HomeMy WebLinkAboutPRE22-000188 (UC-2 Phase 2 Mixed-Use Development at Topgolf) Meeting SummaryDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
Phase 2 Mixed-Use Development at Topgolf
780 Logan Ave N, Renton, WA 98057
PRE22-000188
June 16, 2022
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Nathan Janders, 425.430.7382, njanders@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Development Engineering Director, Department of
Community & Economic Development Administrator, Public Works Administrator, and
City Council).
M E M O R A N D U M
DATE:June 16, 2022
TO:Clark Close, Principal Planner
FROM:Rob Shuey, Development Services Director
SUBJECT:PRE22-000188 Phase 2 Mixed-Use Development at Topgolf – 780
Park Ave N
1. The building department will require building, mechanical, electrical, and plumbing
permits. Review times for architectural and engineering plans are between 4 to 6
weeks for initial reviews and 2 to 3 weeks for subsequent reviews.
2. Additional project information needed to estimate permit fees.
M E M O R A N D U M
DATE:June 16th 2022
TO:Clark Close, Principal Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Top Golf Phase II
1. The preliminary fire flow is 2,000 gpm. A minimum of two fire hydrants are
required. One within 150-feet and one within 300-feet of the building. One
hydrant is required within 50-feet of all fire department connections for
standpipes and sprinkler systems.
2. Fire impact fees are applicable at the rate of $1.29 per square foot of hotel
space and $1.25 per square foot of retail space. This fee is paid at time of
building permit issuance.
3. Approved fire sprinkler, standpipe and fire alarm systems are required
throughout the buildings. Dry standpipes are required in all stairways. Direct
outside access is required to the fire sprinkler riser room. Fire alarm system
is required to be fully addressable and full detection is required. Separate
plans and permits required by the fire department.
4. Fire department apparatus access roadways are required within 150-feet of
all points on all buildings. 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.
5. Hotel building shall be equipped with an elevator meeting the size
requirements for a bariatric size stretcher. Car size shall accommodate a
minimum of a 40-inch by 84-inch stretcher.
6. All areas of the hotel building 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.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 16, 2022
TO:Clark Close, Principal Planner
FROM:Nathan Janders, Civil Engineer III, Plan Review
SUBJECT:TopGolf Phase 2
780 Park Ave N
PRE22-000188
NOTE: The applicant is cautioned that information contained in this summary is preliminary and
non-binding and may be subject to modification and/or concurrence by official City decision-
makers. Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s)
0886610010. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
WATER
1. The project is within the City of Renton’s water service area in the Kennydale 308 Pressure
Zone and in the Downtown 196 Pressure Zone.
2. The static water pressure is approximately 126 and 72 PSI at an elevation of 30 feet in the
320 and 196 pressure zones respectively.
3. There is an existing 12-inch water main (308 pressure zone) located in N 8
th St that can
deliver a maximum flow capacity of 4,800 GPM (see water plan no. W-31490E).
4. There is an existing 16-inch water main (196 pressure zone) located in Park Ave N that can
deliver a maximum flow capacity of 8,600 GPM (see water plan no. W-19220A).
5. There is an existing 12-inch water main (308 pressure zone) located on the parcel within an
easement that can deliver a maximum flow capacity of XXXX GPM (record drawings are not
yet available as the main is part of the active civil construction permit C20000631).
6. 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 2,000 GPM. Per City code, a looped water main is required around
the development when the fire flow demand exceeds 2,500 gpm.
7. Based on the information provided with the pre-application submittal documents, the
following developer’s installed water main improvements will be required to provide
domestic and fire protection service to the development including but not limited to the items
that follow.
a. Water main improvements may be required to provide water to the proposed
buildings. The limit of the water main extension will be determined based on the
TopGolf Phase II – PRE22-000188
June 16, 2022
Page 2 of 6
final site plan and on the determination of fire flow demand from RRFA, along with
the placement of fire hydrants, fire sprinkler supply lines and fire department’s
connections to the buildings. New pressure-reducing valves (PRV’s) may be
required to connect the water main from the 308-zone to the 196-zone.
b. A 15 feet wide public water easement is required for any public water main, hydrants
and water meters located outside City right-of-way. A minimum 10-foot setback is
required from the building foundation to the new water main.
c. Installation of a separate water meter for the commercial portion of each new
building. All commercial domestic water meters shall have a reduced pressure
backflow assembly (RPBA) installed behind the meter on private property per City
Standards. The RPBA shall be installed inside an above ground, heated enclosure per
City Standard Plan 350.2. The RPBA may be located inside the building if a drainage
outlet for the relief valve is provided and the location is pre-approved by the City Plan
Reviewer and City Water Utility Department. The backflow prevention assembly must
be located adjacent to and behind a building exterior wall.
d. Domestic water meters 3-inch or larger shall be installed in an exterior vault per
standard plan no 320.4. The meter vault shall be located within public ROW or within
an easement on private property.
e. Installation of a landscape irrigation meter with a backflow prevention assembly
(DCVA) if applicable.
f. Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is
required for backflow prevention to each building. The sizing of the fire sprinkler stub
and related piping shall be done by a registered fire sprinkler designer/contractor.
The DCDA shall be installed on the private property in an outside underground vault
per City Standard Plan 360.2. The DCDA may be installed inside the building if it meets
the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a
building. The location of the DCDA inside the building must be pre-approved by the
City Plan Reviewer and Water Utility. The backflow prevention assembly must be
located adjacent to and behind a building exterior wall.
g. Installation of off-site and on-site fire hydrants. The location and number of hydrants
will be determined by the RRFA based on the final fire flow demand and final site
plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC).
8. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
Water Design Standards and Details as shown in Appendix K of the City’s 2019 Water System
Plan. Adequate horizontal and vertical separations 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. Retaining walls, rockeries or similar
structures cannot be installed over the water main unless the water main is installed inside a
steel casing.
9. A conceptual utility plan will be required as part of the land use application for the subject
development.
10. The development is subject to applicable water system development charges (SDC’s) and
meter installation fees based on the number and size of the meters for domestic uses and for
fire sprinkler use. The development is also subject to fees for water connections, cut and caps,
TopGolf Phase II – PRE22-000188
June 16, 2022
Page 3 of 6
and purity tests. Current fees can be found in the 2022 Development Fees Document on the
City’s website. Fees will be charged based on the rate at the time of construction permit
issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee is $4,500.00 per 1-inch meter, $22,500 per 1-1/2 inch
meter, $36,000 per 2-inch meter and $72,000 per 3-inch meter.
b. Water service installation charges for each proposed domestic water service may be
applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per
1-1/2 inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220
processing fee is applied and the Contractor will provide the materials and will install
the service line and water meter.
c. Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950
per 2-inch meter.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=
CityofRenton
SEWER
1. The project is within the City of Renton’s sanitary sewer service area.
2. There are three existing 6-inch PVC sewer stubs installed as part of the active Topgolf civil
construction project (C20000631) intended to service the Phase II site.
3. An oil/water separator will be required for connecting the covered parking lot to sewer. If a
sub-terrain parking is incorporated and cannot achieve a gravity sewer discharge to the main,
the applicant may need to install an internal pump to bring the basement garage flows to the
surface level for gravity drain to the side sewer. It is not evident that the existing parking
garage connects to sewer.
4. A grease interceptor is required if there is a commercial kitchen.
5. A conceptual utility plan will be required as part of the land use application for the subject
development.
6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee
for sewer is based on the size of the new domestic water to serve the project. Current fees
can be found in the 2022 Development Fees Document on the City’s website. Fees will be
charged based on the rate at the time of construction permit issuance.
a. The current sewer fee for is $3,500.00 per 1-inch meter, $17,500 per 1-1/2 inch
meter, $28,000 per 2-inch meter, and $56,000 per 3-inch meter.
b. Final determination of applicable fees will be made after the water meter size has
been determined.
c. A credit will be applied for the existing services.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=
CityofRenton
TopGolf Phase II – PRE22-000188
June 16, 2022
Page 4 of 6
SURFACE WATER
1. There are two existing 8-inch CPE and two existing 12-inch CPE storm stubs installed as
part of the active Topgolf civil construction project (C20000631) intended to service the
Phase II site.
2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface
Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017
Renton Surface Water Design Manual (RSWDM) to determine what type of drainage
review is required for this site. The site falls within the City’s Peak Rate Flow Control
Standard Area matching Existing Conditions. The site falls within the East Lake
Washington drainage basin.
3. Based on the City’s GIS COR Maps, approximately 2.6 acres in the southeast corner of
the site falls within Zone 2 of the Aquifer Protection Area. Therefore, open facilities such
as flow control, water quality treatment ponds, stormwater wetlands, infiltration
facilities, and open conveyance systems in this area may require a liner in accordance
with RSWDM Section 1.3.6.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide enhanced basic water quality treatment. Any
proposed detention and/or water quality vault shall be designed in accordance with the
RSWDM that is current at the time of civil construction permit application. Separate
structural plans will be required to be submitted for review and approval under a separate
building permit for the detention and/or water quality vault.
5. Any new storm drain installed on or off-site shall be designed and sized in accordance
with standards found in Chapter 4 of the RSWDM and shall account for the total upstream
tributary area, assuming developed conditions for onsite tributary areas and existing
conditions for any offsite tributary areas.
6. Any proposed detention and/or water quality vault shall be designed in accordance with
the RSWM that is current at the time of civil construction permit application. Separate
structural plans will be required to be submitted for review and approval under a
separate building permit for the detention and/or water quality vault.
7. Appropriate on-site BMPs, as evaluated per Sections 1.2.9 and C.1.3 of the RSWM, will be
required to help mitigate the new runoff created by this development. A preliminary
drainage plan, including the application of on-site BMPs, shall be included with the land
use application, as applicable to the project. The final drainage plan and drainage report
must be submitted with the utility construction permit application.
8. Effective June 22, 2022, the City of Renton will be adopting a new stormwater manual
which will be based on the 2021 King County Surface Water Design Manual. All projects
vested on or after June 22, 2022 will be subject to these new stormwater requirements.
Please refer to RMC 4-1-045 for information regarding project vesting.
9. A Construction Stormwater Permit from Department of Ecology is required if clearing and
grading of the site disturbs more than one acre.
10. A geotechnical soils report for the site is required per the 2017 Renton Surface Water
Design Manual Section C.1.3.
11. The development is subject to a surface water system development charge (SDC) fees.
Fees will be charged based on the rate at the time of construction permit issuance.
TopGolf Phase II – PRE22-000188
June 16, 2022
Page 5 of 6
The 2022 SDC fee is $0.84 per square foot of new impervious surface but not less than
$2,100.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=
CityofRenton
TRANSPORTATION
1. 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. Per City code 4-6-060, a five (5) lane Minor Arterial Roadway requires a ROW 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 ROW. However, the city’s
transportation department has review the proposal and agreed that the existing
conditions are suitable for this section. The City would still require the dedication to allow
for future development and road widening.
a. A modification was submit and approved as part of LUA18-000094 as part of the
phase I development. Dedication is being provided as part of the active
construction permit C20000631.
