HomeMy WebLinkAboutSC_Permit_Application_Checklists_240607_v1STRIDE Bus Rapid Transit
South Renton Transit Center (SRTC) Site Plan Review, Conditional Use Permit, Master Site
Plan Review, and Lot Line Adjustment Application
Attachment 00
Permit Application Checklists
June 2024
Prepared by the
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CITY OF RENTON PERMIT SERVICES
SITE PLAN REVIEW SUBMITTAL
REQUIREMENTS
SPECIFIC CODE SECTION (S) RELATED TO THIS DOCUMENT
RMC 4-7-200 Site Plan Review Process
RMC 4-8 Permits—General and Appeals
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.
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 requiredto
facilitate the electronic plan review process. Failure to adhere to the sample file naming format listed in theElectronic
File Standards may result in a request for resubmittal and/or delay the plan review process, deeming the application
incomplete.
COMPLETE APPLICATION REQUIRED
To accept your application, each of the numbered items must be submitted at the same time. Determination thatan
application is complete indicates only that the application is ready for review on its merits, not that the City will makea
favorable decision on the application.
APPLICATION SUBMITTAL HOURS
Applications should be submitted to City staff electronically, not in person. Please email or call your assigned Project
Manager to submit your application or emaildevelopmentengineering@rentonwa.gov
TIME FRAME
The average time frame for processing of a Site Plan application is typically 6– 12 weeks, depending on whether the
decision may be made administratively (6-8 weeks), by the Hearing Examiner (12 weeks), or by the City Council (16
weeks). This time frame assumes no appeals are filed.
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SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
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
Pre-Application Meeting Summary: If the application was reviewed at a “pre-application meeting”.
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.
Land Use Permit Master Application Form: 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.
Fees: The application must be accompanied by the required application fee (seeFee 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.
Project Narrative: A clear and concise description and summary of the proposed project, including the following:
a. Project name, size and location of site;
b. Zoning designation of the site and adjacent properties;
c. Current use of the site and any existing improvements;
d. Special site features (i.e., wetlands, water bodies, steep slopes);
e. Statement addressing soil type and drainage conditions;
f. Proposed use of the property and scope of the proposed development (i.e., height, square footage, lot
coverage, parking, access, etc.);
g. Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.);
h. Total estimated construction cost and estimated fair market value of the proposed project;
i. Estimated quantities and type of materials involved if any fill or excavation is proposed;
j. Number, type and size of trees to be removed;
k. Explanation of any land to be dedicated to the City; and
l. For shoreline applications only:
Name of adjacent water area or wetlands,
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SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
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
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
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. 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 This can be found on the City ’s website: https://edocs.rentonwa.gov/Documents/
DocView.aspx?id=8461915&dbid=0&repo=CityofRenton
9. 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.
10. Draft Legal Documents: Please provide any proposed street dedications, restrictive covenants, draft
Homeowners Association, or any other legal documents pertaining to the development and use of the property.
11. Urban Design Regulations Review Packet: A set of submission materials required for projects subject to the
Urban Design Regulations inRMC 4-3-100:
a. Site plan, land use review;
b. Elevations, architectural;
c. Floor plans general;
d. Narrative outlining how the applicant’s proposal addresses the City’s Urban Design Regulations.
Note: Urban Design Regulation Check List can be found athttps://www.codepublishing.com/WA/Renton/html/
Renton04/Renton0403/Renton0403100.html
12. 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.
13. Affidavit of Installation of Public Outreach Sign(s) (only for projects with an estimated value equal or greater
than $10,000,000): 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.
14. Proof of Neighborhood Meeting (only for projects with an estimated value equal or greater than
10,000,000): Please provide the following materials with the submittal of a complete development application:
a. A copy of the notice provided to surrounding property owners within three hundred feet (300’) of the
proposed development site;
b. A copy of the mailing list used to send out meeting notices;
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MASTER SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
c. An affidavit of mailing and posting notice(s);
d. A copy of the meeting sign-in sheet;
e. Copies of 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 madeno
comments, the required submittal materials shall reflect the absence of comment, attendance, or both.
15. 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.
16. 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:
Total square footage of the site,
Square footage (by floor and overall total) of each individual building and/or use,
Total square footage of all buildings (footprint of each building),
Percentage of lot coverage,
Square footage of all landscaping (total, parking lot, and wildlife habitat),
Allowable and proposed building height,
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SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
Building setbacks required by Code,
Proposed building setbacks,
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.
17. 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
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SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
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).
18. 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;
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
l. Detailed planting plan (soil mix, planting depth and width, and bark mulch depth).
19. Tree Retention/ Land Clearing (Tree Inventory) Plan: Please provide 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, location and dimensions of rights- of-way, utility lines, fire
hydrants, street lighting, and easements;
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);
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SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
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 RMC4-4-130H9,
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 shallbe
indicated on the plan;
n. For allowed activities, including allowed exemptions, modifications, and variances, show all trees proposed
to be removed in priority tree retention areas: slopes twenty five percent (25%) to thirty nine percent
39%), high or very high landslide hazard areas, and high erosion hazard areas;
o. Show trees to be removed in protected critical areas: wetlands, Shorelines of the State, streams and lakes,
floodways, floodplain slopes forty percent (40%) or greater, very high landslide hazard areas, and critical
habitat if the activity is exempt or allowed by the critical areas regulations in RMC4-3-050C3, Exemptions –
Critical Areas and Buffers;
p. Show all trees to be retained in critical area buffers; and
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 RMC4 -4-130H1c,
Calculating Tree Retention
20. 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
21. Arborist Report: Please provide 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.
22. 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 RMC4-3-050F2, Plans and Studies Required;
b. A description of the vegetative cover of the wetland and adjacent area including identification ofthe
dominant plant and animal species;
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SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
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.
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 RMC4-8-120D.23. In addition, if any alteration to the wetland or buffer is
proposed, a wetland mitigation plan is also required. See RMC4-8-120D.23 for plan content requirements.
23. Landscape analysis, lot coverage, and parking analysis (For commercial/industrial properties only): please
provide a landscape and parking analysis including the following:
a. Total square footage of the site and the footprints of all buildings
b. Total square footage of existing and proposed impervious surface area(s)
c. Square footage (by floor and overall total) of each individual building and/or use
d. Percentage of lot covered by buildings or structures
e. Number of parking spaces required by City code
f. Number and dimensions of standard, compact, and ADA accessible spaces provided
g. Square footage of parking lot landscaping (perimeter and interior)
24. Standard Stream or Lake Study: Please provide a report containing the information specified inRMC 4-8-120D.
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 a mitigation plan are
also required. See RMC 4-8-120D for plan content requirements.
25. Flood Hazard Data: Please provide the following:
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 locationof
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 criteriain
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
26. Habitat Data Report: If the project site contains or abuts a critical habitat per RMC4-3-050G.6, please provide
a report containing the following:
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SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
a. Site Plan: The site plan shall indicate:
The vegetative cover types reflecting the general boundaries of the different plant communities onthe
site;
The exact locations and specifications for all activities associated with site development includingthe
type, extent and method of operations;
Top view and typical cross -section views of critical habitat/wildlife habitat to scale;
The results of searches of the State Department of Fish and Wildlife’s Natural Heritage and Non-Game
Data System databases;
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:
The layers, diversity and variety of habitat found on the site;
The location of any migration or movement corridors;
The species typically associated with the cover types, including an identification of any critical wildlife
species that might be expected to be found;
Identification of any areas that have been previously disturbed or degraded by human activityor
natural processes;
A summary of existing habitat functions and values, utilizing a habitat evaluation procedureor
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.
27. 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 orde-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.
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SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
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:
Identified critical areas, buffers and the development proposal with dimensions;
Topography at two-foot (2') intervals;
Limits of any areas to be cleared/impacted; and
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;
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.
28. 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 evaluationsor
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
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SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
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.
29. Letter of Understanding Geologic Risk: Please provide 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 portionsof
structures on the site, of the unstable potential of the area.
