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ERC_Report_and _Exhibits_Topgolf_LUA19-000094.pdf
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC_Report_Topgolf_LUA19-000094 N 8th St Park Ave N Logan Ave N ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: July 22, 2019 Project File Number: PR19-000202 Project Name: Topgolf Land Use File Number: LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Project Manager: Clark H. Close, Senior Planner Owner: On the Rock 94040 LLC; ITF Developments LLC, P.O. Box 50268, Bellevue, WA 98015 Applicant: Tanner Micheli, 8750 N Central Expressway, Ste. 1200, Dallas, TX 75231 Contact: Jenelle Taflin, Navix Engineering, 11235 SE 6th St, Ste. 150, Bellevue, WA 98004 Project Location: 745 Park Ave N, Renton WA 98057 (APN 0886610010) Project Summary: The applicant is requesting Master Site Plan Review, Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, and Environmental (SEPA) Review for the construction of a golf entertainment complex. The Project would also include a variance to allow more than sixty feet (60’) of street frontage parking in the front yard setback between the building and the street, a height variance for the barrier netting system, and a street modification to retain the existing frontage improvements. The vacant 13.68-acre site is located at 745 Park Ave N and is street bound by Logan Ave N to the west, N 8th St to the north, Park Ave N to the east. The site is located in the Urban Center (UC) zone and the Urban Design District ‘C’. The site is proposed to be developed in two (2) phases. The first phase includes developing a Topgolf recreational facility over 10.61 acres and the second phase would develop the remaining 2.65 acres on the eastern portion of the site. Access to the Topgolf portion of the site would be provided by two (2) separate driveways located on Logan Ave N. A portion of the site is contains high seismic hazards and a portion of the site is located within the Downtown Wellhead Protection Area Zone 2. No wetlands or streams are located on the property. Site Area: 596,016 SF (13.68 AC) Total Building Area GSF: 74,025 SF STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance - Mitigated (DNS-M). City of Renton Department of Community & Economic Development Topgolf Staff Report to the Environmental Review Committee LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of July 22, 2019 Page 2 of 13 ERC_Report_Topgolf_LUA19-000094 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant, Topgolf, is requesting Master Site Plan Review, Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, and Environmental (SEPA) Review for the construction of a golf entertainment complex. The Project would also include a variance to allow more than sixty feet (60’) of street frontage parking in the front yard setback between the building and the street, a variance to exceed the 10 story structure height limit for the barrier netting system, and a street modification to allow the existing frontage improvements to remain. The 13.68 acre site is currently unoccupied and vegetated with grassy areas with pockets of heavily deteriorated paved parking areas associated with previous site development. Historically, the subject site was undeveloped wetlands from at least 1897 to the mid-1940s when Boeing developed the site and surrounding area into an aircraft development and manufacturing facility (approximately 1949/1950). From 1968 to 1994, the previous structure on the subject property was removed and replaced with three new structures. In 2006 the structure on the southeast portion of the subject property was removed and by 2011-2015 all remaining structures were removed and the property became vacant. The most recent former buildings on the subject property were known as the “10-80 Buildings.” These buildings were used as storage areas, offices, and photograph development labs. Underground utilities running below and adjacent to the site consist of storm and sanitary sewer, water, power and communications. The proposed development site is located at 745 Park Ave N (APN 0886610010) and is bound by Logan Ave N to the west, N 8th St to the north, Park Ave N to the east, and office buildings with parking structure to the south (Exhibit 4). The site and surrounding properties are located in the Urban Center (UC) zone and the Urban Design District ‘C’. The site is proposed to be developed in two (2) phases. The first phase includes developing a Topgolf recreational facility over 10.61 acres and would consist of a three-story building, a 4.4-acre outdoor driving range outfield, 336 onsite surface parking spaces, a large outdoor plaza area at the corner of Logan Ave N and N 8th St, enhanced landscaping along Logan Ave N and N 8th St, a 170-foot high netting system, underground detention tanks, and other associated underground utilities (Exhibits 2 and 4). 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. The second phase would cover the remaining 2.65 acres for future development as required to allow an outdoor recreational facility use in the Urban Center (UC) zone. Phase two would be located along the eastern portion of the site, east of Topgolf, primarily along Park Ave N. A short plat application would be submitted with a phase 2 application at a future date. The first phase on construction is proposed to commence in late 2019/early 2020 with construction completion in late 2020/early 2021. The second phase would consist of a to-be- determined mixed-use component on the remaining 20 percent of the parcel and would be developed following Topgolf build-out at a later date. Vehicular access to the Topgolf portion of the site would be provided by two (2) separate driveways located on Logan Ave N. Access to the second phase would be from the east side of the parcel with exact locations to be determined during phase two master site plan review. The two developments are anticipated to provide cross access upon development of Phase 2. The proposed project would require right-of-way dedication along all three (3) street frontages: Logan Ave N, N 8th St and Park Ave N. The topography of the site is relatively flat with up to two (2) feet of grade difference throughout (Exhibit 5). A portion of the site is contains high seismic hazards and a portion of the site is located within the Downtown Wellhead Protection Area Zone 2. The soils consist 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 by the geotechnical engineer as shallow as four feet (4’) from the existing ground surface. Preliminary estimates of cut and fill include 6,000 cubic yards of cuts and 26,000 cubic yards of fill across the site for remediation of existing conditions, installing of underground utilities and standard grading (Exhibits 9-11). No wetlands or streams are located on the subject property (Exhibit 18). Stormwater runoff from impervious surfaces is proposed to be collected in catch basins and routed to one of two onsite stormwater management systems. There are no significant trees onsite and there are no known critical areas other than a small portion of the southeastern corner of the site that is within the Downtown Wellhead Protection Area Zone 2. Topgolf is proposing to plant 139 new trees along with a variety of shrubs, grasses and groundcover. The applicant has submitted a Preliminary Technical Information Report, Traffic Impact Analysis, Phase I Environmental Site Assessment (ESA), City of Renton Department of Community & Economic Development Topgolf Staff Report to the Environmental Review Committee LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of July 22, 2019 Page 3 of 13 ERC_Report_Topgolf_LUA19-000094 Phase I ESA Recommendations Opinion, Phase II Limited Site Investigation Report, Wetland Reconnaissance, Letter of Understanding of Geologic Risk, and a Geotechnical Engineering Services Draft Report with the application. Prior to project acceptance, this application was originally submitted as a Planned Urban Development (PUD) application. Subsequently, the PUD was replaced with two (2) variances and one (1) modification which are described in the project narrative above. Despite the change in the land use applications, the public process would remain exactly the same. This SEPA review was completed independent of the former Planned Action that expired at the end of 2018. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Services Draft Report, prepared by GeoEngineers on May 18, 2018, or an updated geotechnical report approved by the Plan Reviewer at a later date. 2. The applicant shall permanently abandon all onsite monitoring wells and shall be consistent with the recommendations of the Phase II: Limited Site Investigation Report, prepared by Professional Service Industries, Inc., dated June 11, 2018, or an updated report submitted at a later date. 3. Any event at Topgolf that could result in an increase in typically noise levels extending beyond the site boundaries, such as live music, DJ or a similar event, the event operating hours shall be restricted to the hours between seven o’clock (7:00) a.m. and two o’clock (2:00) a.m., seven days a week. 4. The applicant shall provide a pedestrian lighting plan that maintains minimum light levels of 0.3 foot- candle along the property frontage of the public sidewalk of N 8th St at a three to one (3:1) enhanced uniformity ratio to improve visibility and perceptions of brightness, safety and security for pedestrians at night. 5. The applicant shall provide a lighting/illumination plan which will have a minimal effect on adjacent properties and the Phase 2 mixed-use area on the eastern portion of the property and still comply with street and pedestrian lighting standards of the code. The final lighting/illumination plan shall be submitted to, and approved by, the Current Planning Project Manager prior to civil construction permit issuance. 6. The applicant shall create a public outreach plan in coordination with City of Renton to communicate with road users, the general public, area residences, local businesses, and appropriate public entities about project information; road conditions in the work zone area; and the safety and mobility effects of the work zone. The public outreach plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. 7. The applicant shall complete a revised Traffic Impact Analysis that investigates mitigation measures to retain LOS C at the Logan Ave N/N 8th St intersection at the future 2020 horizon analysis year with the project. If the revised Traffic Impact analysis shows that LOS C can be retained at that intersection, the applicant shall implement the necessary measures to retain LOS C. If the revised Traffic Impact Analysis shows that LOS C cannot be retained at that intersection, the applicant shall provide mitigation for the impacts caused by exceedance of the LOS C standard. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Environmental Review Committee LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of July 22, 2019 Page 4 of 13 ERC_Report_Topgolf_LUA19-000094 8. Prior to civil construction permit issuance, the applicant shall complete a Traffic and Parking Management Plan to investigate potential mitigation measures to keep vehicles moving past the entrances on Logan Ave N and maintain a clear path for pedestrians, and applicant shall implement all mitigation identified in such plan. If the Renton Police Department Traffic Commander assesses that traffic volumes from or to the site are creating a hazard or significantly impacting traffic on Logan Ave N, the applicant shall revise the Traffic and Parking Management Plan to identify mitigation, and then shall implement the mitigation. C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Overall Site Improvement Plan (Sheet C-1.0) Exhibit 3: Site Improvement Plan (Sheets C-1.1 – C-1.3) Exhibit 4: Neighborhood Detail Map Exhibit 5: Limited Topographic Survey Exhibit 6: Architectural Floor Plans, Roof Plan, Exterior Elevations and Exterior Details Exhibit 7: Landscape Plans (Sheets L5.01 – L5.02) Exhibit 8: Technical Information Report (TIR), prepared by Navix Engineering, dated June 14, 2019 Exhibit 9: Preliminary Grading Plans (Sheets C-2.0 – C-2.3), prepared by Navix Engineering, dated June 14, 2019 Exhibit 10: Drainage Plans (Sheets C-3.0 – C-3.3), prepared by Navix Engineering, dated June 14, 2019 Exhibit 11: Utility Plans (Sheet C-4.0- C-4.3), prepared by Navix Engineering, dated June 14, 2019 Exhibit 12: Lighting Layout (Pages 1-3) Exhibit 13: Geotechnical Engineering Services Draft Report, prepared by GeoEngineers, dated May 18, 2018 Exhibit 14: Traffic Impact Analysis (TIA) performed by Transpo Group on July 2019 Exhibit 15: Phase I Environmental Site Assessment, prepared by Professional Service Industries, Inc., dated April 20, 2018 Exhibit 16: Phase I ESA Recommendations Opinion, prepared by Professional Service Industries, Inc., dated April 20, 2018 Exhibit 17: Phase II: Limited Site Investigation Report was prepared by Professional Service Industries, Inc., dated June 11, 2018 Exhibit 18: Wetland Assessment, prepared by Altmann Oliver Associates, LLC, dated April 30, 2018 Exhibit 19: Construction Mitigation Description Exhibit 20: Environmental Checklist Exhibit 21: Advisory Notes D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: City of Renton Department of Community & Economic Development Topgolf Staff Report to the Environmental Review Committee LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of July 22, 2019 Page 5 of 13 ERC_Report_Topgolf_LUA19-000094 1. Earth Impacts: The applicant submitted a Geotechnical Engineering Services Draft Report, prepared by GeoEngineers, (dated May 18, 2018; Exhibit 13), with the master land use application. The site is relatively flat, with up to 2 feet grade difference throughout. According to the Report, the subsurface conditions at the site were evaluated by drilling fifteen (15) borings (B-1, B-2, PB-1, AB-1 through AB-3, OB-1 through OB-7, GEI-1 and GEI-2) and advancing six cone penetration tests (CPTs) (CPT-1 through CPT-6) to depths ranging from approximately 10 to 82 feet below existing site grades. 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 top soil, 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’) up to approximately 5 feet (5’). 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 peat were observed within the alluvium unit in borings B-1, AB-2, OB-2, OB-3, OB-5, OB-7 and PB-1. The alluvium soil unit observed at the site includes two sub-units: upper loose to medium dense alluvium, and lower medium dense to dense alluvium. The submitted report discusses that ground water was discovered between four feet (4’) and twelve feet and a half feet (12.5’) below the surface. The Geotechnical Report indicated that large scale infiltration is not feasible due to the relatively shallow groundwater table (four feet (4’) below grade) and the presence of low permeability silt soils near the ground surface, the geotechnical engineer recommends infiltration for the purposes of rain gardens and permeable pavement are possible. According to the Report, foundation support for the proposed building can be provided by augercast piles or by shallow foundations bearing on improved ground. Depending on site grading plans, a preload program is recommended by the geotechnical engineer for the outfield area to mitigate static settlements due to new loads. Up to three inches (3”) of long-term static settlement are estimated for new site fill of up to 5 feet (5’) in thickness. Once the planned site grading is available, the preload program can be designed to limit static settlements to tolerable ranges. The applicant is proposing approximately 6,000 cubic yards (CY) of cut and approximately 26,000 CY of fill to construct the proposed improvements. During construction, GeoEngineers recommends that the developer observe stripping and grading; observe and evaluate installation of ground improvement elements or deep foundations; observe and evaluate the suitability of foundation, wall and floor slab subgrades; observe removal of unsuitable fill and debris/rubble from below the building and parking garage footprints and hardscape areas; observe and test structural fill including wall and utility trench backfill; observe installation of subsurface drainage measures and infiltration facilities; evaluate the suitability of pavement subgrades and other appurtenant structures. GeoEngineers’ is recommending that they complete a summary of their construction observation services to confirm that the subsurface conditions are consistent with those observed in the explorations, to provide recommendations for design changes should the conditions revealed during the work differ from those anticipated, and to evaluate whether or not earthwork and foundation installation activities are completed in accordance with GeoEngineers recommendations. As such, staff recommends a mitigation measure that the applicant comply with all recommendations included within the Geotechnical Engineering Services Draft Report, prepared by GeoEngineers on May 18, 2018, or an updated geotechnical report approved by the Plan Reviewer at a later date. Mitigation Measures: Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Services Draft Report, prepared by GeoEngineers on May 18, 2018, or an updated geotechnical report approved by the Plan Reviewer at a later date. Nexus: State Environmental Policy Act (SEPA) Environmental Review, RMC 4-3-050 Critical Areas Regulations and RMC 4-4-060 Grading, Excavation and Mining Regulations. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Environmental Review Committee LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of July 22, 2019 Page 6 of 13 ERC_Report_Topgolf_LUA19-000094 2. Air Impacts: It is anticipated that some short-term impacts to air quality typical of building construction activity would be associated with site work required to develop this site. Long-term impacts to air quality would be as a result of vehicle exhaust from customers and residents. According to the applicant, the long-term impacts identified are not anticipated to be significant. Project development impacts during construction may include dust, resulting from grading and exhaust from construction vehicles. Dust control would be mitigated through the use of temporary erosion control measures and/or sprinkling of the site with water as needed. No further site specific mitigation for the identified impacts from typical vehicle and construction exhaust is required. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 3. Water a. Storm Water Impacts: A Technical Information Report (TIR), prepared by Navix Engineering (dated June 14, 2019; Exhibit 8) was submitted with the application. Based on the City of Renton’s flow control map, the site falls under Flow Control Duration Standards (Existing Peak Conditions) and is located within the Johns Creek drainage basin. The development is subject to a Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). The detention, water quality and conveyance would be required to be designed in accordance with the RSWDM that is current at the time of the civil construction permit application. As outlined in the drainage report, the project site is divided into two onsite storm drainage sub- basins (West Basin and East Basin) and one off-site tributary sub-basin. Drainage from western portion of project site (West Basin) is conveyed through existing onsite swales and closed conveyance pipes to the basin’s connection point to the existing municipal conveyance system in N 8th St. From there, the stormwater runoff flows westerly to the intersection of N 8th St and Logan Ave N. The runoff is conveyed southerly to an existing stormwater detention vault located under Logan Ave N, directly west of the project site. The runoff leaves the detention vault and is conveyed northeasterly to the conveyance system convergence point located at the intersection of Logan Ave N and Park Ave N. After this, the runoff enters a drainage ditch and flows to the eastern side of Gene Coulon Memorial Beach Park where it enters a stream. The runoff eventually outfalls to Lake Washington. Drainage from the eastern portion of project site (East Basin) is conveyed through existing onsite swales and closed conveyance pipes to the basin’s connection to the existing municipal conveyance system in Park Ave N. The stormwater runoff is conveyed northwesterly to the conveyance system convergence point located at the intersection of Logan Ave N and Park Ave N, where it combines with the runoff from the western portion of the project site. Off-site runoff from the Boeing properties to the south enters the project site from two (2) off-site conveyance systems. The first is an existing 10-inch storm drainage conveyance system that enters the western portion of the project site. As it traverses north across the property to N 8th St, it transitions to a 24- inch storm drainage pipe. It appears to be conveying surface runoff from the Boeing property to the south. Secondly, there is an existing 24-inch storm drainage pipe that enters the eastern portion of the project site. It traverses the property heading northeast to Park Avenue N. This pipe appears to be conveying runoff from the Boeing office building and the Boeing garage further south (Boeing Basin). The developer is proposing a basin swap that would take runoff from the east basin and swap it with an equivalent area from the west basin. According to the TIR, no downstream impacts are anticipated. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Environmental Review Committee LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of July 22, 2019 Page 7 of 13 ERC_Report_Topgolf_LUA19-000094 The applicant has proposed to install a detention vault within the surface parking lot on the southeast portion of the property to collect the water from the eastern basin and a detention tank within the surface parking lot on the southwest portion of the property to collect the water from the western basin. The storm water detention system are sized assuming that no BMP credits will be used. According to aerial photos from 1990, the existing conditions of the site was approximately 95% impervious surface. Per the definition, existing site conditions means those that existed prior to May 1979 as determined from aerial photographs and, if necessary, knowledge of individuals familiar with the area, unless a drainage plan for land cover changes has been approved by the City of Renton since May 1979 as a part of a City Permit or approval (or County-approved permit if in an area that has been annexed by the City). The southeast corner of the site lies within 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. Any conditions of approval would be provided as part of Civil Construction Approval. It is anticipated that the City’s adopted stormwater regulations would be sufficient to mitigate any stormwater and runoff impacts resulting from the proposed project; therefore no further mitigation is recommended. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 4. Environmental Health a. Environmental Health Hazards Impacts: The site was previously used by Boeing as part of an aircraft development and manufacturing facility and consisted of offices, storage areas, and photograph development labs. According to the Phase I Environmental Site Assessment, prepared by Professional Service Industries, Inc. (dated April 20, 2018; Exhibit 15) and the Phase I ESA Recommendations Opinion, also prepared by Professional Service Industries, Inc. (dated April 20, 2018; Exhibit 16), four (4) ASTs (Above-ground Storage Tank) and one (1) UST (Underground Storage Tank) containing diesel fuel were formerly located on the western portion of the subject property. The UST was decommissioned in 1987 and all buildings and ASTs were removed from the subject property by 2011. At one time, the presence of vinyl chloride in groundwater and soil gas was documented. More recently, additional soil, groundwater and soil-gas sampling was performed by Professional Service Industries, Inc. under a Phase II: Limited Site Investigation Report (June 11, 2018; Exhibit 17). PSI (Professional Service Industries, Inc.) reviewed Phase I ESA and Phase II ESA reports for assessments previous performed at the property by Golder Associates, Inc. to define potential impacts to the site. Findings of the Phase II ESA were as follows: 1) a regulatory exceedance of vinyl chloride in groundwater ranging from 0.9 μg/L to 3.2 μg/L was present in five sampling locations on the northwest portion of the subject property. The Department of Ecology cleanup level for vinyl chloride is 0.2 μg/L. Additionally, a regulatory exceedance of benzene and trichloroethene was detected at one sample location; and 2) the soil vapor investigation indicated a regulatory exceedance of VOCs (1,2,4-trimethylbenzene, 1,3-butadiene, benzene, chloroform, and vinyl chloride) was present at the northwest portion of the subject property. On May 24, 2018, PSI directed ESN (Environmental Services Network (ESN) of Olympia, Washington to advance eight (8) soil borings using a truck-mounted direct-push drill rig (B-1 through B-8) at the project site. Additionally, four soil-vapor probes (SG-1 through SG-4) were advanced on the eastern portion of the project from north to south across the property in the area of the future building footprint. Laboratory analyses did not detect diesel and heavy-oil range hydrocarbons, VOCs, or PAHs in soil samples or in ground water samples above laboratory reporting limits. Laboratory City of Renton Department of Community & Economic Development Topgolf Staff Report to the Environmental Review Committee LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of July 22, 2019 Page 8 of 13 ERC_Report_Topgolf_LUA19-000094 analyses detected 1,2-Dichloroethane (EDC) above laboratory reporting limits in soil-gas collected from SG-1 at 0.69 μg/m3, however this detection is below the MTCA (Model Toxics Control Act) Method B screening level of 3.2 μg/m3. The remaining soil-gas constituents were not detected above laboratory reporting limits. Therefore, based on the results of the soil, groundwater, and soil- gas sampling being below laboratory reporting limits and MTCA screening levels, PSI recommended no additional investigation at this time. In addition, PSI recommended that prior to the start of construction activities, all onsite monitoring wells should be permanently abandoned in accordance with state regulations. As such, staff recommends a mitigation measure that the applicant shall permanently abandon all onsite monitoring wells and shall be consistent with the recommendations of the Phase II: Limited Site Investigation Report, prepared by Professional Service Industries, Inc., dated June 11, 2018, or an updated report submitted at a later date. According to the applicant, no environmental health hazards are anticipated as part of the construction of the facility, nor the daily regular use of the facility (Exhibit 20). Mitigation Measures: The applicant shall permanently abandon all onsite monitoring wells and shall be consistent with the recommendations of the Phase II: Limited Site Investigation Report, prepared by Professional Service Industries, Inc., dated June 11, 2018, or an updated report submitted at a later date. Nexus: SEPA Environmental Regulations and Chapter 173-340 WAC, Model Toxics Control Act – Cleanup. b. Noise Impacts: Short-term construction activity-related noise is anticipated during daylight hours consistent with state and local regulations. Commercial and other nonresidential construction activities are restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. Topgolf facilities feature a full sports bar atmosphere as well as corporate entertainment experience. Based on the proximity to the 24-hour Boeing manufacturing facility, Topgolf is seeking the ability to operate 24 hours a day, seven days per week. Typical long-term noise associated with the operation of the facility is not anticipated to create any significant impact to the site or surrounding properties that are also zoned UC. However, should any Topgolf event occur at the site that could result in an increase in typical noise levels beyond the site boundaries, such as live music, DJ or a similar event, the event operating hours shall be restricted to the hours between seven o’clock (7:00) a.m. and two o’clock (2:00) a.m., seven days a week. The closest single family residential neighborhood is approximately 675 feet to the south (south of N 6th St). The typical noise created from a Topgolf facility include people gathering and talking in hitting bays, low ambient audio noise from the house entertainment system, and the impact sound of the golfer hitting golf balls off a golf mat. Noise impacts would be reduced by indoor climate- controlled hitting bays, onsite landscaping and a barrier netting system. In addition, the Topgolf facility noise levels would be required to comply with City of Renton code (Chapter 7 Noise Level Regulations) and Washington State code (WAC 173-60-040). Therefore, typical noise levels from Topgolf are anticipated to result in a less-than-significant noise impact. Mitigation Measures: Any event at Topgolf that could result in an increase in typically noise levels extending beyond the site boundaries, such as live music, DJ or a similar event, the event operating hours shall be restricted to the hours between seven o’clock (7:00) a.m. and two o’clock (2:00) a.m., seven days a week. Nexus: Chapter 7 Noise Level Regulations and WAC 173-60-040, Maximum Permissible Environmental Noise Levels. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Environmental Review Committee LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of July 22, 2019 Page 9 of 13 ERC_Report_Topgolf_LUA19-000094 5. Aesthetics Impacts: The tallest height of the 74,025 square foot 3-story Topgolf building is approximately 46 feet above finished grade. The proposed net poles range in height from 90 feet up to 170 feet above the finished elevation of the building. The applicant would be required to receive approval from the FAA (Federal Aviation Administration) by completing an aeronautical study for violating the airport overlay, Part 77 horizontal surface height restriction of 150 feet due to the proposed 170-foot tall netting system. To meet FAA requirements it is common for the developer to be required to provide some marking lights (low intensity flashing red light visible to aircraft) on the tallest element of the project. The net poles are proposed to be painted light gray to blend with the color of the sky and the black polyester netting material has been claimed by the applicant to be close to transparent with 1” mesh size. Landscape screening would be provided throughout the subject property, including significant screening along N 8th St and Logan Ave N to minimize the visual impact of the development (Exhibit 7). The Topgolf building is primarily constructed of structural steel and concrete. The exterior elevations primarily consist of a mixture of metal panels, glass, and EIFS (exterior insulation and finish system). EIFS is a general class of non-load bearing building cladding systems that provides exterior walls with an insulated, water-resistant, finished surface in an integrated composite material system. EIFS-clad buildings have been reported to have problems related to water leakage. Architectural exterior elevations and roof plans on Phase I were provided with the land use application (Exhibit 6). The design of the building includes additional contrasting through building material, paint color, building shadow lines, and other architectural detailing for design. With exception to the EIFS walls, the materials are proposed to be high quality and are anticipated to meet the City development standards. The applicant is proposing a 35-foot setback to the metal porte cochere located along Logan Ave N and a 22.5’ setback from the building on N 8th St. The front of the building would be oriented to the west and the hitting bays, located at the rear of the building, are proposed to be oriented and open to the east. Three of the four building elevations (not the east elevation) include horizontal and vertical modulation to reduce apparent scale of the ±404 long Topgolf building. The increased front yard setback along Logan Ave N and secondary front yard setback on N 8th St allows for substantial landscape screening between the back of sidewalk and the proposed building and/or netting system and a large public plaza at the southeast intersection of Logan Ave N and N 8th St. The applicant is also proposing to include benches, seating wall, lawn, an outdoor patio, and enhanced landscape surfacing within the public plaza area. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 6. Light and Glare Impacts: The addition of new light sources on the subject property would increase the light and glare in the area and could introduce local light impacts if not properly designed. Onsite lighting would include interior and exterior building lighting, parking area lighting, and outfield lighting during night play. The Topgolf facility lighting hours would follow the proposed 24-hour operation schedule. The designated parking lot fixtures would be LED fixtures that would be comply with the lighting requirements of the Renton code, including a maximum mounting height of 25 feet above grade and a maximum foot-candle of zero (0) FC at the property line. The Topgolf outfield is proposed to be illuminated with sport field LED strips mounted lighting beneath the second and third level roof decks at heights of approximately 28 feet to 42 feet above the finished elevation of the building. Details on the fixture types have been provided with the photometric plan (Exhibit 12). According to the applicant, no glare from the project is anticipated to be a public safety hazard or interfere with views. As previously indicated, all lighting proposed for the project would be consistent with applicable lighting regulations and zero light spillage City of Renton Department of Community & Economic Development Topgolf Staff Report to the Environmental Review Committee LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of July 22, 2019 Page 10 of 13 ERC_Report_Topgolf_LUA19-000094 is anticipated at the property boundaries. No existing off-site light or glare sources are anticipated to affect this proposal. Along the property frontages, the existing street lighting poles do not include pedestrian street level lighting along the property frontages. N 8th St was constructed with street level lighting only and no pedestrian level lighting on the light poles. N 8th St, between Logan Ave N and Park Ave N, is a full block with over a 1,000 feet between the two intersections and the north half of N 8th St was developed with the backs of six (6) large box buildings facing the public street. Topgolf is proposing a 24-hour operation that would increase the pedestrian traffic along the property frontage of N 8th St to connect with The Landing. Appropriate quality and placement of lighting can enhance an environment and increase pedestrian comfort, security, and safety. The type of lighting selected for streets, sidewalks, parking, landscaping, and buildings can either enhance the ambiance of the area and the visibility for pedestrians or it can create shadows and dark spots that could reduce perceived levels of safety. Because nighttime pedestrian movements and activity are anticipated to increase as a result of the proposed development, the public street frontage between Topgolf and The Landing should be supplemented with pedestrian level lighting that maintains a minimum light level of 0.3 foot-candle and a three to one (3:1) enhanced uniformity ratio. Therefore, staff recommends as a mitigation measure that the applicant provide a pedestrian lighting plan that maintains minimum light levels of 0.3 foot-candle along the property frontage of the public sidewalk of N 8th St at a three to one (3:1) enhanced uniformity ratio to improve visibility and perceptions of brightness, safety and security for pedestrians at night. The lighting plan proposed for Topgolf could potentially impact the remaining 2.65 acres onsite proposed as future mixed-use development. Because the location and design of the mixed-use component on the remaining 20 percent of the parcel is not currently known, the potential impacts associated with light and glare cannot be accurately determined at this time. Project lighting, in addition to lighting from the mixed-use component, would create a new source of light that could potentially affect nighttime views onsite and in the immediate surrounding area. Therefore, staff recommends a mitigation measure that the applicant provide a lighting/illumination plan which will have a minimal effect on adjacent properties and the Phase 2 mixed-use area on the eastern portion of the property and still comply with street and pedestrian lighting standards of the code. The final lighting/illumination plan shall be submitted to, and approved by, the Current Planning Project Manager prior to civil construction permit issuance. Mitigation Measures: 1. The applicant shall provide a pedestrian lighting plan that maintains minimum light levels of 0.3 foot-candle along the property frontage of the public sidewalk of N 8th St at a three to one (3:1) enhanced uniformity ratio to improve visibility and perceptions of brightness, safety and security for pedestrians at night. 2. The applicant shall provide a lighting/illumination plan which will have a minimal effect on adjacent properties and the Phase 2 mixed-use area on the eastern portion of the property and still comply with street and pedestrian lighting standards of the code. The final lighting/illumination plan shall be submitted to, and approved by, the Current Planning Project Manager prior to civil construction permit issuance. Nexus: RMC 4-4-075 Lighting, Exterior On-Site and RMC 4-6-060.I Street and Pedestrian Lighting Standards. 7. Transportation Impacts: The proposed development fronts Logan Ave N along the west property line, N 8th St along the north property line, and Park Ave N along the east property line. Vehicular access to the Topgolf portion of the site would be provided by two (2) separate driveways located on Logan Ave N. Access to the second phase would be from the east side of the parcel with exact locations to be determined during City of Renton Department of Community & Economic Development Topgolf Staff Report to the Environmental Review Committee LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of July 22, 2019 Page 11 of 13 ERC_Report_Topgolf_LUA19-000094 phase two master site plan review. The two developments are anticipated to provide cross access upon the future development of Phase 2. The applicant submitted a Traffic Impact Analysis (TIA) performed by Transpo Group on July 2019 (Exhibit 14). The analysis included a review of existing conditions in the vicinity of the project site, including the transportation network, planned improvements, existing and future without-project peak hour traffic volumes, traffic operations, and traffic safety. The analysis assumed a future 2020 horizon analysis year, consistent with anticipated project horizon year. Future with-project conditions are evaluated by adding site-generated traffic to future without-project volumes and were then compared to future without-project conditions to identify the relative impacts the proposed project has on the surrounding transportation system. Temporary Impacts Given the concentration of traffic and development projects in the area, staff anticipates that the proposed project could contribute to short-term impacts to the City’s street system. Temporary adverse transportation impacts are primarily associated with site work. The applicant has proposed construction mitigation through the limitation of construction hours stipulated in Renton Municipal Code (Exhibit 19). Also, site access is limited to Logan Ave N which is expected to increase delays on Logan Ave N (with or without construction) during the AM and PM peak hours (see Level of Service analysis). Therefore, additional public outreach would assist in improving driver and worker safety, lessen traffic delays, and reduce driver frustration, which is anticipated due to the proposed development. Therefore, staff recommends a mitigation measure requiring the applicant create a public outreach plan in coordination with City of Renton to communicate with road users, the general public, area residences, local businesses, and appropriate public entities about project information; road conditions in the work zone area; and the safety and mobility effects of the work zone. The public outreach plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. Level of Service The Transportation Impact Analysis discusses both AM and PM trips. The analysis looked and the PM trips and anticipates generating 186 PM peak hour trips (100 inbound and 86 outbound). The analysis also looked at the AM trips and calculated approximately 32 peak hour trips (28 inbound and 4 outbound). According to TIA, an increase in traffic is estimated up to approximately four percent (4%) at the off-site study intersections (Logan Ave N/N 8th St and Park Ave N/N 8th St) and up to approximately 11 percent (11%) at the site access locations on Logan Ave N during the weekday PM peak hour, and up to approximately one percent (1%) and three percent (3%) at the off-site study intersections and two site accesses during the AM peak hour, respectively. With the addition of project traffic, the off-site study intersections are anticipated to continue to operate at LOS D or better. The TIA concluded that the traffic volumes fluctuate day-to-day and the anticipated increase falls within a range of typical traffic volumes. During the weekday PM peak hour, the Logan Ave N/N 8th St intersection operation forecast was modeled to drop from a LOS C to a LOS D with the addition of Topgolf project traffic, and the Park Ave N/N 8th St intersection is expected to operate and maintain LOS C status with the addition of project traffic. During the weekday AM peak hour, both study intersections are anticipated to operate at LOS B with the addition of Topgolf traffic. The site access driveways are forecast to operate at LOS E or better during the weekday PM peak hour and LOS C or better during the weekday AM peak hour, meeting current City standards. The Traffic Impact Analysis did not propose any mitigation measures for the level of service change from LOS C to LOS D at the Logan Ave N/N 8th St intersection, as a result, staff is recommending that the applicant complete and then comply with a revised Traffic Impact Analysis that investigates potential mitigation measures to retain LOS C at the Logan Ave N/N 8th St intersection at the future 2020 horizon analysis year with the project and identifies mitigation if LOS C cannot be retained. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Environmental Review Committee LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of July 22, 2019 Page 12 of 13 ERC_Report_Topgolf_LUA19-000094 The Traffic Impact Analysis did not propose any mitigation measures for the site access driveways forecasted to operate at LOS E or better during the weekday PM peak hour with up to an 11% increase in traffic. The results of the increased traffic delays at the intersection, along with the onsite circulation configuration, could result in vehicle queues that extend off-site into Logan Ave N during the PM peak hour. Due to this potential concerns, staff is recommending a SEPA mitigation measure prior to civil construction permit issuance, that the applicant complete and then comply with a Traffic and Parking Management Plan to identify measures to keep vehicles moving past the entrances on Logan Ave N and maintain a clear path for pedestrians. Staff further recommends that if the Renton Police Department Traffic Commander assesses that traffic volumes from or to the site are creating a hazard or significantly impacting traffic on Logan Ave N, the applicant be required to revise the Traffic and Parking Management Plan to identify mitigation, and then implement the mitigation. Frontage Improvements All frontage roads are required to meet street standards pursuant to RMC 4-6-060. The applicant is requesting a street modification, from RMC 4-6-060, in order to retain the existing frontage improvements along all street frontages. The existing right-of-way (ROW) on Logan Ave N (Principal Arterial Road) is approximately 88 feet, the existing ROW on N 8th St (Minor Arterial Road), is approximately 78 feet, and the existing ROW on Park Ave N (Principal Arterial Road) is approximately 91 feet. The applicant would be required to dedicate approximately 8 feet of ROW on Logan, approximately 12.5 feet of ROW on N 8th St and approximately 6 feet of ROW on Park Ave N to comply with street dedication required for development pursuant to RMC 4-6-060.E. As part of the Site Plan recommendation to the Hearing Examiner, staff will likely be recommending approval of the proposed street modification request as long as all street frontages are not damaged and are in good condition, subject to the aforementioned street dedication totals. The analysis will be included in the staff report to the Hearing Examiner and more detailed information about each street cross section can be found in the Advisory Notes to the Applicant under the Development Engineering Memo (Exhibit 21). Concurrency Transportation concurrency findings and recommendation will be provided in the staff report to the Hearing Examiner based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation. The development will have to meet the City of Renton concurrency requirements. Mitigation Measures: 1. The applicant shall create a public outreach plan in coordination with City of Renton to communicate with road users, the general public, area residences, local businesses, and appropriate public entities about project information; road conditions in the work zone area; and the safety and mobility effects of the work zone. The public outreach plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. 2. The applicant shall complete a revised Traffic Impact Analysis that investigates mitigation measures to retain LOS C at the Logan Ave N/N 8th St intersection at the future 2020 horizon analysis year with the project. If the revised Traffic Impact analysis shows that LOS C can be retained at that intersection, the applicant shall implement the necessary measures to retain LOS C. If the revised Traffic Impact Analysis shows that LOS C cannot be retained at that intersection, the applicant shall provide mitigation for the impacts caused by exceedance of the LOS C standard. 