HomeMy WebLinkAboutUrban Design Regulation ModificationDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 9 | Published: 8/25/2022
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 | www.rentonwa.gov
URBAN DESIGN REGULATION MODIFICATION
REVIEW SUBMITTAL REQUIREMENTS
Published : 8/25/2022
PURPOSE
A modification is a means by which an applicant may request to modify a Code requirement when there are
practical difficulties involved in carrying any of the provisions of the Urban Design Regulations when a special
individual reason makes the strict letter of the Code impractical. Special Requirements for Urban Design Districts
‘A’ and ‘B’: Modifications to the requirements in RMC Sections, 4-3-100E.2.a and E.3.a are limited to the
following circumstances:
a. When the building is oriented to an interior courtyard, and the courtyard has a prominent entry and
walkway connecting directly to the public sidewalk; or
b. When a building includes an architectural feature that connects the building entry to the public sidewalk;
or
c. In complexes with several buildings, when the building is oriented to an internal integrated walkway
system with prominent connections to the public sidewalk(s).
FREE PRE-APPLICATION MEETING
Prior to submitting an application, the applicant should informally discuss the proposed development with the Planning
Division. The Planning Division will provide assistance and detailed information on the City’s requirements and standards.
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 time. Determination
that an application is complete indicates only that the application is ready for review on its merits, not that the City will
make a favorable decision on the application.
Specific Code Section(s) related to this document
RMC 4-3-100E.2.a and E.3.a Urban Design Regulation Modification Review Process
RMC 4-8 Permits – General and Appeals
URBAN DESIGN REGULATION MODIFICATION REVIEW SUBMITTAL REQUIREMENTS (CONT ’D )
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APPLICATION SUBMITTAL HOURS
Applications should be submitted to Planning Division staff electronically, not in person. Please email or call your assigned
Project Planner to submit your application. If you have any Planning related questions you may reach out to Planning
Customer Service at 425-430-7294 or planningcustomerservice@rentonwa.gov .
TIME FRAME
The average time frame for processing of an Urban Design Regulation Review varies from 6 to 12 weeks, depending on
whether the decision may be made administratively (6 to 8 weeks), by the Hearing Examiner (12 weeks), or by the City
Council (16 weeks). This time frame assumes no appeals are filed.
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 avoid 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 additional
information is required to complete the review of an application. The applicant should contact the assigned Project
Manager, if there are any questions regarding submittal requirements.
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 standardized application form used for the majority of
land use permit applications including, but not limited to, the following:
a. Owner, applicant, and contact person names, addresses and telephone numbers;
b. Notarized signatures of all current property owners;
c. Name of the proposed project;
d. Project/property address;
e. King County Assessor’s tax account number;
f. Existing and proposed land uses;
g. Existing and, if applicable, proposed Comprehensive Plan map designation;
h. Existing and, if applicable, proposed zoning designation;
i. Site area;
j. Estimated project cost;
k. Whether or not the project site contains any environmentally sensitive areas; and
l. Property legal description.
Note: The application must have notarized signatures of ALL current property owners listed on the Title
Report. If the property owner is a corporation, the authorized representative must attach proof of
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All Application Materials Required Unless Waived by City Staff
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.
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;
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
m. The proposed number, size, and density of the new lots, for subdivision applications only.
6. Justification for the Modification Request: Please provide a written justification for the modification
request. The Burden of proof as to the appropriateness of the application lies with the applicant.
Whenever there are practical difficulties involved in carrying out the provisions of this Title, the
Department Administrator may grant modifications for individual cases provided he/she shall first find
that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the
governing land use designation of the Comprehensive Plan is met and that the modification is in
conformity with the intent and purpose of this Code, and that such modification.
Please submit a written statement addressing and justifying how the modification request complies with
each of the following issues to be considered by the Administrator:
a. Substantially implements the policy direction of the policies and objectives of the Comprehensive
Plan Land Use Element and the Community Design Element and the proposed modification is the
minimum adjustment necessary to implement these policies and objectives;
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment;
c. Will not be injurious to other property(ies) in the vicinity;
URBAN DESIGN REGULATION MODIFICATION REVIEW SUBMITTAL REQUIREMENTS (CONT ’D )
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All Application Materials Required Unless Waived by City Staff
d. Conforms to the intent and purpose of the Code;
e. Can be shown to be justified and required for the use and situation intended; and
Will not create adverse impacts to other property(ies) in the vicinity.
7. 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 listing 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.
8. 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. Please ensure all
information fits on a single map sheet.
9. Site Plan: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" = 20')
(or other scale approved by the Planning Division Director or designee) clearly indicating the following:
a. Name of proposed project;
b. Date, scale, and north arrow oriented to the top of the plan sheet;
c. Drawing of the subject property with all property lines dimensioned and names of adjacent streets;
d. Widths of all adjacent streets and alleys;
e. The location of all existing public improvements including, but not limited to, curbs, gutters,
sidewalks, median islands, street trees, fire hydrants, utility poles, etc., along the full property
frontage;
f. Location and dimensions of existing and proposed structures, parking and loading areas,
driveways, existing trees on and abutting the site, existing or proposed fencing or retaining walls,
freestanding signs, easements, refuse and recycling areas, freestanding liquid fixtures, utility
junction boxes, public utility transformers, storage areas, buffer areas, open spaces, and
landscaped areas;
g. The location and dimensions of natural features such as streams, lakes, marshes and wetlands.
