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Binding Site PlanDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 13 | Published: 4/14/2021 Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 | www.rentonwa.gov BINDING SITE PLAN SUBMITTAL REQUIREMENTS Published : 4/14/2021 PURPOSE The purpose of the Binding Site Plan application review is to provide an alternative method for the division of industrial, commercial, or mixed use lands [CN, CV, CA, CD, CO, COR, UC, IL, IM and IH, Zones] instead of the subdivision procedures required in RMC 4-7-230. Please refer to this section for further details on the Binding Site Plan process. 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 Manager to submit your application. If you have any Planning related questions you may reach o ut to Planning Customer Service at 425-430-7294 or planningcustomerservice@rentonwa.gov . TIME FRAME The average time frame for processing of a Binding Site Plan 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 w eeks). This time frame assumes no appeals are filed. Specific Code Section(s) related to this document RMC 4-7-230 Binding Site Plan Process RMC 4-8 Permits – General and Appeals BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D ) Page 2 of 13 | Published: 4/14/2021 ADDITIONAL PERMITS Additional permits from other agencies may be required. It is the applicant’s responsibility to obtain these other approvals. Information regarding these other requirements may be found at https://apps.oria.wa.gov/opas/ SOME KEY THINGS TO REMEMBER 1. City Staff or other agencies may request additional information during the review and decision-making process. 2. It is important that the applicant submit the requested material quickly to avoid delays in the process. 3. Any time spent gathering data and/or additional city review period will increase the time required to process the application. SUBMITTAL CHECKLIST The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. The applicant should contact the assigned Project 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. Landscape Plan, Conceptual: A fully dimensioned plan, prepared by a landscape architect registered in the State of Washington, a certified nurseryman, or other similarly qualified professional, drawn at the same scale as the project site plan (or other scale approved by the Community and Economic Development Administrator), clearly indicating the following: a. Date, graphic scale, and north arrow; b. Location of proposed buildings, parking areas, access and existing buildings to remain; c. Names and locations of abutting streets and public improvements, including easements; d. Existing and proposed contours at five foot (5') intervals or less; 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). BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D ) Page 3 of 13 | Published: 4/14/2021 All Application Materials Required Unless Waived by City Staff 6. Environmental Checklist: The standard State of Washington form required under WAC 197-11-742 and 197-11-960. 7. Rezone, Variance, Modification, or Conditional Use Justification: Please contact the Planning Division to determine whether your project proposal triggers any additional land use permits. If so, additional information may be required. 8. Density Worksheet This can be found on the City’s website https://edocs.rentonwa.gov/Documents/ElectronicFile.aspx?docid=955782&dbid=1&repo=Cityof Renton 9. Construction Mitigation Description: Please provide a written narrative addressing each of the following: a. Proposed construction dates (begin and end dates) b. Hours and days of operation c. Proposed hauling/transportation routes d. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics e. Any special hours proposed for construction or hauling (i.e. weekends, late nights) f. Preliminary traffic control plan Note: If your project requires the use of cranes, please contact the City’s Airport Manager at 425- 430-7471 to determine whether Federal Aviation Administration (FAA) notification will be required. 10. Plat Certificate or Title Report: Please provide a current Plat Certificate or Title Report obtained from a title company documenting the ownership and title of all interested parties in the plat, subdivision, or dedication and listing all encumbrances of the involved parcel(s). In the case of a final plat, the certificate shall be dated within forty-five (45) days prior to the approval of the final plat. The Title Report should include all parcels being developed, but no parcels that are not part of the development. If the Plat Certificate or Title Report references any recorded documents (i.e. easements, dedications, covenants) the referenced recorded document(s) must also be provided. All easements referenced in the Plat Certificate must be located, identified by type and recording number, and dimensioned on the Site Plan. 11. Draft Legal Documents: Please provide any proposed street dedications, restrictive covenants, draft Homeowners Association, or any other legal documents pertaining to the development and use of the property. 12. 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. 13. Neighborhood Detail Map: Please provide a map, drawn at a scale of one inch equals one hundred feet (1" = 100') or one inch equals two hundred feet (1" = 200') (or other scale approved by the Planning Division Director or designee). The map shall show the location of the subject site relative to the property boundaries of the surrounding parcels within approximately one thousand feet (1,000') or approximately two thousand five hundred feet (2,500') for properties over five (5) acres and identifying the subject site with a darker perimeter line than that of surrounding properties. The map shall also show the property’s lot lines, existing land uses, building outlines, City boundaries of the City of Renton (if applicable), north arrow (oriented to the top of the plan sheet), graphic scale used for the map, and City of Renton (not King County) street names for all streets shown. Please ensure all information fits on a single map sheet. 14. Overall Site Plan: If the scale of the project requires multiple plan sheets, please provide the entire site plan on a single sheet. 15. Binding Site Plat Plan: Please provide a plan, with a two-inch (2") border on the left edge and one- half-inch (1/2") on all other sides, prepared by a State of Washington registered land surveyor in accordance with RCW 18.43.020 and/or chapter 58.17 RCW, fully dimensioned, drawn at a scale of BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D ) Page 4 of 13 | Published: 4/14/2021 All Application Materials Required Unless Waived by City Staff one inch equals forty feet (1" = 40') on an eighteen inch by twenty four inch (18" x 24") plan sheet (or other size or scale approved by the Planning Division Director or designee) and shall include the following: The Site Plan should show the following: a. Name of the proposed preliminary plat or binding site plan (and space for the future City file numbers). b. Names and addresses of the engineer, licensed land surveyor, and all property owners. c. Legal description of the property to be subdivided d. Date, graphic scale, and north arrow oriented to the top of the paper/plan sheet. e. Vicinity map (a reduced version of the neighborhood detail map as previously defined) f. Drawing of the subject property with all existing and proposed property lines dimensioned. Lots designated by number within the area of the lot. Tracts shall be similarly designated and each tract shall be clearly identified with the ownership and purpose. Indicate the required yards (setbacks) with dashed lines. g. Location of the subject site with respect to the nearest street intersections (including intersections opposite the subject property), alleys and other rights-of-way. h. Names, locations, types, widths and other dimensions of existing and proposed streets, alleys, easements, parks, open spaces and reservations. (Please include the recording number and type of easement [e.g. access, sewer, etc.] indicated) i. Location, distances from existing and new lot lines, and dimensions of any existing and proposed structures, existing trees on and abutting the site, existing or proposed fencing or retaining walls, freestanding signs, and easements. j. Location of existing conditions on or adjacent to the site which could hinder development. Include boundaries of utility, open space, and/or critical area(s) tracts, square footage, and purpose statement of each tract. Clearly delineate the critical area and buffer boundaries within the tract and indicate a dimension for buffer width. (e.g. floodplain, Category 1 Wetland, Class 3 Stream) k. Flood hazard information and boundary on the subdivision drawing including the nature, location, dimensions, and elevations of the subdivided area. l. A legend listing the following included on the first sheet of the preliminary plat plan: i. Total area in acres; ii. Proposed number of lots; iii. Zoning of the subject site; iv. Proposed square footage in each lot; and v. Percentage of land in streets and open space. m. Access and Utilities: Indicate how the proposed subdivision will be served by streets and utilities, show how access will be provided to all lots, and the location of sewer and water lines. n. Contours and Elevations: Shall include contour and/or elevations (at five foot (5') vertical intervals minimum) to the extent necessary to accurately predict drainage characteristics of the property. Approximate, estimated contour lines shall be extended at least one hundred feet (100') beyond the boundaries of the proposed plat. o. Zoning: Shall indicate the zoning applicable to the land to be platted, subdivided or dedicated and of the land adjacent and contiguous. p. Surveyor’s certificate, date survey performed, etc. q. Signature lines for property owners r. Signature line for City of Renton Public Works Administrator approval BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D ) Page 5 of 13 | Published: 4/14/2021 All Application Materials Required Unless Waived by City Staff s. Dedication statement (if applicable) for any right-of-way dedication (requires council approval) t. 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 u. Location and dimensions of existing and proposed: i. structures ii. parking, off-street loading space, curb cuts and aisle ways iii. fencing and retaining walls iv. free-standing signs and lighting fixtures v. refuse and recycling areas vi. utility junction boxes and public utility transformers vii. storage areas and job shacks/sales trailers/model homes v. Setbacks of any proposed buildings from property lines w. Ordinary high water mark and distance to closest area of work for any project located within 200-feet from a lake or stream x. Parking analysis per lot including the number and type (compact, standard, accessible) of parking spaces required per use and the number provided (analyze per each individual lot) The following shall be included on a legend on the first sheet of the Binding Site Plat Plan: i. Total area in acres of proposed Binding Site Plan ii. Proposed square footage of each lot iii. Square footage of land in critical areas iv. Square footage of land to be dedicated as public streets v. Total area of impervious surface (existing and new) vi. Total area of existing undeveloped area vii. Square footage (by floor and overall) of each individual building and/or use viii. Building footprint area ix. Percentage of lot covered structures x. Total square footage and percentage of landscaping within each parking lot greater than 10,000 square feet (analyze per each individual lot) xi. Total pavement square footage for all remaining and proposed pavement xii. Building setbacks (required and proposed) between all structures and property lines 16. Floor Plans: Please provide a basic line drawing plan of the general building layout showing walls, exits, windows, and designated uses indicating the proposed locations of kitchens, baths and floor drains, bedrooms and living areas, with sufficient detail for City staff to determine if an oil/water separator or grease interceptor is required and to determine sizing of side sewer. 17. Landscape Plan, Conceptual: A fully dimensioned plan, prepared by a landscape architect registered in the State of Washington, a certified nurseryman, or other similarly qualified professional, drawn at the same scale as the project site plan (or other scale approved by the Community and Economic Development Administrator), clearly indicating the following: a. Date, graphic scale, and north arrow; b. Location of proposed buildings, parking areas, access and existing buildings to remain; c. Names and locations of abutting streets and public improvements, including easements; d. Existing and proposed contours at five foot (5') intervals or less; 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; BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D ) Page 6 of 13 | Published: 4/14/2021 All Application Materials Required Unless Waived by City Staff 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). 18. Landscape analysis, lot coverage, and parking analysis (For commercial/industrial properties only): please provide a landscape and parking analysis including the following: a. Total square footage of the site and the footprints of all buildings b. Total square footage of existing and proposed impervious surface area(s) c. Square footage (by floor and overall total) of each individual building and/or use d. Percentage of lot covered by buildings or structures e. Number of parking spaces required by City code f. Number and dimensions of standard, compact, and ADA accessible spaces provided g. Square footage of parking lot landscaping (perimeter and interior) 19. 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. 20. Tree Retention/ Land Clearing (Tree Inventory) Plan: Please provide a completed tree retention worksheet accompanied by a full dimensional plan, drawn by a certified arborist or a licensed landscape architect, based on finished grade, drawn at the same scale as the project site plan with the northern property line at the top of the sheet, clearly showing the following: a. All property boundaries and adjacent streets, location and dimensions of rights- of-way, utility lines, fire hydrants, street lighting, and easements; b. Location of all areas proposed to be cleared; c. Species and sizes of vegetation to be removed, altered or retained and the boundaries and predominant species of stands of trees consisting of five (5) or more trees. This requirement applies only to trees six inch (6") caliper and larger, fifty four inches (54") above grade, and the location, size and species of all protected trees on the site; d. For trees proposed to be retained, a complete description of each tree’s health, condition, and viability; e. For trees proposed to be retained, a description of the method(s) used to determine the limits of disturbance (i.e., critical root zone, root plate diameter, or a case-by-case basis description for individual trees); f. For trees proposed to be preserved within a tree protection tract, any special instructions for maintenance (e.g., trimming, ground clearing, root pruning, monitoring, aftercare, etc.); g. For trees not viable for retention, the reason(s) for removal based on poor health, high risk of failure due to structure, defects, unavoidable isolation (i.e., high blow down potential), or unsuitability of species, etc., and for which no reasonable alternative action is possible (pruning, cabling, etc.); h. A description of the impact of necessary tree removal to the remaining trees, including those in a grove or on abutting properties; i. For development applications, a discussion of timing and installation of tree protection measures that must include fencing and be in accordance with the tree protection standards as outlined in RMC 4-4-130H9, Protection Measures During Construction; BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D ) Page 7 of 13 | Published: 4/14/2021 All Application Materials Required Unless Waived by City Staff 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 21. 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 22. 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. 23. 