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HomeMy WebLinkAboutC_Modification_Response_LUA18-000490_200507 May 7, 2020 Tom Neubauer Heartland Construction, LLC / DevCo, LLC 10900 NE 8th Street, Suite 1200 Bellevue, WA 98004 SUBJECT: LUA18-000490: Solera Master Site Plan Rejection of Minor Modification Application INCLUDES NOTICE OF APPEAL RIGHTS 2902 NE Sunset Blvd, Renton, WA 98056 Dear Mr. Neubauer: I along with Vanessa Dolbee, Current Planning Manager, received your email “Solera Master Plan Modification” after business hours on May 4, 2020 that included attachments and sharefile links for an “application for a minor modification of the approved Master Plan” for the Solera site (City File LUA18-000490). This letter constitutes the City of Renton’s formal rejection of the minor modification application and explains your appeal rights; please review carefully. The Minor Modification Application Is Barred by a Moratorium The Renton City Council enacted a moratorium (Ord. 5967) on April 6, 2020 to remain in effect until October 6, 2020 on the submission or acceptance of any land use applications for large residential projects (greater than 150 dwelling units) within the Sunset Area. The scope of the moratorium includes both major and minor modification applications to previously approved entitlements. The Solera Master Site Plan is a project greater than 150 dwellings units and is located within the boundaries of the Sunset Area. Therefore, your application submittal for a minor modification is rejected. The Moratorium Does Not Alter the Solera Master Site Plan Land Use Entitlements Although the moratorium covers all new land use applications for large residential projects in the Sunset Area (including minor modification applications), the moratorium does not alter any land use entitlements that pre- date the moratorium. Therefore, the Department of Community & Economic Development (CED) will accept permit applications for the Solera site that carry out the existing land use entitlements; this would include administrative site plan review applications for phases in the approved master plan that are consistent with and meet the conditions of the master site plan decision. If you would like to submit such an administrative site plan review application, please follow these land use application submittal instructions in order: 1. Prepare documents noted in the enclosed Submittal Requirements Site Plan Review checklist formatted and named per the enclosed Electronic File Standards; 2. Schedule an application prescreen meeting with me or discuss an independent review of prescreened materials shared via large sharefile (e.g. Dropbox, OneDrive, SharePoint); Tom Neubauer Page 2 of 2 May 7, 2020 3. Make the noted corrections and/or provide additional information identified in the application prescreen; 4. An invoice for the application fee will be generated and delivered to you following acceptance of the submittal; 5. Pay the application fee following receipt of the invoice at https://permitting.rentonwa.gov/ Appeal Rights A minor modification to a previously approved site plan is a Type 1 Land Use Permit pursuant to Renton Municipal Code (RMC) 4-8-080G. Type I land use permit decisions are appealable to the City’s Hearing Examiner. Appeals to the Hearing Examiner are governed by RMC 4-8-110. If you wish to appeal this decision rejecting the minor modification application, you must file the appeal within RMC 4-8-110’s 14-day appeal period. Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay Home, Stay Healthy”), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov. If the situation changes such that the City Clerk’s Office is open when you file your appeal, you have the option of filing the appeal in person. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date. Additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. Closing Please contact me at 425.430.6593 or mherrera@rentonwa.gov should you have questions related to the submittal of an administrative site plan review application for the Solera Master Site Plan. Sincerely, Matt Herrera, AICP Senior Planner Enclosure(s): Ord. 5967 Submittal Requirements “Site Plan Review” Electronic File Standards cc: Vanessa Dolbee, Current Planning Manager DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 | Published: 1/30/2017 Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 Website: rentonwa.gov ELECTRONIC FILE STANDARDS Published: 1/30/2017 This document is intended to help an applicant better understand what is expected in preparing the applications for submittal, review and approval within the City of Renton. Refer to Renton Municipal Code (RMC) for more information. Specific Code Section(s) related to this document Ch 4-8 RMC Permits – General and Appeals Electronic plans that do not meet the requirements below will result in the application being deemed incomplete and will not be reviewed until complete. The electronic plans MUST be submitted on a CD or USB drive at the scheduled intake meeting. Electronic Formatting Requirements and Submittal Standards Portable Document Format (PDF) is the industry standard for electronic review. The City of Renton only accepts PDF files for plan review, except where noted. PDF files must be properly formatted as described below.  All documents are required to be reduced, flattened and full-size, one-to-one format.  Files must not exceed 50MB.  Zip files are not accepted.  No multiple layers. Layers must be merged or flattened.  Each plan sheet or page must be bookmarked to clearly identify the content of the page.  Files must be unlocked or unprotected so that comments can be made by City Staff.  Scanned plans must be legible and to scale in order to be reviewed.  Documents resolution shall be at minimum of 150 dpi and a maximum of 300 dpi to balance legibility and file size.  Civil construction and building plans must be in black and white PDF documents.  All map or plan sheets must be consolidated into one plan set. Due to file size limitations, you may provide separate PDF documents for the different portions of the plans (e.g. architectural, structural, civil, etc.) if needed.  All maps or plans must be drawn to scale, and each sheet shall state the scale.  All maps or plans must be uploaded in “Landscape” format in the horizontal position.  Reports and other documents must be submitted as a separate PDF document for each document type (e.g. Drainage Technical Information Reports, Geotechnical Reports, Wetland Reports, calculations, specifications, reports/studies, etc.).  All reports must be rotated with the pages in the upright position.  Figures within reports shall be a maximum size of 11” x 17”, unless part of a separate appendix. ELECTRONIC FILE STANDARDS (CONT ’D ) Page 2 of 2 | Published: 1/30/2017 Note: This handout shall not be used as a substitute for codes and regulations. The Applicant is responsible for compliance w ith all codes and regulations, whether or not described in this document. Electronic File Naming Conventions Files must be named concisely to describe the contents of the file document and shall include the date and version number of the file. No spaces are allowed anywhere in the file name. The underscore (_) is acceptable in place of spaces. Not all software interprets spaces consistently. Applications with files not named consistent with examples listed below may be rejected. Resubmittals shall use the same file name with updated date and version. Each discipline shall be located in a separate, complete file. Acceptable Document Types include (add the appropriate date and version number as applicable): Document Type Type Description File Name Examples A Applications Civil Construction Permit, Fire Sprinkler Permit, Franchise Permit, Master Land Use Form, New Commercial Building Permit, Single Family Building Permit, Utility Connection Permit APL Appeals All documents associated with appeals. C Correspondence Letter of Understanding Geologic Risk, Traffic Concurrency Test, All project correspondence such as from the: Project Applicant, Public, Other Agencies, City (i.e. Application Acceptance, Project Expiration, Project Hold, Project Off-Hold, etc.) CA Calculations Density Worksheet, Landscape Analysis, Parking Analysis, Plat Calculations, Structural Calculations CM Constr. Mitigation Construction Mitigation Description D Decisions Project Decision (Administrative, Hearing Examiner, Council) ECF Environ. Checklist Environmental Checklist F Final Final Approved Plans J Justifications Written Justification for: Adjustment, Conditional Use Permits (CUP), Modification, Variance L Legal Documents CCRs (Covenants, Conditions, and Restrictions), Bill of Sale, Declaration of Covenants, Deed of Dedication, Easements, Impact Fee Deferrals, Lot Combinations, Plat Certificate, Proof of Plat Name Reservation, Real-estate Excise Tax Form (REETA), Title Report M Miscellaneous Miscellaneous MAP Maps Aerial Photography, Assessors Map, Binding Site Plan (BSP), Boundary Line Adjustment (BLA), Existing Neighborhood Detail Map, Plat Map, Short Plat Map, Site Conditions Map (if separate from civil plans Topo Map,) NOA Public Notice Affidavits of Sign Installation, Proof of Neighborhood Meeting, etc. P Plan Drawings Alarm, Civil Construction Plans (Existing Conditions, Grading, Road, Utilities, Street Lighting, Landscape, Tree Retention, Wetland Mitigation, etc.), Color Plans, Elevations, Floor Plans, IFC, Landscape Plans, Plan Reductions, Renderings, Site Plans, Small Site CSWPP Plan, Suppression, Tanks, Tree Retention Map, Plans Independent of Civil Construction Plans: Drainage Control Plan, Details (Cross-sections, On-site Flow Control, etc.) PN Project Narrative Project Narrative PRE Pre-Application Pre-Application Submittal, Pre-Application Meeting Summary RS Reports/Studies Biological Assessment/Critical Areas Study, CCTV Report, Drainage Assessment, Engineering Report, Flood Hazard Data, Geotechnical (Soils) Report, Habitat Data Report, Special Inspection Report (Compaction, Structural, etc), Stream/Lake Study, Drainage Technical Information Report (TIR), Traffic Impact Analysis (TIA), Traffic Study, Wetland Assessment S Surety Devices Bond, Bond Quantities Worksheet (.xls), Assignment of Funds, Cash Deposit Receipt, Fees, Landscape Cost Estimate Worksheet, Maintenance and Defect Agreement, Public Agency Agreements SC Submittal Checklists Building Permit Checklist, Construction Permit Checklist, Land Use Checklist SR Staff Rec. Hearing Examiner (HEX) Report TR Tree Related Items (excludes plans) Arborist Report, Tree Retention Worksheet, etc. W Waivers Waiver Form The following are examples of the acceptable document types and file names based on the above table. Example: [Document Type] _[File Name] _YYMMDD _v[review version] • C_Response_Letter_[creator’s name or company]_170130_v1 • P_Civil_Construction_Plans_170130_v1 • F_Approved_Site_Plan_170130_v1 • RS_Wetland_Assessment_170130_v1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev: 02/2017 SA SUBMITTAL REQUIREMENTS SITE PLAN REVIEW Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7294 | www.rentonwa.gov 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, Site Plan Review assures the development is consistent with City of Renton plans, policies and regulations. 