HomeMy WebLinkAboutCOW 2008-08-25 Item 5H - Discussion - Tukwila Village Developer Proposals �w1LA, N t;
COUNCIL AGENDA SYNOPSIS
Initials ITEM No.
i i '40' Meeting Date j Prepared by Mayor's review Council review
(1) el.
08/18/98 I DCS
08/25/08 I DCS
r9 I 1
5. h.
I I I
ITEM INFORMATION
CAS NUMBER: 08-109 IORIGINAL AGENDA DATE: AUGUST 18, 2008
AGENDA ITEM TITLE Tukwila Village: Discussion of developer proposals
C.\T1:G( )RY Discztssion Motion Resolution n Ordinance Bid Award Public Hearing Other
llftg Date 08/25/08 Mtg Date illtg Date Mtg Date 11Itg Date lltg Date Mtg Date
SPC)NSOR Council Mayor Adm Svcs U DCD Finance Fire Legal PYR Police PIh
SPONSOR'S Two developers have submitted proposals to develop Tukwila Village. At the August 18
SUMMARY Council meeting, the developers presented information regarding their proposals.
At this meeting Council will discuss the proposals. No action is required.
RIF.vII ED BY COW Mtg. CA &P Cmte F &S Cmte Transportation Cmte
Utilities Cmte Arts Comm. (l Parks Comm. Planning Comm.
DATE:
RECOMMENDATIONS:
SPONSOR /ADMIN. Discussion
COMMITTEE
COST IMPACT FUND SOURCE
ExPI?NDPTURE R1:QU1RED AMOUNT BUDGETED APPROPRIATION REQUIRED
$0 $0 $0
Fund Source:
Comments:
MTG. DATE RECORD OF COUNCIL ACTION
08/18/08 Developer proposals were presented to the Council
MTG. DATE ATTACHMENTS
08/18/08 Informational memo providing a basic statistical comparison of the proposals dated 8/12/08
Informational memo comparing statistics for proposed housing dated 8/14/08
Informational memo comparing developer experience dated 8/14/08
08/25/08 Informational memo evaluating the proposals to the City's criteria dated 8/21/08
....(Please bring the 2 proposals from the developers distributed in July and
your packets from the 8/18/08 Council meeting)
s City of Tukwila Jim Haggerton, Mayor
of _J '4.• i
a t !ri•` Office of the Mayor
1' to
fea 6200 Southcenter Boulevard
Tukwila, WA 98188
1908 www.ci.tukwila.wa.us
Date: August 21, 2008
To: City Council
Copy: Mayor
City Administrator
Legislative Analyst
From: Economic Development d ato 4
Re: Tukwila Village Evaluation of Proposals
Attached is a worksheet comparing the two developer proposals to our evaluation criteria. This is a draft.
We are still analyzing the proposals (with help from an outside consultant) and I will provide an updated
version during the first week of September.
At this stage, here are some significant items to consider:
Legacy estimates paying the City $5.4 million for the land which is $3 million more than
Tarragon's estimate of land value of $2.4 million. Tarragon has stated that they would pay the
appraised value which may be higher than the $2.4 million. We are analyzing what elements
may contribute to the different land values estimated by the developers. Different assumptions
on parking ratios and approaches to providing parking explains a portion of the difference. I will
provide more information with my updated version of this worksheet.
Legacy has significantly more experience with the residential component of mixed -use
developments. Tarragon has significantly more experience with retail in the Seattle area market.
Both developers are proposing nearly the same amount of total building square feet but Legacy
includes more residential and Tarragon includes more retail. In teens of residential units,
Legacy's concept includes 343 units compared to Tarragon's 297. In teens of retail, Tarragon's
concept includes 54,000 square feet of retail compared to Legacy's 16,000 square feet. An
important question is whether Tarragon can attract enough retailers to this project.
Both developers propose constructing the project in two phases with the first phase being
generally the land north of 144 Legacy plans more of their development in the first phase
(80% of the total building square feet) than does Tarragon (55% of total building square feet).
There are many more items to consider. The ones I highlighted above are just a start.
