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Shoreline Substantial Development Permit-q-------CITYOFDEPARTMENTOFCOMMPMENT—Renton0SUBMITTALREQUIREMENTSSHORELINESUBSTANTIALDEVELOPMENTPERMITPlanningDivision1055SouthGradyWay,Renton,WA98057Phone:425-430-7294Iwww.rentonwa.govPURPOSE:ShorelineSubstantialDevelopmentPermitsensureproposedshorelinedevelopmentisconsistentwiththegoalsandpoliciesoftheShorelineMasterProgram.FREECONSULTATIONMEETING:Priortosubmittinganapplication,theapplicantshouldinformallydiscusstheproposeddevelopmentwiththePlanningDivision.ThePlanningDivisionwillprovideassistanceanddetailedinformationontheCity’srequirementsandstandards.ApplicantsmayalsotakethisopportunitytorequestthewaiveroftheCity’stypicalapplicationsubmittalrequirements,whichmaynotbeapplicabletothespecificproposal.Forfurtherinformationonthismeeting,seetheinstructionsheetentitled“SubmittalRequirements:Pre-Application.”APPLICATIONSCREENING:ApplicantsarerequiredtobringinaCDorUSBportable(flash/hard)drive(orotherdeviceorpathwayasapprovedbyyourassignedprojectmanager)withonePDFfileoftheapplicationpackageforinformalreviewbystaff,priortoschedulinganintakemeeting.Pleaseallowapproximately45minutesforapplicationscreening.COMPLETEAPPLICATIONREQUIRED:Inordertoacceptyourapplication,eachofthenumbereditemsmustbesubmittedatthesametime.Ifyouhavereceivedapriorwrittenwaiverofasubmittalitem(s)duringapre-applicationmeeting,pleaseprovidethewaiverforminlieuofanysubmittalitemnotprovided.APPLICATIONSUBMITTALHOURS:ApplicationsshouldbesubmittedtoDevelopmentServicesstaffatthe6thfloorcounterofRentonCityHall,1055SouthGradyWay,between8:00a.m.and4:00p.m.MondaythroughFriday.Pleasecallyourassignedprojectmanagertoscheduleanappointmentorcall425-430-7294toreachthePlanningDivision.Duetothescreeningtimerequired,applicationsdeliveredbymessengercannotbeaccepted.ADDITIONALPERMITS:Additionalpermitsfromotheragenciesmayberequired.Itistheapplicant’sresponsibilitytoobtaintheseotherapprovals.Informationregardingtheseotherrequirementsmaybefoundathttp://apps.oria.wa.gov/opas/.AllPlansandAttachmentsaresubjecttoElectronicFileStandardsI1H:\CED\Data\Forms-Templates\Self-HelpHandouts\Planning\shorelineSubstantialDevelopmentPermit.docRev:03/2018 APPLICATIONMATERIALS:1.Pre-ApplicationMeetingSummary:litheapplicationwasreviewedata“pre-applicationmeeting.”2.WaiverForm:Ifyoureceivedawaiverformduringoraftera“pre-applicationmeeting.”3.LandUsePermitMasterApplicationForm:TheapplicationmusthavenotarizedsignaturesofALLcurrentpropertyownerslistedontheTitleReport.lithepropertyownerisacorporation,theauthorizedrepresentativemustattachprooiofsigningauthorityonbehalfofthecorporation.Thelegaldescriptionofthepropertymustbeattachedtotheapplicationform.4.Fees:Theapplicationmustbeaccompaniedbytherequiredapplicationfee(seeFeeSchedule).Pleasecall425-430-7294toverifytheexactamountrequired.ChecksshouldbemadeouttotheCityofRentonandcannotbeacceptedforoverthetotalfeeamount.Creditcardsmayalsobeusedtopayrequitedapplicationfees.FeesarepaidatCashieronthe1stFloorCityHall.5.ProjectNarrative:Pleaseprovideaclearandconcisedescriptionoftheproposedproject,includingthefollowing:•Projectname,sizeandlocationofsite;•Landusepermitsrequiredforproposedproject;•Zoningdesignationofthesiteandadjacentproperties;•Currentuseofthesiteandanyexistingimprovements;•Specialsitefeatures(i.e.wetlands,waterbodies,steepslopes);•Statementaddressingsoiltypeanddrainageconditions;•Proposeduseofthepropertyandscopeoftheproposeddevelopment;•Forplatsindicatetheproposednumber,netdensityandrangeofsizes(netlotarea)ofthenewlots;•Access;•Proposedoff-siteimprovements(i.e.installationofsidewalks,firehydrants,sewermain,etc.);•Totalestimatedconstructioncostandestimatedfairmarketvalueoftheproposedproject;•Estimatedquantitiesandtypeofmaterialsinvolvedifanyfillorexcavationisproposed;•Number,typeandsizeofanytreestoberemoved;•ExplanationofanylandtobededicatedtotheCity;•Anyproposedjobshacks,salestrailers,and/ormodelhomes;and•Anyproposedmodificationsbeingrequested(includewrittenjustification).Forprojectslocatedwithin100feetofastreamorwetland,pleaseinclude:•Distanceinfeetfromthewetlandorstreamtothenearestareaofwork.2H:\CED\Data\Forms-Templates\SeIf-HeIpHandouts\Planning\ShorelinesubstantialDevelopmentPermit.docRev:03/2018 