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HomeMy WebLinkAboutPRE_Topgolf_Renton_Pre-Application_Summary_190429_v1PRE-APPLICATION MEETING FOR TOPGOLF RENTON DEVELOPMENT PRE 18-000697 CITY OF RENTON Department of Community & Economic Development Planning Division December 20, 2018 Contact Information: Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov Public Works Plan Reviewers: Justin Johnson, 425-430-7291, JTJohnson@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org Building Department Reviewer: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE:December 20, 2018 TO:Clark Close, Senior Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:TopGolf Renton Development, PRE18-000697 1. The preliminary fire flow calculation is 3,000 gpm. A minimum of three hydrants are required. One within 150-feet and two within 300-feet of the proposed building. At least one new fire hydrant shall be installed within 50-feet of the fire department connection to the fire sprinkler and standpipe systems. 2. Fire impact fees are applicable at the rate of $5.92 per square foot of restaurant and lounge space and $2.36 for the balance of the leisure space activities. This fee is paid at time of building permit issuance. 3. An approved fire sprinkler system is required throughout the building. An approved fully automatic fire alarm system is required throughout the building. Separate plans and permits required by the fire department. Direct access is required into the fire sprinkler equipment room from the outside of the building. Separate plan and permits for the kitchen hood fire suppression systems. Carbon dioxide systems for beverage dispensing shall meet Section 5307 of the fire code if the system exceeds 100 pounds. 4. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage is required for the on-site roadways. Required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. 5. An annual place of assembly permit is required at the conclusion of the project. 6. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:December 20, 2018 TO:Clark Close, Senior Planner FROM:Justin Johnson, Civil Engineer III, Plan Review SUBJECT:TopGolf Renton Development 745 Park Ave N PRE18-000697 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official City decision- makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 0886610010. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER The project is within the City of Renton’s water service area in the Kennydale 320- hydraulic zone and in the Downtown 196 pressure Zone. At Elevation 30 the static water pressure in the 320 pressure zone is approximately 126 and approximately 72 psi in the 196 pressure zone. The south east corner of the site is located within Zone 2 of an Aquifer Protection Area. There is an existing 12-inch (320-zone) City water main located in Logan Ave N that can deliver a maximum capacity of 4,000 gallons per minute (gpm) - (see Water plan no. W- 314905). There is an existing 12-inch (320-zone) City water main located in N 8th St that can deliver a maximum capacity of 4,800 gallons per minute (gpm) - (see Water plan no. W-31490D). There is an existing 16-inch (196-zone) City water main located in Park Ave N that can deliver a maximum capacity of 8,600 gallons per minute (gpm) - (see Water plan no. W- 1878). There are no existing water service(s) on the subject property. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 3,000 gpm. Per City code, a looped water main is required around the development when the fire flow demand exceeds 2,500 gpm. The following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to: TopGolf Renton Development – PRE18-000697 December 20, 2018 Page 2 of 6 1. Installation of an on-site looped 12-inch water main along the south and southeasterly sides and along the east side of the development and connecting to the existing 12-inch water mains in Logan Ave and in N 8th St. 2. Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 3. Installation of a fire sprinkler stub and backflow prevention assembly (DDCVA) for the building fire sprinkler system. 4. Installation of a new 1-inch minimum domestic water service line and meter with a backflow prevention assembly (DCVA) to the TopGolf Facility with a pressure reducing valve because the water pressure is over 80 psi. 5. A conceptual water main extension layout is attached for reference. Mixed Use Parcel Requirements (depending on determination of fire flow demand by RFA). 6. Installation of an on-site 12-inch water main along the west and south sides of the new development connecting to the new 12-inch water main for the TopGolf site. 7. Installation of a pressure reducing valve (PRV) station connected the new 12-inch water main (320-zone) to the existing 16-inch water main (196-zone) in Park Ave N. An isolation valve will be considered instead of the PRV depending on the fire flow demand. 