HomeMy WebLinkAboutSR_HEX_Report_Kennydale_Gateway_230207_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Report_Kennydale_Gateway_230207_v1
A. REPORT TO THE HEARING EXAMINER
Hearing Date: February 7, 2023
Project File Number: PR22-000019
Project Name: Kennydale Gateway
Land Use File Number: LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Project Manager: Clark H. Close, Principal Planner
Owner: Kennydale Gateway LLC, 505 5th Ave S, Suite 900, Seattle, WA 98104
Applicant/Contact: Lori Obeyesekere, Hensley Lamkin Rachel, Inc., 14881 Quorum Rd, Dallas, TX 75254
Project Location: 4350 Lake Washington Blvd N, Renton, WA 98056
Project Summary: The applicant is requesting master site plan, Hearing E xaminer site plan, shoreline
substantial development permit, SEPA environmental review, and a street
modification for a proposed mixed use development located at the former Pan
Abode site at 4350 Lake Washington Blvd N (APN 3224059049). The subject
property is roughly 7.76 acres and is located within the Commercial -Office-
Residential zoning designation, Urban Design District C, and regulated shoreline
jurisdiction. The applicant is proposing to construct three (3) four-story apartment
buildings providing up to 385 residential units. The residential density of the
proposal would result in approximately 50 du/ac. In addition, the redevelopment of
the site would include approximately 1,500 square feet of retail space and a
combination of 195 surface parking stalls and 180 ground level structure parking
spaces within the buildings. The proposal would be constructed in three (3) phases.
Access to the mixed use development would be provided by a new roundabout
constructed within Lake Washington Blvd N at N 43rd St. A portion of development
would occur within the 200-foot shoreline zone of May Creek. Six (6) significant trees
are proposed to be retained onsite. The City’s mapping system has identified the
subject property is within the Shoreline High-Intensity May Creek Reach B
Designation, Flood Hazard Area, and Seismic Hazard Area.
Site Area: 7.76 acres
I-405 NE 44th St
NE 43rd St Jones Ave NE Lake
Washington Lincoln Ave NE
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 2 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
B. EXHIBITS:
Exhibits 1-44: As shown in the Environmental Review Committee (ERC) Report
Exhibit 45: Staff Report to the Hearing Examiner
Exhibit 46: Notice of Complete Application Letter, dated January 13, 2022
Exhibit 47: On Hold Letter with Enclosures, dated February 14, 2022
Exhibit 48: Off Hold Letter, dated May 10, 2022
Exhibit 49: On Hold Letter with Enclosures, dated June 17, 2022
Exhibit 50: Off Hold Letter, dated August 31, 2022
Exhibit 51: Renton School District Letter
Exhibit 52: Urban Center Design Overlay District Report
Exhibit 53: Environmental “SEPA” Determination and Notice
Exhibit 54: Notice of Appeal, dated October 10, 2022
Exhibit 55: Notice of Public Hearing
Exhibit 56: Public Comment Email from Stacey Johnson, dated September 28, 2022
Exhibit 57: Staff Response to Ms. Stacey Johnson, dated October 21, 2022
Exhibit 58: Reconsideration Letter from HCMP Law Offices, dated October 28, 2022
Exhibit 59: Environmental “SEPA” Determination and Notice upon Reconsideration
Exhibit 60: Public Comment Email from Kai Dalton, dated December 29, 2022
Exhibit 61: Staff Response Email to Kai Dalton, dated December 30, 2022
Exhibit 62: Public Comment Email from Tom Baker, dated January 24, 2023
C. GENERAL INFORMATION:
1. Owner(s) of Record: Kennydale Gateway LLC, 505 5th Ave S, Suite 900,
Seattle, WA 98104
2. Zoning Classification: Commercial Office Residential (COR)
Urban Design District C
3. Comprehensive Plan Land Use Designation: Commercial Office Residential (COR)
4. Existing Site Use: Laydown yard and a staging area for construction
equipment and materials for the I-405, Renton to
Bellevue Widening and Express Toll Lanes project.
5. Critical Areas: Shoreline High-Intensity May Creek Reach B
Designation and Seismic Hazard Area
6. Neighborhood Characteristics:
a. North: I-405 Limited Access Right-of-Way
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 3 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
b. East: I-405 Limited Access Right-of-Way
c. South: City of Renton - May Creek Trail Park. Residential Medium Density (RMD)
Comprehensive Plan Designation; Residential-6 (R-6) Zoning District
d. West:
Barbee Mill and Quendall Terminals (vacant property). Commercial Office Residential
(COR) and Residential High Density (RHD) Comprehensive Plan Designations; Commercial
Office Residential (COR) and Residential-10 (R-10) Zoning Districts
7. Site Area: 7.76 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation (Friends of Youth) N/A 1791 09/09/1959
Hubbard Rezone/CPA from IM to
COR (Pan Abode Amendment)
LUA95-049 4745 10/05/1998
Master Site Plan Review and Site
Plan Review (Hawk’s Landing)
LUA09-060 N/A 09/10/2009
Temporary Use Permit (Parking
for Seattle Seahawks Training
Camp)
LUA09-080 N/A 07/27/2009
Shoreline Substantial
Development Permit (Installation
of water and storm lines)
LUA10-041 N/A 08/09/2010
Temporary Use Permit (Parking
for Seattle Seahawks Training
Camp)
LUA15-000456 N/A 07/19/2015
SEPA Environmental Review
(Non-Project – Pan Abode Partial
Demolition)
LUA18-000042 N/A 02/12/2018
Tier II Temporary Use Permit and
SEPA Environmental Review
LUA19-000318 N/A 04/24/2020
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main
in Lake Washington Blvd N that can deliver a maximum flow rate of 3,700 gallons per minute (GPM).
There is an existing 12-inch water main located in an easement on the property that can deliver a
maximum flow capacity of 2,800 GPM.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 12-inch gravity wastewater
main on the parcel. There is an existing King County Interceptor line along the southern property line.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 4 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
c. Surface/Storm Water: There is an existing 24-inch stormwater main on the east side of Lake
Washington Blvd N. There is an existing water quality facility within an easement in the southwest
corner of the property. The site generally slopes from the northeast to the southwest.
2. Streets: The proposed development fronts Lake Washington Blvd N along the west property line. Lake
Washington Blvd N is classified as a Collector arterial street. Existing right-of-way (ROW) width, according
to the King County Assessor Map, is 60 feet. There is an existing curb and gutter along the entire frontage
and, along a portion of the southern frontage, there is a sidewalk (approximately 12 feet wide) and
planting strip (approximately 3 to 8 feet wide).
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-090: Shoreline Master Program Regulations
c. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-030: Drainage and Water Quality (Surface Water) Standards
b. Section 4-6-040: Sanitary Sewer Standards
c. Section 4-6-060: Street Standards
d. Section 4-6-080: Water Service Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-190: Shoreline Permits
b. Section 4-9-200: Master Plan and Site Plan Review
c. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Transportation Element
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 5 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on January
11, 2022 and determined the application complete on January 13, 2022 (Exhibit 46). The project was
placed on hold for additional information on February 14, 2022 (Exhibit 47) and taken off hold on May 10,
2022 (Exhibit 48). The project was placed back on hold for secondary review on June 17, 2022 (Exhibit 49)
and the project was taken off hold for the second time August 31, 2022 (Exhibit 50). Notice of the Public
Hearing was published on January 26, 2023 (Exhibit 55).
2. An online videoconference neighborhood meeting, facilitated by the applicant, was held on July 14, 2021
via the Zoom meeting app (Exhibit 37). Several members of the public attending the meeting and provided
comments and questions regarding the following issues: see Exhibit 37 for more information.
3. The project site is located at 4350 Lake Washington Blvd N (APN 3224059049).
4. The project site is currently developed with light industrial buildings, stormwater ditch, surface parking,
and pockets of vegetation.
5. Access to the site would be provided via a new roundabout at the intersection of Lake Washington Blvd
N and N 43rd St.
6. The property is located within the Commercial Office Residential (COR) Comprehensive Plan land use
designation.
7. The site is located within the Commercial Office Residential (COR) zoning classification and within Design
District C.
8. There are approximately 62 trees located on-site, of which the applicant is proposing to retain a total of
six (6) trees (Exhibit 5).
9. The site is mapped with Shoreline High-Intensity May Creek Reach B Designation and Seismic Hazard Area.
10. Approximately 2,880 cubic yards of material would be cut on-site and approximately 4,335 cubic yards fill
material from an approved source is proposed to be brought into the site (Exhibit 34).
11. The applicant is proposing to begin site preparation and construction as early as the first quarter of 2023
with initial project occupancy occurring by approximately the fourth quarter of 2024. The proposed
Kennydale Gateway project is expected to be fully completed and occupied in the third quarter of 2025.
12. Staff received 21 public comment emails (Exhibits 26, 56, 60, and 62). To address public comments the
following report contains analysis and project information related to historical and cultural elements,
transportation, parking, neighborhood community impacts, bicycle and pedestrian safety, and the public
hearing meeting time.
13. Staff received agency comments from Duwamish Tribe (Exhibit 29) and the Department of Ecology
(Exhibits 31).
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
September 26, 2022 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for Kennydale Gateway (Exhibit 53). The DNS-M included eight (8) mitigation
measures. A 14-day appeal period commenced on September 26, 2022 and ended on October 10, 2022.
A Notice of Appeal of the threshold determination was filed on October 10, 2022 by the owner of the
property (Exhibit 54). Subsequently, on October 28, 2022, the applicant made a request to initially process
the notice of appeal as a reconsideration request (Exhibit 58). Following the reconsideration request, on
November 7, 2022, the Environmental Review Committee reissued a Determination of Non-Significance -
Mitigated (DNS-M) for Kennydale Gateway (Exhibit 59).
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 6 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
15. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following final mitigation measures with the Determination of Non-Significance – Mitigated
based on additional information provided in the recon sideration request:
1. The project construction shall comply with the recommendations found in the submitted
Geotechnical Engineering Design Study, prepared by Hart Crowser, a division of Haley & Aldrich,
dated May 20, 2021 and any future addenda.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit
a sealed letter stating that he/she has reviewed the construction and building permit plans and in
their opinion the plans and specifications meet the intent of the report(s).
3. The applicant shall remove all non-native invasive blackberry plants along the south property line
that would negatively impact the proposed “Freeway Frontage Planting” and the preservation
and protection of saved trees near the south property line. In addition, the applicant shall provide
an aligned trail access point along the south property line that connects to the existing May Creek
Trail. The trail connection and vegetation management plan would be reviewed for compliance
with the Shoreline Master Plan Regulations as a component of Shoreline Substantial Development
Permit.
4. The applicant shall account for a trailhead sign, a dog waste station, and an interpretive sign near
the project entrance point to May Creek Trail Park. The trailhead sign and interpretive sign shall
be reviewed and approved by the Current Planning Project Manager for compliance with May
Creek Trail regulations and rules of the nearby trail systems prior to civil construction permit
issuance.
5. The applicant shall comply with the recommendations found in the submitted Cultural Resources
Assessment, prepared by Willamette Cultural Resources Associates, LTD., dated May 27, 2022 and
any future addenda by developing a project-specific monitoring plan for the proposed project
once full project plans and cross-sections are developed in final design. Project construction
activities, that would result in disturbance greater than one foot below ground surface, shall be
completed under observation by a professional archeologist when soils are exposed and disturbed
by the applicant. Consultation with concerned Tribes shall occur prior to survey activities.
6. The applicant shall reduce the pavement width of the proposed emergency vehicle access road
to a maximum of 20-foot wide for the portion of road located immediately south of the Building
2 and south of the existing detention area (a distance of approximately 245 feet), remove all
existing excess gravel south of the proposed emergency vehicle access lane, and provide and
maintain a minimum eight-foot (8’) wide restoration planting strip within the shoreline
conservation buffer near the southwestern portion of the site. A shoreline buffer enhancement
plan, prepared by a qualified professional, shall be submitted with the civil construction permit
application for review and approval by the Current Planning Project Manager. The shoreline buffer
enhancement shall be monitored to ensure performance for five (5) years and backed by a surety
device sufficient to guarantee that improvements and mitigation required perform satisfactorily
for a minimum of five (5) years after installation has been completed.
7. The applicant shall provide additional traffic analysis to mitigate any traffic volumes realized
should the I-405/Renton to Bellevue Widening and Express Toll Lanes Project not be completed
and open to traffic prior to temporary occupancy of the phased project. The additional traffic
study shall be reviewed and approved by Development Engineering and Transportation staff prior
to temporary certificate of occupancy.
8. The applicant shall add a second northbound approach travel lane and a second northbound
travel lane within the roundabout at the project intersection. The final length of a second
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 7 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
approach travel lane would be required to be analyzed and presented to the City for review and
final approval. In addition, the applicant shall add a second southbound lane within the
roundabout at the N 43rd St / Lake Washington Blvd N intersection that would include one (1)
travel lane through the roundabout and one (1) dedicated right turn lane onto N 43rd St.
Dedication would be required to install the identified roundabout configuration and roadway
improvements as determined by a survey. The applicant shall submit plans to construct these off-
site improvements with the civil construction permit application to be reviewed and approved by
Development Engineering and Transportation staff prior to permit issuance.
16. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development (Exhibit 44). These comments are contained in the
official file, and the essence of the comments has been incorporated into the appropriate sections of this
report and the Departmental Recommendation at the end of this report.
17. Comprehensive Plan Compliance: The site is designated Commercial Office Residential (COR) on the City’s
Comprehensive Plan Map. COR designations are place areas that are located near a significant amenity,
such as a waterfront, are near major transportation or transit routes, and are comprised of one or more
large tracts of vacant or underutilized land. The intention of this land banking designation is to transform
properties into compact, mixed-use developments that act as City gateways, through master planning and
coordinated design. The proposal is compliant with the following development standards if all conditions
of approval are met:
Compliance Comprehensive Plan Analysis
✓
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
✓
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
• Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
✓
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
✓
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
✓
Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater
management, air quality, aquifer recharge, other ecosystem services, and wildlife
habitat.
✓
Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
✓
Policy L-29: Protect the integrity of natural drainage systems, existing land forms, and
maintain wildlife habitat values by preserving and enhancing existing vegetation and
tree canopy coverage to the maximum extent possible and by restoring hydrological
flows and improving the condition of shorelines.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 8 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
✓
Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain
gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater
management techniques that mimic natural systems, maximize water quality and
infiltration where appropriate, and which will not endanger groundwater quality.
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓
Policy L-49: Maintain existing, and encourage the creation of additional, places and
events throughout the community where people can gather and interact. Allow for
flexibility in public gathering places to encourage place -making efforts and activities.
✓
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
✓ Policy L-54: Protect public scenic views and public view corridors, including Renton’s
physical, visual and perceptual linkages to Lake Washington and the Cedar River.
✓
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
✓
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
✓ Policy L-60: Improve the appearance of parking lots through landscaping and
screening.
✓
Policy T-45: Ensure that new development contributes its fair share of the cost of
transportation facilities, programs and services needed to mitigate growth related
transportation impacts.
18. Zoning Development Standard Compliance: The purpose of the Commercial Office Residential Zone (COR)
is to provide for a mix of intensive office, hotel, convention center, and residential activity in a high-quality,
master-planned development that is integrated with the natural environment. Comme rcial retail and
service uses that are architecturally and functionally integrated are permitted. Also, commercial uses that
provide high economic value may be allowed if designed with the scale and intensity envisioned for the
COR Zone. The scale and location of these sites will typically denote a gateway into the City and should be
designed accordingly. The proposal is compliant with the following development standards, as outlined in
RMC 4-2-120.B, if all conditions of approval are met:
Compliance COR Zone Develop Standards and Analysis
Compliant if
condition of
approval is
met
Use: Pursuant to RMC 4-2-060, Zoning Use Table – Uses Allowed in Zoning Designations
and RMC 4-2-080 Conditions Associated with Zoning Use Tables: Attached dwellings –
flats are a permitted use within the COR zone. Retail sales are permitted in the COR zone
provided the retail sales are housed in a structure containing offices, residences, hotels,
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 9 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
convention centers, and/or research and development facilities. The retail sales
requirement may be adjusted through the Master Plan process.
Staff Comment: The applicant proposes to provide attached dwellings – flats
(apartments) as three (3) new four-story buildings as part of three (3) separate phases
(Phases 1, 2 and 3). RMC 4-2-060 Zoning Use Table allows attached dwellings – flats in
the COR zone, subject to RMC 4-2-080.A.6 (Condition #6). In the COR zone, standalone
residential is allowed as determined through the Master Site Plan process (RMC 4 -2-
080.A.6.a.v). The applicant is proposing to include approximately 1,500 square feet of
commercial space within Building 1 (Phase 2) at the project entrance from Lake
Washington Blvd N. The other two (2) remaining buildings and phases would be
standalone residential with on-site amenity spaces (such as leasing office, lobby,
mailroom, club area, and fitness room). Commercial uses in residential mixed-use
buildings are limited to retail sales, on-site services, eating and drinking establishments,
taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft
distilleries/small wineries/micro-breweries with tasting rooms, general offices not
located on the ground floor, and similar uses as determined by the Administrator. The
commercial retail use would be located on the ground floor of Building 1. Verification of
the specific retail use and tenant would occur during the tenant improvement building
permit application at a later date.
The four-story mixed-use apartment project would be constructed in three (3) phases.
Each phase would include the construction of one of the three proposed buildin gs – Phase
1 would include the construction of Building 2 (located in the southwest corner of the
site), Phase 2 would include the construction of Building 1 (located in the northern portion
of the site), and Phase 3 would include the construction of Building 3 (located in the
southeastern corner of the site) (Exhibit 28). In addition, the proposed development
would include wrap around at-grade courtyard(s), 195 surface parking stalls (Building 1
– 67 stalls, Building 2 – 46 stalls, and Building 3 – 82 stalls), and 180 ground level structure
parking spaces (Building 1 – 57 stalls, Building 2 – 55 stalls, Building 3 – 68 stalls) within
the buildings (Exhibits 2, 6-9). Each phase of the proposed development must contain the
required parking spaces, open space, recreation spaces, landscaping and utilities
necessary for creating and sustaining a desirable and stable environment, so that each
phase, can stand alone should the applicant decide future phases not move forward.
Therefore, staff recommends as a condition of approval, that the applicant submit a
detailed phasing plan with sequencing and timing for the construction of all on-site and
off-site improvements. The detailed phasing plan shall ensure that each phase can stand
alone as it relates to applicable development regulations including but not limited to
parking, open space, recreation spaces, landscaping and utilities or as otherwise
determined by the Current Planning Project Manager. The detailed phasing plan shall be
provided to and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
Compliant if
condition of
approval is
met
Density: The density range permitted in the COR zone is a minimum of 30 up to a
maximum of 50 dwelling units per net acre. The same area used for commercial and
office development can also be used to calculate residential density. Where commercial
and/or office areas are utilized in the calculation of density, the City may require
restrictive covenants to ensure the maximum density is not exceeded should the
property be subdivided or in another manner made available for separate lease or
conveyance. Density may be increased 30-percent above the maximum per RMC 4-9-
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 10 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
065, Density Bonus Review. Net density is calculated after the deduction of sensitive
areas, areas intended for public right-of-way, and private access easements.
Staff Comment: The calculated net area of the property is 338,214 square feet or 7.76
acres. The proposal would add 385 new multi-family units to the site and the resulting
density would be 49.6 dwellings per acre (385 units / 7.76 acres = 50 dwelling units per
acre rounded up to the nearest whole number). A sidewalk and slope easement
agreement would occur on the western portion of the property and is necessary to
construct and maintain a sidewalk and related improvement for the purpose of a
pathway available for public use for the I-405, Renton to Bellevue Widening and Express
Toll Lanes project currently under construction (Exhibit 36). WSDOT is expecting that the
slope easement being granted to the City and conveyed to WSDOT prior to design
approval and construction. Any subsequent right-of-way dedication, as determined by a
survey, or public street easement where right-of-way dedication is not feasible would be
required to be completed upon the expiration of the initial sidewalk and slope easement
agreement or prior to Temporary Certificate of Occupancy. Therefore, staff recommends
as a condition of approval, that prior to civil construction permit issuance, the applicant
would be required to submit a draft public street easement to the City for required half-
street street frontage improvements on Lake Washington Blvd N to ensure all street
frontage improvements (such as the roundabout, roadway, bike lane, curb, planter strip,
sidewalk, and utilities) can be repaired and accessed. For example, for the purpose of
constructing, reconstructing, installing, repairing, replacing, enlarging, operating and
maintaining a public street as defined by Renton Municipal Code section 4-6-060 Street
Standards, together with the right of i ngress and egress. A final public street easement
(or equivalent) shall be required to be submitted and approved prior to Temporary
Certificate of Occupancy of Phase 1.
The proposal would comply with the density range permitted in the COR zone if all
conditions of approval are complied with.
Compliant if
condition of
approval is
met
Setbacks: Front yard, secondary front yard, rear yard, and side yard setbacks in the COR
zone are determined through site plan review. The minimum freeway frontage setback
is 10 feet from the property line.
Staff Comment: A portion of the overall development would occur within the 200-foot
shoreline zone of May Creek. The proposed buildings would be setback a minimum of 100
feet from the Ordinary High Water Mark (OHWM) of May Creek. The closest buildings,
Building 2 and Building 3, would be setback approximately 113 feet and approximately
172’-9” from the Ordinary High Water Mark (OHWM) of May Creek, respectively.
Building 1 would not be located within 200 feet of May Creek’s shoreline. Building
setbacks vary from property line to property line. Buildings 1 and 2 are anticipated to
have a zero-foot (0’) to 50-foot (50’) building setback from the west property line along
Lake Washington Blvd N. Canopies that extend over the future right-of-way line would
require right-of-way permit(s).
Building 1 would maintain a minimum setback of roughly 22 feet from the north property
line and a minimum setback of roughly 1’-8” from the east property line. In order to
comply with the 10-foot minimum freeway frontage setback, the northeast corner of
Building 1 would require an increased building setback or an architectural chamfered
corner to the proposed building. Therefore, staff recommends as a condition of approval,
that the applicant demonstrate compliance with the minimum freeway frontage setback
or receive a setback variance approval to encroach into the required 10-foot freeway
setback located along the eastern property line. Building 2 would maintain a minimum
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 11 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
setback of roughly 51 feet from the south property line. Finally, Building 3 would preserve
a minimum setback of roughly 68 feet from the east property line and a minimum setback
of roughly 60 feet from the south property line.
The proposed building (Buildings 1-3) setbacks are appropriate for the site if all conditions
of approval are complied with.
✓
Building Standards: The maximum lot coverage requirements for buildings in the COR
zone is 65 percent of the total lot area or 75 percent is parking is provided within the
building or within a parking garage. The maximum building height permitted is 10 stories
and/or 125 feet.
Staff Comment: The proposed buildings would have a footprint of approximately 105,764
square feet on the 338,215 square foot site resulting in a building lot coverage of
approximately 31 percent (105,764 sf / 105,764 sf = 31 percent rounded down to the
nearest whole number). As currently proposed, the buildings would comply with the
maximum lot coverage requirements in the COR zone.
The proposed mixed use and multifamily buildings (Buildings 1-3) would be four (4)
stories and approximately 54 feet in height from the top of the roof to finished grade.
The subject property is not located within an Airport Influence Area or Safety
Compatibility Zone for the Renton Municipal Airport. The nearest airport height
restriction contour is 282 feet. The ground elevation of the site at the finished building
pads is approximately 100 feet. The result would be an airport height restriction of 182
feet. Based on the provided elevations, the proposed building heights would be under the
airport height restriction at a height of approximately 154’-8 1/8” (Exhibit 6).
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot on-site
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards are based on small,
medium, and large species trees at approximately 30’, 40’ and 50’ on center,
respectively.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one tree
per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space,
and 100 or more spaces shall provide 35 sf of landscaping per parking space. Any interior
parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 12 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall
include a mixture of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -family,
commercial, and industrial uses. At least one tree for every six (6) parking spaces
within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area
shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an interior
parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered with a
tree grate must be planted in ground cover plants, which may include grasses. Mulch
must be confined to areas underneath plants and is not a substitute for ground cover
plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot size,
provided such plants have well-developed roots and are not root bound or J-rooted;
alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in ground
cover plants, other than grass seed or sod, must be planted in triangular spacing. Ground
cover plants must be planted at a density that will cover the entire area within three (3)
years.
All shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container si ze at
planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2") in
depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time of
planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of at
least three inches (3") and is at least three feet (3') in radius around the tree.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: The applicant submitted Landscape Plans (Exhibit 4), a Tree Retention
Plan (Exhibit 11), and an Arborist Report (Exhibit 5) with the application submittal. The
existing onsite landscaping includes relatively small areas of shrub and groundcover
species, predominantly along the west and south property lines. A minimum 15-foot (15’)
wide landscape strip is included between the back of sidewalk and the proposed buildings
along Lake Washington Blvd N. Frontage improvements along project street frontage
would include landscape strips between the curb and sidewalk. See FOF 23, Street
Modification Analysis for more information.
Existing significant trees onsite include red alder, bigleaf maple, black cottonwood,
European birch, Douglas fir, and black pine with a range of 6 to 35 caliper inches (DBH).
The applicant is proposing to retain a minimum of six (6) significant trees (Arborist
Report) or up to eight (8) significant trees were proposed to be retained in the landscape
plans near the southeast corner of the property (one (1) bigleaf maple and five (5) to
seven (7) red alders). The conceptual landscape plan illustrates trees, shrubs and ground
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 13 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
cover that would be used to enhance the visual character of the buildings, street
frontages, interior roadways, and interior parking areas. The landscape plan includes 190
replacement trees to be planted throughout the site as part of the overall development
proposal (Exhibits 4 and 11). The proposed replacement trees include vine maple (47),
apollo sugar maple (6), serviceberry (26), palisade American hornbeam (10), maidenhair
tree (21), tulip tree (4), Persian ironwood (10), Douglas fir (16), Garry oak (6), cascara
(29), western red cedar (6), western hemlock (4), and Japanese zelkova (5). The proposed
new trees would serve as a visual buffer for the proposed development. In addition, all
offsite trees would be preserved and protect in place along the south property line within
the May Creek Trail parcel. The detailed landscaping plans would be reviewed and
approved by the Current Planning Project Manager prior to civil construction permit
issuance.
No irrigation was shown on the landscape plans. Underground sprinkler systems are
required to be installed and maintained for all landscaped areas. The sprinkler system
must provide full water coverage of the planted areas specified on the landscape plan.
As a result, staff recommends as a condition of approval, that the applicant be required
to provide a detailed irrigation plan with the civil construction permit application. The
detailed irrigation plan shall be provided to and approved by the Current Planning Project
Manager prior to building permit issuance.
The designed surface parking lots, amongst the three (3) phases, would provide a total
of 195 spaces. A minimum of 35 square feet of landscaping or 7,035 square feet of per
parking space would be required. The applicant is proposing approximately 1,200 square
feet more than the minimum required amount of landscaping for the proposed amount
of surface parking and the interior parking lot landscaped areas meet or exceed the
minimum dimension of 8 feet by 12 feet (8’ x 12’). The site plan includes surface parking
between the north (Lake Washington Blvd N) street right-of-way and the east (I-405)
limited access right-of-way and Building 1. Therefore, perimeter parking lot landscaping
would be required. The proposed perimeter parking lot landscaping is approximately 11
feet to 70 feet (11’-70’) wide and would comply with the minimum required 10-foot
landscape strip along all public street frontages.
Compliant if
conditions of
approval are
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require a minimum of thirty percent (30%) of all significant trees on site. Subject
properties shall comply with tree credit requirements at a minimum rate of thirty (30)
credits per net acre. Tree retention or a combination of tree retention and supplemental
tree planting (with new small, medium, or large tree species) shall be provided to meet
or exceed the minimum tree credits required for the site. The supplemental trees shall
be planted with a minimum size of two-inch (2") caliper, or evergreen trees with a
minimum size of six feet (6') tall.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant
trees on slopes greater than twenty percent (20%); significant trees adjacent to critical
areas and their associated buffers; significant trees over sixty feet (60') in height or
greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees
on abutting properties from strong winds, which could otherwise allow such sheltered
trees to be blown down if removed.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 14 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
Staff Comment: The 56 trees proposed for removal are either located along Lake
Washington Blvd N or at the southeast corner of the site. According to the Arborist
Report, six (6) trees are considered dangerous trees and are not viable for retention due
to significant visible problems or defects. Of the 56 trees to be removed, 38 trees are
viable on-site trees (six (6) dangerous and 18 within proposed public streets). The
applicant does not comply with the minimum tree retention requirements and is only
proposing to retain approximately 16 percent (16%) of the existing onsite significant
viable trees. Replacement may be authorized as an alternative to 30% retention . As a
result, the applicant is proposing to plant 190 new trees, at 1.5 caliper or greater or a
minimum of six feet (6’) in height, as shown in the Landscape Plans (Exhibit 4). However,
the proposed project design layout has the ability to allow the applicant to retain 30
percent (30%) of the significant trees. This could be achieved by retaining more trees at
the southeast corner of the property. Therefore, staff recommends as a condition of
approval that the applicant submit a revised tree retention and replacement plan that
demonstrates compliance with the minimum tree retention requirements of the code by
retaining a minimum of thirty percent (30%) of all significant trees on site. Alternatively,
the applicant may include a minimum of three (3) new supplemental replacement trees
with a minimum size of at least four-inch (4”) caliper in a revised landscape replacement
plan as adequate replacement value to the significant trees that could be retained at the
southeast corner of the property. A final detailed landscape plan would be required to be
submitted and approved prior to issuance of a civil construction permit.
The calculated net area of the property is 338,214 square feet which would result in
approximately 233 required tree credits. As currently proposed, the applicant would
reach a tree credit of approximately 191 with the combination of saved trees and
proposed small, medium, and large species trees. In order to comply with tree credit
requirements at a minimum rate of 30 credits per net acre the applicant would need to
preserve more trees, plant more new trees, swap out the proposed small new trees with
more medium or large species trees, or a combination of all of the above. Therefore, staff
recommends as a condition of approval that prior to issuance of a civil construction
permit the applicant submit a completed tree retention and credit worksheet that
demonstrates compliance or exceeds the minimum tree credit requirements of the code.
See Landscaping discussion in the section above for more information.
Compliant if
condition of
approval is
met
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid
fencing or a wall of a height at least as high as the equipment it screens, or a landscaped
visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing,
and walls shall be made of materials and/or colors compatible with building materials.
All operating equipment located on the roof of any building shall be enclosed so as to be
screened from public view.
Staff Comment: The applicant did not provide sufficient details of roof or surface
mounted equipment and/or screening identified for such equipment with the land use
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 15 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
application. For example, the applicant has identified mechanical equipment zone along
the west elevation of Building 1 that could not be adequately screened from public view
by a landscaping visual barrier alone. Therefore, staff recommends as a condition of
approval, that the applicant shall submit utility and landscape plans that include cross-
section details identifying the location and screening provided for all surface and roof top
utility/mechanical equipment and identify how they would be screened from public view.
The applicant shall work with franchise utilities to ensure, as practical, utility boxes are
located out of public right-of-way view, active common open spaces, and they shall not
displace required landscaping areas. In addition, no utility boxes shall be located at the
entrances of the site between the buildings and the public street. The special utility and
landscape plan set shall be provided to, and approved by, the Current Planning Project
Manager prior to civil construction permit and/or building permit approval.
Compliant if
condition of
approval is
met
Refuse and Recycling: In multi-family developments a minimum of one and one-half (1-
1/2) square feet per dwelling unit in multi-family residences shall be provided for
recyclables deposit areas, except where the development is participating in a City-
sponsored program in which individual recycling bins are used for curbside collection. A
minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit
areas. A total minimum area of eighty (80) square feet shall be provided for refuse and
recyclables deposit areas.
There shall be a minimum of one refuse and recyclables deposit area/collection point for
each project. There shall be at least one deposit area/collection point for every thirty
(30) dwelling units.
The required refuse and recyclables deposit areas shall be dispersed throughout the site
when a residential development comprises more than one building.
Refuse and recyclables deposit areas and collection points may be located in separate
buildings/structures or outdoors. Refuse and recyclables deposit areas may be located
within residential buildings, providing that they are in compliance with the Uniform Fire
Code, and that collection points are easily and safely accessible to hauling trucks.
Refuse and recyclables deposit areas and collection points shall be located no more than
two hundred feet (200') from a common entrance of a residential building, allowing for
easy access by residents and hauling trucks.
If refuse or recyclable containers are located within a building, then the space which
these facilities utilize as well as parking space for refuse/recyclable container-towing
vehicles must be clearly shown on plans submitted to the city. Additionally, an exterior
space must be provided to accommodate the container(s) on refuse/recyclable pick-up
days.
Refuse and recyclable containers, and associated refuse/recyclable container-towing
vehicles may not be stored in the minimum required parking spaces for a devel opment.
Staff Comment: Based on the total number of proposed units (385), a combined total of
1,732.5 square feet of refuse and recycle deposit area is required. Per the proposed floor
plans, five (5) trash rooms are located throughout the development for the collection of
refuse and recycling. Together the interior refuse and recycle areas totaling
approximately 1,621 square feet (Phase 1 – 694 sf, Phase 2 – 449 sf and Phase 3 – 478
sf). Garbage truck access for the collection of refuse and recycling areas appears to come
from the parking garage entries at the ground floor. Staff recommends, as a condition of
approval, that the applicant provide a detailed refuse and recycling collection plan. The
final detailed plan shall also be provided to the City’s contracted refuse and recycling
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 16 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
hauler (currently Republic Services) with any correspondence to and from the hauler
provided to the Current Planning Project Manager.
Compliant if
conditions of
approval are
met
Parking: Parking regulations require that a minimum of 1 parking space be proved per
attached dwelling unit. A maximum of 1.75 per dwelling unit is allowed. Parking
regulations for retail sales would require a minimum and maximum of 2.5 per 1,000
square feet of net floor area.
Standard surface parking stall dimensions are 9 feet by 20 feet, compact stall dimensions
are 8 ½ feet by 16 feet. Each parallel stall shall be twenty-three feet by nine feet (23' x
9') in size. Van accessible parking stall dimensions are 8 feet by 20 feet with a companion
access aisle of 8 feet wide. Typical accessible parking stall dimensions are 8 feet by 20
feet with a companion access aisle of 5 feet wide.
Compact parking spaces shall not to exceed fifty percent (50%) of structured parking and
thirty percent (30%) for all other uses.
A structured parking stall shall be a minimum of seven feet, six inches (7'6") in width. A
parking stall shall be a minimum of twelve feet (12') in length, measured along both sides
for stalls designed at less than forty-five degrees (45°). A stall shall be a minimum of
thirteen feet (13') in length, for stalls designed at forty -five degrees (45°) or greater.
The Department of Community and Economic Development may permit the parking stall
length to be reduced by two feet (2'), providing there is sufficient area to safely allow
the overhang of a vehicle and that the area of vehicle overhang does not intrude into
required landscaping areas.
Staff Comment: According to the Site Plan (Exhibit 2), the applicant is proposing a
combined project total of 375 vehicle parking spaces. Including 195 surface parking stalls
(49 with carports) and 180 ground level structure parking within the buildings , when all
three (3) phases of the development are completed. As proposed, Phase 1 would include
the construction of Building 2 with 129 residential units and 101 parking spaces, Phase 2
would include the construction of Building 1 with 105 residential units, approximately
1,500 square feet of retail space, and 124 parking spaces, and Phase 3 would include the
construction of Building 3 with 151 residential units and 150 parking spaces. Each phase
would be required to provide the minimum and maximum amount of required parking to
comply with code. Based on the current number of dwelling units and amount of
commercial retail space a minimum of 389 parking spaces would be required at full
buildout (Phase 1 – 105 stalls, Phase 2 – 132 stalls (including a minimum and maximum
of four (4) parking spaces for the approximately 1,500 square feet of retail sales use
(1,500 x 0.0025 = 3.75)), and Phase 3 – 151 stalls) and up to a maximum of 678 parking
spaces. As a result, the proposed 375 vehicle parking spaces would fall below the required
range of required parking spaces. Therefore, staff is recommending as a condition of
approval that the applicant demonstrate compliance with the minimum and maximum
onsite parking stall count for each phase of the development or request an administrative
parking modification to reduce the overall vehicle parking prior to civil construction
permit issuance.
Access and parking lot configuration would be designed for two -way circulation
throughout. The applicant is proposing a variety of parking stall types and sizes to fit the
site and comply with parking standards. The use of landscaping and hardscape is an
integral component to reducing the visual impacts of the 195 surface parking stalls on
the pedestrian environment. According to the site plan, the applicant is showing a
reduction to the standard parking stall width from 20 feet (20’) to 18 feet (18’) along the
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 17 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
primary access interior roadway (generally east/west in orientation) between Buildings
1 and 2. It is anticipated that a reduced parking stall length along the primary interior
access roadway would negatively impact a number of on-site activities, such as
deliveries/shipments and/or pedestrian use of pathways as vehicles would overhang into
the pedestrian walkways as some walkways are only eight feet (8’) in width. Therefore,
staff recommends as a condition of approval that the applicant demonstrate compliance
with the minimum standard and accessible parking space general requirements along
the primary access interior roadway that connects to N 43rd St. The final detailed site
plan shall be reviewed and approved by the Current Planning Project Manager prior to
civil construction permit approval.
✓
Access: Direct arterial access to individual structures shall occur only when alternative
access to local or collector streets or consolidated access with adjacent uses is not
feasible.
Staff Comment: The overall development has one (1) primary point of access from Lake
Washington Blvd N at N 43rd St. A second emergency vehicle access from Lake
Washington Blvd N is located at the southwest corner of the site, south of Building 2. See
also FOF 19, Design District Review: 2. Parking and Vehicular Access, subsection c.
Vehicular Access and 3. Pedestrian Environment for more information.
Compliant if
condition of
approval is
met
Bicycle Parking: Attached dwellings shall provide one-half (0.5) bicycle parking space per
one dwelling unit. Commercials uses shall provide bicycle parking spaces equal to ten
percent (10%) of the number of required off-street vehicle parking spaces.
Staff Comment: Per RMC 4-4-080.F.11.a bicycle parking spaces are required at provide
one-half (0.5) bicycle parking space per one dwelling unit. Commercials uses shall provide
bicycle parking spaces equal to ten percent (10%) of the number of required off-street
vehicle parking spaces. Acceptable examples include bike lockers, bike check-in systems,
in-building parking, and limited access fenced areas with weather protection. The
applicant is proposing multiple rooms for bicycle parking, including (3) bike lounge
amenity spaces, one (1) in-building parking area on the ground level of Building 2.
Together the bicycle rooms and lounges would have a combined area of approximately
2,493 square feet (789 sf + 1,059 sf + 645 sf). The site plan provides a potential layout of
the secure bicycle racks within each bicycle room or area. In total, the applicant would be
required to provide up to 195 bicycle parking spaces for the combined uses of Phases 1-3
(Phase 1 – 65 spaces, Phase 2 – 54 spaces, and Phase 3 – 76 spaces). Therefore, staff
recommends as a condition of approval, that the applicant provide bicycle parking for up
to 195 spaces (Phase 1 – 65 spaces, Phase 2 – 54 spaces, and Phase 3 – 76 spaces) and
indicate compliance with bicycle parking standards on the floor plans submitted with the
building permit application. Bicycle parking details shall be reviewed and approved by the
Current Planning Project Manager prior to building permit issuance.
✓
Pedestrian Access: Pedestrian access is determined through site plan review.
Staff Comment: Internal pedestrian connections to the public sidewalk network are
proposed to provide safe and efficient pedestrian access throughout the site and to
abutting sites, provided all conditions of approval are complied with.
✓
Upper Story Setbacks: Buildings or portions of buildings that exceed fifty feet (50') in
height shall include upper story setbacks as follows: The minimum setback for a fifth
story and succeeding stories shall be ten feet (10') minimum from the preceding story,
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 18 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
applicable to each story or an equivalent standard that adds interest and quality to the
building.
Staff Comment: The proposed buildings would be four (4) stories in height and would only
exceed fifty feet (50’) in overall height at the upper portion of the sloped roofs. Visual
interest can be viewed from all building facades. The covered decks on the fourth floor
would include awnings for weather protection. The applicant is proposing façade, roof
line, roof shape design changes, such as parapets and sloped roofs, to add interest and
quality design to the buildings. Should the applicant add a fifth floor to any of the
proposed buildings, the fifth story would be required to be setback a min imum of ten feet
(10’) from the preceding story. The revised building elevations and floor plans would be
reviewed and approved by the Current Planning Project Manager prior to building permit
issuance.
✓
Roofline and Façade Modulation: Buildings shall provide vertical and horizontal
modulation of roof lines and facades of not less than two feet (2') at a minimum interval
of forty feet (40') per building face, or an equivalent standard that adds interest and
quality to the building.
