HomeMy WebLinkAboutMaster Site Plan ReviewDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 14 | Published: 5/18/2022
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 | www.rentonwa.gov
MASTER SITE PLAN REVIEW SUBMITTAL
REQUIREMENTS
Published : 5/18/2022
PURPOSE
To assure the site plan is compatible with both the physical characteristics of the site and the existing and potential uses
of the surrounding area. In addition, the Master Plan process is a guide to phased planning of development projects with
multiple buildings on a single large site.
FREE PRE-APPLICATION MEETING
Prior to submitting an application, the applicant should informally discuss the proposed development with the Planning
Division. The Planning Division will provide assistance and detailed information on the City’s requirements and standards.
For further information on this meeting, see the instruction sheet entitled "Pre-Application.”
APPLICATION SCREENING
A Pre-Submittal screening may be required prior to formal Land Use Review. The screening will be performed electronically
via an FTP link that your Project Manager will provide to you. After you upload your submittal documents the Project
Manager will review the submittal materials to ensure that requested revisions or missing items have been updated
and/or corrected. If all required submittal items are provided and complete, unless waived by the Project Manager, staff
will take in the application for official review.
ELECTRONIC FILE STANDARDS
All documents MUST be submitted electronically. Specific file naming conventions for submitted plans are required to
facilitate the electronic plan review process. Failure to adhere to the sample file naming format listed in the Electronic File
Standards may result in a request for resubmittal and/or delay the plan review process, deeming the application incomplete.
COMPLETE APPLICATION REQUIRED
In order to accept your application, each of the numbered items must be submitted at the same time. Determination
that an application is complete indicates only that the application is ready for review on its merits, not that the City will
make a favorable decision on the application.
APPLICATION SUBMITTAL HOURS
Applications should be submitted to Planning Division staff electronically, not in person. Please email or call your assigned
Project Planner to submit your application. If you have any Planning related questions you may reach out to Planning
Customer Service at 425-430-7294 or planningcustomerservice@rentonwa.gov .
TIME FRAME
The average time frame for processing of a Master Site Plan application is typically 12 weeks, and the decision is issued by
the Hearing Examiner. This time frame assumes no appeals are filed. As a Type 3 application it requires public notice which
provides an opportunity for public comments prior to a decision.
Specific Code Section(s) related to this document
RMC 4-7-200 Master Site Plan Review Process
RMC 4-8 Permits – General and Appeals
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ADDITIONAL PERMITS
Additional permits from other agencies may be required. It is the applicant’s responsibility to obtain these other approvals.
Information regarding these other requirements may be found at https://apps.oria.wa.gov/opas/
SOME KEY THINGS TO REMEMBER
1. City Staff or other agencies may request additional information during the review and decision-making process.
2. It is important that the applicant submit the requested material quickly to avoid delays in the process.
3. Any time spent gathering data and/or additional city review period will increase the time required to process the
application.
SUBMITTAL CHECKLIST
The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional
information is required to complete the review of an application. The applicant should contact the assigned Project
Manager, if there are any questions regarding submittal requirements.
All Application Materials Required Unless Waived by City Staff
1. Pre-Application Meeting Summary: If the application was reviewed at a “pre-application meeting”.
2. Waiver Form: A Waiver Form will be provided to you by City Staff during the Pre-Submittal Review.
The Waiver Form should be submitted with the land use application.
3. Land Use Permit Master Application Form: The application must have notarized signatures of ALL
current property owners listed on the Title Report. If the property owner is a corporation, the
authorized representative must attach proof of signing authority on behalf of the corporation. The
legal description of the property must be attached to the application form.
4. Fees: The application must be accompanied by the required application fee (see Fee Schedule
Brochure). Please call 425-430-7294 to verify the exact amount required. Checks should be made out
to the City of Renton and cannot be accepted for over the total fee amount. Credit cards may also be
used to pay required application fees.
5. Project Narrative: A clear and concise description and summary of the proposed project, including the
following:
a. Project name, size and location of site;
b. Zoning designation of the site and adjacent properties;
c. Current use of the site and any existing improvements;
d. Special site features (i.e., wetlands, water bodies, steep slopes);
e. Statement addressing soil type and drainage conditions;
f. Proposed use of the property and scope of the proposed development (i.e., height, square
footage, lot coverage, parking, access, etc.);
g. Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.);
h. Total estimated construction cost and estimated fair market value of the proposed project;
i. Estimated quantities and type of materials involved if any fill or excavation is proposed;
j. Number, type and size of trees to be removed;
k. Explanation of any land to be dedicated to the City; and
l. For shoreline applications only:
i. Name of adjacent water area or wetlands,
ii. Nature of existing shoreline – describe:
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• 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
iv. 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=CityofRenton
9. 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.
