HomeMy WebLinkAboutSC_Land Use SUBMITTAL Checklist_2021-06-11_V1.pdfDEPARTMENT OF COMMUNITY CITY pF ;
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AND ECONOMIC DEVELOPMENT Renton �
SUBMITTAL REQUIREMENTS
It SITE PLAN REVIEW
Planning Division
1055 South Grady Way, Renton, WA 98057
Phone: 425-430-7294 1 www.rentonwa.gov
PURPOSE: To assure the site plan is compatible with both the physical characteristics of the site and the
existing and potential uses of the surrounding area. In addition, Site Plan Review assures the
development is consistent with City of Renton plans, policies and regulations.
FREE CONSULTATION MEETING: Prior to submitting an application, the applicant should informally
discuss the proposed development with the Planning Division. The Planning Division will provide
assistance and detailed information on the City's requirements and standards. Applicants may also take
this opportunity to request the waiver of the City's typical application submittal requirements, which
may not be applicable to the specific proposal. For further information on this meeting, see the
instruction sheet entitled "Submittal Requirements: Pre -Application."
APPLICATION SCREENING: Applicants are required to bring in a CD or USB portable (flash/hard) drive
(or other device or pathway as approved by your assigned project manager) with one PDF file of the
application package for informal review by staff, prior to scheduling an intake meeting. Please allow
approximately 45 minutes for application screening.
COMPLETE APPLICATION REQUIRED: In order to accept your application, each of the numbered items
must be submitted at the same time. If you have received a prior written waiver of a submittal item(s)
during a pre -application meeting, please provide the waiver form in lieu of any submittal item not
provided.
APPLICATION SUBMITTAL HOURS: Applications should be submitted to Planning Division staff at the
6th floor counter of Renton City Hall, 1055 South Grady Way, between 8:00 a.m. and 4:00 p.m. Monday
through Friday. Please call your assigned project manager to schedule an appointment or call 425-430-
7294 to reach the Planning Division. Due to the screening time required, applications delivered by
messenger cannot be accepted.
ADDITIONAL PERMITS: Additional permits from other agencies may be required. It is the applicant's
responsibility to obtain these other approvals. Information regarding these other requirements may be
found at http://apps.oria.wa.gov/opas/.
JAII 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'.
n/ a0 2. Waiver Form: If you received a waiver form during or after a "pre -application meeting," please
provide this form.
[� 3. Land Use Permit Master Application Form: The standardized application form used for the
majority of land use permit applications including, but not limited to, the following:
a. Owner, applicant, and contact person names, addresses and telephone numbers;
b. Notarized signatures of all current property owners;
c. Name of the proposed project;
d. Project/property address;
e. King County Assessor's tax account number;
f. Existing and proposed land uses;
g. Existing and, if applicable, proposed Comprehensive Plan map designation;
h. Existing and, if applicable, proposed zoning designation;
i. Site area;
j. Estimated project cost;
k. Whether or not the project site contains any environmentally sensitive areas; and
I. 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.
V4• 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.);
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h. Total estimated construction cost and estimated fair market value of the proposed project;
Estimated quantities and type of materials involved if any fill or excavation is proposed;
Number, type and size of trees to be removed;
k. Explanation of any land to be dedicated to the City; and
For shoreline applications only:
Name of adjacent water area or wetlands,
ii. Nature of existing shoreline — describe:
• Type of shoreline (i.e., lake, stream, lagoon, marsh, bog, floodplain,
floodway);
• Type of beach (i.e., accretion, erosion, high bank -low bank);
• Type of material (i.e., sand, gravel, mud, clay, rock, riprap); and
• The extent and type of any bulkheading, and
iii. The number and location of structures and/or residential units (existing and
potential) which might have views obstructed as a result of the proposed project;
and
m. The proposed number, size, and density of the new lots, for subdivision applications only.
