HomeMy WebLinkAboutEX_12_C_Transportation_Concurrency_221118_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 18, 2022
TO: Jill Ding, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Director
SUBJECT: Traffic Concurrency Test
Duvall & 17th LLC Office
1625 Duvall Ave N (APN 5169700129); LUA22-000374
The applicant is requesting a Minor Site Plan Modification and Environmental (SEPA) Review for
a 3,155 sq. ft. general office building (249 sq. ft. ground floor plus 2,906 sq. ft. upper floor) and
12 parking spaces. The proposal would modify the previously approved Site Plan, Environmental
(SEPA) Review, two street standards Modifications, and a refuse and recycling Modification
(LUA19-000300) for the Duvall and 17th Dental Office. The proposed changes include an increase
in the upper floor building footprint from 2,647 sq. ft. to 2,906 sq. ft., an increase of 259 sq. ft. or
7%. The proposal would result in an increase in building lot coverage, from 2,982 sq. ft. to 3,233
sq. ft., an increase of 251 SF or 8%. The proposal would also result in a decrease in i mpervious
surface coverage, from 5,587 sq. ft. to 4,944 sq. ft., a decrease of 643 sq. ft. or 9%. In addition, a
reduction in the 15-foot setback required along NE 17th Street has been requested, the proposed
setback would be 0 feet. The project site totals 8,417 square feet and is located within the
Commercial Arterial (CA) zoning designation and Urban Design District D. An existing building is
proposed for removal. Access to the site is proposed via driveway access off of NE 17th St.
Frontage improvements including curb and gutter, a landscape strip and sidewalk are proposed
along the site's Duvall Ave NE and NE 17th St street frontages in accordance with the previously
approved street standards modification. Sensitive Slopes are mapped on the project sit e.
The proposed development would generate approximately 8 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 1 net new
trips (0 inbound and 1 outbound). During the weekday PM peak hour, the project would generate
approximately 2 net new trips (0 inbound and 2 outbound). The proposed project passes the City
of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
EXHIBIT 12DocuSign Envelope ID: 1169B1FC-4E5A-4A85-B963-8EA37D86CF02
Transportation Concurrency Test – Duvall & 17th LLC Office
Page 2 of 3
November 18, 2022
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 greater than 100% of the scheduled expenditure through 2022.
Within allowed growth levels: The citywide traffic concurrency trip capacity for concurrency with
the city adopted model for 2022 is 2,373 trips. The 4 anticipated trips from the previously
approved dental office (LUA19-000300) were added back to the city’s trip balance resulting in a
capacity of 2,377 trips. The trip balance provides sufficient capacity to accommodate
approximately 2 trips from this project. A resulting 2,375 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 issuances for the project.
Site specific street improvements to be completed by project: The project will be required to
complete frontage street improvements prior to occupancy. Any additional off-site
improvements identified through SEPA or land use approval will also be completed prior to
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
DocuSign Envelope ID: 1169B1FC-4E5A-4A85-B963-8EA37D86CF02
Transportation Concurrency Test – Duvall & 17th LLC Office
Page 3 of 3
November 18, 2022
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.
DocuSign Envelope ID: 1169B1FC-4E5A-4A85-B963-8EA37D86CF02