HomeMy WebLinkAboutEX_13_C_Transportation_Concurrency_250620_(2)DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 20, 2025
TO: Jill Ding, Senior Planner
FROM: Nathan Janders, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – 4th Dimension
(APN 2144800535)
LUA25-000193
The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review and
a Reasonable Use Variance for the construction of a four-story mixed use building located at 4502
NE 4th St (APN 1023059068). The subject parcel is 23,170 square feet in size and is located on
the rectangular parcel at the northeast corner NE 4th St and Bremerton Ave NE in the Commercial
Arterial (CA) zone and the Urban Design District ‘D’. The applicant is proposing to construct an
approximately 70-foot tall building that includes 49 structured parking spaces, approximately
6,108 square feet of ground floor commercial space, and 26 apartments units on levels two-five.
Levels 1-3 would include eight (8) two bedroom living units and level 5 would include 2 large
penthouse units. The existing single family structure would be demolished. Access to the site
would be at the rear of the property from Bremerton Ave NE. New public improvements include
half-street frontage improvements on Bremerton Ave NE and NE 4th St. The proposed new
building is proposed to form to the topography of the site.
The site contains a piped stream channel and sensitive slopes. The City of Renton (COR) Maps
database shows an off-site stream located 80 feet to the east of the project site and a wetland
also associated with the stream channel approximately 230 feet east of the site. The stream is
also mapped as originating from an off-site wetland complex located approximately 180 feet
further to the east. The off-site stream channel enters an approximately 24-inch diameter plastic
pipe that extends underneath the central portion of the project site. The applicant is requesting
a reasonable use variance to allow the piped stream to be redirected to a new surface channel
that would be constructed in the central portion of the site. The new building is proposed to be
constructed with an open space under the building to accommodate the new stream channel
and to provide additional storage during storm events. The new building would also provide
access under the structure for maintenance and cleanout, and pumping access per City
EXHIBIT 13
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828
Transportation Concurrency Test – Raabe Townhomes:
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May 30, 2025
specifications. In addition, a stormwater detention vault would be constructed below the lowest
parking level and discharge to the storm system that exists on the site. There are no significant
trees onsite after the deduction of required right-of-way dedication on Bremerton Ave NE.
The proposed development would generate an increase of approximately 368 weekday daily
trips. During the weekday AM peak hour, the project would generate an increase of 19 weekday
AM peak hour (8 in, 11 out). During the weekday PM peak hour, the project would generate an
increase of approximately 40 net new trips (21 in, 19 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
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 2,270 trips, which provides sufficient capacity to
accommodate approximately 40 additional trips from this project. A resulting 2,230 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:
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828
Transportation Concurrency Test – Raabe Townhomes:
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May 30, 2025
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
Fee, and an application of site specific mitigation, development will have met City of
Renton concurrency requirements.
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828