HomeMy WebLinkAboutPRE_PreApplication_Meeting_Summary_150924_v1PREAPPLICATION MEETING FOR
DALPAY ASSOCIATES SHORT PLAT
PRE 15-000628
CITY OF RENTON
Department of Community & Economic Development
Planning Division
September 24, 2015
Contact Information:
Planner: Rocale Timmons, 425.430.7219
Public Works Plan Reviewer: Rohini Nair, 425.430.7298
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre -application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
FIRE & EMERGENCY SERVICES DEPARTMENT City of
M E M O R A N D U M
DATE: September 24, 2015
TO: Rocale Timmons, Senior Planner
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: Dalpay Associates Short Plat
1. The fire flow requirement for a single family home is 1,000 gpm minimum for
dwellings up to 3,600 square feet (including garage and basements). If the
dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would
be required. A minimum of one fire hydrant is required within 300 -feet of
the proposed buildings and two hydrants if the fire flow goes up to 1,500
gpm. Existing hydrants can be counted toward the requirements as long as
they meet current code including 5 -inch storz fittings. It appears existing
hydrants will meet minimum code requirements.
2. The fire impact fees are currently applicable at the rate of $495.10 per single
family unit. Fee is paid at time of building permit.
3. Fire department apparatus access roadways are required to be a minimum of
20 -feet wide fully paved, with 25 -feet inside and 45 -feet outside turning
radius. Fire access roadways shall be constructed to support a 30 -ton vehicle
with 75 -psi point loading. Access is required within 150 -feet of all points on
the buildings. Approved fire apparatus turnarounds already exist. Fire
sprinkler systems are required for all homes on dead end streets that exceed
500 -feet long, this applies to lots 2, 3 and 4.
City of
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 24, 2015
TO: Rocale Timmons
FROM: Rohini Nair, Plan Reviewer
SUBJECT: Dalpay Associates Short Plat
PRE 15-000628
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision -makers. Review
comments may also need to be revised based on site planning, code changes, and other design changes
required by City staff or made by the applicant.
I have completed a preliminary review for the above -referenced proposal. The following comments are
based on the pre -application submittal made to the City of Renton by the applicant.
Water
1. The following water main improvements will be required to provide water service for domestic
use and for fire protection for the subject development:
2. Extension of about 10 feet of 8 -inch water main within an easement along the northeast corner
of proposed lot 3. Installation of 1 -inch domestic water meter off the above 8 -inch main extension
to serve each lot for lots 2, 3 and 4.
3. Installation of a 1 -inch domestic water off the existing 4 -inch water in Redmond PI NE to sere lot
1. A residential fire sprinkler may be required by Renton Fire Prevention Dept. for lot 1 if the
proposed dwelling is more than 300 feet away from the existing fire hydrant in NE 19th St. The fl-
inch water line does not have sufficient flow for a new hydrant.
4. The development is subject to applicable water system development charges and water meter
installation fees. The fee is due at the time of issuance of the utility construction permit.
5. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton General
Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City's
2012 Water System Plan. Adequate horizontal and vertical separations between the new water
main and other utilities (storm sewer, sanitary sewer, power, gas, electrical) shall be provided for
the operation and maintenance of the water main.
Sewer
1. The site is located in the City of Renton Sewer Service area.
2. Extension of the 8"sewer main from the existing end of 8" sewer (S-3373) located to the east of
the site is required. Sewer stubs and individual side sewers to serve Lots 2, 3, and 4 are required.
3. There exists an 8"sewer main (S3196) that ends near the north east property line of Lot 1.
Individual side sewer is required to serve proposed lot 1.
4. The Sierra Heights sewer Special Assessment District (SAD) fee and the Honey Creek interceptor
Sewer Special Assessment District (SAD) fee will be applicable on all the lots.
5. System Development Charge (SDC) fee for sewer will be applicable at the time of issuance of the
utility construction permit. The sewer SDC fee is based on the number and size of the domestic
water meters required for the project.
Stormwater
1. A drainage report complying with the City Amendments to the 2009 King County Surface Water
Manual and City Amendments will be required. Based on the City's flow control map, this site falls
within the Flow Control Duration Standard (Forested Conditions). Refer to Figure 1.1.2.A — Flow
chart for determining the type of drainage review required in the City of Renton 2009 Surface Water
Design Manual Amendment. Sto rmVa+er uinvni's app i%aul e on the site must be provided.
Due to the steep slopes and the stream ravine on the site no discharges at the top of the slope
should be allowed to prevent slope failure.
2. A geotechnical report for the site is required. Information on the water table and soil
permeability with recommendations of appropriate flow control BMP options with typical designs
for the site from the geotechnical engineer shall be submitted with the application. The geotech
report should include information whether the site is suitable for infiltration, information about the
slope stability, and building set -back requirements.
3. Surface water system development fee is $1,350 per single family house. The fee is due at the
time of issuance of the utility construction permit.
Transportation
1. Payment of transportation impact fee is applicable on the construction of the single family
houses at the time of issuance of the building permit. Please see the Impact fee sheet that gives the
2015 rates for transportation impact fees. The transportation impact fee rate that is current at the
time of building permit application will be applicable.
2. Traffic study is not required from the project since it will generate less than 20 new pm peak
hour trips.
3. Street lighting is not required from residential projects that do not exceed 4 residential units.
4. Frontage: The site has no direct frontage on public streets. Therefore, frontage improvements
are not applicable.
5. The proposed access to Lot 1 seems to be via an existing private access from the north. It
already serves more than 4 houses on the adjacent site. RMC 4-6-060 allows a shared driveway to
serve only a maximum of 4 lots, with one lot fronting the public right of way. The proposed does
not need the code requirements. Please see code RMC 4-6-060 for the requirements of shared
driveway/private access. A modification request may be submitted for the access to Lot 1.
Lots 2, 3, and 4 are proposed to get access from an access easement via the private access tract on
the adjacent site on the east. So, as per our shared driveway requirements in RMC 4-6-060, the
private access can serve only 1 more lot, not 3 lots. A modification request may be submitted for
City review.