Forprojectslocatedwithin200-feetofBlackRiver,CedarRiver,SpringbrookCreek,MayCreekandLakeWashingtonpleaseincludethefollowingadditionalinformation:•Distancefromclosestareaofworktotheordinaryhighwatermark;•Descriptionofthenatureoftheexistingshoreline;and•Theapproximatelocationofandnumberofresidentialunits,existingandpotential,thatwillhaveanobstructedviewintheeventtheproposedprojectexceedsaheightof35-feetabovetheaveragegradelevel.6.EnvironmentalChecklist:Pleaseensureyouhavesignedthechecklistandthatallquestionsonthechecklisthavebeencompleted.Ifaparticularquestiononthechecklistdoesnotapply,fillinthespacewith“NotApplicable.”7.Rezone,Variance,Modification,orConditionalUseJustification:PleasecontactthePlanningDivisiontodeterminewhetheryourprojectproposaltriggersanyadditionallandusepermits.Ifso,additionalinformationmayberequired.8.ConstructionMitigationDescription:Pleaseprovideawrittennarrativeaddressingeachofthefollowing:•Proposedconstructiondates(beginandenddates);•Hoursanddaysofoperation;•Proposedhauling/transportationroutes;•Measurestobeimplementedtominimizedust,trafficandtransportationimpacts,erosion,mud,noise,andothernoxiouscharacteristics;•Anyspecialhoursproposedforconstructionorhauling(i.e.weekends,latenights);and•Preliminarytrafficcontrolplan.Ifyourprojectrequirestheuseofcranes,pleasecontacttheCity’sAirportManagerat425-430-7471todeterminewhetherFederalAviationAdministration(FAA)notificationwillberequired.9.PlatCertificateorTitleReport:PleaseprovideacurrentPlatCertificateorTitleReportobtainedfromatitlecompanydocumentingownershipandlistingallencumbrancesoftheinvolvedparcel(s).TheTitleReportshouldincludeallparcelsbeingdeveloped,butnoparcelsthatarenotpartofthedevelopment.IfthePlatCertificateorTitleReportreferencesanyrecordeddocuments(i.e.easements,dedications,covenants),thereferencedrecordeddocument(s)mustalsobeprovided.AlleasementsreferencedinthePlatCertificatemustbelocated,identifiedbytypeandrecordingnumber,anddimensionedontheSitePlan.3H:\CED\Data\Forms-Templates\SeIf-HeIpHandouts\Planning\ShorelineSubstantialDevelopmentPermit.docRev:03/2018 10.AffidavitofInstallationofPublicInformationSign(s):Pleasecompleteandprovidetheattachednotarizedaffidavitattestingtherequiredpublicinformationsign(s)hasbeeninstalledinaccordancewithCityCoderequirements.Seeattachmenttitled“PublicInformationSigns”forinformationaboutthesizeandlocationrequirementsforpublicinformationsigns.11.NeighborhoodDetailMap:Pleaseprovideamapdrawnatascaleof1”=100’or1”=200’(orotherscaleapprovedbythePlanningDivision)tobeusedtoidentifythesitelocationonpublicnoticesandtoreviewcompatibilitywithsurroundinglanduses.Themapshallidentifythesubjectsitewithamuchdarkerperimeterlinethansurroundingpropertiesandincludeatleasttwocrossstreetsinalldirectionsshowingthelocationofthesubjectsiterelativetopropertyboundariesofsurroundingparcels.Themapshallalsoshow:theproperty’slotlines,lotlinesofsurroundingproperties,boundariesoftheCityofRenton(ifapplicable),northarrow(orientedtothetopoftheplansheet),graphicscaleusedforthemap,andCityofRenton(notKingCounty)streetnamesforallstreetsshown.Pleaseensureallinformationfitsonasinglemapsheet.KrollMapCompany(206-448-6277)producesmapsthatmayservethispurposeoryoumayusetheKingCountyAssessor’smapsasabasefortheNeighborhoodDetailMap.Additionalinformation(i.e.currentcitystreetnames)willneedtobeaddedbytheapplicant.12.ArchitecturalElevations:Pleaseprovideforeachbuildingandeachbuildingface(N,5,E,&W)a24”x36”fully-dimensionedarchitecturalelevationplandrawnatascaleof1/4”=1’or1/8”=1’(orothersizeorscaleapprovedbythePlanningDivision).Theplansmustclearlyindicatetheinformationrequiredbythe“Permits”sectionofthecurrentlyadoptedInternationalBuildingCode(IBC)andRCW19.27(StateBuildingCodeAct,Statewideamendments),including,butnotlimitedtothefollowing:•Identifybuildingelevationsbystreetname(whenapplicable)andorientationi.e.BurnettAve.