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HomeMy WebLinkAboutPRE_Pre-Application_Summary_230210_v1PREAPPLICATION MEETING FOR LivAway Hotel Development at Topgolf 780 Logan Ave N, Renton, WA 98057 PRE22-000365 CITY OF RENTON Department of Community & Economic Development Planning Division November 3, 2022 Contact Information: Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov Public Works Plan Reviewer: Nate Janders, 425.430.7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@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 or email and schedule an appointment with the assigned planner to have the documents pre- screened. 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, Community & Economic Development Administrator, Public Works Administrator, and City Council). M E M O R A N D U M DATE:November 3, 2022 TO:Clark Close, Principal Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:LivAway Hotel at Topgolf 1. The preliminary fire flow is 2,000 gpm. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the building. One hydrant is required within 50- feet of all fire department connections for standpipes and sprinkler systems. 2. Fire impact fees are applicable at the rate of $1.29 per square foot of hotel space. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Fire lane signage 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. Hotel building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 6. All areas of the hotel building 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 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:November 3, 2022 TO:Clark Close, Principal Planner FROM:Nathan Janders, Civil Engineer III, Plan Review SUBJECT:LivAway Hotel 780 Park Ave N PRE22-000365 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 1. The project is within the City of Renton’s water service area in the Kennydale 308 Pressure Zone and in the Downtown 196 Pressure Zone. 2. The static water pressure is approximately 120 and 72 PSI at an elevation of 30 feet in the 308 and 196 pressure zones respectively. 3. There is an existing 12-inch water main (308 pressure zone) located in N 8 th St that can deliver a maximum flow capacity of 4,800 GPM (see water plan no. W-31490E). 4. There is an existing 16-inch water main (196 pressure zone) located in Park Ave N that can deliver a maximum flow capacity of 8,000 GPM (see water plan no. W-19220A). 5. 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 (record drawings are not yet available as the main is part of the active civil construction permit C20000631). 6. 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 2,000 GPM with the use of an automatic fire sprinkler system. Per City code, a looped water main is required around the development when the fire flow demand exceeds 2,500 gpm. 7. Based on the information provided with the pre-application submittal documents, 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 the items that follow. LivAway Hotel – PRE22-000365 November 3, 2022Error! Reference source not found. Page 2 of 7 a. Extend the existing on-site 12-inch water main (308 pressure zone) on the west side of the proposed building to the north and to the east, within the new driveway, connecting it to the 16-inch water main (196 pressure zone) in Park Ave N with a 3- valve cluster such that the 12-inch valve on the 308 pressure zone is a closed zone- valve. b. A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. c. Installation of a separate water meter the new building. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground, heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. d. Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan no 320.4. The meter vault shall be located within public ROW or within an easement on private property. e. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. f. Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to each building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 360.2. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. g. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA 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). 8. 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 Water Design Standards and Details as shown in Appendix K of the City’s 2019 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. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for LivAway Hotel – PRE22-000365 November 3, 2022Error! Reference source not found. Page 3 of 7 fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,500.00 per 1-inch meter, $22,500 per 1-1/2 inch meter, $36,000 per 2-inch meter and $72,000 per 3-inch meter. b. Water service installation charges for each proposed domestic water service may be applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2 inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee is applied and the Contractor will provide the materials and will install the service line and water meter. c. Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2-inch meter. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo= CityofRenton SEWER 1. The project is within the City of Renton’s sanitary sewer service area. 2. There are three existing 6-inch PVC sewer stubs installed as part of the active Topgolf civil construction project (C20000631) intended to service the Phase II site. 3. An oil/water separator will be required for connecting the covered parking lot to sewer. If a sub-terrain parking is incorporated and cannot achieve a gravity sewer discharge to the main, the applicant may need to install an internal pump to bring the basement garage flows to the surface level for gravity drain to the side sewer. It is not evident that the existing parking garage connects to sewer. 4. A grease interceptor is required if there is a commercial kitchen. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. 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. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee for is $3,500.00 per 1-inch meter, $17,500 per 1-1/2 inch meter, $28,000 per 2-inch meter, and $56,000 per 3-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. A credit will be applied for the existing services. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo= CityofRenton LivAway Hotel – PRE22-000365 November 3, 2022Error! Reference source not found. Page 4 of 7 SURFACE WATER 1. 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 Phase II site where the hotel is proposed. 2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard Area matching Existing Conditions. The site falls within the East Lake Washington drainage basin. 3. The Phase I TopGolf project’s TIR accommodated the Phase II site, where the hotel is proposed, within the design of the stormwater management system. The Phase I TIR was written in conformance to the City’s 2017 RSWDM, however, the 2022 RSWDM is now current. In order for Phase I facility (detention, water quality, conveyance systems) design to be considered adequate, the applicant must demonstrate not only how the proposed site is consistent with prior design criteria but also that there is no difference in the 2017 and 2022 RSWDM manual for the subject section. a. 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 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. b. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM 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. c. 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. d. 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. e. 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. LivAway Hotel – PRE22-000365 November 3, 2022Error! Reference source not found. Page 5 of 7 4. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site disturbs more than one acre. 5. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. 6. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. The 2022 SDC fee is $0.84 per square foot of new impervious surface but not less than $2,100. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo= CityofRenton 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. a. A modification was submit and approved as part of LUA18-000094 as part of the phase I development. Dedication is being provided as part of the active construction permit C20000631. 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. a. A modification was submit and approved as part of LUA18-000094 as part of the phase I development. Dedication is being provided as part of the active construction permit C20000631. 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. LivAway Hotel – PRE22-000365 November 3, 2022Error! Reference source not found. Page 6 of 7 a. A modification was submit and approved as part of LUA18-000094 as part of the phase I development. Dedication is being provided as part of the active construction permit C20000631. 4. Refer to City code 4-4-080 regarding driveway regulations. A single curb cut along Park Ave N to serve the Phase II part of the project proposed as part of LUA22-000291 and shall be used as the site access, see comment 6 for further information. 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. Per RMC 4-6-060, site access shall be a minimum of 125 feet from an intersection. 6. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. a. A TIA was submit with LUA22-000291 that included the Hotel within the analysis. Applicant may be able to use the TIA provided it is demonstrated that the trip volumes assumed are consistent with the proposed building and that the horizon year assumed is consistent with the proposed building. Additional analysis and mitigation may be required if site conditions differ. 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. The 2022 transportation impact fee for a hotel is $4,287.51 per room. b. Unless noted otherwise in the Fee Schedule, the 2022 transportation impact fee is $7,145.85 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip 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. LivAway Hotel – PRE22-000365 November 3, 2022Error! Reference source not found. Page 7 of 7 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 2022 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000365 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 3, 2022 TO:Pre-Application File No. 22-000365 FROM:Clark H. Close Principal Planner SUBJECT:LivAway Hotel Development at Topgolf – 780 Logan 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, Development Engineering 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 online at https://www.codepublishing.com/WA/Renton. Project Proposal: West77 Partners is proposing the Phase 2 hotel development to the east of Topgolf facility (Phase 1) located at 780 Logan Ave N (Parcel No. 0886610010). Topgolf received master site plan, site plan review, environmental review, conditional use, variance, street modification, and minor modification approvals under LUA19-000094 for a premier golf entertainment complex with 102 climate-controlled hitting bays and up to 508 surface parking stalls following a minor modification to the approved master site plan in 2021. The 13.68-acre parcel is in the Urban Center-2 (UC-2) zone and the Urban Design District ‘C’ Overlay. Phase 2 (the second and final phase of the phased development project) would consist of approximately 2.67 acres of site development. Phase 2 is comprised of a recently constructed parking lot area and pad- ready building sites along the frontages of Park Ave N and N 8th St. The proposed Phase 2 would consist of an approximately 7,000 square foot multi-tenant retail building for three (3) retailors at the southwest corner of Park Ave N and N 8th St intersection and a separate 59,700 square foot four-story wood framed hotel building with 126 rooms at the southeast corner of the property along the street frontage of Park Ave N. The proposed hotel would be a modern design offering a live away from home experience for guests. The first floor of the hotel would include a fitness center, guest laundry, back of house (BOH) areas, restroom, and a lobby with a vestibule. Access to the parcel is proposed via Park Ave N and Logan Ave N. According to City of Renton (COR) Maps, the site contains high seismic hazard areas throughout and the southern portion of Phase 2 is in the Downtown Wellhead Protection Area Zone 2. LivAway Hotel Development at Topgolf Page 2 of 10 November 3, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000365 Current Use: The subject site contains a premier golf entertainment complex with 102 climate- controlled hitting bays and 508 surface parking stalls. 1.Zoning /Land Use Designation, and Overlays: The property is located within the Commercial Mixed Use (CMU) land use designation, the Urban Center-2 (UC-2) zoning designation. Hotels are a permitted use in the UC-2 zone provided they are not within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway (the proposed location of the hotel is estimated at 3,200 feet from the centerline of the runway). The applicant is proposing to limit 50 percent of the rooms to 30 days or less (no restrictions would be made for company paid for guests, such as nurses or military). A hotel is defined as a building or portion thereof wherein a majority of the net floor area is dedicated for the rental of rooms for transient occupancy for sleeping purposes in exchange for payment, and typically based on a per night and per room basis for no more than thirty (30) continuous days and not meeting the definition of “homeless services use.” For the purposes of this definition, “transient” means less than one month, or less than thirty (30) continuous days if the rental period does not begin on the first day of the month. Hotel structures are at least two (2) stories in height, with lodging space generally above the first floor. Lodging space may also be located on the first floor. Individual rooms are accessed from a common hallway and include permanent provisions for sanitation but do not provide kitchen facilities. A commercial kitchen and dining room catering to the hotel patrons may be provided, event space, eating and drinking establishments, and accessory shops and services typically located in or provided by hotels and catering to the general public may be provided. Not included in this definition are facilities providing crisis intervention or case management or both, attached dwellings, bed and breakfasts, or motels. 2.Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Urban Center-2 (UC-2) Zoning Designations” effective at the time of complete application (noted as “UC-2 standards” herein). These standards are available on the City’s website. 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. Density – The density range allowed in the UC-2 is a minimum of 85 dwelling units per net acre (du/ac) up to a maximum of 150 du/ac. A density bonus may be granted for developments that satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review. 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. Not applicable, Phase 2 is not proposing residential dwellings. Furthermore, the applicant is planning to record a deed to retain the hotel use in perpetuity. Minimum Lot Size, Width and Depth – The minimum lot size required for new lots created after November 10, 2004 is 25 acres. Minimum lot size can be amended through Master Plan and Site Plan Review per RMC 4-9-200. There are no minimum width or depth requirements for non-residential plats. A three (3) lot subdivision is shown on the conceptual site plan and a future short plat was identified as part of the Topgolf land use approval. A separate short plat application would be required to subdivide the property. Lot Coverage – The maximum building coverage permitted in the UC-2 zone is 90% of the lot area or 100% if parking is provided within the building. The applicant is proposing to develop LivAway Hotel Development at Topgolf Page 3 of 10 November 3, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000365 Phase 2 and potentially subdivide the Topgolf parcel into three (3) lots. Compliance with the building coverage requirements would be verified at the time of formal land use application review. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the UC-2 zone are as follows: minimum 15-foot front and secondary front yard; maximum 20-foot front and secondary front yard; and no minimum rear or side yard. The applicant is proposing a 15-foot front yard building setback from Park Ave N. As proposed, the proposed Phase 2 combined building setbacks would comply with the minimum and maximum building setbacks of the UC-2 zone. Building Height – The maximum building height permitted in the UC-2 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 Park Ave N and N 8th St; therefore, a maximum height of 10 stories would be permitted. In addition, the site carries a Part 77 horizontal surface height restriction of 150 feet due to the proximity to the Renton Municipal Airport. The applicant is proposing a hotel structure with a maximum height of four (4) stories or 50’-6” in height. The proposed building would comply with the maximum building height of the UC-2 zone. Compliance with this requirement would be further verified during the formal land use review process. Land Use Permit Master Applications for proposed projects to be located within the Airport Influence Area shall require one (1) of the following: a. A certificate from an engineer or land surveyor, that clearly states that the proposed use will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace (subsection G of this Section); or b. The maximum elevation of proposed buildings or structures based on the established airport elevation reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace (subsection G of this Section). Elevations shall be determined by an engineer or land surveyor. 3.Urban Design Regulations: Compliance with Urban Design Regulations, District ‘C’, is required. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. A primary entrance of each building shall be located on the façade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements and made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. Building entries from a parking lot shall be subordinate to those related to the street. Parking shall be at the side and/or rear of a building and may not occur between the building and the street. 