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Home My WebLink AboutD_DSE5_Triton_Towers_Parking_TUPII_200131_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PLANNING DIVISION TIER 2 TEMPORARY USE PERMIT PROJECT NUMBER: LUA19-000307, TP PROJECT NAME: DSE5 Triton Towers Parking PROJECT MANAGER: Brittany Gillia, Assistant Planner APPLICANT: John Miller-Simard, Amazon.com, Inc 1101 SW 16th Street Renton, Washington 98057 J.P.Harlow, Lincoln Property Company 500 Yale Avenue North, Suite 300 Seattle, Washington 98109 OWNER: LOCATION: 700 S RENTON VILLAGE PL, 707 S GRADY WAY DATE OF DECISION: January 31, 2020 DATE OF EXPIRATION: January 31, 2022 DESCRIPTION: The applicant is requesting approval of a Temporary Use Permit (Tier II) to allow delivery vehicle and employee parking in 250 of the total 1,258 stalls in the Triton Towers parking lot located at 700 South Renton Village Place (Parcel 1923159001 herein referred to as Tower 2) and 707 South Grady Way (Parcel 1923059023 herein referred to as Tower 3). The site is mapped in the Wellhead Protection Area, Zone 2, and a High Seismic Hazard Area. The applicant will be temporarily utilizing 40,000 square feet on the combined 13.72 acre site in the Commercial Office (CO) zone for off site fleet vehicle parking that is considered accessory to Amazon’s ‘warehouse’ use. The site is currently used for office space, however, the low occupancy rate causes the majority of the parking lot to remain vacant. Occupancy totals have been submitted for each building (Exhibit 3) to give staff the proper data for a parking analysis. As of December 23, 2019 Tower 2 is at a 0% occupancy and Tower 3 is at 100% occupancy. Staff recommends as a condition of approval that the owner of Triton Towers must submit a written report every 60 days to the Current Planning project manager that indicates the status of lease up operations on the property, indicating any foreseen changes in occupancy levels. If there appear to be any significant changes in occupancy that may affect this temporary use permit, staff reserves the ability to alter the amount of permitted stalls for this temporary use. Both parcels combined currently have a total of 1,258 available stalls. Based on current parking regulations, RMC 4-4-080.F.10.d Parking Spaces Required Based on Land Use, the minimum parking requirement for both parcels is a combined total of 540 stalls. Combining the minimum requirement of stalls (540) with the proposed stalls to be leased (250) for a total of 790 needed stalls on site will not impede the project from meeting parking regulations. DocuSign Envelope ID: DE7A0053-6128-4C63-AA6A-2B39ED7336F9 City of Renton Department of Community & Economic Development Administrative Temporary Use Permit LUA19-000307, TP DSE5 Triton Towers Parking Temporary Use Permit Page 2 of 4 DECISION DATE: 01/31/2020 According to the application, Amazon delivery drivers will leave personal vehicles in the lot while delivering packages during the day. During the evening, the commercial vans will stay overnight in the parking lot. Staff recommends as a condition of approval that all commercial and personal vehicles must be contained within the agreed upon 250 stalls and that larger vehicles be parked along the southern edge of the identified stalls. The property has been sold during the course of review for this permit. The new property owner, Lincoln Property Company, has requested that the use of temporary parking be allowed until January 31st, 2022 instead of the original request of February 31, 2020. No alterations to the building or site are proposed as a part of this permit. There is no new proposed access to the site, and no trees will be removed as a result of this proposal. Legal access to the site is taken off of South Renton Village Place, Talbot Road South, and South Grady Way, however, a public comment has been received from RVA Entities and is attached as Exhibit 4 that raises concern of the use of neighboring properties for access to the site. Due to the need for unobstructed emergency access routes, barriers between the project site and the property of RVA Entities will not be allowed. Staff recommends as a condition of approval that all vehicles encompassed by this temporary use permit abide by the legal adjoining access to South Grady Way, Talbot Road South, and