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CITY OF RENTON Ι PERMIT SERVICES
SUBMITTAL REQUIREMENTS
CRITICAL AREAS VARIANCE
SPECIFIC CODE SECTION (S) RELATED TO THIS DOCUMENT
RMC 4-9-250 Critical Areas Variance
RMC 4-8 Permits—General and Appeals
PURPOSE
A means by which citizens may be granted relief from the strict application of the provisions of certain land use
regulations. The process is intended to review situations where uniform requirements would unduly burden one
property more than other properties in the vicinity.
FREE PRE-APPLICATION MEETING
Prior to submitting an application, the applicant should informally discuss the proposed development with the Planning
Division. The Planning Division will provide assistance and detailed information on the City’s requirements and standards.
For further information on this meeting, see the instruction sheet entitled "Pre-Application.”
APPLICATION SCREENING
A Pre-Submittal screening may be required prior to formal Land Use Review. The screening will be performed
electronically via an FTP link that your Project Manager will provide to you. After you upload your submittal documents
the Project Manager will review the submittal materials to ensure that requested revisions or missing items have been
updated and/or corrected. If all required submittal items are provided and complete, unless waived by the Project
Manager, staff will take in the application for official review.
ELECTRONIC FILE STANDARDS
All documents MUST be submitted electronically. Specific file naming conventions for submitted plans are required to
facilitate the electronic plan review process. Failure to adhere to the sample file naming format listed in the Electronic
File Standards may result in a request for resubmittal and/or delay the plan review process, deeming the application
incomplete.
COMPLETE APPLICATION REQUIRED
In order to accept your application, each of the numbered items must be submitted at the same time. Determination
that an application is complete indicates only that the application is ready for review on its merits, not that the City will
make a favorable decision on the application.
APPLICATION SUBMITTAL HOURS
Applications should be submitted to Planning Division staff electronically, not in person. Please email or call your
assigned Project 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.
TIME FRAME
The average time frame for processing of a Critical Areas Variance varies from 6 to 12 weeks, depending on whether the
decision may be made administratively (6 to 8 weeks), by the Hearing Examiner (8 to 12 weeks), or by the City Council
(12 weeks). This time frame assumes no appeals are filed.
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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.
4. The applicant may request a letter of deferral from the Administrator and post security for any improvements that
have not been completed.
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 Development
Engineer if there are any questions regarding submittal requirements.
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. 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.
4. Land Use Permit Master Application Form: The application must have notarized signatures of ALL current property
owners listed on the Title Report. If the property owner is a corporation, the authorized representative must attach
proof of signing authority on behalf of the corporation. The legal description of the property must be attached to the
application form.
5. Project Narrative: Please provide a clear and concise description and summary of the proposed project including
the specific code sections being modified.
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;
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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
6. Justification for the Variance Request: Please provide a written statement separately addressing and justifying each of
the issues to be considered by the City. The burden of proof as to the appropriateness of the application lies with the
applicant.
In order to approve a variance request, the Reviewing Official must find ALL the following conditions exist:
a. Special Review Criteria—Reasonable Use Variance—Critical Areas Regulations Only:
For variance requests related to the critical areas regulations not subject to subsections B8 to B13 of this
Section, a reasonable use variance may be granted if all of the following criteria are met: (Ord. 5676, 12-3
-2012)
• That the granting of the variance will not be materially detrimental to the public welfare or injurious to
the property or improvements in the vicinity and zone in which subject property is situated;
• There is no reasonable use of the property left if the requested variance is not granted;
• The variance granted is the minimum amount necessary to accommodate the proposal objectives;
• The need for the variance is not the result of actions of the applicant or property owner; and
• The proposed variance is based on consideration of the best available science as described in WAC
365- 195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F
are followed. (Ord. 4835, 3-27-2000; Amd. Ord. 4851, 8-21-2000)
In order to approve a variance request, the Reviewing Official must find ALL the following conditions exist:
b. Special Review Criteria for Variances from the Wellhead Protection Regulations: Except for public or quasi
-public utility or agency proposals which are subject to subsection B12 of this Section, the following criteria
shall be considered, in addition to those criteria in subsections B6 and B7 of this Section, for variances from
aquifer protection regulations:
• That the proposed activities will not cause significant degradation of groundwater or surface water
quality; and
• That the applicant has taken deliberate measures to minimize aquifer impacts, including but not
limited to the following:
➢ Limiting the degree or magnitude of the hazardous material and activity; and
➢ Limiting the implementation of the hazardous material and activity; and
➢ Using appropriate and best available technology; and
➢
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➢ Taking affirmative steps to avoid or reduce impacts.
