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SPECIFIC CODE SECTION (S) RELATED TO THIS DOCUMENT
RMC 4-9-240 Temporary Use Permit Process
RMC 4-8 Permits—General and Appeals
PURPOSE
A temporary use permit allows a use or structure on private or public property on a short-term basis. Such uses or
structures may be allowed subject to modified development standards which would not be appropriate for permanent
uses in the zoning designation.
FREE PRE-APPLICATION MEETING
Prior to submitting an application, the applicant should informally discuss the proposed development with the Planning
Division. The Planning Division will provide assistance and detailed information on the City’s requirements and standards.
For further information on this meeting, see the instruction sheet entitled "Pre-Application.”
APPLICATION SCREENING
A Pre-Submittal screening may be required prior to formal Land Use Review. The screening will be performed electronically
via an FTP link that your Project Manager will provide to you. After you upload your submittal documents the Project
Manager will review the submittal materials to ensure that requested revisions or missing items have been updated and/or
corrected. If all required submittal items are provided and complete, unless waived by the Project Manager, staff will take
in the application for official review.
ELECTRONIC FILE STANDARDS
All documents MUST be submitted electronically. Specific file naming conventions for submitted plans are required to
facilitate the electronic plan review process. Failure to adhere to the sample file naming format listed in the Electronic File
Standards may result in a request for resubmittal and/or delay the plan review process, deeming the application
incomplete.
COMPLETE APPLICATION REQUIRED
In order to accept your application, each of the numbered items must be submitted at the same time. Determination that
an application is complete indicates only that the application is ready for review on its merits, not that the City will make
a favorable decision on the application.
APPLICATION SUBMITTAL HOURS
Applications should be submitted to City staff electronically, not in person. Please email or call your assigned Project
Manager to submit your application. If you have any Planning related questions you may reach out to Planning Customer
Service at 425-430-7294 or planningcustomerservice@rentonwa.gov.
TIME FRAME
The average time frame for processing of a Tier 2 Temporary Use Permit is typically 6 to 8 weeks, and the decision is issued
administratively by the Administrator. This time frame assumes no appeals are filed. As a Type 2 application it requires
public notice which provides an opportunity for public comments prior to a decision.
CITY OF RENTON Ι PERMIT SERVICES
TIER 2 TEMPORARY USE PERMIT
SUBMITTAL REQUIREMENTS
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ADDITIONAL PERMITS
Additional permits from other agencies may be required. It is the applicant’s responsibility to obtain these other approvals.
Information regarding these other requirements may be found at https://apps.oria.wa.gov/opas/
SOME KEY THINGS TO REMEMBER
1. City Staff or other agencies may request additional information during the review and decision-making process.
2. It is important that the applicant submit the requested material quickly to avoid delays in the process.
3. Any time spent gathering data and/or additional city review period will increase the time required to process the
application.
SUBMITTAL REQUIREMENTS
The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where
additional information is required to complete the review of an application. The applicant should contact the assigned
Project Manager if there are any questions regarding submittal requirements.
All Application Materials Required Unless Waived by City Staff.
1. Pre-Application Meeting Summary: If the application was reviewed at a “pre-application meeting.”
2. Waiver Form: A Waiver Form will be provided to you by City Staff during the Pre-Submittal Review. The Waiver Form
should be submitted with the land use application.
3. Land Use Permit Master Application Form: The standardized application form used for the majority of land use
permit applications including, but not limited to, the following:
a. Owner, applicant, and contact person names, addresses and telephone numbers;
b. Notarized signatures of all current property owners;
c. Name of the proposed project;
d. Project/property address;
e. King County Assessor’s tax account number;
f. Existing and proposed land uses;
g. Existing and, if applicable, proposed Comprehensive Plan map designation;
h. Existing and, if applicable, proposed zoning designation;
i. Site area;
j. Estimated project cost
k. Whether or no the project site contains any environmentally sensitive areas; and
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. 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.
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5. Project Narrative: A clear and concise description and summary of the proposed project, including the following:
a. Project name, size and location of site;
b. Zoning designation of the site and adjacent properties;
c. Current use of the site and any existing improvements;
d. Special site features (i.e., wetlands, water bodies, steep slopes);
e. Statement addressing soil type and drainage conditions;
f. Proposed use of the property and scope of the proposed development (i.e., height, square footage, lot coverage,
parking, access, etc.);
g. Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.);
h. Total estimated construction cost and estimated fair market value of the proposed project;
i. Estimated quantities and type of materials involved if any fill or excavation is proposed;
j. Number, type and size of trees to be removed;
k. Explanation of any land to be dedicated to the City; and
l. For shoreline applications only:
· Name of adjacent water area or wetlands,
· Nature of existing shoreline—describe:
Þ Type of shoreline (i.e. lake, stream, lagoon, march, bog, floodplain, floodway);
Þ Type of beach (i.e. accretion, erosion, high bank-low bank);
Þ Type of material (i.e. sand, gravel, mud, clay, rock, riprap); and
Þ The extent and type of any bulkheading.
· The number and location of structures and/or residential units (existing and potential) which might have
views obstructed as a result of proposed project; and
m. The proposed number, size, and density of the new lots, for subdivision applications only.
6. Letter from Property Owner: A letter from the private property owner granting permission for the temporary use of
the property.
7. Environmental Checklist: The standard State of Washington form required under WAC 197-11-742 and 197-11-960.
Please ensure you have signed the checklist and that all questions on the checklist have been filled in. If a particular
question on the checklist does not apply, fill in the space with “Not Applicable”.
8. Abatement Agreement: An irrevocable signed and notarized statement granting the City permission to summarily abate
the use and all physical evidence of that use, if it has not been removed as required by the terms of the permit. The
statement shall include a statement that the applicant will reimburse the City for any expenses incurred in abating the
use.
9. Construction Mitigation Description: A written narrative addressing each of the following:
a. Proposed construction dates (begin and end dates);
b. Hours and days of operation;
c. Proposed hauling/transportation routes;
d. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and
other noxious characteristics;
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e. Any special hours proposed for construction or hauling (i.e. weekends, late nights); and
f. Preliminary traffic control plan.
Note: If your project requires the use of cranes, please contact the City’s Airport Manager at 425 - 430-7471 to
determine whether Federal Aviation Administration (FAA) notification will be required.
10. Neighborhood Detail Map: Please provide a map, drawn at a scale of one inch equals one hundred feet (1" = 100') or
one inch equals two hundred feet (1" = 200') (or other scale approved by the Planning Division Director or designee).
The map shall show the location of the subject site relative to the property boundaries of the surrounding parcels
within approximately one thousand feet (1,000') or approximately two thousand five hundred feet (2,500') for
properties over five (5) acres and identifying the subject site with a darker perimeter line than that of surrounding
properties. The map shall also show the property’s lot lines, existing land uses, building outlines, City boundaries of
the City of Renton (if applicable), north arrow (oriented to the top of the plan sheet), graphic scale used for the map,
and City of Renton (not King County) street names for all streets shown. (Amd. Ord. 4963, 5-13-2002)
11. Site Plan: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1”=20’) (or another
scale approved by the Planning Division Director or designee) clearly indicating the following:
a. Name of proposed project;
b. Date, scale, and north arrow oriented to the top of the plan sheet;
c. Drawing of the subject property with all property lines dimensioned and names of adjacent streets;
d. Widths of all adjacent streets and alleys;
e. The location of all existing public improvements including, but not limited to, curbs, gutters, sidewalks, median
islands, street trees, fire hydrants, utility poles, etc., along the full property frontage;
f. Location and dimensions of existing and proposed structures, parking and loading areas, driveways, existing trees
on and abutting the site, existing or proposed fencing or retaining walls, freestanding signs, easements, refuse
and recycling areas, freestanding liquid fixtures, utility junction boxes, public utility transformers, storage
areas, buffer areas, open spaces, and landscaped areas;
g. The location and dimensions of natural features such as streams, lakes, marshes and wetlands. Include
boundaries of utility, open space, and/or critical area(s) tracts, square footage, and purpose statement of each
tract. Clearly delineate the critical area and buffer boundaries within the tract and indicate a dimension for
buffer width;
h. Ordinary high water mark, existing and proposed, and name of water body if applicable;
i. For wireless communication facilities, indicate type and locations of existing and new plant materials used to
screen facility components and the proposed color(s) for the facility;
j. A legend listing the following must be included on one of the site plan sheets:
· Total square footage of the site,
· Square footage (by floor and overall total) of each individual building and/or use,
· Total square footage of all buildings (footprint of each building),
· Percentage of lot coverage,
· Square footage of all landscaping (total, parking lot, and wildlife habitat),
· Allowable and proposed building height,
· Building setbacks required by Code,
· Proposed building setbacks,
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· Parking analysis, including:
Þ Number of stalls required, by use; number of stalls provided, by use,
Þ Size of stalls and angles,
Þ Location and number of handicap stalls, compact, employee, and/or guest parking stalls,
Þ Location and size of curb cuts,
Þ Traffic flow within the parking, loading, and maneuvering areas and ingress and egress,
Þ Location of wheel stops,
Þ Loading space,
Þ Stacking space,
Þ Location and dimensions of bicycle racks, carpool parking spaces, and other facilities designed to
accommodate access to the site,
Þ Square footage interior parking lot landscaping;
k. Footprint of all proposed buildings showing the location of building entrances, window openings, and landscape
features (required for Urban Center Design Overlay District review packet only);
l. Footprint of all abutting and adjacent buildings showing the location of building entrances, window openings,
and landscape features (required for Urban Center Design Overlay District review packet only);
m. For nonconforming use or structure rebuild approval permits: draw on the scaled plan the exact sizes and
locations of existing structures and uses, whether damaged or not; write on the scaled plan the dates these
structures/uses were established; on a separate sheet, identify the subject property, abutting lots and
buildings and list adjacent and abutting land uses.
12. Architectural Elevations: A twenty four inch by thirty six inch (24" x 36") fully dimensioned architectural elevation plan
drawn at a scale of one-fourth inch equals one foot (1/4" = 1') or one-eighth inch equals one foot (1/8" = 1') (or other
size or scale approved by the Building Official) clearly indicating the information required by the “Permits” section of
the currently adopted International Building Code and chapter 19.27 RCW (State Building Code Act, Statewide
amendments), including, but not limited to, the following:
a. Existing and proposed ground elevations;
b. Existing average grade level underneath proposed structure;
c. Height of existing and proposed structures showing finished roof top elevations based upon site elevations for
proposed structures and any existing/abutting structures;
d. Building materials and colors including roof, walls, any wireless communication facilities, and enclosures;
e. Fence or retaining wall materials, colors, and architectural design;
f. Architectural design of on-site lighting fixtures; and
g. Cross-section of roof showing location and height of rooftop equipment (including air conditioners,
compressors, etc.) and proposed screening.
h. Required for the Urban Center Design Overlay District review packet.
· Identify building elevations by street name and orientation, i.e., Burnett Ave. (west) elevation.
· Show the location of rooflines, doors, and window openings.
· Indicate typical detailing around doors, windows and balconies indicating finishes, color and reflectivity of
glazing.
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· Identify offsets in walls intended to meet the minimum requirements for building modulation indicating the
amount of offset.
· Show on each elevation any roof top elements such as mechanical and elevator penthouses that protrude
above the parapet or penetrate the roof and would be visible from other buildings of the same height.
· Photographs of proposed materials from manufacturers’ catalogues. A materials board showing actual
materials and colors referenced on the architectural elevations is recommended.
i. Required for shoreline permits:
· Include measurements of the existing and proposed elevations of the stream, river, or lake bottom in
relationship to the proposed structure, if the proposed structure is located fully or partially in, or over, the
water.
· Projects exceeding thirty five feet (35’) in height must demonstrate compliance with the height requirement
in RMC 4-3-090D7a.
13. 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.
14. Tree Retention/Land Clearing (Tree Inventory) Plan: A completed tree retention worksheet accompanied by a full
dimensional plan, drawn by a certified arborist or a licensed landscape architect, based on finished grade, drawn at
the same scale as the project site plan with the northern property line at the top of the sheet, clearly showing the
following:
a. All property boundaries and adjacent streets;
b. Location of all areas proposed to be cleared;
c. Species and sizes of vegetation to be removed, altered or retained and the boundaries and predominant species
of stands of trees consisting of five (5) or more trees. This requirement applies only to trees six inch (6") caliper
and larger, fifty four inches (54") above grade, and the location, size and species of all protected trees on the
site;
d. For trees proposed to be retained, a complete description of each tree’s health, condition, and viability;
e. For trees proposed to be retained, a description of the method(s) used to determine the limits of disturbance
(i.e., critical root zone, root plate diameter, or a case-by-case basis description for individual trees);
f. For trees proposed to be preserved within a tree protection tract, any special instructions for maintenance (e.g.,
trimming, ground clearing, root pruning, monitoring, aftercare, etc.);
g. For trees not viable for retention, the reason(s) for removal based on poor health, high risk of failure due to
structure, defects, unavoidable isolation (i.e., high blow down potential), or unsuitability of species, etc., and
for which no reasonable alternative action is possible (pruning, cabling, etc.);
h. A description of the impact of necessary tree removal to the remaining trees, including those in a grove or on
abutting properties;
i. For development applications, a discussion of timing and installation of tree protection measures that must
include fencing and be in accordance with the tree protection standards as outlined in RMC 4-4-130H9,
Protection Measures During Construction;
j. The suggested location and species of supplemental trees to be used when required. The report shall include
planting and maintenance specifications;
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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
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.
15. Tree Retention Worksheet: Please provide a completed City of Renton tree retention worksheet:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8464283&dbid=1&repo=CityofRenton
16. 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.
17. 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)
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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.
18. Wetland Mitigation Plan-Preliminary: A preliminary wetland mitigation plan shall include the following:
a. A site plan demonstrating sufficient area for replacement ratios;
b. Proposed planting scheme for created, restored, and enhanced wetlands;
c. Written report, formatted to eight and one-half inches (8.5") by eleven inches (11"), shall include:
· Identifying direct and indirect impacts of the project to the wetland area and wetland functions,
environmental goals and objectives, and performance standards, and evaluating alternative methods of
developing the property using the following criteria in this order:
Þ Avoiding any disturbances to the wetland or buffer;
Þ Minimizing any wetland or buffer impacts;
Þ Compensating for any wetland or buffer impacts;
Þ Restoring any wetlands or buffer impacted or lost temporarily;
Þ Creating new wetlands and buffers for those lost; and
Þ Enhancing an existing degraded wetland to compensate for lost functions and values, in addition to
restoring a wetland or creating a wetland.
· Evaluating each of the mitigation plan criteria found in RMC 4-3-050L.
· For projects proposing a reduction in wetland buffer width with enhancement, providing a detailed analysis
of the project’s compliance with each of the following criteria:
Þ The reduced buffer will function at a higher level than the standard buffer;
Þ An enhanced buffer shall never be less than seventy five percent (75%) of the standard width at its
narrowest point; and
Þ 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
Þ 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
Þ The proposed buffer standard is based on consideration of the best available science as described in
WAC 365-195-905.
· And, for projects proposing averaging in wetland buffer width with enhancement, providing a detailed
analysis of the project’s compliance with each of the following criteria:
Þ There are existing physical improvements in or near the wetland and buffer; and
Þ That width averaging will not adversely impact the wetland function and values; and
Þ 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
Þ A site-specific evaluation and documentation of buffer adequacy based upon Wetlands in Washington
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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
Þ 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
Þ 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)
19. Standard Stream or Lake Study: Please provide a report containing the information specified in RMC 4-8-120D. In
addition, if the project involves an unclassified stream, a supplemental stream or lake study is also required. If any
alteration to a water-body or buffer is proposed a supplemental stream or lake study and a mitigation plan are also
required. See RMC 4-8-120D for plan content requirements.
20. 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 or materials, drainage facilities, and the location of the
foregoing;
b. Elevation in relation to mean sea level of the lowest floor (including basement) of all structures;
c. Elevation in relation to mean sea level to which any structure has been floodproofed;
d. Certification by a registered professional engineer or architect that the floodproofing methods criteria in RMC 4-
3-050I3c; and for any nonresidential structure meet the floodproofing; and
e. Description of the extent to which watercourse will be altered or relocated as a result of proposed development.
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.
a. Site Plan: The site plan shall indicate:
· The vegetative cover types reflecting the general boundaries of the different plant communities on the site;
· The exact locations and specifications for all activities associated with site development including the type,
extent and method of operations;
· Top view and typical cross-section views of critical habitat/wildlife habitat to scale;
· The results of searches of the State Department of Fish and Wildlife’s Natural Heritage and Non-Game Data
System databases;
· The results of searches of the Washington State Department of Fish and Wildlife Priority Habitat and Species
database.
b. Narrative Report: A narrative report shall be prepared to accompany the site plan which describes:
· The layers, diversity and variety of habitat found on the site;
· The location of any migration or movement corridors;
· The species typically associated with the cover types, including an identification of any critical wildlife
species that might be expected to be found;
· Identification of any areas that have been previously disturbed or degraded by human activity or natural
processes;
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· A summary of existing habitat functions and values, utilizing a habitat evaluation procedure or methodology
approved by the City;
· A summary of proposed habitat alterations and impacts and proposed habitat management program.
