HomeMy WebLinkAboutCOW 2018-04-23 Item 4A - Ordinances/Resolution - Fire and Parks Impact FeesCOUNCIL AGENDA SYNOPSIS
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❑ Bid_'lzvard
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C.ATI:UORy 11 Discussion
11 Resolution
►1 Ordinance
11 Public f-feam,
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ITEM INFORMATION
ITEM NO.
3.A. &
4.A.
S1'\F'SPONSOR: PEGGY MCCARTHY
ORIGIN.ALACI?ND.A D-A'i'i:: 04/23/18
A(;i?NI).A IiF.AI'Hi'I.i:
Update to fire and
park impact
fees.
4/23/18
❑ ,Motion
ANDale
❑ Bid_'lzvard
ANDale
❑ Other
ANDate
C.ATI:UORy 11 Discussion
11 Resolution
►1 Ordinance
11 Public f-feam,
A1tg Dote
Altg Date 5/7/18
,l1{g Dote 5/7/18
Jltg Date 4/23/18
SPONSOR ❑Council ❑lIayor ❑IIR ❑DCD
'e ❑Fire ❑TS ❑P R ❑Police ❑PIG' ❑Court
11 Final?
SPONSOR'S Pursuant to the Tukwila Fire and Park Impact Fees Rate Study, 2018, approve an ordinance
SUNIM;\Rr updating the fire impact fee, an ordinance updating the park impact fee, an ordinance
amending the Park, Recreation and Open Space Plan and a resolution amending the 2017-
2022 Capital Improvement Program.
Rf•:A'iI:Avi.D 1° ❑ C.O.W. 1\Itg. ❑ CDN Comm
❑ Trans &Infrastructure ❑ Arts Comm.
DATE: 4/17/18
11 Finance
Comm. ❑ Public Safety Comm.
Comm. ❑ Planning Comm.
CHAIR: QUINN
❑ Parks
COMMITTEE
RECOMMENDATIONS:
SPoNsoR/AI)MlN.
Co\IMri'ri:i:
Finance Department
Unanimous Approval; Forward to Committee of the Whole
COST IMPACT / FUND SOURCE
EXPI.:NDI7'URI: RL.OLJ1RIM AMOUNT BUDGETED APPROPRIATION REQUIRED
$ $
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
04/23/18
MTG. DATE
ATTACHMENTS
04/23/18
Informational Memorandum dated 04/23/18 (Updated after Finance Com)
Fire Impact Fee Ordinance in draft form, Exhibit A and Exhibit B (Updated after FIN)
Park Impact Fee Ordinance in draft form, Exhibit A and Exhibit B (Updated after FIN)
Ordinance amending PROS Plan; Resolution amending 2017-2022 CIP
Minutes from the Finance meeting of 04/17/18
5/7/18
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City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Finance Committee
FROM: Peggy McCarthy, Finance Director
CC: Mayor Ekberg
DATE: April 10, 2018
SUBJECT: Update Fire and Park Impact Fees
Updated Following April 17 Finance Committee Meeting (see underlined text below)
ISSUE
Approve the following impact fee legislation:
1. an ordinance updating the fire impact fees
2.an ordinance updating the park impact fees
3.an ordinance amending the Park, Recreation and Open Space (PROS) Plan
4.a resolution amending the Capital Improvement Plan (CIP)
BACKGROUND
The City of Tukwila enacted Growth Management Act impact fees in 2008 to fund growth -driven needs in
fire and emergency services and recreation, parks, and open space. In 2017, the City engaged BERK
Consulting to update these rates to incorporate current growth projections, to respond to newly adopted fire
and parks capital needs, and to address perceived shortcomings in the 2008 fee structure.
Berk, in coordination with the staff Impact Fee Team, undertook an extensive study of the City's historical,
existing and projected growth in population, housing, and employment; examined capital plans and
facilities, the Park, Recreation and Open Space (PROS) Plan and Fire Master Plan, the level of service
standards and other pertinent information. The data was analyzed, summarized and computed to produce
a maximum allowable impact fee for each property type listed below:
• Residential —
1. single family
2. multifamily
• Commercial/Non-Residential
3. Retail
4. Office
5. Industrial
The preliminary impact fee results were presented to the Finance Committee on November 21, 2017. Staff
was directed to bring the item back to Committee after further analysis, outreach to the business community
and with policy options for consideration. In February 2018, the Council approved an amendment to the
Berk Consulting contract to provide resources should additional work by Berk be required to address policy
issues or other requests. To date, the amendment has not been exercised.
Staff has reviewed the fee model and made modifications as appropriate; the Capital Improvement Program
project pages have been updated for the proposed updates to the fire and park impact fee eligible projects;
the PROS plan has been updated to reflect an additional level of service standard for park and recreation.
The preliminary fees were compared with the fees of neighboring jurisdictions to assess regional
competitiveness and affordability. The proposed fees reflect a 40% reduction from the preliminary fees
bringing them to a level considered competitive in the region. To arrive at this 40% reduction, Finance and
Economic Development staff reviewed the impact fees of several cities and experimented with different
reduction percentages until arriving at a level comparable with other jurisdictions. It should be discussed
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INFORMATIONAL MEMO
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that impact fees alone would not dictate if a project moves forward or not. There are a variety of factors that
a developer considers when choosing which projects move forward or not. Impact fees are only one part of
the total "cost of building" in a City. Cities have other fees and charges that a developer has to pay, and it
can be difficult to create an "apples to apples" comparison of development fees and charges between cities.
The Council has the ability to further adjust the fees, including varying the percent reduction between uses
as long as the fee for each category does not exceed those calculated through the impact fee study.
Selected developers were invited to review and discuss the proposed fees with City staff. Two meetings
were held, and the feedback included the following:
The fees should ...
• Allow easy and inexpensive change of land use (Le. from retail to office).
• Be competitive when compared with total development costs of other neighboring jurisdictions.
• Have visible benefits that are easily understood by tenants.
• Be strategic in attracting development that compliments existing businesses. Two suggestions
were to incentivize multifamily development and medical/dental offices in the central business
district to attract foot traffic.
In addition to the draft fire and park impact fee ordinances, the draft amended Recreation and Open Space
Plan and the draft amended Capital Improvement Program resolution, the following documents serve as
attachments to this memorandum
• "Tukwila Fire and Park Impact Fee Rate Study, 2018", prepared by Berk Consulting provides
background information on impact fees in general and specific data, assumptions and methodology
for computing the Tukwila park and fire impact fees.
• "Regional Impact Fee Comparison -Fire", compares proposed fire impact fees with fees charged by
the Puget Sound Regional Fire Authority and the Renton Fire Authority
• "Regional Impact Fee Comparison — Park", compares proposed park impact fees with fees charged
by the City of Renton, Edmonds, Issaquah, Redmond and Bothell.
• "Tukwila Impact Fee Comparison", compares the 2018 proposed fire and park impact fees with fees
from the 2008 study.
• "Selected Fire and Park Impact Fee Data", provides relevant data used in developing the 2018
proposed fees and the 2008 fees.
• "Fire Impact Fee Eligible Project and Capital Improvement Program Pages", lists the proposed fire
projects eligible for impact fees and the corresponding, updated CIP pages.
• "Park Impact Fee Eligible Projects and Capital Improvement Program Pages", lists the proposed
park projects and updated CIP pages.
DISCUSSION
Growth Management Act impact fees are those fees charged by a local government on new development
to recover a portion of the cost of capital facility improvements needed to serve that new development. The
Washington State Legislature outlined the intent of local impact fees in RCW 82.02.050.
Impact fees may be charged to help pay for: public transportation and road facilities; fire protection facilities;
schools; and public parks, open space, and recreation facilities. Local governments are authorized to
charge fees only for system improvements that are reasonably related to the new development, do not
exceed a proportionate share of the costs of necessary system improvements, and are only used for system
improvements that will reasonably benefit the new development (RCW 82.02.050(3)). In addition, cities'
"financing for system improvements to serve new development must provide for a balance between impact
fees and other sources of public funds" — i.e., impact fees cannot be the sole source of funding for system
improvements that address growth impacts.
The proposed fire impact fees are based on the estimated cost of adding capacity to respond to
development driven increases in fire service incidents. The proposed park impact fees are based on the
estimated cost of adding capacity to respond to increased demand for park and recreation facilities, both
growth related and due to changes in population.
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INFORMATIONAL MEMO
Page 3
Following are items for discussion and consideration stemming from questions that arose at the November
17, 2017 Finance Committee meeting and from the staff Impact Fee Committee.
Impact Fee Calculation Questions.
1. Why did the park impact fee for the retail land use category increase by 191% and the industrial land
use category increase by 133% while the other land use categories increased by a lower
percentage?
In the 2018 Impact Fee study, both the existing and the projected retail and industrial development square
footage is less than the 2008 study. With a smaller base in 2018 over which to spread the cost of
maintaining park capacity, the fee increased. Retail development existing square footage was measured
at 3.1 million less than 2008 and projected square footage at 1.38 million less. Industrial development
existing square footage was measured at 2.5 million less than 2008 and projected square footage at 1.8
million less.
2. Why did the fire impact fee for the retail land use category increase by 223% and the office land use
category decrease by 55% while the other land use categories increased by a lower percentage?
In the 2018 Impact Fee study, both the existing and the projected retail development square footage was
less than the 2008 study and both the existing and projected office development square footage was greater
than the 2008 study. For retail, with a smaller base in 2018 over which to spread the cost of maintaining
capacity, the fee increased. For office, with a larger base in 2018 over which to spread the cost of
maintaining capacity, the fee decreased. Additionally, the increase in fire incidents was higher
proportionately for retail than it was for office in the 2018 study. Retail existing square footage was
measured at 3.1 million less than 2008 and projected square footage at 1.38 million less. Office existing
square footage was measured at 5.6 million more than 2008 and projected square footage at 676 thousand
more. Retail fire incidents increased by 40% compared with the 2008 study while office fire incidents
increased by 28%.
3. Which land use classifications have been categorized as retail, office and industrial for impact fee
purposes?
A list of the land use classifications grouped by impact fee categories, "Land Use Classifications Aligned
with Impact Fee Categories" will be provided.
4. In the Capital Improvement Plan, how was the amount of annual impact fee expected to be
collected determined?
The annual expected impact fee collection was calculated based on historical actual collections over the
most recent three years, 2015, 2016 and 2017 of $172 thousand annually on average for fire impact fees
and $182 thousand annually on average for park impact fees. These amounts were then increased by the
total increase from the adopted 2008 fees to the proposed 2018 fees of 43% for fire and 83% for park. The
resulting amounts were rounded up to factor in expected increases in development activity in the next 10
years. The average annual fire impact fee estimate is $300 thousand, and the average annual park impact
fee estimate is $400 thousand.
5. What was the priority for allocating the expected impact fees to the projects?
The expected park impact fees were first allocated to the existing project, Pedestrian Bridge. The expected
fire impact fees were first allocated to the new Fire Station 51 because it is the farthest along in terms of
design, then to the new Fire Station 52 next because its construction is imperative to maintain response
times after Fire Station 51 is relocated.
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INFORMATIONAL MEMO
Page 4
Impact Fee Policy Questions
6. Should special impact fee rates be established for educational facilities?
In the impact fee study, educational facilities are included in the Office land use category. Since conceivably
most of the students attending K-12 school in Tukwila are also residents of Tukwila and would therefore be
subject to the residential park impact fee, reducing the fee charged to K-12 educational facilities for
additional park capacity due to growth seems reasonable; not reducing the fee might produce a double
counting of park usage by students who are also residents. The proposed park impact fee has been
reduced by 80% on Exhibit B, Park Impact Fee Schedule, accordingly. Since the fire impact fee is based
on the occurrence and cost of fire incidents and several fire incidents occurred at educational facilities within
the analysis period, there is no recommendation to adjust or reduce the fire impact fee for educational
facilities.
7. Should an accessory dwelling unit (ADU) be charged impact fees?
Currently, the City of Tukwila allows only accessory dwelling units that are attached to the primary
residence; an impact fee is not charged on development of these units. Should the City revise its policy
and allow detached accessory dwelling units, the staff Impact Fee Committee recommends these units also
be exempt from impact fees to encourage the development of this modestly sized, affordable housing type
that makes use of existing infrastructure.
8. For fire impact fees, should the commercial/non-residential categories be further defined into more
specific, narrower categories such as the following?
Current Categories
COMMERCIAL/ NON-RESIDENTIAL
Retail
Office
Industrial
Potential Additional Categories
COMMERCIAU NON-RESIDENTIAL
Retail
Office
Hotel/Motel/Resort
Restaurant/Lounge/Gambling
Retail other
Leisure
Medical care facility
Office other
Institutional
Church/religious
Education
Special Public Facilities
Industrial/manufacturing
Further defining the categories could add complexity to the administration of the fee. With the use
categories narrower and more defined, changes in land use by the property owners could trigger more
frequent reporting to the City and possibly payment of additional impact fees. To further categorize the
data, the City of Tukwila land parcels and fire incident data would need to be re-evaluated and re -
categorized based on the new categories. For the current study, staff recommends no changes to the five
land use categories used in the 2018 study.
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INFORMATIONAL MEMO
Page 5
9. Should additional adjustments be made to the proposed fire and park impact fees to increase
affordability and regional competitiveness or to encourage development of certain property types?
The proposed residential fire impact fees are comparable with the Puget Sound Fire Authority and are high
compared with the Renton Fire Authority. The commercial/non-residential fire impact fees are comparable
with both Regional Fire Authorities when considering the average fire impact fee charged to commercial
property types by the Renton RFA. The park impact fees are considered comparable with the impact fees
charged by the cities analyzed. Staff has no recommendations for changes.
10. Should an update to the impact fee data and calculations be undertaken periodically?
Both the fire and park impact fee ordinances provide an automatic annual update based on the Construction
Cost Index for Seattle (June -June) published by the Engineering News Record in section 16.28.080.
The maximum fees that can legally be charged are the adjusted fees presented in the Tukwila Fire and
Park Impact Fee Rate Study, 2018, also shown in the impact fee ordinance Exhibits B — Fee Schedule.
The proposed fees represent a 40% reduction to bring them to a level considered competitive in the region.
The City Council can choose to increase the proposed fees to the maximum limit; the proposed fees can
be further reduced using the same reduction rate for all land use categories and for both impact fee types
— fire and park; the fees can be further reduced using a different reduction rate for each land use category
and for each impact fee type -fire and park; or the fees can be considered as presented. The business
community discussions made it clear that the City's fees would be considered in relation to the fees charged
by neighboring jurisdictions when development decisions are made. Strategic fee setting was encouraged
to incentivize desired development.
RECOMMENDATION
The Council is being asked to approve the fire impact fee ordinance, the park impact fee ordinance, the
Parks, Recreation and Open Space Plan amending ordinance, and the 2017-2022 Capital Improvement
Plan amending resolution and consider these items at the April 23, 2018 Committee of the Whole meeting
and subsequent May 7, 2018 Regular Meeting.
ATTACHMENTS
Draft fire impact fee ordinance.
• Exhibit A, Tukwila Fire and Park Impact Fee Rate Study, 2018
• Exhibit B Impact Fee Schedule - Fire
Draft park impact fee ordinance
• Exhibit A, Tukwila Fire and Park Impact Fee Rate Study, 2018
• Exhibit B Impact Fee Schedule - Park
Regional Impact Fee Comparison — Fire
Regional Impact Fee Comparison — Park
Tukwila Impact Fee Comparison
Selected Impact Fee Data
Land Use Categories and Property Codes
Draft Resolution Capital Improvement Plan Amendment (CIP)
• Fire Impact Fee Project List and Amended Capital Improvement Plan pages
• Park Impact Fee Project List and Amended Capital Improvement Plan pages
Draft Ordinance Parks, Recreation and Open Space amendment (PROS plan)
Amended PROS plan-
• page 2-6 with amendment highlighted
• page 4-10 with amendment highlighted
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NOTE: Shaded text on Page 8 reflects text deleted per review at
the 4-17-18 Finance Committee meeting.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, REPEALING ORDINANCE NOS.
2486 AND 2365, AS CODIFIED IN TUKWILA MUNICIPAL
CODE CHAPTER 16.26; REPEALING ORDINANCE NO. 2521
§4, 5 AND 6; REENACTING TMC CHAPTER 16.26, "'FIRE
IMPACT FEES," TO AMEND THE PROCESS FOR IMPOSING
AND ADMINISTERING FIRE IMPACT FEES TO BETTER
ADDRESS THE NATURE OF DEVELOPMENT ACTIVITY IN
TUKWILA; ADDING REGULATIONS RELATING TO ANNUAL
FIRE IMPACT FEE UPDATES; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the City Council adopted Ordinance No. 2365 on March 5, 2012;
Ordinance No. 2486 on October 19, 2015; and Ordinance No. 2521 on December 5, 2016,
all related to impact fees; and
WHEREAS, the City may periodically update its impact fee schedules to reflect
changes in the cost of completing planned improvements and the fair share contribution
applicable to new growth; and
WHEREAS, on April 23, 2018, the Tukwila City Council, following adequate public
notice, held a public hearing on the draft ordinance;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Repealer. Ordinance Nos. 2486 and 2365 are hereby repealed in their
entirety.
Section 2. Repealer. Ordinance No. 2521, §4, 5 and 6 is hereby repealed; these
sections were codified as follows:
TMC Section 16.26.030, "Definitions"
TMC Section 16.26.120, "Exemptions"
TMC Section 16.26.125, "Residential Impact Fee Deferral"
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Section 3. TMC Chapter 16.26 Reenacted. Tukwila Municipal Code (TMC) Chapter
16.26 is hereby reenacted to read as follows:
CHAPTER 16.26
FIRE IMPACT FEES
Sections:
16.26.010 Authority and Purpose
16.26.020 Findings
16.26.030 Definitions
16.26.040 Fire Impact Fee Assessment
16.26.050 Use of Fire Impact Fees
16.26.060 Fire Impact Fee Capital Facilities Plan
16.26.070 Fire Impact Fee Formula
16.26.080 Annual Fire Impact Fee Updates
16.26.090 Individual Projects Fire Impact Fee Adjustments
16.26.095 Fire Impact Fee Deferral
16.26.100 Credits
16.26.110 Appeals
16.26.120 Exemptions
16.26.125 Residential Impact Fee Deferral
16.26.130 Refunds
16.26.140 Authority Unimpaired
Section 4. TMC Section 16.26.010 is hereby reenacted to read as follows:
16.26.010 Authority and Purpose
A. Authority. The City of Tukwila's impact fee financing program has been
developed pursuant to the City of Tukwila's policy powers, the Growth Management Act
as codified in Chapter 36.70A of the Revised Code of Washington (RCW).
B. Purpose. The purpose of the financing plan is to:
1. Develop a program consistent with Tukwila's Fire Department Capital
Facilities Plan and the Capital Improvement Program for joint public and private financing
of fire protection services necessitated in whole or in part by development within the City
of Tukwila;
2. Ensure adequate levels of public fire protection and service are consistent
with the current level of service standards;
3. Create a mechanism to charge and collect fees to ensure that development
bears its proportionate share of the capital costs of public fire protection facilities
necessitated by development; and
4. Ensure fair collection and administration of such fire impact fees.
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Section 5. TMC Section 16.26.020 is hereby reenacted to read as follows:
16.26.020 Findings
The City Council finds and determines that growth and development in the City create
additional demand and need for public fire protection facilities in the City, and the City
Council finds that growth and development should pay its proportionate share of the costs
of the facilities needed to serve the growth and development in the City. Therefore,
pursuant to RCW 36.70A and RCW 82.02.050 through 82.02.100, which authorize the
City to impose and collect impact fees to fund public facilities that serve growth, the City
Council adopts this ordinance to impose fire protection impact fees for fire protection
services. It is the Council's intent that the provisions of this ordinance be liberally
construed in establishing the fire impact fee program.
Section 6. TMC Section 16.26.030 is hereby reenacted to read as follows:
16.26.030 Definitions
Terms or words not defined herein shall be defined pursuant to RCW 82.02.090 when
given their usual and customary meaning. For the purposes of this ordinance, unless the
context or subject matter clearly requires otherwise, the words or phrases defined in this
section shall have the following meanings:
1. "Accessory residential structure" means a structure that is incidental and
subordinate to the principal residence on the property and is physically detached to the
principal residence, but does not include accessory dwelling units. For example, a
detached garage or storage shed for garden tools are considered accessory residential
structures.
2. `Accessory dwelling unit (ADU)" means a dwelling unit that is within or
attached to a single-family dwelling or in a detached building on the same lot as the
primary single-family dwelling. An ADU is distinguishable from a duplex by being clearly
subordinate to the primary dwelling unit, both in use and appearance.
43. "Building permit" means an official document or certification of the City of
Tukwila issued by the City's building official which authorizes the construction, alteration,
enlargement, conversion, reconstruction, remodeling, rehabilitation, erection, placement,
demolition, moving, or repair of a building or structure.
2/1. "City" means the City of Tukwila, Washington, County of King.
35. "Development activity" means any construction, reconstruction, or
expansion of a building, structure, or use, or any changes in use of a building or structure,
or any changes in the use of land, requiring development approval.
46. "Development approval" means any written authorization from the City,
which authorizes the commencement of the "development activity."
57. "Encumber" means to reserve, set aside, or earmark the fire impact fees in
order to pay for commitments, contractual obligations, or other liabilities incurred for the
provision of fire protective services.
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68. "Fee payer" is a person, corporation, partnership, an incorporated
association or governmental agency, municipality, or similar entity commencing a land
development activity that requires a building permit and creates a demand for additional
fire capital facilities.
79. "Fire protection facilities" means all publicly owned apparatus and
buildings within the City that are used for fire protection and/or emergency response and
aid.
610. "Impact fee" means the payment of money imposed by the City on
development activity pursuant to this ordinance as a condition of granting development
approval in order to pay for the fire facilities needed to serve growth and development
that is a proportionate share of the cost of fire capital facilities used for facilities that
reasonably benefit development. Impact fees do not include reasonable permit fees,
application fees, administrative fees for collecting and handling fire impact fees, or the
cost of reviewing independent fee calculations.
911. "Low-income housing" means housing where monthly costs, including
utilities other than telephone, do not excced are no greater than 30% of the resident's
household monthly income and where household monthly income must be is 80% or less
of the King County Median family income adjusted for family size as reported by the U.S.
Department of Housing and Urban Development.
1012. "Owner" means the owner of record of real property, as found in the
records of King County, Washington, or a person with an unrestricted written option to
purchase property; provided, that if the real property is being purchased under a recorded
real estate contract, the purchaser shall be considered the owner of the property.
X13. "Proportionate share" means that portion of the cost for fire facility
improvements that are reasonably related to the service demands and needs of
development.
Section 7. TMC Section 16.26.040 is hereby reenacted to read as follows:
16.26.040 Fire Impact Fee Assessment
A. The City shall collect fire impact fees from applicants seeking development
approvals from the City for any development activity in the City for which building permits
are required effective January 1, 2009, consistent with the provisions of this ordinance.
