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HomeMy WebLinkAboutEX_09_C_Transportation_Concurrency_230327_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 27, 2023 TO: Jill Ding, Senior Planner FROM: Brianne Bannwarth, Development Engineering Director SUBJECT: Traffic Concurrency Test Compton Lumber; LUA23-000049 2940 East Valley Rd (APN's 3023059096, 3023059099, 3023059098, 3023059091) The applicant is requesting a new Administrative Site Plan Review, Environmental (SEPA) Review, and Street Modification for the construction of a 50,000 square foot lumber and hardware sales building with outdoor lumber sales and 98 surface parking spaces. A previous Site Plan approval, Environmental (SEPA) Review, and Street Modification were reviewed and approved on the project site under LUA19-000050 but have since expired. The project proposal would be constructed across 4 parcels totaling 254,733 square feet (5.85 acres) located within the Commercial Arterial (CA) zoning designation and Urban Design District D. Access to the site would be provided via two existing and two new curb cuts off of East Valley Road. A Category III wetland with a standard 75-foot buffer has been identified and delineated along the east and south property boundaries. The applicant is requesting a 25-foot buffer reduction with enhancement, which would reduce the buffer to 56.25 feet. A seismic hazard area is also mapped on the project site. Two existing buildings are proposed to remain, all other buildings would be removed. Of the existing 6 curb cuts along the project frontage, two are proposed to remain and two would be reconfigured, resulting in a total of 4 curb cuts. The requested street standards modification would reduce the required sidewalk width to six (6) feet. The proposed development would generate approximately 853 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 80 net new trips (49 inbound and 31 outbound). During the weekday PM peak hour, the project would generate approximately 113 net new trips (52 inbound and 61 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Transportation Concurrency Test – Compton Lumber Page 2 of 3 March 27, 2023 Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes Evaluation of Test Criteria Implementation of citywide Transportation Plan: The City’s investment in completion of the forecast traffic improvements is greater than 100% of the scheduled expenditure through 2023. Within allowed growth levels: The citywide traffic concurrency trip capacity for concurrency with the city adopted model for 2023 is 1,988 trips. The 48 anticipated trips from the previously approved BMC Renton (LUA17-000445) were added back to the city’s trip balance resulting in a capacity of 2,036 trips. The trip balance provides sufficient capacity to accommodate approximately 113 trips from this project. A resulting 1,923 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit issuances for the project. Site specific street improvements to be completed by project: The project will be required to complete frontage street improvements prior to occupancy. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. Transportation Concurrency Test – Compton Lumber Page 3 of 3 March 27, 2023 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page XI-65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site-specific mitigation, development will have met City of Renton concurrency requirements.