2. The proposed development fronts Logan Ave N along the west property line(s). N 8th St
is classified as a Principal Arterial Road. Existing ROW width is approximately 88 feet. Per
City code 4-6-060, a four (4) lane Principal Arterial Roadway requires a ROW 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 8-foot sidewalk, street trees and storm drainage improvements. The
applicant will need to dedication approximately 3 feet of ROW.
a. A modification was submit and approved as part of LUA18-000094 as part of the
phase I development. Dedication is being provided as part of the active
construction permit C20000631.
3. The proposed development fronts Park Ave N along the East property line(s). N 8th St is
classified as a Principal Arterial Road. Existing ROW width is approximately 91 feet. Per
City code 4-6-060, a five (5) lane Minor Arterial Roadway requires a ROW 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 6 feet of ROW.
a. A modification was submit and approved as part of LUA18-000094 as part of the
phase I development. Dedication is being provided as part of the active
construction permit C20000631.
4. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property
line.
b. Maximum driveway slopes shall not exceed 15 percent (15%). Driveways
exceeding eight percent (8%) shall provide slotted drains.
TopGolf Phase II – PRE22-000188
June 16, 2022
Page 6 of 6
c. The maximum width of commercial driveways is 30 feet (30’) wide.
5. Per RMC 4-6-060, site access shall be a minimum of 125 feet from an intersection.
6. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM
peak) are required to do a traffic impact analysis. The trips should be calculated based
on the guidelines of the current ITE Trip Generation Manual. Refer to the attached
policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or
more new peak hour trips in either AM peak or PM peak, then applicant should contact
the City to get information of the locations where traffic analysis is required.
7. 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 are listed below:
a. The 2022 transportation impact fee for a hotel is $4,287.51 per room.
b. Unless noted otherwise in the Fee Schedule, the 2022 transportation impact fee
is $7,145.85 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle
Trip
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
4. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms
page for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current
development fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2022\PRE22-000188
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 16, 2022
TO:Pre-Application File No. 22-000188
FROM:Clark H. Close Principal Planner
SUBJECT:Phase 2 Mixed-Use Development at Topgolf – 780 Logan Ave N
(APN 0886610010)
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, Development
Engineering Director, and City Council). Review comments may also need to be revised based on
site planning and other design changes required by City staff or made by the applicant. The
applicant is encouraged to review all applicable sections of the Renton Municipal Code. The
Development Regulations are available online at https://www.codepublishing.com/WA/Renton.
Project Proposal: Realty Link, LLC is proposing the Phase 2 mixed-use development to the east of
Topgolf facility (Phase 1) located at 780 Logan Ave N (Parcel No. 0886610010). Topgolf received
master site plan, site plan review, environmental review, conditional use, variance, street
modification, and minor modification approvals under LUA19-000094 for a premier golf
entertainment complex with 102 climate-controlled hitting bays and up to 508 surface parking
stalls following a minor modification to the approved master site plan in 2021. The 13.68-acre
parcel is in the Urban Center-2 (UC-2) zone and the Urban Design District ‘C’ Overlay. Phase 2 (the
second and final phase of the phased development project) would consist of approximately 2.67
acres of site development. Phase 2 is comprised of a recently constructed parking lot area and
pad-ready building sites along the frontages of Park Ave N and N 8th St. The proposed
development would consist of an approximately 7,000 square foot multi-tenant retail building for
three (3) retailors at the southwest corner of Park Ave N and N 8th St intersection and a separate
four-story, slab on grade, hotel with 114 to 127 rooms near the southeast corner of the property
along the street frontage of Park Ave N. The proposed hotel would be a modern Scandinavian
design offering a live away from home experience for guests needing transitional housing with
full kitchen and dishwasher in each guestroom. The first floor of the hotel would include a fitness
center, guest laundry, back of house (BOH) areas, restrooms, and a lobby.
Access to the parcel is proposed via Park Ave N and Logan Ave N. According to City of Renton
(COR) Maps, the site contains high seismic hazard areas throughout and the southern portion of
Phase 2 is in the Downtown Wellhead Protection Area Zone 2.
Phase 2 Mixed-Use Development at Topgolf
Page 2 of 10
June 16, 2022
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Current Use: The subject site contains a premier golf entertainment complex with 102 climate-
controlled hitting bays and 508 surface parking stalls.
1.Zoning /Land Use Designation, and Overlays: The property is located within the Commercial
Mixed Use (CMU) land use designation, the Urban Center (UC) zoning designation. Retail
Sales is a permitted use in the UC-2 zone provided commercial space is 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'). In addition, buildings
oriented along Park Ave N must have one or more pedestrian entries on Park Ave N.
Drive-in/drive-through, retail is an accessory use in the UC-2 zone provided the development
is architecturally and functionally integrated into the overall shopping center or mixed-use
development and the other requirements of retail sales are met.
Hotels are a permitted use in the UC-2 zone provided they are not within one thousand feet
(1,000') of the centerline of Renton Municipal Airport runway (the proposed location of the
hotel is estimated at 3,200 feet from the centerline of the runway). A hotel is defined as a
building or portion thereof wherein a majority of the net floor area is dedicated for the rental
of rooms for transient occupancy for sleeping purposes in exchange for payment, and typically
based on a per night and per room basis for no more than thirty (30) continuous days and not
meeting the definition of “homeless services use.” For the purposes of this definition,
“transient” means less than one month, or less than thirty (30) continuous days if the rental
period does not begin on the first day of the month. Hotel structures are at least two (2) stories
in height, with lodging space generally above the first floor. Lodging space may also be located
on the first floor. Individual rooms are accessed from a common hallway and include
permanent provisions for sanitation but do not provide kitchen facilities. A commercial kitchen
and dining room catering to the hotel patrons may be provided, event space, eating and
drinking establishments, and accessory shops and services typically located in or provided by
hotels and catering to the general public may be provided. Not included in this definition are
facilities providing crisis intervention or case management or both, attached dwellings, bed
and breakfasts, or motels.
Extended stay hotels are not a permitted use in the UC-2 zone. An extended stay hotel is
defined as a building or portion thereof for rental of rooms with permanent provisions for
living, eating, sanitation, and cooking for temporary occupancy without limits on duration.
Extended-stay hotel structures are at least two (2) stories in height, with lodging space
generally above the first floor, and not meeting the definition of a homeless services use.
Lodging space may also be located on the first floor. Individual rooms accessed from a
common hallway. A commercial kitchen and dining room catering to the extended-stay
patrons may be provided; event space, eating and drinking establishments, and accessory
shops and services typically located in or provided by hotels or extended-stay hotels and
catering to the general public may be provided. Not included in this definition are facilities
providing crisis intervention or case management or both, attached dwellings, bed and
breakfasts, hotels, or motels.
2.Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Urban Center-2 (UC-2) Zoning Designations” effective at the time of complete
Phase 2 Mixed-Use Development at Topgolf
Page 3 of 10
June 16, 2022
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2022\PRE22-000188
application (noted as “UC-2 standards” herein). These standards are available on the City’s
website.
The property is also located within Urban Design District ‘C’, and therefore subject to
additional design elements (RMC 4-3-100). Proposals should have unique, identifiable design
treatment in terms of landscaping, building design, signage, and street furniture.
Density – The density range allowed in the UC-2 is a minimum of 85 dwelling units per net
acre (du/ac) up to a maximum of 150 du/ac. A density bonus may be granted for
developments that satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review.
The area of public and private streets and critical areas would be deducted from the gross site
area to determine the “net” site area prior to calculating density. Not applicable, Phase 2 is
not proposing residential dwellings.
Minimum Lot Size, Width and Depth – The minimum lot size required for new lots created
after November 10, 2004 is 25 acres. Minimum lot size can be amended through Master Plan
and Site Plan Review per RMC 4-9-200. There are no minimum width or depth requirements
for non-residential plats. A three (3) lot subdivision is shown on the conceptual site plan and
a future short plat was identified as part of the Topgolf land use approval. A separate short
plat application would be required to subdivide the property.
Lot Coverage – The maximum building coverage permitted in the UC-2 zone is 90% of the lot
area or 100% if parking is provided within the building. The applicant is proposing to develop
Phase 2 and potentially subdivide the Topgolf parcel into three (3) lots. Compliance with the
building coverage requirements would be verified at the time of formal land use application
review.
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement. Setback requirements in the UC-2 zone are as follows: minimum 15-foot
front and secondary front yard; maximum 20-foot front and secondary front yard; and no
minimum rear or side yard. The applicant is proposing two (2) new buildings. Each building
is proposing the minimum 15-foot front yard setback from the property frontages.
Building Height – The maximum building height permitted in the UC-2 zone is 10 stories along
primary and secondary arterials and 6 stories along residential/minor collectors. In no case
shall building height exceed the maximum allowed by the Airport Compatible Land Use
Restrictions, for uses located within the Federal Aviation Administration Airport Zones
designated under RMC 4-3-020. The project site abuts Park Ave N and N 8th St; therefore, a
maximum height of 10 stories would be permitted. The applicant is proposing structures
with a maximum height of 4 stories as part of Phase 2. The proposed buildings would comply
with the maximum building height of the UC-2 zone. Compliance with this requirement
would be further verified during the formal land use review process.
3.Residential Mixed-Use Development Standards: Applicable to development in commercial
zones wherein dwelling units are proposed (RMC 4-4-150). A vertically mixed-use building
with ground floor commercial is required in the UC-2 zone. Development wherein dwelling
units are proposed, a minimum of 20% of gross ground floor area would be required. At a
minimum, the development shall include ground floor commercial space along any street
frontage in conformance with the following standards: a) A minimum average depth of thirty
feet (30') and no less than twenty feet (20') at any given point; b) A minimum floor-to-ceiling
height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser
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clear height is approved by the Administrator; c) ADA compliant bathrooms (common facilities
are acceptable); d) A central plumbing drain line; and e) A grease trap and a ventilation shaft
for a commercial kitchen hood/exhaust.
4.Urban Design Regulations: Compliance with Urban Design Regulations, District ‘C’, is
required. The land use application shall provide a written narrative to identify how the
project meets each applicable urban design regulation. Please refer the standards in their
entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and
standards outlined in the regulations.
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.
Parking shall be located so that no surface parking is located between a building and the
front property line, or the building and side property line, on the street side of a corner
lot.
The number of driveways and curb cuts shall be minimized, so that pedestrian circulation
along the sidewalk is minimally impeded.
Amenities such as outdoor group seating, benches, transit shelters, fountains, and public
art shall be provided.
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.
All buildings shall be articulated with one or more of the following: defined entry features;
bay windows and/or balconies; roof line features; or other features as approved by the
Administrator.
