HomeMy WebLinkAboutCOW 2005-11-28 Item 4G - Ordinance - Impact Fees and Transportation Concurrency Standards COUNCIL AGENDA SYNOPSIS
�'S Initials ITEM NO.
1� i f+� 1 I Aleetinx Date I Prepared b j_ 0I Mayor's review I Council review 1
s i +o J 1 11/28/05 1 CK 7 I ,4,r.L 1 ,v
ITEM INFORMATION
CAS NUMBER. 05-156 I ORIGINAL AGENDA DATE. NOVEMBER 28, 2005
AGENDA ITEM TITLE Impact Fee Ordinance
CATEGORY Discussion Motion Resolution Ordinance Bid Award Public Hearing Other
Nits 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 PTV
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
Utihttes Cmte Arts Comm. Parks Comm. Planning Comm.
DATE: 11/14/05
RECOMMENDATIONS:
SPONSOR /ADMIN. Forward to COW for discussion and then adoption.
COMIIrrEE Forward to COW.
COST IMPACT FUND SOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
Fund Source:
Comments:
MTG. DATE I RECORD OF COUNCIL ACTION
1 Joint City Council Planning Commission Meetings 6/9/05, 9/8/05, 10/12/05.
11/28/05 1
MTG. DATE I ATTACHMENTS
11/28/05 Information Memo dated November 18, 2005
1 Ordinance
Map of Impact Fee Zones Impact Fee Schedule
Transportation Committee Meeting Minutes from November 14, 2005
1 (Please bring large bound City of Tukwila Transportation Plan)
A
H:\PUBWORKS \Cyndy\Concurrency Impact Fees \CAS Impact Fee Ord 11- 28- 05.doc
INFORMATIONAL l\iIEMORUNDUM
Date:
Subject:
Mayor Mullet
Public W orks Director~
November 18, 2005
Impact Fees
To:
From:
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 defmes Impact Fees as "...a means of payment of money imposed upon development as a
condition of development approval to pay for public facihties needed to serve new growth and development,
that is reasonably related to the new development that creates addItional demand and need for pubhc facihties,
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 briefing of 10/12 focusing on the impact
fee topic.
ANALYSIS
The first attached matrix shows the projects 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.
p.\jim\impact fee memo.doc
CITY OF TUKWILA
WASHINGTON
ORDINANCE NO. 0
AN ORDINANCE OF THE CITY OF TUKWILA,
W ASIDNGTON, REPEALING TMC 9.48 REGARDING
TRANSPORTATION IMPACT FEES; ADOPTING A NEW
TMC 9.48 REGARDING TRANSPORTATION
CONCURRENCY STANDARDS AND IMPACT FEES;
PROVIDING FOR SEVERABILITY; AND ESTABLISIDNG
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:
Sectlon 1 RepefJler. Tukwila Municipal Code Chapter 9.48 (Transportation Concurrency
Standards and Impact Fees) is hereby repealed in its entirety.
Sectlon? New TMC 94R Adopted. A new Tukwila Municipal Code Chapter 9.48,
Transportation Concurrency Standards and Impact Fees, is hereby adopted as set forth in the
remaining sections of this Ordinance.
Section 1 A l1thority fJnd Pl11'Po~e.
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 (SEPA), and RCW Chapter 42.l2C.
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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 Plan, for joint public and private fmancing of
transportation improvements necessitated in whole or in part by development within the City of
Tukwila;
2. Ensure adequate levels of transportation and traffic service consistent with the level
of service identified in the Comprehensive Plan and Title _ of the Tukwila Municipal Code;
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 ofTukwila's impact fee ordinance shall be liberally construed
to effectively carry out its purpose in the interests of the public health, safety and welfare.
Section 4 Definitions. The following words and terms shall have the following meanings
for the purposes of this Ordinance, unless the context clearly requires otherwise. Terms or words
not defmed herein shall be defined pursuant to RCW 82.02.090 when given their usual and
customary meaning.
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.
"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.
"City" means the City ofTukwila, Tukwila, Washington.
"Development activity" means any construction of a building or structure that creates
additional demand and need for transportation facilities.
"Development approval" means any written authorization from the City, which authorizes
the commencement of the "development activity."
"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.
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"Feepayer" is a person, corporation, partnership, an incorporated associatIOn or
governmental agency, municipality, or similar entity commencmg a land development activity,
which requires a building pennit and creates a demand for additional facilities.
"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 do not include a reasonable pennit 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. '
"Owner" means the owner of record of real property, as found in the records of King
County, Wasmngton, 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.
"Proportionate share" means that portion of the cost for transportation facility
improvements that are reasonably related to the service demands and needs of new development.
"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.
Section') Imposition ofTnmsportation Imprlct 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 fairshare 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 hnprovement 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
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P'Uim\Impact Fees -ordinance II.DOC/J/1IIlS/05
than were considered when the development was fIrst approved.
