HomeMy WebLinkAboutSC_Submittal_Checklist_Preliminary_Plat_220303_V1.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 | www.rentonwa.gov
PRELIMINARY PLAT
SUBMITTAL REQUIREMENTS
Published : 1/4/2022
PURPOSE
The purpose of the Preliminary Plat application review is to establish the layout of the land division and to ensure the
proposed plat is in accordance with City of Renton’s adopted standards, consistent with the City’s goal to protect public
health, safety, welfare and aesthetics, and providing adequate public services/infrastructure.
FREE PRE-APPLICATION MEETING
Prior to submitting an application, the applicant should informally discuss the proposed development with the Planning
Division. The Planning Division will provide assistance and detailed information on the City’s requirements and standards.
For further information on this meeting, see the instruction sheet entitled "Pre-Application.”
APPLICATION SCREENING
A Pre-Submittal screening may be required prior to formal Land Use Review. The screening will be performed electronically
via an FTP link that your Project Planner will provide to you. After you upload your submittal documents the Project
Planner will review the submittal materials to ensure that requested revisions or missing items have been updated and/or
corrected. If all required submittal items are provided and complete, unless waived by the Project Planner, staff will take
in the application for official review.
ELECTRONIC FILE STANDARDS
All documents MUST be submitted electronically. Specific file naming conventions for submitted plans are required to
facilitate the electronic plan review process. Failure to adhere to the sample file naming format listed in the Electronic File
Standards may result in a request for resubmittal and/or delay the plan review process, deeming the application incomplete.
COMPLETE APPLICATION REQUIRED
In order to accept your application, each of the numbered items must be submitted at the same time. Determination
that an application is complete indicates only that the application is ready for review on its merits, not that the City will
make a favorable decision on the application.
APPLICATION SUBMITTAL HOURS
Applications should be submitted to Planning Division staff electronically, not in person. Please email or call your assigned
Project Planner to submit your application. If you have any Planning related questions you may reach out to Planning
Customer Service at 425-430-7294 or planningcustomerservice@rentonwa.gov.
PLAT NAME
Renton City Council requests that the plat name remains constant throughout all development applications. Please give
careful consideration to your plat name with special attention to uniqueness, as it will be used by the City through at least
the final plat application.
Specific Code Section(s) related to this document
RMC 4-7-080 Preliminary Plat Process
RMC 4-8 Permits – General and Appeals
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TIME FRAME
The average time frame for processing of a Preliminary Plat application is typically 8 to 12 weeks, and the decision is
issued by the Hearing Examiner. This time frame assumes no appeals are filed. As a Type 3 application it requires public
notice which provides an opportunity for public comments prior to a decision.
ADDITIONAL PERMITS
Additional permits from other agencies may be required. It is the applicant’s responsibility to obtain these other approvals.
Information regarding these other requirements may be found at https://apps.oria.wa.gov/opas/
SOME KEY THINGS TO REMEMBER
1. City Staff or other agencies may request additional information during the review and decision-making process.
2. It is important that the applicant submit the requested material quickly to avoid delays in the process.
3. Any time spent gathering data and/or additional city review period will increase the time required to process the
application.
SUBMITTAL CHECKLIST
The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional
information is required to complete the review of an application. The applicant should contact the assigned Project
Planner, if there are any questions regarding submittal requirements.
All Application Materials Required Unless Waived by City Staff
1. Pre-Application Meeting Summary: If the application was reviewed at a “pre-application
meeting”.
2. Waiver Form: A Waiver Form will be provided to you by City Staff during the Pre-Submittal Review.
The Waiver Form should be submitted with the land use application.
3. Land Use Permit Master Application Form: The application must have notarized signatures of ALL
current property owners listed on the Title Report. If the property owner is a corporation, the
authorized representative must attach proof of signing authority on behalf of the corporation. The
legal description of the property must be attached to the application form.
4. Fees: The application must be accompanied by the required application fee (see Fee Schedule
Brochure). Please call 425-430-7294 to verify the exact amount required. Checks should be made
out to the City of Renton and cannot be accepted for over the total fee amount. Credit cards may
also be used to pay required application fees.
5. Project Narrative: A clear and concise description and summary of the proposed project, including
the following:
a. Project name, size and location of site;
b. Zoning designation of the site and adjacent properties;
c. Current use of the site and any existing improvements;
d. Special site features (i.e., wetlands, water bodies, steep slopes);
e. Statement addressing soil type and drainage conditions;
f. Proposed use of the property and scope of the proposed development (i.e., height, square
footage, lot coverage, parking, access, etc.);
g. Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main,
etc.);
h. Total estimated construction cost and estimated fair market value of the proposed project;
i. Estimated quantities and type of materials involved if any fill or excavation is proposed;
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j. Number, type and size of trees to be removed;
k. Explanation of any land to be dedicated to the City; and
l. For shoreline applications only:
i. Name of adjacent water area or wetlands,
ii. Nature of existing shoreline – describe:
Type of shoreline (i.e., lake, stream, lagoon, marsh, bog, floodplain,
floodway);
Type of beach (i.e., accretion, erosion, high bank-low bank);
Type of material (i.e., sand, gravel, mud, clay, rock, riprap); and
The extent and type of any bulkheading, and
iii. The number and location of structures and/or residential units (existing and
potential) which might have views obstructed as a result of the proposed project;
and
m. The proposed number, size, and density of the new lots, for subdivision applications only.
6. Environmental Checklist: The standard State of Washington form required under WAC 197-11-742
and 197-11-960.
7. Rezone, Variance, Modification, or Conditional Use Justification: Please contact the Planning
Division to determine whether your project proposal triggers any additional land use permits. If
so, additional information may be required.
8. Density Worksheet This can be found on the City’s website
https://edocs.rentonwa.gov/Documents/ElectronicFile.aspx?docid=955782&dbid=1&repo=Cityof
Renton
9. Construction Mitigation Description: Please provide a written narrative addressing each of the
following:
a. Proposed construction dates (begin and end dates)
b. Hours and days of operation
c. Proposed hauling/transportation routes
d. Measures to be implemented to minimize dust, traffic and transportation impacts,
erosion, mud, noise, and other noxious characteristics
e. Any special hours proposed for construction or hauling (i.e. weekends, late nights)
f. Preliminary traffic control plan
Note: If your project requires the use of cranes, please contact the City’s Airport Manager at 425-
430-7471 to determine whether Federal Aviation Administration (FAA) notification will be
required.
10. Plat Certificate or Title Report: Please provide a current Plat Certificate or Title Report obtained
from a title company documenting the ownership and title of all interested parties in the plat,
subdivision, or dedication and listing all encumbrances of the involved parcel(s). In the case of a
final plat, the certificate shall be dated within forty-five (45) days prior to the approval of the final
plat. 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.
11. 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.
12. Proof of King County Plat Name Reservation: Please provide a Plat and Condominium Name
Reservation Request form approved by the King County Recorder’s Office. The request form may
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be obtained from the King County Recorder’s Office website under Plat and Condominium Name
Reservation Request.
http://www.kingcounty.gov/business/Recorders/OnlineFormsandDocumentStandards.aspx
The Recorders Office charges a $50 fee for name reservation, and reservation of the plat name
expires one year after approval.
13. Neighborhood Detail Map: Please provide a map, drawn at a scale of one inch equals one hundred
feet (1" = 100') or one inch equals two hundred feet (1" = 200') (or other scale approved by the
Planning Division Director or designee). The map shall show the location of the subject site relative
to the property boundaries of the surrounding parcels within approximately one thousand feet
1,000') or approximately two thousand five hundred feet (2,500') for properties over five (5) acres
and identifying the subject site with a darker perimeter line than that of surrounding properties.
The map shall also show the property’s lot lines, existing land uses, building outlines, City
boundaries of the City of Renton (if applicable), north arrow (oriented to the top of the plan sheet),
graphic scale used for the map, and City of Renton (not King County) street names for all streets
shown. Please ensure all information fits on a single map sheet.
14. Affidavit of Installation of Public Information Sign(s): A notarized statement signed by the
applicant of applicant’s representative attesting that the required public information sign(s) has
been installed in accordance with City Code requirements.
15. Affidavit of Installation of Public Outreach Sign(s): Please complete and provide the attached
notarized affidavit attesting the required public outreach sign(s) has been installed in accordance
with the City Code requirements. See attachment titled “Public Outreach Signs” for information
about the size and location requirements for public outreach signs.
16. Proof of Neighborhood Meeting: Please provide the following materials with the submittal of a
complete development application:
a. The notice provided to surrounding property owners within three hundred feet (300’) of
the proposed development site;
b. The mailing list used to send out meeting notices;
c. An affidavit of mailing and posting notice(s);
d. The meeting sign-in sheet;
e. Materials presented at the meeting;
f. 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 of comment,
attendance, or both.
