HomeMy WebLinkAboutSC_Submittal_CHECKLIST_Sierra_Homes_SP_221206_v1.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT Kenton O
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 I www.rentonwa.gov
SHORT PLAT SUBMITTAL REQUIREMENTS
Published: 5/19/2022
Specific Code Section(s) related to this document
RMC 4-7-070 Preliminary Short Plat Permit Process
RMC/LJ5 Permits - General and Appeals
PURPOSE
Short Plats establish the layout of the land division and ensure the proposed development is in accordance with City of
Renton's adopted standards, consistent with the City's goal to protect public health, safety, welfare and aesthetics, and
provides for adequate public services and infrastructure.
FREE PRE-APPLICATION MEETING
Prior to submitting an application, the applicant should informally discuss the proposed development with the Planning
Division. The Planning Division will provide assistance and detailed information on the City's requirements and standards.
For further information on this meeting, see the instruction sheet entitled "Pre-Application."
APPLICATION SCREENING
A Pre-Submittal screening may be required prior to formal Land Use Review. The screening will be performed electronically
via an FTP link that your Project Manager will provide to you. After you upload your submittal documents the Project
Manager will review the submittal materials to ensure that requested revisions or missing items have been updated
and/or corrected. If all required submittal items are provided and complete, unless waived by the Project Manager, staff
will take in the application for official review.
ELECTRONIC FILE STANDARDS
All documents MUST be submitted electronically. Specific file naming conventions for submitted plans are required to
facilitate the electronic plan review process. Failure to adhere to the sample file naming format listed in the Electronic File
Standards may result in a request for resubmittal and/or delay the plan review process, deeming the application
incomplete.
COMPLETE APPLICATION REQUIRED
In order to accept your application, each of the numbered items must be submitted at the same time. Determination
that an application is complete indicates only that the application is ready for review on its merits, not that the City will
make a favorable decision on the application.
APPLICATION SUBMITTAL HOURS
Applications should be submitted to Planning Division staff electronically, not in person. Please email or call your assigned
Project Manager to submit your application. If you have any Planning related questions you may reach out to Planning
Customer Service at 425-430-7294 or planningcustomerservice(5)rentonwa.gov.
PLAT NAME
Renton City Council requests that the plat name remains constant throughout all development applications. Please give
careful consideration to your plat name with special attention to uniqueness, as it will be used by the City throughout the
development process.
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SHORT PLAT SUBMITTAL REQUIREMENTS (CONT'D)
TIME FRAME
The average time frame for processing of a Preliminary Short Plat application is typically 6 to 8 weeks, and the decision is
issued administratively by the Administrator. This time frame assumes no appeals are filed. As a Type 2 application it
requires public notice which provides an opportunity for public comments prior to a decision.
ADDITIONAL PERMITS
Additional permits from other agencies may be required. It is the applicant's responsibility to obtain these other approvals.
Information regarding these other requirements may be found at https://apps.oria.wa.gov/opas/
SOME KEY THINGS TO REMEMBER
1. City Staff or other agencies may request additional information during the review and decision-making process.
2. It is important that the applicant submit the requested material quickly to avoid delays in the process.
3. Any time spent gathering data and/or additional city review period will increase the time required to process the
application.
SUBMITTAL REQUIREMENTS
The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional
information is required to complete the review of an application. The applicant should contact the assigned Project
Manager, if there are any questions regarding submittal requirements.
All Application Materials Required Unless Waived by City Staff
1. Pre-Application Meeting Summary: If the application was reviewed at a "pre-application meeting."
I | 2. Waiver Form: A Waiver Form will be provided to you by City Staff during the Pre-Submittal Review. The
Waiver Form should be submitted with the land use application.
I | 3. Land Use Permit Master Application Form: The standardized application form used for the majority of
land use permit applications including, but not limited to, the following:
a. Owner, applicant, and contact person names, addresses and telephone numbers;
b. Notarized signatures of all current property owners;
c. Name of the proposed project;
d. Project/property address;
e. King County Assessor's tax account number;
f. Existing and proposed land uses;
g. Existing and, if applicable, proposed Comprehensive Plan map designation;
h. Existing and, if applicable, proposed zoning designation;
i. Site area;
j. Estimated project cost;
k. Whether or not the project site contains any environmentally sensitive areas; and
I. Property legal description.
Note: The application must have notarized signatures of ALL current property owners listed on the Title
Report. If the property owner is a corporation, the authorized representative must attach proof of signing
authority on behalf of the corporation. The legal description of the property must be attached to the
application form.
I | 4. Fees: The application must be accompanied by the required application fee (see Fee Schedule). Please
call 425-430-7294 to verify the exact amount required. Checks should be made out to the City of Renton
and cannot be accepted for over the total fee amount. Credit cards may also be used to pay required
application fees. Fees are paid at Cashier on the 1st Floor City Hall.
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SHORT PLAT SUBMITTAL REQUIREMENTS (CONT'D)
All Application Materials Required Unless Waived by City Staff
I I 5. Project Narrative: Please provide a clear and concise description and summary of the proposed project
including the specific code sections being modified.
a. Project name, size and location of site;
b. Zoning designation of the site and adjacent properties;
c. Current use of the site and any existing improvements;
d. Special site features (i.e., wetlands, water bodies, steep slopes);
e. Statement addressing soil type and drainage conditions;
f. Proposed use of the property and scope of the proposed development (i.e., height, square footage,
lot coverage, parking, access, etc.);
g. Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.);
h. Total estimated construction cost and estimated fair market value of the proposed project;
i. Estimated quantities and type of materials involved if any fill or excavation is proposed;
j. Number, type and size of trees to be removed;
k. Explanation of any land to be dedicated to the City; and
I. For shoreline applications only:
i. Name of adjacent water area or wetlands,
ii. Nature of existing shoreline - describe:
• Type of shoreline (i.e., lake, stream, lagoon, marsh, bog, floodplain, floodway);
• Type of beach (i.e., accretion, erosion, high bank-low bank);
• Type of material (i.e., sand, gravel, mud, clay, rock, riprap); and
• The extent and type of any bulkheading, and
iii. The number and location of structures and/or residential units (existing and potential)
which might have views obstructed as a result of the proposed project; and
m. The proposed number, size, and density of the new lots, for subdivision applications only.
I I 6. Environmental Checklist: The standard State of Washington form required under WAC 197-11-742 and
_ 197-11-960.
I I 7. Rezone, Variance, Modification, or Conditional Use Justification: Please contact the Planning Division
to determine whether your project proposal triggers any additional land use permits. If so, additional
information may be required.
I | 8. Density Worksheet This can be found on the City's website
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8461915&dbid=0&repo=CityofRenton
I | 9. Construction Mitigation Description: A written narrative addressing each of the following:
a. Proposed construction dates (begin and end dates);
b. Hours and days of operation;
c. Proposed hauling/transportation routes;
d. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud,
noise, and other noxious characteristics;
e. Any special hours proposed for construction or hauling (i.e. weekends, late nights); and
f. Preliminary traffic control plan.
Note: If your project requires the use of cranes, please contact the City's Airport Manager at 425- 430-
7471 to determine whether Federal Aviation Administration (FAA) notification will be required.
I | 10. Plat Certificate or Title Report: A document prepared by a title insurance company documenting the
ownership and title of all interested parties in the plat, subdivision, or dedication and listing all
encumbrances. In the case of a final plat, the certificate shall be dated within forty five (45) days prior to
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All Application Materials Required Unless Waived by City Staff
the approval of the final plat.
Draft Legal Documents: Please provide any proposed street dedications, restrictive covenants, draft
Homeowners Association, or any other legal documents pertaining to the development and use of the
property.
Neighborhood Detail Map: Please provide a map, drawn at a scale of one inch equals one hundred feet
(1" = 100') or one inch equals two hundred feet (1" = 200') (or other scale approved by the Planning
Division Director or designee). The map shall show the location of the subject site relative to the property
boundaries of the surrounding parcels within approximately one thousand feet (1,000') or approximately
two thousand five hundred feet (2,500') for properties over five (5) acres and identifying the subject site
with a darker perimeter line than that of surrounding properties. The map shall also show the property's
lot lines, existing land uses, building outlines, City boundaries of the City of Renton (if applicable), north
arrow (oriented to the top of the plan sheet), graphic scale used for the map, and City of Renton (not
King County) street names for all streets shown. (Amd. Ord. 4963, 5-13-2002)
Affidavit of Installation of Public Information Sign(s):
A notarized statement signed by the applicant of applicant's representative attesting that the required
public information sign(s) has been installed in accordance with City Code requirements.
I 14. Short Plat Map, Preliminary: A fully dimensioned plan, drawn at a scale of one inch equals forty feet (1"
= 40') on an eighteen inch by twenty four inch (18" x 24") plan sheet (or other size or scale approved by
the Planning Division Director or designee) and including the following information:
a. Name of the proposed short plat (and space for the future City file number);
b. Names and addresses of the engineer, licensed land surveyor, and all property owners;
c. Legal description of the property;
d. Date, graphic scale, and north arrow oriented to the top of the plan sheet;
e. Vicinity map (a reduced version of the "neighborhood detail map" as defined above);
f. A drawing of the subject property with all existing and proposed property lines dimensioned,
indicating the required yards (setbacks) with dashed lines;
g-Location of the subject site with respect to the nearest street intersections (including intersections
opposite the subject property), alleys and other rights-of-way, showing how access will be provided
to all lots;
h. Names, locations, widths and other dimensions of existing and proposed streets, alleys, easements,
parks, open spaces and reservations;
i. Contours and elevations at minimum five foot (5') vertical intervals to the extent necessary to
predict drainage characteristics of the property. Approximate, estimated contour lines shall be
extended at least one hundred feet (100') beyond the boundaries of the proposed short plat;
j-Location and dimensions of any existing and proposed structures, existing trees on and abutting the
site, existing or proposed fencing or retaining walls, freestanding signs, and easements;
k. Location of existing conditions on or adjacent to the site which could hinder development. Include
boundaries of utility, open space, and/or critical area(s) tracts, square footage, and purpose
statement of each tract. Clearly delineate the critical area and buffer boundaries within the tract
and indicate a dimension for buffer width;
1. Flood hazard information and boundary on the subdivision drawing including the nature, location,
dimensions, and elevations of the subdivided area; and
m. A legend listing the following included on the first sheet of the short plat plan:
i. Short plat,
ii. Proposed number of lots,
iii. Zoning of the subject site,
• 11.
