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Home My WebLink AboutPreliminary Planned Urban DevelopmentƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϭ of ϮϮ 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. ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page Ϯ of ϮϮ 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; ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϯ of ϮϮ 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. ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϰ of ϮϮ 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 ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϱ of ϮϮ 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. ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϲ of ϮϮ 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 ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϳ of ϮϮ 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. ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϴ of ϮϮ 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; ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϵ of ϮϮ 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, ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϭϬ of ϮϮ 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. ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϭϭ of ϮϮ 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; ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϭϮ of ϮϮ 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; ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϭϯ of ϮϮ 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 ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϭϰ of ϮϮ 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. ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϭϱ of ϮϮ 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. ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϭϲ of ϮϮ 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; ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϭϳ of ϮϮ 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 ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϭϴ of ϮϮ 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. ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϭϵ of ϮϮ 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 ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page ϮϬ of ϮϮ 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 ƌeŶtoŶǁa.goǀ/peƌŵitĐeŶteƌ | plaŶŶiŶgĐustoŵeƌseƌǀiĐe@ƌeŶtoŶǁa.goǀ | ϰϮϱ-ϰϯϬ-ϳϮϵϰ ϭϭ/ϭϴ/ϮϬϮϮ Page Ϯϭ of ϮϮ 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