30. 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 elevationsfor
each floor of proposed and existing (to remain) structures shall be shown. (Amd. Ord. 4835, 3 -27-2000)
31. Drainage Control Plan: Please provide a plan drawn to scale and stamped by a Washington State licensed
professional engineer and complying with the requirements of RMC 4-6-030 and the 2016 King County Surface
Water Design Manual, as adopted and amended by the City of Renton. (Amd. Ord. 4835, 3-27-2000; Ord. 5526, 2-1-
2010)
32. Drainage Report: Please provide a report complying with the requirements of the City of Renton Drafting
Standards in RMC 4-6-030, and the 2016 King County Surface Water Design Manual as adopted and amended by
the City of Renton. The report (TIR) must be stamped and dated by a civil engineer and shall contain the following:
a. Table of Contents
b. Technical Information Report (TIR) Worksheet
c. Section 1: Project Overview
d. Section 2: Conditions and Requirements Summary
e. Section 3: Offsite Analysis
f. Section 4: Flow Control and Water Quality Facility Analysis and Design
g. Section 5: Conveyance System Analysis and Design
h. Section 6: Special Reports and Studies
i. Section 7: Other Permit
j. Section 8: CSWPPP Analysis and Design
k. Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant
l. Section 10: Operations and Maintenance Manual.
33. Architectural Elevations: Please provide elevations for each building and each building face (N,S,E,W), of a24”
x 36” fully-dimensioned architectural elevation plan drawn at a scale of1/4” = 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 andRCW 19.27 (State Building Code Act, Statewide
amendments), including, but not limited to the following:
a. Existing and proposed ground elevations;
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SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
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.
Identify building elevations by street name and orientation, i.e., Burnett Ave. (west) elevation.
Show the location of rooflines, doors and window openings.
Indicate typical detailing around doors, windows and balconies indicating finishes, color and reflectivity
of glazing.
Identify offsets in walls intended to meet the minimum requirements for building modulation
indicating the amount of offset.
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.
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:
Include measurements of the existing and proposed elevations of the stream, river, or lake bottomin
relationship to the proposed structure, if the proposed structure is located fully or partially in, or over,
the water.
Projects exceeding thirty five feet (35') in height must demonstrate compliance with the height
requirement in RMC 4-3-090D7a
34. Grading Elevations and Plan, Conceptual: This is required if the proposed grade differential on-site will exceed
24" from the top of the curb or if the amount of earth to be disturbed exceeds 500 cubic yards. Please provide a
twenty two inch by thirty four inch (22" x 34") plan drawn by a State of Washington licensed civil engineer at a
scale of one inch to forty feet (1" to 40') (horizontal feet) and one inch to ten feet (1" to 10') (vertical feet) (or other
size plan sheet or scale approved by the Planning Division Development Engineering Manager or designee) clearly
indicating the following:
a. Graphic scale and north arrow
b. Dimensions of all property lines, easements, and abutting streets
c. Location and dimension of all on-site structures and the location of any structures within fifteen feet (15')
of the subject property or which may be affected by the proposed work;
d. Accurate existing and proposed contour lines drawn at two-foot, or less, intervals showing existing ground
and details of terrain and area drainage to include surrounding off-site contours within 100-feet of the site
e. Location of natural drainage systems, including perennial and intermittent streams, the presence of
bordering vegetation, and floodplains;
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SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
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 RMC4-
4-130, Tree Retention and Land Clearing Regulations);
g. Finished contours drawn at five foot (5') intervals as a result of grading;
h. Proposed drainage channels and related construction with associated underground storm lines sized and
connections shown; and
i. General notes addressing the following (may be listed on the cover sheet):
Area in square feet of the entire property.
Area of work in square feet.
Both the number of tons and cubic yards of soil to be added, removed, or relocated.
Type and location of fill origin, and destination of any soil to be removed from site.
Finished floor elevation(s) of all structures, existing and proposed.
35. 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.
36. Traffic Study: Please provide a report prepared by a State of Washington licensed professional 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.
37. 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;
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SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
k. Allowable and proposed building height;
l. Building setbacks required by Code; and
m. Proposed building setbacks.
38. 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.
39. Colored Rendering: A computer-generated exterior color view of the proposed building(s), site, and
landscaping in three (3) dimensional form.
40. 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 Manager.
41. 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. A14 -day appeal period
commences following the publication date. At the discretion of the City, a separate and additional15 -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
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SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
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.
Administrative Site Plan Review: A public hearing is not required. The Planning Division reviews the proposal for
compliance with the requirements of RMC 4-9-200E and F in conjunction with the 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.
Hearing Examiner Site Plan Review and Review of Environmental Determination Appeals: A public hearing is
required. After review of the proposal and any staff or public comments, the Planning Division staff will forwarda
report and recommendation and the Environmental Review Committee decision to the Hearing Examiner prior to
the hearing. This report will be mailed to all persons listed on the Master Application and all parties of record.
Notice of the public hearing will be published in the official newspaper at least 10 days prior to the hearing, the site
will be posted again, and parties of record will receive notices of the hearing via mail. Applicants are strongly
encouraged to attend the public hearing for their proposal. City staff will first make a presentation to the Hearing
Examiner about the proposal. Either the applicant or citizens in support of the proposal will then give testimony.
When giving testimony, names and addresses must be stated for the record. Following this, individuals with neutral
or opposing comments will give their testimony to the Hearing Examiner. City staff or the applicant will address
additional questions raised throughout the hearing. The Hearing Examiner will review the proposed application for
compliance with the requirements of RMC 4-9-200E and F concurrently with any environmental appeals and issue a
final decision(s) within 14 days of the hearing unless, at the time of the public hearing, the Hearing Examiner
indicates additional time will be required for issuance of the 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. The Examiner’s decision on any environmental appeals will also be mailed.
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 maybe
submitted within 14 days to:
The Hearing Examiner for Administrative decisions
The City Council for Hearing Examiner decisions
An appeal may be filed without first requesting reconsideration by the Reviewing Official; however, it must befiled
within 14 days of the date when the original decision was issued. See RMC 4-8-110 for further information on the
appeal process and time frames.
BUILDING AND CONSTRUCTION PERMIT ISSUANCE AND INSTALLATION OF IMPROVEMENTS
In the City of Renton, a Building Permit must be obtained to build buildings and structures. 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.
If no appeals or reconsideration requests are filed within 14 days of the effective date of the decision to approve the
application, the applicant may obtain building and construction permits. A construction permit for the installation ofon
site and off-site utilities will be issued upon the review and approval of civil engineering drawings by the Development
Engineering Section and receipt of all applicable development and permit fees. A building permit will be issued upon
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CITY OF RENTON PERMIT SERVICES
CONDITIONAL USE PERMIT
SUBMITTAL REQUIREMENTS
SPECIFIC CODE SECTION (S) RELATED TO THIS DOCUMENT
RMC 4-9-030 Conditional Use Permit Process
RMC 4-8 Permits—General and Appeals
PURPOSE
Conditional Use Permits allow for review of certain uses with special characteristics that may not generally be
appropriate within a zoning district, but may be permitted subject to conditions and mitigation measures that protect
public health, safety and welfare and ensure compatibility with other uses in the district. (RMC 4-9-030). Conditional Use
Permits also allow for review of requested density increases in the Center Downtown (CD) zone and height increases in
some commercial and industrial zones.
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 City staff electronically, not in person. Please email or call your assigned Project
Manager to submit your application. If you have any Planning related questions you may reach out to Planning Customer
Service at 425-430-7294 or planningcustomerservice@rentonwa.gov.
TIME FRAME
The average time frame for processing of a Conditional Use Permit varies from 6 to 12 weeks, depending on whether the
CONDITIONAL USE PERMIT SUBMITTAL REQUIREMENTS
decision may be made administratively (6 to 8 weeks), by the Hearing Examiner (8 to 12 weeks), or by the City Counci I
(12 weeks). This time frame assumes no appeals are filed.
APPLICATION AGREEMENT STATEMENT (WIRELESS ONLY)
A signed notarized statement indicating that: a) The applicant agrees to allow for the potential collocation of additional
wireless communication facility equipment by other providers on the applicant's structure or within the same site
location; and b) That the applicant agrees to remove the facility within six (6) months after that site's use is discontinued
or if the facility falls into disrepair, and restore the site to its pre-existing condition. If there are two (2) or more users of
a single wireless communication facility (WCF), then this provision shall not become effective until all users cease using
the WCF.
