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Home My WebLink AboutD_Tier2_TUP_Decision_210615_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Tier2_TUP_Decision_210615_v1 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: June 17, 2021 Project File Number: PR21-000192 Project Name: Seaplanes at Southport Land Use File Number: LUA21-000177, ECF, TUP Project Manager: Clark H. Close, Senior Planner Owner/Applicant: Hotel at Southport LLC, 133 Lake Washington Blvd N., Ste 90, Renton, WA 98056 Contact: Talvinder Sahota, SECO Development, Inc., 1133 Lake Washington Blvd N., Ste 90, Renton, WA 98056 Project Location: 1053 Lake Washington Blvd N, Renton, WA 98056 Project Summary: The applicant is requesting a Tier II Temporary Use Permit pursuant and SEPA Environmental Review to conduct seaplane tour operations in and out of Southport on Lake Washington. The 5.49-acre parcel is located at 1053 Lake Washington Blvd N. The site has a Comprehensive Plan Land Use Designation of Commercial & Mixed Use and is zoned Urban Center (UC). The proposed use would allow contracted seaplane vendors to operate and service locations on Lake Washington from the finger pier located in front of the Hyatt Regency Lake Washington. The applicant is proposing to begin seaplane operations at the Hotel at Southport in July of 2021. The site contains high seismic area and is located within the regulated shoreline area of Lake Washington Reach H and Zone X – 500-year flood area. The site is designated as Shoreline High Intensity by the Shoreline Master Program. No trees are proposed for removal. No existing or potential residential units would have views obstructed by the proposed project. Site Area: 5.49 acres DocuSign Envelope ID: D92EA5B1-D39B-4B4B-B66F-7F01407FCAF5 City of Renton Department of Community & Economic Development Seaplanes at Southport Administrative Report & Decision LUA21-000177, ECF, TUP Report of June 17, 2021 Page 2 of 5 D_Tier2_TUP_Decision_210615_v1 B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Site Plan Exhibit 3: Staff Report and Exhibits to the Environmental Review Committee C. GENERAL INFORMATION: 1. Owner(s) of Record: Hotel at Southport LLC 133 Lake Washington Blvd N., Ste 90 Renton, WA 98056 2. Zoning Classification: Urban Center (UC) Urban Design District C 3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU) 4. Existing Site Use: Hotel 5. Critical Areas: High Seismic Hazards, Lake Washington Reach H, Zone X – 500-year flood area, and Shoreline High Intensity Overlay District. 6. Neighborhood Characteristics: a. North: Gene Coulon Memorial Beach Park and Lake Washington. Residential Low Density (RLD) land use designation and Residential-1 (R-1) zoning. b. East: The Bristol at Southport. Commercial & Mixed Use (CMU) land use designation and Urban Center (UC) zoning. c. South: Southport Office Campus. Commercial & Mixed Use (CMU) land use designation and Urban Center (UC) zoning. d. West: Boeing Company, Renton Plant and Lake Washington. Commercial & Mixed Use (CMU) land use designation and Urban Center (UC) zoning. 7. Site Area: 5.49 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Planned Action EIS N/A 4804 10/25/1999 Incorporation Annexation N/A 0 09/06/1901 Master Site Plan & Shoreline Substantial Development Permit LUA99-189 N/A 04/07/2000 DocuSign Envelope ID: D92EA5B1-D39B-4B4B-B66F-7F01407FCAF5 City of Renton Department of Community & Economic Development Seaplanes at Southport Administrative Report & Decision LUA21-000177, ECF, TUP Report of June 17, 2021 Page 3 of 5 D_Tier2_TUP_Decision_210615_v1 Minor Modification for the Southport Master Site Plan LUA99-189 N/A 02/04/2008 Southport Hotel/Modification to Master Site Plan LUA14-000645 N/A 09/23/2014 Lot Line Adjustment LUA14-001514 N/A 12/12/2014 Shoreline Substantial Development Permit LUA16-000614 N/A 12/05/2017 Administrative Sign Variance LUA18-000563 N/A 10/04/2018 E. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on May 14, 2021 and determined the application complete on May 20, 2021. The project complies with the 120-day review period. 2. The project site is located at 1053 Lake Washington Blvd N, Renton, WA 98056 (Exhibit 2). 3. The project site is currently developed as a hotel. 4. Public access to the site is provided via Lake Washington Blvd N. 5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use designation. 6. The site is located within the Urban Center (UC) zoning classification and within Urban Design District ‘C’. 7. The parcel is located within the regulated shoreline area of Lake Washington (Reach H) and the Shoreline High Intensity Overlay District. The site contains high seismic hazards. 8. No trees would be removed as part of the proposed seaplane use at Southport. 