HomeMy WebLinkAboutD_8th_Street_Short_Plat_LUA23-000201_230801_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_8th_Street_Short_Plat_LUA23‐000201_230801_v1
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: August 1, 2023
Project File Number: PR23‐000094
Project Name: 8th Street Short Plat
Land Use File Number: LUA23‐000201, SHPL‐A
Project Manager: Clark H. Close, Principal Planner
Owner: WA Renton Park, LLC, 201 Riverplace, Suite 400, Greenville, SC 29601
Applicant/Contact: Jason Green, Navix Engineering, Inc., 11235 SE 6th St, STE 150, Bellevue, WA 98004
Project Location: 780 Logan Ave N, Renton, WA 98057 (APN 0886610010)
Project Summary: The applicant is requesting preliminary short plat approval for the subdivision of an
existing 574,432 square foot parcel into three (3) commercial lots. The project site is
located at 780 Logan Ave N and has a zoning designation of Urban Center‐2 (UC‐2).
The project site received Master Plan approval for a phased development on August
19, 2019 and a minor modification approval on September 14, 2021 (LUA19‐000094).
The first phase included development of a premier golf entertainment complex with
up to 508 surface parking stalls. The second phase included Administrative Site Plan
Review and Environmental (SEPA) Review approval to construct an approximately
7,000 square foot multi‐tenant retail building at the northeast corner of property
(LUA22‐000291). The final phase included Administrative Site Plan Review and
Environmental (SEPA) Review approval to construct a four‐story 126‐guest room
hotel (LUA23‐000066). The proposed lots would be subdivided as follows: Lot 1
±459,147 sq. ft. (10.54 acres), Lot 2 ±72,895 sq. ft. (1.67 acres), Lot 3 ±42,390 sq. ft.
(0.97 acres). Access to the lots is proposed from Logan Ave N and Park Ave N. The
site is relatively flat with up to three (3) feet of grade difference throughout.
According to City of Renton (COR) Maps, the site contains high seismic hazard areas
and a portion of the site is located within the Downtown Wellhead Protection Area
Zone 2. No significant trees are proposed to be removed. The applicant has submitted
Preliminary Short Plat Plans, Technical Information Reports, Geotechnical
Engineering Services Report, and Civil Construction Plans with the application.
Site Area: 13.18 acres
Logan Ave N NE 6th St Park Ave N Garden Ave N NE 8th St
Renton
Municipal
Airport
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 2 of 22
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B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Preliminary Short Plat Plans
Exhibit 3: Topgolf Grading, Drainage and Utility Plans, prepared by Navix Engineering, dated
September 26, 2022
Exhibit 4: Renton Retail Park Grading, Drainage and Utility Plans, prepared by Navix Engineering,
dated October 14, 2022
Exhibit 5: LivAway Renton Hotel Development Grading, Drainage and Utility Plans, prepared by
Navix Engineering, dated June 2, 2023
Exhibit 6: Topgolf Technical Information Report (TIR), prepared by Navix Engineering, revised
date September 8, 2021
Exhibit 7: Renton Retail Park TIR, prepared by Navix Engineering, revised date October 14, 2022
Exhibit 8: LivAway Renton Hotel Development TIR, prepared by Navix Engineering, dated
February 10, 2023
Exhibit 9: LivAway Hotel Geotechnical Engineering Services Report, prepared by GeoEngineers,
Inc., dated October 29, 2019
Exhibit 10: Title Report
Exhibit 11: King County Wastewater Treatment Division (WTD) Comment Letter, dated June 30,
2023
Exhibit 12: Staff Email Response to WTD’s Comment Letter, dated July 5, 2023
Exhibit 13: Topgolf’s Landscape Plan
Exhibit 14: Renton Retail Park Landscape Plan
Exhibit 15: LivAway Hotel Detailed Planting Plan
Exhibit 16: Hearing Examiner’s Decision for Topgolf, dated August 19, 2019
Exhibit 17: Hearing Examiner’s Decision upon Reconsideration for Topgolf, dated September 17,
2019
Exhibit 18: Topgolf Minor Modification Report and Decision, dated September 14, 2021
Exhibit 19: Renton Retail Park Report and Decision, dated November 21, 2022
Exhibit 20: LivAway Hotel Report and Decision, dated April 28, 2023
Exhibit 21: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: WA Renton Park, LLC, 201 Riverplace, Suite 400,
Greenville, SC 29601
2. Zoning Classification: Urban Center‐2 (UC‐2)
Urban Design District C
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 3 of 22
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3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Outdoor recreational facility with accessory surface
parking.
5. Critical Areas: High Seismic Hazard Areas and a portion of the site is
located within the Downtown Wellhead Protection
Area Zone 2.
6. Neighborhood Characteristics:
a. North: The Landing in Renton. Commercial & Mixed Use (CMU) Comprehensive Plan Land Use
Designation; Urban Center‐1 (UC‐1) zone
b. East: Former Boeing surface parking lot. Commercial & Mixed Use (CMU) Comprehensive
Plan Land Use Designation; Urban Center‐2 (UC‐2) zone
c. South:
Boeing emergency operations building, Boeing office buildings and structured parking.
Commercial & Mixed Use (CMU) Comprehensive Plan Land Use Designation; Urban
Center‐2 (UC‐2) zone
d. West:
Boeing light industrial manufacturing, fabrication, storage warehouse, laboratories,
and office buildings with surface parking. Commercial & Mixed Use (CMU)
Comprehensive Plan Land Use Designation; Urban Center‐2 (UC‐2) zone
7. Site Area: 13.18 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Annexation (Unknown) N/A 738 03/17/1925
Boundary Line Adjustment LUA10‐020 N/A 03/10/2010
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Topgolf LUA19‐000094 N/A 08/19/2019
Topgolf USA Phase 2
Parking Area
LUA22‐000235 N/A 07/28/2022
Renton Retail Park LUA22‐000291 N/A 12/14/2022
LivAway Renton Hotel
Development
LUA23‐000066 N/A 04/28/2023
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12‐inch water main
located in N 8th St. There is an existing 16‐inch water main located in Park Ave N. There is an existing
12‐inch water main located on the parcel within an easement.
b. Sewer: Sewer service is provided by the City of Renton. There are three (3) existing 6‐inch PVC sewer
stubs installed as part of the Topgolf civil construction project (C20000631).
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 4 of 22
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c. Surface/Storm Water: There is an existing 8‐inch CPE and an existing 12‐inch CPE storm stub installed
as part of the Topgolf civil construction project (C20000631) intended to service the Phase II site.
2. Streets: The proposed short plat fronts N 8th St along the north property line, Park Ave N along the east
property line, and Logan Ave N along the west property line. N 8th St is classified as a minor arterial road,
Park Ave N is classified as a principal arterial road, and Logan Ave N is classified as a principal arterial road.
Right‐of‐way (ROW) dedication was provided as part of the Topgolf civil construction project (C20000631)
and LivAway Renton Hotel Development civil construction project (C23002801).
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4‐2‐020: Purpose and Intent of Zoning Districts
b. Section 4‐2‐060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4‐2‐120A: Development Standards for Commercial Zoning Designations (CN, CV, CA, & UC)
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4‐3‐050: Critical Area Regulations
b. Section 4‐3‐100: Urban Design Regulations
3. Chapter 4 City‐Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4‐6‐030: Drainage and Water Quality (Surface Water) Standards
b. Section 4‐6‐040: Sanitary Sewer Standards
c. Section 4‐6‐060: Street Standards
d. Section 4‐6‐080: Water Service Standards
5. Chapter 7 Subdivision Regulations
a. Section 4‐7‐050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures
b. Section 4‐7‐070: Detailed Procedures for Short Subdivisions
c. Section 4‐7‐120 Compatibility with Existing Land Use and Plan – General Requirements and
Minimum Standards
d. Section 4‐7‐180 Industrial and Commercial Blocks and Lots – General Requirements and Minimum
Standards
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Utilities Element
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 5 of 22
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H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on June 14,
2023 and determined the application complete on June 21, 2023. The project complies with the 120‐day
review period.
2. The project site is located 780 Logan Ave N, Renton, WA 98057 (APN 0886610010).
3. The project site is currently developed with a Premier golf entertainment complex and 471 paved surface
parking stalls (Exhibit 2).
4. Access to the site would be provided via Logan Ave N and Park Ave N.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Urban Center‐2 (UC‐2) zoning classification.
7. The site contains protected and temporary trees that were recently planted as part of the development
of the premier golf entertainment complex on the property.
8. The site is mapped with High Seismic Hazard Areas and a portion of the site is located within the
Downtown Wellhead Protection Area Zone 2.
9. No material is proposed to leave or be brought to the site.
10. Staff received no public comment letter(s) on the short plat application.
11. Staff received agency comments from King County Wastewater Treatment Division (WTD) on June 30,
2023 (Exhibit 11). Staff acknowledged WTDs comments on July 5, 2023 (Exhibit 12).
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
13. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed‐use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following Comprehensive Plan
Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L‐34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Goal L‐BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L‐FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L‐47: Accommodate change in a way that maintains Renton’s livability and
natural beauty.
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 6 of 22
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Policy L‐48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L‐50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L‐54: Protect public scenic views and public view corridors, including Renton’s
physical, visual and perceptual linkages to Lake Washington and the Cedar River.
Policy L‐56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
Policy U‐29: Control runoff from new development, redevelopment, and construction
sites through the implementation of development design standards and construction
techniques that promote the use of best management practices to maintain and
improve storm water quality and manage stormwater flow.
14. Zoning Development Standard Compliance: The Urban Center‐2 (UC‐2) Zone was established to provide
a similar built environment as UC‐1 and also supports the residential and employment goals of Renton’s
Urban Center, but to a lesser degree than UC‐1 due to differing characteristics of the geography, which
limit the scale of commercial enterprise. The overall mix and intensity of uses is intended to create an
urban rather than suburban character. The form of development is expected to use urban development
standards and therefore setbacks, heights, landscaping, parking, and design standards are to be urban in
scale and configured in a layout utilizing the street system to create a human‐scale, pedestrian‐oriented
new center. Uses that support urban center development are allowed. Development is expected to
include amenities such as gateways, water access, and open space. High‐quality development is
anticipated, encompassing a mix of residential neighborhoods, shopping, employment districts, and public
facilities. The designation is also intended to allow continuation of airplane manufacturing and accessory
airplane manufacturing uses, as land area formerly occupied by those uses is transformed to combinations
of retail, service, office, residential, and civic uses. The proposal is compliant with the following
development standards, as outlined in RMC 4‐2‐120A, if all conditions of approval are met:
Compliance UC‐2 Zone Develop Standards and Analysis
Use: Pursuant to RMC 4‐2‐060, Zoning Use Table – Uses Allowed in Zoning
Designations, outdoor recreational facilities require a Hearing Examiner Conditional
Use Permit in the UC zone. Specified use(s) are permitted provided the following
conditions are met:
a. Either:
i. All development shall be architecturally and functionally integrated into the
overall shopping center or mixed use development; or
ii. A development shall identify a minimum of twenty percent (20%) or two
and one‐half (2.5) acres of vacant concentrated land area, whichever is
greater, designated for future development and is consistent with a Master
Plan approved pursuant to RMC 4‐9‐200, Master Plan and Site Plan Review.
The Master Plan shall identify how the developed and undeveloped portions
of the site would be designed to support a functionally integrated mixed use
development; and
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 7 of 22
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b. 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 North shall have one or more pedestrian
entries on Park Avenue North.
Pursuant to RMC 4‐2‐060, Zoning Use Table – Uses Allowed in Zoning Designations,
commercial retail sales and restaurant (eating and drinking establishments) uses are
permitted uses in the UC‐2 zone. Specified use(s) are permitted 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 Zones, 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.
Pursuant to RMC 4‐2‐060, Zoning Use Table – Uses Allowed in Zoning Designations,
hotels are permitted uses in the UC‐2 zone. Specified use(s) are permitted provided
the following condition is met:
a. Specified use(s) are not allowed within one thousand feet (1,000') of the
centerline of Renton Municipal Airport runway.
Staff Comment: The applicant is requesting short plat approval for the subdivision of
an existing 574,432 square foot parcel into three (3) commercial lots for an outdoor
recreational facility, commercial retail sales and restaurant (eating and drinking
establishments) uses, and a hotel. As part of the initial phase, an outdoor recreational
facility (Topgolf) was established as Phase I of the site development and the first phase
of construction was completed in 2022 (LUA19‐000094). The second retail phase was
designed and approved for commercial retail sales and restaurant (eating and drinking
establishments) uses to support a functionally integrated mixed use development.
Phase II received administrative site plan review approval on December 14, 2022
(LUA22‐000291). The final phase of development received administrative site plan
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 8 of 22
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review and approval to construct and establish a 126‐room hotel use on April 28, 2023
(LUA23‐000066). The hotel is anticipated to be used for leisure and business travelers
working in medical, laboratory, life sciences‐related fields, technology, construction
trades, first responders, government, and other professionals for temporary occupancy
where duration of guest stay would be less than 30 consecutive days more than 50%
of the time (typically). The proposed hotel development would not be located within
one thousand feet (1,000') of the centerline of Renton Municipal Airport runway.
