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SUBMITTAL REQUIREMENTS
TIER 2 TEMPORARY USE PERMIT
Planning Division
1055 South Grady Way, Renton, WA 98057
Phone: 425-430-7294 | www.rentonwa.gov
PURPOSE: To allow the City to review proposed short-term uses or structures which do not comply with
current zoning and/or development standards.
FREE CONSULTATION MEETING: Prior to submitting an application, the applicant should informally
discuss the proposed development with the Planning Division. The Planning Division will provide
assistance and detailed information on the City’s requirements and standards. Applicants may also take
this opportunity to request the waiver of the City’s typical application submittal requirements, which
may not be applicable to the specific proposal. For further information on this meeting, see the
instruction sheet entitled “Submittal Requirements: Pre-Application.”
APPLICATION SCREENING: Applicants are required to bring in a CD or USB portable (flash/hard) drive
or other device or pathway as approved by your assigned project manager) with one PDF file of the
application package for informal review by staff, prior to scheduling an intake meeting. Please allow
approximately 45 minutes for application screening.
COMPLETE APPLICATION REQUIRED: In order to accept your application, each of the numbered items
must be submitted at the same time. If you have received a prior written waiver of a submittal item(s)
during a pre-application meeting, please provide the waiver form in lieu of any submittal item not
provided.
APPLICATION SUBMITTAL HOURS: Applications should be submitted to Planning Division staff at the
6th floor counter of Renton City Hall, 1055 South Grady Way, between 8:00 a.m. and 4:00 p.m. Monday
through Friday. Please call your assigned project manager to schedule an appointment or call 425 -430-
7294 to reach the Planning Division. Due to the screening time required, applications delivered by
messenger cannot be accepted.
ADDITIONAL PERMITS: Additional permits from other agencies may be required. It is the applicant’s
responsibility to obtain these other approvals. Information regarding these other requirements may be
found at http://apps.oria.wa.gov/opas/.
All Plans and Attachments are subject to Electronic File Standards
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APPLICATION MATERIALS:
1. Pre-Application Meeting Summary: If the application was reviewed at a “pre-application
meeting.”
2. Waiver Form: If you received a waiver form during or after a “pre-application meeting.”
3. 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.
4. Land Use Permit Master Application Form: The application must have notarized signatures
of ALL current property owners listed on the Title Report. If the property owner is a
corporation, the authorized representative must attach proof of signing authority on behalf
of the corporation. The legal description of the property must be attached to the
application form.
5. Letter from Property Owner: A letter from the private property owner granting permission
for the temporary use of the property.
6. 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;
X
X
Per 4/20 ST-City staff meeting, not required because site is in ST
ownership and land use application form contains notarized ST
signature.
X
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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.
7. Environmental Checklist: The standard State of Washington form required under
WAC 197-11-742 and 197-11-960.
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. Please provide a written narrative addressing each of the following:
i. Proposed construction dates (begin and end dates);
ii. Hours and days of operation;
iii. Proposed hauling/transportation routes;
iv. Measures to be implemented to minimize dust, traffic and transportation impacts,
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erosion, mud, noise, and other noxious characteristics;
v. Any special hours proposed for construction or hauling (i.e. weekends, late nights);
and
vi. Preliminary traffic control plan.
Note: If your project requires the use of cranes, please contact the City’s Airport Manager at
425- 430-7471 to determine whether Federal Aviation Administration (FAA) notification will
be required.
10. Neighborhood Detail Map: A map, drawn at a scale of one inch equals one hundred feet (1"
100') or one inch equals two hundred feet (1" = 200') (or other scale approved by the
Planning Division Director or designee). The map shall show the location of the subject site
relative to the property boundaries of the surrounding parcels within approximately one
thousand feet (1,000') or approximately two thousand five hundred feet (2,500') for
properties over five (5) acres and identifying the subject site with a darker perimeter line
than that of surrounding properties. The map shall also show the property’s lot lines,
existing land uses, building outlines, City boundaries of the City of Renton (if applicable),
north arrow (oriented to the top of the plan sheet), graphic scale used for the map, and City
of Renton (not King County) street names for all streets shown. (Amd. Ord. 4963, 5 -13-
2002)
11. 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;
X
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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,
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.