9. Staff received no public or agency comments. F. ANALYSIS: The applicant is requesting Tier 2 Temporary Use Permit (TUP) pursuant to Renton Municipal Code Section 4-9-240 to conduct seaplane tour operations on a scheduled basis in and out of Southport on Lake Washington. The Hotel and proposed seaplane tour operation is located at 1053 Lake Washington Blvd N, between Gene Coulon Park and the Boeing manufacturing facility (APN 0523059075; Exhibits 2 & 3). “Seaplanes at Southport” would allow non-exclusive seaplane vendors, such as Northwest Seaplanes, Seaplane Scenics, or Kenmore Air to conduct tour pickups and drop-offs for passengers from Southport’s single floating dock located in front of the Hyatt Regency Lake Washington. According to the applicant, all contracted vendors currently operate and service many locations on Lake Washington and they use the Renton Airport/Wiley Post Base located approximately one-half mile to fuel their planes. A temporary use permit allows a use on private or public property on a short-term basis. Such uses may be allowed subject to modified development standards which would not be appropriate for permanent uses in the zoning designation. The requested Tier II TUP is used for temporary activities that are short-term activities limited or prohibited by the base zone. The proposed use is most consistent with the following DocuSign Envelope ID: D92EA5B1-D39B-4B4B-B66F-7F01407FCAF5 City of Renton Department of Community & Economic Development Seaplanes at Southport Administrative Report & Decision LUA21-000177, ECF, TUP Report of June 17, 2021 Page 4 of 5 D_Tier2_TUP_Decision_210615_v1 uses: marinas and air transportation use. The underlying zone, Urban Center (UC), permits the uses identified as follows: marinas - hearing examiner conditional use; aviation-related uses – not allowed. The temporary impact on surrounding zones would result in some temporary environmental impacts. The environmental impacts were addressed in the SEPA Environmental Review and four (4) mitigation measures were included in the SEPA Determination (Exhibit 3). The site includes a 12-floor hotel with several docks for recreational uses to and from the hotel. No trees or vegetation are proposed to be removed as part of the temporary use of the site. As a condition of approval, the applicant would be responsible for clean-up and restoration of the site upon completion of removal of the use or when the operation of the use ceases to exist. In addition, the applicant would be responsible to provide relevant seaplane data and information related to the use, such as flight logs, landing and takeoff zones, noise, and complaints from the Hyatt Regency Hotel at Southport in order to more fully monitor the use and any associated impacts. This information would be provided to the to the Current Planning Project Manager on a quarterly basis. G. DECISION: The Seaplanes at Southport, File No. LUA21-000177, ECF, TUP, as depicted in Exhibit 2, is approved and is subject to the following condition: 1. The site occupied by the temporary use shall be left free of evidence of the temporary use upon completion of removal of the use or when the operation of the use ceases to exist. 2. The applicant shall provide seaplane data and information related to the use from the Hyatt Regency Hotel at Southport to the Current Planning Project Manager on a quarterly basis. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee, Planning Director Date TRANSMITTED on June 17, 2021 to the Owner/Applicant/Contact: Owner: Contact: Hotel at Southport LLC 133 Lake Washington Blvd N., Ste 90 Renton, WA 98056 Talvinder Sahota SECO Development, Inc., 1133 Lake Washington Blvd N., Ste 90 Renton, WA 98056 TRANSMITTED on June 17, 2021 to the Parties of Record: None TRANSMITTED on June 17, 2021 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property & Technical Services Manager Matt Herrera, Current Planning Manager Anjela Barton, Fire Marshal DocuSign Envelope ID: D92EA5B1-D39B-4B4B-B66F-7F01407FCAF5 6/17/2021 | 10:30 AM PDT City of Renton Department of Community & Economic Development Seaplanes at Southport Administrative Report & Decision LUA21-000177, ECF, TUP Report of June 17, 2021 Page 5 of 5 D_Tier2_TUP_Decision_210615_v1 K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on July 1, 2021. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay Home, Stay Healthy”), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. If the situation changes such that the City Clerk’s Office is open when you file your appeal, you have the option of filing the appeal in person. EXPIRATION: A Temporary Use Permit is valid for up to one (1) 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. 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 of 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. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: D92EA5B1-D39B-4B4B-B66F-7F01407FCAF5 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Seaplanes at Southport Land Use File Number: LUA21-000177, ECF, TUP Date of Report June 17, 2021 Staff Contact Clark H. Close Senior Planner Project Contact/Applicant Talvinder Sahota SECO Development, Inc. 1133 Lake Washington Blvd N., Ste 90, Renton, WA 98056 Project Location 1053 Lake Washington Blvd N, Renton, WA 98056 The following exhibits are included with the TUP report: Exhibit 1: Administrative Decision Exhibit 2: Site Plan Exhibit 3: Staff Report and Exhibits to the Environmental Review Committee DocuSign Envelope ID: D92EA5B1-D39B-4B4B-B66F-7F01407FCAF5