South Renton Village Place unless express written permission from abutting property owners are submitted to the City. If there is no permission granted from the abutting property owner for ingress and egress across their site, and reports of vehicles related to this permit trespassing on abutting properties are submitted, staff reserves the right to revoke this Temporary Use Permit at any time. The public comment also states that there have been commercial vehicles that may not be affiliated with the applicant or the property owner that have been using the site for parking. Staff recommends as a condition of approval that all commercial vehicles encompassed in this temporary use permit must be using the stalls for parking only and they must also be clearly marked and easily identifiable to their corporation. This temporary parking permit is subject to RMC4-9-240J Temporary Use Permit Decision Criteria: 1. The temporary use will not be materially detrimental to the public health, safety, or welfare, nor injurious to property or improvements in the vicinity of the temporary use; and Staff Comment: Staff requires that any vehicles related to this permit must use the proper access points for the project site as to ensure there is no additional traffic or vehicular hazard for surrounding properties therefore the use would not be materially detrimental to the public health, safety or welfare nor injurious to property in the vicinity. 2. Adequate parking facilities and vehicle ingress and egress are provided to serve the temporary use and any existing uses on the site; and Staff Comment: Staff has conducted a parking analysis and concludes that there would be sufficient parking for the existing office use of Triton Towers in addition to the temporary use of vehicle parking as an accessory use to the Amazon warehouse, provided all conditions of approval are met. 3. Hours of operation of the temporary use are specified, and would not DocuSign Envelope ID: DE7A0053-6128-4C63-AA6A-2B39ED7336F9 City of Renton Department of Community & Economic Development Administrative Temporary Use Permit LUA19-000307, TP DSE5 Triton Towers Parking Temporary Use Permit Page 3 of 4 DECISION DATE: 01/31/2020 adversely impact surrounding uses; and Staff Comment: The temporary use would occur at all hours. When delivery vans are not parked in the lot during the day, employee vehicles will be using the lot. In the evening, the Amazon vehicles will be parked in the lot overnight. Staff does not anticipate any adverse impacts to surrounding uses as a result of this temporary use. 4. The temporary use will not cause nuisance factors such as noise, light, or glare which adversely impact surrounding uses; and Staff Comment: The proposed temporary use will not create any additional unusual noise, light, or glare that commonly occurs in parking lots. To ensure that no nuisance activates occur on the site staff recommends as a condition of approval that no maintenance or other vehicular related activities besides parking may occur in this lot under this Temporary Use Permit. 5. If applicable, the applicant has obtained the required right-of-way use permit. (Ord. 5917, 12-10-2018) Staff Comment: N/A The Temporary Use Permit is hereby Approved with Conditions* and subject to the following conditions: *CONDITIONS OF APPROVAL: 1. All temporary parking encompassed in this Temporary Use Permit (TUP) shall be contained to the 250 stalls to the western edge of the property that have been identified in Exhibit 2. Delivery vehicles shall be clearly marked and easily identifiable to be recognized as vehicles utilizing this TUP. Larger commercial vehicles shall be parked on the southernmost portion of the allotted parking stalls and away from South Grady Way. The only activity allowed through this TUP is parking. There shall be no repair, maintenance, or refueling, or other vehicle related activities conducted on the project site as part of this TUP. 2. All vehicles utilizing this Temporary Use Permit (commercial and personal) must abide by the project site's current adjoining legal access to South Grady Way, Talbot Road South and South Renton Village Place. 