HomeMy WebLinkAboutM_Grade_and_Fill_Permit_Checklist_220525_v1.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov
GRADE AND FILL PERMIT
SUBMITTAL REQUIREMENTS
Published : 1/3/2022
PURPOSE
To minimize the negative effects of indiscriminate mining, excavating, grading and filling practices. In addition, it is to
ensure adequate consideration is given to the potential environmental effects of such actions.
APPLICATION SCREENING
A Pre-Submittal screening may be required prior to formal Land Use Review. The screening will be performed electronically
via an FTP link that your Project Manager will provide to you. After you upload your submittal documents the Project
Manager will review the submittal materials to ensure that requested revisions or missing items have been updated
and/or corrected. If all required submittal items are provided and complete, unless waived by the Project Manager, staff
will take in the application for official review.
ELECTRONIC FILE STANDARDS
All documents MUST be submitted electronically. Specific file naming conventions for submitted plans are required to
facilitate the electronic plan review process. Failure to adhere to the sample file naming format listed in the Electronic File
Standards may result in a request for resubmittal and/or delay the plan review process, deeming the application
incomplete.
COMPLETE APPLICATION REQUIRED
In order to accept your application, each of the numbered items must be submitted at the same time. Determination
that an application is complete indicates only that the application is ready for review on its merits, not that the City will
make a favorable decision on the application.
APPLICATION SUBMITTAL HOURS
Applications should be submitted to Planning Division staff electronically, not in person. Please email or call your assigned
Project Manager to submit your application. If you have any Planning related questions you may reach out to Planning
Customer Service at 425-430-7294 or planningcustomerservice@rentonwa.gov.
TIME FRAME
The average time frame for processing of a Fill and Grade Permit 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/
Specific Code Section(s) related to this document
RMC 4-9-080 Grade and Fill Permit, Special
RMC 4-8 Permits – General and Appeals
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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
Manager, if there are any questions regarding submittal requirements.
All Application Materials Required Unless Waived by City Staff
1. Pre-Application Meeting Summary: If the application was reviewed at a “pre-application
meeting”.
2. Waiver Form: A Waiver Form will be provided to you by City Staff during the Pre-Submittal Review.
The Waiver Form should be submitted with the land use application.
3. Land Use Permit Master Application Form: The 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. Fees are paid at Cashier on the 1st Floor City Hall.
5. Project Narrative: A clear and concise description and summary of the proposed project, including
the following:
a. Project name, size and location of site;
b. Zoning designation of the site and adjacent properties;
c. Current use of the site and any existing improvements;
d. Special site features (i.e., wetlands, water bodies, steep slopes);
e. Statement addressing soil type and drainage conditions;
f. Proposed use of the property and scope of the proposed development (i.e., height, square
footage, lot coverage, parking, access, etc.);
g. Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main,
etc.);
h. Total estimated construction cost and estimated fair market value of the proposed project;
i. Estimated quantities and type of materials involved if any fill or excavation is proposed;
j. Number, type and size of trees to be removed;
k. Explanation of any land to be dedicated to the City; and
l. For shoreline applications only:
i. Name of adjacent water area or wetlands,
ii. Nature of existing shoreline – describe:
• Type of shoreline (i.e., lake, stream, lagoon, marsh, bog, floodplain,
floodway);
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• 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. Construction Mitigation Description: A written narrative addressing each of the following:
a. Proposed construction dates (begin and end dates);
b. Hours and days of operation;
c. Proposed hauling/transportation routes;
d. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion,
mud, noise, and other noxious characteristics;
e. Any special hours proposed for construction or hauling (i.e. weekends, late nights); and
f. Preliminary traffic control plan.
Note: If your project requires the use of cranes, please contact the City’s Airport Manager at 425 -
430-7471 to determine whether Federal Aviation Administration (FAA) notification will be required.
8. Plat Certificate or Title Report: A document prepared by a title insurance company documenting
the ownership and title of all interested parties in the plat, subdivision, or dedication and listing all
encumbrances. In the case of a final plat, the certificate shall be dated within forty five (45) days
prior to the approval of the final plat.
9. Neighborhood Detail Map: Please provide a map, drawn at a scale of one inch equals one hundred
feet (1" = 100') or one inch equals two hundred feet (1" = 200') (or other scale approved by the
Planning Division Director or designee). The map shall show the location of the subject site relative
to the property boundaries of the surrounding parcels within approximately one thousand feet
(1,000') or approximately two thousand five hundred feet (2,500') for properties over five (5) acres
and identifying the subject site with a darker perimeter line than that of surrounding properties.
The map shall also show the property’s lot lines, existing land uses, building outlines, City
boundaries of the City of Renton (if applicable), north arrow (oriented to the top of the plan sheet),
graphic scale used for the map, and City of Renton (not King County) street names for all streets
shown. (Amd. Ord. 4963, 5-13-2002)
10. Topography Map: A map showing the existing land contours using vertical intervals of not more
than five feet (5'). For any existing buildings the map shall show the finished floor elevations of each
floor of the building.
11. 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
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applies only to trees six inch (6") caliper and larger, fifty four inches (54") above grade, and
the location, size and species of all protected trees on the site;
d. For trees proposed to be retained, a complete description of each tree’s health, condition,
and viability;
e. For trees proposed to be retained, a description of the method(s) used to determine the
limits of disturbance (i.e., critical root zone, root plate diameter, or a case-by-case basis
description for individual trees);
f. For trees proposed to be preserved within a tree protection tract, any special instructions for
maintenance (e.g., trimming, ground clearing, root pruning, monitoring, aftercare, etc.);
g. For trees not viable for retention, the reason(s) for removal based on poor health, high risk of
failure due to structure, defects, unavoidable isolation (i.e., high blow down potential), or
unsuitability of species, etc., and for which no reasonable alternative action is possible
(pruning, cabling, etc.);
h. A description of the impact of necessary tree removal to the remaining trees, including those
in a grove or on abutting properties;
i. For development applications, a discussion of timing and installation of tree protection
measures that must include fencing and be in accordance with the tree protection standards
as outlined in RMC 4-4-130H9, Protection Measures During Construction;
j. The suggested location and species of supplemental trees to be used when required. The
report shall include planting and maintenance specifications;
k. Future building sites and drip lines of any trees which will overhang/overlap a construction
line;
l. Location and dimensions of rights-of-way, utility lines, fire hydrants, street lighting, and
easements;
m. Where the drip line of a tree overlaps an area where construction activities will occur, this
shall be indicated on the plan;
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
12. 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
13. 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.
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14. 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.
b. Grading Plan: A grading plan prepared in accordance with RMC 4-8-120D7, and showing
contour intervals of two feet (2') where slopes are less than ten percent (10%), and of five
feet (5') where slopes are ten percent (10%) or greater.
c. Stream or Lake Assessment Narrative: A narrative report, formatted to eight and one-half
inches (8.5") by eleven inches (11"), shall be prepared to accompany the site plan and
describes:
i. The stream or lake classification as recorded in the City of Renton’s COR Maps, the
City’s online interactive mapping application available through the City’s website, for
the City of Renton Water Class or RMC 4-3-090;
ii. The vegetative cover of the site, including the stream or lake, banks, riparian area,
wetland areas, and flood hazard areas extending one hundred feet (100') upstream
and downstream from the property line, including the impacts of the proposal on the
identified vegetation;
iii. The ecological functions currently provided by the stream/lake and existing riparian
area and the impacts of the proposal on the identified ecological functions;
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iv. Observed or reported fish and wildlife that make use of the area including, but not
limited to, salmonids, mammals, and bird nesting, breeding, and feeding/foraging
areas, including the impacts of the proposal on the identified fish and wildlife;
v. Measures to protect trees, as defined in RMC 4-11-200, and vegetation; and
vi. For shorelines regulated under RMC 4-3-090, Shoreline Master Program Regulations,
the study shall demonstrate if the proposal meets the criteria of no net loss of
ecological functions as described in RMC 4-3-090D2. If the proposal requires mitigation
for substantial impacts to the existing vegetation buffer in order to demonstrate no net
loss of ecological functions, a supplemental stream or lake study is required.
Note: Please provide a report containing the information specified in RMC Section 4-8-120D.19. In
addition, if the project involves an unclassified stream, a supplemental stream or lake study is also
required. If any alteration to a water-body or buffer is proposed a supplemental stream or lake
study and mitigation plan are also required.
15. 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
16. 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;
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,
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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.
17. 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.
18. 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)
19.
19. Drainage Control Plan: Plans drawn to scale and stamped by a State of Washington licensed engineer and
complying with the requirements of RMC 4-6-030, Drainage (Surface Water) Standards, and the 2017 Surface
Water Design Manual as adopted and amended by the City of Renton. (Amd. Ord. 4835, 3-27-2000; Ord. 5526,
2-1-2010)
Drainage Control Plan: Plans drawn to scale and stamped by a State of Washington licensed
engineer and complying with the requirements of RMC 4-6-030, Drainage (Surface Water)
Standards, and the 2017 Surface Water Design Manual as adopted and amended by the City of
Renton. (Amd. Ord. 4835, 3-27-2000; Ord. 5526, 2-1-2010)
20. Drainage Report: A report stamped by a State of Washington licensed engineer complying with
the requirements stipulated by the City of Renton Survey and Drafting Standards, RMC 4-6-030, and
the 2017 King County Surface Water Design Manual as adopted and amended by the City of Renton.
The report (TIR) shall contain the following:
• Table of Contents
• Technical Information Report (TIR) Worksheet
• Section 1: Project Overview
• Section 2: Conditions and Requirements Summary
• Section 3: Offsite Analysis
• Section 4: Flow Control and Water Quality Facility Analysis and Design
• Section 5: Conveyance System Analysis and Design
• Section 6: Special Reports and Studies
• Section 7: Other Permit
• Section 8: CSWPPP Analysis and Design
• Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant
• Section 10: Operations and Maintenance Manual.
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21.
21. Drainage Control Plan: Plans drawn to scale and stamped by a State of Washington licensed engineer and
complying with the requirements of RMC 4-6-030, Drainage (Surface Water) Standards, and the 2017 Surface
Water Design Manual as adopted and amended by the City of Renton. (Amd. Ord. 4835, 3-27-2000; Ord. 5526,
2-1-2010)
Rehabilitation plan: Please provide a plan showing the proposed rehabilitation of the subject
property. The plan shall indicate the general grades and slopes to which excavated areas are to be
graded, along with a description of the methods and materials proposed for restoration of top soils
and a schedule detailing the restoration process prior to, during, and post excavation operations.
22. Fill Source Statement: Please provide a ‘source statement’ certified by a State of Washington
licensed engineer if the project will involve stockpiling or grading of imported fill at the project
site in excess of 50 cubic yards in APA Zone 1 or 100 cubic yards in APA Zone 2 and is not
otherwise exempt by RMC 4-3-050C5.
23.
Colored Rendering: A computer-generated exterior color view of the proposed building(s), site, and
landscaping in three (3) dimensional form.
24. 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.
25. 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;
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m.
ii. Topography at two-foot (2') intervals;
iii. Limits of any areas to be cleared/impacted; and
iv. A description of the proposed stormwater management plan for the development
and consideration of impacts to drainage alterations;
e. Accurate identification, location, and characterization of critical areas, water bodies, and
buffers adjacent to the proposed project area or potentially impacted by the proposed project;
f. A statement specifying the accuracy of the assessment/study, assumptions used in the
assessment/study, and explaining how best available science has been incorporated;
g. Determination of the degree of hazard and risk from the proposal both on the site and on
surrounding properties;
h. An assessment of the probable cumulative impacts to the critical areas, their buffers and other
properties resulting from the proposal;
i. An evaluation of the project’s compliance with sections 7 and 9 of the Endangered Species Act;
j. A description of reasonable efforts made to apply mitigation sequencing to avoid, minimize,
and mitigate impacts to critical areas;
k. Plans for adequate mitigation to offset any impacts and an explanation of how best
management practices will be used to minimize impacts to critical area; and
l. Recommendations for maintenance, short-term and long-term monitoring, contingency plans
and security requirements.
26. 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
27.
Covenants, Existing: The recorded limitation on property which may be set forth in the property deed and/or
identified in a title report.
28. 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.
