HomeMy WebLinkAboutSC_Conditional_Use_Permit_Submittal_Requirements_Checklist_211207_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 18 | Published: 4/20/2021
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov
CONDITONAL USE PERMIT
SUBMITTAL REQUIREMENTS
Published : 4/20/2021
PURPOSE
Conditional Use Permits allow for review of certain uses with special characteristics that may not generally be appropriate
within a zoning district, but may be permitted subject to conditions and mitigation measures that protect public health,
safety and welfare and ensure compatibility with other uses in the district. (RMC 4-9-030). Conditional Use Permits also
allow for review of requested density increases in the Center Downtown (CD) zone and height increases in some
commercial and industrial zones.
FREE PRE-APPLICATION MEETING
Prior to submitting an application, the applicant should informally discuss the proposed development with the Planning
Division. The Planning Division will provide assistance and detailed information on the City’s requirements and standards.
For further information on this meeting, see the instruction sheet entitled "Pre-Application.”
APPLICATION SCREENING
A Pre-Submittal screening may be required prior to formal Land Use Review. The screening will be performed electronically
via an FTP link that your Project Manager will provide to you. After you upload your submittal documents the Project
Manager will review the submittal materials to ensure that requested revisions or missing items have been updated
and/or corrected. If all required submittal items are provided and complete, unless waived by the Project Manager, staff
will take in the application for official review.
ELECTRONIC FILE STANDARDS
All documents MUST be submitted electronically. Specific file naming conventions for submitted plans are required to
facilitate the electronic plan review process. Failure to adhere to the sample file naming format listed in the Electronic File
Standards may result in a request for resubmittal and/or delay the plan review process, deeming the application incomplete.
COMPLETE APPLICATION REQUIRED
In order to accept your application, each of the numbered items must be submitted at the same time. Determination
that an application is complete indicates only that the application is ready for review on its merits, not that the City will
make a favorable decision on the application.
APPLICATION SUBMITTAL HOURS
Applications should be submitted to Planning Division staff electronically, not in person. Please email or call your assigned
Project Manager to submit your application. If you have any Planning related questions you may reach out to Planning
Customer Service at 425-430-7294 or planningcustomerservice@rentonwa.gov .
TIME FRAME
The average time frame for processing of a Conditional Use Permit varies from 6 to 12 weeks, depending on whether the
decision may be made administratively (6 to 8 weeks), by the Hearing Examiner (8 to 12 weeks), or by the City Council (12
weeks). This time frame assumes no appeals are filed.
Specific Code Section(s) related to this document
RMC 4-9-030 Conditional Use Permit Process
RMC 4-8 Permits – General and Appeals
CONDITONAL USE PERMIT SUBMITTAL REQUIREMENTS (CONT’D)
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APPLICATION AGREEMENT STATEMENT (WIRELESS ONLY)
A signed notarized statement indicating that: a) The applicant agrees to allow for the potential collocation of additional
wireless communication facility equipment by other providers on the applicant’s structure or within the same site location;
and b) That the applicant agrees to remove the facility within six (6) months after that site’s use is discontinued or if the
facility falls into disrepair, and restore the site to its pre-existing condition. If there are two (2) or more users of a single
wireless communication facility (WCF), then this provision shall not become effective until all users cease using the WCF.
ADDITIONAL PERMITS
Additional permits from other agencies may be required. It is the applicant’s responsibility to obtain these other approvals.
Information regarding these other requirements may be found at https://apps.oria.wa.gov/opas/
SOME KEY THINGS TO REMEMBER
1. City Staff or other agencies may request additional information during the review and decision-making process.
2. It is important that the applicant submit the requested material quickly to avoid delays in the process.
3. Any time spent gathering data and/or additional city review period will increase the time required to process the
application.
SUBMITTAL REQUIREMENTS
The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional
information is required to complete the review of an application. The applicant should contact the assigned 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 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. Fees: The application must be accompanied by the required application fee (see Fee Schedule).
CONDITONAL USE PERMIT SUBMITTAL REQUIREMENTS (CONT’D)
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All Application Materials Required Unless Waived by City Staff
Please call 425-430-7294 to verify the exact amount required. Checks should be made out to
the City of Renton and cannot be accepted for over the total fee amount. Credit cards may also
be used to pay required application fees. Fees are paid at Cashier on the 1st Floor City Hall.
5. Project Narrative: A clear and concise description and summary of the proposed project,
including the following:
a. Project name, size and location of site;
b. Zoning designation of the site and adjacent properties;
c. Current use of the site and any existing improvements;
d. Special site features (i.e., wetlands, water bodies, steep slopes);
e. Statement addressing soil type and drainage conditions;
f. Proposed use of the property and scope of the proposed development (i.e., height, square
footage, lot coverage, parking, access, etc.);
g. Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main,
etc.);
h. Total estimated construction cost and estimated fair market value of the proposed
project;
i. Estimated quantities and type of materials involved if any fill or excavation is proposed;
j. Number, type and size of trees to be removed;
k. Explanation of any land to be dedicated to the City; and
l. For shoreline applications only:
i. Name of adjacent water area or wetlands,
ii. Nature of existing shoreline – describe:
• Type of shoreline (i.e., lake, stream, lagoon, marsh, bog, floodplain,
floodway);
• Type of beach (i.e., accretion, erosion, high bank-low bank);
• Type of material (i.e., sand, gravel, mud, clay, rock, riprap); and
• The extent and type of any bulkheading, and
iii. The number and location of structures and/or residential units (existing and
potential) which might have views obstructed as a result of the proposed
project; and
m. The proposed number, size, and density of the new lots, for subdivision applications only.
6. Environmental Checklist: The standard State of Washington form required under WAC 197-11-
742 and 197-11-960.
7. Conditional Use Permit Justification: A written description/justification setting forth the
reasons in favor of the application and addressing the criteria listed in RMC 4-9-030,
Conditional Use Permits.
SPECIAL DECISION CRITERIA-ONLY FOR WIRELESS FACILITIES: The reviewing official shall
consider the following criteria in lieu of the standard criteria above. The official may waive or
reduce these criteria if he concludes that the goals of RMC 4-4-140, Wireless Communication
Facilities, are better served thereby:
a. The height of the proposed tower and/or antenna as well as incorporation of design
characteristics that have the effect of reducing or eliminating visual obtrusiveness.
b. The nature of uses on adjacent and nearby properties and the proximity of the tower
and/or antenna to residential structures and residential district boundaries.
CONDITONAL USE PERMIT SUBMITTAL REQUIREMENTS (CONT’D)
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All Application Materials Required Unless Waived by City Staff
c. The nature of uses on adjacent and nearby properties. The proposed use at the proposed
location shall not result in substantial or undue adverse effects on adjacent property.
d. The surrounding topography and tree canopy coverage.
e. The proposed ingress and egress.
f. The potential noise, light, glare, and visual impacts.
g. The availability of suitable existing towers and other structures to accommodate the
proposal.
h. The compatibility with the general purpose, goals, objectives and standards of the
Comprehensive Plan, this Title, and any other City plan, program, map or ordinance.
i. Additional landscaping may be required to buffer adjacent properties from potentially
adverse effects of the proposed use.
j. The Compatibility with the general purpose, goals, objectives and standards of the
Comprehensive Plan, the Zoning Ordinance and any other plan, program, map or
ordinance of the City.
8. Density Worksheet This can be found on the City’s website
https://edocs.rentonwa.gov/Documents/ElectronicFile.aspx?docid=955782&dbid=1&repo=Ci
tyofRenton
9. Easements, Existing: A recorded document by the property owner granting one or more
privileges to use the owner’s land to and/or for the use by the public, a corporation or another
person or entity. Easements may be referenced by property deed and are identified in the
property title report.
10. Construction Mitigation Description: A written narrative addressing each of the following:
a. Proposed construction dates (begin and end dates);
b. Hours and days of operation;
c. Proposed hauling/transportation routes;
d. Measures to be implemented to minimize dust, traffic and transportation impacts,
erosion, mud, noise, and other noxious characteristics;
e. Any special hours proposed for construction or hauling (i.e. weekends, late nights); and
f. Preliminary traffic control plan.
Note: If your project requires the use of cranes, please contact the City’s Airport Manager at
425- 430-7471 to determine whether Federal Aviation Administration (FAA) notification will be
required.
11. Plat Certificate or Title Report: A document prepared by a title insurance company
documenting the ownership and title of all interested parties in the plat, subdivision, or
dedication and listing all encumbrances. In the case of a final plat, the certificate shall be dated
within forty five (45) days prior to the approval of the final plat.
12. Draft Legal Documents: Please provide any proposed street dedications, restrictive covenants,
or any other legal documents pertaining to the development and use of the property.
13. Neighborhood Detail Map: Please provide a map, drawn at a scale of one inch equals one
hundred feet (1" = 100') or one inch equals two hundred feet (1" = 200') (or other scale
approved by the Planning Division Director or designee). The map shall show the location of
the subject site relative to the property boundaries of the surrounding parcels within
approximately one thousand feet (1,000') or approximately two thousand five hundred feet
(2,500') for properties over five (5) acres and identifying the subject site with a darker perimeter
line than that of surrounding properties. The map shall also show the property’s lot lines,
existing land uses, building outlines, City boundaries of the City of Renton (if applicable), north
arrow (oriented to the top of the plan sheet), graphic scale used for the map, and City of Renton
(not King County) street names for all streets shown. (Amd. Ord. 4963, 5-13-2002)
CONDITONAL USE PERMIT SUBMITTAL REQUIREMENTS (CONT’D)
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All Application Materials Required Unless Waived by City Staff
14. Affidavit of Installation of Public Information Sign(s):
A notarized statement signed by the applicant of applicant’s representative attesting that the
required public information sign(s) has been installed in accordance with City Code
requirements.
15. Site Plan: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet
(1" = 20') (or other scale approved by the Planning Division Director or designee) clearly
indicating the following:
a. Name of proposed project;
b. Date, scale, and north arrow oriented to the top of the plan sheet;
c. Drawing of the subject property with all property lines dimensioned and names of adjacent
streets;
d. Widths of all adjacent streets and alleys;
e. The location of all existing public improvements including, but not limited to, curbs, gutters,
sidewalks, median islands, street trees, fire hydrants, utility poles, etc., along the full
property frontage;
f. Location and dimensions of existing and proposed structures, parking and loading areas,
driveways, existing trees on and abutting the site, existing or proposed fencing or retaining
walls, freestanding signs, easements, refuse and recycling areas, freestanding liquid fixtures,
utility junction boxes, public utility transformers, storage areas, buffer areas, open spaces,
and landscaped areas;
g. The location and dimensions of natural features such as streams, lakes, marshes and
wetlands. Include boundaries of utility, open space, and/or critical area(s) tracts, square
footage, and purpose statement of each tract. Clearly delineate the critical area and buffer
boundaries within the tract and indicate a dimension for buffer width;
h. Ordinary high water mark, existing and proposed, and name of water body if applicable;
i. For wireless communication facilities, indicate type and locations of existing and new plant
materials used to screen facility components and the proposed color(s) for the facility;
j. A legend listing the following must be included on one of the site plan sheets:
i. Total square footage of the site,
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 and ingress
and egress,
• Location of wheel stops,
CONDITONAL USE PERMIT SUBMITTAL REQUIREMENTS (CONT’D)
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All Application Materials Required Unless Waived by City Staff
• Loading space,
• Stacking space,
• Location and dimensions of bicycle racks, carpool parking spaces, and other
facilities designed to accommodate access to the site,
• Square footage of interior parking lot landscaping;
k. Footprint of all proposed buildings showing the location of building entrances, window
openings, and landscape features (required for Urban Center Design Overlay District review
packet only);
l. Footprint of all abutting and adjacent buildings showing the location of building entrances,
window openings, and landscape features (required for Urban Center Design Overlay
District review packet only);
m. For nonconforming use or structure rebuild approval permits: draw on the scaled plan the
exact sizes and locations of existing structures and uses, whether damaged or not; write on
the scaled plan the dates these structures/uses were established; on a separate sheet,
identify the subject property, abutting lots and buildings and list adjacent and abutting land
uses.
16. Architectural Elevations: A twenty four inch by thirty six inch (24" x 36") fully dimensioned
architectural elevation plan drawn at a scale of one-fourth inch equals one foot (1/4" = 1') or
one-eighth inch equals one foot (1/8" = 1') (or other size or scale approved by the Building
Official) clearly indicating the information required by the “Permits” section of the currently
adopted International Building Code and chapter 19.27 RCW (State Building Code Act, Statewide
amendments), including, but not limited to, the following:
a. Existing and proposed ground elevations;
b. Existing average grade level underneath proposed structure;
c. Height of existing and proposed structures showing finished roof top elevations based
upon site elevations for proposed structures and any existing/abutting structures;
d. Building materials and colors including roof, walls, any wireless communication facilities,
and enclosures;
e. Fence or retaining wall materials, colors, and architectural design;
f. Architectural design of on-site lighting fixtures; and
g. Cross-section of roof showing location and height of rooftop equipment (including air
conditioners, compressors, etc.) and proposed screening.
h. Required for the Urban Center Design Overlay District review packet.
i. Identify building elevations by street name and orientation, i.e., Burnett Ave.
(west) elevation.
ii. Show the location of rooflines, doors and window openings.
iii. Indicate typical detailing around doors, windows and balconies indicating finishes,
color and reflectivity of glazing.
iv. Identify offsets in walls intended to meet the minimum requirements for building
modulation indicating the amount of offset.
v. 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.
vi. 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:
i. Include measurements of the existing and proposed elevations of the stream, river
CONDITONAL USE PERMIT SUBMITTAL REQUIREMENTS (CONT’D)
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All Application Materials Required Unless Waived by City Staff
or lake bottom in relationship to the proposed structure, if the proposed structure
is located fully or partially in, or over, the water.
ii. Projects exceeding thirty five feet (35') in height must demonstrate compliance
with the height requirement in RMC 4-3-090D7a.