• That there will be no damage to nearby public or private property and no threat to the health or safety
of people on or off the property; and
• The proposed variance is based on consideration of the best available science as described in WAC 365-
195-905; or where there is an absence of valid scientific information, the steps in subsection F of this
Section are followed. (Ord. 4835, 3-27-2000; Amd. Ord. 4851, 8-21-2000; Ord. 5519, 12-14-2009)
In order to approve a variance request, the Reviewing Official must find ALL the following conditions exist:
c. Special Review Criteria for Variances from Flood Hazard Requirements in the Critical Areas Regulations: In
lieu of the variance criteria of subsection B6 of this Section, the following directives and criteria shall be
utilized by the Reviewing Official in the review of variance applications related to the flood hazard
requirements of the critical areas regulations: (Ord. 5519, 12-14-2009)
• Purpose and Intent: Variances, as interpreted in the national flood insurance program, are based on the
general zoning law principle that they pertain to a physical piece of property; they are not personal in
nature and do not pertain to the structure, its inhabitants, economic or financial circumstances. They
primarily address small lots in densely populated residential neighborhoods. As such, variances from the
flood elevations should be quite rare.
• Review Criteria: In passing upon such an application for a variance, the Reviewing Official shall consider
the following review criteria: (Ord. 5519, 12-14-2009)
Consider all technical evaluations, all relevant factors, standards specified in other sections of this
section; and:
i. The danger that materials may be swept onto other lands to the injury of others;
ii. The danger to life and property due to flooding or erosion damage;
iii. The susceptibility of the proposed facility and its contents to flood damage and the
effect of such damage on the individual owner;
iv. The importance of the services provided by the proposed facility to the community;
v. The necessity to the facility of a waterfront location, where applicable;
vi. The availability of alternative locations for the proposed use which are not subject to
flooding or erosion damage;
vii. The compatibility of the proposed use with existing and anticipated development;
viii. The relationship of the proposed use to the comprehensive plan and flood plain
management program for that area;
ix. The safety of access to the property in times of flood for ordinary and emergency
vehicles;
x. The expected heights, velocity, duration, rate of rise, and sediment transport of the
flood waters and the effects of wave action, if applicable, expected at the site; and
xi. The costs of providing governmental services during and after flood conditions, including
maintenance and repair of public utilities and facilities such as sewer, gas, electrical, and
water systems, and streets and bridges.
Generally, the only condition under which a variance from the elevation standard may be issued
is for new construction and substantial improvements to be erected on a lot of one-half (1/2)
acre or less in size contiguous to and surrounded by lots with existing structures constructed
below the base flood level, provided criteria in subsection B8b(i) of this Section have been fully
considered. As the lot size increases the technical justification required for issuing the variance
increases.
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Variances may be issued for nonresidential buildings in very limited circumstances to allow a lesser
degree of floodproofing than watertight or dry floodproofing, where it can be determined that
such action will have a low damage potential, complies with all other variance criteria and
otherwise complies with RMC 4-3-050I2a and I2b of the general standards.
Variances may be issued for the reconstruction, rehabilitation, or restoration of structures listed
in the National Register of Historic Places or the State Inventory of Historic Places, without regard
to the procedures set forth in this section.
Variances shall not be issued within a designated floodway if any increase in flood levels during
the base flood discharge would result.
Variances shall only be issued upon:
i. A showing of good and sufficient cause;
ii. A determination that failure to grant the variance would result in exceptional hardship to
the applicant;
iii. A determination that the granting of a variance will not result in increased flood heights,
additional threats to public safety, extraordinary public expense, create nuisances, cause
fraud on or victimization of the public or conflict with existing local laws or ordinances.
iv. A determination that the variance is the minimum necessary, considering the flood hazard,
to afford relief.