Include boundaries of utility, open space, and/or critical area(s) tracts, square footage, and
purpose statement of each tract. Clearly delineate the critical area and buffer boundaries within
the tract and indicate a dimension for buffer width;
h. Ordinary high water mark, existing and proposed, and name of water body if applicable;
i. For wireless communication facilities, indicate type and locations of existing and new plant
materials used to screen facility components and the proposed color(s) for the facility;
j. A legend listing the following must be included on one of the site plan sheets:
i. Total square footage of the site,
ii. Square footage (by floor and overall total) of each individual building and/or use,
iii. Total square footage of all buildings (footprint of each building),
iv. Percentage of lot coverage,
v. Square footage of all landscaping (total, parking lot, and wildlife habitat),
vi. Allowable and proposed building height,
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All Application Materials Required Unless Waived by City Staff
vii. Building setbacks required by Code,
viii. Proposed building setbacks,
ix. Parking analysis, including:
• Number of stalls required, by use; number of stalls provided, by use,
• Sizes of stalls and angles,
• Location and number of handicap stalls, compact, employee and/or guest parking
stalls,
• Location and size of curb cuts,
• Traffic flow within the parking, loading, and maneuvering areas and ingress and
egress,
• 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.
10. Architectural Elevations: Please provide elevations for each building and each building face (N,S,E,W),
of a 24” x 36” fully-dimensioned architectural elevation plan drawn at a scale of 1/4” = 1’ or 1/8” = 1’ (or
other size or scale approved by the Planning Division). The plans must clearly indicate the information
required by the “Permits” section of the currently adopted Uniform Building Code and RCW 19.27 (State
Building Code Act, Statewide amendments), including, but not limited to the following:
a. Existing and proposed ground elevations;
b. Existing average grade level underneath proposed structure;
c. Height of existing and proposed structures showing finished rooftop 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.
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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, or lake
bottom in relationship to the proposed structure, if the proposed structure is located fully or
partially in, or over, the water.
ii. Projects exceeding thirty five feet (35') in height must demonstrate compliance with the
height requirement in RMC 4-3-090D7a
11. Floor Plans: A basic line drawing plan of the general building layout showing walls, exits, windows, and
designated uses indicating the proposed locations of kitchens, baths and floor drains, bedrooms and
living areas, with sufficient detail for City staff to determine if an oil/water separator or grease
interceptor is required and to determine sizing of side sewer.
12. Fill Source Statement: (Required only for projects located within an Aquifer Protection Area): Unless
exempt by RMC 4-8-120f, if the project will involve stockpiling or grading of imported fill at the project
site in excess of 50 cubic yards in APA Zone 1 or 100 cubic yards in APA Zone 2, please provide a “source
statement” certified by a professional engineer licensed in the State of Washington. A source statement,
as defined in RMC 4-8-120D19, shall be required for each source location from which imported fill will
be obtained. If the project is located within an Aquifer Protection Area but no fill is planned for the site,
please state this in the “Project Narrative.” However, if you do not know the source of the fill at this
stage, you will be required to provide this information at the time of building or construction permit
application.
13. 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 identification 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. (Ord. 4587, 3-18-1996; Amd. Ord. 4835, 3-27-2000; Ord. 5137, 4-25-2005; Ord. 5757, 6-1-
2015)
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
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All Application Materials Required Unless Waived by City Staff
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.
14. 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 consultant
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 less 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, banks, riparian area, and/or
abutting wetland areas, extending one hundred feet (100') upstream and downstream from the
property line. Include position, species, and size of all trees of at least six inch (6") caliper and
larger, fifty four inches (54") above grade, and the location, size and species of all protected
trees on the site that are within one hundred feet (100') of the OHWM, and the location of
measures to protect trees on and abutting the site;
ix. The location, width, depth, and length of all existing and proposed structures, roads,
stormwater management facilities, wastewater treatment and installations in relation to the
stream/lake and its/their buffer(s); and
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:
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 fish and wildlife;
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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.
15. Flood Hazard Data: Flood hazard data includes:
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.
16. Geotechnical Report: A study prepared in accordance with generally accepted geotechnical practices
and stamped by a professional engineer licensed in the State of Washington which includes soils and
slope stability analysis, boring and test pit logs, and recommendations on slope setbacks, foundation
design, retaining wall design, material selection, and all other pertinent elements. If the evaluation
involves geologic evaluations or interpretations, the report shall be reviewed and approved by a
geologist. Further recommendations, additions or exceptions to the original report based on the plans,
site conditions, or other supporting data shall be signed and sealed by the geotechnical engineer. If the
geotechnical engineer who reviews the plans and specifications is not the same engineer who prepared
the geotechnical report, the new engineer shall, in a letter to the City accompanying the plans and
specifications, express his or her agreement or disagreement with the recommendations in the
geotechnical report and state that the plans and specifications conform to his or her recommendations.
If the site contains a geologic hazard regulated by the critical areas regulations, the preparation and
content requirements of RMC 4-8-120D, Table 18 shall also apply. If the site is within a channel
migration zone, within shoreline jurisdiction, the geotechnical report shall also include a geomorphic
assessment by a Washington State licensed geologist with engineering geology or hydrogeology
specialty license plus experience in conducting fluvial geomorphic assessments.
17. 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)
18. 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 Planner.
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Note: This handout shall not be used as a substitute for codes and regulations. The Applicant is responsible for compliance with
all codes and regulations, whether or not described in this document.
REVIEW PROCESS
The Administrator will review your request for
modification and issue a written decision within several
weeks. A public hearing is not required unless there is an
appeal filed.
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 fourteen (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 ten (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 fourteen (14) days to the City Clerk’s
Office.
• The Hearing Examiner for Administrative
decisions
• The City Council for Hearing Examiner
decisions
An appeal may be filed without first requesting
reconsideration by the Reviewing Official; however, it
must be filed within fourteen (14) days of the date when
the original decision was issued. See Renton Municipal
Code, Section 4-8-110 for further information on the
appeal process and time frames.
RESOURCES
City of Renton Forms
Electronic File Standards