HomeMy WebLinkAboutSR_LivAway_Hotel_Report_Admin_230428_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_LivAway_Hotel_Report_Admin_230428_v1
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: April 28, 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; SW corner of Park Ave N and N 8th St (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.
Site Area: 13.19 Acres
Park Ave N Logan Ave N N 6th St
N 8th St Garden Ave N DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 2 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
B. EXHIBITS:
Exhibit 1‐34: As shown in the Environmental Review Committee (ERC) Report
Exhibit 35: Administrative Staff Report & Decision
Exhibit 36: Environmental “SEPA” Determination and ERC Mitigation Measures – LivAway Hotel
Exhibit 37: Environmental “SEPA” Determination and ERC Mitigation Measures – Retail Park
Exhibit 38: Environmental “SEPA” Determination and ERC Mitigation Measures – Topgolf
Exhibit 39: Topgolf Landscape Plan
Exhibit 40: Development Agreement (Recording No. 20020802000224)
C. GENERAL INFORMATION:
1. Owner(s) of Record: WA Renton Park, LLC, 201 Riverplace, Suite 400,
Greenville, SC 29601
2. Zoning Classification: Urban Center‐2 (UC‐2)
Urban Design District C
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Premier golf entertainment complex with up to 471
surface parking stalls.
5. Critical Areas: High Seismic Hazard Areas and a portion of the site is
located within the Downtown Wellhead Protection
Area Zone 2.
6. Neighborhood Characteristics:
a. North: The Landing in Renton. Commercial & Mixed Use (CMU) Comprehensive Plan Land Use
Designation; Urban Center‐1 (UC‐1) zone
b. East: Former Boeing surface parking lot. Commercial & Mixed Use (CMU) Comprehensive Plan
Land Use Designation; Urban Center‐2 (UC‐2) zone
c. South:
Boeing emergency operations building, Boeing office buildings and structured parking.
Commercial & Mixed Use (CMU) Comprehensive Plan Land Use Designation; Urban
Center‐2 (UC‐2) zone
d. West:
Boeing light industrial manufacturing, fabrication, storage warehouse, laboratories, and
office buildings with surface parking. Commercial & Mixed Use (CMU) Comprehensive
Plan Land Use Designation; Urban Center‐2 (UC‐2) zone
7. Site Area: 13.19 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
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 3 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
Annexation (Unknown) N/A 738 03/17/1925
Boundary Line Adjustment LUA10‐020 N/A 03/10/2010
Topgolf LUA19‐000094 N/A 08/19/2019
Topgolf USA Phase 2
Parking Area
LUA22‐000235 N/A 07/28/2022
Renton Retail Park LUA22‐000291 N/A 12/14/2022
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12‐inch water main
located in N 8th St. There is an existing 16‐inch water main located in Park Ave N. There is an existing
12‐inch water main located on the parcel within an easement.
b. Sewer: Sewer service is provided by the City of Renton. There are three (3) existing 6‐inch PVC sewer
stubs installed as part of the Topgolf civil construction project (C20000631).
c. Surface/Storm Water: There is an existing 8‐inch CPE and an existing 12‐inch CPE storm stub installed
as part of the active Topgolf civil construction project (C20000631) intended to service the proposed
hotel site.
2. Streets: The proposed development fronts N 8th St along the north property line. N 8th St is classified as
a minor arterial road. The proposed development fronts Park Ave N along the east property line. Park Ave
N is classified as a principal arterial road. The proposed development fronts Logan Ave N along the west
property line. Logan Ave N is classified as a principal arterial road. Right‐of‐way (ROW) dedication was
provided as part of the Topgolf civil construction project (C20000631).
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4‐2‐020: Purpose and Intent of Zoning Districts
b. Section 4‐2‐060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4‐2‐120A: Development Standards for Commercial Zoning Designations (CN, CV, CA, & UC)
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4‐3‐050: Critical Area Regulations
b. Section 4‐3‐100: Urban Design Regulations
3. Chapter 4 City‐Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4‐6‐030: Drainage and Water Quality (Surface Water) Standards
b. Section 4‐6‐040: Sanitary Sewer Standards
c. Section 4‐6‐060: Street Standards
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 4 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
d. Section 4‐6‐080: Water Service Standards
5. Chapter 9 Permits ‐ Specific
a. Section 4‐9‐200: Master Plan and Site Plan Review
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Transportation Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on March 7,
2023 and determined the application complete on March 15, 2023. The project complies with the 120‐
day review period.
2. The project site is located 7XX Park Ave N, Renton, WA 98057. The proposed project is located at the
southeast corner of the property (APN 0886610010).
3. The project site is currently developed with a Premier golf entertainment complex and 471 paved surface
parking stalls (Exhibit 4).
4. Primary access to the site would be provided via Park Ave N. Secondary access is available from Logan Ave
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‐2 (UC‐2) zoning classification.
7. There are no significant trees located on‐site and 41 trees would be planted as part of the proposed hotel
development.
8. The site is mapped with High Seismic Hazard Areas and a portion of the site is located within the
Downtown Wellhead Protection Area Zone 2.
9. Approximately 1,000 cubic yards of material would be cut and filled are proposed to construct the
proposed improvements (Exhibit 26).
10. The applicant is proposing to begin construction in early Fall 2023 and construction is anticipated to run
through the end of 2024 (Exhibits 26 and 27).
11. Staff received no public comment letter(s) on the application.
12. Staff received agency comments from King County Wastewater Treatment Division (WTD) on March 28,
2023 (Exhibit 22) and agency comments from the Department of Ecology (DOE) on March 29, 2023 (Exhibit
23). Staff acknowledged WTDs comments on March 28, 2023 and responded to DOE comments on March
29, 2023 (Exhibit 24).
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
April 4, 2023 the Environmental Review Committee issued a Determination of Non‐Significance ‐
Mitigated (DNS‐M) for LivAway Renton Hotel Development (Exhibit 36). The DNS‐M included three (3)
mitigation measures. A 14‐day appeal period commenced on April 4, 2023 and ended on April 18, 2023.
No appeals of the threshold determination were filed.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 5 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
14. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following three (3) mitigation measures with the Determination of Non‐Significance –
Mitigated:
a. 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.
b. 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).
c. The applicant shall be subject to the following contingency actions:
i. Hazardous waste operations worker training, health/safety plan, and site control
requirements, per WAC 296‐843;
ii. Management of potential contaminated soil and groundwater encountered during
excavations, including sampling, containment, and disposal at a permitted facility; and
iii. Impacts of the construction project on ongoing contaminant remediation at the site, including
procedures to prevent damage to site monitoring wells.
15. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development (Exhibit 34). These comments are contained in the
official file, and the essence of the comments has been incorporated into the appropriate sections of this
report and the Departmental Recommendation at the end of this report.
16. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU land use designation is to allow residential uses as
part of mixed‐use developments and support new office and commercial development that is more
intensive than what exists to create a vibrant district and increase employment opportunities. The
intention of this designation is to transform strip commercial development into business districts through
the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and
the provision of public amenity features. The proposal is compliant with the following development
standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L‐34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Goal L‐BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L‐FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L‐47: Accommodate change in a way that maintains Renton’s livability and
natural beauty.
Policy L‐48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L‐52: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 6 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
Policy L‐54: Protect public scenic views and public view corridors, including Renton’s
physical, visual and perceptual linkages to Lake Washington and the Cedar River.
Policy L‐56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
Policy L‐60: Improve the appearance of parking lots through landscaping and
screening.
Policy T‐45: Ensure that new development contributes its fair share of the cost of
transportation facilities, programs and services needed to mitigate growth related
transportation impacts.
17. Zoning Development Standard Compliance: The Urban Center‐2 Zone (UC‐2) was established to provide
a similar built environment as UC‐1 and also supports the residential and employment goals of Renton’s
Urban Center, but to a lesser degree than UC‐1 due to differing characteristics of the geography, which
limit the scale of commercial enterprise. The overall mix and intensity of uses is intended to create an
urban rather than suburban character. The form of development is expected to use urban development
standards and therefore setbacks, heights, landscaping, parking, and design standards are to be urban in
scale and configured in a layout utilizing the street system to create a human‐scale, pedestrian‐oriented
new center. Uses that support urban center development are allowed. Development is expected to
include amenities such as gateways, water access, and open space. High‐quality development is
anticipated, encompassing a mix of residential neighborhoods, shopping, employment districts, and public
facilities. The designation is also intended to allow continuation of airplane manufacturing and accessory
airplane manufacturing uses, as land area formerly occupied by those uses is transformed to combinations
of retail, service, office, residential, and civic uses. The proposal is compliant with the following
development standards, as outlined in RMC 4‐2‐120A, if all conditions of approval are met:
Compliance UC‐2 Zone Develop Standards and Analysis
Compliant if
conditions of
approval are
met
Use: Pursuant to RMC 4‐2‐060, Zoning Use Table – Uses Allowed in Zoning
Designations, hotels are permitted uses in the UC‐2 zone. Specified use(s) are
permitted provided the following condition is met:
a. Specified use(s) are not allowed within one thousand feet (1,000') of the
centerline of Renton Municipal Airport runway.
Staff Comment: The applicant is requesting administrative site plan review to construct
and establish a 126‐room hotel use at Topgolf as part of the final phase of the site
development. According to the applicant, the hotel could be used for leisure and
business travelers working in medical, laboratory, life sciences‐related fields,
technology, construction trades, first responders, government, and other professionals
for temporary occupancy where duration of guest stay would be less than 30
consecutive days more than 50% of the time (typically). Furthermore, guest stays by
local residents temporarily displaced from their homes because of fire, natural
disaster, flood, acts of God, or other related circumstances would not be time limited.
No social services would be provided as part of the hotel use. To maintain consistency
with the hotel definition and to ensure the hotel does not later function as an extended
stay, staff is recommending as a condition of approval, that the majority of the net
floor area of the hotel be dedicated to the rental of rooms for transient occupancy for
sleeping purposes in exchange for payment, typically based on a per night and per
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 7 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
room basis, for no more than thirty (30) continuous days for the average duration of
guest stay.
