HomeMy WebLinkAboutTIS 2026-05-28 Item 1B - Ordinance / Resolution - Concurrency Standards & Transportation Impact Fees and Concurrency Management / Transportation Impact FeeCity of Tukwila
Thomas McLeod, Mayor
Marty Wine, City Administrator
AGENDA BILL
ITEM NO.
1.B.
Agenda Item
Sponsor
Legislative History May 28, 2026 Transportation & Infrastructure Services
Committee
June 8, 2026 Committee of the Whole
June 15, 2026 Regular Meeting
Recommended Motion ❑ Discussion Only ❑x Action Requested
MOVE TO adopt an ordinance repealing and replacing Chapters 9.48
and 9.50 of the Tukwila Municipal Code. Adopt a resolution updating the
Citywide Consolidated Permit Fee Schedule for 2025 and 2026.
Transportation Impact Fees & Concurrency Updates
Cyndy Knighton, Senior Program Manager - Transportation
EXECUTIVE SUMMARY
New growth projections and transportation level of service standards, adopted in December 2024 as
part of the Comprehensive Plan update, introduced a new multi -modal element required by changes in
state law as well as Puget Sound Regional Council (PSRC). These changes require both updates to
the Tukwila Municipal Code, chapters 9.48 and 9.50, and updates to the Transportation Impact Fee and
Concurrency Review Fee. Upon reviewing the code section, additional changes are proposed to
address inconsistencies between code language and actual practice, clarification of some sections, and
general housekeeping.
DISCUSSION
As part of the most recent update to the City's Comprehensive Plan, and specifically the Transportation
Element (TE), growth models predicting changes in population and employment were updated to the
2044 horizon year. The TE modeled the impacts to the City's current transportation network as well as
introduced a new requirement to measure multi -modal level of service (MMLOS) — a way to determine
existing and future congestion/available capacity for more growth in trips. Adopting this new MMLOS
has expanded Tukwila's transportation network to include pedestrian and bicycle capacity as stand-
alone needs instead of focusing solely on vehicular transportation. This significant change in approach
along with accommodating future growth in the transportation network created a new list of needed
capital improvement projects. A new Transportation Impact Fee schedule (TIF) has been developed to
include the new capital project needs and updated project cost estimates. Needed projects on the TIF
project list include streets, sidewalks, and bicycle facilities.
The TE update established some boundary changes to the TIF zones. When Tukwila first established
impact fees in 2005, a zone map was created dividing the City into four zones with a fifth zone
overlaying the entire City providing for signal interconnectivity. The zones ensure that the TIF is funding
projects that are reasonably related to new development, a key requirement in the 1990 Growth
Management Act and subsequent legal challenges to the definition of what is a reasonable nexus. Over
time, the first zone map has worked well, but changes in some boundaries between the zones for clarity
and to better reflect travel within and between zones warranted some boundary changes. The new TIF
zones were established in the TE updated and the TIF project list has been revised to reflect the new
boundaries.
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In the past, the TIF schedule has been adopted via ordinance modifying Table 9-1 in TMC 9.48. The
attached proposed ordinance removes the 9-1 Table and delegates authority to the Public Works
Director to establish administrative rules and procedures to implement TIFs, including routine updates.
The attached proposed resolution incorporates the updated TIF schedule into the Citywide
Consolidated Permit Fee Schedule and updates the Concurrency Review Fee table. Additional
changes to TMC 9.48 and 9.50 have also been incorporated such as updating language to reflect
current state law and actual City practice, remove unnecessary language, and clarify unclear language.
Because the changes to the two chapters became significant, a "repeal and replace" approach is
recommended. The attached redline version shows the changes between the existing code and the
proposed code.
Routine monitoring of the City's transportation network has been done in the past, but will be required
to be done more frequently with the advent of the MMLOS standard. The first Concurrency Report,
covering 2025 through 2031 is attached. The report is an important tool for Tukwila to ensure the City is
maintaining the transportation network at an acceptable level of service as well as to aid in planning
and funding necessary capital projects to accommodate new growth. With the exception of the
Southcenter Boulevard/I-405 SB Off Ramp intersection, the vehicle level of service standard is being
met. By 2031, two more intersections are projected to fail: Klickitat Drive/SR 518 EB Ramps and S
133' Street/SR 599 SB Ramps. All three intersections are within WSDOT limited access and are
technically not subject to the City's MMLOS standard, but all three have already been identified as
needs for Tukwila. The future Lake to Sound trail under design by King County Parks may address the
Southcenter Boulevard intersection within the next few years but the other two will require coordination
with WSDOT. Non -motorized level of service standards are also currently being met and will continue
to do so by 2031 with construction of some high -priority projects included on the new TIF project list.
FINANCIAL IMPACT
Revenue associated with collection of Transportation Impact Fees charged to new development is
restricted funding only projects on the TIF list. Revenue associated with the Concurrency Review Fee is
intended to be used only for future Transportation Element updates and routine Concurrency Reports.
ATTACHMENTS
A. Draft Ordinance
B. Draft Resolution
C. Rate Study
D. PowerPoint Slides
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Attachment A
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, REPEALING AND REPLACING
CHAPTERS 9.48 AND 9.50 OF THE TUKWILA MUNICIPAL
CODE; UPDATING AND REVISING LANGUAGE TO
REFLECT CHANGES IN STATE LAW AND THE CITY'S 2024
COMPREHENSIVE PLAN; AND ESTABLISHING AN
EFFECTIVE DATE.
WHEREAS, Washington State updated the 1990 Growth Management Act (GMA) with
new requirements for cities and counties required to plan under the GMA; and
WHEREAS, via Ordinance No. 2753, approved by the City Council on December 16,
2024, the City of Tukwila ("City") adopted a significant update to the City's Comprehensive
Plan, including an updated Transportation Element; and
WHEREAS, the City Council adopted a new multimodal level of service standard as
part of the Transportation Element; and
WHEREAS, a new transportation impact fee and transportation concurrency standard
is required to be codified in the Tukwila Municipal Code (TMC); and
WHEREAS, the City Council wishes to repeal and replace chapters 9.48 and 9.50 of
the Tukwila Municipal Code as set forth in this Ordinance and Exhibits A and B attached
hereto.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Repealer. Ordinance 2111 as codified in TMC Chapter 9.48 "Concurrency
Standards and Transportation Impact Fees", is hereby repealed, thereby eliminating this
chapter in its entirety.
CHAPTER 9.48
CONCURRENCY STANDARFDS AND TRANSPORTATION IMPACT FEES
12
2026 Legislation: Replace TMC 9.48 & 9.50 TMC
Version: 05/18/26
Staff: C. Knighton, H. Greenwood
Page 1 of 4
Sections:
9.48.010 Authority and Purpose.
9.48.020 Definitions.
9.48.030 Imposition of Transportation Impact Fees.
9.48.040 Calculation of Impact Fees.
9.48.050 Credit.
9.48.060 Time of Payment of Impact Fees.
9.48.070 Adjustments.
9.48.080 Establishment of Impact Fee Amount.
9.48.090 Use of Impact Fees.
9.48.095 Transportation Impact Fee Deferral.
9.48.100 Plan and Fee Update.
9.48.110 Refunds.
9.48.120 Appeals.
9.48.125 Exemptions.
9.48.130 Residential Impact Fee Deferral.
9.48.150 Authority Unimpaired.
9.48.160 Relationship to SEPA.
Section 2. Replaced. TMC Chapter 9.48, "Transportation Impact Fees" of the
Tukwila Municipal Code is hereby reenacted to read as follows:
CHAPTER 9.48
TRANSPORTATION IMPACT FEES
Sections:
9.48.010 Authority and Purpose.
9.48.020 Purpose.
9.48.030 Imposition of Transportation Impact Fees.
9.48.040 Calculation of Impact Fees.
9.48.050 Credit.
9.48.060 Adjustments.
9.48.070 Time of Payment of Transportation Impact Fees.
9.48.080 Establishment of Transportation Impact Fee Amount.
9.48.090 Use of Transportation Impact Fees.
9.48.100 Plan and Fee Update.
9.48.110 Refunds.
9.48.120 Appeals.
9.48.130 Applicability.
9.48.140 Residential Transportation Impact Fee Deferral.
9.48.150 Authority Unimpaired.
9.48.160 Relationship to SEPA.
9.48.170 Delegation.
2026 Legislation: Replace TMC 9.48 & 9.50 TMC
Version: 05/18/26
Staff: C. Knighton, H. Greenwood
Page 2 of 4
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Section 3. Chapter Established. All chapters of TMC Chapter 9.48 are hereby
established to read as referenced in Exhibit A.
Section 4. Repealer. Ordinance 2635 as codified in TMC Chapter 9.50 "Concurrency
Standards and Transportation Impact Fees", is hereby repealed, thereby eliminating this
chapter in its entirety.
CHAPTER 9.50
CONCURRENCY MANAGEMENT
Sections:
9.50.010 Purpose.
9.50.020 Definitions.
9.50.030 Concurrency Test.
9.50.040 Test Criteria.
9.50.050 Concurrency for Phased Development.
9.50.060 Exemptions.
9.50.070 Vesting.
9.50.080 Improvements to Concurrency Facilities.
9.50.090 Capital Facilities Plan and Capital Improvement
Program.
9.50.100 Intergovernmental Coordination.
9.50.110 Administrative Rules and Procedures.
9.50.120 Appeals.
9.50.130 SEPA Exemption.
Section 5. Replaced. TMC Chapter 9.50, "Concurrency Management", of the
Tukwila Municipal Code hereby reenacted to read as follows:
CHAPTER 9.50
CONCURRENCY MANAGEMENT
Sections:
9.50.010 Purpose.
9.50.020 Definitions.
9.50.030 Transportation Concurrency Review.
9.50.040 Review Criteria.
9.50.050 Transportation Concurrency for Phased Development
and Rezones.
9.50.060 Development Accounted for in the Model.
9.50.080 Improvements to Transportation Facilities.
9.50.090 Capital Facilities Plan and Capital Improvement
Program.
9.50.110 Administrative Rules and Procedures.
9.50.120 Appeals.
9.50.130 SEPA Exemption.
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2026 Legislation: Replace TMC 9.48 & 9.50 TMC
Version: 05/18/26
Staff: C. Knighton, H. Greenwood
Page 3 of 4
Section 6. Chapter Established. All chapters of TMC Chapter 9.50 are hereby
established to read as referenced in Exhibit B.
Section 7. Corrections by City Clerk or Code Reviser Authorized. 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 8. 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 9. 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 effective
October 14, 2026, after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2026.
ATTEST/AUTHENTICATED:
Andy Youn-Barnett, City Clerk
APPROVED AS TO FORM BY:
Office of the City Attorney
Thomas McLeod, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Exhibit A — TMC Chapter 9.48, Transportation Impact Fees
Exhibit B — TMC Chapter 9.50, Concurrency Management
2026 Legislation: Replace TMC 9.48 & 9.50 TMC
Version: 05/18/26
Staff: C. Knighton, H. Greenwood
Page 4 of 4
15
Exhibit A
CHAPTER 9.48
§ 9.48.010. Authority and Purpose.
TRANSPORTATION IMPACT FEES
A. Authority. The City of Tukwila's transportation impact fee financing program has
been developed pursuant to the City of Tukwila's police powers, the Growth
Management Act as codified in Chapter 36.-70A of the Revised Code of Washington
(RCW), the enabling authority in ROW Chapter 82.02, RCW, Chapter 58.17 ROW_
relating to platting and subdivisions and the State Environmental Policy Act (SEPA),
and apter 4243.12C RCW.
Purpose. The purpose of the financing plan is to:
1. Develop a program consistent with Tukwila's Comprehensive Plan, the Six -Year
Transportation Program and the Capital Improvement Program, for joint public
and private financing of transportation improvements necessitated in whole or in
part by development within the City of Tukwila;
-k2.—Ensure adequate levels of transportation and traffic service consistent with the
level of service identified in the Transportation Element of the Comprehensive
Plan;
2 3 Create a mechanism to charge and collect fees to ensure that new development
bears its proportionate share of the capital costs of transportation facilities
necessitated by new development; and
3 4. Ensure fair collection and administration of such transportation impact fees.
B.CThe provisions of the City of Tukwila's transportation impact fee ordinance shall be
liberally construed to effectively carry out its purpose in the interests of the public
health, safety and welfare.
§ 9.48.020. Definitions.
The words and terms contained in this chapter shall have the following meanings for the
purposes of this chapter, unless the context clearly requires otherwise. Terms or words not
defined herein shall be defined pursuant to RCW 82.02.090 when. Terms not defined herein
and RCW 90 shall be given their usual and customary meaning.
Extraordinary Session, Chapter 36.70A RCW et seq., and Chapter 32, Laws of
2.A. "Building permit" means an official document or certification of the City of Tukwila
issued by the City's building official which authorizes the construction, alteration,
enlargement, conversion, reconstruction, remodeling, rehabilitation, erection,
placement, demolition, moving, or repair of a building or structure.
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3.C.
"City" means the City of Tukwila, Washington.
4`"Development°" means theany construction, reconstruction, conversion, structural
alteration, relocation or enlargementexpansk n of anya building, structure,_ or any
chain es in the use of the hand that requires a building permit-
5. and
creates additional demand and need for transportation facilities.mmmm_"Development
commencement" does not include: a uild'ings or structures constructed by a
regional transit authority or ilk buildings or structures constructed as shelters that
provide ernerc en y housing_for eople experiencing homelessness or emerctencjy
shelters for victims of aard�aa®I^r'rv�aslf ���o°°°may "domestic violence as defined In
gam.
RCW 70.123,020:
D._"Early learning facility" is defined consistent with RCW 43.31.565(3) as now enacted
or hereafter amended.
:"Fee payer:" is a person, corporation, partnership, an incorporated association or
governmental agency, municipality, or similar entity commencing a land development
activity, which requires a building permit and creates a demand for additional
facilities.
to share of the cost of the capital facilities that
is used for facilities that reasonably benefit new development. 'Impact fees are
independent fee calculations.
10. ""Letter encumbered:: means to reserve, set aside, or earmark the
trans ortatipn impact fees in order to pay for commitments, contractual obligations,
or other liabilities incurred for the provision of transportation facilities.
11. "Low-income housing:" means housing where monthly costs, including utilities
other than telephone, do not exceed 30% percent of the resident's household monthly
income and where household monthly income must be 80 percent or less of the King
County Median family income adjusted for family size as reported by the U.S.
Department of Housing and Urban Development.
12° "Owner' means the owner of record of real property, as found in the records of
King County, Washington, or a person with an unrestricted written option to purchase
property; provided, that if the real property is being purchased under a recorded real
estate contract, the purchaser shall be considered the owner of the property.
4'Proportionate fair shares means that portion of the cost for transportation facility
improvements that are reasonably related to the service demands and needs of new
development.
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§9.48.030. Imposition of Transportation Impact Fees.
The City hereby authorizes the assessment and collection of transport h.'(-)impact
fees on development activity 2.
§ 9.4�04 ro CalcaI 'on of Transportation Im agI, Fe
A. The method of calculating the transportation irnppact fees iru this
amoulber the following:
B. impact fees imposedThe cost of public streets roads and
facilities necessitated by this chapter.thedevelopment,
_EL ate,
and bicyc e
Shall be used for the systemAn ent to the costs of tho waublic streets, roads,.
and _pedestrian and Ibicvcle fTac-lities for igcatio i paymentsmadeby
previous development on theTropertyjo pay for t1 same regpired transportation
system improvements that wound be covered by the transportation impact fee.
