HomeMy WebLinkAbout09-21-2021 - Agenda Packet
MEDINA, WASHINGTON
JOINT CITY COUNCIL AND PLANNING
COMMISSION SPECIAL MEETING
Virtual/Online
Tuesday, September 21, 2021 – 4:00 PM
AGENDA
MAYOR | Jessica Rossman
DEPUTY MAYOR | Cythnia F. Adkins
COUNCIL MEMBERS | Roger Frey, Jennifer Garone, Harini Gokul, Alex Morcos, Bob Zook
CITY MANAGER | Michael Sauerwein
CITY ATTORNEY | Scott Missall
CITY CLERK | Aimee Kellerman
COMMISSION CHAIR | Laurel Preston
COMMISSION VICE-CHAIR | Shawn Schubring
COMMISSIONERS | Laura Bustamante, David Langworthy, Mark Nelson, Mike Raskin, Randy
Reeves
PLANNING MANAGER | Stephanie Keyser
Virtual Meeting Participation
With the passage of the City’s Proclamation of Local Emergency, City Hall is closed to the public.
Council and Planning Commission participation in this meeting will be by teleconference/online
only. Members of the public may also participate by phone/online. Individuals wishing to speak
live during the Virtual Joint City Council and Planning Commission meeting will need to register
their request with the City Clerk at 425.233.6411 or email akellerman@medina-wa.gov and leave
a message before 2PM on the day of the September 21 Joint City Council and Planning
Commission meeting. Please reference Public Comments for September 21 Joint City Council
and Planning Commission Meeting on your correspondence. The City Clerk will call on you by
name or telephone number when it is your turn to speak. You will be allotted 3 minutes for your
comment and will be asked to stop when you reach the 3 minute limit.
Joint Microsoft Teams Meeting
+1 360-302-2562United States, Seattle (Toll)
Conference ID: 843 614 033#
Council may take action at this meeting.
1. SPECIAL MEETING - CALL TO ORDER / ROLL CALL
Council Members Adkins, Frey, Garone, Gokul, Morcos, Rossman and Zook
Planning Commissioners Members Bustamante, Langworthy, Nelson, Preston, Raskin,
Reeves and Schubring
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2. SPECIAL MEETING TOPIC(S)
2.1 Tree Code Retention and Replacement Proposal
Recommendation: N/A
Contact(s): Stephanie Keyser, Planning Manager
Time Estimate: 90 minutes
2.2 Comp Plan 101
Recommendation: N/A
Staff Contact(s): Stephanie Keyser, Planning Manager
Time Estimate: 15 minutes
2.3 2021-2022 Proposed Planning Commission Work Plan
Recommendation: Approve
Contact(s): Stephanie Keyser, Planning Manager
Time Estimate: 15 minutes
3. ADJOURNMENT
CERTIFICATION OF POSTING AGENDA
The agenda for the Tuesday, September 21, 2021 Special Meeting of the Joint City Council and
Planning Commission was posted and available for review on Friday, September 17, 2021 at
City Hall of the City of Medina, 501 Evergreen Point Road, Medina, WA 98039. The agenda is
also available on the city website at www.medina-wa.gov.
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MEDINA, WASHINGTON
AGENDA BILL
Tuesday, September 21, 2021
Subject: Tree Code Retention and Replacement Proposal
Category: Discussion
Staff Contact(s): Stephanie Keyser, Planning Manager
Summary
At the September 2020 joint meeting, City Council placed a review of the tree code on Planning
Commission’s work plan. Wanting to keep the scope of the discussion narrow to ensure the code
amendments could be adopted by the end of 2021, Council requested a review of the tree
retention and replacement requirements for new single-family construction (MMC 20.52.110) and
the minimum performance standards for land under development (MMC 20.52.130).
The result of many months of hard work and thoughtful discussions is attached. A redlined draft
as well as a clean copy are included as well as the tree permit date from 2015 to the present.
Attachment(s) 1. Staff Memo
2. Tree Code Draft (redlined)
3. Tree Code Draft (clean)
4. Tree Permit Data 2015 - present
5. City of Medina’s List of Suitable Tree Species
6. Tree Activity Permit – 2019 79th Ave NE
7. Detailed Lot Analysis
8. Guide to Tree Appraisals
Budget/Fiscal Impact: N/A
Recommendation: N/A
City Manager Approval: N/A
Proposed Council Motion: N/A
Time Estimate: 90 minutes
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AGENDA ITEM 2.1
CITY OF MEDINA
501 EVERGREEN POINT ROAD | PO BOX 144 | MEDINA WA 98039-0144
TELEPHONE 425-233-6400 | www.medina-wa.gov
MEMORANDUM
DATE: September 21, 2021
TO: Medina City Council and Planning Commission
FROM: Stephanie Keyser, AICP, Planning Manager
RE: Tree Code Retention and Replacement Proposal
This memorandum is the product of months of thoughtful discussions and thorough analysis done
by the Planning Commission. The discussion in this packet will hopefully provide a roadmap of
reasoning as to why certain decisions were made, culminating in the proposed tree code
amendment (Attachment A). The goal of these amendments is to preserve the wooded environment
that Medina residents have come to know and love while balancing property owners’ rights to
redevelop their land. Included in this packet is a redlined version of the proposed code (Attachment
A), a clean version with all proposed changes accepted (Attachment B), the raw tree permit data
from 2015 to the present (Attachment C), City of Medina’s List of Suitable Tree Species
(Attachment D), the tree activity permit from 2019 79th Ave NE which is the property that ignited
this reinvestigation into the tree code (Attachment E), a detailed analysis of six lots using the
proposed code (Attachment F), and Purdue University’s guide to appraising trees (Attachment G).
When reading the redlined draft code, the language that is currently in the code but has been moved
to a new section is underlined, while completely new language is red and underlined.
BACKGROUND
In 2020, a handful of redevelopment projects caused a visceral reaction from the community. These
redevelopments appeared to be able to cut down a significant number of trees which gave the land
a stark, clear-cut appearance. The city is unable to mandate or enforce anything beyond what the
code provides. A review of the tree activity permits for these properties revealed that they did meet
the requirements of the code. This information illuminated the fact that the tree code, which was
last updated in 2015, was not working as originally intended.
During the September 2020 joint meeting, Council placed a review of the tree code on Planning
Commission’s work plan with a deadline to adopt an amendment by the end of 2021. To ensure
Planning Commission met this deadline, the scope of the work plan item was narrowed to looking
at the tree retention and replacement requirements for new single-family construction (MMC
20.52.110) and the minimum performance standards for land under development (MMC
20.52.130). The actual work plan task is presented below:
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AGENDA ITEM 2.1
Review tree retention and replacement requirements for new single-family construction
Description
Medina’s sylvan nature is something that distinguishes it from the surrounding jurisdictions and
contributes to its high-quality residential character. Recent projects have demonstrated a
deficiency in the tree code regarding new construction. This task would only review the sections
of the tree code that relate to new single-family site redevelopment.
Requests to Staff
The first step will be to examine the retention and replacement requirements for lots undergoing
redevelopment.
Deliverable
The initial deliverable from PC to CC would be a high-level recommendation regarding changes
to the retention and replacement requirement in the tree code for new single-family development
(MMC 20.52.110) and/or the minimum performance standards for land under development (MMC
20.52.130).
TREE ACTIVITY PERMITS AND EXISTING CODE ANALYSIS
The first step to any code amendment is an analysis of the existing conditions. For this work plan
task, the existing conditions are determined by two components: 1) the tree permits that have been
approved since the most recent tree code amendment in 2015 and 2) a review of the current tree
code. While there are multiple types of tree permits, only the permit associated with land under
development was reviewed; this type of permit is called tree activity permit.
Tree Activity Permits 2015 – Present
Medina’s tree code has different requirements for land that is under development and land that is
not. For this work plan item, Planning Commission was direct to only look at the section of the
code that regulate land under development, or new construction. The most recent tree code
amendment went into effect on July 31, 2015. The first tree permits to be vested under the new
code were submitted in August of that year. Staff reviewed the records that are available and
analyzed 110 approved tree activity permits associated with land under development (Attachment
C). This does not include tree activity permits that were submitted for non-residential uses such as
the Overlake Golf and Country Club or the St. Thomas School, permits that were missing data, or
permits still under review.
To understand the data, one must first be aware that Medina’s code converts trees into tree units.
Only a significant tree, which is a tree with at least 6-inch DBH and is a species identified on the
City of Medina List of Suitable Tree Species (Attachment D), is assigned a tree unit. The tree unit
number is based upon the size of the tree in diameter breast height (DBH) and the type of tree
(deciduous vs. coniferous) it is. The current code’s tree unit table is below:
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AGENDA ITEM 2.1
To gain a clearer picture of what is happening, Attachment C includes not just the tree units, which
are the existing trees converted according to Table 20.52.130(C), but also the number of actual
trees. The 110 tree activity permits span August 2015 until July 21, 2021. Those permits were
comprised of 2,146 tree units, or 2,290 total trees on site. There were 785 tree units (839 actual
trees) removed for a net 1,361 tree units (1,451 actual trees). Of the 110 tree activity permits, 44
of them (40%) were required to plant supplemental trees which resulted in 116 supplemental tree
units (209 actual trees). It should be noted that the reason for the large discrepancy between the
required supplemental tree units and actual trees planted is that some projects planted significantly
more trees than were required. The redevelopment of these lots resulted in a decrease of 31.17%
in tree units (27.52% reduction of actual trees on site).
Existing Tree Code Analysis
The existing tree code analysis began with a review of the sections that were called out the in the
work plan item: tree retention requirements (MMC 20.52.110) and the minimum performance
standards for land under development (MMC 20.52.130). As the discussions evolved, it became
clear that a comprehensive analysis could not be done without considering the legacy tree section
(MMC 20.52.120). Additionally, the lack of guidance in the code over where trees should be
preserved or replanted and whether larger lots should have location requirements rounded out the
review.
Tree Retention and Minimum Performance Standard
In the existing code, the two main sections that regulate tree activity for land under development
are the tree retention requirements (MMC 20.52.110) and the minimum performance standards
(MMC 20.52.130). One of the first things that became evident is that there is a conflict between
these two sections. The retention section gives applicants a choice on the percentage of trees that
they are required to retain on site when their land is under development. The percentages range
from 50, 40, 35 and 25 and which option is utilized is dependent on the DBH of the existing trees
on site. The minimum performance standards look at the square footage of the entire site, converts
the existing trees into tree units, and sets a minimum tree density ratio for the lot at .35 (for
example, a 10,000 square foot lot would be required to have a minimum of 3.5 tree units on site –
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AGENDA ITEM 2.1
10,000/1,000 = 10 * .35 = 3.5). However, there is a clause in the retention portion of the code that
reads, the requirement for tree retention…shall not exceed the trees necessary to meet the required
tree units set forth in MMC 20.52.130 (MMC 20.52.110(C)). This means that regardless of
whatever percentage option a homeowner elects to utilize, they will never be required to keep
more trees on their property than the tree units required by the tree density ratio. While the current
tree retention requirement section has good intentions, the inclusion of this clause effectively
negates the entire section and simply steers people toward the actual guiding framework for tree
preservation in the code which is the density ratio.
Location
While the intent of the tree code might be to retain trees, there is no further guidance or example
of what or where that means. This is, in staff’s opinion, a fatal flaw when writing any code. This
resulting ambiguity was no more perfectly exemplified than with the approval of the tree activity
permit for 2019 79th Avenue NE (Attachment E). The owners met the requirements of the code
but because the code is silent on where trees should be retained, they opted to only keep those
along the back perimeter of their property. While reviewing the tree codes of other jurisdictions1,
many of them have created priorities on where trees should be retained. Areas such as critical areas
and their buffers, low impact development (LID) stormwater retention facilities, and site
perimeters are commonly prioritized areas.
Legacy Trees
Legacy trees are supposed to be those trees that, due to their size, are collectively recognized as
contributing to the character of the community. Concern was raised by the Planning Commission
that the code fails to disincentivize the removal of these trees by requiring three supplemental trees
to be planted and paying $400 for each replacement inch not accounted for in the planting of
replacement trees. If a property removed a 50-inch DBH legacy tree and planted three 2-inch
replacement trees, they would be required to pay $17,600 (50-inches removed, three 2-inch
replacements trees = 6 replacement inches, 50 – 6 = 44 x 400 = 17,600). For a multi-million dollar
project, paying $17,600 to get a better view or have a larger driveway is clearly not going to be an
issue.
Another consideration for legacy trees that was discussed was perhaps the threshold for what
qualifies as a legacy is too large at 50-inch DBH. If trees are as valuable as the community says
they are, then perhaps more trees should be protected under that umbrella of legacy status.
Large Lot Considerations
It is difficult to analyze any portion of Medina’s development code without calling out the disparity
amongst lot sizes. It is not surprising that larger lots (anything 20,000 square feet or larger)
statistically have more trees than smaller lots. Nor should it be surprising that these lots are then
able to cut down more trees. While no one wants to penalize a property owner that just happens to
own a heavily wooded lot, it might make sense for them to have additional considerations. For
example, requiring that trees be preserved in different areas of the lot and not just along a back
1 Bellevue, Mercer Island, and Sammamish all have location requirements depending on the type of activity
associated with development.
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AGENDA ITEM 2.1
property line. This type of requirement would not be appropriate for smaller lots that may only
have two or three trees to begin with.
PROPOSED TREE CODE AMENDMENTS
It was not the desire of Planning Commission to completely reinvent the tree code. Working within
the existing framework, the following proposed changes are intended to simplify the code while
also increasing tree preservation.
Preservation Not Retention – Throughout
The word preservation has replaced retention in the code. Although a minor change, the
Commission felt the distinction in preservation aligns better with the intention and spirit of the tree
code.
General Provisions and Applicability – New Section
A new section has been created (MMC 20.52.015). The purpose of this is to provide one section
of clear direction that is applicable to all tree removal projects that are associated with
development. This section is a combination of existing text and new language to fill out some of
the missing guidance in the code, specifically identifying that tree preservation is a key step in site
planning process.
Tree Retention Requirements – Repealed
The Tree Retention Requirements (MMC 20.52.110) has been repealed. This does not mean we
are not requiring sites to preserve trees. As explained in the existing tree code analysis above,
the retention section conflicted with the performance standard/density ratio requirement for each
lot. To provide clearer direction to applicants, other mechanisms in the code have been both created
and increased (see legacy and landmark trees, updated tree density ratio, updated tree unit,
supplemental tree standards and priorities, and tree preservation plan below). The cumulative
result of the proposed amendments will be the preservation of more trees with greater
consideration given to their location.
Legacy and Landmark Trees – Existing Section Amended
The threshold for what qualifies as a Legacy tree has been reduced from 50-inches to 36-inches
and a new category of tree called Landmark tree, which are those trees with a DBH of 100-inches
and above, has been created. This will create three classes of trees: significant (those with 6-inch
DBH but less than 36-inches); Legacy (those with 36-inch DHB up to less than 100-inches); and
Landmark (those with 100-inch DBH and greater). By lowering the threshold of what counts as a
legacy tree, it sends a clear policy direction to homeowners that the city values these trees and does
not want to lose them. The mitigation required for removal of one of these trees increases with
each class of tree with Landmark having the most stringent requirements.
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AGENDA ITEM 2.1
By lowering the threshold for what qualifies as a Legacy tree, it became clear that the mitigation
needed to be adjusted as well. The current code calculates replacement trees by multiplying the
DBH of the removed tree by 50% to establish replacement inches. In order to prevent small lots
from being burdened with planting an absurd amount of replacement trees if a 36-inch DBH
Legacy tree were removed2, a new scale relative to lot size has been created. In the proposal, lot
sizes are broken out into the same five groupings used for the setback requirements (MMC
20.22.030). These groupings are: less than 10,001; from 10,001 to 13,000; from 13,001 to 15,000;
from 15,001 to 20,000; greater than 20,000. The required replacement DBH is a sliding scale from
10% up to 50%. Examples of how this would translate for each grouping may be found below:
Lot size: 10,000 sq. ft.
Legacy tree DBH removed: 36”
Required replacement inches: 10% removed DBH
Required inches = 3.6 = 4 rounded up
(36 x .1 = 3.6 = 4)
Lot size: 12,000 sq. ft.
Legacy tree DBH removed: 36”
Required replacement inches: 15% removed DBH
Required inches = 5.4 = 6 rounded up
(36 x .15 = 5.4 = 6)
Lot size: 15,000 sq. ft.
Legacy tree DBH removed: 36”
Required replacement inches: 25% removed DBH
Required inches: 9
(36 x .25 = 9)
Lot size: 18,000 sq. ft.
Legacy tree DBH removed: 36”
Required replacement inches: 35% removed DBH
Required inches: 12.6 = 13 rounded up
(36 x .35 = 12.6 = 13)
Lot size: 20,000 sq. ft.
Legacy tree DBH removed: 36”
Required replacement inches: 50% removed DBH
Required inches: 18
(36 x .5 = 18)
There is no sliding scale option for Landmark trees which have a one-for-one replacement inch
requirement. If a healthy Landmark tree that has a DBH of 100-inches is removed, the quantity of
replacement inches required is 100. It is acknowledged that very few properties would be able to
2 Removing a 36-inch tree would require 18 replacement inches or 9 tree minimum. This requirement would be
nearly impossible to meet on an 8,000 square foot lot.
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AGENDA ITEM 2.1
accommodate planting that many supplemental trees. In this instance, fee-in-lieu of plantings
would be accepted (see fee-in-lieu below).
Increase Tree Density Ratio – Existing Table Amended
The density ratio (Table 20.53.130(B)) determines how many tree units are required onsite. The
proposal increases this number from .35 to .4 which will require more trees to be retained on site.
For example, a 15,000 square foot lot currently is required to have 5.25 tree units on site (15,000
/ 1,000 = 15 * .35 = 5.25). Increasing the density ratio to .4 would require 6 tree units on site
(15,000 / 1,000 = 15 * .4 = 6).
Decrease Existing Tree Unit – Existing Table Amended
Once the tree density ratio is determined, the existing trees on site are assigned a tree unit based
on type (deciduous vs. coniferous) and DBH. The proposal reduces the tree unit by .25 for each
category (Table 20.52.130(C)). The rationale for doing this is that more trees will be required to
meet the density ratio. Using the same example from above, achieving the required 6 units could
be met multiple ways. One possibility would be to preserve 6 36-inch DBH trees while another
option would be to preserve 12 6-inch DBH trees; how a property meets this requirement depends
on what exists on site. Throughout the detailed lot analysis (Attachment F) it was discovered that
increasing the density ratio and decreasing the tree unit number resulted in the most required trees
(either by preservation or through supplementation).
The reduction of the Legacy tree threshold from 50-inches to 36-inches also amends the cut off for
the assigned tree unit for conifers. Trees from 6-10 inches are assigned a unit of 0.5, 10-less than
36-inches are assigned a unit of 0.75, and 36-inches and larger are assigned a unit of 1.0 as shown
below.
Table 20.52.130(C) Existing Tree Unit
Tree Type
Diameter Breast
Height of Existing
Tree
Tree
Unit
Deciduous 6 to 10 inches 0.5
Greater than 10 inches 0.75
Coniferous
6 to 10 inches 0.5
Greater than 10 inches,
but less than 50 36
inches
0.75
50 36 inches and greater 1.0
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AGENDA ITEM 2.1
Supplemental Tree Standards and Priorities Not Off-Site Tree Planting – Existing Section
Amended
Off-Site Tree Planting (MMC 20.52.140) has become Supplemental Tree Standards and Priorities.
The purpose of amending this section is to establish priorities where supplemental trees (when
applicable) should be planted. This will hopefully prevent future projects from only preserving the
trees along the back property line. Supplemental trees may be planted on site, off site, or if there
is insufficient area to replant, the director or designee may authorize payment of a fee-in-lieu.
When planted on site, the following is the order of priority: 1) adjacent to critical areas and their
associated buffers, 2) adjacent to low impact development (LID) stormwater facilities, 3) within
the first 15-feet of the front property line, 4) within the immediately adjacent right-of-way.
Tree Preservation Plan Not Tree Removal and Planting Plan – Existing Section Amended
Tree Removal and Planting Plan (MMC 20.52.320) has become Tree Preservation Plan. Every tree
permit for land under development is required to submit a plan that identifies where the trees on
site are located, what type of tree they are, whether they are going to be removed or preserved, and
how the preserved trees will be protected. The proposed amendments would require the
preservation plan to show compliance with new objectives that include: trees being incorporated
as a site amenity with forested sites, to the extent possible, retaining their forested look; trees being
preserved as vegetated islands and stands rather than isolated trees; and trees being healthy. When
it specifically comes to the preservation of significant trees, the following priorities have been
established for preserving significant trees: trees that form a continuous canopy; trees adjacent to
critical areas and their associated buffers; trees located within the first 15-feet adjacent to a
property line; trees that will be used as part of a low impact development (LID) storm water
facility; and trees taller than 60 feet or greater than 24-inch DBH.
As Planning Commission found when discussing bulk, larger lots have a different baseline from
smaller lots. Regarding trees, these lots typically have more trees on site to begin with and are
therefore able to take down more trees which creates that clear-cut appearance. To try and address
this, an additional requirement is suggested to be placed on lots larger than 20,000 square feet
(excluding lots in the Shoreline Jurisdiction, which have their own regulations). The suggestion
would be for some of the required trees to be preserved equally along the front and rear property
lines and the remaining required trees to be preserved in the site interior.
Fee-in-Lieu – New Section
A new section has been created for fee-in-lieu to consolidate the multiple mentioning of the process
into one location. Fee-in-lieu has always been an option, but now it is only available if the director
or designee determines that there is insufficient area on the property to replant. To address the
concern that the fees are too low and fail to act as a deterrent, it is suggested that the fees themselves
will tied to the most current Council of Tree and Landscape Appraisers Guide for Plant Appraisal3.
This is a book published by the International Society of Arboriculture (ISA) and is becoming a
standard for determining the value of a tree. The Council of Tree and Landscaper Appraisers
3 Purdue University put out a brochure that succinctly explains the benefits of using the Council of Tree and
Landscape Appraisers Guide for Plant Appraisal much better than staff ever could. It is available as Attachment G.
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AGENDA ITEM 2.1
periodically updates their appraised values, which will take the burden off the city having to raise
the fees every few years.
TIMELINE FOR ADOPTION
The proposed timeline for adoption is below:
Action Date Status
Draft Tree Code Available Online Late August Completed
Joint PC/CC Meeting September 21 Pending
PC Meeting September 28 Pending
SEPA and Department of Commerce October 1 Pending
Tree Code Open House (online) October 14 Pending
PC Tree Code Public Hearing and
Recommendation
October 19 Pending
CC Tree Code Public Hearing November 8 Pending
CC Tree Code Final Adoption December 13 Pending
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AGENDA ITEM 2.1
For ease of identifying what’s new, the code language that is existing but has been moved to a new section
is underlined, while the completely new language is red and underlined.
Chapter 20.52
TREE MANAGEMENT CODE
Sections:
20.52.010 Purpose and intent.
20.52.015 General provisions and applicability.
20.52.020 Applicability of the tree management code.
20.52.025 Repealed.
20.52.030 Exemptions.
20.52.040 Using this chapter.
20.52.050 Designation of significant tree species.
20.52.060 Repealed.
20.52.070 Repealed.
20.52.080 Repealed.
20.52.090 Repealed.
20.52.100 Designation of land under development.
20.52.110 Tree retention requirements. Repealed.
20.52.120 Legacy and Landmark tree protection measures.
20.52.130 Minimum performance preservation standards for land under development.
20.52.140 Off-site tree planting Supplemental tree standards and priorities.
20.52.150 Minimum restoration standards for land not under development.
20.52.160 Repealed.
20.52.200 Hazard tree risk assessment.
20.52.210 Nuisance tree.
20.52.220 City arborist established.
20.52.300 Notice of tree removal involving no construction.
20.52.310 Tree activity permits.
20.52.320 Tree removal and planting preservation plan.
20.52.330 Fee-in-lieu of supplemental plantings.
20.52.340 Tree protection measures during construction.
20.52.400 City tree removals.
20.52.410 Minimum street tree standards.
20.52.420 Owner responsibility within city rights-of-way.
20.52.500 Liability.
20.52.510 Other general provisions.
20.52.010 Purpose and intent.
A. The purpose of the tree management code is to preserve the existing sylvan appearance
through long-term retention preservation and planting of trees that contribute to the community’s
distinct features including proximity to the lakeshore, views, heavily landscaped streetscapes,
and large tracts of public and private open spaces.
B. The intent of this chapter is to establish regulations and standards that:
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AGENDA ITEM 2.1
1. Protect and preserve the existing tree canopy;
2. Provide homeowners flexible standards that encourage the preservation of trees while
recognizing the importance of having access to sunlight and views;
3. Recognize through the standards in this chapter that certain factors may require the
removal or pruning of certain trees due to circumstances such as disease, danger of falling,
proximity to structures and improvements, interference with utility services, protection of
view and sunlight, and the reasonable enjoyment of property;
4. Encourage best practices for the planting and managing of trees appropriately to minimize
hazards, nuisances, and maintenance costs while allowing access to sunlight and views;
5. Prevent the indiscriminate removal or destruction of trees except as provided for in
accordance with this chapter;
6. Promote building and site planning practices consistent with the purpose and intent of this
chapter;
7. Ensure prompt development, restoration, replanting and effective erosion control of
property after tree removal with landscape plans and other reasonable controls; and
8. Foster public education on the local urban forestry program and encourage good tree
management consistent with this chapter. (Ord. 923 § 9, 2015; Ord. 909 § 2 (Att. A), 2014)
20.52.015 General provisions and applicability:
Where land is designated as under development pursuant to MMC 20.52.100, the preservation of
healthy trees shall be considered in accordance with the following guidance:
1. Tree preservation shall be included as a primary step in site planning and shall be
achieved by meeting the minimum required tree units established in Table 20.52.130(B).
2. Site design strategies and specific development site areas demonstrating preservation of
significant trees shall be presented at the pre-application meeting with the city.
3. A tree preservation plan shall be required that demonstrates the objectives outlined in
MMC 20.52.320.
4. Any applicable grading plans, pursuant to MMC Chapter 20.43, shall be developed to
avoid significant alteration to the grades around preserved trees.
5. Multiple applications of the tree retention preservation requirements in this section
chapter over a 10-year period shall not cause the number and size of trees required to be
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AGENDA ITEM 2.1
retained to be reduced below the number and size of trees required to be retained with the
first application.
6. When calculating retention requirements tree preservation requirements, trees excluded
from retention preservation requirements shall not be included in the calculation.
7. For the purpose of calculating tree density requirements, critical areas and their
associated buffers shall be excluded from the lot area used for calculation (example: a
16,000 square foot lot has a stream on site that encompasses 1,500 square feet including
the stream buffer. The lot area used for tree density calculation would be 14,500 square
feet (16,000 – 1,500 = 14,500) provided:
a. Critical areas shall be limited to wetlands, streams, geologically hazardous areas,
conservation easements, and their associated buffers as described in MMC
Chapters 20.50 and 20.67; and
b. Removal of any vegetation or woody debris, including trees, from a critical area is
subject to the regulations in MMC Chapters 20.50 and 20.67.
8. All of the following shall be excluded from the requirements of this section chapter:
a. Hazard trees designated pursuant to MMC 20.52.200;
b. Nuisance trees designated pursuant to MMC 20.52.210 and where, if applicable,
re-development does not remedy the conditions causing the nuisance;
c. Those significant trees having less than a 36 24-inch diameter breast height size
and located within the footprint of the principal building on the lot.
20.52.020 Applicability of the tree management code.
A. No person or their representative, directly or indirectly, shall remove or destroy trees located
on private property or public property within the jurisdictional boundaries of the city except as
provided for in accordance with this chapter.
B. Additional tree management requirements are set forth in the Medina shoreline master
program as provided in MMC 20.66.050. (Ord. 923 § 10, 2015; Ord. 909 § 2 (Att. A), 2014)
20.52.025 Using this chapter.
Repealed by Ord. 923. (Ord. 909 § 2 (Att. A), 2014)
20.52.030 Exemptions.
The following are exempt from the requirements in this chapter:
A. Trees less than six inches diameter breast height unless the tree is used to satisfy a
requirement of this chapter;
15
AGENDA ITEM 2.1
B. Normal and routine trimming and pruning operations and maintenance of trees and vegetation
on private property following the most current ANSI standards;
C. Emergency tree removal or hazard pruning for any tree that poses an imminent threat to life or
property provided:
1. The city is notified within seven days after the emergency tree removal or hazard pruning
takes place and evidence is provided of the imminent threat supporting the emergency tree
removal; and
2. If evidence of the imminent threat is not provided, or the director determines the evidence
does not warrant an emergency tree removal, the director may require the responsible person
to obtain a permit as prescribed by this chapter and require compliance with the requirements
of this chapter;
D. Trimming and pruning operations and maintenance of trees and vegetation following the most
current ANSI standards or removal of trees performed by the city or a contractor contracted by
the city within a public right-of-way or city-owned parkland;
E. Removal of trees and vegetation management by the city or an agency under contract with the
city for purposes of installing and maintaining fire hydrants, water meters, pumping stations, or
similar utilities; or
F. The removal of a dead tree where the director pre-determines that the tree died from naturally
occurring causes. (Ord. 923 § 12, 2015; Ord. 909 § 2 (Att. A), 2014)
20.52.040 Using this chapter.
This chapter prescribes the requirements for tree retention preservation and planting on lands
undergoing development, and the requirements for removal of significant trees on private and
public lands. Diagram 20.52.040 offers a user’s guide that outlines the general process for
applying the provisions of this chapter.
16
AGENDA ITEM 2.1
Diagram 20.52.040
* Denotes no further action required.
20.52.050 Designation of significant tree species.
A. A list of suitable tree species consisting of coniferous and deciduous trees is set forth in the
document entitled “City of Medina List of Suitable Tree Species,” adopted by Ordinance No.
923 and on file with the city for the purpose of establishing significant tree species on private
Is a tree being removed?
Tree Code
Is the land under development?
See MMC 20.52.100
Determine Required Tree Units
MMC 20.52.130(B)
Yes No
Is the tree a significant species?
See MMC 20.52.050 &
Suitable Tree Species List
No*
Yes
Yes
Determine Tree Restoration
Requirements
See MMC 20.52.150
Submit tree removal & planting preservation plan
See MMC 20.52.320
Follow tree retention requirements objectives of tree
preservation plan
In MMC 20.52.110 & MMC 20.52.120 20.52.320
Is a tree being removed? Yes No
Is the proposal exempt?
See MMC 20.52.030
Determine Net Existing Tree Units
MMC 20.52.130(C)
Determine if supplemental trees are required
MMC 20.52.130(D)
Is the tree a Legacy or Landmark Tree?
See MMC 20.52.120
Yes
No
Determine tree permit
See MMC 20.52.310
Determine tree permit
See MMC 20.52.310
City Trees
See MMC 20.52.400
No*
Retain
Tree*
17
AGENDA ITEM 2.1
property, public property, and city rights-of-way; and tree species that are eligible for credits in
this chapter.
B. The director shall maintain the “City of Medina List of Suitable Tree Species” document at
Medina City Hall and may administratively modify the list consistent with the following criteria:
1. The designation of coniferous trees should include all species excluding tree species
known to have invasive root structures and to be fast growing such as Leyland cypress and
should also exclude trees planted, clipped or sheared to be used as a hedge;
2. The designation of deciduous trees should include those suitable to United States
Department of Agriculture Plant Hardiness Zones 8 and 9, excluding those trees with crown
diameter of 10 feet or less at maturity;
3. Plantings of the following tree species within the city’s rights-of-way shall be prohibited:
London plane, quaking aspen, Lombardy poplar, bolleana poplar, cottonwood, and bigleaf
maple.
C. The director shall submit proposals to modify the “City of Medina List of Suitable Tree
Species” to the city council for their consideration. The city council may approve, modify or
deny the proposed modifications. The city council may also decline to take action on the
proposed modifications, in which case the modifications shall be incorporated into the list and
take effect five days after the date the city council declines to take action.
D. The “City of Medina List of Suitable Tree Species” is used in conjunction with the definition
of significant tree set forth in MMC 20.12.200 to denote the term significant tree as used in this
chapter. (Ord. 923 § 14, 2015; Ord. 909 § 2 (Att. A), 2014)
20.52.060 Notice of tree removal involving no construction.
Repealed by Ord. 923. (Ord. 909 § 2 (Att. A), 2014)
20.52.070 Tree removal and replacement plan.
Repealed by Ord. 923. (Ord. 909 § 2 (Att. A), 2014)
20.52.080 Designation of significant tree species.
Repealed by Ord. 923. (Ord. 909 § 2 (Att. A), 2014)
20.52.090 Tree replacement requirements.
Repealed by Ord. 923. (Ord. 909 § 2 (Att. A), 2014)
20.52.100 Designation of land under development.
Land is designated as under development for purposes of this chapter if one or more of the
following conditions is present:
A. Any development activity requiring a building permit where:
1. Construction of a dwelling having a gross floor area of 2,500 square feet or more;
18
AGENDA ITEM 2.1
2. Construction of accessory buildings on property containing a residential use, or supporting
a residential use, where the total gross floor area of all accessory buildings on the lot is 1,000
square feet or more;
3. Any building constructed to be occupied principally by a nonresidential use where the
gross floor area of the building is 1,000 square feet or more;
4. Any series of exterior alterations, modifications or additions that over a four-consecutive-
year period increases the total building footprint on a lot by more than 500 square feet or 15
percent, whichever is larger;
5. Construction of any structures, including but not limited to driveways, decks, patios, and
walkways, that over a four-consecutive-year period increases the impervious surface on the
lot by a total of 2,000 square feet or more;
6. Grading that over a four-consecutive-year period totals 2,000 cubic yards or more.
B. Any development activity requiring a building permit, a right-of-way permit, and/or a land
use or shoreline permit where:
1. One or more significant trees are removed, with at least one tree having a 10-inch
diameter breast height or larger size; or
2. Four or more significant trees are removed, provided each has less than a 10-inch diameter
breast height size; and
3. The criteria in subsections (B)(1) and (2) of this section shall include the following trees:
a. Significant trees removed within two years prior to the submittal of an application for
such permits; or
b. Significant trees removed within two years after such permits are finalized by the city
and the project completed.
C. Clearing or grubbing of land that:
1. Is located outside of city rights-of-way;
2. Requires no permits, except for a tree permit; and
3. Removes four or more significant trees, with at least four trees having a 10-inch diameter
breast height or larger size, over a four-consecutive-year period.
D. The counting of removed trees under subsections (B) and (C) of this section shall not include
those trees designated as a hazard or nuisance tree pursuant to MMC 20.52.200 and 20.52.210,
respectively. (Ord. 925 § 1, 2015; Ord. 923 § 16, 2015; Ord. 909 § 2 (Att. A), 2014)
19
AGENDA ITEM 2.1
20.52.110 Tree retention requirements Repealed.
A. Where land is designated as under development pursuant to MMC 20.52.100, trees within the
boundaries of the lot (retention of trees in the city right-of-way are governed by MMC
20.52.400) shall be retained in accordance with any one of the following:
1. Preserve at least 50 percent of the existing trees that are:
a. Six inches diameter breast height and larger; and
b. Of a native species eligible for credit on private property as set forth in the “City of
Medina List of Suitable Tree Species”; or
2. Preserve at least 40 percent of the existing trees that are:
a. Six inches diameter breast height and larger with at least half of those required to be
retained each having 10 inches diameter breast height or larger size; and
b. Of a native species eligible for credit on private property as set forth in the “City of
Medina List of Suitable Tree Species”; or
3. Preserve at least 35 percent of the existing trees that are:
a. Six inches diameter breast height and larger with at least half of those required to be
retained meeting the following:
i. All shall have a diameter breast height size of 10 inches or larger; and
ii. Forty percent shall have a diameter breast height size of 24 inches or larger; and
b. Of a native species eligible for credit on private property as set forth in the “City of
Medina List of Suitable Tree Species”; or
4. Preserve at least 25 percent of the existing trees that are:
a. Six inches diameter breast height and larger with at least 75 percent of those required
to be retained each having 24 inches diameter breast height or larger size; and
b. Of a native species eligible for credit on private property as set forth in the “City of
Medina List of Suitable Tree Species.”
B. All fractions in subsection (A) of this section shall be rounded up to the next whole number.
C. The requirement for tree retention under subsection (A) of this section shall not exceed the
trees necessary to meet the required tree units set forth in MMC 20.52.130.
D. Multiple applications of the tree retention requirements in this section over a 10-year period
shall not cause the number and size of trees required to be retained to be reduced below the
number and size of trees required to be retained with the first application.
20
AGENDA ITEM 2.1
E. When calculating retention requirements, trees excluded from retention requirements shall not
be included in the calculation.
F. All of the following shall be excluded from the requirements of this section:
1. Hazard trees designated pursuant to MMC 20.52.200;
2. Nuisance trees designated pursuant to MMC 20.52.210 and where, if applicable, re-
development does not remedy the conditions causing the nuisance;
3. Those significant trees having less than a 36-inch diameter breast height size and
located within the footprint of the principal building on the lot. (Ord. 923 § 17, 2015;
Ord. 909 § 2 (Att. A), 2014)
20.52.120 Legacy and Landmark tree protection measures.
This section applies to trees designated as lLegacy and Landmark trees, which are native trees
that because of their age, size and condition are recognized as having exceptional outstanding
value in contributing to the character of the community. Legacy and Landmark trees within the
shoreline jurisdiction are regulated in MMC 20.66.050.
A. A Legacy or Landmark tree meeting all of the following criteria shall be designated as a
legacy tree by meeting the following criteria:
1. Legacy tree:
1a. The tree species is denoted as a legacy tree on the “City of Medina List of Suitable
Tree Species”; and
2b. The diameter breast height of the tree is 50 36 inches or larger but less than 100
inches; and
3c. The city arborist determines the tree to be healthy with a likelihood of surviving more
than 10 years based on assumptions that:
ai. The tree is properly cared for; and
bii. The risk of the tree declining or becoming a nuisance is unenhanced by any
proposed development; and.
2. Landmark tree:
a. The tree species is denoted as a legacy tree on the “City of Medina List of Suitable
Tree Species”; and
b. The diameter breast height of the tree is 100 inches or larger; and
c. The city arborist determines the tree to be healthy with a likelihood of surviving more
than 10 years based on assumptions that:
i. The tree is properly cared for; and
21
AGENDA ITEM 2.1
ii. The risk of the tree declining or becoming a nuisance is unenhanced by any
proposed development.
4. The tree is not:
a. A hazard tree pursuant to MMC 20.52.200; or
b. A nuisance tree pursuant to MMC 20.52.210; excluding those trees where, if
applicable and feasible, redevelopment can remedy the conditions causing the nuisance;
or
c. Located within the footprint of the principal building on the lot, excluding those trees
where alternative design of the building is feasible in retaining the tree.
B. Legacy and Landmark trees shall be preserved and retained unless replacement trees are
planted in accordance with the following:
1. Legacy tree:
1a. The quantity of replacement trees is calculated by multiplying the diameter breast height
of the each subject lLegacy tree by 50 percent the required percentage standards in Table
20.52.120(B) to establish the number of replacement inches; and
2. Where more than one legacy tree is removed, the replacement inches for each legacy tree
being removed shall be added together to produce a total number of tree replacement inches;
and
b. All fractions of this section shall be rounded up to the next whole number.
3. The total number of replacement trees is determined by the total caliper inches of the
replacement trees equaling or exceeding the required tree replacement inches established in
subsections (B)(1) and (2) of this section.
Table 20.52.120(B) Legacy Tree Replacement Requirements
Square Footage of the Lot Area Required number of replacement inches
Less than 10,001 10% removed DBH
From 10,001 to 13,000 15% removed DBH
From 13,001 to 15,000 25% removed DBH
From 15,001 to 20,000 35% removed DBH
Greater than 20,000 50% removed DBH
22
AGENDA ITEM 2.1
The following example illustrates how to calculate legacy tree replacement units on a lot that is
less than 10,001 square feet:
Lot size: 8,120 sq. ft.
Required tree units: 8,120 / 1,000 x 0.4 (tree density ratio) = 3.2 (rounded up to the next whole
number) = 4
Total existing tree units on site: 6.5 units
Eight 10-inch DBH trees – 4 units (.5 units per tree)
Two 24-inch DBH trees - 1.5 units (.75 units per tree)
One 44-inch DBH Tree – 1 unit (1 unit per tree)
Total tree units removed: 3
Four 10-inch DBH trees = 2 units removed
One 44-inch DBH tree = 1 unit removed
Net tree units: 3.5
Supplemental Units Required: Yes (4 required tree units – 3.5 net tree units) = .5
Legacy Tree Removed: Yes – One 44-inch DHB tree
Legacy Tree Supplemental Units: 10% x 44 = 4.4 (rounded up to the next whole number) = 5
Landmark Tree Removed: No
Total supplemental Requirements = 5.5 units (.5 supplemental units + 5 legacy supplemental
units) = 6 trees
2. Landmark tree:
a. The quantity of replacement inches is calculated by multiplying the diameter breast
height of each subject Landmark tree by 100 percent to establish the minimum
number of replacement inches; and
b. All fractions of this section shall be rounded up to the next whole number.
C. In lieu of planting the replacement trees prescribed in subsection (B) of this section, an
applicant may satisfy the tree replacement requirements by: meeting the criteria set forth in
MMC 20.52.330.
1. Planting at least three replacement trees; and
2. Contributing to the Medina tree fund at a rate of $400.00 per each replacement inch not
accounted for in the planting of replacement trees; and
3. The sum of the tree replacement inches accounted for by contributing to the Medina tree
fund and the total caliper inches of the replacement trees planted shall not be less than the
total replacement inches calculated in subsection (B) of this section.
D. Other Provisions.
1. Each replacement tree shall meet the standards prescribed in MMC 20.52.1340(D)(4)(a)
through (d) and (g);
23
AGENDA ITEM 2.1
2. The tree replacement requirements set forth in subsections (B) and (C) of this section shall
apply to the removal of a lLegacy and Landmark trees in lieu of and in addition to
requirements for removing nonlegacy trees;
3. The tree replacement requirements set forth in this section for a lLegacy and Landmark
tree shall not be used to satisfy requirements for removing nonlegacy trees or a pre-existing
tree unit gap;
4. If the minimum performance preservation standards in MMC 20.52.130 are used, and if
supplemental tree units are required, the tree replacement requirements set forth in
subsections (B) and (C) of this section shall together count as one supplemental tree unit;
5. Off-site tree planting as described in MMC 20.52.140(A), (B), (C)(2), and (E) are
acceptable alternatives to on-site replacement tree planting provided the director or designee
approves of the off-site location in writing.
20.52.130 Minimum performance preservation standards for land under development.
A. The requirements and procedures set forth in this section shall apply to lands that are
designated as under development pursuant to MMC 20.52.100. Figure 20.52.130 outlines the
primary steps prescribed by this section in establishing requirements and determining
compliance with this chapter.
Figure 20.52.130 Tree Performance Preservation Process
B. Lots with land under development shall contain a sufficient number of significant trees to
meet the minimum required tree units established by the following procedures:
Calculate Net
Existing Tree Units
Calculate Required Tree Units
(Minimum Performance
Preservation Standard)
Lot Area / 1,000
Multiply by Tree
Density Ratio
Determine Existing
Tree Units
Subtract Tree Units
of Trees Removed
Calculate Required
Supplemental Trees
If Difference is Zero
or Negative
If Difference is
Positive
No Supplemental
Trees Required
Subtract Net Existing Tree Units
from Required Tree Units
24
AGENDA ITEM 2.1
1. The lot area is divided by 1,000 square feet; and
2. The quotient is multiplied by the corresponding tree density ratio applicable to the lot as
set forth in Table 20.52.130(B); and
3. The resulting product is rounded up to the next whole number to establish the minimum
number of required tree units.
Table 20.52.130(B) Tree Density Ratio
Zoning District Category of Land Use Tree Density Ratio
R-16, R-20, R-30 & SR-30
Residential 0.3540
Golf Course 0.15
Nonresidential other than specifically
listed
0.25
Public
Schools 0.15
Parks 0.42
Residential 0.3540
Nonresidential other than specifically
listed
0.25
N-A All 0.25
State Highway All 0.12
C. To determine compliance with the required tree units applicable to the lot, apply the following
procedures:
1. Inventory all existing significant trees on the subject lot; and
2. Assign a tree unit to each significant tree using the corresponding tree unit set forth in
Table 20.52.130(C); and
3. Add the tree units together to compute the total existing tree units and subtract the tree
units of those significant trees removed to determine the net existing tree units (do not round
fractions); and
4. Subtract the net existing tree units from the required tree units determined in this
subsection (C) to establish:
a. If the net existing tree units equal or exceed the required tree units then no
supplemental trees are required; or
b. If the net existing tree units are less than the required tree units then supplemental
trees are required pursuant to subsection (D) of this section.
25
AGENDA ITEM 2.1
Table 20.52.130(C) Existing Tree Unit
Tree Type Diameter Breast Height
of Existing Tree
Tree
Unit
Deciduous 6 to 10 inches 0.75
Greater than 10 inches 1.0 0.75
Coniferous
6 to 10 inches 0.75
Greater than 10 inches,
but less than 50 36 inches
1.0 0.75
50 36 inches and greater 1.250
D. If supplemental trees are required, the quantity of trees is determined by applying the
following procedures:
1. Determine if a pre-existing tree unit gap exists by subtracting the total existing tree units
from the required tree units:
a. If the difference is less than zero round to zero;
b. A difference of zero means no pre-existing tree unit gap is present;
c. If the difference is greater than zero, the difference is the pre-existing tree unit gap;
2. To calculate the quantity of supplemental trees required, apply the provisions in
subsection (D)(3) of this section first to those supplemental trees replacing an existing
significant tree starting in order with the largest tree to the smallest tree, and then, if
applicable, apply subsection (D)(3) of this section to those filling a pre-existing tree unit gap;
3. The quantity of supplemental trees is determined by:
a. Assigning a tree unit to each supplemental tree using Table 20.52.130(D);
b. Two supplemental trees shall be required for replacing each existing significant tree
having a diameter breast height of 24 inches and larger subject to the limitation in
subsection (D)(3)(d) of this section, and consistent with subsection (D)(2) of this section
these shall be counted first;
c. The quantity of supplemental trees shall be of a sufficient number that their total
assigned tree units added to the net existing tree units shall equal or exceed the minimum
required tree units established in subsection (B) of this section; and
d. Supplemental trees in excess of those needed to meet the minimum required tree units
shall not be required.
26
AGENDA ITEM 2.1
e. See Diagram 20.52.130 for an example of calculating supplemental trees.
Table 20.52.130(D) Supplemental Tree Unit
Purpose of Supplemental
Tree
Diameter Breast Height of
Removed Tree
Tree Unit for
Supplemental Trees
Replace an existing
significant tree
6 inches to less than 24 inches 1.0
24 inches and larger 0.5
Fill a pre-existing tree unit
gap
Not applicable 1.0
Diagram 20.52.130 Example Calculating Supplemental Trees
4. Minimum Development Standards Applicable to All Supplemental Trees.
Inventory Existing Significant Trees:
• Three 30-inch DBH trees
• One 10-inch DBH tree
• One 6-inch DBH tree
Determine Required Tree Units:
• 15,000 sq. ft./ 1,000 sq. ft. X 0.40 Tree Density Ratio
Significant Trees Removed:
• Two 30-inch DBH trees
• One 6-inch DBH trees
Calculate Required Supplement Trees:
• 2 to replace 30-inch DBH tree = 1.0 tree unit
• 2 to replace 30-inch DBH tree = 1.0 tree unit
• 1 to replace 6-inch DBH tree = 1.0 tree unit
• 23 to Fill 12.75 Pre-existing Gap = 23.0 tree units
• Net Existing Tree Units = 1.725 tree units
Total: 67.725 tree units
Determine if Supplemental Trees required:
• 6.0 Tree Units – 1.725 Tree Units
78 supplemental trees required
43.25 Existing Tree Units
12.75 Pre-existing Tree Unit Gap
6.0 Required Tree Units
1.725 Net Existing Tree
Units
4.275 Tree Units
Determine pre-existing tree unit gap
27
AGENDA ITEM 2.1
a. To be eligible as a supplemental tree, the tree species must be selected from the
appropriate list set forth in the “City of Medina List of Suitable Tree Species”
established in MMC 20.52.050;
b. Trees shall be planted on the subject lot;
c. Each supplemental tree shall have a minimum caliper of two inches or, if the tree is
coniferous, it shall have a minimum height of six feet at the time of final inspection by
the city;
d. Trees shall be planted in a manner of proper spacing and lighting that allows them to
grow to maturity;
e. Existing trees within the boundaries of the lot having less than six inches diameter
breast height may count as supplemental trees provided the tree meets all other
requirements applicable to a supplemental tree;
f. Supplemental trees replacing existing significant trees shall have at least one tree be of
the same plant division (coniferous or deciduous) as the significant tree it is replacing;
and
g. The owner of the subject lot shall take necessary measures to ensure that supplemental
trees remain healthy and viable for at least five years after inspection by the city and the
owner shall be responsible for replacing any supplemental trees that do not remain
healthy and viable for the five years after inspection by the city.
E. All trees used to satisfy the supplemental tree requirements of this chapter shall be included as
a significant tree for purposes of this chapter.
F. In lieu of the supplemental tree requirements prescribed by this section, an owner may satisfy
the requirements for supplemental trees by meeting the requirements for off-site tree planting set
forth in MMC 20.52.140.
20.52.140 Off-site tree planting Supplemental tree standards and priorities.
A. Where this chapter authorizes off-site tree plantings, an owner may use the provisions of this
section to satisfy requirements for planting trees on site.
B. Except where contribution to the Medina tree fund is used in lieu of planting required trees,
application of this section shall not result in planting trees below the minimum requirements for
on-site plantings.
C. An owner may plant required trees at on off-site location provided all of the following are
satisfied:
1. The off-site location is within the boundaries of the city including:
a. Private property with the written consent of the owner of the off-site location;
b. City property with the written approval of the director;
28
AGENDA ITEM 2.1
c. Other public property with the written consent of the entity with jurisdiction over the
off-site location;
2. Existing trees at the off-site location shall not be included as satisfying tree planting
requirements;
3. Trees planted off site in lieu of on-site requirements shall not be counted as an existing
tree on the property where the off-site tree is located;
4. Trees planted off site in lieu of on-site requirements shall meet development standards
including:
a. Having a minimum caliper of two inches or, if the tree is coniferous, having a
minimum height of six feet at the time of final inspection by the city;
b. If applicable, having at least one tree of the same plant division (coniferous or
deciduous) as the significant tree it is replacing;
c. The owner of the off-site property shall take necessary measures to make certain that
the trees planted to satisfy the requirements of this chapter remain healthy and viable for
at least five years after inspection by the city, and the owner shall be responsible for
replacing any subject trees that do not remain healthy and viable for the five years after
inspection by the city.
D. In lieu of planting trees, an owner may contribute to the Medina tree fund provided the
following are satisfied:
1. When the contribution is for replacing an existing significant tree, payment is at a rate of:
a. Two hundred dollars per each diameter breast height inch of the significant tree where
the tree removed has less than a 20-inch diameter breast height size;
b. Two hundred fifty dollars per each diameter breast height inch of the significant tree
where the tree removed has at least a 20-inch diameter breast height, but less than 36-
inch diameter breast height size;
c. Four hundred dollars per each diameter breast height inch of the significant tree where
the tree removed has at least a 36-inch diameter breast height or larger size;
2. When the contribution is for required tree plantings used to satisfy the pre-existing tree
unit gap determined in MMC 20.52.130(D)(1), payment shall be at a rate of $1,700 per
required tree not planted.
E. An owner may select to apply a combination of planting trees on site, off site and/or
contributing to the Medina tree fund provided:
1. The combination is consistent with the provisions of this chapter; and
2. The combination results shall be equivalent to or greater than the minimum requirements
for on-site plantings.
29
AGENDA ITEM 2.1
F. Consistent with the authority granted in MMC 20.10.040, the director may establish additional
administrative rules as necessary relating to the care and maintenance of off-site trees.
A. To be eligible as a supplemental tree, the tree species must be selected from the appropriate
list set forth in the “City of Medina List of Suitable Tree Species” established in MMC 20.52.050
and shall meet the following general requirements:
1. Each supplemental tree shall have a minimum caliper of two inches, or, if the tree is
coniferous, it shall have a minimum height of six feet at the time of final inspection by the
city;
2. Trees shall be planted in a manner of proper spacing and lighting that allows them to grow
to maturity;
3. Existing trees within the boundaries of the lot having less than six inches diameter breast
height may count as supplemental trees provided the tree meets all other requirements
applicable to a supplemental tree;
4. Supplemental trees replacing existing significant trees shall have at least one tree be of the
same plant division (coniferous or deciduous) as the significant tree it is replacing; and
5. The owner of the subject lot shall take necessary measures to ensure that supplemental
trees remain healthy and viable for at least five years after inspection by the city and the
owner shall be responsible for replacing any supplemental trees that do not remain healthy
and viable for the five years after inspection by the city.
B. All trees used to satisfy the supplemental tree requirements of this chapter shall be included as
a significant tree for the purpose of this chapter.
C. Where supplemental trees are required pursuant to MMC 20.52.130(D), the trees shall be
planted in the following order of priority:
1. On-site and adjacent right-of-way. The preferred locations for on-site supplemental trees
are in the following order of priority from most important to least important:
a. Adjacent to critical areas and their associated buffers as defined in MMC Chapters
20.50 and 20.67;
b. Adjacent to a low impact development (LID) stormwater facility;
c. Within the first 15 feet of the front property line.
d. Within the immediately adjacent right-of-way.
2. Off-site. An owner may elect to plant the required trees off-site upon written request, and
approval from the City. Except where contribution to the Medina tree fund is used in lieu of
planting required trees, application of this section shall not result in planting trees below the
minimum requirements for on-site plantings. Off-site locations include:
30
AGENDA ITEM 2.1
a. City-owned properties;
b. Street rights-of-way not immediately adjacent to the property;
c. Private property with the written consent of the owner of the off-site location;
d. Other public property with the written consent of the entity with jurisdiction over the
off-site location;
e. Any other property determined appropriate by the director.
3. Fee-in-Lieu. If the director or designee determines there is insufficient area to replant on-
site or within the adjacent public right-of-way, the director or designee may authorize
payment of a fee-in-lieu in accordance with MMC. 20.52.330.
D. An owner may elect a combination of planting trees on site, off site and/or fee-in-lieu upon
written request, and approval by the City, provided:
1. The combination is consistent with the provisions of this chapter; and
2. The combination results shall be equivalent to or greater than the minimum requirements
for on-site plantings.
E. Consistent with the authority granted in MMC 20.10.040, the director may establish additional
administrative rules as necessary relating to the care and maintenance of off-site trees.
F. Existing trees at the off-site location shall not be included as satisfying tree planting
requirements.
G. Trees planted off-site in lieu of on-site requirements shall not be counted as existing trees on
the property where the off-site tree is located.
20.52.150 Minimum restoration standards for land not under development.
A. The requirements set forth in this section apply to tree removals on lots not meeting the
criteria for land under development set forth in MMC 20.52.100.
B. Removal of significant trees on a lot, including hazard and nuisance trees, is authorized only
if the restoration requirements in Table 20.52.150 are satisfied, or if the property meets the
requirements prescribed in subsection (K) of this section.
Table 20.52.150 Tree Restoration Standards
Diameter Breast Height of Removed
Tree Restoration Requirements
6 to 10 inches Plant one tree
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AGENDA ITEM 2.1
Diameter Breast Height of Removed
Tree Restoration Requirements
Each
Significant
Tree
Greater than 10 inches, but less than 24
inches
Plant two trees
24 inches and larger Plant three trees
Legacy trees See MMC 20.52.120
Hazard trees – 10 inches and larger Plant one tree
C. To be eligible as a restoration tree, the tree species must be selected from the appropriate list
in the “City of Medina List of Suitable Tree Species” established in MMC 20.52.050.
D. Restoration trees shall be planted within the boundaries of the lot, except as authorized
pursuant to subsection (J) of this section.
E. Restoration trees shall be planted in a manner of proper spacing and lighting that allows them
to grow to maturity.
F. Each restoration tree shall have a minimum caliper of two inches or, if the tree is coniferous, it
shall have a minimum height of six feet at the time of final inspection by the city.
G. Existing trees on site having less than six inches diameter breast height may be included as
restoration trees provided:
1. The subject tree is located within the boundaries of the lot; and
2. The subject tree meets all of the other requirements applicable to restoration trees.
H. The owner of the subject lot shall take necessary measures to make certain that restoration
trees remain healthy and viable for at least five years after inspection by the city and the owner
shall be responsible for replacing any restoration trees that do not remain healthy and viable for
the five years after inspection by the city.
I. All trees used to satisfy the restoration requirements of this chapter shall be included as a
significant tree for purposes of this chapter.
J. In lieu of the tree restoration requirements prescribed by this section, an owner may satisfy the
requirements for restoration trees by meeting the requirements for off-site tree planting set forth
in MMC 20.52.140.
K. The restoration requirements in Table 20.52.150 for removing significant trees shall be
waived if the following criteria are satisfied:
1. The subject lot contains a sufficient number of significant trees to meet the performance
standard for required trees established in MMC 20.52.130; and
2. The owner demonstrates that removal of the significant tree, including hazard and
nuisance trees, will not result in a failure to meet the performance standards for required
trees established in MMC 20.52.130. (Ord. 923 § 20, 2015; Ord. 909 § 2 (Att. A), 2014)
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AGENDA ITEM 2.1
20.52.160 Lots 12,000 square feet or less.
Repealed by Ord. 923. (Ord. 909 § 2 (Att. A), 2014)
20.52.200 Hazard tree risk assessment.
A. Hazard trees are trees assessed by the city arborist as having a high to extreme risk rating
using the International Society of Arborists Tree Risk Assessment Qualification (TRAQ) method
in its most current form.
B. Steps in the TRAQ method in developing a tree risk rating include the following:
1. Identify possible targets and estimate occupancy rate;
2. Inspect tree and identify tree parts that could fail and strike targets (referred to as failure
mode);
3. For each significant failure mode identified:
a. The likelihood of failure is assessed;
b. The likelihood of a tree part impacting a target is assessed;
c. The likelihood of a tree failure impacting a target is assessed;
d. Consequences of failure are estimated;
e. The risk is designated pursuant to the matrix in Table 20.52.200(C);
f. Possible mitigation treatments to reduce the risk are identified;
g. The risk is again designated pursuant to the matrix in Table 20.52.200(C) after
mitigation treatment is completed.
4. When assessing the risk of a tree, the city arborist shall evaluate the tree based on existing
conditions and shall exclude possible impacts caused by new development, any land
alteration activity, or other similar such activities that might otherwise unnaturally cause the
risk rating to increase.
C. The following table is from the International Society of Arborists TRAQ method and denotes
the risk rating matrix used to assess levels of tree risk as a combination of likelihood of a tree
failing and impacting a specified target, and the severity of the associated consequences should
the tree or any part of the tree fail:
Table 20.52.200(C) Tree Risk Rating Matrix
Likelihood of Failure or
Impact
Consequences
Negligible Minor Significant Severe
Very Likely Low Risk Moderate Risk High Risk Extreme Risk
Likely Low Risk Moderate Risk High Risk High Risk
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AGENDA ITEM 2.1
Likelihood of Failure or
Impact
Consequences
Negligible Minor Significant Severe
Somewhat likely Low Risk Low Risk Moderate Risk Moderate Risk
Unlikely Low Risk Low Risk Low Risk Low Risk
1. The consequences listed in Table 20.52.200(C) have meanings as follows:
a. Extreme Risk. This category applies to trees in which failure is “imminent” and there
is a high likelihood of impacting a target, and the consequences of the failure are
“severe.”
b. High Risk. This category applies to situations in which consequences are significant
and likelihood is “very likely” or “likely,” or when consequences are “severe” and
likelihood is “likely.”
c. Moderate Risk. This category applies to trees in which consequences are “minor” and
likelihood is “very likely” or “likely” or when likelihood is “somewhat likely” and the
consequences are “significant” or “severe.”
d. Low Risk. This category applies to trees in which consequences are “negligible” and
likelihood is “unlikely”; or when consequences are “minor” and likelihood is “somewhat
likely.”
2. Definitions of TRAQ method terminology that are not set forth in this chapter or Chapter
20.12 MMC can be found in the article “Qualitative Tree Risk Assessment” by E. Thomas
Smiley, Nelda Matheny, and Sharon Lilly on file at Medina City Hall.
3. Potential targets are permanent structures or an area of moderate to high use. Where a
target does not exist, applicants should consider routine pruning and maintenance to mitigate
hazards.
D. Where a tree is found to have a high or extreme risk, the city arborist may authorize hazard
pruning to mitigate the risk rather than removing the entire tree.