10. 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.
11. Urban Design Regulations Review Packet: A set of submission materials required for projects subject
to the Urban Design Regulations in RMC 4-3-100:
a. Site plan, land use review;
b. Elevations, architectural;
c. Floor plans general;
d. Narrative outlining how the applicant’s proposal addresses the City’s Urban Design Regulations.
Note: Urban Design Regulation Check List can be found at
https://www.codepublishing.com/WA/Renton/html/Renton04/Renton0403/Renton0403100.html
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. Affidavit of Installation of Public Outreach Sign(s) (only for projects with an estimated value equal
or greater than $10,000,000): Please complete and provide the attached notarized affidavit attesting
the required public outreach sign(s) has been installed in accordance with the City Code requirements.
See attachment titled “Public Outreach Signs” for information about the size and location
requirements for public outreach signs.
14. Proof of Neighborhood Meeting (only for projects with an estimated value equal or greater than
$10,000,000): Please provide the following materials with the submittal of a complete development
application:
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All Application Materials Required Unless Waived by City Staff
a. A copy of the notice provided to surrounding property owners within three hundred feet (300’)
of the proposed development site;
b. A copy of the mailing list used to send out meeting notices;
c. An affidavit of mailing and posting notice(s);
d. A copy of the meeting sign-in sheet;
e. Copies of materials presented at the meeting;
f. Notes of the meeting including a summary of oral and written comments received; and
If no members of the public attended the neighborhood meeting and/or persons in attendance made
no comments, the required submittal materials shall reflect the absence of comment, attendance, or
both.
15. 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.
16. 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),
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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:
• 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
and 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.
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
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approximate drip line shown (see RMC 4-4-130, Tree Retention and Land Clearing Regulations).
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 (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
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
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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. 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.
22. 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)
23. Standard Stream or Lake Study: Please provide a report containing the information specified in RMC
4-8-120D. In addition, if the project involves an unclassified stream, a supplemental stream or lake
study is also required. If any alteration to a water-body or buffer is proposed a supplemental stream
or lake study and a mitigation plan are also required. See RMC 4-8-120D for plan content
requirements.
24. 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;
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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
25. 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.
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
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using the federal manuals and supplements, preparing wetlands reports, conducting function
assessments, and developing and implementing mitigation plans.
b. A qualified professional for Habitat conservation must have a degree in biology or a related
degree and professional experience related to the subject species.
c. A qualified professional for a geological hazard must be a professional engineer or geologist,
licensed in the state of Washington.
d. A qualified professional for Wellhead Protection Areas means a hydrogeologist, geologist,
engineer, or other scientist with experience in preparing hydrogeologic assessments.
The assessment/study shall use scientifically valid methods and studies in the analysis of critical area
data and field reconnaissance and reference the source of the material used. Best available science is
that scientific information applicable to the critical area prepared by local state or federal natural
agencies or a qualified scientific professional that is consistent with the criteria established in
WAC 395-195-900 through 365-195-925.
The assessment/study shall contain, at a minimum, the following information, as applicable:
a. The name and contact information of the applicant;
b. The dates, names, and qualifications of the persons preparing the assessment/study and
documentation of any fieldwork performed on the site;
c. A description of the proposal and identification of the permits requested;
d. A site plan showing:
i. Identified critical areas, buffers and the development proposal with dimensions;
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. 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,
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site conditions, or other supporting data shall be signed and sealed by the geotechnical engineer. If
the geotechnical engineer who reviews the plans and specifications is not the same engineer who
prepared the geotechnical report, the new engineer shall, in a letter to the City accompanying the
plans and specifications, express his or her agreement or disagreement with the recommendations in
the geotechnical report and state that the plans and specifications conform to his or her
recommendations. If the site contains a geologic hazard regulated by the critical areas regulations, the
preparation and content requirements of RMC 4-8-120D, Table 18 shall also apply. If the site is within
a channel migration zone, within shoreline jurisdiction, the geotechnical report shall also include a
geomorphic assessment by a Washington State licensed geologist with engineering geology or
hydrogeology specialty license plus experience in conducting fluvial geomorphic assessments.
28. Letter of Understanding Geologic Risk: Please provide a letter from the applicant, or the owner of the
site, stating that he or she understands and accepts the risk of developing in an unstable area and that
he or she will advise, in writing, any prospective purchasers of the site, or any prospective purchasers
of structures or portions of structures on the site, of the unstable potential of the area.
29. Utilities Plan, Generalized: A plan drawn on twenty two inch by thirty four inch (22" x 34") plan sheets
using a graphic scale of one inch equals twenty feet (1" = 20') (or other scale or size approved by the
Planning Division’s Development Engineering Manager or designee) clearly showing all existing (to
remain) and proposed public or private improvements to be dedicated or sold to the public including,
but not limited to: curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles,
refuse areas, signage, freestanding lighting fixtures, utility junction boxes, public utility transformers,
etc., along the full property frontage. The finished floor elevations for each floor of proposed and
existing (to remain) structures shall be shown. (Amd. Ord. 4835, 3-27-2000)
30. Drainage Control Plan: Please provide a plan drawn to scale and stamped by a Washington State
licensed professional engineer and complying with the requirements of RMC 4-6-030 and the 2016
King County Surface Water Design Manual, as adopted and amended by the City of Renton. (Amd. Ord.
4835, 3-27-2000; Ord. 5526, 2-1-2010)
31. Drainage Report: Please provide a report complying with the requirements of the City of Renton
Drafting Standards in RMC 4-6-030, and the 2016 King County Surface Water Design Manual as
adopted and amended by the City of Renton. The report (TIR) must be stamped and dated by a civil
engineer and shall contain the following:
• Table of Contents
• Technical Information Report (TIR) Worksheet
• Section 1: Project Overview
• Section 2: Conditions and Requirements Summary
• Section 3: Offsite Analysis
• Section 4: Flow Control and Water Quality Facility Analysis and Design
• 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. 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:
MASTER SITE PLAN REVIEW SUBMITTAL REQUIREMENTS (CONT’D )
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All Application Materials Required Unless Waived by City Staff
a. Existing and proposed ground elevations;
b. Existing average grade level underneath proposed structure;
c. Height of existing and proposed structures showing finished rooftop elevations based upon site
elevations for proposed structures and any existing/abutting structures;
d. Building materials and colors including roof, walls, any wireless communication facilities, and
enclosures;
e. Fence or retaining wall materials, colors, and architectural design;
f. Architectural design of on-site lighting fixtures; and
g. Cross-section of roof showing location and height of rooftop equipment (including air
conditioners, compressors, etc.) and proposed screening.
h. Required for the Urban Center Design Overlay District review packet.
i. Identify building elevations by street name and orientation, i.e., Burnett Ave. (west)
elevation.
ii. Show the location of rooflines, doors and window openings.
iii. Indicate typical detailing around doors, windows and balconies indicating finishes, color
and reflectivity of glazing.
iv. Identify offsets in walls intended to meet the minimum requirements for building
modulation indicating the amount of offset.
v. Show on each elevation any roof top elements such as mechanical and elevator
penthouses that protrude above the parapet or penetrate the roof and would be visible
from other buildings of the same height.
vi. Photographs of proposed materials from manufacturers’ catalogues. A materials board
showing actual materials and colors referenced on the architectural elevations is
recommended.
i. Required for shoreline permits:
i. Include measurements of the existing and proposed elevations of the stream, river, or lake
bottom in relationship to the proposed structure, if the proposed structure is located fully
or partially in, or over, the water.
ii. Projects exceeding thirty five feet (35') in height must demonstrate compliance with the
height requirement in RMC 4-3-090D7a
33. 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);
MASTER SITE PLAN REVIEW SUBMITTAL REQUIREMENTS (CONT’D )
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All Application Materials Required Unless Waived by City Staff
g. Finished contours drawn at five foot (5') intervals as a result of grading;
h. Proposed drainage channels and related construction with associated underground storm lines
sized and connections shown; and
i. General notes addressing the following (may be listed on the cover sheet):
i. Area in square feet of the entire property.
ii. Area of work in square feet.
iii. Both the number of tons and cubic yards of soil to be added, removed, or relocated.
iv. Type and location of fill origin, and destination of any soil to be removed from site.
Finished floor elevation(s) of all structures, existing and proposed.
34. Survey: A sketch showing all distances, angles and calculations required to determine corners
and distances of the plat shall accompany this data. The allowable error of closure shall not
exceed one foot (1') in ten thousand feet (10,000') per City surveying standards. Shall be
accompanied by a complete survey of the section or sections in which the plat or replat is
located, or as much thereof as may be necessary to properly orient the plat within such section
or sections. The plat and section survey shall be submitted with complete field and
computation notes showing the original or re-established corners with descriptions of the
same and the actual traverse showing error of closure and method of balancing.
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. Colored Rendering: A computer-generated exterior color view of the proposed building(s), site, and
landscaping in three (3) dimensional form.
37. Electronic Copy: All documents MUST be submitted electronically and meet the City’s current Electronic
File Standards. An FTP link to upload your submittal will be provided to you by your Project Manager.
