HomeMy WebLinkAboutPreliminary Planned Urban DevelopmentDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov
PRELIMINARY PLANNED URBAN DEVELOPMENT
SUBMITTAL REQUIREMENTS
Published : 5/19/2022
PURPOSE
The purpose of Planned Unit Development review is to preserve and protect natural features of the land, especially where
steep slopes or other environmentally critical areas exist. Additionally, the Planned Unit Development process is intended
to encourage innovation and creativity in the development of residential, busi ness, manufacturing, or mixed use
developments by permitting a variety in the type, design, and arrangement of structures and improvements.
FREE PRE-APPLICATION MEETING
Prior to submitting an application, the applicant should informally discuss the propose d development with the Planning
Division. The Planning Division will provide assistance and detailed information on the City’s requirements and standards.
For further information on this meeting, see the instruction sheet entitled "Pre-Application.”
APPLICATION SCREENING
A Pre-Submittal screening may be required prior to formal Land Use Review. The screening will be performed electronically
via an FTP link that your Project Manager will provide to you. After you upload your submittal documents the Project
Manager will review the submittal materials to ensure that requested revisions or missing items have been updated
and/or corrected. If all required submittal items are provided and complete, unless waived by the Project Manager, staff
will take in the application for official review.
ELECTRONIC FILE STANDARDS
All documents MUST be submitted electronically. Specific file naming conventions for submitted plans are required to
facilitate the electronic plan review process. Failure to adhere to the sample file naming format listed in the Electronic File
Standards may result in a request for resubmittal and/or delay the plan review process, deeming the application
incomplete.
COMPLETE APPLICATION REQUIRED
In order to accept your application, each of the numbered items must be submitted at the same tim e. Determination
that an application is complete indicates only that the application is ready for review on its merits, not that the City will
make a favorable decision on the application.
APPLICATION SUBMITTAL HOURS
Applications should be submitted to Planning Division staff electronically, not in person. Please email or call your assigned
Project Manager to submit your application. If you have any Planning related questions you may reach out to Planning
Customer Service at 425-430-7294 or planningcustomerservice@rentonwa.gov .
PLAT NAME
Renton City Council requests that the plat name remains constant throughout all development applications. Please give
careful consideration to your plat name with special attention to uniqueness, as it will be used by the City through at least
the final plat application.
Specific Code Section(s) related to this document
RMC 4-9-150 Preliminary Planned Urban Development Process
RMC 4-8 Permits – General and Appeals
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TIME FRAME
The average time frame for processing of a Preliminary Planned Urban Development application is typically 12 weeks, and
the decision is issued by the Hearing Examiner. This time frame assumes no appeals are filed. As a Type 3 application it
requires public notice which provides an opportunity for public comments prior to a decision.
ADDITIONAL PERMITS
Additional permits from other agencies may be required. It is the applicant’s responsibility to obtain these other approvals.
Information regarding these other requirements may be found at https://apps.oria.wa.gov/opas/
SOME KEY THINGS TO REMEMBER
1. City Staff or other agencies may request additional information during the review and decision -making process.
2. It is important that the applicant submit the requested material quickly to av oid delays in the process.
3. Any time spent gathering data and/or additional city review period will increase the time required to process the
application.
SUBMITTAL CHECKLIST
The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where addi tional
information is required to complete the review of an application. The applicant should contact the assigned Project
Manager, if there are any questions regarding submittal requirements.
All Application Materials Required Unless Waived by City Staff
1. Pre-Application Meeting Summary: If the application was reviewed at a “pre-application
meeting”.
2. Waiver Form: A Waiver Form will be provided to you by City Staff during the Pre-Submittal Review.
The Waiver Form should be submitted with the land use application.
3. Land Use Permit Master Application Form: The application must have notarized signatures of ALL
current property owners listed on the Title Report. If the pro perty owner is a corporation, the
authorized representative must attach proof of signing authority on behalf of the corporation. The
legal description of the property must be attached to the application form.
4. Fees: The application must be accompanied by the required application fee (see Fee Schedule
Brochure). Please call 425-430-7294 to verify the exact amount required. Checks should be made
out to the City of Renton and cannot be accepted for over the total fee amount. Credit cards may
also be used to pay required application fees. Fees are paid at Cashier on the 1st Floor City Hall.
5. Project Narrative: A clear and concise description and summary of the proposed project, including
the following:
a. Project name, size and location of site;
b. Zoning designation of the site and adjacent properties;
c. Current use of the site and any existing improvements;
d. Special site features (i.e., wetlands, water bodies, steep slopes);
e. Statement addressing soil type and drainage conditions;
f. Proposed use of the property and scope of the proposed development (i.e., height, square
footage, lot coverage, parking, access, etc.);
g. Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main,
etc.);
h. Total estimated construction cost and estimated fair market value of the proposed project;
i. Estimated quantities and type of materials involved if any fill or excavation is proposed;
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j. Number, type and size of trees to be removed;
k. Explanation of any land to be dedicated to the City; and
l. For shoreline applications only:
i. Name of adjacent water area or wetlands,
ii. Nature of existing shoreline – describe:
• Type of shoreline (i.e., lake, stream, lagoon, marsh, bog, floodplain,
floodway);
• Type of beach (i.e., accretion, erosion, high bank-low bank);
• Type of material (i.e., sand, gravel, mud, clay, rock, riprap); and
• The extent and type of any bulkheading, and
iii. The number and location of structures and/or residential units (existing and
potential) which might have views obstructed as a result of the proposed project;
and
The proposed number, size, and density of the new lots, for subdivision applications only.
6. Environmental Checklist: The standard State of Washington form required under WAC 197-11-742
and 197-11-960.
7. Project Sequencing Plan: A narrative that outlines what order development phases will be built in
and at what estimated times they will be developed within the life of the associated Master Plan.
(Ord. 5028, 11-24-2003)
8.
Rezone, Variance, Modification, or Conditional Use Justification: Please contact the Planning
Division to determine whether your project proposal triggers any additional land use permits. If so,
additional information may be required.
9. Density Worksheet This can be found on the City’s website
https://edocs.rentonwa.gov/Documents/ElectronicFile.aspx?docid=955782&dbid=1&repo=Cityof
Renton
10. Construction Mitigation Description: A written narrative addressing each of the following:
a. Proposed construction dates (begin and end dates);
b. Hours and days of operation;
c. Proposed hauling/transportation routes;
d. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion,
mud, noise, and other noxious characteristics;
e. Any special hours proposed for construction or hauling (i.e. weekends, late nights); and
f. Preliminary traffic control plan.
Note: If your project requires the use of cranes, please contact the City’s Airport Manager at 425 -
430-7471 to determine whether Federal Aviation Administration (FAA) notification will be
required.
11. Urban Design Regulations Review Packet: A set of submission materials required for projects
subject to the Urban Design Regulations in RMC 4-3-100:
a. Site plan, land use review;
b. Elevations, architectural;
c. Floor plans general;
d. Narrative outlining how the applicant’s proposal addresses the City’s Urban Design
Regulations.
Note: Urban Design Regulation Check List can be found at
https://www.codepublishing.com/WA/Renton/html/Renton04/Renton0403/Renton0403100.html
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12. Statement Addressing Project’s Compliance With Each of the Following Decision Criteria: Please
provide a statement describing City Code provisions to be modified and address the following
criteria:
1. Demonstration of Compliance and Superiority Required: Applicants must demonstrate that a
proposed development is in compliance with the purposes of this Section and with the
Comprehensive Plan, that the proposed development will be superior to that which would result
without a planned urban development, and that the development will not be unduly detrimental
to surrounding properties.