5. Site Plan: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1"
= 20') (or other scale approved by the Planning Division Director or designee) clearly indicating the
following:
a. Name of proposed project;
b. Date, scale, and north arrow oriented to the top of the plan sheet;
c. Drawing of the subject property with all property lines dimensioned and names of adjacent
streets;
d. Widths of all adjacent streets and alleys;
e. The location of all existing public improvements including, but not limited to, curbs, gutters,
sidewalks, median islands, street trees, fire hydrants, utility poles, etc., along the full property
frontage;
f. Location and dimensions of existing and proposed structures, parking and loading areas,
driveways, existing trees on and abutting the site, existing or proposed fencing or retaining
walls, freestanding signs, easements, refuse and recycling areas, freestanding liquid fixtures,
utility junction boxes, public utility transformers, storage areas, buffer areas, open spaces, and
landscaped areas;
g. The location and dimensions of natural features such as streams, lakes, marshes and wetlands.
Include boundaries of utility, open space, and/or critical area(s) tracts, square footage, and
purpose statement of each tract. Clearly delineate the critical area and buffer boundaries
within the tract and indicate a dimension for buffer width;
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h. Ordinary high water mark, existing and proposed, and name of water body if applicable;
i. For wireless communication facilities, indicate type and locations of existing and new plant
materials used to screen facility components and the proposed color(s) for the facility;
j. A legend listing the following must be included on one of the site plan sheets:
i. Total square footage of the site,
ii. ii. Square footage (by floor and overall total) of each individual building and/or use,
iii. Total square footage of all buildings (footprint of each building),
iv. Percentage of lot coverage,
V. Square footage of all landscaping (total, parking lot, and wildlife habitat),
vi. Allowable and proposed building height,
vii. Building setbacks required by Code,
viii. Proposed building setbacks,
ix. Parking analysis, including:
• Number of stalls required, by use; number of stalls provided, by use,
• Sizes of stalls and angles,
• Location and number of handicap stalls, compact, employee and/or guest
parking stalls,
• Location and size of curb cuts,
• Traffic flow within the parking, loading, and maneuvering areas 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);
I. 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.
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[� 6. Environmental Checklist: The standard State of Washington form required under WAC 197-11-742
and 197-11-960.
n/0 7. Rezone, Variance, Modification, or Conditional Use Justification: Please contact the Planning
Division to determine whether your project proposal triggers any additional land use permits. If so,
additional information may be required.
d8. Density Worksheet
https://edocs.rentonwa.gov/Documents/ElectronicFile.aspx?docid=955782&dbid=l&repo=CitVofR
enton
[� 9. Plat Certificate or Title Report: Please provide a current Plat Certificate or Title Report obtained
from a title company documenting ownership and listing all encumbrances of the involved
parcel(s). The Title Report should include all parcels being developed, but no parcels that are not
part of the development. If the Plat Certificate or Title Report references any recorded documents
(i.e. easements, dedications, covenants), the referenced recorded document(s) must also be
provided. All easements referenced in the Plat Certificate must be located, identified by type and
recording number, and dimensioned on the Site Plan.
[� 10. Draft Legal Documents: Please provide any proposed street dedications, restrictive covenants,
draft Homeowners Association, or any other legal documents pertaining to the development and
use of the property.
[� 11. Construction Mitigation Description: A written narrative addressing each of the following:
a. Please provide a written narrative addressing each of the following:
i. Proposed construction dates (begin and end dates);
ii. Hours and days of operation;
iii. Proposed hauling/transportation routes;
iv. Measures to be implemented to minimize dust, traffic and transportation impacts,
erosion, mud, noise, and other noxious characteristics;
v. Any special hours proposed for construction or hauling (i.e. weekends, late nights); and
vi. Preliminary traffic control plan.
Note: If your project requires the use of cranes, please contact the City's Airport Manager at 425-
430-7471 to determine whether Federal Aviation Administration (FAA) notification will be
required.
n/0 12. Urban Design Regulations Review Packet: A set of submission materials required for projects
subject to the Urban Design Regulations in RMC 4-3-100:
a. Site plan, land use review;
b. Elevations, architectural;
c. Floor plans general;
d. Narrative outlining how the applicant's proposal addresses the City's Urban Design Regulations.