ADDITIONAL PERMITS
Additional permits from other agencies may be required. It is the applicant's responsibility to obtain these other
approvals. Information regarding these other requirements may be found at https://apps.oria.wa.gov/opas/
SOME KEY THINGS TO REMEMBER
1.City Staff or other agencies may request additional information during the review and decision-making process.
2.It is important that the applicant submit the requested material quickly to avoid delays in the process.
3.Any time spent gathering data and/or additional city review period will increase the time required to process the
application.
SUBMITTAL REQUIREMENTS
The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional
information is required to complete the review of an application. The applicant should contact the assigned Development
Engineer if there are any questions regarding submittal requirements.
□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 no the project site contains any environmentally sensitive areas; and
I.Property legal description.
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CONDITIONAL USE PERMIT SUBMITTAL REQUIREMENTS
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). Please call 425-
430-7294 to verify the exact amount required. Checks should be made out to the City of Renton and cannot be
accepted for over the total fee amount. Credit cards may also be used to pay required application fees. Fees are paid
at Cashier on the 1st Floor City Hall.
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;
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:
Name of adjacent water area or wetlands,
Nature of existing shoreline—describe:
Type of shoreline (i.e. lake, stream, lagoon, march, bog, floodplain, floodway);
Type of beach (i.e. accretion, erosion, high bank-low bank);
Type of material (i.e. sand, gravel, mud, clay, rock, riprap); and
The extent and type of any bulkheading.
The number and location of structures and/or residential units (existing and potential) which might
have views obstructed as a result of 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 Washing form required under WAC 197-1—742 and197-11-960.
7. Conditional Use Permit Justification, RMC 4-9-030E: A written description/justification setting forth the reasons
in favor of the application and addressing the criteria listed below except for wireless communication facilities and
increases to maximum height and/or density which can be found under their own subsection in RMC 4-9030E:
Please note that in addition to the criteria below for Accessory Dwelling Unit (ADU) and Non-Residential Uses
additional decision criteria set forth in RMC 4-9-030.1 shall be considered.
a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals,
objectives, policies and standards of the Comprehensive Plan, the zoning regulations, and any other plans,
programs, maps, or ordinances of the City of Renton.
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CONDITIONAL USE PERMIT SUBMITTAL REQUIREMENTS
b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a
particular use within the City or within the immediate area of the proposed use. The proposed location shall
be suited for the proposed use.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or
undue adverse effects on adjacent property.
d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood.
e. Parking: Adequate parking is, or will be made, available.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects
on the surrounding area.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and
mitigated.
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas.
Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the
proposed use.
i. Specific Requirements for Kennels and Pet Day Cares: In addition to the criteria above, the following criteria
shall also be considered for kennel and pet day care applications:
Whether alternative locations were reviewed and consideration was given to sites that are farthest
removed from many risk potential activity;
Whether adequate buffering is provided from abutting and adjacent uses;
Whether adequate security is demonstrated by the applicant;
Whether public input was provided during the site selection process; and
For SCTF there is no resulting concentration of residential facility beds operated by the Department of
Corrections or the Mental Health Division of the Department of Social and Health Services, the number
of registered sex offenders classified as Level II or Level III, and the number of sex offenders registered
as homeless in a particular neighborhood, community, jurisdiction or region.
j. Specific Requirements for Live-Work Units: In addition to the criteria in subsections D1 through D8 of this
Section and the development standards of the zone where the units(s) is proposed, the following criteria
shall be considered:
Each unit shall:
Not exceed a maximum of one thousand (1,000) square feet of nonresidential space for
commercial activity;
Include all nonresidential space, to the maximum allowed, constructed to commercial building
standards;
Provide an internal connection between the residential and nonresidential space with each
unit; and
Provide a street presence and pedestrian-oriented façade for the nonresidential space.
Only the following uses are allowed within the nonresidential space of aunit:
Eating and drinking establishments;
On-site services; and
Retail sales.
Within the Residential-14 (R-14) Zone, live-work units shall only be allowed along primary, minor, and
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CONDITIONAL USE PERMIT SUBMITTAL REQUIREMENTS
collector arterials.
Within the Commercial Arterial (CA) Zone, live-work units shall only be allowed at a distance of one
hundred fifty fee (150’) or greater from an arterial. (Ord. 5841, 6-12-2017; Ord. 5965, 3-3-2020).
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&cr=1
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. Construction Mitigation Description: A written narrative addressing each of the following:
a. Proposed construction dates (begin and end dates);
b. Hours and days of operation;
c. Proposed hauling/transportation routes;
d. Measures to be implemented to minimize dust, traffic, and transportation impacts, erosion, mud, noise,
and other noxious characteristics;
e. Any special hours proposed for construction or hauling (i.e. weekends, late nights); and
f. Preliminary traffic control plan.
Note: If your project requires the use of cranes, please contact the City’s Airport Manager at 425-430-7471 to
determine whether Federal Aviation Administration (FAA) notification will be required.
11. 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 play, the
certificate shall be dated within forty five (45) days prior to the approval of the final plat.
12. 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.
13. Neighborhood Detail Map: Please provide a map, drawn at a scale of one inch equals one hundred feet (1" =
100') or one inch equals two hundred feet (1" = 200') (or other scale approved by the Planning Division Director or
designee). The map shall show the location of the subject site relative to the property boundaries of the surrounding
parcels within approximately one thousand feet (1,000') or approximately two thousand five hundred feet (2,500')
for properties over five (5) acres and identifying the subject site with a darker perimeter line than that of surrounding
properties. The map shall also show the property’s lot lines, existing land uses, building outlines, City boundaries of
the City of Renton (if applicable), north arrow (oriented to the top of the plan sheet), graphic scale used for the map,
and City of Renton (not King County) street names for all streets shown. (Amd. Ord. 4963, 5
13-2002)
14. 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.
15. Site Plan: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1”=20’) (or
another 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,
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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:
Total square footage of the site,
Square footage (by floor and overall total) of each individual building and/or use,
Total square footage of all buildings (footprint of each building),
Percentage of lot coverage,
Square footage of all landscaping (total, parking lot, and wildlife habitat),
Allowable and proposed building height,
Building setbacks required by Code,
Proposed building setbacks,
Parking analysis, including:
Number of stalls required, by use; number of stalls provided, by use,
Size 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 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
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buildings and list adjacent and abutting land uses.
16. Architectural Elevations: A twenty four inch by thirty six inch (24" x 36") fully dimensioned architectural elevation
plan drawn at a scale of one-fourth inch equals one foot (1/4" = 1') or one-eighth inch equals one foot (1/8" = 1') (or
other size or scale approved by the Building Official) clearly indicating the information required by the “Permits”
section of the currently adopted International Building Code and chapter 19.27 RCW (State Building Code Act,
Statewide amendments), including, but not limited to, the following:
a. Existing and proposed ground elevations;
b. Existing average grade level underneath proposed structure;
c. Height of existing and proposed structures showing finished roof top elevations based upon site elevations
for proposed structures and any existing/abutting structures;
d. Building materials and colors including roof, walls, any wireless communication facilities, and enclosures;
e. Fence or retaining wall materials, colors, and architectural design;
f. Architectural design of on-site lighting fixtures; and
g. Cross-section of roof showing location and height of rooftop equipment (including air conditioners,
compressors, etc.) and proposed screening.
h. Required for the Urban Center Design Overlay District review packet.
Identify building elevations by street name and orientation, i.e., Burnett Ave. (west) elevation.
Show the location of rooflines, doors, and window openings.
Indicate typical detailing around doors, windows and balconies indicating finishes, color and reflectivity
of glazing.
Identify offsets in walls intended to meet the minimum requirements for building modulation indicating
the amount of offset.
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.
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:
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.
Projects exceeding thirty five feet (35’) in height must demonstrate compliance with the height
requirement in RMC 4-3-090D7a.
17. Landscaping Plan, Conceptual: A fully dimensioned plan, prepared by a landscape architect registered in the State
of Washington, a certified nurseryman, or other similar 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;
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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)
18. 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;
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
l. Detailed planting plan (soil mix, planting depth and width, and bark mulch depth).
19. 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.