2. Public Benefit Required: In addition, applicants shall demonstrate that a proposed development
will provide specifically identified benefits that clearly outweigh any adverse impacts or undesirable
effects of the proposed planned urban development, particu larly those adverse and undesirable
impacts to surrounding properties, and that the proposed development will provide one or more
of the following benefits than would result from the development of the subject site without the
proposed planned urban development:
a. Critical Areas: Protects critical areas that would not be protected otherwise to the same degree
as without a planned urban development; or
b. Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property,
such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats,
not otherwise required by other City regulations; or
c. Public Facilities: Provides public facilities that could not be required by the City for development
of the subject property without a planned urban development; or
d. Use of Sustainable Development Techniques: Design which results in a sustainable
development; such as LEED certification, energy efficiency, use of alternative energy resources, low
impact development techniques beyond that required by the Surface Water Design Manual, etc.;
or
e. Overall Design: Provides a planned urban development design that is superior to the design that
would result from development of the subject property without a planned urban development. A
superior design may include the following:
i. Open Space/Recreation:
(a) Provides increased open space or recreational facilities beyond standard code
requirements and considered equivalent to features that would offset park
mitigation fees in Resolution 3082; and
(b) Provides a quality environment through either passive or active recreation
facilities and attractive common areas, including accessibility to buildings from
parking areas and public walkways; or
ii. Circulation/Screening: Provides superior circulation patterns or location or screening of
parking facilities; or
iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or
around the proposed planned urban development; provided, common open space
containing natural features may be left unimproved; or (Ord. 5917, 12 -10-2018)
iv. Site and Building Design: Provides superior architectural design, placement,
relationship or orientation of structures, or use of solar energy; or
v. Alleys: Provides alleys for proposed detached or attached units with individual, private
ground related entries. (Ord. 5520, 12-14-2009; Ord. 5571, 11-15-2010; Ord. 5828, 12-12-
2016)
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3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for
consistency with all of the following criteria:
a. Building and Site Design:
i. Perimeter: Size, scale, mass, character and architectural design along the planned urban
development perimeter provide a suitable transition to adjacen t or abutting lower
density/intensity zones. Materials shall reduce the potential for light and glare.
ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups
should be related by coordinated materials and roof styles, but contrast should be provided
throughout a site by the use of varied materials, architectural detailing, building orientation
or housing type; e.g., single family, townhouses, flats, etc. (Ord. 5520, 12 -14-2009)
b. Circulation:
i. Provides sufficient streets and pedestrian facilities. The planned urban development shall
have sufficient pedestrian and vehicle access commensurate with the location, size and
density of the proposed development. All public and private streets shall accommodate
emergency vehicle access and the traffic demand created by the development as
documented in a traffic and circulation report approved by the City. Vehicle access shall not
be unduly detrimental to adjacent areas.
ii. Promotes safety through sufficient sight distance, separation of vehicles from
pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and
minimization of steep gradients.
iii. Provision of a system of walkways which tie residential areas to recreational areas,
transit, public walkways, schools, and commercial activities.
iv. Provides safe, efficient access for emergency vehicles.
c. Infrastructure and Services: Provides utility services, emergency services, and other
improvements, existing and proposed, which are sufficient to serve the development.
d. Clusters or Building Groups and Open Space: An appearance of openness created by clustering,
separation of building groups, and through the use of well-designed open space and landscaping,
or a reduction in amount of impervious surfaces not otherwise required.
e. Privacy and Building Separation: Provides internal privacy between dwelling units, and external
privacy for adjacent and abutting dwelling units. Each residential or mixed use development shall
provide visual and acoustical privacy for dwelling units and surrounding properties. Fences,
insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and
aesthetic enhancement of the property, the privacy of site occupants and surroundin g properties,
and for screening of storage, mechanical or other appropriate areas, and for the reduction of noise.
Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient
light and air are provided to each dwelling unit. (Ord. 5676, 12-3-2012)
f. Building Orientation: Provides buildings oriented to enhance views from within the site by taking
advantage of topography, building location and style.
g. Parking Area Design: Provides parking areas that are complemented by landscaping and not
designed in long rows. The size of parking areas is minimized in comparison to typical designs, and
each area related to the group of buildings served. The design provides for efficient use of parking,
and shared parking facilities where appropriate. (Ord. 5571, 11-15-2010)
h. Phasing: Each phase of the proposed development contains the required parking spaces, open
space, recreation spaces, landscaping and utilities necessary for creating and sustaining a desirable
and stable environment, so that each phase, together with previous phases, can stand alone.
4. Compliance with Development Standards: Each planned urban development shall demonstrate
compliance with the development standards contained in subsection E of this Section, the
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underlying zone, and any overlay districts; unless a modification for a specific development
standard has been requested pursuant to subsection B2 of this Section. (Ord. 5153, 9 -26-2005; Ord.
5571, 11-15-2010)
13. Plat Certificate or Title Report: A document prepared by a title insurance company documenting
the ownership and title of all interested parties in the plat, subdivision, or dedication and listi ng all
encumbrances. In the case of a final plat, the certificate shall be dated within forty five (45) days
prior to the approval of the final plat.
14. Draft Legal Documents: Please provide any proposed street dedications, restrictive covenants, or
any other legal documents pertaining to the development and use of the property.
15. Neighborhood Detail Map: Please provide a map, drawn at a scale of one inch equals one hundred
feet (1" = 100') or one inch equals two hundred feet (1" = 200') (or other scale approved by the
Planning Division Director or designee). The map shall show the location of the subject site relative
to the property boundaries of the surrounding parcels within approximately one thousand feet
(1,000') or approximately two thousand five hundred feet (2,500') for properties over five (5) acres
and identifying the subject site with a darker perimeter line than that of surrounding properties.
The map shall also show the property’s lot lines, existing land uses, building outlines, City
boundaries of the City of Renton (if applicable), north arrow (oriented to the top of the plan sheet),
graphic scale used for the map, and City of Renton (not King County) street names for all streets
shown. (Amd. Ord. 4963, 5-13-2002)
16. Proof of King County Plat Name Reservation: For PUD’s that include Preliminary Plats, please
provide a Plat and Condominium Name Reservation Request form approved by the King C ounty
Recorder’s Office. The request form may be obtained from the King County Recorder’s Office
website under Plat and Condominium Name Reservation Request.
http://www.kingcounty.gov/business/Recorders/OnlineFormsandDocumentStandards.aspx
The Recorders Office charges a $50 fee for name reservation, and reservation of the plat name
expires one year after approval.
17. Affidavit of Installation of Public Information Sign(s):
A notarized statement signed by the applicant of applicant’s representative attesting that the
required public information sign(s) has been installed in accordance with City Code requirements.
18. Affidavit and Photograph of Installation of Public Outreach Sign(s): Please complete and provide
the attached notarized affidavit attesting the required public outreach sign(s) has been installed in
accordance with the City Code requirements. See attachment titled “Public Outreach Signs” for
information about the size and location requirements for public outreach signs.
19. Proof of Neighborhood Meeting: Please provide the following materials with the submittal of a
complete development application:
a. The notice provided to surrounding property owners within three hundred feet (300’) of
the proposed development site;
b. The mailing list used to send out meeting notices;
c. An affidavit of mailing and posting notice(s);
d. The meeting sign-in sheet;
e. Materials presented at the meeting;
f. Notes of the meeting including a summary of oral and written comments received; and
If no members of the public attended the neighborhood meeting and/or persons in attendance
made no comments, the required submittal materials shall reflect the absence of comment,
attendance, or both.