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 Planning Division 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 2 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 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,” please provide this form. 3. Land Use Permit Master Application Form: The standardized application form used for the majority of land use permit applications including, but not limited to, the following: a. Owner, applicant, and contact person names, addresses and telephone numbers; b. Notarized signatures of all current property owners; c. Name of the proposed project; d. Project/property address; e. King County Assessor’s tax account number; f. Existing and proposed land uses; g. Existing and, if applicable, proposed Comprehensive Plan map designation; h. Existing and, if applicable, proposed zoning designation; i. Site area; j. Estimated project cost; k. Whether or not the project site contains any environmentally sensitive areas; and l. Property legal description. Note: The application must have notarized signatures of ALL current property owners listed on the Title Report. If the property owner is a corporation, the authorized representative must attach proof of signing authority on behalf of the corporation. The legal description of the property must be attached to the application form. 4. 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.); 3 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 h. Total estimated construction cost and estimated fair market value of the proposed project; i. Estimated quantities and type of materials involved if any fill or excavation is proposed; j. Number, type and size of trees to be removed; k. Explanation of any land to be dedicated to the City; and l. For shoreline applications only: i. Name of adjacent water area or wetlands, ii. Nature of existing shoreline – describe:  Type of shoreline (i.e., lake, stream, lagoon, marsh, bog, floodplain, floodway);  Type of beach (i.e., accretion, erosion, high bank-low bank);  Type of material (i.e., sand, gravel, mud, clay, rock, riprap); and  The extent and type of any bulkheading, and iii. The number and location of structures and/or residential units (existing and potential) which might have views obstructed as a result of the proposed project; and m. The proposed number, size, and density of the new lots, for subdivision applications only. 5. 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; 4 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 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: i. Total square footage of the site, ii. ii. Square footage (by floor and overall total) of each individual building and/or use, iii. Total square footage of all buildings (footprint of each building), iv. Percentage of lot coverage, v. Square footage of all landscaping (total, parking lot, and wildlife habitat), vi. Allowable and proposed building height, vii. Building setbacks required by Code, viii. Proposed building setbacks, ix. Parking analysis, including:  Number of stalls required, by use; number of stalls provided, by use,  Sizes of stalls and angles,  Location and number of handicap stalls, compact, employee and/or guest parking stalls,  Location and size of curb cuts,  Traffic flow within the parking, loading, and maneuvering areas an d 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 use s. 5 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 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 https://edocs.rentonwa.gov/Documents/ElectronicFile.aspx?docid=955782&dbid=1&repo=CityofR enton 9. 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. 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. Construction Mitigation Description: A written narrative addressing each of the following: a. Please provide a written narrative addressing each of the following: i. Proposed construction dates (begin and end dates); ii. Hours and days of operation; iii. Proposed hauling/transportation routes; iv. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics; v. Any special hours proposed for construction or hauling (i.e. weekends, late nights); and vi. 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. 12. 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 6 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 https://www.codepublishing.com/WA/Renton/html/Renton04/Renton0403/Renton0403100.html Urban Center Design Overlay District Report: For any projects in an Urban Design District, please provide a statement addressing how the project meets the requirements of the Urban Center Design Overlay District. The statement shall address the following:  Pedestrian building entries  Transition to surrounding development  Location of parking, design of surface parking, and/or structure/garage parking  Vehicular access  Pedestrian circulation  Common space  Landscaping  Building character and massing, rooflines, and materials 13. 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 14. Neighborhood Detail Map: 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) 15. Affidavit of Installation of Public Outreach Sign(s): Please complete and provide the attached notarized affidavit attesting the required public outreach sign(s) has been installed in accordance with the City Code requirements. See attachment titled “Public Outreach Signs” for information about the size and location requirements for public outreach signs. 16. Proof of Neighborhood Meeting: Please provide the following materials with the submittal of a complete development application:  The notice provided to surrounding property owners within three hundred feet (300’) of the proposed development site;  The mailing list used to send out meeting notices;  An affidavit of mailing and posting notice(s);  The meeting sign-in sheet;  Materials presented at the meeting;  Notes of the meeting including a summary of oral and written comments received; and  If no members of the public attended the neighborhood meeting and/or persons in attendance made no comments, the required submittal materials shall reflect the absence 7 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 of comment, attendance, or both. 17. Overall Site Plan (Only for previously appr oved Master Site Plans): Please provide an overall site plan if the project has previously undergone a Master Site Plan Review. The overall site plan should detail how this specific phase of the project fits in relation to the previously approved master site plan. 18. Architectural Elevations: Please provide for each building and each building face (N, S, E, & W) 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 International Building Code (IBC) and RCW 19.27 (State Building Code Act, Statewide amendments), including, but not limited to the following: a. Identify building elevations by street name (when ap plicable) and orientation i.e. Burnett Ave. (west) elevation; b. Existing and proposed ground elevations; c. Existing average grade level underneath proposed structure; d. Height of existing and proposed structures showing finished roof top elevations based upon site elevations for proposed structures and any existing/abutting structures; e. Building materials and colors including roof, walls, any wireless communication facilities, and enclosures; f. Fence or retaining wall materials, colors, and architectural design; g. Architectural design of on-site lighting fixtures; h. Screening detail showing heights, elevations, and building materials of proposed screening and/or proposed landscaping for refuse/recycling areas; and i. Cross section of roof showing location and height of roof-top equipment (include air conditioners, compressors, etc.) and proposed screening. 19. Landscape Plan, Conceptual: Please provide a fully-dimensioned plan drawn by a licensed Landscape Architect at the same scale as the project site plan (or other scale approved by the Planning Division), clearly indicating the following: a. Date, graphic scale, and north arrow; b. Location of proposed buildings, parking areas and access, and existing buildings to remain ; c. Names and locations of abutting streets and public improvements, including easements ; d. Existing and proposed contours at two-foot intervals or less; e. Location and size of planting areas; f. Location and height of proposed building; g. Location and elevations for any proposed landscape-related structures such as arbors, gazebos, fencing, etc.; h. Location, size, spacing and names of existing (to remain) and proposed shrubs, trees, and ground covers. Locations of decorative rocks or landscape improvements in relationship to proposed and existing utilities and structures; and 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. 8 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 20. Landscaping Plan, Detailed: A fully dimensioned plan, prepared by a landscape architect registered in the State of Washington, a certified nurseryman, or other similarly qualified professional, drawn at the same scale as the project site plan (or other scale approved by the Community and Economic Development Administrator), clearly indicating the following: a. Date, graphic scale, and north arrow; b. Location of proposed buildings, property lines, walks, parking areas, access, and existing buildings to remain; c. Names and locations of abutting streets and public improvements, including easements; d. Existing and proposed contours at five foot (5') intervals or less; e. Detailed grading plan; f. Location, dimensions, and purpose of all planting areas (the width of a landscaping area when curbed shall be measured from inside to inside of the curbs) including those required in RMC 4-4-070, Landscaping; g. Location and height for proposed berming; h. Locations, elevations, and details for any proposed landscape-related structures such as arbors, gazebos, fencing, etc.; i. Location, size, spacing and names of existing and proposed shrubs, trees, ground covers, and decorative rockery or like landscape improvements in relationship to proposed and existing utilities; 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). 21. Landscape analysis, lot coverage, and parking analysis: Please provide a landscape and parking analysis including: 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). 22. 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 . 23. Topography Map: A map showing the existing land contours using vertical intervals of not more 9 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 than five feet (5'). For any existing buildings the map shall show the finished floor elevations of each floor of the building. 