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CITY OF RENTON Ι PERMIT CENTER
PRELIMINARY PLANNED URBAN DEVELOPMENT
SUBMITTAL REQUIREMENTS
SPECIFIC CODE SECTIONS RELATED TO THIS DOCUMENT
RMC ϰ-ϵ-ϭϱϬ PƌeliŵiŶaƌLJ PlaŶŶed UƌďaŶ DeǀelopŵeŶt PƌoĐess
RMC ϰ-ϴ Peƌŵits – GeŶeƌal aŶd Appeals
PURPOSE
The puƌpose of PlaŶŶed UŶit DeǀelopŵeŶt ƌeǀieǁ is to pƌeseƌǀe aŶd pƌoteĐt Ŷatuƌal featuƌes of the laŶd, espeĐiallLJ
ǁheƌe steep slopes oƌ otheƌ eŶǀiƌoŶŵeŶtallLJ ĐƌitiĐal aƌeas edžist. AdditioŶallLJ, the PlaŶŶed UŶit DeǀelopŵeŶt pƌoĐess is
iŶteŶded to eŶĐouƌage iŶŶoǀatioŶ aŶd ĐƌeatiǀitLJ iŶ the deǀelopŵeŶt of ƌesideŶtial, ďusiŶess, ŵaŶufaĐtuƌiŶg, oƌ ŵidžed
use deǀelopŵeŶts ďLJ peƌŵittiŶg a ǀaƌietLJ iŶ the tLJpe, desigŶ, aŶd aƌƌaŶgeŵeŶt of stƌuĐtuƌes aŶd iŵpƌoǀeŵeŶts.
.
FREE PRE-APPLICATION MEETING
Pƌioƌ to suďŵittiŶg aŶ appliĐatioŶ, the appliĐaŶt should iŶfoƌŵallLJ disĐuss the pƌoposed deǀelopŵeŶt ǁith the PlaŶŶiŶg
DiǀisioŶ. The PlaŶŶiŶg DiǀisioŶ ǁill pƌoǀide assistaŶĐe aŶd detailed iŶfoƌŵatioŶ oŶ the CitLJ’s ƌeƋuiƌeŵeŶts aŶd
staŶdaƌds. Foƌ fuƌtheƌ iŶfoƌŵatioŶ oŶ this ŵeetiŶg, see the iŶstƌuĐtioŶ sheet eŶtitled "Pƌe-AppliĐatioŶ.͟
APPLICATION SCREENING
A Pƌe-Suďŵittal sĐƌeeŶiŶg ŵaLJ ďe ƌeƋuiƌed pƌioƌ to foƌŵal LaŶd Use Reǀieǁ. The sĐƌeeŶiŶg ǁill ďe peƌfoƌŵed
eleĐtƌoŶiĐallLJ ǀia aŶ FTP liŶk that LJouƌ PƌojeĐt MaŶageƌ ǁill pƌoǀide to LJou. Afteƌ LJou upload LJouƌ suďŵittal doĐuŵeŶts
the PƌojeĐt MaŶageƌ ǁill ƌeǀieǁ the suďŵittal ŵateƌials to eŶsuƌe that ƌeƋuested ƌeǀisioŶs oƌ ŵissiŶg iteŵs haǀe ďeeŶ
updated aŶd/oƌ ĐoƌƌeĐted. If all ƌeƋuiƌed suďŵittal iteŵs aƌe pƌoǀided aŶd Đoŵplete, uŶless ǁaiǀed ďLJ the PƌojeĐt
MaŶageƌ, staff ǁill take iŶ the appliĐatioŶ foƌ offiĐial ƌeǀieǁ.
ELECTRONIC FILE STANDARDS
All doĐuŵeŶts MUST ďe suďŵitted eleĐtƌoŶiĐallLJ. SpeĐifiĐ file ŶaŵiŶg ĐoŶǀeŶtioŶs foƌ suďŵitted plaŶs aƌe ƌeƋuiƌed to
faĐilitate the eleĐtƌoŶiĐ plaŶ ƌeǀieǁ pƌoĐess. Failuƌe to adheƌe to the saŵple file ŶaŵiŶg foƌŵat listed iŶ the EleĐtƌoŶiĐ
File StaŶdaƌds ŵaLJ ƌesult iŶ a ƌeƋuest foƌ ƌesuďŵittal aŶd/oƌ delaLJ the plaŶ ƌeǀieǁ pƌoĐess, deeŵiŶg the appliĐatioŶ
iŶĐoŵplete.
COMPLETE APPLICATION REQUIRED
IŶ oƌdeƌ to aĐĐept LJouƌ appliĐatioŶ, eaĐh of the Ŷuŵďeƌed iteŵs ŵust ďe suďŵitted at the saŵe tiŵe. DeteƌŵiŶatioŶ
that aŶ appliĐatioŶ is Đoŵplete iŶdiĐates oŶlLJ that the appliĐatioŶ is ƌeadLJ foƌ ƌeǀieǁ oŶ its ŵeƌits, Ŷot that the CitLJ ǁill
ŵake a faǀoƌaďle deĐisioŶ oŶ the appliĐatioŶ.
APPLICATION SUBMITTAL HOURS
AppliĐatioŶs should ďe suďŵitted to PlaŶŶiŶg DiǀisioŶ staff eleĐtƌoŶiĐallLJ, Ŷot iŶ peƌsoŶ. Please eŵail oƌ Đall LJouƌ
assigŶed PƌojeĐt MaŶageƌ to suďŵit LJouƌ appliĐatioŶ. If LJou haǀe aŶLJ PlaŶŶiŶg ƌelated ƋuestioŶs LJou ŵaLJ ƌeaĐh out to
PlaŶŶiŶg Custoŵeƌ SeƌǀiĐe at ϰϮϱ-ϰϯϬ-ϳϮϵϰ oƌ plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ.
PLAT NAME
ReŶtoŶ CitLJ CouŶĐil ƌeƋuests that the plat Ŷaŵe ƌeŵaiŶs ĐoŶstaŶt thƌoughout all deǀelopŵeŶt appliĐatioŶs. Please
giǀe Đaƌeful ĐoŶsideƌatioŶ to LJouƌ plat Ŷaŵe ǁith speĐial atteŶtioŶ to uŶiƋueŶess, as it ǁill ďe used ďLJ the CitLJ thƌough
at least the fiŶal plat appliĐatioŶ.
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PRELIMINARY PLANNED URBAN DEVELOPMENT
TIME FRAME
The aǀeƌage tiŵe fƌaŵe foƌ pƌoĐessiŶg of a PƌeliŵiŶaƌLJ PlaŶŶed UƌďaŶ DeǀelopŵeŶt appliĐatioŶ is tLJpiĐallLJ ϭϮ ǁeeks,
aŶd the deĐisioŶ is issued ďLJ the HeaƌiŶg EdžaŵiŶeƌ. This tiŵe fƌaŵe assuŵes Ŷo appeals aƌe filed. As a TLJpe ϯ
appliĐatioŶ it ƌeƋuiƌes puďliĐ ŶotiĐe ǁhiĐh pƌoǀides aŶ oppoƌtuŶitLJ foƌ puďliĐ ĐoŵŵeŶts pƌioƌ to a deĐisioŶ.
ADDITIONAL PERMITS
AdditioŶal peƌŵits fƌoŵ otheƌ ageŶĐies ŵaLJ ďe ƌeƋuiƌed. It is the appliĐaŶt’s ƌespoŶsiďilitLJ to oďtaiŶ these otheƌ
appƌoǀals. IŶfoƌŵatioŶ ƌegaƌdiŶg these otheƌ ƌeƋuiƌeŵeŶts ŵaLJ ďe fouŶd at https://apps.oƌia.ǁa.goǀ/opas/
SOME KEY THINGS TO REMEMBER
ϭ. CitLJ Staff oƌ otheƌ ageŶĐies ŵaLJ ƌeƋuest additioŶal iŶfoƌŵatioŶ duƌiŶg the ƌeǀieǁ aŶd deĐisioŶ-ŵakiŶg pƌoĐess.
Ϯ. It is iŵpoƌtaŶt that the appliĐaŶt suďŵit the ƌeƋuested ŵateƌial ƋuiĐklLJ to aǀoid delaLJs iŶ the pƌoĐess.
ϯ. AŶLJ tiŵe speŶt gatheƌiŶg data aŶd/oƌ additioŶal ĐitLJ ƌeǀieǁ peƌiod ǁill iŶĐƌease the tiŵe ƌeƋuiƌed to pƌoĐess the
appliĐatioŶ.
SUBMITTAL REQUIREMENTS
The suďŵittal ĐheĐklist is Ŷot aŶ edžhaustiǀe list of suďŵittal ƌeƋuiƌeŵeŶts aŶd ŵaLJ ďe ŵodified iŶ Đases ǁheƌe
additioŶal iŶfoƌŵatioŶ is ƌeƋuiƌed to Đoŵplete the ƌeǀieǁ of aŶ appliĐatioŶ. The appliĐaŶt should ĐoŶtaĐt the assigŶed
PƌojeĐt MaŶageƌ, if theƌe aƌe aŶLJ ƋuestioŶs ƌegaƌdiŶg suďŵittal ƌeƋuiƌeŵeŶts.
All appliĐatioŶ ŵateƌials ƌeƋuiƌed uŶless ǁaiǀed ďLJ CitLJ Staff.
ϭ. Pƌe-AppliĐatioŶ MeetiŶg SuŵŵaƌLJ: If the appliĐatioŶ ǁas ƌeǀieǁed at a ͞pƌe-appliĐatioŶ ŵeetiŶg͟.
Ϯ. Waiǀeƌ Foƌŵ: A Waiǀeƌ Foƌŵ ǁill ďe pƌoǀided to LJou ďLJ CitLJ Staff duƌiŶg the Pƌe-Suďŵittal Reǀieǁ. The Waiǀeƌ
Foƌŵ should ďe suďŵitted ǁith the laŶd use appliĐatioŶ.
ϯ. LaŶd Use Peƌŵit Masteƌ AppliĐatioŶ Foƌŵ: The appliĐatioŶ ŵust haǀe Ŷotaƌized sigŶatuƌes of ALL ĐuƌƌeŶt
pƌopeƌtLJ oǁŶeƌs listed oŶ the Title Repoƌt. If the pƌopeƌtLJ oǁŶeƌ is a ĐoƌpoƌatioŶ, the authoƌized ƌepƌeseŶtatiǀe
ŵust attaĐh pƌoof of sigŶiŶg authoƌitLJ oŶ ďehalf of the ĐoƌpoƌatioŶ. The legal desĐƌiptioŶ of the pƌopeƌtLJ ŵust ďe
attaĐhed to the appliĐatioŶ foƌŵ.
ϰ. Fees: The appliĐatioŶ ŵust ďe aĐĐoŵpaŶied ďLJ the ƌeƋuiƌed appliĐatioŶ fee ;see Fee SĐheduleͿ. Please Đall ϰϮϱ-
ϰϯϬ-ϳϮϵϰ to ǀeƌifLJ the edžaĐt aŵouŶt ƌeƋuiƌed. CheĐks should ďe ŵade out to the CitLJ of ReŶtoŶ aŶd ĐaŶŶot ďe
aĐĐepted foƌ oǀeƌ the total fee aŵouŶt. Cƌedit Đaƌds ŵaLJ also ďe used to paLJ ƌeƋuiƌed appliĐatioŶ fees. Fees aƌe
paid at Cashieƌ oŶ the ϭst Flooƌ CitLJ Hall.
ϱ. PƌojeĐt Naƌƌatiǀe: A Đleaƌ aŶd ĐoŶĐise desĐƌiptioŶ aŶd suŵŵaƌLJ of the pƌoposed pƌojeĐt, iŶĐludiŶg the
folloǁiŶg:
a. PƌojeĐt Ŷaŵe, size aŶd loĐatioŶ of site;
ď. ZoŶiŶg desigŶatioŶ of the site aŶd adjaĐeŶt pƌopeƌties;
Đ. CuƌƌeŶt use of the site aŶd aŶLJ edžistiŶg iŵpƌoǀeŵeŶts;
d. SpeĐial site featuƌes ;i.e., ǁetlaŶds, ǁateƌ ďodies, steep slopesͿ;
e. StateŵeŶt addƌessiŶg soil tLJpe aŶd dƌaiŶage ĐoŶditioŶs;
f. Pƌoposed use of the pƌopeƌtLJ aŶd sĐope of the pƌoposed deǀelopŵeŶt ;i.e., height, sƋuaƌe footage, lot
Đoǀeƌage, paƌkiŶg, aĐĐess, etĐ.Ϳ;
g. Pƌoposed off-site iŵpƌoǀeŵeŶts ;i.e., iŶstallatioŶ of sideǁalks, fiƌe hLJdƌaŶts, seǁeƌ ŵaiŶ, etĐ.Ϳ;
h. Total estiŵated ĐoŶstƌuĐtioŶ Đost aŶd estiŵated faiƌ ŵaƌket ǀalue of the pƌoposed pƌojeĐt;
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PRELIMINARY PLANNED URBAN DEVELOPMENT
i. Estiŵated ƋuaŶtities aŶd tLJpe of ŵateƌials iŶǀolǀed if aŶLJ fill oƌ edžĐaǀatioŶ is pƌoposed;
j. Nuŵďeƌ, tLJpe aŶd size of tƌees to ďe ƌeŵoǀed;
k. EdžplaŶatioŶ of aŶLJ laŶd to ďe dediĐated to the CitLJ; aŶd
l. Foƌ shoƌeliŶe appliĐatioŶs oŶlLJ:
• Naŵe of adjaĐeŶt ǁateƌ aƌea oƌ ǁetlaŶds,
• Natuƌe of edžistiŶg shoƌeliŶe – desĐƌiďe:
TLJpe of shoƌeliŶe ;i.e., lake, stƌeaŵ, lagooŶ, ŵaƌsh, ďog, floodplaiŶ, floodǁaLJͿ;
TLJpe of ďeaĐh ;i.e., aĐĐƌetioŶ, eƌosioŶ, high ďaŶk-loǁ ďaŶkͿ;
TLJpe of ŵateƌial ;i.e., saŶd, gƌaǀel, ŵud, ĐlaLJ, ƌoĐk, ƌipƌapͿ; aŶd
The edžteŶt aŶd tLJpe of aŶLJ ďulkheadiŶg, aŶd
• The Ŷuŵďeƌ aŶd loĐatioŶ of stƌuĐtuƌes aŶd/oƌ ƌesideŶtial uŶits ;edžistiŶg aŶd poteŶtialͿ ǁhiĐh ŵight
haǀe ǀieǁs oďstƌuĐted as a ƌesult of the pƌoposed pƌojeĐt; aŶd
ŵ. The pƌoposed Ŷuŵďeƌ, size, aŶd deŶsitLJ of the Ŷeǁ lots, foƌ suďdiǀisioŶ appliĐatioŶs oŶlLJ.
ϲ. EŶǀiƌoŶŵeŶtal CheĐklist: The staŶdaƌd State of WashiŶgtoŶ foƌŵ ƌeƋuiƌed uŶdeƌ WAC ϭϵϳ-ϭϭ-ϳϰϮ aŶd ϭϵϳ-ϭϭ-
ϵϲϬ.
ϳ. PƌojeĐt SeƋueŶĐiŶg PlaŶ: A Ŷaƌƌatiǀe that outliŶes ǁhat oƌdeƌ deǀelopŵeŶt phases ǁill ďe ďuilt iŶ aŶd at ǁhat
estiŵated tiŵes theLJ ǁill ďe deǀeloped ǁithiŶ the life of the assoĐiated Masteƌ PlaŶ. ;Oƌd. ϱϬϮϴ, ϭϭ-Ϯϰ-ϮϬϬϯͿ.
ϴ. RezoŶe, VaƌiaŶĐe, ModifiĐatioŶ, oƌ CoŶditioŶal Use JustifiĐatioŶ: Please ĐoŶtaĐt the PlaŶŶiŶg DiǀisioŶ to
deteƌŵiŶe ǁhetheƌ LJouƌ pƌojeĐt pƌoposal tƌiggeƌs aŶLJ additioŶal laŶd use peƌŵits. If so, additioŶal iŶfoƌŵatioŶ ŵaLJ
ďe ƌeƋuiƌed.
ϵ. DeŶsitLJ Woƌksheet This ĐaŶ ďe fouŶd oŶ the CitLJ’s ǁeďsite: https://edoĐs.ƌeŶtoŶǁa.goǀ/DoĐuŵeŶts/
DoĐVieǁ.aspdž?id=ϴϰϲϭϵϭϱ&dďid=Ϭ&ƌepo=CitLJofReŶtoŶ
ϭϬ. CoŶstƌuĐtioŶ MitigatioŶ DesĐƌiptioŶ: Please pƌoǀide a ǁƌitteŶ Ŷaƌƌatiǀe addƌessiŶg eaĐh of the folloǁiŶg:
a. Pƌoposed ĐoŶstƌuĐtioŶ dates ;ďegiŶ aŶd eŶd datesͿ
ď. Houƌs aŶd daLJs of opeƌatioŶ
Đ. Pƌoposed hauliŶg/tƌaŶspoƌtatioŶ ƌoutes
d. Measuƌes to ďe iŵpleŵeŶted to ŵiŶiŵize dust, tƌaffiĐ aŶd tƌaŶspoƌtatioŶ iŵpaĐts, eƌosioŶ, ŵud, Ŷoise,
aŶd otheƌ Ŷodžious ĐhaƌaĐteƌistiĐs
e. AŶLJ speĐial houƌs pƌoposed foƌ ĐoŶstƌuĐtioŶ oƌ hauliŶg ;i.e. ǁeekeŶds, late ŶightsͿ
f. PƌeliŵiŶaƌLJ tƌaffiĐ ĐoŶtƌol plaŶ
Note: If LJouƌ pƌojeĐt ƌeƋuiƌes the use of ĐƌaŶes, please ĐoŶtaĐt the CitLJ’s Aiƌpoƌt MaŶageƌ at ϰϮϱ- ϰϯϬ-ϳϰϳϭ to
deteƌŵiŶe ǁhetheƌ Fedeƌal AǀiatioŶ AdŵiŶistƌatioŶ ;FAAͿ ŶotifiĐatioŶ ǁill ďe ƌeƋuiƌed.
ϭϭ. UƌďaŶ DesigŶ RegulatioŶs Reǀieǁ PaĐket: A set of suďŵissioŶ ŵateƌials ƌeƋuiƌed foƌ pƌojeĐts suďjeĐt to the
UƌďaŶ DesigŶ RegulatioŶs iŶ RMC ϰ-ϯ-ϭϬϬ:
a. Site plaŶ, laŶd use ƌeǀieǁ;
ď. EleǀatioŶs, aƌĐhiteĐtuƌal;
Đ. Flooƌ plaŶs geŶeƌal;
d. Naƌƌatiǀe outliŶiŶg hoǁ the appliĐaŶt’s pƌoposal addƌesses the CitLJ’s UƌďaŶ DesigŶ RegulatioŶs.
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PRELIMINARY PLANNED URBAN DEVELOPMENT
Note: UƌďaŶ DesigŶ RegulatioŶ CheĐk List ĐaŶ ďe fouŶd at https://ǁǁǁ.ĐodepuďlishiŶg.Đoŵ/WA/ReŶtoŶ/htŵl/
ReŶtoŶϬϰ/ReŶtoŶϬϰϬϯ/ReŶtoŶϬϰϬϯϭϬϬ.htŵl
ϭϮ. StateŵeŶt AddƌessiŶg PƌojeĐt’s CoŵpliaŶĐe With EaĐh of the FolloǁiŶg DeĐisioŶ Cƌiteƌia: Please pƌoǀide a
stateŵeŶt desĐƌiďiŶg CitLJ Code pƌoǀisioŶs to ďe ŵodified aŶd addƌess the folloǁiŶg Đƌiteƌia:
a. DeŵoŶstƌatioŶ of CoŵpliaŶĐe aŶd SupeƌioƌitLJ ReƋuiƌed: AppliĐaŶts ŵust deŵoŶstƌate that a pƌoposed
deǀelopŵeŶt is iŶ ĐoŵpliaŶĐe ǁith the puƌposes of this SeĐtioŶ aŶd ǁith the CoŵpƌeheŶsiǀe PlaŶ, that the
pƌoposed deǀelopŵeŶt ǁill ďe supeƌioƌ to that ǁhiĐh ǁould ƌesult ǁithout a plaŶŶed uƌďaŶ deǀelopŵeŶt,
aŶd that the deǀelopŵeŶt ǁill Ŷot ďe uŶdulLJ detƌiŵeŶtal to suƌƌouŶdiŶg pƌopeƌties.
ď. PuďliĐ BeŶefit ReƋuiƌed: IŶ additioŶ, appliĐaŶts shall deŵoŶstƌate that a pƌoposed deǀelopŵeŶt ǁill
pƌoǀide speĐifiĐallLJ ideŶtified ďeŶefits that ĐleaƌlLJ outǁeigh aŶLJ adǀeƌse iŵpaĐts oƌ uŶdesiƌaďle effeĐts of
the pƌoposed plaŶŶed uƌďaŶ deǀelopŵeŶt, paƌtiĐulaƌlLJ those adǀeƌse aŶd uŶdesiƌaďle iŵpaĐts to
suƌƌouŶdiŶg pƌopeƌties, aŶd that the pƌoposed deǀelopŵeŶt ǁill pƌoǀide oŶe oƌ ŵoƌe of the folloǁiŶg
ďeŶefits thaŶ ǁould ƌesult fƌoŵ the deǀelopŵeŶt of the suďjeĐt site ǁithout the pƌoposed plaŶŶed uƌďaŶ
deǀelopŵeŶt:
• CƌitiĐal Aƌeas: PƌoteĐts ĐƌitiĐal aƌeas that ǁould Ŷot ďe pƌoteĐted otheƌǁise to the saŵe degƌee as
ǁithout a plaŶŶed uƌďaŶ deǀelopŵeŶt; oƌ
• Natuƌal Featuƌes: Pƌeseƌǀes, eŶhaŶĐes, oƌ ƌehaďilitates Ŷatuƌal featuƌes of the suďjeĐt pƌopeƌtLJ, suĐh
as sigŶifiĐaŶt ǁoodlaŶds, Ŷatiǀe ǀegetatioŶ, topogƌaphLJ, oƌ ŶoŶĐƌitiĐal aƌea ǁildlife haďitats, Ŷot
otheƌǁise ƌeƋuiƌed ďLJ otheƌ CitLJ ƌegulatioŶs; oƌ
• PuďliĐ FaĐilities: Pƌoǀides puďliĐ faĐilities that Đould Ŷot ďe ƌeƋuiƌed ďLJ the CitLJ foƌ deǀelopŵeŶt of the
suďjeĐt pƌopeƌtLJ ǁithout a plaŶŶed uƌďaŶ deǀelopŵeŶt; oƌ
• Use of SustaiŶaďle DeǀelopŵeŶt TeĐhŶiƋues: DesigŶ ǁhiĐh ƌesults iŶ a sustaiŶaďle deǀelopŵeŶt; suĐh
as LEED ĐeƌtifiĐatioŶ, eŶeƌgLJ effiĐieŶĐLJ, use of alteƌŶatiǀe eŶeƌgLJ ƌesouƌĐes, loǁ iŵpaĐt deǀelopŵeŶt
teĐhŶiƋues ďeLJoŶd that ƌeƋuiƌed ďLJ the SuƌfaĐe Wateƌ DesigŶ MaŶual, etĐ.; oƌ
• Oǀeƌall DesigŶ: Pƌoǀides a plaŶŶed uƌďaŶ deǀelopŵeŶt desigŶ that is supeƌioƌ to the desigŶ that ǁould
ƌesult fƌoŵ deǀelopŵeŶt of the suďjeĐt pƌopeƌtLJ ǁithout a plaŶŶed uƌďaŶ deǀelopŵeŶt. A supeƌioƌ
desigŶ ŵaLJ iŶĐlude the folloǁiŶg:
OpeŶ SpaĐe/ReĐƌeatioŶ:
i. Pƌoǀides iŶĐƌeased opeŶ spaĐe oƌ ƌeĐƌeatioŶal faĐilities ďeLJoŶd staŶdaƌd Đode ƌeƋuiƌeŵeŶts
aŶd ĐoŶsideƌed eƋuiǀaleŶt to featuƌes that ǁould offset paƌk ŵitigatioŶ fees iŶ ResolutioŶ
ϯϬϴϮ; aŶd
ii. Pƌoǀides a ƋualitLJ eŶǀiƌoŶŵeŶt thƌough eitheƌ passiǀe oƌ aĐtiǀe ƌeĐƌeatioŶ faĐilities aŶd
attƌaĐtiǀe ĐoŵŵoŶ aƌeas, iŶĐludiŶg aĐĐessiďilitLJ to ďuildiŶgs fƌoŵ paƌkiŶg aƌeas aŶd puďliĐ
ǁalkǁaLJs; oƌ
CiƌĐulatioŶ/SĐƌeeŶiŶg: Pƌoǀides supeƌioƌ ĐiƌĐulatioŶ patteƌŶs oƌ loĐatioŶ oƌ sĐƌeeŶiŶg of paƌkiŶg
faĐilities; oƌ
LaŶdsĐapiŶg/SĐƌeeŶiŶg: Pƌoǀides supeƌioƌ laŶdsĐapiŶg, ďuffeƌiŶg, oƌ sĐƌeeŶiŶg iŶ oƌ aƌouŶd the
pƌoposed plaŶŶed uƌďaŶ deǀelopŵeŶt; pƌoǀided, ĐoŵŵoŶ opeŶ spaĐe ĐoŶtaiŶiŶg Ŷatuƌal featuƌes
ŵaLJ ďe left uŶiŵpƌoǀed; oƌ ;Oƌd. ϱϵϭϳ, ϭϮ-ϭϬ-ϮϬϭϴͿ
Site aŶd BuildiŶg DesigŶ: Pƌoǀides supeƌioƌ aƌĐhiteĐtuƌal desigŶ, plaĐeŵeŶt, ƌelatioŶship oƌ
oƌieŶtatioŶ of stƌuĐtuƌes, oƌ use of solaƌ eŶeƌgLJ; oƌ
AlleLJs: Pƌoǀides alleLJs foƌ pƌoposed detaĐhed oƌ attaĐhed uŶits ǁith iŶdiǀidual, pƌiǀate gƌouŶd
ƌelated eŶtƌies. ;Oƌd. ϱϱϮϬ, ϭϮ-ϭϰ-ϮϬϬϵ; Oƌd. ϱϱϳϭ, ϭϭ-ϭϱ-ϮϬϭϬ; Oƌd. ϱϴϮϴ, ϭϮ-ϭϮ-ϮϬϭϲͿ
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PRELIMINARY PLANNED URBAN DEVELOPMENT
Đ. AdditioŶal Reǀieǁ Cƌiteƌia: A pƌoposed plaŶŶed uƌďaŶ deǀelopŵeŶt shall also ďe ƌeǀieǁed foƌ ĐoŶsisteŶĐLJ
ǁith all of the folloǁiŶg Đƌiteƌia:
• BuildiŶg aŶd Site DesigŶ:
Peƌiŵeteƌ: Size, sĐale, ŵass, ĐhaƌaĐteƌ aŶd aƌĐhiteĐtuƌal desigŶ aloŶg the plaŶŶed uƌďaŶ
deǀelopŵeŶt peƌiŵeteƌ pƌoǀide a suitaďle tƌaŶsitioŶ to adjaĐeŶt oƌ aďuttiŶg loǁeƌ deŶsitLJ/
iŶteŶsitLJ zoŶes. Mateƌials shall ƌeduĐe the poteŶtial foƌ light aŶd glaƌe.
IŶteƌioƌ DesigŶ: Pƌoŵotes a ĐooƌdiŶated site aŶd ďuildiŶg desigŶ. BuildiŶgs iŶ gƌoups should ďe
ƌelated ďLJ ĐooƌdiŶated ŵateƌials aŶd ƌoof stLJles, ďut ĐoŶtƌast should ďe pƌoǀided thƌoughout a site
ďLJ the use of ǀaƌied ŵateƌials, aƌĐhiteĐtuƌal detailiŶg, ďuildiŶg oƌieŶtatioŶ oƌ housiŶg tLJpe; e.g.,
siŶgle faŵilLJ, toǁŶhouses, flats, etĐ. ;Oƌd. ϱϱϮϬ, ϭϮ-ϭϰ-ϮϬϬϵͿ
• CiƌĐulatioŶ:
Pƌoǀides suffiĐieŶt stƌeets aŶd pedestƌiaŶ faĐilities. The plaŶŶed uƌďaŶ deǀelopŵeŶt shall haǀe
suffiĐieŶt pedestƌiaŶ aŶd ǀehiĐle aĐĐess ĐoŵŵeŶsuƌate ǁith the loĐatioŶ, size aŶd deŶsitLJ of the
pƌoposed deǀelopŵeŶt. All puďliĐ aŶd pƌiǀate stƌeets shall aĐĐoŵŵodate eŵeƌgeŶĐLJ ǀehiĐle aĐĐess
aŶd the tƌaffiĐ deŵaŶd Đƌeated ďLJ the deǀelopŵeŶt as doĐuŵeŶted iŶ a tƌaffiĐ aŶd ĐiƌĐulatioŶ
ƌepoƌt appƌoǀed ďLJ the CitLJ. VehiĐle aĐĐess shall Ŷot ďe uŶdulLJ detƌiŵeŶtal to adjaĐeŶt aƌeas.
Pƌoŵotes safetLJ thƌough suffiĐieŶt sight distaŶĐe, sepaƌatioŶ of ǀehiĐles fƌoŵ pedestƌiaŶs, liŵited
dƌiǀeǁaLJs oŶ ďusLJ stƌeets, aǀoidaŶĐe of diffiĐult tuƌŶiŶg patteƌŶs, aŶd ŵiŶiŵizatioŶ of steep
gƌadieŶts.
PƌoǀisioŶ of a sLJsteŵ of ǁalkǁaLJs ǁhiĐh tie ƌesideŶtial aƌeas to ƌeĐƌeatioŶal aƌeas, tƌaŶsit, puďliĐ
ǁalkǁaLJs, sĐhools, aŶd ĐoŵŵeƌĐial aĐtiǀities.
Pƌoǀides safe, effiĐieŶt aĐĐess foƌ eŵeƌgeŶĐLJ ǀehiĐles.
• IŶfƌastƌuĐtuƌe aŶd SeƌǀiĐes: Pƌoǀides utilitLJ seƌǀiĐes, eŵeƌgeŶĐLJ seƌǀiĐes, aŶd otheƌ iŵpƌoǀeŵeŶts,
edžistiŶg aŶd pƌoposed, ǁhiĐh aƌe suffiĐieŶt to seƌǀe the deǀelopŵeŶt.
• Clusteƌs oƌ BuildiŶg Gƌoups aŶd OpeŶ SpaĐe: AŶ appeaƌaŶĐe of opeŶŶess Đƌeated ďLJ ĐlusteƌiŶg,
sepaƌatioŶ of ďuildiŶg gƌoups, aŶd thƌough the use of ǁell-desigŶed opeŶ spaĐe aŶd laŶdsĐapiŶg, oƌ a
ƌeduĐtioŶ iŶ aŵouŶt of iŵpeƌǀious suƌfaĐes Ŷot otheƌǁise ƌeƋuiƌed.
• PƌiǀaĐLJ aŶd BuildiŶg SepaƌatioŶ: Pƌoǀides iŶteƌŶal pƌiǀaĐLJ ďetǁeeŶ dǁelliŶg uŶits, aŶd edžteƌŶal pƌiǀaĐLJ
foƌ adjaĐeŶt aŶd aďuttiŶg dǁelliŶg uŶits. EaĐh ƌesideŶtial oƌ ŵidžed use deǀelopŵeŶt shall pƌoǀide
ǀisual aŶd aĐoustiĐal pƌiǀaĐLJ foƌ dǁelliŶg uŶits aŶd suƌƌouŶdiŶg pƌopeƌties. FeŶĐes, iŶsulatioŶ, ǁalks,
ďaƌƌieƌs, aŶd laŶdsĐapiŶg aƌe used, as appƌopƌiate, foƌ the pƌoteĐtioŶ aŶd aesthetiĐ eŶhaŶĐeŵeŶt of
the pƌopeƌtLJ, the pƌiǀaĐLJ of site oĐĐupaŶts aŶd suƌƌouŶdiŶg pƌopeƌties, aŶd foƌ sĐƌeeŶiŶg of stoƌage,
ŵeĐhaŶiĐal oƌ otheƌ appƌopƌiate aƌeas, aŶd foƌ the ƌeduĐtioŶ of Ŷoise. WiŶdoǁs aƌe plaĐed at suĐh a
height oƌ loĐatioŶ oƌ sĐƌeeŶed to pƌoǀide suffiĐieŶt pƌiǀaĐLJ. SuffiĐieŶt light aŶd aiƌ aƌe pƌoǀided to eaĐh
dǁelliŶg uŶit. ;Oƌd. ϱϲϳϲ, ϭϮ-ϯ-ϮϬϭϮͿ
• BuildiŶg OƌieŶtatioŶ: Pƌoǀides ďuildiŶgs oƌieŶted to eŶhaŶĐe ǀieǁs fƌoŵ ǁithiŶ the site ďLJ takiŶg
adǀaŶtage of topogƌaphLJ, ďuildiŶg loĐatioŶ aŶd stLJle.
• PaƌkiŶg Aƌea DesigŶ: Pƌoǀides paƌkiŶg aƌeas that aƌe ĐoŵpleŵeŶted ďLJ laŶdsĐapiŶg aŶd Ŷot desigŶed
iŶ loŶg ƌoǁs. The size of paƌkiŶg aƌeas is ŵiŶiŵized iŶ ĐoŵpaƌisoŶ to tLJpiĐal desigŶs, aŶd eaĐh aƌea
ƌelated to the gƌoup of ďuildiŶgs seƌǀed. The desigŶ pƌoǀides foƌ effiĐieŶt use of paƌkiŶg, aŶd shaƌed
paƌkiŶg faĐilities ǁheƌe appƌopƌiate. ;Oƌd. ϱϱϳϭ, ϭϭ-ϭϱ-ϮϬϭϬͿ
• PhasiŶg: EaĐh phase of the pƌoposed deǀelopŵeŶt ĐoŶtaiŶs the ƌeƋuiƌed paƌkiŶg spaĐes, opeŶ spaĐe,
ƌeĐƌeatioŶ spaĐes, laŶdsĐapiŶg aŶd utilities ŶeĐessaƌLJ foƌ ĐƌeatiŶg aŶd sustaiŶiŶg a desiƌaďle aŶd staďle
eŶǀiƌoŶŵeŶt, so that eaĐh phase, togetheƌ ǁith pƌeǀious phases, ĐaŶ staŶd aloŶe.
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PRELIMINARY PLANNED URBAN DEVELOPMENT
d. CoŵpliaŶĐe ǁith DeǀelopŵeŶt StaŶdaƌds: EaĐh plaŶŶed uƌďaŶ deǀelopŵeŶt shall deŵoŶstƌate
ĐoŵpliaŶĐe ǁith the deǀelopŵeŶt staŶdaƌds ĐoŶtaiŶed iŶ suďseĐtioŶ E of this SeĐtioŶ, the uŶdeƌlLJiŶg zoŶe,
aŶd aŶLJ oǀeƌlaLJ distƌiĐts; uŶless a ŵodifiĐatioŶ foƌ a speĐifiĐ deǀelopŵeŶt staŶdaƌd has ďeeŶ ƌeƋuested
puƌsuaŶt to suďseĐtioŶ BϮ of this SeĐtioŶ. ;Oƌd. ϱϭϱϯ, ϵ-Ϯϲ-ϮϬϬϱ; Oƌd. ϱϱϳϭ, ϭϭ-ϭϱ-ϮϬϭϬͿ
ϭϯ. Plat CeƌtifiĐate oƌ Title Repoƌt: Please pƌoǀide a ĐuƌƌeŶt Plat CeƌtifiĐate oƌ Title Repoƌt oďtaiŶed fƌoŵ a title
ĐoŵpaŶLJ doĐuŵeŶtiŶg the oǁŶeƌship aŶd title of all iŶteƌested paƌties iŶ the plat, suďdiǀisioŶ, oƌ dediĐatioŶ aŶd
listiŶg all eŶĐuŵďƌaŶĐes of the iŶǀolǀed paƌĐel;sͿ. IŶ the Đase of a fiŶal plat, the ĐeƌtifiĐate shall ďe dated ǁithiŶ
foƌtLJ-fiǀe ;ϰϱͿ daLJs pƌioƌ to the appƌoǀal of the fiŶal plat. The Title Repoƌt should iŶĐlude all paƌĐels ďeiŶg
deǀeloped, ďut Ŷo paƌĐels that aƌe Ŷot paƌt of the deǀelopŵeŶt. If the Plat CeƌtifiĐate oƌ Title Repoƌt ƌefeƌeŶĐes
aŶLJ ƌeĐoƌded doĐuŵeŶts ;i.e. easeŵeŶts, dediĐatioŶs, ĐoǀeŶaŶtsͿ the ƌefeƌeŶĐed ƌeĐoƌded doĐuŵeŶt;sͿ ŵust also
ďe pƌoǀided. All easeŵeŶts ƌefeƌeŶĐed iŶ the Plat CeƌtifiĐate ŵust ďe loĐated, ideŶtified ďLJ tLJpe aŶd ƌeĐoƌdiŶg
Ŷuŵďeƌ, aŶd diŵeŶsioŶed oŶ the Site PlaŶ.
ϭϰ. Dƌaft Legal DoĐuŵeŶts: Please pƌoǀide aŶLJ pƌoposed stƌeet dediĐatioŶs, ƌestƌiĐtiǀe ĐoǀeŶaŶts, dƌaft
HoŵeoǁŶeƌs AssoĐiatioŶ, oƌ aŶLJ otheƌ legal doĐuŵeŶts peƌtaiŶiŶg to the deǀelopŵeŶt aŶd use of the pƌopeƌtLJ.
ϭϱ. Pƌoof of KiŶg CouŶtLJ Plat Naŵe ReseƌǀatioŶ: Please pƌoǀide a Plat aŶd CoŶdoŵiŶiuŵ Naŵe ReseƌǀatioŶ
ReƋuest foƌŵ appƌoǀed ďLJ the KiŶg CouŶtLJ ReĐoƌdeƌ’s OffiĐe. The ƌeƋuest foƌŵ ŵaLJ ďe oďtaiŶed fƌoŵ the KiŶg
CouŶtLJ ReĐoƌdeƌ’s OffiĐe ǁeďsite uŶdeƌ Plat aŶd CoŶdoŵiŶiuŵ Naŵe ReseƌǀatioŶ ReƋuest. http://
ǁǁǁ.kiŶgĐouŶtLJ.goǀ/ďusiŶess/ReĐoƌdeƌs/OŶliŶeFoƌŵsaŶdDoĐuŵeŶtStaŶdaƌds.aspdž The ReĐoƌdeƌs OffiĐe Đhaƌges
a $ϱϬ fee foƌ Ŷaŵe ƌeseƌǀatioŶ, aŶd ƌeseƌǀatioŶ of the plat Ŷaŵe edžpiƌes oŶe LJeaƌ afteƌ appƌoǀal.
ϭϲ. Neighďoƌhood Detail Map: Please pƌoǀide a ŵap, dƌaǁŶ at a sĐale of oŶe iŶĐh eƋuals oŶe huŶdƌed feet ;ϭ" =
ϭϬϬ'Ϳ oƌ oŶe iŶĐh eƋuals tǁo huŶdƌed feet ;ϭ" = ϮϬϬ'Ϳ ;oƌ otheƌ sĐale appƌoǀed ďLJ the PlaŶŶiŶg DiǀisioŶ DiƌeĐtoƌ oƌ
desigŶeeͿ. The ŵap shall shoǁ the loĐatioŶ of the suďjeĐt site ƌelatiǀe to the pƌopeƌtLJ ďouŶdaƌies of the
suƌƌouŶdiŶg paƌĐels ǁithiŶ appƌodžiŵatelLJ oŶe thousaŶd feet ;ϭ,ϬϬϬ'Ϳ oƌ appƌodžiŵatelLJ tǁo thousaŶd fiǀe huŶdƌed
feet ;Ϯ,ϱϬϬ'Ϳ foƌ pƌopeƌties oǀeƌ fiǀe ;ϱͿ aĐƌes aŶd ideŶtifLJiŶg the suďjeĐt site ǁith a daƌkeƌ peƌiŵeteƌ liŶe thaŶ that
of suƌƌouŶdiŶg pƌopeƌties. The ŵap shall also shoǁ the pƌopeƌtLJ’s lot liŶes, edžistiŶg laŶd uses, ďuildiŶg outliŶes,
CitLJ ďouŶdaƌies of the CitLJ of ReŶtoŶ ;if appliĐaďleͿ, Ŷoƌth aƌƌoǁ ;oƌieŶted to the top of the plaŶ sheetͿ, gƌaphiĐ
sĐale used foƌ the ŵap, aŶd CitLJ of ReŶtoŶ ;Ŷot KiŶg CouŶtLJͿ stƌeet Ŷaŵes foƌ all stƌeets shoǁŶ. ;Aŵd. Oƌd. ϰϵϲϯ, ϱ
-ϭϯ-ϮϬϬϮͿ
ϭϳ. Affidaǀit of IŶstallatioŶ of PuďliĐ IŶfoƌŵatioŶ SigŶ;sͿ: A Ŷotaƌized stateŵeŶt sigŶed ďLJ the appliĐaŶt of
appliĐaŶt’s ƌepƌeseŶtatiǀe attestiŶg that the ƌeƋuiƌed puďliĐ iŶfoƌŵatioŶ sigŶ;sͿ has ďeeŶ iŶstalled iŶ aĐĐoƌdaŶĐe
ǁith CitLJ Code ƌeƋuiƌeŵeŶts.
ϭϴ. Affidaǀit aŶd PhotogƌaphLJ of IŶstallatioŶ of PuďliĐ OutƌeaĐh SigŶ;sͿ: Please Đoŵplete aŶd pƌoǀide the
attaĐhed Ŷotaƌized affidaǀit attestiŶg the ƌeƋuiƌed puďliĐ outƌeaĐh sigŶ;sͿ has ďeeŶ iŶstalled iŶ aĐĐoƌdaŶĐe ǁith the
CitLJ Code ƌeƋuiƌeŵeŶts. See attaĐhŵeŶt titled ͞PuďliĐ OutƌeaĐh SigŶs͟ foƌ iŶfoƌŵatioŶ aďout the size aŶd loĐatioŶ
ƌeƋuiƌeŵeŶts foƌ puďliĐ outƌeaĐh sigŶs.
ϭϲ. Pƌoof of Neighďoƌhood MeetiŶg: Please pƌoǀide the folloǁiŶg ŵateƌials ǁith the suďŵittal of a Đoŵplete
deǀelopŵeŶt appliĐatioŶ:
a. The ŶotiĐe pƌoǀided to suƌƌouŶdiŶg pƌopeƌtLJ oǁŶeƌs ǁithiŶ thƌee huŶdƌed feet ;300’Ϳ of the pƌoposed
deǀelopŵeŶt site;
ď. The ŵailiŶg list used to seŶd out ŵeetiŶg ŶotiĐes;
Đ. AŶ affidaǀit of ŵailiŶg aŶd postiŶg ŶotiĐe;sͿ;
d. The ŵeetiŶg sigŶ-iŶ sheet;
e. Mateƌials pƌeseŶted at the ŵeetiŶg;
f. Notes of the ŵeetiŶg iŶĐludiŶg a suŵŵaƌLJ of oƌal aŶd ǁƌitteŶ ĐoŵŵeŶts ƌeĐeiǀed; aŶd
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PRELIMINARY PLANNED URBAN DEVELOPMENT
If Ŷo ŵeŵďeƌs of the puďliĐ atteŶded the Ŷeighďoƌhood ŵeetiŶg aŶd/oƌ peƌsoŶs iŶ atteŶdaŶĐe ŵade Ŷo
ĐoŵŵeŶts, the ƌeƋuiƌed suďŵittal ŵateƌials shall ƌefleĐt the aďseŶĐe of ĐoŵŵeŶt, atteŶdaŶĐe, oƌ ďoth.
ϮϬ. Oǀeƌall Plat PlaŶ: If the sĐale of the pƌojeĐt ƌeƋuiƌes ŵultiple plaŶ sheets, please pƌoǀide the eŶtiƌe site plaŶ oŶ
a siŶgle sheet.
Ϯϭ. Plat PlaŶ: A plaŶ, ǁith a tǁo-iŶĐh ;Ϯ"Ϳ ďoƌdeƌ oŶ the left edge aŶd oŶe-half-iŶĐh ;ϭ/Ϯ"Ϳ oŶ all otheƌ sides,
pƌepaƌed ďLJ a State of WashiŶgtoŶ ƌegisteƌed laŶd suƌǀeLJoƌ iŶ aĐĐoƌdaŶĐe ǁith RCW ϭϴ.ϰϯ.ϬϮϬ aŶd/oƌ Đhapteƌ
ϱϴ.ϭϳ RCW, fullLJ diŵeŶsioŶed, dƌaǁŶ at a sĐale of oŶe iŶĐh eƋuals foƌtLJ feet ;ϭ" = ϰϬ'Ϳ oŶ aŶ eighteeŶ iŶĐh ďLJ
tǁeŶtLJ fouƌ iŶĐh ;ϭϴ" dž Ϯϰ"Ϳ plaŶ sheet ;oƌ otheƌ size oƌ sĐale appƌoǀed ďLJ the PlaŶŶiŶg DiǀisioŶ DiƌeĐtoƌ oƌ
desigŶeeͿ aŶd shall iŶĐlude the folloǁiŶg:
a. Naŵe of the pƌoposed pƌeliŵiŶaƌLJ plat oƌ ďiŶdiŶg site plaŶ ;aŶd spaĐe foƌ the futuƌe CitLJ file ŶuŵďeƌsͿ.
ď. Naŵes aŶd addƌesses of the eŶgiŶeeƌ, liĐeŶsed laŶd suƌǀeLJoƌ, aŶd all pƌopeƌtLJ oǁŶeƌs.
Đ. Legal desĐƌiptioŶ of the pƌopeƌtLJ to ďe suďdiǀided.
d. d. Date, gƌaphiĐ sĐale, aŶd Ŷoƌth aƌƌoǁ oƌieŶted to the top of the plaŶ sheet.
e. ViĐiŶitLJ ŵap ;a ƌeduĐed ǀeƌsioŶ of the Ŷeighďoƌhood detail ŵap as defiŶed aďoǀeͿ.
f. DƌaǁiŶg of the suďjeĐt pƌopeƌtLJ ǁith all edžistiŶg aŶd pƌoposed pƌopeƌtLJ liŶes diŵeŶsioŶed. Lots desigŶated
ďLJ Ŷuŵďeƌ ǁithiŶ the aƌea of the lot. TƌaĐts shall ďe siŵilaƌlLJ desigŶated aŶd eaĐh tƌaĐt shall ďe ĐleaƌlLJ
ideŶtified ǁith the oǁŶeƌship aŶd puƌpose. IŶdiĐate the ƌeƋuiƌed LJaƌds ;setďaĐksͿ ǁith dashed liŶes.
g. LoĐatioŶ of the suďjeĐt site ǁith ƌespeĐt to the Ŷeaƌest stƌeet iŶteƌseĐtioŶs ;iŶĐludiŶg iŶteƌseĐtioŶs
opposite the suďjeĐt pƌopeƌtLJͿ, alleLJs aŶd otheƌ ƌights-of-ǁaLJ.
h. Naŵes, loĐatioŶs, tLJpes, ǁidths aŶd otheƌ diŵeŶsioŶs of edžistiŶg aŶd pƌoposed stƌeets, alleLJs, easeŵeŶts,
paƌks, opeŶ spaĐes aŶd ƌeseƌǀatioŶs. ;Oƌd. ϰϱϴϳ, ϯ-ϭϴ-ϭϵϵϲͿ
i. LoĐatioŶ, distaŶĐes fƌoŵ edžistiŶg aŶd Ŷeǁ lot liŶes, aŶd diŵeŶsioŶs of aŶLJ edžistiŶg aŶd pƌoposed
stƌuĐtuƌes, edžistiŶg tƌees oŶ aŶd aďuttiŶg the site, edžistiŶg oƌ pƌoposed feŶĐiŶg oƌ ƌetaiŶiŶg ǁalls,
fƌeestaŶdiŶg sigŶs, aŶd easeŵeŶts.
j. LoĐatioŶ of edžistiŶg ĐoŶditioŶs oŶ oƌ adjaĐeŶt to the site ǁhiĐh Đould hiŶdeƌ deǀelopŵeŶt. IŶĐlude
ďouŶdaƌies of utilitLJ, opeŶ spaĐe, aŶd/oƌ ĐƌitiĐal aƌea;sͿ tƌaĐts, sƋuaƌe footage, aŶd puƌpose stateŵeŶt of
eaĐh tƌaĐt. CleaƌlLJ deliŶeate the ĐƌitiĐal aƌea aŶd ďuffeƌ ďouŶdaƌies ǁithiŶ the tƌaĐt aŶd iŶdiĐate a
diŵeŶsioŶ foƌ ďuffeƌ ǁidth.
k. Flood hazaƌd iŶfoƌŵatioŶ aŶd ďouŶdaƌLJ oŶ the suďdiǀisioŶ dƌaǁiŶg iŶĐludiŶg the Ŷatuƌe, loĐatioŶ,
diŵeŶsioŶs, aŶd eleǀatioŶs of the suďdiǀided aƌea. ;Oƌd. ϰϴϯϱ, ϯ-Ϯϳ-ϮϬϬϬͿ
l. A legeŶd listiŶg the folloǁiŶg iŶĐluded oŶ the fiƌst sheet of the pƌeliŵiŶaƌLJ plat plaŶ:
• i. Total aƌea iŶ aĐƌes;
• ii. Pƌoposed Ŷuŵďeƌ of lots;
• iii. ZoŶiŶg of the suďjeĐt site;
• iǀ. Pƌoposed sƋuaƌe footage iŶ eaĐh lot; aŶd
• ǀ. PeƌĐeŶtage of laŶd iŶ stƌeets aŶd opeŶ spaĐe.
ŵ. AĐĐess aŶd Utilities: IŶdiĐate hoǁ the pƌoposed suďdiǀisioŶ ǁill ďe seƌǀed ďLJ stƌeets aŶd utilities, shoǁ hoǁ
aĐĐess ǁill ďe pƌoǀided to all lots, aŶd the loĐatioŶ of seǁeƌ aŶd ǁateƌ liŶes.
Ŷ. CoŶtouƌs aŶd EleǀatioŶs: Shall iŶĐlude ĐoŶtouƌ aŶd/oƌ eleǀatioŶs ;at fiǀe foot ;ϱ'Ϳ ǀeƌtiĐal iŶteƌǀals
ŵiŶiŵuŵͿ to the edžteŶt ŶeĐessaƌLJ to aĐĐuƌatelLJ pƌediĐt dƌaiŶage ĐhaƌaĐteƌistiĐs of the pƌopeƌtLJ.
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PRELIMINARY PLANNED URBAN DEVELOPMENT
Appƌodžiŵate, estiŵated ĐoŶtouƌ liŶes shall ďe edžteŶded at least oŶe huŶdƌed feet ;ϭϬϬ'Ϳ ďeLJoŶd the
ďouŶdaƌies of the pƌoposed plat.
o. ZoŶiŶg: Shall iŶdiĐate the zoŶiŶg appliĐaďle to the laŶd to ďe platted, suďdiǀided oƌ dediĐated aŶd of the
laŶd adjaĐeŶt aŶd ĐoŶtiguous. ;Oƌd. ϰϵϱϰ, Ϯ-ϭϭ-ϮϬϬϮ; Oƌd. ϱϳϱϳ, ϲ-ϭ-ϮϬϭϱͿ
Foƌ ĐoŵŵeƌĐial/iŶdustƌial pƌopeƌties please also iŶĐlude the folloǁiŶg iŶ the legeŶd:
a. Total aƌea of edžistiŶg iŵpeƌǀious suƌfaĐe;
ď. Total aƌea of edžistiŶg uŶdeǀeloped aƌea;
Đ. SƋuaƌe footage ;ďLJ flooƌ aŶd oǀeƌall totalͿ of eaĐh iŶdiǀidual ďuildiŶg aŶd/oƌ use;
d. BuildiŶg footpƌiŶt aƌea;
e. PeƌĐeŶtage of lot Đoǀeƌed ďLJ ďuildiŶgs aŶd stƌuĐtuƌes;
f. Total aƌea of paǀeŵeŶt ;edžistiŶg to ƌeŵaiŶ aŶd ŶeǁͿ;
g. Total aƌea of laŶdsĐapiŶg;
h. BuildiŶg setďaĐks ;ƌeƋuiƌed aŶd pƌoposedͿ ďetǁeeŶ all stƌuĐtuƌes aŶd pƌopeƌtLJ liŶes;
i. PaƌkiŶg aŶalLJsis peƌ lot iŶĐludiŶg the Ŷuŵďeƌ of paƌkiŶg spaĐes ƌeƋuiƌed aŶd pƌoǀided.
ϮϮ. Flooƌ PlaŶs: Please pƌoǀide a ďasiĐ liŶe dƌaǁiŶg plaŶ of the geŶeƌal ďuildiŶg laLJout shoǁiŶg ǁalls, edžits,
ǁiŶdoǁs, aŶd desigŶated uses iŶdiĐatiŶg the pƌoposed loĐatioŶs of kitĐheŶs, ďaths aŶd flooƌ dƌaiŶs, ďedƌooŵs aŶd
liǀiŶg aƌeas, ǁith suffiĐieŶt detail foƌ CitLJ staff to deteƌŵiŶe if aŶ oil/ǁateƌ sepaƌatoƌ oƌ gƌease iŶteƌĐeptoƌ is
ƌeƋuiƌed aŶd to deteƌŵiŶe siziŶg of side seǁeƌ.
Ϯϯ. LaŶdsĐape PlaŶ, CoŶĐeptual: A fullLJ diŵeŶsioŶed plaŶ, pƌepaƌed ďLJ a laŶdsĐape aƌĐhiteĐt ƌegisteƌed iŶ the
State of WashiŶgtoŶ, a Đeƌtified ŶuƌseƌLJŵaŶ, oƌ otheƌ siŵilaƌlLJ Ƌualified pƌofessioŶal, dƌaǁŶ at the saŵe sĐale as
the pƌojeĐt site plaŶ ;oƌ otheƌ sĐale appƌoǀed ďLJ the CoŵŵuŶitLJ aŶd EĐoŶoŵiĐ DeǀelopŵeŶt AdŵiŶistƌatoƌͿ,
ĐleaƌlLJ iŶdiĐatiŶg the folloǁiŶg:
a. Date, gƌaphiĐ sĐale, aŶd Ŷoƌth aƌƌoǁ;
ď. LoĐatioŶ of pƌoposed ďuildiŶgs, paƌkiŶg aƌeas, aĐĐess aŶd edžistiŶg ďuildiŶgs to ƌeŵaiŶ;
Đ. Naŵes aŶd loĐatioŶs of aďuttiŶg stƌeets aŶd puďliĐ iŵpƌoǀeŵeŶts, iŶĐludiŶg easeŵeŶts;
d. EdžistiŶg aŶd pƌoposed ĐoŶtouƌs at fiǀe foot ;ϱ'Ϳ iŶteƌǀals oƌ less;
e. LoĐatioŶ, size, aŶd puƌpose of plaŶtiŶg aƌeas, iŶĐludiŶg those ƌeƋuiƌed iŶ RMC ϰ-ϰ-ϬϳϬ, LaŶdsĐapiŶg, aŶd
those ƌeƋuiƌed iŶ RMC ϰ-ϯ-ϬϵϬ, ShoƌeliŶe Masteƌ Pƌogƌaŵ RegulatioŶs;
f. LoĐatioŶ aŶd height foƌ pƌoposed ďeƌŵiŶg;
g. LoĐatioŶ aŶd eleǀatioŶs foƌ aŶLJ pƌoposed laŶdsĐape-ƌelated stƌuĐtuƌes suĐh as aƌďoƌs, gazeďos, feŶĐiŶg,
etĐ.;
h. LoĐatioŶ, size, spaĐiŶg aŶd Ŷaŵes of edžistiŶg aŶd pƌoposed shƌuďs, tƌees, gƌouŶd Đoǀeƌs, aŶd deĐoƌatiǀe
ƌoĐkeƌLJ oƌ like laŶdsĐape iŵpƌoǀeŵeŶts iŶ ƌelatioŶship to pƌoposed aŶd edžistiŶg utilities; aŶd
i. The loĐatioŶ, size aŶd speĐies of all pƌoteĐted tƌees oŶ site. PƌoteĐted tƌees shall haǀe the appƌodžiŵate dƌip
liŶe shoǁŶ ;see RMC ϰ-ϰ-ϭϯϬ, Tƌee ReteŶtioŶ aŶd LaŶd CleaƌiŶg RegulatioŶsͿ.
Ϯϰ. PaƌkiŶg, Lot Coǀeƌage, LaŶdsĐapiŶg AŶalLJsis: A listiŶg of the folloǁiŶg iŶfoƌŵatioŶ ;ŵaLJ also ďe iŶĐluded oŶ
the fiƌst sheet of the site plaŶͿ:
a. Total sƋuaƌe footage of the site;
ď. Total sƋuaƌe footage of edžistiŶg aƌea;sͿ of iŵpeƌǀious suƌfaĐiŶg;
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PRELIMINARY PLANNED URBAN DEVELOPMENT
Đ. Total sƋuaƌe footage of edžistiŶg Ŷatuƌal/uŶdeǀeloped aƌea;
d. SƋuaƌe footage ;ďLJ flooƌ aŶd oǀeƌall totalͿ of eaĐh iŶdiǀidual ďuildiŶg aŶd/oƌ use;
e. Total sƋuaƌe footage of the footpƌiŶts of all ďuildiŶgs;
f. PeƌĐeŶtage of lot Đoǀeƌed ďLJ ďuildiŶgs oƌ stƌuĐtuƌes;
g. Total paǀeŵeŶt sƋuaƌe footage, ďoth edžistiŶg paǀeŵeŶt to ƌeŵaiŶ plus Ŷeǁ paǀeŵeŶt pƌoposed to ďe
iŶstalled;
h. SƋuaƌe footage of aŶLJ oŶ-site ǁetlaŶds;
i. PaƌkiŶg aŶalLJsis to iŶĐlude the total Ŷuŵďeƌ of paƌkiŶg spaĐes ƌeƋuiƌed aŶd pƌoǀided, Ŷuŵďeƌ of ĐoŵpaĐt
aŶd ͞ADA aĐĐessiďle͟ spaĐes pƌoǀided, aŶd paƌkiŶg spaĐe diŵeŶsioŶs;
j. SƋuaƌe footage of laŶdsĐapiŶg foƌ eaĐh aƌea, foƌ iŶteƌioƌ paƌkiŶg lot laŶdsĐapiŶg, aŶd total;
k. Alloǁaďle aŶd pƌoposed ďuildiŶg height;
l. BuildiŶg setďaĐks ƌeƋuiƌed ďLJ Code; aŶd
ŵ. Pƌoposed ďuildiŶg setďaĐks. ;Oƌd. ϰϱϴϳ, ϯ-ϭϴ-ϭϵϵϲͿ
Ϯϱ. Site PlaŶ: A siŶgle fullLJ diŵeŶsioŶed plaŶ sheet dƌaǁŶ at a sĐale of oŶe iŶĐh eƋuals tǁeŶtLJ feet ;ϭ" = ϮϬ'Ϳ ;oƌ
otheƌ sĐale appƌoǀed ďLJ the PlaŶŶiŶg DiǀisioŶ DiƌeĐtoƌ oƌ desigŶeeͿ ĐleaƌlLJ iŶdiĐatiŶg the folloǁiŶg:
a. Naŵe of pƌoposed pƌojeĐt;
ď. Date, sĐale, aŶd Ŷoƌth aƌƌoǁ oƌieŶted to the top of the plaŶ sheet;
Đ. DƌaǁiŶg of the suďjeĐt pƌopeƌtLJ ǁith all pƌopeƌtLJ liŶes diŵeŶsioŶed aŶd Ŷaŵes of adjaĐeŶt stƌeets;
d. Widths of all adjaĐeŶt stƌeets aŶd alleLJs;
e. The loĐatioŶ of all edžistiŶg puďliĐ iŵpƌoǀeŵeŶts iŶĐludiŶg, ďut Ŷot liŵited to, Đuƌďs, gutteƌs, sideǁalks,
ŵediaŶ islaŶds, stƌeet tƌees, fiƌe hLJdƌaŶts, utilitLJ poles, etĐ., aloŶg the full pƌopeƌtLJ fƌoŶtage;
f. LoĐatioŶ aŶd diŵeŶsioŶs of edžistiŶg aŶd pƌoposed stƌuĐtuƌes, paƌkiŶg aŶd loadiŶg aƌeas, dƌiǀeǁaLJs,
edžistiŶg tƌees oŶ aŶd aďuttiŶg the site, edžistiŶg oƌ pƌoposed feŶĐiŶg oƌ ƌetaiŶiŶg ǁalls, fƌeestaŶdiŶg sigŶs,
easeŵeŶts, ƌefuse aŶd ƌeĐLJĐliŶg aƌeas, fƌeestaŶdiŶg liƋuid fidžtuƌes, utilitLJ juŶĐtioŶ ďodžes, puďliĐ utilitLJ
tƌaŶsfoƌŵeƌs, stoƌage aƌeas, ďuffeƌ aƌeas, opeŶ spaĐes, aŶd laŶdsĐaped aƌeas;
g. The loĐatioŶ aŶd diŵeŶsioŶs of Ŷatuƌal featuƌes suĐh as stƌeaŵs, lakes, ŵaƌshes aŶd ǁetlaŶds. IŶĐlude
ďouŶdaƌies of utilitLJ, opeŶ spaĐe, aŶd/oƌ ĐƌitiĐal aƌea;sͿ tƌaĐts, sƋuaƌe footage, aŶd puƌpose stateŵeŶt of
eaĐh tƌaĐt. CleaƌlLJ deliŶeate the ĐƌitiĐal aƌea aŶd ďuffeƌ ďouŶdaƌies ǁithiŶ the tƌaĐt aŶd iŶdiĐate a
diŵeŶsioŶ foƌ ďuffeƌ ǁidth;
h. OƌdiŶaƌLJ high ǁateƌ ŵaƌk, edžistiŶg aŶd pƌoposed, aŶd Ŷaŵe of ǁateƌ ďodLJ if appliĐaďle;
i. Foƌ ǁiƌeless ĐoŵŵuŶiĐatioŶ faĐilities, iŶdiĐate tLJpe aŶd loĐatioŶs of edžistiŶg aŶd Ŷeǁ plaŶt ŵateƌials used
to sĐƌeeŶ faĐilitLJ ĐoŵpoŶeŶts aŶd the pƌoposed Đoloƌ;sͿ foƌ the faĐilitLJ;
j. A legeŶd listiŶg the folloǁiŶg ŵust ďe iŶĐluded oŶ oŶe of the site plaŶ sheets:
• Total sƋuaƌe footage of the site,
• SƋuaƌe footage ;ďLJ flooƌ aŶd oǀeƌall totalͿ of eaĐh iŶdiǀidual ďuildiŶg aŶd/oƌ use,
• Total sƋuaƌe footage of all ďuildiŶgs ;footpƌiŶt of eaĐh ďuildiŶgͿ,
• PeƌĐeŶtage of lot Đoǀeƌage,
• SƋuaƌe footage of all laŶdsĐapiŶg ;total, paƌkiŶg lot, aŶd ǁildlife haďitatͿ,
• Alloǁaďle aŶd pƌoposed ďuildiŶg height,
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PRELIMINARY PLANNED URBAN DEVELOPMENT
• BuildiŶg setďaĐks ƌeƋuiƌed ďLJ Code,
• Pƌoposed ďuildiŶg setďaĐks,
• PaƌkiŶg aŶalLJsis, iŶĐludiŶg:
Nuŵďeƌ of stalls ƌeƋuiƌed, ďLJ use; Ŷuŵďeƌ of stalls pƌoǀided, ďLJ use,
Sizes of stalls aŶd aŶgles,
LoĐatioŶ aŶd Ŷuŵďeƌ of haŶdiĐap stalls, ĐoŵpaĐt, eŵploLJee aŶd/oƌ guest paƌkiŶg stalls,
LoĐatioŶ aŶd size of Đuƌď Đuts,
TƌaffiĐ floǁ ǁithiŶ the paƌkiŶg, loadiŶg, aŶd ŵaŶeuǀeƌiŶg aƌeas aŶd iŶgƌess aŶd egƌess,
LoĐatioŶ of ǁheel stops,
LoadiŶg spaĐe,
StaĐkiŶg spaĐe,
LoĐatioŶ aŶd diŵeŶsioŶs of ďiĐLJĐle ƌaĐks, Đaƌpool paƌkiŶg spaĐes, aŶd otheƌ faĐilities desigŶed to
aĐĐoŵŵodate aĐĐess to the site,
SƋuaƌe footage of iŶteƌioƌ paƌkiŶg lot laŶdsĐapiŶg;
k. FootpƌiŶt of all pƌoposed ďuildiŶgs shoǁiŶg the loĐatioŶ of ďuildiŶg eŶtƌaŶĐes, ǁiŶdoǁ opeŶiŶgs, aŶd
laŶdsĐape featuƌes ;ƌeƋuiƌed foƌ UƌďaŶ CeŶteƌ DesigŶ OǀeƌlaLJ DistƌiĐt ƌeǀieǁ paĐket oŶlLJͿ;
l. FootpƌiŶt of all aďuttiŶg aŶd adjaĐeŶt ďuildiŶgs shoǁiŶg the loĐatioŶ of ďuildiŶg eŶtƌaŶĐes, ǁiŶdoǁ
opeŶiŶgs, aŶd laŶdsĐape featuƌes ;ƌeƋuiƌed foƌ UƌďaŶ CeŶteƌ DesigŶ OǀeƌlaLJ DistƌiĐt ƌeǀieǁ paĐket oŶlLJͿ;
ŵ. Foƌ ŶoŶĐoŶfoƌŵiŶg use oƌ stƌuĐtuƌe ƌeďuild appƌoǀal peƌŵits: dƌaǁ oŶ the sĐaled plaŶ the edžaĐt sizes aŶd
loĐatioŶs of edžistiŶg stƌuĐtuƌes aŶd uses, ǁhetheƌ daŵaged oƌ Ŷot; ǁƌite oŶ the sĐaled plaŶ the dates these
stƌuĐtuƌes/uses ǁeƌe estaďlished; oŶ a sepaƌate sheet, ideŶtifLJ the suďjeĐt pƌopeƌtLJ, aďuttiŶg lots aŶd
ďuildiŶgs aŶd list adjaĐeŶt aŶd aďuttiŶg laŶd uses.
Ϯϲ. AƌĐhiteĐtuƌal EleǀatioŶs: A tǁeŶtLJ fouƌ iŶĐh ďLJ thiƌtLJ sidž iŶĐh ;Ϯϰ" dž ϯϲ"Ϳ fullLJ diŵeŶsioŶed aƌĐhiteĐtuƌal
eleǀatioŶ plaŶ dƌaǁŶ at a sĐale of oŶe-fouƌth iŶĐh eƋuals oŶe foot ;ϭ/ϰ" = ϭ'Ϳ oƌ oŶe-eighth iŶĐh eƋuals oŶe foot
;ϭ/ϴ" = ϭ'Ϳ ;oƌ otheƌ size oƌ sĐale appƌoǀed ďLJ the BuildiŶg OffiĐialͿ ĐleaƌlLJ iŶdiĐatiŶg the iŶfoƌŵatioŶ ƌeƋuiƌed ďLJ
the ͞Peƌŵits͟ seĐtioŶ of the ĐuƌƌeŶtlLJ adopted IŶteƌŶatioŶal BuildiŶg Code aŶd Đhapteƌ ϭϵ.Ϯϳ RCW ;State BuildiŶg
Code AĐt, Stateǁide aŵeŶdŵeŶtsͿ, iŶĐludiŶg, ďut Ŷot liŵited to, the folloǁiŶg:
a. EdžistiŶg aŶd pƌoposed gƌouŶd eleǀatioŶs;
ď. EdžistiŶg aǀeƌage gƌade leǀel uŶdeƌŶeath pƌoposed stƌuĐtuƌe;
Đ. Height of edžistiŶg aŶd pƌoposed stƌuĐtuƌes shoǁiŶg fiŶished ƌoof top eleǀatioŶs ďased upoŶ site eleǀatioŶs
foƌ pƌoposed stƌuĐtuƌes aŶd aŶLJ edžistiŶg/aďuttiŶg stƌuĐtuƌes;
d. BuildiŶg ŵateƌials aŶd Đoloƌs iŶĐludiŶg ƌoof, ǁalls, aŶLJ ǁiƌeless ĐoŵŵuŶiĐatioŶ faĐilities, aŶd eŶĐlosuƌes;
e. FeŶĐe oƌ ƌetaiŶiŶg ǁall ŵateƌials, Đoloƌs, aŶd aƌĐhiteĐtuƌal desigŶ;
f. AƌĐhiteĐtuƌal desigŶ of oŶ-site lightiŶg fidžtuƌes; aŶd
g. Cƌoss-seĐtioŶ of ƌoof shoǁiŶg loĐatioŶ aŶd height of ƌooftop eƋuipŵeŶt ;iŶĐludiŶg aiƌ ĐoŶditioŶeƌs,
Đoŵpƌessoƌs, etĐ.Ϳ aŶd pƌoposed sĐƌeeŶiŶg.
h. ReƋuiƌed foƌ the UƌďaŶ CeŶteƌ DesigŶ OǀeƌlaLJ DistƌiĐt ƌeǀieǁ paĐket.
• IdeŶtifLJ ďuildiŶg eleǀatioŶs ďLJ stƌeet Ŷaŵe aŶd oƌieŶtatioŶ, i.e., BuƌŶett Aǀe. ;ǁestͿ eleǀatioŶ.
• Shoǁ the loĐatioŶ of ƌoofliŶes, dooƌs aŶd ǁiŶdoǁ opeŶiŶgs.
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PRELIMINARY PLANNED URBAN DEVELOPMENT
• IŶdiĐate tLJpiĐal detailiŶg aƌouŶd dooƌs, ǁiŶdoǁs aŶd ďalĐoŶies iŶdiĐatiŶg fiŶishes, Đoloƌ aŶd ƌefleĐtiǀitLJ
of glaziŶg.
• IdeŶtifLJ offsets iŶ ǁalls iŶteŶded to ŵeet the ŵiŶiŵuŵ ƌeƋuiƌeŵeŶts foƌ ďuildiŶg ŵodulatioŶ
iŶdiĐatiŶg the aŵouŶt of offset.
• Shoǁ oŶ eaĐh eleǀatioŶ aŶLJ ƌoof top eleŵeŶts suĐh as ŵeĐhaŶiĐal aŶd eleǀatoƌ peŶthouses that
pƌotƌude aďoǀe the paƌapet oƌ peŶetƌate the ƌoof aŶd ǁould ďe ǀisiďle fƌoŵ otheƌ ďuildiŶgs of the
saŵe height.
• Photogƌaphs of pƌoposed ŵateƌials fƌoŵ ŵaŶufaĐtuƌeƌs’ Đatalogues. A ŵateƌials ďoaƌd shoǁiŶg aĐtual
ŵateƌials aŶd Đoloƌs ƌefeƌeŶĐed oŶ the aƌĐhiteĐtuƌal eleǀatioŶs is ƌeĐoŵŵeŶded.
i. ReƋuiƌed foƌ shoƌeliŶe peƌŵits:
• IŶĐlude ŵeasuƌeŵeŶts of the edžistiŶg aŶd pƌoposed eleǀatioŶs of the stƌeaŵ, ƌiǀeƌ oƌ lake ďottoŵ iŶ
ƌelatioŶship to the pƌoposed stƌuĐtuƌe, if the pƌoposed stƌuĐtuƌe is loĐated fullLJ oƌ paƌtiallLJ iŶ, oƌ oǀeƌ,
the ǁateƌ.
• PƌojeĐts edžĐeediŶg thiƌtLJ fiǀe feet ;ϯϱ'Ϳ iŶ height ŵust deŵoŶstƌate ĐoŵpliaŶĐe ǁith the height
ƌeƋuiƌeŵeŶt iŶ RMC ϰ-ϯ-ϬϵϬDϳa.
Ϯϳ. TopogƌaphLJ Map: Please pƌoǀide a ŵap shoǁiŶg the edžistiŶg laŶd ĐoŶtouƌs usiŶg ǀeƌtiĐal iŶteƌǀals of Ŷot ŵoƌe
thaŶ fiǀe feet ;ϱ'Ϳ. Foƌ aŶLJ edžistiŶg ďuildiŶgs the ŵap shall shoǁ the fiŶished flooƌ eleǀatioŶs of eaĐh flooƌ of the
ďuildiŶg.
Ϯϴ. Tƌee ReteŶtioŶ/ LaŶd CleaƌiŶg ;Tƌee IŶǀeŶtoƌLJͿ PlaŶ: Please pƌoǀide a Đoŵpleted tƌee ƌeteŶtioŶ ǁoƌksheet
aĐĐoŵpaŶied ďLJ a full diŵeŶsioŶal plaŶ, dƌaǁŶ ďLJ a Đeƌtified aƌďoƌist oƌ a liĐeŶsed laŶdsĐape aƌĐhiteĐt, ďased oŶ
fiŶished gƌade, dƌaǁŶ at the saŵe sĐale as the pƌojeĐt site plaŶ ǁith the ŶoƌtheƌŶ pƌopeƌtLJ liŶe at the top of the
sheet, ĐleaƌlLJ shoǁiŶg the folloǁiŶg:
a. All pƌopeƌtLJ ďouŶdaƌies aŶd adjaĐeŶt stƌeets, loĐatioŶ aŶd diŵeŶsioŶs of ƌights- of-ǁaLJ, utilitLJ liŶes, fiƌe
hLJdƌaŶts, stƌeet lightiŶg, aŶd easeŵeŶts;
ď. LoĐatioŶ of all aƌeas pƌoposed to ďe Đleaƌed;
Đ. SpeĐies aŶd sizes of ǀegetatioŶ to ďe ƌeŵoǀed, alteƌed oƌ ƌetaiŶed aŶd the ďouŶdaƌies aŶd pƌedoŵiŶaŶt
speĐies of staŶds of tƌees ĐoŶsistiŶg of fiǀe ;ϱͿ oƌ ŵoƌe tƌees. This ƌeƋuiƌeŵeŶt applies oŶlLJ to tƌees sidž iŶĐh
;ϲ"Ϳ Đalipeƌ aŶd laƌgeƌ, fiftLJ fouƌ iŶĐhes ;ϱϰ"Ϳ aďoǀe gƌade, aŶd the loĐatioŶ, size aŶd speĐies of all pƌoteĐted
tƌees oŶ the site;
d. Foƌ tƌees pƌoposed to ďe ƌetaiŶed, a Đoŵplete desĐƌiptioŶ of eaĐh tƌee’s health, ĐoŶditioŶ, aŶd ǀiaďilitLJ;
e. Foƌ tƌees pƌoposed to ďe ƌetaiŶed, a desĐƌiptioŶ of the ŵethod;sͿ used to deteƌŵiŶe the liŵits of
distuƌďaŶĐe ;i.e., ĐƌitiĐal ƌoot zoŶe, ƌoot plate diaŵeteƌ, oƌ a Đase-ďLJ-Đase ďasis desĐƌiptioŶ foƌ iŶdiǀidual
tƌeesͿ;
f. Foƌ tƌees pƌoposed to ďe pƌeseƌǀed ǁithiŶ a tƌee pƌoteĐtioŶ tƌaĐt, aŶLJ speĐial iŶstƌuĐtioŶs foƌ ŵaiŶteŶaŶĐe
;e.g., tƌiŵŵiŶg, gƌouŶd ĐleaƌiŶg, ƌoot pƌuŶiŶg, ŵoŶitoƌiŶg, afteƌĐaƌe, etĐ.Ϳ;
g. Foƌ tƌees Ŷot ǀiaďle foƌ ƌeteŶtioŶ, the ƌeasoŶ;sͿ foƌ ƌeŵoǀal ďased oŶ pooƌ health, high ƌisk of failuƌe due to
stƌuĐtuƌe, defeĐts, uŶaǀoidaďle isolatioŶ ;i.e., high ďloǁ doǁŶ poteŶtialͿ, oƌ uŶsuitaďilitLJ of speĐies, etĐ.,
aŶd foƌ ǁhiĐh Ŷo ƌeasoŶaďle alteƌŶatiǀe aĐtioŶ is possiďle ;pƌuŶiŶg, ĐaďliŶg, etĐ.Ϳ;
h. A desĐƌiptioŶ of the iŵpaĐt of ŶeĐessaƌLJ tƌee ƌeŵoǀal to the ƌeŵaiŶiŶg tƌees, iŶĐludiŶg those iŶ a gƌoǀe oƌ
oŶ aďuttiŶg pƌopeƌties;
i. Foƌ deǀelopŵeŶt appliĐatioŶs, a disĐussioŶ of tiŵiŶg aŶd iŶstallatioŶ of tƌee pƌoteĐtioŶ ŵeasuƌes that ŵust
iŶĐlude feŶĐiŶg aŶd ďe iŶ aĐĐoƌdaŶĐe ǁith the tƌee pƌoteĐtioŶ staŶdaƌds as outliŶed iŶ RMC ϰ-ϰ-ϭϯϬHϵ,
PƌoteĐtioŶ Measuƌes DuƌiŶg CoŶstƌuĐtioŶ;
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PRELIMINARY PLANNED URBAN DEVELOPMENT
j. The suggested loĐatioŶ aŶd speĐies of suppleŵeŶtal tƌees to ďe used ǁheŶ ƌeƋuiƌed. The ƌepoƌt shall
iŶĐlude plaŶtiŶg aŶd ŵaiŶteŶaŶĐe speĐifiĐatioŶs;
k. Futuƌe ďuildiŶg sites aŶd dƌip liŶes of aŶLJ tƌees ǁhiĐh ǁill oǀeƌhaŶg/oǀeƌlap a ĐoŶstƌuĐtioŶ liŶe;
l. LoĐatioŶ aŶd diŵeŶsioŶs of ƌights-of-ǁaLJ, utilitLJ liŶes, fiƌe hLJdƌaŶts, stƌeet lightiŶg, aŶd easeŵeŶts;
ŵ. Wheƌe the dƌip liŶe of a tƌee oǀeƌlaps aŶ aƌea ǁheƌe ĐoŶstƌuĐtioŶ aĐtiǀities ǁill oĐĐuƌ, this shall ďe
iŶdiĐated oŶ the plaŶ;
Ŷ. Foƌ alloǁed aĐtiǀities, iŶĐludiŶg alloǁed edžeŵptioŶs, ŵodifiĐatioŶs, aŶd ǀaƌiaŶĐes, shoǁ all tƌees pƌoposed
to ďe ƌeŵoǀed iŶ pƌioƌitLJ tƌee ƌeteŶtioŶ aƌeas: slopes tǁeŶtLJ fiǀe peƌĐeŶt ;Ϯϱ%Ϳ to thiƌtLJ ŶiŶe peƌĐeŶt
;ϯϵ%Ϳ, high oƌ ǀeƌLJ high laŶdslide hazaƌd aƌeas, aŶd high eƌosioŶ hazaƌd aƌeas;
o. Shoǁ tƌees to ďe ƌeŵoǀed iŶ pƌoteĐted ĐƌitiĐal aƌeas: ǁetlaŶds, ShoƌeliŶes of the State, stƌeaŵs aŶd lakes,
floodǁaLJs, floodplaiŶ slopes foƌtLJ peƌĐeŶt ;ϰϬ%Ϳ oƌ gƌeateƌ, ǀeƌLJ high laŶdslide hazaƌd aƌeas, aŶd ĐƌitiĐal
haďitat if the aĐtiǀitLJ is edžeŵpt oƌ alloǁed ďLJ the ĐƌitiĐal aƌeas ƌegulatioŶs iŶ RMC ϰ-ϯ-ϬϱϬCϯ, EdžeŵptioŶs –
CƌitiĐal Aƌeas aŶd Buffeƌs;
p. Shoǁ all tƌees to ďe ƌetaiŶed iŶ ĐƌitiĐal aƌea ďuffeƌs; aŶd
Ƌ. IŶ all otheƌ aƌeas of the site, tƌees to ďe ƌeŵoǀed ŵaLJ ďe iŶdiĐated geŶeƌallLJ ǁith ĐleaƌiŶg liŵit liŶes edžĐept
foƌ pƌoteĐted tƌees. The loĐatioŶ, size, aŶd speĐies of all pƌoteĐted tƌees oŶ a site shall ďe shoǁŶ. The plaŶ
shall also diffeƌeŶtiate aŶLJ appƌoǀed ƌeplaĐeŵeŶt tƌees fƌoŵ the pƌoteĐted tƌees. ReplaĐeŵeŶt tƌees ŵaLJ
ďe authoƌized iŶ aĐĐoƌdaŶĐe ǁith RMC ϰ-ϰ-ϭϯϬHϭe, ReplaĐeŵeŶt ReƋuiƌeŵeŶts, aŶd the Ŷuŵďeƌ of
ƌeplaĐeŵeŶt tƌees shall ďe deteƌŵiŶed puƌsuaŶt to aŶLJ plaŶŶed ƌeplaŶtiŶg aƌeas iŶ aĐĐoƌdaŶĐe ǁith RMC ϰ
-ϰ-ϭϯϬHϭĐ, CalĐulatiŶg Tƌee ReteŶtioŶ
Ϯϵ. Tƌee ReteŶtioŶ Woƌksheet: Please pƌoǀide a Đoŵpleted CitLJ of ReŶtoŶ tƌee ƌeteŶtioŶ ǁoƌksheet. https://
edoĐs.ƌeŶtoŶǁa.goǀ/DoĐuŵeŶts/ϭ/edoĐ/ϵϱϱϳϴϭ/Tƌee%ϮϬReteŶtioŶ%ϮϬWoƌksheet.pdf
ϯϬ. Aƌďoƌist Repoƌt: Please pƌoǀide a ƌepoƌt pƌepaƌed ďLJ a Đeƌtified aƌďoƌist oƌ liĐeŶsed laŶdsĐape aƌĐhiteĐt that
Đoƌƌelates ǁith the Tƌee ReteŶtioŶ/ LaŶd CleaƌiŶg PlaŶ aŶd ideŶtifies size, speĐies, health, aŶd ƌeasoŶ foƌ aŶLJ
ƌeŵoǀal. The ƌepoƌt shall ideŶtifLJ the liŵits of distuƌďaŶĐe foƌ all ƌetaiŶed tƌees.