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. Pathways shall be an all-weather or appropriate permeable LivAway Hotel Development at Topgolf Page 4 of 10 November 3, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000365 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. Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one- half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. 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. 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. 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. 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. 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; or provide an additional special design feature such as a clock tower, courtyard, fountain, or public gathering area. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Where windows or storefronts occur, they must principally contain clear glazing. Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited. 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. 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. 4.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. For example, outdoor refuse and recyclables deposit areas and collection points shall not be located in any required setback or landscape areas. Garbage dumpsters and recycling collection areas must be fenced or screened. A six-foot (6') wall or fence shall enc LivAway Hotel Development at Topgolf Page 5 of 10 November 3, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000365 lose any outdoor refuse or recyclables deposit area and shall have gate openings at least twelve feet (12') wide for haulers. In addition, the gate opening for any roofed structure used primarily as a refuse or recyclables deposit area/collection point shall have a vertical clearance of at least eleven feet (11'), but no more than fourteen feet (14'). 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. See RMC 4-4-090 for additional information and standards. Based on a gross floor retail area of 59,700 square feet, a minimum of 179 square feet would be needed for recyclables area and a minimum of 358 square feet would be needed for refuse. The submitted materials identified an approximately 314 square foot refuse and recycling enclosure area near the southwest corner of the hotel. Refuse and recycling areas must meet the minimum size, screening, location, and other standards in RMC 4-4-090. Compliance with the refuse and recycling standards (general and Urban Design) would be reviewed with the formal land use application. 5.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 and those zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not located. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. New and existing landscaping is proposed throughout Phase 2. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120.D.12, shall be submitted at the time of formal land use application review. 6.Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan 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 30 percent (30%) of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. There are no significant trees onsite to be retained. Tree Credit Requirements: With the exception of interior remodels not involving any building addition, removal of trees, or alteration of impervious areas, properties subject to an active land development permit shall comply with all of the following minimum tree credit requirements: a. Tree credit requirements shall apply at a minimum rate of thirty (30) credits per net acre. b. Supplemental tree planting shall consist of new small, medium, or large species trees, as defined in RMC 4-11-200, Definitions T. 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 LivAway Hotel Development at Topgolf Page 6 of 10 November 3, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000365 (6') tall. The Administrator shall have the authority to approve, deny, or restrict the tree species for proposed supplemental trees. c. Tree credit value for each tree, existing or new, is assigned as shown in the following table: TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Example: A 0.22 net acre (9,583.2 square feet) lot would need seven (7) tree credits (30 x 0.22 = 6.6, rounded up to 7). The tree credit requirements for the lot could be met by retaining one existing seventeen-inch (17") tree (seven (7) tree credits) or by planting three (3) new large species trees (two (2) tree credits each) and one new medium species tree (one tree credit). 7.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 (4’) or a fence taller than seven feet (7’) would require a building permit. Any part of a yard that is within a clear vision area has a limited fence, hedge, or retaining wall 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, hedges, and retaining walls. 8.Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application must include elevations and details for the proposed methods of screening. See RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements. 9.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 Hotels 126 rooms A minimum and maximum of 1 per guest room plus 1 for every 3 employees. 126 + required employee parking LivAway Hotel Development at Topgolf Page 7 of 10 November 3, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000365 The applicant is proposing a 126 key hotel with 111 on-site surface parking spaces within the boundaries of the proposed hotel lot. Together with the 338 Topgolf surface parking spaces and 50 retail/restaurant parking spaces the overall site would have a combined parking count of 499 spaces. A parking study and a draft shared parking agreement would be necessary to ensure adequate parking is provided amongst the different uses. In addition, a parking analysis detailing parking information (i.e. stall and drive aisle dimensions) would be required at the time of a formal land use application. It should be noted that the parking regulations specify standard stall dimensions. In the UC 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. Compact parking spaces shall not account for more than forty percent (40%) of employee parking or not to exceed thirty percent (30%) for all other uses. Please refer to parking, loading and driveway regulations (RMC 4-4-080) for additional information. Compliance with this requirement would be verified during the formal land use review process. General Parking Location: On a Pedestrian-Oriented Street – Parking shall be at the side and/or rear of a building and may not occur between the building and the street. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. No parking is provided between the hotel building and the street. Bicycle Parking – Bicycle parking shall be provided for all uses equal to ten percent (10%) of the number of required off-street vehicle parking spaces except attached dwellings. Bicycle parking 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. Please review RMC 4-4-080.F.10 and RMC 4-4-080.F.11 for further general parking and specific bicycle parking requirements. Bicycle parking must be shown on the land use application submittal materials. Loading Space Required: Adequate permanent off-street loading space shall be provided if the activities require deliveries to it or shipments from it. Loading space shall be in addition to required off-street parking spaces. No portion of a vehicle taking part in loading or unloading activities shall project into a public street or alley. Ingress and egress points from public rights-of-way at designated driveways shall be designed and located in such a manner as to preclude off-site or on-street maneuvering of vehicles. 10.Access/Driveways: Driveway widths are limited by the driveway standards, in RMC 4-4-080I. The conceptual site plan shows two (2) driveways on Logan Ave N and one (1) new driveway on Park Ave N. The new proposed ingress and egress access from Park Ave N is proposed between the proposed Phase 2 retail/restaurant building and the hotel building. Vehicular Connection – A connection would be provided for site-to-site vehicle access ways to allow a smooth flow of traffic across abutting UC zoned lots without the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed LivAway Hotel Development at Topgolf Page 8 of 10 November 3, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000365 between a building and a public street. Compliance with vehicular connections would be further analyzed at the time of land use application. Pedestrian – A pedestrian connection shall be provided from all public entrances to the street, 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. 11.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. According to COR Maps, the southern portion of Phase 2 is located in the Downtown Wellhead Protection Area Zone 2. If the site is located within the Wellhead Protection Area Zone 2 and if any fill is brought onto the site, a fill source statement is required to be submitted as part of the Construction Permit application and shall include the following information: a) The source location of imported fill; b) Previous land uses of the source location; c) Whether or not earth materials to be removed from the source location are native, undisturbed soil; d) Whether or not the source location appears on government lists of contaminated sites including those developed pursuant to the State Model Toxics Control Act and the Federal Comprehensive Environmental Response, Compensation, and Liability Act; e) Results of sampling and analysis pursuant to RMC 4-4-060N4j, Sampling and Analysis Procedures; and f) Whether or not imported fill meets fill quality standards described in RMC 4-4-060N. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to site development or building construction. 12.Environmental Review: The proposal will exceed several thresholds and as a result the project would require Environmental ‘SEPA’ Review. Therefore, an environmental checklist is a submittal requirement. An environmental determination would be made by the Renton Environmental Review Committee. 13.Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the UC-2 zone. 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. Decisional criteria for site plan approval are itemized in RMC 4-9-200.E.3. In addition, where a master plan is approved, subsequent site plans submitted for future phases may be submitted and approved administratively without a public hearing per RMC 4- 9-200.D.1. 14.Permit Requirements: The proposed project would require Site Plan Review and Environmental ‘SEPA’ Review. An administrative short plat would be required to subdivide the parcel into three (3) lots. All land use permits would be processed within an estimated time frame of 12 weeks. The 2022 application fees would be as follows: Site Plan Review LivAway Hotel Development at Topgolf Page 9 of 10 November 3, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000365 (Hearing Examiner $3,800 or Administrative 2,700), Environmental (SEPA) Review ($1,600) and Preliminary Short Plat ($5,410). Any modification requests to code standards are $260.00 per modification. There is an additional 5% technology fee at the time of land use application. All fees are subject to change prior to submittal. Detailed information regarding the land use application submittal can be found on the Site Plat Review submittal checklist or other applicable applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and its associated fee, would be required following construction of the plat infrastructure. In addition to the required land use permits, separate construction and building permits would be required. 15.Public Information Sign: Public Information Signs are required for all Type II and 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 provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 16.Public Meeting: A neighborhood meeting, according to RMC 4-8-090, is required for 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. Neighborhood meetings are currently being held virtually via a web-based conference sponsored by the applicant. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300-feet of the subject property. The meeting notice shall provide a phone-in option for the meeting and a Frequently Asked Questions sheet for proposed development. The neighborhood meeting is intended to be a developer- neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see RMC 4-8-090A for the complete neighborhood meeting requirements. 17.Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 require 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. 18.Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2022 impact fees are as follows: LivAway Hotel Development at Topgolf Page 10 of 10 November 3, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000365 A Fire impact fee $1.29 per square foot of hotel space. A transportation impact fee for a hotel is $4,287.51 per room. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRen ton. Next Steps: When the formal application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Clark H. Close Principal Planner at 425-430-7289 or cclose@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. It is the applicant’s responsibility to monitor the expiration dates. 1503003006000PROJECT SITEN 8TH STREETPARK AVE N LOGAN AVE N BOEINGTHE LANDINGPACCARTARGETFRY'SBOEINGBOEINGBOEINGTOPGOLF COMPACT COMPACT COMPACT COM PACT COM PACT COM PACTCOMPACT COMPAC T COMPACTCOMPACT COMP ACT COM P ACTCOMPACT COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACT COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACT COMPAC TCOMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACTEVEVEVEVPPPP P LOT 5A-2THE BOEING CO.THE BOEING CO.THE BOEING CO.PARK AVE N N 8TH STLOGAN AVE N COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTAS-NOTEDNO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONA-NNNNNNIN COMPLIANCE WITH CITY OF RENTON STANDARDSHOTEL SITE IMPROVEMENT PLANPARK AVENUE NORTHRENTON, WA 98057WEST 77 PARTNERS WEST 77 PARTNERS PREL IM INARY SECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.10.20.202211235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRXXX-XX-XXXX XXX-XXXXXXXXXXX-XXXXXXXXXX-XXXXXXRENTON PARKCC-11PRE-APPLICATION SUBMITTALNAVIX10/20/22JET 10/18/2022 01DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The images provided throughout this package are a representation of the current design intent only. The images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture, contrast, font style and construction variations required by building codes or inspectors, material availability or final design detailing. All images and artwork associated/provided should be reviewed by the client with their print and/or production vendors and adjusted as needed during the proof and shop drawing submittals. Those client-approved drawings take precedence and provide final direction for design, printing and production. RENTON, WA LivAway Suites Street Entry Perspective 10/18/2022 02DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The images provided throughout this package are a representation of the current design intent only. The images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture, contrast, font style and construction variations required by building codes or inspectors, material availability or final design detailing. All images and artwork associated/provided should be reviewed by the client with their print and/or production vendors and adjusted as needed during the proof and shop drawing submittals. Those client-approved drawings take precedence and provide final direction for design, printing and production. RENTON, WA LivAway Suites Front Elevation Left Elevation Rear Elevation (Park Ave N)Right Elevation Exterior Elevations Wood Look Siding EIFS Charcoal Brick Dark Gray Asphalt Shingles Gray/Dark Gray Window & PTAC Dark Bronze Wood Look Soffit 8”x8” Column Denotes Area for PV Panels EIFS White Louvered Canopy 14’–0” 14’–0” Glazing Percentages: - First Floor Public Spaces: 95% Glazing between 2’ - 8’ above finish floor - First Floor Total Facade: 34% Glazing between 2’ - 8’ above finish floor Glazing Percentages: - First Floor Public Spaces: 65% Glazing between 2’ - 8’ above finish floor - First Floor Total Facade: 37% Glazing between 2’ - 8’ above finish floor Canopy Percentages: - 5’ Louvered Canopy or Entry Canopy proposed for 76% of facade Wood Look Soffit Planters, benches, & bike racks at entry Spandrel glazing at MECH/BOH 10/18/2022 03DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The images provided throughout this package are a representation of the current design intent only. The images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture, contrast, font style and construction variations required by building codes or inspectors, material availability or final design detailing. All images and artwork associated/provided should be reviewed by the client with their print and/or production vendors and adjusted as needed during the proof and shop drawing submittals. Those client-approved drawings take precedence and provide final direction for design, printing and production. RENTON, WA LivAway Suites Materials Board Shingles- Black Wood Look Fiber Cement Siding Brick - Dark Gray EIFS - Dark Gray EIFS - White 10/18/2022 04DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The images provided throughout this package are a representation of the current design intent only. The images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture, contrast, font style and construction variations required by building codes or inspectors, material availability or final design detailing. All images and artwork associated/provided should be reviewed by the client with their print and/or production vendors and adjusted as needed during the proof and shop drawing submittals. Those client-approved drawings take precedence and provide final direction for design, printing and production. RENTON, WA LivAway Suites Floor Plans REF.UP UP REF.REF. REF.REF.REF.REF.REF. REF.REF.REF.REF.REF.REF. REF.REF.REF.REF.REF. REF.REF.REF. REF. REF.REF. REF. REF.REF. REF. REF.REF.REF.REF.REF.REF. REF.REF.REF.REF.REF.REF. REF.REF.REF.REF.REF. REF.REF.REF.REF.REF. REF. REF. REF. REF.REF. REF. REF. REF. REF. REF. 1 2 3 4 5 7 10 13 15 16 17 J 14119 H F E