HomeMy WebLinkAboutPN_8th Street Short Plat_Project Narrative_231004_v1
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Project Narrative and Conditions of Approval Responses
The proposed 8th Street Short Plat proposes to create three separate lots on an existing 13.19-acre
parcel (TPN 0886610010) located south of N 8th St between Logan Ave N and Park Ave N. in Renton,
Washington.
Existing Conditions
The 13.19-acre parcel comprised of recently constructed Topgolf facility with parking lot area and pad-
ready building sites along the Park Avenue N frontage. The parcel is bound by North 8th Street to the
north, Park Avenue North to the east, the Topgolf facility to the west, and office with parking structures to
the south.
There are no significant trees on-site. The site is mapped as a high seismic hazard area and the southern
portion of the site is in the Downtown Wellhead Protection Area Zone 2. This zone prohibits the use of
open facilities for stormwater control or otherwise, which are not being proposed as part of the
development.
On-site soils are comprised of relatively shallow fill overlying alluvial deposits, which consist of very soft to
stiff silt with varying sand content and very loose to dense sand with varying silt content. Groundwater
was observed as shallow as 4 feet from existing ground surface. The site will not be conducive to
stormwater management by infiltration.
This project is not located within 100 feet of a stream or wetland, nor is it within 200 feet of Black River,
Cedar River, Springbrook Creek, May Creek nor Lake Washington.
Proposed Conditions
The proposed 8th Street Short Plat proposes to create three separate lots on an existing 13.19-acre
parcel (TPN 0886610010) located south of N 8th St between Logan Ave N and Park Ave N. in Renton,
Washington. Lot 1 will be 10.54-acres for the recently constructed Topgolf facility, Lot 2 will be 1.67-acres
for the approx. 60,000 SF four-story 126-key LivAway Hotel project, and Lot 3 will be 0.97-acres for the
approx. 7,000 SF multi-tenant Renton Park Retail project.
Access to the site will be from two recently constructed driveways off Logan Ave and a new driveway
from Park Avenue N to be constructed as part of the LivAway Hotel or Renton Retail project, whichever
project is constructed first. There will be shared parking and access agreements between Topgolf,
LivAway Hotel, and Renton Park Retail.
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It is understood that all necessary right-of-way dedications were completed under the Topgolf
development.
Stormwater Management
Stormwater will be managed in accordance with the 2022 City of Renton SWDM. Per the Flow Control
Application Map, the project site falls within the ‘Peak Rate Flow Control Standard – Matching Existing’
area, which states that flow control is not required if the proposed developed condition will not generate
more than 0.15-cfs increase in the 100-year peak flow under existing site conditions. The existing site
condition for the project site is the previous Boeing development, which had roughly 95% impervious
surface coverage as confirmed by the City of Renton. Because the proposed development will decrease
the impervious surface coverage to less than 85%, the proposed developed condition will not generate
more than a 0.15-cfs increase in the 100-year peak flow. Flow control, therefore, is not required.
Enhanced water quality treatment for the recently constructed on-site parking lot area is provided by a
Biopod Biofilter unit that was installed as part of the Topgolf development. The discharge to the
municipal storm drainage system is located at the intersection of North 8th Street and Park Avenue
North.
Water Service
Domestic and fire water services will be provided by connecting to a 12” water main installed as part of
the Topgolf development. A new water main connection to the existing 16” water main in Park Ave North
will be extended through the project site as part of the LivAway Hotel or Renton Park Retail development,
whichever project is constructed first.
Sanitary Sewer Service
Sanitary sewer service will be provided by means of existing on-site 6” stubs installed as part of the
Topgolf development. These existing sanitary sewer stubs will be extended to the proposed LivAway
Hotel and Renton Park Retail as part of future construction activities.
8th Street Short Plat, File No. LUA23000201, SHPL-A Conditions of Approval
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).
Response: As confirmed with Clark Close during a conversation on September 15, 2023, the applicant
hereby confirms the Topgolf development compiled with all conditions of approval issued as part of
LUA19‐000094. Furthermore, the applicant acknowledges that all conditions of approval issued under
the Renton Retail Park LUA22‐000291 and LivAway Hotel LUA23‐000066 shall be addressed and will be
met at the completion of both the Renton Retail Park and LivAway Hotel projects.
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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.
Response: As confirmed with Clark Close during a conversation on September 15, 2023, the applicant
understands that new trees must be planted, or a fee-in-lieu must be paid to the City’s Urban Forestry
Program. The fully developed Lot 1 Topgolf project is unable to install any additional trees due to
unavailable space and/or installed underground utility infrastructure. Below is the tree credit and fee
calculations as previously confirmed:
· 145 Trees already installed on Lot 1 (Topgolf). As confirmed, the applicant can count 2 credits per
existing tree, resulting in 290 tree credits provided on Lot 1 (Topgolf).
· Lot 1 (Topgolf) will be 10.54-acres. At 30 tree credits per acre, 316 tree credits are required.
· As a result, 290 tree credits are provided, therefore 26 tree credits are required.
· Since there is no available space to install new trees on Lot 1 (Topgolf), the applicant will opt to pay
the fee-in-lieu. The fee-in-lieu is calculated at $725 per tree as confirmed by the city. 26 tree credits
(or 13 trees at 2 credits each) results in a fee-in-lieu in the amount of $9,425.00. This fee will be
reviewed/invoiced by the City and will be paid before Final Short Plat approval.
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.
Response: As confirmed with Clark Close during a conversation on September 15, 2023, the applicant
has added the following note to the cover of the Final Short Plat documents as requested.
· A Declaration of Easements, Covenants and Restrictions will be recorded with the King County
Recorder’s Office in conjunction with the recordation of the plat.
pay tree fee in lieu invoice (#00137749).
this could be paid
through online on
city's website:
https://permitting.re
ntonwa.gov/#/payinv
oice