E. If the city arborist assesses a tree to have a high or extreme risk and mitigation of the risk
through pruning or moving of potential targets is not feasible, the city arborist shall designate the
tree a hazard tree. (Ord. 923 § 22, 2015)
20.52.210 Nuisance tree.
A. A nuisance tree, for purposes of this chapter, is a tree whose branches, stem and/or roots
cause one or more of the following conditions to exist:
1. Substantial physical damage to public or private structures;
2. A qualified professional provides verification based on conditions on the property that
substantial physical damage will occur within five years to a building containing a principal
use;
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AGENDA ITEM 2.1
3. Substantially impairs, interferes or restricts streets, sidewalks, sewers, power lines,
utilities or other public improvements;
4. Substantially impairs, interferes, or obstructs any street, private lane, or driveway; or
5. The tree is diseased and restoration of the tree to a sound condition is not practical.
B. Designation of a nuisance tree is by the director following receipt of a written request and
findings are made supporting a nuisance designation using the following criteria:
1. One or more of the conditions in subsection (A) of this section is present;
2. The nuisance associated with the subject tree cannot be corrected by reasonable measures
including, but not limited to, pruning, cabling, bracing, or if feasible, relocating structures
and other improvements; and
3. Other relevant information provided by the applicant and the city’s inspection of the
subject tree. (Ord. 923 § 23, 2015)
20.52.220 City arborist established.
The director shall appoint a person to the position of city arborist who shall be assigned
responsibility for evaluating the hazardousness of trees and other duties consistent with the
requirements of this chapter. (Ord. 923 § 24, 2015)
20.52.300 Notice of tree removal involving no construction.
A. Property owners removing a significant tree requiring a permit under MMC 20.52.310, but
not undergoing new construction or land alteration activity, shall notify the city at least 10
calendar days prior to the date the tree will be removed. The director may reduce this time with
receipt of a written request from the applicant and upon finding that the lesser time will provide
the city reasonable notification.
B. All property owners removing a nonsignificant tree that does not require a permit are
encouraged, but not required, to notify the city of the tree removal at least 48 hours prior to the
tree being removed. (Ord. 923 § 25, 2015)
20.52.310 Tree activity permits.
A. This section sets forth the criteria for applying permits that implement this chapter. All uses
and activities not requiring a permit must still comply with this chapter.
B. An administrative tree activity permit meeting the requirements set forth in MMC 20.70.050
is required for the following activities unless a permit is required elsewhere under this section:
1. Land designated under development as determined in MMC 20.52.100;
2. Removal at any time of a significant tree, including hazard and nuisance trees, located on
private property or Washington State controlled land associated with the SR 520 highway;
3. Removal of any nonsignificant tree, including hazard and nuisance trees, located on
private property or Washington State controlled land associated with the SR 520 highway
that is located within 200 feet of Lake Washington pursuant to MMC 20.60.050;
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AGENDA ITEM 2.1
4. Removal or pruning of any tree that is:
a. Six inches or larger diameter breast height size;
b. Located in any open or closed city right-of-way; and
c. Designated a hazard tree pursuant to MMC 20.52.200, or involving hazard pruning
authorized by the director.
C. An administrative right-of-way tree activity permit meeting the requirements set forth in
MMC 20.71.050 is required for the following activities:
1. Removal of any tree, excluding hazard trees, that is:
a. Six inches or larger diameter breast height size;
b. Located in any open or closed city right-of-way;
c. Application for the permit is made by the owner of property adjoining the right-of-
way where the tree is located measured to the centerline of the right-of-way; and
d. The removal does not require a nonadministrative right-of-way activity permit under
subsection (D) of this section.
2. Pruning of any tree, excluding hazard pruning, that is:
a. Six inches or larger diameter breast height size;
b. Located in any open or closed city right-of-way;
c. Application for the permit is made by an owner of property adjoining the right-of-way
where the tree is located measured to the centerline of the right-of-way; and
d. Excluding pruning activity that:
i. Follows ANSI standards in their most recent form;
ii. Does not endanger the life of the tree in the opinion of the director;
iii. Does not remove more than 25 percent of the natural canopy of the tree;
iv. Does not remove a limb having a diameter greater than three inches; and
v. Application for the pruning is made by an owner of property adjoining the right-of-
way where the tree is located measured to the centerline of the right-of-way.
D. A nonadministrative right-of-way tree activity permit meeting the requirements set forth in
MMC 20.72.090 is required for the following activities:
1. Removal of any tree, excluding hazard trees, which is:
a. Six inches or larger diameter breast height size;
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AGENDA ITEM 2.1
b. Located in any open or closed city right-of-way; and
c. Application for the permit is made by an owner of property who is not adjoining the
right-of-way where the tree is located measured to the centerline of the right-of-way.
2. Pruning or removal of any tree, excluding hazard trees and hazard pruning, for any
purpose, which is:
a. Six inches or larger diameter breast height size;
b. Located in any open or closed city right-of-way; and
c. Application for the permit is made by a public or private utility or their agent.
3. Removal at any time of a significant tree, excluding hazard trees, which is:
a. Fifty inches or larger diameter breast height size;
b. Located in any open or closed city right-of-way; and
c. Application for the permit is made by an owner of property adjoining the right-of-way
where the tree is located measured to the centerline of the right-of-way.
E. A nonadministrative tree activity permit meeting the requirements set forth in MMC
20.72.100 is required for the following:
1. Removal at any time of a significant tree, excluding hazard trees, which is:
a. Fifty inches or larger diameter breast height size;
b. Located on private property; and
c. Located outside of the footprint of a building containing the principal use of the
property.
2. The director may modify the procedures for deciding a nonadministrative tree activity
permit and approve the application using a Type 2 decision process provided:
a. The subject tree is designated a nuisance tree pursuant to MMC 20.52.210; and
b. During the public comment period, the city does not receive any written objection to a
Type 2 decision decided by the director being used; and
c. The approval criteria in MMC 20.72.100 are satisfied. (Ord. 923 § 26, 2015)
20.52.320 Tree removal and planting preservation plan.
A. Permits for lands under development and permits for removing city trees in city rights-of-way
shall include a tree removal and planting preservation plan containing the following information:
1. A survey plan prepared by a Washington State licensed surveyor that includes the
following:
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AGENDA ITEM 2.1
a. The location, genus, species, common name, and size of all significant trees located
within the boundaries of the property and within any adjoining city rights-of-way;
ba. Topography of the site at two-foot contour intervals;.
cb. Critical areas as defined in Chapters 20.50 and 20.67 MMC; and.
d. If existing trees that are less than six inches diameter breast height are to be counted
as supplemental trees, the location, genus, common name, and size of such tree.
2. A site plan drawing showing the following:
a. Proposed improvements, alterations or adjustments to the subject property including,
but not limited to, buildings, driveways, walkways, patios, decks, utilities, and proposed
contours;.
b. Existing structures, whether proposed to remain or proposed for removal; and.
c. The shoreline jurisdiction as defined in RCW 90.58.030, if applicable to the property.
3. A conceptual or definitive tree-planting plan that includes:
a. Identification of all trees having a six inches or larger diameter breast height size to be
retained and those to be removed; The location, genus, species, common name, and size
of all significant trees located within the boundaries of the property and within any
adjoining city rights-of-way and notation of which significant trees will be retained and
which are proposed to be removed.
b. Analysis of required tree units, existing tree units, and net tree units; If existing trees
that are less than six inches diameter breast height are to be counted as supplemental
trees, the location, genus, common name, and size of such tree.
c. Compliance with the following objectives:
i. Trees shall be incorporated as a site amenity with strong emphasis on tree
protection. To the extent possible, forested sites should retain their forested look,
value, and function after development.
ii. Trees should be preserved as vegetated islands and stands rather than as
individual, isolated trees scattered throughout the site.
iii. Trees to be preserved shall be healthy and wind-firm as identified by a qualified
arborist.
iv. Preservation of significant trees as follows:
1. Significant trees which form a continuous canopy.
2. Significant trees located adjacent to critical areas and their associated
buffers.
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AGENDA ITEM 2.1
3. Significant trees located within the first 15 feet adjacent to a property
line.
4. Significant trees which will be used as part of a low impact development
(LID) storm water facility.
5. Significant trees over sixty (60) feet in height or greater than twenty-four
(24) inches diameter breast height.
c. For lots larger than 20,000 square feet, excluding lots within the shoreline jurisdiction
as defined by MMC 20.66.050, the tree density ratio shall be achieved as follows:
i. At least 20 percent of the required significant trees as determined by MMC
20.52.130 shall be retained equally within the site perimeter as follows:
1. 10 percent within the first 15-feet of the front property line.
2.10 percent within the first 15-feet of the rear property line.
ii. At least 20 percent of the required significant trees as determined by MMC
20.52.130 shall be retained within the site interior.
e. Compliance with the required tree density ratio pursuant to MMC Table 20.52.130(B).
cf. If applicable, a list of supplemental trees to be planted consistent with the
requirements of this chapter;.
dg. If right-of-way trees are proposed for removal, an analysis of the tree mitigation and
a list of replacement trees to be planted;.
eh. The list of required tree plantings shall include the size, genus, species and common
names; and.
fi. As applicable, a proposed general planting landscaping plan that includes the required
tree plantings and other vegetation being planted, as appropriate, for determining
compliance with other provisions of the Medina Municipal Code (i.e., grading and
drainage and shoreline master program regulations).
B. The director may authorize modifications to the tree removal and planting preservation plan
on a case-by-case basis that reduce submittal requirements if the director concludes such
information to be unnecessary.
C. The director may require additional information to be included with the tree removal and
replacement preservation plan, such as tree protection measures, where the director concludes the
information is necessary to determine compliance with this chapter.
D. The applicant may combine the survey, site plan drawing, and/or tree replacement
preservation plan into a single document, or may combine the required information with other
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AGENDA ITEM 2.1
documents, provided the city determines the submitted information is reasonably easy to
understand. All plans shall be drawn to a scale acceptable by the director.
E. Permits not involving land under development do not require a tree removal and planting
preservation plan. However, this shall not preclude the director from requiring such information
as necessary to determine compliance with this chapter.
20.52.330 Fee-in-lieu of supplemental plantings.
A. The director or designee may authorize payment of a fee-in-lieu provided:
1. There is insufficient area on the lot or adjacent right-of-way to meet the number of
replacement inches prescribed by MMC 20.52.130; or
2. Tree replacement provided within public right-of-way or a city park in the vicinity will be
of greater benefit to the community.
3. Fees shall be provided in lieu of on-site tree replacement based upon the following:
a. The expected tree replacement cost including labor, materials, and maintenance for
each replacement tree; and
b. The most current Council of Tree and Landscape Appraisers Guide for Plant
Appraisal.
5. The applicant executes a written agreement with the City demonstrating compliance with
the criteria in this section.
20.52.3340 Tree protection measures during construction.
A. Tree protection measures shall be implemented and maintained before and during all
construction activities to ensure the preservation of significant trees that are planned to be
retained. Tree protection measures shall be shown on grading and drainage plans, tree protection
plans, and construction mitigation plans.
B. Tree protection measures shall include, but are not limited to, the following:
1. Establish tree protection zones and install protective fencing at the drip line or other
barriers that are at least four feet in height, except where tree protection zones are remote
from areas of land disturbance, and where approved by the director, alternative forms of tree
protection may be used in lieu of tree protective fencing; provided, that the critical root
zones of protected trees or stands of trees are clearly delineated and protected;
2. Limit grading levels around subject trees to not raise or lower grades within the larger of
the following areas:
a. The drip line area of the tree; or
b. An area around the tree equal to one foot in diameter for each inch of tree diameter
measured at DBH;
3. Installation of a tree well, but only where necessary and only with pre-approval of the city;
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AGENDA ITEM 2.1
4. Designation of areas on site for parking, material and equipment storage, construction
ingress and egress, and similar designated areas that do not negatively impact significant
trees;
5. Locate trenches for utilities that minimize negative effects on the tree root structure with
provisions for filling the trenches with a suitable growing medium in the vicinity of the trees;
6. Employ measures to protect critical root systems from smothering and compaction;
7. Implement a tree care program during construction to include watering, fertilizing,
pruning and pest control; and
8. Measures for the disposal of potentially harmful items such as excess concrete, polluted
water runoff, and other toxic materials.
C. The director may approve deviations to the tree protection measures set forth in subsection
(B) of this section if the director determines that the deviation will provide equal or better tree
protection than the required tree protection measure. (Ord. 923 § 28, 2015)
20.52.400 City tree removals.
A. This section sets forth the requirements applicable to all trees located on city-owned property
and city rights-of-way.
B. General Provisions.
1. This section is intended to be of general application for the benefit of the public at large; it
is not intended for the particular benefit of any individual person or group of persons other
than the general public;
2. In addition to the limits set forth in MMC 20.52.020, no city tree shall be broken, injured,
mutilated, killed, destroyed, pruned or removed unless authorized by the provisions of this
section; and
3. The exemptions in MMC 20.52.030 apply to this section.
C. Pruning and trimming of city trees is permitted provided ANSI standards in their most recent
form are followed and the trimming and pruning comply with the requirements for tree activity
permits set forth in MMC 20.52.310.
D. Removal of a city tree located within an open or closed city right-of-way may be allowed for
the following:
1. Hazard trees designated pursuant to MMC 20.52.200;
2. Nuisance trees designated pursuant to MMC 20.52.210;
3. Trees not suitable under utility lines, or in the city right-of-way, as prescribed in the “City
of Medina List of Suitable Tree Species”;
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AGENDA ITEM 2.1
4. Any tree having less than a 10-inch diameter breast height size; and any trees not included
on the “City of Medina Suitable Tree Species List” for the right-of-way having less than a
36-inch diameter breast height size;
5. Trees where pruning and trimming for utilities caused significant defects to the primary
stem of the tree resulting in significant abnormal growth;
6. Trees where removal is necessary to allow vehicle access to a property;
7. Trees where removal is necessary to restore a view significantly obstructed by the tree
provided all of the following criteria are satisfied:
a. The owner of the adjoining property to the subject tree and the city both accept
allowance to have the tree removed;
b. The person claiming the view obstruction establishes the tree causes an unreasonable
view obstruction using the provisions established in MMC 18.16.040 through 18.16.080;
and
c. The approval of a nonadministrative right-of-way activity permit is obtained pursuant
to MMC 20.72.090.
E. Where subsection (D) of this section allows removal of a city tree, the following shall apply:
1. Removal of city trees, including hazard and nuisance trees, is permitted only if
replacement trees are planted in accordance with the requirements in Table 20.52.400(E)(1),
except as allowed otherwise by this section;
Table 20.52.400(E)(1) Replacement City Trees
Diameter Breast
Height of Removed
Tree
Significant/Nonsignificant
Tree Species
Tree
Replacement
Each Tree (Include
Nuisance Trees)
Less than 6 inches All None
6 to 10 inches All Plant one tree
Greater than 10 inches,
but less than 24 inches
Nonsignificant Plant one tree
Significant Plant two trees
24 inches and larger Nonsignificant Plant two trees
Significant Plant three trees
Each Hazard Tree 6 to 10 inches All None
Greater than 10 inches All Plant one tree
2. Replacement trees shall meet the following standards:
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AGENDA ITEM 2.1
a. To be eligible as a replacement tree, the tree species must be selected from the
appropriate list in the “City of Medina List of Suitable Tree Species” established in
MMC 20.52.050;
b. Replacement trees shall be planted within the city right-of-way adjoining the subject
lot;
c. Each replacement tree shall have a minimum caliper of two inches or, if the tree is
coniferous, it shall have a minimum height of six feet at the time of final inspection by
the city;
d. Replacement trees shall be planted in a manner of proper spacing and lighting that
allows them to grow to maturity;
e. At least one replacement city tree shall be of the same plant division (coniferous or
deciduous) as the city tree removed;
f. Approval to remove a city tree shall include conditions to make certain that
replacement trees remain healthy and viable for at least five years after inspection by the
city, including measures to replace those replacement trees that do not remain healthy
and viable;
3. In addition to the requirement for replacement trees in subsections (E)(1) and (2) of this
section, the public benefits lost due to the removal of the city tree shall be mitigated by
paying a contribution to the Medina tree fund in accordance with the following:
a. The contribution shall be determined by multiplying the diameter breast height inches
of the tree removed (significant and nonsignificant tree species) by a rate of $25.00;
b. Where more than one city tree is removed, the contribution for each removed tree
shall be added together to produce the total payment to the Medina tree fund;
c. The contribution rate for a city tree designated a hazard pursuant to MMC 20.52.200
is zero;
d. If removal of the city tree was not authorized by the city at the time of its removal, the
contribution rates shall triple and be in addition to any other penalties that might apply;
e. Unless a city tree qualifies for the emergency exemption pursuant to MMC
20.52.030(B), city trees removed before a hazard or nuisance determination is made by
the city shall be presumed not to be a hazard or a nuisance.
F. The following planting requirements apply within the city right-of-way when a city tree is
removed:
1. The maximum number of trees in the city right-of-way shall be one tree for each 17 feet of
linear public street frontage, or one tree for each 300 square feet of plantable area within the
city right-of-way, whichever is greater, adjoining the subject lot;
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AGENDA ITEM 2.1
2. The director may increase the maximum number of city trees prescribed in subsection
(F)(1) of this section, provided there is sufficient space in the city right-of-way adjoining the
lot to accommodate the increase in city trees;
3. If the tree replacement requirements prescribed in subsection (E) of this section would
result in the total number of city trees in the right-of-way to exceed the maximum prescribed
in subsection (F)(1) or (2) of this section, an applicant shall contribute $290.00 to the
Medina tree fund for each replacement tree above the maximum in lieu of planting
replacement trees above the maximum;
4. If the tree replacement requirements prescribed in subsection (E) of this section would
result in the total number of city trees in the right-of-way to be below the maximum
prescribed in subsection (F)(1) or (2) of this section, an applicant may plant additional trees
in the right-of-way, subject to the limits in subsection (F)(1) or (2) of this section, and reduce
contributions to the Medina tree fund by:
a. Six hundred dollars for each coniferous tree planted;
b. Five hundred dollars for each deciduous tree planted; and
5. New trees shall not be planted within three feet of the edge of any paved roadway.
G. The requirements of this section may be used to satisfy the requirements set forth in MMC
20.52.410.
H. Where a proposal includes application of this section and application of MMC 20.52.130
and/or 20.52.150, the requirements for supplemental trees and restoration trees shall be applied
independent of the requirements in this section for replacement trees. (Ord. 958 § 3, 2018; Ord.
923 § 29, 2015)
20.52.410 Minimum street tree standards.
A. This section shall apply to properties adjoining the following city rights-of-way:
1. Minor arterial and collector street rights-of-way as defined in Chapter 10.08 MMC;
2. NE 8th Street;
3. 82nd Avenue NE between NE 8th Street and NE 12th Street;
4. 84th Avenue NE south of NE 12th Street; and
5. Evergreen Point Road north of 78th Place NE.
B. The following street tree standards shall apply when the lot adjoining the right-of-way is
under development pursuant to MMC 20.52.100:
1. There shall be at least one city tree planted for each 300 square feet of plantable area
within the city right-of-way adjoining the lot with a minimum of two trees planted; and
2. The new city trees planted shall have a minimum two-inch caliper with coniferous trees
also having a minimum height of six feet at the time of final inspection; and
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AGENDA ITEM 2.1
3. The requirements of this subsection may be satisfied with existing trees in the adjoining
city right-of-way measured to the centerline; and
4. New city trees shall not be planted within three feet of the edge of any paved roadway;
and
5. Trees shall be planted in an informal pattern to create a natural appearance.
C. The following exceptions shall apply:
1. Shrubs, trees and plantings within the required sight line areas at private drives, private
lane outlets and street intersections shall not interfere with required sight distances;
2. The director may waive the requirements of this section if the right-of-way to be planted is
planned for modification in the Medina capital improvements plan. (Ord. 923 § 30, 2015)
20.52.420 Owner responsibility within city rights-of-way.
A. All owners of property adjoining a city right-of-way shall be responsible for maintaining all
trees, shrubs, and other landscaping planted in the adjoining right-of-way by the property owner
or previous owner of the property, or for which responsibility has been assumed by the owner
through a recorded agreement with the city.
B. All owners of the property adjoining a city right-of-way shall ensure the trees, shrubs and
landscaping in the right-of-way adjoining their property do not interfere with the free passage of
vehicles and pedestrians or cause any risk of danger to the public or property.
C. No hazardous or destructive tree species shall be planted in the city rights-of-way. The city
shall maintain a list of suitable trees that are acceptable to be planted in city rights-of-way
consistent with MMC 20.52.050.
D. The requirements of this section shall apply equally to the city rights-of-way whether the
city’s title to the right-of-way was obtained by dedication, condemnation, deed or in any other
manner.
E. For the purpose of this chapter, an owner shall be considered adjoining up to the centerline of
the city right-of-way. (Ord. 923 § 31, 2015)
20.52.500 Liability.
Consistent with MMC 20.10.070, nothing contained in this chapter shall be construed or form
the basis for any liability on the part of the city, or its officers, agents, consultants or employees,
for any injury or damage resulting from any person’s failure to comply with the provisions of
this chapter or by reason of or in consequence of any act or omission in connection with the
implementation of or enforcement of this chapter. (Ord. 923 § 32, 2015)
20.52.510 Other general provisions.
A. Implementation and Costs.
1. All costs associated with trimming and removal of trees shall be the responsibility of the
applicant or property owner; and
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AGENDA ITEM 2.1
2. Any tree trimming or removal governed by this chapter shall be performed by a state of
Washington licensed tree service contractor, bonded and insured for the liabilities associated
with tree removal.
B. Survey. The city may require as a condition of approving a tree removal permit that the
applicant obtain a survey by a state of Washington licensed surveyor to determine if the trees
described in the application are located on the subject property, or if a tree is located within a
city right-of-way.
C. Supplemental Notice. The following shall supplement noticing requirements set forth in
MMC 20.80.140(A) when applied to tree activity permits:
1. Notice shall be posted on or near the subject tree or trees in a manner that clearly
identifies all trees being considered under the application;
2. The director may approve the use of a variety of reasonable methods to identify trees
provided the methods clearly identify all trees being considered under the application; and
3. The director may require additional notices to be posted when, in the opinion of the
director, it is determined necessary to provide reasonable notification to the public of a
pending application.
D. Limitations on Occupancy. A certificate of occupancy shall not be issued until all required
tree plantings and landscaping associated with this chapter is complete and receives final
approval from the city. Temporary occupancy may be granted pursuant to MMC 20.40.100
before completion of the tree planting and landscaping work provided all of the following criteria
are satisfied:
1. The property owner provides a financial guarantee to the city to ensure completion of the
tree planting and landscaping;
2. The financial guarantee may take the form of a bond, line of credit, cash deposit, or
another form acceptable to the city;
3. The minimum amount of the financial guarantee shall be 150 percent of the estimated cost
of landscaping and required tree plantings not completed at the time of the inspection; and
4. Terms of the financial guarantee shall include, but are not limited to, conditions for
approving the financial guarantee, a timeframe for the work to be completed, and terms
under which the city shall release the financial guarantee.
E. View and Sunlight Obstructions Caused by Trees. Pursuant to MMC 18.16.040, unreasonable
obstructions of views or sunlight by uncontrolled growth or maintenance of trees may constitute
a private nuisance subject to redress as set forth in Chapter 18.16 MMC. (Ord. 923 § 33, 2015)
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AGENDA ITEM 2.1
Chapter 20.52
TREE MANAGEMENT CODE
Sections:
20.52.010 Purpose and intent.
20.52.015 General provisions and applicability.
20.52.020 Applicability of the tree management code.
20.52.025 Repealed.
20.52.030 Exemptions.
20.52.040 Using this chapter.
20.52.050 Designation of significant tree species.
20.52.060 Repealed.
20.52.070 Repealed.
20.52.080 Repealed.
20.52.090 Repealed.
20.52.100 Designation of land under development.
20.52.110 Repealed.
20.52.120 Legacy and Landmark tree protection measures.
20.52.130 Minimum preservation standards for land under development.
20.52.140 Supplemental tree standards and priorities.
20.52.150 Minimum restoration standards for land not under development.
20.52.160 Repealed.
20.52.200 Hazard tree risk assessment.
20.52.210 Nuisance tree.
20.52.220 City arborist established.
20.52.300 Notice of tree removal involving no construction.
20.52.310 Tree activity permits.
20.52.320 Tree preservation plan.
20.52.330 Fee-in-lieu of supplemental plantings.
20.52.340 Tree protection measures during construction.
20.52.400 City tree removals.
20.52.410 Minimum street tree standards.
20.52.420 Owner responsibility within city rights-of-way.
20.52.500 Liability.
20.52.510 Other general provisions.
20.52.010 Purpose and intent.
A. The purpose of the tree management code is to preserve the existing sylvan appearance
through long-term preservation and planting of trees that contribute to the community’s distinct
features including proximity to the lakeshore, views, heavily landscaped streetscapes, and large
tracts of public and private open spaces.
B. The intent of this chapter is to establish regulations and standards that:
1. Protect and preserve the existing tree canopy;
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AGENDA ITEM 2.1
2. Provide homeowners flexible standards that encourage the preservation of trees while
recognizing the importance of having access to sunlight and views;
3. Recognize through the standards in this chapter that certain factors may require the
removal or pruning of certain trees due to circumstances such as disease, danger of falling,
proximity to structures and improvements, interference with utility services, protection of
view and sunlight, and the reasonable enjoyment of property;
4. Encourage best practices for the planting and managing of trees appropriately to minimize
hazards, nuisances, and maintenance costs while allowing access to sunlight and views;
5. Prevent the indiscriminate removal or destruction of trees except as provided for in
accordance with this chapter;
6. Promote building and site planning practices consistent with the purpose and intent of this
chapter;
7. Ensure prompt development, restoration, replanting and effective erosion control of
property after tree removal with landscape plans and other reasonable controls; and
8. Foster public education on the local urban forestry program and encourage good tree
management consistent with this chapter. (Ord. 923 § 9, 2015; Ord. 909 § 2 (Att. A), 2014)
20.52.020 Applicability of the tree management code.
A. No person or their representative, directly or indirectly, shall remove or destroy trees located
on private property or public property within the jurisdictional boundaries of the city except as
provided for in accordance with this chapter.
B. Additional tree management requirements are set forth in the Medina shoreline master
program as provided in MMC 20.66.050. (Ord. 923 § 10, 2015; Ord. 909 § 2 (Att. A), 2014)
20.52.025 Using this chapter.
Repealed by Ord. 923. (Ord. 909 § 2 (Att. A), 2014)
20.52.030 Exemptions.
The following are exempt from the requirements in this chapter:
A. Trees less than six inches diameter breast height unless the tree is used to satisfy a
requirement of this chapter;
B. Normal and routine trimming and pruning operations and maintenance of trees and vegetation
on private property following the most current ANSI standards;
C. Emergency tree removal or hazard pruning for any tree that poses an imminent threat to life or
property provided:
1. The city is notified within seven days after the emergency tree removal or hazard pruning
takes place and evidence is provided of the imminent threat supporting the emergency tree
removal; and
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AGENDA ITEM 2.1
2. If evidence of the imminent threat is not provided, or the director determines the evidence
does not warrant an emergency tree removal, the director may require the responsible person
to obtain a permit as prescribed by this chapter and require compliance with the requirements
of this chapter;
D. Trimming and pruning operations and maintenance of trees and vegetation following the most
current ANSI standards or removal of trees performed by the city or a contractor contracted by
the city within a public right-of-way or city-owned parkland;
E. Removal of trees and vegetation management by the city or an agency under contract with the
city for purposes of installing and maintaining fire hydrants, water meters, pumping stations, or
similar utilities; or
F. The removal of a dead tree where the director pre-determines that the tree died from naturally
occurring causes. (Ord. 923 § 12, 2015; Ord. 909 § 2 (Att. A), 2014)
20.52.040 Using this chapter.
This chapter prescribes the requirements for tree preservation and planting on lands undergoing
development, and the requirements for removal of significant trees on private and public lands.
Diagram 20.52.040 offers a user’s guide that outlines the general process for applying the
provisions of this chapter.
49
AGENDA ITEM 2.1
Diagram 20.52.040
* Denotes no further action required.
20.52.050 Designation of significant tree species.
A. A list of suitable tree species consisting of coniferous and deciduous trees is set forth in the
document entitled “City of Medina List of Suitable Tree Species,” adopted by Ordinance No.
923 and on file with the city for the purpose of establishing significant tree species on private
property, public property, and city rights-of-way; and tree species that are eligible for credits in
this chapter.
B. The director shall maintain the “City of Medina List of Suitable Tree Species” document at
Medina City Hall and may administratively modify the list consistent with the following criteria:
1. The designation of coniferous trees should include all species excluding tree species
known to have invasive root structures and to be fast growing such as Leyland cypress and
should also exclude trees planted, clipped or sheared to be used as a hedge;
Is a tree being removed?
Tree Code
Is the land under development?
See MMC 20.52.100
Determine Required Tree Units
MMC 20.52.130(B)
Yes No
Is the tree a significant species?
See MMC 20.52.050 &
Suitable Tree Species List
No*
Yes
Yes
Determine Tree Restoration
Requirements
See MMC 20.52.150
Submit tree preservation plan
See MMC 20.52.320
Follow objectives of tree preservation plan
In MMC 20.52.320
Is a tree being removed? Yes No
Is the proposal exempt?
See MMC 20.52.030
Determine Net Existing Tree Units
MMC 20.52.130(C)
Determine if supplemental trees are required
MMC 20.52.130(D)
Is the tree a Legacy or Landmark Tree?
See MMC 20.52.120
Yes
No
Determine tree permit
See MMC 20.52.310
Determine tree permit
See MMC 20.52.310
City Trees
See MMC 20.52.400
No*
Retain
Tree*
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AGENDA ITEM 2.1
2. The designation of deciduous trees should include those suitable to United States
Department of Agriculture Plant Hardiness Zones 8 and 9, excluding those trees with crown
diameter of 10 feet or less at maturity;
3. Plantings of the following tree species within the city’s rights-of-way shall be prohibited:
London plane, quaking aspen, Lombardy poplar, bolleana poplar, cottonwood, and bigleaf
maple.
C. The director shall submit proposals to modify the “City of Medina List of Suitable Tree
Species” to the city council for their consideration. The city council may approve, modify or
deny the proposed modifications. The city council may also decline to take action on the
proposed modifications, in which case the modifications shall be incorporated into the list and
take effect five days after the date the city council declines to take action.
D. The “City of Medina List of Suitable Tree Species” is used in conjunction with the definition
of significant tree set forth in MMC 20.12.200 to denote the term significant tree as used in this
chapter. (Ord. 923 § 14, 2015; Ord. 909 § 2 (Att. A), 2014)
20.52.060 Notice of tree removal involving no construction.
Repealed by Ord. 923. (Ord. 909 § 2 (Att. A), 2014)
20.52.070 Tree removal and replacement plan.
Repealed by Ord. 923. (Ord. 909 § 2 (Att. A), 2014)
20.52.080 Designation of significant tree species.
Repealed by Ord. 923. (Ord. 909 § 2 (Att. A), 2014)
20.52.090 Tree replacement requirements.
Repealed by Ord. 923. (Ord. 909 § 2 (Att. A), 2014)
20.52.100 Designation of land under development.
Land is designated as under development for purposes of this chapter if one or more of the
following conditions is present:
A. Any development activity requiring a building permit where:
1. Construction of a dwelling having a gross floor area of 2,500 square feet or more;
2. Construction of accessory buildings on property containing a residential use, or supporting
a residential use, where the total gross floor area of all accessory buildings on the lot is 1,000
square feet or more;
3. Any building constructed to be occupied principally by a nonresidential use where the
gross floor area of the building is 1,000 square feet or more;
4. Any series of exterior alterations, modifications or additions that over a four-consecutive-
year period increases the total building footprint on a lot by more than 500 square feet or 15
percent, whichever is larger;
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AGENDA ITEM 2.1
5. Construction of any structures, including but not limited to driveways, decks, patios, and
walkways, that over a four-consecutive-year period increases the impervious surface on the
lot by a total of 2,000 square feet or more;
6. Grading that over a four-consecutive-year period totals 2,000 cubic yards or more.
B. Any development activity requiring a building permit, a right-of-way permit, and/or a land
use or shoreline permit where:
1. One or more significant trees are removed, with at least one tree having a 10-inch
diameter breast height or larger size; or
2. Four or more significant trees are removed, provided each has less than a 10-inch diameter
breast height size; and
3. The criteria in subsections (B)(1) and (2) of this section shall include the following trees:
a. Significant trees removed within two years prior to the submittal of an application for
such permits; or
b. Significant trees removed within two years after such permits are finalized by the city
and the project completed.
C. Clearing or grubbing of land that:
1. Is located outside of city rights-of-way;
2. Requires no permits, except for a tree permit; and
3. Removes four or more significant trees, with at least four trees having a 10-inch diameter
breast height or larger size, over a four-consecutive-year period.
D. The counting of removed trees under subsections (B) and (C) of this section shall not include
those trees designated as a hazard or nuisance tree pursuant to MMC 20.52.200 and 20.52.210,
respectively. (Ord. 925 § 1, 2015; Ord. 923 § 16, 2015; Ord. 909 § 2 (Att. A), 2014)
20.52.015 General provisions and applicability:
Where land is designated as under development pursuant to MMC 20.52.100, the preservation of
healthy trees shall be considered in accordance with the following guidance:
1. Tree preservation shall be included as a primary step in site planning and shall be
achieved by meeting the minimum required tree units established in Table 20.52.130(B).
2. Site design strategies and specific development site areas demonstrating preservation of
significant trees shall be presented at the pre-application meeting with the city.
3. A tree preservation plan shall be required that demonstrates the objectives outlined in
MMC 20.52.320.
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AGENDA ITEM 2.1
4. Any applicable grading plans, pursuant to MMC Chapter 20.43, shall be developed to
avoid significant alteration to the grades around preserved trees.
5. Multiple applications of the tree preservation requirements in this chapter over a 10-year
period shall not cause the number and size of trees required to be retained to be reduced
below the number and size of trees required to be retained with the first application.
6. When calculating tree preservation requirements, trees excluded from preservation
requirements shall not be included in the calculation.
7. For the purpose of calculating tree density requirements, critical areas and their
associated buffers shall be excluded from the lot area used for calculation (example: a
16,000 square foot lot has a stream running through its property that encompasses 1,500
square feet including the stream buffer. The lot area used for tree density calculation
would be 14,500 square feet (16,000 – 1,500 = 14,500) provided:
a. Critical areas shall be limited to wetlands, streams, geologically hazardous areas,
conservation easements, and their associated buffers as described in MMC
Chapters 20.50 and 20.67; and
b. Removal of any vegetation or woody debris, including trees, from a critical area is
subject to the regulations in MMC Chapters 20.50 and 20.67.
8. All of the following shall be excluded from the requirements of this chapter:
a. Hazard trees designated pursuant to MMC 20.52.200;
b. Nuisance trees designated pursuant to MMC 20.52.210 and where, if applicable,
re-development does not remedy the conditions causing the nuisance;
c. Those significant trees having less than a 24-inch diameter breast height size and
located within the footprint of the principal building on the lot.
20.52.110 Repealed.
20.52.120 Legacy and Landmark tree protection measures.
This section applies to trees designated as Legacy and Landmark trees, which are native trees
that because of their age, size and condition are recognized as having outstanding value in
contributing to the character of the community. Legacy and Landmark trees within the shoreline
jurisdiction are regulated in MMC 20.66.050.
A. A Legacy or Landmark tree shall be designated by meeting the following criteria:
1. Legacy tree:
a. The tree species is denoted as a legacy tree on the “City of Medina List of Suitable
Tree Species”; and
53
AGENDA ITEM 2.1
b. The diameter breast height of the tree is 36 inches or larger but less than 100 inches;
and
c. The city arborist determines the tree to be healthy with a likelihood of surviving more
than 10 years based on assumptions that:
i. The tree is properly cared for; and
ii. The risk of the tree declining or becoming a nuisance is unenhanced by any
proposed development.
2. Landmark tree:
a. The tree species is denoted as a legacy tree on the “City of Medina List of Suitable
Tree Species”; and
b. The diameter breast height of the tree is 100 inches or larger; and
c. The city arborist determines the tree to be healthy with a likelihood of surviving more
than 10 years based on assumptions that:
i. The tree is properly cared for; and
ii. The risk of the tree declining or becoming a nuisance is unenhanced by any
proposed development.
B. Legacy and Landmark trees shall be preserved and retained unless replacement trees are
planted in accordance with the following:
1. Legacy tree:
a. The quantity of replacement trees is calculated by multiplying the diameter breast height
of each subject Legacy tree by the required percentage standards in Table 20.52.120(B) to
establish the number of replacement inches; and
b. All fractions of this section shall be rounded up to the next whole number.
Table 20.52.120(B) Legacy Tree Replacement Requirements
Square Footage of the Lot Area Required number of replacement caliper inches
Less than 10,001 10% removed DBH
From 10,001 to 13,000 15% removed DBH
From 13,001 to 15,000 25% removed DBH
From 15,001 to 20,000 35% removed DBH
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AGENDA ITEM 2.1
Square Footage of the Lot Area Required number of replacement caliper inches
Greater than 20,000 50% removed DBH
The following example illustrates how to calculate legacy tree replacement units for a lot less
than 10,001 square feet:
Lot size: 8,120 sq. ft.
Required tree units: 8,120 / 1,000 x 0.4 (tree density ratio) = 3.2 (rounded up to the next whole
number) = 4
Total existing tree units on site: 6.5 units
Eight 10-inch DBH trees – 4 units (.5 units per tree)
Two 24-inch DBH trees - 1.5 units (.75 units per tree)
One 44-inch DBH Tree – 1unit (1 unit per tree)
Total tree units removed: 3
Four 10-inch DBH trees = 2 units removed
One 44-inch DBH tree = 1 unit removed
Net tree units: 3.5
Supplemental Units Required: Yes (4 required tree units – 3.5 net tree units) = .5
Legacy Tree Removed: Yes – One 44-inch DHB tree
Legacy Tree Supplemental Units: 10% x 44 = 4.4 (rounded up to the next whole number) = 5
Landmark Tree Removed: No
Total supplemental Requirements = 5.5 units (.5 supplemental units + 5 legacy supplemental
units) = 6 trees
2. Landmark tree:
a. The quantity of replacement inches is calculated by multiplying the diameter breast
height of each subject Landmark tree by 100 percent to establish the minimum
number of replacement inches; and
b. All fractions of this section shall be rounded up to the next whole number.
C. In lieu of planting the replacement trees prescribed in subsection (B) of this section, an
applicant may satisfy the tree replacement requirements by meeting the criteria set forth in MMC
20.52.330.
D. Other Provisions.
1. Each replacement tree shall meet the standards prescribed in MMC 20.52.140;
2. The tree replacement requirements set forth in subsections (B) and (C) of this section shall
apply to the removal of a Legacy and Landmark trees in lieu of and in addition to
requirements for removing nonlegacy trees;
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AGENDA ITEM 2.1
3. The tree replacement requirements set forth in this section for a Legacy and Landmark
tree shall not be used to satisfy requirements for removing nonlegacy trees or a pre-existing
tree unit gap;
4. If the minimum preservation standards in MMC 20.52.130 are used, and if supplemental
tree units are required, the tree replacement requirements set forth in subsections (B) and (C)
of this section shall together count as one supplemental tree unit;
5. Off-site tree planting as described in MMC 20.52.140(C)(2) are acceptable alternatives to
on-site replacement tree planting provided the director or designee approves of the off-site
location in writing.
20.52.130 Minimum preservation standards for land under development.
A. The requirements and procedures set forth in this section shall apply to lands that are
designated as under development pursuant to MMC 20.52.100. Figure 20.52.130 outlines the
primary steps prescribed by this section in establishing requirements and determining
compliance with this chapter.
Figure 20.52.130 Tree Preservation Process
B. Lots with land under development shall contain a sufficient number of significant trees to
meet the minimum required tree units established by the following procedures:
1. The lot area is divided by 1,000 square feet; and
2. The quotient is multiplied by the corresponding tree density ratio applicable to the lot as
set forth in Table 20.52.130(B); and
Calculate Net
Existing Tree Units
Calculate Required Tree Units
(Minimum Preservation
Standard)
Lot Area / 1,000
Multiply by Tree
Density Ratio
Determine Existing
Tree Units
Subtract Tree Units
of Trees Removed
Calculate Required
Supplemental Trees
If Difference is Zero
or Negative
If Difference is
Positive
No Supplemental
Trees Required
Subtract Net Existing Tree Units
from Required Tree Units
56
AGENDA ITEM 2.1
3. The resulting product is rounded up to the next whole number to establish the minimum
number of required tree units.
Table 20.52.130(B) Tree Density Ratio
Zoning District Category of Land Use Tree Density Ratio
R-16, R-20, R-30 & SR-30
Residential 0.40
Golf Course 0.15
Nonresidential other than specifically
listed
0.25
Public
Schools 0.15
Parks 0.42
Residential 0.40
Nonresidential other than specifically
listed
0.25
N-A All 0.25
State Highway All 0.12
C. To determine compliance with the required tree units applicable to the lot, apply the following
procedures:
1. Inventory all existing significant trees on the subject lot; and
2. Assign a tree unit to each significant tree using the corresponding tree unit set forth in
Table 20.52.130(C); and
3. Add the tree units together to compute the total existing tree units and subtract the tree
units of those significant trees removed to determine the net existing tree units (do not round
fractions); and
4. Subtract the net existing tree units from the required tree units determined in this
subsection (C) to establish:
a. If the net existing tree units equal or exceed the required tree units then no
supplemental trees are required; or
b. If the net existing tree units are less than the required tree units then supplemental
trees are required pursuant to subsection (D) of this section.
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AGENDA ITEM 2.1
Table 20.52.130(C) Existing Tree Unit
Tree Type Diameter Breast Height
of Existing Tree
Tree
Unit
Deciduous 6 to 10 inches 0.5
Greater than 10 inches 0.75
Coniferous
6 to 10 inches 0.5
Greater than 10 inches,
but less than 36 inches
0.75
36 inches and greater 1.0
D. If supplemental trees are required, the quantity of trees is determined by applying the
following procedures:
1. Determine if a pre-existing tree unit gap exists by subtracting the total existing tree units
from the required tree units:
a. If the difference is less than zero round to zero;
b. A difference of zero means no pre-existing tree unit gap is present;
c. If the difference is greater than zero, the difference is the pre-existing tree unit gap;
2. To calculate the quantity of supplemental trees required, apply the provisions in
subsection (D)(3) of this section first to those supplemental trees replacing an existing
significant tree starting in order with the largest tree to the smallest tree, and then, if
applicable, apply subsection (D)(3) of this section to those filling a pre-existing tree unit gap;
3. The quantity of supplemental trees is determined by:
a. Assigning a tree unit to each supplemental tree using Table 20.52.130(D);
b. Two supplemental trees shall be required for replacing each existing significant tree
having a diameter breast height of 24 inches and larger subject to the limitation in
subsection (D)(3)(d) of this section, and consistent with subsection (D)(2) of this section
these shall be counted first;
c. The quantity of supplemental trees shall be of a sufficient number that their total
assigned tree units added to the net existing tree units shall equal or exceed the minimum
required tree units established in subsection (B) of this section; and
d. Supplemental trees in excess of those needed to meet the minimum required tree units
shall not be required.
e. See Diagram 20.52.130 for an example of calculating supplemental trees.
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AGENDA ITEM 2.1
Table 20.52.130(D) Supplemental Tree Unit
Purpose of Supplemental
Tree
Diameter Breast Height of
Removed Tree
Tree Unit for
Supplemental Trees
Replace an existing
significant tree
6 inches to less than 24 inches 1.0
24 inches and larger 0.5
Fill a pre-existing tree unit
gap
Not applicable 1.0
Diagram 20.52.130 Example Calculating Supplemental Trees
20.52.140 Supplemental tree standards and priorities.
A. To be eligible as a supplemental tree, the tree species must be selected from the appropriate
list set forth in the “City of Medina List of Suitable Tree Species” established in MMC 20.52.050
and shall meet the following general requirements:
Inventory Existing Significant Trees:
• Three 30-inch DBH trees
• One 10-inch DBH tree
• One 6-inch DBH tree
Determine Required Tree Units:
• 15,000 sq. ft./ 1,000 sq. ft. X 0.40 Tree Density Ratio
Significant Trees Removed:
• Two 30-inch DBH trees
• One 6-inch DBH trees
Calculate Required Supplement Trees:
• 2 to replace 30-inch DBH tree = 1.0 tree unit
• 2 to replace 30-inch DBH tree = 1.0 tree unit
• 1 to replace 6-inch DBH tree = 1.0 tree unit
• 3 to Fill 2.75 Pre-existing Gap = 3.0 tree units
• Net Existing Tree Units = 1.25 tree units
Total: 7.25 tree units
Determine if Supplemental Trees required:
• 6.0 Tree Units – 1.25 Tree Units
8 supplemental trees required
3.25 Existing Tree Units
2.75 Pre-existing Tree Unit Gap
6.0 Required Tree Units
1.25 Net Existing Tree Units
4.75 Tree Units
Determine pre-existing tree unit gap
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AGENDA ITEM 2.1
1. Each supplemental tree shall have a minimum caliper of two inches, or, if the tree is
coniferous, it shall have a minimum height of six feet at the time of final inspection by the
city;
2. Trees shall be planted in a manner of proper spacing and lighting that allows them to grow
to maturity;
3. Existing trees within the boundaries of the lot having less than six inches diameter breast
height may count as supplemental trees provided the tree meets all other requirements
applicable to a supplemental tree;
4. Supplemental trees replacing existing significant trees shall have at least one tree be of the
same plant division (coniferous or deciduous) as the significant tree it is replacing; and
5. The owner of the subject lot shall take necessary measures to ensure that supplemental
trees remain healthy and viable for at least five years after inspection by the city and the
owner shall be responsible for replacing any supplemental trees that do not remain healthy
and viable for the five years after inspection by the city.
B. All trees used to satisfy the supplemental tree requirements of this chapter shall be included as
a significant tree for the purpose of this chapter.
C. Where supplemental trees are required pursuant to MMC 20.52.130(D), the trees shall be
planted in the following order of priority:
1. On-site and adjacent right-of-way. The preferred locations for on-site supplemental trees
are in the following order of priority from most important to least important:
a. Adjacent to critical areas and their associated buffers as defined in MMC Chapters
20.50 and 20.67;
b. At a minimum 20% of the trees shall be within the site perimeter as follows:
i. 10% within the first 15 feet of the front property line.
ii. 10% within the first 15 feet of the rear property line.
c. Adjacent to a low impact development (LID) stormwater facility;
d. Within the immediately adjacent right-of-way.
2. Off-site. An owner may elect to plant the required trees off-site upon written request, and
approval from the City. Except where contribution to the Medina tree fund is used in lieu of
planting required trees, application of this section shall not result in planting trees below the
minimum requirements for on-site plantings. Off-site locations include:
a. City-owned properties;
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AGENDA ITEM 2.1
b. Street rights-of-way not immediately adjacent to the property;
c. Private property with the written consent of the owner of the off-site location;
d. Other public property with the written consent of the entity with jurisdiction over the
off-site location;
e. Any other property determined appropriate by the director.
3. Fee-in-Lieu. If the director or designee determines there is insufficient area to replant on-
site or within the adjacent public right-of-way, the director or designee may authorize
payment of a fee-in-lieu in accordance with MMC. 20.52.330.
D. An owner may elect a combination of planting trees on site, off site and/or fee-in-lieu upon
written request, and approval by the City, provided:
1. The combination is consistent with the provisions of this chapter; and
2. The combination results shall be equivalent to or greater than the minimum requirements
for on-site plantings.
E. Consistent with the authority granted in MMC 20.10.040, the director may establish additional
administrative rules as necessary relating to the care and maintenance of off-site trees.
F. Existing trees at the off-site location shall not be included as satisfying tree planting
requirements.
G. Trees planted off-site in lieu of on-site requirements shall not be counted as existing trees on
the property where the off-site tree is located.
20.52.150 Minimum restoration standards for land not under development.
A. The requirements set forth in this section apply to tree removals on lots not meeting the
criteria for land under development set forth in MMC 20.52.100.
B. Removal of significant trees on a lot, including hazard and nuisance trees, is authorized only
if the restoration requirements in Table 20.52.150 are satisfied, or if the property meets the
requirements prescribed in subsection (K) of this section.
Table 20.52.150 Tree Restoration Standards
Diameter Breast Height of Removed
Tree Restoration Requirements
Each
Significant
Tree
6 to 10 inches Plant one tree
Greater than 10 inches, but less than 24
inches
Plant two trees
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AGENDA ITEM 2.1
Diameter Breast Height of Removed
Tree Restoration Requirements
24 inches and larger Plant three trees
Legacy trees See MMC 20.52.120
Hazard trees – 10 inches and larger Plant one tree
C. To be eligible as a restoration tree, the tree species must be selected from the appropriate list
in the “City of Medina List of Suitable Tree Species” established in MMC 20.52.050.
D. Restoration trees shall be planted within the boundaries of the lot, except as authorized
pursuant to subsection (J) of this section.
E. Restoration trees shall be planted in a manner of proper spacing and lighting that allows them
to grow to maturity.
F. Each restoration tree shall have a minimum caliper of two inches or, if the tree is coniferous, it
shall have a minimum height of six feet at the time of final inspection by the city.
G. Existing trees on site having less than six inches diameter breast height may be included as
restoration trees provided:
1. The subject tree is located within the boundaries of the lot; and
2. The subject tree meets all of the other requirements applicable to restoration trees.
H. The owner of the subject lot shall take necessary measures to make certain that restoration
trees remain healthy and viable for at least five years after inspection by the city and the owner
shall be responsible for replacing any restoration trees that do not remain healthy and viable for
the five years after inspection by the city.
I. All trees used to satisfy the restoration requirements of this chapter shall be included as a
significant tree for purposes of this chapter.
J. In lieu of the tree restoration requirements prescribed by this section, an owner may satisfy the
requirements for restoration trees by meeting the requirements for off-site tree planting set forth
in MMC 20.52.140.
K. The restoration requirements in Table 20.52.150 for removing significant trees shall be
waived if the following criteria are satisfied:
1. The subject lot contains a sufficient number of significant trees to meet the performance
standard for required trees established in MMC 20.52.130; and
2. The owner demonstrates that removal of the significant tree, including hazard and
nuisance trees, will not result in a failure to meet the performance standards for required
trees established in MMC 20.52.130. (Ord. 923 § 20, 2015; Ord. 909 § 2 (Att. A), 2014)
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AGENDA ITEM 2.1
20.52.160 Lots 12,000 square feet or less.
Repealed by Ord. 923. (Ord. 909 § 2 (Att. A), 2014)
20.52.200 Hazard tree risk assessment.
A. Hazard trees are trees assessed by the city arborist as having a high to extreme risk rating
using the International Society of Arborists Tree Risk Assessment Qualification (TRAQ) method
in its most current form.
B. Steps in the TRAQ method in developing a tree risk rating include the following:
1. Identify possible targets and estimate occupancy rate;
2. Inspect tree and identify tree parts that could fail and strike targets (referred to as failure
mode);
3. For each significant failure mode identified:
a. The likelihood of failure is assessed;
b. The likelihood of a tree part impacting a target is assessed;
c. The likelihood of a tree failure impacting a target is assessed;
d. Consequences of failure are estimated;
e. The risk is designated pursuant to the matrix in Table 20.52.200(C);
f. Possible mitigation treatments to reduce the risk are identified;
g. The risk is again designated pursuant to the matrix in Table 20.52.200(C) after
mitigation treatment is completed.
4. When assessing the risk of a tree, the city arborist shall evaluate the tree based on existing
conditions and shall exclude possible impacts caused by new development, any land
alteration activity, or other similar such activities that might otherwise unnaturally cause the
risk rating to increase.
C. The following table is from the International Society of Arborists TRAQ method and denotes
the risk rating matrix used to assess levels of tree risk as a combination of likelihood of a tree
failing and impacting a specified target, and the severity of the associated consequences should
the tree or any part of the tree fail:
Table 20.52.200(C) Tree Risk Rating Matrix
Likelihood of Failure or
Impact
Consequences
Negligible Minor Significant Severe
Very Likely Low Risk Moderate Risk High Risk Extreme Risk
Likely Low Risk Moderate Risk High Risk High Risk
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AGENDA ITEM 2.1
Likelihood of Failure or
Impact
Consequences
Negligible Minor Significant Severe
Somewhat likely Low Risk Low Risk Moderate Risk Moderate Risk
Unlikely Low Risk Low Risk Low Risk Low Risk
1. The consequences listed in Table 20.52.200(C) have meanings as follows:
a. Extreme Risk. This category applies to trees in which failure is “imminent” and there
is a high likelihood of impacting a target, and the consequences of the failure are
“severe.”
b. High Risk. This category applies to situations in which consequences are significant
and likelihood is “very likely” or “likely,” or when consequences are “severe” and
likelihood is “likely.”
c. Moderate Risk. This category applies to trees in which consequences are “minor” and
likelihood is “very likely” or “likely” or when likelihood is “somewhat likely” and the
consequences are “significant” or “severe.”
d. Low Risk. This category applies to trees in which consequences are “negligible” and
likelihood is “unlikely”; or when consequences are “minor” and likelihood is “somewhat
likely.”
2. Definitions of TRAQ method terminology that are not set forth in this chapter or Chapter
20.12 MMC can be found in the article “Qualitative Tree Risk Assessment” by E. Thomas
Smiley, Nelda Matheny, and Sharon Lilly on file at Medina City Hall.
3. Potential targets are permanent structures or an area of moderate to high use. Where a
target does not exist, applicants should consider routine pruning and maintenance to mitigate
hazards.
D. Where a tree is found to have a high or extreme risk, the city arborist may authorize hazard
pruning to mitigate the risk rather than removing the entire tree.
E. If the city arborist assesses a tree to have a high or extreme risk and mitigation of the risk
through pruning or moving of potential targets is not feasible, the city arborist shall designate the
tree a hazard tree. (Ord. 923 § 22, 2015)
20.52.210 Nuisance tree.
A. A nuisance tree, for purposes of this chapter, is a tree whose branches, stem and/or roots
cause one or more of the following conditions to exist:
1. Substantial physical damage to public or private structures;
2. A qualified professional provides verification based on conditions on the property that
substantial physical damage will occur within five years to a building containing a principal
use;
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AGENDA ITEM 2.1
3. Substantially impairs, interferes or restricts streets, sidewalks, sewers, power lines,
utilities or other public improvements;
4. Substantially impairs, interferes, or obstructs any street, private lane, or driveway; or
5. The tree is diseased and restoration of the tree to a sound condition is not practical.
B. Designation of a nuisance tree is by the director following receipt of a written request and
findings are made supporting a nuisance designation using the following criteria:
1. One or more of the conditions in subsection (A) of this section is present;
2. The nuisance associated with the subject tree cannot be corrected by reasonable measures
including, but not limited to, pruning, cabling, bracing, or if feasible, relocating structures
and other improvements; and
3. Other relevant information provided by the applicant and the city’s inspection of the
subject tree. (Ord. 923 § 23, 2015)
20.52.220 City arborist established.
The director shall appoint a person to the position of city arborist who shall be assigned
responsibility for evaluating the hazardousness of trees and other duties consistent with the
requirements of this chapter. (Ord. 923 § 24, 2015)
20.52.300 Notice of tree removal involving no construction.
A. Property owners removing a significant tree requiring a permit under MMC 20.52.310, but
not undergoing new construction or land alteration activity, shall notify the city at least 10
calendar days prior to the date the tree will be removed. The director may reduce this time with
receipt of a written request from the applicant and upon finding that the lesser time will provide
the city reasonable notification.
B. All property owners removing a nonsignificant tree that does not require a permit are
encouraged, but not required, to notify the city of the tree removal at least 48 hours prior to the
tree being removed. (Ord. 923 § 25, 2015)
20.52.310 Tree activity permits.
A. This section sets forth the criteria for applying permits that implement this chapter. All uses
and activities not requiring a permit must still comply with this chapter.
B. An administrative tree activity permit meeting the requirements set forth in MMC 20.70.050
is required for the following activities unless a permit is required elsewhere under this section:
1. Land designated under development as determined in MMC 20.52.100;
2. Removal at any time of a significant tree, including hazard and nuisance trees, located on
private property or Washington State controlled land associated with the SR 520 highway;
3. Removal of any nonsignificant tree, including hazard and nuisance trees, located on
private property or Washington State controlled land associated with the SR 520 highway
that is located within 200 feet of Lake Washington pursuant to MMC 20.60.050;
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AGENDA ITEM 2.1
4. Removal or pruning of any tree that is:
a. Six inches or larger diameter breast height size;
b. Located in any open or closed city right-of-way; and
c. Designated a hazard tree pursuant to MMC 20.52.200, or involving hazard pruning
authorized by the director.
C. An administrative right-of-way tree activity permit meeting the requirements set forth in
MMC 20.71.050 is required for the following activities:
1. Removal of any tree, excluding hazard trees, that is:
a. Six inches or larger diameter breast height size;
b. Located in any open or closed city right-of-way;
c. Application for the permit is made by the owner of property adjoining the right-of-
way where the tree is located measured to the centerline of the right-of-way; and
d. The removal does not require a nonadministrative right-of-way activity permit under
subsection (D) of this section.
2. Pruning of any tree, excluding hazard pruning, that is:
a. Six inches or larger diameter breast height size;
b. Located in any open or closed city right-of-way;
c. Application for the permit is made by an owner of property adjoining the right-of-way
where the tree is located measured to the centerline of the right-of-way; and
d. Excluding pruning activity that:
i. Follows ANSI standards in their most recent form;
ii. Does not endanger the life of the tree in the opinion of the director;
iii. Does not remove more than 25 percent of the natural canopy of the tree;
iv. Does not remove a limb having a diameter greater than three inches; and
v. Application for the pruning is made by an owner of property adjoining the right-of-
way where the tree is located measured to the centerline of the right-of-way.
D. A nonadministrative right-of-way tree activity permit meeting the requirements set forth in
MMC 20.72.090 is required for the following activities:
1. Removal of any tree, excluding hazard trees, which is:
a. Six inches or larger diameter breast height size;
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AGENDA ITEM 2.1
b. Located in any open or closed city right-of-way; and
c. Application for the permit is made by an owner of property who is not adjoining the
right-of-way where the tree is located measured to the centerline of the right-of-way.
2. Pruning or removal of any tree, excluding hazard trees and hazard pruning, for any
purpose, which is:
a. Six inches or larger diameter breast height size;
b. Located in any open or closed city right-of-way; and
c. Application for the permit is made by a public or private utility or their agent.
3. Removal at any time of a significant tree, excluding hazard trees, which is:
a. Fifty inches or larger diameter breast height size;
b. Located in any open or closed city right-of-way; and
c. Application for the permit is made by an owner of property adjoining the right-of-way
where the tree is located measured to the centerline of the right-of-way.
E. A nonadministrative tree activity permit meeting the requirements set forth in MMC
20.72.100 is required for the following:
1. Removal at any time of a significant tree, excluding hazard trees, which is:
a. Fifty inches or larger diameter breast height size;
b. Located on private property; and
c. Located outside of the footprint of a building containing the principal use of the
property.
2. The director may modify the procedures for deciding a nonadministrative tree activity
permit and approve the application using a Type 2 decision process provided:
a. The subject tree is designated a nuisance tree pursuant to MMC 20.52.210; and
b. During the public comment period, the city does not receive any written objection to a
Type 2 decision decided by the director being used; and
c. The approval criteria in MMC 20.72.100 are satisfied. (Ord. 923 § 26, 2015)
20.52.320 Tree preservation plan.
A. Permits for lands under development and permits for removing city trees in city rights-of-way
shall include a tree preservation plan containing the following information:
1. A survey plan prepared by a Washington State licensed surveyor that includes the
following:
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AGENDA ITEM 2.1
a. Topography of the site at two-foot contour intervals;.
b. Critical areas as defined in Chapters 20.50 and 20.67 MMC.
2. A site plan drawing showing the following:
a. Proposed improvements, alterations or adjustments to the subject property including,
but not limited to, buildings, driveways, walkways, patios, decks, utilities, and proposed
contours;.
b. Existing structures, whether proposed to remain or proposed for removal.
c. The shoreline jurisdiction as defined in RCW 90.58.030, if applicable to the property.
3. A tree-planting plan that includes:
a. The location, genus, species, common name, and size of all significant trees located
within the boundaries of the property and within any adjoining city rights-of-way and
notation of which significant trees will be retained and which are proposed to be
removed.
b. If existing trees that are less than six inches diameter breast height are to be counted
as supplemental trees, the location, genus, common name, and size of such tree.
c. Compliance with the following objectives:
i. Trees shall be incorporated as a site amenity with strong emphasis on tree
protection. To the extent possible, forested sites should retain their forested look,
value, and function after development.
ii. Trees should be preserved as vegetated islands and stands rather than as
individual, isolated trees scattered throughout the site.
iii. Trees to be preserved shall be healthy and wind-firm as identified by a qualified
arborist.
iv. Preservation of significant trees as follows:
1. Significant trees which form a continuous canopy.
2. Significant trees located adjacent to critical areas and their associated
buffers.
3. Significant trees located within the first 15 feet adjacent to a property
line.
4. Significant trees which will be used as part of a low impact development
(LID) storm water facility.
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5. Significant trees over sixty (60) feet in height or greater than twenty-four
(24) inches diameter breast height.
c. For lots larger than 20,000 square feet, excluding lots within the shoreline jurisdiction
as defined by MMC 20.66.050, the tree density ratio shall be achieved as follows:
i. At least 20 percent of the required significant trees as determined by MMC
20.52.130 shall be retained equally within the site perimeter as follows:
1. 10 percent within the first 15-feet of the front property line.
2.10 percent within the first 15-feet of the rear property line.
ii. At least 20 percent of the required significant trees as determined by MMC
20.52.130 shall be retained within the site interior.
e. Compliance with the required tree density ratio pursuant to MMC Table 20.52.130(B).
f. If applicable, a list of supplemental trees to be planted consistent with the
requirements of this chapter;.
g. If right-of-way trees are proposed for removal, an analysis of the tree mitigation and a
list of replacement trees to be planted;.
h. The list of required tree plantings shall include the size, genus, species and common
names.
i. As applicable, a proposed landscaping plan that includes the required tree plantings
and other vegetation being planted, as appropriate, for determining compliance with
other provisions of the Medina Municipal Code (i.e., grading and drainage and shoreline
master program regulations).
B. The director may authorize modifications to the tree preservation plan on a case-by-case basis
that reduce submittal requirements if the director concludes such information to be unnecessary.
C. The director may require additional information to be included with the tree preservation plan,
such as tree protection measures, where the director concludes the information is necessary to
determine compliance with this chapter.
D. The applicant may combine the survey, site plan drawing, and/or tree preservation plan into a
single document, or may combine the required information with other documents, provided the
city determines the submitted information is reasonably easy to understand. All plans shall be
drawn to a scale acceptable by the director.
E. Permits not involving land under development do not require a tree preservation plan.
However, this shall not preclude the director from requiring such information as necessary to
determine compliance with this chapter.
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AGENDA ITEM 2.1
20.52.330 Fee-in-lieu of supplemental plantings.
A. The director or designee may authorize payment of a fee-in-lieu provided:
1. There is insufficient area on the lot or adjacent right-of-way to meet the number of
replacement inches prescribed by MMC 20.52.130; or
2. Tree replacement provided within public right-of-way or a city park in the vicinity will be
of greater benefit to the community.
3. Fees shall be provided in lieu of on-site tree replacement based upon the following:
a. The expected tree replacement cost including labor, materials, and maintenance for
each replacement tree; and
b. The most current Council of Tree and Landscape Appraisers Guide for Plant
Appraisal.
5. The applicant executes a written agreement with the City demonstrating compliance with
the criteria in this section.
20.52.340 Tree protection measures during construction.
A. Tree protection measures shall be implemented and maintained before and during all
construction activities to ensure the preservation of significant trees that are planned to be
retained. Tree protection measures shall be shown on grading and drainage plans, tree protection
plans, and construction mitigation plans.
B. Tree protection measures shall include, but are not limited to, the following:
1. Establish tree protection zones and install protective fencing at the drip line or other
barriers that are at least four feet in height, except where tree protection zones are remote
from areas of land disturbance, and where approved by the director, alternative forms of tree
protection may be used in lieu of tree protective fencing; provided, that the critical root
zones of protected trees or stands of trees are clearly delineated and protected;
2. Limit grading levels around subject trees to not raise or lower grades within the larger of
the following areas:
a. The drip line area of the tree; or
b. An area around the tree equal to one foot in diameter for each inch of tree diameter
measured at DBH;
3. Installation of a tree well, but only where necessary and only with pre-approval of the city;
4. Designation of areas on site for parking, material and equipment storage, construction
ingress and egress, and similar designated areas that do not negatively impact significant
trees;
5. Locate trenches for utilities that minimize negative effects on the tree root structure with
provisions for filling the trenches with a suitable growing medium in the vicinity of the trees;
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AGENDA ITEM 2.1
6. Employ measures to protect critical root systems from smothering and compaction;
7. Implement a tree care program during construction to include watering, fertilizing,
pruning and pest control; and
8. Measures for the disposal of potentially harmful items such as excess concrete, polluted
water runoff, and other toxic materials.
C. The director may approve deviations to the tree protection measures set forth in subsection
(B) of this section if the director determines that the deviation will provide equal or better tree
protection than the required tree protection measure. (Ord. 923 § 28, 2015)
20.52.400 City tree removals.
A. This section sets forth the requirements applicable to all trees located on city-owned property
and city rights-of-way.
B. General Provisions.
1. This section is intended to be of general application for the benefit of the public at large; it
is not intended for the particular benefit of any individual person or group of persons other
than the general public;
2. In addition to the limits set forth in MMC 20.52.020, no city tree shall be broken, injured,
mutilated, killed, destroyed, pruned or removed unless authorized by the provisions of this
section; and
3. The exemptions in MMC 20.52.030 apply to this section.
C. Pruning and trimming of city trees is permitted provided ANSI standards in their most recent
form are followed and the trimming and pruning comply with the requirements for tree activity
permits set forth in MMC 20.52.310.
D. Removal of a city tree located within an open or closed city right-of-way may be allowed for
the following:
1. Hazard trees designated pursuant to MMC 20.52.200;
2. Nuisance trees designated pursuant to MMC 20.52.210;
3. Trees not suitable under utility lines, or in the city right-of-way, as prescribed in the “City
of Medina List of Suitable Tree Species”;
4. Any tree having less than a 10-inch diameter breast height size; and any trees not included
on the “City of Medina Suitable Tree Species List” for the right-of-way having less than a
36-inch diameter breast height size;
5. Trees where pruning and trimming for utilities caused significant defects to the primary
stem of the tree resulting in significant abnormal growth;
6. Trees where removal is necessary to allow vehicle access to a property;
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AGENDA ITEM 2.1
7. Trees where removal is necessary to restore a view significantly obstructed by the tree
provided all of the following criteria are satisfied:
a. The owner of the adjoining property to the subject tree and the city both accept
allowance to have the tree removed;
b. The person claiming the view obstruction establishes the tree causes an unreasonable
view obstruction using the provisions established in MMC 18.16.040 through 18.16.080;
and
c. The approval of a nonadministrative right-of-way activity permit is obtained pursuant
to MMC 20.72.090.
E. Where subsection (D) of this section allows removal of a city tree, the following shall apply:
1. Removal of city trees, including hazard and nuisance trees, is permitted only if
replacement trees are planted in accordance with the requirements in Table 20.52.400(E)(1),
except as allowed otherwise by this section;
Table 20.52.400(E)(1) Replacement City Trees
Diameter Breast
Height of Removed
Tree
Significant/Nonsignificant
Tree Species
Tree
Replacement
Each Tree (Include
Nuisance Trees)
Less than 6 inches All None
6 to 10 inches All Plant one tree
Greater than 10 inches,
but less than 24 inches
Nonsignificant Plant one tree
Significant Plant two trees
24 inches and larger Nonsignificant Plant two trees
Significant Plant three trees
Each Hazard Tree 6 to 10 inches All None
Greater than 10 inches All Plant one tree
2. Replacement trees shall meet the following standards:
a. To be eligible as a replacement tree, the tree species must be selected from the
appropriate list in the “City of Medina List of Suitable Tree Species” established in
MMC 20.52.050;
b. Replacement trees shall be planted within the city right-of-way adjoining the subject
lot;
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AGENDA ITEM 2.1
c. Each replacement tree shall have a minimum caliper of two inches or, if the tree is
coniferous, it shall have a minimum height of six feet at the time of final inspection by
the city;
d. Replacement trees shall be planted in a manner of proper spacing and lighting that
allows them to grow to maturity;
e. At least one replacement city tree shall be of the same plant division (coniferous or
deciduous) as the city tree removed;
f. Approval to remove a city tree shall include conditions to make certain that
replacement trees remain healthy and viable for at least five years after inspection by the
city, including measures to replace those replacement trees that do not remain healthy
and viable;
3. In addition to the requirement for replacement trees in subsections (E)(1) and (2) of this
section, the public benefits lost due to the removal of the city tree shall be mitigated by
paying a contribution to the Medina tree fund in accordance with the following:
a. The contribution shall be determined by multiplying the diameter breast height inches
of the tree removed (significant and nonsignificant tree species) by a rate of $25.00;
b. Where more than one city tree is removed, the contribution for each removed tree
shall be added together to produce the total payment to the Medina tree fund;
c. The contribution rate for a city tree designated a hazard pursuant to MMC 20.52.200
is zero;
d. If removal of the city tree was not authorized by the city at the time of its removal, the
contribution rates shall triple and be in addition to any other penalties that might apply;
e. Unless a city tree qualifies for the emergency exemption pursuant to MMC
20.52.030(B), city trees removed before a hazard or nuisance determination is made by
the city shall be presumed not to be a hazard or a nuisance.
F. The following planting requirements apply within the city right-of-way when a city tree is
removed:
1. The maximum number of trees in the city right-of-way shall be one tree for each 17 feet of
linear public street frontage, or one tree for each 300 square feet of plantable area within the
city right-of-way, whichever is greater, adjoining the subject lot;
2. The director may increase the maximum number of city trees prescribed in subsection
(F)(1) of this section, provided there is sufficient space in the city right-of-way adjoining the
lot to accommodate the increase in city trees;
3. If the tree replacement requirements prescribed in subsection (E) of this section would
result in the total number of city trees in the right-of-way to exceed the maximum prescribed
in subsection (F)(1) or (2) of this section, an applicant shall contribute $290.00 to the
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AGENDA ITEM 2.1
Medina tree fund for each replacement tree above the maximum in lieu of planting
replacement trees above the maximum;
4. If the tree replacement requirements prescribed in subsection (E) of this section would
result in the total number of city trees in the right-of-way to be below the maximum
prescribed in subsection (F)(1) or (2) of this section, an applicant may plant additional trees
in the right-of-way, subject to the limits in subsection (F)(1) or (2) of this section, and reduce
contributions to the Medina tree fund by:
a. Six hundred dollars for each coniferous tree planted;
b. Five hundred dollars for each deciduous tree planted; and
5. New trees shall not be planted within three feet of the edge of any paved roadway.
G. The requirements of this section may be used to satisfy the requirements set forth in MMC
20.52.410.
H. Where a proposal includes application of this section and application of MMC 20.52.130
and/or 20.52.150, the requirements for supplemental trees and restoration trees shall be applied
independent of the requirements in this section for replacement trees. (Ord. 958 § 3, 2018; Ord.
923 § 29, 2015)
20.52.410 Minimum street tree standards.
A. This section shall apply to properties adjoining the following city rights-of-way:
1. Minor arterial and collector street rights-of-way as defined in Chapter 10.08 MMC;
2. NE 8th Street;
3. 82nd Avenue NE between NE 8th Street and NE 12th Street;
4. 84th Avenue NE south of NE 12th Street; and
5. Evergreen Point Road north of 78th Place NE.
B. The following street tree standards shall apply when the lot adjoining the right-of-way is
under development pursuant to MMC 20.52.100:
1. There shall be at least one city tree planted for each 300 square feet of plantable area
within the city right-of-way adjoining the lot with a minimum of two trees planted; and
2. The new city trees planted shall have a minimum two-inch caliper with coniferous trees
also having a minimum height of six feet at the time of final inspection; and
3. The requirements of this subsection may be satisfied with existing trees in the adjoining
city right-of-way measured to the centerline; and
4. New city trees shall not be planted within three feet of the edge of any paved roadway;
and
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5. Trees shall be planted in an informal pattern to create a natural appearance.
C. The following exceptions shall apply:
1. Shrubs, trees and plantings within the required sight line areas at private drives, private
lane outlets and street intersections shall not interfere with required sight distances;
2. The director may waive the requirements of this section if the right-of-way to be planted is
planned for modification in the Medina capital improvements plan. (Ord. 923 § 30, 2015)
20.52.420 Owner responsibility within city rights-of-way.
A. All owners of property adjoining a city right-of-way shall be responsible for maintaining all
trees, shrubs, and other landscaping planted in the adjoining right-of-way by the property owner
or previous owner of the property, or for which responsibility has been assumed by the owner
through a recorded agreement with the city.
B. All owners of the property adjoining a city right-of-way shall ensure the trees, shrubs and
landscaping in the right-of-way adjoining their property do not interfere with the free passage of
vehicles and pedestrians or cause any risk of danger to the public or property.
C. No hazardous or destructive tree species shall be planted in the city rights-of-way. The city
shall maintain a list of suitable trees that are acceptable to be planted in city rights-of-way
consistent with MMC 20.52.050.
D. The requirements of this section shall apply equally to the city rights-of-way whether the
city’s title to the right-of-way was obtained by dedication, condemnation, deed or in any other
manner.
E. For the purpose of this chapter, an owner shall be considered adjoining up to the centerline of
the city right-of-way. (Ord. 923 § 31, 2015)
20.52.500 Liability.
Consistent with MMC 20.10.070, nothing contained in this chapter shall be construed or form
the basis for any liability on the part of the city, or its officers, agents, consultants or employees,
for any injury or damage resulting from any person’s failure to comply with the provisions of
this chapter or by reason of or in consequence of any act or omission in connection with the
implementation of or enforcement of this chapter. (Ord. 923 § 32, 2015)
20.52.510 Other general provisions.
A. Implementation and Costs.
1. All costs associated with trimming and removal of trees shall be the responsibility of the
applicant or property owner; and
2. Any tree trimming or removal governed by this chapter shall be performed by a state of
Washington licensed tree service contractor, bonded and insured for the liabilities associated
with tree removal.
B. Survey. The city may require as a condition of approving a tree removal permit that the
applicant obtain a survey by a state of Washington licensed surveyor to determine if the trees
75
AGENDA ITEM 2.1
described in the application are located on the subject property, or if a tree is located within a
city right-of-way.
C. Supplemental Notice. The following shall supplement noticing requirements set forth in
MMC 20.80.140(A) when applied to tree activity permits:
1. Notice shall be posted on or near the subject tree or trees in a manner that clearly
identifies all trees being considered under the application;
2. The director may approve the use of a variety of reasonable methods to identify trees
provided the methods clearly identify all trees being considered under the application; and
3. The director may require additional notices to be posted when, in the opinion of the
director, it is determined necessary to provide reasonable notification to the public of a
pending application.
D. Limitations on Occupancy. A certificate of occupancy shall not be issued until all required
tree plantings and landscaping associated with this chapter is complete and receives final
approval from the city. Temporary occupancy may be granted pursuant to MMC 20.40.100
before completion of the tree planting and landscaping work provided all of the following criteria
are satisfied:
1. The property owner provides a financial guarantee to the city to ensure completion of the
tree planting and landscaping;
2. The financial guarantee may take the form of a bond, line of credit, cash deposit, or
another form acceptable to the city;
3. The minimum amount of the financial guarantee shall be 150 percent of the estimated cost
of landscaping and required tree plantings not completed at the time of the inspection; and
4. Terms of the financial guarantee shall include, but are not limited to, conditions for
approving the financial guarantee, a timeframe for the work to be completed, and terms
under which the city shall release the financial guarantee.
E. View and Sunlight Obstructions Caused by Trees. Pursuant to MMC 18.16.040, unreasonable
obstructions of views or sunlight by uncontrolled growth or maintenance of trees may constitute
a private nuisance subject to redress as set forth in Chapter 18.16 MMC. (Ord. 923 § 33, 2015)
76
AGENDA ITEM 2.1
Tree Permit
Number
Address Total Tree
Units
Total Actual
Trees (not in
units)
Sig. Tree
Units
Removed
Actual
Sig. Trees
Removed
Sig. Tree
Units
Remain
Actual
Remaining
Sig. Trees
Required
Tree
Units
Required
Supplemental
Tree Units
Actual Suplemental
Trees Planted (not in
units)
Sq. Ft.
TREE-15-023 2403 76TH AVE NE 60.5 71 20.5 26 40 45 19 None required 0 52,345
TREE-15-024 7916 NE 22ND ST 21.5 22 1.75 1 19.75 21 9 None required 0 24,487
TREE-15-026 1425 80TH AVE NE 5.75 6 1 1 4.75 5 4 None required 0 10,975
TREE-15-032 923 76TH AVE NE 141.75 145 1 1 140.75 144 82 None required 0 232,610
TREE-15-038 3242 78TH PL NE 11.5 13 4.5 5 7 8 7 None required 0 20,023
TREE-15-040 8703 NE 11TH ST 7.75 7 1 1 6.75 6 5 None required 0 12,653
TREE-15-042 3239 EVEGREEN PT RD 22 23 14 15 8 8 7 None required 0 20,000
TREE-15-043 7640 NE 12TH ST 11.25 12 0 0 11.25 12 7 None required 0 19,844
TREE-16-002 8658 NE 7TH ST 33 34 7.5 8 25.5 26 9 None required 0 24,550
TREE-16-003 3225 EVERGREEN POINT RD 0 0 0 0 0 0 8 8 8 20,350
TREE-16-006 2209 79TH AVE NE 5.25 6 2.5 3 2.75 3 3 0.5 1 8,119
TREE-16-013 2000 79TH AVE NE 35.5 38 20.5 22 15 16 14 None required 0 40,642
TREE-16-015 820 80TH AVE NE 8.5 9 2 2 6.5 7 5 None required 0 13,815
TREE-16-023 830 80TH AVE NE 15.25 16 5 5 10.25 11 5 None required 0 13,816
TREE-16-026 1456 76TH AVE NE 15.5 16 10 10 5.5 6 8 3 6 20,373
TREE-16-027 2656 78TH AVE NE 5 6 2 2 3 4 6 3 5 15,564
TREE-16-030 2637 77TH AVE NE 22.25 23 0.75 1 21.5 22 7 None required 0 16,240
TREE-16-031 2426 78TH AVE NE 4.75 5 0.75 1 4 4 3 None required 0 8,119
TREE-16-032 7650 NE 10TH ST 24.5 26 14.25 18 10.25 8 6 None required 0 16,051
TREE-16-033 3311 EVERGREEN POINT RD 33.75 35 8.25 9 25.5 26 10 None required 0 26,136
TREE-16-036 1632 77TH AVE NE 6.25 6 0 0 6.25 6 7 1 1 18,449
TREE-16-037 7841 NE 21ST ST 2.5 3 1.5 2 1 1 9 8 8 24,911
TREE-16-042 1013 84TH AVE NE 8.5 10 0 0 8.5 10 5 None required 0 12,163
TREE-16-048 1625 RAMBLING LN 22.5 23 0 0 22.5 23 18 None required 0 52,707
TREE-16-051 911 87TH AVE NE 6.75 7 2 2 4.75 5 6 1.25 3 17,030
TREE-16-053 7842 NE 21ST ST 35.5 36 17.75 18 17.75 18 9 None required 0 24,345
TREE-16-057 2750 EVERGREEN POINT RD 23 25 13.5 15 9.5 10 6 None required 0 16,963
TREE-16-061 7842 NE 14TH ST 20 21 9 9 11 12 8 None required 0 19,868
TREE-17-001 8400 NE 7TH ST 7.25 8 3 3 4.25 5 9 4.75 7 23,784
TREE-17-003 520 EVERGREEN PT RD 1.25 1 0 0 1.25 1 3 1.75 2 9,600
TREE-17-008 543 OVERLAKE DR E 23 25 1 1 22 24 5 None required 0 13,826
TREE-17-010 619 84TH AVE NE 17.75 18 8 8 9.75 10 8 None required 0 21,625
TREE-17-011 2625 82ND AVE NE 6.75 7 1 1 5.75 6 6 0.25 2 16,355
TREE-17-013 7871 NE 21ST ST 53 55 25.5 26 27.5 29 9 None required 0 25,763
TREE-17-022 3401 EVERGREEN POINT RD 27.25 29 1 1 26.25 28 10 None required 0 27,007
TREE-17-025 2209 79TH AVE NE 2.75 3 0.75 1 2 2 3 1 2 8,119
TREE-17-028 7819 NE 10TH ST 6.75 8 2.5 2 4.25 6 4 None required 0 10,650
TREE-17-033 1306 EVERGREEN POINT RD 20 21 11.75 12 8.25 9 6 None required 0 16,368
TREE-17-038 8233 OVERLAKE DR W 3.5 4 0 0 3.5 4 5 1.5 2 10,668
TREE-17-040 8700 NE 11TH ST 6.25 7 2 2 4.25 5 4 None required 0 11,288
TREE-17-041 7842 NE 10TH ST 11.25 12 6.5 7 4.75 5 6 1.25 2 16,000
TREE-17-044 2612 79TH AVE NE 10 10 2 2 8 8 6 None required 0 16,240
TREE-17-046 2610 82ND AVE NE 4 4 3 3 1 1 5 4 5 15,388
TREE-17-047 7545 NE 28TH PL 24.25 27 12.5 13 11.75 14 13 1.25 15 36,370
TREE-17-048 2841 76TH AVE NE 76 80 11.25 12 64.75 68 16 None required 0 44,789
TREE-17-051 3244 76TH AVE NE 12.25 13 6.5 7 5.75 6 7 1.25 1 21,208
TREE-17-054 8423 Midland Road 5.5 6 2.5 3 3 3 5 2 2 12,920
TREE-17-060 1201 76TH AVE NE 67 67 7 6 60 61 48 None required 0 136,900
TREE-18-002 7852 NE 14TH ST 9.5 10 5.5 6 4 4 3 None required 0 8,675
TREE-18-005 433 86TH AVE NE 5.25 6 0.75 1 4.5 5 7 2.75 5 17680
TREE-18-013 1221 EVERGREEN POINT RD 79.5 86 48.75 51 30.75 35 23 None required 0 67,700
TREE-18-017 202 OVERLAKE DR E 19.25 20 13 14 6.25 6 9.5 3.25 4 26,400
TREE-18-019 515 OVERLAKE DR E 7.5 9 1 1 6.5 8 4 None required 0 9,900
TREE-18-022 3265 EVERGREEN PT RD 18.5 19 11 11 7.5 8 7 None required 0 20,023
TREE-18-023 3267 EVERGREEN PT RD 17 17 12 12 5 5 8.5 3.5 8 23,967
TREE-18-024 3263 EVERGREEN PT RD 19.5 21 10.5 11 9 10 12.25 3.5 8 34,342
TREE-18-031 8426 OVERLAKE DR W 11.75 15 8 10 3.75 5 9 5.25 6 25,828
TREE-18-032 7747 OVERLAKE DR W 23.75 25 13.5 14 10.25 11 22 1.75 5 62,153
TREE-18-035 1024 82ND AVE NE 4 4 1 1 3 3 2.5 None required 0 6,925
TREE-18-037 1655 73RD AVE NE 15.25 18 6 7 9.25 11 9 None required 8 21,720
TREE-18-038 111 84th AVE NE 53 57 24.75 27 28.25 30 28 None required 0 79,918
TREE-19-009 1637 77TH AVE NE 25 26 5.75 6 19.25 20 12 None required 0 32,614
TREE-19-019 607 86th Ave NE 14.25 15 8.75 9 5.5 6 6 0.5 1 17,036
TREE-19-021 2519 82nd Ave NE 9.5 10 2.75 3 6.75 7 5 None required 0 12,024
TREE-19-023 2230 Evergreen Point Rd 14.75 15 7.75 8 7 7 6 None required 0 16,238
TREE-19-024 8080 NE 24TH ST 4.75 5 2 2 2.75 3 6 3.25 5 15,952
TREE-19-026 7648 NE 12th St 25.5 26 16.5 17 9 9 7 None required 0 19,850
TREE-19-032 7838 NE 8TH ST 17 18 7.25 8 9.75 10 6 None required 0 15,971
TREE-19-034 2436 82nd Ave NE 24 24 4.25 4 19.75 20 6 None required 0 15,948
TREE-19-038 2231 78TH AVE NE 10.25 11 4.75 5 5.5 6 12 6.5 9 32,485
TREE-19-044 1848 77th Ave NE 17.25 18 10.75 11 6.5 7 9 2.5 4 25,586
TREE-19-045 226 Overlake Dr E 4.25 5 1.75 2 2.5 3 7 5.5 7 17,820
TREE-19-049 3300 78TH PL NE 21.25 22 12.75 13 8.5 9 7 None required 0 18,675
TREE-19-057 1405 Evergreen Point Rd 39.25 44 0.75 1 38.5 43 12 None required 0 34,105
TREE-19-058 8015 NE 28th St 10.5 11 5.75 6 4.75 5 4 None required 0 9,382
77
AGENDA ITEM 2.1
TREE-19-062 7823 NE 14TH ST 21.25 26 12.75 14 8.5 12 7 None required 0 19,862
TREE-19-063 2019 79TH AVE NE 42.5 43 32.75 33 9.75 10 9 None required 0 23,219
TREE-19-072 2033 77TH AVE NE 2 2 1 1 1 1 3 2 2 8,188
TREE-19-076 8297 Overlake Dr W 24.25 26 7.25 8 17 18 11 None required 0 124,636
TREE-19-080 1010 84TH AVE NE 6.75 9 3.75 5 3 4 4 1 1 8,979
TREE-19-081 442 87TH AVE NE 63 73 28.5 33 34.5 40 21 None required 0 59,480
TREE-20-002 850 80TH AVE NE 20.25 21 11 11 9.25 10 7 None required 0 17,904
TREE-20-004 8909 GROAT PT 3.75 5 0.75 1 3 4 8 5 5 23,188
TREE-20-005 444 OVERLAKE DR E 8.25 10 5 6 3.25 4 5 1.75 3 13,950
TREE-20-006 438 OVERLAKE DR E 20 22 10 12 10 10 7 None required 0 19,970
TREE-20-008 2626 78TH AVE NE 10 10 7 7 3 3 3 None required 0 8,120
TREE-20-009 2632 78TH AVE NE 7 7 2 2 5 5 3 None required 0 8,120
TREE-20-010 1407 76TH AVE NE 23.25 25 5.5 6 17.75 19 11 None required 0 30,004
TREE-20-011 2451 78TH AVE NE 6.75 7 4 4 2.75 3 3 0.25 2 8,119
TREE-20-012 619 84TH AVE NE 21.5 23 2.75 3 18.75 20 8 None required 0 21,625
TREE-20-013 7815 NE 28TH ST 11.5 14 8.5 9 3 5 3 None required 0 8,120
TREE-20-014 1645 73RD AVE NE 5.25 6 5.25 6 0 0 5 5 5 13,300
TREE-20-019 7619 NE 22ND ST 17.25 18 9.5 10 7.75 8 6 None required 0 16,303
TREE-20-042 2036 EVERGREEN POINT RD 17 18 5 5 12 13 6 None required 0 14,850
TREE-20-049 707 OVERLAKE DR E 36.75 39 21.5 23 15.25 16 7 None required 0 19,753
TREE-20-055 8024 NE 8TH ST 60.25 69 41.75 47 18.5 22 8 None required 0 22,879
TREE-20-060 1800 77TH AVE NE 26 27 10.75 11 15.25 16 11 None required 0 29,250
TREE-20-075 7811 NE 10TH ST 14.75 17 0 0 14.75 17 9 None required 0 24,127
TREE-20-080 8425 RIDGE RD 3.5 4 2.5 3 1 1 5 4 4 12,768
TREE-20-081 2621 78TH AVE NE 2 2 2 2 0 0 3 3 3 8,120
TREE-20-082 1686 77TH AVE NE 15.25 15 8 8 7.25 7 11 3.75 8 31,082
TREE-20-085 2627 78TH AVE NE 0 0 0 0 0 0 3 3 3 8,120
TREE-21-001 2226 79TH AVE NE 10 10 4.25 4 5.75 6 9 3.25 8 23,144
TREE-21-008 2604 79TH AVE NE 5.75 6 3.75 4 2 2 4 2 6 10,734
TREE-21-013 7777 OVERLAKE DR W 87.25 90 0.75 1 86.5 89 81 None required 0 230,103
TREE-21-014 550 OVERLAKE DR E 11.75 13 7 7 4.75 6 9 4.25 9 24,756
TREE-21-016 7611 NE 12TH ST 12.75 15 0.75 1 12 14 3 None required 0 8,473
TREE-21-027 2450 78TH AVE NE 1.75 2 1.75 2 0 0 3 3 4 8,119
TREE-21-032 8604 NE 6TH ST 3.5 4 1 1 2.5 3 4 1.5 2 10,239
TREE-21-053 1312 76TH AVE NE 6 6 1 1 5 5 6 1 2 16,200
Total:2146 2290 785 839 1361 1451 1025.75 116 209
78
AGENDA ITEM 2.1
Page 1 of 7 List of Suitable Trees Ordinance 923
July 31, 2015 CITY OF MEDINA | 501 EVERGREEN POINT ROAD, MEDINA, WA 98039 | PHONE: (425) 233-6400
PURPOSE: The suitable tree species listed under each section are for the purpose of establishing significant
trees under the Medina Tree Code (Chapter 20.52 Medina Municipal Code). This list includes trees
species eligible towards planting requirements.*
LIST 1: SIGNIFICANT TREE SPECIES ON PRIVATE PROPERTY**
The following trees are designated as significant tree species pursuant to MMC 20.52.050. List 1 is used
in conjunction with the definition of “significant tree” set forth in MMC 20.12.200 to denote the application of
the term “significant tree” in the Medina Tree Code (Chapter 20.52 MMC). Please note that not all trees in
this list are eligible for credit as supplemental or restoration trees. See List 4 for tree species eligible for
supplemental tree or restoration tree credit.
A. EVERGREENS (CONIFERS):
1. All, except the following:
a. Leyland Cypress – Cupressocyparis leylandii
b. Arborvitae – Thuja occidentalis
c. Italian Cypress - Cupressus sempervirens
d. Blue Surprise Port Orford Cedar – Chamaecyparis lawsoniana ‘Blue Surprise’
e. Wissel’s Saguaro False Cypress – Chamaecyparis lawsoniana ‘Wissels Saquaro’
f. Other species not listed that typically have a crown diameter of less than 10 feet at maturity
g. Trees planted, clipped or sheared into use as a hedge regardless of species
B. DECIDUOUS
1. All that coincide with United States Department of Agriculture hardiness zones 8b and 9a, except the
following:
a. Swedish Aspen – Populus tremula “Erecta’
b. Skyward Bald Cypress – Taxodium districhum ‘Skyward’
c. Other species not listed that typically have a crown diameter of less than 10 feet at maturity
d. Trees planted, clipped or sheared into use as a hedge regardless of species
* The list of native trees are those that are naturally occurring and propagating in the Puget Sound
lowlands in the last 100 years and coincide with the USDA hardiness zone 8b.