Note: Urban Design Regulation Check List can be found at
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https://www.codepublishing.com/WA/Renton/html/RentonO4/RentonO4O3/RentonO4O3100.htmI
Urban Center Design Overlay District Report: For any projects in an Urban Design District, please
provide a statement addressing how the project meets the requirements of the Urban Center
Design Overlay District. The statement shall address the following:
• Pedestrian building entries
• Transition to surrounding development
• Location of parking, design of surface parking, and/or structure/garage parking
• Vehicular access
• Pedestrian circulation
• Common space
• Landscaping
• Building character and massing, rooflines, and materials
S?r 13. Affidavit of Installation of Public Information Sign(s): A notarized statement signed by the
applicant of applicant's representative attesting that the required public information sign(s) has
been installed in accordance with City Code requirements
[v]� 14. Neighborhood Detail Map: A map, drawn at a scale of one inch equals one hundred feet (1" _
100') or one inch equals two hundred feet (1" = 200') (or other scale approved by the Planning
Division Director or designee). The map shall show the location of the subject site relative to the
property boundaries of the surrounding parcels within approximately one thousand feet (1,000') or
approximately two thousand five hundred feet (2,500') for properties over five (5) acres and
identifying the subject site with a darker perimeter line than that of surrounding properties. The
map shall also show the property's lot lines, existing land uses, building outlines, City boundaries of
the City of Renton (if applicable), north arrow (oriented to the top of the plan sheet), graphic scale
used for the map, and City of Renton (not King County) street names for all streets shown. (Amd.
Ord. 4963, 5-13-2002)
n/ a0 15. Affidavit of Installation of Public Outreach Sign(s): Please complete and provide the attached
notarized affidavit attesting the required public outreach sign(s) has been installed in accordance
with the City Code requirements. See attachment titled "Public Outreach Signs" for information
about the size and location requirements for public outreach signs.
n/ aQ 16. Proof of Neighborhood Meeting: Please provide the following materials with the submittal of a
complete development application:
• The notice provided to surrounding property owners within three hundred feet (300') of
the proposed development site;
• The mailing list used to send out meeting notices;
• An affidavit of mailing and posting notice(s);
• The meeting sign -in sheet;
• Materials presented at the meeting;
• Notes of the meeting including a summary of oral and written comments received; and
• If no members of the public attended the neighborhood meeting and/or persons in
attendance made no comments, the required submittal materials shall reflect the absence
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of comment, attendance, or both.
n/ a❑ 17. Overall Site Plan (Only for previously approved Master Site Plans): Please provide an overall site
plan if the project has previously undergone a Master Site Plan Review. The overall site plan should
detail how this specific phase of the project fits in relation to the previously approved master site
plan.
n/0 18. Architectural Elevations: Please provide for each building and each building face (N, S, E, & W) a
24" x 36" fully -dimensioned architectural elevation plan drawn at a scale of 1/4" = 1' or 1/8" = 1'
(or other size or scale approved by the Planning Division). The plans must clearly indicate the
information required by the "Permits" section of the currently adopted International Building Code
(IBC) and RCW 19.27 (State Building Code Act, Statewide amendments), including, but not limited
to the following:
a. Identify building elevations by street name (when 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.
19. Landscape Plan, Conceptual: Please provide a fully -dimensioned plan drawn by a licensed
Landscape Architect at the same scale as the project site plan (or other scale approved by the
Planning Division), clearly indicating the following:
a. Date, graphic scale, and north arrow;
b. Location of proposed buildings, parking areas and access, and existing buildings to remain;
c. Names and locations of abutting streets and public improvements, including easements;
d. Existing and proposed contours at two -foot intervals or less;
e. Location and size of planting areas;
f. Location and height of proposed building;
g. Location and elevations for any proposed landscape -related structures such as arbors,
gazebos, fencing, etc.;
h. Location, size, spacing and names of existing (to remain) and proposed shrubs, trees, and
ground covers. Locations of decorative rocks or landscape improvements in relationship to
proposed and existing utilities and structures; and
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.
