HomeMy WebLinkAboutDefinitions of Terms Used in Submittal Requirements.docDefinitions of Terms Used in Submittal Requirements
D. DEFINITIONS OF TERMS USED IN SUBMITTAL REQUIREMENTS FOR BUILDING, PLANNING AND PUBLIC WORKS PERMIT APPLICATIONS:
1. Definitions A:
Affidavit of Installation of Public Information Sign: 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.
Annexation, Ten Percent (10%) Notice of Intent: A petition form, supplied by the City, containing the signatures of property owners as identified in King County Assessor’s records as
taxpayers of record for properties representing at least ten percent (10%) of the assessed valuation for the areas proposed for annexation. Information requested on the form includes
the signatures of all identified taxpayers of record, the date of signing, a mailing address, and property identification number of each parcel. Petitions must conform to RCW 35A.01.040.
Annexation, Sixty Percent (60%) Petition: A petition form, supplied by the City, containing the signatures of property owners as identified in King County Assessor’s records as taxpayers
of record for properties representing at least sixty percent (60%) of the assessed valuation for the areas proposed for annexation. Information requested on the form includes the signatures
of all identified taxpayers of record, the date of signing, a mailing address, and property identification number of each parcel. Petitions must conform with RCW 35A.01.040.
Applicant Agreement Statement: A signed notarized statement indicating that:
a. The applicant agrees to allow for the potential collocation of additional wireless communication facility equipment by other providers on the applicant’s structure or within the same
site location; and
b. That the applicant agrees to remove the facility within six (6) months after that site’s use is discontinued or if the facility falls into disrepair, and restore the site to its pre-existing
condition. If there are two (2) or more users of a single wireless communication facility (WCF), then this provision shall not become effective until all users cease using the WCF.
Application Fee: The appropriate processing fee as required by the Renton Municipal Code.
Application Form, Building Section: The Development Services Division form required for the type of work to be performed (e.g., grading permit application for grading work, sign permit
application for installation of a sign, etc.). Information requested includes the following:
a. King County Tax Assessor’s number for the property,
b. Legal description of property,
c. Street address, if applicable,
d. Property owner’s name, address and phone number,
e. Prime contractor’s business name, address, phone number, current state contractor registration number, and
f. Either the name, address and phone number of the lender administering the interim construction financing, if any, or the name and address of the firm that has issued a payment bond,
if any, on behalf of the prime contractor for the protection of the owner, if the bond is for an amount fifty percent (50%) or more than the total construction project.
Application Form, Construction Permit: The City of Renton form used for all public works construction projects. Information requested includes the name, address, and telephone number
for the project applicant and property owner, legal description, King County Tax Assessor’s number, site area, area of impervious surface, description of work, preliminary cost estimate,
and, if applicable, water meter size.
Application Form, Master: The City of Renton Development Services Division’s combined land use permit application form used for most environmental and land use reviews. Information requested
includes the name, address, and telephone number for the project applicant, all owners, contact person, tax account number for the property, and other site information.
Approved Testing Agency: An agency as determined by the Washington Association of Building Officials whose purpose is to provide special building inspection(s).
Architectural Plans, Commercial, Industrial, Attached Dwellings with Three (3) or More Units: A twenty four inch by thirty six inch (24" x 36") plan prepared by an architect licensed
in the State of Washington (unless project exempted by WAC 18-04-410) drawn at a scale of one-eighth inch equals one foot (1/8" = 1) or one-fourth inch equals one foot (1/4" = 1)
(or other size or scale approved by the Building Official) clearly indicating the information required by the “Permits” section of the currently adopted Uniform Building Code and chapter
19.27 RCW (State Building Code Act, Statewide amendments), including, but not limited to, the following:
a. General building layout, both existing and proposed – indicate square footage of rooms, use of each room or area, window and door size and ventilation, opening headers, plumbing,
ducting, and electrical layout, including penetration protection, UBC occupancy group, and UBC type of construction,
b. Cross section details, as needed, to show typical foundation, floor, wall, ceiling and roof construction; structural members labeled as to size and spacing; bracing, blocking, bridging,
special connectors, anchor bolts; insulation of walls, floors and roof/ceiling,
c. Details of stairs, fireplaces and special construction, if any,
d. King County Health Department approval on plans submitted to the City for dining/food-handling establishments,
e. King County Health Department approval on plans submitted to the City for public pools/spas,
f. Independent plan review by the State of Washington Labor and Industries Electrical Division for I and E Occupancies,
g. Asbestos assessment by the Puget Sound Air Pollution Control Agency (PSAPCA) for interior demolition, and
h. Independent review by State Department of Health for hospitals. (Amd. Ord. 4773, 3-22-1999)
Architectural Plans, Detached Dwellings, Semi-Attached Dwellings, and Two (2) Attached Dwellings: An eighteen inch by twenty four inch (18" x 24"), minimum, plan drawn at a scale of
one-fourth inch equals one foot (1/4" = 1) (or other size or scale approved by the Building Official) clearly indicating the information required by the “Permits” section of the currently
adopted Uniform Building Code and chapter 19.27 RCW (State Building Code Act, Statewide amendments), including, but not limited to, the following:
a. General building layout and room use,
b. Window and door size and window ventilation area,
c. Plumbing, duct, and electrical layout,
d. Opening headers, size and material,
e. Cross section details, as needed, to show typical foundation, floor, wall, ceiling and roof construction, including connection details,
f. Structural members labeled as to size and spacing as well as bracing, blocking, bridging, special connectors, and anchor bolts,
g. Special details as needed, (i.e., stairs, fireplaces, special construction), and
h. Insulation of walls, slab, floors, and roof/ceiling. (Amd. Ord. 4773, 3-22-1999)
Assessment Information: Records obtained from the King County Assessor’s office for each tax lot included in an area proposed for annexation. The records display all taxpayers of record
and assessed value for each tax lot.
Authorization for Abatement: An irrevocable signed and notarized statement granting the City permission to summarily abate the use and all
physical evidence of that use, if it has not been removed as required by the terms of the permit. The statement shall include a statement that the applicant will reimburse the City for
any expenses incurred in abating the use.
2. Definitions B: (Reserved)
3. Definitions C:
Calculations, Survey: A compilation prepared by a State of Washington licensed land surveyor clearly indicating the dimensions of the boundaries and the closures for each lot, parcel,
tract, and block in the plat, short plat, lot line, binding site plan, or lot line adjustment – an approved printed computer plot closure or demonstrated mathematical plot closure on
all lots, streets, alleys and boundaries.
Closure Permit Application, Aquifer Protection Area: An application package including the following:
a. A list of hazardous materials to be removed from premises, the method of removal, and the final destination (include product names and quantities);
b. A list of potentially contaminated equipment and/or containment devices to be removed from premises and a description of the method of disposal or recycling;
c. A plan prepared by a professional engineer or geologist licensed in the State of Washington to investigate the facility to determine whether it is free of contamination exceeding
Model Toxics Control Act (MTCA) standards (chapter 173-340 WAC), to report findings to the Water Utility, and to describe remediation needed, if any, according to said standards and
RMC 4-9-015G;
d. A written agreement between the owner, the property owner, and the purchaser or other recipient, in lieu of subsections a and b of this definition, stating that the owner will not
remove hazardous materials and containment devices from the facility because all agree that the materials and devices are needed to continue to operate the facility;
e. A schedule for implementation of subsections a and b of this definition and the investigation described in subsection c. (Ord. 4851, 8-7-2000; Amd. Ord. 4992, 12-9-2002)
Colored Display Maps: Full-size plan sheets of each of the following maps colored with a wide tip marker in order to clearly define the site’s outer property boundary, the area of new
construction and/or proposed new lot lines (dashed), existing buildings, landscaping areas, and adjacent street names for use in presenting the project at public hearing and/or to the
Environmental Review Committee.
a. Neighborhood detail map,
b. Site plan,
c. Landscaping plan, and
d. Elevations.
Conditional Use Permit Justification: A written description/justification setting forth the reasons in favor of the application and addressing the criteria listed in RMC 4-9-030, Conditional
Use Permits.
Construction Mitigation Description: A written narrative addressing each of the following:
a. Proposed construction dates (begin and end dates),
b. Hours 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 specialty hours proposed for construction of hauling (i.e., weekends, late nights), and
f. Preliminary traffic control plan.
Covenants, Draft: A proposed, unrecorded written agreement promising performance or nonperformance of certain acts or stipulating certain uses or non-uses of property to be binding upon
current and future property owners, including the legal description of that area of property to be encumbered.
Covenants, Existing: The recorded limitation on property which may be set forth in the property deed and/or identified in a title report.
4. Definitions D:
Deeds (Draft) to City for Any Land to Be Dedicated: A legal document proposing to
convey ownership of real property and including a legal description of the area to be dedicated.
Drainage Plan/Map: Plans drawn to scale and stamped by a State of Washington licensed engineer and complying with the requirements of RMC 4-6-030, Drainage (Surface Water) Standards,
and the King County Surface Water Management Design Manual as adopted by the City of Renton. (Amd. Ord. 4835, 3-27-2000)
Drainage Report: A report stamped by a State of Washington licensed engineer complying with the requirements of the City of Renton Drafting Standards, RMC 4-6-030, Drainage (Surface
Water) Standards, and the King County Surface Water Management Design Manual (KCSWDM) as adopted by the City of Renton. (Amd. Ord. 4835, 3-27-2000)
5. Definitions E:
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.
Easements, Proposed: A draft document, including proposed legal description, listing to whom and for what specific purpose or purposes the easement is to be granted.
Electrical Plans/Specifications: Plans clearly indicating the information required by the WAC 296-46-140(2) and section 1141 of the currently adopted Washington State Energy Code (WSEC)
accompanied by a written statement stamped and signed by a Washington State registered professional engineer attesting to the validity of this data and including, but not limited to,
the following:
a. Street address and name of project,
b. Description of the scope of the electrical installation or alterations to be done, including the basis for designation of any special occupancy or classified location(s),
c. Name, address and phone number of contact person,
d. Floor plan view of the electrical installation or alterations,
e. Specifications relevant to the electrical installation,
f. Load calculations per National Electric Code (NEC) 220,
g. Switchboard and/or panel board schedules,
h. Fire alarm and other low voltage system drawings, and
i. One-line riser diagram, including available fault current, Available Interrupt Current (AIC) ratings of switchboards and/or panel boards, and equipment bracing. Riser diagrams and
load calculations must be complete to the point of connection between the facilities of the serving utility and the premises wiring. Details of such diagrams and calculations must include
the square feet of the building or other structure supplied by each feeder, the total connected load before applying demand factors, the demand factors used, the computed load after
applying demand factors, and the size and type of conductors used.
Elevations, Architectural: A twenty four inch by thirty six inch (24" x 36") fully dimensioned architectural elevation plan drawn at a scale of one-fourth inch equals one foot (1/4"
= 1) or one-eighth inch equals one foot (1/8" = 1) (or other size or scale approved by the Building Official) clearly indicating the information required by the “Permits” section
of the currently adopted Uniform Building Code and chapter 19.27 RCW (State Building Code Act, Statewide amendments), including, but not limited to, the following:
a. Existing and proposed ground elevations,
b. Existing average grade level underneath proposed structure,
c. Height of existing and proposed structures showing finished roof-top elevations based upon site elevations for proposed structures and any existing/abutting structures,
d. Building materials and colors including roof, walls, any wireless communication facilities, and enclosures,
e. Fence or retaining wall materials, colors, and architectural design,
f. Architectural design of on-site lighting fixtures, and
g. Cross-section of roof showing location and height of rooftop equipment (include air conditioners, compressors, etc.) and proposed screening.
h. Required for the Urban Center Design Overlay District review packet.
i. Identify building elevations by street name and orientation, i.e., Burnett Ave. (west) elevation.
ii. Show the location of rooflines, doors and window openings.
iii. Indicate typical detailing around doors windows and balconies indicating finishes, color and reflectivity of glazing.
iv. Identify offsets in walls intended to meet the minimum requirements for building modulation indicating the amount of offset.
v. Show on each elevation any roof top elements such as mechanical and elevator penthouses that protrude above the parapet or penetrate the roof and would be visible from other buildings
of the same height.
vi. Photographs of proposed materials from manufacturers’ catalogues. A materials board showing actual materials and colors referenced on the architectural elevations is recommended.
(Ord. 4821, 12-20-1999)
Energy Code Checklist, Nonresidential: The standard Washington State Energy Office form requesting the information required under chapter 51-11 WAC detailing building components to be
used to comply with the State Nonresidential Energy Code.
Energy Code Checklist, Residential: The standard Washington State Energy Office form requesting the information required under chapter 51-11 WAC and detailing building components to
be used to comply with the State Residential Energy Code.
Environmental Checklist: The standard State of Washington form required under WAC 197-11-742 and 197-11-960.
Erosion Control Plan, Temporary: Drawings of the entire site showing the proposed erosion control measures for the project in conformance with the City of Renton drafting standards (or
as approved by the Development Services Division Plan Review Supervisor) and the King County Surface Water Design Manual as adopted by the City of Renton.
6. Definitions F:
Final Plat Plan: The final plat or final short subdivision map (for short subdivisions of five (5) or more lots) shall be drawn to a scale of not less than one inch representing one
hundred feet (1" = 100) unless otherwise approved by the Department, and on sheets eighteen inches by twenty four inches (18" x 24"). The original reproducible drawing shall be in
black ink on stabilized drafting film, and shall:
a. Include the date, title, name and location of subdivision, graphic scale, and north arrow.
b. Include names, locations, widths and other dimensions of existing and proposed streets, alleys, easements, parks, open spaces and reservations.
c. Include lot lines with all property lines dimensioned and square footage of each lot.
d. Include location, dimensions, and square footage of any existing structures to remain within or abutting the plat.
e. Include location of existing conditions (such as wetlands, steep slopes, watercourses, floodplains) on or adjacent to the site which could hinder development. (Amd. Ord. 4835, 3-27-2000)
f. Include reservations, restrictive covenants, easements (including easement language), and any areas to be dedicated to public use, with notes stating their purpose and any limitations.
If a new easement is created on the plat, it must show the grantee of the easement rights. If the grantee is the City, a statement of easement provisions reserving, granting and conveying
the easement, with a description of the rights and purposes need to be made on the plat.
g. Include the lot and block numbering scheme and lot addresses on the plat map. Street names and addresses shall be determined by the Department in accordance with the Street Grid Ordinance
(chapter 9-11 RMC), and established Department procedures for addressing of new lots. (Amd. Ord. 4835, 3-27-2000)
h. Contain data sufficient to determine readily and reproduce on the ground the location, bearing, and length of every street, easement line, lot line, boundary line and block line on-site.
Shall include dimensions to the nearest one-hundredth (1/100) of a foot and angles and bearings in degrees, minutes, and seconds.
i. Include coordinates per City surveying standards for permanent control monuments.
j. Display all interior permanent control monuments located per City surveying standards.
k. Be mathematically correct.
l. Contain a legal description of the land to be subdivided on the final mylar.
m. Include certifications:
i. Certification showing that streets, rights-of-way and all sites for public use have been dedicated.
ii. Certification by a licensed land surveyor that a survey has been made and that monuments and stakes will be set.
iii. Certification by the responsible health agencies that the methods of sewage disposal and water service are acceptable.
iv. Certification by the King County Finance Department that taxes have been paid in accordance with section 1, chapter No. 188, Laws of 1927 (RCW 58.08.030 and 58.08.040) and that a
deposit has been made with the King County Finance Department in sufficient amount to pay the taxes for the following year.
v. Certification by the City Finance Department that there are no delinquent special assessments and that all special assessments certified to the City Treasurer for collection on any
property herein contained dedicated for streets, alleys or other public uses are paid in full.
vi. Certification of approval to be signed by the Administrator.
vii. Certification of approval to be signed by the Mayor and attested by the City Clerk.
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 4-3-050I3c; and for any nonresidential structure meet the floodproofing;
and
e. Description of the extent to which a watercourse will be altered or relocated as a result of proposed development. (Ord. 4835, 3-27-2000)
Floor Plans, General: A basic line drawing plan of the general building layout showing walls, exits, windows, and designated uses indicating the proposed locations of kitchens, baths
and floor drains, bedrooms and living areas, with sufficient detail for City staff to determine if an oil/water separator or grease interceptor is required and to determine sizing of
side sewer. (Amd. Ord. 4821, 12-20-1999)
7. Definitions G:
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. 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. (Ord. 4835, 3-27-2000)
Table 18 – Geotechnical Report – Detailed Requirements
REPORT PREPARATION/CONTENT REQUIREMENTS
STEEP SLOPES
LANDSLIDE – MEDIUM
LANDSLIDE – HIGH
LANDSLIDE – VERY HIGH
HIGH EROSION
SEISMIC
COAL MINE – MEDIUM
COAL MINE – HIGH
VOLCANIC HAZARDS
1. Characterize soils, geology and drainage.
X
X
X
X
X
X
X
X
X
2. Describe and depict all natural and man-made features within one hundred fifty feet (150) of the site boundary.
X
X
X
X
X
X
X
X
X
3. Identify any areas that have previously been disturbed or degraded by human activity or natural processes.
X
X
X
X
X
X
X
X
X
4. Characterize groundwater conditions including the presence of any public or private wells within one-quarter (1/4) mile of the site.
X
X
X
X
X
X
X
X
5. Provide a site evaluation review of available information regarding the site.
X
X
X
X
X
X
X
X
X
6. Conduct a surface reconnaissance of the site and adjacent areas.
X
X
X
X
X
X
X
X
7. Conduct a subsurface exploration of soils and hydrologic conditions.
X
X
X
X
X
X
X
X
8. Provide a slope stability analysis.
X
X
X
X
X
X
X
9. Address principles of erosion control in proposal design including:
Plan the development to fit the topography, drainage patterns, soils and natural vegetation on site;
Minimize the extent of the area exposed at one time and the duration of the exposure;
Stabilize and protect disturbed areas as soon as possible;
Keep runoff velocities low;
Protect disturbed areas from stormwater runoff;
Retain the sediment within the site area;
Design a thorough maintenance and follow-up inspection program to ensure erosion control practices are effective.
X
X
X
X
X
X
X
10. Provide an evaluation of site response and liquefaction potential relative to the proposed development.
X
10. Provide an evaluation of site response and liquefaction potential relative to the proposed development.
X
11. Conduct sufficient subsurface exploration to provide a site coefficient (S) for use in the Uniform Building Code to the satisfaction of the Building Official.
X
12. Calculate tilts and strains, and determine appropriate design values for the building site.
X
X
13. Review available geologic hazard maps, mine maps, mine hazard maps, and air photographs to identify any subsidence features or mine hazards including, but not limited to, surface
depressions, sinkholes, mine shafts, mine entries, coal mine waste dumps, and any indication of combustion in underground workings or coal mine waste dumps that are present on or within
one hundred feet (100) of the property.
X
X
14. Inspect, review and document any possible mine openings and potential trough subsidence, and any known hazards previously documented or identified.
X
X
15. Utilize test pits to investigate coal mine waste dumps and other shallow hazards such as slope entry portals and shaft collar areas. Drilling is required for coal mine workings
or other hazards that cannot be adequately investigated by surface investigations.
X
X
16. Provide an analysis of proposed clearing, grading and construction activities including construction scheduling. Analyze potential direct and indirect on-site and off-site impacts
from development.
X
X
X
X
X
X
X
X
17. Propose mitigation measures, such as any special construction techniques, monitoring or inspection programs, erosion or sedimentation programs during and after construction, surface
water management controls, buffers, remediation, stabilization, etc.
X
X
X
X
X
X
X
X
X
18. Critical facilities on sites containing areas susceptible to inundation due to volcanic hazards shall require an evacuation and emergency management plan. The applicant for critical
facilities shall evaluate the risk of inundation or flooding resulting from mudflows originating on Mount Rainier in a geotechnical report, and identify any engineering or other mitigation
measures as appropriate.
X
Note: An “X” indicates that the requirement applies in the identified critical area.
(Ord. 4835, 3-27-2000; Amd. Ord. 5137, 4-25-2005)
Grading Plan: A twenty two inch by thirty four inch (22" x 34") plan drawn by a State of Washington licensed landscape architect 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 Development Services Division Plan Review Supervisor) 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 five foot (5), or less, intervals showing existing ground and details of terrain and area drainage to include surrounding off-site
contours within one hundred feet (100) of the site,
e. Location of natural drainage systems, including perennial and intermittent streams, the presence of bordering vegetation, and flood plains.
f. Setback areas and any areas not to be disturbed,
g. Finished contours drawn at five foot (5) intervals as a result of grading,
h. Proposed drainage channels and related construction with associated under-
ground storm lines sized and connections shown, and
i. General notes addressing the following (may be listed on cover sheet):
i. Area in square feet of the entire property.
ii. Area of work in square feet.
iii. 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. (Ord. 4835, 3-27-2000)
8. Definitions H:
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)
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)
Heat Loss Calculation: A State of Washington Energy Code mandated analysis performed to determine the heat loss of a structure in order to determine the size of the required heating
equipment.
9. Definitions I:
Installer Certification: Washington State Department of Community, Trade and Economic Development (CTED) approval given to those contractors authorized to install manufactured homes
and designated by a State registration number. (Ord. 4587, 3-18-1996)
Inventory of Existing Sites: An inventory of the providers existing facilities with the Renton City corporate limits, and any other facilities outside the City
limits that are within one-half (1/2) mile of the proposed facility. The inventory is to include specific information about the location, height, and design of each facility. The Department
may share such information with other applicants applying for administrative approvals or conditional use permits under this Title or other organizations seeking to locate antennas
within the City, provided, however that the Department is not, by sharing such information, in any way representing or warranting that such sites are available or suitable.
Irrigation Sprinkler Plans (Underground): A twenty two inch by thirty four inch (22" x 34") plan drawn at the same scale as, or included on, the generalized utilities plan(s) (or other
size plan sheet or scale approved by the Development Services Division Plan Review Supervisor) clearly indicating the following:
a. Scale and north arrow,
b. Dimensions of all property lines, easements, and abutting streets,
c. Meter location and size, and
d. Proposed type, size, and location of sprinkler piping, sprinkler heads, and backflow prevention devices.
10. Definitions J: (Reserved)
11. Definitions K: (Reserved)
12. Definitions L:
Land Record Number: The City of Renton Technical Services Division’s filing number for the final survey document.
Land Use Permit Conditions: Environmental or land use permit requirements which may have been placed upon the project in addition to any code-mandated requirements in conjunction with
a required environmental determination and/or a land use permit. Examples of land use permits include site plan review, conditional use permits and variances.
Landscaping 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 Reviewing Official), 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 and size of planting areas,
f. Location and height for proposed berming,
g. Location and elevations for any proposed landscape-related structures such as arbors, gazebos, fencing, etc., and
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. (Ord. 5100, 11-1-2004)
Landscaping Plan, Detailed: 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 Reviewing Official), clearly indicating the following:
a. Date, graphic scale, and north arrow,
b. Location of proposed buildings, property lines, walks, parking areas, and 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. Detailed grading plan,
f. Location and dimensions of planting areas (the width of a landscaping area when curbed shall be measured from inside to inside of the curbs),
g. Location and height for proposed berming,
h. Locations, elevations, and details for any proposed landscape-related structures such as arbors, gazebos, fencing, etc.,
i. 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,
j. Names of existing and proposed vegetation, and
k. Detailed planting plan (soil mix, planting depth and width, and bark mulch depth). (Ord. 5100, 11-1-2004)
Lease Agreement, Draft: A draft lease agreement with the landholder, or separate equivalent documentation that:
a. Allows the landholder to enter into leases with other providers; and
b. Specifies that if the provider fails to remove the facility upon six (6) months of its discontinued use, the responsibility for removal falls upon the landholder.
Letter from Property Owner: A letter from the private property owner granting permission for the temporary use of the property.
Letter of Conformance with Geotechnical Report: A letter submitted by the applicant stating structural plans were prepared consistent with the findings of the geotechnical report and
stamped by a structural engineer. The plans and specifications shall be accompanied by a letter from the geotechnical engineer who prepared the geotechnical report stating that in his
or her judgment, the plans and specifications conform to the recommendations in the geotechnical report and the risk of damage to the proposed development site and downslope properties
from potentially hazardous conditions will be minimal subject to the conditions set forth in the report. (Ord. 4835, 3-27-2000)
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. (Ord. 4835, 3-27-2000)
List of Current Property Owners: A listing of all current property owners and their mailing addresses and King County Assessor’s account numbers within three hundred feet (300) of the
boundaries of the subject site as obtained from a title company or the King County Assessor’s office. The list shall include a notarized statement from the applicant attesting that
the ownership information provided is current and accurate. Current shall mean obtained within the past thirty (30) days unless otherwise approved by the Development Services Division.
Lot Line Adjustment Map: A drawing of the proposed lot line adjustment prepared on an eighteen inch by twenty four inch (18" x 24") sheet of mylar by a licensed land surveyor complying
with the City’s surveying standards.
a. Name of the proposed lot line adjustment (e.g., Smith/Larsen Lot Line Adjustment),
b. Space reserved for “City of Renton File Number” (large type) at top of first sheet,
c. Space reserved for City of Renton “land record number” (small type) at bottom left of first sheet,
d. Legal description for each of the existing parcels. If a metes and bounds description is used, it must be stamped by a licensed surveyor,
e. (Rep. by Ord. 4751, 11-16-1998),
f. Date, graphic scale (one inch equals forty feet (1" = 40, unless otherwise approved by the Department), and north arrow,
g. Names, locations, widths, types, and dimensions of adjacent and on-site streets, alleys, and easements,
h. Lot lines with all property lines dimensioned and square footage of each lot,
i. Parcels identified as Lot 4, Lot 3, etc.,
j. “Old” lot line(s) and “new” lot line(s) clearly labeled and differentiated by line type and/or thickness (indicated distance(s) moved),
k. Addresses for each lot and new street names in accordance with the street grid system regulations of chapter 9-11 RMC,
l. Total square footage of existing and revised lots,
m. Ground floor square footage of all structures,
n. Location, dimensions and square footage of any existing structures to remain, and dimensioned distances to property lines,
o. Location of existing conditions (such as wetlands, steep slopes, watercourses) on or adjacent to the site which could hinder development,
p. Reservations, restrictive covenants, easements, description of any areas to be dedicated to public use with notes stating their purpose, and any limitations, and identifying the grantee
and if the grantee is the City, a statement of provisions reserving, granting and/or conveying the area with a description of the rights and purposes must be shown,
q. Coordinates per City surveying standards for permanent control monuments,
r. Location of all interior permanent control monuments per City surveying standards,
s. Statement of equipment and procedure used per WAC 332-130-100,
t. Basis of bearing per WAC 332-130-150(1)(b)(iii),
u. Date the existing monuments were visited per WAC 332-103-050(1)(f)(iv),
v. Verification that permanent markers are set at corners of the proposed lots,
w. Statement of discrepancies, if any, between bearings and distances of record and those measured or calculated,
x. Surveyor’s testament, stamp and signature,
y. Certification by a State of Washington licensed land surveyor that a survey has been made and that monuments and stakes have been set,
z. Notarized signatures of all property owners having an interest in the property, certifying ownership and approval of the proposal,
aa. Signature and date line(s) for the King County Assessor,
bb. Signature and date line(s) for the Administrator of the Planning/Building/ Public Works Department.
13. Definitions M:
Mailing Labels: Self-adhesive mailing labels including the name, mailing address, and King County Assessor’s account numbers (optional) for all property owners within three hundred feet
(300) of the boundaries of the subject site.
Map of Existing Site Conditions: A plan drawn at the same scale as, or combined with, the grading plan or topography map showing existing topographical or five foot (5) contours or
less, and structural and natural features. The plan shall include major trees, shrubs, large rocks, creeks and watersheds, floodplains, buildings, roadways and trails. (Amd. Ord. 4835,
3-27-2000)
Map of View Area: A diagram or map depicting where within a one-quarter (1/4) mile radius any portion of the proposed facility could be seen.
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
l. Property legal description.
Master Plan: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1 = 20) (or other scale approved by the Development Services Division Director)
consisting of a conceptual plan indicating the following:
a. Information from Site Plan, items a, b, and c,
b. A legend listing the following must be included on one of the sheets:
Total square footage of the site,
Square footage (by floor and overall total) of each individual building and/or use,
Total estimated square footage of all buildings (footprint of each building)
Percentage estimate of lot coverage,
Square footage estimate of all landscaping (total and parking lot),
Allowable and proposed building height,
Building setbacks proposed and required by Code,
Parking analysis, including estimated number, size, and type of stalls required, by use; and number of stalls provided, by use,
c. General location and size of buildings and uses,
d. Phasing of development,
e. Major access points and access to public streets, vehicle and pedestrian circulation, public transit stops,
f. Critical areas,
g. Focal points within the project (e.g., public plazas, art work, gateways both into the site and into the City, etc.),
h. Private and public open space provisions, and recreation areas,
i. View corridors,
j. Public access to water and/or shoreline areas. (Ord. 5028, 11-24-2003)
Mechanical Plans: Plans as required per section 113 of the currently adopted Uniform Mechanical Code (UMC) and section 1141 of the currently adopted Washington State Energy Code (WSEC)
along with Statewide amendments.
Monument Card: A form provided by the City Technical Services Division and filled out by a surveyor providing information regarding a single monument, including the section, township
and range, method of location, type of mark found or set, manner of re-establishment of the single monument (if applicable), description, and a drawing showing the location of a single
monument and indicating a reference point to that monument.
14. Definitions N:
Neighborhood Detail Map: 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 Development
Services Division Director). 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)
Nonconformity Relationship and Compatibility Narrative: For nonconforming use or structure rebuild approval permits, include drawings, photographs, or other visual aids that show the
relationship of the existing structure or building to its surroundings. Include studies or reports that support the applicant’s contention that the existing nonconforming use or structure
is compatible with the surrounding area and its uses. (Ord. 4963, 5-13-2002)
Notation of Geologic Risk by Engineer: A letter of notation on the design drawings prepared by a structural engineer and submitted at the time of the permit application stating that
he or she has reviewed the geotechnical report, understands its recommendations, has explained or has had explained to the owner the risks of loss due to earth movement on the site,
and has incorporated into the design the recommendations of the geotechnical report and established measures to reduce the potential risk of injury or damage that might be caused by
any earth movement predicted in the report. (Ord. 4835, 3-27-2000; Amd. Ord. 4963, 5-13-2002)
15. Definitions O:
Operating Permit Application, Aquifer Protection Area: An application package including the following:
a. Upon request by the Department, a hazardous materials inventory statement and/or Material Safety Data Sheets for hazardous materials that are or will be on the premises;
b. A list of the chemicals to be monitored through the analysis of groundwater samples if groundwater monitoring is anticipated to be required;
c. A detailed description of the activities conducted at the facility that involve the storage, handling, treatment, use or production of hazardous materials in quantities greater than
the de minimis amounts specified in RMC 4-3-050C6a(ii)(1);
d. A description of the containment devices used to comply with the requirements of this Section;
e. A description of the procedures for inspection and maintenance of containment devices;
f. A description of how hazardous materials will be legally disposed;
g. A site map showing the following:
i. Property boundaries,
ii. Building and other structures located on the property,
iii. Secondary containment devices, and
iv. Floor and yard drains with a note as to whether the drain is to storm or sanitary sewer. (Ord. 4851, 8-7-2000; Amd. Ord. 4992, 12-9-2002)
Operating Rules for Secure Community Treatment Facility (SCTF): A written statement outlining how the operation of the SCTF complies with RCW 71.09.295 through 71.09.350, including but
not limited to daily operating hours, activities of occupants, procedures for off-site activities, if any, and visitation procedures for nonresidents, including professional care providers,
family members, or other service providers. (Ord. 4982, 9-23-2002)
16. Definitions P:
Parking, Lot Coverage, Landscaping Analysis: A listing of the following information (may also be included on the first sheet of the site plan):
a. Total square footage of the site,
b. Total square footage of existing area(s) of impervious surfacing,
c. Total square footage of existing natural/undeveloped area,
d. Square footage (by floor and overall total) of each individual building and/or use,
e. Total square footage of the footprints of all buildings,
f. Percentage of lot covered by buildings or structures,
g. Total pavement square footage both existing pavement to remain plus new pavement proposed to be installed,
h. Square footage of any on-site wetlands,
i. Parking analysis to include the total number of parking spaces required and provided, number of compact and “ADA accessible” spaces provided, and parking space dimensions,
j. Square footage of landscaping for each area, for interior parking lot landscaping, and total,
k. Allowable and proposed building height,
l. Building setbacks required by Code, and
m. Proposed building setbacks. (Ord. 4587, 3-18-1996)
Photosimulations: Photosimulations of the proposed facility from affected residential properties and public right-of-way at varying distances. This shall include a diagram de-
picting where the photosimulations were taken.
Plan Reductions: Eight and one-half inch by eleven inch (8-1/2" x 11") white, opaque reductions of full size plan sheets including elevations, landscape plans, conceptual utility plans,
site plan, and neighborhood detail/vicinity map which will yield legible photocopies.
