21.72.080 Tree Replacement | Redmond Zoning Code

21.72.080 Tree Replacement.

A. Prior to any tree removal, the applicant shall demonstrate through a tree protection and replacement plan, critical area mitigation plan, or other plans acceptable to the Administrator that tree replacement will meet the minimum standards of this section.

B. Replacement Required. A significant tree to be removed shall be replaced by one new tree in accordance with subsection RZC 21.72.080.C of this section. Trees that are removed which are classified as landmark shall be replaced by three new trees in accordance with subsection RZC 21.72.080.C of this section. No tree replacement is required in the following cases:

1. The tree is hazardous, dead, diseased, injured, or in a declining condition with no reasonable assurance of regaining vigor.

2. The tree is proposed to be relocated to another suitable planting site, provided that relocation complies with the standards in this section.

1. Minimum sizes for replacement trees shall be:

a. Two-and-one-half-inch caliper for deciduous trees;

b. Six feet in height for evergreen trees.

2. The Administrator may consider smaller-sized replacement trees if the applicant can demonstrate that smaller trees are more suited to the species, the site conditions, and the purposes of this section, and that such trees will be planted in sufficient quantities to meet the intent of this section.

3. Replacement trees shall be primarily native species in order to restore and enhance the site as nearly as practicable to its predevelopment character.

4. The condition of replacement trees shall meet or exceed current American Nursery and Landscape Association or equivalent organization’s standards for nursery stock.

a. Installation of required replacement trees shall be in accordance with best management practices for landscaping which ensure the tree’s long-term health and survival.

b. All required tree replacement and other required mitigation shall be bonded or completed prior to issuance of a building permit.

D. Location for Tree Replacement – On-Site. Replacement trees shall be planted on the site from which significant trees are removed unless the Administrator accepts one or more of the alternatives set forth in subsection RZC 21.72.080.E of this section.

E. Location for Tree Replacement - Alternatives. When on-site replacement cannot be achieved, the Administrator may consider the following alternatives:

a. The number of replacement trees shall be the same as described in subsection RZC 21.72.080.B of this section, Replacement Required. Replacement costs (material plus labor) shall be at the applicant’s expense.

b. Allowable sites for receiving off-site replacement plantings.

i. City- or county-owned parks, open space areas, Native Growth Protection Areas (NGPA), or river and stream corridors within Redmond city limits, or lands controlled by the City.

ii. Private open space which is permanently protected and maintained, such as a Native Growth Protection Area (NGPA).

c. All trees to be replaced off-site shall meet the replacement standards of this section.

2. Tree Replacement Fee. A fee-in-lieu of tree replacement may be allowed, subject to approval by the Administrator after careful consideration of all other options. A tree replacement fee shall be required for each replacement tree required but not planted on the application site or an off-site location.

a. The amount of the fee shall be the tree base fee times the number of trees necessary to satisfy the tree replacement requirements of this section. The tree base fee shall cover the cost of a tree, installation (labor and equipment), maintenance for two years, and fund administration.

b. The fee shall be paid to the City prior to the issuance of a tree removal permit.

c. Fees collected under this subsection shall be expended only for the planting of new trees in City-owned parks, open spaces, or rights-of-way.

3. Landscape Restoration. Where appropriate, the Administrator may consider other measures designed to mitigate the loss of trees by restoring all or parts of the forest landscape and its associated benefits. Measures may include, but are not limited to:

a. Creation of wildlife snags from trees which would otherwise be removed;

b. Replacement of certain ornamental trees with native shrubs and groundcover;

c. Replacement of hazardous or short-lived trees with healthy new trees more likely to survive;

d. Daylighting and restoration of stream corridors with native vegetation; and

e. Protection of nonsignificant trees to provide for the successional stages of forest development.

1. When individual trees or tree stands are protected, replacement trees should be planted to reestablish or enhance tree clusters where they previously existed;

2. Where possible, replacement trees should be planted within critical areas or buffers, provided that the proposed planting conforms to the requirements for mitigation of critical areas in RZC 21.64, Critical Areas. Replacement trees may be planted within an existing NGPA, where the Administrator determines that such planting enhances and complements existing vegetation and environmental functions;

3. Replacement trees shall be planted in locations appropriate to the species’ growth habit and horticultural requirements;

4. Replacement trees shall be located away from areas where damage is likely, based on the standards in RZC 21.72.060.C, Grading and Proximity to Structures, Utilities, and Roadways;

5. Replacement trees shall be located to provide screening of the development from adjacent properties, where appropriate;

6. Replacement trees shall be planted in areas that connect or are adjacent to Native Growth Protection Areas or other open space, where appropriate;

7. Replacement trees shall be integrated into the required landscape plans, if any, for a development; and

8. Replacement trees to be planted next to or under power lines shall be selected with consideration of the trees’ maturation and maintenance requirements.

1. Trees designated as significant may be relocated to a new location on the property under the direction of a certified arborist;

2. With written permission, significant trees may be relocated to another private property or City-owned property under the direction of a certified arborist;

3. Relocated trees, meeting the standards above, shall count toward the host property’s 35 percent tree retention requirement; and

4. Trees relocated to an off-site property shall be exempt from requirements for tree retention plans, recording, bonding, or other assurances.

1. Intent. The intent of these supplemental standards is to focus tree preservation and replacement on increasing long-term, healthy tree canopy throughout the Design District. Increasing tree canopy supports the subarea stormwater management strategy and urban design objectives, and contributes to Redmond’s overall green character.

2. Applicability. The standards in this subsection apply only to the Marymoor Design District and supplement other standards in this chapter. Where a conflict exists between this subsection and other parts of this chapter, this subsection shall control.

3. Tree canopy. Protected trees, replacement trees and trees in the adjacent public right-of-way must together provide a tree canopy covering 15 percent of the site area within 10 years of site redevelopment, regardless of how many replacement trees are required to achieve the canopy requirement. To comply with this standard the applicant must present a statement and analysis from a certified landscape architect or arborist demonstrating that the plan will meet this standard. If the number of replacement trees required to achieve the canopy requirement is less than would otherwise be required, the applicant shall have the option to plant at least half of the difference, contribute at least half of the difference to the tree replacement fund, or a combination of the two.

a. Evergreen trees shall constitute at least 25 percent of protected and replacement trees combined.

b. Replacement trees shall be a mix of slow- (up to six inches/year), medium- (6-18 inches/year) and fast-growing (more than 18 inches/year) species in order to achieve both early and long-lasting canopy. Slow-, medium- and fast-growing replacement trees shall each constitute at least 25 percent of the total number of replacement trees.

c. Replacement trees shall be located so as to maximize their long-term health and growth potential, such as by locating them in large planted areas.

d. Trees with broad canopies should be located farther from buildings and other structures with which they could conflict, while more columnar trees are more appropriate closer to buildings and other structures.

5. Relocation of trees. To encourage on-site relocation and replacement of trees:

a. Trees relocated to an off-site property shall not count toward tree retention calculations; and

b. Trees replaced using the fee-in-lieu program shall be replaced at a three-to-one (3:1) ratio. (Ord. 2803; Ord. 2883)