Section () ra1clJ1~tion ofTmpact Fee~.
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;
and
3. The availability of oth~r means of funding public street and roadway improvements;
4. The methods by which public street and roadway improvements were financed.
B. Fees for development shall be calculated based on their trip generation rates as
detennined by the Public Works Director, or designee, applying the ITE 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.
Section 7 rredit. 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 Plan 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.
Section R Time orp::Jyment ofTmpact Fee~.
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.
Section 9 Adjmtment~.
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
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demonstrating by clear and convincing evidence that an adjustment should be made m order to
carry out the purposes of this Ordinance.
B. The Public Works Director shall review a 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 a 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
[mdings, 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.
Section 1 0 R!':trlhli~l1ment of Tmprlct Fee AccOlmt. hnpact fees received pursuant to this
Ordinance shall be eannarked and retained in special interest-bearing accounts. All interest shall be
retained in the account and expended for the purpose or purposes for which the impact fees were
collected.
Section 11 T J~e of Tmprlct Fee~.
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.
C. 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 and applicable mitigation costs, and capital equipment pertaining to transportation
systems and facilities.
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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 encumbered for a pennissible 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 fmdings 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.
Section 1? Pbn !md Fee T Jpd!'lte. This Plan may be updated annually to evaluate the
consistency of development density assumptions, estimated project costs and adjust for awarded
grant funding, if any. Plan 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.
Section 11 Renmds.
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.
C. In the event that transportation impact fees must be refunded for any reason, they shall
be refunded with interest earned to the applicant.
Section 14 Appe!'lls.
A. Any feepayer may pay the impact fees imposed by this Ordinance under protest in order
to obtain a building permit.
B. Appeals regarding traffic impact fees imposed on any development activity may only be
taken by the feepayer 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.
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C. Determinations of the Public Works Director, or IDS 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 18.108.020.
~ection 1 S Rxemption~. 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 peak hour trips will be charged a
traffic impact fee. The following exemptions shall apply:
A. Any non-residential project that is categorically exempt from SEP A pursuant to TMC
21.04.080, 100, or 110.
B. Projects that will not generate net new traffic trips;
C. 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.
~ection 1 n V e~tine 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:
A. Submitted a building permit application that the City has deemed complete; or
D. Entered into formal negotiations with the City for a development agreement in accordance
with RCW 36.70B.170 through 36.70B.21 0; or
E. Have a signed agreement that is still in effect with the City addressing traffic concurrency
and impact fees.
~ection 17 Al1tnority TTnimpHired. 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 43.21 C RCW and! or Chapter 58.17
RCW, governing plats and subdivisions; provided, that the exercise of this authority is consistent
with Chapters 43.2lC and 82.02 RCW.
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Section 1~ ReJ::Jtionshipto SE~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.
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 19 Sevemhl1ity, Should any section, paragraph, sentence, clause or phrase of this
Ordinance, or its application to any person or circumstance, be declared unconstitutional or
otherwise invalid for any reason, or should any portion of this Ordinance be pre-empted by state or
federal law or regulation, such decision or pre-emption shall not affect the validity of the remaining
portions of this Ordinance or its application to other persons or circumstances.
Section?O Effective 1)~te, This Ordinance shall be published in the official newspaper of
the City, and shall take effect and be in full force five (5) days after the date of publication.
ADOPTED BY THE CITY COUNCIL AT A REGULAR MEETING THEREOF ON
THE DAY OF ,2005.
CITY OF TUKWILA
Mayor Steven M. Mullet
ATTEST/AUTHENTICATED:
Jane Cantu, City Clerk
Approved as to fonn:
Shelley M. Kerslake, City Attorney
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Filed with the City Clerk:
Passed by the City Council:
Date of Publication:
Effective Date:
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Impact Fee Zones Map
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Impact Fee Schedule 2006
Land Uses Unit of Zone 1 Zone 2 Zone 3
Measure Zone 4
Cost per Trip> $1,42471 $1,34546 $1,071 73 $807 07
Residential
Single Family dwelling $1,36118 $1,28546 $1,023 94 $771 08
Multi Family dwelling $826 33 $780 37 $621 60 $468 10