Lot Dimensions: Per RMC 4‐2‐120A, the minimum lot size for lots created after Nov.
10, 2014 for non‐residential plats is 25 acres. The minimum lot size can be amended
through Master Plan and Site Plan Review, RMC 4‐9‐200. There is no minimum lot
width/depth for lots created after Nov. 10, 2004 for non‐residential plats.
Staff Comment: As identified as part of each of the three (3) previous land use
applications, the applicant is proposing a short plat application to divide the larger
single lot into three (3) smaller individual lots, such that the buildings and businesses
of Topgolf, Renton Retail Park, and LivAway hotel would be located on their own
separate parcels or lots.
The size, shape, orientation, and arrangement of the proposed lots comply with the
requirements of the subdivision regulations and the development standards of the UC‐
2 zone. Each of the proposed lots provide direct access to a public street (Logan Ave N
or Park Ave N). The proposed subdivision would further the implementation of the site
plans and as identified in the overall approved master plan; therefore, lot sizes less
than 25 acres in area may be permitted on the property. The applicant is proposing to
subdivide the 13.18‐acre existing lot as follows: Lot 1 ±459,147 sq. ft. (10.54 acres), Lot
2 ±72,895 sq. ft. (1.67 acres), Lot 3 ±42,390 sq. ft. (0.97 acres).
There is no minimum lot width or depth required in the UC‐2 zone. Proposed Lot 1 has
a lot width of approximately 579’‐6”and lot depth of approximately 879 feet. Lot 2 has
a lot width of approximately 315 feet and a lot depth of approximately 229 feet. Lot 3
has a lot width of approximately 177 feet and a lot depth of approximately 229 feet.
The dimensions of the proposed lots meet the minimum width and depth requirements
and are compatible with other existing lots in this area under the same UC‐2 zoning
classification. In addition, the lots contain adequate building areas for the construction
of the proposed developments when taking setbacks and lot coverage requirements
into consideration. These requirements were previously reviewed during Site Plan
Review, building permit review for Topgolf, and would be verified at the time of
building permit review for the future retail and hotel buildings.
Lot Coverage: The maximum lot coverage for buildings in the UC‐2 Zone is 90% of total
area or 100% if parking is provided within the building or within a parking garage.
Staff Comment: The existing parcel includes a three‐story building with an attached
porte cochere located on future Lot 1. The building footprint of the existing outdoor
recreation building and porte cochere is 26,352 square feet. The Topgolf building
would cover approximately 5.7% of proposed Lot 1. The anticipated building footprint
of the future four‐story hotel would be approximately 15,220 square feet. The future
LivAway Hotel building would cover approximately 20.9% of proposed Lot 2. The
anticipated building footprint of the future one‐story retail would be approximately
7,000 square feet. The future Renton Retail Park building would cover approximately
16.5% of proposed Lot 3. The existing outdoor recreation building complies with the
maximum 90% lot coverage requirements and the future retail and hotel buildings are
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 9 of 22
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anticipated to comply with the maximum 90% lot coverage requirements for the
subject site. The building lot coverage requirements would be further verified at the
time of building permit review for both the future retail and hotel buildings.
N/A
Density: The minimum density required in the UC‐2 zone is 85 dwelling units per net
acre. The maximum density permitted is 150 dwelling units per net acre. Net density
is calculated after the deduction of sensitive areas, areas intended for public right‐of‐
way, and private access easements.
Setbacks: The required setbacks in the UC‐2 zone are as follows: front yard and
secondary front yard are 15 feet, rear yard and side yards are 0 feet except 15 feet if
lot abuts a lot zoned residential, and the maximum front yard and secondary front
yard are 20 feet.
Staff Comment: As previously discussed, the building setbacks for the anticipated new
structures on proposed Lots 2 and 3 would be verified at the time of building permit
review. Building setbacks for Topgolf were reviewed and approved under LUA19‐
000094 and B20001075. No changes are proposed to the existing front, secondary
front, or side yard building setbacks. The proposed short plat would create a second
side yard setback for the Topgolf building that would change the approximately 857’‐
8” front yard setback from Park Ave N to an approximate 627’‐7” side yard setback to
the west property line of future Lot 2 and an approximate 650’‐9” side yard setback to
the west property line of future Lot 3. The previously approved building setbacks, the
proposed changes to the existing building setbacks, and the proposed future building
setbacks comply with the required building setbacks of the UC‐2 zone and are sufficient
for the proposed short plat.
Building Height: The UC‐2 zone has a maximum permitted building height of 10 stories
along primary and secondary arterials and 6 stories along residential/minor collectors.
Staff Comment: The site carries a Part 77 horizontal surface height restriction of 150
feet due to the proximity to the Renton Municipal Airport. According to the Federal
Aviation Administration, the parcel has a site elevation of 32 feet. As part of Phase I,
the tallest structures onsite include four (4) posts (Post 5, 11, 15, 21) with netting at
170 feet above ground level or 202 feet above mean seal level. The aeronautical
studies (2019‐ANM‐5524‐OE, 2019‐ANM‐5525‐OE, 2019‐ANM‐5526‐OE, and 2019‐
ANM‐5527‐OE) revealed that these structures would have no substantial adverse
effect on the safe and efficient utilization of the navigable airspace by aircraft or on
the operation of air navigation facilities provided each of these four (4) posts were
marked/lighted in accordance with FAA Advisory circular 70/7460‐1 M, Obstruction
Marking and Lighting, red lights‐Chapters 4, 5 (Red), & 15. In addition to the tallest
four (4) posts, the site includes the remaining 21 poles and netting system and the
three‐story Topgolf building that is approximately 46 feet above finished grade. The
net poles range in height from 90 feet up to 170 feet above the finished elevation of
the building. Through the requested variance approval and approval from the Federal
Aviation Administration (FAA), the Topgolf building and 25 poles comply with the
approved building heights.
As part of the second phase, the project applicant proposed to construct a single‐story
retail building that would reach heights of approximately 26 feet above finished grade
to the top of a parapet wall section. This proposed building height would comply with
the maximum permitted building height in the UC‐2 zone. In addition, the retail
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 10 of 22
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building height proposed on Lot 3 would be further verified at the time of building
permit review.
As part of the final phase, the project applicant proposed to construct a four‐story
hotel building that would reach heights of approximately 50’‐6” above finished grade.