** Private property includes state highway right-of-way.
Note: The USDA Plant Hardiness Zones helps determine which plants are most likely to thrive at a location. The
zones are based on the average annual minimum winter temperature, divided into 10-degree F zones.
CITY OF MEDINA
DEVELOPMENT SERVICES
425-233-6414
425-233-6400
Lists of Suitable
Trees
79
AGENDA ITEM 2.1
Page 2 of 7 List of Suitable Trees Ordinance 923
July 31, 2015 CITY OF MEDINA | 501 EVERGREEN POINT ROAD, MEDINA, WA 98039 | PHONE: (425) 233-6400
LIST 2: SIGNIFICANT TREE SPECIES ON CITY RIGHTS-OF-WAY
This list shall apply only where a tree is removed from city rights-of-way. It is used to distinguish significant
and non-significant trees. Tree species eligible for replacement credit in the city right -of-way are set forth
in List 6 and 7.
A. EVERGREENS (CONIFERS) - NATIVE:
1. Lawson Cypress – Chamaecyparis lawsoniana
2. Alaska Yellow Cedar – Chamaecyparis nootkatensis
3. Western Red Cedar – Thuja plicata
4. Douglas Fir – Pseudotsuga menziesii
5. Engelmann Spruce – Picea engelmannii
6. Grand Fir – Abies grandis
7. Pacific Silver Fir – Abies amabilis
8. Rocky Mountain Juniper – Juniperous scopulorum
9. Mountain Hemlock – Tsuga mertansiana
10. Western Hemlock – Tsuga heterophylla
11. Shore Pine – Pinus contorta var. contorta
12. Sitka Spruce – Picea sitchensis
13. Western White Pine – Pinus monticola
B. EVERGREENS (CONIFERS) – NON-NATIVE:
1. None
C. DECIDUOUS - NATIVE:
1. Pacific or Western Flowering Dogwood -- Cornus nuttallii
2. Vine Maple --Acer circinatum
3. Red Alder --Alnus rubra
4. Western Hazelnut -- Corylus cornuta
5. Oregon Ash -- Fraxinus latifolia
6. Narrow-leaved Cherry – Prunus emarginata var. mollis
7. Western Serviceberry - Amelanchier alnifolia
8. Black Hawthorn - Crataegus douglasii
9. Cascara - Rhamnus purshiana
10. Oregon White Oak - Quercus garryana
11. Pacific Crabapple - Malus fusca
12. Pacific Willow - Salix lasiandra
D. DECIDUOUS – NON-NATIVE:
1. None
80
AGENDA ITEM 2.1
Page 3 of 7 List of Suitable Trees Ordinance 923
July 31, 2015 CITY OF MEDINA | 501 EVERGREEN POINT ROAD, MEDINA, WA 98039 | PHONE: (425) 233-6400
LIST 3: LEGACY TREE SPECIES LIST
The following trees are Legacy Tree species that if the criteria in MMC 20.52.120 are present are subject to
the replacement requirements for a Legacy Tree.
A. EVERGREENS (CONIFERS):
1. Lawson Cypress – Chamaecyparis lawsoniana
2. Alaska Yellow Cedar – Chamaecyparis nootkatensis
3. Western Red Cedar – Thuja plicata
4. Douglas Fir – Pseudotsuga menziesii
5. Grand Fir – Abies grandis
6. Mountain Hemlock – Tsuga mertansiana
7. Western Hemlock – Tsuga heterophylla
8. Pacific Madrone – Arbutus menziesii
9. Shore Pine – Pinus contorta var. contorta
10. Western White Pine – Pinus monticola
11. Sitka Spruce – Picea sitchensis
B. DECIDUOUS:
1. None
LIST 4: TREE SPECIES ELIGIBLE FOR CREDIT ON PRIVATE PROPERTY
This list establishes eligibility requirements for receiving supplemental tree unit or restoration credits under
MMC 20.52.130 and MMC 20.52.150 respectively. This list is used for determinin g existing trees that may
be included as credit; and new tree plantings on private property that are eligible for credit. The list of
native species in Sub-list 4A and 4C apply to determining tree retention requirements in MMC 20.52.110.
A. EVERGREENS (CONIFEROUS) - NATIVE:
1. Lawson Cypress – Chamaecyparis lawsoniana
2. Alaska Yellow Cedar – Chamaecyparis nootkatensis
3. Western Red Cedar – Thuja plicata
4. Douglas Fir – Pseudotsuga menziesii
5. Engelmann Spruce – Picea engelmannii
6. Grand Fir – Abies grandis
7. Pacific Silver Fir – Abies amabilis
8. Rocky Mountain Juniper – Juniperous scopulorum
9. Mountain Hemlock – Tsuga mertansiana
10. Western Hemlock – Tsuga heterophylla
11. Shore Pine – Pinus contorta var. contorta
12. Sitka Spruce – Picea sitchensis
13. Western White Pine – Pinus monticola
81
AGENDA ITEM 2.1
Page 4 of 7 List of Suitable Trees Ordinance 923
July 31, 2015 CITY OF MEDINA | 501 EVERGREEN POINT ROAD, MEDINA, WA 98039 | PHONE: (425) 233-6400
B. EVERGREENS (CONIFEROUS) – NON-NATIVE:
1. Korean Fir – Abies koreana
2. Spanish Fir – Abies pinsapo
3. White Fir – Abies concolor
4. Incense Cedar – Calocedrus decurrens
5. Deodar Cedar – Cedrus deodara
6. Atlas Cedar – Cedrus atlantica
7. Cedar of Lebanon – Cedrus libani
8. Moss Cypress – Chamaecyparis pisifera
9. Dwarf Hinoki Cypress – Chamaecyparis obtusa
10. Smooth-barked Arizona Cypress – Cupressus glabra
11. Dawn Redwood – Metasequoia glyptostroboides
12. Swiss Stone Pine – Pinus cembra
13. Austrian Black Pine – Pinus nigra
14. Japanese Black Pine – Pinus thunbergii
15. Japanese Red Pine – Pinus densiflora
16. Japanese Cryptomeria – Cryptomeria japonica
17. Serbian Spruce – Picea omorika
18. Umbrella Pine – Sciadopitys verticillata
19. Bald Cypress – Taxodium distichum
20. Hiba Cedar – Thujopsis dolobrata
21. Canadian Hemlock – Tsuga candadensis
C. DECIDUOUS - NATIVE:
1. Pacific or Western Flowering Dogwood -- Cornus nuttallii
2. Vine Maple --Acer circinatum
3. Red Alder --Alnus rubra
4. Western Hazelnut -- Corylus cornuta
5. Oregon Ash -- Fraxinus latifolia
6. Narrow-leaved Cherry – Prunus emarginata var. mollis
7. Western Serviceberry - Amelanchier alnifolia
8. Black Hawthorn - Crataegus douglasii
9. Cascara - Rhamnus purshiana
10. Oregon White Oak - Quercus garryana
11. Pacific Crabapple - Malus fusca
12. Pacific Willow - Salix lasiandra
D. DECIDUOUS – NON-NATIVE:
1. None
82
AGENDA ITEM 2.1
Page 5 of 7 List of Suitable Trees Ordinance 923
July 31, 2015 CITY OF MEDINA | 501 EVERGREEN POINT ROAD, MEDINA, WA 98039 | PHONE: (425) 233-6400
LIST 5: REPLACEMENT TREE SPECIES FOR CREDIT ON CITY RIGHTS-OF-WAY
The following trees are designated as eligible for receiving replacement credit on the city right-of-way.
Trees planted in the rights-of-way shall ensure that sight-distance requirements are maintained and utilities
will not become encumbered. If overhead power distribution or transmission lines are within 20 horizontal
feet of the planting location, the replacement tree species shall be selected from List 6.
A. EVERGREENS (CONIFERS) - NATIVE:
1. Lawson Cypress – Chamaecyparis lawsoniana
2. Alaska Yellow Cedar – Chamaecyparis nootkatensis
3. Western Red Cedar – Thuja plicata
4. Douglas Fir – Pseudotsuga menziesii
5. Engelmann Spruce – Picea engelmannii
6. Grand Fir – Abies grandis
7. Pacific Silver Fir – Abies amabilis
8. Rocky Mountain Juniper – Juniperous scopulorum
9. Mountain Hemlock – Tsuga mertansiana
10. Western Hemlock – Tsuga heterophylla
11. Shore Pine – Pinus contorta var. contorta
12. Sitka Spruce – Picea sitchensis
13. Western White Pine – Pinus monticola
B. EVERGREENS (CONIFERS) – NON-NATIVE:
1. Korean Fir – Abies koreana
2. Spanish Fir – Abies pinsapo
3. White Fir – Abies concolor
4. Incense Cedar – Calocedrus decurrens
5. Deodar Cedar – Cedrus deodara
6. Atlas Cedar – Cedrus atlantica
7. Cedar of Lebanon – Cedrus libani
8. Moss Cypress – Chamaecyparis pisifera
9. Dwarf Hinoki Cypress – Chamaecyparis obtusa
10. Smooth-barked Arizona Cypress – Cupressus glabra
11. Dawn Redwood – Metasequoia glyptostroboides
12. Swiss Stone Pine – Pinus cembra
13. Austrian Black Pine – Pinus nigra
14. Japanese Black Pine – Pinus thunbergii
15. Japanese Red Pine – Pinus densiflora
16. Japanese Cryptomeria – Cryptomeria japonica
17. Serbian Spruce – Picea omorika
18. Umbrella Pine – Sciadopitys verticillata
19. Bald Cypress – Taxodium distichum
20. Hiba Cedar – Thujopsis dolobrata
21. Canadian Hemlock – Tsuga candadensis
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AGENDA ITEM 2.1
Page 6 of 7 List of Suitable Trees Ordinance 923
July 31, 2015 CITY OF MEDINA | 501 EVERGREEN POINT ROAD, MEDINA, WA 98039 | PHONE: (425) 233-6400
C. DECIDUOUS - NATIVE:
1. Pacific or Western Flowering Dogwood -- Cornus nuttallii
2. Vine Maple --Acer circinatum
3. Red Alder --Alnus rubra
4. Western Hazelnut -- Corylus cornuta
5. Oregon Ash -- Fraxinus latifolia
6. Narrow-leaved Cherry – Prunus emarginata var. mollis
7. Western Serviceberry - Amelanchier alnifolia
8. Black Hawthorn - Crataegus douglasii
9. Cascara - Rhamnus purshiana
10. Oregon White Oak - Quercus garryana
11. Pacific Crabapple - Malus fusca
12. Pacific Willow - Salix lasiandra
D. DECIDUOUS – NON-NATIVE:
1. None
LIST 6: TREE SPECIES FOR CREDIT IN RESTRICTED CITY RIGHT-OF-WAY
The tree species in List 7 shall be used for replacement credit in those locations identified as “Restricted
R.O.W” in the Medina Landscape Plan set forth in Figure 3 of the Community Design Element of the
Medina Comprehensive Plan. The city may accept other tree species not on the list for replacement credit
provided the tree is an appropriate species to be planted where overhead utility lines or view corridors
necessitate lower tree heights.
LIST 7: LOW-GROWING TREE SPECIES SUITABLE NEAR POWER LINES
The tree species in this list may be used for replacement credit when replacement trees are planted under
or within 20 horizontal feet of overhead power distribution and transmission lines. The city may accept
non-native tree species in this list and other non-native tree species not on the list for replacement credit
provided the tree is an appropriate species to be planted near power lines.
A. EVERGREENS:
1. Mugo Pine – Pinus mugo
2. Tanyosho Pine – Pinus densiflora ‘Umbraculifera’
3. Dwarf Hinoki Cypress – Chamaecyparis obtusa 'Nana gracilis'
4. Chinese Juniper – Juniperus chinensis
5. Swiss Stone Pine – Pinus cembra
6. Japanese Umbrella Pine – Sciadopitys verticillata
7. Bristlecone Pine – Pinus aristata
8. Dwarf Japanese Red Pine – Pinus densiflora sp
84
AGENDA ITEM 2.1
Page 7 of 7 List of Suitable Trees Ordinance 923
July 31, 2015 CITY OF MEDINA | 501 EVERGREEN POINT ROAD, MEDINA, WA 98039 | PHONE: (425) 233-6400
B. DECIDUOUS:
1. Vine Maple – Acer circinatum
2. Amur Maple – Acer ginnala
3. Rocky Mountain Maple – Acer grandidentatum
4. Paperbark Maple – Acer griseum
5. Japanese Maple – Acer palmatum
6. Pacific Serviceberry – Amelanchier alnifolia
7. Western Serviceberry – Amelanchier grandiflora
8. Japanese Hornbeam – Carpinus japonica
9. Eastern Redbud – Cercis canadensis
10. Corneliancherry Dogwood – Cornus mas
11. Japanese Dogwood – Cornus officinalis
12. European Filbert – Corylus avellana
13. Smoketree – Cotinus sp.
14. Hawthorn – Crataegus sp.
15. Goldenrain Tree – Koelreuteria paniculata
16. Galaxy Magnolia – Magnolia ‘Galaxy’
17. Star Magnolia – Magnolia stellata
18. Lily Magnolia – Magnolia liliiflora
19. Victoria Southern Magnolia – Magnolia grandiflora ‘Victoria’
20. Carmine Crabapple -- Malus x atrosanguinea
21. Sargent Crabapple – Malus sargentii
22. Pink Perfection Crabapple – Malus ‘Pink Perfection’
23. Radiant Crabapple – Malus ‘Radiant’
24. Strathmore Crabapple – Malus ‘Strathmore’
25. Persian Parrotia – Parrotia persica
26. Flowering Cherry/Plum – Prunus sp.
27. Amur Chokecherry – Prunus maackii
28. Mt. Fuji Flowering Cherry – Prunus serrulata ‘Shirotae’
29. Staghorn Sumac – Rhus typhina
30. Red Cascade Mountain Ash – Sorbus americana 'Dwarfcrown'
31. Japanese Stewartia – Stewartia pseuocamellia
32. Japanese Snowbell – Styrax japonicus
33. Japanese Tree Lilac – Syringa reticulata
SOURCE FOR IDENTIFYING NATIVE SPECIES:
• Kruckerberg, Arthur R. Gardening with Native Plants of the Pacific Northwest – an illustrated guide.
Seattle: University of Washington Press, 1982. Print.
• Arno, Stephen F. and Hammerly, Ramona P. Northwest Trees – identifying and understanding the
regions native trees. Seattle: The Mountaineers, 1977. Print.
• Hitchcock, C. Leo and Cronquist, Arthur. Flora of the Pacific Northwest – an illustrated manual. Seattle:
University of Washington Press, 1973. Print.
• Breen, Patrick. Oregon State University Department of Horticulture Landscape Plants – Images,
identification and information (http://oregonstate.edu/dept/ldplants/, September 12, 2013). Corvallis, OR
97331-4501, USA.
• USDA, NRCS. 2013. The PLANTS Database (http://plants.usda.gov, 19 September 2013). National
Plant Data Team, Greensboro, NC 27401-4901 USA.
• USDA Plant Hardiness Zone Map, 2012. Agricultural Research Service, U.S. Department of
Agriculture. Accessed from http://planthardiness.ars.usda.gov.
85
AGENDA ITEM 2.1
86
AGENDA ITEM 2.1
87
AGENDA ITEM 2.1
7
9
t
h
A
V
E
N
E
NE 21st ST
107'
106'
105'
104'
PENTAL RESIDENCE
2 of 4
SEC 25, TWP 25N, RGE 4E
SITE DEVELOPMENT SERVICES
3011 RAVEN CREST
BELLINGHAM, WA 98226
(425) 481-9687
DAVESDS49@GMAIL.COM
EARTHWORK QUANTITIES
DRAINAGE & GRADING PLAN
SPECIAL NOTES:
18 ft
12 ft
20 ft
8 ft
20 ft
30 ft 12 ft 28 ft
230 sf
26 sf
Existing root zone
restrictions
146 sf
21% root zone
impacts
18 ft
20 ft
REMOVAL OF THIS TREE
REQUIRES A ROW TREE
ACTIVITY PERMIT; TREE
MUST BE RETAINED
AND PROTECTED
28 ft
7
f
t
TREE PROTECTION
FENCING, TYP.
Approved Medina Tree
Activity Permit Plan
05/07/2020 11:43:29 AM
Tom Early
Medina Tree Consultant
Tree #4
Tree #6Tree #7
Tree #31
Tree #32
Tree #33
Tree #36
Tree #37
Tree #39
Tree #44
Tree #30
88
AGENDA ITEM 2.1
Attachment F
Detailed Lot Analysis
The following are approved tree activity permits analyzed using the proposed code changes.
Example 1:
707 Overlake Drive (TREE-20-049)
This is one of the permits that Steve Wilcox discussed in his presentation. This is a property on a
steep slope critical area and is a heavily wooded site.
Lot size: 19,753
Critical Area: 222 sq. ft.
Area under proposal: 19,531
Zoning: R-16
As Approved/Permitted
Total Existing Tree Units: 35.5
Total Tree Units Removed: 20.75
Net Tree Units: 14.75
Required Tree Units (.35): 6.9 = 7
Supplemental Units Required: No
Proposed Amendments
Total Existing Tree Units: 26.25
Total Tree Units Removed: 15.5
Net Tree Units: 10.75
Required Tree Units (.4): 7.9 = 8
Supplemental Units Required: No
Legacy Tree Removed: Yes – Two 36-inch DBH
Legacy Tree Supplemental Inches: 35% x 72 = 25.2 (rounded up to the next whole number) = 26
Landmark Tree Removed: No
Total Supplemental Requirements = 26 inches
Result
Although initially the requirement of supplemental tree units was not required in either case,
because this project removed two 36-inch DBH trees, under the proposed code those would be
classified as Legacy an would trigger the Legacy tree mitigation is triggered. The size of the lot
requires mitigation of 35% of the removed DBH which would be 13-inches (12.6 rounded up to
the next whole number) per tree for a total of 26 inches.
The location of both 36-inch trees were such that a different design could have easily saved them.
One of them was likely cut down to create a better view and one was removed for a new walkway.
As this was a fairly heavily wooded site in a critical area, it is probable that if the owner did not
want to change the design, they would have opted for the fee-in-lieu as this property would
realistically not support 26 replacement inches.
89
AGENDA ITEM 2.1
707 Overlake Drive
Tree Credit Analysis
Description Tree
Diameter
Proposed
Removal
Tree Credits
Per Existing
Code
Tree Credits
Reduced
Proposal
Madrona 6 x 0.75 0.5
Douglas Fir 6 0.75 0.5
Madrona 6 0.75 0.5
Tree 6 x 0.75 0.5
Cedar 6 x 0.75 0.5
Cedar 6 x 0.75 0.5
Deciduous 8 0.75 0.5
Tree 8 x 0.75 0.5
Hemlock 8 x 0.75 0.5
Cedar 10 0.75 0.5
Cedar 10 0.75 0.5
Deciduous 10 x 0.75 0.5
Cedar 10 x 0.75 0.5
Cedar 10 x 0.75 0.5
Cedar 12 1 0.75
Cedar 12 x 1 0.75
Douglas Fir 12 x 1 0.75
Madrona 12 x 1 0.75
Douglas Fir 14 1 0.75
Douglas Fir 16 x 1 0.75
Cedar 18 x 1 0.75
Douglas Fir 22 x 1 0.75
Deciduous 22 1 0.75
Douglas Fir 24 1 0.75
Hemlock 24 1 0.75
Douglas Fir 24 x 1 0.75
Deciduous 26 1 0.75
Douglas Fir 26 x 1 0.75
Douglas Fir 28 1 0.75
Douglas Fir 30 x 1 0.75
Douglas Fir 30 1 0.75
Cedar 30 1 0.75
Douglas Fir 30 x 1 0.75
Douglas Fir 32 1 0.75
Douglas Fir 32 1 0.75
Douglas Fir 32 x 1 0.75
Douglas Fir 32 x 1 0.75
Douglas Fir 36 x 1 1
Douglas Fir 36 x 1 1
90
AGENDA ITEM 2.1
TOTAL 35.5 26.25
Example 2:
7815 NE 28th ST (TREE-20-013)
Lot size: 8,120 sq. ft.
Zoning: R-16
As Approved/Permitted
Total Existing Tree Units: 12
Total Tree Units Removed: 8.25
Net Tree Units: 3.75
Required Tree Units (.35): 2.9 = 3
Supplemental Units Required: No
Proposed Amendments
Total Existing Tree Units: 8.75
Total Tree Units Removed: 6.25
Net Tree Units: 2.5
Required Tree Units (.4): 3.2 = 4
Supplemental Units Required: Yes – 1.5 (rounded up to the next whole number) = 2
Legacy Tree Removed: Yes – One 44-inch DBH
Legacy Tree Supplemental Inches: 10% x 44 = 4.4 (rounded up to the next whole number) = 5
Landmark Tree Removed: No
Total Supplemental Requirements = 2 units plus 5 inches
Result
Under the proposed amendments, this project would be required to either plant two supplemental
trees or preserve trees they were going to remove. The legacy tree mitigation would be 5-inches
due to the size of the lot. The removal of the 44-inch DBH Legacy tree was done because of the
installation of a new sewer line. It is possible the line could have been rerouted or the tree could
have been moved to a different location on site.
7815 NE 28th ST
Tree Credit Analysis
Description Tree
Diameter
Proposed
Removal
Tree Credits
Per Existing
Code
Tree Credits
Reduced
Proposal
Cedar 7
0.75 0.5
Douglas Fir 7 0.75 0.5
Cedar 7.2
0.75 0.5
Cedar 8
0.75 0.5
Cedar 8.5
0.75 0.5
Plum 9 x 0.75 0.5
Apple 9.5 x 0.75 0.5
91
AGENDA ITEM 2.1
Hawthorne 10 x 0.75 0.5
Plum 12.6 x 1 0.75
Douglas Fir 18 x 1 0.75
Douglas Fir 24 x 1 0.75
Douglas Fir 26 x 1 0.75
Douglas Fir 28 x 1 0.75
Douglas Fir 44 x 1 1
TOTAL 8.25 6.25
Example 3:
2000 79th Ave NE (TREE-16-013)
Lot size: 40,108 sq. ft.
Zoning: R-20
As Approved/Permitted
Total Existing Tree Units: 35.5
Total Tree Units Removed: 20.5
Net Tree Units: 15
Required Tree Units (.35): 14
Supplemental Units Required: No
Proposed Amendments
Total Existing Tree Units: 26.5
Total Tree Units Removed: 15.5
Net Tree Units: 11
Required Tree Units (.4): 16
Supplemental Units Required: Yes – 5
Legacy Tree Removed: Yes – One 36-inch DBH and one 38-inch DBH
Legacy Tree Supplemental Inches: 50% x 36 = 18; 50% x 38 = 19; 18 + 19 = 37 inches
Landmark Tree Removed: No
Total Supplemental Requirements = 5 units plus 37 inches
Result
This project removed one 36” tree and one 38” tree, both of which were located well outside of
the building envelope. Due to their locations, it is staff’s opinion that these trees were removed to
improve the view of the golf course. The proposed amendments would require additional trees or
more likely, the owners would have reconsidered removing some of the trees that didn’t need to
be removed.
Location Requirement
The size of this lot (40,108 sq. ft.) would trigger a location requirement in the proposed code which
would require 20% of the trees required by the density ratio to be preserved within 15-feet of the
front and rear property lines and 20% preserved within the site interior. The required tree units for
this property are 16 which means that 2 units would need to be preserved along the front property
92
AGENDA ITEM 2.1
line, 2 units preserved along the rear, and 4 within the interior. The remaining 8 units could be
preserved as the owners saw fit.
2000 79th AVE NE
Tree Credit Analysis
Description Tree
Diameter
Proposed
Removal
Tree Credits
Per Existing
Code
Tree Credits
Reduced
Dogwood 6 x 0.75 0.5
Dogwood 6 x 0.75 0.5
Dogwood 6 x 0.75 0.5
Dogwood 6 x 0.75 0.5
Dogwood 6 0.75 0.5
Dogwood 6 0.75 0.5
Dogwood 8 x 0.75 0.5
Dogwood 8 x 0.75 0.5
Dogwood 8 0.75 0.5
Dogwood 9 0.75 0.5
Douglas Fir 10 0.75 0.5
Cherry 12 0.75 0.5
Ash 12 0.75 0.5
Ash 14 x 0.75 0.5
Cherry 15 x 1 0.75
Douglas Fir 16 x 1 0.75
Magnolia 16 1 0.75
Douglas Fir 16 1 0.75
Birch 16 1 0.75
Maple 17 1 0.75
Cedar 18 x 1 0.75
Douglas Fir 18 1 0.75
Douglas Fir 18 x 1 0.75
Douglas Fir 20 x 1 0.75
Cherry 20 x 1 0.75
Douglas Fir 24 1 0.75
Douglas Fir 24 1 0.75
Douglas Fir 24 1 0.75
Douglas Fir 25 x 1 0.75
Douglas Fir 26 x 1 0.75
Douglas Fir 30 x 1 0.75
Douglas Fir 30 x 1 0.75
Douglas Fir 30 x 1 0.75
Douglas Fir 32 1 0.75
Douglas Fir 32 x 1 0.75
Douglas Fir 35 x 1 0.75
Hemlock 36 x 1 0.75
Cedar 38 x 1 1
93
AGENDA ITEM 2.1
TOTAL 35.5 26.25
Example 4:
1306 Evergreen Point Road (TREE-17-033)
Lot size: 16,364 sq. ft.
Zoning: R-16
As Approved/Permitted
Total Existing Tree Units: 22.75
Total Tree Units Removed: 14.5
Net Tree Units: 8.25
Required Tree Units (.35): 5.7=6
Supplemental Units Required: No
Proposed Amendments
Total Existing Tree Units: 16.75
Total Tree Units Removed: 10.75 (no trees 36” or larger)
Net Tree Units: 6
Required Tree Units (.4): 6.5=7
Supplemental Units Required: Yes – 1
Legacy Tree Removed: No
Legacy Tree Supplemental Inches: N/A
Landmark Tree Removed: No
Total Supplemental Requirements = 1 unit
Result
This project did not remove any legacy trees however would be required to plant one supplemental
tree unit (2 actual trees).
Result of legacy tree removal
This project did not have any legacy trees.
1306 Evergreen Point Road
Tree Credit Analysis
Description Tree
Diameter
Proposed
Removal
Tree Credits
Per Existing
Code
Tree Credits
Reduced
Dogwood 6 0.75 0.5
Dogwood 6 0.75 0.5
Dogwood 6 0.75 0.5
Dogwood 6 x 0.75 0.5
Dogwood 6 x 0.75 0.5
Dogwood 6 1 0.75
Dogwood 8 x 1 0.75
Dogwood 8 x 1 0.75
94
AGENDA ITEM 2.1
Dogwood x 1 0.75
Dogwood 9 x 1 0.75
Douglas Fir 10 1 0.75
Cherry 12 x 1 0.75
Ash 12 x 1 0.75
Ash 14 1 0.75
Cherry 15 x 1 0.75
Douglas Fir 16 x 1 0.75
Magnolia 16 x 1 0.75
Douglas Fir 16 1 0.75
Birch 16 x 1 0.75
Maple 17 x 1 0.75
Cedar 18 x 1 0.75
Douglas Fir 18 1 0.75
Douglas Fir 18 1 0.75
Douglas Fir 20 x 1 0.75
TOTAL 22.75 16.75
Example 5:
1221 Evergreen Point Road (TREE-18-013)
Lot size: 65,556 sq. ft.
Zoning: R-30
As Approved/Permitted
Total Existing Tree Units: 79.5
Total Tree Units Removed: 29.75
Net Tree Units: 49.75
Required Tree Units (.35): 22.9=23
Supplemental Units Required: No
Proposed Amendments
Total Existing Tree Units: 59.25
Total Tree Units Removed: 22 (no trees 36” or larger being removed)
Net Tree Units: 37.25
Required Tree Units (.4): 26.222=27
Supplemental Units Required: No
Legacy Tree Removed: No
Legacy Tree Supplemental Inches: N/A
Landmark Tree Removed: No
Total Supplemental Requirements = N/A
Result
Due to the size of the lot and the number of existing trees, this lot was not required to plant
supplemental trees, nor would it be required to under the proposed code. This property did not
remove any Legacy trees.
95
AGENDA ITEM 2.1
Location Requirement
This lot is located in the shoreline jurisdiction therefore the location requirement is not applicable.
1221 Evergreen Point Road
Tree Credit Analysis
Description Tree
Diameter
Proposed
Removal
Tree Credits
Per Existing
Code
Tree Credits
Reduced
Cedar 6 0.75 0.5
Hazelnut 6 x 0.75 0.5
Cedar 6 0.75 0.5
Cedar 6 0.75 0.5
Cedar 6 0.75 0.5
Cedar 6 0.75 0.5
Cedar 6 0.75 0.5
Cedar 6 0.75 0.5
Cedar 6 0.75 0.5
Cedar 6.5 x 0.75 0.5
Cedar 8 0.75 0.5
Cedar 8 0.75 0.5
Apple 8 x 0.75 0.5
Cedar 8 x 0.75 0.5
Cedar 8 0.75 0.5
Hazelnut 8 0.75 0.5
Hazelnut 8 0.75 0.5
Ash 8 0.75 0.5
Maple 8 0.75 0.5
Cedar 9 x 0.75 0.5
Cedar 9 0.75 0.5
Cedar 9 0.75 0.5
Cedar 9 0.75 0.5
Cedar 9 0.75 0.5
Cedar 9 0.75 0.5
Cedar 9 0.75 0.5
Cedar 10 1 0.75
Cedar 10 1 0.75
Cedar 10 1 0.75
Douglas Fir 10 1 0.75
Douglas Fir 10 1 0.75
Douglas Fir 10 1 0.75
Douglas Fir 10 x 1 0.75
Cedar 10 1 0.75
Hawthorn 10 x 1 0.75
Douglas Fir 10 x 1 0.75
Douglas Fir 10 x 1 0.75
Cherry 10 1 0.75
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AGENDA ITEM 2.1
Ash 10 1 0.75
Dogwood 10 1 0.75
Maple 10 1 0.75
Douglas Fir 11 1 0.75
Hemlock 11 x 1 0.75
Cedar 11 1 0.75
Douglas Fir 12 1 0.75
Cedar 12 1 0.75
Cedar 12 1 0.75
Cedar 12 1 0.75
Dogwood 12 x 1 0.75
Dogwood 12 x 1 0.75
Plum 12 x 1 0.75
Douglas Fir 12 x 1 0.75
Madrone 12 1 0.75
Madrone 12 1 0.75
Hawthorn 12 1 0.75
Cedar 13 1 0.75
Yew 13 x 1 0.75
Douglas Fir 15 1 0.75
Douglas Fir 15 1 0.75
Apple 15 x 1 0.75
Cedar 16 x 1 0.75
Cedar 16 1 0.75
Douglas Fir 16 1 0.75
Apple 16 x 1 0.75
Apple 16 x 1 0.75
Douglas Fir 16 1 0.75
Cedar 17 x 1 0.75
Douglas Fir 18 1 0.75
Cherry 18 x 1 0.75
Cedar 20 1 0.75
Cottonwood 20 x 1 0.75
Cedrus 22 x 1 0.75
Cypress 22 x 1 0.75
Douglas Fir 23 1 0.75
Cedar 23 x 1 0.75
Cedar 23 x 1 0.75
Cedar 26 x 1 0.75
Cedar 27 x 1 0.75
Cedar 27 x 1 0.75
Cedar 35 x 1 0.75
Cedar 35 x 1 0.75
Douglas Fir 36 1 1
Maple 36 1 1
Cottonwood 36 1 1
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AGENDA ITEM 2.1
Cottonwood 36 1 1
Cottonwood 38 1 1
TOTAL 79.5 59.25
Example 6:
2626 78th Avenue NE (TREE-20-008)
Lot size: 8,120 sq. ft.
