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Modification of Site PlanDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Modification of Site Plan.docx 09/2019 M SUBMITTAL REQUIREMENTS MODIFICATION of previously approved site plan Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7294 | www.rentonwa.gov 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 regulations when a special individual reason makes the strict letter of the Code impractical. FREE CONSULTATION MEETING: Prior to submitting an application, the applicant should informally discuss the proposed development with the Planning Division. The Planning Division will provide assistance and detailed information on the City’s requirements and standards. Applicants may also take this opportunity to request the waiver of the City’s typical application submittal requirements, which may not be applicable to the specific proposal. For further information on this meeting, see the instruction sheet entitled “Submittal Requirements: Pre-Application.” APPLICATION SCREENING: Applicants are required to bring in a CD or USB portable (flash/hard) drive (or other device or pathway as approved by your assigned project manager) with one PDF file of the application package for informal review by staff, prior to scheduling an intake meeting. Please allow approximately 45 minutes for application screening. COMPLETE APPLICATION REQUIRED: In order to accept your application, each of the numbered items must be submitted at the same time. If you have received a prior written waiver of a submittal item(s) during a pre-application meeting, please provide the waiver form in lieu of any submittal item not provided. APPLICATION SUBMITTAL HOURS: Applications should be submitted to Planning Division staff at the 6th floor counter of Renton City Hall, 1055 South Grady Way, between 8:00 a.m. and 4:00 p.m. Monday through Friday. Please call your assigned project manager to schedule an appointment or call 425 -430- 7294 to reach the Planning Division. Due to the screening time required, applications delivered b y messenger cannot be accepted. All Plans and Attachments are subject to Electronic File Standards 2 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Modification of Site Plan.docx 09/2019 APPLICATION MATERIALS: 1. Pre-Application Meeting Summary: If the application was reviewed at a “pre-application meeting.” 2. Waiver Form: If you received a waiver form during or after a “pre-application meeting.” 3. Land Use Permit Master Application Form: 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) consisting of a conceptual plan indicating the following: a. Information from Site Plan, items a, b, and c; b. A legend listing the following must be included on one of the 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 estimated square footage of all buildings (footprint of each building) iv. Percentage estimate of lot coverage, v. Square footage estimate of all landscaping (total and parking lot), vi. Allowable and proposed building height, vii. Building setbacks proposed and required by Code, viii. Parking analysis, including estimated number, size, and type of stalls required, by use; and number of stalls provided, by use; c. General location and size of buildings and uses; d. Phasing of development; e. Major access points and access to public streets, vehicle and pedestrian circulation, public transit stops; f. Critical areas; g. Focal points within the project (e.g., public plazas, art work, gateways both into the site and into the City, etc.); h. Private and public open space provisions, and recreation areas; i. View corridors; j. Public access to water and/or shoreline areas. (Ord. 5028, 11 -24-2003) 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 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). 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: 3 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Modification of Site Plan.docx 09/2019 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; 4 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Modification of Site Plan.docx 09/2019 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; 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 f. Will not create adverse impacts to other property(ies) in the vicinity. 7. Neighborhood Detail Map: 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) 8. Revised Site Plan: Please provide a fully-dimensioned plan sheet drawn at a scale of 1"=20' (or other scale approved by the Planning Division). We prefer the site plan be drawn on one sheet of paper unless the size of the site requires several plan sheets to be used. If you are using more than a single plan sheet, please indicate connecting points on each sheet. The Site Plan should show the following: a. Name of proposed project; b. Date, scale, and north arrow (oriented to the top of the paper/plan sheet); c. Drawing of the subject property with all property lines dimensioned and names of adjacent streets; d. For projecting signs, 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; e. Location and dimensions of existing (to remain) and proposed: f. Signs, including setbacks from all lot lines g. Lot lines h. Location and dimensions of all easements referenced in the title report with the recording number and type of easement (e.g. access, sewer, etc.) indicated ; and i. For projects near the Cedar River, ordinary high water mark and distance to closest area of work for any project located within 200-feet of the river. 9. 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 5 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Modification of Site Plan.docx 09/2019 currently adopted International Building Code and chapter 19.27 RCW (State Buildin g 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 indi cating 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, 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. (Ord. 4821, 12-20-1999; Ord. 5450, 3-2-2009; Ord. 5633, 10-24-2011) All Plans and Attachments are subject to Electronic File Standards 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.