HomeMy WebLinkAboutEx06_Project_Variance_Narrative
HENSLEY LAMKIN RACHEL, INC. HLRinc.net
14881 Quorum Drive, Suite 550, Dallas, TX 75254 972.726.9400
April 19, 2021
Planning Division
1055 South Grady Way
Renton, WA 98057
RE: Kennydale Gateway
4350 Lake Washington Blvd. North
Vulcan Real Estate
Project Narrative for Variance
1. Project Name, Size and Location
The proposed project name is Kennydale Gateway.
The project address is 4350 Lake Washington Boulevard. It is located immediately south of the area of
the intersection of Lake Washington Boulevard and Interstate 405 in the City of Renton. Along the north
edge of the site, Lake Washington Boulevard N. becomes N 44th Street. The site sits just north of the May
Creek Trail and is lined with trees along the southern edge. There is a single-family development across
Lake Washington Blvd. N. to the west. To the north across Lake Washington Blvd. N. is the Quendall
Terminals development site and further north is the Seahawks practice facility, while I-405 borders the
east side of the site. WSDOT has proposed a 20-foot-tall buffer wall along the entirety of the east side of
the site with the I-405 Widening project. The full site is approximately 7.7 gross acres.
The site is mostly impervious surfaces with scant vegetation along the periphery. A stormwater pond
exists in the southwestern corner of the site to collect and treat stormwater runoff.
We are proposing three four-story apartment buildings with at-grade courtyards and parking. Per the
Hearing Examiner’s direction, we are seeking a variance request for the proximity of Building 1 to the
property line along the east side of the site.
Site Access
The current WSDOT plans indicate a roundabout at the intersection of Lake Washington and N. 43rd
Street. We have incorporated the roundabout into our conceptual planning, placing the primary site
entrance at the roundabout directly opposite the existing curb cut at N 43rd St. This will be heavily
landscaped with a plaza space and proposed prominent feature to engage the site. 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 buildings to provide visibility and clear
connection. Visual prominence will be achieved with special landscape treatment, an open plaza,
landmark building form and architectural features. Directly upon entry into the site, a retail space with
pedestrian-oriented frontage is proposed on the north side and the main leasing and amenities for all
three buildings on the south side. A grand lobby with covered walkways invites residents into the site.
At the residential units, the buildings will be set back as required and feature landscaping between the
sidewalk and the building. Private access to the residential buildings is created through the middle of the
site with a private street that continues south to loop the site. At-grade parking will be provided
throughout the site, hidden by the buildings and substantially landscaped.
Building 1
Building 1 is proposed for the northernmost part of the site. Approximately 1,500 square feet of retail
space is proposed at the main entry corner of this building. The street is designed with parking, wide
EXHIBIT 6
RECEIVED
Clark Close 04/19/2023
PLANNING DIVISION
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HENSLEY LAMKIN RACHEL, INC. HLRinc.net
sidewalks, streetlights and benches to feel more like an urban streetscape complete with first -floor
residential entries facing the street. Building 1 is a four-story building consisting of approximately 100
wood-framed apartments over an at-grade concrete parking garage. Surface street parking is hidden
behind the building and flanked by courtyards. The northeast corner of this building is closer than 10’-0”
to the property line due to the angling of the property line to allow for the I-405 freeway frontage and
access along the north side of the site. The property is more than 88’-0” to the southbound freeway
lanes, providing sufficient separation for the proposed building.
Building 2
To the south of the roundabout main entry, building 2 will host the main leasing and amenities for all
three buildings. Shared amenities such as fitness and club in one large gathering space create a sense of
community and integrated design. The north portion of building 2 consists of four -story wood frame
construction with units and amenities on the ground level wrapping an ample courtyard that will include
main activities for the residents. The south portion of Building 2 will provide one level of parking at grade
with three-story wood framed units above. Approximately seven thousand square feet of amenities and
125 apartments are proposed for this building.
Building 3
On the southeast side of the site, along I-405, Building 3 will provide approximately 150 apartments as
well as parking. An interior courtyard provides open green space to the residents. Building 3 proximity to
the southbound freeway lanes is similar to building 1.
Overall Design
All apartments will consist of unit finishes typical for a Class A apartment community. The apartments will
be designed in studio, one-bedroom, and two-bedroom configurations with an average size of eight
hundred square feet. An acoustical consultant will work with us for the entire process of the project to
ensure any potential noise from the I-405 will be mitigated at the living spaces. All three buildings are
configured to create enclosed landscape courtyards. Sufficient parking for the residents will be provided
off street and within open parking structures that are designed to be part of the buildings, hidden by
landscaping and building elements.
Summary of current zoning parameters
The site has a Comprehensive Plan Land Use Designation of Commercial-Office-Residential (COR) and is
in the Urban Design Overlay District C.
Maximum Lot Coverage for Buildings - 75% lot coverage, since parking is provided within the building or
within a parking garage.
Minimum Net Residential Density - 30 dwelling units per net acre.
Maximum Net Residential Density - 50 dwelling units per net acre.
Yards - All yards are determined through site plan review.
Minimum Freeway Frontage Setback - 10 ft. landscaped setback from the property line, seeking variance.
Clear Vision Area - In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision
area defined in RMC 4-11-030. Landscaping General - See RMC 4-4-070
Maximum Building Height - 10 stories and/or 125 ft.
Maximum Building Height When a Lot Is Abutting a Lot Designated as Residential - Determined through
site plan review.
Screening - Minimum Required for Outdoor Loading, Repair, Maintenance, Storage or Work Areas;
Surface-Mounted Utility and Mechanical Equipment; Roof Top Equipment (Except for Telecommunication
Equipment) - See RMC 4-4-095
Refuse or Recycling - See RMC 4-4-090
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HENSLEY LAMKIN RACHEL, INC. HLRinc.net
Parking and loading – General - See RMC 4-4-080 and RMC 10-10-13. 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.
Pedestrian Access – General - Determined through site plan review.
Signs – General - See RMC 4-4-100
Loading Docks – Not Applicable/No loading docks on project
Dumpster / Recycling - Size and Location of Refuse or Recycling Areas - See RMC 4-4-090
Critical Areas - See RMC 4-3-050 and 4-3-090
SPECIAL DEVELOPMENT STANDARDS
Design Regulations - See RMC 4-3-100, Urban Design Regulations.
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, applicable to each story or an equivalent standard that
adds interest and quality to the building.
Roofline and Facade 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.
Current Use of Site
The property is currently occupied by industrial uses. There are 4 existing one-story warehouse-type
structures and surface paving. All existing structures would be cleared from the site.
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