HomeMy WebLinkAboutSR_ERC_Report_LivAway_Hotel_230403_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_ERC_Report_LivAway_Hotel_230403_v1
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: April 3, 2023
Project File Number: PR23-000050
Project Name: LivAway Renton Hotel Development
Land Use File Number: LUA23-000066, SA-A, ECF
Project Manager: Clark H. Close, Principal Planner
Owner: WA Renton Park, LLC, 201 Riverplace, Suite 400, Greenville, SC 29601
Applicant: Aaron Converse, West77 Partners, 3300 N Triumph Blvd, Suite 100, Lehi, UT 84043
Contact: Jenelle Taflin, Navix Engineering, 11235 SE 6th St, Suite 150, Bellevue, WA 98004
Project Location: 7XX Park Ave N, Renton, WA 98057; SE corner of the Topgolf site (APN
0886610010)
Project Summary: The applicant is requesting Administrative Site Plan Review and Environmental
(SEPA) Review approval to construct a four-story 59,711 sq. ft. 126-guest room
hotel and surface parking area near the intersection of Park Ave N and N 8th St (APN
0886610010). The project site received Master Plan approval for a phased
development on August 19, 2019 and a minor modification approval on September
14, 2021 (LUA19-000094). The first phase included development of a premier golf
entertainment complex with up to 508 surface parking stalls. The second phase
included Site Plan Review for the construction of a 7,000 sq. ft. multi-tenant retail
building at the northeast corner of property (LUA22-000291). As part of the final
phase, the hotel project site would total approximately 72,895 sq. ft. The parcel is
within Urban Design District ‘C’ and is in the Urban Center- 2 (UC-2) zone. A total of
104 parking stalls would be provided onsite and additional surface parking would
be available via a shared parking easement agreement. Primary access to the hotel
is proposed from Park Ave N. Additional access is available from Logan Ave N
through the constructed Topgolf development. The site is relatively flat with up to
three feet of grade difference throughout. No significant trees are proposed to be
removed and 41 additional trees would be planted as part of the final phase.
Exist. Bldg. Area SF: 56,199 SF (Topgolf)
7,000 SF (Pending Retail)
Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
15,220 SF
59,711 SF
Site Area: 13.18 Acres Total Building Area GSF (Anticipated): 122,910 SF
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance - Mitigated (DNS-M).
N 8th St Garden Ave N Park Ave N Logan Ave N N 6th St
DocuSign Envelope ID: C2A51094-5737-4E28-AD99-64DAED3CCFAE
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Staff Report to the Environmental Review Committee
LUA23-000066, SA-A, ECF
Report of April 3, 2023 Page 2 of 9
SR_ERC_Report_LivAway_Hotel_230403_v1
ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts
that are not adequately addressed under existing development standards and environmental regulations.
A.Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a DNS-M with a 14-day appeal period
B.Mitigation Measures
1.Project construction shall be required to comply with the recommendations found in the Geotechnical
Engineering Services Report, prepared by GeoEngineers, Inc. on October 29, 2019, and any future
addenda.
2.The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to
verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter
or memo stating that he/she has reviewed the construction and building permit plans and in their opinion
the plans and specifications meet the intent of the report(s).
3.The applicant shall be subject to the following contingency actions:
a.Hazardous waste operations worker training, health/safety plan, and site control requirements, per
WAC 296-843;
b.Management of potential contaminated soil and groundwater encountered during excavations,
including sampling, containment, and disposal at a permitted facility; and
c.Impacts of the construction project on ongoing contaminant remediation at the site, includin g
procedures to prevent damage to site monitoring wells.
