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HomeMy WebLinkAboutPRE_PREAPPLICATION MEETING SUMMARY_PRE 22-000239_220728_v1PREAPPLICATION MEETING FOR Poppy Court Short Plat PRE 22-000239 CITY OF RENTON Department of Community & Economic Development Planning Division July 28, 2022 Contact Information: Planner: Jill Ding, 425.430.6598, jding@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 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 project manager to have it pre-screened before formal submittal. 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, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: July 8, 2022 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Poppy Court Short Plat 1. The fire flow requirements for a single-family home 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. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. One existing fire hydrant will meet the minimum requirements. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at building permit issuance. Credit will be granted for any existing homes that are removed or retained. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Access proposed to a private street must obtain and record an approved fire access easement prior to recording. AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 28, 2022 TO: Jill Ding, Senior Planner FROM: Nathan Janders, Civil Engineer SUBJECT: Poppy Court Short Plat 805 Hoquiam Ave PRE22-000239 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) 1023059003. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. Water service is provided by King County Water District 90. 2. Applicant shall obtain a water availability certificate from the District and provide it with the civil construction permit submittal. 3. Review of the water plans will be conducted by King County Water District 90 and the Renton Regional Fire Authority. 4. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch gravity wastewater main located within an easement in the private NE 8th St (see record drawing S-361204) (see KC recording number 20120316000650). 3. There is an existing 8-inch gravity wastewater main located in Hoquiam Ave NE near the southeast corner of the property (see record drawing S-327801). 4. There is an existing 8-inch gravity wastewater main located in Hoquiam Ave Ne near the northeast corner of the property (see record drawing S-325506). 5. There is an existing 6-inch PVC side sewer serving the property within an easement in NE 8th St (see KC recording number 20120925000535). 6. Individual sewer stubs from the new 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. 7. The existing sewer stub may be re-used if it is in a location suitable for the project. 8. A conceptual utility plan will be required as part of the land use application for the subject development. 9. 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 fee for is $3,500.00 per 1-inch meter. • Final determination of applicable fees will be made after the water meter size has been determined. • A credit will be applied if the existing house is demoed. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR enton Surface Water 1. There is an existing 12-inch stormwater main on the west side of Hoquiam Ave NE (see record drawing R-334804). 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. 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 4. 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. 5. 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. 6. 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. 7. Erosion control measures to meet the City requirements shall be provided. 8. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per lot. 9. 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. • A credit will be applied if the existing house is demoed. • 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 Hoquiam Avenue NE to the east and private property on all other sides. • Hoquiam Ave NE is classified as a Collector Arterial street. Existing right-of-way (ROW) width is approximately 60 feet according to the King County Assessors Map. To meet the City’s complete street standards for a 2-lane Collector Arterial street, minimum ROW is 83 feet. Per City code 4-6-060, half street improvements as taken from the ROW centerline shall include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, a 2-foot clear space at the back of walk, street trees and storm drainage improvements. Approximately 11.5 feet of dedication would be required to meet the above listed standards. i. However, the City desires to retain the established curbline to the north and south of the parcel. Therefore, the City will support a modified street section that includes a 36 foot paved road (18 feet from ROW centerline that includes two 10 -foot travel lanes and two 8 foot parking lanes), a 0.5 foot curb, an 8-foot landscape strip, an 8- foot sidewalk, street trees and storm drainage improvements. Dedication of approximately 4.5 feet would be required for the above listed 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. An access easement will be required for the driveway connections on NE 8 th St unless it can be demonstrated that one already exists. The number of driveways on NE 8th St may be limited, see planning comments for additional information. 4. Shared driveways are allowed for access up to 4 lots provided at least one of the four lots abuts a public right-of-way with at least fifty linear feet of frontage and the subject lots are not created by a subdivision of ten or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6- 060.J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet; the Fire Authority may require the tract and paved surface to be up to twenty feet wide. If a shared driveway abuts properties that are not part of the subdivision an eight foot wide landscaped strip shall be provided between the shared driveway and neighboring properties. 