3. Prior to civil construction permit issuance, the applicant shall complete a Traffic and Parking Management Plan to investigate potential mitigation measures to keep vehicles moving past the entrances on Logan Ave N and maintain a clear path for pedestrians, and applicant shall implement all mitigation identified in such plan. If the Renton Police Department Traffic Commander assesses that City of Renton Department of Community & Economic Development Topgolf Staff Report to the Environmental Review Committee LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of July 22, 2019 Page 13 of 13 ERC_Report_Topgolf_LUA19-000094 traffic volumes from or to the site are creating a hazard or significantly impacting traffic on Logan Ave N, the applicant shall revise the Traffic and Parking Management Plan to identify mitigation, and then shall implement the mitigation. Nexus: SEPA Environmental Regulations, RMC 4-6-060 Street Standards and RMC 4-6-070 Transportation Concurrency Requirements. 8. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant (Exhibit 21).” Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on August 9, 2019. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Topgolf Land Use File Number: LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Date of Meeting July 22, 2019 Staff Contact Clark H. Close Senior Planner Project Contact/Applicant Jenelle Taflin Navix Engineering 11235 SE 6th St, Ste. 150, Bellevue, WA 98004 Project Location 745 Park Ave N, Renton WA 98057 (APN 0886610010) The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Overall Site Improvement Plan (Sheet C-1.0) Exhibit 3: Site Improvement Plan (Sheets C-1.1 – C-1.3) Exhibit 4: Neighborhood Detail Map Exhibit 5: Limited Topographic Survey Exhibit 6: Architectural Floor Plans, Roof Plan, Exterior Elevations and Exterior Details Exhibit 7: Landscape Plans (Sheets L5.01 – L5.02) Exhibit 8: Technical Information Report (TIR), prepared by Navix Engineering, dated June 14, 2019 Exhibit 9: Preliminary Grading Plans (Sheets C-2.0 – C-2.3), prepared by Navix Engineering, dated June 14, 2019 Exhibit 10: Drainage Plans (Sheets C-3.0 – C-3.3), prepared by Navix Engineering, dated June 14, 2019 Exhibit 11: Utility Plans (Sheet C-4.0- C-4.3), prepared by Navix Engineering, dated June 14, 2019 Exhibit 12: Lighting Layout (Pages 1-3) Exhibit 13: Geotechnical Engineering Services Draft Report, prepared by GeoEngineers, dated May 18, 2018 Exhibit 14: Traffic Impact Analysis (TIA) performed by Transpo Group on July 2019 Exhibit 15: Phase I Environmental Site Assessment, prepared by Professional Service Industries, Inc., dated April 20, 2018 Exhibit 16: Phase I ESA Recommendations Opinion, prepared by Professional Service Industries, Inc., dated April 20, 2018 Exhibit 17: Phase II: Limited Site Investigation Report was prepared by Professional Service Industries, Inc., dated June 11, 2018 Exhibit 18: Wetland Assessment, prepared by Altmann Oliver Associates, LLC, dated April 30, 2018 Exhibit 19: Construction Mitigation Description Exhibit 20: Environmental Checklist Exhibit 21: Advisory Notes PPPP LOT 5A-2THE BOEING CO.THE BOEING CO.COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTNO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLJ.GREEN/R.HILLJ.GREEN/R.HILLJ.TAFLIN/J.GREENJ.TAFLINTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.06.14.20192311235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRSEE SHEET C-1.1SEE SHEET C-1.2SEE SHEET C-1.3C-1.0OVERALL SITE IMPROVEMENT PLAN2 P P PP COMPACTCOMPACT COMPACTCOMPACT COMPACTNO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLJ.GREEN/R.HILLJ.GREEN/R.HILLJ.TAFLIN/J.GREENJ.TAFLINTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.06.14.20192311235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRC-1.1SITE IMPROVEMENT PLAN3 LOT 5A-2 THE BOEING CO. THE BOEING CO. COMPACT COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACT COMPACTNO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLJ.GREEN/R.HILLJ.GREEN/R.HILLJ.TAFLIN/J.GREENJ.TAFLINTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.06.14.20192311235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRC-1.2SITE IMPROVEMENT PLAN4 NO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLJ.GREEN/R.HILLJ.GREEN/R.HILLJ.TAFLIN/J.GREENJ.TAFLINTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.06.14.20192311235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRC-1.3SITE IMPROVEMENT PLAN5 SALES BREAK ROOM MAINTENANCE TRASH CART ROOM PARK PATIO ELEV ELEV ENTRY VESTIBULE ATRIUM BAR BEV. STATION MAINT. OFCDATA OFFICE HITTING BAYS EXTERIOR STAIR EXTERIOR STAIR PRO SHOP V.H. BAYV.H. BAYV.H. BAY MEN WOMEN OFFICEOFFICE JANITOR L O C K E R S STAIR FIRE RISER BAG STORAGE/SCHEDULER KEG COOLER BAG IN BOX ELECTRICAL ROOM ACCOUNT ADMIN HUB FLOOR PLAN- LEVEL 1 TOPGOLF PRIME A-201 04-17-2019SCALE: 1/32" = 1'-0"1 FLOOR PLAN- LEVEL 1 Project North True North OCCUPANCY SCHEDULE FIRST LEVEL Room Name Area Load Factor Occupancy Count LOBBY / VESTIBULE 642 SF 60 11 MERCANTILE 225 SF 60 4 V.H. BAY 293 SF 11 27 V.H. BAY 293 SF 11 27 V.H. BAY 296 SF 11 27 FIRE RISER 146 SF 300 1 MECHANICAL 244 SF 300 1 JANITOR 68 SF 300 1 OFFICE 102 SF 100 2 OFFICE 103 SF 100 2 OFFICE 112 SF 100 2 BREAK 303 SF 50 7 CART ROOM 108 SF 300 1 SALES 562 SF 100 6 OFFICE 724 SF 100 8 MAINTENANCE 1,362 SF 300 5 BAG IN BOX 145 SF 300 1 OFFICE 121 SF 100 2 ACCOUNT 80 SF 100 1 DATA 315 SF 300 2 KEG ROOM 361 SF 300 2 ATRIUM 2,531 SF 15 169 BAR DINING 274 SF 15 19 BAR SEATING 186 SF 15 13 BAR 490 SF 60 9 BAR STORAGE 233 SF 200 2 BAG STORAGE/SCHEDULER 138 SF 300 1 BAY 175 SF 15 12 BAY 175 SF 15 12 BAY 175 SF 15 12 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 175 SF 15 12 BAY 175 SF 15 12 BAY 175 SF 15 12 BAY 175 SF 15 12 BAY 175 SF 15 12 TOTAL FIRST FLOOR OCCUPANCY 530 5900 SF FIRST FLOOR 26,352 S.F. TOTAL - 74,025 SF OPEN TO BELOW PARK PATIO BELOW ELEV KITCHEN PRIVATE EVENT OPEN TO BELOW LOUNGE ROOF TERRACE BAR ELECTRICAL BEV. STATION STORAGE ELEV STAIR WOMEN MEN HITTING BAYS EXTERIOR STAIR EXTERIOR STAIR MECHANICAL COURTYARD PRIVATE LOUNGE STORAGE FAMILY RR HOPPER JANITOR WATERHEATER FLOOR PLAN- LEVEL 2 TOPGOLF PRIME A-202 04-17-2019SCALE: 1/32" = 1'-0"1 FLOOR PLAN- LEVEL 2 Project North True North OCCUPANCY SCHEDULE SECOND LEVEL Room Name Area Load Factor Occupanc y Count PRIVATE EVENT 229 SF 15 16 PRIVATE LOUNGE 285 SF 15 19 STORAGE 622 SF 300 3 ELECTRICAL 169 SF 300 1 OFFICE 99 SF 100 1 KITCHEN 3,006 SF 200 16 WATERHEATER 152 SF 300 1 ATRIUM SEATING 453 SF 15 31 LOUNGE 588 SF 15 40 BAR 434 SF 60 8 BAR SEATING 260 SF 15 18 BAR STORAGE 187 SF 300 1 PATIO 1,014 SF 15 68 JANITOR 79 SF 300 1 BAG STORAGE/SCHEDULER 138 SF 300 1 FAM RR 81 SF BAY 175 SF 15 12 BAY 175 SF 15 12 BAY 175 SF 15 12 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 175 SF 15 12 BAY 175 SF 15 12 BAY 175 SF 15 12 BAY 175 SF 15 12 BAY 175 SF 15 12 TOTAL SECOND FLOOR OCCUPANCY 402 SECOND FLOOR 23,513 S.F. TOTAL - 74,025 SF OPEN TO BELOW TERRACE BELOW MEN ROOF TERRACE ROOF BAR BEV. STATION VIPVIPVIP STORAGE MECHANICAL COURTYARD ROOF BELOW STAIR HITTING BAYS ELEVELEV EXTERIOR STAIR EXTERIOR STAIR STORAGE STORAGEELECTRICAL ROOM STORAGE JAN. FAMILY RR WOMEN FLOOR PLAN- LEVEL 3 TOPGOLF PRIME A-203 04-17-2019SCALE: 1/32" = 1'-0"1 FLOOR PLAN- LEVEL 3 Project North True North OCCUPANCY SCHEDULE THIRD LEVEL Room Name Area Load Factor Occupancy Ct. JANITOR 73 SF 300 1 STORAGE 243 SF 300 1 VIP LOUNGES 2,424 SF 15 162 ATRIUM SEATING 459 SF 15 31 ROOF TOP PATIO 1,353 SF 15 91 BAR SEATING 270 SF 15 19 BAR SERVICE 429 SF 60 8 BAR STORAGE 187 SF 300 1 BAG STORAGE/SCHEDULER 138 SF 300 1 STORAGE 154 SF 300 1 STORAGE 184 SF 300 1 BAY 175 SF 15 12 BAY 175 SF 15 12 BAY 175 SF 15 12 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 124 SF 15 9 BAY 175 SF 15 12 BAY 175 SF 15 12 BAY 175 SF 15 12 BAY 175 SF 15 12 BAY 175 SF 15 12 TOTAL THIRD FLOOR OCCUPANCY 494 THIRD FLOOR 24,160 S.F. TOTAL - 74,025 SF R O O F B E L O W ROOF OPEN TO BELOW ROOF ROOF PLANTOPGOLF PRIME A-205 04-17-2019SCALE: 1/32" = 1'-0"1 ROOF PLAN Project North True North PAINTED E.I.F.S. PANELS 146'-0" T.O. PARAPET WALL LEVEL 3 LEVEL 2 GROUND LEVEL PAINTED STEEL STRUCTURAL SUPPORTS WITH COLUMN WRAPS SEALED CONCRETE SLAB ALUMINUM OPERABLE OVERHEAD GLAZING METAL PANEL STAIR ENCLOSURE 128'-0" 114'-0" 100'-0" PAINTED E.I.F.S. PANELS E.I.F.S. PANELS WITH REVEALS ALUMINUM STOREFRONT GLAZING METAL PANEL ILLUMINATED CANOPY BAND WALL SURFACE LIGHT BAND INTERNALLY ILLUMINATED SIGNAGE STOREFRONT GLAZING METAL PANEL STAIR ENCLOSURE PAINTED STEEL CANOPY 134'-0" T.O. CONCRETE PANEL LEVEL 2 GROUND LEVEL T.O. PARAPET WALL ALUMINUM STOREFRONT GLAZING INTERNALLY ILLUMINATED SIGNAGE ILLUMINATED SIGNAGE METAL PANELS PAINTED E.I.F.S. WALL 114'-0" 100'-0" METAL PORTE COCHERE WITH ILLUMINATED SIGNAGE 146'-0" EXTERIOR ELEVATIONSTOPGOLF PRIME A-301 04-17-2019SCALE: 1/32" = 1'-0"02 SCALE: 1/32" = 1'-0"01 NORTH ELEVATION EAST ELEVATION HIGH IMPACT E.I.F.S. PANELS WITH REVEALS METAL PANEL 100'-0" 146'-0" 134'-0" T.O. PARAPET WALL T.O. CONCRETE PANEL GROUND LEVEL PAINTED E.I.F.S. PANELS PAINTED E.I.F.S. WALLS INTERNALLY ILLUMINATED SIGNAGE ALUMINUM STOREFRONT GLAZINGALUMINUM STOREFRONT GLAZING INTERNALLY ILLUMINATED SIGNAGE ILLUMINATED SIGNAGE PAINTED E.I.F.S. PANELS ALUMINUM STOREFRONT GLAZING ILLUMINATED CANOPY BAND SURFACE WALL LIGHT BAND ILLUMINATED SIGNAGE METAL PANELS PAINTED E.I.F.S. WALL E.I.F.S. PANELS WITH REVEALS 146'-0" 100'-0" T.O. PARAPET WALL LEVEL 3 LEVEL 2 GROUND LEVEL METAL PANELS PAINTED E.I.F.S. WALLSMETAL PANEL STAIR ENCLOSURE SEALED CONCRETE SLAB ALUMINUM STOREFRONT GLAZING 128'-0" 114'-0" EXTERIOR ELEVATIONSTOPGOLF PRIME A-302 04-17-2019SCALE: 1/32" = 1'-0"1 SCALE: 1/32" = 1'-0"2 SOUTH ELEVATION WEST ELEVATION 150'-0" 130'-0" 110'-0" 90'-0" POLYESTER BARRIER NETTING SYSTEM 7/16" GALVANIZED HIGH STRENGTH STRAND (TYP) HELICAL ANCHOR DIGTIAL SCREEN 50'x30' (PER SCREEN)16"-42" DIA. 16"-30" DIA.16"-36" DIA. 7/16" GALVANIZED HIGH STRENGTH STRAND (TYP) 170'-0" POLYESTER BARRIER NETTING SYSTEM 7/16" GALVANIZED HIGH STRENGTH STRAND (TYP) HELICAL ANCHOR DIGTIAL SCREEN 50'x30' (PER SCREEN) 16"-42" DIA.16"-30" DIA.16"-36" DIA. 7/16" GALVANIZED HIGH STRENGTH STRAND (TYP) 250'-0" 270'-0" 230'-0" 210'-0" 190'-0" EXTERIOR DETAILS- HITTING FIELD TOPGOLF PRIME A-303 04-17-2019SCALE: 1/64" = 1'-0"1 ELEVATION - HITTING FIELD SCALE: 1/64" = 1'-0"2 ELEVATION - HITTING FIELD POLYESTER BARRIER NETTING SYSTEM 7/16" GALVANIZED HIGH STRENGTH STRAND (TYP) HELICAL ANCHOR DIGTIAL SCREEN 50'x30' (PER SCREEN) 16"-42" DIA. 16"-30" DIA. 16"-36" DIA. HELICAL ANCHOR 7/16" GALVANIZED HIGH STRENGTH STRAND (TYP) 270'-0" 250'-0" 230'-0" 210'-0" 190'-0" EXTERIOR DETAILS- HITTING FIELD TOPGOLF PRIME A-304 04-17-2019SCALE: 1/64" = 1'-0"1 ELEVATION - HITTING FIELD REAR POLYESTER BARRIER NETTING SYSTEM NETTING COMPONENT: -COLOR: BLACK -POLYESTER NETTING: 1" MESH SIZE -LONG STITCH KNOT LESS JOIN -RESIN DYE AND BONDING TREATMENT -116.7 LB. AVERAGE SINGLE MESH BREAK STRENGTH ATTACHMENT TWINE/HANGING TWINE: -#48 BRAIDED POLYESTER TWINE -375 LB. TENSILE STRENGTH -DYE TREATED PERIMETER BORDER ROPE & RIB-LINE/VERTICALS: -3/8" BRAIDED SYNTHETIC COVER -PARALLEL SYNTHETIC CORE -3,500 LB. TENSILE STRENGTH NETTING POLE LIGHT GRAY PPPP COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTN 8TH STLOGAN AVE N PED.PLAZABENCHESEXISTING STREET TREES AND PLANTER STRIP TO REMAINEXISTING STREETTREES ANDPLANTER STRIPTO REMAINEXISTING TO REMAINPATIOPATIOLAWNHEDGE TO SCREENLOADING AREASTREETTREE TO BEREMOVEDSTREETTREE TO BEREMOVEDSEAT WALLGROUNDCOVER UNDER TREESPROVIDEGROUNDCOVER +ORNAMENTALGRASSES AROUNDUTILITIESMATCHLINE. SEE SHEET L5.021LANDSCAPE PLAN1" = 40'-0"20'40'80'0NO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLK. LUNDQUISTS. HENRYK. LUNDQUISTK. LUNDQUISTTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.04.26.201923RFacsimile 206 782 3675Telephone 206 782 3650Seattle, WA 98103 - 3826600 North 85th Street, Suite 102 L a n d s c a p e A r c h i t e c t u r eLANDSCAPE PLANL5.0118 PARK AVE N N 8TH STEXISTING STREET TREES ANDPLANTER STRIP TO REMAINSTREET TREE TOBE REMOVEDSTREET TREE TO BE REMOVEDGROUNDCOVER UNDER TREESLANDSCAPE CALCULATIONSMIN. REQUIRED INTERIOR LANDSCAPE (35 SF PER STALL): 11,356 SFPROVIDED LANDSCAPE: 11,829 SFREQUIRED PARKING LOT TREES (1 TREE / 6 INTERIOR PARKING STALLS): 56PROVIDED INTERIOR PARKING STALLS: 334PROVIDED INTERIOR PARKING LOT TREES: 56PARKING LOT TREESACER PLATANOIDES X TRUNCATUM 'KEITHSFORM' / NORWEGIAN SUNSET MAPLEACER RUBRUM 'AUTUMN FLAME' / AUTUMN FLAME MAPLELIQUIDAMBAR STYRACIFLUA `WARD` / CHEROKEE SWEETGUMCOLUMNAR TREESACER PLATANOIDES `COLUMNARE` / COLUMNAR NORWAY MAPLEACER RUBRUM `KARPICK` / KARPICK RED MAPLECARPINUS BETULUS `FASTIGIATA` / PYRAMIDAL EUROPEAN HORNBEANENTRY PLAZA TREESGINKGO BILOBA `AUTUMN GOLD` TM / MAIDENHAIR TREENYSSA SYLVATICA `WILDFIRE` / BLACK GUMPARROTIA PERSICA `RUBY VASE` / RUBY VASE PERSIAN PARROTIAEVERGREEN TREESCALOCEDRUS DECURRENS / INCENSE CEDARPINUS FLEXILIS `VANDERWOLF`S PYRAMID` / VANDERWOLF`S PYRAMID PINESCREENING / HEDGE SHRUBSCEPHALOTAXUS HARRINGTONIA `FASTIGIATA` / PLUM YEWEUONYMUS JAPONICUS `GREENSPIRE` / GREENSPIRE UPRIGHT EUONYMUSPRUNUS LUSITANICA / PORTUGAL LAURELTAXUS X MEDIA `HICKSII` / HICKS YEWTHUJA OCCIDENTALIS `DEGROOT`S SPIRE` / DEGROOT`S SPIRE ARBORVITAELOW EVERGREEN FOUNDATION SHRUBSBUXUS MICROPHYLLA KOREANA / KOREAN BOXWOODEUONYMUS JAPONICUS `MICROPHYLLUS` / BOXLEAF EUNONYMUSLONICERA PILEATA / PRIVET HONEYSUCKLEPINUS MUGO / MUGO PINEVIBURNUM DAVIDII / DAVID VIBURNUMDECIDUOUS ACCENT SHRUBSBERBERIS THUNBERGII `GENTRY` / ROYAL BURGUNDY BARBERRYCORNUS SERICEA `KELSEYI` / KELSEYI DOGWOODHAMAMELIS X INTERMEDIA `ARNOLD PROMISE` / ARNOLD PROMISE HYBRID WITCH HAZELHYDRANGEA PANICULATA `LITTLE LIME` / LITTLE LIME HYDRANGEAHYDRANGEA QUERCIFOLIA / OAKLEAF HYDRANGEASORBARIA SORBIFOLIA `SEM` / SEM ASH LEAF SPIREAVIBURNUM OPULUS / EUROPEAN CRANBERRYBUSHPERENNIALS AND GRASSESCALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` / FEATHER REED GRASSGEUM X `TOTALLY TANGERINE` / TANGERINE GEUMHELICTOTRICHON SEMPERVIRENS / BLUE OAT GRASSHEMEROCALLIS X `SHERWOOD CHEER` / SHERWOOD CHEER DAYLILYLAVANDULA ANGUSTIFOLIA `HIDCOTE` / HIDCOTE LAVENDERMISCANTHUS SINENSIS `ADAGIO` / ADAGIO EULALIA GRASSLAWN-GROUND COVERARCTOSTAPHYLOS UVA-URSI / KINNIKINNICKCOTONEASTER DAMMERI / BEARBERRY COTONEASTEREUONYMUS FORTUNEI `KEWENSIS` / KEW EUNONYMUSRUBUS CALYCINOIDES / GREEN CARPET RASPBERRY2019-06-11 16:32PLANT SCHEDULEMATCHLINE. SEE SHEET L5.011LANDSCAPE PLAN1" = 40'-0"20'40'80'0NO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLK. LUNDQUISTS. HENRYK. LUNDQUISTK. LUNDQUISTTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.04.26.201923RFacsimile 206 782 3675Telephone 206 782 3650Seattle, WA 98103 - 3826600 North 85th Street, Suite 102 L a n d s c a p e A r c h i t e c t u r eLANDSCAPE PLANL5.0219 June 14, 2019 Prepared for: City of Renton 1055 South Grady Way, 6th Floor Renton, WA 98057 Reviewed by: Jenelle Taflin, P.E., LEED AP Principal jtaflin@navixeng.com TECHNICAL INFORMATION REPORT TOPGOLF RENTON RENTON, WASHINGTON PRE LI MI N A R Y PPPP LOT 5A-2THE BOEING CO.THE BOEING CO.COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTNO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLJ.GREEN/R.HILLJ.GREEN/R.HILLJ.TAFLIN/J.GREENJ.TAFLINTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.06.14.20192311235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRSEE SHEET C-2.1SEE SHEET C-2.2SEE SHEET C-2.3C-2.0OVERALL PRELIMINARY GRADING PLAN6 P P PP