Retirement Community dwelling $291 10 $27491 $21898 $16490
Nursing Home/Convalescent Center bed $215 63 $203 64 $162.21 $122 15
Assisted Living dwelling $183.29 $173 09 $137.88 $103 83
Commercial - Services
Drive-in Bank sq fUGFA $1898 $17 92 $14.28 $10 75
Walk-in Bank sq fUGFA $15.32 $14.47 $11 52 $868
Day Care Center sq fUGFA $762 $7.20 $574 $432
Library sq fUGFA $348 $3.29 $262 $197
Post Office sq fUGFA $5.30 $500 $398 $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 $1,97656 $1,48846
Service Station/MinimartlCar Wash VFP $3,885 36 $3,669.24 $2,922.74 $2,200 99
Carwash (Self-Serve) Stall $2,31866 $2,18969 $1,744.20 $1,31348
Movie Theater screen $33,521 55 $31 ,656 97 $25,21645 $18,989 37
Health Club sq fUGFA $385 $364 $2.90 $2.18
Racquet Club sq fUGFA $164 $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 $9074
High School student $10782 $101 82 $81.10 $61 08
University/College student $21948 $207.27 $165 10 $12433
Church sq fUGFA $094 $089 $071 $053
Hospital sq fUGFA $142 $1 34 $1.07 $0.80
Commercial - Restaurant
Restaurant sq fUGFA $784 $741 $590 $444
Fast Food Restaurant w/o drive thru sq fUGFA $1007 $951 $757 $570
Fast Food Restaurant w drive/thru sq fUGFA $1289 $1217 $970 $730
Industrial
Light Industry/High TechnoloQY sq fUGFA $192 $1 82 $145 $1 09
Industrial Park sq fUGFA $1 81 $1 71 $1 36 $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)
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 ft/GLA $343 $3.24 $2.58 $1.94
10,000 sq ft-49,999 sq ft sq fUGLA $301 $284 $2.26 $1.70
50,000 sq ft-99,999 sq ft sq fUGLA $2.20 $2.08 $1 65 $1.25
100,000 sq ft-199,999 sq ft sq fUGLA $2.15 $2.03 $162 $1.22
200,000 sq ft-299,999 sq ft sq fUGLA $1 96 $1 85 $147 $1 11
300,000 sq ft-399,999 sq ft sq ft/GLA $2.32 $2.19 $1 75 $1 31
over 400,000 sq ft sq ft/GLA $2.61 $2.47 $1 97 $148
Miscellaneous Retail Sales sq ft/GFA $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 $155 $1 46 $1 17 $088
Quick Lubrication Vehicle Shop SeNice Bay $1,35894 $1,283.35 $1,022.26 $769 82
Auto Parts Sales sq fUGFA $2.74 $259 $2.06 $1 55
Pharmacy(with Drive Through) sq fUGFA $340 $3.21 $2.56 $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 $410 $387 $308 $232
Video Rental sq fUGFA $306 $2.89 $230 $174
Home Improvement Superstore sq fUGFA $1.62 $1.53 $1.22 $092
Tire Store SeNice Bay $1,59001 $1,501 57 $1,19608 $900,72
Electronics Superstore sq fUGFA $255 $2.41 $192 $144
Commercial - Office
Administrative Office
up to 9,999 sq ft sq fUGFA $665 $6.28 $5,00 $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 ft/GFA $385 $364 $2.90 $2.18
100,000 sq ft-199,999 sq ft sq fUGFA $2.92 $2.75 $2.19 $1 65
200,000 sq ft-299,999 sq ft sq fUGFA $2.55 $240 $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)
Transportation Committee
November 14, 2005
Present
Jim Haggerton, Chair; Joe Duffie, Pam Carter
Jim Morrow, Jack Pace, Rebecca Fox, Cyndy Knighton, Derek Speck, Lisa
Verner, Lucy Lauterbach; Chuck Parrish, Steve DIJullo-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 ill this update. The Planrung
Commission held a public hearing oil the Element. The Transportation Element will guide the
City's transportatlOn 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. Concurrency Ordinance The State Growth Management Act (GMA) requires that an
adopted Level of Service standard be mamtained 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 ofTukwila South (TS) and the Westfield Shoppingtown(the
MaID that the City would address their traffic mitigation though their 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 in ordinances that implement the
Transportation Element of the 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
explanatlOn 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 COW.
~act Fee Ordinance Impact fees were discussed in the joint meetings of the Planning
7\ ~ssion and Council. Cyndy smd they had decided finally on having 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 mam access is through the industnal
area. Because most of the projects in the six coming years are known about, Cyndy is able to
Transportation Committee
1:\ovember 14,2005
Page 2
calculate this into p.m. peak trip costs for each of the four zones. The City will study the
improvements needed in each area each year, and from that a chart \vill estimate impact fees for
each area. Cyndy had revised the charts since they were put into 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 City must pay \vhat that exempted
company does not pay. The Committee members went through the ordinance and suggested
some clarifications. Pam C asked for a clarification about using either 6 or 1 a years to payoff
project costs. Recommend ordinanc~ to CO'V.
\
;
4. Developer Agreement Ordinance This ordinance would formalize developer agreements in
the City, and would provide guidance about what should be included in them. One section
provided flexibility in requiring adherence to regulations. Steve DiJulio said state law dictates
that any developer agreement that comes after adoption 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. Southcenter Parkway Extension The City contracted with David Evans to design
Southcenter Parkway from S. l80'h _20ath. Comments from Tukwila South (TS) project were
included at the beginning 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. Mark 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. Protect Funding Jim M has heard about the federal funding for Klickitat 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
/I Mmutes by LL