29. Grading Plan: A twenty two inch by thirty four inch (22" x 34") plan drawn by a State of Washington
licensed civil engineer at a scale of one inch to forty feet (1" to 40') (horizontal feet) and one inch
to ten feet (1" to 10') (vertical feet) (or other size plan sheet or scale approved by the Planning
Division Development Engineering Manager or designer) clearly indicating the following:
a. Graphic scale and north arrow;
b. Dimensions of all property lines, easements, and abutting streets;
c. Location and dimension of all on-site structures and the location of any structures within
fifteen feet (15') of the subject property or which may be affected by the proposed work;
d. Accurate existing and proposed contour lines drawn at five foot (5'), or less, intervals showing
existing ground and details of terrain and area drainage to include surrounding off-site
contours within one hundred feet (100') of the site;
e. Location of natural drainage systems, including perennial and intermittent streams, the
presence of bordering vegetation, and floodplains;
f. Setback areas and any areas not to be disturbed, including the location, size and species of all
protected trees on site. Protected trees shall have the approximate drip line shown. The
method of tree protection during grading and construction shall be shown. If grade changes in
the vicinity of the protected trees are necessary, the method of reconciling the drip line with
the finished elevation shall be included (see RMC 4-4-130, Tree Retention and Land Clearing
Regulations);
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g. Finished contours drawn at five foot (5') intervals as a result of grading;
h. Proposed drainage channels and related construction with associated underground storm
lines sized and connections shown; and
i. General notes addressing the following (may be listed on the cover sheet):
i. Area in square feet of the entire property.
ii. Area of work in square feet.
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.
Finished floor elevation(s) of all structures, existing and proposed.
30. 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.
A description of how the requirements in RMC 4-4-030C7, Construction Activity Standards – Zones
1 and 2, will be met by the applicant.
31. Landscaping Plan, Conceptual: A fully dimensioned plan, prepared by a landscape architect
registered in the State of Washington, a certified nurseryman, or other similarly qualified
professional, drawn at the same scale as the project site plan (or other scale approved by the
Community and Economic Development Administrator), clearly indicating the following:
a. Date, graphic scale, and north arrow;
b. Location of proposed buildings, parking areas, access and existing buildings to remain;
c. Names and locations of abutting streets and public improvements, including easements;
d. Existing and proposed contours at five foot (5') intervals or less;
e. Location, size, and purpose of planting areas, including those required in RMC 4-4-070,
Landscaping, and those required in RMC 4-3-090, Shoreline Master Program Regulations;
f. Location and height for proposed berming;
g. Location and elevations for any proposed landscape-related structures such as arbors, gazebos,
fencing, etc.;
h. Location, size, spacing and names of existing and proposed shrubs, trees, ground covers, and
decorative rockery or like landscape improvements in relationship to proposed and existing
utilities; and
i. The location, size and species of all protected trees on site. Protected trees shall have the
approximate drip line shown (see RMC 4-4-130, Tree Retention and Land Clearing Regulations).
(Ord. 5100, 11-1-2004; Ord. 5304, 9-17-2007; Ord. 5633, 10-24-2011; Ord. 5676, 12-3-2012)
32. 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.
33. 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;
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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;
l. Building setbacks required by Code; and
Proposed building setbacks. (Ord. 4587, 3-18-1996)
34. 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)
35. Source Statement, Fill Material: A source statement providing the following information:
a. The source location of imported fill;
b. Previous land uses of the source location;
c. Whether or not earth materials to be removed from the source location are native, undisturbed
soil;
d. Whether or not the source location appears on government lists of contaminated sites including
those developed pursuant to the State Model Toxics Control Act and the Federal Comprehensive
Environmental Response, Compensation, and Liability Act;
e. Results of sampling and analysis pursuant to RMC 4-4-060N4j, Sampling and Analysis Procedures;
and
f. Whether or not imported fill meets fill quality standards described in RMC 4-4-060N. (Ord. 4851,
8-7-2000; Ord. 5954, 11-18-2019)
36. Topography Map: A map showing the existing land contours using vertical intervals of not more
than five feet (5'). For any existing buildings the map shall show the finished floor elevations of each
floor of the building.
37. Final Wetland Mitigation Plan: A final wetland mitigation plan shall include:
a. Baseline Information: A written assessment and accompanying maps of the impacted wetland
including, at a minimum, a wetland delineation by a qualified wetland specialist; existing wetland
acreage; vegetative, faunal and hydrologic characteristics; an identification of direct and indirect
impacts of the project to the wetland area and wetland functions; soil and substrata conditions;
topographic elevations and compensation site. If the mitigation site is different from the impacted
wetland site, the assessment should include at a minimum: existing acreage; vegetative, faunal and
hydrologic conditions; relationship within the watershed and to existing water bodies; soil and
substrata conditions; topographic elevations; existing and proposed adjacent site conditions;
buffers; and ownership.
b. Environmental Goals and Objectives: A written report by a qualified wetland specialist shall be
provided identifying goals and objectives of the mitigation plan and describing:
i. The purposes of the compensation measures including a description of site selection
criteria; identification of compensation goals; identification of target evaluation species
and resource functions; dates for beginning and completion; and a complete description
of the structure and functional relationships sought in the new wetland. The goals and
objectives shall be related to the functions and values of the original wetland or, if out-
of-kind, the type of wetland to be emulated; and
ii. A review of the best available science and report author’s experience to date in
restoring or creating the type of wetland proposed shall be provided. An analysis of the
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likelihood of success of the compensation project at duplicating the original wetland
shall be provided based on the experiences of comparable projects, preferably those in
the same drainage basins, if any. An analysis of the likelihood of persistence of the
created or restored wetland shall be provided based on such factors as surface and
ground water supply and flow patterns; dynamics of the wetland ecosystem; sediment
or pollutant influx and/or erosion, periodic flooding and drought, etc.; presence of
invasive flora or fauna; potential human or animal disturbance; and previous
comparable projects, if any.
c. Performance Standards: Specific criteria shall be provided for evaluating whether or not the
goals and objectives of the project are achieved and for beginning remedial action or contingency
measures. Such criteria may include water quality standards, survival rates of planted vegetation,
species abundance and diversity targets, habitat diversity indices, or other ecological, geological or
hydrological criteria. These criteria will be evaluated and reported pursuant to subsection e of this
definition, Monitoring and Maintenance Plan and Program. An assessment of the project’s success
in achieving the goals and objectives of the mitigation plan should be included along with an
evaluation of the need for remedial action or contingency measures.
d. Detailed Techniques and Plans: Written specifications and descriptions of compensation
techniques shall be provided including the proposed construction sequence, grading and
excavation details; erosion and sediment control features needed for wetland construction and
long-term survival; a planting plan specifying plant species, quantities, locations, size, spacing, and
density; source of plant materials, propagates, or seeds; water and nutrient requirements for
planting; where appropriate, measures to protect plants from predation; specification of substrata
stockpiling techniques and planting instructions; descriptions of water control structures and water
level maintenance practices needed to achieve the necessary hydroperiod characteristics; etc.
These written specifications shall be accompanied by detailed site diagrams, scaled cross-sectional
drawings, topographic maps showing slope percentage and final grade elevations, and any other
drawings appropriate to show construction techniques or anticipated final outcome. The plan shall
provide for elevations which are appropriate for the desired habitat type(s) and which provide
sufficient hydrologic data. The City may request such other information as needed to determine
the adequacy of a mitigation plan.
e. Monitoring and Maintenance Plan and Program: A program outlining the approach for
monitoring construction and development of the compensation project and for assessing a
completed project shall be provided in the mitigation plan.
i. The plan, formatted to eight and one-half inches (8.5") by eleven inches (11"), shall
include the following elements:
a. Operations and maintenance practices for protection and maintenance of the
site; and
b. Monitoring and evaluation procedures, including minimum monitoring
standards, measurable success criteria, and timelines (i.e., annual, semi-
annual, quarterly); and
c. Contingency plan with remedial actions for unsuccessful mitigation.
ii. Monitoring may include, but is not limited to:
a. Establishing vegetation plots to track changes in plant species composition
and density over time;
b. Using photo stations to evaluate vegetation community response;
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c. Sampling surface and subsurface waters to determine pollutant loading, and
changes from the natural variability of background conditions (pH, nutrients,
heavy metals);
d. Measuring base flow rates and storm water runoff to model and evaluate
hydrologic and water quality predictions;
e. Measuring sedimentation rates;
f. Sampling fish and wildlife populations to determine habitat utilization,
species abundance and diversity; and
g. A description shall be included outlining how the monitoring data will be
evaluated by agencies that are tracking the progress of the compensation
project. A monitoring report shall be submitted quarterly for the first year
and annually thereafter, and at a minimum, should document milestones,
successes, problems, and contingency actions of the compensation project.
The compensation project shall be monitored for a period necessary to
establish that performance standards have been met, but not for a period less
than five (5) years.
f. Contingency Plan: Identification of potential courses of action, and any corrective measures to
be taken when monitoring or evaluation indicates project performance standards are not being
met.
g. Permit Conditions: Any compensation project prepared for mitigation pursuant to RMC 4-3-
050G9e, Cooperative Wetland Compensation: Mitigation Banks, In-Lieu Fee Programs, or Special
Area Management Programs (SAMP), and approved by the City shall become part of the
application for project approval.
h. Demonstration of Competence: A demonstration of financial resources, administrative,
supervisory, and technical competence and scientific expertise of sufficient standing to
successfully execute the compensation project shall be provided. A compensation project
manager shall be named and the qualifications of each team member involved in preparing the
mitigation plan and implementing and supervising the project shall be provided, including
educational background and areas of expertise, training and experience with comparable
projects.
i. Surety Device: A surety device in one hundred fifty percent (150%) of the estimated cost of
remedial actions if the mitigation plan is unsuccessful must be filed with the City of Renton.
