HomeMy WebLinkAboutFinal Planned Urban DevelopmentDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov
FINAL PLANNED URBAN DEVELOPMENT
SUBMITTAL REQUIREMENTS
Published : 5/17/2021
PURPOSE
To ensure the proposal is in substantial conformance with the standards and conditions of the approved preliminary
Planned Urban Development (PUD) plans. The final review also verifies the application is in accordance with the purposes
and review criteria of PUD regulations.
APPLICATION SCREENING
A Pre-Submittal screening may be required prior to formal Land Use Review. The screening will be performed electronically
via an FTP link that your Project Manager will provide to you. After you upload your submittal documents the Project
Manager will review the submittal materials to ensure that requested revisions or missing items have been updated
and/or corrected. If all required submittal items are provided and complete, unless waived by the Project Manager, staff
will take in the application for official review.
ELECTRONIC FILE STANDARDS
All documents MUST be submitted electronically. Specific file naming conventions for submitted plans are required to
facilitate the electronic plan review process. Failure to adhere to the sample file naming format listed in the Electronic File
Standards may result in a request for resubmittal and/or delay the plan review process, deeming the application
incomplete.
COMPLETE APPLICATION REQUIRED
In order to accept your application, each of the numbered items must be submitted at the same time. Determination
that an application is complete indicates only that the application is ready for review on its merits, not that the City will
make a favorable decision on the application.
APPLICATION SUBMITTAL HOURS
Applications should be submitted to Planning Division staff electronically, not in person. Please email or call your assigned
Project Manager to submit your application. If you have any Planning related questions you may reach out to Planning
Customer Service at 425-430-7294 or planningcustomerservice@rentonwa.gov.
TIME FRAME
The average time frame for processing of a Final Planned Urban Development (FPUD) application is typically 6 to 8
weeks, and the decision is issued administratively by the Administrator. This time frame assumes no appeals are filed. As
a Type 2 application it requires public notice which provides an opportunity for public comments prior to a decision.
ADDITIONAL PERMITS
Additional permits from other agencies may be required. It is the applicant’s responsibility to obtain these other approvals.
Information regarding these other requirements may be found at https://apps.oria.wa.gov/opas/
Specific Code Section(s) related to this document
RMC 4-9-150 Final Planned Urban Development Process
RMC 4-8 Permits – General and Appeals
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SOME KEY THINGS TO REMEMBER
1. City Staff or other agencies may request additional information during the review and decision-making process.
2. It is important that the applicant submit the requested material quickly to avoid delays in the process.
3. Any time spent gathering data and/or additional city review period will increase the time required to process the
application.
SUBMITTAL CHECKLIST
The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional
information is required to complete the review of an application. The applicant should contact the assigned Project
Manager, if there are any questions regarding submittal requirements.
All Application Materials Required Unless Waived by City Staff
1. 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.
2. 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.
3. Fees: The application must be accompanied by the required application fee (see Fee Schedule
Brochure). Please call 425-430-7294 to verify the exact amount required. Checks should be made
out to the City of Renton and cannot be accepted for over the total fee amount. Credit cards may
also be used to pay required application fees. Fees are paid at Cashier on the 1st Floor City Hall.
4. Applicant’s Confirmation of Condition Compliance: Written explanation of how each of the
preliminary PUD conditions have been met.
5. Public Works Approval Letter: Written confirmation from the Planning Division Development
Engineering Manager or designee that all required improvements have been substantially installed
or deferred and authorizing the submittal of the final plat, final short plat, final binding site plan,
or final PUD application.
6. 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.
7. Draft Homeowners’ Association Documents, if applicable.
8. Draft Restrictive Covenants, if any.
9. Monument Card (One per monument): A form provided by Planning Division Property and
Technical Services and filled out by a surveyor providing information regarding a single monument,
including the section, township and range, method of location, type of mark found or set, manner
of re-establishment of the single monument (if applicable), description, and a drawing showing the
location of a single monument and indicating a reference point to that monument.
10. Survey 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 l ine adjustment – an
approved printed computer plot closure or demonstrated mathematical plot closure on all lots,
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All Application Materials Required Unless Waived by City Staff
streets, alleys and boundaries.
11. Legal Description
12. 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.