TheThavailability......of.....other.._.Imeans,.edu1, and
I .... s of fuu�dir>Ic. ;'ublictreet road s.........�..m�................... estria
bicycie...facillity improvements- and
6
The methods by public streets, roads and Ted 'an and bicy_cfle
which
improvements that will reasonably benefit neware financed.
The current edition of the Institute of Transportation i Engineers Trip Generation
Manual and other citvmminformation, including, but notlimitedto, rate studies.
Information provided by the aj pijcant and any publicly available information
regarding the development;... The City may request additional °iinforlmation in order
n to prop( iv assess the transportation fee,
4. May be collected and spent only for system improvements, which are provided for
in the transportation element of the Capital Improvement Plan and
Comprehensive Land Use Plan;
5. Shall not be used to correct existing transportation system deficiencies as of the
ShallFees for development shall becaV, atdbaed ouheir
....s .... net new °`daily person
. r t.
trip" generation rites as determined by the Public Works [.Director or des.ugnee if the
development concerns an existing use on the same hall parcel, the fee shall bem based on
net trips generated by_fhe development.
G. irnpact fees shall be collected only once for each development, unless changes or
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modifications LUthe development are proposed vvhidl result in greater direct impacts
on transportation facilities than were considered when the development was first
approved.
A. The method Of GaIGUIating the transportation irnpaGt fees in this Ghapter inGOrperate,
The cost ofpublic streets and roads necessitated bvnew development;
2. AR adjustmeRt to the GGsts ef the pub'!G streets and roadways for past
mitigation payments made bv previousd topay for a particular system
improvement that was prorated to the particular street improvement;
3 The awai|obUdv of other means of funding public street and roadway
improvements; and
B. Fees fer develepment shall be GaIGY!ated based OR their Ret Rew p.m. peak hour trip
/TETrip Generation Manual. Ifthe proposed development activity concerns enexisting
existing building ha.- not been used for its intended purpose or has been vacant for
twelve months or more preceding application, no credit for existing trips shall be given.
A C[8diL not to 8xC88d the �trans �o[�tinn impact fee [th8nw|S8 payable, shall be provided
for the fair market value of any dedicat|on of land for, improvement to, or new construction
of any system improvements provided by the developer7 to facilities that are identified in the
Capital ImpreverneRt daUon mpact Fee pr(� c1 |is1and that are required
as a condition of approving the development activity. The determination of ""value shall be
consistent with the 8SSunlpUOnS and nl8thOdO|Ogy used by the, City in 8SUnl8UD0
the capital improvement costs...
§ 9.48.060. Time of Payment of Impact Fees.
A. The impact fees imposed pursuant tothis chapter Shall boassessed bythe City atthe
time of the app''GatieR fer the develeprneRt permit, and shall be due and payable iR f61-4
pursuant toTMCSection 9.48.095.The fee paid shall bothe amount ineffect asofthe
-sate of the permit issuance.
E3. ImpaGt fees may be paid URder pretest iR erder te obtaiR a permit er ether appreval ef
development activity.
�9.40.070'Adjuotmmemts.
A. |opn1*nts_Vvhh |and uses �not _included in the TransportZition|nn����
Fee Schedule, �the GnlOuOt of fee to be inlpOS8d On G particular development may be
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consideration to studies and other data submitted by the developer demonstrating by clear
and convincing evidence that an adjustment should be made in order to carry out the
purposes of this chapter.
B.A. The Public Works Director shall review the study to determine if the adjustment
request,.
1. Is based on the City"s accepted impact fee assessment practices and
methodologies;
2.__Uses acceptable data sources and if the data used is comparable with the uses
and intensities planned for the proposed development activity;
2 3. Complies with the applicable State laws governing impact fees;
3.4._Is prepared and documented by professionals who are mutually agreeable to
the City and the developer and are qualified in their respective fields; and
45. Shows the basis upon which the independent fee calculation was made.
B. In reviewing the study, the Public Works Director or designee may require the
developer to submit additional or different documentation.
C. If the
demonstr
eveloper has not
evidence that an adjustment to the
impact foe wilishould be made. If a compelling case has not been made, the
developer shall pay the full transportation impact fee amount.
,EL9A8.070.
impact fees imposed by this chapter to obtain a building permit while the City
accepting the independent fee calculation.
Time of Payment of Transportation Illmp_act Fees.
Transpartatiorn impact fees shall be due and paoble in full at the time of issuance of a
building perm unle s deferred pursuant to TMC 9.48130. The fee paid shall be the amount
calculated Ih the (Public Works Director or designee, including any ad ustments made
pursuant to Tl,IC 9.48,060, asmofmmthe date the permit's issued.
§ 9.48.080. Establishment ofnsportatior Impact Fee Account.
tmpactTransj ortation impact fees received pursuant to this chapter shall be c\armarked
dedicated revenues and retained in a special interest -bearing accountsaccount. All interest
shall be retained in the account and expended for the purpose or purposes for which the
tran
sportation fees were collected.
._.
§ 9.48.090. Use of Transportation Impact Fees.
A. Pursuant to this chapter, transportation impact fees shall be used for
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facilities that will reasonably benefit the City and its residentsdevelo2ment.
B. FeesTransportation impact fees shall not be used to make up for existing deficiencies
in City facilities serving an existing development. .
C. FeesTransportatiohn impact fees shall not be used for maintenance and operations,
including personnel.
D. Traffic aps ortration impact fees shallnagy be used for, but not limited to land
acquisition, site improvements, engineering and architectural services, permitting,
financing, administrative expenses and applicable mitigation costs, and capital
equipment pertaining to transportation systems and facilities.
E. TrafficTranspoirtatioin impact fees may also be used to recoup public improvement
costs incurred by the City to the extent that new growth and development will be served
by the previously constructed improvement.
F. In the event bonds or similar debt instruments are or have been issued for
transportation ,system improvements, transportation impact fees may be used to pay
the principaldebt service on such bonds. _^s^
G. Transportation impact fees shall be expended or letter encumbered for a permissible
use within ten years of receipt, unless there exists an extraordinary or compelling
reason for fees to be held longer than ten years. The Public Works Director may
recommend to the Council that the City hold fees beyond ten years in cases
whcrowhen extraordinary or compelling reasons exist. Such reasons shall be identified
in written findings by the Council.
H. The Finance Director shall prepare an annual report on the transportation impact fee
account showing the source and amount of all moneys collected, earned or received
and projects that were financed in whole or in part by transportation impact fees.
§ 9.48. 00, Illm'Pi' n and Fee Deferr. Update.
The transportation
ule may, be updated annually ry plyinmg the Tukwila Urban Center
portion of the required transportation impact fees Mortenson Construction Cost Index
for
clearly depicting the project for which the fee deferral agreement would
2. Before issuance of the building permit, the property owner must submit a written
letter requesting that the transportation impact fee be deferred. The City will not
zoning district per Figure 18 16, District Map, in Title 1 8 of the Tukwila Municipal
Code.
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�. The project must include at least 100 residential units and at least 50 percent of
the gross building square footage must be used for residential purposes. For
purposes of this section, the term "residential" does not include hotels, motels,
bed and breakfasts or other similar transient accommodations.
5. A fee deferral agreement between the City and the property owner must be
exe uted pror to isstlaRceOf-he.�buildng permit rhe eMayor is ced -to
execute such agreementsSeattIeOnce eve twoy%ears,proects on behalf —of —the
ity—RFO*isions mra be-ncludedeagr e hent-te-scGLfapaymentofthe
deferred impact fees, plus accrued interest, in the case of default by the property
owner. Provisionsthe Transportation Impact Fee list may include, but are not
limited to, a lien against subject property, letter of credit and/or surety bond.
6. As part of the agreement, the property owner must agree to waive any appgrals
under TMC Section 9.118.120.
B. The Mayor may consider other relevant information in approving fee deferral
requestsbe c1ated to address changed conditions including, but not limited to, the
deferred pactfees. The n or-i-si avuthorized to innluda an T ns or
requirements in the deferral agreement that he/she deems necessary to meet the intent
welfare.
C. Transportation impact fees may be deferred up to 1 0 years from the date of building
of the building permit, with the final payment being due no later than 1 20 months from
uance of the building permit. The property owner may pay off the entire balance any
time prior to the end of the 1 0 year deferral term.
D. Interest shall be charged on deferred transportation impact fees. The interest rate shall
the building permit is issued (or closest date thereof). Interest shall be compounded
annually anti shall begin to accrue upon issuance of the building permit
Council.
§ 9./18.1 00. Plan and Fee Update.
The impact fee may be updated annually to evaluate the consistency of development
density assumptions, estimatedgrowth patterns project costs, and adjusted for awarded
grant funding, if any. Updates that result in a change in transportation impact fees will be
reviewed by the City Council. Impact fee changes will only occur through an ordinances
resplu,tion requiring Council action.
§ 9.48.110. Refunds.
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A. Adeveloper may request and shall receive a refund when the developer does not
proceed with the development activity for which transportation impact fees were peid.
and the developer shows that no impact has resulted.
fnr the
de��pment permit as defined in TMC 9.50.020
B. Any transportation impact fees that are not expended or encumbered within the time
limitations established, and for which no application for a refund has been made within
thi-Gaone-year periodamended, shall be
retained and expended On any project identified in the
P|8nTransoortatiOA |rDr)aCtFee PrnieCtLis(.
C. In the event that transportation irnoautfeearnuet berefunded for any reason, they shall
berefunded with interest earned h}the applicant.
§ 9'48.120'Appea|s.
AAn fee�i i �h���yn���
A, Any fee payer may pay the impact fees imposed by this chapter under protest in order
to obtain a building permit-.
C� QaA*rninUtkana of the Public Works Director or his designee, with respect to the
a credit, can be appealed to the City's H aring Examiner. Such appeal shall be a closed
rOC8rdvvhi|e an8pp88i
Q. An appeal shall be taken within 1 Q working days of payment of the impact fooc under
protest or within 1 0 working days of the City's issuance of a written determination of a
accompanying appcp|fee. as set forth in the existing fee schedule for land uso
.A statement identifying being appealed and the alleged errors in that
decision. The notice of appeal Shall state specific errors of fact or errors in the
The scope of the appeal shall be limited to issues raised in the notice of appeal.
ELi� s|d the �[D��i| be Su�Ces3f any
Dv l[K4 948.125.Exernptiono1lO.
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9.48,131, A
A. The transportation impact fees are *enerobedfrom the formula for calculating the fees,
as set forth in this chapter. The amount of the impact fees is determined by the
information depicted on Figure 9 1 hercin.1calculated as set forth in the Cit wide
CoriscHdated Permit Fee Schedule,, All development activity located within the City
shall becharged Rtransportation impact fee, provided that
the following exemptions shall apply.
B. The following shall be exempt from transportation irnnuotfeea:
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 iSwithin 1224
months of -demolition or destruction of the previous structure.
2. Alteration, expansion, or remodeling of an existing dwelling or structure where no
new up4sperson-trips are createclg,g)]ff��,edl and the use is not changed.
3. Construction of an accessory residential structure,
shed or q
4. Miscellaneous improvements induding, but not limited to, fences, vvoUe.
swimming pools and signs that do not impact the transportation system.
5. Demolition of or moving an existing structure within the City from one site to
o Parcel.
0. Transportation hnoect fees for the constTuoUonCons1rucdon Of |Ovv-nCOnn8
housing
requested by the pFopeFty owner OR WFitiRg PFKE)F to permit submittal and subjeGt
tGUnits will reduce the_transportafion �n,ipact fee, mr the following criteria:
e`C. 'Submittal of fiscal impact analysis of how of�e reduction in inlooctfees for the project
��|dC0n����the C��iOn��b|��p�c�oes for mixed -use orcombined
rate and low-income devgLppnne[d\hat includes |Ow+iOCOnl8 housing will be Prorated
based onthe table be|nvv.
�+ Fee reduction table.
Unit Size Affordability Target' Fee Reduction
2Ormore bedrooms 80%2 40%
2ormore bedrooms 00%2 0096
Any size 50%2 RO%
Notes:
'Qnits to be sold or rented toGperson 0rhousehold whose monthly
24
30% of the household's monthly income.
2 Percentage of King County Median family income adjusted for
Urban Development.
e The developer must record a covenant per RCW 82.-02.-060(3 4) that prohibits
using the property car the portion of the property that had reduced fees for any purpose
other than for low-income housing at the original income limits for a period of at least 1
on a form ap roved by the City Attorney. 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 1 0
years, the property owner must pay the City the applicable transport Lion impact fees
in effect at the time of conversion.
q._Change of Use,or Occupancy, A change of use or
occu angy_thathas less impact than the —existing use shall not be assessed a
transportation impact fee.
8.E..
A fee payer required to pay for system improvements pursuant to RCW 43.21C.060
shall not also be required to pay ;a rctransportation impact fee for the same
improvements under this ordinance.. transportation
9.F. An Early Learning Facility is exempt from paying 80 percent of the required
Transportation Impact Fee.
G. A fee_IpaYer is rewired to pa_y 0 of the trail_ ortation impact fee, that posed for
g y constructing an accessory dwelling unit as defined in
a soup No��famil residence when cony t_.._
RCW 36. 70A.696 as amended.
§ 9.48. 4. Residential Transportation Impact Fee Deferral.
The purpose of this chapter is to comply with the requirements of RCW 82.02,050, as
recovery in the construction industry,
1. The provisions of this chapter shall apply to all impact fees established and
adopted by the City pursuant to Chapter 82.02 RCW, including transportation
2. Subject to the limitations imposed in the Tukwila Municipal Code, the provisions of
and single family attached residential construction. For the purposes of this
chapter, an " applicant" includes an entity that controls the named applicant, is
ontrol with the named
opplican
25
A. Deferral Request AuUlurized.-
1. Applicants for single-family attached or single-family detached nyaidenUo| building
permits may request t3defer payment Ofrequired transportation impact fees until
the sooner of:
@. Final inspection., or-
b. The closing of the first sale of the property occurring after the issuance of
the applicable building perDitwhiCh request Sh@U b8granted SUlong @S
the requirements of this chapter are satisfied.
BMethod of Request.-
2�� /\ request fO impact fee deferral Sh8U be declared 8tthe time Of
pn*|inninoryp|etopp|iootion(forp|otteddeve|opnnenUorbui|dingpennitopp|ioadon
(for non -platted development) in writing on a form or forms provided by the City,
along with applicable application fees.
2� 3. Calculation of |OOpact FeUs.—
The amount of Dlooctfmes to be deferred under this chapter shall
be determined as of the date the_request for deferral is submitted.
W", Deferral Term.
The term Ufa impact fee deferral granted under this chapter may
not exceed 18 months from the date the building permit is issued (L[[)efarra|
T8[nlL),D,|fthe condition triggering payment Ofthe deferred b'an njnlp8[t
fees does not occur prior to the expiration of the Deferral Term, then full payment
Ofthe, Tran.s-P.oft@Donimpact fees shall b8due OOthe last date 0fthe Deferral Term.
&D. Deferred Tr
.Llra Lrispg Ja (ion Impact Fee Lien.
nt'sDuty k}Record Lien. -An applicant requesting 8deferral
under this chapter must grant and record a deferred transpq�ation impact fee lien,
iDGnamount equal tOthe d8f8[r8dj]al�,;�(Lrtsationimpact fees, against the property
in favor of the City in accordance with the requirements of RCW 82.-02.-050(3-)(c).
2. 2. Satisfaction of Lien. -Upon receipt of final payment of all deferred transportation
impact fees for the property, the City ahoU execute o release of deferred
��nopurtamJn impact fee |i8D for the property. The property OwO8[ at the time Of
the release is responsible, @thiS or herthudrOvvn expenSe, for recording the lien
release.
