HomeMy WebLinkAboutPRE_TogGolf_Renton_Development_Meeting_Summary_181220_v1PRE-APPLICATION MEETING FOR
TOPGOLF RENTON DEVELOPMENT
PRE 18-000697
CITY OF RENTON
Department of Community & Economic Development
Planning Division
December 20, 2018
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewers: Justin Johnson, 425-430-7291, JTJohnson@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org
Building Department Reviewer: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
M E M O R A N D U M
DATE:December 20, 2018
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:TopGolf Renton Development, PRE18-000697
1. The preliminary fire flow calculation is 3,000 gpm. A minimum of three hydrants are
required. One within 150-feet and two within 300-feet of the proposed building. At
least one new fire hydrant shall be installed within 50-feet of the fire department
connection to the fire sprinkler and standpipe systems.
2. Fire impact fees are applicable at the rate of $5.92 per square foot of restaurant and
lounge space and $2.36 for the balance of the leisure space activities. This fee is paid
at time of building permit issuance.
3. An approved fire sprinkler system is required throughout the building. An approved
fully automatic fire alarm system is required throughout the building. Separate plans
and permits required by the fire department. Direct access is required into the fire
sprinkler equipment room from the outside of the building. Separate plan and
permits for the kitchen hood fire suppression systems. Carbon dioxide systems for
beverage dispensing shall meet Section 5307 of the fire code if the system exceeds
100 pounds.
4. Fire department apparatus access roadways are required within 150-feet of all
points on the building. Fire lane signage is required for the on-site roadways.
Required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a
minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle
and 75-psi point loading.
5. An annual place of assembly permit is required at the conclusion of the project.
6. All areas of all buildings shall comply with the City of Renton Emergency Radio
Coverage ordinance. Testing shall verify both incoming and outgoing minimum
emergency radio signal coverage. If inadequate, the building shall be enhanced with
amplification equipment in order to meet minimum coverage. Separate plans and
permits are required for any proposed amplification systems.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:December 20, 2018
TO:Clark Close, Senior Planner
FROM:Justin Johnson, Civil Engineer III, Plan Review
SUBJECT:TopGolf Renton Development
745 Park Ave N
PRE18-000697
NOTE: The applicant is cautioned that information contained in this summary is preliminary and
non-binding and may be subject to modification and/or concurrence by official City decision-
makers. Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s)
0886610010. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
WATER
The project is within the City of Renton’s water service area in the Kennydale 320-
hydraulic zone and in the Downtown 196 pressure Zone. At Elevation 30 the static water
pressure in the 320 pressure zone is approximately 126 and approximately 72 psi in the
196 pressure zone.
The south east corner of the site is located within Zone 2 of an Aquifer Protection Area.
There is an existing 12-inch (320-zone) City water main located in Logan Ave N that can
deliver a maximum capacity of 4,000 gallons per minute (gpm) - (see Water plan no. W-
314905).
There is an existing 12-inch (320-zone) City water main located in N 8th St that can deliver
a maximum capacity of 4,800 gallons per minute (gpm) - (see Water plan no. W-31490D).
There is an existing 16-inch (196-zone) City water main located in Park Ave N that can
deliver a maximum capacity of 8,600 gallons per minute (gpm) - (see Water plan no. W-
1878).
There are no existing water service(s) on the subject property.
Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the proposed
development is 3,000 gpm. Per City code, a looped water main is required around the
development when the fire flow demand exceeds 2,500 gpm.
The following developer’s installed water main improvements will be required to provide
domestic and fire protection service to the development including but not limited to:
TopGolf Renton Development – PRE18-000697
December 20, 2018
Page 2 of 6
1. Installation of an on-site looped 12-inch water main along the south and southeasterly
sides and along the east side of the development and connecting to the existing 12-inch
water mains in Logan Ave and in N 8th St.
2. Installation of off-site and on-site fire hydrants, as required. The location and number of
hydrants will be determined by the Fire Authority based on the final fire flow demand and
final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system
fire department connection (FDC).
3. Installation of a fire sprinkler stub and backflow prevention assembly (DDCVA) for the
building fire sprinkler system.
4. Installation of a new 1-inch minimum domestic water service line and meter with a
backflow prevention assembly (DCVA) to the TopGolf Facility with a pressure reducing
valve because the water pressure is over 80 psi.
5. A conceptual water main extension layout is attached for reference.
Mixed Use Parcel Requirements (depending on determination of fire flow demand by
RFA).
6. Installation of an on-site 12-inch water main along the west and south sides of the new
development connecting to the new 12-inch water main for the TopGolf site.
7. Installation of a pressure reducing valve (PRV) station connected the new 12-inch water
main (320-zone) to the existing 16-inch water main (196-zone) in Park Ave N. An isolation
valve will be considered instead of the PRV depending on the fire flow demand.
8. Installation of additional hydrants if required by RFA.
9. Installation of a fire sprinkler stub and backflow prevention assembly (DDCVA) for the
building fire sprinkler system.
10. Installation of domestic water service lines and meters, one meter is required for each
building. Meter(s) sizing shall be per Uniform Plumbing Code, Chapter 6.
11. Installation of a pressure-reducing-valve (PRV) behind the water meter because the water
pressure is over 80 psi.
12. Installation of backflow prevention assemblies on the domestic water meter(s).
13. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped
with one.
14. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if
applicable.
15. For both the TopGolf and Mixed-Used development, civil plans for the water main
improvements will be required and must be prepared by a professional engineer
registered in the State of Washington. Please refer to City of Renton General Design and
Construction Standards for Water Main Extensions as shown in Appendix J of the City’s
2012 Water System Plan. Adequate horizontal and vertical separations between the new
water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas,
electrical) shall be provided for the operation and maintenance of the water main.
Retaining walls, rockeries or similar structures cannot be installed over the water main
unless the water main is installed inside a steel casing.
16. A 15-ft wide utility easement is required for all on-site water mains, hydrants, meters and
related appurtenances.
TopGolf Renton Development – PRE18-000697
December 20, 2018
Page 3 of 6
17. A conceptual utility plan will be required as part of the land use application for the subject
development.
18. The development is subject to a water system development charge (SDC) fee. The SDC
fee for water is based on the size of the new domestic water to serve the project. The
current water fees are listed below:
a. Single 1-inch meter service is $4,050.00 per meter.
b. Service installation for each new service line is $3,335.00 per service connection,
including the 1” drop in meter.
c. Single 1 ½-inch meter service is $20,250 per meter.
d. Service installation for each new service line is $5,355.00 per service connection,
including the 1 1/2” drop in meter.
e. Single 2-inch meter service is $32,400 per meter.
f. Service installation for each new service line is $5,685.00 per service connection,
including the 2” drop in meter.
19. Water meter larger than 2” the applicant must provide materials and installation of the
water meter. Additional SDC fees for larger meters can be found at Rentonwa.gov.
SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing 15-inch wastewater main located in N 8th St (see City plan no. S-
314912).
3. There are two existing 8-inch wastewater stubs located along N 8th St (see City plan no.
S-314912).
4. The developer will need to show how they propose to serve the new development with
sanitary sewer service to each of the buildings for both the TopGolf Facility as well as the
Mixed use Parcel.
5. 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
current sewer fees are as described below:
a. 1-inch meter install is $3,100.00 per meter.
b. 1 ½-inch meter install is $15,500.00 per meter.
c. 2-inch meter install is $24,800.00 per meter.
6. Each building shall have a separate meter.
SURFACE WATER
1. There is an existing 18-inch stormwater stub connection located in Park Ave N which can
be found at the north east end of the site.
2. A drainage report complying with the current Renton Surface Water Manual (RSWM) will
be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow
Control Standard area matching Existing Site Conditions and is within the East Lake
Washington - Renton Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine
the type of drainage review required in the RSWM.
3. Based on the City’s GIS COR Maps, approximately 2.6 acres in the southeast corner of
the site falls within Zone 2 of the Aquifer Protection Area. Therefore, open facilities such
TopGolf Renton Development – PRE18-000697
December 20, 2018
Page 4 of 6
as flow control, water quality treatment ponds, stormwater wetlands, infiltration
facilities, and open conveyance systems in this area may require a liner in accordance
with RSWDM Section 1.3.6.
4. Any new storm drain installed on or off-site shall be designed and sized in accordance
with standards found in Chapter 4 of the RSWDM and shall account for the total upstream
tributary area, assuming developed conditions for onsite tributary areas and existing
conditions for any offsite tributary areas.
5. Any proposed detention and/or water quality vault shall be designed in accordance with
the RSWM that is current at the time of civil construction permit application. Separate
structural plans will be required to be submitted for review and approval under a
separate building permit for the detention and/or water quality vault.
6. Appropriate on-site BMPs, as evaluated per Sections 1.2.9 and C.1.3 of the RSWM, will be
required to help mitigate the new runoff created by this development. A preliminary
drainage plan, including the application of on-site BMPs, shall be included with the land
use application, as applicable to the project. The final drainage plan and drainage report
must be submitted with the utility construction permit application.
7. A Construction Stormwater Permit from Department of Ecology is required if clearing and
grading of the site disturbs more than one acre.
8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water
Design Manual Section C.1.3. Information on the water table and soil permeability
(infiltration rates), with recommendations of appropriate on-site BMPs per Core
Requirement #9 and Appendix C shall be included in the report. The report should also
include information concerning the soils, geology, drainage patterns and vegetation
present shall be presented in order to evaluate the drainage, erosion control and slope
stability for site development of the proposed plat. The applicant must demonstrate the
development will not result in soil erosion and sedimentation, landslide, slippage, or
excess surface water runoff.
9. Surface water system development fee is $0.72 per square foot of new impervious
surface, but not less than $1,800.00. This is payable prior to issuance of the construction
permit.
10. At this time the downstream system does not have any downstream capacity issues. At
the point of conversion (as shown on the pre-application material) the stormwater pipe
necks down to a 48 inch. However, there has been no flooding issues to date.
11. Enhanced Basic Water Quality is required based on the proposed project.
12. The existing parking lot on the western portion of the property has conveyance system
that send the flows to the north west of the site. On the eastern half of the property there
is an existing stormwater conveyance system that routes the water to the North West
corner of the site. The two paths converge approximately 2,000 feet down stream. Since
the two existing conveyance systems converge more than a ¼ mile downstream from the
project site, project areas that discharge flow to each of the two conveyance systems are
regarded as separate Threshold Discharge Areas (TDAs). Provided that the Core
Requirement #3 (Peak Rate Flow Control Standard matching Existing Site Conditions) is
met for each of the existing TDAs, the applicant may discharge all runoff to the same
eastern location, but the allowable release rates must match the predeveloped (existing)
runoff rates of the TDA for the eastern half of the site. Alternatively, a Level 3 Downstream
Analysis of the downstream conveyance system for the total tributary basin area with the
TopGolf Renton Development – PRE18-000697
December 20, 2018
Page 5 of 6
proposed developed site conditions would be required to verify that the downstream
system meets the City’s storm conveyance design standards.