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20. Overall Plat Plan: If the scale of the project requires multiple plan sheets, please provide the
entire plat plan on a single sheet.
21. Plat Plan: A plan, with a two-inch (2") border on the left edge and one-half-inch (1/2") on all other
sides, prepared by a State of Washington registered land surveyor in accordance with RCW
18.43.020 and/or chapter 58.17 RCW, fully dimensioned, drawn at a scale of one inch equals forty
feet (1" = 40') on an eighteen inch by twenty four inch (18" x 24") plan sheet (or other size or scale
approved by the Planning Division Director or designee) and shall include the following:
a. Name of the proposed plat (and space for the future City file numbers).
b. Names and addresses of the engineer, licensed land surveyor, and all property owners.
c. Legal description of the property to be subdivided.
d. Date, graphic scale, and north arrow oriented to the top of the plan sheet.
e. Vicinity map (a reduced version of the neighborhood detail map as defined above).
f. Drawing of the subject property with all existing and proposed property lines dimensioned. Lots
designated by number within the area of the lot. Tracts shall be similarly designated and each
tract shall be clearly identified with the ownership and purpose. Indicate the required yards
(setbacks) with dashed lines.
g. Location of the subject site with respect to the nearest street intersections (including
intersections opposite the subject property), alleys and other rights -of-way.
h. Names, locations, types, widths and other dimensions of existing and proposed streets, alleys,
easements, parks, open spaces and reservations. (Ord. 4587, 3-18-1996)
i. Location, distances from existing and new lot lines, and dimensions of any existing and
proposed structures, existing trees on and abutting the site, existing or proposed fencing or
retaining walls, freestanding signs, and easements.
j. Location of existing conditions on or adjacent to the site which could hinder development.
Include boundaries of utility, open space, and/or critical area(s) tracts, square footage, and
purpose statement of each tract. Clearly delineate the critical area and buffer boundaries within
the tract and indicate a dimension for buffer width.
k. Flood hazard information and boundary on the subdivision drawing including the nature,
location, dimensions, and elevations of the subdivided area. (Ord. 4835, 3-27-2000)
l. A legend listing the following included on the first sheet of the plat plan:
i. Total area in acres;
ii. Proposed number of lots;
iii. Zoning of the subject site;
iv. Proposed square footage in each lot; and
v. Percentage of land in streets and open space.
m. Access and Utilities: Indicate how the proposed subdivision will be served by streets and
utilities, show how access will be provided to all lots, and the location of sewer and water lines.
n. Contours and Elevations: Shall include contour and/or elevations (at five foot (5') vertical
intervals minimum) to the extent necessary to accurately predict drainage characteristics of the
property. Approximate, estimated contour lines shall be extended at least one hundred feet (100')
beyond the boundaries of the proposed plat.
o. Zoning: Shall indicate the zoning applicable to the land to be platted, subdivided or dedicated
and of the land adjacent and contiguous. (Ord. 4954, 2-11-2002; Ord. 5757, 6-1-2015)
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For commercial/industrial properties please also include the following in the legend:
a. Total area of existing impervious surface;
b. Total area of existing undeveloped area;
c. Square footage (by floor and overall total) of each individual building and/or use;
d. Building footprint area;
e. Percentage of lot covered by buildings and structures;
f. Total area of pavement (existing to remain and new);
g. Total area of landscaping;
h. Building setbacks (required and proposed) between all structures and property lines;
i. Parking analysis per lot including the number of parking spaces required and provided.
22. Floor Plans: Please provide a basic line drawing plan of the general building layout showing walls,
exits, windows, and designated uses indicating the proposed locations of kitchens, baths and fl oor
drains, bedrooms and living areas, with sufficient detail for City staff to determine if an oil/water
separator or grease interceptor is required and to determine sizing of side sewer.
23. Landscape Plan, Conceptual: A fully dimensioned plan, prepared by a landscape architect
registered in the State of Washington, a certified nurseryman, or other similarly qualified
professional, drawn at the same scale as the project site plan (or other scale approved by the
Community and Economic Development Administrator), clearly indicating the following:
a. Date, graphic scale, and north arrow;
b. Location of proposed buildings, parking areas, access and existing buildings to remain;
c. Names and locations of abutting streets and public improvements, including easements;
d. Existing and proposed contours at five foot (5') intervals or less;
e. Location, size, and purpose of planting areas, including those required in RMC 4-4-070,
Landscaping, and those required in RMC 4-3-090, Shoreline Master Program Regulations;
f. Location and height for proposed berming;
g. Location and elevations for any proposed landscape-related structures such as arbors,
gazebos, fencing, etc.;
h. Location, size, spacing and names of existing and proposed shrubs, trees, ground covers, and
decorative rockery or like landscape improvements in relationship to proposed and existing
utilities; and
The location, size and species of all protected trees on site. Protected trees shall have the
approximate drip line shown (see RMC 4-4-130, Tree Retention and Land Clearing Regulations).
24. Parking, Lot Coverage, Landscaping Analysis: A listing of the following information (may also be
included on the first sheet of the site plan):
a. Total square footage of the site;
b. Total square footage of existing area(s) of impervious surfacing;
c. Total square footage of existing natural/undeveloped area;
d. Square footage (by floor and overall total) of each individual building and/or use;
e. Total square footage of the footprints of all buildings;
f. Percentage of lot covered by buildings or structures;
g. Total pavement square footage, both existing pavement to remain plus new pavement
proposed to be installed;
h. Square footage of any on-site wetlands;
i. Parking analysis to include the total number of parking spaces required and provided,
number of compact and “ADA accessible” spaces provided, and parking space dimensions;
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j. Square footage of landscaping for each area, for interior parking lot landscaping, and total;
k. Allowable and proposed building height;
l. Building setbacks required by Code; and
Proposed building setbacks. (Ord. 4587, 3-18-1996)
25. Site Plan: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1"
= 20') (or other scale approved by the Planning Division Director or designee) clearly indicat ing the
following:
a. Name of proposed project;
b. Date, scale, and north arrow oriented to the top of the plan sheet;
c. Drawing of the subject property with all property lines dimensioned and names of adjacent
streets;
d. Widths of all adjacent streets and alleys;
e. The location of all existing public improvements including, but not limited to, curbs, gutters,
sidewalks, median islands, street trees, fire hydrants, utility poles, etc., along the full property
frontage;
f. Location and dimensions of existing and proposed structures, parking and loading areas,
driveways, existing trees on and abutting the site, existing or proposed fencing or retaining
walls, freestanding signs, easements, refuse and recycling areas, freestanding liquid fixtures,
utility junction boxes, public utility transformers, storage areas, buffer areas, open spaces, and
landscaped areas;
g. The location and dimensions of natural features such as streams, lakes, marshes and wetlands.
Include boundaries of utility, open space, and/or critical area(s) tracts , square footage, and
purpose statement of each tract. Clearly delineate the critical area and buffer boundaries
within the tract and indicate a dimension for buffer width;
h. Ordinary high water mark, existing and proposed, and name of water body if applicable;
i. For wireless communication facilities, indicate type and locations of existing and new plant
materials used to screen facility components and the proposed color(s) for the facility;
j. A legend listing the following must be included on one of the site pla n sheets:
i. Total square footage of the site,
ii. Square footage (by floor and overall total) of each individual building and/or use,
iii. Total square footage of all buildings (footprint of each building),
iv. Percentage of lot coverage,
v. Square footage of all landscaping (total, parking lot, and wildlife habitat),
vi. Allowable and proposed building height,
vii. Building setbacks required by Code,
viii. Proposed building setbacks,
ix. Parking analysis, including:
• Number of stalls required, by use; number of stalls provided, by use,
• Sizes of stalls and angles,
• Location and number of handicap stalls, compact, employee and/or guest parking
stalls,
• Location and size of curb cuts,
• Traffic flow within the parking, loading, and maneuvering areas and ingr ess and
egress,
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• Location of wheel stops,
• Loading space,
• Stacking space,
• Location and dimensions of bicycle racks, carpool parking spaces, and other
facilities designed to accommodate access to the site,
• Square footage of interior parking lot landscaping;
k. Footprint of all proposed buildings showing the location of building entrances, window
openings, and landscape features (required for Urban Center Design Overlay District review
packet only);
l. Footprint of all abutting and adjacent buildings showing the location of building entrances,
window openings, and landscape features (required for Urban Center Design Overlay District
review packet only);
m. For nonconforming use or structure rebuild approval permits: draw on the scaled plan the
exact sizes and locations of existing structures and uses, whether damaged or not; write on the
scaled plan the dates these structures/uses were established; on a separate sheet, identify the
subject property, abutting lots and buildings and list adjacent and abutting land uses.
26. Architectural Elevations: A twenty four inch by thirty six inch (24" x 36") fully dimensioned
architectural elevation plan drawn at a scale of one-fourth inch equals one foot (1/4" = 1') or one-
eighth inch equals one foot (1/8" = 1') (or other size or scale approved by the Building Official)
clearly indicating the information required by the “Permits” section of the currently adopted
International Building Code and chapter 19.27 RCW (State Building Code Act, Statewide
amendments), including, but not limited to, the following:
a. Existing and proposed ground elevations;
b. Existing average grade level underneath proposed structure;
c. Height of existing and proposed structures showing finished roof top elevations based upon
site elevations for proposed structures and any existing/abutting structures;
d. Building materials and colors including roof, walls, any wireless communication facilities, and
enclosures;
e. Fence or retaining wall materials, colors, and architectural design;
f. Architectural design of on-site lighting fixtures; and
g. Cross-section of roof showing location and height of rooftop equipment (including air
conditioners, compressors, etc.) and proposed screening.
h. Required for the Urban Center Design Overlay District review packet.
i. Identify building elevations by street name and orientation, i.e., Burnett Ave. (west)
elevation.
ii. Show the location of rooflines, doors and window openings.
iii. Indicate typical detailing around doors, windows and balconies indicating finishes,
color and reflectivity of glazing.
iv. Identify offsets in walls intended to meet the minimum requirements for building
modulation indicating the amount of offset.
v. Show on each elevation any roof top elements such as mechanical and elevator
penthouses that protrude above the parapet or penetrate the roof and would be
visible from other buildings of the same height.
vi. Photographs of proposed materials from manufacturers’ catalogues. A materials
board showing actual materials and colors referenced on the architectural elevations
is recommended.
i. Required for shoreline permits:
i. Include measurements of the existing and proposed elevations of the stream, river
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or lake bottom in relationship to the proposed structure, if the proposed structure is
located fully or partially in, or over, the water.
i. Projects exceeding thirty five feet (35') in height must demonstrate compliance with the
height requirement in RMC 4-3-090D7a.
27. Topography Map: A map showing the existing land contours using vertical intervals of not more
than five feet (5'). For any existing buildings the map shall show the finished floor elevations of each
floor of the building.
28. Tree Retention/Land Clearing (Tree Inventory) Plan : A completed tree retention worksheet
accompanied by a full dimensional plan, drawn by a certified arborist or a licensed landscape
architect, based on finished grade, drawn at the same scale as the project site plan with the
northern property line at the top of the sheet, clearly showing the following:
a. All property boundaries and adjacent streets;
b. Location of all areas proposed to be cleared;
c. Species and sizes of vegetation to be removed, altered or retained and the boundaries and
predominant species of stands of trees consisting of five (5) or more trees. This requirement
applies only to trees six inch (6") caliper and larger, fifty four inches (54") above grade, and
the location, size and species of all protected trees on the site;
d. For trees proposed to be retained, a complete description of each tree’s health, condition, and
viability;
e. For trees proposed to be retained, a description of the method(s) used to determine the limits
of disturbance (i.e., critical root zone, root plate diameter, or a case-by-case basis description
for individual trees);
f. For trees proposed to be preserved within a tree protection tract, any special instructions for
maintenance (e.g., trimming, ground clearing, root pruning, monitoring, aftercare, etc.);
g. For trees not viable for retention, the reason(s) for removal based on poor health, high risk of
failure due to structure, defects, unavoidable isolation (i.e., high blo w down potential), or
unsuitability of species, etc., and for which no reasonable alternative action is possible
(pruning, cabling, etc.);
h. A description of the impact of necessary tree removal to the remaining trees, including those
in a grove or on abutting properties;
i. For development applications, a discussion of timing and installation of tree protection
measures that must include fencing and be in accordance with the tree protection standards
as outlined in RMC 4-4-130H9, Protection Measures During Construction;
j. The suggested location and species of supplemental trees to be used when required. The
report shall include planting and maintenance specifications;
k. Future building sites and drip lines of any trees which will overhang/overlap a construction
line;
l. Location and dimensions of rights-of-way, utility lines, fire hydrants, street lighting, and
easements;
m. Where the drip line of a tree overlaps an area where construction activities will occur, this
shall be indicated on the plan;
n. For allowed activities, including allowed exemptions, modifications, and variances, show all
trees proposed to be removed in priority tree retention areas: slopes twenty five percent
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(25%) to thirty nine percent (39%), high or very high landslide hazard areas, and high erosion
hazard areas;
o. Show trees to be removed in protected critical areas: wetlands, Shorelines of the S tate,
streams and lakes, floodways, floodplain slopes forty percent (40%) or greater, very high
landslide hazard areas, and critical habitat if the activity is exempt or allowed by the critical
areas regulations in RMC 4-3-050C3, Exemptions – Critical Areas and Buffers;
p. Show all trees to be retained in critical area buffers; and
q. In all other areas of the site, trees to be removed may be indicated generally with clearing
limit lines except for protected trees. The location, size, and species of all protected trees on a
site shall be shown. The plan shall also differentiate any approved replacement trees from the
protected trees. Replacement trees may be authorized in accordance with RMC 4-4-130H1e,
Replacement Requirements, and the number of replacement trees shall be determined
pursuant to any planned replanting areas in accordance with RMC 4-4-130H1c, Calculating
Tree Retention.
29. Tree Retention Worksheet: Please provide a completed City of Renton tree retention worksheet.
https://edocs.rentonwa.gov/Documents/1/edoc/955781/Tree%20Retention%20Worksheet.pdf
30. Arborist Report: A report prepared by a certified arborist or licensed landscape architect th at
correlates with the Tree Retention/Land Clearing Plan and identifies size, species, health, and
reason for any removal. The report shall identify the limits of disturbance for all retained trees.
31. Wetland Assessment: A wetland assessment includes the following:
a. A description of the project and maps at a scale no smaller than one inch equals two hundred
feet (1" = 200') showing the entire parcel of land owned by the applicant and the wetland
boundary surveyed by a qualified surveyor, and pursuant to RMC 4-3-050F2, Plans and Studies
Required;
b. A description of the vegetative cover of the wetland and adjacent area including identificati on
of the dominant plant and animal species;
c. A site plan for the proposed activity at a scale no smaller than one inch equals two hundred
feet (1" = 200') showing the location, width, depth and length of all existing and proposed
structures, roads, stormwater management facilities, sewage treatment and installations
within the wetland and its buffer;
d. The exact locations and specifications for all activities associated with site development
including the type, extent and method of operations;
e. Elevations of the site and adjacent lands within the wetland and its buffer at contour intervals
of no greater than five feet (5') or at a contour interval appropriate to the site topography and
acceptable to the City;
f. Top view and typical cross-section views of the wetland and its buffer to scale;
g. The purposes of the project;
h. Such other information as may be needed by the City, including but not limited to a study of
hazards if present on site, the effect of any protective measures that might be taken to reduce
such hazards; and any other information deemed necessary to verify compliance with the
provisions of this Section.