The proposed building height would comply with the permitted building height
allowances in the UC‐2 zone and would fall below required height restrictions by the
Federal Aviation Administration. In addition, the hotel building height proposed on Lot
2 would be further verified at the time of building permit review.
Landscaping: The City’s landscape regulations (RMC 4‐4‐070) require a 10‐foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4‐6‐060. Street trees and, at a minimum,
groundcover, are to be located in this area when present. Spacing standards are based
on small, medium, and large species trees at approximately 30’, 40’ and 50’ on center,
respectively.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right‐of‐way. Standards for planting shall be as follows:
a. Trees shall be two‐inch (2") caliper for multi‐family, commercial, and
industrial uses at an average minimum rate of one tree per thirty (30) lineal
feet of street frontage. Trees shall be one‐and‐one‐half‐inch (1.5") caliper for
low impact development stormwater management facilities associated with
any land use.
b. Shrubs at the minimum rate of one per twenty (20) square feet of
landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking
area and shall include a mixture of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi‐family,
commercial, and industrial uses. At least one tree for every six (6) parking spaces
within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of
installation.
d. There shall be no more than fifty feet (50') between parking stalls and an interior
parking lot landscape area.
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 11 of 22
D_8th_Street_Short_Plat_LUA23‐000201_230801_v1
All of the landscaped area that is not planted with trees and shrubs or covered with a
tree grate must be planted in ground cover plants, which may include grasses. Mulch
must be confined to areas underneath plants and is not a substitute for ground cover
plants.
Ground cover plants, other than grasses, must be at least the four‐inch (4") pot size,
provided such plants have well‐developed roots and are not root bound or J‐rooted;
alternative standards may be applied pursuant to RMC 4‐4‐070C. Area planted in
ground cover plants, other than grass seed or sod, must be planted in triangular
spacing. Ground cover plants must be planted at a density that will cover the entire
area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container size at
planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2")
in depth.
Broadleaf trees must be a minimum of two‐inch (2") caliper. Conifer trees at the time
of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of
at least three inches (3") and is at least three feet (3') in radius around the tree.
A permanent built‐in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: As part of Master Site Plan Review (LUA19‐000094), a street
modification was approved that allowed the project to retain the existing frontage
improvements along Logan Ave N, N 8th St and Park Ave N provided repairs were
completed to any damaged street frontage including, but not limited to, existing street
trees. Compliance is being completed under civil construction permits C20000631 and
C23002801 to ensure the retention and health of the existing street trees along the
site’s property frontages. Ten feet of temporary on‐site landscaping was installed
along the public street frontages of proposed Lots 2 and 3 with Topgolf’s approved
landscaping plan (Exhibit 13). This landscaping included a mixture of trees, shrubs, and
groundcover.
As part of Phase II (LUA22‐000291), a conceptual landscape plan, prepared by
Brumbaugh & Associates, was submitted with the retail project application (Exhibit
14). The conceptual landscape plan illustrates materials that would be used to enhance
the visual character of the future retail building, existing and proposed parking lot
improvements, and other on‐site amenities. The planting schedule includes a variety
of trees, shrubbery, groundcover, and grasses. From the back of the existing sidewalks,
the applicant is proposing a minimum width of 10 feet of perimeter landscaping along
the frontages of Park Ave N and/or N 8th St. In addition, the applicant is proposing to
increase the landscape strip along the public street frontage of N 8th St, across the
length of the drive‐through queue lane, by five additional feet (to 15‐foot (15’) wide)
and plant viburnum davidii, and hicks yew, white rockrose, hameln fountain grass, sod,
and creeping raspberry. The proposed surface parking lot landscaping on Lot 3 would
be consistent with Topgolf Phase I and is anticipated to be consistent with LivAway
Hotel.
As part of the final phase (LUA23‐00066), a detailed planting plan, prepared by JGM
Landscape Architects, was submitted with the hotel project application (Exhibit 15).
The landscape plan illustrates materials that would be used to enhance the visual
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 12 of 22
D_8th_Street_Short_Plat_LUA23‐000201_230801_v1
character of the future hotel building, existing and proposed parking lot
improvements, and other on‐site amenities. The planting schedule includes a variety
of trees, shrubbery, groundcover, and grasses. A 15‐foot‐wide perimeter landscaping
was included between the building and the back of sidewalk along Park Ave N. The
proposed surface parking lot landscaping on Lot 2 would be consistent with Topgolf
Phase I and is anticipated to be consistent with Renton Retail Park Phase II.
The constructed landscaping and irrigation enhance the visual character of the lots and
the proposed future civil construction landscape and irrigation plans illustrate
materials used or that would be used to further enhance the visual character of the
lots. As required as conditions of approval as part of the land use application review
processes to‐date, the final detailed landscaping and irrigation plans would be
submitted to, and approved by, the Current Planning Project Manager prior to civil
construction permit issuance (Exhibits 16‐20).
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4‐
4‐130) require a minimum of thirty percent (30%) of all significant trees on site.
Subject properties shall comply with tree credit requirements at a minimum rate of
thirty (30) credits per net acre. Tree retention or a combination of tree retention and
supplemental tree planting (with new small, medium, or large tree species) shall be
provided to meet or exceed the minimum tree credits required for the site. The
supplemental trees shall be planted with a minimum size of two‐inch (2") caliper, or
evergreen trees with a minimum size of six feet (6') tall.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); Significant trees
adjacent to critical areas and their associated buffers; and Significant trees over sixty
feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and Other significant
non‐ native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: There are no significant trees on‐site that need to be maintained or
replaced (Exhibit 14). However, the site contains protected trees that were recently
planted as part of the civil construction permit for the premier golf entertainment
complex (C20000631). 136 trees were planted on Lot 1. These trees include three (3)
new small trees (30’ or less at maturity), 19 new medium trees (30’ to 50’ at maturity),
and 114 new large trees (50’ or more at maturity) or the equivalent of 248 tree credits.
In general, the recently planted trees included parking lot trees, columnar trees, entry
plaza trees, evergreen trees for screening, and grove trees. Based on the proposed
10.54‐acre lot, the developer would require up to 316 tree credits (30 x 10.54 = 316.2
tree credits = 316.2 round down to 316) or 68 additional tree credits to reach the
required 30 credits per net acre. Therefore, as a condition of approval, the applicant
shall submit a revised landscape plan for Lot 1 that complies with tree credit
requirements at a minimum rate of 30 credits per net acre. The revised landscape plan
shall be submitted to the Current Planning Project Manager for review and approval
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 13 of 22
D_8th_Street_Short_Plat_LUA23‐000201_230801_v1
prior to final short plat recording. If it is determined by the Administrator to be
infeasible to supplement trees on the site, payment into the City’s Urban Forestry
Program fund may be approved in an amount of money approximating the current
market value of the replacement trees and the labor to install them. The City shall
determine the value of replacement trees.
For Lot 3, eight (8) trees (three (3) Norwegian sunset maple and five (5) incense cedar)
were proposed to be planted as part of Phase II. Based on the proposed 0.97‐acre retail
lot, the developer would require a total of 26 tree credits (30 x 0.97 = 29.1 – 3 tree
credits = 26.1 round down to 26) to reach the required 30 credits per net acre. A revised
landscaping plan would be required to be submitted to, and approved by, the Current
Planning Project Manager prior to building permit approval.
For Lot 2, the project developer proposed to plant 41 new trees (11 Pacific sunset
maple, 10 village green zelkova, seven (7) red bark vine maple, four (4) amur maple,
and nine (9) incense cedar) as shown in the Landscape Plan (Exhibit 15). Based on the
proposed 1.67‐acre lot, the project developer would require a total of 50 tree credits
(30 x 1.67 = 50) to reach the required 30 credits per net acre. As proposed with the
landscape plan submitted as part of the final phase, a tree credit level of 51.75 was
reached to comply with the minimum tree credit requirement. This level was achieved
by proposing to plant 11 new small tree species, 11 new medium tree species, and 19
new large tree species.
Compliance
not yet
determined
Screening: All on‐site surface mounted utility equipment shall be screened from
public view. Screening shall consist of equipment cabinets enclosing the utility
equipment, solid fencing or a wall of a height at least as high as the equipment it
screens, or a landscaped visual barrier allowing for reasonable access to equipment.
Equipment cabinets, fencing, and walls shall be made of materials and/or colors
compatible with building materials. All operating equipment located on the roof of
any building shall be enclosed so as to be screened from public view.
Staff Comment: No new surface mounted utility equipment is proposed as part of the
short plat application. With the previous land use permits for Topgolf, Renton Retail
Park and LivAway hotel, staff recommended as a condition of approval, that the
applicant provide a special utility and landscape plan set with the construction permits
showing the location of all ground mounted utility equipment and identify how they
would be screened from public view. Further compliance would be demonstrated at
the time of individual construction permit review.
Vehicular Access: A connection shall be provided for site‐to‐site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting UC
lots without the need to use a street. Access may comprise the aisle between rows of
parking stalls.
Staff Comment: The existing parking lot improvements completed as part of the
Topgolf project and the proposed parking lot improvements planned for the retail and
hotel phases include site‐to‐site vehicle connections and access from Logan Ave N to
Park Ave N. As a result of the existing and proposed improvements, a smooth flow of
traffic across the UC‐2 zoned lot is anticipated between shared trips from each phase
of the development.
N/A
Signage: Pole signs and roof signs are prohibited. Signs are subject to Urban Design
Regulations (RMC 4‐3‐100).
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 14 of 22
D_8th_Street_Short_Plat_LUA23‐000201_230801_v1
Staff Comment: No signage was proposed as part of the three (3) lot short plat.
Compliance
not yet
determined
Parking: The parking regulations, RMC 4‐4‐080, require a specific number of off‐street
parking stalls be provided based on the square footage of the use.
The following parking ratios would be applicable to the parcel(s):
Use Net Square
Footage of Use
Ratio Required
Spaces
Lot 1
Golf Driving
Ranges
102 Hitting
Bays
A minimum and maximum
of 1 per driving station.
Min/Max: 102
Office, General 5,739 SF A minimum of 2.0 per
1,000 square feet of net
floor area and a maximum
of 4.5 parking spaces per
1,000 square feet of net
floor area.
Min: 11
Max: 26
Eating and
Drinking
Establishment and
Taverns
22,262 SF A minimum and maximum
of 10 per 1,000 square
feet of dining area.
Min/Max: 223
Lot 2
Hotel 126 rooms A minimum and maximum
of 1 per guest room plus 1
for every 3 employees.
126 + 2
Lot 3
Eating and
Drinking
Establishment and
Taverns
2,600 SF
(1,718 SF of
dining area)
A minimum and maximum
of 10 per 1,000 square
feet of dining area.
Min/Max: 17
Eating and
drinking
establishment
combination sit‐
down/drive‐
through
restaurant:
2,325 SF
(1,367 SF of
dining area)
A minimum and maximum
of 1 per 75 square feet of
dining area.
Min/Max: 18
Retail sales and
wholesale retail
sales:
2,075 SF A minimum and maximum
of 2.5 per 1,000 square
feet of net floor area.
Min/Max: 5
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are
8 ½ feet by 16 feet. In the UC‐2 zone, a parking stall shall be a minimum of nineteen
feet (19') in length, except for parallel stalls, measured along both sides of the usable
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 15 of 22
D_8th_Street_Short_Plat_LUA23‐000201_230801_v1
portion of the stalls. Each parallel stall shall be twenty‐three feet by nine feet (23' x
9') in size.
A twenty five percent (25%) reduction or increase from the minimum or maximum
number of parking spaces may be granted for nonresidential uses through site plan
review if the applicant can justify the modification to the satisfaction of the
Administrator. Justification might include, but is not limited to, quantitative
information such as sales receipts, documentation of customer frequency, and
parking standards of nearby cities.
Staff Comment: No parking changes are proposed as part of the short plat application.
Parking requirements were reviewed during the land use entitlement process for
Topgolf, Renton Retail Park, and LivAway Hotel. Access and parking lot configuration
was designed for two‐way circulation throughout. All parking onsite would comply
with dimensional stall requirement based on parking stall type in the UC‐2 zone. When
combined, LivAway Hotel, Renton Retail Park, and Topgolf Phase I modification would
have 293 standard parking stalls, 179 compact parking stalls, and 20 ADA parking
stalls (492 total parking stalls). In addition, a portion of the overall parking area
includes a minimum width of 200 feet to facilitate future structured parking if a
demand for a structure is needed at a later date.
In order to be consistent and comply with the previously approved land use
entitlements, a shared parking easement agreement must be completed to make
additional cross‐parking available between the other uses as part of the master site
plan development with the intent to create a cohesive development. As a result, it is
anticipated that the shared parking easement agreement would provide each use
adequate parking during peak parking demand given the fluctuation in operation
hours between the outdoor recreational facility, proposed mixed use retail, and
proposed hotel use over the course of a day. The final shared parking easement
agreement would be submitted to and approved by the Current Planning Project
Manager prior to temporary certificate of occupancy of the hotel. Further parking
compliance would be demonstrated at the time of individual civil construction permit
review.
Loading Docks: Loading docks within the site, pursuant to RMC 4‐2‐120A, indicates
that parking, docking and loading areas for truck traffic shall be off‐street and
screened from view of abutting public streets.
Staff Comment: A compliant loading dock was constructed as part of Phase I. No new
loading docks or changes to the existing loading dock were proposed as part of the
short plat.
Compliance
not yet
determined
Refuse and Recyclables: Per RMC 4‐4‐090, in manufacturing and other nonresidential
developments, a minimum of three (3) square feet per every one thousand (1,000)
square feet of building gross floor area shall be provided for recyclables deposit areas
and a minimum of six (6) square feet per one thousand (1,000) square feet of building
gross floor area shall be provided for refuse deposit areas. A total minimum area of
one hundred (100) square feet shall be provided for recycling and refuse deposit
areas.
Staff Comment: Refuse and recycling was reviewed under LUA19‐000094, LUA22‐
000291, and LUA23‐000066. No changes to the previously reviewed refuse and
recycling requirements are proposed as part of the short plat application. Further
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 16 of 22
D_8th_Street_Short_Plat_LUA23‐000201_230801_v1
compliance with the refuse and recyclables standards, as outlined in RMC 4‐4‐090,
would be demonstrated at the time of building permit review.
Compliance
not yet
determined
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off‐street vehicle parking spaces.
Staff Comment: Bicycle parking was reviewed under LUA19‐000094, LUA22‐000291,
and LUA23‐000066. No changes to the previously reviewed bicycle requirements are
proposed as part of the short plat application. Further compliance with the bicycle
parking standards, as outlined in RMC 4‐4‐080.F.11, would be demonstrated at the
time of building permit review.
Compliance
not yet
determined
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge does not stand in or in front of any
required landscaping or pose a traffic vision hazard.
There shall be a minimum three‐foot (3') landscaped setback at the base of retaining
walls abutting public rights‐of‐way.
Staff Comment: Fences and retaining walls were reviewed under LUA19‐000094,
LUA22‐000291, and LUA23‐000066. No fencing or retaining wall changes are proposed
as part of the short plat application. Further compliance with fencing and retaining
wall standards, as outlined in RMC 4‐4‐040, would be demonstrated at the time of
building permit review.
15. Design District Review: The subject site is located within Design District ‘C’. No changes are proposed to
the existing or proposed future buildings as part of the short plat application. Design standards, as
outlined in RMC 4‐3‐100.E, were reviewed during the previous land use applications and decisions:
Topgolf (LUA19‐000094; Exhibits 16‐18), Renton Retail Park (LUA22‐000291; Exhibit 19), and LivAway
Hotel (LUA23‐000066; Exhibit 20). The short plat proposal is consistent with the Design District ‘C’
Standards and guidelines, if all previously approved conditions of approval are complied with.
16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4‐3‐050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with (delete those critical areas that are not located on or near the site):
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15‐foot building setback is required for all
structures from Protected Slope areas.
A 50‐foot buffer and 15‐foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The applicant submitted a Geotechnical Engineering Services Report,
prepared by GeoEngineers, Inc. (dated October 29, 2019; Exhibit 9), with the land use
application. The site is relatively flat, with up to three feet (3’) of grade difference
throughout. The soils encountered at the site consist of relatively shallow fill overlying
alluvial deposits. The fill was observed by the geotechnical engineer to be below the
pavement or topsoil, and generally consisted of loose to dense sand with varying silt
and gravel content. A thin layer of stiff sandy silt with occasional gravel was
encountered within the fill unit in boring B‐1. The thickness of fill ranged from 4 feet (4’)
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 17 of 22
D_8th_Street_Short_Plat_LUA23‐000201_230801_v1
up to approximately eight feet (8’) across the site. Alluvium was observed below the fill.
Alluvium soil typically consists of very soft to stiff silt with varying sand content and very
loose to dense sand with varying silt content. Thin layers of stiff peat were observed
within the alluvium unit in several borings. The alluvium soil unit observed at the site
includes two (2) sub‐units: upper loose to medium dense alluvium, and lower medium
dense to dense alluvium.
According to the Report, foundation support for the remaining buildings can be
provided by augercast piles or by shallow foundations bearing on improved ground.
Static settlements would depend on the thickness of new fill placed in the building
footprint. If slab areas are not supported on deep foundations or improved ground or
treated with a preload program, long‐term static settlement is anticipated to be greater
than one inch (1”). The Report concludes that an at‐grade floor slab for the building
should be underlain by at least six inches (6”) of clean crushed rock for uniform support
and as a capillary break. An analysis of the submitted geotechnical evaluation was
included in the Environmental Review Committee (ERC) Reports for Topgolf, Renton
Retail Park, and LivAway Hotel as well as the adopted SEPA Mitigation Measures. Staff
recommended, as conditions of approval, that the proposed projects comply with the
SEPA mitigation Measures adopted with each Determination of Non‐Significance –
Mitigated that was issued by the Environmental Review Committee. As such, all project
construction would be required to comply with all recommendations found in the
Geotechnical Engineering Services Reports and any future addenda. In addition, the
applicant’s geotechnical engineer would be required to review the project’s
construction and building permit plans to verify compliance with the geotechnical
reports. The geotechnical engineer would be required to submit a sealed letter or memo
stating that he/she has reviewed the construction and building permit plans and in their
opinion the plans and specifications meet the intent of the reports.
Wellhead Protection Areas:
Staff Comment: A portion of the southeastern corner of the site falls within the
Downtown Wellhead Protection Area Zone 2. The overall purpose of the aquifer
protection regulations is to protect aquifers used as potable water supply sources by
the City from contamination by hazardous materials. Approximately 27,450 cubic yards
of fill were anticipated between all three (3) phases. The anticipated fill would be used
for the structural needs of the buildings and would be obtained from approved local fill
sources. Since fill was proposed for project development, a fill source statement would
be required to be submitted to the City to ensure clean fill is used. The fill source
statement is required to be submitted with the construction permit application. Impacts
to the Wellhead Protection Area were not anticipated as a result of the individual
projects or short plat application, provided the City of Renton codes are complied with.
17. Compliance with Subdivision Regulations: RMC 4‐7 provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is
met
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of RMC 4‐6‐060 Street Standards.
