HomeMy WebLinkAboutPRE22-000365 (UC-2 LivAway Hotel Development at Topgolf) Meeting SummaryPREAPPLICATION MEETING FOR
LivAway Hotel Development at Topgolf
780 Logan Ave N, Renton, WA 98057
PRE22-000365
CITY OF RENTON
Department of Community & Economic Development
Planning Division
November 3, 2022
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Nate Janders, 425.430.7382, njanders@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org
Building Department Reviewer: Rob Shuey, 425.430.7235, 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 or email
and schedule an appointment with the assigned planner to have the documents 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,
Community & Economic Development Administrator, Public Works Administrator, and
City Council).
M E M O R A N D U M
DATE:November 3, 2022
TO:Clark Close, Principal Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:LivAway Hotel at Topgolf
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. 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 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:November 3, 2022
TO:Clark Close, Principal Planner
FROM:Nathan Janders, Civil Engineer III, Plan Review
SUBJECT:LivAway Hotel
780 Park Ave N
PRE22-000365
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 120 and 72 PSI at an elevation of 30 feet in the
308 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 8,000 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 4,800 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 with the use of an automatic fire sprinkler system. 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.
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a. Extend the existing on-site 12-inch water main (308 pressure zone) on the west side
of the proposed building to the north and to the east, within the new driveway,
connecting it to the 16-inch water main (196 pressure zone) in Park Ave N with a 3-
valve cluster such that the 12-inch valve on the 308 pressure zone is a closed zone-
valve.
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 the 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
LivAway Hotel – PRE22-000365
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fire sprinkler use. The development is also subject to fees for water connections, cut and caps,
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
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SURFACE WATER
1. There is an existing 8-inch CPE and an existing 12-inch CPE storm stub installed as part of
the active Topgolf civil construction project (C20000631) intended to service the Phase II
site where the hotel is proposed.
2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface
Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022
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. The Phase I TopGolf project’s TIR accommodated the Phase II site, where the hotel is
proposed, within the design of the stormwater management system. The Phase I TIR was
written in conformance to the City’s 2017 RSWDM, however, the 2022 RSWDM is now
current. In order for Phase I facility (detention, water quality, conveyance systems) design
to be considered adequate, the applicant must demonstrate not only how the proposed
site is consistent with prior design criteria but also that there is no difference in the 2017
and 2022 RSWDM manual for the subject section.
a. 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.
b. 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.
c. 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.
d. 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.
e. 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.
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4. A Construction Stormwater Permit from Department of Ecology is required if clearing and
grading of the site disturbs more than one acre.
5. A geotechnical soils report for the site is required per the 2022 Renton Surface Water
Design Manual Section C.1.3.
6. 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.
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.
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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 single curb cut along Park
Ave N to serve the Phase II part of the project proposed as part of LUA22-000291 and
shall be used as the site access, see comment 6 for further information.
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.
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.
a. A TIA was submit with LUA22-000291 that included the Hotel within the
analysis. Applicant may be able to use the TIA provided it is demonstrated that
the trip volumes assumed are consistent with the proposed building and that
the horizon year assumed is consistent with the proposed building. Additional
analysis and mitigation may be required if site conditions differ.
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.
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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\PRE22-000365
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:November 3, 2022
TO:Pre-Application File No. 22-000365
FROM:Clark H. Close Principal Planner
SUBJECT:LivAway Hotel 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: West77 Partners is proposing the Phase 2 hotel 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 Phase 2 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 59,700 square foot
four-story wood framed hotel building with 126 rooms at the southeast corner of the property
along the street frontage of Park Ave N. The proposed hotel would be a modern design offering a
live away from home experience for guests. The first floor of the hotel would include a fitness
center, guest laundry, back of house (BOH) areas, restroom, and a lobby with a vestibule.
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.
LivAway Hotel Development at Topgolf
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November 3, 2022
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2022\PRE22-000365
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-2 (UC-2) zoning designation. 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). The applicant is proposing to
limit 50 percent of the rooms to 30 days or less (no restrictions would be made for company
paid for guests, such as nurses or military).
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.
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
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. Furthermore, the applicant is planning to record a deed to retain the
hotel use in perpetuity.
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
LivAway Hotel Development at Topgolf
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November 3, 2022
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2022\PRE22-000365
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 a 15-foot front yard building setback
from Park Ave N. As proposed, the proposed Phase 2 combined building setbacks would
comply with the minimum and maximum building setbacks of the UC-2 zone.
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. In addition, the site carries a Part 77
horizontal surface height restriction of 150 feet due to the proximity to the Renton Municipal
Airport. The applicant is proposing a hotel structure with a maximum height of four (4)
stories or 50’-6” in height. The proposed building 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.
Land Use Permit Master Applications for proposed projects to be located within the Airport
Influence Area shall require one (1) of the following:
a. A certificate from an engineer or land surveyor, that clearly states that the proposed use
will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting
Navigable Airspace (subsection G of this Section); or
b. The maximum elevation of proposed buildings or structures based on the established
airport elevation reference datum will not penetrate the Federal Aviation Administration
Regulation Part 77 Objects Affecting Navigable Airspace (subsection G of this Section).