• 12.
• 13.
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iv. Proposed square footage in each lot, and
v. Percentage of land in streets and open space. (Amd. Ord. 4835, 3-27-2000; Ord. 5757, 6-1-2015)
[ | 15. Landscape Plan, Conceptual: A fully dimensioned plan, prepared by a landscape architect registered in
the State of Washington, a certified nurseryman, or other similarly qualified professional, drawn at the
same scale as the project site plan (or other scale approved by the Community and Economic
Development Administrator), clearly indicating the following:
a. Date, graphic scale, and north arrow;
b. Location of proposed buildings, parking areas, access and existing buildings to remain;
c. Names and locations of abutting streets and public improvements, including easements;
d. Existing and proposed contours at five foot (5') intervals or less;
e. Location, size, and purpose of planting areas, including those required in RMC 4-4-070, Landscaping,
and those required in RMC 4-3-090, Shoreline Master Program Regulations;
f. Location and height for proposed berming;
g. Location and elevations for any proposed landscape-related structures such as arbors, gazebos,
fencing, etc.;
h. Location, size, spacing and names of existing and proposed shrubs, trees, ground covers, and
decorative rockery or like landscape improvements in relationship to proposed and existing utilities;
and
i. The location, size and species of all protected trees on site. Protected trees shall have the
approximate drip line shown (see RMC 4-4-130, Tree Retention and Land Clearing Regulations).
I | 16. Topography Map: A map showing the existing land contours using vertical intervals of not more than
five feet (5'). For any existing buildings the map shall show the finished floor elevations of each floor of
the building.
I | 17. Tree Retention/Land Clearing (Tree Inventory) Plan: A completed tree retention worksheet
accompanied by a full dimensional plan, drawn by a certified arborist or a licensed landscape architect,
based on finished grade, drawn at the same scale as the project site plan with the northern property
line at the top of the sheet, clearly showing the following:
a. All property boundaries and adjacent streets;
b. Location of all areas proposed to be cleared;
c. Species and sizes of vegetation to be removed, altered or retained and the boundaries and
predominant species of stands of trees consisting of five (5) or more trees. This requirement applies
only to trees six inch (6") caliper and larger, fifty four inches (54") above grade, and the location, size
and species of all protected trees on the site;
d. For trees proposed to be retained, a complete description of each tree's health, condition, and
viability;
e. For trees proposed to be retained, a description of the method(s) used to determine the limits of
disturbance (i.e., critical root zone, root plate diameter, or a case-by-case basis description for
individual trees);
f. For trees proposed to be preserved within a tree protection tract, any special instructions for
maintenance (e.g., trimming, ground clearing, root pruning, monitoring, aftercare, etc.);
g. For trees not viable for retention, the reason(s) for removal based on poor health, high risk of failure
due to structure, defects, unavoidable isolation (i.e., high blow down potential), or unsuitability of
species, etc., and for which no reasonable alternative action is possible (pruning, cabling, etc.);
h. A description of the impact of necessary tree removal to the remaining trees, including those in a
grove or on abutting properties;
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All Application Materials Required Unless Waived by City Staff
i. For development applications, a discussion of timing and installation of tree protection measures
that must include fencing and be in accordance with the tree protection standards as outlined in
RMC 4-4-130H9, Protection Measures During Construction;
j. The suggested location and species of supplemental trees to be used when required. The report
shall include planting and maintenance specifications;
k. Future building sites and drip lines of any trees which will overhang/overlap a construction line;
I. Location and dimensions of rights-of-way, utility lines, fire hydrants, street lighting, and easements;
m. Where the drip line of a tree overlaps an area where construction activities will occur, this shall be
indicated on the plan;
n. For allowed activities, including allowed exemptions, modifications, and variances, show all trees
proposed to be removed in priority tree retention areas: slopes twenty five percent (25%) to thirty
nine percent (39%), high or very high landslide hazard areas, and high erosion hazard areas;
o. Show trees to be removed in protected critical areas: wetlands, Shorelines of the State, streams and
lakes, floodways, floodplain slopes forty percent (40%) or greater, very high landslide hazard areas,
and critical habitat if the activity is exempt or allowed by the critical areas regulations in RMC 4-3-
050C3, Exemptions - Critical Areas and Buffers;
p. Show all trees to be retained in critical area buffers; and
q. In all other areas of the site, trees to be removed may be indicated generally with clearing limit lines
except for protected trees. The location, size, and species of all protected trees on a site shall be
shown. The plan shall also differentiate any approved replacement trees from the protected trees.