LivAway is not proposing to function as an extended‐stay hotel or residential “attached
dwelling” use with long term leases and complete independent living facilities (Exhibit
29). In order to ensure the hotel is not converted into a multifamily residential building
with complete independent living facilities, staff is recommending as a condition of
approval, that the applicant record a covenant on the property specifying that the
facility would not be used or converted to an attached residential dwelling use.
The proposed hotel development would not be located within one thousand feet
(1,000') of the centerline of Renton Municipal Airport runway (Exhibit 6).
As part of the initial phase, an outdoor recreational facility (Topgolf) was established
as Phase I of the site development and the first phase of construction was completed
in 2022 (LUA19‐000094). The second retail phase was designed for commercial retail
sales and restaurant (eating and drinking establishments) uses to support a
functionally integrated mixed use development between phases. Phase II received
administrative site plan review approval on December 14, 2022 (LUA22‐000291).
The Environmental Review Committee (ERC) issued three (3) mitigation measures for
the hotel use, two (2) mitigation measures for the multi‐tenant retail building, and
eight (8) mitigation measures based on an analysis of probable impacts of the outdoor
recreational facility (Exhibits 36, 37, and 38).
Lot Dimensions: Per RMC 4‐2‐120A, the minimum lot size for lots created after Nov.
10, 2014 for non‐residential plats is 25 acres. The minimum lot size can be amended
through Master Plan and Site Plan Review, RMC 4‐9‐200. There is no minimum lot
width/depth for lots created after Nov. 10, 2004 for non‐residential plats.
Staff Comment: The proposal does not propose to alter any existing lot lines as part of
the hotel phase. The applicant completed the required right‐of‐way dedication as part
of Phase I. A short plat application to divide the larger single lot into three (3) smaller
individual lots is anticipated to be completed as part of a future land use application,
such that each of the phased buildings would be located on their own separate lots.
Lot Coverage: The maximum lot coverage for buildings in the UC‐2 Zone is 90% of total
area or 100% if parking is provided within the building or within a parking garage.
Staff Comment: The applicant is proposing a four‐story building with a footprint of
approximately 15,220 square feet. The building would cover approximately 20.9% of
the anticipated future parcel (15,220 sf / 72,895 sf (square footage based on a future
short plat of the existing 13.19‐acre parcel = 20.9 percent). Based on the existing parcel
area, the combined buildings and phases (Topgolf at 26,352 sf, retail at 7,000 sf, and
hotel at 15,220 sf) would have a combined lot coverage of 8.5 percent (48,572 sf /
574,429 sf = 8.5%). The existing and proposed buildings would comply with the
maximum 90% lot coverage requirements for the subject site.
N/A
Density: The minimum density required in the UC‐2 zone is 85 dwelling units per net
acre. The maximum density permitted is 150 dwelling units per net acre. Net density
is calculated after the deduction of sensitive areas, areas intended for public right‐of‐
way, and private access easements.
Setbacks: The required setbacks in the UC‐2 zone are as follows: front yard and
secondary front yard are 15 feet, rear yard and side yards are 0 feet except 15 feet if
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 8 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
Compliant if
condition of
approval is
met
lot abuts a lot zoned residential, and the maximum front yard and secondary front
yard are 20 feet.
Staff Comment: After all applicable right‐of‐way (ROW) dedication, the applicant is
proposing the following approximate building setbacks: 15 feet (15’) from Park Ave N;
approximately 27’‐8” from the future north property line (approx. 205’ from N 8th St);
approximately 141’‐3” from the future west property line (approx. 1,022 feet from
Logan Ave N); and approximately 29’ from the south property line. The proposed
building setbacks are sufficient for the subject site (Exhibits 2 and 3). Following the
pending short plat, the proposed building setbacks, would comply with the setback
requirements of the UC‐2 zone, would allow for adequate landscaping along the
project street frontages, and would be consistent with earlier development phases ‐
Phases I and II. Therefore, staff recommends as a condition of approval, that the
applicant be required to complete a short plat of the property that would allow the
existing and proposed buildings to comply with required building setbacks of the Urban
Center‐2 (UC‐2) zone prior to building permit issuance.
Building Height: The UC‐2 zone has a maximum permitted building height of 10 stories
along primary and secondary arterials and 6 stories along residential/minor collectors.
Staff Comment: The site carries a Part 77 horizontal surface height restriction of 150
feet due to the proximity to the Renton Municipal Airport. According to the Federal
Aviation Administration, the parcel has a site elevation of 32 feet. As part of Phase I,
the applicant proposed four (4) posts (Post 5, 11, 15, 21) at 170 feet above ground
level or 202 feet above mean seal level. The aeronautical studies (2019‐ANM‐5524‐OE,
2019‐ANM‐5525‐OE, 2019‐ANM‐5526‐OE, and 2019‐ANM‐5527‐OE) revealed that
these structures would have no substantial adverse effect on the safe and efficient
utilization of the navigable airspace by aircraft or on the operation of air navigation
facilities provided each of these four (4) posts were marked/lighted in accordance with
FAA Advisory circular 70/7460‐1 M, Obstruction Marking and Lighting, red lights‐
Chapters 4, 5 (Red), & 15. The applicant is proposing to construct a four‐story hotel
building that would reach heights of approximately 50’‐6” above finished grade
(Exhibit 11). The proposed building height would comply with the permitted building
height allowances in the UC‐2 zone and would fall below required height restrictions
by the Federal Aviation Administration.
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4‐4‐070) require a 10‐foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4‐6‐060. Street trees and, at a minimum,
groundcover, are to be located in this area when present. Spacing standards are based
on small, medium, and large species trees at approximately 30’, 40’ and 50’ on center,
respectively.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right‐of‐way. Standards for planting shall be as follows:
a. Trees shall be two‐inch (2") caliper for multi‐family, commercial, and
industrial uses at an average minimum rate of one tree per thirty (30) lineal
feet of street frontage. Trees shall be one‐and‐one‐half‐inch (1.5") caliper for
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 9 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
low impact development stormwater management facilities associated with
any land use.
b. Shrubs at the minimum rate of one per twenty (20) square feet of
landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking
area and shall include a mixture of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi‐family,
commercial, and industrial uses. At least one tree for every six (6) parking spaces
within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of
installation.
d. There shall be no more than fifty feet (50') between parking stalls and an interior
parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered with a
tree grate must be planted in ground cover plants, which may include grasses. Mulch
must be confined to areas underneath plants and is not a substitute for ground cover
plants.
Ground cover plants, other than grasses, must be at least the four‐inch (4") pot size,
provided such plants have well‐developed roots and are not root bound or J‐rooted;
alternative standards may be applied pursuant to RMC 4‐4‐070C. Area planted in
ground cover plants, other than grass seed or sod, must be planted in triangular
spacing. Ground cover plants must be planted at a density that will cover the entire
area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container size at
planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2")
in depth.
Broadleaf trees must be a minimum of two‐inch (2") caliper. Conifer trees at the time
of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of
at least three inches (3") and is at least three feet (3') in radius around the tree.
A permanent built‐in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 10 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
Staff Comment: As part of Phase I, a street modification was approved that allowed
the project to retain the existing frontage improvements along Logan Ave N, N 8th St
and Park Ave N provided repairs were completed to any damaged street frontage
including, but not limited to, existing street trees. Compliance is being completed under
civil construction permit C20000631 to ensure the retention and health of the existing
street trees along the site’s property frontages.
The existing landscaping on‐site includes Topgolf’s approved landscaping plan (Exhibit
39). A detailed planting plan, prepared by JGM Landscape Architects, was submitted
with the hotel project application (Exhibit 7). The conceptual landscape plan illustrates
materials that would be used to enhance the visual character of the hotel building,
existing and proposed parking lot improvements, and other on‐site amenities. The
planting schedule includes a variety of trees, shrubbery, groundcover, and grasses.
From the back of the existing sidewalks, the applicant is proposing a minimum width
of 15 feet of perimeter landscaping along the frontage of Park Ave N. The proposed
surface parking lot landscaping would be consistent with Topgolf Phase I and Renton
Retail Park Phase II.
Within the proposed 104 parking stall surface parking lot (on the future 72,895 square
foot lot), 35 square feet of landscaping per parking space would be required for
parking lots with 100 or more spaces. Based on the standalone future proposed square
footage of the site and 104 parking stalls, a minimum of 3,640 square feet of
landscaping would be required within the surface parking areas. Based on the
combined or shared parking lots with over 100 surface parking stalls, a minimum of
17,220 square feet of interior parking lot landscaping would be required within the
surface parking areas. The applicant is proposing to modify six (6) interior parking lot
landscape areas by expanding existing interior landscape islands. Together the new
and existing interior parking lot landscaping sized to dimensions of at least eight feet
(8') by twelve feet (12') with adequate landscaping total approximately 2,638 square
feet and would fall short of reaching the required 35 square feet of interior landscaping
for 100 or more parking spaces. This could likely be achieved by increasing the width
of some of the proposed interior parking lot planter islands. Therefore, staff
recommends as a condition of approval, that the applicant submit a revised site
improvement plan that demonstrates compliance with the minimum 35 square feet of
landscaping per parking space onsite. A revised site improvement plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to
engineering permit approval.
Phases I and II were also found to be in compliance with interior parking lot
landscaping. Furthermore, the proposed preliminary landscape plan provides
adequate transitions between development and surrounding properties to reduce
noise and glare, maintain privacy, and would generally enhance the appearance of the
project site (Exhibit 7).
Underground sprinkler systems are required to be installed and maintained for all
landscaped areas. The sprinkler system must provide full water coverage of the
planted areas specified on the landscape plan. As a result, staff is recommending as a
condition of approval, that the applicant be required to provide a final detailed
landscape plan and irrigation plan with the construction permit application. The final
detailed landscape plan and irrigation plan shall be provided to, and approved by, the
Current Planning Project Manager prior to construction permit issuance.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 11 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4‐
4‐130) require a minimum of thirty percent (30%) of all significant trees on site.
