HomeMy WebLinkAboutC_Applicant_Letter_ERC_Memo_180608.pdf
June 8, 2018
James Howton
JKH Pacific
12018 SE 51st St
Bellevue, WA 98006
SUBJECT: ENVIRONMENTAL THRESHOLD (SEPA) DETERMINATION
PR17-000185 28 Hundred Unit Lot Subdivision, LUA17-000163
Dear Mr. Howton:
This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have
completed their review of the subject project and have determined that the project is consistent with the Sunset
Area Planned Action Ordinance and Environmental Impact Statement (EIS). Please refer to the enclosed ERC
Concurrence Memo for more details.
If you have any questions or desire clarification of the above, please call me at (425) 430-6598.
For the Environmental Review Committee,
Jill Ding
Senior Planner
Enclosure
cc: Yves Tang / Owner
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
28 Hundred Unit Lot Subdivision Planned Action Concurrence Memo
ENVIRONMENTAL REVIEW COMMITTEE MEMORANDUM
SUNSET AREA PLANNED ACTION CONCURRENCE
LAND USE FILE NUMBER: LUA17-000163, PP, CU-A, SA-A, MOD, ECF
APPLICANT: James Howton, JKH Pacific / 12018 SE 51st St, Bellevue, WA 98006
PROJECT NAME: 28 Hundred Unit Lot Subdivision
DESCRIPTION OF PROPOSAL: The applicant is requesting concurrence from the Environmental Review
Committee (ERC) for the proposed 28 Hundred Unit Lot Subdivision to be located at 2800 NE 12th Street (parcel nos.
722780-1690 and 722780-1695). The site is located within the boundaries of the Sunset Area Planned Action Study Area
and environmental review was conducted as part of the Sunset Area Planned Action Environmental Impact Statement
(EIS) (Exhibits 2 and 3). The proposed unit lot subdivision is consistent with Sunset Area Community EIS assumptions and
mitigation measures; therefore, a SEPA threshold determination is not required for the proposal.
The applicant is also requesting Preliminary Plat approval, Site Plan approval, a street Modification, and Conditional Use
Permit approval for the construction of 11 townhomes on individual unit lots within the Residential-14 zoning
designation. The townhomes would be constructed within two 4-unit buildings and one 3-unit building. One of the
townhomes would be reserved as an affordable dwelling unit. A fee waiver is being requested. The proposed lots would
range in area from 960 square feet to 1,155 square feet. In addition, two common area tracts are proposed (Tracts A and
C). The applicant is requesting a Conditional Use Permit for an increase in the maximum floor plate height from 24 feet
to 32 feet. Access to the proposed units is proposed via a 38-foot wide unit lot driveway within Tract B. A street
modification is requested to reduce the required right-of-way dedication and frontage improvement requirements along
NE 12th Street. The site is located within a Wellhead Protection Area, zone 2.
PROJECT MITIGATION: Mitigation measures identified in the EIS that are applicable to this proposal
include those related to transportation. Planned Action applicants shall pay a Transportation Impact Fee as determined
by the Renton Municipal Code at the time of payment, payable to the City as specified in the Renton Municipal Code
(RMC). Planned Action applicants shall provide a traffic analysis estimating trips generated by their proposed
development. Planned Action applicants shall demonstrate conformance with the Planned Action Ordinance (Ordinance
#5813) trip ranges and thresholds as well as demonstrate conformance with the City’s concurrency requirements in RMC
4-6-070. The applicant’s traffic analysis (Exhibit 8) identifies a total of 81 weekday daily trips, including 7 weekday AM
peak hour trips and 9 weekday PM peak hour trips, attributed to the proposal. The proposal passed the City’s
Concurrency test (Exhibit 9) and are within the Planned Action trip ranges.
CONCURRENCE: Upon determination by the City’s Environmental Review Committee that the
proposal meets the criteria outlined in the Planned Action Ordinance and qualifies as a planned action, the proposal
shall not require a SEPA threshold determination, preparation of an EIS, or be subject to further review pursuant to
SEPA.