5. Undergrounding of all existing and new utilities is required on all frontages per RMC 4-6-090. 6. 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. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8. 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: July 28, 2022 TO: Pre-Application File No. 22-000239 FROM: Jill Ding, Senior Planner SUBJECT: Poppy Court Short Plat 805 Hoquiam Ave NE (parcel no. 1023059003) 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, 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 applicant is proposing to subdivide an existing parcel into three lots. The subject property is located at 805 Hoquiam Ave NE (parcel no. 1023059003), at the northeast corner of Hoquiam Ave NE and NE 8th St. The project site totals 18,603 square feet (0.43 acres) in area and is currently developed with a single-family home and associated detached accessory structures, which are proposed for removal. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8). The proposed lot sizes are 7,289 sq. ft. for Lot 1, 5,776 sq. ft. for Lot 2 and 7,280 sq. ft. for Lot 3. Access to Lot 1 is proposed off Hoquiam Ave NE and access to Lots 2 and 3 is proposed via residential driveways off of NE 8th St. There are no critical areas mapped on the project site. Current Use: The project site is currently developed with a single-family home and associated detached accessory structures, which are proposed for removal. Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The Residential Medium Density Land Use designation is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. The area of public and private streets (including driveway tracts and private access easements) and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. Using the gross area of 18,603 square feet, a 3-lot proposal arrives at a gross density of 6.98 du/ac (3 lots / 0.43 acres = 6.98 Poppy Court Short Plat Page 2 of 5 July 28, 2022 du/ac), which is within the permitted density range; however, any public right-of-way dedication would need to be deducted to calculate net density. Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. A Density Worksheet would be required at the time of formal short plat application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein) Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. Please note that for short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the required minimum lot size, if all other parcels meet the required minimum lot size standard of the zone. In the R-8 zone, one parcel may be allowed to be four thousand five hundred (4,500) square feet. As proposed, all lots appear to meet the requirements for the R-8 zone. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two 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. Detached accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Compliance with the building standards for the new single-family residences would be required to be demonstrated at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 20 feet; Side yards: 5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Please note that lots with frontage on both a public street and a shared driveway or private street are classified as corner lots and therefore are subject to corner lot yard standards. Compliance with the setbacks for the proposed new single-family homes would be verified at the time of building permit review. Access/Driveways/Parking: Access to Lot 1 is proposed off Hoquiam Ave NE and access to Lots 2 and 3 is proposed via residential driveways off of NE 8th St (an existing private street). The City does not have standards for private streets. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; Poppy Court Short Plat Page 3 of 5 July 28, 2022 c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; d. The shared driveway would not adversely affect future circulation to neighboring properties; e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. The proposal to access Lots 2 and 3 off of NE 8th St would result in a total of five (5) lots accessing off of the private street, which would exceed the maximum of four (4) lots permitted. The proposal would need to be revised to access all proposed lots off of Hoquiam Ave NE. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover. The shared driveway may be required to include a turnaround per subsection H of RMC 4-6-060. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions.The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Compliance with driveway standards would be verified at the time of building permit review. Each lot is required to accommodate off street parking for a minimum of two vehicles. Compliance with the shared driveway and access standards would be verified at the time of formal land use application. Compliance with driveway and parking standards would be verified at the time of building permit review. 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 or grading plan. 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. 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. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent (30%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. 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. Poppy Court Short Plat Page 4 of 5 July 28, 2022 In addition to retaining 30% of existing significant trees, the lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. 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; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. 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. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. The City Council is currently considering changes to the current Tree Retention Regulations, it is likely that the proposed short plat would be subject to the new Tree Retention Ordinance. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards for the R-8 zone, outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Critical Areas: According to COR Maps, no critical areas are mapped on the project site. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: Except when located in sensitive areas (such as wetland or protected slopes) or lands covered by water, short plats of 9 or fewer residential lots are categorically exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The 2022 administrative short plat application fee is $5,680.50 ($5,410.00 each plus a 5% Technology Surcharge Fee). Each modification request is $273.00 ($260.00 each plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. In addition to the required land use permits, separate construction and building permits would be required. Poppy Court Short Plat Page 5 of 5 July 28, 2022 Public Notice: A minimum of one Public Information Sign is required for a Short Plat application. The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov). Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit issuance and payable prior to building permit issuance. The 2022 impact fees are as follows: • A Transportation Impact Fee based on $10,861.69 per each new detached dwelling unit. • A Parks Impact Fee based on $2,914.99 per each new detached dwelling unit. • A Fire Impact fee of $829.77 per each new detached dwelling unit. • Renton School District Impact Fee is $7,681.00 per each new detached dwelling unit (plus an additional 5% service fee). A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov or 425-430-6598. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date. 1  CITY OF RENTON, WASHINGTON    ORDINANCE NO. ________    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:  ORDINANCE NO. ________  2  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.  ORDINANCE NO. ________  3  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  ORDINANCE NO. ________  4  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 4‐3‐110E5,  Urban  Separator Overlay Regulations:. Except as stated in subsection C9 of this Section,  no Routine Vegetation Management Permit is required for the following  activities/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  ORDINANCE NO. ________  5  danger to life or property, substantial fire hazards, or interruption of services  provided by a utility.  2. Dangerous 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 Iinstallation 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.  ORDINANCE NO. ________  6  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 Iinvestigative 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. should not disturb any more than  five percent (5%) of any protected sensitive area described in subsection D3 of this  Section, Restrictions for Critical Areas – General, on the subject property. In every  case, impacts shall be minimized and disturbed areas restored.  ORDINANCE NO. ________  7  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 the work  must minimize disturbance to the critical areas identified in subsection D3 of this  Section, Restrictions for Critical Areas – 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;   ORDINANCE NO. ________  8  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.  Except as provided in subsection D3 of this Section, Restrictions for Critical  Areas – General, removal of trees and associated use of mechanical equipment is  permitted at the rates specified within the table below, provided subsections C9a  through e of this Section are satisfied. A Routine Vegetation Management Permit  is required for removal of trees in excess of the rates listed below for all  properties. A Routine Vegetation Management Permit is required for the removal  of any trees within shoreline jurisdiction if the removal is not included in another  land use permitting process.  Lot Size  Maximum number of significant  trees* allowed to be removed  in any twelve (12) month period  Maximum number of  significant trees* allowed to  be removed in five (5) years  Lots up to 10,000 sq. ft. 2 4  Lots 10,001 to 20,000 sq.  ft.  3 6  Lots 20,001 sq. ft. or  greater  6 12  ORDINANCE NO. ________  9  Lot Size  Maximum number of significant  trees* allowed to be removed  in any twelve (12) month period  Maximum number of  significant trees* allowed to  be removed in five (5) years  *Except landmark trees (greater than a thirty inch (30") caliper) shall not be removed  without a Routine Vegetation Management Permit. Within shoreline jurisdiction, tree  removal shall occur outside of the buffer, except when necessary to remove dangerous  trees or if part of an approved shoreline vegetation conservation buffer enhancement plan.  a. There is not an active land development application for the site;  b. The trees proposed for removal are not protected trees;  c. The tree is not a landmark tree; and  d. Minimum Tree Density:  i. A minimum tree density shall be maintained on each residentially  zoned lot, as specified in the table below. The tree density may consist of existing  trees, replacement trees, trees required pursuant to RMC 4‐4‐070F1, Street  Frontage Landscaping Required, or a combination. If the number of trees required  includes a fraction of a tree, any amount equal to or greater than one‐half (1/2)  shall be rounded up; and  Type of Residential  Development  Minimum Tree  Density  Multi‐family  development  (attached  dwellings)3  Four (4) significant  trees1 for every five  thousand (5,000) sq.  ft.  