Dlit8dOO OD Deferrals.
1The deferral entitlements allowed under this chapter shall be limited to the first 20
single-family residential construction building permits per applicant, as identified
26
Q9.48-150. Authority Unimpaired.
Nothing in this chapter shall preclude the City from requiring the fee payer to mitigate
adverse and environmental effects of o specific development pursuant to the 8[oUe
EDVinDD0eOt3| Policy Act, Chapters 43.21C RCVVand/or Chapter 58.17 RCVV, gUV8DliOg
plats and SUbdiViSi0OS� provided, that the exercise Of this authority is CUDSiSteO1 with
Chapters 43.21(� and 82.U2 RCVV.
A. All developmentshall besubject Uzenvironmental review pursuant LoGEP/\and other
applicable City ordinances and regulations.
B. Payment of the transportation impact fee pursuant to this chapter shall constitute
satisfactory mitigation of those traffiimpacts related to the specific
improvements identified on the project list.
C. Further mitigation in addition 8}the- tran3portation impact fee Sh8U be required for
identified adverse impacts, appropriate for mitigation pursuant to SEPA, that are not
mitigated by an impact fee.
O. Nothing in this chapter shall be construed to limit the City' G�;bY\s authority to deny
development permits when a pnupuao| would result in significant adverse
traffiirnp8[tS identified in an environmental impact SC8U3rn8nt and
reasonable mitigation nneoeuraa are insufficient to mitigate the identified impact.
The Public, Works_Oirectgr shall be authorized to_establish administrative rules and
pLgcedures for admimstehn the transpqrLationimpact he administrative
nU83 and procedures shall in6ude but not be Hnlited to application. forms, necessary
submittal information, processing 1irnes' and calculation of transportation inIpac1 fees
consistent
27
CHAPTER 9.50
CONCURRENCY MANAGEMENT
§ 9.50.010. Purpose.
Exhibit B
A. Pursuant to the State Growth Management Act, RCA/Chapter 36.70A RCW, after the
adoption of its Comprehensive Plan, the City of Tukwila is required by RCW
36.70A.070(6)(b) to ensure that transportation improvements or strategies to
accommodate the impacts of development are provided concurrent with the
development.
eiliticc and cc vices ncc ssary to support development shall b
occupancy and use without decreasing current service levels below locally established
B. The intent of this chapter is to establish a tra_nsportaton concurrency management
system to ensure that concurrencytransjprtation facilities and services needed to
maintain minimum level of service standards can be provided simultaneous
teconcurrent with, or within a reasonable time after, development occupancy or use.
six year of deveOppmelnt. The transpprtation concurrency management system
provides the necessary regulatory mechanism for evaluating requests for development
a
framework for determining transportation facilities and services needs and provides a
basis for meeting those needs through capital facilities planning.
For water, sewer, and surface water, the facilities must be in place at the time of
the time of the development approval. Applicants with developmentsDevelopments
that would cause the level of service on concurrencyfpr transportation facilities to
decline below City standards Gan v d r aco may be approved
by trovided the incliude implementing measures that offset theirthe impacts and
maintain the City's standard for trpnsQprtotipn level of service.
§ 9.50.020. Definitions.
The definitions contained in TMC Section 9.-50.-020 apply throughout this chapter unless,
from the context, another meaning is clearly intended.
1,A. "Adequate" means equal to or better than the level of service standards specified in the
current adopted capital facilities cicmentplan.
28
" p|iC8nt"nnSGnS8p8n}OnvvhO8pp|ieSfOr D8rthiC8tB
of concurrency under this chapter and who is the owner of the subject property or the
authorized agent ofthe prope.
.^._._"_ __,__ ____ __^ _. -r___ __^__ _____^_"
modification.
4. " "Building permit" refers to any permit issued under the Uniform Building Codc.
29
Exhibit 3
�,C�'Cnrhfom�o of oonnurn»ncv" nnnano the ntotornont accompanying the Public Works
op ui|ding permit. The staU:nnort shall state that m
certificate of concurrency is issued and indicate:code.
a. For water, sewer, and surface water, the capacity of the concurrency facilities that
b. For road facilities assigned to the development for the -specific uses, densities and
d. Anoffcotivodate; and
c. An expirationdato.
��CVncunency"means t�,aflsportationfacilities or strategies that achieve the City'
level of service standards - - * or that:
development is approved by the Public Works Department; or
b. F8rr8Gd8:
(1 included inthe Citv's Capital Improvement Plan and on the Transp a on
hnrp �
�c� F��roi the time development is approved by the PublicWorks
DapartmentqLty;
VNU be available and complete no later than six years after completion of
the development, and the applicant and/or the City provides a financial commitment
t the time the d8v8|Opnl8nt is approved by the Public Works.
Department.
7. '"Concurrency facilities" mean facilities for which concurrency is required in
and surface water facilities.
& "ConcurnCncytC5tnevievv"nle@nS�
8' For water, sewer, and surface water, the comparison Ofndevelopment's demand
b. For roads, the comparison of the development' sUnadewa|oprnen1'simpact Onthe
30
�SUbareaof the trans facHities, A transportation
concurrency testreview must be passed for r03ds,....when applicable, and a notice issued
iththe,dGv8|(Mnnent
9,F, "DevekzpDlenL PemnU" means a land use Pemnb and inn|u short plat,
preliminary or final reznne/nec|aoohicotion, zoning permit, master p|an, shoreline
substantial development permit/conditional use pernlit, planned unit development,
rmnyotherpermitorapprova|underthe Zoning Code OrSubdivision Code
or Shoreline Master Program.
10.(�""Financial
lcornmitm(nt" means:
Revenue sources are b d or —anticipated to be available and
designated for facilities in the Comprchensivocurrent Capital Improvement Plan;
b. Unanticipated revenue from federal and state grants for which the City has
received notice ofapproval;
e2]Funding that is assured by the applicant in ofomn approved by the Public Works
Department.
H, 11 ^�-8v8| of service CtzndonJ'sienuard" nn88nS UlOSe standards specified in the
adopted transportation element of the Comprehensive Plan. For water, sewor, and
Title 14�
"^'-- -^11-------^=--'``--'
L _13. ""Planned oap nn8ons roadtransportation facilities that do not
currently exist but for which the DeCBGS8ry f@Ci|ih/ COnStruCUOn' expansion, or
modification project is contained in the current capital facilities element of the
Comprehensive Plan and is necessary for meetigq the level of: service standard. The
improvements must be scheduled to be oOnnp|mAad within six years and the financial
commitment must b8iOplace 8t the time Ofapproval Ofthe certificate 8ftrans
COOCu[[8OCy certificate to COrnp|8t8 the |nOp[Ov8nl8DtS within Six y88[S.
J 11. ""Public works department'department" means the Public Works Director or
designee.
0c)LJ�j mtement accom
VV0rkS Dep@rtOOeD[s deve|c)L�n1eO< standards that a2e issued with an ap2lgv�d
dev6opIIient permit or Pub|ic\Norko Oepart[neDt`s conditions of approval that are
issued with an that
�gpncurrencycertificate isiSSued and indiqale�
qIf.�Cd5c u sdies and intensities as described in the
rnnii Or b rnni1a� qn�
2- Conditions nfapn[oyaLif@p ;_and
31
4� 4-5--"An expiration date,
"Transportation ies'concunnncyfacilities" means
-_-`
Lioe .,__and other transportation demand nnonaQonlort strategies and other
teGhRiques GF-pfegram-. that reduce single occupant vehicle travelfacil-itics.
M. ° n>e8nS the right to develop Or continue development in
accordance with the |8VvS. [U|eS. and other regulations in effect @tthe time the building
permit application iadeemed complete.
/evie
All applicants must apply for the DspU�@d0nm}ncurnanCytest and roco�c
notice ofpassing the test �edihcg$eb�f0r8th8��ih/vviUapprove 8n8pp|iC8UOnfor any
dev8|Opnnentpermit Orbui|ding permit-. An
application for a transportafion_Connurp8Ooy&z-Imay besubmitted with other
development subnni�a|a
B-B. Procedures.
1` Applications for 81ranspzrtafiOnQOnCurnency4e shall b8submitted On
forms provided by the Public Works Department. ThenUnnurneOcytost shall
totorm certificatereview vvi||beConnp|ete�dinorder Offirst in, first Out�-" once the Public
Works Department determines the application iecomplete.
availability
properwill be made on availability and a certificate of availability shall be issued. ThiG
ty
for water and sewer with the application submittal if the
�
� The applicant ahoU submit o detailed project description of the
development, including |OC@tiOn' tahinu|or cipnu|atiVnsite plan, and gnOSS
floor area by use, as part of the bra�npo[tation_co�currency at.e
3-.
--A ��n�Qo�ation COnCurneDSyopp|iootien and shall pay the concurnonoytest fee testreview
4,2�/\mmncurnsnny Sh8U be performed only for specific property,
uses. denohU8S and intensities based on the information provided by the
Gpp|iC3OL
consistent with the uses o||Vvved for the property. If the COnCurr8nCy
teo�evievv is being requested in conjunction with an 8pp|iC@UOn for
rezone, the applicant shall specify densities and intensities that are
consistent with the proposed zoning for the property. Changes to the
uses, densities and intensities that create additional impacts on
oOnnurrenCy IranspOrtaUun facilities Sh@U be SUbi8[t 03 an additional
OOCV[[8OCVt8Strev|ov».
5 Public Works Director or designee shall perform the oonournenoy
to . The projectrnustpzcsth ConCurnenoy
teotoed|fioa1e prior 03 approval Of the d8v8|Opnn8nt permit Or building
permit.
6`4. The Public Works Director or designee shall notify the applicant of the
tes�'eview results in writing. The date of written notification to the applicant
shall b8the date Ofissuance Ofthe OnCUrr8nCyC8rtifiC8t8.
e transportation concurrency certificate,
cuncurnencycertificate for aphased devB|opnnen1orerezone, shall expire
within one year ofits issuance unless the applicant submits o building
permit application, o 8EPA environmental checklist and all required
documentation pursuant to TKAC Chapter 21.04 TK8C, or on extension is
granted within One year from the date Of iSSu8nC8 0fthe_tU1i,'l,spor1a(ion
oonnurrenoycertificate.
�lf the deadline for submittal of8complete building permit application,
SEPA environmental checklist and all required documentation, is met a-s
by the Public Works Director ordesignee, thetrans ortation concuneDcy
certificate, other than a certificate fore rezone or_phased dev�|Op]8n.lL
shall be valid for two years from the date of issuance of the building permit,
SEPA Determination, or other City -issued approval. If the building permit,
8EP/\environmental ChmcNist, or other submittal is withdrawn by the
Gpp||C8Ot prior to 8pp[Ov8| by the City or expires, the transportation
concurrencycertificate shall expire one year after the date ofissuance.
applicant must apply for @ new transport nSurneDSy
tcstcerfificate if the certificate expires or an extension is not granted.
10. The Public Works Director may approve . -one extension ofup0oone year if-,
e`O�Tho tie applicant submits a letter in writing requesting the extension
U8fona the expiration date. The applicant must show that the. -r-1he
not [8SpOOSib|e for the delay in obtaining 8 building permit,
8EP/\approval, Orother City -issued approval, and has acted ingood faith
b)obtain the permit oropprovo|�and
expiration date.
Ei-11The Public Works Department shall be responsible for
accumulating the impacts created byeach application and removing any
impacts from the � ' Chv's COnCVrr8nCyrenandonlmde| for an expired
traj[,�R)da tion CODCu[reDCyCertifiC8t8, an expired d8V8|Opnl8Ot permit or
building permit, or other action resulting in an applicant no longer causing
impacts that have been accounted for inthe City records.
33
12. The Public Works Department shall be responsible to coordinate with applicable
and planned capacity for these utilities.
certificate iqj conournenoy hall apply only
to the approved _specific land use, density and intensity described in the
application for a development permit or building permit., No development
shall be required to obtain more than one certificate o
COnCUrn8n for each bUi|ding. Un|8SS the applicant Or
subsequent owner proposes changes or modifications to the property
location, density, intensity, orland use that creates additional impacts on
ognourrenCy1ransAo'|adonfaCi|iU8S.
11� 14. /\,certificate not
transferable to other land but may be transferred to new owners of the
original land.
applications that would result in a
|eve|ofservice reduction below the adopted standard shall not be
approved.
adopted King County Surface Water Design Monuz!rnust bomot tnpass UhoThe
oOOnurnenoyBao[
review QOnnp8rBS level of service
corridors, as defined in the transportation element, both with and without thoconside6,lq
Uaat[anupprtaLion donnand qi�g�Iated bvthe proposed development atotime Oycoro
after the estimated occupancy ofthe dUvU|Opnnent=|fthe level Ofservice iSequal tOO[
�n better �h� |�vR| of S�@nd8pd. �h� tr�spyrtabug_COncurrenCy tostrevievv is
passed.
certificate for
applicant may retest fo dUUnna| review for tr.ansportartion DDnCurr8DCy after
doing one or both of the following:
a-.1.Modifying the application to reduce the need for the nonexistent
cVnournanoytnar��,ortadonfacilities th@t donot nlmrtthe. level ofeervicestandard.
Reduction of need can be through the reduction of the size of the deve|oprnent,
reduction of trips generated by original proposed dave|opnnant, or phasing of the
development k)match future Gonnurnsncyh�q_�j§kqrta1ionfacility construction; Or
n0inQ to fund the improvements for the additional capacity required for the
A. An applicant may request transportation concurrency for a phased development if the
34
Public Works Directordetermines that the two criteria described in TIVIC
Section 9.-50.-050.-B are met.
termines that the criteria described
The application CODCUrr8OCy
must be accompanied by a schedule for construction of the buildings, parking and other
improvements and by o written request for the development to be considered in
phases.
�B The Public Works Director Ordesignee may approve trans jortation nournenCyfor
phased development if both of the following criteria are met:
�,-Noassociated development permit isrequired before building permit applications
can besubmitted; and
2, 2`-'The application iefor an integrated development site plan with nnu|Up|e buildings
that are interdependent for vehicular and pedestrian access and pa44RgQparkinq,
All the parcels are contiguous arid have cornmon ownership.
The rezone in pail nfa |anl(,�rpnoiect that is auf5cienUy defined sothat the City nnay
A transportation concurrency application for phased development or rezone shall follow
the same timing and procedure as set forth in this chapter, except that:
n|yOn8 tra,nsportation COOCu[reOCyC8rtifiC8t8 ShGU be |SSu8d for all buildings
proposed for phased development or rezone;
2, 2. The transportationC0DSVrr9OCycertificate for GOapproved phased development or
rezone ShBU be valid for five y8@[S from the date Of its iSSU8OC8; provided that 8
building permit is issued for a building within one year of the date of issuance of the
transportation C0OCu[ReOCy certificate or within two y88[S if an extension is UDle|y
requested and the request iagranted.
�
_�O.The PubUCVVO[kSDirector O[designee nl8y8pprOv8���o[e '8xt8nSiOOOfupU3OOS
year of the transportation COnCurneDCy certificate for the ph8S�d development or
rezoL,Lg, consistent with the terms of this chapter.
__E. |OnOcase shall the rkzbpnCODCu[neOCycertificate b8valid for more than six
ye8rSfrOrnUledGteOfiSSU@nDeOfUlenertdioateQcediho�t�`The8pp|iC@ntnnUst@ppk/
for new transoorbation COnCVrnenCytestrevievvfor any building approved for phased
development that has not been issued a building permit within six years from the date
ofissuance ofthe concurranoycertificate.
35
§ 9.50.060. ExemptionsP:'>eveiofm t t Accounted for in he
od
ei.
Applications for single-family dwelling unit building permits, multi -family building permits for
projects containing four or fewer units, short plats, any non-residential project that is
categorically exempt from SEPA pursuant to TMC Section 21.01004.080, .100, or .110, or
any other project that will generate less than 30 net new PO MO peak hourdaily person trips
a shall be �c
automatically granted a transportaton_concurrency certificate. The applicant is required to
submit_mmupori ,alication because xsuch developments are accounted fora concurrcncy
certificate, along with in the
concrarrency modeiiinq.
.50.070. Vesting.
Itys system --wide transportation
effective date of this chapter if they have, prior to the effective date of the ordinance
codified in this chapter:
1. Submitted a building permit application that the City has deemed complete; or
§ 9.50.080. Improvements to
ansportution Facilities.
A. The City shall provide, or arrange for others to provide, adequate tranuortafion
facilities through construction of needed capitaltransnortation improvements in
implementing strategies which do the following:
Achieveachieve level of service standards for anticipated future
development and redevelopment caused by previously issued and new development and
building permits; and, and improvements to the facilities shall he consistent with the
T ans ortation - 'Vent of the Cerro eh nsivice Han,
B. Improvements to the facilities shall be consistent with the Transportation Element,
Utilities Element and Capital Improvement Program of the Comprehensive Plan.
§ 9.50.090. Capital Facilities Plan and Capital Improvement Program.
The City shall include in the capital appropriations of its budget for expenditure during the
appropriate fiscal year financial commitments for all capital improvement projects required
for adopted level of service standards, except the City may omit from its budget any capital
improvements for which a binding agreement has been executed with another party to
provide the same project in the same fiscal yearbiennium.
§ 9.50.1 00. Intergovernmental Coordination.
A. The City may enter into agreements with other local governments, applicable non City
managed utilities, King County, the state of Washington, and other facility providers to
36
coordinate the imposition of level of service standards and other mitigations for
concurrency.
B. The City may apply standards and mitigations to development in the City that impacts
other local jurisdictions. The City may agree to accept and implement conditions and
mitigations that arc imposed by other jurisdictions on development in their jurisdiction
that impact the City.
§ 9.50.1 1 0. lip. Administrative Rules and Procedures.
The Public Works Department shall be authorized to establish administrative rules and
procedures for administering the transportation concurrency testcertificate system. The
administrative rules and procedures shall include but not be limited to application forms,
necessary submittal information, processing times, and issuance of the transportation
concurrency certificatocertificates.
§ 9.50.1-20120. Appeals.
A.
B.
C.
The applicant may An
Procedures.
-,eekincoappeal the results of thca lrah,sport ton
concurrency test based on three grounds:
1. A technical error;
2. The applicantdeciision_ ay file an a Qipeal of a Tel 2 decision as provided
8. fie' —in roviowCha titers 18.104 and approval caused solely by the City that
allowed capacity to be given to another applicant. The applicant must file a notice
of appeal with the Public Works Department within 15 days of the notification of
the test results. The notice of appeal must specify the grounds thereof, and must
bra si omitted on the form authorizer) by the Pi blic WorkssDepaar mentE'ach
v��avrrrrcr err-crr�rrn�-n--av�mvr-rc "r'
app al must be submitted with the appeal fee set forth in 18.116 TMC Section
18.90.010.
Hearing Schedule and Notification.
When the appeal has been filed within the time prescribed, in proper form, with the
appropriate data and payment of thc required fee, thc Public Works Department shall
transmit the appeal to the hearing examiner for scheduling. Notice of the public
Record.
The Public Works Department shall transmit to the Hearing Examiner all papers,
calculations, plans and other materials constituting the record of the concurrency test,
at I ast 7 days prior to the scheduled hq,aring date. The Examiner shall consider the
appq,al upon the record transmitted, supplemented by any additional competent
evidence, which the parties in interest may desire to submit.
D. Burden of Proof.
37
/\determination COnCUrnenCyshall b8Gnadministrative action Ofthe City
38
Attachment B
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING RESOLUTION NO.
2105; TO UPDATE TRANSPORTATION IMPACT FEES IN
ALIGNMENT WITH RECENT CHANGES TO THE TUKWILA
MUNICIPAL CODE.
WHEREAS, Washington state updated the 1990 Growth Management Act (GMA) with
new requirements for cities and counties required to plan under the GMA; and
WHEREAS, via Ordinance No. 2753 approved by the City Council on December 16,
2024, the City of Tukwila ("City") adopted a significant update to the City's Comprehensive
Plan, including an updated Transportation Element; and
WHEREAS, the City Council adopted a new multimodal level of service standard as
part of the Transportation Element; and
WHEREAS, the City Council adopted Resolution No. 2105 in 2024, establishing the
City' s current consolidated permit fee schedule; and
WHEREAS, the City Council adopted Resolution No. 2124 in 2025, updating certain
sections under the Land Use Fee Schedule; and
WHEREAS, a new Transportation Impact Fee Schedule has been established to
implement the Transportation Element and in accordance with Ordinance ; and
WHEREAS, Ordinance requires adoption of the Transportation Impact Fee
Schedule to be set via a City Council approved resolution; and
WHEREAS, the consolidated permit fee schedule is the logical vehicle for including
the Transportation Impact Fee Schedule; and
WHEREAS, the City's consolidated permit fee schedule needs to be updated to
reflect these changes.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
2026 Legislation: Update TIF Schedule
Version: 05/20/2026
Staff: C. Knighton
Page 1 of 2
39
Section 1. Resolution No. 2105 is hereby amended to revise Section 4, " Public
Works Fee Schedule," of the Consolidated Permit Fee Schedule deleting the
"Transportation Concurrency Test Fee Schedule" table in its entirety.
Section 2. The Transportation Impact Fee Schedule (Exhibit A) is added to the Public
Works Fees section and will be charged according to the schedule and take effect on
October 14, 2026.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2026.
ATTEST/AUTHENTICATED:
Andy Youn-Barnett, CMC, City Clerk Armen Papyan, Council President
APPROVED AS TO FORM BY:
Office of the City Attorney
2026 Legislation: Update TIF Schedule
Version: 05/20/2026
Staff: C. Knighton
Filed with the City Clerk:
Passed by the City Council:
Resolution Number:
Page 2 of 2
40
Exhibit A
Transportation Impact Fee Schedule
Residential
2
0
215
220
221
240
251
Single Family Detached Housing
Single Family Attached Housing
Accessory Dwelling Unit (50%SF Detached)
Multifamily Housing (Low -Rise)
Multifamily Housing (Mid -Rise)
Mobile Horne Park
Senior Adult Housing (Single Family)
252 Senior Adult Housing (Multifamily)
253 Congregate Care Facility*
254 Assisted Living*
Lodging 310 Hotel*
320 Motel
Auto Services 944 Gasoline/Service Station
945 Gas Station w/Convenience Market
Recreational 411 Public Park*
432 Golf Driving Range*
491 Racquet/Tennis Club*
495 Recreational Community Center*
dwelling 9.09 1.45 13.18 0% 13.18 $ 963.99
dwelling
dwelling
dwelling 6.21
dwelling 4.46
dwelling 7.87
dwelling 4.16
dwelling 3.25
dwelling 2.43
bed 4.14
room
6.57
1.45
696.75
482.00
1.45 9.00 0% 9.00 $ 658.57
1.45 6.47 0% 6.47 $ 472.98
1.45 11.41 0% 11.41 $ 834.61
1.45 6.03 0% 6.03 $ 441.17
1.45 4.71 0% 4.71 $ 344.66
1.45 3.52 0% 3.52 $ 257.70
1.45 6.00 0% 6.00 $ 439.05
9.53
0%
9.53
91.52
2,306.74
1,595.76
2,180.35
1,565.92
2,763.18
1,460.59
1,141.08
853.18
1,453.56
6,414.98 S 1,302
4,636.57
3,207.49
4,382.51
3,147.50
5,554.00
2,935.79
2,293.58
1,714.90
2,921.67
941.14
651.07
889.57
638.89
1,127.37
595.91
465.56
348.09
593.05
5.84 1.45 8.47 0% 8.47 $ 619.33 $ 2,050.44 $ 4,121.40 $ 836.57
3.35 1.45 4.86 0% 4.86 $ 355.27 $ 1,176.19 $ 2,364.16 $ 479.88
VFP 172.01 1.25 215.01 60% 86.01 $ 6,290.23 $ 20,825.22 $ 41,858.83 $ 8,496.62
VFP 211.05 1.25 263.81 58% 110.80 $ 8,103.78 $ 26,829.37 $ 53,927.22 $ 10,946.30
acre 0.78 1.25 0.98 19% 0.79 $ 57.58 $ 190.64 $ 383.19 $ 77.78
employee 55.57 1.25 69.46 0% 69.46 $ 5,080.34 $ 16,819.62 $ 33,807.56 $ 6,862.35
court 27.71 1.25 34.64 0% 34.64 $ 2,533.32 $ 8,387.11 $ 16,858.15 $ 3,421.91
1,000sf 28.82 1.25 36.03 19% 29.09 $ 2,127.60 $ 7,043.89 $ 14,158.26 $ 2,873.88
nstitutional 520 Elementary School student 2.27 1.26 2.86 0% 2.86
522 Middle/JR High School student 2.09 1.26 2.63 0% 2.63
525 High School student 1.94 1.26 2.44 0% 2.44
540 Junior/Community College student 1.15 1.26 1.45 0% 1.45
560 Church* 1,000sf 6.78 1.26 8.54 0% 8.54
565 Day Care Center 1,000sf 39.3 1.26 49.52 44% 27.73
590 Library 1,000sf 72.05 1.26 90.78 20% 72.63
Medical 610 Hospital
620 Nursing Home*
209.19
192.60
178.78
105.98
624.80
2,028.12
5,311.75
692.57
637.65
591.89
350.86
2,068.55
6,714.55
17,585.73
1,392.07
1,281.68
1,189.70
705.23
4,157.80
13,496.29
35,347.44
282.57
260.16
241.49
143.15
843.96
2,739.51
7,174.92
1,000sf 10.7 1.26 13.48 0% 13.48 $ 986.05 $ 3,264.53 $ 6,561.72 $ 1,331.92
bed 3.06 1.26 3.86 0% 3.86 $ 281.99 $ 933.59 $ 1,876.53 $ 380.90
Restaurant 931 Fine Dining Restaurant* 1,000sf 79.03 1.25 98.79 44% 55.32 $ 4,046.06 $ 13,395.40
932 High Turnover (Sit -Down) Restaurant 1,000sf 103.75 1.25 129.69 43% 73.92 $ 5,406.49 $ 17,899.41
933 Fast Food w/o Drive-Thru* 1,000sf 413.41 1.25 516.76 53% 242.88 $ 17,763.63 $ 58,810.47
934 Fast Food w/ Drive-Thru 1,000sf 448.12 1.25 560.15 53% 266.07 $ 19,459.91 $ 64,426.39
937 Coffee/Donut Shop w/ Drive-Thru 1,000sf 600.5 1.25 750.63 76% 177.01 $ 12,946.50 $ 42,862.29
938 Coffee/Donut Shop w/ Drive-Thru (no indoor seat .rive-thru Ian: 179 1.25 223.75 91% 20.88 $ 1,527.36 $ 5,056.68
970 Wine Tasting Room 1,000sf 111.85 1.25 139.81 0% 139.81 $ 10,225.60 $ 33,854.14
971 Brewery Taproom* 1,000sf 61.69 1.25 77.11 0% 77.11 $ 5,639.85 $ 18,671.99
26,924.86 $ 5,465.28
35,977.95 $ 7,302.90
18,209.46 $ 23,994.48
29,497.49 $ 26,285.76
86,153.51 $ 17,487.68
10,163.97 $ 2,063.11
68,047.06 $ 13,812.38
37,530.83 $ 7,618.11
Retail 813 Free -Standing Discount Superstore 1,000sf 50.52 1.25 63.15 29% 44.84 $ 3,279.25 $ 10,856.69 $ 21,822.03 $ 4,429.49
815 Free -Standing Discount Store 1,000sf 53.87 1.25 67.34 20% 53.87 $ 3,939.94 $ 13,044.06 $ 26,218.65 $ 5,321.93
816 Hardware/Paint Store* 1,000sf 8.07 1.25 10.09 26% 7.46 $ 545.96 $ 1,807.51 $ 3,633.11 $ 737.46
820 Shopping Center (>150k) 1,000sf 36.39 1.25 45.49 29% 32.30 $ 2,362.07 $ 7,820.17 $ 15,718.60 $ 3,190.60
821 Shopping Plaza (40-150k) - Supermarket* 1,000sf 101.43 1.25 126.79 29% 90.02 $ 6,583.81 $ 21,797.20 $ 43,812.51 $ 8,893.18
821 Shopping Plaza (40-150k) - Not Supermarket 1,000sf 65.38 1.25 81.73 35% 53.12 $ 3,885.18 $ 12,862.76 $ 25,854.23 $ 5,247.96
822 Strip Retail Plaza (<40k)* 1,000sf 54.45 1.25 68.06 40% 40.84 $ 2,986.77 $ 9,888.38 $ 19,875.71 $ 4,034.43
840 Automobile Sales (New) 1,000sf 27.84 1.25 34.80 0% 34.80 $ 2,545.20 $ 8,426.46 $ 16,937.24 $ 3,437.97
841 Automobile Sales (Used) 1,000sf 27.06 1.25 33.83 0% 33.83 $ 2,473.89 $ 8,190.37 $ 16,462.71 $ 3,341.65
848 Tire Store 1,000sf 28.54 1.25 35.68 28% 25.69 $ 1,878.62 $ 6,219.60 $ 12,501.44 $ 2,537.58
850 Supermarket 1,000sf 92.29 1.25 115.36 24% 87.68 $ 6,412.41 $ 21,229.71 $ 42,671.87 $ 8,661.65
851 Convenience Store* 1,000sf 651.94 1.25 814.93 51% 399.31 $ 29,204.95 $ 96,689.55 $ 194,346.68 $ 39,449.02
857 Discount Club 1,000sf 40.34 1.25 50.43 34% 33.28 $ 2,434.07 $ 8,058.53 $ 16,197.70 $ 3,287.85
862 Home Improvement Superstore 1,000sf 30.65 1.25 38.31 42% 22.22 $ 1,625.22 $ 5,380.64 $ 10,815.13 $ 2,195.29
863 Electronics Superstore* 1,000sf 41.05 1.25 51.31 40% 30.79 $ 2,251.73 $ 7,454.87 $ 14,984.35 $ 3,041.56
880 Pharmacy/Drug Store w/o Drive-Thru 1,000sf 90.08 1.25 112.60 53% 52.92 $ 3,870.61 $ 12,814.51 $ 25,757.26 $ 5,228.28
881 Pharmacy/Drug Store w/ Drive-Thru 1,000sf 107.2 1.25 134.00 49% 68.34 $ 4,998.25 $ 16,547.82 $ 33,261.24 $ 6,751.46
890 Furniture/Flooring Store 1,000sf 6.32 1.25 7.90 53% 3.71 $ 271.56 $ 899.06 $ 1,807.13 $ 366.82
Services 912 Drive -In Bank
941 Quick Lubrication Vehicle Shop*
942 Automobile Care Center*
945 Convenience Store/Gas Station
1,000sf 98.85 1.25 123.56 30% 86.49
ervice bay 40 1.25 50.00 28% 36.00
1,000sf 33.89 1.25 42.36 20% 33.89
VFP 211.05 1.25 263.81 56% 116.08
6,325.98 $ 20,943.56 $ 42,096.71 $ 8,544.90
2,632.97 $ 8,717.03 $ 17,521.28 $ 3,556.52
2,478.65 $ 8,206.11 $ 16,494.34 $ 3,348.07
8,489.67 $ 28,106.96 $ 56,495.19 $ 11,467.55
Office 710 General Office Building 1,000sf 7.83 1.22 9.55 0% 9.55 $ 698.66 $ 2,313.06 $ 4,649.27 $ 943.72
715 Single Tenant Office Building* 1,000sf 12.3 1.22 15.01 0% 15.01 $ 1,097.51 $ 3,633.55 $ 7,303.45 $ 1,482.48
720 Medical/Dental Office Building 1,000sf 34.03 1.22 41.52 0% 41.52 $ 3,036.44 $ 10,052.81 $ 20,206.22 $ 4,101.51
732 Post Office* employee 27.17 1.22 33.15 20% 26.52 $ 1,939.47 $ 6,421.04 $ 12,906.33 $ 2,619.76
Industrial/Port 110 General Light Industrial 1,000sf 3.6 1.08 3.89 0% 3.89 $ 284.36 $ 941.44 $ 1,892.30 $ 384.10
&Terminal 130 Industrial Park 1,000sf 2.68 1.08 2.89 0% 2.89 $ 211.69 $ 700.85 $ 1,408.71 $ 285.94
140 Manufacturing 1,000sf 4.27 1.08 4.61 0% 4.61 $ 337.28 $ 1,116.65 $ 2,244.48 $ 455.59
150 Warehouse 1,000sf 1.38 1.08 1.49 0% 1.49 $ 109.00 $ 360.88 $ 725.38 $ 147.24
151 Mini -Warehouse 1,000sf 1.29 1.08 1.39 0% 1.39 $ 101.90 $ 337.35 $ 678.07 $ 137.64
r ITE Trip Gene ation Handbook, 12th Edition: Daily Weekday Vehicle Trip Generation R tes
'The ratio of v hicle trips to person trips as extracted from the PSRC Household Travel Survey
Excludes pass -by trips: see "Trip Generation Handbook: An ITE Proposed Recommended Practice" (2014). For Restaurant: sit-down uses, percentage of new trips based on peer studies with higher pass -by trip levels
to be more consistent with trends expected in Tukwila.
PM Peak Person Trip Rate multiplied by the Passby, Diverted Link percentage
dwelling = dw fling unit, sq ft= square feet,pump= vehicle servicing position/gas pump,room= available hotel/motelroom,window= number of drive through teller windows/ATM drive through positions
* ITE Land Use Category has five or fewer studies for daily vehicle trip rates.
41
Impact Fee Zones (2026)
Impact Fee Zones
2
4
0 0.5 1
1mrks
Source: Transportation Element December 2024
42
Attachment C
Trans •o tation •ac Fee
Date: May 2026
To: City of Tukwila
From: Fehr & Peers
a
e Stu
Y
t et'
Since 1990, Washington State law (RCW 82.02.050) has allowed jurisdictions to utilize
transportation impact fees (TIF) to fund capacity projects needed to support growth in lieu
of relying solely on the State Environmental Policy Act (SEPA). The City of Tukwila adopted
a TIF schedule in 2005. The most recent update to the TIF schedule in 2020 included a
revised project list with updated project costs. The current schedule includes 17 projects
with an estimated capital value of $57 million. These projects consist of intersection
improvements and roadway widenings to add vehicular capacity. The current TIF rate,
averaged across the four zones, comes to $4,176.24 per PM peak hour trip, which has not
increased since the 2020 update.
Building on the recently adopted Transportation Element (TE) and Background Report, the
City is updating its TIF program to reflect the new multi -modal level of service standard.
The adopted TE and Background Report include a wide variety of projects enhancing
multimodal capacity, including intersection improvements, complete streets upgrades, bike
facilities, and sidewalks. This TIF program introduces significant changes to Tukwila's
existing TIF program, with the most notable being the shift from a primary focus on adding
vehicle capacity to a program that adds capacity for all modes. As such, there is also a shift
from vehicle trips to person trips as a measure of transportation impacts and the basis for
assessing fees. This shift better links trip generation from new development to the need for
expanding the multimodal transportation network.
State law requires jurisdictions to allow independent fee calculations, enabling any
development to submit justification for a reduced fee based on trip data specific to its
proposal. The remaining sections of the report describe the proposed impact fee changes
and methodology, the analyses performed, and the resulting recommendations.
43
Structure and Methodology
The multimodal transportation impact fee structure for the City of Tukwila was designed to
determine the fair share of multimodal transportation improvement costs that may be
charged to new development. Growth in residents, workers, and visitors related to new
development will increase travel demand on public facilities. Therefore, the City of Tukwila
must expand its multimodal transportation network as the City grows. The basis for
calculating a proportionate share of building new transportation facilities stems from
understanding how many "person trips" a development generates and how many of those
trips use new capacity added through the TIF program. Different calculations are made for
people driving, walking, and bicycling.
The following key points summarize the
City's impact fee structure (see
Figure 1).
A multimodal TIF project list was
developed from the TE and Background
Report.
These projects were evaluated for
impact fee eligibility; impact fees can
only fund new capacity. Non -capacity
investments, primarily maintenance and
safety improvement projects, are not
eligible for inclusion in the TIF project
list.
A calculation was made to subtract the
cost of fixing any "existing deficiencies"
from the project cost estimates on the
TIF project list.
Figure 1. Impact Fee Structure
Safety/
atntenance/Other
Portion Due to
Existing Deficiency
Cost Paid by
City or Others
Fehr & Peers
44
Tukwila T1F Rate Study 12
Of the remaining eligible projects, the portion of the project's cost that supports non -City
growth was subtracted from eligible costs to determine the total eligible impact fee
program cost.
The total eligible cost per project was divided by the total projected
growth in daily person trips. This calculation was carried out for each
of the City's four TIF zones.
After determining the allowable cost per daily person trip, a land use -
based fee schedule was developed for the City to ease administration
of the program. Person trip rates for multiple land use categories
were estimated using vehicle trip generation rates from the Institute
of Transportation Engineers (ITE) and the ratio of person trips to
vehicle trips based on the PSRC Household Travel Survey.
TIF Zones
This program assesses fees
based on a cost per daily
person trip, rather than PM
peak vehicle trip. The
conversion from vehicle
trips to person trips is
described in the following
sections.
Given the shape of Tukwila and the topographical conditions, travel can be isolated to
separate areas of the City. Accordingly, the City has a long history of using a zone system
for TIFs, such that the costs are allocated across zones. The TIF zones are mapped in Figure
2.
Fehr & Peers
Tukwila T1F Rate Study 13
45
Figure 2. Map of Impact Fee Zones (2026)
Impact Fee Zones
Parks
2
d
Source: Fehr & Peers, 2025
0 0,5 1
C3 Mile,
The TIF program includes three project types based on which mode is gaining new capacity
as part of the project: vehicle/intersection projects, bicycle projects, and pedestrian
projects. Additionally, two other citywide programs are included, signal interconnect, and
Fehr & Peers
46
Tukwila T1F Rate Study 14
data and engineering studies to support capital projects. The methodology for allocating
costs to each zone for the project types is described in Table 1.
Table 1. Allocation of Project Costs to Zones by Project Type
Project Type or
Citywide Program
Cost Allocation Methodology
Vehicle/Intersection
Apply proportional share of project fee to each zone based on
model trip data.
Bicycle
Pedestrian
Signal Interconnect
Data and
Engineering Studies
to Support Capital
Projects
Apply proportional share of project fee to each zone based on
percentage of 1.5-mile bike shed that falls within the zone.
Fees associated with pedestrian projects apply only to the zone
where the project is located. If the project falls on the border, the
fee is proportionally distributed between adjacent zones based
on length.
Cost of signal interconnect is distributed among zones based on
the proportion of trips in each zone as calculated by the 2044
model.
The costs associated with data and engineering studies in support
of capital projects are distributed among zones based on the
proportion of trips in each zone as calculated by the 2044 model.
Fehr & Peers
Tukwila T1F Rate Study 15
47
rj ct i t
Washington State law (RCW 82.02.050) specifies that transportation impact fees are to be
spent on transportation "system improvements."1 Transportation system improvements
include "public streets, roads, and bicycle and pedestrian facilities that were designed with
multimodal commuting as an intended use"2 and can include physical or operational
changes to existing transportation facilities, as well as new transportation connections that
are built in one location to benefit projected needs at another location. Projects on the TIF
list must add new multimodal capacity (new streets, additional lanes, sidewalks, bike lanes,
low -stress bike routes, signalization, roundabouts, etc.). Transportation projects that
cannot be included in the TIF program include facilities that only benefit a single
development or property owner (typically local streets that are necessary to connect to the
larger network), improvements that correct an existing deficiency (e.g., projects to address
an existing traffic congestion issue that exceeds the LOS standard), or other projects that do
not expand the capacity of the transportation system (e.g., a project to address a safety
concern or a maintenance project).
The 2026 TIF project list was based on the City's Transportation Element and Background
Report (adopted December 2024) and identified multimodal transportation projects
needed to accommodate growth, meet the adopted multimodal policies, and ensure that
adequate facilities are provided for all travel modes. The list includes 21 capital projects as
well as citywide signal interconnect, data and engineering studies to support capital
projects, and carry-over costs for completed TIF projects that have not yet been collected.
Fehr & Peers worked with the City to develop the TIF project list using only capacity -
improving projects eligible for TIF funding. Other non -capacity improving projects that
were identified in the Transportation Element and Background Report must use funding
sources other than the TIF. The resulting project list is mapped in Figure 3 and described
in Table 2. The TIF project list has a total grant -adjusted capital cost of approximately $30
million3 anticipated between now and 2044.
https://app.leg.wa.gov/rcw/default.aspx?cite-82.02.050
2 https://app.leg.wa.gov/RCW/default.aspx?cite=82.02.090
3 Note: The cost of Signal interconnect was derived from the previous impact fee program.
Fehr & Peers
48
Tukwila T1F Rate Study 16
Figure 3. Map of TIF Projects
City Boundary
Parks
Source: Fehr & Peers, 2025
Impact Fee Zones
2
3
4
or '000,
S 164th
,0;0Minkfer Olvd
5551 moth St;
0, -0
„--
0 5 200th StN,
Project Type
ammo Bicycle Project
r Complete Street a Project
Pedestrian Project
=3E'. Vehicle Project (corridor)
Vehrcie Project (intersection)
0 0,5 1
Mes
Fehr & Peers
Tukwila TIF Rate Study I 7
49
Table 2. TIF Project List and Descriptions
ID 4
Project Name
Description
A
C
F
H
M
p
Q
S
T
Buffered Lane on 42nd Ave S
Section 3
S Norfolk St Bike Facilities
42ndAve SBridge Replacement
SRS18E8Off -ramp /K|ickitat
Drive Intersection Improvements
S 115th Street/ E Marginal VVav
Intersection Improvements
Andover Park E/K4ink|er Blvd
Intersection
Andover Park E/IndustryDr
Intersection
S 152nd St Safe Routes to School
46th Ave S Safe Routes to School
Macadam Rd S Section 1
Sidewalk
S 146th St Sidewalk
Remove parking on one side and widen sidewalk to create a 12ft shared use path 8ft parking lane, 2-
1 1ft lanes and 8ft sidewalk.
Add bike facilities on 5 Norfolk St If this project moves forward, need to update bike network
Design and construct a replacement structure for the existing 42nd Ave S Bridge near the Tukwila
Community Center.
Design and construct a new traffic signal, lighting, and pedestrian facilities including crosswalks and
pedestrian push buttons.
Design and construct new traffic signal, lighting, and pedestrian facilities including crosswalks and
pedestrian push buttons. Coordinate the new traffic signal with the Interurban Ave / E Marginal Way
signal.
Design and construct left turn lanes on Andover Park East and reconstruct traffic signal. Improve
safety and provide needed capacity.
Design and construct traffic signal with Andover Park East left turn lanes and crosswalks.
Install curb, gutter, and sidewalks on both sides of S 152nd St, including widening pavement width.
Install curb, gutter, and sidewalk onthe west side of46thAvenue South. Install acurb bulb -out at
the southeastern corner of46thAve Sand S 144thStand a raised crosswalk on S 144thStwith
pedestrian -activated flashing beacons.
Construct sidewalk onwest side of42ndAve S from S124thSttoentrance nf42ndAve SBridge,
construct sidewalk on both sides of 42nd Ave S from entrance of 42nd Ave S Bridge to Interurban
Ave S. Construct sidewalk on both sides of Macadam Rd Sfiom Interurban Ave Sto S 130th St.
Construct sidewalk on south side of entire segment, and extend the sidewalk on the north side to the
project extents
4 lDs align with IDs established in the TE and Background Report
50
V Strander Blvd Sidewalk
X Minkler Blvd Section 2 Sidewalk
Y - North Tukwila International Blvd Section
Section 2 Sidewalk
Y - South Tukwila International Blvd Section
Section 2 Sidewalk
E Marginal Way S Section 2
Sidewalk
AB S 142nd St Sidewalk
AC S 141st St Section 1 Sidewalk
AD Ryan Way Road Diet
AE S 144th Street Complete Street
Al Southcenter Boulevard Road Diet
SI Signal Interconnect
ENGINEERING Data and Engineering Studies to
STUDIES Support Capital Projects
Construct sidewalk on south side of Strander Blvd from Christensen Rd to W Valley Hwy. Construct
sidewalk on both sides of Strander Blvd from W Valley Hwy to east boundary of Tukwila city limits
Construct sidewalk on both sides of road segment
Construct sidewalk on east side of Tukwila International Blvd from S 112th St to the HW 99 Exit
Ramp.
Construct sidewalk on both sides of Tukwila International Blvd from the HW 99 Exit Ramp to 12400
Block.
Construct sidewalk on both sides of road segment
Construct sidewalk on both sides of road segment
Construct sidewalk on both sides of road segment
Resurface and re -channel S Ryan Way to improve failing pavement and improve safety. Add
pedestrian and bicycle facilities where appropriate. Signalize intersection with 47th Avenue S to
accommodate future growth and improve safety.
Restripe and remove parking on one side to accommodate 2-10ft lanes, 1-2ft buffer, and 1-10ft two-
way cycle track. Construct sidewalk facilities on the south side of the street.
Re -channel Southcenter Boulevard to increase multimodal options and improve safety. Add
pedestrian and bicycle facilities where appropriate.
Citywide Signal Interconnect
Costs associated with data and engineering studies, as well as regular TIF updates (full TIF update for
every comp plan cycle, concurrency report every 2 years)
Fehr & Peers
Tukwila TIF Rate Study 12
51
r
r
r
Determining the existing travel demand, as well as growth in travel demand caused by new
development is a key requirement for a TIF program. Trip generation rates by land use
category are the most common approach to quantify travel demand. In short, trip
generation represents the desire for mobility by residents, visitors, and workers to access
homes, jobs, shopping, recreation, and other activities. For the purposes of the analysis, trip
generation represents the movement by one person on a typical weekday from one activity
to another regardless of travel mode (driving, riding transit, biking, or walking).