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; BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D ) Page 8 of 13 | Published: 4/14/2021 All Application Materials Required Unless Waived by City Staff h. Such other information as may be needed by the City, including but not limited to a study of hazards if present on site, the effect of any protective measures that might be taken to reduce such hazards; and any other information deemed necessary to verify compliance with the provisions of this Section. Note: Please provide a map and a report if ANY wetlands are located on the subject property or within 100 feet of the subject property. The wetland report/ delineation must be prepared by a qualified professional and include the information specified in RMC 4-8-120D.23. In addition, if any 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. 24. Standard Stream or Lake Study: Please provide a report containing the information specified in RMC 4-8-120D. 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 a mitigation plan are also required. See RMC 4-8-120D for plan content requirements. 25. 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 26. 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; BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D ) Page 9 of 13 | Published: 4/14/2021 All Application Materials Required Unless Waived by City Staff 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 vegetat ion, 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. 27. 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. 28. 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. 29. 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) 30. Drainage Control Plan: Please provide a plan drawn to scale and stamped by a Washington State licensed professional engineer and complying with the requirements of RMC 4-6-030 and the 2016 King County Surface Water Design Manual, as adopted and amended by the City of Renton. (Amd. Ord. 4835, 3-27-2000; Ord. 5526, 2-1-2010) 31. Drainage Report: Please provide a report complying with the requirements of the City of Renton Drafting Standards in RMC 4-6-030, and the 2016 King County Surface Water Design Manual as adopted and amended by the City of Renton. The report (TIR) must be stamped and dated by a civil engineer and shall contain the following: • Table of Contents • Technical Information Report (TIR) Worksheet • Section 1: Project Overview • Section 2: Conditions and Requirements Summary • Section 3: Offsite Analysis • Section 4: Flow Control and Water Quality Facility Analysis and Design BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D ) Page 10 of 13 | Published: 4/14/2021 All Application Materials Required Unless Waived by City Staff • 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. 32. Street Profiles: The plan should show the profiles and grades of each street, together with typical cross sections indicating width of pavement, location and width of sidewalks, and location and size of utility mains. 33. Architectural Elevations: Please provide elevations for each building and each building face (N,S,E,W), of a 24” x 36” fully-dimensioned architectural elevation plan drawn at a scale of 1/4” = 1’ or 1/8” = 1’ (or other size or scale approved by the Planning Division). The plans must clearly indicate the information required by the “Permits” section of the currently adopted Uniform Building Code and RCW 19.27 (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 rooftop 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. i. Identify building elevations by street name and orientation, i.e., Burnett Ave. (west) elevation. ii. Show the location of rooflines, doors and window openings. iii. Indicate typical detailing around doors, windows and balconies indicating finishes, color and reflectivity of glazing. iv. Identify offsets in walls intended to meet the minimum requirements for building modulation indicating the amount of offset. v. 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. vi. 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: i. 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. ii. Projects exceeding thirty five feet (35') in height must demonstrate compliance with the height requirement in RMC 4-3-090D7a 34. Grading Elevations and Plan, Conceptual: This is required if the proposed grade differential on-site will exceed 24" from the top of the curb or if the amount of earth to be disturbed exceeds 500 cubic yards. Please provide 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) BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D ) Page 11 of 13 | Published: 4/14/2021 All Application Materials Required Unless Waived by City Staff and one inch to ten feet (1" to 10') (vertical feet) (or other size plan sheet or scale approved by the Planning Division Development Engineering Manager or designee) clearly indicating the following: 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 two-foot, or less, intervals showing existing ground and details of terrain and area drainage to include surrounding off-site contours within 100-feet 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); 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. v. Finished floor elevation(s) of all structures, existing and proposed. 35. Traffic Study: Please provide a report prepared by a State of Washington licensed professional engineer containing the elements and information identified in the City of Renton "Policy Guidelines for Traffic Impact Analysis of New Development" in sufficient detail to define potential problems related to the proposed development and identify the improvements necessary to accommodate the development in a safe and efficient manner. 36. Calculations: Please provide a compilation prepared by a State of Washington licensed land surveyor clearly indicating the dimensions of the boundaries and the closures for each lot, parcel, tract, and block in the plat, short plat, lot line, binding site plan, or lot line adjustment – an approved printed computer plot closure or demonstrated mathematical plot closure on all lots, streets, alleys and boundaries. 37. 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 Pursuant to RMC 4-8-070, the responsible Reviewing Official for a Binding Site Plan application shall be the Community and Economic Development Administrator, unless the applicant elects to have the Binding Site Plan application merged with a Site Plan application (Type 6 permit) or a development agreement under RCW 36.70B. If a Binding Site Plan application is to be processed with a Master Site Plan, then the responsible Reviewing Official shall be the Hearing Examiner. If a Binding Site Plan application is to be processed with a development agreement, the responsible Reviewing Official shall be the City Council. The final decision on a development BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D ) Page 12 of 13 | Published: 4/14/2021 agreement with an application for a Binding Site Plan shall be made by City Council. Once a Binding Site Plan application package has been accepted for initial review, the Planning Division will post information regarding the pending application in the project area, on the required public notice sign, and mail notices to property owners within 300 feet of the project site. Additionally, the Planning Division will route the proposed Binding Site Plan for review to other City departments, jurisdictions, or agencies that may have an interest in the application, and schedule the project for Environmental Review Committee (ERC) review, if necessary. When a proposed Binding Site Plan is located adjacent to a right-of-way, State Highway, boundary of an adjoining municipal or county jurisdiction; notice of such submission will be given to the appropriate governmental agency (RMC 4-7-030). ADMINISTRATIVE BINDING SITE PLAN REVIEW A public hearing is not required. After the comment period is over for the administratively processed Binding Site Plan proposals, the CED Planning Director will issue a determination regarding the application. 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 BINDING SITE PLAN REVIEW The Planning Division staff will forward a report, recommendation, and ERC decision (if applicable) 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, 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 for compliance with the requirements of RMC 4-9-200E and F concurrently with any environmental appeals 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. 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 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 RMC 4-8-110 for further information on the appeal process and time frames. BUILDING AND CONSTRUCTION PERMIT ISSUANCE AND INSTALLATION OF IMPROVEMENTS In the City of Renton, a Building Permit must be obtained to build buildings and structures. A Construction Permit must be obtained to install utility lines, transportation improvements and undertake work in City rights-of-way. Building and Construction Permits are separate permits. BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D ) Page 13 of 13 | Published: 4/14/2021 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. Applicants may apply for building and construction permits concurrently with their request for a land use application. However, the applicant should be aware any conditions of land use permit approval may create a need for revisions to other permit applications whereby additional fees may be charged. Refunds of building permit charges are not available. If no appeals or reconsideration requests are filed within 14 days of the effective date of the decision to approve the application, the applicant may obtain building and construction permits. A construction permit for the installation of on-site and off-site utilities will be issued upon the review and approval of civil engineering drawings by the Development Engineering Section and receipt of all applicable development and permit fees. A building permit will be issued upon the Building Section’s approval of building plans and receipt of all applicable fees. DEFERRAL OF IMPROVEMENTS If a developer wishes to defer certain on-site or off-site improvements (i.e. landscaping, curbs and sidewalks), written application with full and complete engineering drawings must be submitted to Development Engineering. The application should explain the reasons why such delay is necessary. If approval is granted, security in the form of an irrevocable letter of credit, set- aside fund, assignment of funds or certified check shall be furnished to the City in an amount equal to a minimum of 150% of the estimated cost of the required improvements. EXPIRATION AND EXTENSIONS Once an application has been approved, the applicant has five (5) years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. In the case of a phased Binding Site Plan, submittal for recording of any phase of the Binding Site Plan will constitute an automatic one- year extension for the submittal of the next phase of the Binding Site Plan. Resources City of Renton Forms Electronic File Standards