HomeMy WebLinkAboutL_HLR_Architects_On_Hold_Letter_Responses_220429_v1
HENSLEY LAMKIN RACHEL, INC. HLRinc.net
14881 Quorum Drive, Suite 550, Dallas, TX 75254 972.726.9400
April 29, 2022
Clark Close
Senior Planner
City of Renton
1055 S Grady Way, 6th Floor
Renton, WA 98057
RE: Kennydale Gateway / LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD
Dear Mr. Close,
Following are the written responses to items requested for the above master application. Please also
see included rendering images of the project for visual aids in response to items below.
Construction Mitigation Description
A construction mitigation plan was provided by Exxel Pacific to Clark Close on March 31st and has been
added to the LUA submittal items within the online portal.
Sun Studies
See Figures 1.01 to 1.03, attached with this letter, showing shade and shadow throughout various times
of the year (June, September, and December) in the courtyard areas.
Following sustainable design practices in architecture, the courtyard design adopts passive strategies to
produce buildings which use the wind for cooling and the sun for lighting and heating. The proposed
inner courtyards act as a microclimate modifier that enhances the perception of comfort in the
surrounding environment and reduces the energy consumption of the buildings. The courtyards are
oriented with the buildings to ensure the south elevations will receive full sun exposure in the winter,
maximizing passive solar energy conservation.
Design Features
Comment: Developments located at district gateways must be marked with visually prominent features.
Identify special design features and architectural elements at this gateway location that create a sense of
place and are compatible with the district in form and scale.
Response: The project incorporates visually prominent features. The main entry spine for this project is
located off the future WSDOT roundabout along Lake Washington Boulevard North which will be a key
element to help define the entry of the project as the gateway to the neighborhood. This area will be
enhanced with a combination of distinctive architectural features that not only work at a pedestrian scale
but also at a larger scale. District gateway elements proposed are public plaza space, canopies along both
HENSLEY LAMKIN RACHEL, INC. HLRinc.net
14881 Quorum Drive, Suite 550, Dallas, TX 75254 972.726.9400
sides, floor to ceiling glass, and planting between the street and covered walkways. All entries are made
prominent by use of building setbacks, lighting, and landscape elements. Entries, lobbies, and storefronts
are oriented to sidewalks, with landscape directing pedestrian flow. Along the south side of the
roundabout, building two has balconies at the upper levels and accentuated roof lines for unique forms.
Implementing these various gateway design features at this main access point connects the site to the
adjacent neighborhood and pedestrian environment.
On the north side of Building 1, facing I-405, gateway design features have been added; including,
balconies at the upper floor units with canopies, raised parapets at the center, and featured brick bump-
outs for material variation and interest.
See attached Figures 2.01 thru 2.02 of the main entry from Lake Washington Blvd. N. roundabout that are
oriented toward and scaled for both pedestrians and vehicles.
Comment: On-site parking must be located and designed to reduce the visual impact of the parking area
and associated vehicles. As currently designed, approximately 2/3 of the ground floor building façades
along the public street frontage of Lake Washington Blvd N is architectural designed and dedicated to
vehicle parking. The at-grade parking must be designed to complement not dominate the streetscape
with blank walls. Consider adding two story townhomes on the ground floor of Lake Washington Blvd N
to activate the streetscape and pedestrian environment along Lake Washington Blvd N
Response: On the proposed site layout, the orientation of the parking garages responds to site
conditions so that it does not have a negative impact on the pedestrian realm. On all conditions where
this happens, the public sidewalk will be shielded from the garage walls by different elements that
provide a buffer. The main pedestrian activity of the project, the retail and leasing, are located directly
off the main entry into the site, thus engaging and activating the nearby neighborhood environment and
successfully reducing the visual impact of the parking areas.
For building one, the sidewalk will be elevated above the garage finish floor, making the garage wall
appear small. In addition, the garage façade is setback at least twenty feet from the sidewalk to allow
for a significant landscape buffer. For building two, the garage wall facing the public sidewalk is
separated at least thirty feet by an existing detention pond. This provides a natural buffer that will also
be enhanced with a combination of evergreen and deciduous tree, shrubs and ground cover.
See attached Figures 3.01 thru 3.04 illustrating how the building engages the sidewalk, while the garage
is setback and well landscaped.
Comment: The internal access road to serve the mixed-use project must give more priority and
importance to the pedestrian environment in the project design. Staff is recommending that the primary
internal road between proposed Buildings 1 and 2 and the internal road between proposed Buildings 2
and 3 be constructed with parallel parking to the roadway. Parking areas should be provided and
differentiated by material or texture from the roadway and sidewalk. Permeable materials are
encouraged. The construction details and specification should be shown in the plans.
Response: For the primary internal road the use of head in parking is offset by a combination of enhanced
pavement, active uses, ample sidewalks, adequate building setbacks, and urban oriented landscaping
which help create a more pedestrian friendly environment. Parking spaces have been adjusted to allow
more planting and specialty paving has been added through here as recommended.
For the secondary road between building two and three, a woonerf street concept is proposed. This will
allow for all the uses along this street to blend better and favor the pedestrian environment. One key
HENSLEY LAMKIN RACHEL, INC. HLRinc.net
14881 Quorum Drive, Suite 550, Dallas, TX 75254 972.726.9400
element for this street is the pedestrian system of pathways that are clearly delineated to connect
buildings, open spaces, and courtyards.
Construction details and specifications will be provided for permit.
See attached Figures 4.01 to 4.05 with pedestrian scaled views showing material and texture.
Comment: Align urban spaces with the development. Sidewalks and pathways along the façades of
buildings must be of sufficient width to accommodate the anticipated numbers of users. Therefore, a
similar sidewalk width and streetscape proposed along the north elevation of proposed Building 2, which
provides for enhanced social space or shared space, should be provided along the south elevation of
proposed Building 1. The identified walkway must include a minimum 8-foot (8’) wide unobstructed
walking surface. The construction details and specification should be shown in the plans.
Response: Buildings have been adjusted to provide a minimum 8-foot (8’) wide walkway along the south
elevation of Building 1. See Site Plan in Figure 6.01 for reference.
Comment: Building façades must be modulated and articulated to reduce the apparent size of buildings,
break up long blank walls, add visual interest, create a sense of scale, and enhance the character of the
neighborhood. The south elevation of proposed Building 1 lacks sufficient modulation and articulation to
reduce the apparent size of building.
Response: The elevation of the south side of building one provides all the above elements described to
reduce the effect of large walls. Special attention is given at the pedestrian scale by aligning the façade
with active uses that are heavily articulated with large canopies around public areas. Elevated entry stoops
that connect to residential units mirror the scale and style of street facing townhomes, while landscaping
design provides a transition area between the public and private. Brick-clad bump outs and varying roof
lines provide articulation and break up the overall façade.
See included pedestrian view of this elevation for clarity (Figure 5.01)
Comment: Garden style apartments (with exterior stairways) are not an allowed residential use in the
Urban Center- 2 (UC-2) zone. The architectural schematic design submittal items should be updated to
eliminate design elements and details that are consistent with garden style apartment use.
Response: No exterior stairways are proposed for this project.
Comment: Where ground floor commercial space is provided, the building is subject to the following
ground floor commercial space standards:
A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point;
A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15')
unless a lesser clear height is approved by the Administrator;
ADA compliant bathrooms (common facilities are acceptable);
A central plumbing drain line; and
A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
Provide the commercial space standards as identified. See RMC 4-4-150 for more information.
Response: RMC 4-4-150.E provides standards for commercial spaces where ground floor commercial
space is required, not when it is provided voluntarily. In the latter case, there are no applicable minimum
standards. This is a plain reading of the code because RMC 4-4-150.D specifically sets out where
HENSLEY LAMKIN RACHEL, INC. HLRinc.net
14881 Quorum Drive, Suite 550, Dallas, TX 75254 972.726.9400
commercial uses are required in (and doesn’t apply to this project site in the COR zone), and then
provides additional requirements for such spaces in section D. The preamble language in subsection E.1
“where ground floor retail is required” followed by “at a minimum” in subsection E.2 clearly links these
subsections with the requirements in section D.
Nevertheless, the plans have been updated with dimensions to show compliance with the minimum
depth and average depth requirements for commercial spaces, and with floor-to-ceiling heights,
demonstrating compliance with RMC 4-4-150.E.2.a and b. Please see Figure 6.01. A future tenant would
demonstrate compliance with the clear height, ADA-compliant bathrooms, and central drain line via its
future TI permit. The commercial space will be offered to lease in “warm-shell” condition without these
items constructed in the initial build-out to provide maximum tenant flexibility. The project will not
install a grease trap and ventilation shaft for a commercial kitchen hood/exhaust as the commercial
space is not envisioned for a restaurant use but instead neighborhood-serving retail appropriate for this
location. Further, installation of such facilities is infeasible in a multi-story residential building where a
vent shaft would impact all levels of apartments above the commercial space. If the City interprets these
standards to apply to the site, then project seeks a modification of subsection “e” via the process and
criteria in RMC 4-9-250.D, as follows:
a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan
Land Use Element and the Community Design Element and the proposed modification is the minimum
adjustment necessary to implement these policies and objectives;
The requested modification implements the policy direction of the Comprehensive Plan Land Use and
Community Design Elements. The COR designation is “intended to transform properties into compact,
mixed-use developments that act as City gateways, through master planning and coordinated design.”