17. Landscape Plan, Conceptual: A fully dimensioned plan, prepared by a landscape architect
registered in the State of Washington, a certified nurseryman, or other similarly qualified
professional, drawn at the same scale as the project site plan (or other scale approved by the
Community and Economic Development Administrator), clearly indicating the following:
a. Date, graphic scale, and north arrow;
b. Location of proposed buildings, parking areas, access and existing buildings to remain;
c. Names and locations of abutting streets and public improvements, including easements;
d. Existing and proposed contours at five foot (5') intervals or less;
e. Location, size, and purpose of planting areas, including those required in RMC 4-4-070,
Landscaping, and those required in RMC 4-3-090, Shoreline Master Program Regulations;
f. Location and height for proposed berming;
g. Location and elevations for any proposed landscape-related structures such as arbors,
gazebos, fencing, etc.;
h. Location, size, spacing and names of existing and proposed shrubs, trees, ground covers,
and decorative rockery or like landscape improvements in relationship to proposed and
existing utilities; and
i. The location, size and species of all protected trees on site. Protected trees shall have the
approximate drip line shown (see RMC 4-4-130, Tree Retention and Land Clearing
Regulations).
18. Landscaping Plan, Detailed: A fully dimensioned plan, prepared by a landscape architect
registered in the State of Washington, a certified nurseryman, or other similarly qualified
professional, drawn at the same scale as the project site plan (or other scale approved by the
Community and Economic Development Administrator), clearly indicating the following:
a. Date, graphic scale, and north arrow;
b. Location of proposed buildings, property lines, walks, parking areas, access, and existing
buildings to remain;
c. Names and locations of abutting streets and public improvements, including easements;
d. Existing and proposed contours at five foot (5') intervals or less;
e. Detailed grading plan;
f. Location, dimensions, and purpose of all planting areas (the width of a landscaping area
when curbed shall be measured from inside to inside of the curbs) including those
required in RMC 4-4-070, Landscaping;
g. Location and height for proposed berming;
h. Locations, elevations, and details for any proposed landscape-related structures such as
arbors, gazebos, fencing, etc.;
i. Location, size, spacing and names of existing and proposed shrubs, trees, ground covers,
and decorative rockery or like landscape improvements in relationship to proposed and
existing utilities;
j. The location, size and species of all protected trees on site. Protected trees shall have the
approximate drip line shown (see RMC 4-4-130, Tree Retention and Land Clearing
Regulations);
CONDITONAL USE PERMIT SUBMITTAL REQUIREMENTS (CONT’D)
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All Application Materials Required Unless Waived by City Staff
k. Names of existing and proposed vegetation; and
l. Detailed planting plan (soil mix, planting depth and width, and bark mulch depth).
19. Floor Plans: A basic line drawing plan of the general building layout showing walls, exits,
windows, and designated uses indicating the proposed locations of kitchens, baths and floor
drains, bedrooms and living areas, with sufficient detail for City staff to determine if an
oil/water separator or grease interceptor is required and to determine sizing of side sewer.
20. Topography Map: A map showing the existing land contours using vertical intervals of not
more than five feet (5'). For any existing buildings the map shall show the finished floor
elevations of each floor of the building.
21. Tree Retention/Land Clearing (Tree Inventory) Plan: A completed tree retention worksheet
accompanied by a full dimensional plan, drawn by a certified arborist or a licensed landscape
architect, based on finished grade, drawn at the same scale as the project site plan with the
northern property line at the top of the sheet, clearly showing the following:
a. All property boundaries and adjacent streets;
b. Location of all areas proposed to be cleared;
c. Species and sizes of vegetation to be removed, altered or retained and the boundaries and
predominant species of stands of trees consisting of five (5) or more trees. This
requirement applies only to trees six inch (6") caliper and larger, fifty four inches (54")
above grade, and the location, size and species of all protected trees on the site;
d. For trees proposed to be retained, a complete description of each tree’s health, condition,
and viability;
e. For trees proposed to be retained, a description of the method(s) used to determine the
limits of disturbance (i.e., critical root zone, root plate diameter, or a case-by-case basis
description for individual trees);
f. For trees proposed to be preserved within a tree protection tract, any special instructions
for maintenance (e.g., trimming, ground clearing, root pruning, monitoring, aftercare,
etc.);
g. For trees not viable for retention, the reason(s) for removal based on poor health, high risk
of failure due to structure, defects, unavoidable isolation (i.e., high blow down potential),
or unsuitability of species, etc., and for which no reasonable alternative action is possible
(pruning, cabling, etc.);
h. A description of the impact of necessary tree removal to the remaining trees, including
those in a grove or on abutting properties;
i. For development applications, a discussion of timing and installation of tree protection
measures that must include fencing and be in accordance with the tree protection
standards as outlined in RMC 4-4-130H9, Protection Measures During Construction;
j. The suggested location and species of supplemental trees to be used when required. The
report shall include planting and maintenance specifications;
k. Future building sites and drip lines of any trees which will overhang/overlap a construction
line;
l. Location and dimensions of rights-of-way, utility lines, fire hydrants, street lighting, and
easements;
m. Where the drip line of a tree overlaps an area where construction activities will occur, this
shall be indicated on the plan;
CONDITONAL USE PERMIT SUBMITTAL REQUIREMENTS (CONT’D)
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n. For allowed activities, including allowed exemptions, modifications, and variances, show all
trees proposed to be removed in priority tree retention areas: slopes twenty five percent
(25%) to thirty nine percent (39%), high or very high landslide hazard areas, and high
erosion hazard areas;
o. Show trees to be removed in protected critical areas: wetlands, Shorelines of the State,
streams and lakes, floodways, floodplain slopes forty percent (40%) or greater, very high
landslide hazard areas, and critical habitat if the activity is exempt or allowed by the critical
areas regulations in RMC 4-3-050C3, Exemptions – Critical Areas and Buffers;
p. Show all trees to be retained in critical area buffers; and
q. In all other areas of the site, trees to be removed may be indicated generally with clearing
limit lines except for protected trees. The location, size, and species of all protected trees
on a site shall be shown. The plan shall also differentiate any approved replacement trees
from the protected trees. Replacement trees may be authorized in accordance with
RMC 4-4-130H1e, Replacement Requirements, and the number of replacement trees shall
be determined pursuant to any planned replanting areas in accordance with RMC 4-4-
130H1c, Calculating Tree Retention.
22. Tree Retention Worksheet: Please provide a completed City of Renton tree retention
worksheet.
https://edocs.rentonwa.gov/Documents/1/edoc/955781/Tree%20Retention%20Worksheet.p
df
23. Arborist Report: A report prepared by a certified arborist or licensed landscape architect that
correlates with the Tree Retention/Land Clearing Plan and identifies size, species, health, and
reason for any removal. The report shall identify the limits of disturbance for all retained trees.
24. Wetland Assessment: A wetland assessment includes the following:
a. A description of the project and maps at a scale no smaller than one inch equals two
hundred feet (1" = 200') showing the entire parcel of land owned by the applicant and the
wetland boundary surveyed by a qualified surveyor, and pursuant to RMC 4-3-050F2, Plans
and Studies Required;
b. A description of the vegetative cover of the wetland and adjacent area including
identification of the dominant plant and animal species;
c. A site plan for the proposed activity at a scale no smaller than one inch equals two
hundred feet (1" = 200') showing the location, width, depth and length of all existing and
proposed structures, roads, stormwater management facilities, sewage treatment and
installations within the wetland and its buffer;
d. The exact locations and specifications for all activities associated with site development
including the type, extent and method of operations;
e. Elevations of the site and adjacent lands within the wetland and its buffer at contour
intervals of no greater than five feet (5') or at a contour interval appropriate to the site
topography and acceptable to the City;
f. Top view and typical cross-section views of the wetland and its buffer 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
CONDITONAL USE PERMIT SUBMITTAL REQUIREMENTS (CONT’D)
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with the provisions of this Section. (Ord. 4587, 3-18-1996; Amd. Ord. 4835, 3-27-2000;
Ord. 5137, 4-25-2005; Ord. 5757, 6-1-2015)
Note: Please provide a map and a report if ANY wetlands are located on the subject property or
within 100 feet of the subject property. The wetland report/ delineation must be prepared by a
qualified professional and include the information specified in RMC 4-8-120D.23. In addition, if
any alteration to the wetland or buffer is proposed, a wetland mitigation plan is also required.
See RMC 4-8-120D.23 for plan content requirements.
