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HomeMy WebLinkAboutEx20_Transportation Concurrency TestDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 8, 2025 TO: Ian Harris, Associate Planner FROM: Nathan Janders, Development Engineering Manager SUBJECT: Traffic Concurrency Test – In Spirit and In Truth Church (IPN 7841800065) LUA25-000380 The applicant is requesting an Environmental (SEPA) Review and Hearing Examiner Condition Use Permit to convert an existing office building into a religious institution. The project site is located at 211 Morris Ave S (APN 7841800065) and is composed of an existing one-story 4,666 sq. ft. office building on a lot approximately 12,284 sq. ft. (0.28 acres) in size. The property is situated within the Center Downtown (CD) zoning district and Commercial Mixed-Use (CMU) land use designation. Vehicular access to the site will continue to be gained from an existing curb cut on Morris Ave S. The proposal will not include structural changes or modification to the building exterior. No trees are proposed for removal. According to City of Renton (COR) Maps, the Critical Areas mapped on the project site include a high seismic hazard area and Wellhead Protection Area Zone 1. The applicant submitted a traffic memorandum with the application in association with the Environmental (SEPA) Review. The proposed development would generate a decrease of approximately 32 weekday daily trips. During the weekday AM peak hour, the project would generate a decrease of 6 weekday AM peak hour (5 in, 5 out). During the weekday PM peak hour, the project would generate a decrease of approximately 8 net new trips (2 in, 6 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 Transportation Concurrency Test – In Spirit and In Truth church Page 2 of 3 December 8, 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 2,126 trips, which provides sufficient capacity to accommodate a decrease of approximately 8 trips from this project. A resulting 2,134 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. Transportation Concurrency Test – In Spirit and In Truth church Page 3 of 3 December 8, 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.