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HomeMy WebLinkAboutEx17_Transportation Concurrency Test dated May 13, 2020DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:May 13, 2020 TO:Angelea Weihs, Associate Planner FROM:Brianne Bannwarth, Development Engineering Manager SUBJECT:Traffic Concurrency Test – Emerald Highlands Unit Lot Subdivision; LUA20-000077 The applicant is requesting Preliminary Plat, Unit Lot Subdivision, Administrative Site Plan, Administrative Conditional Use, Environmental (SEPA) Review, and a street modification for 10 townhomes. The subject site consists of two (2) separate adjacent tax parcels in the Highlands Community Planning Area at 1509/1507 Kirkland Ave NE (APN 7227801490) and 1503/1501 Kirkland Ave NE (APN 7227801495). Both parcels have a combined area of 24,360 square feet (0.56 acres). Currently the site contains two (2) duplexes and two (2) small outbuildings. The project site is located in the Residential-14 (R-14) zoning district and the Residential High Density (HD) land use designation. The applicant is proposing to demolish the existing structures in order to construct two (2) new townhome buildings, each with five (5) units. The applicant is requesting a conditional use permit to increase maximum wall plat height up to 32 feet to allow for a third floor within the residences. The proposed project would result in a net density of 17.8 du/ac. The Unit Lot Subdivision is proposed to be subdivided into 10 lots and two (2) tracts, one for private access and one for open space and stormwater. All ten (10) of the lots would face Kirkland Ave NE. One of the 10 units would be affordable under density bonus review. The applicant would dedicate approximately 5,603 square feet in the public alley. No right-of-way dedication is required along Kirkland Ave NE. A street modification request for cross section changes to Kirkland Ave NE frontage improvements includes a request for an 11-foot travel lane, 0.5-foot vertical curb, 10-foot bioretention planter strip, 8-foot wide sidewalk, with 0.5-foot clear width from the back of sidewalk to the edge of the right-of-way. The proposed unit lots would range in size from 1,240 sf to 1,947 sf. Access to the units is proposed via a new public alley behind the units and a 16-foot wide temporary alley along the north end of site from Kirkland Ave NE (8 feet of the temporary access is located off-site to the north). Transportation Concurrency Test – Emerald Highlands Unit Lot Subdivision Page 2 of 4 May 13, 2020 The proposed development would generate approximately 17 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 1 net new trips (0 inbound and 1 outbound). During the weekday PM peak hour, the project would generate approximately 0 net new trips (-1 inbound and 1 outbound). 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 130% of the scheduled expenditure through 2020. 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 2019 is 1,703 trips, which provides sufficient capacity to accommodate approximately 0 additional trips from this project. A resulting 1,703 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 applicant has submitted a street modification that will be reviewed as part of the land use application. The project will be required to complete frontage street improvements prior to Certificate of Occupancy. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to 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: Transportation Concurrency Test – Emerald Highlands Unit Lot Subdivision Page 3 of 4 May 13, 2020 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. Transportation Concurrency Test – Emerald Highlands Unit Lot Subdivision Page 4 of 4 May 13, 2020 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.