B. Fire impact fees shall be assessed at the time of a technically -complete building
permit application that complies with the City's zoning ordinances and building and
development codes. Fire impact fees shall be collected from the fee payer at the time the
building permit is issued, unless a fee dcfcrral agreemcnt is executed pursuant to TMG
Section 16.26.095.
C. Except if otherwise exempt or deferred, the City shall not issue the required
building permit unless or until the fire impact fees are paid.
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Section 8. TMC Section 16.26.050 is hereby reenacted to read as follows:
16.26.050 Use of Fire Impact Fees
A. Pursuant to this ordinance, fire impact fees shall be used for fire facilities that will
reasonably benefit growth and development, and only for fire protection facilities
addressed by the City's Capital Facilities Element of the Comprehensive Plan.
B. Fees shall not be used to make up deficiencies in City facilities serving an
existing development.
C. Fees shall not be used for maintenance and operations, including personnel.
D. Fire impact fees shall be used for, but not limited to, land acquisition, site
improvements, engineering and architectural services, permitting, financing,
administrative expenses and applicable mitigation costs, and capital equipment
pertaining to fire protection facilities.
E. Fire impact fees may also be used to recoup public improvement costs incurred
by the City to the extent that growth and development will be served by the previously
constructed improvement.
F. In the event bonds or similar debt instruments are or have been issued for fire
facility improvements, impact fees may be used to pay the principal and interest on such
bonds.
Section 9. TMC Section 16.26.060 is hereby reenacted to read as follows:
16.26.060 Fire Impact Fee Capital Facilities Plan
In order to collect fire impact fees, the City must first adopt a Fire Capital Facilities Plan
as an element of the City's Comprehensive Plan. The City's Capital Facilities Plan for fire
protection services shall consist of the following elements:
1. The City's capacity over the next six years, based on an inventory of the
City's fire facilities both existing and under construction;
2. The forecast of future needs for fire facilities based upon the City's
population projections;
3. A six-year financial plan component, updated as necessary, to maintain at
least a six-year forecast for financing needed within projected funding levels;
4. Application of the formula set forth in this ordinance based upon the
information in the Capital Facilities Plan; and
5. City Council Action. No new or revised impact fee shall be effective until
adopted by the City Council following a duly advertised public hearing to consider the
City's Capital Facilities Plan or plan update, except for fees adiusted through the annual
update process outlined in TMC Section 16.26.080.
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Section 10. TMC Section 16.26.070 is hereby reenacted, thereby eliminating Figure
16-1, "Tukwila Fire Impact Fees, 2008;" and Figure 16-2, "Fire Department Capital Facilities
List," and shall read as follows:
16.26.070 Fire Impact Fee Formula.
A. The impact fee formula is based on the assumptions found in Figure 16 1, 2008
•:
List, "Tukwila Fire and Parks Impact Fee Rate Study, 2018," Exhibit A attached to the
ordinance and by this reference fully incorporated herein. A fee schedule is codified as
Figure 16-1, Fee Schedule, attached hereto as Exhibit B.
B. Each development shall mitigate its impacts on the City's fire protection facilities
by payment of a fee that is based on the type of land use and square footage of the
development, and proportionate to the cost of the fire protection facility improvements
necessary to serve the needs of growth. For residential development, fee amount is
based on number of units; for commercial development, fee amount is based on square
footage of the development.
C. Applications for a change of use shall receive credit based on the existing use.
This credit is calculated by deducting the fee amount of the existing use from the fee of
the proposed use.
Section 11. TMC Section 16.26.080, "Annual Fire Impact Fee Updates," is hereby
established to read as follows:
16.26.080 Annual Fire Impact Fee Updates
Fire impact fee rates shall be updated annually using the following procedures:
1. The Fire Chief shall use the Construction Cost Index for Seattle (June -June)
published by the Engineering News Record to calculate annual inflation adjustments in
the impact fee rates. The fire impact fees shall not be adjusted for inflation should the
index remain unchanged.
2. The impact fee rates, as updated annually per TMC Section 16.26.080(1),
shall be effective January 1, 2019, and on January 1 of each year thereafter, and a copy
shall be provided to the City Council.
Section 12. TMC Section 16.26.090 is hereby reenacted to read as follows:
16.26.080090 Individual Project Fire Impact Fee Adjustments
A. The City may adjust a fire impact fee at the time the fee is imposed in order to
consider unusual circumstances in specific cases to ensure that impact fees are imposed
fairly.
B. In calculating the fee imposed on a particular development, the City shall permit
consideration of studies and data submitted by a developer in order to adjust the amount
of the fee. The developer shall submit an independent fee calculation study to the Fire
Chief who shall review the study to determine that the study:
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1. Is based on accepted impact fee assessment practices and methodologies;
2. Uses acceptable data sources and the data used is comparable with the
uses and intensities planned for the proposed development activity;
3. Complies with the applicable state laws governing impact fees;
4. Is prepared and documented by professionals who are mutually agreeable
to the City and the developer and who are qualified in their respective fields; and
5. Shows the basis upon which the independent fee calculation was made.
C. In reviewing the study, the Fire Chief may require the developer to submit
additional or different documentation. If an acceptable study is presented, the Fire Chief
may adjust the fee for the particular development activity. The Fire Chief shall consider
the documentation submitted by the applicant, but is not required to accept such
documentation that the Chief reasonably deems to be inaccurate or unreliable.
D. A developer requesting an adjustment or independent fee calculation may pay
the impact fees imposed by this ordinance in order to obtain a building permit while the
City determines whether to partially reimburse the developer by making an adjustment or
by accepting the independent fee calculation.
Section 13. TMC Section 16.26.100 is hereby reenacted to read as follows:
16.26.090100 Credits
In computing the fee applicable to a given development, credit shall be given for the fair
market value measured at the time of dedication, for any dedication of land for
improvements to, or new construction of, any fire protection facilities that are identified in
the Capital Facilities Element and that are required by the City as a condition of approving
the development activity.
Section 14. TMC Section 16.26.110 is hereby reenacted to read as follows:
16.26.1-00110 Appeals
A. Any fee payer may pay the impact fees imposed by this ordinance under protest
in order to obtain a building permit.
B. Appeals regarding fire impact fees imposed on any development activity may
only be submitted by the fee payer of the property where such development activity will
occur. No appeal shall be permitted unless and until the impact fee at issue has been
paid
C. Determinations by the City staff with respect to the applicability of fire impact fees
to a given development activity, or the availability of a credit, can be appealed to the City's
Hearing Examiner pursuant to this section.
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D. An appeal shall be filed within 10 working days of payment of the impact fees
under protest or within 10 working days of the City's issuance of a written determination
of a credit or exemption decision by filing with the City Clerk a notice of appeal giving the
reasons for the appeal and paying the accompanying appeal fee as set forth in the
existing fee schedule for land use decisions.
Section 15. TMC Section 16.26.120 is hereby reenacted to read as follows:
16.26.120 Exemptions.
A. The fire impact fees are generated from the formula for calculating the fees as
set forth in this chapter. The amount of the impact fees is determined by the information
contained in the adopted fire department master plan and related documents, as
appended to the City's Comprehensive Plan. All development activity located within the
City shall be charged a fire impact fee; provided, that the following exemptions shall apply.
B. The following shall be exempt from fire impact fees:
1. Replacement of a structure with a new structure having the same use, at the
same site, and with the same gross floor area, when such replacement is within 12
months of demolition or destruction of the previous structure.
2. Alteration, expansion, or remodeling of an existing dwelling or structure
where no new units are created and the use is not changed.
3. Construction of an accessory residential structure.
4. Miscellaneous improvements including, but not limited to, fences, walls,
swimming pools, and signs that do not create an increase in demand for fire services.
5. Demolition of or moving an existing structure within the City from one site to
another.
6. Fire impact fees for the construction of low-income housing may be reduced
at the discretion of the Fire Chief when requested by the property owner in writing prior
to permit submittal and subject to the following criteria:
a. The property owner must Ssubmittal of a fiscal impact analysis of how a
reduction in impact fees for the project would contribute to the creation of low-income
housing; and
Ela- The developer property owner must record a covenant per RCW
82.02.060(3) that prohibits using the property for any purpose other than for low-income
housing at the original income limits for a period of at least 10 years. At a minimum, the
covenant must address price restrictions and household income limits for the low-income
housing, and that if the property is converted to a use other than low income housing
within 10 years, the property owner must pay the City the applicable impact fees in effect
at the time of conversion.
c. Should the property owner satisfy the criteria in TMC Section
16.26.120.B.6., a and b, and the Fire Chief determines a fee reduction is in the best
- - e • - the fees will be reduced, based on the following table:
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b. Fee reduction tablc.
Unit Size
Affordability Target 1
Fee Reduction
2 or more bedrooms
80% 2
40%
2 or more bedrooms
60% 2
60%
Any size
50% 2
80%
1 — Units to be sold or rented to a person or household whose monthly
housing costs, including utilities other than telephone, do not exceed
30% of the household's monthly income.
2 — Percentage of King County Median family income adjusted for family
size as reported by the U.S. Department of Housing and Urban
Development.
7. Change of Use. A development permit for a change of use that has Tess
impact than the existing use shall not be assessed a fire impact fee.
8. A fee payer required to pay for system improvements pursuant to RCW
43.21 C.060 shall not be required to pay an impact fee for the same improvements under
this ordinance.
9. A fee payer installing a residential fire sprinkler system in a single-family
home shall not be required to pay the fire operations portion of the impact fee. The
exempted fire operations impact fee shall not include the proportionate share related to
the delivery of emergency medical services.
Section 16. TMC Section 16.26.125 is hereby reenacted to read as follows:
16.26.125 Residential Impact Fee Deferral
A. Purpose. The purpose of this chapter is to comply with the requirements of RCW
82.02.050, as amended by ESB5923, Chapter 2/11, Laws of 2015, to provide an impact
fee deferral process for single family residential construction in order to promote
economic recovery in the construction industry.
BA. Applicability.
1. The provisions of this chaptcrsection shall apply to all impact fees
established and adopted by the City pursuant to Chapter 82.02 RCW, including impact
fees for fire facilities assessed under Tukwila Municipal Code Chapter 16.26.
2. Subject to the limitations imposed in the Tukwila Municipal Code, the
provisions of this chaptcrsection shall apply to all building permit applications for single-
family detached and single-family attached residential construction. For the purposes of
this chaptersection, an "applicant" includes an entity that controls the named applicant, is
controlled by the named applicant, or is under common control with the named applicant.
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B. Impact Fee Deferral.
1. Deferral Request Authorized. Applicants for single-family attached or single-
family detached residential building permits may request to defer payment of required
impact fees until the sooner of:
a. final inspection; or
b. the closing of the first sale of the property occurring after the issuance
of the applicable building permit;
which request shall be granted so long as the requirements of this chapter
section are satisfied.
2. Method of Request. A request for impact fee deferral shall be declared
submitted at the time of preliminary plat application (for platted development) or building
permit application (for non -platted development) in writing on a form or forms provided by
the City, along with payment of the applicable application or permit fees.
3. Calculation of Impact Fees. The amount of impact fees to be deferred under
this chaptersection shall be determined as of the date the request for deferral is submitted.
C. Deferral Term. The term of an impact fee deferral granted under this
chaptersection may not exceed 18 months from the date the building permit is issued
("Deferral Term"). If the condition triggering payment of the deferred impact fees does not
occur prior to the expiration of the Deferral Term, then full payment of the impact fees
shall be due on the last date of the Deferral Term.
ED. Deferred Impact Fee Lien.
1. Applicant's Duty to Record Lien. An applicant requesting a deferral under
this chapter section must grant and record a deferred impact fee lien, in an amount equal
to the deferred impact fees, against the property in favor of the City in accordance with
the requirements of RCW 82.02.050(3)(c).
2. Satisfaction of Lien. Upon receipt of final payment of all deferred impact fees
for the property, the City shall execute a release of deferred impact fee lien for the
property. The property owner at the time of the release is responsible, at his or her own
expense, for recording the lien release.
E. Limitation on Deferrals. Each applicant for a single-family residential
construction permit, in accordance with his or her contractor registration number or other
unique identification number, is entitled to annually receive deferrals for the first 20 single-
family residential construction building permits. The defcrral entiticments allowed undcr
identification numbcr, per ycar.
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16.26.095 Fire Impact Fee Deferral
A. In order to encourage residential and mixed use development within the Tukwila
Urban Center Transit Oriented Development (TUC TOD) zoning district, fee deferrals of
ee-e-e•
following criteria are met:
e.. - lchnically complete building permit
application clearly depicting the project for which the fee deferral agreement will apply.
2. Before issuance of thc building permit, the property owncr must submit a
written letter requesting that the fire impact fee be deferred. The City will not consider
be submitted to the City no later than December 31, 2016.
TOD zoning district per Figure 18 16, District Map, in Title 18 of the Tukwila Municipal
Code.
/I. The project must include at least 100 residential units and at least 50 percent
5. A fee deferral agreement between the City and the property owncr must be
executed prior to issuance of thc building permit. The Mayor is authorized to execute
such agreements on behalf of the City. Provisions must be included in the agreement to
._ _.-
requests including, but not limited to, the ability of the property owncr to satisfy the
City, and/or to protect the public welfare.
C. Firc impact fccs may be deferred up to 10 years from thc date of building permit
ic•suance. The property owner shall make 8 equal, annual installment payments to thc
City, with the first payment due to the City no later than 36 months after issuance of the
building permit, with the final payment being due no later than 120 months from issuance
to thc end of thc 10 year deferral term.
D. Interest shall be charged on deferred fire impact fees. The interest rate shall be
and shall begin to accrue upon issuance of the building permit.
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E. The fire impact fce deferral agreement may be consolidated with any agreements
to defer park, transportation, or building permit fees as outlined in TMC Chapters 9./18
Council.
Section 17. TMC Section 16.26.130 is hereby reenacted to read as follows:
16.26.140130 Refunds
A. If the City fails to expend or encumber the impact fees within 10 years from the
date the fees were paid, unless extraordinary, compelling reasons exist for fees to be held
longer than 10 years, the current owner of the property on which the impact fees were
paid may receive a refund of such fees. Such extraordinary or compelling reasons shall
be identified in written findings by the City Council.
B. The City shall notify potential claimants by first class mail that they are entitled to
a refund. In determining whether impact fees have been expended or encumbered,
impact fees shall be considered expended or encumbered on a first -in, first -out basis.
C. Owners seeking a refund must submit a written request for a refund of the fees
to the City within one year of the date the right to claim a refund arises or notice is given,
whichever comes later.
D. Any impact fees for which no application has been made within the one-year
period shall be retained by the City and expended on appropriate fire facilities.
E. Refunds of impact fees shall include any interest earned on the impact fees by
the City.
Section 18. TMC Section 16.26.140 is hereby reenacted to read as follows:
16.26.10140 Authority Unimpaired
Nothing in this ordinance shall preclude the City from requiring the fee payer to mitigate
adverse environmental effects of a specific development pursuant to the State
Environmental Policy Act, Chapters 43.21C RCW and/or Chapter 58.17 RCW, governing
plats and subdivisions, provided that the exercise of this authority is consistent with
Chapters 43.21C and 82.02 RCW.
Section 19. 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 20. 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.
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Section 21. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2018.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Rachel B. Turpin, City Attorney
Allan Ekberg, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Attachments: Exhibit A — Tukwila Fire and Parks Impact Fee Rate Study, 2018
Exhibit B — Fee Schedule
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Exhibit A
Tukwila
Fire and Park Impact Fee Rate Study, 201 8
Rate Study to Update Tukwila's Fire and Parks Impact Fees
Prepared for:
The City of Tukwila
Prepared by:
BERK Consulting, Inc.
:ill BERK
Date:
April 2018
:II Fire and Parks Impact Fees Update Rate Study 1 Introduction I
Contents
1 Introduction 3
1.1 Purpose 3
1.1.1 Impact Fee Definition 3
1.1.2 Requirements for Impact Fee Rate Calculation 5
2 Fee Calculations 5
2.1 Anticipated Growth 5
2.1.1 Residential: Population, Housing, and Household Size 6
2.1.2 Commercial: Employment 7
2.1.3 Funding Other than Impact Fees 7
2.1.4 Level of Service and Methodology 7
2.1.5 Capital Plans 11
2.1.6 Identified Capital Projects 11
2.1.7 Future Need 12
2.1.8 Service Areas 13
2.1.9 Unadjusted Rate Schedules 13
2.1.10 Proportionate Share 15
2.1.11 Adjusted Rate Schedule 16
3 Plan Amendments 19
3.1 Financial Planning Model and Capital Improvement Program 19
3.2 Tukwila Parks, Recreation and Open Space Plan 19
4 Attachments 20
4.1 Appendix A: List of System Improvements 21
4.1.1 Fire System Improvements List 21
4.1.2 Parks System Improvements List 21
4.2 Appendix B: System Valuation for Fire and Parks 22
24 • INI Fire and Parks Impact Fees Update Rate Study 1 Introduction
2
1 Introduction
1.1 PURPOSE
The City of Tukwila enacted Growth Management Act impact fees in 2008 in order to fund growth -driven
needs in fire and emergency services and recreation, parks, and open space. In 2017, the City engaged
BERK Consulting to update these rates to incorporate current growth projections, to respond to newly
adopted fire and parks capital needs, and to address perceived shortcomings in the 2008 fee structure.
This study outlines the purpose and requirements for impact fees, documents the technical assumptions and
methodology for fee calculation, presents the findings from these calculations, and includes proposed
amendments to planning documents and an updated capital projects list.
1.1.1 Impact Fee Definition
Statutory
Growth Management Act impact fees are those fees charged by a local government on new development
to recover a portion of the cost of capital facility improvements needed to serve that new development.
Specifically, the Washington State Legislature outlined the intent of local impact fees in RCW 82.02.050:
(1) It is the intent of the legislature:
(a) To ensure that adequate facilities are available to serve new growth and development;
(b) To promote orderly growth and development by establishing standards by which counties,
cities, and towns may require, by ordinance, that new growth and development pay a
proportionate share of the cost of new facilities needed to serve new growth and
development; and
(c) To ensure that impact fees are imposed through established procedures and criteria so
that specific developments do not pay arbitrary fees or duplicative fees for the same
impact.
(2) Counties, cities, and towns ... are authorized to impose impact fees on development activity
as part of the financing for public facilities, provided that the financing for system
improvements to serve new development must provide for a balance between impact fees and
other sources of public funds and cannot rely solely on impact fees.
Impact fees may be charged to help pay for: public transportation and road facilities; fire protection
facilities; schools; and public parks, open space, and recreation facilities. Local governments are authorized
to charge fees only for system improvements that are reasonably related to the new development, do not
exceed a proportionate share of the costs of necessary system improvements, and are only used for system
improvements that will reasonably benefit the new development (RCW 82.02.050(3)). In addition, cities'
"financing for system improvements to serve new development must provide for a balance between impact
fees and other sources of public funds" — i.e., impact fees cannot be the sole source of funding for system
improvements that address growth impacts.
•111 Fire and Parks Impact Fees Update Rate Study 1 Introduction
I 3 25
According to the provisions of RCW 82.02.060, impact fees must be adjusted for other revenue sources
that are paid by development, if such payments are earmarked or proratable to particular system
improvements. Likewise, the City must provide impact fee credit if the developer dedicates land or
improvements identified in the City's adopted Capital Facilities Plan and such construction is required as a
condition of development approval. Collected impact fees may only be spent on public facilities identified
in a capital facilities plan and may only be spent on capital costs; they may not be used to pay for
operating expenses or maintenance activities. (RCW82.02.050(4)).
Potential Deficiencies
Based on RCW 82.02.050(4), the capital facilities plan must identify "[d]eficiencies in public facilities
serving existing development and the means by which existing deficiencies will be eliminated within a
reasonable period of time," and must distinguish such deficiencies from "[a]dditional demands placed on
existing public facilities by new development."
The extent to which deficiencies exist is determined by the level of service (LOS) standard that the City uses
to measure the impact created by development.
Fire
As part of developing the 2016 Public Safety Plan, the City conducted a Facilities Needs Assessment that
considered the state of the City's four fire stations, both in their ability to respond to current needs and
anticipated future growth. That assessment found that all four stations are undersized and three have
significant deficiencies (Investing in Tukwila, 2015-12-14, p 1 1 ).
However, those three stations with deficiencies are being relocated or replaced with facilities that not only
address existing deficiencies but also plan for additional future growth. For example, capacity for
additional apparatus bays were added to the plans for Stations 51 and 54 "to accommodate future
population growth" (City of Tukwila, "Public Safety Plan Fire Station Programming and Budget
Implications", Information Memo, 2017-06-08, p 93 of Council Agenda Synopsis for Tukwila City Council
Meeting of 2017-06-1 2). Only those portions of the plans to relocate and/or replace stations, apparatus,
and equipment were considered in this study.
Parks
In the City of Tukwila's 2014 Parks, Recreation and Open Space Plan, 10 service access gaps were
identified throughout the City (Tukwila PROS Plan: Parks and Recreation Needs Analysis, p 9). These gaps
are based on a Level of Service standard that all residents and visitors should be within 1/4 to 1/2 miles of
a City -owned park (Needs Analysis, p 7). In compliance with RCW 82.02.050, these 10 gaps are not
included in the capital projects used to calculate impact fees in this study. The capital projects used in this
study are described in 2.1.6 Identified Capital Projects on page 11.
Project Eligibility
Impact fee legislation requires that impact fees only be used for system improvements that benefit the new
development and relate to the demand from new development. To the extent these projects extend fire
service and parks capacity, the growth -related portion of capital project costs can be funded by impact
fees. RCW 82.02.050(3) specifies that impact fees:
26 :iii Fire and Parks Impact Fees Update Rate Study 1 Introduction
I
4
(a) Shall only be imposed for system improvements that are reasonably related to the new
development;
(b) Shall not exceed a proportionate share of the costs of system improvements that are
reasonably related to the new development; and
(c) Shall be used for system improvements that will reasonably benefit the new development.
Examples of the types of Tukwila Fire Department and Tukwila Parks and Recreation projects that are
impact -fee eligible include building additional square footage to accommodate future additional bays to
planned fire stations, new fire equipment, development of the Tukwila Pond Trail and Boardwalk, installing
artificial turf to athletic fields to allow increased hours of use. A list of the specific projects that could support
growth is found in Appendix A.
1.1.2 Requirements for Impact Fee Rate Calculation
Impact fee must be assessed in accordance with the requirements of RCW 82.02 subsections 050 through
090. The schedule must be based on a formula or consistent method (RCW 82.02.060(1 )). The fees must
be adjusted for the share of future taxes or other available funding sources. The means by which the
proportionate share reduction is calculated is guided by RCW 82.02.060:
(1) ...In determining proportionate share, the formula or other method of calculating impact fees
shall incorporate, among other things, the following:
(a) The cost of public facilities necessitated by new development;
(b) An adjustment to the cost of the public facilities for past or future payments made or
reasonably anticipated to be made by new development to pay for particular system
improvements in the form of user fees, debt service payments, taxes, or other payments
earmarked for or proratable to the particular system improvement;
(c) The availability of other means of funding public facility improvements;
(d) The cost of existing public facilities improvements; and
(e) The methods by which public facilities improvements were financed.
