Subchapter 5 Tree Conservation, Land Clearing and Site Grading Standards

§ 20.50.290 Purpose.

The purpose of this subchapter is to reduce environmental impacts including impacts on existing significant and landmark trees during site development while promoting the reasonable use of land in the City by addressing the following:

Prevention of damage to property, harm to persons, and environmental impacts caused by excavations, fills, and the destabilization of soils;

Protection of water quality from the adverse impacts associated with erosion and sedimentation;

Promotion of building and site planning practices that are consistent with the City’s natural topography and vegetative cover;

Preservation and enhancement of trees and vegetation which contribute to the visual quality and economic value of development; provide habitat for birds and other wildlife; protect biodiversity; lower ambient temperatures; and store carbon dioxide and releasing oxygen, thus helping reduce air pollution in the City and provide continuity and screening between developments. Preserving and protecting healthy significant existing trees and the urban tree canopy shall be encouraged instead of removal and replacement;

Protection of critical areas from the impacts of clearing and grading activities;

Conservation and restoration of trees and vegetative cover to reduce flooding, the impacts on existing drainageways, and the need for additional stormwater management facilities;

Protection of anadromous fish and other native animal and plant species through performance-based regulation of clearing and grading;

Retain tree clusters for the abatement of noise, wind protection, and mitigation of air pollution;

Rewarding significant tree protection efforts by property owners and developers by granting flexibility for certain other development requirements;

Providing measures to protect trees that may be impacted during construction;

Promotion of prompt development, effective erosion control, and restoration of property following site development; and

Replacement of trees removed during site development in order to achieve a goal of no net loss of tree cover throughout the City over time.

(Ord. 238 Ch. V § 5(A), 2000; Ord. 398 § 1, 2006; Ord. 955 § 1 (Exh. A), 2022)

§ 20.50.300 General requirements.

Tree cutting or removal by any means is considered a type of clearing and is regulated subject to the limitations and provisions of this subchapter.

All land clearing and site grading shall comply with all standards and requirements adopted by the City of Shoreline. Where a Development Code section or related manual or guide contains a provision that is more restrictive or specific than those detailed in this subchapter, the more restrictive provision shall apply.

Permit Required. No person shall conduct clearing or grading activities on a site without first obtaining the appropriate permit approved by the Director, unless specifically exempted by SMC § 20.50.310.

When clearing or grading is planned in conjunction with development that is not exempt from the provisions of this subchapter, all of the required application materials for approval of tree removal, clearing and rough grading of the site shall accompany the development application to allow concurrent review.

A clearing and grading permit may be issued for developed land if the regulated activity is not associated with another development application on the site that requires a permit.

Replacement trees planted under the requirements of this subchapter on any parcel in the City of Shoreline shall be regulated as protected trees under SMC § 20.50.330(D).

Any disturbance to vegetation within critical areas and their corresponding buffers is subject to the procedures and standards contained within the critical areas chapter of the Shoreline Development Code, Chapter 20.80 SMC, Critical Areas, in addition to the standards of this subchapter. The standards which result in the greatest protection of the critical areas shall apply.

In addition to subsections A through G of this section, for new development in the NR3, NR2, and NR1, TC-4, MUR-35', and MUR-45' zoning districts, the following standards shall also apply:

Best Management Practices. All allowed activities shall be conducted using the best management practices resulting in no damage to the trees and vegetation required for retention at the development site. Best management practices shall be used for tree and vegetation protection, construction management, erosion and sedimentation control, water quality protection, and regulation of chemical applications. The City shall require the use of best management practices to ensure that activity does not result in degradation to the trees and vegetation required for retention at the development site. Any damage to, or alteration of, trees and vegetation required to be retained at the development site shall be restored, rehabilitated, or replaced at the responsible party’s expense.

Unauthorized Development Site Violations – Stop Work Order. When trees and vegetation on a development site have been altered in violation of this subchapter, the City shall have the authority to issue a stop work order to cease all development, and order restoration measures at the owner’s or other responsible party’s expense to remediate the impacts of the violation of the provisions of this subchapter.

Requirement for Restoration Plan. All development shall remain stopped until a restoration plan for impacted trees and vegetation is prepared by the responsible party and an approved permit or permit revision is issued by the City. Such a plan shall be prepared by a qualified professional. The Director of Planning may, at the responsible party’s expense, seek expert advice, including but not limited to third-party review by a qualified professional under contract with or employed by the City, in determining if the plan meets performance standards for restoration in SMC § 20.50.360, Tree replacement and site restoration.

Site Investigation. The Director of Planning is authorized to take such actions as are necessary to enforce this subchapter. The Director shall present proper credentials and obtain permission before entering onto private property.

Penalties. Any responsible party violating any of the provisions of this subchapter may be subject to any applicable penalties per SMC § 20.30.770 plus the following:

A square footage cost of $3.00 per square foot of trees and vegetation required for retention that are impacted; and

A per tree penalty in the amount of $9,000 per significant tree and $15,000 per tree 24 inches dbh and over for trees removed without appropriate permitting as required and/or in violation of the provisions of this subchapter.

Financial Guarantee Requirements. A financial guarantee, and associated performance agreements or maintenance/defect/monitoring agreements, shall be required for projects in the MUR-35' and MUR-45' zones when mitigation is required to address the unpermitted removal of significant trees and vegetation on a development site consistent with the following:

A performance agreement and bond, or other acceptable financial guarantee, are required from the applicant when mitigation is required as a result of violating the provisions of this subchapter if the mitigation is not completed prior to final permit approval, such as final plat approval or final building inspection. The amount of the performance bond(s) shall equal 125 percent of the cost of the mitigation project (after City mobilization is calculated).

A maintenance/defect/monitoring agreement and bond, or other acceptable financial guarantee, are required to ensure the applicant’s compliance with the conditions of the approved mitigation plan to correct a violation to trees and vegetation. The amount of the maintenance bond(s) shall equal 25 percent of the cost of the mitigation project (after City mobilization is calculated) in addition to the cost for monitoring for a minimum of three years. The monitoring portion of the financial guarantee may be reduced in proportion to work successfully completed over the period of the bond. The bonding period shall coincide with the monitoring period.

(Ord. 238 Ch. V § 5(B), 2000; Ord. 398 § 1, 2006; Ord. 406 § 1, 2006; Ord. 640 § 1 (Exh. A), 2012; Ord. 955 § 1 (Exh. A), 2022; Ord. 963 § 1 (Exh. A), 2022; Ord. 1027 § 1 (Exh. A), 2025)

§ 20.50.310 Exemptions from permit.

Complete Exemptions. The following activities are exempt from the provisions of this sub-chapter and do not require a permit:

Emergency situation on private property involving danger to life or property or substantial fire hazards.

Statement of Purpose. Retention of significant trees and vegetation is necessary in order to utilize natural systems to control surface water runoff, reduce erosion and associated water quality impacts, reduce the risk of floods and landslides, maintain fish and wildlife habitat and preserve the City’s natural, wooded character. Nevertheless, when certain trees become unstable or damaged, they may constitute a hazard requiring cutting in whole or part. Therefore, it is the purpose of this section to provide a reasonable and effective mechanism to minimize the risk to human health and property while preventing needless loss of healthy, significant trees and vegetation, especially in critical areas and their buffers.

For purposes of this section, “Director” means the Director of the Department and their designee.

In addition to other exemptions of SMC §§ 20.50.290 through 20.50.370, a request for the cutting of any tree that is an active and imminent hazard such as tree limbs or trunks that are demonstrably cracked, leaning toward overhead utility lines or structures, or are uprooted by flooding, heavy winds or storm events. After the tree removal, the City will need photographic proof or other documentation and the appropriate application approval, if any. The City retains the right to dispute the emergency and require that the party obtain a clearing permit and/or require that replacement trees be replanted as mitigation.

Removal of trees and/or ground cover by the City and/or utility provider in situations involving immediate danger to life or property, substantial fire hazards, or interruption of services provided by a utility. The City retains the right to dispute the emergency and require that the party obtain a clearing permit and/or require that replacement trees be replanted as mitigation.

Installation and regular maintenance of public utilities, under direction of the Director, except substation construction and installation or construction of utilities in parks or environmentally critical areas.

Cemetery graves involving less than 50 cubic yards of excavation, and related fill per each cemetery plot.

Removal of trees from property zoned NB, CB, MB and TC-1, 2 and 3, and MUR-70’ unless within a critical area or critical area buffer.

Removal and restoration of vegetation within critical areas or their buffers consistent with the provisions of SMC § 20.80.075(E) or removal of trees consistent with SMC § 20.80.075(G) unless a permit is specifically noted under SMC § 20.80.075(E).

Partial Exemptions. With the exception of the general requirements listed in SMC § 20.50.300, the following are exempt from the provisions of this subchapter, provided the development activity does not occur in a critical area or critical area buffer. For those exemptions that refer to size or number, the thresholds are cumulative during a 36-month period for any given parcel:

The removal of three significant trees on lots up to 7,200 square feet and one additional significant tree for every additional 7,200 square feet of lot area, except removal of trees greater than 24 inches DBH. Nonexempt trees that are removed require tree replacement per SMC § 20.50.360.