(west)elevation;•Existingandproposedgroundelevations;•Existingaveragegradelevelunderneathproposedstructure;•Heightofexistingandproposedstructuresshowingfinishedrooftopelevationsbaseduponsiteelevationsforproposedstructuresandanyexisting/abuttingstructures;•Buildingmaterialsandcolorsincludingroof,walls,anywirelesscommunicationfacilities,andenclosures;•Fenceorretainingwallmaterials,colors,andarchitecturaldesign;•Architecturaldesignofon-sitelightingfixtures;•Screeningdetailshowingheights,elevations,andbuildingmaterialsofproposedscreeningand/orproposedlandscapingforrefuse/recyclingareas;and•Crosssectionofroofshowinglocationandheightofroof-topequipment(includeairconditioners,compressors,etc.)andproposedscreening.4H:\CED\Data\Forms-Templates\SeIf-HelpHandouts\Planning\ShorelineSubstantialDevelopmentPermit.docRev:03/2018 13.LandscapePlan,Conceptual:Pleaseprovideafully-dimensionedplandrawnbyalicensedLandscapeArchitectatthesamescaleastheprojectsiteplan(orotherscaleapprovedbythePlanningDivision),clearlyindicatingthefollowing:•Date,graphicscale,andnortharrow;•Locationofproposedbuildings,parkingareasandaccess,andexistingbuildingstoremain;•Namesandlocationsofabuttingstreetsandpublicimprovements,includingeasements;•Existingandproposedcontoursattwo-footintervalsorless;•Locationandsizeofplantingareas;•Locationandheightofproposedbuilding;•Locationandelevationsforanyproposedlandscape-relatedstructuressuchasarbors,gazebos,fencing,etc.;•Location,size,spacingandnamesofexisting(toremain)andproposedshrubs,trees,andgroundcovers.Locationsofdecorativerocksorlandscapeimprovementsinrelationshiptoproposedandexistingutilitiesandstructures;and•Forwirelesscommunicationfacilities,indicatetypeandlocationsofexistingandnewplantmaterialsusedtoscreenfacilitycomponentsandtheproposedcolor(s)forthefacility.14.FloorPlans:Pleaseprovideaplanshowinggeneralbuildinglayout,proposedusesofspace,walls,exitsandproposedlocationsofkitchens,baths,andfloordrains,withsufficientdetailforCitystafftodetermineifanoil/waterseparatororgreaseinterceptorisrequiredandtodeterminethesizingofasidesewer.15.SitePlan:Pleaseprovideafully-dimensionedplansheetdrawnatascaleof1=20’forotherscaleapprovedbythePlanningDivision).Wepreferthesiteplanbedrawnononesheetofpaperunlessthesizeofthesiterequiresseveralplansheetstobeused.Ifyouareusingmorethanasingleplansheet,pleaseindicateconnectingpointsoneachsheet.TheSitePlanshouldshowthefollowing:•Nameofproposedproject;•Date,scale,andnortharrow(orientedtothetopofthepaper/plansheet);•Drawingofthesubjectpropertywithallpropertylinesdimensionedandnamesofadjacentstreets;•Widthsofalladjacentstreetsandalleys;•Locationofallexistingpublicimprovementsincluding,butnotlimitedto,curbs,gutters,sidewalks,medianislands,streettrees,firehydrants,utilitypoles,etc.,alongthefullpropertyfrontage;•Locationanddimensionsofexistingandproposed:1.structures2.parking,off-streetloadingspace,curbcutsandaisleways3.fencingandretainingwalls4.free-standingsignsandlightingfixtures5.refuseandrecyclingareas5H:\CED\Data\Forms-Templates\Self-HeIpHandouts\Planning\shorelineSubstantialDevelopmentPermitdocRev:03/2018 6.utilityjunctionboxesandpublicutilitytransformers7.storageareasandjobshacks/salestrailers/modelhomes•Locationanddimensionsofalleasementsreferencedinthetitlereportwiththerecordingnumberandtypeofeasement(e.g.access,sewer,etc.)indicated;•Locationanddimensionsofnaturalfeaturessuchasstreams,lakes,requiredbufferareas,openspaces,andwetlands;and•Ordinaryhighwatermarkanddistancetoclosestareaofworkforanyprojectlocatedwithin200-feetfromalakeorstream.fl16.TreeRetention/LandClearing(TreeInventory)Plan:PleaseprovideafullydimensionedplandrawnbyacertifiedarboristoralicensedlandscapearchitectifANYtreesorvegetationaretoberemovedoraltered.Theplanshallbebasedonfinishedgrade,drawnatthesamescaleastheprojectsiteplanwiththenorthernpropertylineatthetopofthepaper,andclearlyshowthefollowing:•Allpropertyboundariesandadjacentstreets,locationanddimensionsofrights-of-way,utilitylines,firehydrants,streetlighting,andeasements;•Locationofallareasproposedtobecleared;•Location,species,andsizesoftreesonorimmediatelyabuttingthesite.Thisrequirementappliesonlytotreeswithacaliperofatleastsixinches(6’),oranalderorcottonwoodtreewithacaliperofatleasteightinches(8”),whenmeasuredatfifty-fourinches(54”)abovegrade;•Clearlyidentifytreestoberetainedandtoberemoved;•Futurebuildingsitesanddriplinesofanytreeswhichwilloverhang/overlapaconstructionline.Wherethedriplineofatreeoverlapsanareawhereconstructionactivitieswilloccur,thisshallbeindicatedontheplan;and•Showcriticalareasandbuffers.17.TreeRetentionWorksheet:PleaseprovideacompletedCityofRentontreeretentionworksheet.18.ArboristReport:PleaseprovideanarboristreportbyacertifiedArboristoralicensedLandscapeArchitectthatcorrelateswiththeTreeRetention/LandClearingPlanandaddressesthefollowing:•Identificationschemeusedforeachtree(e.g.treenumber);•Speciesandsizeofeachtree(calipermeasuredat54inchesabovegrade);•Reason(s)foranytreeremoval(e.g.poorhealth,highriskoffailureduetostructure,defects,unavoidableisolation(highblowdownpotential),unsuitabilityofspecies,etc.)andforwhichnoreasonablealternativeactionispossible(pruning,cabling,etc.);•Fortreesproposedtoberetained,acompletedescriptionofeachtree’shealth,condition,andviability;•Fortreesproposedtoberetained,adescriptionofthemethod(s)usedtodeterminethelimitsofdisturbance(e.g.,criticalrootzone,rootplatediameter,oracase-bycasebasisdescriptionforindividualtrees);6H:\cED\Data\Forms-Templates\SeIf-HeIpHandouts\Planning\ShorelineSubstantialDevelopmentPermit.docRev:03/2018 •Adescriptionoftheimpactofnecessarytreeremovaltotheremainingtrees,includingthoseinagroveoronabuttingproperties;•Thesuggestedlocationandspeciesofsupplementaltreestobeusedwhenrequired.Thereportshallincludeplantingandmaintenancespecifications;andAnanalysisofretainedtreesaccordingtoPriorityofTreeRetentionRequirementsspecifiedinRMC4-4-130H.1.b.19.WetlandAssessment:PleaseprovideamapandareportifANYwetlandsarelocatedonthesubjectpropertyorwithin100feetofthesubjectproperty.Thewetlandreport/delineationmustbepreparedbyaqualifiedprofessionalandincludetheinformationspecifiedinRMC4-8-120D.23.Inaddition,ifanyalterationtothewetlandorbufferisproposed,awetlandmitigationplanisalsorequired.SeeRMC4-8-120D.23forplancontentrequirements.20.StandardStreamorLakeStudy:PleaseprovideareportcontainingtheinformationspecifiedinRMCSection4-8-120D.19.Inaddition,iftheprojectinvolvesanunclassifiedstream,asupplementalstreamorlakestudyisalsorequired.Ifanyalterationtoawater-bodyorbufferisproposedasupplementalstreamorlakestudyandmitigationplanarealsorequired.21.FloodHazardData:Pleaseprovideascaledplanshowingthenature,location,dimensions,andelevationsoftheareainquestion;existingorproposedstructures,fill,storageofmaterials,anddrainagefacilities.Alsoindicatethefollowing:•Elevationinrelationtomeansealevelofthelowestfloor(includingbasement)ofallstructures;•Elevationinrelationtomeansealeveltowhichanystructurehasbeenflood-proofed;•CertificationbyaregisteredProfessionalEngineerorArchitecttheflood-proofingmethodscriteriainRMC4-3-050G.4.chavebeenmet;and•Descriptionoftheextenttowhichawatercoursewillbealteredorrelocatedasaresultofproposeddevelopment.fl22.BiologicalAssessment/CriticalAreasStudy:Pleaseprovidelitheprojectislocatedinadesignatedfloodplain(RMC4-8-120D.2).23.HabitatDataReport:IftheprojectsitecontainsorabutsacriticalhabitatperRMC4-3-050F.2.b,pleaseprovideareportcontainingtheinformationspecifiedinRMC4-8-120D.8.24.GeotechnicalReport:PleaseprovideastudypreparedandstampedbyaStateofWashingtonlicensedProfessionalEngineerincludingsoilsandslopestabilityanalysis,boringandtestpitlogs,andrecommendationsonslopesetbacks,foundationdesign,retainingwalldesign,materialselection,andallotherpertinentelements7H:\CED\Data\Forms-Templates\seIf-HeIpHandouts\Planning\ShorelineSubstantialDevelopmentPermit.docRev:03/2018 25.LetterofUnderstandingGeologicRisk:Pleaseprovidealetterfromtheapplicant,ortheownerofthesite,statingthatheorsheunderstandsandacceptstheriskofdevelopinginanunstableareaandthatheorshewilladvise,inwriting,anyprospectivepurchasersofthesite,oranyprospectivepurchasersofstructuresorportionsofstructuresonthesite,oftheunstablepotentialofthearea.26.UtilitiesPlan,Generalized(sewer,water,stormwater,transportationimprovements):Pleaseprovideaplandrawnon22”x34”plansheetsusingagraphicscaleof1”=40’(orothersizeorscaleapprovedbythePlanningDivision)clearlyshowingallexisting(toremain)andproposedpublicorprivateimprovementstobededicatedorsoldtothepublicincluding,butnotlimitedto,curbs,gutters,sidewalks,medianislands,streettrees,firehydrants,utilitypoles,free-standinglightingfixtures,utilityjunctionboxes,publicutilitytransformers,etc.,alongthefullpropertyfrontage.Thefinishedfloorelevationsforeachfloorofproposedandexisting(toremain)structuresshallalsobeshown.27.DrainageControlPlan:PleaseprovideaplandrawntoscaleandstampedbyaWashingtonStatelicensedProfessionalEngineerandcomplyingwiththerequirementsofRMC4-6-030andthe2017CityofRentonSurfaceWaterDesignManual(RSWDM).E28.DrainageReport:PleaseprovideareportstampedanddatedbyaStateofWashingtonlicensedProfessionalEngineercomplyingwiththerequirementsoftheCityofRentonDraftingStandards,(RMC4-6-030),andthe2017CityofRentonSurfaceWaterDesignManual(RSWDM).Thereportshallcontainthefollowing:•TableofContents;•TechnicalInformationReport(TIR)Worksheet;•Section1:ProjectOverview;•Section2:ConditionsandRequirementsSummary;•Section3:OffsiteAnalysis;•Section4:FlowControlandWaterQualityFacilityAnalysisandDesign;•Section5:ConveyanceSystemAnalysisandDesign;•Section6:SpecialReportsandStudies;•Section7:OtherPermit;•Section8:ConstructionStormwaterPollutionPreventionPlan(CSWPPP)AnalysisandDesign;•Section9:BondQuantities,FacilitySummaries,andDeclarationofCovenant;and•Section10:OperationsandMaintenanceManual.29.GradingPlan,Conceptual:Thisisrequirediftheproposedgradedifferentialon-sitewillexceed24”fromthetopofthecurboriftheamountofearthtobedisturbedexceeds500cubicyards.Pleaseprovidea22”x34”plandrawnbyaStateofWashingtonlicensedCivilEngineerorLandscapeArchitectatascaleof1”to40’(horizontalfeet)and1”to10’(verticalfeet)(orothersizeplansheetorscale(approvedbythePlanningDivisionPlanReviewProjectManager)clearlyindicatingthefollowing:•Graphicscaleandnortharrow;8H:\CED\Data\Forms-Templates\SeIf-HeIpHandouts\Planning\ShorelineSubstantialDevelopmentPermit.docRev:03/2018 •Dimensionsofallpropertylines,easements,andabuttingstreets;•Locationanddimensionofallon-sitestructuresandthelocationofanystructureswithin15-feetofthesubjectpropertyorthatmaybeaffectedbytheproposedwork;•Accurateexistingandproposedcontourlinesdrawnattwo-foot,orless,intervalsshowingexistinggroundanddetailsofterrainandareadrainagetoincludesurroundingoff-sitecontourswithin100-feetofthesite;•Locationofnaturaldrainagesystems,includingperennialandintermittentstreamsandthepresenceofborderingvegetation;•Setbackareasandanyareasnottobedisturbed;•Finishedcontoursdrawnattwo-footintervalsasaresultofgrading;•Proposeddrainagechannelsandrelatedconstructionwithassociatedundergroundstormlinessizedandconnectionsshown;•Finishedfloorelevation(s)ofallstructures,existingandproposed;Generalnotesaddressingthefollowing(maybelistedoncoversheet):•Areainsquarefeetoftheentireproperty;•Areaofworkinsquarefeet;•Boththenumberoftonsandcubicyardsofsoiltobeadded,removed,orrelocated;and•Typeandlocationoffillorigin,anddestinationofanysoiltoberemovedfromsite.30.TrafficStudy:PleaseprovideareportpreparedbyaStateofWashingtonlicensedProfessionalEngineercontainingtheelementsandinformationidentifiedintheCityofRenton“TrafficImpactAnalysisPolicyGuidelinesforNewDevelopment”insufficientdetailtodefinepotentialproblemsrelatedtotheproposeddevelopmentandidentifytheimprovementsnecessarytoaccommodatethedevelopmentinasafeandefficientmanner.31.EngineeringReport(Fordredgingoperationsonly):PleaseprovideanengineeringreportdetailingallproposeddredgingoperationsplannedbyanappropriateStatelicensedprofessionalengineerperRMC4-3-090L.6.32.ColoredMapsforDisplay:PleaseprovideacoloredversionofeachplansheetforuseinpresentingtheprojecttotheEnvironmentalReviewCommitteeandatanyrequiredpublichearing:•NeighborhoodDetailMap•SitePlan•LandscapingPlan•ElevationsThefollowingcolorsarerequired:Red-NorthArrow,outerpropertyboundary.Proposednewlotlines(dashed).Donotcolorexistinglotlineswhicharetobeetiminatedorrelocated.Blue-Streetnamesidentifiedwithletteringofatleast1”inheight.Streetnamesmust9H:\CED\Data\Forms-Templates\Self-HeIpHandouts\Planning\ShorelineSubstantialDevelopmentPermit.docRev:03/2018 belegibleatadistanceof15-ft.Brown-Existingbuildings(pleasedonotcolorbuildingswhichwillbedemolishedorremoved)Yellow-ProposedbuildingsLightGreen-LandscapedareasDarkGreen-AreasofundisturbedvegetationAllPlansandAttachmentsaresubjecttoElectronicFileStandardsIREVIEWPROCESS:Onceacompletelanduseapplicationpackagehasbeenacceptedforinitialreview,thePlanningDivisionwillpostonenoticeofthependingapplicationatornearthesubjectsiteandmailnoticestopropertyownerswithin300feetoftheprojectsite.TheproposalwillberoutedtootherCitydepartmentsandotherjurisdictionsoragenciesthatmayhaveaninterestintheapplication.Thereviewershavetwo(2)weekstoreturntheircommentstothePlanningDivision.Withinapproximatelytwoweeks,thePlanningDivisionwillprepareareportregardingtheproposal’scompliancewithapplicablecodesandtheCity’sreviewcriteria.TheapplicationwillthenbepresentedtotheCity’sEnvironmentalReviewCommittee.TheEnvironmentalReviewCommittee(ERC)iscomprisedoftheAdministratorofPublicWorks,theAdministratorofCommunityandEconomicDevelopment,theAdministratorofCommunityServices,andtheFireChief.TheCommitteeisresponsiblefordeterminingwhethertheproposalwillresultinsignificantadverseenvironmentalimpacts.Todothis,thecommitteewillconsidersuchissuesasenvironmentalhealthhazards,wetlands,groundwater,energyandnaturalresourcesandwillthenissueitsdecision(EnvironmentalThresholdDetermination).TheEnvironmentalReviewCommitteewilleitherissuea:•DeterminationofNon-Significance(DNS)-Makeadeterminationtheproposalwillhavenosignificantnegativeenvironmentalimpacts;or•MitigatedDeterminationofNon-Significance(DNS-M)-Makeadeterminationtheproposal,ifmodified,wouldhavenosignificantnegativeenvironmentalimpacts;or•DeterminationofSignificance(DS)-MakeadeterminationtheproposalwillhavesignificantadverseenvironmentalimpactsandrequiretheapplicanttosubmitanEnvironmentalImpactStatement(EIS)preparedbyaqualifiedconsultant.OncetheEnvironmentalReviewCommitteehasissueditsEnvironmentalThresholdDetermination(providedanEISisnotrequired),apublicnoticeoftheDeterminationisprintedintheRentonReporterandnotice(s)arepostedatornearthesite.A14-dayappealperiodcommencesfollowingthepublicationdate.AtthediscretionoftheCity,aseparateandadditional15-daycommentperiodmaybeaddedpriortothe14-dayappealperiod.Theremainderofthereviewprocessdiffersdependingonwhetherapublichearingisrequired.Section4-2-060oftheRentonMunicipalCodestipulateswhetherornotapublichearingisrequired.10H:\CED\Data\Forms-Templates\Self-HeIpHandouts\Planning\ShorelineSubstantialDevelopmentPermit.docRev:03/2018 