Single family  development  (detached  dwellings)2  Two (2) significant  trees1 for every five  thousand (5,000) sq.  ft.  ORDINANCE NO. ________  10  Type of Residential  Development  Minimum Tree  Density  1Or the gross equivalent of caliper inches  provided by one or more trees.  2Lots developed with detached dwellings in  the R‐10 and R‐14 zones are exempt.  3Development in the RMF zone is exempt.  ii. Property owners are responsible for maintaining these trees in a  healthy condition.   e. Rights‐of‐Way Unobstructed: In conducting minor tree removal  activities, rights‐of‐way shall not be obstructed unless a right‐of‐way use permit is  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 no  mechanical equipment is used.  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  ORDINANCE NO. ________  11  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 Land Development Permit.   D. PROHIBITED ACTIVITIES:  1. Tree Cutting 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 Land  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 Rroutine  Vvegetation Mmanagement Permit or land development permit has been  granted.  b. Routine vegetation management on an undeveloped property  without a rRoutine Vvegetation Mmanagement Ppermit 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‐exempt mechanical equipment  ORDINANCE NO. ________  12  (mechanical equipment with more than twenty seven (27) horsepower) without a  Routine Vegetation Management Permit is prohibited.  3. Restrictions for Critical Areas – General: Unless exempted by critical  areas, RMC 4‐3‐050.C5 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.  ORDINANCE NO. ________  13  6. Removal of Landmark Tree: The removal of a landmark tree (a tree with  a caliper of thirty inches (30") or greater) is prohibited without an approved  Routine Vegetation Management Permit or a Land Development Permit.  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 use 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  ORDINANCE NO. ________  14  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 Rroutine  Vvegetation Mmanagement Ppermit prior to performing such work.  b. Use of Mechanical Equipment: Except where mechanical  equipment is twenty seven (27) horsepower or less, any person who uses  mechanical equipment for routine vegetation management, land clearing, tree  removal, landscaping, or gardening must obtain a Routine Vegetation  Management Permit prior to performing such work.  cb. Tree Removal in Excess of Maximum Allowance: A rRoutine  Vvegetation Mmanagement Ppermit 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 Land Development Permit. 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,  ORDINANCE NO. ________  15  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 Permit or Rroutine Vvegetation Mmanagement Ppermit shall be  required for  which explicitly 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 dangerous high‐risk tree; or  ii. The tree is causing obvious physical damage to structures  including but not limited to buildings foundations(over two hundred (200) square  feet), driveways, or parking lots, or utilities, and it can be demonstrated to the  Administrator’s satisfaction that for which 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 maintenance of roofs that is required  due to leaf fall does not constitute obvious physical damage to structures; or  iii. Removal of tree(s) to provide solar access to buildings  incorporating active solar devices. Windows are solar devices only when they are  south‐facing and include special storage elements to distribute heat energy; or  ORDINANCE NO. ________  16  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 Cconditional 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 H4H.5,  Applicability, Performance Standards and Alternates, and H5H.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 Rretention/Lland Cclearing (Ttree Iinventory) Pplan, as  defined in RMC 4‐8‐120.D.20, Definitions T, shall be required.   G. ROUTINE VEGETATION MANAGEMENT PERMIT REVIEW PROCESS:  ORDINANCE NO. ________  17  Permits for routine vegetation management shall be processed consistent  with RMC 4‐9‐195, Routine Vegetation Management Permits.  H. PERFORMANCE STANDARDS FOR LAND DEVELOPMENT/BUILDING  PERMITS:  1. Protected Trees – Retention Required: Significant tTrees 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  lot’s required minimum tree density, but any trees that are in excess of an  individual lot’s minimum tree density shall not contribute to the total number of  trees that are required to be retained for the Land Development Permit. Protected  trees that do not contribute to a lot’s required minimum tree density shall be held  in perpetuity within a tree protection tract pursuant to subsection H2 of this  Section, Tree Protection Tract; protected trees on an individual lot are the  responsibility of the lot owner and may only be removed if in compliance with  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 Land  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  ORDINANCE NO. ________  18  property’s zone. Trees within critical areas and proposed public rights‐of‐way shall  not contribute to the number of significant trees required to be retained.  