Replacement trees may be authorized in accordance with RMC 4-4-130Hle, Replacement
Requirements, and the number of replacement trees shall be determined pursuant to any planned
replanting areas in accordance with RMC 4-4-130Hlc, Calculating Tree Retention.
I | 18. Tree Retention Worksheet: Please provide a completed City of Renton tree retention worksheet.
https://edocs.rentonwa.gOv/Documents/l/edoc/955781/Tree%20Retention%20Worksheet.pdf
I I 19. Arborist Report: A report prepared by a certified arborist or licensed landscape architect that correlates
with the Tree Retention/Land Clearing Plan and identifies size, species, health, and reason for any
removal. The report shall identify the limits of disturbance for all retained trees.
I | 20. Standard Stream or Lake Study: A report shall be prepared by a qualified biologist and include the
following information:
a. Site Map: Site map(s) indicating, at a scale no smaller than one inch equals twenty feet (1" = 20')
(unless otherwise approved by the Community and Economic Development Administrator):
i. The entire parcel of land owned by the applicant, including one hundred feet (100') of the
abutting parcels through which the water body(ies) flow(s);
ii. The ordinary high water mark (OHWM) determined in the field by a qualified consultant
pursuant to RMC 4-3-050G7, Streams and Lakes, (the OHWM must also be flagged in the field);
iii. Stream or lake classification, as recorded in the City of Renton's COR Maps, the City's online
interactive mapping application available through the City's website, for the City of Renton
Water Class or RMC 4-3-090 (if unclassified, see "Supplemental Stream or Lake Study" below);
iv. Topography of the site and abutting lands in relation to the stream(s) and its/their buffer(s) at
contour intervals of two feet (2') where slopes are less than ten percent (10%), and of five feet
(5') where slopes are ten percent (10%) or greater;
v. One hundred (100) year floodplain and floodway boundaries, including one hundred feet (100')
of the abutting parcels through which the water body(ies) flow(s);
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vi. Site drainage patterns, using arrows to indicate the direction of major drainage flow;
vii. Top view and typical cross-section views of the stream or lake bed, banks, and buffers to scale;
viii. The vegetative cover of the entire site, including the stream or lake, banks, riparian area, and/or
abutting wetland areas, extending one hundred feet (100') upstream and downstream from the
property line. Include position, species, and size of all trees of at least six inch (6") caliper and
larger, fifty four inches (54") above grade, and the location, size and species of all protected trees
on the site that are within one hundred feet (100') of the OHWM, and the location of measures
to protect trees on and abutting the site;
ix. The location, width, depth, and length of all existing and proposed structures, roads, stormwater
management facilities, wastewater treatment and installations in relation to the stream/lake and
its/their buffer(s); and
x. Location of site access, ingress and egress.
b. Grading Plan: A grading plan prepared in accordance with RMC 4-8-120D7, and showing contour
intervals of two feet (2') where slopes are less than ten percent (10%), and of five feet (5') where
slopes are ten percent (10%) or greater.
c. Stream or Lake Assessment Narrative: A narrative report, formatted to eight and one-half inches
(8.5") by eleven inches (11"), shall be prepared to accompany the site plan and describes:
i. The stream or lake classification as recorded in the City of Renton's COR Maps, the City's online
interactive mapping application available through the City's website, for the City of Renton
Water Class or RMC 4-3-090;
ii. The vegetative cover of the site, including the stream or lake, banks, riparian area, wetland areas,
and flood hazard areas extending one hundred feet (100') upstream and downstream from the
property line, including the impacts of the proposal on the identified vegetation;
iii. The ecological functions currently provided by the stream/lake and existing riparian area and the
impacts of the proposal on the identified ecological functions;
iv. Observed or reported fish and wildlife that make use of the area including, but not limited to,
salmonids, mammals, and bird nesting, breeding, and feeding/foraging areas, including the
impacts of the proposal on the identified fish and wildlife;
v. Measures to protect trees, as defined in RMC 4-11-200, and vegetation; and
vi. For shorelines regulated under RMC 4-3-090, Shoreline Master Program Regulations, the study
shall demonstrate if the proposal meets the criteria of no net loss of ecological functions as
described in RMC 4-3-090D2. If the proposal requires mitigation for substantial impacts to the
existing vegetation buffer in order to demonstrate no net loss of ecological functions, a
supplemental stream or lake study is required.