Plat Certificate: 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 the granting of the final plat by the City Council.
Plumbing Plan: Plans as required per section 30.2 of the currently adopted Uniform Plumbing Code (UPC) and Statewide amendments.
Preliminary Plat or Binding Site Plan: A plan, with a two-inch (2") border on the left edge and one-half-inch (1/2") on all other sides, prepared by a State of Washington registered
land surveyor in accordance with RCW 18.43.020 and/or chapter 58.17 RCW, fully dimensioned, 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 Development Services Division Director) and shall include the following:
a. Name of the proposed preliminary plat or binding site plan (and space for the future City file numbers).
b. Names and addresses of the engineer, licensed land surveyor, and all property owners.
c. Legal description of the property to be subdivided.
d. Date, graphic scale, and north arrow oriented to the top of the paper/plan sheet.
e. Vicinity map (a reduced version of the neighborhood detail map as defined above).
f. Drawing of the subject property with all existing and proposed property lines dimensioned. Lots designated by number within the area of the lot. Tracts shall be similarly designated
and each tract shall be clearly identified with the ownership and purpose. Indicate 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.
h. Names, locations, types, widths and other dimensions of existing and proposed streets, alleys, easements, parks, open spaces and reservations. (Ord. 4587, 3-18-1996)
i. Location, distances from existing and new lot lines, and dimensions of any existing and proposed structures, existing on-site trees, existing or proposed fencing or retaining walls,
freestanding signs, and easements.
j. Location of existing conditions on or adjacent to the site which could hinder development.
k. Flood hazard information and boundary on the subdivision drawing including the nature, location, dimensions, and elevations of the subdivided area. (Ord. 4835, 3-27-2000)
l. A legend listing the following included on the first sheet of the preliminary plat plan:
i. Total area in acres,
ii. Proposed number of lots,
iii. Zoning of the subject site,
iv. Proposed square footage in each lot, and
v. Percentage of land in streets and open space.
m. Access and Utilities: Indicate how the proposed subdivision will be served by streets and utilities, show how access will be provided to all lots, and the location of sewer and water
lines.
n. Contours and Elevations: Shall include contour and/or elevations (at five foot (5) vertical intervals minimum) to the extent necessary to accurately 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 plat.
o. Zoning: Shall indicate the zoning applicable to the land to be platted, subdivided or dedicated and of the land adjacent and contiguous. (Ord. 4954, 2-11-2002)
Project Information Sheet: An eight and one-half inch by eleven inch (8-1/2" x 11") sheet of paper listing the following information:
a. Job address,
b. Property owner’s name,
c. King County Tax Assessor’s number,
d. Legal description of property.
Project Narrative: A clear and concise description and summary of the proposed project, including the following:
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
l. 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, march, 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.
Project Narrative, Routine Vegetation Management: A project narrative report shall include the following elements:
a. A time schedule for all mechanical equipment activities or routine vegetation management activities;
b. A plan for the specific work to be performed;
c. For routine vegetation management on undeveloped properties, the narrative shall include:
i. Standards and criteria to be used for routine tree trimming and tree topping,
ii. Standards and criteria to be used for ground cover management, and
iii. Standards and criteria to be used in determining the location for use of chemicals including insecticides and herbicides;
d. For use of mechanical equipment the narrative shall include:
i. The type of equipment to be used,
ii. A description of the specific work to be accomplished using the equipment,
iii. The measures proposed to protect the site and adjacent properties from the potential adverse impacts of the proposed work and equipment operation. (Ord. 4835, 3-27-2000)
Project Sequencing Plan: A narrative that outlines what order development phases will be built in and at what estimated times they will be developed within the life of the associated
Master Plan. (Ord. 5028, 11-24-2003)
Proposal Description: A complete, unabridged copy of the proposal (i.e., draft ordinance, resolution, plan or policy) and all attachments.
Proposal Summary: A concise description of the scope, intent and timing of the proposal.
Public Works Approval Letter: Written confirmation from the Development Services Division Plan Review section that all required improvements have
been substantially installed or deferred and authorizing the submittal of the final plat, final short plat, final binding site plan, or final PUD application.
17. Definitions Q: (Reserved)
18. Definitions R:
Report on Design Criteria for Modifications: A written evaluation issued by the Economic Development, Neighborhoods and Strategic Planning Administrator. This report assesses whether
a proposed project qualifies as a superior design and is eligible for modification of development standards based on adopted criteria of RMC 4-9-250D3 or D4. (Ord. 4777, 4-19-1999;
Amd. Ord. 4802, 10-25-1999)
Rezone Justification: A written statement and other information provided by the applicant to support the rezone which may include, but is not limited to: letters, photographs, site development
plans, market research reports, and land use maps indicating in a clear and concise manner why the rezone application should be granted and that the rezone request is timely.
Roadway Construction Plans: Plans prepared by a State of Washington licensed civil engineer as detailed by the document “City of Renton Drafting Standards”, unless otherwise approved
by the Development Services Division Plan Review Supervisor. (Ord. 4587, 3-18-1996)
19. Definitions S:
Screening Detail, Refuse/Recycling: A detailed plan drawing, prepared to scale, showing location within property boundaries, heights, elevations, and building materials of proposed screening
or of proposed plantings. (Ord. 4703, 2-2-1998)
Service Area Map: A map showing the service area of the proposed wireless communication facility and an explanation of the need for that facility.
Shoreline Conditional Use Justification: A written statement setting forth the reasons in favor of the shoreline conditional use permit application and addressing the criteria listed
in RMC 4-9-190I5b which are used by the Hearing Examiner in reviewing the permit request. (Ord. 4587, 3-18-1996)
Shoreline Variance Justification: A written statement setting forth the reasons in favor of the shoreline variance application and addressing the criteria listed in RMC 4-9-190I4b which
are used by the Hearing Examiner when reviewing the variance request.
Short Plat or Binding Site Plan Map, Final: A plan, with a two-inch (2") border on the left edge and one-half-inch (1/2") on all other sides, prepared by a State of Washington registered
land surveyor in accordance with RCW 18.43.010 and or chapter 58.17 RCW, fully dimensioned, drawn at a scale of one inch equals forty feet (1" = 40) on eighteen inch by twenty four
inch (18" x 24") plan sheet(s) (or other scale approved by the Development Services Division Director). The reproducible original shall be in black ink on stabilized drafting film and
shall include the following:
a. Name and location of the short plat or binding site plan,
b. Space reserved for “City of Renton file number” (large type) at top of first sheet,
c. Space reserved for City of Renton “land record number” (small type) at bottom left of first sheet,
d. Legal description of the property,
e. Date, graphic scale, and north arrow,
f. Vicinity map (a reduced version of the “neighborhood detail map” as defined above),
g. Names, locations, widths and other dimensions of existing and proposed streets, alleys, easements, parks, open spaces and reservations. Shall show all utilities, streets, existing
and new easements and associated covenants within or abutting the short plat. If a new easement is created on the plat, it must show grantee of easement rights. If the grantee is the
City, a statement of easement provisions reserving and conveying the easement, with a description of the rights and purposes, needs to be made on the short plat,
h. Lots designated by number within the area of the lot. Tracts shall be similarly designated and each tract shall be clearly identified with the ownership and purpose. Lot lines with
all property lines dimensioned and square footage of each lot,
i. Lot numbers,
j. Addresses for each lot and new street names determined by the Department in accordance with the street grid system regulations of chapter 9-11 RMC,
k. Reservations, restrictive covenants, easements and any areas to be dedicated to public use with notes stating their purpose, and any limitations, and identifying the grantee. If the
grantee is the City, a statement of provisions reserving, granting and/or conveying the area with a description of the rights and purposes must be shown,
l. Coordinates per City surveying standards for permanent control monuments,
m. All interior permanent control monuments located per City surveying standards,
n. Statement of equipment and procedure used per WAC 332-130-100,
o. Basis for bearing per WAC 332-130-150(1)(b)(iii),
p. Date the existing monuments were visited per WAC 332-103-050(1)(f)(iv),
q. Verification that permanent markers are set at corners of the proposed lots,
r. Statement of discrepancies, if any, between bearing and distances of record and those measured or calculated,
s. Location, dimensions and square footage of any existing structures to remain within or abutting the plat,
t. Location of existing conditions (such as wetlands, steep slopes, watercourses) on or adjacent to the site which could hinder development,
u. Reference to all agreements or covenants required as a condition of approval,
v. For binding site plans only: provisions requiring site development to be in conformity with the approved binding site plan,
w. Certifications by:
i. A State of Washington licensed land surveyor that a survey has been made and that monuments and stakes have been set,
ii. The King County Department of Health that the proposed septic system(s) is acceptable to serve the plat if not served by sewer,
x. Signature and date line for:
i. All property owners (signatures must be notarized with an ink stamp),
ii. The King County Assessor,
iii. The City of Renton Finance and Information Systems Director with the following text preceding: “There are no delinquent special assessments and any special assessments for any dedicated
property herein contained have been paid in full”, and
iv. The Administrator of the Planning/Building/Public Works Department. (Ord. 4954, 2-11-2002)
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 Development Services Division Director) 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 paper/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 on-site trees, 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;
l. 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,
iv. Proposed square footage in each lot, and
v. Percentage of land in streets and open space. (Amd. Ord. 4835, 3-27-2000)
Sign Plans: A twenty four inch by thirty six inch (24" x 36") plan drawn by a State of Washington licensed architect at a scale of one inch equals twenty feet (1" = 20) or one inch
equals forty feet (1" = 40) (or other size plan sheet or scale approved by the Building Official) clearly indicating the following:
a. Footing connections to building, size of supports and materials used in supports and sign itself,
b. Elevation showing size and height of any proposed freestanding or projecting signs clearly indicating ground clearance and clearance to overhead power lines, and
c. Elevation of building facade for any proposed wall signs showing dimensions of the building as well as existing and proposed wall signs.