COMPACTCOMPACT COMPACTCOMPACT COMPACTNO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLJ.GREEN/R.HILLJ.GREEN/R.HILLJ.TAFLIN/J.GREENJ.TAFLINTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.06.14.20192311235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRC-2.1PRELIMINARY GRADING PLAN7 LOT 5A-2 THE BOEING CO. THE BOEING CO. COMPACT COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACT COMPACTNO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLJ.GREEN/R.HILLJ.GREEN/R.HILLJ.TAFLIN/J.GREENJ.TAFLINTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.06.14.20192311235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRC-2.2PRELIMINARY GRADING PLAN8 NO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLJ.GREEN/R.HILLJ.GREEN/R.HILLJ.TAFLIN/J.GREENJ.TAFLINTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.06.14.20192311235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRC-2.3PRELIMINARY GRADING PLAN9 PPPP LOT 5A-2THE BOEING CO.THE BOEING CO.COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTNO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLJ.GREEN/R.HILLJ.GREEN/R.HILLJ.TAFLIN/J.GREENJ.TAFLINTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.06.14.20192311235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRSEE SHEET C-3.1SEE SHEET C-3.2SEE SHEET C-3.3C-3.0OVERALL DRAINAGE PLAN10 P P PP COMPACTCOMPACT COMPACTCOMPACT COMPACTNO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLJ.GREEN/R.HILLJ.GREEN/R.HILLJ.TAFLIN/J.GREENJ.TAFLINTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.06.14.20192311235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRC-3.1DRAINAGE PLAN11 LOT 5A-2 THE BOEING CO. THE BOEING CO. COMPACT COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACT COMPACTNO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLJ.GREEN/R.HILLJ.GREEN/R.HILLJ.TAFLIN/J.GREENJ.TAFLINTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.06.14.20192311235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRC-3.2DRAINAGE PLAN12 NO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLJ.GREEN/R.HILLJ.GREEN/R.HILLJ.TAFLIN/J.GREENJ.TAFLINTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.06.14.20192311235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRC-3.3DRAINAGE PLAN13 PPPP LOT 5A-2THE BOEING CO.THE BOEING CO.COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTNO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLJ.GREEN/R.HILLJ.GREEN/R.HILLJ.TAFLIN/J.GREENJ.TAFLINTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.06.14.20192311235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRSEE SHEET C-4.1SEE SHEET C-4.2SEE SHEET C-4.3C-4.0OVERALL UTILITY PLAN14 P P PP COMPACTCOMPACT COMPACTCOMPACT COMPACTNO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLJ.GREEN/R.HILLJ.GREEN/R.HILLJ.TAFLIN/J.GREENJ.TAFLINTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.06.14.20192311235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRC-4.1UTILITY PLAN15 LOT 5A-2 THE BOEING CO. THE BOEING CO. COMPACT COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACT COMPACTNO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLJ.GREEN/R.HILLJ.GREEN/R.HILLJ.TAFLIN/J.GREENJ.TAFLINTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.06.14.20192311235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRC-4.2UTILITY PLAN16 NO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY745 PARK AVENUE NORTH RENTON, WA 98057TOPGOLF RENTON1MASTER SITE PLAN REVIEW SUBMITTALNAVIX06.14.19JETZ.NALLJ.GREEN/R.HILLJ.GREEN/R.HILLJ.TAFLIN/J.GREENJ.TAFLINTOPGOLF RENTON PREL IM INARYTOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.06.14.20192311235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRC-4.3UTILITY PLAN17 ‐ DUE TO CHANGING LIGHTING ORDINANCES IT IS THE CONTRACTORS RESPONSIBILITY TO SUBMIT THE SITE PHOTOMETRICS AND LUMINAIRE SPECS TO THE LOCAL INSPECTOR BEFORE ORDERING TO ENSURE THIS PLAN COMPLIES WITH LOCAL LIGHTING ORDINANCES‐ THIS LIGHTING DESIGN IS BASED ON INFORMATION SUPPLIED BY OTHERS. CHANGES IN ELECTRICAL SUPPLY, AREA GEOMETRY AND OBJECTS WITHIN THE LIGHTED AREA MAY PRODUCE ILLUMINATION VALUES DIFFERENT FROM THE PREDICTED RESULTS SHOWN ON THIS LAYOUT.‐ THIS LAYOUT IS BASED ON IES FILES THAT WERE LAB TESTED OR COMPUTER GENERAGED. ACTUAL RESULTS MAY VARYChecked By:Date:6/12/2019Page 1 of 3‐ THIS DRAWING REPRESENTS DESIGN INTENT AND CONCEPT ONLY. The designer and associates are responsible for the visual aspects of this production, and all specifications provided relate solely to the appearance of the lighting and not matters of electrical or structural soundness and / or safety. The implementation of this design must comply with the most stringent applicable International, EEC, local safety and fire codes. This designer and associates are not qualified to determine life safety or ADA compliance,electrical or structural appropriateness of the design and will not assume responsibility for damages resulting through improper engineering and/or implantation in the handling of this lighting design. The designer agrees to make prompt correcting alterations to any specification found to be incompatible with proper fire and safety precautions.‐ THIS PLAN HAS BEEN PREPARED BY FACILITY SOLUTIONS GROUP. and Information should be considered proprietary and confidential. This document is prepared for a specific site and incorporates calculations and layout recommendations based on data supplied by outside sources at time of conception. Example: Client, Contractors, Field Surveys, Vendors, Lab Tested or computer generated IES Files. Changes in area geometry, color schemes, mounting heights, and object density within the plan may produce illumination values different from the averages reflect herein.‐ BY USE OF THIS DOCUMENT, RECIPIENT AGREES TO FACILITY SOLUTIONS GROUP standard terms and conditions and agrees to protect the contents from further dissemination, (other than within the organization necessary to evaluate such specification) without the written permission of Facility Solutions Group. The contents of this document are not to be reproduced or copied in whole or in part without the written permission of Facility Solutions Group.Calculated by: J. JAQUESREVISED LIGHTING LAYOUT w/LED IN PARKING LOTUSING PROPOSED LOCATIONSTOP GOLF RENTON, WADRIVING RANGE, PARKING LOT, GRASS AREA, & PROPERTY LINEPlan View:FULL SCHEDULESScale: 1 inch= 60 Ft.TARGET CRITERIA:-MOUNTING HEIGHT SHALL NOT EXCEED 25 FT ABOVE GRADE.-MAXIMUM FOOTCANDLE ON PROPERTY LINE SHALL NOT EXCEED 0 FC.Object SummaryLabelTypeDescriptionBLDGPolygon-Flat30 ft tallCalculation SummaryLuminaire ScheduleSymbolLabelQtyArrangementLabelCalcTypeUnitsAvgLum. LumensTotal Lamp LumensLum. WattsLLF[MANUFAC]MaxMinAvg/MinMax/MinCVDescriptionFilenameUGDescriptionPtSpcLrPtSpcTbDRIVING RANGEIlluminanceFc1.855.70.29.2528.500.856.36readings taken at grade2020GRASS AREAIlluminanceFc1.252.00.26.2510.00N.A.N.A.readings taken at grade55PARKINGIlluminanceFc1.534.40.27.65A5422.00N.A.N.A.readings taken at grade1010PROPERTY LINEIlluminanceSINGLE5747N.A.750.900Lithonia LightingMRP LED 42C 530 30K SR5 MVOLT; TYPE 5 ROUND LED 14' POLEMRP_LED_42C_530_30K_SR5_MVOLT.iesRDN47SINGLE41362N.A.5201.150QUALITE SPORTS LIGHTING, LLCGC500-N4RD-CLR LENS-ITL89093ITL89093-GONIO-N4RD.IESS13-ALT2SINGLE8490N.A.1131.000EATON - McGRAW-EDISON (FORMER COOPER LIGHTING)GLEON-AF-02-LED-E1-SL3-8030-HSS; LED POLE W/HOUSE-SIDE SHIELD; 18' POLE W/2' BASEGLEON-AF-02-LED-E1-SL3-8030-HSS.iesS142SINGLE19488N.A.2250.900EATON - McGRAW-EDISON (FORMER COOPER LIGHTING)GLEON-AF-04-LED-E1-SL4-HSS; TYPE 4 LED POLE/W HOUSE-SIDE SHIELD; 22' POLE W/3' BASEGLEON-AF-04-LED-E1-SL4-HSS.iesS14-ALT2SINGLE12035N.A.1660.900EATON - McGRAW-EDISON (FORMER COOPER LIGHTING)GLEON-AF-03-LED-E1-SL4-8030-HSS' TYPE 4 LED W/HOUSE-SIDE SHIELD' 18' POLE W/2' BASEGLEON-AF-03-LED-E1-SL4-8030-HSS.iesS15M4SINGLE25224N.A.2250.900EATON - McGRAW-EDISON (FORMER COOPER LIGHTING)GLEON-AF-04-LED-E1-5MQ; SINGLE TYPE 5 SQUARE MEDIUM LED POLE; 22' POLE W/3' BASEGLEON-AF-04-LED-E1-5MQ.iesS15N4SINGLE24768N.A.2250.900EATON - McGRAW-EDISON (FORMER COOPER LIGHTING)GLEON-AF-04-LED-E1-5NQ SINGLE TYPE 5 SQUARE NARROW LED POLE; 22' POLE W/3' BASEGLEON-AF-04-LED-E1-5NQ.iesSQN59SINGLE41585N.A.5201.150QUALITE SPORTS LIGHTING, LLCGC500-N5SQ-CLR LENS-ITL89095ITL89095-GONIO-N5SQ.IESFc0.120.80.0N.A.N.A.N.A.N.A.readings taken at grade20N.A.CB224.6,150.842FE28.2,93.742KJ2-0,042TS224.6,-150.842PN28.2,-93.742ML21.6,-49.642ABCDEFGHJKLMNPRSTU123AADDBA131.6,170.927DC117.8,129.227FE18,86.827HG11.9,43.427KJ10,027ML11.9,-43.427PN18,-86.827SR117.8,-129.227UT131.6,-170.927HG21.6,49.642FFFOGAN AVE NLPARK AVE NEXISTING OFFICE±2.65 ACRESOPEMENTLMIXED-USE DEVEBAYS102 HITTINGFLTOPGOCCCCCCCCCCCCCCCCCCCCCSQN5MH: 42MH: 42SQN5RDN4MH: 27MH: 42SQN5SQN5MH: 42MH: 42SQN5MH: 27RDN4SQN5MH: 42RDN4MH: 27RDN4MH: 27SQN5MH: 42RDN4MH: 27SQN5MH: 42RDN4MH: 27RDN4MH: 27SQN5MH: 42MH: 20S14-ALTS15MMH: 25A5MH: 14MH: 14A5A5MH: 14MH: 14A5S14MH: 25S14MH: 25S14-ALTMH: 20S13-ALTMH: 20S15NMH: 25MH: 25S15NMH: 25S15NS15NMH: 25S13-ALTMH: 20S15MMH: 25MH: 25S15MS15MMH: 251.2 1.01.2 1.0 0.8 0.6 0.5 0.41.2 1.0 0.8 0.6 0.5 0.4 0.31.3 1.1 0.9 0.7 0.6 0.5 0.4 0.31.3 1.1 0.9 0.7 0.6 0.5 0.4 0.32.0 1.8 1.6 1.4 1.3 1.1 0.9 0.8 0.7 0.6 0.5 0.50.4 0.5 0.7 1.0 1.4 1.7 1.9 2.0 2.0 1.9 1.7 1.6 1.4 1.3 1.1 1.0 0.9 0.8 0.8 0.7 0.70.5 0.6 0.7 1.0 1.3 1.6 1.8 1.9 1.9 1.7 1.6 1.5 1.4 1.3 1.2 1.1 1.1 1.1 1.0 1.0 1.00.7 0.8 0.9 1.1 1.4 1.6 1.9 1.9 1.8 1.7 1.6 1.6 1.5 1.3 1.2 1.2 1.2 1.3 1.3 1.2 1.1 0.90.9 1.0 1.1 1.2 1.4 1.5 1.8 1.8 1.8 1.7 1.7 1.6 1.5 1.3 1.2 1.3 1.4 1.6 1.6 1.5 1.2 1.01.0 1.3 1.5 1.4 1.1 1.3 1.5 1.4 1.6 1.7 1.6 1.6 1.5 1.4 1.3 1.4 1.5 1.8 1.8 1.6 1.4 1.20.9 1.3 1.6 1.6 1.4 1.3 1.5 1.3 1.2 1.4 1.5 1.6 1.6 1.6 1.6 1.4 1.3 1.3 1.5 1.4 1.5 1.31.2 1.6 1.6 1.6 1.2 1.0 1.3 1.2 1.4 1.4 1.5 1.6 1.8 1.8 1.4 1.3 1.5 1.6 1.3 1.3 1.11.2 1.5 1.5 1.2 1.3 1.7 1.4 1.4 1.6 1.5 1.6 1.6 1.7 1.8 1.5 1.6 0.5 1.2 1.1 1.2 1.11.2 1.4 1.4 1.1 1.2 1.4 1.4 1.5 1.5 1.6 1.7 1.7 1.7 1.8 1.4 1.4 1.4 1.6 1.3 1.3 1.2 0.91.1 1.2 1.2 1.3 1.4 1.7 1.7 1.5 1.5 1.5 1.7 1.8 1.8 1.8 1.3 1.1 1.2 1.4 1.3 1.4 1.3 1.11.0 1.1 1.3 1.4 1.5 1.7 1.7 1.7 1.5 1.5 1.7 1.7 1.6 1.5 1.4 1.4 1.4 1.6 1.5 1.3 1.2 1.01.0 1.2 1.4 1.5 1.6 1.7 1.7 1.8 1.7 1.6 1.5 1.4 1.3 1.3 1.4 1.5 1.4 1.6 1.6 1.3 1.1 1.01.0 1.2 1.4 1.5 1.6 1.7 1.7 1.7 1.6 1.5 1.4 1.3 1.2 1.2 1.3 1.4 1.4 1.5 1.5 1.4 1.3 1.11.0 1.1 1.4 1.5 1.7 1.8 1.8 1.6 1.5 1.3 1.3 1.2 1.2 1.2 1.3 1.4 1.4 1.5 1.6 1.6 1.5 1.3 1.01.1 1.2 1.3 1.5 1.7 1.8 1.7 1.5 1.4 1.3 1.3 1.2 1.1 1.1 1.1 1.2 1.4 1.4 1.6 1.6 1.6 1.3 1.01.3 1.4 1.3 1.2 1.3 1.4 1.4 1.5 1.4 1.2 1.2 1.1 1.0 1.0 1.0 1.1 1.3 1.5 1.7 1.7 1.7 1.4 1.11.4 1.7 1.4 1.2 1.4 1.6 1.3 1.3 1.2 1.0 1.0 1.0 1.1 1.1 1.1 1.2 1.3 1.5 1.7 1.8 1.6 1.4 1.21.3 1.7 1.5 1.6 0.9 1.1 1.2 1.2 1.2 1.0 0.9 0.9 1.1 1.2 1.4 1.4 1.3 1.1 1.3 1.4 1.4 1.4 1.31.3 1.6 1.4 1.4 1.3 1.6 1.3 1.3 1.2 1.0 0.9 0.9 1.0 1.1 1.4 1.7 1.4 1.3 1.4 1.5 1.2 1.2 1.1 0.9 0.7 0.41.3 1.5 1.3 1.0 1.2 1.4 1.2 1.4 1.3 1.1 1.0 0.9 1.0 1.2 1.4 1.7 1.4 1.6 0.4 1.1 1.1 1.2 1.1 0.9 0.7 0.4 0.21.1 1.2 1.2 1.2 1.3 1.5 1.4 1.3 1.1 1.0 1.0 0.9 1.0 1.1 1.4 1.6 1.3 1.3 1.4 1.6 1.2 1.4 1.1 0.9 0.6 0.4 0.20.9 1.0 1.2 1.2 1.4 1.4 1.1 0.9 0.8 0.8 0.9 1.0 1.2 1.4 1.5 1.2 1.0 1.1 1.3 1.3 1.4 1.3 1.0 0.8 0.5 0.20.8 0.9 1.0 1.1 1.1 1.0 0.8 0.7 0.7 0.8 1.0 1.1 1.1 1.1 1.1 1.3 1.3 1.5 1.4 1.2 1.1 0.9 0.8 0.5 0.30.8 0.8 0.8 0.7 0.6 0.6 0.7 0.8 0.8 0.8 0.9 1.0 1.2 1.2 1.3 1.3 1.1 0.9 0.7 0.6 0.5 0.30.4 0.71.3 1.8 1.4 1.1 1.11.2 3.5 3.3 2.9 2.7 2.3 1.9 1.5 1.21.7 4.2 3.7 4.2 4.1 3.5 2.8 2.1 1.6 1.2 0.92.6 3.5 3.5 4.1 4.1 4.1 3.5 2.7 2.1 1.6 1.2 1.0 0.9 0.91.9 4.8 3.9 4.0 4.1 4.1 3.8 3.4 2.9 2.3 1.8 1.5 1.2 1.0 0.8 0.7 0.6 0.52.6 4.7 4.4 5.2 4.7 4.5 4.1 3.4 2.8 2.4 2.0 1.6 1.4 1.1 0.9 0.8 0.7 0.6 0.5 0.5 0.44.4 4.1 4.5 4.9 4.9 4.6 4.2 3.6 2.9 2.4 2.1 1.7 1.5 1.2 1.1 0.9 0.8 0.7 0.6 0.5 0.4 0.4 0.4 0.34.0 4.2 5.4 5.0 5.3 5.0 4.3 3.6 3.1 2.6 2.2 1.9 1.6 1.4 1.2 1.0 0.9 0.7 0.7 0.6 0.5 0.4 0.4 0.4 0.3 0.3 0.32.0 4.8 4.1 4.7 5.5 5.1 4.9 4.4 3.7 3.1 2.6 2.3 1.9 1.6 1.4 1.2 1.1 0.9 0.8 0.7 0.6 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.22.2 4.8 4.7 5.4 5.6 5.7 5.1 4.3 3.6 3.1 2.6 2.2 1.9 1.7 1.4 1.3 1.1 1.0 0.8 0.7 0.7 0.6 0.5 0.5 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.22.4 4.4 3.9 4.9 5.3 5.1 4.8 4.2 3.5 3.0 2.6 2.2 1.9 1.7 1.4 1.3 1.1 1.0 0.9 0.8 0.7 0.6 0.5 0.5 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.23.1 4.5 5.0 5.0 5.1 5.2 4.7 4.0 3.4 2.9 2.5 2.1 1.9 1.6 1.4 1.2 1.1 1.0 0.9 0.8 0.7 0.6 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.2 0.22.5 4.3 3.8 4.9 5.0 4.7 4.3 3.7 3.2 2.8 2.4 2.1 1.8 1.5 1.4 1.2 1.1 0.9 0.8 0.7 0.7 0.6 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.2 0.22.9 4.9 4.8 5.0 4.7 4.5 4.1 3.5 3.0 2.6 2.2 1.9 1.7 1.5 1.3 1.1 1.0 0.9 0.8 0.7 0.6 0.6 0.5 0.5 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.21.7 3.3 3.3 3.8 4.2 4.2 3.8 3.2 2.7 2.3 2.0 1.7 1.5 1.3 1.2 1.0 0.9 0.8 0.7 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.2 0.2 0.21.3 4.0 3.4 4.1 4.0 3.9 3.7 3.1 2.6 2.2 1.8 1.5 1.3 1.1 1.0 0.9 0.8 0.7 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.21.4 4.0 3.5 4.1 4.2 4.0 3.5 2.9 2.3 1.9 1.5 1.3 1.1 1.0 0.9 0.8 0.7 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.20.8 2.7 2.8 2.9 3.0 2.7 2.4 2.1 1.7 1.5 1.2 1.0 0.9 0.8 0.7 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.20.3 0.9 1.1 1.2 1.4 1.6 1.7 1.4 1.2 1.0 0.90.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.20.20.20.20.20.20.20.20.20.20.20.30.30.30.30.30.30.30.30.30.30.30.30.30.30.20.10.00.00.00.00.10.50.40.40.20.10.10.60.80.70.70.50.60.60.20.00.10.10.00.00.00.10.10.00.00.00.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.10.00.00.00.00.00.10.10.10.10.10.10.10.20.30.20.20.20.20.20.