24. 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 followi ng: a. All property boundaries and adjacent streets; b. Location of all areas proposed to be cleared; c. Species and sizes of vegetation to be removed, altered or retained and the boundaries and predominant species of stands of trees consisting of five (5) or more trees. This requirement applies only to trees six inch (6") caliper and larger, fifty four inches (54") above grade, and the location, size and species of all protected trees on the site; d. For trees proposed to be retained, a complete description of each tree’s health, condition, and viability; e. For trees proposed to be retained, a description of the method(s) used to determine the limits of disturbance (i.e., critical root zone, root plate diameter, or a case-by-case basis description for individual trees); f. For trees proposed to be preserved within a tree protection tract, any special instructions for maintenance (e.g., trimming, ground clearing, root pruning, monitoring, aftercare, etc.); g. For trees not viable for retention, the reason(s) for removal based on poor health, high risk of failure due to structure, defects, unavoidable isolation (i.e., high blow down potential), or unsuitability of species, etc., and for which no reasonable alternative action is possible (pruning, cabling, etc.); h. A description of the impact of necessary tree removal to the remaining trees, including those in a grove or on abutting properties; i. For development applications, a discussion of timing and installation of tree protection measures that must include fencing and be in accorda nce 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 specification s; 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 10 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 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. (Ord. 5304, 9-17-2007; Ord. 5748, 1-12-2015) 25. 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 26. 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. 27. Wetland Assessment: A wetland assessment includes the following: a. A description of the project and maps at a scale no smaller than one inch equals two hundred feet (1" = 200') showing the entire parcel of land owned by the applicant and the wetland boundary surveyed by a qualified surveyor, and pursuant to RMC 4-3-050F2, Plans and Studies Required; b. A description of the vegetative cover of the wetland and adjacent area including identification of the dominant plant and animal species; c. A site plan for the proposed activity at a scale no smaller than one inch equals two hundred feet (1" = 200') showing the location, width, depth and length of all existing and proposed structures, roads, stormwater management facilities, sewage treatment and installations within the wetland and its buffer; d. The exact locations and specifications for all activities associated with site development including the type, extent and method of operations; e. Elevations of the site and adjacent lands within the wetland and its buffer at contour intervals of no greater than five feet (5') or at a contour interval appropriate to the site topography and acceptable to the City; f. Top view and typical cross-section views of the wetland and its buffer to scale; g. The purposes of the project; h. Such other information as may be needed by the City, including but not limited to a study of hazards if present on site, the effect of any protective measures that might be taken to reduce such hazards; and any other information deemed necessary to verify compliance with the provisions of this Section. (Ord. 4587, 3-18-1996; Amd. Ord. 4835, 3-27-2000; Ord. 5137, 4-25- 2005; Ord. 5757, 6-1-2015) Note: Please provide a map and a report if ANY wetlands are located on the subject property or within 100 feet of the subject property. The wetland report/ delineation must be prepared by a qualified professional and include the information specified in RMC 4-8-120D.23. In addition, if any alteration to the wetland or buffer is proposed, a wetland mitigation plan is also required. See RMC 4-8-120D.23 for plan content requirements. 11 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 28. 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 twent y 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 x. Location of site access, ingress and egress. 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. 29. Flood Hazard Data: Flood hazard data includes: a. Plans in duplicate drawn to scale showing the nature, location, dimensions, and elevations of the area in question; existing or proposed structures, fill, storage of materials, drainage 12 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 facilities, and the location of the foregoing; b. Elevation in relation to mean sea level of the lowest floor (including basement) of all structures; c. Elevation in relation to mean sea level to which any structure has been floodproofed; d. Certification by a registered professional engineer or architect that the floodproofing methods criteria in RMC 4-3-050I3c; and for any nonresidential structure meet the floodproofing; and e. Description of the extent to which a watercourse will be altered or relocated as a result of proposed development. (Ord. 4835, 3-27-2000) 30. Biological Assessment/Critical Areas Study: All development projects located in a floodplain and projects with the potential to impact fish (Chinook salmon, b ull 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, condu cting 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; 13 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 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. e. Accurate identification, location, and characterization of critica l 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)colored 31. Habitat Data Report: Habitat data reports include: a. Site Plan: The site plan shall indicate: i. The vegetative cover types reflecting the general boundaries of the different plant communities on the site; ii. The exact locations and specifications for all activities associated with site development including the type, extent and method of operations; iii. Top view and typical cross-section views of critical habitat/wildlife habitat to scale; iv. The results of searches of the State Department of Fish and Wildlife’s Natural Heritage and Non-Game Data System databases; v. The results of searches of the Washington State Department of Fish and Wildlife Priority Habitat and Species database. b. Narrative Report: A narrative report shall be prepared to accompany the site plan which 14 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 describes: i. The layers, diversity and variety of habitat found on the site; ii. The location of any migration or movement corridors; iii. The species typically associated with the cover types, including an identification of any critical wildlife species that might be expected to be found; iv. Identification of any areas that have been previously disturbed or degraded by human activity or natural processes; v. A summary of existing habitat functions and values, utilizing a habitat evaluation procedure or methodology approved by the City; vi. 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) 32. Geotechnical Report: A study prepared in accordance with generally accepted geotechnical practices and stamped by a professional engineer licensed in the State of Washing ton 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. 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) 34. Drainage Control Plan: Please provide a plan drawn to scale and stamped by a Washington State 15 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 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) 35. 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:  Table of Contents  Technical Information Report (TIR) Worksheet  Section 1: Project Overview  Section 2: Conditions and Requirements Summary  Section 3: Offsite Analysis  Section 4: Flow Control and Water Quality Facility Analysis and Design  Section 5: Conveyance System Analysis and Design  Section 6: Special Reports and Studies  Section 7: Other Permit  Section 8: CSWPPP Analysis and Design  Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant  Section 10: Operations and Maintenance Manual. 36. 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) 37. Traffic Study: A report prepared by a State of Washington licensed engineer containing the elements and information identified in the City of Renton “Policy Guidelines for Traffic Impact Analysis of New Development” in sufficient detail to define potential problems related to the proposed development and identify the improvements necessary to accommodate the development in a safe and efficient manner. 38. Colored Rendering: A computer-generated exterior color view of the proposed building(s), site, and landscaping in three (3) dimensional form. 39. Covenants, Draft: A proposed, unrecorded written agreement promising performance or nonperformance of certain acts or stipulating certain uses or non-uses of property to be binding upon current and future property owners, including the legal description of that area of property to be encumbered. 40. Covenants, Existing: The recorded limitation on property which may be set forth in the property deed and/or identified in a title report. 41. 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. 16 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 42. 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 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 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 specie s 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. (Ord. 4835, 3-27- 2000; Ord. 5304, 9-17-2007) 43. 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. (Ord. 4851, 8-7-2000; Amd. Ord. 4992, 12-9-2002) 17 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 44. 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. (Ord. 4835, 3-27-2000) 45. 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 pro vided, 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. 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. 18 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 47. 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: i. Identifying direct and indirect impacts of the project to the wetland area and wetland functions, environmental goals and objectives, and performance standards, and evaluating alternative methods of developing the property using the following criteria in this order: ● 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 buffer 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. ii. Evaluating each of the mitigation plan criteria found in RMC 4 -3-050L. iii. For projects proposing a reduction in wetland buffer width with enhancement, providing a detailed analysis of the project’s compliance with each of the following criteria: ● The reduced buffer will function at a higher level than the standard buffer; ● An enhanced buffer shall never be less than seventy five percen t (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. iv. And, for projects proposing averaging in wetland buffer width with enhancement, providing a detailed analysis of the project’s compliance with each of the following criteria: ● There are existing physical improvements in or near the wetland and buffer; and 19 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 ● 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) 48. Wetland Assessment: A wetland assessment includes the following: a. A description of the project and maps at a scale no smaller than one inch equals two hundred feet (1" = 200') showing the entire parcel of land owned by the applicant and the wetland boundary surveyed by a qualified surveyor, and pursuant to RMC 4-3-050F2, Plans and Studies Required; b. A description of the vegetative cover of the wetland and adjacent area including identification of the dominant plant and animal species; c. A site plan for the proposed activity at a scale no smaller than one inch equals two hundred feet (1" = 200') showing the location, width, depth and length of all existing and proposed structures, roads, stormwater management facilities, sewage treatment and installations within the wetland and its buffer; d. The exact locations and specifications for all activities associated with site development including the type, extent and method of operations; e. Elevations of the site and adjacent lands within the wetland and its buffer at contour intervals of no greater than five feet (5') or at a contour interval appropriate to the site topography and acceptable to the City; f. Top view and typical cross-section views of the wetland and its buffer to scale; g. The purposes of the project; h. Such other information as may be needed by the City, including but not limited to a study of hazards if present on site, the effect of any protective measures that might be taken to reduce such hazards; and any other information deemed necessary to verify compliance with the provisions of this Section. (Ord. 4587, 3-18-1996; Amd. Ord. 4835, 3-27-2000; Ord. 5137, 4-25- 2005; Ord. 5757, 6-1-2015) 20 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 All Plans and Attachments are subject to Electronic File Standards 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 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 imp acts; or  Determination of Significance (DS)-Make a determination the proposal will have significant adverse environmental impacts and require the applicant to submit an Environmental Impact Statement (EIS) prepared by a qualified consultant. Once the Environmental Review Committee has issued its Environmental Threshold Determination (provided an EIS is not required), a public notice of the Determination is printed in the Renton Reporter and notice(s) are posted at or near the site. A 14-day appeal period commences following the publication date. At the discretion of the City, a separate and additional 15 -day comment period may be added prior to the 14-day appeal period. 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. 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. 21 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 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, F in conjunction with the Environmental Review Committee decision and any staff or public comments prior to making a decisio n. 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 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 Renton Reporter 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 sup port 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 issua nce 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 o f the decision. After review of the request, the Reviewing Official may take whatever action is deemed proper. The Reviewing Official’s written decision on the reconsideration request will be mailed to all parties of record within 10 days from the date the request was filed. If any party is still not satisfied after a reconsideration decision has been issued, an appeal may be submitted within 14 days to:  The Hearing Examiner for Administrative decisions  The City Council for Hearing Examiner decisions An appeal may be filed without first requesting reconsideration by the Reviewing Official; however, it must be filed 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. Applicants may apply for building and construction permits concurrently with their request for a land use application. However, the applicant should be aware any conditions of land use permit approval may 22 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Site Plan Review.doc Rev:09/2019 create a need for revisions to other permit applications whereby additional fees may be charged . Refunds of building permit charges are not available. 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 of on-site and off-site utilities will be issued upon the review and approval of civil engineering drawings by the Division’s Public Works Section and receipt of all applicable development and permit fees. 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 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 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.