Section 4-8-120

4-8-120 SUBMITTAL REQUIREMENTS – SPECIFIC TO APPLICATION TYPE:

The following tables list the submittal requirements for each type of permit application or land use approval which must accompany the required application fees specified in RMC 4-1-180 through 4-1-200 and the current City of Renton Fee Schedule. Application materials shall be formatted to meet the City’s current Electronic File Standards available through the Department or the City’s website.

A. Table 4-8-120A – Public Works Permit Submittal Requirements.

B. Table 4-8-120B – Building Section Permit Submittal Requirements.

C. Table 4-8-120C – Land Use Permit Submittal Requirements.

A. Public Works Permit Submittal Requirements:

TABLE 4-8-120A
PUBLIC WORKS APPLICATIONS SUBMITTAL REQUIREMENTS	Civil Construction Permit	Franchise Permit	Revocable Right-of- Way Permit	Discharge Permit	APA Operating Permit	APA Closure Permit
Arborist Report	X
Biological Assessment/Critical Area Study	X(d)
Closure Permit Application Form						X(b)
Civil Construction Permit Application Form	X
Construction Closeout Documents	X
Discharge Permit Application				X
Civil Construction Plans	X
Easement, Proposed	X
Franchise Permit Application		X
Geotechnical Report	X
Hazardous Materials Management Statement	X(b)
Land Use Permit Documents	X
Operating Permit Application					X
Post Office Approval	X
Revocable Right-of-Way Permit Application			X
Source Statement, Fill Material	X(b)
Stream or Lake Study	X(c)
Technical Information Report	X
Wetlands Assessment	X(a)

Table 4-8-120A Legend: An “X” indicates that the submittal item is required unless waived by the Administrator or designee. Waiver of aquifer permit submittal requirements may be granted by the Public Works Water Utility Section.

Footnotes:

(a) Required when wetlands are present on site.

(b) Required when project is located in Zone 1 or 2 of an aquifer protection area.

(c) A standard stream or lake study is required for any application proposal. A supplemental study is required if an unclassified stream is involved, or if there are proposed alterations of the water body or buffer.

(d) Only required when project is located in designated floodplain.

(Ord. 4587, 3-18-1996; Amd. Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005; Ord. 5304, 9-17-2007; Ord. 5528, 3-8-2010; Ord. 5675, 12-3-2012; Ord. 6098 (Att. A), 12-5-2022)

B. Building Section Permit Submittal Requirements:

TABLE 4-8-120B
BUILDING APPLICATIONS SUBMITTAL REQUIREMENTS	Demolition	Grading/Fill	Manufactured Home in Manufactured Home Park	Manufactured Home Outside of Manufactured Home Park	Multi-Family/Commercial/ Industrial New or Additions	Commercial/Industrial Interior Remodel	Pool/Spa	Sign	Single Family/Duplex New or Additions	Single Family/Multi-Family Interior Remodel
Applicant Agreement Statement (for wireless communications facilities only)					X
Application Form, Building Division	X	X	X	X	X	X	X	X	X	X
Application Form, Construction Permit		X			X
Architectural Elevations					X				X(q)
Architectural Plans, Commercial/Industrial/Attached Dwellings 3+ Units					X	X(n)
Architectural Plans, Detached and 2 Attached Dwellings									X	X
Biological Assessment/Critical Areas Study	X(s)	X(s)	X(s)	X(s)	X(s)		X(s)		X(s)
Blocking/Anchoring/Skirting Details			X
Construction and Materials Diversion	X				X
Construction Mitigation Description		X			X
Drainage Plans		X			X				X(h)
Drainage Report					X
Electrical Plans					X	X	X(g)
Energy Code Checklist, Nonresidential					X(m)	X
Energy Code Checklist, Residential					X(k)				X	X(a)
Foundation Plans				X	X			X	X
Geotechnical Report				X(b)	X				X(b)
Grading Plan		X			X
Grading Work Description		X			X
Hazardous Materials Management Statement	X(o)	X(o)	X(o)	X(o)	X(o)		X(o)		X(o)
Heat Loss Calculation									X(c)	X(c)
Installer Certification			X
Inventory of Existing Sites (for wireless communications facilities only)					X
Irrigation Sprinkler Plans					X
King County Health Department-Approved Plans					X(f)	X(f)	X(g)
Land Use Permit Conditions, Approved (if any)	X	X			X	X
Landscape Plan, Detailed					X				X(r)
Lease Agreement, Draft (for wireless communications facilities only)					X
Manufacturer’s Plans				X
Mechanical Plans					X	X
Plumbing Plans					X(m)	X
Project Information Sheet (includes legal description)	X	X		X	X	X(n)	X		X	X
Receipt for Civil Construction Permit Application					X				X(h)
Residential Drainage Application									X
Roadway Construction Plan					X
Screening Detail, Refuse/Recycling					X
Service Area Map (for wireless communications facilities only)					X
Side Sewer Capping Permit, Finaled	X
Sign Plan								X
Site Plan, Commercial, Industrial, Multi-Family					X			X
Site Plan, Sign								X
Site Plan, Single Family/Duplex			X	X			X(d)		X
Source Statement, Fill Material, Aquifer Protection Areas	X(p)	X(p)	X(p)	X(p)	X(p)		X(p)		X(p)
Structural Calculations				X	X	X(e)	X(g)	X	X(i)
Structural Plans				X	X	X(e)	X(g)	X	X(j)
Topography Map (may be combined with site plan or grading plan)		X	X	X	X				X
Tree Retention/Land Clearing Plan	X	X			X		X(d)
Utilities Construction Plans					X	X
Water/Sewer Availability Letter					X(j)(k)				X(j)	X(a)(j)
Water Service Disconnect Request (final)	X
WSEC Trade-Off Form									X(l)

Table 4-8-120B Legend: An “X” indicates that the submittal item is required unless waived by the Administrator or designee.

Footnotes:

a. Required for any alteration of exterior of (heated) building envelope.

b. When required for foundations or retaining walls by the IBC.

c. Required for installation of a new furnace or a replacement of greater size.

d. Not required for pools/spas/hot tubs to be installed within an existing building.

e. Required for structural changes only.

f. Required for food service establishments only.

g. Required only for public pools/spas/hot tubs (not required for single family or duplex pools/spas/hot tubs).

h. Required for duplexes only.

i. Required for other than conventional construction.

j. Required only if trade-off option is being used for compliance.

k. For multi-family, one per building.

l. Not required for additions.

m. Not required for multi-family projects.

n. For restaurants and any construction project involving work in the right-of-way, four (4) copies are required.

o. Required only when project is located in an Aquifer Protection Area and (1) construction vehicles will be refueled on site and/or (2) the quantity of hazardous materials that will be stored, dispensed, used, and handled on the construction site, exclusive of the quantity of hazardous materials contained in fuel or fluid reservoirs of construction vehicles, will exceed twenty (20) gallons. Weight of solid hazardous materials will be converted to volumes for purposes of determining whether de minimis amount is exceeded. Ten (10) pounds shall be considered equal to one gallon.

p. Required only when project is located in an Aquifer Protection Area.

q. For accessory dwelling units (detached) architectural elevations of the primary dwelling unit are also required.

r. For nonexempted projects: Trees only required for those properties where street trees in the right-of-way have not been planted, except for the RC and R-1 zones, where two trees shall be planted in the front yard.

s. Only required when project is located in designated floodplain.

(Ord. 4587, 3-18-1996; Amd. Ord. 4773, 3-22-1999; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. 4992, 12-9-2002; Ord. 5100, 11-1-2004; Ord. 5304, 9-17-2007; Ord. 5450, 3-2-2009; Ord. 5473, 7-13-2009; Ord. 5520, 12-14-2009; Ord. 5528, 3-8-2010; Ord. 5675, 12-3-2012; Ord. 6098 (Att. A), 12-5-2022)