On any façade visible to the public, transparent windows and/or doors are required to
comprise at least fifty percent (50%) of the portion of the ground floor façade that is
between four feet (4') and eight feet (8') above ground (as measured on the true
elevation). Where windows or storefronts occur, they must principally contain clear
glazing. Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited.
For properties located east of Garden Ave N, applicants must demonstrate how their
project appropriately provides transitions to existing industrial uses.
Buildings shall employ material variations such as colors, brick or metal banding, patterns,
or textural changes.
5.Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of
RMC 4-4-090, “Refuse and Recyclables Standards.” There are general requirements for all
uses for location, signage, screening, and setbacks for collection areas and specific
requirements. In retail developments, a minimum of five (5) 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 ten (10) 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. In
manufacturing and 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 gross floor area shall be provided for refuse deposit areas. A total
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minimum area of one hundred (100) square feet shall be provided for recycling and refuse
deposit areas. See RMC 4-4-090 for additional information and standards. Based on a gross
floor retail area of 7,000 square feet, a minimum of 35 square feet would be needed for
recyclables area and a minimum of 70 square feet would be needed for refuse. The gross
square footage of the hotel was not provided with the submitted pre-application. The
amount of refuse and recycling area would be based on the building gross floor area. The
submitted materials identified two (2) separate refuse and recycling enclosure areas, one
for each proposed lot. Refuse and recycling areas must meet the minimum size, screening,
location, and other standards in RMC 4-4-090. Compliance with the refuse and recycling
standards (general and Urban Design) would be reviewed with the formal land use
application.
6.Landscaping: The development standards require that all pervious areas within the property
boundaries be landscaped. Therefore, all areas of the site not covered by structures, required
parking, access, circulation or patios, must be landscaped with native, drought-resistant
vegetative cover. Ten feet (10') of on-site landscaping is required along all public street
frontages, with the exception of areas for required walkways and driveways and those zones
with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping
shall be required where buildings are not located.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements. New and existing Topgolf landscaping is proposed throughout Phase 2. A
conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-
120.D.12, shall be submitted at the time of formal land use application review.
7.Significant Tree Retention: The tree retention plan must show preservation of at least 10
percent (10%) of significant trees and indicate how proposed building footprints would be
sited to accommodate preservation of significant trees that would be retained (RMC 4-4-
130.H.1.a). Tree retention standards shall be applied to the developable area of a property
(i.e., land within critical areas and their buffers, public rights-of-way, private PUD streets,
shared driveways, and public trails shall be excluded). There are no significant trees onsite to
be retained.
8.Fences/Retaining Walls: If the applicant intends to install any fences as part of this project,
the location must be designated on the landscape plan. A wall taller than four feet (4’) or a
fence taller than seven feet (7’) would require a building permit. Any part of a yard that is
within a clear vision area has a limited fence, hedge, or retaining wall height of 42-inches. A
fence shall not be constructed on top of a retaining wall unless the total combined height of
the retaining wall and the fence does not exceed the allowed height of a standalone fence.
New or existing fencing would need to comply with the fence requirements of the code (RMC
4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall
be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public
rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional
information about fences, hedges, and retaining walls.
9.Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application must include elevations and details for the
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proposed methods of screening. See RMC 4-4-095, Screening and Storage Height/Location
Limitations for specific requirements.
10.Parking: Parking, docking, and loading areas for truck traffic shall be off-street and screened
from view of abutting public streets. The following parking ratios would be applicable to the
site:
Use Square
Footage of Use Ratio Required
Spaces
Commercial
Activities
(Retail sales)
A minimum and maximum of 2.5 per
1,000 square feet of net floor area.
13
Eating and
drinking
establishments
and taverns
Up to 5,000 SF A minimum and maximum of 10 per
1,000 square feet of dining area.
50
Eating and
drinking
establishment
combination
sit-down/drive-
through
restaurant:
2,000 SF A minimum and maximum of 1 per 75
square feet of dining area.
27
Drive-through
retail or drive-
through service
2,000 SF Stacking spaces: The drive-through
facility shall be so located that sufficient
on-site vehicle stacking space is
provided for the handling of motor
vehicles using such facility during peak
business hours. Typically 5 stacking
spaces per window are required unless
otherwise determined by the
Community and Economic Development
Administrator. Stacking spaces cannot
obstruct required parking spaces or
ingress/egress within the site or extend
into the public right-of-way.
5 stacking
spaces
Hotels and
motels
114 rooms A minimum and maximum of 1 per guest
room plus 1 for every 3 employees.
114 +
required
employee
parking
The applicant is proposing 7,000 square feet of retail (2,000 with drive-through retail or
drive-through service) and a 114-room hotel. Phase 2 parking is anticipated to add a double
lane drive-through along with 36 additional surface parking stalls as part of the
development of Phase 2. The applicant will be required, at the time of formal land use
application, to provide analysis detailing parking information (i.e. stall and drive aisle
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dimensions) and calculations of the subject site. The parking analysis would be based on the
square footage of uses proposed and the estimated number of hotel employees. It was
anticipated at master site plan review that parking regulations would be met by providing
a parking deck over the flex parking area to the southeast of the outdoor driving range
outfield. One-story of parking underground would be equivalent to the anticipated
structured parking deck.
It should be noted that the parking regulations specify standard stall dimensions. 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. Compact parking spaces shall not account for
more than forty percent (40%) of employee parking or not to exceed thirty percent (30%) for
all other uses. Please refer to parking, loading and driveway regulations (RMC 4-4-080) for
additional information. Compliance with this requirement would be verified during the
formal land use review process.
General Parking Location:
On a Pedestrian-Oriented Street – Parking shall be at the side and/or rear of a building and
may not occur between the building and the street. Parking shall be located so that it is
screened from surrounding streets by buildings, landscaping, and/or gateway features as
dictated by location.
Bicycle Parking – Bicycle parking shall be provided for all uses equal to ten percent (10%) of
the number of required off-street vehicle parking spaces except attached dwellings. Please
review RMC 4-4-080.F.10 and RMC 4-4-080.F.11 for further general parking and specific
bicycle parking requirements. Bicycle parking must be shown on the land use application
submittal materials.
Loading Space Required: Adequate permanent off-street loading space shall be provided if
the activities require deliveries to it or shipments from it. Loading space shall be in addition
to required off-street parking spaces.
No portion of a vehicle taking part in loading or unloading activities shall project into a public
street or alley. Ingress and egress points from public rights-of-way at designated driveways
shall be designed and located in such a manner as to preclude off-site or on-street
maneuvering of vehicles.
11.Access/Driveways: Driveway widths are limited by the driveway standards, in RMC 4-4-080I.
The conceptual site plan shows two (2) access driveways to the existing parcel – one from
Topgolf on Logan Ave N and a second from Park Ave N. The new proposed ingress and egress
access from Park Ave N is proposed between the proposed retail and hotel buildings.
Vehicular Connection – A connection would be provided for site-to-site vehicle access ways
to allow a smooth flow of traffic across abutting UC zoned lots without the need to use a
street. Access may comprise the aisle between rows of parking stalls but is not allowed
between a building and a public street. Compliance with vehicular connections would be
further analyzed at the time of land use application.
Pedestrian – A pedestrian connection shall be provided from all public entrances to the street,
to provide direct, clear and separate pedestrian walks from sidewalks to building entries and
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internally from buildings to abutting properties. Compliance with pedestrian pathways and
connections would be further analyzed at the time of land use application.
12.Critical Areas: A high seismic hazard area is mapped over the site. A geotechnical report shall
be provided by a qualified professional. The study shall demonstrate that the proposal will
not increase the threat of the geological hazard to adjacent properties beyond the pre-
development conditions, the proposal will not adversely impact other critical areas, and the
development can be safely accommodated on the site. In addition, the study shall assess soil
conditions and detail construction measures to assure building stability. According to COR
Maps, the southern portion of Phase 2 is located in the Downtown Wellhead Protection Area
Zone 2. If the site is located within the Wellhead Protection Area Zone 2 and if any fill is
brought onto the site, a fill source statement is required to be submitted as part of the
Construction Permit application and shall include the following information: a) The source
location of imported fill; b) Previous land uses of the source location; c) Whether or not earth
materials to be removed from the source location are native, undisturbed soil; d) Whether or
not the source location appears on government lists of contaminated sites including those
developed pursuant to the State Model Toxics Control Act and the Federal Comprehensive
Environmental Response, Compensation, and Liability Act; e) Results of sampling and analysis
pursuant to RMC 4-4-060N4j, Sampling and Analysis Procedures; and f) Whether or not
imported fill meets fill quality standards described in RMC 4-4-060N. It is the applicant’s
responsibility to ascertain whether any critical areas or environmental concerns are present
on the subject property prior to site development or building construction.
13.Environmental Review: The proposal will exceed several thresholds and as a result the project
would require Environmental ‘SEPA’ Review. Therefore, an environmental checklist is a
submittal requirement. An environmental determination would be made by the Renton
Environmental Review Committee.
14.Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the
UC-2 zone. The purpose of the site plan review process is to analyze the detailed arrangement
of project elements to mitigate negative impacts where necessary to ensure project
compatibility with the physical characteristics of a site and with the surrounding area. Site
plan review ensures quality development consistent with City goals and policies. Site plan
review analyzes elements including, but not limited to, site layout, building orientation and
design, pedestrian and vehicular environment, landscaping, natural features of the site,
screening and buffering, parking and loading facilities, and illumination to ensure
compatibility with potential future development. Decisional criteria for site plan approval are
itemized in RMC 4-9-200.E.3. In addition, where a master plan is approved, subsequent site
plans submitted for future phases may be submitted and approved administratively without
a public hearing per RMC 4-9-200.D.1.
15.Permit Requirements: The proposed project would require Site Plan Review and
Environmental ‘SEPA’ Review. An administrative short plat would be required to subdivide
the parcel into three (3) lots. All land use permits would be processed within an estimated
time frame of 8 to 12 weeks. The 2022 application fees would be as follows: Site Plan Review
(Hearing Examiner $3,800 or Administrative 2,700), Environmental (SEPA) Review ($1,600)
and Preliminary Short Plat ($5,410). Any modification requests to code standards are $260.00
per modification. There is an additional 5% technology fee at the time of land use application.
All fees are subject to change prior to submittal.
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Detailed information regarding the land use application submittal can be found on the Site
Plat Review submittal checklist or other applicable applications and handouts can be found
on the City’s Digital Records Library. The City requires electronic plan submittal for all
applications. Please refer to the City’s Electronic File Standards.
In addition to the required land use permits, separate construction and building permits
would be required.
16.Public Information Sign: Public Information Signs are required for all Type II and Type III Land
Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the
public of potential land development, specific permits/actions being considered by the City,
and to facilitate timely and effective public participation in the review process. The applicant
must follow the specifications provided in the public information sign handout. The applicant
is solely responsible for the construction, installation, maintenance, removal, and any costs
associated with the sign.
17.Public Meeting: A neighborhood meeting, according to RMC 4-8-090, is required for projects
estimated by the City to have a monetary value equal to or greater than ten million dollars
($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project developer
and the neighbors regarding the project. The neighborhood meeting occurs after a pre-
application meeting and before submittal of applicable permit applications. Due to Covid-19,
meetings are held via web-based conference sponsored by the applicant. The applicant is
required to mail a written notice announcing the neighborhood meeting to property owners
within 300-feet of the subject property. The meeting notice shall provide a phone-in option
for the meeting and a Frequently Asked Questions sheet for proposed development. The
neighborhood meeting is intended to be a developer-neighborhood interaction. City staff
members are not required to attend and/or participate in neighborhood meetings. Please see
RMC 4-8-090A for the complete neighborhood meeting requirements.
18.Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or
greater than $10,000,000 require the applicant to install a public outreach sign. Public
outreach signs are intended to supplement information provided by public information signs
by allowing an applicant to develop a personalized promotional message for the proposed
development. The sign is also intended to provide the public with a better sense of proposed
development by displaying a colored rendering of the project and other required or
discretionary information that lends greater understanding of the project.
19.Impact Fees: In addition to the applicable building and construction fees, impact fees would
be required. Fees change periodically and the fees in effect at the time of building permit
issuance would apply. For informational purposes, the 2022 impact fees are as follows:
A Fire impact fee $1.29 per square foot of hotel space and $1.25 per square foot of
retail space.
A transportation impact fee for a hotel is $4,287.51 per room and $7,145.85 per net
new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip.
A handout listing all of the City’s Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe
nton.
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Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please
contactClark H. Close Principal Planner at 425-430-7289 or cclose@rentonwa.gov to submit
prescreen materials and subsequent land use application.
Expiration: Once the Site Plan application has been approved, the applicant has two years to
comply with all conditions of approval and to apply for any necessary permits before the
approval becomes null and void. The approval body that approved the original application
may grant a single two-year extension. The approval body may require a public hearing for
such extension. It is the applicant’s responsibility to monitor the expiration dates.
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TOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.05.17.20228011235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRTED-40-4123
C20-000631LUA19-000094PR19-0002021RECORD DRAWINGSNAVIX05.17.22JETRECORD DRAWINGS ENGINEERS CONSTRUCTION RECORD CERTIFICATIONTHIS PLAN HAS BEEN REVIEWED FOR CONFORMANCE WITH THE DESIGNINTENT. THIS PLAN, AS MODIFIED HEREIN, REPRESENTS THE RECORDCONDITIONS OF THE NEW CONSTRUCTION SHOWN, BASED UPON OURVISUAL OBSERVATION, CONTRACTOR INSTALLATION NOTES AND FIELDMEASUREMENTS BY THE CONTRACTOR. THIS DOCUMENT DOES NOTREPRESENT A DETAILED FIELD SURVEY. THE ENGINEER HEREBYCERTIFIES THAT, BASED UPON THE METHODOLOGY DESCRIBED ABOVE,CONSTRUCTION SHOWN IS CONSISTENT WITH THE DESIGN INTENTEXCEPT AS NOTED, AND ACCURATELY REPRESENTS THE EXISTINGCONDITIONS, PER CONTRACTOR PROVIDED RECORD INFORMATION.NAVIX CERTIFICATIONBY______________________________________________________________________C-1.3SITE IMPROVEMENT PLAN18R-412318
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TOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.05.17.20228011235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRTED-40-4123
C20-000631LUA19-000094PR19-0002021RECORD DRAWINGSNAVIX05.17.22JETRECORD DRAWINGS ENGINEERS CONSTRUCTION RECORD CERTIFICATIONTHIS PLAN HAS BEEN REVIEWED FOR CONFORMANCE WITH THE DESIGNINTENT. THIS PLAN, AS MODIFIED HEREIN, REPRESENTS THE RECORDCONDITIONS OF THE NEW CONSTRUCTION SHOWN, BASED UPON OURVISUAL OBSERVATION, CONTRACTOR INSTALLATION NOTES AND FIELDMEASUREMENTS BY THE CONTRACTOR. THIS DOCUMENT DOES NOTREPRESENT A DETAILED FIELD SURVEY. THE ENGINEER HEREBYCERTIFIES THAT, BASED UPON THE METHODOLOGY DESCRIBED ABOVE,CONSTRUCTION SHOWN IS CONSISTENT WITH THE DESIGN INTENTEXCEPT AS NOTED, AND ACCURATELY REPRESENTS THE EXISTINGCONDITIONS, PER CONTRACTOR PROVIDED RECORD INFORMATION.NAVIX CERTIFICATIONBY______________________________________________________________________C-1.13HORIZONTAL CONTROL PLAN28R-412328