ϯϭ. WetlaŶd AssessŵeŶt: A ǁetlaŶd assessŵeŶt iŶĐludes the folloǁiŶg:
a. A desĐƌiptioŶ of the pƌojeĐt aŶd ŵaps at a sĐale Ŷo sŵalleƌ thaŶ oŶe iŶĐh eƋuals tǁo huŶdƌed feet ;ϭ" =
ϮϬϬ'Ϳ shoǁiŶg the eŶtiƌe paƌĐel of laŶd oǁŶed ďLJ the appliĐaŶt aŶd the ǁetlaŶd ďouŶdaƌLJ suƌǀeLJed ďLJ a
Ƌualified suƌǀeLJoƌ, aŶd puƌsuaŶt to RMC ϰ-ϯ-ϬϱϬFϮ, PlaŶs aŶd Studies ReƋuiƌed;
ď. A desĐƌiptioŶ of the ǀegetatiǀe Đoǀeƌ of the ǁetlaŶd aŶd adjaĐeŶt aƌea iŶĐludiŶg ideŶtifiĐatioŶ of the
doŵiŶaŶt plaŶt aŶd aŶiŵal speĐies;
Đ. A site plaŶ foƌ the pƌoposed aĐtiǀitLJ at a sĐale Ŷo sŵalleƌ thaŶ oŶe iŶĐh eƋuals tǁo huŶdƌed feet ;ϭ" = ϮϬϬ'Ϳ
shoǁiŶg the loĐatioŶ, ǁidth, depth aŶd leŶgth of all edžistiŶg aŶd pƌoposed stƌuĐtuƌes, ƌoads, stoƌŵǁateƌ
ŵaŶageŵeŶt faĐilities, seǁage tƌeatŵeŶt aŶd iŶstallatioŶs ǁithiŶ the ǁetlaŶd aŶd its ďuffeƌ;
d. The edžaĐt loĐatioŶs aŶd speĐifiĐatioŶs foƌ all aĐtiǀities assoĐiated ǁith site deǀelopŵeŶt iŶĐludiŶg the tLJpe,
edžteŶt aŶd ŵethod of opeƌatioŶs;
e. EleǀatioŶs of the site aŶd adjaĐeŶt laŶds ǁithiŶ the ǁetlaŶd aŶd its ďuffeƌ at ĐoŶtouƌ iŶteƌǀals of Ŷo gƌeateƌ
thaŶ fiǀe feet ;ϱ'Ϳ oƌ at a ĐoŶtouƌ iŶteƌǀal appƌopƌiate to the site topogƌaphLJ aŶd aĐĐeptaďle to the CitLJ;
f. Top ǀieǁ aŶd tLJpiĐal Đƌoss-seĐtioŶ ǀieǁs of the ǁetlaŶd aŶd its ďuffeƌ to sĐale;
g. The puƌposes of the pƌojeĐt;
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PRELIMINARY PLANNED URBAN DEVELOPMENT
h. SuĐh otheƌ iŶfoƌŵatioŶ as ŵaLJ ďe Ŷeeded ďLJ the CitLJ, iŶĐludiŶg ďut Ŷot liŵited to a studLJ of hazaƌds if
pƌeseŶt oŶ site, the effeĐt of aŶLJ pƌoteĐtiǀe ŵeasuƌes that ŵight ďe takeŶ to ƌeduĐe suĐh hazaƌds; aŶd aŶLJ
otheƌ iŶfoƌŵatioŶ deeŵed ŶeĐessaƌLJ to ǀeƌifLJ ĐoŵpliaŶĐe ǁith the pƌoǀisioŶs of this SeĐtioŶ.
Note: Please pƌoǀide a ŵap aŶd a ƌepoƌt if ANY ǁetlaŶds aƌe loĐated oŶ the suďjeĐt pƌopeƌtLJ oƌ ǁithiŶ ϭϬϬ feet
of the suďjeĐt pƌopeƌtLJ. The ǁetlaŶd ƌepoƌt/ deliŶeatioŶ ŵust ďe pƌepaƌed ďLJ a Ƌualified pƌofessioŶal aŶd
iŶĐlude the iŶfoƌŵatioŶ speĐified iŶ RMC ϰ-ϴ-ϭϮϬD.Ϯϯ. IŶ additioŶ, if aŶLJ alteƌatioŶ to the ǁetlaŶd oƌ ďuffeƌ is
pƌoposed, a ǁetlaŶd ŵitigatioŶ plaŶ is also ƌeƋuiƌed. See RMC ϰ-ϴ-ϭϮϬD.Ϯϯ foƌ plaŶ ĐoŶteŶt ƌeƋuiƌeŵeŶts.
ϯϮ. WetlaŶd MitigatioŶ PlaŶ – PƌeliŵiŶaƌLJ: A pƌeliŵiŶaƌLJ ǁetlaŶd ŵitigatioŶ plaŶ shall iŶĐlude the folloǁiŶg:
a. A site plaŶ deŵoŶstƌatiŶg suffiĐieŶt aƌea foƌ ƌeplaĐeŵeŶt ƌatios;
ď. Pƌoposed plaŶtiŶg sĐheŵe foƌ Đƌeated, ƌestoƌed, aŶd eŶhaŶĐed ǁetlaŶds;
Đ. WƌitteŶ ƌepoƌt, foƌŵatted to eight aŶd oŶe-half iŶĐhes ;ϴ.ϱ"Ϳ ďLJ eleǀeŶ iŶĐhes ;ϭϭ"Ϳ, shall iŶĐlude:
• IdeŶtifLJiŶg diƌeĐt aŶd iŶdiƌeĐt iŵpaĐts of the pƌojeĐt to the ǁetlaŶd aƌea aŶd ǁetlaŶd fuŶĐtioŶs,
eŶǀiƌoŶŵeŶtal goals aŶd oďjeĐtiǀes, aŶd peƌfoƌŵaŶĐe staŶdaƌds, aŶd eǀaluatiŶg alteƌŶatiǀe ŵethods
of deǀelopiŶg the pƌopeƌtLJ usiŶg the folloǁiŶg Đƌiteƌia iŶ this oƌdeƌ:
AǀoidiŶg aŶLJ distuƌďaŶĐes to the ǁetlaŶd oƌ ďuffeƌ;
MiŶiŵiziŶg aŶLJ ǁetlaŶd oƌ ďuffeƌ iŵpaĐts;
CoŵpeŶsatiŶg foƌ aŶLJ ǁetlaŶd oƌ ďuffeƌ iŵpaĐts;
RestoƌiŶg aŶLJ ǁetlaŶds oƌ ďuffeƌ iŵpaĐted oƌ lost teŵpoƌaƌilLJ;
CƌeatiŶg Ŷeǁ ǁetlaŶds aŶd ďuffeƌs foƌ those lost; aŶd
EŶhaŶĐiŶg aŶ edžistiŶg degƌaded ǁetlaŶd to ĐoŵpeŶsate foƌ lost fuŶĐtioŶs aŶd ǀalues, iŶ additioŶ to
ƌestoƌiŶg a ǁetlaŶd oƌ ĐƌeatiŶg a ǁetlaŶd.
• EǀaluatiŶg eaĐh of the ŵitigatioŶ plaŶ Đƌiteƌia fouŶd iŶ RMC ϰ-ϯ-ϬϱϬL.
• Foƌ pƌojeĐts pƌoposiŶg a ƌeduĐtioŶ iŶ ǁetlaŶd ďuffeƌ ǁidth ǁith eŶhaŶĐeŵeŶt, pƌoǀidiŶg a detailed
aŶalLJsis of the pƌojeĐt’s ĐoŵpliaŶĐe ǁith eaĐh of the folloǁiŶg Đƌiteƌia:
The ƌeduĐed ďuffeƌ ǁill fuŶĐtioŶ at a higheƌ leǀel thaŶ the staŶdaƌd ďuffeƌ;
AŶ eŶhaŶĐed ďuffeƌ shall Ŷeǀeƌ ďe less thaŶ seǀeŶtLJ fiǀe peƌĐeŶt ;ϳϱ%Ϳ of the staŶdaƌd ǁidth at its
Ŷaƌƌoǁest poiŶt; aŶd
The ďuffeƌ aƌea has less thaŶ fifteeŶ peƌĐeŶt ;ϭϱ%Ϳ slopes aŶd Ŷo diƌeĐt oƌ iŶdiƌeĐt, shoƌt-teƌŵ oƌ
loŶg-teƌŵ, adǀeƌse iŵpaĐts to ƌegulated ǁetlaŶds, as deteƌŵiŶed ďLJ the CitLJ, ǁill ƌesult fƌoŵ a
ƌegulated aĐtiǀitLJ; aŶd
The pƌoposal shall ƌelLJ upoŶ a site-speĐifiĐ eǀaluatioŶ aŶd doĐuŵeŶtatioŶ of ďuffeƌ adeƋuaĐLJ
ďased upoŶ WetlaŶds iŶ WashiŶgtoŶ State, Voluŵe ϭ: A SLJŶthesis of the SĐieŶĐe ;EĐologLJ
PuďliĐatioŶ No. Ϭϱ-Ϭϲ-ϬϬϲ, MaƌĐh ϮϬϬϱͿ aŶd WetlaŶds iŶ WashiŶgtoŶ State, Voluŵe Ϯ: MaŶagiŶg
aŶd PƌoteĐtiŶg WetlaŶds ;EĐologLJ PuďliĐatioŶ No. Ϭϰ-Ϭϲ-ϬϬϴ, Apƌil ϮϬϬϱͿ, oƌ siŵilaƌ appƌoaĐhes;
aŶd
The pƌoposed ďuffeƌ staŶdaƌd is ďased oŶ ĐoŶsideƌatioŶ of the ďest aǀailaďle sĐieŶĐe as desĐƌiďed
iŶ WAC ϯϲϱ-ϭϵϱ-ϵϬϱ.
• AŶd, foƌ pƌojeĐts pƌoposiŶg aǀeƌagiŶg iŶ ǁetlaŶd ďuffeƌ ǁidth ǁith eŶhaŶĐeŵeŶt, pƌoǀidiŶg a detailed
aŶalLJsis of the pƌojeĐt’s ĐoŵpliaŶĐe ǁith eaĐh of the folloǁiŶg Đƌiteƌia:
Theƌe aƌe edžistiŶg phLJsiĐal iŵpƌoǀeŵeŶts iŶ oƌ Ŷeaƌ the ǁetlaŶd aŶd ďuffeƌ; aŶd
That ǁidth aǀeƌagiŶg ǁill Ŷot adǀeƌselLJ iŵpaĐt the ǁetlaŶd fuŶĐtioŶ aŶd ǀalues; aŶd
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PRELIMINARY PLANNED URBAN DEVELOPMENT
That the total aƌea ĐoŶtaiŶed ǁithiŶ the ǁetlaŶd ďuffeƌ afteƌ aǀeƌagiŶg is Ŷo less thaŶ that
ĐoŶtaiŶed ǁithiŶ the ƌeƋuiƌed staŶdaƌd ďuffeƌ pƌioƌ to aǀeƌagiŶg; aŶd
A site-speĐifiĐ eǀaluatioŶ aŶd doĐuŵeŶtatioŶ of ďuffeƌ adeƋuaĐLJ ďased upoŶ WetlaŶds iŶ
WashiŶgtoŶ State, Voluŵe ϭ: A SLJŶthesis of the SĐieŶĐe ;EĐologLJ PuďliĐatioŶ No. Ϭϱ-Ϭϲ-ϬϬϲ, MaƌĐh
ϮϬϬϱͿ aŶd WetlaŶds iŶ WashiŶgtoŶ State, Voluŵe Ϯ: MaŶagiŶg aŶd PƌoteĐtiŶg WetlaŶds ;EĐologLJ
PuďliĐatioŶ No. Ϭϰ-Ϭϲ-ϬϬϴ, Apƌil ϮϬϬϱͿ, oƌ siŵilaƌ appƌoaĐhes haǀe ďeeŶ ĐoŶduĐted. The pƌoposed
ďuffeƌ staŶdaƌd is ďased oŶ ĐoŶsideƌatioŶ of the ďest aǀailaďle sĐieŶĐe as desĐƌiďed iŶ WAC ϯϲϱ-
ϭϵϱ-ϵϬϱ; aŶd
IŶ Ŷo iŶstaŶĐe shall the ďuffeƌ ǁidth ďe ƌeduĐed ďLJ ŵoƌe thaŶ seǀeŶtLJ fiǀe peƌĐeŶt ;ϳϱ%Ϳ of the
staŶdaƌd ďuffeƌ. Gƌeateƌ ďuffeƌ ǁidth ƌeduĐtioŶs ƌeƋuiƌe ƌeǀieǁ as a ǀaƌiaŶĐe puƌsuaŶt to RMC ϰ-ϵ-
ϮϱϬB; aŶd
AŶ aŶalLJsis of the effeĐtiǀeŶess of the pƌoposed Buffeƌ EŶhaŶĐeŵeŶt. ;Oƌd. ϰϴϯϱ, ϯ-Ϯϳ-ϮϬϬϬ; Oƌd.
ϱϭϯϳ, ϰ-Ϯϱ-ϮϬϬϱ; Oƌd. ϱϳϱϳ, ϲ-ϭ-ϮϬϭϱͿ
ϯϯ. StaŶdaƌd Stƌeaŵ oƌ Lake StudLJ: A ƌepoƌt shall ďe pƌepaƌed ďLJ a Ƌualified ďiologist aŶd iŶĐlude the folloǁiŶg
iŶfoƌŵatioŶ:
a. Site Map: Site ŵap;sͿ iŶdiĐatiŶg, at a sĐale Ŷo sŵalleƌ thaŶ oŶe iŶĐh eƋuals tǁeŶtLJ feet ;ϭ" = ϮϬ'Ϳ ;uŶless
otheƌǁise appƌoǀed ďLJ the CoŵŵuŶitLJ aŶd EĐoŶoŵiĐ DeǀelopŵeŶt AdŵiŶistƌatoƌͿ:
• The eŶtiƌe paƌĐel of laŶd oǁŶed ďLJ the appliĐaŶt, iŶĐludiŶg oŶe huŶdƌed feet ;ϭϬϬ'Ϳ of the aďuttiŶg
paƌĐels thƌough ǁhiĐh the ǁateƌ ďodLJ;iesͿ floǁ;sͿ;
• The oƌdiŶaƌLJ high ǁateƌ ŵaƌk ;OHWMͿ deteƌŵiŶed iŶ the field ďLJ a Ƌualified ĐoŶsultaŶt puƌsuaŶt to
RMC ϰ-ϯ-ϬϱϬGϳ, Stƌeaŵs aŶd Lakes, ;the OHWM ŵust also ďe flagged iŶ the fieldͿ;
• Stƌeaŵ oƌ lake ĐlassifiĐatioŶ, as ƌeĐoƌded iŶ the CitLJ of ReŶtoŶ’s COR Maps, the CitLJ’s oŶliŶe iŶteƌaĐtiǀe
ŵappiŶg appliĐatioŶ aǀailaďle thƌough the CitLJ’s ǁeďsite, foƌ the CitLJ of ReŶtoŶ Wateƌ Class oƌ RMC ϰ-
ϯ-ϬϵϬ ;if uŶĐlassified, see ͞SuppleŵeŶtal Stƌeaŵ oƌ Lake StudLJ͟ ďeloǁͿ;
• TopogƌaphLJ of the site aŶd aďuttiŶg laŶds iŶ ƌelatioŶ to the stƌeaŵ;sͿ aŶd its/theiƌ ďuffeƌ;sͿ at ĐoŶtouƌ
iŶteƌǀals of tǁo feet ;Ϯ'Ϳ ǁheƌe slopes aƌe less thaŶ teŶ peƌĐeŶt ;ϭϬ%Ϳ, aŶd of fiǀe feet ;ϱ'Ϳ ǁheƌe
slopes aƌe teŶ peƌĐeŶt ;ϭϬ%Ϳ oƌ gƌeateƌ;
• OŶe huŶdƌed ;ϭϬϬͿ LJeaƌ floodplaiŶ aŶd floodǁaLJ ďouŶdaƌies, iŶĐludiŶg oŶe huŶdƌed feet ;ϭϬϬ'Ϳ of the
aďuttiŶg paƌĐels thƌough ǁhiĐh the ǁateƌ ďodLJ;iesͿ floǁ;sͿ;
• Site dƌaiŶage patteƌŶs, usiŶg aƌƌoǁs to iŶdiĐate the diƌeĐtioŶ of ŵajoƌ dƌaiŶage floǁ;
• Top ǀieǁ aŶd tLJpiĐal Đƌoss-seĐtioŶ ǀieǁs of the stƌeaŵ oƌ lake ďed, ďaŶks, aŶd ďuffeƌs to sĐale;
• The ǀegetatiǀe Đoǀeƌ of the eŶtiƌe site, iŶĐludiŶg the stƌeaŵ oƌ lake, ďaŶks, ƌipaƌiaŶ aƌea, aŶd/oƌ
aďuttiŶg ǁetlaŶd aƌeas, edžteŶdiŶg oŶe huŶdƌed feet ;ϭϬϬ'Ϳ upstƌeaŵ aŶd doǁŶstƌeaŵ fƌoŵ the
pƌopeƌtLJ liŶe. IŶĐlude positioŶ, speĐies, aŶd size of all tƌees of at least sidž iŶĐh ;ϲ"Ϳ Đalipeƌ aŶd laƌgeƌ,
fiftLJ fouƌ iŶĐhes ;ϱϰ"Ϳ aďoǀe gƌade, aŶd the loĐatioŶ, size aŶd speĐies of all pƌoteĐted tƌees oŶ the site
that aƌe ǁithiŶ oŶe huŶdƌed feet ;ϭϬϬ'Ϳ of the OHWM, aŶd the loĐatioŶ of ŵeasuƌes to pƌoteĐt tƌees oŶ
aŶd aďuttiŶg the site;
• The loĐatioŶ, ǁidth, depth, aŶd leŶgth of all edžistiŶg aŶd pƌoposed stƌuĐtuƌes, ƌoads, stoƌŵǁateƌ
ŵaŶageŵeŶt faĐilities, ǁasteǁateƌ tƌeatŵeŶt aŶd iŶstallatioŶs iŶ ƌelatioŶ to the stƌeaŵ/lake aŶd its/
theiƌ ďuffeƌ;sͿ; aŶd
• LoĐatioŶ of site aĐĐess, iŶgƌess aŶd egƌess.
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PRELIMINARY PLANNED URBAN DEVELOPMENT
ď. GƌadiŶg PlaŶ: A gƌadiŶg plaŶ pƌepaƌed iŶ aĐĐoƌdaŶĐe ǁith RMC ϰ-ϴ-ϭϮϬDϳ, aŶd shoǁiŶg ĐoŶtouƌ iŶteƌǀals
of tǁo feet ;Ϯ'Ϳ ǁheƌe slopes aƌe less thaŶ teŶ peƌĐeŶt ;ϭϬ%Ϳ, aŶd of fiǀe feet ;ϱ'Ϳ ǁheƌe slopes aƌe teŶ
peƌĐeŶt ;ϭϬ%Ϳ oƌ gƌeateƌ.
Đ. Stƌeaŵ oƌ Lake AssessŵeŶt Naƌƌatiǀe: A Ŷaƌƌatiǀe ƌepoƌt, foƌŵatted to eight aŶd oŶe-half iŶĐhes ;ϴ.ϱ"Ϳ ďLJ
eleǀeŶ iŶĐhes ;ϭϭ"Ϳ, shall ďe pƌepaƌed to aĐĐoŵpaŶLJ the site plaŶ aŶd desĐƌiďes:
• The stƌeaŵ oƌ lake ĐlassifiĐatioŶ as ƌeĐoƌded iŶ the CitLJ of ReŶtoŶ’s COR Maps, the CitLJ’s oŶliŶe
iŶteƌaĐtiǀe ŵappiŶg appliĐatioŶ aǀailaďle thƌough the CitLJ’s ǁeďsite, foƌ the CitLJ of ReŶtoŶ Wateƌ Class
oƌ RMC ϰ-ϯ-ϬϵϬ;
• The ǀegetatiǀe Đoǀeƌ of the site, iŶĐludiŶg the stƌeaŵ oƌ lake, ďaŶks, ƌipaƌiaŶ aƌea, ǁetlaŶd aƌeas, aŶd
flood hazaƌd aƌeas edžteŶdiŶg oŶe huŶdƌed feet ;ϭϬϬ'Ϳ upstƌeaŵ aŶd doǁŶstƌeaŵ fƌoŵ the pƌopeƌtLJ
liŶe, iŶĐludiŶg the iŵpaĐts of the pƌoposal oŶ the ideŶtified ǀegetatioŶ;
• The eĐologiĐal fuŶĐtioŶs ĐuƌƌeŶtlLJ pƌoǀided ďLJ the stƌeaŵ/lake aŶd edžistiŶg ƌipaƌiaŶ aƌea aŶd the
iŵpaĐts of the pƌoposal oŶ the ideŶtified eĐologiĐal fuŶĐtioŶs;
• Oďseƌǀed oƌ ƌepoƌted fish aŶd ǁildlife that ŵake use of the aƌea iŶĐludiŶg, ďut Ŷot liŵited to,
salŵoŶids, ŵaŵŵals, aŶd ďiƌd ŶestiŶg, ďƌeediŶg, aŶd feediŶg/foƌagiŶg aƌeas, iŶĐludiŶg the iŵpaĐts of
the pƌoposal oŶ the ideŶtified fish aŶd ǁildlife;
• Measuƌes to pƌoteĐt tƌees, as defiŶed iŶ RMC ϰ-ϭϭ-ϮϬϬ, aŶd ǀegetatioŶ; aŶd
• Foƌ shoƌeliŶes ƌegulated uŶdeƌ RMC ϰ-ϯ-ϬϵϬ, ShoƌeliŶe Masteƌ Pƌogƌaŵ RegulatioŶs, the studLJ shall
deŵoŶstƌate if the pƌoposal ŵeets the Đƌiteƌia of Ŷo Ŷet loss of eĐologiĐal fuŶĐtioŶs as desĐƌiďed iŶ
RMC ϰ-ϯ-ϬϵϬDϮ. If the pƌoposal ƌeƋuiƌes ŵitigatioŶ foƌ suďstaŶtial iŵpaĐts to the edžistiŶg ǀegetatioŶ
ďuffeƌ iŶ oƌdeƌ to deŵoŶstƌate Ŷo Ŷet loss of eĐologiĐal fuŶĐtioŶs, a suppleŵeŶtal stƌeaŵ oƌ lake studLJ
is ƌeƋuiƌed.
