HomeMy WebLinkAboutPRE12-033, r-14DEPARTMENT 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).
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