Staff Comment: Based on the building elevations and renderings (Exhibits 6 and 8), the
applicant is proposing vertical and horizontal modulation of roof lines for Buildings 1-3
by including a broken parapet roof line, elevation changes in roof height, and several
large court yards between portions of the building and throughout the development. The
buildings are designed around interior access roads and each building has a unique
building footprint or shape to provide visual interest. In addition, each phase includes
various uses or designed amenity spaces, such as commercial retail, bike lounges, two-
story leasing/lobby space, two-story club room, two-story covered outdoor amenity
space, fitness room, lobby/mail room, etc. to further provide vertical and horizontal
modulation and break up the massing of the three (3) buildings on-site.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Fences may be permitted in the High Intensity designations as follows:
a. Fences along a property line aligned roughly perpendicular to the shoreline
shall be located landward of the prescribed buffer and shall be no more than
four feet (4') high when separating two residential lots and no more than six
feet (6') high when separating a residential lot from public lands, including
right-of-ways. For nonconforming sites where maintained lawn, landscaping, or
active use area exists waterward of the prescribed buffer, fences perpendicular
to the shoreline may be located waterward of the prescribed buffer but shall
be no closer than fifteen feet (15') to the OHWM.
b. Fences aligned roughly parallel to the shoreline shall be located landward of
the prescribed buffer and shall be no more than four feet (4') high. For
nonconforming sites where maintained lawn, landscaping, or active use area
exists waterward of the prescribed buffer, fences parallel to the shoreline may
be located waterward of the prescribed buffer but shall be no closer than
fifteen feet (15') to the OHWM.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 19 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
c. The opaque portions of a fence (e.g., boards or slats) must not cover more than
sixty percent (60%) of the fence; at least forty percent (40%) of the fence must
be open. Chain link fences shall not permitted in buffers of rivers or streams;
where allowed, chain link fencing shall be vinyl coated.
d. No trees shall be removed in order to install the fence.
e. No fences may be erected in critical areas or their buffers except in
conformance with RMC 4-3-050.
f. All fences shall be located outside the flood hazard area.
Staff Comment: The project site plan or civil construction drawings do not denote any
existing or proposed retaining walls within the subject property. Most of the site includes
a chain link perimeter fence, including the site’s shared southern boundary with May
Creek Trail Park (Exhibit 34). The applicant is proposing a new metal fence along the
south side of the property and around the perimeter of the on-site dog park (Exhibit 2).
In addition, a metal fence is located along a portion of the street frontage improvements
along Lake Washington Blvd N. Staff recommends as a condition of approval, that the
applicant submit a detail fencing plan with the civil construction permit application that
provides material details, height, and location of the fencing within the site. The fencing
shall be consistent, high-quality, commensurate to the materials that are used
throughout the development, and consistent with the shoreline fencing requirements of
the code. The fencing material shall be wood, metal, ornamental, or comparable material
as approved by the Current Planning Project Manager. Chain link fencing shall not be
accepted. The final fencing details shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
19. Design District Review: The project site is located within Design District ‘C’. The following table contains
project elements intended to comply with the standards of the Design District ‘C’ Standards and guidelines,
as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
✓
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be considered
when siting structures.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 20 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
Staff Comment: The proposed development is nearly surrounded by various types of
roadways and the closest structure is over 200 feet to the west. It is not anticipated that
the proposed buildings would shade neighboring civic or private spaces (Exhibit 39).
Winter afternoon shading is anticipated along Lake Washington Blvd N project frontage
and along a small area of the I-405 southbound onramp. Shading is anticipated to
extend further into Lake Washington Blvd N right-of-way during the winter morning
hours during the Spring Equinox and Winter Solstice; however, during these months the
sun is often obscured by clouds.
See also FOF 20, Master Plan and Site Plan Review.
✓
Standard: Commercial mixed-use buildings shall contain pedestrian-oriented uses,
feature “pedestrian-oriented facades,” and have clear connections to the sidewalk.
Staff Comment: The residential and commercial buildings are architecturally designed
to have pedestrian-oriented façades. Building orientation generally faces Lake
Washington Blvd N or the interior roadways. The commercial areas contain glazing and
would have clear connections to the public street or internal roadway. Connections to
the public sidewalks are also provided from the residential entrances. Overall, the
commercial portions of the project are primarily oriented to the west and south
directions or the proposed new roundabout at the project’s entrance (Exhibits 2, 6, and
8). Upon the completion of all phases, each building wou ld include pedestrian-oriented
connections to each other and to the associated street frontage or internal roadways.
N/A
Standard: Office buildings shall have pedestrian-oriented facades. In limited
circumstances the Department may allow facades that do not feature a pedestrian
orientation; if so, substantial landscaping between the sidewalk and building shall be
provided. Such landscaping shall be at least ten feet (10') in width as measured from
the sidewalk.
Staff Comment: Not applicable, no office buildings are proposed as part of the
development.
Compliant if
condition of
approval is
met
Standard: Residential and mixed-use buildings containing street-level residential uses
and single-purpose residential buildings shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: As part of Buildings 2 and 3, the applicant is proposing a small number
of dwelling units on the first level within the project. Per the proposed Site Plan (Exhibit
2), the project would include five (5) residential units on Level 1 in Building 2 and nine
(9) residential units on Level 1 in Building 3 that are either oriented toward a public
street (Lake Washington Blvd N) or toward an interior access roadway. The Floor Plan
(Exhibit 7) is slightly different and needs updating with one fewer residential unit in
Building 3 on Level 1 oriented to an interior access road . The site plan includes a range
of proposed setbacks for the ground floor residential uses from the public street level
sidewalks or the internal drive aisle that functions as street (zero feet (0’) to
approximately 16 feet (16’)). The residential uses within Building 2 do not appear to be
raised above the street level (Lake Washington Blvd N) for enhanced residents’ privacy.
In addition, the nine (9) dwelling units within Building 3 are neither setback from the
interior sidewalk a minimum of ten feet (10') and feature substantial landscaping
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 21 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
between the sidewalk and the building nor are they raised above the street level for
residents’ privacy. Therefore, staff recommends as a condition of approval, that the
applicant submit revised building design plans that include added design features that
would ensure enhanced privacy for residents along the ground floor for units that are
not abutting a courtyard. The revised architecture schematic design plans shall be
submitted to, and approved by, the Current Planning Project Manager prior to
construction permit approval.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Compliant if
condition of
approval is
met
Standard: A primary entrance of each building shall be located on the façade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The primary entrances to Buildings 1-3 would be located along the
interior roadways. The buildings’ main entrances include storefront glazing,
leasing/lobby, retail space that would be recognizable and visible from Lake
Washington Blvd N. Prominent architectural and site plan design features would direct
guests to the main entrances. The structures are connected to the public street by an
internal road, pedestrian pathways, pedestrian coverings, and/or raised walkways. The
widths of the interior pathways vary in width based on the intended number of users
(four feet (4’) to approximately 16-8”). The provided plans do not include much detail
on urban amenities such as surface materials or seating materials within the courtyards
or pedestrian gathering places. Details and amenities are needed to ensure the proposal
establishes a quality pedestrian experience in the courtyards, along the internal street,
and at building entrances. Therefore, staff recommends as a condition of approval, the
applicant submit a detailed entrance plan that includes specifications for pedestrian
amenities that add to the pedestrian experience and the human scale intended for the
development. A revised detailed entrance plan shall be submitted to, and approved by,
the Current Planning Project Manager prior to construction permit approval.
✓
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a façade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: The building entries from the interior roads include distinguishing entry
features, such as glazing, roof overhangs, and weather protection for both the
residential entrances and the commercial entrances (Exhibits 6-8).
✓
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 22 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
Staff Comment: See comments above.
✓
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: The main building entries are located along the interior access roadway
and/or Lake Washington Blvd N and they are designed to connect to the main entry at
the roundabout. For example, the main corner entry into the site on the north side of
Building 2 provides leasing and amenities to engage the pedestrian and activate the
sidewalk. All other building entrances are subordinate to the ma in building entrances.
All other building entries from the below the structured parking of each building are
subordinate to those related to the main access roadway within the development.
✓
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: See discussion above.
✓
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Each phase would direct views to the exterior building entries and
would include a continuous network of pedestrian paths and open spaces that
incorporate landscaping.
Compliant if
condition of
approval is
met
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: As shown on the conceptual landscaping plan, architectural elevations,
and floor plan (Exhibits 4, 6, and 7), not all ground floor residential units showing direct
access to the exterior are directly accessible from the street nor do they all include
entries from front yards to provide transition space from the street or entries from an
open space such as a courtyard or garden that is accessible from the street. Therefore,
staff recommends as a condition of approval, that where applicable the applicant shall
make all ground floor building entrances to individual units convenient to access and
include a minimum five-foot (5’) wide transition space from the street or sidewalk to
the unit entry. The revised plans shall be submitted to, and approved by, the Current
Planning Project Manager prior to permit issuance.
In addition, see FOF 19, Design District Review: Building Location and Orientation.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
N/A Standard: For properties along North 6th Street and Logan Avenue North (between
North 4th Street and North 6th Street), applicants shall demonstrate how their project
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 23 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
provides an appropriate transition to the long-established, existing residential
neighborhood south of North 6th Street known as the North Renton Neighborhood.
N/A
Standard: For properties located south of North 8th Street, east of Garden Avenue
North, applicants must demonstrate how their project appropriately provides
transitions to existing industrial uses.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service ar eas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
✓
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: Service elements, such as loading and refuse and recycling areas are
incorporated into the building itself and access to the building is accessible to service
vehicles via garage entrances, if all conditions of approval are complied with. In addition
to building acting to minimize these impacts, the development proposal includes
elements of landscape screening at the access points to further reduce visibility of
service areas.
✓
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: Not applicable. See comments above.
✓
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: Not applicable. See comments above.
✓
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: The service area entrances are from the internal road and would not be
adjacent to a street, pathway, or pedestrian-oriented space. The entrances to the
structured garages are screened with landscaping, as shown on the Landscape Plans
(Exhibit 4).
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 24 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
Guidelines: Development that occurs at gateways should be distinguished with features that visually
indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in
the City. Examples of these types of features include monuments, public art, and public plazas.
✓
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: The site is located at a north gateway or entrance into Renton City
Limits. The site entrance visually prominent features, such as a roundabout, building
articulation, raised and extended roofs, sleek forms, grade changes, material changes,
open spaces, balconies at the upper floor units with canopies, floor to ceiling glass, and
landscaping.
✓
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: See comments above.
Compliant if
condition of
approval is
met
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
Staff Comment: At the northern portion of the site, the development abuts a portion of
WSDOT’s limited access right-of-way and Lake Washington Blvd N where the roadway
is proposed to be lowered by approximately five feet (5’) to eight feet (8’) compared to
the current overpass condition. By lowering of the roadway, the grade difference along
the north end of the property would become less pronounce and would make the overall
site more prominent to pedestrians and vehicles. The applicant is proposing the
following visual prominent features:
• Special paving material throughout;
• Open space/open plaza space;
• Five (5) interior courtyards and a dog park;
• Distinct landmark building form and gateway entry identification at the
roundabout through its building form, scale, materials, and heavy landscaping;
and
• Prominent architectural features (i.e. recessed building entries, balconies,
canopies, awnings, etc.).
However, many of the proposed features are typical architectural features for
multifamily buildings and the interior courtyards are not necessarily visually prominent
from the street. Therefore, to further distinguish the site as a gateway to the city, staff
recommends as a condition of approval, that the applicant incorporate one (1)
additional visual prominent feature that is compatible with the development and
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 25 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
project location in form and scale, such as public art. The revised plans shall be
submitted to, and approved by, the Current Planning Project Manager prior to permit
issuance.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
✓
Standard: Parking shall be at the side and/or rear of a building and may not occur
between the building and the street. However, if due to the constraints of the site,
parking cannot be provided at the side or rear of the building, the Administrator may
allow parking to occur between the building and the street. If parking is allowed to
occur between the building and the street, no more than sixty feet (60') of the street
frontage measured parallel to the curb shall be occupied by off-street parking and
vehicular access.
Staff Comment: Due to the constraints of the site, a limited amount of surface parking
is proposed between the street (I-405 limited access ROW) and the north and east sides
of Building 1 (Phase 2) and on the east side of Building 3 (Phase 3). This small amount
of surface parking would be located below the grade of the adjacent roadways and
would be screened by an eight-foot (8’) high prefabricated carport structure, building
overhangs, and/or landscape screening.
✓
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: The surface stalls proposed with the development of the property would
be obscured from view by right-of-way frontage improvements, existing and proposed
landscaping, and structures.
✓
Standard: Surface parking lots shall be designed to facilitate future structured parking
and/or other infill development. For example, provision of a parking lot with a
minimum dimension on one side of two hundred feet (200') and one thousand five
hundred feet (1,500') maximum perimeter area. Exception: If there are size constraints
inherent in the original parcel.
Staff Comment: The majority of the parking is planned to be fully screened from public
view as part of the phased development project. Surface parking, including up to 49
carport spaces, is planned throughout the interior roadways within the development.
No further infill development is planned once all three (3) phases are complete.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 26 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
Compliant if
condition of
approval is
met
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: As shown on the Site Plan (Exhibit 2), an estimated 180 ground level
structure parking stalls are proposed to be located within the buildings. Excluding the
water heaters mechanical equipment zone, located within or at the southwest corner
of the parking structure of Building 2, the building parking structures would be limited
to twenty five percent (25%) or less of the building’s frontage width along the street
frontage of Lake Washington Blvd N (Exhibit 6). The applicant is proposing to add
enhanced cladding to the exterior of the parking structure of Building 1 to visually
integrate the parking garage with the other proposed uses (commercial retail, dwelling
units, and bicycle lounge amenity space) facing the public street. Similar cladding should
be added to the corner of the parking garage of Building 2, which is visible to the Lake
Washington Blvd N, to provide continuity of design between the buildings and to further
reduce the overall impact of parking garages facing Lake Washington Blvd N. Therefore,
staff is recommending as a condition of approval that the applicant add enhanced
urban cladding materials to the southwest corner of the parking structure façade of
Building 2. The detailed design elevations shall be provided to and approved by the
Current Planning Project Manager prior to building permit issuance.
✓
Standard: The entire façade must feature a pedestrian-oriented façade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: The parking structures include pedestrian-oriented facades and/or
would include additional building cladding and landscape screening. Residential and
commercial orientation is provided toward the public street or interior roadways with
significant glazing and weather protection over the entrances. Ground floor units are
screened with a minimum of ten feet (10’) of landscaping along Lake Washington Blvd
N (Exhibit 4).
✓
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: As shown on the building elevations and design renderings (Exhibits 6
and 8), a consistent menu of façade treatments is included along the public facing
facades that are indicative of the commercial and residential uses of the buildings.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 27 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
✓
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: As shown on the Architecture Schematic Design Plans (Exhibit 7), the
parking garage entries are located away from Lake Washington Blvd N. The garage
entrances are accessible to the residences and other users and meet the overall intent
and guidelines.
✓
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: See earlier discussion regarding parking garage cladding.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard.
Staff Comment: Setbacks are determined through site plan review. No direct reduced
setbacks of the parking structure are proposed.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
✓
Standard: Parking garages shall be accessed at the rear of buildings.
Staff Comment: The site plan is designed to provide access to the parking garages from
the interior streets located within the site (Exhibit 2). Each additional curb cut interrupts
the sidewalk minimizing consolidated safe pedestrian walkways. Based on the site
constraints (i.e. bordered on one south side by May Creek Trail Park), curb cuts can be
expected along the interior roadways. In addition, the curb cuts have been reduced to
the minimum necessary to improve uninterrupted pedestrian mobility along the interior
roadways and would meet the intent and guidelines of the code.
✓
Standard: Parking lot entrances, driveways, and other vehicular access points shall be
restricted to one entrance and exit lane per five hundred (500) linear feet as measured
horizontally along the street.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 28 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
Staff Comment: Based on the provided site plan, access to the development is limited
to one vehicular access point from the internal roadways.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Compliant if
condition of
approval is
met
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The provided Site Plan (Exhibit 2) includes a number of pedestrian
connections from the public sidewalk along the street frontage to the interior
pedestrian pathways located throughout the development. The pathways are designed
to allow for clear sight lines and connect users to May Creek Trail, on-site courtyards,
parking areas, and the public sidewalk. The formal pathways connect to Lake
Washington Blvd N at the site’s entrance and together the combination of surfaces,
pathways, and walkways create a clear pedestrian circulation system within the
development. However, no clear pedestrian sidewalk connections are shown in the site
plan from the raised concrete pedestrian sidewalk at the southwest part of the property,
south of Building 2, across or past the existing detention area to Lake Washington Blvd
N. The proposed connections available to Lake Washington Blvd N, from the southwest
corner of Building 2, include the following: utilization of the parking lot and fire
emergency access roadway; use of May Creek Trail; re-entering the building and
existing through the bike lounge area; or walking around the building to reach the
roundabout located on the north side of the building. Therefore, staff recommends as a
condition of approval that the applicant provide a more direct accessible pedestrian
connection from Lake Washington Blvd N to the proposed concrete sidewalk that
terminates at the southwest corner of Building 2. A detailed site plan shall be submitted
to, and approved by, the Current Planning Project Manager prior to civil construction
permit issuance.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 29 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
✓
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: As shown on the Site Plan (Exhibit 2), the pedestrian sidewalks and
pathways are differentiated by material or texture. Along the parking spaces, the
sidewalks include a raised curb and gutter. In addition, the applicant is proposing seven
(7) perpendicular at grade pedestrian crossings or raised walkways between the
buildings at no greater than one hundred fifty feet (150') apart.
Compliant if
condition of
approval is
met
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the façade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8-foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
Staff Comment: Along the building facades, sidewalks and pathways range in width
from a pathway of four feet (4’) to a multi-purpose area of approximately 16’-6”.
Sidewalks and pathways along the facades of the retail building (less than 100 feet in
width) range in width from approximately 11’-8” to approximately 19’-2”. The walkway
in front of the commercial retail use includes a minimum ten-foot (10’) unobstructed
walking surface (not including the canopy structure/columns). It is anticipated that the
sidewalks in front of the neighborhood-serving commercial retail use would have the
highest number of users within the development. In addition, all interior sidewalk
widths are required to be a minimum of five feet (5’) in width to increase pedestrian
safety. Therefore, staff recommends as a condition of approval, that the applicant
provide sidewalks with a width of at least ten feet (10’) of unobstructed walking surface
along the commercial retail façades of Building 1. In addition, the applicant shall
increase the width of the interior sidewalk located along the south facing façade of
Building 2 to a minimum of five feet (5’) to be of sufficient width to accommodate the
anticipated numbers of users. A detailed site plan shall be submitted to, and approved
by, the Current Planning Project Manager prior to construction permit approval. The
other remaining interior pathways and sidewalk widths have been sized appropriately
based on the intended number of users.
N/A Standard: Mid-block connections between buildings shall be provided.
✓
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Analysis of the effectiveness of permeable pavement would occur
during civil construction permit review.
b. Pedestrian Amenities:
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 30 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of
activities, at all times of the year, and under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
✓
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: As shown on the Landscape Plans (Exhibit 4), building entrances include
landscaping to unify the building and the street environments. Each building façade
includes landscaping along the street frontage and architectural elements to create
attractive spaces to unify the building and street environments to meet the intent of the
standard.
Compliant if
condition of
approval is
met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: The Site Plan (Exhibit 2) and Landscape Plans (Exhibit 4) identified a
park for dogs and five (5) courtyard areas for social gathering with a covered barbeque
area, outdoor group seating with benches, tables and chairs, flexible open space/plaza,
children play elements, play surfacing, synthetic turf, focal point elements. No specific
details or quantities were provided for outdoor site furniture and amenities. Therefore,
staff recommends as a condition of approval, that the applicant submit detail sheets
and quantities of all fixed outdoor site furniture and amenities, including, but not limited
to, benches, group seating, refuse and recycling, pet relief areas/disposal, and outdoor
recreation equipment. The detail sheets and quantities shall be integrated in the
detailed landscape plan submitted with the civil construction permit to be revie wed and
approved by the Current Planning Project Manager.
Compliant if
condition of
approval is
met
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of 4.5 feet wide along at least seventy 75 percent of the length of the building façade
facing the street, a maximum height of 15 feet above the ground elevation, and no
lower than 8 feet above ground level.
Staff Comment: The building elevations and design plans (Exhibits 6 and 7) identify
weather protection along portions of the buildings facing the public and interior roads.
