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COW 2017-12-11 Item 4A - Ordinance - Bellwether Housing Development Agreement
COUNCIL AGENDA SYNOPSIS Iatiaiula - .11:'eliarj D<<le Parpand by M4yor's review Comm/review 12/11/17 MCB AO DI -F. Maio Data ❑ Resolution Aitg Dale 14 Ordinem? ❑ Bld..flwwd rl lig [)af If Pith& Healing ❑ Other :'l ltg Date £%fr Date Mi Date 12/11/17 _I Itg Date 12/11/17 SPONSOR ❑C©unei/ 0114,gor DCD ❑I Num? ? ❑Fire ❑7S ❑Pe''! ❑Police DPW' ❑Court ❑1 I E ITEM INFORMATION ITEM No. 3 & 4.A. Spec 3.C. 1 STAFF SPONSOR: : MOIRA BRADSHAW ORMINAL AGENDA DATE: 12/11/17 AGENDA I I ] t'Trrl.l: An Ordinance and Development Agreement for Bellwether Affordable Housing C.vI I .C;( )Ry ()i:16jl:f on 12/11/17 ❑ AN Maio Data ❑ Resolution Aitg Dale 14 Ordinem? ❑ Bld..flwwd rl lig [)af If Pith& Healing ❑ Other :'l ltg Date £%fr Date Mi Date 12/11/17 _I Itg Date 12/11/17 SPONSOR ❑C©unei/ 0114,gor DCD ❑I Num? ? ❑Fire ❑7S ❑Pe''! ❑Police DPW' ❑Court ❑1 I E SPONSOR'S Bellwether is requesting a development agreement, which would provide 112 housing units SUMMARY in a High Density Residential district, that allows modifications in height, parking, recreation space, development area coverage, setbacks, density, and building modulation in exchange for a units that serve those making up to 60% of area median income and a 20 foot public right of way easement. RIi1'lIMI.:) IW ❑ C.O.W. hMItg. ❑ Trans &infrastructure DATE: 11/27/17 Ct CDN Comm ❑ Finance Comm. ❑ Public Safety Comm. ❑ Parks Comm. Q Planning Comm, COMMITTEE CHAIR: HOUGARDY ❑ Arts Comm. RECOMMENDATIONS: SPONsoR/At)MiN. Co\INIFn Department of Community Development EI COST IMPACT / FUND SOURCE ExI'I': i1 rrI: {E REQUIRED AMVMOtJNT BUDGETED APPROPRIATION REQUIRED $ $ Fund Source: Comments: MTG. DATE RECORD OF COUNCIL ACTION 12/11/17 MTG. DATE ATTACHMENTS 12/11/17 Informational Memorandum dated 11/20/17 with attachments (New Info after CDN) Additional Memorandum with attachments as requested by CDN Powerpoint presentation Minutes from the CDN meeting of 11/27/17 1 2 City of Tukwila A!Ian Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Community Affairs and s FROM: Jack Pace, Director DG BY: Moira Bradshaw, Senior canner CC: Mayor Ekberg DATE: November 20, 2017 SUBJECT: Potential Development Agreement for Affordable Housing in the TIB Neighborhood ISSUE Should the City Council adopt an ordinance approving a Development Agreement with Bellwether Housing to develop an affordable housing project on a site in the TIB neighborhood? BACKGROUND Bellwether Housing is a nonprofit housing developer that builds and manages affordable housing. They have been operating since 1980 and currently serve 3,200 residents. They are interested in expanding beyond Seattle and have an option to buy property in the TIB neighborhood. At the December 12, 2016 City Council meeting, Bellwether presented themselves and their organization and goals for the TIB neighborhood to the Council and public. Staff was directed to proceed with negotiations for a Development Agreement. Since that meeting, the site has changed but is still within the TIB neighborhood and near the transit center. Figure 1 Vicinity Map 3 4 INFORMATIONAL MEMO Page 2 The 56,000 square -foot site on S. 152 Street is identified above on Figure 1, Vicinity Map. It is in a High Density Residential zoning district, which has been in place since the area annexed to the City in 1989. The site is surrounded an three sides by apartments — the Avalon, Ambassador Gardens and Seasons. The Rainbow Trailer Park is across the street. The site is currently developed with four single family structures. The City has the authority to establish development standards and other provisions that would apply to a site-specific development and vest the project. (Development Agreements, TMC 18.86) Bellwether would like the City to modify the site's existing High Density Residential (HDR) development regulations to allow them to achieve a project that is financially viable and more in character with a transit oriented development. Exhibit A of the attached draft Development Agreement contains a legal description, map and conceptual site plan for the proposed project. Figure 2 Zoning Map DISCUSSION There are two elements to the decision: the process to create a development agreement and the substance or standards within the agreement. Process The City Council must hold a public hearing and if they•approve, adopt an ordinance (Attachment A) authorizing Mayor to execute the agreement. The applicant would like a development agreement before the end of February 2018 for the following reasons: 1. Bellwether has an option to purchase the subject site: their acquisition funding is dependent upon this Development Agreement 2. In September of 2017, King County levy money is available for affordable housing projects that are in transit oriented areas, This money is finite and will likely not be available for an additional four years after the 2017 call for projects. Z:1DCD1Bel[wether\InfoMema 11.28,16.dae INFORMATIONAL MEMO Page 3 3. Prices continue to rise in the TIB area fueled by continued economic expansion in the Seattle area and local speculation about upcoming zoning changes. These forces make buying land and affordable housing more expensive. 4. The City is beginning its review of regulations related to the TIB area, revised standards are being developed and further work is pending the direction from Council on the street design. Action on new zoning standards is not expected until 2018. Standards The City may approve a development agreement that allows standards that are different from those otherwise imposed. Modifications of those standards can provide flexibility to achieve public benefits - in this case - permanent affordable housing, 1/4 of a new street to break up the super block, development that sets a new standard for apartments, and a development that responds to new community goals and the adjacent public transit facility. The developer has directed the preparation of plans (Attachment D) for the site to determine the needs of a Bellwether project. They have compared these plans to the existing Zoning Code standards for maximum building height, minimum recreation space, parking, unit density, maximum building length, development area coverage and setbacks. (Attachment B. Section 7) Attachment C is a comparison of the existing standards and the requested modifications. Although a public process to update zoning standards means that an outcome cannot be absolute, staff believes that the updated TIB zoning will have similarities to the proposed project and that the public benefits gained warrant the approval of the request. FINANCIAL IMPACT It is most likely that the Bellwether project would not pay property tax. It's not an absolute however because it depends on the income levels of the residents and rents. RECOMMENDATION The Committee is being asked to review the Draft Ordinance & Development Agreement and forward its recommendation to the COW on December 11.. 2017 for a public hearing and to the City Council Special meeting on December 11, 2017. Attachment A - Draft Ordinance Attachment B- Draft Development Agreement Attachment C - Requested Modifications Attachment D - Conceptual Plans for Bellwether Tukwila project 7:4DCDTellwether4InfoMerno 11.28.16.doc 5 6 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE PROPOSED BELLWETHER HOUSING DEVELOPMENT AGREEMENT FOR PARCELS A AND B AT 3481, 3703, 3705, AND 3707 S. 152ND STREET WITH BELLWETHER TUKWILA, LLLP, A WASHINGTON LIMITED LIABILITY LIMITED PARTNERSHIP; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, RCW 36.708.170, et seq. and Tukwila Municipal Code Chapter 18.86 authorize development agreements between the City and persons having ownership or control of real property in order to establish development standards to govern and vest the development, use and mitigation of real properties; and WHEREAS, the City of Tukwila and Bellwether Tukwila LLLP, wish to enter into a Development Agreement for the 3481, 3703, 3705, and 3707 S. 152 Street development, a map and description of which are attached hereto as included in Exhibit A; and WHEREAS, as required pursuant to Tukwila Municipal Code Section 18.86.050, a public hearing was conducted on the 11th day of December 2017 to take public testimony regarding this Development Agreement, as proposed; and WHEREAS, the City Council, pursuant to this City Ordinance No, , approves this Development Agreement as proposed and authorizes execution of this Development Agreement; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: W: Word Processinglordinances\Bellwether Housing DA 11-20-17 MB:bjs ArnvrmrrdrA Page 1 of 2 7 Section 1. The Bellwether Housing Development. Agreement by and between the City of Tukwila and Bellwether Tukwila LLLP, a copy of which is attached hereto as Exhibit A, is hereby approved, and the Mayor is authorized and directed to execute said Development Agreement on behalf of the City of Tukwila upon receipt from Bellwether Tukwila, LLLP of proof of ownership of fee simple title to the Property. Section 2. Corrections by City Clerk or Code Reviser. 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 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 Special Meeting thereof this day of , 2017. ATTEST/AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Rachel B. Turpin, City Attorney Exhibit A: Development Agreement W Word Processing \ordinances\Bellwether Housing DA 11-20-17 MB:bjs 8 Allan Ekberg, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Page 2 of 2 Contract Number: Council Approval: Ordinance Number: Land Use File Number: DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF TUKWILA AND BELLWETHER TUKWILA LLLP FOR TUKWILA APARTMENTS L17-0040 THIS DEVELOPMENT AGREEMENT (the "Agreement") is made and entered this day of , 2017, by and between the City of Tukwila, a noncharter, optional code Washington municipal corporation, hereinafter the "City," and Bellwether Tukwila LLLP, a limited liability limited partnership organized under the laws of the State of Washington, hereinafter the "Developer." The sole member and manager of Developer's general partner is Bellwether Housing, a Washington nonprofit corporation ("Bellwether"). The City and Developer are collectively referred to in this Development Agreement as the "Parties," and individually as a "Party." I. RECITALS WHEREAS, this Agreement by and between the City of Tukwila and the Developer relates to the development known as the Tukwila Apartments, which is located within the City of Tukwila; and WHEREAS, Development Agreements between the City and persons having ownership or control of real property are authorized by the RCW 36.70B.170, et seq., and the Development Agreement Chapter of the Tukwila Zoning Code (TMC Chapter 18.86); and WHEREAS, Developer is the contract purchaser of approximately 56,314 square feet of real property designated as Parcel A and Parcel B; and addressed as 3481, 3707, 3705, 3703 S. 152nd Street, generally located in the block bounded by 5. 152 Street on the north; Southcenter Boulevard on the south; Tukwila International Boulevard on the west; and 42 Avenue S. on the east (hereinafter, the "Property"). The Property is shown on the map attached hereto as Exhibit A and as legally described in Exhibit B, attached hereto; and WHEREAS, the Developer desires to develop transit -oriented, affordable housing in the Tukwila International Boulevard District and the site of this proposed development is located within a half mile of the Tukwila International Boulevard Station ("TIB Station"); and WHEREAS, the Developer assures the City that it invests in building, owning, and managing their projects; is committed to involvement in the community around its projects; and has shown fiscal stability and long term commitment to its mission; and Page I of 16 CDN Committee DRAFT 11120/17 WHEREAS, the Developer submitted an application to the City, Land Use File No. L17-0040, and paid the fee to apply for a Development Agreement; and WHEREAS, the Developer intends to develop the Property consistent with the City's Comprehensive Plan, wherein the City identifies that Tukwila has a shortage of housing affordable to larger families, and for those households earning less than 60% of King County median income; and WHEREAS, in particular, Policies 8.2.4 and 8.2.10 ofthe Comprehensive Plan designates the Tukwila International Boulevard District and this site for more intensive development focused on a transit -oriented mix of mid- to high-rise office uses, multifamily residential uses, and commercial services with structured parking that builds on the momentum of the neighborhood's proximity to the TIB Station; and WHEREAS, Policy 3.3.3 of the Comprehensive Plan encourages the continued support of very low, low, and moderate income housing as defined by King County income levels, to address the Countywide need, by supporting regional affordable housing development and preservation efforts and this project will provide affordable housing for very low, low, and moderate income households; and WHEREAS, this Agreement is consistent with the applicable development regulations adopted by the City under the Growth Management Act, 36.70A RCW, RCW 36.70B.170(1), and the City's regulations including but not limited to TMC 18.86.020, et seq.; and WHEREAS, the Developer's conceptual site plan for the entire project is depicted on Exhibit C, but the City and Developer understand that the project is subject to all City reviews and permits that could require the modification ofthe plan, and subject to Section 7 herein; and WHEREAS, a development agreement must be approved by ordinance or resolution after a public hearing; and WHEREAS, pursuant to the Development Agreements Chapter of the Tukwila Zoning Code (TMC 18.86.080), the decision of the City Council to approve or reject the Developer's request for a development agreement is a discretionary, legislative act; and WHEREAS, a public hearing for this Development Agreement was held on , 2017, to take public testimony regarding this Development Agreement as proposed; and WHEREAS, this Development Agreement constitutes a final land use action pursuant to RCW 36.70C.020 and is subject to review pursuant to RCW 36.70C.101 et seq.; and WHEREAS, the City Council approved this Development Agreement by Ordinance on and authorized execution of the Development Agreement upon proof of ownership of fee simple title to the Property; and Page 2 of 16 CDN Committee DRAFT 11/20/17 10 NOW THEREFORE, in consideration of the mutual promises set forth herein, the parties hereto agree as follows: 11. AGREEMENT Section 1. Incorporation of Recitals. The Parties agree that the foregoing recitals are true and correct to the best of their knowledge and are incorporated by this reference as though fully set forth herein. Section 2. Definitions. As used in this Agreement, the following terms, phrases, and words shall have the meanings and be interpreted as set forth in this Section. a) "Adopting Ordinance" means the Ordinance that approves this Agreement, as required by RCW 36.70B.200. b) "Affordable Housing" means a housing project in which 100% of the units are rented to households with incomes at the time of initial occupancy at or below 60 percent (60%) of King County median income, adjusted for household size, with rents no more than 30% of the King County median income. The foregoing restriction does not include any unrestricted resident manager's units. c) .`Council" means the duly elected legislative body governing the City of Tukwila. d) "Development regulations" means ordinances adopted by the City of Tukwila, and in effect on the Effective Date, that govern the permitted uses of land; the design, density and. intensity of use; and the building and construction standards and specifications applicable to the development of the Property, including, but not limited to the Comprehensive Plan; Zoning Code, Zoning Map; the Infrastructure, Design, and Construction Manual; mitigation imposed or agreed to as part ofSEPA review; concurrency requirements; and all other ordinances, rules and regulations of the City. The term development regulations does not include non-Iand use control regulations, including by way of example and not limitation, taxes and impact fees e) "Director" means the City's Community Development Director. f) "Effective Date" means the effective date of the Adopting Ordinance. g) "Effective Period" shall mean and refer to that term as defined at Section 6 herein. h) "Project" shall mean and refer to the development of Affordable Housing with a mix of studios, one, two, and three-bedroom units on the Property in conformance with the terms and conditions of this Agreement and whose site plan is depicted conceptually on Exhibit C. Page 3 of I6 CDN Committee DRAFT 11/20/17 11 j) "T1B" refers to the Tukwila International Boulevard, the principal City arterial that runs north to south through the center of the TIBD. "TIED" shall mean the Tukwila International Boulevard District depicted in the Comprehensive Plan and is generally bounded by S. 160th Street, 42 Avenue S. Military Road S. and. S. 137th Street. k) "Zoning Code" refers to Tukwila Municipal Code Chapter 18. Section 3. Statement of Authority and Intent. This Agreement is entered pursuant to the authorization of Development Agreements in the Revised Code of Washington (RCW 36.708.170) and the Development Agreements chapter of the Tukwila Municipal Code (TMC 18.86) and is intended and designed to vest this development to certain terms and conditions. Other than those terms and conditions specifically identified in this Agreement, the City's regulatory codes in effect at the time of a complete building permit application shall apply. Section 4. Exhibits. Exhibits attached hereto or referenced are incorporated by such reference as if fully set forth herein. They are as follows: a) Exhibit A — Map of the Property b) Exhibit B — Legal Description of Property c) Exhibit C — Conceptual Site Plan of the Project Section 5. Parties to this Agreement. The parties to this Agreement are: a) The "City" is the City of Tukwila, 6200 Southcenter Blvd., Tukwila, WA 98188. b) The "Developer" is an affiliate of Bellwether Housing, a Washington nonprofit corporation, whose principal office is located at I651 Bellevue Avenue; Seattle, WA 98I22. Bellwether is the sole member and manager of the Developer's general partner. Section 6. Effective Period of this Development