12. Architectural Elevations: Please provide for each building and each building face (N, S, E, &
W) a 24” x 36” fully-dimensioned architectural elevation plan drawn at a scale of 1/4” = 1’
or 1/8” = 1’ (or other size or scale approved by the Planning Division). The plans must clearly
indicate the information required by the “Permits” section of the currently adopted
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International Building Code (IBC) and RCW 19.27 (State Building Code Act, Statewide
amendments), including, but not limited to the following:
a. Identify building elevations by street name (when applicable) and orientation i.e.
Burnett Ave. (west) elevation;
b. Existing and proposed ground elevations;
c. Existing average grade level underneath proposed structure;
d. Height of existing and proposed structures showing finished roof top elevations based
upon site elevations for proposed structures and any existing/abutting structures;
e. Building materials and colors including roof, walls, any wireless communication facilities,
and enclosures;
f. Fence or retaining wall materials, colors, and architectural design;
g. Architectural design of on-site lighting fixtures;
h. Screening detail showing heights, elevations, and building materials of proposed
screening and/or proposed landscaping for refuse/recycling areas ; and
i. Cross section of roof showing location and height of roof-top equipment (include air
conditioners, compressors, etc.) and proposed screening.
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
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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;
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. 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.
15. Tree Retention Worksheet: Please provide a completed City of Renton tree retention
worksheet.
https://edocs.rentonwa.gov/Documents/1/edoc/955781/Tree%20Retention%20Worksheet
pdf
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.
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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)
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:
i. Identifying direct and indirect impacts of the project to the wetland area and
wetland functions, environmental goals and objectives, and performance
standards, and evaluating alternative methods of developing the property using
the following criteria in this order:
Avoiding any disturbances to the wetland or buffer;
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Minimizing any wetland or buffer impacts;
Compensating for any wetland or buffer impacts;
Restoring any wetlands or buffer impacted or lost temporarily;
Creating new wetlands and buffers for those lost; and
Enhancing an existing degraded wetland to compensate for lost functions
and values, in addition to restoring a wetland or creating a wetland.
ii. Evaluating each of the mitigation plan criteria found in RMC 4-3-050L.
iii. For projects proposing a reduction in wetland buffer width with enhancement,
providing a detailed analysis of the project’s compliance with each of the
following criteria:
The reduced buffer will function at a higher level than the standard
buffer;
An enhanced buffer shall never be less than seventy five percent (75%) of
the standard width at its narrowest point; and
The buffer area has less than fifteen percent (15%) slopes and no direct
or indirect, short-term or long-term, adverse impacts to regulated
wetlands, as determined by the City, will result from a regulated activity;
and
The proposal shall rely upon a site-specific evaluation and documentation
of buffer adequacy based upon Wetlands in Washington State, Volume 1:
A Synthesis of the Science (Ecology Publication No. 05-06-006, March
2005) and Wetlands in Washington State, Volume 2: Managing and
Protecting Wetlands (Ecology Publication No. 04-06-008, April 2005), or
similar approaches; and
The proposed buffer standard is based on consideration of the best
available science as described in WAC 365-195-905.
iv. And, for projects proposing averaging in wetland buffer width with
enhancement, providing a detailed analysis of the project’s compliance with
each of the following criteria:
There are existing physical improvements in or near the wetland and
buffer; and
That width averaging will not adversely impact the wetland function
and values; and
That the total area contained within the wetland buffer after averaging
is no less than that contained within the required standard buffer prior
to averaging; and
A site-specific evaluation and documentation of buffer adequacy based
upon Wetlands in Washington State, Volume 1: A Synthesis of the
Science (Ecology Publication No. 05-06-006, March 2005) and Wetlands
in Washington State, Volume 2: Managing and Protecting Wetlands
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Ecology Publication No. 04-06-008, April 2005), or similar approaches
have been conducted. The proposed buffer standard is based on
consideration of the best available science as described in WAC 365-
195-905; and
In no instance shall the buffer width be reduced by more than seventy
five percent (75%) of the standard buffer. Greater buffer width
reductions require review as a variance pursuant to RMC 4-9-250B; and
An analysis of the effectiveness of the proposed Buffer Enhancement.