3. If the owner of Triton Towers enters into a lease which increases the tenant occupancy levels on the proposed sites (a “New Lease”), the City may revise this Permit, reducing the amount of allowed Temporary Parking to the extent necessary to meet any increase in parking demand by office tenants. The owner will comply with any required reduction in Temporary Parking by removing excess vehicles prior to the start of the New Lease. 4. The owner of Triton Towers shall submit a written report every 60 days to the City of Renton noting the status of lease up operations on the property, indicating any foreseen changes in occupancy levels. The report may be submitted by email to the Current Planning project manager. 5. Vehicles encompassed by this TUP shall not utilize the abutting properties for ingress or egress to the project site at any time without written permission from the property. If complaints are received identifying that this condition has not been satisfied, staff reserves the right to revoke this permit. DocuSign Envelope ID: DE7A0053-6128-4C63-AA6A-2B39ED7336F9 City of Renton Department of Community & Economic Development Administrative Temporary Use Permit LUA19-000307, TP DSE5 Triton Towers Parking Temporary Use Permit Page 4 of 4 DECISION DATE: 01/31/2020 SIGNATURE: Date Jennifer Henning, Planning Director RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation or fact. After review of the Reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. APPEALS: Appeals of the permit issuance must be filed in writing on or before 5:00 p.m. on February 14, 2020. Appeals must be filed in writing together with the required fee with Hearing Examiner, c/o City Clerk, City of Renton, 1055 South Grady Way, Renton, WA, 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, 425-430-6510. EXPIRATION: A Temporary Use Permit is valid for up to one year from the effective date of the permit, unless the Community & Economic Development Administrator or designee establishes a shorter time frame or an applicant can request that a permit be valid beyond the one year expiration, for up to five years at the time of application or prior to permit expiration. EXTENSIONS: Extension requests do not require additional fees and shall be requested in writing prior to permit expiration to the Department of Community & Economic Development Administrator. DocuSign Envelope ID: DE7A0053-6128-4C63-AA6A-2B39ED7336F9 1/31/2020 | 1:42 PM PST EXHIBIT 2 RECEIVED 12/20/2019 bgillia PLANNING DIVISION DocuSign Envelope ID: DE7A0053-6128-4C63-AA6A-2B39ED7336F9 DocuSign Envelope ID: DE7A0053-6128-4C63-AA6A-2B39ED7336F9 DocuSign Envelope ID: DE7A0053-6128-4C63-AA6A-2B39ED7336F9 DocuSign Envelope ID: DE7A0053-6128-4C63-AA6A-2B39ED7336F9 DocuSign Envelope ID: DE7A0053-6128-4C63-AA6A-2B39ED7336F9 From: J.P. Harlow <JPHarlow@LPC.com> Sent: Wednesday, December 18, 2019 3:34 PM To: Brittany Gillia Cc: 'Miller-Simard, John' Subject: Amazon Parking CUP Brittany, It was great meeting with you and Vanessa today and thank you again for taking the time. I’m picking up this email chain where Katherine left off and happy to be the point of contact. With regards to the building occupancy please see below. I am also happy to provide further parking details associated with each tower just let me know what you need! I also saw what you were speaking about with regards to the box trucks – I will follow up with John directly but guessing this is not part of the Amazon fleet after inspecting. We will get underway immediately on this action item. Tower 1 occupancy – 83.1% Tower 2 occupancy – 0.00% Tower 3 occupancy – 100% as of 12/23 Best, J.P. Harlow Senior Vice President | JPHarlow@lpc.com C. 425.443.9438 500 Yale Avenue North | Suite 300| Seattle, WA 98109 www.lpcwest.com From: Miller-Simard, John <jsimard@amazon.com> Sent: Tuesday, December 17, 2019 9:19 AM To: Brittany Gillia <BGillia@Rentonwa.gov>; Larson, Katherine <Katherine.Larson@hines.com> Subject: RE: Amazon Permit [From an External Email System] Thanks, Brittany! Katherine, would you or your team be able to assist with Brittany’s question below? I will be out of the office for the remainder of the week, feel free to respond directly to Brittany. Thanks, EXHIBIT 3 DocuSign Envelope ID: DE7A0053-6128-4C63-AA6A-2B39ED7336F9 John Simard 206 334 1407 From: Brittany Gillia <BGillia@Rentonwa.gov> Sent: Tuesday, December 17, 2019 9:00 AM To: Miller-Simard, John <jsimard@amazon.com> Subject: RE: Amazon Permit John, Good Morning! I just left you another voicemail wondering if you had any additional information about Triton Towers. We are working on a parking analysis and it would be helpful to know what the occupancies look like in the buildings that use the stalls you are trying to get permitted. We are calculating out how many stalls are needed for each building and as it looks now, with the assumed full capacity of Triton Towers, you may not have enough remaining stalls to accommodate your use and keep both buildings up to code. If you have any additional information to support your application, please feel free to send it over. If you have any additional questions, please give me a call and we can chat about it. Thank you, Brittany Gillia, Assistant Planner City of Renton | CED | Planning Division 1055 South Grady Way | 6th Floor | Renton, WA 98057 Phone: (425) 430-7246 | bgillia@rentonwa.gov From: Miller-Simard, John <jsimard@amazon.com> Sent: Friday, December 13, 2019 2:46 PM To: Brittany Gillia <BGillia@Rentonwa.gov> Subject: RE: Amazon Permit End of February was the agreed date for the TUP. From: Brittany Gillia <BGillia@Rentonwa.gov> Sent: Friday, December 13, 2019 2:08 PM To: Miller-Simard, John <jsimard@amazon.com> Subject: RE: Amazon Permit John, I just let you a voicemail regarding your permit. Do you have an end date for your temporary use? The lease agreement shows that you are paying month to month at this point but I wasn’t able to find any other dates. DocuSign Envelope ID: DE7A0053-6128-4C63-AA6A-2B39ED7336F9 Thank you, Brittany Gillia, Assistant Planner City of Renton | CED | Planning Division 1055 South Grady Way | 6th Floor | Renton, WA 98057 Phone: (425) 430-7246 | bgillia@rentonwa.gov From: Brittany Gillia Sent: Thursday, December 05, 2019 11:42 AM To: 'Miller-Simard, John' <jsimard@amazon.com> Subject: RE: Amazon Permit John, I have accepted the attachment from your previous email as your submittal. Here is your invoice. Have you figured out where your previous payment was submitted? I’d like to make sure we are not accepting payment twice from you. Thank you, Brittany Gillia, Assistant Planner City of Renton | CED | Planning Division 1055 South Grady Way | 6th Floor | Renton, WA 98057 Phone: (425) 430-7246 | bgillia@rentonwa.gov From: Miller-Simard, John <jsimard@amazon.com> Sent: Thursday, December 05, 2019 9:39 AM To: Brittany Gillia <BGillia@Rentonwa.gov> Subject: RE: Amazon Permit Yes, thank you. How do I submit? From: Brittany Gillia <BGillia@Rentonwa.gov> Sent: Thursday, December 5, 2019 9:34 AM To: Miller-Simard, John <jsimard@amazon.com>; Robert Shuey <RShuey@Rentonwa.gov> Subject: RE: Amazon Permit John, This appears to be enough information for the project. Would you like to submit this online with me so that I can issue you an invoice? Brittany Gillia, Assistant Planner City of Renton | CED | Planning Division DocuSign Envelope ID: DE7A0053-6128-4C63-AA6A-2B39ED7336F9 EXHIBIT 4 DocuSign Envelope ID: DE7A0053-6128-4C63-AA6A-2B39ED7336F9 DocuSign Envelope ID: DE7A0053-6128-4C63-AA6A-2B39ED7336F9 January 29, 2020 Craig R. Koeppler Vice President Parkway Capital, Inc. 520 Pike Street, Suite 1500 Seattle, WA 98101 SUBJECT: TRITON TOWERS PARKING COMMENT RESPONSE LETTER LUA19-000307, TUP Dear Mr. Koeppler: Thank you for your comments related to the Triton Towers Parking Temporary Use Permit (received January 2, 2020) wherein your raised concerns on behalf of RVA Entities. Your comments will be added to the public record for consideration by the reviewing official and you have been added as a party of record. The comments that have been received will be addressed in several conditions of approval where we will be clarifying that the permitted use of the project site is for Amazon-specific vehicles as well as addressing the allowed access to the project site for Amazon vehicles and employees. You have requested a copy of the parking agreement between Amazon and Triton Towers and this document is available online at the following link: https://edocs.rentonwa.gov/Documents/ElectronicFile.aspx?docid=8066652&dbid=0&r epo=CityofRenton Thank you for interest in this project and if you have any further questions please feel free to contact me at 425-430-7246 or bgillia@rentonwa.gov. Sincerely, Brittany Gillia Assistant Planner DocuSign Envelope ID: DE7A0053-6128-4C63-AA6A-2B39ED7336F9