unchanged.
SECTION II. Subsection 4-2-110.A of the Renton Municipal Code is amended as shown
in Attachment A.
SECTION III. Subsections 4-2-110.E.6 and 4-2-110.E.32 of the Renton.Municipal Code
are amended as shown below. All other provisions in 4-2-110.E remain in effect and unchanged.
6. Reserved. Within subdivisions,the minimum front yard and secondary
front yard setback may be reduced to no less than twenty feet (20') provided the
applicant can demonstrate to the Administrator's satisfaction that the setback
reduction is necessary to preserve and maintain a landmark tree within a tree
protection tract, as each term is defined in RMC 4-11-200, Definitions T. An
arborist report, pursuant to RMC 4-8-120.D.1, shall be prepared and provided to
the City for review and concurrence, demonstrating that the setback reduction
and project proposal serves to preserve the critical root zone of the tree within a
tree protection tract.
32. Reserved. In order ensure compliance with Tier 1 requirements for
Tree Preservation Priority, pursuant to RMC 4-4-130.H.2.a, lot size and lot
dimensions of the zone may be decreased by a maximum of ten percent (10%),
provided the applicant can demonstrate to the Administrator's satisfaction that
the reduction is necessary to ensure the preservation of all significant trees, as
defined in RMC 4-11-200, required for retention within dedicated tract(s),
pursuant to RMC 4-4-130.H.1.a, Minimum Tree Retention Requirements.
2
ORDINANCE NO. 6076
SECTION IV. Section 4-4-130 of the Renton Municipal Code is amended as follows:
4-4-130 TREE RETENTION AND LAND CLEARING REGULATIONS:
A. PURPOSE:
This Section provides regulations for the clearing of land and the protection
and preservation of trees, shrubs, and ground cover plants. The purposes of these
regulations are to:
1. Preserve and enhance the City's physical and aesthetic character by
minimizing indiscriminate removal or destruction of trees, shrubs, and ground
cover;
2. Implement and further the goals and policies of the City's
Comprehensive Plan for the environment, open space, wildlife habitat,
vegetation, resources, surface drainage, watersheds, and economics;
3. Promote land development practices that result in minimal adverse
disturbance to existing vegetation and soils within the City while at the same time
recognizing that certain factors such as condition (e.g., disease, danger of falling,
etc.), proximity to existing and proposed structures and improvements,
interference with utility services, protection of scenic views, and the realization of
a reasonable enjoyment of property may require the removal of certain trees and
ground cover;
4. Minimize surface water and groundwater runoff and diversion, and aid
in the stabilization of soil, and minimize erosion and sedimentation, and minimize
3
ORDINANCE NO. 6076
the need for additional storm drainage facilities caused by the destabilization of
soils;
5. Retain clusters of trees for the abatement of noise and for wind
protection, and reduce air pollution by producing pure oxygen from carbon
dioxide;
6. Protect trees during construction activities from damage to tree roots,
trunks, and branches; and
7. Recognize that trees increase real estate values.
B.APPLICABILITY:
The regulations of this Section apply to any developed lot, and property where
land development or routine vegetation management activities are undertaken or
planned.
C.ALLOWED TREE REMOVAL ACTIVITIES:
Tree removal, vegetation management, -and associated use of mechanical
equipment is permitted as follows, without ,the requirement of a routine
vegetation management permit, except as provided in subsection D.3 of this
Section, Restrictions for Critical Areas — General, and in RMC 4-3-110€5, Urban
Separator Overlay Regulations:. Exccpt as stated in subsection C9 of this Scction,
no Routine Vegetation Management Permit is required for the following
tiviti„s work.
1. Emergency Situations: Removal of trees and/or ground cover by the
City and/or public or private utility in emergency situations involving immediate
4
ORDINANCE NO. 6076
danger to life or property, substantial fire hazards, or interruption of services
provided by a utility.
2. ^ u High=Risk Trees: Removal of a dangerous high-risk tree, as
defined in RMC 4-11-200, Definitions T, that has been certified as such, by an
arborist with an International Society of Arboriculture (ISA) Tree Risk Assessment
Qualification.(TRAQ), provided the removal is limited to three (3) high-risk trees
within a one (1)-year period and no landmark trees are proposed for removal. A
routine vegetation management Permit is required for the removal of more than
three (3) high-risk trees within a one (1)-year period and for the removal of high-
risk landmark trees. a City approved, licensed landscape architect or certified
arborist.
3. Maintenance Activities/Essential Tree Removal — Public or Private
Utilities, Roads and Public Parks: Maintenance activities including routine
vegetation management and essential tree removal for public and private utilities,
road rights-of-way and easements, and public parks.
4. Installation of SEPA Exempt Public or Private Utilities: Removal of
vegetation necessary for the'installation of distribution lines by public and private
utilities not including any significant tree removal; provided, that such activities
are categorically exempt from the provisions of the State Environmental Policy Act
and RMC 4-9-070, Environmental Review Procedures.
5
ORDINANCE NO. 6076
5. Existing and Ongoing Agricultural Activities:,Clearing associated with
existing and ongoing agricultural activities as defined in RMC 4-11-010, Definitions
A.
6. Commercial Nurseries or Tree Farms: Removal of only those; trees
which are planted and growing on the premises of a licensed retailer or
wholesaler.
7. Public Road Expansion: Expansion of public roads, unless critical areas
would be affected (refer to subsection C.12 of this Section, Utilities, Traffic
Control, Walkways, Bikeways Within Existing, Improved Right-of-Way or
Easements).
8. Site Investigative Work: Site investigative work necessary for land use
application submittals such as surveys, soil logs, percolation tests, and other
related activities including the use of mechanical equipment to perform site
investigative work, provided the work is conducted in accordance with the
following requirements:
a. No tree removal shall occur as part of the i•investigative work. Tree
alteration shall be limited to the removal of fallen tree debris and minor tree
pruning, with supervision by an ISA certified arborist or American Society of
Consulting Arborists (ASCA) certified consultant.
five percent(5%)-of an otected ve area described in subsection D3 of this
Section, Restrictions-far-Critical Areas—General, on the-s-ubjeet property. In;every
case, impacts shall be minimized and disturbed areas restored.
6
ORDINANCE NO. 6076
b. With the exception of the removal of non-native invasive ground
cover or weeds listed by King County Noxious Weed Control Board or other
government agency, no vegetation or ground cover removal shall occur as part of
the investigative work. Vegetation or ground cover alteration shall be limited to
the removal of vegetation debris and pruning of shrubs and ground cover, with
supervision by an ISA certified arborist or ASCA certified consultant. In every
location where site investigative work is conducted, disturbed areas shall be
minimized, and immediately restored with native ground cover.
c. A notice shall be posted on the site by the property owner or owner's
agent indicating that site investigative work is being conducted, and that th„
Section, Restrictions for Critical Arctas—General.
d. No site investigative work shall commence without first notifying the
Administrator.
9. Minor Tree Removal Activities: Removal of up to two (2) significant
trees within a one(1)year period,but no more than five(5)significant trees within
a five (5)-year period, provided the removal is conducted in accordance with the
following requirements:
a. There is no active land development permit, as defined in RMC 4-11-
120, Definitions L, or submitted application for said permit, for the subject site;
b. The tree proposed for removal is not a protected tree or a landmark
tree, as defined in RMC 4-11-200, Definitions T;
7
ORDINANCE NO. 6076
c. The tree proposed for removal is not located within ten feet (10') of
a surface parking lot with ten (10) or more parking spaces;
d. The tree proposed for removal is not one of the only two (2)
significant trees remaining on the lot, unless identified as a high-risk tree,
consistent with subsection C.2 of this Section; and
e. In conducting minor tree removal activities, rights-of-ways shall
remain unobstructed unless a right-of-way use permit is obtained.