ShorelineDevelopmentNotRequiringaVarianceorConditionalUsePermit:Apublichearingisnotrequired.ThePlanningDivisionreviewstheproposalinconjunctionwiththeEnvironmentalReviewCommitteedecisionandanystafforpubliccommentspriortomakingadecision.Thedecisiontoapprove,conditionallyapprove,ordenytheproposalwillbemailedtoallpersonslistedontheMasterApplicationandallpartiesofrecord.ThedecisionwillalsobemailedtotheStateofWashingtonDepartmentofEcology.Afterreceiptofthedecision,theDepartmentofEcologycommencesa21-dayreviewperiodduringwhichappealscanbemade.ShorelineDevelopmentRequiringaVarianceorConditionalUsePermit:Apublichearingisrequired.Afterreviewoftheproposalandanystafforpubliccomments,thePlanningDivisionstaffwillforwardareportandrecommendationandtheEnvironmentalReviewCommitteedecisiontotheHearingExaminerpriortothehearing.ThisreportwillbemailedtoallpersonslistedontheMasterApplicationandallpartiesofrecord.NoticeofthepublichearingwillbepublishedintheRentonReporteratleast10dayspriortothehearingandpartiesofrecordwillreceivenoticesofthehearingviamail.Applicantsarestronglyencouragedtoattendthepublichearingfortheirproposal.CitystaffwillfirstmakeapresentationtotheHearingExaminerabouttheproposal.Thentheapplicantandanycitizensinsupportoftheproposalwillgivetestimony.Whengivingtestimony,namesandaddressesmustbestatedfortherecord.Followingthis,individualswithneutraloropposingcommentswillgivetheirtestimonytotheHearingExaminer.Citystaffortheapplicantwilladdressadditionalquestionsraisedthroughoutthehearing.TheHearingExaminerwillreviewtheproposedapplicationconcurrentlywithanyenvironmentalappealsandissueafinaldecision(s)within14daysofthehearingunless,atthetimeofthepublichearing,theHearingExaminerindicatesadditionaltimewillberequiredforissuanceofthedecision.Thedecisiontoapprove,conditionallyapprove,ordenytheproposalwillbemailedtoallpersonslistedontheMasterApplicationandallpartiesofrecord.TheExaminer’sdecisiononanyenvironmentalappealswillalsobemailed.ThedeterminationoftheExamineristhenforwardedtotheSateAttorneyGeneral’sOfficeandtheStateDepartmentofEcologyforfinalapprovalordenial.IftheDepartmentofEcologyand/orAttorneyGeneraldonotobjecttotheExaminer’sdeterminationwithin30days,theExaminer’sdecisionwillbecomefinal.APPEALANDRECONSIDERATIONPROCESSFORDECISIONS:Anyperson,includingtheapplicant,aggrievedbythegrantingordenialofanapplication,maymakeawrittenapplicationforreconsiderationtotheReviewingOfficialwithinfourteen(14)calendardaysofthedateofthedecision.Afterreviewoftherequest,theReviewingOfficialmaytakewhateveractionisdeemedproper.TheReviewingOfficial’swrittendecisiononthereconsiderationrequestwillbemailedtoallpartiesofrecordwithinten(10)daysfromthedatetherequestwasfiled.Ifanypartyisstillnotsatisfiedafterareconsiderationdecisionhasbeenissued,anappealmaybesubmittedwithinfourteen(14)daysto:•TheHearingExaminerforAdministrativedecisions•TheStateShorelinesHearingBoardconcurrentlywithStateDepartmentofEcology,StateAttorneyGeneral’soffice,CityofRentonCommunityandEconomicDevelopmentDepartmentandtheCityClerkforHearingExaminerdecisions.EithertheDepartmentofEcologyortheAttorneyGeneralmustverifytheappealrequestasvalidinorderforthereviewtocontinue.Certificationmustbegivenwithin30days.Iftherequestisverified,theHearingsBoardconductsareviewandsustainsoroverturnsthedecisionoftheCityof11H:\CED\Data\Forms-Templates\self-HelpHandouts\Planning\ShorelineSubstantialDevelopmentPermit.docRev:03/2018 Renton.AnypartywhofailstoobtainverificationorisaggrievedbythedecisionoftheHearingsBoardmayappealtotheSuperiorCourt.AnappealmaybefiledwithoutfirstrequestingreconsiderationbytheReviewingOfficial;however,itmustbefiledwithinfourteen(14)daysofthedatewhentheoriginaldecisionwasissued.SeeRentonMunicipalCode,Section4-8-110forfurtherinformationontheappealprocessandtimeframes.BUILDINGANDCONSTRUCTIONPERMITISSUANCEANDINSTALLATIONOFIMPROVEMENTS:IntheCityofRenton,aBuildingPermitmustbeobtainedtobuildbuildingsandstructures.AConstructionPermitmustbeobtainedtoinstallutilitylines,transportationimprovementsandundertakeworkinCityright-of-ways.BuildingandConstructionPermitsareseparatepermits.Applicantsmayapplyforbuildingandconstructionpermitsconcurrentlywiththeirrequestforalanduseapplication.However,theapplicantshouldbeawareanyconditionsoflandusepermitapprovalmaycreateaneedforrevisionstootherpermitapplicationsWherebyadditionalfeesmaybecharged.Refundsofbuildingpermitchargesarenotavailable.Ifnoappealsorreconsiderationrequestsarefiledwithinfourteen(14)daysoftheeffectivedateofthedecisiontoapprovetheapplication,theapplicantmayobtainbuildingandconstructionpermits.Aconstructionpermitfortheinstallationofon-siteandoff-siteutilitieswillbeissueduponthereviewandapprovalofcivilengineeringdrawingsbytheDivision’sPublicWorksSectionandreceiptofallapplicabledevelopmentandpermitfees.AbuildingpermitwillbeissuedupontheBuildingSection’sapprovalofbuildingplansandreceiptofallapplicablefees.DEFERRALOFIMPROVEMENTS:Ifadeveloperwishestodefercertainon-siteoroff-siteimprovements(i.e.landscaping,curbsandsidewalks),writtenapplicationwithfullandcompleteengineeringdrawingsmustbesubmittedtothePlanningDivision.Theapplicationshouldexplainthereasonswhysuchdelayisnecessary.Ifapprovalisgranted,securityintheformofanirrevocableletterofcredit,set-asidefund,assignmentoffunds,certifiedcheckorothertypeofsecurityacceptabletotheCityshallbefurnishedtotheCityinanamountequaltoaminimumof150%oftheestimatedcostoftherequitedimprovements.EXPIRATIONANDEXTENSIONS:AnapprovedShorelineSubstantialDevelopmentPermitand/orShorelineConditionalUsePermitand/orShorelineVarianceshallexpire,becomingnullandvoid,twoyearsfromtheeffectivedateoftheShorelinePermit/ConditionalUse/Varianceunlessconstructionactivitieshavecommenced.Wherenoconstructionactivitiesareinvolved,theuseoractivityshallbecommencedwithintwoyearsoftheeffectivedateofasubstantialdevelopmentpermit.Theeffectivedateofasubstantialdevelopmentpermitshallbethedateofthelastactionrequiredonthesubstantialdevelopmentpermitandallothergovernmentpermitsandapprovalsforthedevelopmentauthorizingthedevelopmenttoproceed,includingalladministrativeandlegalactionsonanypermitsorapprovals.AgreaterlengthoftimemaybeapprovedbytheCityatthetimeofpermitissuanceuponfindingofgoodcause.However,actualconstructionoftheprojectmustbecompletedwithinfiveyearsoftheeffectivedateoftheShorelinePermitapproval.TheCityofRentonmayauthorizeasingleextensionfor12H:\CED\Data\Forms-Templates\Self-HelpHandouts\Planning\ShorelineSubstantialDevelopmentPermit.docRev:03/2018 aperiodnottoexceedoneyearbasedonreasonablefactors,ifarequestforextensionhasbeenfiledbeforetheexpirationdateandnoticeoftheproposedextensionisgiventopartiesofrecordonthesubstantialdevelopmentpermitandtotheStateDepartmentofEcology.EXPIRATIONOFBULDINGPERMIT:Authorizationtoconductconstructionactivitiesshallterminatefive(5)yearsaftertheeffectivedateofasubstantialdevelopmentpermit.However,theCitymayauthorizeasingleextensionforaperiodnottoexceedone(1)yearbasedonreasonablefactors,ifarequestforextensionhasbeenfiledbeforetheexpirationdateandnoticeoftheproposedextensionisgiventopartiesofrecordandtothedepartment.13H:\CED\Data\Forms-Templates\self-HeIpHandouts\Planning\ShorelineSubstantialDevelopmentPermit.docRev:03/2018