HomeMy WebLinkAboutEx_12_Transportation_ConcurrencyDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 26, 2023
TO: Alex Morganroth, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Director
SUBJECT: Traffic Concurrency Test
Harmony Ridge; LUA23-000143
15509 116th Ave SE (APN 2023059067)
The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, a lot line
adjustment, and a street modification for a phased subdivision project consisting of 22 total lots,
including 21 lots intended for new single-family homes and one lot reserved for the existing
church, school, and associated surface parking currently developed on the site. The subject parcel
is located at 15509 116th Ave SE (APN 2023059067) and is approximately 6.27 acres in size. The
site has a Comprehensive Plan Land Use of Designation of Residential Medium Density (MD) and
a zoning designation of Residential-8 (R-8) dwelling units per net acre (du/ac). The applicant is
proposing a phased subdivision. Phase 1 of the subdivision would separate the church, school
and associated parking from the rest of the site by creating a new 46,129 sq. ft. lot. The remaining
portion of the parent site would total approximately 226,988 sq. ft. in area and would be
subdivided into 21 new single-family lots as part of Phase 2. The individual single-family lots
would range in size from 5,001 to 5,866 sq. ft. The proposal also includes four (4) tracts including
three (3) tree retention tracts and one stormwater tract to be created during Phase 2 of the
subdivision. Access to the lots is proposed via two new public residential access streets (Road A
and Road B) off of 116th Ave SE, including a cul-de-sac. Only Road A would have direct access to
116th Ave SE. Twelve of the lots would utilize a new public alley off of Road A. Street fron tage
improvements are proposed along the entire length of the site fronting 116th Ave SE, including
in front of the future church parcel. The applicant has proposed the retention of 63 trees out of
the 404 trees located on the site. According to COR Maps, a moderate coal mine hazard and
sensitive slopes hazard are located on the site.
DocuSign Envelope ID: 88ED493A-1813-4C83-AC0E-63CD05982755
Transportation Concurrency Test – Harmony Ridge
Page 2 of 3
May 26, 2023
The proposed development would generate approximately 240 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 18 net new
trips (5 inbound and 13 outbound). During the weekday PM peak hour, the project would
generate approximately 23 net new trips (14 inbound and 9 outbound). The proposed project
passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees Yes
Site specific street improvements to be completed by project Yes
Traffic Concurrency Test Passes
Evaluation of Test Criteria
Implementation of citywide Transportation Plan: The City’s investment in completion of the
forecast traffic improvements is 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 1,862 trips. The trip balance provides sufficient capacity to
accommodate approximately 23 trips from this project. A resulting 1,839 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 final
plat approval.
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:
DocuSign Envelope ID: 88ED493A-1813-4C83-AC0E-63CD05982755
Transportation Concurrency Test – Harmony Ridge
Page 3 of 3
May 26, 2023
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt
development activity. The concurrency test shall determine consistency with the adopted Citywide
Level of Service Index and Concurrency Management System established in the Transportation
Element of the Renton Comprehensive Plan, according to rules and procedures established by the
Department. The Department shall issue an initial concurrency test result describing the outcome
of the concurrency test.
2. Written Finding Required: Prior to approval of any nonexempt development activity permit
application, a written finding of concurrency shall be made by the City as part of the
development permit approval. The finding of concurrency shall be made by the decision maker
with the authority to approve the accompanying development permits required for a
development activity. A written finding of concurrency shall apply only to the specific land uses,
densities, intensities, and development project described in the application and development
permit.
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails
the concurrency test, the project application shall be denied by the decision maker with the
authority to approve the accompanying development activity permit application.
The Concurrency Management System established in the Transportation Element on page XI -65
of the Comprehensive Plan states the following:
Based upon the test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation
Fee, and an application of site-specific mitigation, development will have met City of
Renton concurrency requirements.
DocuSign Envelope ID: 88ED493A-1813-4C83-AC0E-63CD05982755