17. Overall Plat Plan: If the scale of the project requires multiple plan sheets, please provide the
entire site plan on a single sheet.
18. Preliminary Plat Plan: A plan, with a two-inch (2") border on the left edge and one-half-inch
1/2") on all other sides, prepared by a State of Washington registered land surveyor in
accordance with RCW 18.43.020 and/or chapter 58.17 RCW, fully dimensioned, drawn at a scale
of one inch equals forty feet (1" = 40') on an eighteen inch by twenty four inch (18" x 24") plan
sheet (or other size or scale approved by the Planning Division Director or designee) and shall
include the following:
a. Name of the proposed preliminary plat or binding site plan (and space for the future City file
numbers).
b. Names and addresses of the engineer, licensed land surveyor, and all property owners.
c. Legal description of the property to be subdivided.
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d. Date, graphic scale, and north arrow oriented to the top of the plan sheet.
e. Vicinity map (a reduced version of the neighborhood detail map as defined above).
f. Drawing of the subject property with all existing and proposed property lines dimensioned. Lots
designated by number within the area of the lot. Tracts shall be similarly designated and each
tract shall be clearly identified with the ownership and purpose. Indicate the required yards
setbacks) with dashed lines.
g. Location of the subject site with respect to the nearest street intersections (including
intersections opposite the subject property), alleys and other rights-of-way.
h. Names, locations, types, widths and other dimensions of existing and proposed streets, alleys,
easements, parks, open spaces and reservations. (Ord. 4587, 3-18-1996)
i. Location, distances from existing and new lot lines, and dimensions of any existing and
proposed structures, existing trees on and abutting the site, existing or proposed fencing or
retaining walls, freestanding signs, and easements.
j. Location of existing conditions on or adjacent to the site which could hinder development.
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.
k. Flood hazard information and boundary on the subdivision drawing including the nature,
location, dimensions, and elevations of the subdivided area. (Ord. 4835, 3-27-2000)
l. A legend listing the following included on the first sheet of the preliminary plat plan:
i. Total area in acres;
ii. Proposed number of lots;
iii. Zoning of the subject site;
iv. Proposed square footage in each lot; and
v. Percentage of land in streets and open space.
m. Access and Utilities: Indicate how the proposed subdivision will be served by streets and
utilities, show how access will be provided to all lots, and the location of sewer and water lines.
n. Contours and Elevations: Shall include contour and/or elevations (at five foot (5') vertical
intervals minimum) to the extent necessary to accurately predict drainage characteristics of the
property. Approximate, estimated contour lines shall be extended at least one hundred feet (100')
beyond the boundaries of the proposed plat.
o. Zoning: Shall indicate the zoning applicable to the land to be platted, subdivided or dedicated
and of the land adjacent and contiguous. (Ord. 4954, 2-11-2002; Ord. 5757, 6-1-2015)
19. Floor Plans: Please provide a basic line drawing plan of the general building layout showing walls,
exits, windows, and designated uses indicating the proposed locations of kitchens, baths and floor
drains, bedrooms and living areas, with sufficient detail for City staff to determine if an oil/water
separator or grease interceptor is required and to determine sizing of side sewer.
20. Landscape Plan, Conceptual: A fully dimensioned plan, prepared by a landscape architect
registered in the State of Washington, a certified nurseryman, or other similarly qualified
professional, drawn at the same scale as the project site plan (or other scale approved by the
Community and Economic Development Administrator), clearly indicating the following:
a. Date, graphic scale, and north arrow;
b. Location of proposed buildings, parking areas, access and existing buildings to remain;
c. Names and locations of abutting streets and public improvements, including easements;
d. Existing and proposed contours at five foot (5') intervals or less;
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e. Location, size, and purpose of planting areas, including those required in RMC 4-4-070,
Landscaping, and those required in RMC 4-3-090, Shoreline Master Program Regulations;
f. Location and height for proposed berming;
g. Location and elevations for any proposed landscape-related structures such as arbors,
gazebos, fencing, etc.;
h. Location, size, spacing and names of existing and proposed shrubs, trees, ground covers, and
decorative rockery or like landscape improvements in relationship to proposed and existing
utilities; and
i. The location, size and species of all protected trees on site. Protected trees shall have the
approximate drip line shown (see RMC 4-4-130, Tree Retention and Land Clearing
Regulations).
21. Topography Map: Please provide a map showing the existing land contours using vertical
intervals of not more than five feet (5'). For any existing buildings the map shall show the finished
floor elevations of each floor of the building.
22. Tree Retention/ Land Clearing (Tree Inventory) Plan: Please provide 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, location and dimensions of rights- of-way, utility
lines, fire hydrants, street lighting, and easements;
b. Location of all areas proposed to be cleared;
c. Species and sizes of vegetation to be removed, altered or retained and the boundaries and
predominant species of stands of trees consisting of five (5) or more trees. This requirement
applies only to trees six inch (6") caliper and larger, fifty four inches (54") above grade, and
the location, size and species of all protected trees on the site;
d. For trees proposed to be retained, a complete description of each tree’s health, condition,
and viability;
e. For trees proposed to be retained, a description of the method(s) used to determine the
limits of disturbance (i.e., critical root zone, root plate diameter, or a case-by-case basis
description for individual trees);
f. For trees proposed to be preserved within a tree protection tract, any special instructions for
maintenance (e.g., trimming, ground clearing, root pruning, monitoring, aftercare, etc.);
g. For trees not viable for retention, the reason(s) for removal based on poor health, high risk of
failure due to structure, defects, unavoidable isolation (i.e., high blow down potential), or
unsuitability of species, etc., and for which no reasonable alternative action is possible
pruning, cabling, etc.);
h. A description of the impact of necessary tree removal to the remaining trees, including those
in a grove or on abutting properties;
i. For development applications, a discussion of timing and installation of tree protection
measures that must include fencing and be in accordance with the tree protection standards
as outlined in RMC 4-4-130H9, Protection Measures During Construction;
j. The suggested location and species of supplemental trees to be used when required. The
report shall include planting and maintenance specifications;
k. Future building sites and drip lines of any trees which will overhang/overlap a construction
line;
l. Location and dimensions of rights-of-way, utility lines, fire hydrants, street lighting, and
easements;
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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. 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
23. 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
24. Arborist Report: Please provide 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.
25. 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.
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
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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.
26. Standard Stream or Lake Study: A report shall be prepared by a qualified biologist and include the following
information:
a. Site Map: Site map(s) indicating, at a scale no smaller than one inch equals twenty feet (1" = 20') (unless
otherwise approved by the Community and Economic Development Administrator):
i. The entire parcel of land owned by the applicant, including one hundred feet (100') of the abutting pa
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 R
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 interactiv
mapping application available through the City’s website, for the City of Renton Water Class or RMC 4
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 contou
intervals of two feet (2') where slopes are less than ten percent (10%), and of five feet (5') where slop
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 abut
wetland areas, extending one hundred feet (100') upstream and downstream from the property line.
position, species, and size of all trees of at least six inch (6") caliper and larger, fifty four inches (54") a
grade, and the location, size and species of all protected trees on the site that are within one hundred
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/
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 interva
two feet (2') where slopes are less than ten percent (10%), and of five feet (5') where slopes are ten perc
10%) or greater.
c. Stream or Lake Assessment Narrative: A narrative report, formatted to eight and one-half inches (8.5")
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
or RMC 4-3-090;
ii. The vegetative cover of the site, including the stream or lake, banks, riparian area, wetland areas,
flood hazard areas extending one hundred feet (100') upstream and downstream from the proper
including the impacts of the proposal on the identified vegetation;
iii. The ecological functions currently provided by the stream/lake and existing riparian area and the
of the proposal on the identified ecological functions;
iv. Observed or reported fish and wildlife that make use of the area including, but not limited to, salm
mammals, and bird nesting, breeding, and feeding/foraging areas, including the impacts of the pr
on the identified fish and wildlife;
v. Measures to protect trees, as defined in RMC 4-11-200, and vegetation; and
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vi. For shorelines regulated under RMC 4-3-090, Shoreline Master Program Regulations, the study sh
demonstrate if the proposal meets the criteria of no net loss of ecological functions as described
4-3-090D2. If the proposal requires mitigation for substantial impacts to the existing vegetation b
order to demonstrate no net loss of ecological functions, a supplemental stream or lake study is r
Note: Please provide a report containing the information specified in RMC Section 4-8-120D.19. In additio
project involves an unclassified stream, a supplemental stream or lake study is also required. If any alterat
water-body or buffer is proposed a supplemental stream or lake study and mitigation plan are also required.
