HomeMy WebLinkAboutEx10_Transportation_ConcurrencyDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 12, 2024
TO: Alex Morganroth, Principal Planner
FROM: Nathan Janders, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Renton Market and Piazza
(APN 5696000055, 5696000065, 5696000120, and 5696000050);
LUA24-000364
The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review to
convert the existing Renton Pavilion and piazza to a public market. The subject property is located
at 233 Burnett Ave S and is comprised of four (4) whole parcels (APN 5696000055, 5696000065,
5696000120, and 5696000050) and a portion of a parcel (APN 0007200188). The approximately
57,600 sq. ft. (1.32 acres) site has public street frontage on Burnett Ave S, S 3rd St, and Logan
Ave S. The site is located within the CD zone in Urban Design District A and the City Center Sign
Regulation area. The city-owned site is developed with the Renton Pavilion Event Center and
adjacent Piazza Park. The pavilion building, a 14,770 sq. ft. masonry and wood frame structure
constructed in 1948, currently houses the Renton Farmers Market and is available for private
party rental. The proposal is to establish a permanent public market with three (3) long-term
spaces for food and beverage tenants, twelve (12) market stalls for rotating and medium-term
tenants, a kitchen classroom for community events and outreach, and an office for administrative
tasks. The project also contains various improvements to the façade and area surrounding the
building, and piazza including new pedestrian entrances, the creation of outdoor programmed
areas, landscaping and lighting upgrades, and minor infrastructure improvements. Access to the
building is proposed via entrances on the north, east, and south sides of the building. Parking is
available at the City-owned parking garage adjacent to the pavilion. According to COR Maps, the
Wellhead Protection Area Zone 1 and a high seismic hazard are present on the site.
The proposed development would generate an increase of approximately 628 net new average
weekday daily trips. During the weekday AM peak hour, the project would generate an increase
of approximately 35 net new trips (19 in, 16 out). During the weekday PM peak hour, the project
would generate an increase of approximately 105 net new trips (60 in, 45 out). The proposed
project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
Docusign Envelope ID: 771C088A-AD2F-443F-9D07-1EF19280E942
Transportation Concurrency Test – Renton Market and Piazza
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December 12, 2024
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 100% of the scheduled expenditure through 2024.
Within allowed growth levels: The citywide traffic concurrency trip capacity for concurrency with
the city adopted model for 2024 is 1,539 trips, which provides sufficient capacity to
accommodate approximately 105 additional trips from this project. A resulting 1,434 trips are
remaining.
Project subject to transportation mitigation or impact fees: The project will be subject to
transportation impact fees at time of building permits for the project.
Site specific street improvements to be completed by project: The project will be required to
complete frontage street improvements prior to issuance of a certificate of occupancy. Any
additional off-site improvements identified through land use approval will also be completed
prior to issuance of a 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
decision maker with the authority to approve the accompanying development permits
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Transportation Concurrency Test – Renton Market and Piazza
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December 12, 2024
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: 771C088A-AD2F-443F-9D07-1EF19280E942