13. Site Plan: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1"
= 20') (or other scale approved by the Planning Division Director or designee) clearly indicating the
following:
a. Name of proposed project;
b. Date, scale, and north arrow oriented to the top of the plan sheet;
c. Drawing of the subject property with all property lines dimensioned and names of adjacent
streets;
d. Widths of all adjacent streets and alleys;
e. The location of all existing public improvements including, but not limited to, curbs, gutters,
sidewalks, median islands, street trees, fire hydrants, utility poles, etc., along the full property
frontage;
f. Location and dimensions of existing and proposed structures, parking and loading areas,
driveways, existing trees on and abutting the site, existing or proposed fencing or retaining
walls, freestanding signs, easements, refuse and recycling areas, freestanding liquid fixtures,
utility junction boxes, public utility transformers, storage areas, buffer areas, open spaces, and
landscaped areas;
g. The location and dimensions of natural features such as streams, lakes, marshes and wetlands.
Include boundaries of utility, open space, and/or critical area(s) tracts, square footage, and
purpose statement of each tract. Clearly delineate the critical area and buffer boundaries
within the tract and indicate a dimension for buffer width;
h. Ordinary high water mark, existing and proposed, and name of water body if applicable;
i. For wireless communication facilities, indicate type and locations of existing and new plant
materials used to screen facility components and the proposed color(s) for the facility;
j. A legend listing the following must be included on one of the site plan sheets:
i. Total square footage of the site,
ii. Square footage (by floor and overall total) of each individual building and/or use,
iii. Total square footage of all buildings (footprint of each building),
iv. Percentage of lot coverage,
v. Square footage of all landscaping (total, parking lot, and wildlife habitat),
vi. Allowable and proposed building height,
vii. Building setbacks required by Code,
viii. Proposed building setbacks,
ix. Parking analysis, including:
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• Number of stalls required, by use; number of stalls provided, by use,
• Sizes of stalls and angles,
• Location and number of handicap stalls, compact, employee and/or guest parking
stalls,
• Location and size of curb cuts,
• Traffic flow within the parking, loading, and maneuvering areas and ingress and
egress,
• Location of wheel stops,
• Loading space,
• Stacking space,
• Location and dimensions of bicycle racks, carpool parking spaces, and other
facilities designed to accommodate access to the site,
• Square footage of interior parking lot landscaping;
k. Footprint of all proposed buildings showing the location of building entrances, window
openings, and landscape features (required for Urban Center Design Overlay District review
packet only);
l. Footprint of all abutting and adjacent buildings showing the location of building entrances,
window openings, and landscape features (required for Urban Center Design Overlay District
review packet only);
For nonconforming use or structure rebuild approval permits: draw on the scaled plan the exact sizes a nd
locations of existing structures and uses, whether damaged or not; write on the scaled plan the dates these
structures/uses were established; on a separate sheet, identify the subject property, abutting lots and
buildings and list adjacent and abutting land uses.
14. Architectural Elevations: A twenty four inch by thirty six inch (24" x 36") fully dimensioned
architectural elevation plan drawn at a scale of one-fourth inch equals one foot (1/4" = 1') or one-
eighth inch equals one foot (1/8" = 1') (or other size or scale approved by the Building Official)
clearly indicating the information required by the “Permits” section of the currently adopted
International Building Code and chapter 19.27 RCW (State Building Code Act, Statewide
amendments), including, but not limited to, the following:
a. Existing and proposed ground elevations;
b. Existing average grade level underneath proposed structure;
c. Height of existing and proposed structures showing finished roof top elevations based upon
site elevations for proposed structures and any existing/abutting structures;
d. Building materials and colors including roof, walls, any wireless communication facilities, and
enclosures;
e. Fence or retaining wall materials, colors, and architectural design;
f. Architectural design of on-site lighting fixtures; and
g. Cross-section of roof showing location and height of rooftop equipment (including air
conditioners, compressors, etc.) and proposed screening.
h. Required for the Urban Center Design Overlay District review packet.
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.
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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.
15. Landscaping Plan, Detailed: 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, property lines, walks, 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. Detailed grading plan;
f. Location, dimensions, and purpose of all planting areas (the width of a landscaping area when
curbed shall be measured from inside to inside of the curbs) including those required in
RMC 4-4-070, Landscaping;
g. Location and height for proposed berming;
h. Locations, elevations, and details for any proposed landscape-related structures such as
arbors, gazebos, fencing, etc.;
i. 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;
j. 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);
k. Names of existing and proposed vegetation; and
l. Detailed planting plan (soil mix, planting depth and width, and bark mulch depth).
16. Parking, Lot Coverage, Landscaping Analysis: A listing of the following information (may also be
included on the first sheet of the site plan):
a. Total square footage of the site;
b. Total square footage of existing area(s) of impervious surfacing;
c. Total square footage of existing natural/undeveloped area;
d. Square footage (by floor and overall total) of each individual building and/or use;
e. Total square footage of the footprints of all buildings;
f. Percentage of lot covered by buildings or structures;
g. Total pavement square footage, both existing pavement to remain plus new pavement
proposed to be installed;
h. Square footage of any on-site wetlands;
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i. Parking analysis to include the total number of parking spaces required and provided, number
of compact and “ADA accessible” spaces provided, and parking space dimensions;
j. Square footage of landscaping for each area, for interior parking lot landscaping, and total;
k. Allowable and proposed building height;
l. Building setbacks required by Code; and
m. Proposed building setbacks. (Ord. 4587, 3-18-1996)
17. Floor Plans: 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.
18. Tree Retention/ Land Clearing (Tree Inventory) Plan: Please provide a completed tree retention
worksheet accompanied by a full dimensional plan, drawn by a certified arborist or a licensed
landscape architect, based on finished grade, drawn at the same scale as the project site plan with
the northern property line at the top of the sheet, clearly showing the following:
a. All property boundaries and adjacent streets, location and dimensions of rights- of-way, utility
lines, fire hydrants, street lighting, and easements;
b. Location of all areas proposed to be cleared;
c. Species and sizes of vegetation to be removed, altered or retained and the boundaries and
predominant species of stands of trees consisting of five (5) or more trees. This requirement
applies only to trees six inch (6") caliper and larger, fifty four inches (54") above grade, and
the location, size and species of all protected trees on the site;
d. For trees proposed to be retained, a complete description of each tree’s health, condition,
and viability;
e. For trees proposed to be retained, a description of the method(s) used to determine the
limits of disturbance (i.e., critical root zone, root plate diameter, or a case-by-case basis
description for individual trees);
f. For trees proposed to be preserved within a tree protection tract, any special instructions for
maintenance (e.g., trimming, ground clearing, root pruning, monitoring, aftercare, etc.);
g. For trees not viable for retention, the reason(s) for removal based on poor health, high risk of
failure due to structure, defects, unavoidable isolation (i.e., high blow down potential), or
unsuitability of species, etc., and for which no reasonable alternative action is possible
(pruning, cabling, etc.);
h. A description of the impact of necessary tree removal to the remaining trees, including those
in a grove or on abutting properties;
i. For development applications, a discussion of timing and installation of tree protection
measures that must include fencing and be in accordance with the tree protection standards
as outlined in RMC 4-4-130H9, Protection Measures During Construction;
j. The suggested location and species of supplemental trees to be used when required. The
report shall include planting and maintenance specifications;
k. Future building sites and drip lines of any trees which will overhang/overlap a construction
line;
l. Location and dimensions of rights-of-way, utility lines, fire hydrants, street lighting, and
easements;
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
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(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
19. 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
20. 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.
21. Final Wetland Mitigation Plan: A final wetland mitigation plan shall include:
a. Baseline Information: A written assessment and accompanying maps of the impacted wetland
including, at a minimum, a wetland delineation by a qualified wetland specialist; existing wetland
acreage; vegetative, faunal and hydrologic characteristics; an identification of direct and indirect
impacts of the project to the wetland area and wetland functions; soil and substrata conditions;
topographic elevations and compensation site. If the mitigation site is different from the impacted
wetland site, the assessment should include at a minimum: existing acreage; vegetative, faunal and
hydrologic conditions; relationship within the watershed and to existing water bodies; soil and
substrata conditions; topographic elevations; existing and proposed adjacent site conditions;
buffers; and ownership.
b. Environmental Goals and Objectives: A written report by a qualified wetland specialist shall be
provided identifying goals and objectives of the mitigation plan and describing:
i. The purposes of the compensation measures including a description of site selection
criteria; identification of compensation goals; identification of target evaluation species
and resource functions; dates for beginning and completion; and a complete description
of the structure and functional relationships sought in the new wetland. The goals and
objectives shall be related to the functions and values of the original wetland or, if out-
of-kind, the type of wetland to be emulated; and
ii. A review of the best available science and report author’s experience to date in
restoring or creating the type of wetland proposed shall be provided. An analysis of the
likelihood of success of the compensation project at duplicating the original wetland
shall be provided based on the experiences of comparable projects, preferably those in
the same drainage basins, if any. An analysis of the likelihood of persistence of the
created or restored wetland shall be provided based on such factors as surface and
ground water supply and flow patterns; dynamics of the wetland ecosystem; sediment
or pollutant influx and/or erosion, periodic flooding and drought, etc.; presence of
invasive flora or fauna; potential human or animal disturbance; and previous
comparable projects, if any.
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c. Performance Standards: Specific criteria shall be provided for evaluating whether or not the
goals and objectives of the project are achieved and for beginning remedial action or contingency
measures. Such criteria may include water quality standards, survival rates of planted vegetation,
species abundance and diversity targets, habitat diversity indices, or other ecological, geological or
hydrological criteria. These criteria will be evaluated and reported pursuant to subsection e of this
definition, Monitoring and Maintenance Plan and Program. An assessment of the project’s success
in achieving the goals and objectives of the mitigation plan should be included along with an
evaluation of the need for remedial action or contingency measures.
d. Detailed Techniques and Plans: Written specifications and descriptions of compensation
techniques shall be provided including the proposed construction sequence, grading and
excavation details; erosion and sediment control features needed for wetland construction and
long-term survival; a planting plan specifying plant species, quantities, locations, size, spacing, and
density; source of plant materials, propagates, or seeds; water and nutrient requirements for
planting; where appropriate, measures to protect plants from predation; specification of substrata
stockpiling techniques and planting instructions; descriptions of water control structures and water
level maintenance practices needed to achieve the necessary hydroperiod characteristics; etc.
These written specifications shall be accompanied by detailed site diagrams, scaled cross-sectional
drawings, topographic maps showing slope percentage and final grade elevations, and any other
drawings appropriate to show construction techniques or anticipated final outcome. The plan shall
provide for elevations which are appropriate for the desired habitat type(s) and which provide
sufficient hydrologic data. The City may request such other information as needed to determine
the adequacy of a mitigation plan.
e. Monitoring and Maintenance Plan and Program: A program outlining the approach for
monitoring construction and development of the compensation project and for assessing a
completed project shall be provided in the mitigation plan.
i. The plan, formatted to eight and one-half inches (8.5") by eleven inches (11"), shall
include the following elements:
a. Operations and maintenance practices for protection and maintenance of the
site; and
b. Monitoring and evaluation procedures, including minimum monitoring
standards, measurable success criteria, and timelines (i.e., annual, semi-
annual, quarterly); and
c. Contingency plan with remedial actions for unsuccessful mitigation.
ii. Monitoring may include, but is not limited to:
a. Establishing vegetation plots to track changes in plant species composition
and density over time;
b. Using photo stations to evaluate vegetation community response;
c. Sampling surface and subsurface waters to determine pollutant loading, and
changes from the natural variability of background conditions (pH, nutrients,
heavy metals);
d. Measuring base flow rates and storm water runoff to model and evaluate
hydrologic and water quality predictions;
e. Measuring sedimentation rates;
f. Sampling fish and wildlife populations to determine habitat utilization,
species abundance and diversity; and
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g. A description shall be included outlining how the monitoring data will be
evaluated by agencies that are tracking the progress of the compensation
project. A monitoring report shall be submitted quarterly for the first year
and annually thereafter, and at a minimum, should document milestones,
successes, problems, and contingency actions of the compensation project.
The compensation project shall be monitored for a period necessary to
establish that performance standards have been met, but not for a period less
than five (5) years.
f. Contingency Plan: Identification of potential courses of action, and any corrective measures to
be taken when monitoring or evaluation indicates project performance standards are not being
met.
g. Permit Conditions: Any compensation project prepared for mitigation pursuant to RMC 4-3-
050G9e, Cooperative Wetland Compensation: Mitigation Banks, In-Lieu Fee Programs, or Special
Area Management Programs (SAMP), and approved by the City shall become part of the
application for project approval.
h. Demonstration of Competence: A demonstration of financial resources, administrative,
supervisory, and technical competence and scientific expertise of sufficient standing to
successfully execute the compensation project shall be provided. A compensation project
manager shall be named and the qualifications of each team member involved in preparing the
mitigation plan and implementing and supervising the project shall be provided, including
educational background and areas of expertise, training and experience with comparable
projects.
i. Surety Device: A surety device in one hundred fifty percent (150%) of the estimated cost of
remedial actions if the mitigation plan is unsuccessful must be filed with the City of Renton.
22. Supplemental Stream/Lake Study (Final Mitigation Plan) Standard Stream/Lake Study: The
application shall include the following information:
a. Unclassified Stream Assessment: If the site contains an unclassified stream, a qualified biologist
shall provide a proposed classification of the stream(s) based on RMC 4-3-050G7, Streams and
Lakes, and a rationale for the proposed rating.
b. Analysis of Alternatives: A supplemental report, formatted to eight and one-half inches (8.5")
by eleven inches (11"), prepared by a qualified biologist shall evaluate alternative methods of
developing the property. The following alternatives shall be analyzed, including justification of the
feasibility of each alternative:
i. Avoid any disturbances to the stream, lake or buffer by not taking a certain action, by
not taking parts of an action, or by moving the action;
ii. Minimize any stream, lake or buffer impacts by limiting the degree or magnitude of the
action and its implementation by using appropriate technology and engineering, or by
taking affirmative steps to avoid or reduce the impacts;
iii. Rectifying the impacts by repairing, rehabilitating, or restoring the affected area;
iv. Reducing or eliminating the adverse impact over time by preservation and maintenance
operations over the life of the action;
v. Compensate for any stream, lake or buffer impacts by replacing, enhancing, or providing
similar substitute resources or environments and monitoring the impact and taking
appropriate corrective measures.
c. Impact Evaluation:
i. An impact evaluation for any unavoidable impacts prepared by a qualified biologist, to
include:
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a. Identification, by characteristics and quantity, of the resources (stream, lake) and
corresponding functional values found on the site;
b. Evaluation of alternative locations, design modifications, or alternative methods
of development to determine which option(s) reduce(s) the impacts on the
identified resource(s) and functional values of the site;
c. Determination of the alternative that best meets the applicable approval criteria
and identify significant detrimental impacts that are unavoidable;
d. Evaluation of the cumulative impacts on the system, to the extent that the site
resources and functional values are part of a larger natural system such as a
watershed;
e. Evaluation, for shorelines regulated by RMC 4-3-090, of how the preferred
alternative achieves the standard of no net loss of ecological functions under RMC
4-3-090D2;
f. Evaluation of each of the mitigation plan criteria found in RMC 4-3-050L1,
Mitigation Plan Required.
ii. For a violation, the impact evaluation must also include:
a. Description, by characteristics and quantity, of the resource(s) and functional
values on the site prior to the violations; and
b. Determination of the impact of the violation on the resource(s) and functional
values.
d. Mitigation Proposal Shall Include the Following:
i. A site plan, at a scale approved by the City, containing all the elements of the site plan
required in the standard stream and lake study, and the following:
a. Indication of where proposed mitigation or remediation measures will take place
on the site;
b. Separate indication of areas where revegetation is to take place and areas where
vegetation is anticipated to be removed;
c. Measures to protect trees on and abutting the site; and
d. Any other areas of impact with clear indication of type and extent of impact
indicated on site plan.
ii. A mitigation narrative, formatted to eight and one -half inches (8.5") by eleven inches
(11"), addressing all of the following:
a. Resource(s) and functional values to be restored, created, or enhanced on the
mitigation site(s);
b. Environmental goals, objectives, and performance standards to be achieved by
mitigation;
c. Discussion of compliance with criteria or conditions allowing for the proposed
stream/lake alteration or buffer reduction or buffer averaging, and a discussion of
conformity to applicable mitigation plan approval criteria;
d. A review of the best available science supporting the proposed request for a
reduced standard and/or the method of impact mitigation; a description of the
report author’s experience to date in restoring or creating the type of critical area
proposed; and an analysis of the likelihood of success of the compensation
project; and
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e. Cost estimates for implementation of mitigation plan for purposes of calculating
surety device.