Elevations shall be determined by an engineer or land surveyor.
3.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 and made visibly prominent by incorporating architectural
features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting.
Building entries from a parking lot shall be subordinate to those related to the street.
Parking shall be at the side and/or rear of a building and may not occur between the
building and the street.
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. Pathways shall be an all-weather or appropriate permeable
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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.
Sidewalks and pathways along the facades of buildings shall be of sufficient width to
accommodate anticipated numbers of users.
Architectural elements that incorporate plants, particularly at building entrances, in
publicly accessible spaces and at facades along streets, shall be provided.
Amenities such as outdoor group seating, benches, transit shelters, fountains, and public
art shall be provided.
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
facade facing the street, a maximum height of fifteen feet (15') above the ground
elevation, and no lower than eight feet (8') above ground level.
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. 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.
All building facades 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.
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 facade; or
provide an additional special design feature such as a clock tower, courtyard, fountain, or
public gathering area.
Any facade visible to the public shall be comprised of at least fifty percent (50%)
transparent windows and/or doors for at least the portion of the ground floor facade 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.
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.
Pedestrian-scale lighting shall be provided at primary and secondary building entrances.
Examples include sconces on building facades, awnings with down-lighting and decorative
street lighting.
4.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.
For example, outdoor refuse and recyclables deposit areas and collection points shall not be
located in any required setback or landscape areas. Garbage dumpsters and recycling
collection areas must be fenced or screened. A six-foot (6') wall or fence shall enc
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lose any outdoor refuse or recyclables deposit area and shall have gate openings at least
twelve feet (12') wide for haulers. In addition, the gate opening for any roofed structure used
primarily as a refuse or recyclables deposit area/collection point shall have a vertical clearance
of at least eleven feet (11'), but no more than fourteen feet (14'). 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 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 59,700 square feet,
a minimum of 179 square feet would be needed for recyclables area and a minimum of 358
square feet would be needed for refuse. The submitted materials identified an approximately
314 square foot refuse and recycling enclosure area near the southwest corner of the hotel.
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.
5.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 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.
6.Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper
inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree
retention plan along with an arborist report, tree retention plan and tree retention worksheet
shall be provided with the formal land use application as defined in RMC 4-8-120. The tree
retention plan must show preservation of at least 30 percent (30%) of significant trees. Please
refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and
specific tree retention and land clearing requirements. There are no significant trees onsite to
be retained.
Tree Credit Requirements: With the exception of interior remodels not involving any building
addition, removal of trees, or alteration of impervious areas, properties subject to an active
land development permit shall comply with all of the following minimum tree credit
requirements:
a. Tree credit requirements shall apply at a minimum rate of thirty (30) credits per net acre.
b. Supplemental tree planting shall consist of new small, medium, or large species trees, as
defined in RMC 4-11-200, Definitions T. The supplemental trees shall be planted with a
minimum size of two-inch (2") caliper, or evergreen trees with a minimum size of six feet
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(6') tall. The Administrator shall have the authority to approve, deny, or restrict the tree
species for proposed supplemental trees.
c. Tree credit value for each tree, existing or new, is assigned as shown in the following table:
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Example: A 0.22 net acre (9,583.2 square feet) lot would need seven (7) tree credits (30
x 0.22 = 6.6, rounded up to 7). The tree credit requirements for the lot could be met by
retaining one existing seventeen-inch (17") tree (seven (7) tree credits) or by planting
three (3) new large species trees (two (2) tree credits each) and one new medium species
tree (one tree credit).
7.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.
8.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
proposed methods of screening. See RMC 4-4-095, Screening and Storage Height/Location
Limitations for specific requirements.
9.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
Hotels 126 rooms A minimum and maximum of 1 per guest
room plus 1 for every 3 employees.
126 +
required
employee
parking
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The applicant is proposing a 126 key hotel with 111 on-site surface parking spaces within the
boundaries of the proposed hotel lot. Together with the 338 Topgolf surface parking spaces
and 50 retail/restaurant parking spaces the overall site would have a combined parking
count of 499 spaces. A parking study and a draft shared parking agreement would be
necessary to ensure adequate parking is provided amongst the different uses. In addition, a
parking analysis detailing parking information (i.e. stall and drive aisle dimensions) would
be required at the time of a formal land use application.
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. No parking is provided between the hotel building and the street.
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. Bicycle
parking 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. 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.
10.Access/Driveways: Driveway widths are limited by the driveway standards, in RMC 4-4-080I.
The conceptual site plan shows two (2) driveways on Logan Ave N and one (1) new driveway
on Park Ave N. The new proposed ingress and egress access from Park Ave N is proposed
between the proposed Phase 2 retail/restaurant building and the hotel building.
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
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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
internally from buildings to abutting properties. Compliance with pedestrian pathways and
connections would be further analyzed at the time of land use application.
11.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.
12.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.
13.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.
14.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 12 weeks. The 2022 application fees would be as follows: Site Plan Review
LivAway Hotel Development at Topgolf
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(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.
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. A Final Short Plat application, and its
associated fee, would be required following construction of the plat infrastructure.
In addition to the required land use permits, separate construction and building permits would
be required.
15.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.
16.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. Neighborhood
meetings are currently being held virtually via a 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.
17.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.
18.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:
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A Fire impact fee $1.29 per square foot of hotel space.
A transportation impact fee for a hotel is $4,287.51 per room.
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=CityofRen
ton.
Next Steps: When the formal application materials are complete, the applicant shall have the
application materials pre-screened prior to submitting the complete application package.
Please contact Clark 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.
1503003006000PROJECT SITEN 8TH STREETPARK AVE N
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INARY SECTION 08, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.10.20.202211235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comRXXX-XX-XXXX
XXX-XXXXXXXXXXX-XXXXXXXXXX-XXXXXXRENTON PARKCC-11PRE-APPLICATION SUBMITTALNAVIX10/20/22JET
10/18/2022
01DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION
The images provided throughout this package are a representation of the current design intent only. The
images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture,
contrast, font style and construction variations required by building codes or inspectors, material availability
or final design detailing. All images and artwork associated/provided should be reviewed by the client
with their print and/or production vendors and adjusted as needed during the proof and shop drawing
submittals. Those client-approved drawings take precedence and provide final direction for design, printing
and production.
RENTON, WA
LivAway Suites Street Entry Perspective
10/18/2022
02DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION
The images provided throughout this package are a representation of the current design intent only. The
images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture,
contrast, font style and construction variations required by building codes or inspectors, material availability
or final design detailing. All images and artwork associated/provided should be reviewed by the client
with their print and/or production vendors and adjusted as needed during the proof and shop drawing
submittals. Those client-approved drawings take precedence and provide final direction for design, printing
and production.
RENTON, WA
LivAway Suites
Front Elevation Left Elevation
Rear Elevation (Park Ave N)Right Elevation
Exterior Elevations
Wood Look
Siding
EIFS
Charcoal
Brick
Dark Gray
Asphalt Shingles
Gray/Dark Gray
Window &
PTAC
Dark Bronze
Wood Look
Soffit
8”x8”
Column
Denotes Area for
PV Panels
EIFS
White
Louvered
Canopy
14’–0”
14’–0”
Glazing Percentages:
- First Floor Public Spaces: 95% Glazing between 2’ - 8’ above finish floor
- First Floor Total Facade: 34% Glazing between 2’ - 8’ above finish floor
Glazing Percentages:
- First Floor Public Spaces: 65% Glazing between 2’ - 8’ above finish floor
- First Floor Total Facade: 37% Glazing between 2’ - 8’ above finish floor
Canopy Percentages:
- 5’ Louvered Canopy or Entry Canopy proposed for 76% of facade
Wood Look
Soffit
Planters, benches, &
bike racks at entry
Spandrel glazing
at MECH/BOH
10/18/2022
03DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION
The images provided throughout this package are a representation of the current design intent only. The
images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture,
contrast, font style and construction variations required by building codes or inspectors, material availability
or final design detailing. All images and artwork associated/provided should be reviewed by the client
with their print and/or production vendors and adjusted as needed during the proof and shop drawing
submittals. Those client-approved drawings take precedence and provide final direction for design, printing
and production.
RENTON, WA
LivAway Suites Materials Board
Shingles- Black Wood Look Fiber
Cement Siding
Brick - Dark Gray
EIFS - Dark Gray EIFS - White
10/18/2022
04DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION
The images provided throughout this package are a representation of the current design intent only. The
images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture,
contrast, font style and construction variations required by building codes or inspectors, material availability
or final design detailing. All images and artwork associated/provided should be reviewed by the client
with their print and/or production vendors and adjusted as needed during the proof and shop drawing
submittals. Those client-approved drawings take precedence and provide final direction for design, printing
and production.