C. Land Use Permit Submittal Requirements:

TABLE 4-8-120C
LAND USE APPLICATIONS SUBMITTAL REQUIREMENTS	Additional Animals Permit	Annexation (10% Notice of Intent)	Annexation (60% Petition)	Appeal	Comp. Plan Map Amendment/Rezone	Comp. Plan Map Text Amendment	Conditional Use Permit (Administrative)	Conditional Use Permit (Hearing Examiner)	Critical Area Permit	Environmental Review	Environmental Review (Nonproject)	Grade and Fill Permit (Special)	Home Occupation Permit (Special)	Lot Line Adjustment	Master Site Plan (Overall)	Master Site Plan (Individual Phases)	Mobile Home Park, Preliminary	Mobile Home Park, Final	Modification/Alternate Request	Plat, Final	Plat, Preliminary/Binding Site Plan	PUD, Preliminary	PUD, Final	Rezone	Routine Vegetation Management Permit	Shoreline Exemption	Shoreline Substantial Development Permit	Shoreline Conditional Use Permit	Shoreline Variance	Short Plat, Preliminary	Short Plat, Final/Binding Site Plan	Site Plan Review	Small Cell Permit2	Special Permit	Temporary Use Permit9	Variance	Waiver
10% Notice of Intent to Annex		X
60% Petition to Annex			X
Additional Animals Application Form	X
Affidavit and Photograph of Installation of Public Information Sign							X	X				X			X	X	X				X	X					X	X	X	X		X		X	X	X
Affidavit and Photograph of Installation of Public Outreach Sign																X11					X	X										X11
Applicant Agreement Statement (for wireless communication facilities)							X10	X		X
Applicant’s Confirmation of Condition Compliance																		X		X			X								X
Arborist Report							X	X	X	X		X			X	X	X				X	X			X	X	X	X	X	X		X
Arborist Report, Final																		X					X
Assessment Information		X	X
Authorization for Abatement																																			X
Binding Site Plan Map																															X
Biological Assessment/Critical Areas Study when project located in a designated floodplain							X	X	X	X		X	X	X	X	X	X	X	X		X	X	X	X	X	X	X	X	X	X		X		X	X
Calculations, Survey														X						X			X								X
Colored Rendering							X	X							X	X						X	X									X
Concealment Element Plan																																	X
Construction Mitigation Description							X	X	X	X		X			X	X	X				X	X			X		X	X	X	X		X		X	X
Density Bonus Narrative (Affordable Housing)12															X	X					X	X								X		X
Draft Deed for Any Proposed Dedication of Land for Public Purposes																		X	X	X	X										X
Draft Homeowners’ Association Documents, if applicable																		X		X			X								X	X
Draft Restrictive Covenants, if any							X	X		X		X						X		X			X	X							X	X
Drainage Control Plan							X	X	X	X		X			X	X	X				X	X					X	X	X	X		X
Drainage Report							X	X	X	X		X			X	X	X				X	X					X	X	X	X		X
Elevations, Architectural							X	X		X			X3		X	X			X			X	X				X	X	X			X		X	X	X
Environmental Checklist					X	X	X	X	X	X	X	X			X		X				X	X		X		X	X	X	X	X		X		X
Existing Covenants (recorded copy)					X		X	X	X	X		X		X	X	X	X				X	X		X			X	X	X	X		X		X		X
Existing Easements (recorded copy)					X		X	X	X	X		X		X	X	X	X				X	X		X			X	X	X	X		X		X		X
Final Plat Plan																				X
Flood Hazard Data, if applicable							X	X	X	X		X	X		X	X	X		X			X	X				X	X	X	X		X		X	X	X
Floor Plans							X	X	X	X			X3						X			X	X				X	X	X			X		X	X	X
Geotechnical Report							X	X	X	X		X	X		X	X	X		X		X	X				X	X	X	X	X		X		X	X	X
Grading Plan, Conceptual							X3	X3		X					X	X	X				X	X				X	X	X	X	X		X		X
Grading Plan, Detailed									X			X
Habitat Data Report							X	X	X	X		X	X		X		X					X	X			X	X	X	X	X		X		X	X	X
Hazardous Materials Management Statement							X	X	X	X		X			X	X					X	X			X	X	X	X	X	X		X		X	X	X
Inventory of Existing Sites (for wireless communication facilities)							X4	X		X
Justification for the Comprehensive Plan Amendment and, if applicable, Rezone					X	X
Justification for Conditional Permit Request							X	X
Justification for Home Occupation Permit (Special)													X
Justification for Rezone																								X
Justification for Tier III Temporary Use Permit																																			X
Justification for Variance Request																													X							X
King County Health Department Approval (for food related uses only)																																			X
Landscape Plan, Conceptual							X	X	X	X		X	X		X	X	X				X	X				X	X	X	X	X		X		X
Landscape Plan, Detailed							X	X										X					X									X
Lease Agreement, Draft (for wireless communication facilities)							X4	X		X
Legal Description		X	X		X		X	X	X	X		X		X	X		X	X		X	X	X	X	X	X	X	X	X	X	X	X	X		X	X	X
Letter Describing Proposed Home Occupation													X
Letter from Property Owner																																	X		X
Letter to Examiner/Council Stating Reason(s) for Appeal per RMC 4-8-110C3				X
Letter Explaining Which Comprehensive Plan Text/Policies Should Be Changed and Why						X
Letter of Understanding, Affordable Housing Agreement12															X	X					X	X								X		X
Letter of Understanding, Geologic Risk							X	X	X	X		X	X		X		X		X		X	X					X	X	X	X		X		X	X	X
List of Affected Property Owners within Annexation Area Boundary		X	X
Lot Line Adjustment Map														X
Map of Existing Site Conditions					X
Map of View Area (for wireless communication facilities only)							X	X		X
Master Application Form			X		X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X	X
Master Plan															X
Mobile Home Park Plan																	X	X
Monument Cards (one per monument)																				X			X								X
Neighborhood Detail Map		X	X		X		X	X	X	X		X	X	X	X	X	X	X	X		X	X	X	X	X	X	X	X	X		X	X	X	X	X	X
Neighborhood Meeting Materials															X11						X	X										X11
Parking, Lot Coverage and Landscaping Analysis							X	X		X		X		X		X	X						X				X	X	X			X		X		X
Photo Simulations (for wireless communication facilities only)							X4	X		X																							X
Plat Certificate																				X
Preapplication Meeting Summary, if any							X	X	X	X		X	X		X	X	X		X		X	X		X	X	X	X	X	X	X	X	X	X	X	X	X	X
Preliminary Plat Plan																					X
Project Narrative		X	X		X		X	X	X	X		X	X	X	X	X	X		X		X	X		X		X	X	X	X	X		X	X	X	X	X
Project Sequencing Plan															X
Proposal (nonproject, e.g., draft ordinance, plan or policy)											X
Proposal Summary (nonproject)											X
Public Works Approval Letter																		X		X			X								X
Radio Frequency Emissions Report																																	X
Routine Vegetation Management Application Form																									X
Screening Detail, Refuse/Recycling							X	X		X		X				X		X									X					X
Service Area Map (for wireless communication facilities only)							X																										X
Short Plat Plan																														X
Short Plat Plan, Final																															X
Site Plan					X		X	X	X	X			X		X	X			X			X	X			X	X	X	X			X		X	X	X
Site Plan, Single Family	X
Siting Process Report for Use Permits for SCTF, CDF or CDIS Facilities								X
Source Statement, Fill Material, Aquifer Protection Areas												X
Statement Addressing Basis for Alternate and/or Modification																			X								X	X	X
Statement Addressing the Basis for the Shoreline Permit Exemption Request																										X
Statement Addressing the PUD’s Relationship to the City Comprehensive Plan																						X
Stream/Lake Study (8)			X				X	X	X	X		X	X	X	X	X	X	X	X		X	X	X		X	X	X	X	X	X		X		X	X	X
Survey															X	X																X
Title Report					X		X	X	X			X		X	X	X	X	X		X	X	X	X	X			X	X	X	X	X	X		X		X
Topography Map (5' contours)							X	X	X	X		X		X	X	X	X				X	X					X	X	X	X		X				X
Traffic Study							X	X		X					X	X	X				X	X					X	X				X		X
Tree Retention/Land Clearing (Tree Inventory) Plan							X	X	X	X		X	X		X	X	X	X			X	X	X		X		X	X	X	X		X		X	X
Urban Design District Review Packet							X7	X7							X7	X7						X7										X7
Utilities Plan, Generalized							X	X		X		X	X	X	X	X	X		X								X	X	X	X		X		X	X	X
Vegetation Management Plan (Shoreline)																											X	X	X
Wetlands Delineation Map							X	X	X	X		X		X	X	X	X								X	X	X	X	X	X		X		X		X
Wetland Mitigation Plan – Preliminary							X	X	X	X					X	X	X				X	X				X	X	X	X	X		X		X	X	X
Wetland Mitigation Plan – Final												X						X					X			X	X	X	X
Wetlands Assessment							X	X	X	X		X	X	X	X	X	X		X		X	X			X	X	X	X	X	X		X		X	X	X

Table 4-8-120C Legend: An “X” indicates that the submittal item is required unless waived by the Administrator or designee.

Footnotes:

1. Deleted.

2. Level of detail limited to scope listed in RMC 4-9-210A.

3. Level of detail required may be reduced by Administrator.

4. Not required for amateur radio antennas.

5. Deleted.

6. Deleted.

7. Only required for projects requiring review in the Urban Center Design Overlay District.

8. A standard stream or lake study is required for any application proposal; provided, that an individual single family residence on a parcel less than twenty thousand (20,000) square feet shall not be subject to this requirement. A supplemental stream or lake study is also required if an unclassified stream is involved, or if there are proposed alterations of the water body or buffer, as identified in the standard stream or lake study. If substantial impacts to the existing vegetation within the buffer required by RMC 4-3-090D7a, Shoreline Bulk Standards, or as modified under RMC 4-3-090F1, Vegetation Conservation, are identified in the standard stream or lake study, a supplemental stream or lake study may be required by the Community and Economic Development Administrator. A stream or lake mitigation plan will be required prior to final approval for any plans or permits that result in mitigation identified in the supplemental stream or lake study.

9. The only submittal requirements required for Tier I Temporary Use Permit are Master Application, Site Plan, and King County Health Department Approval.

10. Only that portion of the agreement relating to removal upon discontinuation of use is required for amateur radio antennas.

11. Submission of an affidavit and photograph of an installed public outreach sign and/or neighborhood meeting materials is only required for site plan review if the sign and/or neighborhood meeting is required per RMC 4-8-090, Public Notice Requirements.

12. For applicants seeking density bonus under the provisions of RMC 4-9-065.

(Ord. 4587, 3-18-1996; Amd. Ord. 4722, 5-11-1998; Ord. 4777, 4-19-1999; Ord. 4802, 10-25-1999; Ord. 4821, 1-24-2000; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. 4954, 2-11-2002; Ord. 4963, 5-13-2002; Ord. 4982, 9-23-2002; Ord. 5028, 11-24-2003; Ord. 5100,11-1-2004; Ord. 5137, 4-25-2005; Ord. 5304,9-17-2007; Ord. 5356, 2-25-2008; Ord. 5369, 4-14-2008; Ord. 5450, 3-2-2009; Ord. 5528,3-8-2010; Ord. 5570, 11-15-2010; Ord. 5577,11-15-2010; Ord. 5578, 11-15-2010; Ord. 5633, 10-24-2011; Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012; Ord. 5748, 1-12-2015; Ord. 5749, 1-12-2015; Ord. 5798 (Att. B), 4-25-2016; Ord. 5876 (Att. B), 1-22-2018; Ord. 6041 (Att. A), 12-13-2021; Ord. 6098 (Att. A), 12-5-2022; Ord. 6126 (Att. B), 12-11-2023; Ord. 6135 (Att. A), 5-20-2024)

D. DEFINITIONS OF TERMS USED IN SUBMITTAL REQUIREMENTS FOR BUILDING, PLANNING AND PUBLIC WORKS PERMIT APPLICATIONS:

1. Definitions A:

Affidavit of Installation of Public Information Sign: 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.

Annexation, Ten Percent (10%) Notice of Intent: A petition form, supplied by the City, containing the signatures of property owners as identified in King County Assessor’s records as taxpayers of record for properties representing at least ten percent (10%) of the assessed valuation for the areas proposed for annexation. Information requested on the form includes the signatures of all identified taxpayers of record, the date of signing, a mailing address, and property identification number of each parcel. Petitions must conform to RCW 35A.01.040.

Annexation, Sixty Percent (60%) Petition: A petition form, supplied by the City, containing the signatures of property owners as identified in King County Assessor’s records as taxpayers of record for properties representing at least sixty percent (60%) of the assessed valuation for the areas proposed for annexation. Information requested on the form includes the signatures of all identified taxpayers of record, the date of signing, a mailing address, and property identification number of each parcel. Petitions must conform with RCW 35A.01.040.

Applicant Agreement Statement: A signed notarized statement indicating that:

a. The applicant agrees to allow for the potential collocation of additional wireless communication facility equipment by other providers on the applicant’s structure or within the same site location; and

b. That the applicant agrees to remove the facility within six (6) months after that site’s use is discontinued or if the facility falls into disrepair, and restore the site to its pre-existing condition. If there are two (2) or more users of a single wireless communication facility (WCF), then this provision shall not become effective until all users cease using the WCF.

Application Fee: The appropriate processing fee as required by the Renton Municipal Code.

Application Form, Building Section: The Development Services Division form required for the type of work to be performed (e.g., grading permit application for grading work, sign permit application for installation of a sign, etc.). Information requested includes the following:

a. King County Tax Assessor’s number for the property;

b. Legal description of property;

c. Street address, if applicable;

d. Property owner’s name, address and phone number;

e. Prime contractor’s business name, address, phone number, current state contractor registration number; and

f. Either the name, address and phone number of the lender administering the interim construction financing, if any, or the name and address of the firm that has issued a payment bond, if any, on behalf of the prime contractor for the protection of the owner, if the bond is for an amount fifty percent (50%) or more than the total construction project.

Application Form, Construction Permit: The City of Renton form used for all public works construction projects. Information requested includes the name, address, and telephone number for the project applicant and property owner, legal description, King County Tax Assessor’s number, site area, area of impervious surface, description of work, preliminary cost estimate, and, if applicable, water meter size.

Application Form, Master: The Department’s combined land use permit application form used for most environmental and land use reviews. Information requested includes the name, address, and telephone number for the project applicant, all owners, contact person, tax account number for the property, and other site information.