• Conditions of Approval: Upon consideration of the factors of subsection B9b of this Section, and the
purposes of this Section, the Reviewing Official may attach such conditions to the granting of variances
as it deems necessary to further the purposes of this Section. (Ord. 5519, 12-14-2009)
• Notice Required upon Variance Approval: Any applicant to whom a variance is granted shall be given
written notice that the structure will be permitted to be built with a lowest floor elevation below the
base flood elevation and that the cost of flood insurance will be commensurate with the increased risk
resulting from the reduced lowest floor elevation.
• Records: The Administrator or designee shall maintain the records of all variance actions and report any
variances to the Federal Insurance. Administration upon request. (Ord. 4835, 3-27-2000; Amd. Ord. 4851,
8-7-2000; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012 )
In order to approve a variance request, the Reviewing Official must find ALL the following conditions exist:
d. Special Review Criteria – Steep Slopes Forty Percent (40%) or Greater and Very High Landslide Hazards:
For variance requests to alter steep slopes over forty percent (40%) or greater and very high landslide hazard
areas and their associated setbacks, the following criteria shall apply:
• The variance granted is the minimum amount necessary to accommodate the proposal; and
• Alternative development concepts that comply with RMC 4-3-050 have been evaluated and that practical
difficulties and unnecessary hardship would result from the strict application of the code; and
• The proposal does not adversely impact geological hazards or other critical areas on adjacent properties;
and
• he need for the variance is not the result of actions of the applicant or property owner; and
• The proposal does not create or increase a risk to the public health, safety, and welfare, or to public or
private property; and
• If the Administrator approves a variance under this subsection, the following conditions of approval,
among others, may be imposed:
The recommendations of the geotechnical report are followed;
Project plans shall be reviewed and sealed by a geotechnical engineer or the geotechnical engineer
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shall submit a sealed letter stating that they have reviewed the plans and in their opinion the plans and
specifications meet the intent of the geotechnical report; and
An appropriate number of site visits by the geotechnical engineer to establish proper methods,
techniques, and adherence to plan drawings is demonstrated during and after construction.
In order to approve a variance request, the Reviewing Official must find ALL the following conditions exist:
e. Special Review Criteria—Single Family Residence on a Legal Lot with a Category 3 Wetland; or Single Family
Residence on a Legal Lot with a Class 2, 3, or 4 Stream/Lake: In lieu of the criteria shown in subsections B7
of this Section, a variance may be granted from any wetland or stream requirement in the critical areas
regulations for a single family residence to be located on an existing legal lot if all of the following criteria are
met:
• The proposal is the minimum necessary to accommodate the building footprint and access. In no case,
however, shall the impervious surface exceed five thousand (5,000) square feet, including access.
Otherwise the alteration shall be subject to the review criteria of subsection B7 of this Section; (Ord.
5519, 12-14-2009)
• Access is located so as to have the least impact on the wetland and/or stream/lake and its buffer;
• The proposal preserves the functions and values of the wetlands and/or stream/lake/riparian habitat
to the maximum extent possible;
• The proposal includes on-site mitigation to the maximum extent possible;
• The proposal first develops noncritical area, then the critical area buffer, before the critical area itself is
developed;
• The proposed activities will not jeopardize the continued existence of endangered, threatened or
sensitive species as listed by the Federal government or the State;
• The inability to derive reasonable economic use of the property is not the result of actions segregating
or dividing the property and creating the undevelopable condition after the effective date of this Section;
and
• The proposed variance is based on consideration of the best available science as described in WAC 365-
195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F are
followed. (Ord. 4835, 3-27-2000; Amd. Ord. 4851, 8-7-2000, Ord. 5757, 6-1-2015 )
In order to approve a variance request, the Reviewing Official must find ALL the following conditions exist:
f. Special Review Criteria—Public/Quasi-Public Utility or Agency Altering Aquifer Protection, Geologic
Hazard, Habitat, Stream/Lake or Wetland Regulations: In lieu of the variance criteria of subsection B6 of
this Section, applications by public/quasi-public utilities or agencies proposing to alter aquifer protection,
geologic hazard, habitat, stream and lake or wetland regulations shall be reviewed for compliance with all of
the following criteria:
• Public policies have been evaluated and it has been determined by the Department Administrator that
the public’s health, safety, and welfare is best served;
• Each facility must conform to the Comprehensive Land Use Plan and with any adopted public programs
and policies;
• Each facility must serve established, identified public needs;
• No practical alternative exists to meet the needs;
• The proposed action takes affirmative and appropriate measures to minimize and compensate for
unavoidable impacts;
• The proposed activity results in no net loss of regulated wetland or stream/lake area, value, or function
in the drainage basin where the wetland, stream or lake is located;
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• The proposed activities will not jeopardize the continued existence of endangered, threatened or
sensitive species as listed by the Federal government or the State;
• That the proposed activities will not cause significant degradation of groundwater or surface water
quality;
• The approval as determined by the Reviewing Official is a minimum variance that will accomplish the
desired purpose; and (Ord. 5519, 12-14-2009)
• The proposed variance is based on consideration of the best available science as described in WAC 365-
195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F are
followed. (Ord. 4835, 3-27-2000; Amd. Ord. 4851, 8-7-2000)
In order to approve a variance request, the Reviewing Official must find ALL the following conditions exist:
g. Special Review Criteria—Constructing Structures over Piped Streams: For variance requests involving the
construction of structures over piped streams, the following criteria shall apply:
• The proposal is the minimum necessary to accommodate the structure; and
• There is no other reasonable alternative to avoid building over a piped stream; and
• The existing pipe stream system that would have to be located under the structure is replaced with new
pipe material to ensure long-term life of the pipe and meets structural requirements; and
• The piped stream system is sized to convey the one hundred (100) year future land use condition runoff
from the total upstream tributary area as determined from a hydrologic and hydraulic analysis performed
in accordance with standards determined by the City and in accordance with other City’s standards; and
• The piped stream that will be built over will need to be placed in a casing pipe sized to allow pipe skids
and the potential need to increase the pipe size by a minimum of one pipe diameter. The casing pipe
shall be a minimum of three pipe diameters larger than the diameter of the pipe that conveys the stream;
and
• To allow for maintenance, operation and replacement of the piped stream that has been built over, a
flow bypass system shall be constructed and access manholes or other structures of sufficient size as
determined by the City shall be required on both sides of the section of the piped stream that is built
upon; and
• There will be no damage to nearby public or private property and no threat to the health or safety of
people on or off the property.
In order to approve a variance request, the Reviewing Official must find ALL the following conditions exist:
h. Special Review Criteria: In lieu of the variance criteria of subsection B7 of this Section, applications proposing
to alter the core and special requirements described in the Surface Water Design Manual shall be reviewed
for compliance with all of the following criteria:
• There are special physical circumstances or conditions affecting the property such that strict application
of the criteria for producing a compensating or comparable result would deprive the applicant of all
reasonable use of the parcel of land in question, and every effort has been made to find creative ways
to meet the intent of the requirement for which the variance is sought;
• Granting the variance for the individual property in question will not create a significant adverse impact
to public health, welfare, water quality, and properties downstream or nearby;
• The variance requires the best practicable alternative for achieving the spirit and intent of the
requirement in question; and
• In addition, the application must include the following information as required by the State
Department of Ecology per the 2007 Phase II NPDES General Municipal Stormwater Permit:
The current (pre-project) use of the site.
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How application of the requirements in the Surface Water Design Manual for which a variance is
being requested denies all reasonable use of site compared to the development review
conditions and restrictions that would have been placed on the project prior to the adoption of
the Surface Water Design Manual.
The possible remaining uses of the site if the variance was not granted.
The uses of the site that would have been allowed under development review conditions and
restrictions that would have been placed on the project prior to the adoption of the Surface
Water Design Manual.
A comparison of the estimated amount and percentage of value loss as a result of the
requirements of this manual versus the estimated amount and percentage of value loss as a
result of conditions and/or restrictions that would have been placed on the project prior to the
adoption of the Surface Water Design Manual.
The feasibility for the owner to alter the project to apply the requirements of this manual. (Ord.
5526, 2-1-2010)
In order to approve a variance request, the Reviewing Official must find ALL the following conditions exist:
i. Continuation of Public Hearing: If for any reason testimony in any manner set for public hearing, or being
heard, cannot be completed on date set for such hearing, the person presiding at such public hearing or
meeting may, before adjournment or recess of such matters under consideration, publicly announce the time
and place to and at which said meeting will be continued, and no further notice of any kind shall be required.