8. Installation of additional hydrants if required by RFA. 9. Installation of a fire sprinkler stub and backflow prevention assembly (DDCVA) for the building fire sprinkler system. 10. Installation of domestic water service lines and meters, one meter is required for each building. Meter(s) sizing shall be per Uniform Plumbing Code, Chapter 6. 11. Installation of a pressure-reducing-valve (PRV) behind the water meter because the water pressure is over 80 psi. 12. Installation of backflow prevention assemblies on the domestic water meter(s). 13. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 14. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 15. For both the TopGolf and Mixed-Used development, civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 16. A 15-ft wide utility easement is required for all on-site water mains, hydrants, meters and related appurtenances. TopGolf Renton Development – PRE18-000697 December 20, 2018 Page 3 of 6 17. A conceptual utility plan will be required as part of the land use application for the subject development. 18. The development is subject to a water system development charge (SDC) fee. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fees are listed below: a. Single 1-inch meter service is $4,050.00 per meter. b. Service installation for each new service line is $3,335.00 per service connection, including the 1” drop in meter. c. Single 1 ½-inch meter service is $20,250 per meter. d. Service installation for each new service line is $5,355.00 per service connection, including the 1 1/2” drop in meter. e. Single 2-inch meter service is $32,400 per meter. f. Service installation for each new service line is $5,685.00 per service connection, including the 2” drop in meter. 19. Water meter larger than 2” the applicant must provide materials and installation of the water meter. Additional SDC fees for larger meters can be found at Rentonwa.gov. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 15-inch wastewater main located in N 8th St (see City plan no. S- 314912). 3. There are two existing 8-inch wastewater stubs located along N 8th St (see City plan no. S-314912). 4. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the buildings for both the TopGolf Facility as well as the Mixed use Parcel. 5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fees are as described below: a. 1-inch meter install is $3,100.00 per meter. b. 1 ½-inch meter install is $15,500.00 per meter. c. 2-inch meter install is $24,800.00 per meter. 6. Each building shall have a separate meter. SURFACE WATER 1. There is an existing 18-inch stormwater stub connection located in Park Ave N which can be found at the north east end of the site. 2. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington - Renton Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 3. Based on the City’s GIS COR Maps, approximately 2.6 acres in the southeast corner of the site falls within Zone 2 of the Aquifer Protection Area. Therefore, open facilities such TopGolf Renton Development – PRE18-000697 December 20, 2018 Page 4 of 6 as flow control, water quality treatment ponds, stormwater wetlands, infiltration facilities, and open conveyance systems in this area may require a liner in accordance with RSWDM Section 1.3.6. 4. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 5. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 6. Appropriate on-site BMPs, as evaluated per Sections 1.2.9 and C.1.3 of the RSWM, will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 7. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site disturbs more than one acre. 8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 9. Surface water system development fee is $0.72 per square foot of new impervious surface, but not less than $1,800.00. This is payable prior to issuance of the construction permit. 10. At this time the downstream system does not have any downstream capacity issues. At the point of conversion (as shown on the pre-application material) the stormwater pipe necks down to a 48 inch. However, there has been no flooding issues to date. 11. Enhanced Basic Water Quality is required based on the proposed project. 