HomeMy WebLinkAboutSunsett Blvd Setback Variance Submittal NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
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VA SUBMITTAL REQUIREMENTS
VARIANCE
Planning Division
1055 South Grady Way, Renton, WA 98057
Phone: 425-430-7294 | www.rentonwa.gov
PURPOSE: A means by which citizens may be granted relief from the strict application of the provisions
of certain land use regulations. The process is intended to review situations where uniform
requirements would unduly burden one property more than other properties in the vicinity.
FREE CONSULTATION MEETING: Prior to submitting an application, the applicant should informally
discuss the proposed development with the Planning Division. The Planning Division will provide
assistance and detailed information on the City’s requirements and standards. Applicants may also take
this opportunity to request the waiver of the City’s typical application submittal requirements, which
may not be applicable to the specific proposal. For further information on this meeting, see the
instruction sheet entitled “Submittal Requirements: Pre-Application.”
APPLICATION SCREENING: Applicants are required to bring in a CD or USB portable (flash/hard) drive
(or other device or pathway as approved by your assigned project manager) with one PDF file of the
application package for informal review by staff, prior to scheduling an intake meeting. Please allow
approximately 45 minutes for application screening.
COMPLETE APPLICATION REQUIRED: In order to accept your application, each of the numbered items
must be submitted at the same time. If you have received a prior written waiver of a submittal item(s)
during a pre-application meeting, please provide the waiver form in lieu of any submittal item not
provided.
APPLICATION SUBMITTAL HOURS: Applications should be submitted to Development Services staff at
the 6th floor counter of Renton City Hall, 1055 South Grady Way, between 8:00 a.m. and 4:00 p.m.
Monday through Friday. Please call your assigned project manager to schedule an appointment or call
425-430-7294 to reach the Planning Division. Due to the screening time required, applications delivered
by messenger cannot be accepted.
ADDITIONAL PERMITS: Additional permits from other agencies may be required. It is the applicant’s
responsibility to obtain these other approvals. Information regarding these other requirements may be
found at http://apps.oria.wa.gov/opas/.
All Plans and Attachments are subject to Electronic File Standards
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APPLICATION MATERIALS:
1. Pre-Application Meeting Summary: If the application was reviewed at a “pre-application
meeting.”
2. Waiver Form: If you received a waiver form during or after a “pre-application meeting.”
3. 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.
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: Please provide a clear and concise description of the proposed project,
including the following:
Project name, size and location of site;
Land use permits required for proposed project;
Zoning designation of the site and adjacent properties;
Current use of the site and any existing improvements;
Special site features (i.e. wetlands, water bodies, steep slopes);
Statement addressing soil type and drainage conditions;
Proposed use of the property and scope of the proposed development;
For plats indicate the proposed number, net density and range of sizes (net lot area)
of the new lots;
Access;
Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer
main, etc.);
Total estimated construction cost and estimated fair market value of the proposed
project;
Estimated quantities and type of materials involved if any fill or excavation is
proposed;
Number, type and size of any trees to be removed;
Explanation of any land to be dedicated to the City;
Any proposed job shacks, sales trailers, and/or model homes; and
Any proposed modifications being requested (include written justification).
For projects located within 100 feet of a stream or wetland, please include:
Distance in feet from the wetland or stream to the nearest area of work.
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For projects located within 200-feet of Black River, Cedar River, Springbrook Creek, May
Creek and Lake Washington please include the following additional information:
Distance from closest area of work to the ordinary high water mark;
Description of the nature of the existing shoreline; and
The approximate location of and number of residential units, existing and potential,
that will have an obstructed view in the event the proposed project exceeds a height
of 35-feet above the average grade level.
6. Variance Request Justification: Please provide a written statement separately addressing
and justifying each of the issues to be considered by the City. The burden of proof as to the
appropriateness of the application lies with the applicant. In order to approve a variance
request, the Reviewing Official must find ALL the following conditions exist:
The applicant suffers practical difficulties and unnecessary hardship and the variance
is necessary because of special circumstances applicable to subject property,
including size, shape, topography, and location or surroundings of the subject
property, and the strict application of the Zoning Code is found to deprive subject
property owner of rights and privileges enjoyed by other property owners in the
vicinity and under identical zone classification;
The granting of the variance will not be materially detrimental to the public welfare
or injurious to the property or improvements in the vicinity and zone in which
subject property is situated;
The approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the subject
property is situated; and
The approval is the minimum variance that will accomplish the desired purpose.
7. Density Worksheet
8. Plat Certificate or Title Report: Please provide a current Plat Certificate or Title Report
obtained from a title company documenting ownership and listing all encumbrances of the
involved parcel(s). The Title Report should include all parcels being developed, but no
parcels that are not part of the development. If the Plat Certificate or Title Report
references any recorded documents (i.e. easements, dedications, covenants), 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.