The weather protection is no lower than eight (8) feet and no higher than fifteen feet
(15’) except at the prominent entrances at the northwest corner of Building 2 to
accommodate the scale of the larger storefront windows. The primary purpose for the
building overhangs and canopies is unique architectural features, identifiers, and to a
lesser extent weather protection at building entrances. Not all of the proposed
pedestrian overhead awnings extend a minimum of four and one-half feet (4 ½’) from
the face of each building nor encompasses seventy five percent (75%) of the length of
the façades. Therefore, staff recommends as a condition of approval, that the applicant
submit verification that weather protection is at least four and one-half feet (4 ½’) from
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 31 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
the building and along five percent (75%) of the non -residential façades facing the
public street and interior streets and/or provide a written narrative of how the proposed
weather protection meets the intent and guidelines of the Pedestrian Environment
section of the Urban Design Regulations with the building permit application. The
graphic verification and/or written narrative shall be reviewed and approved by the
Current Planning Project Manager prior to building permit is suance.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
✓
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away
from hazardous areas such as garbage dumpsters, drainage facilities, and
parking areas.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 32 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas
or passive use areas containing landscaping and fencing sufficient to create
a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: The proposed 385 dwelling units in Phases 1-3 would result in a
combined minimum common open/recreation space area of over the required 19,250
square feet. As shown on the submitted plans, the applicant is proposing open space in
the form of courtyards (approximately 35,300 square feet), pedestrian corridors,
covered outdoor amenity space (approximately 1,585 square feet) in Phase 1, retention
of an existing detention area (approximately 5,795 square feet) in Phase 1, and a dog
park (approximately 1,125 square feet) in Phase 3. The Site Plan and Design Plans
(Exhibits 2 and 7) provide an approximately 5,842 square feet of combined interior
recreation facilities in the form of fitness club rooms and lounges in Phases 1 and 2.
While each individual phase may not reach the standard, collectively the identified
common opens space and/or recreation areas are provided in an amount that is
adequate to be functional and usable to meet the guidelines of the code.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 33 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Phases 1, 2, and 3 would not exceed 30,000 square feet of
nonresidential uses and therefore would not be subject to pedestrian oriented space
standards.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 34 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Paci fic Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
✓
Standard: All building facades shall include measures to reduce the apparent scale of
the building and add visual interest. Examples include modulation, articulation, defined
entrances, and display windows.
Staff Comment: As shown on the schematic design elevations, design plans, and design
renderings (Exhibits 6-8), Buildings 1-3 contain numerous modulations and articulation
at intervals of no more than 197 feet (ground floor of Building 3 – South Elevation);
however, most building façades include modulation and articulation from unit to unit
and each building has been designed around courtyards and the unique shape of the lot
which further aids in breaking up long walls, adds visual interest, and enhances the
character of the neighborhood. The combination of the building’s windows, balconies,
awnings, and material/color contrast aid in reducing the bulk of the structures and add
visual interest. Massing reduction is further pronounced by the topography at the north
end of the lot.
Compliant if
conditions of
approval are
met
Standard: All buildings shall be articulated with one or more of the following:
a. Defined entry features;
b. Bay windows and/or balconies;
c. Roof line features; or
d. Other features as approved by the Administrator.
Staff Comment: The proposed development includes elements of defined entry features,
balconies, changes to and roof line with pitched, parapet, or flat roofs to add to the
overall detail of the buildings to ensure that buildings are not bland. In addition, see
FOF 19, Design District Review: Building Entries for comments and recommended
condition of approval above. Compliance to be further determined under Master Plan
and Site Plan Review, FOF 20.
✓
Standard: Single purpose residential buildings shall feature building modulation as
follows:
a. The maximum width (as measured horizontally along the building’s exterior)
without building modulation shall be forty feet (40').
b. The minimum width of modulation shall be fifteen feet (15').
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 35 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
c. The minimum depth of modulation shall be greater than six feet (6').
Staff Comment: Together the mixed use project includes commercial retail, attached
residential, and accessory uses. Modulation widths and depths vary from elevation to
elevation to create a sense of scale relative to the location of the building and the floor
plate. The proposed building modulations meet the overall intent and guidelines.
✓
Standard: All buildings greater than one hundred sixty feet (160') in length shall provide
a variety of modulations and articulations to reduce the apparent bulk and scale of the
façade; or provide an additional special design feature such as a clock tower, courtyard,
fountain, or public gathering area.
Staff Comment: Buildings 1-3 are each greater than 160 feet in length. As mentioned
above, the buildings would contain varied building shapes and exterior cladding
materials, multiple roof profiles, changes in plane along Lake Washington Blvd N
(Building 2), substantial landscaping, and modulations to break up the perceived
massing. In addition, each building contains a distinct ground floor with the following
building materials: glazing and storefront system, clear entrances, awnings, steel
canopy, roof overhangs, siding material changes, cementitious lap siding, cementitious
panel board, brick veneer, vinyl windows, security mesh system, balconies with steel
railings, and color transitions. Compliance to be further determined under Master Plan
and Site Plan Review, FOF 20.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a façade overhang, trellis, large entry doors, and/or ornamental lighting.
Detail features should also be used, to include things such as decorative entry paving, street furniture
(benches, etc.), and/or public art.
✓
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: Architecture schematic exterior elevations of Phases 1, 2 and 3 were
provided with the land use application (Exhibit 6). Building designs include contrasting
building material, paint color, building shadow lines, and other architectural detailing
for design. The building materials are proposed to be high quality, provide visual
interest, and reinforces the intended pedestrian environment at the ground level.
As shown on the Landscape Plans (Exhibit 4) and the Lighting Schematic Design Plans
(Exhibit 10), vegetation and site lighting, such as wall-mounted, fixture, recessed, step,
roadway, parking, and pathways would be provided throughout the development.
Compliant if
conditions of
approval are
met
Standard: On any façade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The west facing façades would be visible to the public from Lake
Washington Blvd N. The applicant is proposing storefront windows along the
commercial retail, leasing/lobby area, and bicycle lounge amenity rooms in Buildings 1
and 2. A portion of Building 1’s structured garage would sit b elow street level and the
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 36 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
remainder of the building contains large amounts of glazing (over 50%) for visibility
(Exhibits 6 and 8). The ground floor façade of Building 2 includes approximately 42%
transparent windows, doors, and storefront system between 4 feet and 8 feet above
ground. About one-third of the façade is a structured parking garage and is proposed
to be located behind the existing detention area . Portions of this structured parking
façade would be screened with vegetation and architecturally enhanced with a parking
security mesh system. In order to provide a more visually interesting building and ensure
that buildings meet the intent and guidelines of ground-level details using material
variation, staff is recommending that the ground-level portion of Building 2 (at the
building corner) include urban cladding materials to the exterior of the parking structure
visible to Lake Washington Blvd N. In addition, see FOF 19, Design District Review:
Structured Parking Garages for comments and recommended condition of approval.
✓
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: As shown on the building elevations and design renderings (Exhibits 6
and 8) vinyl windows are proposed on upper floors a storefront system is proposed for
non-residential spaces. Landscape screening would be provided for lower-level
residential units along Lake Washington Blvd N.
✓
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Staff Comment: Applicant is proposing a storefront system for non-residential spaces.
No permanent display windows are proposed for frequent change of merchandise in the
commercial retail space.
✓
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: The proposed buildings include principally clear glazing in window and
storefront windows.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No heavy tinted or dark glass, highly reflective glass or film are
proposed in the storefront glazing.
Further
Compliance to
be
demonstrated
under Master
Plan and Site
Plan Review
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: As shown on the Architecture Schematic Design Elevations (Exhibits 6
and 7), building walls include a combination of architectural detailing, windows, doors,
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 37 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
and modulation. Compliance to be further determined under Master Plan and Site Plan
Review, FOF 20.
Further
Compliance to
be
demonstrated
under Master
Plan and Site
Plan Review
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: See comment above. Compliance to be determined under Master Plan
and Site Plan Review, FOF 20.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
✓
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The proposed development includes varied building heights amongst
the proposed buildings, including extended parapets, sloped roofs with composition
shingle roofing system. Based on the submitted elevations, the roof profile contains flat
and pitched roof lines to create variety and interesting design elements to s trengthen
the building design.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 38 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
✓
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: The façade siding materials are proposed to be durable, high quality,
and similar on all sides of the buildings (Exhibits 6 and 8). The materials identified
include using glass storefront windows, cementitious lap siding, cementitious panel
board, brick veneer, cementitious panel board, steel balcony system, exposed concrete,
and steel canopy system. The proposed material changes create visual interest and
appeal to the aesthetic design of the buildings and provide a consistent texture and
pattern.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: See comment above.
Compliant if
condition of
approval is
met
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: With the exception of the parking security mech system, the materials
are of durable, high quality materials consistent with more traditional urban
development. In order to meet the high quality building material standard, staff
recommends, as a condition of approval, that the applicant provide a durable high
quality parking security screen or similar that is consistent with more traditional urban
development when located on the façade facing a public street. Revised architectural
elevations and a materials board shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit approval.
Compliant if
condition of
approval is
met
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: See earlier building material and cladding comments. In addition, in
order to further meet the requirement for enhanced building material standards, s taff
recommends, as a condition of approval, that the applicant provide texturing, reveals,
or similar to the exposed concrete walls on the ground floor. Revised architectural
elevations and a materials board shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit approval.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
5. SIGNAGE:
Intent: To provide a means of identifying and advertising businesses; provide directional assistance;
encourage signs that are both clear and of appropriate scale for the project; encourage quality signage
that contributes to the character of the Urban Center and the Center Village; and create color and
interest.
Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign.
Blade type signs, proportional to the building facade on which they are mounted, are encouraged on
pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 39 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface
materials and lighting techniques are encouraged.
Compliant if
condition of
approval is
met
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: A signage package was not included with the application materials. The
signage of the overall development should be coordinated with the building design and
should consider both the residential development and the commercial business that are
proposed to be located amongst the three (3) phases. To ensure that all uses receive
equal signage opportunities, staff recommends as a condition of approval, that the
applicant submit an overall sign design package for review and approval by the Current
Planning Project Manager prior to the approval of any sign permit for the project. As
indicated by the Site Plan (Exhibit 2), the project would comply with all city sign
requirements.
Full
compliance
determined
with future
sign permit
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See comments above.
Full
compliance
determined
with future
sign permit
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: See signage comment above.
Full
compliance
determined
with future
sign permit
Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade, including
support structure.
Staff Comment: See signage comment above.
Full
compliance
determined
with future
sign permit
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: See signage comment above.
Full
compliance
determined
with future
sign permit
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: See signage comment above.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 40 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: Lighting Schematic Design Plans (Exhibit 10) were included with the
application materials. According to the applicant, lighting would be provided to ensure
safety and security and meet standard codes and requirements. The lighting of the
overall development is anticipated to be consistent with the building design and should
consider the critical areas, pedestrian pathways, and vehicular movement throughout
the site. Therefore, staff recommends as a condition of approval, that the applicant
submit a final lighting plan with the building permit application s that includes detail
sheets of all light fixtures and their supports. Fixtures and supports shall be pedestrian
scaled and consistent with the design of the site and provide adequate footcandle
illumination in pedestrian areas. The detailed lighting plan shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
Compliant if
condition of
approval is
met
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: See discussion above.
Compliant if
condition of
approval is
met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See initial lighting discussion above.
20. Master Plan and Site Plan Review: Master plan review is required for all development within the COR
Zones unless specifically exempted in RMC 4-9-200C. This application does not meet any of the specific
exemption and therefore is subject to master plan review. The purpose of the master plan process is to
evaluate projects at a broad level and provide guidance for development projects with multiple buildings
on a single large site. The master plan process allows for analysis of overall project concepts and phasin g
as well as review of how the major project elements work together to implement City goals and policies.
Master plan review allows for consideration and mitigation of cumulative impacts from large -scale
development and allows for coordination with City capital improvement planning. Master plan review
should occur at an early stage in the development of a project, when the scale, intensity and layout of a
project are known. For Master Plan applications compliance with the review criteria for Site Plans are
analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan.
Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4 -9-
200.E.3 the following table contains project elements intended to comply with level of detail needed for a
Master Site Plan and site specific Site Plan review request for Phases 1-3:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 17, Comprehensive Plan Analysis.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 41 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency .
Staff Comment: See discussion under FOF 19, Design District Review.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
conditions of
approval are
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The proposed project would be constructed over three (3) phases. The
site plan includes the higher intensity use (commercial retail) at the project entrance
along the public street (Lake Washington Blvd N). The less intensive uses (residential
multi-family and associated uses) are proposed throughout the remainder of the lot. If
all conditions of approval are complied with, the project would include cohesive
transitions between phases with large courtyards, interior roadways, pedestrian
pathways, unique building shapes, and changes to the rooflines to break up the
building massing. These transitions across the development would provide a
development pattern that avoids over scaling and overconcentration of the
development in any particular portion of the site. In addition, see FOF 19, Design
District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The project’s internal public street alignment allows for safe
transitions and linkages between uses, streets, walkways and adjacent properties.
Pedestrian walkways, internal to the development, would link guests to the public
sidewalk system. Staff recommends, as a condition of approval, that the surf ace
material for all pedestrian walking surfaces be either concrete, unit pavers, raised
boardwalk, or similar material as approved by the Current Planning Project Manager.
In addition, see FOF 19, Design District Review: Pedestrian Environment.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: Garbage enclosures would be located within the parking structures of
the multi-family residential buildings. See also FOF 18: Zoning Compliance and
Consistency: Refuse and Recyclables. See also FOF 18, Zoning Development Standard:
Screening.
The site plan identifies separate loading and unloading areas within each building. The
loading area for each building appear to be of sufficient size and proper location to
support the proposed activities and uses.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 42 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: Upper stories of the mixed-use buildings would provide views to Lake
Washington. It is not anticipated the new buildings would result in substantially
obscuring existing views of attractive natural features.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and general ly
enhance the appearance of the project.
Staff Comment: As shown on the Landscape Plans (Exhibit 4), landscaping is provided
along the site’s perimeter and/or frontage with the exception of pedestrian areas.
According to the applicant, the roundabout main entry access to the site would be
heavily landscaped with a public plaza space and a prominent feature to engage the
site (Exhibit 52). This is intended to be a gateway entrance, connecting the site to the
rest of the neighborhood with distinctive use of materials, an accentuated corner
development and deeply set back building to provide visibility and clear connection.
Overall, the proposed landscape plans would provide adequate transitions between the
development and the surrounding properties to reduce noise and glare, maintain
privacy, and would generally enhance the appearance of the project. Additional analysis
regarding landscaping can be found under FOF 18: Zoning Development Standard:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was provided with the application (Exhibit 10). Staff is
recommending that the applicant submit a final lighting plan with the building permit
applications. See Lighting discussion under FOF 19, Design Review: Lighting.
Compliant if
SEPA
Mitigation
Measures are
Implemented
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: Existing noise within the vicinity of the subject site is primarily
composed of vehicles on adjacent streets (Lake Washington Blvd N, I-405, and
Seahawks Way). Temporary construction noise is anticipated as a result of the subject
project. At this time, the applicant has indicated that construction work would occur
during construction hours. If extended construction hours are necessary, between the
hours of 10:00 p.m. and 7:00 a.m., the applicant would apply for a noise variance.
The site layout arranges the buildings for internal privacy and noise reduction at the
center of the lot. Once completed, the mixed-use project would provide adequate
privacy and noise reductions for outdoor use.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: The proposed apartment building design includes four-story buildings
at approximately 54 feet in height from the top of the roof to finished grade. The
apartment buildings would be some of the tallest structures in the area; however, the
proposed building heights would comply with the airport overlay, Part 77 horizontal
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 43 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
surface height restrictions and would fall within the allowed 10 story height of the COR
zone. The proposed apartment buildings are sized appropriately for the area along I-
405 corridor.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The majority of the existing parcel is generally void of any meaningful
vegetation with the exception of areas along the right-of-way and shoreline buffer. The
shoreline vegetation conservation buffer, located at the site’s southwest corner,
includes little to no vegetation and is covered with impermeable surfaces. In an effort
to provide a functional lift to the existing shoreline buffer, the SEPA Lead Agency issued
a threshold determination with eight (8) mitigation measures (Exhibit 53). For example,
SEPA mitigation measure #6 would reduce the pavement width for a portion of the
emergency vehicle access road and allow restoration planting onsite within the
shoreline buffer. In addition, the applicant proposing to protect the natural landscape
by retaining significant trees along the shoreline buffer. As a result, staff is
recommending compliance with the mitigation measures issued as part of the
Determination of Non-Significance Mitigated, dated September 26, 2022.
The applicant submitted a Geotechnical Engineering Design Study, prepared by Hart
Crowser, a division of Haley & Aldrich, dated May 20, 2021 (Exhibit 13) with the master
site plan application. The observed near-surface soil conditions within the central
portion of the site (proposed residential building area) were generally composed of 1 to
2 feet of historical fill over about 15 feet of interlayered, soft to medium stiff silt and
loose to medium dense sand/silty sand with variable amounts of gravel and trace
organics. These soft/loose upper soils appear to extend slightly deeper into the northern
portion of the site (20 to 25 feet below ground surface (bgs)). Below these soft/loose to
medium stiff/medium dense upper soils, historical borings encountered dense to very
dense, interlayered sand, silty sand with gravel, and silty/sandy gravel with cobbles.
These dense underlying soils are interpreted as glacially overconsolidated and
considered suitable for support of deep foundations. The applicant anticipates
approximately 2,880 cubic yards of excavation and approximately 4,335 cubic yards of
fill to support the construction of the proposed development.
In addition, the Environmental Review Committee issued mitigation measures that the
project construction complies with the recommendations found in the submitted
Geotechnical Engineering Design Study, prepared by Hart Crowser, a division of Hal ey
& Aldrich, dated May 20, 2021 and any future addenda. Second, the applicant’s
geotechnical engineer reviews the project’s construction and building permit plans to
verify compliance with the geotechnical report(s) and that the geotechnical engineer
shall submit a sealed letter stating that he/she has reviewed the construction and
building permit plans and in their opinion the plans and specifications meet the intent
of the report(s).
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 44 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030.
Staff Comment: The redevelopment of the former Pan Abode site would provide all code
required parking for the phased mixed-use development via surface parking and
structured parking if all conditions of approval are met. The proposed project includes
retention of the existing stormwater ditch, the addition of vegetation near parking
areas, vegetative buffer enhancement (landscape planting) near the southeast corner
of the property to not cause a net loss of ecological function, stormwater collection and
treatment using two (2) BioPod water quality filters to improve the quality of water
discharged. No untreated stormwater would be released into the May Creek shoreline
zone south of the project site. As a result, the project would meet current stormwater
management requirements for detention and treatment.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: Landscaping has been incorporated into site plan to soften the
appearance of the limited amount of surface parking areas (Exhibit 4). See also FOF 18,
Zoning Development Standard: Landscaping.
Compliant if
conditions of
approval are
met
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The applicant submitted a Traffic Impact Analysis – Revised (TIA)
performed by Heffron Transportation Inc., dated August 15, 2022 (Exhibit 14). The
proposed vehicular access points would be a consolidated ingress and egress point in
the form of a roundabout at the intersection of Lake Washington Blvd N and N 43rd St
(about midway along the west property line street frontage) and a secondary fire
emergency access driveway at the southwest corner of the site. The secondary fire
access would be required to include bollards or similar restrictive treatments to prevent
general vehicle use from using the secondary emergency access driveway. Therefore,
staff recommends as a condition of approval that the applicant submit a revised site
plan with civil construction permit application that contains restrictive treatments to
limit the secondary emergency access driveway entrance to emergency access vehicles.
The revised site plan shall be reviewed and approved by the Current Planning Project
Manager prior to civil construction permit issuance.
Once completed, there would be approximately 434 feet between the two (2) proposed
access points – the primary site access at the roundabout and the secondary emergency
access road at the southwest corner of the property. Moreover, the Environmental
Review Committee (ERC) issued two (2) transportation mitigation measures to reduce
the traffic impacts resulting from a full build-out of the project (Exhibit 1).
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 45 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: Drive aisles within the development would be designed to
accommodate two-way vehicle travel lanes. Sidewalks would be separated from the
vehicle lanes by parking lanes, interior parking islands, landscaping, or open space. Curb
bulbs or raised walkways would be provided at intersections to shorten pedestrian
crossing distances and provide traffic calming measures. See Location and
Consolidation, Transit and Bicycle, and Parking discussions.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Phases 1-3 include separated loading and delivery areas from parking
and pedestrian areas (Exhibit 2). See also Location and Consolidation, Transit and
Bicycle, and Parking discussions sections.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Transit service in the region is provide by the King County Department
of Transportation (Metro Transit). There are multiple routes that run along I-405 in the
vicinity of the site (Routes 11, 167, 204, 342, and 560). In addition, a new Stride Bus
Rapid Transit (BRT) station will be constructed along the I-405 corridor at the NE 44th
St interchange. The 44th St BRT Station is being constructed as part of the I-405/Renton
to Bellevue Widening and Express Toll Lanes Project with support funding from Sound
Transit. The S1 line between Burien and Bellevue is currently anticipated to begin
operating in 2026 or 2027. The project proposal would not alter current or future transit
services.
Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the number of
required off-street parking spaces for commercial retail and one-half (0.5) bicycle
parking space per one attached dwelling unit. The submitted site plan and architecture
schematic design plans include several bicycle rooms and lounges within level 1
(Exhibits 2 and 7). However, not enough detail was provided to identify quantities or
other bicycle parking standards of the code and therefore staff recommended a
condition of approval to ensure compliance with bicycle parking requirements. See also
FOF 18, Zoning Development Standard Compliance: Bicycle Parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: Internal pedestrian connections to the public sidewalk network are
proposed in order to provide safe and efficient pedestrian access throughout the site
and to abutting sites, provided all conditions of approval are complied with. See also
FOF 19, Design District Compliance.
✓
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: Passive and active recreation is provided via multiple courtyards,
shoreline trail connections, and a dog park. See also FOF 19, Design District Compliance:
Recreation Areas and Common Open Space.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 46 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
✓
i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: The proposed development would change the aesthetic character from
relatively open, semi-developed, and partially vegetated property to a new mixed use
project with three (3) four-story buildings. The site is mostly bordered with landscape
screening along the south property line prohibiting views. The proposed structures
would not block view corridors to shorelines or Mt. Rainier. Territorial views may be
available from upper floors of the multi-family residential units.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The proposed development has been sited to protect existing natural
systems where possible. Each building would be setback a minimum of 100 feet from
the Ordinary High Water Mark (OHWM) of May Creek. Within the shoreline buffer, the
Environmental Review Committee (ERC) issued a mitigation measure to restore
shoreline plantings within the shoreline conservation buffer to provide a functional lift
to the existing shoreline buffer.
Compliant if
conditions of
approval are
met
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code required
improvements and fees. See also FOF 24, Availability and Impact on Public Services.
Water and Sewer.
Staff Comment: See FOF 24, Availability and Impact on Public Services.
Drainage.
Staff Comment: See FOF 24, Availability and Impact on Public Services.
Transportation.
Staff Comment: Primary access to the site is proposed via Lake Washington Blvd N. The
applicant submitted a Traffic Impact Analysis – Revised (TIA), prepared by Heffron
Transportation Inc., dated August 15, 2022 (Exhibit 14). The TIA responds to comments
by the city (Exhibits 15 and 47) and the city’s secondary reviewer Transpo Group (Exhibit
16) on previous TIA drafts. Offsite improvements are anticipated to complement
improvements already planned by WSDOT in the vicinity, including new sidewalks,
planter strips, and other roadway improvements.
Key findings from the independent analysis indicate that the provided comments were
addressed with the exception of providing greater detail related to the traffic operations
results including summarizing volume-to-capacity (v/c) ratios at the study intersections,
as well as summarizing the queuing results (Exhibit 18). Per WSDOT’s Sidra Policy
Settings: “[u]nlike other intersection control types, the primary MOE [Measures of
Effectiveness] for roundabouts is not LOS. Instead, it is a mix of MOEs.” “MOE’s in order
of importance are v/c, delay, stop rate, queue, and then LOS. If LOS is reported as D or
better while v/c or queues are unacceptable, consider LOS as failing.” The v/c and
queueing analysis were not summarized in the TIA report as requested and the
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 47 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
worksheets showing the corridor operations were limited to the site access. Transpo
Group comments were provided to ensure the proposed site access as a roundabout
would truly function acceptably. The limited data attached in the site access worksheets
showed eastbound (EB) AM peak hour queueing at the site access much greater than
the prior WSDOT analysis. The TIA ultimately relied heavily on the prior WSDOT analysis
of the interchange, and Transpo Group found it was difficult to assess how the corridor
operated as a system without all the v/c ratios and vehicle queuing analysis in one
location. This made the review more challenging than typical, as they had to look at the
various reports to review the operational assumptions and details.
WSDOT, through its consultant HNTB, performed extensive analysis of the
improvements under construction at the NE 44th St interchange. It evaluated future
conditions with and without the improvements for the years 2025 and 2045. The year
2025 traffic volumes were used for the analysis and traffic volume forecasts assumed
traffic generated by major developments (such as Quendall Terminals) and background
growth. The WSDOT report showed the LOS analysis with a northbound delay of
8.9/(7.0) seconds (AM/(PM)) and a southbound delay of 8.9/(11.4) seconds (AM/(PM))
of Lake Washington Blvd N. Further, the WSDOT report shows that the 95th percentile
queuing length along Lake Washington Blvd N is 100 feet in both the northbound and
southbound directions during the AM and PM peak hours. The analyzed queuing length
in the WSDOT report with the two (2) lane configuration would not pose a physical
impact or queuing problem to any of the adjacent intersections and the delay is
acceptable per the City’s Comprehensive Plan.
The TIA found that all nearby intersections (single-lane roundabout at Lake Wash Blvd
N / N 43rd St / Site Access, Lake Washington Boulevard N / Seahawks Way, NE 44th St
/ (SB Off and On Ramps/ HOV Ramp / NB off Ramp, and NB On -Ramp) are expected to
operate at levels of service LOS B or better in the year 2025 with the proposed
interchange configuration and the proposed Kennydale Gateway project. By
comparison with the WSDOT Report, the TIA prepared by Heffron Transportation Inc.,
concluded that a single-lane roundabout would provide a LOS A in the horizon year of
2025 with a delay of 15.3/(1.9) seconds (AM/(PM)) in the northbound direction and
1.3/(3.4) seconds (AM/(PM)) in the southbound direction of Lake Washington Blvd N.
Further the TIA shows that the 95th percentile queuing length along Lake Washington
Blvd is 391/(48) feet (AM/(PM)) in the northbound direction and 33/(134) feet
AM/(PM)) in the southbound direction of Lake Washington Blvd N. According to the TIA,
the proposed queuing length would not pose a physical impact or queuing problem to
any of the adjacent intersections. However, to reduce the anticipated horizon year
increased impacts in queuing and delay , the Environmental Review Committee (ERC)
issued a mitigation measure to add a second northbound approach travel lane and a
second northbound travel lane within the roundabout at the project intersection. In
addition, the ERC issued a mitigation measure to add a second southbound lane within
the same roundabout at the N 43rd St / Lake Washington Blvd N intersection that would
include one (1) travel lane through the roundabout and one (1) dedicated right turn lane
onto N 43rd St. It is anticipated that these SEPA mitigation measures would more closely
align with the street network currently under construction by WSDOT and would still
align with the existing street frontage improvements at the southwest corner of the
property. Furthermore, this roundabout configuration design would provide the same
volume of travel lanes currently under construction by WSDOT but convert them to a
roundabout configuration at the intersection. A slight decrease in queuing length and
no marginal change to delay would be experienced by vehicles with the implementation
of these SEPA mitigation measures. Dedication would be required to install the
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 48 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
identified roundabout configuration and roadway improvements as determined by a
survey. The applicant would submit plans to construct these off-site improvements with
the civil construction permit application to be reviewed and approved by Development
Engineering and Transportation staff prior to permit issuance.
The project fronts Lake Washington Blvd N. Along this Collector Arterial street, the
frontage improvement requirements would include a minimum of two (2) lanes and a
minimum ROW width of 83 feet. Per RMC 4-6-060, half street improvements from the
ROW centerline include a minimum 46-foot paved road (23 feet each side), a one-half-
foot (0.5’) wide curb, eight-foot (8’) wide planter strip with street trees, eight-foot (8’)
wide sidewalk, two-foot (2’) wide clear zone behind the sidewalk, and storm drainage
improvements. However, with the development of the NE 44th St Interchange by
WSDOT, an alternate street section has been designated for this section of Lake
Washington Blvd N. North of the roundabout, the current approved construction
drawings consist of two (2) travel lanes in both the northbound and southbound
direction, five-foot (5’) wide bike lane in the northbound direction, one-half-foot (0.5’)
wide curbs, eight-foot (8’) wide planting strips, a 12-foot sidewalks, street trees and
storm drainage improvements (Exhibit 43). The applicant would be required to submit
plans to construct the roundabout configuration and roadway improvements, as
identified in the Environmental Review Committee (ERC) Report (Exhibit 1), with the civil
construction permit application to be reviewed and approved by Development
Engineering and Transportation staff prior to permit issuance.
A covenant to dedicate the land required for street frontage improvements on Lake
Washington Blvd N would be required prior to civil construction permit issuance.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit
25), which is based upon a test of the citywide Transportation Plan, consideration of
growth levels included in the LOS-tested Transportation Plan, site specific
improvements, and future payment of Transportation Impact Fees. The transportation
impact fee that is current at the time of building permit issuance would be levied. For
informational purposes only, the impact fee in effect for 2023 is $7,550.02 per attached
dwelling unit and 8,031.94 for PM peak hour person vehicle trip. Increased traffic
created by the development would be further mitigated by payment of transportation
impact fees.
Compliant if
condition of
approval is
met
l. Phasing: The applicant is proposing to develop the site in three (3) phases and the
proposed project is expected to be fully completed before the end of 2025. As indicated
in the Project Narrative and Phasing Plan (Exhibit 28), the applicant proposes a
sequencing plan to construct each building and associated improvement as part of
each phase – Phase 1 would include the construction of Building 2 with 129 residential
units (located in the southwest corner of the site), Phase 2 would include the
construction of Building 1 with 105 residential units and approximately 1,500 square
feet of retail space (located in the northern portion of the site), and Phase 3 would
include the construction of Building 3 with 151 residential units (located in the
southeastern corner of the site). Each phase is anticipated to be approximately one
third of the site. Staff is recommending that the applicant submit a detailed phasing
plan with sequencing and timing for the construction of all on -site and off-site
improvements prior to civil construction permit issuance. See FOF 18: Zoning
Compliance and Consistency: Use for more information.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 49 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
✓
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: See FOF 24, Availability and Impact on Public Services.
21. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Compliant if
SEPA
Mitigation
Measures are
Implemented
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The applicant submitted a Geotechnical Engineering Design Study,
prepared by Hart Crowser, a division of Haley & Aldrich, dated May 20, 2021 (Exhibit
13), with the mater land use application. According to the Study, the soft to medium
stiff fine-grained and loose to medium dense granular near-surface soils at this site are
compressible/potentially liquefiable and not generally considered suitable to directly
support shallow building foundations. As a result, the geotechnical engineer is
recommending the multi-story building foundations and floor slabs are supported
either on deep pile foundations bearing in the non -liquefiable, denser sand layer at
depth, or on shallow foundations bearing on ground improvement (GI) subgrade soils.
The geotechnical engineer further recommends 16- to 18-inch-diameter augercast (AC)
piles (or larger diameter) as the most suitable and cost-effective deep foundation
system for this project. Close monitoring and testing by experienced geotechnical
personnel were recommended by the geotechnical engineer and the future
performance and integrity of the structural elements of the project depend largely on
proper construction procedures.
City of Renton (COR) mapping indicates the site is located in a high seismic hazard area.
The seismicity of western Washington is dominated by the Cascadia Subduction Zone,
in which the offshore Juan de Fuca plate is subducting beneath the continental North
American plate. The project site is located within less than a mile of the mapped Class
A Seattle Fault Zone which runs roughly in a northwest to southeast direction through
the southern end of Mercer Island (USGS Interactive Fault Map). Because of the
relatively close distance from this fault zone, there is a potential of surface rupturing at
the project site. The geotechnical engineer found the project site to be classified with a
relatively low risk of surface damage from potential rupturing given the distance to the
mapped fault and the significant amount of sediment underlying the site (at least 75
feet, based on explorations). As a result, the relatively thick sediment layer would tend
to reduce the potential surface impact of possible bedrock rupturing at depth. The
geotechnical engineer indicated that significant portions of the soft fine -grained soils
and loose to medium-dense sandy soils in the upper 15 to 25 feet bgs are susceptible to
liquefaction during the anticipated design earthquake event. In addition, the
geotechnical engineer found that because the current and planned development is
relatively level and not near a steep slope, the risk of potential lateral spreading is
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 50 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
considered very low at this site. Due to the above-referenced potential for seismic
induced geotechnical hazards in a seismically active area generally including surface
fault rupture, soil liquefaction, and lateral spreading the geotechnical engineer has
recommended the use of AC piles as the most suitable and cost-effective deep
foundation system for this project. The Environmental Review Committee (ERC) issued
two (2) geotechnical mitigation measures to mitigate the potential for seismic induced
geotechnical hazards (Exhibit 1 and 53). As a result, all project construction would be
required to comply with recommendations found in the Geotechnical Engineering
Design Study and any future addenda. The applicant’s geotechnical engineer would
review the project’s construction and building permit plans to verify compliance with
the geotechnical report(s) and would provide a sealed letter stating that he/she has
reviewed the construction and building permit plans and in their opinion the plans and
specifications meet the intent of the report(s).
Compliant if
SEPA
Mitigation
Measures are
Implemented
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050.G.2: Type S waters inventoried as “Shorelines of the State” under
chapter 90.58 RCW are regulated under Renton’s Shoreline Master Program
Regulations, RMC 4-3-090. Type F streams require a 115-foot buffer, Type Np streams
require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional
15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: The proposed development borders May Creek Trail Park along the
south property line that includes May Creek. May Creek is identified as a shoreline of
the state and a portion of the Residential Development would occur within the 200-foot
shoreline zone of May Creek. The applicant is proposing to construct Building 3
approximately 172’-8” from May Creek’s Ordinary High Water Mark (OHWM). Building
2 is proposed to be constructed approximately 113’ from May Creek’s OHWM. The
boundary of a stream is considered to be its ordinary high water mark. The SMP
environmental designation assigned to the subject property is Shoreline High Intensity
and it is located in the May Creek Reach B (MC-B) and May Creek has a 100-foot
vegetation conservation buffer for uses not designated single family residential. Full
standard native vegetation buffers are required to be provided with development of
this property. In addition, public access should be provided from a trail parallel to the
water along the entire property with controlled public access to the water, and goals of
preservation and enhancement of ecological functions. As a result, the Environmental
Review Committee (ERC) issued mitigation measures to improve May Creek Reach B’s
native vegetation conservation buffer by completing a shoreline buffer enhancement
plan within the conservation buffer near the southwestern portion of the site, removing
non-native invasive blackberry plants along the south property line, and providing an
aligned trail access point along the south property line that connects to the existing
May Creek Trail located in the May Creek Trail Park property. See ERC Staff Report
(Exhibit 1) and Environmental SEPA Determination and Notice upon Reconsid eration
(Exhibit 59) for more information.
According to the Standard Stream Study Assessment, prepared by Talasaea
Consultants, Inc. (Exhibit 22), no reach of May Creek flows onto the subject site, but
rather flows through the City’s property at May Creek Trial Park (located to the south
of the subject site). In general, the buffer of May Creek is generally high quality
compared to other streams in the area. Large stands of deciduous forest including
cottonwood and bigleaf maple, with a shrub understory, throughout, although there
are occasionally stands of invasive species, such as Himalayan blackberry. According to
the Habitat Data Report, May Creek is used by numerous fish species, including coho
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 51 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
(Oncorhynchus kisutch), fall chinook (Oncorhynchus tshawytscha), resident coastal
cutthroat (Oncorhynchus clarkii clarkii), sockeye (Oncorhynchus nerka), and winter
steelhead (Oncorhynchus mykiss) (Exhibit 21).
✓
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050.G.2:
Wetland
Category Buffer Width
Structure
Setback beyond
buffer
High
Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All
Other
Scores
15 ft.
Category I –
Bogs & Natural
Heritage
Wetlands
200 ft.
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: One Category III wetland was identified and delineated on the May
Creek Trail Park property adjacent to the south side of the project site. According to the
Wetland Assessment, prepared by Talasaea Consultants, Inc., the Category III offsite
wetland has a 75-foot buffer with moderate habitat function and does not extend onto
the subject property (Exhibit 23).
✓
Flood Hazard Area:
Staff Comment: The City’s mapping system has identified the subject property is within
a Flood Hazard Area. As provided in the Critical Areas Report, prepared by Talasaea
Consultants, Inc. (dated August 23, 2019; Exhibit 20), and indicated on the Survey Flood
Hazard Data and Boundary & Topographic Survey (Exhibit 24) a Letter of Map
Amendment (LOMA) Determination Document (Removal) was issued by the Federal
Emergency Management Agency on May 22, 2012 that removed the project site from
the special flood hazard area (Exhibit 20). The property’s 2012 LOMA (Case No. 12-10-
1006X) was determined to still be valid as of August 19, 2022 when the Department of
Homeland Security’s Federal Emergency Management Agency (FEMA) issued new or
revised Flood Insurance Rate Map (FIRM) panels (Exhibit 41). The applicant’s proposal
would maintain a minimum 100-foot building setback for all structures from May
Creek’s OHWM. Within the shoreline buffer area, the applicant has proposed pedestrian
access amenities. See ERC Staff Report (Exhibit 1) for more information.
22. Shoreline Substantial Development Permit: The jurisdictional area includes lands within two hundred feet
(200'), as measured on a horizontal plane, from the OHWM, or lands within two hundred feet (200') from
floodways, whichever is greater. The proposed improvements on the subject property are located within
the regulated shoreline associated with the May Creek. Pursuant to Chapter 90.58 RCW, staff recommends
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 52 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
granting a Shoreline Substantial Development Permit (SSDP). The granting of the SSDP would be pursuant
to the Shoreline Management Action of 1971 and the following: The issuance of a license under the
Shoreline Management Act of 1971 shall not release the applicant from compliance with federal, state,
and other permit requirements. Construction permits shall not be issued until twenty -one (21) days after
approval by the Washington State Department of Ecology or until any review proceedings initiated within
this twenty-one (21) day review period have been completed.
SHORELINE MASTER PROGRAM CRITERA:
A. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY, SHORELINE ELEMENT:
The site is located in the Shoreline High Intensity Environmental Designation and May Creek ‘B’ Reach.
The objective of the High Intensity Overlay is to provide opportunities for large-scale office and
commercial employment centers, as well as, multifamily residential use and public services. This district
provides opportunities for water dependent and water-oriented uses while protecting existing
ecological functions and restoring ecological functions in areas that have been previously degraded.
Development may also provide for public use and/or community use, especially access to and along the
water's edge. The proposal is compliant with the following Shoreline objectives and policies if
conditions of approval are met:
✓ Policy SH-7: Existing and future activities on all Shorelines of the State regulated by the
City of Renton should be designed to ensure no net loss of ecological functions.
✓
Policy SH-14: Shoreline use and development should be carried out in a manner that
prevents or mitigates adverse impacts so that the resulting ecological condition does
not become worse than the current condition. This means ensuring no net loss of
ecological functions and processes in all development and use. Permitted uses should
be designed and conducted to minimize, in so far as practical, any resultant damage to
the ecology and environment (RCW 90.58.020). Shoreline ecological functions that
should be protected include, but are not limited to, fish and wildlife habitat, food chain
support, and water temperature maintenance. Shoreline processes that shall be
protected include, but are not limited to, water flow; littoral drift; erosion and
accretion; infiltration; ground water recharge and discharge; sediment delivery,
transport, and storage; large woody debris recruitment; organic matter input; nutrient
and pathogen removal; and stream channel formation/maintenance.
✓ Objective SH-F: Increase public accessibility to shorelines and preserve and improve
the natural amenities.
✓
Policy SH-23: Future multi-family, planned unit developments, subdivisions,
commercial, and industrial developments that provide physical and visual
public/community access along the water's edge should be guided by the policy
provided in Policy SH-31 Table of Public Access Objectives by Reach.
Policy SH-31: Table of Public Access Objectives by Reach is included in the
Comprehensive Plan technical appendix. It outlines the policy objectives for
maintaining and improving public access within the shoreline. Application of public
access objectives should be considered along with other objectives of the Shoreline
Management Act, such as ecological restoration and priority uses.
May Creek B from Lake Washington Blvd to I-405: There is currently no public access in
this reach. At the time of re-development, public access should be provided from a trail
parallel to the water along the entire property with controlled public access to the
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 53 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
water, balanced with goals of preservation and enhancement of ecological functions.
Public agency actions to improve public access should include provisions to cross I -405
to connect with trail systems to the east.
✓
Policy SH-24: Public access to and along the water's edge should be located, designed,
and maintained in a manner that protects the natural environment and shoreline
ecological functions and is consistent with public safety, as well as, compatible with
water-dependent uses. Preservation or improvement of the natural processes shall be
a basic consideration in the design of shoreline areas to which public access is
provided, including trail systems.
✓ Policy SH-26: Both passive and active public areas should be designed and provided.
✓ Objective SH-H: Minimize the impacts of motor vehicular traffic and encourage non-
motorized traffic within the shorelines as part of achieving no net loss.
✓
Policy SH-48: Include programs and interpretive areas in recreational facilities in or
near identified shoreline areas with historical, cultural, educational, and scientific
value.
B. DEVELOPMENT STANDARDS:
The subject site is classified as Shoreline High Intensity on the City of Renton Shoreline Overlay Map.
The following development standards are applicable to the proposal:
1. No Net Loss Required
✓
Shoreline use and development shall be carried out in a manner that prevents or
mitigates adverse impacts to ensure no net loss of ecological functions and processes
in all development and use. Permitted uses are designed and conducted to minimize,
in so far as practical, any resultant damage to the ecology and environment (RCW
90.58.020). Shoreline ecological functions that shall be protected include, but are not
limited to, fish and wildlife habitat, food chain support, and water temperature
maintenance. Shoreline processes that shall be protected include, but are not limited
to, water flow; erosion and accretion; infiltration; groundwater recharge and
discharge; sediment delivery, transport, and storage; large woody debris recruitment;
organic matter input; nutrient and pathogen removal; and stream channel
formation/maintenance.
Staff Comment: The applicant’s Critical Areas Report (Exhibit 20), Habitat Data Report
(Exhibit 21), and Standard Stream Study (Exhibit 22), prepared by Talasaea
Consultants, Inc., state no wetlands, streams, or other critical areas were identified on
the site. May Creek was identified and delineated on the May Creek Trail Park property
adjacent to the south side of the project site. The proposed project would be confined
to the former Pan Abode property and only a limited number of trees would be
removed. The applicant’s proposal would maintain a minimum 100-foot setback for
structures from the OHWM. Within the setback area, the applicant has proposed
restoration planting and pedestrian access to May Creek Trail Park (Exhibits 4, 5, and
11). Proposed vegetation would include shrubs, grasses, ferns, and groundcovers.
Bioretention planting would be located in a stormwater facility at the southwest corner
of the property. According to the Critical Areas Report, no direct impacts to any critical
areas would result from the proposed development. To improve the vegetation buffer
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 54 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
areas along the shoreline and maintain trail access between the formal May Creek Trail
and the proposed project, the Environmental Review Committee (ERC) issued a
mitigation measure to remove all non-native invasive blackberry plants currently
growing within the May Creek Trail Park property (north of May Creek) located along
the site’s southern boundary. See also Environmental Review Committee (ERC) Report
(Exhibit 1) for more information.
Because the property was determined to not be within the floodplain of May Creek, n o
adverse effects on floodplain habitat function or the species they support are expected
to occur. According to the Report, the proposal would include required landscaping and
open space. In addition, the Report maintains that the prevention of undetained and
untreated runoff would help improve some of the functions of the buffer by protecting
the water quality of May Creek. The project seeks to avoid and minimize adverse
impacts to ensure no net loss of ecological functions and processes. The project
proposes to not increase the amount of impervious surfaces. Shoreline processes would
be maintained or improved though the addition of vegetation and enhanced
stormwater treatment technologies. Compliance with mitigation measures would
result in no net loss of ecological functions and has values consistent with the City of
Renton’s Shoreline Master Program.
2. Burden on Applicant
✓
Applicants for permits have the burden of proving that the proposed development is
consistent with the criteria set forth in the Shoreline Master Program and the
Shoreline Management Act, including demonstrating all reasonable efforts have been
taken to provide sufficient mitigation such that the activity does not result in net loss
of ecological functions.
3. Critical Areas within Shoreline Jurisdiction
Compliant if
conditions of
approval are
met
Critical areas shall be regulated in accordance with the provisions of RMC 4-3-050,
Critical Area Regulations, adopted by reference except for the provisions excluded in
subsection D2cii of this Section. Said provisions shall apply to any use, alteration, or
development within shoreline jurisdiction whether or not a shoreline permit or written
statement of exemption is required. Unless otherwise stated, no development shall be
constructed, located, extended, modified, converted, or altered, or land divided
without full compliance with the provision adopted by reference and the Shoreline
Master Program. Within shoreline jurisdiction, the regulations of RMC 4-3-050 shall be
liberally construed together with the Shoreline Master Program to give full effect to
the objectives and purposes of the provisions of the Shoreline Master Program and the
Shoreline Management Act. If there is a conflict or inconsistency between any of the
adopted provisions below and the Shoreline Master Program, the most restrictive
provisions shall prevail.
Staff Comment: The project site is located in a High Seismic Hazard Area. The applicant
submitted a Geotechnical Engineering Design Study, prepared by Hart Crowser, a
division of Haley & Aldrich, dated May 20, 2021 (Exhibit 13). The report includes
analysis and a series of recommendations based on the potential for liquefaction to
occur on the site during a seismic event. For example, due to the soft to medium stiff
fine-grained and loose to medium dense granular near-surface soils are
compressible/potentially liquefiable and not generally considered suitable to directly
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 55 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
support shallow building foundations. Consequently, the geotechnical engineer is
recommending the multi-story building foundations and floor slabs are supported
either on deep pile foundations bearing in the non -liquefiable, denser sand layer at
depth, or on shallow foundations bearing on ground improvement (GI) subgrade soils.
As part of environmental (SEPA) review, two (2) SEPA mitigation measures were
included to comply with the recommendation related to the geotechnical report
findings (Exhibits 1 and 53). See ERC Staff Report (Exhibit 1) for more information.
Furthermore, according to the Phase I Environmental Site Assessment (Exhibit 19), the
site reconnaissance identified two (2) Recognized Environmental Conditions (RECs) on
the subject property – potential underground storage tanks (USTs) associated with the
current and former industrial structures and the historical use of residential USTs
and/or oil burners on the adjoining sites north, east, and west of the site. This is a
relatively low environmental risk to the property based distance and general nature of
small residential heating oil USTs. On February 11, 2022, staff received a letter from
DOE with regards to this project (Exhibit 31). DOE is recommending that the project be
subject to soil and groundwater characterization before redevelopment. If
contamination is identified, Model Toxics Control Act (MTCA) requirements should be
followed. The Phase I Environmental Site Assessment recommends preparing a
Construction Contingency Plan (CCP) to manage any environmental impacts discovered
during future redevelopment involving soil disturbance or mass excavation. The CCP
would address potential environmental issues that may be encountered during
subsurface excavation, including any USTs. Pre-characterization of the soil following
demolition of the buildings could be conducted in preparation for redevelopment
activities. Therefore, staff recommends as a condition of approval, that the applicant
prepare a Construction Contingency Plan (CCP) to manage any environmental impacts
discovered during future redevelopment involving soil disturbance or mass excavation,
including any underground storage tanks. Compliance with the identified Construction
Contingency Plan (CCP) shall be reviewed and approved by the Current Planning Project
Manager prior to civil construction permit issuance. In addition, if contamination is
identified, the applicant shall follow Model Toxics Control Act (MTCA) requirements to
notify Ecology and take measures to protect workers and future residents.
The proposal is consistent with critical areas within shoreline jurisdiction, if all
conditions of approval are complied with.
3. View Obstruction and Visual Quality
✓
View Corridors Required: Where commercial, industrial, multiple use, multi-family
and/or multi-lot developments are proposed, primary structures shall provide for view
corridors between buildings where views of the shoreline are available from public
right-of-way or trails.
Staff comment: Development of the buildings would alter views of the May Creek Trail
Park. The site is surrounded by either the park property or a form of right-of-way (Lake
Washington Blvd N or I-405). Both areas are open to the public. The park and trail
system provides users views of May Creek. The placement of the buildings would allow
for additional view corridors within the development to the nearby shorelines of May
Creek or Lake Washington. The proposed project has been designed to minimize
impacts to both aesthetics and views. See also FOF 20, Master Plan and Site Plan
Review: Views and Public Access.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 56 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
✓
Maximum Building Height: Buildings shall be limited to a height of no more than 35
feet above average finished grade level except at specific locations. Height up to that
established in chapter 4-2 RMC, Zoning Districts – Uses and Standards, may be allowed
for non-water-dependent uses in May Creek Reach B.
a. For buildings landward of one hundred feet (100') from OHWM, the maximum
building height shall be defined by a maximum allowable building height
envelope that shall:
i. Begin along a line lying parallel to and one hundred feet (100') from OHWM
at a height of either thirty five feet (35') or one-half (1/2) the maximum
height allowed in the underlying zone, whichever is greater; and
ii. Have an upward, landward transition at a slope of one vertical to one
horizontal from the beginning height either (a) until the line at which the
maximum height allowed in the underlying zoning in chapter 4-2 RMC is
reached (from which line the height envelope shall extend landward at the
maximum height allowed in the underlying zoning), or (b) to the end of
shoreline jurisdiction, whichever comes first.
Staff comment: The applicant’s proposal would maintain a minimum 100-foot setback
for Buildings 1-3 from the OHWM, shown as the vegetation buffer on the Site Plan
(Exhibit 2). Building height, in the COR zone, is defined as the vertical distance from
grade plane to the average height of the highest roof surface (RMC 4-11-020
Definitions B). The proposed buildings would be four (4) stories in height. The applicant
is proposing an approximate building height of 47’-6” for Building 2 and an
approximate building height of 51’-5” for Building 3. By applying the maximum
allowable building height envelope to the proposed building locations, Building 2 would
have a maximum shoreline height of 48 feet at the nearest point of the building to May
Creek’s OHWM and Building 3 would have a maximum shoreline height standard of
five (5) stories or 62’-6” at the nearest point of the building to May Creek’s OHWM. As
a result, the proposal would comply with the maximum building height standards of
the Shoreline High Intensity Environmental Designation.
✓
Minimum Setbacks for Commercial Development Adjacent to Resident ial or Park
Uses: All new or expanded commercial development adjacent to residential use and
public parks shall provide fifteen feet (15') setbacks from adjacent properties to
attenuate proximity impacts such as noise, light and glare, and may address scal e and
aesthetic impacts. Fencing or landscape areas may be required to provide a visual
screen.
Staff Comment: The applicant’s proposal includes a minimum fifteen-foot (15') setback
from the adjacent public park property. Metal fencing is proposed along the south
property line to provide a visual screen. Building 1 would be located north of the
intersection of Lake Washington Blvd N and N 43rd St, a s part of Phase 2, and would
be located completely outside of the 200-foot Shoreline Master Program overlay.
Compliant if
conditions of
approval are
met
Lighting Requirements: Display and other exterior lighting shall be designed and
operated so as to prevent glare, to avoid illuminating nearby properties used for
noncommercial purposes, and to prevent hazards for public traffic. Methods of
controlling spillover light include, but are not limited to, limits on the height of light
structure, limits on light levels of fixtures, light shields, and screening.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 57 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
Staff Comment: All external lighting is anticipated to be downcast to minimize glare to
the creek. Staff is recommending the applicant submit a final detailed lighting plan with
the building permit application that includes detail sheets of all light fixtures and their
supports. See also See also FOF 19, Design District Review: Lighting. As a result, the
project would be compliant with the above standard provided all mitigation measures
identified in the SEPA Environmental Review and Site Plan conditions of approval are
complied with.
Compliant if
conditions of
approval are
met
Reflected Lights to Be Limited: Building surfaces on or adjacent to the water shall
employ materials that limit reflected light.
Staff Comment: The project would be compliant with the above standard provided all
mitigation measures identified in the SEPA Environmental Review and Site Plan
conditions of approval are complied with.
Compliant if
conditions of
approval are
met
Integration and Screening of Mechanical Equipment: Building mechanical equipment
shall be incorporated into building architectural features, such as pitched roofs, to the
maximum extent feasible. Where mechanical equipment cannot be incorporated into
architectural features, a visual screen shall be provided consistent with building
exterior materials that obstructs views of such equipment.
Staff Comment: The project would be compliant with the above standard provided all
mitigation measures identified in the SEPA Environmental Review and Site Plan
conditions of approval are complied with.
Compliant if
conditions of
approval are
met
Visual Prominence of Freestanding Structures to Be Minimized: Facilities not
incorporated into buildings including fences, piers, poles, wires, lights, and other
freestanding structures shall be designed to minimize visual prominence.
Staff Comment: The project would be compliant with the above standard provided all
mitigation measures identified in the SEPA Environmental Review and Site Plan
conditions of approval are complied with.
✓
Maximum Stair and Walkway Width: Stairs and walkways located within shoreline
vegetated buffers shall not exceed four feet (4') in width; provided that where ADA
requirements apply, such facilities may be increased to six feet (6') in width. Stairways
shall conform to the existing topography to the extent feasible.
Staff Comment: As shown in the Site Plan (Exhibit 2) and Landscape Plans (Exhibit 4),
the applicant is proposing concrete walkways and a boardwalk to conform to the
existing topography and provide pedestrian access throughout the site and to the
gated access at May Creek Trail Park. The trails would be located outside of shoreline
vegetated conservation buffer.
3. Community Disturbances:
Compliant if
conditions of
approval are
met
Noise, odors, night lighting, water and land traffic, and other structures and activities
shall be considered in the design plans and their impacts avoided or mitigated.
Staff Comment: A majority of structures, parking, and vehicle circulation would be
constructed landward of the 200-foot Shoreline Master Plan overlay (Exhibit 2). The
project would be compliant with the above standard provided all mitigation measures
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 58 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
identified in the SEPA Environmental Review and Master Site Plan conditions of
approval are complied with.
4. Public Access
Physical or visual access to shorelines shall be incorporated in all new development when the
development would either generate a demand for one or more forms of such access, would impair
existing legal access opportunities or rights, or is required to meet the specific policies and regulations
of the Shoreline Master Program.
Compliant if
SEPA
Mitigation
Measure
Implemented
May Creek (Reach B): At the time of re-development, public access should be provided
from a trail parallel to the water along the entire property with controlled public access
to the water, balanced with goals of preservation and enhancement of ecological
functions. Public agency actions to improve public access should include provisions to
cross I-405 to connect with trail systems to the east.
Staff Comment: Public access to the shoreline would be improved along the May Creek
shoreline as a result of the project if all mitigation measures identified in the SEPA
Environmental Review and Site Plan conditions of approval are complied with.
Compliant if
conditions of
approval are
met
Walkways or Trails Required in Vegetated Open Space: Public access on sites where
vegetated open space is provided along the shoreline shall consist of a public
pedestrian walkway parallel to the OHWM of the property. The walkway shall be
buffered from sensitive ecological features, may be set back from the water’s edge,
and may provide limited and controlled access to sensitive features and the water’s
edge where appropriate. Fencing may be provided to control damage to plants and
other sensitive ecological features and where appropriate. Trails shall be constructed
of permeable materials and limited to four feet (4') to six feet (6') in width to reduce
impacts to ecologically sensitive resources.
Staff Comment: As shown in the Site Plan (Exhibit 2), the applicant is proposing a
pedestrian connection to access May Creek shoreline located to the south of the
proposed development property within the May Creek Trail Park. Opportunity for
public access and enjoyment would be improved to May Creek trail and other amenities
if all mitigation measures identified in the SEPA Environmental Review and Site Plan
conditions of approval are complied with. In addition, the proposed development
includes tree preservation within the shoreline area along the shared property line.
Compliant if
condition of
approval is
met
Preferred Location: Public access shall be located adjacent to other public areas,
accesses, and connecting trails, connected to the nearest public street, and include
provisions for handicapped and physically impaired persons, where feasible.
Staff Comment: The applicant is proposing to provide restricted shoreline access to the
existing May Creek Trail via a gated entrance along the south property line. The gate
is proposed roughly between Buildings 2 and 3, near at the south end of the secondary
road with a woonerf street concept, along the south property line. The gated access
would require a development issued key card to use or open the gate and thereby
would only allow those residents who stay at the property to gain direct access from
Kennydale Gateway to the May Creek Trail property and vice versa. Non-restricted
public access to May Creek Trail is available from Lake Washington Blvd N public ROW
(approximately 247 feet west of the project gate) near the southwest corner of the
property. Where feasible, provisions for handicapped and physically impaired persons
would be installed. To further improve access for all users of the property between the
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 59 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
public park and the proposed mixed use development, staff is recommending as a
condition of approval that the applicant allow gate access to May Creek Trail Park
during on-site retail business hours. The final fence detail plan shall be provided to, and
approved by, the Current Planning Project Manager prior to issuance of a civil
construction permit.
Compliant if
condition of
approval is
met
Parking Requirements: Where public access is within four hundred feet (400') of a
public street, on-street public parking shall be provided, where feasible. For private
developments required to provide more than twenty (20) parking spaces, public
parking may be required in addition to the required parking for the development at a
ratio of one space per one thousand (1,000) square feet of public access area up to
three (3) spaces and at one space per five thousand (5,000) square feet of public access
area for more than three (3) spaces. Parking for public access shall include the parking
spaces nearest to the public access area and may include handicapped parking if the
public access area is handicapped accessible.
Staff Comment: See comments above. No onsite public parking is available for on-
street public parking nor is the applicant proposing any on-site parking within the
development for public access to May Creek Trail Park. Public access to the May Creek
Park Trail is available from the public right-of-way near the southwest corner of the
property. As shown in the Site Plan (Exhibit 2), the applicant is proposing to provide
surface parking within four hundred feet (400') of the shoreline. Surface parking spaces
would be located throughout the development. To provide improved public access to
the shoreline and to comply with the parking requirements set forth in the Shoreline
Master Program, staff is recommending as a condition of approval that the applicant
provide three (3) designated and signed short term public parking stalls near the gated
access to the May Creek Trail Park property. The final parking plan shall be provided
to, and approved by, the Current Planning Project Manager prior to issuance of a civil
construction permit.
✓
General Design: Design of public access shall provide the general public with
opportunity to reach, touch, and enjoy the water’s edge and to view the water and the
shoreline from adjacent locations and shall be as close horizontally and vertically to
the shoreline’s edge as feasible; provided, that public access does not adversely affect
sensitive ecological features or lead to an unmitigated reduction in ecological
functions.
Staff Comment: As part of environmental (SEPA) review, Environmental Review
Committee (ERC) issued a mitigation measure to restore the existing soft surface trail
and/or construct a new soft surface trail of permeable materials, limited to four feet
(4') to six feet (6') in width to reduce impacts to ecologically sensitive resources, from
the proposed onsite May Creek Trail connection gate to the formal May Creek Trail
located near the water (approximately 60 feet in length). The trail and vegetation
management plan would be reviewed for compliance with the Shoreline Master Plan
Regulations so as to not adversely affect sensitive ecological features or lead to an
unmitigated reduction in ecological functions. As a result, improved access May Creek
would be provided by the development to the designated shoreline area along the river.
✓
Privacy: Design shall minimize intrusions on privacy of adjacent use by avoiding
locations adjacent to residential windows and/or outdoor private residential open
spaces or by screening or other separation techniques.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 60 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
Staff Comment: The proposed project is separated from residential development by
parks, trails, and/or right-of-way and the project design would include landscaping and
open space to minimize any privacy concerns on any nearby residential properties.
✓
Public Access Required for Occupancy: Required public access sites shall be fully
developed and available for public use at the time of occupancy of the use or activity
or in accordance with other provisions for guaranteeing installation through a
monetary performance assurance.
Staff Comment: Site inspection and compliance with public access would be completed
as part of Building Temporary Certificate of Occupancy for Phase 1.
✓
Maintenance of Public Access Required: Public access facilities shall be maintained
over the life of the use or development. Future actions by successors in interest or
other parties shall not diminish the usefulness or value of required public access areas
and associated improvements.
Compliant if
condition of
approval is
met
Public Access Must Be Legally Recorded: Public access provisions on private land shall
run with the land and be recorded via a legal instrument such as an easement, or as a
dedication on the face of a plat or short plat. Such legal instruments shall be recorded
prior to the time of building occupancy or plat recordation, whichever comes first.
Staff Comment: No direct shoreline public access provisions on private land would be
necessary. However, staff is recommending as a condition of approval that the
applicant allow gate access to May Creek Trail Park during the on-site retail business
hours. Direct access to May Creek Park Trail is available from the public right -of-way
along the property frontage of Lake Washington Blvd N.
N/A
Maintenance Responsibility: Maintenance of the public access facility shall be the
responsibility of the owner unless otherwise accepted by a public or nonprofit agency
through a formal recorded agreement.
✓
Hours of Access: Public access facilities shall be available to the public twenty four (24)
hours per day unless an alternate arrangement is granted though the initial shoreline
permitting process for the project. Changes in access hours proposed after initial
permit approval shall be processed as a shoreline conditional use.
Compliant if
condition of
approval is
met
Signage Required: The standard State-approved logo or other approved signs that
indicate the public’s right of access and hours of access shall be installed and
maintained by the owner. Such signs shall be posted in conspicuous locations at public
access sites and at the nearest connection to an off-site public right-of-way.
Staff Comment: In order to ensure consistent signage is provided for access throughout
the site, staff recommends as a condition of approval, that the applicant be required
to provide a site-specific public access signage package with the civil construction
permit application. The public access signage package shall be provided to, and
approved by, the Current Planning Project Manager prior to civil construction permit
issuance.
5. Building and Development Location – Shoreline Orientation
Shoreline developments shall locate the water-dependent, water-related, and water-enjoyment
portions of their developments along the shoreline. Development and use shall be designed in a manner
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 61 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
that directs land alteration to the least sensitive portions of the site to maximize vegetation
conservation; minimize impervious surfaces and runoff; protect ri parian, nearshore and wetland
habitats; protect wildlife and habitats; protect archaeological, historic and cultural resources; and
preserve aesthetic values.
