HomeMy WebLinkAboutPRE_LifeofVictory-PRE22-000255_220804_v1
PREAPPLICATION MEETING
Life of Victory Church Site Improvment
17418 – 108th Ave SE
PRE22-000255
CITY OF RENTON
Department of Community & Economic Development
August 4, 2022
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425.430.7288, jchavez@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org
Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the assigned planner to have the documents pre-
screened.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Community & Economic Development Administrator, Public Works Administrator, and
City Council).
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 2, 2022
TO: Andrew Van Gordon, Planner
FROM: Jonathan Chavez, Civil Engineer III
SUBJECT: Life of Victory Church
17418 108th Ave SE
PRE22-000255
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)
2923059072. 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 Soos Creek Water and Sewer District.
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 Soos Creek Water and Sewer District and the Renton
Regional Fire Authority.
4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review
prior to permit issuance.
SANITARY SEWER
1. Sewer service is provided by Soos Creek Water and Sewer District.
2. Applicant shall obtain a sewer availability certificate from the District and provide it with the civil
construction permit submittal.
3. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District.
4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review
prior to permit issuance.
5. A conceptual utility plan will be required as part of any land use application for the subject
development.
SURFACE WATER
1. A drainage report complying with the current version of the City’s adopted 2022 Renton Surface
Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site
falls within the Flow Control Duration Standard area matching Forested Site Conditions and is
within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type
of drainage review required in the RSWM.
2. The site contains regulated slopes. The site topography slopes moderately from east to west.
There is a 12-inch stormwater main flowing south on the east side of 108th Avenue SE to
approximately the midpoint of the property frontage where it changes to and an 18-inch
stormwater main that crosses 108th Avenue to the west. The Applicant will need to ensure that
this conveyance system is protected.
3. Detailed plans for any proposed grading operations shall be submitted. These plans shall include
the angle of slope, contours, compaction and retaining walls.
4. If applicable, maximum retaining wall height is 6-ft from finished grade. Based on the site
topography, terraced retaining walls may be needed for the development. Retaining walls over 4-
feet in height from footing require a separate building permit.
5. Maintenance access is required for any proposed stormwater facility and shall be designed and
installed in accordance with the City adopted SWDM.
6. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM
and shall account for the total upstream tributary area, assuming developed conditions for onsite
tributary areas and existing conditions for any offsite tributary areas.
7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide enhanced 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 vaults.
8. 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.
9. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the
2021 King County SWDM. Under the new 2022 RSWDM stormwater requirements, on-site BMP
sizing credits for modeling credits can no longer be used for privately maintained on-site BMPs,
with the exception of full dispersion and full infiltration BMPs.
10. A Construction Stormwater Permit from Department of Ecology will be required since clearing
and grading of the site would exceed one acre.
11. 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.
12. Erosion control measures to meet the City requirements shall be provided.
13. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals are available online at the City of Renton website.
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRento
n.
14. The 2022 Surface water system development fee is $0.84 per square foot of new impervious
surface, but no less than $2,100.00 for each new lot. This is payable prior to issuance of the
construction permit. This fee is subject to change based on the calendar year the construction
permit is issued.
TRANSPORTATION
1. Per City code 4-6-060 frontage improvements are required for new construction more than $175,000.
Based on the proposal it is anticipated that frontage improvements will be required along 108th
Avenue SE on the west side of the property.
a. 108th Avenue SE is classified as a Residential Street with an existing right-of-way (ROW) width
of 80 feet according to the King County Assessors Map. Per RMC 4-6-060 the minimum ROW
width for a Residential Street is 53 feet that includes a 26-foot paved road (13 feet from
centerline), a 0.5-foot curb, a minimum 8-foot planting strip, an 8-foot sidewalk, street trees
and storm drainage improvements. Given the existing width of the right of way, the landscape
strip shall be increased to 11.5-feet resulting in the east edge of the sidewalk being directly
adjacent to the right of way/property line. There shall be a minimum paved width of 26 feet
to complete the half street improvements. No right of way dedications is anticipated.
b. To meet the City’s complete street standards for cul-de-sac design, a minimum ROW radius
of 55 feet is required. Per RMC 4-6-060.H cul-de-sac design shall have a minimum radius of
45 feet with a landscaped center island with a radius of 20 feet delineated by curbing, a
minimum 8-foot planter strip, and a five foot sidewalk and the cul-de-sac turnaround shall be
approved by the administrator and Renton Fire Authority.
c. The walkway connection to the south shall be maintained.
2. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns
or the taper section.
d. There shall be no more than one driveway for each 165-feet of street frontage.
e. Note the applicability section, RMC 4-4-080.B.1, as conformance may not be required.
3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
4. Street lighting is not required for a project that consists of less than five thousand (5,000) square feet
of commercial space. See RMC 4-6-060 for street lighting requirements.
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
6. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are
required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the
current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis
for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak,
then applicant should contact the City to get information of the locations where traffic analysis is
required.
7. The 2022 transportation impact fee for any additions to the church will required at $5.36 per square
foot of additional area added.
a. Unless noted otherwise in the Fee Schedule, the 2022 transportation impact fee is $7,145.85
per net new PM Peak Hour Person Vehicle Trips.
b. Fees will be charged based on the rate at the time of building permit issuance.
GENERAL COMMENTS
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc.) along property frontage or within the site must be underground as outlined
in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance with
code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer
shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-
to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
5. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to the
permit type. Please visit www.rentonwa.gov for the current development fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 4, 2022
TO: Pre-Application File No. 22-000255
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Life of Victory Church Site Improvement – 17418 – 108th Ave SE
(Parcel number 2923059072)
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, and City Council). Review comments may also need to be
revised based on site planning and other design changes required by City staff or made by the
applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal
Code. The Development Regulations are available online at
https://www.codepublishing.com/WA/Renton/.
Project Proposal: The project area is located at 17418 – 108th Ave SE (Parcel number
2923059072). The lot has street frontage on 108th Ave SE and is located within the R-14 zone. The
site area is approximately 90,604 square feet (2.07 acres) and is currently improved with two
buildings and gravel parking areas. The proposal is to pave and stripe the parking areas for the
benefit of 125 parking stalls. Site improvements will include installation of new on-site sidewalks,
vegetation and a refuse and recycling enclosure.
Current Use: The lot is currently developed with two buildings. One is 7,000 square feet and the
other is 4,600 square feet. Uses of each building are not specified but it appears that the place of
worship is located within the 7,000 square foot building. The remainder of the property are gravel
parking areas.
Zoning/Land Use: The subject property is located within the Residential-14 (R-14) zoning
classification. The Residential High Density Land Use designation is intended to implement the R-
14 zone. The R-14 zone is to encourage development, and redevelopment, of residential
neighborhoods that provide a mix of detached and attached dwelling structures organized and
designed to combine characteristics of both typical single family and small-scale multi-family
developments. Densities range from seven (7) to fourteen (14) units per net acre with
opportunities for bonuses up to eighteen (18) dwelling units per net acre. Structure size is
intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone
are compatible with one another and can be integrated together into a quality neighborhood.
Project features are encouraged, such as yards for private use, common open spaces, and
Life of Victory Church Site Improvement, PRE22-000255
August 4, 2022
Page 2
landscaped areas that enhance a neighborhood and foster a sense of community. Civic and limited
commercial uses may be allowed when they support the purpose of the designation.
The use would be classified as “religious institutions”. Within the R-14 zone a Conditional Use
Permit – Hearing Examiner is required. As the use is existing and an intensification of the use is
not proposed then a conditional use permit is not required. This is based on the submitted
materials and may not apply with additional information or revisions.
Development Standards: The project would be subject to RMC 4-2-110A, "Residential Zoning
Standards" effective at the time of complete application (noted as “R-14 standards” herein).