LOCATION OF PROPOSAL: 2800 NE 12th Street – (parcel nos. 722780-1690 and 722780-1695)
LEAD AGENCY/RESPONSIBLE ENTITY: City of Renton Environmental Review Committee
DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
28 Hundred Unit Lot Subdivision Planned Action Concurrence Memo
The City’s Environmental Review Committee designates the proposal as a “planned action”, pursuant to RCW
43.21C.030, as it meets all of the following conditions:
The proposal is located within the Sunset Planned Action Area.
The proposed uses and activities are consistent with those described in the Planned Action EIS
and Planned Action Qualifications.
The proposal is within the Planned Action thresholds and other criteria of the Planned Action
Qualifications.
The proposal is consistent with the City of Renton Comprehensive Plan and applicable zoning
regulations.
The proposal’s significant adverse environmental impacts have been identified in the Planned
Action EIS.
The proposal’s impacts have been mitigated by application of the measures identified in
Attachment B of Ordinance #5813, and other applicable City regulations, together with any
modifications or variances or special permits that may be required.
The proposal complies with all applicable local, state and/or federal laws and regulations, and
the Environmental Review Committee determines that these constitute adequate mitigation.
The proposal is not an essential public facility as defined by RCW.36.70A.200(1).
SIGNATURES:
Gregg Zimmerman, Administrator
Public Works Department
Date Rick M. Marshall, Administrator
Renton Regional Fire Authority
Date
Kelly Beymer, Administrator
Community Services Department
Date C.E. Vincent, Administrator
Department of Community &
Economic Development
Date
Exhibits
Exhibit 1 ERC Memo
Exhibit 2 Sunset Area Community EIS
Exhibit 3 Sunset Area Planned Action Ordinance
Exhibit 4 Preliminary Plat Map
Exhibit 5 Site Plan
Exhibit 6 Architectural Elevations
Exhibit 7 Building Renderings
Exhibit 8 Trip Generation and Impact Fee Estimate memo, prepared by TENW, dated January 11, 2017
Exhibit 9 Transportation Concurrency Memo, prepared by Brianne Banwarth, dated May 17, 2018
DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
6/4/2018 | 3:34 PM PDT
6/4/2018 | 4:32 PM PDT
6/5/2018 | 11:58 AM PDT
6/4/2018 | 12:36 PM PDT
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
CONCURRENCE MEMORANDUM TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
28 Hundred Unit Lot Subdivision
Project Number:
LUA17-000163, PP, CU-A, SA-A, MOD, ECF
Date of Meeting
June 4, 2018
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
James Howton, JKH Pacific
12018 SE 51st St, Bellevue, WA 98006
Project Location
2800 NE 12th Street –
(parcel nos. 722780-1690
and 722780-1695)
The following exhibits are included with the ERC Report:
Exhibit 1: ERC Memo
Exhibit 2: Sunset Area Community EIS
Exhibit 3: Sunset Area Planned Action Ordinance
Exhibit 4: Preliminary Plat Map
Exhibit 5: Site Plan
Exhibit 6: Architectural Elevations
Exhibit 7: Building Renderings
Exhibit 8: Trip Generation and Impact Fee Estimate memo, prepared by TENW, dated January
11, 2017
Exhibit 9: Transportation Concurrency Memo, prepared by Brianne Banwarth, dated May 17,
2018
DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
SUNSET AREA COMMUNITY PLANNED ACTION
FINAL NEPA/SEPA ENVIRONMENTAL IMPACT STATEMENT • VOLUME 1 • APRIL 2011
Issued by:
City of Renton
NEPA Responsible Entity and
SEPA Lead Agency
Prepared in partnership with:
Renton Housing AuthorityRenton Housing Authority EXHIBIT 2
Entire Document
Available Upon
Request
DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5813
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
ORDINANCE NOS. 5610 AND 5740, ADDING FIVE PARCELS AND
REDISTRIBUTING, BUT NOT INCREASING, THE TOTAL NUMBER OF HOUSING
UNITS IN THE SUNSET TERRACE REDEVELOPMENT AREA, AND REVISING A
PLANNED ACTION DESIGNATED FOR THE SUNSET AREA PURSUANT TO THE
STATE ENVIRONMENTAL POLICY ACT(SEPA).