Fehr & Peers developed a method to calculate growth in daily person trips using data from
Tukwila's TE and Background Report, the City's 2018 travel demand model,5 trip rates
from the Institute of Transportation Engineers (ITE), and household survey data from the
Puget Sound Regional Council (PSRC). Person trips are defined as travel between an origin
and a destination. Each person trip has two trip ends, one each at the origin and
destination. The specific steps to calculate person trips from the Comprehensive Plan land
use growth assumptions are listed below:
1. Translate the land use data in the Tukwila Comprehensive Plan into a format used
for impact fees:
a. Total household dwelling units were converted to single-family and multi -family
units based on Tukwila housing statistics:
i. Currently, 58% of all housing units in Tukwila are multi-family6
ii. In 2044, 77% of all housing units in Tukwila will be multi -family
b. Next, employees were converted by different land use sectors into square
footage using standard estimates of square feet per employee, listed below:
i. 400 square feet per retail employee
ii. 300 square feet per office/government service employee
iii. 500 square feet per manufacturing/warehouse employee
iv. 300 square feet per all other employees
Table 3 shows the resulting growth estimates for each land use by zone. For more detail on
the calculations computed for each zone, see Appendix A. Growth Estimations in
Dwelling Units (DU) and Square Footage (1000 sq ft) by Zone Calculations.
5 At the time the project was started, the calibrated base year for the Tukwila version of the regional PSRC Model was
2018..Base years are only recalibrated every few years, so they typically lag behind the current year.
6 Table DP04 Selected Housing Characteristics, Tukwila City, 2023 ACS 5-Year Estimates
52
Table 3. Growth Estimations in Dwelling Units (DU) and Square Footage (1000 sq ft) by Zone
Zone 1 Zone 2
Zone 3 Zone 4
Citywide
Total
Households
Office
Education
Industrial
Retail
3,516
2,720
1,337
-1,054
1,656
DU = dwelling unit; sq ft = square feet
Source: Fehr & Peers, 2025
265
593
8
-668
68
2,678
563
-53
-483
34
270
372
400
-795
699
6,729
4,249
1,692
-3,000
2,457
2. Estimating the trip ends associated with the land use using a ratio of the person trip
rate to vehicle trip rates from the PSRC Household Travel Survey and vehicle trip
rates from the ITE. This approach of using ITE vehicle trip generation rates and then
converting them to person trip rates is the most defensible approach as of the time
this rate study was prepared. While ITE and other sources are beginning to calculate
person trip generation rates directly, the person trip generation dataset is not
nearly as robust as the vehicle trip generation dataset. PSRC has strong travel
survey data on how many person trips and vehicle trips are generated for different
trip purposes and this information is combined with the ITE vehicle trip generation
rate to create a more detailed depiction of person trip generation rates than any
other source available.
a. Daily vehicle trip rates for each land use category were taken from the ITE Trip
Generation Manual, 12th Edition.
b. Apply the vehicle -to -person trip generation rate factors from the PSRC
household travel survey to the associated ITE land use category.
Table 4 outlines the ratios used in developing person trip rates for the impact fee,
organized by generalized ITE land use category. Each of the unique vehicle -to -person trip
ratios in the table below can be multiplied by the associated ITE vehicle trip rate to reach a
person trip rate, unless the applicant proposes another vehicle -to -person trip ratio from a
credible data source.
Fehr & Peers
Tukwila T1F Rate Study 12
53
Table 4. Vehicle Trip to Person Trip Ratios
Land Use
Category
Land Uses1
Vehicle -to -
Person Trip
Ratio
Port and Terminal
Industrial
Residential
Lodging
Recreational
Institutional
Medical
Office
Retail
Services
000-099
100-199
200-299
300-399
400-499
500-599
600-699
700-799
800-899
900-999
1.08
1.08
1.45
1.45
1.25
1.26
1.26
1.22
1.25
1.25
1. Vehicle -to -person trip generation rate factors from the PSRC
household travel survey
Source: Fehr & Peers, 2025
3. Total daily person trips within the city were ultimately calculated by multiplying the
daily person trip rate by the total growth in dwelling units and non-residential
square footage, depending on the land use. This calculation also includes a pass -by
adjustment to account for these types of trips.7
Table 5 and Table 6 outline the existing person trips by zone and the growth in person
trips by zone resulting from the calculations described above. For more detail on the
calculations computed for each zone, see Appendix B. Existing Person Trips by Zone
Calculations and Appendix C. Growth in Person Trips by Zone Calculations.
7 A pass -by trip is any person trip that may go to a land use, but is part of a larger overall "trip tour." The defining feature
of the pass -by trip is that it is an interim stop that did not initiate the overall need to travel. Typical examples are people
stopping on their way to work to get coffee on the route they were already traveling on or someone buying gas on their
trip between home and a store along the route they were already traveling on.
Fehr & Peers
54
Tukwila TIF Rate Study I 3
Table 5. Existing Person Trips by Zone
Generalized Land Use
Category
Zone 1 Zone 2 Zone 3 Zone 4 Citywide
Total
Single Family
Multi -Family
Office/Government
Education
Industrial
Retail
Source: Fehr & Peers, 2025
359
244
22,439
4,516
18,071
58,493
12,266
8,364
9,791
3,317
4,691
24,640
Table 6. Growth in Person Trips by Zone
26,838
18,300
13,678
8,726
5,851
14,356
943
643
1,186
2,552
10,947
7,664
40,406
27,552
47,094
19,111
39,560
105,153
Generalized Land Use
Category
Zone 1 Zone 2 Zone 3 Zone 4
Citywide Total
Single Family
Multi -Family
Office/Government
Education
Industrial
Retail
Source: Fehr & Peers, 2025
463175
22,511
23,388
34,121
-4,099
45,204
1,765
1,628
5,099
196
-2,596
1,860
178 2,581
16,453 1,659
4,840 3,202
-1,363 10,198
-1,879 -3,090
920 19,077
2,581
42,250
36,529
43,161
-11,664
67,062
These total daily person trip estimates will be used in the calculation of transportation
impact fees rate in each zone.
Fehr & Peers
Tukwila T1F Rate Study 14
55
Impact Fee Eligible Costs
To meet GMA requirements, the TIF methodology must separate the share of project costs
that address existing deficiencies from the share of project costs that add multimodal
capacity and serve new growth. The resulting growth -related improvement costs are then
further separated to identify the share of growth related to land development in Tukwila
versus growth from outside of the city. New development in Tukwila cannot be charged a
fee to pay for the capacity needs generated by development outside of the City. Figure 4
shows the general calculation steps for determining the total impact fee eligible cost. For
Tukwila's program, existing deficiencies are calculated using the concept of "existing
system value." This concept calculates the value of the existing transportation system,
accounting for depreciation of pavement, and then determines the value per existing
person trip generated. In other words, the existing system value is based on the cost of
replacing the current transportation system divided by the number of current person trips
generated in Tukwila. This provides a general approximation of the per-capita/per-
employee value of the current system. This existing system value is used to ensure that the
future TIF rate does not exceed the value of the current per trip value of the existing
system. The concept that an impact fee cannot exceed the value of the current level of
investment in a system is common for parks, schools, and fire impact fees and is thus
translated to transportation for Tukwila's program. Should the TIF exceed the existing
system value per person trip, the TIF would be capped at this value. Therefore, with this
cap in place, there are no existing deficiencies that need to be accounted for in the TIF
program.
Figure 4. Impact Fee Eligible Cost Equation
Project
Cost
Percentage
of Growth
within City
Percent of Growth in Tukwila
Not Existing
Deficiency
Impact Fee
Eligible
Cost
Neighboring jurisdictions' growth may also use the new multimodal capacity that Tukwila
has committed to building. Tukwila does not have the authority to charge growth in
neighboring jurisdictions for their share of building new transportation infrastructure
without an interlocal or interagency agreement. To account for this statutory limitation,
adjustments were made for trips that pass -through Tukwila or only have one end of the
trip starting or ending in Tukwila. The current tools to calculate the share of growth in trips
that can be attributed to Tukwila are limited to vehicle and bicycle trips. The percentage of
pedestrian trips attributed to city growth are defined based on engineering judgement. For
Fehr & Peers
56
Tukwila TIF Rate Study I 5
this program, we assumed an internal -trip generation proportion of 100% for pedestrian
projects, as the Tukwila zones are constrained and the vast majority of new trips using
upgraded pedestrian facilities in Tukwila will be generated by new growth within the City
(as opposed to pedestrians from SeaTac or Renton walking through Tukwila to reach their
destination, for example).
For motorized projects, Fehr & Peers analyzed traffic forecasts generated by Tukwila's
travel model in areas of the city where the vehicular TIF projects are located to calculate
the portion of trips related to growth in each of the four zones, as well as outside of the city.
Considering the share of trips, each vehicle has a different share of growth that can be
related to the City of Tukwila.
A similar process was conducted to calculate the share of trips that are attributed to each
TIF zone for bicycle TIF projects. Fehr & Peers created 1.5 mile buffers around each bicycle
project segment. A 1.5 mile buffer was used to capture a general bike shed that may utilize
the bicycle facility given topography and connectivity. The percentage of the buffer that
falls within each zone is used to determine the share of growth attributable to each zone
and is applied to the project cost. The percentage of the buffer that falls outside of Tukwila
city limits is removed from the portion of the project cost eligible for the TIF program.
After applying these percentages to the TIF project list, the total eligible impact fee
program cost is $23,611,465 which breaks out to the following total costs per zone:
1. Zone 1: $8,892,688
2. Zone 2: $1,540,612
3. Zone 3: $10,092,686
4. Zone 4: $3,085,478
The overall project list cost (grant adjusted) totals $30,364,801, so the cost that is
attributable to internal Tukwila growth is 78% of the total grant adjusted cost of the TIF
project list. Accordingly, the TIF program is not the sole funding source for project
development. In areas with more pedestrian projects, where 100% of the fee is attributed
to the zone, there may be a higher reliance on TIF to fund project development. The City
has invested in roadway projects over the years to accommodate vehicular capacity and a
key piece of meeting person -trip demand will be expanding the pedestrian network.
Developments that may be constructed are already benefiting from excess roadway
capacity; therefore, the City is planning to invest a greater share of funding than it has in
the past to build out the pedestrian and bicycle networks to ensure people using any mode
can connect to their destinations.
Fehr & Peers
Tukwila T1F Rate Study 16
57
1 t
ci c
Tukwila has a surface transportation network that provides rights -of -way (streets,
sidewalks, and off-street bicycle and pedestrian paths) for nearly all types of travel within
the city (excluding I-5, I-405, SR-518, SR-599). The City is responsible for maintaining,
improving, and expanding this infrastructure to support transportation services for people
traveling by all modes, including walking, biking, transit, and private vehicles.
This impact fee program is based on the existing system value, which ensures that new
development does not pay a higher rate than existing residents and developments have
paid into the City's current transportation system. This methodology sets the maximum
allowable impact fee rate at the existing level of investment per existing person trips.
In Tukwila's most recent Pavement Conditions Report (received June 2025), the City
determined the average replacement cost for a typical roadway of approximately $305 per
square yard, not including the value of the land. The City maintains about 160 centerline
miles of roadway, and the existing level of investment is $474.3 million for the paved
roadway network. This includes depreciation of the existing system based on the Pavement
Condition Index across the city.
This existing system value is then divided by the existing person trips to determine the
existing level of investment per person trip. Dividing the existing system value by the
existing person trips results in the maximum legal amount that new development could be
required to contribute to maintain the existing level of investment, or maximum
allowable cost, of $1,701 per daily person trip.
Maximum Allowable Cost per Daily Person Trip =
Existing Person Trips
Existing System Value
Table 7 summarizes the impact fee eligible costs, and maximum allowable cost per person
trip.
Table 7: Existing System Value per Person Ti
Existing System Value
Existing Daily Person Trip Ends
Maximum Allowable Cost per Person Trip
(Existing System Value / Existing Daily Person Trip
Ends)
$474,296,340
278,876
$1,701
Fehr & Peers
58
Tukwila T1F Rate Study 17
It is important to note that the $1,716 cost per daily person trip represents the maximum
TIF amount that can be charged based on legal and technical requirements related to
existing deficiencies. This can be used as check to ensure that new development is not
paying more than the existing deficiency limit into the City's transportation system. The
total eligible impact fee program cost in each zone (the cost after removing growth not
attributable to the city) was divided by the growth in person trips attributed to that zone
and compared against the existing system value. Table 8 outlines the cost per daily person
trip by zone.
Table 8. Calculation of Impact Fee Cost per Daily Person Trip by Zone
Zone 1 Zone 2 Zone 3 Zone 4
Total Eligible
Impact Fee
Program Cost
Growth in Daily
Person Trip Ends
(2018-2044)
Cost per Daily
Person Trip
Source: Fehr &
Peers, 2025
$8,892,68 $1,540,612 $10,092,686
121,588 6,362 20,737
$73.14 $242.14 $486.70
$3,085,478
31,232
$98.79
As evident in the table above, Zone 3 has the highest maximum fee per daily trip, and Zone
1 has the lowest maximum fee per daily trip. This is reflective of the heavy investment in
projects within Zone 1 over recent years. Zone 3 is anticipated to have extensive growth
over the plan horizon, and more projects are necessary to accommodate that growth in
transportation needs.
Fehr & Peers
Tukwila TIF Rate Study I 8
59
1 ti t
When the City is estimating an impact fee for a development or land use change, the
following procedure can be used to estimate daily person trips and associated impact fees.
Note that while this methodology is intended to be applied consistently, it may not always
address all project -specific situations and in some cases, it may be reasonable for a fee
payer to provide an independent fee calculation per TMC 9.48.
1. Review the most recent version of the ITE Trip Generation Manual for the
estimated number of daily vehicle trips, selecting the most appropriate land use for
the proposed development based on sound engineering judgement and land uses
available from the ITE Manual.
2. Reduce the estimate using the pass -by rate in the most recent version of the ITE
manual.
a. The use of pass -by rates from the ITE Trip Generation Manual applies to
select land uses from the following land use categories:
i. Institutional
ii. Retail
iii. Services.
3. Apply internal capture rates for mixed -use developments.
a. Internal capture adjustments apply to mixed -use developments. These
calculations identify the number of internal trips (those within a mixed -use
development) and external trips (those starting or ending outside of the
mixed -use development).
5. The project team is responsible for performing the internal capture rate
calculations.
a. ITE resources on internal capture, including documented steps and a
calculation spreadsheet can be found in Chapter 6 of the ITE Manual and are
summarized here:https://wwwitie.or Jtcc:hnical-re sou►ces/t(4c /trlpa l-
n :nm bg < ellne1°atinun/other-resources/
4. Use the vehicle -to -person trip ratio to convert the estimated daily vehicle trips to
daily person trips. See
5. Table 9 for the vehicle -to -person trip ratios by land use categories.
Fehr & Peers
60
Tukwila T1F Rate Study 19
Table 9. Vehicle -to -Person Trip Ratios
Land Use Category Land Uses
Vehicle -to -
Person Trip
Ratio
Port and Terminal
Industrial
Residential
Lodging
Recreational
Institutional
Medical
Office
Retail
Services
000-099
100-199
200-299
300-399
400-499
500-599
600-699
700-799
800-899
900-999
1.08
1.08
1.45
1.45
1.25
1.26
1.26
1.22
1.25
1,25
6. Multiply the resulting estimate for new daily person trips by the adopted rate for the
zone in which the project is located (see Table 10).
