HomeMy WebLinkAboutEx16_Transportation_Concurrency_MemoDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 27, 2022
TO: Clark Close, Principal Planner
FROM: Brianne Bannwarth, Development Engineering Director
SUBJECT: Traffic Concurrency Test - Blue Origin DaVinci Building
1415 Maple Ave SW (APN 3340403805); LUA22-000197
The applicant, Blue Origin, LLC, is requesting Administrative Site Plan Review, Environmental
(SEPA) Review and a street modification for building tenant improvement and a fuel cell testing
facility at 1415 Maple Ave SW (APN 3340403805). The 81,893 square foot (SF) property is zoned
Medium Industrial (IM) and has a comprehensive land use designation of Employment Area (EA).
The project includes two scopes of work. The first scope of work includes a change of use and
interior tenant improvement of an existing 37,218 SF industrial facility (35,014 SF on the main
floor and 2,074 SF mezzanine office) to a research and development facility. Project
improvements include a 7,726 SF mezzanine addition, elevator, laboratory spaces, mockup
assembly, and continued office uses. The second scope of work includes adding a 280 SF enclosed
area with a new concrete slab for a free-standing modified shipping container (37’ x 8’) for use
as a fuel cell test lab. The fuel cell testing lab would be located near the northwest corner of the
property and would include a 20-foot-high premanufactured structural tower to support venting
of hydrogen. Access to the secured site would be retained from Maple Ave SW via two existing
driveways and motorized gates. The applicant is proposing to retain 24 of the 25 existing surface
parking stalls and an off-site parking agreement is available with Landmark Office Partners at
1601 East Valley Rd allows for parking for 510 additional vehicles. In lieu of frontage
improvements, Blue Origin is proposing to extend the existing sidewalk on Maple Ave SW to SW
16th St and extend a new crossing with pedestrian crossing warning lights. Most Blue Origin
employees accessing the site would do so by foot from the leased offices at the Landmark
property. The City’s mapping system has identified the subject property is within a high seismic
hazard area and regulated slopes can be found along the northern property line. The application
includes a Geotechnical Engineering Services Report, Trip Generation Memorandum, and a
parking agreement.
EXHIBIT 16
DocuSign Envelope ID: 0C50F956-C05E-4AB3-B622-213397BAE02B
Transportation Concurrency Test – Blue Origin DaVinci Building
Page 2 of 3
June 27, 2022
The proposed development would generate a reduction of approximately 30 net new average
weekday daily trips. During the weekday AM peak hour, the project would generate a reduction
of approximately 13 net new trips (-9 inbound and -4 outbound). During the weekday PM peak
hour, the project would generate a reduction of approximately 17 net new trips (-7 inbound
and -10 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 N/A
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 2022.
Within allowed growth levels: The citywide traffic concurrency trip capacity for concurrency with
the city adopted model for 2022 is 2,658 trips, which provides sufficient capacity to
accommodate a reduction of approximately 17 trips from this project. A resulting 2,675 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 is a tenant
improvement that does not trigger frontage improvements under RMC 4 -6-060 Complete
Streets. Any off-site improvements identified through land use approval will be completed prior
to building 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:
DocuSign Envelope ID: 0C50F956-C05E-4AB3-B622-213397BAE02B
Transportation Concurrency Test – Blue Origin DaVinci Building
Page 3 of 3
June 27, 2022
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.
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: 0C50F956-C05E-4AB3-B622-213397BAE02B