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 18 of 22
D_8th_Street_Short_Plat_LUA23‐000201_230801_v1
Staff Comment: As shown on the Preliminary Short Plat Plans (Exhibit 2) each lot would
have direct access or site‐to‐site vehicle connections to an existing public street at Logan
Ave N and/or Park Ave N. As determined through the previous land use entitlement
processes for Renton Retail Park and LivAway Hotel, a single 24‐foot‐wide commercial
driveway access to Park Ave N would include a shared access location that is split
between Lot 2 and Lot 3. The creation of an access easement and/or a note of the face
of the final plat would be necessary to create the proposed shared driveway between
Lots 2 and 3 along Park Ave N. Therefore, staff recommends as a condition of approval
that the applicant record an access easement with the King County Recorder’s Office
for shared driveway access between Lots 2 and 3 and/or provide an access easement
note on the face of the short plat to encumber the shared driveway splitting Lots 2 and
3. The easement shall prohibit any temporary or permanent physical obstructions
within the easement including, but not limited to, the parking of non‐emergency
vehicles. The revised short plat plan shall be submitted for review and approval with the
final short plat application.
Right‐of‐way frontage and onsite improvements would be further reviewed for
compliance with each civil construction permit application.
N/A
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: Not applicable, no blocks are proposed.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
UC‐2 zone and allow for reasonable infill of developable land.
All of the proposed lots shall meet the requirements for minimum lot size, depth, and
width. Per RMC 4‐2‐120A, the minimum lot size for non‐residential lots created after
November 10, 2004 is 25 acres. The minimum lot size can be amended through Master
Plan and Site Plan Review, RMC 4‐9‐200. There is no minimum lot width or depth for
lots created after November 10, 2004 for non‐residential plats.
Staff Comment: The proposed non‐residential lots are somewhat rectangular in shape
with front yards and secondary front yards oriented to the abutting public streets
(Logan Ave N, N 8th St, and/or Park Ave N). Proposed lot sizes are shown on the
Preliminary Short Plat Plans (Exhibit 2). As part of the Hearing Examiner Master Site
Plan Review, the applicant proposed to establish an outdoor recreational facility use
(Topgolf). Per RMC 4‐2‐080A.83, the phase 1 development was required to identify a
minimum of twenty percent (20%) or two and one‐half (2.5) acres of vacant
concentrated land area, whichever is greater, designated for future development and is
consistent with a Master Plan approved pursuant to RMC 4‐9‐200, Master Plan and Site
Plan Review. During the previous land use applications, a short plat application to divide
the larger single lot into three (3) smaller individual lots was anticipated to be
completed as part of a future land use application in order to divide each use onto its
own individual lot. The proposed short plat creates three (3) separate lots from the
existing 13.19‐acre parcel and each lot is sized to match the intended uses previously
approved through master site plan and site plan reviews.
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4‐6‐060 Street Standards.
Staff Comment: The proposed short plat fronts Logan Ave N to the west, N 8th St to the
north, and Park Ave N to the east. A street modification was submitted and approved
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 19 of 22
D_8th_Street_Short_Plat_LUA23‐000201_230801_v1
18. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
as part of LUA19‐000094 for the master site plan and phase 1 construction. The
modification approved retaining the existing street frontage along the entire parcel
provided the required dedication was provided in addition to conditions such as
replacing broken elements and raising the landscape strip to be flush with the sidewalk.
All required right‐of‐way dedication was provided as part of the Topgolf civil
construction project (C20000631).
As shown on the Grading, Drainage and Utility Plans (Exhibits 3‐5), access to the parcels
would be from two (2) recently constructed driveways from Logan Ave N and a new
driveway from Park Ave N. The new driveway to Park Ave N is proposed to be
constructed as part of the LivAway Hotel or Renton Retail Park project, whichever
project is constructed first. A shared parking and cross access circulation agreement
would be completed by Topgolf, Renton Retail Park, and LivAway Hotel. The final shared
parking easement and agreement would be approved prior to temporary certificate of
occupancy.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The project site is surrounded by right‐of‐way, The Landing, and/or
Boeing (including offices, parking (structures and surface), or emergency operations,
light industrial manufacturing, fabrication, storage warehouse, laboratories) that are
within the UC‐1 or UC‐2 zoning designations. The proposed three (3) short plat lots are
consistent with the existing Boeing parcels sizes that make up the larger block from N
8th St to N 6th St. The existing (outdoor recreational facility) and proposed uses (retail,
restaurant, and hotel uses) are anticipated to be compatible with the existing and future
surrounding uses as permitted in the UC‐1 and UC‐2 zones.
N/A
Phasing: The applicant may request shall be a phased subdivision with the preliminary
plat application provided the following is met:
a. The preliminary plat approval must be granted for the entire subdivision and must
delineate the separate divisions which are to be developed in increments.
b. The phasing plan shall include all land contained within the preliminary plat,
including areas where off‐site improvements are being made.
c. The sequence and timing of development is identified on a phasing map.
d. Each phase shall consist of a contiguous group of lots that meets all pertinent
development standards on its own. The phase cannot rely on future phases for
compliance with any section of Title IV.
e. Each phase provides adequate circulation and utilities
f. The preliminary plat approval shall be conditioned upon completion of the proposed
phases in a particular sequence and may specify a completion date for each phase.
g. All phases shall be recorded within the original life of the preliminary plat, unless an
extension is granted pursuant to RMC 4‐7‐080L.
Staff Comment: Not applicable.
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 20 of 22
D_8th_Street_Short_Plat_LUA23‐000201_230801_v1
Police and Fire: Police and Fire Prevention staff have previously indicated that sufficient
resources exist to furnish services to the proposed individual developments; subject to the
condition that the applicant provides code required improvements and fees. See LUA19‐
000094, LUA22‐000291, and LUA23‐000066 for more information.
N/A Schools: The proposed short plat would not add new students to the Renton School
District.
N/A Parks: No park impact fees would be required for the proposed short plat.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: Navix Engineering prepared three (3) separate Technical Information
Reports (TIRs), for the previous land use applications for Topgolf, Renton Retail Park, and
LivAway Hotel (Exhibits 6‐8). Drainage plans and a drainage report complying with the
adopted 2022 Renton Surface Water Design Manual would be required. Utility conditions
and code requirements would be subject covenants (Exhibit 10), LUA19‐000094, LUA22‐
000291, and LUA23‐000066.
Water: The project site is located within the City’s water service area and in the Kennydale
308 Pressure Zone and in the Downtown 196 Pressure Zone. The static water pressure is
approximately 120 and 72 PSI at an elevation of 30 feet in the 308 and 196 pressure zones,
respectively. There is an existing 12‐inch water main (308 pressure zone) located in N 8th
St that can deliver a maximum flow capacity of 4,800 GPM (Exhibit 21). There is an
existing 16‐inch water main (196 pressure zone) located in Park Ave N that can deliver a
maximum flow capacity of 8,600 GPM. There is an existing 12‐inch water main (308
pressure zone) located on the parcel within an easement that can deliver a maximum flow
capacity of 4,800 GPM (active construction permit C20000631). Utility conditions and
code requirements would be subject to easements (Exhibit 10), LUA19‐000094, LUA22‐
000291, and LUA23‐000066.
Sanitary Sewer: The project site is within the City’s sewer service area. Utility conditions
and code requirements would be subject to LUA19‐000094, LUA22‐000291, and LUA23‐
000066.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the Urban Center‐2 (UC‐2) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 14.
3. The proposed short plat complies with the Design District Review Standards provided the applicant
complies with City Code and previously approved land use conditions of Topgolf (LUA19‐000094), Renton
Retail Park (LUA22‐000291), and LivAway Hotel (LUA23‐000066), see FOF 15.
4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 16.
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 21 of 22
D_8th_Street_Short_Plat_LUA23‐000201_230801_v1
5. The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 17.
6. The proposed short plat complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 17.
7. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 18.
J. DECISION:
The 8th Street Short Plat, File No. LUA23‐000201, SHPL‐A, as depicted in Exhibit 2, is approved and is subject
to the following conditions:
1. The applicant shall comply with the conditions issued as part of the master plan and site plan decisions of
Topgolf (LUA19‐000094), Renton Retail Park (LUA22‐000291), and LivAway Hotel (LUA23‐000066).
2. The applicant shall submit a revised landscape plan for Lot 1 that complies with tree credit requirements
at a minimum rate of 30 credits per net acre. The revised landscape plan shall be submitted to the Current
Planning Project Manager for review and approval prior to final short plat recording. If it is determined by
the Administrator to be infeasible to supplement trees on the site, payment into the City’s Urban Forestry
Program fund may be approved in an amount of money approximating the current market value of the
replacement trees and the labor to install them. The City shall determine the value of replacement trees.
3. The applicant shall record an access easement with the King County Recorder’s Office for shared driveway
access between Lots 2 and 3 and/or provide an access easement note on the face of the short plat to
encumber the shared driveway splitting Lots 2 and 3. The easement shall prohibit any temporary or
permanent physical obstructions within the easement including, but not limited to, the parking of non‐
emergency vehicles. The revised short plat plan shall be submitted for review and approval with the final
short plat application.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matt Herrera, Acting Planning Director Date
TRANSMITTED on August 1, 2023 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
WA Renton Park, LLC
201 Riverplace, Suite 400
Greenville, SC 29601
Jason Green, Navix Engineering, Inc.
11235 SE 6th St, STE 150
Bellevue, WA 98004
TRANSMITTED on August 1, 2023 to the Parties of Record:
Jenelle Taflin
Navix Engineering, Inc.
11235 SE 6th St, STE 150
Bellevue, WA 98004
Zane Nall
15241 NE 90th Street, Suite 100
Redmond WA 98052
AAron Converse
3300 N Triumph Blvd, Suite 100
Lehi, UT 84043
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
8/1/2023 | 4:49 PM PDT
City of Renton Department of Community & Economic Development
8th Street Short Plat
Administrative Report & Decision
LUA23‐000201, SHPL‐A
Report of August 1, 2023 Page 22 of 22
D_8th_Street_Short_Plat_LUA23‐000201_230801_v1
Paul Howard
780 Logan Ave N
Renton, WA 98057
TRANSMITTED on August 1, 2023 to the following:
Vanessa Dolbee, Interim CED Administrator
Brianne Bannwarth, Development Engineering Director
Gina Estep, Economic Development Director
Angie Mathias, Long Range Planning Manager
Nathan Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on August 15, 2023. An appeal of the decision must be filed within the 14‐day
appeal period (RCW 43.21.C.075(3); WAC 197‐11‐680). Appeals must be submitted electronically to the City Clerk
at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee,
normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted
electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals
to the Hearing Examiner are governed by RMC 4‐8‐110 and additional information regarding the appeal process
may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.
EXPIRATION: The Administrative Short Plat decision will expire five (5) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4‐7‐070.M.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14‐day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one‐on‐one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
8th Street Short Plat
Land Use File Number:
LUA23‐000201, SHPL‐A
Date of Report
August 1, 2023
Staff Contact
Clark H. Close
Principal Planner
Project Contact/Applicant
Jason Green
Navix Engineering, Inc.
11235 SE 6th St, STE 150,
Bellevue, WA 98004
Project Location
780 Logan Ave N,
Renton, WA 98057 (APN
0886610010)
The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Preliminary Short Plat Plans
Exhibit 3: Topgolf Grading, Drainage and Utility Plans, prepared by Navix Engineering, dated
September 26, 2022
Exhibit 4: Renton Retail Park Grading, Drainage and Utility Plans, prepared by Navix Engineering,
dated October 14, 2022
Exhibit 5: LivAway Renton Hotel Development Grading, Drainage and Utility Plans, prepared by
Navix Engineering, dated June 2, 2023
Exhibit 6: Topgolf Technical Information Report (TIR), prepared by Navix Engineering, revised date
September 8, 2021
Exhibit 7: Renton Retail Park TIR, prepared by Navix Engineering, revised date October 14, 2022
Exhibit 8: LivAway Renton Hotel Development TIR, prepared by Navix Engineering, dated February
10, 2023
Exhibit 9: LivAway Hotel Geotechnical Engineering Services Report, prepared by GeoEngineers,
Inc., dated October 29, 2019
Exhibit 10: Title Report
Exhibit 11: King County Wastewater Treatment Division (WTD) Comment Letter, dated June 30,
2023
Exhibit 12: Staff Email Response to WTD’s Comment Letter, dated July 5, 2023
Exhibit 13: Topgolf’s Landscape Plan
Exhibit 14: Renton Retail Park Landscape Plan
Exhibit 15: LivAway Hotel Detailed Planting Plan
Exhibit 16: Hearing Examiner’s Decision for Topgolf, dated August 19, 2019
Exhibit 17: Hearing Examiner’s Decision upon Reconsideration for Topgolf, dated September 17,
2019
Exhibit 18: Topgolf Minor Modification Report and Decision, dated September 14, 2021
Exhibit 19: Renton Retail Park Report and Decision, dated November 21, 2022
Exhibit 20: LivAway Hotel Report and Decision, dated April 28, 2023
Exhibit 21: Advisory Notes
DocuSign Envelope ID: E9FACFFB-39D8-4885-BDD1-524C766F16F1