(Ord. 3463, 8-11-1980; Amd. Ord. 4648, 1-6-1997; Ord. 4835, 3-27-2000; Ord. 5526, 2-1-2010)
7. Site Plan: Please provide a fully-dimensioned plan sheet drawn at a scale of 1"=20' (or other scale approved by
the Planning Division). We prefer the site plan be drawn on one sheet of paper unless the size of the site requires
several plan sheets to be used. If you are using more than a single plan sheet, please indicate connecting points on
each sheet. The Site Plan should show the following:
a. Name of proposed project;
b. Date, scale, and north arrow (oriented to the top of the paper/plan sheet);
c. Drawing of the subject property with all property lines dimensioned and names of adjacent streets;
d. Widths of all adjacent streets and alleys;
e. The location of all existing public improvements including, but not limited to, curbs, gutters, sidewalks,
median islands, street trees, fire hydrants, utility poles, etc., along the full property frontage;
f. Location and dimensions of existing and proposed structures, parking and loading areas, driveways, existing
trees on and abutting the site, existing or proposed fencing or retaining walls, freestanding signs, easements,
refuse and recycling areas, freestanding liquid fixtures, utility junction boxes, public utility transformers,
storage areas, buffer areas, open spaces, and landscaped areas;
g. The location and dimensions of natural features such as streams, lakes, marshes and wetlands. Include
boundaries of utility, open space, and/or critical area(s) tracts, square footage, and purpose statement of
each tract. Clearly delineate the critical area and buffer boundaries within the tract and indicate a dimension
for buffer width;
h. Ordinary high water mark, existing and proposed, and name of water body if applicable;
Note: For projects near the Cedar River, ordinary high water mark and distance to closest area of work for any
project located within 200-feet of the river.
8. Density Worksheet: This can be found on the City’s website: https://edocs.rentonwa.gov/Documents/
DocView.aspx?id=8461915&dbid=0&repo=CityofRenton&cr=1
9. Neighborhood Detail Map: Please provide a map drawn at a scale of 1" = 100' or 1" = 200' (or other scale approved
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by the Planning Division) to be used to identify the site location on public notices and to review compatibility with
surrounding land uses. The map shall identify the subject site with a much darker perimeter line than surrounding
properties and include at least two cross streets in all directions showing the location of the subject site relative to
property boundaries of surrounding parcels. The map shall also show: the property's lot lines, lot lines of surrounding
properties, 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.
10. Architectural Elevations: A twenty four inch by thirty six inch (24" x 36") fully dimensioned architectural elevation
plan drawn at a scale of one-fourth inch equals one foot (1/4" = 1') or one-eighth inch equals one foot (1/8" = 1') (or
other size or scale approved by the Building Official) clearly indicating the information required by the “Permits”
section of the currently adopted International Building Code and chapter 19.27 RCW (State Building Code Act,
Statewide amendments), including, but not limited to, the following:
a. Existing and proposed ground elevations;
b. Existing average grade level underneath proposed structure;
c. Height of existing and proposed structures showing finished roof top elevations based upon site elevations
for proposed structures and any existing/abutting structures;
d. Building materials and colors including roof, walls, any wireless communication facilities, and enclosures;
e. Fence or retaining wall materials, colors, and architectural design;
f. Architectural design of on-site lighting fixtures; and
g. Cross-section of roof showing location and height of rooftop equipment (including air conditioners,
compressors, etc.) and proposed screening.
h. Required for the Urban Center Design Overlay District review packet.
• Identify building elevations by street name and orientation, i.e., Burnett Ave. (west) elevation.
• Show the location of rooflines, doors and window openings.
• Indicate typical detailing around doors, windows and balconies indicating finishes, color and
reflectivity of glazing.
• Identify offsets in walls intended to meet the minimum requirements for building modulation
indicating the amount of offset.
• Show on each elevation any roof top elements such as mechanical and elevator penthouses that
protrude above the parapet or penetrate the roof and would be visible from other buildings of the
same height.
• Photographs of proposed materials from manufacturers’ catalogues. A materials board showing
actual materials and colors referenced on the architectural elevations is recommended.
i. Required for shoreline permits:
• Include measurements of the existing and proposed elevations of the stream, river
• or lake bottom in relationship to the proposed structure, if the proposed structure is located fully
or partially in, or over, the water.
