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HomeMy WebLinkAboutEx_22_Transportation Concurrency Memo.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 11, 2025 TO: Alex Morganroth, Principal Planner FROM: Nathan Janders, Development Engineering Manager SUBJECT: Traffic Concurrency Test – Renton High School modernization and expansion (IPN 0007200060 primary) LUA25-000343 The applicant, the Renton School District, is requesting Preliminary and Final Planned Urban Development approval, a Conditional Use Permit, a lot combination, and a street vacation to reconstruct and expand the Renton High School campus at 400 S 2nd St (A PN 0007200060). The site is approximately 23.23 acres and is developed with the original 1931 school building, an annex classroom building, gymnasium, Ikea Center for the Performing Arts (IPAC) sports fields, and associated surface parking. The site also includes the former Renton High School vocational training building which currently serves as the Renton School District central warehouse. The applicant proposes to expand the site through the on-going acquisition of approximately 42 single-family and commercial properties on the block bounded by Logan Ave S, S Tobin St, Shattuck Ave S, and Airport Way, as well as two (2) properties off of Lake Ave S. The 42 properties total approximately ten (10) acres in area. Upon full acquisition of the additional properties, the site will have zoning designations of Commercial Arterial (CA), Center Downtown (CD), and Residential-8 (R-8). The site will also be located in Urban Design Districts A and D. The applicant proposes to preserve and renovate approximately 93,500 square feet of existing buildings (the original 1931 building and IPAC), demolish the remaining structures, and construct a new 310,000 square foot three-story classroom building and three small accessory buildings totaling 6,270 square feet. Upon completion, the campus will total approximately 409,770 square feet of building area, include 476 parking spaces, and a new bus load/unload zone along Logan Ave S. Vehicular access is proposed via two (2) driveways on S 2nd St, one driveway on Lake Ave S, and gated/event access at Logan Ave S and S Tobin St, with pedestrian circulation improved through frontage improvements and off-site intersection upgrades. The project also Transportation Concurrency Test – Renton High School modernization and expansion Page 2 of 3 December 11, 2025 includes athletic field lighting poles up to 77 feet in height. The site is mapped with a high seismic hazard and both Downtown Wellhead Protection Areas Zones 1 and 2. The site is also within the Renton Municipal Airport Overlay. A Tree Retention Plan ide ntifies 212 significant trees, of which 28 will be retained. The applicant has proposed the vacation of approximately 800 linear feet of S Tobin St between Shattuck Ave S and Logan Ave S. City of Renton (COR) Maps indicates the presence of a high seismic hazard and both Downtown Wellhead Protection Areas Zones 1 and 2. The applicant submitted a Geotechnical Report, Transportation Technical Report, Arborist Report, Technical Information Report, and Critical Areas Report with the application. The proposed development would generate a decrease of approximately 610 weekday daily trips. During the weekday AM peak hour, the project would generate an increase of 18 weekday AM peak hour (22 in, -4 out). During the weekday PM peak hour, the project would generate a decrease of approximately 69 net new trips (-39 in, -30 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 2,134 trips, which provides sufficient capacity to accommodate a decrease of approximately 69 trips from this project. A resulting 2,203 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 street frontage 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. Transportation Concurrency Test – Renton High School modernization and expansion Page 3 of 3 December 11, 2025 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 Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements.