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HomeMy WebLinkAboutPN_Project_Narrative_230303_v1 11235 s.e. 6th street, suite 150 t 425.453.9501 bellevue, wa 98004 f 425.453.8208 navixeng.com e info@navixeng.com Project Narrative The proposed LivAway Hotel will consist of an approximately 60,000 SF four-story 126-key hotel building and associated parking on a 1.67-acre parcel to be created under a forthcoming Short Plat application, east of the new Topgolf facility and located at 7xx Park Avenue N. The project is applying for Site Plan Review with SEPA Environmental Review and will subsequently apply for the required construction/building permits. Existing Conditions The 1.67-acre parcel to be created under a forthcoming Short Plat application is currently vacant and is comprised of a recently constructed parking lot area and pad-ready building site along the Park Avenue N frontage. The parcel is bound by the proposed Renton Retail Park to the north, Park Avenue North to the east, the Topgolf facility to the west, and office with parking structures to the south. There are no significant trees on-site. The site is mapped as a high seismic hazard area and the southern portion of the site in located in the Downtown Wellhead Protection Area Zone 2. This zone prohibits the use of open facilities for stormwater control or otherwise, which are not being proposed as part of the development. On-site soils are comprised of relatively shallow fill overlying alluvial deposits, which consist of very soft to stiff silt with varying sand content and very loose to dense sand with varying silt content. Groundwater was observed as shallow as 4 feet from existing ground surface. The site will not be conducive to stormwater management by infiltration. This project is not located within 100 feet of a stream or wetland, nor is it within 200 feet of Black River, Cedar River, Springbrook Creek, May Creek nor Lake Washington. Proposed Conditions The proposed LivAway Hotel will consist of an approximately 60,000 SF four-story 126-key hotel building, and associated parking area located south of the N 8th Street and Park Avenue N intersection. The Renton Park Retail development is proposed just north of the hotel development and is the subject to a separate land use submittal (LUA22-000291). P a g e | 2 Main access to the site will be from a full access driveway off Park Avenue N and will be installed under Renton Park Retail project. An on-site drive aisle will connect the parcel to the adjacent Topgolf facility to the west and Renton Park Retail to the north. Please see the enclosed conceptual site plan for reference. It is understood that all necessary right-of-way dedications and associated improvements were completed under the Topgolf development or will be completed under the Renton Park Retail project. There are no proposed frontage improvements or utility connection in the right-of-way as part of the LivAway Hotel project. Stormwater Management Stormwater will be managed in accordance with the 2022 City of Renton SWDM. Per the Flow Control Application Map, the project site falls within the ‘Peak Rate Flow Control Standard – Matching Existing’ area, which states that flow control is not required if the proposed developed condition will not generate more than 0.15-cfs increase in the 100-year peak flow under existing site conditions. The existing site condition for the project site is the previous Boeing development, which had roughly 95% impervious surface coverage as confirmed by the City of Renton. Because the proposed development will decrease the impervious surface coverage to less than 85%, the proposed developed condition will not generate more than a 0.15-cfs increase in the 100-year peak flow. Flow control, therefore, is not required. Enhanced water quality treatment for the recently constructed on-site parking lot area is provided by a Biopod Biofilter unit that was installed as part of the Topgolf development. The discharge to the municipal storm drainage system is located at the intersection of North 8th Street and Park Avenue North. Water Service Domestic and fire water services will be provided by connecting to a 12” water main installed as part of the Topgolf development and extended under the Renton Park Retail development. No new connections to the existing 16” water main in Park Avenue North are proposed under this project. Sanitary Sewer Service Sanitary sewer service will be provided by means of two existing on-site 6” stubs installed as part of the Topgolf development. These two stubs will be extended to the proposed LivAway Hotel as part of this project.