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HomeMy WebLinkAboutEx16_Transportation Concurrency MemoDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 31, 2022 TO: Clark Close, Principal Planner FROM: Brianne Bannwarth, Development Engineering Director SUBJECT: Traffic Concurrency Test Renton Retail Park 7XX Park Ave N (APN 0886610010); LUA22-000291 The applicant is requesting Administrative Site Plan Review and Environmental (SEPA) Review approval for the construction of an approximately 7,000 square foot multi-tenant retail building at the southwest corner of Park Ave N and N 8th St (APN 0886610010). The building would consist of a mix of retail and restaurant uses on approximately 0.97 acres (42,350 square feet) of the approximate 13.68-acre parcel. The project site received Master Plan approval for a phased development on August 19, 2019 and a minor modification approval on September 14, 2021 (LUA19-000094). The first phase included development of a premier golf entertainment complex with up to 508 surface parking stalls. The project site has a land use of Commercial Mixed Use (CMU) and a zoning designation of Urban Center-2 (UC-2). The property is bound by Logan Ave N to the west, N 8th St to the north, Park Ave N to the east, and office buildings with parking structure to the south. The property is also located within Urban Design District ‘C’, and therefore subject to additional design elements. Primary access to the site is proposed from Park Ave N. Additional access is available from Logan Ave N through the constructed Topgolf development. The site is relatively flat with up to three (3) feet of grade difference throughout. According to City of Renton (COR) Maps, the site contains high seismic hazards and a portion of the site is located within the Downtown Wellhead Protection Area Zone 2. The soils consist of fill overlying alluvial deposits. Groundwater was observed by the geotechnical engineer as shallow as four feet (4’) from the existing ground surface. Preliminary estimates of cut and fill include approximately 450 cubic yards to construct the proposed retail improvements. No wetlands or streams are located on the property. Enhanced water quality treatment for the recently constructed onsite parking lot area is provided by a Biopod Biofilter unit. In addition, onsite landscaping was included as part of the Topgolf development. No significant trees are proposed to be removed and eight (8) additional trees Transportation Concurrency Test – Renton Retail Park Page 2 of 3 October 31, 2022 would be planted as part of proposed phase two along with a variety of shrubs, grasses and groundcover. A short plat application and a potential new hotel building are anticipated to be submitted at a future date. The applicant has submitted a Technical Information Report, Geotechnical Engineering Services, Landscape Analysis, Parking Analysis, Traffic Impact Analysis, and Wetland Reconnaissance with the application. The proposed development would generate approximately 1,554 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 120 net new trips (66 inbound and 54 outbound). During the weekday PM peak hour, the project would generate approximately 113 net new trips (61 inbound and 52 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: 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 2,486 trips. The trip balance provides sufficient capacity to accommodate approximately 113 trips from this project. A resulting 2,373 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. Transportation Concurrency Test – Renton Retail Park Page 3 of 3 October 31, 2022 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 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.