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HomeMy WebLinkAboutSR_HEX_Report_Topgolf_190813_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_HEX_Report_Topgolf_190813_v1 N 8th St Park Ave N Logan Ave N A. REPORT TO THE HEARING EXAMINER Hearing Date: August 13, 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 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: 13.68 acres City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 2 of 59 SR_HEX_Report_Topgolf_190813_v1 B. EXHIBITS: Exhibit 1-21: As shown in the Environmental Review Committee (ERC) Report Exhibit 22: Staff Report to the Hearing Examiner Exhibit 23: Notice of Incomplete Application Exhibit 24: Neighborhood Meeting Documents and Discussion Summary Exhibit 25: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes Exhibit 26: Transportation Concurrency Test dated July 11, 2019 Exhibit 27: Conditional Use Permit Justification, Street Modification Justification, Parking within Front Setback Variance Justification, and Structure Height Variance Justification Exhibit 28: Development Agreement (Recording No. 20020802000224) Exhibit 29: Development Agreement for Renton Plant Redevelopment (Recording No. 20031210001637) Exhibit 30: Signal Timing Intersection Improvements Memorandum dated August 1, 2019 C. GENERAL INFORMATION: 1. Owner(s) of Record: On the Rock 94040 LLC; ITF Developments LLC, P.O. Box 50268, Bellevue, WA 98015 2. Zoning Classification: Urban Center (UC) Urban Design District ‘C’ 3. Comprehensive Plan Land Use Designation: Commercial & Mixed Use (CMU) 4. Existing Site Use: Currently Vacant 5. Critical Areas: A portion of the site contains high seismic hazards and a portion of the site is located within the Downtown Wellhead Protection Area Zone 2. 6. Neighborhood Characteristics: a. North: The Landing in Renton. Commercial & Mixed Use (CMU) Comprehensive Plan Land Use Designation; Urban Center (UC) zone b. East: Boeing surface parking lot. Commercial & Mixed Use (CMU) Comprehensive Plan Land Use Designation; Urban Center (UC) zone c. South: Boeing emergency operations building, Boeing office buildings and structured parking. Commercial & Mixed Use (CMU) Comprehensive Plan Land Use Designation; Urban Center (UC) zone d. West: Boeing light industrial manufacturing, fabrication, storage warehouse, laboratories, and office buildings with surface parking. Commercial & Mixed Use (CMU) Comprehensive Plan Land Use Designation; Urban Center (UC) zone 7. Site Area: 13.68 acres City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 3 of 59 SR_HEX_Report_Topgolf_190813_v1 D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation (Unknown) N/A 738 03/17/1925 Boundary Line Adjustment LUA10-020 N/A 03/10/2010 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing 12” ductile iron water main in Logan Ave N. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 15” PVC sewer main running from east to west in N 8th St. c. Surface/Storm Water: 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 northwest 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. 2. Streets: The proposed development fronts Park Ave N along the east property line, N 8th St along the north property line and Logan Ave N along the west property line. Park Ave N is classified as a Principal Arterial Road and the existing right-of-way (ROW) width is approximately 91 feet. N 8th St is classified as a Minor Arterial Road and the existing ROW width is approximately 78 feet. Logan Ave N is classified as a Principal Arterial Road and the existing ROW width is approximately 88 feet. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations c. Section 4-2-120A: Development Standards for Commercial Zoning Designations (CN, CV, CA, & UC) 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations b. Section 4-3-100: Urban Design Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-030: Drainage (Surface Water) Standards b. Section 4-6-040: Sanitary Sewer Standards City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 4 of 59 SR_HEX_Report_Topgolf_190813_v1 c. Section 4-6-060: Street Standards d. Section 4-6-080: Water Service Standards 5. Chapter 9 Permits - Specific a. Section 4-9-030: Conditional Use Permits b. Section 4-9-200: Master Plan and Site Plan Review c. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Transportation Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton received the above master application for review on May 1, 2019 and the application was determined incomplete on May 8, 2019 (Exhibit 23). On June 17, 2019, the master application was reviewed for completeness and the application was determined complete on June 18, 2019. The project complies with the 120-day review period. 2. A neighborhood meeting facilitated by the applicant was held on December 13, 2018 at the Renton Public Library Meeting Room at 100 Mill Ave S, Renton, WA 98057. Approximately nine (9) members of the public attending the meeting, and provided comments and questions regarding the following issues: traffic congestion on adjacent Logan Ave N, parking sufficiency, building height, net pole and netting color, light pollution and noise impacts, zoning code changes, construction timeframe, business longevity, and community outreach. See Exhibit 24 for more information. 3. The project site is located at 745 Park Ave N, Renton WA 98057 (APN 0886610010). 4. The project site was formerly constructed with Boeing buildings used for aircraft development and manufacturing. Most recently the buildings were used as storage areas, offices, and photograph development labs. By 2015, all structures were removed and the parcel is now vacant. 5. Access to the Topgolf portion of the site under Phase I would be provided via two (2) separate driveways located on Logan Ave N. 6. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use designation. 7. The site is located within the Urban Center (UC) zoning classification and within Urban Design District ‘C’. 8. There are no significant trees located on-site. The applicant is proposing to retain all but two (2) existing street trees along the public street frontage of the property. 9. A portion of the site contains high seismic hazards and a portion of the site is located within the Downtown Wellhead Protection Area Zone 2. 10. Approximately 6,000 cubic yards of material would be cut on-site and approximately 26,000 cubic yards of fill is proposed to be brought into the site. 11. The applicant is proposing to begin construction in October 2019 and end in November 2020. 12. Staff received no public comment letters on the application. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 5 of 59 SR_HEX_Report_Topgolf_190813_v1 13. No other public or agency comments were received. 14. The proposal includes master site plan review with two (2) proposed phases. Master site plan and individual administrative site plan review applications would be submitted with each phase of the proposal prior to submitting civil construction and building permit applications. 15. Phase I includes developing a Topgolf recreational facility over 10.61 acres consisting 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, and associated underground utilities (Exhibits 2, 3, and 4). 16. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on July 22, 2019 the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Topgolf project in Renton (Exhibit 25). The DNS-M included eight (8) mitigation measures. A 14-day appeal period commenced on July 26, 2019 and will end on August 9, 2019. No appeals of the threshold determination have been filed as of the date of this report. 17. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance – Mitigated: 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 typical 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 Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 6 of 59 SR_HEX_Report_Topgolf_190813_v1 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. 18. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development (Exhibit 21). These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 19. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s Comprehensive Plan Map. The purpose of the CMU land use designation is to allow residential uses as part of mixed-use developments, and support new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.  Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design.  Policy L-49: Maintain existing, and encourage the creation of additional, places and events throughout the community where people can gather and interact. Allow for flexibility in public gathering places to encourage place-making efforts and activities.  Policy L-51: Include human-scale features such as pedestrian pathways, quality landscaping, and public spaces that have discernible edges, entries, and borders to create a distinctive sense of place in neighborhoods, commercial areas, and centers.  Policy L-52: Orient buildings in developments toward the street or a common area, rather than toward parking lots.  Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods.  Policy L-56: Complement the built environment with landscaping using native, naturalized, and ornamental plantings that are appropriate for the situation and circumstance and provide for respite, recreation, and sun/shade.  Policy L-59: Balance the need for appropriate lighting levels for safety and security to avoid light intrusion and glare impacts, and to preserve the night sky.  Policy L-60: Improve the appearance of parking lots through landscaping and screening. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 7 of 59 SR_HEX_Report_Topgolf_190813_v1  Policy T-45: Ensure that new development contributes its fair share of the cost of transportation facilities, programs and services needed to mitigate growth related transportation impacts. 20. Zoning Development Standard Compliance: The Urban Center (UC) was established to provide an area for pedestrian-scale urban mixed-use development that supports the residential and employment goals of Renton’s Urban Center. The UC Zone is intended to attract a wide range of office, technology, commercial, and residential uses. The overall mix and intensity of uses within both zones is expected to develop over time. Consequently, decisions made in early phases of redevelopment will need to take into consideration the potential for further infill and intensification of uses. The overall mix and intensity of uses is intended to create an urban rather than suburban character. The form of development is expected to use urban development standards and therefore, setbacks, heights, landscaping, parking, and design standards are to be urban in scale and configured in a layout utilizing the street system to create a human-scale, pedestrian-oriented new center. Uses that support urban center development are allowed. Development is expected to include amenities such as gateways, water access, and open space. High-quality development is anticipated, encompassing a mix of residential neighborhoods, shopping, and employment districts and public facilities. The designation is also intended to allow continuation of airplane manufacturing and accessory airplane manufacturing uses, as land area formerly occupied by those uses is transformed to combinations of retail, service, office, residential, and civic uses. The proposal is compliant with the following development standards, as outlined in RMC 4-2-130A, if all conditions of approval are met: Compliance UC Zone Develop Standards and Analysis  Use: Pursuant to RMC 4-2-060, Zoning Use Table – Uses Allowed in Zoning Designations, outdoor recreational facilities require a Hearing Examiner Conditional Use Permit in the UC zone. Specified use(s) are permitted provided the following conditions are met: a. Either: i. All development shall be architecturally and functionally integrated into the overall shopping center or mixed use development; or ii. A development shall identify a minimum of twenty percent (20%) or two and one-half (2.5) acres of vacant concentrated land area, whichever is greater, designated for future development and is consistent with a Master Plan approved pursuant to RMC 4-9-200, Master Plan and Site Plan Review. The Master Plan shall identify how the developed and undeveloped portions of the site would be designed to support a functionally integrated mixed use development; and b. Buildings adjacent to pedestrian-oriented streets, as designated via Master Plan or a similar document approved by the City, shall have ground-floor commercial uses. Where required, commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15'); and c. Buildings oriented along Park Avenue North shall have one or more pedestrian entries on Park Avenue North. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 8 of 59 SR_HEX_Report_Topgolf_190813_v1 Staff Comment: The applicant is requesting a Hearing Examiner Conditional Use Permit to establish an outdoor recreational facility (Topgolf) as phase one of the site development. For more information, see FOF 24, Conditional Use Analysis. The first phase of construction is proposing to begin construction in late 2019/early 2020 with construction completion scheduled for late 2020/early 2021 (Exhibit 19). The second phase of the site development would consist of a to-be-determined mixed-use component on the remaining 2.65 acres of the parcel and would be developed following Topgolf build-out at a later date. Phase one is designed in a manner to support a functionally integrated mixed use development on the remaining vacant concentrated land on the eastern portion of the site. Phase two would also be subject to Master Plan and Site Plan Review prior to civil construction and building permit issuance. The Environmental Review Committee (ERC) issued eight (8) mitigation measures based on an analysis of probable impacts of the proposed use (Exhibit 25).  Lot Dimensions: Per RMC 4-2-120A, the minimum lot size for lots created after Nov. 10, 2014 for non-residential plats is 25 acres. The minimum lot size can be amended through Master Plan and Site Plan Review, RMC 4-9-200. There is no minimum lot width/depth for lots created after Nov. 10, 2004 for non-residential plats. Staff Comment: The proposal does not propose to alter any lot lines as part of Phase I.  Lot Coverage: The maximum lot coverage for buildings in the UC Zone is 90% of total area or 100% if parking is provided within the building or within a parking garage. Staff Comment: The applicant is proposing a Topgolf building with a footprint of 26,352 square feet. The building would cover approximately 4.4% of the existing parcel (26,352 sf / 596,016 sf = 4.4 percent). The proposed development program would be as follows: Floor Level Area (square feet) First (Level 1) 26,352 Middle (Level 2) 23,513 Upper (Level 3) 24,160 Total 74,025 The applicant is expected to dedicate property along the property frontages and, as part of Phase II, the applicant is anticipating a future short plat to divide the remaining 2.65 acres along the east side of the property. After ROW dedication and a future short plat, the final Topgolf parcel is anticipated to be approximately 10 acres. The Topgolf building is expected to have a final building lot coverage of under seven percent (7%) at full buildout. N/A Density: The minimum density required in the UC zone is 20.0 dwelling units per net acre. The maximum density permitted is 85 dwelling units per net acre (150 du/acre) if ground floor commercial is provided. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements.  Setbacks: Determined through site plan review. Staff Comment: After all applicable ROW dedication, the applicant is proposing approximate building setbacks as follows: 88-foot building setback from Logan Ave N City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 9 of 59 SR_HEX_Report_Topgolf_190813_v1 (30 feet from the porte-cochere); 22 ½ building setback from N 8th St; 155 ½ building setback from the south property line; 843 ½ feet from Park Ave N. The proposed building setbacks for the Topgolf structure are sufficient for the subject site. Compliant if condition of approval is met Building Height: The UC zone has a maximum permitted building height of 10 stories along primary and secondary arterials. Staff Comment: The applicant is proposing to construct a three-story Topgolf building that would reach heights of 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 is requesting a variance from RMC 4-2-120A for the height of the poles supporting the barrier netting for the Topgolf venue. See FOF 27 for more information. The site carries a Part 77 horizontal surface height restriction of 150 feet due to the proximity to the Renton Municipal Airport. In order to extend the netting and net poles above the airport overlay airspace, the applicant would be required to receive approval from the FAA (Federal Aviation Administration) by completing an aeronautical study. 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 as mitigation for violating the airport overlay. Staff recommends a condition of approval requiring the applicant to demonstrate compliance with the Part 77 Horizontal Surface Height Limit prior to construction/building permit approval, or receive approval from the Federal Aviation Administration (FAA) to exceed the Part 77 Horizontal Surface Height Limits. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi- family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 square feet of landscaping per parking space, 51 and 99 spaces shall provide 25 square feet of landscaping per parking space, and 100 or more spaces shall provide 35 square feet City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 10 of 59 SR_HEX_Report_Topgolf_190813_v1 of landscaping per parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have a minimum width of 5 feet. Staff Comment: The existing landscaping on-site includes grasses, blackberry bushes and several small opportunistic trees. All of the existing vegetation on-site would be removed, as well as some of the trees along the public street frontage at the proposed access driveways on Logan Ave N. A conceptual landscape plan, prepared by Brumbaugh & Associates, was submitted with the project application (Exhibit 7). The conceptual landscape plan illustrates materials that would be used to enhance the visual character of the building, parking lots and on-site amenities. The planting schedule includes a variety of trees, shrubbery, groundcover, perennials and grasses. From the back of the existing sidewalks, the applicant is proposing a minimum width of 23 feet of perimeter landscaping along Logan Ave N and the applicant is proposing to taper the width of the landscape strip at the back of N 8th St based on the angle of the barrier netting system. As a result, the width of the perimeter landscaping along N 8th St starts out at approximately 27 feet from the northwest corner of the building and expands to 48 feet at the end of the outdoor driving range outfield. Around the surface parking areas, the applicant is proposing a perimeter landscape buffer of 18 feet along the south property line and intervening landscaping on average every 12 parking stalls. Within the proposed surface parking lot, 35 square feet of landscaping per parking space would be required for parking lots with 100 or more parking stalls. Based on the proposal of 336 surface parking stalls, a minimum of 11,760 square feet of landscaping would be required within the surface parking areas. The submitted landscape analysis indicates that a total of 11,829 square feet of interior landscaping would be provided on-site. In addition, the applicant indicates that 12,027 square feet of perimeter landscaping would also be provided for a total landscape area of 23,856 square feet. The project would also provide a large public plaza at the corner of Logan Ave N and N 8th St with enhanced landscaping surfaces, benches, seating walls, lawn and an outdoor patio. The proposed plaza space would serve as an integral aspect of the development for users and pedestrians alike. As part of Phase I, at least a 10-foot landscape buffer is provided along all applicable street frontages, and the total interior parking lot landscaping exceeds City standards by approximately 267 square feet. All landscaping, especially the enhanced landscaped areas, would be used to reduce the aesthetic impact of the proposed structure, poles and netting system, and surface parking areas. As indicated in the “Use” section above, the second phase of the site development would consist of a to-be-determined mixed-use component build-out at a later date. Therefore, staff is recommending that the applicant install ten feet of temporary on- site landscaping along the public street frontages of Phase II (Park Ave N and approximately the remaining 29 percent of N 8th St). Such landscaping shall include a mixture of trees, shrubs, and groundcover. In addition, to improve and soften the appearance of the portion of the property remaining temporarily vacant after the construction of the Topgolf development, staff is recommending that the applicant hydroseed the remaining vacant mixed-use portion of Phase II. Installation of the temporary Phase II landscaping shall be completed as part of Phase I unless a construction or building permit for Phase II has been applied for. An updated landscape City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 11 of 59 SR_HEX_Report_Topgolf_190813_v1 plan shall be provided to, and approved by, the Current Planning Project Manager prior to construction permit issuance. Underground sprinkler systems are required to be installed and maintained for all landscaped areas. The sprinkler system must provide full water coverage of the planted areas specified on the landscape plan. As a result, staff recommends as a condition of approval, that the applicant be required to provide a detailed landscape plan and irrigation plan with the construction permit application. The detailed landscape plan and irrigation plan shall be provided to, and approved by, the Current Planning Project Manager prior to construction permit issuance.  Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4- 4-130) require the retention of 10 percent of trees in a commercial development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: There are no significant trees on-site that need to be maintained or replaced. The applicant is proposing to plant 139 new trees as shown in the Preliminary Landscape Plan (Exhibit 7). Compliant if condition of approval is met Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Staff Comment: According to the Roof Plan (Exhibit 6), the proposed building would include rooftop equipment. The exterior elevations include a parapet wall (painted E.I.F.S. walls) that extends above the top of the third floor. Staff recommends as a condition of approval the applicant provide a materials board to further identify the screening detail for roof-top equipment. The materials board shall be provided to, and approved by, the Current Planning Project Manager prior to building permit approval. Refuse and recycle would be located entirely within the building on the first floor. Access to the building would be provided at the south end of the building for pickup (see Refuse and Recycle discussion for more information). Not all surface mounted utility equipment was identified in the submitted drawings. Therefore, staff recommends as a condition of approval, that the applicant provide a special utility and landscape plan set with the construction permit showing the location City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 12 of 59 SR_HEX_Report_Topgolf_190813_v1 of all ground mounted utility boxes and identify how they would be screened from public view. In addition, no utility boxes shall be located in the outdoor plaza area or primary entry area. The special utility and landscape plan set shall be provided to, and approved by, the Current Planning Project Manager prior to construction permit approval.  Vehicular Access: A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting UC lots without the need to use a street. Access may comprise the aisle between rows of parking stalls. Staff Comment: A connection for site-to-site vehicle access would be completed at the end of both phases. Topgolf is proposing to make vehicular connections from Logan Ave N to the future mixed use project on the east side of the parcel. Compliance to be demonstrated at sign permit review Signage: Pole signs and roof signs are prohibited. Signs are subject to Urban Design Regulations (RMC 4-3-100). Staff Comment: The applicant did not submit a detailed signage package for the proposed Topgolf facility and therefore could not be reviewed at this time. The applicant would be required to comply with the signage requirements outlined in RMC 4-4-100 at the time of sign application.  Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls be provided based on the square footage of the use. The following ratios would be applicable to the site: Use Net Square Footage of Use Ratio Required Spaces Office, General 5,739 SF A minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. Min: 11 Max: 26 Eating and Drinking Establishment and Taverns 22,262 SF A minimum and maximum of 10 per 1,000 square feet of dining area. Min/Max: 223 Golf Driving Ranges 102 Hitting Bays A minimum and maximum of 1 per driving station. Min/Max: 102 Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. In the UC zone, a parking stall shall be a minimum of nineteen feet (19') in length, except for parallel stalls, measured along both sides of the usable portion of the stalls. Each parallel stall shall be twenty-three feet by nine feet (23' x 9') in size. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 13 of 59 SR_HEX_Report_Topgolf_190813_v1 Staff Comment: The applicant is proposing a total of 336 surface parking stalls (of which nine (9) would be ADA stalls, 121 standard stalls, 21 compact stalls, and 119 flex stalls) which meets the minimum requirements for parking stalls. The applicant’s proposal includes a flex parking lot to the southeast of the outdoor driving range outfield. This flex parking area abuts the mixed use parking on the east portion of the parcel and dimensions provide a minimum width of 200 feet to facilitate future structured parking. A future parking structure is anticipated to be constructed at a later date when details of the Phase II development are known and the required demand for the structure can be better defined. The applicant is requesting a variance from RMC 4-2-120A to allow a limited amount of surface parking between the building and the street. In addition, surface parking regulations in Design District C, per RMC 4-3-100.E.2, require parking to be at the side and/or rear of a building and may not occur between the building and the street. However, if due to the constraints of the site, parking cannot be provided at the side or rear of the building, the Administrator may allow parking to occur between the building and the street. If parking is allowed to occur between the building and the street, no more than sixty feet (60') of the street frontage measured parallel to the curb shall be occupied by off-street parking and vehicular access. The applicant is proposing approximately 201 feet of surface parking between the building and the street. See FOF 26 for more information and variance request evaluation. Access and parking lot configuration would be designed for two-way circulation throughout. All parking on site would comply with dimensional stall requirement based on parking stall type in the UC zone. Up to thirty percent (30%) of the stall in the UC zone (designated employee parking – not to exceed forty percent (40%) and structured parking – not to exceed fifty percent (50%)) can be compact. The applicant is proposing less than seven percent of the site as compact parking. The use of landscaping is an integral component of the proposal’s reduction of visual impacts on the pedestrian environment and abutting/adjacent properties (see Landscaping discussion for more information).  Loading Docks: Loading docks within the site, pursuant to RMC 4-2-130A, indicates that parking, docking and loading areas for truck traffic shall be off-street and screened from view of abutting public streets. Staff Comment: The applicant is proposing a loading dock along the south elevation. The loading dock is off-street, screened from view of abutting public streets and separate from the customer and employee parking lot. The large landscaped area between the loading dock and Logan Ave. N is designed to include a hedge to screen the loading area, which is a key feature of the site design. The site is completely surrounding by similar zoned property. The site design includes a clear maneuvering area to access the loading dock.  Refuse and Recyclables: Per RMC 4-4-090 for office, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. For other nonresidential developments, a minimum of three (3) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per one thousand (1,000) square feet of building City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 14 of 59 SR_HEX_Report_Topgolf_190813_v1 gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Staff Comment: Based on the proposal for 5,739 square feet of office space, 34 square feet of refuse and recycle area is required to be dedicated. Based on the proposal for 22,262 square feet of Eating and Drinking Establishment and Taverns, 201 square feet of refuse and recycle area is required to be dedicated. Based on the proposal for 7,548 square feet of hitting bay area, 68 square feet of refuse and recycle area is required to be dedicated. Together the proposed uses would require an area of roughly 303 square feet for refuse and recycling. The proposal includes an interior refuse and recycle area approximately 430 square feet inside the building which complies with the area dedication requirements. Access would be provided in the designated loading area on the south end of the building for truck maneuvering. The building design includes six (6) doors/gates to allow access to the refuse and recyclable deposit area inside the building. Compliant if condition of approval is met Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Staff Comment: Per RMC 4-4-080.F.11.a bicycle parking spaces are required at 10 percent (10%) of the number of required off-street parking spaces. The applicant has not identified bicycle parking on the site plan or the floor plans. Once identified, the proposed location(s) of the bicycle parking would be required to be visible to cyclists and must not impede or create a hazard to pedestrians or vehicles nor would they be allowed to conflict with vehicle vision clearance standards. Per RMC 4-4-080.F.11.c bicycle parking for office use shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Therefore, staff recommends as a condition of approval that the applicant provide bicycle parking for up to 37 stalls (one of which shall be secure extended use). Bicycle parking shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.  Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The applicant is proposing a height variance for a 90 to 170-foot barrier netting system fencing (see Building Height discussion and FOF 27 for more information). The applicant’s proposed preliminary grading plans (Exhibit 9) and landscape plan (Exhibit 7) is not proposing to add any retaining walls or any other fencing besides the aforementioned barrier netting system. The project site includes some existing perimeter chain link fence along the south property line. 21. Design District Review: The project site is located within Design District ‘C’. The following table contains project elements intended to comply with the standards of the Design District ‘C’ standards and guidelines, as outlined in RMC 4-3-100E: City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 15 of 59 SR_HEX_Report_Topgolf_190813_v1 Compliance Design District Guideline and Standard Analysis 1. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity. a. Building Location and Orientation: Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential uses. Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for.  Standard: The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. Staff Comment: See FOF 22, Master Plan and Site Plan Review.  Standard: Commercial mixed-use buildings shall contain pedestrian-oriented uses, feature “pedestrian-oriented façades,” and have clear connections to the sidewalk. Staff Comment: The Topgolf exterior elevations proposed along Logan Ave N and N 8th St are architecturally designed to have pedestrian-oriented façades. As shown in the Site Improvement Plans (Exhibit 3), the building provides clear connections to a large plaza at the northwest corner of the site and several pedestrian connections to the public sidewalks to the west and north of the building. Upon the completion of both phases, Topgolf and the future mixed use building would include pedestrian- oriented connections to Logan Ave N, N 8th St and Park Ave N.  Standard: Office buildings shall have pedestrian-oriented façades. In limited circumstances the Department may allow façades that do not feature a pedestrian orientation; if so, substantial landscaping between the sidewalk and building shall be provided. Such landscaping shall be at least ten feet (10') in width as measured from the sidewalk. Staff Comment: The proposed outdoor recreational facility includes a single building. A limited amount of office space would be located on the ground floor of the Topgolf building. As noted above, the building was designed to have pedestrian-oriented façades. In addition, Phase I contains enhanced perimeter landscaping along the street (west and north of the building) that would be over ten feet (10’) in width. N/A Standard: Residential and mixed-use buildings containing street-level residential uses and single-purpose residential buildings shall be: a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; or b. Have the ground floor residential uses raised above street level for residents’ privacy. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 16 of 59 SR_HEX_Report_Topgolf_190813_v1 Staff Comment: Phase I is not proposing residential or mixed-use buildings. b. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Compliant if condition of approval is met Standard: A primary entrance of each building shall be located on the façade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Staff Comment: Under Phase I, the primary entrance of the Topgolf structure would be located along Logan Ave N and would serve as a focal point for the development. The facility would be located so that the tee line is facing east, away from the afternoon sun. The building entrance includes aluminum storefront glazing, an entry lobby/vestibule that is recognizable and visible from the street because it is located under a highly visible porte-cochere structure. Prominent architectural and site plan design features would direct guests to the main entrance. The structure is connected to the public street by an on-site plaza, walkways, and crosswalks. In addition, the applicant is proposing seven-foot (7’) wide sidewalks between the surface parking and the front of the building. The width of the interior pathways should be designed based on the intended number of users. The greatest users of the facility are expected to use the main sidewalk leading from the 336 surface parking stalls to the main entrance. The provided plans also do not include much detail on urban amenities such as surface material, seating areas and accent lighting. Details and amenities are needed to ensure the proposal establishes a quality pedestrian experience in the plaza, along the street and at the entrance of the building. Therefore, staff recommends as a condition of approval the applicant submit a detailed plaza plan that includes specifications for pedestrian amenities that add to the pedestrian experience and the human scale intended for the development. In addition, the applicant shall widen the proposed internal concrete sidewalk from the building entrance to the front of the loading dock crosswalk (a distance of approximately 275 feet) from seven feet (7’) wide to eight feet (8’) wide. A revised detailed plaza plan and site improvement plan shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval.  Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a façade overhang, trellis, large entry doors, and/or ornamental lighting. Staff Comment: The main vehicular and pedestrian entrance for Topogolf is marked with a prominent porte-cochere entry that is approximately 60 feet long and 50 feet wide. See also Ground Level Details.  Standard Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 17 of 59 SR_HEX_Report_Topgolf_190813_v1 Staff Comment: The building entry along the street would have a porte-cochere and a steel canopy for weather protection. According to the Site Improvement Plan, the width of the steel canopy varies along the building frontage from approximately three feet (3’) feet to six feet (6’) wide. See also Ground Level Details.  Standard: Building entries from a parking lot shall be subordinate to those related to the street. Staff Comment: The main building entry along Logan Ave N is the primary building entrance. All other building entrances are subordinate to the main building entrance. A porte-cochere and a steel canopy mark the main entry location to the entry vestibule of the building.  Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. Staff Comment: See discussion above.  Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. Staff Comment: Phase I includes one building and a network of pedestrian paths that would tie into Phase II. N/A Standard: Ground floor residential units that are directly accessible from the street shall include entries from front yards to provide transition space from the street or entries from an open space such as a courtyard or garden that is accessible from the street. Staff Comment: No residential units are proposed under Phase I. c. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton’s long-established, existing neighborhoods are preserved. Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. N/A Standard: For properties along North 6th Street and Logan Avenue North (between North 4th Street and North 6th Street), applicants shall demonstrate how their project provides an appropriate transition to the long-established, existing residential neighborhood south of North 6th Street known as the North Renton Neighborhood. N/A Standard: For properties located south of North 8th Street, east of Garden Avenue North, applicants must demonstrate how their project appropriately provides transitions to existing industrial uses. d. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 18 of 59 SR_HEX_Report_Topgolf_190813_v1 landscaping and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets, pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition to or as part of service enclosures.  Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. Staff Comment: Service elements, such as loading and refuse and recycling areas are built into the building itself and access is accessible to service vehicles. The development proposal also includes a landscape buffer to further screen the service area from visibility from Logan Ave N. See also FOF 20, Zoning Development Standard Compliance: Refuse and Recyclables.  Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. Staff Comment: See comments above.  Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Staff Comment: See comments above.  Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. Staff Comment: See comments above. e. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and architectural elements at gateways should be provided. While gateways should be distinctive within the context of the district, they should also be compatible with the district in form and scale. Guidelines: Development that occurs at gateways should be distinguished with features that visually indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in the City. Examples of these types of features include monuments, public art, and public plazas. N/A Standard: Developments located at district gateways shall be marked with visually prominent features. N/A Standard Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. N/A Standard: Visual prominence shall be distinguished by two (2) or more of the following: a. Public art; b. Special landscape treatment; c. Open space/plaza; d. Landmark building form; City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 19 of 59 SR_HEX_Report_Topgolf_190813_v1 e. Special paving, unique pedestrian scale lighting, or bollards; f. Prominent architectural features (trellis, arbor, pergola, or gazebo); g. Neighborhood or district entry identification (commercial signs do not qualify). 2. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building façades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. a. Surface Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. Compliant if variance approval is met Standard: Parking shall be at the side and/or rear of a building and may not occur between the building and the street. However, if due to the constraints of the site, parking cannot be provided at the side or rear of the building, the Administrator may allow parking to occur between the building and the street. If parking is allowed to occur between the building and the street, no more than sixty feet (60') of the street frontage measured parallel to the curb shall be occupied by off-street parking and vehicular access. Staff Comment: With exception to a minimal amount of parking spaces (19 total) along the drop-off drive between the building and Logan Ave N, parking for Phase I would be located to the side and rear of the Topgolf building. Topgolf’s preference is to locate their main parking field in front of the main entrance. As a result, the applicant is proposing a parking variance to allow some parking between the building and the street. See FOF 26 for more information.  Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Staff Comment: The proposed 336 surface parking stalls under Phase I, are located so that they are screened from surrounding streets by landscaping, a prominent plaza, and the Topgolf building. See also FOF 20, Zoning Development Standard Compliance: Parking and FOF 26 for more information.  Standard: Surface parking lots shall be designed to facilitate future structured parking and/or other infill development. For example, provision of a parking lot with a minimum dimension on one side of two hundred feet (200') and one thousand five hundred feet (1,500') maximum perimeter area. Exception: If there are size constraints inherent in the original parcel. Staff Comment: The large flex surface parking area that abuts the future mixed use portion of the parcel is sized and designed to facilitate future structured parking. See City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 20 of 59 SR_HEX_Report_Topgolf_190813_v1 also FOF 20, Zoning Development Standard Compliance: Parking and FOF 26 for more information. b. Structured Parking Garages: With the exception of the standard noted below, compliance to be determined at Site Plan Review. Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages.  Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy-five percent (75%) of the building frontage width. Staff Comment: No structured parking is proposed under Phase I. Code required minimum surface parking would be provided for the Topgolf use without the use of structured parking. The residual twenty percent (20%) of the property that remains for future development would require structured parking in order to meet parking demands for Phase II. The structured parking would be architecturally compatible with the to-be-determined Phase II use following Master Plan and Site Plan Review. The eastern portion of Topgolf’s surface parking lot has been designated as “Flex” parking which could be converted to structured parking. The parcel contains some size constraints due to the size requirements of the Topgolf outdoor driving range outfield and the Boeing parcel that cuts into the middle of the rectangular lot. The dimensions of the provided flex parking lot provide a minimum width of 200 feet and a perimeter area of approximately 850 feet. This parking structure is anticipated to be constructed at a later date when details of the Phase II development are known and the required demand for the structure can be better defined.  Standard: The entire façade must feature a pedestrian-oriented façade. The Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. Staff Comment: See comments above.  Standard: Public facing façades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. Staff Comment: See comments above.  Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. Staff Comment: See comments above. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 21 of 59 SR_HEX_Report_Topgolf_190813_v1  Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. Staff Comment: See comments above.  Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: a. Ornamental grillwork (other than vertical bars); b. Decorative artwork; c. Display windows; d. Brick, tile, or stone; e. Pre-cast decorative panels; f. Vine-covered trellis; g. Raised landscaping beds with decorative materials; or h. Other treatments that meet the intent of this standard... Staff Comment: See comments above. c. Vehicular Access: Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.  Standard: Parking garages shall be accessed at the rear of buildings. Staff Comment: The site plan is designed to provide access to the parking spaces from Logan Ave N. Two (2) curb cuts are proposed along Logan Ave N. The north entrance to the site would have a restricted left out, making it a right-in and right-out only driveway. SEPA mitigation would ensure that vehicle access to the proposed surface parking lot would not impede or interrupt pedestrian mobility. Compliant if condition of approval is met Standard: Parking lot entrances, driveways, and other vehicular access points shall be restricted to one entrance and exit lane per five hundred (500) linear feet as measured horizontally along the street. Staff Comment: The proposed project would be accessed and connected to two (2) driveways located along Logan Ave N (Exhibits 2 and 3). All parking areas would be connected to these two access points located to the west of the project site. Based on the provided site plan, parking lot entrances are closer than 500 linear feet along Logan Ave N. These two (2) entrances on Logan Ave N are spaced closer together because access is improved and no access is proposed on N 8th St or Park Ave N under Phase I. Therefore, staff recommends as a condition of approval that the north site access driveway on Logan Ave N be restricted to a right-in and right-out only driveway. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 22 of 59 SR_HEX_Report_Topgolf_190813_v1 3. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. a. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Partial compliance demonstrated. Additional compliance to be determined under Street Modification Review Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. a. Pathways shall be located so that there are clear sight lines, to increase safety. b. Pathways shall be an all-weather or appropriate permeable walking surface material, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Staff Comment: The provided Traffic Impact Analysis (TIA) provides a narrative of the existing area. As part of the proposed project, the applicant is requesting a street modification to retain the existing frontage improvements along Logan Ave N, N 8th St and Park Ave N (see FOF 28). The provided site plan includes clearly defined pedestrian connection system to the public street improvements. The site layout clearly conveys pedestrians from the parking lots and public way to the building entry. Compliance to be determined under Site Plan Review Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building façade and no greater than one hundred fifty feet (150') apart. Staff Comment: See comments above. See also FOF 22, Master Plan and Site Plan Review. Compliant if condition of approval is met. Additional compliance to be determined under Street Modification Review Standard: Sidewalks and pathways along the façades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: a. Sidewalks and pathways along the façades of mixed use and retail buildings 100 or more feet in width (measured along the façade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8-foot minimum unobstructed walking surface. b. Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 23 of 59 SR_HEX_Report_Topgolf_190813_v1 Staff Comment: The proposed use is anticipated to increase users along the public street frontages. As described above, interior pathways shall be provided and shall vary in width to establish a hierarchy and the widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). The applicant is requesting a street modification to retain the existing 5-foot wide sidewalks and existing frontage improvements along Logan Ave N, N 8th St and Park Ave N (see FOF 28). Code required half-street frontage improvements include removing and replacing the five-foot (5’) wide street sidewalks with an eight-foot (8’) wide street sidewalk along Logan Ave N, N 8th St and Park Ave N. In order to increase pedestrian maneuverability in the area, and in lieu of removing and replacing the existing sidewalks, staff is recommending as a condition of Phase I approval, that the applicant construct a meandering five-foot (5’) wide interior cement concrete pathway within the perimeter landscaping along Logan Ave N. The interior pathway shall complement the urban amenities of the plaza plan. A revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. N/A Standard: Mid-block connections between buildings shall be provided. Compliance to be determined under Site Plan Review Standard: Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. Staff Comment: Permeable pavement may be considered under Master Plan and Site Plan Review. b. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. Partial compliance demonstrated. Additional compliance to be determined under Site Plan Review. Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at façades along streets, shall be provided. Staff Comment: The proposed site plan and landscape plan includes significant landscaping between the building and the street. Outdoor group seating and elevated planters that function as benches would be provided at the pedestrian plaza. Overhead weather protection (steel canopy and metal porte cochere) is provided at areas of the building where pedestrian access would occur. Architectural elements to be further reviewed for compliance under Site Plan Review.  Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. a. Site furniture shall be made of durable, vandal- and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. b. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 24 of 59 SR_HEX_Report_Topgolf_190813_v1 Staff Comment: Site furniture and amenities would not impede or block pedestrian access to public spaces or building entrances. The proposed site bench material was not indicated in the plans. It appears that the site benches would be constructed out of concrete. Staff would verify bench material as part of the plaza plan and prior to approval of the landscape plan. See also comments above. Compliant with Intent and Guidelines if condition of approval is met Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy-five percent (75%) of the length of the building façade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. Staff Comment: The standalone steel canopy extends between three feet (3’) and six feet (6’) wide around the building entrance and the metal porte-cochere extends beyond the steel canopy at the building entrance and covers approximately 2,165 square feet around the building entrance extended. The steel canopy and metal porte- cochere would extend approximately 14 feet above finished grade. Not including the hitting bay portion of the building, additional pedestrian overhead weather protection would be required to meet the intent and guidelines of pedestrian overhead weather protection based on the site layout and design of the building. Therefore, staff recommends as a condition of approval that the applicant provide additional pedestrian overhead weather protection over the remaining sidewalks along the west elevation (not including the portion of the building that consists of hitting bays). The revised building elevation shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 4. RECREATION AREAS AND COMMON OPEN SPACE: Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians N/A Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens space and/or recreation areas. a. At minimum, fifty (50) square feet per unit shall be provided. b. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. c. Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents. d. For projects with more than one hundred (100) dwelling units, vegetated low impact development facilities may be used in required or provided open space where feasible and designed consistent with the Surface Water Design City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 25 of 59 SR_HEX_Report_Topgolf_190813_v1 Manual. Such facilities shall be counted towards no more than fifty percent (50%) of the required open space. e. At least one of the following shall be provided in each open space and/or recreation area (the Administrator may require more than one of the following elements for developments having more than one hundred (100) units): i. Courtyards, plazas, pea patches, or multi-purpose open spaces; ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system; iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or v. Children’s play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. f. The following shall not be counted toward the common open space or recreation area requirement: i. Required landscaping, driveways, parking, or other vehicular use areas. ii. Required yard setback areas. Except for areas that are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development. iii. Private decks, balconies, and private ground floor open space. iv. Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. Staff Comment: No mixed use residential or attached housing development is proposed under Phase I. Partial compliance demonstrated. Additional compliance to be determined under Site Plan Review. Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space. a. The pedestrian-oriented space shall be provided according to the following formula: 1% of the site area + 1% of the gross building area, at minimum. b. The pedestrian-oriented space shall include all of the following: City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 26 of 59 SR_HEX_Report_Topgolf_190813_v1 i. Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a non-vehicular courtyard; and ii. Paved walking surfaces of either concrete or approved unit paving; and iii. On-site or building-mounted lighting providing at least four (4) foot- candles (average) on the ground; and iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. c. The following areas shall not count as pedestrian-oriented space: i. The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-oriented space if the Administrator determines such space meets the definition of pedestrian-oriented space. ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. Staff Comment: A large pedestrian plaza (approximately 15,000 square feet) is incorporated into the site plan at the northwest corner of the site. The plaza alone exceeds the minimum required space for the gross parcel size and 74,025 square foot Topgolf building area (approximately 13,361 square feet). The plaza includes visual and pedestrian access to the Topgolf facility and the public ROW. The surface material proposed for the plaza was not identified in the landscape plan. Approximately 172 lineal feet of seating (benches and seat wall) is proposed in the pedestrian plaza near the main entrance to Topgolf. No outdoor storage is proposed. To be further reviewed for compliance under Site Plan Review, FOF 22. N/A Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below: a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th. b. Bronson Area: Intersections with Bronson Way North at: i. Factory Avenue N./Houser Way S.; ii. Garden Avenue N.; and iii. Park Avenue N. and N. First Street. c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. d. Northeast Fourth Area: Intersections with N.E. Fourth at: i. Duvall Avenue N.E.; ii. Monroe Avenue N.E.; and iii. Union Avenue N.E. e. Grady Area: Intersections with Grady Way at: i. Lind Avenue S.W.; City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 27 of 59 SR_HEX_Report_Topgolf_190813_v1 ii. Rainier Avenue S.; iii. Shattuck Avenue S.; and iv. Talbot Road S. f. Puget Area: Intersection of S. Puget Drive and Benson Road S. g. Rainier Avenue Area: Intersections with Rainier Avenue S. at: i. Airport Way/Renton Avenue S.; ii. S. Second Street; iii. S. Third Street/S.W. Sunset Boulevard; iv. S. Fourth Street; and v. S. Seventh Street. h. North Renton Area: Intersections with Park Avenue N. at: i. N. Fourth Street; and ii. N. Fifth Street. i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: i. Duvall Avenue N.E.; and Union Avenue N.E. N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension of twenty feet (20') on one side abutting the sidewalk. N/A Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. Vegetated low impact development facilities may be used in the plaza where feasible and designed consistent with the Surface Water Design Manual. Such facilities shall count towards no more than fifty percent (50%) of the plaza requirement. 5. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. a. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Guidelines: Building façades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Partial compliance demonstrated. Additional compliance to be determined Standard: All building façades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances, and display windows. Staff Comment: In general, the Topgolf building design includes articulation and architectural variation. The three-story building uses less of the development envelope than allowed by the zone (Exhibits 2, 3, and 6). The building is setback approximately City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 28 of 59 SR_HEX_Report_Topgolf_190813_v1 under Site Plan Review 88 feet from Logan Ave N and the building ranges in width from about 25 feet wide to approximately 105 feet wide. The hitting bays form a curvilinear shape on the playing field side. However, on the elevation visible from the public way, the elevation is broken up by projections along each structural hitting bay. The main entry provides the highest level of varying architecture features and materials (aluminum storefront glazing, aluminum operable overhead glazing, painted E.I.F.S. panels, high impact E.I.F.S. panels with reveals, metal panels, illuminated canopy band, wall surface light bands, metal porte cochere, illuminated signage, and internally illuminated signage). The second and third levels of the building also include exposed terrace areas for additional variation. Further compliance to be determined under Site Plan Review, FOF 22. Partial compliance demonstrated. Additional compliance to be determined under Site Plan Review Standard: All buildings shall be articulated with one or more of the following: a. Defined entry features; b. Bay windows and/or balconies; c. Roof line features; or d. Other features as approved by the Administrator. Staff Comment: See comments above. Compliance to be further determined under Site Plan Review, FOF 22. N/A Standard: Single purpose residential buildings shall feature building modulation as follows: a. The maximum width (as measured horizontally along the building’s exterior) without building modulation shall be forty feet (40'). b. The minimum width of modulation shall be fifteen feet (15'). c. The minimum depth of modulation shall be greater than six feet (6'). Staff Comment: No residential units are proposed under Phase I. Partial compliance demonstrated. Additional compliance to be determined under Site Plan Review Standard: All buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the façade (as illustrated in District B above); or provide an additional special design feature such as a clock tower, courtyard, fountain, or public gathering area. Staff Comment: See comments above. Compliance to be further determined under Site Plan Review, FOF 22. b. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a façade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 29 of 59 SR_HEX_Report_Topgolf_190813_v1 Compliant if condition of approval is met Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the façade’s ground floor. Staff Comment: The Topgolf building is primarily constructed of structural steel. The exterior elevations primarily consist of a mixture of metal panels, metal awnings, storefront glazing, glass, and E.I.F.S. walls (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 E.I.F.S. walls, the materials are proposed to be high quality, provided visual interest and reinforces the intended pedestrian environment at the ground level. Staff recommends, as a condition of approval, that the applicant provide all durable high quality exterior materials to the exterior façade of the building. Revised architectural elevations shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Compliant if condition of approval is met Standard: On any façade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor façade that is between 4 feet and 8 feet above ground (as measured on the true elevation). Staff Comment: The west and north facing façades are visible to the public. The applicant is proposing storefront windows at the entrance. The north elevation includes approximately fifty percent (50%) glazing of the ground floor façade that is between 4 feet (4’) and 8 feet (8’) above ground. As proposed, the west elevation does not comply with the 50 percent glazing requirement on the ground floor. Therefore, staff recommends as a condition of approval that the applicant provide additional ground floor glazing on the west elevation. The revised architectural elevation shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Compliant if condition of approval is met Standard: Upper portions of building façades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. Staff Comment: The north, west and south façades each have clear windows with visibility into and out of the building. The east façade is open to allow guests to hit golf balls into the outdoor driving range outfield. The Topgolf floor plans and exterior elevations include three (3) stair cases fully clad in a metal panel. In order to increase transparency along the façades, and provide more visibility into and out of the building, staff is recommending that the applicant provide windows (or an equivalent design element) within the staircases on the north, west and east facing façades to break up the building massing and increase light transmittance into and out of the building. Revised building elevations shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. N/A Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 30 of 59 SR_HEX_Report_Topgolf_190813_v1  Standard: Where windows or storefronts occur, they must principally contain clear glazing. Staff Comment: The proposed Topgolf facility includes principally clear glazing in the storefront windows.  Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. Staff Comment: No heavy tinted or dark glass, highly reflective glass or film are proposed in the storefront glazing. Compliance to be demonstrated under Site Plan Review Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building façades and retaining walls) is considered a blank wall if: a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation or other architectural detailing; or b. Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Staff Comment: Compliance to be determined under Site Plan Review, FOF 22. Compliance to be demonstrated under Site Plan Review Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: a. A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; b. Trellis or other vine supports with evergreen climbing vines; c. Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; d. Artwork, such as bas-relief sculpture, mural, or similar; or e. Seating area with special paving and seasonal planting. Staff Comment: Compliance to be determined under Site Plan Review, FOF 22. c. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. Compliant if condition of approval is met Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: a. Extended parapets; b. Feature elements projecting above parapets; c. Projected cornices; d. Pitched or sloped roofs City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 31 of 59 SR_HEX_Report_Topgolf_190813_v1 e. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Staff Comment: The proposed Topgolf facility includes extended parapets and roof terraces on the second and third levels. Based on the submitted elevations, the roof profile appears flat and not varied or interesting. Therefore, staff recommends as a condition of approval that the applicant incorporate elements to create varied and interesting roof profiles to strengthen the building design. Revised elevations showing varied and interesting roof profiles shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit issuance. d. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of façades. This shall occur on all façades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used, they shall be enhanced to create variation and enhance their visual appeal.  Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. Staff Comment: The façade siding materials are similar on three (3) sides of the structure. The materials identified include using glass storefront windows, wall surface light band, E.I.F.S. panels with and without reveals, and metal panels to complete the siding of the building. The building elevations also use orange and various shades of gray throughout the finishing. Compliant if condition of approval is met Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Staff Comment: The single three-story structure uses similar treatments but in different amounts and variations on three (3) façades of the building (Exhibit 6). The variation in the use of the vertical siding, storefront glazing, and metal panels all contribute to the requirement to provide variations in building materials. The building materials applied to the façade are also described in detail in the “5. Building Architectural Design” subsection above. In order to meet the building material standard, staff recommends, as a condition of approval, that the applicant provide one (1) additional durable high quality building material and one (1) additional color, pattern or textural change to the exterior façade. Revised architectural elevations and a materials board shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval.  Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 32 of 59 SR_HEX_Report_Topgolf_190813_v1 Staff Comment: With the exception of E.I.F.S. walls, the materials are of durable, high quality materials consistent with more traditional urban development. Materials are discussed in the above sections. N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Staff Comment: There are no concrete exterior walls shown on the submitted plans. N/A Standard: If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. Staff Comment: There are no concrete block walls shown on the submitted plans. 5. SIGNAGE: Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Center Village; and create color and interest. Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade type signs, proportional to the building façade on which they are mounted, are encouraged on pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Compliance not yet demonstrated Standard: Entry signs shall be limited to the name of the larger development. Staff Comment: The applicant provided a conceptual sign concepts on the building elevation plans, project renderings and site improvement plans that show the approximate location of some of the exterior building signage and monument signs (Exhibits 3 and 6). The proposed signage includes several large Topgolf logo wall signs on the building elevations. Within the urban design area, corporate logos and signs must be sized appropriately for their location. For example, back-lit logo signs less than ten (10) square feet are permitted as area signs with only the individual letters back-lit (RMC 4-4-100.G.5.c). A complete signage package would serve to ensure the proposed signage is in keeping with both phases of the development, the building’s architecture and finishes, the project’s exterior elements, and contributes to the character of the overall development. Therefore, staff recommends as a condition of approval that the applicant be required to submit a preliminary sign package with the building permit application. Proposed signage shall be compatible with phasing, the building’s architecture and exterior finishes, the project’s exterior elements, and contributes to the character of the overall development. The preliminary sign package shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. In order to meet the intent of this condition, staff encourages the applicant to incorporate interesting signage into the fascia of the porte cochere. Wall signs on upper levels of the building façade, are encouraged to be inset which would frame the sign and add interest to the façade to which the sign is affixed. A projecting blade sign may also add some interest to the building design. In addition, a monument sign should be strategically located to screen utility cabinets and fixtures and also account for and be cohesive with Phase II signage. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 33 of 59 SR_HEX_Report_Topgolf_190813_v1 At the end of phase II, the parcel would contain a mixed use development across the entire parcel with more than just one building. A directional and cohesive sign package would also be encouraged under Phase II master plan and site plan review. All future signage would be required to obtain a separate sign permit in compliance with the sign code (RMC 4-4-100).  Standard: Corporate logos and signs shall be sized appropriately for their location. Staff Comment: According to the Topgolf elevations and rendering, the Topgolf building architecture includes large corporate logos on the west, south, east, and north elevations of the building. The logos and logo lighting matches the character and branding of Topgolf and appears to be sized appropriately for the proposed building and location. Compliance not yet demonstrated Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. Staff Comment: See discussion above. Compliance not yet demonstrated Standard: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure. Staff Comment: See discussion above. Compliance not yet demonstrated Standard: Freestanding signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. Staff Comment: See discussion above. Compliance not yet demonstrated Standard: All of the following are prohibited: a. Pole signs; b. Roof signs; and c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as area signs with only the individual letters back- lit. Staff Comment: See discussion above. 6. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Compliant if condition of approval is met Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building façades, awnings with down-lighting and decorative street lighting. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 34 of 59 SR_HEX_Report_Topgolf_190813_v1 Staff Comment: The applicant submitted a lighting layout with the application (Exhibit 12). Details on the fixture types have been provided with the photometric plan. Onsite lighting would include interior and exterior building lighting, parking area lighting, and outdoor driving range 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 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 outdoor driving range 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. Along the property frontages, the existing street lighting poles do not include pedestrian street level lighting along the property frontages. Because nighttime pedestrian movements and activity are anticipated to increase as a result of the proposed development, a SEPA mitigation was included to provide pedestrian level lighting 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. In addition, Topgolf has the ability to negatively impact the remaining 2.65 acres onsite proposed as future mixed-use development so a second SEPA mitigation measure was issued for the applicant to provide a lighting/illumination plan which will have a minimal effect on adjacent properties and the Phase II 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. Compliant if condition of approval is met Standard: Accent lighting shall also be provided on building façades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Staff Comment: The applicant submitted a lighting layout with the application (Exhibit 12). Lighting within the corner plaza, includes four 75-watt Type 5 round LED 14-foot tall pole. The proposed lighting plan lacks accent lighting features and fixtures to enhance the plaza experience. Therefore, as a condition of approval, staff recommends, the applicant provide accent lighting in the plaza to illuminate key features. A revised lighting plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval.  Standard: Down-lighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4- 4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-way-lighting, etc.). Staff Comment: See comments above. 22. Master Plan and Site Plan Review: Pursuant to RMC 4-9-200.B.1, Master Plan Review is required for development in the UC zoning classification when a project is not exempt from Environmental (SEPA) Review. The purpose of the master plan process is to evaluate projects at a broad level and provide City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 35 of 59 SR_HEX_Report_Topgolf_190813_v1 guidance for development projects with multiple buildings on a single large site. The master plan process allows for analysis of overall project concepts and phasing as well as review of how the major project elements work together to implement City goals and policies. Master plan review allows for consideration and mitigation of cumulative impacts from large-scale development and allows for coordination with City capital improvement planning. Master plan review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known. For Master Plan applications compliance with the review criteria for Master Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for a Master Site Plan and site specific Site Plan review request: Compliance Site Plan Criteria and Analysis Compliant if conditions of approval are met a. Comprehensive Plan Compliance and Consistency. Staff Comment: See previous discussion under FOF 19, Comprehensive Plan Analysis. Compliant if conditions of approval are met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 20, Zoning Development Standard Compliance. Compliant if conditions of approval are met c. Design Regulation Compliance and Consistency. Staff Comment: See discussion under FOF 21, Design District Review.  d. Planned Action Ordinance and Development Agreement Compliance and Consistency. Staff Comment: The subject site falls within an area covered by two (2) Development Agreements, recording number 20020802000224 (referenced below as the “2002 Development Agreement) and recording number 20031210001637 (referenced below as the “2003 Development Agreement”) (Exhibits 28 and 29). The 2003 Development Agreement lays out a process to complete conceptual planning for the area known as Sub-District 1B of the Boeing Renton Plant Property. As noted in Ordinance No. 5416, a conceptual plan was adopted on October 27, 2008 identifying this site for the following uses: retail, office, laboratory, and parking garage. The subject use, Topgolf, although classified as an outdoor recreational facility, is consistent with the conceptual plan as entertainment uses, such as the movie theater were incorporated into Sub-District 1A and was an expected component of a retail center. Pursuant to Section 6.2.1 of the 2003 Development Agreement, vesting to the development regulations and design guidelines occurs at the time of conceptual plan approval for a duration of three (3) years. More than three (3) years have passed since the approval of the conceptual plan, therefore this vesting standard does not apply to this project. Furthermore, Section 6.2.4 of the 2003 Development Agreement allows the applicant to voluntary comply with the City’s amended land use polices and regulations provided this amendment is accepted by the City. The applicant has requested compliance with the City’s current policies and regulations and this request is accepted by the City. Based on this premise, the subject project is being reviewed under current City of Renton policies and regulations. The 2002 Development Agreement, vests any development of Boeing airplane manufacturing and operation for a duration of 45 years. As of the date of this report, the subject site has been sold by the Boeing Company and the subject development is not related to airplane City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 36 of 59 SR_HEX_Report_Topgolf_190813_v1 manufacturing or Boeing operations, as such the 2002 Development Agreement is not relevant to the subject proposal. Compliant if condition of approval is met e. Offsite Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The proposed Topgolf facility would construct the larger area of the two phases of the subject site. Approximately 10.61 acres of the 13.68-acre site would be developed as an outdoor recreational facility. Phase one, transitions from a 3-story building along the western portion of the site to an outdoor driving range outfield at the center of the site. Parking would be located primarily along the south side of the lot. The roughly 4.4-acre outdoor driving range outfield would be surrounded by a barrier netting systems. Phase II would consist of a future mixed use project on the remaining east side of the parcel. The transition in scale across the development from Logan Ave N to Park Ave N provides the higher more intense uses along the principal arterials and intersections. Phase II is expected to provide the pedestrian oriented street frontage along Park Ave. N. The proposed Phase I site improvements would not be an overscale structure or overconcentration of development on the subject site. See also FOF 21, Design District Review: Building Character and Massing. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: The project would connect to the existing streets already constructed in the City Center Community Planning Area. A site-to-site east/west connection would be provided on-site between Phase I and Phase II, including paved 24- to 26-foot wide two way travel drive aisles and five- to seven-foot (5’ to 7’) wide concrete sidewalks connecting the parking to the building entrance. The applicant is proposing a street modification to retain the existing five-foot (5’) wide planter strips and five-foot (5’) wide sidewalks along the property frontages. Pedestrian walkways, internal to the development, would link guests to the public sidewalk system. Staff recommends, as a condition of approval, that the surface material for all pedestrian walking surfaces be either concrete, unit pavers, or similar material as approved by the Current Planning Project Manager. See also FOF 21, Design District Review: Pedestrian Environment. Utilities, Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Locate utilities underground consistent with RMC 4-6-090. Staff Comment: Storage and garbage enclosures would be located within the Topgolf building. A separate access to the loading and unloading area, screen by landscaping from the public street, would be provided at the south end of the building and is sufficient in size and location to support the proposed Topgolf facility. The site plan provides for a minimum of forty-five feet (45') of clear maneuvering area in front of each door. The refuse and recyclable area would be located within the structure as described in detail in FOF 20: Zoning Compliance and Consistency; Refuse and Recyclables. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 37 of 59 SR_HEX_Report_Topgolf_190813_v1 Staff Comment: The Topgolf building would include territorial views. It is not anticipated that the new building would result in substantially obscuring existing views of attractive natural features. Construction activities would be consistent with the use of best management practices and the implementation of temporary erosion and sediment control measures. Additionally, the proposal would maintain existing frontage improvement in the public ROW’s that are not impacted by the proposed development. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: The applicant submitted a preliminary landscape plan (Exhibit 7) and is proposing to plant the site with 139 new trees as part of Phase I, including evergreen trees (incense cedar or Vanderwolf’s pyramid pine), entry plaza trees (maidenhair, black gum, or ruby vase Persian parrotia), columnar trees (columnar Norway maple, karpick red maple, or pyramidal European hornbeam), and parking lot trees (Norwegian sunset maple, autumn flame maple, Cherokee sweetgum). These proposed replacement trees exceed the minimum required replacement inches. The applicant is proposing to plant hedge shrubs (plum yew, greenspire upright euonymus, Portugal laurel, hicks yew, and Degroot’s spire arborvitae), low evergreen foundation shrubs (Korean boxwood, boxleaf eunonymus, privet honeysuckle, mugo pine, and David viburnum), deciduous accent shrubs (royal burgundy barberry, kelseyi dogwood, Arnold promise hybrid witch hazel, little lime hydrangea, oakleaf hydrangea, sem ash leaf spirea, European cranberry bush). In addition, the applicant is proposing perennials and grasses (feather reed grass, tangerine geum, blue oat grass, Sherwood cheer daylily, hidcote lavender, adagio eulalia grass), lawn, and ground cover (kinnikinnick, bearberry cotoneaster, kew eunonymus, and green carpet raspberry). The landscaping is located along Logan Ave N, along the south property line, along the perimeter of the parking lots, in the corner plaza, in front of the loading area, and around the barrier netting system. Overall, the proposed preliminary landscape plan provides adequate transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and would generally enhance the appearance of the project. However, the site plan and landscaping plan only identify basic landscape surfacing on the east side of the netting located at the end of the outfield on the Phase I development. In addition, the landscaping plan does not include plant sizes or quantities. Therefore, as a condition of approval, the applicant shall provide enhanced landscaping east of the barrier netting system. The revised landscape plan shall be submitted to the Current Planning Project Manager, and approved, prior to construction permit issuance. Additional analysis regarding landscaping can be found under FOF 20: Zoning Compliance and Consistency; Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: The applicant submitted a lighting layout (Exhibit 12) with details on the fixture types and a photometric plan. As previously indicated under FOF 21, Design District Review: Lighting, all lighting proposed for the project would be consistent with applicable lighting regulations and zero light spillage is anticipated at the property boundaries. No existing off-site light or glare sources are anticipated to affect this proposal. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 38 of 59 SR_HEX_Report_Topgolf_190813_v1 Compliant if condition of approval is met f. Onsite Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: Existing noise within the vicinity of the subject site is primarily composed of vehicles on adjacent streets (Logan Ave N, N 8th St and Park Ave N). Temporary construction noise is anticipated as a result of the subject project. Based on the provided construction mitigation description the applicant has indicated that construction is anticipated to begin in late 2019/early 2020 and be complete in late 2020/early 2021. At this time, the applicant has indicated that construction work would occur during construction hours. Furthermore, the site is surrounded by industrial activity and/or commercial development. Therefore, the temporary noise impacts are anticipated to be minimal and limited in duration. Due to the building orientation requirement and parking requirements in the UC zone, it was a challenge to locate an outdoor recreational facility, parking, and a mixed use building on the subject parcel. While there is a large amount of surface parking, the surface parking that would be retained after the completion of Phase II has been heavily landscaped. In addition, the applicant is currently proposing two onsite stormwater management systems to provide water quality treatment. Also, the applicant is taking special measures to protect landscaping from damage by vehicles and/or pedestrian traffic by providing defined pedestrian and vehicular areas. If all conditions of approval are met there will be adequate provisions for privacy and noise reduction by building placement and the use of landscaping. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: The proposed Topgolf building design includes a three-story building and a net pole system ranging in height from 90 feet up to 170 feet above the finished elevation of the building. 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 (approximately 91 percent) with one-inch mesh size. 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. The netting system would be partially screened from public view through on-site site-obscuring landscaping. The landscaping along N 8th St would be enhanced and fully sight-obscuring. The proposed Topgolf building is sized appropriately for the area in and around The Landing in Renton. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: The existing parcel is generally void of any meaningful vegetation. 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 can best be characterized as flat, with up to two (2) feet grade difference throughout. The geotechnical report provided was prepared in order to assess feasibility for site development and indicated that large scale infiltration is not feasible due to the City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 39 of 59 SR_HEX_Report_Topgolf_190813_v1 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. The Report also indicated that 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 outdoor driving range 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 Environmental Review Committee issues a mitigation measure that the applicant 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 (Exhibits 1 and 25). Therefore, staff recommends as a condition of approval that the applicant shall comply with the mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated July 22, 2019. The applicant is proposing approximately 6,000 cubic yards (CY) of cut and approximately 26,000 CY of fill to construct the proposed Phase I improvements. Approximately 80.7% of the site is proposed to be covered with impervious surfaces following construction of Phase I which is on par with maximum lot coverage allowed for buildings in the UC zone (90% of total area or 100% if parking is provided within the building or within a parking garage). Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas; (4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact development techniques consistent with RMC 4-6-030. Staff Comment: The redevelopment of the former Boeing site would remove the remaining impervious surfaces and provide all code required parking for the Topgolf building via surface parking. As indicated above, the geotechnical engineer recommends rain gardens and permeable pavement for purposes of infiltration. Again, the Environmental Review Committee issues a mitigation measure that the applicant 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 (Exhibits 1 and 25). Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: Landscaping has also been incorporated into to the surface parking areas and it would be used to provide a transition between the proposed development and Logan Ave N and N 8th St. In addition, landscaping would be used to buffer the Topgolf facility from the future mixed use project on Park Ave N. Staff has recommended City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 40 of 59 SR_HEX_Report_Topgolf_190813_v1 the applicant provide a revised landscape plan depicting enhanced landscaping on the east of the barrier netting system which would enhance the appearance of the project. See also FOF 20: Zoning and Development Standard Compliance: Landscaping. Compliant if condition of approval is met g. Access and Circulation. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: The applicant submitted a Traffic Impact Analysis (TIA) performed by Transpo Group on July 2019 (Exhibit 14). The proposed Phase I access points would be limited to two (2) driveways on Logan Ave N. The north access on Logan Ave N would be a restricted left out, making it a right-in and right-out driveway. The south access on Logan Ave N would be a full access driveway. According to the TIA, 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. In general, the proposed driveways appear to be appropriate spaced to along the western property to provide adequate site access and circulation to the building and parking. Moreover, the Environmental Review Committee issued a mitigation measure that the applicant 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 would also be required to 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 would be required to revise the Traffic and Parking Management Plan to identify mitigation, and then again implement the mitigation. Phase II is expected to complete a site-to-site connection to make Phase I more accessible from the existing streets that front the parcel. The proposal promotes safe and efficient circulation to and from the proposed driveway access points on Logan Ave N. Access and circulation are expected to improve upon full buildout of the proposed phases. To ensure coordinated design between Phase I and Phase II, staff recommends as a condition of approval, that no additional driveway access points from N 8th St or Park Ave N be permitted prior to Phase II land use approval. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: See Location and Consolidation, Transit and Bicycle, and Parking discussions. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: Phase I includes separated loading and delivery areas from parking and pedestrian areas (Exhibit 3). See also Location and Consolidation, Transit and Bicycle, and Parking discussions sections. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 41 of 59 SR_HEX_Report_Topgolf_190813_v1 Staff Comment: Transit service to and from The Landing is provided by King County Metro Transit. The public transit stop from the RapidRide F line is at the intersection of N 10th St and Park Ave N. The proposal would not alter current transit services. A recent state legislation package (Substitute Senate Bill (SSB) 5970, 5971, and 5972) invests in Interstate 405 corridor capacity improvements and provides funding for the N 8th Direct Access Ramp in Renton (which would provide access to Express Toll Lanes on Interstate 405. The Forward Washington package is expected to help employees of SECO Development, PACCAR, the Boeing Co., and the Renton Airport; and visitors to destination locations such as The Landing have a place to access the Express Toll Lanes without placing disproportionate traffic impacts on the rest of the community. The N 8th Direct Access Ramp project could impact the frontage improvement on N 8th St along the subject property. See FOF 20, Zoning Development Standard Compliance: Bicycle Parking for recommended condition of approval. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: Internal pedestrian connections to the public sidewalk network are proposed in order to provide safe and efficient pedestrian access throughout the site and to abutting sites.  h. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Staff Comment: The applicant is proposing a large plaza as a distinctive project focal point at the northwest corner of the parcel. Proposed and land use conditioned landscaping would provide passive recreation opportunities for Topgolf employees and guests.  i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. Staff Comment: The proposed structures would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable as the site is not adjacent to a shoreline. Territorial views may be available from upper floors of the building.  j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comment: According to aerial photos from 1990, the existing conditions of the site was approximately 95% impervious surface. There are no existing natural systems that occur on the subject property.  k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment: See FOF 25, Availability and Impact on Public Services. Water and Sewer. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 42 of 59 SR_HEX_Report_Topgolf_190813_v1 Staff Comment: See FOF 25, Availability and Impact on Public Services. Drainage. Staff Comment: See FOF 25, Availability and Impact on Public Services. Transportation. Staff Comment: A Traffic Impact Analysis (Exhibit 14) was prepared by Transpo Group on July 2019. The transportation impacts were evaluated under the Staff Report to the Environmental Review Committee (Exhibit 1). The Environmental Review Committee (ERC) issued eight (8) mitigation measures based on an analysis of probable impacts of the proposed use (Exhibit 25), three of which were transportation related. In response to SEPA mitigation measure no. 7, the applicant recently submitted a Signal Timing Intersection Improvements Memorandum, prepared by Transpo Group (dated August 1, 2019; Exhibit 30). The memorandum summarizes traffic operations and a proposed intersection improvement for the Topgolf site. The applicant’s transportation engineer found that by increasing the intersection cycle length from 110 seconds to 120 seconds and optimizing intersection splits, the overall intersection level of service would remain at LOS C with 34 seconds of delay under future (2020) with-project PM peak hour conditions. Detailed LOS and timing worksheets were included as Attachment A of the memorandum. In addition to the SEPA mitigation measures, increased traffic created by the development would be mitigated by payment of transportation impact fees. The applicant would also be required to construct street improvements meeting the City’s Street Standards unless otherwise modified, see FOF 28: Street Modification. The applicant has requested a modification from RMC 4-6-060.F.2, Minimum Design Standards for Public Streets and Alleys to leave the existing street improvements in its current configuration. In addition, the applicant has requested to waive required street frontage improvements. N 8th St is a Minor Arterial street with an available ROW width of 78 feet. As per City code 4-6-060, a 5 lane Minor Arterial roadway requires a ROW width of 103 feet, totaling 66 feet of pavement and street improvements. Code required street improvements include an 8-foot sidewalk, 0.5-foot curb, and an 8-foot planter strip. The applicant is proposing to dedicated approximately 12 ½ feet of ROW and maintain the existing street section which includes a paved roadway width of 58-feet, 0.5-foot curb and gutter, 8-foot planter strip, a 5-foot sidewalk and install additional landscaping between the back of sidewalk and the northern property line of the property. Logan Ave N is a Principal Arterial street with an available ROW width of 88 feet. As per City code 4-6-060, a four lane Principal Arterial roadway requires a ROW width of 91 feet, totaling 50 feet of pavement, and street improvements. Code required street improvements include an 8-foot sidewalk, 0.5-foot curb and an 8-foot planter strip. The applicant is proposing to dedicated approximately 3 feet of ROW and maintain the existing street section which includes a paved roadway width of 45-feet, 0.5-foot curb and gutter, 5-foot planter strip, a 5-foot sidewalk and install additional landscaping between the back of sidewalk and the western property line of the property. The applicant would need to dedication approximately 8 feet of ROW on Logan Ave N to comply with ROW dedication requirements pursuant to RMC 4-6-060E for the future construction of a right turn-only drop lane. Park Ave N is a Principal Arterial street with an available ROW width of 85 feet. As per City code 4-6-060, a five lane Principal Arterial Roadway requires a ROW width of 103 City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 43 of 59 SR_HEX_Report_Topgolf_190813_v1 feet, totaling 66 feet of pavement, and street improvements. Street improvements include an 8-foot sidewalk, 0.5-foot curb and an 8-foot planter strip. The applicant is proposing to dedicated approximately 6 feet of ROW and the existing street section which includes a paved roadway width of 60 feet, 0.5-foot curb and gutter, 5-foot planter strip, a 5-foot sidewalk. The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070D (Exhibit 26), which is based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, and future payment of appropriate Transportation Impact Fees.  l. Phasing: The applicant is proposing to develop the site in two (2) separate 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. A short plat application would be submitted with a phase II application at a future date. 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. The two developments are anticipated to include cross access circulation upon development of Phase II and the flex parking permitted under Phase I is anticipated to become structured parking under the Phase II development.  m. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: See FOF 28, Availability and Impact on Public Services. 23. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliance Critical Areas Analysis Compliant if all conditions of approval are met Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: 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 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. The thickness of fill ranged from 4 feet (4’) up to approximately 5 feet (5’). Alluvium was observed below the fill. The submitted report discusses that ground water was discovered between four feet (4’) and twelve and one- half feet (12.5’) below the surface. 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 outdoor driving range outfield area to mitigate static settlements due to new loads. Up to three inches (3”) of long-term City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 44 of 59 SR_HEX_Report_Topgolf_190813_v1 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. As previously discussed, all project construction would be required to comply with all 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 (Exhibits 1 and 25).  Wellhead Protection Areas: Staff Comment: A portion of the southeastern corner of the site falls within the Downtown Wellhead Protection Area Zone 2. The overall purpose of the aquifer protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Approximately 26,000 cubic yards of fill is proposed to be brought into the site. Such fill would be used for the structural needs of the building and would be obtained from approved local fill sources. Since fill is proposed for project development, a fill source statement would be required to be submitted to the City to ensure clean fill is used. The fill source statement shall be submitted with the construction permit application. Impacts to the Wellhead Protection Area are not anticipated as a result of the subject project, provided the City of Renton codes are complied with. 24. Conditional Use Analysis: The applicant is requesting a Hearing Examiner Conditional Use Permit for the subject property to construct a golf entertainment complex at 745 Park Ave N. The proposed project 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, and other associated underground utilities. The proposal is compliant with the following conditional use criteria if conditions of approval are met, pursuant to RMC 4-9-030D. Therefore, staff recommends approval of the requested Conditional Use Permit. Compliance Conditional Use Criteria and Analysis  a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: Topgolf is proposed to construct an outdoor recreational facility on the former Boeing property. The site was most recently constructed with buildings that were used by Boeing as storage areas, offices, and photograph development labs. The parcel has been vacant since 2015. The subject site is situated in an area designated as Commercial & Mixed Use (CMU) in the Comprehensive Plan and is zoned for Urban Center (UC). Comprehensive Plan Policy L-17 identifies the CMU zone to be primarily used for “… support new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features.” The UC zone implements the CMU land use designation and is intended to attract a wide range of office, technology, commercial, and residential uses. The proposed Topgolf building and future mixed use area would include an outdoor recreation use, office and employee space, proshop, kitchen and bar areas, outdoor park patio, and well defined vehicular access through the site. The outdoor recreational City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 45 of 59 SR_HEX_Report_Topgolf_190813_v1 facility would provide improvements that are consistent with the stated goals and policies of the 2015 City of Renton Comprehensive Plan, see FOF 19, Comprehensive Plan Compliance for more information. The proposed use would also be compatible with the immediate area and the UC zoning district, see also FOF 20, Zoning Development Standard Compliance.  