This project achieves the intended goals for the COR zone by providing a new mixed use development
near Lake Washington and in close proximity to new transit connections. The project will meet the
mixed-use objective by providing a neighborhood-serving retail use rather than a restaurant. This also
meets Goal L-EE to “Build neighborhoods that promote community resiliency through healthy lifestyles,
active transportation, proximity to goods and services, access to local fresh food, environmental
sustainability, and a feeling of community.”
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment;
The modification will have no impact on the objectives and safety, function, appearance, environmental
protection and maintainability intended by the code requirements. The retail space will function well as
a neighborhood-serving retail use that does not need a kitchen grease trap and vent shaft.
c. Will not create substantial adverse impacts to other property(ies) in the vicinity;
HENSLEY LAMKIN RACHEL, INC. HLRinc.net
14881 Quorum Drive, Suite 550, Dallas, TX 75254 972.726.9400
The modification will not have a substantial adverse impact on other properties in the vicinity. The
modification is to remove requirements for a kitchen grease trap and vent shaft, which would be
improvements interior to the building. Removal of these interior improvements has no impact on other
properties in the vicinity.
d. Conforms to the intent and purpose of the Code; and
The modification conforms to the intent and purpose of the Code because the resulting design with the
modification still provides a fully-functional neighborhood retail space. The code recognizes the
modification process is available for projects where, as here, it is infeasible to install a kitchen grease
trap and vent shaft because such elements would have a disproportionate impact on the proposed
building and do not match the intended use of the space.
e. Can be shown to be justified and required for the use and situation intended;
The modification is justified and required for this project because of the disproportionate impact a
kitchen grease trap and vent shaft would have on three levels of multifamily units above the commercial
space. Instead, the proposal will provide neighborhood-serving retail that has a high likelihood of
success in this location and does not require these elements.
Comment: A new Bus Rapid Transit freeway station is proposed at NE 44th St, consideration should be
given to convert the proposed suburban-scale development to more of an urban form.
Response: The intent is for the overall design of the project to provide a scale that maintains the
surrounding neighborhood, meets design guidelines, and maximizes the net density that is consistent with
the scale of the surrounding neighborhood. Urban elements such as brick, steel balconies and canopies,
projected roof lines, open active-use courtyards and pedestrian-oriented buildings are proposed to bridge
the gap from the suburban neighborhood to this more urban development. The project will meet LEED
and Salmon-safe standards to be economically and environmentally sustainable.
See Figures 7.01 to 7.04.
Comment: Expand on how the project will be visualized from I-405. Consideration should be given to how
the project will be visualized from I-405 after the I-405 Renton to Bellevue – Express Toll Lanes Project is
complete.
Response: Currently, WSDOT is proposing a 20’ high wall along I-405 that will separate the pedestrian
level of the project from I-405. With the wall and height differences, only a small portion of the top floors
will be visible. We are proposing to enhance the northeast corner of the design of Building 1, which will
be the most visible, by providing architectural elements as gateway design features, including balconies
and accentuated roof design. We have added brick along the corners for material distinction and interest,
as well as modulation in the façade. With the completion of the express toll lane project, the visibility of
the project will only consist of the accentuated roof lines, elevated units, and extensive landscaping. It will
HENSLEY LAMKIN RACHEL, INC. HLRinc.net
14881 Quorum Drive, Suite 550, Dallas, TX 75254 972.726.9400
provide just enough of a view of this well-developed community to entice people to visit. Once inside the
property, the pedestrian friendly design connects to the surrounding environment.
See included views from I-405 for clarity (Figures 8.01 to 8.03)
ADDITIONAL COMMENTS
Comment: On February 5, 2022, the Duwamish Tribe Cultural Preservation provided agency comments
and recommendations regarding the subject application. Please provide a response to address these
review comments. A copy of these comments is provided as an enclosure to this letter.
Response:
1. Duwamish Tribe is recommending an archeological review performed on the project. We are in the
process of obtaining the archaeological review and will provide it as soon as it is complete.
