HomeMy WebLinkAboutEx07_Transportation_Concurrency_MemoDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 26, 2023
TO:Angelea, Associate Planner
FROM:Brianne Bannwarth, Development Engineering Director
SUBJECT:Traffic Concurrency Test
ARB Flagship Store; LUA23-000069
720 Rainier Ave S (APN 1923059053)
The applicant is requesting an Administrative Conditional Use Permit, Administrative Site Plan
Review, Environmental (SEPA) Review, a street modification, and a parking modification for the
proposed tenant improvement and building additions located at 720 Rainier Ave S (APN
1923059053). The 37,702 square foot (SF) property is located within the Commercial Arterial
Zone (CA), Urban Design District D, and Commercial & Mixed Use (CMU) land use designation.
The scope of work includes a change of use and tenant improvement of an existing 10,068 SF
commercial building to an ARB Flagship Store, which involves retail sales of vehicle accessories.
The project improvements include a total building addition of 7,195 SF, which includes a new
main entry (213 SF), a new training room addition (650 SF), and a new 1-story addition for vehicle
service and accessory installation (6,332 SF). Access to the site is proposed to remain via one
relocated driveway curb cut off Rainier Ave S. Proposed site work includes restriping the existing
exterior parking lot (20 stalls) to accommodate 24 parking stalls, as well as installation of street
frontage and interior parking lot landscaping. The applicant is requesting a parking modification
in order to utilize a temporary parking lot plan (23 exterior parking stalls) in response to a 9-foot
temporary construction easement, utilized by Sound Transit, that will be taken along the south
property line of the subject property. In order to accommodate this temporary easement, the
applicant requests a parking modification to reduce the required 24-foot drive aisle to 18 feet (at
the narrowest point) and to allow for 50 percent of the parking stalls to be compact, rather the
code-required maximum of 30 percent. The proposal includes approximately 3,695 SF of public
right of way dedication along Rainier Ave S, as well as street frontage improvements. A street
modification is requested for the street frontage improvements to Rainier Ave S. The City’s
mapping system indicates that high seismic hazards and Wellhead Protection Area Zone 2 are
DocuSign Envelope ID: 57102B24-44A9-4D9C-85FC-BE85E3655BCA
EXHIBIT 7
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Transportation Concurrency Test – ARB Flagship Store
Page 2 of 3
May 26, 2023
mapped on the project site. The application includes a Geotechnical Engineering Report and a
Trip Generation Memorandum.
Compared to the existing use, the proposed development would generate approximately 55 net
new average weekday daily trips. During the weekday AM peak hour, the project would generate
approximately 17 net new trips (11 inbound and 6 outbound). During the weekday PM peak hour,
the project would generate a reduction of approximately 1 net new trip (-1 inbound and 0
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 1,839 trips. The trip balance provides sufficient capacity to
accommodate a reduction of approximately 1 trip from this project. A resulting 1,840 trips are
remaining.
Project subject to transportation mitigation or impact fees: In accordance with RMC 4-1-190.G.4,
if the time between when the proposed building permit is issued and the existing building was
left vacant is less than 3 years, then no transportation impact fees will be assessed. However, if
the duration is more than 3 years, then the project will be subject to transportation impact fees
at time of building permit issuances for the project without the credit of the existing use resulting
in impact fees for the proposed 37 new PM peak hour vehicle trips identified in the TENW’s
March 14, 2022, Trip Generation Memo submitted with the land use application.
DocuSign Envelope ID: 57102B24-44A9-4D9C-85FC-BE85E3655BCADocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
Transportation Concurrency Test – ARB Flagship Store
Page 3 of 3
May 26, 2023
Site specific street improvements to be completed by project: The project will be required to
complete frontage street improvements prior to occupancy as may be applicable on the
Development Engineering Division Civil Construction Advisory notes. Any additional off-site
improvements identified through SEPA or land use approval will also be completed prior to
temporary certificate of occupancy, as applicable.
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: 57102B24-44A9-4D9C-85FC-BE85E3655BCADocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B