Areas—General removal of trees and ociated f h I n
through e of this Section tisfied n Ro t' V + t' nn a n •a
is required for removal of trees in excess of the rates listed—be f 11
properties A-_Routine Vegetation Manag t o„ it
g d f +h l
r
la-nd mittin
Maximum number of significant
Lot-Size reer k allowed fe be remover) significant trees*ellowcd to
be removed in five (5)years
Lots up to 10,000 sq. ft. 4
Lots 10,001 to 20,000 sq. 4 6
ft-7
Lots 20,001 sq. ft. or 6 1-2
grcaatcr
8
ORDINANCE NO. 6076
Maximum number of significant Maximum number of
trees* alto..ed t„ be re.. oved significa ees*—'Mowed o
inn .,twelve (12) month n riodbe removes) in five (5)years
Except landmark trees (greater than a thir+ h (30") li 1 h II ' t b d
ion Managem nt De •+ With' h li di t• + e
a b
removal shall occur outside of the buffer, except when necessary to remove dangerous
tree s or if prart of an arrYeeed shorli etation s at b ff b t Ine,
eb
a. There is not an active land development application for the site;
b. The trees proposed for removal arc not protected trees;
c. The tree is not a landmark tree; and
rl Minimum Tree Density.
i• A m m tree .Density shall be ntained a ch id t• 11y
able below The treed •+ f :..tin,_
M
trees, replacement trees, trees required pursuant to RMC 4 4 070F1, Street
Frontage andscaping RequireA mb' at If tb b f+ a d
includes a fraction of a tree, a nt a al tee eater than o e
half ( 2)
shall be r undeed nd
Type-of-Residential Minimum Tree
Development Density
M Iti famil..
ITT
Four (1) significant
development trees'for every five
attacked thousand (5,000) sq.
dwel-lingsP ft
Single fanvily Two (2) significant
development trees for every five
detached thousand (5,000) sq.
d ings}2 t
9
ORDINANCE NO. 6076
Type-of-Residential Minimum Tree
Development Density
Or the gross equivalent of caliper inches
provided by ene
with detach d d ll
the R 10 and R 11 zones arc exempt.
Development in the RMr
it Preperty owners are ibl f e th +
e Rights of WayyU;o bstructed4-inconducting—miner tree—Fe„eval
obtained:
10. Landscaping or Gardening Permitted: Land clearing in conformance
with the provisions of subsection C.9 of this Section, Minor Tree Removal
Activities, and subsection D.3 of this Section, Restrictions for Critical Areas —
General, is permitted for purposes of landscaping or gardening;provided,that ne
mechanical a nt is d
11. Operational Mining/Quarrying: Land clearing and tree removal
associated with previously approved operational mining and quarrying activities.
12. Utilities, Traffic Control, Walkways, Bikeways within Existing,
Improved Rights-of-Way or Easements: Within existing improved public road
rights-of-way or easements, installation, construction, replacement, operation;
overbuilding,or alteration of all natural gas,cable, communication,telephone and
electric facilities, lines, pipes, mains, equipment or appurtenances, traffic control
10
ORDINANCE NO. 6076
devices, illumination, walkways and bikeways. If activities exceed the existing
improved area or the public right-of-way, this exemption does not apply.
Restoration of disturbed areas shall be completed.
13. Land Development Permit Required:Tree removal authorized by a
land development permit L and Development Pe. i+
D. PROHIBITED ACTIVITIES:
1.Tree Coming-Removal in Advance of Issuance of Land Development
Permit: There shall be no tree removal or land clearing on any site for the sake of
preparing that site for future development unless a land development permit tand
Development Permit, as defined in RMC 4-11-120, Definitions L, has been
approved by the City for the subject site. for the City approved site
2.Tree cutting-Removal or Vegetation Management without the
Required Routine Vegetation Management Permit:
a. Tree cutting removal in excess of the limits established in subsection
C.9 of this Section, Minor Tree Removal Activities, is prohibited unless a #routine
Vvegetation Mmanagement Permit or land development permit has been
granted.
b. Routine vegetation management on an undeveloped property
without a routine Vvegetation Mmanagement f2permit is prohibited.
c. Removal of a landmark tree, as defined in RMC 4-11-200, Definitions
T, is prohibited unless a routine vegetation management permit or land
development permit has been granted. Use of non ^ pt meehani al m t
11
ORDINANCE NO. 6076
mechanical nt with a th . + + 27 h ith +
Routine Vegetation Management Permit ie ohibi+ d
3. Restrictions for Critical Areas — General: Unless exempted by critical
areas, RMC 4-3-050.C& or Shoreline Master Program Regulations, RMC 4-3-090,
no tree removal, or land clearing, or ground cover management is permitted:
a. On portions of property with:
i. Critical areas, pursuant to RMC 4-3-050.B, Applicability; and
ii. Buffers associated with shorelines of the State, pursuant to
RMC 4-3-090, Shoreline Master Program Regulations. Allowed tree removal and
vegetation management activities within the Shoreline buffer can be found in
RMC 4-3-090_F,1.i, Vegetation Management.
b. On protected slopes except as allowed in this Section or in the
Critical Areas Regulations, RMC 4-3-050; or
c. Areas classified as very high landslide hazards, except as allowed in
this Section or in the Critical Areas Regulations, RMC 4-3-050.
4. Restrictions for Native Growth Protection Areas:Tree removal or land
clearing shall not be permitted within a native growth protection area except as
provided in RMC 4-3-050.G.3, Native Growth Protection Areas.
5.Tree Topping: Tree topping shall be prohibited unless the City has
approved the tree for removal.
12
ORDINANCE NO. 6076
G Removal of 1 andmark Tree. The removal of a landmark t. (a tree with
a caliper of thirty i chess (30") a greater i ohibited without a ere d
Routine Vegetation Management Dermi+ e. -. I and Development D it
E. REVIEW AUTHORITY:
1. Authority and Interpretation:The Community and Economic
Development Administrator is authorized and directed to interpret and enforce
all the provisions of this Section when no other permit or approval requires
Hearing Examiner review. The Administrator may require retention above the
minimum standards, to require phasing of tree retention plans, or to require any
other measures to meet the purpose of this Section.
2. Independent Secondary Review: The , Administrator may require
independent review of any arborist report or tree retention/land clearing (tree
inventory) plan
land application that involves tree removal and land clearing
at the City's discretion. An-The independent secondary review would include an
evaluation by an independent qualified professional regarding the applicant's or
arborist's analysis on the effectiveness of any proposed removal, retention,
mitigation, or replacement measures, to-and may include recommendations as
appropriate.This review shall be paid for by the applicant,and the City shall select
the third-party review professional.
F. PERMITS REQUIRED:
1. Land Development Permit Required for Site Preparation: An approved
land development permit, as defined in RMC 4-11-120, Definitions L, is required
13
ORDINANCE NO. 6076
in order to conduct tree removal or land clearing on any site for the sake of
preparing that site for future development.
2. Routine Vegetation Management Permit Required for the Following
Activities:
a. Routine Vegetation Management on Undeveloped Properties: Any
person who performs routine vegetation management, as defined in RMC 4-11-
180, Definitions R, on undeveloped property in the City must obtain a routine
Vvegetation Mmanagement Rpermit prior to performing such work.
Jse o f Mechanical €quipment: Except where—mechanical
mechanical equipment for routine vegetation management, land clearing, tree
removal landscaping, or gardening must obtain a Reatinc V^ tation
Management Rermitp „r+ „ h,
eb.Tree Removal in Excess of Maximum Allowance:A rRoutine
Vvegetation Mmanagement Rgermit shall be required for tree cutting in greater
amounts than specified under subsection C.9 of this Section, Minor Tree Removal
Activities,where tree cutting is proposed without an associated land development
permit Development Der it.Any tree cutting activities shall be the minimum
necessary to accomplish the intended purpose, and shall be consistent with
subsection D.3 of this Section, Restrictions for Critical Areas — General. Trees
removed in excess of the maximum amount allowed under subsection C.9 of this
Section, Minor Tree Removal Activities, shall be subject to RMC 4-4-130.H.1.e,
14
ORDINANCE NO. 6076
Replacement Requirements, unless determined by the Administrator to be
unfeasible in the specific case.
dc. Removal of Landmark Tree:A land development permit Land
Development De.-mit 'or Aroutine Vvegetation Mmanagement fapermit shall be
required for which explicitl„approves the removal of a landmark tree, as defined
by RMC 4-11-200, Definitions T, from any property. Replacement trees are
required if the minimum tree density credit requirement for the subject property
is not maintained upon removal of the landmark tree pursuant to subsection H.1.b
of this Section. Removal of a landmark tree may be granted for situations where:
i. The.tree is determined to be a daffge -high-risk tree; or
ii. The tree is causing obvious physical damage to ctructures
including but not limited to buildings feundatiens(over two hundred (200)square
feet), driveways,:ef parking lots, or utilities, and it can be demonstrated ito the
Administrator's satisfaction that forh;ch-no reasonable alternatives to tree
removal exists, including tree root pruning, tree root barriers, tree cabling, or
preventive maintenance, such as cleaning leaf debris, deadwood removal, or
directional/clearance pruning; or Routine maintenan of oof th +
e a
i
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
15
ORDINANCE NO. 6076
iv. The Administrator determines the removal is necessary to
achieve a specific and articulable purpose or goal of this Title.
