HomeMy WebLinkAboutEx 23_Transportation Concurrency Memo.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 17, 2025
TO: Alex Morganroth, Principal Planner
FROM: Nathan Janders, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Willowcrest Phase II
(APN 9432800130)
LUA25-000073
The applicant is requesting combined preliminary and final Planned Urban Development
approval, a master plan modification, and a binding site plan modification to construct nineteen
(19) affordable townhome units. The subject property is located at 1132 Ed monds Ave NE (APN
092305-9080). The property is located within the Sunset Terrace Redevelopment Master Site
Plan (LUA14-001475) and consists of a portion of a site identified as the Edmonds Site (referred
to as Site C). The site was allocated 25 multifamily units as part of a modification to the approved
master plan in 2019. The project site is 40,097 sq. ft. (0.92 acres) and is located within the Center
Village (CV) zoning classification. The applicant proposes to construct 19 townhome units in five
(5) buildings as part of Phase II of the Willowcrest project. Phase I was approved as a combined
preliminary and final Planned Unit Development and Binding Site Plan under LUA19 -000061.
Access to the site is proposed via a new 20-foot wide access drive that would connect Edmonds
Ave NE with the existing access drive on the Phase 1 portion of the Edmonds site. The City’s COR
mapping system indicates the presence of a High Landslide Hazard Area and regulated slopes on
the subject site three-unit building and (4) four-unit buildings. Unit mix will be comprised of two-
and three-bedroom units, ranging in size from 1015 sf - 1720 sf. The massing and aesthetics of
the buildings will be like the Phase I buildings in an effort to create a cohesive design across the
two sites. Site development includes an access drive, surface parking, pedestrian walkways,
outdoor common areas, and associated storm drainage, utility, and landscape improvements.
The proposed development would generate an increase of approximately 137 weekday daily
trips. During the weekday AM peak hour, the project would generate a n increase of 9 weekday
AM peak hour (2 in, 7 out). During the weekday PM peak hour, the project would generate an
increase of approximately 11 net new trips (6 in, 5 out). The proposed project passes the City of
Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
Transportation Concurrency Test – Willowcrest Phase II:
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April 17, 2025
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 1,402 trips, which provides sufficient capacity to
accommodate approximately 11 additional trips from this project. A resulting 1,391 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
Transportation Concurrency Test – Willowcrest Phase II:
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April 17, 2025
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.