Approved Testing Agency: An agency as determined by the Washington Association of Building Officials whose purpose is to provide special building inspection(s).

Arborist Report: A report prepared by an ISA certified arborist or ASCA certified consultant that correlates with the Tree Retention/Land Clearing (Tree Inventory) Plan and includes the following:

a. The project location, description of proposed development, and description of proposed tree removal; and

b. A conceptual tree removal and retention plan; and

c. An inventory of all trees on site to be retained and removed, with details regarding tree species, size, health, proposed reasons for any removal, and the tree credit value for each tree pursuant to the table shown in RMC 4-4-130H1b, Tree Credit Requirements; and

d. In cases where high-risk trees are proposed for removal, the report shall be prepared by an arborist with ISA Tree Risk Assessment Qualification (TRAQ) and include an ISA Tree Risk Assessment standard form fully completed. (Ord. 6076, 8-8-2022)

Arborist Report, Final: A report prepared by an ISA certified arborist or ASCA certified consultant summarizing field verification of the health of the retained trees post-construction and recommendations for long-term care. (Ord. 6076, 8-8-2022)

Architectural Plans, Commercial, Industrial, Attached Dwellings with Three (3) or More Units: A twenty four inch by thirty six inch (24" x 36") plan prepared by an architect licensed in the State of Washington (unless project exempted by WAC 18-04-410) drawn at a scale of one-eighth inch equals one foot (1/8" = 1') or one-fourth inch equals one foot (1/4" = 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. General building layout, both existing and proposed – indicate square footage of rooms, use of each room or area, window and door size and ventilation, opening headers, plumbing, ducting, and electrical layout, including penetration protection, IBC occupancy group, and IBC type of construction;

b. Cross section details, as needed, to show typical foundation, floor, wall, ceiling and roof construction; structural members labeled as to size and spacing; bracing, blocking, bridging, special connectors, anchor bolts; insulation of walls, floors and roof/ceiling;

c. Details of stairs, fireplaces and special construction, if any;

d. King County Health Department approval on plans submitted to the City for dining/food-handling establishments;

e. King County Health Department approval on plans submitted to the City for public pools/spas;

f. Independent plan review by the State of Washington Labor and Industries Electrical Division for I and E Occupancies;

g. Asbestos assessment by the Puget Sound Air Pollution Control Agency (PSAPCA) for interior demolition; and

h. Independent review by State Department of Health for hospitals. (Amd. Ord. 4773, 3-22-1999; Ord. 5450, 3-2-2009)

Architectural Plans, Detached Dwellings and Two (2) Attached Dwellings: An eighteen inch by twenty four inch (18" x 24"), minimum, plan drawn at a scale of one-fourth inch equals one foot (1/4" = 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. General building layout and room use;

b. Window and door size and window ventilation area;

c. Plumbing, duct, and electrical layout;

d. Opening headers, size and material;

e. Cross section details, as needed, to show typical foundation, floor, wall, ceiling and roof construction, including connection details;

f. Structural members labeled as to size and spacing as well as bracing, blocking, bridging, special connectors, and anchor bolts;

g. Special details as needed (i.e., stairs, fireplaces, special construction); and

h. Insulation of walls, slab, floors, and roof/ceiling. (Amd. Ord. 4773, 3-22-1999; Ord. 5450, 3-2-2009; Ord. 5520, 12-14-2009)

Assessment Information: Records obtained from the King County Assessor’s office for each tax lot included in an area proposed for annexation. The records display all taxpayers of record and assessed value for each tax lot.

Authorization for Abatement: An irrevocable signed and notarized statement granting the City permission to summarily abate the use and all physical evidence of that use, if it has not been removed as required by the terms of the permit. The statement shall include a statement that the applicant will reimburse the City for any expenses incurred in abating the use.

2. Definitions B:

Bill of Sale: A legal document to be recorded proposing to transfer ownership of goods from one owner to another. Document includes legal description of property and list of items with associated cost of the goods.

Biological Assessment/Critical Area 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) jeopardize 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, 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;

k. 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

l. Recommendations for maintenance, short-term and long-term monitoring, contingency plans and security requirements. (Ord. 5675, 12-3-2012; Ord. 5757, 6-1-2015)

3. Definitions C:

Calculations, Survey: A compilation prepared by a State of Washington licensed land surveyor clearly indicating the dimensions of the boundaries and the closures for each lot, parcel, tract, and block in the plat, short plat, lot line, binding site plan, or lot line adjustment – an approved printed computer plot closure or demonstrated mathematical plot closure on all lots, streets, alleys and boundaries.

Civil Construction Plans: Plans prepared by a State of Washington licensed civil engineer as stipulated by the City of Renton Survey and Drafting Standards which shall include, but not be limited to, the following, unless otherwise approved by the Planning Division Development Engineering Manager or designee:

a. Topography Map;

b. Horizontal Control Plan (may be combined with the Site Plan);

c. Site Plan;

d. Erosion and Sediment Control Plan, Temporary;

e. Grading Plan (may be combined with Erosion and Sediment Control Plan or Storm Drainage Plan);

f. Conceptual Structural/Retaining Wall and/or Detention Vault Plans Associated with Civil Improvements;

g. Utilities Plan, Generalized (may be referred to as a Composite Utility Plan);

h. Roadway Construction Plan;

i. Drainage Plan (may be combined with the Roadway Construction Plan);

j. Utilities Construction Plan, Waste Water and Water;

k. Street Lighting/Illumination Plan;

l. Traffic Signal Plan;

m. Sign and Channelization Plan (may be combined with Roadway Construction Plan);

n. Landscaping Plan, Detailed;

o. Irrigation Sprinkler Plans (Underground);

p. Tree Retention/Land Clearing (Tree Inventory) Plan;

q. Wetland/Stream or Lake Mitigation Plan; and

r. City Standard Plans as applicable.

Closure Permit Application, Aquifer Protection Area: An application package including the following:

a. A list of hazardous materials to be removed from premises, the method of removal, and the final destination (include product names and quantities);

b. A list of potentially contaminated equipment and/or containment devices to be removed from premises and a description of the method of disposal or recycling;

c. A plan prepared by a professional engineer or geologist licensed in the State of Washington to investigate the facility to determine whether it is free of contamination exceeding Model Toxics Control Act (MTCA) standards (chapter 173-340 WAC), to report findings to the Water Utility, and to describe remediation needed, if any, according to said standards and RMC 4-9-015G;

d. A written agreement between the owner, the property owner, and the purchaser or other recipient, in lieu of subsections a and b of this definition, stating that the owner will not remove hazardous materials and containment devices from the facility because all agree that the materials and devices are needed to continue to operate the facility;

e. A schedule for implementation of subsections a and b of this definition and the investigation described in subsection c. (Ord. 4851, 8-7-2000; Amd. Ord. 4992, 12-9-2002)

Colored Rendering: A computer-generated exterior color view of the proposed building(s), site, and landscaping in three (3) dimensional form.

Concealment Element Plan: A project narrative and illustrations that include the design of the screening, fencing, or other concealment technology for a base station, tower, pole, or equipment structure, and all related transmission equipment or facilities associated with the proposed wireless facility. (Ord. 5876, 1-22-2018)

Conditional Use Permit Justification: A written description/justification setting forth the reasons in favor of the application and addressing the criteria listed in RMC 4-9-030, Conditional Use Permits.

Construction Closeout Documents: Deferred application items that are submitted prior to the release of any project performance sureties or finalization of the Civil Construction Permit. The following are required, but not limited to, unless waived by the Development Engineering Manager or designee:

a. Record drawings;

b. Bond Quantity Worksheet (reflecting recording drawings);

c. Bill of Sale (reflecting recording drawings);

d. Easements, proposed (reflecting recording drawings);

e. Deeds to City for any land to be dedicated including the Real Estate Excise Tax Affidavit;

f. Covenants, draft (reflecting recording drawings);

g. Utility District Completion letter;

h. King County approval of work;

i. Department of Health Form for Water Distribution Main Projects;

j. Wetland Mitigation Plan – Final;

k. Stream/Lake Study, Supplemental;

l. Arborist Report, Final;

m. Flood Hazard Data, if applicable;

n. Habitat Data Report;

o. Biological Assessment/Critical Areas Study when project is located in floodplain; and

p. Utility testing and/or video results and reports as required by the City Development Engineering Inspector.

Construction Mitigation Description: A written narrative addressing each of the following:

a. Proposed construction dates (begin and end dates);

b. Hours 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 specialty hours proposed for construction or hauling (i.e., weekends, late nights); and

f. Preliminary traffic control plan.

Covenants, Draft: A proposed, unrecorded written agreement promising performance or nonperformance of certain acts or stipulating certain uses or non-uses of property to be binding upon current and future property owners, including the legal description of that area of property to be encumbered.

Covenants, Existing: The recorded limitation on property which may be set forth in the property deed and/or identified in a title report.

Critical Areas Study: See RMC 4-8-120D2, Biological Assessment/Critical Areas Study, as it exists or may be amended. (Ord. 5676, 12-3-2012)

4. Definitions D:

Deeds (Draft) to City for Any Land to Be Dedicated: A legal document proposing to convey ownership of real property and including a legal description of the area to be dedicated.

Density Bonus Narrative (Affordable Housing): A written narrative/worksheet addressing each of the following, as applicable:

a. Identification of the proposed third-party professional or owner who will monitor the affordable housing units, including their company name, mailing address, phone number, as well as their qualification and experience;

b. Identification of the location within the development, size, and quantity of proposed affordable housing and market-rate units; and

c. If cash payment in lieu of on-site affordable housing is proposed, calculation of the payment amount based on the density bonus requested.

Discharge Permit Application: A discharge permit is required when discharging stormwater into the City’s waste water system. An application package shall include the following:

a. King County Metro discharge permit;

b. Sketch of location of discharge and/or sanitary sewer manhole;

c. Contractor and billing contact information, including company name, business license number, contractor’s license, mailing address, and phone number; and

d. Applicable fees.

Drainage Plan/Map: Plans drawn to scale and stamped by a State of Washington licensed engineer and complying with the requirements of RMC 4-6-030, Drainage (Surface Water) Standards, and the Surface Water Design Manual.

Drainage Report: A report stamped by a State of Washington licensed engineer complying with the requirements stipulated by the City of Renton Survey and Drafting Standards, RMC 4-6-030, Drainage (Surface Water) Standards, and the Surface Water Design Manual. (Amd. Ord. 4835, 3-27-2000; Ord. 5526, 2-1-2010; Ord. 6135, 5-20-2024)

5. Definitions E:

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.

Easements, Proposed: A draft document, including proposed legal description, listing to whom and for what specific purpose or purposes the easement is to be granted.

Electrical Plans/Specifications: Plans clearly indicating the information required by the WAC 296-46-140(2) and section 1141 of the currently adopted Washington State Energy Code (WSEC) accompanied by a written statement stamped and signed by a Washington State registered professional engineer attesting to the validity of this data and including, but not limited to, the following:

a. Street address and name of project;

b. Description of the scope of the electrical installation or alterations to be done, including the basis for designation of any special occupancy or classified location(s);

c. Name, address and phone number of contact person;

d. Floor plan view of the electrical installation or alterations;

e. Specifications relevant to the electrical installation;

f. Load calculations per National Electric Code (NEC) 220;

g. Switchboard and/or panel board schedules;

h. Fire alarm and other low voltage system drawings; and

i. One-line riser diagram, including available fault current, Available Interrupt Current (AIC) ratings of switchboards and/or panel boards, and equipment bracing. Riser diagrams and load calculations must be complete to the point of connection between the facilities of the serving utility and the premises wiring. Details of such diagrams and calculations must include the square feet of the building or other structure supplied by each feeder, the total connected load before applying demand factors, the demand factors used, the computed load after applying demand factors, and the size and type of conductors used.

