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HomeMy WebLinkAboutJ_Modification_Request_Retaining_Wall_180405_v3.pdf RJ Development 401 Central St SE – Olympia, WA 98501 (360) 528-3343 – www.rjdevelopment.com WEATHERLY INN RENTON MODIFICATION REQUEST: SOUTH RETAINING WALL Please accept this letter as our justification for a Modification Request to the retaining wall requirements per RMC 4-4-040, which states the following: • For Commercial zones: A maximum of eight feet (8') anywhere on the lot • For Residential zones: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy-two inches (72") We are proposing two (2) terraced retaining walls on the south edge of our property with heights of nine feet six inches (9’-6”) at their maximum height with two smaller sections of wall that must extend into the setback (see “Exhibit A” below). It should be noted that these walls will taper down and gradually decrease in height. Current code standards would require several six foot (6’) terraced retaining walls to accomplish the same purpose. This does not change any of our adherence to city policies and objectives regarding the Comprehensive Plan Land Use Element or the Community Design Element, and we are otherwise constrained by city code with regard to building height requirements, parking space dedication, utility placement, lot coverage ratios, etc. As such, the project will not be injurious or create adverse impacts to other properties in the vicinity. We will still meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, and our plans will be prepared by licensed engineers and reviewed by city staff. In developing a site for Assisted Living and Memory Care residents, it is imperative to adhere to ADA standards for accessibility to areas on and off of the property. In the case of our proposed building, there are tight ADA accessibility thresholds to allow for sloped walkways leading from the building down to the public right-of-way. In order to create this accessibility to the public right-of-way, the current site plan has been designed in a way to allow for gradual sloping along the ADA compliant path leading from the building, which was only possible by lowering the finished floor elevation of the facility, creating the need for taller retaining walls on the south side of the property to meet RMC goals. Additionally, the city has requested that the water main on the south side of the site be located near the building and not placed inside or under the retaining wall configuration. To meet this request while keeping wall heights reasonable, there are two small sections of retaining wall that will need to extend into the setback (but still inside the property line) and quickly taper down to grade. The adherence to both of the above outlined stipulations dictated that the retaining walls on the south of the site be designed in the proposed manner (please see “Exhibit A” below for a visual): RJ Development 401 Central St SE – Olympia, WA 98501 (360-528-3343) – www.rjdevelopment.com • Two (2) terraced walls of nine feet six inches (9’-6”) in height • Two (2) separate sections of retaining walls of six feet (6’) and four feet three inches (4’-3”) in height that extend into the setback and quickly taper down • All walls to have six feet (6’) of separation between them In understanding the purpose and intent of the Renton Municipal Code for these purposes being “…to promote traffic and public safety and to maintain or create aesthetically pleasing neighborhoods,” there are several benefits to designing the site in the proposed manner that align directly with these intentions. First, creating walls with heights of nine feet six inches (9’-6”) effectively eliminates the chance of resident elopement. Secondly, in moving the closest retaining wall farther away from the nearest resident windows to allow for water main placement, the proposed design creates a much more appealing environment for the residents and creates an opportunity for appealing landscaping and natural sunlight to enter through the windows. Third, more space between the building wall and retaining walls allows us to maintain adequate egress in the event of an emergency. In conclusion, we believe that the retaining wall configuration as proposed on the south edge of the property allows us to achieve adequate slope guidelines for accessibility reasons, allows for proper placement of the water main line, and enables us to align with the intent and purpose of the Renton Municipal Code for the unique purposes of the proposed facility with regards to resident safety and aesthetics. Frank Durocher Project Manager RJ Development frank@RJDevelopment.com “Seniors Housing Delivered” ™ Exhibit A: