HomeMy WebLinkAboutReg 2005-12-05 Item 8C - Ordinance - Impact Fees and Transportation Concurrency Standards COUNCIL AGENDA SYNOPSIS
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p 1� t Cil 1 ttileettng Date 1 Prepared by 1 Mayor's review Council reutew
cci iii r I 11/28/05 I CK 1
t :tr 12/5/05 A� 1 1
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ITEM INFORMATION
CAS NUMBER. REF 05-156 IORIGINALAGENDADATE: NOVEMBER 28, 2005
AGENDAITEMTITLE Impact Fee Ordinance
CA I'EGORY Discussion Motion Resolution Ordinance Btd Award Public Hearing Other
Mtg Date Mtg Date Mtg Date Mtg Date 11/28/05 Mtg Date Mtg Date Mtg Date:
SPONSOR Council Mayor Adm Svcs DCD Finance Fire Legal P&R Police PIV
SPONSOR'S This Ordinance repeals TMC 9.48 regarding Transportation Impact Fees and establishes a
SUMMARY new TMC 9.48 regarding Transportation Concurrency Standards and Impact Fees. This
new impact fee program has been developed in line with GMA and SEPA. The impact fee
schedule has been developed through identification of future roadway improvements
necessary to maintain Tukwila's adopted concurrency standard along with a fiscally
constrained funding mechanism.
REVIEWED BY COW Mtg. CA &P Cmte F &S Cmte Transportation Cmte
Utilities Cmte Arts Comm. Parks Comm. Planning Comm.
DA'T'E: 11/14/05
RECOMMENDATIONS:
SPONSOR /ADMIN. Forward to COW for discussion and then adoption.
Comma EE Forward to COW.
COST IMPACT FUND SOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
Fund Source:
Comments:
MTG. DATE 1 RECORD OF COUNCIL ACTION
(Joint City Council Planning Commission Meetings 6/9/05, 9/8/05, 10/12/05.
11/28/05 1 Rescheduled to 12/5/05.
12/5/05 I
1 1
MTG. DATE ATTACHMENTS
11/28/05 Information Memo dated November 18, 2005
Ordinance
Map of Impact Fee Zones Impact Fee Schedule
Transportation Committee Meeting Minutes from November 14, 2005
12/5/05 Same Information Memo dated November 18, 2005
1 Ordinance (updated after 11/28/05) plus map of fee zones Impact Fee Schedule
1 Transportation Cmte meeting minutes of 11/14/05
1 (Please bring large bound City of Tukwila Transportation Plan)
H:\PUBWORKS\Cyndy\Concurrency Impact Fees \CAS Impact Fee Ord 12-05-05.doe
INFOR1V1ATIONAL MEMORUNDUI\tl
To:
Mayor Mullet
Public Works Directo~
November 18, 2005
Impact Fees
From:
Date:
Subject:
ISSUE
Proposed ordinance modifying the Impact Fee ordinance and establishing a new impact fee schedule.
BACKGROUND
State law requires the City of Tukwila to plan under the Growth Management Act (GMA). A substantial
update to the Transportation Element has been proposed for adoption this year that includes an updated
transportation impact fee schedule. The impact fee schedule has been developed through identification of
future roadway improvements necessary to maintain the City's adopted concurrency standard and a fiscal
analysis on how much funding capability Tukwila will have. Impact fees are one tool allowed under GMA to
finance necessary roadway improvements.
RCW 82.02.909 defines Impact Fees as ".. a means of payment of money imposed upon development as a
condition of development approval to pay for public facilities needed to serve new growth and development,
that is reasonably related to the new development that creates addItional demand and need for public facilIties,
that is a proportionate share of the cost of the public facilities, and that is used for facilities that reasonably
benefit the new development."
Basic information on concurrency and impact fees was presented at Transportation Committee meetings on
1/24,2/14, and 2/23. Additionally, there have been three joint briefmgs with the City Council and Planning
Commission on the proposed Transportation Element, with the last briefmg of 10/12 focusing on the impact
fee topic.