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS
FOLLOWS:
SECTION I. Findin s. The Council finds as follows:
A. The City is subject to the requirements of the Growth Management Act, RCW
36.70A ("GMA") and is located within an Urban Growth Area;
B. The City has adopted a Comprehensive Plan complying with the GMA, and has
amended the Comprehensive Plan to address transportation improvements and capital
facilities specific to the Sunset Area;
C. The City has adopted a Community Investment Strategy, development
regulations, and design guidelines specific to the Sunset Area, as designated in Attachment A,
which will guide growth and revitalization of the area, including the Sunset Terrace public
housing redevelopment area identified in Attachment C;
D. The City has prepared an Environmental Impact Statement (EIS) for the Sunset
Area, supplemented by addenda, that addresses the probable significant environmental
impacts associated with the location, type, and amount of development anticipated in the
Planned Action area;
1
Entire Document
Available Upon
Request
EXHIBIT 3
DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
EXHIBIT 4
RECEIVED
04/16/2018 jding
PLANNING DIVISION
DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
NORTHTypical Floor Areas:units 1 through 82000 s.f. heated living space 400 s.f. garage2400 s.f. total per unitunits 9 through 111800 s.f. heated living space 400 s.f. garage2200 s.f. total per unitTotal Floor Areas:(2400 x 8) + (2200 x 3)=25,800 s.f. totalSCALE:1Preliminary Site Plan1"=20'HARRINGTON AVE NENE 12TH STNE 13TH ST15'-0"45'-0"23'-6"23'-6"28'-6"28'-6"23'-6"23'-6"41'-5"UNIT 9UNIT 11UNIT 102-car gar typBUILDING 378'-0"56'-10"16'-9"56'-10"10'-0"4'-0"30'-0"16'-0"10'-0"28'-4"38'-3"16'-0"16'-0"21'-6"15'-0"15'-0"43'-7"28'-0"27'-0"14'-9"UNIT 2UNIT 3UNIT 4UNIT 1BUILDING 1BUILDING 2UNIT 6UNIT 7UNIT 8UNIT 5parcel 7227801695parcel 7227801690237.47125.50135.0025.0074.976'-6"DEDICATION1'-6"DEDICATION96'-0"96'-0"10'-0"
40'-2"48'-10"
34'-0"30'-0"34'-0"1ST FLR2ND FLR3RD FLRROOF DECK10'-0"11'-0"11'-0"6"3'-0"RAILING35'-6"SCALE:2Typical Section1/8" = 1'-0"SCALE:3Average Grade Diagram1"=50'NUM.REVISION DATESHEET NUMBERFOR SITE PLAN REVIEW ONLY - NOT FOR CONSTRUCTION
28HUNDRED Site SubmittalGreystoke LLC 11.30.17
2800 NE 12th St, Renton, WA 7711 16th Ave NWSeattle, WA 98117Ph: 206 427-3871umbachdw@hotmail.comUMBACHDanielArchitect BACHA1.0Preliminary Site PlanEXHIBIT 5RECEIVED04/16/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
SCALE:1Building 1 - West1/8"=1'-0"SCALE:2Building 1 - North1/8"=1'-0"SCALE:3Building 1 - East1/8"=1'-0"SCALE:4Building 1 - South1/8"=1'-0"1ST FLR2ND FLR3RD FLRROOF DECK10'-0"11'-0"11'-0"6"3'-0"RAILING35'-6"1ST FLR2ND FLR3RD FLRROOF DECK10'-0"11'-0"11'-0"6"3'-0"RAILING35'-6"AVERAGE GRADE PLANE 353.62354.25AVERAGE GRADE PLANE 353.62354.2535'-7 1/2" BLDG HGT.35'-7 1/2" BLDG HGT.FABRICATED METALRAIL TYPFIBER CEMENTPANEL SIDINGVINYL WINDOWS TYPICALFIBER CEMENTLAP SIDINGEXTERIOR STAIR TO ROOF DECKFIBER CEMENTPANEL SIDINGOVERHEADGARAGE DOORFIBER CEMENTLAP SIDINGGLASS ENTRYDOORNUM.REVISION DATESHEET NUMBERFOR SITE PLAN REVIEW ONLY - NOT FOR CONSTRUCTION
28HUNDRED Site SubmittalGreystoke LLC 11.30.17
2800 NE 12th St, Renton, WA 7711 16th Ave NWSeattle, WA 98117Ph: 206 427-3871umbachdw@hotmail.comUMBACHDanielArchitect BACHA2.0Building 1 - ElevationsEXHIBIT 6DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
SCALE:1Building 2 - West1/8"=1'-0"SCALE:2Building 2 - North1/8"=1'-0"SCALE:3Building 2 - East1/8"=1'-0"SCALE:4Building 2 - South1/8"=1'-0"1ST FLR2ND FLR3RD FLRROOF DECK10'-0"11'-0"11'-0"6"3'-0"RAILING35'-6"1ST FLR2ND FLR3RD FLRROOF DECK10'-0"11'-0"11'-0"6"3'-0"RAILING35'-6"AVERAGE GRADE PLANE 352.66353.25AVERAGE GRADE PLANE 352.66353.2535'-7 1/2" BLDG HGT.35'-7 1/2" BLDG HGT.FABRICATED METALRAIL TYPFIBER CEMENTPANEL SIDINGVINYL WINDOWS TYPICALFIBER CEMENTLAP SIDINGEXTERIOR STAIR TO ROOF DECKGLASS ENTRYDOORFIBER CEMENTPANEL SIDINGOVERHEADGARAGE DOORFIBER CEMENTLAP SIDINGNUM.REVISION DATESHEET NUMBERFOR SITE PLAN REVIEW ONLY - NOT FOR CONSTRUCTION
28HUNDRED Site SubmittalGreystoke LLC 11.30.17
2800 NE 12th St, Renton, WA 7711 16th Ave NWSeattle, WA 98117Ph: 206 427-3871umbachdw@hotmail.comUMBACHDanielArchitect BACHA2.1Building 2 - Elevations DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
SCALE:1Building 3 - West1/8"=1'-0"SCALE:2Building 3 - North1/8"=1'-0"SCALE:3Building 3 - East1/8"=1'-0"SCALE:4Building 3 - West1/8"=1'-0"1ST FLR2ND FLR3RD FLRROOF DECK10'-0"11'-0"11'-0"6"3'-0"RAILING35'-6"1ST FLR2ND FLR3RD FLRROOF DECK10'-0"11'-0"11'-0"6"3'-0"RAILING35'-6"AVERAGE GRADE PLANE 353.25353.75AVERAGE GRADE PLANE 353.25353.7535'-6" BLDG HGT.35'-6" BLDG HGT.FABRICATED METALRAIL TYPFIBER CEMENTPANEL SIDINGVINYL WINDOWS TYPICALFIBER CEMENTLAP SIDINGEXTERIOR STAIR TO ROOF DECKEXTERIOR STAIROVERHEADGARAGE DOORFIBER CEMENTLAP SIDINGFIBER CEMENTPANEL SIDINGGLASS ENTRYDOORNUM.REVISION DATESHEET NUMBERFOR SITE PLAN REVIEW ONLY - NOT FOR CONSTRUCTION
28HUNDRED Site SubmittalGreystoke LLC 11.30.17
2800 NE 12th St, Renton, WA 7711 16th Ave NWSeattle, WA 98117Ph: 206 427-3871umbachdw@hotmail.comUMBACHDanielArchitect BACHA2.2Building 3 - Elevations DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
SCALE:1Building 1 - West1/8"=1'-0"SCALE:2Building 1 - North1/8"=1'-0"SCALE:3Building 1 - East1/8"=1'-0"SCALE:4Building 1 - South1/8"=1'-0"1ST FLR2ND FLR3RD FLRROOF DECK10'-0"11'-0"11'-0"6"3'-0"RAILING35'-6"1ST FLR2ND FLR3RD FLRROOF DECK10'-0"11'-0"11'-0"6"3'-0"RAILING35'-6"AVERAGE GRADE PLANE 353.62354.25AVERAGE GRADE PLANE 353.62354.2535'-7 1/2" BLDG HGT.35'-7 1/2" BLDG HGT.FABRICATED METALRAIL TYPFIBER CEMENTPANEL SIDINGVINYL WINDOWS TYPICALFIBER CEMENTLAP SIDINGEXTERIOR STAIR TO ROOF DECKFIBER CEMENTPANEL SIDINGOVERHEADGARAGE DOORFIBER CEMENTLAP SIDINGGLASS ENTRYDOORNUM. REVISION DATESHEET NUMBERFOR SITE PLAN REVIEW ONLY - NOT FOR CONSTRUCTION
28HUNDRED Site SubmittalGreystoke LLC 04.04.18
2800 NE 12th St, Renton, WA 7711 16th Ave NWSeattle, WA 98117Ph: 206 427-3871umbachdw@hotmail.comUMBACHDanielArchitect BACHA2.0Building 1 - ElevationsRECEIVED04/16/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
SCALE:1Building 2 - West1/8"=1'-0"SCALE:2Building 2 - North1/8"=1'-0"SCALE:3Building 2 - East1/8"=1'-0"SCALE:4Building 2 - South1/8"=1'-0"1ST FLR2ND FLR3RD FLRROOF DECK10'-0"11'-0"11'-0"6"3'-0"RAILING35'-6"1ST FLR2ND FLR3RD FLRROOF DECK10'-0"11'-0"11'-0"6"3'-0"RAILING35'-6"AVERAGE GRADE PLANE 352.66353.25AVERAGE GRADE PLANE 352.66353.2535'-7 1/2" BLDG HGT.35'-7 1/2" BLDG HGT.FABRICATED METALRAIL TYPFIBER CEMENTPANEL SIDINGVINYL WINDOWS TYPICALFIBER CEMENTLAP SIDINGEXTERIOR STAIR TO ROOF DECKGLASS ENTRYDOORFIBER CEMENTPANEL SIDINGOVERHEADGARAGE DOORFIBER CEMENTLAP SIDINGNUM. REVISION DATESHEET NUMBERFOR SITE PLAN REVIEW ONLY - NOT FOR CONSTRUCTION
28HUNDRED Site SubmittalGreystoke LLC 04.04.18
2800 NE 12th St, Renton, WA 7711 16th Ave NWSeattle, WA 98117Ph: 206 427-3871umbachdw@hotmail.comUMBACHDanielArchitect BACHA2.1Building 2 - Elevations DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
SCALE:1Building 3 - West1/8"=1'-0"SCALE:2Building 3 - North1/8"=1'-0"SCALE:3Building 3 - East1/8"=1'-0"SCALE:4Building 3 - West1/8"=1'-0"1ST FLR2ND FLR3RD FLRROOF DECK10'-0"11'-0"11'-0"6"3'-0"RAILING35'-6"1ST FLR2ND FLR3RD FLRROOF DECK10'-0"11'-0"11'-0"6"3'-0"RAILING35'-6"AVERAGE GRADE PLANE 353.25353.75AVERAGE GRADE PLANE 353.25353.7535'-6" BLDG HGT.35'-6" BLDG HGT.FABRICATED METALRAIL TYPFIBER CEMENTPANEL SIDINGVINYL WINDOWS TYPICALFIBER CEMENTLAP SIDINGEXTERIOR STAIR TO ROOF DECKEXTERIOR STAIROVERHEADGARAGE DOORFIBER CEMENTLAP SIDINGFIBER CEMENTPANEL SIDINGGLASS ENTRYDOORNUM. REVISION DATESHEET NUMBERFOR SITE PLAN REVIEW ONLY - NOT FOR CONSTRUCTION
28HUNDRED Site SubmittalGreystoke LLC 04.04.18
2800 NE 12th St, Renton, WA 7711 16th Ave NWSeattle, WA 98117Ph: 206 427-3871umbachdw@hotmail.comUMBACHDanielArchitect BACHA2.2Building 3 - Elevations DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
SCALE:4 Floor Plans - Units 1 & 81"=10'SCALE:3 Floor Plans - Units 2-7 Typ1"=10'SCALE:2 Floor Plans - Units 9 & 111"=10'SCALE:1 Floor Plans - Units 101"=10'SCALE:5Typ Street Elevation1"=10'SCALE:6Typ Section1"=10'SCALE:7ViewsNTSView from NWDrive Aisle from SouthAerial from WestView from HighlandNUM. REVISION DATESHEET NUMBERPRELIMINARY - FOR SITE PLAN REVIEW ONLY
28HUNDRED Preliminary SubmittalGreystoke LLC 04.04.18
2800 NE 12th St, Renton, WA 7711 16th Ave NWSeattle, WA 98117Ph: 206 427-3871umbachdw@hotmail.comUMBACHDanielArchitect BACHA1.0Preliminary Building DesignEXHIBIT 7RECEIVED04/16/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
TENW
Transportation Engineering NorthWest
Transportation Planning | Design | Traffic Impact & Operations
11400 SE 8th Street, Suite 200, Bellevue, WA 98004 | Office (425) 889-6747
MEMORANDUM
DATE: January 11, 2017
TO: Jill Ding
City of Renton
FROM: Spenser Haynie / Jeff Schramm
TENW
SUBJECT: Trip Generation and Impact Fee Estimate for the proposed
28Hundred Residential Project
TENW Project No. 5382
This memorandum summarizes the trip generation and transportation impact fee estimate for the proposed
28Hundred Residential project located in Renton, Washington.
Project Description
The 28Hundred Residential site is located on the northeast corner of the Harrington Avenue NE / NE 12th
Street intersection as shown in the Attachment A vicinity map. The existing site includes a duplex that would
be removed with this project development.
The proposed 28Hundred Residential project would include 12 townhome units. Vehicular access to the site
is proposed via two driveways: one each on NE 12th Street and NE 13th Street. A preliminary site plan is
provided in Attachment B. The project is expected to be occupied in 2018.
Trip Generation
The trip generation estimates for the proposed 28Hundred Residential project were based on methodology
in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th edition, for Townhouse (LUC
230). The net new trip generation was calculated by subtracting the trips from the duplex to be removed
from the trips generated by the proposed 12 townhome units. The resulting net new weekday daily, AM and
PM peak hour trips are summarized in Table 1. A detailed trip generation estimate is included in Attachment
C.
Table 1
28Hundred Residential – Trip Generation Summary
Net New Trips Generated
Time Period In Out Total
Weekday Daily 40 41 81
Weekday AM Peak Hour 2 5 7
Weekday PM Peak Hour 6 3 9
EXHIBIT 8
RECEIVED
04/16/2018 jding
PLANNING DIVISION
DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
28Hundred Residential
Trip Generation and Impact Fee Estimate
TENW January 11, 2017
Page 2
Transportation Impact Fee Estimate
The City of Renton requires payment of transportation impact fees to mitigate traffic impacts of new
developments. The CityÊs transportation impact fees are based on the number of dwelling units. Per the Rate
Study for Impact Fees for Transportation, Parks, and Fire Protection (August 26, 2011), the transportation
impact fee is $5,592.71 per multi-family dwelling unit. The proposed 10 net new dwelling unit development
(12 proposed less 2 existing) will have an estimated transportation impact fee of $55,927.10.
If you have any questions regarding the information presented in this memo, please feel free to contact me
at (425) 250-0581 or schramm@tenw.com.
cc: Jeff Haynie, P.E. – Principal
Attachments: A. Vicinity Map
B. Preliminary Site Plan
C. Trip Generation Calculations
DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
28Hundred Residential
Trip Generation and Impact Fee Estimate
ATTACHMENT A
Vicinity Map
DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
28Hundred Residential
Trip Generation and Impact Fee Estimate
ATTACHMENT B
Preliminary Site Plan
DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
28Hundred Residential
Trip Generation and Impact Fee Estimate
ATTACHMENT C
Trip Generation Calculations
DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
DAILY
ITE
Land Use Area Units1 LUC2 In Out In Out Total
Proposed Use:
Townhomes 12 DU 230 eqn 50%50%51 51 102
Less Existing Use:
Duplex 2 DU 230 eqn 50%50%-11 -10 -21
NET NEW DAILY TRIP GENERATION =40 41 81
AM PEAK HOUR
ITE
Land Use Area Units1 LUC2 In Out In Out Total
Proposed Use:
Townhomes 12 DU 230 eqn 17%83%2 7 9
Less Existing Use:
Duplex 2 DU 230 eqn 17%83%0 -2 -2
NET NEW AM PEAK HOUR TRIP GENERATION =2 5 7
PM PEAK HOUR
ITE
Land Use Area Units1 LUC2 In Out In Out Total
Proposed Use:
Townhomes 12 DU 230 eqn 67%33%7 4 11
Less Existing Use:
Duplex 2 DU 230 eqn 67%33%-1 -1 -2
NET NEW PM PEAK HOUR TRIP GENERATION =6 3 9
Notes:
1. DU = Dwelling Units.
2. Institute of Transportation Engineers (ITE) Trip Generation manual 9th edition.
ITE
Trip Rate2
Directional Split Trips Generated
28Hundred Residential
Trip Generation
ITE
Trip Rate2
Directional Split Trips Generated
ITE
Trip Rate2
Directional Split Trips Generated
1/11/2017
DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 17, 2018
TO:Jill Ding, Senior Planner
FROM:Brianne Bannwarth, Development Engineering Manager
SUBJECT:Traffic Concurrency Test – 28 Hundred Unit Lot Subdivision;
LUA17-000163, PP, ECF, SA-A, CU-P
The applicant is requesting Preliminary Plat approval, Site Plan approval, Environmental (SEPA)
Review, a street modification, and Conditional Use Permit approval for the construction of 11
townhomes on individual unit lots within the Residential-14 zoning designation. The townhomes
would be constructed within two 4-unit buildings, and one 3-unit building. One of the
townhomes would be reserved as an affordable dwelling unit. The proposed lots would range in
area from 960 square feet to 1,155 square feet. In addition, two common area tracts are
proposed (Tracts A and C). The applicant is requesting a Conditional Use Permit for an increase
in the maximum floor plate height from 24 feet to 32 feet. Access to the proposed units is
proposed via a 38-foot wide unit lot driveway within Tract B. A street modification is requested
to reduced the required right-of-way dedication and frontage improvement requirements along
NE 12th Street. An existing duplex will be demolished in order to construct the project.
The proposed development would generate approximately 66 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 4 net new
trips (1 inbound and 3 outbound). During the weekday PM peak hour, the project would generate
approximately 5 net new trips (3 inbound and 2 outbound). The proposed project passes the City
of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
EXHIBIT 9
DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0
Transportation Concurrency Test – 28 Hundred Unit Lot Subdivision
Page 2 of 3
May 31, 2018
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 130% of the scheduled expenditure through 2017.
Within allowed growth levels: As shown on the attached citywide traffic concurrency summary,
the calculated citywide trip capacity for concurrency with the city adopted model for 2018 is
2,054 trips, which provides sufficient capacity to accommodate 5 additional trips from this
project. A resulting 2,049 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 all internal and frontage street improvements for the building prior to occupancy. Any
additional off-site improvements identified through SEPA or land use approval will also be
completed prior to final 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.
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Transportation Concurrency Test – 28 Hundred Unit Lot Subdivision
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May 31, 2018
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: 8DE21126-E6F7-42B8-8881-F421FA1E75F0