Elevations, Architectural: 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 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.

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)

Energy Code Checklist, Nonresidential: The standard Washington State Energy Office form requesting the information required under chapter 51-11 WAC detailing building components to be used to comply with the State Nonresidential Energy Code.

Energy Code Checklist, Residential: The standard Washington State Energy Office form requesting the information required under chapter 51-11 WAC and detailing building components to be used to comply with the State Residential Energy Code.

Environmental Checklist: The standard State of Washington form required under WAC 197-11-742 and 197-11-960.

Erosion and Sediment Control Plan, Temporary: Drawings of the entire site showing the proposed erosion control measures for the project in conformance with the City of Renton Survey and Drafting Standards and the Surface Water Design Manual. (Ord. 5526, 2-1-2010)

6. Definitions F:

Final Plat Plan: The final plat or final short subdivision map (for short subdivisions of five (5) or more lots) shall be drawn to a scale of not less than one inch representing one hundred feet (1" = 100') unless otherwise approved by the Department, and on sheets eighteen inches by twenty four inches (18" x 24"). The original reproducible drawing shall be in black ink on paper for recording, and shall:

a. Include the date, title, name and location of subdivision, graphic scale, and north arrow.

b. Include names, locations, widths and other dimensions of existing and proposed streets, alleys, easements, parks, open spaces and reservations.

c. Include lot lines with all property lines dimensioned and square footage of each lot.

d. 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.

e. Include location, dimensions, and square footage of any existing structures to remain within or abutting the plat.

f. Include location of existing conditions (such as wetlands, steep slopes, watercourses, floodplains) on or adjacent to the site which could hinder development.

g. Include reservations, restrictive covenants, easements (including easement language), and any areas to be dedicated to public use, with notes stating their purpose and any limitations. If a new easement is created on the plat, it must show the grantee of the easement rights. If the grantee is the City, a statement of easement provisions reserving, granting and conveying the easement, with a description of the rights and purposes, needs to be made on the plat.

h. Include the lot and block numbering scheme and lot addresses on the plat map. Street names and addresses shall be determined by the Department in accordance with the Street Grid Ordinance (chapter 9-11 RMC), and established Department procedures for addressing of new lots.

i. Contain data sufficient to determine readily and reproduce on the ground the location, bearing, and length of every street, easement line, lot line, boundary line and block line on site. Shall include dimensions to the nearest one-hundredth (1/100) of a foot and angles and bearings in degrees, minutes, and seconds.

j. Include coordinates pursuant to City surveying standards for permanent control monuments.

k. Display all interior permanent control monuments located pursuant to City surveying standards.

l. Be mathematically correct.

m. Contain a legal description of the land to be subdivided on the final plat plan.

n. Include certifications:

i. Certification showing that streets, rights-of-way and all sites for public use have been dedicated.

ii. Certification by a licensed land surveyor that a survey has been made and that monuments and stakes will be set.

iii. Certification by the responsible health agencies that the methods of sewage disposal and water service are acceptable.

iv. Certification by the King County Finance Department that taxes have been paid in accordance with RCW 58.08.030, Plats to be acknowledged – Certificate that taxes and assessments are paid, as it exists or may be amended, and that a deposit has been made with the King County Finance Department in sufficient amount to pay the taxes for the following year.

v. Certification by the Finance Department that there are no delinquent special assessments and that all special assessments certified to the Finance Administrator for collection on any property herein contained dedicated for streets, alleys or other public uses are paid in full.

vi. Certification of approval to be signed by the Administrator.

vii. Certification of approval to be signed by the Mayor and attested by the City Clerk. (Ord. 5702, 12-9-2013; Ord. 5745, 1-12-2015; Ord. 5757, 6-1-2015)

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. (Ord. 4835, 3-27-2000)

Floor Plans, General: 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.

Franchise Permit Application: An application package that includes the following:

a. Franchise permit application form;

b. Construction plans in conformance with the City of Renton Survey and Drafting Standards;

c. Traffic control plan application; and

d. Applicable fees. (Amd. Ord. 4821, 12-20-1999)

7. Definitions G:

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.

Table 18 – Geotechnical Report – Detailed Requirements
REPORT PREPARATION/CONTENT REQUIREMENTS	STEEP SLOPES	LANDSLIDE – MEDIUM	LANDSLIDE – HIGH	LANDSLIDE – VERY HIGH	HIGH EROSION	SEISMIC	COAL MINE – MEDIUM	COAL MINE – HIGH	VOLCANIC HAZARDS	SHORELINE
1. Characterize soils, geology and drainage.	X	X	X	X	X	X	X	X	X	X
2. Describe and depict all natural and man-made features within one hundred fifty feet (150') of the site boundary.	X	X	X	X	X	X	X	X	X	X
3. Identify any areas that have previously been disturbed or degraded by human activity or natural processes.	X	X	X	X	X	X	X	X	X	X
4. Characterize groundwater conditions including the presence of any public or private wells within one-quarter (1/4) mile of the site.	X	X	X	X	X	X	X	X		X
5. Provide a site evaluation review of available information regarding the site.	X	X	X	X	X	X	X	X	X	X
6. Conduct a surface reconnaissance of the site and adjacent areas.	X	X	X	X	X	X	X	X		X
7. Conduct a subsurface exploration of soils and hydrologic conditions.	X	X	X	X	X	X	X	X		X
8. Provide a slope stability analysis.	X	X	X	X	X		X	X
9. Address principles of erosion control in proposal design including: • Plan the development to fit the topography, drainage patterns, soils and natural vegetation on site; • Minimize the extent of the area exposed at one time and the duration of the exposure; • Stabilize and protect disturbed areas as soon as possible; • Keep runoff velocities low; • Protect disturbed areas from stormwater runoff; • Retain the sediment within the site area; • Design a thorough maintenance and follow-up inspection program to ensure erosion control practices are effective.	X	X	X	X	X		X	X		X
10. Provide an evaluation of site response and liquefaction potential relative to the proposed development.						X
11. Conduct sufficient subsurface exploration to provide a site coefficient (S) for use in the International Building Code to the satisfaction of the Community and Economic Development Administrator.						X
12. Calculate tilts and strains, and determine appropriate design values for the building site.							X	X
13. Review available geologic hazard maps, mine maps, mine hazard maps, and air photographs to identify any subsidence features or mine hazards including, but not limited to, surface depressions, sinkholes, mine shafts, mine entries, coal mine waste dumps, and any indication of combustion in underground workings or coal mine waste dumps that are present on or within one hundred feet (100') of the property.							X	X
14. Inspect, review and document any possible mine openings and potential trough subsidence, and any known hazards previously documented or identified.							X	X
15. Utilize test pits to investigate coal mine waste dumps and other shallow hazards such as slope entry portals and shaft collar areas. Drilling is required for coal mine workings or other hazards that cannot be adequately investigated by surface investigations.							X	X
16. Provide an analysis of proposed clearing, grading and construction activities including construction scheduling. Analyze potential direct and indirect on-site and off-site impacts from development.	X	X	X	X	X	X	X	X		X
17. Propose mitigation measures, such as any special construction techniques, monitoring or inspection programs, erosion or sedimentation programs during and after construction, surface water management controls, buffers, remediation, stabilization, etc.	X	X	X	X	X	X	X	X	X	X
18. Critical facilities on sites containing areas susceptible to inundation due to volcanic hazards shall require an evacuation and emergency management plan. The applicant for critical facilities shall evaluate the risk of inundation or flooding resulting from mudflows originating on Mount Rainier in a geotechnical report, and identify any engineering or other mitigation measures as appropriate.									X
19. Address factors specific to the site, or to the proposed shoreline modification, as required in RMC 4-3-090, Shoreline Master Program Regulations.										X
Note: An “X” indicates that the requirement applies in the identified critical area.

(Ord. 4835, 3-27-2000; Amd. Ord. 5137, 4-25-2005; Ord. 5450, 3-2-2009; Ord. 5633, 10-24-2011; Ord. 5676, 12-3-2012)

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 to ten feet (1" to 10') (vertical feet) (or other size plan sheet or scale approved by the Planning Division Development Engineering Manager or designee) 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 underground 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 be added, removed, or relocated.

iv. Type and location of fill origin, and destination of any soil to be removed from site.

v. Finished floor elevation(s) of all structures, existing and proposed. (Ord. 4835, 3-27-2000; Ord. 5304, 9-17-2007)

8. Definitions H:

Habitat Data Report: Habitat data reports include:

a. Site Plan: The site plan shall indicate:

i. The vegetative cover types reflecting the general boundaries 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:

i. The layers, diversity and variety of habitat found on the site;

ii. The location of any migration or movement corridors;

iii. The species typically associated with the cover types, including an identification of any critical wildlife species that might be expected to be found;

iv. Identification of any areas that have been previously disturbed or degraded by human activity or natural processes;

v. A summary of existing habitat functions and values, utilizing a habitat evaluation procedure or methodology approved by the City;

vi. 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. (Ord. 4835, 3-27-2000)

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.

b. A description of how the requirements in RMC 4-4-030C8, Construction Activity Standards – Aquifer Protection Area (APA) Zones 1 and 2, will be met by the applicant. (Ord. 4851, 8-7-2000; Amd. Ord. 4992, 12-9-2002)

Heat Loss Calculation: A State of Washington Energy Code mandated analysis performed to determine the heat loss of a structure in order to determine the size of the required heating equipment.

Home Occupation Permit (Special) Justification: A written statement provided by the applicant setting forth the reasons in favor of the special home occupation permit application and addressing the criteria listed in RMC 4-9-090G6, which are used by the Administrator when reviewing the special home occupation permit request.

Horizontal Control Plan: A twenty two inch by thirty four inch (22" x 34") plan drawn at the same scale as, or included on, the Site Plan clearly indicating the following:

a. Date, graphic scale, and north arrow.

b. Include lot lines with all property lines dimensioned and square footage of each lot.

c. 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.

d. Include location, dimensions, and square footage of any existing structures to remain within or abutting the plat.

e. Include easements and any areas to be dedicated to public use.

f. Contain data sufficient to determine readily and reproduce on the ground the location, bearing, and length of every street, boundary line and block line on-site. Shall include dimensions to the nearest one-hundredth (1/100) of a foot and angles and bearings in degrees, minutes, and seconds.

g. Include coordinates pursuant to City surveying standards for permanent control monuments.

h. Display all interior permanent control monuments located pursuant to City surveying standards. (Ord. 6126, 12-11-2023)

9. Definitions I:

Installer Certification: Washington State Department of Community, Trade and Economic Development (CTED) approval given to those contractors authorized to install manufactured homes and designated by a State registration number. (Ord. 4587, 3-18-1996)

Inventory of Existing Sites: An inventory of the providers existing facilities with the Renton City corporate limits, and any other facilities outside the City limits that are within one-half (1/2) mile of the proposed facility. The inventory is to include specific information about the location, height, and design of each facility. The Department may share such information with other applicants applying for administrative approvals or conditional use permits under this Title or other organizations seeking to locate antennas within the City, provided, however that the Department is not, by sharing such information, in any way representing or warranting that such sites are available or suitable.