Ord. 4835, 3-27-2000; Ord. 5137, 4-25-2005; Ord. 5757, 6-1-2015)
19. 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
one hundred feet (100') of the OHWM, and the location of measures to protect
trees on and abutting the site;
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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;
The ecological functions currently provided by the stream/lake and existing
riparian area and the impacts of the proposal on the identified ecological
functions;
Observed or reported fish and wildlife that make use of the area including,
but not limited to, salmonids, mammals, and bird nesting, breeding, and
feeding/foraging areas, including the impacts of the proposal on the
identified fish and wildlife;
Measures to protect trees, as defined in RMC 4-11-200, and vegetation; and
For shorelines regulated under RMC 4-3-090, Shoreline Master Program
Regulations, the study shall demonstrate if the proposal meets the criteria
of no net loss of ecological functions as described in RMC 4-3-090D2. If the
proposal requires mitigation for substantial impacts to the existing
vegetation buffer in order to demonstrate no net loss of ecological
functions, a supplemental stream or lake study is required.
Note: Please provide a report containing the information specified in RMC Section 4-8-
120D.19. In addition, if the project involves an unclassified stream, a supplemental stream
or lake study is also required. If any alteration to a water-body or buffer is proposed a
supplemental stream or lake study and mitigation plan are also required.
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 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
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structures;
c. Elevation in relation to mean sea level to which any structure has been floodproofed;
d. Certification by a registered professional engineer or architect that the floodproofing
methods criteria in RMC 4-3-050I3c; and for any nonresidential structure meet the
floodproofing; and
e. Description of the extent to which a watercourse will be altered or relocated as a result
of proposed development. (Ord. 4835, 3-27-2000)
21. Habitat Data Report: Habitat data reports include:
a. Site Plan: The site plan shall indicate:
i. The vegetative cover types reflecting the general boundaries of the different
plant communities on the site;
ii. The exact locations and specifications for all activities associated with site
development including the type, extent and method of operations;
iii. Top view and typical cross-section views of critical habitat/wildlife habitat to
scale;
iv. The results of searches of the State Department of Fish and Wildlife’s Natural
Heritage and Non-Game Data System databases;
v. The results of searches of the Washington State Department of Fish and Wildlife
Priority Habitat and Species database.
b. Narrative Report: A narrative report shall be prepared to accompany the site plan which
describes:
i. The layers, diversity and variety of habitat found on the site;
ii. The location of any migration or movement corridors;
iii. The species typically associated with the cover types, including an identification
of any critical wildlife species that might be expected to be found;
iv. Identification of any areas that have been previously disturbed or degraded by
human activity or natural processes;
v. A summary of existing habitat functions and values, utilizing a habitat evaluation
procedure or methodology approved by the City;
vi. A summary of proposed habitat alterations and impacts and proposed habitat
management program. Potential impacts may include but are not limited to
clearing of vegetation, fragmentation of wildlife habitat, expected decrease in
species diversity or quantity, changes in water quality, increases in human
intrusion, and impacts on wetlands or water resources.
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
X
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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 (sewer, water, stormwater, transportation improvements): 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: Please provide a plan drawn to scale and stamped by a Washington
State licensed Professional Engineer and complying with the requirements of RMC 4-6-030
and the King County Surface Water Management Design Manual, 2009 edition, as adopted
and amended by the City of Renton.
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, Drainage (Surface Water) Standards, and the Surface Water Design Manual.
