HomeMy WebLinkAboutEX_13_C_Transportation_Concurrency_230905_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 5, 2023
TO: Jill Ding, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Director
SUBJECT: Traffic Concurrency Test
Grant Avenue Townhomes; LUA23-000283
340 Logan Ave N (APN 1823059264)
The applicant is requesting Preliminary Plat approval, Hearing Examiner Site Plan Review,
Environmental (SEPA) Review, a Parking Modification, a Street Standards Modification, and a
Landscape Variance for the construction of a multi-family development containing 36 zero lot
line townhomes. The project site totals approximately 2.14 acres and is located within the
Residential Multi-Family (RMF) zoning classification, Urban Design District B, and the Residential
High Density (RHD) land use designation. The development would be comprised of 8 separate
multi-family residential structures. Access to the site is proposed via new loop acce ss drive
extended from Grant Ave S. A parking modification is requested as the parking stalls would not
comply with the minimum dimensional requirement, a landscape setback variance is requested
to vary from the 15-foot buffer required abutting a residentially zoned property, and a street
standards modification was requested to modify the unit lot driveway standards. The proposed
development is located on a partially developed site that was originally part of the expired Grant
Place Townhomes Preliminary Plat and Planned Urban Development (PUD) (LUA15-000885 and
LUA17-000335). The Preliminary Plat and PUD applications have expired and the proposed
townhome development would require new land use approvals. The site is mapped with
Sensitive Slopes, Moderate Coal Mine Hazards, Moderate Landslide Hazards, High Erosion
Hazards, and seismic faults.
The proposed development would generate approximately 224 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 13 net new
trips (4 inbound and 9 outbound). During the weekday PM peak hour, the project would generate
approximately 18 net new trips (10 inbound and 8 outbound). The proposed project passes the
City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
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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 2,032 trips. The trip balance provides sufficient capacity to
accommodate approximately 18 trips from this project. A resulting 2,014 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 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.
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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.
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