Irrigation Sprinkler Plans (Underground): A twenty two inch by thirty four inch (22" x 34") plan drawn at the same scale as, or included on, the generalized utilities plan(s) (or other size plan sheet or scale approved by the Planning Division Development Engineering Manager or designee) clearly indicating the following:

a. Scale and north arrow;

b. Dimensions of all property lines, easements, and abutting streets;

c. Meter location and size; and

d. Proposed type, size, and location of sprinkler piping, sprinkler heads, and backflow prevention devices.

10. Definitions J: (Reserved)

11. Definitions K: (Reserved)

12. Definitions L:

Land Record Number: The City of Renton Planning Division Property and Technical Services’ filing number for the final survey document.

Land Use Permit Conditions: Environmental or land use permit requirements which may have been placed upon the project in addition to any code-mandated requirements in conjunction with a required environmental determination and/or a land use permit. Examples of land use permits include site plan review, conditional use permits and variances.

Land Use Permit Documents: A single file formatted to eight and one-half inches by eleven inches (8.5" x 11") submitted with the Civil Construction Permit application that includes the project’s following land use permit documents: site plan; landscape plan; ERC report; land use decision; and other applicable documents as determined by the Planning Division.

Landscaping 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

i. 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).

Landscaping Plan, Detailed: 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, property lines, walks, 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. Detailed grading plan;

f. Location, dimensions, and purpose of all planting areas (the width of a landscaping area when curbed shall be measured from inside to inside of the curbs) including those required in RMC 4-4-070, Landscaping;

g. Location and height for proposed berming;

h. Locations, elevations, and details for any proposed landscape-related structures such as arbors, gazebos, fencing, etc.;

i. 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;

j. 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);

k. Names of existing and proposed vegetation; and

l. Detailed planting plan (soil mix, planting depth and width, and bark mulch depth).

Lease Agreement, Draft: A draft lease agreement with the landholder, or separate equivalent documentation that:

a. Allows the landholder to enter into leases with other providers; and

b. Specifies that if the provider fails to remove the facility upon six (6) months of its discontinued use, the responsibility for removal falls upon the landholder.

Letter from Property Owner: A letter from the private property owner granting permission for the temporary use of the property.

Letter of Conformance with Geotechnical Report: A letter submitted by the applicant stating structural plans were prepared consistent with the findings of the geotechnical report and stamped by a structural engineer. The plans and specifications shall be accompanied by a letter from the geotechnical engineer who prepared the geotechnical report stating that in his or her judgment, the plans and specifications conform to the recommendations in the geotechnical report and the risk of damage to the proposed development site and downslope properties from potentially hazardous conditions will be minimal subject to the conditions set forth in the report.

Letter of Understanding, Affordable Housing Agreement: The applicant or the owner of the site shall submit a letter to the City stating that he or she (a) understands and accepts the terms and restrictions identified in the City-approved template affordable housing agreement or other terms approved by the Administrator in advance of application, and (b) is willing and prepared to record the agreement with the King County Recorder’s Office prior to issuance of any building permit or final plat approval.

Letter of Understanding, Geologic Risk: The applicant, or the owner of the site, shall submit a letter to the City, with the plans and specifications, 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 prospective purchasers of structures or portions of structures on the site, of the unstable potential of the area.

List of Current Property Owners: A listing of all current property owners and their mailing addresses and King County Assessor’s account numbers within three hundred feet (300') of the boundaries of the subject site as obtained from a title company or the King County Assessor’s office. The list shall include a notarized statement from the applicant attesting that the ownership information provided is current and accurate. Current shall mean obtained within the past thirty (30) days unless otherwise approved by the Planning Division.

Lot Line Adjustment Map: A drawing of the proposed lot line adjustment prepared on an eighteen inch by twenty four inch (18" x 24") sheet of paper by a licensed land surveyor complying with the City’s surveying standards, including the following:

a. Name of the proposed lot line adjustment (e.g., Smith/Larsen Lot Line Adjustment);

b. Space reserved for “City of Renton File Number” (large type) at top of first sheet;

c. Space reserved for City of Renton “land record number” (small type) at bottom left of first sheet;

d. Legal description of each existing and proposed lot. If a metes and bounds description is used, it must be stamped by a licensed surveyor;

e. Date, graphic scale (one inch equals forty feet (1" = 40'), unless otherwise approved by the Department), and north arrow;

f. Names, locations, widths, types, and dimensions of adjacent and on-site streets, alleys, and easements;

g. Lot lines with all property lines dimensioned and square footage of each lot;

h. Parcels identified as Lot 4, Lot 3, etc.;

i. “Old” lot line(s) and “new” lot line(s) clearly labeled and differentiated by line type and/or thickness (indicated distance(s) moved);

j. Addresses for each lot and new street names in accordance with the street grid system regulations of chapter 9-11 RMC;

k. Total square footage of existing and revised lots;

l. Ground floor square footage of all structures;

m. Location, dimensions and square footage of any existing structures to remain, and dimensioned distances to property lines;

n. Location of existing conditions (such as wetlands, steep slopes, watercourses) 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;

o. Reservations, restrictive covenants, easements, description of any areas to be dedicated to public use with notes stating their purpose, and any limitations, and identifying the grantee and, if the grantee is the City, a statement of provisions reserving, granting and/or conveying the area with a description of the rights and purposes must be shown;

p. Coordinates pursuant to City surveying standards for permanent control monuments;

q. Location of all interior permanent control monuments pursuant to City surveying standards;

r. Statement of equipment and procedure used pursuant to WAC 332-130-100;

s. Basis of bearing pursuant to WAC 332-130-050(1)(b)(iii);

t. Date the existing monuments were visited pursuant to WAC 332-130-050(1)(f)(iv);

u. Verification that permanent markers are set at corners of the proposed lots;

v. Statement of discrepancies, if any, between bearings and distances of record and those measured or calculated;

w. Surveyor’s testament, stamp and signature;

x. Certification by a State of Washington licensed land surveyor that a survey has been made and that monuments and stakes have been set;

y. Notarized signatures of all property owners having an interest in the property, certifying ownership and approval of the proposal;

z. Signature and date line(s) for the King County Assessor; and

aa. Signature and date line(s) for the Community and Economic Development Administrator. (Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012; Ord. 5757, 6-1-2015; Ord. 5841, 6-12-2017; Ord. 5907, 12-10-2018; Ord. 6135, 5-20-2024)

13. Definitions M:

Mailing Labels: Self-adhesive mailing labels including the name, mailing address, and King County Assessor’s account numbers (optional) for all property owners within three hundred feet (300') of the boundaries of the subject site.

Map of Existing Site Conditions: A plan drawn at the same scale as, or combined with, the grading plan or topography map showing existing topographical or five foot (5') contours or less, and structural and natural features. The plan shall include major trees, shrubs, large rocks, creeks and watersheds, floodplains, buildings, roadways and trails. (Amd. Ord. 4835, 3-27-2000)

Map of View Area: A diagram or map depicting where within a one-quarter (1/4) mile radius any portion of the proposed facility could be seen.

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.

Master 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) 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:

•

Total square footage of the site,

•

Square footage (by floor and overall total) of each individual building and/or use,

•

Total estimated square footage of all buildings (footprint of each building)

•

Percentage estimate of lot coverage,

•

Square footage estimate of all landscaping (total and parking lot),

•

Allowable and proposed building height,

•

Building setbacks proposed and required by Code,

•

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)

Mechanical Plans: Plans as required per section 113 of the currently adopted Uniform Mechanical Code (UMC) and section 1141 of the currently adopted Washington State Energy Code (WSEC) along with Statewide amendments.

Monument Card: A form provided by Planning Division Property and Technical Services and filled out by a surveyor providing information regarding a single monument, including the section, township and range, method of location, type of mark found or set, manner of re-establishment of the single monument (if applicable), description, and a drawing showing the location of a single monument and indicating a reference point to that monument.

14. Definitions N:

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)

Nonconformity Relationship and Compatibility Narrative: For nonconforming use or structure rebuild approval permits, include drawings, photographs, or other visual aids that show the relationship of the existing structure or building to its surroundings. Include studies or reports that support the applicant’s contention that the existing nonconforming use or structure is compatible with the surrounding area and its uses. (Ord. 4963, 5-13-2002)

Notation of Geologic Risk by Engineer: A letter of notation on the design drawings prepared by a structural engineer and submitted at the time of the permit application stating that he or she has reviewed the geotechnical report, understands its recommendations, has explained or has had explained to the owner the risks of loss due to earth movement on the site, and has incorporated into the design the recommendations of the geotechnical report and established measures to reduce the potential risk of injury or damage that might be caused by any earth movement predicted in the report. (Ord. 4835, 3-27-2000; Amd. Ord. 4963, 5-13-2002)

15. Definitions O:

Operating Permit Application, Aquifer Protection Area: An application package including the following:

a. Upon request by the Department, a hazardous materials inventory statement and/or Material Safety Data Sheets for hazardous materials that are or will be on the premises;

b. A list of the chemicals to be monitored through the analysis of groundwater samples if groundwater monitoring is anticipated to be required;

c. A detailed description of the activities conducted at the facility that involve the storage, handling, treatment, use or production of hazardous materials in quantities greater than the de minimis amounts specified in RMC 4-3-050C8ci(b)(1);

d. A description of the containment devices used to comply with the requirements of this Section;

e. A description of the procedures for inspection and maintenance of containment devices;

f. A description of how hazardous materials will be legally disposed;

g. A site map showing the following:

i. Property boundaries,

ii. Building and other structures located on the property,

iii. Secondary containment devices, and

iv. Floor and yard drains with a note as to whether the drain is to storm or sanitary sewer. (Ord. 4851, 8-7-2000; Amd. Ord. 4992, 12-9-2002)

Operating Rules for Secure Community Treatment Facility (SCTF): A written statement outlining how the operation of the SCTF complies with RCW 71.09.295 through 71.09.350, including but not limited to daily operating hours, activities of occupants, procedures for off-site activities, if any, and visitation procedures for nonresidents, including professional care providers, family members, or other service providers. (Ord. 4982, 9-23-2002)

16. Definitions P:

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;

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

m. Proposed building setbacks. (Ord. 4587, 3-18-1996)

Photosimulations: Photosimulations of the proposed facility from affected residential properties and public right-of-way at varying distances. This shall include a diagram de- picting where the photosimulations were taken.

Plan Reductions: Eight and one-half inch by eleven inch (8-1/2" x 11") white, opaque reductions of full size plan sheets including elevations, landscape plans, conceptual utility plans, site plan, and neighborhood detail/vicinity map which will yield legible photocopies.

Plat Certificate: 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. (Ord. 5868, 12-11-2017)

Plumbing Plan: Plans as required per section 30.2 of the currently adopted Uniform Plumbing Code (UPC) and Statewide amendments.

Post Office Approval: U.S. Post Office confirmation that they have approved the locations of the proposed mailbox locations.

