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HomeMy WebLinkAboutEx20_Transportation_Concurrency_MemoDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 27, 2023 TO: Clark Close, Principal Planner FROM: Brianne Bannwarth, Development Engineering Director SUBJECT: Traffic Concurrency Test LivAway Renton Hotel Development; LUA23-000066 7XX Park Ave N (APN 0886610010) The applicant is requesting Administrative Site Plan Review and Environmental (SEPA) Review approval to construct a four-story 126-guest room hotel and surface parking area near the intersection of Park Ave N and N 8th St (APN 0886610010). The proposed 59,711 square foot hotel is proposed along Park Ave N near the southeast corner of the 13.18-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 second phase included 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 northeast corner of property (LUA22-000291). The subject 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 a parking structure to the south. As part of the final phase, the hotel portion of the overall project site would total approximately 72,895 square feet (1.67 acres). The parcel is located within the Commercial Mixed Use (CMU) land use designation and the Urban Center- 2 (UC-2) zoning district. In addition, the property is in the Urban Design District ‘C’ overlay district, and therefore subject to additional design elements. A total of 104 parking stalls would be provided within the hotel portion of the site and additional surface parking would be available via a shared parking easement agreement with previous phases. Primary access to the hotel building is proposed from Park Ave N. Additional access is available from Logan Ave N through the constructed Topgolf development. The site is relatively flat and the soils consist of fill overlying alluvial deposits. 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. No wetlands or streams are located on the property. Groundwater was observed by the geotechnical engineer as shallow as four feet (4’) from the existing ground surface. Preliminary estimates of cut and fill Transportation Concurrency Test – LivAway Renton Hotel Development Page 2 of 3 March 27, 2023 include approximately 1,000 cubic yards to construct the proposed improvements. Enhanced water quality treatment for the recently constructed onsite parking lot area is provided by a Biopod Biofilter unit. Some onsite landscaping was included as part of the Topgolf development. No significant trees are proposed to be removed and 41 additional trees would be planted as part of the proposed final phase along with a variety of shrubs, grasses and groundcover. A short plat application is anticipated to be submitted at a future date. The applicant has submitted a Technical Information Report, Geotechnical Engineering Services, Traffic Impact Analysis, and Wetland Reconnaissance with the application. The proposed development would generate approximately 942 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 56 net new trips (31 inbound and 25 outbound). During the weekday PM peak hour, the project would generate approximately 65 net new trips (33 inbound and 32 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 2023. Within allowed growth levels: The citywide traffic concurrency trip capacity for concurrency with the city adopted model for 2023 is 1,923 trips. The trip balance provides sufficient capacity to accommodate approximately 65 trips from this project. A resulting 1,858 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. Transportation Concurrency Test – LivAway Renton Hotel Development Page 3 of 3 March 27, 2023 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.