Please contact me at 206 433 -1832 or dspeck @ci.tukwila.wa.us if you have any questions.
y al-c O (O N -O
TUKWILA VILLAGE o co O -0 UJ (6 o i.r) te a) ifi
o 3 -ar `o Q Ca 1:5 r' m a
rs�u �o�� co co o c�a a� oo—
ca to o a) o N a) u- N G
1 0 p @off -0 coa) Q3o taco
is a) o co 0.. u co co a) ai -o co .,..J u) -p
r 0 O co ca a- Ty, a) 6 6 C N 4--- tv p of
i n o o 3 Q o o c c iv oo p o c° o a o is .t-, cs- t, U O {id td O O p tll tI t N
O p C '1...._ o co tY 0 a) .c N
L3� V cp.. N O O
co a) O c co O
cs-Es
G .c U 1 O to
6 a) d o N N O
G a) r3 0 C 6l 'N
1 Nit 0 0 0 0 y�� o Cll
1 3)co otoy o v 'T d 7a t° c no
O rr O to
O O co 1 V s Q) N a) p a) O a) O
CO vs O U a) L co '7' E' v a O- 6
0 -c) a) 0) 0 c iv 06 0 co 00 v (3) E cv c. G 15 C3 c CD- c Cn p O X iv N a) 1---
.p a) LO 7 0 C.
to G N O G i- O c.) O y∎ I`. co ca a N 0.1 C4
c6 G
..a.... d O N N N in p c�J O O N
CO
S to n- .N o co -0 o O c t„ E 0. o- L- r_ o
a) N O X co O co `.N O c T O a N 2 O O cs1 -c) O
J to c cc 7 co Q co J G co ro
G o _c a G� J ID
RS O a) i
1 Inc
.tom
d
s 1
L
r
0 co
a.
.r.
•L (0 L
lV u o
.L \c' x I. O c.
CO 4"1 °o G co \'cl
0 1 '1.0
i V N U tv
N d O D
0 cn 6
S
RS in
b .ul Ill
o
c
v
p L C C
d1 1 j 0 W (a a) Q) V) U
N L O Cn E N 0 0) C
a--+ CO
Q gy p I _O Q. 0) O
Q L 0 L L
fl- (1) 0) L V) O O O E L> a) D U O A
i- O p O Q) Q) O C O (6
C n. -a V) C E 0 (a oEbE
O v) a) a) CD U a) U o
y t�..._ L
to OU 4J o (1.) 3 U a) a)
1 L O U r M f C O
C fa O C O a) a) L Q)
°—c) L. Q) _0 a)U \J
a) ,—Z O U O j L C a) o a) C Q)
a) a1 N ra N C O Cl) p. a)
V) Q Q Cr 4- L- X C o U a) Q U O
a)
OD a (1) Q as c -o
Q a) ca -o a) o (1) (1) a)
L) _C L C C C a"' a)
E 1— ca H ra V) C
L Q]
o C U O a 0 a) 0
O o L O cr) P 0 Q a)�� L a•) P
is fl- E a -oa 7 ca C
L 0 L O O Q O L n O� Q) C U) U 1 CU (73
O t om L O a) p Q c a) a O
L 4-, O�-5 C-a 1,7, (a U
Q up v) (1) O O a O (a
O.
a cni emu -��vi E o�
o
a) O c i ca,;o �0.1 EEc o a Lo a
G1 J O O a) ra •L O L E
QJ a U
73 0 J O 0 U L. 7 C Q)
Q)
E o
co (a O
a) a)v,Q 10o�o`� o_ c
O L
.0 a) 0_ �O a) Q (a c a
Q a a) a) a a) a)
1— p C U a) ra ca _C Q> C Q C I-' a)
1-1 (n ra C
(n
o 0)
;n ate) a)
c -1-- o
0.0 a) o in
o O o a) a) cn
RI Q a--' L c p C
o a) a)
G.) a)
o v C ft) (-n a
0
L 4- a) W 5 0- a a) c o
U O Q p a) a
(n O L a) C a) (0 L Q
O a) o cl) o a) 'L (1) CO
U a) L O co J N cc) CI) U Ol CO
O �a L U N L f1 L a) o
O C a) 4 o Q U o U cn to C N CNI
th O O C m
Cl- Q 0 U a
(NI ID
LL Q N
Q
N
c [a
M 2 J
t O) 4-,
a)
Y ro
a te j -i C m a) N 4-' o a--+ 0.) a
O i o d�H O co O a U N
4.i (1) .0 a) O) 0. Q a.) CU 1_ 4_ U O O ol
U O i a) ra -o C a) o m Q a cn N
O ry O p
cn c a-' a a) a) v a) ro -C E a D E a w 8
cB 4.-' Q a) .;7.-, a r te a) (fl v) a; a) c a) L
t6 n to U U a) c a; to F6 O L CU O o o.
6 4_ E a) o U 5 -c Q U 0 a c U Y u
co Q
a) o c _o O C ra m C
_c 4 Q C a) cn n a--, b O c 6 ro J cn
c te r o c .E U L. c o -0 E 0
@F. c Ec a) c�na -C coco•0 C)
C C O> d- .2.+ (a U a) N aJ .0; i C (B CU" C) —7
To a) C cC .c a) _c ry 11 ry O L 0 a--' 00 O a) rD
7) a —1 -o n ra rn 1— -a.1 c I— a E E r-, 0 u I--
0
;Q U J 1-1 O O O
C C Q)
O 3 03 CY) 0 i t co
O Q)
�p P n O
C
co 0 'p p ate W [6 C c u O '(n l6
Q) C L O -c W a) o a) a) C
t c a) E Co I a) c U O C co 0 j
r. -te C am= i� �'c (12)
C
U co o cp ,c V) Q) 9 2 a Q O C c C t
D
n C o
V) a .1-3 U (J L (n CD p -C 0 1-- IS 5 c a) L D c U 0 0
4-- -1-, a, a 0 0 c a) 0 4-1 4--) a.
a) 4- o Q v c o C Cr a _c m C a) o
J o I (f) o 1- D C 0 a) c n. no _e U CD v-0 0.)- O L v 0 co U
Q) O a) Q) OL O Q) O O C a
4 (n c J V) -C L) U CL m rD p (L J
C a--
Q) C
T a)
i c
01 O
L
E
ro 0
:63_ L E
CO
C CO U Q
O C i N
CO 4-1 u 4_, v) w
O D o a) O
r CO U CC C
A N
co
a)
o C
co a
0
cp 17;
rl c c
Q. J
4- L 0 a) is
I 0 0 .0 co -S O C m L 1
o 4 1 O c� 0O to cu
C 0. 0 Q? o -p :p w= a' M
a) e cflu��f c
1 1 u 0 W v L 04 -ate.
a) l� m cc) .c.
6 0- m co E a) -a a) Q)
to E O G L N o- O O a) C1. w t 1 C E. .N O a p C d r O OV C-7. 5,3 3 4- M t' t
CO E Y C. e (.1 fl. O 4-' C O a) G C a) O 1—
co E a) .E-1 a) O U co co a) tZ ,Ca'
'Fa co rr v d t 4 6- CO w' C E
Q)
CO N 1
L o
Ms U
N t3 CD a) to Q C 7~ Nol r a) a)
-t'_ 'O 01 (o c O N i G -O a) u-
t5 co O -o 9 4) co 0 cc) 'O 0 G O O S0
O 3 a) x v N r i co_ -o
N L3 4l to O a) N 71-5 a---' a)
t!� L to N cn
w c o p co cn o
c a) -a -O
ca) _c�o 0� s c N� a) al 010 a)
J
I co -d
y m
M
(o cs
.N 01 t4-- o ad -0\ Q
c I N pt O fl t t o I
O co 0 L a
t0 C V O c E N 7 a) a
Is i 6 a) O O a) 41 G
T3 c
tv CFI
N
:IIINIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII-
O L a--, c
O c
co O C O) C "C
o O C 0 -O O E a C Q) 0 Q) 0
C 12 C C O Q L 6 co -L p FD
O L p N O a E (0 r0 O E a) 4-4 a)
I— t) a 0 -oo C.,_ cn ID
O D O 1 V) r c t- 1 O r6 0 GO al 0
vi L N O c0 U O Q) a cs)
O a) a L
all p Q O C O U c0 (o c Q so Cr
F 0 4_ N •12 O Q) CO 4-' -2 9) 0- O E CU O cl 0
O U Q) O Q" rn C 1' O
ict C O a U Q) v) v) O
0) O E O E cn O� o_ C p- C C p
LI) Q)
i x D o O 0 2 W Q U M o rB
L C (Q' f0 co
C Q 0 O r3 L ro O p. L co L cn
1 U CO C H O Q) L c0 ,4_ Q r0 4- ro
Q
C 4- 0
ro 4-1 a..)
c n F es i o To
dl C p a te, L u. N a
0 C ..Eft.. O -i- Q) L Q)
C) L o s_ —0
L up
vi cn o 1-, a) o L. C X c
a�
ca
E Lc) a) L r0 r6
O. c0 C O Q) C Ql O 4-J -C c O
Q)
U Q>' 0 i, (0 O 4 r 0 C, a Q)
Q) v- N V O t C C C U U L n- o C a--, 5
RI
C O i 17, A CO O C O cn -0 L O E v- (L7 r1 C p Q
Q V O O O O C a' C C 4-, U ID J p C O C D Q) r1 Ni p u -C En 0 C co
O Q)
II= a3 O O O r0 r0 E
-0 2 'X Q) c 0 D O7 r? 1 ,--I Q d U O' Q ti V)
4-, 4) c C o 0 U L C C O Tii Q)
V) O Q C a) =p a) cn c0 O c0 p u r0
o O 0. p O -C O Q) a) -C O 2 r3 O X co Q C
H U r0 U H O 4- "a O. J 4_ CO V) WI 5 a) O 4-)
a)
4-
L
r0
a--,
fa
a) _o u 0 To
V a Q) iJ a_'
O C v) r., Qom+ a
O U' o a) o= a o)
a:+ O Q a) O of
U DD 0. E u m
O C p r0 0
ai Y c n 2 O v 0 V.
VI NI
NI
CO
o c
`n a
C.)
01 ti
CO
2 J
O v C!)
0 0. V) O O
V 0
V (B
t 3-) [77 C O- 1-
s a) a)
0 v _C Q C Q 'c -o 2 a)
p1 C C C c Q. Er) w L C p t7
i 0 a) Q) C CD) Q O a) a) C c
s
O L U fl U L C A-2 O� E 0 0 a)
o_ c cn U 4-) �5 Q) +5
C E x U L a) o d' d' a) CL) a) "a) ID 0
o f C Q a) ca a u o
a)
L- II O O 0 E0-
(v Q H
(a
O 0 o ui a) c co
X a) c
(U 0 -c
a, L- O a)
L 4-, J--J C O la E
Q)
as v) 6 C T C C= c to E
0 C 0 p C C: 3)4- q (D a) a) a) C
U (0 up (9 0 (a ;C, V) C 1 •1_ C
to cn a3 "1 p a a v 'D a.
C
A a) Q a QQ QQ tr) 4-, 0
Q) 0 n
U a Q O H H
Q
i J (o
T
TO
a)
L
c v 0 a) 0
co 4- R i_ O 4J
'y L Q a)
I_ V) c( a) N• O N 0.
a) O n U T Z oo 0 a) 0 3 p
0_ I N
00
o CU
`J o C
Cl
6) in
J
M
a)
Q) X 0
(o Q) Q)
Q (o u.) C 'O p 2
O L 4� Q) co co a) U
C a) O p Q
U L v X L E Q C cn Y
Q co 0) C (t3 n 0 Q)
0 'B CU (B 4-' (n fti
C p N c a n N p a)O m tV'0 -o
CO (o C C (o Q) (n a Q) O O (o (0 [6 SD
1- (((n .0
c Q CT o cu -c (a L
i O L 4) (B X 1- N O 0 0) p C a-' p U
2 O- CO X E CL p C 6 o 0)
V O cD C CC L Q.
C O E (o E C o a O L O a)
Cl co Q Q) O 4 a--' 0 1._ Q U 4-
O co ro C C O U O
U L (o L
(B O
i p Q O C i O i 0 C- X
(o C a te U Q (o i Q (o O Q) Q
E— to (O N E- o f- -I (a O
4-)
N (p
te a--' U cNi E '17J U
(B
p O 1 co 2 O O 4- (B ■r
p (o O a-' .0 cn CO a. ca p u a.
O N C p -0 (o a o
0 4 0 4 C a..' Q 0 O _C C p C a
N O Q) a) +4 (o 'D (C U (o 0
0 0 E c o Q) a
E (r) a) o C L u) L
U E =icUC D aJD (3 a
N d. (n O X C X Q) u, iv
C p r N F-- J O a)
4-�
�Q�a
a) •L -c 0)) O 1- Q)) o Q
v n n n 5 as ax
22 c
0 o- v u Q cu
U C Q Q
Q E E Q
'a (o Q c
L
L C •U C co C
C V b O v
(o 0
C d a C
C33 Q) Q.) (B
C a;
p �c 0 o E 0 Ii= "0 csi
U L 'd-3 L 0) CO
fr.. (3 Q) C co
O
d) U (B 4— a -a a) cc5 O
a) no J O 0 0 fn
t i 0 (o a) C ,-.1 C a) m
C C a (O L) (n O C
LL aU L
a) 0 0 Q
p' min
71- z a Mi