Note: Please provide a report containing the information specified in RMC Section 4-8-120D.19. In
addition, if the project involves an unclassified stream, a supplemental stream or lake study is also
required. If any alteration to a water-body or buffer is proposed a supplemental stream or lake study
and mitigation plan are also required.
I | 21. Flood Hazard Data: Flood hazard data includes:
a. Plans in duplicate drawn to scale showing the nature, location, dimensions, and elevations of the
area in question; existing or proposed structures, fill, storage of materials, drainage facilities, and
the location of the foregoing;
b. Elevation in relation to mean sea level of the lowest floor (including basement) of all structures;
c. Elevation in relation to mean sea level to which any structure has been floodproofed;
d. Certification by a registered professional engineer or architect that the floodproofing methods
criteria in RMC 4-3-05QI3c; and for any nonresidential structure meet the floodproofing; and
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e. Description of the extent to which a watercourse will be altered or relocated as a result of
proposed development.
I | 22. Biological Assessment/Critical Areas Study: Projects with the potential to impact fish (Chinook salmon,
bull trout, steelhead trout), unexpected, new, rare or other endangered species habitat (bald eagles)
shall provide a biological assessment/critical area study. The purpose of this assessment is to determine
whether a proposed action is likely to: (1) adversely affect listed or de-listed species or designated
critical habitat; (2) jeopardize the continued existence of species that are proposed for listing, or
unexpected, new or rare species; or (3) adversely modify proposed critical habitat. A biological
assessment/critical area study is a written study that evaluates the proposal, all probable impacts and
risks related to the critical area, and recommends appropriate mitigation measures to adequately
protect the functions and values of the critical area, and preserve anadromous fish and their habitat.
The assessment/study shall be prepared by a person with experience and training in the scientific
discipline appropriate for the relevant critical area in accordance with WAC 365-195-095(4). A qualified
professional must have obtained a B.S. or B.A. or equivalent degree in biology, engineering,
environmental studies, fisheries, geomorphology, biological assessment, or related field, and have at
least five (5) years of related work experience.
a. A qualified professional for wetlands must be a professional wetland scientist with at least two (2)
years of full-time work experience as a wetlands professional, including delineating wetlands using
the federal manuals and supplements, preparing wetlands reports, conducting function
assessments, and developing and implementing mitigation plans.
b. A qualified professional for Habitat conservation must have a degree in biology or a related degree
and professional experience related to the subject species.
c. A qualified professional for a geological hazard must be a professional engineer or geologist,
licensed in the state of Washington.
d. A qualified professional for Wellhead Protection Areas means a hydrogeologist, geologist, engineer,
or other scientist with experience in preparing hydrogeologic assessments.
The assessment/study shall use scientifically valid methods and studies in the analysis of critical area
data and field reconnaissance and reference the source of the material used. Best available science is
that scientific information applicable to the critical area prepared by local state or federal natural
agencies or a qualified scientific professional that is consistent with the criteria established in WAC 395-
195-900 through 365-195-925.
The assessment/study shall contain, at a minimum, the following information, as applicable:
a. The name and contact information of the applicant;
b. The dates, names, and qualifications of the persons preparing the assessment/study and
documentation of any fieldwork performed on the site;
c. A description of the proposal and identification of the permits requested;
d. A site plan showing:
i. Identified critical areas, buffers and the development proposal with dimensions;
ii. Topography at two-foot (2') intervals;
iii. Limits of any areas to be cleared/impacted; and
iv. A description of the proposed stormwater management plan for the development and
consideration of impacts to drainage alterations;
e. Accurate identification, location, and characterization of critical areas, water bodies, and
buffers adjacent to the proposed project area or potentially impacted by the proposed project;
f. A statement specifying the accuracy of the assessment/study, assumptions used in the
assessment/study, and explaining how best available science has been incorporated;
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g-Determination of the degree of hazard and risk from the proposal both on the site and on
surrounding properties;
h. An assessment of the probable cumulative impacts to the critical areas, their buffers and other
properties resulting from the proposal;
i. An evaluation of the project's compliance with sections 7 and 9 of the Endangered Species Act;
j-A description of reasonable efforts made to apply mitigation sequencing to avoid, minimize, and
mitigate impacts to critical areas;
k. Plans for adequate mitigation to offset any impacts and an explanation of how best management
practices will be used to minimize impacts to critical area; and
1. Recommendations for maintenance, short-term and long-term monitoring, contingency plans and security
requirements.
|_| 23. Habitat Data Report: Habitat data reports include:
a. Site Plan: The site plan shall indicate:
i. The vegetative cover types reflecting the general boundaries of the different plant communities
on the site;
ii. The exact locations and specifications for all activities associated with site development including
the type, extent and method of operations;
iii. Top view and typical cross-section views of critical habitat/wildlife habitat to scale;
iv. The results of searches of the State Department of Fish and Wildlife's Natural Heritage and Non-
Game Data System databases;
v. The results of searches of the Washington State Department of Fish and Wildlife Priority Habitat
and Species database.
b. Narrative Report: A narrative report shall be prepared to accompany the site plan which describes:
i. The layers, diversity and variety of habitat found on the site;
ii. The location of any migration or movement corridors;
iii. The species typically associated with the cover types, including an identification of any critical
wildlife species that might be expected to be found;
iv. Identification of any areas that have been previously disturbed or degraded by human activity or
natural processes;
v. A summary of existing habitat functions and values, utilizing a habitat evaluation procedure or
methodology approved by the City;
vi. A summary of proposed habitat alterations and impacts and proposed habitat management
program. Potential impacts may include but are not limited to clearing of vegetation,
fragmentation of wildlife habitat, expected decrease in species diversity or quantity, changes in
water quality, increases in human intrusion, and impacts on wetlands or water resources. (Ord.
4835, 3-27-2000)
I | 24. Geotechnical Report: A study prepared in accordance with generally accepted geotechnical practices
and stamped by a professional engineer licensed in the State of Washington which includes soils and
slope stability analysis, boring and test pit logs, and recommendations on slope setbacks, foundation
design, retaining wall design, material selection, and all other pertinent elements. If the evaluation
involves geologic evaluations or interpretations, the report shall be reviewed and approved by a geologist.
Further recommendations, additions or exceptions to the original report based on the plans, site
conditions, or other supporting data shall be signed and sealed by the geotechnical engineer. If the
geotechnical engineer who reviews the plans and specifications is not the same engineer who prepared
the geotechnical report, the new engineer shall, in a letter to the City accompanying the plans and
specifications, express his or her agreement or disagreement with the recommendations in the
geotechnical report and state that the plans and specifications conform to his or her recommendations.
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If the site contains a geologic hazard regulated by the critical areas regulations, the preparation and
content requirements of RMC 4-8-120D, Table 18 shall also apply. If the site is within a channel migration
zone, within shoreline jurisdiction, the geotechnical report shall also include a geomorphic assessment
by a Washington State licensed geologist with engineering geology or hydrogeology specialty license plus
experience in conducting fluvial geomorphic assessments.
I | 25. Letter of Understanding Geologic Risk: The applicant, or the owner of the site, shall submit a letter to
the City, with the plans and specifications, stating that he or she understands and accepts the risk of
developing in an unstable area and that he or she will advise, in writing, any prospective purchasers of
the site, or any prospective purchasers of structures or portions of structures on the site, of the unstable
potential of the area.
I | 26. Wetland Assessment: A wetland assessment includes the following:
a. A description of the project and maps at a scale no smaller than one inch equals two hundred feet (1"
= 200') showing the entire parcel of land owned by the applicant and the wetland boundary surveyed
by a qualified surveyor, and pursuant to RMC 4-3-050F2, Plans and Studies Required;
b. A description of the vegetative cover of the wetland and adjacent area including identification of the
dominant plant and animal species;
c. A site plan for the proposed activity at a scale no smaller than one inch equals two hundred feet (1"
= 200') showing the location, width, depth and length of all existing and proposed structures, roads,
stormwater management facilities, sewage treatment and installations within the wetland and its
buffer;
d. The exact locations and specifications for all activities associated with site development including the
type, extent and method of operations;
e. Elevations of the site and adjacent lands within the wetland and its buffer at contour intervals of no
greater than five feet (5') or at a contour interval appropriate to the site topography and acceptable
to the City;
f. Top view and typical cross-section views of the wetland and its buffer to scale;
g. The purposes of the project;
h. Such other information as may be needed by the City, including but not limited to a study of hazards
if present on site, the effect of any protective measures that might be taken to reduce such hazards;
and any other information deemed necessary to verify compliance with the provisions of this Section.
(Ord. 4587, 3-18-1996; Amd. Ord. 4835, 3-27-2000; Ord. 5137, 4-25-2005; Ord. 5757, 6-1-2015)
I I 27. Utilities Plan, Generalized: A plan drawn on twenty two inch by thirty four inch (22" x 34") plan sheets
using a graphic scale of one inch equals twenty feet (1" = 20') (or other scale or size approved by the
Planning Division's Development Engineering Manager or designee) clearly showing all existing (to
remain) and proposed public or private improvements to be dedicated or sold to the public including, but
not limited to: curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, refuse
areas, signage, freestanding lighting fixtures, utility junction boxes, public utility transformers, etc., along
the full property frontage. The finished floor elevations for each floor of proposed and existing (to remain)
structures shall be shown. (Amd. Ord. 4835, 3-27-2000)
I | 28. Drainage Control Plan: Please provide a plan drawn to scale and stamped by a Washington State licensed
professional engineer and complying with the requirements of RMC 4-6-030 and the 2016 King County
Surface Water Design Manual, as adopted and amended by the City of Renton. (Amd. Ord. 4835, 3-27-
2000; Ord. 5526, 2-1-2010)
I | 29. Drainage Report: Please provide a report complying with the requirements of the City of Renton Drafting
Standards in RMC 4-6-030, and the 2016 King County Surface Water Design Manual as adopted and
amended by the City of Renton. The report (TIR) must be stamped and dated by a civil engineer and shall
contain the following:
• Table of Contents
• Technical Information Report (TIR) Worksheet
• Section 1: Project Overview
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SHORT PLAT SUBMITTAL REQUIREMENTS (CONT'D)
All Application Materials Required Unless Waived by City Staff
• 32.
• 33.
• 34.
Section 2: Conditions and Requirements Summary
Section 3: Offsite Analysis
Section 4: Flow Control and Water Quality Facility Analysis and Design
Section 5: Conveyance System Analysis and Design
Section 6: Special Reports and Studies
Section 7: Other Permit
Section 8: CSWPPP Analysis and Design
Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant
Section 10: Operations and Maintenance Manual.
30. Street Profiles and Cross Sections: Please provide a plan that identifies the street profiles and grades of
each street, together with typical cross sections indicating width of pavement, location and width of
sidewalks, and location and size of utility mains.
31. Grading Elevations and Plan, Conceptual: This is required if the proposed grade differential on-site will
exceed 24" from the top of the curb or if the amount of earth to be disturbed exceeds 500 cubic yards.
Please provide a twenty-two inch by thirty-four inch (22" x 34") plan drawn by a State of Washington
licensed civil engineer at a scale of one inch to forty feet (1" to 40') (horizontal feet) and one inch to ten
feet (1" to 10') (vertical feet) (or other size plan sheet or scale approved by the Planning Division
Development Engineering Manager or designee) clearly indicating the following:
a. Graphic scale and north arrow
b. Dimensions of all property lines, easements, and abutting streets
c. Location and dimension of all on-site structures and the location of any structures within fifteen feet
(15') of the subject property or which may be affected by the proposed work;
d. Accurate existing and proposed contour lines drawn at two-foot, or less, intervals showing existing
ground and details of terrain and area drainage to include surrounding off-site contours within 100-
feet of the site
e. Location of natural drainage systems, including perennial and intermittent streams, the presence of
bordering vegetation, and floodplains;
f. Setback areas and any areas not to be disturbed, including the location, size and species of all
protected trees on site. Protected trees shall have the approximate drip line shown. The method of
tree protection during grading and construction shall be shown. If grade changes in the vicinity of the
protected trees are necessary, the method of reconciling the drip line with the finished elevation shall
be included (see RMC 4-4-130, Tree Retention and Land Clearing Regulations);
g. Finished contours drawn at five foot (5') intervals as a result of grading;
h. Proposed drainage channels and related construction with associated underground storm lines sized
and connections shown; and
i. General notes addressing the following (may be listed on the cover sheet):
Area in square feet of the entire property.
Area of work in square feet.
Both the number of tons and cubic yards of soil to be added, removed, or relocated.
iv. Type and location of fill origin, and destination of any soil to be removed from site.
v. Finished floor elevation(s) of all structures, existing and proposed.
Colored Rendering: A computer-generated exterior color view of the proposed building(s), site, and
landscaping in three (3) dimensional form.
Covenants, Existing: The recorded limitation on property which may be set forth in the property deed
and/or identified in a title report.
Easements, Existing: A recorded document by the property owner granting one or more privileges to use
the owner's land to and/or for the use by the public, a corporation or another person or entity. Easements
may be referenced by property deed and are identified in the property title report.
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SHORT PLAT SUBMITTAL REQUIREMENTS (CONT'D)
All Application Materials Required Unless Waived by City Staff
I I 35. Hazardous Materials Management Statement: A statement which includes:
a. A description of refueling of construction vehicles that will occur on the site and an inventory of
hazardous materials expected to be temporarily stored, dispensed, used, or handled on the site.
b. A description of how the requirements in RMC 4-4-030C7, Construction Activity Standards - Zones 1
and 2, will be met by the applicant. (Ord. 4851, 8-7-2000; Amd. Ord. 4992, 12-9-2002)
I I 36. Electronic Copy: All documents MUST be submitted electronically and meet the City's current Electronic File
Standards. An FTP link to upload your submittal will be provided to you by your Project Planner.
I I 37. Documentation of Affordable Housing Experience and 3rd Party Reporting: For applicants seeking bonus
density under the provisions of RMC 4-9-065. For example, an agreement with a community land trust or
other comparable entity acceptable to the City for a project with owner-occupied units and a public
housing authority, non-profit affordable housing developer, or other comparable entity acceptable to the
City for a project with rental units.
REVIEW PROCESS
Once a complete land use application package has been
accepted for initial review, the Planning Division will post
one notice of the pending application at or near the
subject site and mail notices to property owners within
300 feet of the project site. The proposal will be routed
to other City departments and other jurisdictions or
agencies that may have an interest in the application.
The reviewers have two (2) weeks to return their
comments to the Planning Division. Within
approximately two weeks, the Planning Division will
prepare a report regarding the proposal's compliance
with applicable codes and the City's review criteria.
Environmental Review is required for Short
Plat Applications if the property has been
previously platted, is located in an
environmentally "critical" area, or if any
wetlands or streams are located on site. In
the event that Environmental Review is
required, the Short Plat application will be
presented to the City's Environmental
Review Committee. The Environmental
Review Committee (ERC) is comprised of
the Administrator of Public Works, the
Administrator of Community and Economic
Development, the Administrator of
Community Services, and the Fire Chief. The
Committee is responsible for determining
whether the proposal will result in
significant adverse environmental impacts.
To do this, the committee will consider such
issues as environmental health hazards,
wetlands, groundwater, energy and natural
resources and will then issue its decision
(Environmental Threshold Determination).
The Environmental Review Committee will either issue a:
• Determination of Non-Significance (DNS)-
Make a determination the proposal will have
no significant negative environmental
impacts; or
• Mitigated Determination of Non-
Significance (DNS-M)-Make a determination
the proposal, if modified, would have no
significant negative environmental impacts;
or
• Determination of Significance (DS)-Make a
determination the proposal will have
significant adverse environmental impacts
and require the applicant to submit an
Environmental Impact Statement (EIS)
prepared by a qualified consultant.
Once the Environmental Review Committee
has issued its Environmental Threshold
Determination (provided an EIS is not
required), a public notice of the
Determination is printed in the Renton
Reporter and notice(s) are posted at or near
the site. A 14-day appeal period
commences following the publication date.
At the discretion of the City, a separate and
additional 15-day comment period may be
added prior to the 14-day appeal period.
A public hearing is not required. The
Planning Division reviews the plan in
conjunction with any Environmental Review
Committee decision and any staff or public
comments prior to making a decision. The
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SHORT PLAT SUBMITTAL REQUIREMENTS (CONT'D)
decision to approve, conditionally approve,
or deny the proposal will be mailed to all
persons listed on the Master Application
and all parties of record.
APPEAL AND RECONSIDERATION PROCESS FOR
DECISIONS
Any person, including the applicant, aggrieved by the
granting or denial of an application, may make a written
application for reconsideration to the Reviewing Official
within fourteen (14) calendar days of the date of the
decision. After review of the request, the Reviewing
Official may take whatever action is deemed proper. The
Reviewing Official's written decision on the
reconsideration request will be mailed to all parties of
record within ten (10) days from the date the request
was filed. If any party is still not satisfied after a
reconsideration decision has been issued, an appeal may
be submitted within fourteen (14) days to:
• The Hearing Examiner for Administrative
decisions
• The City Council for Hearing Examiner
decisions
An appeal may be filed without first requesting
reconsideration by the Reviewing Official; however, it
must be filed within fourteen (14) days of the date
when the original decision was issued. See Renton
Municipal Code, Section 4-8-110 for further information
on the appeal process and time frames.
INSTALLATION OF IMPROVEMENTS
A Construction Permit must be obtained to install utility
lines, transportation improvements and undertake work
in City rights-of-way. Building and Construction Permits
are separate permits. A construction permit for the
installation of on-site and off-site utilities will be issued
upon the review and approval of civil engineering
drawings by Development Engineering and receipt of all
applicable development and permit fees. Once any
required improvements have been installed or deferred,
the applicant may proceed to the recording stage. See
instructions for "Short Plat Recording" for more
information.
DEFERRAL OF IMPROVEMENTS
If a developer wishes to defer certain on-site or off-site
improvements (i.e. landscaping, curbs and sidewalks),
written application with full and complete engineering
drawings must be submitted to Development
Engineering. The application should explain the reasons
why such delay is necessary. If approval is granted,
security in the form of an irrevocable letter of credit, set-
aside fund, assignment of funds, certified check or other
type of security acceptable to the City shall be furnished
to the City in an amount equal to a minimum of 150% of
the estimated cost of the required improvements.
EXPIRATION AND EXTENSIONS
Once an application has been approved, the applicant
has five years to comply with all conditions of approval
and to submit the Short Plat for recording before the
approval becomes null and void. The approval body that
approved the original application may grant a single one-
year extension. The approval body may require a public
hearing for such extension. It is the responsibility of the
developer to monitor the expiration date.
RESOURCES
City of Renton Forms
Electronic File Standards
Note: This handout shall not be used as a substitute for codes and regulations. The Applicant is responsible for compliance with
all codes and regulations, whether or not described in this document.
Page 13 of 13 Published: 5/19/2022