HomeMy WebLinkAboutEx08_Transportation_Concurrency_MemoDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 18, 2021
TO: Clark Close, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Aristo Healthcare Services
(95 S Tobin Street); LUA21-000345
The applicant is requesting Hearing Examiner Conditional Use Permit approval and
Environmental Review (SEPA) for a proposed Intensive Behavioral Health Treatment Facility
(IBHTF) located at 95 S Tobin St. The 0.69-acre project site consists of three parcels (APNs
3806000095, 3806000085, and 3806000120) and is located within the Commercial Mixed Use
(CMU) land use designation and the Commercial Arterial (CA) zoning designation. The existing
19,262 square foot building consists of two floors and an intermediate level. The applicant
proposes a change of use on the first level of the building (approximately 7,151 square feet) from
commercial office use to a 16-bed IBHTF to rehabilitate persons that are transitioning out of
Washington State psychiatric hospitals. Resident patients would each reside onsite in a
community-based group setting for an average of 9 to 24 months during their rehabilitation and
adjustment from inpatient life. The remaining space in the building would continue to be leased
to third-party tenants and operated as commercial office use. The site includes a paved parking
lot accessed from Lake Ave S which includes 44 surface parking spaces. The applicant is proposing
minor exterior site improvements to the parking lot and landscaping. Proposed interior
improvements would support the proposed IBHTF and are anticipated to take six months to
complete. The site is located in Zone 2 of the Downtown Aquifer Protection Area, a high seismic
hazard area, and a high erosion hazard area.
The proposed development would generate approximately 56 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 7 net new
trips (-1 inbound and 8 outbound). During the weekday PM peak hour, the project would
generate a reduction of approximately 1 net new trips (1 inbound and -2 outbound). The
proposed project passes the City of Renton Traffic Concurrency Test per RMC 4 -6-070.D as
follows:
Transportation Concurrency Test – Aristo Healthcare Services
Page 2 of 3
October 18, 2021
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 Not Applicable
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 2020.
Within allowed growth levels: The citywide traffic concurrency trip capacity for concurrency with
the city adopted model for 2021 is 1,053 trips, which provides sufficient capacity to
accommodate a reduction of approximately 1 trip from this project. A resulting 1,054 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 currently is proposal
all interior improvements, therefore street improvements are not required unless required
through SEPA review and approval.
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.
Transportation Concurrency Test – Aristo Healthcare Services
Page 3 of 3
October 18, 2021
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.