Amd. Ord. 4835, 3-27-2000; Ord. 5526, 2-1-2010)
26. Affidavit of Installation of Public Information Sign: 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. Biological Assessment/Critical Areas Study: All development projects located in a
floodplain and 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
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See Sheet 29 of I-405 BRT CUD 5 30% Preliminary Engineering plans
for existing utilities. TUP scope is not inclusive of any utility relocation.
TBD. Per 4/20 ST-City staff meeting, ST understands that no Building
Grading Permit will be issued prior to City review/approval of a TESC
plan.
Provided for early review. Per 4/20 ST-City staff meeting, ST
understands that no Building Grading Permit will be issued
prior to City review/approval of a drainage memo addressing
Core Requirement #5 and Special Requirement #6.
Per 4/20 ST-City staff meeting follow-up, no Public Information Sign is required for Tier 2 TUP applications.
X
See p. 5-7 of Project Narrative.
X
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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
buffers adjacent to the proposed project area or potentially impacted by the proposed
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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.
28. Hazardous Materials Management Statement: A statement which includes:
a. A description of refueling of construction vehicles that will occur on the site and an
inventory of hazardous materials expected to be temporarily stored, dispensed, used,
or handled on the site.
b. A description of how the requirements in RMC 4-4-030C7, Construction Activity
Standards – Zones 1 and 2, will be met by the applicant. (Ord. 4851, 8-7-2000; Amd.
Ord. 4992, 12-9-2002)
29. Letter of Understanding Geologic Risk: The applicant, or the owner of the site, shall submit
a letter to the City, with the plans and specifications, stating that he or she understands and
accepts the risk of developing in an unstable area and that he or she will advise, in writing,
any prospective purchasers of the site, or any prospective purchasers of structures or
portions of structures on the site, of the unstable potential of the area. (Ord. 4835, 3 -27-
2000)
All Plans and Attachments are subject to Electronic File Standards
REVIEW PROCESS: Once a complete land use application package has been accepted for initial review,
the Planning Division will post one notice of the pending application at or near the subject site and mail
notices to property owners within 300 feet of the project site. The proposal will be routed to other City
departments and other jurisdictions or agencies that may have an interest in the application. The
reviewers have two (2) weeks to return their comments to the Planning Division.
X
Per 4/20 ST-City staff meeting, not required because no new building or modification to existing building is proposed.
Included, but not listed in Tier 2 CUP Checklist:• Title Report• Topography Map• Geotechnical Report• Remediation Plan• Contract Specifications
• Easements• Grading Plan• Landscaping Plan, Conceptual (see Sheet 40, I-405 BRT 30% plans)• Parking, Lot Coverage, Landscaping Analysis (see Grading Plan)• Abatement Agreement
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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 14 calendar days of the date of the decision. After review of the request,
the Reviewing Official may take whatever action is deemed proper. The Reviewing Official’s written
decision on the reconsideration request will be mailed to all parties of record within 10 days from the
date the request was filed. If any party is still not satisfied after a reconsideration decision has been
issued, an appeal may be submitted within 14 days to the City Clerk’s Office
An appeal may be filed without first requesting reconsideration by the Reviewing Official; however, it
must be filed within 14 days of the date when the original decision was issued. See 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
right-of-ways. 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 fourteen (14) days of the effective date of the
decision to approve the application, the applicant may obtain building and construction permits. A
construction permit for the installation of on -site and off-site utilities will be issued upon the review and
approval of civil engineering drawings by the Division’s 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 EXTENSIONS: Shall be as listed on the approved permit.
I-405 Bus Rapid Transit (BRT)
Page 1 of 2 | AE 0054-17
Meeting Summary
Meeting Subject: I-405 BRT – SRTC Remediation Permitting Coordination
Date: April 20, 2022
Time: 1:30-2:00 p.m.
Location: Microsoft Teams
Attendees (ST): Gary Yao
Attendees (Other): Jonathan Chavez, Clark Close
Meeting Purpose:
Coordinate on permitting and submittal checklist items for proposed SRTC soil remediation work in Q3 2022.
