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HomeMy WebLinkAboutPN_Topgolf_Renton_Project Narrative_190617_v1 OFFICE FAX WWW.ARCOMURRAY.COM Project Narrative Topgolf is a premier golf entertainment complex with over 50 operating locations nationwide. The proposed Topgolf venue features 102 climate-controlled hitting bays where players hit golf balls with embedded microchips into an outdoor outfield enclosed by perimeter netting. Each hitting bay can accommodate up to six players at a time but it’s not unusual for one or two players to occupy some bays. Hitting bays include golf clubs, comfortable seating and television screens to monitor sporting events and track Topgolf scoring. Topgolf facilities are energetic and upscale with high quality food and beverage offerings delivered restaurant-style to guests playing the game. Topgolf facilities feature a full sports bar atmosphere as well as an upscale, unique corporate entertainment experience. Based on the proximity to the 24-hour Boeing manufacturing facility, Topgolf would like to pursue the ability to operate 24 hours per day, seven days per week as part of this application. The project site for the proposed Topgolf Renton recreational facility and mixed-use development is located at 745 Park Ave N on a 13.68-acre parcel (no. 0886610010), south of N 8th St between Logan Ave N and Park Ave N. The estimated construction cost for the proposed Topgolf development is $30 million. Topgolf is filing for Master Site Plan Review. Additional land use permits required are discussed further within the application and include a Conditional Use Permit to allow an outdoor recreational facility within the UC zone, a modification to required standards for street improvements, and variances to allow parking within the front setback and to exceed structure height limitations with the Topgolf barrier netting system. Existing Site Conditions The site is bound by North 8th Street to the north, Logan Avenue North to the west, Park Avenue North to the east, and office buildings with parking structures to the south. It is zoned UC-C, Urban Center Design District C. All adjacent properties surrounding the site are similarly zoned as UC-C. The site is currently vacant and is comprised of grassy areas throughout with some pavement areas associated with previous site development. There are no trees on-site and there are no known critical areas, other than a small portion at the southeastern corner of the site that is within Zone 2 of the Aquifer Protection Area. 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, Springbook Creek, May Creek nor Lake Washington. PAGE 2 OFFICE WWW.ARCOMURRAY.COM Proposed Developed Conditions The proposed project will develop the site in two phases. The first phase covers approximately 10.61 acres and will consist of a Topgolf recreational facility with 102 hitting bays, surface parking, and associated underground utilities. The second phase provides 2.65 residual acres (20% of the 13.26 developable acres) for future development as required to allow an outdoor recreational facility use within the Urban Center (UC) zone as permitted by Ordinance No. 5926. The project will pursue Master Site Plan approval Phase 1 (Topgolf only) under this application. A Short Plat will be submitted along with Phase 2 application at a future date. Main access to the Phase 1 (Topgolf) portion of the site will be provided by two driveways off Logan Avenue North. Access to the Phase 2 development component will be from a driveway off North 8th Street and a driveway off Park Avenue North with exact locations to be determined at time of application. The two developments are anticipated to provide cross access upon development of Phase 2 at a later date. No additional right-of-way improvements are anticipated. It is understood that right-of-way dedication (R.O.W) will be required along all three frontages as follows: • Logan Avenue North requires 3-feet R.O.W. dedication • North 8th Street requires 12.5-feet R.O.W. dedication • Park Avenue North required 6-feet R.O.W. dedication Water service will be provided by existing 12” mains in Logan Avenue N and Park Avenue N. Sanitary sewer service will be provided by means of two existing 8” stubs along N 8th Street. Stormwater runoff from impervious surfaces will be collected in catch basins and routed to one of two on-site stormwater management systems. In the western portion of the site that includes the new Topgolf building and adjacent parking lot areas, stormwater runoff from the parking lot area will be routed to modular wetland facilities for water quality treatment prior to discharge to underground detention tanks for flow control. The roof runoff from the building will discharge directly to the underground detention tanks. The treated runoff from the western basin will be control-released to the existing municipal conveyance system in Logan Avenue. In the eastern portion of the site that includes the outfield area, the surface parking lot to the southeast, and Phase 2, stormwater runoff will be routed to a combination underground detention and wet vault followed by a sand filter vault for water quality treatment and flow control. The treated runoff from the eastern basin will be control-released to the existing municipal conveyance system in Park Avenue. Cuts and fills are expected to be in excess of 5’ across the site for remediation of existing conditions, install of underground utilities, and standard grading. It is expected that there will be one job site office trailer (“shack”) on the site for the duration of construction. PAGE 3 OFFICE WWW.ARCOMURRAY.COM Required Street Improvements A modification is being requested to exempt the development from constructing right-of-way improvements beyond what has already been completed along all three street frontages by the City of Renton. The project will, however, dedicate the required right-of-way as required. Renton Municipal Code requires street improvements to “ensure reasonable and safe access to public and private properties”, including “appropriately scaled sidewalks related to the urban context, a range of landscape buffers, curbs, gutters, street paving, monumentation, signage, and lighting, to be developed with complete streets principles.” All project frontages currently meet and/or exceed these requirements and do not require additional improvements as confirmed by the City in the pre-application meeting summary dated December 20, 2018 (PRE-18-000697). The proposed development(s) will install curb cuts for vehicular access as indicated on the site improvement plans and will provide the required right-of- way dedication, but all existing right-of-way improvements will remain. Parking within front Setback Parking between the building and Logan Ave is proposed within the front Setback. A drive aisle with drop-off is necessary to provide a safe location within the property limits for guests to be dropped off at the main entrance. With the majority of parking being remote, use of shuttles onsite, and the increase in use of ride-share, and the regional draw of a Topgolf venue, it is not reasonable to assume that the majority of guests will be arriving on foot. While pedestrian access has been accommodated and is discussed further in this application, having this drive aisle between the building and Logan Avenue is essential. Along with the drive aisle, ADA parking spaces and a small percentage of the overall count have been provided to provide the shortest, safest route to the main entrance for those guests with limited mobility. Topgolf’s preference is for all parking to be located in front of the main entry, and the proposed plan represents a significant concession to accommodate the intent of the UC design regulations. Structure Height The maximum building height in the UC district is ten (10) stories. The proposed Topgolf building itself is 46’, however the barrier netting necessary to contain golf balls without risk of damage to adjacent properties is up to 170’ above the FFE of the building. The proposed height of 170’ above the building FFE is the standard across all Topgolf locations and is the height determined necessary for public safety based on almost 20 years of operating experience. Project Sequencing Plan This proposed project will be developed in two phases. The first phase will develop approximately 10.61 acres of land on the west end of the site with a Topgolf recreational facility with 102 hitting bays, surface parking, and associated underground utilities. The second phase provides 2.65 residual acres (20% of the 13.26 developable acres) for future development as required to allow an outdoor recreational facility use within the Urban Center (UC) zone as permitted by Ordinance No. 5926.