9. 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
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applicable), north arrow (oriented to the top of the plan sheet), graphic scale used for the
map, and City of Renton (not King County) street names for all streets shown. Please ensure
all information fits on a single map sheet.
Kroll Map Company (206-448-6277) produces maps that may serve this purpose or you may
use the King County Assessor’s maps as a base for the Neighborhood Detail Map. Additional
information (i.e. current city street names) will need to be added by the applicant.
10. Affidavit of Installation of Public Information Sign(s): Please complete and provide the
attached notarized affidavit attesting the required public information sign(s) has been
installed in accordance with City Code requirements. See attachment titled “Public
Information Signs” for information about the size and location requirements for public
information signs.
11. Site Plan: Please provide a fully-dimensioned plan sheet drawn at a scale of 1"=20' (or
other scale approved by the Planning Division). We prefer the site plan be drawn on one
sheet of paper unless the size of the site requires several plan sheets to be used. If you are
using more than a single plan sheet, please indicate connecting points on each sheet.
The Site Plan should show the following:
Name of proposed project;
Date, scale, and north arrow (oriented to the top of the paper/plan sheet);
Drawing of the subject property with all property lines dimensioned and names of
adjacent streets;
Widths of all adjacent streets and alleys;
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;
Location and dimensions of existing and proposed:
1. structures
2. parking, off-street loading space, curb cuts and aisle ways
3. fencing and retaining walls
4. free-standing signs and lighting fixtures
5. refuse and recycling areas
6. utility junction boxes and public utility transformers
7. storage areas and job shacks/sales trailers/model homes
Setbacks of all proposed buildings from property lines;
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;
Location and dimensions of natural features such as streams, lakes, required buffer
areas, open spaces, and wetlands; and
Ordinary high water mark and distance to closest area of work for any project
located within 200-feet from a lake or stream.
12. Landscape Analysis, Lot Coverage, and Parking Analysis (For commercial/industrial
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properties only): Please provide a landscape and parking analysis including:
Total square footage of the site and the footprints of all buildings
Total square footage of existing and proposed impervious surface area(s)
Square footage (by floor and overall total) of each individual building and/or use
Percentage of lot covered by buildings or structures
Number of parking spaces required by City code
Number and dimensions of standard, compact, and ADA accessible spaces provided
Square footage of parking lot landscaping (perimeter and interior)
13. Floor Plans: Please provide a plan showing general building layout, proposed uses of space,
walls, exits and proposed locations of kitchens, baths, and floor drains, with sufficient detail
for City staff to determine if an oil/water separator or grease interceptor is required and to
determine the sizing of a side sewer.
14. Tree Retention/Land Clearing (Tree Inventory) Plan: Please provide a fully dimensioned
plan drawn by a certified arborist or a licensed landscape architect if ANY trees or
vegetation are to be removed or altered. The plan shall be based on finished grade, drawn
at the same scale as the project site plan with the northern property line at the top of the
paper, and clearly show the following:
All property boundaries and adjacent streets, location and dimensions of rights- of-
way, utility lines, fire hydrants, street lighting, and easements;
Location of all areas proposed to be cleared;
Location, species, and sizes of trees on or immediately abutting the site. This
requirement applies only to trees with a caliper of at least six inches (6"), or an alder
or cottonwood tree with a caliper of at least eight inches (8"), when measured at
fifty-four inches (54") above grade;
Clearly identify trees to be retained and to be removed;
Future building sites and drip lines of any trees which will overhang/ overlap a
construction line. Where the drip line of a tree overlaps an area where construction
activities will occur, this shall be indicated on the plan; and
Show critical areas and buffers.
15. Tree Retention Worksheet: Please provide a completed City of Renton tree retention
worksheet.
16. Arborist Report: Please provide an arborist report by a certified Arborist or a licensed
Landscape Architect that correlates with the Tree Retention/ Land Clearing Plan and
addresses the following:
Identification scheme used for each tree (e.g. tree number);
Species and size of each tree (caliper measured at 54 inches above grade);
Reason(s) for any tree removal (e.g. poor health, high risk of failure due to structure,
defects, unavoidable isolation (high blow down potential), unsuitability of species,
etc.) and for which no reasonable alternative action is possible (pruning, cabling,
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etc.);
For trees proposed to be retained, a complete description of each tree' s health,
condition, and viability;
For trees proposed to be retained, a description of the method(s)used to determine
the limits of disturbance (e.g., critical root zone, root plate diameter, or a case- by-
case basis description for individual trees);
A description of the impact of necessary tree removal to the remaining trees,
including those in a grove or on abutting properties;
The suggested location and species of supplemental trees to be used when required.