38. 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;
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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.
REVIEW PROCESS
Once the Fill and Grade Permit application is accepted,
the Planning Division will mail a notice of development
application to property owners within 300 feet of the
project site and post the notice on the City’s website. The
submitted materials will be routed to those City
departments having an interest in the application.
Reviewers have approximately two weeks to return their
comments to the Planning Division. All comments and any
requests for revisions will be sent to the applicant. Once
all comments have been addressed, the applicant re-
submits the revised plans and/or documents for review.
The time frame for Fill and Grade Permit processing is
largely dependent upon application completeness and
prompt turnaround time of revisions.
The Planning and Development Engineering Project
Managers will ensure that all conditions of the Fill and
Grade Permit approval have been met.
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
issued and posted at or near the site. A 14-day appeal
period commences following the publication date. At the
discretion of the City, a separate and additional 15-day
comment period may be added prior to the 14-day appeal
period.
HEARING EXAMINER PERMIT REVIEW AND REVIEW OF
ENVIRONMENTAL DETERMINATION APPEALS
A public hearing is required. After review of the proposal
and any staff or public comments, the Planning Division
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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.
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 newspaper at least 10 days prior to the
hearing. Applicants are strongly encouraged to attend the
public hearing for their proposal. City staff will first make
a presentation to the Hearing Examiner about the
proposal. Then the applicant and any citizens in support
of the proposal will give testimony. When giving
testimony, names and addresses must be stated for the
record. Following this, individuals with neutral or
opposing comments will give their testimony to the
Hearing Examiner. City staff or the applicant will address
additional questions raised throughout the hearing. The
Hearing Examiner will review the proposed application
concurrently with any environmental appeals and issue a
final decision(s) within ten (10) days of the hearing unless,
at the time of the public hearing, the Hearing Examiner
indicates additional time will be required for issuance of
the decision. The decision to approve, conditionally
approve, or deny the proposal will be mailed to all persons
listed on the Master Application and all parties of record.
The Examiner’s decision on any environmental appeals
will also be mailed.
APPEAL AND RECONSIDERATION PROCESS FOR
DECISIONS
Any person, including the applicant, aggrieved by the
granting or denial of an application, may make a written
application for reconsideration to the Reviewing Official
within 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 Clerk’s
Office.
An appeal may be filed without first requesting
reconsideration by the Reviewing Official; however, it
must be filed within 14 days of the date when the original
decision was issued. See RMC 4-8-110 for further
information on the appeal process and time frames.
APPROVAL OF THE SPECIAL GRADE/FILL
PERMIT DOES NOT CONSTITUTE SITE PLAN
APPROVAL OR A LICENSE TO BEGIN WORK
BUILDING PERMIT ISSUANCE AND COMPLETION OF
WORK
Once the Grade/Fill Permit has been approved, a Grading
License must be obtained to begin any work. Applicants
may apply for a Grading License 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 Grading License 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 the Grading
License. A Grading License will be issued upon the Building
Section’s approval of building plans and receipt of all
applicable fees.
The Building Section is authorized to revoke any issued
Grading License if it is determined the applicant has
violated any of the provisions of the Grade/Fill Permit. The
Hearing Examiner may revoke the Grade/Fill Permit if the
Building Section's Grading License has been revoked, if
the Grading License has not been issued for a three year
period or if the applicant has not complied with the
conditions of the Grade/Fill Permit.
TRANSFERABILITY OF GRADE/FILL PERMIT
The Special Grade/Fill Permit is transferable to other
persons, firms and corporations prior to its expiration.
EXPIRATION AND EXTENSIONS
The Grade/Fill Permit shall be null and void if the applicant
has not obtained a Grading License from the Building
Section and begun activity within six months after the
granting of the Grade/Fill Permit. A Grade/Fill Permit is
valid until all work shown on the approved plans is
completed.
RESOURCES
City of Renton Forms
Electronic File Standards