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HomeMy WebLinkAboutEx07_Variance_Request_Justification 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. EXHIBIT 7 RECEIVED Clark Close 04/19/2023 PLANNING DIVISION DocuSign Envelope ID: 333EED88-7BF3-460B-A1D8-61BB96A24764 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 DocuSign Envelope ID: 333EED88-7BF3-460B-A1D8-61BB96A24764