25. Wetland Mitigation Plan-Preliminary: A preliminary wetland mitigation plan shall include the
following:
a. A site plan demonstrating sufficient area for replacement ratios;
b. Proposed planting scheme for created, restored, and enhanced wetlands;
c. Written report, formatted to eight and one-half inches (8.5") by eleven inches (11"), shall
include:
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:
a) Avoiding any disturbances to the wetland or buffer;
b) Minimizing any wetland or buffer impacts;
c) Compensating for any wetland or buffer impacts;
d) Restoring any wetlands or buffer impacted or lost temporarily;
e) Creating new wetlands and buffers for those lost; and
f) 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:
a) The reduced buffer will function at a higher level than the standard buffer;
b) An enhanced buffer shall never be less than seventy five percent (75%) of
the standard width at its narrowest point; and
c) 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
d) 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
e) 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:
CONDITONAL USE PERMIT SUBMITTAL REQUIREMENTS (CONT’D)
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a) There are existing physical improvements in or near the wetland and
buffer; and
b) That width averaging will not adversely impact the wetland function and
values; and
c) 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
d) 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
e) 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
f) An analysis of the effectiveness of the proposed Buffer Enhancement. (Ord.
4835, 3-27-2000; Ord. 5137, 4-25-2005; Ord. 5757, 6-1-2015)
26. Standard Stream or Lake Study: A report shall be prepared by a qualified biologist and include
the following information:
a. Site Map: Site map(s) indicating, at a scale no smaller than one inch equals twenty feet (1" =
20') (unless otherwise approved by the Community and Economic Development
Administrator):
i. The entire parcel of land owned by the applicant, including one hundred feet (100')
of the abutting parcels through which the water body(ies) flow(s);
ii. The ordinary high water mark (OHWM) determined in the field by a qualified
consultant pursuant to RMC 4-3-050G7, Streams and Lakes, (the OHWM must also
be flagged in the field);
iii. Stream or lake classification, as recorded in the City of Renton’s COR Maps, the City’s
online interactive mapping application available through the City’s website, for the
City of Renton Water Class or RMC 4-3-090 (if unclassified, see “Supplemental
Stream or Lake Study” below);
iv. Topography of the site and abutting lands in relation to the stream(s) and its/their
buffer(s) at contour intervals of two feet (2') where slopes are less than ten percent
(10%), and of five feet (5') where slopes are ten percent (10%) or greater;
v. One hundred (100) year floodplain and floodway boundaries, including one hundred
feet (100') of the abutting parcels through which the water body(ies) flow(s);
vi. Site drainage patterns, using arrows to indicate the direction of major drainage flow;
vii. Top view and typical cross-section views of the stream or lake bed, banks, and
buffers to scale;
viii. The vegetative cover of the entire site, including the stream or lake, banks, riparian
area, and/or abutting wetland areas, extending one hundred feet (100') upstream
and downstream from the property line. Include position, species, and size of all
trees of at least six inch (6") caliper and larger, fifty four inches (54") above grade,
and the location, size and species of all protected trees on the site that are within
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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.
b. Grading Plan: A grading plan prepared in accordance with RMC 4-8-120D7, and showing
contour intervals of two feet (2') where slopes are less than ten percent (10%), and of five
feet (5') where slopes are ten percent (10%) or greater.
c. Stream or Lake Assessment Narrative: A narrative report, formatted to eight and one-half
inches (8.5") by eleven inches (11"), shall be prepared to accompany the site plan and
describes:
i. The stream or lake classification as recorded in the City of Renton’s COR Maps, the
City’s online interactive mapping application available through the City’s website,
for the City of Renton Water Class or RMC 4-3-090;
ii. The vegetative cover of the site, including the stream or lake, banks, riparian area,
wetland areas, and flood hazard areas extending one hundred feet (100')
upstream and downstream from the property line, including the impacts of the
proposal on the identified vegetation;
iii. The ecological functions currently provided by the stream/lake and existing
riparian area and the impacts of the proposal on the identified ecological
functions;
iv. Observed or reported fish and wildlife that make use of the area including, but not
limited to, salmonids, mammals, and bird nesting, breeding, and feeding/foraging
areas, including the impacts of the proposal on the identified fish and wildlife;
v. Measures to protect trees, as defined in RMC 4-11-200, and vegetation; and
vi. For shorelines regulated under RMC 4-3-090, Shoreline Master Program
Regulations, the study shall demonstrate if the proposal meets the criteria of no
net loss of ecological functions as described in RMC 4-3-090D2. If the proposal
requires mitigation for substantial impacts to the existing vegetation buffer in
order to demonstrate no net loss of ecological functions, a supplemental stream
or lake study is required.
Note: Please provide a report containing the information specified in RMC Section 4-8-120D.19.
In addition, if the project involves an unclassified stream, a supplemental stream or lake study
is also required. If any alteration to a water-body or buffer is proposed a supplemental stream
or lake study and mitigation plan are also required.
27. 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
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
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e. Description of the extent to which a watercourse will be altered or relocated as a result of
proposed development.
