HomeMy WebLinkAboutModification of Site PlanDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 7 | Published: 3/23/2022
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov
MODIFICATION OF PREVIOUSLY APPROVED SITE
PLAN SUBMITTAL REQUIREMENTS
Published : 3/23/2022
PURPOSE
A modification is a means by which an applicant may request to modify a Code requirement when there are practical
difficulties involved in carrying any of the provisions of the regulations when a special individual reason makes the strict
letter of the Code impractical.
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 nami ng 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 Modification of Previously Approved Site Plan varies from 6 to 12 weeks,
depending on whether the decision may be made administratively (6 to 8 weeks), by the Hearing Examiner (8 to 12 weeks),
or by the City Council (12 weeks). This time frame assumes no appeals are filed.
Specific Code Section(s) related to this document
RMC 4-9-200.H Modification of Previously Approved Site Plan Process
RMC 4-8 Permits – General and Appeals
MODIFICATION OF PREVIOUSLY APPROVED SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D )
Page 2 of 7 | Published: 3/23/2022
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 proces s.
3. Any time spent gathering data and/or additional city review period will increase the time required to process the
application.
SUBMITTAL REQUIREMENTS
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 standardized application form used for the majority of
land use permit applications including, but not limited to, the following:
a. Owner, applicant, and contact person names, addresses and telephone numbers;
b. Notarized signatures of all current property owners;
c. Name of the proposed project;
d. Project/property address;
e. King County Assessor’s tax account number;
f. Existing and proposed land uses;
g. Existing and, if applicable, proposed Comprehensive Plan map designation;
h. Existing and, if applicable, proposed zoning designation;
i. Site area;
j. Estimated project cost;
k. Whether or not the project site contains any environmentally sensitive areas; and
l. Property legal description.
Note: 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). Please
call 425-430-7294 to verify the exact amount required. Checks should be made out to the City of Renton
and cannot be accepted for over the total fee amount. Credit cards may also be used to pay required
application fees. Fees are paid at Cashier on the 1st Floor City Hall.
5. Project Narrative: A clear and concise description and summary of the proposed project, including the
following:
a. Project name, size and location of site;
MODIFICATION OF PREVIOUSLY APPROVED SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D )
Page 3 of 7 | Published: 3/23/2022
All Application Materials Required Unless Waived by City Staff
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:
• Type of shoreline (i.e., lake, stream, lagoon, marsh, bog, floodplain, floodway);
• Type of beach (i.e., accretion, erosion, high bank-low bank);
• Type of material (i.e., sand, gravel, mud, clay, rock, riprap); and
• The extent and type of any bulkheading, and
iii. The number and location of structures and/or residential units (existing and potential)
which might have views obstructed as a result of the proposed project; and
m. The proposed number, size, and density of the new lots, for subdivision applications only.
6. Justification for the Modification Request: Please provide a written justification for the modification
request. The Burden of proof as to the appropriateness of the application lies with the applicant.
Whenever there are practical difficulties involved in carrying out the provisions of this Title , the
Department Administrator may grant modifications for individual cases provided he/she shall first find
that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the
governing land use designation of the Comprehensive Plan is met and that the modification is in
conformity with the intent and purpose of this Code, and that such modification.
Please submit a written statement addressing and justifying how the modification request complies with
each of the following issues to be considered by the Administrator:
a. Substantially implements the policy direction of the policies and objectives of the Comprehensive
Plan Land Use Element and the Community Design Element and the proposed modification is the
minimum adjustment necessary to implement these policies and objectives;
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment;
c. Will not be injurious to other property(ies) in the vicinity;
d. Conforms to the intent and purpose of the Code;
e. Can be shown to be justified and required for the use and situation intended; and
Will not create adverse impacts to other property(ies) in the vicinity.
7. Revised 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;
MODIFICATION OF PREVIOUSLY APPROVED SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D )
Page 4 of 7 | Published: 3/23/2022
All Application Materials Required Unless Waived by City Staff
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:
• 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);
MODIFICATION OF PREVIOUSLY APPROVED SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D )
Page 5 of 7 | Published: 3/23/2022
All Application Materials Required Unless Waived by City Staff
m. 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.
8. 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. (Amd. Ord. 4963, 5 -13-2002)
9. 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.
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 elevati ons 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.
MODIFICATION OF PREVIOUSLY APPROVED SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D )
Page 6 of 7 | Published: 3/23/2022
All Application Materials Required Unless Waived by City Staff
10. 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 probab le 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, condu cting 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 man agement 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;
MODIFICATION OF PREVIOUSLY APPROVED SITE PLAN SUBMITTAL REQUIREMENTS (CONT ’D )
Page 7 of 7 | Published: 3/23/2022
All Application Materials Required Unless Waived by City Staff
Note: This handout shall not be used as a substitute for codes and regulations. The Applicant is responsible for compliance w ith
all codes and regulations, whether or not described in this document.
RESOURCES
City of Renton Forms
Electronic File Standards
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.