11. Floor Plans: A basic line drawing plan of the general building layout showing walls, exits, windows, and designated
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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.
12. 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:
• Identifying direct and indirect impacts of the project to the wetland area and wetland functions,
environmental goals and objectives, and performance standards, and evaluating alternative methods of
developing the property using the following criteria in this order:
Avoiding any disturbances to the wetland or buffer;
Minimizing any wetland or buffer impacts;
Compensating for any wetland or buffer impacts;
Restoring any wetlands or buffer impacted or lost temporarily;
Creating new wetlands and buffers for those lost; and
Enhancing an existing degraded wetland to compensate for lost functions and values, in addition to
restoring a wetland or creating a wetland.
13. Wetland Assessment: A wetland assessment includes the following:
a. A description of the project and maps at a scale no smaller than one inch equals two hundred feet (1" = 200')
showing the entire parcel of land owned by the applicant and the wetland boundary surveyed by a qualified
surveyor, and pursuant to RMC 4-3-050F2, Plans and Studies Required;
b. A description of the vegetative cover of the wetland and adjacent area including identification of the
dominant plant and animal species;
c. A site plan for the proposed activity at a scale no smaller than one inch equals two hundred feet (1" = 200')
showing the location, width, depth and length of all existing and proposed structures, roads, stormwater
management facilities, sewage treatment and installations within the wetland and its buffer;
d. The exact locations and specifications for all activities associated with site development including the type,
extent and method of operations;
e. Elevations of the site and adjacent lands within the wetland and its buffer at contour intervals of no greater
than five feet (5') or at a contour interval appropriate to the site topography and acceptable to the City;
f. Top view and typical cross-section views of the wetland and its buffer to scale;
g. The purposes of the project;
h. Such other information as may be needed by the City, including but not limited to a study of hazards if
present on site, the effect of any protective measures that might be taken to reduce such hazards; and any
other information deemed necessary to verify compliance with the provisions of this Section. (Ord. 4587, 3-
18-1996; Amd. Ord. 4835, 3-27-2000; Ord. 5137, 4-25-2005; Ord. 5757, 6-1-2015)
Note: Please provide a map and report if ANY wetlands are located on subject property or within 100 feet of
subject property. The wetland report/delineation must be prepared by a qualified professional and include
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.
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
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otherwise approved by the Community and Economic Development Administrator):
• 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);
• 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);
• 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);
• 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;
• 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);
• Site drainage patterns, using arrows to indicate the direction of major drainage flow;
• Top view and typical cross-section views of the stream or lake bed, banks, and buffers to scale;
• 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;
• 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
• 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:
• 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;
• The vegetative cover of the site, including the stream or lake, banks, riparian area, wetland areas, and
flood hazard areas extending one hundred feet (100') upstream and downstream from the property line,
including the impacts of the proposal on the identified vegetation;
• The ecological functions currently provided by the stream/lake and existing riparian area and the impacts
of the proposal on the identified ecological functions;
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• Observed or reported fish and wildlife that make use of the area including, but not limited to, salmonids,
mammals, and bird nesting, breeding, and feeding/foraging areas, including the impacts of the proposal
on the identified fish and wildlife;
• Measures to protect trees, as defined in RMC 4-11-200, and vegetation; and
• For shorelines regulated under RMC 4-3-090, Shoreline Master Program Regulations, the study shall
demonstrate if the proposal meets the criteria of no net loss of ecological functions as described in RMC
4-3-090D2. If the proposal requires mitigation for substantial impacts to the existing vegetation buffer
in order to demonstrate no net loss of ecological functions, a supplemental stream or lake study is
required.
Note: Please provide a report containing the information specified in RMC Section 4-8-120D.19. In addition, if the
project involves an unclassified stream, a supplemental stream or lake study is also required. If any alteration to a
water-body or buffer is proposed a supplemental stream or lake study and mitigation plan are also required.
15. Habitat Data Report: Habitat data reports include:
a. Site Plan: The site plan shall indicate:
• The vegetative cover types reflecting the general boundaries of the different plant communities on the
site;
• The exact locations and specifications for all activities associated with site development including the
type, extent and method of operations;
• Top view and typical cross-section views of critical habitat/wildlife habitat to scale;
• The results of searches of the State Department of Fish and Wildlife’s Natural Heritage and Non-Game
Data System databases;
• 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:
• The layers, diversity and variety of habitat found on the site;
• The location of any migration or movement corridors;
• The species typically associated with the cover types, including an identification of any critical wildlife
species that might be expected to be found;
• Identification of any areas that have been previously disturbed or degraded by human activity or natural
processes;
• A summary of existing habitat functions and values, utilizing a habitat evaluation procedure or
methodology approved by the City;
• A summary of proposed habitat alterations and impacts and proposed habitat management program.
Potential impacts may include but are not limited to clearing of vegetation, fragmentation of wildlife
habitat, expected decrease in species diversity or quantity, changes in water quality, increases in human
intrusion, and impacts on wetlands or water resources. (Ord. 4835, 3-27-2000)
16. Flood Hazard Data: Please provide a scaled plan showing the nature, location, dimensions, and elevations of the
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area in question; existing or proposed structures, fill, storage of materials, and drainage facilities. Also indicate 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.
17. 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)
18. 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.
19. 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)
20. 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.
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. Affidavit of Installation of Public Information Sign (s): A notarized statement signed by the applicant or applicant’s
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representative attesting that the required public information sign(s) has been installed in accordance with City Code
requirements.
23. 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.
24. Parking, Lot Coverage, Landscaping Analysis: A listing of the following information (may also be included on the
first sheet of the site plan):
a. Total square footage of the site;
b. Total square footage of existing area(s) of impervious surfacing;
c. Total square footage of existing natural/undeveloped area;
d. Square footage (by floor and overall total) of each individual building and/or use;
e. Total square footage of the footprints of all buildings;
f. Percentage of lot covered by buildings or structures;
g. Total pavement square footage, both existing pavement to remain plus new pavement proposed to be installed;
h. Square footage of any on-site wetlands;
i. Parking analysis to include the total number of parking spaces required and provided, number of compact and
“ADA accessible” spaces provided, and parking space dimensions;
j. Square footage of landscaping for each area, for interior parking lot landscaping, and total;
k. Allowable and proposed building height;
l. Building setbacks required by Code; and
m. Proposed building setbacks. (Ord. 4587, 3-18-1996)
25. Covenants, Existing: The recorded limitation on property which may be set forth in the property identified in a
title report.
26. 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, corporation, or another person or entity. Easements by be
referenced by property deed and are identified in the property title report.
27. 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 Manager.
REVIEW PROCESS
Once a complete land use application package has been accepted for initial review, the Planning Division will post three
notices 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 who may have an
interest in the application. The reviewers have two 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 review process that follows varies depending on the type of application request.
• Administrative Variances: A public hearing is not required. The Planning Division reviews the proposal and any staff
or public comments prior to making a decision. The decision to approve, conditionally approve, or deny the proposal
will be mailed to all persons listed on the Master Application and all parties of record.
Hearing Examiner Variances: 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 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, the site will be
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posted again, and parties of record will receive notices of the hearing via mail. 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 and issue a final
decision within 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
An appeal may be filed without first requesting reconsideration by the Reviewing Official, however, it must be filed within
14 days of the date when the original decision was issued. See Renton Municipal Code, Section 4-8-110 for further
information on the appeal process and time frames.
BUILDING AND CONSTRUCTION PERMIT ISSUANCE AND INSTALLATION OF IMRPOVEMENTS
In the City of Renton, a Building Permit must be obtained to build buildings and structures. A Construction Permit must
be obtained to install utility lines, transportation improvements and undertake work in City right-of-ways. Building and
Construction Permits are separate permits.
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 Division’s
Public Works Section and receipt of all applicable development and permit fees. A building permit will be issued upon
the Building Section’s approval of building plans and receipt of all applicable fees.
EXPIRATION AND EXTENSIONS
Once an application has been approved, the applicant has two years to comply with all conditions of approval and to
apply for any necessary permits before the approval becomes null and void. The approval body that approved the original
application may grant a single one-year extension. The approval body may require a public hearing for such extension.
RESOURCES
City of Renton Forms
Electronic File Standards
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.