HomeMy WebLinkAboutSC_SITE_PLAN_CHECKLIST_20231031_V1.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 18 | Published: 5/18/2022
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 | www.rentonwa.gov
SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
Published : 5/18/2022
PURPOSE
To assure the site plan is compatible with both the physical characteristics of the site and the existing and potential uses
of the surrounding area. In addition, the Site Plan Review assures the development is consistent with City of Renton plans,
policies and regulations.
FREE PRE-APPLICATION MEETING
Prior to submitting an application, the applicant should informally discuss the proposed development with the Planning
Division. The Planning Division will provide assistance and detailed information on the City’s requirements and standards.
For further information on this meeting, see the instruction sheet entitled "Pre-Application.”
APPLICATION SCREENING
A Pre-Submittal screening may be required prior to formal Land Use Review. The screening will be performed electronically
via an FTP link that your Project Manager will provide to you. After you upload your submittal documents the Project
Manager will review the submittal materials to ensure that requested revisions or missing items have been updated
and/or corrected. If all required submittal items are provided and complete, unless waived by the Project Manager, staff
will take in the application for official review.
ELECTRONIC FILE STANDARDS
All documents MUST be submitted electronically. Specific file naming conventions for submitted plans are required to
facilitate the electronic plan review process. Failure to adhere to the sample file naming format listed in the Electronic File
Standards may result in a request for resubmittal and/or delay the plan review process, deeming the application incomplete.
COMPLETE APPLICATION REQUIRED
In order to accept your application, each of the numbered items must be submitted at the same time. Determination
that an application is complete indicates only that the application is ready for review on its merits, not that the City will
make a favorable decision on the application.
APPLICATION SUBMITTAL HOURS
Applications should be submitted to Planning Division staff electronically, not in person. Please email or call your assigned
Project Planner to submit your application. If you have any Planning related questions you may reach out to Planning
Customer Service at 425-430-7294 or planningcustomerservice@rentonwa.gov .
TIME FRAME
The average time frame for processing of a Site Plan Review varies from 6 to 12 weeks, depending on whether the decision
may be made administratively (6 to 8 weeks), by the Hearing Examiner (12 weeks), or by the City Council (16 weeks). This
time frame assumes no appeals are filed.
Specific Code Section(s) related to this document
RMC 4-7-200 Site Plan Review Process
RMC 4-8 Permits – General and Appeals
SITE PLAN REVIEW SUBMITTAL REQUIREMENTS (CONT’D )
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ADDITIONAL PERMITS
Additional permits from other agencies may be required. It is the applicant’s responsibility to obtain these other approvals.
Information regarding these other requirements may be found at https://apps.oria.wa.gov/opas/
SOME KEY THINGS TO REMEMBER
1. City Staff or other agencies may request additional information during the review and decision-making process.
2. It is important that the applicant submit the requested material quickly to avoid delays in the process.
3. Any time spent gathering data and/or additional city review period will increase the time required to process the
application.
SUBMITTAL CHECKLIST
The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional
information is required to complete the review of an application. The applicant should contact the assigned Project
Manager, if there are any questions regarding submittal requirements.
All Application Materials Required Unless Waived by City Staff
1. Pre-Application Meeting Summary: If the application was reviewed at a “pre-application meeting”.
2. Waiver Form: A Waiver Form will be provided to you by City Staff during the Pre-Submittal Review. The
Waiver Form should be submitted with the land use application.
3. Land Use Permit Master Application Form: The standardized application form used for the majority of
land use permit applications including, but not limited to, the following:
a. Owner, applicant, and contact person names, addresses and telephone numbers;
b. Notarized signatures of all current property owners;
c. Name of the proposed project;
d. Project/property address;
e. King County Assessor’s tax account number;
f. Existing and proposed land uses;
g. Existing and, if applicable, proposed Comprehensive Plan map designation;
h. Existing and, if applicable, proposed zoning designation;
i. Site area;
j. Estimated project cost;
k. Whether or not the project site contains any environmentally sensitive areas; and
l. Property legal description.
Note: The application must have notarized signatures of ALL current property owners listed on the Title
Report. If the property owner is a corporation, the authorized representative must attach proof of
signing authority on behalf of the corporation. The legal description of the property must be attached
to the application form.
4. Fees: The application must be accompanied by the required application fee (see Fee Schedule
Brochure). Please call 425-430-7294 to verify the exact amount required. Checks should be made out
to the City of Renton and cannot be accepted for over the total fee amount. Credit cards may also be
used to pay required application fees.
5. 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;
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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, marsh, bog, floodplain, floodway);
• Type of beach (i.e., accretion, erosion, high bank-low bank);
• Type of material (i.e., sand, gravel, mud, clay, rock, riprap); and
• The extent and type of any bulkheading, and
iii. The number and location of structures and/or residential units (existing and potential)
which might have views obstructed as a result of the proposed project; and
m. The proposed number, size, and density of the new lots, for subdivision applications only.
6. Environmental Checklist: The standard State of Washington form required under WAC 197-11-742 and
197-11-960.
7. 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 Planning Division Director or designee) clearly indicating the following:
a. Name of proposed project;
b. Date, scale, and north arrow oriented to the top of the 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 trees on and abutting the site, 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.
Include boundaries of utility, open space, and/or critical area(s) tracts, square footage, and
purpose statement of each tract. Clearly delineate the critical area and buffer boundaries within
the tract and indicate a dimension for buffer width;
h. Ordinary high water mark, existing and proposed, and name of water body 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:
SITE PLAN REVIEW SUBMITTAL REQUIREMENTS (CONT’D )
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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.
8. Density Worksheet This can be found on the City’s website
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8461915&dbid=0&repo=CityofRenton
9. 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.
10. Covenants, Existing: The recorded limitation on property which may be set forth in the property deed
and/or identified in a title report.
11. Construction Mitigation Description: Please provide a written narrative addressing each of the
following:
a. Proposed construction dates (begin and end dates)
b. Hours and days of operation
c. Proposed hauling/transportation routes
d. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion,
mud, noise, and other noxious characteristics
e. Any special hours proposed for construction or hauling (i.e. weekends, late nights)
f. Preliminary traffic control plan
SITE PLAN REVIEW SUBMITTAL REQUIREMENTS (CONT’D )
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All Application Materials Required Unless Waived by City Staff
Note: If your project requires the use of cranes, please contact the City’s Airport Manager at 425- 430-
7471 to determine whether Federal Aviation Administration (FAA) notification will be required.
12. Title Report: A document prepared by a title insurance company documenting the ownership and title
of all interested parties in the plat, subdivision, or dedication and listing all encumbrances. In the case
of a final plat, the certificate shall be dated within forty five (45) days prior to the approval of the final
plat.
13. Draft Homeowners’ Association Documents, if applicable
14. Draft Legal Documents: Please provide any proposed street dedications, restrictive covenants, or any
other legal documents pertaining to the development and use of the property.
15. Legal Description
16. Neighborhood Detail Map: Please provide a map, drawn at a scale of one inch equals one hundred feet
(1" = 100') or one inch equals two hundred feet (1" = 200') (or other scale approved by the Planning
Division Director or designee). The map shall show the location of the subject site relative to the
property boundaries of the surrounding parcels within approximately one thousand feet (1,000') or
approximately two thousand five hundred feet (2,500') for properties over five (5) acres and identifying
the subject site with a darker perimeter line than that of surrounding properties. The map shall also
show the property’s lot lines, existing land uses, building outlines, City boundaries of the City of Renton
(if applicable), north arrow (oriented to the top of the plan sheet), graphic scale used for the map, and
City of Renton (not King County) street names for all streets shown. Please ensure all information fits
on a single map sheet.
17. Rezone, Variance, Modification, or Conditional Use Justification: Please contact the Planning Division
to determine whether your project proposal triggers any additional land use permits. If so, additional
information may be required.
18. Architectural Elevations: Please provide elevations for each building and each building face (N,S,E,W),
of a 24” x 36” fully-dimensioned architectural elevation plan drawn at a scale of 1/4” = 1’ or 1/8” = 1’ (or
other size or scale approved by the Planning Division). The plans must clearly indicate the information
required by the “Permits” section of the currently adopted Uniform Building Code and RCW 19.27 (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 rooftop 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 (including 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.
