HomeMy WebLinkAboutTrans 2007-02-12 Item 3B - Discussion - Concurrency Test Fee
Attachment III.B.
INFORMATION MEMO
To:
Mayor Mullet
Public Works Director
February 7, 2007
Concurrency Test Fee
From:
Date:
Subject:
ISSUE
Review the proposed Concurrency Test Fee for new development.
BACKGROUND
In December 2005, the City updated its Transportation Element as part of the state-required
update to the Comprehensive Plan. In the Transportation Element, level of service standards are
established which Tukwila is required to enforce and maintain. The City uses the emme/2
traffic model to determine if adequate capacity is available for growth. Mirai Transportation
Planning and Engineering was the consultant retained by Tukwila in 2002 to develop the city-
wide transportation model and then later retained to update the model in 2006. Part of the work
completed by Mirai was to assist the City in developing a concurrency test fee schedule to be
assessed by new development to help offset the costs of maintaining the City's transportation
model and annual updates.
The Concurrency Ordinance, adopted in 2005, states, "The applicant shall submit a detailed
project description of the development, including location, vehicular circulation, and gross floor area
by use, as part of the concurrency application and concurrency test fee." Until now, no concurrency
test fee has been established.
ANALYSIS
The attached table shows the proposed concurrency test fee schedule to be charged when a new
application is submitted. This fee has been developed based on similar types of development
and approximate contribution to new trip generation. This cost to the developer is expected, and
has been designed to be a savings of both time and money due to the dramatic change in
Transportation Impact Analysis (TIA) requirements. In the past, approximately 60%-80% of the
work associated with the individual TIA requirements was to address concurrency. These
proposed fees have been developed to be substantially less than the cost of a full TIA for most
new developments. Some smaller developments, such as the small scale home builder who may
not have been required to submit a TIA in the past, will now be charged a small fee to pay for
their project's incremental impact on the City's transportation system.
RECOMMENDATION
Move to the next Committee of the Whole meeting for discussion.
CK:ad
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City of Tukwila, Development Application Fees for Concurrency Analysis
Fees for Residential Use
Unit
Between 1 and 3
Between 4 and 5
Between 6 and 10
Between 11 and 15
Between 16 and 20
Between 21 and 25
Between 26 and 30
Between 31 and 40
Between 41 and 60
Greater than 60
All Types of
Residential 1
$300
$600
$1,200
$2,000
$3,500
$5,000
$6,500
$8,000
$10,000
$12,000
Gross Floor Area
Less than 5,000
Between 5,001 and 10,000
Between 10,001 and 20,000
Between 20,001 and 30,000
Between 30,001 and 40,000
Between 40,001 and 50,000
Between 50,001 and 70,000
Between 70,001 and 90,000
Between 90,001 and 150,000
Between 150,001 and 200,000
Greater than 200,000
Fees for Non Residential Use
Industrial 2 Off 3
$1,000
$1,500
$2,000
$3,000
$4,000
$5,000
$6,000
$7,000
$8,000
$9,000
$10,000
$1,800
$2,700
$3,600
$5,400
$7,200
$9,000
$10,800
$12,600
$14,400
$16,200
$18,000
Institutional All Other
Retail Eatery 5 Port 6 Uses
$2,700 $5,400 $500 $1,500
$4,050 $8,100 $1,000 $2,000
$5,400 $10,800 $1,500 $2,500
$8,100 $10,800 $2,000 $2,500
$10,800 $10,800 $2,500 $2,500
$13,500 $10,800 $3,000 $2,500
$16,200 $10,800 $4,000 $2,500
$18,900 $10,800 $5,000 $2,500
$21,600 $10,800 $6,000 $2,500
$24,300 $10,800 $7,000 $2,500
$24,300 $10,800 $8,000 $2,500
1 At residential uses defined by the ITE Trip Generation Manual Land Use Codes 200 -299, including single family, multi family, mobile home parks, and shared housing
2 At industrial /agricultural uses defined by the ITE Trip Generation Manual Land Use Codes 100 -199, including light and heavy industrial, manufacturing, and warehousing
3 All office, medical, and service related uses defined by the ITE Trip Generation Manual Land Use Codes 600 -699, 700 -799, and 900 -999, including general office, medical facilities, and banks
4 All retail and recreation uses defined by the ITE Trip Generation Manual Land Use Codes 400 -499, 800 -830 and 837 -899, including retail sales, rental sales, athletic clubs, and theaters
5 All food service uses defined by the ITE Trip Generation Manual Land Use Codes 831 -836, excluding accessory (stand alone) drive through espresso stands (or similar) under 250sf
which are assessed $300
6 All institutional and transportation uses defined by the ITE Trip Generation Manual Land Use Codes 000 -099 and 500 -599, including schools, places of worship, day care, terminals, and transit