HomeMy WebLinkAboutC_Incomplete_App_LUA19000290
December 19, 2019
Ben Childs
Jon Graves Architects and Planners
3110 Ruston Way, Suite E
Tacoma, WA 98402
Subject: Notice of Incomplete Application
Sunset Highlands Mixed Use, LUA19-000290
Dear Mr. Childs:
The Planning Division of the City of Renton has determined that the subject application is
incomplete according to submittal requirements and, the following items will need to be
submitted by March 12, 2020, in order to continue processing your application:
The application will require a Transportation Impact A nalysis (TIA). Trip Generation
values provided in the Heath and Associates report are based on lease assumptions and
values found in the 9th edition of the ITE Trip Generation Manual, not the 10th edition as
required. Based on the commercial/retail space classified as Shopping Center (which
includes restaurants) and the residential space classified as Multi-Family Mid-Rise, the
proposed project would produce and additional 23 vehicles per hour in either the AM
(6:00 – 9:00) or PM (3:00 – 6:00) peak periods. This value was calculated using the (ITE)
Trip Generation Manual, 10th Edition, (2017). Please provide analysis for the Anacortes
Ave NE/NE Sunset Blvd intersection and follow the enclosed guidelines for the TIA.
Please contact me at (425) 430-6593 or mherrera@rentonwa.gov if you have any
questions.
Sincerely,
Matt Herrera
Senior Planner
enc: Transportation Impact Analysis Guidelines
cc: ADF Properties, 15007 Woodinville-Redmonds Rd, Suite A, Woodinville, WA 98072 / Owner(s)
POLICY GUIDELINES FOR TRAFFIC IMPACT ANALYSIS
FOR NEW DEVELOPMENT
A traffic impact analysis is required when estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 ‐ 9:00) or PM (3:00
–6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume
of approximately 200 vehicles per day. Generally this includes residential plats of 20 lots or
more and commercial sites that generate 20 vehicles per hour.
The developer shall select a registered professional engineer with adequate experience in
transportation planning and traffic engineering. Upon request, the Public Works Department
will offer potential candidates.
The analysis shall incorporate the following elements in the suggested format:
Introduction:
The introduction should, in a narrative fashion with graphics where appropriate to enhance the text,
describe the proposed development (including proposed time frame), establish study area boundaries
(study area should include all roadways and intersections that would experience a 5% increase in peak
hour traffic volumes as a result of the proposed development), describe existing and proposed land uses
within the study area, and describe the existing transportation system to include transit routes, roadway
and intersection conditions and configuration as well as currently proposed improvements. Roadways
and intersections to be analyzed will be determined through coordination with the Public Works
Department and Community Development staff.
Site Generated Traffic Volumes:
The analysis should present a tabular summary of traffic generated from the proposed development
listing each type of proposed land use, the units involved, trip generation rates used (to include total
daily traffic, AM peak hour and PM peak hour) and resultant trip generation for the time periods listed.
The trip generation information provided in the traffic impact study must be based on the current
edition of the ITE Trip Generation book.
Site Generated Traffic Distribution:
The distribution of site‐generated traffic should be presented by direction as a percentage of the total
site generated traffic in a graphic format. The basis for the distribution should be appropriately defined.
Site Generated Traffic Assignment:
A graphic presentation should be provided illustrating the allocation of site‐generated traffic to
the existing street network. The presentation should include Average Daily Traffic (ADT) and
AM‐PM peak hour directional volumes as well as turning movements at all intersections,
driveways, and roadways within the study area.
Existing and Projected Horizon Year Traffic Volumes With and Without the Proposed Development:
The report should include graphics, which illustrate existing traffic volumes as well as
forecasted volumes for the horizon year of the proposed development. Forecasted volumes
Excel Charter school preapp – PRE18‐000387
Page 5 of 5
June 21, 2018
should include a projected growth rate and volumes anticipated by pending and approved
developments adjacent to the proposed development. If the development is multi‐phased,
forecasted volumes should be projected for the horizon year of each phase. The site‐generated
traffic should then be added to the horizon year background traffic to provide a composite of
horizon year traffic conditions.
Condition Analysis:
Based upon the horizon year traffic forecasts with the proposed development, a level of service (LOS)
analysis should be conducted at all intersections (including driveways serving the site). Based upon this
analysis, a determination should be made as to the ability of the existing and proposed facilities to
handle the proposed development. The level of service (LOS) analysis technique may include any of the
commonly accepted methods.
An analysis should be made of the proposed project in light of safety. Accident histories in close
proximity to the site should be evaluated to determine the impact of proposed driveways and turning
movements on existing problems.
Mitigating Measures:
Based upon the results of the previous analysis, if it is determined that specific roadway improvements
are necessary, the analysis should determine what improvements are needed.
If the developer can reduce vehicular traffic by means of promoting transit and ridesharing usage, these
methods are acceptable.
Any proposed traffic signals should be documented with an appropriate warrant analysis of conditions in
the horizon year with the development. Traffic signals should not be contemplated unless they meet
warrants as prescribed in the Federal Highways “Manual on Uniform Traffic Control Devices”. Proposed
traffic signals shall provide coordination programs to compliment the system.
Any modifications necessary to insure safe and efficient circulation around the proposed site should be
noted.
Conclusions:
This section should serve as an executive summary for the report. It should specifically define the
problems related directly to the proposed developments and the improvements necessary to
accommodate the development in a safe and efficient manner.
A draft report shall be presented to the Development Services Division so that a review might be made
of study dates, sources, methods, and findings. City Staff will then provide in writing all comments to the
developer. The developer will then make all necessary changes prior to submitting the final report.