The removal of any tree greater than 24 inches DBH shall require a clearing and grading permit (SMC §§ 20.50.320 through 20.50.370).

Landscape maintenance and alterations on any property that involve the clearing of less than 3,000 square feet, provided the tree removal threshold listed above is not exceeded.

(Ord. 238 Ch. V § 5(C), 2000; Ord. 398 § 1, 2006; Ord. 434 § 1, 2006; Ord. 531 § 1 (Exh. 1), 2009; Ord. 560 § 4 (Exh. A), 2009; Ord. 581 § 1 (Exh. 1), 2010; Ord. 640 § 1 (Exh. A), 2012; Ord. 695 § 1 (Exh. A), 2014; Ord. 706 § 1 (Exh. A), 2015; Ord. 724 § 1 (Exh. A), 2015; Ord. 789 § 1 (Exh. A), 2018; Ord. 833 § 1 (Exh. A), 2018; Ord. 850 § 1 (Exh. A), 2019; Ord. 907 § 1 (Exh. A), 2020; Ord. 955 § 1 (Exh. A), 2022; Ord. 984 § 1 (Exh A), 2023; Ord. 1045 § 1 (Exh. A), 2025)

§ 20.50.320 Specific activities subject to the provisions of this subchapter.

All activities listed below must comply with the provisions of this subchapter. For those exemptions that refer to size or number, the thresholds are cumulative during a 36-month period for any given parcel:

The construction of new residential, commercial, institutional, or industrial structures or additions.

Earthwork of 50 cubic yards or more. This means any activity which moves 50 cubic yards of earth, whether the material is excavated or filled and whether the material is brought into the site, removed from the site, or moved around on the site.

Clearing of 3,000 square feet of land area or more or 1,500 square feet or more if located in a special drainage area.

Removal of more than six significant trees from any property.

Any clearing, grading, or other land disturbing activity within a critical area or buffer of a critical area unless otherwise exempt from the provisions of this subchapter in SMC § 20.50.310.

Any change of the existing grade by four feet or more.

Repealed by Ord. 640.

Any land surface modification not specifically exempted from the provisions of this subchapter.

Development that creates new, replaced or a total of new plus replaced impervious surfaces over 1,500 square feet in size, or 500 square feet in size if located in a landslide hazard area or special drainage area.

Any construction of public drainage facilities to be owned or operated by the City.

Any construction involving installation of private storm drainage pipes 12 inches in diameter or larger.

Any modification of or construction which affects a stormwater quantity or quality control system. (Does not include maintenance or repair to the original condition.)

Applicants for forest practice permits (Class IV – general permit) issued by the Washington State Department of Natural Resources (DNR) for the conversion of forested sites to developed sites are also required to obtain a clearing and grading permit. For all other forest practice permits (Class II, III, IV – special permit) issued by DNR for the purpose of commercial timber operations, no development permits will be issued for six years following tree removal.

(Ord. 238 Ch. V § 5(D), 2000; Ord. 398 § 1, 2006; Ord. 531 § 1 (Exh. 1), 2009; Ord. 640 § 1 (Exh. A), 2012; Ord. 724 § 1 (Exh. A), 2015)

§ 20.50.330 Project review and approval.

Review Criteria. The Director shall review the application and approve the permit, or approve the permit with conditions; provided, that the application demonstrates compliance with the criteria below.

The proposal complies with SMC §§ 20.50.340 through 20.50.370, or has been granted a deviation from the Engineering Development Manual.

The proposal complies with all standards and requirements for the underlying permit.

If the project is located in a critical area or buffer, or has the potential to impact a critical area, the project must comply with the critical areas standards.

The project complies with all requirements of the City’s Stormwater Management Manual as set forth in SMC § 13.10.200 and applicable provisions in Chapter 13.10 SMC, Engineering Development Manual, and Chapter 13.10 SMC, Surface Water Management Code, and adopted standards.

All required financial guarantees or other assurance devices are posted with the City.

Professional Evaluation. In determining whether a tree removal and/or clearing is to be approved or conditioned, the Director may require the submittal of a professional evaluation and/or a tree protection plan prepared by a certified arborist at the applicant’s expense, where the Director deems such services necessary to demonstrate compliance with the standards and guidelines of this subchapter. Third-party review of plans, if required, shall also be at the applicant’s expense. The Director shall have the sole authority to determine whether the professional evaluation submitted by the applicant is adequate, the evaluator is qualified and acceptable to the City, and whether third-party review of plans is necessary. The Director shall have the sole authority to require third-party review. Required professional evaluation(s) and services may include:

Providing a written evaluation of the anticipated effects of any development within five feet of a tree’s critical root zone that may impact the viability of trees on and off site;

Providing a hazardous tree assessment;

Developing plans for, supervising, and/or monitoring implementation of any required tree protection or replacement measures; and/or

Conducting a post-construction site inspection and evaluation.

