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HomeMy WebLinkAboutPermit PL17-0036 - BELLWETHER - DEVELOPMENT AGREEMENTBELLWETHER DEVELOPMENT AGREEMENT 0043000112 Associated Files: PL17-0036 This File: L17-0040 DEVELOP AGREEMENT/ City of Tukwila Department of Community Development - Jack Pace, Director Bellwether Development Agreement (Contract 18-028) Minor Amendment Allan Ekberg, Mayor The requested minor amendment (Land Use File L17-0040) to the Bellwether Development Agreement (Contract 18-028) has been mutually agreed upon by both parties and approved, and shall be incorporated into the Development Agreement. Allen Ekberg, Mayor Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Date: 5 February 2019 To: Allan Ekberg, Mayo From: Jack Pace, Director By: Moira Bradshaw, Senior Planner Subject: Bellwether Development Agreement Minor Amendment (Contract #18-028; Land Use File#L1794-aj Attachments: 1I/'—oo3( 1. December 4, 2018 Bellwether Request for Amendment 2. Multi -family Residential Parking Demand Assessment Report (RWA, January 2019) 3. 2017 National Household Travel Survey of vehicles and household income 4. Sample parking facility management diagram �la44o Request To amend an existing Development Agreement by approving a revised parking standard of .90 stalls per unit and increase the maximum number of compact stalls from 30% to 50%. Background Bellwether, an affordable housing developer, requested and received a development agreement (Ordinance # 2563) with the City of Tukwila for an approximate 112 unit, 6 story apartment. Bellwether acquired three parcels for a total of 56,000 square feet at 3601 S. 152 Street, which is within 1/4 mile of the Tukwila International Boulevard Station (TIBS.) The development agreement established modified standards for height, recreation space, parking supply, lot area per unit, maximum building length, development area coverage and setbacks. Since 2017 when the Development Agreement was created and approved, the lack of funding and project funding stipulations, have reduced the overall size of the project as well as increased the project's complexity. Part of the project funding is from the Veterans, Senior, and Human Services Levy that requires that 20 units of the proposed project be set aside for senior veterans. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Review Parking standard. Bellwether initially approached the City in October 2018 for an amendment to the Agreement that would reduce the parking standard to .83. Because of the degree of modification, the DCD entered into a consulting contract with Rick Williams Consulting, (RWC) parking experts in policy and parking systems, to assist the City in evaluating the request. The contract with RWC was to determine peak demand for affordable housing in South King County. The results of the study are attached to this memo. In summary, of the ten sites that were studied, eight of the ten have true demand that exceeds 1.0 stall. The two sites with demand less than 1.0 stalls per unit are in Seattle along the Link system in the Rainier Valley. Two of the ten sites are within 1/4 mile of TIBS but exceed the 1.0 standard currently approved for the Bellwether project. The median market calibrated parking demand rate is 1.33 parking spaces per unit. If the City were to recognize the units reserved for seniors in the project, the City standard for senior housing projects is 1 stall for the first 15 dwelling units and .5 stalls for every additional dwelling unit. The proposed 20 senior stalls would typically require 18 stalls. A reduction of 3 stalls for the incremental increase of 5 senior units above 15, results in a standard of .97 stalls per unit for the overall project. Parking stall dimensions. The request to allow a compact stall allowance of 50% is supportable for several reasons. The applicant has submitted data from the 2017 National Household Travel Survey showing types of vehicles owned linked to household incomes. Bellwether has also submitted a map of a similar Bellwether project and the designation of stall to unit and vehicle. Both documents demonstrate that the ratio of compact to standard could be supported. Another benefit would be to allow a reduction in circulation aisles in the parking structure. According to the City's parking consultant, the City standards for parking lot dimensions are more suburban than urban and could be reduced. Typically, parking in garage space costs more than triple the cost of a surface stall; therefore, the dimensions allowed for structured parking are typically smaller. Summary The site for the proposed project is within 1/4 mile of the TIBS and will be the first mid -rise residential project with structured parking in the transit oriented development areal (TOD.) According to the City's study, the difference between the parking demand in the Rainier Valley and the rest of South King County is striking both within a TOD and outside of the TOD. Transit oriented development is defined as properties within '/2 mile walking distance of fixed rail transit stations. 2 The agreed upon standard of 1 stall per unit will be below the median demand of existing residential projects both within the TOD and outside of a TOD. However, because there is a new residency component for seniors, staff recommends approving the standard to .97 parking stalls per unit. The Bellwether project will be a new building and through management can be leased to households that meet the parking stall supply. Recommendation Per Section 8 of the Development Agreement, staff recommends that the Mayor approve a revised parking stall standard of .97 and allow the project to modify the parking facility dimensions to allow 50% compact stalls and reductions in parking facility dimensions. 3 Date: December 4, 2018 To: City of Tukwila - City Hall 6200 Southcenter Boulevard Tukwila, WA 98188 From: Bellwether Housing 1651 Bellevue Ave. Seattle, WA 98122 Subject: Minor Amendment to Development Agreement between the City of Tukwila and Bellwether Housing Dear Mayor Ekberg and Director Pace, Thank you for your work in the last year of creating a development agreement between the City of Tukwila and Bellwether Housing. Bellwether currently owns approximately 56,000 sf of land within a quarter mile of the Tukwila light rail station. By developing and maintaining a 101-unit residential apartment building on this property, Bellwether will work to ensure the continued vibrancy, affordability, and economic strength of Tukwila during a time when affordable housing in the Puget Sound region is becoming increasingly scarce. Since the completion and approval of the Development Agreement, new information and conditions have become apparent, with implications on the design of the proposed development. Bellwether Housing is now requesting the following amendment to the current Development Agreement: • Parking Reduction: A lowered minimum ratio of .9 parking stalls per residential unit from the current 1 parking stall per residential unit. Development Agreement Amendment to the City of Tukwila, Ordinance 2563. In conjunction with a variance request. • Compact Parking Stall Variance: A higher maximum compact stall percentage of fifty percent (50%) from the current compact car allowance maximum of thirty percent (30%) of the total off-street parking stalls. Departure from: 18.56.090 Compact Car Allowance (Ord. 1795 §2 (part), 1997; Ord. 1758 §1 (part), 1995) New Conditions Several changes in the past year have altered Bellwether's project plans, including the parking requirements compared to tenant parking demand, the demographic characteristics of potential residents and the design/unit makeup of the project. Bellwether has analyzed and explored different building design options with the pre -development team consisting of Johnson Braund (architect), RAFN (contractor) and other third -party consultants. However, the pre -development team was unable to develop a conforming building design that meets the development goals and requirements set forth by the City of Tukwila and Bellwether Housing in the development agreement. After exhausting all design options Bellwether has dedicated resources to develop the most reasonable amendment request to the Development Agreement that achieves the original spirit of the agreement while making the project feasible for Bellwether to move forward. The following information outlines Bellwether's rationale for the request to reduce the parking ratio to .9 form 1:1 per residential unit. Parking Demand Bellwether contracted the firm TENW to conduct a Traffic and Parking Demand analysis. The report finds that no off -site parking impacts would result from the project if 71 parking stalls were provided. See Appendix A. King County Metro has since updated the data in the statistical model that comprises the Right Size Parking Calculator (V2.0). An evaluation of the Tukwila site using the new calculator results in an output of .74 parking stalls per unit, assuming that residents are not charged monthly for parking. See Appendix B. Bellwether has also analyzed its own data, finding that older residents and residents receiving vouchers have a lower demand for cars. See Appendix C. The Demographic Characteristics The two major sources of funding come from the Veterans, Seniors and Human Services Levy (VSHSL) and King County Transit -Oriented Development (TOD) Bond Allocations. Each funding source has implications on the demographics of residents, leading to a higher inclusion of senior residents and individuals transitioning out of homelessness; both populations which have an observed lower rate of parking demand within Bellwether's portfolio.' The following charts break down the unit type, rent limits, and the second chart convey whether the residents are to receive treatment in the REACH program or accessing resources through VSHSL. Participants receiving services from the REACH program are very unlikely to utilize parking at the site. UnitMix(All) Studio O1/1BR 2BR 3BR TOTALS 30%AMI 0 5 3 2 10 50% AMI 17 30 15 4 66 60%AMI 0 5 12 7 24 80% AMI 0 0 0 0 0 100%AMI 0 0 0 0 0 Market Rate 0 0 0 0 0 CAUs/Managers 0 1 0 0 1 TOTALS 17 41 30 13 101 Unit Mix (All) Studio O1/1BR 2BR 3BR TOTALS General Residents 7 28 18 7 60 REACH Participants 10 0 0 0 10 Veteran Residents (VSHSL) 0 5 0 0 5 Senior Residents (VSHSL) 0 7 3 0 10 Low -Income Families (VSHSL) 0 0 9 6 15 CAUs/Managers 0 1 0 0 1 TOTALS 17 41 30 13 101 'See appendix B and C The Design/Unit Makeup The site plan for the project has developed 101 units of various sizes are planned under the current design iteration, below is the parking layout. Please see Appendix D for the full site plan. The current plan is to utilize the topography of land to maximize the parking stalls while fulfilling the other development requirements, such as the open space and setback requirements. In total there will be 96 totals stalls: 91 stalls will be for residents, and 5 stalls for guests and staff. In the garage, there will 56 stalls and 40 stalls will on the surface outside. This plan allows Bellwether build a 101-unit building while meeting the parking demand of the community without drastically changing scale or affecting project feasibility. W 171i rTC!nT�E I I1 L----s I j I II 1 �� I Propose • I 5-Story Apd -- - {78.3 du/ • J - I e s . 61.E :tav 1trash�� ' 622 — I I s. ' II L� - na• wa:� L.Iu c 4 C 5 J I 7 rII 26' tt = ?�----r 3' 9 c I _ 55 55 54 53 52 51r 10 c I — 10 12 c ,s 13 c 3 —• I C 11 .. 45 48 47 48 49 50 6 1` c c 12 5 i 15 c i 5 I c 13 — 16 c — ° u L 110 17 c I 96 s C 15 44 43 42 41 39• 18 c _ .. c 16 I 19 C 1 c 16 17 o _ I � 1--- —1_ H J 1 . I L^ II : t8 bikes j - zz c — c 19 - i r c w v, _ ,mare n; _ I 34 35 36 23 24 c 2c )move a _ - 8 — LBY41 F' gorge o _ _ra FF 322.5 Ff 325.5 9 _ .'. 32 31 30 29 28 27 26 25 ❑❑E 10 ❑❑ _ _ cuck up ` open space - area 28 27 26 25 24 23 22 ci 11 active yore '.. - 25 27 24 24 2s 23 :128 Otay 3625 V o5 NmahbnLme,ountl — _ It _ C G In conclusion, Bellwether has confidence this request will address the project needs while balancing the City's policy requirements by minimally reducing the parking ratio to .9 per unit and by increasing the compact parking stall total from 30% to 50% allowable maximum of the total off-street parking stall. Thank you for your partnership and ongoing support. Please let me know if you have questions. Sincerely, Kasey Liedtke Housing Developer Bellwether Housing Appendix A: TENW Report Prepared for: City of Tukwila Dept of Community Development 6200 Southcenter Blvd Tukwila, WA 98188 Prepared by: RICK WILLIAMS CONSULTING Pat -king & Transportation PO Box 12546 Portland, Oregon 97212 Rick Williams, Principal Owen Ronchelli, Project Manager Pete Collins, Associate Blair Daly, Data Collection z luaWlpeTW Tukwila Parking Demand Assessment January 2oig 2o19 Tukwila Parking Demand Assessment Summary Report Background Recent studies nationally and within King County have found that municipal minimum parking requirements for multi -family residential developments frequently result in an over provision of parking. King County Metro's Right Size Parking study found that on average, multi- family buildings in King County supply 4o% more parking than is actually utilized.' Oversupply of parking leads to inefficient use of land and to increased automobile ownership, vehicle miles traveled, congestion and housing costs. The impact on housing costs and the availability of affordable multi -family housing is of particular importance to the City of Tukwila. In Tight of recent private sector requests to reduce parking requirements associated with multi -family affordable housing development, Tukwila is interested in better understanding the relationship between actual parking demand for multi -family affordable housing and what Tukwila's code requires. The City wants assurance that its parking development standards closely reflect actual market demands and to avoid minimum standards that result in a surplus of overbuilt (and costly) parking. This will support cost effective development while at the same time ensuring that adequate parking is available. Rick Williams Consulting (RWC) was engaged by the City of Tukwila to assess actual parking demand for a select number of affordable multi- family housing properties within proximity of Tukwila. This parking assessment is focused on representative sites within King County that: • Are applicable to Tukwila, • Allow comparison to existing Tukwila parking requirements for new or redeveloped uses (minimum parking ratios), and • Represent a mix of development types (e.g., size of units, mix of bedrooms and number of parking stalls built. If the analysis shows that the city's current parking requirements for affordable multi -family developments are higher than needed, then downward refinements to parking development ratios may be needed to ensure support for more efficient use of land. If the parking requirements are lower than needed, then upward adjustments can be made to reduce impacts of spillover into adjacent properties, on - street parking systems, or neighborhoods. ' metro.kingcounty.gov/.../right-size-parking/...final-report-8-zo15.pdf RICK WILLIAMS CONSULTING Parking & Transportation Page ( 1 Tukwila Parking Demand Assessment January 2019 NOTE: After presenting the analysis of actual demand to existing code standards, we comment on the applicability of the findings to a specific affordable multi -family development called The Bellwether which is currently under review by the City. These comments begin on page 12. RICK WILLIAMS CONSULTING Parking &Transportation Pagel 2 Tukwila Parking Demand Assessment January 2019 Glossary of Terms A number of technical terms are used throughout this document to describe parking demand. Short descriptions are provided below to facilitate understanding of these terms for readers. Built Parking Ratio —This ratio is usually shown as stalls per 1,00o square feet of building area for commercial/industrial uses or as stalls per housing unit or stalls per hotel room. For instance, a 15,00o square foot building built with 3o parking spaces would have a built parking ratio of 2.0. The Built Parking Ratio has no relationship to the actual use (demand) of those spaces. Code Minimum (Parking Requirement) — the minimum amount of parking that must be built for a specific land use type as required by city code. Delta —the difference between the Code Minimum Requirement and the Market Calibrated Ratio. Demand Buffer —. If projects were built only to True Demand, they would theoretically be t00% occupied at their peak hour, leaving little flexibility for unique variations in the ebb and flow of parking activity over the course of a day or overtime. To this end, demand models generally provide for a demand buffer or "flexibility cushion" that is added to True Demand. Traditional commercial buffers (for land uses with high turnover) are 15% - which is the basis for the parking industry's 85% Rule for visitor parking. Providing a 15% buffer for mixed use, retail, and office land uses is considered ideal. Other land uses require smaller buffers. A 1o% buffer is adequate for Industrial land uses as the primary use for parking is for employees and less parking turnover is needed to support visitor access. A 5% buffer is adequate for Residential and Hotel given that visitor demand for these uses is generally midday when many resident or hotel guests are away (i.e., to jobs or other daytime activities). Market Calibrated Ratio —True Demand plus the Demand Buffer, which represents the most efficient demand ratio for the land use type. Peak Hour— the period of day when the highest number of vehicles are observed parking for a given land use. True Demand — the observed peak hour parking demand for a specific land use. This would include vehicles parked in the property's parking lot and sometimes includes vehicles parked on -street in proximity to the property. True demand must be a measure of actual vehicles parked at the Peak Hour correlated to occupied building area. RICK WILLIAMS CONSULTING Parking & Transportation Pagel 3 Tukwila Parking Demand Assessment January 2019 Methodology The City initially provided the consultant with 12 multi -family sites to observe and measure parking demand utilization. Specific sites were chosen to represent affordable housing units in a format that provided a broad cross-section of number of units, different sized -units (studio, one, two, three and four -plus bedrooms), and geographic distribution. The sampled sites represent cross-section of such sites around the 1-5 and I-4o5 interchange. Two sites were dropped from the study as it was not possible to gather all information needed to conduct a demand assessment. A map of the final selected sites is provided on page 6. Parking development requirements are typically expressed as ratios of stalls per 1,00o square feet of building area or, in this case, as stalls per residential unit. The analysis requires information specific to the total number of units for each survey site. City staff and RWC staff worked together to assemble profiles for each property. This included information such as street address, number of housing units (including number of bedrooms), number of built parking stalls, and current occupancy rate. This information combined with onsite field verification and thorough overnight peak -parking counts were used to derive the most accurate information possible. RWC field staff counted occupied parking stalls from 2:30 — 5:0o AM for each property to determine the highest individual parking demand for each site. Industry standards indicate that residential peak parking demand occurs between the hours of 3:00 — 5:0o AM. Two separate weekend night counts were conducted, one on Saturday, December 8t'', 2018 when seven sites were surveyed and a second on Saturday, December 15t'', when the remaining three sites were surveyed. Weekday night counts were conducted on Wednesday, December 12th at all ten sites. To derive an apartment complex's true demand, only the highest occupied parking stall count is considered. In most cases, this was on a weeknight, but in some cases higher counts were found on the weekend. For 8 of the 10 sites, it was evident that some of the vehicles parked on adjacent streets were associated with tenants of the subject property. These vehicles were included in the true demand calculation. For the most part, this type of spillover was marginal, ranging from 1 to 7 stalls.2 Nonetheless, this demand was added to site totals to ensure a conservative analysis for measuring true demand. We followed the same methodology employed by the Institute of Transportation Engineers (ITE) to calculate parking demand by land use category. The ITE manual is the de facto source of parking data for most jurisdictions. However, while the ITE information is a good starting 2 One site, Residential #3 on Table 2 of this document, had 36 stalls of "spillover." This was due to the fact that this project maintains internal streets that directly serve the site in addition to stalls allocated as surface lots for the site. These streets have capacity for 67 vehicles. Given that the internal streets do not provide access for any other uses adjacent to this site, vehicles observed parked on the street during the peak hour counts were added to total demand. RICK WILLIAMS CONSULTING Parking & Transportation Page 14 Tukwila Parking Demand Assessment January 2019 point, it draws samples from across America, includes demand figures that date back as far as the 3.g8os, and contains data from extremely small samples. In other words, the methodology for conducting demand analyses is reliable and sound, but it is imprudent to rely heavily on ITE demand model outputs for unique jurisdictions. The approach followed by this study exclusively utilizes parking demand data gathered in areas within and proximate to Tukwila in December 2o18. This provides the most accurate representation of local existing conditions to evaluate current code standards. It is important to recognize that the sites studied were constructed at various points in time and most were not under the current Tukwila Development Code parking requirements. Therefore, when comparisons show that provided parking is less than current Tukwila Code requirements, that does not mean that the property owner didn't comply with Code requirements at the time of construction. To create an "apples to apples" comparison, the consultant evaluated all sites using Tukwila's minimum parking code requirements, thereby measuring outcomes as though the non -Tukwila sites had been built in Tukwila under the current code. This study evaluates the "on the ground" demand for parking based on the number of occupied units. This demand is independent of provided parking, however, it can help explain why any one site appears to have inadequate parking or too much parking. The derived demand for each site will be compared to the current code minimums to determine if it (code language) requires adequate parking for new multi -family development. This process provides the data necessary to "calibrate" Tukwila's Code to its specific community needs. RICK WILLIAMS CONSULTING Parking & Transportation Pagel 5 Map of Study Sites SEATTLE 0 WHITE CENTER 0 0 E SEATAC DES MOINES 0 iimmaga FEDERAL WAY RICK WILLIAMS CONSULTING Parking & Transportation La :e Washington TUKWILA AUBURN 2C 18 Tukwila Parking Demand Assessment January 2019 RENTON 0 City of Tukwila 2018 Multi -family Residential Sites Site Location (Resi #) C L I Mile RICK WILLIAMS CONSULTING EAST HILL -MERIDIAN KENT rosol rc a Icn insi'da•rap Page6 Tukwila Parking Demand Assessment January zoig Current Code Requirements Off-street parking requirements for new development are located in Title i8 of the Tukwila Municipal Zoning Code, specifically Chapter 18.56- Off-street Parking and Loading Regulations - and Figure 18-7 of the same chapter. The standard requirements for multi -family residential development is as follows: • 2 parking spaces for each dwelling unit that contains up to 3 bedrooms. • 1 additional parking space for every 2 bedrooms in excess of 3 bedrooms in a dwelling unit In the urban renewal district, the standard is different if at least 75% of the required parking is in a structure. In that case, the requirements are: • 1 parking space per dwelling with one bed, • plus 0.5 parking spaces for every unit with more than one bedroom, • plus, one additional space for a car sharing program for every 5o parking stalls. NOTE: The Tukwila code can lead to different parking ratio requirements by unique site based on the makeup of the number of bedrooms in each unit. Many cities require a simpler flat ratio requirement (per unit versus per bedroom), which leads to a single ratio for all multi- family developments. Table 2 on page io demonstrates how the minimum required development ratio can vary by development (see Column 7). Given that all the sample sites provided only surface parking, the RWC model used the base standard in Figure 18-7. None of the sites met the 75% structured parking standard of the urban renewal parking allowances. RICK WILLIAMS CONSULTING Parking & Transportation Page 17 Tukwila Parking Demand Assessment January wig Findings — Measured Sites Each of the 10 sites were selected and vetted by the City of Tukwila. The intent was to have a variety of affordable multi -family residential housing stock represented — from properties with a small number of units (as few as 12) to large complexes with as many as 326 units. Table 1 shows the distribution of residential sites chosen by number of units and distribution of bedrooms. Property managers were contacted by the consultant for additional information about the sites (e.g., vacancy rates, number of parking stalls/garages). As the table indicates, 1,078 total units were included in the survey. One- and two -bedroom units make up the majority of unit types, representing 79% collectively. Studios represented 18% of the units but were primarily concentrated in the largest site. Table is Inventory of Multi -Family Residential Sites Range of Residential Units Sites Aggregated Residential Units Studios 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom io - 5o 5 179 0 85 57 3o 7 53.— 100 2 186 14 55 86 23 8 ioi — 200 2 387 40 120 141 50 36 200 + 1 326 165 166 157 2 2 Totals 10 1,078 219 426 441 105 r 52 Distribution of Bedrooms 2,243 28% 34% 35% 9% 4% Figure A provides a graphic summary of the sampled sites at the peak hour of use. The figure compares the ratio of stalls built to accommodate the site (orange bar) with the actual use, or true demand, of those stalls (gray line). The market calibrated demand reflects the ratio of parking that would be "right sized" for the site (blue bar). Data inputs for this figure are derived from Table 2 which provides greater detail for each site and aggregated totals. Table 2 also provides site ID's which can be correlated for location on the Map of Study Sites above. RICK WILLIAMS CONSULTING Parking &Transportation Page 18 Figure A: Parking Demand Ratios — Multi -Family Residential Use 2.50 2.25 2.00 1.75 1.50 1.25 1.00 0.75 0.50 0.25 0.00 RES. REST. #2 2018 TUKWILA PARKING DEMAND EVALUATION LAND USE: RESIDENTIAL (STALLS PER UNIT) Key Takeaways from Figure A: MN Built Parking Ratio Market Adjusted Demand RESi.#3 RESI. #4 RESI. #6 RESI. 47 -True Demand RESI. #8 RESI. #9 Tukwila Parking Demand Assessment January 2o1g RESI. #10 RESI. #12 2.50 2.25 2.00 1.75 1.50 1.25 1.00 1.00 0.75 0.50 0.25 Ono • Six sites had market calibrated demand that was less than the actual supply built (Residential #'s i, 2, 4, 7, 9 and 10). Of these sites, Residential #'s 4, 8, and 10 were close to "right sized" with supply and market calibrated demand closely aligned. • Three sites had higher parking demand (both true and market calibrated) than their built supplies (Residential #s 3, 6, 9 and 12). In each instance, 'spillover' vehicles parked on -street were observed, generating the additional parking demand beyond the off-street built supply. RICK WILLIAMS CONSULTING Parking &Transportation Page 19 Table 2: 2018 Tukwila Parking Demand Evaluation - Multi -Family Residential Use3 i 2 3 4 5 Affordable Site ID Location Housing Units Residential Unit Occupancy Rate Built Off - Street Stalls 6 Built parking ratio Minimum Required Stalls (Tukwila Code Ratio)4 8 True Demand (TD) "Market Calibrated " Demand (MCD) Tukwila Parking Demand Assessment January 2o19 10 11 12 MCD Actual Parking Delta +/_ % Diff Stalls Needed A Resi. #i SeaTac 95 97% 128 1.35 190 (2.00) 1.10 1.15 io9 0.85 43% B Resi. #2 Tukwila 191 99% 316 1.65 382 (2.00) 1.20 1.26 241 0.74 37% C Resi. #3Federal 199% 1. 1 1 (2.0) 1. 2 2.02 1840.02 1% Way 9 174 9 74 4 9 D Resi. #4 Seattle 5o i00% 24 .48 100 (2.00) 0.42 0.44 22 1.56 78% Des E Resi. #6 12 100% 22 1.83 24 (2.00) 2.17 2.28 27 -0.28 -14% Moines F Resi. #7 Seattle 44 100% 44 1.00 88 (2.00) o.66 0.69 3o 1.31 66% G Resi. #8 Renton 196 99% 35o5 1.79 410 (2.09) 2.66 1.74 341 0.35 17% H Resi. #9 Tukwila 3o 100% 5o 1.67 64 (2.12) 1.90 2.00 6o 0.12 6% I Resi. #io SeaTac 326 99% 20 1 2 8 (3 ^� 1.21 1.271. 58% 42o 9 9 3 v•o2) 414 74 Des 1 Resi. #12 43 i00% 43 1.00 86 (2.00) 1.33 1.39 6o 0.62 31% Moines K. Total 1,078 1,571 2,501 1,488 L Median 71 99.5% 89 1.5o 137 (2.00) 1.27 1.33 0.67 45% 3 The City maintains information on site name and site address. This information is not included in this report summary to assure property owners and managers of those sites that data was only collected for comparative purposes. 4 Tukwila's current minimum parking code requires 2 spaces for each dwelling unit that contains up to 3 bedrooms and 1 additional space for every 2 bedrooms in excess of 3 bedrooms in a dwelling unit. s Includes 47 private single -car garages. RICK WILLIAMS CONSULTING Parking & Transportation Page I ao Tukwila Parking Demand Assessment January 2o1g Key findings from Table 2 include: • Actual built parking ratios for the io sample sites range from a low of 0.48 spaces per unit (Residential #4) to as much as 1.91 spaces per unit (Residential #3). The median for the actual built parking ratio is 1.5o spaces per unit, regardless of configuration of bedrooms provided (Column 6, Row L). • Within individual sites, true parking demand ratios range from o.42 spaces per unit (Residential #4) to 2.17 spaces per unit (Residential #6). When a demand buffer is added to true demand, the market calibrated demand ratio for these sites ranges from o.44 to 2.28 stalls per residential unit. • In only two sites is the market calibrated demand ratio less than 1.o space per unit; Residential #4 (o.44) and Residential 7 (0.69). Both sites are in Seattle and are smaller in size (5o and 44 units, respectively). All other sites have market calibrated demand of greater than 1.o space per unit. • The aggregated median market calibrated demand ratio is 1.33 for all measured sites (Column g, Row L). This is o.17 spaces per unit lower than the median for actual parking built of 1.5o spaces per unit (Column 6, Row L). • If all the sites were built based on the current standards of Tukwila's parking code, the median minimum parking requirement would have been z.00 spaces per unit (Column 7, Row L). This would have resulted in an oversupply of o.67 spaces per unit, or 45% more parking than market calibrated demand (Column 12, Row L). Stated differently, rather than the 1,571 spaces that were actually built (Table 2, Column 5, Row K); 2,501 spaces would have been required by code (Table 2, Column 7, Row K) and only 1,488 stalls needed to provide a right -sized supply (Table 2, Column 1o, Row K). Based on this analysis, the Tukwila code for minimum parking requirements would likely cause a significant oversupply of parking at the aggregate level in new affordable multi -family developments (in the range of 45% in the sampled sites).6 This is based on observed demand at representative affordable multi -family sites and compared to actual market calibrated parking demand for such land uses. 6 We cannot speculate whether the same finding would apply to market rate multi -family housing, given that all the sample sites were of affordable housing. RICK WILLIAMS CONSULTING Parking &Transportation Page I ia. Tukwila Parking Demand Assessment January wig Findings — Applicability to Bellwether Review The Bellwether multi -family development project is currently under review by the City of Tukwila. The project envisions approximately 101 units of affordable multi -family housing. Under the current code, the minimum parking requirement would be approximately 202 parking spaces. Under a development agreement approved in 2017 (Ordinance 2563), the City of Tukwila agreed to a reduction in parking required for the project at a ratio of 1.o space per residential unit. In recent months, the applicant has asked the City to consider reducing the 1.0 space per unit allowance in the development agreement to 0.90 per uriit. Based on the findings of this study, it is difficult to find validation for a rate Tess than 1.o. There were two sites in the study that had market calibrated demand of less than 1.0 spaces per unit. Both were in Seattle. The remaining eight sites all had market calibrated parking demand of over 1.0 spaces per unit. The two sites located in Tukwila (Residential #s 2 and 9) had market calibrated demand of 1.26 (191 units) and 3.o (2o units). In the aggregate, the median market calibrated parking demand rate is 1.33 spaces per unit. The development agreement allowance is below what the market has indicated is common for affordable multi -family projects. This is not to say that a ratio of 2.0 for The Bellwether will certainly result in parking spillover into adjacent areas. The site should make strong efforts to attract tenants who will use transit and leverage its close proximity to the Tukwila International Boulevard Station. The applicant has also asked for allowances to increase the number of compact stalls on the site. This is a reasonable request. RWC reviewed the City's requirements for stall and aisle dimensions (18.56.040) and found the standards to mirror suburban, rather than typical urban development. Granting this allowance may provide flexibility to the applicant to maximize the stall count within the dimensions of the site using smaller stalls and narrower drive aisles. RICK WILLIAMS CONSULTING Parking & Transportation Page 112 Tukwila Parking Demand Assessment January 2019 Summary Sampled sites RWC sampled 10 affordable multi -family development sites in Tukwila and nearby cities. These are all existing sites and they were measured for actual built supply and actual market calibrated parking demand. As most sites were not in Tukwila, all sites were evaluated against the question of how much parking they would have been required to provide if they were new projects being reviewed against the current Tukwila Municipal Zoning Code for parking. This allowed for a direct comparison of market calibrated parking demand ratios from local samples and the role the Tukwila code could play in either right -sizing parking or causing an oversupply of parking in future affordable multi -family developments. Findings from the data analysis of local sampled affordable multi -family residential sites indicate that for the most, the current parking supply for this land use type is being built at about 1.50 spaces per residential unit. This is approximately iz% more than its market calibrated demand of 1.33 parking spaces per unit. However, the most relevant finding is that the current Tukwila Municipal Code requirements for mufti -family housing would require significantly more parking than market demand. The median Tukwila code parking minimum requirement (for the sampled sites) is 2.0 spaces per unit. This would lead to an overbuild of o.67 spaces per unit, or 45% more parking than market calibrated demand. To support land use efficiencies within the code, current standards could use some minor recalibration, tracking more closely to actual demand for parking, primarily in terms of simplifying ratios related to number of bedrooms to a per unit standard. The City's parking code minimums should allow for prospective residential multi -family developments to be built with "right -sized" parking supplies that more accurately represent true demand. Simplifying and standardizing the parking minimum will establish a more intuitive, user-friendly approach, while also reflecting the market's true demand. Given that the current code could play a role in the oversupply of parking, the City may want to consider reducing the required parking minimum to align with the median market calibrated demand ratio of 1.33 stalls per unit. Going forward, the City should continue to periodically collect parking demand data to monitor changes in parking development and utilization patterns and work with developers during the design phase of their projects, educating them on the tendency to oversupply parking. RICK WILLIAMS CONSULTING Parking & Transportation Pagel i3 Tukwila Parking Demand Assessment January 2019 Bellwether Review Bellwether has requested to reduce parking requirements to a rate less than 1.o spaces per unit. It is difficult based on the findings in this analysis to affirm a rate less than i.o. There were two sites in the study that had market calibrated demand of less than 1.o spaces per unit. The remaining eight sites all had market calibrated parking demand of over 1.o spaces per unit. The two sites located in Tukwila had market calibrated demand of 1.26 (191 units) and 3.0 (zo units). To allow for more efficient utilization of surface parking at Bellwether, the City should consider re-evaluating minimum stall size standards in 18.56.040. The City could allow a uniform 8.5 ft stall width for all stalls provided, rather than a possible mix of 8.o, 8.5, and 9.o ft stall widths as currently regulated. Similarly, consideration should be given to drive aisle widths for 9o-degree spaces of zo ft (one way) and 20 to 22 ft (two way). These standards are more consistent with urban parking facilities and provide for additional efficiency within constrained sites. RICK WILLIAMS CONSULTING Parking & Transportation Page ( 14 2017 National Household Travel Survey FHWA we Based Stat[stical Area (CBSA) FlPS code for the respondent; home address Seattle-Tacoma•Beflevue. WA Household income Numb*, of Vehicles (Thousands) Vehicle Type Al /tutootobdelCar?St Van SUV (Santa Fe. Tahoe. Pickup Other RV (Reoreatiotsal Motoroyole.Motor Something Wagon(Frnarysers{le lfCo(Past etc l Truck Truck VehWote) bike Else ) less than S10.000 29 1 i10,000 to S14.933 7 2 3 1115,000 to $24.999 16 0 8 2 S25,000 to t34.999 66 13 41 11 $35.000 to S49.993 171 10 44 *50.000 to $ 74.999 251 10 49 1.4 S75.000 to $99.999 194 42 65 S11 ! 100.000 to S 124.999 160 46 79 75 f 125,000 to $149.999 157 3 39 31 $ 150.000 to $199,999 105 22 79 11 117011 .000 or mot.. 276 141 SO 1.4-17 13•1 S71 300 an tnc»a Aticopeetli 741,v1Cnty/Mr7.s7 ec,dMev» crown>M Me ANTS **Woe N cent pew 3 33 11 27 1 133 21 245 0 25 400 2. 3. 370 7 s. 324 290 9. 227 s 2 481 7 fl 77 2 • Sip Income categories Car/station wagon Van SUV Pick up truck motorbike Total households By income category 33 Less than $10,000 88% 3% 9% $10,000 —14,999 64% 18% 27% 11 I $15,000 — 24,999 59% 37% 7% 1% 27 $25,000 — 34,999 50% 10% 31% 8% 133 $35,000 — 49,999 70% 0% 4% 18% 9% 245 SOUR.. 1OAa 1 MR ME RAMC TOA.L6000P0MCS nurva. wt.rmemc 101,7=1 OO xF v WA. �4r T4wgORDIMS O SPDOM PAvn v 007,PAYF3 IRN E ,UST 2 4 0, VJ o 1 a 6 1m cs WA, M. t10 2.G 3�3 2i2 11 'v �tl� 342 i12 9 6FM4 SMALL 36NLL PN MAW SMALL MEOW MEOW P601M�W �Z L�l- $ i1 78-11-11n 0-1 - -O X3- 'tz IL._1o_. _iM9�1.Oa — --11 111.1.111 all1111111111 r/r/A' m r mM.66piMPW,Aut St=MAGI ms acaa,Wn 54J 4FREE CPGE6 wAL4 i0WW2T • -z E P lot E MOM NW. OCCIDANCI 5 t CCCWAWI :{ILI - �llo'Z ulu=� tz t3 v1 Z'Sy ZW " ZR 3Z 1 RE$IOEM1AL PARKING 5 PARKING STALLS COMMERCIAL PARKING 34PARKING STALLS W.4*444WFS02.02 sittS a 4 swu a+nu sMUL ¢ L.W� `4 S sj; S 42 0 N Date: janaury 4, 2019 To: City of Tukwila - City Hall 6200 Southcenter Boulevard Tukwila, WA 98188 From: Bellwether Housing 1651 Bellevue Ave. Seattle, WA 98122 Subject: Reasoning for Compact Parking Stall Variance Dear Mayor Ekberg and Director Pace, This is a follow up on Bellwether initial request of the Parking Request dated on Dec. 4th, 2018 to provide additional information and justification for a higher maximum compact stall percentage. The current variance request is below: • Compact Parking Stall Variance: A higher maximum compact stall percentage of fifty percent (50%) from the current compact car allowance maximum of thirty percent (30%) of the total off-street parking stalls. Departure from: 18.56.090 Compact Car Allowance (Ord. 1795 §2 (part), 1997; Ord. 1758 §1 (part), 1995) Comparison between Tukwila and other similar local jurisdictions: City Name Zoning Code Compact Stall Size (Width and length at 90°) Maximum Compact percentage Tukwila 18.56.090 8'*16' A maximum of 30% of the total] off-street parking stalls may be permitted and designated for compact cars. Burien 19.20.100.6 7.5'*15' Compact Parking Spaces. In any development containing more than 20 parking spaces, up to 50 percent of the total number of required parking spaces may be sized to accommodate compact cars. In any development containing more than 80 parking spaces, at least 20 percent of the total number of parking spaces provided shall be sized to accommodate compact cars Renton 4-4-080-F-8-c 8.5'*16'(Surface) 7.5'*12' (Structured) '' iv. Maximum Number of Compact Spaces in the UC Zones: The maximum number of compact spaces shall not exceed fifty percent (50%). (Ord. 5030, 11-24-2003; Ord. 5759, 6-22-2015) • Structured parking - not to exceed fifty percent (50%). • All other uses - not to exceed thirty percent (30%). (Ord. 5030, 11-24-2003) DesMoines 18.210.100 8'*16' (1) A maximum of 50 percent of the total required off-street parking stalls may be permitted and designated for compact cars Kent 15.05.040.F.3 8'*16" 3. Compact car parking spaces shall not exceed thirty (30) percent of the total required parking, and shall be distributed throughout the entire parking area. For parking lots of more than twenty (20) stalls, up to fifty (50) percent of the total required parking may be compact car parking spaces. Federal Way 19.130.170 8'*15' In the CC-F and CC-C zones (similar zones to the project), the applicant may designate up to 40 percent of the number of parking spaces for compact stalls if the parking lot has more than 20 spaces. Auburn 18.52.050 8'*16' 2. Compact Parking. Compact spaces may be allowed within a parking lot up to a maximum of 30 percent of the total number of spaces. This maximum percentage can be increased to 50 percent when approval is obtained by the planning director following the procedures contained in ACC 18.52.135, Alternative parking layouts. Compact spaces can be clustered or dispersed throughout the parking lot. Issaquah 18.09.090 9'*15' Number Permitted: Up to sixty (60) percent of required parking may be sized for compact car stalls; provided, that compact spaces are not located along a fire lane. The designation of compact stalls must be included on the site plan. r ' • .,_ :• star "r` storage tro•h III C 3 f I_ L1 2 3 4pcl 5 6 wwotter I • J C 4 6 I L----_F i s 8c c 26'-0 c 8 56 55 54 r 53 52 JP S1 to c C 9 1 C c ,0 I- 12 c 13 c I U � .�� ,' , — 5 45 46 47 s 48 49 50 14 C c 11 C12 r 15C c12 - .n6 I IL 55-StU'y Apo ,... I j78.3d _ I LYE p ' i- _-- iiT ssi�� C 13 16 c C 13— 4 1 17 c 96 C 14 6 C 15 44 43 yyy 421 4' ,0 39 18 c U C 15 :it C 16 I 19 c ` 16 21 20 c C 17 E 7 =17 �' _ c18 r bees L c c18 5 r__ I Z— 1-jr UI 22 C LI C 19 n) d c C 19 d 34 35 36rili c I C 20 (move n) i /�P -4 r`�-1 it 56 FP 322.5 99 326.5 MICE',5 Level It', garage er C n33 it 32 31 30 29 28 27 26 fDDE trasrt 'e _—__------ — t OKk up 'BOOC DCK JP F �_ _ open - ZB 27 26 25 24 23 22 c 21 c aCwe Yarn {PYI 29 2.- 26 2.. ?4 :3 �� 21 C Plav area 625 s' 362 hammerhead turnaround - — � E10I 12 IYUI — In conclusion, Bellwether has confidence this request will address the project needs while balancing the City's policy requirements by minimally reducing the parking ratio to .9 per unit and by increasing the compact parking stall total from 30% to 50% allowable maximum of the total off-street parking stall. Thank you for your partnership and ongoing support. Please let me know if you have questions. Sincerely, Kasey Liedtke Housing Developer Bellwether Housing Date: December 4, 2018 To: City of Tukwila - City Hall 6200 Southcenter Boulevard Tukwila, WA 98188 From: Bellwether Housing 1651 Bellevue Ave. Seattle, WA 98122 Subject: Minor Amendment to Development Agreement between the City of Tukwila and Bellwether Housing Dear Mayor Ekberg and Director Pace, Thank you for your work in the last year of creating a development agreement between the City of Tukwila and Bellwether Housing. Bellwether currently owns approximately 56,000 sf of land within a quarter mile of the Tukwila light rail station. By developing and maintaining a 101-unit residential apartment building on this property, Bellwether will work to ensure the continued vibrancy, affordability, and economic strength of Tukwila during a time when affordable housing in the Puget Sound region is becoming increasingly scarce. Since the completion and approval of the Development Agreement, new information and conditions have become apparent, with implications on the design of the proposed development. Bellwether Housing is now requesting the following amendment to the current Development Agreement: • Parking Reduction: A lowered minimum ratio of .9 parking stalls per residential unit from the current 1 parking stall per residential unit. Development Agreement Amendment to the City of Tukwila, Ordinance 2563. In conjunction with a variance request. • Compact Parking Stall Variance: A higher maximum compact stall percentage of fifty percent (50%) from the current compact car allowance maximum of thirty percent (30%) of the total off-street parking stalls. Departure from: 18.56.090 Compact Car Allowance (Ord. 1795 §2 (part), 1997; Ord. 1758 §1 (part), 1995) New Conditions Several changes in the past year have altered Bellwether's project plans, including the parking requirements compared to tenant parking demand, the demographic characteristics of potential residents and the design/unit makeup of the project. Bellwether has analyzed and explored different building design options with the pre -development team consisting of Johnson Braund (architect), RAFN (contractor) and other third -party consultants. However, the pre -development team was unable to develop a conforming building design that meets the development goals and requirements set forth by the City of Tukwila and Bellwether Housing in the development agreement. After exhausting all design options Bellwether has dedicated resources to develop the most reasonable amendment request to the Development Agreement that achieves the original spirit of the agreement while making the project feasible for Bellwether to move forward. The following information outlines Bellwether's rationale for the request to reduce the parking ratio to .9 form 1:1 per residential unit. Parking Demand Bellwether contracted the firm TENW to conduct a Traffic and Parking Demand analysis. The report finds that no off -site parking impacts would result from the project if 71 parking stalls were provided. See Appendix A. King County Metro has since updated the data in the statistical model that comprises the Right Size Parking Calculator (V2.0). An evaluation of the Tukwila site using the new calculator results in an output of .74 parking stalls per unit, assuming that residents are not charged monthly for parking. See Appendix B. Bellwether has also analyzed its own data, finding that older residents and residents receiving vouchers have a lower demand for cars. See Appendix C. The Demographic Characteristics The two major sources of funding come from the Veterans, Seniors and Human Services Levy (VSHSL) and King County Transit -Oriented Development (TOD) Bond Allocations. Each funding source has implications on the demographics of residents, leading to a higher inclusion of senior residents and individuals transitioning out of homelessness; both populations which have an observed lower rate of parking demand within Bellwether's portfolio.' The following charts break down the unit type, rent limits, /nd the second chart convey whether the residents are to receive treatment in the REACH program or accessing resources through VSHSL. Participants receiving services from the REACH program are very unlikely to utilize parking at the site. Unit Mix (AII) Studio O1/1BR 2BR 3BR TOTALS 30%AMI 0 5 3 2 10 50%AMI 17 30 15 4 66 60% AM 0 5 12 7 24 80%AMI 0 0 0 0 0 100%AMI 0 0 0 0 0 Market Rate 0 0 0 0 0 CAUs/Managers 0 1 0 0 1 TOTALS 17 41 30 13 101 1 ?7a 41,0 UnitMix(AII) Studio O1/1BR 2BR 3BR TOTALS General Residents 7 28 18 7 60 REACH Participants 10 0 0 0 10 Veteran Residents (VSHSL) 0 5 0 0 5 Senior Residents (VSHSL) 0 7 3 0 10 Low -Income Families (VSHSL) ? 0 0 9 6 15 CAU /Managers 0 1 0 0 1 1. TOTALS 17 41 30 13 101 'See appendix B and C The Design/Unit Makeup The site plan for the project has developed 101 units of various sizes are planned under the current design iteration, below is the parking layout. Please see Appendix D for the full site plan. The current plan is to utilize the topography of land to maximize the parking stalls while fulfilling the other development requirements, such as the open space and setback requirements. In total there will be 96 totals stalls: 91 stalls will be for residents, and 5 stalls for guests and staff. In the garage, there will 56 stalls and 40 stalls will on the surface outside. This plan allows Bellwether build a 101-unit building while meeting the parking demand of the community without drastically changing scale or affecting project feasibility. — - .. L----r 1 IJ I I Proposed i01 u I 5-Story Apo. = (7$.,3 dU,ra,. I I_ __ 4 .- c. � f� I® 11•111111 I' _ 1 .24 a� — — — — — f star servitor '°t storage trash 7 y 2 J- I c 3 Ll 2 3 4 5 6 h01 hot er Iltlll1I I • r C 4 a c 5 L----ram I s c 9 c c 6 c. 26'-0. c e 56 55 54 53 52 _..I 51 10 c c 9 4 11� c 13 r I i2 c 13c �MD 5 45 46 47 i 48 49 50la 4 14 c C 11 r _ 15 c c 12 - C 13 16 c c 13 C la 6 H 17 c I 1 c 14 96 6 c 15 K 44 43 42 41 43 39 • 18 u c c 15 '" i C 16 r. I 19 C C 16 0 — 0 17 m 151 20-_ c 17 : 7 oases 21 a I'I C 18 g c 78 r , Yl`U g — c19 ^I ' 8 I 1 cl9 I 343536 23c c 20 hrore $ n) 8 ¢ e24 ` ) o — ' garegs er o 9 10 J ss Ff 322 5 ff J26.5ii4:P — `; 33 32 31 30 29 28 27 26 25 ]❑DC tort, 5 ------ —�.---L— �DC plot up Pc' 'ID — II open space _ 28 27 26 25 24 23 ocrtve yore (p1oy i 28 2' 26 25 23 I 1 ,1 pstly oreo 3625 s< harrinerhea, tumarovntl '- - _ - a3al .:.. — �■ - - i 12291 In conclusion, Bellwether has confidence this request will address the project needs while balancing the City's policy requirements by minimally reducing the parking ratio to .9 per unit and by increasing the compact parking stall total from 30% to 50% allowable maximum of the total off-street parking stall. Thank you for your partnership and ongoing support. Please let me know if you have questions. Sincerely, Kasey Liedtke Housing Developer Bellwether Housing t2,tai c).W 3° '(.0 3a /O Mihail flo5a,1 Appendix A: TENW Report TENW Transportation Engineering NorthWest MEMORANDUM DATE: August 8, 2018 TO: Jonathan Smith, Housing Development Associate, Bellwether Housing FROM: Michael Read, PE, Principal, TENW SUBJECT: Bellwether Affordable Apartments - 3481 South 152nd Street, Tukwila, WA Traffic and Parking Impact Analysis TENW Project No. 3638 This memorandum summarizes the results of a trip generation and parking demand analysis associated with the proposed Bellwether Affordable Apartments redevelopment of four existing single-famiI rhomes into 101 affordable apartment units (30 units deed restricted to affordable senior unitshNeterans) in a 5-story building with 84 off-street parking stalls located at 3481 South 152'nd/Street in Tukwila, WA. This memorandum includes a project description, new trips generated by the proposed development, parking demand analysis, transportation concurrency, site access, safety and circulation issues, and conclusions of the analysis. Project Description The proposed Bellwether Affordable Apartments project is located at 3481 South 152nd Street in Tukwila, WA. The proposed development proposes to redevelop the following lots in Tukwila: 1 single family home on Parcel Number 004300-0108 located at 3481 S 152nd Street, a vacant lot on Parcel Number 004300-0112 at 3601 S 152nd Street and 3 single family homes on Parcel Number 004300-01 16 at 3703, 3705, and 3707 S 152nd Street. Therefore, a total of 4 single-family homes would be removed as part of the project. A project site vicinity map is provided Attachment A. The proposed project would include up to 101 affordable apartment units in a 6-story building (includes underground garage floow) and 84 on -site parking stalls with 56 stalls in a parking garage and 28 stalls in a surface parking lot. Of the 101 units, 30 would be deed restricted to serve as seniors only (55+ years) and King County Veterans under the Veterans, Seniors, Human Services Levy (VSHLS) program. All existing site driveways nndd the existing alleyway of Rainbow Circle onto S 152nd Street would be removed and one new site ii eway located on fhe`eastern edge -of -the -property T` would be provided onto S 152nd Street. Project completion and occupancy is expected by 2020. A conceptual site plan is provided as Attachment B. Transportation Planning I Design I Traffic Impact & Operations PO Box 65254, Tukwila, WA 98155 I Office (206) 361-7333 Traffic and Parking Impact Analysis Bellwether Affordable Apartments - 3481 South 152nd Street, Tukwila, WA Project Trip Generation Analysis Published trip rate equations compiled by the Institute of Transportation Engineers (ITE) Trip Generation, /Gh Edition, were used to estimate daily, a.m. and p.m. peak hour traffic that would be generated by the proposed development assuming new Multifamily Housing (Mid - Rise) (ITE Land Use Code 221) was estimated, and removal of Single -Family Detached Housing (ITE Land Use Code 210) was applied. As shown in Table 1, an estimated net increase of approximately 429 daily, 28 new a.m. peak hour (7 entering and 21 exiting), and 33 new p.m. peak hour vehicular trips (20 entering and 13 exiting) would be generated with development of the site when considering typical ITE trip generation rates and the adjacent Sound Transit Link Light Rail Tukwila International Boulevard Station (within 500 feet of the project site). A detailed summary of trip generation calculations is provided in Attachment C. Table 1 Bellwether Affordable Apartments - 3481 S 152nd Street Net Trip Generation Summary Time Period In Out Total ITE Rates with Adjustments for Light Rail and Transit Services Proximity Weekday AM Peak Hour Weekday PM Peak Hour Weekday Daily 7 20 215 21 13 214 28 33 429 Source: ITE Trip Generation Manual, 10th Edition. Parking Demand Analysis A parking impact analysis was conducted to evaluate parking demand generated by the proposed project. The parking impact analysis reviewed: > City of Tukwila parking requirements. ➢ Parking demand of the proposed development using ITE rates. ➢ City of Tukwila parking requirements. The project would provide up to 84 on -site parking stalls with 56 stalls in a parking garage and 28 stalls in a surface parking lot. City of Tukwila Parking Requirements Based upon the Development Agreement By and Between the City of Tukwila and Bellwether Tukwi/a LLLP for Tukwila Apartments, February 20, 2018, Table 2 summarizes minimum off- street parking stalls required. As shown, the City of Tukwila would require 101 off-street parking stalls for the proposed residential uses. GTENW August 8, 2018 Page 2 Traffic and Parking Impact Analysis Bellwether Affordable Apartments - 3481 South 152nd Street, Tukwila, WA Table 2 Bellwether Affordable Apartments - 3481 S 152nd Street Parking Requirements Minimum Off -Street Parking Parking Component Requirements' Size Total Residential Uses 1 stalls per unit 101 101 Total Minimum Off -Street Parking Supply 101 1 - Per Development Agreement By and Between the City of Tukwila and Bellwether Tukwila LLLP for Tukwila Apartments, February 20, 2018. Project Parking Demand For the project, the Institute of Transportation Engineers Parking Generation; fourth Edition, 2010 and transit availability were all considered to determine parking demand for the proposed Bellwether Affordable Apartments at 3481 South 152nd Street in Tukwila, WA. Based upon Land Use Code 221 for Low/Mid-Rise Apartments, direct application of published rates in Parking Generation, 4th Edition, estimates the peak development parking demand at a total of 71 parking stalls (see Table 3). Given the proximity of the Sound Transit link Light Rail Tukwila International Boulevard Station, a 15 percent reduction in parking demand is expected for transit accessibility. This finding is in line with the King County Right Size Parking model (see Attachment D), which recommends a "built" parking stall ratio of 0.84 stalls per unit for the residential components of the site (or 84 stalls), but these do not consider the senior living units. Based on ITE parking generation estimates adjusted for light rail/transit proximity, on -site parking demand generated by the project is expected to be 71 peak stalls. Therefore, the proposed parking supply of 84 on -site parking stalls would meet the parking demand and the City of Tukwila's off-street parking requirements. Table 3 Bellwether Affordable Apartments - 3481 S 152nd Street Off -Street Parking Demand Peak Parking Demand Component Rate or Adjustment Demand Low/Mid-Rise Apartments (ITE LUC 221)1 Senior Adult Housing (ITE LUC 252)1 Stalls = 0.92 X 71 Units 65 Stalls = 0.59 X 30 Units 18 /P/ Total Parking Demand Using ITE Rates (Without discounts) 83 Transit Service 15% reduction -12 Total Parking Demand With Adjustment 71 1 - Parking Generation Manual, 4rh Edition, ITE, 2010 and does not discount for vehicle availability factors, time of day variations or shared parking demands. %TENW August 8, 2018 Page 3 Traffic and Parking Impact Analysis Bellwether Affordable Apartments -3481 South 152'd Street, Tukwila, WA City of Tukwila Bicycle Parking Requirements Based upon City of Tukwila bicycle parking standards (City of Tukwila Municipal Code Figure 18-7 — Required Number of Parking Spaces for Automobiles and Bicycles), Table 4 summarizes minimum off-street bicycle parking stalls required. As shown, the project would be required to provide a minimum of 8 off-street bicycle parking stalls. Table 4 Bellwether Affordable Apartments - 3481 S 152nd Street Bicycle Parking Requirements Minimum Off -Street Bicycle Parking Component Parking Requirements' Size Total Single-family and 1 per 10 Parking Stalls 84 Stalls 8 Multi -family Dwellings Total Minimum Off -Street Bicycle Parking Supply 8 1- Per City of Tukwila Municipal Code, Figure 18-7 - Required Number of Parking Spaces for Automobiles and Bicycles. Transportation Concurrency The proposed development would be required to apply for a transportation concurrency review with more than 30 net new p.m. peak hour trips based upon the City of Tukwila's Municipal Code. The fee estimated for this concurrency review is $12,000 given the total number of units proposed. Site Access and Safety Issues All existing site driveways and the existing alleyway of Rainbow Circle onto S 152nd Street would be removed and one new site driveway located on the eastern edge of the property would be provided onto S 152nd Street. Along the project site driveway, a hammerhead turnaround area would be provided on the southwest corner of the property and this driveway would also serve as a fire apparatus access roadway. Field work was conducted by TENW along S 152nd Street on Monday, July 23, 2018. Driver entering sight distance is about 340 feet to the west and about 600 feet to the east for the proposed new site driveway onto S 152nd Street. Based upon AASHTO design requirements, a minimum of 335 feet is required for entering sight distance and 200 feet is required for design stopping sight distance for Jeff -turns, which is the worst case scenario as opposed to right -turns (AASHTO Green Book, Exhibit 9-55. Design Intersection Sight Distance — Case B 1 — Left Turn from Stop). Therefore, the new site driveway onto S 152nd Street would meet minimum AASHTO entering and stopping sight distance requirements. To make sure that sight distance requirements are to be met to the west, foliage should be trimmed and building setbacks should be constructed such that they do not conflict with driver sight distance. The proposed new project site driveway onto S 152nd Street would be located approximately 170 feet between centerlines of an existing site driveway to the west at 3489 S 152nd Street TENW August 8, 2018 Page 4 ..<191) i to iU IY—dU4dagmli 4/„) y': c / , ; Traffic and Parking Impact Analysis Bellwether Affordable Apartments - 3481 South 152nd Street, Tukwila, WA and about 100 feet between centerlines of an existing site driveway to the east at 3721 S 1 52nd Street, with both driveways located on the same side of the street. For driveways located on the opposite side of the street, the project site driveway onto S 152nd Street would be located approximately 70 feet between centerlines of an existing site driveway to the west and about 65 feet between centerlines of an existing site driveway to the east for the Rainbow Trailer Haven at 3714 S 152nd Street. Conclusions The proposed Bellwether Affordable Apartments development located at 3481 South 152nd Street in Tukwila, WA was evaluated for increased traffic and parking demands. A net increase of approximately 429 new daily, 28 new a.m. peak hour trips, and 33 new p.m. peak hour vehicular trips are estimated, and are not expected to generate any significant adverse traffic impacts. With 33 net new p.m. peak hour trips, the proposed project is required to perform a transportation concurrency review. The City requires 101 off-street parking stalls and the proposed development is providing 84 on -site parking stalls. However, a parking demand analysis concludes that with the proposed 84 stalls no off -site parking impacts would result due to the proposed project. The City may require however, a variance in off-street parking or implementation of transportation and parking demand management (TDM) to reduce the required minimum supply. The development would also be required to provide a minimum of 8 off-street bicycle parking stalls. To ensure that sight distance requirements at the project site driveway onto S 152nd Street are met to the west, foliage should be trimmed and building setbacks should be constructed such that they do not conflict with driver sight distance. The City of Tukwila assesses a traffic impact fee for multi -family units of $435.09 in Zone 3 (City of Tukwila Municipal Code, Figure 9-1 Traffic Impact Fee Schedule 2007). The development can take an impact fee credit for the 4 single family homes that are proposed for removal. In addition, the proposed development can apply a fee reduction of 80% for an affordability target of 50% for any unit size, a 60% fee reduction for an affordability target of 60% for 2 or more bedrooms and 40% fee reduction for an affordability target of 80% for 2 or more bedrooms (City of Tukwila Municipal Code 9.48.125 Exemptions). Therefore, the proposed development would be assessed an estimated traffic impact fee of $36,308.03 for 101 affordable apartment units (calculations provided in Attachment E). If you have any questions regarding the information presented in this memo, please call me at (206) 361-7333 x 101 or mikeread@tenw.com. TENW August 8, 2018 Page 5 TENW Report Attachment A Site Vicinity Map It • 41,„ •-• IV/ P'-'t 71" , • . , , ;•.,_ i ..• - - I' _ --.sti" -,'.k. — '-'-'•-• - ' '1% ! l';'`'' • '7 " , • -_......-1-....-' 1 .. .' 1 --4.' 46,,,,_ • ---,...i_ - : •11!, 1 ' ' 4 A . -•-' --.F.' - - A,r.,?,:-; :-..„+::`,1c_.;...1,,,,...1-,--1 ,, 0::,.., . . 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L r,j,, t,,:',141-1 i. -' ,,,_;. :, , _ ,." .;-, 3 _ 'i:, , - -:-•-:' .,-..-46..-," ,.., ,1, ,, '- / ,..,,: ,-,,,, - , •,5 ,,•.7. ....147-7-1,,, '''. • — - II ,•1 ,„, 2 .; .- 4 ,.., i kr.- . ., - - ,•• -, • Not to Scale) TENW Project Site Vicinity Bellwether Affordable Apartments 3481s I 52nd St. Tukwila, WA offic and Parking Impact Analysis TENW Report Attachment B Conceptual Site Plan TENW Report - Old Site Plan stall 414C. se:fv14'es f stooge 4 5 has wrOcr 6 56 55 54 g 53 2151 45 46 47 48 44 50 t4 43 42 41 39 bins 3 35 3v 37 ;a FP 322.5 7 r; c c 11 c 1,2 C 13 c 14 e 17 C 16 r 19 C 20 c 21 c 23 c 74 c 33 32 31 30 9 21 27 2 25 0 III O000 L._ open sp^.ce- ploy croc 4,250 s1 1ruh. pick up hammerhead turnaround t NORTH TENW Report Attachment C Project Trip Generation Estimate TENW Report ITE Trip Generation, 10th Edition Bellwether Affordable Apartments - 3481 S 152nd St, Tukwila, WA Proposed X LU Code AM Peak Enter Exit Trips PM Peak Enter Exit Trips Daily Trips Daily Rate AM Rate PM Rate Multifamily Housing (Mid -Rise) 101 221 9 26 36 27 18 44 549 5.44 0.36 0.44 Removed aa-3 Single -Family Detached Housing 4 210 -1 -2 -3 -2 -2 ;07 -40 9.44 0.74 0.99 Net Trips without Mode Split Adjustments 8 25 33 24 16 40 510 Frequent Transit Walk Access' 15% reduction for residential trips only -1 -4 -5 -4 -3 -7 -82 Net Total with Project 7 21 28 20 13 •. 33 428 1. Source: Frequent Fixed Route Transit Service to Tukwila Light Rail Station, Seattle CBD gi Other Regional Destinations. �5 2 024503D. Attachment C-E-TGEN Parking Demands Impact Fees.xls TENW Report Attachment D King County Right Size Parking Model Results Right Size King County Multi -Family Residential Parking Catculator Parking TOOLS TO BALAIsCE SUPPLY HELP US UPDATE CALCULATOR. ABOUT THIS SITE Enter a location.. 3 Parcels Selected yr Building & Parking! Specifications STUDIOS: 'I BEDROOMS: 2 BEDROOMS: 3-- BEDROOMS: L ParLogiUnft Rata 0 0.86 Location Characteristics NUMBER AVERAGE OF UNITS RENT (3) 17 $975 41 $1,150 Patting Impacts RESIDENTIAL AREA (SO FT) 550 750 30 $1,450 950 13 $1,575 1200 TOTAL: 101 $1,264 84,200 NUMBER OF AFFORDABLE UNITS: MONTHLY PRICE PER STALL: ($) 101 $200 Haw can unbundled (priced) parking influence parking/unit ratios? The parking!unit ratios below are calculated using preset unbundled parking prices based on parcel location and rent adjustments resulting from unbundling. AVG. MONTHLY ADJUSTED COST TO RESULTING PRICE OF PARKING PER — AVERAGE RESIDENT PARKING. STALL RENT (rent+parking) RATIO Bundled Parking = $0 Unbundled Parking = $242 $1,436 $1,436 $1,228 $1,431 1.01 0.84 Parkin < .5 Stalls ET e -RePoit ark!' refe /- Vers -Cell CO (60/0 elssib "i2 1 see Q/2-/X;150 .t.:117}4 ct- Ctirreil [Mate dqta. nit Ratio Number of Stalls) >=1.5StaEls It SELECT 404, DP.AW MERGE SELECT AREA 'qr 0 CLEAR vtainbow co re, r LJ Map Satellite S 152nd St Mao data..Q2111$ ("Swale TacinacaiLla.e. Report a crtao er/Qc_ Selection Info A TENW Report Attachment E Traffic Impact Fee Calculation TENW Report TENW Estimate of Traffic Impact Fees Bellwether Affordable Apartments - 3481 S 152nd St, Tukwila, WA Proposed Uses Units Fee Rate Affordability Reduction Impact Fee Estimate Multi -family Any Unit Size 58 $ 435.09 80% $ 20,188.18 Multi -family 2 or More Bedrooms 43 $ 435.09 60% 20188.176 $ 40,376.35 Current Site Uses Units Fee Rate Impact Fee Credit Single Family Homes -4 $ 1,016.88 (4,068) (4,067.52) $ 36,308.83 City of Tukwila Municipal Code, Figure 9-1 Traffic Impact Fee Schedule 2007. Appendix B: Right -Sized Parking Version 2 Estimate Appendix B — Updated King County Metro Rights Sized Parking Calculator V2.0 Right Size King County Multi -Family Residential Parking Calculator V2.0 Parking 1 GLS TO BALANCE SUPPLY Enter a location... 3 Parcels Selected 0 op inns Building & Parking Specifications STUDIOS. 1 BEDROOMS 41 5936 2 BEDROOMS. 30 S1,123 3. BEDROOMS: 13. $1,298 TOTAL 101 61,038 AFFORDABLE UNITS } 101i PARKING PARKING STALLS PRICE PER STALL 1SlMOy. Lora[ion Characteristics ParkrlglUnil Rake 0 Parking Impacts NUMBER AVERAGE RESIDENTIAL OF UNITS RENT IS) AREA (SO ET) S9361 425i sci 560 800 1050 67,836 + Parking Oversupplied tor this price. RESET Optimized Parking Supply and Market Price Modeled parking ,•n . 'cuthdi ig Is 75 parked cars and this estimate has a range of 70 -80 cars per building. 66 stalls is the optimal parking capacity priced at S0.'mo. X 84 stalls is too many, parking use is estimated at 75 cars. with SOimo price per stall. .I S 152nd St S 152nd St 6 cP t] S 152nd St Parking/Unit Ratio (Number of Stalls/Unit) o030 IN NNE <_ t 22 'Rainbow ci, S 152nd St Appendix C: Internal Bellwether Data Household Parking Demand by Age Group ---09 parking -. demand c among 006- �— �- residents, W Bellwether E initiated a 003- research effort during the summer of 90- 2018. This project involved a quantitative analysis of parking demand, utilizing existing internal data, site analysis, and resident surveys to identify the relationship between parking demand and potentially predictive variables. Six sites, selected for their diversity in terms of bedroom types, amount of parking available, locations within the city, AMI percentages, and racial diversity, were selected for research. Among the six sites selected for research, 37% of households responded in the form of 206 survey responses. Following a series of statistical analyses, it was determined that parking demand does significantly vary by age. Using a 90% confidence interval, older residents were found to have a significantly lower rate of parking Parking Demand demand than younger residents, and the surveyed 90% population as a whole. Confidence Mean Interval It's worth noting that the relatively higher parking Younger (<55) 0.97 .87 -1.08 demand from the study (.87 average) is a result of Older (>= 55) 0.61 .46 - .76 the study sample, in which a majority of All 0.87 .78 - .96 respondents were from less transit -accessible sites ((Stone Way Apartments, Kingway Apartments, and Rose Street Apartments) compared to the Tukwila Site. Older i>=55) Sites In an effort to better understand Younger (<55) Appendix D: Current Site Plan and Parking Layout Site Statistics 336-1 0H: a Aw.P0 NA;I: 4 I to * Wow 330 3�6 / w S. 152nd Sreet 'l/ • .$)s../ os. 7 PARCEL A 324 30' PRIVATE INGRESS/EGRESS EASEMENT REC. NO. 5092557 It22.911 / 0 IN8813'46*W 185.92 / LA 0 • -5a /i, ONP/ OHF- OH ,11 3481 S 152nd Street - KC Parcel #0043000108 � I 3601 S 152nd Street - KC Parcel #0043000112 3703-07 S 152nd Street - KC Parcel #0043000116 ` I/ Site area: 56,314 sf (1.29 acres) c — / ,{20'-0" Zoning: HDR w/ Development Agreement to apply URO Urban Renewal Overlay standards See sheet PO for Legal Description Existing Site Survey a_ - _ 1PARCEL B Bellwether Affordable Apartments \01 Existing buildings to be demolished, typical Proposed Site Plan Existing trees to be removed, typical Existing trees to remain, typical Tukwila, Washington Existing trees to remain 0 10 20 40 scale: 1" = 40'-0" JOHNSON BRAUND INC. 15200 5200 Ave. South Suite 300 Seattle, WA 98188 Phone 206.788.8300 c) 10'-0• " level one' le el two setback & setback landscape buffer 336� '-f%knd Street ct irb.gutteF-side �tk Movements 1n laza frontage active yard (play) Proposed 101 uni 5-Story Apartmen (78.3du/ar=, N8813'46'W 185.921 • c 11 c 12 c 13 63'-6" LeI P1 .arage ent trash pick up Ova) Qoaa) ooa a4ta) r kieve one setback & landscape buffer level one tback & Idndscape buffer REVISION: -shift bldg. 6 ft to west - convert head -in parking to compact - add (12) std. parallel stalls total parking: 96 garage: 56 surface head -in: 28 surface parallel: 12 (compact = 42%) 10'-0" Survey / Schematic Site Plan P Parking revision 11-05-2018 20'-0" 96'-6%2" 69'-5" stair ELEC. services / storage trash hot water L —I 56 55 54 53 52 r I� 51 45 46 47 48 I- Al 50 44 43 42 4 4�0 39 bikes 38 34 35 36 stair 56 FF 322.5 7 c 8 c 9 c 10 c 11 c 12 c 13 c 14 c 15 c 16 c 17 c i 18 c 19 c 20 c 0 21 c 22 c 23 c 24 c c 11 c 12 c 13 c 14 c 15 c 16 c 17 c 18 c 19 20 (move 33 32 31 30 29 28 27 26 25 ❑ ❑ n) Level P1 Floor Plan aerial apparatus fire access FF 326.5 trash ❑❑❑❑ pick up open space - play area 3625 sf 28 27 26 25 24 23 22 21 c hammerhead turnaround Bellwether Affordable Apartments 5 6 7 8 9 10 11 12 Tukwila, Washington 22,700 sf parking garage (56) stalls Level 1 Floor Plan 17,150 sf Lobby / Amenity Area Unit Mix: (02) live/work (01) studio unit (07) 1-bed units (06) 2-bed units (01) 3-bed units (17) total units Surface Parking (28) stalls 0 8 16 32 scale: 1 /32" = 1'-0" JOHNSON BRAUND INC. 15200 52nd Ave. South Su to 300 Seattle, WA 98188 Phone 206.766.8300 c 20'-0" 99'-6%2" FIR co mand 332.5 FF lobby amenity offices COMMUNITY ROOM 1,050 SF COURTYARD 4,950 SF Isi—,II-,iliWI�—I 1I—iI—' i 0II (II I II 11 !- 1 s I s =_ LN I■ I■7 I IF— I: T.a; a, a trash / Janitor terrace 66'-5" c g,, 2 3 4 5 7 8 9 10 Schematic Floor Plans P2 Parking revision 11-05-2018 20'-0" 103'-6%2" 62'-5" 20'-0" 103'-6%2" M co st ■11 ■11 ■11 u u Y rl • x • == ■r 7= MI \ `1—.\ ii.\ r REVISION stair tow rs now encroach on 25 ft (level 4) s deyard setback) 1 st it ele trash / janitor laundry 11 • • �I► n 4101: x 1 .. Tall . n m:r 1.1,, fitir:„. • x FBI r 41RR elev. ' �1 ; n -ii . 1 _. I III 01 III. It '.L ■ • • •E :WI me_ En I IT 164 4 1 H H ■i Bellwether Af-ordable Apartments Levels 2-5 Floor Plan 17,100 sf Unit Mix: (04) Studio units (08) 1-bed units (06) 2-bed units (03) 3-bed units (21) units each Tukwila, Washington 0 N Roof Plan ri roof access elevator overrun unoccupied roof 0 8 16 32 scale: 1 /32" = 1'-0" 41> JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 M • roof access flat membrane roof elevator overrun 56'-6" parapet, typical Schematic Floor Plans p 3 Parking revision 11-05-2018 Date: October 11, 2018 To: City of Tukwila - City Hall 6200 Southcenter Boulevard Tukwila, WA 98188 From: Bellwether Housing 1651 Bellevue Ave. Seattle, WA 98122 Subject: Major Amendment to Development Agreement between the City of Tukwila and Bellwether Housing Dear Mayor Ekberg and City Councilmembers, Thank you for your work in the last year of creating a development agreement between the City of Tukwila and Bellwether Housing. Bellwether currently owns approximately 56,000 sf of land within a quarter mile of the Tukwila light rail station. By developing and maintaining a 101-unit residential apartment building on this property, Bellwether will work to ensure the continued vibrancy, affordability, and economic strength of Tukwila during a time when affordable housing in the Puget Sound region is becoming increasingly scarce. Since the completion and approval of the development agreement, new information and conditions have become apparent, with implications on the design of the proposed development. Bellwether Housing is now requesting the following amendment to the current Development Agreement: • Parking Reduction: A lowered minimum ratio of .83 parking stalls per residential unit from the current 1 parking stall per residential unit. New Conditions Several changes in the past year have altered Bellwether's project plans, including parking. This includes but is not limited to, changes in calculated project costs, the demographic characteristics of potential residents and the design/unit makeup of the project. Costs are estimated to be higher by a yet -unknown amount due to the introduction of new steel and aluminum tariffs. These tariffs will impact the cost of development by increasing project overhead. A reduction in parking can help to recoup these losses.' Two major sources of funding come from the Veterans, Seniors and Human Services Levy (VSHSL) and King County Transit -Oriented Development (TOD) Bond Allocations. Each funding source has implications on the demographics of residents, leading to a higher inclusion of senior residents and individuals transitioning out of homelessness; Both populations which have an observed lower rate of parking demand.' Participants receiving services from the REACH program under the TOD funding are very unlikely to utilize parking at the site. Lastly, the site plan for the project have developed. 101 units of various sizes are planned under the current design iteration. The following charts conveys a breakdown by unit type, rent limits, and whether the resident is receiving treatment in the REACH program or accessing resources through VSHSL. Unit Mix (AII) Studio O1/1BR 2BR 3BR TOTALS 30%AMI 0 5 3 2 10 50%AMI 17 30 15 4 66 60%AMI 0 5 12 7 24 80%AMI 0 0 0 0 0 100%AMI 0 0 0 0 0 Market Rate 0 0 0 0 0 CAUs/Managers 0 1 0 0 1 TOTALS 17 41 30 13 101 1 An analysis by the firm MGAC found a .6% increase in overall project costs due to steel tariffs 2 See appendix B and C UnitMix(AII) Studio O1/1BR 2BR 3BR TOTALS General Residents REACH 7 28 18 7 60 Participants Veteran Residents 10 0 0 0 10 (VSHSL) Senior Residents 0 5 0 0 ' 5 (VSHSL) Low -Income Families 0 7 3 0 10 (VSHSL) 0 0 9 6 15 CAUs/Managers 0 1 0 0 1 TOTALS 17 41 30 13 101 The Cost of Parking Bellwether's goal is to maximize the number of units under the current development agreement, but current cost pre -stall range from $55,000 to $70,000. The total cost to provide parking at 1:1 ratio would be from $5.5mm to $7mm to build 101 parking stalls, the cost is simply not financially feasible for an affordable project that depends upon public funders to allocate scarce resources to cover parking costs. However, we understand the importance of including parking that is financial feasible in this project. The .83 parking ratio is financial feasible and meets the desires of King County not to fund excess parking near a mass transit hub. New Information In addition to changes in project's conditions, there are several sets of newly available data and accompanying analysis that offer novel insights into the project's potential parking demand. Bellwether contracted the firm TENW to conduct a Traffic and Parking Demand analysis. The report finds that no off -site parking impacts would result from the project if 71 parking stalls were provided. See Appendix A. King County Metro has since updated the data and statistical model that comprises the Right Size Parking Calculator (V2.0). An evaluation of the Tukwila site using the new calculator results in an output of .74 parking stalls per unit, assuming that residents are not charged monthly for parking. See Appendix B. Bellwether has also analyzed its own data, finding that older residents and residents receiving vouchers have a lower demand for cars. See Appendix C. Appendix A: TENW Report TENW Transportation Engineering NorthWest MEMORANDUM DATE: August 8, 2018 TO: Jonathan Smith, Housing Development Associate, Bellwether Housing FROM: Michael Read, PE, Principal, TENW SUBJECT: Bellwether Affordable Apartments — 3481 South 152nd Street, Tukwila, WA Traffic and Parking Impact Analysis TENW Project No. 3638 This memorandum summarizes the results of a trip generation and parking demand analysis associated with the proposed Bellwether Affordable Apartments redevelopment of four existing single-family homes into 101 affordable apartment units (30 units deed restricted to affordable senior units, veterans) in a 5-story building with 84 off-street parking stalls located at 3481 South 152nd Street in Tukwila, WA. This memorandum includes a project description, new trips generated by the proposed development, parking demand analysis, transportation concurrency, site access, safety and circulation issues, and conclusions of the analysis. Project Description The proposed Bellwether Affordable Apartments project is located at 3481 South 152nd Street in Tukwila, WA. The proposed development proposes to redevelop the following lots in Tukwila: 1 single family home on Parcel Number 004300-0108 located at 3481 S 152nd Street, a vacant lot on Parcel Number 004300-01 12 at 3601 S 152nd Street and 3 single family homes on Parcel Number 004300-01 16 at 3703, 3705, and 3707 S 152nd Street. Therefore, a total of 4 single-family homes would be removed as part of the project. A project site vicinity map is provided Attachment A. The proposed project would include up to 101 affordable apartment units in a 6-story building (includes underground garage floow) and 84 on -site parking stalls with 56 stalls in a parking garage and 28 stalls in a surface parking lot. Of the 101 units, 30 would be deed restricted to serve as seniors only (55+ years) and King County Veterans under the Veterans, Seniors, Human Services Levy (VSHLS) program. All existing site driveways and the existing alleyway of Rainbow Circle onto S 152nd Street would be removed and one new site driveway located on the eastern edge of the properly would be provided onto S 152nd Street. Project completion and occupancy is expected by 2020. A conceptual site plan is provided as Attachment B. Transportation Planning I Design I Traffic Impact & Operations PO Box 65254, Tukwila, WA 98155 I Office (206) 361-7333 Traffic and Parking Impact Analysis Bellwether Affordable Apartments -3481 South 152nd Street, Tukwila, WA Project Trip Generation Analysis Published trip rate equations compiled by the Institute of Transportation Engineers (ITE) Trip Generation, 10'h Edition, were used to estimate daily, a.m. and p.m peak hour traffic that would be generated by the proposed development assuming new Multifamily Housing (Mid - Rise) (ITE Land Use Code 221) was estimated, and removal of Single -Family Detached Housing (ITE Land Use Code 210) was applied. As shown in Table 1, an estimated net increase of approximately 429 daily, 28 new a.m. peak hour (7 entering and 21 exiting), and 33 new p.m. peak hour vehicular trips (20 entering and 13 exiting) would be generated with development of the site when considering typical ITE trip generation rates and the adjacent Sound Transit Link Light Rail Tukwila International Boulevard Station (within 500 feet of the project site). A detailed summary of trip generation calculations is provided in Attachment C. Table 1 Bellwether Affordable Apartments - 3481 S 152nd Street Net Trip Generation Summary Time Period In Out Total ITE Rates with Adjustments for Light Rail and Transit Services Proximity Weekday AM Peak Hour 7 21 Weekday PM Peak Hour 20 13 Weekday Daily 215 214 28 33 429 Source. ITE Trip Generation Manual, 10th Edition. Parking Demand Analysis A parking impact analysis was conducted to evaluate parking demand generated by the proposed project. The parking impact analysis reviewed: ➢ City of Tukwila parking requirements. ➢ Parking demand of the proposed development using ITE rates. ➢ City of Tukwila parking requirements. The project would provide up to 84 on -site parking stalls with 56 stalls in a parking garage and 28 stalls in a surface parking lot. City of Tukwila Parking Requirements Based upon the Development Agreement By and Between the City of Tukwila and Bellwether Tukwila LLLP for Tukwila Apartments, February 20, 2018, Table 2 summarizes minimum off- street parking stalls required. As shown, the City of Tukwila would require 101 off-street parking stalls for the proposed residential uses. 6TENW August 8, 2018 Page 2 Traffic and Parking Impact Analysis Bellwether Affordable Apartments - 3481 South 152^d Street, Tukwila, WA Table 2 Bellwether Affordable Apartments - 3481 S 152nd Street Parking Requirements Minimum Off -Street Parking Parking Component Requirements' Size Total Residential Uses 1 stalls per unit 101 101 Total Minimum Off -Street Parking Supply 101 1 - Per Development Agreement By and Between the ay of Tukwi/a and Bellwether Tukwila LLLP for Tukwila Apartments, February 20, 2018. Project Parking Demand For the project, the Institute of Transportation Engineers Parking Generation, Fourth Edition, 2010 and transit availability were all considered to determine parking demand for the proposed Bellwether Affordable Apartments at 3481 South 152nd Street in Tukwila, WA. Based upon Land Use Code 221 for Low/Mid-Rise Apartments, direct application of published rates in Parking Generation, 4th Edition, estimates the peak development parking demand at a total of 71 parking stalls (see Table 3). Given the proximity of the Sound Transit Link Light Rail Tukwila International Boulevard Station, a 15 percent reduction in parking demand is expected for transit accessibility. This finding is in line with the King County Right Size Parking model (see Attachment D), which recommends a "built" parking stall ratio of 0.84 stalls per unit for the residential components of the site (or 84 stalls), but these do not consider the senior living units. Based on ITE parking generation estimates adjusted for light rail/transit proximity, on -site parking demand generated by the project is expected to be 71 peak stalls. Therefore, the proposed parking supply of 84 on -site parking stalls would meet the parking demand and the City of Tukwila's off-street parking requirements. Table 3 Bellwether Affordable Apartments - 3481 S 152nd Street Off -Street Parking Demand Peak Parking Demand Component Rate or Adjustment Demand Low/Mid-Rise Apartments (ITE LUC 221)1 Senior Adult Housing (ITE LUC 252)1 Stalls = 0.92 X 71 Units 65 Stalls = 0.59 X 30 Units 18 Total Parking Demand Using ITE Rates (Without discounts) 83 Transit Service 15% reduction -12 Total Parking Demand With Adjustment 71 1 - Parking Generation Manual, 4'h Edition, ITE, 2010 and does not discount for vehicle availability factors, time of day variations or shared parking demands. TENW August 8, 2018 Page 3 Traffic and Parking Impact Analysis Bellwether Affordable Apartments -- 3481 South 152nd Street, Tukwila, WA City of Tukwila Bicycle Parking Requirements Based upon City of Tukwila bicycle parking standards (City of Tukwila Municipal Code Figure 18-7 — Required Number of Parking Spaces for Automobiles and Bicycles), Table 4 summarizes minimum off-street bicycle parking stalls required. As shown, the project would be required to provide a minimum of 8 off-street bicycle parking stalls. Table 4 Bellwether Affordable Apartments - 3481 S 152nd Street Bicycle Parking Requirements Minimum Off -Street Bicycle Parking Component Parking Requirements' Size Total Single-family and 1 per 10 Parking Stalls 84 Stalls 8 Multi -family Dwellings Total Minimum Off -Street Bicycle Parking Supply 8 1- Per City of Tukwila Municipal Code, Figure 18-7 - Required Number of Parking Spaces for Automobiles and Bicycles. Transportation Concurrency The proposed development would be required to apply for a transportation concurrency review with more than 30 net new p.m. peak hour trips based upon the City of Tukwila's Municipal Code. The fee estimated for this concurrency review is $12,000 given the total number of units proposed. Site Access and Safety Issues All existing site driveways and the existing alleyway of Rainbow Circle onto S 152nd Street would be removed and one new site driveway located on the eastern edge of the property would be provided onto S 152nd Street. Along the project site driveway, a hammerhead turnaround area would be provided on the southwest corner of the property and this driveway would also serve as a fire apparatus access roadway. Field work was conducted by TENW along S 152nd Street on Monday, July 23, 2018. Driver entering sight distance is about 340 feet to the west and about 600 feet to the east for the proposed new site driveway onto S 152nd Street. Based upon AASHTO design requirements, a minimum of 335 feet is required for entering sight distance and 200 feet is required for design stopping sight distance for left -turns, which is the worst case scenario as opposed to right -turns (AASHTO Green Book, Exhibit 9-55. Design Intersection Sight Distance — Case B 1 — Left Turn from Stop). Therefore, the new site driveway onto S 152nd Street would meet minimum AASHTO entering and stopping sight distance requirements. To make sure that sight distance requirements are to be met to the west, foliage should be trimmed and building setbacks should be constructed such that they do not conflict with driver sight distance. The proposed new project site driveway onto S 152nd Street would be located approximately 170 feet between centerlines of an existing site driveway to the west at 3489 S 152nd Street TENW August 8, 2018 Page 4 Traffic and Parking Impact Analysis Bellwether Affordable Apartments - 3481 South 152,,d Street, Tukwila, WA and about 100 feet between centerlines of an existing site driveway to the east at 3721 S 152nd Street, with both driveways located on the same side of the street. For driveways located on the opposite side of the street, the project site driveway onto S 152nd Street would be located approximately 70 feet between centerlines of an existing site driveway to the west and about 65 feet between centerlines of an existing site driveway to the east for the Rainbow Trailer Haven at 3714 S 152nd Street. Conclusions The proposed Bellwether Affordable Apartments development located at 3481 South 152nd Street in Tukwila, WA was evaluated for increased traffic and parking demands. A net increase of approximately 429 new daily, 28 new a.m. peak hour trips, and 33 new p.m. peak hour vehicular trips are estimated, and are not expected to generate any significant adverse traffic impacts. With 33 net new p.m. peak hour trips, the proposed project is required to perform a transportation concurrency review. The City requires 101 off-street parking stalls and the proposed development is providing 84 on -site parking stalls. However, a parking demand analysis concludes that with the proposed 84 stalls no off -site parking impacts would result due to the proposed project. The City may require however, a variance in off-street parking or implementation of transportation and parking demand management (TDM) to reduce the required minimum supply. The development would also be required to provide a minimum of 8 off-street bicycle parking stalls. To ensure that sight distance requirements at the project site driveway onto S 152nd Street are met to the west, foliage should be trimmed and building setbacks should be constructed such that they do not conflict with driver sight distance. The City of Tukwila assesses a traffic impact fee for multi -family units of $435.09 in Zone 3 (City of Tukwila Municipal Code, Figure 9-1 Traffic Impact Fee Schedule 2007). The development can take an impact fee credit for the 4 single family homes that are proposed for removal. In addition, the proposed development can apply a fee reduction of 80% for an affordability target of 50% for any unit size, a 60% fee reduction for an affordability target of 60% for 2 or more bedrooms and 40% fee reduction for an affordability target of 80% for 2 or more bedrooms (City of Tukwila Municipal Code 9.48.125 Exemptions). Therefore, the proposed development would be assessed an estimated traffic impact fee of $36,308.03 for 101 affordable apartment units (calculations provided in Attachment E). If you have any questions regarding the information presented in this memo, please call me at (206) 361-7333 x 101 or mikeread@tenw.com. TENW August 8, 2018 Page 5 1 Attachment A Site Vicinity Map %-9 TENW Project Site Project Site Vicinity Bellwether Affordable Apartments 3481 S 152nd St, Tukwila, WA traffic and Parking ImpOct AfOly� • Attachment B Conceptual Site Plan se-vlr.:em r' 2 3 6 6 hor wcjlrr 56 55 54 i 53 52 51 45 46 47 4B 49 56 44 43 42 41 46 39 3R 6, 35 34 37 °c1 33 32 31 30 FF 322.5 29 29 27 7 c B c c 16 c II c 12 r 13 e 14 c 15r. 16 e IJ C Ib e 19 c 20 ' 21 c 22 C 23 c 74 c 1 25 25 84 Tr=h 0000 plck up open space - play wen 4,256 st t NORTH 1 hnmrreelend rurnmound • Attachment C Project Trip Generation Estimate ITE Trip Generation, 10th Edition Bellwether Affordable Apartments - 3481 S 152nd St, Tukwila, WA Proposed X LU Code AM Peak Enter Exit Trips Enter PM Peak Exit Trips Daily Trips Daily Rate AM Rate PM Rate Multifamily Housing (Mid -Rise} 101 221 9 26 36 27 18 44 549 5.44 0.36 0.44 Removed Single -Family Detached Housing 4 210 -1 -2 -3 -2 -2 -4 -40 9.44 0.74 0.99 Net Trips without Mode Split Adjustments 8 25 33 24 16 40 510 Frequent Transit Walk Access' 15% reduction for residential trips only -1 -4 -5 -4 -3 -7 -82 Net Total with Project 7 21 28 20 13 33 428 1. Source: Frequent Fixed Route Transit Service to Tukwila Light Rail Station, Seattle CBD and Other Regional Destinations. Attachment C-E-TGEN Parking Demands Impact Fees.xls Attachment D King County Right Size Parking Model Results Right Size King County Multi -Family Residential Parking Calculator Parking TOOLS TO BALANCE SUPPLY HELP US UPDATE CALCIR TOit ABOUT THIS SITE IEnter a location 3 Parcels Selected IF 0 Building & Parking Specifications STUDIOS: 1 BEDROOMS: 2 BEDROOMS: 3+ BEDROOMS: Ilxation Characteristics Parking!Unit Rat. 0 0.86 Parking Impacts NUMBER AVERAGE RESIDENTIAL OF UNITS RENT (S) AREA (SQ FT) 17 41 $975 550 S1,150 30 $1,450 750 950 13 $1,575 1200 TOTAL: 101 $1,264 84,200 NUMBER OF AFFORDABLE UNITS: MONTHLY PRICE PER STALL: (S) 101 $200 1� How can unbundled (priced) parking influence parking/unit ratios? The parking/unit ratios below are calculated using preset unbundled parking prices based on parcel location and rent adjustments resulting from unbundling. PRICE OF PARKING PER STALL AVG. MONTHLY ADJUSTED COST TO RESULTING AVERAGE RESIDENT PARKING RENT (re nt+parking} RATIO Bundled Parking = $0 Unbundled Parking = $242 $1,436 $1,436 $1,228 $1,431 1.01 0.84 0- S 152nd St 0- 0 r- iftr Parking/Unit Ratio (Number of Stalls) .......... < .5 Stalls ›.1 5 Stalls S 152nd St R SELECT IS. DRAW MERGE SELECT AREA lur 0 CLEAR Rainbow cit. S 152nd St r, L J Map Sate!Iite S 152nd St Mao da Z2018 Qcsla ate. Term& of Mae ReoQrt a mau error Selection Info A • Attachment E Traffic Impact Fee Calculation TENW Estimate of Traffic Impact Fees Bellwether Affordable Apartments - 3481 S 152nd St, Tukwila, WA Proposed Uses Units Fee Rate Affordability Reduction Impact Fee Estimate Multi -family Any Unit Size 58 $ 435.09 80% $ 20,188.18 Multi -family 2 or More Bedrooms 43 $ 435.09 60% 20188.176 $ 40,376.35 Current Site Uses Units Fee Rate Impact Fee Credit Single Family Homes -4 $ 1,016.88 (4,068) $ (4,067.52) 36,308.83 City of Tukwila Municipal Code, Figure 9-1 Traffic Impact Fee Schedule 2007. Appendix B: Right Sized Parking Version 2 Estimate Appendix B — Updated King County Metro Rights Sized Parking Calculator V2.0 Right Size King County Multi -Family Residential. Parking Calculator V2.0 Parking TOOLS TO BALANCE SUPPLY Enter a location.. 3 Parcels Selected 0 Building & Parting Specifications ns STUDIOS: 1 BEDROOMS: 2 BEDROOMS 3+BEDROOMS: TOTAL. AFFORDABLE UNITS. PARKING PARKING STALLS. PRICE PER STALL tSdMOj: Location OwraLtefIstia Park:,ngUNT Rahn CO 0.74 Parking Impacts NUMBER AVERAGE RESIDENTIAL OF UNITS RENT (S) AREA (SO FT) 17 $936 425 41I $936 5601 30 $1,12 I— BOOT 19 $1.298 10501 101 $1,038 67,835 101 $°l Parking Oversupplied for this price. RESET Optimized Parking Supply and Market Rice racdeIoU r,rr„ y ulinieiwa vet iiudun1T is 79 parked cars and tnls estimate has a range of 70.80 cars per building. 66 stasis Is the optimal parking capacity priced at SOlmo. X 84 stalls is too many, parking use is estimated at 75 cars. with SOlmo pace per stall. i 1 S 152nd St Ocn - S 152nd St (_1 S 152nd St Parking/Unit Ratio (Number of Stalls/Unit) 3.0.50 ■ 5_1.22 Rainbow Cie S 152nd St Appendix C: Internal Bellwether Data Household Parking Demand by Age Group In an effort to better 0- understand parking demand among V OB residents, Bellwether E initiated a moo,_ '5 research effort i during the summer of 2018. This 00- aI project involved a quantitative analysis of parking demand, utilizing existing internal data, site analysis, and resident surveys to identify the relationship between parking demand and potentially predictive variables. Six sites, selected for their diversity in terms of bedroom types, amount of parking available, locations within the city, AMI percentages, and racial diversity, were selected for research. Among the six sites selected for research, 37% of households responded in the form of 206 survey responses. Following a series of statistical analyses, it was determined that parking demand does significantly vary by age. Using a 90% confidence interval, older residents were found to have a significantly lower rate of parking Parking Demand demand than younger residents, and the surveyed 90% population as a whole. Confidence Mean Interval It's worth noting that the relatively higher parking Younger (<55) 0.97 .87 - 1.08 demand from the study (.87 average) is a result of Older (>= 55) 0.61 .46 - .76 the study sample, in which a majority of All 0.87 .78 - .96 respondents were from Tess transit -accessible sites (Stone Way Apartments, Kingway Apartments and Rose Street Apartments) compared to the Tukwila Site. Older (=55) Sites Younger (<55) Jaclyn Adams From: Jaclyn Adams Sent: Monday, January 22, 2018 2:37 PM To: 'sboyd@bellwetherhousing.org' Cc: Moira Bradshaw Subject: Bellwether - Notice of Application Invoice Attachments: L17-0040 Invoice .pdf Dear Susan Boyd, Please find attached an invoice for Notice of Application postcards that were mailed as required by permit L17-0040. We accept payment via check, exact cash and card. We are able to accept debit and credit card payments over the phone but a 3% convenience fee will be charged for all credit and debit payments. Feel free to call the Department of Community Development with any questions at 206-431-3670. Thank you. Jaclyn Adams Administrative Support Specialist' City of Tukwila 6300 Southcenter Bl, Suite 100 I Tukwila, WA 98188 T: 206-431-3670 I F: 206-431-3665 Jaclyn.Adams@TukwilaWA.gov I http://www.TukwilaWA.gov The city of opportunity, the community of choice 1 City of Tukwila Department of Community Development - Jack Pace, Director Invoice Issue date: January 22nd, 2018 Due date: February 5th, 2018 RE: Bellwether Development Agreement Project Numbers: L17-0040 & PL17-0036 Bill To Bellwether Housing 1651 Bellevue Ave Seattle WA 98122 Allan Ekberg, Mayor INVOICE Following is a break -down of fees that are owed for the creation and mailing of Notice of Application postcard. Description Notice of Application Mailing Permit -'7 Quantity Price Line. Total Number L17-0040 The City of Tukwila accepts Cash, Check, Visa/Mastercard Credit card payment is accepted over the phone. 206.431.3670 A 3% convenience fee will be charged for all credit and debit payments. r t L 472 Subtotal 1.00 472.00 $472.00 Paid $00.00 Amount Due $472.00 If paying by check please remit payment to: City of Tukwila Attn DCD 6300 Southcenter Blvd., Ste 100 Tukwila WA 98188 Phone: 206-433-1800 • City Hall Fax: 206-433-1833 • Website: www.ci.tukwila.wa.us bellwether December 14, 2017 Mayor Ekberg Tukwila City Clerk 6200 Southcenter Blvd Tukwila, WA 98188 Dear Mayor Ekberg, afford more than rent COFY DEC 212017 CITY07 eLIK,A Thank you for the trust you have placed in Bellwether Housing by approving of our proposed Development Agreement. It was an honor to be a part of the public process you hosted on Monday, December 11th. I continue to be struck by the level of relationship and accountability among staff, councilmembers and the community in Tukwila. We take your concerns about scale, parking and recreational space seriously, and we will continue to explore options for responding to those throughout our design and costing phase. We very much look forward to continuing to work with you and the community throughout our development process. Very sin-relyyo Susa r yd Chief Executive Officer Bellwether Housing COVED DEC 212011 .y rmmunity Lt ,elopment 1651 Bellevue Ave., Seattle WA 98122 www.bellwetherhousing.org /;c,` --'" 1 Lq /k �> ro Tukwila + COMMITTEE City Council OF THE Agenda WHOLE +;+ ,n , / , Allan Ekberg, Mayor Counci/members• •;• Joe Duffle ❖ Verna Seal `,. 908 David Cline, City Administrator ❖ Kathy Hougardy •S De'Sean Quinn Dennis Robertson, Council President +.• Kate Kruller ❖ Thomas McLeod Reception for Councilmember 3oe Duffle 6:00 to 7:00 PM — City Hall lobby Monday, December 11, 2017; 7:00 PM Tukwila City Hall Council Chambers 1. CALL TO ORDER / PLEDGE OF ALLEGIANCE 2. PUBLIC COMMENTS At this time, you are invited to comment on items not included on this agenda (please limit your comments to five minutes per person). To comment on an item listed on this agenda, please save your comments until the issue is presented for discussion. (Refer to back of agenda page for additional information.) 3. PUBLIC HEARING An ordinance authorizing the Bellwether Housing Development Agreement. Pg.1 i 4. SPECIAL ISSUES a. An ordinance authorizing the Bellwether Housing Development Agreement. b. A resolution of service appreciation to Councilmember Joe Duffle. . Tukwila tourism and economic development branding. d. A lease for the Way Back Inn (Gregor House). e. Council consensus on the Human Services plan. f. Technology & Innovation Services Department quarterly update. Pg.1 Pg.135 Pg.139 Pg.253 Pg.265 Pg.293 5. REPORTS a. Mayor b. City Council c. Staff d. Council Analyst 6. MISCELLANEOUS 7. ADJOURN TO SPECIAL MEETING + SPECIAL MEETING ❖ ❖ Ord #2563 •:• Res #1923 1. CALL TO ORDER / ROLL CALL 2. CONSENT AGENDA a. Approval of Minutes: 12/4/17 (Regular) b. Approval of Vouchers c. Authorize the purchase of portable radios for the Police Department in the amount of $56,367.21. [Reviewed and forwarded to Consent by the Public Safety Committee on 12/4/17.] d. Authorize the Mayor to sign an agreement for health care broker services with R.L. Evans Company, Inc. in the amount of $51,250.00. [Reviewed and forwarded to Consent by the Finance Committee on 12/5/17.] Pg.305 Pg.313 (continued...) WHOLE MEETING / SPECIAL MEETING 11, 2017 COMMITTEE OF THE Monday, December Page 2 3. UNFINISHED BUSINESS a. A resolution of service appreciation to Councilmember Joe Duffle. b. Authorize the Mayor to sign a 5-year lease with Way Back Inn (Gregor House) for homelessness intervention/prevention. c. An ordinance approving and authorizing the proposed Bellwether Housing Development Agreement at 3481, 3703, 3707, 3705 and 3601 S. 152nd Street with Bellwether Housing, LLC, a Washington Limited Liability Company. d. Endorse the brand blueprint, brand checklist and brand style guide as prepared by Total Destination Marketing to be used to promote City tourism for both daytime and overnight visitors. Pg.135 Pg.253 Pg.1 Pg.139 4. NEW BUSINESS 5. ADJOURNMENT Tukwila City Hall is ADA accessible. Reasonable accommodations are available at public hearings with advance notice to the City Clerk's Office (206-433-1800 or TukwilaCityCerk@TukwilaWA.gov). This agenda is available at www.tukwilawa.gov, and in alternate formats with advance notice for those with disabilities. Tukwila Council meetings are audio/video taped (available at www.tukwilawa.aov) HOW TO TESTIFY When recognized by the Presiding Officer to address the Council, please go to the podium and state your name and address clearly for the record. Please observe the basic rules of courtesy when speaking and limit your comments to 5 minutes. The Council appreciates hearing from citizens and members of the public, and may not be able to answer questions or respond during the meeting. PUBLIC COMMENTS Members of the public are given the opportunity to address the Council on items that are NOT included on the agenda during PUBLIC COMMENTS. Please limit your comments to 5 minutes. If you have a comment on an Agenda item, please wait until that item comes up for discussion to speak on that topic. SPECIAL MEETINGS/EXECUTIVE SESSIONS Special Meetings may be called at any time with proper public notice. Procedures followed are the same as those used in Regular Council meetings. Executive Sessions may be called to inform the Council of pending legal action, financial, or personnel matters as prescribed by law. Executive Sessions are not open to the public. PUBLIC HEARINGS Public Hearings are required by law before the Council can take action on matters affecting the public interest such as land -use laws, annexations, rezone requests, public safety issues, etc. Section 2.04.150 of the Tukwila Municipal Code states the following guidelines for Public Hearings: 1. The proponent shall speak first and is allowed 15 minutes for a presentation. 2. The opponent is then allowed 15 minutes to make a presentation. 3. Each side is then allowed 5 minutes for rebuttal. 4. Members of the public who wish to address the Council may speak for 5 minutes each. No one may speak a second time until everyone wishing to speak has spoken. 5. After each speaker has spoken, the Council may question the speaker. Each speaker can respond to the question, but may not engage in further debate at that time. 6. After the Public Hearing is closed and during the Council meeting, the Council may choose to discuss the issue among themselves, or defer the discussion to a future Council meeting, without further public testimony. Council action may only be taken during Regular or Special Meetings. COUNCIL MEETING SCHEDULE No Council meetings are scheduled on the 5th Monday of the month unless prior public notification is given. Regular Meetings - The Mayor, elected by the people to a four-year term, presides at all Regular Council Meetings held on the 1st and 3rd Mondays of each month at 7:00 p.m. and Special Meetings. Official Council action in the form of formal motions, adopting of resolutions and passing of ordinances can only be taken at Regular or Special Council meetings. Committee of the Whole Meetings - Councilmembers are elected for a four-year term. The Council President is elected by the Councilmembers to preside at all Committee of the Whole meetings for a one-year term. Committee of the Whole meetings are held the 2nd and 4th Mondays at 7:00 p.m. Issues discussed there are forwarded to Regular or Special Council meetings for official action. COUNCIL AGENDA SYNOPSIS 4leeti,n Date Prepnatrd by A1ayor'r review Council rer'ierP 12/11/17 MCB 4/Y1 e-- DI— . ITEM INFORMATION ITEM No. 3 & 4.A. Spec 3.C. S`I'AFPSPONSOR: MOIRA BRADSHAW ORIGINAL AGENDA DA'iT: 12/11/17 AGENDA ITEM TITLE An Ordinance and Development Agreement for Bellwether Affordable Housing C1 TF..GORY a DiSilujji011 12/11/17 ❑ Minion Mig Duce ❑ Resolntio,z .1.11g bait �, Ordinance ❑ Bid Award Allg Date ro. Ptlb/i 1'learitlgg ❑ OTher AN Date Nlig .Dale Mtg Dale 12/11/17 _iltg Date 12/11/17 SPONson ❑Clllinlil ❑i'tiayor ❑1.IR ZDC) ❑.Einan,e Dire ❑7S ❑P&R ❑Police ❑PIV ❑Court SPt:)NSC)R'S Bellwether is requesting a development agreement, which would provide 112 housing units Su`lM \n' in a High Density Residential district, that allows modifications in height, parking, recreation space, development area coverage, setbacks, density, and building modulation in exchange for a units that serve those making up to 60% of area median income and a 20 foot public right of way easement. RIi\'I1AWWRI) BY ❑ C.O.W. Mtg. ® CDN Comm ❑'Frans &Infrastructure ❑ Arts Comm. D.\TIC: 11/27/17 • Finance Comm. ❑ Public Safety Comm. Comm. ❑ Planning Comm. CHAIR: HOUGARDY ❑ Parks COMMITTEE RECOMMENDATIONS: SPONSOR/ADMIN. Comm Department of Community Development irrEE COST IMPACT / FUND SOURCE Ex RIi RlEQUIREI) AMOUNT BUDGETED APPROPRIATION REQUIRED $ $ Fund Source: Comments: MTG. DATE RECORD OF COUNCIL ACTION 12/11/17 MTG. DATE ATTACHMENTS 12/11/17 Informational Memorandum dated 11/20/17 with attachments (New Info after CDN) Additional Memorandum with attachments as requested by CDN Powerpoint presentation Minutes from the CDN meeting of 11/27/17 1 City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Community Affairs and FROM: Jack Pace, Director DC BY: CC. Moira Bradshaw, Seniorilanner Mayor Ekberg DATE: November 20, 2017 SUBJECT. Potential Development Agreement for Affordable Housing in the TIB Neighborhood ISSUE Should the City Council adopt an ordinance approving a Development Agreement with Bellwether Housing to develop an affordable housing project on a site in the TIB neighborhood? BACKGROUND Bellwether Housing is a nonprofit housing developer that builds and manages affordable housing. They have been operating since 1980 and currently serve 3,200 residents. They are interested in expanding beyond Seattle and have an option to buy property in the TIB neighborhood. At the December 12, 2016 City Council meeting, Bellwether presented themselves and their organization and goals for the TIB neighborhood to the Council and public. Staff was directed to proceed with negotiations for a Development Agreement. Since that meeting, the site has changed but is still within the TIB neighborhood and near the transit center. Figure 1 Vicinity Map 3 INFORMATIONAL MEMO Page 2 The 56,000 square -foot site on S. 152 Street is identified above on Figure 1, Vicinity Map. It is in a High Density Residential zoning district, which has been in place since the area annexed to the City in 1989. The site is surrounded on three sides by apartments - the Avalon, Ambassador Gardens and Seasons. The Rainbow Trailer Park is across the street. The site is currently developed with four single family structures. The City has the authority to establish development standards and other provisions that would apply to a site -specific development and vest the project. (Development Agreements, TMC 18.86) Bellwether would like the City to modify the site's existing High Density Residential (HDR) development regulations to allow them to achieve a project that is financially viable and more in character with a transit oriented development. Exhibit A of the attached draft Development Agreement contains a legal description, map and conceptual site plan for the proposed project. Figure 2 Zoning Map DISCUSSION There are two elements to the decision: the process to create a development agreement and the substance or standards within the agreement. Process The City Council must hold a public hearing and if they.approve, adopt an ordinance (Attachment A) authorizing Mayor to execute the agreement. The applicant would like a development agreement before the end of February 2018 for the following reasons: 1. Bellwether has an option to purchase the subject site; their acquisition funding is dependent upon this Development Agreement 2. In September of 2017, King County levy money is available for affordable housing projects that are in transit oriented areas. This money is finite and will likely not be available for an additional four years after the 2017 call for projects. 4 Z:1DCD1Bellwethe \InfoMemo 11.28.16.doc INFORMATIONAL MEMO Page 3 3. Prices continue to rise in the TIB area fueled by continued economic expansion in the Seattle area and local speculation about upcoming zoning changes. These forces make buying land and affordable housing more expensive. 4. The City is beginning its review of regulations related to the TIB area, revised standards are being developed and further work is pending the direction from Council on the street design. Action on new zoning standards is not expected until 2018. Standards The City may approve a development agreement that allows standards that are different from those otherwise imposed. Modifications of those standards can provide flexibility to achieve public benefits - in this case — permanent affordable housing, % of a new street to break up the super block, development that sets a new standard for apartments, and a development that responds to new community goals and the adjacent public transit facility. The developer has directed the preparation of plans (Attachment D) for the site to determine the needs of a Bellwether project. They have compared these plans to the existing Zoning Code standards for maximum building height, minimum recreation space, parking, unit density, maximum building length, development area coverage and setbacks. (Attachment B, Section 7) Attachment C is a comparison of the existing standards and the requested modifications. Although a public process to update zoning standards means that an outcome cannot be absolute, staff believes that the updated TIB zoning will have similarities to the proposed project and that the public benefits gained warrant the approval of the request. FINANCIAL IMPACT It is most likely that the Bellwether project would not pay property tax. It's not an absolute however because it depends on the income levels of the residents and rents. RECOMMENDATION The Committee is being asked to review the Draft Ordinance & Development Agreement and forward its recommendation to the COW on December 11, 2017 for a public hearing and to the City Council Special meeting on December 11, 2017. Attachment A — Draft Ordinance Attachment B— Draft Development Agreement Attachment C - Requested Modifications Attachment D - Conceptual Plans for Bellwether Tukwila project Z:IDCDIeellwetherllnloMemo 11.28.16.doa 5 6 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE PROPOSED BELLWETHER HOUSING DEVELOPMENT AGREEMENT FOR PARCELS A AND B AT 3481, 3703, 3705, AND 3707 S. 152ND STREET WITH BELLWETHER TUKWILA, LLLP, A WASHINGTON LIMITED LIABILITY LIMITED PARTNERSHIP; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, RCW 36.70B.170, et seq. and Tukwila Municipal Code Chapter 18.86 authorize development agreements between the City and persons having ownership or control of real property in order to establish development standards to govern and vest the development, use and mitigation of real properties; and WHEREAS, the City of Tukwila and Bellwether Tukwila LLLP, wish to enter into a Development Agreement for the 3481, 3703, 3705, and 3707 S. 152 Street development, a map and description of which are attached hereto as included in Exhibit A; and WHEREAS, as required pursuant to Tukwila Municipal Code Section 18.86.050, a public hearing was conducted on the 11th day of December 2017 to take public testimony regarding this Development Agreement, as proposed; and WHEREAS, the City Council, pursuant to this City Ordinance No. , approves this Development Agreement as proposed and authorizes execution of this Development Agreement; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: W: Word Processing\ordinances\Bellwether Housing DA 11-20-17 MB:bjs Page 1 of 2 7 Section 1. The Bellwether Housing Development Agreement by and between the City of Tukwila and Bellwether Tukwila LLLP, a copy of which is attached hereto as Exhibit A, is hereby approved, and the Mayor is authorized and directed to execute said Development Agreement on behalf of the City of Tukwila upon receipt from Bellwether Tukwila, LLLP of proof of ownership of fee simple title to the Property. Section 2. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 3. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Special Meeting thereof this day of , 2017. ATTEST/AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Rachel B. Turpin, City Attorney Exhibit A: Development Agreement Vik Word Processing\ordinances\Bellwether Housing DA 11-20•17 MB:bjs Allan Ekberg, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Page 2 of 2 8 Contract Number: Council Approval: Ordinance Number: Land Use File Number: DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF TUKWILA AND BELLWETHER TUKWILA LLLP FOR TUKWILA APARTMENTS L17-0040 THIS DEVELOPMENT AGREEMENT (the "Agreement") is made and entered this day of , 2017, by and between the City of Tukwila, a noncharter, optional code Washington municipal corporation, hereinafter the "City," and. Bellwether Tukwila LLLP, a limited liability limited partnership organized under the laws of the State of Washington, hereinafter the "Developer." The sole member and manager of Developer's general partner is Bellwether 1-lousing, a Washington nonprofit corporation ("Bellwether"). The City and Developer are collectively referred to in this Development Agreement as the "Parties," and individually as a "Party." 1, RECITALS WHEREAS, this Agreement by and between the City of Tukwila and the Developer relates to the development known as the Tukwila Apartments, which is located within the City of Tukwila; and WHEREAS, Development Agreements between the City and persons having ownership or control of real property are authorized by the RCW 36.70B.170, et seq., and the Development Agreement Chapter of the Tukwila Zoning Code (TMC Chapter 18.86); and WHEREAS, Developer is the contract purchaser of approximately 56,314 square feet of real property designated as Parcel A and Parcel B; and addressed as 3481, 3707, 3705, 3703 S. 152' Street, generally located in the block bounded by S. 152 Street on the north; Southcenter Boulevard on the south; Tukwila International Boulevard on the west; and 42 Avenue S. on the east (hereinafter, the "Property"). The Property is shown on the map attached hereto as Exhibit A and as legally described in Exhibit B, attached hereto; and WHEREAS, the Developer desires to develop transit -oriented, affordable housing in the Tukwila International Boulevard District and the site of this proposed development is located within a half mile of the Tukwila International Boulevard Station ("TIB Station"); and WHEREAS, the Developer assures the City that it invests in building, owning, and managing their projects; is committed to involvement in the community around its projects; and has shown fiscal stability and long term commitment to its mission; and Page 1 of 16 CDN Committee DRAFT 11/20/17 9 WHEREAS, the Developer submitted an application to the City, Land Use File No.L17-0040, and paid the fee to apply for a Development Agreement; and WHEREAS, the Developer intends to develop the Property consistent with the City's Comprehensive Plan, wherein the City identifies that Tukwila has a shortage of housing affordable to larger families, and for those households earning less than 60% of King, County median income; and WHEREAS, in particular, Policies 8.2.4 and 8.2.10 of the Comprehensive Plan designates the Tukwila International Boulevard District and this site for more intensive development focused on a transit -oriented mix of mid- to high-rise office uses, multifamily residential uses, and commercial services with structured parking that builds on the momentum of the neighborhood's proximity to the TIB Station; and WHEREAS, Policy 3.3.3 of the Comprehensive Plan encourages the continued support of very low, low, and moderate income housing as defined by King County income levels, to address the Countywide need, by supporting regional affordable housing development and preservation efforts and this project will provide affordable housing for very low, low, and moderate income households; and WHEREAS, this Agreement is consistent with the applicable development regulations adopted by the City under the Growth Management Act, 36.70A RCW, RCW 36.70B.170(1), and the City's regulations including but not limited to TMC 18.86.020, et seq.; and WHEREAS, the Developer's conceptual site plan for the entire project is depicted on Exhibit C, but the City and Developer understand that the project is subject to all City reviews and permits that could require the modification of the plan, and subject to Section 7 herein; and WHEREAS, a development agreement must be approved by ordinance or resolution after a public hearing; and WHEREAS, pursuant to the Development Agreements Chapter of the Tukwila Zoning Code (TMC 18.86.080), the decision of the City Council to approve or reject the Developer's request for a development agreement is a discretionary, legislative act; and WHEREAS, a public hearing for this Development Agreement was held on , 2017, to take public testimony regarding this Development Agreement as proposed; and WHEREAS, this Development Agreement constitutes a final land use action pursuant to RCW 36.70C.020 and is subject to review pursuant to RCW 36.70C.101 et seq.; and WHEREAS, the City Council approved this Development Agreement by Ordinance on and authorized execution of the Development Agreement upon proof of ownership of fee simple title to the Property; and Page 2 of 16 CDN Committee DRAFT 11/20/17 10 NOW THEREFORE, in consideration of the mutual promises set forth herein, the parties hereto agree as follows: II. AGREEMENT Section 1. Incorporation of Recitals. The Parties agree that the foregoing recitals are true and correct to the best of their knowledge and are incorporated by this reference as though fully set forth herein. Section 2. Definitions. As used in this Agreement, the following terms, phrases, and words shall have the meanings and be interpreted as set forth in this Section. a) "Adopting Ordinance" means the Ordinance that approves this Agreement, as required by RCW 36.70B.200. b) "Affordable Housing" means a housing project in which 100% of the units are rented to households with incomes at the time of initial occupancy at or below 60 percent (60%) of King County median income, adjusted for household size, with rents no more than 30% of the King County median income. The foregoing restriction does not include any unrestricted resident manager's units. c) "Council" means the duly elected legislative body governing the City of Tukwila. d) "Development regulations" means ordinances adopted by the City of Tukwila, and in effect on the Effective Date, that govern the permitted uses of land; the design, density and intensity of use; and the building and construction standards and specifications applicable to the development of the Property, including, but not limited to the Comprehensive Plan; Zoning Code, Zoning Map; the Infrastructure, Design, and Construction Manual; mitigation imposed or agreed to as part of SEPA review; concurrency requirements; and all other ordinances, rules and regulations of the City. The term development regulations does not include non -land use control regulations, including by way of example and not limitation, taxes and impact fees e) "Director" means the City's Community Development Director. f) "Effective Date" means the effective date of the Adopting Ordinance. g) "Effective Period" shall mean and refer to that term as defined at Section 6 herein. h) "Project" shall mean and refer to the development of Affordable Housing with a mix of studios, one, two, and three -bedroom units on the Property in conformance with the terms and conditions of this Agreement and whose site plan is depicted conceptually on Exhibit C. Page 3 of 16 CDN Committee DRAFT 11/20/17 11 i) "TIB" refers to the Tukwila International Boulevard, the principal City arterial that runs north to south through the center of the TIBD. j) "TIBD" shall mean the Tukwila. International Boulevard District depicted in the Comprehensive Plan and is generally bounded by S. 160th Street, 42 Avenue S., Military Road S. and S. 137`h Street. k) "Zoning Code" refers to Tukwila Municipal Code Chapter 18. Section 3. Statement of Authority and Intent. This Agreement is entered pursuant to the authorization of Development Agreements in the Revised Code of Washington (RCW 36.70B.170) and the Development Agreements chapter of the Tukwila Municipal Code (TMC 18.86) and is intended and designed to vest this development to certain terms and conditions. Other than those terms and conditions specifically identified in this Agreement, the City's regulatory codes in effect at the time of a complete building permit application shall apply. Section 4. Exhibits. Exhibits attached hereto or referenced are incorporated by such reference as if fully set forth herein. They are as follows: a) Exhibit A — Map of the Property b) Exhibit B — Legal Description of Property c) Exhibit C — Conceptual Site Plan of the Project Section 5. Parties to this Agreement. The parties to this Agreement are: a) The "City"' is the City of Tukwila, 6200 Southcenter Blvd., Tukwila, WA 98188. b) The "Developer" is an affiliate of Bellwether Housing, a Washington nonprofit corporation, whose principal office is located at 1651 Bellevue Avenue; Seattle, WA 98122. Bellwether is the sole member and manager of the Developer's general partner. Section 6. Effective Period of this Development Agreement. The "Effective Period" for this Agreement shall be from the Effective Date and shall be valid until December 31, 2023. If Developer has not submitted and the City has not accepted a complete building permit application, and building permits have not been secured for the development by the end of the Effective Period, this Agreement shall be voided, and development may occur on the subject site pursuant to the then adopted development regulations. Section 7. Development Standards; Conditions. RCW 36.80B. 180(3)(d) and TMC 18.86.030 authorize the establishment of design standards by a development agreement. TMC 18.86.030 explicitly allows for flexibility in development standards applicable to a property developed under a development agreement to achieve public benefits, respond to Page 4 of 16 CDN Committee DRAFT 11/20/17 12 changing community needs, or encourage modifications that provide the functional equivalent or adequately achieve the purposes of otherwise applicable City standards. Pursuant thereto and during the Effective Period, the provisions of this Section 7 set forth the development standards that differ from or supplement those standards set forth in the City's development regulations. Accordingly, the following development standards shall apply to and govern and vest the development, use, and mitigation of the Project in lieu of any conflicting or different standards or regulations elsewhere in the development regulations. a) Building Height: Increase the maximum building height from HDR standards of 45 feet to 70 feet as measured from grade plane to be consistent with Building Code standards. b) Recreation Space standards: Reduce required Recreation Space standard to 15% of residential area. Ga//ed o of i5 { fit/ — c) Parking Supply Standard: 1:1 stalls per unit. plAr( tyCkiGt.. Co//d)o.r� d) Lot area per Unit: no minimum; density to be determined by the other standards, such as height, parking, landscaping, etc. e) Maximum Building Length: no maximum — to be determined during design review by Board of Architectural Review f) Development area coverage: 75% g) Setbacks: • Front: 6 feet • Side: 25 feet for 4t' floor and higher In exchange for the modified development standards stated herein, the Developer shall provide the City a 20-foot easement along the west Property line for a future street. Before final approval for any site construction for the Project, the Developer shall grant the easement to the City. Section 8. Major and Minor Amendments - Development Agreement All proposed amendments to the Agreement shall be considered in accordance with this Section. a) Process, The Mayor may approve Minor Amendments to the Agreement proposed by the City or Developer and mutually agreed to by the Parties. Such approval shall be in writing and the resulting amendment shall be incorporated into this Agreement as an amendment. The City Council may approve Major Amendments to the Agreement in accordance with the same process for approval of the Agreement. A Major Amendment to the Agreement Page 5 of 16 CDN Committee DRAFT 11/20/17 13 approved by the City Council and mutually agreed to by the Parties shall be incorporated into this Agreement as an amendment pursuant to Section 8 hereof. b) Minor Amendment Defined A proposed amendment to the Agreement shall be considered a minor amendment if the proposed amendment does not materially modify the size or scope of this Project as defined by the Agreement. c) Major Amendment Defined A proposed amendment to the Agreement shall be considered a Major Amendment if the proposed amendment does not constitute a Minor Amendment. d) Determination. An application for a Minor Amendment shall be made to the Mayor or his designee. The application shall describe the proposed Minor Amendment in sufficient detail. such that the Mayor, or his designee, can determine whether the proposal qualifies as a Minor .Amendment. If the application does not provide sufficient information, the Mayor, or his designee, may request additional information from the Developer or reject the application. Upon receipt of sufficient information to determine if the proposal set forth in the application constitutes a Minor Amendment, the Mayor, or his designee, shall determine if the proposal constitutes a Minor Amendment. If the Mayor, or his designee, determines that the proposed amendment is a Minor Amendment; the Amendment may be administratively approved by the Mayor, or his designee, by noting the changes in the Land Use File L17-0040. If the Mayor determines that the proposalconstitutes a Major Amendment, the Developer shall submit the proposal in accordance with the same process for approval of an Agreement, may withdraw its proposed amendment, or modify and re -submit its proposed amendment. The determination of the Mayor shall be a final decision. Section 9. Further Discretionary Actions. The Developer acknowledges that the City's development regulations contemplates the exercise of further discretionary powers by the City. These powers include, but are not limited to, review of additional permit applications under SEPA and Design Review. Nothing in this Agreement shall be construed to limit the authority or the obligation of the City to hold legally required public hearings, or to limit the discretion of the City and any of its officers or officials in complying with or applying development regulations. Section 10. Fees. a) Land use fees adopted by the City by ordinance as of the Effective Date of this Agreement may be increased by the City from time to time, and are applicable to relevant permits and approvals for the Property. Page 6 of l6 CON Committee DRAFT 11/20/17 14 b) Development and Impact fees are governed by the regulations and procedures set forth in the Buildings and Construction and the Vehicles and Traffic Chapters of the Tukwila Municipal Code (TMC 16.04, TMC 16.26, TMC 16.28 and TMC 9.48, as amended.) This Project is eligible to apply for affordable housing impact and development fee reductions through the procedures established in the TMC. Section 11. Assignment of Interests, Rights, and Obligations. This Agreement shall be recorded in the records of King County. The benefits, obligations and covenants contained in this Agreement shall attach to and run with the land and be binding upon and shall inure to the benefit of the heirs, successors and assigns of the, Developer and the City, subject to the following: a) No assignment or assumption in favor of a successor to Developer or a subsequent owner of the Property shall be effective until the City, by action of the City Council, approves of the -successor, which such approval shall not be unreasonably withheld provided the successor evidences the intent to undertake and complete the Project in the same or substantially similar form as depicted on Exhibit C hereto; b) Any request for City approval of an assignment or, assumption shall be in writing. If the City wishes to disapprove any proposed assignment or assumption, the City shall set forth in writing and in reasonable detail the grounds for such disapproval. If the City fails to disapprove any proposed assignment within forty-five (45) calendar days after receipt of written request for such approval, such assignment or assumption shall be deemed to be approved. The approval rights of the City set forth in Sections 11(a) and (b) shall terminate upon issuance of a certificate of occupancy for the Project. Upon issuance of a building permit for the Project, the benefits obligations, and covenants contained in the Agreement shall attach to and run with the land and be binding upon and shall inure to the benefit of the heirs, successors and assigns of the Developer. This Agreement shall apply to after -acquired title of any owner of the Property. Section 12. Termination. Nothing in this Agreement shall extend the expiration date of any permit or approval issued by the City for the Project. This Agreement shall expire and/or terminate as provided below: a) This Agreement shall expire and be of no further force and effect if the Developer has not submitted and the City has not accepted a complete building permit application and a building permit has not been secured for the Project within the Effective Period of this Agreement. Upon termination of this Agreement, the City shall record a notice of such termination in a form satisfactory to the City Attorney that the Agreement has been terminated. Page 7 of 16 CDN Committee DRAFT 11/20/17 15 Section 13. Performance. A party not in default under this Agreement shall have all rights and remedies provided by law or equity, including without limitation damages, specific performance, or writs to compel performance, or require action consistent with this Agreement. Section 14. Governing Law and Venue. This Agreement shall be construed and enforced in accordance with the laws of the State of Washington. Venue for any action shall lie in King County Superior Court. Section 15. Attorneys' Fees. In the event of any litigation or dispute resolution process between the Parties regarding an alleged breach of this Agreement, the prevailing Party shall be entitled to any award of attorneys' fees and costs. Section 16. Notice of DefauWOpportunity to Cure/Dispute Resolution. a) In the event a Party, acting in good faith, believes the other Party has violated the terms of this Agreement, the aggrieved Party shall give the alleged offending Party written notice of the alleged violation by sending a detailed written statement of the alleged breach. The alleged offending Party shall have thirty (30) days from receipt of written notice in which to cure the alleged breach unless the Parties agree, in writing, to additional time. This notice requirement is intended to facilitate a resolution by the Parties of any dispute prior to the initiation of litigation. Upon providing notice of an alleged breach, the Parties agree to meet and agree upon a process for attempting to resolve any dispute arising out of this Agreement. A lawsuit to enforce the terms of this Agreement shall not be filed until the latter of (a) the end of the cure period or (b) the conclusion of any dispute resolution process. b) After notice and expiration of the thirty (30) day period or other period as agreed to by the Parties, if such default has not been cured or is not being diligently cured in the manner set forth in the notice, the other party to this Agreement may, at its option, institute legal proceedings pursuant to this Agreement. In addition, the City may decide to file an action to enforce the City's Codes, and to obtain penalties and costs as provided in the Tukwila Municipal Code for violations of this Agreement and the Code. Section 17. No Third -Party Beneficiaries. This Agreement is for the benefit of the Parties hereto only and is not intended to benefit any other person or entity, and no person or entity not a signatory to this Agreement shall have any third -party beneficiary or other rights whatsoever under this Agreement. No other person or entity not a Party to this Agreement may enforce the terms and provisions of this Agreement. Section 18. Integration. This Agreement and its exhibits represent the entire agreement of the parties with respect to the subject matter hereof. There are no other agreements, oral or written, except as expressly set forth herein. Page 8 of 16 CDN Committee DRAFT 11/20/17 16 Section 19. Authority. The Parties each represent and warrant that they have full power and actual authority to enter this Agreement and to carry out all actions required of them by this Agreement. All persons are executing this Agreement in their representative capacities and represent and warrant that they have full power and authority to bind their organizations. Section 20. Effect of Agreement on Future Actions. Nothing in this Agreement shall prevent the City Council from making any amendment to its Comprehensive Plan, Zoning Code, Official Zoning Map, or development regulations affecting the Property. Section 21. Notices. All communications, notices, and demands of any kind that a Party under this Agreement requires or desires to give to any other Party shall be in writing and either i.) delivered personally or ii.) dispatched by pre -paid first-class mail, certified, return receipt requested and addressed as follows.: If to the City: City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Attention: Mayor's Office With a copy to: City Attorney City of Tukwila Kenyon Disend, PLLC 11 Front Street South Issaquah, WA 98027-3820 If to the Developer: Bellwether Tukwila LLLP c/o Bellwether Housing 1651 Bellevue Avenue Seattle, WA 98122 Notice by hand shall be effective upon receipt. If deposited in the mail, notice shall be deemed delivered 48 hours after deposited. The parties hereto may, from time to time. advise the other of new addresses for such notices, demands or correspondence. Section 22. Excusable Delay Force Maieure. In addition to specific provisions of this Agreement and notwithstanding anything to the contrary in this Agreement, neither Party shall be in default in the performance, or the failure of performance, of its obligations under this Agreement, or in the delay of its performance, where such failure or delay is due to war, Page 9 of 16 CDN Committee DRAFT 11/20/17 17 insurrection, strikes, lock outs, or other labor disturbances, one or more acts of a public enemy, riot, sabotage, blockade, embargo, flood. earthquake, fire, quarantine, lack of transportation, court order delay, or failures of performance by any governmental authority or utility company, so long as the Party seeking the extension has adequately complied with the applicable processing requirements of such governmental authority or utility company. Lack of funds of Developer or inability to finance the construction of the development and Developer's inability to lease the development are not causes beyond the reasonable control or without the fault of Developer. The extension of time for any cause shall be from the time of the event that gave rise to such period of delay until the date that the cause for the extension no longer exists or is no longer applicable in each case as evidenced by a notice. from the Party claiming the extension. An extension of time for the duration of such event will be deemed granted if notice by the Party claiming such extension is sent to the other as to any of the above causes other than Permit Delays within 10 days from the commencement of the cause and such extension of time is not rejected in writing by the other Party within 10 days of receipt of the notice. Such extension of time is referred to herein as Force Majeure. Section 23. Indemnification. Except as otherwise specifically provided elsewhere in this Agreement and any Exhibits hereto, each Party shall protect, defend, indemnify, and hold harmless the other Party and their officers, agents, and employees or any of them from and against all claims, actions, suits, liability, loss, costs, expenses, and damages of any nature whatsoever that are caused by or result from any negligent act or omission of the Party's own officers, agents, and employees in performing services pursuant to this Agreement. If any suit based upon such a claim, action, loss, or damage is brought against a Party, the Party whose negligent action or omissions gave rise to the claim, shall defend the other Party at the indemnifying Party's sole cost and expense. If final judgment be rendered against the other Party and its officers, agents, and employees, or jointly the Parties and their officers, agents, and employees, the Parties whose actions or omissions gave rise to the claim shall satisfy the same, if in the event of concurrent negligence each Party shall indemnify and hold the other Parties harmless only to the extent of that Party's negligence. The indemnification to the City hereunder shall be for the benefit of the City as an entity and not for members of the public. Section 24. Police Power. Nothing in this Agreement shall be construed to diminish, restrict, or limit the police powers of the City granted by the Washington State Constitution or by general law. Section 25. Interpretation/No Presumption Against Drafter. The Parties intend this Agreement to be interpreted to the full extent authorized by law as an exercise of the City's authority to enter into development agreements pursuant to RCW 36.70B.1.70, et seq. This Agreement has been reviewed and revised by legal counsel for both Parties and no presumption or rule that ambiguity shall be construed against the party drafting the document shall apply to the interpretation or enforcement of this Agreement. Page 10 of 16 CDN Committee DRAFT 11/20/17 18 Section 26. Headings. The headings in this Agreement are inserted for reference only and shall not be construed to expand, limit or otherwise modify the terms and conditions of this Agreement. Section 27. Time of the Essence. Time is of the essence of this Agreement and of every provision hereof. Unless otherwise set forth in this Agreement, the reference to "days" shall mean calendar days. If any time for action occurs on a weekend or legal holiday in the State of Washington, then the time shall be extended automatically to the next business day. Section 28. Legal Representation. In entering this Agreement, Developer represents that it has been advised to seek legal advice and counsel from its attorney concerning the legal consequences of this Agreement; that it has carefully read the foregoing Agreement and knows the contents thereof, and signs the same of its own free act; and that it fully understands and voluntarily accepts the terms and conditions of this Agreement. Section 29. Entire Agreement. This Agreement represents the entire agreement of the parties with respect to the subject matter hereof. There are no other agreements, oral or written, except as expressly set forth herein and this Agreement supersedes all previous agreements oral or written. [Signatures on Following Page] Page 11 of 16 CON Committee DRAFT 11/20/17 19 IN WITNESS WHEREOF, the parties hereto have caused this Development Agreement to be executed as of the dates set forth below: CITY OF TUKWILA By Allan Ekberg Mayor ATTEST: By City Clerk APPROVED AS TO FORM: By City Attorney STATE OF WASHINGTON ) ) ss. COUNTY OF ) On this day of , 2017, before me personally appeared , and said person acknowledged that he/she signed this instrument, on oath stated that he/she was authorized to execute the instrument, and acknowledged as the of the City of Tukwila to be the free and voluntary act of said party :for the uses and purposes mentioned in this instrument. Print name: NOTARY PUBLIC in and for the State of Washington Residing at Commission expires: Page 12 of 16 CDN Committee DRAFT 11/20/17 20 Developer: Bellwether Tukwila LLLP, a Washington limited liability limited partnership By: HRG Development LLC Its: General Partner By: Bellwether Housing Its: Sole Member and Manager Printed Name: Title: STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that is the person who appeared before me and said person acknowledged that she signed this instrument, on oath stated that she was authorized to execute the instrument and acknowledged it as the of Bellwether Housing, the sole member and manager of HRG Development LLC, the general partner of Bellwether Tukwila LLLP., to be the free and voluntary act such nonprofit corporation on behalf of such company on behalf of such partnership for the uses and purposes mentioned in the instrument. DATED: (Print Name) Residing at My appointment expires: Page 13 of 16 CDN Committee DRAFT 11/20/17 21 ararc CORM { ► i s ► ti } IS ►05 te 511 ;IC i t, 's ► 00 27 g0 -(- '„4T1 [attached] Page 14 of 16 Exhibit A Map of the Property -v 52ndd S re. t ► 20' PR►vilENt lEaS/E SS A6'SbGB'E CF GOOIER k-CPT , ►s off° nig71 51 .c '10 ?ENCI CROSSES PRY. ME if 4 COW NtM LONER asEOFq ► 0YN1i.Sf OF tXfM CDN Committee DRAFT 11/20/17 22 Exhibit B Legal Description PARCEL A: LOT 7, BLOCK 2, THIRD ADDITION TO ADAMS HOME TRACTS, RECORED IN VOLUME 15 OF PLATS, PAGE 17, IN KING COUNTY, WASHINGTON. King County Assessor Tax parcels: 004300-0108 & 004300-01.12 PARCEL B: THE WEST 63 FEET OF LOT 8, BLOCK 2, THIRD ADDITION TO ADAMS HOME TRACTS, ACCORDING TO PLAT RECORDED IN VOLUME 15 OF PLATS, PAGE 17, RECORDS OF KING COUNTY, WASHINGTON, King County Assessor Tax parcel: 004300-0116 Page 15 of 16 CDN Committee DRAFT 11/20/17 23 Exhibit C Conceptual Site Plan LNOTE - MUST MEET RECORDING LEGIBILITY STANDARDS] �-- / S. 152nd Stre'et �! _ - —VA% iutter_1102oaaf improvement: -� '"`--1 lt V7 11;1-1" 5._ le a or* 101DOCK & )0rYIC0;e 06 Page 16 of 16 Li 13r_6-i L---1 / cc. ar ( 1,/- rj Proposed 1 t 2 unit 1 6-dory Aper;mcr,t ifEb 8 du/o; i 10.15.98 _5_ co:in-an:: '=lay) I" ?ave�i ,nvo tetbOCK a� 2 3 a 16,-cr26_ , no_o aaragcentry teve▪ i to t30 IC1f Csi tuffei • J r Le141 garage err, 2 actve Yam ?Ray) ?.OD sf-- generator --[ NBB't 3' 161V 185.921 CDN Committee DRAFT 11/20/17 24 Issue Zoning: HDR Required Ask Comments Height 45 feet 70 feet TUC allows additional height when. • 20% of the residential units are affordable (rental - SO% AMI adjusted for family size & 80% AMI for owner occupied adjusted for family size) 100% of Bellwether's project will be affordable up to 60% of AMI Tukwila Village Buildings A and D will be this tall. TIBD Code Update: Consideration is being given to heights a bove3 4 stories within a specific walking distance of the transit center if additional public benefit is achieved such as right or way or open space is dedicated and with specific requirements if adjacent to LDR. Parking 224 (2 per unit for up to three bedroom units) 120 (1:1 per unit) The Request provides slightly more than Right Size Parking calculator suggested minimum of .99. http://www.rightsizeparking.org/ Tukwila's Urban Renewal Overlay (URO) requires 75% of stalls be in a structure and would require 145 stalls and a car sharing stall In Tukwila's TUC zone, 120 stalls would be required (3 bedroom units have a 1.5 requirement) TIBD Code Update: Consideration is being given to allowing a lower parking supply standard when within 34 mile walking distance of the transit center. Other requirements may also be imposed such as car sharing and structured location. Bellwether has proposed to develop a Parking Management Plan agreements for their residents. Recreation Space 44,800 sq. ft. (400 sq. ft. per unit) 7,396 (15 % net residential area) The Tukwila standard for the Southcenter is 10% of residential area. The PROS Plan contains a recommendation that a small parklet or seating area along a public street frontage be created. (PROS page 4-3) The Parks Impact Fee list however, CDN Committee Memo 11/20/17 Attachment C does not contain a project for this area. The current Parks Impact fee, which is expected to increase, would be $156,576 for this project. TIBD Code Update: In conjunction with plans to create a TOD in this area, greater open space, public rights of way, and a neighborhood park is being considered. Both private redevelopment options as well as public capital investments would be proposed. Unit density 28 units max (2,000 sq. ft. per unit) No maximum Like the URO and TUC, density is determined by other site standards, such as parking, setbacks and height. Front Yard setback 15 (first floor) 20 feet (second floor) 30 feet (third floor) 45 feet (4"' floor) 6 feet The request is the same as the URO standards; in addition, there would be 5-6 feet of landscaping and a 5-6 foot sidewalk in the S. 152 right of way. TIB Code Update: updated standards for street improvements are being considered that would allow on -street parking on both sides of a 28-foot-wide travel lane which leaves 11 feet for sidewalk and planting/drainage improvements. The applicant would make frontage improvements that would include sidewalk and street landscaping. Side setback 30 feet (4' floor and higher) 25 feet HDR side yard standards:10 feet (1st floor) 20 feet (2"d and 3rd floor) The URO standard for side yard when within adjacent to HDR and MDR is 20 feet. Maximum building length (18.50.083) 50 feet or 200 feet withfour foot modulation every 50 feet or 2 units whichever is Tess. No maximum This standard sets a minimum for articulation and building mass. The BAR can use its criteria and guidelines to also review and decide these design aspects of a future building. Development Area 50% 75% Development area means the impervious surface area plus 75% of any area of pervious hard surface. Tukwila exempts all TUC development and senior housing from this standard, townhouses have a 75% standard. CDN Committee Memo 11/20/17 Attachment C Bellwether Affordable Apartments 112 Unit Apartment Building ii\� -0 1 ; 0 ' . - . ° P- 1 1 i ("Fit I t4P ttli :;'' jib 111 !!..% r .ti Le Nit I N;! woo , ,% jr mime 111 rwt"iir a iiw �u�� Ft : II r i■■min itEli „■'Iii.i 1 . Project Description The proposed Transit Oriented Development project is located within close proximity walking distance to the Tukwila International Boulevard Transit Center, providing access to both light rail and bus services. The proposed includes 112 units of affordable apartments for a variety of income levels. The building is comprised of five levels of type VA construction over one level & basement of type 1 A construction (podium building). Parking is provided at a ratio of 1:1 for residence plus additional guest parking (120 stalls provided) in levels 1 & basement (P1) as well as on surface. Residential amenity areas are distributed throughout the project including level one entry lobby / lounge, level 2 community room and courtyards and level 5 sunroom and terrace. Care has been taken to site the proposed apartment building to provide adequate setbacks to adjacent low-rise uses. Additional upper level setbacks have been provided to reduce the overall massing and to provide south facing open space and view opportunities for residents. An exceptional view of the transit center will be provided, strengthening the project's connection to Transit opportunities. A variety of ground level amenity / open space areas are provided to accommodate active kid's play areas and more passive walking and gathering areas. A large front yard setback will provide opportunity for public plaza open space along the improved S. 152nd street frontage. Bellwether Affordable Apartments Vicinity Map Tukwila, Washington JOHNSON BRAUND ,„,. WY WO Mom 200.700.8200 0 Project Information Site Addresses: 3481 S 152nd Street - KC Parcel #0043000108 3601 S 152nd Street - KC Parcel #0043000112 3703-3707 S 152nd Street - KC Parcel #0043000116 Legal Description: Parcel A: Lot 7, Block 2, Third addition to Adams Home Tracts, recorded in volume 15 of plats, page 17, in King County, Washington. Parcel B: The west 63 feet Lot 8, Block 2, Third addition to Adams Home Tracts, recorded in volume 15 of plats, page 17, records of King County, Washington. Tukwila, Washington Sheet Index: PO Coversheet P1 Site Photos P2 Site Survey & Proposed Site Plan P3 Schematic Floor Plans: P1 & 1 P4 Schematic Floor Plans 2 & 3/4 P5 Schematic Floor Plans 5 & 6 P6 Schematic Floor Plans Roof & Detail P7 Schematic Elevations P8 Schematic Elevations P9 Schematic Sections P10 Schematic 3d Views P11 Street Frontage P12 Street Frontage Examples Development Agreement 11-17-2017 PO S. 152nd Street - Adjacent West Apartments Potential Mount Rainier and Tukwila Transit Center - view opportunities to south 1 Tukwila International Boulevard Transit Center - physical and visual connections Bellwether Affordable Apartments S. 152nd Street - Site Frontage SW Edge - Adjacent apt. parking Tukwila, Washington 41> JOHNSON BRAUND 303 South Edge - Adjacent apt. parking S. 152nd Street - Adjacent East Apartments South Easement Aerial Site Photo South Edge Site Photos p 1 Development Agreement 11-17-2017 FENCE CORNER 0.2'S k 0.7'E OF CORNER 00 � p p1C 35zN0P 7N5 GR Sy' �R10 PARKING ON WALKWAY o 152nd S,freet 6 • —330--- / PARCEL A ,y/\ EA' PRIVATE S50955 / EASEMENT AEC.C. No.N0. 5092557 \'• \ 4, \ / I / N I J / N \\ 1 Y 4/\ 1 �324� 9 / 17291 no ruict cage 601E W/8W N881346"W 185.92 N )N50 I�3 p004 0.6' COS RNER k 0.9' E Lo9-p20,90 OF 2L°O,nn-00j5„,,-,) / - 3707 16"M0E' PENCE CROSSES PROP. ONE 17 _nn0 Bellwether Affordable Apartments Site Statistics o 2 " \ 3703-07 S 152nd Street - KC Parcel 40043000116- C �/ Site area: 56,314 sf (1.29 acres) 'NO PARKING ss Zoning: HDR w/ Development Agreement to apply URO Urban —336 3481 S 152nd Street - KC Parcel 40043000108 3601 S 152nd Street - KC Parcel 40043000112 / CE CORNER • 0.1'II k0.8'E 7. OF CORNER FENCE CORNER 0.9 EGri CE CORNER 0.7' N k 1.3'E OF CORNER Renewal Overlay standards See sheet PO for Legal Description Existing Site Survey Existing buildings to be demolished, typical ll \\ I\ 11� / Y Proposed Site Plan / Existing trees to be removed, typical Tukwila, Washington Existing trees to remain 0 10 20 40 scale: 1" = 40'-0" 41> JOHNSON BRAUND SUN 300 Sae., wAselaa \ / S. 152nd Str(�et -xUrb, guttecsidewalk strcei improvements �31aza frontage_ A A L2 courtyard (gather) "133'-6" Proposed 112 unit 6-Story Apartment (86.8 du/a) +330� I \ \. L2 courtyard Ip1aY) N II l - 1y-6 / 185.98 b, 2 3 16.-0") 26'-10" Level 1 gaiogg entry 6 1 9 a 2 / 13 / A/19 / Level P\garage entry 32 20 21 //.- 2 / p\ _ i' —, {I(s / i \ °\ !,, active yard (play) 2�50 s(— generator I i VII / \,, /1 � 1 �// ,A 10'-0" 0 i0 level one setback & landscape buffer 15.- " 10'-0" level one'' / level two setback & setback landscape buffer N8813'46"W 185.92 Erg uE o y o n�m leve one setback & landscape buffer Survey / Schematic Site Plan Development Agreement 1 1-17-2017 P2 26 27 25'-0" 28 48 47 46 45 44 43 42 41 40 39 38 37 36 35 imoch.� lobby 291 30 31 active yard (play) FF 324.5 32 33 34 0 0 c 00 c oQ 0 o,0 • Level P1 Floor Plan 18 19 (move ir) Level PI garage entry Bellwether Affordable Apartments Tukwila, Washington 20 21 22 v 12 generator 8 u E o.o o 713- "o o.:c o r I 19,214 sf parking garage (48) stalls Level 1 Floor Plan 24,884 sf Lobby / Amenity Area 945 sf Parking garage 18,932 (50) stalls Unit Mix: (04) 1-bed units (02) live/work Surface Parking (22) stalls 0 = 16 32 scale: 1/32" = 1'-0" 4> JOHNSON BRAUND 8 c�c 9 10 i 11 12 13 c 14 r0____ 115 r• 16 17 18 — 19 2l 2r1 22-2i 24 25 c c c c c c 26 27 281 29 30 311 .ferrace V 792 sf Level 1 garage entry Level P1 garage entry Schematic Floor Plans P3 Development Agreement 11-17-2017 S. 152nd Street terrace 398 s stai courtyard (gather) 1938 sf •xr amenity 1058 sf 11, el v. Jr jr jr courtyard jr (play) 2108 sf 2 I 11,Ett 5 s elev. ir 2 R? jrail(11 !' .7r -L.,-; stair l. LI Ji /El I 1 101'-0" - Level 2 Floor Plan L_ Bellwether Affordable Apartments 19,135 sf 6,269 sf courtyard & terrace 1,316 sf amenity Unit Mix: (05) Studio units (04) JR 1-bed units (03) 1-bed units (07) 2-bed units (03) 3-bed units (22) units Tukwila, Washington Levels 3-4 Floor Plan 19,135 sf Unit Mix: (05) Studio units (04) JR 1-bed units (03) 1-bed units (07) 2-bed units (04) 3-bed units (23) units scale:1 /32. 1'-0" JOHNSON BRAUND 15200 5.2nd Ave. Sou. Suitt 300 Schematic — Floor Plans Development Agreement 11-17-2017 P4 `1--- 1 amenity 4- 456 sf stair - - _ - - - - Bellwether Affordable Apartments terrace 1960 sf Level 5 Floor Plan 17,069 sf 677 sf amenity 2,065 sf terrace Unit Mix: (05) Studio units (04) JR 1-bed units (02) 1-bed units (07) 2-bed units (02) 3-bed units (20) units Level 6 Floor Plan sa 16,590 sf Unit Mix: (05) Studio units (04) JR 1-bed units (02) 1-bed units (06) 2-bed units (03) 3-bed units (20) units 0 8 16 32 _ _Il 11 i 1> JOHNSON BRAUND e. Tukwila, Washington scale: 1 /37' = 1'-0' 13203 3.0 Are. South Suite L - - • laundry elec. jr jr jr Jr ele L 2 stair 98'-1" — — — — Schematic Floor Plans Development Agreement 11-17-2017 P5 HEaccroofess elevator overrun }"/ft. elevator overrun Oft. feature roof element, typ. — parapet, typical Roof Plan ---I I— —' — I scale: 1/16". 1.-0" 0 4 8 16 ca co Bellwether Affordable Apartments JOHNSONBRAUND.,. MOO Sfid Aso Se. Suns SOO unoccupied roof 0 8 16 32 scale: 1/32 = 1'-0" . 1 1 �-1r i1 Fv •_• IUIIL ■nl II C' WI■u G lit II It II 'flllii{ I'iil a;lifill'7ii_ llliiiiri IN 1 II ig milk 0.541. -.-iimji lc III 00 ■>� tm it � �- Al �19 . � o au Ji �� •NM ;I d • _u■ Tukwila, Washington ,77 eirll. 11 1 �1 is 11 id NTWI'E 1'1 u■ . yI! 71 Enlarged Plan Detail (partial plan) Unit Details: (25) Studio 423 sf (37) One Bedroom / JR 1 bed 525 sf (34) Two Bedroom 800 sf (16) Three bedroom 1049 sf (112) Total Units Schematic Floor Plans P Development Agreement 11-17-2017 ,m�.�il.11.[�T.I�C�7:Y1 ROOF.,_1/L\ _761- 2 5/8" PLATE HEIGHT AL-,_ - 58'1-6 3/8" \III 50LE_ V5EiLi46. AC\ iv LEVELS 41.- 3 1/2" LEVELA, & 32' -71 3/4" _ LEVEL 3 -23-If '3. 30 :.:,..' ,=== r-,,'""e— .. --,ear. .. •---.-....:: •.,..,,,,,,f"--... . - - r ' . • ---..., . . . , moon' 0(, wow! 1.1142111111111 ) ,---,,,- - ,- -7, ,- ;,,;.,i; r -....„— --- ,.i,;-_ F. '.;,-,1 _ .., —.;;;;1.=-„, , . .-o.._!..• 11..,;;. ...; rIc;;;;:iT,7_'_76";,.; .4, 4,- -1 0"' GRADEPLANE" . : ...IL ;!.- -1,- 1 ` ''r----• .1 --' _ - !',1,•;••• 1 • '..) ' J_I. i_ '_ . .....,5) ... . , ,_ -,p.-:-.„.--7.„. 1,71 _If:, -i 1,..0-_1,: ..,It •,ri. - a--_. • it Bellwether Affordable Apartments Tukwila, Washington (--; NORTH ELEV. 3/64" = 1-0" .300F PLATE - 6 3/i3" LEVEL§ 56. - 5-1/4" LEVEL 5 41' - 3 1/2" &- LEVEL 4 32' - 1 3/4" 0" LEVEL 3 LEVEL 2 ;;lt.VViPARKING Jur 2'0" ' llTHl 1'1F71117=rfiti—',7:::s• —8' — 4> JOHNSON BRAUND.,c 40,01•••••••••0101• 1,100.11 460 %MO& Vak IOW ,9•••• ..112, 2 EAST ELEV. 3/64" = 1.-0" Schematic Elevations p Development Agreement 11-17-2017 L �1 NORTH COURJ)' D WOKING NORTH 1/32" = 1'-0" WEST ELEV. ROOF;__ \, 61' - 2 5/8" \ i! PLATE HEIGHT AI , 587-63/8" ♦ F LEVEL 6 50' - 51 /4" LEVEL 5 41'-31/" LEVEL 4 32' - 1 3/4" LEVEL 3 23' - 0" LEVEL 2 13'-0" L1 PARKING 2'-0" LEVEL 1 P1 _87 -- 0" 1/32" =1'-0" NORTH COURTYARD LOOKING SOUTH 1/32" = P-0" w Bellwether Affordable Apartments Tukwila, Washington W SOUTH ELEV. 1/32" = 1'-0" SOUTH COURTYARD LOOKING NORTH 1/32" = 1'-0" 61-2 ROOF5/8" \\ ' PLATE HEIGHT AL 58'-63/8" \1 LEVEL6 � \_ 50' - 5 1 /4" \ I LEVEL 5 _ \ 41'-31/2" LEVEL 4 32' - 1 3/4" LEVEL 3 23'-0"♦ LEVEL 2_ 13'-0" L1 PAR2KIN0G " S __L_ .L (s -\ SOUTH COURTYARD LOOKING SOUTH 1/32" = 1'-0" JOHNSONBRAUND.= Schematic Elevations p8 y »,, Development Agreement 11-17-2017 UNIT UNIT UNIT UNIT UNIT ❑ 1 UNIT UNIT UNIT COURTYARD UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT COURTYARD UNIT I UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT I I l I ROOF 6 61'-25/8" PLATE HEIGHT 58'-63/8" \ LEVEL 6 50' - 5 1/4" LEVEL 5 41'-31/2" LEVEL 4 32' - 1 3/4" LEVEL 3 23'-0" LEVEL 2 = 13'-0" L1 PARKING UNIT 0 CORRIDOR UNIT CORRIDOR UNIT CORRIDOR UNIT CORRIDOR UNIT CORRIDOR PARKING 11 _ 11I I I -III- - .I LEVEL l L_I_._ _II _ .,,,_-_,;,__,-_; ,- __=,___�;IIl,;III;.�;II�;III ;1H1= HI Ell n NORTH -SOUTH ROOF / 61'-25/8" PLATE HEIGHT 58' - 6 3/8" LEVEL 6 50' - 5 1/4" LEVEL 5 41' - 3 1 /2" LEVEL 4 32' -1 3/4" LEVEL 3 23' - 0" LEVEL 2 13'-0" 1/32" = 1'-0" L1 PARKING -1 I I111--I —1 I-111-111-11 I—III-=1 I--1-111 _I 1--III-I 11=1 LEVEL --- — - I I H. I 11=1 I I III III W=1 I I III I I H I f III I H-!-H1 I I III \ o^ P1 -8'-0" / L ` EAST-WES 1/32" = 1'-0" ct Bellwether Affordable Apartments Tukwila, Washington P1 COURTYARD PARKING L1 PARKING P1 w JOHNSON BRAUND= Ley mSouile Nano 1.116414.. ROOF E. 58' - 6 3/8" LEVEL 6 50' - 5 1/4" �. LEVEL 5 41' - 3 1 /2" LEVEL 4 32' - 1 3/4" LEVEL 3 II23' - 0" II LEVEL 2 13'-0" L1 PARKING 6_ 00 \I i. EAST -WEST Cad COURTYARD 1/32" = 1'-0" I==111- -{ I I-KI LEVEL 1 o" P1 Schematic Sections P 9 Development Agreement 11-17-2017 NE Corner - Lobbv & Entry SE Corner - Units. Garaae Parkina & Terropps Bellwether Affordable Apartments Tukwila, Washington 4.1> JOHNSON BRAUND,,,,. vor.W.pean 5...• So. ...WA MHO .10.gi 00000. 0: ! -001:001%-iii Pe' c„gogoliste. !eglo 1, AIIISIL,'"11.1"*4 PO' _ 14 1,1!g-- Hilm!!!!OLIP•am. 1411 iliairi iEipaNglitig gm: ti.....a............. Main , ..... _OW liggiAlileW "' Ill (Th NW Corner - Entry & Street Frontaae mer....tra: VIgi!Lid iirmairitt. itilligi 1.1111'1••"„ razczza 111111 1111111111.1ilitioul.,11 Allhi I sitiimust_ .,, HSI . WI ra--\ SW Corner - Units. Garaae Parkina & Terraces Schematic 3d Views!), -1 Development Agreement 11-17-2017 I I BOARD FORMED CONCRETE - EXAMPLE RENDERING BOARD FORMED CONCRETE FROM EAST BOARD FORMED CONCRETE Bellwether Affordable Apartments Tukwila, Washington 4> JOHNSON BRAUND,,, Semlea PM %tilt Par 7116 BOARD FORMED CONCRETE - EXAMPLE SWATCH 0 ACROSS THE STREET BOARD FORMED CONCRETE Development Agreement 11-17-2017 BOARD FORMED CONCRETE 0 FROM WEST §tr_eet_Frontagep Stone Way Apartments Stone Way Apartments Bellwether Affordable Apartments Tukwila, Washington JOHNSON BRAUNO,< Rose Street Apartments Claremont Place Apartments Street Frontage Examples 2 Development Agreement 11-17-2017 r Cit of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Committee of the Whole FROM: Jack Pace, Director DCD s ' .r BY: Moira Bradshaw, Senior Planner CC: Mayor Ekberg 1) DATE: December 6, 2017 SUBJECT: Supplemental information to CDN Committee packet on proposed Bellwether Development Agreement ISSUE Should the City Council adopt an ordinance approving a Development Agreement with Bellwether Housing to develop an affordable housing project on a site in the TIB neighborhood? BACKGROUND During review of this proposal by the Community Development and Neighborhoods Committee (CDN), Committee Chair Hougardy, requested additional information. The information is to address the requested modifications to City standards for parking and recreation space. In addition, there were questions about the project's timeline and household incomes and rental rates, which have been prepared and included. DISCUSSION The information attached to this memo supplements the attachments to the CDN Committee packet and are labeled sequentially to be clear and differentiate from the other attachments in the packet. Parking There are three pieces of information provided. Attachment E is a table of parking supply and demand at Bellwether projects and other more suburban affordable housing projects in the region. Attachment F is a Bellwether analysis of and support for their proposed parking supply of 1:1 using the Right Size Parking study completed for the City of Tukwila. Finally Attachment G is the Right Size Parking study whose goal was to optimize the parking supply in order to foster livable communities. Except for the Kingway project, which includes 24 townhomes, the parking comparables show lower parking supply ratios for all projects, including those in the City of Kirkland. The purpose of a transit oriented development is to be different than other areas and projects by having a lower parking standard. The proposed 1:1 ratio is a balance between meeting demand but limiting supply so that the site development is more pedestrian and transit oriented. Recreation Space Attachment H is a compilation of amenity images from other Bellwether projects. Bellwether intends to activate multiple spaces both in the building, on decks in the building and around the grounds of the site. Small children need spaces that are observable from inside and somewhat removed from more active play, which the deck top space provides; elementary children need places to hide and seek, bounce balls, run. The site will be circumnavigable to allow a bicycle, 53 INFORMATIONAL MEMO Page 2 tricycle to do loops and have outdoor site area to include designs that invite play. Organized play is within'/2 mile to the west, or about 3 blocks, in the new Riverton Heights Park, which is a 7.9 acre park with large fields, a half a basketball court, play structure, and picnic facilities. FINANCIAL IMPACT Bellwether will pay property tax for any housing units that are occupied by households making 50% or more of the median income in King County (AMI). As the income of residents rise, they are not asked to leave their homes and Bellwether subsequently pays more property tax in succeeding years. 75% of the units are planned for 50 — 60% of AMI. RECOMMENDATION See Community Development and Neighborhood Committee minutes from 11/27/17. Attachment E — Bellwether Parking Comparables to Tukwila Project Attachment F T Analysis of Right Size Parking Study by Bellwether Attachment G - Right Size Parking Study for City of Tukwila Attachment H - Bellwether Portfolio examples of Amenity/Recreation space Attachment I — Bellwether Timeline Attachment J - 2017 Income and Rent Limits for King County 54 C;IUserslmoltalDesktopWellwelher InfoMemo 12-8-17.doc I PARKING COMPARABLESTOTUKWILA PROJECT BELLWETHER BUILDINGS Building 'Address Units Unit Mix Number Units Resident Utilized Nearest Transit +Frequency of Service @ AMI Parking Stalls Stalls iRoute (walk time in (minutes) minutes) I Parking Demand Stone Way .1215 N. 45th St., Seatde, WA 98103 Kingway Rose Street 70 J. 17 Studios 28 One-bds 22 Two-bds .13 Three-bds • 35 @ 30% I18@50% 17 @ 60% 70 61 ti6 (8m) 44, 62 (1 nn ) )kR E-Line (6m) 126 (20-30m) {44 (I Om) 62 (15m) IRR E-Line (10m) 0.87 uehictes/unit 5900 37 Ave. S., Seattle, 164 6 One-bds 16 @ 50% 192 189 106 (1 m) 10-15m 1.15 WA 98118 128 Two-bds 148 @ 50-60% vehicles/unit 12 Two-bds TH 6 Three-bds 12 Three-bds TH $124 Rainier Ave. S.. 71 40 One-bds 4 @ 3056� 65 65 17,4 (I m) 7 (10m) 0.92 5eattie, WA 98118 31 Two-bds 5§ 50% '50, 106, 107 (lOm) 9 (15-30m) vehicles/unit ' �} �I 62 @ 60% 106 (10-15m) 107 (25-30m) J PARKING COMPARABLESTOTUKWILA PROJECT UPDATED 12-5-17 OTHER BUILDINGS Building Address Units Unit Mix Number Units Resident Utilized AMI :Parking Stalls Stalls Compass Housing Alliance: Ronald Commons (Shoreline) Compass Housing Alliance: Renton Project (0.2 mi from Renton Transit Center) Imagine Housing: Velocity South Kirkland P&R Athene Apartments Mercy: Othello Piaza at ST Othello Light Rail Station 17839 Aurora Ave N., Shoreline, WA 98133 60 12 Studios 14 One-bds 27 Two-bds 6 Three-bds 419 S. 2 St., Renton, WA59 98057 38 Studios 9 Two-bds II Three-bds 17011 NE 37th Cc, 58 13 Studios Kirkland, WA 98033 30 One-bds 12 Two-bds 3 Three-bds 12446 NE 124th St., 91 27 studios Kirkland, WA 98034 59 One-bds 5 Two-bds 694U MLK Jr. Way S., 108 45 One-bds Seattle, WA 98118 53 Two-bds 10 Three-bds 30 @ 30% 29 @ 50% 1 common area unit 29 @ 30% 18@S0% II© 60% 1 common area unit 29 @ 30% 15@40% 14@60% Nearest Transit !Frequency of Service Route (walk time in (minutes) minutes) 36 33 RR E-Line, 301, 348 (8m) 304, 331 (I2m) 32 17 Renton TC: 101, 105, 106, 107, 148, 169, 240, 342, 560, 566, 908, RR F-Line (3m) 44 38 South Kirkland P&R: 234, 235, 249, 255, ST 540 (2m) 46 @ 30% 37 23 @ 40% 22 @ 60% 20 @ 40% 20 @ 50% 68 @ 60% 235, 236, 238 (4m) 38 38 36, 50 (5m) 106 (3m) Light Rail (1 m) RR E-Line (I0m) 301 (20-30m) 304, 331 (30m) 348 (30m) 101. 107. 169 (15m) 105, 148 (30m) 240 (20-30m) 106, 560, 566, RR F-Line (10m) 235. 255, ST 540 (20- 0.66 25m) vehicles/unit 234, 249 (25-30m) Parking Demand 235 (20-25m) 236, 238 (30m) 0.55 vehicles/unit 0.29 vehicles/unit 36, 106, Light Rail (10- 0.35 15m) vehicles/unit 50 (30m) ANALYSIS OF RIGHT SIZE PARKING STUDY Overview Bellwether reviewed the Right Size Parking study completed for Tukwila in 2014 and attempted to analyze the data found in table 2 of the report in a couple of different ways. Sites within a %: mile radius of the light rail stations are widely considered to be transit -oriented. We determined that 6 of the 18 sites are within a ! radius of the TIB Station (sites 1, 2, 3, 4, 6, and 9) and 3 are Y: mile or less from the Angle Lake Station (sites 7, 8, and 10). However, since the Angle Lake Station was not opened until 2016, those three sites were incorporated into the Non-TOD figures where applicable. Where applicable, data points for a subset of properties identified as affordable housing were isolated into subgroups. Area median income percentage ("AMI") level of rent rates were extrapolated based on rents provided in table 2 and 2014 rent and income levels published by the Washington State Housing Finance Commission. AMI percentages were determined on a floorplan by floorplan basis for every site surveyed and an aggregate AMI percentage was determined for the building as a whole. Observations Paid vs. Free vs. Affordable Breakdown of Average Observed Uses Non- TIB- Rent Property subgroup Count All TOD TOD AMI % Paid parking 6 1.165 1.160 1.170 50.1% Free parking 12 1.133 1.146 1.093 43.6% Affordable only (free) 3 0.930 0.930 n/a 39.4% + The chart above breaks down the observed sites into three primary groups paid parking, free parking, and affordable housing (which is a subset of free parking). • There is a significantly lower observed use of parking for sites identified as affordable housing (0.930) than sites where parking is free (1.133, +22%) or paid (1.165, +25%). + There also appears to be a direct relationship with increases in rent and increases in observed parking use. This trend appears to correlate higher rates of car ownership with higher income households, similarly to observed uses for affordable housing vs. market rate housing. • When looking specifically at sites within X mile radius of the TIB station, there appears to be a lower observed use of parking at sites where parking is free (1.093) compared to paid parking (1.170). Page i 1 bell 'ether 57 ANALYSIS OF RIGHT SIZE PARKING STUDY Impact of Larger Unit Sizes Analysis of larger household units (2+ Br) Parking Rent Property subgroup ratio AMI % <. 40% large units 0.968 38.8% 40%-60% Iarge units 1.142 47.6% > 60% Iarge units 1.323 48.4% • The above chart breaks down the observed sites into three basic categories: sites with less than 40% large units, 40% to 60% Iarge units, and more than 60% large units. • There appears to be a direct relationship between observed use of parking and the relative percentage of 2 bedroom and larger units, The rate of observed use of parking increases as the percentage of Larger units increases. • Rent levels for smaller floorplans appear to be lower than those for larger floorplans. This may indicate a correlation between increasing rates of car ownership and higher household incomes. Page ( 2 bellwether 58 3 „ C a, Y1 ` a a 4 m � N F Igg gx x r 8M $ aagg o" 88 i N N N li Ogg d= O O N N V. N •n N �" N N N N N N AA N N N N N N N N N A84 • 8tt OR r5 It 41 ! 1!!! 1- m � o $ • � R.§4 51 5 3 ; $ Ag w • VI rgs •fl 0 o x a 7� V Y i d •C •_ j ra ❑ 5 faro 100h1 Ifl N AA r o u Observed Ar/beiow 1:17 SI Mi % o12+ Br Unit 10 0 0 N a , N b '0 old units (2. Br) 2 a 4 0 r a` 59 KING COUNTY Effective: 12/18/13 TO 3/5/15 (ARCHIVE) 2014 Median Income: $88,200 Maximum HOUSEHOLD INCOME for All Tax Credit and Bond Financed Properties (REQUIRED to qualify residents.) Set -Aside 1 Person 2 People 3 People 4 People 5 People 6 People 7 People 8 People 80% $ 49,440 $ 56,480 $ 63,520 $ 70,560^ $ 76,240 $ 81,920 $ 87,520 $ 93,200 60% $ 37,080 $ 42,360 $ 47,640 $ 52,920 $ 57,180 $ 61,440 $ 65,640 $ 69,900 50% $ 30,900 $ 35,300 $ 39,700 $ 44,100 $ 47,650 $ 51,200 $ 54,700 $ 58,250 45% $ 27,810 $ 31,770 , $ 35,730 $ 39,690 $ 42,885 $ 46,080 $ 49,230 $ 52,425 40% $ 24,720 $ 28,240 $ 31,760 $ 35,280 $ 38,120 $ 40,960 $ 43,760. $ 38,290 $ 46,600 $ 40,775 35% $ 21,630 $ 24,710 $ 27,790 $ 30,870 $ 33,355 $ 35,840 30% $ 18,540 $ 21,180 $ 23,820 $ 26,460 $ 28,590 $ 30,720 $ 32,820 $ 34,950 Maximum RENTS for Projects Based on UNIT SIZE Low -Income Housing Tax Credit Program Set -Aside Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 Bedroom $ 1,694' 60% $ 927 $ 993 $ 1,191 $ 1,376 $ 1,536 50% $ 772 $ 827 $ 992 $ 1,146 $ 1,280 $ 1,411 45% $ 695 $ 744 $ 893 $ 1,032 $ 1,152 $ 1,270 40% $ 618 $ 662 $ 794 $ 917 $ 1,024 $ 1,129 35% $ 540 $ 579 $ 694 $ 802 $ 896 $ 988 30% $ 463 $ 496 $ 595 $ 688 $ 768 $ 847 Source: littp://www, wshfc.org/limits/detail.aspx?Countv=king&Year-2014 60 Right Size Parking October 2014 Figure 10: Tukwila and SeaTac Study Site Locations S 142nd St 14 Strander Blvd Minkler Blvd • Study Site Transit Agency and Mode 10, Local Bus Route Link Light Rail Station mom = Link Light Rail 0 City Limits r Regional Bus Route Circles are approximately 1 mile diameter; intended to approximate radius from light rail/TOD 21 61 Select South King County Cities — Parking Requirements: RENTON: 4.4-080 PARKING, LOADING AND DRIVEWAY REGULATIONS http://www.codepublishine.com/WA/Renton/htmjRenton04/Renton0404/Renton0404080.html RESIDENTIAL USES IN CENTER DOWNTOWN ZONE: Attached dwellings: A minimum and maximum of 1 per unit. Attached dwellings for tow income: 1 for every 4 dwelling units is required. A maximum of 1.75 per dwelling unit is allowed. Congregate residences: A minimum and maximum of 1 per 4 sleeping rooms and 1 for the proprietor, plus 1 additional space for each 4 persons employed on the premises. Assisted living: A minimum and maximum of 1 space per residential unit of assisted living, plus dedicated parking spaces for facility fleet vehicles. Detached dwellings (existing legal): A minimum of 2 per unit. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. KENT: 15.05.070 Off-street parking regulations for downtown commercial and downtown commercial enterprise districts. http//www.codepublishing com/WA/Kent/ 3. In MTC-1, MTC-2, and MCR zoning districts, a minimum of three -fourths (0.75) parking space per dwelling unit, or conduct a parking feasibility study to determine need. No spaces provided for recreation vehicles. 4. In MTC-1, MTC-2, and MCR zoning districts, one (1) parking space for every four (4) dwelling units, or conduct a parking feasibility study to determine need. 62 Right Size Parking Prepared for: City of Tukwila December 2014 SE12-0248 by FEHR PEERS Attachment G 63 Right Size Parking December 2014 Table of Contents EXECUTIVE SUMMARY 1 INTRODUCTION 3 EXISTING CONDITIONS 6 Transit Parking 6 Commercial Parking 9 Residential Parking 10 VISION FOR THE AREA 12 Existing Parking Codes and Design Guidelines 12 Future Transit Parking Demand 13 RSP MODEL VALIDATION 16 RSP Web Calculator 16 BUSINESS INTERVIEWS 22 Introduction 22 Key Findings 22 POLICY RECOMMENDATIONS 24 Lower Parking Minimums 24 Shared Use Agreements 25 Rationalize On -Street Parking 25 Design Standards 26 Monitor and transform TIB Station 26 Coordinate with SeaTac 27 OUTCOMES AND CONSEQUENCES 28 64 Right Size Parking December 2014 List of Figures Figure 1: Study Area 5 Figure 2: TIB Station Park -And -Ride 6 Figure 3: On -Street Parking Restrictions Around TIB Station 7 Figure 4: Unfinished Roadside 8 Figure 5: Example of Available On -Street Parking on 40th Avenue South (Looking South) 9 Figure 6: Commercial Parking Conditions 10 Figure 7: Unfinished Shoulders on 40th Ave S 11 Figure 8: AM Survey Trip Origins by Zip Code (riders boarding northbound trains) 15 Figure 9: Screenshot of RSP Web Calculator 17 Figure 10: Tukwila and SeaTac Study Site Locations 21 List of Tables Table 1: Parking Demand at Angle Lake Station 14 Table 2: RSP Web Calculator Tukwila and SeaTac Study Sites Results 20 Appendices Appendix A: Summary of Existing Parking Codes in Tukwila 29 65 Right Size Parking October 2014 EXECUTIVE SUMMARY The City of Tukwila is one of four cities participating in the Right Size Parking (RSP) Policy Pilot Project, funded by the Federal Highway Administration's Value Pricing Program and managed by King County Metro Transit. The overarching goal of the RSP project is to foster livable communities by optimizing the allocation of parking resources. More specifically, the purpose of the RSP project is to impart data and strategies to help developers, jurisdictions, and neighborhoods accurately project the optimum amount of parking for new multi -family developments. The amount of parking is optimized—i.e., right sized —when it strikes a balance between supply and demand, and the challenge lies in determining the correct balance with confidence. The RSP project included an extensive survey of multi -family developments in King County to collect data on parking supply and utilization. The RSP survey data was used to develop a statistical model that predicts parking demand based on locational and building characteristics. Parking can constitute 20-30 percent of a typical development project's cost, which would reach 30-40 percent for a project with underground parking in a city like Tukwila, which has a high groundwater table. Moreover, overall across King County, the RSP model estimates 40 percent oversupply of parking compared to actual utilization in today's (2013) built environments. One of the main objectives of this case study is to perform an "audit" of the RSP web calculator tool to determine how well it works in the Tukwila International) Boulevard (TIB) station area. The results of the audit indicate that the RSP model estimates parking utilization accurately for most of the selected sites in Tukwila and SeaTac, with fifteen of eighteen sites within a 20 percent level of error (which is within a generally expected margin). The project team also conducted interviews with businesses in the TIB station area to gather feedback on spillover from the park -and -ride lots. Many of the businesses, especially those within one block of the station, stated that they actively take measures to prevent non -patron parking in their lots and that with these measures, spillover is not a major concern. Lastly, the team reviewed on -street parking levels from documentation put out by Sound Transit. On -street parking occupancy levels in the station area average 25-33 percent throughout the day, showing that there is still plenty of available space. However, the City does not currently have policy language stating the purpose and intended uses of on -street parking. Clarifying this intent would be beneficial if on -street supplies become more constrained and businesses, residents, and transit users begin to compete more heavily for parking. s Countywide, RSP found parking was supplied at 1.4 spaces per multi -family unit with utilization at 1.0 spaces per unit —an oversupply of 40 percent. http://metro.kingcounty.gov/programs-projects/right-size-parking/pdf/rsp-one- paaer-generic-2-20-13.r df 1 66 • Right Size Parking October 2014 Tukwila can move toward achieving right sized parking by: • Reducing multi -family parking minimums to rates 20 percent above the RSP estimates, which would result in a substantial reduction in future parking required for multi -family development while accommodating the wide range in observed parking utilization on -site; • More directly facilitating the use of shared parking agreements between commercial and/or residential lots for off-street parking; • Establishing policies on the priority users of on -street parking • Creating design standards that include on -street parking for new and improved streets; • Continuing to monitor occupancy levels at the TIB station and transition the area to a transit oriented development; and • Coordinating parking changes with SeaTac to ensure uniformity. The intent of these parking policy recommendations is to support housing that serves its residents, owners, and neighborhood, and form a walkable, transit oriented neighborhood around the TIB station. By using these recommendations and considering other ways to make use of the RSP efforts, Tukwila can reach its vision of creating a welcoming place, supporting equity, and preserving affordability. 01 2 67 Right Size Parking October 2014 INTRODUCTION The City of Tukwila is one of four cities participating in the Right Size Parking (RSP) Policy Pilot Project, along with Kent, Kirkland, and Seattle. RSP is a three year grant project funded by the Federal Highway Administration's Value Pricing Program and managed by King County Metro Transit. The overarching goal of the RSP project is to foster livable communities by optimizing the allocation of parking resources. More specifically, the purpose of the RSP project is to impart data and strategies to help developers, jurisdictions, and neighborhoods accurately project the optimum amount of parking for new multi -family developments. The amount of parking is optimized —Le., right sized —when it strikes a balance between supply and demand, and the challenge lies in determining the correct balance with confidence. Today, multi -family buildings often provide too much parking, which can be an impediment to achieving a wide range of community goals. However, providing too little parking can also be a significant risk in terms of real estate marketability and neighborhood impacts. The RSP web calculator uses data collected throughout King County to seek this balance and can assist decision makers in determining parking needs. The City of Tukwila was selected to participate for this study in part because it presents several factors that set the area apart from other parts of King County. First, the City's proximity to Seattle -Tacoma International Airport generates airport -related parking issues. The large recent immigrant population may represent different parking use resulting from their housing and travel patterns2. Finally, the Tukwila International Boulevard (TIB) Station on Link Light Rail is a regional transit hub with free park and rude lots. This report focuses on strategies to right size parking around the TIB Station (served by Link and several bus routes), which is located on the border between the cities of Tukwila and SeaTac near the intersection of Tukwila International Boulevard and Southcenter Boulevard / 154th Street. Figure 1 displays half -mile and one -mile walk -sheds, and the half -mile shed defines the "station area" for this analysis3. The cities of Tukwila and SeaTac both desire to transform the TIB station area into a vibrant, transit - oriented, mixed -use neighborhood. However, in order to achieve this vision, the parking needs of transit patrons and multi -family residences must be balanced in a way that encourages new development, yet avoids impacts to adjacent businesses and ensures that parking is not oversupplied. The area's diverse population may influence parking demand compared to other cities in the area, and the high expense of 2 Somali Community Services Coalition. March 2013. Equity for All: Including East African Voice in Future Development 3 It should be noted that TIB Station is currently the southernmost light rail station with parking for transit riders. As such, it generates "start of the line" transit parking, as well as likely use by people who park to ride transit one stop to the airport. In early 2016, Angle Lake Station will open south of the airport with its own parking garage, which could intercept transit parkers who have been using TIS Station. 3 68 Right Size Parking October 2014 building subterranean parking in an area with a high groundwater table underscores the importance of getting parking right. Achieving appropriate parking standards is critical in the TIB station area because forcing developers to overbuild parking leads to several detrimental outcomes: • Some projects may not be started or may be scaled back due to high parking costs • Land that could be devoted to residential or other development is used for unnecessary surface parking • Development costs increase, which may be passed on in the form of higher rents or purchase prices, increasing the cost of housing • The community character is degraded by parking Tots or large parking garages • Transit is a less viable transportation option because of an auto -dependent urban form Earlier RSP research has shown that parking can constitute 20-30 percent of a typical development project's costa, which could reach 30-40 percent for a project with underground parking in Tukwila5. Therefore, getting the parking code right is a key first step toward transforming the station area. The Tukwila parking policy study consisted of three components: • Validating the RSP model with local sites; • Conducting a survey of commercial properties related to spillover parking; and • Reviewing the multi -family parking codes for Tukwila and SeaTac. From these analyses, the study formed recommendations for Tukwila's parking policies. a King County Metro, 2014. www.rightsizeparkina.orq. s Based on typical cost estimates of subterranean parking for a project with a high groundwater table. 4 69 IPT Right Size Parking October 2014 Figure 1: Study Area Sea-Tac Airport AcRd City of SeaTac ti S�4th StAppp. �aR ' / : S 156th St • S 144th St S 146th St S 148th St/ I S 150th St S 152nd St / S 161st S Q Q C 5 it ' m, i, f /IPel y2 Mile S 164th St 5 166th St 4 S 160th St City of Tukwila 8/; Link Light Rail Station Haft Mile Walkshed One Mile Walkshed 0 City Limits 5 70 Right Size Parking October 2014 EXISTING CONDITIONS There are three general purposes for parking around the TIB station area today: to access transit, commercial, or residential land uses. TRANSIT PARKING At the TIB station, Sound Transit operates two park -and -ride lots with a capacity of 600 vehicles (see Figure 2). Vehicles may park for up to 24 hours at the lot. To better manage demand, a pilot program recently took place where 62 stalls were available at a cost of $33 per quarter, or 50 cents per weekday, which guaranteed a parking spot. Occupancy reports and field observations show that the park -and -ride lot tends to be nearly or completely full on weekdays from 7am to 5pm. Sound Transit also provides an overflow parking lot behind SeaTac Center 600 feet northwest of the light rail station, though it is not well signed and can be difficult to find. Field observations showed a roughly 50 percent occupancy rate during midday and afternoon. The Church By the Side of the Road leases 28 spaces for transit users with occupancy rates around 30 percent. Some adjacent park -and -fly lot operators in SeaTac also offer parking for Tight rail riders at a price of $10 per day, but Tukwila enforces a policy prohibiting commercial parking that doesn't meet conditions laid out in the zoning code. Figure 2: TIB Station Park -And -Ride 1' ' -4• ...-+-r � ,lc 7 6 71 Right Size Parking October 2014 There is limited on -street parking within the half -mile walkshed of the station area. Figure 3 below is an updated version of information from the Sound Transit Hide and Ride Monitoring Program, which assessed potential TIB station parking spillover into the surrounding neighborhoods. It has been updated for this report because the on -street parking conditions have changed since the original map was developed. Figure 3: On -Street Parking Restrictions Around TIB Station J City of SeaTac —r v.� a o C� M S 152nd St S 160th S S 146th St S148thSt S 150th St City of Tukwila S 158th St ©i Link Light Rail Station Imommoi On -Street Parking Unavailable Available On -Street Parking O City Limits Source: City of Tukwila, 2014; updated from DKS Associates Transportation Solutions. 2004. Hide and Ride Monitoring Program. 111 72 7 Right Size Parking October 2014 Over the last 10 years, Sound Transit has monitored the utilization of on -street parking in the station area, as shown above in Figure 3. The most recent on -street parking survey from Sound Transit (April 2014) indicates that the on -street utilization rate in the station area is 25-33 percent, a slight increase over the last 10 years. This rate of on -street utilization suggests that despite a full park -and -ride lot, there is not a substantial amount of parking spillover into the adjacent on -street spaces. Much of the on -street parking that exists around the light rail station tends to be informal and not well defined. As Figure 4 below demonstrates, the lack of finished curb, gutter, and sidewalks makes the boundary between private property and the public right-of-way unclear. Even on some streets where space is better defined it can be unclear who the available space is meant to serve (see Figure 5). 8 73 Right Size Parking October 2014 Figure 5: Example of Available On -Street Parking on 40th Avenue South (Looking South) CC,NriviE C[AL PA UING Businesses around the TIB station area are predominantly low density strip malls, including fast food restaurants, gas stations, and other basic needs. Sidewalks and marked crosswalks exist along some of Tukwila International Boulevard/TIB but the auto -oriented design of the area encourages many patrons to arrive by car. Nevertheless, most commercial parking lots tend not to fill. This available parking capacity in nearby commercial lots suggests that spillover from transit parking onto private lots should not result in a lack of parking for on -site users. Interviews with local businesses (described later) indicated that they generally agree that transit parking spillover is not a problem, although some businesses do occasionally tow vehicles suspected of parking to access transit. Figure 6 displays typical parking conditions at surrounding businesses. 11 74 9 Right Size Parking October 2014 Figure 6: Commercial Parking Conditions RESIDENTIAL PARKING Off of the major arterials, the right of way is frequently less defined. Local streets that provide access to apartments and homes often lack sidewalks and delineated areas for parking. As such it can be difficult to determine what parking users the local streets are serving: residents parking near their homes, pedestrians walking through the neighborhood, or visitors parking in order to access nearby needs. Figure 7 shows an example of these unfinished street shoulders. 10 75 Right Size Parking October 2014 Figure 7: Unfinished Shoulders on 40th Ave S r� 76 11 Right Size Parking October 2014 VISION FOR THE AREA The City of SeaTac articulated a vision for the area east of the TIB station in their South 154th Street Station Area Plan (2006). This plan articulates a vision of lively commercial and residential districts that provide attractive walkable neighborhoods and include a variety of shops, services, and places to gather. The City of Tukwila created a vision for this area in the mid-1990s when the Regional Plan was to serve the region's urban centers with rail6. The following vision was developed before a station had been considered for or located on Tukwila International Boulevard. The City envisioned a mixed use commercial and light industrial area with a safe, attractive and functional built environment that serves both motorists and pedestrians. Tukwila Village, currently under construction approximately a 'A mile walk north of the Tight rail station, is intended to help catalyze future redevelopment in the area and act as a guide for the type and intensity of the desired development. It will be a mixed -use development that aims to act as a central gathering place for residents and visitors. The City's Comprehensive Plan also identifies regional and local transit as important aspects of the transportation system and encourages multi -modal facilities.. EXISTING PARKING CODES AND DESIGN GUIDELINES The TIB station area includes four of Tukwila's different zoning types, which are described in Appendix A. These designations that City code defines include Regional Commercial (RC), High Density Residential (HDR), Medium Density Residential (MDR), and Low Density Residential (LDR). These zoning districts as well as the TIB Design Manual, which is used for the design review process, shape the look and feel of TIB's urban form. Tukwila employs minimum off-street parking requirements based on the number of bedrooms for residential uses and usable floor area for commercial areas, as is typical of suburban areas. Many cities use this traditional method to define the amount of parking required, but planners and decision makers have realized that these minimums frequently result in an overabundance of surface parking, which can degrade urban form and encourage dependence on the auto for travel'. The City does provide allowances for off -site, shared, and tandem parking as well as a process for administrative variances for an up to ten percent reduction if a landowner can demonstrate that they need less than the required amount of parking. In contrast to many other communities in the area, however, 6 City of SeaTac, December, 2006. South 154th St Station Area Action Plan. ' Donald Shoup, 2011. The High Cost of Free Parking. 12 77 Right Size Parking October 2014 Tukwila enforces more regulations on the use of accessory off-street parking for non-residential users. Most cities in the region allow a commercial user to offer excess parking to anyone at any price with no additional taxes or regulations. Tukwila Municipal Code (TMC 18.06.613) defines commercial parking as a use of land or structure for the parking of motor vehicles as a commercial enterprise, for which hourly, daily, or weekly fees apply to the use of parking stalls, and imposes a tax and additional regulations. The increased regulations on accessory parking can make it more difficult for adjacent land owners to share or sell excess parking to neighboring businesses or visitors who are looking for parking. The neighboring City of SeaTac takes the same approach to setting their parking minimums and the standards for parking supply minimums are nearly the same. Parking policies and activity in SeaTac and Tukwila are inherently linked through their shared boundary adjacent to TIB Station, highlighting the importance of the two cities coordinating their efforts in the station area. Appendix A provides more detail on current zoning and parking policies in Tukwila and SeaTac. FUTURE TRANSIT PARKING DEMAND Sound Transit commissioned the South 200th Street Station Parking Demand Study in 2011 to explore the demand for park -and -ride capacity at the temporary southern terminus of Link Light Rail. At the time of this study, the South 200th Street (now officially named Angle Lake) station was forecast to be operating in 2018 (now expected to open in 2016) while the full build out of ST2 would extend Link to South 272nd Street by 2030. As Link extends further south, the report estimates that parking demand will shift south as new stations open to the south. As shown in Table 1, the Angle Lake station is forecast to see a demand of 1,050 vehicles for parking in the peak period in 2018 when it is the southern terminus of the system. When Link expands further south to South 272"d Street and the system extends further north by 2030, however, the peak period parking demand at Angle Lake is expected to drop to 700 vehicles. This expected decrease is due to additional parking capacity available at the South 272"d Street station, which will draw riders who currently come to TIB Station from points south to access Link, a common finding among rail transit systems across the United States. 13 78 Right Size Parking October 2014 Table 1: Parking Demand at Angle Lake Station 2018 2030 Forecast Year Assumed System Expansion North — UW South — S. 200th North — Lynnwood East — Overlake South — S. 272nd 3hr Peak Period (number of vehicles) 1,0508 700 Source: Sound Transit & Huitt-Zollers. January 2011. S. 200th Street Station Parking Demand Study: Interim Technical Memorandum. Figure 8 demonstrates why this drop is expected to occur. Over 50 percent of the riders currently accessing the TIB station are coming from points south and driving to the station to park. As Sound Transit expands Link further south and north, many riders, even the new riders added due to the expanded service area of the system, will instead access the system via Angle Lake since it will be closer to them. Similarly, in 2030, many riders will shift to the South 272nd Street station when that opens. A similar effect is likely to occur at the TIB station. When Sound Transit opens the Angle Lake and South 272nd Street stations, we expect a decrease of up to 30 percent in demand for parking at the TIB station, depending partially on the amount of use by commuters to UW and other latent demand. A potential increase in parking demand back to current levels could occur in the long term if Link Light Rail encourages redevelopment and garners significant ridership growth. However, the limited opportunities for development in the current catchment area shown in Figure 8 do not suggest great increases in commuters accessing the station by car. Hence, parking demand above the current levels is not expected. 8 Sound Transit is planning "a 700-stall garage and up to 400 additional interim surface spaces." Source: Sound Transit, 2013. • 14 79 Right Size Parking October 2014 Figure 8: AM Surve, Tri • Origins b Zi • Code (riders boardin • northbound trains) Legend: O Tukwil Intl Blvd Link Sta. O Other Link Station ^/ Link Route loaS.• Link Route (Future) ni Zip Code % of parking users, by zip code Below 2.5% 2.5 to 5% 5to10% Above 10% Q 0 0.5 1 M. N I I I Figure 2 Tukwila International .,Blvd Station ` e. 18.6% 0.9% CIS map Is accompanied by NO meanie. Source: Sound Transit & Huitt-Zollers. January 2011. S. 200th Street Station Parking Demand Study: Interim Technical Memorandum. 011 80 15 Right Size Parking October 2014 RSP MODEL VALIDATION The Right Size Parking (RSP) project included an extensive survey of multi -family developments in King County to collect data on parking supply and utilization. The project surveyed 208 sites throughout the County, totaling over 33,000 housing units and over 50,000 parking stalls. The RSP survey data was used to develop a statistical model that predicts parking demand based on locational and building characteristics. After analyzing over 100 variables, the following seven variables were selected that together can predict over 80 percent of the observed variation in parking utilization in multi -family projects: • transit service • percent of affordable units • number of bedrooms • population and employment density • unit size • unit rent • parking price RSP WEB CALCULATOR A public, web -based user interface was built to allow easy access to the information provided by the RSP Multi -family Residential Parking Calculator.9 The web tool has several components for communicating RSP information. The home page gives explanatory information and displays a "heat map" of King County that color codes areas according to predicted parking utilization (i.e., green indicates lower utilization, and red indicates higher utilization). The interface allows users to zoom in and select a specific parcel (or parcels), after which data for a prototypical building on that site is displayed. Users can then adjust project parameters and land use context factors to represent a planned project, or to simply observe how different factors affect predicted parking demand. The web interface also displays comparative parking "impacts," including capital costs for parking construction and vehicle -miles traveled and greenhouse gas emissions for building residents. Figure 9 provides an example of the web interface below. 9 The RSP King County Multi -Family Residential Parking Calculator is online here: http://www.rightsizeparking.org/ 16 81 Right Size Parking October 2014 Fi • ure 9: Screenshot of RSP Web Calculator Right Size King County Multi -Family Residential Parking Calculator Parking tArtatAlciR AROIJI IRIS SIZE 1 Parcel Selected L& 1107 Characteristics i Srlg Imturti Once you have selected a parcel, the values below represent the IOcahorl characterisbcS of the parcel(s) you have selected Population: t. concentration Lacr to MO 62,785 Population con0e,trabon similar In Eastgate. Factona or Fauntleroy Jobs: concentration LOW 10 High miff nc 1e202 40,340 IV „o Job concentration similar to 1.1.e22 Kent East NW is rso Transit Service. _. Concentration low to mph 1,318 Transit service concentraten s,muar to University District or Lower Queen Anne o0 Parking/Unit Ratio (Number of Stalls) < 5 Stalls _:''„� �_ 1.5 Stalls yrto.., lYiA1Y 31r140 IWIF[.T AHFA 0 CI LAP fa✓ Soutttcentertwit 0%� J�l'II 0.4 • ,;;.,wervtaa Mawt._ tare. Seteclfon Into A r 1. 17 I Right Size Parking October 2014 The RSP Calculator can help municipalities determine defensible parking requirements for development projects on a case -by -case basis. The RSP Calculator and the data behind it can also provide valuable input for setting the metrics for "context -based" adjustments to minimums, such as population density, job concentration, and transit availability. Overall across King County, the RSP Calculator estimates 40 percent oversupply of parking compared to actual utilization in today's (2013) built environment'° AUDITING THE RSP CALCULATOR IN TUKWILA One of the main objectives of this case study is to perform an "audit" of the RSP web calculator tool to determine how well it works in the TIB station area. The study applied the calculator to 18 multi -family properties in Tukwila and SeaTac. Figure 10 shows the approximate locations of the apartment sites. The high proportion of immigrants in the area could lead to unique parking utilization outcomes compared to the rest of the County". In this section of the document, we briefly describe the RSP parking surveys that were collected as part of the data collection effort and compare their utilization rates to the web model output. To estimate parking utilization, the web calculator uses the number of units in a building, the number of bedrooms in each unit, the rental price, unit square footage, number of affordable" units, and monthly cost for parking, which are specific to each building. It also includes three characteristics of the location of the building to approximate urban form and transportation choices available to residents of each development — population density, job density, and transit service / accessibility. Of the three location variables, the model is most sensitive to the transit service score, which does not vary substantially across this sample set of apartments in Tukwila and SeaTac. Using these input variables, the calculator produces an estimate for expected parking utilization in spaces per unit, which we can check against observed utilization and total supplied parking at the site. The "percent error" row compares estimated and observed parking utilization. Table 2 summarizes the input variables, estimated parking utilization, and observed parking utilization. Overall, the RSP web calculator is estimating parking utilization accurately for most of the selected sites in Tukwila and SeaTac, with fifteen of eighteen sites within a 20 percent level of error, which is within a generally expected margin. We do note, however, a tendency for the model to under -predict utilization, i.e. to estimate less expected use than actual observed use. A discussion of some discernible trends in the data that explain the discrepancy between the RSP web model estimation and the observed site data io http://metro.kingcounty.gov/programs-projects/right-size-parking/pdf/rsp-one-pager-generic-2-20-13.pdf ii Somali Community Services. March 2013. Equity for All: Including East African Voice in Future Development. 12 Units were deemed "affordable" by building managers during the interview and may include units set aside for low- income renters or qualifying for tax benefits. 18 83 11P Right Size Parking October 2014 follows below. It is important to note that the RSP web calculator is a robust regional tool designed to assist planners in better assessing potential parking demand, but the tool is not and was never intended to provide a perfect estimation of demand at all parcels in the County. Some of the sites do have specific characteristics that make them different from the others. Sites 1 and 8 contain only studio apartments and both have relatively low rents. Given the population of immigrants in some areas of Tukwila and SeaTac and the lack of information on residents per unit, it is possible that these apartments have a higher number of occupants and vehicles per household than elsewhere in King County. Our analysis indicates that the web calculator is quite sensitive to the designation of affordable units. If these units are not designated as affordable the web calculator prediction is nearly correct, suggesting that lower income residents in the study area may own more cars than similar low income residents elsewhere in the County. Review of available Census data supports this hypothesis Sites 3 and 4 are closest to the TIB Link station. The RSP web model suggests that, all else equal, these sites should have lower parking utilization, but the observed utilization data do not bear out this prediction. The strong correlation between good transit service and lower parking utilization found elsewhere in the County may not be taking hold yet in Tukwila. This outcome could be caused by the urban form surrounding the TIB Station. The station is not as integrated into a mixed -use, walkable neighborhood as other areas in the model, nor is the station area a destination for jobs or activities. In conclusion, the RSP web calculator seems to be accurately capturing many of the factors that influence parking utilization for multi -family properties, particularly factors such as number of bedrooms per unit and the cost of rent. Apartments in the study area do not appear to share as strong a link between good transit service and lower parking utilization as is apparent elsewhere in the County. That expected link may be lower in the study area due to the distinct local population, designated affordable housing units, and higher car ownership per household. The presence of on -street parking, while not included as an input to the model, may serve as a relief valve for expensive or over -crowded parking. The parking prices and observed utilizations suggest that apartments in Tukwila and SeaTac have not yet reached this point of needing a parking relief valve. Overall, the RSP web calculator is a reasonable tool to assist planners in evaluating potential parking demand, but to be conservative, the results of the RSP web calculator should be increased by about 20 percent to account for the unique conditions in the TIB station area. A more detailed discussion of policy recommendations follow below. Pla 84 19 111 Right Size Parking October 2014 Table 2: RSP Web Calculator Tukwila and SeaTac Study Sites Results13 C11 Variables Site 1 Site 2 Site 3 Site 4 Site 5 Site 6 Site 7 Site 8 Site 9 Site Site Site Site Site Site Site Site Site 10 11 12 13 14 15 16 17 18 Studio Units 47 0 0 40 38 0 0 236 14 7 0 0 0 0 0 0 0 0 1 Br Units 0 22 18 62 83 7 166 0 55 18 8 80 10 16 8 24 40 48 2 Br Units 0 17 18 81 89 18 157 0 26 14 34 99 48 24 24 24 16 32 3+ Br Units 0 0 0 8 0 0 3 0 0 16 4 0 10 0 4 0 0 0 Studio Rent $550 $0 $0 $809 $648 $0 $0 $560 $650 $845 $0 $0 $0 $0 $0 $0 $0 $0 1 Br Rent $0 $765 $850 $894 $787 $850 $650 $0 $750 $895 $700 $730 $625 $731 $1,012 $731 $625 $725 2 Br Rent $0 $925 $1,000 $1,032 $948 $1,000 $755 $0 $920 $1,225 $850 $950 $795 $956 $1,181 $893 $775 $900 3+ Br Rent $0 $0 $0 $1,437 $0 $0 $893 $0 $0 $1,400 $1,090 $0 $835 $0 $1,485 $0 $0 $0 Avg. Sqft per 457 741 905 705 716 924 749 495 772 967 821 769 690 770 1,047 722 594 707 Unit Affordable Units 0 0 0 0 0 0 325 236 0 0 46 0 0 0 0 0 0 0 Mo. Parking $0 $0 $25 $29 $20 $0 $0 $0 $30 $45 $0 $0 $0 $35 $0 $0 $0 $0 Cost Population 62,862 62,727 62,586 62,099 62,726 62,740 56,531 55,509 62,008 55,953 65,302 59,789 64,422 64,803 64,574 64,287 62,529 62,293 Jobs 40,524 41,300 41,599 40,995 43,383 42,605 44,060 47,254 40,312 46,166 42,373 51,507 41,761 41,304 41,528 41,348 40,795 39,696 Transit Service 1,307 1,289 1,329 1,364 1,222 1,294 1,238 1,198 1,300 1,300 1,245 1,272 1,331 1,262 1,253 1,262 1,319 1,273 RSP Forecasted Use 0.87 1.13 1.10 1.05 1.11 1.21 0.92 0.73 1.02 1.19 0.99 1.14 1.14 1.11 1.30 1.14 1.02 1.13 (spaces per unit) Observed Use 0.76 1.19 1.31 1.33 1.32 1.33 0.82 0.97 0.87 1.16 1.00 1.14 1.24 1.00 1.72 1.00 1.27 1.15 (spaces per unit) Parking Supplied 1.30 1.41 1.53 1.28 1.50 1.44 1.00 1.27 1.25 1.65 1.78 1.28 1.76 1.00 1.72 1.20 1.36 1.91 (spaces per unit) Percent Error 15% -5% -16% -21% -16% -9% 12% -25% 17% 3% -1% 0% -8% 11% =24% 14% =20% -2% Input Output 13 criptions of variables and methodology available at www.rightsizeparking.orq. pi 20 I I Right Size Parking October 2014 Figure 10: Tukwila and SeaTac Study Site Locations 5 142nd St 14 • N.i al t� I 1 17 I 86 11 — — S 144th St 0 City of SeaTac 5154th St 9 7 .0 O 5itoo5l[ S 176th St 8 , 001 S 147th St s 9�P% Strander Blvd Minkler Blvd • Study Site Transit Agency and Mode Local Bus Route Link Light Rail Station INNNIN r Link Light Rail 0 City Limits = Regional Bus Route 0 a ID ro N 21 Right Size Parking October 2014 BUSINESS INTERVIEWS INTRODUCTION To further understand parking issues for the adjacent commercial businesses, the project team conducted a survey of owners and managers who operate businesses within proximity of the TIB station to determine if park -and -ride users were parking in non -designated areas (spillover). The survey, which took place over a two -month period starting in April 2014, also asked respondents if they would be interested in further discussions about participating in a shared parking arrangement. In total, 14 surveys were successfully completed. The following summarizes the key findings. KEY FINDINGS PARK -AND -RIDE SPILLOVER About a quarter of the participants surveyed felt that there is a shortage of dedicated park -and -ride spaces for the station. These respondents typically represented businesses located within a few blocks of the station. Some of the businesses further than a few blocks from the station thought there was a general shortage of public parking, but not necessarily due to park -and -ride users. Properties within a block of the station, particularly those on the northwest and northeast corners of International Blvd. & S 154th St. are most affected by park -and -ride spillover. On game days (Seahawks / Sounders / Mariners) it was reported that park -and -ride spillover was felt further north on S 154th St.; however, with the exception of the Seahawks Parade Day (February 5, 2014), most respondents felt that even on game days park -and -ride spillover is contained to between two and three blocks from the station. PREVENTATIVE MEASURES About a third of the respondents reported having non -patron cars towed and / or ticketed if parked for more than the posted time limit. Another third of the respondents reported that they fenced their parking lot for security reasons, which renders non -patron parking as a non -issue. The remainder of the respondents didn't consider non -patron use of their lot as a major issue. Respondents made a number of suggestions for how to better reduce the effect of non -patrons parking in private parking lots, including: 22 87 Right Size Parking October 2014 • Build a larger park -and -ride garage at the station; • Have parking enforcement officers check at random times and more than once per day so that people don't learn how to "beat the system"; • Hire additional parking enforcement officers for game days and other large events14 SHARED PARKING Among the 14 businesses surveyed, four were hotels / motels which operated 24 hours per day and reported parking occupancy to be highest after 4pm. Three of the businesses were fast food restaurants, and reported that lunch was their busiest time. Two of these restaurants reported having little to no spaces available during the lunch hour (noon to 1pm). The remainder of the businesses surveyed were a mix of service, retail, and self -storage companies. Survey participants were asked whether their businesses were interested in discussing the possibility of opening their lots to park -and -ride users through some type of shared parking arrangement. Five of the respondents were not interested due either to a lack of surplus parking available, or a perceived security / liability risk; two businesses which already have park -and -fly programs responded that they might be interested if the arrangement was similar to their current park -and -fly programs; one respondent reported already leasing parking to Sound Transit for park -and ride -users; and the rest were either open to further discussion, or responded that it was not their decision to make. 14 The City views off-street parking management as the responsibility of the parking lot owner. F"' 88 23 low Right Size Parking October 2014 POLICY RECOMMENDATIONS Looking at parking around the TIB station today, the challenge is not that of too little parking or too much, but rather the distribution of parking available to different land uses around the study area. The availability of residential parking around Tukwila is generally not a problem but it is easily conflated with transit parking around the TIB station area. It is important that planners and policy makers recognize this difference when making decisions on parking in Tukwila. Current parking policies in Tukwila establish minimum parking requirements for residential and commercial buildings to ensure enough parking is always available to accommodate peak demand. In reality, almost none of the parking available in the city — on -street, residential off-street, or commercial off-street — fills to capacity for very long, except for the Sound Transit park -and -ride lots, which also has a peak. The general recommendation of the RSP team is that cities drop parking minimums and let the market dictate how much off-street parking multi -family housing developments provide. However, Tukwila may not be in a position to follow this strategy immediately so we provide more specific recommendations here. The city can make best use of its existing parking assets by: • Reducing multi -family parking minimums to rates 20 percent above the RSP estimates; • Facilitating shared use agreements between commercial and residential lots for off-street parking; • Establishing policies on the priority users of on -street parking • Creating design standards that include on -street parking for new and improved streets; • Continuing to monitor occupancy levels at the TIB station and transition the area to a transit oriented development; and • Coordinating parking changes with SeaTac to ensure uniformity. LOWER PARKING IMINI►MUMS Given that multi -family housing developments generally have more parking than they need, Tukwila has several opportunities to improve urban form and reduce housing costs in the TIB station area through modifying its parking requirements. The current levels of parking supplied at multi -family housing developments are generally below the code requirements, yet existing capacity is not fully utilized. Building additional parking is an expensive undertaking for developers due to land values and these costs Pa Oil 24 89 Right Size Parking October 2014 typically get passed on to renters in the form of parking fees bundled in with rent. Moreover, the high groundwater table in the area makes underground parking cost prohibitive (up to $70,000 per stall). When minimum parking requirements are too high, residents pay higher rent for parking spaces that go unused and which they themselves may not even use at all if they do not own vehicles. The City could lower its parking minimums to more accurately reflect the parking needs of its residents, and it has adopted provisions for special permission allowing lower commercial and residential parking requirements in the urban center for development within 600ft (commercial) and 1,320ft (residential) of the Sounder Station or the Southcenter Transit Center. For larger properties, reduced residential parking minimums may also provide the opportunity to add more units on the same property by repurposing unused parking stalls. The TIB station area would be a sensible pilot area due to its proximity to high quality transit service. SHARED USE AGREEMENTS To the extent that existing residential and commercial developments have additional parking capacity available today, the City could facilitate more shared parking arrangements. Current parking codes allow up to 10 percent of parking to be shared between complementary uses on the same site and excess parking stalls may be used between different properties within 800 feet of one another. Table 2 above shows that some apartment complexes have up to 50 percent of their available parking spaces going unused. The City could increase the amount of complementary parking allowed for existing developments (potentially including transit) and reassess the amount allowed for new developments given any reductions in parking minimums. The most effective way to support more shared use parking agreements between nearby owners is for the City to take the role of a "matchmaker". Many business owners do not have the time or knowledge to recognize shared parking as an opportunity so the City could reach out and facilitate this process. Several cities have employed programs to facilitate a match between parking supply and demand, including the Portland suburb or Oregon City. This program takes some commitment of city staff time to maintain a database of parking supply to match with potential demand. RATIONALIZE ON -STREET PARKING Existing off-street capacity generally provides enough parking for Tukwila residents and business patrons, so on -street parking holds additional opportunities. This capacity could provide parking for exceptionally high -demand conditions and support neighborhood streets with businesses that open onto sidewalks and parking lots that are less visually dominant. Spillover from the Sound Transit park -and -ride appears to be Ft' 011 90 25 low Right Size Parking October 2014 minimal and does not result in substantial on -street utilization, with the possible exception of game day events while Tukwila functions as the southernmost station with designated transit parking. While on -street parking utilization is relatively low currently, significant redevelopment could lead to an increase in the future. The City may wish to establish policies defining the priority users for on -street parking in concert with the community before spaces become scarce. If all of the streets highlighted above in Figure 3 had available on -street parking, capacity could increase by up to 100 spaces. However, given the cost of right of way acquisition, curb, gutter, and sidewalk, these improvements are unlikely to occur. DESIGN STANDARDS As discussed earlier in this report, many residential streets in the station area have unfinished shoulders with no formalized on -street parking. The City could require on -street parking in its roadway design standards to increase parking capacity as streets are built or improved in the future. MONITOR AND TRANSFORM TIB STATION As the southernmost station with transit parking available, TIB Station functions in some ways as a regional transit hub rather than a transit -oriented place to live, work, and play. The park -and -ride lot at TIB station is generally full from 7am to 5pm, but use of the accessory lot behind SeaTac Center and nearby on -street parking is relatively Iow15. With Link expansion moving to Angle Lake in 2016, the demand for parking at TIB is likely to decrease in coming years. Based on the origin -destination map in Figure 8 we forecast a decline in utilization of about 30 percent when Angle Lake opens. This utilization rate may increase over time as development occurs and light rail ridership grows, but it is unlikely to warrant additional parking at the TIB station. Instead of serving purely as a transit hub offering daily vehicle storage, TIB Station could host transit supportive land uses such as mixed use retail, office, or housing developments. Sound Transit should monitor parking levels around the station area in the interim and consider encouraging overflow parking to use either the accessory lot or available on -street capacity for now. Expansion of the park -and -ride lots will likely be unnecessary and Sound Transit should consider consolidating the two lots into a garage in order to free up land for transit oriented development near the station. 15 The accessory lot is relatively new and poorly signed. rl 26 91 Right Size Parking October 2014 COORDINATE WITH SEATAC With Tukwila International Boulevard as the border between Tukwila and SeaTac, parking changes in one city could easily have effects on the other. Tighter regulations in Tukwila could lead to a shift in parking to SeaTac, which would lead to both ineffective parking outcomes overall and confusion for local residents and visitors to the area. We recommend that both cities coordinate any changes to parking codes and establish codes that are similar. 111 92 27 Right Size Parking October 2014 OUTCOMES AND CONSEQUENCES The intent of these parking policy recommendations is to support housing that serves its residents, owners, and neighborhood, and form a walkable, transit oriented neighborhood around the TIB station. Making more efficient use of existing parking capacity and discouraging large, unneeded surface lots are ways that Tukwila can work to achieve this goal. While the steps outlined above can lead to a successful outcome, there are potential unintended consequences that the City should be aware of. Even when multi -family developments do charge residents to park on site, findings show that residents tend not to park their vehicles on the street. Rather, they may get rid of a vehicle entirely, or the apartment may attract tenants who do not own vehicles. This may solve some of the parking challenges discussed in this report but it may also limit the mobility of residents, which is not the aim. The goal of this effort is to right size the city's parking code, while seeking to ensure adequate transportation infrastructure and services to make non -auto modes viable. Allowing local businesses and residences to sell excess parking through shared use agreements will make better use of existing capacity while providing some income to owners. This additional income will benefit owners who may struggle to cover their current costs, contributing to stability in the area. However, this additional income may also give longevity to marginally performing properties that the City would rather see redevelop. For this reason, the City may consider setting a cap to the amount of shared use parking it allows, though enforcing a cap would not be easy. By using these recommendations and considering other ways to make use of the RSP efforts, Tukwila can reach its vision of creating a welcoming place, supporting equity, and preserving affordability. 011 28 93 APPENDIX A: SUMMARY OF EXISTING PARKING CODES IN TUKWILA 29 94 Tukwila Parking Requirements Zoning Districts in the TIB Station Area High Density Residential (HDR) • max. height: 45 ft. • min. lot size: 9600 sq. ft. • Lot area per unit (multi -family): 2,000 sq. ft. • Development area coverage: 50 percent maximum (except senior citizen housing; 75 percent for townhouses) Medium Density Residential (MDR) • max. height: 30 ft. • min. lot size: 8000 sq. ft. • Lot area per unit (multi -family): 3,000 sq. ft. • Development area coverage: 50 percent maximum (75 percent for townhouses) Low Density Residential (LDR) • single-family only • max. height: 30 ft. • min. lot size: 6500 sq. ft. Regional Commercial (RC) • Max height = 35 ft. or 3 stories16 • Lot area per unit (multi -family, except senior citizen housing), minimum 2,000 sq. ft. o Where the height limit is 6 stories: 622 sq. ft. o Where the height limit is 10 stories: 512 sq. ft. Residential Parking Requirements The following general requirement applies to all residential development in the four of the Districts listed above: Two off-street parking spaces shall be provided for each dwelling unit which contains up to three bedrooms. One additional off-street parking space shall be required for every two bedrooms in excess of three bedrooms in a dwelling unit. 16 Blocks to the north and south of SR 518 may exceed the minimums up to 4 and 10 stories. 30 95 Special stipulations include the following: • Senior Citizen Housing: For 15 units or less, 1 space per unit; for more than 15 units, a minimum of 15 spaces are required, plus 1 space per 2 units • ADUs: Minimum of three parking spaces on the property with units less than 600 square feet, and a minimum of four spaces for units over 600 square feet • Townhouses: attached garage with parking for at least one vehicle or a parking space in an underground garage is required Commercial Parking Requirements Office 3 per 1000 sf Food stores and markets 1 per 300 sf Restaurant 1 per 100 sf Retail sales, General 4 per 1000 sf Taverns 1 for every 4 persons Other Off -Street Parking Regulations Bicycle Parking: • Multi -family, 1 space per 10 parking stalls, with a minimum of 2 spaces • Most commercial uses: 1 space per 50 parking stalls, with a minimum of 2 spaces Covenant (off -site) Parking: • A covenant between the owner or operator of the principal use, the owner of the parking spaces and the City is required, to be recorded with King County • The covenant lot must be within 800 feet of the primary commercial use or a shuttle service to the use must be provided Complementary (shared) Parking: Up to 10 percent of the usable floor area of a building or facility may be occupied by a complementary use without providing parking spaces. Location of Parking: Parking stalls located more than 1,000 feet from the principal use shall require Board of Architectural Review approval. Tandem Parking Spaces: In the MDR and HDR zones, tandem spaces are allowed for each three bedroom and 1/3 of all two bedroom units; no more than 1/3 of all project parking spaces may be tandem Electric Vehicle Charging Stations: Each counts as one parking space for minimum requirements 31 96 Administrative Variances: Eligible for requests for reductions of required parking between 1 percent and 10 percent. A report must be submitted providing a basis for less parking and mitigation necessary to offset any negative effects. The report should address: • Site accessibility for transit • Site proximity to transit, with 15- to 30-minute headways • Shared use of on -site parking • Shared use of off -site parking • Combined on -site parking • Employee density • Adjacent land uses Requests for reductions from minimum parking standards in excess of 10 percent must be made to the Hearing Examiner, and requires a detailed Parking Demand Study. SeaTac Parking Requirements In the vicinity of the Link station area, the border between Tukwila and SeaTac runs along International Blvd. Because the uses and parking environment on the SeaTac side could impact parking on the Tukwila side, a brief summary of the SeaTac parking code within the station area zones is provided below. Selected Off -Street Parking Requirements Duplex/ Townhouses 1.25 per dwelling unit Multi -family* Studio Unit 1 per dwelling unit 1 Bedroom Unit 1.5 per dwelling unit 2 — 3 Bedroom Unit 2 per dwelling unit Senior Citizen Multi 1.25 per dwelling unit Professional Office 1 per 300 sf of office building Most Retail 1 per 250 sf of leasable space *These ratios may be reduced with proof of viable HCT linkage/station pursuant to the determination of the City Manager, or designee. The overall ratio may not be lowered more than ten percent (10 percent). 111 32 97 Shared Parking The amount of off-street parking required may be reduced by an amount determined by the City Manager when shared parking facilities for two or more uses are designed and developed, or developed adjacent to an existing use, as one common parking facility, provided: A) The amount of the reduction shall not exceed ten percent of each use. B) A covenant or other contract for shared parking between the cooperating property owners is approved by the City Manager. C) If any requirements for shared parking are violated, the affected property owners must provide a remedy satisfactory to the City Manager, or provide the full amount of required off-street parking for each use, within sixty days of notification. Zoning Districts in the TIB Station Area As shown in Figure 2, zoning districts within the TIB station Area as defined by the City of SeaTac include Commercial Business (CB), two types of Urban High -Density Residential (UH-UCR, and UH-900), and two types of Urban Medium -Density Residential (Townhouse, and UM-2, 400). The purpose of the CB zone is to provide retail/personal services for a local service area which exceeds the needs of adjacent neighborhood or commercial areas, and to provide retail and personal services on a community oriented basis. This is accomplished by providing for professional offices, a wide range of retail and personal services, sale of commodities, mixed use development, and the potential integration of high capacity transit stations or lines. The purpose of the UH zone is to create a high density multi -family housing environment that encourages and, when possible, utilizes high capacity transit modes and allows for a limited amount of small resident - oriented businesses, while ensuring an adequate balance of single-family to multi -family housing in the City of SeaTac. This is accomplished by requiring adequate public facilities and services be in place to support a high density level, encouraging clustering and zero lot line developments with some neighborhood business support, allowing school and church uses, and establishing incentives for greater open space, recreational facilities, and potential linkage to high capacity transit modes. The UH-UCR zone, within the urban center, specifically provides for special urban densities and design standards. Maximum allowed height is 55'.. The purpose of the UM zone is to create a higher density than single-family while maintaining a desirable family environment. This is accomplished by effective clustering and zero lot line planned developments, 33 98 requiring adequate public facilities and establishing incentives for greater open space, recreational facilities and potential linkage to high capacity transit modes. Maximum allowed height is 40'. The purpose of the Townhouse zone is to create a medium density residential environment that functions as a buffer between adjacent single-family areas and more intensely developed higher density residential or commercial/mixed use areas. This is accomplished by applying design standards that result in a building type that has some single-family characteristics while allowing medium residential densities that will support transit ridership, and allowing some commercial uses in the mixed use context. 34 99 100 BELLWETHER HOUSING PROFILE OF AMENITY SPACES/RECREATION AREAS AT BELLWETHER PORTFOLIO PROPERTIES Attachment H BELLWETHER AT A GLANCE... • Bellwether Housing is an acknowledged leader in finding innovative and sustainable ways to acquire, preserve, and build new affordable apartments in Seattle.We own and operate 1,900 high -quality apartments that provide stability and community to over 3,200 diverse residents.We share our development expertise with other organizations and have developed over 9,700 apartments and community facilities for other organizations around Washington State. Founded in 1980, Bellwether has grown into one of the largest affordable nonprofit housing developers in the region. • Vision:We envision diverse communities where people of all incomes and backgrounds share in the opportunity and prosperity of our region. • Mission: Bellwether Housing creates stable communities and access to opportunity through affordable housing. We develop and manage homes for people with limited income near job centers, transit, and services.We amplify our impact by helping other organizations in the Puget Sound region do the same. bellwether • Of the 30 properties in Bellwether's existing portfolio, 12 have a significant number of family -sized units (10 or more 2 bedroom units and up). • Those 12 properties are also located within or Tess than '/2 mi from a public park or significant open space. • 9 out of 12 of those properties have an amenity space or recreation area. Here are a few of them... bellwether 0 BELLEVUE/OLIVEAPARTMENTS (1641 BELLEVUEAVENUE) bellwether D z F— CASCADE COURT ( 1 • " MEM 105 MERCER COURT (527I2THAVENUE EAST) bellwether PARDEETOWNHOMES (1630 14T" AVENUE) bellwether z N ROSE STREET APARTMENTS (8 108 atQl1WVWW:MIrMI‘Mi bellwether 109 PROPOSED PROJECT RECREATION SPACE Dimension for Level 2 Courtyards - The North Courtyard "Youth — Adult Rec.": 40'-0" X 49'-6" The South Courtyard "Toddler — Youth Rec.": 45'-3" X 49'6" Courtyard Youth • Adult Recreation Courtyard Toddler - Youth PlaY e.e..loeretaamr eel • JOHNSON SRAUND vr— Courtyard Youth • Adult Recreation .Paralas CUM. lift bugs fooling Intorrnal Notre Floe Courtyard toddler Youth Plai rot*Acxwee boarccilv• Ploy Active Open Space Toddler- Adult Pkr,r ode", 4Wmra now* Ploy awn Gatti laae.1. Pc / Ionabotl Po..e Saaep S. 152nd Street 7 — .�_ — — �C91— OPpifFKi' —1 ..a.a.eneap. cllwetherr RECREATION SPACE DATA • Recreation Space: o Proposed Recreation Space: ■ EXTERIOR: At grade: 2,450 sf + 2,735 sf = 5,185 sf Level P1 terrace: 792 sf Level 2 CY & Terrace: 4,050 sf + 398 sf = 4,448 sf Level 5 terrace: 1,960 sf ■ Exterior Total: 12,385 sf ■ INTERIOR: Lobby: 742 sf Level 2 Amenity: 1,058 sf Level 5 sunroom: 456 sf ■ Interior Total: 2,256 sf ■ GRAND TOTAL: 14,641 sf ■ The project is proposing 15% recreation space, significantly more than the typical Bellwether recreation space of 5%. bellwether 112 Bellwether Development Timeline Schedule Details: If the Project receives the TOD award of funding this 2017, the timeline will be as follows: • 09/2017: Apply for Public Funding (King County TOD funds and other sources as required) • 12/2017: Public Funding Awarded • 01/2018: Apply for Tax Credits • 04/2018: Tax Credit Allocation Awarded • 04/2018: Apply for Design Review • 09/2018: Apply for Building Permit • 12/2018: Building Permit Issued • 01/2019: Close on Financing and Start Construction If the Project does not receive an award of funding this 2017 round, the timeline will be as follows: • 09/2022: Apply for Public Funding (King County TOD funds and other sources as required) • 12/2022: Public Funding Awarded • 01/2023: Apply for Tax Credits • 04/2023: Tax Credit Allocation Awarded • 04/2023: Apply for Design Review • 09/2018: Apply for Building Permit • 12/2023: Building Permit Issued • 01/2024: Close on Financing and Start Construction Requested 12/11 Council Decision: The reasons for the requested timeline for Council decision are as follows: 1. Bellwether did not gain control of the property under a contract until the end of June 2017. Since then, Bellwether has been pulling together funding and applying for the required resources, completing environmental testing, negotiating with acquisition lenders, and formally applying for the Development Agreement. 2. Bellwether applied for King County and State funding in the Fall 2017. In order to be competitive with the other main project that applied for South King County TOD funding, the County requires that we have this Development Agreement in place so that they are assured that the Project is viable. 3. Bellwether's Purchase and Sale contract with the current property owners (Vespers) expires on December 19th, 2017. At that time, we need to close on the land to complete the purchase of the property. We are currently working with 2 acquisition lenders: the state Land Acquisition Program and the REDI fund (a combination of King County and other private and public funders). In order for these lenders to lend the required funds for closing, they require that the Development Agreement be in place by the time of closing so that they can underwrite their loans accordingly. Effective Date: The reason for the proposed Effective Date of 12/31/2023 (Section 6. DRAFT DA) is that Bellwether plans to purchase the property by December 19th, 2017. If we are awarded King County funds and the other public funding follows suite, we will move forward with the project with an Page l of 2 Attachment I 113 anticipated start of construction in January 2019. If King County funds are not awarded to the Project in December 2017, Bellwether will still purchase the property and hold it until the next funding round, which is in the Fall of 2022. One additional year after funding award is needed to go through the permitting process for the Project. Page 2 of 2 114 2017 Income and Rent Limits - Multifamily Rental Housing King County Published by HUD on April 14th, 2017 Maximum 2017 Household Income for Multifamily Rental Properties Family Size 30% 35% 40% 45% 50% 60% 65% 70% 1 Person 2 Persons 3 Persons 4 Persons 5 Persons 6 Persons 7 Persons 8 Persons 80% (HOME) 80% $20,200 $23,520 $26,880 $30,240 $33,600 $40,320 $43,680 $47,040 $50,400 $53,760 $23,050 $26,880 $30,720 $34,560 $38,400 $46,080 $49,920 $53,760 $57,600 $61,440 $25,950 $30,240 $34,560 $38,880 $43,200 $51,840 $56,160 $60,480 $64,800 $69,120 $28,800 $33,600 $38,400 $43,200 $48,000 $57,600 $62,400 $67,200 $72,000 $76,800 $31,150 $36,295 $41,480 $46,665 $51,850 $62,220 $67,405 $72,590 $77,800 $82,960 $33,450 $38,990 $44,560 $50,130 $55,700 $66,840 $72,410 $77,980 $83,550 $89,120 $35,750 $41,685 $47,640 $53,595 $59,550 $71,460 $77,415 $83,370 $89,300 $95,280 $38,050 $44,380 $50,720 $57,060 $63,400 $76,080 $82,420 $88,760 $95,050 $101,440 Maximum RENTS for Projects Based on UNIT SIZE Unit Size 30% 35% 40% 45% Low HOME 50% 60% 65% 70% High HOME 80% 0 Bedrooms 1 Bedroom 2 Bedrooms 3 Bedrooms 4 Bedrooms 5 Bedrooms 2017 HOME Income and HOME Rents effective June 15, 2017. $505 $540 $648 $749 $836 $922 $588 $630 $756 $873 $974 $1,075 $672 $720 $864 $998 $1,114 $1,229 Unit Size HUD Fair Market Rents SRO/EFFICIENCY 1 Bedroom 2 Bedrooms 3 Bedrooms 4 Bedrooms 5 Bedrooms $820 / $1,093 $1,249 $1,544 $ 2, 240 $2,654 $3,052 * Fair market Rents are effective as of October 1st, 2016. $756 $810 $972 $1,123 $1,253 $1,383 $840 $900 $1,080 $1,248 $1,392 $1,536 $840 $900 $1,080 $1,248 $1,392 $1,536 $1,008 $1,080 $1,296 $1,497 $1,671 $1,844 $1,092 $1,170 $1,404 $1,622 $1,810 $1,997 $1,176 $1,260 $1,512 $1,747 $1,949 $2,151 $1,093 $1,249 $1,513 $1,740 $1,921 $2,101 $1,260 $1,350 $1,620 $1,872 $2,088 $2,304 Attachment J 116 Bellwether Affordable Housing Development Agreement DECEMBER 11TH, 2017 CITY OF TUKWILA COMMITTEE OF T H E WHOLE MEETING Presentation Overview 1. Development Agreement Process 2. Background Information — Site and Project 3. Proposal Review 4. Staff Recommendations .011, Bellwether Affordable Housing Development Agreemnt — December 11, 2017 Development Agreement Process ▪ November 28, 2016 Community Affairs & Parks ▪ December 12, 1016 Committee of the Whole ■ November 27, 2017 Community Development and Neighborhoods • December 11, 2017 Committee of the Whole Public Hearing Bellwether Affordable Housing Development Agreemnt — December 11, 2017 8 ca sE 2 V_ 6> 120 CU 121 re 251-0" 185.98 / . T , \� /1 t 1 p`� o M \p 15'- ' —' ,10'-0" level one,'' level Iwo setback & setback landscape buffer _J _�lazo fronLa e n n —�^ L L2 courtyard (gather) 1J Proposed 112 unit 6-Story Apartment (86.8 du/a) L__.r--� \ L2 courtyard (PlaY) 6. 3 4 16'-0" 26-0' level 1 garage entry L 6 / 7 / 8 91 11 12 13 14 15 16 17 l8 f r o level one setback & Idndscape buffer -r a a a 0 z Level P A garage entry ---s24 _`.. active yard (play) 2,00 St--- C N88'13'46"W 185.92 20 21 22 generator r- 1 k - 10'-0" leve one setback & landscape buffer 122 not wolor services c 10 11 c ciao. 9 12 c c 21 c 22 c 23 c 24 c 25 8 7 97'-0" detention 1 2 3 13 14 c c 20.19 26u 27 6 15 18 28 4 5 u 16 c 170 mach rrn. 29 30 31 active yard (play) 7 48 47 46 45 44 43 42 41 40 39 38 37 36 35 FF 324.5 32 33 34 9 0 • c 0 C Level Pt garage entry 20 21 22 enerator 8,8 E a u) 123 V.V work r Ivture cafe 9I B sr front g Ilva / work 726 sl Fr 332.5 Iaboy barge 945 sf 1 8 _c_. 9 c 10 ® 11 12 t 13 c 14 17 18 19 115 r —_-7__- 16 _In 2i21 r 22 S— 23 1 24 25r c c c c cc 26 27 28 29 Q 30 31 t r�_J —J 32 35 36 1 c go c c & rrcd leasing nv Iobbv FF 334.5 J 3 4 Level 1 garage entry 50 49 48 147 46 45 44 43 42 41 40 39 38 37 1 trash 00 7 8 9 14 15 16 17 18 19 (move it 1 1 ,terrace L 792 sf 1 1 Level P1 garage entry aerial apparatus fire access 124 S. 152nd Street courtyard (gather) 1938 sf amenity 1058 sf courtyard (play) 2108 sf stair 1014-0" 125 Procedurally Effective Period of the DA is until December 31, 2023 to receive a building permit. mA major amendment is any thing that modifies the size or scope of the project as presented in the packet and would require a new hearing and Council decision. Bellwether Affordable Housing Development Agreemnt — December 11, 2017 Substantively Height ® Parking Recreation Space Unit Density ▪ Front Yard setback ® Side Yard setback 0Mlaximum Building Length aDevelopment Area Bellwether Affordable Housing Development Agreemnt December 11, 2017 128 +Trek Ravine hurst Park • SW 1S2nd Beverly Park (, First Baptist Church `✓ SW 128th FS S 128th St .! 1 121 122 S 136Ih r123 ; BURIE I` SW 136th Kaiser Permatiente Burien Med Ctr S146th SW 148th Burien SW 160th 41- 1231 631 Shuttie SW 1 IOth Highline ~' Medical Center Main Campus ra Bunen Church of God c09 SN Wry' t��e 3ystle� 1221 509 `5 1 4 509 N CO 509 North 5eaTac S 154th..\,. 5R 509; - S 128th S 144th Saar's Super Saver Foods Church by the Side of the Road SeaTac Center 1� Garage ` I54th 1: Route 124se ves SeabCMIPOrtrdlh tight Otii VIPS Cc. itlrn is. ,mom 124th eta rrirnuntty Center ` TU10, ▪ 128 'Tukwila International Boulevard Stn Tukwila A 518 55601� - .. _rukrviia eld Inteational 5 160th ^1 he nterTukwt a ef,rdrn`�) Mall -1 Safeway 5164th TC 1 5166th'- S 176th litaaciAirPogt SEATAC tuts 03 00 kywe 5 131st 5133rd n 00 • CityView 900 SWSurts�, ' Church 41141 102i 143X 3taci ' . Re `°'tits Shy Forest as SW 7th rr~r ; r 153 Grady. 04l 405 ilongaues`Ny 154w!k 181 ;I SW 1 tith 153 Stn SW27tt1 � T 3 SW 34th5 SW 41st SW 43rd '.,,:,-,,I.,,- + c 1i++rr'l ti[TIM IY e,1ttTc �tl ii ,rt`Fssil'rif Pjr�iiilii•(i�I� Zfcr7F1 T 1turi �rlt� f +i+ tj 7 y� rc I• f kC Ttar il01 IFa7 CUF it ki -1e [(etc,' Mir T7t IC G I 1p 1 in t(c rill 1, -UJ1Bt ,i / 4 t raw i Tifi:Tr(2. ', 130 7 '131 W N Staff Recommendation Adopt the draft ordinance, which authorizes the Mayor to sign the Development Agreement subject to Bellwether obtaining title to the property. Bellwether Affordable Housing Development Agreemnt — December 11, 2017 C: i t 0 City Council Community Development & Neighborhoods Committee COMMUNITY DEVELOPMENT & NEIGHBORHOODS COMMITTEE Meeting Minutes November27, 2017 m 5:30 p.m. Hazelnut Conference Room, City Hall Councilmembers: Kathy Hougardy, Chair, Verna Seal, Kate Kruller Staff: David Cline, Rachel Bianchi, Brandon Miles, Jack Pace, Moira Bradshaw, Stacy Hansen Guests: Richard Liu, Bellwether Housing; Jonathan Smith, Bellwether Housing; Aiyssa Alcantara; Bellwether Housing, Charis Chin, Human Services Advisory Board; Jan Bolerjack, Human Services Advisory Board; Zak Idan, resident. CALL TO ORDER: Chair Hougardy called the meeting to order at 5:32 p.m. I. BUSINESS AGENDA A. Tourism and Economic Development Branding Staff is seeking Council approval of a Brand Blueprint, Checklist, and Style Guide culminating from the work performed by Total Destination Marketing (TDM) over the course of 2017. TDM was hired by the City for branding and marketing services, and the project included stakeholder interviews, focus groups, a destination assessment, surveys, and an advisory committee. The City Council has been involved in decision -making about the branding throughout the year, most recently via approval of a brand mark/logo on October 2, 2017. Pending Council approval of the three brand documents, staff will develop an action plan for implementation. Councilmember Seal clarified that the brand is to be used for day marketing. Councilmember Hougardy asked about the existing monument signs. Staff clarified that this effort is not being proposed for any monument signs. Councilmember Hougardy asked what happens to the Brand Advisory Committee at this point. Staff suggested that they be transitioned to a smaller group called a Brand Leadership Committee that provides ongoing advice for the next one to two years. Additionally, regular meetings with stakeholders will continue during the implementation phase. Councilmember Hougardy asked that the material be shared with the council in advance of the December 11 packet since it is being contemplated for adoption on December 11 at the special meeting. UNANIMOUS APPROVAL. FORWARD TO DECEMBER 11, 2017 COMMITTEE OF THE WHOLE. B. Ordinanc : Development Agreement with Bellwether Housing Staff is seeking Council approval of an ordinance to enter into a Development Agreement (DA) *with Bellwether Housing for an affordable housing project to be located on South 152nd Street, bordered by the Avalon, Ambassador Gardens, and Seasons apartment complexes. Bellwether would like the City to modify its existing High Density Residential (HDR) regulations via the development agreement process to allow them to achieve a financially viable project that is in character with a transit oriented development. In 2016, the Council expressed support for 133 Community Devetopment & Neighborhoods Minutes November27, 2017 Bellwether's goals for Tukwila, and directed staff to negotiate a development agreement with Bellwether on a different site in the Tukwila International Boulevard neighborhood. Bellwether has the option to purchase a new site and their acquisition funding is dependent on this DA. They would also like to take advantage of King County funding intended for affordable housing projects in transit oriented areas. Variations from the existing zoning in the draft DA include the areas of height, parking, recreational space, unit density, front yard setback, side setback, maximum length, and development area. Staff sent postcards to property owners within 500 feet of the site to invite them to a December 11 public hearing and open house for more information about the project. In addition, per council suggestion, staff spoke with the Tukwila School District and Tukwila International Boulevard Action Committee (TIBAC) about the proposed development agreement. Staff recommends approval of the conditions of the DA due to the public benefit, and because once the TIB zoning is updated as an outcome of the Camp Plan it will have similarities to this proposed project. Counci(member Hougardy asked for clarification of height and what is proposed on the first floor. Bellwether staff clarified that the first floor would be a mixture of parking, two live/work units and a lobby. The height would be six stories. Councitmember Hougardy asked for additional information on the right -sized parking studies and the data behind them. In addition, she requested that Bellwether bring their experience with parking at other locations to the Committee of the Whole meeting. Councitmember Seal reminded the group that previous studies have provided insight as to the parking standards in the City as it relates to high density housing and transit access. Staff agreed to provide additional information. Councitmember Krutler asked about the neighborhood park discussed in the packet. Staff clarified that this is from the PROS plan and is a parklet, though no projects are included in the CIP and that the Bellwether development will include play spaces for kids, as well as other amenity spaces. Councitmember Hougardy asked why the development includes less recreation space than is currently required and this needs to be addressed at the Committee of the Whole meeting. Councitmember Hougardy asked why there is no maximum for unit density. Staff reminded the committee that the current standards were developed in the 1970s and adopted in the 1980s and are more suburban. However, the comprehensive plan lays out more dense, transit oriented goals and the City is behind in updating its standards. Councitmember Hougardy clarified that she is asking for the data behind the decision to deviate from the standards. Councitmembers Seal and Krutler agreed that our code has not caught up with our current goals. Councitmember Hougardy asked for clarification on the mayor being able to make amendments and staff indicated that the mayor was only able to make minor amendments that don't change the scale of the project. The Committee asked why staff and the developer were asking that this item is moving so quickly. Bellwether indicated that they are under a tight timeline due to options expiring as well as funding sources being contingent on the development agreement being approved prior to December 21. Councitmember Krutler indicated that the Council needed to determine whether there are any deal breakers in the agreement. Councitmember Hougardy indicated that she would be reaching out to Bellwether for more information and will share any insights with the committee. UNANIMOUS APPROVAL. FORWARD TO DECEMBER 11, 2017 COMMITTEE OF THE WHOLE. 134 City of Tukwila Washington Ordinance No. va� (73 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE PROPOSED BELLWETHER HOUSING DEVELOPMENT AGREEMENT FOR PARCELS A AND B AT 3481, 3703, 3705, AND 3707 S. 152ND STREET WITH BELLWETHER TUKWILA, LLLP, A WASHINGTON LIMITED LIABILITY LIMITED PARTNERSHIP; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, RCW 36.706.170, et seq. and Tukwila Municipal Code Chapter 18.86 authorize development agreements between the City and persons having ownership or control of real property in order to establish development standards to govern and vest the development, use and mitigation of real properties; and WHEREAS, the City of Tukwila and Bellwether Tukwila, LLLP, wish to enter into a Development Agreement for the 3481, 3703, 3705 and 3707 S. 152 Street development, a map and description of which are attached hereto as included in Exhibit A; and WHEREAS, as required pursuant to Tukwila Municipal Code Section 18.86.050, a public hearing was conducted on the 11th day of December 2017 to take public testimony regarding this Development Agreement, as proposed; and WHEREAS, the City Council, pursuant to this City Ordinance No. 2563, approves this Development Agreement as proposed and authorizes execution of this Development Agreement; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: W: Word Processing\Ordinances\Bellwether Housing DA 11-20-17 MB:bjs Page 1 of 2 Section 1. The Bellwether Housing Development Agreement by and between the City of Tukwila and Bellwether Tukwila LLLP, a copy of which is attached hereto as Exhibit A, is hereby approved, and the Mayor is authorized and directed to execute said Development Agreement on behalf of the City of Tukwila upon receipt from Bellwether Tukwila, LLLP of proof of ownership of fee simple title to the Property. Section 2. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 3. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Special Meeting thereof this ) 1 r"day of T ()co l.,Q ,r , 2017. ATTEST/AUTHENTICATED: Christy O'Fla erty, MMC, City C rk APPROVED AS TO FORM BY: ache) B. Turpin, City Attorney Exhibit A: Development Agreement W: Word Processing\Ordinances\Bellwether Housing DA 11-20-17 MB:bjs Passed by the City Council: Published: Effective Date: Ordinance Number: Filed with the City Clerk: ) _Iri - •-vri Page 2 of 2 Contract Number: Council Approval: Ordinance Number: Land Use File Number: DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF TUKWILA AND BELLWETHER TUKWILA LLLP FOR TUKWILA APARTMENTS L17-0040 THIS DEVELOPMENT AGREEMENT (the "Agreement") is made and entered this day of , 2017, by and between the City of Tukwila, a noncharter, optional code Washington municipal corporation, hereinafter the "City," and Bellwether Tukwila LLLP, a limited liability limited partnership organized under the laws of the State of Washington, hereinafter the "Developer." The sole member and manager of Developer's general partner is Bellwether Housing, a Washington nonprofit corporation ("Bellwether"). The City and Developer are collectively referred to in this Development Agreement as the "Parties," and individually as a "Party." I. RECITALS WHEREAS, this Agreement by and between the City of Tukwila and the Developer relates to the development known as the Tukwila Apartments, which is located within the City of Tukwila; and WHEREAS, Development Agreements between the City and persons having ownership or control of real property are authorized by the RCW 36.70B.170, et seq., and the Development Agreement Chapter of the Tukwila Zoning Code (TMC Chapter 18.86); and WHEREAS, Developer is the contract purchaser of approximately 56,314 square feet of real property designated as Parcel A and Parcel B; and addressed as 3481, 3707, 3705, 3703 S. l52' Street, generally located in the block bounded by S. 152 Street on the north; Southcenter Boulevard on the south; Tukwila International Boulevard on the west; and 42 Avenue S. on the east (hereinafter, the "Property"). The Property is shown on the map attached hereto as Exhibit A and as legally described in Exhibit B, attached hereto; and WHEREAS, the Developer desires to develop transit -oriented, affordable housing in the Tukwila International Boulevard District and the site of this proposed development is located within a half mile of the Tukwila International Boulevard Station ("TIB Station"); and WHEREAS, the Developer assures the City that it invests in building, owning, and managing their projects; is committed to involvement in the community around its projects; and has shown fiscal stability and long term commitment to its mission; and WHEREAS, the Developer submitted an application to the City, Land Use File No. L17-0040, and paid the fee to apply for a Development Agreement; and Page 1 of 15 WHEREAS, the Developer intends to develop the Property consistent with the City's Comprehensive Plan, wherein the City identifies that Tukwila has a shortage of housing affordable to larger families, and for those households earning less than 60% of King County median income; and. WHEREAS, in particular, Policies 8.2.4 and 8.2.10 of the Comprehensive Plan designates the Tukwila International Boulevard District and this site for more intensive development focused on a transit -oriented mix of mid- to high-rise office uses, multifamily residential uses, and commercial services with structured parking that builds on the momentum of the neighborhood's proximity to the TIB Station; and WHEREAS, Policy 3.3.3 of the Comprehensive Plan encourages the continued support of very low, low, and moderate income housing as defined by King County income levels, to address the Countywide need, by supporting regional affordable housing development and preservation efforts and this project will provide affordable housing for very low, low, and moderate income households; and WHEREAS, this Agreement is consistent with the applicable development regulations adopted by the City under the Growth Management Act, 36.70A RCW, RCW 36.70B.170(1), and the City's regulations including but not limited to TMC 18.86.020, et seq.; and WHEREAS, the Developer's conceptual site plan for the entire project is depicted on Exhibit C, but the City and Developer understand that the project is subject to all City reviews and permits that could require the modification of the plan, and subject to Section 7 herein; and WHEREAS, a development agreement must be approved by ordinance or resolution after a public hearing; and WHEREAS, pursuant to the Development Agreements Chapter of the Tukwila Zoning Code (TMC 18.86.080), the decision of the City Council to approve or reject the Developer's request for a development agreement is a discretionary, legislative act; and WHEREAS, a public hearing for this Development Agreement was held on December 11, 2017. to take public testimony regarding this Development Agreement as proposed; and WHEREAS, this Development Agreement constitutes a final land use action pursuant to RCW 36.70C.020 and is subject to review pursuant to RCW 36.70C.101 et seq.; and WHEREAS, the City Council approved this Development Agreement by Ordinance No. 2563 on December 11, 2017 and authorized execution of the Development Agreement upon proof of ownership of fee simple title to the Property; and NOW THEREFORE, in consideration of the mutual promises set forth herein, the parties hereto agree as follows: Page 2 of 15 II. AGREEMENT Section 1. Incorporation of Recitals. The Parties agree that the foregoing recitals are true and correct to the best of their knowledge and are incorporated by this reference as though fully set forth herein. Section 2. Definitions. As used in this Agreement, the following terms, phrases, and words shall have the meanings and be interpreted as set forth in this Section. a) "Adopting Ordinance" means the Ordinance that approves this Agreement, as required by RCW 36.70B.200. b) "Affordable Housing" means a housing project in which 100% of the units are rented to households with incomes at the time of initial occupancy at or below 60 percent (60%) of King County median income, adjusted for household size, with rents no more than 30% of the King County median income. The foregoing restriction does not include any unrestricted resident manager's units. c) "Council" means the duly elected legislative body governing the City of Tukwila. d) "Development regulations" means ordinances adopted by the City of Tukwila, and in effect on the Effective Date, that govern the permitted uses of land; the design, density and intensity of use; and the building and construction standards and specifications applicable to the development of the Property, including, but not limited to the Comprehensive Plan; Zoning Code, Zoning Map; the Infrastructure, Design, and Construction Manual; mitigation imposed or agreed to as part of SEPA review; concurrency requirements; and all other ordinances, rules and regulations of the City. The term development regulations does not include non -land use control regulations, including by way of example and not limitation, taxes and impact fees e) "Director" means the City's Community Development Director. f) "Effective Date" means the effective date of the Adopting Ordinance. g) "Effective Period" shall mean and refer to that term as defined at Section 6 herein. h) "Project" shall mean and refer to the development of Affordable Housing with a mix of studios, one, two, and three -bedroom units on the Property in conformance with the terms and conditions of this Agreement and whose site plan is depicted conceptually on. Exhibit C. i) "TIB" refers to the Tukwila International Boulevard, the principal City arterial that runs north to south through the center of the TIBD. j) "TIBD" shall mean the Tukwila International Boulevard District depicted in the Comprehensive Plan and is generally bounded by S. 160th Street, 42 Avenue S., Military Road S. and S. 137`1' Street. Page 3 of 15 k) "Zoning Code" refers to Tukwila Municipal Code Chapter 18. Section 3. Statement of Authority and Intent. This Agreement is entered pursuant to the authorization of Development Agreements in the Revised Code of Washington (RCW 36.70B.170) and the Development Agreements chapter of the Tukwila Municipal Code (TMC 18.86) and is intended and designed to vest this development to certain terms and conditions. Other than those terms and conditions specifically identified in this Agreement, the City's regulatory codes in effect at the time of a complete building permit application shall apply. Section 4. Exhibits. Exhibits attached hereto or referenced are incorporated by such reference as if fully set forth herein. They are as follows: a) Exhibit A — Map of the Property b) Exhibit B — Legal Description of Property c) Exhibit C — Conceptual Site Plan of the Project Section 5. Parties to this Agreement. The parties to this Agreement are: a) The "City" is the City of Tukwila, 6200 Southcenter Blvd., Tukwila, WA 98188. b) The "Developer" is an affiliate of Bellwether Housing, a Washington nonprofit corporation, whose principal office is located at 1651 Bellevue Avenue; Seattle, WA 98122. Bellwether is the sole member and manager of the Developer's general partner. Section 6. Effective Period of this Development Agreement. The "Effective Period" for this Agreement shall be from the Effective Date and shall be valid until December 31, 2023. If Developer has not submitted and the City has not accepted a complete building permit application, and building permits have not been secured for the development by the end of the Effective Period, this Agreement shall be voided, and development may occur on the subject site pursuant to the then adopted development regulations. Section 7. Development Standards; Conditions. RCW 36.80B.180(3)(d) and TMC 18.86.030 authorize the establishment of design standards by a development agreement. TMC 18.86.030 explicitly allows for flexibility in development standards applicable to a property developed under a development agreement to achieve public benefits, respond to changing community needs, or encourage modifications that provide the functional equivalent or adequately achieve the purposes of otherwise applicable City standards. Pursuant thereto and during the Effective Period, the provisions of this Section 7 set forth the development standards that differ from or supplement those standards set forth in the City's development regulations. Accordingly, the following development standards shall apply to and govern and vest the development, use, and mitigation of the Project in lieu of any conflicting or different standards or regulations elsewhere in the development regulations. Page 4 of 15 a) Building Height: Increase the maximum building height from HDR standards of 45 feet to 70 feet as measured from grade plane to be consistent with Iuilding Code standards. b) Recreation Space standards: Reduce required Recreation Space standard to 15% of residential area. Recreation space shall include a play structure made of durable materials designed for small children that is installed on a rubberized surface with adequate fall zone protection and a functional space for active play for older children, such as climbing rocks and/or areas for ball -oriented play. c) Parking Supply Standard: I :1 stalls per unit. d) Lot area per Unit: no minimum; density to be determined by the other standards, such as height, parking, landscaping, etc. e) Maximum Building Length: no maximum — to be determined during design review by Board of Architectural Review f) Development area coverage: 75% g) Setbacks: • Front: 6 feet • Side: 25 feet for 4th floor and higher In exchange for the modified development standards stated herein, the Developer shall provide the City a 20-foot easement along the west Property line for a future street. Before final approval for any site construction for the Project, the Developer shall grant the easement to the City. Section 8. Major and Minor Amendments - Development Agreement All proposed amendments to the Agreement shall be considered in accordance with this Section. a) Process. The Mayor may approve Minor Amendments to the Agreement proposed by the City or Developer and mutually agreed to by the Parties. Such approval shall be in writing and the resulting amendment shall be incorporated into this Agreement as an amendment. The City Council may approve Major Amendments to the Agreement in accordance with. the same process for approval of the Agreement. A Major Amendment to the Agreement approved by the City Council and mutually agreed to by the Parties shall be incorporated. into this Agreement as an amendment pursuant to Section 8 hereof. b) Minor Amendment Defined A proposed amendment to the Agreement shall be considered a minor amendment if the proposed amendment does not materially modify the size or scope of this Project as defined by the Agreement. c) Major Amendment Defined A proposed amendment to the Agreement shall be considered a Major Amendment if the proposed amendment does not constitute a Minor Amendment. Page 5 of 15 d) Determination. An application for a Minor Amendment shall be made to the Mayor or his designee. The application shall describe the proposed Minor Amendment in sufficient detail such that the Mayor,. or his designee, can determine whether the proposal qualifies as a Minor Amendment. If the application does not provide sufficient information, the Mayor, or his designee, may request additional information from the Developer or reject the application. Upon receipt of sufficient information to determine if the proposal set forth in the application constitutes a Minor Amendment, the Mayor, or his designee, shall determine if the proposal constitutes a Minor Amendment. If the Mayor, or his designee, determines that the proposed amendment is a Minor Amendment, the Amendment may be administratively approved by the Mayor, or his designee, by noting the changes in the Land Use File L17-0040. If the Mayor determines that the proposal constitutes a Major Amendment, the Developer shall submit the proposal in accordance with the same process for approval of an Agreement, may withdraw its proposed amendment, or modify and re -submit its proposed amendment. The determination of the Mayor shall be a final decision. Section 9. Further Discretionary Actions. The Developer acknowledges that the City's development regulations contemplates the exercise of further discretionary powers by the City. These powers include, but are not limited to, review of additional permit applications under SEPA and Design Review. Nothing in this Agreement shall be construed to limit the authority or the obligation of the City to hold legally required public hearings, or to limit the discretion of the City and any of its officers or officials in complying with or applying development regulations. Section 10. Fees. a) Land use fees adopted by the City by ordinance as of the Effective Date of this Agreement may be increased by the City from time to time, and are applicable to relevant permits and approvals for the Property. b) Development and Impact fees are governed by the regulations and procedures set forth in the Buildings and Construction and the Vehicles and Traffic Chapters of the Tukwila Municipal Code (TMC 16.04, TMC 16.26, TMC 16.28 and TMC 9.48, as amended.) This Project is eligible to apply for affordable housing impact and development fee reductions through the procedures established in the TMC. Section 11. Assignment of Interests, Rights, and Obligations. This Agreement shall be recorded in the records of King County. The benefits, obligations and covenants contained in this Agreement shall attach to and run with the land and be binding upon and shall inure to the benefit of the heirs, successors and assigns of the, Developer and the City, subject to the following: a) No assignment or assumption in favor of a successor to Developer or a subsequent owner of the Property shall be effective until the City, by action of the City Council, approves of Page 6 of 15 the -successor, which such approval shall not be unreasonably withheld provided the successor evidences the intent to undertake and complete the Project in the same or substantially similar form as depicted on Exhibit C hereto; b) Any request for City approval of an assignment or assumption shall be in writing. If the City wishes to disapprove any proposed assignment or assumption, the City shall set forth in writing and in reasonable detail the grounds for such disapproval. If the City fails to disapprove any proposed assignment within forty-five (45) calendar days after receipt of written request for such approval, such assignment or assumption shall be deemed to be approved. The approval rights of the City set forth in Sections 11(a) and (b) shall terminate upon issuance of a certificate of occupancy for the Project. Upon issuance of a building permit for the Project, the benefits obligations, and covenants contained in the Agreement shall attach to and run with the land and be binding upon and shall inure to the benefit of the heirs, successors and assigns of the Developer. This Agreement shall apply to after -acquired title of any owner of the Property. Section 12. Termination. Nothing in this Agreement shall extend the expiration date of any permit or approval issued by the City for the Project. This Agreement shall expire and/or terminate as provided below: a) This Agreement shall expire and be of no further force and effect if the Developer has not submitted and the City has not accepted a complete building permit application and a building permit has not been secured for the Project within the Effective Period of this Agreement. Upon termination of this Agreement, the City shall record a notice of such termination in a form satisfactory to the City Attorney that the Agreement has been terminated. Section 13. Performance. A party not in default under this Agreement shall have all rights and remedies provided by law or equity, including without limitation damages, specific performance, or writs to compel performance, or require action consistent with this Agreement. Section 14. Governing Law and Venue. This Agreement shall be construed and enforced in accordance with the laws of the State of Washington. Venue for any action shall lie in King County Superior Court. Section 15. Attorneys' Fees. In the event of any litigation or dispute resolution process between the Parties regarding an alleged breach of this Agreement, the prevailing Party shall be entitled to any award of attorneys' fees and costs. Section 16. Notice of Default/Opportunity to Cure/Dispute Resolution. a) In the event a Party, acting in good faith, believes the other Party has violated the terms of this Agreement, the aggrieved Party shall give the alleged offending Party written notice Page 7of15 of the alleged violation by sending a detailed written statement of the alleged breach. The alleged offending Party shall have thirty (30) days from receipt of written notice in which to cure the alleged breach unless the Parties agree, in writing, to additional time. This notice requirement is intended to facilitate a resolution by the Parties of any dispute prior to the initiation of litigation. Upon providing notice of an alleged breach, the Parties agree to meet and agree upon a process for attempting to resolve any dispute arising out of this Agreement. A lawsuit to enforce the terms of this Agreement shall not be filed until the latter of (a) the end of the cure period or (b) the conclusion of any dispute resolution process. b) After notice and expiration of the thirty (30) day period or other period as agreed to by the Parties, if such default has not been cured or is not being diligently cured in the manner set forth in the notice, the other party to this Agreement may, at its option, institute legal proceedings pursuant to this Agreement. In addition, the City may decide to file an action to enforce the City's Codes, and to obtain penalties and costs as provided in the Tukwila Municipal Code for violations of this Agreement and the Code. Section 17. No Third -Party Beneficiaries. This Agreement is for the benefit of the Parties hereto only and is not intended to benefit any other person or entity, and no person or entity not a signatory to this Agreement shall have any third -party beneficiary or other rights whatsoever under this Agreement. No other person or entity not a Party to this Agreement may enforce the terms and provisions of this Agreement. Section 18. Integration. This Agreement and its exhibits represent the entire agreement of the parties with respect to the subject matter hereof. There are no other agreements, oral or written, except as expressly set forth herein. Section 19. Authority. The Parties each represent and warrant that they have full power and actual authority to enter this Agreement and to carry out all actions required of them by this Agreement. All persons are executing this Agreement in their representative capacities and represent and warrant that they have full power and authority to bind their organizations. Section 20. Effect of Agreement on Future Actions. Nothing in this Agreement shall prevent the City Council from making any amendment to its Comprehensive Plan, Zoning Code, Official Zoning Map, or development regulations affecting the Property. Section 21. Notices. All communications, notices, and demands of any kind that a Party under this Agreement requires or desires to give to any other Party shall be in writing and either i.) delivered personally or ii.) dispatched by pre -paid first-class mail, certified, return receipt requested and addressed as follows: If to the City: City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Page 8 of 15 Attention: Mayor's Office With a copy to: City Attorney City of Tukwila Kenyon Disend, PLLC I 1 Front Street South Issaquah, WA 98027-3820 If to the Developer: Bellwether Tukwila LLLP c/o Bellwether Housing 1651 Bellevue Avenue Seattle, WA 98122 Notice by hand shall be effective upon receipt. If deposited in the mail, notice shall be deemed delivered 48 hours after deposited. The parties hereto may, from time to time, advise the other of new addresses for such notices, demands or correspondence. Section 22. Excusable Delay Force Majeure. In addition to specific provisions of this Agreement and notwithstanding anything to the contrary in this Agreement, neither Party shall be in default in the performance, or the failure of performance, of its obligations under this Agreement, or in the delay of its performance, where such failure or delay is due to war, insurrection, strikes, lock outs, or other labor disturbances, one or more acts of a public enemy, riot, sabotage, blockade, embargo, flood, earthquake, fire, quarantine, lack of transportation, court order delay, or failures of performance by any governmental authority or utility company, so long as the Party seeking the extension has adequately complied with the applicable processing requirements of such governmental authority or utility company. Lack of funds of Developer or inability to finance the construction of the development and Developer's inability to lease the development are not causes beyond the reasonable control or without the fault of Developer. The extension of time for any cause shall be from the time of the event that gave rise to such period of delay until the date that the cause for the extension no longer exists or is no longer applicable in each case as evidenced by a notice from the Party claiming the extension. An extension of time for the duration of such event will be deemed granted if notice by the Party claiming such extension is sent to the other as to any of the above causes other than Permit Delays within 10 days from the commencement of the cause and such extension of time is not rejected in writing by the other Party within 10 days of receipt of the notice. Such extension of time is referred to herein as Force Majeure. Section 23. Indemnification. Except as otherwise specifically provided elsewhere in this Agreement and any Exhibits hereto, each Party shall protect, defend, indemnify, and hold harmless the other Party and their officers, agents, and employees or any of them from and against all claims, actions, suits, liability, loss, costs, expenses, and damages of any nature whatsoever that are caused by or result from any negligent act or omission of the Party's own officers, agents, and employees in performing services pursuant to this Agreement. If Page 9of15 any suit based upon such a claim, action, loss, or damage is brought against a Party, the Party whose negligent action or omissions gave rise to the claim, shall defend the other Party at the indemnifying Party's sole cost and expense. If final judgment be rendered against the other Party and its officers, agents, and employees, or jointly the Parties and their officers, agents, and employees, the Parties whose actions or omissions gave rise to the claim shall satisfy the same, if in the event of concurrent negligence each Party shall indemnify and hold the other Parties harmless only to the extent of that Party's negligence. The indemnification to the City hereunder shall be for the benefit of the City as an entity and not for members of the public. Section 24. Police Power. Nothing in this Agreement shall be construed to diminish, restrict, or limit the police powers of the City granted by the Washington State Constitution or by general law. Section 25. Interpretation/No Presumption Against Drafter. The Parties intend this Agreement to be interpreted to the full extent authorized by law as an exercise of the City's authority to enter into development agreements pursuant to RCW 36,70B.170, et seq. This Agreement has been reviewed and revised by legal counsel for both Parties and no presumption or rule that ambiguity shall be construed against the party drafting the document shall apply to the interpretation or enforcement of this Agreement. Section 26. Headings. The headings in this Agreement are inserted for reference only and shall not be construed to expand, limit or otherwise modify the terms and conditions of this Agreement. Section 27. Time of the Essence. Time is of the essence of this Agreement and of every provision hereof. Unless otherwise set forth in this Agreement, the reference to "days" shall mean calendar days. If any time for action occurs on a weekend or legal holiday in the State of Washington, then the time shall be extended automatically to the next business day. Section 28. Legal Representation. In entering this Agreement, Developer represents that it has been advised to seek legal advice and counsel from its attorney concerning the legal consequences of this Agreement; that it has carefully read the foregoing Agreement and knows the contents thereof, and signs the same of its own free act; and that it fully understands and voluntarily accepts the terms and conditions of this Agreement. Section 29. Entire Agreement. This Agreement represents the entire agreement of the parties with respect to the subject matter hereof. There are no other agreements, oral or written, except as expressly set forth herein and this Agreement supersedes all previous agreements oral or written. [Signatures on Following Page] Page 10 of 15 IN WITNESS WHEREOF, the parties hereto have caused this Development Agreement to be executed as of the dates set forth below: CITY OF TUKWILA By Allan Ekberg Mayor ATTEST: By City Clerk APPROVED AS TO FORM: By City Attorney STATE OF WASHINGTON ) ) ss. COUNTY OF On this day of , 2017, before me personally appeared , and said person acknowledged that he/she signed this instrument, on oath stated that he/she was authorized to execute the instrument, and acknowledged as the of the City of Tukwila to be the free and voluntary act of said party for the uses and purposes mentioned in this instrument. Print name: NOTARY PUBLIC in and for the State of Washington Residing at Commission expires: Page 11 of 15 STATE OF WASHINGTON ) ss. COUNTY OF KING Developer: Bellwether Tukwila LLLP, a Washington limited liability limited partnership By: HRG Development LLC Its: General Partner By: Bellwether Housing Its: Sole Member and Manager Printed Name: Title: I certify that I know or have satisfactory evidence that is the person who appeared before me and said person acknowledged that she signed this instrument, on oath stated that she was authorized to execute the instrument and acknowledged it as the of Bellwether Housing, the sole member and manager of HRG Development LLC, the general partner of Bellwether Tukwila LLLP, to be the free and voluntary act such nonprofit corporation on behalf of such company on behalf of such partnership for the uses and purposes mentioned in the instrument. DATED: (Print Name) Residing at My appointment expires: Page 12 of 15 CCFN3i- ii ktirx rf aERVEA • \ Exhibit A Map of the Property I 52nd. Stre : t / Gum N. PAPCl1. A yr 1'P.IYAIE W 'iEss/EGP.ESS EA 14 T REC. MD. 9k2557 N \ r \/ ? t x _ x 072.9 o Rp;°'+ [attached] Page 13 of 15 FrriaCC CaFbER b'Ctf �/17W aE'set nn'E cI CORNER 0Y \° o2CA nsJf s ss .a 0-0 ' FROP. UIE f4O P,4AK14 E of Fiot-+�"� tS •""—FiliCE CQRR 7 t 172i ;rod CCOIER R9'EOFft NCE COPPER of CeRgy Exhibit B Legal Description PARCEL A: LOT 7, BLOCK 2, THIRD ADDITION TO ADAMS HOME TRACTS, RECORED IN VOLUME 15 OF PLATS, PAGE 17, IN KING COUNTY, WASHINGTON. King County Assessor Tax parcels: 004300-0108 & 004300-0112 PARCEL B: THE WEST 63 FEET OF LOT 8, BLOCK 2, THIRD ADDITION TO ADAMS HOME TRACTS, ACCORDING TO PLAT RECORDED IN VOLUME 15 OF PLATS, PAGE 17, RECORDS OF KING COUNTY, WASHINGTON. King County Assessor Tax parcel: 004300-0116 Page 14of15 Exhibit C Conceptual Site Plan LNOTE — MUST MEET RECORDING LEGIBILITY STANDARDS] 1 ''' `' / S. 152nd Str et / % j — / -) --e-rb, n_t.111:le .x .441 improvementx _ _.-3 . s 1 25t-0' i ^ gr. — --. --' .p3%&.` � A 1 185.98 o� 7 — az� front .pey _ t _ f i t i 1 I"1 15. 7"x eore :e.tbaCk E. tarsQsco a buyer Page 15 of 15 Proposed 1 12 wilt 6-Story Apartment {8b.8 du/a) / r J N 6 3 /16 -0 2 fi D" Level 1 ga.og4 entry \` 2 3 14 15 6 17 18 �1S f Les'e( garage Entry / N t 4 /rrr �a � e — -1`` carve yard(p-ayJ 2 0 sf -- generator 1 s 1 1 !fit l % ". '0_ — — - x i 4 10'-0" rt ,40 -- ' leve drda wits! 22 ram• 7B8'13i,¢"N 135927-- n sz c4 10'-0' (vettyo ;tvt 4 / sea:,> 2 retie, one C7 setbaCY. B o h,�0., O iorOcape t City of Tukwila Public Notice of Ordinance Adoption for Ordinance 2563. On December 11, 2017 the City Council of the City of Tukwila, Washington, adopted the following ordinance, the main points of which are summarized by title as follows: Ordinance 2563: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE PROPOSED BELLWETHER HOUSING DEVELOPMENT AGREEMENT FOR PARCELS A AND B AT 3481, 3703, 3705, AND 3707 S. 152ND STREET WITH BELLWETHER TUKWILA, LLLP, A WASHINGTON LIMITED LIABILITY LIMITED PARTNERSHIP; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. The full text of this ordinance will be provided upon request. Christy O'Flaherty, MMC, City Clerk Published Seattle Times: December 14, 2017 ,jl ILq j.: ~stiff Contract/Agreement/Amendment Routing Form i_.i �� REFERENCE POLICY 400-05 iti /2j The original paper copy of ALL Tukwila contracts/agreements/amendments are to be _.140a,' retained in the City's Central Filing System, managed by the City Clerk's Office. > This form shall accompany all routed contracts/agreementsfamendments submitted to the City Clerk's Office. > A City contract template (on TUKNET) is required, unless prior approval is obtained from City Attorney's Office. ➢ A minimum of 2 SINGLE -SIDED originals (if all contracts/agreements/amendments must be routed for signature. > A Department Director or designee may sign contracts/agreements/amendments, in the amount of $0- $20,000, after which a contract number will be assigned by the City Clerk's Office. > The Mayor will sign contracts/agreements/amendments in the amount $20,001 and above and ALL Interlocal and governmental Interagency Agreements and Development Agreement, Easements, etc. The City Clerk's Office' will obtain the Mayor's signature after all other signatures have been obtained and assign a contract number/ ➢ Contact the City Clerk's Office at x1830 with questions about contract routing or execution. Fill out form completely. Incomplete forms will be returned, causing delays in the process. CONTRACT NAME: Bellwether Development Agreement STAFF NAME: Moira TYPE OF CONTRACT (check one): 0 Construction or Small Works 0 Consultant/Professional Services 0 Contract for Services ❑ Grant ❑ Interlocal Agreement (ILA) ❑ Amendment or Supplement: to Contract No. DEPARTMENT/ DIVISION: PROJECT NO: PURPOSE: $ AMOUNT: DCD/Planning Waive Zoning Standards for Affordable Housing $ EXPIRED documents cannot be amended Other (explain) DA COUNCIL APPROVAL REQUIRED If amount is $40,000 OR above OR an Interlocal Agreement, Council approval is required prior to signing and execution: Date of Council approval: IS THIS ITEM FUNDED IN THE BUDGET? Yes 0 Budget Account # No 0 Funding Source NAME OF CONTRACTOR: Bellwether Tukwila LLLP PRINTED NAME OF SIGNATORY: TITLE: © ALL REFERENCED EXHIBITS ARE ATTACHED ❑ INSURANCE CERTIFICATE IS ATTACHED ❑ W-9 IS ATTACHED <REQUIRED FOR NEW VENDORS> ❑ DEBARMENT CERTIFICATE ATTACHED FOR GRANTS/CONTRACTS INVOLVING FEDERAL FUNDS CONTRACT AMOUNT: NA CONTRACT EFFECTIVE DATE: CONTRACT EXPIRATION DATE: TELEPHONE: 206.957.2731 SIGNATURE ROUTING (IN THIS ORDER) ROUTE 2 ORIGINAL CONTRACTS (IN THIS ORDER): DATE SIGNED 0 CONTRACTOR (CONTRACTOR TO SIGN BEFORE DEPARTMENT DIRECTOR/MAYOR) IN DEPARTMENT DIRECTOR TO SIGN (NOT TO EXCEED $20,000 OVER LIFE OF CONTRACT)) ❑ DEPARTMENT DIRECTOR -INITIAL NEAR MAYOR'S SIGNATURE BLOCK FOR $20,000+ AND INTERLOCALS, DEVELOPMENT AGREEMENTS, EASEMENTS, MOUS, SETTLEMENT AGREEMENTS, ETC. ❑ CITY CLERK (WILL OBTAIN CITY ATTORNEY AND MAYOR'S SIGNATURE WHEN APPLICABLE) AND ISSUE CONTRACT NUMBER *A CONTRACT NUMBER IS REQUIRED AS THE FINAL STEP ON ALL CONTRACTS* ADDITIONAL COMMENTS: KEEP ROUTING FORM WITH THE 2 ORIGINAL CONTRACTS AND SUBMIT ALL TO CITY CLERK'S OFFICE AFTER CONTRACT NUMBER IS ASSIGNED 1 ORIGINAL CONTRACT WILL BE RETURNED TO STAFF CITY OF TUKWILA ADMINISTRATIVE MANUAL Index: 400-05 Page 1 of 5 TITLE: PROCESSING OF CONTRACTS/AGREEMENTS PURPOSE: To establish the policies and procedures for contracting for services and equipment, Interlocal and Inter -Agency agreements; non -monetary agreements; Development Agreements; and approval of these documents. Contracts and agreements associated with a public works project have special requirements. Please involve the City Attorney's Office in that contract development process. This Policy does not apply to public works contracts that do not utilize the City short form public works contract template found on TUKNET or to public works contracts in excess of $20,000. Nothing in this policy is intended to benefit any third party, including but not limited to vendors, or give any cause of action against the City. These rules are not to be construed to invalidate any action of the City that is otherwise in compliance with applicable law. DEFINITIONS: City Clerk means the official City Clerk or his/her designee. City Attorney means the official City Attorney or an Assistant City Attorney. Contract means, and is not limited to, a contract, agreement, amendment, supplement, addendum, grant, easement, Memorandum of Understanding, Interlocal/Inter-Agency Agreement, Development Agreement, Hold Harmless Agreement, Voluntary Correction Agreement, or Settlement Agreement between two or more parties. STATEMENT OF POLICY: The City Clerk is responsible for managing the City's Central Filing System, which is the repository for official City records. All contracts, regardless of monetary amount, must be forwarded to the City Clerk for inclusion in the Central Filing System. The Clerk will assign a contract number to each contract after it has been signed by the Department Director, City Administrator, or Mayor, as appropriate. The contract number shall accompany each invoice for payment. If an invoice does not reference a contract number assigned by the City Clerk's Office, the Finance Department will reject the invoice until such time that a contract number is provided. Contracts that have not yet expired may be renewed or amended and may require approval of the City Attorney. The contract amendment template is available on TUKNET. All contracts that require the Mayor's signature will be provided to the City Clerk for review and logging, as applicable. TI City'Clerk is responsible for obtaining'the.Mayor'Ssignature on ally such documents; attesting to the Mayor's signature if necessary; and providing the notary services for the Mayor and Administrative staff in the signing of contracts and official documents. TITLE: PROCESSING OF CONTRACTS/AGREEMENTS Index: 400-05 Page 2 of 5 GENERAL PROCEDURES: 1. A routing form obtained from the City Clerk's Office shall be used for processing all contracts. 2. An unaltered City template must be used for all contracts unless an exception is granted by the City Attorney or the City Administrator for unusual circumstances. City contract templates are available on TUKNET. At least two, single -sided originals of contracts are required. To request an exception or alteration to the City template, send a copy of the proposed agreement to the City Attorney or City Administrator for review prior to obtaining the contractor's signature. 3. Contract Approval Authority. -Department Director or designee: In the amount of $0-$20,000. If the contract for services, consultant agreement, or short form public works contract templates are used, with no modifications, then no other signatures are required. (A contract number is still required from the Clerk's Office.) -Mayor; In the amount of $20,001-$39,999 and ALL Interlocal or governmental Interagency Agreements, Development Agreements, Easements, etc. The City's contract for services or consultant agreement templates must be used, unless an exception is granted as outlined above. The short form public works contract template cannot be used for these amounts. -City Council authorization for Mayor to sign: In the amount of $40,000 or above. This includes serial contracts to the same contractor and amendments to contracts that equal or exceed $40,000 in the aggregate. Interlocal and Development Agreements regardless of the monetary amount require Council authorization for the Mayor to sign. -Mayor's Absence: The City Administrator or Finance Director is authorized to sign contracts in the Mayor's absence. 4. Routing of Contracts for Signatures/Approval. For contracts requiring the Mayor's signature, the initiating department shall have both copies of the original contract signed by the contractor. .lfter-the. contractor'h "signed, the y pepartrierit Director -or designee shall -initial both originals ([o_'tlie right of the Mayor's r signature line).1 This step ensures the Department Director or designee has read and approved the contract documents. The two original contracts, signed by the contractor and initialed by the Director or designee, should now be sent to the City Clerk's Office for review and approval by the City Attorney. After City Attorney approval, the City Clerk's Office will assign a contract number and will obtain the Mayor's signature (or City Administrator, or Finance Director, in the absence of the Mayor). The City Clerk will attest to and/or notarize the signature(s), if applicable. For contracts requiring only the Department Director's signature, the initiating department shall have both copies of the original contract signed by the contractor. The Department Director or designee shall then sign the contract and forward both originals to the City Clerk's Office for assigning of a contract number. TITLE: PROCESSING OF CONTRACTS/AGREEMENTS Index: 400-05 Page 3 of 5 5. The City Clerk's Office will review all contracts for accuracy and completeness. This function shall be in addition to the initiating department's responsibility to ensure all requirements of the contract are completed and managed within the timelines specified over the life of the contract. 6. The City Clerk shall retain one fully executed original of the contract in the City's Central Filing System and manage retention of the document based on the requirements of the City's Records Management Program and Washington State Records Retention Schedule. 7. One fully executed original of the contract will be returned to the originating staff person or other designated staff person of the originating department for delivery to the contractor. 8. A copy of the fully executed contract will be provided to the Finance Department if applicable. If an invoice does not reference a contract number assigned by the City Clerk's Office, the Finance Department will reject the invoice until such time that a contract number is provided. TYPES OF CONTRACTS AND SPECIAL REQUIREMENTS: 1. Professional Services Contracts. Professional services are those services involving specialized skill, education and knowledge. These services include, but are not limited to, architectural, engineering, design, accounting, bond brokerage, insurance, legal, real estate appraisals, surveyors, planners, coordinators, and presenters. Prior experience with the City, the time -frame for completing projects, and the value of a negotiated agreement will be considered when selecting a consultant/firm to perform professional services. A contract for professional services agreement that describes the services to be performed and the negotiated price is required for professional services. A template for this type of contract can be found on the TUKNET. • The form on TUKNET may not be modified. • If modifications are absolutely necessary, changes must be approved by the City Attorney's Office. 2. General Services Contracts. General services are those services that do not require specialized skill, education and knowledge. These services include, but are not limited to maintenance, graffiti removal, and art proj ects. Prior experience with the City, the time -frame for completing projects, and the value of a negotiated agreement will be considered when selecting a contractor to perform general services. A contract for services agreement that describes the services to be performed and the negotiated price is required for personal services. The template for this type of contract can be found on the TUKNET. • The form on TUKNET may not be modified. • If modifications are absolutely necessary, changes must be approved by the City Attorney's Office. TITLE: PROCESSING OF CONTRACTS/AGREEMENTS Index: 400-05 Page 4 of 5 3. Architectural, Engineering and Design Services. RCW 39.80 requires that A-E-D services be procured through a particular process. Chapter 39.80 RCW requires that the City publish its need for architectural or engineering services in advance, concisely stating the general scope and nature of the project or work for which services are required. The notice must also provide the address of a representative of the City who can provide additional details. Compliance with this requirement may be accomplished by either (1) publishing an announcement each time the service is needed, or (2) announcing generally to the public the City's projected requirements for any category or type of engineering or architectural service. Once a firm has been selected using the process set forth in RCW 39.04, a contract for professional services is required. The City's contract template must be used, and the standard approval and routing procedures must be followed. 4. Development Agreements: Development Agreements are authorized by RCW 36.70B.170. The City may enter into a Development Agreement with a person having ownership or control of real property within its jurisdiction. A Development Agreement must set forth the development standards and other provisions that shall apply to, govern, and vest the development, use, and mitigation of the development of the real property for the duration specified in the agreement. Per Tukwila Municipal Code 18.86.050, Development Agreements shall be approved by ordinance or resolution and shall be subject to review and approval by the City Council after a duly noticed public hearing pursuant to RCW 36.70B.200, before routing for signature. After execution of the Development Agreement, staff from the City Clerk's Office will record the agreement with King County. Each Development Agreement is unique; please involve the City Attorney's Office in the process for creating Development Agreements and its corresponding ordinance. The Mayor signs all Development Agreements. 5. Memorandums of Understanding (MOUs), Voluntary Correction Agreements (VCAs) and other Non -Monetary Agreements. Many agreements do not involve the procurement of equipment or services, but are simply an agreement between parties to do or not do something. Examples of these agreements are MOUs, VCAs, Hold Harmless Agreements and some Settlement Agreements. a. These types of agreements must be forwarded to the City Clerk's Office. Departmental staff initiating the contract shall track any ongoing performance requirements and follow up to ensure they have been completed per the terms of the agreement. b. Non -monetary agreements that address departmental operations, such as MOUs between public safety agencies for joint training, may be signed by the Department Director and forwarded to the City Clerk's Office. Non -monetary agreements that address obligations of the City or broader policy issues must be forwarded to the City Clerk's Office for signature by the City Attorney and the Mayor. c. Exception: This section does not apply to agreements related to an employee's performance, such as last chance agreements or employee improvement plans. These types of agreements may be signed by the Department Director and managed in the Human Resources Department. TITLE: PROCESSING OF CONTRACTS/AGREEMENTS Index: 400-05 Page 5 of 5 6. Interlocal and Inter -Agency Agreements. State law allows local governmental units to make the most efficient use of their powers by enabling them to cooperate with other localities on a basis of mutual advantage. Agreements for cooperative efforts or Interlocal/later-Agency Agreements are governed by RCW 39.34 and have very specific contractual requirements. The City's Interlocal Agreement template on TUKNET must be used. If changes are needed to the agreement, these changes must be approved by the City Attorney's Office. Interlocal Agreements must be passed by the legislative bodies of all participating governmental units, i.e. Tukwila City Council approval is required. The City Clerk's Office is responsible for posting Interlocal Agreements on the City's website, pursuant to RCW 39.34.040. Inter -agency agreements are those agreements where a joint or cooperative effort is not being undertaken, but rather a contract is entered into with another governmental entity for a service or one-time event. These agreements do not require Council approval unless the value exceeds $40,000. The Mayor signs all Interlocal and governmental Interagency Agreements regardless of the dollar amount. 7. Insurance and Indemnification Requirements. The City's contract templates contain the insurance and indemnification provisions recommended by the City's insurance pool, the Washington Cities Insurance Authority (WCIA). There may be some instances where these provisions are not appropriate given the nature of the work to be performed. This will be the exception, not the rule. All waivers of insurance requirements or modifications to indemnification clauses must be approved by the City's Risk Manager prior to contract execution. Waivers and modifications will not be granted for those activities or endeavors that have the potential to expose the City to risk. Please allow additional time for processing if requesting a waiver. S. W-9 Requirements. The Department of Revenue requires that current tax identification be on file for vendors and organizations doing business with the City. A W-9 form must be on file in the Finance Department for all contracts and agreements. For specific questions regarding the above mentioned requirements, or for assistance in determining what type of contract template to use, please contact the City Attorney or the City Clerk's Office. END Title: PROCESSING OF CONTRACTS/AGREEMENTS Initiating Department: City Attorney Effective Date: Supersedes: Amended 2014 Mayoj,s Office Signature: Contract/Agreement/Amendment Routing Form REFERENCE POLICY 400-05 The original paper copy of ALL Tukwila contracts/agreements/amendments are to be retained in the City's Central Filing System, managed by the City Clerk's Office. > This form shall accompany all routed contracts/agreements/amendments submitted to the City Clerk's Office. ➢ A City contract template (on TUKNET) is required, unless prior approval is obtained from City Attorney's Office. > A minimum of 2 SINGLE -SIDED originals of all contracts/agreements/amendments must be routed for signature. ➢ A Department Director or designee may sign contracts/agreements/amendments, in the amount of $0- $20,000, after which a contract number will be assigned by the City Clerk's Office. > The Mayor will sign contracts/agreements/amendments in the amount $20,001 and above and ALL Interlocal and governmental Interagency Agreements and Development Agreements, Easements, etc. The City Clerk's Office will obtain the Mayor's signature after all other signatures have been obtained and assign a contract number. ➢ Contact the City Clerk's Office at x1830 with questions about contract routing or execution. Fill out form completely. Incomplete forms will be returned, causing delays in the process. CONTRACT NAME: STAFF NAME: TYPE OF CONTRACT (check one): 0 Construction or Small Works ❑ Consultant/Professional Services 0 Contract for Services ❑ Grant ❑ Interlocal Agreement (ILA) ❑ Amendment or Supplement: to Contract No. DEPARTMENT/ DIVISION: PROJECT NO: PURPOSE: $ AMOUNT: $ EXPIRED documents cannot be amended ❑ Other (explain) COUNCIL APPROVAL REQUIRED If amount is $40,000 OR above OR an Interlocal Agreement, Council approval is required prior to signing and execution: Date of Council approval: IS THIS ITEM FUNDED IN THE BUDGET? Yes 0 Budget Account # No 0 Funding Source NAME OF CONTRACTOR: TELEPHONE: PRINTED NAME OF SIGNATORY: TITLE: ❑ ALL REFERENCED EXHIBITS ARE ATTACHED 0 INSURANCE CERTIFICATE IS ATTACHED ❑ W-9 IS ATTACHED <REQUIRED FOR NEW VENDORS> ❑ DEBARMENT CERTIFICATE ATTACHED FOR GRANTS/CONTRACTS INVOLVING FEDERAL FUNDS CONTRACT AMOUNT: CONTRACT EFFECTIVE DATE: CONTRACT EXPIRATION DATE: SIGNATURE ROUTING (IN THIS ORDER) ROUTE 2 ORIGINAL CONTRACTS (IN THIS ORDER): DATE SIGNED ❑ CONTRACTOR (CONTRACTOR TO SIGN BEFORE DEPARTMENT DIRECTOR/MAYOR) ❑ DEPARTMENT DIRECTOR TO SIGN (NOT TO EXCEED $20,000 OVER LIFE OF CONTRACT)) ❑ DEPARTMENT DIRECTOR -INITIAL NEAR MAYOR'S SIGNATURE BLOCK FOR $20,000+ AND INTERLOCALS, DEVELOPMENT AGREEMENTS, EASEMENTS, MOUS, SETTLEMENT AGREEMENTS, ETC. ❑ CITY CLERK (WILL OBTAIN CITY ATTORNEY AND MAYOR'S SIGNATURE WHEN APPLICABLE) AND ISSUE CONTRACT NUMBER *A CONTRACT NUMBER IS REQUIRED AS THE FINAL STEP ON ALL CONTRACTS* ADDITIONAL COMMENTS: KEEP ROUTING FORM WITH THE 2 ORIGINAL CONTRACTS AND SUBMIT ALL TO CITY CLERK'S OFFICE AFTER CONTRACT NUMBER IS ASSIGNED 1 ORIGINAL CONTRACT WILL BE RETURNED TO STAFF CITY OF TUKWILA ADMINISTRATIVE MANUAL Index: 400-05 Page 1 of 5 TITLE: PROCESSING OF CONTRACTS/AGREEMENTS PURPOSE: To establish the policies and procedures for contracting for services and equipment, Interlocal and Inter -Agency agreements; non -monetary agreements; Development Agreements; and approval of these documents. Contracts and agreements associated with a public works project have special requirements. Please involve the City Attorney's Office in that contract development process. This Policy does not apply to public works contracts that do not utilize the City short form public works contract template found on TUKNET or to public works contracts in excess of $20,000. Nothing in this policy is intended to benefit any third party, including but not limited to vendors, or give any cause of action against the City. These rules are not to be construed to invalidate any action of the City that is otherwise in compliance with applicable law. DEFINITIONS: City Clerk means the official City Clerk or his/her designee. City Attorney means the official City Attorney or an Assistant City Attorney. Contract means, and is not limited to, a contract, agreement, amendment, supplement, addendum, grant, easement, Memorandum of Understanding, Interlocal/Inter-Agency Agreement, Development Agreement, Hold Harmless Agreement, Voluntary Correction Agreement, or Settlement Agreement between two or more parties. STATEMENT OF POLICY: The City Clerk is responsible for managing the City's Central Filing System, which is the repository for official City records. All contracts, regardless of monetary amount, must be forwarded to the City Clerk for inclusion in the Central Filing System. The Clerk will assign a contract number to each contract after it has been signed by the Department Director, City Administrator, or Mayor, as appropriate. The contract number shall accompany each invoice for payment. If an invoice does not reference a contract number assigned by the City Clerk's Office, the Finance Department will reject the invoice until such time that a contract number is provided. Contracts that have not yet expired may be renewed or amended and may require approval of the City Attorney. The contract amendment template is available on TUKNET. All contracts that require the Mayor's signature will be provided to the City Clerk for review and logging, as applicable. The City Clerk is responsible for obtaining the Mayor's signature on all such documents; attesting to the Mayor's signature if necessary; and providing the notary services for the Mayor and Administrative staff" in the signing of contracts and official documents. TITLE: PROCESSING OF CONTRACTS/AGREEMENTS Index: 400-05 Page 2 of 5 GENERAL PROCEDURES: 1. A routing form obtained from the City Clerk's Office shall be used for processing all contracts. 2. An unaltered City template must be used for all contracts unless an exception is granted by the City Attorney or the City Administrator for unusual circumstances. City contract templates are available on TUKNET. At least two, single -sided originals of contracts are required. To request an exception or alteration to the City template, send a copy of the proposed agreement to the City Attorney or City Administrator for review prior to obtaining the contractor's signature. 3. Contract Approval Authority. -Department Director or designee: In the amount of $0-$20,000. If the contract for services, consultant agreement, or short form public works contract templates are used, with no modifications, then no other signatures are required. (A contract number is still required from the Clerk's Office.) -Mayor: In the amount of $20,001-$39,999 and ALL Interlocal or governmental Interagency Agreements, Development Agreements, Easements, etc. The City's contract for services or consultant agreement templates must be used, unless an exception is granted as outlined above. The short form public works contract template cannot be used for these amounts. -City Council authorization for Mayor to sign: In the amount of $40,000 or above. This includes serial contracts to the same contractor and amendments to contracts that equal or exceed $40,000 in the aggregate. Interlocal and Development Agreements regardless of the monetary amount require Council authorization for the Mayor to sign. -Mayor's Absence: The City Administrator or Finance Director is authorized to sign contracts in the Mayor's absence. 4. Routing of Contracts for Signatures/Approval. For contracts requiring the Mayor's signature, the initiating department shall have both copies of the original contract signed by the contractor. After the contractor has signed, the Department Director or designee shall initial both originals (to the right of the Mayor's signature line). This step ensures the Department Director or designee has read and approved the contract documents. The two original contracts, signed by the contractor and initialed by the Director or designee, should now be sent to the City Clerk's Office for review and approval by the City Attorney. After City Attorney approval, the City Clerk's Office will assign a contract number and will obtain the Mayor's signature (or City Administrator, or Finance Director, in the absence of the Mayor). The City Clerk will attest to and/or notarize the signature(s), if applicable. For contracts requiring only the Department Director's signature, the initiating department shall have both copies of the original contract signed by the contractor. The Department Director or designee shall then sign the contract and forward both originals to the City Clerk's Office for assigning of a contract number. TITLE: PROCESSING OF CONTRACTS/AGREEMENTS Index: 400-05 Page 3 of 5 5. The City Clerk's Office will review all contracts for accuracy and completeness. This function shall be in addition to the initiating department's responsibility to ensure all requirements of the contract are completed and managed within the timelines specified over the life of the contract. 6. The City Clerk shall retain one fully executed original of the contract in the City's Central Filing System and manage retention of the document based on the requirements of the City's Records Management Program and Washington State Records Retention Schedule. 7. One fully executed original of the contract will be returned to the originating staff person or other designated staff person of the originating department for delivery to the contractor. 8. A copy of the fully executed contract will be provided to the Finance Department if applicable. If an invoice does not reference a contract number assigned by the City Clerk's Office, the Finance Department will reject the invoice until such time that a contract number is provided. TYPES OF CONTRACTS AND SPECIAL REQUIREMENTS: 1. Professional Services Contracts. Professional services are those services involving specialized skill, education and knowledge. These services include, but are not limited to, architectural, engineering, design, accounting, bond brokerage, insurance, legal, real estate appraisals, surveyors, planners, coordinators, and presenters. Prior experience with the City, the time -frame for completing projects, and the value of a negotiated agreement will be considered when selecting a consultant/firm to perform professional services. A contract for professional services agreement that describes the services to be performed and the negotiated price is required for professional services. A template for this type of contract can be found on the TUKNET. • The form on TUKNET may not be modified. • If modifications are absolutely necessary, changes must be approved by the City Attorney's Office. 2. General Services Contracts. General services are those services that do not require specialized skill, education and knowledge. These services include, but are not limited to maintenance, graffiti removal, and art projects. Prior experience with the City, the time -frame for completing projects, and the value of a negotiated agreement will be considered when selecting a contractor to perform general services. A contract for services agreement that describes the services to be performed and the negotiated price is required for personal services. The template for this type of contract can be found on the TUKNET. • The form on TUKNET may not be modified. • If modifications are absolutely necessary, changes must be approved by the City Attorney's Office. TITLE: PROCESSING OF CONTRACTS/AGREEMENTS Index: 400-05 Page 4 of 5 3. Architectural, Engineering and Design Services. RCW 39.80 requires that A-E-D services be procured through a particular process. Chapter 39.80 RCW requires that the City publish its need for architectural or engineering services in advance, concisely stating the general scope and nature of the project or work for which services are required. The notice must also provide the address of a representative of the City who can provide additional details. Compliance with this requirement may be accomplished by either (1) publishing an announcement each time the service is needed, or (2) announcing generally to the public the City's projected requirements for any category or type of engineering or architectural service. Once a firm has been selected using the process set forth in RCW 39.04, a contract for professional services is required. The City's contract template must be used, and the standard approval and routing procedures must be followed. 4. Development Agreements: Development Agreements are authorized by RCW 36.70B.170. The City may enter into a Development Agreement with a person having ownership or control of real property within its jurisdiction. A Development Agreement must set forth the development standards and other provisions that shall apply to, govern, and vest the development, use, and mitigation of the development of the real property for the duration specified in the agreement. Per Tukwila Municipal Code 18.86.050, Development Agreements shall be approved by ordinance or resolution and shall be subject to review and approval by the City Council after a duly noticed public hearing pursuant to RCW 36.70B.200, before routing for signature. After execution of the Development Agreement, staff from the City Clerk's Office will record the agreement with King County. Each Development Agreement is unique; please involve the City Attorney's Office in the process for creating Development Agreements and its corresponding ordinance. The Mayor signs all Development Agreements. 5. Memorandums of Understanding (MOUs), Voluntary Correction Agreements (VCAs) and other Non -Monetary Agreements. Many agreements do not involve the procurement of equipment or services, but are simply an agreement between parties to do or not do something. Examples of these agreements are MOUs, VCAs, Hold Harmless Agreements and some Settlement Agreements. a. These types of agreements must be forwarded to the City Clerk's Office. Departmental staff initiating the contract shall track any ongoing performance requirements and follow up to ensure they have been completed per the terms of the agreement. b. Non -monetary agreements that address departmental operations, such as MOUs between public safety agencies for joint training, may be signed by the Department Director and forwarded to the City Clerk's Office. Non -monetary agreements that address obligations of the City or broader policy issues must be forwarded to the City Clerk's Office for signature by the City Attorney and the Mayor. c. Exception: This section does not apply to agreements related to an employee's performance, such as last chance agreements or employee improvement plans. These types of agreements may be signed by the Department Director and managed in the Human Resources Department. TITLE: PROCESSING OF CONTRACTS/AGREEMENTS Index: 400-05 Page 5 of 5 6. Interlocal and Inter -Agency Agreements. State law allows local governmental units to make the most efficient use of their powers by enabling them to cooperate with other localities on a basis of mutual advantage. Agreements for cooperative efforts or Interlocal/inter-Agency Agreements are governed by RCW 39.34 and have very specific contractual requirements. The City's Interlocal Agreement template on TUKNET must be used. If changes are needed to the agreement, these changes must be approved by the City Attorney's Office. Interlocal Agreements must be passed by the legislative bodies of all participating governmental units, i.e. Tukwila City Council approval is required. The City Clerk's Office is responsible for posting Interlocal Agreements on the City's website, pursuant to RCW 39.34.040. Inter -agency agreements are those agreements where a joint or cooperative effort is not being undertaken, but rather a contract is entered into with another governmental entity for a service or one-time event. These agreements do not require Council approval unless the value exceeds $40,000. The Mayor signs all Interlocal and governmental Interagency Agreements regardless of the dollar amount. 7. Insurance and Indemnification Requirements. The City's contract templates contain the insurance and indemnification provisions recommended by the City's insurance pool, the Washington Cities Insurance Authority (WCIA). There may be some instances where these provisions are not appropriate given the nature of the work to be performed. This will be the exception, not the rule. All waivers of insurance requirements or modifications to indemnification clauses must be approved by the City's Risk Manager prior to contract execution. Waivers and modifications will not be granted for those activities or endeavors that have the potential to expose the City to risk. Please allow additional time for processing if requesting a waiver. 8. W-9 Requirements. The Department of Revenue requires that current tax identification be on file for vendors and organizations doing business with the City. A W-9 form must be on file in the Finance Department for all contracts and agreements. For specific questions regarding the above mentioned requirements, or for assistance in determining what type of contract template to use, please contact the City Attorney or the City Clerk's Office. END Title: PROCESSING OF CONTRACTS/AGREEMENTS Effective Date: Supersedes: Amended 2014 Initiating Department: City Attorney Mayo s Office Signature: David Puki 3748 So. 152nd Street Tukwila, 98188 Citizen Comments Issues with the Bellwether development RECEWED DEC 112011 Community Development 1. The proposal allows too many non -compliances and deviations with current code such as building height, open space, common areas and insufficient parking. Myself and my neighbors are not allowed to amend, build or rebuild without strict compliance to current municipal codes. To allow an outside development non-profit to deviate from current codes us not acceptable and discrimination to current taxpaying residents that live on 152"d street. 2. Since the Transit Center has been operational the traffic on 152"d has become a nightmare. 152"d street is simply a residential access road between TIB and 42."d Ave south. But drivers now use 152"d as an arterial bypass to the congestion caused by the Transit Center and additional traffic lights and traffic light timing. Big semi -trucks and other large commercial vehicles now use 152"d. The road bed has deteriorated from being overloaded. Cars speed up and down the street constantly. Cars are illegally parked on the north side of the street to which no parking is allowed placing children and pedestrians in harms way especially during school hours. 96 out of 100 vehicles observed one day this fall did not stop at all on 152"d and demonstrated no purpose other than a short cut to their destination. Adding another 112 vehicles to an already damaged roadway bed is unacceptable. These issues have been addressed with the city roads dept. several times and always ignored. If you are unwilling to address current resident's concerns over road use don't add to them. 3. The city is going to give Bellwhether Housing a long-term tax break. Yet 80% of the cities budget is spent on Fire, EMT and Police. It is unfair to current residents who pay taxes to support these services to allow a very solvent non-profit to escape paying their fair share. I evaluated Bellwether Housing's financial position as well as their rental rates based on buildings they currently operate within the city of Seattle and have found them to have ample assets and operating capital to not require any tax breaks. They receive enough state and federal monies to more than cover any assistance required with operating expenses. The city of Tukwila's participation in a tax deferral plan is just not required. 4. Bellwether Housing's plan to assist tenants with help obtaining social services involves having a coordinator helping them by giving direction and advice on where to go locally to obtain them. They do not provide any social or health services themselves. Thus, the city off Tukwila will be the pathway in which tenants will be directed. Has the city planned for the additional funding that will be required to serve this new population that current taxpayers will be required to fund. The city keeps forgetting that it is not a for profit business. It is only spending other peoples (tax payers) money. 5. Following a tour and visit of several Bellwhether properties in Seattle on first hill and discussing tenant issues with the different property managers it was discovered that only a small portion of tenants are truly low income based on the AMI requirement. Also, that there is no transitional requirement for tenants that achieve average economic status to move on to home ownership or other standard living arrangements. That is why they can proudly boast very low turnover. Their facilities in Seattle are gated and secure. They are maintained acceptably and kept to an above average standard. Who would ever want to leave? Rents are evaluated annually based on income and adjusted accordingly based on AMI, not market rate. The maximum AMI rate that can be assessed on tenants is 80% set annually by King County. So, there is no incentive for tenants to move on and allow the next needy individual or family an opportunity to receive housing that is affordable. 6. Unfortunately based on their screening and evaluation requirements for approval for housing the neediest are left out. Bellwhether limits the number of bigger apartments and requires the income equivalent of 2 1/2 times monthly rent for occupancy based on AMI. Starting in 2018 Bellwether will not screen for criminal background except for convicted sex offenders. You must submit a (3) year rental history with no gaps. Other restrictions apply. Please see Bellwethers resident qualification summary on their website for further details. Furthermore, due to the fast pace of rental increases in the past few years renters that are being out priced in the normal marketplace are turning to Bellwhether and shedding any income or assets that would not qualify them leaving very little opportunity for Tukwila's neediest populations. 7. I was told at the Council chat held last Saturday that the planning commission was bypassed. That the commission was not going to be allowed to accomplish their role in determining whether this project should move forward. So that makes this project someone's personal agenda item. Who is that and why are they allowed to bypass due diligence and process? They need to be held accountable. It is not acceptable to the voters of Tukwila to violate established processes and procedures. Residents expectations for all city leaders and employees is compliance and due process, nothing less. CITY OFTUKWILA BELLWETHER HOUSING SOUTH I52ND STREET PROJECT PROPOSAL DECEMBER I I, 2017 bellwether ABOUT BELLWETHER ® Founded in 1980 ® 1900 apartments in 30 properties ® 3,334 residents served in 2016 M $26M annual operating budget ® Diverse Neighborhoods: Northgate, University District, Wallingford, Downtown Seattle, Capitol Hill, South Lake Union, Queen Anne, Rainier Valley WHO WE SERVE Our residents include ■ families exiting homelessness ■ independent seniors ■ immigrants seeking opportunity ■ working parents struggling to afford market rents ■ young people just starting out WHO WE ARE Mission -based developer ® High -quality, sustainable buildings ® Resident services = tenant health, stability and well-being • High maintenance standards; responsive to neighbors ■ Long-term owners; Tong -term affordability ■ Dedicated steward of community and organization resources ARBORA COURT — UNIVERSITY DISTRICT • Partnership with University Christian Church • Within 1/2 mile of future U-District Light Rail Station • $40M development — to be completed in May 2018 • 133 homes - 40 units set -aside for families transitioning out of homelessness iew from SW taken on: 201'71.,128 () ROSE STREET APARTMENTS RAINIER BEACH 7 I -unit mixed -use building 1st new building in the Rainier Beach neighborhood since the 1980's NI I and 2BD affordable homes for families earning $33,000 to $62,000 STABILITY AND LONGEVITY ■ Over 50% of Bellwether households have lived in their apartments for 5 years or more ■ Over 20% of Bellwether households have lived in their apartments for 10 years or more ■ Annual turnover - 10% ■ Turnover rate in market buildings - 54%* *Lee, Christopher. "2013 Survey of Operating Income & Expenses in Rental Apartment Communities." National Apartment Association. September 20 13. TARGET INCOMES OF BELLWETHER RESIDENTS 30% AMI 50% AMI 60%AMI 30% AMI I Person Retail Workers Dishwashers Fast Food Workers Housekeepers Childcare Workers Home Health Aides $20,200 $33,600 $40,320 2 People $23,050 $38,400 $46,080 50% AMI 3 People $25,950 $43,200 $5 I ,840 4 People $28,800 $48,000 $57,600 60% AMI Delivery Service Drivers Dental Assistants Pharmacy Technicians Machinists Social Workers Teachers Carpenters 2017 King County Income and Rent Limits -Multifamily Rental Housing; U.S. Department of Labor, Bureau of Labor & Statistics, May 2016 Washington State Occupational Employment & Wage Estimates. Receptionists Teacher Assistants Landscapers School Bus Drivers Medical Assistants Vet Techs BELLWETH ER VS. MARKET RATE RENTS Affordable Rents at Bellwether Studio 1 Bdrm 2 Bdrm 3 Bdrm 30% AMI $505 $540 $648 $749 50% AMI $840 $900 $1080 $1248 60% AMI $1008 $1080 $1296 $1497 Average Market Rate Rents in Tukwila Studio I Bdrm 2 Bdrm 3 Bdrm 2017 $ I ,100 $ 1,220 $ 1,409 $ 1691 Dupre + Scott Apartment Vacancy Report, September 20I 7; http://www.archhousing.org/renters/income-guidelines.html Bellwether is under contract to acquire a property on S. 152nd just east o Tukwila International Boulevard and north of the Tukwila Light Rail Station ax Airport ="= rkinj Cut.I ageson South StationNTA PROPOSED BELLWETHER S. 152ND PROJECT 1 12 apartments serving a range of households and incomes Unit Mix: 25 Studios with rents at $500 to $1,000 37 One -Bedrooms with rents at $540 to $1,080 34 Two -Bedrooms with rents at $645 to $1,295 16 Three -Bedrooms with rents at $750 to $1,500 Income Mix: Households earning between $20,000 to $66,000 annually One parking stall per unit plus an estimated 8 stalls for guests, staff and shared -car space • ' - gailiarrigiair ____....___...u.... 11.1—.Z....mmumiscmIr f 2 _ azemae=a! ( . . MININlaffair/V fiiiirelmi - ZZ:VaZINSArent ir I timi am.. tillierirlan1111111 ' iiiiiira-NWM- ' .611.7... _INIIIIIMIN.SIIIIIIIIII a latinailiin$V#V4t iliail_iiffeakr .-----.____.-- - ,....m.....,"..........z„...4,/i ; Illoginhoilaiiii; / immishitiNgfili .........._ _ ___ -.... . ...r..,„,,..e,.. ....., • rilliallIW" INIIIK.mm.,,,,INI # "iiiMAVaik#0 / 111111 smulani I i re t. P a r if ,07 t a .... ... ----izzzcm,„----------1:3===== ' -- • X • -V West Facing Aerial View 61 %/ _00 woo 00, ••000• 1004 roi g• _ono; fir,%s ;00.4 hi - %Ai* . i :. i :.'ram kr?e!1111 IOWlieu. -■ ammJ—U k%\ lihri 'NARA pla ula Num. um INN a nmizar NE Corner — Lobby & Entry 4011 ��1M 0, gerown min minim _. inns& SW Corner — Units, Garage Parking & Terraces c 25 I c 0 97'-0" detention T Level P1 Floor Plan I (move in) Level P1 garage entry 20.. 21_ 22 enerator o u E a, a m a 2 a— a_a) I 19,2145f parking garage (48) stalls Level 1 Floor Plan 24,884 st Lobby / Amenity Area 945 sf Parking garage 18.932 (50) stalls Unit Mix: (04) 1-bed units (02) live/work Surface Parking (22) stalls ( -- -- .--pl•zafront-age I I do='l L_J 23 124 i 25 32 33 4 35 36 c c c c c terrace L 792 5f 37 c 2 c 3 c__._._.4. C...__5. Level 1 garage entry Level PI garage entry enerator aerial appa Schematic Floor Plans I S. 152nd Street — — — Level 2 Floor Plan 19,135 sf 6,269 sf courtyard & terrace 1,316 sf amenity Unit Mix: (05) Studio units (04) JR 1-bed units (03) 1-bed units (07) 2-bed units (03) 3-bed units (22) units Levels 3-4 Floor Plan 19,135sf Unit Mix: (05) Studio units (04) JR 1-bed units (03) 1-bed units (07) 2-bed units (04) 3-bed units 123) units T i — — — — — — Schematic Floor Plans stair An jr jr L stair amenity 456 sf •-•• terrace 1960 sf sterage Level 5 Floor Plan 17,069 sf 677 sf amenity 2,065 sf terrace Unit Mix: (05) Studio units (04) JR 1-bed units (02) 1-bed units (07) 2-bed units (02) 3-bed units (20) units Level 6 Floor Plan stair 2 $ 3 16,590 sf Unit Mix: (05) Studio units (04) JR 1-bed units (02) 1-bed units (06) 2-bed units (03) 3-bed units (20) units 2 ••••.-3 jr LL Jr , jr jr — c C 111 3 Stair 9W-1" Schematic Floor Plans Courtyard Youth - Adult Recreation Potential Activities: P-Patches (Gardening) Outdoor Dining Lounge Seating Informal Nature Play Equipment Pedestrian Path Courtyard Toddler - Youth Play Potential Activities: Play Structure Altemative Surfacing (Games) Interactive Play Active Open Space Toddler - Adult Play Potential Activities: Climbing Equipment Nature Play Lawn Games (Croquet, Etc.) Benches and Adult Seating S. 15 nd Street pio_ _ __ —F•-- I— • dam iron ;.. COURTYARD (youth - adult rec.) 1938 sf COURTYARD (toddler - youth play) 2108 st Recreation Space PROPOSED COMMUNITY AND PLAY SPACE ■ Total estimated community/play space : 14,600sf or 15% of the building area (Typical urban project = 5%) ■ 3 courtyards on the second and upper levels ■ Ground level yard space ■ Enclosed community room on second level ■ Features: -Structured playground with safety surface -Structured climbing rocks -Bike and stroller parking -Benches for parents -Outdoor tables and chairs -Communal tables for meals and kids activities -Potential turf areas at ground level -Safety fencing and railings throughout Informal Nature Play / Interactive Play P-Patches Play Structure / Interactive Play Alternative Surfacing Play Structure Benches / Outdoor Activities 7 "N Moira Bradshaw From: Moira Bradshaw Sent: Thursday, December 7, 2017 12:44 PM To: Richard Loo; 'Becky Bicknell'; 'Jonathan Smith' Cc: Nora Gierloff; Dennis Robertson; Joe Duffle; Laurel Humphrey Subject: Bellwether Recreation Space Richard, Becky and Jonathan. I want to ask that you expand your presentation to address the functionality and qualitative aspects of the recreation space that would be included in the project. I realize that you have not designed the project but perhaps you could give concrete examples of how the proposed spaces shown could be used and how they would be detailed such that they are safe and functional. There is a concern about the slope in the rear and the safety and functionality of children's active space. The draft Development Agreement provides a quantitative standard of 15 % versus the 400 square feet per unit. In addition, to the quantitative standard, the City code has qualitative measures that are required to be met. (TMC 18.14.030) They are: • The required front, side, and rear yard setback can not qualify towards meeting the required quantity; (it may be used as such but cannot be counted) • No more than 50% of the required area may be indoors; (The Board of Architecture Review may review modifications to this based upon specific program/design) • A minimum of 50% of the required quantity must be outdoors o The outdoor space may not exceed 4% slope in any direction (unless the Director of DCD agrees that a slope facilities the intended use;) o At least one space must be for the 5-12 year old group and shall be at least 25% but not more than 50% of the total required quantity; o Have adequate fencing, plant screening or other buffer to separate the rec space from parking/drives or streets; o The anticipated use of all rec areas shall be specified and designed to clearly accommodate that use. Please call me if you have any questions. Kind regards, Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice 1 Nora Gierloff Some guidance from the Comp Plan Strategies for the Bellwether DA: In the interim before a master plan is prepared, revise the boundaries for the Urban Renewal Overlay (URO) District, and amend the URO District development regulations to facilitate the types and forms of development envisioned by the Village Node concept, including: -Explore implementing an incentive system for an increased height allowance. -Relax the standard of 75% of required parking to be provided in an enclosed structure; consider 1:1 or 3:1 surface -to - enclosed parking ratios with a street wall on 75% of the parcel's frontage. In the TIB District, explore the feasibility of various ways to manage parking, including removing parking minimums and allowing the market to determine parking need, and setting parking maximums. Establish parking requirements for uses that are based on urban rather than suburban densities and needs, and balance the parking needs with urban design goals and 8.5 related policies to encourage transit use and walking. Recognize that parking needs will usually be less for uses in close proximity to transit, and along 8.5.1 neighborhood shopping streets because some shoppers will arrive on foot, by transit, or bicycle. Per the recommendations in the Right Size Parking (RSP) Policy Pilot Project study that was completed for the City in 2014, in the area surrounding the Tukwila International Boulevard Station: %Reduce multifamily parking minimums to rates 20 percent above the RSP estimates, which would result in a substantial reduction in future parking required for multifamily development while accommodating the wide range in observed parking utilization on -site. -Facilitate shared use agreements between commercial and/or residential lots for off-street parking. - Establish policies on the priority users of on -street parking. -Create design standards that include on -street parking for new and improved streets, including the conditions under which on -street parking can be safely implemented. -Continue Sound Transit's monitoring of occupancy levels at the Tukwila International Boulevard Station and on -street parking utilization within one-half mile of the Tukwila International Boulevard Station. - Coordinate parking standards with the City of SeaTac to ensure uniformity. Amend the Zoning Code regulations to facilitate envisioned development: - In the areas zoned Regional Commercial (RC), increase maximum building heights to at least 45 feet. - In the areas zoned Neighborhood Commercial Center (NCC) and RC, explore implementing an increased height allowance if design incentives are met. - Remove impediments to building at greater densities caused by existing parking, building height, and recreation space regulations. Consider alternative ways and incentives to transition from higher intensity zones to adjacent single-family zoning. Modify Zoning Code and TIB Design Manual to address these transitions. This should include standards for building height and form and site design. Use the Urban Renewal Overlay height transition setback standards as a starting place. Explore, where appropriate, the use of "woonerf" streets that allow pedestrians, cyclists and autos to share the space equally, such as for local access streets in the interior of a large development. 1 SECTION 1605 LOAD COMBINATIO 1605.1 General. Buildings and other strSttres and portions thereof shall be designed to resist: 1. The load combinations specified in Section 1605.2, 1605.3.1 or 1605.3.2; 2. The load combinations specified in Chapters 18 through 23; and 3. The seismic load effects including overstrength factor in accordance wit}' Section 12.4.3 of ASCE 7 where required by Secti 2.2.5.2, 12.3.3.3 or 12.10.2.1 of ASCE 7. With th simplified procedure of ASCE 7 Section 12.14, the seismic load effects including over - strength factor in accordance with Section 12.14.3.2 of ASCE 7 shall be used. TABLE 1604.5 RISK CATEGORY OF BUILDINGS AND OTHER STRUCTURES RISK CATEGORY NATURE OF OCCUPANCY I Buildings and other structures that represent a low hazard to human life in the event of failure, including but not lim- ited to: • Agricultural facilities. • Certain temporary facilities. • Minor storage facilitties. II Buildings and other stru 4tures except those listed in Risk Categories I, III and IV. III Buildings and other structures that represent a substantial hazard to hu n life in the event of failure, including but not limited to: • Buildings and other s " ctures whose primary occupancy is public assembly with an occupant load greater than 300. / • Buildings and other stru tures containing Group E occupancies with an occupant load greater than 250. • Buildings and other structures containing educational occupancies for students above the 12th grade with an occupant load greater thatt,500. • Group 1-2 occupancies withan occupant load of 50 or more resident care recipients but not having surgery or emergency treatment facilities. 1 • Group I-3 occupancies. • Any other occupancy with an of cupant load greater than 5,000.a • Power -generating stations, wate reatment fatilities for potable water, wastewater treatment facilities and other public utility facilities not include in Riskkategory IV. • Buildings and other structures not iileluded in Risk Category IV containing quantities of toxic or explosive materials that: Exceed maximum allowable quan 'ties per control area as given in Table 307.1(1) or 307.1(2) or per outdoor control area in accordance w h the International Fire Code; and Are sufficient to pose a threat .to the pu is if released.b IV Buildings and other structures designated as essential facilities, including but not limited to: • Group I-2 occupancies having surgery or eme gency treatment facilities. • Fire, rescue, ambulance and police stations and emergency vehicle garages. • Designated earthquake, hurricane or other emergency shelters. • Designated emergency preparedness, communications and operations centers and other facilities required for emergency response/ • Power-generating,s ations and other public utility faciliti s required as emergency backup facilities for Risk Category IV structures. • Buildings and,other structures containing quantities of highl ` toxic materials that: Exceed ni aximum allowable quantities per control area as iven in Table 307.1(2) or per outdoor control area in ccordance with the International Fire Code; and Are s fficient to pose a threat to the public if released.b • Aviatio control towers, air traffic control centers and emergency airc aft hangars. • Build' gs and other structures having critical national defense functions. • Wate storage facilities and pump structures required to maintain water preseure for fire suppression. For purposes of occupant load calculation, occupancies required by Table 1004.1.2 to use gross floor area calculations she&j be permitted to use net floor areas 0 0 OCCUPANCY STANDARDS 101 FOR HOUSING PROVIDERS Have you heard that it's okay to limit occupancy to two persons per bedroom? That's not always true. The ubiquitous two -per -bedroom occupancy standard is a very general guideline provided by the U.S. Department of Housing and Urban Development - IT IS NOT AN ABSOLUTE! Fair housing enforcement agencies review a number of factors to determine whether an occupancy standard is overly restrictive. Establishing a two -per - bedroom standard without making a determination of its reasonableness for the specific unit may not protect you from a finding that. the standard is overly restrictive. When a housing provider limits the number of occupants in a unit, it impacts families with children more severely than families without children. Under fair housing laws, housing providers can set reasonable occupancy standards that are based on business needs; however, the adverse effect of these standards on families with children requires that they justify the use of such standards. Each situation presents a unique set of facts. HUD utilizes guidance from the "Keating Memo," which considers a variety of factors, including the size of the bedrooms and the unit, the unit configuration, the age of the children, other physical limitations of the housing, and other relevant factors. HUD's guidance notes that if a dwelling is governed by State or local governmental occupancy requirements, and the housing provider's occupancy policies reflect those requirements, HUD considers the governmental requirements as a special circumstance tending to indicate that the housing provider's occupancy policies are reasonable. The Washington State Human Rights Commission makes a determination as to whether an occupancy standard is reasonable and in compliance with the fair housing laws by reviewing relevant factors outlined in a guidance memorandum issued by the HRC Commissioners in 1998. As a housing provider, knowledge of occupancy standards can assist you in making reasonable business decisions in compliance with the fair (housing laws. Here's what to do if you choose to establish an occupancy standard: 1) Measure! Get out the measuring tape and measure the rooms in your rental units - specifically the dimensions for each bedroom, living room, extra room, library, den, home office, or other room that can be used as a "sleeping space". It helps to develop a floor plan that clearly illustrates the size and configuration of the unit. 2) Find the applicable code! Find out which local zoning or building occupancy limitations apply to your unit, house, apartment complex or community. Apply this occupancy guideline to your units based on each unit's specific size and configuration determined in #1 above - the resulting number of occupants the applicable guideline allows is the basis for your occupancy standard! 3) Be prepared to substantiate business -related factors! If there are issues such as the age or condition of your dwelling and its accompanying systems (sewer, septic, electric, water, etc.) which require a more restrictive occupancy standard, be prepared to establish a clear relationship between the business -related factor and the occupancy standard. For example, if a septic system has a limited capacity, be prepared to substantiate that factor by a statement from someone capable of making that determination. Also, be prepared to show whether you looked at other ways to address a limited septic system that do not require a restrictive occupancy standard such as installing water -saving devices or more frequent pumping of the system. Additional factors could be relevant in evaluating an occupancy standard case. For example, the enforcement agency may need to determine whether the occupancy standard is applied to the number of people or the number of children occupying a unit. The enforcement agency may also look at whether there is a history of "adults only" rules, segregation of families or rules directed only at children. Overall, the fair housing agency will determine whether there is any other information that supports or refutes the allegation that the occupancy standard is being used to bar or limit children from occupancy. Civil rights enforcement agencies work to protect the civil rights of families with children. They also have a responsibility to assist housing providers to make reasonable business decisions which are in compliance with fair housing laws. Each case presents a unique set of facts and is determined on a case -by -case basis; however, housing providers who establish occupancy standards based on the above criteria will have a head start. If you have any additional questions, call your fair housing agency or see their Web site. KING COUNTY OCCUPANCY CODE King County Ordinance 12560, as amended, states that dwelling units must have not less than 120 square feet of floor area, sleeping areas must have a minimum of 70 square feet, with an additional 50 square feet for each occupant in excess of two. Efficiency apartments must have a living room that is at least 220 square feet, and an additional 100 square feet for each occupant in excess of two. This code is enforced by the King Department of Development and Environmental Services and applies to housing in unincorporated King County. CITY OF SEATTLE OCCUPANCY CODE Seattle's Housing and Building Maintenance Code, Chapter 22.206, Minimum Space and Occupancy Standards, states: 22.206.020 Floor area. A. Every dwelling unit shall have at least one habitable room which shall have not less than one hundred twenty (120) square feet of floor area. B. No habitable room except a kitchen may be less than seven feet in any floor dimension. C. Every room used for sleeping purposes, including an SRO unit, shall have not less than seventy (70) square feet of floor area. Every room, except an SRO unit, which is used for both cooking and living or both living and sleeping quarters shall have a floor area of not less than one hundred thirty (130) square feet if used or intended to be used by only one occupant, or of not less than one hundred fifty (150) square feet if used or intended to be used by two occupants. Where more than two persons occupy a room used for sleeping purposes, the required floor area shall be increased at the rate of fifty (50) square feet for each occupant in excess of two. D. In a dormitory, minimum floor area shall be sixty (60) square feet per single or double bunk, and aisles not less than three feet in width shall be provided between the sides of bunks and from every bunk to an exit. The requirements of this subparagraph shall not apply to SRO units. E. The required floor area square footage of all dwelling units, dormitories, and SRO units shall not include built-in equipment which extends from the floor to thirty inches (30") above the floor, including but not limited to wardrobes, cabinets, and kitchen sinks or appliances. CITY OF TACOMA OCCUPANCY CODE Tacoma's Minimum Building and Structures Code, Chapter 2.01, 2.01.070 Minimum building requirements, states: V. Overcrowding, Residential Buildings. For single family dwellings and duplexes, the maximum number of residents of each dwelling unit shall not exceed the gross area divided by 300, rounded to the nearest whole number. Bedrooms will accommodate two persons with a minimum size of 70 square feet, with no dimension being Tess than 7 feet. An additional 50 square feet shall be provided for each person in excess of two. For multiple family dwellings buildings with three or more units, the maximum number of residents of each dwelling unit shall not exceed the gross area divided by 200, rounded to the nearest whole number. Bedrooms will accommodate two persons with a minimum size of 70 square feet, with no dimension being less than 7 feet. An additional 50 square feet shall be provided for each person in excess of two. Children less than one year of age shall not be considered in applying the above provisions. March 2007 O O City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Committee of the Whole FROM: Jack Pace, Director DCD BY: Moira Bradshaw, Senior Planner CC: Mayor Ekberg DATE: December 6, 2017 SUBJECT: Supplemental Information to CDN Committee packet on proposed Bellwether Development Agreement ISSUE Should the City Council adopt an ordinance approving a Development Agreement with Bellwether Housing to develop an affordable housing project on a site in the TIB neighborhood? BACKGROUND During review of this proposal by the Community Development and Neighborhoods Committee (CDN), Committee Chair Hougardy, requested additional information. The information is to address the requested modifications to City standards for parking and recreation space. In addition, there were questions about the project's timeline and household incomes and rental rates, which have been prepared and included. DISCUSSION The information attached to this memo supplements the attachments to the CDN Committee packet and are labeled sequentially to be clear and differentiate from the other attachments in the packet. Parking There are three pieces of information provided. Attachment E is a table of parking supply and demand at Bellwether projects and other more suburban affordable housing projects in the region. Attachment F is a Bellwether analysis of and support for their proposed parking supply of 1:1 using the Right Size Parking study completed for the City of Tukwila. Finally Attachment G is the Right Size Parking study whose goal was to optimize the parking supply in order to foster livable communities. Except for the Kingway project, which includes 24 townhomes, the parking comparables show lower parking supply ratios for all projects, including those in the City of Kirkland. The purpose of a transit oriented development is to be different than other areas and projects by having a lower parking standard. The proposed 1:1 ratio is a balance between meeting demand but limiting supply so that the site development is more pedestrian and transit oriented. Recreation Space Attachment H is a compilation of amenity images from other Bellwether projects. Bellwether intends to activate multiple spaces both in the building, on decks in the building and around the grounds of the site. Small children need spaces that are observable from inside and somewhat removed from more active play, which the deck top space provides; elementary children need places to hide and seek, bounce balls, run. The site will be circumnavigable to allow a bicycle, INFORMATIONAL MEC Page 2 tricycle to do loops and have outdoor site area to include designs that invite play. Organized play is within'/2 mile to the west, or about 3 blocks, in the new Riverton Heights Park, which is a 7.9 acre park with large fields, a half a basketball court, play structure, and picnic facilities. FINANCIAL IMPACT Bellwether will pay property tax for any housing units that are occupied by households making 50% or more of the median income in King County (AMI). As the income of residents rise, they are not asked to leave their homes and Bellwether subsequently pays more property tax in succeeding years. 75% of the units are planned for 50 — 60% of AMI. RECOMMENDATION See Community Development and Neighborhood Committee minutes from 11/27/17. Attachment E Attachment F — Attachment G Attachment H - Attachment I — Attachment J - — Bellwether Parking Comparables to Tukwila Project Analysis of Right Size Parking Study by Bellwether - Right Size Parking Study for City of Tukwila Bellwether Portfolio examples of Amenity/Recreation space Bellwether Timeline 2017 Income and Rent Limits for King County Z:IDCDIBellwether\Bellwether InfoMemo 12-6-17.doc BELLWETHER HOUSING PROFILE OF AMENITY SPACES/RECREATION AREAS AT BELLWETHER PORTFOLIO PROPERTIES BELLWETHER AT A GLANCE... ■ Bellwether Housing is an acknowledged leader in finding innovative and sustainable ways to acquire, preserve, and build new affordable apartments in Seattle.We own and operate 1,900 high -quality apartments that provide stability and community to over 3,200 diverse residents.We share our development expertise with other organizations and have developed over 9,700 apartments and community facilities for other organizations around Washington State. Founded in 1980, Bellwether has grown into one of the largest affordable nonprofit housing developers in the region. ■ Vision:We envision diverse communities where people of all incomes and backgrounds share in the opportunity and prosperity of our region. ■ Mission: Bellwether Housing creates stable communities and access to opportunity through affordable housing. We develop and manage homes for people with limited income near job centers, transit, and services.We amplify our impact by helping other organizations in the Puget Sound region do the same. bellwether ■ Of the 30 properties in Bellwether's existing portfolio,12 have a significant number of family -sized units (10 or more 2 bedroom units and up). ■ Those 12 properties are also located within or less than '/z mi from a public park or significant open space. ■ 9 out of 12 of those properties have an amenity space or recreation area. Here are a few of them... bellwether LLEVUE AVENUE, bellwether MERCER COURT (52712TH AVENUE EAST) bellwether • . , bellwether ROSE STREET APARTMENTS (8 MO1=TM iatpaAngaq • (±3as H1Si7 H1210N S I Z I) S1N3 Wl2lb'db' At/M 3NOlS PROPOSED PROJECT RECREATION SPACE Dimension for Level 2 Courtyards - The North Courtyard "Youth — Adult Rec.": 40'-0" X 49'-6" The South Courtyard "Toddler — Youth Rec.": 45'-3" X 49'6" Courtyard Yount • Adult ReneWbn Courtyard Toddler Youth Play �i • Courtyard You t Recreation iw.rd Acw.r. aue 0600 wIoaelrY.l ov� Courtyard Toddler -Youth PWy RMf A.R. A1ernMAnedp lamed Ache Open Space Toddler - Adult Play antra; Wan. w.n8.4 1.rdermC 5as acme JOHNSONMAUMD.. €•.^ 8. 162q Steel 1 L -ACTI�e be+@ACe— --t 1 P-^a_Pla__ 1.e.e.mr.eg. MOM bellwether 1 RECREATION SPACE DATA • Recreation Space: o Proposed Recreation Space: ■ EXTERIOR: At grade: 2,450 sf + 2,735 sf = 5,185 sf Level P1 terrace: 792 sf Level 2 CY & Terrace: 4,050 sf + 398 sf = 4,448 sf Level 5 terrace: 1,960 sf ■ Exterior Total: 12,385 sf ■ INTERIOR: Lobby: 742 sf Level 2 Amenity: 1,058 sf Level 5 sunroom: 456 sf ■ Interior Total: 2,256 sf ■ GRAND TOTAL: 14,641 sf ■ The project is proposing 15% recreation space, significantly more than the typical Bellwether recreation space of 5%. bellwether BELLWETHER HOUSING PROFILE OF AMENITY SPACES/RECREATION AREAS AT BELLWETHER PORTFOLIO PROPERTIES BELLWETHER AT A GLANCE... ■ Bellwether Housing is an acknowledged leader in finding innovative and sustainable ways to acquire, preserve, and build new affordable apartments in Seattle.We own and operate 1,900 high -quality apartments that provide stability and community to over 3,200 diverse residents.We share our development expertise with other organizations and have developed over 9,700 apartments and community facilities for other organizations around Washington State. Founded in 1980, Bellwether has grown into one of the largest affordable nonprofit housing developers in the region. ■ Vision:We envision diverse communities where people of all incomes and backgrounds share in the opportunity and prosperity of our region. ■ Mission: Bellwether Housing creates stable communities and access to opportunity through affordable housing. We develop and manage homes for people with limited income near job centers, transit, and services.We amplify our impact by helping other organizations in the Puget Sound region do the same. bellwether ■ Of the 30 properties in Bellwether's existing portfolio, 12 have a significant number of family -sized units (10 or more 2 bedroom units and up). ■ Those 12 properties are also located within or less than '/z mi from a public park or significant open space. ■ 9 out of 12 of those properties have an amenity space or recreation area. Here are a few of them... bellwether bellwether J z ci) (N0 I 0 V 0 bellwether AVENUE EAST, ER ER OURT 52 41,414 f ‘41 . 4 bellwether THAV NU M0 1ii vj �� � E 0 1 z 0 LLI Lli CZe RASE STREET APARTMENTS (8 NORTH 45 STREET, :TONE WAY APARTMENTS . bellwether PROPOSED PROJECT RECREATION SPACE Dimension for Level 2 Courtyards - The North Courtyard "Youth — Adult Rec.": 40'-0" X 49'-6" The South Courtyard "Toddler — Youth Rec.": 45'-3" X 49'6" Courtyard Youth - Adult Recreation Courtyard Toddler -Youth Play ,71 M.aeeY nyaMne. Youth Adult Rocrectbnn Ea.m rcEAeec Ereur lo.e rilna toff, Seca. Courtyard 1 Youth Play rww.... mere.. wearer aan.a E...c.r. net Active Open Space Toddler - Adult Play ra.ra.cEMec omEOWtvn.. moan Time 1Gomm E� chas and P.M *Pep • . .: i-v MONDE -a L__ & 162nd 8fl nQHE OlM PAGE tma."acre) M. L-Lrv-� g Now,. Space ItION bellwether RECREATION SPACE DATA Recreation Space: o Proposed Recreation Space: • EXTERIOR: At grade: 2,450 sf + 2,735 sf = 5,185 sf Level P1 terrace: 792 sf Level 2 CY & Terrace: 4,050 sf + 398 sf = 4,448 sf Level 5 terrace: 1,960 sf ■ Exterior Total: 12,385 sf ■ INTERIOR: Lobby: 742 sf Level 2 Amenity: 1,058 sf Level 5 sunroom: 456 sf • Interior Total: 2,256 sf • GRAND TOTAL: 14,641 sf • The project is proposing 15% recreation space, significantly more than the typical Bellwether recreation space of 5%. bellwether PARKING COMPARABLES TO TUKWILA PROJECT UPDATED 12-5.17 OTHER BUILDINGS Compass Housing 17839 Aurora Ave N., Alliance: Ronald Shoreline, WA 98133 Commons (Shoreline) Compass Housing Alliance: Renton Project (0.2 mi from Renton Transit Center) Imagine Housing: Velocity South Kirkland P&R Athene Apartments Mercy: Othello Plaza at ST Othello Light Rail Station t hfll] NIA; �i 60 12 Studios 14 One-bds 27 Two-bds 6 Three-bds 419 S. 2nd St., Renton, WA59 98057 17011 NE 37th Ct., Kirkland, WA 98033 12446 NE I24th St., Kirkland, WA 98034 6940 MLK Jr. Way S., Seattle, WA 98118 (Utfi 1- 4-tt:t=ii (jJ c/o-iI 30 @ 30% 29 @ 50% 1 common area unit 38 Studios 29 @ 30% 9 Two-bds 18 @ 50% II Three-bds I I @ 60% I common area unit N111. k4 C r T rAi.'(tih' j C% tik3 �. rfs (takib t#1iw I1ii) (try. i al.,4 (ft:t►s .. ,)} 36 33 RR E-tine, 301, 348 (8m) 304, 331 (12m) 32 17 Renton TC: 101, 105, 106, 107, 148, 169, 240, 342, 560, 566, 908, RR F-Line (3m) 58 13 Studios 29 @ 30% 44 30 One-bds 15 @ 40% 12 Two-bds 14 @ 60% 3 Three-bds 91 27 studios 46 @ 30% 37 59 One-bds 23 @ 40% 5 Two-bds 22 @ 60% 108 45 One-bds 20 @ 40% 53 Two-bds 20 @ 50% 10 Three-bds 68 @ 60% 38 South Kirkland P&R: 234, 235, 249, 255, ST 540 (2m) 235, 236, 238 (4m) 38 38 36, 50 (5m) 106 (3m) Light Rail (1 m) ICY-tr...�s�Cl RR E-Line (I Om) 0.55 301 (20-30m) vehicles/unit 304, 331 (30m) 348 (30m) 101, 107, 169 (15m) 0.29 105, 148 (30m) vehicles/unit 240 (20-30m) 106, 560, 566, RR F-Line (I 0m) 235, 255, ST 540 (20- 0.66 25m) vehicles/unit 234, 249 (25-30m) 235 (20-25m) 236, 238 (30m) 36, 106, Light Rail (10- I5m) 50 (30m) n/a 0.35 vehicles/unit PARKING COMPARABLESTOTUKWILA PROJECT BELLWETHER BUILDINGS Building Stone Way Kingway Rose Street • ddress Units Unit Mix Number Units Resident @ AMI Parking Stalls Utilized Nearest Transit Frequency of Service Parking Staffs Route (walk time in (minutes) Demand minutes) 1215 N. 45th St., Seattle, 70 WA 98103 7 Studios 28 One-bds 22 Two-bds 13 Three-bds 35 30% 18COSO% 17 0 60% 70 61 26 (8m) 44,62(1m) RR E-Line (6m) 5900 37 Ave. S., Seattle, 164 6 One-bds 16 @ 50% 192 WA 98118 128 Two-bds 148 @ 50-60% 12 Two-bds TH 6 Three-bds 12 Three-bds TH 8124 Rainier Ave. S., 71 40 One-bds Seattle, WA 98118 31 Two-bds 4 CP 30% 65 5 @ SO% 62©60% 189 106 (I m) 65 7,9(1m) 50, 106, 107 (10m) 26 (20-30m) 44 (10m) 62 (15m) RR E-Line (10m) I0-I5m 7(I0m) 9 (15-30m) 106(10-15m) 107 (25-30m) 0.87 vehicles/unit. 1.15 vehicles/unit 0.92 vehicles/unit 2017 Income and Rent Limits - Multifamily Rental Housing King County Published by HUD on April 14th, 2017 Maximum 2017 Household Income for Multifamily Rental Properties Family Size 30% 35% 40% 45% 50% 60% 65% 70% 1 Person 2 Persons 3 Persons 4 Persons 5 Persons 6 Persons 7 Persons 8 Persons 80% (HOME) 80% $20,200 $23,520 $26,880 $30,240 $33,600 $40,320 $43,680 $47,040 $50,400 $53,760 $23,050 $26,880 $30,720 $34,560 $38,400 $46,080 $49,920 $53,760 $57,600 $61,440 $25,950 $30,240 $34,560 $38,880 $43,200 $51,840 $56,160 $60,480 $64,800 $69,120 $28,800 $33,600 $38,400 $43,200 $48,000 $57,600 $62,400 $67,200 $72,000 $76,800 $31,150 $36,295 $41,480 $46,665 $51,850 $62,220 $67,405 $72,590 $77,800 $82,960 $33,450 $38,990 $44,560 $50,130 $55,700 $66,840 $72,410 $77,980 $83,550 $89,120 $35,750 $41,685 $47,640 $53,595 $59,550 $71,460 $77,415 $83,370 $89,300 $95,280 $38,050 $44,380 $50,720 $57,060 $63,400 $76,080 $82,420 $88,760 $95,050 $101,440 Maximum RENTS for Projects Based on UNIT SIZE Unit Size 30% 35% 40% 45% Low HOME 50% 60% 65% 70% High HOME 80% 0 Bedrooms 1 Bedroom 2 Bedrooms 3 Bedrooms 4 Bedrooms 5 Bedrooms $505 $540 $648 $749 $836 $922 $588 $630 $756 $873 $974 $1,075 $672 $720 $864 $998 $1,114 $1,229 * 2017 HOME Income and HOME Rents effective June 15, 2017. Unit Size HUD Fair Market Rents SRO/EFFICIENCY 1 Bedroom 2 Bedrooms 3 Bedrooms 4 Bedrooms 5 Bedrooms $820 / $1,093 $1, 249 $1,544 $2,240 $ 2, 654 $3,052 * Fair market Rents are effective as of October 1st, 2016. $756 $810 $972 $1,123 $1,253 $1,383 $840 $900 $1,080 $1,248 $1,392 $1,536 $840 $900 $1,080 $1,248 $1,392 $1,536 $1,008 $1,080 $1,296 $1,497 $1,671 $1,844 $1,092 $1,170 $1,404 $1,622 $1,810 $1,997 $1,176 $1,260 $1,512 $1,747 $1,949 $2,151 $1,093 $1, 249 $1,513 $1,740 $1,921 $2,101 $1,260 $1,350 $1,620 $1,872 $2,088 $2, 3041 t eq1. than $to.ol'1n from nto $M.999 1 15.0110 co :24.335 825,000 to t34.399 135.000 to 14 9. 999 *S0.000 to 174,933 l75,000 to S33.999 *100.000 to *124,393 t125,000 to *149,333 S150.000to'*139.999 S200.000 of more Alt ere $used Statistical Area (CBSA) fiPS code for the r den es home ad'dr4,s Seatt(t-Tacotlta Beaevue, WA (iouxu, hobd Tnooimo Number of Vehicles ( Thous. ndttl Vehicle Typo An Autotnobilo/Caf/St Vain SIIV(Santa Fe, Tahoe. Piokup Other AV (Reor.Atlooal MetoroyotefMotor Something Wagon1/Cargo/Passenger Truck Truck Vehicle( bike face ote.l %`I 1 1 <11 Z 3 T1 16 n 8 2 2 7 66 i3 41 11 1 13 3 171 10 44 ?.1 ?4, V41 10 49 64 . 0 25, 400 134 42 6S SO 2. 9., g 180 46 73 2S . 7' 6 . 15 i 3 39 31': . 105 22 79' 1t 270 . 147 S0 . 1,432 139 S21 300 230 9 227 6 2 401 e ?7 2 •e* 0 Tukwila TOD Apartment Parking Ratio Request Reduction • Bellwether's goal is to maximize the number of units under the development agreement and our available funding sources. We have right -sized the building size and available financing at 101 units. • The most cost-effective parking program for the current building is shown in Figurel with 84 total stalls, 56 structured stalls and 28 surface stalls. This is less than the 1:1 per- unit parking ratio required by our development agreement. • In order to add an additional 17 stalls, a below -grade parking level would be need to be constructed, incurring expensive construction cost due to the slope of the site shown in Figure 2. Present construction costs on the 44 43 additional parking level are $1 m to $1.5m. • Bellwether is bringing in $2.3mm of sponsorship loan and King County has committed $6.9mm in funds. The project is at risk of being financially infeasible if an additional pa king level needs to be constructed. • Therefore, B Ilwether is requesting that the City of Tukwila ame d the 1:1 to parking requirement in the Development greement to .80 stalls per unit. Attached is our ana sis showing that the current .83 parking ratio should the met the parking demand of this TOD building, which no includes low-income seniors and Figure 1- Parking Layout vulnerable populations who do not have high rates of car ownership. star services / --�_s —711 II I 2 56 55 54 53 52 1 _Jr 5) 45 46 47 48 17 s0 421 4' 34 35 431 39 75 L, a b 56 FF 322 5 II II ,IO, I wale- 7 c r e c I 6 c '0 c I 1C 322 C ,-3 c II 14 C 5c I 16 C ri yc I 20 c I 21 c rj 1-1 233cC 24 c 1 1-1 6 '5 ,7 le '9 20 ("Ore c 33 32 31 27 26 25 boon 000 41eA 1111111116 !III Figure 2- Parking Entrance & Elevation Slope Open space • aav a•ea 4250s1 28 27 26 25 24 23 22 c c 84 pck VD tors rremeoa trrorourct - - _ - i-- _ i i ! 1U of s1� ■I PiR! 1!II ! F■I I■ ' • ii t Twessum ii,!:! or ■h7lilli iMird ai ■Eil ■ ■ ui ■ c s sir o Fr _II — ;�— 1 �( 1 �1 _ ' ■I L Z iNV n f • (-2-..\ FAST-ELEV 3164• _ 1-0' 5,'-2ftCg T J E6Gts 4&'-631&' LEVEL 5 111) - 5 114 t 31' - 3 ,r! _LEVEL 4 [r _LLEVE, 3L43 J-• LEVEL 2 ,3_u- _J.EV• P1 kg King County METRO Right Size Parking • Flexible, Context -sensitive Parking Requirements Exploring how to reduce multifamily parking requirements according to a site's unique context is one of the primary goals of the Right Sized Parking project. When applied appropriately in areas with development opportunities, the following strategies may enable better use of parking resources, especially in locations with shared parking opportunities, or in communities with high levels of transit service. In lower density car -dependent areas, these changes can be incrementally introduced over time as the areas redevelop. Reduced Cities can reduce or eliminate parking Burien allows applicants to request modifications to standards by Parking requirements to avoid overbuilding and submitting a study of anticipated parking demand (BMC 19.20.040.3). Requirements allow the market to determine the correct Kenmore City Manager may allow reduction of up to 50% (KMC amount of parking. Changes to required 18.40.040.030B) upon demonstration by applicant or due to nearby parking ratios should be based on market frequent peak period transit service (KMC 18.40.040.090B) evidence and engineering studies. Federal Way allows any project to propose project -specific parking requirements based on parking analysis, considering proximity of The reduction or elimination of parking transit, types of usage, etc. requirements is most appropriate for Kent: Reduction allowed if in proximity to transit; if shared parking; areas that can provide workable mobility also through CTR program; further reduced in Midway Transit options for a variety of trips, and are Community. often tied to the provision of high -quality Renton: A Transportation Management Plan (TMP) guaranteeing the transit service, parking pricing, parking required reduction in vehicle trips may be substituted in part or in whole management and an existing compact, walkable environment. These for the parking spaces required. (E3 and Fl Oc(ii)) Bellevue: Parking requirements for Downtown and Bel -Red are lower characteristics reduce the demand for than general, citywide requirements for MF residential, as well as other parking, and spillover parking becomes types of development. Factoria also has different requirements intended less of a problem. to calibrate supply to demand and be lower than general requirements. Redmond may allow reductions based on parking study by qualified Parking codes can reduce parking expert. requirements outright, or require a SeaTac allows up to fifty percent (50%) reduction of off-street parking developer to conduct a transportation for uses meeting the definition of "small, resident -oriented uses," by study to justify reductions. Other codes each use. King County Metro Transit Multifamily Residential Parking Policy Best Practices Page 5 k1 King County METRO Right Size Parking provide reductions according to a set of Shoreline: Up to 20% when multiple parcels are treated as one pre -determined criteria, such as the development w/binding agreement to share; and primarily nighttime provision of bike parking/shower rooms, or pedestrian improvements. uses. Up to 50% through proximity to transit routes, commuter trip reduction programs, on -site non -motorized and high occupancy vehicle facilities, or shared parking agreement. To be effective for the private sector, reduced parking requirements must typically take into account the overall district wide supply of parking as well as the areas offering of walkable services and retail. Other strategies include shared parking, parking pricing, and residential permit parking zones to limit spill over impacts. Parking Parking Maximums establish limits or Renton stipulates both minimum and maximum parking requirements Maximums "caps" on the quantity of parking that can for all land uses. be provided for a given development. Bellevue has parking maximum for MF development in three areas: Typically they are only appropriate for • Downtown (BCC 20.25A.050) relatively high density, transit rich urban • Bel -Red (BCC 20.25D.120). areas, in which car ownership levels are • Factoria (BCC 20.25F1.060, 20.25K.020). low. They can also be applied in lower Seattle: Limited use of parking maximums, (23.54.015.C), most notably density areas to limit surface parking. a 145-space per lot limit for surface parking lots in commercial zones, & Downtown zones (23.49.019.C) at 1 space/1,000 sq ft of non-residential Parking maximums have the potential to uses). help developers negotiate lower parking Issaquah: Rowley Development Agreement, Urban Village Zone ratios with conservative financiers, and applied a parking maximum for a mixed -use development at the end of can provide a policy basis to shift capital investments towards non -motorized transportation. a thirty year term. King County Metro Transit Multifamily Residential Parking Policy Best Practices Page 6 ANALYSIS OF RIGHT SIZE PARKING STUDY Overview Bellwether reviewed the Right Size Parking study completed for Tukwila in 2014 and attempted to analyze the data found in table 2 of the report in a couple of different ways. • Sites within a 1/2 mile radius of the light rail stations are widely considered to be transit -oriented. We determined that 6 of the 18 sites are within a %2 radius of the TIB Station (sites 1, 2, 3, 4, 6, and 9) and 3 are % mile or less from the Angle Lake Station (sites 7, 8, and 10). However, since the Angle Lake Station was not opened until 2016, those three sites were incorporated into the Non-TOD figures where applicable. • Where applicable, data points for a subset of properties identified as affordable housing were isolated into subgroups. • Area median income percentage ("AMI") level of rent rates were extrapolated based on rents provided in table 2 and 2014 rent and income levels published by the Washington State Housing Finance Commission. AMI percentages were determined on a floorplan by floorplan basis for every site surveyed and an aggregate AMI percentage was determined for the building as a whole. Observations Paid vs. Free vs. Affordable Breakdown of Average Observed Uses Non- TIB- Rent Property subgroup Count All TOD TOD AMI % Paid parking 6 1.165 1.160 1.170 50.1% Free parking 12 1.133 1.146 1.093 43.6% Affordable only (free) 3 0.930 0.930 n/a 39.4% • The chart above breaks down the observed sites into three primary groups — paid parking, free parking, and affordable housing (which is a subset of free parking). • There is a significantly lower observed use of parking for sites identified as affordable housing (0.930) than sites where parking is free (1.133, +22%) or paid (1.165, +25%). • There also appears to be a direct relationship with increases in rent and increases in observed parking use. This trend appears to correlate higher rates of car ownership with higher income households, similarly to observed uses for affordable housing vs. market rate housing. • When looking specifically at sites within 1/2 mile radius of the TIB station, there appears to be a lower observed use of parking at sites where parking is free (1.093) compared to paid parking (1.170). Page 1 1 bellwether ANALYSIS OF RIGHT SIZE PARKING STUDY Impact of Larger Unit Sizes Analysis of larger household units (2+ Br) Parking Rent Property subgroup ratio AMI % < 40% large units 0.968 38.8% 40%-60% large units 1.142 47.6% > 60% large units 1.323 48.4% • The above chart breaks down the observed sites into three basic categories: sites with less than 40% large units, 40% to 60% large units, and more than 60% large units. • There appears to be a direct relationship between observed use of parking and the relative percentage of 2 bedroom and larger units. The rate of observed use of parking increases as the percentage of larger units increases. • Rent levels for smaller floorplans appear to be lower than those for larger floorplans. This may indicate a correlation between increasing rates of car ownership and higher household incomes. Page bellwether Right Size Parking October 2014 Table 2: RSP Web Calculator Tukwila and SeaTac Study Sites Results • " Descriptions of variables and methodology available at www.rightsizeparking.org. Variables TOD/Station Studio Units 1 Br Units 2 Br Units 3+ Br Units Studio Rent 1 Br Rent 2 Br Rent 3+ Br Rent Avg. Sqft per Unit Affordable Units Mo. Parking Cost Population Jobs Transit Service RSP Forecasted Use (spaces per unit) Observed Use (spaces per unit) Parking Supplied (spaces per unit) Percent Error Observed At/Below 1:17 9 of units g of parking stalls (est.) % of 2+ Br Units AMI Rent % Estimates Studio Units 1 Br Units 2 Br Units 3+ Br Units Average Rent AMI % Afforability Rank Input Output TOD - Tukwila International Boulevard Station Site 1 Site 2 Site 3 Site 4 Site 6 Site 9 TIB TIB TIB TIB TIB TIB TOD - Angle Lake Station Site 7 Site 8 Site 10 Angle Lk Angle Lk Angle Lk Non-TOD Properties Site 5 Site 11 Site 12 Site 13 Site 14 Site 15 Site 16 Site 17 Site 18 n/a n/a n/a n/a n/a n/a n/a n/a n/a 47 - - 40 - 14 - 236 7 38 - - - - - - - - - 22 18 62 7 55 166 - 18 83 8 80 10 16 8 24 40 48 - 17 18 81 18 26 157 - 14 89 34 99 48 24 24 24 16 32 - - - 8 - - 3 - 16 - 4 - 10 - 4 - - - $ 550 $ - $ - $ 809 $ - $ 650 $ - $ 560 $ 845 $ 648 $ _ $ - $ - $ - $ - $ - $ - $ - $ - $ 765 $ 850 $ 894 $ 850 $ 750 $ 650 $ - $ 895 $ 787 $ 700 $ 730 $ 625 $ 731 $ 1,012 $ 731 $ 625 $ 725 $ - $ 925. $ 1,000 $ 1,032 $ 1,000 $ 920 $ 755 $ - $ 1,225 $ 948 $ 850 $ 959 $ 795 $ 956 $ 1,181 $ 893 $ 775 $ 900 $ - $ - $ - $ 1,437 $ - $ - $ 893 $ - $ 1,400 $ - $ 1,090 $ - $ 835 $ - $ 1,485 $ - $ • $ - 457 741 905 705 924 772 749 495 967 716 821 769 690 770 1,047 722 594 707 325 236 _ ::: '.$ $ - $ - $ 25 $ 29 $ - $ 30 $ - $ - $ 45 $ 20 - $ - $ - $ 35 $ - $ - $ - $ - 62,862 62,727 62,586 62,099 62,740 62,008 56,531 55,509 55,953 62,726 65,302 59,789 64,422 64,803 64,574 64,287 62,529 62,293 40,524 41,300 41,599 40,995 42,605 40,312 44,060 47,254 46,166 43,383 42,373 51,507 41,761 41,304 41,528 41,348 40,795 39,696 1,307 1,289 1,329 1,364 1,294 1,300 1,238 1,198 1,300 1,222 1,245 1,272 1,331 1,262 1,253 1,262 1,319 1,273 0.87 1.13 1.10 1.05 1.21 1.02 0.92 0.73 1.19 1.11 0.99 1.14 1.14 1.11 1.30 1.14 1.02 1.13 0.76 1.19 1.31 1.33 1.33 0.87 0.82 0.97 1.16 1.32 1.00 1.14 1.24 1.00 1.72 1.00 1.27 1.15 1.30 1.41 1.53 1.28 1.44 1.25 1.00 1.27 1.65 1.50 1.78 1.28 1.76 1.00 1.72 1.20 1.36 1.91 15% -5% -16% !;- -9% 17% 12% 3% -16% -1% 0% -89L -2% 'YES NO NO NO NO YES YES YES NO NO VES NO NO VES NO YES NG NO 47 39 36 191 25 95 326 236 55 210 46 179 68 40 36 48 56 80 61 55 55 244 36 119 326 300 91 315 82 229 120 40 62 58 76 153 0.0% 43.6% 50.0% 46.6% 72.0% 27.4% 49.1% 0.096 54.5% 42.4% 82.6% 55.3% 85.3% 60.0% 77.8% 50.096 28.6% 40.0% 35.6% 0.0% 0.0% 52.4% 0.0% 42.1% 0.0% 36.2% 54.7% 41.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.096 0.0% 0.0% 0.0% 46.2% 51.4% 54.0% 51.4% 45.3% 39.3% 0.0% 54.1% 47.6% 42,3% 44.1% 37.8% 44.2% 61.1% 44,2% 37.8% 43.8% 0.0% 46.6% 50.4% 52.0% 50.4% 46.3% 38.0% 0.0% 61.7% 47.8% 42.8% 47.9% 40.1% 48.2% 59.5% 45.0% 39.0% 45.3% 0.0% 0.0% 0.0% 62.6% 0.0% 0.0% 38.9% 0.0% 61.0% 0.0% 47.5% 0.0% 36.4% 0.0% 64.7% 0.0% 0.0% 0.0% 35.6% 46.4% 50.9% 53.2% 50.7% 45.1% 38.7% 36.2% 58.1% 46.6% 43.1% 46.2% 39.2% 46.6% 60.4% 44.6% 38.1% 44.4% 1 9 4 2 _ 6- ® 5 ... 3 7 Breakdown of Average Observed Uses Rent Property subgroup Count All Non-TOD TIB-TOD AMI% Paid parking 6 1.165 1.160 1.170 50.1% Free parking 12 1.133 1.146 1.093 43.6% Affordable only (free) 3 0.930 0.930 n/a 39.4% Analysis of larger household un is (2+ Br) Property subgroup <40% large units 40%-60%large units > 6096 large units Parking Rent Count ratio AMI % 4 0.968 38.8% 10 1.142 47.6% 4 1.323 48.4% KING COUNTY Effective: 12/18/13 TO 3/5/15 (ARCHIVE) 2014 Median Income: $88,200 Maximum HOUSEHOLD INCOME for All Tax Credit and Bond Financed Properties (REQUIRED to qualify residents.) Set -Aside /o 1 Person 2 People 3 People 4 People 5 People 6 People 7 People 8 People 80% $ 49,440 $ 56,480 $ 63,520 $ 70,560 $ 76,240 $ 81,920 $ 87,520 $ 93,200 60% $ 37,080 $ 42,360 $ 47,640 $ 52,920 $ 57,180 $ 61,440 $ 65,640 $ 69,900 50% $ 30,900 $ 35,300 $ 39,700 $ 44,100 $ 47,650 $ 51,200 $ 54,700 $ 58,250 45% $ 27,810 $ 31,770 $ 35,730 $ 39,690 $ 42,885 $ 46,080 $ 49,230 $ 52,425 40% $ 24,720 $ 28,240 $ 31,760 $ 35,280 $ 38,120 $ 40,960 $ 43,760 $ 46,600 35% $ 21,630 $ 24,710 $ 27,790 $ 30,870 $ 33,355 $ 35,840 $ 38,290 $ 40,775 30% $ 18,540 $ 21,180 $ 23,820 $ 26,460 $ 28,590 $ 30,720 $ 32,820 $ 34,9501 Maximum RENTS for Projects Based on UNIT SIZE Low -Income Housing Tax Credit Program Set -Aside % Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 Bedroom 60% $ 927 $ 993 $ 1,191 $ 1,376 $ 1,536 $ 1,694 50% $ 772 $ 827 $ 992 $ 1,146 $ 1,280 $ 1,411 45% $ 695 $ 744 $ 893 $ 1,032 $ 1,152 $ 1,270 40% $ 618 $ 662 $ 794 $ 917 $ 1,024 $ 1,129 35% $ 540 $ 579 $ 694 $ 802 $ 896 $ 988 30% $ 463 $ 496 $ 595 $ 688 $ 768 $ 847 Source: http://www.wshfc.org/limits/detail.aspx?County=king&Year=2014 Right Size Parking October 2014 Figure 10: Tukwila and SeaTac Study Site Locations S 142nd St 14 Strander Blvd Minkler Blvd • Study Site Transit Agency and Mode �• Local Bus Route Link • Light Rail Station Link Light Rail 0 City Limits - Regional Bus Route Circles are approximately 1 mile diameter; intended to approximate radius from light rail/TOD 21 Moira Bradshaw From: Moira Bradshaw Sent: Thursday, November 30, 2017 5:27 PM To: Kathy Hougardy Subject: RE: Bellwether - Tukwila Project: Data Hi Kathy, I understand from Alyssa that she is also preparing some additional parking and recreation space information and some of it (?) will be ready tomorrow. I will ask her to please get it done by 1 p.m. tomorrow. I hope that is not too late. P.S. One thing you may not have "played" with is the Right Size Parking model. Here is the link http://rightsizeparking.org/ to get a working understanding of the relationship between, place, housing and parking. In the top left you can put in the address of the proposed project: 3481, 3601, 3703 S. 152 Av. Then, use the blue "select" and then "merge" buttons at the top right side. Let me know if you have any questions. Best, Moira From: Kathy Hougardy Sent: Thursday, November 30, 2017 5:15 PM To: Laurel Humphrey<Laurel.Humphrey@TukwilaWA.gov>; Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Subject: Re: Bellwether - Tukwila Project: Data Hi Mora, I'm working from home and won't be in City Hall much to print out these reports, so if you are willing and able to print out anything you get and put it in my box, it would be much appreciated. I'll swing by and pick whatever is there tomorrow afternoon. Thank you! Kathy Kathy Hougardy Tukwila City Councilmember Kathv.HougardvcTTukwilaWA.gov 1 NOTICE OF PUBLIC DISCLOSURE: This e-mail a dint is public domain. Any correspondence from or to this'e-mail account is a public record. Accordingly, this e-mail, in whole or in part, may be subject to disclosure pursuant to RCW 42.56, regardless of any claim of confidentiality or privilege asserted by an external party. From: Laurel Humphrey Sent: Thursday, November 30, 2017 2:25 PM To: Kathy Hougardy Subject: FW: Bellwether - Tukwila Project: Data From: Moira Bradshaw Sent: Thursday, November 30, 2017 11:20 AM To: Laurel Humphrey <Laurel.Humphrey@TukwilaWA.gov> Subject: FW: Bellwether - Tukwila Project: Data Laurel — FYI — this has been the communication between Councilmember Hougardy and Bellwether. As you can see, more information is pending. I will have some additional info. I am attaching a timeline that Bellwether created that summarizes some of their key dates that you can share with Council member Hougardy and anyone else. I know you are out of office and if you think it would be better to put hard copy in Kathy's box, I can do that. Moira From: Alyssa Alcantara[mailto:aalcantara@bellwetherhousing.org] Sent: Thursday, November 30, 2017 10:49 AM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: Jonathan Smith <josmith@bellwetherhousing.org> Subject: FW: Bellwether - Tukwila Project: Data Moira, Here is the info that we sent to Kathy. We are still waiting on the parking data and some open space data/images that we will send by Monday. Thanks, Alyssa From: Alyssa Alcantara Sent: Wednesday, November 29, 2017 5:22 PM 2 To: 'Kathy Hougardy' <Kathglougardy@TukwilaWA.gov> 0 Cc: Richard Loo <rloo@bellwetherhousing.org>; Jonathan Smith <josmith@bellwetherhousing.org> Subject: Bellwether - Tukwila Project: Data Kathy, It was great to talk with you today. To follow-up on our phone call, we are providing you with the following information: • Rent and Income limits: published yearly by King County (see attached pdf) • Occupancy Data (see attached pdf — we are required to comply with King County requirements): SRO's/Efficiency Studio 1 bedroom 2 bedroom 3 bedroom 4 bedroom 5 bedroom 1 person 1— 2 people 1— 3 people 2 — 5 people 4 — 7 people 5 — 9 people 6 —11 people • Proposed project summary: O 112 units total O 112 parking stalls + the potential for 8 additional visitor, loading, and car share (Zipcar,etc.) spaces (these 8 additional stalls are contingent on funding availability. They cost an average of $25,000 - $30,000 per stall pre-tax) O Unit Mix: • 25 Studios • 37 One -Bedroom Units • 34 Two -Bedroom Units • 16 Three -Bedroom Units O Income Mix: • 28 Units @ 30% Area Median Income (AMI) • 70 Units @ 50% AMI • 14 Units @ 60% AMI • Recreation Space: We are acquiring photos of our existing play spaces and we will send these to you by early next week. O Proposed Recreation Space: 3 EXTERIOR: At grade: 2,450 sf + 2,735 sf = 5,185 sf - LvI P1 terrace: 792 sf - Lvl 2 CY & Terrace: 4,050 sf + 398 sf = 4,448 sf LvI 5 terrace: 1,960 sf Exterior Total: 12,385 sf INTERIOR: - Lobby: 742 sf - Lvl 2 Amenity: 1,058 sf - Lvl 5 sunroom: 456 sf Interior Total: 2,256 sf GRAND TOTAL: 14,641 sf Gross Residential area = 96,867 sf »> 15% • Parking Analysis: We are compiling some more data and we will send this to you by the end of this week. • Project Open House Information Session: o Moira encouraged us to plan an open house information session prior to the 12/11 meeting: • Tuesday, December 5th: 5-7pm @ Rainier Conference Room: 6300 Building Please feel free to reach out to us if you have any additional questions. Thank you, Alyssa Alyssa Mehl Alcantara, NCARB; LEEDAP Housing Developer bellwether housing Create. Sustain. Advocate. P 206.588.4808 I F 206.634.9407 Mailing: 1651 Bellevue Ave, Seattle, WA 98122 I Visiting: 433 Minor Avenue N 4 Moira Bradshaw From: Alyssa Alcantara <aalcantara@bellwetherhousing.org> Sent: Thursday, November 30, 2017 10:49 AM To: Moira Bradshaw Cc: Jonathan Smith Subject: FW: Bellwether - Tukwila Project: Data Attachments: 2017-income-rent-limits-KingCounty.pdf; occupancy standards for housing providers.pdf Moira, Here is the info that we sent to Kathy. We are still waiting on the parking data and some open space data/images that we will send by Monday. Thanks, Alyssa From: Alyssa Alcantara Sent: Wednesday, November 29, 2017 5:22 PM To: 'Kathy Hougardy' <Kathy.Hougardy@TukwilaWA.gov> Cc: Richard Loo <rloo@bellwetherhousing.org>; Jonathan Smith <josmith@bellwetherhousing.org> Subject: Bellwether - Tukwila Project: Data Kathy, It was great to talk with you today. To follow-up on our phone call, we are providing you with the following information: • Rent and Income limits: published yearly by King County (see attached pdf) • Occupancy Data (see attached pdf — we are required to comply with King County requirements): SRO's/Efficiency Studio 1 bedroom 2 bedroom 3 bedroom 4 bedroom 5 bedroom 1 person 1— 2 people 1— 3 people 2 — 5 people 4 — 7 people 5 — 9 people 6 —11 people • Proposed project summary: o 112 units total o 112 parking stalls + the potential for 8 additional visitor, loading, and car share (Zipcar,etc.) spaces (these 8 additional stalls are contingent on funding availability. They cost an average of $25,000 - $30,000 per stall pre-tax) o Unit Mix: ■ 25 Studios ■ 37 One -Bedroom Units ■ 34 Two -Bedroom Units ■ 16 Three -Bedroom Units o Income Mix: ■ 28 Units @ 30% Area Median Income (AMI) ■ 70 Units @ 50% AMI ■ 14 Units @ 60% AMI 1 • Recreation Space: We are acquiring photos of our existing play spaces and we will send these to you by early next week. o Proposed Recreation Space: EXTERIOR: - At grade: 2,450 sf + 2,735 sf = 5,185 sf - Lvl P1 terrace: 792 sf - Lvl 2 CY & Terrace: 4,050 sf + 398 sf = 4,448 sf - Lvl 5 terrace: 1,960 sf Exterior Total: 12,385 sf INTERIOR: Lobby: 742 sf Lvl 2 Amenity: 1,058 sf - Lvl 5 sunroom: 456 sf Interior Total: 2,256 sf GRAND TOTAL: 14,641 sf Gross Residential area = 96,867 sf »> 15% • Parking Analysis: We are compiling some more data and we will send this to you by the end of this week. • Project Open House Information Session: o Moira encouraged us to plan an open house information session prior to the 12/11 meeting: ■ Tuesday, December 5th: 5-7pm @ Rainier Conference Room: 6300 Building Please feel free to reach out to us if you have any additional questions. Thank you, Alyssa Alyssa Mehl Alcantara, NCARB; LEED AP Housing Developer bellwether housing Create. Sustain. Advocate. P 206.588.4808 1 F 206.634.9407 Mailing: 1651 Bellevue Ave, Seattle, WA 98122 1 Visiting: 433 Minor Avenue N 2 OCCUPANCY STANDARDS 101 FOR HOUSING PROVIDERS Have you heard that it's okay to limit occupancy to two persons per bedroom? That's not always true. The ubiquitous two -per -bedroom occupancy standard is a very general guideline provided by the U.S. Department of Housing and Urban Development — IT IS NOT AN ABSOLUTE! Fair housing enforcement agencies review a number of factors to determine whether an occupancy standard is overly restrictive. Establishing a two -per - bedroom standard without making a determination of its reasonableness for the specific unit may not protect you from a finding that the standard is overly restrictive. When a housing provider limits the number of occupants in a unit, it impacts families with children more severely than families without children. Under fair housing laws, housing providers can set reasonable occupancy standards that are based on business needs; however, the adverse effect of these standards on families with children requires that they justify the use of such standards. Each situation presents a unique set of facts. HUD utilizes guidance from the "Keating Memo," which considers a variety of factors, including the size of the bedrooms and the unit, the unit configuration, the age of the children, other physical limitations of the housing, and other relevant factors. HUD's guidance notes that if a dwelling is governed by State or local governmental occupancy requirements, and the housing provider's occupancy policies reflect those requirements, HUD considers the governmental requirements as a special circumstance tending to indicate that the housing provider's occupancy policies are reasonable. The Washington State Human Rights Commission makes a determination as to whether an occupancy standard is reasonable and in compliance with the fair housing laws by reviewing relevant factors outlined in a guidance memorandum issued by the HRC Commissioners in 1998. As a housing provider, knowledge of occupancy standards can assist you in making reasonable business decisions in compliance with the fair housing laws. Here's what to do if you choose to establish an occupancy standard: 1) Measure! Get out the measuring tape and measure the rooms in your rental units — specifically the dimensions for each bedroom, living room, extra room, library, den, home office, or other room that can be used as a "sleeping space". It helps to develop a floor plan that clearly illustrates the size and configuration of the unit. 2) Find the applicable code! Find out which local zoning or building occupancy limitations apply to your unit, house, apartment complex or community. Apply this occupancy guideline to your units based on each unit's specific size and configuration determined in #1 above — the resulting number of occupants the applicable guideline allows is the basis for your occupancy standard! 3) Be prepared to substantiate business -related factors! If there are issues such as the age or condition of your dwelling and its accompanying systems (sewer, septic, electric, water, etc.) which require a more restrictive occupancy standard, be prepared to establish a clear relationship between the business -related factor and the occupancy standard. For example, if a septic system has a limited capacity, be prepared to substantiate that factor by a statement from someone capable of making that determination. Also, be prepared to show whether you looked at other ways to address a limited septic system that do not require a restrictive occupancy standard such as installing water -saving devices or more frequent pumping of the system. Additional factors could be relevant in evaluating an occupancy standard case. For example, the enforcement agency may need to determine whether the occupancy standard is applied to the number of people or the number of children occupying a unit. The enforcement agency may also look at whether there is a history of "adults only" rules, segregation of families or rules directed only at children. Overall, the fair housing agency will determine whether there is any other information that supports or refutes the allegation that the occupancy standard is being used to bar or limit children from occupancy. Civil rights enforcement agencies work to protect the civil rights of families with children. They also have a responsibility to assist housing providers to make reasonable business decisions which are in compliance with fair housing laws. Each case presents a unique set of facts and is determined on a case -by -case basis; however, housing providers who establish occupancy standards based on the above criteria will have a head start. If you have any additional questions, call your fair housing agency or see their Web site. KING COUNTY OCCUPANCY CODE King County Ordnance 12560, as amended, states that dwelling units must have not Tess than 120 square feet of floor area, sleeping areas must have a minimum of 70 square feet, with an additional 50 square feet for each occupant in excess of two. Efficiency apartments must have a living room that is at least 220 square feet, and an additional 100 square feet for each occupant in excess of two. This code is enforced by the King Department of Development and Environmental Services and applies to housing in unincorporated King County. CITY OF SEATTLE OCCUPANCY CODE Seattle's Housing and Building Maintenance Code, Chapter 22.206, Minimum Space and Occupancy Standards, states: 22.206.020 Floor area. A. Every dwelling unit shall have at least one habitable room which shall have not less than one hundred twenty (120) square feet of floor area. B. No habitable room except a kitchen may be less than seven feet in any floor dimension. C. Every room used for sleeping purposes, including an SRO unit, shall have not less than seventy (70) square feet of floor area. Every room, except an SRO unit, which is used for both cooking and living or both living and sleeping quarters shall have a floor area of not less than one hundred thirty (130) square feet if used or intended to be used by only one occupant, or of not less than one hundred fifty (150) square feet if used or intended to be used by two occupants. Where more than two persons occupy a room used for sleeping purposes, the required floor area shall be increased at the rate of fifty (50) square feet for each occupant in excess of two. D. In a dormitory, minimum floor area shall be sixty (60) square feet per single or double bunk, and aisles not less than three feet in width shall be provided between the sides of bunks and from every bunk to an exit. The requirements of this subparagraph shall not apply to SRO units. E. The required floor area square footage of all dwelling units, dormitories, and SRO units shall not include built-in equipment which extends from the floor to thirty inches (30") above the floor, including but not limited to wardrobes, cabinets, and kitchen sinks or appliances. CITY OF TACOMA OCCUPANCY CODE Tacoma's Minimum Building and Structures Code, Chapter 2.01, 2.01.070 Minimum building requirements, states: V. Overcrowding, Residential Buildings. For single family dwellings and duplexes, the maximum number of residents of each dwelling unit shall not exceed the gross area divided by 300, rounded to the nearest whole number. Bedrooms will accommodate two persons with a minimum size of 70 square feet, with no dimension being less than 7 feet. An additional 50 square feet shall be provided for each person in excess of two. For multiple family dwellings buildings with three or more units, the maximum number of residents of each dwelling unit shall not exceed the gross area divided by 200, rounded to the nearest whole number. Bedrooms will accommodate two persons with a minimum size of 70 square feet, with no dimension being less than 7 feet. An additional 50 square feet shall be provided for each person in excess of two. Children less than one year of age shall not be considered in applying the above provisions. March 2007 Bellwether Tukwila Affordable Apartment Building September 14, 2017 PROJECT SUMMARY: ZONING: HDR w/ URO Overlay & Devlopment Agreement SITE AREA: 56,314 1.29 DESCRIPTION: 6 story + basement Affordable units over commercial & parking CONSTRUCTION TYPE: 5 STORIES TYPE 5A / TYPE 1A PODIUM (1 STORIES + BASEMENT) BUILDING AREAS: SPACE AREA BASEMENT LEVEL ONE LEVEL TWO LEVEL 3 LEVEL 4 LEVEL 5 LEVE L6 ALL LEVELS DESIGNATION SF I 1 # SF ' # SF # SF # SF # SF # SF # 1 SF STUDIO(425) 423 0 0 0 0 5 2,115 5 2,115 5 2,115 5 2,115 5 2,115 25 1057_ ONE BEDROOM (525) 525 0 I 0 4 2,100 3 1,575 3 1,575 3 1,575 2 1,050 2 1,050 17 . 8,925c) JR ONE BEDROOM (525) 524 0 0 0 i 0 4 2,096 4 2,096 4 2,096 4 2,096 4 2,096 20 10,480 TWO BEDROOM (800) 800 0 I 0 0 0 7 5,600 7 5,600 7 5,600 7 1 5,600 6 4,800 34 27,200 THREE BEDROOM (1050) 1049 0 0 0 i 0 3 3,147 4 4,196 4 I 4,196 2 2,098 3 3,147 16 16,784 UNIT TOTALS 0 0 4 2,100 22 14,533 23 15,582 23 15,582 20 12,959 20 13,208 112 73,9641 RESID COMMON SF 0 885 3,286 3,386 3,386 3,433 3,215 17,591 RESID AMENITY 0 2,818 1,316 167 167 677 167 5,312 GROSS RESID SF 0 • 5,803 I 19,135 19,135 19,135 17,069 16,590 96,867 COMMERCIAL 0 COVERED ENTRIES BLDG SERVICES 0 0 RENTABLE STORAGE 0 PARKING 16,030 18,932 GROSS NON-RES SF 16,030 18,932 34,962 I GROSS BLDG SF 16,030 24,735 19,135 19,135 19,135 I 17,069 I 16,590 I 131,829 UNIT MIX SUMMARY: Prov'd Goal 1 AVERAGE SF FLOOR AREA SUMMARY: C STUDIO 25 24 22.3% GROSS RESIDENTIAL FLOOR AREA 96,867 73.5% EFFICIENCY* ONE BEDROOM UNITS 37 38 33.0% GROSS COMMERCIAL AREA 0 0.0% TWO BEDROOM UNITS 34 34 30.4% GROSS NON-RES FLOOR AREA 34,962 26.5% 81.8% THREE BEDROOM UNITS 16 16 14.3% TOTAL GROSS FLOOR AREA 131,829 100.0% TOTAL UNIT COUNT 112 112 100.0%I 660 • EFFICIENCY IS GROSS RENTABLE AREA plus AMENITY AND OFFICE (USABLE AREA) divided by GROSS RESIDENTIAL AREA PARKING: STALLS RATIO REQD. OPEN SPACE: RESIDENTIAL: LEVEL 1 TERRACE 792 SURFACE STALLS 21 LEVEL 2 COURTYARD & TERRACE 6,269 GARAGE STALLS 91 LEVEL 5 TERRACE 2,065 I GRAND TOTAL 112 1.00 TOTAL 9,126 I 12.3% net residential area 1 0 0 City of Tukwila Community Development & Neighborhoods Committee O Kathy Hougardy, Chair O Verna Seal O Kate Kruller AGENDA MONDAY, NOVEMBER 27, 2017 — 5:30 PM HAZELNUT CONFERENCE Room (At east entrance of City Hall) Distribution: K. Hougardy V. Seal K. Kruller D. Robertson Mayor Ekberg D. Cline C. O'Flaherty L. Humphrey Item Recommended Action Page 1. PRESENTATION(S) 2. BUSINESS AGENDA a. Tukwila tourism and economic development branding. a. Forward to 12/11 C.O.W. Pg.1 Brandon Mi/es, Business Relations Manager and 12/11 Special Mtg. b. An ordinance and Development Agreement with b. Forward to 12/11 C.O.W. Pg.83 Bellwether Housing. and 12/11 Special Mtg. Moira Bradshaw, Senior Planner c. Human Services plan. c. Forward to 12/1.1 C.O.W. Pg.133 Stacy Hansen, Human Services Program Coordinator for consensus. d. A lease for Way Back Inn (Gregor House). d. Forward to 12/1.1 C.O.W. Pg.145 Stacy Hansen, Human Services Program Coordinator and 12/11 Consent Agenda. 3. ANNOUNCEMENTS 4. MISCELLANEOUS Next Scheduled Meeting: Monday, December 11, 2017 IS. The City of Tukwila strives to accommodate individuals with disabilities. Please contact the City Clerk's Office at 206-433-1800 (TukwilaCityClerkC&TukwiaWA.gov) for assistance. City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Community Affairs and Parks FROM: Jack Pace, Director DCD BY: Moira Bradshaw, Senior Planner CC: Mayor Ekberg DATE: November 20, 2017 SUBJECT: Potential Development Agreement for Affordable Housing in the TIB Neighborhood ISSUE Should the City Council adopt an ordinance approving a Development Agreement with Bellwether Housing to develop an affordable housing project on a site in the TIB neighborhood? BACKGROUND Bellwether Housing is a nonprofit housing developer that builds and manages affordable housing. They have been operating since 1980 and currently serve 3,200 residents. They are interested in expanding beyond Seattle and have an option to buy property in the TIB neighborhood. At the December 12, 2016 City Council meeting, Bellwether presented themselves and their organization and goals for the TIB neighborhood to the Council and public. Staff was directed to proceed with negotiations for a Development Agreement. Since that meeting, the site has changed but is still within the TIB neighborhood and near the transit center. Figure 1 Vicinity Map 83 1 INFORMATIONAL MEMO Page 2 The 56,000 square -foot site on S. 152 Street is identified above on Figure 1, Vicinity Map. It is in a High Density Residential zoning district, which has been in place since the area annexed to the City in 1989. The site is surrounded on three sides by apartments — the Avalon, Ambassador Gardens and Seasons. The Rainbow Trailer Park is across the street. The site is currently developed with four single family structures. The City has the authority to establish development standards and other provisions that would apply to a site -specific development and vest the project. (Development Agreements, TMC 18.86) Bellwether would like the City to modify the site's existing High Density Residential (HDR) development regulations to allow them to achieve a project that is financially viable and more in character with a transit oriented development. Exhibit A of the attached draft Development Agreement contains a legal description, map and conceptual site plan for the proposed project. r Figure 2 Zoning Map DISCUSSION There are two elements to the decision: the process to create a development agreement and the substance or standards within the agreement. Process The City Council must hold a public hearing and if they•approve, adopt an ordinance (Attachment A) authorizing Mayor to execute the agreement. The applicant would like a development agreement before the end of February 2018 for the following reasons: 1. Bellwether has an option to purchase the subject site; their acquisition funding is dependent upon this Development Agreement 2. In September of 2017, King County levy money is available for affordable housing projects that are in transit oriented areas. This money is finite and will likely not be available for an additional four years after the 2017 call for projects. Z:IDCD\Bellwether\InfoMemo 11.28.16.doc 84 4 INFORMATIONAL MOO Page 3 3. Prices continue to rise in the TIB area fueled by continued economic expansion in the Seattle area and local speculation about upcoming zoning changes.. These forces make buying land and affordable housing more expensive. 4. The City is beginning its review of regulations related to the TIB area, revised standards are being developed and further work is pending the direction from Council on the street design. Action on new zoning standards is not expected until 2018. Standards The City may approve a development agreement that allows standards that are different from those otherwise imposed. Modifications of those standards can provide flexibility to achieve public benefits - in this case — permanent affordable housing, ' of a new street to break up the super block, development that sets a new standard for apartments, and a development that responds to new community goals and the adjacent public transit facility. The developer has directed the preparation of plans (Attachment D) for the site to determine the needs of a Bellwether project. They have compared these plans to the existing Zoning Code standards for maximum building height, minimum recreation space, parking, unit density, maximum building length, development area coverage and setbacks. (Attachment B, Section 7) Attachment C is a comparison of the existing standards and the requested modifications. Although a public process to update zoning standards means that an outcome cannot be absolute, staff believes that the updated TIB zoning will have similarities to the proposed project and that the public benefits gained warrant the approval of the request. FINANCIAL IMPACT It is most likely that the Bellwether project would not pay property tax. It's not an absolute however because it depends on the income levels of the residents and rents. RECOMMENDATION The Committee is being asked to review the Draft Ordinance & Development Agreement and forward its recommendation to the COW on December 11, 2017 for a public hearing and to the City Council Special meeting on December 11, 2017. Attachment A — Draft Ordinance Attachment B— Draft Development Agreement Attachment C - Requested Modifications Attachment D - Conceptual Plans for Bellwether Tukwila project Z:\DCD\Bellwether\InfoMemo 11.28.16.doc 85 c 13 11 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE PROPOSED BELLWETHER HOUSING DEVELOPMENT AGREEMENT FOR PARCELS A AND B AT 3481, 3703, 3705, AND 3707 S. 152ND STREET WITH BELLWETHER TUKWILA, LLLP, A WASHINGTON LIMITED LIABILITY LIMITED PARTNERSHIP; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, RCW 36.706.170, et seq. and Tukwila Municipal Code Chapter 18.86 authorize development agreements between the City and persons having ownership or control of real property in order to establish development standards to govern and vest the development, use and mitigation of real properties; and WHEREAS, the City of Tukwila and Bellwether Tukwila LLLP, wish to enter into a Development Agreement for the 3481, 3703, 3705, and 3707 S. 152 Street development, a map and description of which are attached hereto as included in Exhibit A; and WHEREAS, as required pursuant to Tukwila Municipal Code Section 18.86.050, a public hearing was conducted on the 11th day of December 2017 to take public testimony regarding this Development Agreement, as proposed; and WHEREAS, the City Council, pursuant to this City Ordinance No. , approves this Development Agreement as proposed and authorizes execution of this Development Agreement; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: W: Word Processing\ordinances\Bellwether Housing DA 11-20-17 MB:bjs Page 1 of 2 87 Section 1. The Bellwether Housing Development Agreement by and between the City of Tukwila and Bellwether Tukwila LLLP, a copy of which is attached hereto as Exhibit A, is hereby approved, and the Mayor is authorized and directed to execute said Development Agreement on behalf of the City of Tukwila upon receipt from Bellwether Tukwila, LLLP of proof of ownership of fee simple title to the Property. Section 2. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 3. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Special Meeting thereof this day of , 2017. ATTEST/AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Rachel B. Turpin, City Attorney Exhibit A: Development Agreement W: Word Processing\ordinances\Bellwether Housing DA 11-20-17 MB:bjs Allan Ekberg, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Page 2 of 2 88 { 0 Contract Number: Council Approval: Ordinance Number: Land Use File Number: DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF TUKWILA AND BELLWETHER TUKWILA LLLP FOR TUKWILA APARTMENTS L17-0040 THIS DEVELOPMENT AGREEMENT (the "Agreement') is made and entered this day of , 2017, by and between the City, of Tukwila, a noncharter, optional code Washington municipal corporation, hereinafter the."City," and Bellwether Tukwila LLLP, a limited liability limited partnership organized under the laws of the State of Washington, hereinafter the "Developer." The sole member and manager of Developer's general partials Bellwether Housing,, a Washington nonprofit corporation ("Bellwether"). The.City and:Developer are.%o11ectively referred to in this Development Agreement as the "Parties," and individualiyas a "Party."' I. RECITALS WHEREAS, this Agreement by and "between the City of Tukwila and the Developer relates to the development known as the Tukwila Apartments, which is- locatedwithin the City of Tukwila; and WHEREAS, Development Agreements between the City and persons having ownership or control of real property are.,authorized by the RC;W 36.70B.170, et seq., and the Development Agreement Chapterof the Tukwila Z oning;Code (TMC,Chapter 18.86); and WHEREAS, Developer is the:..contract purchaser of approximately 56,314 square feet of real property designated as Parcel A and Parcel B; and addressed as 3481, 3707, 3705, 3703 S. 152nd Street, generally located in the block bounded by:>,S. 152 Street on the north; Southcenter Boulevard on the south; Tukwila 'international Boulevard on the west; and 42 Avenue S. on the. east (hereinafter, the "Property"). The Property is shown;on the map attached hereto as Exhibit A and as legally described in Exhibit B, attached,hereto; and WHEREAS, the Develoer desires to develop transit -oriented, affordable housing in the Tukwila International Boulevard District and the site of this proposed development is located within a half mile of the Tukwila International Boulevard Station ("TIB Station"); and WHEREAS, the Developer assures the City that it invests in building, owning, and managing their projects; is committed to involvement in the community around its projects; and has shown fiscal stability and long term commitment to its mission; and Page 1 of 16 CDN Committee DRAFT 11/20/17 /77)01"0111.15 89 WHEREAS., the Developer submitted an application to the City, Land Use File No. L17-0040, and paid the fee to apply for a Development Agreement; and WHEREAS, the Developer intends to develop the Property consistent with the City's Comprehensive Plan, wherein the City identifies that Tukwila has a shortage of housing affordable to larger families, and for those households earning less than 60% of King County median income; and WHEREAS, in particular, Policies 8.2.4 and 8.2.10 of the. Comprehensive Plan designates the Tukwila International Boulevard District and this site for more intensive development focused on a transit -oriented mix of mid- to high-rise office uses, multifamily residential uses, and commercial services with structured parking that builds on the momentum of the neighborhood's proximity to the TIB Station; and WHEREAS, Policy 3.3.3 of the Comprehensive Plan encourages the continued support of very low, low, and moderate income housing as defined by King County income levels, to address the Countywide need, by supporting regional affordable housing development and preservation efforts and this project will provide affordable housing for very low, low, and moderate income households; and WHEREAS, this Agreement is consistent with the applicable development regulations adopted by the City under the Growth Management Act, 36.70A RCW, RCW 36.70B.170(1), and the City's regulations including but not limited to TMC 18.86.020, et seq.; and WHEREAS, the Developer's conceptual site plan for the entire project is depicted on Exhibit C, but the City and Developer understand that the project is subject to all City reviews and permits that could require the modification of the plan, and subject to Section 7 herein; and WHEREAS, a development agreement must be approved by ordinance or resolution after a public hearing; and WHEREAS, pursuant to the Development Agreements Chapter of the Tukwila Zoning Code (TMC 18.86.080), the decision of the City Council to approve or reject the Developer's request for a development agreement is a discretionary, legislative act; and WHEREAS, a public hearing for this Development Agreement was held on , 2017, to take public testimony regarding this Development Agreement as proposed; and WHEREAS, this Development Agreement constitutes a final land use action pursuant to RCW 36.70C.020 and is subject to review pursuant to RCW 36.70C.101 et seq.; and WHEREAS, the City Council approved this Development Agreement by Ordinance on and authorized execution of the Development Agreement upon proof of ownership of fee simple title to the Property; and Page 2 of 16 CDN Committee DRAFT 11/20/17 90 0 0 NOW THEREFORE, in consideration of the mutual promises set forth herein, the parties hereto agree as follows: II. AGREEMENT Section 1. Incorporation of Recitals. The Parties agree that the foregoing recitals are true and correct to the best of their knowledge and are incorporated by this reference as though fully set forth herein. Section 2. Definitions. As used in this Agreement .the following terms, phrases, and words shall have the meanings and be interpreted as`set''forth inthis Section. a) "Adopting Ordinance" means the Ordinance that approves this Agreement, as required by RCW 36.70B.200. b) "Affordable Housing" means a housing project in Which 100% of the.. units are rented to households with incomes at the time of initial occupancy at or below 60'percent (60%) of King County median income, adjusted for household size, with rents no more than 30% of the King County median income The foregoing restriction does not include any unrestricted resident manager's units. `. c) "Council" means the duly elected IegislaeMbody, governing g the City of Tukwila. . ro. d) "Development regulations" means ordinances adopted by the City of Tukwila, and in effect on the Effective Date, that ..govern the permitted uses of land; the design, density and intensity°of use; and thebuilding and construction standards and specifications applicable to the` development of the Property, including, but not limited to the Comprehensive Plan; � r Zoning Code, 'Zoning Map; the Infrastructure, Design, and Construction Manual; mitigation imposed or agreed to as part of SEPA review; concurrency requirements; and all other ordinances, rules -and regulations of the City. The term development regulations does not include non -land use control regulations, including by way of example and not limitation,;, taxes and impact fees • e) "Director" means; the City's Community Development Director. f) "Effective Date" means the effective date of the Adopting Ordinance. g) "Effective Period" shall mean and refer to that term as defined at Section 6 herein. h) "Project" shall mean and refer to the development of Affordable Housing with a mix of studios, one, two, and three -bedroom units on the Property in conformance with the terms and conditions of this Agreement and whose site plan is depicted conceptually on Exhibit C. Page 3 of 16 CDN Committee DRAFT 11/20/17 91 0 0 J i) "TIB" refers to the Tukwila International Boulevard, the principal City arterial that runs north to south through the center of the TIBD. j) "TIBD" shall mean the Tukwila International Boulevard District depicted in the Comprehensive Plan and is generally bounded by S. 160th Street, 42 Avenue S., Military Road S. and S. 137th Street. k) "Zoning Code" refers to Tukwila Municipal Code Chapter 18. Section 3. Statement of Authority and Intent This Agreement is entered pursuant to the authorization of Development Agreements in:heRevised Code of Washington (RCW 36.70B.170) and the Development Agreements'-chapter;of the Tukwila Municipal Code (TMC 18.86) and is intended and designed to vest this development to certain terms and conditions. Other than those terms and conditions specificallyidentified in this Agreement, the City's regulatory codes in effect at.tle time of a complete building permit application shall apply. Section 4. Exhibits. Exhibits, attached hereto for referenced are incorporated by such reference as if fully set fortli.heraliL. They are as"fotlows: a) Exhibit A — Map of the Property r b) Exhibit B — Legal; Description of Property c) Exhibit C—;Coneeptua1 Site Plan of the Project Section 5. Parties to this AgreementThe parties to this Agreement are: sty":.is-the City of Tukwila, 6200 Southcenter Blvd., Tukwila, WA 98188. a) The "C b)• The "Developer" is:fan affiliate of Bellwether Housing, a Washington nonprofit corporation, whoseprincipal office*located at;1651 Bellevue Avenue; Seattle, WA 98122. Bellwether is the sole member and manager of the Developer's general partner. Section 6. .Effective Period of this Development Agreement. The "Effective Period" for this Agreement shall be from the Effective Date and shall be valid until December 31, 2023. If Developer has'notsubmitted and the City has not accepted a complete building permit application, and Building permits have not been secured for the development by the end of the Effective Period, this Agreement shall be voided, and development may occur on the subject site pursuant to the then adopted development regulations. Section 7. Development Standards; Conditions. RCW 36.80B.180(3)(d) and TMC 18.86.030 authorize the establishment of design standards by a development agreement. TMC 18.86.030 explicitly allows for flexibility in development standards applicable to a property developed under a development agreement to achieve public benefits, respond to Page 4 of 16 CDN Committee DRAFT 11/20/17 92 0 0 changing community needs, or encourage modifications that provide the functional equivalent or adequately achieve the purposes of otherwise applicable City standards. Pursuant thereto and during the Effective Period, the provisions of this Section 7 set forth the development standards that differ from or supplement those standards set forth in the City's development regulations. Accordingly, the following development standards shall apply to and govern and vest the development, use, and mitigation of the Project in lieu of any conflicting or different standards or regulations elsewhere in the development regulations. a) Building Height: Increase the maximum buildm4height from HDR standards of 45 feet to 70 feet as measured from grade plane to be consistent with Building Code standards. b) Recreation Space standards: Reduce required Recreation Spacerstandard to 15% of residential area. c) Parking Supply Standard: 1:1 stalls per unit. d) Lot area per Unit: no minimum: density to be determined by the other standards, such as height, parking, landscaping, etc e) Maximum Building Length: no maximum to be determined during design review by Board of Architectural Review f) Development area, coverage: 75% g) Setbacks • Front: 6 feet' • • Side: 25 feet for 4th'floor and -higher In exchange for the modified development standards stated herein, the Developer shall provide the City a 20-foot easement along the west Property line for a future street. Before final approval'for any site construction for the Project, the Developer shall grant the easement to the City. Section 8. Major ;and Minor Amendments - Development Agreement All proposed amendments to the Agreement shall be considered in accordance with this Section. a) Process. The Mayor may approve Minor Amendments to the Agreement proposed by the City or Developer and mutually agreed to by the Parties. Such approval shall be in writing and the resulting amendment shall be incorporated into this Agreement as an amendment. The City Council may approve Major Amendments to the Agreement in accordance with the same process for approval of the Agreement. A Major Amendment to the Agreement Page 5 of 16 CDN Committee DRAFT 11/20/17 93 approved by the City Council and mutually agreed to by the Parties shall be incorporated into this Agreement as an amendment pursuant to Section 8 hereof. b) Minor Amendment Defined A proposed amendment to the Agreement shall be considered a minor amendment if the proposed amendment does not materially modify the size or scope of this Project as defined by the Agreement. c) Major Amendment Defined A proposed amendment to the Agreement shall be considered a Major Amendment if the proposed amendment does not constitute a Minor Amendment. d) Determination. An application for a Minor Amendment shall be made to the Mayor or his designee. The application shall describe the proposed Minor Amendment in sufficient detail such that the Mayor, or his designee, can determine whether the proposal qualifies as a Minor Amendment. If the application does not provide sufficient information, the Mayor, or his designee, may request additional information from the Developer or reject the application. Upon receipt of sufficient information to determine if the proposal set forth in the application constitutes a Minor Amendment, the Mayor, or his designee, shall determine if the proposal constitutes a Minor Amendment. If the Mayor, or his designee, determines that the proposed amendment is a Minor Amendment, the Amendment may be administratively approved by the Mayor, or his designee, by noting the changes in the Land Use File L17-0040. If the Mayor determines that the proposal constitutes a Major Amendment, the Developer shall submit the proposal in accordance with the same process for approval of an Agreement, may withdraw its proposed amendment, or modify and re -submit its proposed amendment. The determination of the Mayor shall be a final decision. Section 9. Further Discretionary Actions. The Developer acknowledges that the City's development regulations contemplates the exercise of further discretionary powers by the City. These powers include, but are not limited to, review of additional permit applications under SEPA and Design Review. Nothing in this Agreement shall be construed to limit the authority or the obligation of the City to hold legally required public hearings, or to limit the discretion of the City and any of its officers or officials in complying with or applying development regulations. Section 10. Fees. a) Land use fees adopted by the City by ordinance as of the Effective Date of this Agreement may be increased by the City from time to time, and are applicable to relevant permits and approvals for the Property. Page 6 of 16 CDN Committee DRAFT 11/20/17 94 0 0 b) Development and Impact fees are governed by the regulations and procedures set forth in the Buildings and Construction and the Vehicles and Traffic Chapters of the Tukwila Municipal Code (TMC 16.04, TMC 16.26, TMC 16.28 and TMC 9.48, as amended.) This Project is eligible to apply for affordable housing impact and development fee reductions through the procedures established in the TMC. Section 11. Assignment of Interests, Rights, and Obligations. This Agreement shall be recorded in the records of King County. The benefits, r. obligations and covenants contained in this Agreement shall attach to and run. with The land and be binding upon and shall inure to the benefit of the heirs, successors aril assigns of the, Developer and the City, subject to the following: a) No assignment or assumption in favor of a successor to Developer or a subsequent owner of the Property shall be effective until the City, by action of the, City Council, approves of the -successor, which such approval' shall not be unreasonably withheld provided the successor evidences the intent to undertake and complete the Project in the same or substantially similar form as?depictedon Exhibit Chereto: b) Any request for City app*atof an assignment or assumption shall be in writing. If the City wishes to disapprove ariy-proposed assignment,or assumption, the City shall set forth in writing and in reasonable detail the;grounds for such disapproval. If the City fails to disapprove any proposed assignment within' forty-five t45) calendar days after receipt of written request for such approval;. such assignment or assumption shall be deemed to be ,14 approved. The approval rights of the: City set forth:. in Sections 11(a) and (b) shall terminate upon issuance of a certificateof occupancy for the Project. Upon issuance of atbwllling,perrrai, for.•the Proj"ect, the benefits obligations, and covenants contained in the Agreement shall ,attach to and rurwith the kland and be -binding upon and shall inure to the benefit of the heirs, successorsand assigns of the Developer. This Agreement shall':apply to after -acquired title of any owner of the Property. Section 12. Termination. Nothing in this Agreement shall extend the expiration date of any permit or approval issued by the City for the Project. This Agreement shall expire and/or terminate as provid„'edbelow: a) This Agreement shall expire and be of no further force and effect if the Developer has not submitted and the City has not accepted a complete building permit application and a building permit has not been secured for the Project within the Effective Period of this Agreement. Upon termination of this Agreement, the City shall record a notice of such termination in a form satisfactory to the City Attorney that the Agreement has been terminated. Page 7 of 16 CDN Committee DRAFT 11/20/17 95 Section 13. Performance. A party not in default under this Agreement shall have all rights and remedies provided by law or equity, including without limitation damages, specific performance, or writs to compel performance, or require action consistent with this Agreement. Section 14. Governing Law and Venue. This Agreement shall be construed and enforced in accordance with the laws of the State of Washington. Venue for any action shall lie in King County Superior Court. Section 15. Attorneys' Fees. In the event of any litigation or dispute resolution process between the Parties regarding an alleged breach of this Agreement, the prevailing Party shall be entitled to any award of attorneys' fees and costs. Section 16. Notice of Default/Opportunity to Cure/Dispute Resolution. a) In the event a Party, acting in good faith, believes the other Party has violated the terms of this Agreement, the aggrieved Party shall give the alleged offending Party written notice of the alleged violation by sending a detailed written statement of the alleged breach. The alleged offending Party shall have thirty (30) days from receipt of written notice in which to cure the alleged breach unless the Parties agree, in writing, to additional time. This notice requirement is intended to facilitate a resolution by the Parties of any dispute prior to the initiation of litigation. Upon providing notice of an alleged breach, the Parties agree to meet and agree upon a process for attempting to resolve any dispute arising out of this Agreement. A lawsuit to enforce the terms of this Agreement shall not be filed until the latter of (a) the end of the cure period or (b) the conclusion of any dispute resolution process. b) After notice and expiration of the thirty (30) day period or other period as agreed to by the Parties, if such default has not been cured or is not being diligently cured in the manner set forth in the notice, the other party to this Agreement may, at its option, institute legal proceedings pursuant to this Agreement. In addition, the City may decide to file an action to enforce the City's Codes, and to obtain penalties and costs as provided in the Tukwila Municipal Code for violations of this Agreement and the Code. Section 17. No Third -Party Beneficiaries. This Agreement is for the benefit of the Parties hereto only and is not intended to benefit any other person or entity, and no person or entity not a signatory to this Agreement shall have any third -party beneficiary or other rights whatsoever under this Agreement. No other person or entity not a Party to this Agreement may enforce the terms and provisions of this Agreement. Section 18. Integration. This Agreement and its exhibits represent the entire agreement of the parties with respect to the subject matter hereof. There are no other agreements, oral or written, except as expressly set forth herein. Page 8 of 16 CDN Committee DRAFT 11/20/17 96 0 0 Section 19. Authority. The Parties each represent and warrant that they have full power and actual authority to enter this Agreement and to carry out all actions required of them by this Agreement. All persons are executing this Agreement in their representative capacities and represent and warrant that they have full power and authority to bind their organizations. Section 20. Effect of Agreement on Future Actions.,. Nothing in this Agreement shall prevent the City Council from making any amendment to its Comprehensive Plan, Zoning Code, Official Zoning Map, or development regulations affecting the Property. Section 21. Notices. All communications,notices, and demands of any kind that a Party under this Agreement requires or desires to give to any other, Party shall be in writing and either i.) delivered personally or ii.) dispatched by pre -paid first-class mail, certified, return receipt requested and addressed as follows: If to the City: City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Attention: Mayor's Office With a copy to: - City Attorney City of Tukwila Kenyon.Disend, PLLC 11 Front .StreetS.outh Issaquah, WA 98027.-3820'' If to the Developer: Bellwether Tukwila LLLP'' c/o Bellwether. Housing 1651 Bellevue: Avenue Seattle, WA 98122. Notice by hand shall be effective upon receipt. If deposited in the mail, notice shall be deemed delivered 48 hours after deposited. The parties hereto may, from time to time, advise the other of new addresses for such notices, demands or correspondence. Section 22. Excusable Delay Force Maieure. In addition to specific provisions of this Agreement and notwithstanding anything to the contrary in this Agreement, neither Party shall be in default in the performance, or the failure of performance, of its obligations under this Agreement, or in the delay of its performance, where such failure or delay is due to war, Page 9 of 16 CDN Committee DRAFT 11/20/17 97 insurrection, strikes, lock outs, or other labor disturbances, one or more acts of a public enemy, riot, sabotage, blockade, embargo, flood, earthquake, fire, quarantine, lack of transportation, court order delay, or failures of performance by any governmental authority or utility company, so long as the Party seeking the extension has adequately complied with the applicable processing requirements of such governmental authority or utility company. Lack of funds of Developer or inability to finance the construction of the development and Developer's inability to lease the development are not causes beyond the reasonable control or without the fault of Developer. The extension of time for any cause shall be from the time of the event that gave rise to such period of delay until the date that the cause for the extension no longer exists or is no longer applicable in each case as evidenced by a notice from the Party claiming the extension. An extension of time for the duration of such event will be deemed granted if notice by the Party claiming such extension is sent to the other as to any of the above causes other than Permit Delays within 10 days from the commencement of the cause and such extension of time is not rejected in writing by the other Party within 10 days of receipt of the notice. Such extension of time is referred to herein as Force Majeure. Section 23. Indemnification. Except as otherwise specifically provided elsewhere in this Agreement and any Exhibits hereto, each Party shall protect, defend, indemnify, and hold harmless the other Party and their officers, agents, and employees or any of them from and against all claims, actions, suits, liability, loss, costs, expenses, and damages of any nature whatsoever that are caused by or result from any negligent act or omission of the Party's own officers, agents, and employees in performing services pursuant to this Agreement. If any suit based upon such a claim, action, loss, or damage is brought against a Party, the Party whose negligent action or omissions gave rise to the claim, shall defend the other Party at the indemnifying Party's sole cost and expense. If final judgment be rendered against the other Party and its officers, agents, and employees, or jointly the Parties and their officers, agents, and employees, the Parties whose actions or omissions gave rise to the claim shall satisfy the same, if in the event of concurrent negligence each Party shall indemnify and hold the other Parties harmless only to the extent of that Party's negligence. The indemnification to the City hereunder shall be for the benefit of the City as an entity and not for members of the public. Section 24. Police Power. Nothing in this Agreement shall be construed to diminish, restrict, or limit the police powers of the City granted by the Washington State Constitution or by general law. Section 25. Interpretation/No Presumption Against Drafter. The Parties intend this Agreement to be interpreted to the full extent authorized by law as an exercise of the City's authority to enter into development agreements pursuant to RCW 36.70B.170, et seq. This Agreement has been reviewed and revised by legal counsel for both Parties and no presumption or rule that ambiguity shall be construed against the party drafting the document shall apply to the interpretation or enforcement of this Agreement. Page 10 of 16 CDN Committee DRAFT 11/20/17 98 Section 26. Headings. The headings in this Agreement are inserted for reference only and shall not be construed to expand, limit or otherwise modify the terms and conditions of this Agreement. Section 27. Time of the Essence. Time is of the essence of this Agreement and of every provision hereof. Unless otherwise set forth in this Agreement, the reference to "days" shall mean calendar days. If any time for action occurs on aw,eekend or legal holiday in the State of Washington, then the time shall be extended automatically to the next business day. Section 28. Legal Representation. In entering this Agreement, Developer represents that it has been advised to seek legal advice and counsel fromlits attorney concerning the legal consequences of this Agreement; that it has carefully readthe foregoing Agreement and knows the contents thereof, and signs 'the same of its own free act; and that it fully understands and voluntarily accepts the terms and conditions of this Agreement. Section 29. Entire Agreement. This Agreement represents the entire' -,agreement of the parties with respect to the subject matter hereof.. There are no other agreements, oral or written, except as expressly sett forth, herein and 'this Agreement supersedes all previous agreements oral or written. Signatures on Follovang Page Page 11 of 16 CDN Committee DRAFT 11/20/17 99 IN WITNESS WHEREOF, the parties hereto have caused this Development Agreement to be executed as of the dates set forth below: STATE OF WASHINGTON ),:. COUNTY OF On this appeared signed this iri trument on oath stated that he/she was authorized to execute the instrument, and acknowledged as the act of said party for the uses CITY OF TUKWILA By Allan Ekberg Mayor ATTESL7 By City Clerk, APPROVED AS TO"FORM: By,., ",,Attorney ay of , 2017, before me personally , and said person acknowledged that he/she of the City of Tukwila to be the free and voluntary an'd purposes mentioned in this instrument. Print name: NOTARY PUBLIC in and for the State of Washington Residing at Commission expires: Page 12 of 16 CDN Committee DRAFT 11/20/17 100 1 0 Developer: Bellwether Tukwila LLLP, a Washington limited liability limited partnership By: HRG Development LLC Its: General Partner By: Bellwether Housing Its: Sole Member and Manager Printed Name:.. Title: STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I certify that I know or have satisfactoryevidence that :' is the person who appeared before me and said person acknowledged that she signed this instrument, on oath stated that she was authorized to execute the instrument.. and. acknowledged it as the of Bellwether Housing, the sole, member and manager of HRG,Develop bent LLC, the general partner of Bellwether Tukwila LLLP,•to be the free and voluntary act such nonprofit corporation on behalf of • such company on behalf of "such partnership for the uses and purposes mentioned in the instrument. DATED: (Print Name) Residing at My appointment expires: Page 13 of 16 CDN Committee DRAFT 11/20/17 101 0 ROTE CORNER -X- 0A 68 xt-ppy5w4+l II [attached] Page 14 of 16 f N come Q6.s& E MER Exhibit A Map of the Property 37' PRIVATE RIGRESSIE1 f.$S EASEMr"14T Kt KO. y, 567 6'01F *Ow act ' 00° •nd5S .e LLC 1;E5:92 ...14,‘ WLf -FENCE MOSSES PROP. LPIE 'KO PARRPIG EdFH (F' OF One tPN fib" H.I :721 MESS OLV EOFQ / 0.7Kk1 OF ER CDN Committee DRAFT 11/20/17 102 0 0 Exhibit B Legal Description PARCEL A: LOT 7, BLOCK 2, THIRD ADDITION TO ADAMS HOME TRACTS, RECORED IN VOLUME 15 OF PLATS, PAGE 17, IN KING COUNTY, WASHINGTON. King County Assessor Tax parcels: 004300-0108 & 004300-0112 PARCEL B: THE WEST 63 FEET OF LOT 8, BLOCK 2, THIRD ADDITION 'O ADAMS HOME TRACTS, ACCORDING TO PLAT RECORDED IN VOLUME15`OF PLATS -PAGE 17, RECORDS OF KING COUNTY, WASHINGTON. King County Assessor Tax parcel: 004300-0116< Page 15 of 16 CDN Committee DRAFT 11/20/17 103 Exhibit C Conceptual Site Plan NOTE — MUST MEET RECORDING LEGIBILITY STANDARDS] Yam. xs C 1 / , 5L 1 p` t t •-sh r� �_......�._ I -- / S. 152nd Stre'et D. a;/tteG.SOe Anx =NO `.mproverneents - 9i =a) -- —, 133,41 'J — f' 440 lave setba 2 , Duffel 3 rasa irorrt�e_ '' b .d y 15'" +eve ore ;etbccK L anascace be,f`•er Page 16 of 16 Q-0" fveltwo seitoCR _—J Proposed 112unt 6-Story Aporment 186.8 du/a; 1 t r octve yard ;o yJ;03 0--- N8813'46'01 195.921 16� - / :eves 1 gorggentry s 7 8 2 - ' 13‘ 1a 15 6 17 O r. A/1P f� Level \ygarage errr 20 21 22 -a t r (di 1 generator 1 . t i t '( _+i. -__l -- „� ta c 't 310'-0' ,- l 0'-0' ;eve one setcact & ar=cape t CDN Committee DRAFT 11/20/17 104 Issue Zoning: HDR Required Ask Comments Height 45 feet 70 feet TUC allows additional height when: • 20% of the residential units are affordable (rental - 50% AMI adjusted for family size & 80% AMI for owner occupied adjusted for family size) 100% of Bellwether's project will be affordable up to 60% of AMI Tukwila Village Buildings A and D will be this tall. TIBD Code Update: Consideration is being given to heights above3 4 stories within a specific walking distance of the transit center if additional public benefit is achieved such as right or way or open space is dedicated and with specific requirements if adjacent to LDR. Parking 224 (2 per unit for up to three bedroom units) oSPal-AL i otib f 5 /h✓, u)//a % tpej,, ,err\ «G�' 120 (1:1 per unit) The Request provides slightly more than Right Size Parking calculator suggested minimum of .99. http://www.rightsizeparking.org/ Tukwila's Urban Renewal Overlay (URO) requires 75% of stalls be in a structure and would require 145 stalls and a car sharing stall In Tukwila's TUC zone, 120 stalls would be required (3 bedroom units have a 1.5 requirement) TIBD Code Update: Consideration is being given to allowing a lower parking supply standard when within % mile walking distance of the transit center. Other requirements may also be imposed such as car sharing and structured location. Bellwether has proposed to develop a Parking Management Plan agreements for their residents. Recreation Space 44,800 sq. ft. (400 sq. ft. per unit) 7,396 (15 % net residential area) The Tukwila standard for the Southcenter is 10% of residential area. The PROS Plan contains a recommendation that a small parklet or seating area along a public street frontage be created. (PROS page 4-3) The Parks Impact Fee list however, CDN Committee Memo 11/20/17 Attachment C does not contain a project for this area. The current Parks Impact fee, which is expected to increase, would be $156,576 for this project. TIBD Code Update: In conjunction with plans to create a TOD in this area, greater open space, public rights of way, and a neighborhood park is being considered. Both private redevelopment options as well as public capital investments would be proposed. Unit density 28 units max (2,000 sq. ft. per unit) No maximum Like the URO and TUC, density is determined by other site standards, such as parking, setbacks and height. Front Yard setback 15 (first floor) 20 feet (second floor) 30 feet (third floor) 45 feet (4th floor) 6 feet The request is the same as the URO standards; in addition, there would be 5-6 feet of landscaping and a 5-6 foot sidewalk in the S. 152 right of way. TIB Code Update: updated standards for street improvements are being considered that would allow on -street parking on both sides of a 28-foot-wide travel lane which leaves 11 feet for sidewalk and planting/drainage improvements. The applicant would make frontage improvements that would include sidewalk and street landscaping. Side setback 30 feet (4th floor and higher) 25 feet HDR side yard standards:10 feet (1st floor) 20 feet (2"d and 3rd floor) The URO standard for side yard when within adjacent to HDR and MDR is 20 feet. Maximum building length (18.50.083) 50 feet or 200 feet with four foot modulation every 50 feet or 2 units whichever is less. No maximum This standard sets a minimum for articulation and building mass. The BAR can use its criteria and guidelines to also review and decide these design aspects of a future building. Development Area 50% 75% Development area means the impervious surface area plus 75% of any area of pervious hard surface. Tukwila exempts all TUC development and senior housing from this standard, townhouses have a 75% standard: CDN Committee Memo 11/20/17 Attachment C J Bellwether Affordable Apartments 112 Unit Apartment Building Project Description The proposed Transit Oriented Development project is located within close proximity walking distance to the Tukwila International Boulevard Transit Center, providing access to both light roil and bus services. The proposed includes 112 units of affordable apartments for a variety of income levels. The building is comprised of five levels of type VA construction over one level & basement of type IA construction (podium building). Parking is provided at a ratio of 1:1 for residence plus additional guest parking (120 stalls provided) in levels 1 & basement (P1) as well as on surface. Residential amenity areas are distributed throughout the project including level one entry lobby / lounge, level 2 community room and courtyards and level 5 sunroom and terrace. Care has been taken to site the proposed apartment building to provide adequate setbacks to adjacent low-rise uses. Additional upper level setbacks have been provided to reduce the overall massing and to provide south facing open space and view opportunities for residents. An exceptional view of the transit center will be provided, strengthening the project's connection to Transit opportunities. A variety of ground level amenity / open space areas are provided to accommodate active kid's play areas and more passive walking and gathering areas. A large front yard setback will provide opportunity for public plaza open space along the improved S. 152nd street frontage. Bellwether Affordable Apartments Vicinity Map Tukwila, Washington JOHNSON BRAUND ,„c. Barka 200 Project Information Site Addresses: 3481 S 152nd Street - KC Parcel #0043000108 3601 S 152nd Street - KC Parcel #0043000112 3703-3707 S 152nd Street - KC Parcel #0043000116 Legal Description: Parcel A: Lot 7, Block 2, Third addition to Adams Home Tracts, recorded in volume 15 of plats, page 17. in King County, Washington. Parcel B: The west 63 feet Lot 8, Block 2, Third addition to Adams Home Tracts, recorded in volume 15 of plats, page 17, records of King County, Washington. Tukwila, Washington Sheet Index: PO Coversheet PI Site Photos P2 Site Survey & Proposed Site Plan P3 Schematic Floor Plans: P1 & 1 P4 Schematic Floor Plans 2 « 3/4 % P5 Schematic Floor Plans 5 & 6 P6 Schematic Floor Plans Roof & Detail P7 Schematic Elevations P8 Schematic Elevations P9 Schematic Sections P10 Schematic 3d Views P11 Street Frontage P12 Street Frontage Examples Development Agreement 11-17-2017 PO 108 S. 152nd Street - Adjacent West Apartments West Edge Potential Mount Rainier and Tukwila Transit Center - view opportunities to south SW Edge - Adjacent apt. parking Tukwila International Boulevard Transit Center - physical and visual connections Bellwether Affordable Apartments Tukwila, Washington JOHNSON BRAUND H. Mono 208.7612.11.100 South Edge - Adjacent apt. parking II S. 152nd Street - Adjacent East Apartments South Easement South Edge Photo Site Photos P i Development Agreement 11-17-2017 110 �'N0 PARKING ON WALKWAY • 152nd S,tre FENCE CORNER }Y' 0.2' S & 0.7 E OF CORNER rn ,N A0pj0478E R N 50L10A�0N N 023 000a LO91p20190 2010 19 75 GRAVEL S.N4 v J � •N ' �1 PARCEL A \ / 1 30' PRIVATE INGRESS/EGRESS EASEMENT REC. NO. 5092557 CE CORNER as' S & 0.9'E OF CORNER e'CLF W/8W 'N881 46'W 185.921 710^ 00 1,0 }0 025� .c i LG 37051 ti Bellwether Affordable Apartments CE CROSSES PROP. LINE ..r 17 _,n0 CE CORNER 0.1' N &0.8'E OF CORNER FENCE CORNER 0.9 E OF CE CORNER 0.7 N & 1.3'E OF CORNER Site Statistics 3481 5 152nd Street - KC Parcel #0043000108 3601 S 152nd Street - KC Parcel #0043000112 C - 3703-07 S 152nd Street - KC Parcel #0043000116� Site area: 56,314 sf (1.29 acres) Zoning: HDR w/ Development / I Agreement to apply URO Urban Renewal Overlay standards See sheet PO for Legal Description Existing Site Survey Existing buildings to be demolished, typical �_ \ S. 152nd Strl et —� — —Curb, gufteLsidewalk Oman improvements — 251-0" g7'-5 -- Proposed Site Plan / '- \ '.';J \/ / a\S l\ T� RAJ 1 Existing trees to be removed, typical Tukwila, Washington Existing trees to remain 0 I0 20 40 � r— scale: 1"= 40'-0" 11> JOHNSONBRAUND,NO Surve / Schematic Site Plan 4.300 56•10• WA MU Phew.. MUM Gaza fron�e_ _ J 12 courtyard • I � Proposed 112 unit I 6-Story Apartment (86.8 du/a) �i 3T0� L2 courtyard Iplayl N / Y II� 185.98 &2 3 4 5 l _ 1 / �3s6 -s _V 1 > *- io / levielback one& / s99Idndscape ( buffer A- 11L-6"� ,16'-0' j 26./0" Level l gargg `!(entry 1 �. 6 / 7 8 9 13 �19 Level P\garage entry I i active yard (play) 2460 s9 - 32a— ItJ8873'46•W 185.92 20 21 22 generator 0 i I - o` `7 o o __ \15' 10'_0" level one'r level two setback & setback landscape buffer 8 u 5 ''level one setback & g landscape buffer Development Agreement 11-17-2017 P2 P 112 in 1 97'-0" detention hot water services elec. 2 3 4 c 10 c 9 8 7 6 5 I c 12 c 13 14 15 16 bike parking c 21 c 22. c 23 c 24 c 25 0 c c 20 19 26 27 c 18 28 c 170 u 29 30 31 48 47 46 45 44 43 42 41 40 39 38 37 32u 36 35 33 34 w Bellwether Affordable Apartments 0 0 Level P1 Floor Plan Level P1 garage entry Tukwila, Washington 19,214 sf parking garage (48) stalls Level 1 Floor Plan 24,884 sf Lobby/ Amenity Area 945 sf Parking garage 18,932 (50) stalls Unit Mix: (04) 1-bed units (02) live/work Surface Parking (22) stalls Nair 0 8 16 32 scale: 1 /37' = 1'4 JOHNSON BRAUND En — _plw.afrontag live /work /ve/work r_I or. 726 sf More cote 918 sf 8 c. 9 c 10 11 12 13 c 14 r._ 115 16 s--- 17 18 19 22T 23 24 FF 332.5 lobby lounge 945 sf labbv FF 334.5 trash 00 efface L 792 sf loosing Level 1 garage entry 19 (move it Level P1 garage entry Schematic Floor Plans p3 Development Agreement 11-17-2017 114 S. 152nd Street terrace courtyard (gather) 1938 sf amenity 1058 sf jr courtyard (play) 2108 sf 2 stai rsmf'� �;J 1 ele RJ rj1 �rc1 rLJF �rJ 101'-0" Level 2 Floor Plan (V N 8 Bellwether Affordable Apartments 19,135 sf 6,269 sf courtyard & terrace 1,316 sf amenity Unit Mix: (05) Studio units (04) JR 1-bed units (03) 1-bed units (07) 2-bed units (03) 3-bed units (22) units Levels 3-4 Floor Plan n• stair o • J "U. l�11�1 'Amok M•=•\ Mom•\ M ele . Ii A �h L� �n r•2 1 - • i laundry. 1.. NiF 1 elec. •I sl f� 3 19,135 sf Unit Mix: (05) Studio units (04) JR 1-bed units (03) 1-bed units (07) 2-bed units (04) 3-bed units (23) units 0 8 16 32 scale: 1/37' = 1'0" - - _ 4> JOHNSON BRAUND ,.a. Tukwila, Washington ISM NM Scoin Skfts 9_tlM. WA001pa 1I1J ar. H..,„,.._.J,• ,.,.... a i VT L eI •'g jr ele ii• 2 e I 2 2 �L ii• 11 111 1 98'-1" L I I I I I I I I - - Schematic Floor Plans Development Agreement 11-17-2017 P4 116 Level 5 Floor Plan 17,069 sf 677 sf amenity 2,065 sf terrace Unit Mix: (05) Studio units (04) JR 1-bed units (02) 1-bed units (07) 2-bed units (02) 3-bed units (20) units L- - - — — — — — — — - - J Bellwether Affordable Apartments Tukwila, Washington Level 6 Floor Plan stair elev. inr 1 r s J l; • laundry auu� Y --TtErl.B�r� Il %l 3 1111 fi jr 16,590 sf Unit Mix: (05) Studio units (04) JR 1-bed units (02) 1-bed units (06) 2-bed units (03) 3-bed units (20) units 0 8 16 32 scale: I /37= I'-0' vb JOHNSON BRAUND .c. SWIM, 6111511 • H jr jr BIB 2 2 stair 98'-1" N L - - T — — Schematic Floor Plans Development Agreement 11-17-2017 P5 118 ri Eaccroofess elevator overrun 'iv tr. elevator overrun ft. feature roof element, typ. — parapet, typical Bellwether Affordable Apartments /411 Roof Plan unoccupied roof 0 8 16 32 scale: I /32" = 1'-0" Tukwila, Washington stair JOHNSON BRAUND ,„c. sWWAve. Seta laundry Enlarged Plan Detail (partial plan) scale: 1/16" = 1,0" 0 4 8 16 Unit Details: (25) Studio 423 sf (37) One Bedroom / JR 1 bed 525 sf (34) Two Bedroom 800 sf (16) Three bedroom 1049 sf (112) Total Units Schematic Floor Plans Development Agreement 11-17-2017 P6 120 in 10 MAX. ZONING HEIGHT m Bellwether Affordable Apartments �JJ 1 t i LLLLIII�J..f 1 I-- 4 T f . — f i1til:� t ROOF -61' - 2 5/8" PLATE HEIGHT 58' - 6 3/8" LEVEL 6 50' - 5 1/4" LEVEL 5 41' - 3 1/2" ti A. LEVEL 4 ` 32' - 1 3/4" 1 LE23'VEL -03 " Air LEVEL 2 13 0 -- _LEVE_ t_ 0" 329' - 0"� GRADE PLANE Tukwila, Washington NORTH ELEV. 3/64" = 1'-0" JOHNSON BRAUND EAST ELEV. 3/64" = 1'-0" ROOF 61'- 2 5/8" PLATE HEIGHT 58' - 6 3/8" / LEVEL 6 AL 50' - 51 /4" LEVEL 5 41'- 3 1/2" LEVEL 4 At 32'- 1 3/4" LEVEL 3 ilir L 13LEVE'-0 11 PARKING 2`- 0" .t _tEVtL i 0` P1 8 _ -I ' 11, Schematic Elevations P Development Agreement 11-17-2017 122 WEST ELEV. 1/32"= 1'-0" r (--; NORTH COURTYARD LOOKING NORTH ROOF. 1 61'-25/8" PLATE HEIGHT. 58' - 6 3/8" LEVEL 6 50' - 5 1/4" LEVEL 5 41'-31/2" \ LEVEL 4 32' - 1 3/4" AIV LEVEL 3 (co 23' - 0" LEVEL 2 13'-0" PARKING A 2'-0" LEVEL 1 P10 -8- - " 0 [IEli) tiro rrr-. AAA _ROOF, 61' - 2 5/8" \ -r ---1: LATE HEIGHT -Im 58'-63/8" LEVEL 6 t_ 9 50'-51/4" �j LEVEL 5 j0" __� I -i 41'-31/2" ll LEVEL 4 CO Q --I- -1 r i 32' - 1 3/4" t_ i _ LEVEL 3 Q CO _�Tr ' -� 23'-0,. LEVEL 2 13'-0" � a '7 ' L1 PARKING ®1 2'-0 `, 2- SOUTH ELEV. ^T 1/32" = 1'-0" SOUTH COURTYARD LOOKING NORTH 1/32" = 1'-0" 1/32" = 1'-0" / -- NORTH COURTYARD LOOKING SOUTH 1/32" = 1'-0" w Bellwether Affordable Apartments Tukwila, Washington VY JOHNSON BRAUND SOUTH COURTYARD LOOKING SOUTH 1/32" = 1'-0" O O Schematic Elevations p Q Development Agreement 11-17-2017 ( U 124 PPS IN NN ,,11311■� ' UNIT tUNIT UNIT UNIT UNIT UNIT C=1=11 COURTYARD UNIT ■ UNIT UNIT UNIT UNIT UNIT �. UNIT UNIT UNIT UNIT EMI UNIT COURTYARD UNIT UNIT 1 UNIT UNIT UNIT UNIT ROOF 61'-25/8" PLATE HEIGHT 58' - 6 3/8" LEVEL 6 :a 50' - 5 1/4" LEVEL 5 41' - 3 1 /2" LEVEL 4 32' -1 3/4 LEVEL 3 23'-0" LEVEL 2 13'-0" L1 PARKING ROOF 61'-25/8" ' 0 I-i—LEVEL 111 JL-1-111 1IFilF,11I U Ul �I_1-111,n,111, ,IW!„_ NORTH -SOUTH 1/32" = 1'-0" Illini== '"0. PLATE HEIGHT k ' UNIT 0 CORRIDOR '■ 58EVEL6 ,k ' UNIT , CORRIDOR '■ 50 LEVEL 5 ,k ' UNIT , CORRIDOR ' 4 LEVEL 4 ,k ' UNIT CORRIDOR '■ 32'-13/4" I LEVEL 3 ' UNIT CORRIDOR '� LEVEL 2 ,\ PARKING L1 . 13'-0" L1 PARKING II -111 III 11e111-III-III-111 111-III=IIIIII=III-111III-111 2,-0" , LEVtL1 I\ P1 -8'-0" 0"- P1 -8' - 0" COURTYARD UNIT Io UNIT I UNIT UNIT 111 0 UNIT UNIT 0 UNIT I UNIT UNIT ) UNIT PARKING L1 0 ® WI 1 ROOF 61' - 2 5/8" PLATE HEIGHT 58'-63/8" LEVEL 6 50' - 5 1/4" LEVEL 5 41'-31/2 LEVEL 4 32' - 1 3/4" LEVEL 3 23' - 0" LEVEL 2 13'-0" L1 PARKING I PARKING P1 I �-III—�� 2'-0" LEVEL 1 0" %3 EAST -WEST / EAST -WEST Cad COURTYARD 1/32" = 1'-0" Bellwether Affordable Apartments Tukwila, Washington 4D JOHNSON BRAUND,,C. 1/32" = 1'-0" P1 6 Schematic Sections P 9 Development Agreement 11-17-2017 44. % 126 NE Corner - Lobby & Entry tt ors ... riuu 1 m IN 1nr i 0;i71--TrT - I `''_' uumn L"JJ1,..-w-ui SE Corner - Units. Garaae Parkina & Terraces Bellwether Affordable Apartments Tukwila, Washington • JOHNSON BRAUND-. �3". NW Corner - Entry & Street Frontaae m men C. ter. ......nw�... _0 oTt %a. SW Corner - Units. Garaae Parkina & Terraces Schematic 3d Views Development Agreement 11-17-2017 t� 10 128 BOARD FORMED CONCRETE BOARD FORMED CONCRETE co Bellwether Affordable Apartments BOARD FORMED CONCRETE - EXAMPLE RENDERING FROM EAST T Tukwila, Washington IIII�7 01111mmmom NMI=end MINIM MN MIME Ell MEM BOARD FORMED CONCRETE - EXAMPLE SWATCH 11.11111 III 11.1 JOHNSON BRAUND,• O ACROSS THE STREET BOARD FORMED CONCRETE BOARD FORMED CONCRETE O FROM WEST Street Frontage 1 1 Development Agreement 11-17-2017 sM 130 • Stone Way Apartments Stone Way Apartments Bellwether Affordable Apartments Tukwila, Washington 4Y JOHNSON BRAUND,, Rose Street Apartments Claremont Place Apartments Street Frontage Examples Development Agreement 1 1-17-2017 I� 12 0 Cagy log Tukwila Department of Community Development - Jack Pace, Director Affidavit of Distribution Allan Ekberg, Mayor Project Name: Bellewether Development Agreement Project Number: L17-0040 Associated File Number (s): Date Mailed: 11/27/17 Mailing requested by: Moir dshaw Mailer's signature: ❑ Board of Adjustment Agenda Packet El Notice of Application for ❑ Board of Appeals Agenda Packet Shoreline Mgmt Permit ❑ Determination of Non -Significance ❑ Notice of Decision ❑ Determination of Significance & Scoping Notice O Mitigated Determination of Non - Significance ❑ Notice of Action El Notice of Application Parties of Record: SEE ATTACHED LISTS Z Notice of Public Hearing ❑X Notice of Public Meeting 0 Official Notice ❑ Other: O Shoreline Mgmt Permit ❑ Short Subdivision Agenda City of Tukwila Notice of Open House and Public Hearing Bellwether Development Agreement for property located at 3481, 3707, 3705, & 3703 S. 152 Street File# L17-0040 Applicant: Bellwether Housing Property Owner: Tukwila Vespers LLC Project Description: Request to provide 112 affordable housing units and to modify existing zoning standards for height, parking, recreation space, density, building modulation, development coverage, and setbacks. Open House: Questions about what this means and about the project? Attend an open house & meet the applicant. Tuesday, December 5, 2017 5:00-7:00 p.m. Rainier Conference Room; 6300 Building (next to City Hall) 6300 Southcenter Boulevard; Tukwila, WA 98188 Public Hearing: City Council Meeting Monday, December 11, 2017 7:00 p.m. City Council Chambers, City Hall 6200 Southcenter Blvd; Tukwila, WA 98188 You are encouraged to speak at the hearing or send your comments to or ask questions of Moira Bradshaw—Moira.Bradshaw@TukwilaWA.gov or (206) 431-3651. Your comments must be delivered to Dept. of Community Development (DCD,) 6300 Southcenter Blvd, Suite 100, Tukwila WA 98188. Comments must be received by 5:00p.m. on December 11, 2017. You may view the application by visiting the DCD offices Monday through Friday, 8:00am to 5:00pm, 6300 Southcenter Blvd, Suite 100, Tukwila WA 98188. City of Tukwila Notice of Open House and Public Hearing Bellwether Development Agreement for property located at 3481, 3707, 3705, & 3703 S. 152 Street File# L17-0040 Applicant: Bellwether Housing Property Owner: Tukwila Vespers LLC Project Description: Request to provide 112 affordable housing units and to modify existing zoning standards for height, parking, recreation space, density, building modulation, development coverage, and setbacks. 111 -OM �:;a galr RaibowTile S 152nd St. Open House: Questions about what this means and about the project? Attend an open house & meet the applicant. Tuesday, December 5, 2017 5:00-7:00 p.m. Rainier Conference Room; 6300 Building (next to City Hall) 6300 Southcenter Boulevard; Tukwila, WA 98188 Public Hearing: City Council Meeting Monday, December 11, 2017 7:00 p.m. City Council Chambers, City Hall 6200 Southcenter Blvd; Tukwila, WA 98188 You are encouraged to speak at the hearing or send your comments to or ask questions of Moira Bradshaw—Moira.Bradshaw@TukwilaWA.gov or (206) 431-3651. Your comments must be delivered to Dept. of Community Development (DCD,) 6300 Southcenter Blvd, Suite 100, Tukwila WA 98188. Comments must be received by 5:00p.m. on December 11, 2017. You may view the application by visiting the DCD offices Monday through Friday, 8:00am to 5:00pm, 6300 Southcenter Blvd, Suite 100, Tukwila WA 98188. 41000493 SEATAC TT LLC 41000493 Occupant 41000494 HAWLEY ENTERPRISES INC 41000494 Occupant 41000494 Occupant 41000495 KEY BANK OF WASHINGTON 41000495 Occupant 41000513 KANG YONGSIN 41000513 Occupant 41000513 Occupant 41000513 Occupant 41000513 Occupant 41000516 KANG HEE YEOL & SEE JEE 41000516 Occupant 41000516 Occupant 41000516 Occupant 41000516 Occupant 41000520 WENDCO NW LTD PRTNRSHP 41000520 Occupant 41000525 MCNAMARA FLORINE 41000525 Occupant 41000534 WONG STEPHEN 41000534 Occupant 41000534 Occupant 41000534 Occupant 41000534 Occupant 41000535 HEADLEE MICHAEL+DELORIS 41000535 Occupant 41000535 Occupant 41000535 Occupant 41000535 Occupant 41000536 BUSKIRK JOHN VAN 41000536 Occupant 41000536 Occupant 41000536 Occupant 41000536 Occupant 41000536 Occupant 41000536 Occupant 41000537 DOFREDO NESTOR VILLANUEVA 41000537 Occupant 41000537 Occupant 41000537 Occupant 41000537 Occupant 41000537 Occupant 41000540 HABTU BAINOSAY T+MIHRET T D 41000540 Occupant 41000540 Occupant 41000540 Occupant 41000540 Occupant 41000545 AIRHART WONEATA R 41000545 Occupant 41000545 Occupant C/O FIRST AMER TAX VALUATN ATTN TAX DEPT 3300 MAPLE VALLEY HWY 15037 TUKWIIA INTL BLVD PO BOX 1002 15035 TUKWILA INTL BLVD 15045 TUKWILA INTL BLVD PO BOX 560807 3434 S 152ND ST 1550 ALKI AVE SW APT 500 15025 TUKWILA INTL BLVD A 15025 TUKWILA INTL BLVD B 15025 TUKWILA INTL BLVD C 15029 TUKWILA INTL BLVD 200 1550 ALKI AVE SW #500 15011 TUKWILA INTL BLVD 15013 TUKWILA INTL BLVD 15015 TUKWILA INTL BLVD 15019 TUKWILA INTL BLVD PO BOX 256 15010TUKWILA INTERNATIONAL BLVD 5245 BELL CT 15036 TUKWILA INTL BLVD PO BOX 21686 3719 S 150TH ST 1 3719 S 150TH ST 2 3719 S 150TH ST 3 3719 S 150TH ST 4 23808 90TH PL W 3717 S 150TH ST A 3717 S 150TH ST B 3717 S 150TH ST C 3717 S 150TH ST D 18704 SE 44TH PL 3701 S 150TH ST 1 3701 S 150TH ST 2 3703 S 150TH ST 1 3703 51.50TH ST 2 3703 S 150TH ST 3 3703 S 150TH ST 4 1531 15TH AVE S 3707 S 150TH ST 3707 S 150TH ST A 3707 S 150TH ST B 3707 S 150TH ST C 3707 S 150TH ST D 1719 NE 150TH ST 3723 S 150TH ST A 3723 S 150TH ST B 3723 S 150TH ST C 3723 S 150TH ST D 3101 WESTERN AVE #330 3727 S 150TH ST A 3727 S 150TH ST B RENTON WA TUKWILA WA ENUMCLAW WA TUKWILA WA TUKWILA WA DALLAS TX TUKWILA WA SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA DUBLIN OH TUKWILA WA CHINO CA TUKWILA WA SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA EDMONDS WA TI-J K W I I_A WA TUKWILA WA TUKWILA WA TUKWILA WA ISSAQUAH WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA TIIKWIIA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SHORELINE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA TUKWILA WA 98058 KCA Table 98188 TukwilaAdddressPoints 98022 KCA Table 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 75356 KCA Table 98188 TukwilaAdddressPoints 98116 KCA Table 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98116 KCA Table 98168 TukwilaAdddressPoints 98168 TukwilaAdddressPoints 98168 TukwilaAdddressPoints 98168 TukwilaAdddressPoints 43017 KCA Table 98188 KC-AdddressPoints 91710 KCA Table 98188 TukwilaAdddressPoints 98111 KCA Table 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98026 KCA Table 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98027 KCA Table 98168 TukwilaAdddressPoints 98168 TukwilaAdddressPoints 98168 TukwilaAdddressPoints 98168 TukwilaAdddressPoints 98168 TukwilaAdddressPoints 98168 TukwilaAdddressPoints 98144 KCA Table sQ5199 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98155 KCA Table 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98121 KCA Table 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints ADDR-01650 ADDR-01647 ADDR-01651 ADDR-01495 ADDR-01640 ADDR-01641 ADDR-01642 ADDR-01644 ADDR-01633 ADDR-01635 ADDR-01636 ADDR-01637 ADDR-01649 ADDR-01427 ADDR-01428 ADDR-01429 ADDR-01430 ADDR-01422 ADDR-01423 ADDR-01424 ADDR-01425 ADDR-06873 ADDR-06874 ADDR-06878 ADDR-06879 ADDR-06880 ADDR-06881 ADDR-06883 ADDR-06885 ADDR-06886 ADDR-06887 ADDR-06888 ADDR-01434 ADDR-01435 ADDR-01436 ADDR-01437 ADDR-01440 ADDR-01441 41000545 Occupant 41000545 Occupant 41000545 Occupant 41000545 Occupant 41000547 MUSTEA ADRIAN 41000551 VO VONG 41000553 RAMSEY CYNTHIA & SEAN 41000630 CERVANTES ELIAZAR ANGULO 41000631 LU ZHUFENG 41000632 CHOIX LLC 41000632 Occupant 41000640 PUKI DAVID 1 41000642 RATOV SERGE 41000642 Occupant 41000642 Occupant 41000643 BRIGGS SONDRA 41000650 MEDRANO JOHN THOMAS D 41000652 FLORES EULOJIO+JOMARIE 41000652 Occupant 41000655 TUKWILA MHP LLC 41000655 Occupant 41000660 Occupant 41000660 Occupant 41000660 41000660 41000660 41000660 41000660 41000660 41000660 41000660 41000660 Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 3727 S 150TH ST C TUKWILA WA 3727 S 150TH ST D TUKWILA WA 3727 S 150TH ST E TUKWILA WA 3727 S 150TH ST F TUKWILA WA 6957 134TH CT SE #B NEWCASTLE WA 3765 S 150TH ST TUKWILA WA 4003 S 150TH ST TUKWILA WA 40045 152ND ST TUKWILA WA 4008 S 152ND ST SEATAC WA 19421 141ST AVE SE RENTON WA 4002 S 152ND ST TUKWILA WA 3748 S 152ND ST TUKWILA WA PO BOX 69212 SEATTLE WA 3742 S 152ND ST UNIT 1 TUKWILA WA 3742 S 152ND ST UNIT 2 TUKWILA WA 3740 5 152ND ST SEATTLE WA 3730 S 152ND ST TUKWILA WA 3731 S 152ND ST TUKWILA WA 3732 S 152ND ST TUKWILA WA 31 AIRPORT BLVD STE #G SOUTH SAN FRANCISCO CA 3714 S 152ND ST 24 TUKWILA WA 3714 S 152ND ST 01 TUKWILA WA 3714 S 152ND ST 10 TUKWILA WA 3714 S 152ND ST 11 TUKWILA WA 3714 S 152ND ST 12 TUKWILA WA 3714 5 152ND ST 14 TUKWILA WA 3714 S 152ND ST 15 TUKWILA WA 3714 S 152ND ST 16 TUKWILA WA 3714 S 152ND ST 17 TUKWILA WA 3714 S 152ND ST 18 TUKWILA WA 3714 S 152ND ST 19 TUKWILA WA 3714 S 152ND ST 02 TUKWILA WA 3714 S 152ND ST 20 TUKWILA WA 3714 S 152ND ST 21 TUKWILA WA 3714 S 152ND ST 22 TUKWILA WA 3714 S 152ND ST 23 TUKWILA WA 3714 S 152ND ST 73B TUKWILA. WA 3714 5 152ND ST 25 TUKWILA WA 3714 S 152ND ST 26 TUKWILA WA 3714 S 152ND ST 27 TUKWILA WA 3714 S 152ND ST 28 TUKWILA WA 3714 S 152ND ST 29 TUKWILA WA 3714 S 152ND ST 03 TUKWILA WA 3714 S 152ND ST 30 TUKWILA WA 3714 S 152ND ST 31 TUKWILA WA 3714 S 152ND ST 32 TUKWILA WA 3714 S 152ND ST 33 TUKWILA WA 3714 S 152ND ST 34 TUKWILA WA 3714 S 152ND ST 36 TUKWILA WA 3714 S 152ND ST 37 TUKWILA WA 3714 S 152ND ST 38 TUKWILA WA 3714 S 152ND ST 39 TUKWILA WA 3714 S 152ND ST 04 TUKWILA WA 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98059 KCA Table 98188 KCA Table 98188 KCA Table 98188 KCA Table 98188 KCA Table 98058 KCA Table 98188 TukwilaAdddressPoints 98188 KCA Table 98168 KCA Table 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 KCA Table 98188 KCA Table 98168 KCA Table 98188 KC-AdddressPoints 94080 KCA Table 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints ADDR-01442 ADDR-01443 ADDR-01444 ADDR-01445 ADDR-12822 ADDR-01544 ADDR-01545 ADDR-01515 ADDR-01499 ADDR-01500 ADDR-01501 ADDR-01502 ADDR-01503 ADDR-01504 ADDR-01505 ADDR-01506 ADDR-01507 ADDR-01508 ADDR-01509 ADDR-01510 ADDR-01511 ADDR-01512 ADDR-01513 ADDR-01514 ADDR-01516 ADDR-01517 ADDR-01518 ADDR-01519 ADDR-01520 ADDR-01521 ADDR-01522 ADDR-01523 ADDR-01524 ADDR-01525 ADDR-01526 ADDR-01527 ADDR-01528 ADDR-01529 ADDR-01530 ADDR-01531 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000660 Occupant 41000670 ROYAL RSP LLC 41000680 ROYAL RSP LLC 41000680 Occupant 41000680 Occupant 43000015 CITY OF SEATAC 43000015 Occupant 43000015 Occupant 43000015 Occupant 43000015 Occupant 43000015 Occupant 43000070 HARBOR OLYMPIC LAND LLC 43000070 Occupant 43000075 CPSRTA (SOUND TRANSIT) 43000090 COMISKEY ROBERT 43000090 Occupant 43000093 MP TRIANGLE LLC 43000093 Occupant 43000095 KACZMARSKI VERNON H 43000100 MP TRIANGLE LLC 43000105 NEW HORIZONS GRP II LLC C/O 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant C/O MCDONALD'S ATTN KEN OLSON CONTROLLER ATTN KEN OLSON CONTROLLER 3714 S 152ND ST 41 3714 S 152ND ST 05 3714 S 152ND ST 06 3714 S 152ND ST 07 3714 S 152ND ST 08 3714 S 152ND ST 09 3480 S 152ND ST 2945 S 296TH PL 15058 TUKWILA INTL BLVD 15060 TUKWILA INTL BLVD 4800 S 188TH ST 15245 INTERNATIONAL BLVD 15241 INTERNATIONAL BLVD 15221 INTERNATIONAL BLVD 15233 INTERNATIONAL BLVD 15247 INTERNATIONAL BLVD 1440 PUYALLUP AVE 15252 TUKWILA INTL BLVD 401 S JACKSON ST 18161 NORMANDY TERRACE SW 15210 INTERNATIONAL BLVD 16826 INTERNATIONAL BLVD 15211 INTERNATIONAL BLVD 3459 5 152ND ST 16826 INTERNATIONAL BLVD 21312 212TH AVE SE 3469 S 152ND ST 210 3469 S 152ND ST 211 3469 S 152ND ST 212 3469 5 152N0 ST 213 3469 5 152ND ST 214 3469 S 152ND ST 301 3469 S 152ND ST 302 3469 5 152ND ST 303 3469 S 152ND ST 304 3469 S 152ND ST 305 3469 S 152ND ST 306 3469 S 152ND ST 102 3469 S 152ND ST 103 3469 S 152ND ST 104 3469 S 152ND ST 310 3469 S 152ND ST 311 3469 S 152ND ST 312 3469 S 152ND ST 314 3469 S 152ND ST 105 3469 S 152ND ST 106 3469 S 152ND ST 107 3469 S 152ND ST 108 3469 S 152ND ST 109 3469 S 152ND ST 110 3469 S 152ND ST 111 3469 S 152ND ST 112 3469 S 152ND ST 113 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 FEDERAL WAY WA 98003 TUKWILA WA 98188 TUKWILA WA 98188 SEATAC WA 98188 SEATAC WA 98188 SEATAC WA 98188 SEATAC WA 98188 SEATAC WA 98188 SEATAC WA 98188 TACOMA WA 98421 TUKWILA WA 98188 SEATTLE WA 98104 NORMANDY PARK WA 98166 TUKWILA WA 98188 SEATAC WA 98188 SEATAC WA 98188 TUKWILA WA 98188 SEATAC WA 98188 MAPLE VALLEY WA 98038 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA TUKWILA WA TukwilaAdddressPoints ADDR-01532 TukwilaAdddressPoints ADDR-01533 TukwilaAdddressPoints ADDR-01534 TukwilaAdddressPoints ADDR-01535 TukwilaAdddressPoints ADDR-01536 TukwilaAdddressPoints ADDR-01537 KCA Table KCA Table TukwilaAdddressPoints ADDR-01652 TukwilaAdddressPoints ADDR-01653 KCA Table KC-AdddressPoints KC-AdddressPoints KC-AdddressPoints KC-AdddressPoints KC-AdddressPoints KCA Table TukwilaAdddressPoints ADDR-09673 KCA Table KCA Table TukwilaAdddressPoints ADDR-09672 KCA Table KC-AdddressPoints KCA Table KCA Table KCA Table TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints 98188 TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints 98188 TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints ADDR-09713 ADDR-09714 ADDR-09715 ADDR-09716 ADDR-09717 ADDR-09718 ADDR-09719 ADDR-09720 ADDR-09721 ADDR-09722 ADDR-09723 ADDR-09691 ADDR-09692 ADDR-09693 ADDR-09727 ADDR-09728 ADDR-09729 ADDR-09730 ADDR-09694 ADDR-09695 ADDR-09696 ADDR-09697 ADDR-09698 ADDR-09699 ADDR-09700 ADDR-09701 ADDR-09702 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000105 Occupant 43000108 TUKWILA VESPERS LLC 43000108 Occupant 43000115 MIN KIM 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000115 Occupant 3469 S 152ND ST 114 TUKWILA WA 3469 S 152ND ST 201 TUKWILA WA 3469 S 152ND ST 202 TUKWILA WA 3469 S 152ND ST 203 TUKWILA WA 3469 S 152ND ST 204 TUKWILA WA 3469 S 152ND ST 205 TUKWILA WA 3469 S 152ND ST 206 TUKWILA WA 3469 S 152ND ST 207 TUKWILA WA 3469 5 152ND ST 208 TUKWILA WA 3469 S 152ND ST 209 TUKWILA WA 3469 S 152ND ST 307 TUKWILA WA 3469 S 152ND ST 308 TUKWILA WA 3469 S 152N0 ST 309 TUKWILA WA 18619 SE 346TH ST AUBURN WA 3481 S 152ND ST TUKWILA WA 50 LAS CASCADAS RD ORINDA CA 3721 S 152ND ST 36 TUKWILA WA 3721 S 152ND ST 37 TUKWILA WA 3721 S 152ND ST 38 TUKWILA WA 3721 S 152ND ST 39 TUKWILA WA 3721 S 152ND ST 40 TUKWILA WA 3721 S 152ND ST 01 TUKWILA WA 3721 S 152ND ST 02 TUKWILA WA 3721 S 152ND ST 03 TUKWILA WA 3721 S 152ND ST 04 TUKWILA WA 3721 S 152ND ST 05 TUKWILA WA 3721 S 152ND ST 06 TUKWILA WA 3721 S 152ND ST 07 TUKWILA WA 3721 S 152ND ST 08 TUKWILA WA 3721 S 152ND ST 09 TUKWILA WA 3721 S 152ND ST 10 TUKWILA WA 3721 S 152ND ST 11 TUKWILA WA 3721 S 152ND ST 12 TUKWILA WA 3721 S 152ND ST 13 TUKWILA WA 37215 152ND ST 14 TUKWILA WA 3721 S 152ND ST 15 TUKWILA WA 3721 S 152ND ST 16 TUKWILA WA 37215 152ND ST 17 TUKWILA WA 3721 S 152ND ST 18 TUKWILA WA 3721 S 152ND ST 19 TUKWILA WA 3721 S 152ND ST 20 TUKWILA WA 3721 S 152ND ST 21 TUKWILA WA 3721 S 152ND ST 22 TUKWILA WA 3721 S 152ND ST 23 TUKWILA WA 3721 S 152ND ST 24 TUKWILA WA 3721 S 152ND ST 25 TUKWILA WA 3721 S 152N0 ST 26 TUKWILA WA 3721 S 152ND ST 27 TUKWILA WA 3721 S 152ND ST 28 TUKWILA WA 3721 S 152ND ST 29 TUKWILA WA 3721 S 152ND ST 30 TUKWILA WA 3721 S 152ND ST 31 TUKWILA WA 3721 S 152ND ST 32 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-09703 98188 TukwilaAdddressPoints ADDR-09704 98188 TukwilaAdddressPoints ADDR-09705 98188 TukwilaAdddressPoints ADDR-09706 98188 TukwilaAdddressPoints ADDR-09707 98188 TukwilaAdddressPoints ADDR-09708 98188 TukwilaAdddressPoints ADDR-09709 98188 TukwilaAdddressPoints ADDR-09710 98188 TukwilaAdddressPoints ADDR-09711 98188 TukwilaAdddressPoints ADDR-09712 98188 TukwilaAdddressPoints ADDR-09724 98188 TukwilaAdddressPoints ADDR-09725 98188 TukwilaAdddressPoints ADDR-09726 98092 KCA Table 98188 TukwilaAdddressPoints ADDR-09732 94563 KCA Table 98188 TukwilaAdddressPoints ADDR-09776 98188 TukwilaAdddressPoints ADDR-09777 98188 TukwilaAdddressPoints ADDR-09778 98188 TukwilaAdddressPoints ADDR-09779 98188 TukwilaAdddressPoints ADDR-09780 98188 TukwilaAdddressPoints ADDR-09741 98188 TukwilaAdddressPoints ADDR-09742 98188 TukwilaAdddressPoints ADDR-09743 98188 TukwilaAdddressPoints ADDR-09744 98188 TukwilaAdddressPoints ADDR-09745 98188 TukwilaAdddressPoints ADDR-09746 98188 TukwilaAdddressPoints ADDR-09747 98188 TukwilaAdddressPoints ADDR-09748 98188 TukwilaAdddressPoints ADDR-09749 98188 TukwilaAdddressPoints ADDR-09750 98188 TukwilaAdddressPoints ADDR-09751 98188 TukwilaAdddressPoints ADDR-09752 98188 TukwilaAdddressPoints ADDR-09753 98188 TukwilaAdddressPoints ADDR-09754 98188 TukwilaAdddressPoints ADDR-09755 98188 TukwilaAdddressPoints ADDR-09756 98188 TukwilaAdddressPoints ADDR-09757 98188 TukwilaAdddressPoints ADDR-09758 98188 TukwilaAdddressPoints ADDR-09759 98188 TukwilaAdddressPoints ADDR-09760 98188 TukwilaAdddressPoints ADDR-09761 98188 TukwilaAdddressPoints ADDR-09762 98188 TukwilaAdddressPoints ADDR-09763 98188 TukwilaAdddressPoints ADDR-09764 98188 TukwilaAdddressPoints ADDR-09765 98188 TukwilaAdddressPoints ADDR-09766 98188 TukwilaAdddressPoints ADDR-09767 98188 TukwilaAdddressPoints ADDR-09768 98188 TukwilaAdddressPoints ADDR-09769 98188 TukwilaAdddressPoints ADDR-09770 98188 TukwilaAdddressPoints ADDR-09771 98188 TukwilaAdddressPoints ADDR-09772 43000115 Occupant 43000115 Occupant 43000115 Occupant 43000116 TUKWILA VESPERS LLC 43000116 Occupant 43000116 Occupant 43000116 Occupant 43000125 AZARES VERNIE+LYNDELYN 43000125 Occupant 43000130 KING COUNTY -PROPERTY SVCS 43000135 LI MINGQI 43000135 Occupant 43000140 LAVOIE REGINALD 0 43000140 Occupant 43000145 FLORES EUL0110 43000152 HUYNH TUAN QUOC+DIEP 43000157 BELAYNEH SISAY 43000160 LAM RAYMOND 43000160 Occupant 43000164 SHIFERAW KEBEDE+YILMA FASIL 43000164 Occupant 43000166 LOPEZ ELPIDO+CRYSTAL 43000169 Occupant 43000170 COURTYARD AT SOUTH STATION 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000/70 occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant ADM-ES-0800 WONDIMU BERHANE CO GEOARGE MCELROY & ASSOC 3721 S 152ND ST 33 3721 S 152ND ST 34 3721 S 152ND ST 35 18619 SE 346TH ST 3703 S 152ND ST 3707 S 152ND ST 3705 S 152ND ST 12529 51ST PL S 15222 37TH PL S 5004TH AVE 1324 216TH AVE NE 15212 37TH PL S P 0 BOX 69564 3735 S 152ND ST 3731S152NDST 4003 S 152ND ST 3741 S 152ND ST 4001 S 152ND ST 3745 S 152ND ST 15229 41ST AVE S 15229 40TH AVE S 3745 S 152ND ST 15231 40TH AVE S 3131 S VAUGHN WAY #301 3900 SOUTHCENTER BLVD C01 3900 SOUTHCENTER BLVD CO2 3900 SOUTHCENTER BLVD CO3 3900 SOUTHCENTER BLVD C04 3900 SOUTHCENTER BLVD C05 3900 SOUTHCENTER BLVD C06 3900 SOUTHCENTER BLVD OFFICE 3900 SOUTHCENTER BLVD Al 3900 SOUTHCENTER BLVD A2 3900 SOUTHCENTER BLVD A3 3900 SOUTHCENTER BLVD A4 3900 SOUTHCENTER BLVD A5 3900 SOUTHCENTER BLVD A6 3900 SOUTHCENTER BLVD A7 3900 SOUTHCENTER BLVD A8 3900 SOUTHCENTER BLVD B01 3900 SOUTHCENTER BLVD B13 3900 SOUTHCENTER BLVD B14 3900 SOUTHCENTER BLVD B15 3900 SOUTHCENTER BLVD B02 3900 SOUTHCENTER BLVD B03 3900 SOUTHCENTER BLVD B04 3900 SOUTHCENTER BLVD 805 3900 SOUTHCENTER BLVD B06 3900 SOUTHCENTER BLVD B07 3900 SOUTHCENTER BLVD B08 3900 SOUTHCENTER BLVD B09 3900 SOUTHCENTER BLVD B10 3900 SOUTHCENTER BLVD B11 TUKWILA WA TUKWILA WA TUKWILA WA AUBURN WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA SAMMAMISH WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA AURORA CO TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98092 KCA Table 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98178 KCA Table 98188 TukwilaAdddressPoints 98104 KCA Table 98074 KCA Table 98188 TukwilaAdddressPoints 98168 KCA Table 98188 TukwilaAdddressPoints 98188 KCA Table 98188 KCA Table 98168 KCA Table 98188 KCA Table 98188 TukwilaAdddressPoints 98188 KCA Table 98188 TukwilaAdddressPoints 98188 KCA Table 98188 KC-AdddressPoints 80014 KCA Table 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints ADDR-09773 ADDR-09774 ADDR-09775 ADDR-09734 ADDR-09735 ADDR-09736 ADDR-11611 ADDR-11610 ADDR-09783 ADDR-09785 ADDR-03516 ADDR-10935 ADDR-10936 ADDR-10937 ADDR-10938 ADDR-10939 ADDR-10940 ADDR-10952 ADDR-10910 ADDR-10911 ADDR-10912 ADDR-10913 ADDR-10914 ADDR-10915 ADDR-10916 ADDR-10917 ADDR-10919 ADDR-10931 ADDR-10932 ADDR-10933 ADDR-10920 ADDR-10921 ADDR-10922 ADDR-10923 ADDR-10924 ADDR-10925 ADDR-10926 ADDR-10927 ADDR-10928 ADDR-10929 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000170 Occupant 43000182 NGUYEN DAT 43000184 CHOI CHUCK 43000184 Occupant 43000194 Occupant 43000195 PAI CHEN HSU MGR FH PRTNRSP 43000195 Occupant 43000195 Occupant 43000195 Occupant 43000195 Occupant 43000195 Occupant 43000195 Occupant 43000195 Occupant 43000195 Occupant 43000195 Occupant 43000195 Occupant 43000196 BOULEVARD TOWN HOMES LLC 43000196 Occupant 43000197 GUTHRIE ANDREW PAUL 43000197 Occupant 43000198 Occupant 43000199 LIU SHIUH-WUU 43000199 Occupant 43000200 KI AMBASSADOR APARTMENTS LL 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 3900 SOUTHCENTER BLVD B12 3900 SOUTHCENTER BLVD C07 3900 SOUTHCENTER BLVD C08 3900 SOUTHCENTER BLVD C09 3900 SOUTHCENTER BLVD C10 3900 SOUTHCENTER BLVD C11 3900 SOUTHCENTER BLVD C12 3900 SOUTHCENTER BLVD D1 3900 SOUTHCENTER BLVD 02 3900 SOUTHCENTER BLVD D3 3900 SOUTHCENTER BLVD D4 15230 37TH PL S 3736 SOUTHCENTER BLVD 3736 SOUTHCENTER BLVD 3734 SOUTHCENTER BLVD PO BOX 19232 3722 SOUTHCENTER BLVD 101 3722 SOUTHCENTER BLVD 102 3722 SOUTHCENTER BLVD 103 3722 SOUTHCENTER BLVD 104 3722 SOUTHCENTER BLVD 105 3722 SOUTHCENTER BLVD 106 3722 SOUTHCENTER BLVD 107 3722 SOUTHCENTER BLVD 108 3722 SOUTHCENTER BLVD 109 3722 SOUTHCENTER BLVD 110 270 VASHON AVE NE 3732 SOUTHCENTER BLVD 4836 S 172ND PL 3728 SOUTHCENTER BLVD 3730 SOUTHCENTER BLVD 1600 15TH ST #641 3726 SOUTHCENTER BLVD 11801 NE 48TH PL 3700 SOUTHCENTER BLVD 112 3700 SOUTHCENTER BLVD 201 3700 SOUTHCENTER BLVD 202 3700 SOUTHCENTER BLVD 203 3700 SOUTHCENTER BLVD 204 3700 SOUTHCENTER BLVD 205 3700 SOUTHCENTER BLVD 206 3700 SOUTHCENTER BLVD 207 3700 SOUTHCENTER BLVD 208 3700 SOUTHCENTER BLVD 209 3700 SOUTHCENTER BLVD 117 3700 SOUTHCENTER BLVD 118 3700 SOUTHCENTER BLVD 119 3700 SOUTHCENTER BLVD 120 3700 SOUTHCENTER BLVD 121 3700 SOUTHCENTER BLVD 122 3700 SOUTHCENTER BLVD 123 3700 SOUTHCENTER BLVD 124 3700 SOUTHCENTER BLVD 217 TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA RENTON WA TUKWILA WA SEATAC WA TUKWILA WA TUKWILA WA SAN FRANCISCO CA TUKWILA WA KIRKLAND WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 KCA Table 98188 KCA Table 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98109 KCA Table 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98059 KCA Table 98188 TukwilaAdddressPoints 98188 KCA Table 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 94103 KCA Table 98188 TukwilaAdddressPoints 98033 KCA Table 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints ADDR-10930 ADDR-10941 ADDR-10942 ADDR-10943 ADDR-10944 ADDR-10945 ADDR-10946 ADDR-10948 ADDR-10949 ADDR-10950 ADDR-10951 ADDR-10907 ADDR-12772 ADDR-10895 ADDR-10896 ADDR-10897 ADDR-10898 ADDR-10899 ADDR-10900 ADDR-10901 ADDR-10902 ADDR-10903 ADDR-10904 ADDR-12793 ADDR-12791 ADDR-12792 ADDR-10906 ADDR-10847 ADDR-10848 ADDR-10849 ADDR-10850 ADDR-10851 ADDR-10852 ADDR-10853 ADDR-10854 ADDR-10855 ADDR-10856 ADDR-10868 ADDR-10869 ADDR-10870 ADDR-10871 ADDR-10872 ADDR-10873 ADDR-10874 ADDR-10875 ADDR-10876 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 43000200 43000200 43000200 43000200 43000200 43000200 43000200 43000200 43000200 43000200 43000200 43000200 43000200 43000200 43000200 43000200 Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant 43000200 Occupant nanmmnn Occupant 43000200 Occupant 43000300 CPSRTA (SOUND TRANSIT) 43000300 Occupant 43000335 K C HOUSING AUTHORITY 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 3816 S 154TH LN 3700 SOUTHCENTER BLVD 218 TUKWILA WA 3700 SOUTHCENTER BLVD 226 TUKWILA WA 3700 SOUTHCENTER BLVD 227 TUKWILA WA 3700 SOUTHCENTER BLVD 228 TUKWILA WA 3700 SOUTHCENTER BLVD OFFICE TUKWILA WA 3700 SOUTHCENTER BLVD 101 TUKWILA WA 3700 SOUTHCENTER BLVD 102 TUKWILA WA 3700 SOUTHCENTER BLVD 103 TUKWILA WA 3700 SOUTHCENTER BLVD 104 TUKWILA WA 3700 SOUTHCENTER BLVD 105 TUKWILA WA 3700 SOUTHCENTER BLVD 106 TUKWILA WA 3700 SOUTHCENTER BLVD 107 TUKWILA WA 3700 SOUTHCENTER BLVD 108 TUKWILA WA 3700 SOUTHCENTER BLVD 109 TUKWILA WA 3700 SOUTHCENTER BLVD 110 TUKWILA WA 3700 SOUTHCENTER BLVD 111 TUKWILA WA 3700 SOUTHCENTER BLVD 210 TUKWILA WA 3700 SOUTHCENTER BLVD 211 TUKWILA WA 3700 SOUTHCENTER BLVD 212 TUKWILA WA 3700 SOUTHCENTER BLVD 113 TUKWILA WA 3700 SOUTHCENTER BLVD 114 TUKWILA WA 3700 SOUTHCENTER BLVD 115 TUKWILA WA 3700 SOUTHCENTER BLVD 116 TUKWILA WA 3700 SOUTHCENTER BLVD 213 TUKWILA WA 3700 SOUTHCENTER BLVD 214 TUKWILA WA 3700 SOUTHCENTER BLVD 215 TUKWILA WA 3700 SOUTHCENTER BLVD 216 TUKWILA WA 3700 SOUTHCENTER BLVD 219 TUKWILA WA 3700 SOUTHCENTER BLVD 220 TUKWILA WA 3700 SOUTHCENTER BLVD 221 TUKWILA WA 3700 SOUTHCENTER BLVD 222 TUKWILA WA 3700 SOUTHCENTER BLVD 223 TUKWILA WA 3700 SOUTHCENTER BLVD 224 TUKWILA WA 3700 SOUTHCENTER BLVD 125 TUKWILA WA 3700 SOUTHCENTER BLVD 126 TUKWILA WA 3700 SOUTHCENTER BLVD 127 TUKWILA WA 3700 SOUTFICENiERBLVD 128 TUKWILA WA 3700 SOUTHCENTER BLVD 225 TUKWILA WA 401 S JACKSON ST SEATTLE WA 3651 SOUTHCENTER BLVD TUKWILA WA 15430 38TH TER S TUKWILA WA 15438 38TH LN S 105 TUKWILA WA 15438 38TH LN S 106 TUKWILA WA 15438 38TH LN S 107 TUKWILA WA 3724 S 154TH LN 41 TUKWILA WA 3724 S 154TH LN 42 TUKWILA WA 3724 S 154TH LN 43 TUKWILA WA 3724 S 154TH LN 44 TUKWILA WA 3724 S 154TH LN 45 TUKWILA WA 3724 S 154TH LN 46 TUKWILA WA 3724 S 154TH LN 47 TUKWILA WA 3724 S 154TH LN 48 TUKWILA WA 3724 S 154TH LN OFFICE TUKWILA WA 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98104 KCATable 98188 KC-AdddressPoints 98188 KCATable 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints 98188 TukwilaAdddressPoints ADDR-10877 ADDR-10889 ADDR-10890 ADDR-10891 ADDR-10893 ADDR-10836 ADDR-10837 ADDR-10838 ADDR-10839 ADDR-10840 ADDR-10841 ADDR-10842 ADDR-10843 ADDR-10844 ADDR-10845 ADDR-10846 ADDR-10857 ADDR-10858 ADDR-10859 ADDR-10860 ADDR-10861 ADDR-10862 ADDR-10863 ADDR-10864 ADDR-10865 ADDR anocc ADDR-10867 ADDR-10878 ADDR-10879 ADDR-10880 ADDR-10881 ADDR-10882 ADDR-10883 ADDR-10884 ADDR-10885 ADDR-10886 ADDR-10887 ADDR-10888 ADDR-12844 ADDR-12845 ADDR-12846 ADDR-09791 ADDR-09792 ADDR-09793 ADDR-09794 ADDR-09795 ADDR-09796 ADDR-09797 ADDR-09798 ADDR-09799 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 3811 S 154TH LN 33 TUKWILA WA 3811 S 154TH LN 34 TUKWILA WA 3811 S 154TH LN 35 TUKWILA WA 3811 154TH LN 36 TUKWILA WA 38115 154TH LN 37 TUKWILA WA 3811 S 154TH LN 38 TUKWILA WA 3811 S 154TH LN 39 TUKWILA WA 3811 S 154TH LN 40 TUKWILA WA 3816 S 154TH LN 19 TUKWILA WA 3816 S 154TH LN 20 TUKWILA WA 3816 5 154TH LN 21 TUKWILA WA 3816 S 154TH LN 22 TUKWILA WA 3816 5 154TH LN 23 TUKWILA WA 3816 5 154TH LN 24 TUKWILA WA 3819 S 154TH LN 25 TUKWILA WA 3819 S 154TH LN 26 TUKWILA WA 3819 S 154TH LN 27 TUKWILA WA 3819 5 154TH LN 28 TUKWILA WA 3819 S 154TH LN 29 TUKWILA WA 3819 5 154TH LN 30 TUKWILA WA 3819 S 154TH IN 31 TUKWILA WA 3819 S 154TH LN 32 TUKWILA WA 3824 S 154TH LN 09 TUKWILA WA 3824 S 154TH LN 10 TUKWILA WA 3824 S 154TH LN 11 TUKWILA WA 3824 S 154TH LN 12 TUKWILA WA 3824 S 154TH LN 13 TUKWILA WA 3824 S 154TH LN 14 TUKWILA WA 3824 S 154TH LN 15 TUKWILA WA 3824 5 154TH LN 16 TUKWILA WA 38315 154TH LN 1 TUKWILA WA 38315 154TH LN 2 TUKWILA WA 3831 S 154TH LN 3 TUKWILA WA 3831 S 154TH LN 4 TUKWILA WA 3831 S 154TH LN 5 TUKWILA WA 3831 S 154TH LN 6 TUKWILA WA 3831 S 154TH LN 7 TUKWILA WA 3831 S 154TH LN 8 TUKWILA WA 15423 38TH LN S 49 TUKWILA WA 15423 38TH LN 5 50 TUKWILA WA 15423 38TH LN S 51 TUKWILA WA 15423 38TH LN S 52 TUKWILA WA 15423 38TH LN S 53 TUKWILA WA 15423 38TH LN S 54 TUKWILA WA 15423 38TH LN S 55 TUKWILA WA 15423 38TH LN 5 56 TUKWILA WA 15435 38TH LN S 60 TUKWILA WA 15435 38TH LN 5 61 TUKWILA WA 15435 38TH LN 5 62 TUKWILA WA 15435 38TH LN 5 63 TUKWILA WA 15435 38TH LN S 64 TUKWILA WA 15438 38TH LN S 101 TUKWILA WA 15438 38TH LN 5 102 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-09801 98188 TukwilaAdddressPoints ADDR-09802 98188 TukwilaAdddressPoints ADDR-09803 98188 TukwilaAdddressPoints ADDR-09804 98188 TukwilaAdddressPoints ADDR-09805 98188 TukwilaAdddressPoints ADDR-09806 98188 TukwilaAdddressPoints ADDR-09807 98188 TukwilaAdddressPoints ADDR-09808 98188 TukwilaAdddressPoints ADDR-09811 98188 TukwilaAdddressPoints ADDR-09812 98188 TukwilaAdddressPoints ADDR-09813 98188 TukwilaAdddressPoints ADDR-09814 98188 TukwilaAdddressPoints ADDR-09815 98188 TukwilaAdddressPoints ADDR-09816 98188 TukwilaAdddressPoints ADDR-09818 98188 TukwilaAdddressPoints ADDR-09819 98188 TukwilaAdddressPoints ADDR-09820 98188 TukwilaAdddressPoints ADDR-09821 98188 TukwilaAdddressPoints ADDR-09822 98188 TukwilaAdddressPoints ADDR-09823 98188 TukwilaAdddressPoints ADDR-09824 98188 TukwilaAdddressPoints ADDR-09825 98188 TukwilaAdddressPoints ADDR-09827 98188 TukwilaAdddressPoints ADDR-09828 98188 TukwilaAdddressPoints ADDR-09829 98188 TukwilaAdddressPoints ADDR-09830 98188 TukwilaAdddressPoints ADDR-09831 98188 TukwilaAdddressPoints ADDR-09832 98188 TukwilaAdddressPoints ADDR-09833 98188 TukwilaAdddressPoints ADDR-09834 98188 TukwilaAdddressPoints ADDR-09836 98188 TukwilaAdddressPoints ADDR-09837 98188 TukwilaAdddressPoints ADDR-09838 98188 TukwilaAdddressPoints ADDR-09839 98188 TukwilaAdddressPoints ADDR-09840 98188 TukwilaAdddressPoints ADDR-09841 98188 TukwilaAdddressPoints ADDR-09842 98188 TukwilaAdddressPoints ADDR-09843 98188 TukwilaAdddressPoints ADDR-11614 98188 TukwilaAdddressPoints ADDR-11615 98188 TukwilaAdddressPoints ADDR-11616 98188 TukwilaAdddressPoints ADDR-11617 98188 TukwilaAdddressPoints ADDR-11618 98188 TukwilaAdddressPoints ADDR-11619 98188 TukwilaAdddressPoints ADDR-11620 98188 TukwilaAdddressPoints ADDR-11621 98188 TukwilaAdddressPoints ADDR-11635 98188 TukwilaAdddressPoints ADDR-11636 98188 TukwilaAdddressPoints ADDR-11637 98188 TukwilaAdddressPoints ADDR-11638 98188 TukwilaAdddressPoints ADDR-11639 98188 TukwilaAdddressPoints ADDR-11641 98188 TukwilaAdddressPoints ADDR-11642 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 43000335 Occupant 15438 38TH LN S 103 TUKWILA WA 15438 38TH LN S 104 TUKWILA WA 15438 38TH LN S 109 TUKWILA WA 15438 38TH LN S 110 TUKWILA WA 15438 38TH LN S 111 TUKWILA WA 15438 38TH LN S 112 TUKWILA WA 15443 38TH LN S 65 TUKWILA WA 15443 38TH LN 5 66 TUKWILA WA 15443 38TH LN S 67 TUKWILA WA 15443 38TH LN S 68 TUKWILA WA 15443 38TH LN S 69 TUKWILA WA 15443 38TH LN S 70 TUKWILA WA 15443 38TH LN S 71 TUKWILA WA 15443 38TH LN S 72 TUKWILA WA 15443 38TH LN S 73 TUKWILA WA 15443 38TH LN S 74 TUKWILA WA 15443 38TH LN S 75 TUKWILA WA 15443 38TH LN S 76 TUKWILA WA 15443 38TH LN 5 77 TUKWILA WA 15443 38TH LN S 78 TUKWILA WA 15443 38TH LN S 79 TUKWILA WA 15443 38TH LN S 80 TUKWILA WA 15443 38TH LN S 81 TUKWILA WA 15443 38TH LN S 82 TUKWILA WA 15443 38TH LN S 83 TUKWILA WA 15443 38TH LN 5 84 TUKWILA AWA 15443 38TH LN S 85 TUKWILA WA 15443 38TH LN S 86 TUKWILA WA 15443 38TH LN S 87 TUKWILA WA 15443 38TH LN S 88 TUKWILA WA 15448 38TH IN S 89 TUKWILA WA 15448 38TH LN S 90 TUKWILA WA 15448 38TH LN S 91 TUKWILA WA 15448 38TH LN S 92 TUKWILA WA 15448 38TH LN S 93 TUKWILA WA 15448 38TH LN S 94 TUKWILA WA 1J940 38TH LN 5 113 TUKWikA WA 15426 38TH LN S 114 TUKWILA WA 15426 38TH LN S 115 TUKWILA WA 15426 38TH LN S 116 TUKWILA WA 15426 38TH LN S 117 TUKWILA WA 15426 38TH LN S 118 TUKWILA WA 15426 38TH LN S 119 TUKWILA WA 15426 38TH LN S 120 TUKWII A WA 15435 38TH LN S 57 TUKWILA WA 15435 38TH LN S 58 TUKWILA WA 15435 38TH LN S 59 TUKWILA WA 15448 38TH LN S 95 TUKWILA WA 15448 38TH LN 5 96 TUKWILA WA 98188 TukwilaAdddressPoints ADDR-11643 98188 TukwilaAdddressPoints ADDR-11644 98188 TukwilaAdddressPoints ADDR-11645 98188 TukwilaAdddressPoints ADDR-03319 98188 TukwilaAdddressPoints ADDR-03320 98188 TukwilaAdddressPoints ADDR-03321 98188 TukwilaAdddressPoints ADDR-03323 98188 TukwilaAdddressPoints ADDR-03324 98188 TukwilaAdddressPoints ADDR-03325 98188 TukwilaAdddressPoints ADDR-03326 98188 TukwilaAdddressPoints ADDR-03327 98188 TukwilaAdddressPoints ADDR-03328 98188 TukwilaAdddressPoints ADDR-03329 98188 TukwilaAdddressPoints ADDR-03330 98188 TukwilaAdddressPoints ADDR-03331 98188 TukwilaAdddressPoints ADDR-03332 98188 TukwilaAdddressPoints ADDR-03333 98188 TukwilaAdddressPoints ADDR-03334 98188 TukwilaAdddressPoints ADDR-03335 98188 TukwilaAdddressPoints ADDR-03336 98188 TukwilaAdddressPoints ADDR-03337 98188 TukwilaAdddressPoints ADDR-03338 98188 TukwilaAdddressPoints ADDR-03339 98188 TukwilaAdddressPoints ADDR-03340 98188 TukwilaAdddressPoints ADDR-03341 98188 TukwilaAdddressPoints ADDR-03342 98188 TukwilaAdddressPoints ADDR-03343 98188 TukwilaAdddressPoints ADDR-03344 98188 TukwilaAdddressPoints ADDR-03345 98188 TukwilaAdddressPoints ADDR-03346 98188 TukwilaAdddressPoints ADDR-03348 98188 TukwilaAdddressPoints ADDR-03349 98188 TukwilaAdddressPoints ADDR-03350 98188 TukwilaAdddressPoints ADDR-03351 98188 TukwilaAdddressPoints ADDR-03352 98188 TukwilaAdddressPoints ADDR-03353 98188 TukwilaAdddressPoints ADDR-11623 98188 TukwilaAdddressPoints ADDR-11624 98188 TukwilaAdddressPoints ADDR-11625 98188 TukwilaAdddressPoints ADDR-11626 98188 TukwilaAdddressPoints ADDR-11627 98188 TukwilaAdddressPoints ADDR-11628 98188 TukwilaAdddressPoints ADDR-11629 98188 TukwilaAdddressPoints ADDR-11630 98188 TukwilaAdddressPoints ADDR-11632 98188 TukwilaAdddressPoints ADDR-11633 98188 TukwilaAdddressPoints ADDR-11634 98188 TukwilaAdddressPoints ADDR-03354 98188 TukwilaAdddressPoints ADDR-03355 f� City of Tukwila Notice of Open House and Public Hearing Bellwether Development Agreement for property located at 3481, 37'07, 3705, & 3703 S. 152 Street \ File# L17— 0040 Applicant: Bellwether Housing Property Owner: Tukwila Vespers LLC Project Description: Request to provide affordable housing and modifications to existing zoning standards for height, parking, recreation space, density, building modulation, development coverage, and setbacks. Open House: Questions about what this means and about the project? Attend an open house & meet the applicant. Thursday December 7, 2017 4:30 6:30 p.m. Valley View Sewer District Offices 3460 S 148th; Tukwila, WA 98168 Public Hearing: City Council Meeting Monday, December 11, 2017 City Council Chambers, City Hall 6200 Southcenter BL; Tukwila, WA 98188 You are encouraged to speak at the hearing or send your comments or questions to moira.bradshaw@tukwilawa.gov. Your comments must be delivered to Dept. of Community Development (DCD,) 6300 Southcenter Blvd, Suite 100, Tukwila WA 98188. Comments must be received by 5:00p.m. on December 11, 2017. You may view the application by visiting the DCD offices Monday through Friday, 8:00am to 5:00 pm, 6300 Southcenter Blvd, Suite 100. Tukwila WA 98188. City of Tukwila Notice of Open House and Public Hearing Bellwether Development Agreement for property located at 3481, 3707, 3705, & 3703 S. 152 Street File# L17— 0040 Applicant: Bellwether Housing Property Owner: Tukwila Vespers LLC Project Description: Request to provide affordable housing and modifications to existing zoning standards for height, parking, recreation space, density, building modulation, development coverage, and setbacks. Open House: Questions about what this means and about the project? Attend an open house & meet the applicant. Thursday December 7, 2017 4:30 6:30 p.m. Valley View Sewer District Offices 3460 S 148th; Tukwila, WA 98168 Public Hearing: City Council Meeting Monday, December 1 1 , 2017 City Council Chambers, City Hall 6200 Southcenter BL; Tukwila, WA 98188 You are encouraged to speak at the hearing or send your comments or questions to moira.bradshaw@tukwilawa.gov. Your comments must be delivered to Dept. of Community Development (DCD,) 6300 Southcenter Blvd, Suite 100, Tukwila WA 98188. Comments must be received by 5:00p.m. on December 11, 2017. You may view the application by visiting the DCD offices Monday through Friday, 8:00am to 5:00 pm, 6300 Southcenter Blvd, Suite 100. Tukwila WA 98188. / City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director () Interpreter (206) 431-3651 Interpretes Turjubaan flepeeoq'HK flepeKna,gav 2114 Y:M terti'.:1.9. LP,T Thong Djch Vien f - City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Interpreter (206) 431-3651 Interpretes Turjubaan flepeBoAtnik flepeKnaAay 4' 14 Yid, htitt:;i°9. Thong Djch Men e c"rc c u E YLAB ❑ Clerk • n IFFP. BL C ARI G ME TINGS need go to Ana to include in Digital Records Center ❑ Office of Archaeology ❑ Transportation Department (WSDOT NW) 0 Dept of Natural Resources ❑ Office of the Governor ❑ WA State Department of Commerce (formerly Community Dev) ❑ WA Fisheries & Wildlife, MillCreek Office ❑ WA Fisheries & Wildlife, Larry Fisher, 1775 12th Ave NW Ste 201, Issaquah WA 98027 ❑ US Corps of Engineers ❑ Federal HWY Admin ❑ Federal Transit Admin, Region 10 ❑ Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ❑ US Environmental Protection Agency (E.P.A.) ❑ US Dept of HUD ❑ National Marine Fisheries Service Section 2 WASHINGTON 0 0 0 0 0 STATE AGENCIES Dept of Social & Health Services Dept of Ecology NW Regional Office, Shoreland Div. SHORELINE NOD REQUIIRES RETURN RECEIPT Dept of Ecology, SEPA **Send Electronically Office of Attorney General Office of Hearing Examiner ❑ KC Boundary Review Board ❑ Fire District # 11 O Fire District # 2 ❑ KC Wastewater Treatment Div ❑ KC Dept of Parks & Recreation ❑ KC Assessor's Office ❑ KC Watershed Coordination WRIA 9 Section 3 KING COUNTY AGENCIES ❑ Health Department ❑ Port of Seattle KC Dev & Environmental Serviices-SEPA Info Center KC Metro Transit Div-SEPA Official, Environmental Planning ❑ KC Dept of Natural Resources ❑ KC Dept of Natural Resources, Andy Levesque ❑ KC Public Library Systerm -. ❑ Rooter Library T 14a.//a ❑ Renton Library ❑ Kent Library ' - El Seattle Seattle Library Section 4 SCHOOLS/LIBRARIES 0 Westfield Mall Library jaTukwila School District ❑ Highline School District ❑ Seattle School District ❑ Renton School District .r Century Link M.,Seattle City Light Puget Sound Energy ❑ Highline Water District ❑ Seattle Planning &Dev/Water Dept tomcast Section 5 UTILITIES 0 BP Olympic Pipeline: l .V�.,`"`0 Seattle Public Utilities —Value Sewer District . ` 0 Waste Management 4 Water District # 20 ter" 0 Cascade Water Alliance Water District # 125 City of Renton Public Works ❑ Bryn Mawr-Lakeridge Sewer/Water Dist ❑ Tukwila City Departments ❑ Public Works ❑ Police ❑ Planning ❑ Parks & Rec 0 City Clerk (PUBLIC HEARINGS/MEETINGS) ❑ Fire ❑ Finance ❑ Building ❑ Mayor Section 6 CITY AGENCIES ❑ Kent Planning Dept ❑Renton Planning Dept ❑ City of SeaTac ❑ City of Burien ❑ City of Seattle ❑ Strategic Planning *Notice of all Seattle Related Projects Section 7 OTHER * send notice of all applications on Green/Duwamish River ❑ Duwamish River Clean Up Coalition * ❑ Muckleshoot Indian Tribe * ❑ Cultural Resources ❑ Fisheries Program ❑ Wildlife Program ❑ Duwamish Indian Tribe * ❑ People for Puget Sound * LOCAL AGENCIES ❑ Puget Sound Clean Air Agency ❑ Sound Transit/SEPA ❑ Puget Sound Regional Council ❑ Washington Environmental Council ❑ Futurewise ❑ Puget SoundKeeper ❑ SW KC Chamber of Commerce ❑ Tukwila Historical Society** ** send notices for all Tukwila projects which require public notice — via email to: tukwilahistsocietv@tukwilahistorv.orq and rcwieser@comcast.net O Seattle Times ❑ Highline Times Section 8 MEDIA ❑ South County Journal 0 City of Tukwila Website ies of Record / AIditi Write in here. r- `� Public Notice Mailings For Permits `. -' SEPA MAILINGS (Comment period starts on date of mailing) Notice of Application mailed to: Department of Ecology (send checklist with Notice of Application), applicant, other agencies as necessary, property owners and tenants within 500 feet. It is also posted on site. KC Transit Division — SEPA Official would like to receive information about all projects that rnight affect transit demand. Tribes — For any application on the Green/Duwamish River, send the checklist and a full set of plans with the Notice of Application SEPA Determination mailed to Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE at the time of SEPA determination: SEPA Determination Staff report SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to applicant, property owners and residents within 500 feet of subject property, agencies with jurisdiction. Comments are due 30 days after the notice of application is mailed/posted. The Notice of Application for a Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the Notice of Application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to Ecology's NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21-day appeal period begins date of filing with DOE) — Notice to DOE must be by return receipt requested mail (this requirement included in SSB 5192, effective 7-22-11). Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the notice of decision and staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: One complete packet should also be sent to Muckleshoot Indian Tribe if they commented on the project during comment period. Permit Data Sheet Shoreline Substantial Development Decision (Signed by Director) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) — Site plan, with mean high water mark & improvements — Cross -sections of site with structures & shoreline — Grading Plan — Vicinity map SEPA determination (Signed by Director) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) Moira Bradshaw From: Alyssa Alcantara <aalcantara@bellwetherhousing.org> Sent: Friday, November 17, 2017 3:58 PM To: Moira Bradshaw Cc: Andrea Sato; Becky Bicknell; Jonathan Smith Subject: Bellwether - Tukwila Project DA: Bellwether draft redlines Attachments: 17113 ALTA-08-04-17.pdf; Draft- Development Agreement - 11.17.2017 - Bellwether rediine.docx Hi Moira, Please see attached revised document from Bellwether and our attorney, which addresses the following: • Removed "Owner" altogether because the Developer is the owner. Bellwether is not more specifically called out because there is a representation about the "Developer's" commitment to Tong -term housing that was not as applicable to the LLLP. • Definition of "Affordable Housing" — Moira to add "a mix of studios, one, two, and three bedroom units" based on our phone discussion. • Section 7: Development Area Coverage: 75% (Moira to add language) this is based on Diana's calculation. Other jurisdictions (Belleview and Kirkland) have this at 85%. • Section 11: Termination language of 11a and 11b is added upon issuance of building permit. • Exhibits: o See attached Survey for the Exhibit A. This survey has two parcels that match the Legal Description in Exhibit B. There are 3 tax parcel numbers, but 2 land parcel numbers. The tax parcel numbers that are listed on page 1 of the DA are the correct tax parcel numbers according to King County Parcel Viewer. This Survey is too small for recording, but can it be referred to as "On File with the City"? o The site plan as currently drafted cannot be attached to a recorded document. It might need to be referred to but identified as "On File with the City" or something along those lines (same as above). Please let me know if you have additional questions or comments. Thanks, Alyssa Alyssa Mehl Alcantara, NCARB; LEEDAP Housing Developer bellwether housing Create. Sustain. Advocate. P 206.588.4808 I F 206.634.9407 Mailing: 1651 Bellevue Ave, Seattle, WA 98122 I Visiting: 433 Minor Avenue N 1 Bellwether Affordable Apartments 112 Unit Apartment Building Project Description The proposed Transit Oriented Development project is located within close proximity walking distance to the Tukwila International Boulevard Transit Center, providing access to both light rail and bus services. The proposed includes 112 units of affordable apartments for a variety of income levels. The building is comprised of five levels of type VA construction over one level & basement of type 1 A construction (podium building). Parking is provided at a ratio of 1:1 for residence plus additional guest parking (120 stalls provided) in levels 1 & basement (P1) as well as on surface. Residential amenity areas are distributed throughout the project including level one entry lobby / lounge, level 2 community room and courtyards and level 5 sunroom and terrace. Care has been taken to site the proposed apartment building to provide adequate setbacks to adjacent low-rise uses. Additional upper level setbacks have been provided to reduce the overall massing and to provide south facing open space and view opportunities for residents. An exceptional view of the transit center will be provided, strengthening the project's connection to Transit opportunities. A variety of ground level amenity / open space areas are provided to accommodate active kid's play areas and more passive walking and gathering areas. A large front yard setback will provide opportunity for public plaza open space along the improved S. 152nd street frontage. Bellwether Affordable Apartments Vicinity Map Tukwila, Washington JOHNSON BRAUND INC. 15200 52nd ,Ave. South Suite 300 Seattle. WA 98188 Phone 206.766.8300 Project Information Site Addresses: 3481 S 152nd Street - KC Parcel #0043000108 3601 S 152nd Street - KC Parcel #0043000112 3703-3707 S 152nd Street - KC Parcel #0043000116 Legal Description: Parcel A: Lot 7, Block 2, Third addition to Adams Home Tracts, recorded in volume 15 of plats, page 17, in King County, Washington. Parcel B: The west 63 feet Lot 8, Block 2, Third addition to Adams Home Tracts, recorded in volume 15 of plats, page 17, records of King County, Washington. Tukwila, Washington Sheet Index: PO Coversheet PI Site Photos P2 Site Survey & Proposed Site Plan P3 Schematic Floor Plans: P1 & 1 P4 Schematic Floor Plans 2 & 3/4 P5 Schematic Floor Plans 5 & 6 P6 Schematic Floor Plans Roof & Detail P7 Schematic Elevations P8 Schematic Elevations P9 Schematic Sections P10 Schematic 3d Views Pl 1 Street Frontage P12 Street Frontage Examples L/7--oocio PO Development Agreement 11-17-2017 S. 152nd Street - Site Frontage S. 152nd Street - Adjacent West Apartments West Edge Potential Mount Rainier and Tukwila Transit Center - view opportunities to south SW Edge - Adjacent apt. parking Tukwila International Boulevard Transit Center - physical and visual connections Bellwether Affordable Apartments South Edge - Adjacent apt. parking JOHNSON BRAUND INC. S. 152nd Street - Adjacent East Apartments South Easement South Edge Aerial Site Photo (?—00%' Site Photos P 1 Development Agreement 11-17-2017 Tukwila, Washington 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.768.8300 -SS FENCE CORNER—' +'5 0.2' S & 0.7' E OF CORNER AOOITI0IRcTS ROM 47g641 NO 6 p1p5 300 ST JN5GRP II L\ 336.-1 'ARKING ulv"WALKWAY" ss 152nd Sye oHr, F ' 1122$7J� /2 \ti 0 \ GATE „ 5HWF /• •/ /\ li \\ N. / FENCE CORNER 0.6'S&0.9'E OF CORNER PARCEL A 324 330 • /SHED 1 x 30' PRIVATE INGRESS/EGRESS EASEMENT REC. NO. 5092557 17� 6'CLF W/BW v /— N N881 46"W 18 ��a300 02�� .rc I LC 185.921 sp 0 m "NO PARKING ss E OF HERE" r 5'VBF I / 9ARPORT _1—� 3'CLF t\y 0 P— FENCE CORNER 0.1'N&0.8'E OF CORNER 15 TPN 0043°240 ST 3721 MIN 14° FENCE CORNER 0.9'EOFIt 6V � E X 3707 / i /I/ '�_ // /1/ 1LI\0\'' 0\® 8j fir\/ ti�1 0I \1 / - or 6'CLFF' W- N16'WID�F GATE FENCE CROSSES PROP. LINE T 17 .,n0 x FENCE CORNER 0.7'N&1.3'E OF CORNER Site Statistics 3481 S 152nd Street - KC Parcel #0043000108 3601 S 152nd Street - KC Parcel #0043000112 3703-07 S 152nd Street - KC Parcel #0043000116 Site area: 56,314 sf (1.29 acres) Zoning: HDR w/ Development Agreement to apply URO Urban Renewal Overlay standards See sheet PO for Legal Description Existing Site Survey Existing buildings to be demolished, typical _J/ w (1, /// \\\\\ V/ Proposed Site Plan // i6 \ %ti/ 1 I "- 1 \ \/ /N \ � w /�- I 25'-0" Existing trees to be removed, typical Existing trees to remain 0 10 20 40 scale: 1" = 40'-0" 1 / level one level two setback & setback landscape buffer 185.98 plaza frontage A L2 courtyard 4 Level 1 garage entry Proposed 112 unit 6-Story Apartment (86.8 du/a) L2 courtyard (play) Y 13 14 15 16 17 18 19 Level P \garage entry generator N8813'46"W 185.921 ID level one Idndscape buffer • *level one setback & landscape buffer Bellwether Affordable Apartments Tukwila, Washington JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 Survey / Schematic Site Plan Development Agreement 11-17-2017 P2 i hot water services 11 c elec. 12 c bike parking c 22 c 23 c 24 c 25 b 1 0 • 13 14 C C 20 19 260 27 detention 15 C 18 28 2 3 4 16 0 c 170 29U 30 (4'47. �% ark% 31 48 47 46 45 43 42 41 40 39 38 37 36 35 a 32U 33 34 Bellwether Affordable Apartments a) 0 0c n 0 CD C3)m Tukwila, Washington Level P1 Floor Plan 19,214 sf parking garage (48) stalls Level 1 Floor Plan 24,884 sf Lobby / Amenity Area 945 sf Parking garage 18,932 (50) stalls Unit Mix: (04) 1-bed units (02) live/work Surface Parking (22) stalls scale: 1 /32" = 1'-0" JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 , ww.lohnsonbreund.00m Phone 206.766.8300 future cafe 918sf c 32 33134 35 36 c c c c c 6. c r 7-04 Va c b 2 Level 1 garage entry 6 7 8 9 10 11 14 15 Level PI garage entry 20 21 22 Schematic Floor Plans p3 Development Agreement 11-17-2017 A52nd Street terrace 0 IVIII \ laundry undr p elec. 11■ courtyard (gather) 1938 sf u1 amenity 1058 sf jr it .1- courtyard (play) 2108 sf jr jr I® elev. ash stair 1 101'-0" 3 Level 2 Floor Plan CV LO N - Bellwether Affordable Apartments 19,135 sf 6,269 sf courtyard & terrace 1,316 sf amenity Unit Mix: (05) Studio units (04) JR 1-bed units (03) 1-bed units (07) 2-bed units (03) 3-bed units (22) units Levels 3-4 Floor Plan 19,135 sf Unit Mix: (05) Studio units (04) JR 1-bed units (03) 1-bed units (07) 2-bed units (04) 3-bed units (23) units 0 8 16 32 scale: 1 /32" = 1'-0" <I> L- JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 ■11 J ■11 J •11 ■p n n ni stair. a Ala Lii t\jh1 �_ \ _-c .�� il t� n;t.� nI,IIIHI Schematic Floor Plans P 4 Development Agreement 11-17-2017 Tukwila, Washington stair � I I 3 8ritsrro �l. 3 �c- 1 VIJ amenity 456 sf stair !�J elev. jr it jr jr ■- - rits. elevsjial Ir 98'-1" terrace 1960 sf 1l storage Bellwether Affordable Apartments Level 5 Floor Plan 17,069 sf 677 sf amenity 2,065 sf terrace Unit Mix: (05) Studio units 1 (04) JR 1-bed units (02) 1-bed units I (07) 2-bed units (02) 3-bed units (20) units 0 8 16 Level 6 Floor Plan 16,590 sf Unit Mix: (05) Studio units (04) JR 1-bed units (02) 1-bed units (06) 2-bed units (03) 3-bed units (20) units 32 scale: 1 /32" = 1'-0" J <I> JOHNSON BRAUND iNC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 L on on on a Rid .t .