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CITY OF RENTON Ι PERMIT SERVICES
ENVIRONMENTAL REVIEW
SUBMITTAL REQUIREMENTS
SPECIFIC CODE SECTION (S) RELATED TO THIS DOCUMENT
RMC 4-9-070 Environmental Review Procedures
RMC 4-8 Permits—General and Appeals
PURPOSE
To evaluate the environmental impacts of a proposal and to identify methods to reduce those impacts. During this
review process environmental values are considered as well as technical and economic considerations.
FREE PRE-APPLICATION MEETING
Prior to submitting an application, the applicant should informally discuss the proposed development with the
Planning Division. The Planning Division will provide assistance and detailed information on the City’s
requirements and standards. For further information on this meeting, see the instruction sheet entitled "Pre-
Application.”
APPLICATION SCREENING
A Pre-Submittal screening may be required prior to formal Land Use Review. The screening will be performed
electronically via an FTP link that your Project Manager will provide to you. After you upload your submittal
documents the Project Manager will review the submittal materials to ensure that requested revisions or missing
items have been updated and/or corrected. If all required submittal items are provided and complete, unless
waived by the Project Manager, staff will take in the application for official review.
ELECTRONIC FILE STANDARDS
All documents MUST be submitted electronically. Specific file naming conventions for submitted plans are
required to facilitate the electronic plan review process. Failure to adhere to the sample file naming format listed
in the Electronic File Standards may result in a request for resubmittal and/or delay the plan review process,
deeming the application incomplete.
COMPLETE APPLICATION REQUIRED
In order to accept your application, each of the numbered items must be submitted at the same time.
Determination that an application is complete indicates only that the application is ready for review on its merits,
not that the City will make a favorable decision on the application.
APPLICATION SUBMITTAL HOURS
Applications should be submitted to Planning Division staff electronically, not in person. Please email or call your
assigned Project Planner to submit your application. If you have any Planning related questions you may reach out
to Planning Customer Service at 425-430-7294 or planningcustomerservice@rentonwa.gov.
TIME FRAME
The average time frame for processing of a Environmental Review varies from 6 to 12 weeks, depending on whether
the decision may be made administratively (6 to 8 weeks), by the Hearing Examiner (8 to 12 weeks), or by the City
Council (12 weeks). This time frame assumes no appeals are filed.
ENVIRONMENTAL REVIEW SUBMITTAL REQUIREMENTS
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ADDITIONAL PERMITS
Additional permits from other agencies may be required. It is the applicant’s responsibility to obtain these other
approvals. Information regarding these other requirements may be found at https://apps.oria.wa.gov/opas/
SOME KEY THINGS TO REMEMBER
1.City Staff or other agencies may request additional information during the review and decision-making process.
2.It is important that the applicant submit the requested material quickly to avoid delays in the process.
3.Any time spent gathering data and/or additional city review period will increase the time required to process
the application.
4.The applicant may request a letter of deferral from the Administrator and post security for any improvements
that have not been completed.
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 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. Fees: The application must be accompanied by the required application fee (see Fee Schedule Brochure).
Please call 425-430-7294 to verify the exact amount required. Checks should be made out to the City of
Renton and cannot be accepted for over the total fee amount. Credit cards may also be used to pay required
application fees.
4. 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.
5. Project Narrative: Please provide a clear and concise description and summary of the proposed project
including the specific code sections being modified.
a.Project name, size and location of site;
b.Zoning designation of the site and adjacent properties;
c.Current use of the site and any existing improvements;
d.Special site features (i.e., wetlands, water bodies, steep slopes);
e.Statement addressing soil type and drainage conditions;
f.Proposed use of the property and scope of the proposed development (i.e., height, square footage, lot
coverage, parking, access, etc.);
g.Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.);
h.Total estimated construction cost and estimated fair market value of the proposed project;
i.Estimated quantities and type of materials involved if any fill or excavation is proposed;
PRE_25_Ren_Morris_Preapp_Meeting_Summary_25.0805
See W_25_Ren_Morris_Waiver_25.0805
A_25_Ren_Morris_Notarized_Land_Use_Master_Application_251007
PN_25_Ren_Morris_Project_Narrative_25.0805
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j.Number, type and size of trees to be removed;
k.Explanation of any land to be dedicated to the City; and
l.For shoreline applications only:
i.Name of adjacent water area or wetlands,
ii.Nature of existing shoreline – describe:
•Type of shoreline (i.e., lake, stream, lagoon, marsh, bog, floodplain, floodway);
•Type of beach (i.e., accretion, erosion, high bank-low bank);
•Type of material (i.e., sand, gravel, mud, clay, rock, riprap); and
•The extent and type of any bulkheading, and
iii.The number and location of structures and/or residential units (existing and potential) which
might have views obstructed as a result of the proposed project; and
m.The proposed number, size, and density of the new lots, for subdivision applications only.
6. Environmental Checklist: The standard State of Washington form required under WAC 197-11-742 and 197-
11-960. Please ensure you have signed the checklist and that all questions on the checklist have been filled in. If
a particular question on the checklist does not apply, fill in the space with “Not Applicable”.
7. Rezone, Variance, Modification, or Conditional Use Justification: Please contact the Planning Division to
determine whether your project proposal triggers any additional land use permits. If so, additional information
may be required.
8. Density Worksheet: 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. Construction Mitigation Description: Please provide a written narrative addressing each of the following:
a.Proposed construction dates (begin and end dates)
b.Hours and days of operation
c.Proposed hauling/transportation routes
d.Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud,
noise, and other noxious characteristics
e.Any special hours proposed for construction or hauling (i.e. weekends, late nights)
f.Preliminary traffic control plan
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.
10. 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.
11. Affidavit of Installation of Public Information Sign (s): A notarized statement signed by the applicant or
applicant’s representative attesting that the required public information sign(s) has been installed in
Waiver approved. See W_25_Ren_Morris_Waiver_25.0805
P_25_Ren_Morris_Site_Plan_Cover_Sheet_2510
NOA_25_Ren_Morris_Affidavit_of_Installation_of_Public_Information_Sign_25.0627
J_25_Ren_Morris_Permit_Justification_25.0805.pdf
Not Applicable
ECF_25_Ren_Morris_SEPA_Environmental_Checklist_251009
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accordance with City Code requirements.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;
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 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-
https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0408/Renton0408120.html#4-8-
120120D.23 for plan content requirements.
12. 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 paper/plan sheet);
c.Drawing of the subject property with all property lines dimensioned and names of adjacent streets;
d.Widths of all adjacent streets and alleys
e.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, including setbacks from all lot lines
•parking, off-street loading space, curb cuts and aisle ways
P_25_Ren_Morris_Site_Plan_Cover_Sheet_2510
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•fencing and retaining walls
•free-standing signs and lighting fixtures
•refuse and recycling areas
•utility junction boxes and public utility transformers
•lot lines
g.Location and dimensions of all easements referenced in the title report with the recording number and
type of easement (e.g. access, sewer, etc.) indicated
h.Location and dimensions of natural features such as streams, lakes, required buffer areas, open
spaces, and wetlands and
i.Ordinary high water mark and distance to closest area of work for any project located within 200-feet
from a lake or stream.
j.For wireless communications facilities, indicate type and locations of existing and new plant materials
used to used facility components and the proposed color(s) for the facility;
k.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:
i.Number of stalls required, by use; number of stalls provided, by use,
ii.Size of stalls and angles,
iii.Location and number of handicap stalls, compact, employee and/or guest parking
stalls,
iv.Location and size of curb cuts,
v.Traffic flow within the parking, loading, and maneuvering areas and ingress and egress,
vi.Location of wheel stops,
vii.Loading space,
viii.Stacking space,
ix.Location and dimensions of bicycle racks, carpool parking spaces, and other facilities
designed to accommodate access to the site,
x.Square footage of interior parking lot landscaping;
l.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);
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m.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);
n.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.