Note: Please provide a map and a report if ANY wetlands are located on the subject property or
within 100 feet of the subject property. The wetland report/ delineation must be prepared by a
qualified professional and include the information specified in RMC 4-8-120D.23. In addition, if
any alteration to the wetland or buffer is proposed, a wetland mitigation plan is also required. See
RMC 4-8-120D.23 for plan content requirements.
32. Wetland Mitigation Plan – Preliminary: A preliminary wetland mitigation plan shall include the
following:
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a. A site plan demonstrating sufficient area for replacement ratios;
b. Proposed planting scheme for created, restored, and enhanced wetlands;
c. Written report, formatted to eight and one -half inches (8.5") by eleven inches (11"), shall
include:
i. Identifying direct and indirect impacts of the project to the wetland area and wetland
functions, environmental goals and objectives, and performance standards, and evaluating
alternative methods of developing the property using the following criteria in this order:
(a) Avoiding any disturbances to the wetland or buffer;
(b) Minimizing any wetland or buffer impacts;
(c) Compensating for any wetland or buffer impacts;
(d) Restoring any wetlands or buffer impacted or lost temporarily;
(e) Creating new wetlands and buffers for those lost; and
(f) Enhancing an existing degraded wetland to compensate for lost functions and values,
in addition to restoring a wetland or creating a wetland.
ii. Evaluating each of the mitigation plan criteria found in RMC 4-3-050L.
iii. For projects proposing a reduction in wetland buffer width with enhancement, providing a
detailed analysis of the project’s compliance with each of the following criteria:
(a) The reduced buffer will function at a h igher level than the standard buffer;
(b) An enhanced buffer shall never be less than seventy five percent (75%) of the standard
width at its narrowest point; and
(c) The buffer area has less than fifteen percent (15%) slopes and no direct or indirect,
short-term or long-term, adverse impacts to regulated wetlands, as determined by the
City, will result from a regulated activity; and
(d) The proposal shall rely upon a site-specific evaluation and documentation of buffer
adequacy based upon Wetlands in Washington State, Volume 1: A Synthesis of the
Science (Ecology Publication No. 05-06-006, March 2005) and Wetlands in Washington
State, Volume 2: Managing and Protecting Wetlands (Ecology Publication No. 04 -06-008,
April 2005), or similar approaches; and
(e) The proposed buffer standard is based on consideration of the best available science
as described in WAC 365-195-905.
iv. And, for projects proposing averaging in wetland buffer width with enhancement,
providing a detailed analysis of the project’s compliance with each of the following criteria:
(a) There are existing physical improvements in or near the wetland and buffer; and
(b) That width averaging will not adversely impact the wetland function and values; and
(c) That the total area contained within the wetland buffer after averaging is no less than
that contained within the required standard buffer prior to averaging; and
(d) A site-specific evaluation and documentation of buffer adequacy based upon Wetlands
in Washington State, Volume 1: A Synthesis of the Science (Ecology Publication No. 05 -06-
006, March 2005) and Wetlands in Washington State, Volume 2: Managing and Protecting
Wetlands (Ecology Publication No. 04-06-008, April 2005), or similar approaches have
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been conducted. The proposed buffer standard is based on consideration of the best
available science as described in WAC 365-195-905; and
(e) In no instance shall the buffer width be reduced by more than seventy five percent
(75%) of the standard buffer. Greater buffer width reductions require review as a variance
pursuant to RMC 4-9-250B; and
(f) An analysis of the effectiveness of the proposed Buffer Enhancement. (Ord. 4835, 3 -27-2000;
Ord. 5137, 4-25-2005; Ord. 5757, 6-1-2015)
33. Standard Stream or Lake Study: A report shall be prepared by a qualified biologist and include the
following information:
a. Site Map: Site map(s) indicating, at a scale no smaller than one inch equals twenty feet (1" =
20') (unless otherwise approved by the Community and Economic Development Administrator):
i. The entire parcel of land owned by the applicant, including one hundred feet (100') of the
abutting parcels through which the water body(ies) flow(s);
ii. The ordinary high water mark (OHWM) determined in the field by a qualified consul tant
pursuant to RMC 4-3-050G7, Streams and Lakes, (the OHWM must also be flagged in the
field);
iii. Stream or lake classification, as recorded in the City of Renton’s COR Maps, the City’s
online interactive mapping application available through the City’s website, for the City of
Renton Water Class or RMC 4-3-090 (if unclassified, see “Supplemental Stream or Lake
Study” below);
iv. Topography of the site and abutting lands in relation to the stream(s) and its/their buffer(s)
at contour intervals of two feet (2') where slopes are les s than ten percent (10%), and of
five feet (5') where slopes are ten percent (10%) or greater;
v. One hundred (100) year floodplain and floodway boundaries, including one hundred feet
(100') of the abutting parcels through which the water body(ies) flow(s);
vi. Site drainage patterns, using arrows to indicate the direction of major drainage flow;
vii. Top view and typical cross-section views of the stream or lake bed, banks, and buffers to
scale;
viii. The vegetative cover of the entire site, including the stream or lake, ba nks, riparian area,
and/or abutting wetland areas, extending one hundred feet (100') upstream and
downstream from the property line. Include position, species, and size of all trees of at
least six inch (6") caliper and larger, fifty four inches (54") abov e grade, and the location,
size and species of all protected trees on the site that are within one hundred feet (100') of
the OHWM, and the location of measures to protect trees on and abutting the site;
ix. The location, width, depth, and length of all existi ng and proposed structures, roads,
stormwater management facilities, wastewater treatment and installations in relation to
the stream/lake and its/their buffer(s); and
x. Location of site access, ingress and egress.
b. Grading Plan: A grading plan prepared in accordance with RMC 4-8-120D7, and showing
contour intervals of two feet (2') where slopes are less than ten percent (10%), and of five
feet (5') where slopes are ten percent (10%) or greater.
c. Stream or Lake Assessment Narrative: A narrative report, formatted to eight and one-half
inches (8.5") by eleven inches (11"), shall be prepared to accompany the site plan and
describes:
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i. The stream or lake classification as recorded in the City of Renton’s COR Maps, the
City’s online interactive mapping application available through the City’s website, for
the City of Renton Water Class or RMC 4-3-090;
ii. The vegetative cover of the site, including the stream or lake, banks, riparian area,
wetland areas, and flood hazard areas extending one hundred feet (100') upstream
and downstream from the property line, including the impacts of the proposal on the
identified vegetation;
iii. The ecological functions currently provided by the stream/lake and existing riparian
area and the impacts of the proposal on the identified ecological functions;
iv. Observed or reported fish and wildlife that make use of the area including, but not
limited to, salmonids, mammals, and bird nesting, breeding, and feeding/foraging
areas, including the impacts of the proposal on the identified fis h and wildlife;
v. Measures to protect trees, as defined in RMC 4 -11-200, and vegetation; and
vi. For shorelines regulated under RMC 4-3-090, Shoreline Master Program Regulations,
the study shall demonstrate if the proposal meets the criteria of no net loss of
ecological functions as described in RMC 4 -3-090D2. If the proposal requires mitigation
for substantial impacts to the existing vegetation buffer in order to demonstrate no net
loss of ecological functions, a supplemental stream or lake study is required.