Preliminary Plat or Binding Site 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 preliminary plat or binding site plan (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 preliminary 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)

Project Information Sheet: An eight and one-half inch by eleven inch (8-1/2" x 11") sheet listing the following information:

a. Job address;

b. Property owner’s name;

c. King County Tax parcel number;

d. Legal description of property.

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.

Project Narrative, Routine Vegetation Management: A project narrative report shall include the following elements:

a. A time schedule for all mechanical equipment activities or routine vegetation management activities;

b. A plan for the specific work to be performed;

c. For routine vegetation management on undeveloped properties, the narrative shall include:

i. Standards and criteria to be used for routine tree trimming and tree topping,

ii. Standards and criteria to be used for ground cover management, and

iii. Standards and criteria to be used in determining the location for use of chemicals including insecticides and herbicides;

d. For use of mechanical equipment the narrative shall include:

i. The type of equipment to be used,

ii. A description of the specific work to be accomplished using the equipment,

iii. The measures proposed to protect the site and adjacent properties from the potential adverse impacts of the proposed work and equipment operation. (Ord. 4835, 3-27-2000)

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)

Proposal Description: A complete, unabridged copy of the proposal (i.e., draft ordinance, resolution, plan or policy) and all attachments.

Proposal Summary: A concise description of the scope, intent and timing of the proposal.

Public Works Approval Letter: Written confirmation from the Planning Division Development Engineering Manager or designee that all required improvements have been substantially installed or deferred and authorizing the submittal of the final plat, final short plat, final binding site plan, or final PUD application.

17. Definitions Q: (Reserved)

18. Definitions R:

Radio Frequency (RF) Emissions Report: A document completed and/or signed by a radio frequency (RF) engineer that provides information on the radio frequency emissions emanating from the small cell deployment. The RF emissions report shall including information proving that the small cell deployment will be compliant with all Federal Communications Commission (FCC) and other governmental regulations in connection with human exposure to radio frequency emissions for every frequency at which the small cell facility will operate. (Ord. 5876, 1-22-2018)

Record Drawings: Plans prepared by a State of Washington licensed civil engineer in compliance with the City of Renton Survey and Drafting Standards.

Residential Drainage Application: An application package including, but not limited to, the following:

a. Residential drainage permit application;

b. Residential roadway/drainage improvement determination: A document obtained from Development Engineering describing the improvements and associated submittal requirements based on the City’s codes and regulations;

c. Site plan;

d. Best management practices design and maintenance details;

e. Erosion and sediment control plan, small site, or construction stormwater pollution prevention plan;

f. Written drainage assessment prepared in accordance with the City of Renton Surface Water Design Manual;

g. Geotechnical report;

h. Covenants, draft;

i. Receipt for civil construction permit, if applicable; and

j. Deeds to City for any land to be dedicated including real estate excise tax affidavit, if applicable.

Revocable Right-of-Way Permit Application: An application package that includes the following:

a. Revocable right-of-way permit application form;

b. A written description/justification setting forth the reasons in favor of the application and addressing the criteria listed in chapter 9-2 RMC, Excess Right-of-Way Use;

c. Construction plans in conformance with the City of Renton Survey and Drafting Standards.

Rezone Justification: A written statement and other information provided by the applicant to support the rezone which may include, but is not limited to: letters, photographs, site development plans, market research reports, and land use maps indicating in a clear and concise manner why the rezone application should be granted and that the rezone request is timely.

Roadway Construction Plans: Plans prepared by a State of Washington licensed civil engineer as detailed by the document City of Renton Survey and Drafting Standards, unless otherwise approved by the Planning Division Development Engineering Manager or designee. (Ord. 4587, 3-18-1996; Ord. 5369, 4-14-2008)

19. Definitions S:

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)

Service Area Map: A map showing the service area of the proposed wireless communication facility and an explanation of the need for that facility.

Shoreline Conditional Use Justification: A written statement setting forth the reasons in favor of the shoreline conditional use permit application and addressing the criteria listed in RMC 4-9-190I5b which are used by the Hearing Examiner in reviewing the permit request. (Ord. 4587, 3-18-1996)

Shoreline Variance Justification: A written statement setting forth the reasons in favor of the shoreline variance application and addressing the criteria listed in RMC 4-9-190I4b which are used by the Hearing Examiner when reviewing the variance request.

Short Plat or Binding Site Plan Map, Final: 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 18.43.010, General Provisions, as it exists or may be amended, and/or chapter 58.17 RCW, fully dimensioned, drawn at a scale of one inch equals forty feet (1" = 40') on eighteen inch by twenty four inch (18" x 24") plan sheet(s) (or other scale approved by the Planning Division Director). The reproducible original shall be in black ink on paper and shall include the following:

a. Name and location of the short plat or binding site plan;

b. Space reserved for “City of Renton file number” (large type) at top of first sheet;

c. Space reserved for “City of Renton land record number” (small type) at bottom left of first sheet;

d. Legal description of the property;

e. Date, graphic scale, and north arrow;

f. Vicinity map (a reduced version of the “neighborhood detail map” as defined above);

g. Names, locations, widths and other dimensions of existing and proposed streets, alleys, easements, parks, open spaces and reservations, as well as all utilities, streets, existing and new easements and associated covenants within or abutting the short plat. If a new easement is created on the plat, it must show grantee of easement rights. If the grantee is the City, a statement of easement provisions reserving and conveying the easement, with a description of the rights and purposes, needs to be made on the short plat;

h. Lots designated by number within the area of the lot. Tracts shall be similarly designated and each tract shall be clearly identified with ownership. Lot lines with all property lines dimensioned and square footage of each lot;

i. Lot numbers;

j. Addresses for each lot and new street names determined by the Department in accordance with the street grid system regulations of chapter 9-11 RMC;

k. Reservations, restrictive covenants, easements and any areas to be dedicated to public use with notes stating their purpose, and any limitations, and identifying the grantee. If the grantee is the City, a statement of provisions reserving, granting and/or conveying the area with a description of the rights and purposes must be shown;

l. Coordinates pursuant to City surveying standards for permanent control monuments;

m. All interior permanent control monuments located pursuant to City surveying standards;

n. Statement of equipment and procedure used pursuant to WAC 332-130-100;

o. Basis for bearing pursuant to WAC 332-130-050(1)(b)(iii);

p. Date the existing monuments were visited pursuant to WAC 332-130-050(1)(f)(iv);

q. Verification that permanent markers are set at corners of the proposed lots;

r. Statement of discrepancies, if any, between bearings and distances of record and those measured or calculated;

s. Location, dimensions and square footage of any existing structures to remain within or abutting the plat;

t. Location of existing conditions (such as wetlands, steep slopes, watercourses) 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;

u. Reference to all agreements or covenants required as a condition of approval;

v. For binding site plans only: provisions requiring site development to be in conformity with the approved binding site plan;

w. Certifications by:

i. A State of Washington licensed land surveyor that a survey has been made and that monuments and stakes have been set,

ii. The King County Department of Health that the proposed septic system(s) is acceptable to serve the plat if not served by sewer;

x. Signature and date line for:

i. All property owners (signatures must be notarized with an ink stamp),

ii. The King County Assessor,

iii. The Public Works Administrator. (Ord. 4954, 2-11-2002; Ord. 5450, 3-2-2009; Ord. 5547, 8-9-2010; Ord. 5654, 2-13-2012; Ord. 5676, 12-3-2012; Ord. 5702, 12-9-2013; Ord. 5757, 6-1-2015; Ord. 5907, 12-10-2018)

Short Plat Map, Preliminary: A fully dimensioned plan, 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 including the following information:

a. Name of the proposed short plat (and space for the future City file number);

b. Names and addresses of the engineer, licensed land surveyor, and all property owners;

c. Legal description of the property;

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. A drawing of the subject property with all existing and proposed property lines dimensioned, indicating 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, showing how access will be provided to all lots;

h. Names, locations, widths and other dimensions of existing and proposed streets, alleys, easements, parks, open spaces and reservations;

i. Contours and elevations at minimum five foot (5') vertical intervals to the extent necessary to 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 short plat;

j. Location 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;

k. 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;

l. Flood hazard information and boundary on the subdivision drawing including the nature, location, dimensions, and elevations of the subdivided area; and

m. A legend listing the following included on the first sheet of the short plat plan:

i. Short plat,

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. (Amd. Ord. 4835, 3-27-2000; Ord. 5757, 6-1-2015)

Sign and Channelization Plan: Plans prepared by a State of Washington licensed civil engineer as detailed by the document City of Renton Survey and Drafting Standards, unless otherwise approved by the Planning Division Development Engineering Manager or designee.

Sign Plans: A twenty four inch by thirty six inch (24" x 36") plan drawn by a State of Washington licensed architect at a scale of one inch equals twenty feet (1" = 20') or one inch equals forty feet (1" = 40') (or other size plan sheet or scale approved by the Building Official) clearly indicating the following:

a. Footing connections to building, size of supports and materials used in supports and sign itself;

b. Elevation showing size and height of any proposed freestanding or projecting signs clearly indicating ground clearance and clearance to overhead power lines; and

c. Elevation of building facade for any proposed wall signs showing dimensions of the building as well as existing and proposed wall signs.

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,

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. (Ord. 5028, 11-24-2003; Ord. 5757, 6-1-2015)

Site Plan, Commercial, Industrial, Multi-Family: A twenty four inch by thirty six inch (24" x 36") plan drawn by a State of Washington licensed architect at a scale of one inch equals twenty feet (1" = 20') or one inch equals forty feet (1" = 40') (or other size plan sheet or scale approved by the Building Official) clearly indicating the following:

a. Scale and north arrow;

b. Legal description;

c. Location, identification, and dimensions of all buildings, property lines, setbacks, streets, alleys and easements;

d. Condition of all public rights-of-way and verification of right to use easements;

e. Off-street parking layout and driveways;

f. Curbs, gutters, sidewalks, paving, storm drainage, meters (domestic and fire), and grease interceptors;

g. Grading plan showing proposed and existing contours and site elevations;

h. Landscaped areas, irrigation meters;

i. Lighting and sign structures (new and existing);

j. Location of garbage containers and recycling storage;

k. Fire hydrant locations (new and existing) within three hundred feet (300') of building;

l. 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;

m. General notes addressing the following (may be listed on cover sheet):

i. Full name of the project,

ii. Name, address, and telephone number of owner and agent(s),

iii. Existing zoning of the project site,

iv. Area, in square feet, of the project site,

v. Reference to the current International Building Code (i.e., IBC and date of current adopted version),

vi. Proposed use of each building (if multi-family, the number of dwelling units),

vii. IBC occupancy group designation,

viii. IBC type of construction of all buildings,

ix. Allowable and proposed building height and number of stories of new buildings,

x. Square footage (by floor and overall total) of each individual building and/or use,

xi. Total square footage of all buildings (footprint of each building),

xii. Allowable area calculation,

xiii. Occupancy load (maximum capacity) of each building,

xiv. Percentage of lot coverage,

xv. Square footage of all landscaping (total, parking lot, and wildlife habitat),

xvi. Seismic zone of the project site (e.g., Zone 3),

xvii. Floor, roof, and wind design loads,

xviii. Identity of special inspection agency selected by the owner to perform special inspections,

xix. Building setbacks required by Code,

xx. Proposed building setbacks,

xxi. 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, and

•

Square footage of interior parking lot landscaping. (Ord. 5450, 3-2-2009)