Agreennent. The "Effective Period" for this Agreement shall be from the Effective Date and shall be valid until December 31, 2023. If Developer has not submitted and the City has not accepted a complete building permit application, and building permits have not been secured for the development by the end of the Effective Period, this Agreement shall be voided, and development may occur on the subject site pursuant to the then adopted development regulations. Section 7. Development Standards; Conditions. RCW 36.8O13.180(3)(d) and TMC 18.86.030 authorize the establishment of design standards by a development agreement. TMC 18.86.030 explicitly allows for flexibility in development standards applicable to a property developed under a development agreement to achieve public benefits, respond to Page 4 of 16 CDN Committee DRAFT 11/20/17 12 changing community needs, or encourage modifications that provide the functional equivalent or adequately achieve the purposes of otherwise applicable City standards. Pursuant thereto and during the Effective Period, the provisions of this Section 7 set forth the development standards that differ from or supplement those standards set forth in the City's development regulations. Accordingly, the following development standards shall apply to and govern and vest the development, use, and mitigation of the Project in lieu of any conflicting or different standards or regulations elsewhere in the development regulations. a) Building Height: Increase the maximum building height from HDR standards of 45 feet to 70 feet as measured from grade plane to be consistent with Building Code standards. b) Recreation Space standards: Reduce required Recreation Space standard to 15% of residential area. c) Parking Supply Standard: 1:1 stalls per unit. d) Lot area per Unit: no minimum; density to be determined by the other standards, such as height, parking, landscaping, etc. e) Maximum Building Length: no maximum — to be determined durinp, design review by Board of Architectural Review 0 Development area coverage: 75% g) Setbacks: • Front: 6 feet • Side: 25 feet for 4th floor and higher In exchange for the modified development standards stated herein, the Developer shall provide the City a 20 -foot easement along the west Property line for a future street. Before final approval for any site construction for the Project, the Developer shall grant the easement to the City. Section 8. lila jor and Minor Amendments - Development Agreement All proposed amendments to the Agreement shall be considered in accordance with this Section. a) Process. The Mayor may approve Minor Amendments to the Agreement proposed by the City or Developer and mutually agreed to by the Parties. Such approval shall be in writing and the resulting amendment shall be incorporated into this Agreement as an amendment. The City Council may approve Major Amendments to the Agreement in accordance with the same process for approval of the Agreement. A Major Amendment to the Agreement Page 5 of 16 CDN Committee DRAFT 11/2107 13 approved by the City Council and mutually agreed to by the Parties shall be incorporated into this Agreement as an amendment pursuant to Section 8 hereof. b) Minor Amendment Defined A proposed amendment to the Agreement shall be considered a minor amendment if the proposed amendment does not materially modify the size or scope of this Project as defined by the Agreement. c) Major Amendment Defined A proposed amendment to the Agreement shall be considered a Major Amendment if the proposed amendment does not constitute a Minor Amendment. d) Determination. An application for a Minor Amendment shall be made to the Mayor or his designee. The application shall describe the proposed Minor Amendment in sufficient detail such that the Mayor, or his designee, can determine whether the proposal qualifies as a Minor Amendment. If the application does not provide sufficient information, the Mayor, or his designee, may request additional information from the Developer or reject the application. Upon receipt of sufficient information to determine if the proposal set forth in the application constitutes a Minor Amendment, the Mayor, or his designee, shall determine if the proposal constitutes a Minor Amendment. If the Mayor, or his designee, determines that the proposed amendment is a Minor Amendment, the Amendment may be administratively approved by the Mayor, or his designee, by noting the changes in the Land Use File L17-0040, [f the Mayor determines that the proposal constitutes a Major Amendment, the Developer shall submit the proposal in accordance with the same process for approval of an Agreement. may withdraw its proposed amendment, or modify and re -submit its proposed amendment. The determination of the Mayor shall be a final decision. Section 9. Further Discretionary Actions. The Developer acknowledges that the City's development regulations contemplates the exercise of further discretionary powers by the City. These powers include, but are not limited to, review of additional permit applications under SEPA and Design Review, Nothing in this Agreement shall be construed to limit the authority or the obligation of the City to hold legally required public hearings, or to limit the discretion of the City and any of its officers or officials in complying with or applying development regulations. Section 10. Fees. a) Land use fees adopted by the City by ordinance as of the Effective Date of this Agreement may be increased by the City from time to time, and are applicable to relevant permits and approvals for the Property. Page 6 of 16 CDN Committee DRAFT 11/20/17 14 b) Development and Impact fees are governed by the regulations and procedures set forth in the Buildings and Construction and the Vehicles and Traffic Chapters of the Tukwila Municipal Code (TMC 16.04, TMC 16.26, TMC 16,28 and TMC 9.48, as amended.) This Project is eligible to apply for affordable housing impact and development fee reductions through the procedures established in the TMC. Section 11. Assignment of Interests, Rights, and Obligations. This Agreement shall be recorded in the records of King County. The benefits, obligations and covenants contained in this Agreement shall attach to and run with the land and be binding upon and shall inure to the benefit of the heirs, successors and assigns of the, Developer and the City, subject to the following: a) No assignment or assumption in favor of a successor to Developer or a subsequent owner of the Property shall he effective until the City, by action of the City Council, approves of the -successor, which such approval shall not be unreasonably withheld provided the successor evidences the intent to undertake and complete the Project in the same or substantially similar form as depicted on Exhibit C hereto; b) Any request for City approval of an assignment or assumption shall be in writing. If the City wishes to disapprove any proposed assignment or assumption, the City shall set forth in writing and in reasonable detail the grounds for such disapproval. If the City fails to disapprove any proposed assignment within forty-five (45) calendar days after receipt of written request for such approval, such assignment or assumption shall be deemed to be approved. The approval rights of the City set forth in Sections 11(a) and (b) shall terminate upon issuance of a certificate of occupancy for the Project. Upon issuance of a building permit for the Project, the benefits obligations, and covenants contained in the Agreement shall attach to and run with the land and be binding upon and shall inure to the benefit of the heirs, successors and assigns of the Developer. This Agreement shall apply to after-acquired title of any owner of the Property. Section 12. Termination. Nothing in this Agreement shall extend the expiration date ofany permit or approval issued by the City for the Project. This Agreement shall expire and/or terminate as provided below: a) This Agreement shall expire and be of no further force and effect if the Developer has not submitted and the City has not accepted a complete building permit application and a building permit has not been secured for the Project within the Effective Period of this Agreement. Upon termination of this Agreement, the City shall record a notice of such termination in a form satisfactory to the City Attorney that the Agreement has been terminated. Page 7 of 16 CDN Committee DRAFT 11/20/17 15 Section 13. Performance. A party not in default under this Agreement shall have all rights and remedies provided by law or equity, including without limitation damages, specific performance, or writs to compel performance, or require action consistent with this Agreement. Section 14. Governing Law and Venue. This Agreement shall be construed and enforced in accordance with the laws of the State of Washington. Venue for any action shall lie in King County Superior Court. Section 15. Attorneys' Fees. In the event of any litigation or dispute resolution process between the Parties regarding an alleged breach of this Agreement, the prevailing Party shall be entitled to any award of attorneys' fees and costs. Section 16. Notice of Default/Opportunity to Cure/Dispute Resolution. a) In the event a Party, acting in good faith, believes the other Party has violated the terms of this Agreement, the aggrieved. Party shall give the alleged offending Party written notice of the alleged violation by sending a detailed written statement of the alleged breach. The alleged offending Party shall have thirty (30) days from receipt of written notice in which to cure the alleged breach unless the Parties agree, in writing, to additional time. This notice requirement is intended to facilitate a resolution by the Parties of any dispute prior to the initiation of litigation. Upon providing notice of an alleged breach, the Parties agree to meet and agree upon a process for attempting to resolve any dispute arising out of this Agreement. A lawsuit to enforce the terms of this Agreement shall not be filed until the latter of (a) the end of the cure period or (b) the conclusion of any dispute resolution process. b) After notice and expiration of the thirty (30) day period or other period as agreed to by the Parties, if such default has not been cured or is not being diligently cured in the manner set forth in the notice, the other party to this Agreement may, at its option, institute legal proceedings pursuant to this Agreement. In addition, the City may decide to file an action to enforce the City's Codes, and to obtain penalties and costs as provided in the Tukwila Municipal Code for violations of this Agreement and the Code. Section 17. No Third -Party Beneficiaries. This Agreement is for the benefit of the Parties hereto only and is not intended to benefit any other person or entity, and no person or entity not a signatory to this Agreement shall have any third -party beneficiary or other rights whatsoever under this Agreement. No other person or entity not a Party to this Agreement may enforce the terms and provisions of this Agreement. Section 18. Integration. This Agreement and its exhibits represent the entire agreement of the parties with respect to the subject matter hereof. There are no other agreements, oral or written, except as expressly set forth herein. Page 8 of 16 CDN Committee DRAFT 11/20/17 16 Section 19. Authority. The Parties each represent and warrant that they have full power and actual authority to enter this Agreement and to carry out all actions required of them by this Agreement. Ali persons are executing this Agreement in their representative capacities and represent and warrant that they have full power and authority to bind their organizations. Section 20. Effect of Agreement on Future Actions. Nothing in this Agreement shall prevent the City Council from making any amendment to its Comprehensive Plan, Zoning Code, Official Zoning Map, or development regulations affecting the Property. Section 21. Notices. All communications, notices, and demands of any kind that a Party under this Agreement requires or desires to give to any other Party shall be in writing and either i.) delivered personally or ii.) dispatched by pre -paid first-class mail, certified, return receipt requested and addressed as follows: If to the City: City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Attention: Mayor's Office With a copy to: City Attorney City of Tukwila Kenyon Disend, PLLC 11 Front Street South Issaquah, WA 98027-3820 If to the Developer: Bellwether Tukwila LLLP c/o Bellwether Housing 1651 Bellevue Avenue Seattle, WA 98122 Notice by hand shall be effective upon receipt. If deposited in the mail, notice shall be deemed delivered 48 hours after deposited. The parties hereto may, from time to time. advise the other of new addresses for such notices, demands or correspondence. Section 22. Excusable Delay Force Majeure, In addition to specific provisions of this Agreement and notwithstanding anything to the contrary in this Agreement, neither Party shall be in default in the performance, or the failure ofperforrnance, of its obligations under this Agreement, or in the delay of its performance, where such failure or delay is due to war, Page 9 of 16 CDN Committee DRAFT 11120/17 17 insurrection, strikes, lock outs, or other labor disturbances, one or more acts of a public enemy, riot, sabotage, blockade, embargo, flood, earthquake, fire, quarantine, lack of transportation, court order delay, or failures of performance by any governmental authority or utility company, so long as the Party seeking the extension has adequately complied with the applicable processing requirements of such governmental authority or utility company. Lack of funds of Developer or inability to finance the construction of the development and Developer's inability to Iease the development are not causes beyond the reasonable control or without the fault of Developer. The extension of time for any cause shall be from the time of the event that gave rise to such period of delay until the date that the cause for the extension no longer exists or is no longer applicable in each case as evidenced by a notice from the Party claiming the extension. An extension of time for the duration of such event will be deemed granted if notice by the Party claiming such extension is sent to the other as to any of the above causes other than Permit Delays within 10 days from the commencement of the cause and such extension of time is not rejected in writing by the other Party within 10 days of receipt of the notice. Such extension of time is referred to herein as Force Majeure. Section 23. Indemnification. Except as otherwise specifically provided elsewhere in this Agreement and any Exhibits hereto, each Party shall protect, defend, indemnify, and hold harmless the other Party and their officers, agents, and employees or any of them from and against all claims, actions, suits, liability, Ioss, costs, expenses, and damages of any nature whatsoever that are caused by or result from any negligent act or omission of the Party's own officers, agents, and employees in performing services pursuant to this Agreement. If any suit based upon such a claim, action, loss, or damage is brought against a Party, the Party whose negligent action or omissions gave rise to the claim, shall defend the other Party at the indemnifying Party's sole cost and expense. If final judgment be rendered against the other Party and its officers, agents, and employees, or jointly the Parties and their officers, agents, and employees, the Parties whose actions or omissions gave rise to the claim shall satisfy the same, if in the event of concurrent negligence each Party shall indemnify and hold the other Parties harmless only to the extent of that Party's negligence. The indemnification to the City hereunder shall be for the benefit of the City as an entity and not for members of the public. Section 24. Police Power. Nothing in this Agreement shall be construed to diminish, restrict, or limit the police powers of the City granted by the Washington State Constitution. or by general law. Section 25. Interpretation/No Presumption Against Drafter. The Parties intend this Agreement to be interpreted to the full extent authorized by law as an exercise of the City's authority to enter into development agreements pursuant to RCW 36.70B. 170, et seq. This Agreement has been reviewed and revised by legal counsel for both Parties and no presumption or rule that ambiguity shall be construed against the party drafting the document shall apply to the interpretation or enforcement of this Agreement. Page 10 of 16 CDN Committee DRAFT 11/20117 18 Section 26. Headings. The headings in this Agreement are inserted for reference only and shall not be construed to expand, limit or otherwise modify the terms and conditions of this Agreement. Section 27. Time of the Essence. Time is of the essence of this Agreement and of every provision hereof. Unless otherwise set forth in this Agreement, the reference to "days" shall mean calendar days. If any time for action occurs on a weekend or legal holiday in the State of Washington, then the time shall be extended automatically to the next business day. Section 28. Legal Representation. in entering this Agreement, Developer represents that it has been advised to seek legal advice and counsel from its attorney concerning the legal consequences of this Agreement; that it has carefully read the foregoing Agreement and knows the contents thereof, and signs the same of its own free act; and that it fully understands and voluntarily accepts the terms and conditions of this Agreement. Section 29. Entire Agreement. This Agreement represents the entire agreement of the parties with respect to the subject matter hereof. There are no other agreements, oral or written, except as expressly set forth herein and this Agreement supersedes all previous agreements oral or written. [Signatures on Following Page] Page 11 of 16 CDN Committee DRAFT 11/20/17 19 IN WITNESS WHEREOF, the parties hereto have caused this Development Agreement to be executed as of the dates set forth below: CITY OF TUKWILA By Allan Ekberg Mayor ATTEST: By City Clerk APPROVED AS TO FORM: By City Attorney STATE OF WASHINGTON ) ) ss. COUNTY OF On this day of , 2017, before me personally appeared , and said person acknowledged that he/she signed this instrument, on oath stated that he/she was authorized to execute the instrument, and acknowledged as the of the City of Tukwila to be the free and voluntary act of said party for the uses and purposes mentioned in this instrument. Print name: NOTARY PUBLIC in and for the State of Washington Residing at Commission expires: Page 12 of 16 CDN Committee DRAFT 11/20/17 20 STATE OF WASHINGTON COUNTY OF KING ) ss. Developer: Bellwether Tukwila LLLP, a Washington limited liability Limited partnership By: HRG Development LLC Its: General Partner By: Bellwether Housing Its: Sole Member and Manager Printed Name: Title: I certify that I know or have satisfactory evidence that is the person who appeared before me and said person acknowledged that she signed this instrument, on oath stated that she was authorized to execute the instrument and acknowledged it as the of Bellwether Housing, the sole member and manager of HRG Development LLC, the general partner of Bellwether Tukwila LLLP, to be the free and voluntary act such nonprofit corporation on behalf of such company on behalf of such partnership for the uses and purposes mentioned in the instrument. DATED: (Print Name) Residing at My appointment expires: Page 13 of 16 CDN Committee DRAFT 11120/17 21 Exhibit A Map of the Property • 52nd SLreel —*NCO °`4kBNG ` -, L Cr tieiC illLi CCrik O.1 a a ! cF cum os TO XFC 11 INCE CCRMER a9'ECf 1d 1L DASIN 13 201` 1-� V _, [attached] Page 14 of 16 22 ffM C tiEH ExB'S&44E CP WOO 6'ar '7 • W TBs.97 ,200it le .,r0 & OF CORNER CDN Committee DRAFT 11/20/17 Exhibit B Legal Description PARCEL A: LOT 7, BLOCK 2, THIRD ADDITION TO ADAMS HOME TRACTS, RECORED IN VOLUME 15 OF PLATS, PAGE 17, IN KING COUNTY, WASHINGTON. King County Assessor Tax parcels: 004300-0108 & 004300-0112 PARCEL B: THE WEST 63 FEET OF LOT 8, BLOCK 2, THIRD ADDITION TO ADAMS HOME TRACTS, ACCORDING TO PLAT RECORDED IN VOLUME 15 OF PLATS, PAGE 17, RECORDS OF KING COUNTY, WASHINGTON. King County Assessor Tax parcel: 004300-0116 Page 15 of 16 CDN Committee DRAFT 11/20/17 23 Exhibit C Conceptual Site Plan INOTE — MUST MEET RECORDING LEGIBILITY STANDARDS] r IG S. 152nd Street i —arD,omit jgetata c =eel' improvement: _. ---�_ 9!"5}x"- --' —, .= 5 _gaafl fi;arrdge L2 coutr}'aty gatrler( !eve' Alta ISS. buffei 1) 6" 1 D _D' 21-0" �I -J Proposed 1 12 unit 6 -Story Apanmerit (e6.5 du/a; er- art arc .rlaYl 1 setback EL lornIscape. bvf!er Page 16 of 16 24 -=vel 1 arc entry 6 7 1i 12 1 1 ti '.,gQrage Er -r 20 21 �=five yaC ip4Yl 2,00 A-- I generator D" hare. A6 'N 135.921 _vel two set_tVck L ti P7 sal f i D'-0. lev one setbccK & tants cape t CDN Committee DRAFT 11/20/17 Issue Zoning: HDR Required Ask Comments - Height 45 feet 70 feet TUC allows additional height when: * 20% of the residential units are affordable (rental - 50% AMl adjusted for family size & 80% AMI for owner occupied adjusted for family size) 100% of Bellwether's project will be affordable up to 60% of Amt Tukwila Village Buildings A and D will be this tall. TIBD Code Update: Consideration is being given to heights above3 4 stories within a specific walking distance of the transit center if additional public benefit is achieved such as right or way or open space is dedicated and with specific requirements if adjacent to LOR. Parking 224 (2 per unit for up to three bedroom units). 120 (1:1 per unit) The Request provides slightly more than Right Size Parking calculator suggested minimum of .99. http:JJwww.rightsizeparking.orgj Tukwila's Urban Renewal Overlay (URO) requires 75% of stalls bean a structure and would require 145 stalls and a car sharing stall In Tukwila's TUC zone, 120 stalls would be required (3 bedroom units have a 1.5 requirement) TIBD Code Update: Consideration is being given to allowing a bower parking supply standard when within 'f mile walking distance of the transit center. Other requirements may also be imposed such as car sharing and structured Location. Bellwether has proposed to develop a Parking Management Plan agreements for their residents. Recreation Space 44,800 sq. ft. (400 sq. ft. per unit) 7,396 (15 % net residential area) The Tukwila standard for the Southcenter is 10% of residential area. The PROS Plan contains a recommendation that a small parklet or seating area along a public street frontage be created. (PROS page 4-3) The Parks Impact Fee list however, CDN Committee Merno 11/20/17 Attachment C CDN Committee Memo 11/20/17 Attachment C does not contain a project for this area. The current Parks. Impact fee, which is expected to increase, would be $155,576 for this project. TIED Code Updates In conjunction with plans to create a TOD in this area, greater open space, public rights of way, and a neighborhood park is being considered. Both private redevelopment options as well as public capital investments would be proposed. Unit density 28 units max (2,000 sq. ft. per unit) No maximum Like the URO and TUC, density is determined by other site standards, such as parking, setbacks and height. Front Yard setback 15 (first floor) 20 feet (second floor) 30 feet (third floor) 45 feet (4th floor) 6 feet The request is the same as the URO standards; in addition, there would be 5-6 feet of landscaping and a 5-6 foot sidewalk in the 5.152 right of way. TIB Code Update: updated standards for street improvements are being considered that would allow on -street parking on both sides of a 28 -foot -wide travel lane which leaves 11 feet for sidewalk and planting/drainage improvements. The applicant would make frontage improvements that would include sidewalk and street landscaping. Side setback 30 feet (4th floor and higher) 25 feet HDR side yard standards:10 feet (1st floor) 20 feet (2nd and 3'd floor) The URO standard for side yard when within adjacent to HDR and MDR is 20 feet. Maximum building Length (1850,083) 50 feet or 200 feet with four foot modulation every 50 feet or 2 units whichever is less. No maximum This standard sets a minimum for articulation and :building mass. The BAR can use its criteria and guidelines to also review and decide these design aspects of a future building. Development Area 50% 75% Development area means the impervious surface area plus 75% of any area of pervious hard surface. Tukwila exempts all TUC development and senior housing from this standard, townhouses have a 75% standard. CDN Committee Memo 11/20/17 Attachment C Bellwether Affordable Apartments 1 12 Unit Apartment Building Project Description 1.411 artt,411 Ilmoommar MUNITa ,r lillifi■r��u�E�■�� The proposed Transit Oriented Development project is located within close proximity walking distance to the Tukwila International Boulevard Transit Center, providing access to both light rail and bus services. The proposed includes 112 units of affordable apartments for a variety of income levels. The building is comprised of five levels of type VA construction over one level & basement of type 1 A construction (podium building). Parking is provided ata ratio of 1:1 for residence plus additional guest parking (120 stalls provided) in levels 1 & basement (P1) as well as on surface. Residential amenity areas are distributed throughout the project including level one entry lobby / lounge, level 2 community room and courtyards and level 5 sunroom and terrace. Care has been taken to site the proposed apartment building to provide adequate setbacks to adjacent low-rise uses. Additional upper level setbacks have been provided to reduce the overall massing and to provide south facing open space and view opportunities for residents. An exceptional view of the transit center will be provided, strengthening the project's connection to Transit opportunities. A variety of ground level amenity / open space areas are provided to accommodate active kid's play areas and more passive walking and gathering areas. A large front yard setback will provide opportunity for public plaza open space along the improved S. 152nd street frontage. Bellwether Affordable Apartments Vicinity Map Tukwila, Washington JOHNSON BRAUND INC. www.plms0211±,u 15200 52nd Ave. South Suite 300 Seattle, WA 98188 Phone 206.766.8300 Project Information Site Addresses: 3481 S 152nd Street - KC Parcel #0043000108 3601 S 152nd Street - KC Parcel #0043000112 3703-3707 S 152nd Street - KC Parcel #0043000116 Legal Description: Parcel A: Lot 7, Block 2, Third addition to Adams Home Tracts, recorded in volume 15 of plats, page 17, in King County, Washington. Parcel B: The west 63 feet Lot 8, Block 2, Third addition to Adams Home Tracts, recorded in volume 15 of plats, page 17, records of King County, Washington. Tukwila, Washington Sheet Index: PO Coversheet P1 Site Photos P2 Site Survey & Proposed Site Plan P3 Schematic Floor Plans: P1 & 1 P4 Schematic Floor Plans 2 & 3/4 P5 Schematic Floor Plans 5 & 6 P6 Schematic Floor Plans Roof & Detail P7 Schematic Elevations P8 Schematic Elevations P9 Schematic Sections P10 Schematic 3d Views P11 Street Frontage P12 Street Frontage Examples PO Development Agreement 11-17-2017 N Co S. 152nd Street - Adjacent West Apartments S. 152nd Street - Site Frontage S. 152nd Street - Adjacent East Apartments S. 152nd Street West Edge West Edge Potential Mount Rainier and Tukwila Transit Center - view opportunities to south Aerial Site Photo Tukwila International Boulevard Transit Center - physical and visual connections Bellwether Affordable Apartments SW Edge - Adjacent apt. parking Tukwila, Washington JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 www.Johnsonoraund con, Phone 206.766.8300 South Edge - Adjacent apt. parking South Easement South Edge Site Photos P 1 Development Agreement 11-17-2017 W O N8813'46"W 185.921 336-1 — SS S SS i"NO PARKING ON WALKWAY" 0 SS H 152nd Sitre OH FENCE CORNER .5-55 0.2'S&0.7'E OF CORNER A001TIONRA� S HO 478641 N N.) M W \ l 3 p (\`L/ \ 0.C -,r\ C),,-.- / \\_moi SS / IA ► , '�'- ..i 165.98 �I "• - •" "NO PARKINGss- E OF HERE"� c 0'P— 1 I / / / 1 \ li CARPORT/ / 3703 3'CLF / Y4F SHED 1 - PARCEL B 6VBF ai FENCE CORNER Kn 0.1'N&0.8'E OF CORNER 7'VBF 7 Site Statistics 3481 S 152nd Street - KC 3601 S 152nd Street - KC 3703-07 S 152nd Street - Parcel #0043000108 Parcel #0043000112 KC Parcel #0043000116 Site area: 56,314 sf (1.29 acres) Zoning: HDR w/ Development Agreement to apply URO Urban Renewal Overlay standards See sheet PO for Legal Description Existing Site Survey l 330 \‘/ /`\ T7 V 326 PARCEL A 324-- �RPORT - 30' PRIVATE INGRESS/EGRESS EASEMENT REC. N0. 5092557 1122911 / C x 0115 004302N0 ST TPN 5 15 37 21 MIN KIM X 3'CLF " -FENCE CORNER / 0.9'EOFIt �e -T 3707 7 ,I� \`). 0iv�VAA -1(62011-1-6'CLN =W- x // 5ouop,TION a9 0o23p1g00p04 21-01, n g, 007 5hi SIT) FENCE CORNER 0.6'S&0.9'E OF CORNER 6'CLF W/BW N881 46"W 185.92 LOT 0, 00 30 02ST ..16' W8) -GATE Bellwether Affordable Apartments FENCE CROSSES PROP. LINE „r 17 ,.nn0 X FENCE CORNER 0.7'N&1.3'E OF CORNER Existing buildings to be demolished, typical Proposed Site Plan Existing trees to be removed, typical Tukwila, Washington Existing trees to remain 0 10 20 scale: 1" = 40'-0" 40 JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 www.johnsonbraund.com Phone 206.766.8300 cee 0 5 S. 152nd Street / curb, gutter_sidebralk street improvements 185.98 \ �y 1 plaza frontage A n L2 courtyard IN (gather) 1-1 Proposed 112 unit 6 -Story Apartment (86.8 du/a) L2 courtyard (play) T 5 77 10'-0" level one setback & landscape buffer level two setback 324-- 7/ 1 -6" 6,2 3 4 5 x � 16-0" 29'20" /I Level 1 garage entry 8 0 11 12 13 14 15 16 17 18 if) 0 0 0 0 0 a a 0 0 Level P1\ garage entry 41i ilk 1 active yard (play) 2,450 sf— I 1 20 21 22 generator N Uc N 8 o E a0m 200 a o -a,t/ / level one s tback & I dscape buffer 7 \ • rn level one setback & landscape buffer Survey / Schematic Site Plan P2 Development Agreement 11-17-2017 W N P iS cf 0 N 97'-0" detention hot water services elec. c 10 c 9 0 2 3 11 c 12 c bike parking 130 14 20 19 0 15 18 16 17 mach. rm. 48 47 46 45 44 43 42 41 40 39 38 37 36 35 0 92 o w U move -m lobby FF 324.5 • c 0 O c U) 0 0) C• X) Level P1 Floor Plan 19 (move in) Level P1 garage entry 0 N active yard (play W Bellwether Affordable Apartments -22a1 n1 a 0 N) c:)_= a) Tukwila, Washington 19,214 sf parking garage (48) stalls Level 1 Floor Plan 24,884 sf Lobby / Amenity Area 945 sf Parking garage 18,932 (50) stalls Unit Mix: (04) 1 -bed units (02) live/work Surface Parking (22) stalls 16 32 scale: 1 /32" = JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 www.johnsonbaund.com Phone 206.766.8300 Cr) N Ielec vault L_ fj _—plaza frontage Hve / work or future cafe 918 sf 3 live / work 726 sf FF 332.5 lobby lounge 945 sf 11 mail leasing Level 1 garage entry trash /rioo j/ Level Pl entry garage •n • ,on ■n H Ilg II / ✓/ 20 7o0 cf ---- ii 71 1 MM A A Schematic Floor Plans P3 Development Agreement 11-17-2017 W -P S. 152nd Street terrace 398 A $ ■n S ME `+ Ellil U n n`. ■.8i •2 •'8] Ff; i;tm n;ii e WIll . nw!g.1I ILIA„J laundry 1.0 courtyard (gather) 1938 sf amenity 1058 sf courtyard (play) 2108 sf stair 101'-0" - - w Bellwether Affordable Apartments • Level 2 Floor Plan LO N II <11> JOHNSON BRAUND INC. 19,135 sf 6,269 sf courtyard & terrace 1,316 sf amenity Unit Mix: (05) Studio units (04) JR 1 -bed units (03) 1 -bed units (07) 2 -bed units (03) 3 -bed units (22) units Levels 3-4 Floor Plan 19,135 sf Unit Mix: (05) Studio units (04) JR 1 -bed units (03) 1 -bed units (07) 2 -bed units (04) 3 -bed units (23) units 0 8 16 32 scale: 1/32" = 1'-0" Tukwila, Washington 15200 52nd Ave. South Suite 300 Seattle, WA 98188 wwwjohnsonbrauna.com Phone 206.766.8300 Nu on on KK rr un •n •3L rar mil. Nmok ilmI•. laundry 98'-1" J Schematic Floor Plans Development Agreement 11-17-2017 P4 W 0) r KNCINH 7at n ■° �n .2"1"1"."1 11 �. I'I! Ii s1e�111 a a a 2 Aivirvni MI 11I I +I Milk win mls •11■ 11 Lam N N n i0U ■ stair amenity 456 sf terrace 1960 sf 98'-1" N Ln N Level 5 Floor Plan • 17,069 sf 677 sf amenity 2,065 sf terrace - W Bellwether Affordable Apartments Unit Mix: (05) Studio units (04) JR 1 -bed units (02) 1 -bed units (07) 2 -bed units (02) 3 -bed units (20) units Level 6 Floor Plan 16,590 sf 0 8 16 32 Q1> L - JOHNSON BRAUND INC. Unit Mix: (05) Studio units (04) JR 1 -bed units (02) 1 -bed units (06) 2 -bed units (03) 3 -bed units (20) units scale: 1/32" = 1'-0" P stair MI ■I •I ea 11 it I j N 1 1 1 a, —I 1 —I _ 1 _ elev. � 1w laundry ■I a � E.1I jr • • jr WI 1.Nu■WI in, TN 11Nira Tukwila, Washington 15200 52nd Ave. South Suite 300 Seattle, WA 98188 wwwjohnsonbrauna.com Phone 206.766.8300 s ■ It •' jr jr 1 ■ 917 2 -s■ 11 —r L INN iwto ji■ 111 MI 1I SIM stair 98'-1" N Ln N J Schematic Floor Plans P5 Development Agreement 11-17-2017 W CO P roof access AI_ elevator overrun 0 "/ft. Al - �i 1 elevator overrun 4' / ft. roof access feature roof element, typ. parapet, typical - - W Bellwether Affordable Apartments • Roof Plan unoccupied roof 0 8 16 32 scale: 1/32' = 1'-0" Tukwila, Washington srair JOHNSON BRAUND INC. 15200 52nd Ave. South Suite 300 Seattle, WA 98188 wwwjohnsonbrauna.com Phone 206.766.8300 4 6 Ow* 1 I� MEI wWLWIJJL 1EA laundry elec. Ind �I 11 • IIID 1111 imp A ]111111M Exam1 L 1 • Eir • •i NNE 1111 110] mt i�l`li'QlE -1 ■ 1 Enlarged Plan Detail (partial plan) scale: 1/16'=1'-0" 0 4 8 16 Unit Details: (25) Studio 423 sf (37) One Bedroom / JR 1 bed 525 sf (34) Two Bedroom 800 sf (16) Three bedroom 1049 sf (112) Total Units Schematic Floor Plans Development Agreement 11-17-2017 Pb O NMNE M■ t NM ammomim -25/8°ROOF- 1.� PLATE HEIGHT 58' - 6 3/8" ..R u.. 1w -i • MIME LEVEL 6 50' - 5 1 f4" LIPMEMPir LEVEL 5 41'-31/2" LEVEL 4 32' - 1 3/4" LEVEL 3 00 23'-0" LEVEL 2 13'-0" ■ L I -1=Y H f 1 H -I 1 --1 -- -=>�-F I I -1Y H f 1 I =1-H=1 I 1=1 11=1 IIIA"�' f -p l 1-111 X328" -" — 1GRAD� PLANE b!=III-1 I I=1 I I=1 I I-1 I!=Y I I=! I I=1 V V�! Y I=1 I I=1 I I=1 tl I-1 I I I G 1-1 I I=111=111=1 I- iii -1 i o–s a—� 1 o—I 11=1 11=! 11=1 { 1=1 11=1 I Y=1 I ISI 11=1 V 1=1 11=1 I I- I I 1=1 11=1 11=1 I d=1 I I-1 � 1=1 1 9-1 d 1 IMELIENI ■ i NORTH ELEV. ■ MN I [ME e�■�1.1... . . ..■■1■1 ■E IWri i!.I I 1I 3/64" = 1'-0" ■:1 ;' Ennaw Bellwether Affordable Apartments Tukwila, Washington ■ MEI ■. ww__■ _C �f Moon __s■ ! NMI i NMI _wa■ —CSC - _ T 1 .0111] T r v- 1 i_ _4.. Y – I, II Iii I i II IIl_p,'I,� —, 1=e =_-1 I i—i I H 1-111=l 1 I-1 I I-1 1 I-1 i d=l 1 IEI 1 1El 1 I=11 I-1 —I i I—iii-1 I lE11 I E I 1 IE.I 11=111=11 I=111=11 I-11 lal 1 I-1 1 11 c — — — — _ – – – – — —111=111=111-111=111=111=11.1-111=11.1—T1=1T1=111-111=111=111x11 P11 I 1 I— �I tl 1_ I–III–I 11=1 I I–III–III–III–III–III—III—I 11—I 11—I d l—III-111 I ii71 I�i i I�1 I --11F- I i 1-111-11111 I 1 1 1—! 11=111=11 I 111 I I IA I 11 l 111-111-11 I 1 1 I ["I 1=1 I 111– I I-111=1 I I-111-111=711-111-111-11 1 d 1-111®11 ISI 1-11 1-111-11 f–l_8" _ 0m: ROOF.61' - 2 518„ PLATE HEIGHT 1 , 58' - 6 3/8" [ LEVEL 6 01_0 50' - 5 1 /4" LEVEL 5_ 41`-3112" LEVEL 4 32' - 1 3/4" LEVEL 3001 23' - 0" LEVELtl-I;k_ 2 13'-0" Li PARKING ■ -0" ■ L HL1 A A.. A- 411> JOHNSON - JOHNSON BRAUND NC. Son KA (7- 2 ` EAST ELEV. 3/64" = 1'-0" 111- I Schematic Elevations p Development Agreement 11-17-2017 1 N ROOF / 61' - 2 5/8" PLATE HEIGHT 58' - 6 3/8" LEVEL 6 50' - 5 114" LEVEL 5 41' - 3 1/2" LEVEL 4 32' - 1 3/4" LEVEL 3 23'-0" LEVEL 2 13'-0" PARKING 2' - 0" EVEL 1 l ti:11,-111=11 El I I ,1 I x._111=11 1 1 I 1—�' 1-11 11 114 11 la ElI11 41 ,III, , k - 1-1 11„ ; Il ;III I l h E=11 :i;-s Min 17".^1•1 BEM : -P UNIT UNIT UNIT 0 UNIT UNIT UNIT UNIT UNIT COURTYARD UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT I [111111111 UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT COURTYARD UNIT UNIT 111111 rrr—r r UNIT UNIT II II II 1 1-1 11 11 11 11 11 I=11 1 -1 1 1-1 1 I -I I I I 11 I-1II-1 ROOF \ 61'-25/8" \ PLATE HEIGHT 58'-63/8" LEVEL 6 \ 50'-51/4" Ill LEVEL 5 \ 41'-31/2" 1111 LEVEL 4 \ 32' - 1 3/4" LEVEL 3 III 23'-0" \ LEVEL 2 \ 13'-0" \ L1 PARKING \ 2'-0" NORTH -SOUTH =I LEVEL 1 1 Ili 1 7_0"7 IN P1 \ -8'-0" \ 1/32" = 1'-0" 61'-25/8" / PLATE HEIGHT UNIT 0 CORRIDOR UNIT CORRIDOR UNIT CORRIDOR UNIT CORRIDOR UNIT CORRIDOR PARKING L1 EAST -WEST H 111 58' - 6 3/8" LEVEL 6 50' - 5 1/4" LEVEL 5 41'-31/2" LEVEL 4 32' - 1 3/4" LEVEL 3 23'-0" LEVEL 2 13'-0" L1 PARKING 2'-0" LEVtL 1/32" = 1'-0" ct Bellwether Affordable Apartments Tukwila, Washington COURTYARD UNIT 0 UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT PARKING L1 PARKING P1 II I I 1 I-1 I I,. 1 I 1 1-1—I 1 r—, 1 1 1-1 11-1 1 1-1 1 1-1 3EAST-WEST a COURTYARD 3y— ROOF \ 61'-25/8" \ PLATE HEIGHT \ 58' - 6 3/8" \ LEVEL 6 \ 50'-51/4" \ LEVEL 5 41'-31/2" \ LEVEL 4 \ 32' - 1 3/4" \ LEVEL 3 \ 23'-0" \ LEVEL 2 \ 13'-0" \ L1 PARKING —111T II- ' 2' - 0" \ LEVEL 1 0" P1 -8' - 0" 41> JOHNSON BRAUNDINC. wwwphreenWa""" can 52130 52"11 Ave. sown suaa 301) SeaMe, WA 88 e98 Phalle 208 7661131X1 1/32" = 1'-0" Schematic Sections p Development Agreement 11-17-2017 1 9 O) NE Corner - Lobby & Entry Br l \ SE Corner - Units. Garaae Parkina & Terraces tl Bellwether Affordable Apartments Tukwila, Washington 4> JOHNSON BRAUND NC. wwwphrocMiauwi can 5200 52,111 Ave. sown $uJe 301) SeaMe, WA 38198 Phone 208 7661131A NW Corner - Entry & Street Frontage stratiri -646 simem � �6 1.2*.■i l ..• I. / 4 SW Corner - Units. Garaae Parkina & Terraces Schematic 3d Views V1Development Agreement 11-17-20171 0 co BOARD FORMED CONCRETE BOARD FORMED CONCRETE - EXAMPLE RENDERING BOARD FORMED CONCRETE FROM EAST t BOARD FORMED CONCRETE - EXAMPLE SWATCH ts Bellwether Affordable Apartments Tukwila, Washington 41> JOHNSON BRAUN D ,,,c 55240 52nd Ave Sault. SuNe 300. Smite.WA9eIM Mon* 206 766 5100 ACROSS THE STREET 3‘, FROM WEST BOARD FORMED CONCRETE - BOARD FORMED CONCRETE Street Frontage Development Agreement 11-17-2017 1 01 O 111111 1.111111 Stone Way Apartments Bellwether Affordable Apartments Stone Way Apartments Tukwila, Washington Rose Street Apartments JOHNSON BRAUND NC. phroonWauM mm 5266 52Ad Ave. sown Suae 36D SePUN. WA 46 t86 Phone 2613 766 839fl Claremont Place Apartments Street FrontageExamples Development Agreement 11-17-2017 1--% 12 52 City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Committee of the Whole FROM: Jack Pace, Director DCD -\\' f BY: Moira Bradshaw, Senior PI ruer CC: Mayor Ekberg L DATE: December 6, 2017 SUBJECT: Supplemental Information to CDN Committee packet on proposed Bellwether Development Agreement ISSUE Should the City Council adopt an ordinance approving a Development Agreement with Bellwether Housing to develop an affordable housing project on a site in the TIB neighborhood? BACKGROUND During review of this proposal by the Community Development and Neighborhoods Committee (CDN), Committee Chair Hougardy, requested additional information. The information is to address the requested modifications to City standards for parking and recreation space. In addition, there were questions about the project's timeline and household incomes and rental rates, which have been prepared and included. DISCUSSION The information attached to this memo supplements the attachments to the CDN Committee packet and are labeled sequentially to be clear and differentiate from the other attachments in the packet. Parkin There are three pieces of information provided. Attachment E is a table of parking supply and demand at Bellwether projects and other more suburban affordable housing projects in the region. Attachment F is a Bellwether analysis of and support for their proposed parking supply of 1:1 using the Right Size Parking study completed for the City of Tukwila. Finally Attachment G is the Right Size Parking study whose goal was to optimize the parking supply in order to foster livable communities. Except for the Kingway project, which includes 24 townhomes, the parking comparables show lower parking supply ratios for all projects, including those in the City of Kirkland. The purpose of a transit oriented development is to be different than other areas and projects by having a lower parking standard. The proposed 1:1 ratio is a balance between meeting demand but limiting supply so that the site development is more pedestrian and transit oriented. Recreation Space Attachment H is a compilation of amenity images from other Bellwether projects. Bellwether intends to activate multiple spaces both in the building, on decks in the building and around the grounds of the site. Small children need spaces that are observable from inside and somewhat removed from more active play, which the deck top space provides; elementary children need places to hide and seek, bounce balls, run. The site will be circumnavigable to allow a bicycle, 53 INFORMATIONAL MEMO Page 2 tricycle to do loops and have outdoor site area to include designs that invite play. Organized play is within '/2 mile to the west, or about 3 blocks, in the new Riverton Heights Park, which is a 7.9 acre park with large fields, a half a basketball court, play structure, and picnic facilities. FINANCIAL IMPACT Bellwether will pay property tax for any housing units that are occupied by households making 50% cr more of the median income in King County (AMI). As the income of residents rise, they are not asked to leave their homes and Bellwether subsequently pays more property tax in succeeding years. 75% of the units are planned for 50 — 60% of AMI_ RECOMMENDATIQN See Community Development and Neighborhood Committee minutes from 11127117. Attachment E — Bellwether Parking Comparables to Tukwila Project Attachment F — Analysis of Right Size Parking Study by Bellwether Attachment G - Right Size Parking Study for City of Tukwila Attachment H - Bellwether Portfolio examples of AmenitylRecreation space Attachment I — Bellwether Timeline Attachment J - 2017 Income and Rent Limits for King County 54 C,1llserstimoira\DesklaplBeliwether InfoMerro 12.6-11.doc PARKING COMPARABLESTOTUKWILA PROJECT BELLWETHER BUILDINGS Building ddress Units Unit Mix Number Units Resident Utilized Nearest Transit Frequency of Service AMI Parking Stalls . tails 1Route (walk time in (minutes) minutes) Parking Demand Stone Way 1215 N. 45th St, Seattle, 70 WA 98103 7 Studios 28 One-bds 22 Two-bds 13 Three-bds 35 @ 30% 18 @ 50% 17 @ 60% 70 61 26 (8m) 44, 62(1m) RR E -Line (6m) 26 (20-30m) 44 (10m) 62 (I 5m) RR E -Line (1 Om) 0.87 vehicles/unit Kingway 5900 37 Ave. 5., Seattle, 164 6 One-bds 16 @ 50% 192 189 106 (I m) 10-15m 1.15 WA 96118 128 Tyro -Lids 148 @ 50-60% vehiclesiunit 12 Two-bds TH 6 Three-bds 12 Three-bds TH Rose Street 8124 Rainier Ave, S., 71 40 One-bds 4 @ 30% 65 65 7, 9 (Im) 7 (I0m) 0.92 Seattle, WA 98118 31 Two-bds 5 @ 50% 50, 106, 167 (10m) 9 (I5 -30tH) vehicleslunit 62 @ 60% 106 (10- 15m) 107 (25-30m) Compass Housing Alliance: Ronald Commons (Shoreline) PARKING COMPARABLES TOTUKWILAS PROJECT UPDATED 12-5-17 OTHER BUILDINGS = uilding ddress Units Unit Mix Number Units AMI Resident Utilized Parking Stalls Stalls Nearest Transit Route (walk time in minutes) Frequency of Service (minutes) Parking Demand 17839 Aurora Ave N., Shoreline, WA 98133 60 12 Studios. 14 One-bds 27 Two-bds 6 Three-hds 30 cz 30% 29 @ 50% 1 common area unit 36 33 RR E -Line, 301, 348 (8m) 304, 331 (12m) RR E -Line (10m) 301 (20-30m) 304, 331 (30m) 348 (3Om) 0.55 vehicleslunit Compass Housing Alliance: Renton Project (0.2 mi from Renton Transit Center) Imagine Housing: Velocity South Kirkland P&R Athene Apartments 419 S. 2r' St, Renton, WA59 98057 17011 NE 37th Ct., Kirkland, WA 98033 12446 NE 124th St, Kirkland, WA 98034 38 Studios. 9 Two-bds II Three-bds 58 13 Studios 30 One-bds 12 Two-bds 3 Three-bds 91 27 studios 59 One-bds 5 Two-bds 29 @ 30% 32 17 Renton TC; 101, 105, 18 @ 50% 106, 107, 148, 169, 240, 11@ 60% 342, 560, 566, 908, RR 1 common area F -Line (3m) unit 29 @ 30% 44 15 @ 40% 14 �[7a 60% 46 @ 30% 37 23 @ 40% 22 @ 60% 38 South Kirkland P&R: 234, 235, 249, 255, ST 540 (2m) 235, 236, 238 (4m) 101, 107, 169 (15m) 0.29 105, 148 (30m) vehicles/unit 240 (20-30m) 106, 560, 566, RR F -Line (I Om) 235, 255, ST 540 (20- 0.66 25m) vehicles/unit 234, 249 (25-30m) 235 (20-25m) 236, 238 (30m) nla Mercy; Othello Plaza at ST Othello Light Rail Station 6940 MLK jr. Way 5., 108 45 One-bds Seattle, WA 981 18 53 Two -bids 10 Three-bds 20 © 40% 20 @ 50% 68 @ 60% 38 38 36, 50 (5m) 106 (3m) Light Rail (1 m) 36, 106, Light Rail (10- 0.35 1 Sm) vehicles/unit 50 (30m) ANALYSIS OF RIGHT SIZE PARKING STUDY Overview Bellwether reviewed the Right Size Parking study completed for Tukwila in 2014 and attempted to analyze the data found in table 2 of the report in a couple of different ways. • Sites within a %: mile radius of the light rail stations are widely considered to be transit -oriented. We determined that 6 of the 18 sites are within a % radius of the TIB Station (sites 1, 2, 3, 4, 6, and 9) and 3 are /2 mile or less from the Angle Lake Station (sites 7, 8, and 10). However, since the Angle Lake Station was not opened until 2016, those three sites were incorporated into the Non-TOD figures where applicable. • Where applicable, data points for a subset of properties identified as affordable housing were isolated into subgroups. • Area median income percentage ("AMr") level of rent rates were extrapolated based on rents provided in table 2 and 2014 rent and income levels published by the Washington State Housing Finance Commission. AMI percentages were determined on a floorplan by floorplan basis for every site surveyed and an aggregate AMI percentage was determined for the building as a whole. Observations Paid vs. Free vs. Affordable Breakdown of Average Observed Uses Non- TIB- Rent Property subgroup Count All TOD TOD AMI % Paid parking 6 1.165 1.160 1.170 50.1% Free parking 12 1.133 1.146 1.093 43.6% Affordable only (free) 3 0.930 0.930 n/a 39.4% • The chart above breaks down the observed sites into three primary groups — paid parking, free parking, and affordable housing (which is a subset of free parking). • There is a significantly lower observed use of parking for sites identified as affordable housing (0.930) than sites where parking is free (1.133, +22%) or paid (1.155, +25%)_ • There also appears to be a direct relationship with increases in rent and increases in observed parking use. This trend appears to correlate higher rates of car ownership with higher income households, similarly to observed uses for affordable housing vs. market rate housing. • When looking specifically at sites within 4 mile radius of the TIB station, there appears to be a lower observed use of parking at sites where parking is free (1.093) compared to paid parking (1.170). Page 1 1 bellwether 57 ANALYSIS OF RIGHT SIZE PARKING STUDY impact of Larger Unit Sizes Analysis of larger household units 00+ Br) Parking Rent Property subgroup ratio AMI % < 40% large units 0.968 38.8% 40%-60% large units 1.142 47.6% 60% large units 1.323 48.4% • The above chart breaks down the observed sites into three bask categories: sites with less than 40% large units, 40% to 60% large units, and more than 60% large units. • There appears to be a direct relationship between observed use of parking and the relative percentage of 2 bedroom and larger units. The rate of observed use of parking increases as the percentage of larger units increases. • Rent levels for smaller floorplans appear to be lower than those for larger floorplans. This may indicate a correlation between increasing rates of car ownership and higher household incomes. Page 1 2 58 bellwethcr Right Slee Parking October 2014 Table 7: 8SP Web Calculator 7u1vrila and SeaTacitudy Sites Results • Descriptions of variables and method9l333 available at wxw.riehtsrteDark ine.erg. Variables 10111JStation Studio Units 18r Units 2 8r Units 34 Br Mikis Studio Rent 113r Rent 2 Br Rent 3+lir Rent Avg. 5gft per Unit Affordable Vans Mo. Parking Post Pabsistidn Jobs Transit /mice 83P Forecasted Use (Spates per unit) 053419ed Use (spaces per unit) Parking Supp lied (spaces per unit) Percent Error Observed At/Below 1:12 of wilts a of parking Stalls lest.F %of 2r Br Units 3341 Rent 56 Estimates Studio Units 1 Er Units 213r Units 3+ Br Units Average Rept AMI % A6'orabilitpRenk maw 100- Tukwila Intern atiorl4I Bandevard Stators 5tte 1 Vie Site3 Site Site6 Site TIN iib 118 TIB TT TIB 700 -Angle lake Raisin Me Site8 Site IO Angie Lk Angle Lk Angle Lk Non -TOO Properties Site. S'tOa11 Site 12 51se13 51[4 14 53te15 Site 16 5itc 17 511.e 16 Nei nf3 RIR n/a Isis n/a Fl ed- 11/3 47 - 40 - 14 - 236 7 38 - - - - - - 22 18 52 7 55 166- 18 83 8 80 10 16 3 24 40 48 - 17 13 31, 13 26 157 - 14 84 34 99 48 24 24 24 16 32 - - 8- - 3 - 16 - 4 - 10 - 4 - - 5 550 $ - 5 - $ 309 $ - $ 650 5 - 5 560 5 645 5 sea $ - $ - 5 - $ -. 5 - 5 - $ 5 - 5 • 5 765 $ 3550 $ 394 5 650 5 750 5 350 5 - 5 995 5 787 $ 700 5 730 $ 625 $ 73145 1,012 5 73i 5 625 5 725 5 - $ 925 $ 1,000 $ 1,032 5 1000 $ 920 $ 755 $ • 5 1,225 5 946 $ 350 $ 550 $ 7955 955 I $ 1,181 5 693 $ 775 $ 900 15 - $ - $ - $ 1,437 5 - 5 - 5 893 5 - 5 1,400 $ - 5 1,090 5 - 5 639 5 . f $ 1,485 5 - $ - $ - 457 741. 905 705 924 772 349 495 467 215 821 769 690 770 1,047 722 594 707 - - - - - - 325 2361 - _ 46 - - - - _ . .5 - 5 - $ 25 $ 29 5 - $ 30 5 $ •1 $ 45 5 20 5 - $ -$ -$ 3$ 5 - $ - 5 - 5 - 62862 67,727 62,596 62„094 62.740 62.008 51331 55,509 55953 62,726 69,302 59,789 64,422 64,303 64,574 64,287 62,524 62,293 40,524 41,300 41,599 40,995 42,605. 40312 44,060 47,254 46,166 43,383 42,373 51,507 41„761 41,304 41,323 41,348 40,793 35,696 1,307 1289 1,329 1,364 1,294 1,300 1,238 1,198 1,300 1,222 1,245 1172 1,331 1,262 1.253 1 1,262 1,319 1,273 0.87 1.23 5.10 L05 L21 1,02 0.92 6.73 I1 L19 1.11 0.99 L14 L14 L11 1.3 0 1,14 1.02 1.13 0.75 1.19 131 1.33 1.33 0.87 0.62 0,471111 1.16 132 1.00 114 124 1.00 1.72 1.00 L27 1.15 1.30 1.41 1.53 1.28 194 1.25 1,00 1.27 1.65 1.50 1.78 1.28 176 100 1.72 • 1.20 1.36 1.51 . 15% -5% -1614 -21% -996 1794 ilii ,,M1 'i 3% -1615 -1% 156 -i% 11% -2476 14% -2096 -196 015 300 NO 216 NO 'VE5 YES Y#.5 N6 NO YES NO NG YES NO YES NO N0 47 39 36 141 25 95 326 236 55 110 46 179 68 40 36 48 56 60 61 56 55 244 31 119 325 300 91 315 82. 229 120 40 62 51 76 153 0.076 43.691 50.0% 46.6% 72.0% 27.456 49.1% OM% 54.5% 42,4% 82-606 55.3% 85.396 50.016 77.871 50.071 28.656 40075 35.6% 0.026 0.0% 52.476 0.0% 42.1% OD% 13.216 54.774 41.9% 0.0% 0.0% Dal% OA%. 0.0% 0.0% 0.076 0.0% 04156 46.2% 51.4% 54.0% 51.4% 45.316- 39.3% 0.096 54.1% 47.696 42_346 44.1% 37.416 44.2% 61.1% 44.2% 37.6% 43,853 0.016 46.916 50456 52.0% 50.416 4(316 38.076 0.056 61-7% 47.3% 42.8% 47.981 40.1% 48.2% 59516 41.0% 3312% 45.3% 0.09: OL% 00% 62.6% OA% 00% 33.9% UA% 611206 O.0% 473% 0.0% 369% 0.0% 64.714 0.0% 0.0% 0.0% 35.3% 46A% 501956 53.2% 50,716 45.174 33.7% 36_2% 58..1% 46.616 43.176 46.2% 39256 46.6% 60416 44.6% 38.1% 44.494 1 IIII a:d 9 4 2 13 6 10 5 .. a 3 7 Breakdown of Average Meerveci Uses Rent Property sub3ru rp Count Ail Non -100 1115-T00 AMI % Paid, parking 6 1.165 1-160 1.170 50.1% Free panting 12 1.133 1.146 1.093 43.655 Affordableorllp [free) 3 0.930 0930 11/4 39.495 Analysis Oils rger household units 12+ Br) Property subgroup t40%la-ge writs 416-601 large unis 6015 large wit,. Parking Rent Count ratio AMI% 4 0.959 38.896 30 1.142 47.6% 4 1.323 43.4% KING COUNTY Effective: 12/18/13 TO 315/15 (ARCHIVE) 2014 Median Income: $88,200 Maximum HOUSEHOLD INCOME for All Tax Credit and Bond Financed Properties (REQUIRED to qualify residents.) Set -Aside 1 Person 2 People 3 People 4 People 5 People 6 People 7 People 8 People 80% $ 49,440 $ 56,480 $ 63,520 $ 70,560 $ 76,240 $ 81,920 $ 87,520 $ 93,200 60% $ 37,080 $ 42,360 $ 47,640 $ 52,920 $ 57,180 $ 61,440 $ 65,640 $ 69,900 50% $ 30,900 $ 35,300 $ 39,700 $ 44,100 $ 47,650 $ 51,200 $ 54,700 $ 58,250 45% $ 27,810 $ 31,770 $ 35,730 $ 39,690 $ 42,885 $ 46,080 $ 49,230 $ 52,425 40% $ 24,720 $ 28,240 $ 31,760 $ 35,280 $ 38,120 $ 40,960 $ 43,760 $ 46,600 35% $ 21,630 $ 24,710 $ 27,790 $ 30,870 $ 33,355 $ 35840 $ 38,290 $ 40,775 30% $ 18,540 $ 21,180 $ 23,820 $ 26,460 $ 28.590 $ 30,720 $ 32,820 $ 34,950 Maximum RENTS for Projects Based on UNIT SIZE Low -Income Housing Tax Credit Program Set -Aside Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 Bedroom 60% $ 927 $ 993 $ 1,191 $ 1,376 $ 1,536 $ 1,694 50% $ 772 $ 827 $ 992 $ 1,146 $ 1,280 $ 1,411 45% $ 695 $ 744 $ 893 $ 1,032 $ 1,152 $ 1,270 40% $ 618 $ 662 $ 794 $ 917 $ 1,024 $ 1,129 35% $, 540 $ 579 $ 694 $ 802 $ 696 $ 988 30% $ 463 $ 496 $ 595 $ 6881 $ 768 $ 847 Source: http:/fwww.wshfc,ore/Iinitsfdetail.aspx?Countv==king&Year=2014 60 Right Size Parking tciober 2014 Figure 10: Tukwila and SeaTac Study Site Locations s i4Znd sr 12 44, F. LPF S 4711) St Pktry'"-- rim • Study Site Transit Agency and Made �■ Local Bus Route Link Light Rail Station = Link Light Rail City Limits o Regional Bus Route Circles are approximately 1 mile diameter; intended to approximate radius from light rail/TOD 21 61 Select South King County Cities — Parking Requirements: RENTON: 4-4-080 PARKING, LOADING AND DRIVEWAY REGULATIONS httm/fwww.codepublishine.com/WA/Renton/html/Renton04(Renton0404/Renton04O4084.html RESIDENTIAL USES IN CENTER DOWNTOWN ZONE: Attached dwellings: A minimum and maximum of 1 per unit. Attached dwellings for low income: 1 for every 4 dwelling units is required. A maximum of 1.75 per dwelling unit is allowed. Congregate residences: A minimum and maximum of 1 per 4 sleeping rooms and 1 for the proprietor, plus 1 additional space for each 4 persons employed on the premises. Assisted living: A minimum and maximum of 1 space per residential unit of assisted living, plus dedicated parking spaces for facility fleet vehicles. Detached dwellings (existing legal): A minimum of 2 per unit. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. KENT: 15.05.070 Off-street parking regulations for downtown commercial and downtown commercial enterprise districts. http://www.codepublishine.com/WA/Kent/ 3. In MTC -1, MTC -2, and MCR zoning districts, a minimum of three-fourths (0.75) parking space per dwelling unit, or conduct a parking feasibility study to determine need. No spaces provided for recreation vehicles. 4. In MTC -1, MTC -2, and MCR zoning districts, one (1) parking space for every four (4) dwelling units, or conduct a parking feasibility study to determine need, 62 Right Size Parking Prepared for: City of Tukwila December 2014 SE12-0248 by FEHRk PEERS Attachment G 63 Op Right Size Parking IlliDecember 2014 Table of Contents EXECUTIVE SUMMARY 1 INTRODUCTION 3 EXISTING CONDITIONS 6 Transit Parking 6 Commercial Parking 9 Residential Parking 10 VISION FOR THE AREA 12 Existing Parking Codes and Design Guidelines 12 Future Transit Parking Demand 13 RSP MODEL VALIDATION 16 RSP Web Calculator 16 BUSINESS INTERVIEWS 22 Introduction 22 Key Findings 22 POLICY RECOMMENDATIONS 24 Lower Parking Minimums 24 Shared Use Agreements 25 Rationalize On -Street Parking 25 Design Standards 26 Monitor and transform TIB Station 26 Coordinate with SeaTac 27 OUTCOMES AND CONSEQUENCES 28 64 UP Right Size Parking December 2014 List of Figures Figure 1: Study Area 5 Figure 2: TIB Station Park -And -Ride 6 Figure 3: On -Street Parking Restrictions Around TIB Station 7 Figure 4: Unfinished Roadside 8 Figure 5: Example of Available On -Street Parking on 40th Avenue South (Looking South) 9 Figure 6: Commercial Parking Conditions 10 Figure 7: Unfinished Shoulders on 40th Ave S 11 Figure 8: AM Survey Trip Origins by Zip Code (riders boarding northbound trains) 15 Figure 9: Screenshot of RSP Web Calculator 17 Figure 10: Tukwila and SeaTac Study Site Locations 21 List of Tables Table 1: Parking Demand at Angle Lake Station 14 Table 2: RSP Web Calculator Tukwila and SeaTac Study Sites Results 20 Appendices Appendix A: Summary of Existing Parking Codes in Tukwila 29 65 IFRight Size Parking Ar_ October 2014 EXECUTIVE SUMMARY The City of Tukwila is one of four cities participating in the Right Size Parking (RSP) Policy Pilot Project, funded by the Federal Highway Administration's Value Pricing Program and managed by King County Metro Transit. The overarching goal of the RSP project is to foster livable communities by optimizing the allocation of parking resources. More specifically, the purpose of the RSP project is to impart data and strategies to help developers, jurisdictions, and neighborhoods accurately project the optimum amount of parking for new multi -family developments. The amount of parking is optimized—i.e., right sized—when it strikes a balance between supply and demand, and the challenge lies in determining the correct balance with confidence. The RSP project included an extensive survey of multi -family developments in King County to collect data on parking supply and utilization. The RSP survey data was used to develop a statistical model that predicts parking demand based on locational and building characteristics. Parking can constitute 20-30 percent of a typical development project's cost, which would reach 30-40 percent for a project with underground parking in a city like Tukwila, which has a high groundwater table. Moreover, overall across King County, the RSP model estimates 40 percent oversupply of parking compared to actual utilization in today's (2013) built environment'. One of the main objectives of this case study is to perform an "audit" of the RSP web calculator tool to determine how well it works in the Tukwila International Boulevard (TIB) station area. The results of the audit indicate that the RSP model estimates parking utilization accurately for most of the selected sites in Tukwila and SeaTac, with fifteen of eighteen sites within a 20 percent level of error (which is within a generally expected margin). The project team also conducted interviews with businesses in the TIB station area to gather feedback on spillover from the park-and-ride lots. Many of the businesses, especially those within one block of the station, stated that they actively take measures to prevent non -patron parking in their lots and that with these measures, spillover is not a major concern. Lastly, the team reviewed on -street parking levels from documentation put out by Sound Transit. On -street parking occupancy levels in the station area average 25-33 percent throughout the day, showing that there is still plenty of available space. However, the City does not currently have policy language stating the purpose and intended uses of on -street parking. Clarifying this intent would be beneficial if on -street supplies become more constrained and businesses, residents, and transit users begin to compete more heavily for parking. 1 Countywide, RSP found parking was supplied at 1.4 spaces per multi -family unit with utilization at 1.0 spaces per unit—an oversupply of 40 percent. http://metro.kingcounty.gov/programs-projects/right-size-parking/pdf/rsp-one- pager-generic-2-20-13.pdf 66 1 IFRight Size Parking October 2014 Aar_ Tukwila can move toward achieving right sized parking by: Reducing multi -family parking minimums to rates 20 percent above the RSP estimates, which would result in a substantial reduction in future parking required for multi -family development while accommodating the wide range in observed parking utilization on-site; More directly facilitating the use of shared parking agreements between commercial and/or residential lots for off-street parking; Establishing policies on the priority users of on -street parking Creating design standards that include on -street parking for new and improved streets; Continuing to monitor occupancy levels at the TIB station and transition the area to a transit oriented development; and Coordinating parking changes with SeaTac to ensure uniformity. The intent of these parking policy recommendations is to support housing that serves its residents, owners, and neighborhood, and form a walkable, transit oriented neighborhood around the TIB station. By using these recommendations and considering other ways to make use of the RSP efforts, Tukwila can reach its vision of creating a welcoming place, supporting equity, and preserving affordability. 2 67 IFRight Size Parking Ar_ October 2014 INTRODUCTION The City of Tukwila is one of four cities participating in the Right Size Parking (RSP) Policy Pilot Project, along with Kent, Kirkland, and Seattle. RSP is a three year grant project funded by the Federal Highway Administration's Value Pricing Program and managed by King County Metro Transit. The overarching goal of the RSP project is to foster livable communities by optimizing the allocation of parking resources. More specifically, the purpose of the RSP project is to impart data and strategies to help developers, jurisdictions, and neighborhoods accurately project the optimum amount of parking for new multi -family developments. The amount of parking is optimized—i.e., right sized—when it strikes a balance between supply and demand, and the challenge lies in determining the correct balance with confidence. Today, multi -family buildings often provide too much parking, which can be an impediment to achieving a wide range of community goals. However, providing too little parking can also be a significant risk in terms of real estate marketability and neighborhood impacts. The RSP web calculator uses data collected throughout King County to seek this balance and can assist decision makers in determining parking needs. The City of Tukwila was selected to participate for this study in part because it presents several factors that set the area apart from other parts of King County. First, the City's proximity to Seattle -Tacoma International Airport generates airport -related parking issues. The large recent immigrant population may represent different parking use resulting from their housing and travel patterns2. Finally, the Tukwila International Boulevard (TIB) Station on Link Light Rail is a regional transit hub with free park and ride lots. This report focuses on strategies to right size parking around the TIB Station (served by Link and several bus routes), which is located on the border between the cities of Tukwila and SeaTac near the intersection of Tukwila International Boulevard and Southcenter Boulevard / 154th Street. Figure 1 displays half -mile and one -mile walk -sheds, and the half -mile shed defines the "station area" for this analysis'. The cities of Tukwila and SeaTac both desire to transform the TIB station area into a vibrant, transit - oriented, mixed-use neighborhood. However, in order to achieve this vision, the parking needs of transit patrons and multi -family residences must be balanced in a way that encourages new development, yet avoids impacts to adjacent businesses and ensures that parking is not oversupplied. The area's diverse population may influence parking demand compared to other cities in the area, and the high expense of 2 Somali Community Services Coalition. March 2013. Equity for All: Including East African Voice in Future Development 3 It should be noted that TIB Station is currently the southernmost light rail station with parking for transit riders. As such, it generates "start of the line" transit parking, as well as likely use by people who park to ride transit one stop to the airport. In early 2016, Angle Lake Station will open south of the airport with its own parking garage, which could intercept transit parkers who have been using TIS Station. 3 68 IIIFAir_ Right Size Parking October 2014 building subterranean parking in an area with a high groundwater table underscores the importance of getting parking right. Achieving appropriate parking standards is critical in the TIB station area because forcing developers to overbuild parking leads to several detrimental outcomes: Some projects may not be started or may be scaled back due to high parking costs Land that could be devoted to residential or other development is used for unnecessary surface parking Development costs increase, which may be passed on in the form of higher rents or purchase prices, increasing the cost of housing The community character is degraded by parking lots or large parking garages Transit is a less viable transportation option because of an auto -dependent urban form Earlier RSP research has shown that parking can constitute 20-30 percent of a typical development project's costo, which could reach 30-40 percent for a project with underground parking in Tukwila'. Therefore, getting the parking code right is a key first step toward transforming the station area. The Tukwila parking policy study consisted of three components: Validating the RSP model with local sites; Conducting a survey of commercial properties related to spillover parking; and Reviewing the multi -family parking codes for Tukwila and SeaTac. From these analyses, the study formed recommendations for Tukwila's parking policies. 4 King County Metro, 2014. www.rightsizeparking.org. Based on typical cost estimates of subterranean parking for a project with a high groundwater table. 4 69 NEV Rightber Size Parking Octo2014 Figure 1: Study Area 1 City of SeaTac II .,01.1111 5 144th 5 5 146th St S 148th St 5 150th St lsath st NyS 156th Stimillr 5 152nd City of Tukwila S 166th St 5 166th St 11 70 Link Light Rail Station Half Mile Walkshed One Mile Walkshed 0 City Limits 5 IF4Rightber Size Parking Octo2014 EXISTING CONDITIONS There are three general purposes for parking around the TIB station area today: to access transit, commercial, or residential land uses. TRANSIT PARKING At the TIB station, Sound Transit operates two park-and-ride lots with a capacity of 600 vehicles (see Figure 2). Vehicles may park for up to 24 hours at the lot. To better manage demand, a pilot program recently took place where 62 stalls were available at a cost of $33 per quarter, or 50 cents per weekday, which guaranteed a parking spot. Occupancy reports and field observations show that the park-and-ride lot tends to be nearly or completely full on weekdays from 7am to 5pm. Sound Transit also provides an overflow parking lot behind SeaTac Center 600 feet northwest of the light rail station, though it is not well signed and can be difficult to find. Field observations showed a roughly 50 percent occupancy rate during midday and afternoon. The Church By the Side of the Road leases 28 spaces for transit users with occupancy rates around 30 percent. Some adjacent park -and -fly lot operators in SeaTac also offer parking for light rail riders at a price of $10 per day, but Tukwila enforces a policy prohibiting commercial parking that doesn't meet conditions laid out in the zoning code. Figure 2: TIB Station Park -And -Ride 6 71 UP 72 Right Size Parking October 2014 There is limited on -street parking within the half -mile walkshed of the station area. Figure 3 below is an updated version of information from the Sound Transit Hide and Ride Monitoring Program, which assessed potential TIB station parking spillover into the surrounding neighborhoods. It has been updated for this report because the on -street parking conditions have changed since the original map was developed. Figure 3: On -Street Parking Restrictions Around TIB Station City of SeaTac 5 150th St City of Tukwila 1 0 0 5 154th St v N o v Southcenter Blvd 5 160th St l 5158th S Link Light Rail Station = On -Street Parking Unavailable Available On -Street Parking 0 City Limits Source: City of Tukwila, 2014; updated from DKS Associates Transportation Solutions. 2004. Hide and Ride Monitoring Program. 7 111, Rightber Size Parking Octo2014 Over the last 10 years, Sound Transit has monitored the utilization of on -street parking in the station area, as shown above in Figure 3. The most recent on -street parking survey from Sound Transit (April 2014) indicates that the on -street utilization rate in the station area is 25-33 percent, a slight increase over the last 10 years. This rate of on -street utilization suggests that despite a full park-and-ride lot, there is not a substantial amount of parking spillover into the adjacent on -street spaces. Much of the on -street parking that exists around the light rail station tends to be informal and not well defined. As Figure 4 below demonstrates, the lack of finished curb, gutter, and sidewalks makes the boundary between private property and the public right-of-way unclear. Even on some streets where space is better defined it can be unclear who the available space is meant to serve (see Figure 5). Figure 4: Unfinished Roadside 8 73 4Rightber Size Parking Octo2014 Figure 5: Example of Available On -Street Parking on 40th Avenue South (Looking South) COMMERCIAL PARKING Businesses around the TIB station area are predominantly low density strip malls, including fast food restaurants, gas stations, and other basic needs. Sidewalks and marked crosswalks exist along some of Tukwila International Boulevard/TIB but the auto -oriented design of the area encourages many patrons to arrive by car. Nevertheless, most commercial parking lots tend not to fill. This available parking capacity in nearby commercial lots suggests that spillover from transit parking onto private lots should not result in a lack of parking for on-site users. Interviews with local businesses (described later) indicated that they generally agree that transit parking spillover is not a problem, although some businesses do occasionally tow vehicles suspected of parking to access transit. Figure 6 displays typical parking conditions at surrounding businesses. 9 74 NB1. Right berSize Parking Octo2014 Figure 6: Commercial Parking Conditions RESIDENTIAL PARKING Off of the major arterials, the right of way is frequently less defined. Local streets that provide access to apartments and homes often lack sidewalks and delineated areas for parking. As such it can be difficult to determine what parking users the local streets are serving: residents parking near their homes, pedestrians walking through the neighborhood, or visitors parking in order to access nearby needs. Figure 7 shows an example of these unfinished street shoulders. 10 75 1111 Right Size Parking October 2014 Figure 7: Unfinished Shoulders on 40th Ave 5 11 76 11 IFRight Size Parking Ar_ October 2014 VISION FOR THE AREA The City of SeaTac articulated a vision for the area east of the TIB station in their South 154th Street Station Area Plan (2006). This plan articulates a vision of lively commercial and residential districts that provide attractive walkable neighborhoods and include a variety of shops, services, and places to gather. The City of Tukwila created a vision for this area in the mid-1990s when the Regional Plan was to serve the region's urban centers with rail6. The following vision was developed before a station had been considered for or located on Tukwila International Boulevard. The City envisioned a mixed use commercial and light industrial area with a safe, attractive and functional built environment that serves both motorists and pedestrians. Tukwila Village, currently under construction approximately a 3/4 mile walk north of the light rail station, is intended to help catalyze future redevelopment in the area and act as a guide for the type and intensity of the desired development. It will be a mixed-use development that aims to act as a central gathering place for residents and visitors. The City's Comprehensive Plan also identifies regional and local transit as important aspects of the transportation system and encourages multi -modal facilities.. EXISTING PARKING CODES AND DESIGN GUIDELINES The TIB station area includes four of Tukwila's different zoning types, which are described in Appendix A. These designations that City code defines include Regional Commercial (RC), High Density Residential (HDR), Medium Density Residential (MDR), and Low Density Residential (LDR). These zoning districts as well as the TIB Design Manual, which is used for the design review process, shape the look and feel of TIB's urban form. Tukwila employs minimum off-street parking requirements based on the number of bedrooms for residential uses and usable floor area for commercial areas, as is typical of suburban areas. Many cities use this traditional method to define the amount of parking required, but planners and decision makers have realized that these minimums frequently result in an overabundance of surface parking, which can degrade urban form and encourage dependence on the auto for travel'. The City does provide allowances for off-site, shared, and tandem parking as well as a process for administrative variances for an up to ten percent reduction if a landowner can demonstrate that they need less than the required amount of parking. In contrast to many other communities in the area, however, 6 City of SeaTac, December, 2006. South 154th St Station Area Action Plan. Donald Shoup, 2011. The High Cost of Free Parking. 12 77 IFRight Size Parking October 2014 Aar_ Tukwila enforces more regulations on the use of accessory off-street parking for non-residential users. Most cities in the region allow a commercial user to offer excess parking to anyone at any price with no additional taxes or regulations. Tukwila Municipal Code (TMC 18.06.613) defines commercial parking as a use of land or structure for the parking of motor vehicles as a commercial enterprise, for which hourly, daily, or weekly fees apply to the use of parking stalls, and imposes a tax and additional regulations. The increased regulations on accessory parking can make it more difficult for adjacent land owners to share or sell excess parking to neighboring businesses or visitors who are looking for parking. The neighboring City of SeaTac takes the same approach to setting their parking minimums and the standards for parking supply minimums are nearly the same. Parking policies and activity in SeaTac and Tukwila are inherently linked through their shared boundary adjacent to TIB Station, highlighting the importance of the two cities coordinating their efforts in the station area. Appendix A provides more detail on current zoning and parking policies in Tukwila and SeaTac. FUTURE TRANSIT PARKING DEMAND Sound Transit commissioned the South 200th Street Station Parking Demand Study in 2011 to explore the demand for park-and-ride capacity at the temporary southern terminus of Link Light Rail. At the time of this study, the South 200th Street (now officially named Angle Lake) station was forecast to be operating in 2018 (now expected to open in 2016) while the full build out of ST2 would extend Link to South 272nd Street by 2030. As Link extends further south, the report estimates that parking demand will shift south as new stations open to the south. As shown in Table 1, the Angle Lake station is forecast to see a demand of 1,050 vehicles for parking in the peak period in 2018 when it is the southern terminus of the system. When Link expands further south to South 272nd Street and the system extends further north by 2030, however, the peak period parking demand at Angle Lake is expected to drop to 700 vehicles. This expected decrease is due to additional parking capacity available at the South 272nd Street station, which will draw riders who currently come to TIB Station from points south to access Link, a common finding among rail transit systems across the United States. 13 78 1111 Right Size Parking October 2014 Table 1: Parking Demand at Angle Lake Station Forecast Year 2018 2030 Assumed System Expansion North — UW South —S. 200th North — Lynnwood East — Overlake South — S. 272nd 3hr Peak Period (number of vehicles) 1,0508 700 Source: Sound Transit & Huitt-Zollers. January 2011. S. 200th Street Station Parking Demand Study: Interim Technical Memorandum. Figure 8 demonstrates why this drop is expected to occur. Over 50 percent of the riders currently accessing the TIB station are coming from points south and driving to the station to park. As Sound Transit expands Link further south and north, many riders, even the new riders added due to the expanded service area of the system, will instead access the system via Angle Lake since it will be closer to them. Similarly, in 2030, many riders will shift to the South 272nd Street station when that opens. A similar effect is likely to occur at the TIB station. When Sound Transit opens the Angle Lake and South 272nd Street stations, we expect a decrease of up to 30 percent in demand for parking at the TIB station, depending partially on the amount of use by commuters to UW and other latent demand. A potential increase in parking demand back to current levels could occur in the long term if Link Light Rail encourages redevelopment and garners significant ridership growth. However, the limited opportunities for development in the current catchment area shown in Figure 8 do not suggest great increases in commuters accessing the station by car. Hence, parking demand above the current levels is not expected. 8 Sound Transit is planning "a 700 -stall garage and up to 400 additional interim surface spaces." Source: Sound Transit, 2013. 14 79 IFRight Size Parking October 2014 AAr_ Figure 8: AM Survey Trip Origins by Zip Code (riders boarding northbound trains) Figure 2 90110 Stadium 50a110 98004 98005 98007 98116 55100 St'ritlon 68144 Mount Baker Station 98126 98075 cmWmbia 50y Metier, 98006 98 98106 98040 98136 98027 !CCM 1.2%. Tukwila International Blvd Station 18.6% Legend: O Tukwil Intl Blvd Link Sta. O Other Link Station "Nip Link Route Oleos Link Route (Future) I I Zip Code % of parking users, by zip code Below 2.5% 2.5 to 5% 5 to 10% 1 Above 1051/ � 1 0 0.5 1 Mi. N 1 60 • Soum.2001n St eel Station ,Future) 14511. 1.1 0.64 2%] 98422 98002 9840 2.3%) This nor, is aorlonlpanied by NO wauonItes Source: Sound Transit & Huitt-Zollers. January 2011. S. 200th Street Station Parking Demand Study: Interim Technical Memorandum. Ir• 11 80 15 11, Right Size Parking Ar_ October 2014 RSP MODEL VALIDATION The Right Size Parking (RSP) project included an extensive survey of multi -family developments in King County to collect data on parking supply and utilization. The project surveyed 208 sites throughout the County, totaling over 33,000 housing units and over 50,000 parking stalls. The RSP survey data was used to develop a statistical model that predicts parking demand based on locational and building characteristics. After analyzing over 100 variables, the following seven variables were selected that together can predict over 80 percent of the observed variation in parking utilization in multi -family projects: transit service percent of affordable units number of bedrooms population and employment density unit size unit rent parking price RSP WEB CALCULATOR A public, web -based user interface was built to allow easy access to the information provided by the RSP Multi -family Residential Parking Calculator.9 The web tool has several components for communicating RSP information. The home page gives explanatory information and displays a "heat map" of King County that color codes areas according to predicted parking utilization (i.e., green indicates lower utilization, and red indicates higher utilization). The interface allows users to zoom in and select a specific parcel (or parcels), after which data for a prototypical building on that site is displayed. Users can then adjust project parameters and land use context factors to represent a planned project, or to simply observe how different factors affect predicted parking demand. The web interface also displays comparative parking "impacts," including capital costs for parking construction and vehicle -miles traveled and greenhouse gas emissions for building residents. Figure 9 provides an example of the web interface below. 9 The RSP King County Multi -Family Residential Parking Calculator is online here: http://www.rightsizeparking.org/ 16 81 IIIWO Right berSize Parking Octo Figure 9: Screenshot of RSP Web Calculator Right Size King County Multi -Family Residential Parking Calculator Parking TOOLS To BALANCE 511PPLN CALCULATOR ABOUT THIS SITE 1 Enter a location 1 Parcel Selected lJ 0 Building & Parking SpeaFIcatinns Location Characteristics Parking Jnit Ratio 0 1.06 Parking Impacts Once you have selected a parcel, the values below represent the location characteristics of the parcels) you have selected Population: Calceotration Low to High 139 41c 113,470 62,785 35,13 lc - - Population concentration similar to: ao,359 Eastgate, Factona or Fauntleroy 33.T89 - Jobs: ry Concentration Low to High 237,25C 102.552 - - 127.249 71.920 13.00] - - Transit Service: I Concentration Law to High 1.554 1,514 1,355 1.218 - 1 179 UPDATE 40,340 Job concentration similar to: Kent East Hill 1,318 Transit service concentration simila r to: University Distract or Lower Queen Anne RESET Parking/Unit Ratio (Number of Stalls) <.5 Stalls r-1.5 Stals 17 IFRight Size Parking October 2014 Aar_ The RSP Calculator can help municipalities determine defensible parking requirements for development projects on a case-by-case basis. The RSP Calculator and the data behind it can also provide valuable input for setting the metrics for "context -based" adjustments to minimums, such as population density, job concentration, and transit availability. Overall across King County, the RSP Calculator estimates 40 percent oversupply of parking compared to actual utilization in today's (2013) built environment'° AUDITING THE RSP CALCULATOR IN TUKWILA One of the main objectives of this case study is to perform an "audit" of the RSP web calculator tool to determine how well it works in the TIB station area. The study applied the calculator to 18 multi -family properties in Tukwila and SeaTac. Figure 10 shows the approximate locations of the apartment sites. The high proportion of immigrants in the area could lead to unique parking utilization outcomes compared to the rest of the Countyll. In this section of the document, we briefly describe the RSP parking surveys that were collected as part of the data collection effort and compare their utilization rates to the web model output. To estimate parking utilization, the web calculator uses the number of units in a building, the number of bedrooms in each unit, the rental price, unit square footage, number of affordable'2 units, and monthly cost for parking, which are specific to each building. It also includes three characteristics of the location of the building to approximate urban form and transportation choices available to residents of each development — population density, job density, and transit service / accessibility. Of the three location variables, the model is most sensitive to the transit service score, which does not vary substantially across this sample set of apartments in Tukwila and SeaTac. Using these input variables, the calculator produces an estimate for expected parking utilization in spaces per unit, which we can check against observed utilization and total supplied parking at the site. The "percent error" row compares estimated and observed parking utilization. Table 2 summarizes the input variables, estimated parking utilization, and observed parking utilization. Overall, the RSP web calculator is estimating parking utilization accurately for most of the selected sites in Tukwila and SeaTac, with fifteen of eighteen sites within a 20 percent level of error, which is within a generally expected margin. We do note, however, a tendency for the model to under -predict utilization, i.e. to estimate less expected use than actual observed use. A discussion of some discernible trends in the data that explain the discrepancy between the RSP web model estimation and the observed site data 10 http://metro.kingcounty.gov/programs-projects/right-size-parking/pdf/rsp-one-pager-generic-2-20-13.pdf 11 Somali Community Services. March 2013. Equity for All: Including East African Voice in Future Development. 12 Units were deemed "affordable" by building managers during the interview and may include units set aside for low- income renters or qualifying for tax benefits. 18 83 Air_ Right Size Parking October 2014 follows below. It is important to note that the RSP web calculator is a robust regional tool designed to assist planners in better assessing potential parking demand, but the tool is not and was never intended to provide a perfect estimation of demand at all parcels in the County. Some of the sites do have specific characteristics that make them different from the others. Sites 1 and 8 contain only studio apartments and both have relatively low rents. Given the population of immigrants in some areas of Tukwila and SeaTac and the lack of information on residents per unit, it is possible that these apartments have a higher number of occupants and vehicles per household than elsewhere in King County. Our analysis indicates that the web calculator is quite sensitive to the designation of affordable units. If these units are not designated as affordable the web calculator prediction is nearly correct, suggesting that lower income residents in the study area may own more cars than similar low income residents elsewhere in the County. Review of available Census data supports this hypothesis Sites 3 and 4 are closest to the TIB Link station. The RSP web model suggests that, all else equal, these sites should have lower parking utilization, but the observed utilization data do not bear out this prediction. The strong correlation between good transit service and lower parking utilization found elsewhere in the County may not be taking hold yet in Tukwila. This outcome could be caused by the urban form surrounding the TIB Station. The station is not as integrated into a mixed-use, walkable neighborhood as other areas in the model, nor is the station area a destination for jobs or activities. In conclusion, the RSP web calculator seems to be accurately capturing many of the factors that influence parking utilization for multi -family properties, particularly factors such as number of bedrooms per unit and the cost of rent. Apartments in the study area do not appear to share as strong a link between good transit service and lower parking utilization as is apparent elsewhere in the County. That expected link may be lower in the study area due to the distinct local population, designated affordable housing units, and higher car ownership per household. The presence of on -street parking, while not included as an input to the model, may serve as a relief valve for expensive or over -crowded parking. The parking prices and observed utilizations suggest that apartments in Tukwila and SeaTac have not yet reached this point of needing a parking relief valve. Overall, the RSP web calculator is a reasonable tool to assist planners in evaluating potential parking demand, but to be conservative, the results of the RSP web calculator should be increased by about 20 percent to account for the unique conditions in the TIB station area. A more detailed discussion of policy recommendations follow below. 19 84 Co U1 Right Size Parking October 2014 Table 2: RSP Web Calculator Tukwila and SeaTac Study Sites Results13 Variables Site 1 Site 2 Site 3 Site 4 Site 5 Site 6 Site 7 Site 8 Site 9 Site Site Site Site Site Site Site Site Site 10 11 12 13 14 15 16 17 18 Studio Units 1 Br Units 2 Br Units 3+ Br Units Studio Rent 1 Br Rent 2 Br Rent 3+ Br Rent Avg. Sqft per Unit Affordable Units Mo. Parking Cost Population Jobs Transit Service RSP Forecasted Use (spaces per unit) Observed Use (spaces per unit) Parking Supplied (spaces per unit) Percent Error 47 0 0 40 38 0 0 236 14 7 0 0 0 0 0 0 0 0 0 22 18 62 83 7 166 0 55 18 8 80 10 16 8 24 40 48 0 17 18 81 89 18 157 0 26 14 34 99 48 24 24 24 16 32 0 0 0 8 0 0 3 0 0 16 4 0 10 0 4 0 0 0 $550 $0 $0 $809 $648 $0 $0 $560 $650 $845 $0 $0 $0 $0 $0 $0 $0 $0 $0 $765 $850 $894 $787 $850 $650 $0 $750 $895 $700 $730 $625 $731 $1,012 $731 $625 $725 $0 $925 $1,000 $1,032 $948 $1,000 $755 $0 $920 $1,225 $850 $950 $795 $956 $1,181 $893 $775 $900 $0 $0 $0 $1,437 $0 $0 $893 $0 $0 $1,400 $1,090 $0 $835 $0 $1,485 $0 $0 $0 457 741 905 705 716 924 749 495 772 967 821 769 690 770 1,047 722 594 707 0 0 0 0 0 0 325 236 0 0 46 0 0 0 0 0 0 0 $0 $0 $25 $29 $20 $0 $0 $0 $30 $45 $0 $0 $0 $35 $0 $0 $0 $0 62,862 62,727 62,586 62,099 62,726 62,740 56,531 55,509 62,008 55,953 65,302 59,789 64,422 64,803 64,574 64,287 62,529 62,293 40,524 41,300 41,599 40,995 43,383 42,605 44,060 47,254 40,312 46,166 42,373 51,507 41,761 41,304 41,528 41,348 40,795 39,696 1,307 1,289 1,329 1,364 1,222 1,294 1,238 1,198 1,300 1,300 1,245 1,272 1,331 1,262 1,253 1,262 1,319 1,273 0.87 1.13 1.10 1.05 1.11 1.21 0.92 0.73 1.02 1.19 0.99 1.14 1.14 1.11 1.30 1.14 1.02 1.13 0.76 1.19 1.31 1.33 1.32 1.33 0.82 0.97 0.87 1.16 1.00 1.14 1.24 1.00 1.72 1.00 1.27 1.15 1.30 1.41 1.53 1.28 1.50 1.44 1.00 1.27 1.25 1.65 1.78 1.28 1.76 1.00 1.72 1.20 1.36 1.91 15% -5% -16% -21% -16% Input Output -9% 12% -25% 17% 13 nf-'-Scriptions of variables and methodology available at www.rightsizeparking.org. op 3% -1% 0% -8% 11% -24% 14% -20% -2% 20 1, 4Rightber Size Parking Octo2014 Figure 10: Tukwila and SeaTac Study Site Locations 5142nd St 14 41 VI City of SeaTac 5 154th St 11 5 144th St • 15 S 147th St e -\„,,i:/:\\_ a 01 2 5 rin�S°uthcenter g1vd 0 rukwpa Pkwy}+ St ander Blvd 176th 5 8 • 86 Minkler Blvd • Study Site Transit Agency and Mode Local Bus Route Link Light Rail Station = Link Light Rail 0 City Limits - Regional Bus Route 21 11, Right Size Parking Ar_ October 2014 BUSINESS INTERVIEWS INTRODUCTION To further understand parking issues for the adjacent commercial businesses, the project team conducted a survey of owners and managers who operate businesses within proximity of the TIB station to determine if park-and-ride users were parking in non -designated areas (spillover). The survey, which took place over a two-month period starting in April 2014, also asked respondents if they would be interested in further discussions about participating in a shared parking arrangement. In total, 14 surveys were successfully completed. The following summarizes the key findings. KEY FINDINGS PARK-AND-RIDE SPILLOVER About a quarter of the participants surveyed felt that there is a shortage of dedicated park-and-ride spaces for the station. These respondents typically represented businesses located within a few blocks of the station. Some of the businesses further than a few blocks from the station thought there was a general shortage of public parking, but not necessarily due to park-and-ride users. Properties within a block of the station, particularly those on the northwest and northeast corners of International Blvd. & S 154th St. are most affected by park-and-ride spillover. On game days (Seahawks / Sounders / Mariners) it was reported that park-and-ride spillover was felt further north on S 154th St.; however, with the exception of the Seahawks Parade Day (February 5, 2014), most respondents felt that even on game days park-and-ride spillover is contained to between two and three blocks from the station. PREVENTATIVE MEASURES About a third of the respondents reported having non -patron cars towed and / or ticketed if parked for more than the posted time limit. Another third of the respondents reported that they fenced their parking lot for security reasons, which renders non -patron parking as a non -issue. The remainder of the respondents didn't consider non -patron use of their lot as a major issue. Respondents made a number of suggestions for how to better reduce the effect of non -patrons parking in private parking lots, including: 22 87 Right Size Parking October 2014 Build a larger park-and-ride garage at the station; Have parking enforcement officers check at random times and more than once per day so that people don't learn how to "beat the system"; Hire additional parking enforcement officers for game days and other large events14 SHARED PARKING Among the 14 businesses surveyed, four were hotels / motels which operated 24 hours per day and reported parking occupancy to be highest after 4pm. Three of the businesses were fast food restaurants, and reported that lunch was their busiest time. Two of these restaurants reported having little to no spaces available during the lunch hour (noon to 1pm). The remainder of the businesses surveyed were a mix of service, retail, and self -storage companies. Survey participants were asked whether their businesses were interested in discussing the possibility of opening their lots to park-and-ride users through some type of shared parking arrangement. Five of the respondents were not interested due either to a lack of surplus parking available, or a perceived security / liability risk; two businesses which already have park -and -fly programs responded that they might be interested if the arrangement was similar to their current park -and -fly programs; one respondent reported already leasing parking to Sound Transit for park -and ride -users; and the rest were either open to further discussion, or responded that it was not their decision to make. 14 The City views off-street parking management as the responsibility of the parking lot owner. 