Note: Please provide a report containing the information specified in RMC Section 4-8-120D.19. In
addition, if the project involves an unclassified stream, a supplemental stream or lake study is also
required. If any alteration to a water-body or buffer is proposed a supplemental stream or lake
study and mitigation plan are also required.
34. Flood Hazard Data: Please provide the following:
a. Plans in duplicate drawn to scale showing the nature, location, dimensions, and elevations of
the area in question; existing or proposed structures, fill, storage of materials, drainage
facilities, and the location of the foregoing;
b. Elevation in relation to mean sea level of the lowest floor (including basement) of all
structures;
c. Elevation in relation to mean sea level to which any structure has been floodproofed;
d. Certification by a registered professional engineer or architect that the floodproofing
methods criteria in RMC 4-3-050I3c; and for any nonresidential structure meet the
floodproofing; and
e. Description of the extent to which a watercourse will be altered or relocated as a result of
proposed development
35. Biological Assessment/Critical Areas Study: Projects with the potential to impact fish (Chinook
salmon, bull trout, steelhead trout), unexpected, new, rare or other endangered species habitat
(bald eagles) shall provide a biological assessment/critical area study. The purpose of this
assessment is to determine whether a proposed action is likely to: (1) adversely affect listed or
de-listed species or designated critical habitat; (2) jeo pardize the continued existence of species
that are proposed for listing, or unexpected, new or rare species; or (3) adversely modify
proposed critical habitat. A biological assessment/critical area study is a written study that
evaluates the proposal, all probable impacts and risks related to the critical area, and
recommends appropriate mitigation measures to adequately protect the functions and values of
the critical area, and preserve anadromous fish and their habitat.
The assessment/study shall be prepared by a person with experience and training in the scientific
discipline appropriate for the relevant critical area in accordance with WAC 365-195-095(4). A
qualified professional must have obtained a B.S. or B.A. or equivalent degree in biology,
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engineering, environmental studies, fisheries, geomorphology, biological assessment, or related
field, and have at least five (5) years of related work experience.
a. A qualified professional for wetlands must be a professional wetland scientist with at least
two (2) years of full-time work experience as a wetlands professional, including delineating
wetlands using the federal manuals and supplements, preparing wetlands reports , conducting
function assessments, and developing and implementing mitigation plans.
b. A qualified professional for Habitat conservation must have a degree in biology or a related
degree and professional experience related to the subject species.
c. A qualified professional for a geological hazard must be a professional engineer or geologist,
licensed in the state of Washington.
d. A qualified professional for Wellhead Protection Areas means a hydrogeologist, geologist,
engineer, or other scientist with experience in preparing hydrogeologic assessments.
The assessment/study shall use scientifically valid methods and studies in the analysis of critical
area data and field reconnaissance and reference the source of the material used. Best available
science is that scientific information applicable to the critical area prepared by local state or
federal natural agencies or a qualified scientific professional that is consistent with the criteria
established in WAC 395-195-900 through 365-195-925.
The assessment/study shall contain, at a minimum, the following information, as applicable:
a. The name and contact information of the applicant;
b. The dates, names, and qualifications of the persons preparing the assessment/study and
documentation of any fieldwork performed on the site;
c. A description of the proposal and identification of the permits requested;
d. A site plan showing:
i. Identified critical areas, buffers and the development proposal with dimensions;
ii. Topography at two-foot (2') intervals;
iii. Limits of any areas to be cleared/impacted; and
iv. A description of the proposed stormwater management plan for the development and
consideration of impacts to drainage alterations;
e. Accurate identification, location, and characterization of critical areas, water bodies, and
buffers adjacent to the proposed project area or potentially impacted by the proposed
project;
f. A statement specifying the accuracy of the assessment/study, assumptions used in the
assessment/study, and explaining how best available science has been incorporated;
g. Determination of the degree of hazard and risk from the proposal both on the site and on
surrounding properties;
h. An assessment of the probable cumulative impacts to the critical areas, their buffers and
other properties resulting from the proposal;
i. An evaluation of the project’s compliance with sections 7 and 9 of the Endangered Species
Act;
j. A description of reasonable efforts made to apply mitigation sequencing to avoid, minimize,
and mitigate impacts to critical areas;
Plans for adequate mitigation to offset any impacts and an explanation of how best management
practices will be used to minimize impacts to critical area; and v
Recommendations for maintenance, short-term and long-term monitoring, contingency plans and
security requirements.
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36. Habitat Data Report: If the project site contains or abuts a critical habitat per RMC 4-3-050G.6,
please provide a report containing the following:
a. Site Plan: The site plan shall indicate:
i. The vegetative cover types reflecting the general b oundaries of the different plant
communities on the site;
ii. The exact locations and specifications for all activities associated with site development
including the type, extent and method of operations;
iii. Top view and typical cross-section views of critical habitat/wildlife habitat to scale;
iv. The results of searches of the State Department of Fish and Wildlife’s Natural Heritage and
Non-Game Data System databases;
v. The results of searches of the Washington State Department of Fish and Wildlife Priority
Habitat and Species database.
b. Narrative Report: A narrative report shall be prepared to accompany the site plan which
describes:
ii. The layers, diversity and variety of habitat found on the site;
iii. The location of any migration or movement corridors;
iv. The species typically associated with the cover types, including an identification of any
critical wildlife species that might be expected to be found;
v. Identification of any areas that have been previously disturbed or degraded by human
activity or natural processes;
vi. A summary of existing habitat functions and values, utilizing a habitat evaluation procedure
or methodology approved by the City;
vii. A summary of proposed habitat alterations and impacts and proposed habitat management
program. Potential impacts may include but are not limited to clearing of vegetation,
fragmentation of wildlife habitat, expected decrease in species diversity or quantity,
changes in water quality, increases in human intrusion, and impacts on wetlands or water
resources.
37. Geotechnical Report: A study prepared in accordance with generally accepted geotechnical
practices and stamped by a professional engineer licensed in the State of Washington which
includes soils and slope stability analysis, boring and test pit logs, and recommendations on s lope
setbacks, foundation design, retaining wall design, material selection, and all other pertinent
elements. If the evaluation involves geologic evaluations or interpretations, the report shall be
reviewed and approved by a geologist. Further recommendations, additions or exceptions to the
original report based on the plans, site conditions, or other supporting data shall be signed and
sealed by the geotechnical engineer. If the geotechnical engineer who reviews the plans and
specifications is not the sam e engineer who prepared the geotechnical report, the new engineer
shall, in a letter to the City accompanying the plans and specifications, express his or her agreement
or disagreement with the recommendations in the geotechnical report and state that the plans and
specifications conform to his or her recommendations. If the site contains a geologic hazard
regulated by the critical areas regulations, the preparation and content requirements of RMC 4-8-
120D, Table 18 shall also apply. If the site is within a channel migration zone, within shoreline
jurisdiction, the geotechnical report shall also include a geomorphic assessment by a Washington
State licensed geologist with engineering geology or hydrogeology specialty license plus experience
in conducting fluvial geomorphic assessments.
38. Letter of Understanding Geologic Risk: Please provide a letter from the applicant, or the owner of
the site, stating that he or she understands and accepts the risk of developing in an unstable area
and that he or she will advise, in writing, any prospective purchasers of the site, or any pros pective
purchasers of structures or portions of structures on the site, of the unstable potential of the area.