Site Plan, Sign: A twenty four inch by thirty six inch (24" x 36") plan drawn at a scale of one inch equals twenty feet (1" = 20') or one inch equals forty feet (1" = 40') (or other size plan sheet or scale approved by the Building Official) clearly indicating the following:

a. Scale and north arrow;

b. Location, identification and dimensions of all buildings, property lines, existing and proposed signs, streets, alleys and easements, and the setbacks from property lines and easements, trees to be removed or altered, distance in feet from any critical areas/buffers;

c. Location and dimensions of off-street parking layouts and driveways;

d. Location and dimensions of the landscaped areas;

e. General notes addressing the following (may be listed on cover sheet):

i. Note if any proposed signage will flash or be animated,

ii. Name, address and telephone number of owner and agent(s),

iii. Zoning of the project site,

iv. Street frontage(s) (in feet) for the site or, for multiple tenants building, indicate frontage of individual tenant space,

v. Type (e.g., freestanding, wall, etc.), size and number of all existing signs,

vi. Type, size and number of all proposed signs,

vii. Reference to the current Uniform Sign Code (USC and year of current adopted version); and

viii. Wind design loads. (Ord. 5757, 6-1-2015)

Site Plan, Single Family/Duplex: An eight and one-half inch by eleven inch (8-1/2" x 11") plan drawn at a scale of one inch to twenty feet (1" to 20') or one inch to forty feet (1" to 40') (or other size plan sheet or scale approved by the Building Official) clearly indicating the following:

a. Legal description;

b. Explanation of scope of work;

c. Existing and proposed construction labeled and differentiated by pattern or line type;

d. Dimensions of all property lines and all building setbacks to property lines;

e. Dimensions and labels for all streets, alleys, easements, and critical areas;

f. Lot size in square feet;

g. Location and footprint size in square feet of all existing and proposed structures on property including decks, carports, storage sheds, and garages;

h. Location and dimensions of approaches, driveways and public sidewalks;

i. Elevation at property corners and contour lines at two foot (2') height intervals, showing proximity to steep slopes;

j. Finished floor elevation for properties located within a flood zone;

k. The location, height and length of retaining walls, rockeries, etc.;

l. Location and distance in feet of nearest fire hydrant to structure;

m. Location of any pool/spa and setback dimensions to property lines and the location of the required six foot (6') fence; and

n. Location of all trees on and abutting the site. Indicate which trees are to be removed and depict drip lines for those trees to be retained. (Ord. 5757, 6-1-2015)

Siting Process Report for Use Permits for Secure Community Treatment Facilities (SCTF), Crisis Diversion Facilities (CDF) or Crisis Diversion Interim Service Facilities (CDIS): A narrative report describing the process used to evaluate alternative sites for the proposed SCTF, CDF or CDIS activity and the basis for the recommendation to locate the facility at the recommended site. A minimum of three alternative sites shall be addressed. (Ord. 4982, 12-9-2002; Ord. 5577, 11-15-2010)

Source Statement, Fill Material: A source statement providing the following information:

a. The source location of imported fill;

b. Previous land uses of the source location;

c. Whether or not earth materials to be removed from the source location are native, undisturbed soil;

d. Whether or not the source location appears on government lists of contaminated sites including those developed pursuant to the State Model Toxics Control Act and the Federal Comprehensive Environmental Response, Compensation, and Liability Act;

e. Results of sampling and analysis pursuant to RMC 4-4-060N4j, Sampling and Analysis Procedures; and

f. Whether or not imported fill meets fill quality standards described in RMC 4-4-060N. (Ord. 4851, 8-7-2000; Ord. 5954, 11-18-2019)

Special Inspection: A building inspection as required to property lines and the location of the required six foot (6') fence.

Stream and Lake Data: Repealed by Ord. 5137. (Ord. 4835, 3-27-2000; Amd. Ord. 4963, 5-13-2002)

Stream or Lake Mitigation Plan, Preliminary: The mitigation plan must ensure compensation for impacts that result from the chosen development alternative or from a violation as identified in the impact evaluation. A mitigation plan must include:

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 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 (the OHWM must also be flagged in the field);

iii. Stream or lake classification, as recorded in the City of Renton Water Class Map as identified in the City of Renton’s COR Maps, the City’s online interactive mapping application available through the City’s website, or RMC 4-3-090 (if unclassified, see “Supplemental Stream or Lake Study”);

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 any 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);

x. Location of site access, ingress and egress; and

xi. Location of where all mitigation or remediation measures have taken place on the site, or are proposed to take place.

b. Mitigation narrative, formatted to eight and one-half inches (8.5") by eleven inches (11"), shall include the following elements:

i. Description of the mitigation plan, which includes a summary of mitigation proposal required in the supplemental stream or lake study; and

ii. Performance standards with specific criteria provided for evaluating whether or not the goals and objectives of the project are achieved; and

iii. Documentation of coordination with appropriate local, regional, special district, state, and federal regulatory agencies; and

iv. Evaluation of each of the mitigation plan criteria found in RMC 4-3-050L; and

v. Analysis, for projects proposing buffer reduction with buffer averaging, of the effectiveness of the proposed Buffer Enhancement shall be provided. Additionally, a detailed analysis of the project’s compliance with each of the following criteria:

(a) It will provide an overall improvement in water quality; and

(b) It will provide an overall enhancement to fish, wildlife, or their habitat; and

(d) It will not be materially detrimental to any other property or the City as a whole; and

(e) It will stabilize all exposed areas with native vegetation, as appropriate; and

vi. An analysis, for projects proposing buffer averaging, of the effectiveness of the proposed Buffer Enhancement, as well as documentation that the proposed buffer standard is based on consideration of the best available science as described in WAC 365-195-905 shall be provided. Additionally, detailed analysis of the project’s compliance with each of the following criteria:

(a) There are existing physical improvements in or near the water body and associated riparian area; and

(b) Buffer width averaging will result in no net loss of stream/lake/riparian ecological function; and

(c) The total area contained within the buffer after averaging is no less than that contained within the required standard buffer width prior to averaging. (Ord. 5137, 4-25-2005; Ord. 5633, 10-24-2011; Ord. 5676, 12-3-2012; Ord. 5757, 6-1-2015)

Stream or Lake Study, Standard: 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);

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;

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;

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. (Ord. 5137, 4-25-2005; Ord. 5633, 10-24-2011; Ord. 5676, 12-3-2012; Ord. 5757, 6-1-2015)

Stream or Lake Study, Supplemental (AKA Mitigation Plan, Final): The application shall include the following information:

a. Unclassified Stream Assessment: If the site contains an unclassified stream, a qualified biologist shall provide a proposed classification of the stream(s) based on RMC 4-3-050G7, Streams and Lakes, and a rationale for the proposed rating.

b. Analysis of Alternatives: A supplemental report, formatted to eight and one-half inches (8.5") by eleven inches (11"), prepared by a qualified biologist shall evaluate alternative methods of developing the property. The following alternatives shall be analyzed, including justification of the feasibility of each alternative:

i. Avoid any disturbances to the stream, lake or buffer by not taking a certain action, by not taking parts of an action, or by moving the action;

ii. Minimize any stream, lake or buffer impacts by limiting the degree or magnitude of the action and its implementation by using appropriate technology and engineering, or by taking affirmative steps to avoid or reduce the impacts;

iii. Rectifying the impacts by repairing, rehabilitating, or restoring the affected area;

iv. Reducing or eliminating the adverse impact over time by preservation and maintenance operations over the life of the action;

v. Compensate for any stream, lake or buffer impacts by replacing, enhancing, or providing similar substitute resources or environments and monitoring the impact and taking appropriate corrective measures.

c. Impact Evaluation:

i. An impact evaluation for any unavoidable impacts prepared by a qualified biologist, to include:

(a) Identification, by characteristics and quantity, of the resources (stream, lake) and corresponding functional values found on the site;

(b) Evaluation of alternative locations, design modifications, or alternative methods of development to determine which option(s) reduce(s) the impacts on the identified resource(s) and functional values of the site;

(c) Determination of the alternative that best meets the applicable approval criteria and identify significant detrimental impacts that are unavoidable;

(d) Evaluation of the cumulative impacts on the system, to the extent that the site resources and functional values are part of a larger natural system such as a watershed;

(e) Evaluation, for shorelines regulated by RMC 4-3-090, of how the preferred alternative achieves the standard of no net loss of ecological functions under RMC 4-3-090D2;

(f) Evaluation of each of the mitigation plan criteria found in RMC 4-3-050L1, Mitigation Plan Required.

ii. For a violation, the impact evaluation must also include:

(a) Description, by characteristics and quantity, of the resource(s) and functional values on the site prior to the violations; and

(b) Determination of the impact of the violation on the resource(s) and functional values.

d. Mitigation Proposal Shall Include the Following:

i. A site plan, at a scale approved by the City, containing all the elements of the site plan required in the standard stream and lake study, and the following:

(a) Indication of where proposed mitigation or remediation measures will take place on the site;

(b) Separate indication of areas where revegetation is to take place and areas where vegetation is anticipated to be removed;

(d) Any other areas of impact with clear indication of type and extent of impact indicated on site plan.

ii. A mitigation narrative, formatted to eight and one-half inches (8.5") by eleven inches (11"), addressing all of the following:

(a) Resource(s) and functional values to be restored, created, or enhanced on the mitigation site(s);

(b) Environmental goals, objectives, and performance standards to be achieved by mitigation;

(c) Discussion of compliance with criteria or conditions allowing for the proposed stream/lake alteration or buffer reduction or buffer averaging, and a discussion of conformity to applicable mitigation plan approval criteria;

(d) A review of the best available science supporting the proposed request for a reduced standard and/or the method of impact mitigation; a description of the report author’s experience to date in restoring or creating the type of critical area proposed; and an analysis of the likelihood of success of the compensation project; and

(e) Cost estimates for implementation of mitigation plan for purposes of calculating surety device.

iii. For shorelines regulated by RMC 4-3-090, a discussion of how the proposed plans meet or exceed the standard of no net loss of ecological functions under RMC 4-3-090D2;

iv. The proposed construction schedule.

e. Monitoring and Maintenance Plan: The plan, formatted to eight and one-half inches (8.5") by eleven inches (11"), shall include the following elements:

i. Operations and maintenance practices for protection and maintenance of the site; and

ii. Monitoring and evaluation procedures, including minimum monitoring standards, measurable success criteria, and timelines (i.e., annual, semi-annual, quarterly); and

iii. Contingency plan with remedial actions for unsuccessful mitigation.

f. Surety Device: A surety device in one hundred fifty percent (150%) of the estimated cost of remedial actions if the mitigation plan is unsuccessful must be filed with the City of Renton.

g. Permit Conditions: Any compensation project prepared for mitigation pursuant to RMC 4-3-050 and approved by the City shall become part of the application for project approval.

h. Demonstration of Competence: A demonstration of financial resources, administrative, supervisory, and technical competence and scientific expertise of sufficient standing to successfully execute the compensation project shall be provided. A compensation project manager shall be named and the qualifications of each team member involved in preparing the mitigation plan and implementing and supervising the project shall be provided, including educational background and areas of expertise, training and experience with comparable projects. (Ord. 5137, 4-25-2005; Ord. 5633, 10-24-2011; Ord. 5757, 6-1-2015)

Street Lighting/Illumination Plan: A twenty two inch by thirty four inch (22" x 34") plan showing the proposed lighting system, including luminaries, latitude and longitude location of the luminaries, junction boxes, electric wiring, and wiring diagrams using the same scale as the utility plans (or as approved by the Planning Division Development Engineering Manager or designee) and conforming to the standards detailed by the document City of Renton Survey and Drafting Standards and the City of Renton Street Light/Illumination Standards.