Zoning: R-16
As Approved/Permitted
Total Existing Tree Units: 10
Total Tree Units Removed: 7
Net Tree Units: 3
Required Tree Units (.35): 3
Supplemental Units Required: No
Proposed Amendments
Total Existing Tree Units: 8
Total Tree Units Removed: 5.75
Net Tree Units: 2.25
Required Tree Units (.4): 3.2=4
Supplemental Units Required: Yes – 2
Legacy Tree Removed: Yes – One 38-inch DBH and one 39-inch DBH
Legacy Tree Supplemental Inches: 10% x 38 = 3.8 (rounded up to next whole number) = 4; 10%
x 39 = 3.9 (rounded up to next whole number) = 4; 4 + 4 = 8 inches
Landmark Tree Removed: No
Total Supplemental Requirements = 5 units plus 8 inches
Result
This project would have been required to plant two supplemental trees under the proposed
amendments. Two Legacy trees were removed: one 38-inch tree and one 39-inch tree. The 39-inch
tree was located in the front of the property and the 38-inch was located in the rear building
envelope. It’s possible that the 39-inch tree would have been saved but the 38-inch tree could have
only been saved with a redesign of the house and possibly some sort of variance for setbacks.
2626 78th AVE NE
Tree Credit Analysis
Description Tree
Diameter
Proposed
Removal
Tree Credits
Per Existing
Code
Tree Credits
Reduced
Cedar 10 1 0.75
Douglas Fir 15 1 0.75
Douglas Fir 16 x 1 0.75
Douglas Fir 17 1 0.75
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AGENDA ITEM 2.1
Douglas Fir 17 x 1 0.75
Douglas Fir 26 x 1 0.75
Douglas Fir 29 x 1 0.75
Douglas Fir 33 x 1 0.75
Douglas Fir 38 x 1 1
Douglas Fir 39 x 1 1
TOTAL 10 8
99
AGENDA ITEM 2.1
TREE20-049
Example 1
100
AGENDA ITEM 2.1
30
Example 1
101
AGENDA ITEM 2.1
1 0 0
9 0
8 5
1 0 5
9 5
1 1 5
1 1 0
MP 16 *
C E30
D F12CE12
D F32
D F 32
M A 12
C H8CH6
C E 10
H E 8 C E 6
C E 10
C E6
D F 16
D F 22
C E18
H E 14
D S 22
MP 14 *
MP 12
D F 30
D F 36
MA 6
C E10
C E10 D F 28
D F 32
D S26
D F 24
D F 26
D F 16
D F 22
D F 32
D S 8
D F 36
D F 26
D F 26
D F 26DF18
D F 16
D F 40DF14
D F 32
D F 28
C E12
M A6
D F 32
D S10
D F 26
D F 24
D F 30
D F 6
D F 30
D F 36
74
7 6
7 8
8 2
8 4
8 6
8 8
9 2
94
96
98
102
104
106
108
112
114
118
74
78
8 2
8 4
8 6
88
9 2
9 4
9 6
9 8
1 0 2
1 0 4
1 0 6
1 0 8
6 8
7 2
7 4
7 6
7 8
8 2
8 4
8 6
8 8
9 2
94
102
1 0 4
1 0 6
1 0 8
112
1 1 4
1 1 6
118
122
96
98
102
1 0 4
64
66
8 0
9 0
100
110
120
7 0
80
90
1 0 0
1 1 0
7 0
8 0
9 0
1 0 0
110
120
10
0
10 0
100
90
90
80
8 0
7 0
80
29.0'
14.6'
13.2'
25.6'
18.6'
7.3'
10.7'
3.1'
5.0'
13.0'
7.7'
19.3'
N 3 4 °2 1 '1 9 "E479.4 0 '
T
W
O ST
OR
Y HO
USE
W/ BASEM
ENT
CARP
ORT
DECK
ABO
VE
R
O
OF
O
VERHAN
G
(TYPICAL)
BUILDIN
G
OVERHAN
G
(TYPICAL)
DECK
DECK
DECK
TIMBER
W
ALL
FINISH FLOO
R
BASE
M
ENT = 93.8'
FINISH FLO
O
R =
103.3'
RID
GE HEIG
HT =127.8'
DECK
SS
MHRIM = 116.34'
INV S-N = 109.72'
CBRIM = 74.39'
INV S
W = 69.78'
INV N
E = 69.51'
INV SE = 71.18'
TELEPH
ONE PEDESTAL
PARCEL NO.383550-1955
PARCEL NO.383550-1951
FOUND BENT REBAR
0.69' N & 0.58' W
FIRE HYDRANT73'
3
0
'
3
0
'
ORIGINAL
GRAD
E
NE 7TH STREET
O V E R L A K E D R I V E E
N74°32'49"E (M) N74°35'19"E (DEED)
133.79'
N
5
5
°
3
8
'
2
8
"
W
(
M
)
N
5
5
°
3
5
'
3
8
"
W
(
D
E
E
D
)
5
0
.
4
2
'
N 3 4 °2 1 '3 2 "E
2 3 5 .1 5 ' (M 0 2 4 2 .4 7 ' (D E E D )
R =5 3 1 .63 '
A =1 9 1 .7 6'
D = 20 °4 0 '0 0 "
P
HVAC
STEEP SLOPE AREA
78
80
82
84
86
88
90
92
94
9698
100
102
104
106
108
110
112
114
116
118120120
118
114
112
110
108
106
104
102
100
98
96
94
90
88
86
84
82
80
78
76
92
90
88
86
84
82
80
78
76
74
72
70
68
O V E R L A K E D R I V E
NE 7TH STREET
92
CONSTRUCTION FENCE LINE
S I L T F E N C E L I N E
KEEP EXISTING CARPORT
RETAINING WALLS
1
0
'
M
I
N
.
B
U
F
F
E
R
BUFFER FENCE LINE TO
BE MARKED &
VERIFIED BY LICENSED
SURVEYOR8658 NE 7TH STSD
SD
SD
S I L T F E N C E L I N E
CONSTRUCTION FENCE LINE
T2
T6
T7
T8
T9
T12
T11
T13
T15
T14
T21
T20T23
T1
T10
T16
R 20' - 0"R 6 ' - 0 "
R 1 6' - 0"
R 4' - 0"
R 3' - 0"
R 12' - 0"
R 13' - 0"
R
1
4
'
-
0
"
R 1 6 ' - 0"R 5' - 0 "
R 5' - 0 "
R 3 ' - 0 "
R 15' - 0"
R 7' - 0"
R
1
1
'
-
0
"R 1 5 ' - 0 "
R 7 ' - 0 "
R 14' - 0"
R
1
6' -
0
"
R 9' - 0 "
R 13' - 0"
NEIGHBOR'S TREE
DRIP LINE
ENCROACHMENT:
5'6"/20' = 28%
NEIGHBOR'S TREE
DRIP LINE
ENCROACHMENT:
3'"/13' = 23%
NOTE: SEE RETAINING WALL PLAN AND SECTIONS ON SHEETS
B5.0, B5.1-5.4 FOR DETAILS ON EXCAVATION ENCROACHMENT
AND RETAINING WALL LOCATION DETAILS.
CONSULT WITH ARBORIST BEFORE EXCAVATION.
STEEP SLOPE AREA
KEEP EXISTING
RETAINING
WALLSX
T1
T2
T3 XT4
XT5 T6
T7
T8T10
T9
T11
T12
T15 T14
T13
T16XT17
T21
T20
XT18
XT19
XT22
T23
XT24 XT25
XT26
XT27XT39 XT36
XT35
XT37 XT38
XT34 XT33
XT30
XT31 XT32
T28
T29 X
X
NEW RESIDENTIAL
PERVIOUS/IMPERVIOUS
AREAS
DO NOT REMOVE
T17 AND T22 STUMPS
TO MAINTAIN SLOPED
GRADES
REGISTERED
ARCHITECT
MARK CRUZ
STATE OF WASHINGTON
20105468
Scale
Date
Drawn By
Checked By
Project Number
Sheet Title:
70
7
O
V
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L
A
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A
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ME
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9
8
0
3
9
PH
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CRUZ ARCHITECTURE+DESIGN
T: 971.808.4777
MARK@CRUZAD.COM
CruzAD
3/32" = 1'-0"
10
/
2
0
/
2
0
2
0
3
:
1
8
:
0
4
P
M
B3.0
TREE
MANAGEMENT
PLAN
Checker
Author
07/07/2020
A110
3/32" = 1'-0"
01 - TREE PROTECTION PLAN
TREE PROTECTION MEASURES
THE FOLLOWING GUIDELINES ARE REQUIRED TO ENSURE THAT THE DESIGNATED SPACE SET ASIDE FOR THE PRESERVED TREES, AND THESE TREES ARE
PROTECTED AND CONSTRUCTION IMPACTS ARE KEPT TO A MINIMUM. COMPLY TO STANDARDS SET FORTH UNDER BMP T101.
1. ALL RETAINED TREES WILL HAVE A "TREE PROTECTION ZONE" OR TPZ OF 1 FOOT PER DIAMETER INCH AROUND THE DRIPLINE OF THE REMAINING TRESS.
2. TREE PROTECTION FENCING SHALL BE ERECTED PER THE PLAN ON THIS SHEET PRIOR TO MOVING ANY HEAVY EQUIPMENT ON SITE. DOING THIS WILL SET
CLEARING LIMITS AND AVOID COMPACTION OF SOILS WITHIN ROOT ZONES OF RETAINED TREES.
3. EXCAVATION LIMITS SHOULD BE LAID OUT IN PAINT ON THE GROUND TO AVOID OVER EXCAVATING.
4. EXCAVATIONS WITHIN THE DRIP LINES OF RETAINED TREES SHALL BE MONITORED BY A QUALIFIED TREE PROFESSIONAL SO NECECESSARY PRECAUTIONS
CAN BE TAKEN TO DECREASE IMPACTS TO TREE PARTS. A QUALIFIED TREE PROFESSIONAL SHALL MONITOR EXCAVATIONS WHEN WORK IS AUTHORIZED IN
THE CRITICAL ROOT ZONE.
5. TO ESTABLISH SUB GRADE FOR FOUNDATION, CURBS AND PAVEMENT SECTIONS NEAR THE TREES, SOIL SHOULD BE REMOVED AWAY FROM THE ROOT
SYSTEM AND NOT AT 90 DEGREE ANGLES TO AVOID BREAKING AND TEARING ROOTS THAT LEAD BACK TO THE TRUNK. ANY ROOTS DAMAGED DURING
THESE EXCAVATIONS SHOULD BE EXPOSED TO SOUND TISSUE AND CUT CLEANLY WITH A SAW. CUTTING TOOLS SHOULD BE STERILIZED WITH ALCOHOL.
6. AREAS EXCAVATED WITHIN THE DRIP LINE OF RETAINED TREES SHOULD BE THROUGHLY IRRIGATED WEEKLY DURING DRY PERIODS.
7. PREPARATIONS FOR FINAL LANDSCAPING SHALL BE ACCOMPLISHED BY HAND WITHIN THE DRIP LINES OF RETAINED TREES. LARGE EQUIPMENT SHALL BE
KEPT OUTSIDE OF THE TREE PROTECTED ZONES.
8.REMOVE IVY GROUND COVERS PRIOR TO CONSTRUCTION PROJECT COMPLETION.
9.COVER EXPOSED GROUND WITH WOOD CHIPS TO RETAIN GROUND MOISTURE.
10.RE-PLANT REMOVED HEALTHY TREES AS FEASIBLE
3/32" = 1'-0"
01 - EXISTING SITE - TREES ID
No. Description Date
6'-2
"
5'
-
4
"
5'-3"
6'-3"
2'-1"
2
'
-
0
"
2
'
-
4
"
5'-9
"
5'-
5
"
2
'
-
8
"
4'-4
"
6'
-
7
"
Approved Medina Tree
Activity Permit Plan
12/18/2020
Tom Early
Medina Tree Consultant
Example 1
102
AGENDA ITEM 2.1
CITY OF MEDINA | 501 EVERGREEN POINT ROAD, MEDINA, WA 98039 | PHONE: (425) 233-6400
I declare under penalty of perjury that I am the owner of the above property or the duly authorized agent of the owner(s) and that all
applicable information furnished in support of this application is true, correct and complete.
Print Name:__________________________________________________ Owner Agent (check one)
Signature:___________________________________________________ Date:_______________________________
City Use Only
Application Fee: Receipt # Planning Review: / /
Tech Fee: Date paid: Tree Consultant Review: / /
Advanced Deposit: Check if issued same
day as submittal Final Inspection: / /
Rev. 07.31.2015
CITY OF MEDINA
DEVELOPMENT SERVICES
425-233-6414
425-233-6400
Administrative Tree
Activity Permit T-01
Instructions: Complete this form for the following:
•The property is designated as under development (MMC 20.52.100)
•Removal of any significant tree on private property having a 6-inch DBH and larger size that is not a legacy tree
•Removal of any non-significant tree on private property within 200 feet of the shoreline having a 6-inch DBH and larger size that is
not a legacy tree
•Removal of a hazard tree from the city right-of-way
New Application
Supplemental Staff
Only Date Received: By: Permit No.
Property Information
Property Address: Check if tree is:
Within 200 feet of shoreline
Within a critical area (MMC 20.50) Tax Parcel No.
Legal Property Owner Information
Name: Email:
Mailing Address: City State Zip Phone:
Contact/ Agent Information
Name: Email:
Address: Phone:
Contractor Information Email & Phone:
Project Information
Is the property under development?
Yes No Check One: Application is for tree performance standards (attach form T-01a)
Application is for tree restoration standards (attach form T-01b)
Application Submittal Checklist
The following materials are required for a complete application:
Copies Material to be submitted Applicant N/A City
2 This form completed………………………………………………………………………………
1 Proof of ownership………………………………………………………………………………….
1 Declaration of Agency……………………………………………………………………………..
2 Completed T-01a form if performance standards apply (See MMC 20.52.130)…………….
2 Completed T-01b form if restoration standards apply (See MMC 20.52.150)……………….
2 Tree removal and planting plan (required for tree performance standards)…………………
2 Tree protection measures (required for properties under development)…………………….
1 Critical Areas Report (if applicable)………………………………………………………………
1 City Hazard Tree Assessment (if applicable)…………………………………………………….
Tree 20-013
9/16/2020
Example 2
7815 NE 28th St Medina
3262300903
Dmitriy@Americanclassichomes.com
9675 SE 36th ST #105 Mercer Island WA 98040 206-588-1147 x114
Dmitriy Mayzlin Dmitriy@Americanclassichomes.com
9675 SE 36th ST #105 Mercer Island WA 98040 206-588-1147 x114
Same Same
Dmitriy Mayzlin
8/28/20
Spot 2019 LLC
n
n
n
n
n
n
n
n
n
103
AGENDA ITEM 2.1
CITY OF MEDINA | 501 EVERGREEN POINT ROAD, MEDINA, WA 98039 | PHONE: (425) 233-6416
Instructions: Complete and attach this form to T-01 for the following:
•The property is designated as under development pursuant to MMC 20.52.100
•The applicant is using the tree performance standards in MMC 20.52.130
File No.
New
Revision
STEP 1: Inventory existing
tree units Conduct an inventory of all significant trees within the boundaries of the lot.
No. Tree DBH No. Tree DBH
1 7
2 8
3 9
4 10
5 11
6 12
STEP 2: Calculate Existing
Tree Units
From Table 20.52.130(C): add together the number of significant trees in each range below
and multiply by the corresponding value to produce Existing Tree Units.
A. Total number of trees at least 6 inches, but less than 10
inches DBH X 0.75 = D.TOTAL EXISTING TREE UNITS
(A + B + C)
B. Total number of trees 10 inches DBH and larger X 1.00 =
C. Total number of conifer trees 50 inches DBH and larger X 1.25 =
STEP 3: Inventory removed
trees
List the significant trees that are proposed for removal. This information will be used in Step
4 and 7 (if applicable).
No. Tree DBH No. Tree DBH
STEP 4: Calculate Net
Existing Tree Units
To calculate Net Existing Tree Units, add together the number of significant trees in each
range below that are proposed for removal and multiply by the corresponding value. Then
follow H and I.
E. Total number of trees removed at least 6
inches, but less than 10 inches DBH X 0.75 = H.TOTAL TREE
UNITS TO BE
REMOVED
(E + F + G)F. Total number of trees removed 10 inches
DBH and larger X 1.00 =
G. Total number of conifer trees 50 inches
DBH and larger X 1.25 = I.Net Existing
Tree Units
(subtract
H from D)STEP 5: Calculate Required
Tree Units
To calculate Required Tree Units, perform the
calculations in J through M.
Lot Area (sq. ft.) Divide J by 1,000 Tree Density Ratio (check one) M.REQUIRED TREE
UNITS
(Multiply K x L)
(round up)
J. K. L. 0.35 (residential)
____Table 20.52.130.B
STEP 6:
Determine if
Supplemental Trees
are required
Subtract the Tree Units in M from the Tree Units in I.
•If the difference is zero or a positive number - stop. No supplemental
trees are required.
•If the difference is a negative number then go to Step 7.
N.
See Page 2 for Step 7 and for additional inventory tables
Rev July 31, 2015
CITY OF MEDINA
DEVELOPMENT SERVICES
425-233-6414
425-233-6400
Tree Performance
Worksheet T-01a
Example 2
Apple 9.5
Douglas-fir 7
plum (8+9+4)12.6
Plum 9
western redcedar 8 douglas-fir 28
western redcedar 8.5 douglas-fir 26
7 5.25
7 7
0 0
12.25
1 douglas fir 18 11 douglas fir 28
2 douglas fir 44 12 douglas fir 26
9 plum 12.6 13 douglas fir 24
10 plum 9 14 hawthorne 10
3 2.25
7 7
9.25
0 0 3
8120 8.210 3
0
Douglas-fir 18
Douglas-fir 44
Western redcedar 7
Western redcedar (6+4)7.2
104
AGENDA ITEM 2.1
TREE SCHEDULE
ONSITE TREES:
SYM DBH TYPE REMARKS
1 18" FIR REMOVE
2 44" FIR REMOVE
3 7" CEDAR SA VE
4 6" CEDAR SAVE
5 B" CEDAR SA VE
6 8.5" CEDAR SAVE
7 9.5" APPLE REMoVE
B 7" FIR SAVE
9 B" PLUM REMOVE
11 28" FIR REMOVED
12 26" FIR REMOVE
13 24" FIR REMOVE
SSMH
RIM=101. 77'
CENTER OF 8" OI
CHANNEL(W,E&S)=93.47'
14 10" ENGLISH HAWTHORNE REMOVE
OFFSITE TREES:
SYM DBH TYPE REMARKS
A 6" MAP SAVE
F 28" FIR SA VE
M 6" CED SAVE
N 6" CED SAVE
Q 6" CED SAVE
R 6" CED SAVE
S 6" CED SAVE
T 8" CED SAVE
I I'I
I '
' I
'
I
SITE PLAN NEB 0 5' 10' 20'
SCALE: 1" = 10'
OWNER
ACH HOMES LLC / CONTACT: MARISSA GOSS 9675 SE 36TH STREET, SUITE 105
/ MERCER ISLAND, WA 98040 PH: 206.588.1147 EX 107 EMAIL: MARISSA@AMERICANCLASSICHOMES.COM
SITE ADDRESS
7815 NE 28TH ST, MEDINA WA 98039 LEGAL DESCRIPTION
HERRONS ADD W 1/2, PLAT BLOCK: 9, PLAT LOT: 19-20 PARCEL NUMBER
326230-0903
ZONING
R-16
MIN FRONT SETBACK: 25' -0"
MIN REAR SETBACK: 25' -o•
MIN SIDE SETBACK: 10'-0"
MAX BLDG HEIGHT:
FROM ORIGINAL GRADE 25'-o"
FROM FINISHED GRADE 28'-0"
MAX STRUCTURAL COV'G: 30%
MAX IMPERVIOUS AREA: 55%
STRUCTURAL COV'G
GROSS LOT AREA:
BLDG FOOTPRINT:
PORCHES:
TOTAL LOT COV'G AREA:
% OF LOT AREA:
ALLOWED LOT COV'G AREA:
ALLOWED % OF LOT AREA:
IMPERVIOUS
LOT AREA:
ROOF & GUTTERS AREA:
CONC WALKS AREA:
DRIVEWAY AREA:
UNCOVERED PATIO AREA:
TOTAL IMPERVIOUS AREA:
% OF LOT AREA:
ALLOWED IMPERVIOUS AREA:
ALLOWED % OF LOT AREA:
8,118 SF
2,162 SF
265 SF
2,427 SF
=29.89%
2,435 SF
=30.00%
8,118 SF
2,782 SF
38 SF
445 SF
196 SF
3,461 SF
=42.6 %
4,465 SF
=55.00%
<( :z:-Cl w
� :::c :zI-::500 a.. w w :z:
00
R£1/ISED
1.17.2020
3.12.2020 5.11.2020
1 "=1 o' -o"
SCALE
1.6.2020
OA1£
COIIPU1£R Fil£ NAME SITE
SI/EH NUJIBER
XTO BE REMOVED
Approved Medina Tree
Activity Permit Plan
09/16/2020
Tom Early
Medina Tree Consultant
12
f
t
12 ft
6
f
t
5
f
t
12 ft
6 ft
tree protection
fencing, typ.
SS connection on site shall be
downstream of tree protection fencing
per coordination at pre-con meeting
Example 2
105
AGENDA ITEM 2.1
tree #22 to be
removed per
8/17/2016
conversation with Jim
Sanders
Tree #5 to be retained
per 8/18/2016
conversation with Jim
Sanders
Example 3
106
AGENDA ITEM 2.1
Example 4
107
AGENDA ITEM 2.1
Example 4
108
AGENDA ITEM 2.1
Example 4
109
AGENDA ITEM 2.1
A Douglas fir, 28"
DBH to be removed
per email exchange
with Chad Kulper
9/5/2017
X
a 7.8" DBH
Atlas
cedar,
considered
tree #21.a
11
f
t
8 ft
19
f
t
30 ft
10 ft
1
5
f
t
2 ft
wrap tree on exposed side with 8' long
2x4's using straps for duration of
construction; loosen straps
approximately 1/2 inch each year in
March to accommodate trunk growth
Example 4
110
AGENDA ITEM 2.1
1
2
16
17
18
19
38
39
40
42
43
44
45
4647
48
49
56
55
54
52
53
57
58
59
60
63
62
41
MA
T
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I
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L
A
1
.
1
MA
T
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1
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2
JOB No:
DRAWING FILE No:
DATE:
DESIGNER:
BY
DA
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DRAWN BY:
SH
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:
OF
DRAWING No:
SHEET No:
PR
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:
SEAL:
APPROVED BY:
11
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6
2
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A
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PERMIT SET
NOT FOR
CONSTRUCTION
Se
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3
5
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JULY, 2018
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LA1.1
1
1.TREE LOCATIONS BASED ON THE TOPOGRAPHIC SURVEY,
TERRANE, DATED 07/27/16.
2.TREE NUMBERS BASED ON ARBORIST REPORT & MAP,
ROBERT W. WILLIAMS & ASSOCIATES CONSULTING
ARBORISTS DATED 5/22/17.
NOTES:
TREE REMOVAL SCHEDULE
EXISTING TREE TO REMAIN
EXISTING TREE TO BE REMOVED
0 feet20
1" = 10'
10 30 40
SHEET DESCRIPTION
LA1.1 PROPOSED TREE REMOVAL PLAN
LA1.2 PROPOSED TREE REMOVAL PLAN
LA2.1 PLANTING PLAN
LA2.2 PLANTING PLAN
LA3.1 PLANTING DETAILS
SHEET INDEX
LOT COVERAGE = 65,556 SF
65,556 SF / 1,000 = 65.56
65.56 x .35 (TREE DENSITY RATIO) = 22.95 REQUIRED TREE UNITS = 23
TREE MANAGEMENT INFORMATION
Example 1
111
AGENDA ITEM 2.1
63
62
64
65
66
MA
T
C
H
L
I
N
E
L
A
1
.
1
MA
T
C
H
L
I
N
E
L
A
1
.
2
JOB No:
DRAWING FILE No:
DATE:
DESIGNER:
BY
DA
T
E
RE
V
I
S
I
O
N
S
DRAWN BY:
SH
E
E
T
T
I
T
L
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:
OF
DRAWING No:
SHEET No:
PR
O
J
E
C
T
N
A
M
E
:
SEAL:
APPROVED BY:
11
4
8
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,
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A
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7
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1
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6
2
SC
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A
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PERMIT SET
NOT FOR
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Se
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LA1.2
2
1.TREE LOCATIONS BASED ON THE TOPOGRAPHIC SURVEY,
TERRANE, DATED 07/27/16.
2.TREE NUMBERS BASED ON ARBORIST REPORT & MAP,
ROBERT W. WILLIAMS & ASSOCIATES CONSULTING
ARBORISTS DATED 5/22/17.
NOTES:
TREE REMOVAL SCHEDULE
EXISTING TREE TO REMAIN
EXISTING TREE TO BE REMOVED
0 feet20
1" = 10'
10 30 40
TREE MANAGEMENT INFORMATION
LOT COVERAGE = 65,556 SF
65,556 SF / 1,000 = 65.56
65.56 x .35 (TREE DENSITY RATIO) = 22.95 REQUIRED TREE UNITS = 23 PROPOSED TREE REMOVAL IN 125' SHORELINE SETBACK
NO.SPECIES DBH
66 FIR 10"
TREE NUMBERS BASED ON THE ARBORIST'S REPORT & MAP, ROBERT W. WILLIAMS & ASSOCIATES CONSULTING ARBORISTS DATED 5/22/17.
PROPOSED TREE REPLACEMENT IN 125' SHORELINE SETBACK
1 TSUGA MERTENSIANA 6' HT. MIN.
MOUNTAIN HEMLOCK
BOTANNICAL/COMMON NAME SIZE/SPACINGQTY.
TREES REQUIRED = 1
TREES PROVIDED = 3
EVERGREEN TREES REMOVED = 1
240 SF OF NATIVE RIPARIAN VEGETATION REQUIRED
+ 350 SF OF NATIVE RIPARIAN VEGETATION PROVIDED-
DECIDUOUS TREES REMOVED = 0
2 SALIX LASIANDRA 6' HT. MIN.
PACIFIC WILLOW
PROPOSED TREE REMOVAL IN 200' SHORELINE JURISDICTION
NO.SPECIES DBH
62 CHERRY 18"
TREE NUMBERS BASED ON THE ARBORIST'S REPORT & MAP, ROBERT W. WILLIAMS & ASSOCIATES CONSULTING ARBORISTS DATED 5/22/17.
63 HAWTHORN 10"
64 COTTONWOOD 20"
65 FIR 10"
Example 4
112
AGENDA ITEM 2.1
3 TE
3 TE2 7 TE
3 TE2
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3 TE2
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10 30 40
TREES CODE QTY BOTANICAL / COMMON NAME CAL SIZE REMARKS
AC 3 ACER CIRCINATUM 2.5" CAL.B&B / CONT.3 STEMS MIN.
VINE MAPLE NATIVE & DROUGHT TOLERANT
CT 3 CUPRESSUS SEMPERVIRENS `TINY TOWER` TM 6`-8` HT.B&B / CONT.SPECIMENS
TINY TOWER ITALIAN CYPRESS NON-NATIVE
LC 4 LAGERSTROEMIA INDICA `NATCHEZ`2.5" CAL.10` HT. MIN.3 STEMS MIN.
NATCHEZ CRAPE MYRTLE SPECIMEN
NON-NATIVE, DROUGHT TOLERANT
TE 111 THUJA OCCIDENTALIS `EMERALD GREEN`B&B/CONT.6`-8` HT.SPECIMEN
EMERALD GREEN ARBORVITAE NATIVE & DROUGHT TOLERANT
TE2 46 THUJA PLICATA `EXCELSA`B&B/CONT.6`-8` HT.SPECIMEN
WESTERN RED CEDAR NATIVE & DROUGHT TOLERANT
PLANT SCHEDULE 1.ALL TREES, DECIDUOUS & EVERGREEN, TO HAVE A 3'-0" DIA. MULCH RING. DECIDUOUS TREES TO BE STAKED, VERIFY STAKING OF
POSSIBLE NEED TO STAKE EVERGREEN TREES W/L.A.
2.PROVIDE 6" DEPTH OF COMPOSTED MULCH PRODUCT AS AN AMENDMENT TO EX. SOIL IN SHRUB BED AT TOP OF ROCK BULKHEAD.
INCORPORATE & EVENLY MIX INTO EX. SOIL TO A DEPTH OF 12" PRIOR TO PLANTING.
3.VERIFY METHOD OF STAKING WILLOW TREES SO THAT THEY HANG & GROW OVER THE ROCKERY TO PROVIDE HABITAT.
4.PROVIDE 2" MIN. DEPTH OF "SCREENED COMP MULCH" (SUCH AS, PACIFIC TOPSOIL'S SCREENED COMP MULCH) AS A TOPDRESSING
IN SHRUB BEDS, TYP.