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39. Utilities Plan, Generalized: A plan drawn on twenty two inch by thirty four inch (22" x 34") plan
sheets using a graphic scale of one inch equals twenty feet (1" = 20') (or other scale or size approved
by the Planning Division’s Development Engineering Manager or designee) clearly showing all
existing (to remain) and proposed public or private improvements to be dedicated or sold to the
public including, but not limited to: curbs, gutters, sidewalks, median islands, street trees, fire
hydrants, utility poles, refuse areas, signage, freestanding lighting fixtures, utility junction boxes,
public utility transformers, etc., along the full property frontage. The finished floor elevations for
each floor of proposed and existing (to remain) structures shall be shown. (Amd. Ord. 4835, 3 -27-
2000)
40. Drainage Control Plan: Please provide a plan drawn to scale and stamped by a Washington State
licensed professional engineer and complying with the requirements of RMC 4-6-030 and the 2016
King County Surface Water Design Manual, as adopted and amended by the City of Renton. (Amd.
Ord. 4835, 3-27-2000; Ord. 5526, 2-1-2010)
41. Drainage Report: Please provide a report complying with the requirements of the City of Renton
Drafting Standards in RMC 4-6-030, and the 2016 King County Surface Water Design Manual as
adopted and amended by the City of Renton. The report (TIR) must be stamped and dated by a civil
engineer and shall contain the following:
• Table of Contents
• Technical Information Report (TIR) Worksheet
• Section 1: Project Overview
• Section 2: Conditions and Requirements Summary
• Section 3: Offsite Analysis
• Section 4: Flow Control and Water Quality Facility Analysis and Design
• Section 5: Conveyance System Analysis and Design
• Section 6: Special Reports and Studies
• Section 7: Other Permit
• Section 8: CSWPPP Analysis and Design
• Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant
Section 10: Operations and Maintenance Manual.
42. Street Profiles: The plan should show the profiles and grades of each street, together with typical
cross sections indicating width of pavement, location and width of sidewalks, and location and size
of utility mains.
43. Screening Detail, Refuse/Recycling: A detailed plan drawing, prepared to scale, showing location
within property boundaries, heights, elevations, and building materials of proposed screening or of
proposed plantings. (Ord. 4703, 2-2-1998)
44. Traffic Study: A report prepared by a State of Washington licensed engineer containing the
elements and information identified in the City of Renton “Policy Guidelines for Traffic Impact
Analysis of New Development” in sufficient detail to define potential problems related to the
proposed development and identify the improvements necessary to accommodate the
development in a safe and efficient manner.
45. Colored Rendering: A computer-generated exterior color view of the proposed building(s), site, and
landscaping in three (3) dimensional form.
46. Easements, Existing: A recorded document by the property owner granting one or more privileges
to use the owner’s land to and/or for the use by the public, a corporation or another person or
entity. Easements may be referenced by property deed and are identified in the property title
report.
47. Grading Plan: A twenty two inch by thirty four inch (22" x 34") plan drawn by a State of Washington
licensed civil engineer at a scale of one inch to forty feet (1" to 40') (horizontal feet) and one inch
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to ten feet (1" to 10') (vertical feet) (or other size plan sheet or scale approved by the Planning
Division Development Engineering Manager or designer) clearly indicating the following:
a. Graphic scale and north arrow;
b. Dimensions of all property lines, easements, and abutting streets;
c. Location and dimension of all on-site structures and the location of any structures within
fifteen feet (15') of the subject property or which may be affected by the proposed work;
d. Accurate existing and proposed contour lines drawn at five foot (5'), or less, intervals showing
existing ground and details of terrain and area drainage to include surrounding off -site
contours within one hundred feet (100') of the site;
e. Location of natural drainage systems, including perennial and intermittent streams, the
presence of bordering vegetation, and floodplains;
f. Setback areas and any areas not to be disturbed, including the location, size and species of all
protected trees on site. Protected trees shall have the approximate drip line shown. The
method of tree protection during grading and construction shall be shown. If grade changes in
the vicinity of the protected trees are necessary, the method of reconciling the drip line with
the finished elevation shall be included (see RMC 4-4-130, Tree Retention and Land Clearing
Regulations);
g. Finished contours drawn at five foot (5') intervals as a result of grading;
h. Proposed drainage channels and related construction with associated u nderground storm
lines sized and connections shown; and
i. General notes addressing the following (may be listed on the cover sheet):
i. Area in square feet of the entire property.
ii. Area of work in square feet.
iii. Both the number of tons and cubic yards of soil to b e added, removed, or relocated.
iv. Type and location of fill origin, and destination of any soil to be removed from site.
Finished floor elevation(s) of all structures, existing and proposed.
48. Hazardous Materials Management Statement: A statement which includes:
a. A description of refueling of construction vehicles that will occur on the site and an inventory of
hazardous materials expected to be temporarily stored, dispensed, used, or handled on the site.
A description of how the requirements in RMC 4-4-030C7, Construction Activity Standards – Zones
1 and 2, will be met by the applicant.
49. Electronic Copy: All documents MUST be submitted electronically and meet the City’s current
Electronic File Standards. An FTP link to upload your submittal will be provided to you by your Project
Manager.
50. Documentation of Affordable Housing Experience and 3rd Party Reporting : For applicants seeking
bonus density under the provisions of RMC 4-9-065. For example, an agreement with a community
land trust or other comparable entity acceptable to the City for a project with owner-occupied units
and a public housing authority, non-profit affordable housing developer, or other comparable
entity acceptable to the City for a project with rental units.
REVIEW PROCESS
Once the Preliminary Planned Urban Development
application is accepted for initial review, the Planning
Division will mail a notice of development application to
property owners within 300 feet of the project site and
post the notice on the City’s website. The proposal will
be routed to other City departments and other
jurisdictions or agencies that may have an interest in the
application. The reviewers have two (2) weeks to return
their comments to the Planning Division. Within
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approximately two weeks, the Planning Division will
prepare a report regarding the proposal’s compliance
with applicable codes and the City’s review criteria. All
comments and any requests for revisions will be sent to
the applicant.
Once all comments have been addressed, the applicant
re-submits the revised plans and/or documents for
review. The time frame for Preliminary Planned Urban
Development processing is largely dependent upon
application completeness and prompt turnaround time
of revisions.
The application will then be presented to the City’s
Environmental Review Committee. The Environmental
Review Committee (ERC) is comprised of the
Administrator of Public Works, the Administrator of
Community and Economic Development, the
Administrator of Community Services, and the Fire Chief.
The Committee is responsible for determining whether
the proposal will result in significant adverse
environmental impacts. To do this, the committee will
consider such issues as environmental health hazards,
wetlands, groundwater, energy and natural resources
and will then issue its decision (Environmental Threshold
Determination).
The Environmental Review Committee will either issue a:
• Determination of Non-Significance (DNS)-Make
a determination the proposal will have no
significant negative environmental impacts; or
• Mitigated Determination of Non-Significance
(DNS-M)-Make a determination the proposal, if
modified, would have no significant negative
environmental impacts; or
• Determination of Significance (DS)-Make a
determination the proposal will have significant
adverse environmental impacts and require the
applicant to submit an Environmental Impact
Statement (EIS) prepared by a qualified
consultant.
Once the Environmental Review Committee has issued its
Environmental Threshold Determination (provided an EIS
is not required), a public notice of the Determination is
issued and posted on the City’s website. A 14-day appeal
period commences following the publication date. At the
discretion of the City, a separate and additional 15 -day
comment period may be added prior to the 14-day
appeal period.