27. Wetland Mitigation Plan – Preliminary: A preliminary wetland mitigation plan shall include the
following:
a. A site plan demonstrating sufficient area for replacement ratios;
b. Proposed planting scheme for created, restored, and enhanced wetlands;
c. Written report, formatted to eight and one-half inches (8.5") by eleven inches (11"), shall
include:
i. Identifying direct and indirect impacts of the project to the wetland area and wetland
functions, environmental goals and objectives, and performance standards, and evaluating
alternative methods of developing the property using the following criteria in this order:
a) Avoiding any disturbances to the wetland or buffer;
b) Minimizing any wetland or buffer impacts;
c) Compensating for any wetland or buffer impacts;
d) Restoring any wetlands or buffer impacted or lost temporarily;
e) Creating new wetlands and buffers for those lost; and
f) Enhancing an existing degraded wetland to compensate for lost functions and values,
in addition to restoring a wetland or creating a wetland.
ii. Evaluating each of the mitigation plan criteria found in RMC 4-3-050L.
iii. For projects proposing a reduction in wetland buffer width with enhancement, providing a
detailed analysis of the project’s compliance with each of the following criteria:
a) The reduced buffer will function at a higher level than the standard buffer;
b) An enhanced buffer shall never be less than seventy five percent (75%) of the standard
width at its narrowest point; and
c) The buffer area has less than fifteen percent (15%) slopes and no direct or indirect,
short-term or long-term, adverse impacts to regulated wetlands, as determined by the
City, will result from a regulated activity; and
d) The proposal shall rely upon a site-specific evaluation and documentation of buffer
adequacy based upon Wetlands in Washington State, Volume 1: A Synthesis of the
Science (Ecology Publication No. 05-06-006, March 2005) and Wetlands in Washington
State, Volume 2: Managing and Protecting Wetlands (Ecology Publication No. 04-06-008,
April 2005), or similar approaches; and
e) The proposed buffer standard is based on consideration of the best available science
as described in WAC 365-195-905.
iv. And, for projects proposing averaging in wetland buffer width with enhancement,
providing a detailed analysis of the project’s compliance with each of the following criteria:
a) There are existing physical improvements in or near the wetland and buffer; and
b) That width averaging will not adversely impact the wetland function and values; and
c) That the total area contained within the wetland buffer after averaging is no less than
that contained within the required standard buffer prior to averaging; and
d) A site-specific evaluation and documentation of buffer adequacy based upon Wetlands
in Washington State, Volume 1: A Synthesis of the Science (Ecology Publication No. 05-06-
006, March 2005) and Wetlands in Washington State, Volume 2: Managing and Protecting
Wetlands (Ecology Publication No. 04-06-008, April 2005), or similar approaches have
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been conducted. The proposed buffer standard is based on consideration of the best
available science as described in WAC 365-195-905; and
e) In no instance shall the buffer width be reduced by more than seventy five percent
75%) of the standard buffer. Greater buffer width reductions require review as a variance
pursuant to RMC 4-9-250B; and
f) An analysis of the effectiveness of the proposed Buffer Enhancement. (Ord. 4835, 3-27-
2000; Ord. 5137, 4-25-2005; Ord. 5757, 6-1-2015)
28. Biological Assessment/Critical Areas Study: Projects with the potential to impact fish (Chinook
salmon, bull trout, steelhead trout), unexpected, new, rare or other endangered species habitat
bald eagles) shall provide a biological assessment/critical area study. The purpose of this
assessment is to determine whether a proposed action is likely to: (1) adversely affect listed or
de-listed species or designated critical habitat; (2) jeopardize the continued existence of species
that are proposed for listing, or unexpected, new or rare species; or (3) adversely modify
proposed critical habitat. A biological assessment/critical area study is a written study that
evaluates the proposal, all probable impacts and risks related to the critical area, and
recommends appropriate mitigation measures to adequately protect the functions and values of
the critical area, and preserve anadromous fish and their habitat.