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TOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.05.17.20228011235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRTED-40-4123
C20-000631LUA19-000094PR19-0002021RECORD DRAWINGSNAVIX05.17.22JETRECORD DRAWINGS ENGINEERS CONSTRUCTION RECORD CERTIFICATIONTHIS PLAN HAS BEEN REVIEWED FOR CONFORMANCE WITH THE DESIGNINTENT. THIS PLAN, AS MODIFIED HEREIN, REPRESENTS THE RECORDCONDITIONS OF THE NEW CONSTRUCTION SHOWN, BASED UPON OURVISUAL OBSERVATION, CONTRACTOR INSTALLATION NOTES AND FIELDMEASUREMENTS BY THE CONTRACTOR. THIS DOCUMENT DOES NOTREPRESENT A DETAILED FIELD SURVEY. THE ENGINEER HEREBYCERTIFIES THAT, BASED UPON THE METHODOLOGY DESCRIBED ABOVE,CONSTRUCTION SHOWN IS CONSISTENT WITH THE DESIGN INTENTEXCEPT AS NOTED, AND ACCURATELY REPRESENTS THE EXISTINGCONDITIONS, PER CONTRACTOR PROVIDED RECORD INFORMATION.NAVIX CERTIFICATIONBY______________________________________________________________________C-2.3GRADING PLAN33R-412333
COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTNO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY780 LOGAN AVENUE NORTHRENTON, WA 98057TOPGOLF RENTONZ.NALLJ.GREENJ.GREENJ.TAFLINJ.TAFLINTOPGOLF RENTON
TOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.05.17.20228011235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRTED-40-4123
C20-000631LUA19-000094PR19-0002021RECORD DRAWINGSNAVIX05.17.22JETRECORD DRAWINGS ENGINEERS CONSTRUCTION RECORD CERTIFICATIONTHIS PLAN HAS BEEN REVIEWED FOR CONFORMANCE WITH THE DESIGNINTENT. THIS PLAN, AS MODIFIED HEREIN, REPRESENTS THE RECORDCONDITIONS OF THE NEW CONSTRUCTION SHOWN, BASED UPON OURVISUAL OBSERVATION, CONTRACTOR INSTALLATION NOTES AND FIELDMEASUREMENTS BY THE CONTRACTOR. THIS DOCUMENT DOES NOTREPRESENT A DETAILED FIELD SURVEY. THE ENGINEER HEREBYCERTIFIES THAT, BASED UPON THE METHODOLOGY DESCRIBED ABOVE,CONSTRUCTION SHOWN IS CONSISTENT WITH THE DESIGN INTENTEXCEPT AS NOTED, AND ACCURATELY REPRESENTS THE EXISTINGCONDITIONS, PER CONTRACTOR PROVIDED RECORD INFORMATION.NAVIX CERTIFICATIONBY______________________________________________________________________C-3.3DRAINAGE PLAN38R-412338
COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTNO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY780 LOGAN AVENUE NORTHRENTON, WA 98057TOPGOLF RENTONZ.NALLJ.GREENJ.GREENJ.TAFLINJ.TAFLINTOPGOLF RENTON
TOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.05.17.20228011235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRC20-000631LUA19-000094PR19-0002021RECORD DRAWINGSNAVIX05.17.22JETRECORD DRAWINGS ENGINEERS CONSTRUCTION RECORD CERTIFICATIONTHIS PLAN HAS BEEN REVIEWED FOR CONFORMANCE WITH THE DESIGNINTENT. THIS PLAN, AS MODIFIED HEREIN, REPRESENTS THE RECORDCONDITIONS OF THE NEW CONSTRUCTION SHOWN, BASED UPON OURVISUAL OBSERVATION, CONTRACTOR INSTALLATION NOTES AND FIELDMEASUREMENTS BY THE CONTRACTOR. THIS DOCUMENT DOES NOTREPRESENT A DETAILED FIELD SURVEY. THE ENGINEER HEREBYCERTIFIES THAT, BASED UPON THE METHODOLOGY DESCRIBED ABOVE,CONSTRUCTION SHOWN IS CONSISTENT WITH THE DESIGN INTENTEXCEPT AS NOTED, AND ACCURATELY REPRESENTS THE EXISTINGCONDITIONS, PER CONTRACTOR PROVIDED RECORD INFORMATION.NAVIX CERTIFICATIONBY______________________________________________________________________C-4.3WATER PLAN52W-412304WRTP-27-4123
COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTNO.REVISIONBYDATEAPPRPlanning/Building/Public Works Dept.CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSARCO/MURRAY780 LOGAN AVENUE NORTHRENTON, WA 98057TOPGOLF RENTONZ.NALLJ.GREENJ.GREENJ.TAFLINJ.TAFLINTOPGOLF RENTON
TOPGOLF RENTONSECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.05.17.20228011235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRC20-000631LUA19-000094PR19-0002021RECORD DRAWINGSNAVIX05.17.22JETRECORD DRAWINGS ENGINEERS CONSTRUCTION RECORD CERTIFICATIONTHIS PLAN HAS BEEN REVIEWED FOR CONFORMANCE WITH THE DESIGNINTENT. THIS PLAN, AS MODIFIED HEREIN, REPRESENTS THE RECORDCONDITIONS OF THE NEW CONSTRUCTION SHOWN, BASED UPON OURVISUAL OBSERVATION, CONTRACTOR INSTALLATION NOTES AND FIELDMEASUREMENTS BY THE CONTRACTOR. THIS DOCUMENT DOES NOTREPRESENT A DETAILED FIELD SURVEY. THE ENGINEER HEREBYCERTIFIES THAT, BASED UPON THE METHODOLOGY DESCRIBED ABOVE,CONSTRUCTION SHOWN IS CONSISTENT WITH THE DESIGN INTENTEXCEPT AS NOTED, AND ACCURATELY REPRESENTS THE EXISTINGCONDITIONS, PER CONTRACTOR PROVIDED RECORD INFORMATION.NAVIX CERTIFICATIONBY______________________________________________________________________C-5.3SANITARY SEWER PLAN60WWP-27-4123
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