Potential impacts may include but are not limited to clearing of vegetation, fragmentation of wildlife
habitat, expected decrease in species diversity or quantity, changes in water quality, increases in human
intrusion, and impacts on wetlands or water resources.
22. Geotechnical Report: A study prepared in accordance with generally accepted geotechnical practices and stamped by
a professional engineer licensed in the State of Washington which includes soils and slope stability analysis, boring and
test pit logs, and recommendations on slope setbacks, foundation design, retaining wall design, material selection,
and all other pertinent elements. If the evaluation involves geologic evaluations or interpretations, the report shall be
reviewed and approved by a geologist. Further recommendations, additions or exceptions to the original report based
on the plans, site conditions, or other supporting data shall be signed and sealed by the geotechnical engineer. If the
geotechnical engineer who reviews the plans and specifications is not the same engineer who prepared the
geotechnical report, the new engineer shall, in a letter to the City accompanying the plans and specifications, express
his or her agreement or disagreement with the recommendations in the geotechnical report and state that the plans
and specifications conform to his or her recommendations. If the site contains a geologic hazard regulated by the
critical areas regulations, the preparation and content requirements of RMC 4-8-120D, Table 18 shall also apply. If the
site is within a channel migration zone, within shoreline jurisdiction, the geotechnical report shall also include a
geomorphic assessment by a Washington State licensed geologist with engineering geology or hydrogeology specialty
license plus experience in conducting fluvial geomorphic assessments.
23. 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)
24. Drainage Control Plan: Plans drawn to scale and stamped by a State of Washington licensed engineer and complying
with the requirements of RMC 4-6-030, Drainage (Surface Water) Standards, and the 2017 Surface Water Design
Manual as adopted and amended by the City of Renton. (Amd. Ord. 4835, 3-27-2000; Ord. 5526, 2-1-2010)
25. Drainage Report: A report stamped by a State of Washington licensed engineer complying with the requirements
stipulated by the City of Renton Survey and Drafting Standards, RMC 4-6-030, and the 2017 King County Surface Water
Design Manual as adopted and amended by the City of Renton. The report (TIR) shall contain the following:
· Table of Contents
· Technical Information (TIR) Worksheet
· Section 1: Project Overview
· Section 2: Conditions and Requirements Summary
· Section 3: Offsite Analysis
· Section 4: Flow Control and Water Quality Facility Analysis and Design
· Section 5: Conveyance System Analysis and Design
· Section 6: Special Reports and Studies
· Section 7: Other Permit
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· Section 8: CSWPPP Analysis and Design
· Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant
· Section 10: Operations and Maintenance Manual.
26. 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.
27. 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.
28. Biological Assessment/Critical Area Study: Projects with the potential to impact fish (Chinook salmon, bull trout,
steelhead trout), unexpected, new, rare or other endangered species habitat (bald eagles) shall provide a biological
assessment/critical area study. The purpose of this assessment is to determine whether a proposed action is likely to:
(1) adversely affect listed or de-listed species or designated critical habitat; (2) jeopardize the continued existence of
species that are proposed for listing, or unexpected, new or rare species; or (3) adversely modify proposed critical
habitat. A biological assessment/critical area study is a written study that evaluates the proposal, all probable impacts
and risks related to the critical area, and recommends appropriate mitigation measures to adequately protect the
functions and values of the critical area, and preserve anadromous fish and their habitat.
The assessment/study shall be prepared by a person with experience and training in the scientific discipline
appropriate for the relevant critical area in accordance with WAC 365-195-095(4). A qualified professional must have
obtained a B.S. or B.A. or equivalent degree in biology, engineering, environmental studies, fisheries, geomorphology,
biological assessment, or related field, and have at least five (5) years of related work experience.
a. A qualified professional for wetlands must be a professional wetland scientist with at least two (2) years of full-time
work experience as a wetlands professional, including delineating wetlands using the federal manuals and
supplements, preparing wetlands reports, conducting function assessments, and developing and implementing
mitigation plans.
b. A qualified professional for Habitat conservation must have a degree in biology or a related degree and professional
experience related to the subject species.
c. A qualified professional for a geological hazard must be a professional engineer or geologist, licensed in the state of
Washington.
d. A qualified professional for Wellhead Protection Areas means a hydrogeologist, geologist, engineer, or other
scientist with experience in preparing hydrogeologic assessments.
The assessment/study shall use scientifically valid methods and studies in the analysis of critical area data and field
reconnaissance and reference the source of the material used. Best available science is that scientific information
applicable to the critical area prepared by local state or federal natural agencies or a qualified scientific professional
that is consistent with the criteria established in WAC 395-195-900 through 365-195-925.
The assessment/study shall contain, at a minimum, the following information, as applicable:
a. The name and contact information of the applicant;
b. The dates, names, and qualifications of the persons preparing the assessment/study and documentation of any
fieldwork performed on the site;
c. A description of the proposal and identification of the permits requested;
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d. A site plan showing:
· Identified critical areas, buffers and the development proposal with dimensions;
· Topography at two-foot (2') intervals;
· Limits of any areas to be cleared/impacted; and
· A description of the proposed stormwater management plan for the development and consideration of impacts
to drainage alterations;
e. Accurate identification, location, and characterization of critical areas, water bodies, and buffers adjacent to the
proposed project area or potentially impacted by the proposed project;
f. A statement specifying the accuracy of the assessment/study, assumptions used in the assessment/study, and
explaining how best available science has been incorporated;
g. Determination of the degree of hazard and risk from the proposal both on the site and on surrounding properties;
h. An assessment of the probable cumulative impacts to the critical areas, their buffers and other properties resulting
from the proposal;
i. An evaluation of the project’s compliance with sections 7 and 9 of the Endangered Species Act;
j. A description of reasonable efforts made to apply mitigation sequencing to avoid, minimize, and mitigate impacts to
critical areas;
k. Plans for adequate mitigation to offset any impacts and an explanation of how best management practices will be
used to minimize impacts to critical area; and
l. Recommendations for maintenance, short-term and long-term monitoring, contingency plans and security
requirements.
29. Letter of Understanding Geologic Risk: Please provide a letter from the applicant, or the owner of the site, stating that
he or she understands and accepts the risk of developing in an unstable area and that he or she will advise, in writing,
any prospective purchasers of the site, or any prospective purchasers of structures or portions of structures on the
site, of the unstable potential of the area.
30. Electronic Copy: All documents MUST be submitted electronically and meet the City’s current Electronic File
Standards. An FTP link to upload your submittal will be provided to you by your Project Manager.
31. Colored Rendering: A computer-generated exterior color view of the proposed building(s), site, and landscaping in
three (3) dimensional form.
REVIEW PROCESS
Once a complete land use application package has been accepted for initial review, the Planning Division will mail notices
to property owners within 300 feet of the project site and post the notice on the City’s website. The proposal will be
routed to other City departments and other jurisdictions or agencies that may have an interest in the application. The
reviewers have two weeks to return their comments to the Planning Division.
After review of the proposal and any staff or public comment, the Planning Division will issue a decision. The decision to
approve, conditionally approve, or deny the proposal will be provided to all persons listed on the Master Application and
all parties of record.
APPEAL AND RECONSIDERATION PROCESS FOR DECISIONS
Any person, including the applicant, aggrieved by the granting or denial of an application, may make a written application
for reconsideration to the Reviewing Official within fourteen (14) calendar days of the date of the decision. After review of
the request, the Reviewing Official may take whatever action is deemed proper. The Reviewing Official’s written decision
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on the reconsideration request will be mailed to all parties of record within ten (10) days from the date the request was
filed. If any party is still not satisfied after a reconsideration decision has been issued, an appeal may be submitted within
fourteen (14) days to the City Clerk’s Office.
An appeal may be filed without first requesting reconsideration by the Reviewing Official; however, it must be filed within
fourteen (14) days of the date when the original decision was issued. See Renton Municipal Code, Section 4-8-110 for
further information on the appeal process and time frames.
BUILDING AND CONSTRUCTION PERMIT ISSUANCE AND INSTALLATION OF IMPROVEMENTS
In the City of Renton, a Building Permit must be obtained to build buildings and structures. A Construction Permit must
be obtained to install utility lines, transportation improvements and undertake work in City rights-of-way. Building and
Construction Permits are separate permits.
Applicants may not apply for building and construction permits concurrently with their request for a land use application.
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 Development
Engineering Section and receipt of all applicable development and permit fees. A building permit will be issued upon the
Building Section’s approval of building plans and receipt of all applicable fees.
EXPIRATION AND EXTENSOINS
Shall be as listed on the approved permit.
RESOURCES
City of Renton Forms
Electronic File Standards
Note: This handout shall not be used as a substitute for codes and regulations. The Applicant is responsible for
compliance with all codes and regulations, whether or not described in this document.