i. RC, R‐1, R‐4, R‐6 and R‐8 Zones: At least thirty percent (30%) of the  significant trees shall be retained in a residential or institutional development.  ii. R‐10, R‐14, RMF and RMH: At least twenty percent (20%) of the  significant trees shall be retained in a residential or institutional development.  iii. All Other Zones: At least ten percent (10%) of the significant trees  shall be considered protected and retained in commercial or industrial  developments.  iv. Utility Uses and Mineral Extraction Uses: Such operations shall  be exempt from the protected tree retention requirements of this Section if the  applicant can justify the exemption in writing to the Administrator’s satisfaction.   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.  ORDINANCE NO. ________  19  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  ORDINANCE NO. ________  20  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  × 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  One              i. Landmark trees;  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  ORDINANCE NO. ________  21  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  Two        i. Healthy tree groupings whose associated undergrowth can be preserved;  ii. Other significant native evergreen or deciduous trees; and  iii. Other significant non‐native trees.  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.    Priority  One  i. Landmark trees;    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; and    v. Significant trees over sixty  feet (60') in height or  greater than eighteen  inches (18") caliper.  Priority  Two  i. Healthy tree groupings  whose associated  undergrowth can be  preserved;  ORDINANCE NO. ________  22    ii. Other significant native  evergreen or deciduous  trees; and    iii. Other significant non‐ native trees.  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.  cd. Calculating Tree Retention: Tree retention standards shall be  applied to the developable area, as defined in RMC 4‐11‐040, Definitions D, of a  property. (i.e., land within critical areas and their buffers, public rights‐of‐way,  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: Pursuant to subsection C9e of this Section,  Minimum Tree Density, each residential lot to be created by subdivision shall have  retained, or newly planted, trees that satisfy the lot’s minimum tree density  ORDINANCE NO. ________  23  requirement. Any protected tree, whether retained or newly planted, that is in  excess of the individual lot’s minimum tree density shall not contribute to the total  number of trees that are required to be retained for the Land Development  Permit.  e. Replacement Requirements: As an 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  ORDINANCE NO. ________  24  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 protected  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 4‐4‐070, Landscaping, may  contribute to replacement trees. The City may require a surety or bond to ensure  the survival of replacement trees.  ii. Prohibited Types of Replacement Trees: Unless replacement  trees are being used as part of an approved enhancement project in a critical area  or buffer, they shall not consist of the following species:  ORDINANCE NO. ________  25  (a) All Populus species including cottonwood (Populus  trichocarpa), quaking aspen (Populus tremuloides), lombardy poplar (Populus  nigra “Italica”), etc.;  (b) All Alnus species, which includes red alder (Alnus oregona),  black alder (Alnus glutinosa), white alder (Alnus rhombifolia), etc.;  (c) Salix species, which includes weeping willow (Salix  babylonica), etc.; and  (d) All Platanus species, which include London plane tree  (Platanus acerifolia), American sycamore, buttonwood (Platanus occidentalis),  etc.  iiif. 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 are not  necessary to provide the required minimum tree density for residential lots, shall  be preserved by establishing a tree protection tract that encompasses the drip line  ORDINANCE NO. ________  26  of all protected trees; however, multiple tree protection tracts may be approved  if it can be demonstrated, to the Administrator’s satisfaction, that multiple tracts  provide a better site design and/or support other adopted goals and purposes of  this Title.  a. Applicability Tree Preservation Priority: Tree protection tracts shall  be required for any protected trees that are not located on an individual lot. Tree  protection tracts may contribute to open space requirements, if applicable. 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.   ORDINANCE NO. ________  27  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 certified arborist or licensed landscape architect, as stated within the  required Tree Retention/Land Clearing (Tree Inventory) Plan;  iii. Amenities, as approved by the Administrator, may be installed  to facilitate passive recreation within the tract or 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. Tract Creation and 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  ORDINANCE NO. ________  28  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 City. 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.  ORDINANCE NO. ________  29  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/Lland  Cclearing (Ttree Iinventory) Pplan as defined in pursuant to RMC 4‐8‐120D20,  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  ORDINANCE NO. ________  30  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.  56. 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  D,3 of this Section, Restrictions for Critical Areas – General, and RMC 4‐3‐050,  Critical Areas Regulations.  