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D. After considering all relevant evidence, the director shall: (1) issue a written decision to preserve or remove the tree as provided in Section 17.16.030; or(2) refer the matter to the heritage tree board of appeals. E. If the director issues a written decision as provided in Section D above,Tthe director shall send a copy of the written decision to the applicant an interested xart and neighboring property owners and residents within 300 feet of the property on vhich the subject tree located. F. Unless appealed, the decision of the director shall become effective 20 days after being ice. G. The director's decision may be appealed as provided in Section 17.16.040 of this chapter. 17.16.050 New property development. A. Any person desiring to remove one or more trees on any property in the city which is related to the development of such property requiring city approval or where any tree may be affected by a proposed development shall include in the application to the appropriate city reviewing body as part of the regular application, the following: 1. Depending on the scope of the development, the director may require the applicant to provide Aa tree survey plan, including all trees which will be affected by the new development. The survey, noting all trees six inches in diameter and greater, shall specify the precise location of trunk and dripline, size, health and species of all existing trees on the property with a special notation of those classified as a heritage tree; 2. Depending on the scope of the development, the director may require tThe applicant shall to provide a tree report by a certified consulting arborist. The tree report, based on the findings of the tree survey plan and other necessary information, shall be used to determine the health of existing trees, the effects of the proposed development upon the trees, recommendations for any special precautions necessary for their preservation and shall also indicate which trees are proposed for removal; a. The director may require that the tree report include an appraisal of the condition and replacement value of all trees affected by the development. The appraisal of each tree shall recognize the location of the tree in the proposed development. The appraisal shall be performed in accordance with the current edition of the "Guide for Plant Appraisal" under the auspices of the International Society of Arboriculture. The appraisal shall be performed at the applicant's expense, and the appraiser shall be subject to the director's approval. 3. The tree survey plan and tree report(if any) shall be forwarded to the director,,who shall, after making a field visit to the property,indicate in writing which trees are recommended for preservation using the same standards set forth in Section 17.16.020 of this chapter. This report shall be made part of the staff report to the city reviewing body upon its consideration of the application for new property development; 4. The city reviewing body through its site and landscaping plan review shall endeavor to preserve all trees recommended for preservation by the director. The city reviewing body may determine that any of the trees recommended for preservation should be removed, if there is evidence submitted to it, that due to special site grading or other unusual characteristics associated with the property, the preservation of the tree(s) would significantly preclude feasible development of the property; a. If trees are approved for removal, mitigation may include, but is not limited to: (i) replacement planting with particular tree species, sizes and numbers; (ii) payment towards the