Building Standards – The R-14 standards allow a maximum building coverage of 65% of the total
lot area and a maximum impervious surface area of 80%. The maximum wall plate height 24 feet
(24’) but can be increased up to 32 feet (32’) through an administrative conditional use permit.
Wall plates of a modulated portion of a building may exceed the maximum wall plate height if the
roof surface does not exceed the ridgeline of the primary roof surface. Such facade modulations
shall be no wider than ten feet (10') or twenty five percent (25 %) of the building elevation,
whichever is greater. 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. If the height of wall plates on a building
are less than the stated maximum the roof may project higher to account for the difference, yet
the combined height of both features shall not exceed the combined maximums (e.g., if the
maximum wall plate height of a zone is twenty-four feet (24') and the wall plates of a structure
are no taller than twenty feet (20'), the roof may project up to ten feet (10') instead of six feet
(6')). Common rooftop features, such as chimneys, may project an additional four (4) vertical feet
from a roof surface. The topmost surface of roofs pitched less than 4:12 and rooftop decks shall
be below the maximum wall plate height unless such surfaces are stepped back one and one-half
(1.5) horizontal feet from each minimum building setback line for each one vertical foot above
the maximum wall plate height, in which case they may extend up to six (6) vertical feet above
the maximum wall plate height. Deck enclosures (i.e., railings) located above the maximum wall
plate height and not stepped back shall be constructed of transparent tempered glass or its
equivalent, as determined by the Administrator. The maximum number of stories is three (3).
Detached accessory structures shall have a maximum height of 12 feet (12’)
The proposal does not include construction of new buildings or work to the existing buildings.
There is approximately 72,074 square feet of proposed impervious surface. This is 79.5% of the
lot’s surface area.
Setbacks – Setbacks are the required distances between the building footprint and the property
line and any private access easement or tract. The required setbacks for primary structures in the
R-14 zone are: Minimum Front Yard: 15 feet (15’); Minimum Side Yard: four feet (4’); Minimum
Rear Yard: 10 feet (10’). The setbacks for accessory structures in the R-14 zone are: Minimum
Front Yard: 15 feet (15’); Minimum Rear Yard: three feet (3’), except when located within 10 ft. of
the rear property line, at least 25% of the lineal length of the rear yard shall remain unoccupied
from accessory structures, except when the rear property line abuts an alley; Minimum Side Yard:
three feet (3’).
All existing and proposed structures are meeting zoning setbacks.
Refuse and Recycling: In nonresidential developments, a minimum of three (3) square feet per
every 1,000 square feet of building gross floor area shall be provided for recyclable and a
minimum of six (6) square feet per 1,000 square feet of building gross floor area shall be provided
for refuse deposit areas. A total minimum area 100 square feet shall be provided for recycling and
Life of Victory Church Site Improvement, PRE22-000255
August 4, 2022
Page 3
refuse deposit areas. Refuse and recyclables deposit areas and collections points may be allocated
to a centralized area, or dispersed through the site, in easily accessible areas for both users and
hauling trucks. Architectural design of any structure enclosing an outdoor refuse or recyclables
deposit area, or any building primarily used to contain a refuse or recyclables deposit area shall
be consistent with the design of the primary structure(s) on the site as determined by the
Administrator. A six-foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit
area. The refuse and recycling area shall meet all applicable requirements in RMC 4-4-090,
“Refuse and Recyclables Standards”.
A minimum of 34.8 square feet is required for recyclables and a minimu m of 69.6 square is
required for refuse; a combined 104.4 square feet is required. The refuse and recycling enclosure
is approximately 208 square feet. No elevations were provided.
Access/Parking: The existing parking areas are gravel with an unknown number of parking stalls.
There are three existing driveway access points to 108th Ave SE. The paving of a parking lot with
permanent surface or striping a previously unstriped lot trigger applicable requirements in RMC
4-4-080, “Parking, Loading and Driveway Regulations”.