ORDINANCE NO. ________  31  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.  78. 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 H5 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  ORDINANCE NO. ________  32  clearing plan, or the associated land development permit Land Development  Permit, 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.   910. 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 owner 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: The applicant may not fill,  excavate, stack or store any equipment, dispose of any materials, supplies or  fluids, operate any equipment, install impervious surfaces, or compact the earth  in any way within the area defined by the drip line of any tree to be retained.  ba. Fenced Protection Area Required 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 fenceing around  ORDINANCE NO. ________  33  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 thea 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.  Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO  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 and signed. Individual trees shall be fenced on four (4) sides. In addition,  the applicant shall provide supervision whenever equipment or trucks are 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  ORDINANCE NO. ________  34  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.  cd. 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  tree’s 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.   ORDINANCE NO. ________  35  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 consultanta certified arborist or  licensed landscape 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.   Hj. Alternative Protection: Alternative safeguards may be used if  determined by the Administrator that such safeguards would to provide equal or  greater tree protection.   1011. Maintenance:  ORDINANCE NO. ________  36  a. All retained and replacement trees, including protected trees, shall  be maintained in perpetuity from the date of the final land development permit  Land 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  ORDINANCE NO. ________  37  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 Required: 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.  ORDINANCE NO. ________  38  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.  ORDINANCE NO. ________  39  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.  4. Replacement Required: The City may require, for each tree that was  improperly cut and/or removed in violation of this Section, replacement planting  with one or more trees of equal quality and species at a ratio of one‐to‐one (1:1)  caliper inches. The replacement trees will be of sufficient caliper to adequately  replace the lost tree(s), and be a minimum of two (2) caliper inches. The City may  require a bond to ensure the survival of replacement trees. 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.   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  ORDINANCE NO. ________  40  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 landscape architect  summarizing field verification of the health of the retained trees post construction  and recommendations for long‐term care.  ORDINANCE NO. ________  41  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, an analysis of minimum tree retention compliance  and minimum tree credit compliance pursuant to RMC 4‐4‐130.H.1;  ORDINANCE NO. ________  42  g. For subdivision applications, an analysis of the project 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 proposed to be preserved within a tree protection tract or  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.);  hj. A description of the impact of necessary tree removal to the  remaining trees, including those in a grove or on abutting properties;  ik. 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 4‐4‐130H9 4‐4‐ 130.H.10, Protection Measures During Construction;   jl. 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;  ln. Location and dimensions of rights‐of‐way, utility lines, fire hydrants,  street lighting, and easements;  ORDINANCE NO. ________  43  mo. Where the drip line of a tree overlaps an area where construction  activities will occur, this shall be indicated on the plan;  np. 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;  oq. 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 on a on‐site shall be shown. The plan shall  also differentiate between any proposed protected trees and any approved  proposed replacement trees or supplemental trees required pursuant to RMC 4‐ 4‐130.H.1, Protected Trees. from the protected trees. Replacement trees may be  authorized in accordance with RMC 4‐4‐130H1e, Replacement Requirements, and  the number of replacement trees shall be determined pursuant to any planned  replanting areas in accordance with RMC 4‐4‐130H1c, Calculating Tree Retention.  ORDINANCE NO. ________  44  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  Rroutine Vvegetation Mmanagement Ppermit 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.  ORDINANCE NO. ________  45  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 tree 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,  ORDINANCE NO. ________  46  disease, or other problems that may result from selectively removing trees and  other vegetation from a lot; and.  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.   ORDINANCE NO. ________  47  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. VIOLATIONS AND PENALTIES:  Unless otherwise specified, violations of this Section are misdemeanors  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:  ORDINANCE NO. ________  48  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.  