Site Plan: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" = 20) (or other scale approved by the Development Services Division Director) clearly
indicating the following:
a. Name of proposed project,
b. Date, scale, and north arrow oriented to the top of the paper/plan sheet,
c. Drawing of the subject property with all property lines dimensioned and names of adjacent streets,
d. Widths of all adjacent streets and alleys,
e. The location of all existing public improvements including, but not limited to, curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, etc., along
the full property frontage,
f. Location and dimensions of existing and proposed structures, parking and loading areas, driveways, existing on-site trees, existing or proposed fencing or retaining walls, freestanding
signs, easements, refuse and recycling areas, freestanding liquid fixtures, utility junction boxes, public utility transformers, storage areas, buffer areas, open spaces, and landscaped
areas,
g. The location and dimensions of natural features such as streams, lakes, marshes and wetlands,
h. Ordinary high water mark, existing and proposed, if applicable,
i. For wireless communication facilities, indicate type and locations of existing and new plant materials used to screen facility components and the proposed color(s) for the facility,
j. A legend listing the following must be included on one of the site plan sheets:
i. Total square footage of the site,
ii. Square footage (by floor and overall total) of each individual building and/or use,
iii. Total square footage of all buildings (footprint of each building),
iv. Percentage of lot coverage,
v. Square footage of all landscaping (total, parking lot, and wildlife habitat),
vi. Allowable and proposed building height,
vii. Building setbacks required by Code,
viii. Proposed building setbacks,
ix. Parking analysis, including:
Number of stalls required, by use; number of stalls provided, by use,
Sizes of stalls and angles,
Location and number of handicap stalls, compact, employee and/or guest parking stalls,
Location and size of curb cuts,
Traffic flow within the parking, loading, and maneuvering areas and ingress and egress,
Location of wheel stops,
Loading space,
Stacking space,
Location and dimensions of bicycle racks, carpool parking spaces, and other facilities designed to accommodate access to the site,
Square footage of interior parking lot landscaping.
k. Footprint of all proposed buildings showing the location of building entrances, window openings, and landscape features (required for Urban Center Design Overlay District review packet
only),
l. Footprint of all abutting and adjacent buildings showing the location of building entrances, window openings, and landscape features (required for Urban Center Design Overlay District
review packet only),
m. For nonconforming use or structure rebuild approval permits: draw on the scaled plan the exact sizes and locations of existing structures and uses, whether damaged or not; write on
the scaled plan the dates these structures/uses were established; on a separate sheet, identify the subject property, abutting lots and buildings and list adjacent and abutting land
uses. (Ord. 5028, 11-24-2003)
Site Plan, Commercial, Industrial, Multi-Family: A twenty four inch by thirty six inch (24" x 36") plan drawn by a State of Washington licensed
architect at a scale of one inch equals twenty feet (1" = 20) or one inch equals forty feet (1" = 40) (or other size plan sheet or scale approved by the Building Official) clearly
indicating the following:
a. Scale and north arrow,
b. Legal description,
c. Location, identification, and dimensions of all buildings, property lines, setbacks, streets, alleys and easements,
d. Condition of all public rights-of-way and verification of right to use easements,
e. Off-street parking layout and driveways,
f. Curbs, gutters, sidewalks, paving, storm drainage, meters (domestic and fire), and grease interceptors,
g. Grading plan showing proposed and existing contours and site elevations,
h. Landscaped areas, irrigation meters,
i. Lighting and sign structures (new and existing),
j. Location of garbage containers and recycling storage,
k. Fire hydrant locations (new and existing) within three hundred feet (300) of building,
l. For wireless communication facilities, indicate type and locations of existing and new plant materials used to screen facility components and the proposed color(s) for the facility,
m. General notes addressing the following (may be listed on cover sheet):
i. Full name of the project,
ii. Name, address, and telephone number of owner and agent(s),
iii. Existing zoning of the project site,
iv. Area, in square feet, of the project site,
v. Reference to the current Uniform Building Code (i.e., UBC and date of current adopted version),
vi. Proposed use of each building (if multi-family, the number of dwelling units),
vii. UBC occupancy group designation,
viii. UBC type of construction of all buildings,
ix. Allowable and proposed building height and number of stories of new buildings,
x. Square footage (by floor and overall total) of each individual building and/of use,
xi. Total square footage of all buildings (footprint of each building),
xii. Allowable area calculation,
xiii. Occupancy load (maximum capacity) of each building,
xiv. Percentage of lot coverage,
xv. Square footage of all landscaping (total, parking lot, and wildlife habitat),
xvi. Seismic zone of the project site (e.g., Zone 3),
xvii. Floor, roof, and wind design loads,
xviii. Identity of special inspection agency selected by the owner to perform special inspections,
xix. Building setbacks required by Code,
xx. Proposed building setbacks,
xxi. Parking analysis, including:
Number of stalls required, by use; number of stalls provided, by use,
Sizes of stalls and angles,
Location and number of handicap stalls, compact, employee and/or guest parking stalls,
Location and size of curb cuts,
Traffic flow within the parking, loading, and maneuvering areas and ingress and egress,
Location of wheel stops,
Loading space,
Stacking space, and
Square footage of interior parking lot landscaping.
Site Plan, Shoreline: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" = 20) (or other scale approved by the Development Services Division Director)
clearly indicating the information requested by the “Site Plan, Land Use” with the following additional information:
a. Ordinary high water mark, existing and proposed;
b. Name of water body.
Site Plan, Sign: A twenty four inch by thirty six inch (24" x 36") plan drawn at a scale of one inch equals twenty feet (1" = 20) or one inch equals forty feet (1" = 40) (or other
size plan sheet or scale approved by the Building Official) clearly indicating the following:
a. Scale and north arrow,
b. Location, identification and dimensions of all buildings, property lines, existing and proposed signs, streets, alleys and easements, and the setbacks from property lines and easements,
c. Location and dimensions of off-street parking layouts and driveways,
d. Location and dimensions of the landscaped areas,
e. General notes addressing the following (may be listed on cover sheet):
i. Note if any proposed signage will flash or be animated,
ii. Name, address and telephone number of owner and agent(s),
iii. Zoning of the project site,
iv. Street frontage(s) (in feet) for the site or, for multiple tenants building, indicate frontage of individual tenant space,
v. Type (e.g., freestanding, wall, etc.), size and number of all existing signs,
vi. Type, size and number of all proposed signs,
vii. Reference to the current Uniform Sign Code (USC and year of current adopted version), and
viii. Wind design loads.
