HomeMy WebLinkAboutEX5_C_Transportation_Concurrency_221205_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 5, 2022
TO: Andrew Van Gordan, Associate Planner
FROM: Brianne Bannwarth, Development Engineering Director
SUBJECT: Traffic Concurrency Test
Clove’s Restaurant
829 N 10th St Suite F and G (APN 0886600040); LUA22-000397
The applicant is requesting Environmental Review for a change of use/expansion for the benefit
of a new restaurant in existing commercial space at 829 N 10th, Suite F and Suite G totaling 5,692
square feet. The project is within the Urban Center 1 (UC -1) zone and Urban Design District C.
The restaurant would be located within The Landing. No external modifications are proposed.
The project site is within a High Seismic Hazard Area.
The proposed development use is equivalent to the existing use; therefore, no additional trips
will be generated. The proposed project passes the City of Renton Tr affic 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 Not Applicable
Site specific street improvements to be completed by project Not Applicable
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.
DocuSign Envelope ID: 121C74F2-BCCD-4412-8DC2-4DF595BFB368
Transportation Concurrency Test – Clove’s Restaurant
Page 2 of 2
December 5, 2022
Within allowed growth levels: The citywide traffic concurrency trip capacity for concurrency with
the city adopted model for 2022 is 2,369 trips. The trip balance provides sufficient capacity to
accommodate the existing trips from this project. A resulting 2,369 trips are remaining.
Project subject to transportation mitigation or impact fees: The tenant space was vacated less
than three years from the date of the land use application and the proposed use is equivalent to
the existing use, therefore no impact fees will be assessed.
Site specific street improvements to be completed by project: Provided that the project only
proposes interior improvements, the project is exempt from complete streets. If applicable, any
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.
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: 121C74F2-BCCD-4412-8DC2-4DF595BFB368