After the fourteen (14) day appeal period has ended, the
project can be scheduled for public hearing before the
City Hearing Examiner, provided no appeals have been
filed.
HEARING EXAMINER PERMIT REVIEW AND REVIEW OF
ENVIRONMENTAL DETERMINATION APPEALS
A public hearing is required. After review of the proposal
and any staff or public comments, the Planning Division
staff will forward a report and recommendation and the
Environmental Review Committee decision to the
Hearing Examiner prior to the hearing. This report will be
mailed to all persons listed on the Master Application
and all parties of record. Notice of the public hearing will
be published in the newspaper at least 10 days prior to
the hearing. Applicants are strongly encouraged to
attend the public hearing for their proposal. City staff will
first make a presentation to the Hearing Examiner about
the proposal. Then the applicant and any citizens in
support of the proposal will give testimony. When giving
testimony, names and addresses must be stated for the
record. Following this, individuals with neutral or
opposing comments will give their testimony to the
Hearing Examiner. City staff or the applicant will address
additional questions raised throughout the hearing. The
Hearing Examiner will review the proposed application
concurrently with any environmental appeals and issue a
final decision(s) within ten (10) days of the hearing
unless, at the time of the public hearing, the Hearing
Examiner indicates additional time will be required for
issuance of the decision. The decision to approve,
conditionally approve, or deny the proposal will be
mailed to all persons listed on the Master Application
and all parties of record. The Examiner’s decision on any
environmental appeals will also be mailed.
The Examiner will determine whether or not appropriate
provisions are made for public health, safety and general
welfare, open spaces, drainage, streets, alleys, water
supplies, sanitary wastes, parks, playgrounds, and sites
for schools and school grounds. The Examiner will also
consider all other relevant facts in order to determine
PRELIMINARY PLANNED URBAN DEVELOPMENT SUBMITTAL REQUIREMENTS (CONT ’D )
Page 21 of 22 | Published: 5/19/2022
whether the public interest will be served by the PUD
and/or dedication.
The Examiner’s action to approve a preliminary PUD shall
include an accurate description of the boundaries, land
uses, number of units, description of phases (if any), and
effective date of approval and expiration.
APPEAL AND RECONSIDERATION PROCESS FOR
DECISIONS
Any person, including the applicant, aggrieved by the
granting or denial of an application, may make a written
application for reconsideration to the Reviewing Official
within 14 calendar days of the date of the decision. After
review of the request, the Reviewing Official may take
whatever action is deemed proper. The Reviewing
Official’s written decision on the reconsideration request
will be mailed to all parties of record within 10 days from
the date the request was filed. If any party is still not
satisfied after a reconsideration decision has been
issued, an appeal may be submitted within 14 days to the
Clerk’s Office.
An appeal may be filed without first requesting
reconsideration by the Reviewing Official; however, it
must be filed within 14 days of the date when the original
decision was issued. See RMC 4-8-110 for further
information on the appeal process and time frames.
BUILDING AND CONSTRUCTION PERMIT ISSUANCE
AND INSTALLATION OF IMPROVEMENTS
In the City of Renton, a Building Permit must be obtained
to build buildings and structures. A Construction Permit
must be obtained to install utility lines, transportation
improvements and undertake work in City rights-of-way.
Building and Construction Permits are separate
permits.
The approval of the preliminary plan constitutes the
City’s acceptance of the general project, including
density, intensity, arrangement and design. Approval
authorizes the applicant or subsequent owner to apply
for final plan approval of the PUD or phase(s) thereof.
Preliminary plan approval does not authorize any
building permits or any site work except that is required
for surveying and engineering of the final plan or that
required by the City for improvements that are necessary
for a particular phase of the PUD for which final plan
approval has been granted. An approved preliminary
plan binds the future PUD site and all subsequent owners
to the uses, densities, and standards of the preliminary
plan until such time as a final plan is approved for the
entire site or the preliminary plan is abandoned or
expires subject to the provisions of RMC 4-9-150.
EXPIRATION AND EXTENTIONS
Preliminary Approval of Planned Urban Development
not associated with a Subdivision
The applicant shall, within two (2) years of the effective
date of action by the Hearing Examiner to approve the
preliminary plan, submit to the Department of
Community and Economic Development a final plan
showing the ultimate design and specific details of the
proposed planned urban development or the final phase
or phases thereof. Following approval of the final plan,
and within the two (2) year effective date of the
approved preliminary plan, the applicant shall submit
complete building permit applications.
Upon application, the Hearing Examiner may grant an
extension of the approved preliminary plan for a
maximum of two (2) years. Application for such
extension shall be made at least thirty (30) days prior to
the expiration date of preliminary plan approval. Only
one such extension may be granted for a planned urban
development.
Expiration of Preliminary Plan Approval with
Concurrent Preliminary Subdivision
The applicant shall submit the final plan within five (5)
years of the effective date of action by the Hearing
Examiner to approve the preliminary plan. If approval of
the preliminary subdivision is legally extended, the
preliminary plan approval shall also be extended.
If a final plan is not filed within the identified time limits
or within the extended time period, if any, the planned
urban development preliminary plan shall be deemed to
have expired or been abandoned. Once a planned urban
development preliminary plat has been deemed to have
expired or been abandoned, a new application is
required to proceed, and the development standards
existing at the time of the new application shall apply.
PRELIMINARY PLANNED URBAN DEVELOPMENT SUBMITTAL REQUIREMENTS (CONT ’D )
Page 22 of 22 | Published: 5/19/2022
Note: This handout shall not be used as a substitute for codes and regulations. The Applicant is responsible for compliance w ith
all codes and regulations, whether or not described in this document.
Expiration of Final Plan Approval
The developer shall prepare and submit building permit
applications which are accepted as substantially
complete to Community and Economic Development
within six (6) months of the effective date of approval.
The developer shall complete the approved planned
urban development or any phase thereof included in the
approved final plan within two (2) years from the date of
the decision to approve the final plan by the Hearing
Examiner, unless the Hearing Examiner designates a
shorter time. Failure to complete the planned urban
development, or any phase thereof, within this time limit
will require the submittal of a new preliminary and fi nal
plan application in order to continue construction of the
planned urban development. Failure to submit a new
application or to complete the planned urban
development once construction has begun shall
constitute abandonment of the planned urban
development subject to subsection K of RMC 4-9-150.
Expiration of any building permit issued for a planned
urban development shall be governed by the provisions
of the applicable Building Code. Construction of any
portion of the planned urban development requires a
current approved planned urban development and a
current building permit.
MERGER OF APPLICATIONS OR REVIEW STAGES
The applicant may request that review and decision on
the preliminary plan and final plan be merged in one
decision. The merged decision shall follow the
procedural steps required of a preliminary plan.
However, the applicant shall submit all plans and
information in the detail required for a final plan and
shall comply with all other requirements and standards
for a final plan.
A preliminary planned urban development may be
considered simultaneously with any other land use
permit required for a proposal, including but not limited
to: preliminary plats, short plats, binding site plans,
critical area modifications or variances, shoreline
substantial developments permits, shoreline variances,
shoreline conditional use permits, grading regulation
modifications or variances, or other applications. Where
merged, the review criteria for all of the applications
shall be considered simultaneously with the planned
urban development criteria in subsection C of RMC 4-9-
150. Where there are conflicts with review criteria, the
criteria of subsection C shall govern. Where merged, all
permits shall be considered simultaneously as part of the
planned urban development. The review authority shall
be determined consistent with RMC 4-8-080C2, Review
Authority for Multiple Permit Applications.
RESOURCES
City of Renton Forms
Electronic File Standards