28. Biological Assessment/Critical Areas Study: Projects with the potential to impact fish
(Chinook salmon, bull trout, steelhead trout), unexpected, new, rare or other endangered
species habitat (bald eagles) shall provide a biological assessment/critical area study. The
purpose of this assessment is to determine whether a proposed action is likely to: (1)
adversely affect listed or de-listed species or designated critical habitat; (2) jeopardize the
continued existence of species that are proposed for listing, or unexpected, new or rare
species; or (3) adversely modify proposed critical habitat. A biological assessment/critical area
study is a written study that evaluates the proposal, all probable impacts and risks related to
the critical area, and recommends appropriate mitigation measures to adequately protect the
functions and values of the critical area, and preserve anadromous fish and their habitat.
The assessment/study shall be prepared by a person with experience and training in the
scientific discipline appropriate for the relevant critical area in accordance with WAC 365-195-
095(4). A qualified professional must have obtained a B.S. or B.A. or equivalent degree in
biology, engineering, environmental studies, fisheries, geomorphology, biological assessment,
or related field, and have at least five (5) years of related work experience.
a. A qualified professional for wetlands must be a professional wetland scientist with at least
two (2) years of full-time work experience as a wetlands professional, including delineating
wetlands using the federal manuals and supplements, preparing wetlands reports,
conducting function assessments, and developing and implementing mitigation plans.
b. A qualified professional for Habitat conservation must have a degree in biology or a
related degree and professional experience related to the subject species.
c. A qualified professional for a geological hazard must be a professional engineer or
geologist, licensed in the state of Washington.
d. A qualified professional for Wellhead Protection Areas means a hydrogeologist, geologist,
engineer, or other scientist with experience in preparing hydrogeologic assessments.
The assessment/study shall use scientifically valid methods and studies in the analysis of
critical area data and field reconnaissance and reference the source of the material used. Best
available science is that scientific information applicable to the critical area prepared by local
state or federal natural agencies or a qualified scientific professional that is consistent with the
criteria established in WAC 395-195-900 through 365-195-925.
The assessment/study shall contain, at a minimum, the following information, as applicable:
a. The name and contact information of the applicant;
b. The dates, names, and qualifications of the persons preparing the assessment/study and
documentation of any fieldwork performed on the site;
c. A description of the proposal and identification of the permits requested;
d. A site plan showing:
i. Identified critical areas, buffers and the development proposal with dimensions;
ii. Topography at two-foot (2') intervals;
iii. Limits of any areas to be cleared/impacted; and
iv. A description of the proposed stormwater management plan for the development
and consideration of impacts to drainage alterations;
e. Accurate identification, location, and characterization of critical areas, water bodies, and
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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. 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.
30. 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.
31. 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)
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32. 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)
33. Drainage Report: A report stamped by a State of Washington licensed engineer complying with
the requirements stipulated by the City of Renton Survey and Drafting Standards, RMC 4-6-030,
and the 2017 King County Surface Water Design Manual as adopted and amended by the City
of Renton. The report (TIR) shall contain the following:
• Table of Contents
• Technical Information Report (TIR) Worksheet
• Section 1: Project Overview
• Section 2: Conditions and Requirements Summary
• 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.
34. Grading Plan: A twenty two inch by thirty four inch (22" x 34") plan drawn by a State of
Washington licensed civil engineer at a scale of one inch to forty feet (1" to 40') (horizontal feet)
and one inch to ten feet (1" to 10') (vertical feet) (or other size plan sheet or scale approved by
the Planning Division Development Engineering Manager or designer) clearly indicating the
following:
a. Graphic scale and north arrow;
b. Dimensions of all property lines, easements, and abutting streets;
c. Location and dimension of all on-site structures and the location of any structures within
fifteen feet (15') of the subject property or which may be affected by the proposed work;
d. Accurate existing and proposed contour lines drawn at five foot (5'), or less, intervals
showing existing ground and details of terrain and area drainage to include surrounding
off-site contours within one hundred feet (100') of the site;
e. Location of natural drainage systems, including perennial and intermittent streams, the
presence of bordering vegetation, and floodplains;
f. Setback areas and any areas not to be disturbed, including the location, size and species of
all protected trees on site. Protected trees shall have the approximate drip line shown. The
method of tree protection during grading and construction shall be shown. If grade
changes in the vicinity of the protected trees are necessary, 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.
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All Application Materials Required Unless Waived by City Staff
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
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.
35. 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.
36. Colored Rendering: A computer-generated exterior color view of the proposed building(s), site,
and landscaping in three (3) dimensional form.
37. 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.