2 Fee Calculations
2.1 ANTICIPATED GROWTH
Based the available capital project lists, demographic projections, and 10 -year expenditure window for
collected impact fees, this study incorporates growth for the 10 -year period between 2018 and 2027.
Additional consideration was made for the following period within the City's 20 -year planning period of
the Comprehensive Plan, 2028-2031 or later. As the City identifies capital projects in the later part of the
planning period window, the City will update the rate schedule accordingly.
The City of Tukwila provided employment and household growth estimates for 2010-2030 consistent with
the City of Tukwila assumptions for its long-range growth in consultation with PSRC. BERK incorporated
:ill Fire and Parks Impact Fees Update Rate Study 1 Fee Calculations
I 527
employment, population, household size, and housing unit data from the Office of Financial Management
(OFM), Puget Sound Regional Council (PSRC), U.S. Census Bureau's American Community Survey (ACS), the
King County Countywide Planning Policies, and the City of Tukwila Comprehensive Plan. Using linear
interpolation to adapt the twenty-year City estimates to the 10 -year impact fee timeline, BERK found
annual expected growth in employment and residential figures for population, housing, and household size.
These results are split between commercial employees and residents below.
2.1.1 Residential: Population, Housing, and Household Size
The City of Tukwila provided internal estimates of growth in housing units. BERK calculated City of Tukwila
resident population by applying PSRC household size estimates to the City's housing unit estimates. These
projections assume a linear growth trend, which is different from what the City will actually experience as
projects tend to get built during economic upturns and construction slows during recessions and economic
downturns.
Exhibit 1 shows household size, housing units, and population projections. Both PSRC and the U.S. Census
Bureau's ACS produce average household sizes for the City of Tukwila. The ACS estimates include a greater
level of detail of the estimated population residing in different housing types, but the PSRC figures more
closely align with the OFM population estimates prepared for counties and cities planning under the Growth
Management Act. Generally, the PSRC figures are used in this study except when a greater level of detail
is needed by housing type, in which case ACS estimates are used.
There are some small discrepancies between housing targets. The 201 2 King County Countywide Planning
Policies set growth targets for the City of Tukwila of 4,800 new housing units between 2006 and 2031.
These targets were updated in the King County Buildable Lands Report 2014, where the 2031 housing unit
target was adjusted to 4,773 more units by 2031 based on a base year of 201 2 and accounting for
residential building permits. The City of Tukwila Comprehensive Plan contains a 2031 housing target of
4,800 housing units (p 3-5). This analysis assumes an additional 4,773 units to be added between 201 2
and 2031 given the updated status of the target. Using linear extrapolation between 2017 and 2031
results in a target of 3,108 new units by 2027.
Exhibit 1. Projected Household Size, 2017 and 2018-2027
YEAR
HOUSEHOLD SIZE HOUSING UNITS POPULATION
2017
2.51
7,833
19,660
2018
2.44
8,085
19,695
2027 2.27 10,749 24,367
2018-2027 Change
2,916 4,707
Notes: PSRC provides estimates for the average household size for 2025, 2030, 2035, and 2040. BERK used linear
extrapolation between these years to estimate the expected annual household size.
Sources: OFM, 2017; City of Tukwila, 2017; PSRC, 2008-2017; BERK Consulting, 2017.
The King County Countywide Planning Policies set growth targets for the City of Tukwila that represent a
40% increase in housing units by the end of 2027.
28 .IFire and Parks Impact Fees Update Rate Study 1 Fee Calculations
6
The King County Countywide Planning Policies do not differentiate between housing types in growth targets.
To find the expected breakdown of single family and multifamily, BERK used the historic housing type
estimates from OFM's Postcensal Estimates of Housing Units reports to find the expected change in single
family/multifamily. Exhibit 2 shows projected housing unit growth by type.
Exhibit 2. Projected Change in Housing Units by Type, 2018-2027
HOUSING TYPE UNITS
Single Family
1,412
Multifamily
1,504
2018-2027 Change
2,916
Note: OFM includes three categories — Single Family, Multifamily, and Mobile Homes/Specials; for this analysis, Mobile
Homes/Specials were included in Single Family.
Sources: City of Tukwila, 2017; ACS, 2011-2015; BERK Consulting, 2017.
2.1.2 Commercial: Employment
The City of Tukwila provided estimates of employment growth for 201 3-2030, which BERK interpolated
using PSRC's most recent 2015 employment estimates to fit the 201 8-2027 impact fee timeline. Employment
projections for 201 8-2027 are shown in Exhibit 3 below.
Exhibit 3. Projected Employment, 2013-2030
YEAR EMPLOYMENT
2013
45,098
2017
50,330
2018
50,924
2027
56,599
2018-2027 Change
6,269
Sources: City of Tukwila, 2017; PSRC, 2008-2015; BERK Consulting, 2017.
While not as Targe of an increase as is estimated for housing, the PSRC estimates suggests a significant
increase in employees of 1 2.5% over a ten-year period.
2.1.3 Funding Other than Impact Fees
BERK used historic budget actuals provided by the City to find the expected share of funding related to
growth — please see 2.1.10 Proportionate Share on page 15.
2.1.4 Level of Service and Methodology
To collect impact fees for parks, the City of Tukwila has identified parks facilities and services necessary
to support growth. By law, these projects must be addressed in a capital facilities plan (RCW
82.02.050(4)). The Growth Management Hearing Board concluded in McVittie 1999 that local
governments need a locally -established minimum standard to provide the basis for objective measurement
.111 Fire and Parks Impact Fees Update Rate Study I Fee Calculations
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of need for those projects necessary to support growth (McVittie, 99-3-001�c, FDO, at 25), or a Level of
Service (LOS) standard.
The City of Tukwila created five land use categories for determining Fire and Parks Impact Fees. These five
categories are:
• Residential: Single Family
• Residential: Multi -Family
• Commercial: Retail
Commercial: Office
Commercial: Industrial
Tukwila Fire Department uses a response time approach as a Level of Service standard. A response time
LOS standard is included in both the 2008 Tukwila Fire Department Comprehensive Master Plan and the
2017 City of Tukwila Fire Station Location Study. The existing system investment is what the City has
determined is necessary to maintain their identified LOS standard for the current population.
In order to maintain this standard, the Fire Department needs to add capacity to respond to development
driven increases in fire service incidents. To determine the cost of the additional needed capacity on a per
residential unit and per commercial square foot basis, BERK estimated the 2017 replacement cost of the
Tukwila Fire Department's system divided by the number of incidents per development type. This created
a cost per incident. Combining the average number of incidents per development type with the cost per
incident produced a cost per unit. Each step is described below.
To find the 2017 replacement cost, BERK estimated the cost of the land, facilities, and
equipment/apparatus. The methodology for each is described separately.
Land: To determine the replacement cost of the Tukwila Fire Department's land, BERK used GIS and King
County Assessor data to find the average land value within one-quarter mile of each the four current
Tukwila Fire Department stations. These land values ranged from $8-$15 per square foot; by multiplying
the surrounding aggregate land value per square foot by the fire lot square feet, BERK estimated the land
values for each of the four fire station parcels.
Facilities: The City recently received updated cost estimates for replacing and/or relocating three of the
four fire stations (stations 51, 52, and 54). BERK generated a station -level cost per square foot by dividing
the estimated project cost by the proposed square footage. The existing station sizes were multiplied by
the cost per square foot to find a replacement cost for the stations as they exist today. The cost of the
Tukwila Emergency Operations Center (EOC) was separated from station 51, where it is currently housed,
and brought out as a separate project as part of the planned Tukwila Justice Center, which will include the
EOC.
Equipment and Apparatus: Using a combination of data from the 2008 Tukwila Fire Department
Comprehensive Master Plan, City financial records of fire capital investments from 2008-2017, and the
City's fleet services replacement schedule for fire equipment and apparatus, an estimate of the
replacement costs for the City's fire equipment and apparatus inventory was calculated.
Adding these three figures together, BERK estimates that the 2017 total replacement value of Tukwila
Fire Department System is estimated to be approximately $51.0M; please see Exhibit 4 for a
30 mill Fire and Parks Impact Fees Update Rate Study 1 Fee Calculations
8
breakdown by investment type. For the complete inventory valuation, see Error! Reference source not
found..
Exhibit 4. Tukwila Fire Department System Replacement Cost, 2017
SYSTEM INVESTMENT TYPE TOTAL VALUE (2017$)
Land
$2,838,000
Stations
$46,800,000
Equipment and Apparatus
$8,225,000
Total
$57,863,000
Sources: Tukwila Fire Department, 2008, City of Tukwila, 2008-2017; King County Assessor's Office, 2017; BERK Consulting,
2017.
With the system replacement cost estimate, the number of incidents were needed to create a cost per
incident. Using a 10 -year period of data, BERK analyzed Tukwila Fire Department fire and emergency
responses between 2008 and 2017 (the 2017 data only covered a portion of the year). The 46,475
response incidents from this period were summarized by property type to find the number of response
incidents produced by each of the five impact fee land use categories. The incidents per property type
were analyzed for anomalies and the 2016 incident data, the most recent full data set, was used to project
future incidents. Incidents that could not be directly attributed to one of the five property types were
allocated based on the proportionate share of directly attributable incidents of each property type to the
total.
The Tukwila Fire Department uses the National Fire Incident Reporting System (NFIRS) to categorize all
department responses by address, response type, duration, etc. BERK aligned the NFIRS categories with
the City's five impact fee categories (Single Family, Multifamily, Retail, Office, and Industrial) to create
annual and total incidents per type. The Tukwila Fire Department incidents analysis is summarized in Exhibit
5 below.
:III Fire and Parks Impact Fees Update Rate Study 1 Fee Calculations
9 31
Exhibit 5. Tukwila Fire Department Fire and Emergency Response Incidents by Property Type, 2016
2016 % OF
INCIDENTS TOTAL
Residential
Single Family
Multifamily
973 18%
1,182 22%
Residential Subtotal
2,154 40%
Commercial
Retail
2,034 38%
Office
806 15%
Industrial
329 6%
Commercial Subtotal
All Incidents
3,169 60%
5,323 "m - 100%
Notes: Using the National Fire Incident Reporting System (NFIRS), Tukwila Fire Department maintains records of all
department responses by address, response type, duration, etc.
Sources: Tukwila Fire Department, 2008-2017; BERK Consulting, 2017.
Parks
Tukwila Parks and Recreation has two LOS standards, one as outlined in the 2014 PROS Plan based on
access, and one included in the proposed amended version of the 2014 PROS Plan based on the per capita
investment.
• Parks LOS 1: All residents and visitors should be within 1/4 to 1/2 mile of a City -owned park.
• Parks LOS 2: The investment per capita of the City's park systems including land and facilities
commensurate with the current level of investment as growth occurs.
Taken together, these LOS standards direct the City's response to increased demand, both growth related
and due to changes in population.
BERK estimated the replacement value of park investments per capita for the City's park system, including
both land and facilities. This analysis can be used to determine the total new investment that would be
needed to keep the current level of investment per capita accounting for future population and employment
growth.
Land: to determine the replacement cost of Tukwila Parks and Recreation's land, BERK used GIS and King
County Assessor data to find the average land value within one-quarter mile of each of the 22 Tukwila
Parks and Recreation parks. These land value ranged from $5-$21 per square foot; but multiplying the
surrounding aggregate land value per square foot by the parks' square feet, BERK estimated the land
values for each of the 22 parks parcels.
Improvements: to determine the replacement cost of the improvements located on parks parcels, BERK
coordinated with Tukwila Parks and Recreation to generate an inventory of all facility improvements, and
32 :IllFire and Parks Impact Fees Update Rate Study 1 Fee Calculations
I10
their respective replacement costs. Facilities inventoried ranged from playgrounds, restrooms, and fields to
trails, lighting, and shelters; improvements that increased the usability and capacity of park land.
Adding these two figures together, BERK estimates that the 2017 total replacement value of Tukwila Parks
and Recreation system is $107.9M; please see Exhibit 6 for a breakdown by investment type.
Exhibit 6. Parks and Recreation System Replacement Cost, 2017
SYSTEM INVESTMENT TYPE TOTAL VALUE (2017$)
Land
Improvements
$74,700,000
...................................... .
$33,200,000
Total
$107,900,000
Sources: King County Assessor's Office, 2017; City of Tukwila, 2015-2017; BERK Consulting, 2017.
2.1.5 Capital Plans
The City of Tukwila has developed a capital project list that includes investments to support and facilitate
the increased usage of existing park and recreation assets to meet growing demand as well as strategic
expansions of the system as opportunities arise. This list of projects needed to accommodate future growth
is used to calculate a base LOS Standard for impact fee rate setting, as described below.
2.1.6 Identified Capital Projects
The City of Tukwila adopted the 2017-2022 Financial Planning Model and Capital Improvement Program
(CIP) in December of 201 6. The CIP has the identified capital improvement projects for both Tukwila
Parks and Recreation and the Tukwila Fire Department for the next six years. In addition to a description
of each project, the CIP contains annual cost projections and expected revenues.
As part of the process of updating the fire and parks impact fee rates, the City has proposed to amend
the CIP to reflect updated project cost estimates and recalculated impact fee eligibility based on
updated growth projections.
With these changes, the amended CIP contains the identified capital projects used to update the impact
fee program. Appendix A: List of System Improvements, lists the 13 projects identified by City of Tukwila
staff related to serving new growth and Exhibit 7 provides a summary of those system improvements that
are impact fee eligible.
Exhibit 7. Impact Fee Eligible System Improvement Projects
NUMBER OF TOTAL ANTICIPATED PERCENT OF
PROJECTS PROJECT COST PROJECT FUNDING TOTAL COST
FROM IMPACT FEES FUNDED BY
IMPACT FEES
Fire Impact Fee Eligible
4 $74,846,000
$18,791,720
25%
Parks Impact Fee Eligible
9 $46,722,000
$23,561,750
50%
Tota I
13 $121,568,000 $42,353,470
35%
:1111 Fire and Parks Impact Fees Update Rate Study 1 Fee Calculations
11133
Note: One transportation project, the TUC Pedestrian Bridge, was identified in the CIP as parks impact fee eligible and is
included in Impact Fee Eligible Parks Projects total.
Sources: City of Tukwila CIP 2017-2022; BERK Consulting, 2017.
Working with City staff, BERK calculated impact fee -eligible costs associated with each project by
estimating the portion of each project that is related to growth, resulting in an estimated impact fee -eligible
need of $42M. This need is based on the projects identified at the time of this memo; as part of the periodic
update of master planning documents, especially the six-year CIP, the City of Tukwila will update the
capital project list and additional value needed. In addition to the periodic review as required by the
Washington State Growth Management Act, the City has included provisions in both impact fees to allow
for automatic inflation adjustments.
Funding Other than Impact Fees
The identified need under the base LOS was also reduced by subtracting other funding sources that have
already been identified to fund these projects. The proposed ordinance includes up to 80% discounts of
the fee for low-income housing as allowed in RCW 82.02. The City identified expected funding for parks
capital facilities in the CIP. The draft impact fee eligible project list included with this memo identifies any
funding other that impact fees by project.
2.1.7 Future Need
Fire: The future need for fire will be determined by the number of incidents produced by new development.
As described in 2.1.4 Level of Service and Methodology on page 7 above, BERK used past incidents
information to estimate typical number of incidents by commercial development type.
Parks: Unlike fire, the City's financial need related to growth for Parks is the lesser of two numbers — the
future needs identified by the LOS standards or the capital projects that the City has identified. Any given
LOS standard may suggest that City will need to invest in capital projects at a level that is not physically
or financially possible. For example, the City's parks access -based LOS standard may suggest a necessary
investment that in an area where there is no land available.
Exhibit 8 below contains the comparison between the expected need using the per capita system investment
LOS service standard and the planned capital projects that the City has identified.
Exhibit 8. Parks Future Needs Identified by Per Capita LOS Standard and Identified Capital Projects
2017 SERVICE VALUE NEW SERVICE IDENTIFIED
POPULATION (2017$) POPULATION, NEED, 2018-
2018-2027 2027 (2017$)
Residential
19,660
Visitor (Commercial)
50,330
Total
Per Capita System Investment
Value
4,707
7,334
69,990 $107,900,000 12,041
$1,542
34 el I Fire and Parks Impact Fees Update Rate Study 1 Fee Calculations
I12
Expected Need to Keep $18,562,972
Investment per Capita
Planned Projects $23,561,750
Per Capita Share of Planned $1,957
Projects
Study Per Capita Need $1,542
(System Investment)
Source: City of Tukwila, 2017; BERK Consulting, 2017.
2.1.8 Service Areas
Both the Tukwila Fire Department and the City of Tukwila have one service area that corresponds with the
City's boundaries. The Tukwila Fire Department has service sharing agreements with adjacent fire districts
which result in some responses to incidents outside of City limits and also results in some City incidents
including responses from other fire departments.
2.1.9 Unadjusted Rate Schedules
For both fire and parks impact fees, BERK found the expected fee by development before adjusting for
expected proportionate share.
In keeping with the existing impact fee structure, BERK calculated five fees depending upon the
development type. These five are:
■ Residential: Single Family
■ Residential: Multi -Family [determine how ADUs will be addressed]
• Commercial: Retail
• Commercial: Office
• Commercial: Industrial
For residential development, impact fees are charged per dwelling unit, not per person. To connect
residential units by type to the number of people, this study used information from the U.S. Census Bureau's
ACS 5 -Year Estimates. The single-family dwellings were assumed to have an average of 2.89 people living
in them compared to an average of 2.51 in multi -family dwellings (see Exhibit 2 on page 7 for more
information).
For impact fees collected on commercial developments, fees are charged per 1,000 square feet of
development. The unadjusted rates are as shown in
Exhibit 9 below.
▪ Jai Fire and Parks Impact Fees Update Rate Study I Fee Calculations
I 13 35
Exhibit 9. Unadjusted Rate Schedules for Fire and Parks by Development Type
FIRE: RESIDENTIAL SINGLE MULTIFAMILY TOTAL
FAMILY
2016 Residential Units
2016 Incidents per Property Type
Average Incidents per Residential Unit Type
Cost per Incident
3,795 4,004 7,799
973 1,182 2,154
0.256 0.295
$10,870
Unadjusted Fee: Cost per Unit
$2,785.67 $3,207.96
FIRE: COMMERCIAL
RETAIL OFFICE INDUSTRIAL TOTAL
2016 Built Square Feet
2016 Incidents per Property Type
7,087,600 7,183,598 13,778,128 28,049,326
2,034 806 329 3,169
Incidents per Built 1,000 Sq. Ft.
0.287 0.112 0.024
Cost per Incident
$10,870
Unadjusted Fee: Cost per 1,000
Gross Sq. Ft.
$3,119.80 $1,219.63 $259.36
36 :111 Fire and Parks Impact Fees Update Rate Study Fee Calculations I 1 4
PARKS: RESIDENTIAL SINGLE MULTIFAMILY TOTAL
FAMILY
Identified Service Area Capital Need from Growth
Per Capita Investment Needed to Respond to
Growth for Service Area Population
Household Size
2.89
2.51
$23,561,750
$1,542
Unadjusted Fee: Cost per Unit
$4,448.83 $3,875.51
PARKS: COMMERCIAL
RETAIL OFFICE INDUSTRIAL TOTAL
Identified Service Area Capital Need from Growth
Per Capita Investment Needed to Respond to Growth for Service Area Population
Expected Employees per 1,000 Sq. Ft. 2.47
2.22 1.23
$23,561,750
$1,542
Unadjusted Fee: Cost per 1,000 Gross $3,803.22 $3422.54 $1,890.51
Sq. Ft.
Sources: BERK Consulting, 2017
These schedules represent intermediary steps to a final rate schedule; each must be adjusted for the
expected proportion of future funding contributed by growth.
2.1 .1 0 Proportionate Share
As required RCW 82.02.030(1), BERK calculated the proportionate share of future payments reasonably
anticipated to be made by new development users in the form of fees, debt service payments, taxes, and
other payments specific to the identified public facilities.
To project these on-going revenue sources, BERK evaluated financial actuals provided by City staff for
2008-2017 (in the case of 2017, budgeted amounts were used as the year had not been completed at
the time of this study). These revenues were inflation-adjusted to a single year dollar basis using the Puget
Sound -area All Urban Consumer Price Index. In total, 15 revenue sources were projected through the study
period. Revenues were finally converted into per capita estimates for consistency with this study's growth
projection methodology.
The historic portion of general fund used to for fire and parks projects was used and applied to projected
future general fund revenues to find the amount expected to be spent on fire and parks capital projects
from general fund revenues.
si,l Fire and Parks Impact Fees Update Rate Study 1 Fee Calculations
I 15 37
Exhibit 10. Proportionate Share of Expected Fire and Parks Revenues
FIRE REVENUES
Average 201 8-2027 Annual Fire Capital Revenues
$2,562,800
Average 2018-2027 Service Population
76,291
Estimated 2018-2027 Fire Per Capita Contribution
$33.59
PARKS REVENUES
Average 2018-2027 Annual Parks Capital Revenues
Average 201 8-2027 Service Population
Estimated 2018-2027 Parks Per Capita Contribution
$1,052,487
76,291
$13.80
Note: All amounts show in 2017 dollars. Source: BERK Consulting, 201 7.
2.1 .1 1 Adjusted Rate Schedule
BERK incorporated the proportionate share revenue estimates in the unadjusted rates to create adjusted
rate schedules. The park rate schedule for commercial property types was further adjusted to reflect the
usage differential between employees and residents, referred to as the population coefficient adjustment
(assuming 9 hours x 5 days = 45 hours per week for employees versus 12 hours x 7 days = 84 hours for
residents). These rate schedules represent the final rate study calculation of suggested impact fee rates.
The adjusted rate schedules are presented in Exhibit 11 below.
Exhibit 11. Adjusted Rate Schedules for Fire and Parks by Development Type
FIRE: RESIDENTIAL
SINGLE MULTIFAMILY TOTAL
FAMILY
2016 Units
201 6 Incidents per Property Type
3,795
973
4,004
1,182
7,799
2,154
Average Incidents per Unit
0.256 0.295
Cost per Incident
Unadjusted per Unit Fee
Expected Revenue per Capita
$2,785.67 $3,207.96
$10,870
$33.59
People per Unit
2.89 2.51
Expected Revenue per Unit
$96.94 $84.45
Adjusted Fire Impact Fee Rates
per Unit ***
$2,688.73 $3,123.51
38 :ill
Fire and Parks Impact Fees Update Rate Study 1 Fee Calculations I 16
FIRE: COMMERCIAL RETAIL OFFICE INDUSTRIAL TOTAL
2016 Built Square Feet
2016 Incidents per Property Type
7,087,600 7,183,598 13,778,128 28,049,326
2,034 806 329 3,169
Incidents per Built 1,000 Gross Sq. Ft.
Cost per Incident
0.287 0.112 0.024
$10,870
Unadjusted Fee per 1,000 Gross Sq. Ft. $3,1 19.80 $1,219.63 $259.36
Expected Revenue per Employee
Employees per 1,000 Gross Sq. Ft. 2.47
Expected Revenue per 1,000 Gross $82.87
Square Feet
2.22 1.23
$33.83
$74.58 $41.19
Adjusted Fire Impact Fee Rates
per 1,000 Gross Sq. Ft. ***
$3,036.96 $1,145.05 $218.16
* Before effect of City policy decisions.
:ill Fire and Parks Impact Fees Update Rate Study 1 Fee Calculations
11739
PARKS: RESIDENTIAL SINGLE FAMILY MULTIFAMILY TOTAL
Identified Service Area Capital Need
from Growth
$23,531,750
Per Capita Investment Needed to
Respond to Growth for Service
Area Population
$1,542
Household Size
Unadjusted per Unit Fee
Expected Revenue per Capita
2.89 2.51
$4,448.83 $3,875.51
$13.80
People per Unit
2.89 2.51
Expected Revenue per Unit
$39.81 $34.68
Adjusted Parks Impact Fee Rates
per Unit ***
$4,409.02 $3,840.83
PARKS: COMMERCIAL
RETAIL
OFFICE
INDUSTRIAL TOTAL
2016 Built Square Feet
7,087,600 7,183,598 13,778,128 28,049,326
Identified Service Area Capital Need from
Growth
$23,531,750
Per Capita Investment Needed to Respond
to Growth for Service Area
Population
$1,542
Expected Employees per 1,000 Sq. Ft. 2.47
2.22 1.23
Expected Employees Adjusted for 1.32 1.19 .66
Population Coefficient
Unadjusted Fee per 1,000 Gross Sq. Ft. $2,034.97 $1,834.56 $1,017.49
Expected Revenue per Employee
$13.80
Expected Employees per 1,000 Sq. Ft. 2.47
2.22 1.23
Expected Revenue per 1,000 Gross Sq. Ft. $34.03
$30.63 $16.92
Adjusted Parks Impact Fee Rates
per 1,000 Gross Sq. Ft. ***
$2,000.94 $1,803.93 $1,000.57
Sources: BERK Consulting, 2017
*** Before effect of policy decisions by City.
40 .i,) Fire and Parks Impact Fees Update Rate Study Fee Calculations
18
3 Plan Amendments
As part of the process of updating the fire and parks impact fee rates, two City planning documents
were amended to reflect updated information
3.1 FINANCIAL PLANNING MODEL AND CAPITAL IMPROVEMENT PROGRAM
The City amended the 2017-2022 Financial Planning Model and Capital Improvement Program (CIP) to
reflect updated project cost estimates, recalculated impact fee eligibility based on current growth
projections, and adjusted projects.
3.2 TUKWILA PARKS, RECREATION AND OPEN SPACE PLAN
The City amended the 2014 Tukwila Parks, Recreation and Open Space Plan (PROS Plan) to include a
second Level of Service standard of maintaining the system value per capita as growth occurs, to allow
the City to respond to growth in those areas where a park was already within 1/4 to 1/2 mile of
development as well as to respond to growth in newly developing areas.
:III Fire and Parks Impact Fees Update Rate Study I Plan Amendments
1 19 41
4 Attachments
4.1 APPENDIX A: LIST OF SYSTEM IMPROVEMENTS
4.1.1 Fire System Improvements List
4.1.2 Parks System Improvements List
42 Dm Fire and Parks Impact Fees Update Rate Study 1 Attachments
120
4.1 APPENDIX A: LIST OF SYSTEM IMPROVEMENTS
4.1.1 Fire System Improvements List
FIRE PROJECT NAME
COST
(2017$)
IMPACT FEE
ELIGIBLE
PROJECT
FUNDING
FROM IMPACT
FEES
% OF
PROJECT
FUNDED BY
IF
Relocate Fire Station 51 $12,509,000
Replace Fire Station 52 $17,652,000
Replace Fire Station 54
$14,753,000
Yes
Yes
$4,254,320
$7,455,960
Fire Apparatus & Equipment
$29,932,500
Yes
Yes
$7,081,440
0
34%
42%
48%
0%
Total
$74,846,000
_4
Sources: City of Tukwila and Tukwila Fire Department, 2017; BERK Consulting, 2017.
4.1.2 Parks System Improvements List
$18,791,720 _ _.... 25%
PARKS PROJECT NAME
COST
(2017$)
IMPACT FEE
ELIGIBLE
PROJECT
FUNDING
FROM IMPACT
FEES
% OF
PROJECT
FUNDED BY
IF
Park Acquisition
$ 2,200,000
Yes
$2,200,000
100%
Park Improvements
$1,838,000 Yes
Duwamish Hill Preserve
Tukwila Pond Trail & Boardwalk
Tukwila South Trail
$459,500
25%
$8,018,000 Yes
$ 2,004,000
$7,250,000
Macadam Winter Garden & Wetland
$6,525,000
$1,450,000
Yes
Yes
$5,437,500
25%
75%
$4,893,750
Open Space Improvements $5,800,000
Tukwila Urban Center Pedestrian Bridge
$10,741,000
Synthetic Turf Field
75%
Yes $725,000
Yes $4,350,000
Yes
$1,317,000
$2,900,000 Yes
$ 2,175,000
50%
75%
12%
75%
Total
$46,722,000
$23,561,750
50%
Sources: City of Tukwila, 2017; BERK Consulting, 2017.
:ill
21 43
4.2 APPENDIX B: VALUATION FOR FIRE AND PARKS
4.2.1 Fire
Exhibit 12. Summary of Fire Assets and Values
ASSET TYPE
NUMBER
VALUE (2017$)
Apparatus 45 vehicles and equipment, including 5 pumpers
Land
4 Parcels
Fire Stations
$8,224,500
$2,838,167
4 Stations, 1 EOC
$46,800,328
$57,862,995
Exhibit 13. Fire Equipment and Apparatus
TOTAL
FIRE EQUIPMENT AND APPARATUS DESCRIPTION VALUE
(2017$)
Chevy Lumina sedan
Ford Taurus sedan
$30,000
Ford Crown Victoria sedan
Ford Expedition SUV
$40,000
$55,000
$70,000
Ford Expedition SUV
International rescue truck
Darley pumper
Darley pumper
MCI Tow vehicle
$42,322
$ 275,000
$700,000
$700,000
---_.._..-----•---
$80,000
Quad Cab Pickup 4x4 $79,000
Ford Expedition SUV $65,000
Trailer, mass casualty
Trailer, mass casualty
Aerial ladder truck, Pierce
Pumper, Ferrara
Pumper, Ferrara
$ 35,000
$35,000
$1,800,000
$700,000
$700,000
Pumper, Pierce
Pumper, Pierce
Van, Chevy Astro
1/2 Ton Pickup, Chevy
3/4 Ton Pickup, Ford
$875,000
$875,000
$ 30,000
$50,000
$60,000
3/4 Ton Pickup, Ford extended cab $65,000
'/2 Ton Pickup, extended cab $80,000
Ford Expedition SUV $80,000
Ford Expedition SUV $80,000
Trailer $2,000
Trailer, 32 FT
$25,500
44 :i„ Fire and Park Impact Fee Rate Study, 201 8 1 Attachments
I22
Total Apparatus Replacement Cost (28,224,5004
Trailer, Strong Boy, Tria-axle $71,000
Trailer, Carnai, Rescue boat $1,500
Trailer, Utility $3,000
Trailer, Whiteman
Trailer, Haulmark
$10,000
$90,000
Trailer Cargomate $10,000
Utility, John Deere HPX Gater $12,000
Flatbed Ford Super duty $60,000
Forklift Hyster $20,000
Boat, rescue $30,000
Generator, trailer -mounted $25,000
Trailer, EZ Loader
Boat, Woolridge (50% Fire, 50% Police)
$10,000
$25,000
Boat, Woolridge (50% Fire, 50% Police) $25,000
Trailer, EZ Loader
Ford Escape SUV
Trailer, Cargomate
Trailer, Cargomate
$5,500
$30,000
$10,000
Aid Car, Ford Rescue
$10,000
$1 90,000
Exhibit 14. Fire Land Values
FIRE LOT AGGREGATE LAND PROJECTED FIRE
STATION ADDRESS SQ. FT. VALUE/SQ. FT. LAND VALUE
(2017$) (2017$)
Station 51
444 Andover Park E 81,000
Station 52
5900 S 147th St
50,530
Station 53 4202 S 115th St 1 1 1,064
Station 54 4237 S 144th St 38,860
$15.32
$1,241,182
$8.14
$41 1,454
$ 7.76
$862,1 21
$8.32 $323,411
Totals
281,45438,167
Exhibit 15. Fire Station Values
EXISTING FIRE COST PER
STATION ADDRESS SQ. FT. SQ. FT.
(2017$)
PROJECTED
REPLACEMENT
COST FOR FIRE
STATIONS (2017$)
Station 51 444 Andover Park E
17,700
$1,048
$21,247,262
Station 52 5900 S 147th St
Station 53
3,350 $1,171
4202 S 115th St
Station 54
EOC (Housed in Station 51 )
14,000
$3,779,372
$15,794,389
4237 S 144th St
444 Andover Park E
5,300 $1,165 _ $5,979,304
$1,350
Totals
40,350
$46,800,328
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Fire and Park Impact Fee Rate Study, 2018 I Attachments
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46
4.2.2 Parks
Exhibit 16. Summary of Parks Assets and Values
ASSET TYPE VALUE (2017$)
Equipment and Investments
$33,224,1 10
Land
$74,675,648
Total
$107,899,758
Exhibit 17. Parks Land Values
PARK NAME PARK SQ. FT.
AVERAGE LAND PROJECTED PARK
VALUE PER SQ. FT. LAND VALUE
57th Ave South Park
17,424
$5.05
Cascade View Park
Crystal Springs Park
Hazelnut Park
Riverton Mini Park
Tukwila Park
104,544
479,160
26,136
4,356
$12.08
$7.26
$7.44
$11.39
$168,976
$1,204,125
$3,502,305
$21 1,610
$53,156
278,784 $10.44 $2,950,349
Bicentennial Park
Codiga Park
56,628 $16.46 $995,237
291,852 $14.99 $4,479,299
Duwamish Hill Preserve
Fort Dent Park (Starfire Sports Complex)
lkawa Park (Japanese Garden)
378,972 $13.40 $4,574,921
2,234,628 $7.1 1 $17,300,293
Macadam Wetlands & Winter Garden
Tukwila Community Center
.........._....--
Tukwila Pond Park
Black River Lot
8,712 $13.57 $133,423
431,244 $7.60 $3,422,262
553,212 $13.00 $7,108,895
513,480 $37.53 $19,269,943
13,068 $6.19 $78,589
Christensen Road Property/Riverview
Plaza Riverfront
Green River Lot
Interurban Hill Lot
Southgate Park
130,680 $17.30 $2,371,865
Tukwila Hill
Tukwila Parkway
4,356 $13.28 $65,665
74,052 $6.83 $587,357
4.74,804 $9.63 $4,666,669
78,408 $6.84 $586,807
43,560 $15.17 $741,420
Wilcox Drive/Pamela Drive Open Space 30,492
$4.02 $202,482
Total
9,682,860 $74,675,648
Fire and Park Impact Fee Rate Study, 201 8 1 Attachments
24
CITY OF TUKWILA
FIRE IMPACT FEE SCHEDULE
Exhibit B
RESIDENTIAL - per dwelling unit
(a)
(b)
Single family
(d)
With fire sprinkler system installed
Multi -family
COMMERCIAL/NON-RESIDENTIAL
- per 1,000 square feet of development
(c)
(c)
(c)
(a)
(b)
(c)
(d)
Unadjusted Adjusted Fee FIRE
Fee fee (e) Reduction Impact
(e) (f) Fee
$ 2,786 $ 2,689 40% $ 1,671
$ 1,571
$ 3,208 $ 3,124 40% $ 1,925
Retail $ 3,120 $ 3,037 40% $ 1,872
Office $ 1,220 $ 1,145 40% $ 732
Industrial/manufacturing $ 259 $ 218 40% $ 156
Attached accessory dwelling units are exempt from impact fees.
A structure with more than two dwelling units.
See the more detailed land use descriptions in the Land Use Categories document.
6% discount for single family units with fire sprinkler system installed representing the portion of all
incidents that were fire only - as opposed to emergency medical incidents. Per 16.26.120, B. 9. of the
Tukwila Municipal Code, "A fee payer installing a residential fire sprinkler system in a single-family
home shall not be required to pay the fire operations portion of the impact fee."
From the "Tukwila Fire and Park Impact Fees Rate Study, 2018".
Fee reduction to retain economic competitiveness.
47
48
NOTE: Shaded text on Page 8 reflects text deleted per review at
the 4-17-18 Finance Committee meeting.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, REPEALING ORDINANCE NOS.
2485 AND 2366, AS CODIFIED IN TUKWILA MUNICIPAL
CODE CHAPTER 16.28; REPEALING ORDINANCE NO. 2521
§7, 8 AND 9; REENACTING TMC CHAPTER 16.28, "PARKS
IMPACT FEES," TO AMEND THE PROCESS FOR IMPOSING
AND ADMINISTERING PARKS IMPACT FEES TO BETTER
ADDRESS THE NATURE OF DEVELOPMENT ACTIVITY IN
TUKWILA; ADDING REGULATIONS RELATING TO ANNUAL
PARKS IMPACT FEE UPDATES; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the City Council adopted Ordinance No. 2366 on March 5, 2012;
Ordinance No. 2485 on October 19, 2015; and Ordinance No. 2521 on December 5, 2016,
all related to impact fees; and
WHEREAS the City may periodically update its impact fee schedules to reflect
changes in the cost of completing planned improvements and the fair share contribution
applicable to new growth; and
WHEREAS, on April 23, 2018, the Tukwila City Council, following adequate public
notice, held a public hearing on the draft ordinance;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Repealer. Ordinance Nos. 2485 and 2366 are hereby repealed in their
entirety.
Section 2. Repealer. Ordinance No. 2521, §7, 8 and 9 is hereby repealed, these
sections were codified as follows:
TMC Section 16.28.030, "Definitions"
TMC Section 16.28.120, "Exemptions"
TMC Section 16.28.125, "Residential Impact Fee Deferral"
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Section 3. TMC Chapter 16.28 Reenacted. Tukwila Municipal Code (TMC) Chapter
16.28 is hereby reenacted to read as follows:
CHAPTER 16.28
PARKS IMPACT FEES
Sections:
16.28.010 Authority and Purpose
16.28.020 Findings
16.28.030 Definitions
16.28.040 Parks Impact Fee Assessment
16.28.050 Use of Parks Impact Fees
16.28.060 Parks Impact Fee Capital Facilities Plan
16.28.070 Parks Impact Fee Formula
16.28.080 Annual Parks Impact Fee Updates
16.28.090 Individual Projects Parks Impact Fee Adjustments
16.28.095 Parks Impact Fee Deferral
16.28.100 Credits
16.28.110 Appeals
16.28.120 Exemptions
16.28.125 Residential Impact Fee Deferral
16.28.130 Refunds
16.28.140 Authority Unimpaired
Section 4. TMC Section 16.28.010 is hereby reenacted to read as follows:
16.28.010 Authority and Purpose
A. Authority. The City of Tukwila's impact fee financing program has been
developed pursuant to the City of Tukwila's policy powers, the Growth Management Act
as codified in Chapter 36.70A of the Revised Code of Washington (RCW).
B. Purpose. The purpose of the financing plan is to:
1. Develop a program consistent with Tukwila's Parks and Recreation
Department Capital Facilities Plan for joint public and private financing of public parks
facilities and services necessitated in whole or in part by development within the City of
Tukwila;
2. Create a mechanism to charge and collect fees to ensure that development
bears its proportionate share of the capital costs of public parks facilities necessitated by
development; and
3. Ensure fair collection and administration of such parks impact fees.
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Section 5. TMC Section 16.28.020 is hereby reenacted to read as follows:
16.28.020 Findings
The City Council finds and determines that growth and development in the City create
additional demand and need for public parks facilities in the City, and the City Council
finds that growth and development should pay its proportionate share of the costs of the
facilities needed to serve the growth and development in the City. Therefore, pursuant to
RCW 36.70A and RCW 82.02.050 through 82.02.100, which authorize the City to impose
and collect impact fees to fund public facilities that serve growth, the City Council adopts
this ordinance to impose parks impact fees for parks services. It is the Council's intent
that the provisions of this ordinance be liberally construed in establishing the parks impact
fee program.
Section 6. TMC Section 16.28.030 is hereby reenacted to read as follows:
16.28.030 Definitions
Terms or words not defined herein shall be defined pursuant to RCW 82.02.090 when
given their usual and customary meaning. For the purposes of this ordinance, unless the
context or subject matter clearly requires otherwise, the words or phrases defined in this
section shall have the following meanings:
1. "Accessory residential structure" means a structure that is incidental and
subordinate to the principal residence on the property and is physically detached to the
principal residence, but does not include accessory dwelling units. For example, a
detached garage or storage shed for garden tools are considered accessory residential
structures.
2. "Accessory dwelling unit (ADU)" means a dwelling unit that is within or
attached to a single-family dwelling or in a detached building on the same lot as the
primary single-family dwelling. An ADU is distinguishable from a duplex by being clearly
subordinate to the primary dwelling unit, both in use and appearance.
43. "Building permit" means an official document or certification of the City of
Tukwila issued by the City's building official which authorizes the construction, alteration,
enlargement, conversion, reconstruction, remodeling, rehabilitation, erection, placement,
demolition, moving, or repair of a building or structure.
2/1. "City" means the City of Tukwila, Washington, County of King.
35. "Development activity" means any construction, reconstruction, or
expansion of a building, structure, or use, or any changes in use of a building or structure,
or any changes in the use of land, requiring development approval.
46. "Development approval" means any written authorization from the City,
which authorizes the commencement of the "development activity."
57. "Encumber" means to reserve, set aside, or earmark the parks impact fees
in order to pay for commitments, contractual obligations, or other liabilities incurred for
the provision of parks services.
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68. "Fee payer" is a person, corporation, partnership, an incorporated
association or governmental agency, municipality, or similar entity commencing a land
development activity that requires a building permit and creates a demand for additional
parks capital facilities.
79. "Impact fee" means the payment of money imposed by the City on
development activity pursuant to this ordinance as a condition of granting development
approval in order to pay for the parks facilities needed to serve growth and development
that is a proportionate share of the cost of parks capital facilities used for facilities that
reasonably benefit development. Impact fees do not include reasonable permit fees,
application fees, administrative fees for collecting and handling parks impact fees, or the
cost of reviewing independent fee calculations.
610. "Low-income housing" means housing where monthly costs, including
utilities other than telephone, do not excced are no greater than 30% of the resident's
household monthly income and where household monthly income must be is 80% or less
of the King County Median family income adjusted for family size as reported by the U.S.
Department of Housing and Urban Development.
Q11. "Owner" means the owner of record of real property, as found in the
records of King County, Washington, or a person with an unrestricted written option to
purchase property; provided, that if the real property is being purchased under a recorded
real estate contract, the purchaser shall be considered the owner of the property.
1012. "Parks facilities" means those capital facilities identified as park and
recreational facilities in the City's Capital Facilities Plan.
1113. "Proportionate share" means that portion of the cost for parks facility
improvements that are reasonably related to the service demands and needs of
development.
Section 7. TMC Section 16.28.040 is hereby reenacted to read as follows:
16.28.040 Parks Impact Fee Assessment
A. The City shall collect parks impact fees from applicants seeking development
approvals from the City for any development activity in the City for which building permits
are required, effective January 1, 2009, consistent with the provisions of this ordinance.
B. Parks impact fees shall be assessed at the time of a technically -complete
building permit application that complies with the City's zoning ordinances and building
and development codes. Parks impact fees shall be collected from the fee payer at the
time the building permit is issued,
to TMC Section 16.26.095.
C. Except if otherwise exempt or deferred, the City shall not issue the required
building permit unless or until the parks impact fees are paid.
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Section 8. TMC Section 16.28.050 is hereby reenacted to read as follows:
16.28.050 Use of Parks Impact Fees
A. Pursuant to this ordinance, parks impact fees shall be used for parks facilities
that will reasonably benefit growth and development, and only for park facilities addressed
by the City's Capital Facilities Element of the Comprehensive Plan.
B. Fees shall not be used to make up deficiencies in City facilities serving an
existing development.
C. Fees shall not be used for maintenance and operations, including personnel.
D. Parks impact fees shall be used for but not limited to land acquisition, site
improvements, engineering and architectural services, permitting, financing,
administrative expenses and applicable mitigation costs, and capital equipment
pertaining to parks facilities.
E. Parks impact fees may also be used to recoup public improvement costs incurred
by the City to the extent that growth and development will be served by the previously
constructed improvement.
F. In the event bonds or similar debt instruments are or have been issued for parks
facility improvements, impact fees may be used to pay the principal and interest on such
bonds.
Section 9. TMC Section 16.28.060 is hereby reenacted to read as follows:
16.28.060 Parks Impact Fee Capital Facilities Plan
In order to collect parks impact fees, the City must first adopt a parks capital facilities plan
as an element of the City's Comprehensive Plan. The City's Capital Facilities Plan for
parks services shall consist of the following elements:
1. The City's capacity over the next six years, based on an inventory of the
City's parks facilities both existing and under construction;
2. The forecast of future needs for parks facilities based upon the City's
population projections;
3. A six-year financial plan component, updated as necessary, to maintain at
least a six-year forecast for financing needed within projected funding levels;
4. Application of the formula set forth in this ordinance based upon the
information in the capital facilities plan; and
5. City Council Action. No new or revised impact fee shall be effective until
adopted by the City Council following a duly advertised public hearing to consider the
City's Capital Facilities Plan or plan update, except for fees adjusted through the annual
update process outlined in TMC Section 16.28.080.
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Section 10. TMC Section 16.28.070 is hereby reenacted, thereby eliminating Figure
16-3, "2008 Tukwila Parks Impact Fees Calculation," and Figure 16-4, "Tukwila Parks
Capital Facilities List," and shall read as follows:
16.28.070 Parks Impact Fee Formula
A. The impact fee formula is based on the assumptions found in Figure 16 3, 2008
•
e• •e
List,"Tukwila Fire and Parks Impact Fee Rate Study, 2018," Exhibit A attached to the
ordinance and by this reference fully incorporated herein. A fee schedule is codified as
Figure 16-1, Fee Schedule, attached hereto as Exhibit B.
B. Each development shall mitigate its impacts on the City's parks facilities by
payment of a fee that is based on the type of land use and squarc footage of the
development, and proportionate to the cost of the parks facility improvements necessary
to serve the needs of growth. For residential development, fee amount is based on
number of units; for commercial development, fee amount is based on square footage of
the development.
C. Applications for a change of use shall receive credit based on the existing use.
This credit is calculated by deducting the fee amount of the existing use from the fee of
the proposed use.
