HomeMy WebLinkAboutExh.36_Transportation_ConcurrencyDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 6, 2020
TO: Matt Herrera, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Cedar River Apartments
(1915 Maple Valley Hwy); LUA19-000161
The applicant is requesting master site plan, shoreline substantial development, and
environmental review for a proposed mixed use development located at 1915 Maple Valley
Highway. The subject property is approximately 12.5 acres, currently vacant, and located within
the Commercial-Office-Residential (COR) zoning designation, Urban Design District C, and
Shoreline Jurisdiction. The proposal would include a two-phased five story building with 481
attached dwelling units with approximately 4,900 square feet of ground floor retail. The
residential density of the proposal would result in approximately 39 dwelling units per net acre.
A third phase would include a two story 50,000 square foot office building. The completed project
would provide approximately 765 vehicle parking spaces with 56 of those spaces within a surface
parking area and the remainder provided as structured parking within the residential and office
buildings. Two vehicle access points are proposed with one driveway located on Cedar River Park
Drive and one driveway located along Maple Valley Highway. The applicant would construct
frontage improvements along Cedar River Park Drive and Maple Valley Highway. Studies
submitted with the master application include traffic impact analysis, arborist report,
geotechnical reports, drainage report, and critical areas report that includes stream study,
habitat report, biological assessment, and vegetation management plan.
The proposed development would generate approximately 3,464 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 236 net new
trips (97 inbound and 139 outbound). During the weekday PM peak hour, the project would
generate approximately 297 net new trips (152 inbound and 145 outbound). The proposed
project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
EXHIBIT 36
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
Transportation Concurrency Test – Cedar River Apartments
Page 2 of 3
November 6, 2020
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: The citywide traffic concurrency trip capacity for concurrency with
the city adopted model for 2020 is 1,661 trips, which provides sufficient capacity to
accommodate approximately 297 additional trips from this project. A resulting 1,364 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 any necessary 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:
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.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
Transportation Concurrency Test – Cedar River Apartments
Page 3 of 3
November 6, 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.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1