3. Conditional Use Permit Required for Timber Stand Thinning: While
timber harvesting shall not be permitted until such time as a valid land
development is approved, a request may be made for maintenance and thinning
of existing timber stands to promote the overall health and growth of the stand.
Permits allowing thinning beyond the limits allowed in subsection C.9 of this
Section, Minor Tree Removal Activities, shall be considered as a€conditional Uuse
Ppermit by the Hearing Examiner according to the following criteria:
a. Appropriate approvals have been sought and obtained with the
Washington State Department of Natural Resources; and
b. The activity shall improve the health and growth of the stand and
maintain long-term alternatives for preservation of trees; and
c. The activity shall meet the provisions of subsections 1=1-4H.5,
Applicability, Performance Standards and Alternates, and 41-1.6, General Review
Criteria, of this Section; and
d. Thinning activities shall conform to the basal area density
recommendations of the Washington State Department of Natural Resources, but
shall not reduce the volume of tree canopy by more than forty percent (40%); and
e. A Ttree cretentionhandGclearin gg (Ttree inventory) Rglan, as
defined in RMC 4-8-120.D.20, Definitions T, shall be required.
G. ROUTINE VEGETATION MANAGEMENT PERMIT REVIEW PROCESS:
16
ORDINANCE NO. 6076
Permits for routine vegetation management shall be processed consistent
with RMC 4-9-195, Routine Vegetation Management Permits.
H. PERFORMANCE STANDARDS FOR LAND DEVELOPMENT SING
PERMITS:
1. Protected Trees Significant required to be
retained or planted pursuant to subsection H.1 a of this Section, Percentage of
Tree Retention Based on Zones, are considered protected trees, as defined in
RMC 4-11-200, Definitions T." Protected trees may contribute to each residential
xequired minimumniani tree—den i ba an--reeTthat aye i41 exEe5sr-34_an.
individual let''s min .•.•. treed + h II + + •h + + +h + + I - --h f
r
trees that are required+e be +a elf r+h I d Dn I o •+ n + t ed
tram•that do net contrib to to I + I d •+ h II h h ld
in perpetuity with' +
ate t• + + c + + t' H2 r h-i-
r r ` ee r ycccciy a aCc 7G 7a0 rCo G07cCCIC 1•I Yi'1 1-1-1•FS
Section, Tree Protection Tract; protected trees on an individual lot are the
subsection C of this Section, Allowed, Tree Removal Activities. Significant
Protected trees shall be retained or planted as follows:
a.Percentage of Minimum Tree Retention Requirements—Based—on
Zones: Properties subject to an active land development permit - ta-Rel
Development Permit or building permit shall retain the following percentages of
a minimum of thirty percent (30%) of all significant trees on-site.based on the
17
ORDINANCE NO. 6076
not f ontribute tr,the „umber of rig„ifica„t+ rl + l3 + .d
i RCI1 I
R R A R 6da„ R 8 7o„es: lnt east thirty„ „+(30%) of the
significant t alreAcshl he dretai„e i„ resin tial „ ti+ to I rf . el
0
ii R 10 D_1 A RMF and RMH: nt least twent.. „t /20%) of+he
significant trees shall be eta ed I ulre tial ti+ +• „ dI ele
0
iiE Ala Other Zones• n+ least to t!10%) ofth f„ • t t
shall be considered protected and retained in commercial or industrial
do ele „+r
iv__Utility Uses_and Mineral Extraction Uses: Such operations shyalll
be exempt from the protected tree retention requirements of this Section if the
pplicant ran i ur+if.,+he tie h nd + + ti f do
b.Tree Credit Requirements: With the exception of interior remodels
not involving any building addition, removal of trees, or alteration of impervious
areas, properties subject to an active land development permit shall comply with
all of the following minimum tree credit requirements, and apply the tree credit
value table at (H.1.b.v).
i. Tree credit requirements shall apply at a minimum rate of thirty
30) credits per net acre.
ii. Either tree retention or a combination of tree retention and
supplemental tree planting (with new small, medium, or large tree species) shall
be provided to meet or exceed the minimum tree credits required for the site.
18`
ORDINANCE NO. 6076
iii. Supplemental tree planting shall consist of new small, medium,
or large species trees, as defined in RMC 4-11-200, Definitions T. The
supplemental trees shall be planted with a minimum size of two-inch (2") caliper,
or evergreen trees with a minimum size of six feet (6')tall.The Administrator shall
have the authority to approve, deny, or restrict the tree species for proposed
supplemental trees.
iv. Within subdivisions, location of supplemental tree replanting
shall be prioritized within tree tract(s) versus individual lots.
v. Tree credit value for each tree, existing or new, is assigned as
shown in the following table:
TREE SIZE TREE CREDITS
New small species tree 0.25.
New medium species tree 1
New large species tree 2
Preserved tree 6-9 caliper inches 4
Preserved tree 10-12 caliper inches 5
Preserved tree 12-15 caliper inches 6
Preserved tree 16-18 caliper inches 7
Preserved tree 19-21 caliper inches 8
Preserved tree 22-24 caliper inches 9
Preserved tree 25-28 caliper inches 10
19
ORDINANCE NO. 6076
TREE SIZE TREE CREDITS
Preserved tree 29-32 caliper inches 11
Preserved tree 33-36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Example: A 0.22 net acre (9,583.2 square feet) lot would need seven (7) tree credits (30
x 0.22 = 6.6, rounded up to 7). The tree credit requirements for the lot could be met by
retaining one (1) existing seventeen-inch (17")tree (seven (7)tree credits)or by planting
three (3) new large species trees (two (2) tree credits each) and one (1) new medium
species tree (one (1)tree credit).
bc. Priority of Tree Retention Requirements:All significant trees
required to be retained shall be preserved in the priority order listed below, with
Priority One trees being the highest priority. Applications that propose retention
of lower priority trees in lieu of Priority One trees must demonstrate in writing to
the Administrator's satisfaction that: (1) all reasonable efforts have been taken to
preserve trees utilizing the highest priority possible, (2) that retention of,higher
priority trees is not feasible or practical for the project site,and (3)that the project
proposal meets or exceeds the purposes and intent of this Section. Significant
trees shall be retained in the following priority order:
Priority i. Landmark trees;
One
ii. Significant trees that form a continuous canopy;
iii. Significant trees on slopes greater than twenty percent (20%);
iv. Significant trees adjacent to critical areas and their associated buffers;
v. Significant trees over sixty feet (60') in height or greater than eighteen
inches (18") caliper; and
20
ORDINANCE NO. 6076
vi. Trees that shelter interior trees or trees on abutting properties from
strong winds, which could otherwise allow such sheltered trees to be
blown down if removed.
Priority i. Healthy tree groupings whose associated undergrowth can be preserved;
Two
ii. Other significant native evergreen or deciduous trees; and
iii. Other significant non-native trees.
Priority Alders and cottonwoods shall be retained when all other trees have been
Three evaluated for retention and are not able to be retained, unless the alders
and/or cottonwoods are used as part of an approved enhancement project
within a critical area or its buffer.
i riority i Landmark-trrcc;
gee
i.k Significant treo that form
i
Sigeificant-tfees-en-slepes•
grnatcr than twenty
percent (20%);
iv, Significant trn adia cnt
to critical areas and their
ascociatecl buffcrc; creel
V. Significant trees over sixty
feet (60') in height or
greater than eighteen
inches (18") caliper.
Priority h Healthy tree
Twe wh„cc ociatcd
undergrowth ran be
preserved;
21
ORDINANCE NO. 6076
nthe nificant native
evergreen or deciduous
trees; and
Other o nificant n oR-
native trees.
