HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000033DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 1, 2011
TO:Jerry Wasser, Planner
FROM:Jan Illian, Plan Review
SUBJECT:Sikh Gurdwara Temple Sidewalk Extension Only
5218 – Talbot Road South
PRE 12-033
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal. The following comments are
based on the pre-application submittal made to the City of Renton by the applicant.
SURFACE WATER
The project proposes to construct or modify a drainage pipe/ditch that is 12 inches or more in
size/depth or receives surface and storm water runoff from a drainage pipe/ditch that is 12 inches or
more in size/depth; therefore, a Targeted Drainage Review is required. If the project results in more
than 2,000 square feet of new impervious surface area, a Full Drainage Review is required. A drainage
plan and drainage report will be submitted for review and shall comply with the 2009 King County
Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All
core and any special requirements shall be contained in the report. Based on the City’s flow control
map, this site falls within the Flow Control Duration Standard, Forested Conditions. If a Full Drainage
Review is required, the drainage report will need to follow the area specific flow control requirements
under Core Requirement # 3.
TRANSPORTATION/STREET
1. There is an existing 6-foot sidewalk to the north of the site and an existing 6-foot sidewalk to the
south.
2. Existing right-of-way width in this section of Talbot Road South is 60 feet. This street has been
identified as a neighborhood collector. To meet the City’s new complete street standards, frontage
improvements will include construction of an 8-foot sidewalk, 8-foot planter strip, curb, gutter,
approximately 21 feet of pavement from centerline, with a 5-foot bike lane and storm drainage
Sikh Gurdwara Temple Sidewalk – PRE 12-033
Page 2 of 2
May 1, 2012
H:/CED/Planning/Current Planning/PROJECTS/12-033.Jerry/Plan Review Comments LUA 12-033.doc
improvements. To construct this cross section, eight feet (8’) of right-of-way will be required to be
dedicated to the city along the project side. This is not required at this time.
A modification will be issued upon written request by the applicant to allow extension of the sidewalk
and complete the missing link by matching the existing sidewalk design. The modification will be
conditioned that any future development on this site will trigger dedication of right-of-way and installing
an 8-foot planting strip behind the sidewalk.
3. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance.
If three or more poles are required to be moved by the development design, all existing overhead
utilities shall be placed underground. Any new services shall be installed underground.
4. An approved traffic control plan is required.
5. A bond in the amount of 150% of the total cost of the right-of-way improvements will be required
to be posted with the City prior to construction.
GENERAL COMMENTS
1. All construction utility permits for utilities, drainage, and street improvements will require separate
plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared
by a licensed Civil Engineer.
2. Any proposed rockeries or retaining walls greater than four feet (4’) in height will require a
separate building permit and special inspection.
3. A Bill of Sale is required to be submitted to the City for the transfer of the sidewalk that was
constructed in the right-of-way to the north in front of the temple.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 10, 2012
TO:Pre-application File No. 12-008
FROM:Gerald Wasser, Associate Planner
SUBJECT:Sikh Gurdwara Temple Sidewalk Extension
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and
permitting issues are based on the pre-application submittals made to the City of
Renton by the applicant and the codes in effect on the date of review. The applicant is
cautioned that information contained in this summary may be subject to modification
and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community &
Economic Development Administrator, Public Works Administrator, Planning Director,
Development Services Director, and City Council). Review comments may also need to
be revised based on site planning and other design changes required by City staff or
made by the applicant. The applicant is encouraged to review all applicable sections of
the Renton Municipal Code. The Development Regulations are available for purchase
for $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at
www.rentonwa.gov
Project Proposal: The subject site is located in the public right-of-way along the
western property lines of two contiguous parcels, APN 3123059096 and APN
3123059075, which are owned by the Sikh Gurdwara Temple on Talbot Road South. The
applicant proposes to construct approximately 260 feet of public sidewalk in this area
which would connect to existing sidewalk improvements in front of the existing Sikh
Gurdwara Temple. The applicant is also proposing to construct a driveway cut in the
proposed sidewalk on the southernmost of the two parcels (APN 3123059075). The
applicant maintains that such driveway cut would facilitate future development on that
parcel.
The purpose of the pre-application meeting is to respond to the applicant’s questions
regarding sensitive areas, storm drainage, transportation, utilities, and permitting. The
plan reviewer, Jan Illian, has commented on storm drainage, transportation, and utilities
issues in the previous, attached pre-application memo. Comments on critical areas and
permitting follow.
Zoning: The project site is zoned Residential – 14 dwelling units per acre (R-14).
Sikh Gurdwara Temple, PRE12-033
Page 2 of 2
May 10, 2012
Critical Areas: In 2002 notices of violation for grade and fill with no permit were issued
to the Gudwara Singh Saba of Washington for the illegal grade and fill of the property
located at 5304 Talbot Road South (APN 3123059075). Such activities included the
clearing of a portion of a category 3 Wetland and a stream buffer area. On June 20,
2002, Altmann Oliver Associates, LLC provided a letter discussing Buffer Impact
Summary and Mitigation Measures (copy attached). Suggested mitigation apparently
was instituted at that time.
Because nearly ten years has elapsed since the Altmann Oliver Associates, LLC letter,
staff recommends that a new Wetland/Stream Study be completed for the two
parcels adjacent to the proposed project. The studies must identify the classification
of the wetland and the stream, as well as their adjacent buffer areas. In addition, the
studies must identify any impacts on the existing wetland and stream which may
result from the construction of the proposed sidewalk. A mitigation plan with
monitoring sureties may also be required.
RMC 4-3-050C.5.e.iii identifies Critical Areas Exemptions for walkways located within
existing public rights-of-way in Class 2 to 4 Streams, Wetlands, and their buffer areas.
RMC 4-3-050M.9.a discusses the concept of “no net loss” which means to create,
restore and/or enhance a wetland so that there is no reduction to total wetland
acreage and/or function. The wetland/stream studies mentioned above must also
address conformance with this section of the Renton Municipal Code including a
mitigation monitoring plan. It appears that the proposed new driveway may provide
access over the stream and wetland areas of the subject property. Driveways or
driveway cuts must be constructed outside of any critical areas or their buffers.
Permit Requirements: If the Wetland/Stream Studies discussed above indicate that the
proposed project’s impacts will not result in a net loss of function or wetland acreage, a
Critical Areas Exemption could be issued for the sidewalk portion of the proposed
project. There is no fee for a Critical Areas Exemption. Please note that a secondary
review of the wetland/stream studies may be required. Such secondary review would
be conducted by an independent biological consultant hired by the City of Renton at
the applicant’s expense.
cc: Jennifer Henning