HomeMy WebLinkAboutEx13_Transportation_Concurrency_MemoDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 30, 2025
TO: Mariah Kerrihard, Associate Planner
FROM: Nathan Janders, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – 3 Plus Empire
(APN 1253790010)
LUA25-000142
The applicant is requesting Environmental (SEPA) Review for the change of use of an existing
33,150 square foot tenant space, currently classified as vacant warehouse space, to an I-502 Tier
3 marijuana production and processing facility. All proposed improvements would be interior to
the tenant space, no exterior site improvements are proposed. The project site totals 188,882
square feet in area and is located within the Heavy Industrial (IH) zoning designation and the
Employment Area Valley (EAV) overlay. Existing driveway access curb cuts off of Lind Avenue SW
and SW 29th Street would be maintained. A seismic hazard area is mapped on the project site.
The proposed development would generate an increase of approximately 12 weekday daily trips.
During the weekday AM and PM peak hour, the project would generate no increase in trips due
to the proposed shift schedule. 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
Evaluation of Test Criteria
EXHIBIT 13
Docusign Envelope ID: AD508782-352F-4D87-AF59-AFC842A6F6BD
Transportation Concurrency Test – 3 Plus Empire:
Page 2 of 3
May 30, 2025
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 2,274 trips, which provides sufficient capacity to
accommodate approximately 0 additional PM peak hour trips from this project. A resulting 2,274
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:
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
Docusign Envelope ID: AD508782-352F-4D87-AF59-AFC842A6F6BD
Transportation Concurrency Test – 3 Plus Empire:
Page 3 of 3
May 30, 2025
Fee, and an application of site specific mitigation, development will have met City of
Renton concurrency requirements.
Docusign Envelope ID: AD508782-352F-4D87-AF59-AFC842A6F6BD