Table 10. Final Fee per Daily Person Trip by Zone
Fee per Daily
Person Trip
Zone 1
Zone 2
Zone 3
Zone 4
$73.14
$242.14
$486.70
$98.79
6. If calculating the fee for a land use with an exemption or reduction, apply the
exemption/reduction percentage from the resulting fee. The current
exemptions/reductions are outlined below:
a. Early Learning Facility: 80% exemption
7. Accessory Dwelling Units: 50% exemption
a. Low Income Housing: variable reduction
Fehr & Peers
Tukwila TIF Rate Study 10
61
rir @ vi
t
To ensure that the impact fee program remains relevant to funding projects that are
important to the community and support growth needs, Fehr & Peers recommends
updating the impact fee program every six to ten years to reflect the changing project list,
funding, and growth assumptions. This program will be updated in full aligning with the
regular Comprehensive Plan updates. Furthermore, the City shall consider updating the
per -person impact fee rates annually to account for inflation. The following steps can be
taken to update the impact fee program:
8. Review and update impact fee eligible project list
a. Remove projects that are completed or no longer priorities for the city
b. Add new projects that were not previously included and are eligible for
impact fees
i. For any added projects, update the percentage of Tukwila growth
(eligible percentage)
9. Update the cost per person trip rate by dividing total eligible project cost in each
zone by the daily person trips associated with the zone, using the existing growth
estimates by zone, or an updated 20-year person trip growth estimate, if available.
10. Compare the resulting fee to the maximum allowable rate (existing system value).
As part of the TIF update, the City of Tukwila developed a sample rate table as an example
of how the calculations would fall under the ITE rates at the time of the rate study
development (October 2025). The table should be used as reference and should not be the
basis for impact fee calculations, as the ITE trip generation rates may change.
outlines each piece of information that is included in the sample rate table (Table 12).
Table 12 shows an example of the proposed impact fee schedule based on the maximum
fee in each Zone and the final TIF rate (capped at the existing system value) using the ITE
12th Edition trip rates.
Fehr & Peers
62
Tukwila TIF Rate Study 1 11
Table 11. Tukwila Fee Schedule Column Descriptions
Column Name Description
ITE Land Use Category
ITE Code
Vehicle Daily Trip Rate
Vehicle -to -Person Trip Ratio
Daily Person Trip Rate
Pass -by, Diverted Link %
Net New Person Trips per
Unit
Maximum Defensible Rate
Unit of Measure
Final TIF Rate
Land use types pulled from the ITE Trip Generation
Manual.
The three -digit numerical code associated with the ITE
Land Use Category.
ITE Trip Generation Handbook, 12th Edition: Daily
Vehicle Trip Generation Rates for the Adjacent Street
Traffic (Weekday) associated with the ITE Land Use
Category.
The ratio of vehicle trips to person trips as extracted
from the 2021 PSRC Household Travel Survey.
The daily person trip rate associated with the ITE Land
Use Category. This is calculated by multiplying the Daily
Vehicle Trip Rate by the Vehicle -to -Person Trip Ratio.
Exclusion of pass -by trips: see "Trip Generation
Handbook: An ITE Proposed Recommended Practice"
(2014).
The number of new person trips per unit, excluding the
pass -by trips. This is calculated by multiplying the Daily
Person Trip Rate by the Pass -by, Diverted Link
percentage.
This is the maximum rate that the City can charge as part
of their impact fee program.
Unit of measure for calculating the total fee.
The TIF rate capped at the existing system value.
Fehr & Peers
Tukwila TIF Rate Study 12
63
Table 12. Tukwila Multimodal TIF Program Rate Table Example by Zone
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Residential
210
Single Family Detached Housing
9.09
1.45
13.18
0%
13.18
,
$ 964.56
$ 3,194.84
$ 6,416.57
$ 1,298.51
per dwelling unit
215
Single Family Attached Housing
6.57
1.45
9.53
0%
9.53
$ 697.16
$ 2,309.14
$ 4,637.72
$ 938.53
per dwelling unit
220
Multifamily Housing (Low -Rise)
6.21
1.45
9.00
0%
9.00
$ 658.96
$ 2,182.62
$ 4,383.60
$ 887.10
per dwelling unit
221
Multifamily Housing (Mid -Rise)
4.46
1.45
6.47
0%
6.47
$ 473.26
$ 1,567.55
$ 3,148.29
$ 637.11
per dwelling unit
240
Mobile Home Park
7.87
1.45
11.41
0%
11.41
$ 835.10
$ 2,766.05
$ 5,555.38
$ 1,124.24
per dwelling unit
251
Senior Adult Housing (Single Family)
4.16
1.45
6.03
0%
6.03
$ 441.43
$ 1,462.11
$ 2,936.52
$ 594.26
per dwelling unit
252
Senior Adult Housing (Multifamily)
3.25
1.45
4.71
0%
4.71
$ 344.86
$ 1,142.27
$ 2,294.15
$ 464.27
per dwelling unit
253
Congregate Care Facility
2.43
1.45
3.52
0%
3.52
$ 257.85
$ 854.07
$ 1,715.32
$ 347.13
per dwelling unit
254
Assisted Living
4.14
1.45
6.00
0%
6.00 _
$ 439.30 _
$ 1,455.08
$ 2,922.40
$ 591.40
per bed
Lodging
310
Hotel
5.84
1.45
8.47
0%
8.47
$ 619.70
$ 2,052.57
$ 4,122.42
$ 834.25
per room
320
Motel
3.35
1.45
4.86
0%
4.86
$ 355.48
$ 1,177.42
$ 2,364.74
$ 478.55
per room
Auto Services
944
Gasoline/Service Station
172.01
1.25
215.01
60%
86.01
$ 6,293.92 •
$ 20,846.89
$ 41,869.22
$ 8,473.02
per VFP
945
Gas Station w/Convenience Market
211.05
1.25
263.81
58%
110.80
$ 8,108.53
$ 26,857.30
$ 53,940.61
$ 10,915.90
per VFP
Recreational
495
Recreational Community Center
28.82
1.25
36.03
19%
29.09
$ 2,128.84
$ 7,051.22
$ 14,161.78
$ 2,865.90
per 1,000 square feet
Institutional
520
Elementary School
2.27
1.26
2.86
0%
2.86
$ 209.31
$ 693.29
$ 1,392.41
$ 281.78
students
522
Middle/JR High School
2.09
1.26
2.63
0%
2.63
$ 192.71
$ 638.31
$ 1,282.00
$ 259.44
students
525
High School
1.94
1.26
2.44
0%
2.44
$ 178.88
$ 592.50
$ 1,189.99
$ 240.82
students
565
Day Care Center
39.3
1.26
49.52
44%
27.73
$ 2,029.31
$ 6,721.54
$ 13,499.64
$ 2,731.91
per 1,000 square feet
560
Church
6.78
1.26
8.54
0%
8.54
$ 625.17
$ 2,070.70
$ 4,158.83
$ 841.62
per 1,000 square feet
620
Nursing Home
3.06
1.26
3.86
0%
3.86
$ 282.16
$ 934.57
$ 1,877.00
$ 379.85
per bed
Restaurant
931
Fine Dining Restaurant
79.03
1.25
98.79
44%
55.32
$ 4,048.44
$ 13,409.35
$ 26,931.54
$ 5,450.10
per 1,000 square feet
932
High Turnover (Sit -Down) Restaurant
103.75
1.25
129.69
43%
73.92
$ 5,409.66
$ 17,918.05
$ 35,986.88
$ 7,282.62
per 1,000 square feet
933
Fast Food w/o Drive-Thru
413.41
1.25
516.76
53%
242.88
$ 17,774.04
$ 58,871.69
$ 118,238.81
$ 23,927.85
per 1,000 square feet
934
Fast Food w/ Drive-Thru
448.12
1.25
560.15
53%
266.07
$ 19,471.31
$ 64,493.45
$ 129,529.64
$ 26,212.76
per 1,000 square feet
937
Coffee/Donut Shop w/ Drive-Thru
600.5
1.25
750.63
76%
177.01
$ 12,954.09
$ 42,906.91
$ 86,174.90
$ 17,439.11
per 1,000 square feet
938
Coffee/Donut Shop w/ Drive-Thru (no indoor seating)
179
1.25
223.75
91%
20.88
$ 1,528.26
$ 5,061.95
$ 10,166.49
$ 2,057.38
per drive-thru lane
970
Wine Tasting Room
111.85
1.25
139.81
0%
139.81
$ 10,231.59
$ 33,889.38
$ 68,063.96
$ 13,774.02
per 1,000 square feet
971
Brewery Taproom
61.69
1.25
77.11
_
0%
77.11
$ 5,643.16
$ 18,691.43
$ 37,540.15
$ 7,596.95
per 1,000 square feet
Retail/Service
813
Free -Standing Discount Superstore
50.52
1.25
63.15
29%
44.84
$ 3,281.17
` $ 10,867.99
$ 21,827.45
$ 4,417.19
per 1,000 square feet
815
Free -Standing Discount Store
53.87
1.25
67.34
20%
53.87
$ 3,942.25
$ 13,057.64
$ 26,225.16
$ 5,307.15
per 1,000 square feet
816
Hardware/Paint Store
8.07
1.25
10.09
26%
7.46
$ 546.28
$ 1,809.39
$ 3,634.01
$ 735.41
per 1,000 square feet
820
Shopping Center (>150k)
36.39
1.25
45.49
29%
32.30
$ 2,363.46
$ 7,828.31
$ 15,722.50
$ 3,181.74
per 1,000 square feet
850
Supermarket
92.29
1.25
115.36
24%
87.68
$ 6,416.17
$ 21,251.81
$ 42,682.46
$ 8,637.60
per 1,000 square feet
857
Discount Club
40.34
1.25
50.43
34%
33.28
$ 2,435.49
$ 8,066.92
$ 16,201.72
$ 3,278.72
per 1,000 square feet
862
Home Improvement Superstore
30.65
1.25
38.31
42%
22.22
$ 1,626.17
$ 5,386.25
$ 10,817.82
$ 2,189.19
per 1,000 square feet
863
Electronics Superstore
41.05
1.25
51.31
40%
30.79
$ 2,253.05
$ 7,462.63
$ 14,988.07
$ 3,033.12
per 1,000 square feet
880
Pharmacy/Drug Store w/o Drive-Thru
90.08
1.25
112.60
53%
52.92
$ 3,872.88
$ 12,827.85
$ 25,763.65
$ 5,213.76
per 1,000 square feet
881
Pharmacy/Drug Store w/ Drive-Thru
107.2
1.25
134.00
49%
68.34
$ 5,001.18
$ 16,565.05
$ 33,269.49
$ 6,732.71
per 1,000 square feet
890
Furniture/Flooring Store
6.32
1.25
7.90
53%
3.71
$ 271.72
$ 900.00
$ 1,807.57
$ 365.80
per 1,000 square feet
912
Drive -In Bank
98.85
1.25
123.56
30%
86A9
$ 6,329.68
$ 20,965.36
$ 42,107.16
$ 8,521.17
per 1,000 square feet
Office
710
General Office Building
7.83
1.22
9.55
0%
9.55
$ 699.07 `
$ 2,315.47
$ 4,650.43
$ 941.10
per 1,000 square feet
715
Single Tenant Office Building
12.3
1.22
15.01
0%
15.01
$ 1,098.15
$ 3,637.33
$ 7,305.27
$ 1,478.36
per 1,000 square feet
720
Medical/Dental Office Building
34.03
1.22
41.52
0%
41.52
$ 3,038.22
$ 10,063.28
$ 20,211.24
$ 4,090.12
per 1,000 square feet
Industrial/Port
110
General Light Industrial
3.6
1.08
3.89
0%
3.89
$ 284.53
$ 942.42
$ 1,892.77
$ 383.04
per 1,000 square feet
&Terminal
130
Industrial Park
2.68
1.08
2.89
0%
2.89
$ 211.81
$ 701.58
$ 1,409.06
$ 285.15
per 1,000 square feet
140
Manufacturing
4.27
1.08
4.61
0%
4.61
$ 337.48
$ 1,117.81
$ 2,245.03
$ 454.32
per 1,000 square feet
150
Warehouse
1.38
1.08
1.49
0%
1.49
$ 109.07
$ 361.26
$ 725.56
$ 146.83
per 1,000 square feet
151
Mini -Warehouse
1.29
1.08
1.39
0%
1.39
$ 101.96
$ 337.70 _
$ 678.24
$ 137.26 _
per 1,000 square feet
ITE Trip Generation Handbook, 12th Edition: Daily Weekday Vehicle Trip Generation Rates
64The ratio of vehicle trips to person trips as extracted from the PSRC Household Travel Survey
3 Excludes pass -by trips: see "Trip Generation Handbook: An ITE Proposed Recommended Practice" (2014). For Restaurant sit-down uses, higher percentage of new trips based on peer studies to be more consistent with
expected trends
° PM Peak Person Trip Rate multiplied by the Passby, Diverted Link percentage
dwelling = dwelling unit, sq ft = square feet, pump = vehicle servicing position/gas pump, room = available hotel/motel room, window = number of drive through teller windows/ATM drive through positions
Fehr & Peers
Tukwila TIF Rate Study 12
65
Appendix A. Growth Estimations in Dwelling
Units (DU) and Square Footage (1000 sq ft)
by Zone Calculations
Table 13. Zone 1 Growth Estimations in Dwelling Units (DU) and Square Footage (sq ft)
2018 Tukwila Totals
(DU and
Employees)
Totals in DU,
Conversion Employees,
to Sq Ft and 1,000 sq
ft
2044 Tukwila Totals
(DU and
Employees)
Conversio
n to Sq Ft
Totals in
DU,
Employees
and 1,000
sq ft
Households 65 65 Households 3,581 -- 3,581
Office 8,700 300 2,610 Office 17,768 300 5,330
Education 177 -- 177 Education 1,514 -- 1514
Industrial 9,296 500 4,648 Industrial 7,187 500 3,594
Retail 5,358 400 2,143 Retail 9,499 400 3,799
DU = dwelling unit; sq ft = square feet
Source: Fehr & Peers, 2025
2044
Total
minus
2018
Total
Table 14. Zone 2 Growth Estimations in Dwelling Units (DU) and Square Footage (sq ft)
2018 Tukwila Totals Conversion
(DU and Employees) to Sq Ft
Totals in
DU,
Employees,
and 1,000
sq ft
2044 Tukwila Totals Conversion
(DU and Employees) to Sq Ft
Totals in
DU,
Employees
and 1,000
sq ft
Households 2,224 2,224 Households 2,489 -- 2,489
Office 3,796 300 1,139 Office 5,773 300 1,732
Education 130 -- 130 Education 138 -- 138
Industrial 2,413 500 1,207 Industrial 1,078 500 539
Retail 2,257 400 903 Retail 2,427 400 971
DU = dwelling unit; sq ft = square feet
Source: Fehr & Peers, 2025
2044
Total
minus
2018
Total
=Total New
Growth In
DU,
Employees
and 1,000 sq
ft
3,516
2,720
1337
-1,054
1,656
=Total New
Growth In DU,
Employees
and 1,000 sq ft
265
593
8
-668
68
66
Table 15. Zone 3 Growth Estimations in Dwelling Units (DU) and Square Footage (sq ft)
2018 Tukwila Totals Conversion
(DU and Employees) to Sq Ft
Totals in
DU,
Employees,
and 1,000
sq ft
2044 Tukwila Totals Conversion
(DU and Employees) to Sq Ft
Totals in
DU,
Employees
and 1,000
sq ft
Households 4,866 -- 4,866 Households 7,544 -- 7,544
Office 5,303 300 1,591 Office 7,180 300 2,154
Education 342 342 Education 289 -- 289
Industrial 3,010 500 1,505 Industrial 2,044 500 1,022
Retail 1,315 400 526 Retail 1,399 400 560
DU = dwelling unit; sq ft = square feet
Source: Fehr & Peers, 2025
2044
Total
minus
2018
Total
Table 16. Zone 4 Growth Estimations in Dwelling Units (DU) and Square Footage (sq ft)
2018 Tukwila Totals Conversion
(DU and Employees) to Sq Ft
Totals in
DU,
Employees,
and 1,000
sq ft
2044 Tukwila Totals Conversion
(DU and Employees) to Sq Ft
Totals in
DU,
Employees
and 1,000
sq ft
Households 171 -- 171 Households 441 -- 441
Office 460 300 138 Office 1,701 300 510
Education 100 - 100 Education 500 500
Industrial 5,631 500 2,816 Industrial 4,042 500 2,021
Retail 702 400 281 Retail 2,450 400 980
DU = dwelling unit; sq ft = square feet
Source: Fehr & Peers, 2025
2044
Total
minus
2018
Total
=Total New
Growth In
DU,
Employees
and 1,000 sq
ft
2,678
563
-53
-483
34
=Total New
Growth In
DU,
Employees
and 1,000 sq
ft
270
372
400
-795
699
Fehr & Peers
Tukwila TIF Rate Study 12
67
Appendix B. Existing Person Trips by Zone
Calculations
Table 17. Zone 1 Existing Person Trips
Generalized Land Use
Category
Pass -by
Adjustment
Single Family
Multi -Family
Office/Government
Education
Industrial
Retail
Source: Fehr & Peers, 2025
Person
Trip Rate
2018 Land Use in
DU, Employees, and
1,000 sq ft
Existing
Person
Trips
13.18 27 359
X 6.47 X 38 = 244
0.9 9.55 2,610 22,439
0.9 28.35 177 4,516
3.89 4,648 18,071
0.6 45.49 2,143 58,493
Total Existing Person Trips 104,123
Table 18. Zone 2 Existing Person Trips
Generalized Land Use Pass -by
Category Adjustment
Single Family
Multi -Family
Office/Government
Education
Industrial
Retail
Source: Fehr & Peers, 2025
Person
Trip Rate
2018 Land Use in
DU, Employees, and
1,000 sq ft
Existing
Person
Trips
13.18 931 12,266
X 6.47 X 1,293 = 8,364
0.9 9.55 1,139 9,791
0.9 28.35 130 3,317
3.89 1,207 4,691
0.6 45.49 903 24,640
Total Existing Person Trips 63,069
Fehr & Peers
68
Tukwila T1F Rate Study I 3
Table 19. Zone 3 Existing Person Trips
Generalized Land Use Pass -by
Category Adjustment
Single Family
Multi -Family
Office/Government
Education
Industrial
Retail
Source: Fehr & Peers, 2025
Person
Trip Rate
2018 Land Use in
DU, Employees, and
1,000 sq ft
Existing
Person
Trips
13.18 2,036 26,838
X 6.47 X 2,830 = 18,300
0.9 9.55 1,591 13,678
0.9 28.35 342 8,726
3.89 1,505 5,851
0.6 45.49 526 14,356
Total Existing Person Trips 87,749
Table 20. Zone 4 Existing Person Trips
Generalized Land Use Pass -by
Category Ad ustment
Single Family
Multi -Family
Office/Government
Education
Industrial
Retail
Source: Fehr & Peers, 2025
Person
Trip Rate
2018 Land Use in
DU, Employees, and
1,000 sq ft
Existing
Person
Trips
13.18 72 943
X 6.47 X 99 = 643
0.9 9.55 138 1,186
0.9 28.35 100 2,552
3.89 2,816 10,947
0.6 45.49 281 7,664
Total Existing Person Trips 23,935
Fehr & Peers
Tukwila T1F Rate Study 14
69
Appendix C. Growth in Person Trips by Zone
Calculations
Table 21. Zone 1 Growth in Person Trips
Generalized Land Use
Category
Pass -by
Adjustment
Single Family
Multi -Family
Office/Government
Education
Industrial
Retail
Source: Fehr & Peers, 2025
Person
Trip
Rate
Total Growth in DU,
Employees, and 1,000
sq ft
Growth in
Person
Trips
13.18 176 2,317
X 6.47 X 3,340 = 21,601
0.9 9.55 2,720 23,388
0.9 28.35 1,337 34,121
3.89 -1,054 -4,099
0.6 45.49 1,656 45,204
Total Growth in Person Trips 122,532
Table 22. Zone 2 Growth in Person Trips
Generalized Land Use Pass -by
Category Adjustment
Single Family
Multi -Family
Office/Government
Education
Industrial
Retail
Source: Fehr & Peers, 2025
Person
Trip
Rate
Total Growth in DU,
Employees, and 1,000
sq ft
Growth in
Person
Trips
13.18 13 175
X 6.47 X 252 = 1,628
0.9 9.55 593 5,099
0.9 28.35 8 196
3.89 -668 -2,596
0.6 45.49 68 1,860
Total Growth in Person Trips 6,362
Fehr & Peers
70
Tukwila T1F Rate Study 15
Table 23. Zone 3 Growth in Person Trips
Generalized Land Use Pass -by
Category Adjustment
Single Family
Multi -Family
Office/Government
Education
Industrial
Retail
Source: Fehr & Peers, 2025
Person
Trip
Rate
Total Growth in DU,
Employees, and 1,000
sq ft
Growth in
Person
Trips
13.18 134 1,765
X 6.47 X 2,544 = 16,453
0.9 9.55 563 4,840
0.9 28.35 -53 -1,363
3.89 -483 -1,879
0.6 45.49 34 920
Total Growth in Person Trips 20,737
Table 24. Zone 4 Growth in Person Trips
Generalized Land Use Pass -by
Category Adjustment
Single Family
Multi -Family
Office/Government
Education
Industrial
Retail
Source: Fehr & Peers, 2025
Person
Trip
Rate
Total Growth in DU,
Employees, and 1,000
sq ft
Growth in
Person
Trips
13.18 14 178
X 6.47 X 257 = 1,659
0.9 9.55 372 3,202
0.9 28.35 400 10,206
3.89 -795 -3,090
0.6 45.49 699 19,077
Total Growth in Person Trips 31,232
Fehr & Peers
Tukwila T1F Rate Study I 6
71
Attachment D
Transportation Impact Fee &
Concurrency Program Updates
Transportation and Infrastructure Committee
May 28, 2026
Jen Tetatzin, PE, PMP
Public Works Director
and
Cyndy Knighton
Senior Program Manager
The City of opportunity, the community of choice.
72
Agenda
• Concurrency Management
• Transportation Impact Fee
Program Update
• Proposed Code Changes
73
Concurrency Management
What is Concurrency?
Growth Management Act (GMA) requires that
public infrastructure and facilities keep pace with
development and the adopted level of service
(LOS) standards.
To comply with the GMA, cities must:
• Promote orderly growth and development
• Implement the policies of the Comprehensive Plan
• Ensure that adequate facilities are available
• Ensure that financial commitments are in place
• Ensure that impact fees imposed are not arbitrary or
duplicative of other fees for the same impact
75
What if we don't meet
Concurrency?
• Loss of eligibility for transportation grant funding
• Options available to comply
• Prohibit or limit development
• Reduce the scale/impacts of a proposed development
• Require developer to construct needed improvements to meet
adopted standards
• Accelerate capital project delivery timeline
• Change the City's standards to accept a lower level of service
• Impact Fees ensure the City stays "open for business"
NOTE
State law requires
Concurrency for many
types of public
infrastructure but failing
Transportation
Concurrency can have
significant financial
consequences, forcing
cities to take drastic
actions to remain eligible
for funding.
76
How is Concurrency Measured?
Multimodal Level of Service (MMLOS) establishes minimum standards for various
modes of travel. Each mode has its own metric that must be monitored.
LOS F
Intersectlrin C
Unprettictabie `9ra
through multiple cycles.
tegroeof Delav
Excessive delays
Vehicle LOS Standards — Status Quo
• Rates traffic congestion by measuring delays at
intersections and certain corridors
• Most have LOS E as the acceptable level of congestion
• Signalized intersections: 55 to 80 seconds
• Unsignalized intersections: 35 to 50 seconds
• LOS in Southcenter is based on corridor averages
• Strander Blvd and S 180th Street: LOS F with
average delay not to exceed 120 seconds
• Vehicle traffic must now be balanced with the needs of
active modes of travel
77
How is Concurrency
Measured?
Bike / Pedestrian LOS Standards
• The 2024 Comprehensive Plan identified a set of
projects that need to be completed by 2044 to
accommodate pedestrian and bicycle demand
generated by anticipated growth.
• Concurrency is measured by tracking the rate of active
mode project implementation relative to the rate of
growth in Tukwila.
• The concurrency analysis is verified using a tracking tool
that will be maintained by staff.
Impact Fee Zones
s
Project Type
® s grape
▪ Pedestrian Pfied
• Vehitle Proles lcorrldml
Vehhm Project linmrs.ipn)
0 0,5 1
Miles
78
Transportation Impact Fee Program
Transportation Impact Fee (TIF) Program
• One-time charges paid by new development
• Authorized in 1990 by Growth Management Act (GMA) as funding source for
transportation improvements
• Helps to fund improvements that add capacity to the transportation network
• Can only be used for facilities that serve new growth, not to address condition
deficiencies or preservation of existing facilities
• Tukwila's policy established December 2005 in TMC 9.48
80
How do we currently assess TIF?
• Council adopted current Fee Schedule in Jan 2020
• Fee based on expected traffic impacts and costs of
identified projects
• Fees determined for four geographic zones
• Rates charged based on PM peak hour vehicle trips
• TIF revenues are restricted and may only be used
for approved vehicle capacity projects
Current TIF Rates
per PM Peak HourVehicle Trip
Zone 1
$4,438.7
Zone 2
$4, 863
Zone 3 Zone 4
$5,345.42 $2,057.66
CE#y of Tukwila
Impact Fee Zones
81
TIF Fund Summary
• Historic average annual revenue is
$813,000
• Zone 1 has generated the most
revenues and has received the
most investment
• It takes years of accumulation of
TIF fees to fund a capital project
$1,800,000
$1,600,000
$1,400,000
$1,200,000
$1,000,000
$800,000
$600,000
$400,000
$200,000
TIF Fund Revenues and Balance
2022 Revenue 2023 Revenue 2024 Revenue 2025 Revenue
Zone 1 samZone 2 Zone 3 Zane 4 —Fund Balance
$3,500,000
$3,000,000
$2,500,000
$2,000,000
$1,500,000
$1,000,000
$500,000
so
82
Why are changes needed?
• Cities must now account for multimodal
capacity needs
• Pedestrian, bicycle, and vehicular facilities
• New level of service (LOS) standards adopted
in 2024 Comprehensive Plan
• State legislative changes regarding
proportionality and housing types
• Refresh TIF project list
• Reflect completed work and new needs
• Adjust costs for inflation and increasing
regulations
IS THERE ADEQUATE TRANSPORTATION
INIRASTRUCTURE TO MEET TRAVEL DEMAND OF
NEW GROWTH?
PEDESTRIAN
cA, BICYCLE
TRANSIT
rc'
L3K SHARED USE MOBILITY
AUTO
1.
83
What is changing?
• Zone boundaries
• List of TIF projects and TIF fee rates
• Method for addressing existing system
deficiencies
• Method for identifying growth outside City and
across zones
• Method for assigning fees attributable to zones
• Replacing vehicle -trips with person -trips to
assess proportional impacts on the multi -modal
system
84
Methodology Overview
TMCUpdates
Fee Schedule
85
2026 — 2044 TIF Program Costs
• Estimated Cost for all TIF Projects:
$81M
• Assumed Future Grant Funding:
$51M
• Remaining Funding Need: $30M
• TIF Eligible Costs: $24M (Assigned to
Zones)
• Ineligible Costs: $7M (Attributable to
external traffic impacts)
• Covers 21 projects and:
• City-wide traffic signal network
connections
• Traffic data collection and engineering
• Carryover costs (fees for completed
projects not yet collected)
• Does not include $4M of projects
deferred beyond the program
planning horizon
86
TIF Rate Comparison: Existing and Proposed
Example: Housing Comparison
Single Family Home (Detached)
per dwelling unit*
Existing TIF
Proposed TIF
Zone 1
$4,394.34
$963.99
Multi -Family (Mid -Rise)
(1-bedroom unit)
Existing TIF
$2,012.22
Proposed TIF
$472.98
,565.92
Zone 3
$5,291.97
$6,414.98
$2,423.26
$3,147.50
Zone 4
$2,037.08
02.13
$932.81
$638.89
*Note: ADUs assessed at 50% of the single-family home rate.
87
TIF Rate Comparison: Existing and Proposed
Zone 1
Zone 3
Zone 4
Example: Retail Comparison
Restaurant
(High -Turnover, Sit -Down)
10,000sf
Existing TIF
$247,200.00
$297,700.00
$114,600.00
Proposed TIF
$54,067.90
$359,779.50
$73,029.00
Retail
(Small Grocery)
10,000sf
Existing TIF
$262,500.00
$316,100.00
$121, 700.00
Proposed TIF
$64,124.10
212,297.10
$426,718.70
$86,616.50
88
TIF Rate Comparison: Existing and Proposed
Example: Office Comparison
Office Space (General)
10,000sf
Existing TIF
Proposed TIF
Zone 1
$48,337.77
$6,986.58
Zone 3
$58,211.62
2, .3.6
$46,492.72
Zone 4
$22,407.92
$9,437.22
89
Regional
Comparison
Jurisdiction
Tukwila (Current;
2024/2025
TIF Rates
$4,176
Average)
Tukwila (Proposed) $952 - $6,355
SeaTac $4,355
Rates are per SF Dwelling or Equivalent
Based on current PM peak vehicle trip rates
(average of all Tukwila TIF Zones).
Ranging from Zone 1 to Zone 3 based on 13.2
person-trips/unit.
Recently updated in January2,025 (per P
hour trip).
peak
Kent recently updated their scaling rate to 55%
Kent -$7,000+ of the maximum; effective rates are
moderately high.
Federal Way - $7, 500
Auburn-$10,000
Renton
Based on 2024 regional TIF rate study
comparisons.
Based on 2024 regional TIF rate study
comparisons.
1,485 Very high compared to the region
a
J
90
Tukwila Municipal Code Changes
Tukwila Municipal Code (TMC) Changes
TMC 9.48 and 9.50 chapters are recommended to be repealed and replaced due to
the substantial changes to both chapters.
Common updates include:
• Language updates to align with recent State law changes
• Streamline the method for tracking progress
• Align appeal process to match other appeals in TMC 18.116
• General housekeeping including removing unneeded language
92
TMC 9.48 Transportation Impact Fees
Key changes to this chapter include:
• Expand definition of transportation system to include bicycle and pedestrian
facilities
• Change impact unit of measure from PM vehicle trips to daily person trips
• Clarify timing of impact fees and adjustment request process
• Clarify process for adjustments and appeals
• Clarify low-income housing reduction program
• 10-year restriction for low-income covenant removed
• RCW requires permanent covenant to qualify for TIF reduction
• Process for adopting TIF fee schedule
93
TMC 9.50 Transportation Concurrency
Key changes to this chapter include:
• Remove water and sewer concurrency because they are addressed in Title 14
• Clarify process to match current practices
• Clarify the rezone and phased development process
• Clarify what is accounted for in the model
94
Ordinance and Resolution Adoption
• Repeal and replace TMC 9.48 and TMC 9.50
• Effective 5 days after adoption (standard)
• Modify Consolidated Permit Fee Schedule
• Recommended effective date 90 days after adoption
Communication Plan
• Developers and Property Owners
• Permit Center staff
• Hazelnut
Follow On Actions
• Concurrency monitoring and reporting
• Capital project delivery
• TIF Fund balance monitoring
95
The City of opportunity, the community of choice.
96