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.10.10.10.10.10.10.10.10.10.3 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.3 0.3 0.2 0.3 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.3 0.2 0.2 0.2 0.3 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.5 0.4 0.3 0.3 0.3 0.4 0.5 0.7 0.80.6 0.8 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.8 0.6 0.4 0.3 0.3 0.6 0.8 0.9 0.9 1.0 1.0 1.0 1.0 0.9 0.9 0.8 0.5 0.3 0.2 0.3 0.5 0.8 1.0 1.0 1.1 1.1 1.1 1.1 1.1 1.0 0.9 0.7 0.4 0.3 0.4 0.6 0.9 1.2 1.6 1.8 1.50.5 0.9 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.2 0.9 0.5 0.3 0.4 0.7 1.2 1.3 1.3 1.4 1.4 1.4 1.4 1.3 1.3 1.1 0.6 0.3 0.2 0.3 0.6 1.1 1.4 1.4 1.4 1.5 1.5 1.5 1.4 1.4 1.3 0.8 0.5 0.4 0.4 0.7 1.1 1.6 2.2 2.9 2.80.2 0.5 1.0 1.4 1.5 1.7 1.8 1.8 1.8 1.6 1.5 1.3 0.9 0.5 0.3 0.4 0.8 1.3 1.5 1.6 1.8 1.9 1.9 1.8 1.6 1.4 1.1 0.6 0.3 0.2 0.3 0.6 1.1 1.4 1.6 1.9 2.0 2.0 2.0 1.7 1.6 1.3 0.9 0.5 0.4 0.5 0.7 1.1 1.6 2.4 3.1 3.40.2 0.5 1.0 1.4 1.7 2.1 2.2 2.2 2.2 2.0 1.7 1.3 1.0 0.5 0.4 0.5 0.8 1.3 1.6 2.0 2.2 2.3 2.3 2.2 1.8 1.5 1.1 0.7 0.4 0.2 0.4 0.7 1.1 1.5 1.9 2.2 2.3 2.3 2.3 2.1 1.7 1.3 0.9 0.5 0.4 0.5 0.7 1.1 1.7 2.8 3.7 4.00.2 0.6 1.0 1.4 1.9 2.3 2.5 2.5 2.5 2.3 1.9 1.4 1.0 0.6 0.4 0.5 0.9 1.4 1.9 2.3 2.5 2.7 2.6 2.3 2.1 1.6 1.2 0.7 0.4 0.3 0.4 0.7 1.2 1.6 2.1 2.4 2.8 2.8 2.5 2.3 1.9 1.4 1.0 0.6 0.4 0.5 0.7 1.1 1.7 2.8 3.7 4.00.3 0.6 1.0 1.5 2.0 2.3 2.8 3.5 2.7 2.3 2.0 1.4 1.0 0.6 0.4 0.5 0.9 1.4 2.0 2.5 2.7 3.5 3.2 2.4 2.2 1.6 1.2 0.7 0.4 0.3 0.4 0.7 1.2 1.6 2.2 2.4 3.1 3.6 2.6 2.3 1.9 1.4 1.0 0.6 0.4 0.5 0.8 1.2 1.7 2.4 3.1 3.40.3 0.6 1.0 1.5 2.0 2.3 2.7 3.0 2.6 2.3 2.0 1.4 1.0 0.6 0.4 0.5 1.0 1.5 2.1 2.7 2.9 3.2 3.0 2.4 2.1 1.6 1.2 0.7 0.4 0.3 0.4 0.7 1.2 1.6 2.2 2.4 2.7 2.8 2.5 2.3 1.9 1.4 1.0 0.6 0.4 0.5 0.7 1.2 1.7 2.2 2.9 2.90.4 0.4 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.3 0.2 0.3 0.4 0.4 0.4 0.5 0.5 0.50.3 0.6 1.0 1.4 1.8 2.2 2.3 2.3 2.3 2.2 1.8 1.4 1.0 0.6 0.4 0.6 1.0 1.6 2.2 2.9 3.3 3.2 2.9 2.4 1.9 1.5 1.2 0.7 0.4 0.3 0.4 0.7 1.2 1.5 1.9 2.3 2.4 2.4 2.4 2.1 1.7 1.4 1.0 0.6 0.4 0.5 0.7 1.1 1.4 1.7 2.0 1.61.2 1.3 1.4 1.4 1.4 1.4 1.3 1.3 1.1 0.5 0.2 0.4 1.0 1.3 1.3 1.4 1.4 1.4 1.4 1.3 1.30.3 0.6 1.0 1.4 1.6 1.9 2.1 2.1 2.1 1.8 1.6 1.4 1.0 0.6 0.4 0.6 1.1 1.8 2.4 2.9 3.5 3.6 3.3 2.4 1.7 1.4 1.1 0.7 0.4 0.3 0.4 0.7 1.2 1.5 1.7 1.9 2.1 2.1 2.0 1.8 1.6 1.4 0.9 0.6 0.4 0.4 0.5 0.8 1.0 1.2 1.1 0.70.2 0.7 1.6 2.0 2.2 2.4 2.4 2.4 2.1 2.0 1.5 0.6 0.2 0.4 1.2 2.0 2.1 2.3 2.4 2.4 2.2 2.0 1.90.3 0.6 1.1 1.5 1.6 1.6 1.7 1.7 1.7 1.6 1.5 1.4 1.0 0.6 0.5 0.6 1.2 1.9 2.5 3.0 3.6 4.0 3.8 2.3 1.4 1.4 1.1 0.7 0.4 0.3 0.4 0.7 1.2 1.5 1.5 1.5 1.6 1.6 1.5 1.5 1.5 1.4 0.9 0.5 0.4 0.3 0.3 0.5 0.9 0.9 0.8 0.60.2 0.7 1.6 2.2 2.6 3.1 3.2 3.0 2.5 2.2 1.5 0.6 0.2 0.4 1.2 2.0 2.4 2.9 3.2 3.1 2.8 2.3 1.90.5 0.8 1.2 1.4 1.5 1.5 1.5 1.5 1.4 1.3 0.9 0.6 0.5 0.7 1.2 1.9 2.5 3.2 3.8 4.2 4.2 0.4 0.4 0.4 0.7 1.0 1.1 1.1 1.2 1.2 1.2 1.2 1.1 1.1 1.0 0.8 0.5 0.3 0.3 0.3 0.4 0.9 1.2 1.1 1.10.2 0.8 1.7 2.5 3.1 3.6 3.8 3.6 3.0 2.4 1.6 0.6 0.2 0.4 1.3 2.2 2.8 3.4 3.7 3.7 3.3 2.7 2.00.8 1.1 1.3 1.4 1.5 1.2 1.0 0.7 0.5 0.5 0.8 1.2 1.7 2.3 3.6 4.4 4.0 1.6 0.7 0.6 0.5 0.4 0.5 0.6 0.7 0.7 0.80.9 1.6 1.5 1.50.2 0.8 1.8 2.7 3.4 3.9 4.1 3.8 3.3 2.5 1.6 0.7 0.2 0.5 1.3 2.2 3.0 3.7 4.1 4.0 3.5 2.9 2.11.0 1.4 1.5 1.5 1.2 0.7 0.5 0.4 0.5 0.8 1.2 1.8 2.4 3.2 4.0 0.31.0 1.7 2.0 2.30.2 0.8 1.8 2.6 3.3 3.8 4.0 3.7 3.2 2.5 1.6 0.7 0.2 0.5 1.3 2.2 3.0 3.6 4.0 3.9 3.5 2.9 2.11.0 1.4 1.6 1.7 1.9 1.1 0.6 0.4 0.3 0.4 0.7 1.1 1.7 2.4 3.3 3.51.2 2.0 2.5 3.30.2 0.8 1.7 2.4 2.9 3.4 3.5 3.3 2.8 2.3 1.5 0.6 0.2 0.4 1.2 2.1 2.6 3.2 3.5 3.5 3.1 2.5 2.01.0 1.4 1.7 2.0 2.3 1.0 0.6 0.3 0.2 0.3 0.4 0.8 1.3 2.0 2.71.3 2.80.2 0.7 1.7 2.2 2.4 2.8 2.8 2.7 2.4 2.1 1.5 0.6 0.2 0.4 1.2 2.0 2.3 2.6 2.8 2.8 2.5 2.2 1.91.0 1.4 1.9 2.3 2.5 1.0 0.6 0.3 0.4 0.7 1.1 1.11.4 2.8 3.10.2 0.8 1.6 1.8 1.9 2.0 2.0 2.0 1.9 1.8 1.4 0.6 0.2 0.4 1.2 1.8 1.8 1.9 2.0 2.0 1.9 1.8 1.71.0 1.4 2.0 2.3 2.7 1.4 1.0 0.6 0.31.3 2.1 2.6 3.20.2 0.6 0.9 0.9 0.9 1.0 1.0 1.0 0.9 0.9 0.8 0.5 0.3 0.4 0.7 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.91.0 1.4 2.0 2.3 2.7 1.4 1.0 0.61.9 2.2 2.4 0.40.3 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.4 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.31.0 1.4 1.8 2.2 2.3 1.4 1.0 0.61.7 1.7 0.6 0.3 0.40.3 0.5 0.7 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.7 0.5 0.3 0.4 0.6 0.7 0.7 0.8 0.8 0.8 0.7 0.7 0.71.0 1.4 1.6 1.9 2.1 1.6 1.4 1.01.3 0.6 0.3 0.3 0.3 0.3 0.3 0.6 0.9 1.3 1.4 0.3 0.8 1.5 1.7 1.8 1.8 1.9 1.8 1.7 1.7 1.4 0.6 0.3 0.4 1.1 1.7 1.7 1.8 1.8 1.8 1.8 1.7 1.61.0 1.4 1.5 1.6 1.70.5 0.4 0.4 0.3 0.3 0.3 0.4 0.5 0.8 1.1 1.4 2.0 2.8 3.9 0.3 0.8 1.7 2.2 2.4 2.7 2.7 2.7 2.3 2.1 1.5 0.6 0.3 0.5 1.2 2.0 2.2 2.5 2.7 2.7 2.5 2.2 1.91.0 1.4 1.4 1.5 1.50.4 0.4 0.4 0.5 0.6 0.9 1.4 1.6 2.0 2.5 3.1 3.4 3.2 2.3 0.3 0.8 1.8 2.4 2.9 3.4 3.5 3.3 2.7 2.3 1.6 0.7 0.3 0.5 1.3 2.1 2.6 3.1 3.4 3.4 3.0 2.5 2.01.2 1.5 1.5 1.4 1.30.5 0.5 0.7 0.9 1.3 1.7 2.1 3.2 3.0 2.5 2.1 1.6 1.2 0.6 0.4 0.9 1.9 2.7 3.4 3.8 4.0 3.7 3.2 2.5 1.7 0.7 0.3 0.5 1.3 2.3 3.0 3.6 3.9 3.9 3.5 2.9 2.11.9 2.0 1.8 1.6 1.30.5 0.6 0.9 1.3 1.8 2.0 1.9 1.8 1.4 1.1 0.7 0.5 1.0 1.9 2.8 3.5 4.0 4.2 3.9 3.3 2.6 1.7 0.7 0.3 0.5 1.4 2.3 3.1 3.7 4.1 4.1 3.6 2.9 2.12.9 2.7 2.2 1.8 1.40.5 0.7 1.0 1.2 1.4 1.5 1.0 0.6 0.5 1.0 1.9 2.7 3.3 3.8 3.9 3.7 3.2 2.5 1.7 0.7 0.3 0.5 1.3 2.3 3.0 3.5 3.9 3.8 3.4 2.8 2.11.9 3.8 3.1 2.5 1.9 1.40.5 0.7 0.8 0.8 0.6 0.5 0.9 1.8 2.4 2.8 3.3 3.4 3.2 2.7 2.3 1.6 0.7 0.3 0.5 1.3 2.1 2.5 3.0 3.4 3.3 2.9 2.4 2.02.1 3.4 3.2 2.5 1.9 1.30.5 0.5 0.5 0.9 1.8 2.2 2.4 2.7 2.7 2.6 2.3 2.2 1.6 0.7 0.3 0.5 1.3 2.0 2.2 2.5 2.6 2.6 2.4 2.2 1.92.6 4.1 3.8 3.0 2.0 1.3 0.90.9 1.5 1.7 1.7 1.8 1.8 1.8 1.7 1.6 1.4 0.7 0.3 0.5 1.1 1.6 1.6 1.7 1.7 1.7 1.7 1.6 1.52.5 4.0 3.8 2.9 2.0 1.4 0.9 0.60.8 0.8 0.72.1 3.4 3.2 2.5 1.9 1.4 1.0 0.70.3 0.3 0.33.8 3.1 2.5 2.0 1.5 1.1 0.72.9 2.8 2.4 2.0 1.6 1.1 0.82.2 2.6 2.4 2.0 1.6 1.2 0.82.2 2.6 2.4 2.0 1.6 1.2 0.82.9 2.8 2.4 2.0 1.6 1.2 0.83.9 3.1 2.6 2.0 1.5 1.1 0.73.2 2.6 1.9 1.4 1.0 0.73.0 2.0 1.4 1.03.0 2.1 1.43.2 2.6 1.9 1.31.7 3.8 3.1 2.5 1.9 1.41.2 2.8 2.7 2.2 1.8 1.31.0 2.0 2.2 2.0 1.6GRASS AREA ‐ DUE TO CHANGING LIGHTING ORDINANCES IT IS THE CONTRACTORS RESPONSIBILITY TO SUBMIT THE SITE PHOTOMETRICS AND LUMINAIRE SPECS TO THE LOCAL INSPECTOR BEFORE ORDERING TO ENSURE THIS PLAN COMPLIES WITH LOCAL LIGHTING ORDINANCES‐ THIS LIGHTING DESIGN IS BASED ON INFORMATION SUPPLIED BY OTHERS. CHANGES IN ELECTRICAL SUPPLY, AREA GEOMETRY AND OBJECTS WITHIN THE LIGHTED AREA MAY PRODUCE ILLUMINATION VALUES DIFFERENT FROM THE PREDICTED RESULTS SHOWN ON THIS LAYOUT.‐ THIS LAYOUT IS BASED ON IES FILES THAT WERE LAB TESTED OR COMPUTER GENERAGED. ACTUAL RESULTS MAY VARYChecked By:Date:6/12/2019Page 2 of 3‐ THIS DRAWING REPRESENTS DESIGN INTENT AND CONCEPT ONLY. The designer and associates are responsible for the visual aspects of this production, and all specifications provided relate solely to the appearance of the lighting and not matters of electrical or structural soundness and / or safety. The implementation of this design must comply with the most stringent applicable International, EEC, local safety and fire codes. This designer and associates are not qualified to determine life safety or ADA compliance,electrical or structural appropriateness of the design and will not assume responsibility for damages resulting through improper engineering and/or implantation in the handling of this lighting design. The designer agrees to make prompt correcting alterations to any specification found to be incompatible with proper fire and safety precautions.‐ THIS PLAN HAS BEEN PREPARED BY FACILITY SOLUTIONS GROUP. and Information should be considered proprietary and confidential. This document is prepared for a specific site and incorporates calculations and layout recommendations based on data supplied by outside sources at time of conception. Example: Client, Contractors, Field Surveys, Vendors, Lab Tested or computer generated IES Files. Changes in area geometry, color schemes, mounting heights, and object density within the plan may produce illumination values different from the averages reflect herein.‐ BY USE OF THIS DOCUMENT, RECIPIENT AGREES TO FACILITY SOLUTIONS GROUP standard terms and conditions and agrees to protect the contents from further dissemination, (other than within the organization necessary to evaluate such specification) without the written permission of Facility Solutions Group. The contents of this document are not to be reproduced or copied in whole or in part without the written permission of Facility Solutions Group.Calculated by: J. JAQUESREVISED LIGHTING LAYOUT w/LED IN PARKING LOTUSING PROPOSED LOCATIONSTOP GOLF RENTON, WADRIVING RANGE, PARKING LOT, GRASS AREA, & PROPERTY LINEPlan View:GRASS AREAScale: 1 inch= 20 Ft.CB224.6,150.842FE28.2,93.742BCDEF123AABA131.6,170.927DC117.8,129.227FE18,86.827SQNMH: MH: 42SQN5SQN5MH: 42RDN4MH: 2RDN4MH: 27A5MH: 14MH: 14A5A5MH: 14MH: 14A51.2 1.01.2 1.0 0.8 0.6 0.5 0.41.2 1.0 0.8 0.6 0.5 0.4 0.31.3 1.1 0.9 0.7 0.6 0.5 0.4 0.31.3 1.1 0.9 0.7 0.6 0.5 0.4 0.32.0 1.8 1.6 1.4 1.3 1.1 0.9 0.8 0.7 0.6 0.5 0.50.4 0.5 0.7 1.0 1.4 1.7 1.9 2.0 2.0 1.9 1.7 1.6 1.4 1.3 1.1 1.0 0.9 0.8 0.8 0.7 0.70.5 0.6 0.7 1.0 1.3 1.6 1.8 1.9 1.9 1.7 1.6 1.5 1.4 1.3 1.2 1.1 1.1 1.1 1.0 1.0 1.00.7 0.8 0.9 1.1 1.4 1.6 1.9 1.9 1.8 1.7 1.6 1.6 1.5 1.3 1.2 1.2 1.2 1.3 1.3 1.2 1.1 0.90.9 1.0 1.1 1.2 1.4 1.5 1.8 1.8 1.8 1.7 1.7 1.6 1.5 1.3 1.2 1.3 1.4 1.6 1.6 1.5 1.2 1.01.0 1.3 1.5 1.4 1.1 1.3 1.5 1.4 1.6 1.7 1.6 1.6 1.5 1.4 1.3 1.4 1.5 1.8 1.8 1.6 1.4 1.20.9 1.3 1.6 1.6 1.4 1.3 1.5 1.3 1.2 1.4 1.5 1.6 1.6 1.6 1.6 1.4 1.3 1.3 1.5 1.4 1.5 1.31.2 1.6 1.6 1.6 1.2 1.0 1.3 1.2 1.4 1.4 1.5 1.6 1.8 1.8 1.4 1.3 1.5 1.6 1.3 1.3 1.11.2 1.5 1.5 1.2 1.3 1.7 1.4 1.4 1.6 1.5 1.6 1.6 1.7 1.8 1.5 1.6 0.5 1.2 1.1 1.2 1.11.2 1.4 1.4 1.1 1.2 1.4 1.4 1.5 1.5 1.6 1.7 1.7 1.7 1.8 1.4 1.4 1.4 1.6 1.3 1.3 1.2 0.91.1 1.2 1.2 1.3 1.4 1.7 1.7 1.5 1.5 1.5 1.7 1.8 1.8 1.8 1.3 1.1 1.2 1.4 1.3 1.4 1.3 1.11.0 1.1 1.3 1.4 1.5 1.7 1.7 1.7 1.5 1.5 1.7 1.7 1.6 1.5 1.4 1.4 1.4 1.6 1.5 1.3 1.2 1.01.0 1.2 1.4 1.5 1.6 1.7 1.7 1.8 1.7 1.6 1.5 1.4 1.3 1.3 1.4 1.5 1.4 1.6 1.6 1.3 1.1 1.01.0 1.2 1.4 1.5 1.6 1.7 1.7 1.7 1.6 1.5 1.4 1.3 1.2 1.2 1.3 1.4 1.4 1.5 1.5 1.4 1.3 1.11.0 1.1 1.4 1.5 1.7 1.8 1.8 1.6 1.5 1.3 1.3 1.2 1.2 1.2 1.3 1.4 1.4 1.5 1.6 1.6 1.5 1.3 1.01.1 1.2 1.3 1.5 1.7 1.8 1.7 1.5 1.4 1.3 1.3 1.2 1.1 1.1 1.1 1.2 1.4 1.4 1.6 1.6 1.6 1.3 1.01.3 1.4 1.3 1.2 1.3 1.4 1.4 1.5 1.4 1.2 1.2 1.1 1.0 1.0 1.0 1.1 1.3 1.5 1.7 1.7 1.7 1.4 1.11.4 1.7 1.4 1.2 1.4 1.6 1.3 1.3 1.2 1.0 1.0 1.0 1.1 1.1 1.1 1.2 1.3 1.5 1.7 1.8 1.6 1.4 1.21.3 1.7 1.5 1.6 0.9 1.1 1.2 1.2 1.2 1.0 0.9 0.9 1.1 1.2 1.4 1.4 1.3 1.1 1.3 1.4 1.4 1.4 1.31.3 1.6 1.4 1.4 1.3 1.6 1.3 1.3 1.2 1.0 0.9 0.9 1.0 1.1 1.4 1.7 1.4 1.3 1.4 1.5 1.2 1.2 1.1 0.9 0.7 0.41.3 1.5 1.3 1.0 1.2 1.4 1.2 1.4 1.3 1.1 1.0 0.9 1.0 1.2 1.4 1.7 1.4 1.6 0.4 1.1 1.1 1.2 1.1 0.9 0.7 0.4 0.21.1 1.2 1.2 1.2 1.3 1.5 1.4 1.3 1.1 1.0 1.0 0.9 1.0 1.1 1.4 1.6 1.3 1.3 1.4 1.6 1.2 1.4 1.1 0.9 0.6 0.4 0.20.9 1.0 1.2 1.2 1.4 1.4 1.1 0.9 0.8 0.8 0.9 1.0 1.2 1.4 1.5 1.2 1.0 1.1 1.3 1.3 1.4 1.3 1.0 0.8 0.5 0.20.8 0.9 1.0 1.1 1.1 1.0 0.8 0.7 0.7 0.8 1.0 1.1 1.1 1.1 1.1 1.3 1.3 1.5 1.4 1.2 1.1 0.9 0.8 0.5 0.30.8 0.8 0.8 0.7 0.6 0.6 0.7 0.8 0.8 0.8 0.9 1.0 1.2 1.2 1.3 1.3 1.1 0.9 0.7 0.6 0.5 0.32.52.91.71.31.40.80.30.00.00.00.00.10.50.40.40.20.10.10.60.80.70.70.50.60.60.20.03.2 2.6 1.9 1.31.7 3.8 3.1 2.5 1.9 1.41.2 2.8 2.7 2.2 1.8 1.31.0 2.0 2.2 2.0 1.6GRASS AREARDN4Q-LED GameChanger 500WSQN5Q-LED GameChanger 500WPoleBA1CB2DC1FE1FE2HG1HG2KJ1KJ2ML1ML2PN1PN2SR1TS2UT1Totalx-loc31.624.617.888.21.91.60-01.91.688.217.824.631.6y-loc170.9150.8129.286.893.743.449.600-43.4-49.6-86.8-93.7-129.2-150.8-170.9height27ft42ft27ft27ft42ft27ft42ft27ft42ft27ft42ft27ft42ft27ft42ft27ftRDN411111117SQN51111111119Total111111111111111116kw0.50.50.50.50.50.50.50.50.50.50.50.50.50.50.50.58.3TARGET CRITERIA:-MOUNTING HEIGHT SHALL NOT EXCEED 25 FT ABOVE GRADE.-MAXIMUM FOOTCANDLE ON PROPERTY LINE SHALL NOT EXCEED 0 FC.Object SummaryLabelTypeDescriptionBLDGPolygon-Flat30 ft tallCalculation SummaryLuminaire ScheduleSymbolLabelQtyArrangementLabelCalcTypeUnitsAvgLum. LumensTotal Lamp LumensLum. WattsLLF[MANUFAC]MaxMinAvg/MinMax/MinCVDescriptionFilenameUGDescriptionPtSpcLrPtSpcTbDRIVING RANGEIlluminanceFc1.855.70.29.2528.500.856.36readings taken at grade2020GRASS AREAIlluminanceFc1.252.00.26.2510.00N.A.N.A.readings taken at grade55PARKINGIlluminanceFc1.534.40.27.65A5422.00N.A.N.A.readings taken at grade1010PROPERTY LINEIlluminanceSINGLE5747N.A.750.900Lithonia LightingMRP LED 42C 530 30K SR5 MVOLT; TYPE 5 ROUND LED 14' POLEMRP_LED_42C_530_30K_SR5_MVOLT.iesRDN47SINGLE41362N.A.5201.150QUALITE SPORTS LIGHTING, LLCGC500-N4RD-CLR LENS-ITL89093ITL89093-GONIO-N4RD.IESS13-ALT2SINGLE8490N.A.1131.000EATON - McGRAW-EDISON (FORMER COOPER LIGHTING)GLEON-AF-02-LED-E1-SL3-8030-HSS; LED POLE W/HOUSE-SIDE SHIELD; 18' POLE W/2' BASEGLEON-AF-02-LED-E1-SL3-8030-HSS.iesS142SINGLE19488N.A.2250.900EATON - McGRAW-EDISON (FORMER COOPER LIGHTING)GLEON-AF-04-LED-E1-SL4-HSS; TYPE 4 LED POLE/W HOUSE-SIDE SHIELD; 22' POLE W/3' BASEGLEON-AF-04-LED-E1-SL4-HSS.iesS14-ALT2SINGLE12035N.A.1660.900EATON - McGRAW-EDISON (FORMER COOPER LIGHTING)GLEON-AF-03-LED-E1-SL4-8030-HSS' TYPE 4 LED W/HOUSE-SIDE SHIELD' 18' POLE W/2' BASEGLEON-AF-03-LED-E1-SL4-8030-HSS.iesS15M4SINGLE25224N.A.2250.900EATON - McGRAW-EDISON (FORMER COOPER LIGHTING)GLEON-AF-04-LED-E1-5MQ; SINGLE TYPE 5 SQUARE MEDIUM LED POLE; 22' POLE W/3' BASEGLEON-AF-04-LED-E1-5MQ.iesS15N4SINGLE24768N.A.2250.900EATON - McGRAW-EDISON (FORMER COOPER LIGHTING)GLEON-AF-04-LED-E1-5NQ SINGLE TYPE 5 SQUARE NARROW LED POLE; 22' POLE W/3' BASEGLEON-AF-04-LED-E1-5NQ.iesSQN59SINGLE41585N.A.5201.150QUALITE SPORTS LIGHTING, LLCGC500-N5SQ-CLR LENS-ITL89095ITL89095-GONIO-N5SQ.IESFc0.120.80.0N.A.N.A.N.A.N.A.readings taken at grade20N.A. ‐ DUE TO CHANGING LIGHTING ORDINANCES IT IS THE CONTRACTORS RESPONSIBILITY TO SUBMIT THE SITE PHOTOMETRICS AND LUMINAIRE SPECS TO THE LOCAL INSPECTOR BEFORE ORDERING TO ENSURE THIS PLAN COMPLIES WITH LOCAL LIGHTING ORDINANCES‐ THIS LIGHTING DESIGN IS BASED ON INFORMATION SUPPLIED BY OTHERS. CHANGES IN ELECTRICAL SUPPLY, AREA GEOMETRY AND OBJECTS WITHIN THE LIGHTED AREA MAY PRODUCE ILLUMINATION VALUES DIFFERENT FROM THE PREDICTED RESULTS SHOWN ON THIS LAYOUT.‐ THIS LAYOUT IS BASED ON IES FILES THAT WERE LAB TESTED OR COMPUTER GENERAGED. ACTUAL RESULTS MAY VARYChecked By:Date:6/12/2019Page 3 of 3‐ THIS DRAWING REPRESENTS DESIGN INTENT AND CONCEPT ONLY. The designer and associates are responsible for the visual aspects of this production, and all specifications provided relate solely to the appearance of the lighting and not matters of electrical or structural soundness and / or safety. The implementation of this design must comply with the most stringent applicable International, EEC, local safety and fire codes. This designer and associates are not qualified to determine life safety or ADA compliance,electrical or structural appropriateness of the design and will not assume responsibility for damages resulting through improper engineering and/or implantation in the handling of this lighting design. The designer agrees to make prompt correcting alterations to any specification found to be incompatible with proper fire and safety precautions.‐ THIS PLAN HAS BEEN PREPARED BY FACILITY SOLUTIONS GROUP. and Information should be considered proprietary and confidential. This document is prepared for a specific site and incorporates calculations and layout recommendations based on data supplied by outside sources at time of conception. Example: Client, Contractors, Field Surveys, Vendors, Lab Tested or computer generated IES Files. Changes in area geometry, color schemes, mounting heights, and object density within the plan may produce illumination values different from the averages reflect herein.‐ BY USE OF THIS DOCUMENT, RECIPIENT AGREES TO FACILITY SOLUTIONS GROUP standard terms and conditions and agrees to protect the contents from further dissemination, (other than within the organization necessary to evaluate such specification) without the written permission of Facility Solutions Group. The contents of this document are not to be reproduced or copied in whole or in part without the written permission of Facility Solutions Group.Calculated by: J. JAQUESREVISED LIGHTING LAYOUT w/LED IN PARKING LOTUSING PROPOSED LOCATIONSTOP GOLF RENTON, WADRIVING RANGE, PARKING LOT, GRASS AREA, & PROPERTY LINE Geotechnical Engineering Services Draft Report Logan Avenue North and North 8th Street Development Project Renton, Washington File No. 23325-001-00 May 18, 2018 Prepared for: ARCO Murray Design Build 3110 Woodcreek Drive Downers Grove, Illinois 60515 Attention: Eric Uebelhor Prepared by: GeoEngineers, Inc. 17425 NE Union Hill Road, Suite 250 Redmond, Washington 98052 425.861.6000 Heidi P. Cashman, PE Senior Geotechnical Engineer Lindsay C. Flangas, PE King H. Chin, PE Associate Principal HPC:LCF:tlm Disclaimer: Any electronic form, facsimile or hard copy of the original document (email, text, table, and/or figure), if provided, and any attachments are only a copy of the original document. The original document is stored by GeoEngineers, Inc. and will serve as the official document of record. DRAFT Traffic Impact Analysis RENTON TOPGOLF Prepared for: Arco Murray July 2019 Prepared by: 12131 113th Avenue NE, Suite 203 Kirkland, WA 98034-7120 Phone: 425-821-3665 www.transpogroup.com 1.18185.00 © 2019 Transpo Group Phase I Environmental Site Assessment Proposed Topgolf Renton 745 Park Avenue North Renton,Washington 98057 Prepared for: Topgolf USA 8750 North Central Expressway, Suite 1200 Dallas,Texas 75231 Prepared by: Professional Service Industries, Inc. 95 Chastain Road NW, Suite 301 Kennesaw,Georgia 30144 April 20, 2018 PSI Project No.:0581204 Trevor Farrell Staff Scientist Elizabeth Noakes Principal Consultant Project Number: 0581204 April 20, 2018 www.intertek.com/building Professional Service Industries, Inc. 6032 N. Cutter Circle | Suite 480 | Portland, OR 97217 Phone: (503) 289-1778 Fax: (503) 289-1918 Top Golf USA, Inc. 8750 N. Central Expressway, Suite 1200 Dallas, Texas 75231 Attention: Tanner Micheli | Director of Real Estate Development tanner.micheli@topgolf.com SUBJECT: Recommendations Opinion | Phase I Environmental Site Assessment Proposed Topgolf Renton, WA SEC Logan Avenue AND 8th Street | Renton, WA Dear Mr. Micheli: Professional Service Industries, Inc. (PSI) has performed a Phase I Environmental Site Assessment for the referenced property. The subject property is located on the southeast corner of the intersection of Park Avenue North and North 8th Street, extending west to Logan Avenue North. The site address is 745 Park Avenue North, Renton, WA 98057. The site is also defined by the King County Assessor as Parcel Number 088661-0010. Currently, the subject property is a 13.71 acre parcel of undeveloped land with heavily deteriorated paved parking areas. No hazardous materials were observed during the site reconnaissance. FINDINGS The subject property was undeveloped wetlands from at least 1897 to the mid 1940s when Boeing developed the site and surrounding area into an aircraft development and manufacturing facility. Historical documentation reviewed by PSI indicates that the former subject property buildings, known as the "10-80 Buildings", were used as storage areas, offices, and photograph development labs. Four ASTs and a UST containing diesel fuel were located on the western portion of the subject property. The UST was decommissioned in 1987. All buildings and ASTs were removed from the subject property by 2011. PSI reviewed Phase I ESA and Phase II ESA reports for assessments previously performed at the property by Golder. Golder conducted soil, groundwater, and soil vapor sampling activities to define potential impacts to the site from RECs previously identified in their March 2005 Phase I ESA. Findings of the Phase II ESA were as follows: • A regulatory exceedance of vinyl chloride in groundwater ranging from 0.9 μg/L to 3.2 μg/L was present in five sampling locations on the northwest portion of the subject property. The Department of Ecology cleanup level for vinyl chloride is 0.2 μg/L. Additionally, a regulatory exceedence of benzene and trichloroethene was detected at one sample location. • A regulatory exceedance of arsenic in soil ranging from 5 mg/kg to 21 mg/kg was present at the subject property. The current, most stringent regulatory cleanup level for arsenic in soil is 0.667 mg/kg PHASE II: LIMITED SITE INVESTIGATION REPORT Proposed Topgolf Renton 745 Park Avenue N Renton, Washington 98057 Prepared for Topgolf USA 8750 N Central Expressway, Suite 1200 Dallas, Texas 75231 Prepared by Professional Service Industries, Inc. 6032 N Cutter Circle, Suite 480 Portland, Oregon 97217 June 11, 2018 PSI Project No.: 0581204-2 April 30, 2018 AOA-5661 Eric Uebelhor Arco Murray 3110 Woodcreek Drive Downers Grove, IL 60515 SUBJECT: Wetland Reconnaissance for Renton Landing Parcel 088661-0010 Renton, WA Dear Eric: On April 24, 2018 I conducted a wetland reconnaissance on the subject property utilizing the methodology outlined in the May 2010 Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0). The primary purpose of the reconnaissance was to review two areas within the northern portion of the site that are mapped as wetland on the City of Renton’s GIS mapping. These areas are not depicted on the National Wetlands Inventory mapping. Prior to the reconnaissance, a historical aerial review of the property was conducted. Based on this review, the site was developed with a Boeing manufacturing facility and associated parking up until about 2006. The 2006 aerial photo from the City of Renton clearly indicates that the areas currently mapped as wetland were located within the old building footprint. As you know, the large structure has since been removed and the site is currently vacant with the exception of remnant parking and foundation areas. At the time of my reconnaissance no native soils were observed and the entire property consisted of compacted fill vegetated primarily with periodically mowed grasses and low weeds typical of heavily disturbed mesic environments. The areas mapped as wetland by the City currently consist of shallow isolated topographic depressions that were created during the demolition of the building and subsequent site grading. During periods of heavy precipitation it appears that surface water collects on top of the compacted fill within these depressions. 3110 Woodcreek Drive | Downers Grove, IL 60515 | OFFICE 331.251.2726 | FAX 331.251.2727 | WWW.ARCOMURRAY.COM ARCO/MURRAY NATIONAL CONSTRUCTION COMPANY, INC. Construction Mitigation Description Proposed construction dates: · 10/22/2019 – 11/30/2020 Hours and days of operation: · Monday through Saturday during hours permitted by the City of Renton. Proposed hauling/transportation routes: · The primary vehicular construction access point will be located on Logan Avenue at the proposed southernmost driveway entrance. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics: · A perimeter fence with a silt screen will minimize dust infiltration to neighbors and will limit erosion within the project site. · Street cleaning will be utilized through wet months to keep mud off the surrounding streets. · Noise will be limited to working hours. Any special hours proposed for construction or hauling: · Special work hours are not proposed at this time. Preliminary traffic control plan: · Traffic will not need to be repatterned or controlled further. To minimize construction traffic in The Landing shopping and residential areas, hauling and large construction transportation will be limited to Logan Avenue. SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 1 of 18 SEPA ENVIRONMENTAL CHECKLIST Purpose of checklist: Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. Instructions for applicants: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use “not applicable” or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision- making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Instructions for Lead Agencies: Please adjust the format of this template as needed. Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. Use of checklist for nonproject proposals: For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B plus the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). Please completely answer all questions that apply and note that the words "project," "applicant," and "property or site" should be read as "proposal," "proponent," and "affected geographic area," respectively. The lead agency may exclude (for non-projects) questions in Part B - Environmental Elements –that do not contribute meaningfully to the analysis of the proposal. A. Background [HELP] 1. Name of proposed project, if applicable: Topgolf Renton 2. Name of applicant: Topgolf 3. Address and phone number of applicant and contact person: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA19-000094 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Clark H. Close, 425-430-7289, cclose@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Justin Johnson, 425-430-7291, jtjohnson@rentonwa.gov) 1. See attached Development Engineering Memo dated June 28, 2019. Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org) Environmental Impact Comments: 1. 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. ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA19-000094 Code Related Comments: 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. 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. 3. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage 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. 4. An annual place of assembly permit is required at the conclusion of the project. 5. 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. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. No comments at this time. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. I recommend that the street frontage improvements be designed and constructed to include improvements as per the recently adopted Trails and Bicycle Master Plan, Project Sheet #40 N 8th Street Shared Use Path. 2. Recommend that street landscape improvements (street trees) be coordinated with the Urban Forestry and Natural Resources Manager. Police: (Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov) 1. See attached Police Comments received on June 18, 2019. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed as a condition of building permits. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:June 28, 2019 TO:Clark Close, Senior Planner FROM:Justin Johnson, Civil Engineer III, Plan Reviewer SUBJECT:Top Golf Development 745 Park Ave N LUA19-000094 I have completed a preliminary review of the application of the above-referenced proposal located at parcel 0886610010 and have the following comments: The applicant is proposing to redevelop and existing vacant parcel into a new top golf facility. All existing structures on the parcels will be removed and current frontages will remain. EXISTING CONDITIONS The Site is approximately 13.7 acres in size and is rectangular in shape. The existing site was previously fully developed with three warehouses and three large parking lots. Water Water service is provided by the City of Renton. The site is located in the Kennydale service area in the 320 hydraulic pressure zone. The approximate static water pressure in Logan Ave N is 125 psi at an elevation of 30’. There is an existing 12” ductile iron water main west of the site in Logan Avenue N that can deliver a maximum flowrate of 1,500 gallons per minute (gpm). There is an existing 12” ductile iron water main north of the site in N 8th St that can deliver a maximum flowrate of 1,700 gallons per minute (gpm). There is an existing 12” ductile iron water main east of the site in Park Avenue N that can deliver a maximum flowrate of 1,700 gallons per minute (gpm). Reference Project File W- 314905, W-31490D and W1878 in COR Maps for record drawings. Sewer Sewer service is provided by the City of Renton. There is an existing 15” PVC sewer running from east to west in N 8th St north of the site. Reference Project File S-314912 in COR Maps for record drawings. Wastewater in this main continues to flow to the North West corner of the site and connects into the King County Metro line located at N 8th St and Logan Ave N. There are two existing 8-inch wastewater stubs located along N 8th Street (see City plan no. S-314912). Top Golf Development – LUA19-000094 Page 2 of 6 June 28, 2019 Storm 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. Current drainage from the site either infiltrates or sheet flows into the catch basins located onsite. Streets The proposed development fronts Park Ave N along the East property line(s). N 8th St is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 91 feet. The proposed development fronts Logan Ave N along the west property line(s). N 8th St is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 88 feet. 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. CODE REQUIREMENTS WATER 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 applicant has submitted an overall utility plan prepared by Navix with the land use application. The following water main improvements will be required: 1. The development is subject to a water system development charge (SDC) fee. This is payable at construction permit issuance. Proposed water meter sizes have not been noted on the preliminary utility plans. Typical water meter sizes and associated fees are noted as follows: a. The 2019 SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $4,050.00 per meter, 1-1/2 inch meter is $20,250 and a 2-inch meter is $32,400. b. The 2019 SDC fee for fire service is based on the size of the fire service line to serve the project. The current SDC fee for a 6-inch fire service line is $25,911. c. SDC fees are assessed and payable at construction permit issuance. 2. 2019 Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,875.00* per service line, a 1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2-inch water service line. This is payable at construction permit issuance. 3. 2019 Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building. 4. An on-site 12-inch water main along the south side and along the east side of the development connecting to the existing 12-inch water main (320 hydraulic zone) in Logan Ave N and also to the existing 12-inch water main (320 hydraulic zone) in N 8th St. The Overall Utility Plan prepared by Navix that was submitted with the land use application showed the new water main connected to the 16-inch (196 hydraulic zone) in Park Ave N. The utility plan needs to be revised to show the connection of the on-site water main to the existing 12-inch (320 hydraulic zone) in N 8th St with a new 12-inch water main along the east side of the development. The southerly water main connection to the existing 12-inch water main in Logan Ave N is not needed and should be deleted on the revised plan. Top Golf Development – LUA19-000094 Page 3 of 6 June 28, 2019 A 15-foot wide utility easement to the City shall be provided for the new on-site water main and for related appurtenances including fire hydrants, water meters, fire sprinkler vaults. No buildings, structures, vaults, rockeries and trees shall be located within the easement and within 10 feet of the water main. 5.Installation of a domestic water meter and landscape irrigation meter. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations shall be provided to the City. Meters 3” or larger, shall be installed in a concrete vault located outside of the building per COR Standard Plan 320.4. By-pass piping, valves, and associated piping shall be purchased and installed by the developer / contractor under City observation for meters 3” or larger. The Top Golf Development proposes a new 2” water service. The service line and meter will be installed by the City of Renton. A backflow prevention assembly (RPBA) is required downstream of the domestic meter per City standard plan no. 350.2. A pressure reducing valve is required downstream of the meter due to water pressure exceeds 80 PSI at the meter. 6. Installation of on-site and off-site fire hydrants as required by Renton Regional Fire Authority 7. A fire sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention to the building is required. The DDVCA shall be installed in an outside underground vault per City standard plan no. 360.1 (or 360.2 depending on the size of the system). The project proposes to install the DDVCA outside the building. 8. Water system improvements shall be designed in accordance with Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separation between new water mains and other existing and proposed utilities (sewer lines, storm drains, gas lines, power and communication ducts) shall be provided for the operation and maintenance of the water main. 9. The plans show the water main crossing the sewer main in two locations to the west of the entrance. a. Applicant shall ensure a minimum of 12 inches of vertical separation are maintained between the water and all other utilities. If vertical separations cannot be met, the applicant may need to locate the water main further to the west to avoid crossing the sewer line. 10. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8. The project is proposing the separate water meter and DCVA. 11. Adequate horizontal and vertical separation 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. Final determination of applicable fees will be made after the water meter size has been determined. SEWER COMMENTS 1. The development has proposed a private 8-inch diameter sewer main that connects to building at the front of the top golf facility. The private sewer line enters the city right of way and runs parallel to N 8th Street until it connects to the existing sewer stub located approximately mid- point on the northern side of the property. Sewer mains and manholes shall be designed and installed in accordance with City and Department of Ecology standards. If the development cannot feasibly be served by gravity sewer main and gravity side sewers further design coordination will be required with the City Plan Reviewer and the City’s Wastewater Utility Department. Top Golf Development – LUA19-000094 Page 4 of 6 June 28, 2019 a. Private sewer systems must be located within private property. Applicant may need to install an additional sewer stub if the existing stub is determined to be infeasible. 2. Grease Interceptor is required for the restaurant and is shown on the Utility Plan submitted with the project application. The grease interceptor shall be sized based on drainage fixture units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. The grease interceptor shall be located on site so that is accessible for routine maintenance. a. If multiple businesses are located in the top golf facility additional grease interceptors may be required. 3. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. 2019 SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $3,100 per meter, 1-1/2 inch meter is $15,500.00 and a 2-inch meter is $24,800.00. b. SDC fees are payable at construction permit issuance. STORM DRAINAGE COMMENTS 1. The development is subject to stormwater system development charges (SDCs). Surface water 2019 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. 2. A Geotechnical Report, dated May 18 th, 2018, completed by GeoEngineers for the site has been provided. The submitted report discusses that ground water was discovered between 4 and 12 feet below the surface. The Geotechnical report mentions that large scale infiltration is not feasible due the types of soils that are located onsite, the geotech recommends infiltration for the purposes of rain gardens and permeable pavement is possible. 3. A preliminary Drainage Plan and Technical Information Report (TIR), dated June 14, 2019, was submitted by Navix Engineering with the Land Use Application. Based on the City of Renton’s flow control map, the site falls under Flow Control Duration Standards (Existing Peak Conditions) and is located within the Johns Creek drainage basin. The development is subject to a Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. The detention, water quality and conveyance shall be designed in accordance with the RSWDM that is current at the time of the civil construction permit application. a. The existing conditions of the site was approximately 95% impervious surface. Per the definition, existing site conditions means those that existed prior to May 1979 as determined from aerial photographs and, if necessary, knowledge of individuals familiar with the area, unless a drainage plan for land cover changes has been approved by the City of Renton since May 1979 as a part of a City Permit or approval (or County- approved permit if in an area that has been annexed by the City). See reference to aerial photos from 1990. b. Two drainage basins have been identified, one to the east and one to the west. The development has proposed a basin swap that would take runoff from the east basin and swap it with an equivalent area from the west basin. c. The applicant has proposed to install the a detention vault within the surface parking lot on the southeast portion of the property to collect the water from the eastern basin and a detention tank within the surface parking lot on the southwest portion of the property Top Golf Development – LUA19-000094 Page 5 of 6 June 28, 2019 to collect the water from the western basin. The storm water detention system are sized assuming that no BMP credits will be used. d. Any given threshold discharge area (TDA) may be eligible for an exemption from flow control if the applicant can show that the project will not generate an increase of more than 0.15 cfs in the 100-year peak flow from existing conditions (as described above) to proposed conditions in that TDA. e. Applicant is proposing to discharge the storm water from the project via two existing 24- inch storm pipe located on the west side of Logan Ave N and within Park Avenue N at N 8th Street. f. New storm drain systems shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 RSWDM. A storm drainage pump is proposed on the south portion of the side and shall be designed in accordance with Section 4.2.3 of the RSWDM and reflected within the Civil Construction Permit Application. g. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. Applicant did not propose the use of BMP’s in this submittal. i.Per the Geotechnical report submitted by GeoEngineers, infiltration for onsite BMP’s such as permeable pavement and rain gardens may be possible. ii.Feasibility of on-site BMPs will be reviewed at the time of civil construction permit. Final TIR should clearly explain how target surfaces from plat infrastructure (road and sidewalk) are mitigated by on-site BMPs or how BMPs are infeasible for these surfaces. h.The SE corner of the site lies within Zone 2 of the City’s APA. In this Zone, open facilities and conveyance systems may require a liner per sections 6.2.4 and 1.2.4.3 of the RSWDM. 4. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will exceed one acre. TRANSPORTATION/STREET COMMENTS 1. 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 for a Restaurant: sit-down, is $43.89 per square foot. 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. 2. The proposed development fronts N 8th Street along the North property line(s). N 8th Street is classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 78 feet. Per City code 4-6-060, A 5 lane Minor Arterial Roadway requires a Right of Way 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 Right of Way. However, the City’s transportation department has reviewed the proposal and agreed that the existing conditions are suitable for this section. 3. The proposed development fronts Logan Avenue N along the west property line(s). N 8th Street is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 88 feet. Per City code 4-6-060, A 4 lane Principal Arterial Roadway requires a Right of Way 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 Top Golf Development – LUA19-000094 Page 6 of 6 June 28, 2019 8-foot sidewalk, street trees and storm drainage improvements. The applicant will need to dedication approximately 8 feet of Right of Way. 4. The proposed development fronts Park Avenue N along the East property line(s). N 8th Street is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 91 feet. Per City code 4-6-060, A 5 lane Minor Arterial Roadway requires a Right of Way width of 103 feet. The half street improvements shall include a pavement width of 66 feet (33 feet from centerline), 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 Right of Way. 5. The applicant has requested a street modification for N 8 th Street, Logan Avenue N and Park Avenue N in order to match the existing roadway section and street frontage improvements noted above and provide the right of way dedication for the future expansion of the roadway. a. City staff is recommending approval of the applicant’s street modification request. Please see the Street Modification Criteria and Analysis for a complete summary of the request, staff analysis, and staff recommendation. 6. A Traffic Impact Analysis (TIA) was performed by Transpo Group on July 2019. The Transportation Impact Analysis discusses both AM and PM trips. The analysis looked and the pm trips and anticipates generating 186 PM peak hour trips, 100 inbound and 86 outbound. The analysis also looked at the AM trips and calculated approximately 32 trips, 28 inbound and 4 outbound. a. A concurrence analysis will be address through a separate document. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. GENERAL COMMENTS 1. The fees listed are for 2019. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current development fee schedule. 2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 3. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 4. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 5. Please see the City of Renton the Civil Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 6. * An additional 5% technology fee will be added to each fee marked with an asterisk (*). 7. All plan review for the City is now paperless. Please see https://edocs.rentonwa.gov/Documents/ElectronicFile.aspx?docid=940235&dbid=1&repo=Cityo fRenton for more information. Page 1 of 3 PROJECT LUA19-000094 Topgolf Renton (Phase 1) City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET POLICE RELATED COMMENTS 37 Police Calls for Service Estimated Annually CONSTRUCTION PHASE To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. Toolboxes and storage containers should be secured with heavy-duty padlocks and kept locked when not in use. The site will need security lighting and any construction trailer should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2” throw when bolted. Any construction material that contains copper should be removed from the construction site at the end of each working day. Glass windows in the trailer should be shatter-resistant. I also recommend the business post appropriate “No Trespassing” signs on the property while it’s under construction. This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. The use of off- duty police officers or private security guards to patrol the site during the hours of darkness is also recommended. A Business Trespass Authorization Agreement, allowing the police to trespass upon your behalf, can be completed and submitted to the Renton Police Department. For a copy of the authorization form, please contact Sandra Havlik at Shavlik@rentonwa.gov or 425-430-7520. COMPLETED BUILDING Access Control Access control is the ability to decide who gets in and out of your business. It’s important to direct all foot and vehicle traffic towards the main entrance of the building. Excess entry doors should be designed so that they automatically lock when closed and only serve as emergency exits. Windows should be designed so that they can’t be used as entry points for people, although some could be equipped to be utilized as emergency exits if needed. Doors/Glass All exterior doors should be made of solid metal or metal over wood, with heavy-duty deadbolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes. All strikeplates should have 2-1/2 to 3” wood screws. If glass doors are used, they should Page 2 of 3 be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Security It is recommended that this business have monitored security alarms installed due to the monetary value of inventory maintained onsite. There should be a plan set in place for lockdown procedures, as well, should an emergency occur and alarms are set off. It’s not uncommon for any retail business to experience theft and/or vandalism during the hours of darkness or when the business is closed. It would be recommended that an auxiliary security service be used to patrol the property during those times. Any alternative employee entrances should have coded access to prevent trespassing. Exterior doors should be checked routinely to insure they are not being propped open. Lighting Lighting is collectively considered to be one of the most important security features. Good lighting has been documented to deter crime and produce a more secure environment. Good lighting also enhances the effectiveness of CCTV systems. All areas of parking and pedestrian travel need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common property crimes in any city) as well as provide safe pedestrian travel for employees and customers. Based on plans submitted to the City of Renton Topgolf has noted several considerations for adequate pedestrian and parking lot lighting, increased lighting for safety and wayfinding, as well as in and around the facility. Plans indicate that Topgolf has consulted with lighting experts on proper selection and placement that adhere to the standards of the Illuminating Engineering Society (IES) as well as CPTED standards. Landscaping The “Broken Window Theory” says, “An ordered and clean environment – one which is maintained – sends the signal the area is monitored and that criminal behavior will not be tolerated.” All trees should be trimmed six to eight feet up from the ground. Shrubs should be pruned to no more than three feet tall. This will help eliminate areas of concealment for suspicious persons. Trees and shrubs which are not maintained can cause safety issues. Since the planned landscaping will be in its “infant” stages once the business is completed I do not anticipate this being an issue within the first few months. However, regular maintenance should be planned and landscaping monitored to stay within the above mentioned guidelines. Topgolf plans indicate “visually minimizing” or “landscaping buffers” for surrounding landscape around parking areas along south edge of site, landscaped islands, and enhanced and extensive landscaping surrounding Topgolf outfield and near or around parking areas. As noted above, landscaping must be well maintained to prevent overgrowth and/or create areas that could be considered unsafe if individuals or criminal activity can go unseen by passerbies or security doing patrols of the area. Page 3 of 3 Territoriality/Signage Territoriality refers to measures that reinforce a message of ownership over the business. The most straight-forward examples of territoriality are signs restricting access, directing customers to the main entry doors or sales departments, as well as posting the businesses hours of operation. The public needs to be made aware at all times of what space is private and what space is public. Signs and graphics can also assure staff and the public that their safety is being monitored. Likewise, potential perpetrators may be deterred by a notice that they are under surveillance. Proper No Trespassing signs should be posted in conspicuous locations throughout the outside of the buildings (including parking areas) so enforcement action can be taken if needed. Defining clear borders is another step that reinforces territoriality. A low fence or hedge around the edge of the property may not physically stop a trespasser, but it helps identify where public space ends and private space begins. Maintenance further reinforces territoriality. Any unkempt part of the property will soon send a message that no one is particularly concerned about or possessive of that part of the business. If the area remains neglected, it will also seem ideal for misbehavior or loitering. For further and more specific safety recommendations, I highly encourage that Topgolf have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete.