HomeMy WebLinkAboutR-412303HEARING EXAMINER CONDITIONS OF APPROVAL (CITY OF RENTON)
SEPA MITIGATION MEASURES AND LAND USE CONDITIONS (CITY OF RENTON)
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1. THE APPLICANT SHALL COMPLY WITH THE EIGHT (8) MITIGATION MEASURES ISSUED AS PART OF THE DETERMINATION OF
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NON -SIGNIFICANCE MITIGATED, DATED JULY 22, 2019.
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A. PROJECT CONSTRUCTION SHALL BE REQUIRED TO COMPLY WITH THE RECOMMENDATIONS FOUND IN THE GEOTECHNICAL
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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.
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B. THE APPLICANT SHALL PERMANENTLY ABANDON ALL ONSITE MONITORING WELLS AND SHALL BE CONSISTENT WITH THE
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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)
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ENHANCED UNIFORMITY RATIO TO IMPROVE VISIBILITY AND PERCEPTIONS OF BRIGHTNESS, SAFETY AND SECURITY FOR
PEDESTRIANS AT NIGHT.
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E. THE APPLICANT SHALL PROVIDE A LIGHTING/ILLUMINATION PLAN WHICH WILL HAVE A MINIMAL EFFECT ON ADJACENT
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PROPERTIES AND THE PHASE 2 MIXED -USE AREA ON THE EASTERN PORTION OF THE PROPERTY AND STILL COMPLY WITH
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STREET AND PEDESTRIAN LIGHTING STANDARDS OF THE CODE. THE FINAL LIGHTING/ILLUMINATION PLAN SHALL BE SUBMITTED
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TO, AND APPROVED BY, THE CURRENT PLANNING PROJECT MANAGER PRIOR TO CIVIL CONSTRUCTION PERMIT ISSUANCE.
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F. THE APPLICANT SHALL CREATE A PUBLIC OUTREACH PLAN IN COORDINATION WITH CITY OF RENTON TO COMMUNICATE WITH
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ROAD USERS, THE GENERAL PUBLIC, AREA RESIDENCES, LOCAL BUSINESSES, AND APPROPRIATE PUBLIC ENTITIES ABOUT
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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
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PRIOR TO ENGINEERING PERMIT APPROVAL.
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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.
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 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 FAQADE 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 FAQADES 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 FAQADE. 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.
6. THE APPLICANT SHALL PROVIDE A SPECIAL UTILITY AND LANDSCAPE PLAN SET WITH THE CONSTRUCTION PERMIT SHOWING THE 23. THE APPLICANT SHALL REPAIR ANY DAMAGED STREET FRONTAGE INCLUDING, BUT NOT LIMITED TO, EXISTING CEMENT CONCRETE
LOCATION OF ALL GROUND MOUNTED UTILITY BOXES AND IDENTIFY HOW THEY WOULD BE SCREENED FROM PUBLIC VIEW. IN SIDEWALK AND ROADWAY PAVEMENT ALONG LOGAN AVE N, N 8TH ST AND PARK AVE N. THE APPLICANT SHALL ALSO RAISE
ADDITION, NO UTILITY BOXES SHALL BE LOCATED IN THE OUTDOOR PLAZA AREA OR PRIMARY ENTRY AREA. THE SPECIAL THE EXISTING GRADE WITHIN THE PLANTER STRIP TO BE LEVEL WITH THE SIDEWALK AND CURB ALONG THE PROJECT'S STREET
UTILITY AND LANDSCAPE PLAN SET SHALL BE PROVIDED TO, AND APPROVED BY, THE CURRENT PLANNING PROJECT MANAGER FRONTAGE AND REVEGETATE.
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.
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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.
1. PROJECT CONSTRUCTION STALL BE REQUIRED TO COMPLY WITH THE RECOMMENDATIONS FOUND IN THE
GEOTECHNICAL ENGINEERING SERVICES REPORT, PREPARED BY GEOENGINEERS ON OCT 29, 2019, 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 0-CLOCK (7:00) AM AND TWO O'CLOCK (2:00) AM, 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 APPROVE 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 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 AREA 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.
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11235 s.e. 6th street I suite 150
bellevue, wa 98004
t: 425.453.9501 1 f: 425-453-8208
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ENGINEERS CONSTRUCTION RECORD CERTIFICATION
THIS PLAN HAS BEEN REVIEWED FOR CONFORMANCE WITH THE DESIGN
INTENT. THIS PLAN, AS MODIFIED HEREIN, REPRESENTS THE RECORD
CONDITIONS OF THE NEW CONSTRUCTION SHOWN, BASED UPON OUR
VISUAL OBSERVATION, CONTRACTOR INSTALLATION NOTES AND FIELD
MEASUREMENTS BY THE CONTRACTOR. THIS DOCUMENT DOES NOT
REPRESENT A DETAILED FIELD SURVEY. THE ENGINEER HEREBY
CERTIFIES THAT, BASED UPON THE METHODOLOGY DESCRIBED ABOVE,
CONSTRUCTION SHOWN IS CONSISTENT WITH THE DESIGN INTENT
EXCEPT AS NOTED, AND ACCURATELY REPRESENTS THE EXISTING
CONDITIONS, PER CONTRACTOR PROVIDED RECORD INFORMATION.
NAVIX CERTIFICATION
R-412303 I BY
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
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SURVEYED:
Z.NALL
SCALE:
HORIZONTAL- N D 1983/1991
DATUM
CITY OF
RENTON
•
Planning/Building/Public Works Dept.
ARCO/MURRAY
TOPGOLF RENTON
780 LOGAN AVENUE NORTH
RENTON WA 98057
NOTES
DATE:
09.26.2022
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DESIGNED: GREEN
J.GREEN
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REVISION
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