HomeMy WebLinkAboutEX_16_C_Transportation_Concurrency_210927DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 27, 2021
TO: Jill Ding, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Park 5 Apartments
(960 Harrington Avenue NE); LUA21-000323
The applicant is requesting Hearing Examiner Site Plan Review, a Conditional Use Permit for
additional building height, a Conditional Use Permit for density bonus, Modification to the
Parking Regulations, and Modification to the Mixed-Use development standards. The project site
is located within the Sunset Planned Action Area. The project site totals 29,359 sq. ft. in area and
is located within the Center Village (CV) zone and Urban Design District D. The project site is
currently developed with a 2,500 sq. ft. Pizza Hut and a 2,330 sq. ft. Subway, both existing
structures are proposed for removal. The proposal would include the construction of a new 7 -
story 69-unit mixed use building comprised of 3,700 sq. ft. of commercial space on the first floor
and 60,300 sq. ft. of multi-family residential apartments. Of the proposed multi-family units, a
total of 8 units would be considered affordable housing units. A Conditional Use Permit has been
requested to exceed the zoning height limit of 70 feet with a proposed height of 78 feet 6 inches.
The proposal would include a total of 69 structured parking spaces, access to the project would
be provided via curb cuts off of NE Sunset Blvd and Harrington Ave NE. With the limited amount
of space for parking, there will also be an automated mechanical parking lift system along the
south access drive for resident use only.
The proposed development would generate approximately 353 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 22 net new
trips (4 inbound and 18 outbound). During the weekday PM peak hour, the project would
generate approximately 28 net new trips (18 inbound and 10 outbound). The proposed project
passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
Transportation Concurrency Test – Park 5 Apartments
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September 27, 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 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 2020.
Within allowed growth levels: The citywide traffic concurrency trip capacity for concurrency with
the city adopted model for 2021 is 1,096 trips, which provides sufficient capacity to
accommodate approximately 28 additional trips from this project. A resulting 1,068 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 frontage street improvements prior to Certificate of Occupancy. Any additional off-site
improvements identified through SEPA or land use approval will also be completed prior to
Certificate of Occupancy.
Background Information on Traffic Concurrency Test for Renton
The City of Renton Traffic Concurrency requirements for proposed devel opment 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 – Park 5 Apartments
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September 27, 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.