A. Tree, Dangerous High‐Risk: Any tree that has been certified, in a written  arborist report, as dead, terminally diseased, damaged, or 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 thirty 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.  ORDINANCE NO. ________  49  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 Development Permit.  D. Tree, Significant: A tree with a caliper of at least six inches (6"), or an except  alder or cottonwood trees, which qualify as significant trees with a caliper of at  least eight inches (8") or greater. Trees qualified certified as dangerous high‐risk  shall not be considered significant. Trees 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  ORDINANCE NO. ________  50  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 XI. 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 _______ day of ___________________, 2022.                         Jason A. Seth, City Clerk    APPROVED BY THE MAYOR this _______ day of _____________________, 2022.                         Armondo Pavone, Mayor    Approved as to form:             Shane Moloney, City Attorney  Date of Publication:      ORD‐CED:2216:7/7/22  ORDINANCE NO. ________  51  ATTACHMENT A  4‐2‐110A1 DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (PRIMARY STRUCTURES)    RC R‐132 R‐410, 32 R‐6 R‐8 R‐10 R‐14 RMF  Minimum Net  Density (per Net  Acre)1, 2, 15  None 3 dwelling  units  4 dwelling  units  5 dwelling  units30  7 dwelling  units30  10 dwelling  units30  Maximum Net  Density (per Net Acre,  Except per Net 10  Acres in RC)2, 14, 15  1 dwelling  unit  1 dwelling  unit7, 36  4 dwelling  units  6 dwelling  units  8 dwelling  units38  10 dwelling  units29  14 dwelling  units29  20 dwelling  units29  Maximum Number of  Dwellings (per Legal  Lot)2  1 dwelling  with 1  accessory  dwelling  unit  1 dwelling  with 1  accessory  dwelling  unit7  1 dwelling with 1  accessory dwelling unit  1 dwelling  with 1  accessory  dwelling  unit  Detached dwellings: 1 dwelling  with 1 accessory dwelling unit  Attached dwellings: n/a  Per Maximum  Net Density  Minimum Lot Size2, 28,  31  10 acres 1 acre3, 32 9,000 sq.  ft.32, 34  7,000 sq.  ft.32, 34  5,000 sq.  ft.34  Detached  dwellings:  4,000 sq. ft.  Attached  dwellings:  n/a  Detached  dwellings: 3,000  sq. ft.  Attached  dwellings: n/a  n/a  ORDINANCE NO. ________  52    RC R‐132 R‐410, 32 R‐6 R‐8 R‐10 R‐14 RMF  Minimum Lot Width31 150 ft. 100 ft.32 70 ft.32 60 ft.32 50 ft. 40 ft. 30 ft. Townhouses: 25  ft.  Other Attached  Dwellings: 50 ft.  Minimum Lot  Width31 (Corner Lots)  175 ft. 110 ft. 80 ft. 70 ft. 60 ft. 50 ft. 40 ft. Townhouses: 30  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  Yard4, 5, 31  30 ft. 30 ft.6 30 ft.6, 33 25 ft.6 20 ft. except when all  vehicle access is taken  from an alley, then 15  ft.39  15 ft.11, except  when all vehicle  access is taken  from an alley,  then 10 ft.39  Townhouses: 15  ft.11, except when  all vehicle access  is taken from an  alley, then 10 ft.39  Other Attached  Dwellings: 20 ft.  Minimum Rear Yard4,  22, 31  35 ft. 30 ft. 25 ft.33 25 ft. 25 ft.39 15 ft.21, 39 10 ft.21, 39 Townhouses: 10  ft.13, 39  ORDINANCE NO. ________  53    RC R‐132 R‐410, 32 R‐6 R‐8 R‐10 R‐14 RMF  Other Attached  Dwellings: 15 ft.39  Minimum Side Yard4,  31  25 ft. 15 ft. Combined  20 ft. with  not less  than 7.5 ft.  on either  side.  Combined  15 ft. with  not less  than 5 ft.  on either  side.  5 ft. Detached  Units: 4 ft.  Attached  Units: 4 ft.  for  unattached  side(s), 0 ft.  for the  attached  side(s).23  Detached Units:  4 ft.  Attached Units:  4 ft. for  unattached  side(s), 0 ft. for  the attached  side(s).23  5 ft. for  unattached  side(s), 0 ft. for  the attached  side(s).13  Minimum Secondary  Front Yard4, 5,  31 (applies to Corner  Lots)  30 ft. 30 ft.6 30 ft.6, 33 25 ft.6 15 ft.11 15 ft.11 15 ft.11 Townhouses: 15  ft.11  Other Attached  Dwellings: 20 ft.  Maximum Building  Coverage (including  Primary and  Accessory)  10% 20% 35% 40% 50% 55% 65% Townhouses: 70%  Other Attached  Dwellings: 35%  A maximum  coverage of 45%  may be allowed  through the  ORDINANCE NO. ________  54    RC R‐132 R‐410, 32 R‐6 R‐8 R‐10 R‐14 RMF  Hearing Examiner  site development  plan review  process.  Maximum  Impervious Surface  Area  15% 25% 50% 55% 65% 70% 80% 75%  Maximum Number of  Stories  3 2 3  Maximum Wall Plate  Height8, 9, 12, 18, 19  32 ft. 24 ft. 24 ft., increase  up to 32 ft.  possible subject  to administrative  conditional use  permit approval.  Townhouses: 32  ft.  Other Attached  Dwellings: 32 ft.,  increase up to 42  ft. possible  subject to  administrative  conditional use  permit approval.  Maximum Number of  Units per Building2  n/a No more  than 4 units  per building.  No more than 6  units per  building.  n/a  ORDINANCE NO. ________  55    RC R‐132 R‐410, 32 R‐6 R‐8 R‐10 R‐14 RMF  Minimum Tree  Density  2 significant trees per 5,000 sq. ft.  See RMC 4‐4‐130.  Attached units: 4 significant  trees per 5,000 sq. ft.  See RMC 4‐4‐130.  n/a  Minimum Freeway  Frontage Setback  10 ft. landscaped setback from the street property line.  Maximum Wireless  Communication  Facilities  Height (including  Amateur Radio  Antennas)  See RMC 4‐4‐140, Wireless Communication Facilities. Amateur radio antennas are allowed a maximum height of  6 feet without a Conditional Use Permit. Larger structures will have a maximum height determined by the  Conditional Use Permit process, RMC 4‐9‐030, Conditional Use Permits.  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‐ Existing Legal Lots  See RMC 4‐10‐010, Nonconforming Lots.