13. As of September 28, 2018, the City of Renton has developed a new set of Surface Water
Standard Plans to replace the existing set. These new Surface Water Standard Plans shall
be used in all future drainage plan submittals.
TRANSPORTATION
1. The proposed development fronts N 8th St along the North property line(s). N 8th St is
classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 78
feet. Per City code 4-6-060, a five (5) lane Minor Arterial Roadway requires a ROW width
of 103 feet. The half street improvements shall include a pavement width of 66 feet (33
feet from centerline), a 5-foot bike lane, an 8-foot parking lane a 0.5-foot curb, an 8-foot
planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. The
applicant will need to dedication approximately 12.5 feet of ROW. However, the city’s
transportation department has review the proposal and agreed that the existing
conditions are suitable for this section. The City would still require the dedication to allow
for future development and road widening. The applicant will need to submit a street
modification to leave the existing frontage improves as is.
2. The proposed development fronts Logan Ave N along the west property line(s). N 8th St
is classified as a Principal Arterial Road. Existing ROW width is approximately 88 feet. Per
City code 4-6-060, a four (4) lane Principal Arterial Roadway requires a ROW width of 91
feet. The half street improvements shall include a pavement width of 54 feet (27 feet
from centerline), a 5-foot bike lane, an 8-foot parking lane a 0.5-foot curb, an 8-foot
planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. The
applicant will need to dedication approximately 3 feet of ROW.
3. The proposed development fronts Park Ave N along the East property line(s). N 8th St is
classified as a Principal Arterial Road. Existing ROW width is approximately 91 feet. Per
City code 4-6-060, a five (5) lane Minor Arterial Roadway requires a ROW width of 103
feet. The half street improvements shall include a pavement width of 66 feet (33 feet
from centerline), a 5-foot bike lane, an 8-foot parking lane a 0.5-foot curb, an 8-foot
planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. The
applicant will need to dedication approximately 6 feet of ROW.
4. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property
line.
b. Maximum driveway slopes shall not exceed 15 percent (15%). Driveways
exceeding eight percent (8%) shall provide slotted drains.
c. The maximum width of commercial driveways is 30 feet (30’) wide.
5. Street lighting is required for this development is required.
6. Per RMC 4-6-060, site access shall be a minimum of 125 feet from an intersection.
7. Payment of the transportation impact fee is applicable on the construction of the
development at the time of application for the building permit. The current rate of
transportation impact fee are listed below:
a. Restaurant: sit-down is $43.89 per square foot; and
b. Condominium and duplexes are $4,064.56 per dwelling unit.
TopGolf Renton Development – PRE18-000697
December 20, 2018
Page 6 of 6
8. The transportation impact fee are based on the version of the ITE manual that is current
at the time of building permit application will be payable at building permit issuance.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
4. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms
page for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current
development fee schedule.
K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 20, 2018
TO: Pre-Application File No. 18-000697
FROM: Clark H. Close, Senior Planner
SUBJECT: Topgolf Renton Development – 745 Park Ave N (APN 0886610010)
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, and City Council). Review
comments may also need to be revised based on site planning and other design changes required
by City staff or made by the applicant. The applicant is encouraged to review all applicable
sections of the Renton Municipal Code. The Development Regulations are available for purchase
for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at
www.rentonwa.gov.
Project Proposal: The applicant is proposing to locate on the south side of N 8th St between Logan
Ave N and Park Ave N at 745 Park Ave N (Parcel No. 0886610010). The proposal includes the
construction of a three-story Topgolf recreational facility with multiple hitting bays, parking for
up to 413 stalls for Topgolf, pedestrian oriented space, a combined storm drainage detention
facility, and other associated underground utilities. Near the intersection of Park Ave N and N 8th
St the project would also include a mixed-use development (attached residential, ground floor
commercial and structured parking). The 13.68-acre parcel is located in the Urban Center (UC)
zone and the Urban Design District ‘C’ Overlay. The parcel is currently vacant and is comprised of
grassy areas throughout with some pavement associated with previous site development. Main
access to the Topgolf portion of the site is proposed via two (2) driveways off Logan Ave N. Access
to the mixed-use development component would be from a driveway off of N 8th St and a
driveway off Park Ave N.
Stormwater management would be provided by a means of a combined detention facility with
water quality treatment. The discharge to the municipal storm drainage system is proposed at the
intersection of N 8th St and Park Ave N.
According to the Wetland Reconnaissance Report prepared by Altmann Oliver Associates, LLC, the
Raedeke Associates, Inc., there are no critical areas on the subject property.
Current Use: The subject site is currently vacant and is comprised of grassy areas throughout with
some pavement associated with previous site development.
Topgolf Renton Development
Page 2 of 11
December 20, 2018
K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments
Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Urban Center (UC) Zoning Designations” effective at the time of complete
application (noted as “UC standards” herein). These standards are available on the City’s website
at https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0402/Renton0402120A
.html#4-2-120A.
The property is also located within Urban Design District ‘C’, and therefore subject to additional
design elements (RMC 4-3-100). Proposals should have unique, identifiable design treatment in
terms of landscaping, building design, signage, and street furniture.
Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation,
the Urban Center (UC) zoning designation.
Recreational facilities (indoor, new), eating and drinking establishments, parking garage
(structured, commercial or public) are permitted uses provided all of the following conditions
are met:
a. All development shall be architecturally and functionally integrated into the overall
shopping center or mixed use development. Buildings shall be mixed use except for retail
buildings with more than seventy five thousand (75,000) square feet, structured parking, and
a maximum building footprint of sixty five thousand (65,000) square feet, or structures smaller
than five thousand (5,000) square feet. Single-use retail buildings are not allowed east of Lake
Washington Boulevard North; and
b. In the UC Zone, buildings adjacent to pedestrian-oriented streets, as designated via Master
Plan or a similar document approved by the City, shall have ground-floor commercial uses.
Where required, commercial space shall be provided on the ground floor at thirty feet (30') in
depth along any street frontage. Averaging the minimum depth may be permitted through
the site plan review process, provided no portion of the depth is reduced to less than twenty
feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling
height of fifteen feet (15'); and
c. Buildings oriented along Park Avenue shall have one or more pedestrian entries on Park
Avenue.
Recreational facilities (outdoor) is defined by RMC as a place designed and equipped for the
conduct of sports and leisure-time activities with little or no enclosed space. Examples include:
private (commercial or private club) outdoor tennis courts, private outdoor swimming pools,
batting cages, amusement parks, miniature golf courses, golf driving ranges, and playgrounds.
This definition excludes marinas, parks, golf courses and outdoor sports arenas. Outdoor
recreational facilities are not a permitted use in the UC commercial zoning designation. An
administrative code interpretation would be required to permit golf driving ranges as part of a
mixed use development in the in the UC zone.
Attached dwellings – flats are permitted uses, provided:
Specified residential uses are not allowed within one thousand feet (1,000') of the centerline
of Renton Municipal Airport runway. Where not prohibited, attached dwelling units are
permitted subject to the following conditions and standards in addition to RMC 4-4-150,
Residential Mixed-Use Development Standards:
a. Standalone Residential – Where Allowed: Standalone residential buildings are permitted:
Topgolf Renton Development
Page 3 of 11
December 20, 2018
K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments
iv. In the UC Zone along streets not designated as pedestrian-oriented streets through the
Master Site Plan process; and
Where standalone residential buildings are not allowed, dwelling units shall be integrated into
a vertically mixed use building with ground floor commercial.
b. Commercial Uses: Commercial uses in residential mixed-use developments are limited to
retail sales, on-site services, eating and drinking establishments, taverns, daycares,
preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-
breweries with tasting rooms, general offices not located on the ground floor, and similar uses
as determined by the Administrator.
Uses normal and incidental to a building including, but not limited to, interior entrance areas,
elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost
storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents
are not considered commercial uses.
c. Timing of Development: A building permit shall not be issued for any standalone residential
building(s) prior to the issuance of a building permit for any required standalone commercial
or vertically mixed use building(s) and no certificate of occupancy shall be issued for any
standalone residential building(s) prior to the issuance of a certificate of occupancy for any
required standalone commercial or vertically mixed use building(s).
Density: The density range allowed in the UC is a minimum of 20 dwelling units per net acre
(du/ac) except for mixed use development to a maximum of 85 du/ac (up to 150 du/ac if ground
floor commercial is provided). The area of public and private streets and critical areas would be
deducted from the gross site area to determine the “net” site area prior to calculating density. It
is unclear exactly how much area would be required to be dedicated for right-of-way for the
frontage improvements and frontage dedication; therefore, the net density of site could not be
calculated. A Density Worksheet would be required at the time of formal application. A 305 unit
proposal (TBD) would result in a gross density of 22.3 dwelling units per net acre (du/ac) (305
units / 13.68 acres = 22.3 du/ac), which would comply with the density range requirements of the
UC zone. The applicant would be required to demonstrate compliance with the density range of
the UC zone using net density calculations at the time of formal application.
Minimum Lot Size, Width and Depth – The minimum lot size required for new lots created after
November 10, 2004 is 25 acres. There are no minimum width or depth requirements. No
subdivision is proposed, therefore the minimum lot size requirement is not applicable.
Lot Coverage – The maximum building coverage permitted in the UC zone is 90% of the lot area
or 100% if parking is provided within the building. Compliance with this requirement would be
verified at the time of formal land use review.
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement. Setback requirements in the UC zone are determined through the Site Plan
Review process, provided:
UC Zone Architectural Requirement: Buildings that are immediately adjacent to or abutting a
public park, open space, or trail shall incorporate building articulation and textural variety, in
addition to at least one of the following features:
a. Incorporate building modulation to reduce the overall bulk and mass of buildings; or
Topgolf Renton Development
Page 4 of 11
December 20, 2018
K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments
b. Provide at least one architectural projection for each dwelling unit of not less than two feet
(2') from the wall plane and not less than four feet (4') wide; or
c. Provide vertical and horizontal modulation of roof lines and facades of not less than two
feet (2') at a minimum interval of forty feet (40') per building face, or an equivalent standard
that adds interest and quality to the project.
Building Height – The maximum building height permitted in the UC zone is 10 stories along
primary and secondary arterials and 6 stories along residential/minor collectors. In no case shall
building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions,
for uses located within the Federal Aviation Administration Airport Zones designated under RMC
4-3-020. The project site abuts Logan Ave N, N 8th St, and Park Ave N; therefore, a maximum
height of 10 stories would be permitted. A building height variance may grant relief via
departure from height regulations. Alternatively, through the planned urban development
process the City may modify any of the standards of Chapter 4-2 RMC, RMC 4-3-100, Chapter 4-
4 RMC, RMC 4-6-060 and Chapter 4-7 RMC when it is demonstrated that such new development
will be superior to traditional development under standard regulations. All modifications
including but not limited to development standards, parking, height, etc. would be considered
simultaneously as part of a planned urban development. Compliance with this requirement
would be verified during the formal land use review process.
Planned urban developments may be proposed to be developed in one or more phases. If
developed in phases, each phase of the planned urban development shall contain adequate
parking, open space, recreation space, public benefits, landscaping, buffering, circulation, utilities
and other improvements necessary so that each phase, together with any earlier phases, may
stand alone. Separate phases could be reviewed under their own individual Final Planned Urban
Development (FPUD) application similar to the Master Plan process.
Landscaping: The development standards require that all pervious areas within the property
boundaries be landscaped. Therefore, all areas of the site not covered by structures, required
parking, access, circulation or patios, must be landscaped with native, drought-resistant
vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages,
with the exception of areas for required walkways and driveways.
Surface parking lots with more than 100 parking spaces are required to provide 35 square feet of
interior parking lot landscaping per parking space, as specified below:
Interior Parking Lot Landscaping – 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.
Topgolf Renton Development
Page 5 of 11
December 20, 2018
K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments
d. There shall be no more than fifty feet (50') between parking stalls and an interior parking
lot landscape area.
Perimeter Parking Lot Landscaping – 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 inches (2") in diameter at breast height (dbh) for multi-family, commercial,
and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street
frontage.
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.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements. A conceptual landscape plan must be provided with the formal land use
application as prepared by a registered Landscape Architect, a certified nurseryman or other
certified professional.
Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for
alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan,
arborist report, and tree retention worksheet shall be provided with the formal land use
application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least
20% of significant trees, and indicate how proposed building footprints would be sited to
accommodate preservation of significant trees that would be retained (RMC 4-4-130.H.1.a).
When the required number of protected trees cannot be retained, replacement trees, with at
least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of
twelve (12) caliper inches of new trees to replace each protected tree removed. The
Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that an insufficient number of trees can be
retained.
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 20%; significant trees adjacent to critical areas and their associated buffers;
and significant trees over 60’ in height or greater than 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.
A minimum tree density shall be maintained on each residentially zoned lot. Multi-family
development requires a minimum tree density of four (4) significant trees for every five thousand
(5,000) square feet. A formal tree retention worksheet would be required with the land use
application. An inventory, retention plan, and arborist report would be required with the
application if significant trees are to be removed.
Topgolf Renton Development
Page 6 of 11
December 20, 2018
K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments
Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and details for
the proposed methods of screening (see RMC 4-4-095).
Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the
location must be designated on the landscape plan. A wall taller than four feet requires a building
permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to
four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a
limited fence height of 42-inches. A fence shall not be constructed on top of a retaining wall unless
the total combined height of the retaining wall and the fence does not exceed the allowed height
of a standalone fence. New or existing fencing would need to comply with the fence requirements
of the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall be
a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-
of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about
fences and retaining walls.
Parking – Parking, docking and loading areas for truck traffic shall be off-street and screened from
view of abutting public streets. The following parking ratios would be applicable to the site:
Use Square Footage
of Use Ratio Required
Spaces
Other
recreational
±82,257 SF A minimum and maximum of 1 per
occupant based upon 50% of the maximum
occupant load as established by the
adopted Building and Fire Codes of the City
of Renton
TBD
Eating and
drinking
establishments
and taverns:
TBD A minimum and maximum of 10 per 1,000
square feet of dining area.
TBD
Attached
dwellings
TBD A minimum and maximum of 1 per unit. TBD
The applicant will be required at the time of formal land use application to provide analysis
detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the
subject site. The parking analysis would be based on the square footage of uses proposed, and
the total number of attached dwelling units. It should be noted that the parking regulations
specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 19 feet,
compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact
surface parking spaces shall not account for more than 50 percent of the spaces in the surface
parking lots. If the proposal provides more or less parking than required by code, a request for a
parking modification would need to be applied for and granted. This detailed written request
should be submitted by the applicant along with or prior to the land use application process.
Topgolf Renton Development
Page 7 of 11
December 20, 2018
K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent
access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible
stalls based on the total number of spaces must be provided.
General Parking Location:
On a Pedestrian-Oriented Street – Parking shall not be located between buildings and pedestrian-
oriented streets unless located within a structured parking garage.
On Other Arterials, Local Streets, and Internal Streets – All residential parking shall be structured
parking except parking required for guests. Parking for all uses shall be located consistent with
RMC 4-3-100, Urban Design Regulations. Site planning must demonstrate feasible future location
of structured parking to accommodate infill development.
Bicycle Parking – The proposal also requires a minimum of one-half (0.5) bicycle parking spaces
per dwelling unit and ten percent (10%) of the number of required off-street vehicle parking
spaces for all other uses. Space shall meet the requirements of RMC 4-4-080.F.11.c which includes
secure extended use protection for the entire bicycle. Spaces within the dwelling units or on
balconies do not count toward the bicycle parking requirement. See RMC 4-4-080.F.11.b for
complete information regarding bicycle parking standards. Bicycle parking must be shown on the
land use application submittal materials.
Access: Driveway widths are limited by the driveway standards, in RMC 4-4080I. The conceptual
site plan shows two accesses to the Topgolf portion of the site via two (2) driveways off Logan
Ave N. Access to the mixed-use development component would be from a driveway off of N 8th
St and a driveway off Park Ave N.
Vehicular Connection – 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 lots without the need
to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed
between a building and a public street.
Pedestrian – A pedestrian connection shall be provided from all public entrances to the street, in
order to provide direct, clear and separate pedestrian walks from sidewalks to building entries
and internally from buildings to abutting properties. Compliance with pedestrian pathways and
connections would be further analyzed at the time of land use application.
Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards.” There are general requirements for all uses for
location, signage, screening, and setbacks for collection areas and specific requirements. The
requirements for multi-family residences is a minimum of one and one-half (1-1/2) square feet
per dwelling unit for recyclables deposit areas, except where the development is participating in
a City-sponsored program in which individual recycling bins are used for curbside collection. A
minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A
total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit
areas. There shall be at least one deposit area/collection point for every thirty (30) dwelling units.
In retail developments, a minimum of five (5) 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
ten (10) 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. In manufacturing and other nonresidential
Topgolf Renton Development
Page 8 of 11
December 20, 2018
K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments
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. See RMC 4-4-090 for additional information and standards.
Compliance with the refuse and recycling standards would be required to be demonstrated in
the land use application.
Based on a gross floor area of 82,257 square feet, a minimum of 247 square feet would be
needed for recyclables area and a minimum of 494 square feet would be needed for refuse for
the Topgolf facility. Based on a multi-family development of 305 units, a minimum of 458 square
feet would be needed for recyclables area and a minimum of 915 square feet would be needed.
Additional refuse and recycling area would be needed for any proposed retail development.
Compliance with this requirement would be verified at the time of formal land use application.
Building Design Standards – Compliance with Urban Design Regulations, District ‘C’, is required.
Modifications from the standards can be applied. See Renton Municipal Code section 4-3-100.
The following bullets are a few of the standards outlined in the regulations.
· 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.
· Parking shall be located so that no surface parking is located between a building and the
front property line, or the building and side property line, on the street side of a corner
lot.
· The number of driveways and curb cuts shall be minimized, so that pedestrian circulation
along the sidewalk is minimally impeded.
· Amenities such as outdoor group seating, benches, transit shelters, fountains, and public
art shall be provided.
· All building façades shall include measures to reduce the apparent scale of the building
and add visual interest. Examples include modulation, articulation, defined entrances,
and display windows.
· All buildings shall be articulated with one or more of the following: Defined entry features;
Bay windows and/or balconies; Roof line features; or other features as approved by the
Administrator.
· On any façade visible to the public, transparent windows and/or doors are required to
comprise at least fifty percent (50%) of the portion of the ground floor façade that is
between four feet (4') and eight feet (8') above ground (as measured on the true
elevation).
Buildings shall employ material variations such as colors, brick or metal banding, patterns, or
textural changes.
Critical Areas: A high seismic hazard area is mapped over the site. A geotechnical report shall be
provided by a qualified professional. The study shall demonstrate that the proposal will not
increase the threat of the geological hazard to adjacent properties beyond the pre-development
conditions, the proposal will not adversely impact other critical areas, and the development can
be safely accommodated on the site. In addition, the study shall assess soil conditions and detail
construction measures to assure building stability. The City’s mapping database (COR Maps) has
Topgolf Renton Development
Page 9 of 11
December 20, 2018
K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments
been updated to reflect to provided wetland reconnaissance study prepared by Altmann Oliver
Associates, LLC, the Raedeke Associates, Inc., removing the possible identified wetlands on the
subject property.
Environmental Review: The proposal will exceed several thresholds and as a result the project
would require Environmental ‘SEPA’ Review. An environmental determination will be made by
the Renton Environmental Review Committee.
Master Plan Review: The purpose of the master plan process is to evaluate projects at a broad
level and provide guidance for development projects with multiple buildings on a single large site.
The master plan process allows for analysis of overall project concepts and phasing as well as
review of how the major project elements work together to implement City goals and policies.
Master plan review allows for consideration and mitigation of cumulative impacts from large-
scale development and allows for coordination with City capital improvement planning. Master
plan review should occur at an early stage in the development of a project, when the scale,
intensity and layout of a project are known.
Site Plan Approval: The purpose of the site plan review process is to analyze the detailed
arrangement of project elements to mitigate negative impacts where necessary to ensure project
compatibility with the physical characteristics of a site and with the surrounding area. Site plan
review ensures quality development consistent with City goals and policies. Site plan review
analyzes elements including, but not limited to, site layout, building orientation and design,
pedestrian and vehicular environment, landscaping, natural features of the site, screening and
buffering, parking and loading facilities, and illumination to ensure compatibility with potential
future development.
An applicant may submit a master plan, site plan, combined master plan and site plan for the
entire site, or a master plan addressing the entire site with site plan(s) for one or more phases of
the planned site development. Decisional criteria are itemized in RMC 4-9-200.E. It is the
applicant’s responsibility to identify how the proposal meets the decisional criteria and a
narrative responding to these criteria shall be submitted with the land use application.