6. The City of Renton Trench restoration and Street overlay requirements will be applicable for
any work in the public right of way.
General Comments
1. All construction or service utility permits for drainage and street improvements will require
separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall
be prepared by a licensed Civil Engineer.
2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies
of the drainage report, permit application, an itemized cost of construction estimate, and
application fee at the counter on the sixth floor.
Conninuti.ity & Econoniic
Development
M E M O R A N D U M
DATE: September 24, 2015
TO: Pre -Application File No. 15-000628
FROM: Rocale Timmons, Senior Planner
SUBJECT: Dalpay Associates Short Plat
General: We have completed a preliminary review of the pre -application for the above -
referenced development proposal. The following comments on development and permitting
issues are based on the pre -application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant. The applicant is encouraged to review
all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov.
Project Proposal: The subject property is located south of NE 19th St, west of Union Ave NE, at
1801 Redmond Ave NE. The proposal is to subdivide Lot 5 of the Dalpay Short Plat (LUA03-125)
into 4 lots for the future construction of single family residences. The subject property totals
72,332 square feet in area, and is zoned Residential -6 dwelling units per net acre (R-6). Access
to Lot 1 is proposed via an extension of Redmond PI NE, a private access road which serves Lots
1-4 of the original Dalpay Short Plat. Proposed Lots 2-4 would be served via an extension of an
access easement off of the Redmond Ct NE cul-de-sac of from the neighboring plat to the west
(Veldyke II Short Plat, LUA09-058). There is an identified Class 4 stream located in the center of
the site which was placed in a Native Growth Protection Easement as part of the original short
plat approval. There are also sensitive and critical slopes located on the site.
Current Use: The site is undeveloped with clumps of mature trees in various locations.
Zoning: The property is located within the Residential -6 (R-6) zoning designation. The R-6 zone
was established for single family residential dwellings allowing a range of three (3) to six (6)
dwelling units per net acre (du/ac). The R-6 is intended to implement the Residential Medium
Density Land Use Comprehensive Plan designation. Development in the R-6 Zone is intended to
be single family residential at moderate density. Detached single family residential dwelling
units are a permitted uses within the R-6 zoning designation.
H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000551
Setbacks — Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the R-6 zone are: Front yard: 25 feet for the primary
structure; Rear yard: 25 feet; Side yards: combined 15 feet with not less than 5 feet on either
side; and Side yards along s reets: 25 feet. Setbacks_r all buildings would be verified at the
time of building permit review.
Building Design Standards — The proposed structure would be subject to the Residential Design
Standards outlined in RMC 4-2-115. Compliance with the residential design standards would be
verified at the time of building permit review.
Access/Parking: Access to Lot 1 is proposed via an extension of Redmond PI NE, a private access
road/shared driveway which serves Lots 1-4 of the original Dalpay Short Plat. Proposed Lots 2-4
would be served via an extension of an access easement off of the Redmond Ct NE cul-de-sac of
from the neighboring plat to the west (Veldyke II Short Plat, LUA09-058). Shared driveways
may be allowed for access to four (4) or fewer residential lots, provided the following criteria
found in RMC 4-6-060J is met:
a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear
feet of property; and
b. The subject lots are not created by a subdivision of ten (10) or more lots; and
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September 24, 2015
Density: The area of public and private streets and critical areas would be deducted from the
gross site area to determine the "net" site area prior to calculating density. However, the exact
area of the land within right-of-way dedications and access easements on site were not
provided with the pre -application materials, therefore the net density could not be calculated.
A density worksheet would be required at the time of formal land use application for each
,15
zone. The applicant would be required to demonstrate compliance with the net density
requirements of the zone at the time of formal application.
4
Development Standards: The project would be subject to RMC 4-2-110A, "Development
Cl"
Standards for Single Family Zoning Designations" effective at the time of complete application
(noted as "R-8 standards" herein).
SCJ+
C-7
Minimum Lot Size, Width and Depth — The minimum lot size permitted in the R-6 zone, is 7,000
square feet for parcels being subdivided. Minimum lot width is 60 feet for interior lots and 70
feet for corner lots; minimum lot depth is 90 feet.
All lots appear to meet the minimum lot size, width, and depth standards of the R-6 zone.
Detailed information for lots size would be required at Short Plat submittal to show
compliance with lot width, depth, and size requirements.
Building Standards — The R-6 standards allow a maximum building coverage of 40% of the lot
area. The maximum impervious coverage in the R-6 zone is 55%. Building height is restricted to
30 feet. Detached accessory structures must remain belowaMeight of 15 feet. The gross floor
area must be less than that of the primary structure. Accessory structures are also included in
building lot coverage calculations. The proposal's compliance with the building standards
would be verified at the time of building permit review for the new residences to be located
on all lots.
Setbacks — Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the R-6 zone are: Front yard: 25 feet for the primary
structure; Rear yard: 25 feet; Side yards: combined 15 feet with not less than 5 feet on either
side; and Side yards along s reets: 25 feet. Setbacks_r all buildings would be verified at the
time of building permit review.
Building Design Standards — The proposed structure would be subject to the Residential Design
Standards outlined in RMC 4-2-115. Compliance with the residential design standards would be
verified at the time of building permit review.
Access/Parking: Access to Lot 1 is proposed via an extension of Redmond PI NE, a private access
road/shared driveway which serves Lots 1-4 of the original Dalpay Short Plat. Proposed Lots 2-4
would be served via an extension of an access easement off of the Redmond Ct NE cul-de-sac of
from the neighboring plat to the west (Veldyke II Short Plat, LUA09-058). Shared driveways
may be allowed for access to four (4) or fewer residential lots, provided the following criteria
found in RMC 4-6-060J is met:
a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear
feet of property; and
b. The subject lots are not created by a subdivision of ten (10) or more lots; and
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September 24, 2015
c. A public street is not anticipated by the City of Renton to be necessary for existing or
future traffic and/or pedestrian circulation through the short subdivision or to serve
adjacent property; and
d. The shared driveway would not adversely affect future circulation to neighboring
properties; and
e. The shared driveway is no more than two hundred feet (200') in length; and
f. The shared driveway poses no safety risk and provides sufficient access for emergency
vehicles and personnel.