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n/ a] 20. Landscaping Plan, Detailed: A fully dimensioned plan, prepared by a landscape architect
registered in the State of Washington, a certified nurseryman, or other similarly qualified
professional, drawn at the same scale as the project site plan (or other scale approved by the
Community and Economic Development Administrator), clearly indicating the following:
Date, graphic scale, and north arrow;
b. Location of proposed buildings, property lines, walks, parking areas, access, and existing
buildings to remain;
Names and locations of abutting streets and public improvements, including easements;
d. Existing and proposed contours at five foot (Y) intervals or less;
e. Detailed grading plan;
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.;
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;
The location, size and species of all protected trees on site. Protected trees shall have the
approximate drip line shown (see RMC 4-4-130, Tree Retention and Land Clearing
Regulations);
k. Names of existing and proposed vegetation; and
Detailed planting plan (soil mix, planting depth and width, and bark mulch depth).
[e 21. Landscape analysis, lot coverage, and parking analysis: Please provide a landscape and parking
analysis including:
Total square footage of the site and the footprints of all buildings;
b. Total square footage of existing and proposed impervious surface area(s) ;
c. Square footage (by floor and overall total) of each individual building and/or use;
d. Percentage of lot covered by buildings or structures;
e. Number of parking spaces required by City code;
f. Number and dimensions of standard, compact, and ADA accessible spaces provided;
g. Square footage of parking lot landscaping (perimeter and interior).
22. Floor Plans: A basic line drawing plan of the general building layout showing walls, exits, windows,
and designated uses indicating the proposed locations of kitchens, baths and floor drains,
bedrooms and living areas, with sufficient detail for City staff to determine if an oil/water
separator or grease interceptor is required and to determine sizing of side sewer.
V23. Topography Map: A map showing the existing land contours using vertical intervals of not more
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than five feet (5'). For any existing buildings the map shall show the finished floor elevations of
each floor of the building.
n/Qa 24. Tree Retention/Land Clearing (Tree Inventory) Plan: A completed tree retention worksheet
accompanied by a full dimensional plan, drawn by a certified arborist or a licensed landscape
architect, based on finished grade, drawn at the same scale as the project site plan with the
northern property line at the top of the sheet, clearly showing the 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;
I. 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
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q. In all other areas of the site, trees to be removed may be indicated generally with clearing limit
lines except for protected trees. The location, size, and species of all protected trees on a site
shall be shown. The plan shall also differentiate any approved replacement trees from the
protected trees. Replacement trees may be authorized in accordance with RMC 4-4-130H1e,
Replacement Requirements, and the number of replacement trees shall be determined
pursuant to any planned replanting areas in accordance with RMC 4-4-130H1c, Calculating Tree
Retention. (Ord. 5304, 9-17-2007; Ord. 5748, 1-12-2015)
ni[�] 25. Tree Retention Worksheet: Please provide a completed City of Renton tree retention worksheet.
https://edocs.rentonwa.gov/Documents/1/edoc/955781/Tree/`2ORetention/`2OWorksheet.pdf
n/ ] 26. Arborist Report: A report prepared by a certified arborist or licensed landscape architect that
correlates with the Tree Retention/Land Clearing Plan and identifies size, species, health, and
reason for any removal. The report shall identify the limits of disturbance for all retained trees.
nig 27. Wetland Assessment: A wetland assessment includes the following:
a. A description of the project and maps at a scale no smaller than one inch equals two hundred
feet (1" = 200') showing the entire parcel of land owned by the applicant and the wetland
boundary surveyed by a qualified surveyor, and pursuant to RMC 4-3-050F2, Plans and Studies
Required;
b. A description of the vegetative cover of the wetland and adjacent area including identification
of the dominant plant and animal species;
c. A site plan for the proposed activity at a scale no smaller than one inch equals two hundred
feet (1" = 200') showing the location, width, depth and length of all existing and proposed
structures, roads, stormwater management facilities, sewage treatment and installations within
the wetland and its buffer;
d. The exact locations and specifications for all activities associated with site development
including the type, extent and method of operations;
e. Elevations of the site and adjacent lands within the wetland and its buffer at contour intervals
of no greater than five feet (5') or at a contour interval appropriate to the site topography and
acceptable to the City;
f. Top view and typical cross-section views of the wetland and its buffer to scale;
g. The purposes of the project;
h. Such other information as may be needed by the City, including but not limited to a study of
hazards if present on site, the effect of any protective measures that might be taken to reduce
such hazards; and any other information deemed necessary to verify compliance with the
provisions of this Section. (Ord. 4587, 3-18-1996; Amd. Ord. 4835, 3-27-2000; Ord. 5137, 4-25-
2005; Ord. 5757, 6-1-2015)
Note: Please provide a map and a report if ANY wetlands are located on the subject property or
within 100 feet of the subject property. The wetland report/ delineation must be prepared by a
qualified professional and include the information specified in RMC 4-8-120D.23. In addition, if any
alteration to the wetland or buffer is proposed, a wetland mitigation plan is also required. See
RMC 4-8-120D.23 for plan content requirements.