Permit Requirements: The proposed project would require Master Plan Review, Hearing
Examiner Site Plan Review, and Height Variance or Planned Urban Development (PUD), and
Environmental (SEPA) Review. All land use permits would be processed within an estimated time
frame of 12 weeks. The 2019 application fees would be as follows: $3,600 master plan + $3,600
hearing examiner site plan review + $1,300 each variance request (or $5,140 planned urban
development) + $1,500 SEPA review. Any modification requests to code standards are $250.00
per modification. A 5% technology fee would also be assessed at the time of land use application.
All fees are subject to change. Detailed information regarding the land use application submittal
can be found on the City’s new website by clicking “Land Use Applications” on the Community &
Economic Development page, then “All Forms (A to Z)” at https://edocs.rentonwa.gov/
Documents/Browse.aspx?startid=867190&cr=1. The City now requires electronic plan submittal
for all applications. The City’s Electronic File Standards can also be found on the City’s website at
https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400.
Public Notice: Public Information Signs are required for all Type III Land Use Permits, as classified
by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land
development, specific permits/actions being considered by the City, and to facilitate timely and
effective public participation in the review process. The applicant must follow the specifications
Topgolf Renton Development
Page 10 of 11
December 20, 2018
K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments
provided in the public information sign handout (see land use forms on City website). The
applicant is solely responsible for the construction, installation, maintenance, removal, and any
costs associated with the sign.
Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million dollars ($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project developer
and the neighbors regarding the project. The neighborhood meeting occurs after a pre-application
meeting and before submittal of applicable permit applications. The public meeting shall be held
within Renton city limits, at a location no further than two (2) miles from the project site.
Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater
than $10,000,000 requires the applicant to install a public outreach sign. Public outreach signs are
intended to supplement information provided by public information signs by allowing an
applicant to develop a personalized promotional message for the proposed development. The
sign is also intended to provide the public with a better sense of proposed development by
displaying a colored rendering of the project and other required or discretionary information that
lends greater understanding of the project. See the attached Public Outreach sign handout for
more information and specifications. In addition to the required land use permits, separate
construction, building and sign permits would be required (if applicable).
Impact Mitigation Fees: In addition to the applicable building and construction fees, the following
impact fees would be required prior to the issuance of building permits.
· A Fire Mitigation fee based on the rate established by the Renton Fire Authority would
be assessed based on the use. For example: The 2019 Fire Impact Fee for a new multi-
family dwelling unit is assessed at $964.53, restaurant/lounge space is assessed at $5.92
per square foot, and leisure space activities is assessed $2.36 per square foot.
· A Transportation Mitigation Fee based on the fee established in the ITE manual would be
required. The 2019 Transportation Impact Fee is $4,836.31 for a new apartment unit,
$4,064.56 for per condominium dwelling unit, and $43.89 per square foot per sit-down
restaurant space.
· Renton School District Impact Fee currently assessed at $2,455.00 per new multi-family
unit.
· Parks Impact Fee is currently assessed at $2,676.89 per new multi-family dwelling unit (5
or more units).
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Next Steps: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th floor front
Topgolf Renton Development
Page 11 of 11
December 20, 2018
K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments
counter prior to submitting the complete application package. Please contact Clark Close, Senior
Planner at 425-430-7289 or cclose@rentonwa.gov to schedule an appointment.
Expiration and Extensions: Once Master Site Plan and Site Plan applications have been approved,
the appropriate expiration date for the master plan is up to five (5) years. Such approval shall
include clearly defined phases and specific time limits for each phase and a determination of
eligibility for any extensions of the time limits. It is the responsibility of the owner to monitor the
expiration date.
1503003006000PROJECT SITEN 8TH STREETPARK AVE N
LOGAN AVE N BOEINGTHE LANDINGPACCARTARGETFRY'SBOEINGBOEINGBOEING
P
P
PP LOT 5A-2
THE BOEING CO.
THE BOEING CO.
THE BOEING CO.
P
P
PP LOT 5A-2
THE BOEING CO.
THE BOEING CO.
THE BOEING CO.
FFE = 30.5
COMBINED STORM DRAINAGE
DETENTION FOR TOP GOLF AND
EASTERN MIXED USE DEVELOPMENT
TOP GOLF UNDERGROUND STORM
DRAINAGE FLOW DIRECTION (TYP)
TOP GOLF UNDERGROUND
STORM DRAINAGE FLOW
DIRECTION (TYP)
W W W W W W W W W W W W W W W W
EXISTING 12-INCH WATER (320-ZONE)MAXIMUM CAPACITY 4,800 GALLONS PER MINUTESTATIC PRESSURE APPROX. 126 PSI AT ELEVATION 30 FEET
WWWWWWWWWWEXISTING 12-INCH WATER (320-ZONE)MAXIMUM CAPACITY 4,000 GALLONS PER MINUTESTATIC PRESSURE APPROX. 126 PSI AT ELEVATION 30 FEET
W W WW W
WWWW W W
WWWWWWWWWWWWWWWWWWWWWWWEXISTING 12-INCH WATER (196-ZONE)MAXIMUM CAPACITY 8,600 GALLONS PER MINUTESTATIC PRESSURE APPROX. 72 PSI AT ELEVATION 30 FEET
EXISTING 12-INCH PRESSURE REDUCING VALVESTATION320 ZONE TO 196 ZONE
UP
UP
11,010 SF
TEE LINE
947 SF
SIMULATOR BAYS
1,496 SF
LOBBY/ RETAIL
706 SF
MAINT./ STORAGE/ CORRIDOR
621 SF
RESTROOMS582 SF
MAINT./ STORAGE/ CORRIDOR
2,047 SF
OFFICE
115 SF
OFFICE
423 SF
INT. STAIR/ ELEV.