The proposal would exceed the number of lots allowed to gain access to both proposed shared
driveways. Additionally, it is not clear that the proposal would meet the criteria found in RMC
4-6-060J (specifically criterion 'a.. 'e; and f). The applicant would be required to eliminate
Lot 1 and two of the three lots located in the southern portion of the site in order to comply
with RMC 4-6-060.
Alternatively, the applicant may request a street modification in order to allow more than 4
lots to access off of a shared driveway. in order to determine support for such a request staff
would consider heavily fire department and public comments.
Each lot is required to accommodate off street parking for a minimum of two vehicles.
Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways
exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade
exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall
&I N not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet.
The proposal includes the use of a pipestem lot (Lot #3). Pipestems lots may be permitted for
lnew plats to achieve the minimum density within the R-6 zone when there is no other feasible
alternative to achieve minimum density. The proposal would be required to be revised to
eliminate the proposed pipestem lot.
Landscaping — Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
drought -resistant vegetative cover. The minimum on-site landscape width required along street
frontages is 10 feet. Such landscaping shall include a mixture of trees, shrubs, and groundcover
as approved by the Department of Community and Economic Development.
A conceptual landscape plan must be provided with the formal land use application as
prepared by a registered Landscape Architect, a certified nurseryman or other certified
professional. The plan shall include, but is not limited to, the minimum 10 -foot on-site
landscaping strip and street trees within the planting strip of each lot.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this
project, the location must be designated on the landscape plan or grading plan. A fence and/or
wall detail should also be included on the plan. A fence taller than 6 feet shall require a building
permit or an explicit exemption from the Building Official. A retaining wall that is 4 feet or taller,
as measured by the vertical distance from the bottom of the footing to the finish grade at the
top of the wall requires a building permit. A fence shall not be constructed on top of a retaining
wall unless the total combined height of the retaining wall and the fence does not exceed the
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September 24, 2015
allowed height of a standalone fence. For more information about fences and retaining walls
refer to RMC 4-4-040.
Significant Tree Retention: A Tree Retention / Land Clearing (Tree Inventory) Plan along with a
tree retention worksheet shall be provided with the formal land use application. Each residential
lot to be created by subdivision shall have retained, or newly planted, trees that satisfy the lot's
minimum tree density requirement. The tree retention plan must show preservation of at least
thirty percent (30%) of significant trees per RMC 4-4-130H.1.a.i, and indicate how proposed
building footprints would be sited to accommodate preservation of significant trees that would
be retained. The Administrator may authorize the planting of replacement trees on the site if it
can be demonstrated to the Administrator's satisfaction that an insufficient number of trees
can be retained. Please note until formal application is made the City is unable to determine
the extent of required tree retention. The applicant will be required to demonstrate all
measures to retain trees on site have been exhausted.
In addition to retaining 30% of existing significant trees, each new lot would be required to
provide a minimum tree density of 2 trees per 5,000 square feet (or the gross equivalent of
caliper inches provided by one or more trees) of lot area onsite. Protected trees may contribute
to each residential lot's required minimum tree density, but any trees that are in excess of an
individual lot's minimum tree density shall not contribute to the total number of trees that are
required to be retained for the Land Development Permit. Protected trees that do not
contribute to a lot's required minimum tree density shall be held in perpetuity within a tree
protection tract. Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant
trees on slopes greater than 20%; significant trees adjacent to critical areas and their
associated buffers; and significant trees over 60' in height or greater than 18" caliper.
Priority Two; Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
The Administrator may require an independent review of any land use application that involves
tree removal and land clearing at the City's discretion. A formal tree retention plan and arborist
report would be reviewed at the time of Preliminary Plat application.
Critical Areas: Critical Areas: The site appears to contain a stream. A stream report delineating
and classifying the stream is required to be submitted with the formal land use application. All
critical areas and buffers are required to be placed in a Native Growth Protection Easement
(NGPE).
Additionally, the site contains critical and sensitive slopes. If the subject property has an
average slope of 20% or any street within the subdivision has grades greater than 15% at any
point the proposal would be considered a hillside subdivision. Information concerning the soils,
geology, drainage patterns, and vegetation shall be presented in order to evaluate the drainage,
erosion control and slope stability for site development of the proposed plat. The applicant must
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September 24, 2015
demonstrate that the development of the hillside subdivision will not result in soil erosion and
sedimentation, landslide, slippage, excess surface water runoff, increased costs of building and
maintaining roads and public facilities and increased need for emergency relief and rescue
operations. Detailed plans for any proposed cut and fill operations shall be submitted. These
plans shall include the angle of slope, contours, compaction, and retaining walls. Streets may
only have a grade exceeding 15% if approved by the Department and the Fire Department.
Street widths may be less than those required in the street standards for streets with grades
steeper than 15% if parking prohibition on one or both sides of the street is approved by the
Administrator. Lots may be required to be larger than minimum lot sizes required by the Zoning
Code. Generally, lots in steeper areas of the subdivision should be larger than those in less steep
areas of the subdivision. Any clearing or grading shall be accompanied by erosion control
measures as deemed necessary by the Department.
Environmental Review: Environmental (SEPA) Review is required for projects nine lots or
greater, or on sites that contain critical areas. Therefore SEPA would be required for the
project.
Permit Requirements: The proposed subdivision would require Short Plat Approval,
Environmental (SEPA) Review, and a Street Modification. All land use permits would be
processed within an estimated time frame of 6-8 weeks. The Short Plat Review application fee
d is $1,400. The application fee for SEPA Review (Environmental Checklist) is $1,000. All
modifications are $150 each. If considered a Hillside Subdivision the proposal would be subject
to HEX approval and would be processed concurrently with the other application but would
extend the processing time frame to 8-12 weeks. A 3% technology fee would also be assessed
%5; rl at the time of land use application. Detailed information regarding the land use application
7� submittal is provided in the attached handouts.
The applicant will be required to install a public information sign on the property. Detailed
information regarding the land use application submittal requirements is provided in the
attached handouts. Once Preliminary Short Plat approval is obtained, the applicant must
complete the required improvements and dedications, as well as satisfy any conditions of the
preliminary approval before submitting for Final Short Plat review. Once final approval is
received, the plat may be recorded. New lots may only be sold after the plat has been recorded.
Fees: In addition to the applicable building and construction fees, the following impact fees
would be required prior to the building permit issuance. Fees will be changing January 1, 2016:
• A Transportation Impact Fee based on $2,214.44 per each new single family residence;
• A Parks Impact Fee based on $1,441.29 per each new single family residence;
• A Fire Impact fee of $495.10 per each new, single family residence; and
• Renton School District Impact Fee is $5,541.00 per each new single family residence.
A handout listing Renton's development -related fees is available on the City of Renton website
for your review.
Expiration: Upon approval, the short plat is valid for two years with a possible one year
extension.
H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000551
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DEPARTMENT OF COMMUNITY cirY of
AND ECONOMIC DEVELOPMENT Renton '
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
Planning Division
1055 South Grady Way -Renton, WA 98057
Phone: 425-430-7200 1 www.rentonwa.go�
LAND USE PERMIT SUBMITTAL REQUIREMENTS:
WAIVED
BY:
MODIFIED
BY:
COMMENTS:
Arborist Report 4
Biological Assessment 4
Calculations 1
Colored Maps for Display 4
Construction Mitigation Description 2AND4
Deed of Right -of -Way Dedication 1
Density Worksheet 4
Drainage Control Plan 2
Drainage Report 2
Elevations, Architectural3AND4
Environmental Checklist 4
Existing Covenants (Recorded Copy)1AND4
Existing Easements (Recorded Copy) 1AND4
Flood Hazard Data4
Floor Plans 3AND4
Geotechnical Report2 AND 3
Grading Elevations & Plan, Conceptual 2
Grading Elevations & Plan, Detailed
Habitat Data Report 4�
l
Improvement Deferral 2
Irrigation Plano
PROJECT NAME: ,0.4-LP114_ If}�/�L
DATE: e�-2moi`• /S_
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalregs.docx Rev: 08/2015
LAND USE PERMIT SUBMITTAL REQUIREMENTS:
WAIVED
BY:
MODIFIED
BY:
COMMENTS:
King County Assessor's Map Indicating Site
Landscape Plan, Conceptual
Landscape Plan, Detailed
Legal Description 4
Letter of Understanding of Geological Risk 4
Map of Existing Site Conditions4
Master Application Form 4
Monument Cards (one per monument) 1
Neighborhood Detail Map 4
Overall Plat Plan 4
Parking, Lot Coverage & Landscaping Analysis 4
Plan Reductions (PMTS) 4
Post Office Approval 2
Plat Name Reservation 4
Plat Plan 4
Preapplication Meeting Summary 4
Public Works Approval Lettere
Rehabilitation Plan 4
Screening Detail 4
Shoreline Tracking Worksheet 4
Site Plan 2AND4
Stream or Lake Study, Standard
Stream or Lake Study, Supplemental
Stream or Lake Mitigation Plan 4
Street Profiles 2
Title Report or Plat Certificate 1AND4
Topography Map 3
Traffic Study 2
Tree Cutting/Land Clearing Plan 4
Urban Design Regulations Analysis4
Utilities Plan, Generalized 2
Wetlands Mitigation Plan, Final 4
Wetlands Mitigation Plan, Preliminary 4
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalregs.docx Rev: 08/2015
LAND USE PERMIT SUBMITTAL REQUIREMENTS:
WAIVED
BY:
MODIFIED
BY:
COMMENTS:
Wetlands Report/Delineation 4
Wireless:
Applicant Agreement Statement 2AND 3
Inventory of Existing Sites 2AND3
Lease Agreement, Draft 2AND3
Map of Existing Site Conditions 2AND3
Map of View Area 2 AND 3
Photosimulations 2AND3
This Requirement may be waived by:
1. Property Services
2 Development Engineering Plan Review
3 Building
4 Planning
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalregs.docx Rev: 08/2015
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Terry Wilson
Corey- Fire
Sprinkler req'd by ordinance
700' 2 access
700 feet from edge at NE 19th 150 feet to rear of any other structure -
Public Works- Rohini Nair
90% engineering at preliminary
No discharge at top of slope to protect slope- tightlining into stream and mitigation possibly- Geotech req'd- engineer
address in TIR- suitable or not for infiltration nd slope stability and setbacks recommeneed- and flow control BMP's etc -
No traffic study- no street lighting req'd- no frontage req's
Modification- request allow more homes to access from both access points (5 each?) — see modification criteria-
4.6.06.0.14
riteria-
4.6.06.0J4 or fewer at least one abuts right of way (cant meet)
No pipe stem allowed
Would need modification for anything down below- might need to talk to neighbor-
Abdul- water engineer- need 10 feet more main
Terrance Randall Wilson
Attorney at Law
Wilson & Neal, PLLC
(206) 805-6238 - Office
(206) 550-3189 - Cell
DEPARTMENT OF COMMUNITYCRI
yy�� CITY OyyF��0*"'
AND ECONOMIC DEVELOPMENT Re11�O11 M
SUBMITTAL REQUIREMENTS
cow SHORT PLAT
Planning Division � V 1 (- (�-) L)\-Ou >IS1
1055 South Grady Way -Renton, WA 98057 �U1"\Ivr%"\
Phone: 425-430-7200 1 www.rentonwa.goA K wNr
PURPOSE: To establish the layout of the land division and to ensure the proposed plat is in accordance
with City of Renton's adopted standards, consistent with the City's goal to protect public health, safety,
welfare and aesthetics, and providing adequate public services and infrastructure.
