HomeMy WebLinkAboutModification of Urban Design RegulationsH:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Modification of Urban Design Regulations.doc - 1 - 12/11
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SUBMITTAL REQUIREMENTS
URBAN DESIGN REGULATION
MODIFICATION
City of Renton Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
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. Special
Requirements for Urban Design Districts ‘A’ and ‘B’: Modifications to the requirements in RMC Sections
4-3-100E2a and E3a are limited to the following circumstances:
a. When the building is oriented to an interior courtyard, and the courtyard has a prominent
entry and walkway connecting directly to the public sidewalk; or
b. When a building includes an architectural feature that connects the building entry to the
public sidewalk; or
c. In complexes with several buildings, when the building is oriented to an internal integrated
walkway system with prominent connections to the public sidewalk(s).
FREE CONSULTATION 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. Applicants may also take
this opportunity to request the waiver of the City’s typical application submittal requirements, which may
not be applicable to the specific proposal. For further information on this meeting, see the instruction
sheet entitled "Submittal Requirements: Pre-Application.”
COMPLETE APPLICATION REQUIRED: In order to accept your application, each of the numbered
items must be submitted at the same time. If you have received a prior written waiver of a submittal
item(s) during a pre-application meeting, please provide the waiver form in lieu of any submittal item not
provided. All plans and attachments must be folded to a size not exceeding 8½ by 11 inches.
APPLICATION SUBMITTAL HOURS: Applications should be submitted to Development Services staff
at the 6th floor counter of Renton City Hall, 1055 South Grady Way, between 8:00 A.M. and 4:00 P.M.
Monday through Friday. Please call your assigned project manager to schedule an appointment or call
(425) 430-7200 extension 4 to reach the Planning Division. Due to the screening time required,
applications delivered by messenger cannot be accepted.
All Plans and Attachments must be folded 8 ½”by 11”
APPLICATION SCREENING: Applicants are encouraged to bring in one copy of the application
package for informal review by staff, prior to making the requested number of copies, colored
drawings, or photo reductions. Please allow approximately 45 minutes for application
screening.
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APPLICATION MATERIALS:
1. Pre-Application Meeting Summary: If the application was reviewed at a “pre-application
meeting”, please provide 5 copies of the written summary provided to you.
2. Waiver Form: If you received a waiver form during or after a “pre-application meeting”, please
provide 5 copies of this form.
3. Land Use Permit Master Application Form: Please provide the original plus 4 copies of the
COMPLETED City of Renton Planning Division’s Master Application form. 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: As listed in the City’s currently adopted Fee Schedule Brochure.
5. Project Narrative: Please provide 5 copies of 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;
Special site features (i.e. wetlands, water bodies, steep slopes);
Proposed use of the property and scope of the proposed development;
Total estimated construction cost and estimated fair market value of the proposed
project;
Estimated quantities and type of materials involved if an y fill or excavation is proposed;
and
Number, type and size of trees to be removed.
6. Justification for the Modification Request: Please provide 5 copies of a written justification
for the modification request. The Burden of proof as to the appropriateness of the application
lies with the applicant. 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. The intent and purpose of the governing land use designation of the Comprehensive
Plan is met;
b. The modification is in conformity with the intent and purpose of the Renton Municipal
Code;
c. The modification substantially implements the policy direction of the policies and
objectives of the Comprehensive Plan Land Use Element and the Community Design
Element;
d. The modification is the minimum adjustment necessary to implement these policies and
objectives;
e. The modification will meet the objectives and safety, function, appearance,
environmental protection and maintainability intended by the Code requirements, based
upon sound engineering judgment;
f. The modification will not be injurious to other property(ies) in the vicinity;
g. The modification conforms to the intent and purpose of the Code;
h. The modification can be shown to be justified and required for the use and situation
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intended;
i. The modification will not create adverse impacts to other property(ies) in the vicinity;
j. The project as a whole meets the intent of the minimum standards and guidelines in
subsections E, F, G, H, I, J, and K of the design regulations;
k. The requested modification meets the intent of the applicable design standard;
l. The modification will not have a detrimental effect on nearby properties and the City as a
whole;
m. The deviation manifests high quality design; and
n. The modification will enhance the pedestrian environment on the abutting and/or
adjacent streets and/or pathways.
7. Neighborhood Detail Map: Please provide 5 copies of a map drawn at a scale of 1" = 100' or
1" = 200' (or other scale approved by the Planning Division) to be used to identify the site
location on public notices and to review compatibility with surrounding land uses. The map shall
identify the subject site with a much darker perimeter line than surrounding properties and
include at least two cross streets in all directions showing the location of the subject site relative
to property boundaries of surrounding parcels. The map shall also show: the propert y's lot lines,
surrounding properties’ lot lines, 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. Kroll Map Company (206-448-6277) produces maps that may serve this purpose or
you may use the King County Assessor’s maps as a base for the Neighborhood Detail Map.
Additional information (i.e. current city street names) will need to be added by the applicant.
8. Site Plan: Please provide 5 copies of a fully-dimensioned plan sheet drawn at a scale of 1"=20'
(or other scale approved by the Planning Division). We prefer the site plan be drawn on one
sheet of paper unless the size of the site requires several plan sheets be used. If you are using
more than a single plan sheet, please indicate connecting points on each sheet.
