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HomeMy WebLinkAboutExh.21_Concurrency_Test.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 26, 2018 TO: Matt Herrera, Senior Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – Solera; LUA18-000490, SA-M, PP, CU-H, MOD The applicant is requesting Master Site Plan Review, Preliminary Plat Approval, Conditional Use Permit, Street Modification Approval, and Concurrence with the Sunset Area Planned Action EIS for a proposed mixed use development that would provide approximat ely 672 multi-family residential units and 39,000 square feet of commercial space located on a 10.8 acres site at 2902 NE Sunset Blvd. The subject property would contain two mixed use buildings along the NE Sunset Blvd frontage with six stories above grade and up to 85-feet in maximum height. The two mixed use buildings would contain approximately 521 multi-family units with ground floor commercial space. The subject property would also contain approximately 151 fee-simple townhomes under the unit lot subdivision provisions. Net residential density on the subject property would result in approximately 70 dwelling units per acre. The site would contain a total of 906 parking spaces located within the mixed use buildings, townhome units, and a six-space surface lot. The existing Greater Hi-Lands Shopping Center would be demolished with the exception of the US Bank building. New public street connections would be constructed providing access through the site with private alleys for vehicle access to residences. Street frontage improvements would be constructed along the site’s periphery. Proposed drainage improvements include the use of green roofs for the mixed use buildings and bio-retention planters throughout the development. The applicant proposes to remove the site’s 31 trees (13 significant trees) and replace with new trees within planter strips, street frontage, and pedestrian oriented areas. Transportation Concurrency Test – Solera Page 2 of 3 October 26, 2018 The proposed development would generate a reduction of approximately 534 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 196 net new trips (37 inbound and 159 outbound). During the weekday PM peak hour, the project would generate approximately 29 net new trips (44 inbound and -15 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 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 2018 is 1,812 trips, which provides sufficient capacity to accommodate a reduction of 29 trips from this project. A resulting 1,783 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: Transportation Concurrency Test – Solera Page 3 of 3 October 26, 2018 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.