Subject properties shall comply with tree credit requirements at a minimum rate of
thirty (30) credits per net acre. Tree retention or a combination of tree retention and
supplemental tree planting (with new small, medium, or large tree species) shall be
provided to meet or exceed the minimum tree credits required for the site. The
supplemental trees shall be planted with a minimum size of two‐inch (2") caliper, or
evergreen trees with a minimum size of six feet (6') tall.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); Significant trees
adjacent to critical areas and their associated buffers; and Significant trees over sixty
feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and Other significant
non‐ native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: There are no significant trees on‐site that need to be maintained or
replaced. The applicant is proposing to plant 41 new trees (11 Pacific sunset maple, 10
village green zelkova, seven (7) red bark vine maple, four (4) amur maple, and nine (9)
incense cedar) as shown in the Landscape Plan (Exhibit 7). Based on the future 1.67‐
acre lot, the applicant would need a total of 50 tree credits (30 x 1.67 = 50) to reach
the required 30 credits per net acre. As proposed with the landscape plan, the
applicant has reached a level of 51.75 tree credits towards the required 50 tree credit
requirement with 11 new small tree species, 11 new medium tree species, and 19 new
large tree species (Exhibit 31).
Compliant if
condition of
approval is
met
Screening: All on‐site surface mounted utility equipment shall be screened from
public view. Screening shall consist of equipment cabinets enclosing the utility
equipment, solid fencing or a wall of a height at least as high as the equipment it
screens, or a landscaped visual barrier allowing for reasonable access to equipment.
Equipment cabinets, fencing, and walls shall be made of materials and/or colors
compatible with building materials. All operating equipment located on the roof of
any building shall be enclosed so as to be screened from public view.
Staff Comment: Photovoltaic solar panels are proposed in two (2) locations on the
front elevation (west elevation). Surface mounted utility equipment was not identified
in the submitted drawings. Therefore, staff recommends as a condition of approval,
that the applicant provide a special utility and landscape plan set with the construction
permit showing the location of all ground mounted utility equipment and identify how
they would be screened from public view. The special utility and landscape plan set
shall be provided to, and approved by, the Current Planning Project Manager prior to
construction permit approval.
Vehicular Access: A connection shall be provided for site‐to‐site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting UC
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 12 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
lots without the need to use a street. Access may comprise the aisle between rows of
parking stalls.
Staff Comment: The proposed parking lot improvements provide for a strengthened
connection for site‐to‐site vehicle access as part of this final phase. Topgolf was able
to make vehicular connections from Logan Ave N to Phase II and the last phases of the
overall development would complete the site‐to‐site vehicular connection from Park
Ave N to Phase I. As a result, a smooth flow of traffic across the UC‐2 zoned lot is
anticipated between shared trips from each phase of the development.
Compliance to
be
demonstrated
at sign permit
review
Signage: Pole signs and roof signs are prohibited. Signs are subject to Urban Design
Regulations (RMC 4‐3‐100).
Staff Comment: The applicant did not submit a detailed signage package for the
proposed hotel and therefore could not be reviewed at this time. The applicant would
be required to comply with the signage requirements outlined in RMC 4‐4‐100 at the
time of sign application.
Compliant if
condition of
approval is
met
Parking: The parking regulations, RMC 4‐4‐080, require a specific number of off‐street
parking stalls be provided based on the square footage of the use.
The following parking ratios would be applicable to the site:
Use Net Square
Footage of Use
Ratio Required
Spaces
Hotel 126 rooms A minimum and maximum
of 1 per guest room plus 1
for every 3 employees.
126 + 2
The following parking ratios would be applicable to other portions of the parcel:
Use Net Square
Footage of Use
Ratio Required
Spaces
Existing Phase I
Golf Driving
Ranges
102 Hitting
Bays
A minimum and maximum
of 1 per driving station.
Min/Max: 102
Office, General 5,739 SF A minimum of 2.0 per
1,000 square feet of net
floor area and a maximum
of 4.5 parking spaces per
1,000 square feet of net
floor area.
Min: 11
Max: 26
Eating and
Drinking
Establishment and
Taverns
22,262 SF A minimum and maximum
of 10 per 1,000 square
feet of dining area.
Min/Max: 223
Phase II
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 13 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
Eating and
Drinking
Establishment and
Taverns
2,600 SF
(1,718 SF of
dining area)
A minimum and maximum
of 10 per 1,000 square
feet of dining area.
Min/Max: 17
Eating and
drinking
establishment
combination sit‐
down/drive‐
through
restaurant:
2,325 SF
(1,367 SF of
dining area)
A minimum and maximum
of 1 per 75 square feet of
dining area.
Min/Max: 18
Retail sales and
wholesale retail
sales:
2,075 SF A minimum and maximum
of 2.5 per 1,000 square
feet of net floor area.
Min/Max: 5
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are
8 ½ feet by 16 feet. In the UC‐2 zone, a parking stall shall be a minimum of nineteen
feet (19') in length, except for parallel stalls, measured along both sides of the usable
portion of the stalls. Each parallel stall shall be twenty‐three feet by nine feet (23' x
9') in size.
A twenty five percent (25%) reduction or increase from the minimum or maximum
number of parking spaces may be granted for nonresidential uses through site plan
review if the applicant can justify the modification to the satisfaction of the
Administrator. Justification might include, but is not limited to, quantitative
information such as sales receipts, documentation of customer frequency, and
parking standards of nearby cities.
Staff Comment: The applicant is proposing to modify the parking of Phases I and II
through the addition of interior parking islands, conversion of standard parking stalls
to compact stalls, and the addition of new parking stalls along the front of the building.
Together, the combined development would create a total of 492 parking stalls. Within
the boundaries of the future proposed hotel lot, the applicant is proposing a total of
104 surface parking stalls for the 126‐room hotel with an estimated six (6) employees
to be employed by the project. The make‐up of the parking would include six (6) ADA
parking stalls, 44 compact stalls, and 54 standard parking stalls.
When combined, LivAway Hotel, Renton Retail Park, and Topgolf Phase I modification
would have the following number of parking stalls: 293 standard stalls, 179 compact
stalls, and 20 ADA stalls. Pursuant to RMC 4‐4‐080F.8.g the minimum number of
accessible spaces required for 104 parking spaces is five (5) accessible stalls and the
minimum number of accessible spaces required for 401‐500 parking spaces (all Phases)
is nine (9) accessible stalls. The proposal would comply with the accessible parking
requirements of the code. Furthermore, the current parking count is consistent with
the approved Topgolf Minor Modification, dated September 14, 2021, which includes
a portion of the future parking for the final phase of the phase development. A portion
of the overall parking area includes a minimum width of 200 feet to facilitate future
structured parking if a demand for a structure is needed at a later date.
The ratio required for hotel use is a minimum and maximum of 1 per guest room plus
1 for every 3 employees or 128 parking spaces. In addition to the 104 onsite parking
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 14 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
stalls, the applicant is proposing to complete a shared parking easement agreement
to make additional cross‐parking available between the other uses as part of the
master site plan development with the intent to create a cohesive development
(Exhibit 30). The proposed 104 hotel parking spaces, 50 retail surface parking spaces,
and 338 Topgolf surface parking spaces development (492 total surface parking
spaces) would meet the parking regulations with 25% reduction allowance for
nonresidential uses through site plan review provided the proposed shared parking
easement agreement is recorded. The proposed 104 parking spaces represents roughly
a 19% decrease or reduction from the minimum number of parking spaces required
per RMC 4‐4‐080.F.10.e. However, the number of parking spaces provided is higher
than what is calculated using the average ITE parking demand and high occupancy
rate. As a result, it is anticipated that the shared parking easement agreement would
provide each use adequate parking during peak parking demand given the fluctuation
in operation hours between the outdoor recreational facility, proposed mixed use
retail, and proposed hotel use over the course of a day. Therefore, staff recommends
as a condition of approval, that the applicant complete a shared parking easement
agreement. The final shared parking easement agreement shall be submitted to and
approved by the Current Planning Project Manager prior to temporary certificate of
occupancy.
Access and parking lot configuration is designed for two‐way circulation throughout.
All parking onsite would comply with dimensional stall requirement based on parking
stall type in the UC‐2 zone. Up to fifty percent (50%) of the stall in the UC‐2 zone can
be compact. The applicant is proposing less than 37% of the overall site as compact
parking. The use of landscaping is an integral component of the proposal’s reduction
of visual impacts on the pedestrian environment and abutting/adjacent properties (see
Landscaping discussion for more information).
Loading Docks: Loading docks within the site, pursuant to RMC 4‐2‐120A, indicates
that parking, docking and loading areas for truck traffic shall be off‐street and
screened from view of abutting public streets.
Staff Comment: The applicant is not proposing loading dock(s) for the 126‐room hotel.
Together the existing and proposed onsite parking areas for truck traffic would be
adequately screened from view of abutting public streets.
Compliance to
be
demonstrated
at building
permit review
Refuse and Recyclables: Per RMC 4‐4‐090, in manufacturing and other nonresidential
developments, a minimum of three (3) square feet per every one thousand (1,000)
square feet of building gross floor area shall be provided for recyclables deposit areas
and a minimum of six (6) square feet per one thousand (1,000) square feet of building
gross floor area shall be provided for refuse deposit areas. A total minimum area of
one hundred (100) square feet shall be provided for recycling and refuse deposit
areas.
Staff Comment: Based on the proposal for a 59,711‐square foot hotel, 537 square feet
of refuse and recycle area would be required to be apportioned and located onsite. The
proposal includes a refuse and recycle area approximately 555 square feet (30’‐0” x
18’‐6”) in size which complies with the minimum area required for recycling and refuse
deposit areas. Access would be provided from the drive aisle located to the west of the
building (Exhibit 3). No portion of the outdoor refuse and recyclables deposit area and
collection point would be located within any required setback or landscape areas.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 15 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
The proposed outdoor refuse and recycling building design includes a 12”‐9” wide
gated opening, a nearly fully enclosure design, a wall height over eight feet (8’) tall,
and space for two (2) side‐by‐side large weather‐proofed dumpsters (Exhibit 13). The
applicant would be required to comply with the refuse and recyclables standards
outlined in RMC 4‐4‐090 at the time of building permit application.
Compliant if
condition of
approval is
met
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off‐street vehicle parking spaces.
Staff Comment: Per RMC 4‐4‐080.F.11.a bicycle parking spaces are required at 10
percent (10%) of the number of required off‐street parking spaces. The applicant is
proposing seven (7) bike racks near the northwest corner of the building and six (6)
bike racks at the southwest corner of the building on the preliminary site improvement
plan (Exhibit 3). The locations of the bike racks would be visible to cyclists and are not
anticipated to impede or create a hazard to pedestrians or vehicles nor are they
anticipated to conflict with vehicle vision clearance standards.