20. 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.
21. 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;
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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;
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.
22. Tree Retention Worksheet: Please provide a completed City of Renton tree retention worksheet: https://
edocs.rentonwa.gov/Documents/DocView.aspx?id=8464283&dbid=1&repo=CityofRenton
23. 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.
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CONDITIONAL USE PERMIT SUBMITTAL REQUIREMENTS
24. 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 toscale;
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.
25. Wetland Mitigation Plan-Preliminary: A preliminary wetland mitigation plan shall include the following:
a. A site plan demonstrating sufficient area for replacement ratios;
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:
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:
Avoiding any disturbances to the wetland or buffer;
Minimizing any wetland or buffer impacts;
Compensating for any wetland or buffer impacts;
Restoring any wetlands or buffe impacted or lost temporarily;
Creating new wetlands and buffers for those lost; and
Enhancing an existing degraded wetland to compensate for lost functions and values, in addition
to restoring a wetland or creating a wetland.
Evaluating each of the mitigation plan criteria found in RMC 4-3-050L.
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:
The reduced buffer will function at a higher level than the standard buffer;
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An enhanced buffer shall never be less than seventy five percent (75%) of the standard width at its
narrowest point; and
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
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
The proposed buffer standard is based on consideration of the best available science as described
in WAC 365-195-905.
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:
There are existing physical improvements in or near the wetland and buffer; and
That width averaging will not adversely impact the wetland function and values; and
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
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
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
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)
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
c. dominant plant and animal species;
d. 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;
e. The exact locations and specifications for all activities associated with site development including the type,
extent and method of operations;
f. 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;
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g. Top view and typical cross-section views of the wetland and its buffer to scale;
h. The purposes of the project;
i. 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
27. Wetlands Delineation Map
28. Habitat Data Report that includes:
a. Site Plan: The site plan shall indicate:
The vegetative cover types reflecting the general boundaries of the different plant communities on
the site;
The exact locations and specifications for all activities associated with site development including the
type, extent, and method of operations;
Top view and typical cross-section views of critical habitat/wildlife habitat to scale;
The results of searches of the State Department of Fish and Wildlife’s Natural Heritage and Non-Game
Data System databases;
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:
The layers, diversity and variety of habitat found on the site
The location of any migration or movement corridors;
The species typically associated with the cover types, including an identification of any critical wildlife
species that might be expected to be found;
Identification of any areas that have been previously disturbed or degraded by human activity or
natural processes;
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):
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);
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);
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);
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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;
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);
Site drainage patterns, using arrows to indicate the direction of major drainage flow;
Top view and typical cross-section views of the stream or lake bed, banks, and buffers toscale;
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;
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
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:
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;
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;
The ecological functions currently provided by the stream/lake and existing riparian area and the
impacts of the proposal on the identified ecological functions;
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;
Measures to protect trees, as defined in RMC 4-11-200, and vegetation; and
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 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 includes:
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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 or 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 watercourse will be altered or relocated as a result of proposed
development.
31. Biological Assessment/Critical Area 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:
Identified critical areas, buffers and the development proposal with dimensions;
Topography at two-foot (2') intervals;
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Limits of any areas to be cleared/impacted; and
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
f. buffers adjacent to the proposed project area or potentially impacted by the proposed project;
g. A statement specifying the accuracy of the assessment/study, assumptions used in the assessment/study, and
explaining how best available science has been incorporated;
e. Determination of the degree of hazard and risk from the proposal both on the site and on surrounding
properties;
f. An assessment of the probable cumulative impacts to the critical areas, their buffers and other properties
resulting from the proposal;
g. An evaluation of the project’s compliance with sections 7 and 9 of the Endangered Species Act;
h. A description of reasonable efforts made to apply mitigation sequencing to avoid, minimize, and mitigate
impacts to critical areas;
i. 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
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)
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CONDITIONAL USE PERMIT SUBMITTAL REQUIREMENTS
36. Drainage Report: A report stamped by a State of Washington licensed engineer complying with the requirements
stipulated by the City of Renton Survey and Drafting Standards, RMC 4-6-030, and the 2017 King County Surface
Water Design Manual as adopted and amended by the City of Renton. The report (TIR) shall contain
the following:
Table of Contents
Technical Information (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
37. 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:
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,
g. 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);
h. Finished contours drawn at five foot (5') intervals as a result ofgrading;
i. Proposed drainage channels and related construction with associated underground storm lines sized and
connections shown; and
j. General notes addressing the following (may be listed on the cover sheet):
Area in square feet of the entire property.
Area of work in square feet.
Both the number of tons and cubic yards of soil to be added, removed, or relocated.
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CONDITIONAL USE PERMIT SUBMITTAL REQUIREMENTS
Type and location of fill origin, and destination of any soil to be removed from site.
Finished floor elevation(s) of all structures, existing and proposed.
38. Traffic Study: A report prepared by a State of Washington licensed engineer containing the elem ents 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.
39. Covenants, Existing: The recorded limitation on property which may be set forth in the property deed and/or
identified in a title report.
40. 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.
41. Inventory of Existing Sites: An inventory of the providers existing facilities with the Renton City corporate
limits, and any other facilities outside the City limits that are within one-half (1/2) mile of the proposed facility. The
inventory is to include specific information about the location, height, and design of each facility. The Department
may share such information with other applicants applying for administrative approvals or conditional use permits
under this Title or other organizations seeking to locate antennas within the City, provided, however that the
Department is not, by sharing such information, in any way representing or warranting that such sites are available
or suitable.
42. 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;
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
43. 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)
44. 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;
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CONDITIONAL USE PERMIT SUBMITTAL REQUIREMENTS
h. Square footage of any on-site wetlands;
i. Parking analysis to include the total number of parking spaces required and provided, number of compact and
ADA accessible” spaces provided, and parking space dimensions;
j. Square footage of landscaping for each area, for interior parking lot landscaping, and total;
k. Allowable and proposed building height;
l. Building setbacks required by Code; and
m. Proposed building setbacks. (Ord. 4587, 3-18-1996)
46. 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)
47. 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;
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CONDITIONAL USE PERMIT SUBMITTAL REQUIREMENTS
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
l. Detailed planting plan (soil mix, planting depth and width, and bark mulch depth).
48. Colored Rendering: A computer-generated exterior color view of the proposed building(s), site, and
landscaping in three (3) dimensional form.
49. Map of View Area (wireless only): A diagram or map depicting where within a one-quarter (1/4) mile radius any
portion of the proposed facility could be seen.
50. Photosimulations (wireless only): Photosimulations of the proposed facility from affected residential
properties and public right-of-way at varying distances. This shall include a diagram de- picting where the
photosimulations were taken.
51. Service Area Map (wireless only): A map showing the service area of the proposed wireless communication
facility and an explanation of the need for that facility.
52. Lease Agreement, Draft (wireless only): A draft lease agreement with the landholder, or separate equivalent
documentation that:
a. Allows the landholder to enter into leases with other providers; and
b. Specifies that if the provider fails to remove the facility upon six (6) months of its discontinued use, the
responsibility for removal falls upon the landholder.
REVIEW PROCESS
Once a complete land use application package has been accepted for initial review, the Planning Division will post one
notice of the pending application at or near the subject site and mail notices to property owners within 300 feet of the
project site. The proposal will be routed to other City departments and other jurisdictions or agencies that may have an
interest in the application. The reviewers have two (2) weeks to return their comments to the Planning Division. Within
approximately two weeks, the Planning Division will prepare a report regarding the proposal’s comp liance 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 (ERC) is comprised of the Administrator of Public Works, the Administrator of Community and Economic
Development, the Administrator of Community Services, and the Fire Chief. The Committee is responsible for
determining whether the proposal will result in significant adverse environmental impacts. To do this, the committee
will consider such issues as environmental health hazards, wetlands, groundwater, energy and natural resources and will
then issue its decision (Environmental Threshold Determination).
The Environmental Review Committee will either issue a:
Determination of Non-Significance (DNS): Make a determination the proposal will have no significant negative
environmental impacts; or
Mitigated Determination of Non-Significance (DNS-M): Make a determination the proposal, if modified, would
have no significant negative environmental impacts; or
Determination of Significance (DS): Make a determination the proposal will have significant adverse environmental
impacts and require the applicant to submit an Environmental Impact Statement (EIS) prepared by a qualified
consultant.
Once the Environmental Review Committee has issued its Environmental Threshold Determination (provided an EIS is
not required), a public notice of the Determination is 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. The remainder of the review process differs depending on
whether a public hearing is required. Section 4-2-060 of the Renton Municipal Code stipulates whether or not a public
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CONDITIONAL USE PERMIT SUBMITTAL REQUIREMENTS
hearing is required.
Administrative Conditional Use Permit Review: A public hearing is not required. The Planning Division reviews
the proposal in conjunction with the 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.
Hearing Examiner Conditional Use Permit Review and Review of Environmental Determination Appeals: A
public hearing is required. After review of the proposal and any staff or public comments, the Planning Division staff
will forward a report and recommendation and the Environmental Review Committee decision to the Hearing
Examiner prior to the hearing. This report will be mailed to all persons listed on the Master Application and all parties
of record. Notice of the public hearing will be published in the official newspaper at least 10 days prior to the hearing.
Applicants are strongly encouraged to attend the public hearing for their proposal. City staff will first make a
presentation to the Hearing Examiner about the proposal. Then the applicant and any citizens in support of the
proposal will give testimony. When giving testimony, names and addresses must be stated for the record. Following
this, individuals with neutral or opposing comments will give their testimony to the Hearing Examiner. City staff or
the applicant will address additional questions raised throughout the hearing. The Hearing Examiner will review the
proposed application concurrently with any environmental appeals and issue a final decision(s) within ten (10) days
of the hearing unless, at the time of the public hearing, the Hearing Examiner indicates additional time will be
required for issuance of the decision. The decision to approve, conditionally approve, or deny the proposal will be
mailed to all persons listed on the Master Applicati on and all parties of record. The Examiner’s decision on any
environmental appeals will also be mailed.
APPEAL AND RECONSIDERATION PROCESS FOR DECISIONS
Any person, including the applicant, aggrieved by the granting or denial of an application, may make a written
application for reconsideration to the Reviewing Official within fourteen (14) calendar days of the date of the decision.
After review of the request, the Reviewing Official may take whatever action is deemed proper. The Reviewing Official’s
written decision on the reconsideration request will be mailed to all parties of record within ten (10) days from the date
the request was filed. If any party is still not satisfied after a reconsideration decision has been issued, an appeal may
be submitted within fourteen (14) days to the City Clerk’s Office addressed to the following:
The Hearing Examiner for Administrative decisions
The City Council for Hearing Examiner decisions
An appeal may be filed without first requesting reconsideration by the Reviewing Official; however, it must be filed within
fourteen (14) days of the date when the original decision was issued. See Renton Municipal Code, Section 4-8- 110 for
further information on the appeal process and time frames.
BUILDING AND CONSTRUCTION PERMIT ISSUANCE AND INSTALLATION OF IMPROVEMENTS
In the City of Renton, a Building Permit must be obtained to build buildings and structures. A Construction Permit must
be obtained to install utility lines, transportation improvements and undertake work in City rights-of-way. Building and
Construction Permits are separate permits.
Applicants are required to receive all land use permits and all appeal periods shall pass prior to applying for building and
construction permits.
RESOURCES
City of Renton Forms
Electronic File Standards
Note: This handout shall not be used as a substitute for codes and regulations. The Applicant is responsible for
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CONDITIONAL USE PERMIT SUBMITTAL REQUIREMENTS
compliance with all codes and regulations, whether or not described in this document.
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CITY OF RENTON PERMIT SERVICES
MASTER SITE PLAN REVIEW SUBMITTAL
REQUIREMENTS
SPECIFIC CODE SECTION (S) RELATED TO THIS DOCUMENT
RMC 4-7-200 Master Site Plan Review Process
RMC 4-8 Permits—General and Appeals
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 Master Plan process is a guide to phased planning of development
projects with multiple buildings on a single large site.
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 requiredto
facilitate the electronic plan review process. Failure to adhere to the sample file naming format listed in theElectronic
File Standards may result in a request for resubmittal and/or delay the plan review process, deeming the application
incomplete.
COMPLETE APPLICATION REQUIRED
To accept your application, each of the numbered items must be submitted at the same time. Determination thatan
application is complete indicates only that the application is ready for review on its merits, not that the City will makea
favorable decision on the application.
APPLICATION SUBMITTAL HOURS
Applications should be submitted to City staff electronically, not in person. Please email or call your assigned Project
Manager to submit your application or emaildevelopmentengineering@rentonwa.gov
TIME FRAME
The average time frame for processing of a Master Site Plan application is typically 12 weeks, and the decision is issued
by the Hearing Examiner. This time frame assumes no appeals are filed. As a Type 3 application it requires public notice
which provides an opportunity for public comments prior to a decision.
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MASTER SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
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
Pre-Application Meeting Summary: If the application was reviewed at a “pre-application meeting”.
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.
Land Use Permit Master Application Form: 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.
Fees: The application must be accompanied by the required application fee (seeFee 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.
Project Narrative: A clear and concise description and summary of the proposed project, including the following:
a. Project name, size and location of site;
b. Zoning designation of the site and adjacent properties;
c. Current use of the site and any existing improvements;
d. Special site features (i.e., wetlands, water bodies, steep slopes);
e. Statement addressing soil type and drainage conditions;
f. Proposed use of the property and scope of the proposed development (i.e., height, square footage, lot
coverage, parking, access, etc.);
g. Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.);
h. Total estimated construction cost and estimated fair market value of the proposed project;
i. Estimated quantities and type of materials involved if any fill or excavation is proposed;
j. Number, type and size of trees to be removed;
k. Explanation of any land to be dedicated to the City; and
l. For shoreline applications only:
Name of adjacent water area or wetlands,
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MASTER SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
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
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
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. 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 This can be found on the City ’s website: https://edocs.rentonwa.gov/Documents/
DocView.aspx?id=8461915&dbid=0&repo=CityofRenton
9. Plat Certificate or Title Report: Please provide a current Plat Certificate or Title Report obtained from a title
company documenting the ownership and title of all interested parties in the plat, subdivision, or dedication and
listing all encumbrances of the involved parcel(s). 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. 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) 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.
10. Draft Legal Documents: Please provide any proposed street dedications, restrictive covenants, draft
Homeowners Association, or any other legal documents pertaining to the development and use of the property.
11. Urban Design Regulations Review Packet: A set of submission materials required for projects subject to the
Urban Design Regulations inRMC 4-3-100:
a. Site plan, land use review;
b. Elevations, architectural;
c. Floor plans general;
d. Narrative outlining how the applicant’s proposal addresses the City’s Urban Design Regulations.
Note: Urban Design Regulation Check List can be found athttps://www.codepublishing.com/WA/Renton/html/
Renton04/Renton0403/Renton0403100.html
12. 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.
13. Affidavit of Installation of Public Outreach Sign(s) (only for projects with an estimated value equal or greater
than $10,000,000): 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.
14. Proof of Neighborhood Meeting (only for projects with an estimated value equal or greater than
10,000,000): Please provide the following materials with the submittal of a complete development application:
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MASTER SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
a. A copy of the notice provided to surrounding property owners within three hundred feet (300’) of the
proposed development site;
b. A copy of the mailing list used to send out meeting notices;
c. An affidavit of mailing and posting notice(s);
d. A copy of the meeting sign-in sheet;
e. Copies of 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 madeno
comments, the required submittal materials shall reflect the absence of comment, attendance, or both.
15. 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.
16. 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:
Total square footage of the site,
Square footage (by floor and overall total) of each individual building and/or use,
Total square footage of all buildings (footprint of each building),
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MASTER SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
Percentage of lot coverage,
Square footage of all landscaping (total, parking lot, and wildlife habitat),
Allowable and proposed building height,
Building setbacks required by Code,
Proposed building setbacks,
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);
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.
17. Landscape Plan, Conceptual: A fully dimensioned plan, prepared by a landscape architect registered in the
State of Washington, a certified nurseryman, or other similarly qualified professional, drawn at the same scaleas
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 RMC4-4-070, 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.;
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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).
18. Tree Retention/ Land Clearing (Tree Inventory) Plan: Please provide 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, location and dimensions of rights- of-way, utility lines, fire
hydrants, street lighting, and easements;
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 RMC4-4-130H9,
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 shallbe
indicated on the plan;
n. For allowed activities, including allowed exemptions, modifications, and variances, show all trees proposed
to be removed in priority tree retention areas: slopes twenty five percent (25%) to thirty nine percent
39%), high or very high landslide hazard areas, and high erosion hazard areas;
o. Show trees to be removed in protected critical areas: wetlands, Shorelines of the State, streams and lakes,
floodways, floodplain slopes forty percent (40%) or greater, very high landslide hazard areas, and critical
habitat if the activity is exempt or allowed by the critical areas regulations in RMC4-3-050C3, Exemptions –
Critical Areas and Buffers;
p. Show all trees to be retained in critical area buffers; and
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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 RMC4 -4-130H1c,
Calculating Tree Retention
19. 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
20. Arborist Report: Please provide 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.
21. 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 RMC4-3-050F2, Plans and Studies Required;
b. A description of the vegetative cover of the wetland and adjacent area including identification ofthe
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.
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 RMC4-8-120D.23. In addition, if any alteration to the wetland or bufferis
proposed, a wetland mitigation plan is also required. See RMC4-8-120D.23 for plan content requirements.
22. Landscape analysis, lot coverage, and parking analysis (For commercial/industrial properties only): please
provide a landscape and parking analysis including the following:
a. Total square footage of the site and the footprints of all buildings
b. Total square footage of existing and proposed impervious surface area(s)
c. Square footage (by floor and overall total) of each individual building and/or use
d. Percentage of lot covered by buildings or structures
e. Number of parking spaces required by City code
f. Number and dimensions of standard, compact, and ADA accessible spaces provided
g. Square footage of parking lot landscaping (perimeter and interior)
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23. Standard Stream or Lake Study: Please provide a report containing the information specified inRMC 4-8-120D.
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 a mitigation plan are
also required. See RMC 4-8-120D for plan content requirements.
24. Flood Hazard Data: Please provide the following:
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 locationof
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 criteriain
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
25. Habitat Data Report: If the project site contains or abuts a critical habitat per RMC4-3-050G.6, please provide
a report containing the following:
a. Site Plan: The site plan shall indicate:
The vegetative cover types reflecting the general boundaries of the different plant communities onthe
site;
The exact locations and specifications for all activities associated with site development includingthe
type, extent and method of operations;
Top view and typical cross -section views of critical habitat/wildlife habitat to scale;
The results of searches of the State Department of Fish and Wildlife’s Natural Heritage and Non-Game
Data System databases;
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:
The layers, diversity and variety of habitat found on the site;
The location of any migration or movement corridors;
The species typically associated with the cover types, including an identification of any critical wildlife
species that might be expected to be found;
Identification of any areas that have been previously disturbed or degraded by human activityor
natural processes;
A summary of existing habitat functions and values, utilizing a habitat evaluation procedureor
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.
26. 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
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action is likely to: (1) adversely affect listed orde-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:
Identified critical areas, buffers and the development proposal with dimensions;
Topography at two-foot (2') intervals;
Limits of any areas to be cleared/impacted; and
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;
g. Determination of the degree of hazard and risk from the proposal both on the site and on surrounding
properties;
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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.
27. 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 evaluationsor
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.
28. Letter of Understanding Geologic Risk: Please provide 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 portionsof
structures on the site, of the unstable potential of the area.
29. 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 elevationsfor
each floor of proposed and existing (to remain) structures shall be shown. (Amd. Ord. 4835, 3 -27-2000)
30. Drainage Control Plan: Please provide a plan drawn to scale and stamped by a Washington State licensed
professional engineer and complying with the requirements of RMC 4-6-030 and the 2016 King County Surface
Water Design Manual, as adopted and amended by the City of Renton. (Amd. Ord. 4835, 3-27-2000; Ord. 5526, 2-1-
2010)
31. Drainage Report: Please provide a report complying with the requirements of the City of Renton Drafting
Standards in RMC 4-6-030, and the 2016 King County Surface Water Design Manual as adopted and amended by
the City of Renton. The report (TIR) must be stamped and dated by a civil engineer and shall contain the following:
a. Table of Contents
b. Technical Information Report (TIR) Worksheet
c. Section 1: Project Overview
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d. Section 2: Conditions and Requirements Summary
e. Section 3: Offsite Analysis
f. Section 4: Flow Control and Water Quality Facility Analysis and Design
g. Section 5: Conveyance System Analysis and Design
h. Section 6: Special Reports and Studies
i. Section 7: Other Permit
j. Section 8: CSWPPP Analysis and Design
k. Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant
l. Section 10: Operations and Maintenance Manual.
32. Architectural Elevations: Please provide elevations for each building and each building face (N,S,E,W), of a24”
x 36” fully-dimensioned architectural elevation plan drawn at a scale of1/4” = 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 andRCW 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.
Identify building elevations by street name and orientation, i.e., Burnett Ave. (west) elevation.
Show the location of rooflines, doors and window openings.
Indicate typical detailing around doors, windows and balconies indicating finishes, color and reflectivity
of glazing.
Identify offsets in walls intended to meet the minimum requirements for building modulation
indicating the amount of offset.
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.
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:
Include measurements of the existing and proposed elevations of the stream, river, or lake bottomin
relationship to the proposed structure, if the proposed structure is located fully or partially in, or over,
the water.
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Projects exceeding thirty five feet (35') in height must demonstrate compliance with the height
requirement in RMC 4-3-090D7a
33. Grading Elevations and Plan, Conceptual: This is required if the proposed grade differential on-site will exceed
24" from the top of the curb or if the amount of earth to be disturbed exceeds 500 cubic yards. Please provide a
twenty two inch by thirty four inch (22" x 34") plan drawn by a State of Washington licensed civil engineer at a
scale of one inch to forty feet (1" to 40') (horizontal feet) and one inch to ten feet (1" to 10') (vertical feet) (or other
size plan sheet or scale approved by the Planning Division Development Engineering Manager or designee) clearly
indicating the following:
a. Graphic scale and north arrow
b. Dimensions of all property lines, easements, and abutting streets
c. Location and dimension of all on-site structures and the location of any structures within fifteen feet (15')
of the subject property or which may be affected by the proposed work;
d. Accurate existing and proposed contour lines drawn at two-foot, or less, intervals showing existing ground
and details of terrain and area drainage to include surrounding off-site contours within 100-feet of the site
e. Location of natural drainage systems, including perennial and intermittent streams, the presence of
bordering vegetation, and floodplains;
f. Setback areas and any areas not to be disturbed, including the location, size and species of all protected
trees on site. Protected trees shall have the approximate drip line shown. The method of tree protection
during grading and construction shall be shown. If grade changes in the vicinity of the protected trees are
necessary, the method of reconciling the drip line with the finished elevation shall be included (see RMC4-
4-130, Tree Retention and Land Clearing Regulations);
g. Finished contours drawn at five foot (5') intervals as a result of grading;
h. Proposed drainage channels and related construction with associated underground storm lines sized and
connections shown; and
i. General notes addressing the following (may be listed on the cover sheet):
Area in square feet of the entire property.
Area of work in square feet.
Both the number of tons and cubic yards of soil to be added, removed, or relocated.
Type and location of fill origin, and destination of any soil to be removed from site.
Finished floor elevation(s) of all structures, existing and proposed.
34. 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.
35. Traffic Study: Please provide a report prepared by a State of Washington licensed professional 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.
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36. Colored Rendering: A computer-generated exterior color view of the proposed building(s), site, and
landscaping in three (3) dimensional form.
37. 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 Manager.
38. 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. A14 -day appeal period
commences following the publication date. At the discretion of the City, a separate and additional15 -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.
Administrative Site Plan Review: A public hearing is not required. The Planning Division reviews the proposal for
compliance with the requirements of RMC 4-9-200E and F in conjunction with the Environmental Review
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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.
Hearing Examiner Site Plan Review and Review of Environmental Determination Appeals: A public hearing is
required. After review of the proposal and any staff or public comments, the Planning Division staff will forwarda
report and recommendation and the Environmental Review Committee decision to the Hearing Examiner prior to
the hearing. This report will be mailed to all persons listed on the Master Application and all parties of record.
Notice of the public hearing will be published in the official newspaper at least 10 days prior to the hearing, the site
will be posted again, and parties of record will receive notices of the hearing via mail. Applicants are strongly
encouraged to attend the public hearing for their proposal. City staff will first make a presentation to the Hearing
Examiner about the proposal. Either the applicant or citizens in support of the proposal will then give testimony.
When giving testimony, names and addresses must be stated for the record. Following this, individuals with neutral
or opposing comments will give their testimony to the Hearing Examiner. City staff or the applicant will address
additional questions raised throughout the hearing. The Hearing Examiner will review the proposed application for
compliance with the requirements of RMC 4-9-200E and F concurrently with any environmental appeals and issue a
final decision(s) within 14 days of the hearing unless, at the time of the public hearing, the Hearing Examiner
indicates additional time will be required for issuance of the 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. The Examiner’s decision on any environmental appeals will also be mailed.
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 maybe
submitted within 14 days to:
The Hearing Examiner for Administrative decisions
The City Council for Hearing Examiner decisions
An appeal may be filed without first requesting reconsideration by the Reviewing Official; however, it must befiled
within 14 days of the date when the original decision was issued. See RMC 4-8-110 for further information on the
appeal process and time frames.
BUILDING AND CONSTRUCTION PERMIT ISSUANCE AND INSTALLATION OF IMPROVEMENTS
In the City of Renton, a Building Permit must be obtained to build buildings and structures. 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.
If no appeals or reconsideration requests are filed within 14 days of the effective date of the decision to approve the
application, the applicant may obtain building and construction permits. A construction permit for the installation ofon
site and off-site utilities will be issued upon the review and approval of civil engineering drawings by the Development
Engineering Section and receipt of all applicable development and permit fees. A building permit will be issued upon
the Building Section’s approval of building plans and receipt of all applicable fees.
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 Development Engineering Section.
The application should explain the reasons why such delay is necessary. If approval is granted, security in the form of an
rentonwa.gov/permitservices | planningcustomerservice@rentonwa.gov | 425-430-7294 11/1/2023 Page 15 of 15
MASTER SITE PLAN REVIEW SUBMITTAL REQUIREMENTS
irrevocable letter of credit, set-aside fund, assignment of funds, or certified check 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 (2) years to comply with all conditions of approval and
to apply for any necessary permits before the approval becomes null and void. The approval body that approved the
original application may grant a single two-year extension. The approval body may require a public hearing for such
extension.
RESOURCES
City of Renton Forms
Electronic File Standards
Note: This handout shall not be used as a substitute for codes and regulations. The Applicant is responsible for
compliance with all codes and regulations, whether or not described in this document.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 8 | Published: 7/20/2021
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov
LOT LINE ADJUSTMENT SUBMITTAL REQUIREMENTS
Published : 7/20/2021
PURPOSE
The Lot Line Adjustment process allows for the adjustment of a boundary line(s) between adjacent property owners
provided this does not result in the creation of new lots that are non-conforming to the requirements of the Subdivision
Development Standards or Zoning Regulations.
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. For submission of your final plan
please email or call your assigned Project Planner to make arrangements for drop-off. 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 entire lot line adjustment process takes approximately 6-8 weeks to complete. The time frame for getting a lot line
adjustment approved is largely dependent upon application completeness and prompt submittal of revisions.
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
a. City Staff or other agencies may request additional information during the review and decision-making process.
b. It is important that the applicant submit the requested material quickly to avoid delays in the process.
c. Any time spent gathering data and/or additional city review period will increase the time required to process the
application.
Specific Code Section(s) related to this document
RMC 4-7-060 Lot Line Adjustment Process
RMC 4-8 Permits – General and Appeals
LOT LINE ADJUSTMENT SUBMITTAL REQUIREMENTS (CONT’D )
Page 2 of 8 | Published: 7/20/2021
SUBMITTAL REQUIREMENTS
The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional
information is required to complete the review of an application. The applicant should contact the assigned Project
Planner, if there are any questions regarding submittal requirements.
All Application Materials Required Unless Waived by City Staff
1. 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.
2. 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.
3. Fees: The application must be accompanied by the required application fee (see Fee Schedule). Please
call 425-430-7294 to verify the exact amount required. Checks should be made out to the City of Renton
and cannot be accepted for over the total fee amount. Credit cards may also be used to pay required
application fees. Fees are paid at Cashier on the 1st Floor City Hall.
4. Project Narrative: Please provide a clear and concise description and summary of the proposed project
including the specific code sections being modified.
a. Project name, size and location of site;
b. Zoning designation of the site and adjacent properties;
c. Current use of the site and any existing improvements;
d. Special site features (i.e., wetlands, water bodies, steep slopes);
e. Statement addressing soil type and drainage conditions;
f. Proposed use of the property and scope of the proposed development (i.e., height, square footage,
lot coverage, parking, access, etc.);
g. Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.);
h. Total estimated construction cost and estimated fair market value of the proposed project;
i. Estimated quantities and type of materials involved if any fill or excavation is proposed;
j. Number, type and size of trees to be removed;
k. Explanation of any land to be dedicated to the City; and
l. For shoreline applications only:
LOT LINE ADJUSTMENT SUBMITTAL REQUIREMENTS (CONT’D )
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All Application Materials Required Unless Waived by City Staff
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.
5. Neighborhood Detail Map: Please provide 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.
6. Density Worksheet
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8461915&dbid=0&repo=CityofRenton
7. Plat Certificate or Title Report: A document prepared by a title insurance company documenting the
ownership and title of all interested parties in the plat, subdivision, or dedication and listing all
encumbrances. In the case of a final plat, the certificate shall be dated within forty five (45) days prior to
the approval of the final plat.
8. Lot Line Adjustment Map: A drawing of the proposed lot line adjustment prepared on an eighteen inch
by twenty four inch (18" x 24") sheet of paper by a licensed land surveyor complying with the City’s
surveying standards, including the following:
a. Name of the proposed lot line adjustment (e.g., Smith/Larsen Lot Line Adjustment);
b. Space reserved for “City of Renton File Number” (large type) at top of first sheet;
c. Space reserved for City of Renton “land record number” (small type) at bottom left of first sheet;
d. Legal description of each existing and proposed lot. If a metes and bounds description is used, it
must be stamped by a licensed surveyor;
e. Date, graphic scale (one inch equals forty feet (1" = 40'), unless otherwise approved by the
Department), and north arrow;
f. Names, locations, widths, types, and dimensions of adjacent and on-site streets, alleys, and
easements;
g. Lot lines with all property lines dimensioned and square footage of each lot;
h. Parcels identified as Lot 4, Lot 3, etc.;
i. “Old” lot line(s) and “new” lot line(s) clearly labeled and differentiated by line type and/or thickness
indicated distance(s) moved);
j. Addresses for each lot and new street names in accordance with the street grid system regulations
of chapter 9-11 RMC;
k. Total square footage of existing and revised lots;
l. Ground floor square footage of all structures;
m. Location, dimensions and square footage of any existing structures to remain, and dimensioned
distances to property lines;
n. Location of existing conditions (such as wetlands, steep slopes, watercourses) on or adjacent to the
site which could hinder development. Include boundaries of utility, open space, and/or critical
LOT LINE ADJUSTMENT SUBMITTAL REQUIREMENTS (CONT’D )
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All Application Materials Required Unless Waived by City Staff
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;
o. Reservations, restrictive covenants, easements, description of any areas to be dedicated to public
use with notes stating their purpose, and any limitations, and identifying the grantee and, if the
grantee is the City, a statement of provisions reserving, granting and/or conveying the area with a
description of the rights and purposes must be shown;
p. Coordinates pursuant to City surveying standards for permanent control monuments;
q. Location of all interior permanent control monuments pursuant to City surveying standards;
r. Statement of equipment and procedure used pursuant to WAC 332-130-100;
s. Basis of bearing pursuant to WAC 332-130-050(1)(b)(iii);
t. Date the existing monuments were visited pursuant to WAC 332-130-050(1)(f)(iv);
u. Verification that permanent markers are set at corners of the proposed lots;
v. Statement of discrepancies, if any, between bearings and distances of record and those measured
or calculated;
w. Surveyor’s testament, stamp and signature;
x. Certification by a State of Washington licensed land surveyor that a survey has been made and that
monuments and stakes have been set;
y. Notarized signatures of all property owners having an interest in the property, certifying ownership
and approval of the proposal;
z. Signature and date line(s) for the King County Assessor; and
aa. Signature and date line(s) for the Community and Economic Development Administrator. (Ord.
5450, 3-2-2009; Ord. 5676, 12-3-2012; Ord. 5757, 6-1-2015; Ord. 5841, 6-12-2017; Ord. 5907, 12-
10-2018)
9. 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.
10. Parking, Lot Coverage, Landscaping Analysis: (For commercial/industrial properties only) A listing of the
following information (may also be included on the first sheet of the site plan):
a. Total square footage of the site;
b. Total square footage of existing area(s) of impervious surfacing;
c. Total square footage of existing natural/undeveloped area;
d. Square footage (by floor and overall total) of each individual building and/or use;
e. Total square footage of the footprints of all buildings;
f. Percentage of lot covered by buildings or structures;
g. Total pavement square footage, both existing pavement to remain plus new pavement proposed to
be installed;
h. Square footage of any on-site wetlands;
i. Parking analysis to include the total number of parking spaces required and provided, number of
compact and “ADA accessible” spaces provided, and parking space dimensions;
j. Square footage of landscaping for each area, for interior parking lot landscaping, and total;
k. Allowable and proposed building height;
l. Building setbacks required by Code; and
m. Proposed building setbacks. (Ord. 4587, 3-18-1996)
11. 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;
LOT LINE ADJUSTMENT SUBMITTAL REQUIREMENTS (CONT’D )
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All Application Materials Required Unless Waived by City Staff
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 report if ANY wetlands are located on subject property or within 100 feet
of subject property. The wetland report/delineation must be prepared by a qualified professional and
include 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.
12. 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;
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
LOT LINE ADJUSTMENT SUBMITTAL REQUIREMENTS (CONT’D )
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All Application Materials Required Unless Waived by City Staff
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.
13. 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)
14. 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)
15. Drainage Report: A report stamped by a State of Washington licensed engineer complying with the
requirements stipulated by the City of Renton Survey and Drafting Standards, RMC 4-6-030, and the 2017
King County Surface Water Design Manual as adopted and amended by the City of Renton. The report
TIR) shall contain the following:
Table of Contents
Technical Information Report (TIR) Worksheet
Section 1: Project Overview
Section 2: Conditions and Requirements Summary
LOT LINE ADJUSTMENT SUBMITTAL REQUIREMENTS (CONT’D )
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All Application Materials Required Unless Waived by City Staff
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.
16. Calculations: Please provide a compilation prepared by a State of Washington licensed land surveyor
clearly indicating the dimensions of the boundaries and the closures for each lot, parcel, tract, and block
in the plat, short plat, lot line, binding site plan, or lot line adjustment – an approved printed computer
plot closure or demonstrated mathematical plot closure on all lots, streets, alleys and boundaries.
17. 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 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.
a. A qualified professional for Habitat conservation must have a degree in biology or a related degree
and professional experience related to the subject species.
b. A qualified professional for a geological hazard must be a professional engineer or geologist,
licensed in the state of Washington.
c. 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:
LOT LINE ADJUSTMENT SUBMITTAL REQUIREMENTS (CONT’D )
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All Application Materials Required Unless Waived by City Staff
Note: This handout shall not be used as a substitute for codes and regulations. The Applicant is responsible for compliance with
all codes and regulations, whether or not described in this document.
REVIEW PROCESS
Once a complete application has been accepted for initial review, the Planning Division will route the application to
those City departments having an interest in the application. All comments and requests for revisions will be sent to the
applicant. Once all comments have been addressed, the applicant must re-submit the revised plans and/or documents
for review.
When the applicant has adequately addressed the comments, the City will send a written request for the final plans,
courier and recording fees and any associated legal documents. Once all City-required approval signatures have been
obtained, the City will transmit the map via courier to King County for recording.
TRANSFER OF OWNERSHIP
The recording of the lot line adjustment map alone does not transfer ownership. Please remember to prepare and record
a deed transferring ownership of the portion of land depicted in the Lot Line Adjustment Map. We recommend that a
surveyor prepare the legal description for this document and a land-use attorney review the deed. It is the applicant's
responsibility to ensure this document is properly prepared and recorded.
RESOURCES
City of Renton Forms
Electronic File Standards
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;
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. (Ord. 5675, 12-3-2012; Ord. 5757, 6-1-2015)
18. Draft Legal Documents: Please provide any proposed street dedications, restrictive covenants, draft
Homeowners Association, or any other legal documents pertaining to the development and use of the
property.
Return Address:
City Clerk’s Office
City of Renton
1055 South Grady Way
Renton, WA 98057
Title:
DECLARATION of LOT COMBINATION
Property Tax Parcel Number(s):
Project File #:
LUA____-______-LC
Address or Intersection:
Section _____ Township _____ North Range _____ East, W.M., City of Renton, King County, Washington
Grantor(s): Grantee(s):
1. 1. City of Renton, a Municipal Corporation
I (We), hereby certify that I am (we are)
the owner(s) of the property described in Exhibit ‘A’ on page ____, said property being in common
ownership, do hereby petition the City of Renton to allow the separate parcels to be combined into
single legal lot(s) of record as described in Exhibit ‘B’ on page ____, as specifically allowed by the
Revised Code of Washington, Section 58.17.040 (6). The Map Exhibit on page ____ depicts the
original and the hereby revised parcels.
NOW THEREFORE, in consideration of the mutual benefits to accrue herefrom and by signing hereon,
the parties do for themselves, their heirs and assigns, revise the boundary lines of the parcels
described in the aforementioned Exhibit ‘A’ and establish and recognize the parcel legal
description(s) in the aforementioned Exhibit ‘B’ as the new parcel legal description(s).
IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed
this ______ day of ___________ 20____
City of Renton Approval:
The petition of the property owner(s) to combine the separate properties described in the
aforementioned Exhibit ‘A’ into legal lots of record as described in aforementioned Exhibit ‘B’. This
lot combination is binding upon recordation and the resulting parcel(s) may only be divided through
the City of Renton’s formal subdivision process.
Planning Director Date
City of Renton Department of Community and Economic Development
INDIVIDUAL FORM OF ACKNOWLEDGMENT
Notary Seal must be within box STATE OF WASHINGTON ) SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that ______________________
signed this instrument and
acknowledged it to be his/her/their free and voluntary actfor theuses and purposes
mentioned in the instrument
Notary Public in and for the State of Washington
Notary (Print)_____________________________________
My appointment expires:____________________________
Dated:
REPRESENTATIVE FORM OF ACKNOWLEDGMENT
Notary Seal must be within box STATE OF WASHINGTON ) SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that ______________________
signed this instrument, on oath
stated that he/she/they was/were authorized to execute the instrument and
acknowledged it as the _________________________ and ____________________
of ___________________________ tobe the free and voluntary act of such
party/parties for the uses and purposes mentioned inthe instrument.
Notary Public in and for the State of Washington
Notary (Print)_____________________________________
My appointment expires:____________________________
Dated:
CORPORATE FORM OF ACKNOWLEDGMENT
Notary Seal must be within box STATE OF WASHINGTON ) SS
COUNTY OF KING )
On this _______ day of _____________, 20____, before me personally appeared
to me known to
be of the corporation that
executed the within instrument, and acknowledge the said instrument to be the free
and voluntary act and deed of said corporation, for the uses and purposes therein
mentioned, and each on oath stated that he/she was authorized to execute said
instrument and that the seal affixed is the corporate seal of said corporation.
Notary Public in and for the State of Washington
Notary (Print)_____________________________________
My appointment expires:____________________________
Dated:
EXHIBIT ‘A’
Original Legal Description
EXHIBIT ‘B’
Revised Legal Description
MAP EXHIBIT
Original Parcel Configuration
Revised Parcel Configuration