Note: Please pƌoǀide a ƌepoƌt ĐoŶtaiŶiŶg the iŶfoƌŵatioŶ speĐified iŶ RMC SeĐtioŶ ϰ-ϴ-ϭϮϬD.ϭϵ. IŶ additioŶ,
if the pƌojeĐt iŶǀolǀes aŶ uŶĐlassified stƌeaŵ, a suppleŵeŶtal stƌeaŵ oƌ lake studLJ is also ƌeƋuiƌed. If aŶLJ
alteƌatioŶ to a ǁateƌ-ďodLJ oƌ ďuffeƌ is pƌoposed a suppleŵeŶtal stƌeaŵ oƌ lake studLJ aŶd ŵitigatioŶ plaŶ
aƌe also ƌeƋuiƌed.
ϯϰ. BiologiĐal AssessŵeŶt/CƌitiĐal Aƌeas StudLJ: PƌojeĐts ǁith the poteŶtial to iŵpaĐt fish ;ChiŶook salŵoŶ, ďull
tƌout, steelhead tƌoutͿ, uŶedžpeĐted, Ŷeǁ, ƌaƌe oƌ otheƌ eŶdaŶgeƌed speĐies haďitat ;ďald eaglesͿ shall pƌoǀide a
ďiologiĐal assessŵeŶt/ĐƌitiĐal aƌea studLJ. The puƌpose of this assessŵeŶt is to deteƌŵiŶe ǁhetheƌ a pƌoposed
aĐtioŶ is likelLJ to: ;ϭͿ adǀeƌselLJ affeĐt listed oƌ de-listed speĐies oƌ desigŶated ĐƌitiĐal haďitat; ;ϮͿ jeopaƌdize the
ĐoŶtiŶued edžisteŶĐe of speĐies that aƌe pƌoposed foƌ listiŶg, oƌ uŶedžpeĐted, Ŷeǁ oƌ ƌaƌe speĐies; oƌ ;ϯͿ adǀeƌselLJ
ŵodifLJ pƌoposed ĐƌitiĐal haďitat. A ďiologiĐal assessŵeŶt/ĐƌitiĐal aƌea studLJ is a ǁƌitteŶ studLJ that eǀaluates the
pƌoposal, all pƌoďaďle iŵpaĐts aŶd ƌisks ƌelated to the ĐƌitiĐal aƌea, aŶd ƌeĐoŵŵeŶds appƌopƌiate ŵitigatioŶ
ŵeasuƌes to adeƋuatelLJ pƌoteĐt the fuŶĐtioŶs aŶd ǀalues of the ĐƌitiĐal aƌea, aŶd pƌeseƌǀe aŶadƌoŵous fish aŶd
theiƌ haďitat.
The assessŵeŶt/studLJ shall ďe pƌepaƌed ďLJ a peƌsoŶ ǁith edžpeƌieŶĐe aŶd tƌaiŶiŶg iŶ the sĐieŶtifiĐ disĐipliŶe
appƌopƌiate foƌ the ƌeleǀaŶt ĐƌitiĐal aƌea iŶ aĐĐoƌdaŶĐe ǁith WAC ϯϲϱ-ϭϵϱ-Ϭϵϱ;ϰͿ. A Ƌualified pƌofessioŶal ŵust
haǀe oďtaiŶed a B.S. oƌ B.A. oƌ eƋuiǀaleŶt degƌee iŶ ďiologLJ, eŶgiŶeeƌiŶg, eŶǀiƌoŶŵeŶtal studies, fisheƌies,
geoŵoƌphologLJ, ďiologiĐal assessŵeŶt, oƌ ƌelated field, aŶd haǀe at least fiǀe ;ϱͿ LJeaƌs of ƌelated ǁoƌk edžpeƌieŶĐe.
a. A Ƌualified pƌofessioŶal foƌ ǁetlaŶds ŵust ďe a pƌofessioŶal ǁetlaŶd sĐieŶtist ǁith at least tǁo ;ϮͿ LJeaƌs of
full-tiŵe ǁoƌk edžpeƌieŶĐe as a ǁetlaŶds pƌofessioŶal, iŶĐludiŶg deliŶeatiŶg ǁetlaŶds usiŶg the fedeƌal
ŵaŶuals aŶd suppleŵeŶts, pƌepaƌiŶg ǁetlaŶds ƌepoƌts, ĐoŶduĐtiŶg fuŶĐtioŶ assessŵeŶts, aŶd deǀelopiŶg
aŶd iŵpleŵeŶtiŶg ŵitigatioŶ plaŶs.
ď. A Ƌualified pƌofessioŶal foƌ Haďitat ĐoŶseƌǀatioŶ ŵust haǀe a degƌee iŶ ďiologLJ oƌ a ƌelated degƌee aŶd
pƌofessioŶal edžpeƌieŶĐe ƌelated to the suďjeĐt speĐies.
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PRELIMINARY PLANNED URBAN DEVELOPMENT
Đ. A Ƌualified pƌofessioŶal foƌ a geologiĐal hazaƌd ŵust ďe a pƌofessioŶal eŶgiŶeeƌ oƌ geologist, liĐeŶsed iŶ the
state of WashiŶgtoŶ.
d. A Ƌualified pƌofessioŶal foƌ Wellhead PƌoteĐtioŶ Aƌeas ŵeaŶs a hLJdƌogeologist, geologist, eŶgiŶeeƌ, oƌ
otheƌ sĐieŶtist ǁith edžpeƌieŶĐe iŶ pƌepaƌiŶg hLJdƌogeologiĐ assessŵeŶts.
The assessŵeŶt/studLJ shall use sĐieŶtifiĐallLJ ǀalid ŵethods aŶd studies iŶ the aŶalLJsis of ĐƌitiĐal aƌea data aŶd field
ƌeĐoŶŶaissaŶĐe aŶd ƌefeƌeŶĐe the souƌĐe of the ŵateƌial used. Best aǀailaďle sĐieŶĐe is that sĐieŶtifiĐ iŶfoƌŵatioŶ
appliĐaďle to the ĐƌitiĐal aƌea pƌepaƌed ďLJ loĐal state oƌ fedeƌal Ŷatuƌal ageŶĐies oƌ a Ƌualified sĐieŶtifiĐ
pƌofessioŶal that is ĐoŶsisteŶt ǁith the Đƌiteƌia estaďlished iŶ WAC ϯϵϱ-ϭϵϱ-ϵϬϬ thƌough ϯϲϱ-ϭϵϱ-ϵϮϱ.
The assessŵeŶt/studLJ shall ĐoŶtaiŶ, at a ŵiŶiŵuŵ, the folloǁiŶg iŶfoƌŵatioŶ, as appliĐaďle:
a. The Ŷaŵe aŶd ĐoŶtaĐt iŶfoƌŵatioŶ of the appliĐaŶt;
ď. The dates, Ŷaŵes, aŶd ƋualifiĐatioŶs of the peƌsoŶs pƌepaƌiŶg the assessŵeŶt/studLJ aŶd doĐuŵeŶtatioŶ of
aŶLJ fieldǁoƌk peƌfoƌŵed oŶ the site;
Đ. A desĐƌiptioŶ of the pƌoposal aŶd ideŶtifiĐatioŶ of the peƌŵits ƌeƋuested;
d. A site plaŶ shoǁiŶg:
• IdeŶtified ĐƌitiĐal aƌeas, ďuffeƌs aŶd the deǀelopŵeŶt pƌoposal ǁith diŵeŶsioŶs;
• TopogƌaphLJ at tǁo-foot ;Ϯ'Ϳ iŶteƌǀals;
• Liŵits of aŶLJ aƌeas to ďe Đleaƌed/iŵpaĐted; aŶd
• A desĐƌiptioŶ of the pƌoposed stoƌŵǁateƌ ŵaŶageŵeŶt plaŶ foƌ the deǀelopŵeŶt aŶd ĐoŶsideƌatioŶ of
iŵpaĐts to dƌaiŶage alteƌatioŶs;
e. AĐĐuƌate ideŶtifiĐatioŶ, loĐatioŶ, aŶd ĐhaƌaĐteƌizatioŶ of ĐƌitiĐal aƌeas, ǁateƌ ďodies, aŶd ďuffeƌs adjaĐeŶt
to the pƌoposed pƌojeĐt aƌea oƌ poteŶtiallLJ iŵpaĐted ďLJ the pƌoposed pƌojeĐt;
f. A stateŵeŶt speĐifLJiŶg the aĐĐuƌaĐLJ of the assessŵeŶt/studLJ, assuŵptioŶs used iŶ the assessŵeŶt/studLJ,
aŶd edžplaiŶiŶg hoǁ ďest aǀailaďle sĐieŶĐe has ďeeŶ iŶĐoƌpoƌated;
g. DeteƌŵiŶatioŶ of the degƌee of hazaƌd aŶd ƌisk fƌoŵ the pƌoposal ďoth oŶ the site aŶd oŶ suƌƌouŶdiŶg
pƌopeƌties;
h. AŶ assessŵeŶt of the pƌoďaďle Đuŵulatiǀe iŵpaĐts to the ĐƌitiĐal aƌeas, theiƌ ďuffeƌs aŶd otheƌ pƌopeƌties
ƌesultiŶg fƌoŵ the pƌoposal;
i. AŶ eǀaluatioŶ of the pƌojeĐt’s ĐoŵpliaŶĐe ǁith seĐtioŶs ϳ aŶd ϵ of the EŶdaŶgeƌed SpeĐies AĐt;
j. A desĐƌiptioŶ of ƌeasoŶaďle effoƌts ŵade to applLJ ŵitigatioŶ seƋueŶĐiŶg to aǀoid, ŵiŶiŵize, aŶd ŵitigate
iŵpaĐts to ĐƌitiĐal aƌeas;
k. PlaŶs foƌ adeƋuate ŵitigatioŶ to offset aŶLJ iŵpaĐts aŶd aŶ edžplaŶatioŶ of hoǁ ďest ŵaŶageŵeŶt pƌaĐtiĐes
ǁill ďe used to ŵiŶiŵize iŵpaĐts to ĐƌitiĐal aƌea; aŶd
l. ReĐoŵŵeŶdatioŶs foƌ ŵaiŶteŶaŶĐe, shoƌt-teƌŵ aŶd loŶg-teƌŵ ŵoŶitoƌiŶg, ĐoŶtiŶgeŶĐLJ plaŶs aŶd seĐuƌitLJ
ƌeƋuiƌeŵeŶts.
ϯϱ. Flood Hazaƌd Data: Please pƌoǀide the folloǁiŶg:
a. PlaŶs iŶ dupliĐate dƌaǁŶ to sĐale shoǁiŶg the Ŷatuƌe, loĐatioŶ, diŵeŶsioŶs, aŶd eleǀatioŶs of the aƌea iŶ
ƋuestioŶ; edžistiŶg oƌ pƌoposed stƌuĐtuƌes, fill, stoƌage of ŵateƌials, dƌaiŶage faĐilities, aŶd the loĐatioŶ of
the foƌegoiŶg;
ď. EleǀatioŶ iŶ ƌelatioŶ to ŵeaŶ sea leǀel of the loǁest flooƌ ;iŶĐludiŶg ďaseŵeŶtͿ of all stƌuĐtuƌes;
Đ. EleǀatioŶ iŶ ƌelatioŶ to ŵeaŶ sea leǀel to ǁhiĐh aŶLJ stƌuĐtuƌe has ďeeŶ floodpƌoofed;
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PRELIMINARY PLANNED URBAN DEVELOPMENT
d. CeƌtifiĐatioŶ ďLJ a ƌegisteƌed pƌofessioŶal eŶgiŶeeƌ oƌ aƌĐhiteĐt that the floodpƌoofiŶg ŵethods Đƌiteƌia iŶ
RMC ϰ-ϯ-ϬϱϬIϯĐ; aŶd foƌ aŶLJ ŶoŶƌesideŶtial stƌuĐtuƌe ŵeet the floodpƌoofiŶg; aŶd
e. DesĐƌiptioŶ of the edžteŶt to ǁhiĐh a ǁateƌĐouƌse ǁill ďe alteƌed oƌ ƌeloĐated as a ƌesult of pƌoposed
deǀelopŵeŶt
ϯϲ. Haďitat Data Repoƌt: If the pƌojeĐt site ĐoŶtaiŶs oƌ aďuts a ĐƌitiĐal haďitat peƌ RMC ϰ-ϯ-ϬϱϬG.ϲ, please pƌoǀide
a ƌepoƌt ĐoŶtaiŶiŶg the folloǁiŶg:
a. Site PlaŶ: The site plaŶ shall iŶdiĐate:
• The ǀegetatiǀe Đoǀeƌ tLJpes ƌefleĐtiŶg the geŶeƌal ďouŶdaƌies of the diffeƌeŶt plaŶt ĐoŵŵuŶities oŶ the
site;
• The edžaĐt loĐatioŶs aŶd speĐifiĐatioŶs foƌ all aĐtiǀities assoĐiated ǁith site deǀelopŵeŶt iŶĐludiŶg the
tLJpe, edžteŶt aŶd ŵethod of opeƌatioŶs;
• Top ǀieǁ aŶd tLJpiĐal Đƌoss-seĐtioŶ ǀieǁs of ĐƌitiĐal haďitat/ǁildlife haďitat to sĐale;
• The ƌesults of seaƌĐhes of the State DepaƌtŵeŶt of Fish aŶd Wildlife’s Natuƌal Heƌitage aŶd NoŶ-Gaŵe
Data SLJsteŵ dataďases;
• The ƌesults of seaƌĐhes of the WashiŶgtoŶ State DepaƌtŵeŶt of Fish aŶd Wildlife PƌioƌitLJ Haďitat aŶd
SpeĐies dataďase.
ď. Naƌƌatiǀe Repoƌt: A Ŷaƌƌatiǀe ƌepoƌt shall ďe pƌepaƌed to aĐĐoŵpaŶLJ the site plaŶ ǁhiĐh desĐƌiďes:
• The laLJeƌs, diǀeƌsitLJ aŶd ǀaƌietLJ of haďitat fouŶd oŶ the site;
• The loĐatioŶ of aŶLJ ŵigƌatioŶ oƌ ŵoǀeŵeŶt Đoƌƌidoƌs;
• The speĐies tLJpiĐallLJ assoĐiated ǁith the Đoǀeƌ tLJpes, iŶĐludiŶg aŶ ideŶtifiĐatioŶ of aŶLJ ĐƌitiĐal ǁildlife
speĐies that ŵight ďe edžpeĐted to ďe fouŶd;
• IdeŶtifiĐatioŶ of aŶLJ aƌeas that haǀe ďeeŶ pƌeǀiouslLJ distuƌďed oƌ degƌaded ďLJ huŵaŶ aĐtiǀitLJ oƌ
Ŷatuƌal pƌoĐesses;
• A suŵŵaƌLJ of edžistiŶg haďitat fuŶĐtioŶs aŶd ǀalues, utiliziŶg a haďitat eǀaluatioŶ pƌoĐeduƌe oƌ
ŵethodologLJ appƌoǀed ďLJ the CitLJ;
• A suŵŵaƌLJ of pƌoposed haďitat alteƌatioŶs aŶd iŵpaĐts aŶd pƌoposed haďitat ŵaŶageŵeŶt pƌogƌaŵ.
PoteŶtial iŵpaĐts ŵaLJ iŶĐlude ďut aƌe Ŷot liŵited to ĐleaƌiŶg of ǀegetatioŶ, fƌagŵeŶtatioŶ of ǁildlife
haďitat, edžpeĐted deĐƌease iŶ speĐies diǀeƌsitLJ oƌ ƋuaŶtitLJ, ĐhaŶges iŶ ǁateƌ ƋualitLJ, iŶĐƌeases iŶ
huŵaŶ iŶtƌusioŶ, aŶd iŵpaĐts oŶ ǁetlaŶds oƌ ǁateƌ ƌesouƌĐes.
ϯϳ. GeoteĐhŶiĐal Repoƌt: A studLJ pƌepaƌed iŶ aĐĐoƌdaŶĐe ǁith geŶeƌallLJ aĐĐepted geoteĐhŶiĐal pƌaĐtiĐes aŶd
staŵped ďLJ a pƌofessioŶal eŶgiŶeeƌ liĐeŶsed iŶ the State of WashiŶgtoŶ ǁhiĐh iŶĐludes soils aŶd slope staďilitLJ
aŶalLJsis, ďoƌiŶg aŶd test pit logs, aŶd ƌeĐoŵŵeŶdatioŶs oŶ slope setďaĐks, fouŶdatioŶ desigŶ, ƌetaiŶiŶg ǁall
desigŶ, ŵateƌial seleĐtioŶ, aŶd all otheƌ peƌtiŶeŶt eleŵeŶts. If the eǀaluatioŶ iŶǀolǀes geologiĐ eǀaluatioŶs oƌ
iŶteƌpƌetatioŶs, the ƌepoƌt shall ďe ƌeǀieǁed aŶd appƌoǀed ďLJ a geologist. Fuƌtheƌ ƌeĐoŵŵeŶdatioŶs, additioŶs oƌ
edžĐeptioŶs to the oƌigiŶal ƌepoƌt ďased oŶ the plaŶs, site ĐoŶditioŶs, oƌ otheƌ suppoƌtiŶg data shall ďe sigŶed aŶd
sealed ďLJ the geoteĐhŶiĐal eŶgiŶeeƌ. If the geoteĐhŶiĐal eŶgiŶeeƌ ǁho ƌeǀieǁs the plaŶs aŶd speĐifiĐatioŶs is Ŷot
the saŵe eŶgiŶeeƌ ǁho pƌepaƌed the geoteĐhŶiĐal ƌepoƌt, the Ŷeǁ eŶgiŶeeƌ shall, iŶ a letteƌ to the CitLJ
aĐĐoŵpaŶLJiŶg the plaŶs aŶd speĐifiĐatioŶs, edžpƌess his oƌ heƌ agƌeeŵeŶt oƌ disagƌeeŵeŶt ǁith the
ƌeĐoŵŵeŶdatioŶs iŶ the geoteĐhŶiĐal ƌepoƌt aŶd state that the plaŶs aŶd speĐifiĐatioŶs ĐoŶfoƌŵ to his oƌ heƌ
ƌeĐoŵŵeŶdatioŶs. If the site ĐoŶtaiŶs a geologiĐ hazaƌd ƌegulated ďLJ the ĐƌitiĐal aƌeas ƌegulatioŶs, the pƌepaƌatioŶ
aŶd ĐoŶteŶt ƌeƋuiƌeŵeŶts of RMC ϰ-ϴ-ϭϮϬD, Taďle ϭϴ shall also applLJ. If the site is ǁithiŶ a ĐhaŶŶel ŵigƌatioŶ zoŶe,
ǁithiŶ shoƌeliŶe juƌisdiĐtioŶ, the geoteĐhŶiĐal ƌepoƌt shall also iŶĐlude a geoŵoƌphiĐ assessŵeŶt ďLJ a WashiŶgtoŶ
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PRELIMINARY PLANNED URBAN DEVELOPMENT
State liĐeŶsed geologist ǁith eŶgiŶeeƌiŶg geologLJ oƌ hLJdƌogeologLJ speĐialtLJ liĐeŶse plus edžpeƌieŶĐe iŶ ĐoŶduĐtiŶg
fluǀial geoŵoƌphiĐ assessŵeŶts.
