HomeMy WebLinkAboutC_Earlington_Townhomes_Transportation_Concurrency_Memo_170424_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 24, 2017
TO: Clark Close, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Earlington Townhomes;
LUA17-000169, ECF, SA-H, MOD, MOD, MOD
The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, a
street modification, a refuse and recycling modification, and a wall plate height modification to
construct a 62 attached single-family townhomes called Earlington Townhomes. The 4.16-acre
irregularly shaped site is located at 8074 S 132nd St (APN’s 214480-0487, -0488, -0500, -0285,
and -0295) in the Residential-14 zoning district. The residential density is 17.77 dwelling units
per net acre. Access to the townhomes would be from S 132nd St. The site includes slopes
down to the south with moderate inclinations and overall vertical relief of approximately 70-
feet. The site plan would take advantage of the sloping topography. Garages would be access
via private alleys and all of the townhomes would be alley-loaded. The soils consist of sand with
silt and gravel fill and native soils indicative of Vashon Recessional Outwash (Qvr) and
Lodgement Till (Qvt). Preliminary estimates of cut and fill include 15,100 cubic yards and 3,700
cubic yards, respectively. The site contains greenhouses, a shop, a utility building and a single
family detached home, landscaping, gravel driveways, and parking areas. All of the existing
structures would be demolished as part of the proposed project. Construction is estimated to
begin during the summer of 2018.
The proposed development would generate approximately 292 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 26 net new
trips (5 inbound and 21 outbound). During the weekday PM peak hour, the project would
generate approximately 30 net new trips (20 inbound and 10 outbound). The proposed project
passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
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April 24, 2017
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 130% of the scheduled expenditure through 2017.
Within allowed growth levels: As shown on the attached citywide traffic concurrency summary,
the calculated citywide trip capacity for concurrency with the city adopted model for 2017 is
2,025 trips, which provides sufficient capacity to accommodate 8 trips from this project. A
resulting 1,995 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 for the project.
Site specific street improvements to be completed by project: The project will be required to
complete all internal and frontage street improvements for the building prior to occupancy. Any
additional off-site improvements identified through SEPA or land use approval will also be
completed prior to final 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
Transportation Concurrency Test – Earlington Townhomes
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April 24, 2017
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.