The Site Plan should show the following:
Name of proposed project
Date, scale, and north arrow (oriented to the top of the paper/plan sheet)
Drawing of the subject property with all property lines dimensioned and names of
adjacent streets
Widths of all adjacent streets and alleys
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
Location and dimensions of existing and proposed:
1. Structures, including setbacks from all lot lines
2. parking, off-street loading space, curb cuts and aisle ways
3. fencing and retaining walls
4. free-standing signs and lighting fixtures
5. refuse and recycling areas
6. utility junction boxes and public utility transformers
7. lot lines
Location and dimensions of all easements referenced in the title report with the
recording number and type of easement (e.g. access, sewer, etc.) indicated
Location and dimensions of natural features such as streams, lakes, required buffer
areas, open spaces, and wetlands and
Ordinary high water mark and distance to closest area of work for any project located
within 200-feet from a lake or stream.
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9. Architectural Elevations: Please provide 5 copies, 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:
Identify building elevations by street name (when applicable) and orientation i.e.
Burnett Ave. (west) elevation
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
Screening detail showing heights, elevations, and building materials of proposed
screening and/or proposed landscaping for refuse/recycling areas
Cross section of roof showing location and height of roof -top equipment (include air
conditioners, compressors, etc.) and proposed screening
10. Floor Plans: Please provide 5 copies of a plan showing general building layout, proposed uses
of space, walls, exits and proposed locations of kitchens, baths, and floor drains, with sufficient
detail for City staff to determine if an oil/water separator or grease interceptor is required and to
determine the sizing of a side sewer. If you do not provide floor plans, your project narrative
must state that the project is a “speculative” project.
11. Utilities Plan, Generalized (sewer, water, stormwater, transportation improvements):
Please provide 5 copies of a plan drawn on 22" x 34" plan sheets using a graphic scale of 1" =
40' (or other size or scale approved by the Planning Division) 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, free-standing 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 also be shown.
12. Geotechnical Report (except when waived by Plan Review Section): Please provide
5 copies of a study prepared and stamped by a State of Washington licensed professional
engineer including 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.
13. Fill Source Statement: (Required only for projects located within an Aquifer Protection Area):
Unless exempt by RMC 4-8-120f, if the project will involve stockpiling or grading of imported fill at
the project site in excess of 50 cubic yards in APA Zone 1 or 100 cubic yards in APA Zone 2,
please provide 5 copies of a “source statement” certified by a professional engineer licensed in
the State of Washington. A source statement, as defined in RMC 4-8-120D19, shall be required
for each source location from which imported fill will be obtained. If the project is located within
an Aquifer Protection Area but no fill is planned for the site, please state this in the “project
Narrative”. However, if you do not know the source of the fill at this stage, you will be required to
provide this information at the time of building or construction permit application.
14. Wetland Assessment: Please provide 12 copies of the map and 5 copies of the report if ANY
wetlands are located on the subject property or within 100 feet of the subject property. The
wetland report/delineation must include the information specified in RMC 4 -8-120D. In addition,
if any alteration to the wetland or buffer is proposed, 5 copies of a wetland mitigation plan are
also required. See RMC 4-8-120D for plan content requirements.
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15. Standard Stream or Lake Study: Please provide 12 copies of a report containing the
information specified in RMC Section 4-8-120D. In addition, if the project involves an unclassified
stream, a supplemental stream or lake study is also required (12 copies). If any alteration to a
water-body or buffer is proposed a supplemental stream or lake study
(12 copies) and a mitigation plan (12 copies) are also required. See RMC 4-8-120D for plan
content requirements.
16. Plat Certificate or Title Report: Please provide 3 copies of a current Plat Certificate or Title
Report obtained from a title company documenting ownership and listing all encumbrances of the
involved parcel(s). 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) 5 copies of 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.
17. Flood Hazard Data (if applicable): Please provide 12 copies of a scaled plan showing the
nature, location, dimensions, and elevations of the area in question; existing or proposed
structures, fill, storage of materials, and drainage facilities. Also indicate the following:
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 flood proofed
Certification by a registered professional engineer or architect the flood proofing
methods criteria in RMC 4-3-050 have been met
Description of the extent to which a watercourse will be altered or relocated as a
result of proposed development
18. Plan Reductions: Please provide one 8 ½" x 11" legible reduction of each full size plan sheet
(unless waived by your Project Planner). The sheets that are always needed in reduced form
are: landscape plans, conceptual utility plans, site plan or plat plan, neighborhood detail map,
topography map, tree cutting/land clearing plan, critical areas plans, grading plan, and building
elevations. These reductions are used to prepare public notice posters and to provide the public
with information about the project. The quality of these reductions must be good enough so that
a photocopy of the reduced plan sheet is also legible. The reduced plans are typically sent in
PDF format to the print shop and then are printed on opaque white mylar-type paper (aka rhino
cover) to ensure legibility. If your reduced plans are not legible once photocopied, you will need
to increase the font size or try a different paper type. Illegible reductions cannot be accepted.
Please also be sure the reduced Neighborhood Detail Map is legible and will display enough
cross streets to easily identify the project location when cropped to fit in a 4" by 6" public notice
space. Once the reductions have been made, please also make one 8 ½" x 11" regular
photocopy of each photographic reduction sheet. Some of the local Renton print shops that
should be able to provide you with reductions of your plans are Alliance Printing (425) 793-5474,
Apperson Print Resources (425) 251-1850, and PIP Printing (425) 226-9656. Nearby print shops
are Digital Reprographics (425) 882-2600 in Bellevue, Litho Design (206) 574-3000 and
Reprographics NW/Ford Graphics (206) 624-2040.
All Plans and Attachments must be folded to 8½” by 11”
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.