RENTON, WA
LivAway Suites Floor Plans REF.UP
UP
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14119
H
F
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C
12
B
86 18 19 20
A
KING SUITE
101
KING SUITE
103
DOUBLE QUEENSUITE
105
DOUBLE QUEENSUITE
107
KING SUITE
109
KING SUITE
111LOBBY
137STAFF LAUNDRY
143ACC. DOUBLEQUEEN SUITE
119
KING SUITE
123
KING SUITE
125
DOUBLE QUEENSUITE
127
DOUBLE QUEENSUITE
129
KING SUITE
131KING SUITE
133
KING SUITE
134
KING SUITE
132
DOUBLE QUEENSUITE
130
DOUBLE QUEENSUITE
128
KING SUITE
126
KING SUITE
124
DOUBLE QUEENSUITE
122
DOUBLE QUEENSUITE
120
GUEST LAUNDRY
154 FITNESS CENTER
147
VENDING
145
BREAKROOM
138
OFFICE
141
CORRIDOR
100.1
KING SUITE
110
DOUBLE QUEENSUITE
108 DOUBLE QUEENSUITE
106
KING SUITE
104
KING SUITE
102
REGISTRATION
140
VESTIBULE
136
CORRIDOR
100.3
CORRIDOR
100.2
STORAGE
153
HALL
146 MECHANICAL
112
RESTROOM
149
AHU
144
AHU
148
D
G
OH
9' - 3"14' - 2 3/4"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 6"14' - 6"16' - 6"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 2 3/4"9' - 3"
260' - 5 1/2"5' - 6"5' - 8"18' - 9 1/2"5' - 4"18' - 9 1/2"5' - 8"5' - 6"65' - 3"ACC. KING SUITE
121
7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 2 3/4"2' - 0 1/8"12' - 5 7/8"7' - 5 5/8" 6' - 9 1/8" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0"
14' - 6"1' - 8 3/4"12' - 9 1/4"
2' - 6"
14' - 0"
3' - 0"
11' - 0"7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 2 3/4"7' - 2 3/4" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0"7' - 0" 7' - 0"
9' - 3"56' - 5 1/2"27' - 6 1/2"73' - 11 1/2"27' - 6 1/2"28' - 5 1/2"28' - 0"9' - 3"EQ EQEQ EQ
STAIRS
150
STAIRS
151
DISCHARGE
142
DRYER139
ELEVATOR152
AHU
155
TYP
OFSOFSOFSOFSOFSOFS6"OFS6"1 2 3 4 5 7 10 13 15 16 17
J
14119
H
F
E
C
12
B
86 18 19 20
A
CORRIDOR
200
KING SUITE
201
KING SUITE
203
DOUBLE QUEENSUITE
205
KING SUITE
209KING SUITE
211KING SUITE
215
KING SUITE
217ACC. DOUBLEQUEEN SUITE
219
DOUBLE QUEENSUITE
221
KING SUITE
223
KING SUITE
225
DOUBLE QUEENSUITE
227
DOUBLE QUEENSUITE
229
KING SUITE
231KING SUITE
233
KING SUITE
234
KING SUITE
232
DOUBLE QUEENSUITE
230
DOUBLE QUEENSUITE
228
KING SUITE
226
KING SUITE
224
DOUBLE QUEENSUITE
222
DOUBLE QUEENSUITE
220 KING SUITE
218
DOUBLE QUEENSUITE
216 KING SUITE
212
KING SUITE
210
DOUBLE QUEENSUITE
208
DOUBLE QUEENSUITE
206 KING SUITE
204
KING SUITE
202
STORAGE
245
HALL
246
STORAGE
253
DOUBLE QUEENSUITE
207ACC. KING SUITE
213
DN UP
UP DN
D
G
9' - 3"14' - 2 3/4"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 6"14' - 6"16' - 6"14' - 0"14' - 0"14' - 0"14' - 0"14' - 0"14' - 2 3/4"9' - 3"
260' - 5 1/2"5' - 6"5' - 8"18' - 9 1/2"5' - 4"18' - 9 1/2"5' - 8"5' - 6"65' - 3"7' - 5 5/8" 6' - 9 1/8" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 3" 7' - 3" 7' - 3" 7' - 3" 8' - 3"8' - 3" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0"7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 2 3/4"
7' - 2 3/4" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0"7' - 0" 7' - 0" 7' - 3" 7' - 3" 7' - 3" 7' - 3" 8' - 3"8' - 3" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 2 3/4"EQEQEQEQ1/4":12"1/2":12"1/4":12"TAPEREDINSULATION
STAIRS
250
STAIRS
251
ELEVATOR252
EQ EQ1/2":12"EQ EQ1/2":12"1/2":12"OFS6"1/8" = 1'-0"
FLOOR PLAN - FIRST FLOOR1
1/8" = 1'-0"
FLOOR PLAN - SECOND FLOOR2
10/18/2022
05DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION
The images provided throughout this package are a representation of the current design intent only. The
images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture,
contrast, font style and construction variations required by building codes or inspectors, material availability
or final design detailing. All images and artwork associated/provided should be reviewed by the client
with their print and/or production vendors and adjusted as needed during the proof and shop drawing
submittals. Those client-approved drawings take precedence and provide final direction for design, printing
and production.
RENTON, WA
LivAway Suites Building Section
111' -6 5/8"
FF SECOND FLOOR
100' -0"
FIRST FLOOR
121' -0 1/2"
FF THIRD FLOOR
130' -6 3/8"FF FOURTH FLOOR138' -6 3/4"ROOF BEARINGCORRIDOR400CORRIDOR300
CORRIDOR
200
CORRIDOR
100.1
LOBBY
A3105A3112A5101TYPA51013
REGISTRATION
OFFICEFITNESS CENTER
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITEDOUBLE QUEEN SUITE KING SUITEKING SUITE
KING SUITE
VESTIBULE
WOOD ROOF TRUSSREF STRUC.