Notes:
Introductions
• N/A
Discussion
• Note: City responses to discussion topics/questions are italicized
• Which of the following applications do we need to submit for the proposed SRTC soil remediation
work?
o Temporary Use Permit (TUP)
▪ Required as the land use permit for the soil remediation work
▪ Will include conditions of approval applicable to future permit applications for potential
access improvements (e.g. surface parking) prior to permanent parking improvements,
the transit center, and the deferred parking structure
▪ Anticipated to require 4-6 weeks from application submittal to approval
o Grade and Fill Permit
▪ Not required as work is on real property, not in public right-of-way (ROW)
▪ Was required at VMAC due to scope (strip soils, haul, and regrade entire site)
o Building Grading Permit
▪ Required as it is on real property, not in public ROW
▪ Anticipated to be over-the-counter, likely one review
• If a TUP is needed in addition to either type of grading permit, does the TUP need to be approved before submitting a grading application for the soil remediation work?
o No, though the TUP needs to be submitted first
o TUP needs to be approved before the Building Grading Permit is approved/issued
• Are permit approvals by mid-June (planned start of soil remediation work) realistic?
o Potentially possible provided permits are submitted in the next 1-2 weeks
• Waiver form checklist items
o Drainage control plan
▪ Given the limited scope, can the permit approval be conditioned so the contractor
submits for City review/approval prior to starting work?
▪ No, but the TUP could be conditioned so a drainage control plan (i.e. TESC) must be
provided for City review/approval prior to Building Grading Permit approval
o Drainage report
▪ Given the limited scope, would like to discuss what is needed in report
I-405 Bus Rapid Transit (BRT)
Page 2 of 2 | AE 0054-17
▪ Drainage memo, several pages in length, addressing City storm manual Core
Requirement #5 and Special Requirement #6 is required
▪ TUP could be conditioned so a drainage memo must be provided for City
review/approval prior to Building Grading Permit approval
o Fill source statement
▪ Not needed since fill is from WSDOT-approved borrow site?
▪ Potentially not needed after City reviews permit materials, which should address fill
source(s) in the project description/narrative
o Conceptual landscaping plan
▪ Not needed since no changes to existing landscaping?
▪ No, available plans still need to provide reference for potential future landscaping
improvements
o Letter from property owner
▪ Not needed since ST is property owner?
▪ Yes, ST signature on master land use application suffices
o Letter of understanding geologic risk
▪ Example?
▪ N/A, can be deferred to land use entitlement for transit center, parking structure, etc.
o Abatement agreement
▪ Example?
▪ No, applicant to draft per submittal checklist contents
• Is there an intake appointment needed or is intake processed only by emailing permittech@rentonwa.gov?
o Email Clark Close for TUP application submittal
o Email permittech@rentonwa.gov for Building Grading Permit submittal
Action Items
• Meeting summary to City (ST)
Exhibits/Handouts:
1. N/A
Next Meeting Date: N/A
1
Yao, Gary
From:Yao, Gary
Sent:Tuesday, April 26, 2022 2:04 PM
To:Clark Close
Cc:Karaman, Leyla; Jonathan Chavez
Subject:RE: ST I-405 BRT - 4/20 SRTC Remediation Permit Coordination Meeting Follow-Up
Thanks for the quick response and confirmation, Clark!
If all goes well on our end, you should expect to see a TUP application from us by Monday 5/2.
Gary
Gary Yao | ENV SP | Senior Current Planner
Pronouns: He/Him/His
O: 206.903.7071
Sound Transit
From: Clark Close <CClose@Rentonwa.gov>
Sent: Tuesday, April 26, 2022 1:51 PM
To: Yao, Gary <gary.yao@soundtransit.org>
Cc: Karaman, Leyla <leyla.karaman@soundtransit.org>; Jonathan Chavez <JChavez@Rentonwa.gov>
Subject: RE: ST I‐405 BRT ‐ 4/20 SRTC Remediation Permit Coordination Meeting Follow‐Up
CAUTION: This email originated from a contact outside Sound Transit. Remember, do not click any links or open any
attachments unless you recognize the sender and know the content is safe. Report any suspicious email by clicking the
“fish” button in Outlook. Thank you! ST Information Security
Gary,
The public information sign for a Tier II temporary use permit is exempt under RMC 4‐8‐090.C.1.c and can be waived
since it still shows up as a submittal item under RMC Table 4‐8‐120C.
Thanks,
CLARK CLOSE, Senior Planner
City of Renton | CED | Planning Division
1055 S Grady Way | 6th Floor | Renton, WA 98057
Virtual Permit Center | Online Applications and Inspections
(425) 430‐7289 | cclose@rentonwa.gov
From: Yao, Gary <gary.yao@soundtransit.org>
Sent: Tuesday, April 26, 2022 12:58 PM
To: Jonathan Chavez <JChavez@Rentonwa.gov>; Clark Close <CClose@Rentonwa.gov>
Cc: Karaman, Leyla <leyla.karaman@soundtransit.org>
Subject: RE: ST I‐405 BRT ‐ 4/20 SRTC Remediation Permit Coordination Meeting Follow‐Up
2
FYI (apologies for the multiple emails), I ended up finding the handout for the public information sign.
I did just notice, however, that RMC 4‐8‐090 exempts Tier II TUPs from the public information sign requirement,
whereas it is listed as a requirement on the TUP submittal checklist.
“C. PUBLIC INFORMATION SIGNS:
1. Applicability: A minimum of one public information sign shall be required for all Type II and Type III Land Use
Permits in accordance with the following standards, unless exempted by this subsection. The applicant shall be
responsible for the procurement, installation and maintenance of the sign.
Exempt Permits: The following Type II and Type III Land Use Permits are exempt from the requirements of this
subsection:
a. Additional animals permit;
b. Business licenses for home occupations;
c. Temporary use permit – Tier II;
d. Temporary emergency wetland permit;
e. Development permit (special flood hazard);
f. Final plats;
g. Final short plats;
h. Final binding site plans;
i. Mobile home park, final;
j. Planned urban development, final; and
k. Environmental review.”
When you have a moment, could you please confirm if the public information sign is required? I would like to confirm
before I reach out to a sign company.
If it is required, could you also please still confirm which public street frontage will the sign need to be posted on
(Rainier, Grady, or both)?
Thanks again,
Gary
Gary Yao | ENV SP | Senior Current Planner
Pronouns: He/Him/His
O: 206.903.7071
Sound Transit
From: Yao, Gary
Sent: Tuesday, April 26, 2022 12:35 PM
To: Jonathan Chavez <JChavez@Rentonwa.gov>; Clark Close <CClose@Rentonwa.gov>
Cc: Karaman, Leyla <leyla.karaman@soundtransit.org>
Subject: ST I‐405 BRT ‐ 4/20 SRTC Remediation Permit Coordination Meeting Follow‐Up
Hi Jonathan and Clark,
CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless
you know the content is safe.
3
Thank you again for taking the time to meet with me last week. As noted, please find attached a draft summary of our
Q&A so that we can avoid asking any duplicative question. If you have any edits/comments, please provide by end‐of‐
week if possible, and I will gladly incorporate.
FYI, we are working on putting together a drainage memo and TESC plan, though it may not be before we submit the
Temporary Use Permit (TUP). We understand that the Building Grading Permit cannot be approved/issued prior to the
City’s review/approval of the drainage memo and TESC plan.
Some quick questions on the public information sign for the TUP:
Is there a City template we can share with our sign vendor?
For our site, which public street frontage will the sign need to be posted on (Rainier, Grady, or both)?
Appreciate the assistance as we work towards starting work in June. Please let us know at any time if there is anything
we can provide to help the process along.
Thanks,
Gary
Gary Yao | ENV SP | Senior Current Planner
Planning, Environment, and Project Development (PEPD)
Pronouns: He/Him/His
O: 206.903.7071
Sound Transit
401 S Jackson St
Seattle, WA 98104
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