Conditions of Approval. The Director may specify conditions for work at any stage of the application or project as they deem necessary to ensure the proposal’s compliance with requirements of this subchapter, critical area regulations, Chapter 20.80 SMC, or Shoreline Master Program, SMC Title 20, Division II, the Engineering Development Manual, the adopted stormwater management regulations, and any other section of the Shoreline Development Code, or to protect public or private property. These conditions may include, but are not limited to, hours or seasons within which work may be conducted, or specific work methods.

Designation of Protected Trees.

For the following areas, the retention and planting plan and any application and permit plans shall show all trees designated for protection: areas designated as “protected trees,” “native growth protection areas,” “critical areas,” “critical area buffers,” or such other designation as may be approved by the Director. Protected vegetation, including protected trees, shall not be modified, harmed or removed except as provided in this subchapter.

The Director may require that protected trees be permanently preserved within a tract, easement or other permanent protective mechanism. When required, the location, purpose, and limitation of these protected areas shall be shown on the face of the deed, plat, binding site plan, or similar document and shall be recorded with the King County Recorder’s Office or its successor. The recorded document shall include the requirement that the protected areas shall not be removed, amended or modified without the written approval of the City.

Preconstruction Meeting Required. Prior to the commencement of any permitted clearing and grading activity, a preconstruction meeting shall be held on site with the permittee and appropriate City staff. The project site shall be marked in the field as follows:

The extent of clearing and grading to occur;

Delineation and protection with clearing limit fencing of any critical areas and critical area buffers;

Trees to be removed and retained; and

Property lines.

(Ord. 238 Ch. V § 5(E), 2000; Ord. 398 § 1, 2006; Ord. 531 § 1 (Exh. 1), 2009; Ord. 631 § 1 (Exh. 1), 2012; Ord. 724 § 1 (Exh. A), 2015; Ord. 741 § 1 (Exh. A), 2016; Ord. 767 § 1 (Exh. A), 2017; Ord. 959 § 1 (Exh. A), 2022)

§ 20.50.340 Basic operating conditions and standards of performance.

Any activity that will clear, grade or otherwise disturb the site, whether requiring a clearing or grading permit or not, shall provide erosion and sediment control (ESC) that prevents, to the maximum extent possible, the transport of sediment from the site to drainage facilities, water resources and adjacent properties. Erosion and sediment controls shall be applied as specified by the temporary ESC measures and performance criteria and implementation requirements in SMC § 13.10.200, Surface Water Management Code and adopted standards.

Cuts and fills shall conform to the following provisions unless otherwise approved by the Director:

Slope. No slope of cut and fill surfaces shall be steeper than is safe for the intended use and shall not exceed two horizontal to one vertical, unless otherwise approved by the Director.

Figure 20.50.340(B): Illustration of fill and cut with maximum slope 2:1.

Erosion Control. All disturbed areas including faces of cuts and fill slopes shall be prepared and maintained to control erosion in compliance with the Surface Water Design Manual.

Preparation of Ground. The ground surface shall be prepared to receive fill by removing unsuitable material such as concrete slabs, tree stumps, construction materials, brush and other debris.

Fill Material. Detrimental amounts of organic material shall not be permitted in fills. Only earth materials which have no rock or similar irreducible material with a maximum dimension greater than 12 inches shall be used. In the absence of an approved soils engineering report, these provisions may be waved by the Director for minor fills not intended to support structures.

Drainage. Provisions shall be made to:

Prevent any surface water or seepage from damaging the cut face of any excavations or the sloping face of a fill;

Carry any surface waters that are or might be concentrated as a result of a fill or excavation to a natural watercourse, or by other means approved by the department of public works;

Bench/Terrace. Benches, if required, at least 10 feet in width shall be back-sloped and shall be established at not more than 25 feet vertical intervals to control surface drainage and debris. Swales or ditches on benches shall have a maximum gradient of five percent.

Setbacks. The tops and the toes of cut and fill slopes shall be set back from property boundaries as far as necessary for safety of the adjacent properties and to prevent damage resulting from water runoff or erosion of the slopes. The tops and the toes of cut and fill slopes shall be set back from structures as far as is necessary for adequacy of foundation support and to prevent damage as a result of water runoff or erosion of the slopes. Slopes and setbacks shall be determined by the Director.

Access Roads – Maintenance. Access roads to grading sites shall be maintained and located to the satisfaction of the Director to minimize problems of dust, mud and traffic circulation.

Access Roads – Gate. Access roads to grading sites shall be controlled by a gate when required by the Director.

Warning Signs. Signs warning of hazardous conditions, if such exist, shall be affixed at locations as required by the Director.

Temporary Fencing. Temporary fencing, where required by the Director, to protect life, limb and property, shall be installed. Specific fencing requirements shall be determined by the Director.

Hours of Operation. Hours of operation for tree cutting, clearing and grading, unless otherwise authorized by the Director, shall be between 7:00 a.m. and 7:00 p.m. weekdays and 9:00 a.m. to 9:00 p.m. on Saturdays and Sundays. Additionally, tree cutting (felling) shall further be limited to daylight hours.

Traffic Control and Haul Plan. The applicant shall be required to submit a plan detailing traffic control and proposed timing, volume, and routing of trucks and equipment as determined to be necessary by the Director.

(Ord. 238 Ch. V § 5(F), 2000; Ord. 398 § 1, 2006; Ord. 531 § 1 (Exh. 1), 2009; Ord. 850 § 1 (Exh. A), 2019)

§ 20.50.350 Development standards for clearing activities.

No trees or ground cover shall be removed from critical area or buffer unless the proposed activity is consistent with the critical area standards.

Minimum Retention Requirements. All proposed development activities that are not exempt from the provisions of this subchapter shall meet the following:

At least 35 percent of the significant trees on a given site shall be retained, excluding critical areas, and critical area buffers; or

At least 30 percent of the significant trees on a given site (which may include critical areas and critical area buffers) shall be retained.

Tree protection measures ensuring the preservation of all trees identified for retention on approved site plans shall be guaranteed during development through the posting of a performance bond equal to the value of the installation and maintenance of those protection measures.

The minimum amount of trees to be retained cannot be removed for a period of 36 months and shall be guaranteed through an approved maintenance agreement.

The Director may require the retention of additional trees to meet the stated purpose and intent of this title, as required by the critical areas regulations, Chapter 20.80 SMC, or Shoreline Master Program, SMC Title 20, Division II, or as site-specific conditions demand using SEPA substantive authority.

If a significant tree 24 inches DBH or larger is approved for removal, a fee must be paid to the City tree fund as set forth in the fee schedule adopted pursuant to Chapter 3.01 SMC in addition to the tree replacement required per SMC § 20.50.360.

Figure 20.50.350(B)(1): Demonstration of the retention of 20 percent of the significant trees on a site containing no critical areas.

Figure 20.50.350(B)(2): Demonstration of the retention of 30 percent of the significant trees on a site containing a critical area.

Exception 20.50.350(B):
1.	The Director may allow a reduction in the minimum significant tree retention percentage to facilitate preservation of a greater number of smaller trees, a cluster or grove of trees, contiguous perimeter buffers, distinctive skyline features, or based on the City’s concurrence with a written recommendation of an arborist certified by the International Society of Arboriculture or by the American Society of Consulting Arborists as a registered consulting arborist that retention of the minimum percentage of trees is not advisable on an individual site; or
2.	In addition, the Director may allow a reduction in the minimum significant tree retention percentage if all of the following criteria are satisfied: The exception is necessary because:
	•	There are special circumstances related to the size, shape, topography, location or surroundings of the subject property.
	•	Strict compliance with the provisions of this Code may jeopardize reasonable use of property.
	•	Proposed vegetation removal, replacement, and any mitigation measures are consistent with the purpose and intent of the regulations.
	•	The granting of the exception or standard reduction will not be detrimental to the public welfare or injurious to other property in the vicinity.
3.	If an exception is granted to this standard, the applicant shall still be required to meet the basic tree replacement standards identified in SMC § 20.50.360 for all significant trees removed beyond the minimum allowed per parcel without replacement and up to the maximum that would ordinarily be allowed under SMC § 20.50.350(B).
4.	In addition, the applicant shall be required to plant four trees for each significant tree removed that would otherwise count towards the minimum retention percentage. Trees replaced under this provision shall be at least 12 feet high for conifers and three inches in caliper if otherwise. This provision may be waived by the Director for restoration enhancement projects conducted under an approved vegetation management plan.
5.	The Director may not require the retention of a significant tree that must be removed to accommodate the installation of a frontage improvement required as a condition of permit approval pursuant to SMC § 20.70.320 when the applicant and the City demonstrate that a reasonable effort has been made to retain the significant tree. If approved for removal, this tree shall not be included in calculation of the minimum retention percentage for the site.