ANALYSIS
The first attached matrix shows the prt>jects per zone, which are identified in the proposed 2006 CIP as
having funds, expended within the next 6 years. Since impact fees must be calculated after all other sources
of funding have been accounted for, the amount being collected under Impact Fee Cost. Further, since the
City must pay for the impacts of existing volumes as well as regional growth utilizing city facilities, only
those trips which are new to each zone which are associated with new growth in the zone has been identified
using the City's EMME/2 model.
The second matrix shows the cost per trip amount by zone that can be collected through new development.
This matrix also shows adjustments made for new trips associated with development and trip length. By using
these adjustments, staff believes the most accurate and true evaluation of actual impacts to the City's street
network is achieved.
A new section addressing "vesting," Section 16, has been added. Applicants who have submitted either a
building permit, entered into "formal" negotiations with the City for a development agreement, or have a
signed agreement in place that addresses traffic concurrency and impact fees shall be vested under the laws,
rules, and other regulations in effect prior to the date of the proposed ordinance.
RECOMMENDATION
Refer on to the next regular meeting for adoption.
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AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, REGARDING CONCURRENCY STANDARDS AND
TRANSPORTATION IMPACT FEES; REPEALING ORDINANCE NO. 2043;
PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE
DATE.
WHEREAS, the City of Tukwila has adopted a Comprehensive Plan pursuant to the
Growth Management Act of the State of Washington and RCW 36.70A, which includes as
part of the Transportation Element of the Comprehensive Plan elements relating to traffic
impacts and necessary mitigation; and
WHEREAS, RCW 82,02.050 authorizes cities to impose impact fees on development
activity as part of the financing for public facilities, including transportation facilities; and
WHEREAS, the City Council of the City of Tukwila has adopted a Transportation
Element of its Comprehensive Plan, including transportation facilities, and desires to
provide funding for said plan through the imposition of development impact fees;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Concurrency Standards and TransportatiQn Impact Fees Amended.
Ordinance No. 2043, as codified at Tukwila Municipal Code Chapter 948, is hereby
amended to read as follows:
sP('tinnc:~
9 48,010
9 48.020
9 48.030
9.48.040
9 48.050
9 48.060
9 48.070
9 48.080
948.090
948.100
948.110
948.120
9 48.130
9.48.140
948.150
948.160
CHAPTER 9.48
CONCURRENCY STANDARDS AND
TRANSPORTATION IMPACT FEES
Authority and Purpose
Definitions
Imposition of Transportation Impact Fees
Calculation of Impact Fees
Credit
Time of Payment of Impact Fees
Adjustments
Establishment of Impact Fee Account
Use of Impact Fees
Plan and Fee Update
Refunds
Appeals
Exemptions
Vesting
Authority Unimpaired
Relationship to SEP A
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9.48,010. Authority and Purpose,
A. Authority The City of Tukwila's 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 RCW Chapter 82.02, RCW Chapter 58.17 relating to platting and subdivisions
and the State Environmental Policy Act (SEP A), and RCW Chapter 42.12C.
B 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, and
2. Ensure adequate, levels of transportation and traffic service consistent with
the level of service identified ill the Comprehensive Plan, and
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
4. Ensure fair collection and administration of such transportation impact fees,
C. The provisions of the City of Tukwila's 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 following words and terms shall have the following
meanings for the purposes of this Ordinance, unless the context dearly requires
otherwise, Terms or words not defined herein shall be defined pursuant to RCW
82.02.090 when given their usual and customary meaning.
1. The" Act" means the Growth Management Act, Chapter 17, Laws of 1990,
First Extraordinary Session, Chapter 36.70A RCW et seq., and Chapter 32, Laws of 1991,
First Special Session, as now in existence or hereinafter amended.
2, "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.
3 "City" means the City of Tu1.'Wila, Tukwila, Washington,
4. "Development" means the construction, reconstruction, conversion,
structural alteration, relocation or enlargement of any structure that requires a building
permit.
5. "Development activity" means any construction of a building or structure
that creates additional demand and need for transportation facilities.
6, "Development approval" means any written authorization from the City,
which authorizes the commencement of the "development activity "
7 "Letter encumbered" means to reserve, set aside, or earmark the impact fees
in order to pay for commitments, contractual obligations, or other liabilities incurred for
the provision of transportation facilities,
8. "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.