12. The existing parking lot on the western portion of the property has conveyance system that send the flows to the north west of the site. On the eastern half of the property there is an existing stormwater conveyance system that routes the water to the North West corner of the site. The two paths converge approximately 2,000 feet down stream. Since the two existing conveyance systems converge more than a ¼ mile downstream from the project site, project areas that discharge flow to each of the two conveyance systems are regarded as separate Threshold Discharge Areas (TDAs). Provided that the Core Requirement #3 (Peak Rate Flow Control Standard matching Existing Site Conditions) is met for each of the existing TDAs, the applicant may discharge all runoff to the same eastern location, but the allowable release rates must match the predeveloped (existing) runoff rates of the TDA for the eastern half of the site. Alternatively, a Level 3 Downstream Analysis of the downstream conveyance system for the total tributary basin area with the TopGolf Renton Development – PRE18-000697 December 20, 2018 Page 5 of 6 proposed developed site conditions would be required to verify that the downstream system meets the City’s storm conveyance design standards. 13. As of September 28, 2018, the City of Renton has developed a new set of Surface Water Standard Plans to replace the existing set. These new Surface Water Standard Plans shall be used in all future drainage plan submittals. TRANSPORTATION 1. The proposed development fronts N 8th St along the North property line(s). N 8th St is classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 78 feet. Per City code 4-6-060, a five (5) lane Minor Arterial Roadway requires a ROW width of 103 feet. The half street improvements shall include a pavement width of 66 feet (33 feet from centerline), a 5-foot bike lane, an 8-foot parking lane a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. The applicant will need to dedication approximately 12.5 feet of ROW. However, the city’s transportation department has review the proposal and agreed that the existing conditions are suitable for this section. The City would still require the dedication to allow for future development and road widening. The applicant will need to submit a street modification to leave the existing frontage improves as is. 2. The proposed development fronts Logan Ave N along the west property line(s). N 8th St is classified as a Principal Arterial Road. Existing ROW width is approximately 88 feet. Per City code 4-6-060, a four (4) lane Principal Arterial Roadway requires a ROW width of 91 feet. The half street improvements shall include a pavement width of 54 feet (27 feet from centerline), a 5-foot bike lane, an 8-foot parking lane a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. The applicant will need to dedication approximately 3 feet of ROW. 3. The proposed development fronts Park Ave N along the East property line(s). N 8th St is classified as a Principal Arterial Road. Existing ROW width is approximately 91 feet. Per City code 4-6-060, a five (5) lane Minor Arterial Roadway requires a ROW width of 103 feet. The half street improvements shall include a pavement width of 66 feet (33 feet from centerline), a 5-foot bike lane, an 8-foot parking lane a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. The applicant will need to dedication approximately 6 feet of ROW. 4. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15 percent (15%). Driveways exceeding eight percent (8%) shall provide slotted drains. c. The maximum width of commercial driveways is 30 feet (30’) wide. 5. Street lighting is required for this development is required. 6. Per RMC 4-6-060, site access shall be a minimum of 125 feet from an intersection. 7. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee are listed below: a. Restaurant: sit-down is $43.89 per square foot; and b. Condominium and duplexes are $4,064.56 per dwelling unit. TopGolf Renton Development – PRE18-000697 December 20, 2018 Page 6 of 6 8. The transportation impact fee are based on the version of the ITE manual that is current at the time of building permit application will be payable at building permit issuance. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 20, 2018 TO: Pre-Application File No. 18-000697 FROM: Clark H. Close, Senior Planner SUBJECT: Topgolf Renton Development – 745 Park Ave N (APN 0886610010) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The applicant is proposing to locate on the south side of N 8th St between Logan Ave N and Park Ave N at 745 Park Ave N (Parcel No. 0886610010). The proposal includes the construction of a three-story Topgolf recreational facility with multiple hitting bays, parking for up to 413 stalls for Topgolf, pedestrian oriented space, a combined storm drainage detention facility, and other associated underground utilities. Near the intersection of Park Ave N and N 8th St the project would also include a mixed-use development (attached residential, ground floor commercial and structured parking). The 13.68-acre parcel is located in the Urban Center (UC) zone and the Urban Design District ‘C’ Overlay. The parcel is currently vacant and is comprised of grassy areas throughout with some pavement associated with previous site development. Main access to the Topgolf portion of the site is proposed via two (2) driveways off Logan Ave N. Access to the mixed-use development component would be from a driveway off of N 8th St and a driveway off Park Ave N. Stormwater management would be provided by a means of a combined detention facility with water quality treatment. The discharge to the municipal storm drainage system is proposed at the intersection of N 8th St and Park Ave N. According to the Wetland Reconnaissance Report prepared by Altmann Oliver Associates, LLC, the Raedeke Associates, Inc., there are no critical areas on the subject property. Current Use: The subject site is currently vacant and is comprised of grassy areas throughout with some pavement associated with previous site development. Topgolf Renton Development Page 2 of 11 December 20, 2018 K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Urban Center (UC) Zoning Designations” effective at the time of complete application (noted as “UC standards” herein). These standards are available on the City’s website at https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0402/Renton0402120A .html#4-2-120A. The property is also located within Urban Design District ‘C’, and therefore subject to additional design elements (RMC 4-3-100). Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage, and street furniture. Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation, the Urban Center (UC) zoning designation. Recreational facilities (indoor, new), eating and drinking establishments, parking garage (structured, commercial or public) are permitted uses provided all of the following conditions are met: a. All development shall be architecturally and functionally integrated into the overall shopping center or mixed use development. Buildings shall be mixed use except for retail buildings with more than seventy five thousand (75,000) square feet, structured parking, and a maximum building footprint of sixty five thousand (65,000) square feet, or structures smaller than five thousand (5,000) square feet. Single-use retail buildings are not allowed east of Lake Washington Boulevard North; and b. In the UC Zone, buildings adjacent to pedestrian-oriented streets, as designated via Master Plan or a similar document approved by the City, shall have ground-floor commercial uses. Where required, commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15'); and c. Buildings oriented along Park Avenue shall have one or more pedestrian entries on Park Avenue. Recreational facilities (outdoor) is defined by RMC as a place designed and equipped for the conduct of sports and leisure-time activities with little or no enclosed space. Examples include: private (commercial or private club) outdoor tennis courts, private outdoor swimming pools, batting cages, amusement parks, miniature golf courses, golf driving ranges, and playgrounds. This definition excludes marinas, parks, golf courses and outdoor sports arenas. Outdoor recreational facilities are not a permitted use in the UC commercial zoning designation. An administrative code interpretation would be required to permit golf driving ranges as part of a mixed use development in the in the UC zone. Attached dwellings – flats are permitted uses, provided: Specified residential uses are not allowed within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. Where not prohibited, attached dwelling units are permitted subject to the following conditions and standards in addition to RMC 4-4-150, Residential Mixed-Use Development Standards: a. Standalone Residential – Where Allowed: Standalone residential buildings are permitted: Topgolf Renton Development Page 3 of 11 December 20, 2018 K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments iv. In the UC Zone along streets not designated as pedestrian-oriented streets through the Master Site Plan process; and Where standalone residential buildings are not allowed, dwelling units shall be integrated into a vertically mixed use building with ground floor commercial. b. Commercial Uses: Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro- breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses. c. Timing of Development: A building permit shall not be issued for any standalone residential building(s) prior to the issuance of a building permit for any required standalone commercial or vertically mixed use building(s) and no certificate of occupancy shall be issued for any standalone residential building(s) prior to the issuance of a certificate of occupancy for any required standalone commercial or vertically mixed use building(s). Density: The density range allowed in the UC