✓
Location of Development: Development and use shall be designed in a manner that
directs land alteration to the least sensitive portions of the site.
Staff Comment: All land disturbance would occur within developed areas o f the site
and all buildings are proposed above the 100-foot OHWM. As such, the locations where
the work would occur can be found in the less sensitive areas of the site.
✓
Minimization of Site Alteration: Development shall minimize site alteration in sites
with substantial unaltered natural features by applying the following criteria:
(a) Vehicle and pedestrian circulation systems shall be designed to limit clearing,
grading, and alteration of topography and natural features.
(b) Impervious surfacing for parking lot/space areas shall be limited through the use of
under-building parking or permeable surfaces where feasible.
(c) Utilities shall share roadway and driveway corridors and rights-of-way wherever
feasible.
(d) Development shall be located and designed to avoid the need for structural
shoreline stabilization over the life of the development. Exceptions may be made for
the limited instances where stabilization is necessary to protect allowed uses,
particularly water-dependent uses, where no alternative locations are available and
no net loss of ecological functions will result.
Staff Comment: The proposed project improvements would occur within primarily
impervious areas formerly used by the Pan Abode Cedar Homes Company and currently
being used as a as a temporary field office, laydown yard and a staging area for
construction equipment and materials for the I-405, Renton to Bellevue Widening and
Express Toll Lanes project. The proposed improvements are not anticipated to
significantly alter existing natural features as the building work area would be located
on largely previously developed portions of the property. The total area of impervious
surface located on the site is anticipated to decrease from approximately 82 percent
under current conditions to approximately 76 percent at developed condition due in
part to the replacement of gravel to landscaped areas and the placement of so me of
the required parking under the buildings. The area within 100-feet of the OHWM would
be limited shoreline restoration activities, emergency access, surface parking,
landscaping, and public access. As previously noted, most of the onsite improvements
would be located outside of the 200-foot Shoreline Master Program overlay.
No structural shoreline stabilization is anticipated over the life of the development.
✓
Location for Accessory Development: Accessory development or use that does not
require a shoreline location shall be located outside of shoreline jurisdiction unless
such development is required to serve approved water-oriented uses and/or
developments or unless otherwise allowed in a High Intensity designation. When sited
within shoreline jurisdiction, uses and/or developments such as parking, service
buildings or areas, access roads, utilities, signs and storage of materials shall be located
inland away from the land/water interface and landward of water-oriented
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 62 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
developments and/or other approved uses unless a location closer to the water is
reasonably necessary.
Staff Comment: Accessory development activities, as noted above, such as parking,
access roads, utilities, and signs would be located inland away from the land/water
interface. The proposed project improvements would require a fire emergency access
lane within 150 feet of all points on the buildings. As a result, the development would
require a looped fire access lane within the shoreline buffer for fire related emergency
use. These identified activities would be reasonably necessary to serve the
development and are anticipated to improve overall access to the shoreline.
✓
Navigation and Recreation to Be Preserved: Shoreline uses shall not deprive other
uses of reasonable access to navigable waters. Existing water-related recreation shall
be preserved.
6. Archaeological, Historical, and Cultural Resources:
Compliant if
conditions of
approval are
met
Detailed Cultural Assessments May Be Required: The City will work with tribal, State,
Federal, and other local governments as appropriate to identify significant local
historical, cultural, and archaeological sites in observance of applicable State and
Federal laws protecting such information from general public disclosure. Detailed
cultural assessments may be required in areas with undocumented resources based
on the probability of the presence of cultural resources.
Staff Comment: The project proposal and notice of application were provided to
reviewing agencies including the State Department of Archaeology & Historic
Preservation (DAHP) as part of the SEPA review process. Staff received agency
comments from the Duwamish Tribe (Exhibit 29) and Washington State Department of
Ecology (Exhibit 31). As part of the environment (SEPA) review, a SEPA mitigation
measures requires that project construction activities that result in disturbance greater
than one foot below ground surface be completed under observation by a professional
archeologist. These project disturbance activities would be required to be included in a
project-specific monitoring plan upon completion of the final project design.
Consultation with concerned Tribes would occur prior to survey activities.
The project would be compliant with the above standard provided all mitigation
measures identified in the SEPA Environmental Review and Master Site Plan conditions
of approval are complied with.
Compliant if
conditions of
approval are
met
Coordination Encouraged: Owners of property containing identified or probable
historical, cultural, or archaeological sites are encouraged to coordinate well in
advance of application for development to assure that appropriate agencies such as
the Washington State Department of Archaeology and Historic Preservation, affected
tribes, and historic preservation groups have ample time to assess the site and identify
the potential for cultural resources.
Staff comment: See detailed cultural assessments comment above.
Compliant if
conditions of
approval are
met
Detailed Cultural Assessments Required: Upon receipt of application for a
development in an area of known or probable cultural resources, the City shall require
a site assessment by a qualified professional archaeologist or historic preservation
professional and ensure review by qualified parties including the Washington State
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 63 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
Department of Archaeology and Historic Preservation, affected tribes, and historic
preservation groups.
Staff comment: See detailed cultural assessments comment above.
Compliant if
conditions of
approval are
met
Work to Stop Upon Discovery: If historical, cultural, or archaeological sites or artifacts
are discovered in the process of development, work on that portion of the site shall be
stopped immediately, the site secured, and the find reported as soon as possible to
the Administrator of the Department of Community and Economic Development or
designee. Upon notification of such find, the property owner shall noti fy the
Washington State Department of Archaeology and Historic Preservation and affected
tribes. The Administrator of the Department of Community and Economic
Development or designee shall provide for a site investigation by a qualified
professional and may provide for avoidance, or conservation of the resources, in
coordination with appropriate agencies.
Staff comment: See detailed cultural assessments comment above.
Compliant if
conditions of
approval are
met
Access for Educational Purposes Encouraged: Land owners are encouraged to provide
access to qualified professionals and the general public if appropriate for the purpose
of public education related to a cultural resource identified on a property.
Staff comment: See detailed cultural assessments comment above.
7. Density, Setbacks, and Height – Bulk Standards for Shoreline High Intensity Overlay
✓
Non-Water Oriented Use Structure Setback from OHWM: 100-feet
Staff Comment: All proposed structures would be setback a minimum of 100-feet from
the Ordinary High Water Mark (OHWM) of May Creek (Exhibit 2).
✓
Front Yard, Side Yard, and Rear Yard Setbacks: Governed by underlying zoning in
Chapter 4-2 RMC except in cases where specific shoreline performance standards
provide otherwise.
Staff comment: See also FOF 18: Zoning Compliance and Consistency: Setbacks.
Compliant if
condition of
approval is
met
Vegetation Conservation Buffer: 100-feet
Staff Comment: In no case are any of the proposed buildings located closer 100-feet
from OHWM of May Creek. As part of the environment (SEPA) review, a SEPA
mitigation measures requires the applicant to reduce development impacts within the
vegetation conservation buffer by requiring the emergency access road pavement
width to be reduced to a maximum of 20-foot wide and to provide and maintain a
minimum eight-foot (8’) wide restoration planting strip within the shoreline
conservation buffer near the southwestern portion of the site in order to provide a
functional lift to the existing shoreline buffer and to ensure establishment and
continuation of a vegetation community characteristic of a native climax community.
✓
Building Height – Maximum:
For buildings landward of one hundred feet (100') from OHWM, the maximum building
height shall be defined by a maximum allowable building height envelope that shall:
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 64 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
• Begin along a line lying parallel to and one hundred feet (100') from OHWM at
a height of either thirty five feet (35') or one-half (1/2) the maximum height
allowed in the underlying zone, whichever is greater; and
• Have an upward, landward transition at a slope of one vertical to one
horizontal from the beginning height either (a) until the line at which the
maximum height allowed in the underlying zoning in chapter 4-2 RMC is
reached (from which line the height envelope shall extend landward at the
maximum height allowed in the underlying zoning), or (b) to the end of
shoreline jurisdiction, whichever comes first.
Staff Comment: The proposed buildings would be four (4) stories or approximately 54
feet in height from the top of the roof to finished grade. The maximum building height
permitted in the COR zone is 10 stories and/or 125 feet. Buildings landward of one
hundred feet (100') from OHWM are limited to a height of no more than 35 feet above
average finished grade level except may be allo wed for non-water-dependent uses in
May Creek Reach B and given an upward, landward transition at a slope of one vertical
to one horizontal from the beginning height either (a) until the line at which the
maximum height allowed in the underlying zoning in chapter 4-2 RMC is reached. No
building would be closer than 113 feet to the Ordinary High Water Mark (OHWM) of
May Creek. Given the height standards and the building locations, Building 2 would
have a maximum building height of 48’ at the nearest point of the building to May
Creek’s OHWM and Building 3 would have a maximum shoreline height standard of
five (5) stories or 62’-6” at the nearest point of the building to May Creek’s OHWM. The
proposed building height of Building 2 is approximately 47’-6” and the proposed
building height of Building 3 is approximately 51’-5”. Building 1 is located outside the
May Creek shoreline buffer and is less than 10 stories in height. As a result, the proposal
would comply with the maximum building height standards of the COR zone and the
maximum envelope height standard of the Shoreline High Intensity Environmental
Designation.
✓
Impervious area within the Buffer/Setback: 5%
In addition, for projects that provide public access and the opportunity for substantial
numbers of people to enjoy the shoreline, up to twenty five percent (25%) impervious
surface is allowed; provided, that no more than five percent (5%) impervious surface
is allowed closer than twenty five feet (25') from OHWM.
Staff Comment: The project is proposing to provide access and the opportunity for
people to enjoy the shoreline. Less than twenty five percent (25%) of the shoreline
buffer area would be impervious surface and no more than five percent (5%) impervious
surface would be constructed closer than twenty five feet (25') from OHWM.
✓
Impervious Area within 100 ft. of OHWM: 50%
Staff Comment: Less than fifty percent (50%) of the area within 100 feet of the OHWM
would be impervious surface.
8. Use Regulations: Attached residential and commercial uses are proposed on the site.
✓ Land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay
district, subject to the preference for water-oriented uses.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 65 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
Staff Comment: See FOF 18: Zoning Compliance and Consistency: Use.
9. Residential Development
✓
General Criteria: Residential developments shall be allowed only when:
• Density and other characteristics of the development are consistent with the
Renton Comprehensive Plan and Zoning Code.
• Residential structures shall provide setbacks and buffers as provided in
Shoreline Bulk Standards, or as Vegetation Conservation.
Staff Comment: See previous discussion under FOF 17, Comprehensive Plan Analysis.
See also FOF 18: Zoning Compliance and Consistency.
✓
Public Access Required: Unless deemed inappropriate due to health, safety or
environmental concerns, new multi-family developments shall provide a significant
public benefit such as providing public access and/or ecological restoration along the
water’s edge.
Staff Comment: As part of the new residential multi-family and mixed use development
project, the applicant is proposing shoreline access and landscape enhancements
within the shoreline buffer of May Creek. See also FOF 20, Master Plan and Site Plan
Review for more information.
✓
Shoreline Stabilization Prohibited: New residential development shall not require
new shoreline stabilization. Developable portions of lots shall not be subject to
flooding or require structural flood hazard reduction measures within a channel
migration zone or floodway to support intended development during the life of the
development or use. Prior to approval, geotechnical analysis of the site and shoreline
characteristics shall demonstrate that new shoreline stabilization is unlikely to be
necessary for each new lot to support intended development during the life of the
development or use.
Staff Comment: The proposed development would not require shoreline stabilization.
The developable portions of the lot are not subject to flooding. See also FOF 21, Critical
Areas.
Compliant if
conditions of
approval are
met
Critical Areas: New residential development shall include provisions for critical areas
including avoidance, setbacks from steep slopes, bluffs, landslide hazard areas, seismic
hazard areas, riparian and marine shoreline erosion areas, and shall meet all applicable
development standards. Setbacks from hazards shall be sufficient to protect structures
during the life of the structure (one hundred (100) years).
Staff Comment: See FOF 21, Critical Areas for comments and recommended conditions
of approval.
10. Transportation:
Compliant if
conditions of
approval are
met
Roads: New public or private roads and driveways shall be located inland from the
land/water interface, preferably out of the shoreline, unless:
(a) Perpendicular water crossings are required for access to authorized uses consistent
with the Shoreline Master Program; or
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 66 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
(b) Facilities are primarily oriented to pedestrian and nonmotorized use and provide
an opportunity for a substantial number of people to enjoy shoreline areas, and are
consistent with policies and regulations for ecological protection.
Road locations shall be planned to fit the topography, where possible, in order that
minimum alteration of existing natural conditions will be necessary.
Staff Comment: The proposed development would include a new private secondary
emergency access road located inland from May Creek. The Environmental Review
Committee (ERC) issued a mitigation measure to reduce the width of the emergency
roadway within the shoreline buffer by reducing the emergency access roadway width
to 20 feet (20’) in width for the portion of road located immediately south of the
Building 2 (including the access area south of the existing detention area and detention
access road). See also Environmental Review Committee (ERC) Report (Exhibit 1) for
more information.
Compliant if
condition of
approval is
met
Parking: Parking facilities in shorelines are not a preferred use and shall be allowed
only as necessary to serve an authorized primary use.
(a) Private parking facilities should be located away from the shoreline unless parking
areas close to the water are essential to serve approved uses and/or developments.
When sited within shoreline jurisdiction, parking shall be located inland away from the
land/water interface and landward of water-oriented developments and/or other
approved uses.
(b) Surface parking areas shall be located and designed to minimize visual impacts as
viewed from the shoreline and from views of the shoreline from upland properties.
(c) Parking structures shall be located outside of buffers and behind or within the first
row of buildings between the water and the developed portions of a site and designed
such that the frontage visible from the shoreline accommodates other uses and parked
cars are not visible from that frontage.
(d) Parking lot design, landscaping and lighting shall be governed by the provisions of
chapter 4-4 RMC and the provisions of the Shoreline Master Program.
Staff Comment: A limited amount of surface and below structure parking are proposed
within the 200-foot shoreline buffer and would be necessary to serve the proposed
residential multifamily use at the south end of the property. As indicated above, staff
is recommending as a condition of approval that the applicant provide short term
public parking stalls near the gated access to the May Creek Trail Park property within
the 200-foot shoreline buffer in order to encourage public use of the shoreline. See also
comments above.
11. Utilities:
✓
Local utility services needed to serve water-dependent and other permitted uses in
the shoreline are subject to standards for ecological protection and visual
compatibility.
Staff Comment: Sizes and specifications shall be determined by the Public Works
Department in accordance with American Water Works Association (AWWA)
guidelines.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 67 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
✓
Major utility systems shall be located outside of shoreline jurisdiction, to the extent
feasible, except for elements that are water-dependent and crossings of water bodies
and other elements of shorelands by linear facilities.
Staff Comment: Locating all major utility systems outside of the shoreline jurisdiction
area is not feasible, as the major utility systems are required to be looped around the
buildings. The proposed sewer, storm, and water would be located below grade and
would not cross any water bodies. The facilities do not result in significant impacts to
other shoreline resources and values such as parks and recreation facilities, public
access and archaeological, historic resource, cultural resources, and aesthetic
resources.
✓
New public or private utilities shall be located inland from the land/water interface,
preferably out of shoreline jurisdiction, unless: (a) Perpendicular water crossings are
unavoidable; or b) Utilities are necessary for authorized shoreline uses consistent with
the Shoreline Master Program.
Staff Comment: Placement of the utilities would be located inland from the land/water
interface. No water crossings are proposed and utilities would be consistent with the
Shoreline Master Program.
✓
Linear facilities consisting of pipelines, cables and other facilities on land running
roughly parallel to the shoreline shall be located as far from the water’s edge as
feasible and preferably outside of shoreline jurisdiction.
N/A
Utility crossings of water bodies shall be attached to bridges or located in other existing
facilities, if reasonably feasible. If new installations are required to cross water bodies
or wetlands they should avoid disturbing banks and streambeds and shall be designed
to avoid the need for shoreline stabilization. Crossings shall be tunneled or bored
where reasonably feasible. Installations shall be deep enough to avoid failures or need
for protection due to exposure due to streambed mobilization, aggregation or lateral
migration. Underwater utilities shall be placed in a sleeve if reasonably feas ible to
avoid the need for excavation in the event of the need for maintenance or
replacement.
N/A
In areas where utility installations would be anticipated to significantly alter natural
groundwater flows, a barrier or conduit to impede changes to natural flow
characteristics shall be provided.
✓
Excavated materials from construction of utilities shall be disposed of outside of the
vegetation conservation buffer except if utilized for ecological restoration and shall be
specified in submittal materials.
✓
Utilities shall be located and designed to avoid natural, historic, archaeological or
cultural resources to the maximum extent feasible and mitigate adverse impacts
where unavoidable.
✓
Utilities shall be located, designed, constructed, and operated to result in no net loss
of shoreline ecological functions with appropriate on- and off-site mitigation including
compensatory mitigation.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 68 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
Staff Comment: See analysis under FOF 22, Shoreline Substantial Development Permit:
No Net Loss Required.
✓
Site planning and rights-of-way for utility development should provide for compatible
multiple uses such as shore access, trails, and recreation or other appropriate use
whenever possible. Utility right-of-way acquisition should be coordinated with
transportation and recreation planning.
✓
Vegetation Conservation: (a) Native vegetation shall be maintained whenever
reasonably feasible; (b) When utility projects are completed in the water or shoreland,
the disturbed area shall be restored as nearly as possible to the original condition; and
(c) All vegetation and screening shall be hardy enough to withstand the travel of
service trucks and similar traffic in areas where such activity occurs.
Staff Report: Native vegetation would be maintained whenever reasonably feasible. No
utility improvements would be completed in the water or shoreland. The project is
proposing to provide enhanced stormwater treatment technologies to substantially
improve the quality of water discharged, open spa ce, and landscaping to improve the
site over original conditions. All vegetation and screening would be hardy enough to
withstand the proposed traffic on site.
23. Modification Analysis: The applicant is requesting a street modification from RMC 4-6-060.F.2 in order to
align with WSDOT’s I-405, Renton to Bellevue Widening and Express Toll Lanes project improvements at
the NE 44th Street Interchange. An alternate street section has been designated for the portion of Lake
Washington Blvd N that fronts the Kennydale Gateway project. The proposal is compliant with the
following modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met.
Therefore, staff is recommending approval of the requested modification, subject to conditions as noted
below:
Compliance Modification Criteria and Analysis
✓
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.
Staff Comment: The applicant contends that the proposed improvements are in
alignment with the approved WSDOT plans for the NE 44th Street Interchange. The
proposed street frontage improvements would increase the travel lane width by one
foot, increase the sidewalk width by four feet, and would remove the additional ROW
behind the sidewalk (Exhibit 40). The applicant further indicates that the proposed
street modification helps to implement the policies and objectives of the Land Use and
Community Design Elements of the Comprehensive Plan. The specific policies are as
follows: Policy L-2: Support compact urban development to improve health outcomes,
support transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services; Policy L-18: Place areas that are located near a significant
amenity, such as a waterfront, are near major transportation or transit routes, and are
comprised of one or more large tracts of vacant or underutilized land in the Commercial
Office Residential land use designation and zone. This land banking designation is
intended to transform properties into compact, mixed -use developments that act as
City gateways, through master planning and coordinated design ; and Policy L-57:
Provide complete arranged as an interconnecting network or grid. Locate planter strips
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 69 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
between the curb and the sidewalk in order to provide separation between cars and
pedestrians. Discourage dead-end streets and cul-de-sacs.
The Community Design Element has applicable policies listed under a separate section
labeled Promoting a Safe, Healthy, and Attractive Community. These policies address
walkable neighborhoods, safety, and shared uses. The intent of the policies is to
promote new development with walkable places that support grid and flexible grid
street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consi stent with these policy
guidelines. See also FOF 17, Comprehensive Plan Analysis.
Compliant if
all conditions
of approval
are met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the minimal increase (one foot) in lane
width, widened sidewalk and removal of additional ROW behind the sidewalk would
meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code. The applicant further indicates that the design
team is under the opinion that the proposed road section would not impact the safety,
function, appearance, environmental protection, or maintainability intended by code.
Additionally, this road section has already been approve d for work by WSDOT in
association with the NE 44th Street Interchange.
The City’s Public Works Department/Transportation Division and Department of
Community and Economic Development have reviewed the street frontage sections of
Lake Washington Blvd N and the surrounding area projects and are recommending the
following modified street sections as more suitable for the site: North of the
roundabout, minimum half street improvements shall consist of a 32 foot paved
roadway (16 feet from centerline) consisting of an 11-foot wide travel lane and five-foot
(5’) wide bike lane, a half-foot (0.5’) wide curb, an eight-foot (8’) wide planting strip, a
12-foot wide sidewalk, street trees and storm drainage improvements. If the
improvements installed by WSDOT do not meet the prescribed improvements as listed
above, the developer shall install improvements consistent with those listed above.