2. Duwamish Tribe is recommending the vegetation conservation buffer be maintained. Per provided
reports, two small areas within the buffer occur on the site, which are currently unvegetated and covered
with impermeable surfaces. The proposed design has no impact on the buffer and there will be no loss of
ecological function.
THE FOLLOWING COMMENTS ARE PROVIDED BY CONSULTANT TEAM
Comment: On February 11, 2022, the Department of Ecology provided agency comments and concerns
regarding the proposed project. Please provide a response and corrections to the SEPA Environmental
Checklist to address the enclosed comments prepared by Kelli Sheldon the department’s SEPA
Coordinator.
Response: See attached revised SEPA Environmental Checklist.
Comment: Please provide a response and any updates to the project submittal items to address the
enclosed public comments prepared by Geary Long, Barbee Mill Community Organization (BMCO)
President.
Response: May Creek and Lake Washington are shorelines regulated by the Shoreline Management Act
and the City’s Shoreline Management Program. Both the Act and the Program encourage public access
to these public resource areas. Accordingly, we understand the Barbee Mill development is required to
maintain public access. The City has also directed that a public access connection to the existing May
Creek trail system adjacent to reach B is also a required component of this project under these
regulatory frameworks. The project proposes compliance with this requirement by providing a gate to
the public trail connection on the adjacent City-owned property that is a part of the May Creek
Greenway. To ensure future residents understand and respect the sensitive area around May Creek, a
sign will be posted on the inside of the gate that notifies residents the May Creek Greenway trail is City
property and they must act in accordance with City’s park rules and policies. The project’s approach is
fully consistent with the City’s goals for expanding access to the May Creek Greenway as outlined in the
2020 Parks, Recreation and Natural Areas Plan.
Comment: In the TIR a direct discharge exemption is claimed for core requirement #3. However, it is not
applicable unless the project can discharge directly to Lake Washington Blvd N through a manmade
conveyance system as identified in Criteria 2 of the Direct Discharge Exemption Criteria. Applicant shall
HENSLEY LAMKIN RACHEL, INC. HLRinc.net
14881 Quorum Drive, Suite 550, Dallas, TX 75254 972.726.9400
either provide manmade conveyance system and/or update TIR accordingly.
If electing to provide a manmade conveyance system, the conceptual route shall be depicted on the
preliminary utility plans.
Given that the project resides in the Peak Rate Flow Control Standard and given that the preliminary TIR
indicates the project will result in less impervious surface than what currently exists on site, it is likely that
the project could meet exception criteria no. 1 in section 1.2.3.1.A of the RSWDM which waives the flow
control facility requirement and allows the project to discharge to the existing May Creek outfall location
located at the southwest corner of the project site. Applicant should review the exception criteria and, if
appropriate, update the TIR to demonstrate compliance with the exception. If the exception criteria
cannot be achieved and a manmade conveyance system as indicated above is not provided, then a flow
control facility may be required.
Response: Exception criteria no. 1 from Section 1.2.3.1.A of the RSWDM can be met by the project. The
TIR has been updated to reflect this. Please reference submitted TIR version 2.
Additional Comments:
o The TIA refers to various studies done by WSDOT. The TIA shall be updated to include all referenced
WSDOT studies for the intersection and proposed round-a-about.
Response: All referenced WSDOT studies have been provided as requested.
o The TIA should be updated to include N 41st St/Lake Washington Blvd N as a study intersection.
Response: See attached Traffic Impact Analysis Comment Responses document
o The proposal depicts the sewer connecting to what appears to be the existing King County Metro manhole
which is not allowed for private parties. Instead, the applicant must connect to the City of Renton sewer
system which in turn is connected to the King County Metro system.
If feasible, applicant shall revise the sewer connection such that it connects to the existing City of Renton
wastewater system on site. A connection at either the existing manhole (facility ID MH4779) or a new
manhole located between the King County Metro line and MH4779 is preferred.
The sewer upstream of the last manhole prior to connecting to the King County Metro line shall be private.
If a connection to the existing City system is not feasible applicant shall contact the City’s development
engineer for design development and coordination.
Response: Sewer connection location has been updated to connect to the existing City of Renton sewer
system on-site. Please reference submitted revise Civil Plans version 2.
o The preliminary fire flow is estimated to be 3,200 GPM, projects that have a fire flow in excess of 2,500
GPM require a looped water main around the building. The preliminary utility drawings do not depict a
looped water main around proposed Building 1 or proposed Building 2. The applicant should do the
following:
• Revise the preliminary utility plans to include the loop around proposed Building 2. In the southwest
corner of the site, a 12-inch main should connect the existing main in Lake Washington Blvd N to the
proposed water main located in the drive aisle between proposed Buildings 2 and 3.
• Consult Renton Regional Fire Authority plans reviewer Corey Thomas (cthomas@rentonrfa.com) to
determine if a looped main around proposed Building 1 is required. The current building layout does
not facilitate installation of a looped water main as the proximity of the building to the eastern
property line does not provide sufficient space for the required easement (15 feet) or building setback
from the main (10 feet).
Response: Water loop around Building 2 has been added and connected to main in Lake Washington Blvd
HENSLEY LAMKIN RACHEL, INC. HLRinc.net
14881 Quorum Drive, Suite 550, Dallas, TX 75254 972.726.9400
N. Please reference submitted revise Civil Plans version 2.
o The existing water main and connection point in Lake Washington Blvd N, located within the round-a-
bout, will need to be relocated to the travel lanes. It is recommended the adjustment be shown on the
preliminary utility plans.
Response: Existing water main connection has been relocated.
o The new on-site water main is depicted as eight-inch (8”), it is required to be a minimum of 12-inch (12”).
It is recommended the adjustment be shown on the preliminary utility plans. Please reference submitted
revise Civil Plans version 2.
Response: Water mains are now called out to be 12” DI. Water meters, backflow prevention, and
irrigation meter are now shown on the plans. Please reference submitted revise Civil Plans version 2.
o It is recommended that the preliminary utility plans depict the water meters and backflow prevention
devices for the domestic, commercial, and, if applicable, irrigation service as these facilities can be very
large.
Response: Fire service and backflow prevention now shown. Please reference submitted revise Civil Plans
version 2.
o It is recommended that the preliminary utility plans depict the fire service and backflow prevention
devices as these facilities can be very large. If the backflow device is proposed to be within the building it
is recommended that the architectural floor plans depict the fire riser room.
An oil/water separator (OWS) will be required for connecting the covered parking lots to sewer. The
proposal depicts covered parking on the first floor of each building but does not depict an OWS or
connection to the sewer system. These utilities are recommended to be shown on the preliminary utility
plans as they can be very large.
Response: We have now been able to coordinate these utilities with the plumbing engineer and add them
to the plans. Please see included updated plans.
o Sizing of the biopod facilities shall account for the correction factor depicted in table 6.2.1.A of the
RSWDM. Revised calculations are recommended to be provided with the preliminary TIR as this can
increase the size of the facility.
Response: Sizing of the BioPod facilities has been updated to account for the correction factor. Please
reference submitted revise Civil Plans version 2.
Sincerely,
Lori Obeyesekere
Architectural Project Manager
KENNYDALE GATEWAYKENNYDALE GATEWAY
LUA SUBMITTAL IMAGE PACKAGELUA SUBMITTAL IMAGE PACKAGE
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 1.01
SUN STUDIES
JUNE
MORNING NOON AFTERNOON
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 1.02
SUN STUDIES
SEPTEMBER
MORNING NOON AFTERNOON
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 1.03
SUN STUDIES
DECEMBER
MORNING NOON AFTERNOON
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 2.01
MAIN ENTRY
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 2.02
MAIN ENTRY
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 3.01
LAKE WASHINGTON BLVD. N
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 3.02
LAKE WASHINGTON BLVD. N
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 3.03
LAKE WASHINGTON BLVD. N
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 3.04
LAKE WASHINGTON BLVD. N
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 4.01
INTERNAL ACCESS ROAD
IMAGERY
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 4.02
INTERNAL ACCESS ROAD
IMAGERY
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 4.03
INTERNAL ACCESS ROAD
IMAGERY
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 4.04
BUILDING 3
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 4.05
INTERNAL ACCESS ROAD
IMAGERY
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 5.01
BUILDING 1 FACADE
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 6.01
RETAIL ON SITE
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 7.01
NEIGHBORHOOD CONTEXT
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 7.02
NEIGHBORHOOD CONTEXT
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 7.03
NEIGHBORHOOD CONTEXT
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 7.04
NEIGHBORHOOD CONTEXT
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 8.01
I-405 VIEW FROM PROPOSED
ROUNDABOUT
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 8.02
I-405 VIEW NORTH
KENNYDALE GATEWAY
CONCEPT RENDERINGS
FIGURE 8.03
I-405 VIEW SOUTH