is a minimum of 20 dwelling units per net acre (du/ac) except for mixed use development to a maximum of 85 du/ac (up to 150 du/ac if ground floor commercial is provided). The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. It is unclear exactly how much area would be required to be dedicated for right-of-way for the frontage improvements and frontage dedication; therefore, the net density of site could not be calculated. A Density Worksheet would be required at the time of formal application. A 305 unit proposal (TBD) would result in a gross density of 22.3 dwelling units per net acre (du/ac) (305 units / 13.68 acres = 22.3 du/ac), which would comply with the density range requirements of the UC zone. The applicant would be required to demonstrate compliance with the density range of the UC zone using net density calculations at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size required for new lots created after November 10, 2004 is 25 acres. There are no minimum width or depth requirements. No subdivision is proposed, therefore the minimum lot size requirement is not applicable. Lot Coverage – The maximum building coverage permitted in the UC zone is 90% of the lot area or 100% if parking is provided within the building. Compliance with this requirement would be verified at the time of formal land use review. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the UC zone are determined through the Site Plan Review process, provided: UC Zone Architectural Requirement: Buildings that are immediately adjacent to or abutting a public park, open space, or trail shall incorporate building articulation and textural variety, in addition to at least one of the following features: a. Incorporate building modulation to reduce the overall bulk and mass of buildings; or Topgolf Renton Development Page 4 of 11 December 20, 2018 K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments b. Provide at least one architectural projection for each dwelling unit of not less than two feet (2') from the wall plane and not less than four feet (4') wide; or c. Provide vertical and horizontal modulation of roof lines and facades of not less than two feet (2') at a minimum interval of forty feet (40') per building face, or an equivalent standard that adds interest and quality to the project. Building Height – The maximum building height permitted in the UC zone is 10 stories along primary and secondary arterials and 6 stories along residential/minor collectors. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. The project site abuts Logan Ave N, N 8th St, and Park Ave N; therefore, a maximum height of 10 stories would be permitted. A building height variance may grant relief via departure from height regulations. Alternatively, through the planned urban development process the City may modify any of the standards of Chapter 4-2 RMC, RMC 4-3-100, Chapter 4- 4 RMC, RMC 4-6-060 and Chapter 4-7 RMC when it is demonstrated that such new development will be superior to traditional development under standard regulations. All modifications including but not limited to development standards, parking, height, etc. would be considered simultaneously as part of a planned urban development. Compliance with this requirement would be verified during the formal land use review process. Planned urban developments may be proposed to be developed in one or more phases. If developed in phases, each phase of the planned urban development shall contain adequate parking, open space, recreation space, public benefits, landscaping, buffering, circulation, utilities and other improvements necessary so that each phase, together with any earlier phases, may stand alone. Separate phases could be reviewed under their own individual Final Planned Urban Development (FPUD) application similar to the Master Plan process. Landscaping: The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Surface parking lots with more than 100 parking spaces are required to provide 35 square feet of interior parking lot landscaping per parking space, as specified below: Interior Parking Lot Landscaping – Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Topgolf Renton Development Page 5 of 11 December 20, 2018 K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Perimeter Parking Lot Landscaping – Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 20% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130.H.1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. Multi-family development requires a minimum tree density of four (4) significant trees for every five thousand (5,000) square feet. A formal tree retention worksheet would be required with the land use application. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. Topgolf Renton Development Page 6 of 11 December 20, 2018 K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42-inches. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights- of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. Parking – Parking, docking and loading areas for truck traffic shall be off-street and screened from view of abutting public streets. The following parking ratios would be applicable to the site: Use Square Footage of Use Ratio Required Spaces Other recreational ±82,257 SF A minimum and maximum of 1 per occupant based upon 50% of the maximum occupant load as established by the adopted Building and Fire Codes of the City of Renton TBD Eating and drinking establishments and taverns: TBD A minimum and maximum of 10 per 1,000 square feet of dining area. TBD Attached dwellings TBD A minimum and maximum of 1 per unit. TBD The applicant will be required at the time of formal land use application to provide analysis detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. The parking analysis would be based on the square footage of uses proposed, and the total number of attached dwelling units. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 19 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 50 percent of the spaces in the surface parking lots. If the proposal provides more or less parking than required by code, a request for a parking modification would need to be applied for and granted. This detailed written request should be submitted by the applicant along with or prior to the land use application process. Topgolf Renton Development Page 7 of 11 December 20, 2018 K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. General Parking Location: On a Pedestrian-Oriented Street – Parking shall not be located between buildings and pedestrian- oriented streets unless located within a structured parking garage. On Other Arterials, Local Streets, and Internal Streets – All residential parking shall be structured parking except parking required for guests. Parking for all uses shall be located consistent with RMC 4-3-100, Urban Design Regulations. Site planning must demonstrate feasible future location of structured parking to accommodate infill development. Bicycle Parking – The proposal also requires a minimum of one-half (0.5) bicycle parking spaces per dwelling unit and ten percent (10%) of the number of required off-street vehicle parking spaces for all other uses. Space shall meet the requirements of RMC 4-4-080.F.11.c which includes secure extended use protection for the entire bicycle. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. See RMC 4-4-080.F.11.b for complete information regarding bicycle parking standards. Bicycle parking must be shown on the land use application submittal materials. Access: Driveway widths are limited by the driveway standards, in RMC 4-4080I. The conceptual site plan shows two accesses to the Topgolf portion of the site via two (2) driveways off Logan Ave N. Access to the mixed-use development component would be from a driveway off of N 8th St and a driveway off Park Ave N. Vehicular Connection – A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting UC lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. Pedestrian – A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. Compliance with pedestrian pathways and connections would be further analyzed at the time of land use application. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. The requirements for multi-family residences is a minimum of one and one-half (1-1/2) square feet per dwelling unit for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. There shall be at least one deposit area/collection point for every thirty (30) dwelling units. In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. In manufacturing and other nonresidential Topgolf Renton Development Page 8 of 11 December 20, 2018 K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments developments, a minimum of three (3) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. See RMC 4-4-090 for additional information and standards. Compliance with the refuse and recycling standards would be required to be demonstrated in the land use application. Based on a gross floor area of 82,257 square feet, a minimum of 247 square feet would be needed for recyclables area and a minimum of 494 square feet would be needed for refuse for the Topgolf facility. Based on a multi-family development of 305 units, a minimum of 458 square feet would be needed for recyclables area and a minimum of 915 square feet would be needed. Additional refuse and recycling area would be needed for any proposed retail development. Compliance with this requirement would be verified at the time of formal land use application. Building