38. Inventory of Existing Sites: An inventory of the providers existing facilities with the Renton City
corporate limits, and any other facilities outside the City limits that are within one-half (1/2)
mile of the proposed facility. The inventory is to include specific information about the location,
height, and design of each facility. The Department may share such information with other
applicants applying for administrative approvals or conditional use permits under this Title or
other organizations seeking to locate antennas within the City, provided, however that the
Department is not, by sharing such information, in any way representing or warranting that such
sites are available or suitable.
39. Map of View Area: A diagram or map depicting where within a one-quarter (1/4) mile radius
any portion of the proposed facility could be seen.
40. Urban Design Regulations Review Packet: A set of submission materials required for projects
subject to the Urban Design Regulations in RMC 4-3-100:
a. Site plan, land use review;
b. Elevations, architectural;
c. Floor plans general;
d. Narrative outlining how the applicant’s proposal addresses the City’s Urban Design
Regulations.
Note: Urban Design Regulation Check List can be found at
https://www.codepublishing.com/WA/Renton/html/Renton04/Renton0403/Renton0403100.h
tml
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Administrator of Community Services, and the Fire Chief.
The Committee is responsible for determining whether
the proposal will result in significant adverse
environmental impacts. To do this, the committee will
consider such issues as environmental health hazards,
wetlands, groundwater, energy and natural resources
and will then issue its decision (Environmental Threshold
Determination).
The Environmental Review Committee will either issue a:
• Determination of Non-Significance (DNS)-
Make a determination the proposal will have
no significant negative environmental
impacts; or
• Mitigated Determination of Non-
Significance (DNS-M)-Make a determination
the proposal, if modified, would have no
significant negative environmental impacts;
or
• Determination of Significance (DS)-Make a
determination the proposal will have
significant adverse environmental impacts
and require the applicant to submit an
Environmental Impact Statement (EIS)
prepared by a qualified consultant.
Once the Environmental Review Committee has issued
its Environmental Threshold Determination (provided an
EIS is not required), a public notice of the Determination
is issued and posted at or near the site. A 14-day appeal
period commences following the publication date. At the
discretion of the City, a separate and additional 15-day
comment period may be added prior to the 14-day
appeal period. The remainder of the review process
differs depending on whether a public hearing is
required. Section 4-2-060 of the Renton Municipal Code
stipulates whether or not a public hearing is required.
Administrative Conditional Use Permit Review:
A public hearing is not required. The Planning
Division reviews the proposal in conjunction with
the Environmental Review Committee decision
and any staff or public comments prior to making
a decision. The decision to approve,
conditionally approve, or deny the proposal will
be mailed to all persons listed on the Master
Application and all parties of record.
Hearing Examiner Conditional Use Permit
Review and Review of Environmental
Determination Appeals: A public hearing is
required. After review of the proposal and any
staff or public comments, the Planning Division
staff will forward a report and recommendation
and the Environmental Review Committee
decision to the Hearing Examiner prior to the
hearing. This report will be mailed to all persons
listed on the Master Application and all parties
of record. Notice of the public hearing will be
published in the Renton Reporter at least 10 days
prior to the hearing. Applicants are strongly
encouraged to attend the public hearing for their
proposal. City staff will first make a presentation
to the Hearing Examiner about the proposal.
Then the applicant and any citizens in support of
the proposal will give testimony. When giving
testimony, names and addresses must be stated
for the record. Following this, individuals with
neutral or opposing comments will give their
testimony to the Hearing Examiner. City staff or
the applicant will address additional questions
raised throughout the hearing. The Hearing
Examiner will review the proposed application
concurrently with any environmental appeals
and issue a final decision(s) within ten (10) days
of the hearing unless, at the time of the public
hearing, the Hearing Examiner indicates
additional time will be required for issuance of
the decision. The decision to approve,
conditionally approve, or deny the proposal will
be mailed to all persons listed on the Master
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 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
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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.
Reviewing Official’s written decision on the
reconsideration request will be mailed to all parties of
record within ten (10) days from the date the request
was filed. If any party is still not satisfied after a
reconsideration decision has been issued, an appeal may
be submitted within fourteen (14) days to the City Clerk’s
Office.
An appeal may be filed without first requesting
reconsideration by the Reviewing Official; however, it
must be filed within fourteen (14) days of the date
when the original decision was issued. See Renton
Municipal Code, Section 4-8-110 for further information
on the appeal process and time frames.
Building and Construction Permit Issuance and
Installation Od Improvements: In the City of Renton, a
Building Permit must be obtained to build buildings and
structures. A Construction Permit must be obtained to
install utility lines, transportation improvements and
undertake work in City rights-of-way. Building and
Construction Permits are separate permits.
Applicants are required to receive all land use permits
and all appeal periods shall pass prior to applying for
building and construction permits.
RESOURCES
City of Renton Forms
Electronic File Standards