The assessment/study shall be prepared by a person with experience and training in the scientific
discipline appropriate for the relevant critical area in accordance with WAC 365-195-095(4). A
qualified professional must have obtained a B.S. or B.A. or equivalent degree in biology,
engineering, environmental studies, fisheries, geomorphology, biological assessment, or related
field, and have at least five (5) years of related work experience.
a. A qualified professional for wetlands must be a professional wetland scientist with at least
two (2) years of full-time work experience as a wetlands professional, including delineating
wetlands using the federal manuals and supplements, preparing wetlands reports, conducting
function assessments, and developing and implementing mitigation plans.
b. A qualified professional for Habitat conservation must have a degree in biology or a related
degree and professional experience related to the subject species.
c. A qualified professional for a geological hazard must be a professional engineer or geologist,
licensed in the state of Washington.
d. A qualified professional for Wellhead Protection Areas means a hydrogeologist, geologist,
engineer, or other scientist with experience in preparing hydrogeologic assessments.
The assessment/study shall use scientifically valid methods and studies in the analysis of critical
area data and field reconnaissance and reference the source of the material used. Best available
science is that scientific information applicable to the critical area prepared by local state or
federal natural agencies or a qualified scientific professional that is consistent with the criteria
established in WAC 395-195-900 through 365-195-925.
The assessment/study shall contain, at a minimum, the following information, as applicable:
a. The name and contact information of the applicant;
b. The dates, names, and qualifications of the persons preparing the assessment/study and
documentation of any fieldwork performed on the site;
c. A description of the proposal and identification of the permits requested;
d. A site plan showing:
i. Identified critical areas, buffers and the development proposal with dimensions;
ii. Topography at two-foot (2') intervals;
iii. Limits of any areas to be cleared/impacted; and
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All Application Materials Required Unless Waived by City Staff
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
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; andRecommendations
for maintenance, short-term and long-term monitoring, contingency plans and security requirements.
29. Flood Hazard Data: Please provide the following:
a. Plans in duplicate drawn to scale showing the nature, location, dimensions, and elevations of
the area in question; existing or proposed structures, fill, storage of materials, drainage
facilities, and the location of the foregoing;
b. Elevation in relation to mean sea level of the lowest floor (including basement) of all
structures;
c. Elevation in relation to mean sea level to which any structure has been floodproofed;
d. Certification by a registered professional engineer or architect that the floodproofing
methods criteria in RMC 4-3-050I3c; and for any nonresidential structure meet the
floodproofing; and
e. Description of the extent to which a watercourse will be altered or relocated as a result of
proposed development
30. Habitat Data Report: If the project site contains or abuts a critical habitat per RMC 4-3-050G.6,
please provide a report containing the following:
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;
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All Application Materials Required Unless Waived by City Staff
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.
31. 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.
32. Letter of Understanding Geologic Risk: Please provide a letter from the applicant, or the owner of
the site, stating that he or she understands and accepts the risk of developing in an unstable area
and that he or she will advise, in writing, any prospective purchasers of the site, or any prospective
purchasers of structures or portions of structures on the site, of the unstable potential of the area.
33. Utilities Plan, Generalized: A plan drawn on twenty two inch by thirty four inch (22" x 34") plan
sheets using a graphic scale of one inch equals twenty feet (1" = 20') (or other scale or size approved
by the Planning Division’s Development Engineering Manager or designee) clearly showing all
existing (to remain) and proposed public or private improvements to be dedicated or sold to the
public including, but not limited to: curbs, gutters, sidewalks, median islands, street trees, fire
hydrants, utility poles, refuse areas, signage, freestanding lighting fixtures, utility junction boxes,
public utility transformers, etc., along the full property frontage. The finished floor elevations for
each floor of proposed and existing (to remain) structures shall be shown. (Amd. Ord. 4835, 3-27-
2000)
34. Drainage Control Plan: Please provide a plan drawn to scale and stamped by a Washington State
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:
PRELIMINARY PLAT SUBMITTAL REQUIREMENTS (CONT ’D )
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All Application Materials Required Unless Waived by City Staff
REVIEW PROCESS
The platting process is comprised of three (3)
basic steps:
1. Preliminary Plat Application;
2. Installation of street and utility
improvements according to the
approved Preliminary Plat; and
3. Final Plat Application.
This handout covers only the first step in the process –
the Preliminary Plat Application and approval 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.
Table of Contents
Technical Information Report (TIR) Worksheet
Section 1: Project Overview
Section 2: Conditions and Requirements Summary
Section 3: Offsite Analysis
Section 4: Flow Control and Water Quality Facility Analysis and Design
Section 5: Conveyance System Analysis and Design
Section 6: Special Reports and Studies
Section 7: Other Permit
Section 8: CSWPPP Analysis and Design
Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant
Section 10: Operations and Maintenance Manual.
