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HomeMy WebLinkAboutModification of Urban Design RegulationsCITY OF RENTON Ι PERMIT SERVICES URBAN DESIGN REGULATION MODIFICATION SPECIFIC CODE SECTIONS RELATED TO THIS DOCUMENT RMC 4-9-250 Modification Process RMC 4-3-100E Urban Design Requirements RMC 4-8 Permits – General and Appeals 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 Urban Design Regulations when a special individual reason makes the strict letter of the Code impractical. 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 Administrator will review your request for modification and issue a written decision typically within a week or two from submittal. A public hearing is not required unless there is an appeal filed. SOME KEY THINGS TO REMEMBER City Staff or other agencies may request additional information during the review and decision-making process. It is important that the applicant submit the requested material quickly to avoid delays in the process. 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. 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 standardized application form used for the majority of land use permit applications including, but not limited to, the following: Owner, applicant, and contact person names, addresses and telephone numbers; Notarized signatures of all current property owners; Name of the proposed project; Project/property address; King County Assessor’s tax account number; Existing and proposed land uses; Existing and, if applicable, proposed Comprehensive Plan map designation; Existing and, if applicable, proposed zoning designation; Site area; Estimated project cost; Whether or not the project site contains any environmentally sensitive areas; and 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. 3. 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. 4. Project Narrative: A clear and concise description and summary of the proposed project, including the following: Project name, size and location of site; Zoning designation of the site and adjacent properties; Current use of the site and any existing improvements; Special site features (i.e., wetlands, water bodies, steep slopes); Statement addressing soil type and drainage conditions; Proposed use of the property and scope of the proposed development (i.e., height, square footage, lot coverage, parking, access, etc.); Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.); T otal estimated construction cost and estimated fair market value of the proposed project; Estimated quantities and type of materials involved if any fill or excavation is proposed; Number, type and size of trees to be removed; Explanation of any land to be dedicated to the City; and For shoreline applications only: Name of adjacent water area or wetlands, 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 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 The proposed number, size, and density of the new lots, for subdivision applications only. 5. 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: 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; Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Will not create substantial adverse impacts to other property(ies) in the vicinity; Conforms to the intent and purpose of the Code; and Can be shown to be justified and required for the use and situation intended; 6. Neighborhood Detail Map: 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. Note: For projects near the Cedar River, ordinary high-water mark and distance to closest area of work for any project located within 200-feet of the river. 7. 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: 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, L ocation of wheel stops, 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); 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. (Ord. 5028, 11-24-2003; Ord. 5757, 6-1-2015) 8. Architectural Elevations: Please provide 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: Existing and proposed ground elevations; Existing average grade level underneath proposed structure; Height of existing and proposed structures showing finished roof top elevations based upon site elevations for proposed structures and any existing/abutting structures; Building materials and colors including roof, walls, any wireless communication facilities, and enclosures; Fence or retaining wall materials, colors, and architectural design; Architectural design of on-site lighting fixtures; and Cross-section of roof showing location and height of rooftop equipment (including air conditioners, compressors, etc.) and proposed screening. Required for the Urban Center Design Overlay District review packet. Identify building elevations by street name and orientation, i.e., Burnett Ave. (west) elevation. Show the location of rooflines, doors and window openings. Indicate typical detailing around doors, windows and balconies indicating finishes, color and reflectivity of glazing. Identify offsets in walls intended to meet the minimum requirements for building modulation indicating the amount of offset. 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. Photographs of proposed materials from manufacturers’ catalogues. A materials board showing actual materials and colors referenced on the architectural elevations is recommended. Required for shoreline permits: 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. Projects exceeding thirty five feet (35') in height must demonstrate compliance with the height requirement in RMC 4-3-090D7a. 9. Biological Assessment/Critical Areas Study: All development projects located in a floodplain and 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 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. A qualified professional for Habitat conservation must have a degree in biology or a related degree and professional experience related to the subject species. A qualified professional for a geological hazard must be a professional engineer or geologist, licensed in the state of Washington. 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: The name and contact information of the applicant; The dates, names, and qualifications of the persons preparing the assessment/study and documentation of any fieldwork performed on the site; A description of the proposal and identification of the permits requested; A site plan showing: Identified critical areas, buffers and the development proposal with dimensions; Topography at two-foot (2') intervals; Limits of any areas to be cleared/impacted; and A description of the proposed stormwater management plan for the development and consideration of impacts to drainage alterations; 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; A statement specifying the accuracy of the assessment/study, assumptions used in the assessment/study, and explaining how best available science has been incorporated; Determination of the degree of hazard and risk from the proposal both on the site and on surrounding properties; An assessment of the probable cumulative impacts to the critical areas, their buffers and other properties resulting from the proposal; An evaluation of the project’s compliance with sections 7 and 9 of the Endangered Species Act; A description of reasonable efforts made to apply mitigation sequencing to avoid, minimize, and mitigate impacts to critical areas; 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 Recommendations for maintenance, short-term and long-term monitoring, contingency plans and security requirements. (Ord. 5675, 12-3-2012; Ord. 5757, 6-1-2015) 10. 