Structural Calculations: An analysis of loads, materials, etc., prepared and stamped by a State of Washington licensed professional engineer.

Structural Plans: Twenty four inch by thirty six inch (24" x 36") plans prepared and stamped by a State of Washington licensed professional engineer drawn at a scale of 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 currently adopted International Building Code and chapter 19.27 RCW (State Building Code Act), including, but not limited to, the following:

a. Structural members labeled as to size and spacing as well as bracing, blocking, bridging, special connectors, and anchor bolts;

b. Cross-section details, as needed, to show typical foundation, floor, wall, ceiling and roof construction; insulation of walls, floors and roof/ceiling; and

c. Details of stairs, fireplaces and special construction, if any. (Ord. 5450, 3-2-2009)

Survey: A sketch showing all distances, angles and calculations required to determine corners and distances of the plat shall accompany this data. The allowable error of closure shall not exceed one foot (1') in ten thousand feet (10,000') per City surveying standards. Shall be accompanied by a complete survey of the section or sections in which the plat or replat is located, or as much thereof as may be necessary to properly orient the plat within such section or sections. The plat and section survey shall be submitted with complete field and computation notes showing the original or re-established corners with descriptions of the same and the actual traverse showing error of closure and method of balancing.

20. Definitions T:

Technical Information Report: See “Drainage Report” definition.

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.

Traffic Signal Plan: A twenty two inch by thirty four inch (22" x 34") plan showing the proposed traffic signal system using the same scale as the utility plans (or as approved by the Planning Division Development Engineering Manager or designee) and conforming to the standards detailed by the document City of Renton Survey and Drafting Standards and the City of Renton Traffic Signal Standards.

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.

Tree Retention/Land Clearing (Tree Inventory) Plan: A completed tree retention worksheet accompanied by a full dimensional plan, drawn by an ISA certified arborist, ASCA certified consultant, 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 projects subject to a land development permit, as defined in RMC 4-11-120, Definitions L, an analysis of minimum tree retention compliance and minimum tree credit compliance pursuant to RMC 4-4-130H1;

g. For subdivision applications, an analysis of the project proposal’s compliance with the tree preservation priority requirements as outlined in RMC 4-4-130H2a,Tree Preservation Priority;

h. For trees preserved within a tree protection tract or easement, any special instructions for maintenance (e.g., trimming, ground clearing, root pruning, monitoring, aftercare, etc.);

i. 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 blowdown potential), or unsuitability of species, etc., and for which no reasonable alternative action is possible (pruning, cabling, etc.);

j. A description of the impact of necessary tree removal to the remaining trees, including those in a grove or on abutting properties;

k. 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 4-4-130H10, Protection Measures During Construction;

l. The suggested location and species of supplemental trees to be used when required. The report shall include planting and maintenance specifications;

m. Future building sites and drip lines of any trees which will overhang/overlap a construction line;

n. Location and dimensions of rights-of-way, utility lines, fire hydrants, street lighting, and easements;

o. Where the drip line of a tree overlaps an area where construction activities will occur, this shall be indicated on the plan;

p. 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 (25%) to thirty nine percent (39%), high or very high landslide hazard areas, and high erosion hazard areas;

q. Show trees to be removed in protected critical areas: wetlands, Shorelines of the State, 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;

r. Show all trees to be retained in critical area buffers; and

s. Show the location, size, and species of all protected trees on site. The plan shall differentiate between any proposed protected trees and any proposed replacement or supplemental trees required pursuant to RMC 4-4-130H1, Protected Trees. In all other areas of the site, trees to be removed may be indicated generally with clearing limit lines except for protected trees. (Ord. 5304, 9-17-2007; Ord. 5748, 1-12-2015; Ord. 6076, 8-8-2022)

21. Definitions U:

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. (Ord. 4821, 12-20-1999; Amd. Ord. 5028, 11-24-2003; Ord. 5286, 5-14-2007)

Utilities Construction Plans, Wastewater and Water: Plans prepared by a State of Washington licensed civil engineer as detailed by the document City of Renton Survey and Drafting Standards, unless otherwise approved by the Planning Division Development Engineering Manager or designee.

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)

22. Definitions V:

Variance Justification: A written statement setting forth the reasons in favor of the application and addressing the criteria listed in RMC 4-9-250B5 which are used by the Hearing Examiner or Community and Economic Development Administrator when reviewing the variance request. (Ord. 5157, 9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)

Vegetation Management Plan: A plan prepared by a qualified professional that details how to preserve, maintain, enhance, or establish native vegetation within a Vegetation Conservation Buffer required by the Shoreline Master Program Regulations in RMC 4-3-090. The plan shall describe actions that will be implemented to ensure that buffer areas provide ecological functions equivalent to a dense native vegetation community to the greatest extent possible. It shall also specify what is necessary to maintain the required vegetation over the life of the use and/or development, consistent with the provisions of RMC 4-3-090F1i, Vegetation Management. (Ord. 5633, 10-24-2011)

23. Definitions W:

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)

Wetland Mitigation Plan – Final: A final wetland mitigation plan shall include:

a. Baseline Information: A written assessment and accompanying maps of the impacted wetland including, at a minimum, a wetland delineation by a qualified wetland specialist; existing wetland acreage; vegetative, faunal and hydrologic characteristics; an identification of direct and indirect impacts of the project to the wetland area and wetland functions; soil and substrata conditions; topographic elevations and compensation site. If the mitigation site is different from the impacted wetland site, the assessment should include at a minimum: existing acreage; vegetative, faunal and hydrologic conditions; relationship within the watershed and to existing water bodies; soil and substrata conditions; topographic elevations; existing and proposed adjacent site conditions; buffers; and ownership.

b. Environmental Goals and Objectives: A written report by a qualified wetland specialist shall be provided identifying goals and objectives of the mitigation plan and describing:

i. The purposes of the compensation measures including a description of site selection criteria; identification of compensation goals; identification of target evaluation species and resource functions; dates for beginning and completion; and a complete description of the structure and functional relationships sought in the new wetland. The goals and objectives shall be related to the functions and values of the original wetland or, if out-of-kind, the type of wetland to be emulated; and

ii. A review of the best available science and report author’s experience to date in restoring or creating the type of wetland proposed shall be provided. An analysis of the likelihood of success of the compensation project at duplicating the original wetland shall be provided based on the experiences of comparable projects, preferably those in the same drainage basins, if any. An analysis of the likelihood of persistence of the created or restored wetland shall be provided based on such factors as surface and ground water supply and flow patterns; dynamics of the wetland ecosystem; sediment or pollutant influx and/or erosion, periodic flooding and drought, etc.; presence of invasive flora or fauna; potential human or animal disturbance; and previous comparable projects, if any.

c. Performance Standards: Specific criteria shall be provided for evaluating whether or not the goals and objectives of the project are achieved and for beginning remedial action or contingency measures. Such criteria may include water quality standards, survival rates of planted vegetation, species abundance and diversity targets, habitat diversity indices, or other ecological, geological or hydrological criteria. These criteria will be evaluated and reported pursuant to subsection e of this definition, Monitoring and Maintenance Plan and Program. An assessment of the project’s success in achieving the goals and objectives of the mitigation plan should be included along with an evaluation of the need for remedial action or contingency measures.

d. Detailed Techniques and Plans: Written specifications and descriptions of compensation techniques shall be provided including the proposed construction sequence, grading and excavation details; erosion and sediment control features needed for wetland construction and long-term survival; a planting plan specifying plant species, quantities, locations, size, spacing, and density; source of plant materials, propagates, or seeds; water and nutrient requirements for planting; where appropriate, measures to protect plants from predation; specification of substrata stockpiling techniques and planting instructions; descriptions of water control structures and water level maintenance practices needed to achieve the necessary hydroperiod characteristics; etc. These written specifications shall be accompanied by detailed site diagrams, scaled cross-sectional drawings, topographic maps showing slope percentage and final grade elevations, and any other drawings appropriate to show construction techniques or anticipated final outcome. The plan shall provide for elevations which are appropriate for the desired habitat type(s) and which provide sufficient hydrologic data. The City may request such other information as needed to determine the adequacy of a mitigation plan.

e. Monitoring and Maintenance Plan and Program: A program outlining the approach for monitoring construction and development of the compensation project and for assessing a completed project shall be provided in the mitigation plan.

i. The plan, formatted to eight and one-half inches (8.5") by eleven inches (11"), shall include the following elements:

(a) Operations and maintenance practices for protection and maintenance of the site; and

(b) Monitoring and evaluation procedures, including minimum monitoring standards, measurable success criteria, and timelines (i.e., annual, semi-annual, quarterly); and

ii. Monitoring may include, but is not limited to:

(a) Establishing vegetation plots to track changes in plant species composition and density over time;

(b) Using photo stations to evaluate vegetation community response;

(c) Sampling surface and subsurface waters to determine pollutant loading, and changes from the natural variability of background conditions (pH, nutrients, heavy metals);

(d) Measuring base flow rates and storm water runoff to model and evaluate hydrologic and water quality predictions;

(e) Measuring sedimentation rates;

(f) Sampling fish and wildlife populations to determine habitat utilization, species abundance and diversity; and

(g) A description shall be included outlining how the monitoring data will be evaluated by agencies that are tracking the progress of the compensation project. A monitoring report shall be submitted quarterly for the first year and annually thereafter, and at a minimum, should document milestones, successes, problems, and contingency actions of the compensation project. The compensation project shall be monitored for a period necessary to establish that performance standards have been met, but not for a period less than five (5) years.

f. Contingency Plan: Identification of potential courses of action, and any corrective measures to be taken when monitoring or evaluation indicates project performance standards are not being met.

g. Permit Conditions: Any compensation project prepared for mitigation pursuant to RMC 4-3-050G9e, Cooperative Wetland Compensation: Mitigation Banks, In-Lieu Fee Programs, or Special Area Management Programs (SAMP), and approved by the City shall become part of the application for project approval.

i. Surety Device: A surety device in one hundred fifty percent (150%) of the estimated cost of remedial actions if the mitigation plan is unsuccessful must be filed with the City of Renton. (Ord. 4835, 3-27-2000; Ord. 5137, 4-25-2005; Ord. 5757, 6-1-2015)

Wetland Mitigation Plan – Preliminary: A preliminary wetland mitigation plan shall include the following:

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;

(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 higher 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 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)

WSEC Trade-Off Form: Manual of Wattsun calculations performed to show compliance with chapter 5 of the current adopted version of the Washington State Residential Energy Code requirements. (Ord. 5916 (Att. A), 12-10-2018)