The proposal indicates, south of the roundabout, frontage improvements consisting of
an eight-foot (8’) wide planter and eight-foot (8’) wide sidewalk. The Environmental
Review Committee (ERC) issued a mitigation measure that the applicant adds a second
northbound approach travel lane and a second northbound travel lane within the
roundabout at the project intersection. The final length of a second approach travel lane
would be required to be analyzed and presented to the City for review and final
approval. In addition, the applicant would be required to add a second southbound lane
within the roundabout at the N 43rd St / Lake Washington Blvd N intersection that
would include one (1) travel lane through the roundabout and one (1) dedicated right
turn lane onto N 43rd St.
Other frontage improvements, within Lake Washington Blvd N, would include the
following: south of the roundabout, minimum half street improvements would consist
of a 32 foot paved roadway (16 feet from centerline) consisting of an 11-foot wide travel
lane and five-foot (5’) bike lane, a half-foot (0.5’) curb, an eight-foot (8’) wide planting
strip, a 12-foot sidewalk, street trees and storm drainage improvements such that it
aligns with the existing street frontage at the southwest corner of the property.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 70 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
ROW dedication would be required to install the roadway improvements and
roundabout as determined required by survey. The dedication is necessary to help
ensure there is enough ROW to complete the identified roadway improvements along
the project frontage. Staff is recommending, as a condition of approval, that the
applicant complete a covenant with the City to dedicate land required for street
frontage improvements on Lake Washington Blvd N to ensure applicable half-street
frontage improvements (such as the roundabout, roadway, bike lan e, curb, planting
strip, and sidewalk) are located within the pub lic right-of-way upon completion of the
phased project. A covenant to dedicate the land required for street frontage
improvements on Lake Washington Blvd N would be required prior to civil construction
permit issuance.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: The applicant maintains that the proposed modification would not
create any adverse impact to other properties in the vicinity. The applicant further
indicates that the parcels on the west side of Lake Washington Blvd N are owned by
King County Parks and are currently gravel parking and the Eastside Rail Corridor Tra il.
The applicant maintains that the parcels could be improved with the modified half street
and still accommodate parking and the trail and the parcels south of May Creek could
utilize this same standard if requested by the City of Renton.
See comments under criterion ‘b’.
✓
d. Conforms to the intent and purpose of the Code; and
Staff Comment: The applicant contends that the minimal increase (one foot) in lane
width, widened sidewalk and removal of additional ROW conforms to the intent and
purpose of the Code and the lane width is in alignment with a minor arterial, the next
higher classification of road. The applicant further indicates the wider sidewalk would
meet the intent of code by providing additional sidewalk width in an area that has the
potential for higher pedestrian usage with the May Creek Trail, Eastside Rail Corridor
Trail, Seahawks practice facility, and the proposed Sound Transit Park-and-Ride in the
near vicinity of the project.
See comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: The applicant contends that the minimal increase (one foot) in lane
width, widened sidewalk and removal of additional ROW is justified, as it brings the
road standard into alignment with what has been previously approved for the WSDOT
improvements associated with the NE 44th Street Interchange.
See comments under criterion ‘b’.
24. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees (Exhibit 44).
✓ Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Hazelwood
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 71 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
Elementary, Risdon Middle School, and Hazen High School. Students from the proposed
development would be bussed to their respective schools from the designated bus stop
location at the intersection of Lake Washington Blvd N and N 43rd St.
A School Impact Fee would be required for the future residential dwellings. The current
Renton School District Impact Fee is $4,737.00 per multifamily dwelling unit plus a
school impact administration fee of 5% of the total school impact fee. Assessed fees are
based on the City of Renton Fee Schedule. The school impact fee is calculated and paid
at time of building permit issuance.
✓
Parks: A Park Impact Fee would be required for the future dwellings. The current Park
Impact Fee is $1,977.62 for multi-family dwelling units for buildings with five (5) or more
units. Assessed fees are based on the City of Renton Fee Schedule. The fee is calculated
and paid at time of building permit issuance.
✓
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The applicant’s preliminary Technical Information Report (TIR)
prepared by Core Design, Inc., dated November 12, 2021 (Exhibit 12) indicates drainage
from the site outfalls to May Creek within a ¼ mile of the site and then southwest to
Lake Washington with a flow path of less than ½ mile. This means the project qualifies
for the Direct Discharge Flow Control Exemption. As a result, no flow control facility is
required or proposed for the project.
The proposal requires full drainage review under the 2022 Renton Surface Water Design
Manual (RSWDM). Based on the City of Renton’s flow control map, the site falls under
Flow Control Duration Standards Matching Existing Site Conditions and is located within
the Lower May Creek drainage basin.
All projects that add more than 5,000 square feet of pollution generating impervious
surface (PGIS) that is not fully dispersed and less than 0.75 acre of pollution generating
pervious surface that is not fully dispersed require water quality. The preliminary TIR
indicates that more than 5,000 square feet of PGIS would be added and is proposing to
use two (2) Biopod water quality filters to provide the required enhanced basic water
quality treatment.
Appropriate on-site BMPs would be required to help mitigate the impact of storm and
surface water runoff from the development. During site construction, the applicant
would be required to implement temporary erosion and sediment control measures .
Such measures would include but are not limited to silt fences, conveyance swales,
check dams, catch basin inserts, mulching of exposed areas, and dust control.
✓
Water: The applicant submitted Preliminary Overall Grading & Utility Plan as part of
the Civil Sheets, prepared by Core Design, Inc., dated April 8, 2022 (Exhibit 11). The
Renton Regional Fire Authority has determined that the preliminary fire flow demand
for the proposed development is 3,250 gallons per minute (gpm) and the flow rate for
Building 1 is 2,250 GPM. A looped water main would be required around the
development since the fire flow demand exceeds 2,500 gpm. There is an existing 12-
inch water main in Lake Washington Blvd N that can deliver a maximum flow rate of
3,700 gallons per minute (GPM) and there is an existing 12-inch water main located in
an easement on the property that can deliver a maximum flow capacity of 2,800 GPM.
Civil plans for the water main improvements are required and must be prepared by a
professional engineer registered in the State of Washington. Refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 72 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
Appendix K of the City’s 2019 Water System Plan. Adequate horizontal and vertical
separations between the new water main and other utilities (storm sewer pipes and
vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and
maintenance of the water main. See Exhibit 39, Advisory Notes to Applicant, for a list of
water system improvements required of the proposed development.
✓
Sanitary Sewer: There is an existing 12-inch gravity wastewater main on the parcel and
there is an existing King County Interceptor line along the southern property line. The
development is proposing a new 8-inch sewer main extension to service the property.
With exception to a small portion of main connection to the King County Metro system
the on-site system shall be private. Private systems are required to be designed and
installed in accordance with City and Department of Ecology standards.
Individual sewer stubs from the sewer main and individual side sewers are required for
the commercial and residential uses of each building. All new sewer stubs would be
required to conform to the standards in RMC 4-6-040 and City of Renton Standard
Details. The 2022 sewer SDC fee for a 1-inch meter is $3,500.00 per meter, 1-1/2 inch
meter is $17,500.00 and a 2-inch meter is $28,000.00. SAD fees are payable at
construction permit issuance. For more information regarding sewer improvements, see
Exhibit 44, Advisory Notes.
I. CONCLUSIONS:
1. The subject site is located in the Commercial Office Residential (COR) Comprehensive Plan designation
and complies with the goals and policies established with this designation, see FOF 17.
2. The subject site is located in the Commercial Office Residential (COR) zoning designation and complies
with the zoning and development standards established with this designation provided the applicant
complies with City Code and conditions of approval, see FOF 18.
3. The proposed Master Site Plan complies with the Urban Design District ‘C’ Standards provided the
applicant complies with City Code and conditions of approval, see FOF 19.
4. The proposed Master Site Plan complies with the Master Plan and Site Plan Review criteria provided the
applicant complies with City Code and conditions of approval, see FOF 20.
5. The proposed Master Site Plan complies with the Critical Areas Regulations as established by City Code
and state law provided all advisory notes and conditions are complied with, see FOF 21.
6. The proposed Master Site Plan complies with the Shoreline Substantial Development Permit regulations
as established by City Code and state law provided all advisory notes and conditions are complied with,
see FOF 22.
7. The proposed Master Site Plan complies with the street modification criteria as established by City Code
and state law, provided the project complies with all advisory notes and conditions of approval contained
herein, see FOF 23.
8. There are safe walking routes to the school bus stop, see FOF 24.
9. There are adequate public services and facilities to accommodate the proposed Master Site Plan for
Phases 1, 2 and 3, provided the project complies with all advisory notes and conditions of approval
contained herein, see FOF 24.
10. Key features, which are integral to this project include master plan development and corresponding site
plan reviews for Buildings 1, 2, and 3 that ensure the mixed-use buildings, shoreline improvement and
public access, and infrastructure are constructed. As provided on detailed design elevations, design
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 73 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
renderings, and design plans the buildings would be constructed of high-quality materials and contain
modulation and articulation features commensurate with their overall scale and relationship to
pedestrians on the street. The proposed development project would have five (5) distinct courtyards, a
dog park, and commercial retail space at the southwest corner of Building 1 along Lake Washington Blvd
N. The buildings provide 360 degree architectural features throughout. Entries would be comprised of
expansive glazing, weather protection, and access to a public street. Pedestrian and vehicle conflicts are
minimized with limited curb cuts. The development includes below building parking to maximize the
project aesthetics from the public view. The proposed development would provide access to May Creek
Trail. Restoration of a portion of the vegetation conservation buffer would create habitat where none
currently exists. The site plan provides compatible transition to each phase of the development provided
the applicant complies with City Code and conditions of approval.
J. RECOMMENDATION:
Staff recommends approval of the Kennydale Gateway Master Site Plan application, File No. LUA22-000011, SA-
M, SA-H, SSDP, ECF, MOD, as depicted in the Kennydale Gateway Site Plan (Exhibit 2), subject to the following
conditions:
1. The applicant shall comply with the eight (8) mitigation measures issued as part of the reconsideration
Determination of Non-Significance - Mitigated, dated November 7, 2022.
2. The applicant shall submit a detailed phasing plan with sequencing and timing for the construction of all
on-site and off-site improvements. The detailed phasing plan shall be provided to and approved by the
Current Planning Project Manager prior to civil construction permit issuance.
3. Prior to civil construction permit issuance, the applicant shall submit a draft public street easement to the
City for required half-street street frontage improvements on Lake Washington Blvd N to ensure all street
frontage improvements can be repaired and accessed. A final public street easement (or equivalent) shall
be required to be submitted and approved prior to Temporary Certificate of Occupancy of Phase 1.
4. The applicant shall demonstrate compliance with the minimum freeway frontage setback or receive a
setback variance approval to encroach into the required 10-foot freeway setback located along the
eastern property line.
5. The applicant shall provide a detailed irrigation plan with the civil construction permit application. The
detailed irrigation plan shall be provided to and approved by the Current Planning Project Manager prior
to building permit issuance.
6. The applicant shall submit a revised tree retention and replacement plan that demonstrates compliance
with the minimum tree retention requirements of the code by retaining a minimum of thirty percent (30%)
of all significant trees on site. Alternatively, the applicant may include a minimum of three (3) new
supplemental replacement trees with a minimum size of at least four-inch (4”) caliper in a revised
landscape replacement plan as adequate replacement value to the significant trees that could be retained
at the southeast corner of the property. A final detailed landscape plan would be required to be submitted
and approved prior to issuance of a civil construction permit.
7. Prior to issuance of a civil construction permit the applicant submit a completed tree retention and credit
worksheet that demonstrates compliance or exceeds the minimum tree credit requirements of the code.
8. The applicant shall submit utility and landscape plans that include cross-section details identifying the
location and screening provided for all surface and roof top utility/mechanical equipment and identify
how they would be screened from public view. The applicant shall work with franchise utilities to ensure,
as practical, utility boxes are located out of public right-of-way view, active common open spaces, and
they shall not displace required landscaping areas. In addition, no utility boxes shall be located at the
entrances of the site between the buildings and the public street. The special utility and landscape plan
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 74 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
set shall be provided to, and approved by, the Current Planning Project Manager prior to civil construction
permit and/or building permit approval.
9. The applicant shall provide a detailed refuse and recycling collection plan. The final detailed plan shall also
be provided to the City’s contracted refuse and recycling hauler (currently Republic Services) with any
correspondence to and from the hauler provided to the Current Planning Project Manager.
10. The applicant shall demonstrate compliance with the minimum and maximum onsite parking stall count
for each phase of the development or request an administrative parking modification to reduce the overall
vehicle parking prior to civil construction permit issuance.
11. The applicant shall provide demonstrate compliance with the minimum standard and accessible parking
space general requirements along the primary access interior roadway that connects to N 43rd St. The
final detailed site plan shall be reviewed and approved by the Current Planning Project Manager prior to
civil construction permit approval.
12. The applicant shall provide bicycle parking for up to 195 spaces (Phase 1 – 65 spaces, Phase 2 – 54 spaces,
and Phase 3 – 76 spaces) and indicate compliance with bicycle parking standards on the floor plans
submitted with the building permit application. Bicycle parking details shall be reviewed and approved by
the Current Planning Project Manager prior to building permit issuance.
13. The applicant shall submit a detail fencing plan with the civil construction permit application that provides
material details, height, and location of the fencing within the site. The fencing shall be consistent, high-
quality, commensurate to the materials that are used throughout the devel opment, and consistent with
the shoreline fencing requirements of the code. The fencing material shall be wood, metal, ornamental,
or comparable material as approved by the Current Planning Project Manager. Chain link fencing shall not
be accepted. The final fencing details shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
14. The applicant shall submit revised building design plans that include added design features that would
ensure enhanced privacy for residents along the ground floor for units that are not abutting a courtyard.
The revised architecture schematic design plans shall be submitted to, and approved by, the Current
Planning Project Manager prior to construction permit approval.
15. The applicant shall submit a detailed entrance plan that includes specifications for pedestrian amenities
that add to the pedestrian experience and the human scale intended for the development. A revised
detailed entrance plan shall be submitted to, and approved by, the Current Planning Project Manager
prior to construction permit approval.
16. Where applicable, the applicant shall make all ground floor building entrances to individual units
convenient to access and include a minimum five-foot (5’) wide transition space from the street or
sidewalk to the unit entry. The revised plans shall be submitted to, and approved by, the Current Planning
Project Manager prior to permit issuance.
17. The applicant shall incorporate one (1) additional visual prominent feature that is compatible with the
development and project location in form and scale, such as public art. The revised plans shall be
submitted to, and approved by, the Current Planning Project Manager prior to permit issuance.
18. The applicant shall add enhanced urban cladding materials to the southwest corner of the parking
structure façade of Building 2. The detailed design elevations shall be provided to and approved by the
Current Planning Project Manager prior to building permit issuance.
19. The applicant shall provide a more direct accessible pedestrian connection from Lake Washington Blvd N
to the proposed concrete sidewalk that terminates at the southwest corner of Building 2. A detailed site
plan shall be submitted to, and approved by, the Current Planning Project Manager prior to civil
construction permit issuance.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 75 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
20. The applicant shall provide sidewalks with a width of at least ten feet (10’) of unobstructed walking surface
along the commercial retail façades of Building 1. In addition, the applicant shall increase the width of the
interior sidewalk located along the south facing façade of Building 2 to a minimum of five feet (5’) to be
of sufficient width to accommodate the anticipated numbers of users. A detailed site plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to construction permit
approval.
21. The applicant shall submit detail sheets and quantities of all fixed outdoor site furniture and amenities,
including, but not limited to, benches, group seating, refuse and recycling , pet relief areas/disposal, and
outdoor recreation equipment. The detail sheets and quantities shall be integrated in the detailed
landscape plan submitted with the civil construction permit to be reviewed and approved by the Current
Planning Project Manager.
22. The applicant shall submit verification that weather protection is at least four and one-half feet (4 ½’)
from the building and along five percent (75%) of the non-residential façades facing the public street and
interior streets and/or provide a written narrative of how the proposed weather protection meets the
intent and guidelines of the Pedestrian Environment section of the Urban Design Regulations with the
building permit application. The graphic verification and/or written narrative shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
23. The applicant shall provide a durable high quality parking security screen or similar that is consistent with
more traditional urban development when located on the façade facing a public street. Revised
architectural elevations and a materials board shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit approval.
24. The applicant shall provide texturing, reveals, or similar to the exposed concrete walls on the ground floor.
Revised architectural elevations and a materials board shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit approval.
25. The applicant shall submit an overall sign design package for review and approval by the Current Planning
Project Manager prior to the approval of any sign permit for the project.
26. The applicant shall submit a final lighting plan with the building permit applications that includes detail
sheets of all light fixtures and their supports. Fixtures and supports shall be pedestrian scaled and
consistent with the design of the site and provide adequate footcandle illumination in pedestrian areas.
The detailed lighting plan shall be reviewed and approved by the Current Planning Project Manager prior
to permit issuance.
27. The surface material for all pedestrian walking surfaces shall be either concrete, unit pavers, raised
boardwalk, or similar material as approved by the Current Planning Project Manager.
28. The applicant shall submit a revised site plan with civil construction permit application that contains
restrictive treatments to limit the secondary emergency access driveway entrance to emergency access
vehicles. The revised site plan shall be reviewed and approved by the Current Planning Project Manager
prior to civil construction permit issuance.
29. The applicant shall prepare a Construction Contingency Plan (CCP) to manage any environmental impacts
discovered during future redevelopment involving soil disturbance or mass excavation, including any
underground storage tanks. Compliance with the identified Construction Contingency Plan (CCP) shall be
reviewed and approved by the Current Planning Project Manager prior to civil construction perm it
issuance. In addition, if contamination is identified, the applicant shall follow Model Toxics Control Act
(MTCA) requirements to notify Ecology and take measures to protect workers and future residents.
30. The applicant shall allow gate access to May Creek Trail Park during on-site retail business hours. The final
fence detail plan shall be provided to, and approved by, the Current Planning Project Manager prior to
issuance of a civil construction permit.
City of Renton Department of Community & Economic Development
Kennydale Gateway
Staff Report to the Hearing Examiner
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Report of February 7, 2023 Page 76 of 76
SR_HEX_Report_Kennydale_Gateway_230207_v1
31. The applicant shall provide three (3) designated and signed short term public parking stalls near the gated
access to the May Creek Trail Park property. The final parking plan shall be provided to, and approved by,
the Current Planning Project Manager prior to issuance of a civil construction permit.
32. The applicant shall be required to provide a site-specific public access signage package with the civil
construction permit application. The public access signage package shall be provided to, and approved by,
the Current Planning Project Manager prior to civil construction permit issuance.
33. The applicant shall complete a covenant with the City to dedicate land required for street frontage
improvements on Lake Washington Blvd N to ensure applicable half-street frontage improvements (such
as the roundabout, roadway, bike lane, curb, planting strip, and sidewalk) are located within the public
right-of-way upon completion of the phased project. A covenant to dedicate the land required for street
frontage improvements on Lake Washington Blvd N would be required prior to civil construction permit
issuance.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Kennydale Gateway
Land Use File Number:
LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Date of Hearing
February 7, 2023
Staff Contact
Clark H. Close
Principal Planner
Project Contact/Applicant
Lori Obeyesekere
Hensley Lamkin Rachel, Inc.
14881 Quorum Rd, Dallas, TX
75254
Project Location
4350 Lake Washington
Blvd N, Renton, WA 98056
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-44: As shown in the Environmental Review Committee (ERC) Report
Exhibit 45: Staff Report to the Hearing Examiner
Exhibit 46: Notice of Complete Application Letter, dated January 13, 2022
Exhibit 47: On Hold Letter with Enclosures, dated February 14, 2022
Exhibit 48: Off Hold Letter, dated May 10, 2022
Exhibit 49: On Hold Letter with Enclosures, dated June 17, 2022
Exhibit 50: Off Hold Letter, dated August 31, 2022
Exhibit 51: Renton School District Letter
Exhibit 52: Urban Center Design Overlay District Report
Exhibit 53: Environmental “SEPA” Determination and Notice
Exhibit 54: Notice of Appeal, dated October 10, 2022
Exhibit 55: Notice of Public Hearing
Exhibit 56: Public Comment Email from Stacey Johnson, dated September 28, 2022
Exhibit 57: Staff Response to Ms. Stacey Johnson, dated October 21, 2022
Exhibit 58: Reconsideration Letter from HCMP Law Offices, dated October 28, 2022
Exhibit 59: Environmental “SEPA” Determination and Notice upon Reconsideration
Exhibit 60: Public Comment Email from Kai Dalton, dated December 29, 2022
Exhibit 61: Staff Response Email to Kai Dalton, dated December 30, 2022
Exhibit 62: Public Comment Email from Tom Baker, dated January 24, 2023