Per RMC 4‐4‐080.F.11.c bicycle parking for hotel use shall be provided for secure
extended use and shall protect the entire bicycle and its components and accessories
from theft and weather. Acceptable examples include bike lockers, bike check‐in
systems, in‐building parking, and limited access fenced areas with weather protection.
Therefore, staff recommends as a condition of approval that the applicant provide
secure bicycle parking for up to 13 stalls. Bicycle parking shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge does not stand in or in front of any
required landscaping or pose a traffic vision hazard.
There shall be a minimum three‐foot (3') landscaped setback at the base of retaining
walls abutting public rights‐of‐way.
Staff Comment: According to the Landscape Plan, the applicant is not proposing any
site fences or retaining walls as part of the hotel development. The overall phased
development site includes some existing perimeter chain link fence along the south
property line. No changes are proposed to the existing perimeter fencing.
18. Design Standards: The project site is located within Design District ‘C’. The following table contains project
elements intended to comply with the standards of the Design District ‘C’ standards and guidelines, as
outlined in RMC 4‐3‐100E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high‐density urban environment; so that businesses enjoy
visibility from public rights‐of‐way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking
areas, and other land uses; and increase privacy for residential uses.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 16 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: See FOF 20, Site Plan Review.
Standard: Commercial mixed‐use buildings shall contain pedestrian‐oriented uses,
feature “pedestrian‐oriented facades,” and have clear connections to the sidewalk.
Staff Comment: The service hotel use includes a pedestrian‐oriented façade along Park
Ave N that includes three (3) five‐foot (5’) wide pedestrian connections from the
building to the public sidewalk (Park Ave N) located to the east. The preliminary site
improvement plan includes a five‐foot (5’) wide sidewalk around the perimeter of the
building (Exhibit 3). In addition, the building provides clear connections to the
proposed retail development to the north via the public sidewalk on Park Ave N and
the parking area and Topgolf to the west of the building. A larger building and
sidewalk entrance (approximately 24’‐7” wide) is proposed at the main building
entrance from the parking lot.
N/A
Standard: Office buildings shall have pedestrian‐oriented facades. In limited
circumstances the Department may allow facades that do not feature a pedestrian
orientation; if so, substantial landscaping between the sidewalk and building shall be
provided. Such landscaping shall be at least ten feet (10') in width as measured from
the sidewalk.
Staff Comment: Not applicable. The proposal includes a service hotel building.
N/A
Standard: Residential and mixed‐use buildings containing street‐level residential uses
and single‐purpose residential buildings shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: Not applicable. The proposal includes a service hotel building.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 17 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the
public sidewalk, and include human‐scale elements.
Staff Comment: The hotel building includes four (4) separate building entrances and
exits, one per elevation (north, south, east, and west) (Exhibits 3 and 7‐10). The main
entrance to the building is located at the west elevation and would face the parking
lot and Logan Ave N. The main entrance includes a vestibule, direct access to the
interior lobby and registration areas, and is connected internally via a hallway to the
Park Ave N building entrance. The Park Ave N entrance, or east elevation, is equal in
exterior appearance as the west entrance from the parking lot. The north and south
building doors access staircases for required fire exits. The two (2) primary building
entrances include overhead weather protection, double doors, and glazing that is
recognizable and visible from the exterior. Prominent architectural and site plan
design features include human‐scale elements that would direct guests to these
identified building entrances.
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: As shown on the proposed building elevations (Exhibit 9), the building
entrances would be made visibly prominent though the incorporation of material
changes, a vestibule, overhead weather protection supported by 16” x 16” brick
columns, double entry doors, glazing, spandrel glazing, lighting, and building material
changes.
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one‐half feet (4‐1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: As shown on the proposed building elevations (Exhibit 9), the building
entries from the parking lot and public street are clearly marked with material
variations and canopy weather protection at least four and one‐half feet (4‐1/2') wide
that is proportional to the distance above ground level.
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: The two (2) main building entries would have double doors, overhead
weather protection canopies, and/or a vestibule and are designed to be convenient to
locate and easy to access. The overhead weather protection and glazing used for the
building entrance to the parking lot would be subordinate to the building entrance to
the street.
Standard: Features such as entries, lobbies, and display windows shall be oriented to
a street or pedestrian‐oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: The building entry from the street is oriented to Park Ave N with access
to the lobby and registration areas. The street entry would incorporate overhead
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 18 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
weather protection and architectural detailing, as discussed above, to clearly identify
the east entry.
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: The proposed onsite buildings – hotel, retail building to the north, and
the Topgolf building to the west include a continuous network of pedestrian paths to
create a cohesive connection between each building. Landscaping would be retained
and/or enhanced under the proposed final phase.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable, no residential dwelling units are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long‐established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
N/A
Standard: For properties along North 6th Street and Logan Avenue North (between
North 4th Street and North 6th Street), applicants shall demonstrate how their project
provides an appropriate transition to the long‐established, existing residential
neighborhood south of North 6th Street known as the North Renton Neighborhood.
N/A
Standard: For properties located south of North 8th Street, east of Garden Avenue
North, applicants must demonstrate how their project appropriately provides
transitions to existing industrial uses.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high‐volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials. Service areas not adjacent
to streets, pathways, or pedestrian‐oriented spaces are encouraged to implement vegetative
screening in addition to or as part of service enclosures.
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be
concentrated and located where they are accessible to service vehicles and
convenient for tenant use.
Staff Comment: A single service element (i.e. loading and refuse and recycling area) is
proposed to be located away from the pedestrian environment or street and is
designed to be cohesive with the layout of the parking lot (Exhibit 3). The proposed
materials include CMU walls with dark gray brick and 6x6 wood posts to support a
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 19 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
standing seam roof over structure (wood joists and beams) (Exhibit 13). The refuse
and recycling area roof would have a vertical clearance of at least eleven feet and
would be accessible to service vehicles from the interior drive aisle (west of the hotel
building). The development proposal also includes landscape screening to further
minimize the visual impacts of the service area from being fully visible from Park Ave
N. See also FOF 17, Zoning Development Standard Compliance: Refuse and
Recyclables.
Compliant is
condition of
approval is
met
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self‐closing doors.
Staff Comment: The applicant’s submittal material for the refuse and recycling
enclosure includes enclosures on all sides, including hinged doors made of galvanized
metal decking. The gate must have self‐closing doors at least twelve feet (12') wide
for haulers. Therefore, staff recommends as a condition of approval, the applicant be
required to submit revised elevations for the refuse and recyclable enclosure. The
service enclosure shall include self‐closing doors and have a minimum opening width
of at least twelve feet (12') for haulers. The revised detailed elevations shall be
submitted to and approved by the Current Planning Project Manager prior to building
permit approval. If this condition of approval is met the proposal would satisfy this
standard.
Standard: Service enclosures shall be made of masonry, ornamental metal or wood,
or some combination of the three (3).
Staff Comment: See comments above. See also FOF 17, Zoning Development Standard
Compliance: Refuse and Recyclables.
Standard: If the service area is adjacent to a street, pathway, or pedestrian‐oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides
of such facility.
Staff Comment: See comments above.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Development that occurs at gateways should be distinguished with features that visually
indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in
the City. Examples of these types of features include monuments, public art, and public plazas.
N/A Standard: Developments located at district gateways shall be marked with visually
prominent features.
N/A Standard Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the
following:
a. Public art;
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 20 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not
qualify).
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
Standard: Parking shall be at the side and/or rear of a building and may not occur
between the building and the street. However, if due to the constraints of the site,
parking cannot be provided at the side or rear of the building, the Administrator may
allow parking to occur between the building and the street. If parking is allowed to
occur between the building and the street, no more than sixty feet (60') of the street
frontage measured parallel to the curb shall be occupied by off‐street parking and
vehicular access.
Staff Comment: The applicant is proposing additional parking for the hotel portion of
the overall development. The new parking would be located to the west of the
building.
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: The additional surface parking stalls, provided by the hotel, are
located so that they are screened from surrounding streets by landscaping and/or the
hotel building.
Standard: Surface parking lots shall be designed to facilitate future structured parking
and/or other infill development. For example, provision of a parking lot with a
minimum dimension on one side of two hundred feet (200') and one thousand five
hundred feet (1,500') maximum perimeter area. Exception: If there are size
constraints inherent in the original parcel.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 21 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
Staff Comment: The applicant is proposing to retain the large flex surface parking area
created as part of Phase I. The flex surface parking area abuts a further future phase
of the overall development (e.g. hotel) and is sized and designed to facilitate any future
structured parking.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: A structured parking garage or deck is not being proposed with the
final hotel phase of the overall development. Code required minimum surface parking
would be provided for all uses (Topgolf, retail, and hotel) without the use of structured
parking. The eastern portion of Topgolf’s surface parking lot was designated as “Flex”
parking which could be converted to structured parking. The overall parcel contains
some size constraints due to the size requirements of the Topgolf outdoor driving
range outfield and the Boeing parcel that cuts into the middle of the rectangular lot.
The dimensions of the provided flex parking lot provide minimum dimensions of 200
feet (Exhibit 2).
Standard: The entire facade must feature a pedestrian‐oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This
setback shall be increased to ten feet (10') when abutting a primary arterial and/or
minor arterial.
Staff Comment: See comments above.
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim,
or other architectural elements and/or materials.
Staff Comment: See comments above.
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: See comments above.
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: See comments above.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 22 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre‐cast decorative panels;
f. Vine‐covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: See comments above.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Parking garages shall be accessed at the rear of buildings.
Staff Comment: No parking garages are proposed. The overall site plan is designed to
provide access to the parking lot from either Park Ave N or Logan Ave N. Two (2) curb
cuts were constructed as part of Phase I along Logan Ave N. The north entrance from
Logan Ave N is restricted to a right‐in and right‐out only driveway and the south
entrance from Logan Ave N is a standard two‐way vehicular entrance. A third and final
standard two‐way vehicular access is proposed along Park Ave N, approximately 200
feet south of the intersection of Park Ave N and N 8th St. The existing and proposed
vehicular accesses to the surface parking area are not anticipated to impede or
interrupt pedestrian mobility beyond reasonable design.
