HomeMy WebLinkAboutBinding Site PlanDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 13 | Published: 7/19/2021
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 | www.rentonwa.gov
BINDING SITE PLAN SUBMITTAL REQUIREMENTS
Published : 7/19/2021
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 Planner will provide to you. After you upload your submittal documents the Project
Planner will review the submittal materials to ensure that requested revisions or missing items have been updated and/or
corrected. If all required submittal items are provided and complete, unless waived by the Project Planner, staff will take
in the application for official review.
ELECTRONIC FILE STANDARDS
All documents MUST be submitted electronically. Specific file naming conventions for submitted plans are required to
facilitate the electronic plan review process. Failure to adhere to the sample file naming format listed in the Electronic File
Standards may result in a request for resubmittal and/or delay the plan review process, deeming the application incomplete.
COMPLETE APPLICATION REQUIRED
In order to accept your application, each of the numbered items must be submitted at the same time. Determination
that an application is complete indicates only that the application is ready for review on its merits, not that the City will
make a favorable decision on the application.
APPLICATION SUBMITTAL HOURS
Applications should be submitted to Planning Division staff electronically, not in person. Please email or call your assigned
Project Planner to submit your application. If you have any Planning related questions you may reach out to Planning
Customer Service at 425-430-7294 or planningcustomerservice@rentonwa.gov .
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 weeks).
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: 7/19/2021
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
Planner, if there are any questions regarding submittal requirements.
All Application Materials Required Unless Waived by City Staff
1. Pre-Application Meeting Summary: If the application was reviewed at a “pre-application
meeting”.
2. Waiver Form: A Waiver Form will be provided to you by City Staff during the Pre-Submittal Review.
The Waiver Form should be submitted with the land use application.
3. Land Use Permit Master Application Form: The application must have notarized signatures of ALL
current property owners listed on the Title Report. If the property owner is a corporation, the
authorized representative must attach proof of signing authority on behalf of the corporation. The
legal description of the property must be attached to the application form.
4. Fees: The application must be accompanied by the required application fee (see Fee Schedule
Brochure). Please call 425-430-7294 to verify the exact amount required. Checks should be made
out to the City of Renton and cannot be accepted for over the total fee amount. Credit cards may
also be used to pay required application fees.
5. Project Narrative: A clear and concise description and summary of the proposed project, including
the following:
a. Project name, size and location of site;
b. Zoning designation of the site and adjacent properties;
c. Current use of the site and any existing improvements;
d. Special site features (i.e., wetlands, water bodies, steep slopes);
e. Statement addressing soil type and drainage conditions;
f. Proposed use of the property and scope of the proposed development (i.e., height, square
footage, lot coverage, parking, access, etc.);
g. Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main,
etc.);
h. Total estimated construction cost and estimated fair market value of the proposed project;
i. Estimated quantities and type of materials involved if any fill or excavation is proposed;
j. Number, type and size of trees to be removed;
k. Explanation of any land to be dedicated to the City; and
l. For shoreline applications only:
i. Name of adjacent water area or wetlands,
BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT’D )
Page 3 of 13 | Published: 7/19/2021
All Application Materials Required Unless Waived by City Staff
ii. Nature of existing shoreline – describe:
• Type of shoreline (i.e., lake, stream, lagoon, marsh, bog, floodplain,
floodway);
• Type of beach (i.e., accretion, erosion, high bank-low bank);
• Type of material (i.e., sand, gravel, mud, clay, rock, riprap); and
• The extent and type of any bulkheading, and
iii. The number and location of structures and/or residential units (existing and
potential) which might have views obstructed as a result of the proposed project;
and
m. The proposed number, size, and density of the new lots, for subdivision applications only.
6. Environmental Checklist: The standard State of Washington form required under WAC 197-11-742
and 197-11-960.
7. Rezone, Variance, Modification, or Conditional Use Justification: Please contact the Planning
Division to determine whether your project proposal triggers any additional land use permits. If
so, additional information may be required.
8. Density Worksheet This can be found on the City’s website
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8461915&dbid=0&repo=CityofRento
n
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
BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT’D )
Page 4 of 13 | Published: 7/19/2021
All Application Materials Required Unless Waived by City Staff
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 Plan: A plan, with a two-inch (2") border on the left edge and one-half-inch (1/2") on
all other sides, prepared by a State of Washington registered land surveyor in accordance with
RCW 18.43.020 and/or chapter 58.17 RCW, fully dimensioned, drawn at a scale of one inch equals
forty feet (1" = 40') on an eighteen inch by twenty four inch (18" x 24") plan sheet (or other size or
scale approved by the Planning Division Director or designee) and shall include the following:
a. Name of the proposed preliminary plat or binding site plan (and space for the future City file
numbers).