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n f� 28. Standard Stream or Lake Study: A report shall be prepared by a qualified biologist and include the
following information:
a. Site Map: Site map(s) indicating, at a scale no smaller than one inch equals 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;
ix. The location, width, depth, and length of all existing and proposed structures, roads,
stormwater management facilities, wastewater treatment and installations in relation to
the stream/lake and its/their buffer(s); and
x. Location of site access, ingress and egress.
Note: Please provide a report containing the information specified in RMC Section 4-8-120D.19. In
addition, if the project involves an unclassified stream, a supplemental stream or lake study is also
required. If any alteration to a water -body or buffer is proposed a supplemental stream or lake
study and mitigation plan are also required.
n/a0 29. Flood Hazard Data: Flood hazard data includes:
a. Plans in duplicate drawn to scale showing the nature, location, dimensions, and elevations of
the area in question; existing or proposed structures, fill, storage of materials, drainage
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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 4-3-05013c; 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)
nIF] 30, 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 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;
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b. The dates, names, and qualifications of the persons preparing the assessment/study and
documentation of any fieldwork performed on the site;
c. A description of the proposal and identification of the permits requested;
d. A site plan showing:
i. Identified critical areas, buffers and the development proposal with dimensions;
ii. Topography at two -foot (2') intervals;
iii. Limits of any areas to be cleared/impacted; and
iv. A description of the proposed stormwater management plan for the development and
consideration of impacts to drainage alterations;
e. e. Accurate identification, location, and characterization of critical areas, water bodies, and
buffers adjacent to the proposed project area or potentially impacted by the proposed project;
f. A statement specifying the accuracy of the assessment/study, assumptions used in the
assessment/study, and explaining how best available science has been incorporated;
g. Determination of the degree of hazard and risk from the proposal both on the site and on
surrounding properties;
h. An assessment of the probable cumulative impacts to the critical areas, their buffers and other
properties resulting from the proposal;
i. An evaluation of the project's compliance with sections 7 and 9 of the Endangered Species Act;
j. A description of reasonable efforts made to apply mitigation sequencing to avoid, minimize,
and mitigate impacts to critical areas;
k. Plans for adequate mitigation to offset any impacts and an explanation of how best
management practices will be used to minimize impacts to critical area; and
I. Recommendations for maintenance, short-term and long-term monitoring, contingency plans
and security requirements. (Ord. 5675, 12-3-2012; Ord. 5757, 6-1-2015)colored
n� 31• Habitat Data Report: Habitat data reports include:
a. Site Plan: The site plan shall indicate:
i. The vegetative cover types reflecting the general boundaries of the different plant
communities on the site;
ii. The exact locations and specifications for all activities associated with site development
including the type, extent and method of operations;
iii. Top view and typical cross-section views of critical habitat/wildlife habitat to scale;
iv. The results of searches of the State Department of Fish and Wildlife's Natural Heritage and
Non -Game Data System databases;
v. The results of searches of the Washington State Department of Fish and Wildlife Priority
Habitat and Species database.
b. Narrative Report: A narrative report shall be prepared to accompany the site plan which
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describes:
The layers, diversity and variety of habitat found on the site;
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;
A summary of existing habitat functions and values, utilizing a habitat evaluation procedure
or methodology approved by the City;
vi. A summary of proposed habitat alterations and impacts and proposed habitat management
program. Potential impacts may include but are not limited to clearing of vegetation,
fragmentation of wildlife habitat, expected decrease in species diversity or quantity,
changes in water quality, increases in human intrusion, and impacts on wetlands or water
resources. (Ord. 4835, 3-27-2000)
se 32. 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.