Design Standards – Compliance with Urban Design Regulations, District ‘C’, is required. Modifications from the standards can be applied. See Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. · A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. · Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. · The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. · Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. · All building façades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances, and display windows. · All buildings shall be articulated with one or more of the following: Defined entry features; Bay windows and/or balconies; Roof line features; or other features as approved by the Administrator. · On any façade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor façade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas: A high seismic hazard area is mapped over the site. A geotechnical report shall be provided by a qualified professional. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. The City’s mapping database (COR Maps) has Topgolf Renton Development Page 9 of 11 December 20, 2018 K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments been updated to reflect to provided wetland reconnaissance study prepared by Altmann Oliver Associates, LLC, the Raedeke Associates, Inc., removing the possible identified wetlands on the subject property. Environmental Review: The proposal will exceed several thresholds and as a result the project would require Environmental ‘SEPA’ Review. An environmental determination will be made by the Renton Environmental Review Committee. Master Plan Review: The purpose of the master plan process is to evaluate projects at a broad level and provide guidance for development projects with multiple buildings on a single large site. The master plan process allows for analysis of overall project concepts and phasing as well as review of how the major project elements work together to implement City goals and policies. Master plan review allows for consideration and mitigation of cumulative impacts from large- scale development and allows for coordination with City capital improvement planning. Master plan review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known. Site Plan Approval: The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. An applicant may submit a master plan, site plan, combined master plan and site plan for the entire site, or a master plan addressing the entire site with site plan(s) for one or more phases of the planned site development. Decisional criteria are itemized in RMC 4-9-200.E. It is the applicant’s responsibility to identify how the proposal meets the decisional criteria and a narrative responding to these criteria shall be submitted with the land use application. Permit Requirements: The proposed project would require Master Plan Review, Hearing Examiner Site Plan Review, and Height Variance or Planned Urban Development (PUD), and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. The 2019 application fees would be as follows: $3,600 master plan + $3,600 hearing examiner site plan review + $1,300 each variance request (or $5,140 planned urban development) + $1,500 SEPA review. Any modification requests to code standards are $250.00 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z)” at https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400. Public Notice: Public Information Signs are required for all Type III Land Use Permits, as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications Topgolf Renton Development Page 10 of 11 December 20, 2018 K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting occurs after a pre-application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the attached Public Outreach sign handout for more information and specifications. In addition to the required land use permits, separate construction, building and sign permits would be required (if applicable). Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits. · A Fire Mitigation fee based on the rate established by the Renton Fire Authority would be assessed based on the use. For example: The 2019 Fire Impact Fee for a new multi- family dwelling unit is assessed at $964.53, restaurant/lounge space is assessed at $5.92 per square foot, and leisure space activities is assessed $2.36 per square foot. · A Transportation Mitigation Fee based on the fee established in the ITE manual would be required. The 2019 Transportation Impact Fee is $4,836.31 for a new apartment unit, $4,064.56 for per condominium dwelling unit, and $43.89 per square foot per sit-down restaurant space. · Renton School District Impact Fee currently assessed at $2,455.00 per new multi-family unit. · Parks Impact Fee is currently assessed at $2,676.89 per new multi-family dwelling unit (5 or more units). A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front Topgolf Renton Development Page 11 of 11 December 20, 2018 K:\Preapps\2018\PRE18-000697_Top Golf\02.Review Comments counter prior to submitting the complete application package. Please contact Clark Close, Senior Planner at 425-430-7289 or cclose@rentonwa.gov to schedule an appointment. Expiration and Extensions: Once Master Site Plan and Site Plan applications have been approved, the appropriate expiration date for the master plan is up to five (5) years. Such approval shall include clearly defined phases and specific time limits for each phase and a determination of eligibility for any extensions of the time limits. It is the responsibility of the owner to monitor the expiration date. 1503003006000PROJECT SITEN 8TH STREETPARK AVE N LOGAN AVE N BOEINGTHE LANDINGPACCARTARGETFRY'SBOEINGBOEINGBOEING P P PP LOT 5A-2 THE BOEING CO. THE BOEING CO. THE BOEING CO. P P PP LOT 5A-2 THE BOEING CO. THE BOEING CO. THE BOEING CO. FFE = 30.5 COMBINED STORM DRAINAGE DETENTION FOR TOP GOLF AND EASTERN MIXED USE DEVELOPMENT TOP GOLF UNDERGROUND STORM DRAINAGE FLOW DIRECTION (TYP) TOP GOLF UNDERGROUND STORM DRAINAGE FLOW DIRECTION (TYP) W W W W W W W W W W W W W W W W EXISTING 12-INCH WATER (320-ZONE) MAXIMUM CAPACITY 4,800 GALLONS PER MINUTE STATIC PRESSURE APPROX. 126 PSI AT ELEVATION 30 FEET WWWWWWWWWWEXISTING 12-INCH WATER (320-ZONE) MAXIMUM CAPACITY 4,000 GALLONS PER MINUTE STATIC PRESSURE APPROX. 126 PSI AT ELEVATION 30 FEET W W WW W WWWW W W WWWWWWWWWWWWWWWWWWWWWWWEXISTING 12-INCH WATER (196-ZONE) MAXIMUM CAPACITY 8,600 GALLONS PER MINUTE STATIC PRESSURE APPROX. 72 PSI AT ELEVATION 30 FEET EXISTING 12-INCH PRESSURE REDUCING VALVE STATION 320 ZONE TO 196 ZONE UP UP 11,010 SF TEE LINE 947 SF SIMULATOR BAYS 1,496 SF LOBBY/ RETAIL 706 SF MAINT./ STORAGE/ CORRIDOR 621 SF RESTROOMS582 SF MAINT./ STORAGE/ CORRIDOR 2,047 SF OFFICE 115 SF OFFICE 423 SF INT. STAIR/ ELEV. 2,263 SF MAINT./ STORAGE/ CORRIDOR 136 SF INT. STAIR/ ELEV. 412 SF BAR 159 SF KITCHEN BEV. STATION 5,666 SF EVENT SPACE 859 SF LOUNGE BAR EVENT SPACE INT. STAIR/ ELEV. KITCHEN BEV. STATION LOBBY/ RETAIL LOUNGE MAINT./ STORAGE/ CORRIDOR OFFICE PARK RESTROOMS SIMULATOR BAYS TEE LINE 7,491 SF PARK FLOOR PLAN- LEVEL 1 AREASCHEMATIC DESIGN PHASETOP GOLF NEW GEN 11-07-2018Project North True North SCALE: 1" = 30'-0"1 AREA PLAN- LEVEL 1 AREA SCHEDULE Level Name Area Level 1 SIMULATOR BAYS 947 SF SIMULATOR BAYS 947 SF Level 1 TEE LINE 11,010 SF Level 2 TEE LINE 11,387 SF Level 3 TEE LINE 11,368 SF TEE LINE 33,765 SF AREA SCHEDULE Level Name Area LOUNGE 3,481 SF Level 1 MAINT./ STORAGE/ CORRIDOR 3,552 SF Level 2 MAINT./ STORAGE/ CORRIDOR 3,882 SF Level 3 MAINT./ STORAGE/ CORRIDOR 3,657 SF MAINT./ STORAGE/ CORRIDOR 11,091 SF Level 1 OFFICE 2,162 SF OFFICE 2,162 SF Level 1 PARK 7,491 SF PARK 7,491 SF Level 1 RESTROOMS 621 SF Level 2 RESTROOMS 621 SF Level 3 RESTROOMS 621 SF RESTROOMS 1,863 SF Level 2 ROOF 1,830 SF Level 3 ROOF 1,397 SF ROOF 3,227 SF Level 2 ROOF TERRACE 872 SF Level 3 ROOF TERRACE 1,912 SF ROOF TERRACE 2,784 SF AREA SCHEDULE Level Name Area Level 1 BAR 412 SF Level 2 BAR 412 SF Level 3 BAR 412 SF BAR 1,237 SF Level 1 EVENT SPACE 5,666 SF Level 2 EVENT SPACE 440 SF Level 3 EVENT SPACE 2,365 SF EVENT SPACE 8,471 SF Level 1 INT. STAIR/ ELEV. 559 SF Level 2 INT. STAIR/ ELEV. 322 SF Level 3 INT. STAIR/ ELEV. 130 SF INT. STAIR/ ELEV. 1,012 SF Level 1 KITCHEN BEV. STATION 159 SF Level 2 KITCHEN BEV. STATION 2,912 SF Level 3 KITCHEN BEV. STATION 159 SF KITCHEN BEV. STATION 3,230 SF Level 1 LOBBY/ RETAIL 1,496 SF LOBBY/ RETAIL 1,496 SF Level 1 LOUNGE 859 SF Level 2 LOUNGE 2,141 SF Level 3 LOUNGE 480 SF UP UP 11,387 SF TEE LINE 412 SF BAR 159 SF KITCHEN BEV. STATION 872 SF ROOF TERRACE 2,753 SF KITCHEN BEV. STATION 322 SF INT. STAIR/ ELEV. 3,882 SF MAINT./ STORAGE/ CORRIDOR 621 SF RESTROOMS 502 SF LOUNGE 1,160 SF LOUNGE480 SF LOUNGE 440 SF EVENT SPACE 1,830 SF ROOF BAR EVENT SPACE INT. STAIR/ ELEV. KITCHEN BEV. STATION LOUNGE MAINT./ STORAGE/ CORRIDOR RESTROOMS ROOF ROOF TERRACE TEE LINE FLOOR PLAN- LEVEL 2 AREASCHEMATIC DESIGN PHASETOP GOLF NEW GEN 11-07-2018Project North True North SCALE: 1" = 30'-0"1 AREA PLAN- LEVEL 2 BAR EVENT SPACE INT. STAIR/ ELEV. KITCHEN BEV. STATION LOUNGE MAINT./ STORAGE/ CORRIDOR RESTROOMS ROOF ROOF TERRACE TEE LINE 412 SF BAR 159 SF KITCHEN BEV. STATION 11,368 SF TEE LINE 1,912 SF ROOF TERRACE 480 SF LOUNGE 3,657 SF MAINT./ STORAGE/ CORRIDOR 1,397 SF ROOF 621 SF RESTROOMS 130 SF INT. STAIR/ ELEV. 2,365 SF EVENT SPACE FLOOR PLAN- LEVEL 3 AREASCHEMATIC DESIGN PHASETOP GOLF NEW GEN 11-07-2018Project North True North Project North True North SCALE: 1" = 30'-0"1 AREA PLAN- LEVEL 3