ϯϴ. Letteƌ of UŶdeƌstaŶdiŶg GeologiĐ Risk: Please pƌoǀide a letteƌ fƌoŵ the appliĐaŶt, oƌ the oǁŶeƌ of the site,
statiŶg that he oƌ she uŶdeƌstaŶds aŶd aĐĐepts the ƌisk of deǀelopiŶg iŶ aŶ uŶstaďle aƌea aŶd that he oƌ she ǁill
adǀise, iŶ ǁƌitiŶg, aŶLJ pƌospeĐtiǀe puƌĐhaseƌs of the site, oƌ aŶLJ pƌospeĐtiǀe puƌĐhaseƌs of stƌuĐtuƌes oƌ poƌtioŶs of
stƌuĐtuƌes oŶ the site, of the uŶstaďle poteŶtial of the aƌea.
ϯϵ. Utilities PlaŶ, GeŶeƌalized: A plaŶ dƌaǁŶ oŶ tǁeŶtLJ tǁo iŶĐh ďLJ thiƌtLJ fouƌ iŶĐh ;ϮϮ" dž ϯϰ"Ϳ plaŶ sheets usiŶg a
gƌaphiĐ sĐale of oŶe iŶĐh eƋuals tǁeŶtLJ feet ;ϭ" = ϮϬ'Ϳ ;oƌ otheƌ sĐale oƌ size appƌoǀed ďLJ the PlaŶŶiŶg DiǀisioŶ’s
DeǀelopŵeŶt EŶgiŶeeƌiŶg MaŶageƌ oƌ desigŶeeͿ ĐleaƌlLJ shoǁiŶg all edžistiŶg ;to ƌeŵaiŶͿ aŶd pƌoposed puďliĐ oƌ
pƌiǀate iŵpƌoǀeŵeŶts to ďe dediĐated oƌ sold to the puďliĐ iŶĐludiŶg, ďut Ŷot liŵited to: Đuƌďs, gutteƌs, sideǁalks,
ŵediaŶ islaŶds, stƌeet tƌees, fiƌe hLJdƌaŶts, utilitLJ poles, ƌefuse aƌeas, sigŶage, fƌeestaŶdiŶg lightiŶg fidžtuƌes, utilitLJ
juŶĐtioŶ ďodžes, puďliĐ utilitLJ tƌaŶsfoƌŵeƌs, etĐ., aloŶg the full pƌopeƌtLJ fƌoŶtage. The fiŶished flooƌ eleǀatioŶs foƌ
eaĐh flooƌ of pƌoposed aŶd edžistiŶg ;to ƌeŵaiŶͿ stƌuĐtuƌes shall ďe shoǁŶ. ;Aŵd. Oƌd. ϰϴϯϱ, ϯ-Ϯϳ-ϮϬϬϬͿ
ϰϬ. DƌaiŶage CoŶtƌol PlaŶ: Please pƌoǀide a plaŶ dƌaǁŶ to sĐale aŶd staŵped ďLJ a WashiŶgtoŶ State liĐeŶsed
pƌofessioŶal eŶgiŶeeƌ aŶd ĐoŵplLJiŶg ǁith the ƌeƋuiƌeŵeŶts of RMC ϰ-ϲ-ϬϯϬ aŶd the ϮϬϭϲ KiŶg CouŶtLJ SuƌfaĐe
Wateƌ DesigŶ MaŶual, as adopted aŶd aŵeŶded ďLJ the CitLJ of ReŶtoŶ. ;Aŵd. Oƌd. ϰϴϯϱ, ϯ-Ϯϳ-ϮϬϬϬ; Oƌd. ϱϱϮϲ, Ϯ-ϭ-
ϮϬϭϬͿ
ϰϭ. DƌaiŶage Repoƌt: Please pƌoǀide a ƌepoƌt ĐoŵplLJiŶg ǁith the ƌeƋuiƌeŵeŶts of the CitLJ of ReŶtoŶ DƌaftiŶg
StaŶdaƌds iŶ RMC ϰ-ϲ-ϬϯϬ, aŶd the ϮϬϭϲ KiŶg CouŶtLJ SuƌfaĐe Wateƌ DesigŶ MaŶual as adopted aŶd aŵeŶded ďLJ
the CitLJ of ReŶtoŶ. The ƌepoƌt ;TIRͿ ŵust ďe staŵped aŶd dated ďLJ a Điǀil eŶgiŶeeƌ aŶd shall ĐoŶtaiŶ the folloǁiŶg:
a. Taďle of CoŶteŶts
ď. TeĐhŶiĐal IŶfoƌŵatioŶ Repoƌt ;TIRͿ Woƌksheet
Đ. SeĐtioŶ ϭ: PƌojeĐt Oǀeƌǀieǁ
d. SeĐtioŶ Ϯ: CoŶditioŶs aŶd ReƋuiƌeŵeŶts SuŵŵaƌLJ
e. SeĐtioŶ ϯ: Offsite AŶalLJsis
f. SeĐtioŶ ϰ: Floǁ CoŶtƌol aŶd Wateƌ QualitLJ FaĐilitLJ AŶalLJsis aŶd DesigŶ
g. SeĐtioŶ ϱ: CoŶǀeLJaŶĐe SLJsteŵ AŶalLJsis aŶd DesigŶ
h. SeĐtioŶ ϲ: SpeĐial Repoƌts aŶd Studies
i. SeĐtioŶ ϳ: Otheƌ Peƌŵit
j. SeĐtioŶ ϴ: CSWPPP AŶalLJsis aŶd DesigŶ
k. SeĐtioŶ ϵ: BoŶd QuaŶtities, FaĐilitLJ Suŵŵaƌies, aŶd DeĐlaƌatioŶ of CoǀeŶaŶt
l. SeĐtioŶ ϭϬ: OpeƌatioŶs aŶd MaiŶteŶaŶĐe MaŶual.
ϰϮ. Stƌeet Pƌofiles: The plaŶ should shoǁ the pƌofiles aŶd gƌades of eaĐh stƌeet, togetheƌ ǁith tLJpiĐal Đƌoss
seĐtioŶs iŶdiĐatiŶg ǁidth of paǀeŵeŶt, loĐatioŶ aŶd ǁidth of sideǁalks, aŶd loĐatioŶ aŶd size of utilitLJ ŵaiŶs.
ϰϯ. SĐƌeeŶiŶg Detail, Refuse/ReĐLJĐliŶg: A detailed plaŶ dƌaǁiŶg, pƌepaƌed to sĐale, shoǁiŶg loĐatioŶ ǁithiŶ
pƌopeƌtLJ ďouŶdaƌies, heights, eleǀatioŶs, aŶd ďuildiŶg ŵateƌials of pƌoposed sĐƌeeŶiŶg oƌ of pƌoposed plaŶtiŶgs.
;Oƌd. ϰϳϬϯ, Ϯ-Ϯ-ϭϵϵϴͿ
ϰϰ. TƌaffiĐ StudLJ: Please pƌoǀide a ƌepoƌt pƌepaƌed ďLJ a State of WashiŶgtoŶ liĐeŶsed pƌofessioŶal eŶgiŶeeƌ
ĐoŶtaiŶiŶg the eleŵeŶts aŶd iŶfoƌŵatioŶ ideŶtified iŶ the CitLJ of ReŶtoŶ "PoliĐLJ GuideliŶes foƌ TƌaffiĐ IŵpaĐt
AŶalLJsis of Neǁ DeǀelopŵeŶt" iŶ suffiĐieŶt detail to defiŶe poteŶtial pƌoďleŵs ƌelated to the pƌoposed
deǀelopŵeŶt aŶd ideŶtifLJ the iŵpƌoǀeŵeŶts ŶeĐessaƌLJ to aĐĐoŵŵodate the deǀelopŵeŶt iŶ a safe aŶd effiĐieŶt
ŵaŶŶeƌ.
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PRELIMINARY PLANNED URBAN DEVELOPMENT
ϰϱ. Coloƌed ReŶdeƌiŶg: A Đoŵputeƌ-geŶeƌated edžteƌioƌ Đoloƌ ǀieǁ of the pƌoposed ďuildiŶg;sͿ, site, aŶd
laŶdsĐapiŶg iŶ thƌee ;ϯͿ diŵeŶsioŶal foƌŵ.
ϰϲ. EaseŵeŶts, EdžistiŶg: A ƌeĐoƌded doĐuŵeŶt ďLJ the pƌopeƌtLJ oǁŶeƌ gƌaŶtiŶg oŶe oƌ ŵoƌe pƌiǀileges to use the
oǁŶeƌ’s laŶd to aŶd/oƌ foƌ the use ďLJ the puďliĐ, a ĐoƌpoƌatioŶ oƌ aŶotheƌ peƌsoŶ oƌ eŶtitLJ. EaseŵeŶts ŵaLJ ďe
ƌefeƌeŶĐed ďLJ pƌopeƌtLJ deed aŶd aƌe ideŶtified iŶ the pƌopeƌtLJ title ƌepoƌt.
ϰϳ. GƌadiŶg PlaŶ: A tǁeŶtLJ tǁo iŶĐh ďLJ thiƌtLJ fouƌ iŶĐh ;ϮϮ" dž ϯϰ"Ϳ plaŶ dƌaǁŶ ďLJ a State of WashiŶgtoŶ liĐeŶsed
Điǀil eŶgiŶeeƌ at a sĐale of oŶe iŶĐh to foƌtLJ feet ;ϭ" to ϰϬ'Ϳ ;hoƌizoŶtal feetͿ aŶd oŶe iŶĐh to teŶ feet ;ϭ" to ϭϬ'Ϳ
;ǀeƌtiĐal feetͿ ;oƌ otheƌ size plaŶ sheet oƌ sĐale appƌoǀed ďLJ the PlaŶŶiŶg DiǀisioŶ DeǀelopŵeŶt EŶgiŶeeƌiŶg
MaŶageƌ oƌ desigŶeƌͿ ĐleaƌlLJ iŶdiĐatiŶg the folloǁiŶg:
a. GƌaphiĐ sĐale aŶd Ŷoƌth aƌƌoǁ;
ď. DiŵeŶsioŶs of all pƌopeƌtLJ liŶes, easeŵeŶts, aŶd aďuttiŶg stƌeets;
Đ. LoĐatioŶ aŶd diŵeŶsioŶ of all oŶ-site stƌuĐtuƌes aŶd the loĐatioŶ of aŶLJ stƌuĐtuƌes ǁithiŶ fifteeŶ feet ;ϭϱ'Ϳ
of the suďjeĐt pƌopeƌtLJ oƌ ǁhiĐh ŵaLJ ďe affeĐted ďLJ the pƌoposed ǁoƌk;
d. AĐĐuƌate edžistiŶg aŶd pƌoposed ĐoŶtouƌ liŶes dƌaǁŶ at fiǀe foot ;ϱ'Ϳ, oƌ less, iŶteƌǀals shoǁiŶg edžistiŶg
gƌouŶd aŶd details of teƌƌaiŶ aŶd aƌea dƌaiŶage to iŶĐlude suƌƌouŶdiŶg off-site ĐoŶtouƌs ǁithiŶ oŶe
huŶdƌed feet ;ϭϬϬ'Ϳ of the site;
e. LoĐatioŶ of Ŷatuƌal dƌaiŶage sLJsteŵs, iŶĐludiŶg peƌeŶŶial aŶd iŶteƌŵitteŶt stƌeaŵs, the pƌeseŶĐe of
ďoƌdeƌiŶg ǀegetatioŶ, aŶd floodplaiŶs;
f. SetďaĐk aƌeas aŶd aŶLJ aƌeas Ŷot to ďe distuƌďed, iŶĐludiŶg the loĐatioŶ, size aŶd speĐies of all pƌoteĐted
tƌees oŶ site. PƌoteĐted tƌees shall haǀe the appƌodžiŵate dƌip liŶe shoǁŶ. The ŵethod of tƌee pƌoteĐtioŶ
duƌiŶg gƌadiŶg aŶd ĐoŶstƌuĐtioŶ shall ďe shoǁŶ. If gƌade ĐhaŶges iŶ the ǀiĐiŶitLJ of the pƌoteĐted tƌees aƌe
ŶeĐessaƌLJ, the ŵethod of ƌeĐoŶĐiliŶg the dƌip liŶe ǁith the fiŶished eleǀatioŶ shall ďe iŶĐluded ;see RMC ϰ-
ϰ-ϭϯϬ, Tƌee ReteŶtioŶ aŶd LaŶd CleaƌiŶg RegulatioŶsͿ;
g. FiŶished ĐoŶtouƌs dƌaǁŶ at fiǀe foot ;ϱ'Ϳ iŶteƌǀals as a ƌesult of gƌadiŶg;
h. Pƌoposed dƌaiŶage ĐhaŶŶels aŶd ƌelated ĐoŶstƌuĐtioŶ ǁith assoĐiated uŶdeƌgƌouŶd stoƌŵ liŶes sized aŶd
ĐoŶŶeĐtioŶs shoǁŶ; aŶd
i. GeŶeƌal Ŷotes addƌessiŶg the folloǁiŶg ;ŵaLJ ďe listed oŶ the Đoǀeƌ sheetͿ:
• Aƌea iŶ sƋuaƌe feet of the eŶtiƌe pƌopeƌtLJ.
• Aƌea of ǁoƌk iŶ sƋuaƌe feet.
• Both the Ŷuŵďeƌ of toŶs aŶd ĐuďiĐ LJaƌds of soil to ďe added, ƌeŵoǀed, oƌ ƌeloĐated.
• TLJpe aŶd loĐatioŶ of fill oƌigiŶ, aŶd destiŶatioŶ of aŶLJ soil to ďe ƌeŵoǀed fƌoŵ site.
j. FiŶished flooƌ eleǀatioŶ;sͿ of all stƌuĐtuƌes, edžistiŶg aŶd pƌoposed.
ϰϴ. Hazaƌdous Mateƌials MaŶageŵeŶt StateŵeŶt: A stateŵeŶt ǁhiĐh iŶĐludes:
a. A desĐƌiptioŶ of ƌefueliŶg of ĐoŶstƌuĐtioŶ ǀehiĐles that ǁill oĐĐuƌ oŶ the site aŶd aŶ iŶǀeŶtoƌLJ of hazaƌdous
ŵateƌials edžpeĐted to ďe teŵpoƌaƌilLJ stoƌed, dispeŶsed, used, oƌ haŶdled oŶ the site.
ď. A desĐƌiptioŶ of hoǁ the ƌeƋuiƌeŵeŶts iŶ RMC ϰ-ϰ-ϬϯϬCϳ, CoŶstƌuĐtioŶ AĐtiǀitLJ StaŶdaƌds – ZoŶes ϭ aŶd Ϯ,
ǁill ďe ŵet ďLJ the appliĐaŶt. ;Oƌd. ϰϴϱϭ, ϴ-ϳ-ϮϬϬϬ; Aŵd. Oƌd. ϰϵϵϮ, ϭϮ-ϵ-ϮϬϬϮͿ
ϰϵ. EleĐtƌoŶiĐ CopLJ: All doĐuŵeŶts MUST ďe suďŵitted eleĐtƌoŶiĐallLJ aŶd ŵeet the CitLJ’s ĐuƌƌeŶt EleĐtƌoŶiĐ File
StaŶdaƌds. AŶ FTP liŶk to upload LJouƌ suďŵittal ǁill ďe pƌoǀided to LJou ďLJ LJouƌ PƌojeĐt PlaŶŶeƌ.
ϱϬ. DoĐuŵeŶtatioŶ of Affoƌdaďle HousiŶg EdžpeƌieŶĐe aŶd ϯƌd PaƌtLJ RepoƌtiŶg: Foƌ appliĐaŶts seekiŶg ďoŶus
deŶsitLJ uŶdeƌ the pƌoǀisioŶs of RMC ϰ-ϵ-Ϭϲϱ. Foƌ edžaŵple, aŶ agƌeeŵeŶt ǁith a ĐoŵŵuŶitLJ laŶd tƌust oƌ otheƌ
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PRELIMINARY PLANNED URBAN DEVELOPMENT
Đoŵpaƌaďle eŶtitLJ aĐĐeptaďle to the CitLJ foƌ a pƌojeĐt ǁith oǁŶeƌ-oĐĐupied uŶits aŶd a puďliĐ housiŶg authoƌitLJ,
ŶoŶ-pƌofit affoƌdaďle housiŶg deǀelopeƌ, oƌ otheƌ Đoŵpaƌaďle eŶtitLJ aĐĐeptaďle to the CitLJ foƌ a pƌojeĐt ǁith ƌeŶtal
uŶits.
REVIEW PROCESS
OŶĐe the PƌeliŵiŶaƌLJ PlaŶŶed UƌďaŶ DeǀelopŵeŶt appliĐatioŶ is aĐĐepted foƌ iŶitial ƌeǀieǁ, the PlaŶŶiŶg DiǀisioŶ ǁill
ŵail a ŶotiĐe of deǀelopŵeŶt appliĐatioŶ to pƌopeƌtLJ oǁŶeƌs ǁithiŶ ϯϬϬ feet of the pƌojeĐt site aŶd post the ŶotiĐe oŶ
the CitLJ’s ǁeďsite. The pƌoposal ǁill ďe ƌouted to otheƌ CitLJ depaƌtŵeŶts aŶd otheƌ juƌisdiĐtioŶs oƌ ageŶĐies that ŵaLJ
haǀe aŶ iŶteƌest iŶ the appliĐatioŶ. The ƌeǀieǁeƌs haǀe tǁo ;ϮͿ ǁeeks to ƌetuƌŶ theiƌ ĐoŵŵeŶts to the PlaŶŶiŶg
DiǀisioŶ. WithiŶ appƌodžiŵatelLJ tǁo ǁeeks, the PlaŶŶiŶg DiǀisioŶ ǁill pƌepaƌe a ƌepoƌt ƌegaƌdiŶg the pƌoposal’s
ĐoŵpliaŶĐe ǁith appliĐaďle Đodes aŶd the CitLJ’s ƌeǀieǁ Đƌiteƌia. All ĐoŵŵeŶts aŶd aŶLJ ƌeƋuests foƌ ƌeǀisioŶs ǁill ďe
seŶt to the appliĐaŶt.
OŶĐe all ĐoŵŵeŶts haǀe ďeeŶ addƌessed, the appliĐaŶt ƌe-suďŵits the ƌeǀised plaŶs aŶd/oƌ doĐuŵeŶts foƌ ƌeǀieǁ. The
tiŵe fƌaŵe foƌ PƌeliŵiŶaƌLJ PlaŶŶed UƌďaŶ DeǀelopŵeŶt pƌoĐessiŶg is laƌgelLJ depeŶdeŶt upoŶ appliĐatioŶ
ĐoŵpleteŶess aŶd pƌoŵpt tuƌŶaƌouŶd tiŵe of ƌeǀisioŶs.
The appliĐatioŶ ǁill theŶ ďe pƌeseŶted to the CitLJ’s EŶǀiƌoŶŵeŶtal Reǀieǁ Coŵŵittee. The EŶǀiƌoŶŵeŶtal Reǀieǁ
Coŵŵittee ;ERCͿ is Đoŵpƌised of the AdŵiŶistƌatoƌ of PuďliĐ Woƌks, the AdŵiŶistƌatoƌ of CoŵŵuŶitLJ aŶd EĐoŶoŵiĐ
DeǀelopŵeŶt, the AdŵiŶistƌatoƌ of CoŵŵuŶitLJ SeƌǀiĐes, aŶd the Fiƌe Chief. The Coŵŵittee is ƌespoŶsiďle foƌ
deteƌŵiŶiŶg ǁhetheƌ the pƌoposal ǁill ƌesult iŶ sigŶifiĐaŶt adǀeƌse eŶǀiƌoŶŵeŶtal iŵpaĐts. To do this, the Đoŵŵittee
ǁill ĐoŶsideƌ suĐh issues as eŶǀiƌoŶŵeŶtal health hazaƌds, ǁetlaŶds, gƌouŶdǁateƌ, eŶeƌgLJ aŶd Ŷatuƌal ƌesouƌĐes aŶd
ǁill theŶ issue its deĐisioŶ ;EŶǀiƌoŶŵeŶtal Thƌeshold DeteƌŵiŶatioŶͿ.
The EŶǀiƌoŶŵeŶtal Reǀieǁ Coŵŵittee ǁill eitheƌ issue a:
• DeteƌŵiŶatioŶ of NoŶ-SigŶifiĐaŶĐe ;DNSͿ-Make a deteƌŵiŶatioŶ the pƌoposal ǁill haǀe Ŷo sigŶifiĐaŶt Ŷegatiǀe
eŶǀiƌoŶŵeŶtal iŵpaĐts; oƌ
• Mitigated DeteƌŵiŶatioŶ of NoŶ-SigŶifiĐaŶĐe ;DNS-MͿ-Make a deteƌŵiŶatioŶ the pƌoposal, if ŵodified, ǁould
haǀe Ŷo sigŶifiĐaŶt Ŷegatiǀe eŶǀiƌoŶŵeŶtal iŵpaĐts; oƌ
• DeteƌŵiŶatioŶ of SigŶifiĐaŶĐe ;DSͿ-Make a deteƌŵiŶatioŶ the pƌoposal ǁill haǀe sigŶifiĐaŶt adǀeƌse eŶǀiƌoŶŵeŶtal
iŵpaĐts aŶd ƌeƋuiƌe the appliĐaŶt to suďŵit aŶ EŶǀiƌoŶŵeŶtal IŵpaĐt StateŵeŶt ;EISͿ pƌepaƌed ďLJ a Ƌualified
ĐoŶsultaŶt.
