HomeMy WebLinkAboutEx23_Transportation_Concurrency_MemoDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 23, 2023
TO: Clark Close, Principal Planner
FROM: Brianne Bannwarth, Development Engineering Director
SUBJECT: Traffic Concurrency Test
800 Garden
800 Garden Ave N (APN 0823059217); LUA22-000415
The applicant is requesting Master Site Plan Review, Preliminary Planned Urban Development,
and SEPA Environmental Review for a proposed mixed-use development that would provide
approximately 1,179 multi-family residential units and approximately 48,761 square feet of
commercial space located on a 11.5-acre site at 800 Garden Ave N (APN 0823059217). The
subject property includes a vacant one-story retail building (former Fry’s Electronics store) and
surface parking lot that would be demolished to allow for the proposed development. The
proposal includes the construction of three (3) mixed use buildings over three phases. The phases
would include the following development: Phase 1: Building A – 8 stories (approx. 84 feet above
level 1 finished floor elevation (FFE), 696,496 square feet (SF) with 25,697 SF of ground level
commercial space, 419 dwelling units (du), and 635 parking stalls; Phase 2: Building B – 7 stories
(approx. 74 feet above level 1 FFE), 582,385 SF with 13,195 SF of ground level commercial space,
375 du, and 488 parking stalls; and Phase 3: Building C – 7 stories (approx. 73 feet above level 1
FFE), 591,702 SF with 9,869 SF of ground level commercial space, 385 du, and 490 parking stalls.
Net residential density on the subject property would result in approximately 110 dwelling units
per net acre. The development would include approximately 1,613 on-site parking spaces and
approximately 26 on-street parallel parking spaces. A new public street connection would be
constructed along Garden Ave N between Building A and Building B to provide vehicular access
to on-site structured parking garages. A fire access road would be provided to the north and east
of the development. Proposed drainage improvements are anticipated to mimic the existing
drainage patterns, reduce the total amount of impervious surface, and provide water quality
treatment for pollution-generating surfaces. The applicant proposes to remove the site’s 83 trees
(20 significant trees) and replace them with new trees, add a private access road and driveways,
construct street frontage improvements along Garden Ave N and N 8th St, and create open
spaces (plazas and paseos). The applicant has submitted a Technical Information Report,
EXHIBIT 23
DocuSign Envelope ID: 49E75962-CFB4-44D8-B351-42D14442C98C
Transportation Concurrency Test – 800 Garden
Page 2 of 3
January 23, 2023
Geotechnical Engineering Services Report, Traffic Impact Analysis, and a Phase I Environmental
Site Assessment Report.
The proposed development would generate approximately 3,487 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 561 net new
trips (143 inbound and 418 outbound). During the weekday PM peak hour, the project would
generate approximately 235 net new trips (161 inbound and 74 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 2,265 trips. The trip balance provides sufficient capacity to
accommodate approximately 235 trips from this project. A resulting 2,030 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.
Background Information on Traffic Concurrency Test for Renton
The City of Renton Traffic Concurrency requirements for proposed development p rojects 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:
DocuSign Envelope ID: 49E75962-CFB4-44D8-B351-42D14442C98C
Transportation Concurrency Test – 800 Garden
Page 3 of 3
January 23, 2023
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: 49E75962-CFB4-44D8-B351-42D14442C98C