C 12 B 86 18 19 20 A KING SUITE 101 KING SUITE 103 DOUBLE QUEENSUITE 105 DOUBLE QUEENSUITE 107 KING SUITE 109 KING SUITE 111LOBBY 137STAFF LAUNDRY 143ACC. DOUBLEQUEEN SUITE 119 KING SUITE 123 KING SUITE 125 DOUBLE QUEENSUITE 127 DOUBLE QUEENSUITE 129 KING SUITE 131KING SUITE 133 KING SUITE 134 KING SUITE 132 DOUBLE QUEENSUITE 130 DOUBLE QUEENSUITE 128 KING SUITE 126 KING SUITE 124 DOUBLE QUEENSUITE 122 DOUBLE QUEENSUITE 120 GUEST LAUNDRY 154 FITNESS CENTER 147 VENDING 145 BREAKROOM 138 OFFICE 141 CORRIDOR 100.1 KING SUITE 110 DOUBLE QUEENSUITE 108 DOUBLE QUEENSUITE 106 KING SUITE 104 KING SUITE 102 REGISTRATION 140 VESTIBULE 136 CORRIDOR 100.3 CORRIDOR 100.2 STORAGE 153 HALL 146 MECHANICAL 112 RESTROOM 149 AHU 144 AHU 148 D G OH 9' - 3"14' - 2 3/4"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 6"14' - 6"16' - 6"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 2 3/4"9' - 3" 260' - 5 1/2"5' - 6"5' - 8"18' - 9 1/2"5' - 4"18' - 9 1/2"5' - 8"5' - 6"65' - 3"ACC. KING SUITE 121 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 2 3/4"2' - 0 1/8"12' - 5 7/8"7' - 5 5/8" 6' - 9 1/8" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 14' - 6"1' - 8 3/4"12' - 9 1/4" 2' - 6" 14' - 0" 3' - 0" 11' - 0"7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 2 3/4"7' - 2 3/4" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0"7' - 0" 7' - 0" 9' - 3"56' - 5 1/2"27' - 6 1/2"73' - 11 1/2"27' - 6 1/2"28' - 5 1/2"28' - 0"9' - 3"EQ EQEQ EQ STAIRS 150 STAIRS 151 DISCHARGE 142 DRYER139 ELEVATOR152 AHU 155 TYP OFSOFSOFSOFSOFSOFS6"OFS6"1 2 3 4 5 7 10 13 15 16 17 J 14119 H F E C 12 B 86 18 19 20 A CORRIDOR 200 KING SUITE 201 KING SUITE 203 DOUBLE QUEENSUITE 205 KING SUITE 209KING SUITE 211KING SUITE 215 KING SUITE 217ACC. DOUBLEQUEEN SUITE 219 DOUBLE QUEENSUITE 221 KING SUITE 223 KING SUITE 225 DOUBLE QUEENSUITE 227 DOUBLE QUEENSUITE 229 KING SUITE 231KING SUITE 233 KING SUITE 234 KING SUITE 232 DOUBLE QUEENSUITE 230 DOUBLE QUEENSUITE 228 KING SUITE 226 KING SUITE 224 DOUBLE QUEENSUITE 222 DOUBLE QUEENSUITE 220 KING SUITE 218 DOUBLE QUEENSUITE 216 KING SUITE 212 KING SUITE 210 DOUBLE QUEENSUITE 208 DOUBLE QUEENSUITE 206 KING SUITE 204 KING SUITE 202 STORAGE 245 HALL 246 STORAGE 253 DOUBLE QUEENSUITE 207ACC. KING SUITE 213 DN UP UP DN D G 9' - 3"14' - 2 3/4"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 6"14' - 6"16' - 6"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 2 3/4"9' - 3" 260' - 5 1/2"5' - 6"5' - 8"18' - 9 1/2"5' - 4"18' - 9 1/2"5' - 8"5' - 6"65' - 3"7' - 5 5/8" 6' - 9 1/8" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 3" 7' - 3" 7' - 3" 7' - 3" 8' - 3"8' - 3" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0"7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 2 3/4" 7' - 2 3/4" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0"7' - 0" 7' - 0" 7' - 3" 7' - 3" 7' - 3" 7' - 3" 8' - 3"8' - 3" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 2 3/4"EQEQEQEQ1/4":12"1/2":12"1/4":12"TAPEREDINSULATION STAIRS 250 STAIRS 251 ELEVATOR252 EQ EQ1/2":12"EQ EQ1/2":12"1/2":12"OFS6"1/8" = 1'-0" FLOOR PLAN - FIRST FLOOR1 1/8" = 1'-0" FLOOR PLAN - SECOND FLOOR2 10/18/2022 05DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The images provided throughout this package are a representation of the current design intent only. The images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture, contrast, font style and construction variations required by building codes or inspectors, material availability or final design detailing. All images and artwork associated/provided should be reviewed by the client with their print and/or production vendors and adjusted as needed during the proof and shop drawing submittals. Those client-approved drawings take precedence and provide final direction for design, printing and production. RENTON, WA LivAway Suites Building Section 111' -6 5/8" FF SECOND FLOOR 100' -0" FIRST FLOOR 121' -0 1/2" FF THIRD FLOOR 300 CORRIDOR 200 CORRIDOR 100.1 LOBBY REGISTRATION OFFICEFITNESS CENTER DOUBLE QUEEN SUITE KING SUITE VESTIBULE REF STRUC. FOR FOUNDATIONS HA5 HA3 HA3 HA1 HA1HA1 HA1 HA5HA5 111' -6 5/8" FF SECOND FLOOR 100' -0" FIRST FLOOR 121' -0 1/2" FF THIRD FLOOR 130' -6 3/8" FF FOURTH FLOOR 138' -6 3/4" ROOF BEARING CORRIDOR 200 CORRIDOR 300 CORRIDOR 400 A3101 A3101OH WOOD ROOF TRUSSREF STRUC. REF STRUC. FOR FOUNDATIONS CORRIDOR 100.3 DOUBLE QUEEN SUITE DOUBLE QUEEN SUITE DOUBLE QUEEN SUITE DOUBLE QUEEN SUITE DOUBLE QUEEN SUITE DOUBLE QUEEN SUITE DOUBLE QUEEN SUITE DOUBLE QUEEN SUITE 124 HA1 HA1 HA1HA1 HA1 HA1 HA2 HA2 HA5HA5 A3013 111' -6 5/8" FF SECOND FLOOR 100' -0" FIRST FLOOR 121' -0 1/2" FF THIRD FLOOR 130' -6 3/8" FF FOURTH FLOOR 138' -6 3/4" ROOF BEARING KING SUITE KING SUITE KING SUITE KING SUITE CORRIDOR400 CORRIDOR300 CORRIDOR 200 CORRIDOR 100.2 KING SUITE KING SUITE KING SUITE KING SUITE WOOD ROOF TRUSSREF STRUC. REF STRUC. FOR FOUNDATIONS 124 48' - 6 3/4"NOMINAL CLEAR10' - 0"111' -6 5/8" FF SECOND FLOOR 100' -0" FIRST FLOOR 121' -0 1/2" FF THIRD FLOOR KING SUITE GUEST LAUNDRY STAFF LAUNDRY KING SUITECORRIDOR200 CORRIDOR100.1RESTROOM DRYERDRYER REF STRUC. FOR FOUNDATIONS NOMINAL CLEAR10' - 0"10/12/2022 11:55:42 AM3/16" = 1'-0" BUILDING CROSS SECTION4 REF:/3/16" = 1'-0"1A101 BUILDING CROSS SECTION3 REF:/3/16" = 1'-0"1A101 BUILDING CROSS SECTION1 REF:/3/16" = 1'-0"1A101 BUILDING CROSS SECTION2 6 5/8" OOR 0' -0" OOR 0 1/2" OOR 6 3/8" OOR 6 3/4" RING 121' -0 1/2" FF THIRD FLOOR 130' -6 3/8" FF FOURTH FLOOR 138' -6 3/4" ROOF BEARING KING SUITE KING SUITE CORRIDOR 400 CORRIDOR 300 KING SUITE KING SUITE WOOD ROOF TRUSSREF STRUC. 124 48' - 6 3/4" 111' -6 5/8" FF SECOND FLOOR 100' -0" FIRST FLOOR 121' -0 1/2" FF THIRD FLOOR 130' -6 3/8" FF FOURTH FLOOR 138' -6 3/4" ROOF BEARING KING SUITE KING SUITE KING SUITE KING SUITE GUEST LAUNDRY STAFF LAUNDRY KING SUITE KING SUITE CORRIDOR 400 CORRIDOR 300 CORRIDOR 200 CORRIDOR100.1RESTROOM DRYERDRYER WOOD ROOF TRUSSREF STRUC.SLOPE REF STRUC. FOR FOUNDATIONS 50' - 5 3/8"NOMINAL CLEAR10' - 0"This drawing was prepared for use on a specific site contemporaneously with its issue date and it is not suitable for use on a different project site or at a later time. Use of this drawing for reference or example on another project requires the services of properly licensed architects and engineers. Reproduction of this drawing for reuse on another project is not authorized and may be contrary to the law. COPYRIGHT NOTICE PROJECT NO. ISSUES & REVISIONS CONSULTANT LOGO DRAWN BY: PROJECT MANAGER: DOCUMENT DATE: CHECKED BY: PROJECT NAME PROJECT ADDRESS XX XX CONSULTANT INDIVIDUAL8131 METCALF AVENUE SUITE 300OVERLAND PARK, KS 66204 www.brrarch.com TEL: 913-262-9095FAX: 913-262-9044 8131 METCALF AVENUE SUITE 300OVERLAND PARK, KS 66204 www.brrarch.com TEL: 913-262-9095FAX: 913-262-9044 ARCHITECT OF RECORD: XXXXXXXXX XX/XX/XX LIVAWAYPROTOTYPE City, State REF:/3/16" = 1'-0"1A101 BUILDING CROSS SECTION2 NO. DATE DESCRIPTION 6 5/8" OOR 0' -0" OOR 0 1/2" OOR 6 3/8" OOR 6 3/4" RING 121' -0 1/2" FF THIRD FLOOR 130' -6 3/8" FF FOURTH FLOOR 138' -6 3/4" ROOF BEARING KING SUITE KING SUITE CORRIDOR 400 CORRIDOR300 KING SUITE KING SUITE WOOD ROOF TRUSSREF STRUC. 124 48' - 6 3/4" 111' -6 5/8" FF SECOND FLOOR 100' -0" FIRST FLOOR 121' -0 1/2" FF THIRD FLOOR 130' -6 3/8" FF FOURTH FLOOR 138' -6 3/4" ROOF BEARING KING SUITE KING SUITE KING SUITE KING SUITE GUEST LAUNDRY STAFF LAUNDRY KING SUITE KING SUITE CORRIDOR400 CORRIDOR300 CORRIDOR 200 CORRIDOR 100.1RESTROOM DRYERDRYER WOOD ROOF TRUSSREF STRUC.SLOPE REF STRUC. FOR FOUNDATIONS 50' - 5 3/8" This drawing was prepared for use on a specific site contemporaneously with its issue date and it is not suitable for use on a different project site or at a later time. Use of this drawing for reference or example on another project requires the services of properly licensed architects and engineers. Reproduction of this drawing for reuse on another project is not authorized and may be contrary to the law. COPYRIGHT NOTICE PROJECT NO. ISSUES & REVISIONS CONSULTANT LOGO DRAWN BY: PROJECT MANAGER: DOCUMENT DATE: CHECKED BY: PROJECT PHASE PROJECT NAME PROJECT ADDRESS XX XX CONSULTANT INDIVIDUAL8131 METCALF AVENUE SUITE 300OVERLAND PARK, KS 66204 www.brrarch.com TEL: 913-262-9095FAX: 913-262-9044 8131 METCALF AVENUE SUITE 300OVERLAND PARK, KS 66204 www.brrarch.com TEL: 913-262-9095FAX: 913-262-9044 ARCHITECT OF RECORD: XXXXXXXXX XX/XX/XX LIVAWAYPROTOTYPE City, State REF:/3/16" = 1'-0"1A101 BUILDING CROSS SECTION2 NO. DATE DESCRIPTION 10/18/2022 06DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION The images provided throughout this package are a representation of the current design intent only. The images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture, contrast, font style and construction variations required by building codes or inspectors, material availability or final design detailing. All images and artwork associated/provided should be reviewed by the client with their print and/or production vendors and adjusted as needed during the proof and shop drawing submittals. Those client-approved drawings take precedence and provide final direction for design, printing and production. RENTON, WA LivAway Suites Trash Enclosure 8" CMU FOUNDATION REF STRUC VERIFY W/ LOCALREF STRUC.REQUIREMENTS7'-4"A5209 A52010 BRICK, DARK GRAY A5208 A5208 10"14' - 0"1' - 2"1' - 2"14' - 0"1' - 2" DUMPSTER OH 10"CURB, REF CIVIL BOLLARD, -REF 4 A520BOLLARD, -REF 4 A520 CANE BOLTS AT CENTER OF GATE, -REF 6 A520 12' - 9" 3 A520 3 A520 3 A520 (4) 6x6 WOOD POSTS; ABA66Z POST BASE, FASTEN PER STRUC CANOPY ABOVE 2 A5203'-0"4'-0"3"6" DIAMETER STEEL PIPE BOLLARD FILL WITH CONC WITH ROUNDED TOP PAVING OR CONCRETE SLAB JOINT SEALANT 18" DIAMETER CONCRETE FOOTING BASE MATERIALREF STRUC SUBBASE/SUBGRADEREF STRUC SLOPE 8"8"6"CMU WALL WITH BRICK -DARK GRAY TS 4 x 2 x 1/4, PAINT TO MATCH DOORS; PROVIDE 1/4" CONTINUOUS WELDED PLATES AT TOP AND BOTTOM; GRIND ALL WELDS SMOOTH 5/8" ø EXPANSION BOLT, TYP 1" ø STEEL PIPE 4" IN LENGTH WELD TO ANGLE @ DOOR WASHER 1" STEEL PIPE 4" IN LENGTH WELDED TO 3" TS WELD 3/4"ø SOLID STEEL. INSERT 8" LONG ROD INTO 1"ø STEEL PIPE TO ACT AS HINGE FOR DOOR 1 1/2" x 18 GA TYPE 'B' GALV METAL DECKING, PAINT SW "BLACK" 2x2x1/4 ANGLE FRAME, PAINT SW "BLACK" CENTER OF HINGE MIN 5"2"MAX4"O.H. DETAIL AT TOP OF WALL 4 x 2 x 1/4" TS, PAINT TO MATCH DOORHINGE SYSTEM, REF 2" X 2" X 1/4" STEEL ANGLE FRAME & BRACES, PAINT SW "BLACK" CMU WALL 1 1/2" X 18GA TYPE 'B' GALV METAL DECKING, ACID ETCH, PAINT SW "BLACK" -REF 7 A520 ANCHOR BOLTS, REF STRUC BRICK -DARK GRAY CANE BOLT STOP TABS WELDED TO GATE GALV CANE BOLTS, 1/2"ø WITH 4" THROW 1/2"ø STD PIPE GALV SLEEVE 4" LONG WELDED AT EACH DOOR BOTTOM CORNER GALV STL PIPE SLEEVE DRILL HOLES FOR CANE BOLTSLEEVES TO HOLD GATES AT105 TYP, ALL GATE LOCATIONSMAX4" CLEARFINISH GRADE 1'-0"6"10"2"10" 4" SECTION PLAN 1/2" PRE MOLDEDEXPANSION JOINTAND SEALANT WALL LINE CONCRETE CURB WHERE SHOWN ON PLAN GATE 1/2" PREMOLDEDEXPANSION JOINTAND SEALANT #4x8" DOWELS EMBED IN EPOXY ADHESIVE WITH 2" EMBEDMENT AT 24" OC 1'x8" CONCRETE CURB WHERE SHOWN ON PLAN EXTERIOR FACE OF WALL2"REF STRUCTURAL FOR FOOTING CONDITIONAT GRADE4" MINCONCRETE SLAB, REF STRUC CMU, PAINT SW "GRAY" 24 GA DRIP SCREED WEATHER BARRIER CURB, -REF 5 A520 BRICK - DARK GRAY CAST STONE COPING ANCHOR CAST STONE COPING TO CMU WITH #4 DOWEL. VERIFY WITH CAST STONE MANUFACTURER WRAP WATERPROOFING UP AND UNDER CAST STONE COPING DRIP EDGE, TYP 1' - 0" EQ EQ 4"2 1/2"1 1/2"1 3/4"1 3/4"4"2"TOP OF ROOF 9'-0" SLOPE 1/4:12 STANDING SEAM ROOFOVER STRUCTURE, FOUNDATION 6X6 WOOD POST BEYOND WOOD JOISTS WOOD BEAM N O T F O SHEET NO This drawin specific site date and it different pr this drawin another pro properly lic Reproductio another pro contrary to BRR O COPYRIG PROJECT SHEET TI ISSUES & DRAWN BY PROFESS PROJECT M DOCUMENT CHECKED B PROJECT PROJECT PROJECT XX XX EXTE DETA A XXXX XX/XX C L PR City, S REF:/1/2" = 1'-0"1A520 TRASH ENCLOSUREWALL SECTION3 REF:/3/8" = 1'-0"1A100 TRASH ENCLOSURE PLAN1 REF:/3/4" = 1'-0" PIPE BOLLARD DETAIL4 NO. D REF:/1 1/2" = 1'-0" GATE AT CMU WALL7 REF:/1 1/2" = 1'-0"1A520 JAMB AT TRASH ENCLOSURE8 REF:/1 1/2" = 1'-0" CANE BOLTS AT GATES6 REF:/3/4" = 1'-0" ENCLOSUREPROTECTION CURB5 REF:/1 1/2" = 1'-0"3A520 EIFS AT GRADE10 REF:/3" = 1'-0"3A520 ENCLOSURE CAP9 REF:/3/8" = 1'-0"1A520 ENCLOSURE SECTION2