Section 11. TMC Section 16.28.080, "Annual Parks Impact Fee Updates," is hereby
established to read as follows:
16.28.080 Annual Parks Impact Fee Updates
Park impact fee rates shall be updated annually using the following procedures:
1. The Director of Parks and Recreation ("Director") shall use the Construction
Cost Index for Seattle (June -June) published by the Engineering News Record to
calculate annual inflation adjustments in the impact fee rates. The parks impact fees shall
not be adjusted for inflation should the index remain unchanged.
2. The impact fee rates, as updated annually per TMC Section 16.28.080(1),
shall be effective January 1, 2019, and on January 1 of each year thereafter, and a copy
shall be provided to the City Council.
Section 12. TMC Section 16.28.090 is hereby reenacted to read as follows:
16.28.08-0090 Individual Project Parks Impact Fee Adjustments
A. The City may adjust a parks impact fee at the time the fee is imposed in order to
consider unusual circumstances in specific cases to ensure that impact fees are imposed
fairly.
B. In calculating the fee imposed on a particular development, the City shall permit
consideration of studies and data submitted by a developer in order to adjust the amount
of the fee. The developer shall submit an independent fee calculation study to the Director
of Parks and Recreation, who shall review the study to determine that the study:
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1. Is based on accepted impact fee assessment practices and methodologies;
2. Uses acceptable data sources and the data used is comparable with the
uses and intensities planned for the proposed development activity;
3. Complies with the applicable state laws governing impact fees;
4. Is prepared and documented by professionals who are mutually agreeable
to the City and the developer and who are qualified in their respective fields; and
5. Shows the basis upon which the independent fee calculation was made.
C. In reviewing the study, the Director of Parks and Recreation ('Director") may
require the developer to submit additional or different documentation. If an acceptable
study is presented, the Director e ' _ _ e - may adjust the fee for the
particular development activity. The Director shall consider the documentation submitted
by the applicant, but is not required to accept such documentation that the Director
reasonably deems to be inaccurate or unreliable.
D. A developer requesting an adjustment or independent fee calculation may pay
the impact fees imposed by this ordinance in order to obtain a building permit while the
City determines whether to partially reimburse the developer by making an adjustment or
by accepting the independent fee calculation.
Section 13. TMC Section 16.28.100 is hereby reenacted to read as follows:
16.28.090100 Credits
In computing the fee applicable to a given development, credit shall be given for the fair
market value measured at the time of dedication, for any dedication of land for
improvements to, or new construction of, any parks facilities that are identified in the
Capital Facilities Element and that are required by the City as a condition of approving
the development activity.
Section 14. TMC Section 16.28.110 is hereby reenacted to read as follows:
16.28.400110 Appeals
A. Any fee payer may pay the impact fees imposed by this ordinance under protest
in order to obtain a building permit.
B. Appeals regarding parks impact fees imposed on any development activity may
only be submitted by the fee payer of the property where such development activity will
occur. No appeal shall be permitted unless and until the impact fee at issue has been
paid
C. Determinations by the City staff with respect to the applicability of parks impact
fees to a given development activity, or the availability of a credit, can be appealed to the
City's Hearing Examiner pursuant to this section.
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D. An appeal shall be filed within 10 working days of payment of the impact fees
under protest or within 10 working days of the City's issuance of a written determination
of a credit or exemption decision by filing with the City Clerk a notice of appeal giving the
reasons for the appeal and paying the accompanying appeal fee as set forth in the
existing fee schedule for land use decisions.
Section 15. TMC Section 16.28.120 is hereby reenacted to read as follows:
16.28.120 Exemptions
A. The parks impact fees are generated from the formula for calculating the fees as
set forth in this chapter. The amount of the impact fees is determined by the information
contained in the adopted parks master plan and related documents, as appended to the
City's Comprehensive Plan. All development activity located within the City shall be
charged a parks impact fee; provided, that the following exemptions shall apply.
B. The following shall be exempt from parks impact fees:
1. Replacement of a structure with a new structure having the same use, at the
same site, and with the same gross floor area, when such replacement is within 12
months of demolition or destruction of the previous structure.
2. Alteration, expansion, or remodeling of an existing dwelling or structure
where no new units are created and the use is not changed.
3. Construction of an accessory residential structure.
4. Miscellaneous improvements including, but not limited to, fences, walls,
swimming pools, and signs that do not create an increase in demand for parks services.
5. Demolition of or moving an existing structure within the City from one site to
another.
6. Parks impact fees for the construction of low-income housing may be
reduced at the discretion of the Parks and Recreation Director when requested by the
property owner in writing prior to permit submittal and subject to the following criteria:
a. The property owner must Ssubmittat of a fiscal impact analysis of how a
reduction in impact fees for the project would contribute to the creation of low-income
housing; and
cb. The developer property owner must record a covenant per RCW
82.02.060(3) that prohibits using the property for any purpose other than for low-income
housing at the original income limits for a period of at least 10 years. At a minimum, the
covenant must address price restrictions and household income limits for the low-income
housing, and that if the property is converted to a use other than low income housing
within 10 years, the property owner must pay the City the applicable impact fees in effect
at the time of conversion.
c. Should the property owner satisfy the criteria in TMC Section
16.28.120.B.6., a and b, and the Director determines a fee reduction is in the best interest
of the City, the fees will be reduced, based on the following table:
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b. Fee reduction table.
Unit Size
Affordability Target 1
Fee Reduction
2 or more bedrooms
80% 2
40%
2 or more bedrooms
60% 2
60%
Any size
50% 2
80%
1 — Units to be sold or rented to a person or household whose monthly
housing costs, including utilities other than telephone, do not exceed
30% of the household's monthly income.
2 — Percentage of King County Median family income adjusted for family
size as reported by the U.S. Department of Housing and Urban
Development.
7. Change of Use. A development permit for a change of use that has less
impact than the existing use shall not be assessed a parks impact fee.
8. A fee payer required to pay for system improvements pursuant to RCW
43.21C.060 shall not be required to pay an impact fee for the same improvements under
this ordinance.
Section 16. TMC Section 16.28.125 is hereby reenacted to read as follows:
16.28.125 Residential Impact Fee Deferral
A. Purpose. The purpose of this chapter is to comply with the requirements of RCW
82.02.050 as amended by ESB5923 Chapter 241, Laws of 2015, to provide an impact fee
recovery in the construction industry.
BA. Applicability.
1. The provisions of this chapter section shall apply to all impact fees
established and adopted by the City pursuant to Chapter 82.02 RCW, including parks
impact fees assessed under Tukwila Municipal Code Chapter 16.28.
2. Subject to the limitations imposed in the Tukwila Municipal Code, the
provisions of this chapter section shall apply to all building permit applications for single-
family detached and single-family attached residential construction. For the purposes of
this chaptersection, an "applicant" includes an entity that controls the named applicant,
is controlled by the named applicant, or is under common control with the named
applicant.
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B. Impact Fee Deferral.
1. Deferral Request Authorized. Applicants for single-family attached or single-
family detached residential building permits may request to defer payment of required
impact fees until the sooner of:
a. final inspection; or
b. the closing of the first sale of the property occurring after the issuance
of the applicable building permit;
which request shall be granted so long as the requirements of this chapter
section are satisfied.
2. Method of Request. A request for impact fee deferral shall be dcclarcd
submitted at the time of preliminary plat application (for platted development) or building
permit application (for non -platted development) in writing on a form or forms provided by
the City, along with payment of the applicable application or permit fees.
3. Calculation of Impact Fees. The amount of impact fees to be deferred under
this chapter section shall be determined as of the date the request for deferral is
submitted.
DC. Deferral Term. The term of an impact fee deferral granted under this chapter
section may not exceed 18 months from the date the building permit is issued ("Deferral
Term"). If the condition triggering payment of the deferred impact fees does not occur
prior to the expiration of the Deferral Term, then full payment of the impact fees shall be
due on the last date of the Deferral Term.
ED. Deferred Impact Fee Lien.
1. Applicant's Duty to Record Lien. An applicant requesting a deferral under
this chapter section must grant and record a deferred impact fee lien, in an amount equal
to the deferred impact fees, against the property in favor of the City in accordance with
the requirements of RCW 82.02.050(3)(c).
2. Satisfaction of Lien. Upon receipt of final payment of all deferred impact fees
for the property, the City shall execute a release of deferred impact fee lien for the
property. The property owner at the time of the release is responsible, at his or her own
expense, for recording the lien release.
Limitation on Deferrals. Each applicant for a single-family residential
construction permit, in accordance with his or her contractor registration number or other
unique identification number, is entitled to annually receive deferrals for the first 20 single-
family residential construction building permits. The deferral entitlements allowed under
identification number, per year.
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16.28.095 Parks Impact Fee Deferral
A. In order to encourage residential and mixed use development within thc Tukwila
Urban Ccntcr Transit Oriented Development (TUC-TOD) zoning district, fce deferrals of
111
the following criteria arc mct:
1. The property owner must submit a technically complete building permit
application cl arly depicting the project for which thc fce deferral agreement will apply.
2. Beforc issuance of the building permit, the property owner must submit a
written letter requesting that the parks impact fce be deferred. The City will not consider
any fee deferral requests from a tenant, contractor, or other third party. The request must
be submitted to the City no later than December 31, 2016.
Code.
�1 project must include at least 100 residential units and at least 50 percent
executed prior to i -nuance of thc building permit. The Mayor is authorized to execute
such agreements on behalf of the City. Provisions must be included in the agreement to
to include any other provisions or requirements in the deferral agreement that he/she
deems necessary to meet the intent of this chapter, to protect the financial interest of thc
C. Parks impact fees may be deferred up to 10 years from the date of building permit
C — .
City, with the first payment due to the City no later than 36 months after issuance of thc
building permit, with the final payment being due no later than 120 months from issuance
to the end of the 10 year deferral term.
D. Interest shall be charged on deferred parks impact fces. The interest rate shall
be the same as the stated interest rate on thc Tcn Y or US Tr sury Notc on the date
the building permit is issued (or closest date thereof). Interest shall be compounded
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E. The parks impact fee deferral agreement may be consolidated with any
agreements to defer fire, transportation, or building permit fees as outlined in TMC
Council.
Section 17. TMC Section 16.28.130 is hereby reenacted to read as follows:
16.28.40130 Refunds
A. If the City fails to expend or encumber the impact fees within 10 years from the
date the fees were paid, unless extraordinary, compelling reasons exist for fees to be held
longer than 10 years, the current owner of the property on which the impact fees were
paid may receive a refund of such fees. Such extraordinary or compelling reasons shall
be identified in written findings by the City Council.
B. The City shall notify potential claimants by first class mail that they are entitled to
a refund. In determining whether impact fees have been expended or encumbered,
impact fees shall be considered expended or encumbered on a first -in, first -out basis.
C. Owners seeking a refund must submit a written request for a refund of the fees
to the City within one year of the date the right to claim a refund arises or notice is given,
whichever comes later.
D. Any impact fees for which no application has been made within the one-year
period shall be retained by the City and expended on appropriate parks facilities.
E. Refunds of impact fees shall include any interest earned on the impact fees by
the City.
Section 18. TMC Section 16.28.140 is hereby reenacted to read as follows:
16.28.130 140 Authority Unimpaired
Nothing in this ordinance shall preclude the City from requiring the fee payer to mitigate
adverse environmental effects of a specific development pursuant to the State
Environmental Policy Act, Chapters 43.21C RCW and/or Chapter 58.17 RCW, governing
plats and subdivisions, provided that the exercise of this authority is consistent with
Chapters 43.21C and 82.02 RCW.
Section 19. 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 20. 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.
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60
Page 12 of 13
Section 21. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2018.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Rachel B. Turpin, City Attorney
Allan Ekberg, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Attachments: Exhibit A — Tukwila Fire and Parks Impact Fee Rate Study, 2018
Exhibit B — Fee Schedule
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Page 13 of 13
61
62
Exhibit A
Tukwila Fire and Parks Impact Fee Rate Study, 2018
For Exhibit A to this Parks Impact Fee ordinance, refer to Page 23,
which is the "Tukwila Fire and Parks Impact Fee Rate Study, 2018"
as attached as Exhibit A to the Fire Impact Fee ordinance.
63
64
CITY OF TUKWILA
PARK IMPACT FEE SCHEDULE
EXHIBIT B
RESIDENTIAL - per dwelling unit
(a)
(b)
Unadjusted Adjusted Fee PARK
Fee (e) fee (e) Reduction Impact Fee
(f)
Single family $ 4,449 $ 4,409 40% $ 2,669
Multi -family $ 3,876 $ 3,841 40% $ 2,325
COMMERCIAL/NON-RESIDENTIAL
- per 1,000 square feet of development
(`) Retail $ 2,035 $ 2,001 40% $ 1,221
(c) Office $ 1,835 $ 1,804 40% $ 1,101
(d) K-12 Educational facilities $ 220
(`) Industrial/manufacturing $ 1,017 $ 1,001 40% $ 610
(a)
(b)
(c)
Attached accessory dwelling units are exempt from impact fees.
A structure with more than two dwelling units.
See the more detailed land use descriptions in the Land Use Categories document.
80% discount for K-12 educational facilities.
From the "Tukwila Fire and Park Impact Fees Rate Study, 2018".
Fee reduction to retain economic competitiveness.
65
CITY OF TUKWILA
FIRE AND PARK IMPACT FEE UPDATE, 2018
REGIONAL IMPACT FEE COMPARISION - FIRE
Land Use Categories
FIRE IMPACT FEES
CATEGORY MIX
! Tukwila 2018 (a) Renton I Puget Snd I Issaquah
Unadj Adj Reduced to RFA (b) RFA I (d)
Tukwila
2018
Renton RFA
Puget Sound
RFA
Issaquah
100% I
Var. I
40%
I
Resid
All
Resid
All
Resid
All
Resid
All
I
I
I I
I
/Comm
/Comm
/Comm
/Comm
Residential - per housing unit
I
I
I I
I
Single family
2,786
2,689
1,671 830
1,741 796
46%
26%
46%
24%
52%
25%
42%
25%
Duplex
830
I
1
1 1
I
Multifamily
3,208
3,124
1,925 965
1,639 1,091
54%
30%
54%
28%
48%
23%
58%
34%
Accessory dwelling unit
1
1
I 965 I
I
I
I
I I
I
TOTAL RESIDENTIAL
5,994
5,812 t
3,596 1,795
3,380 1,887
100%
57%
100%
52%
100%
48%
100%
58%
I
f
I I
I
Commercial/Non-Residential - per 1,000 SF
I
I I
I
Retail
3,120 I
3,037 I
1,872 1,250 1
1,210 I 820
68%
29%
75%
36%
33%
17%
61%
25%
hotel/motel/resort
1
1
1 1,290 I
I 360
Medical care facility (hospital)
3,920 i
12,290
Leisure facilities
2,360 i
2,670
Restaurant/lounge
5,920 I
I 7,790
Average
I
I
2,948
4,786
I
I
I I
Office
1,220
1,145
732 260 �
1,210 260
27%
12%
16%
8%
33%
17%
19%
8%
Medical/dental office
1,990 i
8,550
Church/non-profit
560 !
! 500
Education
1
1
1 720 I
1 1,040
Special Public Facilities
I _ 4,480
3,990
Average
1,6021
2,868
Industrial
259
218
156
IILII 150 I
1,210
260
6%
2%
9%
4%
33%
17%
19%
8%
I
I
1 I
TOTAL NON-RESIDENTIAL
' 4,599
4,400
2,759 1,660 i
3,630 1,340
100%
43%
100%
48%
100%
52%
100%
42%
TOTAL
10,592
10,212 !
6,355 ! 3,455.
7,010 1 3,227
100%
100%
100%
100%
(a) From the Tukwila Fire and Park Impact Fees Rate Study, 2018; unadjusted fees are reduced to retain economic competitiveness in region.
(b) 2018, 2017-2018 City of Renton Fee Schedule
DRAFT Tukwila_Impact_Fee_Model_FinComm04172018.xlsb 4/11/2018
CITY OF TUKWILA
FIRE AND PARK IMPACT FEE UPDATE, 2018
REGIONAL IMPACT FEE COMPARISON - PARKS
Land Use Categories
CATEfORY MIX
Tukwila 2018 (a)
Unadj Adj Reduced
Renton ' Ed-
(b) ! monds
Issa-
quah (d) I
Red-
mond
Bothell
(f)
Tukwila
2018
Renton
Edmonds
Issa-
quah
Red-
mond
Bothell
I
(c) I
I
(e)
100% 1
Var. 1
40% I
I
I
1
1
Resid
All
Resid
All
Resid
All
Resid
All
Resid
All
Resid
All
I
I
I
I
I
I
I
/Comm
/Comm
/Com
/Comm
/Com
/Comm
Residential - per housing unit
I
I
I
I
I
I
Single family
4,449
4,409
2,669
2,740 �
2,734
6,174
4,585
1,557
53%
34%
55%
55%
54%
30%
54%
31%
59%
45%
50%
24%
mobile home
1,944 .
4,009
I
I
I
I
I
I
Multifamily
3,876
3,841
2,325
2,2241
2,340
5,317
3,183
1,557
47%
29%
45%
45%
46%
26%
46%
27%
41%
31%
50%
24%
Multifamily: 2 units, duplexes & ADU
I
I
I
2,224 1
I
I
4,009
Multifamily 3-4 units
2,117
Multifamily 5 or more units
I
1,859 1
I
I
TOTAL RESIDENTIAL
8,324
8,250
4,995
4,964 !
5,074
11,491
7,768
3,114
100%
63%
100%
100%
100%
56%
100%
58%
100%
1
77%
100%
49%
Commercial/Non-Residential
1
I
I
I
1
I
1k.
- per 1,000 SF ***
I
1
I
1
I
I
I
Retail
2,035
2,001
1,221
-
1,340
5,390
551
1,090
42%
15%
0%
0%
' 33%
15%
65%
27%
23%
5%
33%
17%
hotel/motel/resort
Medical care facility (hospital)
I
I
I
I
I
I
I
Leisure facilities
1
1
1
1
1
1
I
Restaurant/lounge
I
1
1
I
I
I
I
Average
I
I
I
I
I
I
I
Office
1,835
1,804
1,101
- 1
1,340
1,360
1,242
1,090
38%
14%
0%
0%
33%
15%
16%
7%
53%
12%
33%
17%
Medical/dental office
1
1
1
1
1
1
I
Church/non-profit
Education
I
I
I
I
I
I
I
Average
I
I
I
I
I
I
I
I
I
1
1
I
I
I
Industrial
1,017
1,001
610 I
-
1,340
1,560 i
559
1,090
21%
8%
0%
0%
33%
15%
19%
8%
24%
6%
33%
17%
construction
f
530 I
TOTAL NON-RESIDENTIAL
4,887 ;
I
4,805
I
2,932 ;
I
-
I
4,020 ;
8,310 ;
I
2,352 ;
3,270
100%
37%
0%
0%
100%
44%
100%
42%
100%
23%
100%
51%
TOTAL
13,211
13,055
7,9271
4,9641
9,0941
19,8011
10,1201
6,384
100%
100%
100%
100%
100%
100%
(a) From the Tukwila Fire and Park Impact Fees Rate Study, 2018; unadjusted fees are reduced to retain economic competitiveness in region.
(b) 2018, 2017-2018 City of Renton Fee Schedule
(c) http://www.edmondswa.gov/development-fees.html
(d) City of Issaquah website; Impact Fee Schedule 2018-02-01
(e) City of Redmond website; http://www.redmond.gov/cms/one.aspx?pageld=203336
(f) City of Bothell website, updaetd 2/17; http://www.ci.bothell.wa.us/DocumentCenter/View/961
0)
DRAFT Tukwila_Impact_Fee_Model_FinComm04172018.xlsb
4/11/2018
Fire
Park
Total
Fire
Park
Total
Fire
Park
Total
Fire
Park
Total
Fire
Park
Total
CITY OF TUKWILA
FIRE AND PARK IMPACT FEE UPDATE, 2018
Tukwila Impact Fee Comparison
INCREASE (DECREASE)
2018 UPDATED
Percentage Increase (Decrease)
Residential
Commercial / Non -Residential
TOTAL
Single Family Multi- family 1 TOTAL
Retail Office Industrial I TOTAL
per hsg unit 1
per 1,000 sq ft
Office
$ 1,671 $ 1,925 I $ 3,596
$ 2,669 $ 2,325 $ 4,995
$ 1,872 $ 732 $ 156 1 $ 2,759
$ 1,221 $ 1,101 $ 610 $ 2,932
$ 6,355
$ 7,927
I
l
TOTAL
$ 4,341 $ 4,250 . $ 8,591
$ 3,093 $ 1,833 $ 766 . $ 5,691
$ 14,282
INCREASE (DECREASE)
2008 Original
Percentage Increase (Decrease)
Residential
Commercial / Non -Residential
TOTAL
Single Family Multi- family TOTAL
Retail Office Industrial I TOTAL
per hsg unit
per 1,000 sq ft
Office
$ 922 $ 1,200 $ 2,122
$ 1,426 $ 1,398 I $ 2,824
$ 580 $ 1,624 $ 127 $ 2,331
$ 419 $ 837 $ 262 I $ 1,518
$ 4,453
$ 4,342
I
l
TOTAL
$ 2,348 $ 2,598 1 $ 4,946
$ 999 $ 2,461 $ 389 1 $ 3,849
$ 8,795
INCREASE (DECREASE)
68
DRAFT Tukwila_Impact_Fee_Model_FinComm04172018.xlsb
4/9/2018
Residential
Percentage Increase (Decrease)
Commercial / Non -Residential
TOTAL
Single Family
Multi- family !
TOTAL
Retail
Office
Industrial I TOTAL
per hsg unit 1
Retail
Office
per 1,000 sq ft
TOTAL
81%
87%
$ 749
$ 1,243
$ 725 !
$ 927 1
$ 1,474
$ 2,171
$ 1,292
$ 802
$ (892)
$ 264
$ 29 ! $ 428
$ 348 I $ 1,414
$ 1,902
$ 3,585
1
1
$ 1,993
$ 1,652 1
$ 3,645
$ 2,094
$ (628)
$ 377 1 $ 1,842
$ 5,487
68
DRAFT Tukwila_Impact_Fee_Model_FinComm04172018.xlsb
4/9/2018
Percentage Increase (Decrease)
Residential
Commercial / Non -Residential
TOTAL
Single Family
Multi- family I
TOTAL
Retail
Office
Industrial I
TOTAL
81%
87%
60%!
66%1
69%
77%
223%
191%
-55%
32%
23%I
133%1
18%
93%
43%
83%
1
1
85%
64%i
74%
210%
-26%
97%;
48%
62%
68
DRAFT Tukwila_Impact_Fee_Model_FinComm04172018.xlsb
4/9/2018
Average Annual Change Over 9 Years
Residential
Commercial / Non -Residential
TOTAL
Single Family
i
Multi - family
TOTAL
i
Retail Office Industrial �
TOTAL
9%
10%
7%j
7%;
8%
9%
25%
21%
-6%
4%
3%j
15%I
2%
10%
5%
9%
9%
7%!