C.Exhibits
Exhibit 1:Environmental Review Committee (ERC) Report
Exhibit 2:Preliminary Overall Site Plan (Sheet C-0.2)
Exhibit 3:Preliminary Site Improvement Plan (Sheet C-1.0)
Exhibit 4:Site Plan Review Cover Sheet (Sheet CVR-1)
Exhibit 5:Existing Conditions Map (Sheet C-0.1)
Exhibit 6:Neighborhood Detail Map
Exhibit 7:Detailed Planting Plan, Planting Details, and Amenity Details (Sheets L1.0, L2.0, and L3.0)
Exhibit 8:Floor Plans
Exhibit 9:Color Exterior Elevations
Exhibit 10:Conceptual 3D Rendering – Street Entry Perspective
Exhibit 11:Building Sections
Exhibit 12:Materials Board and Brick Transition Closeup
Exhibit 13:Refuse and Recycling Enclosure
Exhibit 14:Technical Information Report, prepared by Navix Engineering, dated February 10, 2023
DocuSign Envelope ID: C2A51094-5737-4E28-AD99-64DAED3CCFAE
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Staff Report to the Environmental Review Committee
LUA23-000066, SA-A, ECF
Report of April 3, 2023 Page 3 of 9
SR_ERC_Report_LivAway_Hotel_230403_v1
Exhibit 15: Preliminary Grading Plan (Sheet C-2.0), prepared by Navix Engineering, dated August 2,
2022
Exhibit 16: Preliminary Drainage Plan (Sheet C-2.1), prepared by Navix Engineering, dated August 2,
2022
Exhibit 17: Preliminary Utility Plan (Sheet C-3.0), prepared by Navix Engineering, dated August 2,
2022
Exhibit 18: Geotechnical Engineering Services Report, prepared by GeoEngineers, Inc., dated
October 29, 2019
Exhibit 19: Traffic Impact Analysis, prepared by Transpo Group, dated March 2023
Exhibit 20: Transportation Concurrency Memo
Exhibit 21: King County Wastewater Treatment Division (WTD) Comment Letter, dated March 28,
2023
Exhibit 22: Staff Email Response to WTD’s Comment Letter, dated March 28, 2023
Exhibit 23: Department of Ecology (DOE) Comment Letter, dated March 29, 2023
Exhibit 24: Staff Email Response to DOE’s Comment Letter, dated March 29, 2023
Exhibit 25: Wetland Reconnaissance, prepared by Altmann Oliver Associates, LLC, dated April 30,
2018 (prepared for Topgolf)
Exhibit 26: SEPA Environmental Checklist
Exhibit 27: Construction Mitigation Description
Exhibit 28: Understanding of Geologic Risk
Exhibit 29: Applicant’s Land Use Letter
Exhibit 30: Draft Shared Parking Easement Agreement
Exhibit 31: Tree Retention and Tree Credit Worksheet
Exhibit 32: Title Report
Exhibit 33: Declaration of Covenants, Conditions, Easements and Restrictions – Recording Number
20100803001658
Exhibit 34: Advisory Notes
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the
applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with
the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable
impacts:
1. Earth
Impacts: The applicant submitted a Geotechnical Engineering Services Report, prepared by GeoEngineers,
Inc. (dated October 29, 2019; Exhibit 18), with the master land use application. The site is relatively flat,
with up to three feet (3’) of grade difference throughout. According to the Report, the subsurface
conditions at the site were evaluated by drilling 24 borings (B-1, B-2, PB-1, AB-1 through AB-3, OB-1
through OB-7, GEI-1, GEI-2, B-1-19 through B-4-19, and GEI-1-19 through GEI-5-19) and advancing six (6)
cone penetration tests (CPTs) (CPT-1 through CPT-6) to depths ranging from approximately 10 to 85 feet
below existing site grades. The soils encountered at the site consist of relatively shallow fill overlying
DocuSign Envelope ID: C2A51094-5737-4E28-AD99-64DAED3CCFAE
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Staff Report to the Environmental Review Committee
LUA23-000066, SA-A, ECF
Report of April 3, 2023 Page 4 of 9
SR_ERC_Report_LivAway_Hotel_230403_v1
alluvial deposits. The fill was observed by the geotechnical engineer to be below the pavement or topsoil,
and generally consisted of loose to dense sand with varying silt and gravel content. A thin layer of stiff
sandy silt with occasional gravel was encountered within the fill unit in boring B-1. The thickness of fill
ranged from 4 feet (4’) up to approximately eight feet (8’) across the site. Alluvium was observed below
the fill. Alluvium soil typically consists of very soft to stiff silt with varying sand content and very loose to
dense sand with varying silt content. Thin layers of stiff peat were observed within the alluvium unit in
several borings. The alluvium soil unit observed at the site includes two (2) sub-units: upper loose to
medium dense alluvium, and lower medium dense to dense alluvium. The submitted Report discusses
that ground water was discovered between four feet (4’) and 13 feet below the existing ground surface.
