HomeMy WebLinkAboutEx16_Transportation_Concurrency_MemoDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 31, 2022
TO: Clark Close, Principal Planner
FROM: Brianne Bannwarth, Development Engineering Director
SUBJECT: Traffic Concurrency Test
Renton Retail Park
7XX Park Ave N (APN 0886610010); LUA22-000291
The applicant is requesting Administrative Site Plan Review and Environmental (SEPA) Review
approval for the construction of an approximately 7,000 square foot multi-tenant retail building
at the southwest corner of Park Ave N and N 8th St (APN 0886610010). The building would consist
of a mix of retail and restaurant uses on approximately 0.97 acres (42,350 square feet) of the
approximate 13.68-acre parcel. The project site received Master Plan approval for a phased
development on August 19, 2019 and a minor modification approval on September 14, 2021
(LUA19-000094). The first phase included development of a premier golf entertainment complex
with up to 508 surface parking stalls. The project site has a land use of Commercial Mixed Use
(CMU) and a zoning designation of Urban Center-2 (UC-2). The property is bound by Logan Ave
N to the west, N 8th St to the north, Park Ave N to the east, and office buildings with parking
structure to the south. The property is also located within Urban Design District ‘C’, and therefore
subject to additional design elements.
Primary access to the site is proposed from Park Ave N. Additional access is available from Logan
Ave N through the constructed Topgolf development. The site is relatively flat with up to three
(3) feet of grade difference throughout. According to City of Renton (COR) Maps, the site contains
high seismic hazards and a portion of the site is located within the Downtown Wellhead
Protection Area Zone 2. The soils consist of fill overlying alluvial deposits. Groundwater was
observed by the geotechnical engineer as shallow as four feet (4’) from the existing ground
surface. Preliminary estimates of cut and fill include approximately 450 cubic yards to construct
the proposed retail improvements. No wetlands or stre ams are located on the property.
Enhanced water quality treatment for the recently constructed onsite parking lot area is provided
by a Biopod Biofilter unit. In addition, onsite landscaping was included as part of the Topgolf
development. No significant trees are proposed to be removed and eight (8) additional trees
EXHIBIT 16
DocuSign Envelope ID: 9D2BB334-50A7-4DEB-B080-28705A1188AE
Transportation Concurrency Test – Renton Retail Park
Page 2 of 3
October 31, 2022
would be planted as part of proposed phase two along with a variety of shrubs, grasses and
groundcover. A short plat application and a potential new hotel building are anticipated to be
submitted at a future date. The applicant has submitted a Technical Information Report,
Geotechnical Engineering Services, Landscape Analysis, Parking Analysis, Traffic Impact Analysis,
and Wetland Reconnaissance with the application.
The proposed development would generate approximately 1,554 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 120 net new
trips (66 inbound and 54 outbound). During the weekday PM peak hour, the project would
generate approximately 113 net new trips (61 inbound and 52 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 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 2,486 trips. The trip balance provides sufficient capacity to
accommodate approximately 113 trips from this project. A resulting 2,373 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 issuances 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: 9D2BB334-50A7-4DEB-B080-28705A1188AE
Transportation Concurrency Test – Renton Retail Park
Page 3 of 3
October 31, 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: 9D2BB334-50A7-4DEB-B080-28705A1188AE