HomeMy WebLinkAboutEx 17_Transportation Concurrency Memo.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 6, 2024
TO: Alex Morganroth, Principal Planner
FROM: Nathan Janders, Development Engineering Manager
SUBJECT: Transportation Concurrency Test
Sunset Highlands Medical Office Shell: LUA24-000218
4409 NE Sunset Blvd (APN 0323059093)
The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, a
Reasonable Use Exception, and street Modification to construct a 5,200 sq. ft., one story office
building for a future medical office use. Other proposed improvements include a 26-stall surface
parking lot and modified street frontage improvements including a new sidewalk and planter
strip. The subject property (APN 032305-9093) is a vacant parcel located on the south side of NE
Sunset Blvd near the intersection of Anacortes Ave NE. The project site totals 0.81 acres in area
and is located within the Commercial Mixed Use (CMU) Comprehensive Plan land use
designation, Commercial Arterial (CA) zoning classification, and Urban Design District ‘D’. Access
is proposed via a new driveway off of NE Sunset Blvd. According to the applicant and the City’s
mapping system, critical areas on the site include indicates the presence of an F rated stream
(Honey Creek) on the southeast corner of the property and sensitive slopes. T he applicant is
requesting a Reasonable Use Exception in order to allow the surface parking lot to encroach
approximately 62 feet into the required buffer. According to the applicant, four (4) trees are
located on the site, of which the applicant proposes to retain all four (4) trees. The applicant
submitted a geotechnical report, drainage report, arborist report, stream study and mitigation
plan, a traffic impact analysis, and an Environmental Checklist to evaluate the application.
The proposed development would generate a reduction of approximately 130 net new average
weekday daily trips. During the weekday AM peak hour, the project would generate an increase
of approximately 6 net new trips (3 inbound and 3 outbound). During the weekday PM peak hour,
the project would generate a reduction of approximately 8 net new trips (4 inbound and 4
outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-
6-070.D as follows:
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August 6, 2024
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 2024.
Within allowed growth levels: The citywide traffic concurrency trip capacity for concurrency with
the city adopted model for 2024 is 1,920 trips. The trip balance provides sufficient capacity to
accommodate a reduction of approximately 8 trips from this project. A resulting 1,912 trips are
remaining.
Project subject to transportation mitigation or impact fees: The project will be subject to
transportation impact fees at time of building permits for the project.
Site specific street improvements to be completed by project: The project will be required to
complete frontage street improvements prior to receiving a certificate of occupancy. Any
additional off-site improvements identified through land use approval will also be completed
prior to receiving a certificate of 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
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August 6, 2024
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.