Measurements following the well installation indicated the site ’s groundwater level is about 8.2 feet
below existing grades. The geotechnical report indicated that large scale infiltration is not feasible due to
the relatively shallow groundwater table (as shallow as four feet (4’) below grade) and the presence of
low permeability silt soils near the ground surface. The geotechnical engineer concluded that the use of
large-scale infiltration facilities is not feasible at the site.
According to the Report, foundation support for the proposed building can be provided by augercast piles
or by shallow foundations bearing on improved ground. Static settlements would depend on the thickness
of new fill placed in the building footprint. If slab areas are not supported on deep foundations or
improved ground or treated with a preload program, long-term static settlement is anticipated to be
greater than one inch (1”). The Report concludes that an at-grade floor slab for the building should be
underlain by at least six inches (6”) of clean crushed rock for uniform support and as a capillary break.
The applicant is proposing approximately 1,000 cubic yards (CY) of cut and fill to construct the proposed
improvements (Exhibits 15 and 26). GeoEngineers recommends that they be retained to review the
project plans and specifications when complete to confirm that desig n recommendations have been
implemented as intended. During construction, GeoEngineers should observe stripping and grading;
observe and evaluate installation of ground improvement elements or deep foundations; observe and
evaluate the suitability of foundation, wall and floor slab subgrades; observe removal of unsuitable fill and
debris/rubble from below the building and hardscape areas; observe and test structural fill; observe
installation of subsurface drainage measures and infiltration facilities; evaluate the suitability of pavement
subgrades and other appurtenant structures, and provide a summary letter of our construction
observation services. The purposes of GeoEngineers’ construction phase services are to confirm that the
subsurface conditions are consistent with those observed in the explorations, to provide
recommendations for design changes should the conditions revealed during the work differ from those
anticipated, to evaluate whether or not earthwork and foundation installation activities are completed in
accordance with our recommendations. As such, staff recommends a mitigation measure that the
applicant comply with all recommendations included within the Geotechnical Engineering Services
Report, prepared by GeoEngineers, Inc. on October 29, 2019, and any future addenda. Additionally, as the
geotechnical report was prepared prior to the final design of the project, staff recommends as a mitigation
measure, the applicant’s geotechnical engineer review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed
letter or memo stating that he/she has reviewed the construction and building permit plans and in their
opinion the plans and specifications meet the intent of the report(s).
Mitigation Measures:
1. Project construction shall be required to comply with the recommendations found in the Geotechnical
Engineering Services Report, prepared by GeoEngineers, Inc. on October 29, 2019, and any future
addenda.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a
sealed letter or memo stating that he/she has reviewed the construction and building permit plans
and in their opinion the plans and specifications meet the intent of the report(s).
DocuSign Envelope ID: C2A51094-5737-4E28-AD99-64DAED3CCFAE
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Staff Report to the Environmental Review Committee
LUA23-000066, SA-A, ECF
Report of April 3, 2023 Page 5 of 9
SR_ERC_Report_LivAway_Hotel_230403_v1
Nexus: State Environmental Policy Act (SEPA) Environmental Review ; City of Renton Comprehensive Plan
Policy L-36; RMC 4-3-050 Critical Areas Regulations; and RMC 4-4-060 Grading, Excavation and Mining
Regulations.
2.Air
Impacts: It is anticipated that some short-term impacts to air quality typical of building construction
activity would be associated with site work required to develop this site. Long-term impacts to air quality
would be as a result of vehicle exhaust from customers and residents. According to the Environmental
(SEPA) Checklist (Exhibit 26), the long-term impacts identified are not anticipated to be significant. Project
development impacts during construction may include dust, resulting from grading and exhaust from
construction vehicles. Dust control would be mitigated through the use of temporary erosion control
measures and/or sprinkling of the site with water to remediate impacts as needed.
No further site specific mitigation for the identified impacts from typical vehicle and construction exhaust
is required.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
3.Water
a.Storm Water
Impacts: A Technical Information Report (TIR), prepared by Navix Engineering (dated February 10,
2023; Exhibit 14), was submitted with the application. Stormwater would be managed onsite in
accordance with the standards of the 2022 City of Renton Surface Water Design Manual (SWDM) with
reference to the 2021 King County Surface Water Design Manual. Per the Flow Control Application
Map, the project site falls within the ‘Peak Rate Flow Control Standard – Matching Existing’ area. The
development of the site was taken into account during the design of the Topgolf facility. Flow control
for the development was not required, and the water quality systems were designed to handle the
site at 90% impervious pollution generating surface. The proposed development condition would
decrease the impervious surface coverage to less than 80% and the developed condition would not
generate more than 0.15- cubic foot per second (cfs) increase in the 100-year peak flow as compared
to the existing site conditions. The existing site condition for the project is competed dirt coverage
with pad ready building sites. Stormwater runoff from the pollution-generating parking areas would
be routed to a Biopod Biofilter unit, that was installed as part of Phase I, prior to discharge to the
municipal conveyance system. A downstream analysis was performed as part of Phase I and includes
the TIR approved under civil construction permit C20000631.
As outlined in the drainage report, the project site is located within the East Lake Washington – Renton
drainage basin. According to the TIR, there are no special stormwater management requirements for
this drainage basin. Storm water from this site is conveyed to catch basins via drainage swales. These
catch basins are part of the Topgolf development which discharges to the municipal storm system
located at the intersection of N 8th St and Park Ave N (Exhibit 5). The TIA indicated that there are no
known problems with the drainage paths around the site and no downstream impacts from the
proposed project are anticipated.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
b.Ground Water
Impacts: The southeast corner of the site lies within 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. Any conditions of approval would be provided as part of Civil
DocuSign Envelope ID: C2A51094-5737-4E28-AD99-64DAED3CCFAE
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Staff Report to the Environmental Review Committee
LUA23-000066, SA-A, ECF
Report of April 3, 2023 Page 6 of 9
SR_ERC_Report_LivAway_Hotel_230403_v1
Construction Approval. The Department of Ecology (DOE) submitted ground water comments given
groundwater was observed as shallow as four feet (4’) below ground surface (bgs) (Exhibit 23). DOE
recommended that the project provide information about how deep the excavation would be
conducted during the project, and if dewatering is needed to address the shallow groundwater.
According to the applicant’s Construction Mitigation Description (Exhibit 27), if groundwater is
encountered during construction activities, it is anticipated that groundwater in excavations less than
about five feet (5’) below existing grades can be controlled by open pumping using sump pumps. For
excavations extending deeper and below the static ground water table, dewatering using well points
or deep walls would be necessary. A proposed dewatering plan would be prepared and provided prior
to construction activities. It is anticipated that the City’s adopted stormwater regulations would be
sufficient to mitigate any stormwater, runoff, and dewatering impacts resulting from the proposed
project; therefore, no further mitigation is recommended.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
4. Environmental Health
a. Environmental Health Hazards
Impacts: According to the applicant, no environmental health hazards are anticipated as part of the
development. The site was previously used by Boeing as part of an aircraft development and
manufacturing facility and consisted of offices, storage areas, and photograph development labs. At
one time, the presence of vinyl chloride in groundwater and soil gas was documented. According to
the SEPA Environmental Checklist, additional soil, groundwater, and soil-gas sampling was performed,
which revealed no presence of VOC’s (including vinyl chloride) above Model Toxics Control Act (MTCA)
screening levels. The Department of Ecology (DOE) submitted environmental health comments that
indicated the proposed project is located on a site listed on the Model Toxics Control Act (MTCA)
Confirmed and Suspected Contaminated Sites List – Boeing Renton BFE Building (cleanup site ID
14577, facility site ID 12083) (Exhibit 23). Historically, groundwater and soil vapor at this cleanup site
is contaminated with petroleum hydrocarbons, metals and volatile organic compounds (VOCs). The
most current data available in the Revised Remedial Investigation Report, dated May 5, 2021. This
report by Shannon & Wilson to the Former Lakeshore Landing Site concluded that the property is in
compliance with the MTCA, that all identified chemicals are below regulatory CULs, and that no
additional remedial activities are required. Due to potential environmental health concerns, DOE is
recommending three (3) contingency actions as project mitigation measures: a) hazardous waste
operations worker training, health/safety plan, and site control requirements, per WAC 296-843; b)
management of potential contaminated soil and groundwater encountered during excavations,
including sampling, containment, and disposal at a permitted facility; and c) impacts of the
construction project on ongoing contaminant remediation at the site, including procedures to prevent
damage to site monitoring wells. Therefore, staff recommends as a mitigation measure, the applicant
follow DOE’s recommended contingency actions as outlined.
According to the Title Report (Exhibit 32), the former Boeing site includes a construction covenant
restriction on the property, unless otherwise agreed in writing by The Boeing Company, that short-
term and long-term stay hotels and motels are permitted to have sleeping rooms located at grade
level if, but only if, the entire hotel structure is located above an “Approved Vapor Barrier” (Exhibit
33). An approved Vapor Barrier is a vapor barrier that (i) meets the specifications set out in “Guidance
for Commercial/Industrial Building Passive Vapor Barrier Design and Construction – Douglas Park
Development, Long Beach, California” prepared by GeoSyntec Consultants for Boeing Realty
Corporation and dated 29 September 2006; or (ii) is approved by Declarant (The Boeing Company) in
Declarant’s sole discretion (Recording Number 20100803001658). It is anticipated that the City’s Civil
Construction Permit would be sufficient to address the construction covenant restriction to construct
DocuSign Envelope ID: C2A51094-5737-4E28-AD99-64DAED3CCFAE
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Staff Report to the Environmental Review Committee
LUA23-000066, SA-A, ECF
Report of April 3, 2023 Page 7 of 9
SR_ERC_Report_LivAway_Hotel_230403_v1
an approved vapor barrier on the property for the proposed hotel structure; therefore, no further
mitigation is recommended.
Mitigation Measures: The applicant shall be subject to the following contingency actions:
• Hazardous waste operations worker training, health/safety plan, and site control requirements,
per WAC 296-843;
• Management of potential contaminated soil and groundwater encountered during excavations,
including sampling, containment, and disposal at a permitted facility; and
• Impacts of the construction project on ongoing contaminant remediation at the site, including
procedures to prevent damage to site monitoring wells.
Nexus: State Environmental Policy Act (SEPA) Environmental Review; Chapter 173-340 WAC, Model
Toxics Control Act – Cleanup; and Chapter 296-843 WAC, Hazardous Waste Operations.
b. Noise
Impacts: Short-term construction activity-related noise is anticipated during daylight hours consistent
with state and local regulations. Commercial and other nonresidential construction activities are
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday
through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m.
and eight o’clock (8:00) p.m. No work shall be permitted on Sundays.
Typical long-term noise associated with the operation of the hotel development is not anticipated to
create any significant impact to the site or surrounding properties that are also zoned UC-1 or UC-2.
The closest single family residential neighborhood is approximately 845 feet to the south (south of N
6th St) and typical hotel noise is not anticipated to negatively impact the residential neighborhoods .
Noise levels would be required to comply with City of Renton code (Chapter 7 Noise Level Regulations)
and Washington State code (WAC 173-60-040). Therefore, typical noise levels from hotel use are
anticipated to result in a less-than-significant noise impact.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
5. Aesthetics
Impacts: The tallest height of the four-story building is approximately 50’-6” above finished grade (Exhibit
11). The buildings would be oriented to Park Ave N and would include a building footprint of
approximately 15,220 square feet with an overall building size of approximately 60,000 square feet
(Exhibits 4, 8, and 26). The exterior cladding and articulations materials primarily consist of a mixture of
fiber cement siding, dark gray brick, windows, glass doors, spandrel glazing, self-draining Exterior
Insulation and Finish System (EIFS), louvered canopies, and varied roof eaves (Exhibits 9, 10, and 12).
According to the applicant, the exterior material selections were designed to complement the adjacent
Topgolf facility, which were found to be high quality and were consistent with the city’s development
standards.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
6. Light and Glare
Impacts: The addition of new light sources on the subject property would increase the light and glare in
the area. Onsite lighting would include interior and exterior building lighting and parking area lighting. The
designated parking lot fixtures would be LED fixtures that would comply with the lighting requirements of
the Renton code, including zero light spillage at the property boundaries. According to the applicant, no
DocuSign Envelope ID: C2A51094-5737-4E28-AD99-64DAED3CCFAE
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Staff Report to the Environmental Review Committee
LUA23-000066, SA-A, ECF
Report of April 3, 2023 Page 8 of 9
SR_ERC_Report_LivAway_Hotel_230403_v1
glare from the project is anticipated to be a public safety hazard or interfere with views. No existing off-
site light or glare sources are anticipated to affect this proposal.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
7.Transportation
Impacts: A Traffic Impact Analysis (TIA), prepared by prepared by Transpo Group, dated March 2023
(Exhibit 19) was submitted with the land use application. The proposed project includes the hotel services
use in the multi-phase development of the 13.18-acre parcel. The subject property contains street
frontage along Park Ave N along the east property line, N 8th St along the north property line, and Logan
Ave N along the west property line (Exhibits 2 and 3). The applicant has proposed side-street stop-
controlled vehicle accesses on both Park Ave N and Logan Ave N. The primary vehicle access for the
eastern development is from Park Ave N. The access along Logan Ave N was constructed as part of Phase
1 – Topgolf project. The proposed hotel construction project is anticipated to commence in early Fall of
2023 (Exhibits 26 and 27).
The TIA analysis included a review of existing and future conditions in the vicinity of the project site
without-project condition, including transportation network, planned improvements, traffic volumes,
traffic operations, and traffic safety, project impacts, mitigation measures, and findings and
recommendations. The TIA analysis assumed a future 2031 horizon analysis year. Future with-project
conditions are evaluated by adding site-generated traffic to future without-project volumes and were
then compared to future without-project conditions to identify the relative impacts the proposed project
has on the surrounding transportation system. The report evaluates the Level of Service (LOS) at three (3)
study intersections: Park Ave N/N 8th St, Park Ave N/N 6th St, and Park Ave N/Site Access. The level of
service at the subject intersections was found to operate at a LOS C or better during both AM and PM
peak hours with or without the project. The Park Ave N site access is anticipated to operate at LOS B or
better, under future with-project conditions during the AM and PM peak hours, meeting the City’s LOS
standards. In summary, the intersections are expected to continue operating at the same LOS as under
existing condition with only slight increases in delay of up to four (4) seconds. Given the study
intersections and site access would operate within the LOS standard, the TIA did not propose any
mitigation measures for the proposed project.
Temporary Impacts
Given the concentration of traffic and development projects in the area, staff anticipates that the
proposed project could contribute to short-term impacts to the City’s street system. Temporary adverse
transportation impacts are primarily associated with site work. The applicant has proposed construction
mitigation through the limitation of construction hours stipulated in Renton Municipal Code (Exhibit 27).
Level of Service
The TIA discusses trip generation for the proposed Phase 2 project based on the established rates
published in the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021).
Based on the TIA, the proposed Phase 2 projects (7,000 sf retail + 126 hotel rooms) are estimated to
generate 1,684 weekday net new daily trips with 126 weekday AM peak hour trips (69 inbound and 57
outbound) and 122 weekday PM peak hour trips (65 inbound and 57 outbound). The hotel use would
account for 942 weekday net new daily trips with 56 weekday AM peak hour trips (31 inbound and 25
outbound) and 65 weekday PM Peak hour trips (33 inbound and 32 outbound).
Frontage Improvements
All frontage roads are required to meet street standards pursuant to RMC 4-6-060. As part of Master Plan
approval (LUA19-000094), the applicant received a street modification from RMC 4-6-060, in order to
retain the existing frontage improvements along all street frontages. As a condition of approval, the
DocuSign Envelope ID: C2A51094-5737-4E28-AD99-64DAED3CCFAE
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Staff Report to the Environmental Review Committee
LUA23-000066, SA-A, ECF
Report of April 3, 2023 Page 9 of 9
SR_ERC_Report_LivAway_Hotel_230403_v1
applicant was required to dedicate eight feet (8’) of right-of-way (ROW) along Logan Ave N, 12.5’ of ROW
along N 8th St, and six feet (6’) of ROW along Park Ave N, and repair any damaged street frontage
including, but not limited to, existing cement concrete sidewalk and roadway pavement along Logan Ave
N, N 8th St, and Park Ave N (King County Recording Number 20220822001171). In addition, the applicant
was also required to raise the existing grade within the planter strip to be level with the sidewalk and curb
along the project’s street frontage and revegetate. Compliance with the conditions of approval is being
completed under civil construction permit C20000631, see Advisory Notes for more street frontage
information (Exhibit 34).
Concurrency
Staff has reviewed the data and methods utilized in the TIA and determined that the proposed hotel
development would not generate any significant traffic impacts. Staff determined that at completion of
the project, the development will have met City of Renton concurrency requirements (Exhibit 20), which
is based upon a test of the citywide Transportation Plan, consideration of growth levels included in the
LOS-tested Transportation Plan, site specific improvements, and future payment of Transportation Impact
Fees. The transportation impact fee that is current at the time of building permit issuance would be levied.
Therefore, at this time, staff does not recommend any site-specific mitigation measures related to traffic
impacts.
Mitigation Measures: No further mitigation required.
Nexus: Not applicable.
8.Fire & Police
Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the
proposed development; subject to the condition that the applicant provides Code required improvements
and fees (Exhibit 34).
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
E.Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments
have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”
✓Copies of all Review Comments are contained in the Official File and may be attached to this report.
The Environmental Determination decision will become final if the decision is not appealed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in
writing on or before 5:00 p.m. on April 18, 2023. Appeals must be submitted electronically to the City Clerk at
cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee,
normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted
electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. 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.
DocuSign Envelope ID: C2A51094-5737-4E28-AD99-64DAED3CCFAE
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
LivAway Renton Hotel Development
Land Use File Number:
LUA23-000066, SA-A, ECF
Date of Meeting
April 3, 2023
Staff Contact
Clark H. Close
Principal Planner
Project Contact/Applicant
Jenelle Taflin
Navix Engineering
11235 SE 6th St, Suite 150,
Bellevue, WA 98004
Project Location
7XX Park Ave N, Renton, WA
98057; SE corner of the Topgolf
site (APN 0886610010)
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Preliminary Overall Site Plan (Sheet C-0.2)
Exhibit 3: Preliminary Site Improvement Plan (Sheet C-1.0)
Exhibit 4: Site Plan Review Cover Sheet (Sheet CVR-1)
Exhibit 5: Existing Conditions Map (Sheet C-0.1)
Exhibit 6: Neighborhood Detail Map
Exhibit 7: Detailed Planting Plan, Planting Details, and Amenity Details (Sheets L1.0, L2.0, and L3.0)
Exhibit 8: Floor Plans
Exhibit 9: Color Exterior Elevations
Exhibit 10: Conceptual 3D Rendering – Street Entry Perspective
Exhibit 11: Building Sections
Exhibit 12: Materials Board and Brick Transition Closeup
Exhibit 13: Refuse and Recycling Enclosure
Exhibit 14: Technical Information Report, prepared by Navix Engineering, dated February 10, 2023
Exhibit 15: Preliminary Grading Plan (Sheet C-2.0), prepared by Navix Engineering, dated August 2,
2022
Exhibit 16: Preliminary Drainage Plan (Sheet C-2.1), prepared by Navix Engineering, dated August 2,
2022
Exhibit 17: Preliminary Utility Plan (Sheet C-3.0), prepared by Navix Engineering, dated August 2, 2022
Exhibit 18: Geotechnical Engineering Services Report, prepared by GeoEngineers, Inc., dated October
29, 2019
Exhibit 19: Traffic Impact Analysis, prepared by Transpo Group, dated March 2023
Exhibit 20: Transportation Concurrency Memo
Exhibit 21: King County Wastewater Treatment Division (WTD) Comment Letter, dated March 28,
2023
Exhibit 22: Staff Email Response to WTD’s Comment Letter, dated March 28, 2023
Exhibit 23: Department of Ecology (DOE) Comment Letter, dated March 29, 2023
Exhibit 24: Staff Email Response to DOE’s Comment Letter, dated March 29, 2023
DocuSign Envelope ID: C2A51094-5737-4E28-AD99-64DAED3CCFAE
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Staff Report to the Environmental Review Committee
LUA23-000066, SA-A, ECF
Report of April 3, 2023 Page 11 of 2
SR_ERC_Report_LivAway_Hotel_230403_v1
Exhibit 25: Wetland Reconnaissance, prepared by Altmann Oliver Associates, LLC, dated April 30,
2018 (prepared for Topgolf)
Exhibit 26: SEPA Environmental Checklist
Exhibit 27: Construction Mitigation Description
Exhibit 28: Understanding of Geologic Risk
Exhibit 29: Applicant’s Land Use Letter
Exhibit 30: Draft Shared Parking Easement Agreement
Exhibit 31: Tree Retention and Tree Credit Worksheet
Exhibit 32: Title Report
Exhibit 33: Declaration of Covenants, Conditions, Easements and Restrictions – Recording Number
20100803001658
Exhibit 34: Advisory Notes
DocuSign Envelope ID: C2A51094-5737-4E28-AD99-64DAED3CCFAE