HomeMy WebLinkAboutEx18_Transportation_Concurrency_MemoDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 16, 2021
TO: Clark Close, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Jefferson Highlands Unit Lot Subdivision
(1518 Jefferson Ave NE); LUA21-000391
The applicant is requesting Preliminary Plat, Unit Lot Subdivision, Site Plan Review, Conditional
Use Permit, street modification, and concurrence from the Environmental Review Committee
(ERC) with the Sunset Area Planned Action EIS for 18 townhomes. The subject site consists of
three (3) separate adjacent tax parcels in the Highlands Community Planning Area at 1518
Jefferson Ave NE (APN 7227801555), 1524/1526 Jefferson Ave NE (APN 7227801560), and
1513/1515 Kirkland Ave NE (APN 7227801485). The parcels have a combined area of 43,332
square feet (0.99 acres). The project site contains two (2) duplexes, a single family home, a
detached garage, a carport, and a couple of 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 subdivide into 18 unit
lots and four (4) tracts. The townhouses are organized in three (3) six-unit blocks; six (6) units are
proposed along Kirkland Ave NE and twelve (12) units are proposed along Jefferson Ave NE. The
units along Jefferson Ave NE would include detached garages and the units along Kirkland Ave
NE would include attached garages located beneath the second floor living space. The applicant
is requesting a conditional use permit to increase maximum wall plat height up to 32 feet to allow
for three-story high buildings with rooftop terraces. The proposed project would result in a net
density of 18.2 du/ac. Two (2) of the 18 unit lots would be affordable under density bonus review.
The applicant would dedicate approximately 339 square feet of right-of-way on Jefferson Ave NE
and approximately 2,433 square feet for a new 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 11.5-foot travel lane, 0.5-foot
vertical curb, 12-foot bioretention planter strip, 5-foot-wide sidewalk, with 1-foot clear width
from the back of sidewalk to the edge of the right-of-way. The units are proposed to be between
approximately 1,900 and 2,600 square feet with an average lot size of approximately 1,550
Exhibit 18
DocuSign Envelope ID: E4190986-0960-4AF4-9156-D3C7AC5C2491
Transportation Concurrency Test – Jefferson Highlands Unit Lot Subdivision
Page 2 of 4
December 16, 2021
square feet. Access to the units is proposed via a 16-foot-wide temporary alley along the south
end of parcel located on Kirkland Ave NE (8 feet of the temporary access is located off-site to the
south) and a new 16-foot-wide alley located between the proposed new townhomes. The
topography of the site is mostly flat with a slight slope west to east. According to City of Renton
(COR) Maps, the site contains regulated slopes near the southern portion of the project site. All
22 significant onsite trees are proposed to be removed. The applicant has submitted a
Geotechnical Engineering Report, Preliminary Technical Information Report, Arborist Report, and
Traffic Generation Summary with the application.
The proposed development would generate approximately 50 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 2 net new
trips (1 inbound and 1 outbound). During the weekday PM peak hour, the project would generate
approximately 3 net new trips (2 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 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 3 additional trips from this project. A resulting 908 trips are remaining.
Project subject to transportation mitigation or impact fees: The project will be subject to
transportation impact fees at time of building permits for the project.
Site specific street improvements to be completed by project: The project will be required to
complete frontage street improvements prior to final plat recording. Any additional off-site
improvements identified through SEPA or land use approval will also be completed prior to final
plat recording.
DocuSign Envelope ID: E4190986-0960-4AF4-9156-D3C7AC5C2491
Transportation Concurrency Test – Jefferson Highlands Unit Lot Subdivision
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December 16, 2021
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 conc urrency test.
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.
DocuSign Envelope ID: E4190986-0960-4AF4-9156-D3C7AC5C2491
Transportation Concurrency Test – Jefferson Highlands Unit Lot Subdivision
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December 16, 2021
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: E4190986-0960-4AF4-9156-D3C7AC5C2491