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Home My WebLink AboutC_Wall_Mod_Letter_Lots_9_and_10_170725_v3 114 31 Wi llo ws R o ad NE , S u ite 120 | Re dmo nd, WA | 9805 2 www.c ph c o n su ltan ts.c o m | p: (425) 2 85 -2 39 0 | f: (425) 2 85 -2 38 9 Site Planning Civil Engineering Land Use Consulting Project Management June 27, 2017 Ms. Ann Fowler Civil Engineer II Renton City Hall 1055 S. Grady Way Renton, WA 98057 RE: Senza Lakeview Final Plat CPH Project No. 0139-15-001 City File No. LUA16-000165, ECF, PP, SM Modification Request Ms. Fowler, This letter is written in request of a modification to the walls located on Lots 9 and 10 for the Senza Lakeview project. Per Renton Municipal Code (RCM) 4-9-250D our request meets each of the six decision criteria as outlined below. 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; Response: The modification implements the policies and objectives of the Comprehensive Plan Land Use Element and Community Design Element. The proposed walls are necessary in order to maintain a safe and reliable slope and maximizing the usable space for the rear yards of Lots 9 and 10. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: The proposed wall meets height, safety, function, and appearance requirements as intended by the City of Renton Code. c. Will not be injurious to other property(ies) in the vicinity; Response: The proposed wall meets City of Renton maximum height requirements and will not be injurious to adjacent properties. d. Conforms to the intent and purpose of the Code; Response: The proposed wall 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 Response: The proposed tiered wall design is required in order to maintain a safe and reliable slope while limiting the disturbance to the rear yards of Lots 9 and 10. f. Will not create adverse impacts to other property(ies) in the vicinity. (Ord. 4517, 5-8-1995; Ord. 4802, 10-25-1999; Ord. 5100, 11-1-2004; Ord. 5137, 4-25-2005; Ord. 5369, 4-14-2008) Response: The proposed wall will not create adverse impacts to other properties in the vicinity. Please contact me directly at (425) 285-2392 or by e-mail at jamie@cphconsultants.com if you have questions or need any additional information to complete your review and approval of the project. Your prompt response is appreciated. Thank you. Senza Lakeview Preliminary Plat June 27, 2017 Modification Request Page 2 of 2 CPH No. 0139-15-001 Sincerely, CPH Consultants Jamie B. Schroeder, PE Vice President Enclosures Cc: copy to file 114 31 Wi llo ws R o ad NE , S u ite 120 | Re dmo nd, WA | 9805 2 www.c ph c o n su ltan ts.c o m | p: (425) 2 85 -2 39 0 | f: (425) 2 85 -2 38 9 Site Planning Civil Engineering Land Use Consulting Project Management June 27, 2017 Ms. Ann Fowler Civil Engineer II Renton City Hall 1055 S. Grady Way Renton, WA 98057 RE: Senza Lakeview Final Plat CPH Project No. 0139-15-001 City File No. LUA16-000165, ECF, PP, SM Modification Request Addendum Ms. Fowler, This letter is written as an addendum to the retaining wall modification request for the tiered walls located on Lots 9 and 10 for the Senza Lakeview project. The 5‘ terraced wall sections on Lots 9 and 10 meet the 5’ minimum terrace width and 6’ maximum wall height as outlined in the City of Renton “Development Regulations for Retaining Walls”. The ground slope is flat immediately behind the wall for 1’, rises at a slope of 3:1 for a horizontal distance of 3’, then is flat again for 1’ immediately in front of the succeeding wall. This maintains the maximum required terrace width of 5’. See the attached wall sections for clarification. Please contact me directly at (425) 285-2392 or by e-mail at jamie@cphconsultants.com if you have questions or need any additional information to complete your review and approval of the project. Your prompt response is appreciated. Thank you. Sincerely, CPH Consultants Jamie B. Schroeder, PE Vice President Enclosures Cc: copy to file 1 Bryce Bessette From:Clark Close <CClose@Rentonwa.gov> Sent:Tuesday, November 29, 2016 11:00 AM To:Bryce Bessette Cc:Jamie Schroeder; Levi Rowse; Ann Fowler Subject:RE: Retaining Wall Modification Request Bryce, We would be supportive of a retaining wall modification for Senza Lakeview Plat under the following conditions: 1. Increased rear yard setbacks from the rear elevation to the lowest/first retaining wall. 2. The required level flat areas between the walls may be sloped provided the slope does not exceed 3 to 1 percent slope or 33% to still allow for landscaping. 3. No wall to exceed 5 feet in height to allow for increased opportunities for maintenance. Thanks, Clark H. Close Senior Planner City of Renton 425‐430‐7289 From: Bryce Bessette [mailto:bryce@cphconsultants.com] Sent: Tuesday, November 22, 2016 4:38 PM To: Clark Close Cc: Jamie Schroeder; Levi Rowse Subject: Retaining Wall Modification Request Good Afternoon Clark, I am writing to request a modification to the retaining wall standards per RMC 4‐9‐250D for the Senza Lakeview project. The “Development Regulations for Retaining Walls” handout has been used as the guideline for maximum wall heights, setback and terraced requirements. Due to the steep grade of the existing site there are significant elevation differences between adjacent lots for the finished site. Several locations require a significant amount of grading or a large number of terraced walls that limit the functional area of the space. The 6 foot high terraced walls also pose maintenance issues which may require the future homeowner to use a ladder or other method to access and maintain each of the multiple terraces. A section view of the terraced wall sections are provided in the attached figures along with the plan view of the terraced walls that follow the City of Renton standards. In order to increase the functionality of the rear yards and limit the amount of retaining walls onsite we are requesting a deviation to 1) increase the retaining wall height, and/or 2) omit the flat terrace requirement between retaining walls. As seen from the figures, the retaining walls in question for lots 9 and 10 are interior walls that will not be seen by the public and will only impact the lot owners in question. The proposed homes will block the rear yard walls from public viewing and the modification requested will provide a better finished product for the future home owner. More functional rear yard area and more accessible maintenance would benefit the future homeowner and will not be an eyesore to the public. 2 Please review the alternate sections that we have provided in the redlines attached and respond with any comments or questions you may have. Specifically we are hoping to get a read from the City to determine if a modification would be supported by the City and if we should continue to pursue a modification through the formal process. Thank you and look forward to your response. Bryce Bessette, EIT Design Engineer CPH Consultants 11431 Willows Road NE, Suite 120 Redmond, WA 98052 main: (425) 285-2390 www.cphconsultants.com