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HomeMy WebLinkAboutPN_Project Variance Narrative_230419_v1 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 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 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.