Maximum slopes for parking lots shall not exceed eight percent (8%) slope. For surface parking, a
parking stall shall be a minimum of 20 feet (20') in length, except for parallel stalls, measured
along both sides of the usable portion of the stall and nine feet (9’) in width (20’ x 9’). Each
compact stall shall be eight and one-half feet in width and 16 feet in length (8-1/2' x 16'); compact
stalls shall not exceed 30 percent (30%) of the total number of stalls. Accessible parking shall meet
the minimum number of required stalls shown below:
NUMBER OF ACCESSIBLE
PARKING SPACES
Total
Parking
Spaces in
Lot or
Garage
Minimum Required
Number of Accessible
Spaces
1 – 25 1
26 – 50 2
51 – 75 3
76 – 100 4
101 – 150 5
151 – 200 6
201 – 300 7
Life of Victory Church Site Improvement, PRE22-000255
August 4, 2022
Page 4
NUMBER OF ACCESSIBLE
PARKING SPACES
Total
Parking
Spaces in
Lot or
Garage
Minimum Required
Number of Accessible
Spaces
301 – 400 8
401 – 500 9
501 –
1,000
2% of total spaces
Over 1,000 20 spaces plus 1 space
for every 100 spaces,
or fraction thereof,
over 1,000
For one row and two (2) rows of 90-degree (90°) parking using the same aisle in a one (1) way or
two (2) way circulation pattern, the minimum width of the aisle shall be 24 feet (24'). For one row
(1) and two (2) rows of 60-degree (60°) parking using a one (1) way circulation pattern, the
minimum width of the aisle shall be 17 feet (17').
The “religious institutions” use requires a minimum and maximum of one (1) parking stall for
every five (5) seats in the main auditorium is required. In no case shall there be less than 10 spaces.
A twenty five percent (25%) reduction or increase from the minimum or maximum number of
parking spaces may be granted for nonresidential uses through site plan review if the applicant
can justify the modification to the satisfaction of the Administrator. Justification might include,
but is not limited to, quantitative information such as sales receipts, documentation of customer
frequency, and parking standards of nearby cities. In order for the reduction or increase to occur
the Administrator must find that satisfactory evidence has been provided by the applicant.
Modifications beyond twenty five percent (25%) may be granted per the criteria and process of
RMC 4-9-250D.2. The number of bicycle parking spaces shall be equal to 10 percent (10%) of the
number of required off-street vehicle parking spaces. Bicycle parking shall meet the requirements
found in RMC 4-4-080F.11. All off-street parking areas shall be paved asphaltic concrete, cement
or equivalent alternative material of a permanent nature as approved by the Public Works
Department. Surfacing treatments that provide increased infiltration opportunities, such as
permeable pavements, shall be used where feasible and to the extent required by the Surface
Water Design Manual.
Driveways shall be no closer than five feet (5’) to any property line . Driveway width shall not
exceed 40% of the street frontage. There shall be a minimum of 18 feet (18’) between driveway
curb returns when there is more than one (1) driveway on property under single ownership or
Life of Victory Church Site Improvement, PRE22-000255
August 4, 2022
Page 5
control and uses as one premises. The width of the driveway shall not exceed 30 feet (30’)
exclusive of the radii of the returns or the taper section, the measurement being made parallel to
the centerline of the street roadway. There shall be no more than one driveway for each 165
feet (165') of street frontage serving any one property or among properties under unified
ownership or control; for each one hundred 165 feet (165') of additional street frontage another
driveway may be permitted subject to the other requirements of this Section.
The project proposes 125 parking stalls. The number of seats in the main auditorium was not
provided. To be permitted 125 stalls the main auditorium would need to have 625 seats. The
existing unpaved area in the southeast portion of the project would not be permitted to remain
as gravel parking areas are not permitted. For 125 parking stalls a minimum of five (5) accessible
parking spaces are required; only two (2) are shown. Stalls on the south side of the property are
only 18 feet in length; they are required to be a minimum of 20 feet. Bicycle stalls are not shown;
if 125 stalls is the required number then 13 bicycle stalls are required.
The property has approximately 300 feet of street frontage; only one (1) driveway is permitted.
A modification of standards meeting the requirements of RMC 4-9-250D would be required to
deviate from parking standards unless otherwise stated.
Landscaping: With the exception of critical areas, all portions of the development area not
covered by structures, required parking, access, circulation or service areas, must be landscaped
with native, drought-resistant vegetative cover. The minimum on-site landscape width required
along street frontages is 10 feet, with the exception of areas for required walkways and driveways
and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be
required. Landscaping may include hardscape such as decorative paving, rock outcroppings,
fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk
are established according to the street development standards of RMC 4-6-060. Street trees and,
at a minimum, groundcover are to be located in this area when present. Street trees shall be
planted in the center of the planting strip between the curb and the sidewalk; provided, that,
where right-of-way is constrained, irregular intervals and slight increases or decreases may be
permitted or required. Additionally, trees shall be planted in locations that meet required spacing
distances from facilities located in the right-of-way including, but not limited to, underground
utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing
standards are identified in the City’s Approved Tree List. Generally, the following spacing is
required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees:
forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center.
When nonresidential development is located within a residential zone, a fifteen-foot (15') wide
partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring
landscaped visual barrier, is required along common property lines. All parking lots shall have
perimeter landscaping; see RMC 4-4-070H.4, “Perimeter Parking Lot Landscaping” for
requirements. Thirty-five (35) square feet of landscaping per parking space is required for surface
parking lots with 100 or more parking stalls. Perimeter landscaping may not substitute for interior
landscaping. See RMC 4-4-070H.5, “Interior Parking Lot Landscaping” for requirements.
Landscaping shall meet all applicable requirements of RMC 4-4-070, “Landscaping”. A
landscaping plan would be required at the time of land use application.
Significant Tree Retention: Staff review of aerial images of the site identifies there may be mature
trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and
cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with
Life of Victory Church Site Improvement, PRE22-000255
August 4, 2022
Page 6
an arborist report, tree retention plan and tree retention worksheet shall be provided with the
formal land use application as defined in RMC 4-8-120. The tree retention plan must show
preservation of at least 30% of significant trees. Tree credit requirements shall apply at a rate of
30 tree credits per net acre; tree retention standards shall be applied to the developable area.
Either tree retention or a combination of tree retention and supplemental tree planting shall be
provided to meet or exceed the minimum tree credits required for the site. 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. Significant trees shall be retained in the following
priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on
slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their
associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches
(18") caliper; and trees that shelter interior trees or trees on abutting properties from strong
winds, which could otherwise allow such sheltered trees to be blown down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
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.
When the minimum number of protected trees cannot be retained, replacement trees with at
least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted based on the tree credit
value of each protected tree removed. 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.
Thirty tree credits per net acre are required. The gross density would result in 62 tree credit units
required; the applicant would be required to demonstrate compliance with net acreage
requirements. A landscape plan, inventory, retention plan and arborist report would be required
with the land use application.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project,
the location must be designated on the landscape plan and grading plan with top of wall and
bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A
retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the
footing to the finish grade at the top of the wall requires a building permit. The maximum height
of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and
clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining
wall unless the total combined height of the retaining wall and the fence does not exceed the
allowed height of a standalone fence. For more information about fences and retaining walls refer
to RMC 4-4-040.
Critical Areas: According to COR Maps, an unclassified coal mine hazard on the northern half of
the property and sensitive slopes (average slope of 25 percent (25%) to less than 40 percent
(40%)) on the northern and eastern property lines are mapped on the property. Development
Life of Victory Church Site Improvement, PRE22-000255
August 4, 2022
Page 7
within coal mine hazard areas and sensitive slopes require a geotechnical study to be completed
by a licensed profession.
A geotechnical report would be required. An evaluation by an independent qualified
professional regarding the analysis and effectiveness of any proposed mitigating measures or
program may occur. This shall be paid at the applicant’s expense, and the Administrator shall
select the third-party review professional.
Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the R-
14 zone. The purpose of the site plan review process is to analyze the detailed arrangement of
project elements to mitigate negative impacts where necessary to ensure project compatibility
with the physical characteristics of a site and with the surrounding are. Site plan review ensures
quality development consistent with the City goals and policies. Site Plan review analyzes
elements including, but not limited to, site layout, building orientation and design, pedestrian and
vehicular environment, landscaping, natural features of the site, screening and buffering, parking,
and loading facilities, and illumination to ensure compatibility with the potential future
development. Decision criteria for site plan approval are itemized in RMC 4-9-200E.3.
An Administrative Site Plan review is required as the project is located within the R -14 zone.
Environmental Review: The proposal would require environmental review pursuant to the State
Environmental Policy Act (SEPA). The project is for parking lot facilities designed for more than 20
automobiles, and therefore, WAC 197-11-800 does not apply. An Environmental Checklist must
be submitted with the proposal and the City’s Environmental Review Committee is required to
issue a Threshold Determination prior to any issuance for permits on the site.
Permit Requirements: The proposal would require an Administrative Site Plan Review and an
Environmental Review. The application would be reviewed within an estimated time frame of six
(6) to eight (8) weeks. The 2022 fees would total $4,515.00 ($2,700.00 Administrative Plan Review
+ $1,600.00 Environmental Review + $215.00 Technology Fee (5%) = $4,515.00). Each
modification request is $260.00. A 5% technology fee added to the total cost of the reviews would
also be assessed at the time of land use application. All fees are subject to change. Detailed
information regarding the land use permit application submittal requirements can be found on
the Site Plan Review Submittal Requirements checklists. Other informational applications and
handouts can be found on the City’s Digital Records Library. The City requires electronic plan
submittal for all applications. Please refer to the City’s Electronic File Standards.
Public Notice Requirements
Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as
classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential
land development, specific permits/actions being considered by the City, and to facilitate timely
and effective public participation in the review process. The applicant must follow the
specifications provided in the public information sign handout. The applicant is solely responsible
for the construction, installation, maintenance, removal, and any costs associated with the sign.
Fees: Applicable building and construction fees would apply.
Next Steps: When the formal land use application materials are complete, the applicant shall have
the application materials pre-screened prior to submitting the complete application package.
Life of Victory Church Site Improvement, PRE22-000255
August 4, 2022
Page 8
Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425)
430-7286 for an appointment.
Expiration: The final approval of a Site Plan shall expire within two (2) years of the date of
approval. A single two (2) year extension may be granted for good cause by the Administrator.
The Administrator may determine at his or her discretion that a public hearing before the Hearing
Examiner is required for such extension. The burden of justification shall rest with the applicant.
It is the responsibility of the owner to monitor the expiration date.
Building
5. Please identify all permits required for this project; describe the submittal process and review
timeframe. A building permit will be required to verify ADA compliance for accessible routes from the
parking lot to the buildings. To apply for the permit, contact permittech@rentonwa.gov and request
instructions on how to apply for a commercial building permit. The general rule of thumb for review
process time is 3 to 4 weeks for the first review. If there are comments, we anticipate 2 to 3 weeks for
re-review. Please be aware that our building department review is concurrent with planning and
development engineering and comments are not released until all departments have completed their
reviews.
6. Please confirm whether building permit applications can be reviewed concurrently with land use
entitlements applications, or if they must be separate. Not unless the planning department requests
concurrent review with land use entitlements. Planning makes that decision, not the building
department.
7. Please indicate whether significant permit fees will be assessed and provide calculation methodology
for system development charges that will be required. Permit fees will be assessed. The fees are based
on the City of Renton Fee Schedule as shown below. The valuation of the work should include the cost
of parking lot striping and any work needed to provide for an accessible route of travel to the building,
such as ramps, guardrails, sighs, etc. When calculating the permit fee, please use the column on the
right under “2022”. Additionally, there is a building plan review fee equal to 65% of the building permit
fee. If you have more specific questions, please reach out to permittech@rentonwa.gov
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.