OŶĐe the EŶǀiƌoŶŵeŶtal Reǀieǁ Coŵŵittee has issued its EŶǀiƌoŶŵeŶtal Thƌeshold DeteƌŵiŶatioŶ ;pƌoǀided aŶ EIS is
Ŷot ƌeƋuiƌedͿ, a puďliĐ ŶotiĐe of the DeteƌŵiŶatioŶ is issued aŶd posted oŶ the CitLJ’s ǁeďsite. A ϭϰ-daLJ appeal peƌiod
ĐoŵŵeŶĐes folloǁiŶg the puďliĐatioŶ date. At the disĐƌetioŶ of the CitLJ, a sepaƌate aŶd additioŶal ϭϱ-daLJ ĐoŵŵeŶt
peƌiod ŵaLJ ďe added pƌioƌ to the ϭϰ-daLJ appeal peƌiod.
Afteƌ the fouƌteeŶ ;ϭϰͿ daLJ appeal peƌiod has eŶded, the pƌojeĐt ĐaŶ ďe sĐheduled foƌ puďliĐ heaƌiŶg ďefoƌe the CitLJ
HeaƌiŶg EdžaŵiŶeƌ, pƌoǀided Ŷo appeals haǀe ďeeŶ filed.
HEARING EXAMINER PERMIT REVIEW AND REVIEW OF ENVIRONMENTAL DETERMINATION APPEALS
A puďliĐ heaƌiŶg is ƌeƋuiƌed. Afteƌ ƌeǀieǁ of the pƌoposal aŶd aŶLJ staff oƌ puďliĐ ĐoŵŵeŶts, the PlaŶŶiŶg DiǀisioŶ staff
ǁill foƌǁaƌd a ƌepoƌt aŶd ƌeĐoŵŵeŶdatioŶ aŶd the EŶǀiƌoŶŵeŶtal Reǀieǁ Coŵŵittee deĐisioŶ to the HeaƌiŶg EdžaŵiŶeƌ
pƌioƌ to the heaƌiŶg. This ƌepoƌt ǁill ďe ŵailed to all peƌsoŶs listed oŶ the Masteƌ AppliĐatioŶ aŶd all paƌties of ƌeĐoƌd.
NotiĐe of the puďliĐ heaƌiŶg ǁill ďe puďlished iŶ the Ŷeǁspapeƌ at least ϭϬ daLJs pƌioƌ to the heaƌiŶg. AppliĐaŶts aƌe
stƌoŶglLJ eŶĐouƌaged to atteŶd the puďliĐ heaƌiŶg foƌ theiƌ pƌoposal. CitLJ staff ǁill fiƌst ŵake a pƌeseŶtatioŶ to the
HeaƌiŶg EdžaŵiŶeƌ aďout the pƌoposal. TheŶ the appliĐaŶt aŶd aŶLJ ĐitizeŶs iŶ suppoƌt of the pƌoposal ǁill giǀe
testiŵoŶLJ. WheŶ giǀiŶg testiŵoŶLJ, Ŷaŵes aŶd addƌesses ŵust ďe stated foƌ the ƌeĐoƌd. FolloǁiŶg this, iŶdiǀiduals ǁith
Ŷeutƌal oƌ opposiŶg ĐoŵŵeŶts ǁill giǀe theiƌ testiŵoŶLJ to the HeaƌiŶg EdžaŵiŶeƌ. CitLJ staff oƌ the appliĐaŶt ǁill addƌess
additioŶal ƋuestioŶs ƌaised thƌoughout the heaƌiŶg. The HeaƌiŶg EdžaŵiŶeƌ ǁill ƌeǀieǁ the pƌoposed appliĐatioŶ
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PRELIMINARY PLANNED URBAN DEVELOPMENT
ĐoŶĐuƌƌeŶtlLJ ǁith aŶLJ eŶǀiƌoŶŵeŶtal appeals aŶd issue a fiŶal deĐisioŶ;sͿ ǁithiŶ teŶ ;ϭϬͿ daLJs of the heaƌiŶg uŶless, at
the tiŵe of the puďliĐ heaƌiŶg, the HeaƌiŶg EdžaŵiŶeƌ iŶdiĐates additioŶal tiŵe ǁill ďe ƌeƋuiƌed foƌ issuaŶĐe of the
deĐisioŶ. The deĐisioŶ to appƌoǀe, ĐoŶditioŶallLJ appƌoǀe, oƌ deŶLJ the pƌoposal ǁill ďe ŵailed to all peƌsoŶs listed oŶ
the Masteƌ AppliĐatioŶ aŶd all paƌties of ƌeĐoƌd. The EdžaŵiŶeƌ’s deĐisioŶ oŶ aŶLJ eŶǀiƌoŶŵeŶtal appeals ǁill also ďe
ŵailed.
The EdžaŵiŶeƌ ǁill deteƌŵiŶe ǁhetheƌ oƌ Ŷot appƌopƌiate pƌoǀisioŶs aƌe ŵade foƌ puďliĐ health, safetLJ aŶd geŶeƌal
ǁelfaƌe, opeŶ spaĐes, dƌaiŶage, stƌeets, alleLJs, ǁateƌ supplies, saŶitaƌLJ ǁastes, paƌks, plaLJgƌouŶds, aŶd sites foƌ
sĐhools aŶd sĐhool gƌouŶds. The EdžaŵiŶeƌ ǁill also ĐoŶsideƌ all otheƌ ƌeleǀaŶt faĐts iŶ oƌdeƌ to deteƌŵiŶe ǁhetheƌ the
puďliĐ iŶteƌest ǁill ďe seƌǀed ďLJ the PUD aŶd/oƌ dediĐatioŶ.
The EdžaŵiŶeƌ’s aĐtioŶ to appƌoǀe a pƌeliŵiŶaƌLJ PUD shall iŶĐlude aŶ aĐĐuƌate desĐƌiptioŶ of the ďouŶdaƌies, laŶd uses,
Ŷuŵďeƌ of uŶits, desĐƌiptioŶ of phases ;if aŶLJͿ, aŶd effeĐtiǀe date of appƌoǀal aŶd edžpiƌatioŶ.
APPEAL AND RECONSIDERATION PROCESS FOR DECISIONS
AŶLJ peƌsoŶ, iŶĐludiŶg the appliĐaŶt, aggƌieǀed ďLJ the gƌaŶtiŶg oƌ deŶial of aŶ appliĐatioŶ, ŵaLJ ŵake a ǁƌitteŶ
appliĐatioŶ foƌ ƌeĐoŶsideƌatioŶ to the ReǀieǁiŶg OffiĐial ǁithiŶ ϭϰ ĐaleŶdaƌ daLJs of the date of the deĐisioŶ. Afteƌ
ƌeǀieǁ of the ƌeƋuest, the ReǀieǁiŶg OffiĐial ŵaLJ take ǁhateǀeƌ aĐtioŶ is deeŵed pƌopeƌ. The ReǀieǁiŶg OffiĐial’s
ǁƌitteŶ deĐisioŶ oŶ the ƌeĐoŶsideƌatioŶ ƌeƋuest ǁill ďe ŵailed to all paƌties of ƌeĐoƌd ǁithiŶ ϭϬ daLJs fƌoŵ the date the
ƌeƋuest ǁas filed. If aŶLJ paƌtLJ is still Ŷot satisfied afteƌ a ƌeĐoŶsideƌatioŶ deĐisioŶ has ďeeŶ issued, aŶ appeal ŵaLJ ďe
suďŵitted ǁithiŶ ϭϰ daLJs to the Cleƌk’s OffiĐe.
AŶ appeal ŵaLJ ďe filed ǁithout fiƌst ƌeƋuestiŶg ƌeĐoŶsideƌatioŶ ďLJ the ReǀieǁiŶg OffiĐial; hoǁeǀeƌ, it ŵust ďe filed
ǁithiŶ ϭϰ daLJs of the date ǁheŶ the oƌigiŶal deĐisioŶ ǁas issued. See RMC ϰ-ϴ-ϭϭϬ foƌ fuƌtheƌ iŶfoƌŵatioŶ oŶ the
appeal pƌoĐess aŶd tiŵe fƌaŵes.
BUILDING AND CONSTRUCTION PERMIT ISSUANCE AND INSTALLATION OF IMPROVEMENTS
IŶ the CitLJ of ReŶtoŶ, a BuildiŶg Peƌŵit ŵust ďe oďtaiŶed to ďuild ďuildiŶgs aŶd stƌuĐtuƌes. A CoŶstƌuĐtioŶ Peƌŵit ŵust
ďe oďtaiŶed to iŶstall utilitLJ liŶes, tƌaŶspoƌtatioŶ iŵpƌoǀeŵeŶts aŶd uŶdeƌtake ǁoƌk iŶ CitLJ ƌights-of-ǁaLJ. BuildiŶg aŶd
CoŶstƌuĐtioŶ Peƌŵits aƌe sepaƌate peƌŵits.
The appƌoǀal of the pƌeliŵiŶaƌLJ plaŶ ĐoŶstitutes the CitLJ’s aĐĐeptaŶĐe of the geŶeƌal pƌojeĐt, iŶĐludiŶg deŶsitLJ,
iŶteŶsitLJ, aƌƌaŶgeŵeŶt aŶd desigŶ. Appƌoǀal authoƌizes the appliĐaŶt oƌ suďseƋueŶt oǁŶeƌ to applLJ foƌ fiŶal plaŶ
appƌoǀal of the PUD oƌ phase;sͿ theƌeof.
PƌeliŵiŶaƌLJ plaŶ appƌoǀal does Ŷot authoƌize aŶLJ ďuildiŶg peƌŵits oƌ aŶLJ site ǁoƌk edžĐept that is ƌeƋuiƌed foƌ suƌǀeLJiŶg
aŶd eŶgiŶeeƌiŶg of the fiŶal plaŶ oƌ that ƌeƋuiƌed ďLJ the CitLJ foƌ iŵpƌoǀeŵeŶts that aƌe ŶeĐessaƌLJ foƌ a paƌtiĐulaƌ
phase of the PUD foƌ ǁhiĐh fiŶal plaŶ appƌoǀal has ďeeŶ gƌaŶted. AŶ appƌoǀed pƌeliŵiŶaƌLJ plaŶ ďiŶds the futuƌe PUD
site aŶd all suďseƋueŶt oǁŶeƌs to the uses, deŶsities, aŶd staŶdaƌds of the pƌeliŵiŶaƌLJ plaŶ uŶtil suĐh tiŵe as a fiŶal
plaŶ is appƌoǀed foƌ the eŶtiƌe site oƌ the pƌeliŵiŶaƌLJ plaŶ is aďaŶdoŶed oƌ edžpiƌes suďjeĐt to the pƌoǀisioŶs of RMC ϰ-ϵ
-ϭϱϬ.
EXPIRATION AND EXTENTIONS
PƌeliŵiŶaƌLJ Appƌoǀal of PlaŶŶed UƌďaŶ DeǀelopŵeŶt Ŷot assoĐiated ǁith a SuďdiǀisioŶ
The appliĐaŶt shall, ǁithiŶ tǁo ;ϮͿ LJeaƌs of the effeĐtiǀe date of aĐtioŶ ďLJ the HeaƌiŶg EdžaŵiŶeƌ to appƌoǀe the
pƌeliŵiŶaƌLJ plaŶ, suďŵit to the DepaƌtŵeŶt of CoŵŵuŶitLJ aŶd EĐoŶoŵiĐ DeǀelopŵeŶt a fiŶal plaŶ shoǁiŶg the
ultiŵate desigŶ aŶd speĐifiĐ details of the pƌoposed plaŶŶed uƌďaŶ deǀelopŵeŶt oƌ the fiŶal phase oƌ phases theƌeof.
FolloǁiŶg appƌoǀal of the fiŶal plaŶ, aŶd ǁithiŶ the tǁo ;ϮͿ LJeaƌ effeĐtiǀe date of the appƌoǀed pƌeliŵiŶaƌLJ plaŶ, the
appliĐaŶt shall suďŵit Đoŵplete ďuildiŶg peƌŵit appliĐatioŶs.
ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϮϮ of ϮϮ
PRELIMINARY PLANNED URBAN DEVELOPMENT
UpoŶ appliĐatioŶ, the HeaƌiŶg EdžaŵiŶeƌ ŵaLJ gƌaŶt aŶ edžteŶsioŶ of the appƌoǀed pƌeliŵiŶaƌLJ plaŶ foƌ a ŵadžiŵuŵ of
tǁo ;ϮͿ LJeaƌs. AppliĐatioŶ foƌ suĐh edžteŶsioŶ shall ďe ŵade at least thiƌtLJ ;ϯϬͿ daLJs pƌioƌ to the edžpiƌatioŶ date of
pƌeliŵiŶaƌLJ plaŶ appƌoǀal. OŶlLJ oŶe suĐh edžteŶsioŶ ŵaLJ ďe gƌaŶted foƌ a plaŶŶed uƌďaŶ deǀelopŵeŶt.
EXPIRATION OF PRELIMINARY PLAN APPROVAL WITH CONCURRENT PRELIMINARY SUBDIVISION
The appliĐaŶt shall suďŵit the fiŶal plaŶ ǁithiŶ fiǀe ;ϱͿ LJeaƌs of the effeĐtiǀe date of aĐtioŶ ďLJ the HeaƌiŶg EdžaŵiŶeƌ to
appƌoǀe the pƌeliŵiŶaƌLJ plaŶ. If appƌoǀal of the pƌeliŵiŶaƌLJ suďdiǀisioŶ is legallLJ edžteŶded, the pƌeliŵiŶaƌLJ plaŶ
appƌoǀal shall also ďe edžteŶded.
If a fiŶal plaŶ is Ŷot filed ǁithiŶ the ideŶtified tiŵe liŵits oƌ ǁithiŶ the edžteŶded tiŵe peƌiod, if aŶLJ, the plaŶŶed uƌďaŶ
deǀelopŵeŶt pƌeliŵiŶaƌLJ plaŶ shall ďe deeŵed to haǀe edžpiƌed oƌ ďeeŶ aďaŶdoŶed. OŶĐe a plaŶŶed uƌďaŶ
deǀelopŵeŶt pƌeliŵiŶaƌLJ plat has ďeeŶ deeŵed to haǀe edžpiƌed oƌ ďeeŶ aďaŶdoŶed, a Ŷeǁ appliĐatioŶ is ƌeƋuiƌed to
pƌoĐeed, aŶd the deǀelopŵeŶt staŶdaƌds edžistiŶg at the tiŵe of the Ŷeǁ appliĐatioŶ shall applLJ.
EXPIRATION OF FINAL PLAN APPROVAL
The deǀelopeƌ shall pƌepaƌe aŶd suďŵit ďuildiŶg peƌŵit appliĐatioŶs ǁhiĐh aƌe aĐĐepted as suďstaŶtiallLJ Đoŵplete to
CoŵŵuŶitLJ aŶd EĐoŶoŵiĐ DeǀelopŵeŶt ǁithiŶ sidž ;ϲͿ ŵoŶths of the effeĐtiǀe date of appƌoǀal. The deǀelopeƌ shall
Đoŵplete the appƌoǀed plaŶŶed uƌďaŶ deǀelopŵeŶt oƌ aŶLJ phase theƌeof iŶĐluded iŶ the appƌoǀed fiŶal plaŶ ǁithiŶ
tǁo ;ϮͿ LJeaƌs fƌoŵ the date of the deĐisioŶ to appƌoǀe the fiŶal plaŶ ďLJ the HeaƌiŶg EdžaŵiŶeƌ, uŶless the HeaƌiŶg
EdžaŵiŶeƌ desigŶates a shoƌteƌ tiŵe. Failuƌe to Đoŵplete the plaŶŶed uƌďaŶ deǀelopŵeŶt, oƌ aŶLJ phase theƌeof, ǁithiŶ
this tiŵe liŵit ǁill ƌeƋuiƌe the suďŵittal of a Ŷeǁ pƌeliŵiŶaƌLJ aŶd fiŶal plaŶ appliĐatioŶ iŶ oƌdeƌ to ĐoŶtiŶue
ĐoŶstƌuĐtioŶ of the plaŶŶed uƌďaŶ deǀelopŵeŶt. Failuƌe to suďŵit a Ŷeǁ appliĐatioŶ oƌ to Đoŵplete the plaŶŶed uƌďaŶ
deǀelopŵeŶt oŶĐe ĐoŶstƌuĐtioŶ has ďeguŶ shall ĐoŶstitute aďaŶdoŶŵeŶt of the plaŶŶed uƌďaŶ deǀelopŵeŶt suďjeĐt to
suďseĐtioŶ K of RMC ϰ-ϵ-ϭϱϬ. EdžpiƌatioŶ of aŶLJ ďuildiŶg peƌŵit issued foƌ a plaŶŶed uƌďaŶ deǀelopŵeŶt shall ďe
goǀeƌŶed ďLJ the pƌoǀisioŶs of the appliĐaďle BuildiŶg Code. CoŶstƌuĐtioŶ of aŶLJ poƌtioŶ of the plaŶŶed uƌďaŶ
deǀelopŵeŶt ƌeƋuiƌes a ĐuƌƌeŶt appƌoǀed plaŶŶed uƌďaŶ deǀelopŵeŶt aŶd a ĐuƌƌeŶt ďuildiŶg peƌŵit.
MERGER OF APPLICATIONS OR REVIEW STAGES
The appliĐaŶt ŵaLJ ƌeƋuest that ƌeǀieǁ aŶd deĐisioŶ oŶ the pƌeliŵiŶaƌLJ plaŶ aŶd fiŶal plaŶ ďe ŵeƌged iŶ oŶe deĐisioŶ.
The ŵeƌged deĐisioŶ shall folloǁ the pƌoĐeduƌal steps ƌeƋuiƌed of a pƌeliŵiŶaƌLJ plaŶ. Hoǁeǀeƌ, the appliĐaŶt shall
suďŵit all plaŶs aŶd iŶfoƌŵatioŶ iŶ the detail ƌeƋuiƌed foƌ a fiŶal plaŶ aŶd shall ĐoŵplLJ ǁith all otheƌ ƌeƋuiƌeŵeŶts aŶd
staŶdaƌds foƌ a fiŶal plaŶ.
A pƌeliŵiŶaƌLJ plaŶŶed uƌďaŶ deǀelopŵeŶt ŵaLJ ďe ĐoŶsideƌed siŵultaŶeouslLJ ǁith aŶLJ otheƌ laŶd use peƌŵit ƌeƋuiƌed
foƌ a pƌoposal, iŶĐludiŶg ďut Ŷot liŵited to: pƌeliŵiŶaƌLJ plats, shoƌt plats, ďiŶdiŶg site plaŶs, ĐƌitiĐal aƌea ŵodifiĐatioŶs
oƌ ǀaƌiaŶĐes, shoƌeliŶe suďstaŶtial deǀelopŵeŶts peƌŵits, shoƌeliŶe ǀaƌiaŶĐes, shoƌeliŶe ĐoŶditioŶal use peƌŵits,
gƌadiŶg ƌegulatioŶ ŵodifiĐatioŶs oƌ ǀaƌiaŶĐes, oƌ otheƌ appliĐatioŶs. Wheƌe ŵeƌged, the ƌeǀieǁ Đƌiteƌia foƌ all of the
appliĐatioŶs shall ďe ĐoŶsideƌed siŵultaŶeouslLJ ǁith the plaŶŶed uƌďaŶ deǀelopŵeŶt Đƌiteƌia iŶ suďseĐtioŶ C of RMC ϰ-
ϵ-ϭϱϬ. Wheƌe theƌe aƌe ĐoŶfliĐts ǁith ƌeǀieǁ Đƌiteƌia, the Đƌiteƌia of suďseĐtioŶ C shall goǀeƌŶ. Wheƌe ŵeƌged, all
peƌŵits shall ďe ĐoŶsideƌed siŵultaŶeouslLJ as paƌt of the plaŶŶed uƌďaŶ deǀelopŵeŶt. The ƌeǀieǁ authoƌitLJ shall ďe
deteƌŵiŶed ĐoŶsisteŶt ǁith RMC ϰ-ϴ-ϬϴϬCϮ, Reǀieǁ AuthoƌitLJ foƌ Multiple Peƌŵit AppliĐatioŶs.
RESOURCES
CitLJ of ReŶtoŶ Foƌŵs
EleĐtƌoŶiĐ File StaŶdaƌds