8%
23%
-3%
11%'
5%
7%
68
DRAFT Tukwila_Impact_Fee_Model_FinComm04172018.xlsb
4/9/2018
CITY OF TUKWILA,
SELECTED FIRE AND PARK IMPACT FEE DATA
2018 AND 2008 STUDY
EMPLOYMENT
DEVELOPMENT SQUARE FOOTAGE
City Profile - EMPLOYMENT
Residential:
Land Use
2008
2008
2016
2016
Change
Category
3,795
Category
(27)
-1%
Multi -family
4,107 !
Count
%
Count
%
Count %
Retail
20,384
43%'
17,485
35%
(2,899) -14%
Office
6,245
13%
15,948
32%,
9,703 155%
1,561,250
6%!
7,183,598
26%
1
360%
Industrial
20,343
43%
16,896
34%j
(3,447) -17%
TOTAL !
46,972
100%!
50,329
100%,
3,357 7%
DEVELOPMENT SQUARE FOOTAGE
HOUSING UNITS
City Profile - HOUSING UNITS
City Profile - BUILT SQUARE FEET
Residential:
2008 !
Land Use
2008
Change
2016
Single family
Change
3,795
Category
(27)
-1%
Multi -family
4,107 !
4,004
(2,288) -47%
(103)
Count
%
Count
%
Count
%
Retail
10,192,000
36%;
7,087,600
25%
(3,104,400)
-30%
Office
1,561,250
6%!
7,183,598
26%
5,622,348
360%
6,649,300
100%; 4,087,339
100%i (2,561,961) -39%
I
Industrial
16,274,400
58%;
13,778,128
49%
(2,496,272)
-15%
TOTAL
! 28,027,650
100%'
28,049,326
100%!
21,676
0%
HOUSING UNITS
City Profile - HOUSING UNITS
Growth Projections - EMPLOYMENT
Residential:
2008 !
2017
j
Change
Increase (Decrease)
Single family
3,822 I
3,795
!
(27)
-1%
Multi -family
4,107 !
4,004
(2,288) -47%
(103)
-3%
TOTAL
7,929 !
7,799
4,826 43%
(130)
-2%
Growth Projections - HOUSING UNITS
Growth Projections - EMPLOYMENT
Land Use
2008-2020
2018-2027
Change
Category
Increase (Decrease)
Category
896
174%
Count %
Count %
Count %
Retail
4,836 43%
2,548 35%
(2,288) -47%
Office
1,482 13%
2,324 32%
842 57%
Industrial
4,826 43%
2,462 34%
(2,364) -49%
1
1
1
26% 676,320 183%
TOTAL ;
11,144 100%i
7,334 100%i
(3,810) -34%
Growth Projections - HOUSING UNITS
Growth Projections - BUILT SQUARE FEET
Land Use
2008-2020
2017
2018-2027
Single family
Increase (Decrease)
Category
896
174%
Multi -family
2,384
1,504
(880)
Count
%
Count
%
Count
Retail
2,418,000
36%
1,032,840
25%
(1,385,160) -57%
Office
370,500
6% 1,046,820
26% 676,320 183%
Industrial
3,860,800
58% 2,007,679
49% (1,853,121) -48%
1
I
I
TOTAL j
6,649,300
100%; 4,087,339
100%i (2,561,961) -39%
Growth Projections - HOUSING UNITS
Residential:
2008
2017
Change
Single family
516
1,412
896
174%
Multi -family
2,384
1,504
(880)
-37%
TOTAL
2,900
2,916
16
1%
69
SERVICE POPULATION PER UNIT OF MEASURE
2007
2016
Land Use
Category
Residents
per Hsg
Unit
Employees
per 1,000
Built SF
Land Use
Category
Residents
per Hsg
Unit
Employees
per 1,000
Built SF
Single family 2.54
Multifamily 2.49
Retail 2.00
Office 4.00
Industrial 1.25
Single family 2.89
Multifamily 2.51
Retail 2.47
Office I 2.22
Industrial i 1.23
TOTAL 5.03. 7.25
TOTAL 5.40: 5.91
FIRE INCIDENTS
CHANGE 2007-2016
Land Use
Category
Residents
per Hsg
Unit
Employees
per 1,000
Built SF
Single family
Multifamily
Retail
Office
Industrial
0.35
0.02
1
I
0.47
(1.78)
(0.02)
TOTAL ;
0.37
(1.34)
2007
2016
CHANGE IN FIRE INCIDENTS 2007-2016
Land Use
Category
Incidents
per
Housing
Unit
Incidents
per 1,000
Built SF
TOTAL
Land Use
Category
Incidents
per
Housing
Unit
Incidents
per 1,000
Built SF
TOTAL
Land Use
Category
Unit
Measure
TOTAL
Single family
Multifamily
Retail
Office
Industrial
868
1,215
1,458
625
508
868 19%
1,215 26%
1,458 31%
625 13%
508 11%
Single family
Multifamily
Retail
Office
Industrial
, 973
1,182
!
2,034
806
329
973 18%
1,182 22%
2,034 38%
806 15%
329 6%
Single family
Multifamily
Retail
Office
Industrial
hsg unit
hsg unit
1,000 SF
1,000 SF
1,000 SF
! 105 12%
(33) -3%
576 40%
181 29%
(179) -35%
TOTAL I 2,083 ! 2,591 4,674 100%
TOTAL I 2,154 ! 3,169 ! 5,323 100%
TOTAL I I 649 14%
IMPACT FEE REVENUE
Sum of NET ACCT YEA_
ACCs TITLE T FD T 2009 2010 2011 2012 2013 2014 2015 2016 2017 Grand Total
FIRE IMPACT FEES ='304 $ 13,342 $ 142,383 $ 157,654 $33,686 $ 139,714 $ 66,862 $ 46,406 $ 183,867 $ 285,075 $ 1,068,990
- PARK IMPACT FEE - 104 79,519 58,980 58,373 189,838 296,425 683,136
- PARK IMPACT FEES - 301 17,767 108,177 88,487 21,128 25,661 261,220
Grand Total $ 31,109 $ 250,560 $ 246,141 $ 54,814 $ 244,893 $ 125,842 $ 104,779 $ 373,706 $ 581,501 $ 2,013,345
Fire impact fee average over the 9 -year period is $119,000.
Park impact fee average over the 9 -year period is $105,000
70
LAND USE CLASSIFICATIONS ALIGNED WITH IMPACT FEE CATEGORIES
LUltem
Land Use Description Impact Fees
Category
102 Barn, General Purpose (102)
103 Barn, Special Purpose (103)
106 Controlled Atmosphere Storage (106)
113 Loafing Shed (113)
114 Milkhouse Shed (114)
132 Individual Livestock Shelter (132)
133 Prefabricated Storage Shed (133)
135 Greenhouse, Hoop, Arch -Rib, Small (135)
141 Greenhouse, Hoop, Arch -Rib, Medium (141)
156 Alternative School (156)
157 Maintenance Storage Building (157)
162 Outbuildings (162)
173 Church Educational Wing (173)
175 Skating Rink, Ice (175)
176 Skating Rink, Roller (176)
185 Truck Wash (185)
186 Light Commercial Manufacturing Utility Bldg (186)
300 APARTMENT (300)
301 ARMORY (301)
302 AUDITORIUM (302)
303 AUTOMOBILE SHOWROOM (303)
304 BANK (304)
305 BARN (305)
306 BOWLING ALLEY (306)
308 CHURCH WITH SUNDAY SCHOOL (308)
309 CHURCH (309)
310 CITY CLUB (310)
311 CLUBHOUSE (311)
313 CONVALESCENT HOSPITAL (313)
314 COUNTRY CLUB (314)
315 CREAMERY (315)
316 DAIRY (316)
317 DAIRY SALES BUILDING (317)
318 DEPARTMENT STORE (318)
319 DISCOUNT STORE (319)
320 DISPENSARY (320)
321 DORMITORY (321)
322 FIRE STATION (STAFFED) (322)
323 FRATERNAL BUILDING (323)
324 FRATERNITY HOUSE (324)
326 GARAGE, STORAGE (326)
327 GOVERNMENT BUILDING (327)
328 HANGAR, STORAGE (328)
329 HANGAR, MAINTENANCE & OFFICE (329)
330 HOME FOR THE ELDERLY (330)
331 HOSPITAL (331)
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Office
Industrial
Industrial
Office
Retail
Retail
Retail
Industrial
Multifamily
Industrial
Office
Retail
Retail
Industrial
Retail
Office
Office
Office
Office
Office
Retail
Industrial
Industrial
Retail
Retail
Retail
Retail
Multifamily
Office
Office
Multifamily
Industrial
Office
Industrial
Industrial
Retail
Office
1 of 571
ILUltem I Land Use Description Impact Fees Category
332 HOTEL, LIMITED (332) Retail
335 JAIL -CORRECTIONAL FACILITY (335) Office
336 LAUNDROMAT (336) Retail
337 LIBRARY, PUBLIC (337) Office
338 LOFT (338) Multifamily
339 LUMBER STORAGE SHED, HORIZONTAL (339) Industrial
340 MARKET (340) Retail
341 MEDICAL OFFICE (341) Office
342 MORTUARY (342) Office
343 MOTEL, LIMITED (343) Retail
344 OFFICE BUILDING (344) Office
348 Residence (348) Single Family
349 FAST FOOD RESTAURANT (349) Retail
350 RESTAURANT, TABLE SERVICE (350) Retail
351 Single -Family Residence (351) Single Family
352 MULTIPLE RESIDENCE (LOW RISE) (352) Multifamily
353 RETAIL STORE (353) Retail
355 Fine Arts & Crafts Building (355) Retail
356 Classroom (356) Office
358 Gymnasium (School) (358) Office
365 ELEMENTARY SCHOOL (ENTIRE) (365) Office
366 JUNIOR HIGH SCHOOL (ENTIRE) (366) Office
368 Classroom (College) (368) Office
369 Commons (College) (369) Office
374 Multi-Purp Bldg (College) (374) Office
377 COLLEGE (ENTIRE) (377) Office
378 STABLE (378) Industrial
379 THEATER, LIVE STAGE (379) Retail
380 THEATER, CINEMA (380) Retail
381 VETERINARY HOSPITAL (381) Office
384 BARBER SHOP (384) Retail
386 MINI -WAREHOUSE (386) Industrial
387 TRANSIT WAREHOUSE (387) Industrial
388 UNDERGROUND PARKING STRUCTURE (388) Office
390 Lumber Storage Bldg., Vert. (390) Industrial
391 MATERIAL STORAGE BUILDING (391) Industrial
392 INDUSTRIAL ENGINEERING BUILDING (392) Industrial
405 SKATING RINK (405) Retail
406 STORAGE WAREHOUSE (406) Industrial
407 WAREHOUSE, DISTRIBUTION (407) Industrial
408 Service Station (408) Retail
409 T -HANGAR (409) Industrial
410 AUTOMOTIVE CENTER (410) Retail
412 NEIGHBORHOOD SHOPPING CENTER (412) Retail
413 COMMUNITY SHOPPING CENTER (413) Retail
414 REGIONAL SHOPPING CENTER (414) Retail
72
2 of 5
ILUltem I Land Use Description Impact Fees
416 TENNIS CLUB, INDOOR (416)
417 HANDBALL -RACQUETBALL CLUB (417)
418 HEALTH CLUB (418)
419 CONVENIENCE MARKET (419)
419 1 or 2 family dwelling
4191 Single Family Home
419A Single Family House W / Acc Dwelling Unit
419M Single Family Modular Home W / Foundation
419T Single Family Trailer W / 0 Foundation
423 MINI -LUBE GARAGE (423)
424 GROUP CARE HOME (424)
426 DAY CARE CENTER (426)
427 FIRE STATION (VOLUNTEER) (427)
428 HORSE ARENA (428)
431 OUTPATIENT SURGICAL CENTER (431)
434 Car Wash - Self Serve (434)
435 Car Wash - Drive Thru (435)
436 Car Wash - Automatic (436)
441 COCKTAIL LOUNGE (441)
442 BAR/TAVERN (442)
444 DENTAL OFFICE/CLINIC (444)
446 SUPERMARKET (446)
447 COLD STORAGE FACILITIES (447)
451 MULTIPLE RESIDENCE (SENIOR CITIZEN) (451)
453 INDUSTRIAL FLEX BUILDINGS (453)
454 Shell, Industrial (454)
455 AUTO DEALERSHIP, COMPLETE (455)
456 Tool Shed (456)
458 WAREHOUSE DISCOUNT STORE (458)
459 MIXED RETAIL W/RES. UNITS (459)
460 Shell, Neigh. Shop. Ctr. (460)
461 Shell, Community Shop. Ctr. (461)
462 Shell, Regional Shop. Ctr. (462)
465 Food Booth - Prefabricated (465)
466 Boat Storage Shed (466)
467 Boat Storage Building (467)
468 SHED, MATERIAL STORAGE (468)
470 EQUIPMENT (SHOP) BUILDING (470)
471 LIGHT COMMERCIAL UTILITY BUILDING (471)
472 EQUIPMENT SHED (472)
473 Material Shelter (473)
475 POULTRY HOUSE -FLOOR OPERATION (475)
477 FARM UTILITY BUILDING (477)
479 Farm Utility Storage Shed (479)
481 MUSEUM (481)
482 CONVENTION CENTER (482)
Category
Retail
Retail
Retail
Retail
Single Family
Single Family
Single Family
Single Family
Single Family
Retail
Retail
Retail
Office
Retail
Office
Retail
Retail
Retail
Retail
Retail
Office
Retail
Industrial
Multifamily
Industrial
Industrial
Retail
Retail
Retail
Retail
Retail
Retail
Retail
Retail
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Office
Office
3 o 573
ILUltem I Land Use Description Impact Fees
483 FITNESS CENTER (483)
484 HIGH SCHOOL (ENTIRE) (484)
485 NATATORIUM (485)
486 FIELD HOUSES (486)
487 VOCATIONAL SCHOOLS (487)
489 JAIL - POLICE STATION (489)
490 KENNELS (490)
491 GOVERNMENT COMMUNITY SERVICE BUILDING (491)
492 Shell, Office (492)
494 INDUSTRIAL LIGHT MANUFACTURING (494)
495 INDUSTRIAL HEAVY MANUFACTURING (495)
496 LABORATORIES (496)
497 COMPUTER CENTER (497)
498 BROADCAST FACILITIES (498)
499 Dry Cleaners -Laundry (499)
508 Car Wash - Canopy (508)
511 Drug Store (511)
513 Regional Discount Shopping Center (513)
514 Community Center (514)
515 Casino (515)
525 MINI WAREHOUSE, HI -RISE (525)
526 Service Garage Shed (526)
527 MUNICIPAL SERVICE GARAGE (527)
528 GARAGE, SERVICE REPAIR (528)
529 SNACK BAR (529)
530 CAFETERIA (530)
531 MINI -MART CONVENIENCE STORE (531)
532 FLORIST SHOP (532)
533 WAREHOUSE FOOD STORE (533)
534 WAREHOUSE SHOWROOM STORE (534)
537 Lodge (537)
551 ROOMING HOUSE (551)
571 Passenger Terminal (571)
573 ARCADE (573)
574 VISITOR CENTER (574)
578 Mini -Bank (578)
581 POST OFFICE - MAIN(581)
582 POST OFFICE - BRANCH(582)
583 POST OFFICE - MAIL PROCESSING(583)
584 Mega Warehouse (584)
587 Shell, Multiple Residence (587)
589 MULTIPLE RESIDENCES ASSISTED LIVING (LOW RISE)
594 Hotel, Full Service (594)
595 Hotel, Limited Service (595)
596 Shell, Apartment (596)
597 Mixed Retail w/ Office Units (597)
74
Category
Retail
Office
Retail
Industrial
Office
Office
Retail
Office
Office
Industrial
Industrial
Office
Office
Office
Retail
Retail
Retail
Retail
Office
Retail
Industrial
Retail
Office
Retail
Retail
Retail
Retail
Retail
Retail
Retail
Retail
Multifamily
Industrial
Retail
Office
Retail
Office
Office
Industrial
Industrial
Multifamily
Multifamily
Retail
Retail
Multifamily
Retail
4 of 5
ILUItem I Land Use Description Impact Fees
600 Administrative Office (600)
700 Mall Anchor Department Store (700)
701 BASEMENT, FINISHED (701)
702 BASEMENT, SEMIFINISHED (702)
703 BASEMENT, UNFINISHED (703)
707 BASEMENT, RESIDENT LIVING (707)
709 BASEMENT, RETAIL (709)
710 MULTIPLE RESIDENCE, RETIREMENT COMMUNITY COMPLEX
718 Banquet Hall (718)
782 Shell, Elderly Assist. Multi. Res. (782)
783 Shell, Retirement Community Complex (783)
784 Shell, Multiple Res. (Sen. Citizen) (784)
810 WAREHOUSE OFFICE (810)
820 OPEN OFFICE (820)
830 MIXED USE RETAIL (830)
840 MIXED USE OFFICE (840)
841 HOTEL, FULL SERVICE (841)
842 HOTEL, SUITE (842)
843 MOTEL, FULL SERVICE (843)
844 MOTEL, SUITE (844)
845 CONDO, OFFICE (845)
846 CONDO, RETAIL (846)
847 MIXED USE -OFFICE CONDO (847)
848 MIXED USE -RETAIL CONDO (848)
852 CONDO HOTEL, FULL SERVICE (852)
853 CONDO HOTEL, LIMITED SERVICE (853)
860 LINE RETAIL (860)
984 Luxury Apartment (984)
985 Senior Center (985)
Category
Office
Retail
Single Family
Single Family
Single Family
Single Family
Retail
Multifamily
Retail
Multifamily
Multifamily
Multifamily
Industrial
Office
Retail
Office
Retail
Retail
Retail
Retail
Office
Retail
Office
Retail
Retail
Retail
Retail
Multifamily
Office
5 of 575
76
Property Use Code
100 Assembly, other office
110 Fixed use recreation places, other office
111 Bowling alley Retail
112 Billiard center, pool hall Retail
113 Electronic amusement center Retail
116 Swimming facility: indoor or outdoor Retail
120 Variable use amusement, recreation places Retail
121 Ballroom, gymnasium Retail
122 Convention center, exhibition hall Retail
123 Stadium, arena Retail
124 Playground office
129 Amusement center: indoor/outdoor Retail
130 Places of worship, funeral parlors office
131 Church, mosque, synagogue, temple, chapel office
134 Funeral parlor Retail
140 Clubs, other Retail
141 Athletic/health club Retail
142 Clubhouse Retail
144 Casino, gambling clubs Retail
150 Public or government, other office
151 Library office
152 Museum office
155 Courthouse office
160 Eating, drinking places Retail
161 Restaurant or cafeteria Retail
162 Bar or nightclub Retail
180 Studio/theater, other Retail
181 Live performance theater Retail
182 Auditorium or concert hall Retail
183 Movie theater Retail
200 Educational, other office
210 Schools, non -adult office
211 Preschool Retail
213 Elementary school, including kindergarten office
215 High school/junior high school/middle school office
241 Adult education center, college classroom Retail
254 Day care, in commercial property Retail
255 Day care, in residence, licensed Retail
256 Day care in residence, unlicensed. Retail
300 Health care, detention, & correction, other office
311 24-hour care Nursing homes, 4 or more persons Retail
321 Mental retardation/development disability facility Retail
322 Alcohol or substance abuse recovery center Retail
177
323 Asylum, mental institution office
331 Hospital - medical or psychiatric Office
332 Hospices Office
340 Clinics, Doctors offices, hemodialysis centers Office
341 Clinic, clinic -type infirmary Office
342 Doctor, dentist or oral surgeon's office Office
343 Hemodialysis unit Retail
361 Jail, prison (not juvenile) office
365 Police station office
419 1 or 2 family dwelling Single Family
429 Multifamily dwellings > 6 units Multifamily
439 Boarding/rooming house, residential hotels Multifamily
449 Hotel/motel, commercial Retail
459 Residential board and care Retail
460 Dormitory type residence, other Multifamily
500 Mercantile, business, other Retail
511 Convenience store Retail
519 Food and beverage sales, grocery store Retail
529 Textile, wearing apparel sales Retail
539 _ Household goods, sales, repairs Retail
549 Specialty shop Retail
....................
557 Personal service, including barber & beauty shops Retail
559 Recreational, hobby, home repair sales, pet store Retail
564 Laundry, dry cleaning Retail
569 Professional supplies, services Retail
571 Service station, gas station Retail
579 Motor vehicle or boat sales, services, repair Retail
580 General retail, other Retail
581 Department or discount store Retail
592 Bank Retail
593 Office: veterinary or research Office
596 Post office or mailing firms Retail
599 Business office Office
600 Utility, defense, agriculture, mining, other Industrial
610 Energy production plant, other Industrial
629 Laboratory or science lababoratory Industrial
631 Defense, military installation Industrial
635 Computer center Office
639 Communications center office
640 Utility or Distribution system, other Industrial
642 Electrical distribution Industrial
644 Gas distribution, pipeline, gas distribution Industrial
645 Flammable liquid distribution, pipeline, flammable Industrial
647 Water utility Industrial
648 Sanitation utility Industrial
659 Livestock production Industrial
669 Forest, timberland, woodland Industrial
78 2
679 Mine or quarry Industrial
700 Manufacturing, processing Industrial
800 Storage, other Retail
807 Outside material storage area Retail
808 Outbuilding or shed Retail
819 Livestock, poultry storage Industrial
839 Refrigerated storage Retail
849 Outside storage tank Industrial
880 Vehicle storage, other Industrial
881 Parking garage, (detached residential garage) Single Family
..- ..........
882 Parking garage, general vehicle Retail
888 Fire station office
891 Warehouse Industrial
899 Residential or self storage units Retail
900 Outside or special property, other Retail
919 Dump, sanitary landfill Industrial
926 Outbuilding, protective shelter Industrial
935 Campsite with utilities retail
951 Railroad right of way Industrial
952 Railroad yard Industrial
974 Aircraft loading area Industrial
981 Construction site Industrial
983 Pipeline, power line or other utility right of way Industrial
984 Industrial plant yard - area Industrial
...................
3111 24-hour care Nursing homes, 4 or more persons Multifamily
4191 1 or 2 family dwelling Single Family
4192 1 or 2 family dwelling Multifamily
4293 Multifamily dwellings > 6 units Multifamily
4294 Multifamily dwellings > 6 units Multifamily
4295 Multifamily dwellings > 6 units Multifamily
4296 Multifamily dwellings > 6 units Multifamily
110G Fixed use recreation places, other office
1105 Fixed use recreation places, other Retail
111M Bowling alley Retail
113M Electronic amusement center Retail
123F Stadium, arena Retail
123S Stadium, arena Retail
124M Playground Retail
124P Playground office
141G _ Athletic/health club Retail
150C Public or government, other office
150H Public or government, other office
150M Public or government, other office
151M Library office
161F Restaurant or cafeteria Retail
161M Restaurant or cafeteria Retail
161R Restaurant or cafeteria Retail
379
183M Movie theater Retail
200A Educational, other office
213E Elementary school, including kindergarten office
...................
