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HomeMy WebLinkAboutRS_Topgolf_Renton_Urban_Center_Design_Overlay_District_Report_190614_v1 OFFICE FAX WWW.ARCOMURRAY.COM Urban Center Design Overlay District Compliance The City of Renton Urban Design Regulations have been discussed at length with the City and served as a guide for the plan that is proposed in this submittal. Topgolf is a unique use and while the regulations are written more closely towards a traditional mixed-use concept i.e. the second phase of the Topgolf project, many of the standards have been incorporated into the proposal as outlined below. 1. Site Design and Building Location a. Pedestrian-oriented facades – the primary entry to Topgolf is clearly delineated and directed towards Logan Avenue. An enhanced plaza area has been included at the intersection of Logan and 8th which guides pedestrians toward the main entry. b. Building Entries – the building entry is highly visible from Logan and has multiple connections to the public way via a sidewalk system. Prominent architectural features direct guests to the main entrance as shown on the building elevations. c. Service Element Location and Design – service elements are built into the building itself. There is a landscape buffer to further screen the service area from visibility from Logan Avenue. d. Gateways – a public plaza has been proposed at the intersection of Logan and 8th which incorporates landscape planters, special landscape treatment/paving, etc. 2. Parking and Vehicular Access a. Surface Parking – parking has been located to the side and rear of the Topgolf building with exception to a minimal amount of parking spaces along the dropoff drive between the building and Logan Avenue, primarily for ADA spaces and their proximity to the main entrance. Topgolf’s preference is to have their main parking field in front of the main entrance and significant concessions have been made to arrive at the plan proposed in this application. b. Structured Parking Garages – Code minimum surface parking has been provided for the Topgolf use without the use of structured parking. The residual 20% of the property that remains for future development will require structured parking in order to achieve the density required. This structured parking will be architecturally compatible with that to-be- determined use. The eastern portion of Topgolf’s surface parking lot has been designated as “Flex” parking which could be converted to structured parking. The dimensions of the provided flex parking lot provide a minimum width of 200’ as required in the Urban Design Regulations with a perimeter area of approximately 850’. This area is less than the 1,500’ maximum perimeter area as designated in the Urban Design Regulations. This parking structure is anticipated to be constructed at a later date when details of the Phase 2 development are known and the required demand for the structure can be better defined. 3. Pedestrian Environment a. Pedestrian Circulation – A clearly defined pedestrian circulation system has been incorporated into the site layout to safely and clearly convey pedestrians from the parking lots and public way to the building entry. b. Pedestrian Amenities – Significant landscaping has been provided near the building entrance. Outdoor group seating and elevated planters that function as benches have been provided at the pedestrian plaza. These amenities are detailed in the site and landscape drawings. Overhead weather protection is provided at areas of the building where pedestrian access will occur. PAGE 2 OFFICE WWW.ARCOMURRAY.COM 4. Recreation Areas and Common Open Space a. Recreation Areas and Common Open Space – A robust pedestrian plaza has been incorporated at the corner of Logan and Park. Additional landscaping has been provided along 8th following the length of the playing field. 5. Building Architectural Design a. Building Character and Massing – The building has been articulated with significant architectural variation as is better defined in the floor plan and elevation materials included in this submittal. The hitting bays form take a curvilinear shape on the playing field side, however on the elevation visible from the public way, the elevation is broken up by projections along each structural bay. The main entry and back-of-house area also has varying architectural features. The second and third levels of the building also have exposed terrace areas for further variation not only in the guest experience but also the building architectural components. b. Ground Level Details – as shown on the architectural elevations, multiple building materials are used to create variation on the primary façade. Material variations combined with overhang features and enhanced pedestrian plaza components leads to a ground level design that is both attractive and inviting to Topgolf guests. The building also incorporates a significant amount of glazing on the façade visible to Logan.