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. 11. 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. 12. 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. 13. Wetland Assessment: A wetland assessment includes the following: 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; A description of the vegetative cover of the wetland and adjacent area including identification of the dominant plant and animal species; 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; The exact locations and specifications for all activities associated with site development including the type, extent and method of operations; 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; Top view and typical cross-section views of the wetland and its buffer to scale; The purposes of the project; 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 report if ANY wetlands are located on subject property or within 100 feet of subject property. The wetland report/delineation must be prepared by a qualified professional and include 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. 14. Standard Stream or Lake Study: A report shall be prepared by a qualified biologist and include the following information: Site Map: Site map(s) indicating, at a scale no smaller than one-inch equals twenty feet (1" = 20') (unless otherwise approved by the Community and Economic Development Administrator): The entire parcel of land owned by the applicant, including one hundred feet (100') of the abutting parcels through which the water body(ies) flow(s); The ordinary high-water mark (OHWM) determined in the field by a qualified consultant pursuant to RMC 4-3-050G7, Streams and Lakes, (the OHWM must also be flagged in the field); Stream or lake classification, as recorded in the City of Renton’s COR Maps, the City’s online interactive mapping application available through the City’s website, for the City of Renton Water Class or RMC 4- 3-090 (if unclassified, see “Supplemental Stream or Lake Study” below); Topography of the site and abutting lands in relation to the stream(s) and its/their buffer(s) at contour intervals of two feet (2') where slopes are less than ten percent (10%), and of five feet (5') where slopes are ten percent (10%) or greater; One hundred (100) year floodplain and floodway boundaries, including one hundred feet (100') of the abutting parcels through which the water body(ies) flow(s); Site drainage patterns, using arrows to indicate the direction of major drainage flow; Top view and typical cross-section views of the stream or lakebed, banks, and buffers to scale; The vegetative cover of the entire site, including the stream or lake, banks, riparian area, and/or abutting wetland areas, extending one hundred feet (100') upstream and downstream from the property line. Include position, species, and size of all trees of at least six-inch (6") caliper and larger, fifty-four inches (54") above grade, and the location, size and species of all protected trees on the site that are within one hundred feet (100') of the OHWM, and the location of measures to protect trees on and abutting the site; The location, width, depth, and length of all existing and proposed structures, roads, stormwater management facilities, wastewater treatment and installations in relation to the stream/lake and its/ their buffer(s); and Location of site access, ingress and egress. Grading Plan: A grading plan prepared in accordance with RMC 4-8-120D7, and showing contour intervals of two feet (2') where slopes are less than ten percent (10%), and of five feet (5') where slopes are ten percent (10%) or greater. Stream or Lake Assessment Narrative: A narrative report, formatted to eight and one-half inches (8.5") by eleven inches (11"), shall be prepared to accompany the site plan and describes: The stream or lake classification as recorded in the City of Renton’s COR Maps, the City’s online interactive mapping application available through the City’s website, for the City of Renton Water Class or RMC 4-3-090; The vegetative cover of the site, including the stream or lake, banks, riparian area, wetland areas, and flood hazard areas extending one hundred feet (100') upstream and downstream from the property line, including the impacts of the proposal on the identified vegetation; The ecological functions currently provided by the stream/lake and existing riparian area and the impacts of the proposal on the identified ecological functions; Observed or reported fish and wildlife that make use of the area including, but not limited to, salmonids, mammals, and bird nesting, breeding, and feeding/foraging areas, including the impacts of the proposal on the identified fish and wildlife; Measures to protect trees, as defined in RMC 4-11-200, and vegetation; and For shorelines regulated under RMC 4-3-090, Shoreline Master Program Regulations, the study shall demonstrate if the proposal meets the criteria of no net loss of ecological functions as described in RMC 4-3-090D2. If the proposal requires mitigation for substantial impacts to the existing vegetation buffer in order to demonstrate no net loss of ecological functions, a supplemental stream or lake study is required. Note: Please provide a report containing the information specified in RMC Section 4-8-120D.19. In addition, if the project involves an unclassified stream, a supplemental stream or lake study is also required. If any alteration to a water-body or buffer is proposed a supplemental stream or lake study and mitigation plan are also required. 15. Flood Hazard Data: 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; Elevation in relation to mean sea level of the lowest floor (including basement) of all structures; Elevation in relation to mean sea level to which any structure has been floodproofed; 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 Description of the extent to which a watercourse will be altered or relocated as a result of proposed development. 16. 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. 17. Deeds (Draft) to City for Any Land to Be Dedicated: A legal document proposing to convey ownership of real property and including a legal description of the area to be dedicated. REVIEW PROCESS The Administrator will review your request for modification and issue a written decision within several weeks. A public hearing is not required unless there is an appeal filed. RESOURCES City of Renton Forms Electronic File Standards 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.