Pfier-ity Alders and cottonwoods shall
ey he retained when all other
trees have been a aluate 31 for
retention and are net able to
be retained, unless the alders
enhancement n eet within a
critical area or its buffer.
ed. Calculating Tree Retention:Tree retention standards shall be
applied to the developable area, as defined in RMC 4-11-040, Definitions b, of a
ro a rt 1i_o ta.n d-wit h in-critic I t
3;y H Tway,p p y, a, areas and heir faaffer bli i ht--o
private PUD streets, shared driveways, and Land within public trails shall be
excluded for calculation of tree retention provided the trail design serves to'retain
Priority One trees, pursuant to subsection H.1.c of this Section}. If the number to
be retained of trees required for compliance with minimum tree retention or
minimum tree credit requirements includes a fraction of a tree, any amount equal
to or greater than one-half(1/2)tree shall be rounded up.
d- Minimum Tree Density: Pu not to bs ctio C9e of this S ctio -i
residential let to h at .d h b d' h II h
7/
retained, or newly planted, trees that satisfy the lot's minimum tree density
22
ORDINANCE NO. 6076
requirement. Any protected tree, whether retained or newly planted, that is in
f xeess of the indiyi. ual let's ..,m+ de it L, II + + ib + + th a a I
number of trees that ar-e required te—be retained fer thhe I and ^ v No t
Permit.
e. Replacement Requirements:As pn alternative to retaining trees,
tThe Administrator may authorize the planting of replacement trees, as an
alternative to retaining trees in conformance with subsection H.1.a of this Section,
on the site if provided it can be demonstrated to the Administrator's satisfaction
that an insufficient number of trees can be retained, the proposed removal and
replacement is the minimum necessary to accomplish the desired purpose, and
the tree replacement complies with the following:
i. Replacement Criteria: Replacement planting in lieu of minimum
tree retention may be granted for situations where:
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.
ii. Replacement Quantity and Standards: When the minimum
number of protected trees cannot be retained, replacement trees with at least a
23
ORDINANCE NO. 6076
two-inch (2") caliper, or evergreen trees at least six feet (6') tall, shall be planted
based on the tree credit value of each protected tree removed pursuant to the
table shown in subsection H.1.b of this Section. The protected trees used for
calculating required credit replacement shall be determined based on the priority
order of the significant trees proposed for removal on-site. Replacement trees
shall not contribute to the total credits required pursuant to subsection H.1.b of
this Section. The City may require a surety or bond to ensure the survival of
replacement trees.
iii. Replacement Tree Species: The Administrator shall have the
authority to approve, deny, or restrict the tree species for proposed replacement
trees.
i. Replacement Ratio: When the—required number of protec ed
trees cannot be retained, replacement trees, with at least a two inch (2") caliper
or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12)
caliper inches of new trees to replace each protected tree removed. Up to fifty
percent (50%) of trees required pursuant to RMC 1 1 070, Landscapin0, may
contribute to replacement trees. The City may require a surety or bond to ensure
the survival of replacement trees.
iC Prohibited Types of Replacement Trees. I Inl I t
trees ore being used as part of an approved enhaheem-ent p e ect in a-critical area
er buffer,they shall net eensist-ef the folle
24
ORDINANCE NO. 6076
a)All Populus species including cottonwood (Populus
richr,r err, .1
quaking ...won (Pop plus +rcmulr,idcs) lamb .rrl..
poplar (Pdpulus
nigra "Italica"), etc.;
b) nll Alms s hich includes red alder /Alms a a1
black alder (Alms glutinosa1 .white alder(Alnuc rhomhifolia) et .
c) Salix species, which includes weeping willow (Salix
babylonica), etc.; and
d)All Platanus species, which include London plane tree
Platanus acerifelia),, American ca , butte. wood (Plata., cid. Malls),
et€
i+f. Fee in Lieu: When the Administrator determines that it is infeasible
to replace or supplement trees 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 City shall
determine the value of replacement trees.
2.Tree Retention within Subdivisions Protection Tract:Trees retention
within subdivisions shall be conducted in accordance with the following
requirements: required to be retained (i.e., protected trees), and/or
Administrator approved replacement trees (excluding required street trees
pursuant to RMC 4 4 070F, Areas Required to be Landscaped), that arc not
necessary to r .wide+her ui ed m m tree d •+ id t' l I + h ll
be preserved by establishing
tree
protection tra +that h d' l'
M e"'Y..Try
25
ORDINANCE NO. 6076
of all prete''cteel trees' however m It l„+ do + +
if it ran be de nstrat„d to th d + a+ rl t' t' th a It 1 ,
this Titic.
a.Applicability-Tree Preservation Priority:Tree tection tracts shall
be required for aniy-pio«Eted trees that are net located en an in Tee
All
trees required to be retained within a subdivision shall be preserved in the priority
order listed below,with Tier 1 being the highest priority.Applications that propose
compliance with a lower priority tier, or a combination of tiers, must demonstrate
in writing to the Administrator's satisfaction that: (1) all reasonable efforts have
been taken to preserve trees utilizing the highest priority tier possible, (2) that
compliance with a higher tier is not feasible or practical for the project site, and
3) that the project proposal meets or exceeds the purposes and intent of this
Section.Tree preservation shall be prioritized as follows:
i.Tier 1— Tree Protection Tract. Protection of trees or groves by
placement within a dedicated tract.
ii.Tier 2— Tree Protection Easement or Restrictive Covenant.
Protection of trees or groves by recordation of a permanent tree protection
easement (for groves of trees) or a restrictive covenant (for individual trees).
iii.Tier 3— Retention and Mitigation. Retention and removal of
trees, with subsequent mitigation by replanting.
26
ORDINANCE NO. 6076
iv.Tier 4— Fee in Lieu of Planting. Fee in lieu of planting pursuant
to subsection H.1.f of this Section.
b.Tree Protection Tract and Easement Standards:
i. Tree protection tracts and easements should consist ,of an
aggregation of trees occupying a specific area and sufficiently uniform in species
composition, size, age, arrangement, and condition as to be distinguished from
adjoining areas;
ii. Trees shall be retained and maintained pursuant to the
recommendations of an ISA certified arborist or ASCA certified consultanta-City
approved ce tified arborist or license dscape architect, as scatted within t- e
rcguircdl Trnc Detention/I and CIc-.ri.... /Trcc Inventory) Dlan;
iii. Amenities, as approved by the Administrator, may be installed
to facilitate passive recreation within the tractor easement. Such amenities might
include, but are not limited to, benches, picnic tables, and soft surface (semi-
permeable)trails.
c. Replacement and Supplemental Planting Locations:The planting of
all replacement trees or supplemental trees shall be prioritized within tree
protection tract(s) or tree protection easement(s), when applicable, to the
maximum extent feasible to provide for adequate tree growth and heath.
cd. Deed Restriction: The permit holder shall
establish and record a permanent and irrevocable deed restriction on the property
title of any tree protection tract or tracts easement created as a condition of a
27
ii
ORDINANCE NO. 6076
permit. Such deed restriction(s) shall prohibit development, alteration, or
disturbance within the tract or easement except for purposes of installing
Administrator approved amenities,or habitat enhancement activities as part of an
enhancement project, which has received prior written approval from the iCity. A
covenant shall be placed on the-any tract restricting its separate sale:
de. Fencing: The City shall require permanent fencing of the tree
protection tract or easement. This shall be accomplished by installing a wood,
split-rail fence with applicable signage. The Administrator may approve
pedestrian-sized openings for the purpose of facilitating passive recreation within
the tract for the benefit of the community. The Administrator may authorize
alternate styles and/or materials for the required fencing.
ef. Signage Required: The common boundary between a' tree
protection tract and the abutting land must be permanently identified. This
identification shall include permanent wood or metal signs on treated wood, or
metal posts. Sign locations and size specifications are subject to City review for
approval. Suggested wording is as follows: "Protection of these trees is in your
care. Alteration or disturbance is prohibited by law."
fg. Responsibility for Ownership and Maintenance:The relevant
homeowners' association, abutting lot owners, the permit applicant or designee,
or other City approved entity shall have ownership and responsibility for
maintaining the tree protection tract(s), easement(s), and protected trees.
II
28
ORDINANCE NO. 6076
gh. Maintenance Covenant and Note Required: The following note
shall appear on the face of all plats,short plats, PUDs,or other approved site plans
containing at least one tree protection tract or easement, and shall also be
recorded as a covenant running with the land on the title of record for all affected
lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of lots created by or
benefiting from this City action-are responsible for maintenance and protection of
the tree protection tract/easement. Maintenance includes ensuring that no
alterations occur within the tract/easement and that all vegetation remains
undisturbed unless the express written authorization of the City has been
received."
3.Tree Retention/Land Clearing (Tree Inventory) Plan Required: When a
land development permit Land Development Permit, as defined in RMC 4-11-120,
is submitted to the City it shall be accompanied by a Ttree Rretention/'=land
Eclearing (Ttree '•inventory) faplan as defined in pursuant to RMC 4-8-1208 O,
Submittal Requirements—Specific to Application Type.
4. Arborist Report Required: When a land development permit, as defined
in RMC 4-11-120, is submitted to the City it shall be accompanied by an Arborist
Report pursuant to RMC 4-8-120, Submittal Requirements — Specific to
Application Type.
45. Applicability, Performance Standards and Alternates: All land clearing
and tree removal activities shall conform to the criteria and performance
standards set forth in this Section unless otherwise recommended in an approved
29
ORDINANCE NO. 6076
soil engineering, engineering geology, hydrology, or forest management plan and
where the alternate procedures will be equal to or superior in achieving the
purposes of this Section. All land clearing and tree removal activities may be
conditioned to ensure that the standards, criteria, and purposes of this Section
are met.
66. General Review Criteria: All land clearing and tree removal activities
shall comply with RMC 4-4-060, Grading, Excavation, and Mining Regulations, and
shall meet the following criteria:
a. The land clearing and tree removal will not create or contribute to
landslides, accelerated soil creep, settlement or subsidence, flooding, erosion, or
increased turbidity, siltation,or other form of pollution in a watercourse.
b. Land clearing and tree removal will be conducted to maintain or
provide visual screening and buffering between land uses of differing intensity,
consistent with applicable landscaping and setback provisions of the Renton
Municipal Code.
c. Land clearing and tree removal shall be conducted so as to expose
the smallest practical area of soil to erosion for the least possible time, consistent
with an approved build-out schedule and including any necessary erosion control
measures.
d. Land clearing and tree removal shall be consistent with subsection
DL3 of this Section, Restrictions for Critical Areas — General, and RMC 4-3-050,
Critical Areas Regulations.
30
ORDINANCE NO. 6076
e. 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.
f. Land clearing and tree removal shall be conducted to maximize the
preservation of any tree in good health that is an outstanding specimen because
of its size, form, shape, age, color, rarity, or other distinction as a community
landmark.
67.Timing: The City may restrict the timing of the land clearing and tree
removal activities to specific dates and/or seasons when such restrictions are
necessary for the public health, safety and welfare, or for the protection of the
environment.
8. Restrictions for Critical Areas: See subsection D.3 of this Section,
Restrictions for Critical Areas — General, and RMC 4-3-050, Critical Areas
Regulations.
89. Condition Measures for Tree/Ground Cover Retention:The following
measures may be used in conditioning 'a land development permit or building
permit proposal, to comply with the general review criteria of subsection 1 5-H_6
of this Section, General Review Criteria:
a. Trees shall be maintained to the maximum extent feasible on the
property where they are growing. Modification of the tree retention and land,
31
ORDINANCE NO. 6076
clearing plan, or the associated land development permit Land Dcveiopmcnt
Pcrmit, may be required to ensure the retention of the maximum number of trees.
b. The applicant may be required to replace trees, provide interim
erosion control, hydroseed exposed soils, or other similar conditions which would
implement the intent of this Section.
c. Trees that shelter interior trees or trees on abutting properties from
strong winds that could otherwise cause them to blow down should be retained.
010. Protection Measures During Construction: Protection measures in
this subsection shall apply for all trees that are.to be retained on_site and off-site.
Off-site trees containing drip lines that encroach onto the site under construction
shall be considered protected trees unless the applicant obtains written
permission from the abutting property owner to remove the off-site trees'and it
is determined that the tree removal on the abutting property Gm:KT—is in
compliance with subsection C of this Section, Allowed Tree Removal Activities. All
of the following tree protection measures shall apply:
a Construction Storage Prohibited:T,- applicant m not fill,
excavate, stack or store any equipment, dispose of any materials, supplies or
fluids ...,.,.ate any equi.,Y,ent install i.,,...eryious surface .,r co t th th
ba. Fenced Protection Area Rcguiree Temporary Tree Protection
Fencing: Prior to development activities, the applicant shall erect and maintain a
six-foot (6') high, post-driven, chain-link temporary construction fencei g around
32
ORDINANCE NO. 6076
the drip lines of all retained trees, or if a tree protection tract or easement is
provided,at a distance surrounding the tree equal to one and one quarter feet(1
1/4') for every one inch (1") of trunk caliper, whichever is greater, or along the ,
perimeter of thee tree protection tract or easement. The temporary tree
protection fencing'shall be installed with steel posts driven at a depth that will
adequately ensure the fence remains in an upright position for the duration of the
development. The temporary tree protection fencing shall not 'be disturbed,
removed, or relocated until the conclusion of construction activities. Protected
trees may be fenced individually or in groups of trees. Individual trees shall be
fenced on four (4) sides. If some tree or vegetation removal is necessary in order
to gain access to retained trees for the purposes of installing temporary tree
protection fencing, the applicant shall submit a phased tree removal plan for
review and approval by the Administrator, prior to all development activities.
ocaaa c i ve-p acea o ne nsever fift fe t SoTindisazm he-we;s, Pd4
TRESPASSING — Protected Trees," or on each side of the fencing if less than fifty
feet (50'). Site access to individually protected trees or groups of trees shall be
fenced an d r ed In diyi.dual trees shall be fence d on four /A\ side In a d.dition
the a plie nt shall n vide r nr..irion whenever equipment er tr elks moving
near trees.
b.Tree Protection Signage: Signage shall be placed on the tree
protection fencing at intervals of no more than twenty feet(20')along the entirety
of the protective tree fence. The sign(s) shall be designed, constructed, and
33
ORDINANCE NO. 6076
installed in accordance with official specifications provided by the Administrator
and shall convey the information deemed necessary by the Administrator.
c."Construction Storage Prohibited:The applicant may not fill,
excavate, stack, or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, or compact the'earth in any way within the area
defined by the drip line of any tree to be retained.
ed. Protection from Grade Changes: If the grade level adjoining to a
tree to be retained is to be raised, the applicant shall construct a dry rock wall or
rock well around the tree. The diameter of this wall or well must be equal to the
tree3 drip line.
de. Impervious Surfaces Prohibited within the Drip Line:The
applicant may not install impervious surface material within the area defined by
the drip line of any tree to be retained, unless otherwise approved by the City.
f. Utilities Prohibited Within the Drip Line:The applicant may not
install utilities within the area defined by the drip line of any tree to be retained,
unless otherwise approved by the City.
eg. Restrictions on Grading within the Drip Lines of Retained
Trees: The grade level around any tree to be retained may not be lowered within
the greater of the following areas: (i)the area defined by the drip line of the tree,
or (ii) an area around the tree equal to one and one-half feet (1-1/2') in diameter
for each one inch (1") of tree caliper. A larger tree protection zone based on tree
size, species, soil, or other conditions may be required.
34
ORDINANCE NO. 6076
fh. Vegetation and Undergrowth Protection Mulch Layer
Required:With the exception of invasive species removal which has received prior
written approval from the City, removal of the existing vegetation within the drip
line of protected trees is prohibited during development activities. Native
understory trees, shrubs, and other vegetation shall be protected within the
designated tree protection area for the duration of the development activities. All
areas within the required fencing shall be covered completely and evenly;with a
minimum of three inches (3") of bark mulch prior to installation of the protective
fencing. Exceptions may be approved if the, except in areas where mulch will
adversely affect protected ground cover plants.
gi. Monitoring Required during Construction: For all protected trees
required to be retained in compliance with a land use decision,Tthe applicant shall
retain an ISA certified arborist or ASCA certified consultant, certifi„d arborist or
cued landccapc architect to ensure trees are protected from development
activities and/or to prune branches and roots, fertilize, and water as appropriate
for any trees and ground cover that are to be retained. The ISA certified arborist
or ASCA certified consultant shall supervise the installation of any required tree
protection fencing, permanent or temporary.
j.Alternative Protection: Alternative safeguards may be used if
determined by the Administrator that such safeguards would-te provide equal or
greater tree protection.
4011. Maintenance:
35
ORDINANCE NO. 6076
a. All retained and replacement trees, including protected trees, shall
be maintained in perpetuity from the date of the final land development permit
and Development Permit issued for the project, unless tree removal is authorized
pursuant to this Section;
b. All retained trees and vegetation shall be pruned and trimmed to
maintain a healthy growing condition or to prevent limb failure;
c. With the exception of dangerous high-risk trees specifically retained
to provide wildlife habitat, any protected tree that becomes a dangerous high-risk
tree, as defined in RMC 4-11-200, or any protected or replacement tree that is
stolen removed, shall be replaced within three (3) months or during the next
planting season if the loss does not occur in a planting season.
I. RESERVED.
J. VIOLATIONS AND PENALTIES:
1. Penalties: Penalties for any violation of any of the provisions of this
Section shall be in accordance with chapter 1-10 RMC, Code Enforcement. In a
prosecution under this Section, each tree removed, damaged, or destroyed will
constitute a separate violation, in accordance with RMC 1 10 7, Failure to Comply,
and the Renton Municipal Code. and each tree protection fence (required
pursuant to subsection H.10 of this Section) removed, damaged, fallen, or
relocated in violation of the provisions of this Section, will constitute a separate
violation. Prosecution of any violation(s)of this Section shall be in accordance with
36
ORDINANCE NO. 6076
RMC 1-10-7, Failure to Comply, and any other applicable terms of the Renton
Municipal Code.
2. Additional Liability for Damage: In addition, any person who violates
any provision of this Section or of a permit shall be liable for all damages to public
or private property arising from such violation, including the cost of restoring the
affected area to its condition prior to such violation.
3. Ground Cover Restoration iced:The City may require replacement
of all-improperly removed ground cover with species similar to those which were
removed or other approved species such that the biological and habitat values will
be replaced. Restoration shall include installation and maintenance of interim and
emergency erosion control measures that shall be required as determined by the
City.
4.Tree Removal Mitigation: Tree replacement and mitigation shall be
conducted in accordance with the following requirements:
a.Tree Mitigation Fee: Upon determination that a tree, vegetation, or
tree protection fencing has been removed or altered in violation of a land
development permit or in violation of this Section,the Administrator may impose
a mitigation fee of up to two thousand dollars ($2,000) per tree or per violation,
plus the installation of replacement-trees and/or paying a fee in lieu, pursuant to
subsection J.4.c and J.4.e of this Section, for the equivalent credit value of the
tree(s) removed.
37
ORDINANCE NO. 6076
b.Tree Violation Measurement: For the purposes of code
enforcement, if a tree has been removed and only the stump remains,the size of
the tree shall be determined by the diameter of the top of the stump, unless prior
documented record from an ISA certified arborist or ASCA certified consultant was
completed within one (1) year of the date of violation.
c. Tree Replacement Quantity: For each tree that was improperly cut
and/or removed in violation of this Section, replacement planting shall occur at a
rate based on the credit value of the tree(s) removed pursuant to the table shown
in subsection H.1.b of this Section.
d.Tree Replacement Standards: The Administrator shall have the
authority to approve, deny, or restrict the tree species for proposed replacement
trees. Replacement trees shall be planted with a minimum size of two-inch (2")
caliper, or evergreen trees with a minimum size of six feet (6') tall. The City may
require a bond to ensure the survival of replacement trees.
e. Tree Replacement Fee in Lieu: If the Administrator determines that
it is infeasible to replace trees 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 City shall
determine the value of replacement trees.
f.Applicability: Protected and retained trees that are removed in
violation of a land development permit shall have the drip lines maintained in
perpetuity as protected tree drip lines, as defined in RMC 4-11-040, Definitions D.
38
ORDINANCE NO. 6076
No impervious surface, obstructions, or structures are permitted within a
protected tree drip line. Tree replacement planting shall be prioritized within the
protected tree drip line to the maximum extent feasible for optimal health)of the
replacement trees.
1. Replacement Required;The City ma or each trcc that was
improperly cut and/or r yed i olation of this Sec+ion la I +'
M
with a trees of equal quality ands at rat' 1)
caliper i ches The r placement trees will be of sufficient calm + ad a+ I y
eplace+he lest tree(s1 nd he of two (2) ali ch Th Cit
require a bend to ensure a al of r placement tr If the nrl + +
determines that it is infeasible to replace-trees en the site, payment int„the City's
Urban Forestry Program fund made—appfeved f
tingthe s n+ market value ofthe r place t+ a+h I h +
install them. The City shall determine the value of replacement trees.
5. Stop Work: For any parcel on which trees and/or ground cover are
improperly removed and subject to code enforcement and penalties under this
Section, the City shall stop work on any existing permits and halt the issuance of
any or all future permits or approvals until the property is fully restored in
compliance with this Section and all penalties are paid.
SECTION V. The definitions of "Arborist Report" and "Arborist Report, Final" in
subsection 4-8-120.D.1, and "Tree Retention/Land Clearing (Tree Inventory) Plan" in subsection
39
ORDINANCE NO. 6076
4-8-120.D.20 of the Renton Municipal Code are amended as shown below. All other definitions
in 4-8-120.D remain in effect and unchanged.
Arborist Report: A report prepared by an ISA certified arborist or ASCA
certified consultant a certified arborist or licensed 'landscape architect that
correlates with the Tree Retention/Land Clearing (Tree Inventory) Plan and
includes the, following: and identifies size, species, health, and reason for any
removal. The report shall identify the limits of disturbance for all retained trees.
a. The project location, description of proposed development, and
description of proposed tree removal; and
b. A conceptual tree removal and retention plan; and
c. An inventory of all trees on-site to be retained 'and removed, with
details regarding tree species, size, health, proposed reasons for any removal, and
the tree credit value for each tree pursuant to the table shown in RMC 4-4-
130.H.1.b,Tree Credit Requirements; and
d. In cases where high-risk trees are proposed for removal, the report
shall be prepared by an arborist with ISA Tree Risk Assessment Qualification
TRAQ) and include an ISA Tree Risk Assessment standard form fully completed.
Arborist Report, Final: A report prepared by an ISA certified arborist or
ASCA certified consultant a .certified--arborist or licensed scape architect
summarizing field verification of the health of the retained trees post construction
and recommendations for long-term care.
40
ORDINANCE NO. 6076
Tree Retention/Land Clearing (Tree Inventory) Plan: A completed tree
retention worksheet accompanied by a full dimensional plan, drawn by an ISA
certified arborist, ASCA certified consultant, or a licensed landscape architect,
based on finished grade, drawn at the same scale as the project site plan with the
northern property line at the top of the sheet, clearly showing the following:
a. All property boundaries and adjacent streets;
b. Location of all areas proposed to be cleared;
c. Species and sizes of vegetation to be removed, altered,or retained
and the boundaries and predominant species of stands,of trees consisting of five
5) or more trees. This requirement applies only to trees six:inch (6") caliper and
larger, fifty_four inches (54") above grade, and the location, size and species of all
protected trees on the site;
d. For trees proposed to be retained, a complete description of each
tree's health, condition, and viability;
e. For trees proposed to be retained, a description of the method(s)
used to determine the limits of disturbance (i.e., critical root zone, root plate
diameter, or a case-by-case basis description for individual trees);
f. For projects subject to a land development permit, as defined in
RMC 4-11-120, Definitions L, ah analysis of minimum tree retention compliance
and minimum tree credit compliance pursuant to RMC 4-4-130.H.1;
41
ORDINANCE NO. 6076
g. For subdivision applications, an analysis of the proiect proposal's
compliance with the tree preservation priority requirements as outlined in RMC
4-4-130.H.2.a,Tree Preservation Priority;
fh. For trees 9e preserved within a tree protection tractor
easement, any special instructions for maintenance (e.g., trimming, ground
clearing, root pruning, monitoring, aftercare, etc.);
gi. For trees not viable for retention, the reason(s) for removal,based
on poor health, high risk of failure due to structure, defects, unavoidable isolation
i.e., high blow down potential), or unsuitability of species, etc., and for which no
reasonable alternative action is possible (pruning, cabling, etc.);
hi. A description of the impact_of 'necessary tree removal to the
remaining trees, including those in a grove or on abutting properties;
k. For development applications, a discussion of timing and
installation of tree protection measures that must include fencing and be in
accordance with the tree protection standards as outlined in RMC'I 1 130H9 4-4-
130.H.10, Protection Measures During Construction;
I. The suggested location and species of supplemental trees to be used
when required. The report shall include planting and maintenance specifications;
km. Future building sites and drip lines of any trees which will
overhang/overlap a construction line;
in. Location and dimensions of rights-of-way, utility lines,fire hydrants,
street lighting, and easements;
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ORDINANCE NO. 6076
mo. Where the drip line of a tree overlaps an area where construction
activities will occur, this shall be indicated on the plan;
fig. For allowed activities, including allowed exemptions,
modifications, and variances, show all trees proposed to be removed in priority
tree retention areas: slopes twenty:five percent (25%) to thirty-nine percent
39%), high or very high landslide hazard areas, and high erosion hazard areas;
eg. Show trees to be removed in protected critical areas: wetlands,
Shorelines of the State, streams and lakes, floodways, floodplain slopes forty
percent (40%) or greater, very high landslide hazard areas, and critical habitat if
the activity is exempt or allowed by the critical areas regulations in RMC 4-3-
050_C.3, Exemptions—Critical Areas and Buffers;
pr. Show all trees to be retained in critical area buffers; and
qs. In all other areas of the site, trees to be removed may be indicated
generally with clearing limit lines except for protected trees. Show tThe location,
size, and species,of all protected trees en-eon-site shall be-sthown. The plan shall
alse differentiate between any proposed protected trees and any approved
proposed replacement trees or supplemental trees required pursuant to RAMC 4-
4-130.H.1, Protected Trees. from the protected trees. Replacement trees may be
authorized in accordance with RMC 1 4 130H1e, Replacement Requirements, and
replanting areas in accordance with RMC 1 4 130H1c, Calculating Tree Retention.
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ORDINANCE NO. 6076
In all other areas of the site, trees to be removed may be indicated generally with
clearing limit lines except for protected trees.
SECTION VI. Section 4-9-195 of the Renton Municipal Coded is amended'as follows:
4-9-195 ROUTINE VEGETATION MANAGEMENT PERMITS:
A. PURPOSE:
This Section provides a permit process for routine vegetation management
implementing the tree retention and land clearing regulations in RMC 4-4-130.
B. AUTHORITY:
The Administrator is hereby authorized and directed to interpret and enforce
all the provisions of this Section.
C. APPLICABILITY:
Unless exempted by RMC 4-4-130.C, Allowed Tree Removal Activities, a
Proutine Vvegetation Mmanagement Permit is required for any property;where
routine vegetation management activities are undertaken.
D. PROCEDURES AND REVIEW CRITERIA:
Permits for routine vegetation management shall be processed as follows:
1. Submittal: An application for a routine vegetation management permit
shall be submitted to the Development Services Division together with any
necessary fees as specified in the City of Renton Fee Schedule.
2. Information Required: A routine vegetation management permit
application shall contain the information requested in. RMC 4-8-120, Submittal
Requirements—Specific to Application Type.
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ORDINANCE NO. 6076
3.Time: The permit shall be reviewed administratively within a reasonable
period of time.
4. Review Criteria: All land clearing and tree removal activities shall
comply with RMC 4-4-060, Grading, Excavation, and Mining Regulations, and shall
meet the following criteria:
a. The lot shall comply with minimum treepy density-credit requirements
pursuant to RMC 4-4-130, Tree Retention and Land Clearing Regulations:
b. 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?
c. 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.
d. Street frontage and parking lot trees and landscaping shall be
preserved, unless otherwise approved by the Administrator.
e. The land clearing and tree removal shall not remove any landscaping
or protected trees required as part of a land development permit.
f. 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?
g. The land clearing and tree removal shall not create or contribute to
a hazardous condition,such as increased potential for blowdown, pest infestation,
45
ORDINANCE NO. 6076
disease, or other problems that may result from selectively removing trees and
other vegetation from a lot; and7
h. The land clearing and tree removal shall be consistent with the
requirements of the Shoreline Master Program, pursuant to RMC 4-3-090.F.1,
Vegetation Conservation, and RMC 4-4-130, Tree Retention and Land Clearing
Regulations.
5. Routine Vegetation Management Permit Conditions:The routine
vegetation .management permit may be denied or conditioned by the City to
restrict the timing and extent of activities or to require tree replacement in order
to further the intent of this Section including:
a. Preserve and enhance the City's aesthetic character and maintain
visual screening and buffering.
b. Preserve habitat to the greatest extent feasible.
c. Prevent landslides, accelerated soil creep, settlement, and
subsidence hazards.
d. Minimize the potential for flooding, erosion, or increased turbidity,
siltation,or other form of pollution in a watercourse.
e. Ensure that the proposal will be consistent with RMC 4-4-130.D.3,
Restrictions for Critical Areas — General, and 4-4-130.D.4, Restrictions for Native
Growth Protection Areas.
f. Ensure that the proposal will be consistent with RMC 4-3-090,
Shoreline Master Program Regulations.
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ORDINANCE NO. 6076
6.Time Limits for Routine Vegetation Management Permits: Any permit
for routine vegetation management shall be valid for one (1) year from the date
of issuance.An extension may be granted by the Administrator for a period:of one
1) 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.
E. APPEALS:
Appeal of the decision to grant, grant with conditions, or deny a routine
vegetation management permit shall be made consistent with RMC 4-8-110,
Appeals.
F. VIO ATIONS ANTI PENIAITIES:
Unless .otherwise specified, violations of this Section arc misdcmcanors
subject to RMC 1 3 1.
SECTION VII. Section 4-11-040 of the Renton Municipal Code is amended to add a new •
definition of "Drip Line, Protected," in alphabetical order, to read as shown below. All other
definitions in 4-11-040 remain in effect and unchanged.
DRIP LINE, PROTECTED:A tree drip line identified to be retained and preserved as
an undisturbed,vegetated area that fully encompasses the drip line of a protected
tree removed in violation of a land development permit.
SECTION VIII. The definition of "Land Development Permit" in section 4-11-120 of the
Renton Municipal Code is amended as follows:
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ORDINANCE NO. 6076
LAND DEVELOPMENT PERMIT: An approved preliminary or final plat for single
family residential project, a building permit, civil construction permit, site plan, or
preliminary or final planned urban development plan.
SECTION IX. The definitions of "Tree" and "Tree Removal" in section 4-11-200 of the
Renton Municipal Code are amended as shown below.All other definitions in 4-11;200 remain in
effect and unchanged.
TREE:A woody perennial usually having one dominant trunk, or, for certain
species, a multi-stemmed trunk system, with a potential minimum height of ten
feet(10')at maturity.Any trees listed on the Complete King County Weed List shall,
not qualify as a tree.
nangeroucA.Tree, THigh-Risk:Any tree that has been certified; in a written
arborist report, as dead, terminally diseased, damaged, otherwise dangerous
to persons or property by a licensed landscape architect, or certified'arborist.
prepared by an arborist with ISA Tree Risk Assessment Qualification (TRAQ), as
possessing the following ISA Tree Risk Assessment characterizations:
1. The tree has a probable or imminent likelihood of failure; and
2. The tree has a medium or high likelihood of impact; and
3. The consequences of failure for the tree are significant or severe.
B.Tree, Landmark: A tree with a caliper of thifty twenty-four inches (3024")
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.
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ORDINANCE NO. 6076
C.Tree, Protected: A significant tree identified to be retained, or a new tree
required to be planted, as a condition of approval for a land development permit
Land Dc clo n+ Dr, w.i+
D. Tree,Significant:A tree with a caliper of at least six inches (6"),era-1 except
alder or cottonwood trees, which qualify as significant trees with a caliper of at
least eight inches (8") or greater. Trees d certified as dangerous high-risk
shall not be considered significant. Trccs planted within the most recent ten (10)
years shall qualify as significant trees, regardless of the actual caliper.
E. Tree, Small Species:A tree with a mature height of thirty feet (30') or less.
F.Tree, Medium Species: A tree with a mature height between thirty feet(30')
and fifty feet (50').
G.Tree, Large Species:A tree with a mature height of fifty feet (50') or more.
TREE REMOVAL:The removal of'a tree, through either direct or indirect actions,
including but not limited to: (1) clearing, damaging or poisoning resulting in a
dangerous high-risk tree; (2) removal of more than forty percent (40%) of the live
crown;or(3) damage to roots or trunk that is likely to destroy the tree's structural
integrity.
SECTION X. Upon approval of the City Attorney, the City Clerk is authorized to direct
the codifier to make necessary corrections to this ordinance, including the corrections of
scriveners or clerical errors; references to other local, state, or federal laws, codes, rules, or
regulations; or ordinance numbering and section/subsection numbering and references.The City
Clerk is further authorized to direct the codifier to update any chapter, section, or subsection
49
ORDINANCE NO. 6076
titles in the Renton Municipal Code affected by this ordinance.The City Clerk is further authorized
to direct the codifier to update any chapter, section, or subsection titles in the Renton Municipal
Code affected by this ordinance.
SECTION Xl. If any section, subsection, sentence, clause, phrase, or word of this
ordinance should be held to be invalid or unconstitutional by a court or competent jurisdiction,
such invalidity or unconstitutionality thereof shall not affect the constitutionality of any other
section, subsection, sentence, clause, phrase, or word of this ordinance.
SECTION XII. This ordinance shall be in full force and effect five (5)days after publication
of a summary of this ordinance in the City's official newspaper. The summary shall consist of this
ordinance's title.
PASSED BY THE CITY COUNCIL this 8th day of August, 2022.
Jason . Seth, Ci erk
APPROVED BY THE MAYOR this this 8th day of August, 022.
r
r
Ar ' on• Pavone, Mayor
Approved as to form:
1111111111/0
Shane Moloney, City Attorney It. '' s.
SEAL. : * :
Date of Publication: 8/11/2022 (Summary) W
ORD-CED:2216:7 7 22 ycb A41°RAT'Ep1flo141111110100
50
ORDINANCE NO. 6076
ATTACHMENT A
4-2-110A1 DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (PRIMARY STRUCTURES)
RC R-1aa R-410,32 R-6 R-8 R-10 R-14 RMF
Minimum Net None 3 dwelling 4 dwelling 5 dwelling 7 dwelling 10 dwelling
Density (per Net units units units30 units30 units30
Acre)1,2,15
Maximum Net 1 dwelling 1 dwelling 4 dwelling 6 dwelling 8 dwelling 10 dwelling 14 dwelling 20 dwelling
Density (per Net Acre, unit unit7'36 units units units38 units29 units29 units29
Except per Net 10
Acres in RC)2,14,15
Maximum Number of 1 dwelling 1 dwelling 1 dwelling with 1 1 dwelling Detached dwellings: 1 dwelling Per Maximum
Dwellings (per Legal with 1 with 1 accessory dwelling unit with 1 with 1 accessory dwelling unit Net Density
Lot)2
accessory accessory accessory Attached dwellings: n/a
dwelling dwelling dwelling
unit unit7 unit
Minimum Lot Size2,28' 10 acres 1 acre3,32 9,000 sq. 7,000 sq. 5,000 sq. Detached Detached n/a
31 ft 32,34 ft.32.34 ft.34 dwellings: dwellings: 3,000
4,000 sq. ft. sq. ft.
Attached Attached
dwellings: — dwellings: n/a
n/a
51
ORDINANCE NO. 6076
RC R-132 R-41°,32 R-6 R-8 R-10 R-14 RMF
Minimum Lot Width31 150 ft.100 ft. 2 70 ft.32 60 ft.32 50 ft. 40 ft. 30 ft. Townhouses: 25
ft.
Other Attached
Dwellings: 50 ft.
Minimum Lot 175 ft.110 ft.80 ft. 70 ft. 60 ft. 50 ft. 40 ft. Townhouses: 30
Width31 (Corner Lots)ft.
Other Attached
Dwellings: 60 ft.
Minimum Lot Depth31 300 ft. 200 ft.3,32 100 ft.32 90 ft.32 80 ft. 70 ft. 60 ft. Townhouses: 50
ft.
Other Attached
Dwellings: 65 ft.
Minimum Front 30 ft. 30 ft.§30 ft,6 33 25 ft.§ 20 ft. except when all 15 ft.11, except Townhouses: 15
Yard4,5'31
vehicle access is taken when all vehicle ft.11, except when
from an alley, then 15 access is taken all vehicle access
ft.39 from an alley, is taken from an
then 10 ft.39 alley, then 10 ft.39
Other Attached
Dwellings: 20 ft.
4 33 ft.39 21,39MinimumRearYard - 35-ft. 30 ft. 25 ft. 25 ft. - 25 15 ft.21,39 10 ft. Townhouses: 10
22,31 ft.13,39
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ORDINANCE NO. 6076
RC R-134 R-410,32 R-6 R-8 R-10 R-14 RMF
Other Attached
Dwellings: 15 ft.39
Minimum Side Yard4- 25 ft. 15 ft. Combined Combined 5 ft. Detached Detached Units: 5 ft. for
31 20 ft. with 15 ft. with Units: 4 ft. 4 ft. unattached
not less not less Attached Attached Units: side(s), 0 ft. for
than 7.5 ft. than 5 ft. Units: 4 ft. 4 ft. for the attached
on either on either for unattached side(s).13
side. side. unattached side(s), 0 ft. for
side(s), 0 ft. the attached
for the side(s).23
attached
side(s).23
Minimum Secondary 30 ft. 30 ft.6 30 ft.6 33 25 ft.6 15 ft.11 15 ft.11 15 ft.11 Townhouses: 15
Front Yard4-5' ft.11
31 (applies to Corner Other Attached
Lots)Dwellings: 20 ft.
Maximum Building 10% 20% 35% 40% 50% 55% 65% Townhouses: 70%
Coverage (including Other Attached
Primary and Dwellings: 35%
Accessory) A.maximum
coverage of 45%
may be allowed
through the
53
ORDINANCE NO. 6076
RC R-132 R-410,32 R-6 R-8 R-10 R-14 RMF
Hearing Examiner
site development
plan review
process.
Maximum 15% 25% 50% 55% 65% 70% 80% 75%
Impervious Surface
Area
Maximum Number of 3 2 3
Stories
Maximum Wall Plate 32 ft. 24 ft.24 ft., increase Townhouses: 32
Height8'9,12,18,19
up to 32 ft. ft.
possible subject Other Attached
to administrative Dwellings: 32 ft.,
conditional use increase up to 42
permit approval. ft. possible
subject to
administrative
conditional use
permit approval.
Maximum Number of n/a No more No more than 6 n/a
Units per Building2 than 4 units units per
per building. building.
54
ORDINANCE NO. 6076
RC R-1 R-410,32 R-6 R-8 R-10 R-14 RMF
Minimum Tree 2 significant trees per 5,000 sq. ft. Attached units: 4 significant n/a
Density See RMC 4-4-130. trees per 5,000 sq. ft.
See RMC 4-4-130.
Minimum Freeway 10 ft. landscaped setback from the street property line.
Frontage Setback
Maximum Wireless See RMC 4-4-140, Wireless Communication Facilities. Amateur radio antennas are allowed a maximum height of
Communication 6 feet without a Conditional Use Permit. Larger structures will have a maximum height determined by the
Facilities Conditional Use Permit process, RMC 4-9-030, Conditional Use Permits.
Height (including
Amateur Radio
Antennas)
Design Standards See RMC 4-2-115, Residential Design and Open Space Standards.
Landscaping See RMC 4-4-070, Landscaping.
Exterior Lighting See RMC 4-4-075, Lighting, Exterior On-Site.
Screening See RMC 4-4-095, Screening and Storage Height/Location Limitations.
Exception for Pre- See RMC 4-10-010, Nonconforming Lots.
Existing Legal Lots
55