Incentives for Higher Levels of Tree Protection. The Director may grant reductions or adjustments to other site development standards if the protection levels identified in subsection B of this section are exceeded. On a case-by-case review, the Director shall determine the balance between tree protection that exceeds the established minimum percentage and variations to site development requirements. If the Director grants adjustments or reductions to site development standards under this provision, then tree protection requirements shall be recorded on the face of the plat, as a notice to title, or on some other legal document that runs with the property. Adjustments that may be considered are:

Reductions or variations of the area, width, or composition of required open space and/or landscaping;

Variations in parking lot design and/or any access driveway requirements;

Variations in building setback requirements;

Variations of grading and stormwater requirements.

Figure 20.50.350(C): Example of aggregate setback to preserve a cluster of significant trees.

Site Design. Site improvements shall be designed and constructed to meet the following:

Site improvements shall be designed to give priority to protection of trees with the following characteristics, functions, or location including where the critical root zone of trees on adjoining property is within five feet of the development:

Existing stands of healthy trees that have a reasonable chance of survival once the site is developed, are well shaped to withstand the wind and maintain stability over the long term, and will not pose a threat to life or property.

Trees which exceed 50 feet in height.

Trees and tree clusters which form a continuous canopy.

Trees that create a distinctive skyline feature.

Trees that have a screening function or provide relief from glare, blight, commercial or industrial harshness.

Trees providing habitat value, particularly riparian habitat.

Trees within the required yard setbacks or around the perimeter of the proposed development.

Trees having a significant land stability function.

Trees adjacent to public parks, open space, and critical area buffers.

Trees having a significant water-retention function.

Building footprints, parking areas, roadways, utility corridors and other structures shall be designed and located with a consideration of tree protection opportunities.

The project grading plans shall accommodate existing trees and avoid alteration to grades around existing significant trees to be retained.

Required open space and recreational space shall be designed and located to protect existing stands of trees.

The site design and landscape plans shall provide suitable locations and adequate area for replacement trees as required in SMC § 20.50.360.

In considering trees for protection, the applicant shall avoid selecting trees that may become hazardous because of wind gusts, including trees adjacent to utility corridors where falling trees may cause power outages or other damage. Remaining trees may be susceptible to blow downs because of loss of a buffer from other trees, grade changes affecting the tree health and stability and/or the presence of buildings in close proximity.

If significant trees have been removed from a closed, forested situation, an adequate buffer of smaller trees shall be retained or planted on the fringe of such significant trees as determined by a certified arborist.

All trees located outside of identified building footprints and driveways and at least 10 feet from proposed structures shall be considered as eligible for preservation. However, all significant trees on a site shall be considered when calculating the minimum retention percentage.

Figure 20.50.350(D): Example of the application of tree retention site design standards. Appropriate retention of a cluster of trees on a slope and frontage trees are shown above. Inappropriate retention of scattered single trees and trees near structures are shown below.

Cutting and Pruning of Protected Trees. Trees protected under the provisions of this section shall not be topped. Pruning and maintenance of protected trees shall be consistent with best management practices in the field of arboriculture, such as the American National Standard for Tree Care Operations – Tree, Shrub, and Other Wood Plant Maintenance – Standard Practices (ANSI A300) or similar, and further the long-term health of the tree. Excessive pruning, including topping, stripping, or imbalances, shall not be allowed unless necessary to protect life and property. Protected trees may be pruned to enhance views using methods such as windowing, interlimbing, or skirting up, when completed by a qualified professional arborist and consistent with best management practices.

Landmark Trees. Trees which have been designated as landmark trees by the City of Shoreline because they are 30 inches or larger in diameter or particularly impressive or unusual due to species, size, shape, age, historical significance and/or are an outstanding row or group of trees, have become a landmark to the City of Shoreline or are considered specimens of their species shall not be removed unless the applicant meets the exception requirements of subsection B of this section. The Director shall establish criteria and procedures for the designation of landmark trees.

(Ord. 238 Ch. V § 5(G), 2000; Ord. 398 § 1, 2006; Ord. 406 § 1, 2006; Ord. 640 § 1 (Exh. A), 2012; Ord. 724 § 1 (Exh. A), 2015; Ord. 741 § 1 (Exh. A), 2016; Ord. 789 § 1 (Exh. A), 2018; Ord. 850 § 1 (Exh. A), 2019; Ord. 955 § 1 (Exh. A), 2022; Ord. 984 § 1 (Exh. A), 2023; Ord. 1027 § 1 (Exh. A), 2025)

§ 20.50.360 Tree replacement and site restoration.

Plans Required. Prior to any tree removal, the applicant shall demonstrate through a clearing and grading plan, tree retention and planting plan, landscape plan, critical area report, mitigation or restoration plans, or other plans acceptable to the Director that tree replacement will meet the minimum standards of this section. Plans shall be prepared by a qualified person or persons at the applicant’s expense. Third-party review of plans, if required, shall be at the applicant’s expense.