b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Staff Comment: The subject site is currently vacant. The proposed use is compatible with the Commercial & Mixed Use (CMU) comprehensive plan designation (see FOF 19) and the Urban Center (UC) zone (see FOF 20), if all conditions of approval are complied with. The proposed use is compatible with other similar uses in the City Center Community Planning Area, including but not limited to, The Landing, Renton Memorial Stadium, and Gene Coulon Memorial Beach Park. Currently, there are no sensitive receptors adjacent or abutting the site, such as attached residential dwelling units, churches, or schools; however, zoning anticipates that these uses would be developed or redeveloped in the vicinity of the site. The UC zone property in the area allows attached dwelling units. Neighboring parcels have redevelopment potential that could support mixed-use development or education institution (among other uses) in the future. The proposed overall operation of the Topgolf facility, at the proposed location, would be an ideal location for the proposed use based on the character of the surrounding neighborhood. The proposed use is located within a heavy commercial area and is anticipated to complement the existing retail, office and manufacturing uses within the immediate vicinity. Currently there is not another Topgolf venue in the State of Washington. The construction of the Renton Topgolf would be the first in the state. The closest Topgolf facility is located in Hillsboro Oregon (approximately 136 miles to the south of the subject site). The closest golf driving range is located at Maplewood Golf Course on Maple Valley Highway (approximately 4.5 miles to the southeast of the subject site). The proposed project would not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use, provided the conditions of approval are met.  c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Staff Comment: The proposed new development would result in a higher use of the site then what currently exists. The Topgolf facility is expected to employee approximately 350 people when the new facility opens in late 2020/early 2021. The 13.68-acre site is a large parcel that only abuts the borders of three (3) other parcels. The surrounding parcels are primarily Boeing buildings with parking and all abutting parcels are zoned UC. Topgolf is self-defined “as a sports entertainment complex that features an inclusive, high-tech golf game that everyone can enjoy. Paired with an outstanding food and beverage menu, climate-controlled hitting bays and music, every Topgolf has an energetic hum that you can feel right when you walk through the door (https://topgolf.com/us/faq/).” A single hitting bay can accommodate up to six (6) players at a time and Topgolf is an all-weather facility with hitting bays fitted with fans for the summer and heaters for the winter. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 46 of 59 SR_HEX_Report_Topgolf_190813_v1 Topgolf held a neighborhood meeting as required by the City of Renton RMC 4-8-090 on December 13, 2018 (Exhibit 24). The meeting was held at the Renton Highlands Library. Individual invitations were mailed to owners within 1,000 feet of the subject site (approximately 45 notices). The intent of the meeting was to encourage discussion and dialogue between Topgolf and the neighboring owners. Approximately nine (9) members of the public attending the meeting, and provided comments and questions regarding the following issues: traffic congestion on adjacent Logan Ave N, parking sufficiency, building height, net pole and netting color, light pollution and noise impacts, zoning code changes, construction timeframe, business longevity, and community outreach. The Topgolf facility would feature design elements to help make the outdoor recreational facility not only compatible but an amenity to the surrounding properties and uses: • Visual screening and landscaping. • Use of high quality materials used in the construction of the building. • Pole-mounted light fixtures with foot-candle of zero (0) light spillage at the property line. • Paved guest and employee parking. • Site-to-site access through the site upon completion of Phase II. As a result, staff believes the proposed use of the property at this location would not result in a substantial or undue adverse effects on adjacent or nearby properties, provided the conditions of approval are met.  d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: The project site is located along a heavily trafficked arterial corridor, namely Logan Ave N. Retail, restaurants, office and manufacturing developments make up a large portion of the development along the corridor. The proposed Topgolf facility would include a three-story outdoor recreation building with a barrier netting system. Staff believes that the proposed new structure for Topgolf would be architecturally designed in a manner that would add a professional-golf entertainment complex aesthetic to The Landing in Renton that would be compatible with the surrounding neighborhood. The size for the building would be similar in scale and character as many buildings along this corridor and within the City Center Community Planning Area. Therefore, the proposed use is compatible with the scale and character of the surrounding area, provided the conditions of approval are met.  e. Parking: Adequate parking is, or will be made, available. Staff Comment: The applicant is proposing to pave 336 surface parking spaces to comply with minimum parking requirement of the Renton Municipal Code under RMC 4-4-080. For more information, see also FOF 20, Zoning Development Standard: Parking.  f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Staff Comment: See also FOF 22, Master Plan and Site Plan Review: Transportation. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 47 of 59 SR_HEX_Report_Topgolf_190813_v1 Compliant if all conditions of approval are met g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Staff Comment: The site and adjacent properties would experience temporary noise increases during construction activities. 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. The Environmental Review Committee issued a SEPA mitigation measure that indicated if any event at Topgolf 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 (Exhibits 1 and 25). If all conditions of approval are met, noise impacts from the proposed use would be sufficiently mitigated. The addition of new light sources on the subject property is expected to 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. According to the applicant, no glare from the project is anticipated to be a public safety hazard or interfere with views. The Environmental Review Committee issued a two (2) SEPA mitigation measures for lighting. If all conditions of approval are met, no existing off-site light or glare sources are anticipated to affect this proposal. See also FOF 21, Design District Review: Lighting.  h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Staff Comment: See FOF 20, Zoning Development Standard: Landscaping and FOF 26, Variance Analysis. 25. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees (Exhibit 21). See also FOF 22, Master Plan and Site Plan Review: Police and Fire.  Schools: Topgolf would not add new students to the Renton School District.  Parks: No park impact fees would be required for Topgolf.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: See FOF 22, Master Plan and Site Plan Review: Drainage. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 48 of 59 SR_HEX_Report_Topgolf_190813_v1  Water: The applicant submitted Preliminary Utility Plans, prepared by Navix Engineering, dated June 14, 2019 (Exhibit 11). The Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 3,000 gallons per minute (gpm). There is an existing 12” ductile iron water main west of the site in Logan Ave N that can deliver a maximum flowrate of 1,500 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 gpm, and there is an existing 12” ductile iron water main east of the site in Park Ave N that can deliver a maximum flowrate of 1,700 gpm. A looped water main would be required around the development when the fire flow demand exceeds 2,500 gpm. Water system improvements shall be designed in accordance with Appendix J of the City’s 2012 Water System Plan. See Exhibit 21, Advisory Notes to Applicant, for a list of water system improvements required of the proposed development.  Sanitary Sewer: There is an existing 15” PVC sewer running from east to west in N 8th St north of the site. 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 St. The development has proposed a private 8-inch diameter sewer main that connects to building at the front of the Topgolf facility. The private sewer line enters the City ROW and runs parallel to N 8th St 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 would be required with the City Plan Reviewer and the City’s Wastewater Utility Department. Private sewer systems must be located within private property and the applicant may need to install an additional sewer stub if the existing stub is determined to be infeasible. A grease Interceptor would be required for the restaurant and the development is subject to applicable wastewater system development charges (SDCs) based on the size of the new domestic water to serve the project. The 2019 sewer SDC fee for a 1-inch meter is $3,100.00 per meter, 1-1/2 inch meter is $15,500.00 and a 2-inch meter is $24,800.00. SAD fees are payable at construction permit issuance. For more information regarding sewer improvements, see Exhibit 21 – Advisory Notes to Applicant. 26. Variance Analysis: The applicant is requesting a variance from RMC 4-2-120A to allow more than sixty feet (60’) of street frontage parking in the front yard setback between the building and the pedestrian-oriented street. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250.B.5. Therefore, staff recommends approval of the requested variance. Compliance Variance Criteria and Analysis  a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Staff Comment: The applicant contends that the size and shape of the property does not allow the Americans with Disabilities Act (ADA) accessible parking stalls to be located City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 49 of 59 SR_HEX_Report_Topgolf_190813_v1 proximate to the front door of the facility except in the location within a larger front building setback and parking between the building and the street (Exhibit 27). According to the applicant, the elongated east-west dimension of the property requires the front door of the facility to be located on Logan Ave N, therefore the accessible parking must be installed at this location. The applicant also indicated that a drive aisle with drop-off is proposed to provide a safe location within the property limits for guests to be dropped off at the main entrance. Furthermore, the applicant maintains that it is not reasonable to assume that the majority of guests would arrive on foot and having the proposed drive aisle between the building and Logan Ave N is essential. Along with the drive aisle, ADA parking spaces and a small percentage of the overall count have been provided at the front of the building to provide the shortest, safest route to the main entrance for those guests with limited mobility. In addition, the applicant has indicated that a majority of parking would be somewhat remote to the building entrance and the use onsite shuttles would be employed to bring guest from the parking lot to the entrance. Topgolf’s preference is for all parking to be located in front of the main entry, and they’ve indicated that the proposed plan represents a significant concession to accommodate the intent of the UC design regulations. Staff has reviewed the proposed variance request and concurs with the applicant that strict adherence to the no parking requirement between the building and the pedestrian-oriented street may cause unnecessary hardship by depriving the applicant the ability to comply with ADA accessible parking requirements. Staff also concurs with the applicant that the ADA accessible parking for Topgolf is best achieved proximate to the front door of the facility, as stipulated by ADA standards and the Washington State Barrier Free Standards as adopted by the City of Renton. The applicant is proposing nine (9) accessible parking spaces and ten (10) standard stalls between the building and Logan Ave N (approximately six percent (6%) of the parking total) based on the proposed site plan, building design, and parking demand levels. The nine (9) ADA stalls would allow up to 500 total parking spaces to be achieved in a surface parking lot or a structured garage. The applicant is proposing to mitigate and screen the small amount of parking proposed in front of the building with between 23 to 28 feet of enhanced landscaping from the back of the existing sidewalk on Logan Ave N. As constructed, Logan Ave N (a Principal Arterial) does not have any on street parking between N 6th St and N 8th St. The municipal code anticipates on street parking along a Principal Arterial street to accommodate parking in front of the building. On street parking is identified under the minimum design standards table for public streets and alleys (RMC 4-6-060.F.2) as an eight-foot (8’) parking lane. In addition to the absence of on-street parking in front of the building, the applicant is proposing a large outdoor driving range area behind the building that limits their ability to accomplish a wrapped parking garage or similar feature that could be incorporated into other land uses such as office, hotel, or mixed use.  b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Staff Comment: The applicant contends that by granting the variance it would be an improvement to public welfare as it provides a safe place for guests to be dropped off at the main entrance outside of the public right-of-way. In keeping with ADA regulations, it also allows for accessible parking to be located as close to the main entrance as possible. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 50 of 59 SR_HEX_Report_Topgolf_190813_v1 27. Variance Analysis: The applicant is requesting a variance from RMC 4-2-120A for the height of the poles supporting the barrier netting for the Topgolf venue. The maximum building height in the UC zone is ten (10) stories along primary and secondary arterials. The proposed Topgolf building height would be 46 feet; however, the barrier netting necessary to contain golf balls without risk of damage to adjacent properties Staff has reviewed the proposed variance request and concurs with their analysis and finds that a modicum of parking between the street and the front of the building would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. The variance would allow up to nine (9) ADA parking spaces and ten (10) standard parking spaces to be located closer to the building entrance.  c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Staff Comment: The applicant contends that it is commonplace, and the preferred practice, for commercial enterprises to locate accessible parking as close to the front door (or principal access location) as possible. There are numerous examples of this pattern in properties throughout the vicinity. In some cases, it is possible for such accessible parking to be located within a structure or in a side yard, yet still proximate to the front door. The applicant further contends that since the front door of the facility was designed to be located along Logan Ave N, the provision of accessible stalls within the front-yard setback only allow the property to adopt a preferred layout for accessible parking similar to other developments. As a result, this is not a grant of special privilege. Staff has reviewed the applicant’s justifications and concurs with their analysis and finds that the proposed addition would not constitute a grant of special privilege inconsistent with other properties in the vicinity and under the same zoning designation. The granting of this variance would allow the applicant to provide up to six percent (6%) of their required parking between the Topgolf building and Logan Ave N.  d. That the approval is a minimum variance that will accomplish the desired purpose. Staff Comment: The applicant contends that the proposed limited parking between the building and ROW is the minimum to accommodate a safe entrance to the Topgolf venue. The vast majority of parking is proposed to be located to the side and rear of the Topgolf building as required by RMC 4-3-100, Urban Design Regulations, for District C. This parking is also screened by landscaping as required by RMC 4-3-100, Urban Design Regulations and RMC 4-4-070, Landscaping. Furthermore, the applicant vies that a portion of the surface parking has been designed to facilitate future structured parking. This parking structure is anticipated to be constructed at a later date when details of the Phase II development are known and the required demand for the structure can be better defined. Staff has reviewed the variance request and concludes that the proposed one (1) row of ninety degree (90°) parking with 19 parking spaces between the building and the pedestrian-oriented street would be the minimum required in order to meet the project goals. The applicant’s desired purpose is to best comply with ADA requirements and provide an optimal onsite traffic circulation pattern as shown on the site improvement plans. Therefore, the proposed parking between the building and the pedestrian- oriented street would be the minimum variance necessary to achieve the desired purpose of the project. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 51 of 59 SR_HEX_Report_Topgolf_190813_v1 is factored up to 170 feet above the first floor elevation (FFE) of the building. Each story of the Topgolf building is fourteen feet (14’) in height. With the threshold building height of 140 feet (10 stories x 14 feet = 140 feet) and the requested building height of 170 feet, the poles and barrier netting system would exceed the code required building height by thirty feet (30’). The proposed height of 170 feet above the building FFE is the standard across all Topgolf locations and is the height determined necessary for public safety based on nearly 20 years of operating experience. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250.B.5. Therefore, staff recommends approval of the requested variance. Compliance Variance Criteria and Analysis  a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Staff Comment: The applicant contends that reducing the height of the barrier netting is not an option due to the proximity of the project location to the surrounding streets (Exhibit 27). According to the applicant, proper containment of the golf balls from the Topgolf use cannot occur without the requested pole heights and the height of the primary structure is well within the allowable height for this location. Staff has reviewed the proposal and concurs that the maximum 10-story height requirement would place undue hardship on the proposed Topgolf barrier net pole system based on the above justification and with FAA approval. In order to extend the netting and net poles above the airport overlay airspace, the applicant would be required to receive approval from the FAA by completing an aeronautical study. See also FOF 20, Zoning Development Standard Compliance: Building Height.  b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Staff Comment: The applicant contends that the granting of the variance would be an improvement to public welfare for the use. The barrier system used to contain the driving range golf balls is designed to prevent property damage and/or potential injury to pedestrians and drivers in the area. According to the applicant, Topgolf has over 50 operating venues and has conducted numerous ball flight studies to determine the required height of the barrier netting system to keep golf balls within the Topgolf outdoor driving range. Staff has reviewed the proposal and concurs with the applicant that granting of the variance would not be materially detrimental to the surrounding neighborhood and the 170-foot poles and netting system would retain golf balls within the Topgolf outdoor driving range outfield.  c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Staff Comment: The applicant contends that Topgolf is a unique use with unique requirements to contain the activities of the use within the project footprint. This is not City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 52 of 59 SR_HEX_Report_Topgolf_190813_v1 28. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060.F.2 in order to retain the existing frontage improvements along Logan Ave N, N 8th St and Park Ave N. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The applicant contends that the existing ROW improvements were constructed as part of the City’s infrastructure upgrades to encourage the development of the area as a Regional Growth Center as identified in the Comprehensive Plan. The applicant acknowledged that additional ROW would be dedicated to the City to accommodate future roadway widening and/or other improvements as deemed necessary by the City in the future. The Community Design Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies is to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines. See also FOF 19, Comprehensive Plan Analysis. a grant of special privilege versus other properties in the vicinity and zone as there are no other similar uses in the immediate vicinity that would need to benefit from the granting of this variance. Staff has reviewed the proposal and concurs that the 170-foot high pole design would not constitute a grant of special privilege of increased structure height that would be inconsistent with the limitation upon uses of other properties in the vicinity and zone of the subject property because the same degree of height variance could be granted to a second outdoor recreational facility requesting a driving range within the City or UC zone. The Maplewood Golf Course and Driving Range, maintains a tall pole and high net barrier system in the Resource Conservation (RC) zone that has a maximum wall plate height of 32 feet. The proposed Topgolf net poles would be painted light gray to blend with the color of the sky and the black polyester netting material is anticipated to be close to transparent.  d. That the approval is a minimum variance that will accomplish the desired purpose. Staff Comment: The applicant contends that the variance is minimum height necessary to contain golf balls within the Topgolf footprint limits. Staff reviewed the variance request and concurs that the increased height of the net pole barrier system to 170 feet would be the minimum variance necessary to accomplish the applicant’s purpose to safely enclosure the driving range. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 53 of 59 SR_HEX_Report_Topgolf_190813_v1 Compliant if all conditions of approval are met b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends that the existing ROW improvements were constructed per the City’s direction and oversight and meet the objectives, safety, function, appearance, environmental protection, and maintainability as intended by the City code based on sound engineering judgment. The applicant further indicates that maintaining the existing ROW improvements as-is would not change the adherence to Code requirements. Under the Phase I development proposal, the City’s Public Works Transportation section and Economic Development section have reviewed the street frontage sections of N 8th St, Logan Ave N and Park Ave N and the surrounding area and are recommending the following modified street sections as more suitable for the site: N 8th Street: The modified minor arterial street standard has a ROW right-of-way width of 91 feet. The existing paved roadway width is 58 feet, consisting of five (5) 11-foot wide travel lanes with a 0.5-foot wide curb on both sides. Beyond the existing curb line the street section shall include, an 8-foot wide planter and an 8-foot wide shared use path with a 1.5-feet clear zone at back of sidewalk, along north side of the pavement. The ROW dedication would be 12 ½ feet from the existing ROW along N 8th St. Logan Ave N: The modified principal arterial street standard has a right-of-way width of 91 feet. The existing paved roadway width is 54 feet, consisting of four (4) 11-foot wide travel lanes a 5-foot wide bike lane with a 0.5-foot wide curb on both sides. Beyond the existing curb line the street section shall include, an 8-foot wide planter and an 8- foot wide shared use path with a 2-foot clear zone at back of sidewalk, along north side of the pavement. The ROW dedication would be 8 feet from the existing ROW along Logan Ave N. Park Ave N: The modified principal arterial street standard has a ROW width of 91 feet. The existing paved roadway width is 54 feet, consisting of five (5) 12-foot wide travel lanes with a 0.5-foot wide curb on both sides. Beyond the existing curb line the street section shall include, an 8-foot wide planter and an 8-foot wide shared use path with a 1.5-feet clear zone at back of sidewalk, along north side of the pavement. The ROW dedication would be 6 feet from the existing ROW along Park Ave N. These recommendations are based Phase I improvements of the site and on the fact that the existing roadway width would meet the transportation needs of the surrounding area while providing the required separation between the vehicular and pedestrian travel ways as required by the code. In addition, this roadway has been identified as a future direct access to I-405. The dedication behind the curb is necessary to help ensure there is enough ROW for any future roadway improvements. Therefore, staff recommends as a condition of approval that the applicant submit a revised site plan depicting six feet (subject to a final survey) of right-of-way dedication along Logan Ave N. The revised site plan shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. In order for the proposed Phase I project to meet the objectives of function and maintainability intended by code requirements, City staff recommends approval to maintain the existing pavement widths and frontage improvements in order to provide safe and expedited traffic movements onto the development site, provided all street frontage improvements are not damaged and are in good condition. City staff City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 54 of 59 SR_HEX_Report_Topgolf_190813_v1 recommends a condition of approval to require the applicant to repair any damaged street frontage including, but not limited to, existing cement concrete sidewalk and roadway pavement. In addition, staff also recommends a condition of approval to require the applicant to raise the existing grade within the planter strip to be level with the sidewalk and curb along the project’s street frontage and revegetate. The amount of required topsoil required to the raise the ground elevation of the planter strips to the height of the curb and sidewalk along the project frontages (up to 6”) along N 8th St and Park Ave N is anticipated to negatively affect the health of the exiting street trees. Therefore, staff recommends as a condition of approval that the applicant provide a landscape planter detail that includes either tree grates (or an equivalent design approach) to ensure the retention and health of the existing street trees along the property frontages of N 8th St and Park Ave N. The landscape planter detail shall be submitted to, and approved by, the City of Renton Project Managers and the Urban Forestry and Natural Resources Manager, prior to construction permit issuance. Staff also supports a waiver to construct the required street frontage improvements of Phase I provided that the applicant be required to dedicate the aforementioned ROW widths on Logan Ave N, N 8th St and Park Ave N in order to support the future expansion of the I-405 direct access ramp. See FOF 29: Waiver Analysis for more information.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘b’.  d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘b’.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘b’. 29. Waiver Analysis: The applicant is requesting a waiver of street improvements from RMC 4-6-060.F.2 in order to retain the existing frontage improvements along Logan Ave N, N 8th St and Park Ave N. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.C.5, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Waiver Criteria and Analysis  a. Required street improvements will alter an existing wetlands or stream, or have a negative impact on a shoreline’s area. Staff Analysis: There are no wetlands or streams along N 8th St, Logan Ave N or Park Ave N.  b. Existing steep topography would make required street improvements infeasible. Staff Analysis: There are no identified steep slopes along the property frontage.  c. Required street improvements would have a negative impact on other properties, such as restricting available access. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 55 of 59 SR_HEX_Report_Topgolf_190813_v1 Staff Analysis: The modified street section is consistent with the surrounding neighborhood and would maintain or increase pedestrian safety. Installation of frontage improvements along N 8th St, Logan Ave N and Park Ave N would require the applicant to remove existing sidewalks and install wider sidewalks along the property frontages. At this point, the City of Renton has not finalized the design for the frontages that would be affected by the I-405 project (N 8th Direct Access Ramp). If the applicant were to construct the improvements without the final design, there is a possibility that they would need to be removed and replaced which would have a large impact to the pedestrian and vehicle traffic in the area.  d. There are no similar improvements in the vicinity and there is little likelihood that the improvements will be needed or required in the next ten (10) years. Staff Analysis: There is an existing 5-foot planter and a 5-foot wide sidewalk along all three frontages of the project site, namely N 8th St, Logan Ave N and Park Ave N. The frontage improvements also include a half-foot curb between the roadway and the planter strip. The project street frontage along N 8th St, Logan Ave N and Park Ave N are not included in the City’s current Six-Year Transportation Improvement Program (TIP) for roadway widening or improvements. Therefore, it is unlikely that improvements would be needed before 2024 or longer.  e. In no case shall a waiver be granted unless it is shown that there will be no detrimental effect on the public health, safety or welfare if the improvements are not installed, and that the improvements are not needed for current or future development. Staff Analysis: Existing pavement width and existing pedestrian sidewalks and pathway provide for safe vehicular and pedestrian travel.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘c’. I. CONCLUSIONS: 1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 19. 2. The subject site is located in the Urban Center (UC) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 20. 3. The proposed Topgolf facility complies with Urban Design District ‘C’ standards and guidelines provided the applicant complies with City Code and conditions of approval, see FOF 21. 4. The proposed Topgolf facility complies with master plan and site plan review approval criteria provided the applicant complies with City Code and conditions of approval, see FOF 22. 5. The proposed Topgolf application complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 23. 6. The proposed Topgolf permit complies with the conditional use criteria as established by City Code and conditions are complied with, see FOF 24. 7. There are adequate public services and facilities to accommodate the proposed Topgolf facility, see FOF 25. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 56 of 59 SR_HEX_Report_Topgolf_190813_v1 8. The proposed Topgolf facility complies with the variance criteria as established by City Code and state law provided all advisory notes and condition are complied with, see FOF 26 and FOF 27. 9. The proposed Topgolf facility complies with the modification and waiver criteria as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 28 and FOF 29. 10. Key features, which are integral to this project include a master plan development that ensures the parcel will be developed with a mixed use project. The Topgolf facility would be constructed with a corner plaza, a landscape buffer to screen the net barrier system on N 8th St, surface parking with sight-obscuring landscaped visual barrier, flex parking designed to become structured parking in Phase II, a prominent porte-cochere to mark the building entrance, a building with articulation and modulation to commensurate with their overall scale and relationship to pedestrians on the street. The site plan provides compatible transition to the Phase II mixed use portion of the site provided the applicant complies with City Code and conditions of approval. Pedestrian and vehicle conflicts are minimized with site-to-site circulation and limited curb cuts. J. RECOMMENDATION: Staff recommends approval of the Topgolf application, File No. LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD, as depicted in the Overall Site Improvement Plan (Exhibit 2) and Site Improvement Plan (Exhibit 3), subject to the following conditions: 1. The applicant shall comply with the eight (8) mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated July 22, 2019. a. 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. b. 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. c. Any event at Topgolf that could result in an increase in typical 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. d. 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. e. 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. f. 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. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 57 of 59 SR_HEX_Report_Topgolf_190813_v1 g. 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. h. 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. 2. The applicant shall demonstrate compliance with the Part 77 Horizontal Surface Height Limit prior to construction/building permit approval, or receive approval from the Federal Aviation Administration (FAA) to exceed the Part 77 Horizontal Surface Height Limits. 3. The applicant install ten feet of temporary on-site landscaping along the public street frontages of Phase II (Park Ave N and approximately the remaining 29 percent of N 8th St). Such landscaping shall include a mixture of trees, shrubs, and groundcover. In addition, the applicant shall hydroseed the remaining vacant mixed-use portion of Phase II. Installation of the temporary Phase II landscaping shall be completed as part of Phase I unless a construction or building permit for Phase II has been applied for. An updated landscape plan shall be provided to, and approved by, the Current Planning Project Manager prior to construction permit issuance. 4. The applicant shall provide a detailed landscape plan and irrigation plan with the construction permit application. The detailed landscape plan and irrigation plan shall be provided to, and approved by, the Current Planning Project Manager prior to construction permit issuance. 5. The applicant shall provide a materials board to further identify the screening detail for roof-top equipment. The materials board shall be provided to, and approved by, the Current Planning Project Manager prior to building permit approval. 6. The applicant shall provide a special utility and landscape plan set with the construction permit showing the location of all ground mounted utility boxes and identify how they would be screened from public view. In addition, no utility boxes shall be located in the outdoor plaza area or primary entry area. The special utility and landscape plan set shall be provided to, and approved by, the Current Planning Project Manager prior to construction permit approval. 7. The applicant provide bicycle parking for up to 37 stalls (one of which shall be secure extended use). Bicycle parking shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 8. The applicant shall submit a detailed plaza plan that includes specifications for pedestrian amenities that add to the pedestrian experience and the human scale intended for the development. In addition, the applicant shall widen the proposed internal concrete sidewalk from the building entrance to the front of the loading dock crosswalk (a distance of approximately 275 feet) from seven feet (7’) wide to eight feet (8’) wide. A revised detailed plaza plan and site improvement plan shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. 9. The north site access driveway on Logan Ave N shall be restricted to a right-in and right-out only driveway. 10. The applicant shall construct a meandering five-foot (5’) wide interior cement concrete pathway within the perimeter landscaping along Logan Ave N. The interior pathway shall complement the urban amenities City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 58 of 59 SR_HEX_Report_Topgolf_190813_v1 of the plaza plan. A revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. 11. The applicant shall provide additional pedestrian overhead weather protection over the remaining sidewalks along the west elevation (not including the portion of the building that consists of hitting bays). The revised building elevation shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 12. The applicant shall provide all durable high quality exterior materials to the exterior façade of the building. Revised architectural elevations shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 13. The applicant shall provide additional ground floor glazing on the west elevation. The revised architectural elevation shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 14. The applicant shall provide windows (or an equivalent design element) within the staircases on the north, west and east facing façades to break up the building massing and increase light transmittance into and out of the building. Revised building elevations shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 15. The applicant shall incorporate elements to create varied and interesting roof profiles to strengthen the building design. Revised elevations showing varied and interesting roof profiles shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit issuance. 16. The applicant shall provide one (1) additional durable high quality building material and one (1) additional color, pattern or textural change to the exterior façade. Revised architectural elevations and a materials board shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 17. The applicant shall be required to submit a preliminary sign package with the building permit application. Proposed signage shall be compatible with phasing, the building’s architecture and exterior finishes, the project’s exterior elements, and contributes to the character of the overall development. The preliminary sign package shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 18. The applicant shall provide accent lighting in the plaza to illuminate key features. A revised lighting plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. 19. The applicant shall provide enhanced landscaping east of the barrier netting system. The revised landscape plan shall be submitted to the Current Planning Project Manager, and approved, prior to construction permit issuance. 20. Surface material for all pedestrian walking surfaces shall be either concrete, unit pavers, or similar material as approved by the Current Planning Project Manager. 21. No additional driveway access points from N 8th St or Park Ave N shall be permitted prior to Phase II land use approval. 22. The applicant shall submit a revised site plan depicting six feet (subject to a final survey) of right-of-way dedication along Logan Ave N. The revised site plan shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. 23. The applicant shall repair any damaged street frontage including, but not limited to, existing cement concrete sidewalk and roadway pavement along Logan Ave N, N 8th St and Park Ave N. The applicant shall also raise the existing grade within the planter strip to be level with the sidewalk and curb along the project’s street frontage and revegetate. City of Renton Department of Community & Economic Development Topgolf Staff Report to the Hearing Examiner LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Report of August 13, 2019 Page 59 of 59 SR_HEX_Report_Topgolf_190813_v1 24. The applicant shall provide a landscape planter detail that includes either tree grates (or an equivalent design approach) to ensure the retention and health of the existing street trees along the property frontages of N 8th St and Park Ave N. The landscape planter detail shall be submitted to, and approved by, the City of Renton Project Managers and the Urban Forestry and Natural Resources Manager, prior to construction permit issuance. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER EXHIBITS Project Name: Topgolf Land Use File Number: LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Date of Hearing August 13, 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 Staff Report to the Hearing Examiner: Exhibits 1-21: As shown in the Environmental Review Committee (ERC) Report Exhibit 22: Staff Report to the Hearing Examiner Exhibit 23: Notice of Incomplete Application Exhibit 24: Neighborhood Meeting Documents and Discussion Summary Exhibit 25: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes Exhibit 26: Transportation Concurrency Test dated July 11, 2019 Exhibit 27: Conditional Use Permit Justification, Street Modification Justification, Parking within Front Setback Variance Justification, and Structure Height Variance Justification Exhibit 28: Development Agreement (Recording No. 20020802000224) Exhibit 29: Development Agreement for Renton Plant Redevelopment (Recording No. 20031210001637) Exhibit 30: Signal Timing Intersection Improvements Memorandum dated August 1, 2019 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 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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. May 8, 2019 Jenelle Taflin Navix Engineering 11235 SE 6th St, Suite 150 Bellevue, WA 98004 SUBJECT: Notice of Incomplete Application Topgolf / LUA19-000094, PPUD, SA-M, SA-H, CU-H, ECF Dear Ms. Taflin, The Planning Division of the City of Renton has determined that the subject application is incomplete according to submittal requirements and, the following items will need to be submitted by August 8, 2019, in order to continue processing your application: Revise the justification for the additional structure height to be per variance requirements, not per conditional use permit requirements. Submit a complete Hearing Examiner Conditional Use Permit land use application for an outdoor recreational facility use in the Urban Center (UC) zone in accordance with Ordinance No. 5926 (enclosed). The 2019 Hearing Examiner Conditional Use Permit Fee is $3,234 ($3,080 CUP + $154 TSF). Please contact me at (425) 430-7289 if you have any questions. Sincerely, Clark H. Close Senior Planner Enclosures: Ordinance No. 5926 cc: C/O Bruce Gibson / Owner(s) Tanner Micheli / Applicant Eric Uebelhor / Contractor CITY OF RENTON, WASHINGTON ORDINANCE NO. 5926 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING SECTION 4-2-060 OF THE RENTON MUNICIPAL CODE, AND ADDING A NEW SUBSECTION 4-2-080.A.83 TO THE RENTON MUNICIPAL CODE,ADDING A NEW ALLOWED USE IN THE URBAN CENTER (UC) ZONE SUBJECT TO A HEARING EXAMINER CONDITIONAL USE PERMIT, PROVIDING FOR SEVERABILITY, AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, this matter was duly referred to the Planning Commission for investigation and study, and the matter was considered by the Planning Commission; and WHEREAS, pursuant to RCW 36.70A.106, on February 7, 2019, the City notified the State of Washington of its intent to adopt amendments to its development regulations; and WHEREAS, the Planning Commission held a public hearing on March 6, 2019, considered all relevant matters, and heard all parties in support or opposition, and subsequently forwarded a recommendation to the City Council; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I. All portions of the Renton Municipal Code in this ordinance not shown in strikethrough and underline edits remain in effect and unchanged. SECTION II. Subsection 4-2-060.J of the Renton Municipal Code is amended as shown on Attachment A. All other provisions in RMC 4-2-060 remain in effect and unchanged. SECTION III. Subsection 4-2-080.A of the Renton Municipal Code is amended to add a new subsection 4-2-080.A.83 to read as shown below. All remaining provisions in 4-2-080 remain in effect and unchanged. 1 ORDINANCE NO. 5926 83. Reserved. Specified use(s) are permitted provided the following conditions are met: a. Either: i. All development shall be architecturally and functionally integrated into the overall shopping center or mixed use development; or ii. A development shall identify a minimum of twenty percent 20%)or two and one-half(2.5) acres of vacant concentrated land area,whichever is greater, designated for future development and is consistent with a Master Plan approved pursuant to RMC 4-9-200, Master Plan and Site Plan Review. The Master Plan shall identify how the developed and undeveloped portions of the site would be designed to support a functionally integrated mixed use development; and b. Buildings adjacent to pedestrian-oriented streets, as designated via Master Plan or a similar document approved by the City, shall have ground-floor commercial uses. Where required, commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15'); and c. Buildings oriented along Park Avenue North shall have one or more pedestrian entries on Park Avenue North. 2 ORDINANCE NO. 5926 SECTION IV. If any section, subsection, sentence, clause, phrase or work of this ordinance should be held to be invalid or unconstitutional by a court or competent jurisdiction, such invalidity or unconstitutionality thereof shall not affect the constitutionality of any other section, subsection, sentence, clause, phrase or word of this ordinance. SECTION V. This ordinance shall be in full force and effect five (5) days after publication of a summary of this ordinance in the City's official newspaper. The summary shall consist of this ordinance's title. PASSED BY THE CITY COUNCIL this 6th day of May, 2019. Jason A. eth, City lerk APPROVED BY THE MAYOR this 6th day of May, 2019. Icii4tia Denis Law, Mayor Approved as to form: www O c R e rrir\ inuii O ri i. N4d P`", vim. IL Shane Moloney, City Attorney Date of Publication: 5/10/2019 (Summary) c^`\ rrrr',BRATED,WIQ\ w.w' ORD: 2060:4/9/19:scr 3 00 0 N Q co r-i a I 2 CO 7 cc Z d 2 N N Z— N U a s Z crON0OONNN . N- 1 Vl w V a Q a 0. I - a Q Q 0 Z a Q a a a CC 0 W C O G W Q N 0 O O 0 co O N 2 0 u a a Q a a = 0.. 0_a 0 a 0 Q u v Q a Z 0 U Q Q = o_ O N N N N N N N f n. Q a a I CL n. a a F- cc N 0 Ol Ol Ol CT) CT) Ol Ol N CL Vl N N N N N N N o_ Q d d I d a d d O N o Ol CT) al Ol Ol Ol Ol Z J a Lf) ca. Q a a I a a a a U- 2 2 N Z Q " I m d Lo a °C cr' N: n I Q Z O 7 `l I H N ce W z w 0 = w 2 C7 2 I a 2 U 2 Z cc d Z V Q iri 2 co_ 2 Z C N a cc asas Q OG I a 2 O Tr in Z 2 a_ 2 2 0 00 C W I a a a o CCaSI O vi vi d0 J 0 r0 m o C C 00oZtnooC0_U a E- o n n ai L LE 0) 111 D U a C 0) 0) oILUviviviO al cc U.1 0 C CO N Q U 0 0 00 vi ra i- C a) N Z a) O -O 47, c_ Q i a) C ra C rp aJ vi viZa.) I. N N E i • C C a a)0 Q E aJ E f0 Cli C C N C ++ tB \ L LJ -.0 i i 0 0 CC • C O U 00 a., f0 f0 i- +, = O N +., wa) O f0 U fa ru L 'sUU v + O O a U C a)C 00 4 C _O f0 C 03 f0 (-a- 4 w Q U U 0 0 (7 Val .E V) 0 CC C7 (.9 CC N M a = N IZ N 01 r-I N 0 = N d O d. N 2 d a rn N tl 01 N d Ol Ol N N d a I.r) 2 a) C 0 O 0 O -0 10 C- 0 vi vi 4) 4) U U 6 CO 4- 4-- 6 @ C C O O CO. 411 CO 4) Q) L L U U a) a CC CC December 3, 2018 Subject: Renton Neighborhood Meeting To whom it may concern: At the request of the City of Renton, Topgolf will be conducting a neighborhood meeting to present a conceptual site plan and preliminary design for a proposed recreational facility and mixed-use development at 745 Park Ave N, a 13.68-acre vacant parcel located south of N 8th St between Logan Ave N and Park Ave N. · Date: December 13, 2018 · Time: 6:00 pm – 7:00pm · Meeting Place: Renton Public Library Meeting Room at 100 Mill Ave S, Renton, WA 98057 · Purpose: The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. While required by the City of Renton, this meeting is not conducted by the City of Renton and is in addition to any future public hearing or public comment opportunities available under City of Renton development review processes. A sign directing you to the large meeting room will be placed at the entrance to the library, one hour before the meeting time of 6:00 pm. · Project Sponsor: Topgolf · Proposal: The proposed project will consist of Topgolf recreational facility with multiple hitting bays, a surface parking lot, and associated underground utilities. The project will also include a mixed-use development within the excess acreage along with associated underground utilities. Please see the enclosed conceptual site plan for your reference. In addition to the neighborhood meeting, the Type 3 Land Use Application requires a public notice and public hearing, which will give you further opportunities to provide your input related to this project. · Attendees: The meeting is open to the public and specifically to business owners and property owners within 1,000 feet of the project site. Please feel free to notify your neighbors of this meeting date so all may have the opportunity to participate. Enclosure cc: King County Wastewater Treatment Division Ramin Pazooki, WSDOT, NW Region Boyd Powers, Department of Natural Resources Larry Fisher, WDFW Karen Walter, Fisheries, Muckleshoot Indian Tribe Duwamish Tribal Office Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers Stephanie Jolivette, Office of Archaeology & Historic Preservation Washington State Department of Ecology July 26, 2019 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on July 22, 2019: SEPA DETERMINATION: Determination of Non-Significance - Mitigated (DNS-M) PROJECT NAME: Topgolf, PR19-000202 PROJECT NUMBER: LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on August 9, 2019, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7289. For the Environmental Review Committee, Clark H. Close Senior Planner DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT Planning Division 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2 www.rentonwa.gov OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION DNSM: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. DATE OF NOTICE OF ENVIRONMENTAL DETERMINATION: July 26, 2019 PROJECT NAME/NUMBER: PR19-000202 Topgolf / LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD PROJECT LOCATION: 745 Park Ave N, Renton WA 98057 (APN 0886610010) APPLICANT/PROJECT CONTACT PERSON: Janelle Taflin, Navix Engineering / 11235 SE 6th St, Suite 150, Bellevue, WA 98004 / jtaflin@navixeng.com LOCATION WHERE APPLICATION MAY BE REVIEWED: Applicant documents are available online through the City of Renton Document Center website. See also http://bit.ly/2H7ujQR PROJECT DESCRIPTION: 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 vacant 13.68-acre 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. 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. 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 NOTICE 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 site is relatively flat with up to two (2) feet of grade difference throughout. 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. No wetlands or streams are located on the property. Stormwater runoff from impervious surfaces would be collected in catch basins and routed to one of two onsite stormwater management systems. There are no significant trees onsite. Topgolf would 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, Phase II Limited Site Investigation Report, Wetland Reconnaissance, Letter of Understanding of Geologic Risk, and a Geotechnical Engineering Services Draft Report with the application. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on August 9, 2019, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City Clerk’s Office, (425) 430-6510. PUBLIC HEARING: A public hearing is tentatively scheduled for August 13, 2019 at 11:00 AM before the Renton Hearing Examiner in Renton Council Chambers on the 7th floor of Renton City Hall, located at 1055 South Grady Way. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SIGNATURES: Gregg Zimmerman, Administrator Public Works Department Date Rick M. Marshall, Administrator Renton Regional Fire Authority Date Kelly Beymer, Administrator Community Services Department Date C.E. Vincent, Administrator Date Department Of Community & Economic Development ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) PROJECT NUMBER: LUA19-000094, SA-M, SA-H, CU-H, ECF, V-A, V-A, MOD APPLICANT: Jenelle Taflin, Navix Engineering, 11235 SE 6th St, Ste. 150, Bellevue, WA 98004 PROJECT NAME: Topgolf PROJECT DESCRIPTION: 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. PROJECT LOCATION: 745 Park Ave N, Renton WA 98057 (APN 0886610010) LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on August 9, 2019. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk’s Office, (425) 430-6510. PUBLICATION DATE: July 26, 2019 DATE OF DECISION: July 22, 2019 DocuSign Envelope ID: 5324B596-C154-4D40-8F3E-929FE69165A5 7/23/2019 | 5:06 PM PDT 7/23/2019 | 10:12 AM PDT 7/23/2019 | 10:43 AM PDT 7/23/2019 | 10:31 AM PDT DETERMINATION OF NON-SIGNIFICANCE – MITIGATED (DNS-M) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBERS: PR19-000202 / LUA19-000094 APPLICANT: Janelle Taflin / 11235 SE 6th St, Suite 150, Bellevue, WA 98004 / jtaflin@navixeng.com PROJECT NAME: Topgolf PROJECT DESCRIPTION: 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. PROJECT LOCATION: 745 Park Ave N, Renton, WA 98057 LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division 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 Profession al 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) Page 2 of 2 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/illum ination 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. 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. ADIVISORY NOTES: 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 actions. 1055 S Grady Way, Renton, WA 98057 | www.rentonwa.gov 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 11, 2019 TO: Clark Close, Senior Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – Topgolf; LUA19-000094 The applicant, Topgolf, is requesting a Preliminary Planned Urban Development, Master Site Plan Review, Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, and Environmental (SEPA) Review for a two-phase construction project for a golf entertainment complex and a mixed-use development. The vacant 13.68 acre 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. The site and surrounding properties are located in the Urban Center (UC) zone and the Urban Design District ‘C’. The first phase includes developing a Topgolf recreational facility over approximately 11.68 acres of the site. Topgolf is proposing to construct a three-story building, a 5-acre outdoor driving range outfield, 464 onsite structure and surface parking spaces, large outdoor plaza area, enhanced landscaping, a 170-foot high netting system, an underground detention vault, and other associated underground utilities. 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 covers 2.0 acres and would consist of a mixed- use development (hotel, restaurant, etc.), surface parking and associated underground utilities. Phase two would be located east of Topgolf on the excess acreage. A short plat application would be submitted with a phase 2 application at a future date. Th e first phase on construction is proposed to commence in late 2019/early 2020 with construction completion in 2021. The second phase would be developed following Topgolf build-out. Vehicular access to the Topgolf portion of the site would be provided by two (2) separate driveways located on Logan Ave N and access to the mixed-use development would be from a single driveway on Park Ave N. The two developments would be connected via an onsite drive aisle located south of the proposed buildings and the project would require right-of-way dedication along all three (3) street frontages. Transportation Concurrency Test – Topgolf Page 2 of 3 July 11, 2019 A Preliminary Planned Urban Development is being requested to allow deviation from certain development standards and urban design regulations, including but not limited to, parki ng standards to allow more than sixty feet (60’) of street frontage parking in the front yard setback between the building and the street, increased maximum building height over 10 stories for the poles supporting the barrier netting, and a modification from street standards to retain the existing frontage improvements. The proposed development during the weekday AM peak hour, the project would generate approximately 32 net new trips (28 inbound and 4 outbound). During the weekday PM peak hour, the project would generate approximately 186 net new trips (100 inbound and 86 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4- 6-070.D as follows: Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes Evaluation of Test Criteria Implementation of citywide Transportation Plan: The City’s investment in completion of the forecast traffic improvements is 130% of the scheduled expenditure through 2020. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 201 9 is 1,664 trips, which provides sufficient capacity to accommodate approximately 186 additional trips from this project. A resulting 1,478 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for the project. Site specific street improvements to be completed by project: The applicant has requested a modification to leave the existing street improvements in its current configuration. In addition, the applicant has requested to waive required street frontage improvements. The recommended decision of the modification and waiver request will be part of the site plan review analysis. Transportation Concurrency Test – Topgolf Page 3 of 3 July 11, 2019 Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page XI -65 of the Comprehensive Plan states the following: 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, development will have met City of Renton concurrency requirements. OFFICE FAX WWW.ARCOMURRAY.COM Requested Conditional Use, Modification, and Variance Conditional Use Justification: Outdoor Recreational Facility Use A Conditional Use Permit is being requested to allow an Outdoor Recreational Facility Use within the Urban Center (UC) zone as permitted by Ordinance No. 5926. The proposed development shall be architecturally and functionally integrated into the overall mixed-use development. The following criteria are addressed as part of the Conditional Use Permit Justification. a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general purpose, goals, objectives, and standards of the comprehensive plan, the zoning ordinance and any other plans, programs, maps or ordinances of the City of Renton. Response: The proposed use is consistent with the ordinances within the City of Renton. The outdoor recreation use is complimentary to the surrounding uses within the project vicinity and complies with standards established in the comprehensive plan and zoning ordinance. b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Response: The proposed location is an ideal location for the proposed use based on the character of the surrounding neighborhood. There is currently not another Topgolf venue in the state of Washington, let alone the City of Renton, and as such would not lead to an overconcentration of a particular use. The proposed use is located within a heavily commercial area and will be complimentary to the existing retail, office and manufacturing uses within the immediate vicinity. c. Effect on Adjacent Properties – The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Response: The proposed use at this location will have a complimentary effect on adjacent properties. With the majority of the surrounding uses being manufacturing, office, multi- family and general commercial, an outdoor recreational facility functions as an amenity for the surrounding uses as opposed to competition. d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Response: The Topgolf use is compatible within the surrounding neighborhood and the proposed height of the net poles is consistent with the height of other existing buildings within the vicinity. e. Parking: Adequate parking is, or will be made, available. Response: Adequate parking has been provided to meet the City of Renton’s minimum parking requirements for the Topgolf use. f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Response: A Traffic Impact Analysis has been completed for the proposed Topgolf development. Topgolf’s traffic demands are off-peak in relation to surrounding uses and will not adversely impact traffic in the surrounding area as is evidenced in the provided TIA. g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated.