HomeMy WebLinkAboutEX20_ConcurrencyMemoDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 16, 2021
TO: Andrew Van Gordon, Associate Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Chick-Fil-A Parking Lot Expansion
(375 Rainier Ave S); LUA21-000440
Major modification to an approved site plan. The applicant is requesting Administrative Site Plan
Review and Environmental Threshold Determination (SEPA) to modify the approval of LUA18 -
000619 - Chik-Fil-A to modify the parking area and drive-thru stacking lanes. The number of stalls
would increase from 42 onsite and five (5) offsite parking stalls, located at 361 Rainier Ave S, to
58 onsite stalls with the five (5) offsite stalls located at 361 Rainier Ave S; the stacking lanes would
be expanded to accommodate 29 vehicles, up from 15. Associated site improvements include
modification of stormwater infrastructure, additional landscaping and pedestrian improvements.
The existing vacant building (former Firestone building) would be demolished while the existin g
Chik-Fil-A building would remain as-is. The subject property is comprised of two (2) lots totaling
1.28 acres (55,977 square feet) and is located in the Commercial Mixed Use Comprehensive Plan
land use designation and the Commercial Arterial (CA) zoning classification with the Urban Design
District D overlay design. Vehicle access would be provided via a relocated driveway on Rainier
Ave S with a new internal parking lot connection to the O’Reilley Autoparts to the north; the
existing access easement into the abutting Renton Center Shopping Center will remain as-is. All
existing vegetation is proposed to be retained with vegetation in conflict with newly proposed
development areas are proposed to be transplanted. The City’s mapping system indicates the
site is within a High Seismic Hazard Area and Downtown Wellhead Protection Area.
The proposed development would generate no net new average weekday daily trips, weekday
AM peak hour trips, or weekday PM peak hour trips. The proposed project passes the City of
Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
EXHIBIT 20DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
Transportation Concurrency Test – Chick-Fil-A Parking Lot Expansion
Page 2 of 3
December 16, 2021
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees Not Applicable
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 are greater than 100% of the scheduled expenditure through 2021.
Within allowed growth levels: The citywide traffic concurrency trip capacity for concurrency with
the city adopted model for 2021 is 911 trips, which provides sufficient capacity to accommodate
approximately 0 trips from this project. A resulting 911 trips are remaining.
Project subject to transportation mitigation or impact fees: The project currently is not proposing
any net new person vehicle trips; therefore, transportation mitigation or impact fees are not
required unless required through SEPA review and approval.
Site specific street improvements to be completed by project: The project will be required to
complete frontage street improvements prior to final inspection approval of the civil construction
permit. Any additional off-site improvements identified through SEPA or land use approval will
also be completed prior to final inspection approval of the civil construction permit.
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: F94832C8-5168-46AD-9392-B611DC851286
Transportation Concurrency Test – Chick-Fil-A Parking Lot Expansion
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December 16, 2021
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: F94832C8-5168-46AD-9392-B611DC851286