b. Names and addresses of the engineer, licensed land surveyor, and all property owners.
c. Legal description of the property to be subdivided.
d. Date, graphic scale, and north arrow oriented to the top of the plan sheet.
e. Vicinity map (a reduced version of the neighborhood detail map as defined above).
f. Drawing of the subject property with all existing and proposed property lines dimensioned. Lots
designated by number within the area of the lot. Tracts shall be similarly designated and each
tract shall be clearly identified with the ownership and purpose. Indicate the required yards
(setbacks) with dashed lines.
g. Location of the subject site with respect to the nearest street intersections (including
intersections opposite the subject property), alleys and other rights-of-way.
h. Names, locations, types, widths and other dimensions of existing and proposed streets, alleys,
easements, parks, open spaces and reservations. (Ord. 4587, 3-18-1996)
i. Location, distances from existing and new lot lines, and dimensions of any existing and
proposed structures, existing trees on and abutting the site, existing or proposed fencing or
retaining walls, freestanding signs, and easements.
j. Location of existing conditions on or adjacent to the site which could hinder development.
Include boundaries of utility, open space, and/or critical area(s) tracts, square footage, and
purpose statement of each tract. Clearly delineate the critical area and buffer boundaries within
the tract and indicate a dimension for buffer width.
k. Flood hazard information and boundary on the subdivision drawing including the nature,
location, dimensions, and elevations of the subdivided area. (Ord. 4835, 3-27-2000)
l. A legend listing the following included on the first sheet of the preliminary plat plan:
i. Total area in acres;
ii. Proposed number of lots;
iii. Zoning of the subject site;
iv. Proposed square footage in each lot; and
v. Percentage of land in streets and open space.
m. Access and Utilities: Indicate how the proposed subdivision will be served by streets and
utilities, show how access will be provided to all lots, and the location of sewer and water lines.
BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT’D )
Page 5 of 13 | Published: 7/19/2021
All Application Materials Required Unless Waived by City Staff
n. Contours and Elevations: Shall include contour and/or elevations (at five foot (5') vertical
intervals minimum) to the extent necessary to accurately predict drainage characteristics of the
property. Approximate, estimated contour lines shall be extended at least one hundred feet (100')
beyond the boundaries of the proposed plat.
o. Zoning: Shall indicate the zoning applicable to the land to be platted, subdivided or dedicated
and of the land adjacent and contiguous. (Ord. 4954, 2-11-2002; Ord. 5757, 6-1-2015)
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;
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;
BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT’D )
Page 6 of 13 | Published: 7/19/2021
All Application Materials Required Unless Waived by City Staff
c. Species and sizes of vegetation to be removed, altered or retained and the boundaries and
predominant species of stands of trees consisting of five (5) or more trees. This requirement
applies only to trees six inch (6") caliper and larger, fifty four inches (54") above grade, and
the location, size and species of all protected trees on the site;
d. For trees proposed to be retained, a complete description of each tree’s health, condition,
and viability;
e. For trees proposed to be retained, a description of the method(s) used to determine the
limits of disturbance (i.e., critical root zone, root plate diameter, or a case-by-case basis
description for individual trees);
f. For trees proposed to be preserved within a tree protection tract, any special instructions for
maintenance (e.g., trimming, ground clearing, root pruning, monitoring, aftercare, etc.);
g. For trees not viable for retention, the reason(s) for removal based on poor health, high risk of
failure due to structure, defects, unavoidable isolation (i.e., high blow down potential), or
unsuitability of species, etc., and for which no reasonable alternative action is possible
(pruning, cabling, etc.);
h. A description of the impact of necessary tree removal to the remaining trees, including those
in a grove or on abutting properties;
i. For development applications, a discussion of timing and installation of tree protection
measures that must include fencing and be in accordance with the tree protection standards
as outlined in RMC 4-4-130H9, Protection Measures During Construction;
j. The suggested location and species of supplemental trees to be used when required. The
report shall include planting and maintenance specifications;
k. Future building sites and drip lines of any trees which will overhang/overlap a construction
line;
l. Location and dimensions of rights-of-way, utility lines, fire hydrants, street lighting, and
easements;
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,
BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT’D )
Page 7 of 13 | Published: 7/19/2021
All Application Materials Required Unless Waived by City Staff
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;
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: A report shall be prepared by a qualified biologist and include the
following information:
a. Site Map: Site map(s) indicating, at a scale no smaller than one inch equals twenty feet (1" =
20') (unless otherwise approved by the Community and Economic Development Administrator):
i. The entire parcel of land owned by the applicant, including one hundred feet (100') of the
abutting parcels through which the water body(ies) flow(s);
ii. The ordinary high water mark (OHWM) determined in the field by a qualified consultant
pursuant to RMC 4-3-050G7, Streams and Lakes, (the OHWM must also be flagged in the