°�=t^uI In;M I�;t->. ii j k j►s L, "• si elev. WA I • _ n�.! i� ��j laundry�i If'■ u Z 11■ $ stair stair 98'-1" I1. To mu kiz 3 J Schematic Floor Plans P5 Tukwila, Washington G/T OoVU Development Agreement 11-17-2017 roof access 11-1 AI= elevator overrun AID 4' / ft. AI_ elevator overrun 4'/ft. roof access feature roof element, typ. parapet, typical L_ - - Bellwether Affordable Apartments —1 unoccupied roof 0 8 16 32 scale: 1 /32" = 1'-0" stair III ichalifll I0 MIS <V JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 ■■I • 411 1I 10 o 1❑ Czi L 1.O [[J elev. Enlarged Plan Detail (partial plan) scale: 1/16"= 1'-0" 0 4 8 16 laundry nniL r elec. • 4We 7 Llo_I qI HNIIIIIIV- -1 0 L0 u 0 INIIIIIIIIININ 1 0 MINIM 0 Lis Unit Details: (25) Studio 423 sf (37) One Bedroom / JR 1 bed 525 sf (34) Two Bedroom 800 sf (16) Three bedroom 1049 sf (112) Total Units Schematic Floor Plans p 6 Development Agreement 11-17-2017 Tukwila, Washington L/ ..c%q6 MAX. ZONING HEIGHT - 0"- GRADE PLANE Bellwether Affordable Apartments Tukwila, Washington H Lia:t !tit! (1,1. n NORTH ELEV. 3/64" = 0 <11> JOHNSON BRAUND „ ROOF PLATE HEIGHT _AL 58' - 6 3/8" LEVEL 6 50' - 5 1/4" LEVEL 5 41' - 31/2' LEVEL 4 32' - 1 3/41' LEVEL 3 23' - 0" LEVEL 2 13' 0" -\.411 L4Nywn EAST ELEV. 3/64" = ROOF 41 61' - 2 5/8'; PLATE HEIGHT AL 58' - 6 3/8'; Jr LEVEL jj 50' - 5 1/4" \. LEVEL 5 AIL 41. - 3 1/2" \411, f_EVE_L 4 32' - 1 3/4" _tlIV LEVEL 3 23' - 0" LEVEL 2 13' - 0" Li PARKING LEVEL 1 0" -8' - 0" Schematic Elevations P7 ire Development Agreement 1 1-17-2017 +4-• 4-4. 1 14 44 4 NORTH COURTYARD LOOKING NORTH 1/32" = 1'-0" 1/32" = 1-0" NORTH COURTYARD LOOKING SOUTH 1/32" = 1-0" ROOF 61'-25/8" PLATE HEIGHT lir 58' - 6 3/8" LEVEL 6 50'-51/4" LEVEL 5 41' - 3 1/2" LEVEL 4 32' - 1 3/4" LEVEL 3 23'-0" LEVEL 2 13'-0" L 1 PARKING 4- 2'-0" LEVEL -8'-0" �I :++ 4+.. 2 SOUTH ELEV. 1/32" = 1'-0" 1 +--'.- ++1 IE LINC LIN 5- SOUTH COURTYARD LOOKING NORTH 1/32" = ROOF AL 61'-25/8" 11/ • , PLATE HEIGHT 58' - 6 3/8" LEVEL 6 50' - 5 1/4" LEVEL 5 41' - 3 1/2" LEVEL 4 32' - 1 3/4" LEVEL 3 23'-0" LEVEL 2 13'-0" L1 PARKING 2' - 0" P1 -8' - 0" ism in -- In :� iau SOUTH COURTYARD LOOKING SOUTH 1/32" = 1-0" Bellwether Affordable Apartments Tukwila, Washington JOHNSON BRAUND. t/T-ddra Schematic Elevations p 8 Development Agreement 1 1-17-2017 COURTYARD II I II III I I, UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT 1 UNIT UNIT ROOF 61'-25/8" PLATE HEIGHT 58'-63/8" LEVEL 6 UNIT UNIT UNIT UNIT COURTYARD UNIT UNIT IIIIII IIIII UNIT UNIT 50' - 5 1/4" LEVEL 5 41' - 31/2" LEVEL 4 32' - 1 3/4" LEVEL 3 23'-0" LEVEL 2 13'-0" L1 PARKING It -1 I! 11=11 i=1 1-1 I I„�I i 1-1 1=1 I l� I l �ii-1 I I �1 -,_„,11iL v40" VEL f P1 -8' - 0" NORTH -SOUTH 61'-25/8" PLATE HEIGHT 58' - 6 3/8" LEVEL 6 50' - 5 1/4" LEVEL 5 41' - 3 1/2" LEVEL 4 32' - 1 3/4" LEVEL 3 23' - 0" LEVEL 2 13'-0" UNIT CORRIDOR UNIT CORRIDOR UNIT CORRIDOR UNIT CORRIDOR UNIT CORRIDOR PARKING L1 111-111-111=111—! 1-1 ! = =1 I I11 I=11 I I 11= I I 11 I H-- :. N-I-=I I 11 I i 11=11 EAST -WEST 1/32" = 1'-0" -1 III- L1 PARKING 2'-0" LEVEL 1/32" = 1'-0" 0" P1 -8' - 0" COURTYARD UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT 0 PARKING L1 PARKING P1 I-1 1-1 11-1 11171 I I -I 11-1 3y- 1 ROOF 61'-25/8" PLATE HEIGHT III-1�,1- �3� EAST -WEST 0 COURTYARD 1/32" = 58' - 6 3/8" LEVEL 6 50' - 5 1/4" LEVEL 5 41' - 3 1/2" LEVEL 4 32' - 1 3/4" LEVEL 3 23' - 0" LEVEL 2 13'-0" L1 PARKING 2'-0" \ LEVEL 1 0" P1 -8' - 0" ti Bellwether Affordable Apartments Tukwila, Washington JOHNSON BRAUNDI„. P.., zm l�'.:� 8 11 Schematic Sections p 9 Development A reement 1 1-17-2017 )-Gt�Yd 9 ( 1 NE Corner - Lobbv & Entry 111111%.111111111 Latti,11 0';': ft...,a retzt ! oit.1.1, lir t,,!,11 ir 4•111 iii-p_. -111111111iir tt..:111 wiiii qi; !!! millam, II Iiiiii ilii, Nintalj a...... rzr,"i- ons m,,,,M, :=...:1 • ' I NIB ..„ Gir,i i.„, „,„.i.t. .., MB, %it if. Nu or Inc.... ,..:. r.:-.. -..; --- - IIMIONIIM SE Corner - Units. Garaae Parkina & Terraces r 2 NW Corner - Entry & Street Frontaae (4 SW Corner - Units. Garaae Parkina & Terraces Bellwether Affordable Apartments Tukwila, Washington JOHNSON BRAUNDNC 15,0. t2 S. Sf„: r - 14A 211.i (17-oasid Schematic 3d Views Development Agreement 11-17-20171 BOARD FORMED CONCRETE BOARD FORMED CONCRETE Bellwether Affordable Apartments BOARD FORMED CONCRETE - EXAMPLE RENDERING O FROM EAST V1> JOHNSON BRAUND . 4- 1 BOARD FORMED CONCRETE - EXAMPLE SWATCH O ACROSS THE STREET BOARD FORMED CONCRETE — BOARD FORMED CONCRETE Q FROM WEST Street Frontage!). Development Agreement 1 1-17-2017 1 1 Tukwila, Washington Stone Way Apartments Stone Way Apartments Rose Street Apartments Claremont Place Apartments Bellwether Affordable Apartments Tukwila, Washington JOHNSON BRAUNDI, • . K F Street Frontage Examplesp % Development Agreement 1 1 17 20171 L �l T oa�� - Moira Bradshaw From: Alyssa Alcantara <aalcantara@bellwetherhousing.org> Sent: Tuesday, November 7, 2017 4:43 PM To: Moira Bradshaw Subject: FW: Bellwether - Tukwila Project: Recreation space sf Hi Moira, Please see information below for the information that you requested. Thanks, Alyssa From: Diana Keys [mailto:dianak@johnsonbraund.com] Sent: Tuesday, November 7, 2017 4:38 PM To: Alyssa Alcantara <aalcantara@bellwetherhousing.org>; Ayla Mull <AylaM@johnsonbraund.com> Subject: RE: Bellwether - Tukwila Project: Recreation space sf Alyssa, Here are the currently proposed recreation spaces: EXTERIOR: - At grade: 2,450 sf + 2,735 sf = 5,185 sf - Lvl P1 terrace: 792 sf - Lvl 2 CY & Terrace: 4,050 sf + 398 sf = 4,448 sf - Lvl 5 terrace: 1,960 sf Exterior Total: 12,385 sf INTERIOR: - Lobby: 742 sf - Lvl 2 Amenity: 1,058 sf - Lvl 5 sunroom: 456 sf Interior Total: 2,256 sf GRAND TOTAL: 14,641 sf //` , �v Gross Residential area = 96,867 sf »? 15% ,J K esf l5 ioi, wra4-516tL) I will be sending over the revised parking plans later tonight or tomorrow morning. I've completed the study and can get 120 parking stalls and two live -work units. Thanks, Diana Keys I Principal I Director of Housing I LEED AP JOHNSON BRAUND, inc. 15200 52nd Ave S Seattle, WA 98188 Direct line: 206-204-0518 (ext 118) T 206-766-8300 dianak(@iohnsonbraund.com www.iohnsonbraund.com 1 Bellwether Tukwila Development Agreement Section 7. - Development Standards Issue Zoning: HDR Required Ask Comments Height 45 feet 70 feet TUC allows additional height when: • 20% of the residential units are affordable (rental - 50% adjusted for family size & 80% for owner occupied adjusted for family size) Tukwila Village has two buildings that will be this tall. TIBD Code Update: Consideration is being given to allowing additional heights within a specific walking distance of the transit center if additional public benefit is achieved such as right or way or open space is dedicated with specific requirements when adjacent to LDR Parking 224 (2 per unit for up to three bedroom units) 112 (1 per unit) The Request provides slightly more than Right Size Parking calculator suggested minimum of .99. http://www.rightsizeparking.org/ Tukwila's Urban Renewal Overlay (URO) requires 75% of stalls be located in a structure and would require 145 stalls and a car sharing stall In Tukwila's TUC zone 120 stalls would be required (3 bedroom units have a 1.5 requirement) TIBD Code Update: Consideration is being given to allowing a lower parking supply standard when within 1/2 mile walking distance of the transit center. Other requirements may also be imposed such as car sharing and structured location. Bellwether does not assign stalls and are used on a first come first served managed? Recreation Space 44,800 sq. ft. (400 sq. ft. per unit) 7,396 (15 % net residential area) The PROS Plan does not identify this area for any additional needs. The Parks Impact Fees have no facility on their list for this area; although the Parks Impact fee would be $156,576 for this project. The standard for the Southcenter is 10% of residential area. Unit density 28 units max (2,000 sq. ft. per unit) No maximum Like the URO and TUC, density is determined by other site standards, such as parking, setbacks and height. Front Yard setback 15 (first floor) 20 feet (second floor) 30 feet (third floor) 45 feet (4th floor) 6 feet Same as the URO standards Side setback 10 feet (1st floor) 20 feet (2"d and 3rd floor) 30 feet (4th floor) 20 feet Rear setback 10 feet (1st floor) 20 feet (2nd and 3rd floor) 30 feet (4th floor 10 feet 20 feet Maximum building length (18.50.083) 50 feet or 200 feet with four foot modulation every 50 feet or 2 units whichever is less. No maximum This standard sets a minimum for articulation and building mass. The BAR can use its criteria and guidelines to also review and decide theses design aspects of a future building. FENCE CORNER }% 0.75 & 0.7E OF CORNER —,r off 000°A n-o075u5R) 333 IN0 PARKING N WAI000r r— ss 5 t _ 152nd S reet/ NO PARKING ' EOF HE \'PPARCELA �� _ \ \ t 1 30' PRIVATE INGRESS/EGRESS / EASEMENT REC. N0. 5092557 1 N \\ I /7 �321� / 1Wf.0Y, FENCE CORNER 6'CiF w/els N881_146"W _185.927 0.6' S & 0.9'E CO CORNER ��a300,o25t „ „Lc ;)- \ SURF 1 m `02NFEN&0.9'ER arc: CORNE / r a CORNER CARPORT' ( \ sit 3701 I'; 4 "SGIFT 1;i � � I -L / PARCEL 8 37051 ' 1 — x 3OF 3707 / I til{` Ec9; __'I 'We `FENCE CROSSES PROP. UNE Bellwether Affordable Apartments 17 .,no CE CORNER 0,9 EOf Site Statistics 3481 S 152nd Street - KC Parcel #0043000108 3601 S 152nd Street - KC Parcel #0043000112 3703-07 S 152nd Street - KC Parcel #0043000116 C _/ Site area: 56,314 sf (1.29 acres) Zoning: HDR w/ Development Agreement to apply URO Urban L � 120}¢_ — Renewal Overlay standards ) y _ See sheet PO for Legal Description Existing Site Survey Existing buildings to be demolished, typical to 11Y Proposed Site Plan Existing trees to be removed, typical Tukwila, Washington Existing trees to remain 0 10 20 40 scale: 1" = 40'-0" \1> JOHNSON BRAUND N. / S. 152nd Str -curb, gutter oideatalk 10�'-0'•— — _ plaza frontage_ L_J L2 coo tyord 100 1 J Proposed 112 unit 6-Story Apartment m) (86.8 du/a) l v wry rn, - aT \ ) L2 covrtyara /1 N AZ i / V -r1i 0 "7 a M \O O I \/ ective yard (ploy) ,_ -- _— - -- - i i i 0 185.98 b 2 l 1 133L6"--y� 9 is level one s tback Idscape& buffer 4 V 16'-0" 2 -0" I O'-0" 1 garpge entry I / Level Le \I 6 7 0• 12 3 14 15 16 17 '19 / /0 // 1 a 7 0 / r Level P\garage entry /31b / level one 5 / level Iwo setback & setback landscape buffer N8813'46"1.1 185.92j 20 21 —a- 1 zi a d 0,2 o "levaone o 0 a setback & nw a landscape buffer Survey / Schematic Site Plan REC VED SEP 22 2017 Community Development Development Application 09-21-2017 Moira Bradshaw From: Alyssa Alcantara <aalcantara@bellwetherhousing.org> Sent: Thursday, October 26, 2017 12:48 PM To: Jack Pace; Moira Bradshaw; Minnie Dhaliwal Cc: Richard Loo; Becky Bicknell; Jonathan Smith; Diana Keys; Ayla Mull Subject: Bellwether - Tukwila project: draft notes from 10/24 meeting Attachments: occupancy standards for housing providers.pdf Jack, Moira, and Minnie: Thank you again for taking the time to meet with us on Tuesday about the substantive issues of the Development Agreement. This email attempts to capture the key points from our discussion for our records. Please review and either confirm or edit/comment as needed. • Current Timeline for Development Agreement process: o November 27th: Council Committee meeting o December 11th: Public Hearing and potentially Council Final Action o December 19th: Bellwether and acquisition lenders closing on the land • Development Agreement Issues that were discussed: o URO: Rather than ask for the entire URO overlay, the City suggested that we ask for each issue separately so as not to complicate URO requirements with our requested individual development standards. o Height: The DCD is determining the appropriate building height for the area adjacent to the light rail station. The DCD is planning on recommending additional heights (70'-0") for projects within a specific walking distance (1/4 mile —1/2 mile of transit station) and for projects that provide affordable housing. The proposed project complies with these elements for additional height (up to 70'-0"). o Parking: This will likely be the primary concern with city council and the public hearing. There will be concern that a 1:1 parking ratio is not enough because this is not proven in Tukwila. Bellwether is proposing a 1:1 parking ratio, a higher count than the right size parking calculator suggested minimum. Bellwether was advised to collect the following data for preparation for the public hearing: • How is parking managed? Bellwether to develop a Parking Management Plan that is agreed to by our residents. • What are statistics of current projects that have similar transit conditions? Bellwether to provide data for how much parking is provided in similar existing projects and how many stalls are utilized. • There was a request for Bellwether to look into providing a stall(s) for load/unload, visitor parking, and/or car sharing options. o Recreation Space: Bellwether is asking for 10% of residential area to be required for recreation space. ■ Currently, the proposed project is providing well over 10% recreation space as a buffer due to the uncertainty of the final decision regarding the fire access. As it stands, the fire marshal has approved the current design, but if an easement to pass through the adjacent south property to Southcenter Blvd is not approved by the south neighbor, then the project will be required to provide a U-shaped fire access road around the perimeter of the property, which would reduce the recreation space to 10% of residential area. To be resolved during Design Review and the permitting process. 1 o Unit Density: Request to allow no maximum unit density. To be determined by zoning/building envelope method. o Setbacks: The proposed project will take out the URO ask and ask for the specific setbacks that are required. Current setbacks requested are: Front. 6 ft. Sides and Rear 10 ft level one, 20 ft level 2 and above (note current proposed design has greater setbacks, but don't want to limit development potential). The west setback may be altered to be a dedication for the future walkway to the Tight rail station. This is to be determined during Design Review and the permitting process. o Unit Size: The URO overlay ask will be taken out of the agreement; therefore, there will no longer be a limit on unit size. The ask for smaller studio sizes will be eliminated. o MFTE: It was determined that this issue should be addressed outside of the Development Agreement. The City views the MFTE as a regional program, rather than site -specific. Bellwether can participate in advocating for this outside of the DA. o Maximum Building Length: Request to eliminate this HDR requirement and to allow this to be reviewed during Design Review process. o Development Area Coverage: Request increase beyond the 50% limitation in HDR zone. (Moira to confirm what is included in this definition — building footprint or all impervious 'surface area). • Development Agreement Expiration Date Schedule: o Currently, there is not enough time built into the schedule to include Design Review. Bellwether to revise timeline to show adequate Design Review timeline. • Design Elements: o Frontage on S 152nd St: The City is looking to create a more pedestrian/residential street front (for example, relocating bike storage to the back and activate the front with more residential activity. o Building Length/Modulation: The east elevation was discussed as being very long. Design Review will ask for more modulation along the roof line. • Occupancy Limits per Unit: The City wanted to know how many occupants are allowed in each unit size. o Bellwether will provide more information about the way that Bellwether Property Management staff manages occupancy. o Current King County limits are as follows: SRO's/Efficiency Studio 1 bedroom 2 bedroom 3 bedroom 4 bedroom 5 bedroom 1person 1-2 people 1-3 people 2-5 people 4-7people 5-9 people 6-11 people o More information is about occupancy standards is attached. Thank you again for your time and attention to this project. We look forward to moving ahead with the Development Agreement. Sincerely, Alyssa 2 TUKWILA ACQUISITION SITE PROJECT TIMELINE Printed 10/20/2016 a' �aw�OOa�e Milestone �� c�a 4c°a ii UTUAI .Li f1PIANi 1 Wed 9/'1/N}16 9//1/701r, FEASIBILITY CONTINGENCY Wed 9/28/2016 12/28/2016 FINANCING CONTINGENCY Sat 12/27/2016 1/28/2017 ACQUISITION CLOSING Tues 1/28/2017 3/14/2017 ACQUSITION CLOSING + EXTENSION 1 Thurs 3/8/2017 4/13/2017 ACQUSITION CLOSING + EXTENSION 2 Sat 4/7/2017 5/13/2017 PUBLIC FUNDER PRE-APP MEETINGS Thurs 3/14/2017 6/15/2017 PUBLIC FUNDER APPLICATIONS Fri 6/15/2017 9/15/2017 PUBLIC FUNDER AWARDS Thurs 9/15/2017 12/14/2017 LIHTC PARTNERSHIP CLOSING Mon 12/14/2017 10/1/2018 CONSTRUCTION START Mon 10/1/2018 10/1/2018 I CONSTRUCTION COMPLETE (17 mos) / C of 0 Sun 10/1/2018 2/23/2020 ) /00.1ace \tip\o,\tip'\o,ti��\1°1tio\< \1°`,Q\ N. titi\A \N\Nr�titi\�ytiti\��titi\4) \N. \y�\��\y\yti\tip\ti\tip\°\ti\�\�ti\tip\ti\ti°\ti\tiA\3\�O\y� Project Timeline R:\Development\Projects\Active\Bollywood\Bollywood supplemental info City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director August 29, 2017 Corina Grigoras Managing Director, Housing Finance Unit Washington State Department of Commerce 1011 Plum Street SE; P.O. Box 42525 Olympia, WA 98504-2525 Subject: Potential future affordable housing project at 3481, 3601, and 3703 S 152 Street Dear Ms. Grigoras: The City of Tukwila's Comprehensive Plan designates the above site for high density residential housing. Given its location within % mile of the Tukwila International Boulevard Station and the current use of the site, a development by Bellwether would be a good use of the land. Supportive Comprehensive Plan goals and policies include: The City of Tukwila supports and collaborates with other jurisdictions and organization to assess housing needs, coordinate funding, and preserve and create affordable housing opportunities. (Goal 3.3) Continue supporting very low, low and moderate income housing as defined by King County income levels, to address the countywide need by supporting regional affordable housing development and preservation efforts. (Policy 3.3.3) Provide sufficient appropriate zoning for housing of all types including government assisted housing, housing for low income families, manufactured housing, multi family housing, group homes, and foster care facility subject to conditions that appropriately integrate them in to existing neighborhoods. (Policy 3.2.3) Encourage a full range of housing opportunities for all population segments, including very low income households earning less than 30% AMI, through actions including but not limited to revising the Tukwila zoning map and development codes as appropriate, which would engage a wide variety of housing types to be built. (Policy 3.2.2) Please let us know if you need any further information or support from us. Regards, \\(.11 ck Pace rector Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov f � City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director August 29, 2017 Quinnie Tan Housing Finance Program Manager King County Department of Community and Human Services 401 Fifth Avenue Suite 500 Seattle, WA 98104 Subject: Potential future affordable housing project at 3481, 3601, and 3703 S 152 Street Dear Ms. Tran: The City of Tukwila's Comprehensive Plan designates the above site for high density residential housing. Given its location within % mile of the Tukwila International Boulevard Station and the current use of the site, a development by Bellwether would be a good use of the land. Supportive Comprehensive Plan goals and policies include: The City of Tukwila supports and collaborates with other jurisdictions and organization to assess housing needs, coordinate funding, and preserve and create affordable housing opportunities. (Goal 3.3) Continue supporting very low, low and moderate income housing as defined by King County income levels, to address the countywide need by supporting regional affordable housing development and preservation efforts. (Policy 3.3.3) Provide sufficient appropriate zoning for housing of all types including government assisted housing, housing for low income families, manufactured housing, multi family housing, group homes, and foster care facility subject to conditions that appropriately integrate them in to existing neighborhoods. (Policy 3.2.3) Encourage a full range of housing opportunities for all population segments, including very low income households earning less than 30% AMI, through actions including but not limited to revising the Tukwila zoning map and development codes as appropriate, which would engage a wide variety of housing types to be built. (Policy 3.2.2) Please let us know if you need any further information or support from us. Regards, ack Pace Director Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov bellwether afford more than rent Date: June 23rd, 2017 To: City of Tukwila — City Hall 6200 Southcenter Boulevard Tukwila, WA 98188 Frorn: Bellwether Housing 1651 Bellevue Ave. Seattle, WA 98122 Subject: Development Agreement between the City of Tukwila and Bellwether Housing Dear Mayor Ekberg and City Councilmembers, Thank you for the opportunity to create a Development Agreement between the City of Tukwila and Bellwether Housing. Bellwether is committed to developing and operating housing in a manner that contributes to the economic vitality and public safety of a community, as well as preserves affordable housing options for low -wage households. Bellwether Housing has been focusing its efforts on the City of Tukwila because we see Tukwila as a community that is becoming increasingly vulnerable to the rising costs of housing that corresponds to new transit opportunities. Bellwether is under contract to acquire approximately 56,000 sf of land that is 0.3 miles north of the Tukwila light rail station. On this site, Bellwether proposes to develop approximately 116- 120 units of affordable housing and residential amenity space on five levels above structured parking, which includes one level of ground floor parking and one level of underground parking. The proposed unit mix and income levels are shown in the following table: Unit Mix (All) Studio O1/1BR 2BR 3BR TOTALS 30%AMI 3 14 6 3 26 50% AMI 6 43 16 9 74 60% AMI 1 5 6 4 16 80% AMI 0 0 0 0 0 100% AMI 0 0 0 0 0 Market Rate 0 0 0 0 0 TOTALS 10 62 28 16 116 a 9% 53�� 9100 I��y To create a comprehensive and a successful affordable housing project that complies with building code and funding requirements, and meets the needs of the future residents tha C yJi/E JUN 30 2017 Cornmi,n;ty, Oeveiopment 1651 Bellevue Ave., Seattle WA 98122 www.bellwetherhousing.org live there, Bellwether requests the following items to be included in the Development Agreement: a. Urban Renewal Overlay Standards: Apply the Urban Renewal Overlay District ("URO") Standards to the project Site. The site is currently zoned HDR and does not have any frontage on TIB. b. Building Height: Allow for an increase of building height from URO standards of 65 feet to 70 feet as measured from grade plane. This would be consistent with Building Code standards and is consistent with the Tukwila Village Development Agreement height limit for buildings with TIB frontage. c. Recreation Space: Reduce required Recreation Space standard to be more consistent with a compact urban development rather than suburban standard of 200 sf per unit. Bellwether proposes a Recreation Space requirement of 10% of residential area. Bellwether understands that it is important to the City that this Recreation Space be thoughtfully designed so that it accommodates the families who live there and benefits the surrounding neighborhood. d. Parking Reduction: Consider additional parking reductions, beyond 1:1, due to the proximity of the Site (0.3 miles) to the light rail station. e. Smaller Studio Units: Consider the use of proven, smaller well -designed studio units. Bellwether has built many studio units that function well at 400 sf. f. Multifamily Tax Exemption: Tukwila has not made broad use of the multifamily tax exemption that is authorized under state law. The MFTE would allow exemption for projects that have rents and incomes that are restricted to 60% AMI and below. The implementation of this exemption around the TIB and light rail station could help promote housing for a wide range of income levels. Thank you again for the opportunity to work with the City of Tukwila on this Development Agreement. Please let us know if you have questions or if you need additional information. Sincerely, Richard Loo Director of Real Estate Development Bellwether Housing Enclosure: Developer Agreement fees payable Development Agreement between the City of Tukwila and Bellwether Housing Page 2 of 2 RECEVED JUN 302011 romrnunl*V 1) :vE:IOW" 14 1 ANALYSIS OF RIGHT SIZE PARKING STUDY Overview Bellwether reviewed the Right Size Parking study completed for Tukwila in 2014 and attempted to analyze the data found in table 2 of the report in a couple of different ways. • Sites within al/2 mile radius of the light rail stations are widely considered to be transit -oriented. We determined that 6 of the 18 sites are within a 1/2 radius of the TIB Station (sites 1, 2, 3, 4, 6, and 9) and 3 are % mile or less from the Angle Lake Station (sites 7, 8, and 10). However, since the Angle Lake Station was not opened until 2016, those three sites were incorporated into the Non-TOD figures where applicable. • Where applicable, data points for a subset of properties identified as affordable housing were isolated into subgroups. • Area median income percentage ("AMI") level of rent rates were extrapolated based on rents provided in table 2 and 2014 rent and income levels published by the Washington State Housing Finance Commission. AMI percentages were determined on a floorplan by floorplan basis for every site surveyed and an aggregate AMI percentage was determined for the building as a whole. Observations Paid vs. Free vs. Affordable Breakdown of Average Observed Uses Non- TIB- Rent Property subgroup Count All TOD TOD AMI Paid parking 6 1.165 1.160 1.170 50.1% Free parking 12 1.133 1.146 1.093 43.6% Affordable only (free) 3 0.930 0.930 n/a 39.4% • The chart above breaks down the observed sites into three primary groups — paid parking, free parking, and affordable housing (which is a subset of free parking). • There is a significantly lower observed use of parking for sites identified as affordable housing (0.930) than sites where parking is free (1.133, +22%) or paid (1.165, +25%). • There also appears to be a direct relationship with increases in rent and increases in observed parking use. This trend appears to correlate higher rates of car ownership with higher income households, similarly to observed uses for affordable housing vs. market rate housing. • When looking specifically at sites within % mile radius of the TIB station, there appears to be a lower observed use of parking at sites where parking is free (1.093) compared to paid parking (1.170). Page I 1 bellwether ANALYSIS OF RIGHT SIZE PARKING STUDY Impact of Larger Unit Sizes Analysis of larger household units (2+ Br) Property subgroup Parking Rent ratio AMI % < 40% large units 40%-60% large units > 60% large units 0.968 1.142 1.323 38.8% 47.6% 48.4% • The above chart breaks down the observed sites into three basic categories: sites with less than 40% large units, 40% to 60% large units, and more than 60% large units. • There appears to be a direct relationship between observed use of parking and the relative percentage of 2 bedroom and larger units. The rate of observed use of parking increases as the percentage of larger units increases. • Rent levels for smaller floorplans appear to be lower than those for larger floorplans. This may indicate a correlation between increasing rates of car ownersnip and higher household incomes. Page 12 bellwether KING COUNTY Effective: 12/18/13 TO 3/5/15 (ARCHIVE) 2014 Median Income: $88,200 Maximum HOUSEHOLD INCOME for All Tax Credit and Bond Financed Properties (REQUIRED to qualify residents.) Set -Aside /o 1 Person 2 People 3 People 4 People 5 People 6 People 7 People 8 People 80% $ 49,440 $ 56,480 $ 63,520 $ 70,560 $ 76,240 $ 81,920 $ 87,520 $ 93,200 60% $ 37,080 $ 42,360 $ 47,640 $ 52,920 $ 57,180 $ 61,440 $ 65,640 $ 69,900 50% $ 30,900 $ 35,300 $ 39,700 $ 44,100 $ 47,650 $ 51,200 $ 54,700 $ 58,250 45% $ 27,810 $ 31,770 $ 35,730 $ 39,690 $ 42,885 $ 46,080 $ 49,230 $ 52,425 40% $ 24,720 $ 28,240 $ 31,760 $ 35,280 $ 38,120 $ 40,960 $ 43,760 $ 46,600 35% $ 21,630 $ 24,710 $ 27,790 $ 30,870 $ 33,355 $ 35,840 $ 38,290 $ 40,775 30% $ 18,540 $ 21,180 $ 23,820 $ 26,460 $ 28,590 $ 30,720 $ 32,820 $ 34,950 Maximum RENTS for Projects Based on UNIT SIZE Low -Income Housing Tax Credit Program Set -Aside Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 Bedroom 60% $ 927 $ 993 $ 1,191 $ 1,376 $ 1,536 $ 1,694 50% $ 772 $ 827 $ 992 $ 1,146 $ 1,280 $ 1,411 45% $ 695 $ 744 $ 893 $ 1,032 $ 1,152 $ 1,270 40% $ 618 $ 662 $ 794 $ 917 $ 1,024 $ 1,129 35% $ 540 $ 579 $ 694 $ 802 $ 896 $ 988 30% $ 463 $ 496 $ 595 $ 688 $ 768 $ 847 Source: http://www.wshfc.org/limits//detaiLaspx?County=king&Year-2014 Right Size Parking October 2014 Figure 10: Tukwila and SeaTac Study Site Locations S 142nd St 14 r1 • i N16 c 17 144th,St ,f d tit Let �94 S 147th St gPSOrb f 12 Idt ,po,da fd� Q' Tukwila Strander Blvd Minkler Blvd 0 Study Site Transit Agency and Mode i-j Local Bus Route Link Light Rail Station Link Light Rail O City Limits Regional Bus Route Circles are approximately 1 mile diameter; intended to approximate radius from light rail/TOD 21 Select South King County Cities — Parking Requirements: RENTON: 4-4-080 PARKING, LOADING AND DRIVEWAY REGULATIONS http://www.codepublishing.com/WA/Renton/html/Renton04/Renton0404/Renton0404080.html RESIDENTIAL USES IN CENTER DOWNTOWN ZONE: Attached dwellings: A minimum and maximum of 1 per unit. Attached dwellings for low income: 1 for every 4 dwelling units is required. A maximum of 1.75 per dwelling unit is allowed. Congregate residences: A minimum and maximum of 1 per 4 sleeping rooms and 1 for the proprietor, plus 1 additional space for each 4 persons employed on the premises. Assisted living: A minimum and maximum of 1 space per residential unit of assisted living, plus dedicated parking spaces for facility fleet vehicles. Detached dwellings (existing legal): A minimum of 2 per unit. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. KENT: 15.05.070 Off-street parking regulations for downtown commercial and downtown commercial enterprise districts. http://www.codepublishing.com/WA/Kent/ 3. In MTC-1, MTC-2, and MCR zoning districts, a minimum of three -fourths (0.75) parking space per dwelling unit, or conduct a parking feasibility study to determine need. No spaces provided for recreation vehicles. 4. In MTC-1, MTC-2, and MCR zoning districts, one (1) parking space for every four (4) dwelling units, or conduct a parking feasibility study to determine need. 0 Cf tr ig !�" ,-Tss r` e t�" T� k �s¢ its i . SiZe King County Multi-Family1tesi entlai Parking Calculator R Parking TOOLS g0 BALANEE SUPPLY HEt P US 1%rDATE CALCULATOR ABOUT IRS SITE ,c-i; tor. Building & Parking Specifications Meese Si`:_F15rattnR: u'Jill Giipai The preset va:ues below represent regional average values (from field work) for buikLng and patting specifications These represent the default values fur which all parking use raLos are estimated See below the break for gudant0 on unbundled and affordable housing options STIUDI0S 1 BEDROOMS' 2 BEDROOMS 3+BEDROOMS. TOTAL NUMBER AVERAGE RESIDENTIAL OF UNITS RENT (5) AREA (SQ FT) 23 `---- 5800! [--------_425J 38 Semi650 351-----_St,1o01 B00 161i 51,225 • 1100 112 5954 80,075 • NUMBER OF AFFORDABLE UNITS: MONTHLY PRICE PER STALL: (S) 112 J 1.40 139.410 113 470 Oa.910 50 350 33.780 Jobs: Concentration Low to High 237.250 132.560 127.240 71.920 16 600 Transit Service: Concentration Low to High 1 654 1 514 1,366 1 218 1,070 JetTa Location Characteristics 2nd St 62,907 Population concentration similar to' Eastgate, Factoria or Fauntleroy 16,600 Job concentration similar to: Kent East Hill 1,593 Transit service concentration similar to: 3rd Ave/Tunnel Corridor in Seattle CBD Parking/Unit Ratio (?lumber of Stalls) c 5Sty .._ _ .. r_15 Stm33 S 152nd St Vf S 152nd St 3 Parcels Selected 0 Building & Parking Location Specifications Characteristics Impact Rarking/Unit Ratio 0 0.85 Parking Impacts Estimated Utilization Compared To (From Model) Estimated Parking Use Ratio: 0.85 Total Stalls Surface Parking Total Capital Costs (Land & Construction): Monthly Costs per Residential Unit (including O&M): Annual GHG Emissions from Construction and Maintenance (kg CO2e): Structure Parking Total Capital Costs (Land & Construction): Monthly Costs per Residential Unit (including O&M): Annual GHG Emissions from Construction and Ivlaintenance (kg CO2e): Estimated Annual VMT of Building Residents: GHG Emissions from Vehicle Use of Residents (kg CO2): 284 $2,011,111 $64 20,199 $7,667,203 $205 49,219 2,654,630 1,079,058 Development Agreement for Bellwether Tukwila Apartments Project: Comments and Rationale 1. Section X. (Page 4): Effective Date of Development Agreement: December 31, 2023 Rationale: It is Bellwether's intention to obtain a building permit by the end of 2018 so that we can begin construction of the Project in early 2019; however, we cannot guarantee that the Project will be awarded funds from the King County TOD fund, the King County General fund, and the WA State Housing Trust fund by the end of 2017. These three funding sources are critical to moving forward with the project this year. If one of these three sources is not awarded to the Project, then we will have to wait to apply for another funding round. The King County TOD funding round will not open again for applications until the fall of 2022. If the Project is not awarded funds for this round by the end of 2017, then we will have to wait until the Fall of 2022 to apply again. During these 5 years, Bellwether plans to hold the property and continue to rent the 4 houses during those years. If the Project does receive an award of funding this 2017 round, the timeline will be as follows: • 09/2017: Apply for Public Funding (King County TOD funds and other sources as required) • 12/2017: Public Funding Awarded • 01/2018: Apply for Tax Credits ) /��� �I , • 04/2018: Tax Credit Allocation Awarded /6 �v Pell l ad • 04/2018: Apply for Building Permit • 12/2018: Building Permit Issued • 01/2019: Close on Financing and Start Construction If the Project does not receive an award of funding this 2017 round, the timeline will be as follows: • 09/2022: Apply for Public Funding (King County TOD funds and other sources as required) • 12/2022: Public Funding Awarded • 01/2023: Apply for Tax Credits • 04/2023: Tax Credit Allocation Awarded • 04/2023: Apply for Building Permit • 12/2023: Building Permit Issued • 01/2024: Close on Financing and Start Construction 2. Section X. (Page 5): Development Standards (Conditions) (4): The following data is taken directly from the King County Right Sized Parking study for the Property: � 1 1 Right Size Parking October 2014 Table 2: RSP Web Calculator Tukwila and SeaTac Study Sites Results * * Descriptions of variables and methodology available at www,rightsizeparking,org. Variables TOD/Station Studio Units 1 Br Units 2 Br Units 3+ Br Units Studio Rent 1 Br Rent 2 Br Rent 3+ Br Rent Avg. Sqft per Unit Affordable Units Mo. Parking Cost Population Tubs Transit Service RSP Forecasted Use (spaces per unit) Observed Use (spaces per unit) Parking Supplied (spaces per unit) Percent Error Observed At/Below 1:1? # of units # of parking stalls (est.) % of 2+ Br Units AMI Rent % Estimates Studio Units 1 Br Units 2 Br Units 3+ Br Units Average Rent AMI % Afforability Rank Input Output TOD - Tukwila International Boulevard Station Site 1 Site 2 Site 3 Site 4 Site 6 Site 9 TIB TIB TIB TIB TIB TIB TOD - Angle Lake Station Site 7 Site 8 Site 10 Angle Lk Angle Lk Angle Lk Non-TOD Properties Site 5 Site 11 Site 12 Site 13 Site 14 Site 15 Site 16 Site 17 Site 18 n/a n/a n/a n/a n/a n/a n/a n/a n/a 47 - - 40 - 14 - 236 7 38 - - - - - - - - 22 18 62 7 55 166 - 18 83 8 80 10 16 8 24 40 48 - 17 18 81 18 26 157 - 14 89 34 99 48 24 24 24 16 32 - - - 8 - - 3 - 16 - 4 - 10 - 4 - - $ 550 $ - $ - $ 809 $ - $ 650 $ - $ 560 $ 845 $ 648 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 765 $ 850 $ 894 $ 850 $ 750 $ 650 $ - $ 895 $ 787 $ 700 $ 730 $ 625 $ 731 $ 1,012 $ 731 $ 625 $ 725 $ - $ 925 $ 1,000 $ 1,032 $ 1,000 $ 920 $ 755 $ - $ 1,225 $ 948 $ 850 $ 950 $ 795 $ 956 $ 1,181 $ 893 $ 775 $ 900 $ - $ - $ - $ 1,437 $ - $ - $ 893 $ - $ 1,400 $ - $ 1,090 $ - $ 835 $ - $ 1,485 $ - $ - $ - 457 741 905 705 924 772 749 495 967 716 821 769 690 770 1,047 722 594 707 - - - - - - 325 236 - - 46 - - - - - - - $ - $ - $ 25 $ 29 $ - $ 30 $ - $ - $ 45 $ 20 $ - $ - $ - $ 35 $ - $ - $ - $ - 62,862 62,727 62,586 62,099 62,740 62,008 56,531 55,509 55,953 62,726 65,302 59,789 64,422 64,803 64,574 64,287 62,529 62,293 40,524 41,300 41,599 40,995 42,605 40,312 44,060 47,254 46,166 43,383 42,373 51,507 41,761 41,304 41,528 41,348 40,795 39,696 1,307 1,289 1,329 1,364 1,294 1,300 1,238 1,198 1,300 1,222 1,245 1,272 1,331 1,262 1,253 1,262 1,319 1,273 0.87 1.13 1.10 1.05 1.21 1.02 0.92 0.73 1.19 1.11 0.99 1.14 1.14 1.11 1.30 1.14 1.02 1.13 0.76 1.19 1.31 1.33 1.33 0.87 0.82 0.97 1.16 1.32 1.00 1.14 1.24 1.00 1.72 1.00 1.27 1.15 1.30 1.41 1.53 1.28 1.44 1.25 1.00 1.27 1.65 1.50 1.78 1.28 1.76 1.00 1.72 1.20 1.36 1.91 15% -5% -16% -21% -9% 17% 12% -25% 3% -16% -1% 0% -8% 11% -24% 14% -20% -2% YES NO NO NO NO YES YES YES NO NO YES NO NO YES NO YES NO NO 47 39 36 191 25 95 326 236 55 210 46 179 68 40 36 48 56 80 61 55 55 244 36 119 326 300 91 315 82 229 120 40 62 58 76 153 0.0% 43.6% 50.0% 46.6% 72.0% 27.4% 49.1% 0.0% 54.5% 42.4% 82.6% 55.3% 85.3% 60.0% 77.8% 50.0% 28.6% 40.0% 35.6% 0.0% 0.0% 52.4% 0.0% 42.1% 0.0% 36.2% 54.7% 41.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 46.2% 51.4% 54.0% 51.4% 45.3% 39.3% 0.0% 54.1% 47.6% 42.3% 44.1% 37.8% 44.2% 61.1% 44.2% 37.8% 43.8% 0.0% 46.6% 50.4% 52.0% 50.4% 46.3% 38.0% 0.0% 61.7% 47.8% 42.8% 47.9% 40.1% 48.2% 59.5% 45.0% 39.0% 45.3% 0.0% 0.0% 0.0% 62.6% 0.0% 0.0% 38.9% 0.0% 61.0% 0.0% 47.5% 0.0% 36.4% 0.0% 64.7% 0.0% 0.0% 0.0% 35.6% 46.4% • 50.9% 53.2% 50.7% 45.1% 38.7% 36.2% 58.1% 46.6% 43.1% 46.2% 39.2% 46.6% 60.4% 44.6% 38.1% 44.4% 1 11 15 16 14 9 4 2 17 13 6 10 5 12 18 8 3 7 Breakdown of Average Observed Uses Property subgroup Rent Count All Non-TOD TIB-TOD AMI % Paid parking 6 1.165 1.160 1.170 50.1% Free parking 12 1.133 1.146 1.093 43.6% Affordable only (free) 3 0.930 0.930 n/a 39.4% Analysis of larger household units (2+ Br) Property subgroup <40% large units 40%-60% large units > 60% large units Parking Rent Count ratio AMI % 4 0.968 38.8% 10 1.142 47.6% 4 1.323 48.4% Parcel Number 004300-0108 004300-0112 004300-0116 Valued Year 2017 2017 2017 Tax Year 2018 2018 2018 Seasons Apartment 40 units in 4 buildings that are 2 story built in 1982 1.27 acres King County Housing Authority 122 units in 12 buildings that are 2 story built in 1984 5 acres Courtyard at South Station 39 units in 4 buildings that are 2 story built in 1987 1.65 acres Appraised Land Value 147,000 225.600 164,000 Appraised Imps Value 124,000 Appraised Total ($) 271,000 225,600 227,000 391,000 Taxable Land Value $m 14,700 225600 164,000 404,300 Taxable Taxable Total Total Taxes Imps Value ($) $Paid 124,000 271,000 225,600 227,000 391,000 351,000[ 887,600 554,400 3,734,600 3,175 2,996 4,578 10,750 4,290,000 58,292.70 7,100 3,829,900 4,547,000 Comparison of 28 units of 4 story wood frame construction vs 112 units of 5 over 1 construction 28 Units 4 Story Cost per sf per International Building Code $117for VB 112 Units 5 over 1 $174 for IA - $121 for VA t`^,lo'►I) tom'° ctc��� C;41 C 28 units 750 each otil Square Feet Valuation of the building 21,000 2,457,000 34,962 6,083,388 96,867 11,720,907 0 City's share of Property Taxes collected 21.2% Lot Size (sq. ft.) 673 14760 635 22564 971 19112 2,279] 56436 1.295592287 acres 28.5030303 units 12,358 56,506.29 11,979 Land Value Taxable Total Total Taxes 800,000 3,257,000 41,689 City's share of Approximate Property Taxes taxes 2.97 21.2%(2.50+.47) per collected 21.2 $1000AV 8,838j 9,673 1,600,000 7,683,388 11,720,907 19,404,295 248,374 [ 52,655 57,630 Development Agreement for Bellwether Tukwila Apartments Project: Comments and Rationale 1. Section X. (Page 4): Effective Date of Development Agreement: December 31, 2023 Rationale: It is Bellwether's intention to obtain a building permit by the end of 2018 so that we can begin construction of the Project in early 2019; however, we cannot guarantee that the Project will be awarded funds from the King County TOD fund, the King County General fund, and the WA State Housing Trust fund by the end of 2017. These three funding sources are critical to moving forward with the project this year. If one of these three sources is not awarded to the Project, then we will have to wait to apply for another funding round. The King County TOD funding round will not open again for applications until the fall of 2022. If the Project is not awarded funds for this round by the end of 2017, then we will have to wait until the Fall of 2022 to apply again. During these 5 years, Bellwether plans to hold the property and continue to rent the 4 houses during those years. If the Project does receive an award of funding this 2017 round, the timeline will be as follows: • 09/2017: Apply for Public Funding (King County TOD funds and other sources as required) • 12/2017: Public Funding Awarded • 01/2018: Apply for Tax Credits • 04/2018: Tax Credit Allocation Awarded • 04/2018: Apply for Building Permit • 12/2018: Building Permit Issued • 01/2019: Close on Financing and Start Construction If the Project does not receive an award of funding this 2017 round, the timeline will be as follows: • 09/2022: Apply for Public Funding (King County TOD funds and other sources as required) • 12/2022: Public Funding Awarded • 01/2023: Apply for Tax Credits • 04/2023: Tax Credit Allocation Awarded • 04/2023: Apply for Building Permit • 12/2023: Building Permit Issued • 01/2024: Close on Financing and Start Construction 2. Section X. (Page 5): Development Standards (Conditions) (4): The following data is taken directly from the King County Right Sized Parking study for the Property: Impact Parking Impacts Estimated Utilization Compared To (From Model) ;User Estimated Parking Use Ratio: 0.85 Total Stalls: Surface Parking Total Capital Costs (Land & Construction): Monthly Costs per Residential Unit (including O&M): Annual GHG Emissions from Construction and Maintenance (kg CO2e): Structure Parking Total Capital Costs (Land & Construction): Monthly Costs per Residential Unit (including O&M): Annual GHG Emissions from Construction and Maintenance (kg CO2e): Estimated Annual VMT of Building Residents: GHG Emissions from Vehicle Use of Residents (kg CO2): 284 $2,011,111 $64 20,199 $7,667,203 $205 49,219 2,654,630 1,079,058 V Right Size Size King County Multi -Family Residential Parking Calculator Parking TOOLS TO BALANCE SUPPLY HELP tiS UPDATE CII&ATOR 14BOUT THIS SITE Building & Parking Specifications The preset va_tes below represent reganal average vakies (irom field work) bird ng and packing speciftations These represent tine detain vatues tur wh ch all parkino use rat as are estnnated See below the break for gunanee on unbundled and attordabie housing opcons NUMBER AVERAGE RESIDENTIAL OF UNITS RENT (S) AREA (SO FT) r— sTUDIL OS 231 .[ $800' [ 4251 _ — r- 1 BEDROOMS 1 38' I $800 L 6501 2 BEDROOMS I 381 r 51,100. [ aool 3-T BEDROOMS: I -- ; — ---;16 i ] $1,225! L 11001 I TOTAL 112 5964 80,075 NUMBER OF AFFORDABLE UNITS: MONTHLY PRICE PER STALL: (S) I SO 139 410 113 470 ,33 910 3 350 43 730 r- Jobs: Concentration Low to High 237 250 132 50) 12' 240 71 920 64.0 Transit Service: Concentration Low to High 1 60-4 1 514 1 35-.) 1 21C 1 370 H 2nd St 62,907 Population concentration sint!ar to. Eastgate, Factoria or Fauntleroy 16,600 Job concentration similar to Kent East Hill 1,593 Transit service concentration similar to 3rd Ave/Tunnel Corridor in Seattle CBD Parking/Unit Ratio (Number of Stalls) o'? 5' 4 7, S 152nd St 2 cc -2 S 152nd St Map Sole...hie ANALYSIS OF RIGHT SIZE PARKING STUDY Overview Bellwether reviewed the Right Size Parking study completed for Tukwila in 2014 and attempted to analyze the data found in table 2 of the report in a couple of different ways. • Sites within a % mile radius of the light rail stations are widely considered to be transit -oriented. We determined that 6 of the 18 sites are within a % radius of the TIB Station (sites 1, 2, 3, 4, 6, and 9) and 3 are %A mile or Tess from the Angle Lake Station (sites 7, 8, and 10). However, since the Angle Lake Station was not opened until 2016, those three sites were incorporated into the Non-TOD figures where applicable. • Where applicable, data points for a subset of properties identified as affordable housing were isolated into subgroups. • Area median income percentage ("AMI") level of rent rates were extrapolated based on rents provided in table 2 and 2014 rent and income levels published by the Washington State Housing Finance Commission. AMI percentages were determined on a floorplan by floorplan basis for every site surveyed and an aggregate AMI percentage was determined for the building as a whole. Observations Paid vs. Free vs. Affordable Breakdown of Average Observed Uses Non- TIB- Rent Property subgroup Count All TOD TOD AMI Paid parking 6 1.165 1.160 1.170 50.1% Free parking 12 1.133 1.146 1.093 . 43.6% Affordable only (free) 3 0.930 0.930 n/a 39.4% • The chart above breaks down the observed sites into three primary groups — paid parking, free parking, and affordable housing (which is a subset of free parking). • There is a significantly lower observed use of parking for sites.identified as affordable housing (0.930) than sites where parking is free (1.133, +22%) or paid (1.165, +25%). • There also appears to be a direct relationship with increases in rent and increases in observed parking use. This trend appears to correlate higher rates of car ownership with higher income households, similarly to observed uses for affordable housing vs. market rate housing. • When looking specifically at sites within % mile radius of the TIB station, there appears to be a lower observed use of parking at sites where parking is free (1.093) compared to paid parking (1.170). Page I 1 bellwether ANALYSIS OF RIGHT SIZE PARKING STUDY Impact of Larger Unit Sizes Analysis of larger household units (2+ Br) Parking Rent Property subgroup ratio AMI < 40% large units 0.968 38.8% 40%-60% large units 1.142 47.6% > 60% large units 1.323 48.4% • The above chart breaks down the observed sites into three basic categories: sites with less than 40% large units, 40% to 60% large units, and more than 60% large units. • There appears to be a direct relationship between observed use of parking and the relative percentage of 2 bedroom and larger units. The rate of observed use of parking increases as the percentage of larger units increases. • Rent levels for smaller floorplans appear to be lower than those for larger floorplans. This may indicate a correlation between increasing rates of car ownership and higher household incomes. Page 12 bellwether Right Size Parking October 2014 Table 2: RSP Web Calculator Tukwila and SeaTac Study Sites Results • • Descriptions of variables an Variables TOD/Station: Studio Units 1 Br Units 2 Br Units 3+ Br Units Studio Rent 1 Br Rent 2 Br Rent 3+ Br Rent Avg. Sqft per Unit Affordable Units Mo. Parking Cost Population lobs Transit Service RSP Forecasted Use (spaces per unit) Observed Use (spaces per unit) Parking Supplied (spaces per unit) Percent Error Observed At/Below 1:17 8 of units 8 of parking stalls (est.) %of 2+ Br Units AMI Rent %Estimates Studio Units 1 Br Units 2 Br Units 3+ Br Units Average Rent AMI % Afforability Rank Input Output TOD - Tukwila International Boulevard Station Site 1 Site 2 Site 3 Site 4 Site 6 Site 9 TIB TIB TIB TIB TIB 716 TOD - Angle Lake Station Site 7 Site 8 Site 10 Angle Lk Angle Lk Angle Lk Non-TOD Properties Site 5 Site 11 Site 12 Site 13 Site 14 Site 15 Site 16 Site 17 Site 18 n/a n/a n/a n/a n/a n/a n/a n/a n/a 47 - - 40 - 14 236 7 38 - - - - - - - - 22 18 62 7 55 166 - 18 83 8 80 10 16 8 24 40 48 - 17 18 81 18 26 157 - 14 89 34 99 48 24 24 24 16 32 - - - 8 - - 3 16 - 4 - 10 - 4 - - $ 550 $ - $ - $ 809 $ - $ 650 $ - $ 560 $ 845 $ 648 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 765 $ 850 $ 894 $ 850 $ 750 $ 650 $ - $ 895 $ 787 $ 700 $ 730 $ 625 $ 731 $ 1,012 $ 731 $ 625 $ 725 $ - $ 925 $ 1,000 $ 1,032 $ 1,000 $ 920 $ 755 $ - $ 1,225 $ 948 $ 850 $ 950 $ 795 $ 956 $ 1,181 $ 893 $ 775 $ 900 $ - $ - $ - $ 1,437 $ - $ - $ 893 $ - $ 1,400 $ - $ 1,090 $ - $ 835 $ - $ 1,485 $ - $ - $ - 457 741 905 705 924 772 749 495 967 716 821 769 690 770 1,047 722 594 707 h .7 $ - $ - $ 25 $ 29 $ - $ 30 $ - $ - $ 45 $ 20 $ - $ - $ - $ 35 $ - $ - $ - $ - 62,862 62,727 62,586 62,099 62,740 62,008 56,531 55,509 55,953 62,726 65,302 59,789 64,422 64,803 64,574 64,287 62,529 62,293 40,524 41,300 41,599 40,995 42,605 40,312 44,060 47,254 46,166 43,383 42,373 51,507 41,761 41,304 41,528 41,348 40,795 39,696 1,307 1,289 1,329 1,364 1,294 1,300 1,238 1,198 1,300 1,222 1,245 1,272 1,331 1,262 1,253 : 1,262 1,319 1,273 - - -^- � 1.13 1.10� 110 0.92 0.73 1.19 1.11 0.99 1.14 1.14 5.. 11 0 1.i' 0.76 1.19 1.31 1.33 1.33 0.87 0.82 0.97 1.16 1.32 1.00 1.14 1.24 1.00 1.72 1.00 1.27 1.15 1.30 1.41 1.53 1.28 1.44 1.25 1.00 1.27 1.65 1.50 1.78 1.28 1.76 1.00 1.72 1.20 1.36 1.91 15% -5% -9% 1+7% 1296 =: 3% -1% 0% 8% : -lr -2% YES NO NO NO NO YES YES YES NO NO YES NO NO YES NO YES NO NO 47 39 36 191 25 95 326 236 55 210 46 179 68 40 36 48 56 80 61 55 55 244 36 119 326 300 91 315 82 229 120 40 62 58 76 153 0.0% 43.6% 50.0% 46.6% 72.0% 27.4% 49.1% 0.0% 54.5% 42.4% 82.6% 55.3% 85.3% 60.096 77.8% 50.0% 28.6% 40.0% 35.6% 0.0% 0.0% 52.4% 0.0% 42.1% 0.0% 36.2% 54.7% 41.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 46.2% 51.4% 54.0% 51.4% 45.3% 39.3% 0.0% 54.1% 47.6% 42.3% 44.1% 37.8% 44.2% 61.1% 44.2% 37.8% 43.8% 0.056 46.6% 50.4% 52.0% 50.4% 46.3% 38.0% 0.0% 61.7% 47.8% 42.8% 47.9% 40.1% 48.2% 59.5% 45.0% 39.0% 45.3% 0.0% 0.0% 0.0% 62.6% 0.0% 0.0% 38.9% 0.0% 61.0% 0.0% 47.5% 0.0% 36.4% 0.0% 64.7% 0.0% 0.0% 0.0% 35.6% 46.4% 50.9% 53.2% 50.7% 45.1% 38.7% 36.2% 58.1% 46.6% 43.1% 46.2% 39.2% 46.6% 60.4% 44.6% 38.1% 44.4% 1 4 2 61' 5immummit_:a 3 -. 7 Breakdown of Average Observed Uses Rent Property subgroup Count All Non-TOD TIB-TOD AMI% Paid parking 6 1.165 1.160 1.170 50.1% Free parking 12 1.133 1.146 1.093 43.6% Affordable only (free) 3 0.930 0.930 n/a 39.4% Analysis of larger household units (2+ Br) Property subgroup <40% large units 40%-60% large units > 60% large units Parking Rent Count ratio AMI % 4 0.968 38.8% 10 1.142 47.6% 4 1.323 48.4% 4 KING COUNTY Effective: 12/18/13 TO 3/5/15 (ARCHIVE) 2014 Median Income: $88,200 Maximum HOUSEHOLD INCOME for All Tax Credit and Bond Financed Properties (REQUIRED to qualify residents.) Set -Aside /o 1 Person 2 People 3 People 4 People 5 People 6 People 7 People 8 People 80% $ 49,440 $ 56,480 $ 63,520 $ 70,560 $ 76,240 $ 81,920 $ 87,520 $ 93,200 60% $ 37,080 $ 42,360 $ 47,640 $ 52,920 $ 57,180 $ 61,440 $ 65,640 $ 69,900 50% $ 30,900 $ 35,300 $ 39,700 $ 44,100 $ 47,650 $ 51,200 $ 54,700 $ 58,250 45% $ 27,810 $ 31,770 $ 35,730 $ 39,690 $ 42,885 $ 46,080 $ 49,230 $ 52,425 40% $ 24,720 $ 28,240 $ 31,760 $ 35,280 $ 38,120 $ 40,960 $ 43,760 $ 46,600 35% $ 21,630 $ 24,710 $ 27,790 $ 30,870 $ 33,355 $ 35,840 $ 38,290 $ 40,775 30% $ 18,540 $ 21,180 $ 23,820 $ 26,460 $ 28,590 $ 30,720 $ 32,820 $ 34,950 Maximum RENTS for Projects Based on UNIT SIZE Low -Income Housing Tax Credit Program Set -Aside Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 Bedroom 60% $ 927 $ 993 $ 1,191 $ 1,376 $ 1,536 $ 1,694 50% $ 772 $ 827 $ 992 $ 1,146 $ 1,280 $ 1,411 45% $ 695 $ 744 $ 893 $ 1,032 $ 1,152 $ 1,270 40% $ 618 $ 662 $ 794 $ 917 $ 1,024 $ 1,129 35% $ 540 $ 579 $ 694 $ 802 $ 896 $ 988 30% $ 463 $ 496 $ 595 $ 688 $ 768 $ 847 Source: http://www.wshfc.org/limits/detail.aspx?County=king&Year=2014 Right Size Parking October 2014 Figure 10: Tukwila and SeaTac Study Site Locations 5 142nd St 14 r S 144th St ter► 2 Strander Blvd Minkler Blvd Study Site Transit Agency and Mode ® Local Bus Route Link Light Rail Statism Link Light Rail O City Limits Regional Bus Route Circles are approximately 1 mile diameter; intended to approximate radius from light rail/TOD 21 110. i Bellwether Affordable Apartments 112 Unit Apartment Building Project Description The proposed Transit Oriented Development project is located within close proximity walking distance to the Tukwila International Boulevard Transit Center, providing access to both light rail and bus services. The proposed includes 112 units of affordable apartments for a variety of income levels. The building is comprised of five levels of type VA construction over one level & basement of type 1A construction (podium building). Parking is provided at a ratio of 1:1 (112 stalls) in levels 1 & basement (P1) as well as on surface. Residential amenity areas are distributed throughout the project including level one entry lobby / lounge, level 2 community room and courtyards and level 5 sunroom and terrace. Care has been taken to site the proposed apartment building to provide adequate setbacks to adjacent low-rise uses. Additional upper level setbacks have been provided to reduce the overall massing and to provide south facing open space and view opportunities for residents. An exceptional view of the transit center will be provided, strengthening the project's connection to Transit opportunities. A variety of ground level amenity / open space areas are provided to accommodate active kid's play areas and more passive walking and gathering areas. A large front yard setback will provide opportunity for public plaza open space along the improved S. 152nd street frontage. Bellwether Affordable Apartments Vicinity Map Scanle-Ta(}xn.l Int"rattan;.i Airtx tt Tukwila, Washington iv, LittitiNZILIII 45 i ,;:!%,,i. 141441 al��ei■il• ��1 -ji litiati al !!!!frIhi lommum! ���... ag.al • -Nam 11H!!!I 1S2110 Ur... Ni'shfAd Sn..thcenle, O JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle. WA 98188 ..— Phone 206.766.8300 11 kwda Fanxly Fu1 Grime, s Project Information Site Addresses: 3481 S 152nd Street - KC Parcel #0043000108 3601 S 152nd Street - KC Parcel #0043000112 3703-3707 S 152nd Street - KC Parcel #0043000116 Legal Description: Parcel A: Lot 7, Block 2, Third addition to Adams Home Tracts, recorded in volume 15 of plats, page 17, in King County, Washington. Parcel B: The west 63 feet Lot 8, Block 2, Third addition to Adams Home Tracts, recorded in volume 15 of plats, page 17, records of King County, Washington. Tukwila, Washington Sheet Index: PO Coversheet P1 Site Photos P2 Site Survey & Proposed Site Plan P3 Schematic Floor Plans: P1 & 1 P4 Schematic Floor Plans 2 & 3/4 P5 Schematic Floor Plans 5 & 6 P6 Schematic Floor Plans Roof & Detail P7 Schematic Elevations P8 Schematic Elevations P9 Schematic Sections P10 Schematic 3d Views Funding Application 09-14-2017 PO S. 152nd Street - Site Frontage S. 152nd Street - Adjacent West Apartments West Edge Potential Mount Rainier and Tukwila Transit Center - view opportunities to south SW Edge - Adjacent apt. parking Tukwila International Boulevard Transit Center - physical and visual connections Bellwether Affordable Apartments • Tukwila, Washington JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle. WA 98188 we e}ohn•onbnund.com Phone 206 766 8300 South Edge - Adjacent apt. parking S. 152nd Street - Adjacent East Apartments South Easement Aerial Site Photo South Edge Site Photos P 1 Funding Application 09-14-2017 \lJ - ss $S FENCE CORNER 0.2'S&0.7'E OF CORNER 70 p001r TRP075 H0M - 8641 • Nu / 1 / 30�,010 )NS GRR II \ \ \/ IN " e00OO4 19 75 LO nn-p0,,a517) 336� GATE G'S \/ \6 / \ �" r-/ -1- / 5'HWF x 330 /326 FENCE CORNER 0.6'S&0.9'E OF CORNER r � /NO PARKING ON WALKWAY" 3481 PARCEL A 30' PRIVATE INGRESS/EGRESS EASEMENT REC. NO. 5092557 324 " 1122.91 6'CLF W/BW 1N881 46"W 185.92 i ��7 10, 00 30 p257 .c 1 LC 16 WIBE - GATE Bellwether Affordable Apartments [6 CARPORT/ ♦ / TVB4 / • / /3703 37051 FENCE CROSSES PROP. LINE �t 17 ...,n0 NO PARKING SS E OF HERE" 0 OHP- P- FENCE CORNER 0.1'N&0.8'E 7'VBF OF CORNER 0115 p04300N0 ST 3721 MINSKIM FENCE CORNER 0.9'EOFIt x FENCE CORNER 0.7'N&1.3'E OF CORNER Site Statistics 3481 S 152nd Street - KC Parcel #0043000108 3601 5 152nd Street - KC Parcel #0043000112 3703-07 S 152nd Street - KC Parcel #0043000116 Site area: 56,314 sf (1.29 acres) Zoning: HDR w/ Development Agreement to apply URO Urban Renewal Overlay standards See sheet PO for Legal Description Existing Site Survey Existing buildings to be demolished, typical Proposed Site Plan Existing trees to be removed, typical Tukwila, Washington Existing trees to remain 0 10 20 40 scale: 1" = 40'-0" JOHNSON BRAUND INO. 15200 52nd Ave. South Suite 300 Seattle, WA98188 ..w.. ��. ,a .om Phone 206.766.8300 —J36� S. —1 . --- I20'-Y20J / S. 152nd Strf et curb, guttersidewalk street improvements — 0 01 / /\ 1 / kiI I L T 1//6' / I o 1 o A N\ M \p H Qiza froge 185.98 1 i I Proposed 112 unit I 6-Story Apartment -4330� _ I L__s_ 1 \ L---tom 326 level one'' / / level two setback & setback landscape buffer 324 L� \ active yard (play) ) 6 3 4 I J 1 J J � 16'-0", 26'-0" Level 1 garage entry 4 7 8, 9/ 00 11 12 13 14 15 16 m 0 0 0 a / o_ a. 0 0 17 6 18 / /19 Level P \garage entry 20 21 / — E of level one setback & landscape buffer Survey / Schematic Site Plan p2 Funding Application 09-14-2017 102'-0" 102'-0" detention passive yard (walk / gather) 9 0 1 12 13 14 15 hot water 16 171 18 19 20 21 22 23 t 0 24 elec. 41 40 39 38 37 36 35 34 33 mach. rm. 7 move -in lobby FF 324.5 25 26L2J 29 30 i 310 32 • r 1elcl vault 1 L + J Level P1 Floor Plan 18 19 Level P1 garage entry active yard (play) 20 21 — 0 a) 0) Bellwether Affordable Apartments N . ay ar p o E as a) a=a) 16,030 sf parking garage (41) stalls Level 1 Floor Plan plaza frontage IVY fire command 6) pa king king stor. amenity w m office 1 1 11 64, NI FF 332.5 lobby lounge I mail leasing r17_,__J Xi elev. lobby 1 8 24,735 sf Lobby / Amenity Area 2,818 sf Parking garage 18,932 (50) stalls Unit Mix: (04) 1-bed units Surface Parking (21) stalls 0 8 16 32 scale: 1 /32" = 1'-0" J <r JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 •n ,c 1 Phone 206766.8300 9 10 11 112 13 14 115 16 17 1 18 19 21 22 27 28 1 24 25 L—7 29 30 31 32 / 33 34 35 36 / el FF 334.5 2 3 4 J Level 1 garage entry 50 49 48 47 46 45 44 43 42 41 40 39 38 37 J 1 J trash 00 7 8 9 10 11 12 13 14 15 16 17 18 19 1 terrace 20 21 --4) 0 a) aerial apparatus fire access II J Schematic Floor Plans Tukwila, Washington \. l Funding Application 09-14-2017 a. 152nd Street • courtyard (gather) I _ Bellwether Affordable Apartments P Level 2 Floor Plan 19,135 sf 6,269 sf courtyard & terrace t 1,316 sfimenity Unit Mix: (05) Studio units (04) JR 1-bed units (03) 1-bed units (07) 2-bed units (03) 3-bed units (22) units Tukwila, Washington Levels 3-4 Floor Plan 19,135 sf Unit Mix: (05) Studio units (04) JR 1-bed units (03) 1-bed units (07) 2-bed units (04) 3-bed units (23) units 0 8 16 32 scale: 1 /32" = l'-0" <11> L. - - JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle. WA98188 .n xnnx.ina cvn Phone 206.766.8300 Schematic Floor Plans Funding Application 09-14-2017 P4 s stair 3 P Level 5 Floor Plan elev. 2 laundry elec. '31 jr jr 2 stair] jr jr • elev. elec. asl' amenity 7 terrace 98'-1" - - Bellwether Affordable Apartments 17,069 sf 677 sf amenity 2,065 sf terrace Unit Mix: (05) Studio units (04) JR 1-bed units (02) 1-bed units (07) 2-bed units (02) 3-bed units (20) units ' Tukwila, Washington \ Level 6 Floor Plan I stair 2,rtsrl ID PI •\.= elev. = 1 i ••I• ,� laundry rt -y '... elec. 2 S jr jr 16,590 sf Unit Mix: (05) Studio units (04) JR 1-bed units (02) 1-bed units (06) 2-bed units (03) 3-bed units (20) units 0 8 16 32 scale: 1 /32" = 1'-0" <I JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 �r- ■ jr jr c. 31 elev elec. ras stair 98'-1" J Schematic Floor Plans Funding Application 09-14-2017 P5 L roof access 1 elevator overrun 4' / ft. elevator overrun 4' / ft. roof access feature roof element, typ. parapet, typical Bellwether Affordable Apartments unoccupied roof 0 8 16 32 scale: 1 /32" = l'-0" Tukwila, Washington <Ir JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 .nw+pn•swn,v��a .,m Phone 206.766.8300 111 sum wI ►,1II'IF11111 l ram I Enlarged Plan Detail (partial plan) scale: 1/16" = 1'-0" 0 4 8 16 Kid mid 11JI�IS Unit Details: (25) Studio 423 sf (37) One Bedroom / JR 1 bed 525 sf (34) Two Bedroom 800 sf (16) Three bedroom 1049 sf (112) Total Units Schematic Floor Plans P6 Funding Application 09-14-2017 r • ' `INl1I ROOF —61' - 2 5/8" PLATE HEIGHT 58' - 6 3/8" LEVEL50'-51/4" LEVEL 5 41'-31/2" LEVEL 4 32'-13/4" LEVEL 23'-0" LEVEL 2 13'-0" LEVEL 1 - •—I fl-I Imo I HF7 I I i 1 III: I I 329' - 0' 1 IGR• ADE PLANE I #=1 ! ( I I I—i 1 1 11= I I— I I 1 ! H I_^ 1;__I ! I 11J I_I —I I'-11 I-1 I- �l I_I I I -1 I - I_i _1 ' - 11. Bellwether Affordable Apartments • Tukwila, Washington NORTH ELEV. 3/64" = ROOF 00 61'-25/8" PLATE HEIGHT 00 58' - 6 3/8" LEVEL 6 50'-51/4" LEVEL 5 41'-31/2" LEVEL 4 32' - 1 3/4" LEVEL 3 23'-0" LEVEL 2 13'-0" 11-1 L1 PARKING II—{il I + i I, `Ifs JOHNSON BRAUND,Nc. 1520052nd Ave Saab 6%14. 300 9bd,lY, WA 90163 Pewee 200 783.9300 % 2 EAST ELEV. 3/64" = 1'-0" Schematic Elevations pFunding Application 09-14-2017 rem Oreore. Lord wen liUL Mee' AMEMITereco— all=pr I 11:=2•=1 SIMINAMMIN irr r Ma= m1111111•111111111.... 1 Ion islossilin iiiiiiiiiiir .Issizsm-traLmmism.! = • I WEST ELEV. ROOF 61' - 2 5/8" PLATE HEIGHT 58' - 6 3/8" LEVEL 6 50' - 5 1/4" LEVEL 5 41' - 31/2" LEVEL 4 32' - 1 3/4" LEVEL 3 23' - 0" LEVEL 2 13' - 0" L1 PARKING 2' - 0" LEVEL 1 P1 SOUTH ELEV. 1/32" = 1'-0" (3 NORTH COURTYARD LOOKING NORTH 1/32" = 1'-0" NORTH COURTYARD LOOKING SOUTH 1/32" = 1'-0" Bellwether Affordable Apartments Tukwila, Washington / 61' - 2 5/8" PLATE HEIGHT 58' - 6 3/8" LEVEL 6 50' - 5 1/4" LEVEL 5 41' - 3 1/2" LEVEL 4 32' - 1 3/4" LEVEL 3 23' - 0" LEVEL 2 13' - 0" L1 PARKING 2' - 0" =P1__ 1/32" = 1'-0" SOUTH COURTYARD LOOKING NORTH 1/32" = 1'-O" <11> JOHNSON BRAUND,K 15203 5263 ava 6065 Su.% 300 3.618 WA 56163 PlICAtt 206 763 8330 SOUTH COURTYARD LOOKING SOUTH 1/32" = 1'-0" Schematic Elevations p8 Funding Application 09-14-2017 UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT COURTYARD UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT ROOF 61'-25/8" PLATE HEIGHT UNIT UNIT COURTYARD UNIT UNIT UNIT UNIT LLLLL i i11(III —III-ii III III 1-11 UNIT CORRIDOR UNIT CORRIDOR UNIT CORRIDOR UNIT CORRIDOR UNIT CORRIDOR UNIT UNIT III _-11_ 1I 1-11 I, ; ; I 1 L; , , 111-111111-11 11 I 111-1 ri) NORTH -SOUTH 1/32" = 1'-0" ROOF 61' - 2 5/8" PLATE HEIGHT PARKING L1 1ffliH4HI 58' - 6 3/8" LEVEL 6 50' - 5 1/4" LEVEL 5 41' - 3 1/2" LEVEL 4 32' - 1 3/4" LEVEL 3 23'-0" LEVEL 2 13'-0" L1 PARKING 2'-0" LEVtL 11=1 11; I. I —I 1-11 U I I 11 I' 1 11 ')11-' 11 1 I-I--F—H 11I I I...111=111 111 EAST -WEST 1/32" = 1'-0" Bellwether Affordable Apartments -8' - 0" • Tukwila, Washington JOHNSON BRAUND,Hc. ismosr,dAve sac+ s ..- aao %t .W,9,13, Phone 206 7:8390 58' - 6 3/8" LEVEL 6 50' - 5 1/4" LEVEL 5 41' - 3 1/2" LEVEL 4 32' - 1 3/4" LEVEL 3 23'-0" LEVEL 2 13'-0" L1 PARKING -8' - 0" COURTYARD EAST -WEST Cad COURTYARD 1/32" = 1'-0" 2v- 3v— ROOF 61'-25/8" PLATE HEIGHT 58' - 6 3/8" LEVEL 6 50' - 5 1/4" LEVEL 5 41' - 3 1/2" LEVEL 4 32' - 1 3/4" LEVEL 3 23'-0" LEVEL 2 — — v 2 - -V3 KEY PLAN 13'-0" L1 PARKING 2'-0" LEVEL 1 0" P1 -8' - 0" Schematic Sections p9 Funding Application 09-14-2017 1,0 •0 .0111° ,•ol oroligl .00,10" .•••0000. ogg! lill.00 •.-- fo/1111 III rotill :1°:‘,01:11.! 011.11111111.101.1111 :0•1==;''' US al 001110.1 rorOgibiel 114.1.N.ii6i! Li'7li- 0--'I1ir11I:"l6'1l1-"1ir1Il111i1otljijIIIa. 1ji,i !-!.''A,:1-.1.-.„=-.1=-...-„_--1..-;•1T.:.-...'V!,,-'',_,-,!;!. m,...,i.4.1L2....".1; P1iil 1111m.7e..,.n.- n =li iE 144•1.6....., 111 1111111 11111111111 NE Corner - Lobbv & Entry (3 SE Corner - Units. Garaae Parkina & Terraces Bellwether Affordable Apartments Tukwila, Washington JOHNSON BRAUND.c 162S2ndA SouM Sufis SOO 3.0:0e, 98180 phone 206 760 8300 •••••0•10•j gO•looppill ,...„,„0 11.01111,•4% wit11F4-,-'1•011 ,..1..* rigtodios 00 st ,01116•0 yg-iiiiiiill 111111111......moomi iraril). rivaiwoommoillill A111l1:i:m!...s,1-.Ii11[ M—01rM.:..1:, :...i.7g„l.1011111121111,111:1111:1;il"1a1 II17101,..... ...!,. I ....,•:.......:,.„.,...,.., ti 0 (-;- NW Corner - Entry & Street Frontage (4 SW Corner - Units. Garaae Parkina & Terraces Schematic 3d Views!), Funding Application 09-14-20171 — SS FENCE CORNER 0.2'Sk0.7'E OF CORNER TO • P0p1 T OTR ROTS H M 4j641 NO / I 60105 -, 3 52N0 p II �,C )N5 GR \ 1 \ / N \ )og�L023T L 01g p004 \ '- NO PARKING / ON WALKWAY" \JX� k GRAVEL / 1 / / / 1 „; ' t P cj ow019 5 p. nn OO_ . nIS1-0 5'HWF X FENCE CORNER 0.6' Sk0.9'E OF CORNER 3481 330-___ PARCEL A 30' PRIVATE INGRESS/EGRESS EASEMENT REC. NO. 5092557 326 324 1185.98 CARPORT/ / , SARPORT / l a X 3'CLF 16 / /'/ 'o / \ol /� Ish \ / NO PARKING"S E OF HERE' c� `FENCE CORNER 0.1'Nk0.8'E 7'VBF OF CORNER XIdar 6'CLFW- - 0221 6'CLF W/BW IN88r�'1S 46"W 185.92r- ts Lo 00 rO,2 n35T 15 PN 0 5 152N015T 3721 MIN KIM FENCE CORNER 0.9' E OF R Y vno� SATE FENCE CROSSES FENCE CORNER PROP. UNE 0.7'N 1.3'E OF CORNER Bellwether Affordable Apartments ,.ir 17 ,.',n0 Site Statistics 3481 S 152nd Street - KC Parcel #0043000108 3601 S 152nd Street - KC Parcel #0043000112 3703-07 S 152nd Street - KC Parcel #0043000116 Site area: 56,314 sf (1.29 acres) 336� /i' (- Zoning: HDR w/ Development ,Y / I Agreement to apply URO UrbanRenewal Overlay standards �/ '20' �y2�� Xk- P -1-,/—_ ___ plaza frontage - l\n /'' 1 �,a J\ I r ____I \I ll I cV \ r7 w fig\ in 3n / See sheet -PO for Legal Description Existing Site Survey Existing buildings to be demolished, typical / S. 152nd St —Mt), gutter_sidewalk -••_ 102 0 — `63s6" Proposed Site Plan / Existing trees to be removed, typical Tukwila, Washington Existing trees to remain 0 10 20 40 scale: 1" = 40'-0" <1> JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 %war i,"-wrr+: ,n (-M• Phone 206.766.8300 1 1 i 1 -I (V\ M O 0 ( 1.2 courtyard (gather) Proposed 112 unit 6-Story Apartment (86.8 du/a) \ L2 courtyard (play) - • —324-- 1 0, 3„--. r i10 -0" level one k level two setback & setback landscape buffer active yard (play) 1118813'48'W 185.921 L 185.98 3 4 / / ( / r16'-0" 26'-0" Level 1 garpge entry 7 8 9/ 11 12 13 14 15 16 17 18 19 C Level P\garage entry 20 21 79. o °'a o U E a a) 2 a) a a a) A r \ O is level one s tback & Idndscape buffer \\\ l\ lIl \/I level one setback & landscape buffer Survey / Schematic Site Plan Development Application 09-21-2017 / 00" NE1P/4, SW1/4, SEC. 22, TWP. 23 N., RGE. 4 E., W.M. SURVEYORS NOTES 1. THIS "ALTA/NSPS LAND TITLE SURVEY HAS BEEN PERFORME0 IN ACCORDANCE WITH TIE 'MINIMUM STANDARD DETAIL REO$REMENis' AS ADOPTED BY THE AMERICAN LAND DIE ASSOCIATION AND NADONAL SOCIETY OF PROFESSIONAL SURVEYORS IN 2016. 2 ALL IME RFOFAIANON SHOWN ON DNS MAP HAS BEEN EXTRACTED FROM FIRST AMERCAN 'TITLE INSURANCE COMPANY FILE NUMBER NES-854401-WAR, CARD JUNE 20. 2017. IN PREPARING THIS MAP. CORE DESIGN. NNC. HAS CONDUCTED N0 INDEPENDENT TIRE SEARCH NOR IS CORE DESIGN, WC AWARE OF ANY IRE ISSUES AFTECIING 111E SURVEYED PROPERTY ODOR THAN NOSE SHOWN ON THE MAR AND DISCLOSED BY 144E REFERENCED FILE NUMBER. CORE DESIGN. INC. HAS FINED MOLLY ON FIRST AMERICAN TIRE INSURANCE COMPANY'S REPRESENTATIONS OF THE TITLE'S CONDITION TO PREPARE THIS SURVEY AND THEREFORE CORE DESIGN, INC. QUALIFIES ME MAP'S ACCURACY AND COMPLETENESS 10 THAT EXTENT. 3, PROPERTY AREA = 56,3143 SQUARE FEET (1.2928 S ACRES). 1. THIS PROPERTY HAS LEGAL ACCESS TO 5. 152ND STREET SHORN HEREON AS PUBLIC RIGHT-OF-WAY. PHYSICAL ACCESS MAY BE LIMITED BY IMPROVEMENTS OR LACK THEREOF, A5 SHOWN ON ME SURVEY. S ZONING DATA NOT PROVIDED BY THE INSURER. 6. BUILDING LOCATION DIMENSIONS ARE AS MEASURED AT RIGHT ANGLES FROM PROPERTY UNE TO BUILDING CORNERS AT POSITIONS INOCAIED. ]. NO BUILDINGS OR PORTIONS THEREOF ENCROACH OVER PROPERTY UNES, EASEMENTS, OR BOLDING SETBACK LINES. 8. BUILDINGS ARE OF W000-FRAME CONSTRUCTION. N111 CONCRETE FOUNDATIONS 9. ADDRESSES ARE IN TUKWILA. WA 98188. 10. CORE DESIGN. INC. DID NOT LOCATE THE EXTENTS OF ANY UNDERGROUND FWNOATIONS OR SLABS FOR THIS SURVEY 11. R000 ZONE DESIGNATION - X. AREA 0E1244114ED TO BE OUTSIDE OF 500-YEAR ROOD PLAN. ACCORDING TO ROOD INSURANCE RATE MAP, ('MIN') N0. 53033C0960 F. COMMUNITY N0. 530091,(TUKMLA, CITY OF) PANEL N0. 960 OF 1725, SUFFIX F. EFFECTIVE MAY 16, 1995, KING COUNTY, WASHNGTON. AS PREPARED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY ('FEMA'). 12. UTILITIES OTHER THAN 14405E SHOWN MAY EXIST OM TH15 STE ONLY THOSE UNITIES MIN EVIDENCE OF THEIR INSTALLATION VISIBLE AT GR011N0 SURFACE CR FROM THIRD PARTY UTUTY PANT LOCATIONS ARE SHOWN HEREON. UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROMMATE ONLY. UNDERGROUND CONNECTIONS ARE SHOWN AS STRAIGHT UNES BETWEEN SURFACE UTILITY LOCATIONS BUT MAY CONTAIN BENDS OR CURIES NOT SHORN. SOME UNDERGROUND LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FROM PUBUC RECORDS. CORE DESIGN, INC. ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS. 13 CORE DESIGN, INC.SURVEY CREWS DETECTED NO OBSERVABLE EVIDENCE 00 ANY CEMETERIES. RUBBISH .,u5, :w6H5. 91l1NG5. FILLED -IN WELLS, CISTERNS OR SEEP HOES ON THE PROPERTY. 14. THERE ARE N0 RAILROAD TRACKS ON DIE STE OR ON PARCELS CONTIGUOUS 10 THE STE 15. THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON JULY 17, 2017. ALL SURVEY CONTROL INDICATED A5 'FOUND' WAS RECOVERED FOR THIS PROJECT M JJLY OF 2017. 16. TO THE BEST OF MY KNOWLEDGE (AND BASED ON THE FACT THAT DIE CITY OF TUKWILA HAS ISSUED CERTIFICATES OF OCCUPANCY FOR 11N5 PROJECT) I BELIEVE INGRESS. EGRESS. AND UNITY ACCESS TO THIS 91E ARE ADEQUATE. 17. ALL DISTANCES ARE IN FEET. 18. THIS IS A FIELD TRAVERSE SURVEY. A S0(KIA FILE SECOND ELECTRONIC TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND DISTANCE REEAIONSHIPS BETWEEN THE CON TRONNG MONUMENTA DON AS SHOWN CLOSURE RATIOS OF THE TRAVERSE MET OR EXCEEDED THOSE SPECIFIED IN WAG 332-130-090 DISTANCE MEASURING EQUIPMENT HAS BEEN MAINTAINED IN ADJUSTMENT ACCORDING TO MANUFACTURERS' GODEUNES 19. THIS SURVEY WAS PREPARED FOR THE EXCLUSIVE USE OF THOSE PARTIES LISTED IN THE SURVEYOR'S CERTIFICATE. RIGHTS TO RELY ON DR USE 1M5 SURVEY 00 NOT EXTENT) TO ANY UNNAMED PARTY MMOUT EXPRESS RECERTIFICATION BY CORE DESIGN. INC. ANT)/OR THE PROFESSIONAL LAND SURVEYOR WHOSE SEAL APPEARS HEREON. 'VICINITY MAP] 1 I IS 146111 ST III I I SI1481/1 ST 5 1441H ST S 1161H ST Y S 1481R 57 I � SITE SEATTLE- TA I51MLSi 1,,,��. S ISOM Si I�III S4A I S 152N0 ST 5 151ND S s1s2Nos INIERNATIONAL � AIRPORT 1� I 5 T60M I , L ,1 5 164TH 3 I 5 1 ffi I I I I SCALE: 1=1500' ST € S 22 21 1332.26 (R2, MEW) (1339.6' RI) C1 1292.74 W. 1/4 CCU. SEC. 22-23-4E FOUND MONUMENT IN CONCRETE WITH 2 1/4' DISC W/PUNCN 0.40' 00NN IN CASE SW CORNER SEC. 22-23-4E FOUND MONUMENT IN CONCRETE WITH 3' BRASS DSC WI1H 'X' 4071' 00WN IN CASE 2I 22 28 27 BOA FIGS BELOW GRADE SSNH 18157 RN EL=336.36 12'D(E)IE=325.65 12'PVC(5fC=325.65 12'DI(W)IE=325. 75 CB /8119, TYPE RIM EL=335.68 12'CONC(E)IE=334 41 'CAUTION GAS PIPETME' POSSIBLE CONTROL BOX W/MEIER FENCE CORNER 02' Sk0.7'E OF CORNER N TVs AM HDM 78611 AO REG ND � 0.8' E OFf1 LOT 6 ,0101 iPN 005 i�NDp NEW NOR12�5 GR 008 LOT C09 O2� 900p0L q1t OO t REC N0� 0 300_O ANB ) 'REFERENCES I. RAT OF 1111RO AUDITION TO ADAMS HOME TRACTS. RECORDED IN VOLUME 15 OF RATS. PAGE 17, RECORDS OF KING COUNTY. WASHINGTON. 2. BO ROARY UNE ADJUST FOR SOUND TRANSIT RECORDED IN VOLUME 186 OF SURVEYS PAGES 117 AND 118, RECORDED UNDER RECORDING NUMBER 20050509900006. 1 SCHEDULE B/7EMS , 1. THIS 91E IS SUBJECT TO AND EASEMENT RECORDED OCTOBER 19, 1959 A5 DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 5092557. (SHOWN HEREON) SSMH /8189 RIM EL.334.33 12'01(W)1E=323.53 8'01(0)0.323.43 FENCE CORNER 0.6' Sh0.9'E OF CORNER 'ND PARKING ON WALKWAY 122.97 CE CROSSES 33.2 PARCEL A 3 S. 152ND ST. (PUBLIC RIGHT-OF-WAY) _y 68810'2954 2644 62 (2644.62R2) (2645.2' RI) ss-185.98-TII__.ss. _- ____-s CENTURY LINK CB18086, TYPE RN EL=33246 12'CONC(E)IE=330.71 FENCE CROSSES B 30' PRVAIE INGRESS/EGRESS EASEMENT REC. N0. 5092557 122.91 6'C5F W/BW N8818'4618 185.92 'AIDE MOE LoTog_c 2 l00 ofR APA 54 p315AENT`s LLC 37 KL wep5SpD0 { 15.00 30 THE 30' EASEMENT UPON THE PROPERTY IS FOR EXCLUSIVE USE OF THE MINERS OF THE PROPERTIES COVERED BY THIS ALTA SURVEY AND DOES NOT EXPLNITY STATE TO BENEFIT THE SOUTHERLY ADJURER c 98309 3'CLF B a 63.01 FcARPORT F 3'CLF PARCEL B 14.0 - _ CARPORT 10.6R' N 85 55 98087, TYPE I RIM EL.327.25 12'CONC(W)1E-325.90 12'DI(E)1E.325.87 'N0 PARKING.- -55 35 _ E OF VIER' S IMP FENCE CORNER 0.1' N S 0.8E OF COINER 'N 72 6.8 H-- 12.3 `FENCE CORNER 0.9'E OF It 27.6 -110.8 3707 247n 56� 211.4 63.01 6'CLF W/BW -FENCE CROSSES PROP. UNE 9 1pN p SAS 541N2�EN15 LLC }700 R SPAR KI AMDPSSPDO FENCE CORNER 0.7 N & 1.3'E OF CORNER LEGAL DESCRIP7IONI PARCEL A LOT 7, BLOT( 2. THIRD ADDITION TO ADAMS HOME TRACTS RECORDED R VOLUME 15 OF RATS PAGE 17, IN KING COMM WA91RGTON. PARCEL B: THE WEST 63 FEET OF LOT 8. BLOCK 2, THIRD AOOIION TO ADAMS HOME TRACTS, RECORDED IN VOLUME 15 OF PUTS, PACE 17, , RECORDS OF KING COUNTY. WA9MINGTON. BASIS OFBEARINGS N0054'57'E BETWEEN THE FOUND MONUMENTS Al THE SOUTHWEST CORNER OF SEC. 22, 1.23N, R4E AND THE WEST WARIER CORNER OF SEC. 22, 1.23N. R4E SCALE: 1" = 30' O 15 30 60 LEGEND 0 SANITARY SEWER MANHOLE O CATCH BASIN. TYPE I Q FRE HYDRANT DO WATER VALVE B) WATER METER fi GAS VALVE O GAS METER B COMMUNICATION PEDESTAL ® POWER METER • UTILITY POLE WY ANCHOR ▪ ono), LIGHT POLE STREET SIGN, AS NOTED B SOIL LOG EVERGREEN TREE. AS NOTED DECIDUOUS TREE, A5 NOTED HY HOLLY TREE FR TREE C CEDAR TREE DEC OCDUWS TREE M MAPLE TREE A ALDER TREE CLF CHAINUNK FENCE VBF VERTICAL BOARD FENCE PF PICKETT FENCE CLF WAR CHANBMK FENCE WITH BARBED WIRE ALTA/NSPS LAND TITLE SURVEY BELLWETHER HOUSING TUKWILA BELLWETHER HOUSING 1651 BELLEVUE AVENUE SEATTLE, WA 98122 SURVEYOR'S CERTIFICATION T0: BELLWETHER HOUSING, A WA9NNGTON NON-PROFIT CORPORA1111N, THE TUKWILA VESPERS LLC. A WASHRGTON UW1E0 DAINTY COMPANY AND MSi AMERICAN TILE 0SURA10E COMPANY, THIS 15 TO CERTIFY THAT MIS MAP OR PLAT AND 111E SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH ME 2016 MNIMUM STANDARD DETAIL RED0IREMENTS FOR AL1A/NSPS LAND IRE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS AND INCLUDES ITEMS 2, 3, 4, 6(0), 7(A), B 9. 11. 13 AND 16 OF TABLE A THEREOF. ME FIELDWORK WAS COMPLETED ON JULY 13, 14 AND 17, 120017 DATE OF PLAT OR MAP: AUGUST 4. 2017 GLENN R. SPRAGUE, PLS CERTIFICATE N0. 41299 GX50C0REDE9GN0C.001/ DATE OF SURVEY 8/01/2017 SHEET OF DRAWN LOW/DAP 1 1 PROJECT MANAGER GL£NN R SPRAGUE, P.L5 PROJECT NO. REVISIONS 17113 CaiE 14711 NE 29M Plxr, #101 Bellevue, Wul,Agmn 98007 425.885.7877 PB. 425.881,963 Bellwether Development Timeline Schedule Details: If the Project receives the TOD award of funding this 2017, the timeline will be as follows: • 09/2017: Apply for Public Funding (King County TOD funds and other sources as required) • 12/2017: Public Funding Awarded • 01/2018: Apply for Tax Credits • 04/2018: Tax Credit Allocation Awarded • 04/2018: Apply for Design Review • 09/2018: Apply for Building Permit • 12/2018: Building Permit Issued ■ 01/2019: Close on Financing and Start Construction If the Project does not receive an award of funding this 2017 round, the timeline will be as follows: • 09/2022: Apply for Public Funding (King County TOD funds and other sources as required) ■ 12/2022: Public Funding Awarded ■ 01/2023: Apply for Tax Credits • 04/2023: Tax Credit Allocation Awarded • 04/2023: Apply for Design Review • 09/2018: Apply for Building Permit • 12/2023: Building Permit Issued • 01/2024: Close on Financing and Start Construction Requested 12/11 Council Decision: The reasons for the requested timeline for Council decision are as follows: 1. Bellwether did not gain control of the property under a contract until the end of June 2017. Since then, Bellwether has been pulling together funding and applying for the required resources, completing environmental testing, negotiating with acquisition lenders, and formally applying for the Development Agreement. 2. Bellwether applied for King County and State funding in the Fall 2017. In order to be competitive with the other main project that applied for South King County TOD funding, the County requires that we have this Development Agreement in place so that they are assured that the Project is viable. 3. Bellwether's Purchase and Sale contract with the current property owners (Vespers) expires on December 19th, 2017. At that time, we need to close on the land to complete the purchase of the property. We are currently working with 2 acquisition lenders: the state Land Acquisition Program and the REDI fund (a combination of King County and other private and public funders). In order for these lenders to lend the required funds for closing, they require that the Development Agreement be in place by the time of closing so that they can underwrite their loans accordingly. Effective Date: The reason for the proposed Effective Date of 12/31/2023 (Section 6. DRAFT DA) is that Bellwether plans to purchase the property by December 19th, 2017. If we are awarded King County funds and the other public funding follows suite, we will move forward with the project with an Page 1 of 2 anticipated start of construction in January 2019. If King County funds are not awarded to the Project in December 2017, Bellwether will still purchase the property and hold it until the next funding round, which is in the Fall of 2022. One additional year after funding award is needed to go through the permitting process for the Project. Page 2 of 2 1/18/2017 / \ RE:DAwithTukwila. From: Moira Bradshaw [mailto:M` ra.BradshawPTukwilaWA.gov] gent: Tuesday, January 10, 2017 _..,5 PM To: Alyssa Alcantara<aalcantaraPbellwetherhousing.org> Cc: John Poulsen<jooulsenPbellwetherhousing.org> Subject: Re: DA with Tukwila. Hi Alyssa and John - I highly recommend Yellowstone in winter! I'm going to review your ideas and proposals internally ASAP and then Bellwether and I can schedule a meeting to go over options for getting agreement. Regarding outreach - I think you need to start working on that now and if you'd like to talk through that I'm available Friday afternoon and can do that by phone. As soon as I get a full draft of the DA from our City Attorney, who is currently working on it, I'll share with you. Thanks, Moira From: Alyssa Alcantara<aalcantaraPbellwetherhousing.org> Sent: Tuesday, January 10, 2017 4:39:10 PM To: Moira Bradshaw Cc: John Poulsen Subject: RE: DA with Tukwila. Hi Moira, Welcome back, I hope you had a great time in Yellowstone! 41) Reply I v i Delete Junk I v ••• X Our main concerns include the following: •—Commitment to 2 & 3 bedroom unit count percentage: It is our intent to include as many 2 & 3 bedroom units as we can; however, we cannot commit to 60% 2 & 3 bedroom units. We are still working through our pro forma and as you know, 2 & 3 bedroom units are very expensive. We would prefer not to include a percentage number of committed 2 & 3 bedroom units in the Development Agreement. • Parking: o Number of stalls: This project is only feasible if we are able to build one stall per unit, which aligns with the Right -Size Parking study of .9 stalls per unit. For reference, please see the attached Right Size Parking study that Bellwether did using our University Christian Church project programming and the 60% AMI rent levels. 0 75% structured parking: We understand that this requirement is aligned with the URO standard and we do not want to deviate too far from the current URO; however, we are trying to make this project feasible by only building one level of structured parking. While we can likely fit 75% of our stalls within the structured parking, this limits our unit count significantly. I understand that one of the intentions of the structured parking is to screen the cars from view. We would like to add the statement "or located behind the proposed building structure and out of direct line of sight from Tukwila International Boulevard." https://outlook.office365.com/owa/projection.aspx 2/4 1/18/2017 \ RE: DA with Tukwila. 