5.PLANTS TO MEET REQUIREMENTS FOR INTEGRATED RESTORATION & PERMITTING PROGRAM: 2 TREES FROM APPENDIX D, IRPP
PLANT LIST REQUIRED. 2 TREES PROVIDED 2 DIFFERENT SHRUB SPECIES FROM APPENDIX D, IRPP PLANT LIST REQUIRED. 2 SHRUB
SPECIES REQUIRED 1,OOO SF OF BUFFER PLANTING REQUIRED, 1,463 SF PROVIDED, WIDTH OF PLANTING STRIP CAN BE NO LESS
THAN 5'-0".
NOTES:
Example 4
113
AGENDA ITEM 2.1
10 VO
3 AS
2 HD
1 SP
378 DT
196 AU
9 AF
21 AF
106 IC
6 VO
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6 VO
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TREES CODE QTY BOTANICAL / COMMON NAME CAL SIZE REMARKS
SP 2 SALIX LASIANDRA 6`-8` HT.VERIFY STAKING
PACIFIC WILLOW FULL, BUSHY GROWTH
NATIVE & DROUGHT
TOLERANT
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TOLERANT
TM 1 TSUGA MERTENSIANA B&B/CONT.6` MIN. HT.SPECIMENS
MOUNTAIN HEMLOCK NATIVE & DROUGHT
TOLERANT
SHRUBS CODE QTY BOTANICAL / COMMON NAME SIZE HT.REMARKS
AS 9 AMELANCHIER ALNIFOLIA 5 GAL 30" HT.FULL, BUSHY GROWTH
SERVICEBERRY NATIVE & DROUGHT
TOLERANT
HD 5 HOLODISCUS DISCOLOR 5 GAL FULL, BUSHY GROWTH
OCEAN-SPRAY NATIVE & DROUGHT
TOLERANT
SA 3 SYMPHORICARPOS ALBUS 2 GAL 18" SPREAD FULL, BUSHY GROWTH
COMMON WHITE SNOWBERRY NATIVE & DROUGHT
TOLERANT
VO 22 VACCINIUM OVATUM 2 GAL 18" HT.FULL, BUSHY GROWTH
EVERGREEN HUCKLEBERRY NATIVE & DROUGHT
TOLERANT
SHRUB AREAS CODE QTY BOTANICAL / COMMON NAME CONT SPACING REMARKS
AF 30 ASTER X FRIKARTII 1 GAL 18" o.c.FULL, BUSHY GROWTH
ASTER NATIVE & DROUGHT
TOLERANT
DT 595 DESCHAMPSIA CESPITOSA 1 GAL 12" o.c.FULL, BUSHY GROWTH
TUFTED HAIR GRASS NATIVE & DROUGHT
TOLERANT
IC 106 IRIS X CALIFORNICAE 1 GAL 12" o.c.FULL, BUSHY GROWTH
PACIFIC COAST IRIS NATIVE & DROUGHT
TOLERANT
GROUND COVERS CODE QTY BOTANICAL / COMMON NAME CONT SPACING REMARKS
AU 255 ARCTOSTAPHYLOS UVA-URSI 4"POT 15" o.c.
KINNIKINNICK
PLANT SCHEDULE
1.ALL TREES, DECIDUOUS & EVERGREEN, TO HAVE A 3'-0" DIA. MULCH RING. DECIDUOUS TREES TO BE STAKED, VERIFY STAKING OF
POSSIBLE NEED TO STAKE EVERGREEN TREES W/L.A.
2.PROVIDE 6" DEPTH OF COMPOSTED MULCH PRODUCT AS AN AMENDMENT TO EX. SOIL IN SHRUB BED AT TOP OF ROCK BULKHEAD.
INCORPORATE & EVENLY MIX INTO EX. SOIL TO A DEPTH OF 12" PRIOR TO PLANTING.
3.VERIFY METHOD OF STAKING WILLOW TREES SO THAT THEY HANG & GROW OVER THE ROCKERY TO PROVIDE HABITAT.
4.PROVIDE 2" MIN. DEPTH OF "SCREENED COMP MULCH" (SUCH AS, PACIFIC TOPSOIL'S SCREENED COMP MULCH) AS A TOPDRESSING
IN SHRUB BEDS, TYP.
5.PLANTS TO MEET REQUIREMENTS FOR INTEGRATED RESTORATION & PERMITTING PROGRAM: 2 TREES FROM APPENDIX D, IRPP
PLANT LIST REQUIRED. 2 TREES PROVIDED 2 DIFFERENT SHRUB SPECIES FROM APPENDIX D, IRPP PLANT LIST
REQUIRED. 2 SHRUB SPECIES REQUIRED 1,OOO SF OF BUFFER PLANTING REQUIRED, 1,463 SF PROVIDED, WIDTH OF PLANTING
STRIP CAN BE NO LESS THAN 5'-0".
NOTES:
PROPOSED TREE REMOVAL IN 125' SHORELINE SETBACK
NO.SPECIES DBH
66 FIR 10"
TREE NUMBERS BASED ON THE ARBORIST'S REPORT & MAP, ROBERT W. WILLIAMS & ASSOCIATES CONSULTING ARBORISTS DATED 5/22/17.
PROPOSED TREE REPLACEMENT IN 125' SHORELINE SETBACK
1 TSUGA MERTENSIANA 6' HT. MIN.
MOUNTAIN HEMLOCK
BOTANNICAL/COMMON NAME SIZE/SPACINGQTY.
TREES REQUIRED = 1
TREES PROVIDED = 3
EVERGREEN TREES REMOVED = 1
240 SF OF NATIVE RIPARIAN VEGETATION REQUIRED
+ 350 SF OF NATIVE RIPARIAN VEGETATION PROVIDED-
DECIDUOUS TREES REMOVED = 0
Xref 2578_X-CIVIL.dwg
2 SALIX LASIANDRA 6' HT. MIN.
PACIFIC WILLOW
PROPOSED TREE REMOVAL IN 125-200' SHORELINE JURISDICTION
NO.SPECIES DBH
62 CHERRY 18"
TREE NUMBERS BASED ON THE ARBORIST'S REPORT & MAP, ROBERT W. WILLIAMS & ASSOCIATES CONSULTING ARBORISTS DATED 5/22/17.
63 HAWTHORN 10"
64 COTTONWOOD 20"
65 FIR 10"
Example 4
114
AGENDA ITEM 2.1
Example 5
115
AGENDA ITEM 2.1
Example 5
116
AGENDA ITEM 2.1
Approved Medina Tree
Activity Permit Plan
07/30/2020
Tom Early
Medina Tree Consultant
Example 5
117
AGENDA ITEM 2.1
FNR-473-W
Tree Appraisal and the Value of Trees
Author
Lindsey Purcell
RCA, BCMA
Urban Forestry Specialist,
Purdue University Department
of Forestry & Natural Resources
Forestry and Natural Resources
Contributor
Jeffrey Ling
RCA, TPAQ
Arborwise
Trees provide many benefits and great value to
property owners in functional, aesthetic, social,
environmental, and even economic ways.
Functional benefits include mitigating climate
change by storing carbon, removing pollution from
the atmosphere, managing stormwater runoff, and
improving air quality. Trees provide oxygen and
many other benefits — such as shade, which can
impact home cooling costs.
The collective value of trees makes a difference in
people’s health and quality of life in cities and towns
everywhere. In fact, it is also possible to calculate
the benefits provided by each individual tree in any
landscape by visiting the MyTree website at https://
mytree.itreetools.org/.
What is the value or worth of a tree?
Value may be defined as the monetary worth of an
item at a given time with the expectation of benefit.
A dollar figure in a formal tree appraisal, which
provides an estimate or approximate value, can
quantify many of these benefits. However, a tree’s
true worth may be judged by a sale or, in litigious
situations, a court ruling.
The valuation of trees and living landscape
components requires training, expertise, and
experience. Just like any real estate or professional
appraiser, plant appraisers have the responsibility
of assigning values and preparing to defend,
explain, and support their results.
If you are pursuing tree valuation, you should
retain the services of a qualified consulting
arborist who can properly apply methods and
techniques that best relate to your situation.
Three methods used to appraise trees and
landscapes — Cost Approach, Income Approach,
and Sales Comparison Approach — are described
in the Guide for Plant Appraisal, 10th edition.
Authored by the Council of Tree and Landscape
Appraisers (CTLA), published by the
International Society of Arboriculture, and
endorsed by the major arboriculture and
horticulture organizations, this guide represents a
critical resource for sound plant valuation.
www.fnr.purdue.edu
118
AGENDA ITEM 2.1
2
Determine the functional limitations of the tree and its interaction with site elements.
Evaluation of the structural integrity and overall health of trees is an important component of
the appraisal process.
Tree Appraisal • FNR-473-W
Why should a tree be appraised?
Tree appraisal assigns monetary importance to any
tree on a site that is indicative of the tree’s
contribution to the site, especially when
construction may affect plants on the property.
Basically, an appraisal constitutes developing an
opinion of value or cost of a site’s landscape
elements. An appraisal’s purpose is defined by a
client’s needs, which may include unexpected losses,
tort claims, insurance claims, tax deductions, real
estate assessment, and proactive planning.
The best time to conduct an appraisal is prior to any
incident with, or damage to, a tree. However, most
appraisals occur after a tree has been removed or
damaged. Such situations require additional
investigation and might include a determination of
pre-casualty value or comparative sampling on a
local basis. Provided they are available, previous site
records, tree assessments, site reviews, and even
witnesses can help determine a tree’s pre-damage
condition.
After gathering every relevant fact, the appraiser
determines the appropriate method of appraisal and
provides an unbiased valuation. The appraiser
should document all activities related to this
process, from initiating client contact and
establishing a tree’s background information to
inspecting a site, collecting data, and formulating a
reasonable and defensible value.
One technique outlined in the Guide for Plant
Appraisal is the Trunk Formula Technique (TFT),
which appraises larger trees in the landscape within
the Cost Approach. Used by professional appraisers,
this technique extrapolates costs to purchase the
largest commonly available nursery tree relative to
the size of the appraised tree. This means the costs
of a nursery tree can be proportionally increased to
infer the cost of a larger tree. Small trees being
appraised, less than 4 caliper inches or an 8-foot
conifer, would be figured at retail cost.
The value based on the TFT application is a
calculation generated by using unit tree costs. The
unit tree costs required for this formula must be
obtained either from local resources as determined
by the consulting arborist or collected by the
Regional Plant Appraisal Committee (RPAC). The
RPAC is comprised of industry experts who are
typically associated with their local chapter of the
International Society of Arboriculture. This
committee gathers data based on statewide
information to determine unit costs for commonly
available trees, the trees’ obtainability, and their
functional limitation in your area.
119
AGENDA ITEM 2.1
3
Tree Appraisal • FNR-473-W
There may be external limitations outside the tree owner’s control — such as the site location — that can affect tree value.
A diameter tape aids in calculating tree size.
RPAC information and data is a baseline for species; it is the
responsibility of the appraiser to determine tree species
ratings and wholesale values based on availability in a
region.
Ratings for common Indiana tree species can be found at the
Indiana Arborist Association website (www.indianaarborist.
org). Statewide surveys have determined that for the
computations needed for cost techniques, the largest
commonly available, transplanted deciduous tree would be
3.5 caliper inches with a unit tree cost of $37.67.
Calculating a tree’s value using the TFT begins with
multiplying the cross-sectional area of the tree by the unit
tree cost. To determine a tree’s cross-sectional area, you must
first calculate the tree’s diameter at breast height (DBH).
DBH is measured using a special diameter-measuring tape
wrapped around the tree at 4.5 feet above the ground. In lieu
of the special measuring tape, regular measuring tape can be
used to determine circumference and that number divided
by 3.14 to calculate DBH. Once the diameter is determined,
divide by 2 to get the radius. Multiplying that number by the
unit tree cost will then provide the overall basic cost.
For example: If a tree has a diameter of 20 inches, the
computation would be 10 x 10 x 3.14 — equaling 314 inches.
Multiplying 314 by a unit cost of $37.67 equals $11,828,
which is the overall basic cost. However, this is not
necessarily the “value” of the tree. Additional factors will
affect a tree’s value, which is why a professional appraiser is
recommended for an accurate value.
Factors in Appraisals
Depreciation
Accurate appraisal values will reflect the application of
depreciation factors. Professional appraisers use depreciation
in their valuation process to justify differences in a new,
“perfect” tree compared to the appraised tree. This will
account for less-than-ideal tree characteristics, placement in
the landscape, or the site it occupies. The three depreciation
factors or variables include actual condition of the tree,
functional limitations, and external limitations.
Condition
As it relates to a depreciation factor in tree valuation,
“condition” refers to the assessment of overall tree health.
Professional appraisers will assess a tree’s vigor, looking for
120
AGENDA ITEM 2.1
Properly placed trees can add value to your home and property.
4
Tree Appraisal • FNR-473-W
the presence of pest issues and any stress symptoms. They
also will consider the tree’s structure and form — reviewing
branch habits to determine if there is a strong, stable
structure with good branch attachments and spacing and if
the tree has a good form for its species. Each species has a
typical genetic form, or “normal” traits, representative of its
species. However, most trees are not normal or typical. See
Table 1 for more information on rating the condition.
Functional limitations
Functional limitations applied as depreciation factors in tree
valuation are primarily associated with the tree itself or the
site on which it’s located. These are factors that may limit
future growth, development, and overall health. Site
conditions and placement, such as proximity to utility lines,
could limit full development due to necessary pruning for
clearance. Professional appraisers will investigate any genetic
limitations related to the genus and species itself. These
include naturally poor branch systems, susceptibility to
pests, or invasive tendencies as examples that would
depreciate a tree’s value.
External limitations
External limitations applied as depreciation factors in tree
valuation include issues outside the control of the tree’s
owner that may affect sustainability, structure health, or tree
form. One example of external limitations would be
environmental circumstances such as water availability,
issues with threats from pests, or utility vegetation
management concerns where there are impending conflicts
between power lines and a tree. Additionally, local
ordinances, easements, or rights of ways may be factors that
affect life expectancy.
When applying depreciation factors toward overall basic
cost, a professional appraiser will assign a rating to each of
these three depreciation categories: condition, functional
limitations, and external limitations. The overall basic cost is
multiplied by the determined value in each of these three
categories to estimate the depreciated cost — the final
functional reproduction value using the Trunk Formula
Technique.
121
AGENDA ITEM 2.1
5
Tree Appraisal • FNR-473-W
Tree appraisals must be reasonable and defensible.
The Trunk Formula Technique is only one method to appraise
large trees. It is important to realize that estimates of a tree’s value
may not be proportionate to the value of a property or what
would actually be paid for a tree. Studies estimate that trees may
account for up to 15% of a residential property’s value. Much
lower values could result, given such other circumstances and
factors as location.
For example: An ideal, mature sugar maple with a 24-inch
diameter at breast height may be valued at more than $15,000,
but the home it resides next to may be worth $35,000. This is an
unrealistic tree value that is not reasonable in any professional
appraisal situation. Legitimate appraisal values should be
reasonable and defensible; this requires a knowledgeable,
professional consulting arborist.
Tree Appraisal Scenario
Let’s put the Trunk Formula Technique to work with an example
for a typical suburban landscape.
Example
A residential site in an Indiana neighborhood has a sugar maple
(Acer saccharum) on the front lawn, shading the front of the
home. Measuring 14 inches at breast height, the tree is in good
condition and in a proper location. The tree’s owners wish
to have it appraised to determine the value of the tree on
their property.
The appraisal calculation method would be as follows:
1. Basic Reproduction Cost = CSA x UTC
CSA = Cross-sectional area of the subject tree
UTC = Unit tree cost, determined by the Regional Plant
Appraisal Committee (RPAC) or local wholesale cost
2. Depreciated Reproduction Cost = CR x F x E x BRC
CR = Condition rating
F = Functional limitations rating
E = External limitations rating
BRC = Basic reproduction cost
3. Total Additional Costs = cleanup, installation,
maintenance
These other costs would be included if there is a loss
that requires the removal of a tree and the installation
of a new tree, along with post-planting care costs for a
determined time.
4. Total Reproduction Cost = DRC + TAC
DRC = Depreciated Reproduction Cost
TAC = Total Additional Costs
5. Appraisal Value = Total Reproduction Cost rounded to
the nearest thousand.
122
AGENDA ITEM 2.1
6
Tree Appraisal • FNR-473-W
Now, back to our example using the steps above:
1. Basic Reproduction Cost: 154” CSA x $37.67 UTC =
$5,801
2. Depreciated Reproduction Cost: 1.0 CR x .80 F x 1.0 E
x $5,801 BRC = $4,640
3. Total Additional Costs: $0 (not applicable in this
example)
4. Total Reproduction Cost: $4,640 DRC + $0 TAC =
$4,640
5. Appraisal Value: $5,000 (TRC rounded to the nearest
thousand)
Following the calculated steps, the reproduction value of
the tree would be $5,000.
This value is the reproduction cost of the tree if it were
destroyed or lost. In other words, it is the cost to replace a
tree with an exact replica.
As mentioned: Dependent upon appraisal situations, there
are other approaches, methods, and techniques beyond the
Trunk Formula Technique used to estimate costs and tree
values. These alternative means may be found in the Guide
for Plant Appraisal, 10th edition. Arboricultural consultants
should utilize the guide as a resource to develop a
professional work product.
Summary and Resources
Tree appraisal is a professional service provided by
consulting arborists. An appraiser may assume the role of
mediator, arbitrator, consulting expert, or expert witness. In
many situations, an appraisal might be disputed in a lawsuit.
An appraiser should maintain professional liability insurance
for litigation cost protection. This publication is for
educational purposes only to provide an awareness of tree
value. When an expert opinion is necessary — as for an
insurance or legal claim — it is highly recommended that a
tree owner consult with a professional arborist trained in
current appraisal methodology.
For a list of professional arborists, consult the following
online resources:
American Society of Consulting Arborists, Registered
Consulting Arborist: https:/www.asca-consultants.org/
default.aspx
International Society of Arboriculture, Certified Arborist:
https://www.treesaregood.org/findanarborist
Depreciation can be significant where overhead utilities
are present.
Tree condition and form play a major role in depreciation of plant value.
123
AGENDA ITEM 2.1
Tree Appraisal • FNR-473-W
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Condition
Rating
Tree Structure
Consider root condition/formation, trunk
condition, and branch assembly and
arrangement.
Tree Health
Consider crown indicators — including vigor,
density, leaf size, quality, and stem shoot
extensions.
Tree Form
Consider the general shape
and overall form.
Formula
Values
Excellent
Root plate undisturbed and clear of any
obstructions. Trunk flare has normal
development. No visible trunk defects or
cavities. Branch spacing/structure and
attachments are free of any defects.
Perfect specimen with excellent form and
vigor, along with a well-balanced crown.
Trunk is sound and solid. No apparent pest
problems. Normal to exceeding shoot length
on new growth. Normal leaf size and color.
Exceptional life expectancy for the species.
Ideal tree for that species,
including shape and
canopy symmetry, health,
and density. Outstanding
function on the site or
location.
1.0-.90
Good
Root plate appears normal, with only
minor damage. Possible signs of root
dysfunction around trunk flare. Minor trunk
defects from previous injury, with good
closure and less than 25% of bark section
missing. Good branch habit; minor dieback
with some signs of previous pruning. Co-
dominant stem formation may be present,
requiring minor corrections.
Imperfect canopy density in 10% or less
of the tree. Lacks natural symmetry. Less
than half the normal growth rate and minor
deficiency in leaf development. Few pest
issues or damage, and controllable if present.
Normal branch and stem development with
healthy growth. Typical life expectancy for the
species.
Nearly ideal tree for that
species, including shape and
canopy symmetry, health,
and density. Functions well
on the site or location..90-.75
Fair
Root plate reveals previous damage or
disturbance. Dysfunctional roots may be
visible around the main stem. Evidence of
trunk damage or cavities, with decay or
defects present and less than 30% of bark
sections missing on trunk. Co-dominant
stems are present. Branching habit and
attachments indicate poor pruning
or damage, which requires moderate
corrections.
Crown decline and dieback up to 30% of
the canopy. Poor overall symmetry. Leaf
size smaller and color somewhat chlorotic.
Shoot extensions indicate some stunting
and stressed growing conditions. Obvious
signs of pest problems contribute to a lesser
condition. Some decay areas found in the
main stem and branches. Below-average life
expectancy for the species.
Acceptable tree for that
species. Tree shape and
symmetry are adequate,
with some substantial
asymmetry in shape and
canopy form. May have
considerable concerns for its
use and function on the site
or location.
.75-.50
Poor
Root plate disturbance and defects
indicate major damage, with girdling roots
around the trunk flare. Trunk reveals more
than 50% of bark section missing. Branch
structure has poor attachments, with
several structurally important branches
dead or broken. Canopy reveals signs of
damage or previous topping or lion-tailing,
with major corrective action required.
Lacking a full crown, with more than 50%
decline and dieback that especially affects
larger branches. Stunting obvious, with
little evidence of growth on smaller stems.
Leaf size and color reveals overall stress
in the plant. Insect or disease infestation
may be severe. Extensive decay or hollow
characteristics. Low life expectancy for the
species.
Poor tree for that species.
Highly irregular canopy
shape and undesirable form
make it unattractive and
dysfunctional on the site or
location.
.50-.30
Very Poor
Severe damage within the root plate and
root collar exhibits major defects that could
lead to tree death or failure. A majority of
the bark or trunk is affected, either decayed
or missing. Branching is extremely poor
or severely topped, with severe dieback
in canopy. Little or no opportunity for
mitigation of any tree parts.
More than 70% of the canopy is in severe
decline or dead. Canopy density is extremely
low, with chlorotic and necrotic tissue
dominating the canopy. Severe decay in the
trunk and major branches. Root plate damage
with a majority of roots damaged, diseased
or missing. Very low life expectancy for the
species.
Disagreeable tree for
that species, with highly
diminished function and
aesthetic appeal on the site or
location..30 -.10
Dead .10 or less
Table 1. Condition Rating for Landscape Trees
This table is a general representation to assist in formula values. The tree condition ratings described below encompass factors of a tree’s health, form, and above- and
below-ground structure. Each tree can have any combination of the following health or structural issues, as well as others not mentioned. The expression of symptoms and
signs is subjective. The appraiser should consider individual tree species characteristics and use existing circumstances as a reasonable scale to determine a tree’s condition.
124
AGENDA ITEM 2.1
MEDINA, WASHINGTON
AGENDA BILL
Tuesday, September 21, 2021
Subject: Comp Plan 101
Category: Discussion
Staff Contact(s): Stephanie Keyser, Planning Manager
Summary
The Growth Management Act requires Comprehensive Plans to be updated at least every eight-
years during a mandatory periodic review cycle. The city will begin its update in 2022 to meet the
July 1, 2024 deadline. To begin to prepare Council and Planning Commission on the upcoming
update, staff has prepared a Comp Plan 101 presentation.
Attachment(s) None
Budget/Fiscal Impact: N/A
Recommendation: N/A
City Manager Approval: N/A
Proposed Council Motion: N/A
Time Estimate: 15 minutes
125
AGENDA ITEM 2.2
MEDINA, WASHINGTON
AGENDA BILL
Tuesday, September 21, 2021
Subject: 2021-2022 Proposed Planning Commission Work Plan
Category: Discussion
Staff Contact(s): Stephanie Keyser, Planning Manager
Summary
Every year, in collaboration with Planning Commission and staff, the City Council adopts a work
plan that identifies a set of issues for Planning Commission to advise Council on. To provide a
comprehensive snapshot, the work plan includes tasks that are currently being worked on, the
subsequent issues that will be discussed, and the timing of the City’s next mandated updates.
Where it makes sense, as Planning Commission works through the plan, related and overlapped
topics will be combined to better inform the synthesis of analysis or code update.
Although adopted yearly, the work plan should be thought of as a dynamic document that can
and will be changed as needed if priorities shift or new legislation requires action by the city.
Attachment(s) Proposed 2021-2022 Planning Commission W ork Plan
Budget/Fiscal Impact: N/A
Recommendation: Approve
City Manager Approval: N/A
Proposed Council Motion: Move to approve the 2021-2022 Planning Commission Work Plan
Time Estimate: 15 minutes
126
AGENDA ITEM 2.3
TASK ORIGIN/RANKING
% Complete Start Due/End Date
FUTURE POLICIES, PLANS & REGULATIONS
Shoreline Master Program (SMP) periodic review - Mandatory Staff/Begin 2026 2026 Next update due 2028
ENVIRONMENTAL/SUSTAINABILITY
Tree Code Regulations
(Limited Scope : Focus on new construction/redevelopment)CC/1 85% Oct. 2020
PC Public Hearing - Oct. 19;
CC Public Hearing - Nov. 8;
CC tentative adoption Dec. 13
Tree Code Enforcement - re: survival of supplemental trees PC, CC/2 Summer 2021 Dec-21
POLICIES, PLANS & REGULATIONS
Permanent Supportive and Transitional Housing Staff/3 Oct./Nov. 2021 Feb-22
Comprehensive Plan Periodic Review - Mandatory Staff, CC/4 Dec. 2021 June 30 2024
BULK REGULATIONS
Alternatives to Original Grade Staff, PC/5 Jan./Feb. 2022 2022
Analysis and strategic review of commuter parking Staff, CC/6 2023 2023
127
AGENDA ITEM 2.3
Item Description Requests to Staff Outside experts/
consultants
needed
Deliverable Timing and budget notes
Shoreline Master Program
Period Review
This task involves updating the Shoreline Master Program
(SMP), which manages shoreline resources and development
in Medina, to comply with the Shoreline Management Act,
State Shoreline Master Program Guidelines and best
practices for shoreline protection. Update to ensure
consistency between the SMP and the rest of Medina's Code.
Anticipated start should be no later
than 2026 to meet 2028 deadline.
Yes Update SMP to be compliant with
changes in the laws, rules and
applicable updated guidance that has
been adopted since 2019.
Next mandated upate is
due in 2028. Suggested
start no later than 2026.
ENVIRONMENT
Tree Code Regulations
1. Review tree retention and
replacement requirements for
new single-family
construction (land under
development)
Medina’s sylvan nature is something that distinguishes it
from the surrounding jurisdictions and contributes to its high-
quality residential character. Recent projects have
demonstrated a deficiency in the tree code regarding new
construction. This task would only review the sections of the
tree code that relate to new single-family site
redevelopment.
Staff: The first step will be to examine
the retention and replacement
requirements for lots undergoing
redevelopment.
We will be
utilizing our
existing
consultants to
help with this
The initial deliverable from PC to CC
would be a high-level
recommendation regarding changes
to the retention and replacement
requirement in the tree code for new
single-family development (MMC
20.52.110) and/or the minimum
performance standards for land
under development (MMC
20.52.130).
PC Public Hearing - Oct. 19;
CC Public Hearing - Nov. 8;
CC tentative adoption Dec.
13
2. Review the enforcement
part of the tree code,
specifically as it relates to the
survival of supplemental trees
Although the tree code requires supplemental trees to
survive for five years after planting, there is currently not a
process that oversees this. Coupled with homeowner
turnover, supplemental trees are often unknowningly cut
down (due to their small size) or left to die. This task would
consider ways to ensure the survival and/or tracking of
supplemental trees by examining what other cities do and
ensuring that whatever is proposed can be funded (if
applicable) and enforced.
Staff: The first step will be to examine
how surrounding cities utilize tree
code enforcement.
We will be
utilizing our
existing
consultants to
help with this
The initial deliverable from PC to CC
would be a high-level
recommendation regarding
implementing tree code enforcement
for supplemental trees.
Anticipated PC
recommendation by
December 2021 or January
2022
WA LAW / MANDATORY
Updates to WA Law
3. Permanent supportive and
transitional housing
The legislature has mandated that in every zoning district
where single-family residential is permitted (in Medina that's
every zoning district), cities now must allow permanent
supportive and transitional housing. Although these cannot
be prevented from coming into the city, there are certain
guard rails that the city may adopt to limit potential impacts.
Staff: The scope of what the city can
do is limited, however some cities
have already adopted provisions that
we can similarly consider.
Staff will work
with the city
attorney
The deliverable will be a proposed
amendment to the code that includes
an update to the use table, new
definitions, and additional minor
requirements.
Anticipated
recommendation by
February 2022 at the latest
Periodic Review (Mandatory)
Future Tasks - Mandatory Deadline
Current Working Tasks
128
AGENDA ITEM 2.3
4. Comprehensive Plan 2024
Periodic Review
This will be a total update of the existing Comprehensive
Plan and will require coordination between Council, Planning
Commission, Park Board, and residents. The process will
include on-going public participation opportunities and
outreach with the goal of hearing from as many stakeholders
as possible. Comp Plan updates are a lengthy process which
is why we will be starting early.
Staff: This will involve broad reaching
public participation that includes
Medina's residential and non-
residential stakeholders as well as
coordination between Council,
Planning Commission, and Park
Board.
Yes The deliverable will be a user-friendly
document that will include a
community vision statement and
serve as a roadmap for development
in the city over the next twenty years
(there are periodic updates
mandated to the Comp Plan every 8
years).
Comp Plan grants are
anticipated to open up in
the summer of 2022. In the
meantime, the city will be
applying for a grant to do a
Housing Action Plan which
will cover a portion of the
requirements of the Comp
Plan Housing Element. The
Comp Plan is due by June
30, 2024
MISCELLANEOUS
5. Alternatives to Original
Grade
Medina measures height from original grade. This is an
imperfect process that requires a Geotech to take samples of
the earth and analyze them to determine where on the lot
original grade is. Because this is an imperfect science,
different experts can reach different determinations of
original grade. Over the years the conversation of finding an
alternative to original grade has been discussed, most
recently while Planning Commission was discussing bulk. This
work plan item would be a study of the methods surrounding
cities use to measure height by taking previously submitted
applications from lots of varying topographies throughout
the city and determining what the maximum height would
be.
Staff: This would be a study of the
methods surrounding cities use to
measure height. The analysis will
include taking previously submitted
applications from lots of varying
topographies throughout the city and
determining what the maximum
height would be under these
alternative methods.
We will utilize our
existing
consultants to
help with this
The deliverable will be a suggested
update to the method for measuring
height.
Begin early 2022
6. Analysis and strategic
review of commuter parking
This would be a review of the impacts that commuter
parking (both to utilize the 520 park-n-ride and to park-and-
bike) has on surrounding neighborhoods; specifically going
block-by-block to analyze the impacts the increased vehicle
traffic is having on the neighborhoods.
Staff: This analysis would involve
establishing an impacted buffer and
conducting the analysis inside of that
buffer over multiple days/weeks and
multiple times of day
The study itself
would be 100%
consultant driven;
proposed
amendments to
the code once the
study was fnished
would be done by
Planning
Commission
The initial deliverable would be a
study/report outlining the impacts
that commuter parking has on the
surrounding neighborhoods.
Begin 2023 pending
available funding
129
AGENDA ITEM 2.3