The City may require the applicant to relocate or replace trees, shrubs, and ground covers, provide erosion control methods, hydroseed exposed slopes, or otherwise protect and restore the site as determined by the Director.

Replacement Required. Trees removed under the partial exemption in SMC § 20.50.310(B)(1), and trees removed in the MUR-70' zone, may be removed per parcel with no replacement of trees required. Any significant tree proposed for removal beyond this limit should be replaced as follows:

Removal of one significant tree of six inches in diameter at breast height equals one replacement tree.

Each additional three inches in diameter at breast height equals one additional replacement tree, up to three trees per significant tree removed.

Minimum size requirements for replacement trees under this provision: Deciduous trees shall be at least 1.5 inches in caliper and evergreens six feet in height.

Replacement trees required for the Lynnwood Link Extension project shall be native conifer and deciduous trees proportional to the number and type of trees removed for construction, unless as part of the plan required in subsection A of this section the qualified professional demonstrates that a native conifer is not likely to survive in a specific location.

Tree replacement where tree removal is necessary on adjoining properties to meet requirements in SMC § 20.50.350(D) or as a part of the development shall be at the same ratios in subsections (C)(1), (C)(2), and (C)(3) of this section with a minimum tree size of eight feet in height. Any tree for which replacement is required in connection with the construction of a light rail system/facility, regardless of its location, may be replaced on the project site.

Tree replacement related to development of a light rail transit system/facility must comply with this subsection C.

Exception 20.50.360(C):
a.	No tree replacement is required when the tree is proposed for relocation to another suitable planting site; provided, that relocation complies with the standards of this section.
b.	To the extent feasible, all replacement trees shall be replaced on site. When an applicant demonstrates that the project site cannot feasibly accommodate all of the required replacement trees, the Director may allow the payment of a fee in lieu of replacement at the rate set forth in Chapter 3.01 SMC, Fee Schedule, for replacement trees or a combination of reduction in the minimum number of replacement trees required and payment of the fee in lieu of replacement at the rate set forth in Chapter 3.01 SMC, Fee Schedule, if all of the following criteria are satisfied:
	i.	There are special circumstances related to the size, shape, topography, location or surroundings of the subject property.
	ii.	Strict compliance with the provisions of this Code may jeopardize reasonable use of property.
	iii.	Proposed vegetation removal, replacement, and any mitigation measures are consistent with the purpose and intent of the regulations.
	iv.	The granting of the exception or standard reduction will not be detrimental to the public welfare or injurious to other property in the vicinity.
c.	The Director may waive this provision for site restoration or enhancement projects conducted under an approved vegetation management plan.
d.	Replacement of significant tree(s) approved for removal pursuant to Exception SMC § 20.50.350(B)(5) is not required.

The Director may require that a portion of the replacement trees be native species in order to restore or enhance the site to predevelopment character.

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

Replacement of removed trees with appropriate native trees at a ratio consistent with subsection C of this section, or as determined by the Director based on recommendations in a critical area report, will be required in critical areas.

The Director may consider smaller-sized replacement plants if the applicant can demonstrate that smaller plants are more suited to the species, site conditions, and to the purposes of this subchapter, and are planted in sufficient quantities to meet the intent of this subchapter.

All required replacement trees and relocated trees shown on an approved permit shall be maintained in healthy condition by the property owner throughout the life of the project, unless otherwise approved by the Director in a subsequent permit.

Where development activity has occurred that does not comply with the requirements of this subchapter, the requirements of any other section of the Shoreline Development Code, or approved permit conditions, the Director may require the site to be restored to as near pre-project original condition as possible. Such restoration shall be determined by the Director and may include, but shall not be limited to, the following:

Filling, stabilizing and landscaping with vegetation similar to that which was removed, cut or filled;

Planting and maintenance of trees of a size and number that will reasonably assure survival and that replace functions and values of removed trees; and

Reseeding and landscaping with vegetation similar to that which was removed, in areas without significant trees where bare ground exists.

Significant trees which would otherwise be retained, but which were unlawfully removed or damaged or destroyed through some fault of the applicant or their representatives shall be replaced in a manner determined by the Director.

Nonsignificant trees which are required to be retained as a condition of permit approval, but are unlawfully removed, damaged, or destroyed through some fault of the applicant, representatives of the applicant, or the property owner(s), shall be replaced at a ratio of three to one. Minimum size requirements for replacement trees are deciduous trees at least one and one-half inches in caliper and evergreen trees at least six feet in height.

Performance Assurance.

The Director may require a performance bond for tree replacement and site restoration permits to ensure the installation of replacement trees, and/or compliance with other land-scaping requirements as identified on the approved site plans.

A maintenance bond shall be required after the installation of required site improvements and prior to the issuance of a certificate of occupancy or finalization of permit and following required landscape installation or tree replacement. The maintenance bond and associated agreement shall be in place to ensure adequate maintenance and protection of retained trees and site improvements. The maintenance bond shall be for an amount not to exceed the estimated cost of maintenance and protection measures for a minimum of 36 months or as determined by the Director.

The Director shall exempt individual single-family lots from a maintenance bond, except where a clearing violation has occurred or tree replacement is located within critical areas or critical area buffers.

Monitoring. The Director may require submittal of periodic monitoring reports as necessary to ensure survival of replacement trees. The contents of the monitoring report shall be determined by the Director.

Discovery of Undocumented Critical Areas. The Director may stop work authorized by a clearing and grading permit if previously undocumented critical areas are discovered on the site. The Director has the authority to require additional studies, plans and mitigations should previously undocumented critical areas be found on a site.

(Ord. 238 Ch. V § 5(H), 2000; Ord. 299 § 1, 2002; Ord. 398 § 1, 2006; Ord. 406 § 1, 2006; Ord. 640 § 1 (Exh. A), 2012; Ord. 724 § 1 (Exh. A), 2015; Ord. 741 § 1 (Exh. A), 2016; Ord. 850 § 1 (Exh. A), 2019; Ord. 907 § 1 (Exh. C), 2020; Ord. 1027 § 1 (Exh. A), 2025)

§ 20.50.370 Tree protection standards.

The following protection guidelines shall be imposed for all trees to be retained on site or on adjoining property, to the extent off-site trees are subject to the tree protection provisions of this chapter, during the construction process:

All required tree protection measures shall be shown on the tree protection and replacement plan, clearing and grading plan, or other plan submitted to meet the requirements of this subchapter. Tree protection shall remain in place for the duration of the permit unless earlier removal is addressed through construction sequencing on approved plans.

Critical root zones (tree protection zone) as defined by the International Society of Arboriculture shall be protected. No development, fill, excavation, construction materials, equipment staging, or traffic shall be allowed in the critical root zone of trees that are to be retained.

Prior to any land disturbance, temporary construction fences must be placed around the tree protection zone to be preserved. If a cluster of trees is proposed for retention, the barrier shall be placed around the edge formed by the drip lines of the trees to be retained. Tree protection shall remain in place for the duration of the permit unless earlier removal is addressed through construction sequencing on approved plans.

Tree protection barriers shall be a minimum of six feet high, constructed of chain link or similar material, subject to approval by the Director. “Tree Protection Area” signs shall be posted visibly on all sides of the fenced areas. On large or multiple-project sites, the Director may also require that signs requesting subcontractor cooperation and compliance with tree protection standards be posted at site entrances.

If any construction work needs to be performed inside either the tree drip line, critical root zone, and/or the inner critical root zone, the project arborist will be on site to supervise the work. When excavation must occur within or near the critical root zone, any found roots of three inches or greater in diameter will be cleanly cut to the edge of the trench to avoid ripping of the root.

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 protection barriers; provided, that protected trees are completely surrounded with continuous rope or flagging and are accompanied by “Tree Leave Area – Keep Out” signs.

Rock walls shall be constructed around the tree, equal to the dripline, when existing grade levels are lowered or raised by the proposed grading.

Retain small trees, bushes, and understory plants within the tree protection zone, unless the plant is identified as a regulated noxious weed, a nonregulated noxious weed, or a weed of concern by the King County Noxious Weed Control Board.

Preventative Mitigation. In addition to the above minimum tree protection measures, the applicant shall support tree protection efforts by employing, as appropriate, the following preventative measures, consistent with best management practices for maintaining the health of the tree:

Pruning of visible deadwood on trees to be protected or relocated;

Mulching with a layer of four inches to five inches of wood chips in the critical root zones of retained trees; and

Ensuring one inch of irrigation or rainfall per week during and immediately after construction and from early May through September until reliable rainfall occurs in the fall.

Figure 20.50.370: Illustration of standard techniques used to protect trees during construction.

Exception 20.50.370:

The Director may waive certain protection requirements, allow alternative methods, or require additional protection measures based on concurrence with the recommendation of a certified arborist deemed acceptable to the City.

(Ord. 238 Ch. V § 5(I), 2000; Ord. 398 § 1, 2006; Ord. 741 § 1 (Exh. A), 2016; Ord. 907 § 1 (Exh. B), 2020; Ord. 955 § 1 (Exh. A), 2022)