FREE CONSULTATION 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. Applicants may also take
this opportunity to request the waiver of the City's typical application submittal requirements, which
may not be applicable to the specific proposal. For further information on this meeting, see the
instruction sheet entitled "Submittal Requirements: Pre -Application."
COMPLETE APPLICATION REQUIRED: In order to accept your application, each of the numbered items
must be submitted at the same time. If you have received a prior written waiver of a submittal item(s)
during a pre -application meeting, please provide the waiver form in lieu of any submittal item not
provided. All plans and attachments must be folded to a size not exceeding 8% by 11 inches.
APPLICATION SCREENING: Applicants are encouraged to bring in one copy of the application package
for informal review by staff, prior to making the requested number of copies, colored drawings, or photo
reductions. Please allow approximately 45 minutes for application screening.
APPLICATION SUBMITTAL HOURS: Applications should be submitted to Development Services staff at
the 6th floor counter of Renton City Hall, 1055 South Grady Way, between 8:00 A.M. and 4:00 P.M.
Monday through Friday. Please call your assigned project manager to schedule an appointment or call
(425) 430-7200 extension 4 to reach the Planning Division. Due to the screening time required,
applications delivered by messenger cannot be accepted.
PLAT NAME: Renton City Council requests that the plat name remains constant throughout all
development applications. Please give careful consideration to your plat name with special attention to
uniqueness, as it will be used by the City throughout the development process.
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 http://apps.ecy•wa.gov/opas/
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\shpl.doc Rev: 08/2015
All Plans and Attachments must be folded 8 %"by 11"
APPLICATION MATERIALS:
❑ 1. Pre -Application Meeting Summary: If the application was reviewed at a "pre -application
meeting", please provide 5 copies of the written summary provided to you.
❑ 2. Waiver Form: If you received a waiver form during or after a "pre -application meeting",
please provide 5 copies of this form.
❑ 3. Land Use Permit Master Application Form: Please provide the original plus 11 copies of the
COMPLETED City of Renton Planning Division's Master Application form. 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) 430-7200 to verify the exact amount required. Checks
should be made out to the City of Renton and can not be accepted for over the total fee
amount.
❑ 5. Project Narrative: Please provide 12 copies of a clear and concise description of the
proposed project, including the following:
• Project name, size and location of site
• Land use permits required for proposed project
• Zoning designation of the site and adjacent properties
• Current use of the site and any existing improvements
• Special site features (i.e. wetlands, water bodies, steep slopes)
• Statement addressing soil type and drainage conditions
• Proposed use of the property and scope of the proposed development
• For plats indicate the proposed number, net density and range of sizes (net lot
area) of the new lots
• Access
• Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants,
sewer main, etc.)
• Total estimated construction cost and estimated fair market value of the
proposed project
• Estimated quantities and type of materials involved if any fill or excavation is
proposed
• Number, type and size of any trees to be removed
• Explanation of any land to be dedicated to the City
• Any proposed job shacks, sales trailers, and/or model homes
• Any proposed modifications being requested (include written justification)
2
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\shpl.doc Rev: 08/2015
For projects located within 100 feet of a stream or wetland, please include:
• Distance in feet from the wetland or stream to the nearest area of work
For projects located within 200 -feet of Black River, Cedar River, Springbrook Creek, May
Creek and Lake Washington please include the following additional information:
• Distance from closest area of work to the ordinary high water mark.
• Description of the nature of the existing shoreline
The approximate location of and number of residential units, existing and
potential, that will have an obstructed view in the event the proposed project
exceeds a height of 35 -feet above the average grade level
❑ 6. Environmental Checklist: Please provide 12 copies of the Environmental Checklist. Please
ensure you have signed the checklist and that all questions on the checklist have been filled
in before making copies. If a particular question on the checklist does not apply, fill in the
space with "Not Applicable".
❑ 7. Rezone, Variance, Modification, or Conditional Use Justification: Please contact the
Planning Division to determine whether your project proposal triggers any additional land
use permits. If so, additional information may be required.
❑ 8. Density Worksheet: Please submit 12 copies of a completed density worksheet for all
residential projects.
❑ 9. Construction Mitigation Description: Please provide 5 copies of a written narrative
addressing each of the following:
• Proposed construction dates (begin and end dates)
• Hours and days of operation
• Proposed hauling/transportation routes
• Measures to be implemented to minimize dust, traffic and transportation
impacts,
erosion, mud, noise, and other noxious characteristics
• Any special hours proposed for construction or hauling (i.e. weekends, late
nights)
• Preliminary traffic control plan
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 notification will be
required.
❑ 10. Plat Certificate or Title Report: Please provide 3 copies of a current Plat Certificate or Title
Report obtained from a title company documenting ownership and listing all encumbrances
of the involved parcel(s). The Title Report should include all parcels being developed, but no
parcels that are not part of the development. If the Plat Certificate or Title Report references
any recorded documents (i.e. easements, dedications, covenants) 5 copies of the
referenced recorded document(s) must also be provided. All easements referenced in the
Plat Certificate must be located, identified by type and recording number, and dimensioned
on the Site Plan.
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❑ 11. Draft Legal Documents: Please provide 4 copies of any proposed street dedications,
restrictive covenants, draft Homeowners Association, or any other legal documents
pertaining to the development and use of the property.
❑ 12. Affidavit of Installation of Public Information Sign(s) and Flyer Box: Please complete and
provide the attached notarized original affidavit plus 1 copy of the affidavit attesting the
required public information sign(s) has been installed in accordance with City Code
requirements. See attachment titled "Public Information Signs" for information about the
size and location requirements for public information signs. Please request the required
plastic flyer box from the Planning Division prior to sign installation.
❑ 13. Neighborhood Detail Map: Please provide 12 copies of a map drawn at a scale of 1" = 100'
or 1" = 200' (or other scale approved by the Planning Division) to be used to identify the site
location on public notices and to review compatibility with surrounding land uses. The map
shall identify the subject site with a much darker perimeter line than surrounding properties
and include at least two cross streets in all directions showing the location of the subject site
relative to property boundaries of surrounding parcels. The map shall also show: the
property's lot lines, lot lines of surrounding properties', 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.
Kroll Map Company (206-448-6277) produces maps that may serve this purpose or you may
use the King County Assessor's maps as a base for the Neighborhood Detail Map. Additional
information (i.e. current city street names) will need to be added by the applicant.
❑ 1� Overall Plat Plan: If the scale of the project requires multiple plan sheets, please provide
12 copies of the entire plat plan on a single sheet.
❑ 15. Plat Plan: Please provide 12 copies of a fully -dimensioned plan prepared by a State of
Washington registered professional land surveyor in accordance with RCW 18.43.020, drawn
at a scale of 1" = 40' on an 18" x 24" plan sheet (or other size or scale approved by the
Planning Division ) and including the information required by the City of Renton Subdivision
Regulations:
• Name of the proposed plat and space for the future City file number
• Names and addresses of the engineer, licensed land surveyor, and property
owners
• Legal description of the property to be subdivided
• Date, graphic scale, and north arrow oriented to the top of the paper/plan sheet
• Vicinity map (a reduced version of the neighborhood detail map defined
previously)
• Drawing of the subject property with all existing and proposed property lines
dimensioned
• Location of the subject site with respect to nearest street intersections (including
driveways and/or intersections opposite the subject property), alleys and other
rights of way
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\shpl.doc Rev: 08/2015
• Names, locations, types, widths and other dimensions of existing and proposed
streets, alleys, easements, parks, building setbacks, open spaces, and
reservations. City code requires that private access easements be created via
easement rather than creation of a separate tract
• Location and dimensions of all easements referenced in the plat certificate with
the recording number and type of easement (e.g. access, sewer, etc.) indicated. If
any recorded easement is unmappable, include a note on the face of the plan
indicating the recording number and the reason it can't be mapped.
• Location, distances from existing and new lot lines, and dimensions of any
existing structures, existing or proposed fencing or retaining walls, and free-
standing signs.
• Location of existing conditions on or adjacent to the site which could hinder
development
A legend listing the following included on the first sheet of the Short Plat Plan:
• Total area in acres of proposed plat
• Proposed number of lots
• Zoning of the subject site
• Proposed square footage (gross and net) of each lot (net reflects deductions of
private access easements and those portions of the lot narrower than 80% of the
minimum lot width)
• Square footage of land in critical areas
• Square footage of land in critical area buffers
• Square footage of land in publicly dedicated streets
• Square footage of land in private access easements
• Density proposed and density permitted by code
For commercial/industrial properties please also include the following in the legend:
• Total area of existing impervious surface
• Total area of existing undeveloped area
• Square footage (by floor and overall total) of each individual building and/or use
• Building footprint area
• Percentage of lot covered by buildings and structures
• Total area of pavement (existing to remain and new)
• Total area of landscaping
• Building setbacks (required and proposed) between all structures and property
lines
• Parking analysis per lot including the number of parking spaces required and
provided
❑ 16. Landscape Plan, Conceptual: Please provide 5 copies of a fully -dimensioned plan drawn at
the same scale as the project site plan (or other scale approved by the Planning Division),
clearly indicating the following:
• Date, graphic scale, and north arrow
• Location of proposed buildings, parking areas and access, and existing buildings to
remain
• Names and locations of abutting streets and public improvements, including
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\shpl.doc Rev: 08/2015
easements
• Existing and proposed contours at two -foot intervals or less
• Location and size of planting areas
• Location and height of proposed berming
• Location and elevations for any proposed landscape -related structures such as
arbors, gazebos, fencing, etc.
• Location, size, spacing and names of existing (to remain) and proposed shrubs, trees,
and ground covers. Locations of decorative rocks or landscape improvements in
relationship to proposed and existing utilities and structures
• Trees to be retained and associated drip lines
• For wireless communication facilities, indicate type and locations of existing and new
plant materials used to screen facility components and the proposed color(s).
❑ 17. Topography Map: Please provide 5 copies of a plan showing the site's existing contour lines
at five-foot vertical intervals and planimetric features extending ten feet beyond the
property boundaries.
❑ 18. Tree Retention/Land Clearing (Tree Inventory) Plan: Please provide 4 copies of a fully
dimensioned plan drawn by a certified arborist or a licensed landscape architect if ANY trees
or vegetation are to be removed or altered. The plan shall be based on finished grade,
drawn at the same scale as the project site plan with the northern property line at the top of
the paper, and clearly show the following:
• All property boundaries and adjacent streets, location and dimensions of rights-
of-way, utility lines, fire hydrants, street lighting, and easements;
• Location of all areas proposed to be cleared;
• Location, species, and sizes of trees on or immediately abutting the site. This
requirement applies only to trees with a caliper of at least six inches (6"), or an
alder or cottonwood tree with a caliper of at least eight inches (8"), when
measured at fifty-four inches (54") above grade;
• Clearly identify trees to be retained and to be removed;
• Future building sites and drip lines of any trees which will overhang/ overlap a
construction line. Where the drip line of a tree overlaps an area where
construction activities will occur, this shall be indicated on the plan;
• Show critical areas and buffers.
❑ 19. Tree Retention Worksheet: Please provide 2 copies of a completed City of Renton tree
retention worksheet.
❑ 20. Arborist Report: Please provide 4 copies of an arborist report by a certified arborist or a
licensed landscape architect that correlates with the Tree Retention/ Land Clearing Plan and
addresses the following:
• Identification scheme used for each tree (e.g. tree number);
• Species and size of each tree (caliper measured at 54 inches above grade);
• Reason(s) for any tree removal (e.g. poor health, high risk of failure due to
structure, defects, unavoidable isolation (high blow down potential), unsuitability
of species, etc.) and for which no reasonable alternative action is possible
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\shpl.doc Rev: 08/2015
(pruning, cabling, etc.);
• For trees proposed to be retained, a complete description of each tree' s health,
condition, and viability;
• For trees proposed to be retained, a description of the method(s)used to
determine the limits of disturbance (e.g., critical root zone, root plate diameter,
or a case- by- case basis description for individual trees);
• A description of the impact of necessary tree removal to the remaining trees,
including those in a grove or on abutting properties;
• The suggested location and species of supplemental trees to be used when
required. The report shall include planting and maintenance specifications;
• An analysis of retained trees according to Priority of Tree Retention
Requirements specified in RMC 4-4-130H.1.b.
❑ 21. Wetland Assessment: Please provide 12 copies of the map and 5 copies of the report if ANY
wetlands are located on the subject property or within 100 feet of the subject property. The
wetland report/delineation must include the information specified in RMC 4-8-120D. In
addition, if any alteration to the wetland or buffer is proposed, 5 copies of a wetland
mitigation plan is also required. See RMC 4-8-120D for plan content requirements.
❑ 22. Standard Stream or Lake Study: Please provide 12 copies of a report containing the
information specified in RMC Section 4-8-120D. In addition, if the project involves an
unclassified stream, a supplemental stream or lake study is also required (12 copies). If any
alteration to a water -body or buffer is proposed a supplemental stream or lake study
(12 copies) and a mitigation plan (12 copies) are also required.
❑ 23. Flood Hazard Data: Please provide 12 copies of a scaled plan showing the nature, location,
dimensions, and elevations of the area in question; existing or proposed structures, fill,
storage of materials, and drainage facilities. Also indicate the following:
• Elevation in relation to mean sea level of the lowest floor (including basement) of
all structures
• Elevation in relation to mean sea level to which any structure has been
floodproofed
• Certification by a registered professional engineer or architect that the
floodproofing methods criteria in RMC 4-3-050 have been met
• Description of the intent to which a watercourse will be altered or relocated as a
result of proposed development
❑ 24. <_ Biological Assessment/Critical Areas Study: provide 5 copies if the project is located in a
._A^ti�� designated floodplain.
❑ 25. Habitat Data Report: If the project site contains or abuts a critical habitat per RMC 4-3-
050135b, please provide 12 copies of a report containing the information specified in Section
4-8-120D of the Renton Municipal Code.
❑ 26. Geotechnical Report: Please provide 5 copies of a study prepared and stamped by a State of
Washington licensed professional engineer including soils and slope stability analysis, boring
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and test pit logs, and recommendations on slope setbacks, foundation design, retaining wall
design, material selection, and all other pertinent elements.
❑ 27. Letter of Understanding Geologic Risk: Please provide 5 copies of a letter from the
applicant, or the owner of the site, 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.
❑ 28. Utilities Plan, Generalized (sewer, water, stormwater, transportation improvements):
Please provide 5 copies of a plan drawn on 22" x 34" plan sheets using a graphic scale of 1" _
40' (or other size or scale approved by the Planning Division) 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, free-standing 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 also be shown.
❑ 29. Drainage Control Plan: Please provide 4 copies of a plan drawn to scale and stamped by a
Washington State licensed professional engineer and complying with the requirements of
Renton Municipal Code, Section 4-6-030 and the King County Surface Water Management
Design Manual, 2009 edition, as adopted and amended by the City of Renton.
❑ 30. Drainage Report: Please provide 4 copies of a report complying with the requirements of
the City of Renton Drafting Standards, Section 4-6-030 of the City of Renton Municipal Code,
the King County Surface Water Design Manual (KCSWDM), 2009 edition, and the City of
Renton Amendments to the KCSWDM, Chapters 1 and 2 as adopted by the City of Renton.
The report (TIR) must be stamped and dated by a civil engineer and shall contain the
following:
• Table of Contents
• Technical Information Report (TIR) Worksheet
• Section 1: Project Overview
• Section 2: Conditions and Requirements Summary
• Section 3: Offsite Analysis
• Section 4: Flow Control and Water Quality Facility Analysis and Design
• Section 5: Conveyance System Analysis and Design
• Section 6: Special Reports and Studies
• Section 7: Other Permit
• Section 8: CSWPPP Analysis and Design
• Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant
• Section 10: Operations and Maintenance Manual.
❑ 31. Street Profiles: Please provide 5 copies. The plan should show the profiles and grades of
each street, together with typical cross sections indicating width of pavement, location and
\'� width of sidewalks, and location and size of utility mains.
8
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❑ 32. Grading Elevations and Plan, Conceptual: This is required if the proposed grade differential
on-site will exceed 24" from the top of the curb or if the amount of earth to be disturbed
exceeds 500 cubic yards. Please provide 12 copies of a 22" x 34" plan drawn by a State of
Washington licensed civil engineer or landscape architect at a scale of 1" to 40' (horizontal
feet) and 1" to 10' (vertical feet) (or other size plan sheet or scale approved by the Planning
Division Plan Review Supervisor) clearly indicating the following:
• Graphic scale and north arrow
• Dimensions of all property lines, easements, and abutting streets
• Location and dimension of all on-site structures and the location of any
structures within 15 -feet of the subject property or that may be affected by the
proposed work
• Accurate existing and proposed contour lines drawn at two -foot, or less, intervals
showing existing ground and details of terrain and area drainage to include
surrounding off-site contours within 100 -feet of the site
• Location of natural drainage systems, including perennial and intermittent
streams and the presence of bordering vegetation
• Setback areas and any areas not to be disturbed
• Finished contours drawn at two foot intervals as a result of grading
• Proposed drainage channels and related construction with associated
underground storm lines sized and connections shown
• Finished floor elevation(s) of all structures, existing and proposed
General notes addressing the following (may be listed on cover sheet):
• Area in square feet of the entire property
• Area of work in square feet
• Both the number of tons and cubic yards of soil to be added, removed, or
relocated
• Type and location of fill origin, and destination of any soil to be removed from
site.
❑ 33. Plan Reductions: Please provide one 8 %" x 11" legible reduction of each full size plan sheet
(unless waived by your Project Planner). The sheets that are always needed in reduced form
are: landscape plans, conceptual utility plans, site plan or plat plan, neighborhood detail
map, topography map, tree cutting/land clearing plan, critical areas plans, grading plan, and
building elevations. The quality of these reductions must be good enough so that a
photocopy of the reduced plan sheet is also legible. If your reduced plans are not legible
once photocopied, you will need to increase the font size or try a different paper type.
Illegible reductions cannot be accepted. Once the reductions have been made, please also
make one 8 %" x 11" regular photocopy of each photographic reduction sheet. Some of the
local Renton print shops that should be able to provide you with reductions of your plans
are Alliance Printing (425) 793-5474, Apperson Print Resources (425) 251-1850, and PIP
Printing (425) 226-9656. Nearby print shops are Digital Reprographics (425) 882-2600 in
Bellevue, Litho Design (206) 574-3000 and Reprographics NW/Ford Graphics (206) 624-2040.
❑ 34. Colored Maps for Display (DO NOT MOUNT ON FOAM -CORE OR OTHER BACKING): Please
color 1 copy of each of the following full size plan sheets (24" x 36") or other size approved
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by the Planning Division) with a 1/4" or larger felt tip marker for use in presenting the
project to the Environmental Review Committee and at any required public hearing:
• Neighborhood Detail Map
• Site Plan
• Landscaping Plan
• Elevations
Please fold colored displays to 8 %" x 11".
The following colors are required:
Red -North Arrow, outer property boundary. Proposed new lot lines (dashed). Do not
color existing lot lines which are to be eliminated or relocated.
Blue -Street names identified with lettering of at least 1" in height. Street names must be
legible at a distance of 15 -ft.
Brown -Existing buildings (Please do not color buildings which will be demolished or
removed)
Yellow -Proposed buildings
Light Green -Landscaped areas
Dark Green -Areas of undisturbed vegetation
❑ 35. Digital Copy: Please provide a digital copy of each of the submittal items; this can be
submitted either on a CD, a USB portable (flash/hard) drive, other device or pathway as
approved by your assigned project manager.
All Plans and Attachments must be folded to 8%" by 11"
REVIEW PROCESS: Once a complete land use application package has been accepted for initial review,
the Planning Division will post three notices of the pending application at or near the subject site and
mail notices to property owners within 300 feet of the project site. The proposal will be routed to other
City departments and other jurisdictions or agencies that may have an interest in the application. The
reviewers have two 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 review process that follows varies depending on the number of
lots proposed.
Environmental Review is required for Short Plat Applications if the property has been previously platted,
is located in an environmentally "critical" area or if any wetlands or streams are located on site. In the
event that Environmental Review is required, the Short Plat application will be presented to the City's
Environmental Review Committee before proceeding through the remainder of the.platting process. 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
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health hazards, wetlands, groundwater, energy and natural resources and will then issue its decision
(Environmental Threshold Determination).
The Environmental Review Committee will either issue a:
• Determination of Non -Significance (DNS) -Make a determination the proposal will have no
significant negative environmental impacts or;
• Mitigated Determination of Non -Significance (DNS -M) -Make a determination the proposal, if
modified, would have no significant negative environmental impacts or;
• Determination of Significance (DS) -Make a determination the proposal will have significant
adverse environmental impacts and require the applicant to submit an Environmental Impact
Statement (EIS) prepared by a qualified consultant
Once the Environmental Review Committee has issued its environmental Threshold Determination
(provided an EIS is not required), a public notice of the Determination is printed in the Renton Reporter
and three notices are posted at or near the site. A 14 -day appeal period commences following the
publication date. At the discretion of the City, a separate and additional 15 -day comment period may be
added prior to the 14 -day appeal period.
A public hearing is not required. The Planning Division reviews the plan in conjunction with any
Environmental Review Committee decision and any staff or public comments prior to making a decision.
The decision to approve, conditionally approve, or deny the proposal will be mailed to all persons listed
on the Master Application and all parties of record.
APPEAL AND RECONSIDERATION PROCESS FOR DECISIONS: Any person, including the applicant,
aggrieved by the granting or denial of an application, may make a written application for reconsideration
to the Reviewing Official within 14 calendar days of the date of the decision. After review of the
request, the Reviewing Official may take whatever action is deemed proper. The Reviewing Official's
written decision on the reconsideration request will be mailed to all parties of record within 10 days
from the date the request was filed. If any party is still not satisfied after a reconsideration decision has
been issued, an appeal may be submitted within 14 days to:
• The Hearing Examiner for Administrative decisions
• The City Council for Hearing Examiner decisions
An appeal may be filed without requesting reconsideration by the Reviewing Official first, however; it
must be filed within 14 days of the date when the original decision was issued. See Renton Municipal
Code, Section 4-8-110 for further information on the appeal process and time frames.
INSTALLATION OF IMPROVEMENTS: A Construction Permit must be obtained to install utility lines,
transportation improvements and undertake work in City right-of-ways. Building and Construction
Permits are separate permits. A construction permit for the installation of on-site and off-site utilities
will be issued upon the review and approval of civil engineering drawings by the Division's Public Works
Section and receipt of all applicable development and permit fees. Once any required improvements
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have been installed or deferred, the applicant may proceed to the recording stage. See instructions for
"Short Plat Recording" for more information.
DEFERRAL OF IMPROVEMENTS: If a developer wishes to defer certain on-site or off-site improvements
(i.e. landscaping, curbs and sidewalks), written application with full and complete engineering drawings
must be submitted to the Planning Division. The application should explain the reasons why such delay
is necessary. If approval is granted, security in the form of an irrevocable letter of credit, set-aside fund,
assignment of funds, certified check or other type of security acceptable to the City shall be furnished to
the City in an amount equal to a minimum of 150% of the estimated cost of the required improvements.
EXPIRATION AND EXTENSIONS: Once an application has been approved, the applicant has two years to
comply with all conditions of approval and to submit the Short Plat for recording before the approval
becomes null and void. The approval body that approved the original application may grant a single
one-year extension. The approval body may require a public hearing for such extension. It is the
responsibility of the sub -divider to monitor the expiration date.
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