The report shall include planting and maintenance specifications; and
An analysis of retained trees according to Priority of Tree Retention Requirements
specified in RMC 4-4-130H.1.b.
17. Wetland Assessment: 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.
18. Standard Stream or Lake Study: 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.
19. Flood Hazard Data: Please provide a scaled plan showing the nature, location, dimensions,
and elevations of the area in question; existing or proposed structures, fill, storage of
materials, and drainage facilities. Also indicate the following:
Elevation in relation to mean sea level of the lowest floor (including basement) of all
structures;
Elevation in relation to mean sea level to which any structure has been flood-
proofed;
Certification by a registered Professional Engineer or Architect the flood-proofing
methods criteria in RMC 4-3-050G.4.c have been met; and
Description of the extent to which a watercourse will be altered or relocated as a
result of proposed development.
20. Biological Assessment/Critical Areas Study: Please provide if the project is located in a
designated floodplain (RMC 4-8-120D.2).
21. 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 the information specified in RMC 4-8-120D.8.
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22. Geotechnical Report: Please provide a study prepared and stamped by a State of
Washington licensed Professional Engineer including 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.
23. 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 portions of structures on the site, of the
unstable potential of the area.
24. Utilities Plan, Generalized (sewer, water, stormwater, transportation improvements):
Please provide a plan drawn on 22" x 34" plan sheets using a graphic scale of 1" = 40' (or
other size or scale approved by the Planning Division) clearly showing all existing (to remain)
and proposed public or private improvements to be dedicated or sold to the public
including, but not limited to, curbs, gutters, sidewalks, median islands, street trees, fire
hydrants, utility poles, free-standing lighting fixtures, utility junction boxes, public utility
transformers, etc., along the full property frontage. The finished floor elevations for each
floor of proposed and existing (to remain) structures shall also be shown.
25. Architectural Elevations: Please provide elevations for each building and each building face
(N,S,E,W), of a 24” x 36” fully-dimensioned architectural elevation plan drawn at a scale of
1/4” = 1’ or 1/8” = 1’ (or other size or scale approved by the Planning Division). The plans
must clearly indicate the information required by the “Permits” section of the currently
adopted Uniform Building Code and RCW 19.27 (State Building Code Act, Statewide
amendments), including, but not limited to the following:
Identify building elevations by street name (when applicable) and orientation i.e.
Burnett Ave. (west) elevation
Existing and proposed ground elevations
Existing average grade level underneath proposed structure
Height of existing and proposed structures showing finished roof top elevations
based upon site elevations for proposed structures and any existing/abutting
structures
Building materials and colors including roof, walls, any wireless communication
facilities, and enclosures
Fence or retaining wall materials, colors, and architectural design
Architectural design of on-site lighting fixtures
Screening detail showing heights, elevations, and building materials of proposed
screening and/or proposed landscaping for refuse/recycling areas
Cross section of roof showing location and height of roof-top equipment (include air
conditioners, compressors, etc.) and proposed screening
26. 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
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and the 2017 City of Renton Surface Water Design Manual (RSWDM).
27. 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 22" x 34" plan drawn by a State of Washington
licensed Civil Engineer or Landscape Architect at a scale of 1" to 40' (horizontal feet) and 1"
to 10' (vertical feet) (or other size plan sheet or scale (approved by the Planning Division
Plan Review Project Manager) clearly indicating the following:
Graphic scale and north arrow;
Dimensions of all property lines, easements, and abutting streets;
Location and dimension of all on-site structures and the location of any structures
within 15-feet of the subject property or that may be affected by the proposed
work;
Accurate existing and proposed contour lines drawn at two-foot, or less, intervals
showing existing ground and details of terrain and area drainage to include
surrounding off-site contours within 100-feet of the site;
Location of natural drainage systems, including perennial and intermittent streams
and the presence of bordering vegetation;
Setback areas and any areas not to be disturbed;
Finished contours drawn at two -foot intervals as a result of grading;
Proposed drainage channels and related construction with associated underground
storm lines sized and connections shown;
Finished floor elevation(s) of all structures, existing and proposed;
General notes addressing the following (may be listed on cover sheet):
Area in square feet of the entire property;
Area of work in square feet;
Both the number of tons and cubic yards of soil to be added, removed, or relocated;
and
Type and location of fill origin, and destination of any soil to be removed from site.
28. Photographs of the Property: Photographs may be submitted with the application as
exhibits.
29. Colored Maps for Display: Please provide a colored version of each plan sheet for use in
presenting the project to the Environmental Review Committee and at any required public
hearing:
Neighborhood Detail Map
Site Plan
Landscaping Plan
Elevations
The following colors are required:
Red-North Arrow, outer property boundary. Proposed new lot lines (dashed). Do not