field);
iii. Stream or lake classification, as recorded in the City of Renton’s COR Maps, the City’s
online interactive mapping application available through the City’s website, for the City of
Renton Water Class or RMC 4-3-090 (if unclassified, see “Supplemental Stream or Lake
Study” below);
iv. Topography of the site and abutting lands in relation to the stream(s) and its/their buffer(s)
at contour intervals of two feet (2') where slopes are less than ten percent (10%), and of
five feet (5') where slopes are ten percent (10%) or greater;
v. One hundred (100) year floodplain and floodway boundaries, including one hundred feet
(100') of the abutting parcels through which the water body(ies) flow(s);
vi. Site drainage patterns, using arrows to indicate the direction of major drainage flow;
BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT’D )
Page 8 of 13 | Published: 7/19/2021
All Application Materials Required Unless Waived by City Staff
vii. Top view and typical cross-section views of the stream or lake bed, banks, and buffers to
scale;
viii. The vegetative cover of the entire site, including the stream or lake, banks, riparian area,
and/or abutting wetland areas, extending one hundred feet (100') upstream and
downstream from the property line. Include position, species, and size of all trees of at
least six inch (6") caliper and larger, fifty four inches (54") above grade, and the location,
size and species of all protected trees on the site that are within one hundred feet (100') of
the OHWM, and the location of measures to protect trees on and abutting the site;
ix. The location, width, depth, and length of all existing and proposed structures, roads,
stormwater management facilities, wastewater treatment and installations in relation
to the stream/lake and its/their buffer(s); and
x. Location of site access, ingress and egress.
b. Grading Plan: A grading plan prepared in accordance with RMC 4-8-120D7, and showing
contour intervals of two feet (2') where slopes are less than ten percent (10%), and of five
feet (5') where slopes are ten percent (10%) or greater.
c. Stream or Lake Assessment Narrative: A narrative report, formatted to eight and one-half
inches (8.5") by eleven inches (11"), shall be prepared to accompany the site plan and
describes:
i. The stream or lake classification as recorded in the City of Renton’s COR Maps, the
City’s online interactive mapping application available through the City’s website, for
the City of Renton Water Class or RMC 4-3-090;
ii. The vegetative cover of the site, including the stream or lake, banks, riparian area,
wetland areas, and flood hazard areas extending one hundred feet (100') upstream
and downstream from the property line, including the impacts of the proposal on the
identified vegetation;
iii. The ecological functions currently provided by the stream/lake and existing riparian
area and the impacts of the proposal on the identified ecological functions;
iv. Observed or reported fish and wildlife that make use of the area including, but not
limited to, salmonids, mammals, and bird nesting, breeding, and feeding/foraging
areas, including the impacts of the proposal on the identified fish and wildlife;
v. Measures to protect trees, as defined in RMC 4-11-200, and vegetation; and
vi. For shorelines regulated under RMC 4-3-090, Shoreline Master Program Regulations,
the study shall demonstrate if the proposal meets the criteria of no net loss of
ecological functions as described in RMC 4-3-090D2. If the proposal requires mitigation
for substantial impacts to the existing vegetation buffer in order to demonstrate no net
loss of ecological functions, a supplemental stream or lake study is required.
Note: Please provide a report containing the information specified in RMC Section 4-8-120D.19. In
addition, if the project involves an unclassified stream, a supplemental stream or lake study is also
required. If any alteration to a water-body or buffer is proposed a supplemental stream or lake
study and mitigation plan are also required.
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;
BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT’D )
Page 9 of 13 | Published: 7/19/2021
All Application Materials Required Unless Waived by City Staff
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;
vi. A summary of proposed habitat alterations and impacts and proposed habitat management
program. Potential impacts may include but are not limited to clearing of vegetation,
fragmentation of wildlife habitat, expected decrease in species diversity or quantity,
changes in water quality, increases in human intrusion, and impacts on wetlands or water
resources.
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.
BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT’D )
Page 10 of 13 | Published: 7/19/2021
All Application Materials Required Unless Waived by City Staff
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
• 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;
BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT’D )
Page 11 of 13 | Published: 7/19/2021
All Application Materials Required Unless Waived by City Staff
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)
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.
BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT’D )
Page 12 of 13 | Published: 7/19/2021
All Application Materials Required Unless Waived by City Staff
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
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 official newspaper 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
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.
BINDING SITE PLAN SUBMITTAL REQUIREMENTS (CONT’D )
Page 13 of 13 | Published: 7/19/2021
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.
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.
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