Standard: Parking lot entrances, driveways, and other vehicular access points shall be
restricted to one entrance and exit lane per five hundred (500) linear feet as measured
horizontally along the street.
Staff Comment: See comments above.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village
by creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant
to walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi‐modal and public transportation systems in order to reduce other vehicular
traffic.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 23 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and
enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from
parking areas. Providing pedestrian connections to abutting properties is an important aspect of
connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily
identifiable to pedestrians and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all‐weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The provided Traffic Impact Analysis (TIA) provides a narrative of the
existing area. As part of Phase I, a street modification was approved that allowed the
project to retain the existing frontage improvements along Logan Ave N, N 8th St and
Park Ave N provided repairs were completed to any damaged street frontage
including, but not limited to, existing cement concrete sidewalk and roadway
pavement. Compliance with the conditions of approval is being completed under the
active civil construction permit C20000631.
The provided site plan for the hotel portion of the overall development includes clearly
defined pedestrian connection system to the existing or repaired public street
improvements. The site layout conveys pedestrians from the parking lot area and
public way to the building entrances.
Compliant if
condition of
approval is
met
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: The proposed site improvement plan includes a marked pedestrian
pathway from the hotel through the parking lot to Topgolf. The marked pedestrian
pathway includes three (3) striped pedestrian crossing areas over drive aisles that
connect to raised concrete sidewalks. To meet this standard, these pedestrian
crossings would be required to be delineated by raised walkways, stamped concrete,
or pavers. Staff recommends, as a condition of approval, the applicant submit a
revised site improvement plan that differentiates all designated pathway connections
to other phases of the master site plan from the drive aisle material used throughout
the parking lot area. The revised site improvement plan shall be reviewed and
approved by the Current Planning Project Manager prior to civil construction permit
issuance.
Compliant if
condition of
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 24 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
approval is
met
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8‐foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
Staff Comment: The proposed use is anticipated to increase users along the public
street frontages. As described above, interior pathways shall be provided and shall
vary in width to establish a hierarchy and the widths shall be based on the intended
number of users; to be no smaller than five feet (5') and no greater than twelve feet
(12'). The applicant is proposing a five‐foot (5’) wide interior pathway from Park Ave
N to the east building entrance. To increase pedestrian safety and maneuverability to
the east hotel entrance, staff is recommending as a condition approval, that the
applicant increase the width of the interior concrete sidewalk connection to the
building’s east main entrance to a minimum walkway width of eight feet (8’) of
unobstructed walking surface. A revised site improvement plan shall be submitted to,
and approved by, the Current Planning Project Manager prior to civil construction
permit issuance. If this condition of approval is met the proposal would satisfy this
standard.
N/A Standard: Mid‐block connections between buildings shall be provided.
Compliance to
be determined
under Site
Plan Review
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Permeable pavement may be considered under Master Plan and Site
Plan Review.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting
and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of
activities, at all times of the year, and under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be
included.
Additional
compliance to
be determined
under Site
Plan Review.
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be
provided.
Staff Comment: The proposed site plan and landscape plan includes areas for ground
level landscaping between the building and the street and the building and the parking
lot.
Compliant if
condition of
approval is
met.
Additional
compliance to
be determined
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal‐ and weather‐resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 25 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
under Site
Plan Review.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: Two (2) benches are proposed to enhance the pedestrian experience
in front of the parking lot entrance (Exhibit 7). In order to comply with pedestrian
amenity standards, staff recommends as a condition of approval that the applicant
provide public artwork (or comparable) and site furniture along on Park Ave N that is
made of durable, vandal‐ and weather‐resistant materials that do not retain rainwater
and can be reasonably maintained over an extended period of time. The site furniture
details shall be submitted to and approved by the Current Planning Project Manager
prior to building permit issuance. Public artwork selected by the applicant would be
required to undergo review and approval from the Renton Municipal Arts Commission.
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of 4.5 feet wide along at least seventy 75 percent of the length of the building facade
facing the street, a maximum height of 15 feet above the ground elevation, and no
lower than 8 feet above ground level.
Staff Comment: The applicant is proposing entry and louvered canopies on each
building elevation. The proposed five‐foot (5’) wide louvered canopies and entry
canopies cover at least seventy 75 percent of the length of the building facade facing
the street and cover all building entrances and exits (Exhibit 9). The heights of the
louvered canopies are approximately nine feet (9’) above finished grade and the
heights of the entry canopies are approximately 12’‐6” above finished grade.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian‐oriented space
at the street corner to emphasize pedestrian activity (illustration below). Recreation and common
open space areas are integral aspects of quality development that encourage pedestrians and users.
These areas shall be provided in an amount that is adequate to be functional and usable; they shall
also be landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide
usable area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open
space where feasible and designed consistent with the Surface Water Design
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 26 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
Manual. Such facilities shall be counted towards no more than fifty percent
(50%) of the required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the
following elements for developments having more than one hundred (100)
units):
i. Courtyards, plazas, pea patches, or multi‐purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from
the public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities;
or
v. Children’s play spaces that are centrally located near a majority of
dwelling units and visible from surrounding units. They shall also be
located away from hazardous areas such as garbage dumpsters, drainage
facilities, and parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as
private or semi‐private (from abutting or adjacent properties) courtyards,
plazas or passive use areas containing landscaping and fencing sufficient
to create a fully usable area accessible to all residents of the
development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: Not applicable, no mixed use residential or attached housing
development is proposed with the hotel use.
Compliant if
condition of
approval is
met
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian‐oriented space.
a. The pedestrian‐oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian‐oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier‐free access) to the
abutting structures from the public right‐of‐way or a nonvehicular
courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 27 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
iii. On‐site or building‐mounted lighting providing at least four (4) foot‐
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian‐oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian‐oriented space if the Administrator determines such space
meets the definition of pedestrian‐oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is
prohibited within pedestrian‐oriented space.
Staff Comment: The applicant is proposing a 59,711‐square foot hotel building on a
future 72,895‐square foot lot. In order to comply with the minimum pedestrian‐
oriented space at the formula of 1% of the site area + 1% of the gross building area,
the applicant would be required to provide a minimum pedestrian‐oriented space of
1,326 square feet. Therefore, staff recommends as a condition of approval, that the
applicant provide a detailed pedestrian‐oriented space plan with the construction
permit application. The detailed pedestrian‐oriented space plan shall be provided to,
and approved by, the Current Planning Project Manager prior to construction permit
issuance.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 28 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4‐4‐070,
including at minimum street trees, decorative paving, pedestrian‐scaled lighting, and
seating. Vegetated low impact development facilities may be used in the plaza where
feasible and designed consistent with the Surface Water Design Manual. Such
facilities shall count towards no more than fifty percent (50%) of the plaza
requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important
to residential buildings.
Standard: All building facades shall include measures to reduce the apparent scale of
the building and add visual interest. Examples include modulation, articulation,
defined entrances, and display windows.
Staff Comment: The applicant is proposing modulation and articulation along the
building façades to reduce the apparent scale of the building and add visual interest.
The building includes defined entrances, glazing, canopies, building height variation,
roofline features, and three (3) cladding material changes (EIFS, wood look fiber
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 29 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
cement siding, and brick) to add visual interest and to visually appear at a human
scale.
Standard: All buildings shall be articulated with one or more of the following:
a. Defined entry features;
b. Bay windows and/or balconies;
c. Roof line features; or
d. Other features as approved by the Administrator.
Staff Comment: See comments above.
N/A
Standard: Single purpose residential buildings shall feature building modulation as
follows:
a. The maximum width (as measured horizontally along the building’s exterior)
without building modulation shall be forty feet (40').
b. The minimum width of modulation shall be fifteen feet (15').
c. The minimum depth of modulation shall be greater than six feet (6').
Staff Comment: Not applicable.
Standard: All buildings greater than one hundred sixty feet (160') in length shall
provide a variety of modulations and articulations to reduce the apparent bulk and
scale of the facade (as illustrated in District B above); or provide an additional special
design feature such as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: The applicant is proposing a hotel building greater than one hundred
sixty feet (160') in length with a variety of modulations and articulations
approximately every 28’ or every two (2) rooms to reduce the apparent bulk and scale
of the façade. The design includes building entrances with canopies and or a vestibule
with overhead weather protection to provide additional design features.
b. Ground‐Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human‐scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or
ornamental lighting (illustration below). Detail features should also be used, to include things such as
decorative entry paving, street furniture (benches, etc.), and/or public art.
Standard: Human‐scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: The proposal includes human‐scaled elements such as glazing, double
and single doors, weather protection, material and color variation, and landscaping
along the building façades.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 30 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
Compliant if
condition of
approval is
met
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The proposal includes a single façade (east elevation) that directly
faces a public street and two (2) facades (north and south elevations) that would be
visible to the public. The applicant has provided both transparent windows and doors
and spandrel glazing that comprise approximately 50 percent of the portion of the
ground floor that is between 2 and 8 feet above grade on the street facing façade to
comply with ground‐level details intent and guidelines. Higher percentages (up to
95%) are achieved along public spaces of the hotel building (Exhibit 9). A fair amount
of the glazing requirement consists of spandrel glazing. For example, along portions
of the building that include mechanical rooms, back of house spaces, or between
guestroom windows. In order to achieve a higher percentage of transparent windows
and doors along the ground floor façade, staff is recommending that the applicant
replace the spandrel glazing with storefront windows that contain clear glazing or
provide comparable ground‐level details. In addition, the applicant shall provide at
least 50 percent of the portion of the ground floor facade that is between 4 feet and 8
feet above ground on the north and south building elevations or provide additional
ground level articulation. The revised detailed building elevations shall be provided to,
and approved by, the Current Planning Project Manager prior to building permit
issuance.
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be
50 percent.
Staff Comment: The applicant is proposing upper portions of building façade with clear
windows with visibility into and out of the hotel building.
N/A Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: As described in the previous subsections, the front facing façades
contain both glazing and spandrel glazing. Additional storefront material is located
along the west elevation of the building for additional opportunities for glazing facing
the parking lot (Exhibit 9). See also recommended condition above to replace spandrel
glazing with clear glazing where the floor plan allows.
Standard: Tinted and dark glass, highly reflective (mirror‐type) glass and film are
prohibited.
Staff Comment: Other than spandrel glazing, the applicant has not indicated tinted or
dark glass, highly reflective, or films would be used on the glazing.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 31 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: Architectural detailing, modulation and articulation are used through
all exterior portions of the hotel building.
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas‐relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: There would be no untreated or blank walls used within the proposed
project.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Compliant if
condition of
approval is
met
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or
interesting roof forms that break up the massiveness of an uninterrupted
sloping roof.
Staff Comment: The proposed hotel development includes one‐foot (1’) to one and
one‐half‐foot (1’‐6”) roof eaves with nominal overhangs. Based on the submitted
elevations, the roof profile appears semi‐varied with pitched roofs, shed roofs, and flat
roofs. In order to create a more interesting roof profile, staff is recommending as a
condition of approval that the applicant design the eaves and overhangs in a manner
that creates desirable shadows, greater visual interest, and strengthens the building
design. Revised building elevations showing more varied and interesting eaves and
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 32 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
overhangs shall be submitted to, and approved by, the Current Planning Project
Manager prior to building permit issuance.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use
of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
Compliant if
condition of
approval is
met
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and
color scheme, or if different, with materials of the same quality.
Staff Comment: The building materials identified include storefront windows with
glass section doors at the main entrances, guestroom windows (the hotel guestroom
windows include Hotel‐Style Heating and Cooling Units (PTAC) with dark bronze trim,
spandrel glazing, brick veneer (dark gray), self‐draining EIFS system (charcoal and
white), wood look fiber cement siding, enlarged entry canopies with wood look soffit
and brick columns, louvered canopies, and black/gray/dark gray asphalt shingles
(Exhibits 7 and 12). The color scheme includes blacks, browns, whites, and grays with
materials of the same quality and durability as Phases I and II. The proposed materials
appear to be high quality in nature and would be utilized on all façades. However, the
submitted application materials were relatively conceptual in nature. To further add
architectural interest and character to the neighborhood, staff is recommending that
all guestroom windows abutting the proposed wood look fiber cement siding include
a minimum of three and one‐half inches (3 1/2") of trim or similar aesthetic. In
addition, the applicant shall reduce the visual impacts of the hotel‐style heating and
cooling units from the street and provide a materials board including material samples
and colors coded to the building elevations at the time of building permit application
for review and approval by the Current Planning Manager.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: See comments above.
Standard: Materials shall be durable, high quality, and consistent with more
traditional urban development, such as brick, integrally colored concrete masonry,
pre‐finished metal, stone, steel, glass and cast‐in‐place concrete.
Staff Comment: The materials are of durable, high‐quality materials consistent with
low maintenance commercial development. Materials are discussed in the above
sections.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: There are no concrete exterior walls shown on the submitted plans.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 33 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Staff Comment: There are no concrete exterior walls shown on the submitted plans.
5. SIGNAGE:
Intent: To provide a means of identifying and advertising businesses; provide directional assistance;
encourage signs that are both clear and of appropriate scale for the project; encourage quality signage
that contributes to the character of the Urban Center and the Center Village; and create color and
interest.
Guidelines: Front‐lit, ground‐mounted monument signs are the preferred type of freestanding sign.
Blade type signs, proportional to the building facade on which they are mounted, are encouraged on
pedestrian‐oriented streets. Alteration of trademarks notwithstanding, corporate signage should not
be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface
materials and lighting techniques are encouraged.
Compliance
not yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: The building exterior elevations indicate that up to four (4) wall signs,
one per each elevation – front, rear, right, and left, would be sought around the time
of a building permit application. A sign package was not included with the submitted
application materials. The applicant would be required to submit a sign permit
application in compliance with the signage standards outlined in Design District ‘C’. A
sign permit application would need to be reviewed and approved for any signs
proposed.
Compliance
not yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See discussion above.
N/A
Standard: In mixed use and multi‐use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: Not applicable.
Compliance
not yet
demonstrated
Standard: Freestanding ground‐related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade, including
support structure.
Staff Comment: All future signage would be required to obtain a separate sign permit
in compliance with the sign code (RMC 4‐4‐100).
Compliance
not yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 34 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
c. Back‐lit signs with letters or graphics on a plastic sheet (can signs or
illuminated cabinet signs). Exceptions: Back‐lit logo signs less than ten (10)
square feet are permitted as area signs with only the individual letters back‐
lit (see illustration, subsection G8 of this Section).
Staff Comment: See discussion above.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the
building and site during the evening hours shall be provided.
Compliant if
condition of
approval is
met
Standard: Pedestrian‐scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings with
down‐lighting and decorative street lighting.
Staff Comment: General lighting information was shown on the Preliminary Site
Improvement Plan (Exhibit 3). The site includes existing parking lot pole lights that
were installed as part of Phase I. No building lighting was provided with the building
elevations, such as down lighting or up/down lighting fixtures. Therefore, staff
recommends as a condition of approval that the applicant be required to provide a
lighting plan with foot‐candles levels that adequately provides for public safety
without casting excessive glare on adjacent properties. The final lighting plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to building
permit approval.
Standard: Accent lighting shall also be provided on building facades (such as
sconces) and/or to illuminate other key elements of the site such as gateways,
specimen trees, other significant landscaping, water features, and/or artwork.
Staff Comment: See comments above.
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4‐
4‐075, Lighting, Exterior On‐Site (i.e., signage, governmental flags, temporary
holiday or decorative lighting, right‐of‐way‐lighting, etc.).
Staff Comment: See comments above.
19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4‐3‐050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15‐foot building setback is required for all
structures from Protected Slope areas.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 35 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
A 50‐foot buffer and 15‐foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The applicant submitted a Geotechnical Engineering Services Report,
prepared by GeoEngineers, Inc. (dated October 29, 2019; Exhibit 18), with the land use
application. The site is relatively flat, with up to three feet (3’) of grade difference
throughout. The soils encountered at the site consist of relatively shallow fill overlying
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.
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. An analysis of the submitted geotechnical evaluation was included in
the Environmental Review Committee (ERC) Report (Exhibit 1) as well as the adopted
SEPA Mitigation Measures. Staff recommends, as a condition of approval, that the
proposed project comply with the SEPA mitigation Measures adopted with the
Determination of Non‐Significance – Mitigated that was issued by the Environmental
Review Committee. As such, all project construction would be required to comply with
all recommendations found in the Geotechnical Engineering Services Report, prepared
by GeoEngineers, Inc. on October 29, 2019, and any future addenda (Exhibits 1 and 36).
In addition, the applicant’s geotechnical engineer would be required to review the
project’s construction and building permit plans to verify compliance with the
geotechnical report(s). The geotechnical engineer must also 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).
Wellhead Protection Areas:
Staff Comment: A portion of the southeastern corner of the site falls within the
Downtown Wellhead Protection Area Zone 2. The overall purpose of the aquifer
protection regulations is to protect aquifers used as potable water supply sources by
the City from contamination by hazardous materials. Between Phase I and retail Phase
II, approximately 26,450 cubic yards of fill is proposed to be brought into the site.
Construction of the hotel would required approximately 1,000 cubic yards of cut and fill
to construct the proposed improvements. Such fill would be used for the structural
needs of the building and would be obtained from approved local fill sources. Since fill
is proposed for project development, a fill source statement would be required to be
submitted to the City to ensure clean fill is used. The fill source statement shall be
submitted with the construction permit application. Impacts to the Wellhead Protection
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 36 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
Area are not anticipated as a result of the subject project, provided the City of Renton
codes are complied with.
20. Site Plan Review: Pursuant to RMC 4‐9‐200.B, Site Plan Review is required for development in the UC‐2
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4‐9‐200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan
Compliance.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Design District Review Standards.
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: The subject site falls within a 2002 Boeing Company Development
Agreement for the Boeing Renton Aircraft Manufacturing Facility, recording number
20020802000224 (Exhibit 40). The 2002 agreement vests any development of Boeing
airplane manufacturing and operation for a duration of 45 years (until June 28, 2047).
As of the date of this report, the subject site has been sold by the Boeing Company and
the subject development is not related to airplane manufacturing or Boeing operations,
as such the 2002 Development Agreement is not relevant to the subject proposal.
e. Off‐site Impacts.
Structures: Restricting overscale structures and overconcentration of development on
a particular portion of the site.
Staff Comment: The proposed hotel site improvements would not be an overscale of
structures or overconcentration of development on the subject site. The proposed hotel
would add service use to the current outdoor recreational facility and proposed retail
mixed use located on the site. In addition, see compliance with FOF 18, Design District
Review Standards: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: Several new pedestrian connections and linkages would be
incorporated into the overall site plan as part of the proposed hotel development
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 37 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
(Exhibits 2 and 3). The pedestrian connections link the structure to the parking lot and
public sidewalks with a concrete sidewalk around the perimeter of the building.
Utilities, Loading and Storage Areas: Locating, designing and screening storage areas,
utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize
views from surrounding properties. Locate utilities underground consistent with RMC
4‐6‐090.
Staff Comment: The refuse and recycling areas are screened with new and existing
landscaping designed to minimize views from the surrounding properties. See FOF 17,
Zoning Development Standard: Screening for more information.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility
to attractive natural features.
Staff Comment: There are views typical to the City Center Community Planning Area,
including territorial views. It is not anticipated that the new four‐story building would
result in substantially obscuring existing views of attractive natural features.
Construction activities would be consistent with the use of best management practices
and the implementation of temporary erosion and sediment control measures.
Additionally, the proposal would maintain a majority of the existing frontage
improvement in the public ROW’s that are not impacted by the proposed development.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A detailed lighting plan was not provided with the application;
therefore, staff recommended that a detailed lighting plan be provided at the time of
building permit review (See Lighting discussion under FOF 18, Design District Review
Standards: Lighting).
f. On‐site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The project is located in an area of commercial, retail, office,
entertainment and recreation, and residential uses. All of the surrounding parcels are
zoned as the urban center zone (UC‐1 or UC‐2). The urban center zone includes lands
that are located within Renton’s Designated Regional Growth Center, with the potential
for the creation of dense employment, destination retail, recreation, or public gathering
space for a variety of mixed‐uses, including hotels.
The proposed structure would be located near the southeast corner of the site with
building orientation to the east (Park Ave N) and west (Logan Ave N). The applicant is
proposing 104 surface parking stalls within the designated future parcel for a total of
492 total parking spaces across the entire site and phases. The hotel parking lot is
proposed to be located west of the structure. The proposed final phase would be
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 38 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
separated from the onsite recreational facility by surface parking and landscape
screening and would be separated from the retail second phase by a drive aisle,
sidewalks, and landscaping. Following the pending short plat, the hotel building
placement would meet all required setbacks from the property lines.
The identified service elements have been located away from the pedestrian‐oriented
spaces to minimize their impact on the pedestrian environment. The proposed hotel use
is anticipated to be compatible with future surrounding uses as permitted in the UC‐2
zone.
Structure Scale: Consideration of the scale of proposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and
pedestrian and vehicle needs.
Staff Comment: The massing of the proposed hotel building is most prominently visible
from Park Ave N and N 8th St. The scale and bulk of the building is reduced through the
use of differing colors and materials on the building façades and building modulation
throughout each of the four (4) elevations (Exhibit 7).
The proposed hotel structure would have a building footprint of approximately 15,200
square feet on the 13.19‐acre parcel. When combined with Phases I and II, the site
would result in a building lot coverage of approximately 8.5% (26,352 sf + 7,000 sf +
15,200 sf = 48,552 sf / 574,556 sf = 8.5%). The existing and proposed building would
comply with the size and bulk requirements of the UC‐2 zone. The proposed building
and landscape areas are designed appropriately to allow adequate light and air
circulation to the building and the site. The design of the structure would not result in
excessive shading of the property. In addition, there is ample area surrounding the
building to provide normal airflow.
Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting impervious
surfaces.
Staff Comment: The site currently does not contain any mature vegetation.
Topographically, the site is relatively flat (Exhibits 15 and 18). A geotechnical report for
the site was submitted with the site plan application. Information on the water table
and soil permeability were included and the geotechnical engineer concluded that the
use of large‐scale infiltration facilities is not feasible at the site. Approximately 1,000
cubic yards of cut and fill to construct the proposed improvements (Exhibits 15 and 26).
Following construction, the site would have an impervious surface coverage of less than
80% (down from roughly 95% impervious surface coverage).
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as bioretention
areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or
adding vegetation to parking areas; (4) placing existing parking that exceeds maximum
parking ratios in permeable pavement designed consistent with the Surface Water
Design Manual in RMC 4‐6‐030; and (5) using other low impact development
techniques consistent with RMC 4‐6‐030.
Staff Comment: The redevelopment of the former Boeing site would minimize
impervious surfaces and provide all code required parking for each redevelopment
phase. Per the geotechnical engineering report and infiltration feasibility evaluation,
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 39 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
due to a relatively shallow groundwater table, at approximately four feet (4’) below
grade, and the presence of low permeability silt soils near the ground surface, the use
of infiltration facilities is not feasible at this site.
The Environmental Review Committee issued a mitigation measure that the applicant
complies with the recommendations found in the Geotechnical Engineering Services
Report, prepared by GeoEngineers, Inc. on October 29, 2019, and any future addenda
(Exhibits 1 and 36).
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide
shade and privacy where needed, to define and enhance open spaces, and generally
to enhance the appearance of the project. Landscaping also includes the design and
protection of planting areas so that they are less susceptible to damage from vehicles
or pedestrian movements.
Staff Comment: See FOF 17, Zoning Development Standard Compliance: Landscaping.
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage streets
rather than directly onto arterial streets and consolidation of ingress and egress points
on the site and, when feasible, with adjacent properties.
Staff Comment: The applicant submitted a Traffic Impact Analysis (TIA) prepared by
Transpo Group, dated March 2023 (Exhibit 19). The overall site has three (3) public
street frontages: Park Ave N, N 8th St and Logan Ave N (Exhibit 2). The proposed primary
access point to the proposed hotel and future retail building would be from a single two‐
way driveway on Park Ave N. The existing Phase I access points was limited to two (2)
driveways on Logan Ave N. The constructed north access on Logan Ave N was restricted
left out, making it a right‐in and right‐out driveway. The south access on Logan Ave N
was completed as a full access driveway. Together, the existing and proposed access
points create consolidated ingress and egress points onto and off the site.
According to the TIA, the new proposed site access improvement at Park Ave N is
forecasted 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 (Exhibit 19). As a result,
the Environmental Review Committee found that no site‐specific mitigation measures
related to traffic impacts were necessary. The proposed development is expected to
maintain the safety and efficiency of pedestrian and vehicle circulation on the site.
Internal Circulation: Promoting safety and efficiency of the internal circulation system,
including the location, design and dimensions of vehicular and pedestrian access
points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways.
Staff Comment: The site development (and the future short plat lot) would include up
to 104 parking stalls (six (6) ADA parking stalls, 44 compact stalls, and 54 standard
parking stalls) within the designated surface lot. The applicant has proposed 90‐degree
head‐in parking using two‐way circulation pattern and has a minimum aisle width of
24 feet which complies with the aisle width standards of the code. Internal pedestrian
connections to the existing public sidewalk network are proposed in order to provide
safe and efficient pedestrian access and circulation throughout the site and to other
development in the area. In addition, see Location and Consolidation, Transit and
Bicycle, and Parking discussions.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 40 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: There are no dedicated loading or delivery areas proposed onsite.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Transit service to and from The Landing is provided by King County
Metro Transit. The public transit stop from the RapidRide F line is at the intersection of
N 10th St and Park Ave N. The proposal would not alter current transit services.
The state legislation package (Substitute Senate Bill (SSB) 5970, 5971, and 5972) invests
in Interstate 405 corridor capacity improvements and provides funding for the N 8th
Direct Access Ramp in Renton (which would provide access to Express Toll Lanes on
Interstate 405). The Forward Washington package is expected to help employees of
SECO Development, PACCAR, the Boeing Co., and the Renton Airport; and visitors to
nearby destination locations (such as The Landing) have a place to access the Express
Toll Lanes without placing disproportionate traffic impacts on the rest of the
community. The N 8th Direct Access Ramp project could impact the frontage
improvement on N 8th St along the subject property.
Per RMC 4‐4‐080F.11.a bicycle parking spaces are required at 10% of the number of
required off‐street parking spaces. See FOF 17, Zoning Development Standard
Compliance: Bicycle Parking for recommended condition of approval.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: Internal pedestrian connections to the public sidewalk network are
proposed in order to provide safe and efficient pedestrian access throughout the site
and to abutting sites. In addition, see compliance with FOF 18, Design District Review
Standards.
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: Phase I included a large plaza as a distinctive project focal point at the
northwest corner of the parcel. The existing plaza is within walking distance of the
proposed hotel building. In addition, see compliance with FOF 18, Design District
Review Standards: Recreation Areas and Common Open Space.
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable as the site is not adjacent
to a shoreline.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: According to aerial photos from 1990, the existing conditions of the site
was approximately 95% impervious surface. There are no existing natural systems that
occur on the subject property.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 41 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: See FOF 21, Availability and Impact on Public Services.
Water and Sewer.
Staff Comment: See FOF 21, Availability and Impact on Public Services.
Drainage.
Staff Comment: See FOF 21, Availability and Impact on Public Services.
Transportation.
Staff Comment: The transportation impacts were evaluated under the Staff Report to
the Environmental Review Committee (Exhibit 1). Primary access to the hotel and retail
portions of the site is proposed via a new access from Park Ave N (Exhibits 2, 3 and 27).
A Traffic Impact Analysis (Exhibit 19) was prepared by Transpo Group in March 2023.
The site generated traffic volumes were calculated using data from 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). The report evaluated 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.
As a result, 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.
It is not anticipated that the proposed hotel project would generate any significant
traffic impacts. However, the proposed project would result in impacts to the City’s
street system. In order to mitigate transportation impacts, the applicant would be
required to meet City of Renton concurrency requirements (Exhibit 20) 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.
l. Phasing: The applicant is proposing to develop the 13.68‐acre site in separate three
(3) phases. The first phase included the development of an outdoor recreational facility
(10.54 acres) and other portions of the lot (approximately 12.22 acres). The second
phase included the proposed development of a mixed use retail lot at the northeast
corner (42,390 square feet). The final phase of the land use permits includes the
remaining 72,895 square feet of the southeastern portion of the site. A short plat
application is anticipated to be submitted at a future date to divide each use onto their
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 42 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
own individual lots. The combined developments are anticipated to include cross access
circulation and shared parking.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: See FOF 21, Availability and Impact on Public Services.
21. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to
furnish services to the proposed development; subject to the condition that the applicant
provides Code required improvements and fees. Fire impact fees are applicable at the rate
of $1.29 per square foot of hotel space. This fee is calculated and paid at the time of
building permit issuance.
N/A Schools: The proposed retail establishment would not add new students to the Renton
School District.
N/A Parks: No park impact fees would be required for the project retail project.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: A Technical Information Report (TIR), prepared by Navix Engineering
(dated February 10, 2023; Exhibit 14), and a Preliminary Drainage Plan (Exhibit 16), 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 (Exhibits 5 and 17). The TIA indicated that there
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 43 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
are no known problems with the drainage paths around the site and no downstream
impacts from the proposed project are anticipated.
Water: Based on the review of project information submitted, Renton Regional Fire
Authority (RRFA) has determined that the fire flow demand for the proposed development
is 2,000 GPM. The proposed development is within the City’s water service area and in
the Kennydale 308 Pressure Zone and in the Downtown 196 Pressure Zone. The static
water pressure is approximately 120 and 72 PSI at an elevation of 30 feet in the 308 and
196 pressure zones, respectively. There is an existing 12‐inch water main (308 pressure
zone) located in N 8th St that can deliver a maximum flow capacity of 4,800 GPM (Exhibit
34). There is an existing 16‐inch water main (196 pressure zone) located in Park Ave N
that can deliver a maximum flow capacity of 8,600 GPM. There is an existing 12‐inch
water main (308 pressure zone) located on the parcel within an easement that can deliver
a maximum flow capacity of 4,800 GPM (active construction permit C20000631). Public
water mains on private property require a 15‐foot public easement centered over the pipe
and the building must be set back 10 feet from the water main.
The development is subject to applicable water system development charges (SDCs) and
meter installation fees based on the size of the water meters. The SDC fee for water is
based on the size of the new domestic water to serve the project. The 2023 water fee is
$4,850 per 1‐inch meter, $24,250 per 1‐1/2 inch meter, $38,800 per 2‐inch meter, and
$77,600 per 3‐inch meter. Fees charged are based on the rate at the time of civil
construction permit issuance.
Sanitary Sewer: The proposed development is within the City’s sewer service area. There
are three existing 6‐inch PVC sewer stubs installed as part of the Topgolf civil construction
project (C20000631). Individual sewer stubs from the sewer main and individual side
sewers are required for the commercial use of the building. All new sewer stubs shall
conform to the standards in RMC 4‐6‐040 and City of Renton Standard Details. A grease
interceptor is required on services line(s) if a commercial kitchen is proposed. The
development is subject to a wastewater system development charge (SDC) fee. SDC fee
for sewer is based on the size of the new domestic water to serve the project. The 2023
sewer fees are $3,650 per 1‐inch meter, $18,250 per 1‐1/2 inch meter, $29,200 per 2‐inch
meter, and $58,400 per 3‐inch meter. Fees charged are based on the rate at the time of
construction permit issuance.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 16.
2. The subject site is located in the Urban Center‐2 (UC‐2) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 17.
3. The proposed LivAway Renton Hotel Development Site Plan complies with the Urban Design Standards
provided the applicant complies with City Code and conditions of approval, see FOF 18.
4. The proposed LivAway Renton Hotel Development Site Plan complies with the Critical Areas Regulations
provided the applicant complies with City Code and conditions of approval, see FOF 19.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 44 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
5. The proposed LivAway Renton Hotel Development Site Plan complies with the street standards as
established by City Code, provided the project complies with all advisory notes and conditions of approval
contained herein, see FOF 20.
6. There are adequate public services and facilities to accommodate the proposed LivAway Renton Hotel
Development Site Plan, see FOF 21.
7. Key features, which are integral to this project, include having the majority of the net floor area of the
hotel be dedicated to the rental of rooms for transient occupancy for sleeping purposes in exchange for
payment for no more than thirty (30) continuous days for the average duration of guest stay and being
part of a master plan development that ensures the parcel will be developed with a mix of uses. The
proposed material variations, windows, overhead canopies, landscape screening, and pedestrian
improvements create a project that is commensurate with Phase I (outdoor recreation facility) and Phase
II (mix of retail and restaurant uses) and the existing development at The Landing. The site plan provides
compatible site transitions between the other approved phases onsite. Pedestrian and vehicle conflicts
are minimized with site‐to‐site circulation and limited curb cuts to public streets.
J. DECISION:
The LivAway Renton Hotel Development Site Plan, File No. LUA23‐000066, SA‐A, ECF, as depicted in Exhibit 2,
is approved and is subject to the following conditions:
1. The applicant shall comply with the three (3) mitigation measures issued as part of the Determination of
Non‐Significance – Mitigated (DNS‐M), dated April 4, 2023:
a. 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.
b. 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).
c. The applicant shall be subject to the following contingency actions:
i. Hazardous waste operations worker training, health/safety plan, and site control requirements,
per WAC 296‐843;
ii. Management of potential contaminated soil and groundwater encountered during excavations,
including sampling, containment, and disposal at a permitted facility; and
iii. Impacts of the construction project on ongoing contaminant remediation at the site, including
procedures to prevent damage to site monitoring wells.
2. The majority of the net floor area of the hotel shall be dedicated to the rental of rooms for transient
occupancy for sleeping purposes in exchange for payment, typically based on a per night and per room
basis, for no more than thirty (30) continuous days for the average duration of guest stay.
3. The applicant shall record a covenant on the property specifying that the facility would not be used or
converted to an attached residential dwelling use.
4. The applicant shall complete a short plat of the property that would allow the existing and proposed
buildings to comply with required building setbacks of the Urban Center‐2 (UC‐2) zone prior to building
permit issuance.
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 45 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
5. The applicant shall submit a revised site improvement plan that demonstrates compliance with the
minimum 35 square feet of landscaping per parking space onsite. A revised site improvement plan shall
be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit
approval.
6. The applicant shall provide a final detailed landscape plan and irrigation plan with the construction permit
application. The final detailed landscape plan and irrigation plan shall be provided to, and approved by,
the Current Planning Project Manager prior to construction permit issuance.
7. The applicant shall provide a special utility and landscape plan set with the construction permit showing
the location of all ground mounted utility equipment and identify how they would be screened from public
view. The special utility and landscape plan set shall be provided to, and approved by, the Current Planning
Project Manager prior to construction permit approval.
8. The applicant shall complete a shared parking easement agreement. The final shared parking easement
agreement shall be submitted to and approved by the Current Planning Project Manager prior to
temporary certificate of occupancy.
9. The applicant shall provide secure bicycle parking for up to 13 stalls. Bicycle parking shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
10. The applicant shall be required to submit revised elevations for the refuse and recyclable enclosure. The
service enclosure shall include self‐closing doors and have a minimum opening width of at least twelve
feet (12') for haulers. The revised detailed elevations shall be submitted to and approved by the Current
Planning Project Manager prior to building permit approval.
11. The applicant shall submit a revised site improvement plan that differentiates all designated pathway
connections to other phases of the master site plan from the drive aisle material used throughout the
parking lot area. The revised site improvement plan shall be reviewed and approved by the Current
Planning Project Manager prior to civil construction permit issuance.
12. The applicant shall increase the width of the interior concrete sidewalk connection to the building’s east
main entrance to a minimum walkway width of eight feet (8’) of unobstructed walking surface. A revised
site improvement plan shall be submitted to, and approved by, the Current Planning Project Manager
prior to civil construction permit issuance.
13. The applicant shall provide public artwork (or comparable) and site furniture along on Park Ave N that is
made of durable, vandal‐ and weather‐resistant materials that do not retain rainwater and can be
reasonably maintained over an extended period of time. The site furniture details shall be submitted to
and approved by the Current Planning Project Manager prior to building permit issuance. Public artwork
selected by the applicant would be required to undergo review and approval from the Renton Municipal
Arts Commission.
14. The applicant shall provide a detailed pedestrian‐oriented space plan with the construction permit
application. The detailed pedestrian‐oriented space plan shall be provided to, and approved by, the
Current Planning Project Manager prior to construction permit issuance.
15. The applicant shall replace the spandrel glazing with storefront windows that contain clear glazing or
provide comparable ground‐level details. In addition, the applicant shall provide at least 50 percent of the
portion of the ground floor facade that is between 4 feet and 8 feet above ground on the north and south
building elevations or provide additional ground level articulation. The revised detailed building elevations
shall be provided to, and approved by, the Current Planning Project Manager prior to building permit
issuance.
16. The applicant shall design the eaves and overhangs in a manner that creates desirable shadows, greater
visual interest, and strengthens the building design. Revised building elevations showing more varied and
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 46 of 47
SR_LivAway_Hotel_Report_Admin_230428_v1
interesting eaves and overhangs shall be submitted to, and approved by, the Current Planning Project
Manager prior to building permit issuance.
17. All guestroom windows abutting the proposed wood look fiber cement siding shall include a minimum of
three and one‐half inches (3 1/2") of trim or similar aesthetic. In addition, the applicant shall reduce the
visual impacts of the hotel‐style heating and cooling units from the street and provide a materials board
including material samples and colors coded to the building elevations at the time of building permit
application for review and approval by the Current Planning Manager.
18. The applicant shall be required to provide a lighting plan with foot‐candles levels that adequately provides
for public safety without casting excessive glare on adjacent properties. The final lighting plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to building permit approval.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee Planning Director Date
TRANSMITTED on April 28, 2023 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
WA Renton Park, LLC
201 Riverplace, Suite 400
Greenville, SC 29601
AAron Converse
West77 Partners
3300 N Triumph Blvd, Suite 100
Lehi, UT 84043
Jenelle Taflin
Navix Engineering
11235 SE 6th St, Suite 150
Bellevue, WA 98004
TRANSMITTED on April 28, 2023 to the Parties of Record:
Kelli Price
Department of Ecology
15700 Dayton Ave N
Shoreline, WA 98133
Jason Green
Navix Engineering
11235 SE 6th St, Suite 150
Bellevue, WA 98004
Rachael Hartman
King County Wastewater Treatment Division
Derek Janke
SECO Development, Inc.
1133 Lake Washington Blvd N, Suite 90
Renton, WA 98056
TRANSMITTED on April 28, 2023 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Free, Economic Development Assistant Director
Matt Herrera, Current Planning Manager
Nathan Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945
4/28/2023 | 1:27 PM PDT
City of Renton Department of Community & Economic Development
LivAway Renton Hotel Development
Administrative Report & Decision
LUA23‐000066, SA‐A, ECF
Report of April 28, 2023 Page 47 of 47
SR_LivAway_Hotel_Report_Admin_230428_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 May 12, 2023. An appeal of the decision must be filed within the 14‐day
appeal period (RCW 43.21.C.075(3); WAC 197‐11‐680). 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.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4‐9‐200.
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: F7BC1613-AD46-4B70-91CC-C0C01F51D945
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
LivAway Renton Hotel Development
Land Use File Number:
LUA23‐000066, SA‐A, ECF
Date of Report
April 28, 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; SW corner of
Park Ave N and N 8th St
(APN 0886610010)
The following exhibits are included with the Administrative Report:
Exhibit 1‐34: As shown in the Environmental Review Committee (ERC) Report
Exhibit 35: Administrative Staff Report & Decision
Exhibit 36: Environmental “SEPA” Determination and ERC Mitigation Measures – LivAway Hotel
Exhibit 37: Environmental “SEPA” Determination and ERC Mitigation Measures – Retail Park
Exhibit 38: Environmental “SEPA” Determination and ERC Mitigation Measures – Topgolf
Exhibit 39: Topgolf Landscape Plan
Exhibit 40: Development Agreement (Recording No. 20020802000224)
DocuSign Envelope ID: F7BC1613-AD46-4B70-91CC-C0C01F51D945