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)
N/34. Drainage Control Plan: Please provide a plan drawn to scale and stamped by a Washington State
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licensed professional engineer and complying with the requirements of RMC 4-6-030 and the 2016
King County Surface Water Design Manual, as adopted and amended by the City of Renton. (Amd.
Ord. 4835, 3-27-2000; Ord. 5526, 2-1-2010)
35. Drainage Report: Please provide a report complying with the requirements of the City of Renton
Drafting Standards in RMC 4-6-030, and the 2016 King County Surface Water Design Manual as
adopted and amended by the City of Renton. The report (TIR) must be stamped and dated by a
civil engineer and shall contain the following:
• Table of Contents
• Technical Information Report (TIR) Worksheet
• Section 1: Project Overview
• Section 2: Conditions and Requirements Summary
• Section 3:
Offsite Analysis
• Section 4:
Flow Control and Water Quality Facility Analysis and Design
• Section 5:
Conveyance System Analysis and Design
• Section 6:
Special Reports and Studies
• Section 7:
Other Permit
• Section 8:
CSWPPP Analysis and Design
• Section 9:
Bond Quantities, Facility Summaries, and Declaration of Covenant
• Section 10:
Operations and Maintenance Manual.
n/a� 36. Screening Detail, Refuse/Recycling: A detailed plan drawing, prepared to scale, showing location
within property boundaries, heights, elevations, and building materials of proposed screening or of
proposed plantings. (Ord. 4703, 2-2-1998)
n/® 37. Traffic Study: A report prepared by a State of Washington licensed engineer containing the
elements and information identified in the City of Renton "Policy Guidelines for Traffic Impact
Analysis of New Development" in sufficient detail to define potential problems related to the
proposed development and identify the improvements necessary to accommodate the
development in a safe and efficient manner.
n fJ 38. Colored Rendering: A computer -generated exterior color view of the proposed building(s), site,
and landscaping in three (3) dimensional form.
n/n 39. Covenants, Draft: A proposed, unrecorded written agreement promising performance or
nonperformance of certain acts or stipulating certain uses or non -uses of property to be binding
upon current and future property owners, including the legal description of that area of property
to be encumbered.
n/a 40. Covenants, Existing: The recorded limitation on property which may be set forth in the property
deed and/or identified in a title report.
V41. 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.
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d42. Grading Plan: A twenty two inch by thirty four inch (22" x 34") plan drawn by a State of
Washington licensed civil engineer at a scale of one inch to forty feet (1" to 40') (horizontal feet)
and one inch to ten feet (1" to 10') (vertical feet) (or other size plan sheet or scale approved by the
Planning Division Development Engineering Manager or designee) clearly indicating the following:
Graphic scale and north arrow;
b. Dimensions of all property lines, easements, and abutting streets;
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;
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):
Area in square feet of the entire property.
Area of work in square feet.
iii. Both the number of tons and cubic yards of soil to be added, removed, or relocated.
iv. Type and location of fill origin, and destination of any soil to be removed from site.
V. Finished floor elevation(s) of all structures, existing and proposed. (Ord. 4835, 3-27-
2000; Ord. 5304, 9-17-2007)
nJN 43. Hazardous Materials Management Statement: A statement which includes:
a. A description of refueling of construction vehicles that will occur on the site and an inventory
of hazardous materials expected to be temporarily stored, dispensed, used, or handled on the
site.
b. A description of how the requirements in RMC 4-4-03007, Construction Activity Standards —
Zones 1 and 2, will be met by the applicant. (Ord. 4851, 8-7-2000; Amd. Ord. 4992, 12-9-2002)
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n jjj 44. Letter of Understanding Geologic Risk: The applicant, or the owner of the site, shall submit a letter
to the City, with the plans and specifications, stating that he or she understands and accepts the
risk of developing in an unstable area and that he or she will advise, in writing, any prospective
purchasers of the site, or any prospective purchasers of structures or portions of structures on the
site, of the unstable potential of the area. (Ord. 4835, 3-27-2000)
S? 45. Parking, Lot Coverage, Landscaping Analysis: A listing of the following information (may also be
included on the first sheet of the site plan):
a. Total square footage of the site;
b. Total square footage of existing area(s) of impervious surfacing;
c. Total square footage of existing natural/undeveloped area;
d. Square footage (by floor and overall total) of each individual building and/or use;
e. Total square footage of the footprints of all buildings;
f. Percentage of lot covered by buildings or structures;
g. Total pavement square footage, both existing pavement to remain plus new pavement
proposed to be installed;
h. Square footage of any on -site wetlands;
i. Parking analysis to include the total number of parking spaces required and provided, number
of compact and "ADA accessible" spaces provided, and parking space dimensions;
j. Square footage of landscaping for each area, for interior parking lot landscaping, and total;
k. Allowable and proposed building height;
I. Building setbacks required by Code; and
m. Proposed building setbacks. (Ord. 4587, 3-18-1996)
['J 46. Survey: A sketch showing all distances, angles and calculations required to determine corners and
distances of the plat shall accompany this data. The allowable error of closure shall not exceed one
foot (1') in ten thousand feet (10,000') per City surveying standards. Shall be accompanied by a
complete survey of the section or sections in which the plat or replat is located, or as much thereof
as may be necessary to properly orient the plat within such section or sections. The plat and
section survey shall be submitted with complete field and computation notes showing the original
or re-established corners with descriptions of the same and the actual traverse showing error of
closure and method of balancing.
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n4�] 47. Wetland Mitigation Plan — Preliminary: A preliminary wetland mitigation plan shall include the
following:
a. A site plan demonstrating sufficient area for replacement ratios;
b. Proposed planting scheme for created, restored, and enhanced wetlands;
Written report, formatted to eight and one-half inches (8.5") by eleven inches (11"), shall
include:
Identifying direct and indirect impacts of the project to the wetland area and wetland
functions, environmental goals and objectives, and performance standards, and
evaluating alternative methods of developing the property using the following criteria
in this order:
• Avoiding any disturbances to the wetland or buffer;
• Minimizing any wetland or buffer impacts;
• Compensating for any wetland or buffer impacts;
• Restoring any wetlands or buffer impacted or lost temporarily;
• Creating new wetlands and buffers for those lost; and
• Enhancing an existing degraded wetland to compensate for lost functions and
values, in addition to restoring a wetland or creating a wetland.
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
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• That width averaging will not adversely impact the wetland function and values;
and
• That the total area contained within the wetland buffer after averaging is no less
than that contained within the required standard buffer prior to averaging; and
• A site -specific evaluation and documentation of buffer adequacy based upon
Wetlands in Washington State, Volume 1: A Synthesis of the Science (Ecology
Publication No. 05-06-006, March 2005) and Wetlands in Washington State,
Volume 2: Managing and Protecting Wetlands (Ecology Publication No. 04-06-
008, April 2005), or similar approaches have been conducted. The proposed
buffer standard is based on consideration of the best available science as
described in WAC 365-195-905; and
• In no instance shall the buffer width be reduced by more than seventy five
percent (75%) of the standard buffer. Greater buffer width reductions require
review as a variance pursuant to RMC 4-9-25013; 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)
n/ a] 48. Wetland Assessment: A wetland assessment includes the following:
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;
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;
Top view and typical cross-section views of the wetland and its buffer to scale;
g. The purposes of the project;
h. Such other information as may be needed by the City, including but not limited to a study of
hazards if present on site, the effect of any protective measures that might be taken to reduce
such hazards; and any other information deemed necessary to verify compliance with the
provisions of this Section. (Ord. 4587, 3-18-1996; Amd. Ord. 4835, 3-27-2000; Ord. 5137, 4-25-
2005; Ord. 5757, 6-1-2015)
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