HomeMy WebLinkAboutEx 10_Concurrency Memo.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 16, 2021
TO: Alex Morganroth, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – 600 SW 10th St Parking Lot Upgrades
(600 SW 10th St); LUA21-000273
The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review to
construct an asphalt surface parking lot north of the existing industrial building located at 600
SW 10th St (APN 2146000050). The 10.01 acre site has a zoning designation of Medium Industrial
(IM) and has a Comprehensive Plan future land use designation of Employment Area (EA). The
new parking stalls would used for the temporary parking of WB-40 truck trailers. The site is
currently occupied by a metal supplier with warehousing and office space in an existing 114,531
sq. ft. masonry structure. The proposed surface parking lot would consist of 137 parking stalls in
four rows of 90-degree stalls with two (2) drive aisles and the associated perimeter and interior
parking lot landscaping. The project proposes using an underground detention vault for flow
control a modular wetland for water quality. Access to the parking area would remain via the
three existing curb cuts on SW 10th St. Access to the north onto to Seneca Ave SW would remain
gated and provide emergency access only. According to COR Maps, a High Seismic Hazard is
mapped on the project site. No trees are proposed for removal. The project would result in
approximately 146,183 sq. ft. of new or replaced impervious surface. The applicant submitted an
Environmental Checklist, Geotechnical Report, and Drainage Report with the application.
The proposed development would generate no net new average weekday daily trips, weekday
AM peak hour trips, or weekday PM peak hour trips. The proposed project passes the City of
Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
Transportation Concurrency Test – 600 SW 10th St Parking Lot Upgrades
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December 16, 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 Not Applicable
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 are greater than 100% of the scheduled expenditure through 2021.
Within allowed growth levels: The citywide traffic concurrency trip capacity for concurrency with
the city adopted model for 2021 is 911 trips, which provides sufficient capacity to accommodate
approximately 0 trips from this project. A resulting 911 trips are remaining.
Project subject to transportation mitigation or impact fees: The project currently is not proposing
any net new person vehicle trips; therefore, transportation mitigation or impact fees are not
required unless required through SEPA review and approval.
Site specific street improvements to be completed by project: The project will be required to
complete frontage street improvements prior to final plat recording. Any additional off-site
improvements identified through SEPA or land use approval will also be completed prior to final
plat recording.
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 – 600 SW 10th St Parking Lot Upgrades
Page 3 of 3
December 16, 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.