SITE PLAN REVIEW SUBMITTAL REQUIREMENTS (CONT’D )
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All Application Materials Required Unless Waived by City Staff
vi. Photographs of proposed materials from manufacturers’ catalogues. A materials board
showing actual materials and colors referenced on the architectural elevations is
recommended.
i. Required for shoreline permits:
i. Include measurements of the existing and proposed elevations of the stream, river, or lake
bottom in relationship to the proposed structure, if the proposed structure is located fully or
partially in, or over, the water.
ii. Projects exceeding thirty five feet (35') in height must demonstrate compliance with the height requirement
in RMC 4-3-090D7a
19. 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 Community and Economic
Development Administrator), clearly indicating the following:
a. Date, graphic scale, and north arrow;
b. Location of proposed buildings, parking areas, access and existing buildings to remain;
c. Names and locations of abutting streets and public improvements, including easements;
d. Existing and proposed contours at five foot (5') intervals or less;
e. Location, size, and purpose of planting areas, including those required in RMC 4-4-070, Landscaping,
and those required in RMC 4-3-090, Shoreline Master Program Regulations;
f. Location and height for proposed berming;
g. Location and elevations for any proposed landscape-related structures such as arbors, gazebos,
fencing, etc.;
h. Location, size, spacing and names of existing and proposed shrubs, trees, ground covers, and
decorative rockery or like landscape improvements in relationship to proposed and existing utilities; and
i. The location, size and species of all protected trees on site. Protected trees shall have the
approximate drip line shown (see RMC 4-4-130, Tree Retention and Land Clearing Regulations). (Ord.
5100, 11-1-2004; Ord. 5304, 9-17-2007; Ord. 5633, 10-24-2011; Ord. 5676, 12-3-2012)
20. 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 Community and Economic
Development Administrator), clearly indicating the following:
a. Date, graphic scale, and north arrow;
b. Location of proposed buildings, property lines, walks, 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. Detailed grading plan;
f. Location, dimensions, and purpose of all planting areas (the width of a landscaping area when
curbed shall be measured from inside to inside of the curbs) including those required in RMC 4-4-
070, Landscaping;
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;
SITE PLAN REVIEW SUBMITTAL REQUIREMENTS (CONT’D )
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j. The location, size and species of all protected trees on site. Protected trees shall have the
approximate drip line shown (see RMC 4-4-130, Tree Retention and Land Clearing Regulations);
k. Names of existing and proposed vegetation; and
Detailed planting plan (soil mix, planting depth and width, and bark mulch depth).
21. Floor Plans: 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.
22. 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.
23. Tree Retention/Land Clearing (Tree Inventory) Plan: A completed tree retention worksheet
accompanied by a full dimensional plan, drawn by a certified arborist or a licensed landscape architect,
based on finished grade, drawn at the same scale as the project site plan with the northern property
line at the top of the sheet, clearly showing the following:
a. All property boundaries and adjacent streets;
b. Location of all areas proposed to be cleared;
c. Species and sizes of vegetation to be removed, altered or retained and the boundaries and
predominant species of stands of trees consisting of five (5) or more trees. This requirement
applies only to trees six inch (6") caliper and larger, fifty four inches (54") above grade, and the
location, size and species of all protected trees on the site;
d. For trees proposed to be retained, a complete description of each tree’s health, condition, and
viability;
e. For trees proposed to be retained, a description of the method(s) used to determine the limits of
disturbance (i.e., critical root zone, root plate diameter, or a case-by-case basis description for
individual trees);
f. For trees proposed to be preserved within a tree protection tract, any special instructions for
maintenance (e.g., trimming, ground clearing, root pruning, monitoring, aftercare, etc.);
g. For trees not viable for retention, the reason(s) for removal based on poor health, high risk of
failure due to structure, defects, unavoidable isolation (i.e., high blow down potential), or
unsuitability of species, etc., and for which no reasonable alternative action is possible (pruning,
cabling, etc.);
h. A description of the impact of necessary tree removal to the remaining trees, including those in a
grove or on abutting properties;
i. For development applications, a discussion of timing and installation of tree protection measures
that must include fencing and be in accordance with the tree protection standards as outlined in
RMC 4-4-130H9, Protection Measures During Construction;
j. The suggested location and species of supplemental trees to be used when required. The report
shall include planting and maintenance specifications;
k. Future building sites and drip lines of any trees which will overhang/overlap a construction line;
l. Location and dimensions of rights-of-way, utility lines, fire hydrants, street lighting, and easements;
m. Where the drip line of a tree overlaps an area where construction activities will occur, this shall be
indicated on the plan;
SITE PLAN REVIEW SUBMITTAL REQUIREMENTS (CONT’D )
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n. For allowed activities, including allowed exemptions, modifications, and variances, show all trees
proposed to be removed in priority tree retention areas: slopes twenty five percent (25%) to thirty
nine percent (39%), high or very high landslide hazard areas, and high erosion hazard areas;
o. Show trees to be removed in protected critical areas: wetlands, Shorelines of the State, streams
and lakes, floodways, floodplain slopes forty percent (40%) or greater, very high landslide hazard
areas, and critical habitat if the activity is exempt or allowed by the critical areas regulations in
RMC 4-3-050C3, Exemptions – Critical Areas and Buffers;
p. Show all trees to be retained in critical area buffers; and
q. In all other areas of the site, trees to be removed may be indicated generally with clearing limit
lines except for protected trees. The location, size, and species of all protected trees on a site shall
be shown. The plan shall also differentiate any approved replacement trees from the protected
trees. Replacement trees may be authorized in accordance with RMC 4-4-130H1e, Replacement
Requirements, and the number of replacement trees shall be determined pursuant to any planned
replanting areas in accordance with RMC 4-4-130H1c, Calculating Tree Retention.
24. Tree Retention Worksheet: Please provide a completed City of Renton tree retention worksheet.
https://edocs.rentonwa.gov/Documents/1/edoc/955781/Tree%20Retention%20Worksheet.pdf
25. Arborist Report: A report prepared by a certified arborist or licensed landscape architect that correlates
with the Tree Retention/Land Clearing Plan and identifies size, species, health, and reason for any
removal. The report shall identify the limits of disturbance for all retained trees.
26. Wetland Assessment: A wetland assessment includes the following:
a. A description of the project and maps at a scale no smaller than one inch equals two hundred feet
(1" = 200') showing the entire parcel of land owned by the applicant and the wetland boundary
surveyed by a qualified surveyor, and pursuant to RMC 4-3-050F2, Plans and Studies Required;
b. A description of the vegetative cover of the wetland and adjacent area including identification of the
dominant plant and animal species;
c. A site plan for the proposed activity at a scale no smaller than one inch equals two hundred feet (1"
= 200') showing the location, width, depth and length of all existing and proposed structures, roads,
stormwater management facilities, sewage treatment and installations within the wetland and its
buffer;
d. The exact locations and specifications for all activities associated with site development including
the type, extent and method of operations;
e. Elevations of the site and adjacent lands within the wetland and its buffer at contour intervals of no
greater than five feet (5') or at a contour interval appropriate to the site topography and acceptable
to the City;
f. Top view and typical cross-section views of the wetland and its buffer to scale;
g. The purposes of the project;
h. Such other information as may be needed by the City, including but not limited to a study of hazards
if present on site, the effect of any protective measures that might be taken to reduce such hazards;
and any other information deemed necessary to verify compliance with the provisions of this
Section. (Ord. 4587, 3-18-1996; Amd. Ord. 4835, 3-27-2000; Ord. 5137, 4-25-2005; Ord. 5757, 6-1-
2015)
Note: Please provide a map and a report if ANY wetlands are located on the subject property or within 100 feet of
the subject property. The wetland report/ delineation must be prepared by a qualified professional and include
the information specified in RMC 4-8-120D.23. In addition, if any alteration to the wetland or buffer is proposed, a
wetland mitigation plan is also required. See RMC 4-8-120D.23 for plan content requirements.
27. Wetland Mitigation Plan-Preliminary: A preliminary wetland mitigation plan shall include the following:
a. A site plan demonstrating sufficient area for replacement ratios;
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b. Proposed planting scheme for created, restored, and enhanced wetlands;
c. Written report, formatted to eight and one-half inches (8.5") by eleven inches (11"), shall include:
i. Identifying direct and indirect impacts of the project to the wetland area and wetland
functions, environmental goals and objectives, and performance standards, and evaluating
alternative methods of developing the property using the following criteria in this order:
a) Avoiding any disturbances to the wetland or buffer;
b) Minimizing any wetland or buffer impacts;
c) Compensating for any wetland or buffer impacts;
d) Restoring any wetlands or buffer impacted or lost temporarily;
e) Creating new wetlands and buffers for those lost; and
f) Enhancing an existing degraded wetland to compensate for lost functions and
values, in addition to restoring a wetland or creating a wetland.
ii. Evaluating each of the mitigation plan criteria found in RMC 4-3-050L.
iii. For projects proposing a reduction in wetland buffer width with enhancement, providing a
detailed analysis of the project’s compliance with each of the following criteria:
a) The reduced buffer will function at a higher level than the standard buffer;
b) An enhanced buffer shall never be less than seventy five percent (75%) of the
standard width at its narrowest point; and
c) The buffer area has less than fifteen percent (15%) slopes and no direct or indirect,
short-term or long-term, adverse impacts to regulated wetlands, as determined by
the City, will result from a regulated activity; and
d) The proposal shall rely upon a site-specific evaluation and documentation of buffer
adequacy based upon Wetlands in Washington State, Volume 1: A Synthesis of the
Science (Ecology Publication No. 05-06-006, March 2005) and Wetlands in
Washington State, Volume 2: Managing and Protecting Wetlands (Ecology
Publication No. 04-06-008, April 2005), or similar approaches; and
e) The proposed buffer standard is based on consideration of the best available
science as described in WAC 365-195-905.
iv. And, for projects proposing averaging in wetland buffer width with enhancement, providing a
detailed analysis of the project’s compliance with each of the following criteria:
a) There are existing physical improvements in or near the wetland and buffer; and
b) That width averaging will not adversely impact the wetland function and values;
and
c) That the total area contained within the wetland buffer after averaging is no less
than that contained within the required standard buffer prior to averaging; and
d) A site-specific evaluation and documentation of buffer adequacy based upon
Wetlands in Washington State, Volume 1: A Synthesis of the Science (Ecology
Publication No. 05-06-006, March 2005) and Wetlands in Washington State,
Volume 2: Managing and Protecting Wetlands (Ecology Publication No. 04-06-008,
April 2005), or similar approaches have been conducted. The proposed buffer
standard is based on consideration of the best available science as described in
WAC 365-195-905; and
e) In no instance shall the buffer width be reduced by more than seventy five percent
(75%) of the standard buffer. Greater buffer width reductions require review as a
variance pursuant to RMC 4-9-250B; and
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f) An analysis of the effectiveness of the proposed Buffer Enhancement. (Ord. 4835,
3-27-2000; Ord. 5137, 4-25-2005; Ord. 5757, 6-1-2015)
28. Habitat Data Report that includes:
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;
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)
29. Standard Stream or Lake Study: A report shall be prepared by a qualified biologist and include the
following information:
a. Site Map: Site map(s) indicating, at a scale no smaller than one inch equals twenty feet (1" = 20')
(unless otherwise approved by the Community and Economic Development Administrator):
i. The entire parcel of land owned by the applicant, including one hundred feet (100') of the
abutting parcels through which the water body(ies) flow(s);
ii. The ordinary high water mark (OHWM) determined in the field by a qualified consultant
pursuant to RMC 4-3-050G7, Streams and Lakes, (the OHWM must also be flagged in the field);
iii. Stream or lake classification, as recorded in the City of Renton’s COR Maps, the City’s online
interactive mapping application available through the City’s website, for the City of Renton
Water Class or RMC 4-3-090 (if unclassified, see “Supplemental Stream or Lake Study” below);
iv. Topography of the site and abutting lands in relation to the stream(s) and its/their buffer(s) at
contour intervals of two feet (2') where slopes are less than ten percent (10%), and of five feet
(5') where slopes are ten percent (10%) or greater;
v. One hundred (100) year floodplain and floodway boundaries, including one hundred feet (100')
of the abutting parcels through which the water body(ies) flow(s);
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;
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viii. The vegetative cover of the entire site, including the stream or lake, banks, riparian area, and/or
abutting wetland areas, extending one hundred feet (100') upstream and downstream from the
property line. Include position, species, and size of all trees of at least six inch (6") caliper and
larger, fifty four inches (54") above grade, and the location, size and species of all protected
trees on the site that are within one hundred feet (100') of the OHWM, and the location of
measures to protect trees on and abutting the site;
ix. The location, width, depth, and length of all existing and proposed structures, roads,
stormwater management facilities, wastewater treatment and installations in relation to the
stream/lake and its/their buffer(s); and
x. Location of site access, ingress and egress.
b. Grading Plan: A grading plan prepared in accordance with RMC 4-8-120D7, and showing contour
intervals of two feet (2') where slopes are less than ten percent (10%), and of five feet (5') where
slopes are ten percent (10%) or greater.
c. Stream or Lake Assessment Narrative: A narrative report, formatted to eight and one-half inches
(8.5") by eleven inches (11"), shall be prepared to accompany the site plan and describes:
i. The stream or lake classification as recorded in the City of Renton’s COR Maps, the City’s
online interactive mapping application available through the City’s website, for the City of
Renton Water Class or RMC 4-3-090;
ii. The vegetative cover of the site, including the stream or lake, banks, riparian area, wetland
areas, and flood hazard areas extending one hundred feet (100') upstream and downstream
from the property line, including the impacts of the proposal on the identified vegetation;
iii. The ecological functions currently provided by the stream/lake and existing riparian area
and the impacts of the proposal on the identified ecological functions;
iv. Observed or reported fish and wildlife that make use of the area including, but not limited
to, salmonids, mammals, and bird nesting, breeding, and feeding/foraging areas, including
the impacts of the proposal on the identified fish and wildlife;
v. Measures to protect trees, as defined in RMC 4-11-200, and vegetation; and
vi. For shorelines regulated under RMC 4-3-090, Shoreline Master Program Regulations, the
study shall demonstrate if the proposal meets the criteria of no net loss of ecological
functions as described in RMC 4-3-090D2. If the proposal requires mitigation for substantial
impacts to the existing vegetation buffer in order to demonstrate no net loss of ecological
functions, a supplemental stream or lake study is required.
Note: Please provide a report containing the information specified in RMC Section 4-8-120D.19. In
addition, if the project involves an unclassified stream, a supplemental stream or lake study is also
required. If any alteration to a water-body or buffer is proposed a supplemental stream or lake study
and mitigation plan are also required.
30. 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.
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31. Biological Assessment/Critical Areas Study: Projects with the potential to impact fish (Chinook
salmon, bull trout, steelhead trout), unexpected, new, rare or other endangered species habitat (bald
eagles) shall provide a biological assessment/critical area study. The purpose of this assessment is to
determine whether a proposed action is likely to: (1) adversely affect listed or de-listed species or
designated critical habitat; (2) jeopardize the continued existence of species that are proposed for
listing, or unexpected, new or rare species; or (3) adversely modify proposed critical habitat. A
biological assessment/critical area study is a written study that evaluates the proposal, all probable
impacts and risks related to the critical area, and recommends appropriate mitigation measures to
adequately protect the functions and values of the critical area, and preserve anadromous fish and
their habitat.
The assessment/study shall be prepared by a person with experience and training in the scientific
discipline appropriate for the relevant critical area in accordance with WAC 365-195-095(4). A qualified
professional must have obtained a B.S. or B.A. or equivalent degree in biology, engineering,
environmental studies, fisheries, geomorphology, biological assessment, or related field, and have at
least five (5) years of related work experience.
a. A qualified professional for wetlands must be a professional wetland scientist with at least two (2)
years of full-time work experience as a wetlands professional, including delineating wetlands using
the federal manuals and supplements, preparing wetlands reports, conducting function
assessments, and developing and implementing mitigation plans.
b. A qualified professional for Habitat conservation must have a degree in biology or a related degree
and professional experience related to the subject species.
c. A qualified professional for a geological hazard must be a professional engineer or geologist,
licensed in the state of Washington.
d. A qualified professional for Wellhead Protection Areas means a hydrogeologist, geologist,
engineer, or other scientist with experience in preparing hydrogeologic assessments.
The assessment/study shall use scientifically valid methods and studies in the analysis of critical area
data and field reconnaissance and reference the source of the material used. Best available science is
that scientific information applicable to the critical area prepared by local state or federal natural
agencies or a qualified scientific professional that is consistent with the criteria established in
WAC 395-195-900 through 365-195-925.