38. Documentation of Affordable Housing Experience and 3rd Party Reporting: For applicants seeking
bonus density under the provisions of RMC 4-9-065. For example, an agreement with a community
land trust or other comparable entity acceptable to the City for a project with owner-occupied units
and a public housing authority, non-profit affordable housing developer, or other comparable entity
acceptable to the City for a project with rental units.
REVIEW PROCESS
Once a complete land use application package has been
accepted for initial review, the Planning Division will mail
notices to property owners within 300 feet of the project
site and post the notice on the City’s website. The
proposal will be routed to other City departments and
other jurisdictions or agencies that may have an interest
in the application. The reviewers have two weeks to
return their comments to the Planning Division. Within
approximately two weeks, the Planning Division will
prepare a report regarding the proposal’s compliance
with applicable codes and the City’s review criteria.
The application will then be presented to the City’s
Environmental Review Committee. The Environmental
Review Committee is comprised of the Administrator of
Public Works, the Administrator of Community and
Economic Development, the Administrator of
Community Services, and the Fire Chief. The Committee
is responsible for determining whether the proposal will
result in significant adverse environmental impacts. To
do this, the committee will consider such issues as
environmental health hazards, wetlands, groundwater,
energy and natural resources and will then issue its
decision (Environmental Threshold Determination).
The Environmental Review Committee will either issue a:
• Determination of Non-Significance (DNS)-Make
a determination the proposal will have no
significant negative environmental impacts, or
MASTER SITE PLAN REVIEW SUBMITTAL REQUIREMENTS (CONT’D )
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• Mitigated Determination of Non-Significance
(DNS-M)-Make a determination the proposal, if
modified, would have no significant negative
environmental impacts, or
• Determination of Significance (DS)-Make a
determination the proposal will have significant
adverse environmental impacts and require the
applicant to submit an Environmental Impact
Statement (EIS) prepared by a qualified
consultant.
Once the Environmental Review Committee has issued
its Environmental Threshold Determination (provided an
EIS is not required), a public notice of the Determination
is issued and posted at or near the site. A 14-day appeal
period commences following the publication date. At the
discretion of the City, a separate and additional 15-day
comment period may be added prior to the 14-day
appeal period.
In addition to issuing the Environmental Determination,
the Environmental Review Committee is also charged
with determining whether a public hearing should be
required for those Site Plan proposals not automatically
triggering a public hearing. The Environmental Review
Committee will consider the departmental and public
comments in determining whether or not a hearing
should be required. This determination may be appealed
within 14 days to the Hearing Examiner pursuant to RMC
4-8-110. Projects exceeding the size limits listed in the
RMC 4-9-200D.3 and projects abutting or across the
street from residential zones MUST have a public
hearing. No variance from this requirement is possible.
The remainder of the review process differs depending
on whether a public hearing is required.
Administrative Site Plan Review: A public hearing
is not required. The Planning Division reviews the
proposal for compliance with the requirements of
RMC 4-9-200E and F in conjunction with the
Environmental Review Committee decision and
any staff or public comments prior to making a
decision. The decision to approve, conditionally
approve, or deny the proposal will be mailed to all
persons listed on the Master Application and all
parties of record.
Hearing Examiner Site Plan Review and Review
of Environmental Determination Appeals: A
public hearing is required. After review of the
proposal and any staff or public comments, the
Planning Division staff will forward a report and
recommendation and the Environmental Review
Committee decision to the Hearing Examiner
prior to the hearing. This report will be mailed to
all persons listed on the Master Application and
all parties of record. Notice of the public hearing
will be published in the official newspaper at least
10 days prior to the hearing, the site will be
posted again, and parties of record will receive
notices of the hearing via mail. Applicants are
strongly encouraged to attend the public hearing
for their proposal. City staff will first make a
presentation to the Hearing Examiner about the
proposal. Either the applicant or citizens in
support of the proposal will then 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(s) within 14 days of the hearing unless,
at the time of the public hearing, the Hearing
Examiner indicates additional time will be
required for issuance of the decision. The decision
to approve, conditionally approve, or deny the
proposal will be mailed to all persons listed on the
Master Application and all parties of record. The
Examiner’s decision on any environmental
appeals will also be mailed.
APPEAL AND RECONSIDERATION PROCESS FOR
DECISIONS
Any person, including the applicant, aggrieved by the
granting or denial of an application, may make a written
application for reconsideration to the Reviewing Official
within 14 calendar days of the date of the decision. After
review of the request, the Reviewing Official may take
whatever action is deemed proper. The Reviewing
Official’s written decision on the reconsideration request
will be mailed to all parties of record within 10 days from
MASTER SITE PLAN REVIEW SUBMITTAL REQUIREMENTS (CONT’D )
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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.
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 right-of-ways.
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 the Development
Engineering Section. 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 two (2) 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.
RESOURCES
City of Renton Forms
Electronic File Standards