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9 "Impact fee" means the payment of money imposed by the City on
development activity pursuant to this Ordinance as a condition of granting development
approval in order to pay for the transportation facilities needed to serve new growth and
development that is a proportionate share of the cost of the capital facilities that is used
for facilities that reasonably benefit new development. Impact fees are independent of a
permit fee} an application fee} a concurrency test fee} and the administrative fee for
collecting and handling impact fees or cost of reviewing independent fee calculations.
10. "Owner" means the owner of record of real property, as found in the records
of King County, Washington, or a person with an unrestricted vvritten 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
11. "Proportionate fair share" means that portion of the cost for transportation
facility improvements that are reasonably related to the service demands and needs of
new development.
12. "Vested" means the right to develop or continue development in accordance
with the laws} rules, and other regulations in effect at the time the building permit
application is deemed complete,
9.48.030. Imposition of Transportation Impact Fees.
A. The City hereby authorizes the assessment and collection of impact fees on
development activity at the rates set forth in attachment A incorporated herein by this
reference.
B Transportation impact fees imposed by this Ordinance:
1. Shall only be imposed for system improvements that are reasonably related
to the new development;
2, Shall not exceed the proportionate fair s~e of the costs of system
improvements that are reasonably related to the new development;
3. Shall be used for the system improvements that will reasonably benefit new
development;
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 date of adoption of this Ordinance; and
6. Shall be collected only once for each development unless changes or
modifications to the development are proposed which result in greater direct impacts on
transportation facilities than were considered when the development was first approved.
9.48.040. Calculation of Impact Fees.
A. The method of calculating the transportation impact fees in this Ordinance
incorporate} among other things, the following:
1. The cost of public streets and roads necessitated by new development;
2. An adjustment to the costs of the public streets and roadways for past or
future mitigation payments made by previous development to pay for a particular system
improvement that was prorated to the particular street improvement;
3. The availability of other means of funding public street and roadway
improvements; and
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4. The methods by which public street and roadway improvements were
financed.
B Fees for development shall be calculated based on their net new p,m. peak hour
trip generation rates as determined by the Public Works Director, or designee, applying
the lTE Trip Generation Manual, If the proposed development activity concerns an
existing use, the fee shall be based on net new trips generated by the redevelopment. If an
existing building has 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.
9.48.050. Credit. A credit, not to exceed the impact fee otherwise payable, shall be
provided for the fair market value of any dedication of land for, improvement to, or new
construction of any system improvements provided by the developer, to facilities that are
identified in the Capital Improvement Program and that are required as a condition of
approving the development activity The determination of "value" shall be consistent
with the assumptions and methodology used by the City in estimating the capital
improvement costs.
9.48.060. Time of Payment of Impact Fees.
A. The impact fees imposed pursuant to this Ordinance shall be assessed by the City
at the time of the application for the development permit, and shall be due and payable in
whole at the time of issuance of such permit. The fee paid shall be the amount in effect as
of the date of the permit issuance.
B Impact fees may be paid under protest in order to obtain a permit or other
approval of development activity
9.48.070. Adjustments.
A. The amount of fee to be imposed on a particular development may be adjusted
by the Public Works Director giving consideration to studies and other data submitted by
the developer demonstrating by clear and convincing eviden<;e that an adjustment should
be made in order to carry out the purposes of this Ordinance. '
B The Public Works Director shall review the study to determine if the adjustment
request:
1. Is based on 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;
3 Complies with the applicable state laws governing impact fees;
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
5 Shows the basis upon which the independent fee calculation was made,
C. In reviewing the study, the Public Works Director may require the developer to
submit additional or different documentation. If the Public Works Director agrees with
the study's findings, an adjustment to the impact fee will be made, If a compelling case
has not been made, the developer shall pay the full impact fee amount.
D A developer requesting an adjustment or independent fee calculation may pay
the impact fees imposed by this Ordinance to obtain a building permit while the City
determines whether to partially reimburse the developer by making an adjustment or
accepting the independent fee calculation.
9.48.080. Establishment of Impact Fee Account. Impact fees received pursuant to
this Ordinance shall be earmarked and retained in special interest-bearing accounts. All
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interest shall be retained in the account and expended for the purpose or purposes for
which the impact fees were collected.
9.48.090. Use of Impact Fees.
A. Pursuant to this Ordinance, impact fees shall be used for facilities that will
reasonably benefit the City and its residents.
B. Fees shall not be used to make up deficiencies in City facilities serving an existing
development.
e. Fees shall not be used for maintenance and operations, including personnel.
D Traffic impact fees shall be used for but not limited to land acquisition, site
improvements, engineering and architectural services, permitting, financing,
administrative expenses an<?- applicable mitigation costs, and capital equipment
pertaining to transportation systems and facilities.
E. Traffic 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 system
improvements, impact fees may be used to pay the principal on such bonds,
G. Transportation impact fees shall be expended or letter encumbered for a
permissible use within six years of receipt, unless there exists an extraordinary or
compelling reason for fees to be held longer than six years. The Public Works Director
may recommend to the Council that the City hold fees beyond six years in cases where
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 'cbllected, earned or received
and projects that were financed in whole or in part by transportation impact fees.
9.48.100. Plan and Fee Update. The impact fee may be updated annually to evaluate
the consistency of development density assumptions, estimated project costs and adjusted
for awarded grant funding, if any Updates that result in a change in impact fees will be
reviewed by the City Council. Impact fee changes will only occur through an ordinance
requiring Council action.
9.48.110. Refunds.
A. A developer may request and shall receive a refund when the developer does not
proceed with the development activity for which transportation impact fees were paid,
and the developer shows that no impact has resulted,
B. The developer must submit a request for a refund to the City in writing within
one year of the date the right to claim the refund arises. 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 this one-year period, shall be
retained and expended on any project identified in the Capital Improvement Plan.
e. In the event that transportation impact fees must be refunded for any reason,
they shall be refunded with interest earned to the applicant.
9.48.120. Appeals.
A. Any fee payer may pay the impact fees imposed by this Ordinance under protest
in order to obtain a building permit.
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B. Appeals regarding traffic impact fees imposed on any development activity may
only be taken by the fee payer of the property where such development activity will
occur No appeal shall be permitted unless and until the impact fee at issue has been
paid.
C. Determinations of the Public Works Director, or his designee with respect to the
applicability of traffic impact fees to a given development activity, or the availability of a
credit, can be appealed to the City's Hearing Examiner pursuant to this Section.
D An appeal shall be taken within 10 working days of payment of the impact fees
under protest or within 10 working days of the "City's issuance of a written determination
of a credit or exemption decision by filing with the City a notice of appeal giving the
reasons for the appeal with an accompanying appeal fee as set forth in the existing fee
schedule for land use decisions.
E. Appeals under this, Ordinance will be processed in accordance with the
procedures set forth in TMC 1~U08.020,
9.48.130. Exemptions. Impact fees are generated from the formula for calculating the
fees as set forth in this Ordinance. The amount of an impact fee is determined by the
information contained in the adopted transportation element, as appended to the City's
Comprehensive Plan, All new development located in the City that generates net new
p.m. peak hour trips will be charged a traffic impact fee. The following exemptions shall
apply'
1. Any non-residential project that is categorically exempt from SEP A pursuant
to TMC 21.04,080, 100, or 110.
2. Projects that will not generate net new traffic trips;
3 Should the City reduce or waive any impact fees, not subject to Section 9.0 of
this Chapter, as part of a negotiated developer's agreement, those waived or reduced fees
shall be paid from the City's funds.
, J
9.48.140. Vesting, Applicants shall be vested under the laws, rules and other
regulations in effect prior to the effective date of this ordinance if they have, prior to the
effective date of this ordinance:
2. Submitted a building permit application that the City has deemed complete;
or
3 Entered into formal negotiations with the City for a development agreement
in accordance with RCW 36.708.170 through 36.70B.210; or
4, Have a signed agreement that is still in effect with the City addressing traffic
concurrency and impact fees.
9.48.150. Authority Unimpaired. Nothing in this Ordinance shall preclude the City
from requiring the feepayer to mitigate adverse and environmental effects of a specific
development pursuant to the State Environmental Policy Act, Chapters 43.21C RCW
and/ or Chapter 58,17 RCW, governing plats and subdivisions; provided, that the exercise
of this authority is consistent with Chapters 43.21C and 82.02 RCW
9.48.160. Relationship to SEP A.
A. All development shall be subject to environmental review pursuant to SEP A and
other applicable City ordinances and regulations.
B. Payment of the impact fee pursuant to this Ordinance shall constitute satisfactory
mitigation of those traffic impacts related to the specific improvements identified on the
project list.
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C. Further mitigation in addition to the impact fee shall be required for identified
adverse impacts appropriate for mitigation pursuant to SEP A that are not mitigated by an
impact fee.
D Nothing in this Ordinance shall be construed to limit the City's authority to deny
development permits when a proposal would result in significant adverse traffic impacts
identified in an environmental impact statement and reasonable mitigation measures are
insufficient to mitigate the identified impact.
Section 2. Repealer. Ordinance No. 2048, as codified at Tukwila Municipal Code
Chapter 9 48, is hereby repealed in its entirety
Section 3. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to
be invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 4. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a Regular Meeting thereof this day of .2005.
A ITEST / AUTHENTICATED'
Steven M. Mullet, Mayor
Jane E. Cantu, CMC, City Clerk
APPROVED AS TO FORM BY
Filed with the City Clerk:
Passed by the City Council.
Published:
Effective Date: . ;
Ordinance Number:
Office of the City Attorney
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Impact Fee zones
Map
!lOT TO sc.u-E
-
ATTACHMENT A
Impact Fee Schedule 2006
Land Uses Unit of Zone 1 Zone 2 Zone 3
Measure Zone 4
Cost per Trip> $1,424 71 $1,34546 $1,071 73 $807 07
Residential
Single Family dwelling $1,36118 $1,28546 $1,02394 $771 08
Multi Family dwelling $826 33 $780 37 $621 60 $468 10
Retirement Community dwelling $291 10 $27491 $21898 $164 90
Nursing Home/Convalescent Center bed $215 63 $203 64 $162.21 $122.15
Assisted LivinQ , dwelling $183.29 $17309 $13788 $103 83
Commercial - Services
Drive-in Bank sq fUGFA $1898 $17 92 $14.28 $1075
Walk-in Bank sq fUGFA $1532 $1447 $11.52 $868
Day Care Center sq fUGFA $762 $7.20 $574 $4.32
Library sq fUGFA $348 $3.29 $262 $197
Post Office sq fUGFA $530 $500 $3.98 $300
Hotel/Motel room $908 73 $858 19 $683 59 $51478
Service Station VFP $3,81237 $3,60031 $2,867 84 $2,15964
Service Station/Minimart VFP $2,627 55 $2,481 40 $1,976.56 $1,48846
Service Station/Minimart'Car Wash VFP $3,885 36 $3,669.24 $2,922.74 $2.20099
Carwash (Self-Serve) Stall $2,31866 $2,18969 $1,744.20 $1,31348
Movie Theater screen $33,521.55 $31,65697 $25,216 45 $18,98937
Health Club sq fUGFA $385 $364 $290 $2.18
Racquet Club sq fUGFA $1 64 $154 $1.23 $093
Marina Berth $202.92 $191 64 $152 65 $11495
Commercial - Institutional
Elementary School/Jr. High School student $160.18 $151.27 $120 50 $90 74
High School student $107.82 $101 82 $81 1 0 $61.08
University/College student $219 48 $207.27 $16510 $12433
Church sq fUGFA $094 $089 $071 $053
Hospital sq fUGFA $142 $1.34 $107 $0.80
Commercial - Restaurant
Restaurant sq fUGFA $784 $741 $5.90 $444
Fast Food Restaurant wlo drive thru sq fUGFA $1007 $951 $757 $5.70
Fast Food Restaurant w drive/thru sq fUGFA $1289 $12.17 $970 $730
Industrial
Light Industry/High Technoloqy sq fUGFA $1 92 $182 $1.45 $1 09
Industrial Park sq fUGFA $1 81 $1 71 $136 $1 02
Warehousing/Storage sq fUGFA $100 $095 $075 $057
GLA= Gross Leasible Area
GFA= Gross Floor Area
VFP= Vehicle Fueling Positions (Maximum number of vehicles that can be fueled simultaneously)
page 1 of 2
ATTACHMENT A continued
Impact Fee Schedule 2006
Land Uses Unit of Zone 1 Zone 2 Zone 3 Zone 4
Measure
Cost per Trip> $1,42471 $1,34546 $1,071 73 $807 07
Commercial - Retail
Shopping Center
up to 9,999 sq ft sq fUGLA $343 $3.24 $2.58 $1 94
10,000 sq ft-49,999 sq ft sq fUGLA $3.01 $2,84 $2.26 $1 70
50,000 sq ft-99,999 sq ft sq fUGLA $2,20 $2.08 $165 $1.25
100,000 sq ft-199,999 sq ft sq fUGLA $2.15 $2.03 $1 62 $1.22
200,000 sq ft-299,999 sq ft sq fUGLA $1 96 $185 $147 $1 11
300,000 sq ft-399,999 sq ft sq fUGLA $2.32 $2,19 $175 $1 31
over 400,000 sq ft sq fUGLA $261 $2.47 $1 97 $148
Miscellaneous Retail Sales sq fUGFA $1 19 $1 12 $089 $067
Supermarket sq fUGFA $698 $659 $5.25 $395
Convenience Market sq fUGFA $12.10 $11 43 $910 $686
Nursery/Garden Center sq fUGFA $174 $1 64 $1 31 $099
Furniture Store sq fUGFA $018 $017 $013 $010
Car Sales - New/Used sq fUGFA $3.97 $375 $2.98 $2.25
Auto Care Center sq fUGLA $1 55 $146 $1 17 $088
Quick Lubrication Vehicle Shop Service Bay $1,35894 $1,28335 $1,022.26 $769 82
Auto Parts Sales sq fUGFA $2.74 $2.59 $2.06 $1 55
Pharmacy(with Drive Through) sq fUGFA $340 $3.21 $256 $1 93
Free Standing Discount Store sq ftJGFA $240 $2.27 $1 81 $1 36
Hardware/Paint Store sq fUGFA $2.03 $1 91 $1 52 $1 15
Discount Club sq fUGFA $4.10 $387 $308 $2.32
Video Rental sq fUGFA $306 $2,89 $2.30 $174
Home Improvement Superstore sq fUGFA $1 62 $1 53 $1.22 $092
Tire Store Service Bay $1,590.01 $1,501 57 $1 ,196 08 $900 72
Electronics Superstore sq fUGFA $255 $2.41 $1 92 $144
Commercial - Office
Administrative Office
up to 9,999 sq ft sq fUGFA $6.65 $6.28 $500 $376
10,000 sq ft-49,999 sq ft sq fUGFA $665 $6,28 $500 $376
50,000 sq ft-99,999 sq ft sq fUGFA $3.85 $364 $290 $2.18
100,000 sq ft-199,999 sq ft sq fUGFA $2.92 $275 $2.19 $1 65
200,000 sq ft-299,999 sq ft sq fUGFA $2.55 $2.40 $1 91 $144
over 300,000 sq ft sq fUGFA $2.39 $2.25 $1 79 $1 35
Medical Office/Clinic sq fUGFA $566 $534 $4.25 $3.20
GLA= Gross Leasible Area
GFA= Gross Floor Area
VFP= Vehicle Fueling Positions (Maximum number of vehicles that can be fueled simultaneously)
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Transportation Committee
November 14,2005
Present:
Jim Haggerton, Chair; Joe Duffie, Pam Carter
JIm Morrow, Jack Pace, Rebecca Fox, Cyndy Kmghton, Derek Speck, LIsa
Verner, Lucy Lauterbach; Chuck Parrish, Steve DiJulio-Foster Pepper &
Shefelman, Dave Markly, Brent Carson- Buck & Gordon, Sue Carlson, Dave
Kautz, Mark Segale
1. Transportation Element Rebecca explained the process of how the Transportation Element
is updated as part of the Comprehensive Plan. Updates can only occur once a year. A TransIt
Plan and Comprehensive Transportation Plan wIll be included in thIS update. The Planning
CommIssion held a public hearing 011 the Element. The Transportation Element will guide the
CIty'S transportatIOn needs in the next few years, and WIll provide a framework for implementing
ordinances on concurrency and Impact fees. Recommend Transportation Comprehensive
Plan Element to CO\V.
2. Concurrencv Ordinance The State Growth Management Act (GMA) requires that an
adopted Level of Service standard be maintamed as growth occurs. This is done through a
Concurrency Ordinance. Concurrency will be required in transportatIOn, water, sewer, and
surface water. Not only capacity is required to keep up with growth, but in water, water qualIty
must also be considered,
The mayor told representatives of Tukwila South (TS) and the Westfield Shoppingtown(the
Mall) that the City would address their traffic mItigatIon though th~ir Developer Agreements and
the proposed Impact Fee ordinance would not be applIed to theIr developments. Both developers
had suggested language that could be added to the Concurrency and Impact Fee ordinances. Jim
Morrow had reservations about naming developments m ordinances that implement the
Transportation Element ofthe Comp Plan. Three options were suggested: insertmg language to
exempt TS, the Mall, and the Penney's redevelopment; delaying adoption ofthe two
implementing ordinances; or having a transitIOn time for the new ordmance to be put into full
effect. The Concurrency and the Impact Fee ordinances would go into effect at year's end unless
a change is made. Jim H expressed concern about the number of "must" and "shall" provisions
throughout the Concurrency ordmance. Pam asked that a provision under the Concurrency Test
procedures be clarified. The Committee members asked that the City Attorney give a clear
explanation of how this and the Impact Fee ordinance related to the developer agreements that
are in process now, and options for addressing that issue. Recommend ordinance and options
to CO\V.
*
3. Impact Fee Ordinance Impact fees were discussed in the Jomt meetings of the Planning
Commission and Council. Cyndy said they had decided finally on havmg four areas for Impact
fee levels. Zone 1 is the Urban Center; Zones 2 & 3 are residential (though they include TIB and
Interurban businesses), and Zone 4 includes Ryan Hill and the industrial area in the north part of
the CIty. Ryan Hill was included m Zone 4 because their main access 1S through the mdustna1
area. Because 1110st of the projects 111 the six coming years are known about, Cyndy is able to
TransportatlOn CommIttee
November 14, 2005
Page 2
calculate this mto p.m. peak tnp costs for each of the four zones. The City will study the
Improvements needed in each area each year, and from that a chart \vlll estimate impact fees for
each area. Cyndy had revised the charts smce they were put mto the agenda, and those charts
include some but not all the land uses in a reference book she has. One prOVISIOn in the
ordinance says if anyone development is exempted, the Cl ty must pay what that exempted
company does not pay. The Committee members went through the ordmance and suggested
some clarifications. Pam C asked for a clanfication about using either 6 or 10 years to payoff
project costs. Recommend ordinance to CO\V.
i
4. Developer Agreement Ordinance This ordinance would fonnalize developer agreements in
the City, and would provide guidance about what should be included m them. One section
provided flexibility in requinng adherence to regulations. Steve DIJulio said state law dictates
that any developer agreement that comes after adoptlOn of a code must follow that code. The
Committee did not have comments on the body of the ordinance. Recommend ordinance to
CO\V.
5. South center Parkway Extension The City contracted with David Evans to design
Southcenter Parkway from S. 180th _200th. Comments from Tukwlla South (TS) project were
included at the beginnmg of the contract. That work is now 90% complete, and TS has reviewed
the plans and proposed twelve new addItions such as traffic signals, bus pullouts, new
intersections, a change in the size and level of the roadway, and utIlity work. This would require
additional work from David Evans. NIark Segale reported they are negotiating with the
Schoenbachlers, and expect a final answer from them soon. Jim Morrow said he would come
back to the Committee for additional funding authorization after the Schoenbachlers and Segales
work out right-of-way issues. Information.
6. Proiect Funding Jim M has heard about the federal fundmg for Khckltat and Southcenter
Parkway. The funding for both has been cut 15% for Katrina aid, and the CIty will only be able
to receive 20% reimbursement per year for the promised grant. Therefore, the City will need to
fund the projects up front, and later get paid the grant in annual payments. Information.
9-~ Committee chair approval
tI Minutes by LL