13. Architectural Elevations: Please provide 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.
Waiver approved. See W_25_Ren_Morris_Waiver_25.0805
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14. 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.
15. Landscape Plan, Conceptual: A fully dimensioned plan, prepared by a landscape architect registered
in the State of Washington, a certified nurseryman, or other similarly qualified professional, drawn at the
same scale as the project site plan (or other scale approved by the Community and Economic Development
Administrator), clearly indicating the following:
a.Date, graphic scale, and north arrow;
b.Location of proposed buildings, parking areas, access and existing buildings to remain;
c.Names and locations of abutting streets and public improvements, including easements;
d.Existing and proposed contours at five foot (5') intervals or less;
e.Location, size, and purpose of planting areas, including those required in RMC 4-4-070, Landscaping,
and those required in RMC 4-3-090, Shoreline Master Program Regulations;
f.Location and height for proposed berming;
g.Location and elevations for any proposed landscape-related structures such as arbors, gazebos,
fencing, etc.;
h.Location, size, spacing and names of existing and proposed shrubs, trees, ground covers, and
decorative rockery or like landscape improvements in relationship to proposed and existing utilities;
and
i.The location, size, and species of all protected trees on site. Protected trees shall have the
approximate drip line show (see RMC 4-4-130, Tree Retention and Land Clearing Regulations.)
16. Tree Retention Worksheet: Please provide a completed City of Renton Tree Retention Worksheet.
17. Tree Retention/Land Clearing (Tree Inventory) Plan: A completed tree retention worksheet
accompanied by a full dimensional plan, drawn by a certified arborist or a licensed landscape architect,
based on finished grade, drawn at the same scale as the project site plan with the northern property line at
the top of the sheet, clearly showing the following:
a.All property boundaries and adjacent streets;
b.Location of all areas proposed to be cleared;
c.Species and sizes of vegetation to be removed, altered or retained and the boundaries and
predominant species of stands of trees consisting of five (5) or more trees. This requirement applies
only to trees six inch (6") caliper and larger, fifty four inches (54") above grade, and the location, size
and species of all protected trees on the site;
d.For trees proposed to be retained, a complete description of each tree’s health, condition, and
viability;
e.For trees proposed to be retained, a description of the method(s) used to determine the limits of
disturbance (i.e., critical root zone, root plate diameter, or a case-by-case basis description for
individual trees);
f.For trees proposed to be preserved within a tree protection tract, any special instructions for
maintenance (e.g., trimming, ground clearing, root pruning, monitoring, aftercare, etc.);
g.For trees not viable for retention, the reason(s) for removal based on poor health, high risk of failure
due to structure, defects, unavoidable isolation (i.e., high blow down potential), or unsuitability of
species, etc., and for which no reasonable alternative action is possible (pruning, cabling, etc.);
Waiver approved. See W_25_Ren_Morris_Waiver_25.0805
Waiver approved. See W_25_Ren_Morris_Waiver_25.0805
Waiver approved. See W_25_Ren_Morris_Waiver_25.0805
Not Applicable
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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.
18. 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.
19. 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;
Waiver approved. See W_25_Ren_Morris_Waiver_25.0805
Waiver approved. See W_25_Ren_Morris_Waiver_25.0805
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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 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.
20. Standard Stream or Lake Study: A report shall be prepared by a qualified biologist and include the
following information:
a.Site Map: Site map(s) indicating, at a scale no smaller than one inch equals twenty feet (1" = 20') (unless
otherwise approved by the Community and Economic Development Administrator):
•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);
•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 to scale;
•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:
Waiver approved. See W_25_Ren_Morris_Waiver_25.0805
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•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 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.
21. Flood Hazard Data: Floor Hazard data includes:
a.Plans in duplicate drawn to scale showing the nature, location, dimensions, and elevations of the area
in question; existing or proposed structures, fill, storage of materials, drainage facilities, and the
location of the foregoing;
b.Elevation in relation to mean sea level of the lowest floor (including basement) of all structures;
c.Elevation in relation to mean sea level to which any structure has been floodproofed;
d.Certification by a registered professional engineer or architect that the floodproofing methods criteria
in RMC 4-3-050I3c; and for any nonresidential structure meet the floodproofing; and a. Description of
the extent to which a watercourse will be altered or relocated as a result of proposed development.
22. Biological Assessment/Critical Areas Study: Projects with the potential to impact fish (Chinook salmon,
bull trout, steelhead trout), unexpected, new, rare or other endangered species habitat (bald eagles) shall provide
a biological assessment/critical area study. The purpose of this assessment is to determine whether a proposed
action is likely to: (1) adversely affect listed or de-listed species or designated critical habitat; (2) jeopardize the
continued existence of species that are proposed for listing, or unexpected, new or rare species; or (3) adversely
modify proposed critical habitat. A biological assessment/critical area study is a written study that evaluates the
proposal, all probable impacts and risks related to the critical area, and recommends appropriate mitigation
measures to adequately protect the functions and values of the critical area, and preserve anadromous fish and
their habitat.
The assessment/study shall be prepared by a person with experience and training in the scientific discipline
appropriate for the relevant critical area in accordance with WAC 365-195-095(4). A qualified professional must
have obtained a B.S. or B.A. or equivalent degree in biology, engineering, environmental studies, fisheries,
geomorphology, biological assessment, or related field, and have at least five (5) years of related work
experience.
Waiver approved. See W_25_Ren_Morris_Waiver_25.0805
Not Applicable
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a.A qualified professional for wetlands must be a professional wetland scientist with at least two (2)
years of full-time work experience as a wetlands professional, including delineating wetlands using
the federal manuals and supplements, preparing wetlands reports, conducting function
assessments, and developing and implementing mitigation plans.
b.A qualified professional for Habitat conservation must have a degree in biology or a related degree
and professional experience related to the subject species.
c.A qualified professional for a geological hazard must be a professional engineer or geologist, licensed
in the state of Washington.
d.A qualified professional for Wellhead Protection Areas means a hydrogeologist, geologist, engineer,
or other scientist with experience in preparing hydrogeologic assessments.
The assessment/study shall use scientifically valid methods and studies in the analysis of critical area data and
field reconnaissance and reference the source of the material used. Best available science is that scientific
information applicable to the critical area prepared by local state or federal natural agencies or a qualified
scientific professional that is consistent with the criteria established in WAC 395-195-900 through 365-195-925.
The assessment/study shall contain, at a minimum, the following information, as applicable:
a.The name and contact information of the applicant;
b.The dates, names, and qualifications of the persons preparing the assessment/study and documentation
of any fieldwork performed on the site;
c.A description of the proposal and identification of the permits requested;
d.A site plan showing:
i.Identified critical areas, buffers and the development proposal with dimensions;
ii.Topography at two-foot (2') intervals;
iii.Limits of any areas to be cleared/impacted; and
iv.A description of the proposed stormwater management plan for the development and
consideration of impacts to drainage alterations;
e.Accurate identification, location, and characterization of critical areas, water bodies, and buffers
adjacent to the proposed project area or potentially impacted by the proposed project;
f.A statement specifying the accuracy of the assessment/study, assumptions used in the
assessment/study, and explaining how best available science has been incorporated;
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.
ENVIRONMENTAL REVIEW SUBMITTAL REQUIREMENTS
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23. 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.
24. Habitat Data Report: If the project site contains or abuts a critical habitat per RMC 4-3-050F.2.b, please
provide a report containing information specified in RMC 4-8-120D.8.
25. 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.
26. Drainage Control Plan: Please provide a plan complying with the requirements of RMC 4-6-030, Drainage
and Water Quality (Surface Water) Standards, and the most current City of Renton Surface Water Design
Manual. The plans shall be stamped by a civil engineer licensed in the State of Washington.
27. Drainage Report: Please provide a Technical Information Report (TIR) complying with the requirements
of RMC 4-6-030, Drainage and Water Quality (Surface Water) Standards, and the most current edition of City of
Renton Surface Water Design Manual. The report (TIR) shall be stamped by a civil engineer licensed in the State
of Washington and shall contain the following:
a.Section 1: Project Overview
b.Section 2: Conditions and Requirements Summary
c.Section 3: Offsite Analysis
d.Section 4: Flow Control and Water Quality Facility Analysis and Design
e.Section 5: Conveyance System Analysis and Design
f.Section 6: Special Reports and Studies
g.Section 7: Other Permit
h.Section 8: CSWPPP Analysis and Design
i.Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant
j.Section 10: Operations and Maintenance Manual.
28. 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
Waiver approved. See W_25_Ren_Morris_Waiver_25.0805
Waiver approved. See W_25_Ren_Morris_Waiver_25.0805
Waiver approved. See W_25_Ren_Morris_Waiver_25.0805
Waiver approved. See W_25_Ren_Morris_Waiver_25.0805
P_25_Ren_Morris_Sewer_Plan_and_Profile_25.1009
Not Applicable
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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, the method of reconciling the drip line with the finished elevation shall be
included (see RMC 4-4-130, Tree Retention and Land Clearing Regulations);
g.Finished contours drawn at five foot (5') intervals as a result of grading;
h.Proposed drainage channels and related construction with associated underground storm lines sized
and connections shown; and
i.General notes addressing the following (may be listed on the cover sheet):
i.Area in square feet of the entire property.
ii.Area of work in square feet.
iii.Both the number of tons and cubic yards of soil to be added, removed, or relocated.
iv.Type and location of fill origin, and destination of any soil to be removed from site.
v.Finished floor elevation(s) of all structures, existing and proposed.
29. Traffic Study: A report prepared by a State of Washington licensed engineer containing the elements and
information identified in the City of Renton “Policy Guidelines for Traffic Impact Analysis of New Development”
in sufficient detail to define potential problems related to the proposed development and identify the
improvements necessary to accommodate the development in a safe and efficient manner.
30. Colored Rendering: A computer-generated exterior color view of the proposed building(s), site, and
landscaping in three (3) dimensional form.
31. Electronic Copy: All documents MUST be submitted electronically and meet the City’s current Electronic
File Standards. An FTP link to upload your submittal will be provided to you by your Project Planner.
32. 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 here.
REVIEW PROCESS
Waiver approved. See W_25_Ren_Morris_Waiver_25.0805
Waiver approved. See W_25_Ren_Morris_Waiver_25.0805
Waiver approved. See W_25_Ren_Morris_Waiver_25.0805
RS_25_Ren_Morris_Trip_Gen_Summary_25.0805
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Once a complete land use application package has been accepted for initial review, the Planning Division will post
one notice of the pending application at or near the subject site and mail notices to property owners within 300 feet
of the project site. The proposal will be routed to other City departments and other jurisdictions or agencies that may
have an interest in the application. The reviewers have two (2) weeks to return their comments to the Planning
Division. Within approximately two weeks, the Planning Division will prepare a report regarding the proposal’s
compliance with applicable codes and the City’s review criteria.
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
hearing is required.
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.
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.
DEFFERALL OF IMPROVEMENTS
If a developer wishes to defer certain on-site or off-site improvements (i.e. landscaping, curbs and sidewalks), written
application with full and complete engineering drawings must be submitted to the Planning Division. The application
ENVIRONMENTAL REVIEW SUBMITTAL REQUIREMENTS
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should explain the reasons why such delay is necessary. If approval is granted, security in the form of an irrevocable
letter of credit, set-aside fund, assignment of funds, certified check or other type of security acceptable to the City
shall be furnished to the City in an amount equal to a minimum of 150% of the estimated cost of the required
improvements.
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.
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