215H High school/junior high school/middle school office
215M High school/junior high school/middle school office
241C Adult education center, college classroom Retail
300M Health care, detention, & correction, other office
3225 Alcohol or substance abuse recovery center Retail
323M Asylum, mental institution office
331H Hospital - medical or psychiatric Office
340B Clinics, Doctors offices, hemodialysis centers Office
340P Clinics, Doctors offices, hemodialysis centers Office
341N Clinic, clinic-type infirmary Office
342D Doctor, dentist or oral surgeon's office Office
342M Doctor, dentist or oral surgeon's office Office
342U Doctor, dentist or oral surgeon's office Office
365C Police station office
419A 1 or 2 family dwelling Single Family
419M 1 or 2 family dwelling Single Family
419T 1 or 2 family dwelling Single Family
419U 1 or 2 family dwelling Multifamily
429B Multifamily dwellings > 6 units Multifamily
429C Multifamily dwellings > 6 units Multifamily
.._ ._........
429U Multifamily dwellings > 6 units Multifamily
439R Boarding/rooming house, residential hotels Multifamily
449H Hotel/motel, commercial Retail
449V Hotel/motel, commercial Retail
459Q Residential board and care Retail
500B Mercantile, business, other Office
500M Mercantile, business, other Retail
5005 Mercantile, business, other Retail
511C Convenience store Retail
511M Convenience store Retail
519M Food and beverage sales, grocery store Retail
519T Food and beverage sales, grocery store Retail
529M Textile, wearing apparel sales Retail
539B Household goods, sales, repairs Retail
539M Household goods, sales, repairs Retail
549E Specialty shop Retail
549M Specialty shop Retail
5495 Specialty shop Retail
557M Personal service, including barber & beauty shops Retail
559H Recreational, hobby, home repair sales, pet store retail
559P Recreational, hobby, home repair sales, pet store retail
571C Service station, gas station Retail
571G Service station, gas station Retail
579T Motor vehicle or boat sales, services, repair Retail
80 4
581A Department or discount store Retail
581C Department or discount store Retail
581D Department or discount store Retail
581K Department or discount store Retail
581M Department or discount store Retail
596M Post office or mailing firms Retail
599M Business office Office
599P Business office Office
635D Computer center Office
648M Sanitation utility Industrial
648T Sanitation utility Industrial
700C Manufacturing, processing Industrial
700M Manufacturing, processing Industrial
800M Storage, other Retail
808T Outbuilding or shed Retail
880B Vehicle storage, other Industrial
882C Parking garage, general vehicle Retail
8820 Parking garage, general vehicle Office
891F Warehouse Industrial
919T Dump, sanitary landfill Industrial
581
82
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING RESOLUTION NO.
1901 TO ADOPT AN AMENDED 2017-2022 FINANCIAL
PLANNING MODEL AND THE CAPITAL IMPROVEMENT
PROGRAM FOR GENERAL GOVERNMENT AND THE
CITY'S ENTERPRISE FUNDS.
WHEREAS, the Capital Improvement Program (CIP) and the Financial Planning
Model for the period of 2017-2022 are resource documents to help plan directions the
City will consider for the future; and
WHEREAS, the Financial Planning Model and Capital Improvement Program are not
permanent fixed plans, but are guidelines or tools to help reflect future goals and future
resources at the time budgets are being planned; and
WHEREAS, the park and fire impact fee eligible projects have been revised based
on the Tukwila Fire and Parks Impact Fees Rate Study, 2018;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
Section 1. Resolution No. 1901 is hereby amended with the City Council's adoption
of the Amended 2017-2022 Financial Planning Model and accompanying Capital
Improvement Program, incorporated by this reference as if fully set forth herein, as set
forth in Sections 2 and 3 of this resolution.
Section 2. The park impact fee eligible projects are revised as follows:
W.\Word Processing\Resolutions\Financial Planning Model & CIP amended 4-2-18
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Page 1 of 3
83
84
Project Name
Original CIP 2017-2022
Project
Cost
Impact Fee
Funding
Expected
Lake to Sound Trail
$ 86,000
$ -
Park Acquisition
832,000
-
Multipurpose Trails
349,000
-
Park Improvements
1,835,000
-
Fort Dent Park
2,695,000
-
Municipal Arts Fund
70,000
-
Duwamish Hill Preserve Phases II & III
7,997,000
2,500,000
Dog Park Projects
80,000
-
Parks, Recreation & Open Space Plan
223,000
-
Tukwila Pond Trail & Boardwalk
3,664,000
2,400,000
Tukwila South Trail
1,000,000
-
Hand Boat Launches
1,801,000
-
Macadam Winter Garden & Wetland
1,000,000
237,200
Open Space Improvements
1,275,000
-
Tukwila Urban Center Pedestrian Bridge
10,741,000
1,100,000
SyntheticTurf Field
TOTAL
$ 33,648,000
$ 6,237,200
Amended CIP 2017-2022
Project 1
Cost
Impact Fee
Funding
Eligible
$ -
$
2,200,000
2,200,000
1,838,000
459,500
8,018,000
2,004,000
7,250,000
5,437,500
6,525,000
4,893,750
1,450,000
725,000
5,800,000
4,350,000
10, 741, 000
1,317,000
2,900,000
2,175, 000
$ 46,722,000
$ 23,561,750
Section 3. The fire impact fee eligible projects are revised as follows:
Project Name
Original CIP 2017-2022
Project
Impact Fee
Funding
Cost
Funding
Cost
Eligible
Expected
Relocate Fire Station 51
$ 12,207,000
$ 1,168,000
Replace Fire Station 52
5,657,000
3,150,000
Replace Fire Station 54
7,329,000
-
000
000 I
I
$ 74,
Fire Apparatus & Equipment
29,932,000 !
-
TOTAL
$ 55,125,000
$ 4,318,000
W:\Word Processing\Resolutions\Financial Planning Model & CIP amended 4-2-18
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Amended CIP 2017-2022
Project
Impact Fee
Funding
Cost
Eligible
$ 12,
509,
000 {
$ 4,254,320
17,
652,
000 j
7,455,960
14,
29,
753,
932,
000
000 I
7,081,440
-
$ 74,
846,
000
$ 18, 791, 720
Page 2 of 3
Section 4. The detail of Capital Improvement Program projects will be reflected in
the published Amended 2017-2022 Financial Planning Model and accompanying Capital
Improvement Program.
Section 5. A copy of the Amended 2017-2022 Financial Planning Model and
accompanying Capital Improvement Program shall be kept on file electronically and
accessible from the City's website in accordance with Washington State records retention
schedule requirements and City policy, and shall be made available to the public upon
request.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2018.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk Verna Seal, Council President
APPROVED AS TO FORM BY:
Filed with the City Clerk:
Passed by the City Council:
Resolution Number:
Rachel B. Turpin, City Attorney
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Page 3 of 3
85
86
CITY OF TUKWILA
FIRE IMPACT FEE ELIGIBLE PROJECTS
2018
Project Name
Project Cost
j
I
1
1
Growth / Capacity j
-�_---I---_--_--i�
% j Cost j
t I
--_i-�----__-I
%
Non Capacity j Non Capacity (k) Funding j
_—_--Y-I `-R_—_--I-___-s--IUnspent Developer i
Bond Measure Total Secured
j Cost
(j) j 1 Funding I Unfunded j Impact Fee thru 2017 j contribution j
I I
Growth/Capacity Funding
Bond Measure Unfunded
Total 'Secured
0) j Impact Fee
Funding
i Eligible (m)
Relocate Fire Station 51
Replace Fire Station 52
Replace Fire Station 54
Fire Apparatus & Equipment
$ 12,509,000
17,652,000
14,753,000
29,932,000
(a) j
(a) I
(a) 1
(b) 1
I
48%
48%
48%
47%
(d) j $ 6,004,320 j
(d) 1 8,472,960 1
(d) I 7,081,440 I
(e)i 14,205,677 I
I I
52%
52%
52%
53%
j $ 6,504,680
1 9,179,040
I 7,671,560
I 15,726,323
1
j $ 4,754,680
1 8,162,040
I 5,907,280
I 15,726,323
1
(g) j $ 4,754,680
(g) i 8,162,040
(g) 1 5,907,280
(h) 1 15,726,323
1
j $ 1,750,000
i 1,017,000
I 1,764,280
I -
I
j j $ 1,750,000 j
j 1,017,000 1 j
I I i
I I I
I 1 1
14,205,677
j $ 1,750,000
; 1,017,000
I -
(h) 1 14,205,677
I
j
(1) I
I
(h)I
I
$ 4,254,320
7,455,960
7,081,440
-
Total
$ 74,846,000
j
48%
j $ 35,764,397 j
52%
j $ 39,081,603 j $ 34,550,323
(i) j $ 34,550,323 j $ 4,531,280 j $ 1,017,000 j $ 1,750,000 1
$ 14,205,677
(i) j $ 16,972,677
j $ 18,791,720
(a) Fire Station replacement cost is based on January 2018 schematic design for fire station 51
(b) Represents 10 -year need based on most recent fire apparatus and equipment 20 -year annual needs schedule.
( c) Based on estimated cost and square footage for emergency center relocated to Justice Center under Public Safety Plan
(d) Based on additional square footage for new or replaced fire stations
( e) Based on projected needs in relation to estimated replacement cost of existing equipment and apparatus.
(f) Area dedicated to EOC will double as meeting area.
(g) Bond measure proceeds allocated to fire stations, total of $18,824,000.
(h) Fire equipment and apparatus totally funded by bond measure
(i) Bond measure total = $18,824,000 for fire stations and $12,127,834 for fire apparatus and equipment purchases scheduled through 2027.
(j) Bond measure applied to non -capacity cost first.
(k) Secured funding allocated first to non -capacity unless specifically identified for growth/capacity portion
(1) Impact fees can only be used to pay for growth / added capacity.
(m) Financing costs on the impact fee eligible poriton of the project costs are estimated to be approximately $8 million over the 10 -year period.
00
4/11/2018
88
CITY OF TUKWILA CAPITAL PROJECT SUMMARY
2017 to 2022
PROJECT: Relocate Fire Station 51 Project No. 90830402
DESCRIPTION: Construct 15,000 sf Fire Station 51 with 5,000 sf designated from additional growth.
Fire Station 51 will be relocated as the existing facility is in the floodplain and seismically unsound.
JUSTIFICATION: Expected growth in Tukwila South led to the donation of land for the new fire station as part of the
Tukwila South Development Agreement.
STATUS: A site has been identified and there has been an exchange of the property deed.
MAINT. IMPACT:
COMMENT: Project is on Fire Impact Fee list for $4.3 million.
FINANCIAL Through Estimated
in $000's
2015 2016 2017
2018
2019
2020
2021
2022
BEYOND TOTAL
EXPENSES
4 .Project Location
• ..... \
�? , 0:
Design
51
60
226
1,305
2,160
750
1
4,552
Land (RMI)
710
Q !�
710
Const. Mgmt.
tit..•
E
us
.r/�'�!7g7
0
Construction
80
6,566
1,361
8,007
TOTAL EXPENSES
761
60
226
1,385
8,726
2,111
0
0
0
13,269
FUND SOURCES
Public Safety Bond
4,754
4,754
Land Donation/Sale
710
710
Tukwila South contribution
500
300
300
300
300
50
1,750
Fire Impact Fees
51
300
300
300
300
300
2,754
4,305
City / Bonding / Othe
0
(4,694)
(274)
785
8,126
1,511
(600)
(350)
(2,754)
1,750
TOTAL SOURCES
761
60
226
1,385
8,726
2,111
0
0
0
13,269
2017 - 2022 Capital Improvement Program
89
4 .Project Location
• ..... \
�? , 0:
1
Q !�
tit..•
E
us
.r/�'�!7g7
S r SWs
2017 - 2022 Capital Improvement Program
89
CITY OF TUKWILA CAPITAL PROJECT SUMMARY
2017 to 2022
PROJECT: Replace Fire Station 52 Project No. 90830405
DESCRIPTION: As part of the City's Public Safety Plan, replace Fire Station 52 after evaluation of need based on relocation
of Fire Station 51.
The existing Fire Station 52 is too small to house needed fire apparatus and equipment and is also seismically
JUSTIFICATION: unsound. In order to continue to provide fast response times, high quality service, and meet compliance with state
law, Fire Station 52 must be replaced.
STATUS: Fire Station 52 is part of the City's Public Safety Plan.
MAINT. IMPACT:
COMMENT: Project is on Fire Impact Fee list for $7.5 million.
FINANCIAL Through Estimated
in $000's
2015 2016 2017
2018
2019
2020
2021
2022
BEYOND TOTAL
EXPENSES
Project Location&eal�
QR.
128
��r
2
i,411�
X211v
2.11
14
Design
��
8
157
890
2,286
2,540
474
6,355
Land (RNV)
.,111
Etsia.f Sf ♦:
Le
0
Const. Mgmt.
..
ya
•
0
Construction
ts
11 t i{j{ 1L. .laiPkvry
266
10,506
525
11,297
TOTAL EXPENSES
0
8
157
890
2,552
13,046
999
0
0
17,652
FUND SOURCES
Awarded Grant
0
Public Safety Bond
9,179
9,179
Fire Impact Fees
1,017
1,017
Fire Impact Fees Expected
7,455
7,455
City / Bonding / Other
0
(9,171)
(860)
890
2,552
13,046
999
0
(7,455)
1
TOTAL SOURCES
0
8
157
890
2,552
13,046
999
0
0
17,652
90 2017 - 2022 Capital Improvement Program
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90 2017 - 2022 Capital Improvement Program
CITY OF TUKWILA CAPITAL PROJECT SUMMARY
2017 to 2022
PROJECT: Replace Fire Station 54 Project No. 91630402
DESCRIPTION: As part of the City's Public Safety Plan, replace Fire Station 54.
The existing Fire Station 54 is too small to house needed fire apparatus and equipment and is also seismically
JUSTIFICATION: unsound. In order to continue to provide fast response times, high quality service, and meet compliance with
state law, Fire Station 54 must be replaced.
STATUS: Fire Station 54 is part of the City's Public Safety Plan.
MAINT. IMPACT:
COMMENT: Project is on Fire Impact Fee list for $7 million.
FINANCIAL Through Estimated
(in $000's)
2015 2016 2017
2018
2019
2020
2021
2022
BEYOND TOTAL
EXPENSES
Design
130
700
1,800
2,000
372
5,002
Land (RNV)
854
854
Const. Mgmt.
0
Construction
178
8,274
445
8,897
TOTAL EXPENSES
0
0
130
1,554
1,978
10,274
817
0
0
14,753
FUND SOURCES
Awarded Grant
0
Public Safety Bond
5,907
5,907
Fire Impact Fees
0
Fire Impact Fees Expected
7,081
7,081
City / Bonding / Othe
0
(5,907)
130
1,554
1,978
10,274
817
0
(7,081)
1,765
TOTAL SOURCES
0
0
130
1,554
1,978
10,274
817
0
0
14,753
2017 - 2022 Capital Improvement Program 57
91
CITY OF TUKWILA CAPITAL PROJECT SUMMARY
2017 to 2022
PROJECT: Fire Apparatus & Equipment Project No. 91630401
DESCRIPTION: Fire trucks and fire equipment must be purchased on a regular basis. Funding this life/safety equipment via
a voter -approved bond guarantees that the Tukwila Fire Department is fully funded for the life of the bond.
JUSTIFICATION: Safety and well-being of Tukwila citizens and visitors.
STATUS: Part of the City's Public Safety Plan.
MAINT. IMPACT:
COMMENT: Public Safety Plan will be paid with voter -approved debt.
FINANCIAL Through Estimated
in $000's
2015 2016 2017
2018
2019
2020
2021
2022
BEYOND TOTAL
EXPENSES
Design
0
Land (RM/)
0
Apparatus & Equip
14
421
1,629
2,590
362
1,333
1,672
21,910
29,931
Construction
0
TOTAL EXPENSES
0
14
421
1,629
2,590
362
1,333
1,672
21,910
29,931
FUND SOURCES
Awarded Grant
0
Public Safety Bond
12,127
17,804
29,931
Fire Impact Fees
0
Fire Impact Fees Expected
0
City Oper. Revenue
0
(12,113)
421
1,629
2,590
362
1,333
1,672
4,106
0
TOTAL SOURCES
0
14
421
1,629
2,590
362
1,333
1,672
21,910
29,931
Capital Equipment Purchases.
92 2017 - 2022 Capital Improvement Program 58
CITY OF TUKWILA
PARK IMPACT FEE ELIGIBLE PROJECTS
2018
Project Name
Project Cost
Growth / Capacity j
I
% Cost
1 !
_ Non Capacity _ } _ _ _
Secured
% Cost ! Funding
I I
Non Capacity Funding j _ _ -
Anticipated , Funding - Impact Fee
1
Funding , Anticipated or ! Funding thru
j Secured I Unfunded 2017 I
Growth/Capacity Funding
Other Funding -
Unfunded
Secured I Anticipated or
Funding 1 Secured Impact Fee
I Funding j Eligible
Park Acquisition
Park Improvements
Duwamish Hill Preserve
Tukwila Pond Trail & Boardwalk
Tukwila South Trail
Macadam Winter Garden & Wetland
Open Space Improvements
Synthetic Turf Field
2,200,000
1,838,000
8,018,000
7,250,000
6,525,000
1,450,000
5,800,000
2,900,000
100% !
I I
25%
I I
50% j
j 75% j
1 75% I
50%
j 75% j
j 75% i
2,200,000
I
459,500
I
4,009,000 j
5,437,500 j
4,893,750 1
725,000
4,350,000 j
2,175,000 j
0% I
I
75%
1
50%
25% j
25% 1
50%
25% j
25% j
-
1,378,500
4,009,000
1,812,500
1,631,250
725,000
1,450,000
725,000
I
1 1
I I
!
I j
j
1 !
I I
1
j (
j j
I
I
425,000 ,
j
4,009,000 ,
250,000 1
500,000 I
50,000 1
100,000 j
,
725,000 j
- 1
425,000 ,
I
4,009,000 I
250,000 j
500,000 I
50,000 ,
I
100,000 j
725,000 1
_
953,500
1,562,500
1,131,250
675,000
1,350,000
!
1 I
I I
j j
I 1
1 I
j
I I
I
2,005,000:
;
!
I
-
-
2,005,000 j
-
- I
-
-
-
2,200,000
459,500
2,004,000
5,437,500
4,893,750
725,000
I
4,350,000
1
2,175,000
Total Parks
Tukwila Urban Center Pedestrian Bridge
35,981,000
10,741,000
I I
I 60% 1
24,249,750 1
6,444,600 1
40%
11,731,250
4,296,400
e i
1 4,296,400
6,059,000 j
E
6,059,000 1
4,296,400 1
5,672,250
4,296,400
1 - I
1 683,000 I
2,005,000
4,444,600 I
2,005,000
5,127,600
1 22,244,750
1 1,317,000
TOTAL
$ 46,722,000 66%
$ 30,694,350 ; I $ 16,027,650 $ 4,296,400 I $ 6,059,000 ;
$ 10,355,400 1 $ 9,968,650
$ 683,000 I $ 6,449,600 ;
$ 7,132,600
1 $ 23,561,750
4/11/2018
94
CITY OF TUKWILA CAPITAL PROJECT SUMMARY
2017 to 2022
PROJECT: Park Acquisition Project No. 90930102
DESCRIPTION: Acquisition of land to preserve open space or park land for future generations.
JUSTIFICATION: Provides for increased access to play spaces and helps to preserve green spaces for future generations.
STATUS: Allows implementation of PROS Plan. Project is on Park Impact Fee list.
MAINT. IMPACT: To be determined
COMMENT:
FINANCIAL Through Estimated
in $000's
2015 2016 2017
2018
2019
2020
2021
2022
BEYOND TOTAL
EXPENSES
Design
-
Land (R/W)
700
1,500
2200
Const. Mgmt.
0
Construction
0
TOTAL EXPENSES
0
0
0
700
0
0
1500
0
0
2,200
FUND SOURCES
Awarded Grant
0
KC Parks Levy
0
Mitigation Actual
0
Mitigation Expected
0
Park Impact Fees
2,200
2200
City revenue
-
TOTAL SOURCES
0 1
0
0
0
0
0 1
0
0
2200
2,200
Project Location:
Entire System
2017 - 2022 Capital Improvement Program
95
CITY OF TUKWILA CAPITAL PROJECT SUMMARY
2017 to 2022
PROJECT: Park Improvements
Project No. 91630103
DESCRIPTION: Park improvements at existing parks throughout the system due to new growth and that will increase capacity.
May include play equipment replacement, shelters, park security cameras, and neighborhood play areas.
JUSTIFICATION: Renovation and improvement of amenities in various parks throughout the City.
STATUS: New project for 2017 - 2022 CIP. Program was scheduled to begin in 2017. REET 1 funds were reallocated the
Public Safety Plan so plan has been delayed. Project is on Park Impact Fee list.
MAINT. IMPACT: To be determined.
COMMENT: 1% Municipal Arts Fund for City funded construction costs to be included.
FINANCIAL Through Estimated
in $000's
2015 2016 2017
2018 2019 2020 2021 2022 BEYOND TOTAL
EXPENSES
Design
50
50
50
50
168
368
Land (RMI)
0
Const. Mgmt.
0
Construction
200
200
200
200
670
1470
TOTAL EXPENSES
0
0
0
0
250
250
250
250
838
1,838
FUND SOURCES
Awarded Grant
0
KC Parks Levy
245
180
425
Park Impact Fees
283
176
459
City revenue
250
250
(33)
5
482
954
TOTAL SOURCES
0
0
0
0
250
250
250
250
838
1838
96 2017 - 2022 Capital Improvement Program
PROJECT:
CITY OF TUKWILA CAPITAL PROJECT SUMMARY
2017 to 2022
Duwamish Hill Preserve Project No. 90330109
DESCRIPTION: 10.36 -acre parcel of open space allows for restoration of this site. Site is culturally and historically
significant. Partnership with Forterra (formerly Cascade Land Conservancy) to preserve the site.
JUSTIFICATION: Meets the Parks and Open Space Plan providing cultural and historical value along the City's shoreline.
STATUS: Phase I development was completed in 2010. Phase II development to be completed in 2019, with future
work to possibly include a shelter.
MAINT. IMPACT: Approximately 250 staff hours per year.
Phase II is on Park Impact Fee list. Sound Transit mitigation of $313K
for use of the site. Grants of $765K ($50K KCD, $500 HCPF, $15 HCF, $200K 4Culture) with REET
funds as a match. 1% Municipal Arts fund for City funded construction costs to be included. Formerly
known as Duwamish Riverbend Hill, Poverty Hill, and Grandmother's Hill.
COMMENT:
FINANCIAL Through Estimated
in $000's
2015 2016 2017
2018 2019 2020 2021 2022 BEYOND TOTAL
EXPENSES
Design
602
10
10
1,038
1,660
Land (RM/)
2,036
2,000
4,036
Const. Mgmt.
6
830
836
Construction
742
207
16
14
8
4,150
5,137
TOTAL EXPENSES
3,386
217
26
14
8
0
0
0
8,018
11,669
FUND SOURCES
Awarded Grant
1,977
162
16
14
8
2,177
Proposed Grant
1,000
1,000
KC Parks Levy
599
'
599
Mitigation
313
313
Park Impact Fees
243
2,004
2247
REET 1/City Revenue
254
55
10
5,013
5,332
TOTAL SOURCES
3,386
217
26
14
8
0
0
0
8,018
11,669
2017 - 2022 Capital Improvement Program
97
CITY OF TUKWILA CAPITAL PROJECT SUMMARY
2017 to 2022
PROJECT: Tukwila Pond Trail & Boardwalk Project No. 90330110 Phase I -III
90930101 Phase IV
DESCRIPTION: The Tukwila Pond Concept Plan identified development to extend viewing platforms, construct trail
and boardwalk and other amenities.
JUSTIFICATION: Provides improved access to open spaces, gathering places, and enhances the Tukwila Urban Center. Project is
on Park Impact Fee list.
Phase I completed 2006. Phase II was completed in 2009 and included 50% design for park amenities and
STATUS: feasibility study and design for water quality improvements. Phase III includes design of park improvements
and buffer enhancement along Andover Park West. Phase IV includes final design and construction of trail,
boardwalk, and park amenities. Proposd grant would be from Recreation Conservation Office.
MAINT. IMPACT: To be determined.
COMMENT: Wetland mitigation of $86,000 from WIG Properties and a 2008 King County grant for buffer enhancement.
Phase IV is on Park Impact Fee list. 1% Municipal Arts Fund for City funded construction included.
FINANCIAL Through Estimated
in $000's
2015 2016 2017
2018 2019 2020 2021 2022 BEYOND TOTAL
EXPENSES
Design
240
1,250
1,490
Land (RNV)
0
Const. Mgmt.
1,000
1000
Construction
5,000
5,000
TOTAL EXPENSES
240
0
0
0
0
0
0
0
7,250
7,490
FUND SOURCES
Awarded Grant
8
8
Proposed Grant
250
250
Mitigation Actual
86
86
Park Impact Fees
18
5,438
5,456
REET 1 Funds/City Re
128
1,563
1,691
TOTAL SOURCES
240
0
0
0
0
0
0
0
7,250
7,490
Access Ladder
98 2017 - 2022 Capital Improvement Program
CITY OF TUKWILA CAPITAL PROJECT SUMMARY
2017 to 2022
PROJECT: Tukwila South Trail Project No. 91130101
DESCRIPTION: Construct trails along the Green River in the Tukwila South area.
Trail provides a connected park and trail system and promotes healthy and active living for walking
JUSTIFICATION: and biking. Improves trail access for those that will live, work, and play in the Tukwila South area. Project is on
Park Impact Fee list.
STATUS: Easements to be received from developer. Developer should leave the easements near the final grade
for the trail.
MAINT. IMPACT: To be determined.
COMMENT: 1% Municipal Arts Fund for City funded construction costs to be included.
FINANCIAL Through Estimated
in $000's
2015 2016 2017
2018
2019
2020
2021
2022
BEYOND TOTAL
EXPENSES
Design
1,125
1,125
Land (RMI)
0
Const. Mgmt.
900
900
Construction
4,500
4,500
TOTAL EXPENSES
0
0
0
0
0
0
0
0
6,525
6,525
FUND SOURCES
Awarded Grant
0
Proposed Grant
500
500
Mitigation Actual
0
Mitigation Expected
0
Park Impact Fees
4,894
4,894
REET 1 Funds/City Revenue
1,131
1,131
TOTAL SOURCES
I 0
0
0
0
0
0
0
0
6,525
6,525
2017 - 2022 Capital Improvement Program
99
PROJECT:
CITY OF TUKWILA CAPITAL PROJECT SUMMARY
2017 to 2022
Macadam Winter Garden & Wetland Project No. 90330108
DESCRIPTION: A small winter garden area on this 11 acre site with educational exhibits related to the wetland was completed
in 2007. Entire site purchased with 1989 King County Open Space funds with habitat cleanup recommended.
JUSTIFICATION: To utilize this preserved area to educate and provide a small garden area to improve the wetland area.
STATUS: The Winter Garden was constructed in 2007. Phase II in beyond will include a trailhead from the Winter
Garden, a trail system, boardwalk, and kiosks. Project is on Park Impact Fee list.
MAINT. IMPACT: To be determined.
Received a $15,000 grant from Starbucks and Home Street Bank contributed $2,500 for signage. The
COMMENT: remaining balance from Phase I came from extra REET funds collected in 2007. 1% Municipal Arts Fund for
City funded construction costs to be included.
FINANCIAL Through Estimated
in $000's
2015 2016 2017
2018 2019 2020 2021 2022 BEYOND TOTAL
EXPENSES
Project Location
%
zB
Design
50
411
`j.
250
300
Land (R/VV)
0
Const. Mgmt.
am
WE
200
200
Construction
374
Ak
.%i.
1,000
1,374
TOTAL EXPENSES
424
0
0
0
0
0
0
0
1,450
1,874
FUND SOURCES
i AI
Alla
Arlillw-
si.
St .
I ,
;`` tea iori
a,V�•jj / GIS
Awarded Grant
18
18
Proposed Grant
50
50
Mitigation Actual
0
Mitigation Expected
0
Park Impact Fees
725
725
REET 1 Funds/City Rev
406
675
1,081
TOTAL SOURCES
424
0
0
0
0
0
0
0
1,450
1,874
100
2017 - 2022 Capital Improvement Program
Project Location
%
zB
411
`j.
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WE
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2017 - 2022 Capital Improvement Program
CITY OF TUKWILA CAPITAL PROJECT SUMMARY
2017 to 2022
PROJECT: Open Space Improvements Project No. 90930102
DESCRIPTION: Development of new and future acquired properties to meet community needs.
JUSTIFICATION: Open spaces serve different roles from preserving green space for future generations to providing
active and passive recreational opportunities.
STATUS: Many sites exist within the current Tukwila Park System with potential for more sites in the future
via the Park Acquisition plan and property donations. Project is on Park Impact Fee list.
MAINT. IMPACT: To be determined.
COMMENT: 1% Municipal Arts Fund for City funded construction costs to be included.
FINANCIAL Through Estimated
in $000's
2015 2016 2017
2018 2019 2020 2021 2022 BEYOND TOTAL
EXPENSES
Design
1,000
1,000
Land (RAN)
150
150
Const. Mgmt.
800
800
Construction
4,000
4000
TOTAL EXPENSES
150
0
0
0
0
0
0
0
5,800
5,950
FUND SOURCES
Awarded Grant
100
100
Proposed Grant
0
Mitigation Actual
0
Mitigation Expected
0
Park Impact Fees
4,350
4350
REET 1 Funds/City Rev!
150
1,350
1,500
TOTAL SOURCES
150
0
0
0
0
0
0
0
5800
5,950
Project Location:
Entire System
2017 - 2022 Capital Improvement Program
101
CITY OF TUKWILA CAPITAL PROJECT SUMMARY
2017 to 2022
PROJECT: Synthetic Turf Field Project No. TBD
DESCRIPTION: Change existing grass field to synthetic turf field for increased usage and playability.
Synthethic turf will increase the annual usage, make the site more playable all year, and will allow for increased
JUSTIFICATION: programming of the park. Potential candidate for Youth Athletic Field grant through Recreation Conservation
Office. Project is on Park Impact Fee list.
STATUS: Save Parks Levy funds to partner with Park Impact Fees and YAF Grant to complete project in 2022.
MAINT. IMPACT: To be determined.
COMMENT:
1% Municipal Arts Fund for City funded construction costs to be included.
FINANCIAL Through Estimated
in $000's
2015 2016 2017
2018
2019
2020
2021
2022
BEYOND TOTAL
EXPENSES
Design
500
500
Land (RNV)
0
Const. Mgmt.
400
400
Construction
2,000
2000
TOTAL EXPENSES
0
0
0
0
0
0
0
2,900
0
2,900
FUND SOURCES
Proposed Grant
500
500
Awarded Grant
0
KC Parks Levy
225
225
Park Impact Fees
400
1,775
2175
REET 1 Funds/City Revenue
1775
(1,775)
-
TOTAL SOURCES
I 0
0
0
0
0
0
0
2,900
0
2,900
1 022017 - 2022 Capital Improvement Program
PROJECT:
CITY OF TUKWILA CAPITAL PROJECT SUMMARY
2017 to 2022
Tukwila Urban Center - Pedestrian Bridge Project No. 90510403
DESCRIPTION: Construct a new pedestrian/bicycle bridge over the Green River.
JUSTIFICATION: Pedestrian/bicycle connection between Tukwila's Urban Center and commuter rail/Amtrak station. Supports
local and regional goals and policies regarding land use and transportation in Urban Center.
Pedestrian System Report identified the optimal location for bridge corssing to be south of the Ramada Inn at
STATUS: 15901 West Valley Hwy. Type, Size and Location Report was completed in 2011. Council approved a design of
a twin -tied arch bridge with no accomodation for a future bridge crossing over West Valley Highway.
MAINT. IMPACT: To be determined.
Design grants: State Enhancement for $190K & $500K., Transit Oriented Development (TOD) planning grant of
COMMENT: $55K, and Federal CMAQ grant of $751K. WSDOT Regional Mobility construciton grant of $6.87M. Project is
on Park Impact Fee list with funding of $2 million.
FINANCIAL Through Estimated
in $000's
2015 2016 2017
2018
2019
2020
2021
2022
BEYOND TOTAL
EXPENSES
Design
1,863
33
1,896
Land (RNV)
504
90
594
Const. Mgmt.
348
857
50
1255
Construction
1,854
3,639
1,503
6996
TOTAL EXPENSES
2367
2325
4496
1553
0
0
0
0
0
10,741
FUND SOURCES
Awarded Grant
1,496
1496
Awarded Reg Mobility
581
2,323
2,241
1,725
6870
Park Impact Fees
197
189
297
683
Park Impact Fees expected
400
400
400
117
-
1317
City revenue
93
(187)
1958
(572)
(400)
(400)
(117)
0
0
375
TOTAL SOURCES
2367
2325
4496
1553
0
0
0
0
0
10,741
2017 - 2022 Capital Improvement Program
103
104
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NO.
2430 TO ADOPT AN AMENDED 2014 PARKS, RECREATION
AND OPEN SPACE PLAN FOR THE CITY OF TUKWILA;
PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN
EFFECTIVE DATE.
WHEREAS, RCW 35A.63.062 authorizes the City of Tukwila to perform
comprehensive park and open space planning; and
WHEREAS, the 2014 Parks, Recreation and Open Space Plan was reviewed in
accordance with the State Environmental Policy Act process required by RCW 43.21C
and was the subject of public comment prior to adoption in 2014; and
WHEREAS, the Tukwila City Council adopted the 2014 Parks, Recreation and Open
Space Plan per Ordinance No. 2430 on February 18, 2014; and
WHEREAS, minor amendments to the 2014 Parks, Recreation and Open Space Plan
are deemed appropriate as it relates to impact fees as authorized by RCW 82.02; and the
overall goals, objectives and service standards of the 2014 Parks, Recreation and Open
Space Plan are retained; and
WHEREAS, the Plan amendments have been evaluated as appropriate under SEPA
pursuant to RCW 43.21C in 2017; and
WHEREAS, the amended Plan was presented to the public for comment and
modification at a public hearing on April 23, 2018;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Ordinance No. 2430 is hereby amended with the City Council's adoption
of the Amended 2014 Parks, Recreation and Open Space Plan.
W: Word Processing\Ordinances\Parks Recreation and Open Space Plan amended 4-2-18
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Page 1 of 2
105
106
Section 2. A copy of the Amended 2014 Parks, Recreation and Open Space Plan
shall be kept on file electronically and accessible from the City's website in accordance
with Washington State records retention schedule requirements and City policy, and shall
be made available to the public upon request.
Section 3. The Amended 2014 Parks, Recreation and Open Space Plan is adopted
by reference as part of the Comprehensive Plan.
Section 4. A copy of this ordinance and the Amended 2014 Parks, Recreation and
Open Space Plan shall be filed with the following City departments:
1. Community Development
2. Public Works Department
3. Finance Department
4. Parks & Recreation Department
5. Mayor's Office
Section 5. 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 6. 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 7. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2018.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Rachel B. Turpin, City Attorney
Allan Ekberg, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
W: Word Processing\Ordinances\Parks Recreation and Open Space Plan amended 4-2-18
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Page 2 of 2
CHAPTER 2. PARK AND RECREATION NEEDS
• Existing Features: This category
depicts existing site features that would
allow for added site capacity including
access, public parking and restrooms.
• Fills Activity Gap: This category
identifies sites that have new activity
potential and that can improve access
to identified activity gap areas.
• New Activity Potential: Parks with
new activity potential are those that do
not currently accommodate one or more
of the top five close -to -home
recreational activities but have potential
to do so. In some cases, parks may
already feature one of the desired
activities but have the potential to add
more. For example, a site may already
have an internal pathway that could be
expanded to improve opportunities for
walking and biking.
LEVEL OF SERVICE (LOS) STANDARDS.
The LOS standards direct the City's
response to increased demand, both
growth related and due to changes in
population. Tukwila Parks and
Recreation has two LOS standards, one
based on access and one based on the
per capita investment.
Parks LOS 1: All residents and visitors
should be within 1/4 to 1/2 mile of a
City -owned park.
Parks LOS 2: The investment per capita
of the City's park systems including land
and facilities should be commensurate
with the current level of investment as
growth occurs.
The City of Tukwila has developed a
capital project list that includes
investments to support and facilitate the
increased usage of existing park and
recreation assets to meet growing
demand as well as strategic expansions
of the system as opportunities arise.
2-6 Tukwila Parks, Recreation and Open Space Plan
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CHAPTER 4. RECOMMENDATIONS
Physical Planning and
Management
LEVEL OF SERVICE (LOS)
STANDARDS - ACCESS AND
INVESTMENT. The City's LOS
standards are outlined on page 2.6.
Tukwila's approach to park and
recreation services should be based on
providing different park types that serve
specific functions, following the
classifications outlined in this Plan. The
service area distance is based on
providing convenient access and
maximizing benefits to the public by
preventing duplication of services. Use
of this measurement also considers non-
residents, such as workers and visitors.
RANK PARK AND RECREATION
PROJECTS THROUGH THE USE OF
PRIORITIZATION CRITERIA.
The criteria should be used as a starting
point to identify how projects should be
ranked, while factoring changing
conditions and opportunities.
DEVELOP AND IMPLEMENT UPDATED
PARK DESIGN GUIDELINES AND
POLICIES.
Design guidelines for park and
recreation development should be used
as a basis for all future park master
plans and park improvements. These
should reference the guidelines
provided in the Southcenter Subarea
Plan, and outline best practices in
system development, including
parameters for park character and size,
access and compatible amenities and
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features. The guidelines should promote
compatibility between uses and
structures adjacent to parks.
REDUCE THE MAINTENANCE NEEDS OF
LOW- FUNCTIONING SMALL PARKS.
Several of the city's smaller parks
should be undergo maintenance
efficiency improvements to better align
with the way these sites are used by the
public. This could include replacing
selected areas of turf with groundcover
or permeable pavers, increasing or
adding to tree groves or replacing park
benches with seat walls.
ADD A DISC GOLF COURSE TO THE
SYSTEM.
Parks with capacity for a disc golf
course offer open areas or fairways
ranging between 20-40 feet wide, and
can accommodate nine tee pads and
baskets, signage and user amenities
such as benches. Southgate Park has
potential for adding a disc golf course.
However, the park currently has no
public access, parking or access to
transit.
IDENTIFY THE PREFERRED LOCATION
FOR AN ADDITIONAL COMMUNITY
GARDEN.
The public has identified Duwamish
Park as having potential for a
community garden. Gardens require at
least six hours of unobstructed sunlight,
access to a reliable water source and
fencing. Duwamish Park is not City -
owned but has good public access,
parking and portable restrooms.
Tukwila Parks, Recreation and Open Space Plan
City of Tukwila
City Council Finance Committee
FINANCE COMMITTEE
Meeting Minutes
April 17, 2018 - 5:30 p.m. - Hazelnut Conference Room, City Hall
Councilmembers: De'Sean Quinn, Chair; Dennis Robertson, Kate Kruller
Staff: Peggy McCarthy, Vicky Carlsen, Laura Crandall, Jay Wittwer, Brandon Miles, Gail
Labanara, Rachel Bianchi, Bruce Linton, Laurel Humphrey
CALL TO ORDER: Committee Chair Quinn called the meeting to order at 5:30 p.m.
I. PRESENTATIONS
II. BUSINESS AGENDA
A. Ordinance: Limited Tax General Obligation Bonds
Staff is seeking Council approval of an ordinance that would amend Ordinance 2559, which
authorized issuance of up to $20 million of limited tax general obligation (LTGO) bonds for
financing property acquisition for the Public Works shops and to pay for soft costs through mid -
2019. This amendment would allow for bond maturities up to thirty years and set the expiration
date for the Designated Representatives' authority to be December 31, 2018. One financing
option for the Public Safety Plan extends the $20 million LTGO bond payment to thirty years from
the original twenty-year period, which could save the City between $264,000 and $356,000
depending on whether interest only payments are made during the construction period, which
is a common practice. These savings would benefit the City's utility and governmental funds.
Passage of this ordinance would provide the flexibility for either 20 or 30 years. The bond sale is
currently scheduled for May 17, 2018. The Committee indicated support for the flexibility to
choose the term, but agreed that decision is part of the larger recommendation on Public Safety
Plan financing which will not occur until late May or June. Since the May 17, 2018 sale date does
not provide enough time for a holistic decision, the Committee asked staff to work with Bond
Counsel to revise the schedule to show an alternative that accommodates this timeline. Chair
Quinn asked that the memo be updated to call attention that the bond sale is contingent on the
Council decision on Public Safety Plan financing. UNANIMOUS APPROVAL. FORWARD TO APRIL
23, 2018 COMMITTEE OF THE WHOLE.
B. Fire and Parks Impact Fees
*Staff is seeking Council approval of a package of legislation to update Fire and Impact Fees for
the City. The City contracted with Berk Consulting to obtain a comprehensive study of growth,
capital plans and facilities, level of service standards and more to develop a maximum allowable
impact fee for residential and commercial/non-residential properties. These fees were then
compared with the fees of neighboring jurisdictions to assess regional competitiveness and
affordability. Staff recommends reducing the fees proposed by the Berk study by 40% to bring
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Finance Committee Minutes April 17, 2018
them to a competitive regional level. Pursuant to direction given by the 2017 Finance
Committee, input from the business community was collected and factored into the draft
legislation and fee proposals. The proposed legislation comprises an ordinance updating fire
impact fees, an ordinance updating park impact fees, and ordinance amending the Park,
Recreation and Open Space (PROS) Plan to reflect an additional level of service standard, and a
resolution amending the Capital Improvement Plan (CIP) to update the project pages for the fire
and park impact fee eligible projects. Proposed impact fees are as follows:
Fire Impact Fees
Residential (per dwelling unit)
Single Family $1,671
With fire sprinkler system $1,571
Multi Family $1,925
Commercial/Non-Residential (per 1,000 sf)
Retail $1,872
Office $ 732
Industrial/Manufacturing $ 156
Park Impact Fees
Residential (per dwelling unit)
Single Family
Multi Family
$2,669
$2,325
Commercial/Non-Residential (per 1,000 sf)
Retail $1,221
Office $1,101
K-12 Educational $ 220
Industrial/Manufacturing $ 610
Staff proposes a special rate for park impact fees for K-12 education facilities on the basis that
students are most likely Tukwila residents and therefore would produce a double counting for park
usage. The $220 proposal represents an 80% reduction, and the Committee concurred with this
recommendation. Currently, impact fees are not charged for attached accessory dwelling units
(ADUs). As detached ADUs are currently being considered by the Council, staff recommends they
also be exempt if they are to be allowed in the City. Councilmember Robertson suggested that an
amendment for ADUs be considered in the future that factors in the housing affordability calculation
elsewhere in the ordinance.
Following discussion, the Committee agreed with the proposed fees, but requested that staff amend
the memo to further explain how the 40% reduction was determined. The Committee also requested
that language giving the Fire Chief and Parks and Recreation Director discretionary decision-making
on exemptions relating to low-income housing be removed as follows:
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Finance Committee Minutes April 17, 2018
Fire Impact Fee Ordinance Section 15:
16.26.120 Exemptions
8.6.c. Should the property owner satisfy the criteria in TMC Section 16.26.120.8.6., a and b, and
thc Firc Chicf dctcrmincs a fcc rcduction is in thc bcst intcrcst of thc City, the fees will be
reduced, based on the following table:
Park Impact Fee Ordinance Section 15
16.28.120 Exemptions
8.6.c. Should the property owner satisfy the criteria in TMC Section 16.28.120.8.6., a and b, ei4
thc Dircctor dctcrmincs a fcc rcduction is in thc bcst intcrcst of the City, the fees will be reduced,
based on the following table:
UNANIMOUS APPROVAL AS AMENDED. FORWARD TO APRIL 23, 2018 COMMITTEE OF THE
WHOLE.
C. Business & Occupation Tax
Staff provided the Committee with an overview of Business & Occupation (B&O) tax rates,
implementation, and projected revenues. Tukwila does not currently impose a B&O tax, and 43
of Washington's 281 cities have one in place. Rates and threshold affect the amount of revenue
generated and the number of businesses taxed, and can also be used to shape economic
development by both encouraging and discouraging types of businesses. Although a B&O tax
would increase revenues for City operations, it would also increase workload, personnel costs,
and systems costs. Kent has four FTE for implementation and administration, and Renton and
Shoreline both have one FTE. Councilmembers asked clarifying questions and requested that
further discussions on this item include information about scaling the tax to be higher for larger
commercial businesses as well as how much the personnel cost would be for implementation of
sample rates/thresholds. DISCUSSION ONLY.
D. Sales Tax Revenue Sector Trends
Staff presented the Committee with an overview of sales tax revenue sector trends. Tukwila's
sales tax revenue is under projections and also has the lowest average increase for 2011-2017
compared with Auburn, Burien, Kent, Renton and King County. The presentation included a
regional snapshot, large -sector movement, and small -sector movement. DISCUSSION ONLY.
E. 2017 4th Quarter Sales Tax & Miscellaneous Revenue Report
Staff presented the 2017 4th Quarter Sales Tax and Miscellaneous Revenue Report, including
details on retail sales tax, gambling tax, and admissions tax revenues with sale tax broken out by
industry classifications. Total sales tax collections for 2017 were $98 thousand below 2016 and
$1.2 million below budget. The largest sector decline of ($115,985) occurred in wholesale trade
and the largest sector increase of $105,608 occurred in miscellaneous: unclassifiable
establishments. DISCUSSION ONLY.
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