HomeMy WebLinkAboutEX_12_C_Transportation_Concurrency_250311DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 11, 202
TO: Jill Ding, Senior Planner
FROM: Nathan Janders, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Chipotle Redevelopment
(APN 3223059065)
LUA25-000052
The applicant is requesting an Administrative Conditional Use Permit (CUP) and a Street
Standards Waiver for a new restaurant with a drive-through window. The project site totals
157,868 square feet (3.62 acres) in area and is zoned Commercial Arterial (CA) and is located
within Urban Design District D. The project site is currently developed with an existing 3,193
square foot building that was previously a Bank of America and 28 stall surface parking lot. The
applicant proposes to remodel the existing building for a restaurant use with an accessory drive-
through window. No expansions to the existing building footprint are proposed. The proposal
includes the removal of the existing sloped roof and the replacement with a new flat roof with
parapets. No change in access is proposed.
The proposed development would generate an increase of approximately 101 weekday daily
trips. During the weekday AM peak hour, the project would generate a decrease of 18 weekday
AM peak hour (11 in, 7 out). During the weekday PM peak hour, the project would generate a
decrease of approximately 4 net new trips (1 in, 3 out). 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
EXHIBIT 12
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
Transportation Concurrency Test – Chipotle Renton Development
Page 2 of 3
March 11, 2025
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 2025.
Within allowed growth levels: The citywide traffic concurrency trip capacity for concurrency with
the city adopted model for 2025 is 1,398 trips, which provides sufficient capacity to
accommodate approximately 4 less trips from this project. A resulting 1,402 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 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
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:
Docusign Envelope ID: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0
Transportation Concurrency Test – Chipotle Renton Development
Page 3 of 3
March 11, 2025
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: 6C7B5EC9-9F44-42FF-92F2-89C3C67F8FD0