HomeMy WebLinkAboutEx_16_Transportation_Concurrency
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 15, 2023
TO: Alex Morganroth, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Director
SUBJECT: Traffic Concurrency Test
New Life Church Office Building, LUA23-000330
15711 152nd Ave SE (APN 2323059021)
The applicant is requesting approval of a Hearing Examiner Conditional Use Permit Hearing
Examiner Site Plan Review, height Variance, street Modification, and Environmental (SEPA)
Review in order to construct a new office building on the site. The subject site is approximately
55.1 acres (2,401,898 sf) and is located at 15711 152nd Ave SE (Parcel no. 2323059021). The
project site is currently developed with a 54,320 square foot religious institution (New Life
Church), a 36,000 square foot church auditorium, and a 38,680 square foot private school serving
children from K-8th grade. The site is also developed with a parking lot with approximately 796
parking stalls, a storm water system, outdoor play areas, and a multi-purpose playfield. The
applicant proposes to construct a new 6,400 sq. ft. two-story building on the northern-most
portion of the existing surface parking lot. According to the applicant, construction of the building
would eliminate approximately 40 surface parking stalls and require rerouting of some storm
detention pipes. A secondary fire exit is proposed via an exterior stairway off of the south side of
the building. Site access is proposed to remain via two existing curb cuts off of 152nd Avenue SE.
Wetlands, a Type F stream (Maddison Creek), sensitive and protected slopes, a high erosion
hazard, a Special Flood Hazard area, and a high seismic hazard areas are mapp ed on the site.
Eight (8) trees are proposed for removal. Partial frontage improvement are proposed . The
applicant submitted a Critical Areas Study, Traffic Impact Analysis, Geotechnical Report, an
Arborist Report, and an Environmental Checklist to evaluate the proposal.
The proposed development would generate approximately 70 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 10 net new
trips (9 inbound and 1 outbound). During the weekday PM peak hour, the project would generate
approximately 9 net new trips (2 inbound and 7 outbound). The proposed project passes the City
of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
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Transportation Concurrency Test – New Life Church Office Building
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December 15, 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 1,986 trips. The trip balance provides sufficient capacity to
accommodate approximately 9 trips from this project. A resulting 1,977 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 temporary certificate of occupancy unless a
modification is approved. Any additional off-site improvements identified through SEPA or land
use approval will also be completed prior to temporary certificate of 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.
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
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December 15, 2023
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.
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