HomeMy WebLinkAboutEX_17_C_Transportation_Concurrency_221031_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 31, 2022
TO: Jill Ding, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Director
SUBJECT: Traffic Concurrency Test
Sounders FC Center at Longacres
1901 Oakesdale Ave SW; LUA22-000357
The applicant is requesting a Hearing Examiner Conditional Use Permit, Hearing Examiner Site
Plan Review, Environmental (SEPA) Review, and a Street Modification for the use of a portion of
an existing office building for Sounders FC office space and indoo r training facilities and
associated activities, outdoor recreation facilities including 5 full-size soccer fields a Goal Keepers
Field and accessory structures, and reconfiguration of and existing surface parking lot. The overall
project site totals approximately 30 acres in area and is zoned Commercial Office (CO). Access to
the site would be maintained via existing curb cuts off of Oakesdale Ave SW. The project site is
currently developed with an existing 5-story office building totaling approximately 311,982 sq.
ft., and the Sounders propose to lease approximately 50,000 sq. ft. of floors 1 and 2. A new
accessory viewing deck proposed to overlook Field 1 from floor 2 would total be approximately
1,650 sq. ft. in area. Some existing surface parking would be removed for the placement of Fields
1 and 2 and additional parking would be removed to create a secure 1st team parking area in the
existing southern parking lot. The total remaining parking area would include approximately 766
surface parking stalls. A maintenance building (approximately 4,000 sq. ft.) and future field
restroom (approximately 800 sq. ft.) are proposed to be co-located between fields 2 and 4. A
Modification to the City's Street Standards was requested to maintain the existing frontage
improvements around the project site. The project site is mapped with high seismic hazard areas,
wetlands, and flood hazard areas.
The proposed development would generate approximately 147 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate a reduction of
approximately 9 net new trips (-2 inbound and -7 outbound). During the weekday PM peak hour,
the project would generate approximately 14 net new trips (56 inbound and -42 outbound). The
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Transportation Concurrency Test – Sounders FC Center at Longacres
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October 31, 2022
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 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 2,500 trips. The trip balance provides sufficient capacity to
accommodate approximately 14 trips from this project. A resulting 2,486 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.
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.
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October 31, 2022
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.
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