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HomeMy WebLinkAboutExhibit 14_Concurrency Memo.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 11, 2018 TO: Alex Morganroth, Associate Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – Walker Subaru; LUA18-000305 The applicant is requesting Site Plan and Environmental (SEPA) Review to construct a 64,935 square foot auto dealership on a site previously occupied by auto junk yard. The subject property is located at 3400 East Valley Road (APN 3023059067) near the int ersection of East Valley Road and SW 34th St. The project site totals 5.65 acres in area and is zoned Commercial Arterial (CA). The site is located in the Automall Area C Overlay District. Two existing buildings are presently located on the site and are proposed for demolition as part of the project. The previous use located on the property resulted in a significant amount of contaminated due to the decomposition of the junk vehicles. The applicant would be required to obtain a Voluntary Clean- up Approval from the Department of Ecology (DOE) as part of the Model Toxics Control Act. The restoration plan submitted DOE would also be evaluated under the SEPA process. The proposed new structure would include a showroom/sales area, parts sale and storage area, se rvice and shop, and various other support areas. Access to the site is proposed via three new driveways off of East Valley Road. The site is mapped with a high seismic hazard. According to the applicant, a Category III wetlands is located within the SR 167 ROW directly east of the site. The proposed development would generate approximately 1808 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 1 net new trips (88 inbound and 33 outbound). During the weekday PM peak hour, the project would generate approximately 158 net new trips (63 inbound and 95 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Transportation Concurrency Test – Walker Subaru Page 2 of 3 July 27, 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 201 8 is 2,049 trips, which provides sufficient capacity to accommodate 158 additional trips from this project. A resulting 1,891 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 w ith 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. Transportation Concurrency Test – Walker Subaru Page 3 of 3 July 27, 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.