36. Street Profiles: The plan should show the profiles and grades of each street, together with typical
cross sections indicating width of pavement, location and width of sidewalks, and location and size
of utility mains.
37. Traffic Study: Please provide a report prepared by a State of Washington licensed professional
engineer containing the elements and information identified in the City of Renton "Policy
Guidelines for Traffic Impact Analysis of New Development" in sufficient detail to define potential
problems related to the proposed development and identify the improvements necessary to
accommodate the development in a safe and efficient manner.
38. Colored Rendering: A computer-generated exterior color view of the proposed building(s), site, and
landscaping in three (3) dimensional form.
39. Covenants, Existing: The recorded limitation on property which may be set forth in the property
deed and/or identified in a title report.
40. 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.
41. 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)
42. Electronic Copy: All documents MUST be submitted electronically and meet the City’s current
Electronic File Standards. An FTP link to upload your submittal will be provided to you by your Project
Planner.
PRELIMINARY PLAT SUBMITTAL REQUIREMENTS (CONT ’D )
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The reviewers have two (2) weeks to return their
comments to the Planning Division. Within
approximately two weeks, the Planning Division will
prepare a report regarding the proposal’s compliance
with applicable codes and the City’s review criteria.
The application will then be presented to the City’s
Environmental Review Committee. The Environmental
Review Committee (ERC) is comprised of the
Administrator of Public Works, the Administrator of
Community and Economic Development, the
Administrator of Community Services, and the Fire Chief.
The Committee is responsible for determining whether
the proposal will result in significant adverse
environmental impacts. To do this, the committee will
consider such issues as environmental health hazards,
wetlands, groundwater, energy and natural resources
and will then issue its decision (Environmental Threshold
Determination).
The Environmental Review Committee will either issue a:
Determination of Non-Significance (DNS)-Make
a determination the proposal will have no
significant negative environmental impacts; or
Mitigated Determination of Non-Significance
DNS-M)-Make a determination the proposal, if
modified, would have no significant negative
environmental impacts; or
Determination of Significance (DS)-Make a
determination the proposal will have significant
adverse environmental impacts and require the
applicant to submit an Environmental Impact
Statement (EIS) prepared by a qualified
consultant.
Once the Environmental Review Committee has issued its
Environmental Threshold Determination (provided an EIS
is not required), a public notice of the Determination is
printed in the Renton Reporter and notice(s) are posted
at or near the site. A 14-day appeal period commences
following the publication date. At the discretion of the
City, a separate and additional 15-day comment period
may be added prior to the 14-day appeal period.
After the fourteen (14) day appeal period has ended, the
project can be scheduled for public hearing before the
City Hearing Examiner, provided no appeals have been
filed.
A public hearing is required. After review of the proposal
and any staff or public comments, the Planning Division
staff will forward a report and recommendation and the
Environmental Review Committee decision to the
Hearing Examiner prior to the hearing. This report will be
mailed to all persons listed on the Master Application
and all parties of record. Notice of the public hearing will
be published in the Renton Reporter at least 10 days prior
to the hearing. Applicants are strongly encouraged to
attend the public hearing for their proposal. City staff will
first make a presentation to the Hearing Examiner about
the proposal. Then the applicant and any citizens in
support of the proposal will give testimony. When giving
testimony, names and addresses must be stated for the
record. Following this, individuals with neutral or
opposing comments will give their testimony to the
Hearing Examiner. City staff or the applicant will address
additional questions raised throughout the hearing. The
Hearing Examiner will review the application
concurrently with any environmental appeals and issue a
final decision(s) within fourteen (14) days of the hearing
unless, at the time of the public hearing, the Hearing
Examiner indicates additional time will be required for
issuance of the decision. The decision to approve,
conditionally approve, or deny the proposal will be
mailed to all persons listed on the Master Application
and all parties of record.
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 Hearing Examiner for
Administrative decisions
The City Council for Hearing
Examiner decisions
PRELIMINARY PLAT SUBMITTAL REQUIREMENTS (CONT ’D )
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An appeal may be filed without first requesting
reconsideration by the Reviewing Official; however, it
must be filed within 14 days of the date when the original
decision was issued. See RMC 4-8-110 for further
information on the appeal process and time frames.
BUILDING AND CONSTRUCTION PERMIT ISSUANCE AND
INSTALLATION OF IMPROVEMENTS
In the City of Renton, a Building Permit must be obtained
to build buildings and structures. A Construction Permit
must be obtained to install utility lines, transportation
improvements and undertake work in City rights-of-way.
Building and Construction Permits are separate
permits.
Applicants may apply for building and construction
permits concurrently with their request for a land use
application. However, the applicant should be aware any
conditions of land use permit approval may create a need
for revisions to other permit applications whereby
additional fees may be charged. Refunds of building
permit charges are not available.
If no appeals or reconsideration requests are filed within
14 days of the effective date of the decision to approve
the application, the applicant may obtain building and
construction permits. A construction permit for the
installation of on-site and off-site utilities will be issued
upon the review and approval of civil engineering
drawings by the 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.
INSTALLATION OF IMPROVEMENTS
Prior to applying for Final Plat approval, all required
improvements must be installed. The developer shall
obtain all necessary construction permits and pay all fees
and inspection costs. Typically, a Final Plat application
cannot be processed until required improvements have
been satisfactorily installed.
DEFERRAL OF IMPROVEMENTS
If a developer wishes to defer certain on-site or off-site
improvements (i.e. landscaping, curbs and sidewalks),
written application with full and complete engineering
drawings must be submitted to Development
Engineering. The application should explain the reasons
why such delay is necessary. If approval is granted,
security in the form of an irrevocable letter of credit, set-
aside fund, assignment of funds or certified check shall
be furnished to the City in an amount equal to a
minimum of 150% of the estimated cost of the required
improvements.
EXPIRATION AND EXTENSIONS
Once an application has been approved, the applicant
has five (5) years to comply with all conditions of
approval and to submit for Final Plat before the approval
becomes null and void. In order to revitalize an expired
Preliminary Plat, a new application must be submitted to
the Planning Division. One one-year extension shall be
granted to an applicant who files a written request with
the Administrator at least thirty (30) days before the
expiration of this five (5) year period, provided the
applicant demonstrates that he/she has attempted in
good faith to submit the final plat within the five (5) year
period. It is the responsibility of the sub-divider to
monitor the expiration date.
ADDITIONAL EXTENSIONS
Additional time extensions beyond this one-year time
period may be granted by the Hearing Examiner if the
applicant can show need caused by unusual
circumstances or situations which make it unduly
burdensome to file the final plat within the five (5) year
time period. The applicant must file a written request
with the Hearing Examiner and the CED Department for
this additional time extension; this request must be filed
at least thirty (30) days prior to the plat expiration date.
The request must include documentation as to the need
for the additional time period.
PHASED SUBDIVISION
In the case of a phased subdivision, final plat approval by
the Hearing Examiner of any phase of the preliminary
plat will constitute an automatic one-year extension for
the filing of the next phase of the subdivision.
PLAT AMENDMENTS
At any time after preliminary plat approval and before
final plat approval, the applicant may submit an
application to the Administrator that proposes an
amendment to the approved or conditionally approved
preliminary plat. The Administrator shall have the
authority to determine whether the proposed
amendment qualifies as a major or minor amendment.
PRELIMINARY PLAT SUBMITTAL REQUIREMENTS (CONT ’D )
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Note: This handout shall not be used as a substitute for codes and regulations. The Applicant is responsible for compliance with
all codes and regulations, whether or not described in this document.
MAJOR PLAT AMENDMENTS: Major amendments to an
approved or pending plat application shall require a
new application. For major amendments that due to
extraordinary circumstances would result in a highly
unreasonable and unconscionable burden on the
applicant or plat holder, if the applicant or plat holder
was required to go through a new application process,
the Administrator may permit the major amendment to
be treated as a minor amendment.
MINOR PLAT AMENDMENTS: Minor plat amendments
may be reviewed and permitted as part of final plat
approval. To be considered a minor amendment, the
amendment must not:
Decrease the aggregate area of open space in
the subdivision by ten percent (10%) or more;
Increase the number of lots in the subdivision
beyond the number previously approved;
Result in a violation of development standards;
Relocate any roadway access point to an
exterior street from the plat;
Propose phasing of plat development; or
Increase significantly any adverse impacts or
undesirable effects of the plat on the
community or surrounding area.
RESOURCES
City of Renton Forms
Electronic File Standards