Site Plan, Single Family/Duplex: An eight and one-half inch by eleven inch (8-1/2" x 11") plan drawn at a scale of one inch to twenty feet (1" to 20) or one inch to forty feet (1" to
40) (or other size plan sheet or scale approved by the Building Official) clearly indicating the following:
a. Legal description,
b. Explanation of scope of work,
c. Existing and proposed construction labeled and differentiated by pattern or line type,
d. Dimensions of all property lines and all building setbacks to property lines,
e. Dimensions and labels for all streets, alleys, and/or easements,
f. Lot size in square feet,
g. Location and footprint size in square feet of all existing and proposed structures on property including decks, carports, storage sheds, and garages,
h. Location and dimensions of approaches, driveways and public sidewalks,
i. Elevation at property corners and contour lines at two foot (2) height intervals, showing proximity to steep slopes,
j. Finished floor elevation for properties located within a flood zone,
k. The location, height and length of retaining walls, rockeries, etc.,
l. Location and distance in feet of nearest fire hydrant to structure, and
m. Location of any pool/spa and setback dimensions to property lines and the location of the required six foot (6) fence.
Siting Process Report for Use Permits for Secure Community Treatment Facility (SCTF): A narrative report describing the process used to evaluate alternative sites for the proposed SCTF
activity and the basis for the recommendation to locate the facility at the recommended site. A minimum of three alternative sites shall be addressed. (Ord. 4982, 12-9-2002)
Source Statement, Fill Material, Aquifer Protection Area: A source statement providing the following information:
a. The source location of imported fill;
b. Previous land uses of the source location;
c. Whether or not earth materials to be removed from the source location are native, undisturbed soil;
d. Whether or not the source location appears on government lists of contaminated sites including those developed pursuant to the State Model Toxics Control Act and the Federal Comprehensive
Environmental Response, Compensation, and Liability Act;
e. Results of sampling and analysis pursuant to RMC 4-4-060L4g, Fill Material, Sample and Analysis Procedures; and
f. Whether or not imported fill meets fill quality standards described in RMC 4-4-060L4a, Fill Material, Construction, Demolition and Land Clearing Waste Prohibited, and RMC 4-4-060L4b,
Fill Material, Cleanliness of Fill Material. (Ord. 4851, 8-7-2000)
Special Inspection: A building inspection as required to property lines and the location of the required six foot (6) fence.
Stream and Lake Data: Repealed by Ord. 5137. (Ord. 4835, 3-27-2000; Amd. Ord. 4963, 5-13-2002)
Stream or Lake Mitigation Plan: The mitigation plan must ensure compensation for unavoidable significant adverse impacts that result from the chosen development alternative or from a
violation as identified in the impact evaluation. A mitigation plan must include:
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 Development Services Director):
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 biologist pursuant to RMC 4-3-050L1b (the OHWM must also be flagged in the field);
iii. Stream classification, as recorded in the City of Renton Water Class Map in RMC 4-3-050Q4 or RMC 4-3-090 or as determined through a supplemental stream or lake study approved by
the Administrator;
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);
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 at least ten inches (10) average diameter that are within one
hundred feet (100) of the OHWM;
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;
xi. Indication of where proposed mitigation or remediation measures will take place on the site;
xii. Separate indication of areas where revegetation is to take place and areas where vegetation is anticipated to be removed; and
xiii. Any other areas of impact with clear indication of type and extent of impact indicated on site plan.
b. Mitigation narrative that includes the following elements:
i. Description of existing conditions on the site and associated water resource (baseline information);
ii. Resource(s) and functional values to be restored, created, or enhanced on the mitigation site(s);
iii. Documentation of coordination with appropriate local, regional, special district, state, and federal regulatory agencies;
iv. Construction schedule;
v. Operations and maintenance practices for protection and maintenance of the site;
vi. Environmental goals, objectives, and performance standards to be achieved by mitigation;
vii. Monitoring and evaluation procedures, including minimum monitoring standards and timelines (i.e., annual, semi-annual, quarterly);
viii. Contingency plan with remedial actions for unsuccessful mitigation;
ix. Cost estimates for implementation of mitigation plan for purposes of calculating surety device;
x. Discussion of compliance with criteria or conditions allowing for the proposed stream/lake alteration or buffer reduction or buffer
averaging, and a discussion of conformity to applicable mitigation plan approval criteria; and
xi. A review of the best available science supporting the proposed request for a reduced standard and/or the method of impact mitigation; a description of the report author’s experience
to date in restoring or creating the type of critical area proposed; and an analysis of the likelihood of success of the compensation project. (Ord. 5137, 4-25-2005)
Stream or Lake Study, Standard: A report shall be prepared by a qualified biologist, unless otherwise determined by the Administrator, 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 Development Services Director):
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 biologist pursuant to RMC 4-3-050L1b (the OHWM must also be flagged in the field);
iii. Stream classification, as recorded in the City of Renton Water Class Map in RMC 4-3-050Q4 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);
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 at least ten inches (10) average diameter that are within one hundred feet (100) of the OHWM;
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 shall be prepared to accompany the site plan which describes:
i. The stream or lake classification as recorded in the City of Renton Water Class Map in RMC 4-3-050Q4 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;
iii. The ecological functions currently provided by the stream/lake and existing riparian area;
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; and
v. Measures to protect trees, as defined per RMC 4-11-200, and vegetation. (Ord. 5137, 4-25-2005)
Stream or Lake Study, Supplemental: The application shall include the following information:
a. Unclassified Stream Assessment: If the site contains an unclassified stream, a qualified biologist shall provide a proposed classification of the stream(s) based on RMC 4-3-050L1
and a rationale for the proposed rating.
b. Alterations to Stream/Lake and/or Buffer(s): A supplemental report prepared by a qualified biologist shall evaluate alternative methods of developing the property using the following
criteria for justification:
i. Avoid any disturbances to the stream, lake or buffer;
ii. Minimize any stream, lake or buffer impacts;
iii. Compensate for any stream, lake or buffer impacts;
iv. Restore any stream, lake or buffer area impacted or lost temporarily;
v. Enhance degraded stream or lake habitat to compensate for lost functions and values.
c. Impact Evaluation:
i. An impact evaluation for any unavoidable impacts prepared by a qualified biologist, to include:
(a) Identification, by characteristics and quantity, of the resources (stream, lake) and corresponding functional values found on the site;
(b) Evaluation of alternative locations, design modifications, or alternative methods of development to determine which option(s) reduce(s) the impacts on the identified resource(s)
and functional values of the site;
(c) Determination of the alternative that best meets the applicable approval criteria and identify significant detrimental impacts that are unavoidable;
(d) To the extent that the site resources and functional values are part of a larger natural system such as a watershed, the evaluation must also consider the cumulative impacts on that
system;
ii. For a violation, the impact evaluation must also include:
(a) Description, by characteristics and quantity, of the resource(s) and functional values on the site prior to the violations; and
(b) Determination of the impact of the violation on the resource(s) and functional values. (Ord. 5137, 4-25-2005)
Street Lighting Plan: Drawing showing the proposed lighting system, including luminaries, junction boxes, electric wiring, and wiring diagrams using the same scale as the utility plans
(or as approved by the Development Services Division Plan Review Supervisor) and conforming to the City of Renton Drafting Standards and the City of Renton Street Light Standards.
Structural Calculations: An analysis of loads, materials, etc., prepared and stamped by a State of Washington licensed professional engineer.
Structural Plans: Twenty four inch by thirty six inch (24" x 36") plans prepared and stamped by a State of Washington licensed professional engineer drawn at a scale of one-eighth inch
equals one foot (1/8" = 1) (or other size or scale approved by the Building Official) clearly indicating the information required by the “Permits” section of the currently adopted
Uniform Building Code and chapter 19.27 RCW (State Building Code Act, Statewide amendments), including, but not limited to, the following:
a. Structural members labeled as to size and spacing as well as bracing, blocking, bridging, special connectors, and anchor bolts,
b. Cross-section details, as needed, to show typical foundation, floor, wall, ceiling and roof construction; insulation of walls, floors and roof/ceiling, and
c. Details of stairs, fireplaces and special construction, if any.
Survey: A sketch showing all distances, angles and calculations required to determine corners and distances of the plat shall accompany this data. The allowable error of closure shall
not exceed one foot (1) in ten thousand feet (10,000) per City surveying standards. Shall be accompanied by a complete survey of the section or sections in which the plat or replat
is located, or as much thereof as may be necessary to properly orient the plat within such section or sections. The plat and section survey shall be submitted with complete field and
computation notes showing the original or re-established corners with descriptions of the same and the actual traverse showing error of closure and method of balancing.
20. Definitions T:
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.
Traffic Study: A report prepared by a State of Washington licensed engineer containing the elements and information identified in the City of Renton “Policy Guidelines for Traffic Impact
Analysis of New Development” in sufficient detail to define potential problems related to the proposed development and identify the improvements necessary to accommodate the development
in a safe and efficient manner.
