HomeMy WebLinkAboutJ_Street Modification Request_2512104648 Shantel St, Mount Vernon, WA 98274 Cell Phone: 206 714-7161
email: cliff@sitedme.com
Development Management Engineers, LLC
The Developer’s Engineering Advocate
December 9, 2025
Nathan Janders
City of Renton
1055 S Grady Way
Renton, WA 98057
RE: Cyprus Lane, C22001966
Dear Mr. Janders
This letter is provided to formally request modification from RMC 4-4-040 C. 2.d.
Specifically, the retaining wall 3 foot setback requirement from the public ROW.
Background
The project is a 14-lot plat with ROW dedication and half-street frontage improvements
along 4th PL NE. There is an internal road (extension of Orcas Ave NE) constructed
bisecting the plat. There are 2 storm vaults. The area of concern is the NE 4th PL frontage
of Tract A, the location of the south storm vault. The landscape area from the sidewalk to
the vault is quite steep such that sluffing occurs during rain events.
Waiver Requested
RMC 4-4-040 C.2.d. Fences, Hedges and Retaining Walls: There shall be a minimum
three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-
way. The applicant is proposing to install a Landscape retaining wall at least 1 foot back
of walk just outside the public ROW. The ROW line is at back of walk. The retaining
wall will be a maximum height of 2.5 feet.
In order to approve a Modification request, reasonable justification shall be provided but
not be limited to the following:
a. Substantially implements the policy direction of the policies and objectives of
the Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these policies
and objectives;
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon sound
engineering judgement;
c. Will not be injurious to other property(ies) in the vicinity;
d. Conforms to the intent and purpose of the Code.
e. Can be shown to be justified and required for the use and situation intended;
and
f. Will not create adverse impacts to other property(ies) in the vicinity.
4648 Shantel St, Mount Vernon, WA 98274 Cell Phone: 206 714-7161
email: cliff@sitedme.com
Justification
The modification request is being made due to the occurrence of sloughing of topsoil
within the 10-foot landscaped space between the back of sidewalk and the cover of the
south storm vault at the south side of Tract A fronting NE 4th PL. The slope is steep, up to
40% making it susceptible to erosion especially with new plantings. We believe
installing a short (up to 2.5 foot) landscape retaining wall at 1 foot back of walk will
resolve this issue. A regrade landscaped area behind the wall will be stabilized with
slopes between 3:1 and 10:1. See the revised plan and road section for details.
We believe the requested landscape wall has the minimum impact on the site and ROW.
The modification request is to allow the landscaped wall to be installed within the 3-foot
setback from the sidewalk and ROW line per RMC 4-4-040 C.2.d. Constructing the wall
at least 1 foot back of sidewalk provides for an 8-foot-wide landscape space behind the
wall. This is considered sufficient space to fit in the approved landscaping. However, if
the wall was setback 3 feet per code, the landscaping would be limited to about 6 feet
behind the wall making the space narrow and too steep to install the approved
landscaping effectively. As reported above, sloughing is occurring under this condition.
The planter strip and sidewalk will remain the same widths of 8 feet and 5 feet so the new
wall will not interfere with the proposed street trees. The wall will be at least 1 foot back
of the sidewalk and ROW line, which is less than the standard minimum 3-foot setback.
With the height of the proposed wall limited to 2.5 feet and landscaping placed
immediately above the wall, pedestrian safety should be minimally affected as it will be a
low barrier and not a high intrusive wall. The function, appearance, etc. of the frontage
improvements will be maintained since the landscaping, street trees, sidewalk and planter
strip spacings will be maintained.
This modification request is not injurious, nor does it create adverse impacts on the
adjacent property owners. The modification is limited to only a portion of Tract A
frontage. It does not affect existing grading of the roadway adjacent to the site and
streetlights as none are proposed for this frontage. Therefore, with the minimal intrusion
provided this modification request conforms to the intent of the code where it has
minimal impact on the street improvements and the neighboring properties.
Thank you for your assistance and consideration in this matter. If you have any
questions, please do not hesitate to contact me.
Yours respectfully,
Cliff Williams
Cliff Williams, PE
Development Management Engineers, LLC
Cc Robert P Wenzl, Tuscany Construction, LLC
Attachments
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