The assessment/study shall contain, at a minimum, the following information, as applicable:
a. The name and contact information of the applicant;
b. The dates, names, and qualifications of the persons preparing the assessment/study and
documentation of any fieldwork performed on the site;
c. A description of the proposal and identification of the permits requested;
d. A site plan showing:
i. Identified critical areas, buffers and the development proposal with dimensions;
ii. Topography at two-foot (2') intervals;
iii. Limits of any areas to be cleared/impacted; and
iv. A description of the proposed stormwater management plan for the development and
consideration of impacts to drainage alterations;
e. Accurate identification, location, and characterization of critical areas, water bodies, and
buffers adjacent to the proposed project area or potentially impacted by the proposed project;
f. A statement specifying the accuracy of the assessment/study, assumptions used in the
assessment/study, and explaining how best available science has been incorporated;
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g. Determination of the degree of hazard and risk from the proposal both on the site and on
surrounding properties;
h. An assessment of the probable cumulative impacts to the critical areas, their buffers and other
properties resulting from the proposal;
i. An evaluation of the project’s compliance with sections 7 and 9 of the Endangered Species Act;
j. A description of reasonable efforts made to apply mitigation sequencing to avoid, minimize, and
mitigate impacts to critical areas;
k. Plans for adequate mitigation to offset any impacts and an explanation of how best management
practices will be used to minimize impacts to critical area; and
l. Recommendations for maintenance, short-term and long-term monitoring, contingency plans and security
requirements.
32. 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. If the site is within a
channel migration zone, within shoreline jurisdiction, the geotechnical report shall also include a
geomorphic assessment by a Washington State licensed geologist with engineering geology or
hydrogeology specialty license plus experience in conducting fluvial geomorphic assessments.
33. 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.
34. Utilities Plan, Generalized: A plan drawn on twenty two inch by thirty four inch (22" x 34") plan sheets
using a graphic scale of one inch equals twenty feet (1" = 20') (or other scale or size approved by the
Planning Division’s Development Engineering Manager or designee) clearly showing all existing (to
remain) and proposed public or private improvements to be dedicated or sold to the public including,
but not limited to: curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles,
refuse areas, signage, freestanding lighting fixtures, utility junction boxes, public utility transformers,
etc., along the full property frontage. The finished floor elevations for each floor of proposed and existing
(to remain) structures shall be shown. (Amd. Ord. 4835, 3-27-2000)
35. Drainage Control Plan: 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
2017 Surface Water Design Manual as adopted and amended by the City of Renton. (Amd. Ord. 4835, 3-
27-2000; Ord. 5526, 2-1-2010)
36. Grading Plan: A twenty two inch by thirty four inch (22" x 34") plan drawn by a State of Washington
licensed civil engineer at a scale of one inch to forty feet (1" to 40') (horizontal feet) and one inch to ten
feet (1" to 10') (vertical feet) (or other size plan sheet or scale approved by the Planning Division
Development Engineering Manager or designer) clearly indicating the following:
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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 floodplains;
f. Setback areas and any areas not to be disturbed, including the location, size and species of all
protected trees on site. Protected trees shall have the approximate drip line shown. The method of
tree protection during grading and construction shall be shown. If grade changes in the vicinity of
the protected trees are necessary, the method of reconciling the drip line with the finished
elevation shall be included (see RMC 4-4-130, Tree Retention and Land Clearing Regulations);
g. Finished contours drawn at five foot (5') intervals as a result of grading;
h. Proposed drainage channels and related construction with associated underground storm lines
sized and connections shown; and
i. General notes addressing the following (may be listed on the cover sheet):
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.
37. 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.
38. Colored Rendering: A computer-generated exterior color view of the proposed building(s), site, and
landscaping in three (3) dimensional form.
39. 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.
40. Inventory of Existing Sites (for wireless communication facilities): 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.
41. Urban Design Regulations Review Packet: A set of submission materials required for projects subject to
the Urban Design Regulations in RMC 4-3-100:
a. Site plan, land use review;
b. Elevations, architectural;
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c. Floor plans general;
d. Narrative outlining how the applicant’s proposal addresses the City’s Urban Design Regulations.