7 1 ' Additional content that we wow. ice to include in the Development Agreement: • Boundary Lot Adjustment at the southwest corner: Per our earlier discussions, what is the best way to include the southwest corner of the lot in our property boundaries? If it is through a BLA, we understand that it would be handled through the permitting process. We would like to include language about this BLA commitment in the Development Agreement. Are you available to talk through these issues tomorrow or later this week? If so, please let us know what available times you have and I will schedule a call. We would also like to talk through upcoming schedule - including full draft review of the DA, public hearing council dates, and our community engagement activities. Thank you for working through this with us. We appreciation your time and commitment. -Alyssa From: Moira Bradshaw [mailto:Moira.BradshawPTukwilaWA.gov] Sent: Wednesday, January 4, 2017 12:47 PM To: Alyssa Alcantara<aalcantara@bellwetherhousing.org> Subject: RE: DA with Tukwila. Hi there - Happy New Year. I'm going to be in Yellowstone National Park for a couple of days and I'll be back in office on Tuesday the 10th I'll look forward to talking with you then. Best, Moira Carr Bradshaw Ccninr Dlnnnor `") Reply I v ® Delete Junk I v ••• Tukwila, WA 98188 M-Th 18:30 — 5:00 I (206) 4313651 The City of opportunity, the community of choice From: Alyssa Mehl [mailto:amehlPbellwetherhousing.org] Sent: Wednesday, January 04, 2017 10:46 AM To: Moira Bradshaw <Moira.Bradshaw@YrukwilaWA.gov> Cc: John Poulsen<jpoulsenPbellwetherhousing.org> Subject: RE: DA with TUkwila. Moira, 0 of 0 Happy New Year — Thanks for sending these draft documents. We are reviewing them now and will get back to you with comments. https://outlook.office365.com/owa/projection.aspx 3/4 1/18/2017 1 RE: DA with Tukwila. Thanks, Alyssa From: Moira Bradshaw[mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Friday, December 30, 2016 10:22 AM To: Alyssa Mehl <amehlPbellwetherhousing.org> Cc: John Poulsen<ipoulsenPbellwetherhousing.org> Subject: DA with TUkwila. Alyssa - attached are two DRAFT documents: a list of the issues that I understand Bellwether would like to cover in a DA and a list of the Recitals. The recitals, a list of "whereas" are in essence the support for approval of the DA. I think you could expand or modify. The rest of a draft DA is being reviewed by City Attorney and when I get that back from them we can slot these two above items in and have a review of a complete document. Happy New Year. Moira Carr Bradshaw Senior Planner Community Development Department Tukwila, WA 98188 (206) 431 3651 www.tukwilawa.gov The City of opportunity, the community of choice 0 of 0 (7 Reply I v ® Delete Junk I v ••• A. https://outlook.office365.com/owa/projection.aspx 4/4 Moira Bradshaw From: Nora Gierloff Sent: Monday, December 12, 2016 3:25 PM To: Moira Bradshaw Subject: FW: Letter to Support Development Agreement for Affordable Housing on TIB From: Laurel Humphrey Sent: Monday, December 12, 2016 11:41 AM To: Allan Ekberg <Allan.Ekberg@TukwilaWA.gov>; David Cline <David.Cline@TukwilaWA.gov>; Rachel Bianchi <Rachel.Bianchi@TukwilaWA.gov>; Derek Speck <Derek.Speck@TukwilaWA.gov>; Nora Gierloff <Nora.Gierloff@TukwilaWA.gov>; Jack Pace <Jack.Pace@TukwilaWA.gov> Subject: FW: Letter to Support Development Agreement for Affordable Housing on TIB From: Charis Hnin[mailto:charis.m.hnin@gmail.com] Sent: Monday, December 12, 2016 11:37 AM To: CityCouncil <CityCouncil@TukwilaWA.gov> Subject: Letter to Support Development Agreement for Affordable Housing on TIB Hello Council Members, I am writing this letter to show my support for affordable housing expansion in Tukwila. Please vote YES to move forward with Bellwether's proposal to bring affordable housing development on TIB near the transit. Developing affordable housing is an act of investment with proven economic, social and environmental benefits. Most households who live in affordable housing units are working families who pay rent (30 to 40% of their monthly income), utility and other bills associated with their living expenses.It is a false narrative that apartment renters do not contribute towards the city's economic growth. Renters still contribute to the annual city's tax income by paying utility and sales taxes. Because multi -family housing complexes comprise of more dwelling units in a lot than mega -homes which often only count as a single dwelling -unit, multi -family housing complexes tend to generate more utility taxes per lot size. i In addition, households in multi -family units also strengthen human capital of our city. Without a solid workforce living in Tukwila, the city's economic or community development efforts are more likely to benefit those who live outside of Tukwila. Because social equity and economic stability are rooted in the mission of most affordable housing providers in WA State, including Bellwether, these providers invest in connecting their residents with in services and opportunities which will help them move toward upward mobility. Personally, I have witnessed many ways in which affordable housing providers. invest to promote upward mobility for their residents. In fact, just last week, I had the privilege of assisting King County Housing Authority (KCHA) host education and workforce education resource fair. Over ninety households were equipped with resources needed to attend job skills training programs. In addition, Affordable housing providers in WA State are required by the State and Federal laws (depending on their funding stream) to operate their properties based on fiscally sound, safe and environmentally sustainable practices.Thus, partnering with an affordable housing provider in WA State like Bellwether is consistent with the city's plans for public safety, economic vitality and environment sustainability. Again, I want to reiterate that developing affordable housing is an act of investment with proven economic, social and environmental benefits. Thank you, Charis Hnin 5212 S 164 St. Tukwila, WA 2 Moira Bradshaw From: Nora Gierloff Sent: Monday, December 12, 2016 3:25 PM To: Moira Bradshaw Subject: FW: Tonight's meeting regarding housing on International Boulevard Importance: High From: Laurel Humphrey Sent: Monday, December 12, 2016 11:58 AM To: Derek Speck <Derek.Speck@TukwilaWA.gov>; Allan Ekberg <Allan.Ekberg@TukwilaWA.gov>; David Cline <David.Cline@TukwilaWA.gov>; Nora Gierloff <Nora.Gierloff@TukwilaWA.gov>; Jack Pace <Jack.Pace@TukwilaWA.gov>; Rachel Bianchi <Rachel.Bianchi@TukwilaWA.gov> Subject: FW: Tonight's meeting regarding housing on International Boulevard Importance: High From: Sandi M [mailto:smills903@gmail.com] Sent: Monday, December 12, 2016 11:53 AM To: CityCouncil <CityCouncil@TukwilaWA.gov> Subject: Tonight's meeting regarding housing on International Boulevard Importance: High Greetings! I understand that tonight there will be a discussion on adding more low-income housing around TIB and S 144th. Since I am not well enough to attend the meeting as I would be very disruptive with my coughing and sneezing, I am taking this opportunity to present my opposition to this plan. Tukwila is already considered a poor and violent city and this needs to change. We are a city that welcomes refugees, but it should not be at the expense of creating a more vibrant and welcoming city for others too. We need a better mix of business and family to create a "city center" area that is safe, accessible, and usable for all citizens. Burien's city center is a good example. It is a great place to walk, there are many excellent restaurants and small family businesses to support. In Tukwila, not so much unless one goes to Southcenter and that definitely is not my idea of a city center! I was under the impression that the approved Criminal Justice building would be in this area along with SHAG housing and the new library. This is one of the reasons that I was looking forward to checking out the SHAG housing as there would be police presence so close by. While the Blvd here has been cleaned up greatly, there is still too much crime to make it comfortable to walk in the area, particularly after dark. There are too few place to walk to also. I, personally, would also love to see an organic food market in this area such as a PCC or a Marlene's so I don't have to take my money out of Tukwila and support other communities. 1 We need a "city center", not more low-income housing in this area. I challenge you all to review this plan and then determine a better place for housing that doesn't infringe on the idea of the Tukwila Village. We, the residents, voted on this and now you, the council members, seem to moving in another direction without input from your employers. Thanks for listening, Sandi Mills 2 Moira Bradshaw From: Nora Gierloff Sent: Monday, December 12, 2016 3:25 PM To: Moira Bradshaw Subject: FW: In support of affordable housing From: Laurel Humphrey Sent: Monday, December 12, 2016 2:59 PM To: City Council All <CityCouncilAll@TukwilaWA.gov> Cc: David Cline <David.Cline@TukwilaWA.gov>; Allan Ekberg <Allan.Ekberg@TukwilaWA.gov>; Rachel Bianchi <Rachel.Bianchi@TukwilaWA.gov>; Nora Gierloff <Nora.Gierloff@TukwilaWA.gov>; Derek Speck <Derek.Speck@TukwilaWA.gov>; Jack Pace <Jack.Pace@TukwilaWA.gov> Subject: FW: In support of affordable housing From: Cassandra Hunter [mailto:casshunt@uw.edu] Sent: Monday, December 12, 2016 2:52 PM To: CityCouncil <CityCouncil@TukwilaWA.gov> Subject: In support of affordable housing Dear Tukwila City Council and Mayor Ekberg, My name is Cassandra Hunter, and I'm a resident of Tukwila. I work with Downtown Emergency Service Center as a clinical social worker serving adults without housing who are living with severe and persistent mental illness. I'm writing in support of providing and expanding upon existing affordable housing options in Tukwila. I have seen first-hand the power of providing affordable housing for all. Besides the ethical responsibility to take care of our most vulnerable citizens, there is an immense body of research showing the impact of Housing First principles. There is a drastic reduction in public service utilization and chronic health conditions and hospitalizations; improvements in physical and mental health; stabilization of families, and by extension, communities; reduction in chemical dependency issues; increase in employment and community engagement; and reduction in neighborhood crime. 1 Tukwila espouses its commitment to and pride in diversit; by supporting a vast array of affordable housing solutions, we are putting our policies and money where our mouths are. In this critical time when housing prices are skyrocketing, wages have failed to reflect the increase in cost of living, and homelessness is at its highest in the history in King County, we need more than ever to implement policies that support and lift vulnerable population. We must strive for equity for all, and not just the loudest voices in the room. Thank you for your service in the name of those who need you the most, Cassandra Hunter, MSW 13537 52nd Ave. S Tukwila WA 98168 2 Moira Bradshaw From: Nora Gierloff Sent: Monday, December 12, 2016 3:27 PM To: Moira Bradshaw Subject: FW: TIB From: Laurel Humphrey Sent: Monday, December 12, 2016 8:51 AM To: Allan Ekberg <Allan.Ekberg@TukwilaWA.gov>; David Cline <David.Cline@TukwilaWA.gov>; Rachel Bianchi <Rachel.Bianchi@TukwilaWA.gov>; Nora Gierloff <Nora.Gierloff@TukwilaWA.gov>; Jack Pace <Jack.Pace@TukwilaWA.gov> Subject: Fw: TIB Fyi From: Ted Myers <6tmver9@gmail.com> Sent: Saturday, December 10, 2016 10:39:09 PM To: CityCouncil Subject: TIB I am writing to you concerning the proposed development of the vacant hotel properties on TIB. I am extremely disappointed that the council is even considering allowing low income housing on these properties. Tukwila is already saturated with both low income and multi family housing. Citizens have worked hard to clean up TIB and it seems that council i.s discounting these efforts and the wishes of the community. The city claims to want citizen involvement yet they continue to disrespect those citizen. We fought hard for Tukwila Village and now the vision seems to going by the wayside. I think Health point would be a good neighbor and serve our community well. But low income housing is not the residents of tukwila vision. We cannot even get a decent grocery store in our city because of our "demographic ". Sarrs is not someplace the residents of Shag or the employees of health point will want to shop at and feel safe walking to. Everyone i know shops in Burien or seatac. My mother in law is on the list to go into the Shag housing but if low income housing comes in i defiantly will not want her living there. In addition its is hard to build a robust and desirable school district with the transient population that comes with multi family housing. Resident have had enough and are getting taxed out of our homes and perpetuating poverty helps no one. I totally agree with Sharon Manns post on next door and her comments at council. The only low income housing i would support would be housing for veterans, a tukwila location would give them great access to the VA hospital. The city seems to be crying broke and had to put out bond to replace much of our infastructure but yet are considering another thing that would put a strain on our police and social services. Enough is enough ! Ted and Diane Myers 1 r � December 10, 2016 To: Council Member Duffle, Quinn, Hougardy, Kruller, Seal, Robertson and McLeod Mayor Ekberg Subject: Low Income Housing on Tukwila International Blvd (Demolished Motel Property) Hi My name is Jeri Frangello-Anderson, 1502143`d Place South, Tukwila WA 98188 I am not able to be at the Council Meeting tonight, but wanted to have my concerns put on the record regarding the development on TIB that is being presented. I first want to say that I am very disappointed that this is the direction the City of Tukwila is heading. I have lived and been very involved in our community for over 25 years now and in that time have seen this area deteriorate more and more over time. TIB has been a sore spot for many citizens and we were all very optimistic when the City of Tukwila purchased and demolished the motels and we were able to somewhat breathe a sigh of relief that we were moving in the right direction. I am very saddened and embarrassed to be a citizen of Tukwila at this time, knowing that the direction you see fit for TIB is to add low income housing to an already very poor area. I don't have any problem with helping those in need, but I feel that this area is not the choice. I have always dreamed that TIB would become a place where community can gather, shop, eat and feel safe. It would be ideal in my little world to see small quant local shops, great grocery (like the old days with Larry's Market) and a place for family to come. When the Motels were taken by the city and destroyed, this seemed to me to be the best place for City Hall and the Police department to be located. I keep asking myself why is TIB the part of Tukwila that nobody seems to care about or want to help. If you are east of the Boulevard you get a whole different perception, anything west is pretty much an orphaned child just left to struggle with no support. When I look at Tukwila, my first thought is not Southcenter it is TIB where I feel this is the heart of the city and has so much potential for change in a positive way. I would like to close by asking that you please reconsider your decision at this time and think about the Tukwila slogan "City of Opportunity, Community of Choice" Opportunity to encourage businesses to come to our city and give the citizens of Tukwila a better place to live. Sincerely, Jeri Frangello-Anderson r-,7,40-11 Fe/me, TITLE 16 — BUILDINGS AND CONSTRUCTION 16.28.100 Appeals A. Any fee payer may pay the impact fees imposed by this ordinance under protest in order to obtain a building permit. B. Appeals regarding parks impact fees imposed on any development activity may only be submitted by the fee payer of the property where such development activity will occur. No appeal shall be permitted unless and until the impact fee at issue has been paid. C. Determinations by the City staff with respect to the applicability of parks impact fees to a given development activity, or the availability of a credit, can be appealed to the City's Hearing Examiner pursuant to this section. D. An appeal shall be filed within 10 working days of payment of the impact fees under protest or within 10 working days of the City's issuance of a written determination of a credit or exemption decision by filing with the City Clerk a notice of appeal giving the reasons for the appeal and paying the accompanying appeal fee as set forth in the existing fee schedule for land use decisions. (Ord. 2366 §1 (part), 2012) 16.28.110 Refunds A. If the City fails to expend or encumber the impact fees within 10 years from the date the fees were paid, unless extraordinary, compelling reasons exist for fees to be held longer than 10 years, the current owner of the property on which the impact fees were paid may receive a refund of such fees. Such extraordinary or compelling reasons shall be identified in written findings by the City Council. B. The City shall notify potential claimants by first class mail that they are entitled to a refund. In determining whether impact fees have been expended or encumbered, impact fees shall be considered expended or encumbered on a first -in, first - out basis. C. Owners seeking a refund must submit a written request for a refund of the fees to the City within one year of the date the right to claim a refund arises or notice is given, whichever comes later. D. Any impact fees for which no application has been made within the one-year period shall be retained by the City and expended on appropriate parks facilities. E. Refunds of impact fees shall include any interest earned on the impact fees by the City. (Ord. 2366 §1 (part), 2012) 16.28.120 Exemptions A. The parks impact fees are generated from the formula for calculating the fees as set forth in this chapter. The amount of the impact fees is determined by the information contained in the adopted parks master plan and related documents, as appended to the City's Comprehensive Plan. All development activity located within the City shall be charged a parks impact fee, provided that the following exemptions shall apply. B. The following shall be exempt from parks impact fees: 1. Replacement of a structure with a new structure having the same use, at the same site, and with the same gross floor area, when such replacement is within 12 months of demolition or destruction of the previous structure. 2. Alteration, expansion, or remodeling of an existing dwelling or structure where no new units are created and the use is not changed. 3. Construction of an accessory residential structure. 4. Miscellaneous improvements including, but not limited to, fences, walls, swimming pools, and signs that do not create an increase in demand for parks services. 5. Demolition of or moving an existing structure within the City from one site to another. 6. Parks impact fees for the construction of low- income housing may be reduced at the discretion of the Parks and Recreation Director when requested by the property owner in writing prior to permit submittal and subject to the following criteria: a. Submittal of a fiscal impact analysis of how a reduction in impact fees for the project would contribute to the creation of low-income housing; b. Fee reduction table. Unit Size Affordability Target 1 Fee Reduction 2 or more bedrooms 80% 2 40% 2 or more bedrooms 60% 2 60% Any size 50% 2 80% ' - Units to be sold or rented to a person or household whose monthly housing costs, including utilities other than telephone, do not exceed 30% of the household's monthly income. 2 - Percentage of King County Median family income adjusted for family size as reported by the U.S. Department of Housing and Urban Development. c. The developer must record a covenant per RCW 82.02.060 (3) that prohibits using the property for any purpose other than for low-income housing at the original income limits for a period of at least 10 years. At a minimum, the covenant must address price restrictions and household income limits for the low-income housing, and that if the property is converted to a use other than low-income housing within 10 years, the property owner must pay the City the applicable impact fees in effect at the time of conversion. 7. Change of Use. A development permit for a change of use that has less impact than the existing use shall not be assessed a parks impact fee. 8. A fee payer required to pay for system improvements pursuant to RCW 43.21C.060 shall not be required to pay an impact fee for the same improvements under this ordinance. (Ord. 2521 §8, 2016; Ord. 2366 §1 (part), 2012) Produced by the City of Tukwila, City Clerk's Office Page 16-27 1 1 � 1 Tukwila City Council Committee of the Whole Meeting City Hall Council Chambers December 12, 2016 — 7:00 P.M. MINUTES COMMITTEE OF THE WHOLE CALL TO ORDER/PLEDGE OF ALLEGIANCE Council President Duffie called the Tukwila City Council meeting to order at 7:02 p.m and led the audience in the Pledge of Allegiance. OFFICIALS Present were Council President Joe Duffie, Councilmembers Dennis Robertson, Verna Seal, Kathy Hougardy, De'Sean Quinn, Thomas McLeod. Councilmember Kruller was not present. CITY OFFICIALS Allan Ekberg, Mayor; David Cline, City Administrator; Bob Giberson, Public Works Director; Peggy McCarthy, Finance Director; Joseph Todd, Technology and Innovation Services Director; Jack Pace, Community Development Director; Mike Villa, Police Chief; Rick Mitchell, Acting Deputy Police Chief; Rachel Bianchi, Communications and Government Relations Manager; Derek Speck, Economic Development Administrator; Moira Bradshaw, Senior Planner; Laurel Humphrey, Council Analyst; Christy O'Flaherty, City Clerk; Francesca Siegler, Deputy City Clerk. SPECIAL PRESENTATIONS a. The National Anthem —performed by Alex Zuniga, a student at Showalter Middle School. The National Anthem was performed by Alex Zuniga, a student at Showalter Middle School. Council President Duffie thanked Alex for his performance and presented him with a card in appreciation for his participation at the City's recent Veterans Day event. b. Meritorious Service Award to: Sergeant Zack Anderson, Officer Victor Masters, Officer Art Stephenson. Rick Mitchell, Acting Deputy Police Chief, recognized Sergeant Zack Anderson and Officers Victor Masters and Art Stephenson for their coordination, quick actions, and professionalism in apprehending a suspect during a potentially life -threatening call to multiple victims in December 2015. Police Chief Mike Villa presented each officer with a Meritorious Service Medal acknowledging their dedicated effort and commitment, which exemplify the Tukwila Police Department values. The Councilmembers and Mayor Ekberg were unanimous in appreciation and support for the officers' service and dedication. CITIZEN COMMENTS Todd Smith, 13325 Macadam Road, provided a comment on item 2A of the Special Meeting agenda relating to a contract with PerfectMind for a Recreation Management System for the Parks and Recreation Department. He feels the purchase and maintenance cost of the PerfectMind software is high and asked about possible communication with the Seattle Associated Recreation Council (ARC). Mr. Smith feels ARC might be a good resource relating to recreation software planning and development. Tukwila City Council Committee of the Whole Minutes December 12, 2016 Page 2 of 11 Michael West, 18047 Military Road S., SeaTac, owns property at 14864 and 14862 Tukwila International Boulevard, home of the Police Neighborhood Resource Center. He explained how the Boulevard has changed over the years as businesses have moved out, established homes became rental properties, and King County added low income housing. Mr. West shared his involvement as a volunteer with the Tukwila International Boulevard Action Committee (TIBAC) and feels the Boulevard should be a welcoming gateway diversified by a mix of high, medium and low income housing. He does not feel the neighborhood needs more low income housing. He stressed that decisions made now will impact the future; he would like to see a place everyone can be proud of. Reverend Jan Bolerjack of Riverton Park United Methodist Church, 3118 S. 140th St., introduced children of the Church community who currently do not have stable housing and have been living at the Church with their families while attending local schools. Reverend Jan expressed the importance of having good schools, safe streets, and a community that protects the children. Dennis Martinez, 4660 S. 160th, acknowledged the City for recently hiring a Tukwila resident as an assistant. Additionally, Mr. Martinez referenced the ongoing sewer connection discussion that has been happening on-line and feels it is an enlightening process for the neighborhood. He explained Public Works construction is well funded, and the City needs to look at resources to provide residents with permanent jobs. Mr. Martinez shared he is retiring soon, and he would like to promote construction jobs as a beneficial middle to high income career choice. Bob Murphy, 4350 S. 156th St., expressed interest in receiving prior notification of Council meetings without needing to review the City website. Mr. Murphy shared he will comment on agenda item 4A later; however, he missed the opportunity to participate in the discussion at the November 14, 2016 meeting. Christy O'Flaherty, City Clerk, requested his email address, which she will add to the agenda packet distribution list. SPECIAL ISSUES a. Council consensus for staff to continue discussion with Bellwether Housing on a development agreement. Councilmember Quinn indicated this item was discussed at the Community Affairs and Parks Committee meeting on November 28, 2016. The committee members were unanimous in recommending the discussion be brought to the full Council. Moira Bradshaw, Senior Planner, explained Bellwether Housing is interested in building a mixed -use development on Tukwila International Boulevard between 150th and 148th Streets. In order to proceed, the applicant would need to have the zoning standards for the site changed to be similar to those of the Urban Renewal Overlay District; the site is currently zoned as Regional Commercial. That change would require Bellwether to enter into a development agreement with the City to establish site specific standards for zoning. Once approved, Bellwether would begin design review and the standard construction permitting process. City Administration is asking Council for consensus on whether to move forward in having discussions with Bellwether on the issue. Susan Boyd, Director of Real Estate Development for Bellwether Housing, utilized a PowerPoint presentation to provide an overview of the organization. Bellwether has been a non-profit organization for 36 years and currently manages 30 properties in the Seattle area. Bellwether provides a stability of housing and staffing needs that connect people and services around the city. The median household income in Tukwila is $44,820, and Bellwether's target income for their rental properties is 30%, 50% and 60% of the King County area median incomes. Ms. Boyd explained development benefits would create a long-term affordability for people who work in Tukwila, opportunities to leverage housing dollars for economic development by generating new construction activity, and adding high quality retail space along the ground floor. Furthermore, housing located within walking distance of light rail reduces dependency on cars, increases access to quality employment, and effectively increases the disposable income of lower income households. Council President Duffie asked if members of the public would like to speak on this issue. Tukwila City Council Committee of the Whole Minutes December 12, 2016 Page 3 of 11 Judith White, 5016 42nd Ave. S.W., Seattle, shared that as an advocate for mobile and manufactured home owners, she believes Bellwether is going in a positive direction for affordable housing. Many local residents are seniors who are in need of affordable housing. Ms. White encourages and supports any affordable housing development in the City. Katrina Dohn, 14442 46th Ave. S., explained how she needed affordable housing as a young teacher, and believes affordable housing is where individuals get a start and find financial affordability to live in their desired community. Ms. Dohn feels the City needs good, regulated, clean, healthy, affordable housing for people who want to live and contribute to the community. She believes the City is pricing out the future and sees a need to increase options for building a vibrant Tukwila. Sharon Mann, 4452 S. 160th St., explained she spoke against low-income development along the Boulevard during citizen comments at the November 14, 2016 Council meeting. She feels the City does not need more low income housing, as affordable housing brings more residents with public support needs. Ms. Mann expressed she could support a development such as HealthPoint providing services to our community; however, not for additional low-income housing. Barbara Wu, 5428 S. 150th St., shared her experience of moving to Tukwila in 1989 because it was affordable. As a current homeowner, she expressed the importance of having multiple viable housing options available; however, supporting too much low-income housing could become a detriment to the City. Ms. Wu suggested that diversity is not defined as a revolving door of low-income properties, but as a vibrant downtown area actively supporting current residents. Bob Murphy, 4350 S. 156th St., shared his support of Tukwila's efforts to help residents with low income needs; however, he disagrees with Tukwila's direction. He emphasized the money spent for additional low income housing would be at taxpayer expense, producing less local spending and available jobs. He believes the best financial investment for Tukwila would be to offer college scholarships to local students to help them improve their circumstances. Roxanne Langer, 14116 57th Ave. S., explained that, as a long-time resident, she has witnessed Tukwila make positive changes; however, the addition of more low income apartments would not be beneficial to the community. She expressed concern that additional apartments would create a population density issue in the local schools. Additionally, Ms. Langer stated she wants to see an upgrade to the current housing to feel positive about where she lives and shops, and to create a welcoming environment for people to visit. Betty Maiava, 13842 Military Road, shared that she likes living in Tukwila and has a rice school and has many friends here. Lilieni Maiava, 13842 Military Road, expressed gratitude to Reverend Jan Bolerjack and the Riverton Park United Methodist Church, for help that allowed her family to move into housing. Tukwila has been their home for the past five years, and her children love going to school in Tukwila and being part of the community. Ms. Maiava expressed the need for people to have available affordable housing and supports the Council's efforts for Tukwila and the community. Jonathan Joseph, 14414 46th Ave. S., shared that as a current student of Urban Planning and Design, he sees the proposed development on Tukwila International Boulevard as favorable. He -feels that providing affordable housing with mixed commercial use will bring opportunities for community growth. Mr. Joseph expressed that the Boulevard is the heart of Tukwila, and the proposed project will help to revitalize the community. He urged Council to be open to discussion and receptive to citizen comments. Brooke Alford, 4724 S. 122nd St., shared that she moved from Seattle because Tukwila was affordable. She has served on the City's Park Commission and Planning Commission, and donated many hours of volunteer work to the City. She has seen Tukwila's reputation improve due to positive City changes. Ms. Alford believes the Bellwether mixed -use development would improve the City's housing stock, provide retail opportunities, and create a vibrant community along the Boulevard. Police Chief Mike Villa offered to give the young people in the audience a tour of the Police Department. /'. r'1 Tukwila City Council Committee of the Whole Minutes December 12, 2016 Page 4 of 11 Nancy Lamb, 4251 S. 139th St., shared a story about Gary Locke, who spent his early childhood living in what was then known as "public housing." Mr. Locke became King County's first Asian American executive in 1994, was the first Asian American governor, was United States Secretary of Commerce under Barack Obama, and then became U.S. Ambassador to China. Residents of "affordable housing" or "low income housing" are unable to afford a different place to live. Ms. Lamb expressed support for affordable housing on Tukwila International Boulevard and feels the Council's choice will be a great asset to the community. Barbara Bader, 13660 Military Road S., shared that as a long-time resident she recognizes the importance of low income and affordable housing. She feels Tukwila already has many low-income housing options. Building affordable housing typically comes with a 10-year tax deferment, which would mean no new taxes into the school system. Ms. Bader suggested restaurants and a City staff position similar to one in Burien that coordinates with businesses and for community events as a good way to bring life to Tukwila International Boulevard. Pam Carter, 4115 S. 139th St., shared that as a long-time resident she has volunteered many hours to school and community improvements. She was impressed with Bellwether's proposal since it is affordable housing for teachers, social workers, carpenters, and other workers who would make good neighbors. Furthermore, she feels the City needs housing for residents with varied income levels. She expressed that the annexations along Tukwila International Boulevard did not occur because of apartments, but from the desire to separate from SeaTac and gain greater police protection. Additionally, positive changes came forth because the Boulevard area joined Tukwila. Ms. Carter urged the Council to move forward with this development. Ubah Aden, 4252 South 158th St., supports the development of affordable housing along Tukwila International Boulevard, and believes there are many misconceptions about affordable housing. She explained that many hardworking families are a paycheck away from being homeless. Additionally, Ms. Aden shared that through her professional experience, she sees that homelessness and lack of stable housing can damage a family's health. She urged support for the project and asked Council to consider the City's sign which states "Together We Stand, Divided We Fall" to help support families in need. Aishe Dahir, 2844 S. Othello St., Seattle, shared that she previously lived in Tukwila and graduated from Foster High School. She currently works in the area and considers Tukwila her home; however, she cannot find any local affordable housing. She sees there are many hard-working families who have difficulty finding any affordable housing. Ms. Dahir supports affordable housing and hopes the project will begin. Council President Duffie expressed that the Council is here to support Tukwila and listen to public needs. Additionally, he invited the public to feel free to talk with any of the Councilmembers. Councilmember Robertson asked the Bellwether representative to explain how they manage high -quality facilities while receiving less funds, if they will seek any City tax reductions, and if efforts were made to look for an existing apartment property rather than new construction. Ms. Boyd explained Bellwether Housing has relatively low interest costs on their initial capital. They utilize the federal Low -Income Housing Tax Credit, and could also potentially receive financing from King County's hotel/motel tax revenue and/or the State Housing Trust Fund. Additionally, they would likely have a partial property tax liability based on the State's tax exemption for developments that target households at 50% of area median income and below. She also explained that searching for an established property was the company's starting point. Based on their preferred search geography, particularly in relation to a transit node, they identified 20 potential Tukwila properties, but were not able to find any willing sellers. They do, however, continue to search for existing buildings in Tukwila for possible acquisition. In regard to the possibility of Bellwether selling a property in the future, she stated that due to the long-term regulatory agreements, market value on a property would likely occur after 40 years. Tukwila City Council Committee of the Whole Minutes December 12, 2016 Page 5 of 11 9:12 p.m. Councilmember Hougardy exited the Council Chambers. 9:14 p.m. Councilmember Hougardy returned to the Council Chambers. Councilmember Quinn asked clarifying questions regarding Bellwether's ability to draw quality retailers and businesses and about their long-term development relationships in the region. Ms. Boyd stated that strategies can vary by region; however, their properties tend to face the same ups and downs as the market in general. A goal is to be intentional in developing their commercial spaces, such as child care, health care, or food innovation businesses. She stated Bellwether has been an owner -operator for 36 years and is a leader in asset management and with their financial reserve policies. In response to a question about the timeline and process, Ms. Bradshaw explained this would be a legislative action that will involve: (1) presentation to the City Council, (2) a negotiated Development Agreement, and (3) a public hearing and ordinance to adopt the Development Agreement. City Administrator David Cline reiterated that this Council has followed a robust public process for other recent development, including Tukwila Village and Washington Place. 9:21 p.m. 9:23 p.m. Councilmember Quinn exited the Council Chambers. Councilmember Quinn returned to the Council Chambers. Councilmember Hougardy asked for clarification regarding the referral relationship process for tenants. Ms. Boyd responded that while Bellwether cannot restrict the applicants based on where they are moving from, they do work with local organizations, employers and news sources to ensure the word gets out to the local community. She estimated that approximately 20% of the 100 units would be three -bedroom units, and that their developments include both indoor community space and outdoor recreation space for children. In response to a question about potential City use of the site in question, Jack Pace, Director of Community Development, explained that City staff has discussed this issue with Bellwether. The proposed Bellwether site is smaller than the potential requirements for the City's Justice Center (which is currently thought to need between 4.5 and 5.5 acres). Should the City's needs change in regard to use of the site, the long funding process, as well as environmental and design review processes, would allow an opportunity to address the issue. Councilmember McLeod asked about Bellwether's long-term maintenance policies. Ms. Boyd explained that Bellwether maintains both a building reserve fund and a separate organizational reserve to fund large maintenance and capital improvement items. COUNCIL CONSENSUS EXISTED FOR STAFF TO CONTINUE DISCUSSION WITH BELLWETHER HOUSING ON A DEVELOPMENT AGREEMENT. b. A resolution adopting a legislative agenda for 2017. Councilmember Seal indicated this item was discussed at the Community Affairs and Parks Committee meeting on November 28, 2016, and the Finance and Safety Committee meeting on December 6, 2016. Both committees were unanimous in recommending approval. Rachel Bianchi, Communications and Government Relations Manager, explained that each year the City develops a legislative agenda for the upcoming State Legislative Session. She explained the State Legislative Session is expected to be a long one this year; therefore, any expectations of what and how they will do things could take some time. The Governor's budget will come out soon and may include ideas for additional state revenue. She also noted the City will be working with lobbyist Jennifer Ziegler this year to represent the City in Olympia. Tukwila City Council Committee of the Whole Minutes December 12, 2016 Page 6 of 11 Councilmember Robertson shared that WRIA9 (Water Resource Inventory Area 9) has two items on their legislative agenda regarding the Green River and Duwamish River watershed that directly affect the City. He distributed language for an environmental bullet point, which he proposed be added to the City's Legislative Agenda (page 23 of the agenda packet). The language reads: "Environment • Support policies and budget appropriations that improve the Green and Duwamish Rivers in areas of high equity and social justice need, include tree planting and shade to address the rivers' temperatures, and acquisition of priority properties along the riverbanks for habitat, floodplain, and other conservation purposes." Councilmember Quinn referenced the State's Toxics Clean-up Program and how that might relate to the proposed environment bullet point. Ms. Bianchi clarified that those efforts are included within the intent of the second bullet point listed under "Transportation & Infrastructure," particularly in relation to the Public Works Assistance Account. Councilmember Hougardy asked whether the second bullet point under "Public Records" was intended to be informational only or whether it should be stated with "an ask." Ms. Bianchi explained that State legislators are not subject to the Public Records Act. The language was included here to reinforce the experiences local governments face complying with those regulations. Council President Duffie asked if members of the public would like to speak on this issue. Pam Carter, 4115 S. 139th St., stated that she supports having a lobbyist in Olympia for the City. She referenced two changes she proposed per an email she sent previously to Council Committee: 1. Change language in the second bullet point under "Transportation & Infrastructure" to read: "Create Advocate for stable, reliable infrastructure assistance funding...," 2. Add language to the end of the first bullet under "Shared Revenue": "The State must continue its role as a partner with cities and continue fundlinq for MRSC." Ms. Bianchi suggested the following language for the first bullet under "Shared Revenue": "The State must continue its role as a partner with cities and fully fund the MRSC." CONSENSUS EXISTED TO FORWARD THIS ITEM, INCLUDING THE CHANGES DISCUSSED ABOVE, TO THE SPECIAL MEETING FOLLOWING THIS COMMITTEE OF THE WHOLE MEETING. c. Council consensus on the timeline for filling appointments to the Public Safety Bond Financial Oversight Committee. Councilmember Seal stated this item was discussed at the Finance and Safety Committee meeting on December 6, 2016. She explained that Ordinance No. 2509 provides that the City Council appoint a Public Safety Bond Financial Oversight Committee within six months of passage of that ordinance. Laurel Humphrey, Council Analyst, stated Council consensus is needed to rnove forward to notify the public of this opportunity to serve on the Committee. Interested individuals can apply by completing the City's Boards and Commissions application form (available on the City website) by January 27, 2017. Applications will be reviewed by the 2017 Public Safety Committee, which will make a recommendation to the Committee of the Whole. Councilmember Seal clarified that the Public Safety Bond Financial Oversight Committee's responsibility is for the financial oversight portion of the bond. The Council will be conducting a workshop in January 2017 to discuss the entire process going forward, including siting and architect selection. Ms. Seal emphasized that no formal conversation or decision has occurred yet among the Council on those issues. and stated there should be a very public process going forward. COUNCIL CONSENSUS EXISTED ON THE TIMELINE FOR FILLING APPOINTMENTS TO THE PUBLIC SAFETY BOND FINANCIAL OVERSIGHT COMMITTEE. f � / Tukwila City Council Committee of the Whole Minutes December 12, 2016 Page 7 of 11 d. An agreement with Shiels Obletz Johnsen for the Public Safety Plan projects. Councilmember Seal stated this item was discussed at the Finance and Safety Committee meeting on December 6, 2016. The committee members were unanimous in recommending approval. This is a consultant contract for project management services for the Public Safety Plan, Bob Giberson, Public Works Director, stated the City advertised a Request for Proposals (RFP) for project management services on the Public Safety Plan projects in August 2016 in anticipation of voters potentially approving the bond. Two proposals were received, both firms were interviewed and the City selected the firm of Shiels Obletz Johnsen. Mr. Giberson explained the project management services will include assisting the City with site selection and evaluation, architectural/engineering services, master scheduling, programming, and public outreach and engagement through all aspects of the plan. The fee for these services was included in the Public Safety Plan cost estimates. Ken Johnsen, owner and founder of Shiels Obletz Johnsen (SOJ), stated the firm's focus is on project management of civic projects. They assist by moving a project from site selection to the design phase and through construction management. SOJ has previously managed projects including fire and police stations, municipal courts and maintenance facilities. Mr. Johnsen expressed his enthusiasm in partnering with the City, and he looks forward to the January work session for discussions on schedule, budget and community outreach. Justine Kim, Senior Project Manager with SOJ, stated she is a registered/lic:ensed architect and worked in the commercial/corporate sector. She began working in project management 15 years ago. She has worked on local projects including the SCORE Jail, Fire Station 10 Emergency Operation Center and Fire Land Center Complex, King Street Station and she is currently involved with the Pike Place Market Expansion. Councilmember Robertson asked how the separate funding source for the Public Works Shops project (versus the fire station and Justice Center projects, which are funded by the bond) will be documented. He also noted that the language in the contract/Scope of Work do not reflect a sense of full ownership of the project management function by SOJ. Mr. Johnsen clarified that the SOJ team is aware the Shops project is funded separately, and noted that Ms. Kim has excellent prior experience on projects with multiple funding sources. Mr. Johnsen explained that the language in the Scope of Work was worded to denote SOJ will be working very closely with City staff. He assured the Council the firm takes their project management duties very seriously, with a goal of producing projects on time and on budget. CONSENSUS EXISTED TO FORWARD THIS ITEM TO THE SPECIAL MEETING FOLLOWING THIS COMMITTEE OF THE WHOLE MEETING. e. An agreement with Microsoft for the City's Microsoft Enterprise software renewal. Councilmember Seal explained this item was discussed at the Finance and Safety Committee meeting on December 6, 2016. The committee members were unanimous in recommending approval. Joseph Todd, Technology and Innovation Services Director, explained the contract is for a renewal of the Microsoft Enterprise Agreement for another 3-year term. He noted the City's cost was reduced by $20,000 this year due to the move to Office 365. Councilmember Robertson stated he has found the Office 365 system works very we for him. He is able to work on City issues from his computer at home via the cloud, which means there is no need to store any of that data on his home computer or use a separate device. CONSENSUS EXISTED TO FORWARD THIS ITEM TO THE SPECIAL MEETING FOLLOWING THIS COMMITTEE OF THE WHOLE MEETING. i 1 Tukwila City Council Committee of the Whole Minutes December 12, 2016 Page 8 of 11 f. Discussion on developer selection for motel site. Derek Speck, Economic Development Administrator, utilized a PowerPoint presentation to discuss the process for selection of a developer for the City -owned parcels identified as A, B, C and D on the map on page 91 of the agenda packet. The City acquired the properties in 2014/2015, with the intent to reduce crime and revitalize the neighborhood. In late October and early November of 2016, the City received letters from HealthPoint Community Health Center and El Centro de la Raza expressing interest in purchasing the properties. The City issued an RFQ (Request for Statements of Interest and Qualifications) and received an application from both organizations. He noted both are solid, well -run organizations, with a goal of providing services to help people. The focus of El Centro de la Raza's development proposal is for affordable housing, based on 100 to 120 apartments affordable to individuals and families earning 30 to 60 percent of area median incomes. The HealthPoint proposal is for a health and wellness center providing primary medical care, dental, and a pharmacy, with services provided regardless of income level. Mr. Speck compared other features of the two proposals: Developer Proposal Additional Uses the developer would like to include on the site "Stretch Goals" -- other possible uses of the site Features that could be considered based on importance to the City El Centro de la Raza Small retail businesses Child development Farmers market Commercial kitchen Credit union Coffee shop Restaurants Health and/or dental clinic HealthPoint Counseling (mental health, substance abuse) Children's nutrition and maternity support services Specialty care (sports medicine, oral surgery) Shared spaces for classes (exercise, cooking, nutrition, music, art, technology) Financial/banking services Affordable housing Mr. Speck explained the following are some typical points to consider when reviewing proposals: • The proposed use of the site (how does it fit with the City's vision for the location?) • Applicant's experience and financial strength • Project financing potential • Project timing • City revenues (e.g. land sale price) • Other Mr. Speck explained HealthPoint is interested in the land at fair market value. El Centro would prefer the land at or below fair market value. Mr. Speck noted that it can take longer to pull financing together for an affordable housing project. Based on the following considerations, City Administration is recommending a motion authorizing Administration to enter into negotiations with HealthPoint to sell the four parcels. • Medical/health services are beneficial to Tukwila residents and a good fit for this site. • This is a rare opportunity to utilize a site that is conducive to medical office use. • Higher land price. Mr. Speck reviewed various options available to the City Council relative to their consideration of this issue. He explained that staff wanted to bring this issue forward before the end of the year as both organizations are interested in advocating at the upcoming State Legislative Session for funding, should their proposal be accepted. Tukwila City Council Committee of the Whole Minutes December 12, 2016 Page 9 of 11 Councilmember Robertson referenced page 127 of the agenda packet, which includes language that states: "The City is considering building a new Justice Center, which would house the City's Municipal Court and Police Department. The City has not conducted a site selection analysis but intends to complete the analysis in 2017. Even if the City selects an applicant, it is possible the City will decide to keep the property for the Justice Center." Council President Duffie asked if members of the public would like to speak on this issue. Pam Carter, 4115 S. 139th St., stated she would like to see a development that will stimulate local retail activity, one that will bring customers, workers and residents to the area. She is in favor of the HealthPoint proposal. She has used HealthPoint services in the past and it was a nice facility. Another benefit would be that the City would receive full market value for the land. Sharon Mann, 4452 S. 160th St., supports HealthPoint's proposal, but is not in favor of any added component for housing on the site. She noted that Tukwila Village was originally to have market rate apartments; additional affordable housing will now be coming as part of that project.' She feels the 30-day proposal gathering process does not give enough time to communicate with developers and wondered if this is the best offer that might be available to the City. She emphasized this is an opportunity for City leaders and for the citizens such as herself who have dedicated a lot of time to cleaning up the Boulevard and have had a vision for the area. Brooke Alford, 4724 S. 122nd St., expressed appreciation to Derek Speck for the clear comparison of the features of each proposal. She spoke in support of the HealthPoint proposal. The proposed services are important and will bring a vitality to the Boulevard. She feels a housing element would make sense as well, and supports moving forward with the development. Ms. Alford also stated that since November she has heard people saying that part of the advocacy of the bond measure was that the Justice Center would be located on the motels site. She stated that is misinformation, and she is upset that it is being spread in her neighborhood. Councilmember Robertson asked the HealthPoint representative about how consideration of a potential affordable housing component originated for their proposal. COUNCIL CONSENSUS EXISTED TO EXTEND THE COMMITTEE OF THE WHOLE MEETING PAST 11:00 P.M. Thomas Trompeter, CEO of HealthPoint, stated that changes are happening in the area of health care reform and housing is a big part of that topic. He stated HealthPoint is open to collaboration with the City and the community to determine what the site will hold and the highest and best use, and they are committed to an extensive stakeholder engagement process. The Councilmembers expressed agreement with support to move forward on negotiations with HealthPoint. Discussion included: • HealthPoint fits the site and fills a great need in the City. • The development would create 100 jobs. • There are some concerns that parking will be an issue. • Discussion is needed on whether new affordable housing is needed and where it should be located. • Medical services have been the focus of HealthPoint's experience —not housing. • There can be a connection between health care needs and stable housing. • The concept of shared spaces for classes, music, art and technology would "activate the space." • The project would meet a significant need of Tukwila's senior citizens and children. • El Centro's proposed development would also be an excellent addition to the City. In response to Councilmember Quinn's request for further clarification that no decision has been made for any particular facility siting on Tukwila International Boulevard, City Administrator David Cline confirmed the Council has been very clear there would be a robust siting process. He referred to the Public Safety Plan Fact Sheet (available on the City's website) and the section entitled, "Have locations been determined for these new public safety facilities?" The Fact Sheet can be found at the following URL address: Tukwila City Council Committee of the Whole Minutes December 12, 2016 Page 10 of 11 http://www.tukwilawa. qov/wp-content/uploads/Mayor-PSP-Fact-Sheet. pdf The City's commitment to these processes have not changed. Councilmember Robertson noted he would like to make a statement about this issue. When the City first acquired the motel sites, they were being strongly considered as a location for the City's planned public sites. Further study has indicated a larger site may be needed. He noted that while he was doorbelling for Proposition No. 1, he told citizens the City was looking at Tukwila International Boulevard and the motel sites for locating the public facilities, and he apologized if his comments at that time contributed to any citizen misunderstandings. Mr. Speck recognized Sharon Mann for her conviction and commitment to the City demonstrated through her many years as a dedicated volunteer for the community and the Boulevard. He noted tonight's action on the part of the Council is significant and will keep the momentum going in that area. COUNCIL CONSENSUS EXISTED TO FORWARD THIS ITEM TO THE SPECIAL MEETING FOLLOWING THIS COMMITTEE OF THE WHOLE MEETING. g. Update on Tukwila International Boulevard implementation plan. Councilmember Quinn explained this item was discussed at a Community Affairs and Parks Committee meeting in August 2016. The committee members expressed interest in staff pursuing this grant opportunity. Moira Bradshaw, Senior Planner, provided an update on the grant awarded to the City from the Congress for New Urbanism (CNU) to hold a charrette (workshop) to create an implementation plan for the Tukwila International Boulevard neighborhood. The workshop is scheduled for February 23-25, 2017. Staff is making preparations, including finalizing the location and getting the word out to the Tukwila community. The workshop will involve work with the CNU national team, and focus groups with residents, businesses and transportation providers. In addition, they will take the team on a tour of the Tukwila International Boulevard area and have an Open House. The group will then go into production mode and make a presentation to the community. Two months after the charrette, CNU representatives will return to the area to attend the CNU Seattle Conference, where they will present what they prepared for Tukwila. Ms. Bradshaw stated the goal is to have fully -informed discussions during the workshop period and beyond, as the City develops new codes. Councilmember Quinn stated that based on the many citizen comments heard earlier this evening, the City should work to have a diversified outreach program regarding these plans. h. An ordinance amending the 2015-2016 Biennial Budget to adopt an amended year-end budget resulting from the public safety bond measure. Peggy McCarthy, Finance Director, explained the ordinance is a budget amendment in relation to passage of the public safety bond measure. The ordinance would establish a budget for the 2016 Unlimited Tax General Obligation bond issued November 30, 2016, per certification by King County of the bond measure. COUNCIL CONSENSUS EXISTED TO FORWARD THIS ITEM TO THE SPECIAL MEETING FOLLOWING THIS COMMITTEE OF THE WHOLE MEETING. REPORTS a. Mayor Mayor Ekberg gave a "hats off!" to the Seattle Sounders, MLS cup champions. 1 Tukwila City Council Committee of the Whole Minutes December 12, 2016 Page 11 of 11 b. City Council Councilmember Quinn extended congratulations to Rebecca Saldana, a former resident of Tukwila, who was appointed to the State Senate from the 37th District. Councilmember McLeod attended the Suburban Cities Association caucus on December 7, 2016; the vote scheduled for that meeting will now take place in January. He also noted that he has completed his first year on the City Council and expressed appreciation to his fellow Councilmembers. c. Staff There was no report. d. City Attorney The City Attorney's presence is not required at Committee of the Whole meetings. e. Intergovernmental There was no report. MISCELLANEOUS Council President Duffie noted this is his last report as Council President. He expressed appreciation to the Councilmembers and provided certificates for their work on the Council Committees: Transportation Committee: Dennis Robertson (Chair), Verna Seal, De'Sean Quinn. Finance and Safety Committee: Verna Seal (Chair), Dennis Robertson, Kate KruIler (not present). Community Affairs and Parks Committee: De'Sean Quinn (Chair), Kathy Hougardy, Thomas McLeod. Utilities Committee: Kathy Hougardy (Chair), Kate Kruller (not present), Thomas McLeod. Council President Duffie also expressed appreciation to the City Clerk's Office, which has worked with him throughout the year on agenda business, including City Clerk Christy O'Flaherty; Francesca Siegler, Deputy City Clerk; and the entire staff of the City Clerk's Office. Council President Duffie presented flowers to Laurel Humphrey, Council Analyst, for all her assistance this year. ADJOURNMENT 11:45 p.m. COUNCIL PRESIDENT DUFFIE DECLARED THE COMMITTEE OF THE WHOLE MEETING ADJOURNED TO CONVENE A SPECIAL MEETING. Joe'eluffieou ncil Presi Francesca Siegler, Deputy City Clerk APPROVED BY THE COUNCIL PRESIDENT: 2/8/17 AVAILABLE ON THE CITY WEBSITE: 2/9/17 r ,N'c.Q w` '�' t, to � ",t, , I9oa Monday, December Tukwila City Council Agenda ❖ COMMITTEE OF THE WHOLE ❖ Allan Ekberg, Mayor Counci/members: ❖ Dennis Robertson ❖ Verna Seal David Cline, CityAdministrator •S Kathy Hougardy ❖ De'Sean Quinn Joe Duffle, Council President ❖ Kate Kruller ❖ Thomas McLeod 12, 2016; 7:00 PM Tukwila City Hall Council Chambers 1. CALL TO ORDER / PLEDGE OF ALLEGIANCE 2. SPECIAL PRESENTATIONS a. The National Anthem will be performed by Alex Zuniga, a student at Showalter Middle School. b. Meritorious Service Award to: • Sergeant Zack Anderson • Officer Victor Masters • Officer Art Stephenson Mike Villa, Police Chief 3. CITIZEN COMMENT At this time, you are invited to comment on items not included on this agenda (please limit your comments to five minutes per citizen). To comment on an item listed on this agenda, please save your comments until the issue is presented for discussion. (Refer to back of agenda page for additional information.) 4. SPECIAL ISSUES a. Council consensus for staff to continue discussion with Bellwether Housing on a development agreement. b. A resolution adopting a legislative agenda for 2017. c. Council consensus on the timeline for filling appointments to the Public Safety Bond Financial Oversight Committee. d. An agreement with Shiels Obletz Johnsen for the Public Safety Plan projects. e. An agreement with Microsoft for the City's Microsoft Enterprise software renewal. f. Discussion on developer selection for motel site. g. Update on Tukwila International Boulevard implementation plan. h. An ordinance amending the 2015-2016 Biennial Budget to adopt an amended year-end budget resulting from the public safety bond measure. Pg.1 Pg.17 Pg.29 Pg.37 Pg.57 Pg.81 Pg.143 Pg.187 5. REPORTS a. Mayor b. City Council c. Staff d. City Attorney e. Intergovernmental 6. MISCELLANEOUS 7. ADJOURN TO SPECIAL MEETING (continued..) r 1 l / -1 COUNCIL AGENDA SYNOPSIS Initials Meeting Date Prepared by Mayor's review ell review 12/12/16 MCB ITEM INFORMATION ITEM No. 4.A. STAFF SPONSOR: MOIRA BRADSHAW ORIGINAL AGENDA DATE: 12/12/16 AGENDA ITEM Trrm.E Development Agreement for Bellwether Affordable Housing 12/12/16 ❑ Motion Mtg Date ❑ Resolution Mtg Date ❑ Ordinance Mtg Date ❑ Bid Award At Date ❑ Public Hearing ilk Date ❑ Other Mtg Date CATEGORY // Discussion Mtg Date SPONSOR ❑ Council ❑ Mayor 1 HR /1 DCD ❑ Finance ❑ Fire ❑ TS ❑ P&R ❑ Police ❑ Pli7 SPONSOR'S Staff is requesting Council consensus to proceed with a development agreement that SUMMARY generally uses the urban renewal overlay standards as a template. Bellwether Housing has an option on a parcel that is zoned Regional Commercial in the TIB neighborhood. They would like to provide housing for low wage workers who make 30-60% of area median income. The RC zoning does not meet their needs and changes to Zoning Code standards are required in order to create a housing development that is feasible for them. REVIEWED BY ❑ COW Mtg. ❑ Utilities Cmte DATE: 11/28/16 CA&P Cmte ❑ F&S Cmte ❑ Transportation Cmte ❑ Parks Comm. ❑ Planning Comm. COMMITTEE CHAIR: QUINN ❑ Arts Comm. RECOMMENDATIONS: SPONSOR/ADMIN. COMMITTEE Department of Community Development Unanimous Approval; Forward to Committee of the Whole COST IMPACT / FUND SOURCE EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED $ $ $ Fund Source: Comments: MTG. DATE RECORD OF COUNCIL ACTION 12/12/16 MTG. DATE ATTACHMENTS 12/12/16 Informational Memorandum dated 11/22/16 Minutes from the Community Affairs and Parks Committee meeting of 11/28/16 Powerpoint Presentation 1 % City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Community Affairs and Parks FROM: Jack Pace, Director, Department of Community Development BY: Moira Bradshaw, Senior Planner CC: Mayor Ekberg DATE: November 22, 2016 SUBJECT: Potential Development Agreement for Affordable Housing in the TIB Neighborhood ISSUE Should the City Council consider a Development Agreement with Bellwether Housing, who would like to develop an affordable housing project on a site on TIB? BACKGROUND Bellwether Housing is a nonprofit housing developer that builds and manages affordable apartments. They have been operating since 1980 and currently serve 3,200 residents. They are interested in expanding beyond Seattle and have an option to buy property on TIB. The City has the authority to establish development standards and other provisions that would apply to a site -specific development and vest the project. (Development Agreements, TMC 18.86) Bellwether would like the City to enter into a development agreement 'with them that would modify the site's existing Regional Commercial (RC) development regulations to allow them to achieve a project that is financially viable. DISCUSSION There are two elements to the decision: the process to create a development agreement and the substance or standards within the agreement. Process The applicant would like a development agreement for the following reasons: 1. Bellwether has a two part down payment that becomes partially nonrefundable after December 28 and then fully nonrefundable after January 23. 2. In September of 2017, King County levy money will likely be available for affordable housing projects that are in transit oriented areas. This money is finite and will likely not be available for an additional four years after the 2017 call for projects. 3. Prices continue to rise in the TIB area fueled by continued economic expansion in the Seattle area and local speculation about upcoming zoning changes. These forces make buying land and affordable housing more expensive . 4. Bellwether's option to purchase the subject site expires the first of May and 90 days are needed to for the lending process and to finalize the sale. 5. The City is beginning its review of regulations related to the TIB area and revised standards will be developed in stages throughout 2017 with legislative action not expected until 2018. 30 �() 3 r ' INFORMATIONAL MEMO Page 2 Standards A development agreement may allow standards that are different from those otherwise imposed. Modifications of those standards are allowed to provide flexibility in order to achieve public benefits - in this case affordable housing and development that sets a higher standard for apartments, and responds to changing community needs. The subject site is i,n a Regional Commercial district, which was in place before the transit facility was (built for the TIB corridor. The subject site fronts on TIB and is bordered by RC on its north and south sides and MDR and LDR districts to the east. The eastern properties also have the commercial redevelopment overlay, meant to encourage the consolidation and redevelopment of the Tots with the land that fronts TIB. The developer would be asking for modification of the existing Zoning Code standards for use, height, recreation space, and parking. Given that these two elements are policy in nature, staff is seeking direction from the Council as to whether there is consensus to continue working on this project. FINANCIAL IMPACT Staff time to develop the agreement. RECOMMENDATION The Committee is being asked to forward this item to the December 12, 2016 Committee of the Whole for discussion and consensus to as to whether staff should move forward with discussions with Bellwether. If consensus is reached, many additional steps remain for Council review and approval, including a development agreement that would need to be decided by the Council after a public hearing. 4 W:12016 Info Memos \Bell weather.doc Bellwether Housing 36 30 3334 1900 $26M Years In Business Properties Managed Residents Last Year Apartments Managed Annual Budget (2017) bellwether Diverse Neighborhoods: Downtown Seattle, Capitol Hill, South Lake Union, Queen Anne, Wallingford, University District, Rainier Valley, Northgate Bellwether Housing bellwether Some of our collaborative service partners: Asian Counseling and Referral Services City of Seattle Aging and Disability Services King County Disability Division Red Cross Language Link Sound Mental Health Washington State Department of Health Wellspring Family Services YMCA of Greater Seattle YWCA of Seattle Refugee Women's Allliance El Centro de la Raza Muslim Housing Services Hearing, Speech and Deafness Center Jewish Family Services Seattle Humane Society Seattle Public Library Providence Health & Services Arbora Court 4731 15th Avenue NE, Seattle, WA 98105 bellwether Arbors Court is made possible by a generous below -market sale of land by the University Christian Church. The building is under construction and will be completed in early 2018. Communities Served: Low-income individuals and families, with 40 units set aside for families transitioning out of homelessness. Neighborhood: University District, close to grocery stores, restaurants, a public library, a community center, high - quality public schools, and many transit opportunities. Unit Mix: 133 units • 24 studios • 37 open one -bedrooms • 19 one -bedrooms • 33 two -bedrooms • 20 three -bedrooms V Rose Street Apartments 8124 Rainier Ave S, Seattle, WA 98118 bellwether Rose Street Apartments is a lively 71-unit apartment building in the Rainier Beach neighborhood. The building includes retail store -front spaces along Rainier Ave South that are home to a locally -owned restaurant, tutoring center, and hair salon. Communities Served: Lower income Individuals and families with children, with four units set aside for households supporting a developmentally disabled family member. Neighborhood: The Rainier Beach neighborhood of Seattle is on major Metro routes serving downtown and is near Tight rail. It is located within walking distance of grocery stores, schools, a library and a community center. Unit mix: 71 units at 50-60% AMI • 41 one -bedroom units • 30 two -bedroom units ( �, Stability and Longevity bellwether Bellwether recently conducted a stability study of eight buildings that serve small and large families with children. These buildings total 472 apartment units. The findings: Over 50% of the households have lived in their apartments for 5 years or more. Over 20% of the households have lived in their apartments for 10 years or more. Annual turnover rate is 1 Oho Turnover rate in market buildings is 54%.* *Lee, Christopher. "2013 Survey of Operating Income & Expenses in Rental Apartment Communities." National Apartment Association. September 2013. Income Profile of Tukwila Residents Payroll & Timekeeping Clerks Locksmiths Bailiffs Medical Records Technicians Social Workers Teachers Woodworkers Construction Laborers The median household income in Tukwila is $44,820 bellwether Supervisors Reporters Painters Stone lvlasons Carpet Installers Administrative/Office Services United States Census Bureau, Tukwila, Washington, 2010-2014; U.S. Department of Labor, Bureau of Labor & Statistics, May 2015 Washington State Occupational Employment & Wage Estimates. Target Incomes of Bellwether Residents bellwether Target Incomes for Bellwether Households (based on King County Area Median Incomes) 30%AMI 50% AMI 60% AM I 30%AMI Person $18,990 $31,650 $37,980 Retail Workers Dishwashers Fast Food Workers Housekeepers Childcare Workers Home Health Aides $21,690 $36,150 $43,380 50% AMI $24,390 $40,650 $48,780 Receptionists Teacher Assistants Landscapers Orderlies School Bus Drivers Medical Assistants Vet Techs $27,090 $45,150 $54,180 60% AMI Delivery Service Drivers Administrative Assistants Dental Assistants Pharmacy Technicians Machinists Social Workers Teachers Carpenters Washington State Housing Finance Commission Rent and Income Limits 2016; U.S. Department of Labor, Bureau of Labor & Statistics, May 2015 Washington State Occupational Employment & Wage Estimates. Bellwether Rents vs. Market Rate Rents Affordable Rents at a Bellwether Building (does not include utility allowance) 30%AMI 50% AMI 60%AMI jOICedibm- $436 $753 $911 $470 $809 $979 61A.511.-- $556 $963 $1166 Allowable rents for 50% units have increased 2.5% over 2 years. Market Rate Rents in Tukwila 2016 2015 2014 ,Studia ehMaddlgitadel $895 $888 $868 $634 $1104 $1339 443 " - - $962 , �.j $1167;-- ' $1594 '- - ' `31 '2year, r, 2 jtear 3 $912 r' �cr sg; $1083 h ncreas . $1540 , iai r . $857 $1031 $1465 The vacancy rate in Tukwila has remained at 2.2%, for the last two years. bellwether Dupre + Scott Apartment Vacancy Report, September 2014, September 2015, September 2016; http://www.archhousing.org/renters/income-guidelines.html Other Benefits of Housing bellwether Our development is not only an opportunity to create long-term affordability for people who work in Tukwila, it is an opportunity to leverage housing dollars for economic development by generating new construction activity and adding high quality retail space along the ground floor. Bellwether's development will not only provide homes, through our resident services program and the relationships we are developing with healthcare providers, childcare providers and schools and service organizations, it will be a place to connect with essential supports. Housing density located within walking distance of light rail reduces dependency on cars, increases access to quality employment, and effectively increases the disposable income of lower income households. 03 14 / 1 City of Tukwila City Council Community Affairs and Parks Committee COMMUNITY AFFAIRS AND PARKS COMMITTEE Meeting Minutes November28, 2016 - 5:30 p.m. - Hazelnut Conference Room, City Hall Councilmembers: De'Sean Quinn, Chair; Kathy Hougardy, Thomas McLeod Staff: David Cline, Rachel Bianchi, Derek Speck, Moira E3radshaw, Peter Lau, Evie Boykan, Laurel Humphrey, Nora Gierloff, Joseph Todd, Tami Eberle -Harris, Jack Pace, Kris Kelly, Dave Johnson, Robert Eaton, Rick Still Guests: Susan Boyd, John Poulsen, Alyssa Mehl, Bellwether Housing; Todd Smith, Resident CALL TO ORDER: Committee Chair Quinn called the meeting to order at 5:30 p.m. I. ANNOUNCEMENT II. BUSINESS AGENDA Bellwether Housing Proposal Staff is seeking Council direction on whether to continue discussions with Bellwether Housing regarding a potential development agreement for an affordable housing project on Tukwila International Boulevard. Bellwether would like the City to enter into a development agreement that would modify the site's existing Regional Commercial regulations on use, height, recreation space, and parking. Representatives from Bellwether spoke about the project, which would include around 100 units targeted to income levels between 30-60% area median incomes. Councilmembers discussed the proposal. Chair Quinn noted that the community needs more information about the reality of incomes and housing affordability in Tukwila. He also suggested that Bellwether discuss the proposal with the Tukwila School District. Councilmember Hougardy noted all parties be cognizant that site selection for the Public Safety Plan has not yet begun and could include properties on TIB. Councilmember McLeod asked that staff continue alignment with other planning efforts such as the Center for New Urbanism charrette planned for February 2017. UNANIMOUS APPROVAL. FORWARD TO DECEMBER 12, 2016 COMMITTEE OF THE WHOLE. B. Contract: 2016 Minor Home Repair Program Staff is seeking Council approval for the Mayor to sign a contract with King County for the receipt of $135,000 in Community Development Block Grant funds for the 2016 Minor Home Repair Program. This program is administered by the Office of Human Services and provides home repair services to low and moderate income homeowners. Tukwila serves as the fiscal agent for the contract which also includes Des Moines, Covington and SeaTac. In 2015 contractors served 20 unduplicated households in Tukwila. UNANIMOUS APPROVAL. FORWARD TO DECEMBER 5, 2016 REGULAR CONSENT AGENDA. 15 City of Tukwila City Council Community Affairs and Parks Committee COMMUNITY AFFAIRS AND PARKS COMMITTEE Meeting Minutes November28, 2016 - 5:30 p.m. - Hazelnut Conference Room, City Hall Councilmembers: De'Sean Quinn, Chair; Kathy Hougardy, Thomas McLeod Staff: David Cline, Rachel Bianchi, Derek Speck, Moira Bradshaw, Peter Lau, Evie Boykan, Laurel Humphrey, Nora Gierloff, Joseph Todd, Tami Eberle -Harris, Jack Pace, Kris Kelly, Dave Johnson, Robert Eaton, Rick Still Guests: Susan Boyd, John Poulsen, Alyssa Mehl, Bellwether Housing; Todd Smith, Resident CALL TO ORDER: Committee Chair Quinn called the meeting to order at 5:30 p.m. I. ANNOUNCEMENT II. BUSINESS AGENDA A. Bellwether Housing Proposal Staff is seeking Council direction on whether to continue discussions with Bellwether Housing regarding a potential development agreement for an affordable housing project on Tukwila International Boulevard. Bellwether would like the City to enter into a development agreement that would modify the site's existing Regional Commercial regulations on use, height, recreation space, and parking. Representatives from Bellwether spoke about the project, which would include around 100 units targeted to income levels between 30-60% area median incomes. Councilmembers discussed the proposal. Chair Quinn noted that the community needs more information about the reality of incomes and housing affordability in Tukwila. He also suggested that Bellwether discuss the proposal with the Tukwila School District. Councilmember Hougardy noted all parties be cognizant that site selection for the Public Safety Plan has not yet begun and could include properties on TIB. Councilmember McLeod asked that staff continue alignment with other planning efforts such as the Center for New Urbanism charrette planned for February 2017. UNANIMOUS APPROVAL. FORWARD TO DECEMBER 12, 2016 COMMITTEE OF THE WHOLE. B. Contract: 2016 Minor Home Repair Program Staff is seeking Council approval for the Mayor to sign a contract with King County for the receipt of $135,000 in Community Development Block Grant funds for the 2016 Minor Home Repair Program. This program is administered by the Office of Human Services and provides home repair services to low and moderate income homeowners. Tukwila serves as the fiscal agent for the contract which also includes Des Moines, Covington and SeaTac. In 2015 contractors served 20 unduplicated households in Tukwila. UNANIMOUS APPROVAL. FORWARD TO DECEMBER 5, 2016 REGULAR CONSENT AGENDA. / City of Tukwila Community Affairs & Parks Committee O De'Sean Quinn, Chair o Kathy Hougardy O Thomas McLeod AGENDA Distribution: D. Quinn C. O'Flaherty K. Hougardy R. Turpin T. McLeod L. Humphrey J. Duffie J. Pace D. Robertson E. Boykan Mayor Ekberg R. Bianchi D. Cline G. Labanara R. Still MONDAY, NOVEMBER 28, 2016 — 5:30 PM HAZELNUT CONFERENCE Room Item Recommended Action Page 1. PRESENTATION(S) 2. BUSINESS AGENDA a. Consideration of Bellwether Housing proposal regarding a. Forward to 12/12 C.O.W. Pg.1 affordable housing. for consensus. Jack Pace, Community Development Director b. A contract with King County for the 2016 Minor Home b. Forward to 12/5 Consent Pg.3 Repair Program. Agenda. Evelyn Boykan, Human Services Program Manager c. A resolution adopting a legislative agenda for 2017. c. Forward to 12/12 C.O.W. Pg.55 Rachel Bianchi, Communications & Gov't Relations Manager and Special Mtg. d. Final acceptance of Urban Renewal/Motel Demolition d. Forward to 12/5 Consent Pg.63 Project. Agenda Gail Labanara, Public Works Analyst e. Parks and Recreation Department contracts: e. Forward to 12/5 Consent Pg.67 (1) A contract with B-Force Protection for park security services. Agenda (2) A contract amendment with Forterra for services at Duwamish Hill Preserve. (3) A contract with PerfectMind for the Parks and Recreation Records Management System software. Rick Still, Parks & Recreation Director f. A resolution reaffirming the City's commitment to f. Forward to 12/5 Regular Pg.133 being a diverse, tolerant and inclusive community. Mtg. Laurel Humphrey, Council Analyst 3. ANNOUNCEMENTS 4. MISCELLANEOUS Briefing on cottage housing. Committee decision. Jack Pace, Community Development Director Next Scheduled Meeting: Monday, December 12, 2016 SThe City of Tukwila strives to accommodate those with disabilities. Please contact the City Clerk's Office at 206-433-1800 (TukwilaCityClerk@TukwilaWA.gov) for assistance. / City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Community Affairs and Parks FROM: Jack Pace, Director, Department of Community Development BY: Moira Bradshaw, Senior Planner CC: Mayor Ekberg DATE: November 22, 2016 SUBJECT: Potential Development Agreement for Affordable Housing in the TIB Neighborhood ISSUE Should the City Council consider a Development Agreement with Bellwether Housing, who would like to develop an affordable housing project on a site on TIB? BACKGROUND Bellwether Housing is a nonprofit housing developer that builds and manages affordable apartments. They have been operating since 1980 and currently serve 3,200 residents. They are interested in expanding beyond Seattle and have an option to buy property on TIB. The City has the authority to establish development standards and other provisions that would apply to a site -specific development and vest the project. (Development Agreements, TMC 18.86) Bellwether would like the City to enter into a development agreement with them that would modify the site's existing Regional Commercial (RC) development regulations to allow them to achieve a project that is financially viable. DISCUSSION There are two elements to the decision: the process to create a development agreement and the substance or standards within the agreement. Process The applicant would like a development agreement for the following reasons: 1. Bellwether has a two part down payment that becomes partially nonrefundable after December 28 and then fully nonrefundable after January 23. 2. In September of 2017, King County levy money will likely be available for affordable housing projects that are in transit oriented areas. This money is finite and will likely not be available for an additional four years after the 2017 call for projects. 3. Prices continue to rise in the TIB area fueled by continued economic expansion in the Seattle area and local speculation about upcoming zoning changes. These forces make buying land and affordable housing more expensive . 4. Bellwether's option to purchase the subject site expires the first of May and 90 days are needed to for the lending process and to finalize the sale. 5. The City is beginning its review of regulations related to the TIB area and revised standards will be developed in stages throughout 2017 with legislative action not expected until 2018. 1 INFORMATIONAL MEMO Page 2 Standards A development agreement may allow standards that are different from those otherwise imposed. Modifications of those standards are allowed to provide flexibility in order to achieve public benefits - in this case affordable housing and development that sets a higher standard for apartments, and responds to changing community needs. The subject site is in a Regional Commercial district, which was in place before the transit facility was built for the TIB corridor. The subject site fronts on TIB and is bordered by RC on its north and south sides and MDR and LDR districts to the east. The eastern properties also have the commercial redevelopment overlay, meant to encourage the consolidation and redevelopment of the lots with the land that fronts TIB. The developer would be asking for modification of the existing Zoning Code standards for use, height, recreation space, and parking. Given that these two elements are policy in nature, staff is seeking direction from the Council as to whether there is consensus to continue working on this project. FINANCIAL IMPACT Staff time to develop the agreement. RECOMMENDATION The Committee is being asked to forward this item to the December 12, 2016 Committee of the Whole for discussion and consensus to as to whether staff should move forward with discussions with Bellwether. If consensus is reached, many additional steps remain for Council review and approval, including a development agreement that would need to be decided by the Council after a public hearing. 2 W:12016 Info Memos\Bellweather.doc