HomeMy WebLinkAboutM_Project Variance Request Justification_230419_v1
HENSLEY LAMKIN RACHEL, INC. HLRinc.net
14881 Quorum Drive, Suite 550, Dallas, TX 75254 972.726.9400
April 19, 2023
Clark Close
Senior Planner
City of Renton
1055 S Grady Way, 6th Floor
Renton, WA 98057
RE: Kennydale Gateway Variance Request / LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Dear Clark,
Per the Hearing Examiner decision for the Master Site Plan application for Kennydale Gateway, “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.”
Under RMC 4-2-120B “Development Standards for Commercial Zoning Designations – COR, - a minimum
freeway frontage setback of 10 ft. landscaped area from the property is required.”
The applicant would like to seek a variance for this 10-foot freeway setback standards. Per direction
received, the variance request can be processed administratively since it is directed by a condition in the
Hearing Examiner’s decision, and there are no other approvals requiring Hearing Examiner review.
Variance Request and Decision Criteria
The site is uniquely situated at the intersection of Lake Washington Blvd. N. and I-405. No other multi-
family apartment structure exists in a similar situation in the City of Renton. The I-405 freeway runs
adjacent to the east property line. The northeast corner of Building 1 is proposed at approximately 1’-8”
from the east property line in one location. Three units above parking are proposed here, with a study
designated in the corner. The east property line at this corner is approximately 12’-8” from the frontage
road and 88’-0” from the freeway. The freeway travel lane is a similar distance from the building along
the south side of the project. WSDOT’s I-405 Renton to Bellevue Widening project improvements will
provide a 20’-0” tall buffer wall along the east property line, which will block up to the first two levels of
units in this location. Noise mitigation measures, such as triple pane windows and tested exterior wall
assemblies, will be applied to this unit. With the combination of the buffer wall, the actual distance to
the freeway and noise mitigation, the proposed corner to the property line more than meets the
purpose of RMC 4-2-120B. The unique site conditions meet the variance criteria established in RMC 4-9-
250.B.6, as set out below.
a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is
necessary because of special circumstances applicable to the subject property, including size,
shape, topography, location or surroundings of the subject property, and the strict application of
the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by
other property owners in the vicinity and under identical zone classification.
HENSLEY LAMKIN RACHEL, INC. HLRinc.net
14881 Quorum Drive, Suite 550, Dallas, TX 75254 972.726.9400
The practical difficulty is posed by the location and surroundings of the subject property adjacent to I-
405. Due to the 20’ tall buffer wall, strict application of the freeway frontage setback unnecessarily
reduces the number of units that can be built on this site and would result in a canyon along the freeway
wall. The current design allows for maximum density on the project and revising that will result in a loss.
The property faces a unique burden from the freeway setback with the scale of the 7-acre project site
and the 713’-0” length of I-405 frontage. The freeway travel lanes proximity to the property line
provides more than 10’-0” of separation from the actual freeway.
b. That the granting of the variance will not be materially detrimental to the public welfare or
injurious to the property or improvements in the vicinity and zone in which subject property is
situated.
The proposed configuration will not be a detriment to the public, the project, property or improvements
in the vicinity, or the future tenants living here. The proposed design allows for maximizing housing
density on the site without impacting public welfare or other buildings/improvements in the area. If
required to maintain the 10’-0” landscape buffer from the property line, six units and a portion of
Building 1 that has distinct gateway features will be impacted. Less housing than a code-compliant
design is a detriment to the City of Renton. Building 1, Building 2, Building 3 and the entire site are
providing adequate landscaping buffers with substantial planting to enhance the project. The units in
this location will be provided with air conditioning, eliminating the need to open windows. Acoustical
testing is being performed on the project and triple pane windows and noise dampening materials will
be provided to mitigate noise as needed.
c. That approval shall not constitute a grant of special privilege inconsistent with the limitation
upon uses of other properties in the vicinity and zone in which the subject property is situated.
The approval of the 10’-0” freeway setback variance does not constitute a grant of special privilege
inconsistent with the limitation upon uses of other properties in the vicinity. The setback reduction will
be imperceivable from surrounding properties due to the 20’-0” buffer wall and actual distance of
freeway to the property in this location.
d. That the approval is a minimum variance that will accomplish the desired purpose.
The design has been carefully curated to address the site conditions to the maximum extent feasible.
The current design appropriately responds to the unique site conditions, while contributing housing to
Renton, and providing an excellent design.
In summary, the setback variance for the 10’-0” freeway frontage setback meets the variance criteria in
the code. For a 7-acre site, with a long freeway frontage buffered by a 20’-0” wall, the variance results in
additional housing for the community, has no detrimental impact, and provides a better project overall.
Sincerely,
Lori Obeyesekere
Architectural Project Manager