REF STRUC. FOR FOUNDATIONS
HA5
HA3
HA3HA3SLOPE124
HA1
HA1HA1HA1HA1
HA1
HA2 HA2
HA5HA5
111' -6 5/8"
FF SECOND FLOOR
100' -0"
FIRST FLOOR
121' -0 1/2"
FF THIRD FLOOR
130' -6 3/8"
FF FOURTH FLOOR
138' -6 3/4"
ROOF BEARING
CORRIDOR
200
CORRIDOR
300
CORRIDOR
400
A3101
A3101OH
WOOD ROOF TRUSSREF STRUC.
REF STRUC. FOR FOUNDATIONS
CORRIDOR
100.3
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
124
HA1
HA1
HA1HA1
HA1
HA1
HA2 HA2
HA5HA5
A3013
111' -6 5/8"
FF SECOND FLOOR
100' -0"
FIRST FLOOR
121' -0 1/2"
FF THIRD FLOOR
130' -6 3/8"
FF FOURTH FLOOR
138' -6 3/4"
ROOF BEARING
KING SUITE
KING SUITE
KING SUITE
KING SUITE
CORRIDOR400
CORRIDOR300
CORRIDOR
200
CORRIDOR
100.2
KING SUITE
KING SUITE
KING SUITE
KING SUITE
WOOD ROOF TRUSSREF STRUC.
REF STRUC. FOR FOUNDATIONS
124
48' - 6 3/4"NOMINAL CLEAR10' - 0"111' -6 5/8"
FF SECOND FLOOR
100' -0"
FIRST FLOOR
121' -0 1/2"
FF THIRD FLOOR
130' -6 3/8"FF FOURTH FLOOR138' -6 3/4"ROOF BEARINGKING SUITE KING SUITEKING SUITE
KING SUITE
GUEST LAUNDRY STAFF LAUNDRY
KING SUITE
KING SUITECORRIDOR400CORRIDOR300
CORRIDOR200
CORRIDOR100.1RESTROOM DRYERDRYER
WOOD ROOF TRUSSREF STRUC.SLOPE
REF STRUC. FOR FOUNDATIONS
50' - 5 3/8"NOMINAL CLEAR10' - 0"NOT FO R CO NSTRUCTIO NSHEET NO.
This drawing was prepared for use on a specific site contemporaneously with its issue date and it is not suitable for use on a different project site or at a later time. Use of this drawing for reference or example on another project requires the services of properly licensed architects and engineers. Reproduction of this drawing for reuse on another project is not authorized and may be contrary to the law.
BRR Original printed on recycled paper
COPYRIGHT NOTICE
PROJECT NO.
SHEET TITLE
ISSUES & REVISIONS
CONSULTANT LOGO
DRAWN BY:
PROFESSIONAL SEAL
PROJECT MANAGER:
DOCUMENT DATE:
CHECKED BY:
PROJECT PHASE
PROJECT NAME
PROJECT ADDRESS
XX
XX
CONSULTANTINDIVIDUAL8131 METCALF AVENUE SUITE 300OVERLAND PARK, KS 66204www.brrarch.comTEL: 913-262-9095FAX: 913-262-90448131 METCALF AVENUE SUITE 300OVERLAND PARK, KS 66204www.brrarch.comTEL: 913-262-9095FAX: 913-262-9044ARCHITECT OF RECORD:10/12/2022 11:55:42 AMBUILDING SECTIONS
A300
XXXXXXXXX
XX/XX/XX
CONSTRUCTIONDOCUMENTS
LIVAWAYPROTOTYPE
City, State
3/16" = 1'-0"
BUILDING CROSS SECTION4
REF:/3/16" = 1'-0"1A101
BUILDING CROSS SECTION3
REF:/3/16" = 1'-0"1A101
BUILDING CROSS SECTION1
REF:/3/16" = 1'-0"1A101
BUILDING CROSS SECTION2
NO. DATE DESCRIPTION
111' -6 5/8"
FF SECOND FLOOR
100' -0"
FIRST FLOOR
121' -0 1/2"
FF THIRD FLOOR
130' -6 3/8"
FF FOURTH FLOOR
138' -6 3/4"
ROOF BEARING
CORRIDOR
400
CORRIDOR
300
CORRIDOR200
CORRIDOR100.1LOBBY
A3105
A3112
A5101TYP
A51013
REGISTRATION
OFFICEFITNESS CENTER
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITEKING SUITE
KING SUITE
KING SUITE
VESTIBULE
WOOD ROOF TRUSSREF STRUC.
REF STRUC. FOR FOUNDATIONS
HA5
HA3
HA3
HA3
SLOPE
124
HA1
HA1
HA1HA1
HA1
HA1
HA2HA2
HA5HA5
111' -6 5/8"
FF SECOND FLOOR
100' -0"
FIRST FLOOR
121' -0 1/2"
FF THIRD FLOOR
130' -6 3/8"
FF FOURTH FLOOR
138' -6 3/4"
ROOF BEARING
CORRIDOR200
CORRIDOR300
CORRIDOR400
A3101
A3101OH
WOOD ROOF TRUSSREF STRUC.
REF STRUC. FOR FOUNDATIONS
CORRIDOR100.3DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITEDOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
124
HA1
HA1
HA1HA1
HA1
HA1
HA2HA2
HA5HA5
A3013
111' -6 5/8"
FF SECOND FLOOR
100' -0"
FIRST FLOOR
121' -0 1/2"
FF THIRD FLOOR
130' -6 3/8"
FF FOURTH FLOOR
138' -6 3/4"
ROOF BEARING
KING SUITE
KING SUITE
KING SUITE
KING SUITE
CORRIDOR
400
CORRIDOR
300
CORRIDOR200
CORRIDOR100.2
KING SUITE
KING SUITE
KING SUITE
KING SUITE
WOOD ROOF TRUSSREF STRUC.
REF STRUC. FOR FOUNDATIONS
124
48' - 6 3/4"NOMINAL CLEAR10' - 0"111' -6 5/8"
FF SECOND FLOOR
100' -0"
FIRST FLOOR
121' -0 1/2"
FF THIRD FLOOR
130' -6 3/8"
FF FOURTH FLOOR
138' -6 3/4"
ROOF BEARING
KING SUITE KING SUITE
KING SUITE
KING SUITE
GUEST LAUNDRY STAFF LAUNDRY
KING SUITE
KING SUITE
CORRIDOR
400
CORRIDOR
300
CORRIDOR
200
CORRIDOR100.1RESTROOM DRYERDRYER
WOOD ROOF TRUSSREF STRUC.SLOPE
REF STRUC. FOR FOUNDATIONS
50' - 5 3/8"NOMINAL CLEAR10' - 0"NOT FOR CONSTRUCTIONSHEET NO.
This drawing was prepared for use on a specific site contemporaneously with its issue date and it is not suitable for use on a different project site or at a later time. Use of this drawing for reference or example on another project requires the services of properly licensed architects and engineers. Reproduction of this drawing for reuse on another project is not authorized and may be contrary to the law.
BRR Original printed on recycled paper
COPYRIGHT NOTICE
PROJECT NO.
SHEET TITLE
ISSUES & REVISIONS
CONSULTANT LOGO
DRAWN BY:
PROFESSIONAL SEAL
PROJECT MANAGER:
DOCUMENT DATE:
CHECKED BY:
PROJECT PHASE
PROJECT NAME
PROJECT ADDRESS
XX
XX
CONSULTANT
INDIVIDUAL8131 METCALF AVENUE SUITE 300OVERLAND PARK, KS 66204
www.brrarch.com
TEL: 913-262-9095FAX: 913-262-9044
8131 METCALF AVENUE SUITE 300OVERLAND PARK, KS 66204
www.brrarch.com
TEL: 913-262-9095FAX: 913-262-9044
ARCHITECT OF RECORD:10/12/2022 11:55:42 AMBUILDING SECTIONS
A300
XXXXXXXXX
XX/XX/XX
CONSTRUCTIONDOCUMENTS
LIVAWAYPROTOTYPE
City, State
3/16" = 1'-0"
BUILDING CROSS SECTION4
REF:/3/16" = 1'-0"1A101
BUILDING CROSS SECTION3
REF:/3/16" = 1'-0"1A101
BUILDING CROSS SECTION1
REF:/3/16" = 1'-0"1A101
BUILDING CROSS SECTION2
NO. DATE DESCRIPTION
111' -6 5/8"
FF SECOND FLOOR
100' -0"
FIRST FLOOR
121' -0 1/2"
FF THIRD FLOOR
130' -6 3/8"
FF FOURTH FLOOR
138' -6 3/4"
ROOF BEARING
CORRIDOR400
CORRIDOR300
CORRIDOR200
CORRIDOR
100.1LOBBY
A3105
A3112
A5101TYP
A51013
REGISTRATION
OFFICEFITNESS CENTER
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITEKING SUITE
KING SUITE
KING SUITE
VESTIBULE
WOOD ROOF TRUSSREF STRUC.
REF STRUC. FOR FOUNDATIONS
HA5
HA3
HA3
HA3
SLOPE
124
HA1
HA1
HA1HA1
HA1
HA1
HA2HA2
HA5HA5
111' -6 5/8"
FF SECOND FLOOR
100' -0"
FIRST FLOOR
121' -0 1/2"
FF THIRD FLOOR
130' -6 3/8"
FF FOURTH FLOOR
138' -6 3/4"
ROOF BEARING
CORRIDOR200
CORRIDOR300
CORRIDOR
400
A3101
A3101OH
WOOD ROOF TRUSSREF STRUC.
REF STRUC. FOR FOUNDATIONS
CORRIDOR100.3DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITEDOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
DOUBLE QUEEN SUITE
124
HA1
HA1
HA1HA1
HA1
HA1
HA2HA2
HA5HA5
A3013
111' -6 5/8"
FF SECOND FLOOR
100' -0"
FIRST FLOOR
121' -0 1/2"
FF THIRD FLOOR
130' -6 3/8"
FF FOURTH FLOOR
138' -6 3/4"
ROOF BEARING
KING SUITE
KING SUITE
KING SUITE
KING SUITE
CORRIDOR
400
CORRIDOR300
CORRIDOR200
CORRIDOR100.2
KING SUITE
KING SUITE
KING SUITE
KING SUITE
WOOD ROOF TRUSSREF STRUC.
REF STRUC. FOR FOUNDATIONS
124
48' - 6 3/4"
111' -6 5/8"
FF SECOND FLOOR
100' -0"
FIRST FLOOR
121' -0 1/2"
FF THIRD FLOOR
130' -6 3/8"
FF FOURTH FLOOR
138' -6 3/4"
ROOF BEARING
KING SUITE KING SUITE
KING SUITE
KING SUITE
GUEST LAUNDRY STAFF LAUNDRY
KING SUITE
KING SUITE
CORRIDOR400
CORRIDOR300
CORRIDOR
200
CORRIDOR
100.1RESTROOM DRYERDRYER
WOOD ROOF TRUSSREF STRUC.SLOPE
REF STRUC. FOR FOUNDATIONS
50' - 5 3/8"NOT FOR CONSTRUCTIONSHEET NO.
This drawing was prepared for use on a specific site contemporaneously with its issue date and it is not suitable for use on a different project site or at a later time. Use of this drawing for reference or example on another project requires the services of properly licensed architects and engineers. Reproduction of this drawing for reuse on another project is not authorized and may be contrary to the law.
BRR Original printed on recycled paper
COPYRIGHT NOTICE
PROJECT NO.
SHEET TITLE
ISSUES & REVISIONS
CONSULTANT LOGO
DRAWN BY:
PROFESSIONAL SEAL
PROJECT MANAGER:
DOCUMENT DATE:
CHECKED BY:
PROJECT PHASE
PROJECT NAME
PROJECT ADDRESS
XX
XX
CONSULTANT
INDIVIDUAL8131 METCALF AVENUE SUITE 300OVERLAND PARK, KS 66204
www.brrarch.com
TEL: 913-262-9095FAX: 913-262-9044
8131 METCALF AVENUE SUITE 300OVERLAND PARK, KS 66204
www.brrarch.com
TEL: 913-262-9095FAX: 913-262-9044
ARCHITECT OF RECORD:10/11/2022 5:01:34 PMBUILDING SECTIONS
A300
XXXXXXXXX
XX/XX/XX
CONSTRUCTIONDOCUMENTS
LIVAWAYPROTOTYPE
City, State
3/16" = 1'-0"
BUILDING CROSS SECTION4
REF:/3/16" = 1'-0"1A101
BUILDING CROSS SECTION3
REF:/3/16" = 1'-0"1A101
BUILDING CROSS SECTION1
REF:/3/16" = 1'-0"1A101
BUILDING CROSS SECTION2
NO. DATE DESCRIPTION
10/18/2022
06DESIGN REPRESENTATION ONLY – NOT FOR CONSTRUCTION
The images provided throughout this package are a representation of the current design intent only. The
images may not reflect variations in color, tone, hue, tine, shading, ambient light intensity, materials, texture,
contrast, font style and construction variations required by building codes or inspectors, material availability
or final design detailing. All images and artwork associated/provided should be reviewed by the client
with their print and/or production vendors and adjusted as needed during the proof and shop drawing
submittals. Those client-approved drawings take precedence and provide final direction for design, printing
and production.
RENTON, WA
LivAway Suites Trash Enclosure
8" CMU
FOUNDATION REF STRUC
VERIFY W/ LOCALREF STRUC.REQUIREMENTS7'-4"A5209
A52010
BRICK, DARK GRAY
A5208
A5208
10"14' - 0"1' - 2"1' - 2"14' - 0"1' - 2"
DUMPSTER
OH
10"CURB, REF CIVIL
BOLLARD, -REF 4 A520BOLLARD, -REF 4 A520
CANE BOLTS AT CENTER OF GATE, -REF 6 A520
12' - 9"
3
A520
3
A520
3
A520
(4) 6x6 WOOD POSTS; ABA66Z POST BASE, FASTEN PER STRUC
CANOPY ABOVE
2
A5203'-0"4'-0"3"6" DIAMETER STEEL PIPE BOLLARD FILL WITH CONC WITH ROUNDED TOP
PAVING OR CONCRETE SLAB
JOINT SEALANT
18" DIAMETER CONCRETE FOOTING
BASE MATERIALREF STRUC
SUBBASE/SUBGRADEREF STRUC
SLOPE 8"8"6"CMU WALL WITH BRICK -DARK GRAY TS 4 x 2 x 1/4, PAINT TO MATCH DOORS; PROVIDE 1/4" CONTINUOUS WELDED PLATES AT TOP AND BOTTOM; GRIND ALL WELDS SMOOTH
5/8" ø EXPANSION BOLT, TYP
1" ø STEEL PIPE 4" IN LENGTH WELD TO ANGLE @ DOOR
WASHER
1" STEEL PIPE 4" IN LENGTH WELDED TO 3" TS WELD 3/4"ø SOLID STEEL. INSERT 8" LONG ROD INTO 1"ø STEEL PIPE TO ACT AS HINGE FOR DOOR
1 1/2" x 18 GA TYPE 'B' GALV METAL DECKING, PAINT SW "BLACK"
2x2x1/4 ANGLE FRAME, PAINT SW "BLACK"
CENTER OF HINGE
MIN
5"2"MAX4"O.H. DETAIL AT TOP OF WALL
4 x 2 x 1/4" TS, PAINT TO MATCH DOORHINGE SYSTEM, REF
2" X 2" X 1/4" STEEL ANGLE FRAME & BRACES, PAINT SW "BLACK"
CMU WALL
1 1/2" X 18GA TYPE 'B' GALV METAL DECKING, ACID ETCH, PAINT SW "BLACK"
-REF 7 A520
ANCHOR BOLTS, REF STRUC
BRICK -DARK GRAY
CANE BOLT STOP TABS WELDED TO GATE
GALV CANE BOLTS, 1/2"ø WITH 4" THROW
1/2"ø STD PIPE GALV SLEEVE 4" LONG WELDED AT EACH DOOR BOTTOM CORNER
GALV STL PIPE SLEEVE
DRILL HOLES FOR CANE BOLTSLEEVES TO HOLD GATES AT105 TYP, ALL GATE LOCATIONSMAX4" CLEARFINISH GRADE
1'-0"6"10"2"10" 4"
SECTION
PLAN
1/2" PRE MOLDEDEXPANSION JOINTAND SEALANT
WALL LINE
CONCRETE CURB WHERE SHOWN ON PLAN
GATE
1/2" PREMOLDEDEXPANSION JOINTAND SEALANT
#4x8" DOWELS EMBED IN EPOXY ADHESIVE WITH 2" EMBEDMENT AT 24" OC
1'x8" CONCRETE CURB WHERE SHOWN ON PLAN
EXTERIOR FACE OF WALL2"REF STRUCTURAL FOR FOOTING CONDITIONAT GRADE4" MINCONCRETE SLAB, REF STRUC
CMU, PAINT SW "GRAY"
24 GA DRIP SCREED
WEATHER BARRIER
CURB, -REF 5 A520
BRICK - DARK GRAY
CAST STONE COPING
ANCHOR CAST STONE COPING TO CMU WITH #4 DOWEL. VERIFY WITH CAST STONE MANUFACTURER
WRAP WATERPROOFING UP AND UNDER CAST STONE COPING
DRIP EDGE, TYP
1' - 0"
EQ EQ
4"2 1/2"1 1/2"1 3/4"1 3/4"4"2"TOP OF ROOF
9'-0"
SLOPE 1/4:12
STANDING SEAM ROOFOVER STRUCTURE,
FOUNDATION
6X6 WOOD POST BEYOND
WOOD JOISTS
WOOD BEAM
N O T F O R C O NST R U C TIO N
SHEET NO.
This drawing was prepared for use on a specific site contemporaneously with its issue date and it is not suitable for use on a different project site or at a later time. Use of this drawing for reference or example on another project requires the services of properly licensed architects and engineers. Reproduction of this drawing for reuse on another project is not authorized and may be contrary to the law.
BRR Original printed on recycled paper
COPYRIGHT NOTICE
PROJECT NO.
SHEET TITLE
ISSUES & REVISIONS
CONSULTANT LOGO
DRAWN BY:
PROFESSIONAL SEAL
PROJECT MANAGER:
DOCUMENT DATE:
CHECKED BY:
PROJECT PHASE
PROJECT NAME
PROJECT ADDRESS
XX
XX
CONSULTANTINDIVIDUAL8131 METCALF AVENUE SUITE 300OVERLAND PARK, KS 66204www.brrarch.comTEL: 913-262-9095FAX: 913-262-90448131 METCALF AVENUE SUITE 300OVERLAND PARK, KS 66204www.brrarch.comTEL: 913-262-9095FAX: 913-262-9044ARCHITECT OF RECORD:10/17/2022 3:20:32 PMEXTERIOR PLANS &DETAILS
A520
XXXXXXXXX
XX/XX/XX
CONSTRUCTIONDOCUMENTS
LIVAWAYPROTOTYPE
City, State
REF:/1/2" = 1'-0"1A520
TRASH ENCLOSUREWALL SECTION3
REF:/3/8" = 1'-0"1A100
TRASH ENCLOSURE PLAN1
REF:/3/4" = 1'-0"
PIPE BOLLARD DETAIL4
NO. DATE DESCRIPTION
REF:/1 1/2" = 1'-0"
GATE AT CMU WALL7
REF:/1 1/2" = 1'-0"1A520
JAMB AT TRASH ENCLOSURE8
REF:/1 1/2" = 1'-0"
CANE BOLTS AT GATES6
REF:/3/4" = 1'-0"
ENCLOSUREPROTECTION CURB5
REF:/1 1/2" = 1'-0"3A520
EIFS AT GRADE10
REF:/3" = 1'-0"3A520
ENCLOSURE CAP9
REF:/3/8" = 1'-0"1A520
ENCLOSURE SECTION2