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Clark Design Group PLLC 21 January 2015 Page 1 of 2
Legacy Renton
Hampton Inn & Suites
1300 Lake Washington Blvd North
Variance Requests
The applicant is seeking the following variance to Renton Municipal Code 4‐9‐250:
1. Request for variance to construct within sensitive and protected steep slopes.
Sensitive areas (25‐40% slope)
+/‐ 3,060 sf sensitive areas impacted by proposed development
There are +/‐ 9,394 sf of sensitive areas located on site.
Protected areas (< 40% slope)
+/‐ 3,012 sf of protected areas impacted by proposed development
There are +/‐ 21,502 sf of protected areas located on site.
6. Special Review Criteria – Reasonable Use Variance – Critical Areas Regulations Only: For
variance requests related to the critical areas regulations not subject to subsections B7 to B11
of this Section, a reasonable use variance may be granted if all of the following criteria are met:
(Ord. 5676, 12‐3‐2012)
a. 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;
Per the Geotechnical Report dated 12/18/14, ‘Based on the slope reconnaissance,
stability of the slope areas of the property can be characterized as good. The planned
building structure incorporating structural foundation wall elements will effectively
improve overall site stability.’
b. There is no reasonable use of the property left if the requested variance is not granted;
No. The combined area of sensitive and protective areas are +/‐ 30,896 sf, which is
approximately 54% of the site area. The original scheme that was submitted to City of
Renton in December of 2013 was impacting +/‐75% of the sensitive and +/‐72% of the
protected areas, while the current proposal is impacting 33% of the sensitive areas and
14% of the protected areas. The development has reduced the impacts to the sensitive
and protected areas through the following redesign:
1. Relocating the structured parking garage to 2‐levels of below grade parking.
2. Reducing the hotel room count from 125 to 105 rooms.
Clark Design Group PLLC 21 January 2015 Page 2 of 2
c. The variance granted is the minimum amount necessary to accommodate the proposal
objectives;
Yes. The current site plan has located the building along Lake Washington Boulevard
North (western portion of the site) to minimize impacts to the sensitive and protected
areas, located on the northeastern portion of the site. The proposal will impact 33% of
the sensitive areas and 14% of the protected areas.
d. The need for the variance is not the result of actions of the applicant or property owner; and
No. The steep slopes were created by past grading activities. Per the Geotechnical Report
dated 12/18/14, ‘Historic excavation activity has occurred on site and has created
portion of the steep slopes throughout the northeasterly portion of the property.
Combined with the existing slope areas, the alignment of Interstate 405 and related off‐
ramp embankment fills border the easterly side of the site.’
e. The proposed variance is based on consideration of the best available science as described in
WAC 365‐195‐905; or where there is an absence of valid scientific information, the steps in
RMC 4‐9‐250F are followed. (Ord. 4835, 3‐27‐2000; Amd. Ord. 4851, 8‐21‐2000)
Yes.