HomeMy WebLinkAboutEX_12_C_Transportation_Concurrency_251007DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 7, 2025
TO: Jill Ding, Senior Planner
FROM: Nathan Janders, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – West African Community Center
(IPN 7839800145)
LUA24-000390
The applicant is requesting a Hearing Examiner Conditional Use Permit and Environmental (SEPA)
Review to operate a social service organization (West African Community Center) on the project
site. The project site is comprised of two (2) parcels totaling approximately 17,139 square feet in
area within the Center Downtown (CD) zone, Urban Design District A, and Commercial and
Mixed-Use (CMU) Comprehensive Plan land use designation. The West African Community
Center is proposing to occupy an existing 11,465 square foot two-story building that was
previously occupied by a window coverings company for retail operations, warehousing,
manufacturing, and office space. The proposal includes minor internal tenant improvements for
office uses, a retail sundries store, tutoring services, volunteer services, and community board
meetings. Access to the site is provided via an alley off S 4th St along the west boundary of the
project site to an existing surface parking lot located to the rear of the existing building. According
to COR Maps, a high seismic hazard area and wellhead protection areas (zones 1 and 2) are
mapped on the project site.
The proposed development would generate an increase of approximately 31 weekday daily trips.
During the weekday AM peak hour, the project would generate an decrease of 17 weekday AM
peak hour (-14 in, -3 out). During the weekday PM peak hour, the project would generate an
increase of approximately 6 net new trips (1 in, 5 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
EXHIBIT 12
Docusign Envelope ID: 6237944A-CC86-409F-9CDC-DCA300430BED
Transportation Concurrency Test – West African Community Center
Page 2 of 3
October 7, 2025
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 2,145 trips, which provides sufficient capacity to
accommodate approximately 6 additional trips from this project. A resulting 2,139 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 is exempt from street
frontage improvements. 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.
Docusign Envelope ID: 6237944A-CC86-409F-9CDC-DCA300430BED
Transportation Concurrency Test – West African Community Center
Page 3 of 3
October 7, 2025
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: 6237944A-CC86-409F-9CDC-DCA300430BED