Note: Urban Design Regulation Check List can be found at
https://www.codepublishing.com/WA/Renton/html/Renton04/Renton0403/Renton0403100.html
42. 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)
43. Affidavit of Installation of Public Information Sign(s): A notarized statement signed by the applicant of
applicant’s representative attesting that the required public information sign(s) has been installed in
accordance with City Code requirements.
44. Affidavit of Installation of Public Outreach Sign(s): Please complete and provide the attached notarized
affidavit attesting the required public outreach sign(s) has been installed in accordance with the City
Code requirements. See attachment titled “Public Outreach Signs” for information about the size and
location requirements for public outreach signs.
45. Proof of Neighborhood Meeting: Please provide the following materials with the submittal of a
complete development application:
a. The notice provided to surrounding property owners within three hundred feet (300’) of the
proposed development site;
b. The mailing list used to send out meeting notices;
c. An affidavit of mailing and posting notice(s);
d. The meeting sign-in sheet;
e. Materials presented at the meeting;
f. Notes of the meeting including a summary of oral and written comments received; and
If no members of the public attended the neighborhood meeting and/or persons in attendance made
no comments, the required submittal materials shall reflect the absence of comment, attendance, or
both.
46. Overall Site Plan: (Only for previously approved Master Site Plans): Please provide an overall site plan
if the project has previously undergone a Master Site Plan Review. The overall site plan should detail
how this specific phase of the project fits in relation to the previously approved master site plan.
47. 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
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m. Proposed building setbacks. (Ord. 4587, 3-18-1996)
48. 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.
49. Electronic Copy: All documents MUST be submitted electronically and meet the City’s current Electronic File Standards. An FTP link to upload your submittal will be provided to you by your Project Planner.
50. Documentation of Affordable Housing Experience and 3rd Party Reporting: For applicants seeking
bonus density under the provisions of RMC 4-9-065. For example, an agreement with a community land
trust or other comparable entity acceptable to the City for a project with owner-occupied units and a
public housing authority, non-profit affordable housing developer, or other comparable entity
acceptable to the City for a project with rental units.
REVIEW PROCESS
Once a complete land use application package has been
accepted for initial review, the Planning Division will mail
notices to property owners within 300 feet of the project
site and post the notice on the City’s website. The
proposal will be routed to other City departments and
other jurisdictions or agencies that may have an interest
in the application. The reviewers have two weeks to
return their comments to the Planning Division. Within
approximately two weeks, the Planning Division will
prepare a report regarding the proposal’s compliance
with applicable codes and the City’s review criteria.
The application will then be presented to the City’s
Environmental Review Committee. The Environmental
Review Committee is comprised of the Administrator of
Public Works, the Administrator of Community and
Economic Development, the Administrator of
Community Services, and the Fire Chief. The Committee
is responsible for determining whether the proposal will
result in significant adverse environmental impacts. To
do this, the committee will consider such issues as
environmental health hazards, wetlands, groundwater,
energy and natural resources and will then issue its
decision (Environmental Threshold Determination).
The Environmental Review Committee will either issue a:
• Determination of Non-Significance (DNS)-Make
a determination the proposal will have no
significant negative environmental impacts, or
• Mitigated Determination of Non-Significance
(DNS-M)-Make a determination the proposal, if
modified, would have no significant negative
environmental impacts, or
• Determination of Significance (DS)-Make a
determination the proposal will have significant
adverse environmental impacts and require the
applicant to submit an Environmental Impact
Statement (EIS) prepared by a qualified
consultant.
Once the Environmental Review Committee has issued
its Environmental Threshold Determination (provided an
EIS is not required), a public notice of the Determination
is issued and posted at or near the site. A 14-day appeal
period commences following the publication date. At the
discretion of the City, a separate and additional 15-day
comment period may be added prior to the 14-day
appeal period.
In addition to issuing the Environmental Determination,
the Environmental Review Committee is also charged
with determining whether a public hearing should be
required for those Site Plan proposals not automatically
triggering a public hearing. The Environmental Review
Committee will consider the departmental and public
comments in determining whether or not a hearing
should be required. This determination may be appealed
within 14 days to the Hearing Examiner pursuant to RMC
4-8-110. Projects exceeding the size limits listed in the
RMC 4-9-200D.3 and projects abutting or across the
street from residential zones MUST have a public
hearing. No variance from this requirement is possible.
The remainder of the review process differs depending
on whether a public hearing is required.