88 23 IFRight Size Parking Ar_ October 2014 POLICY RECOMMENDATIONS Looking at parking around the TIB station today, the challenge is not that of too little parking or too much, but rather the distribution of parking available to different land uses around the study area. The availability of residential parking around Tukwila is generally not a problem but it is easily conflated with transit parking around the TIB station area. It is important that planners and policy makers recognize this difference when making decisions on parking in Tukwila. Current parking policies in Tukwila establish minimum parking requirements for residential and commercial buildings to ensure enough parking is always available to accommodate peak demand. In reality, almost none of the parking available in the city — on -street, residential off-street, or commercial off-street — fills to capacity for very long, except for the Sound Transit park-and-ride lots, which also has a peak. The general recommendation of the RSP team is that cities drop parking minimums and let the market dictate how much off-street parking multi -family housing developments provide. However, Tukwila may not be in a position to follow this strategy immediately so we provide more specific recommendations here. The city can make best use of its existing parking assets by: Reducing multi -family parking minimums to rates 20 percent above the RSP estimates; Facilitating shared use agreements between commercial and residential lots for off-street parking; Establishing policies on the priority users of on -street parking Creating design standards that include on -street parking for new and improved streets; Continuing to monitor occupancy levels at the TIB station and transition the area to a transit oriented development; and Coordinating parking changes with SeaTac to ensure uniformity. LOWER PARKING MINIMUMS Given that multi -family housing developments generally have more parking than they need, Tukwila has several opportunities to improve urban form and reduce housing costs in the TIB station area through modifying its parking requirements. The current levels of parking supplied at multi -family housing developments are generally below the code requirements, yet existing capacity is not fully utilized. Building additional parking is an expensive undertaking for developers due to land values and these costs 24 89 IIIFRight Size Parking October 2014 4447 typically get passed on to renters in the form of parking fees bundled in with rent. Moreover, the high groundwater table in the area makes underground parking cost prohibitive (up to $70,000 per stall). When minimum parking requirements are too high, residents pay higher rent for parking spaces that go unused and which they themselves may not even use at all if they do not own vehicles. The City could lower its parking minimums to more accurately reflect the parking needs of its residents, and it has adopted provisions for special permission allowing lower commercial and residential parking requirements in the urban center for development within 600ft (commercial) and 1,320ft (residential) of the Sounder Station or the Southcenter Transit Center. For larger properties, reduced residential parking minimums may also provide the opportunity to add more units on the same property by repurposing unused parking stalls. The TIB station area would be a sensible pilot area due to its proximity to high quality transit service. SHARED USE AGREEMENTS To the extent that existing residential and commercial developments have additional parking capacity available today, the City could facilitate more shared parking arrangements. Current parking codes allow up to 10 percent of parking to be shared between complementary uses on the same site and excess parking stalls may be used between different properties within 800 feet of one another. Table 2 above shows that some apartment complexes have up to 50 percent of their available parking spaces going unused. The City could increase the amount of complementary parking allowed for existing developments (potentially including transit) and reassess the amount allowed for new developments given any reductions in parking minimums. The most effective way to support more shared use parking agreements between nearby owners is for the City to take the role of a "matchmaker". Many business owners do not have the time or knowledge to recognize shared parking as an opportunity so the City could reach out and facilitate this process. Several cities have employed programs to facilitate a match between parking supply and demand, including the Portland suburb or Oregon City. This program takes some commitment of city staff time to maintain a database of parking supply to match with potential demand. RATIONALIZE ON -STREET PARKING Existing off-street capacity generally provides enough parking for Tukwila residents and business patrons, so on -street parking holds additional opportunities. This capacity could provide parking for exceptionally high -demand conditions and support neighborhood streets with businesses that open onto sidewalks and parking lots that are less visually dominant. Spillover from the Sound Transit park-and-ride appears to be 25 90 IFRight Size Parking October 2014 Aar_ minimal and does not result in substantial on -street utilization, with the possible exception of game day events while Tukwila functions as the southernmost station with designated transit parking. While on -street parking utilization is relatively low currently, significant redevelopment could lead to an increase in the future. The City may wish to establish policies defining the priority users for on -street parking in concert with the community before spaces become scarce. If all of the streets highlighted above in Figure 3 had available on -street parking, capacity could increase by up to 100 spaces. However, given the cost of right of way acquisition, curb, gutter, and sidewalk, these improvements are unlikely to occur. DESIGN STANDARDS As discussed earlier in this report, many residential streets in the station area have unfinished shoulders with no formalized on -street parking. The City could require on -street parking in its roadway design standards to increase parking capacity as streets are built or improved in the future. MONITOR AND TRANSFORM TIB STATION As the southernmost station with transit parking available, TIB Station functions in some ways as a regional transit hub rather than a transit -oriented place to live, work, and play. The park-and-ride lot at TIB station is generally full from 7am to 5pm, but use of the accessory lot behind SeaTac Center and nearby on -street parking is relatively Iow15. With Link expansion moving to Angle Lake in 2016, the demand for parking at TIB is likely to decrease in coming years. Based on the origin -destination map in Figure 8 we forecast a decline in utilization of about 30 percent when Angle Lake opens. This utilization rate may increase over time as development occurs and light rail ridership grows, but it is unlikely to warrant additional parking at the TIB station. Instead of serving purely as a transit hub offering daily vehicle storage, TIB Station could host transit supportive land uses such as mixed use retail, office, or housing developments. Sound Transit should monitor parking levels around the station area in the interim and consider encouraging overflow parking to use either the accessory lot or available on -street capacity for now. Expansion of the park-and-ride lots will likely be unnecessary and Sound Transit should consider consolidating the two lots into a garage in order to free up land for transit oriented development near the station. is The accessory lot is relatively new and poorly signed. 26 91 117 1114 Right Size Parking October 2014 92 COORDINATE WITH SEATAC With Tukwila International Boulevard as the border between Tukwila and SeaTac, parking changes in one city could easily have effects on the other. Tighter regulations in Tukwila could lead to a shift in parking to SeaTac, which would lead to both ineffective parking outcomes overall and confusion for local residents and visitors to the area. We recommend that both cities coordinate any changes to parking codes and establish codes that are similar. 27 IFRight Size Parking Ar_ October 2014 OUTCOMES AND CONSEQUENCES The intent of these parking policy recommendations is to support housing that serves its residents, owners, and neighborhood, and form a walkable, transit oriented neighborhood around the TIB station. Making more efficient use of existing parking capacity and discouraging large, unneeded surface lots are ways that Tukwila can work to achieve this goal. While the steps outlined above can lead to a successful outcome, there are potential unintended consequences that the City should be aware of. Even when multi -family developments do charge residents to park on site, findings show that residents tend not to park their vehicles on the street. Rather, they may get rid of a vehicle entirely, or the apartment may attract tenants who do not own vehicles. This may solve some of the parking challenges discussed in this report but it may also limit the mobility of residents, which is not the aim. The goal of this effort is to right size the city's parking code, while seeking to ensure adequate transportation infrastructure and services to make non -auto modes viable. Allowing local businesses and residences to sell excess parking through shared use agreements will make better use of existing capacity while providing some income to owners. This additional income will benefit owners who may struggle to cover their current costs, contributing to stability in the area. However, this additional income may also give longevity to marginally performing properties that the City would rather see redevelop. For this reason, the City may consider setting a cap to the amount of shared use parking it allows, though enforcing a cap would not be easy. By using these recommendations and considering other ways to make use of the RSP efforts, Tukwila can reach its vision of creating a welcoming place, supporting equity, and preserving affordability. 28 93 APPENDIX A: SUMMARY OF EXISTING PARKING CODES IN TUKWILA F. II1 94 29 Tukwila Parking Requirements Zoning Districts in the TIB Station Area High Density Residential (HDR) max. height: 45 ft. min. lot size: 9600 sq. ft. Lot area per unit (multi -family): 2,000 sq. ft. Development area coverage: 50 percent maximum (except senior citizen housing; 75 percent for townhouses) Medium Density Residential (MDR) max. height: 30 ft. min. lot size: 8000 sq. ft. Lot area per unit (multi -family): 3,000 sq. ft. Development area coverage: 50 percent maximum (75 percent for townhouses) Low Density Residential (LDR) single-family only max. height: 30 ft. min. lot size: 6500 sq. ft. Regional Commercial (RC) Max height = 35 ft. or 3 stories16 Lot area per unit (multi -family, except senior citizen housing), minimum 2,000 sq. ft. o Where the height limit is 6 stories: 622 sq. ft. o Where the height limit is 10 stories: 512 sq. ft. Residential Parking Requirements The following general requirement applies to all residential development in the four of the Districts listed above: Two off-street parking spaces shall be provided for each dwelling unit which contains up to three bedrooms. One additional off-street parking space shall be required for every two bedrooms in excess of three bedrooms in a dwelling unit. 16 Blocks to the north and south of SR 518 may exceed the minimums up to 4 and 10 stories. 01 30 95 Special stipulations include the following: Senior Citizen Housing: For 15 units or less, 1 space per unit; for more than 15 units, a minimum of 15 spaces are required, plus 1 space per 2 units ADUs: Minimum of three parking spaces on the property with units less than 600 square feet, and a minimum of four spaces for units over 600 square feet Townhouses: attached garage with parking for at least one vehicle or a parking space in an underground garage is required Commercial Parking Requirements Office 3 per 1000 sf Food stores and markets 1 per 300 sf Restaurant 1 per 100 sf Retail sales, General 4 per 1000 sf Taverns 1 for every 4 persons Other Off -Street Parking Regulations Bicycle Parking: Multi -family, 1 space per 10 parking stalls, with a minimum of 2 spaces Most commercial uses: 1 space per 50 parking stalls, with a minimum of 2 spaces Covenant (off-site) Parking: A covenant between the owner or operator of the principal use, the owner of the parking spaces and the City is required, to be recorded with King County The covenant lot must be within 800 feet of the primary commercial use or a shuttle service to the use must be provided Complementary (shared) Parking: Up to 10 percent of the usable floor area of a building or facility may be occupied by a complementary use without providing parking spaces. Location of Parking: Parking stalls located more than 1,000 feet from the principal use shall require Board of Architectural Review approval. Tandem Parking Spaces: In the MDR and HDR zones, tandem spaces are allowed for each three bedroom and 1/3 of all two bedroom units; no more than 1/3 of all project parking spaces may be tandem Electric Vehicle Charging Stations: Each counts as one parking space for minimum requirements 96 31 Administrative Variances: Eligible for requests for reductions of required parking between 1 percent and 10 percent. A report must be submitted providing a basis for less parking and mitigation necessary to offset any negative effects. The report should address: Site accessibility for transit Site proximity to transit, with 15- to 30 -minute headways Shared use of on-site parking Shared use of off-site parking Combined on-site parking Employee density Adjacent land uses Requests for reductions from minimum parking standards in excess of 10 percent must be made to the Hearing Examiner, and requires a detailed Parking Demand Study. SeaTac Parking Requirements In the vicinity of the Link station area, the border between Tukwila and SeaTac runs along International Blvd. Because the uses and parking environment on the SeaTac side could impact parking on the Tukwila side, a brief summary of the SeaTac parking code within the station area zones is provided below. Selected Off -Street Parking Requirements Duplex/ Townhouses 1.25 per dwelling unit Multi -family* Studio Unit 1 per dwelling unit 1 Bedroom Unit 1.5 per dwelling unit 2 — 3 Bedroom Unit 2 per dwelling unit Senior Citizen Multi 1.25 per dwelling unit Professional Office 1 per 300 sf of office building Most Retail 1 per 250 sf of leasable space *These ratios may be reduced with proof of viable HCT linkage/station pursuant to the determination of the City Manager, or designee. The overall ratio may not be lowered more than ten percent (10 percent). 32 97 Shared Parking The amount of off-street parking required may be reduced by an amount determined by the City Manager when shared parking facilities for two or more uses are designed and developed, or developed adjacent to an existing use, as one common parking facility, provided: A) The amount of the reduction shall not exceed ten percent of each use. B) A covenant or other contract for shared parking between the cooperating property owners is approved by the City Manager. C) If any requirements for shared parking are violated, the affected property owners must provide a remedy satisfactory to the City Manager, or provide the full amount of required off-street parking for each use, within sixty days of notification. Zoning Districts in the TIB Station Area As shown in Figure 2, zoning districts within the TIB station Area as defined by the City of SeaTac include Commercial Business (CB), two types of Urban High -Density Residential (UH-UCR, and UH -900), and two types of Urban Medium -Density Residential (Townhouse, and UM -2, 400). The purpose of the CB zone is to provide retail/personal services for a local service area which exceeds the needs of adjacent neighborhood or commercial areas, and to provide retail and personal services on a community oriented basis. This is accomplished by providing for professional offices, a wide range of retail and personal services, sale of commodities, mixed use development, and the potential integration of high capacity transit stations or lines. The purpose of the UH zone is to create a high density multi -family housing environment that encourages and, when possible, utilizes high capacity transit modes and allows for a limited amount of small resident - oriented businesses, while ensuring an adequate balance of single-family to multi -family housing in the City of SeaTac. This is accomplished by requiring adequate public facilities and services be in place to support a high density level, encouraging clustering and zero lot line developments with some neighborhood business support, allowing school and church uses, and establishing incentives for greater open space, recreational facilities, and potential linkage to high capacity transit modes. The UH-UCR zone, within the urban center, specifically provides for special urban densities and design standards. Maximum allowed height is 55'. The purpose of the UM zone is to create a higher density than single-family while maintaining a desirable family environment. This is accomplished by effective clustering and zero lot line planned developments, 98 33 requiring adequate public facilities and establishing incentives for greater open space, recreational facilities and potential linkage to high capacity transit modes. Maximum allowed height is 40'. The purpose of the Townhouse zone is to create a medium density residential environment that functions as a buffer between adjacent single-family areas and more intensely developed higher density residential or commercial/mixed use areas. This is accomplished by applying design standards that result in a building type that has some single-family characteristics while allowing medium residential densities that will support transit ridership, and allowing some commercial uses in the mixed use context. re ei 34 99 100 BELLWETHER HOUSING UPDATED I 252°I7 PROFILE OF AMENITY SPACES/RECREATION AREAS AT BELLWETHER PORTFOLIO PROPERTIES Attachment H BELLWETHER AT A GLANCE... ■ Bellwether Housing is an acknowledged leader in finding innovative and sustainable ways to acquire, preserve, and build new affordable apartments in Seattle.We own and operate 1,900 high-quality apartments that provide stability and community to over 3,200 diverse residents.We share our development expertise with other organizations and have developed over 9,700 apartments and community facilities for other organizations around Washington State. Founded in 1980, Bellwether has grown into one of the largest affordable nonprofit housing developers in the region. ■ Vision:We envision diverse communities where people of all incomes and backgrounds share in the opportunity and prosperity of our region. ■ Mission: Bellwether Housing creates stable communities and access to opportunity through affordable housing. We develop and manage homes for people with limited income near job centers, transit, and services.We amplify our impact by helping other organizations in the Puget Sound region do the same. bellwether ■ Of the 30 properties in Bellwether's existing portfolio, 12 have a significant number of family -sized units (10 or more 2 bedroom units and up). ■ Those 12 properties are also located within or less than '/ mi from a public park or significant open space. ■ 9 out of 12 of those properties have an amenity space or recreation area. Here are a few of them... bellwether BELLEVUE/OLIVE APARTMENTS (1641 BELLEVUE AVENUE) bellwether CASCADE COURT (1201 SUMMIT AVENUE) bellwether MERCER COURT (52712TH AVENUE EAST) bellwether PARDEETOWNHOMES (1630 14TH AVENUE) bellwether ROSE STREET APARTMENTS (8124 RAINIER AVENUE SOUTH) bellwether STONE WAY APARTMENTS (1215 NORTH 45TH STREET) bellwether PROPOSED PROJECT RECREATION SPACE Dimension for Level 2 Courtyards - The North Courtyard "Youth — Adult Rec.": 40'-0" X 49'-6" The South Courtyard "Toddler — Youth Rec.": 45'-3" X 49'6" Courtyard Youth - Adult Recreation Active Open Space Toddler - Adult Play ILelweMer Affordable Apartment D P Courtyard Youth - Adult Recreation Pntentlal Acflv»fsto IT eoue no P-PatchIGudentng) (rout - Deet netoI OVtdaa Dining 19361f Lounge Seating Intormal Nature Play Equipment S. 152nd Street Courtyard Toddler - Youth P Potential Activireto Ray Stmclure A tematNe Sulecing lcameel Inlenactive Ray Active Open Space Toddler - Adult PI Potential Aehiten Climbing Equrpmem Nohre Ray Lew Game ACregtee ar j Benches and Adult Stating JOHNSON BRALIND.r the nuc 1- - ACTIVE OPEN SPAC - — —1 — - Recneatlan space bellwether RECREATION SPACE DATA • Recreation Space: o Proposed Recreation Space: ■ EXTERIOR: At grade: 2,450 sf + 2,735 sf = 5,185 sf Level P1 terrace: 792 sf Level 2 CY & Terrace: 4,050 sf + 398 sf = 4,448 sf Level 5 terrace: 1,960 sf ■ Exterior Total: 12,385 sf ■ INTERIOR: Lobby: 742 sf Level 2 Amenity: 1,058 sf Level 5 sunroom: 456 sf ■ Interior Total: 2,256 sf ■ GRAND TOTAL: 14,641 sf ■ The project is proposing 15% recreation space, significantly more than the typical Bellwether recreation space of 5%. bellwether 112 Bellwether Development Timeline Schedule Details: If the Project receives the TOD award of funding this 2017, the timeline will be as follows: ■ 09/2017: Apply for Public Funding (King County TOD funds and other sources as required) ■ 12/2017: Public Funding Awarded ■ 01/2018: Apply for Tax Credits ■ 04/2018: Tax Credit Allocation Awarded ■ 04/2018: Apply for Design Review ■ 09/2018: Apply for Building Permit ■ 12/2018: Building Permit Issued ■ 01/2019: Close on Financing and Start Construction If the Project does not receive an award of funding this 2017 round, the timeline will be as follows: ■ 09/2022: Apply for Public Funding (King County TOD funds and other sources as required) ■ 12/2022: Public Funding Awarded ■ 01/2023: Apply for Tax Credits ■ 04/2023: Tax Credit Allocation Awarded ■ 04/2023: Apply for Design Review ■ 09/2018: Apply for Building Permit ■ 12/2023: Building Permit Issued ■ 01/2024: Close on Financing and Start Construction Requested 12/11 Council Decision: The reasons for the requested timeline for Council decision are as follows: 1. Bellwether did not gain control of the property under a contract until the end of June 2017. Since then, Bellwether has been pulling together funding and applying for the required resources, completing environmental testing, negotiating with acquisition lenders, and formally applying for the Development Agreement. 2. Bellwether applied for King County and State funding in the Fall 2017. In order to be competitive with the other main project that applied for South King County TOD funding, the County requires that we have this Development Agreement in place so that they are assured that the Project is viable. 3. Bellwether's Purchase and Sale contract with the current property owners (Vespers) expires on December 19th, 2017. At that time, we need to close on the land to complete the purchase of the property. We are currently working with 2 acquisition lenders: the state Land Acquisition Program and the REDI fund (a combination of King County and other private and public funders). In order for these lenders to lend the required funds for closing, they require that the Development Agreement be in place by the time of closing so that they can underwrite their loans accordingly. Effective Date: The reason for the proposed Effective Date of 12/31/2023 (Section 6. DRAFT DA) is that Bellwether plans to purchase the property by December 19th, 2017. If we are awarded King County funds and the other public funding follows suite, we will move forward with the project with an Page 1 of 2 Attachment 1 113 anticipated start of construction in January 2019. If King County funds are not awarded to the Project in December 2017, Bellwether will still purchase the property and hold it until the next funding round, which is in the Fall of 2022. One additional year after funding award is needed to go through the permitting process for the Project. Page 2 of 2 114 2017 Income and Rent Limits - Multifamily Rental Housing King County Published by HUD on April 14th, 2017 Maximum 2017 Household Income for Multifamily Rental Properties Family Size 30% 35% 40% 45% 50% 60% 65% 70% 80% (HOME) 80% 1 Person 2 Persons 3 Persons 4 Persons 5 Persons 6 Persons 7 Persons 8 Persons $20,200 $23,520 $26,880 $30,240 $33,600 $40,320 $43,680 $47,040 $23,050 $26,880 $30,720 $34,560 $38,400 $46,080 $49,920 $53,760 $25,950 $30,240 $34,560 $38,880 $43,200 $51,840 $56,160 $60,480 $28,800 $33,600 $38,400 $43,200 $48,000 $57,600 $62,400 $67,200 $31,150 $36,295 $41,480 $46,665 $51,850 $62,220 $67,405 $72,590 $33,450 $38,990 $44,560 $50,130 $55,700 $66,840 $72,410 $77,980 $35,750 $41,685 $47,640 $53,595 $59,550 $71,460 $77,415 $83,370 $38,050 $44,380 $50,720 $57,060 $63,400 $76,080 $82,420 $88,760 $50,400 $57,600 $64,800 $72,000 $77,800 $83,550 $89,300 $95,050 $53,760 $61,440 $69,120 $76,800 $82,960 $89,120 $95,280 $101,440 Maximum RENTS for Projects Based on UNIT SIZE Unit Size 30% 35% 40% 45% Low HOME 50% 60% 65% 70% High HOME 80% 0 Bedrooms 1 Bedroom 2 Bedrooms 3 Bedrooms 4 Bedrooms 5 Bedrooms $505 $588 $540 $630 $648 $756 $749 $873 $836 $974 $922 $1,075 $1,229 $672 $720 $864 $998 $1,114 $756 $840 $840 $1,008 $1,092 $1,176 $810 $900 $900 $1,080 $1,170 $1,260 $972 $1,080 $1,080 $1,296 $1,404 $1,512 $1,123 $1,248 $1,248 $1,497 $1,622 $1,747 $1,253 $1,392 $1,392 $1,671 $1,810 $1,949 $1,383 $1,536 $1,536 $1,844 $1,997 $2,151 $1,093 $1,249 $1,513 $1,740 $1,921 $2,101 $1,260 $1,350 $1,620 $1,872 $2,088 $2,304 * 2017 HOME Income and HOME Rents effective June 15, 2017. Unit Size HUD Fair Market Rents SRO/EFFICIENCY 1 Bedroom 2 Bedrooms 3 Bedrooms 4 Bedrooms 5 Bedrooms $820 / $1,093 $1,249 $1,544 $2,240 $2,654 $3,052 * Fair market Rents are effective as of October 1st, 2016. Attachment J 0) Bellwether Affordable Housing Development Agreement DECEMBER 11TH, 2017 CITY OF TUKWILA COMMITTEE OF THE WHOLE MEETING Presentation Overview 1. Development Agreement Process 2. Background Information — Site and Project 3. Proposal Review 4. Staff Recommendations Bellwether Affordable Housing Development Agreemnt — December 11, 2017 2 Development Agreement Process • November 28, 2016 Community Affairs & Parks • December 12, 1016 Committee of the Whole • November 27, 2017 Community Development and Neighborhoods II December 11, 2017 Committee of the Whole Public Hearing Bellwether Affordable Housing Development Agreemnt — December 11, 2017 3 CD N O �.S S 13131d s r ry RCN.' •t•tirii ISgM st 1 t II L. •'�_ 154th 'SC • yT 11f � + Vicinity Map Site 5 r o u1, 10'}0' 10-0° / f t 0 7k - c. CO or 5'-9„ A • 1 \ / ▪ N. / ' / / \/ A r A A r/ A / ' l / } `r @4I OP cn ?`J proposed ire acces easement 1011A'541 302.97 44tte ;2/41' Ia 4 1-1 0 1 1 i'•,Cl I/ a f��o /Li I l.° ,/ 1a' 1 f' > a L i, {mac / v 4 3 N = D '•-• r� / f- - - - f - 7 r� J 1 • CO ter Of i A� " - 9 Er- �,) •AIL ' /r,r iC5} n o ryf, 0 j {DIN O ~ = z _ Cr aerial apparatus fire access N▪ or02'34" E 3OZ7 G f O 4 - 410 r.) / C a� ti to s / r 7 NJ t i 3l -1O 200.-6." 54!-10" 15'-932" .—J passive yard (walk 1 gather} ADO] pacA ani;ten :Cr CD, D iD 4 stair n n n n N GS 0 priipased fire accss easement n— O n srnc,_ I Ga in W rr Ca .I hW OD to, K7 A 11 [ is -- a r a A W A A I a U, A 0, • A v A m 9re Lornrnand 44`-0" garage expansion 1 r r O a. cs n Pry_ NJ n • n3 n ® 0 Cd pN3 J(i O[7 IA n r - I1 CFI O A A in 4..n n cn • n _ , ,,J Li t]p j Na .a co 00 -.o Cn 44t fi+ O aerial apparatus fire access d m CD CD r CD 3 CD (0 r -0 ° 0 tJ Oa 1 • 11 E.1; •"illi • �' • • kVA •�� crt i •a CO „.. + 1�J� ■ilij1111 = = - = �� - %,...Y•' 1 �= nu 1' �� �= -- 11 u r Ice. _ NiV- -7 r iii • 11 � Ma Via: 111 ri 253'-2" 0 co C1 Procedurally ■Effective Period of the DA is until December 31, 2023 to receive a building permit. ■A major amendment is any thing that modifies the size or scope of the project as presented in the packet and would require a new hearing and Council decision. Bellwether Affordable Housing Development Agreemnt — December 11, 2017 Substantively ■ Height "'Parking "'Recreation Space "Unit. Density ▪ Front Yard setback "'Side Yard setback :Ma imum Building Length • Development Area Bellwether Affordable Housing Development Agreernnt — December 11, 2017 N euJ Salrraor Creek Ravine Seahurst Park Beverly Park First Baptist church :n TTT SW 128th SW 152nd SW 136th BU IE Kaiser i Burien Med 1 SW 148th ,s, BurienTCt 631 Butter re sw t€0th o-- 731 631 .47 Shuttle Hightirie -� Medical Center Main campus SR 50791 F5 S 128th St 12 .122_ S 136th -gS ente Cfr 5145th $erfewuy 518 121 122 SW 1700th 5 15f4ti • S'• • 121 Burien Church of God 0 3 o 180 111211 rzl 1 5o9 509 560 F 5118th North SeaTac Pari ,A S 154411 fn 599 rn � � 5 s z 154 99 128 5 14.1r,, Saar's Super Saver Foods Church by the Side of the Road SeaTac Center Garage 18O`' 1?_ klute 124 was Sea -Tac Airport with hi* OW trio only,mTi kea. 0 128 )4th C S 124th ' �y Tukwila 'Community • Center K 128\ Tukwila International Boulevard Stt} • '• • 51811 1281 __ • 107 101 Tukwila Fostr.: OM Golf`° A kyw 106 5 131s1 46"10 a lebs 5130th 5133rd 5 132n Cityy.fiew x(10;` 5, 5u( , �. Chuatft .C.V..' syr `7 __ Lin 1 121 ' Black Paver ` 143: Re -fm.8"d si4, Forest F °a r S1t 7th ,rCM * •153 'v Cst 3d4 • ti 560 —• 15 124 :lukwiia International S 160th V Blvd ., Safeway 5 164th 24 .. < 1 Fc>tt� • 124 ✓ :180 I F6th TilciAkPort 5 EATAC Westfield Soti thce tote r Tukwila mall TC • 405 Lon wires Wy 54 i I_ W 16th Tukwila Stn t C. =W 27th -44 Star 340 1-!' SW dist SW 43rd W O n driers ri3[ta9 YIWITTfJer OF 5 521-11-6 E 19t, i ' c•1 Ps 7 1 i ibG7i� L■ V 11.36 r1 ac toad r £3C ~FAL= {{ {nC Coun - Tu SCB'11�^J kdinc Address parcel number- or Staff Recommendation Adopt the draft ordinance, which authorizes the Mayor to sign the Development Agreement subject to Bellwether obtaining title to the property. Bellwether Affordable Housing Development Agreemnt — December 11, 2017 City of Tukwila City Council Community Development & Neighborhoods Committee COMMUNITY DEVELOPMENT & NEIGHBORHOODS COMMITTEE Meeting Minutes November27, 2017 - 5:30 p.m. - Hazelnut Conference Room, City Hall Councilmembers: Staff: Guests: Kathy Hougardy, Chair, Verna Seal, Kate Kruller David Cline, Rachel Bianchi, Brandon Miles, Jack Pace, Moira Bradshaw, Stacy Hansen Richard Liu, Bellwether Housing; Jonathan Smith, Bellwether Housing; Alyssa Alcantara; Bellwether Housing, Charis Chin, Human Services Advisory Board; Jan Bolerjack, Human Services Advisory Board; Zak Idan, resident, CALL TO ORDER: Chair Hougardy called the meeting to order at 5:32 p.rn. I. BUSINESS AGENDA A. Tourism and Economic Development Branding Staff is seeking Council approval of a Brand Blueprint, Checklist, and Style Guide culminating from the work performed by Total Destination Marketing (TDM) over the course of 2017. TDM was hired by the City for branding and marketing services, and the project included stakeholder interviews, focus groups, a destination assessment, surveys, and an advisory committee. The City Council has been involved in decision-making about the branding throughout the year, most recently via approval of a brand mark/logo on October 2, 2017. Pending Council approval of the three brand documents, staff will develop an action plan for implementation. Councilmember Seal clarified that the brand is to be used for day marketing. Councilmember Hougardy asked about the existing monument signs. Staff clarified that this effort is not being proposed for any monument signs. Councilmember Hougardy asked what happens to the Brand Advisory Committee at this point, Staff suggested that they be transitioned to a smaller group called a Brand Leadership Committee that provides ongoing advice for the next one to two years. Additionally, regular meetings with stakeholders will continue during the implementation phase. Councilmember Hougardy asked that the material be shared with the council in advance of the December 11 packet since it is being contemplated for adoption on December 11 at the special meeting. UNANIMOUS APPROVAL. FORWARD TO DECEMBER 11, 2017 COMMITTEE OF THE WHOLE. B. Ordinance` Development Agreement with Bellwether Housing Staff is seeking Council approval of an ordinance to enter into a Development Agreement (DA) *with Bellwether Housing for an affordable housing project to be located on South 15rd Street, bordered by the Avalon, Ambassador Gardens, and Seasons apartment complexes. Bellwether would like the City to modify its existing High Density Residential (HEIR) regulations via the development agreement process to allow them to achieve a financially viable project that is in character with a transit oriented development. In 2016, the Council expressed support for 133 Community Development& Neighborhoods Minutes November 27, 2017 134 Bellwether's goals for Tukwila, and directed staff to negotiate a development agreement with Bellwether on a different site in the Tukwila International Boulevard neighborhood. Bellwether has the option to purchase a new site and their acquisition funding is dependent on this DA. They would also like to take advantage of King County funding intended for affordable housing projects in transit oriented areas. Variations from the existing zoning in the draft DA include the areas of height, parking, recreational space, unit density, front yard setback, side setback, maximum length, and development area. Staff sent postcards to property owners within 500 feet of the site to invite them to a December 11 public hearing and open house for more information about the project. in addition, per council suggestion, staff spoke with the Tukwila School District and Tukwila International Boulevard Action Committee (TIBAC) about the proposed development agreement. Staff recommends approval of the conditions of the DA due to the public benefit, and because once the TIB zoning is updated as an outcome of the Comp Plan it will have similarities to this proposed project. Councilmember Hougardy asked for clarification of height and what is proposed on the first floor. Bellwether staff clarified that the first floor would be a mixture of parking, two live/work units and a lobby. The height would be six stories. Councilmember Hougardy asked for additional information on the right --sized parking studies and the data behind them. In addition, she requested that Bellwether bring their experience with parking at other locations to the Committee of the Whole meeting. Councilmember Seal reminded the group that previous studies have provided insight as to the parking standards in the City as it relates to high density housing and transit access. Staff agreed to provide additional information. Councilmember Kruller asked about the neighborhood park discussed in the packet. Staff clarified that this is from the PROS plan and is a parklet, though no projects are included in the CIP and that the Bellwether development will include play spaces for kids, as well as other amenity spaces. Councilmember Hougardy asked why the development includes less recreation space than is currently required and this needs to be addressed at the Committee of the Whole meeting. Councilmember Hougardy asked why there is no maximum for unit density. Staff reminded the committee that the current standards were developed in the 1970s and adopted in the 19805 and are more suburban. However, the comprehensive plan lays out more dense, transit oriented goals and the City is behind in updating its standards. Councilmember Hougardy clarified that she is asking for the data behind the decision to deviate from the standards. Councilmembers Seal and Kruller agreed that our code has not caught up with our current goals. Councilmember Hougardy asked for clarification on the mayor being able to make amendments and staff indicated that the mayor was only able to make minor amendments that don't change the scale of the project. The Committee asked why staff and the developer were asking that this item is moving so quickly. Bellwether indicated that they are under a tight timeline due to options expiring as well as funding sources being contingent on the development agreement being approved prior to December 21. Councilmember Kruller indicated that the Council needed to determine whether there are any deal breakers in the agreement. Councilmember Hougardy indicated that she would be reaching out to Bellwether for more information and will share any insights with the committee. UNANIMOUS APPROVAL. FORWARD TO DECEMBER 11, 2017 COMMITTEE OF THE WHOLE.