iii. For shorelines regulated by RMC 4-3-090, a discussion of how the proposed plans meet
or exceed the standard of no net loss of ecological functions under RMC 4-3-090D2;
iv. The proposed construction schedule.
e. Monitoring and Maintenance Plan: The plan, formatted to eight and one-half inches (8.5") by
eleven inches (11"), shall include the following elements:
i. Operations and maintenance practices for protection and maintenance of the site; and
ii. Monitoring and evaluation procedures, including minimum monitoring standards,
measurable success criteria, and timelines (i.e., annual, semi-annual, quarterly); and
iii. Contingency plan with remedial actions for unsuccessful mitigation.
f. Surety Device: A surety device in one hundred fifty percent (150%) of the estimated cost of
remedial actions if the mitigation plan is unsuccessful must be filed with the City of Renton.
g. Permit Conditions: Any compensation project prepared for mitigation pursuant to RMC 4-3-050
and approved by the City shall become part of the application for project approval.
h. Demonstration of Competence: A demonstration of financial resources, administrative,
supervisory, and technical competence and scientific expertise of sufficient standing to successfully
execute the compensation project shall be provided. A compensation project manager shall be
named and the qualifications of each team member involved in preparing the mitigation plan and
implementing and supervising the project shall be provided, including educational background and
areas of expertise, training and experience with comparable projects.
23. 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
24. 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:
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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.
25. 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.
26. Biological Assessment/Critical Areas Study: Projects with the potential to impact fish (Chinook
salmon, bull trout, steelhead trout), unexpected, new, rare or other endangered species habitat
(bald eagles) shall provide a biological assessment/critical area study. The purpose of this
assessment is to determine whether a proposed action is likely to: (1) adversely affect listed or
de-listed species or designated critical habitat; (2) jeopardize the continued existence of species
that are proposed for listing, or unexpected, new or rare species; or (3) adversely modify
proposed critical habitat. A biological assessment/critical area study is a written study that
evaluates the proposal, all probable impacts and risks related to the critical area, and
recommends appropriate mitigation measures to adequately protect the functions and values of
the critical area, and preserve anadromous fish and their habitat.
The assessment/study shall be prepared by a person with experience and training in the scientific
discipline appropriate for the relevant critical area in accordance with WAC 365-195-095(4). A
qualified professional must have obtained a B.S. or B.A. or equivalent degree in biology,
engineering, environmental studies, fisheries, geomorphology, biological assessment, or related
field, and have at least five (5) years of related work experience.
a. A qualified professional for wetlands must be a professional wetland scientist with at least
two (2) years of full-time work experience as a wetlands professional, including delineating
wetlands using the federal manuals and supplements, preparing wetlands reports, conducting
function assessments, and developing and implementing mitigation plans.
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b. A qualified professional for Habitat conservation must have a degree in biology or a related
degree and professional experience related to the subject species.
c. A qualified professional for a geological hazard must be a professional engineer or geologist,
licensed in the state of Washington.
d. A qualified professional for Wellhead Protection Areas means a hydrogeologist, geologist,
engineer, or other scientist with experience in preparing hydrogeologic assessments.
The assessment/study shall use scientifically valid methods and studies in the analysis of critical
area data and field reconnaissance and reference the source of the material used. Best available
science is that scientific information applicable to the critical area prepared by local state or
federal natural agencies or a qualified scientific professional that is consistent with the criteria
established in WAC 395-195-900 through 365-195-925.
The assessment/study shall contain, at a minimum, the following information, as applicable:
a. The name and contact information of the applicant;
b. The dates, names, and qualifications of the persons preparing the assessment/study and
documentation of any fieldwork performed on the site;
c. A description of the proposal and identification of the permits requested;
d. A site plan showing:
i. Identified critical areas, buffers and the development proposal with dimensions;
ii. Topography at two-foot (2') intervals;
iii. Limits of any areas to be cleared/impacted; and
iv. A description of the proposed stormwater management plan for the development and
consideration of impacts to drainage alterations;
e. Accurate identification, location, and characterization of critical areas, water bodies, and
buffers adjacent to the proposed project area or potentially impacted by the proposed
project;
f. A statement specifying the accuracy of the assessment/study, assumptions used in the
assessment/study, and explaining how best available science has been incorporated;
g. Determination of the degree of hazard and risk from the proposal both on the site and on
surrounding properties;
h. An assessment of the probable cumulative impacts to the critical areas, their buffers and
other properties resulting from the proposal;
i. An evaluation of the project’s compliance with sections 7 and 9 of the Endangered Species
Act;
j. A description of reasonable efforts made to apply mitigation sequencing to avoid, minimize,
and mitigate impacts to critical areas;
k. Plans for adequate mitigation to offset any impacts and an explanation of how best
management practices will be used to minimize impacts to critical area; and
l. Recommendations for maintenance, short-term and long-term monitoring, contingency plans
and security requirements.
27. Electronic Copy: All documents MUST be submitted electronically and meet the City’s current
Electronic File Standards. An FTP link to upload your submittal will be provided to you by your Project
Manager.
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Note: This handout shall not be used as a substitute for codes and regulations. The Applicant is responsible for compliance with
all codes and regulations, whether or not described in this document.
REVIEW PROCESS
Once the Final Planned Urban Development application
is accepted, the Planning Division will mail a notice of
development application to property owners within 300
feet of the project site and post the notice on the City’s
website. The submitted materials will be routed to those
City departments having an interest in the application.
Reviewers have approximately two weeks to return their
comments to the Planning Division. All comments and
any requests for revisions will be sent to the applicant.
Once all comments have been addressed, the applicant
re-submits the revised plans and/or documents for
review. The time frame for Final Planned Urban
Development processing is largely dependent upon
application completeness and prompt turnaround time
of revisions.
The Planning and Development Engineering Project
Managers will ensure that all conditions of the
Preliminary Planned Urban Development approval have
been met.
APPEAL AND RECONSIDERATION PROCESS FOR
DECISIONS
Any person, including the applicant, aggrieved by the
granting or denial of an application, may make a written
application for reconsideration to the Reviewing Official
within 14 calendar days of the date of the decision. After
review of the request, the Reviewing Official may take
whatever action is deemed proper. The Reviewing
Official’s written decision on the reconsideration request
will be mailed to all parties of record within 10 days from
the date the request was filed. If any party is still not
satisfied after a reconsideration decision has been
issued, an appeal may be submitted within 14 days to the
Clerk’s Office.
An appeal may be filed without first requesting
reconsideration by the Reviewing Official; however, it
must be filed within 14 days of the date when the original
decision was issued. See RMC 4-8-110 for further
information on the appeal process and time frames.
INSTALLATION OF IMPROVEMENTS
Prior to the issuance of any occupancy permits, all
common facilities, including but not limited to utilities,
storm drainage, streets, recreation facilities, etc., shall be
completed by the developer or, if deferred by the
Administrator, assured through a security device to the
City equal to the provisions of RMC 4-9-060, except for
such common facilities that are intended to serve only
future phases of a planned urban development. Any
common facilities that are intended to serve both the
present and future phases of a planned urban
development shall be installed or secured with a security
instrument as specified above before occupancy of the
earliest phase that will be served. At the time of such
security and deferral, the City shall determine what
portion of the costs of improvements is attributable to
each phase of a planned urban development.
EXPIRATION
Expiration of an approved preliminary plan shall be
defined as failure to satisfy the time limits or other
requirements of submitting a final plan application.
Expiration of an approved final plan planned urban
development shall be defined as failure to initiate
construction of a planned urban development or failure
to submit a complete building permit application within
the approved final plan time limits. Expiration can only
occur if no on-site construction has begun or the
expiration of building permits has occurred. (Ord. 5519,
12-14-2009)
REMAINING PRELIMINARY PHASES WITH COMPLETION
OF ONE PHASE
Approval of a final plan for any phase of the approved
preliminary plan shall constitute an extension for two (2)
years of the remainder of the preliminary plan from the
effective date of action on the final plan. (Ord. 5519, 12-
14-2009; Ord. 5571, 11-15-2010; Ord. 5676, 12-3-2012)
RESOURCES
City of Renton Forms
Electronic File Standards