HomeMy WebLinkAboutEx_11_Transportation_ConcurrencyDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 5, 2023
TO: Alex Morganroth, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Director
SUBJECT: Traffic Concurrency Test
Logan Six; LUA22-000283
340 Logan Ave N (APN 1823059264)
The applicant is requesting SEPA Environmental Review and Hearing Examiner Site Plan Review
in order to construct a 170,335 sq. ft., six-story vertical mixed use building on the site located at
340 Logan Ave N (APN 1823059264). The proposed structure would have a maximum height of
91.3 feet. The 47,484 sq. ft. parcel is located in the Urban Center 2 (UC-2) zone and the Urban
Design District ‘C’ Overlay. The parcel is currently vacant and is comprised of mostly grass areas
with various areas of pavement and debris. The structure would include approximately 108 below
grade or partially below-grade grade parking stalls and 17 surface parking stalls, 6,317 sq. ft. of
commercial space, residential amenity spaces, and five (5) live work units at ground level, and
100 apartment units on floors 2 through 6 to be comprised of market rate and senior-only
accommodations. Main access to the site is proposed via two driveways including one off of N
4th St and one off of N 3rd St. Frontage improvements including sidewalks, curb and gutter, and
planter strips along N 4th St and N 3rd St will be completed as part of the project. Stormwater
from the site would be conveyed to the City's stormwater conveyance system in the public ROW.
No trees are proposed for removal as part of the project. According to COR Maps, a High Seismic
Hazard Area, Wellhead Protection Area Zone 1, and Wellhead Protection Area Zone 2 are located
on the site. The applicant submitted a geotechnical report, drainage report, traffic impact
analysis, and environmental checklist with the application.
The proposed development would generate approximately 705 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 47 net new
trips (15 inbound and 32 outbound). During the weekday PM peak hour, the project would
generate approximately 70 net new trips (39 inbound and 31 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 – Logan Six
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September 5, 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 2,102 trips. The trip balance provides sufficient capacity to
accommodate approximately 70 trips from this project. A resulting 2,032 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.
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Transportation Concurrency Test – Logan Six
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September 5, 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.
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