2,263 SF
MAINT./ STORAGE/ CORRIDOR
136 SF
INT. STAIR/ ELEV.
412 SF
BAR
159 SF
KITCHEN BEV. STATION
5,666 SF
EVENT SPACE
859 SF
LOUNGE
BAR
EVENT SPACE
INT. STAIR/ ELEV.
KITCHEN BEV. STATION
LOBBY/ RETAIL
LOUNGE
MAINT./ STORAGE/ CORRIDOR
OFFICE
PARK
RESTROOMS
SIMULATOR BAYS
TEE LINE
7,491 SF
PARK
FLOOR PLAN- LEVEL 1 AREASCHEMATIC DESIGN PHASETOP GOLF NEW GEN 11-07-2018Project
North
True
North
SCALE: 1" = 30'-0"1 AREA PLAN- LEVEL 1
AREA SCHEDULE
Level Name Area
Level 1 SIMULATOR BAYS 947 SF
SIMULATOR BAYS 947 SF
Level 1 TEE LINE 11,010 SF
Level 2 TEE LINE 11,387 SF
Level 3 TEE LINE 11,368 SF
TEE LINE 33,765 SF
AREA SCHEDULE
Level Name Area
LOUNGE 3,481 SF
Level 1 MAINT./ STORAGE/ CORRIDOR 3,552 SF
Level 2 MAINT./ STORAGE/ CORRIDOR 3,882 SF
Level 3 MAINT./ STORAGE/ CORRIDOR 3,657 SF
MAINT./ STORAGE/ CORRIDOR 11,091 SF
Level 1 OFFICE 2,162 SF
OFFICE 2,162 SF
Level 1 PARK 7,491 SF
PARK 7,491 SF
Level 1 RESTROOMS 621 SF
Level 2 RESTROOMS 621 SF
Level 3 RESTROOMS 621 SF
RESTROOMS 1,863 SF
Level 2 ROOF 1,830 SF
Level 3 ROOF 1,397 SF
ROOF 3,227 SF
Level 2 ROOF TERRACE 872 SF
Level 3 ROOF TERRACE 1,912 SF
ROOF TERRACE 2,784 SF
AREA SCHEDULE
Level Name Area
Level 1 BAR 412 SF
Level 2 BAR 412 SF
Level 3 BAR 412 SF
BAR 1,237 SF
Level 1 EVENT SPACE 5,666 SF
Level 2 EVENT SPACE 440 SF
Level 3 EVENT SPACE 2,365 SF
EVENT SPACE 8,471 SF
Level 1 INT. STAIR/ ELEV. 559 SF
Level 2 INT. STAIR/ ELEV. 322 SF
Level 3 INT. STAIR/ ELEV. 130 SF
INT. STAIR/ ELEV. 1,012 SF
Level 1 KITCHEN BEV. STATION 159 SF
Level 2 KITCHEN BEV. STATION 2,912 SF
Level 3 KITCHEN BEV. STATION 159 SF
KITCHEN BEV. STATION 3,230 SF
Level 1 LOBBY/ RETAIL 1,496 SF
LOBBY/ RETAIL 1,496 SF
Level 1 LOUNGE 859 SF
Level 2 LOUNGE 2,141 SF
Level 3 LOUNGE 480 SF
UP
UP
11,387 SF
TEE LINE
412 SF
BAR
159 SF
KITCHEN BEV. STATION
872 SF
ROOF TERRACE
2,753 SF
KITCHEN BEV. STATION
322 SF
INT. STAIR/ ELEV.
3,882 SF
MAINT./ STORAGE/ CORRIDOR
621 SF
RESTROOMS
502 SF
LOUNGE
1,160 SF
LOUNGE480 SF
LOUNGE
440 SF
EVENT SPACE
1,830 SF
ROOF
BAR
EVENT SPACE
INT. STAIR/ ELEV.
KITCHEN BEV. STATION
LOUNGE
MAINT./ STORAGE/ CORRIDOR
RESTROOMS
ROOF
ROOF TERRACE
TEE LINE
FLOOR PLAN- LEVEL 2 AREASCHEMATIC DESIGN PHASETOP GOLF NEW GEN 11-07-2018Project
North
True
North
SCALE: 1" = 30'-0"1 AREA PLAN- LEVEL 2
BAR
EVENT SPACE
INT. STAIR/ ELEV.
KITCHEN BEV. STATION
LOUNGE
MAINT./ STORAGE/ CORRIDOR
RESTROOMS
ROOF
ROOF TERRACE
TEE LINE
412 SF
BAR
159 SF
KITCHEN BEV. STATION
11,368 SF
TEE LINE
1,912 SF
ROOF TERRACE
480 SF
LOUNGE
3,657 SF
MAINT./ STORAGE/ CORRIDOR
1,397 SF
ROOF
621 SF
RESTROOMS
130 SF
INT. STAIR/ ELEV.
2,365 SF
EVENT SPACE
FLOOR PLAN- LEVEL 3 AREASCHEMATIC DESIGN PHASETOP GOLF NEW GEN 11-07-2018Project
North
True
North
Project
North
True
North
SCALE: 1" = 30'-0"1 AREA PLAN- LEVEL 3