HomeMy WebLinkAboutEx25_Transportation_Concurrency_MemoDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 20, 2022
TO: Clark Close, Principal Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test
Kennydale Gateway
4350 Lake Washington Blvd N; LUA22-000011
The applicant is requesting master site plan, Hearing Examiner site plan, shoreline substantial
development permit, SEPA environmental review, and a street modification for a proposed mixed
use development located at the former Pan Abode site at 4350 Lake Washington Blvd N (APN
3224059049). The subject property is approximately 7.76 gross acres and is located within the
Commercial-Office-Residential (COR) zoning designation, Urban Design District C, and regulated
shoreline jurisdiction. The site is mostly impervious surfaces and was initially developed with five
(5) light industrial buildings along with several smaller structures. Three (3) of the indus trial
buildings have since been demolished. A stormwater pond exists in the southwestern corner of
the site to collect and treat stormwater runoff. The applicant is proposing to construct three (3)
four-story apartment buildings providing 385 residential u nits of studio, one, and two bedroom
configurations where each of the proposed buildings would wrap around at -grade courtyard(s).
The residential density of the proposal would result in approximately 50 dwelling units per net
acre. In addition, the redevelopment would include approximately 1,500 square feet of retail
space and a combination of 201 surface parking stalls and 185 ground level parking spaces within
the buildings. The proposal would be constructed in three (3) phases. Each phase would include
the construction of one of the three proposed buildings – Phase 1 would include the construction
of Building 2 (located in the southwest corner), Phase 2 would include the construction of
Building 1 (located in the northern portion), and Phase 3 would include the construction of
Building 3 (located in the southeastern corner). Primary access to the mixed use development
would be provided by a new roundabout constructed off Lake Washington Blvd N at N 43rd St.
The site generally slopes from north and east to the southwest. Grading would include 2,880
cubic yards of cut and 4,335 cubic yards of fill from an approved source. A permanent sidewalk
and slope easement would be provided over a fifteen-foot (15’) portion of the property’s
EXHIBIT 25
DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899
Transportation Concurrency Test – Kennydale Gateway
Page 2 of 3
September 20, 2022
frontage along the northwest side for future WSDOT improvements. A portion of the Residential
Development would occur within the 200-foot shoreline zone of May Creek. Six (6) significant
trees are proposed to be retained onsite. The City’s mapping system has identified the subject
property is within the Shoreline High-Intensity May Creek Reach B designation, Flood Hazard
Area, and Seismic Hazard Area. Studies submitted with the master application include
transportation impact analysis, arborist report, geotechnical report, preliminary technical
information report, critical areas report, stream study, wetland assessment, flood hazard data,
and habitat data report.
The proposed development would generate approximately 2,080 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 162 net new
trips (43 inbound and 119 outbound). During the weekday PM peak hour, the project would
generate approximately 170 net new trips (102 inbound and 68 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 are greater than 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 2,671 trips. Please note, 133 vehicle trips were added to trip
bank based on previous Kennydale Gateway Concurrency Memo prepared on May 23, 2022, that
reflected old project information. The trip balance provides sufficient capacity to accommodate
approximately 170 trips from this project. A resulting 2,501 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 frontage street improvements prior to occupancy. Any additional off-site
improvements identified through SEPA or land use approval will also be completed prior to
occupancy.
DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899
Transportation Concurrency Test – Kennydale Gateway
Page 3 of 3
September 20, 2022
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.
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: AB259DAD-E1F4-4927-9B6D-D48F19435899