Tree Cutting/Land Clearing (Tree Inventory) Plan: A plan, based on finished grade, drawn to scale with the northern property line at the top of the paper clearly showing the following:
a. All property boundaries and adjacent streets,
b. Location of all areas proposed to be cleared,
c. Types and sizes of vegetation to be removed, altered or retained. This requirement applies only to trees, six inch (6") caliper, “at chest level” and larger,
d. Future building sites and drip lines of any trees which will overhang/overlap a construction line, and
e. Location and dimensions of rights-of-way, utility lines, and easements.
21. Definitions U:
Urban Center Design Overlay District Review Packet: A set of submission materials required for projects in the Urban Center Design Overlay District:
a. Site plan, land use review;
b. Elevations, architectural;
c. Floor plans general;
d. Narrative outlining how the applicant’s proposal addresses the City’s Urban Center Design Overlay Regulations (RMC 4-3-100). (Ord. 4821, 12-20-1999; Amd. Ord. 5028, 11-24-2003)
Utilities Construction Plans: Plans prepared by a State of Washington licensed civil engineer as stipulated by the document “City of Renton Drafting Standards”.
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 Development Services Division Plan Review Supervisor) 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, 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)
22. Definitions V:
Variance Justification: A written statement setting forth the reasons in favor of the application and addressing the criteria listed in RMC 4-9-250B5 which are used by the Hearing Examiner
or Planning/Building/Public Works Administrator or his/her designee when reviewing the variance request. (Ord. 5157, 9-26-2005)
23. Definitions W:
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 wetlands ecologist, and pursuant to RMC 4-3-050M3;
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 and, if a wetland alteration or a buffer reduction or averaging proposal is being requested, an explanation of how applicable review criteria are met;
h. If wetland mitigation is proposed, a mitigation plan which includes baseline information, an identification of direct and indirect impacts of the project to the wetland area and wetland
functions, environmental goals and objectives, performance standards, construction plans, a monitoring program and a contingency plan.
i. Alternative Methods of Development: If wetland changes are proposed, the applicant shall evaluate alternative methods of developing the property using the following criteria in this
order:
Avoid any disturbances to the wetland or buffer;
Minimize any wetland or buffer impacts;
Compensate for any wetland or buffer impacts;
Restore any wetlands or buffer impacted or lost temporarily;
Create new wetlands and buffers for those lost; and
In addition to restoring a wetland or creating a wetland, enhance an existing degraded wetland to compensate for lost functions and values.
This evaluation shall be submitted to the Department Administrator. Any proposed alteration of wetlands shall be evaluated by the Department Administrator using the above hierarchy.
j. Such other information as may be needed by the City, including but not limited to an assessment of wetland functional characteristics, including a discussion of the methodology used;
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)
Wetland Mitigation Plan – Final: A final wetland mitigation plan shall include:
a. Baseline Information: A written assessment and accompanying maps of the impacted wetland including, at a minimum, a wetland delineation by a qualified wetland specialist; existing
wetland acreage;
vegetative, faunal and hydrologic characteristics; an identification of direct and indirect impacts of the project to the wetland area and wetland functions; soil and substrata conditions;
topographic elevations and compensation site. If the mitigation site is different from the impacted wetland site, the assessment should include at a minimum: existing acreage; vegetative,
faunal and hydrologic conditions; relationship within the watershed and to existing water bodies; soil and substrata conditions; topographic elevations; existing and proposed adjacent
site conditions; buffers; and ownership.
b. Environmental Goals and Objectives: A written report by a qualified wetland specialist shall be provided identifying goals and objectives of the mitigation plan and describing:
i. The purposes of the compensation measures including a description of site selection criteria; identification of compensation goals; identification of target evaluation species and
resource functions; dates for beginning and completion; and a complete description of the structure and functional relationships sought in the new wetland. The goals and objectives
shall be related to the functions and values of the original wetland or, if out-of-kind, the type of wetland to be emulated; and
ii. A review of the best available science and report author’s experience to date in restoring or creating the type of wetland proposed shall be provided. An analysis of the likelihood
of success of the compensation project at duplicating the original wetland shall be provided based on the experiences of comparable projects, preferably those in the same drainage basins,
if any. An analysis of the likelihood of persistence of the created or restored wetland shall be provided based on such factors as surface and ground water supply and flow patterns;
dynamics of the wetland ecosystem; sediment or pollutant influx and/or erosion, periodic flooding and drought, etc.; presence of invasive flora or fauna; potential human or animal disturbance;
and previous comparable projects, if any.
c. Performance Standards: Specific criteria shall be provided for evaluating whether or not the goals and objectives of the project are achieved and for beginning remedial action or
contingency measures. Such criteria may include water quality standards, survival rates of planted vegetation, species abundance and diversity targets, habitat diversity indices, or
other ecological, geological or hydrological criteria. These criteria will be evaluated and reported pursuant to subsection (e) of this definition, Monitoring Program. An assessment
of the project’s success in achieving the goals and objectives of the mitigation plan should be included along with an evaluation of the need for remedial action or contingency measures.
d. Detailed Techniques and Plans: Written specifications and descriptions of compensation techniques shall be provided including the proposed construction sequence, grading and excavation
details; erosion and sediment control features needed for wetland construction and long-term survival; a planting plan specifying plant species, quantities, locations, size, spacing,
and density; source of plant materials,
propagates, or seeds; water and nutrient requirements for planting; where appropriate, measures to protect plants from predation; specification of substrata stockpiling techniques and
planting instructions; descriptions of water control structures and water level maintenance practices needed to achieve the necessary hydroperiod characteristics; etc. These written
specifications shall be accompanied by detailed site diagrams, scaled cross-sectional drawings, topographic maps showing slope percentage and final grade elevations, and any other drawings
appropriate to show construction techniques or anticipated final outcome. The plan shall provide for elevations which are appropriate for the desired habitat type(s) and which provide
sufficient hydrologic data. The City may request such other information as needed to determine the adequacy of a mitigation plan.
e. Monitoring Program: A program outlining the approach for monitoring construction and development of the compensation project and for assessing a completed project shall be provided
in the mitigation plan. Monitoring may include, but is not limited to:
i. Establishing vegetation plots to track changes in plant species composition and density over time;
ii. Using photo stations to evaluate vegetation community response;
iii. Sampling surface and subsurface waters to determine pollutant loading, and changes from the natural variability of background conditions (pH, nutrients, heavy metals);
iv. Measuring base flow rates and storm water runoff to model and evaluate hydrologic and water quality predictions;
v. Measuring sedimentation rates;
vi. Sampling fish and wildlife populations to determine habitat utilization, species abundance and diversity; and
vii. A description shall be included outlining how the monitoring data will be evaluated by agencies that are tracking the progress of the compensation project. A monitoring report shall
be submitted quarterly for the first year and annually thereafter, and at a minimum, should document milestones, successes, problems, and contingency actions of the compensation project.
The compensation project shall be monitored for a period necessary to establish that performance standards have been met, but not for a period less than five (5) years.
f. Contingency Plan: Identification of potential courses of action, and any corrective measures to be taken when monitoring or evaluation indicates project performance standards are
not being met.
g. Permit Conditions: Any compensation project prepared for mitigation pursuant to RMC 4-3-050M, Wetlands, and approved by the City shall become part of the application for project approval.
h. Demonstration of Competence: A demonstration of financial resources, administrative, supervisory, and technical competence and scientific expertise of sufficient standing to successfully
execute the compensation project shall be provided. A compensation project manager shall be named and the qualifications of each team member involved in preparing the mitigation plan
and implementing and supervising the project shall be provided, including educational background and areas of expertise, training and experience with comparable projects. (Ord. 4835,
3-27-2000; Ord. 5137, 4-25-2005)
Wetland Mitigation Plan – Preliminary: A preliminary wetland mitigation plan shall include the following:
a. A conceptual site plan demonstrating sufficient area for replacement ratios;
b. Proposed planting scheme for created, restored, and enhanced wetlands;
c. Written report consistent with final wetland mitigation plan requirements regarding baseline information, environmental goals and objectives, and performance standards. (Ord. 4835,
3-27-2000; Ord. 5137, 4-25-2005)
WSEC Trade-Off Form: Manual of Wattsun calculations performed to show compliance with chapter 5 of the current adopted version of the Washington State Residential Energy Code requirements.