HomeMy WebLinkAbout16-000938 VMC Medical Office Building Transportation Concurrency Memo 170306DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 6, 2017
TO: Clark Close, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – VMC Medical Office Building;
File No. LUA16-000938, ECF, CU-A, SA-A
The applicant is requesting Binding Site Plan Amendment, Hearing Examiner Site Plan,
Environmental (SEPA) review, and a street modification to construct a 5-story 160,000 square
foot medical office building and a 7-floor 1,136 stall parking garage expansion at UW Valley
Medical Center. Both structures would be constructed over surface parking along the north side
of the hospital campus located at 400 S 43rd St. The medical office building includes an
underground tunnel connection to the main hospital and a pedestrian bridge to the garage; the
garage expansion includes a staff vehicular access ramp to the upper floors from Talbot Rd S.
The hospital site is approximately 5.7 acres (247,967 sf) and includes several existing lots and
one tract. The project is located within the Commercial & Mixed Use (CMU) land use
designation and the Commercial Office (CO) zone and includes three Type F streams (Panther
Creek, Streams B and Stream C), high erosion hazards, moderate landslide hazards, regulated
slopes, and a large Category II wetland at the northwest corner of the site (Wetland A). The
proposal includes an underground detention vault. The project would be built in two (2) phases,
the garage expansion followed by the medical office building.
The proposed development would generate a reduction of approximately 5,420 net new
average weekday daily trips. During the weekday AM peak hour, the project would generate
approximately 359 net new trips (284 inbound and 75 outbound). During the weekday PM peak
hour, the project would generate approximately 536 net new trips (150 inbound and 386
outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC
4-6-070.D as follows:
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March 6, 2017
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 2017 is
2,569 trips, which provides sufficient capacity to accommodate 536 trips from this project. A
resulting 2,033 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:
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
Transportation Concurrency Test – VMC Medical Office Building
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March 6, 2017
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.