HomeMy WebLinkAboutEX_08_C_Transportation_Concurrency_231102_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 2, 2023
TO: Jill Ding, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Director
SUBJECT: Traffic Concurrency Test
Mountain View Gardens, LUA23-000299
2103 Talbot Rd S (APN 7222000175)
The applicant is requesting Administrative Short Plat approval for the subdivision of an existing
60,618 sq. ft. (1.39 acre) parcel into six lots for the future construction of single-family residences.
An existing residence is proposed to remain on Lot 6, all other detached accessory structures
would be removed. The project site is located within the Residential-8 (R-8) zone. The proposed
lots would range in size from 5,400 sq. ft. to 8,775 sq. ft. Access to the proposed lots would be
provided via a new half street (Road A) off of Shattuck Ave S with a gated emergency access
connection to Talbot Rd S. Moderate coal mine hazards and a high landslide hazard area are
mapped on the project site.
The proposed development would generate approximately 48 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 3 net new
trips (1 inbound and 2 outbound). During the weekday PM peak hour, the project would generate
approximately 5 net new trips (3 inbound and 2 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
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
Transportation Concurrency Test – Mountain View Gardens
Page 2 of 3
November 2, 2023
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 1,997 trips. The trip balance provides sufficient capacity to
accommodate approximately 5 trips from this project. A resulting 1,992 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 final short plat recording unless a modification is
approved. Any additional off-site improvements identified through SEPA or land use approval will
also be completed prior to final short plat.
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.
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.
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
Transportation Concurrency Test – Mountain View Gardens
Page 3 of 3
November 2, 2023
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: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C