HomeMy WebLinkAboutPermit PL11-005 - BARBER RETAIL - APPEALBARBER APPEAL
375 CORPORATE DR S
PL1 1-005
LII-031
APPEAL - PW
R2R Investments, LLC
7979 South 180th Street, Kent WA 98032
January 11, 2011
Robin Tischmak
City Engineer
City of Tukwila
6200 Southcenter Boulevard
Tukwila, WA 98188
RE: 375 Corporate Drive S
RECEIVED
JAN142011
TUKWILA
PUBLIC WORKS
I would like to accept your proposal regarding the recalculation of my traffic impact fees.
With accepting the reduction of number of p.m. peak hour trips from 12 to 6 and the
waiver of the traffic concurrency fee, I will drop my appeal.
Thank you,
Fred Barber
Managing Member
R2R Investments LLC
7979 S 180th Street
Kent, WA 98032
City of Tukwila
6200 Southcenter Boulevard • Tukwila, Washington 98188 Jim Haggerton, Mayor
November 4, 2010
Fred Barber
Managing Member
R2R Investments LLC
7979 S 180th Street
Kent, Washington 98032
RE: 375 Corporate Drive S
Dear Mr. Barber:
Permit # D10-051 was issued to you on May 18, 2010 regarding the above referenced property for which
you paid $13,518.88 in traffic impact fees. On June 2, 2010 you subsequently submitted a letter protesting
the calculation of those fees in accordance with the Tukwila Municipal Code (TMC). In an effort to resolve
this matter without the time and effort involved by using a hearing examiner, this letter offers a
recalculation of your Traffic Impact Fees using a slightly modified methodology.
Your transportation engineer provided letters dated April 20th and May 5th of 2010 that included discussions
of trip generation analysis for the proposed development. We have reviewed the information provided in
those letters as well as the methodology used to calculate the initial traffic impact fees and are proposing a
slightly modified calculation that we hope is acceptable to both parties and will resolve your appeal. In
short, the net new number of p.m. peak hour trips has been reduced from 12 (as initially calculated) to 6
(recalculation). This effectively reduces the traffic impact fee by half to a new total of $6,759.44. Also, in
light of your expenses incurred by hiring your own transportation engineer, the traffic concurrency fee in
the amount of $1,800 is proposed to be waived. Since the concurrency fee was never paid, no refund
would be in order. In effect, a refund to you in the amount of $6,759.44 will be processed if you agree to
accept this recalculation of your traffic impact fee.
I trust that this explanation of your revised traffic impact fee is clear. Please respond in writing if you
accept this recalculated fee and wish to drop your appeal. If accepted, a refund will be processed as quickly
as possible. Should you have further questions, please contact me at 206-431-2455.
Sincerely,
Robin Tischmak, PE
City Engineer
W:\PW Eng\DEVELOPMENT\Impact Fees\Barber Retail 11-4-10.doc
City of Tukwila
Department of Community Development
6300 Southcenter Boulevard, Suite #100
Tukwila, Washington 98188
Phone: 206-431-3670
Fax: 206-431-3665
Web site: http://www.ci.tukwila.wa.us
Parcel No.: 2623049075
Address: 375 CORPORATE DR S TUKW
Suite No:
DEVELOPMENT PERMIT
Permit Number: D10-051
Issue Date: 05/18/2010
Permit Expires On: 01/09/2011
Tenant:
Name: BARBER RETAIL
Address: 375 CORPORATE DR S , TUKWILA WA
Owner:
Name: TANAKA HOLDING LLC
Address: 1105 PORTER WAY , MILTON WA 98354
Phone:
Contact Person:
Name: DAVE KEHLE
Address: 1916 BONAIR DR SW , SEATTLE WA 9816
Phone: 206 433-8997
Contractor:
Name: OWNER AFFIDAVIT - FRED BARBER
Address:
Phone:
Contractor License No:
Expiration Date:
DESCRIPTION OF WORK:
REMOVE EXISTING FIRST FLOOR NON -BEARING WALLS, REMOVE EXISTING CORRIDOR BOTH WALLS AND CEILING, ADD
NEW CEILING AT OLD AND DEMO'D AREAS, RELOCATE EXISTING LIGHTS, AND CHANGE THE USE OF 15,764 SF FROM
OFFICE TO RETAIL.
TRAFFIC CONCURRENCY TEST FEE (SEE C10-013).
TRAFFIC IMPACT FEE APPLIES TO THIS PERMIT.
BACKFLOW FOR DOMESTIC WATER UNDER PW10-046.
Value of Construction: $123,000.00 Fees Collected: $17,926.75
Type of Fire Protection: SPRINKLERS/AFA International Building Code Edition: 2006
Type of Construction: VB Occupancy per IBC: 0019
**continued on next page**
doc: IBC-7/07
D10-051 Printed: 07-14-2010
City of Tukwila
Department of Community Development
6300 Southcenter Boulevard, Suite #100
Tukwila, Washington 98188
Phone: 206-431-3670
Inspection Request Line: 206-431-2451
Web site: http://www.ci.tukwila.wa.us
Permit Number: D 10-051
Issue Date: 05/18/2010
Permit Expires On: 01/09/2011
Public Works Activities:
Channelization / Striping: N
Curb Cut / Access / Sidewalk / CSS: N
Fire Loop Hydrant: N Number: 0 Size (Inches): 0
Flood Control Zone:
Hauling: N Start Time: End Time:
Land Altering: Volumes: Cut 0 c.y. Fill 0 c.y.
Landscape Irrigation:
Moving Oversize Load: Start Time: End Time:
Sanitary Side Sewer:
Sewer Main Extension: Private: Public:
Storm Drainage:
Street Use: Profit: N Non -Profit: N
Water Main Extension: Private: Public:
Water Meter: N
Permit Center Authorized Signature: Date:
I hereby certify that I have read and examined this permit and know the same to be true and correct. All provisions of law and ordinances
governing this work will be complied with, whether specified herein or not.
The granting of this permit does not presume to give authority to violate or cancel the provisions of any other state or local laws regulating
construction or the performance of work. I am authorized to sign and obtain this development permit.
Signature: Date:
Print Name:
This permit shall become null and void if the work is not commenced within 180 days from the date of issuance, or if the work is suspended
or abandoned for a period of 180 days from the last inspection.
doc: IBC-7/07
D10-051 Printed: 07-14-2010
R2R Investments, LLC
7979 South 180th Street, Kent WA 98032
June 02, 2010
City of Tukwila
Robin Tischmak, P.E.
6300 Southcenter Blvd., Suite 100
Tukwila, WA 98188-2544
Mr. Robin Tischmak,
RECEIVED
JUN 0 3 2010'
COMMUNITY
DEVELOPMENT
RECEIVED
JUN U 2 Z010
TUKWILA
PUBLIC WORKS
Do to the fact I need to move ahead with this project, I am paying the ITE Fee under
protest.
Based on the letter dated May 03, 2010, Ms. Knighton seemed to exercise her opinion of
what a discount store should be or do. She stated this store will not carry high end goods
or goods supportive of the office park. To the contrary, based on the tenant mix of the
office park, there will be many items that will be available to support the office park
environment. That being said, it should reduce or eliminate the ITE Fee.
I would be willing to have an additional meeting in regards to the application of fees. If
we can not come to terms, I would like to request for a hearing before the hearing
examiner.
Thank you,
Fred Barber
Managing Member
425-251-3530
1-425-251-3531
City of Tukwila
Department of Community Development
6300 Southcenter Boulevard, Suite #100
Tukwila, Washington 98188
Phone: 206-431-3670
Fax: 206-431-3665
Web site: http://www.ci.tukwila.wa.us
Parcel No.: 2623049075
Address: 375 CORPORATE DR S TUKW
Suite No:
Applicant: BARBER
RECEIPT
Permit Number: L10-031
Status: PENDING
Applied Date: 06/02/2010
Issue Date:
Receipt No.: R10-00979
Initials:
User ID:
LAW
1632
Payment Amount: $235.00
Payment Date: 06/02/2010 04:21 PM
Balance: $0.00
Payee: FRED BARBER
TRANSACTION LIST:
Type Method Descriptio Amount
Payment Credit Crd VISA
Authorization No. 011048
ACCOUNT ITEM LIST:
Description
235.00
Account Code Current Pmts
ZONING/SUBDIVISION
000.345.810 235.00
Total: $235.00
doc: Receiot-06 Printed: 06-02-2010
Page 1 of 1
Bob Giberson - Barber Retail Building at 375 Corporate Drive - D10-051
From: David McPherson
To: Bob Giberson
Date: 04/14/2010 11:20 AM
Subject: Barber Retail Building at 375 Corporate Drive - D10-051
CC: Robin Tischmak
Bob,
Ref. the Barber Retail Building at 375 Corporate Drive - D10-051 Traffic Concurrency & Traffic Impact Fee.
I spoke with Fred Barber and let him know that we will be responding to his April 9th letter by this afternoon
(or) at least by tomorrow.
The phone # I reached him at a few,minutes ago isA(206)010=-9007.
Fred's e-mail is infoPspcialtywipers com
His fax # is (425)t25r=3531
Thank you. `4'i -.. 761 ? 530
Dave
SW) 44:(1
w 1 fiC
file://C:\temp\XPgrpwise\4BC5A512tuk-mai16300-po 10013673 3 31529661 \GW } 00001.H... 04/15/2010
Page 1 of 1
Bob Giberson - Re: Fred Barber
From: David McPherson
To: Bob Giberson
Date: 04/09/2010 3:24 PM
Subject: Re: Fred Barber
CC: Cyndy Knighton; Robin Tischmak
Attachments: Cyndy Knighton; Robin Tischmak
Bob,
See attached summary for your information.
Dave
»> Bob Giberson 04/09/2010 2:36 PM >»
To be ready for mtg with Fred monday at 10:30am, I will need a summary of trips, impact fees, etc.
Original Message
From: Susan Brock
To: Bob Giberson <Bob-G@ci.tukwila.wa.us>
Sent: 4/9/2010 2:25:43 PM
Subject: Fred Barber
RE: Corporate Drive site -Permit D10-051.
Susan Brock
Admin. Support Tech.
City of Tukwila
Public Works
(206)433-0179
x1650
file://C:\temp\XPgrpwise\4BBF469Etuk-mai163 00-po 10013673 3315260A l \GW } 00001.... 04/12/2010
(04/12/2010) Bob Giberson - Re: Fred Barber
Page 1
From:
To:
Date:
Subject:
Attachments:
David McPherson
Bob Giberson
04/09/2010 3:24 PM
Re: Fred Barber
concurrency & traffic impact fees 040910.doc; concurrency & traffic impact
fees 040810.doc
CC: Cyndy Knighton; Robin Tischmak
Bob,
See attached summary for your information.
Dave
»> Bob Giberson 04/09/2010 2:36 PM »>
To be ready for mtg with Fred monday at 10:30am, I will need a summary of trips, impact fees, etc.
Original Message
From: Susan Brock
To: Bob Giberson <Bob-G@ci.tukwila.wa.us>
Sent: 4/9/2010 2:25:43 PM
Subject: Fred Barber
RE: Corporate Drive site - Permit D10-051.
Susan Brock
Admin. Support Tech.
City of Tukwila
Public Works
(206)433-0179
x1650
(04/12/2010) Bob Giberson - concurrency & traffic impact fees 040910.doc
Page 1
From: PUBLIC WORKS DEPT. — David McPherson, Development Engineer
To: FILE
Date: April 9, 2010
Subject: Barber Retail Building_
375 Corporate Drive South
Building permit no. — D10-051
(1) Traffic Concurrency Certificate Application has been completed and provided by the
Applicant. (This may be revised as use is now going from Office to Retail & Storage)
(2) Traffic Concurrency Test Fee due under Building Permit no. — D10-051 is $1,800.00 based on
the difference between Retail ($4,050) and Office ($2,700). (See page 2 of 2 of Traffic
Concurrency Certificate Application. (proposed Retail per Applicant is being reduced from
15,764 sf to 9,000 sf)
(3) Traffic Impact Fee due under Building Permit no. — D10-051 is $24,315.20 based on the
generated new PM peak hour trips.
From the 8th Edition ITE Trip Generation Manual
General Office Building (720) — Weekday — PM peak hour — rate is 1.49 trips per 1,000 sf
15,764 sf generates 22 PM peak hour trips
Retail (Shopping Center) (820) — Weekday — PM peak hour — rate is 3.73 trips per 1,000 sf
9,000 sf generates 33 PM peak hour trips
Warehouse (150) — Weekday — PM peak hour — rate is 0.59 trips per 1,000 sf
6,764 sf generates 3 PM peak hour trips
Retail (33 trips) plus Warehouse (3 trips) minus Office (22 trips) = 14 new net peak hour trips
x $1,736.80 per trip = $24,315.20.
(Cost per trip in the amount of $1,736.80 is from City Ordinance No. 2156 — Attachment A
for Zone 1)
Calculation is based on (1) City Ordinance 2111, 2156, and 2242 (2) Tukwila Municipal Code,
Chapter 9.48 — Concurrency Standards and Transportation Impact Fees.
(04/12/2010) Bob Giberson - concurrency & traffic impact fees 040810.doc Page 1
From: PUBLIC WORKS DEPT. — David McPherson, Development Engineer
To: FILE
Date: April 8, 2010
Subject: Barber Retail Building_
375 Corporate Drive South
Building permit no. — D10-051
(1) Traffic Concurrency Certificate Application has been completed and provided by the
Applicant.
(2) Traffic Concurrency Test Fee due under Building Permit no. — D10-051 is $1,800.00 based on
the difference between Retail ($5,400) and Office ($3,600). (See page 2 of 2 of Traffic
Concurrency Certificate Application.
(3) Traffic Impact Fee due under Building Permit no. — D10-051 is $57,314.40 based on the
generated new PM peak hour trips.
From the 8`'' Edition ITE Trip Generation Manual
General Office Building (720) — Weekday — PM peak hour — rate is 1.49 trips per 1,000 sf
15,764 sf generates 22 PM peak hour trips
Retail (Shopping Center) (820) — Weekday — PM peak hour — rate is 3.73 trips per 1,000 sf
15,764 sf generates 55 PM peak hour trips
Retail (55 trips) - Office (22 trips) = 33 new net peak hour trips x $1,736.80 = $57,314.40. "C--4
(Cost per trip in the amount of $1,736.80 is from City Ordinance No. 2156 — Attachment A
for Zone 1)
Calculation is based on (1) City Ordinance 2111, 2156, and 2242 (2) Tukwila Municipal Code,
Chapter 9.48 — Concurrency Standards and Transportation Impact Fees.
PUBLIC WORKS BULLETIN A3
PAVEMENT MITIGATION AND
TRANSPORTATION IMPACT FEES
CITY OF TUKWILA
Public Works Department
206-433-0179
This Bulletin summarizes pavement mitigation fees and transportation impact fees applicable to private
development projects within the city.
PAVEMENT MITIGATION FEE
The City does not allow pavement cuts in pavement that is three years old or newer (TMC 11.04 Recently Improved
Street), except by written approval from the Public Works Director.
Public Works charges a pavement mitigation fee whenever pavement in the right-of-way is disturbed. The
pavement mitigation fee compensates the City for reduced life span due to disturbance of roadway surfaces.
The fee is based on the total square footage of impacted pavement and on the remaining life of the existing
pavement. The mitigation fee, based on cut limits shown on the permit plan set, is paid when the permit is
issued. To estimate the cut area, add two feet to all sides of the expected cut limits before calculating the
area. This fee may be adjusted, based on the Inspector's measurement of the actual cut limits. Use the
following table to estimate the pavement mitigation fee.
Approx. Remaining Years
Pavement Mitigation Fee
0-1
$0.00
. 1-2 (10%)
$1.00
2-5 (25%)
$2.50
5-7 (33%)
$3.30
7-10 (50%)
$5.00
10-15 (75%)
$7.50
15-20 (100%)
$10.00
TRANSPORTATION IMPACT FEE
Consistent with the Comprehensive Plan, the Six -year Transportation Plan and the Capital Improvement Plan, the
transportation impact fee helps ensure that new development bears its proportionate fair share of transportation
facilities necessitated by the new development. The fee applies to any construction, reconstruction, conversion,
structural alteration, relocation or enlargement of any structure that requires a building permit and generates any
new PM peak hour trips . The transportation impact fee is charged to each development according to an impact
fee schedule based on defined zones. The fees are assessed as part of the building permit and are due and payable
when the permit is issued. (TMC 9.48 and Ordinance 2111)
This Bulletin should not be used as a substitute for codes and regulations. Your project will be reviewed for
specific compliance to codes and regulations.
Approved 12.31.2005
1
Attachment A
Traffic Impact Fee Schedule 2007
Land Uses
Unit of
Measure
Zone 1
Zone 2
Zone 3
Zone 4
Cost per Trip All Other Uses
$1,736.80
$1,357.77
$1,061.20
$819.38
Residential
Single Family
dwelling
$1,659.35
$1,297.22
$1,013.88
$782.84
Multi Family
dwelling
$712.09
$556.69
$435.09
$335.95
Retirement Community
dwelling
$722.89
$565.13
$441.69
$341.04
Nursing Home/Convalescent Center
bed
$289.15
$226.05
$176.68
$136.42
Assisted Living
dwelling
$289.15
$226.05
$176.68
$136.42
Commercial - Services
Drive-in Bank
sq ft/GFA
$23.14
$18.09
$14.14
$10.92
Walk-in Bank
sq ft/GFA
$18.67
$14.60
$11.41
$8.81
Day Care Center
sq ft/GFA
$9.28
$7.25
$5.67
$4.38
Library
sq ft/GFA
$4.24
$3.32
$2.59
$2.00
Post Office
sq ft/GFA
$6.46
$5.05
$3.95
$3.05
Hotel/Motel
room
$1,107.80
$866.04
$676.87
$522.63
Service Station
VFP
$3,203.13
$2,504.10
$1,957.14
$1,511.17
Service Station/Minimart
VFP
$3,203.13
$2,504.10
$1,957.14
$1,511.17
Service Station/Minimart/Car Wash
VFP
$3,203.13
$2,504.10
$1,957.14
$1,511.17
Carwash (Self -Serve)
Stall
$2,826.58
$2,209.72
$1,727.06
$1,333.51
Movie Theater
screen
$64.24
$50.22
$39.25
$30.31
Health Club
sq ft/GFA
$4.42
$3.46
$2.70
$2.09
Racquet Club
sq ft/GFA
$1.99
$1.56
$1.22
$0.94
Marina
Berth
$247.38
$193.39
$151.15
$116.71
Commercial - Institutional
Elementary School/Jr. High School
student
$195.27
$152.66
$119.31
$92.13
High School
student
$131.43
$102.75
$80.31
$62.01
University/College
student
$267.56
$209.17
$163.48
$126.23
Church
sq ft/GFA
$1.15
$0.90
$0.70
$0.54
Hospital
sq ft/GFA
$2.22
$1.73
$1.35
$1.05
Commercial - Restaurant
Restaurant
sq ft/GFA
$9.56
$7.48
$5.84
$4.51
Fast Food Restaurant w/o drive thru
sq ft/GFA
$12.27
$9.60
$7.50
$5.79
Fast Food Restaurant w drive/thru
sq ft/GFA
$16.26
$12.71
$9.94
$7.67
Industrial
Light Industry/High Technology
sq ft/GFA
$2.06
$1.61
$1.26
$0.97
Industrial Park
sq ft/GFA
$2.06
$1.61
$1.26
$0.97
Warehousing/Storage
sq ft/GFA
$1.15
$0.90
$0.70
$0.54
Mini Warehouse
sq ft/GFA
$0.50
$0.39
$0.31
$0.24
GLA= Gross Leasible Area
GFA= Gross Floor Area
VFP= Vehicle Fueling Positions (Maximum number of vehicles that can be fueled simultaneously)
2
Attachment A
Traffic Impact Fee Schedule 2007
Land Uses
Unit of
Measure
Zone 1
Zone 2
Zone 3
Zone 4
Cost per Trip All Other Uses
$1,736.80
$1,357.77
$1,061.20
$819.38
Commercial - Retail
Shopping Center
up to 9,999 sq ft
sq ft/GLA
$4.
$3.27
$2.55
$1.97
10,000 sq ft-49,999 sq ft
sq ft/GLA
$2.75
$2.15
$1.66
50,000 sq ft-99,999 sq ft
sq ft/GLA
.o3
$2.37
$1.85
$1.43
100,000 sq ft-199,999 sq ft
sq ft/GLA
$2.61
$2.04
$1.59
$1.23
200,000 sq ft-299,999 sq ft
sq ft/GLA
$2.38
$1.86
$1.45
$1.12
300,000 sq ft-399,999 sq ft
sq ft/GLA
$2.82
$2.21
$1.72
$1.33
over 400,000 sq ft
sq ft/GLA
$3
$2.48
$1.94
$1.49
Miscellaneous Retail Sales
sq ft/GFA
$2.48
$1.94
$1.49
Supermarket
sq ft/GFA
$6.04
$4.72
$3.64
.
Convenience Market
sq ft/GFA
$14.39
$11.25
$8.79
$6.79
Nursery/Garden Center
sq ft/GFA
$2.62
$2.05
$1.60
$1.24
Furniture Store
sq ft/GFA
$0.22
$0.17
$0.13
$0.10
Car Sales - New/Used
sq ft/GFA
$4.56
$3.57
$2.79
$2.15
Auto Care Center
sq ft/GLA
$2.62
$2.05
$1.60
$1.24
Quick Lubrication Vehicle Shop
Service Bay
$2,899.10
$2,266.42
$1,771.37
$1,367.73
Auto Parts Sales
sq ft/GFA
$3.34
$2.61
$2.04
$1.58
Pharmacy (with Drive Through)
sq ft/GFA
$3.44
$2.69
$2.10
$1.62
Pharmacy (no Drive Through)
sq ft/GFA
$3.36
$2.63
$2.05
$1.58
Free Standing Discount Store
sq ft/GFA
$3.13
$2.44
$1.91
$1.47
Hardware/Paint Store
sq ft/GFA
$2.66
$2.08
$1.62
$1.25
Discount Club
sq ft/GFA
$3.13
$2.44
$1.91
$1.47
Video Rental
sq ft/GFA
$4.88
$3.82
$2.98
$2.30
Home Improvement Superstore
sq ft/GFA
$1.33
$1.04
$0.81
$0.63
Tire Store
Service Bay
$1,938.32
$1,515.31
$1,184.33
$914.45
Electronics Superstore
sq ft/GFA
$3.11
$2.43
$1.90
$1.46
Commercial - Office
Administrative Office
up to 9,999 sq ft
sq ft/GFA
$8.10
$6.33
$4.95
$3.82
10,000 sq ft-49,999 sq ft
sq ft/GFA
8.
$6.33
$4.95
$3.82
50,000 sq ft-99,999 sq ft
sq ft/GFA
$4.70
$3.67
$2.87
$2.22
100,000 sq ft-199,999 sq ft
sq ft/GFA
$3.56
$2.78
$2.17
$1.68
200,000 sq ft-299,999 sq ft
sq ft/GFA
$3.10
$2.43
$1.90
$1.46
over 300,000 sq ft
sq ft/GFA
$2.91
$2.27
$1.78
$1.37
Medical Office/Clinic
sq ft/GFA
$6.29
$4.91
$3.84
$2.97
GLA= Gross Leasible Area
GFA= Gross Floor Area
VFP= Vehicle Fueling Positions (Maximum number of vehicles that can be fueled simultaneously)
3
City of Tukwila
Impact Fee Zones
City of Tukwila
jam' �)'�' ' Washington A
Ordinance No. L2 (/ /
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, REGARDING CONCURRENCY STANDARDS AND
TRANSPORTATION IMPACT FEES; REPEALING ORDINANCE NO. 2043;
PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE
DATE.
WHEREAS, the City of Tukwila has adopted a Comprehensive Plan pursuant to the
Growth Management Act of the State of Washington and RCW 36.70A, which includes as
part of the Transportation Element of the Comprehensive Plan elements relating to traffic
impacts and necessary mitigation; and
WHEREAS, RCW 82.02.050 authorizes cities to impose impact fees on development
activity as part of the financing for public facilities, including transportation facilities; and
WHEREAS, the City Council of the City of Tukwila has adopted a Transportation
Element of its Comprehensive Plan, including transportation facilities, and desires to
provide funding for said plan through the imposition of development impact fees;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Concurrency Standards and Transportation Impact Fees Amended.
Ordinance No. 2043, as codified at Tukwila Municipal Code Chapter 9.48, is hereby
amended to read as follows:
CHAPTER 9.48
CONCURRENCY STANDARDS AND
TRANSPORTATION IMPACT FEES
Section
9.48.010 Authority and Purpose
9.48.020 Definitions
9.48.030 Imposition of Transportation Impact Fees
9.48.040 Calculation of Impact Fees
9.48.050 Credit
9.48.060 Time of Payment of Impact Fees
9.48.070 Adjustments
9.48.080 Establishment of Impact Fee Account
9.48.090 Use of Impact Fees
9.48.100 Plan and Fee Update
9.48.110 Refunds
9.48.120 Appeals
9.48.130 Exemptions
9.48.140 Vesting
9.48.150 Authority Unimpaired
9.48.160 Relationship to SEPA
C \Documents and Settings \All Users \ Desktop \Kelly\MSDA'I'A\Ordinances \Impact Pees.doe
GI. ksn 12/8/2005
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9.48.010. Authority and Purpose.
A. Authority. The City of Tukwila's impact fee financing program has been
developed pursuant to the City of Tukwila's police powers, the Growth Management Act
as codified in Chapter 36.70A of the Revised Code of Washington (RCW), the enabling
authority in RCW Chapter 82.02, RCW Chapter 58.17 relating to platting and subdivisions
and the State Environmental Policy Act (SEPA), and RCW Chapter 42.12C.
B. Purpose. The purpose of the financing plan is to:
1. Develop a program consistent with Tukwila's Comprehensive Plan, the Six -
Year Transportation Program and the Capital Improvement Program, for joint public and
private financing of transportation improvements necessitated in whole or in part by
development within the City of Tukwila;
2. Ensure adequate levels of transportation and traffic service consistent with
the level of service identified in the Comprehensive Plan;
3. Create a mechanism to charge and collect fees to ensure that new
development bears its proportionate share of the capital costs of transportation facilities
necessitated by new development; and
4. Ensure fair collection and administration of such transportation impact fees.
C. The provisions of the City of Tukwila's impact fee ordinance shall be liberally
construed to effectively carry out its purpose in the interests of the public health, safety
and welfare.
9.48.020. Definitions. The words and terms contained in this chapter shall have the
following meanings for the purposes of this chapter, unless the context clearly requires
otherwise. Terms or words not defined herein shall be defined pursuant to RCW
82.02.090 when given their usual and customary meaning.
1. The "Act" means the Growth Management Act, Chapter 17, Laws of 1990,
First Extraordinary Session, Chapter 36.70A RCW et seq., and Chapter 32, Laws of 1991,
First Special Session, as now in existence or hereinafter amended.
2. "Building permit" means an official document or certification of the City of
Tukwila issued by the City's building official which authorizes the construction,
alteration, enlargement, conversion, reconstruction, remodeling, rehabilitation, erection,
placement, demolition, moving, or repair of a building or structure.
3. "City" means the City of Tukwila, Washington.
4. "Development" means the construction, reconstruction, conversion,
structural alteration, relocation or enlargement of any structure that requires a building
permit.
5. "Development activity" means any construction of a building or structure
that creates additional demand and need for transportation facilities.
6. "Development approval" means any written authorization from the City,
which authorizes the commencement of the "development activity."
7. "Letter encumbered" means to reserve, set aside, or earmark the impact fees
in order to pay for commitments, contractual obligations, or other liabilities incurred for
the provision of transportation facilities.
8. "Fee payer" is a person, corporation, partnership, an incorporated
association or governmental agency, municipality, or similar entity commencing a land
development activity, which requires a building permit and creates a demand for
additional facilities.
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9. "Impact fee" means the payment of money imposed by the City on
development activity pursuant to this chapter as a condition of granting development
approval, in order to pay for the transportation facilities needed to serve new growth and
development that is a proportionate share of the cost of the capital facilities that is used
for facilities that reasonably benefit new development. Impact fees are independent of a
permit fee, an application fee, a concurrency test fee, and the administrative fee for
collecting and handling impact fees or cost of reviewing independent fee calculations.
10. "Owner" means the owner of record of real property, as found in the records
of King County, Washington, or a person with an unrestricted 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.
11. "Proportionate fair share" means that portion of the cost for transportation
facility improvements that are reasonably related to the service demands and needs of
new development.
12. "Vested" means the right to develop or continue development in accordance
with the laws, rules, and other regulations in effect at the time the building permit
application is deemed complete.
9.48.030. Imposition of Transportation Impact Fees.
A. The City hereby authorizes the assessment and collection of impact fees on
development activity at the rates set forth in Attachment A, incorporated herein by this
reference.
B. Transportation impact fees imposed by this chapter:
1. Shall only be imposed for system improvements that are reasonably related
to the new development;
2. Shall not exceed the proportionate fair share of the costs of system
improvements that are reasonably related to the new development;
3. Shall be used for the system improvements that will reasonably benefit new
development;
4. May be collected and spent only for system improvements, which are
provided for in the transportation element of the Capital Improvement Plan and
Comprehensive Land Use Plan;
5. Shall not be used to correct existing transportation system deficiencies as of
the date of adoption of this chapter; and
6. Shall be collected only once for each development, unless changes or
modifications to the development are proposed which result in greater direct impacts on
transportation facilities than were considered when the development was first approved.
9.48.040. Calculation of Impact Fees.
A. The method of calculating the transportation impact fees in this chapter
incorporate, among other things, the following:
1. The cost of public streets and roads necessitated by new development;
2. An adjustment to the costs of the public streets and roadways for past or
future mitigation payments made by previous development to pay for a particular system
improvement that was prorated to the particular street improvement;
3. The availability of other means of funding public street and roadway
improvements; and
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4. The methods by which public street and roadway improvements were
financed.
B. Fees for development shall be calculated based on their net new "p.m. peak hour"
trip generation rates as determined by the Public Works Director, or designee, applying
the ITE Trip Generation Manual. If the proposed development activity concerns an
existing use, the fee shall be based on net new trips generated by the redevelopment. If an
existing building has not been used for its intended purpose or has been vacant for twelve
months or more preceding application, no credit for existing trips shall be given.
9.48.050. Credit. A credit, not to exceed the impact fee otherwise payable, shall be
provided for the fair market value of any dedication of land for, improvement to, or new
construction of any system improvements provided by the developer, to facilities that are
identified in the Capital Improvement Program and that are required as a condition of
approving the development activity. The determination of "value" shall be consistent
with the assumptions and methodology used by the City in estimating the capital
improvement costs.
9.48.060. Time of Payment of Impact Fees.
A. The impact fees imposed pursuant to this chapter shall be assessed by the City at
the time of the application for the development permit, and shall be due and payable in
whole at the time of issuance of such permit. The fee paid shall be the amount in effect as
of the date of the permit issuance.
B. Impact fees may be paid under protest in order to obtain a permit or other
approval of development activity.
9.48.070. Adjustments.
A. The amount of fee to be imposed on a particular development may be adjusted
by the Public Works Director, giving consideration to studies and other data submitted by
the developer demonstrating by clear and convincing evidence that an adjustment should
be made in order to carry out the purposes of this chapter.
B. The Public Works Director shall review the study to determine if the adjustment
request:
1. Is based on accepted impact fee assessment practices and methodologies;
2. Uses acceptable data sources and if the data used is comparable with the
uses and intensities planned for the proposed development activity;
3. Complies with the applicable State laws governing impact fees;
4. Is prepared and documented by professionals who are mutually agreeable to
the City and the developer and are qualified in their respective fields; and
5. Shows the basis upon which the independent fee calculation was made.
C. In reviewing the study, the Public Works Director may require the developer to
submit additional or different documentation. If the Public Works Director agrees with
the study's findings, an adjustment to the impact fee will be made. If a compelling case
has not been made, the developer shall pay the full impact fee amount.
D. A developer requesting an adjustment or independent fee calculation may pay
the impact fees imposed by this chapter to obtain a building permit while the City
determines whether to partially reimburse the developer by making an adjustment or
accepting the independent fee calculation.
9.48.080. Establishment of Impact Fee Account. Impact fees received pursuant to
this chapter shall be earmarked and retained in special interest -bearing accounts. All
interest shall be retained in the account and expended for the purpose or purposes for
which the impact fees were collected.
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9.48.090. Use of Impact Fees.
A. Pursuant to this chapter, impact fees shall be used for facilities that will
reasonably benefit the City and its residents.
B. Fees shall not be used to make up deficiencies in City facilities serving an existing
development.
C. Fees shall not be used for maintenance and operations, including personnel.
D. Traffic impact fees shall be used for but not limited to land acquisition, site
improvements, engineering and architectural services, permitting, financing,
administrative expenses and applicable mitigation costs, and capital equipment
pertaining to transportation systems and facilities.
E. Traffic impact fees may also be used to recoup public improvement costs
incurred by the City to the extent that new growth and development will be served by the
previously constructed improvement.
F. In the event bonds or similar debt instruments are or have been issued for system
improvements, impact fees may be used to pay the principal on such bonds.
G. Transportation impact fees shall be expended or letter encumbered for a
permissible use within six years of receipt, unless there exists an extraordinary or
compelling reason for fees to be held longer than six years. The Public Works Director
may recommend to the Council that the City hold fees beyond six years in cases where
extraordinary or compelling reasons exist. Such reasons shall be identified in written
findings by the Council.
1-I. The Finance Director shall prepare an annual report on the transportation impact
fee account showing the source and amount of all moneys collected, earned or received
and projects that were financed in whole or in part by transportation impact fees:
9.48.100. Plan and Fee Update. The impact fee may be updated annually to evaluate
the consistency of development density assumptions, estimated project costs and adjusted
for awarded grant funding, if any. Updates that result in a change in impact fees will be
reviewed by the City Council. Impact fee changes will only occur through an ordinance
requiring Council action.
9.48.110. Refunds.
A. A developer may request and shall receive a refund when the developer does not
proceed with the development activity for which transportation impact fees were paid,
and the developer shows that no impact has resulted.
B. The developer must submit a request for a refund to the City in writing within
one year of the date the right to claim the refund arises. Any transportation impact fees
that are not expended or encumbered within the time limitations established, and for
which no application for a refund has been made within this one-year period, shall be
retained and expended on any project identified in the Capital Improvement Plan.
C. In the event that transportation impact fees must be refunded for any reason,
they shall be refunded with interest earned to the applicant.
9.48.120. Appeals.
A. Any fee payer may pay the impact fees imposed by this chapter under protest in
order to obtain a building permit.
B. Appeals regarding traffic impact fees imposed on any development activity may
only be taken by the 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.
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C. Determinations of the Public Works Director or his designee, with respect to the
applicability of traffic impact fees to a given development activity, or the availability of a
credit, can be appealed to the City's Hearing Examiner pursuant to this Section.
D. An appeal shall be taken within 10 working days of payment of the impact fees
under protest or within 10 working days of the City's issuance of a written determination
of a credit or exemption decision by filing with the City a notice of appeal giving the
reasons for the appeal with an accompanying appeal fee as set forth in the existing fee
schedule for land use decisions.
E. Appeals under this chapter will be processed in accordance with the procedures
set forth in TMC 18.108.020.
9.48.130. Exemptions. Impact fees are generated from the formula for calculating the
fees as set forth in this chapter. The amount of an impact fee is determined by the
information contained in the adopted transportation element, as appended to the City's
Comprehensive Plan. All new development located in the City that generates net new
"p.m. peak hour" trips will be charged a traffic impact fee. The following exemptions
shall apply:
1. Any non-residential project that is categorically exempt from SEPA pursuant
to TMC 21.04.080, .100, or .110.
2. Projects that will not generate net new traffic trips;
3. Should the City reduce or waive any impact fees, not subject to Section
9.48.070 Adjustments, of this chapter, as part of a negotiated developer's agreement, those
waived or reduced fees shall be paid from the City's funds.
9.48.140. Vesting. Applicants shall be vested under the laws, rules and other
regulations in effect prior to the effective date of this ordinance if they have, prior to the
effective date of this ordinance:
1. Submitted a building permit application that the City has deemed complete;
or
2. Entered into formal negotiations with the City for a specific project for a
development agreement in accordance with RCW 36.70B.170 through 36.70B.210; or
3. Have a signed agreement that is still in effect with the City addressing traffic
concurrency and impact fees.
9.48.150. Authority Unimpaired. Nothing in this chapter shall preclude the City
from requiring the fee payer to mitigate adverse and environmental effects of a specific
development pursuant to the State Environmental Policy Act, Chapters 43.21C RCW
and/or Chapter 58.17 RCW, governing plats and subdivisions; provided, that the exercise
of this authority is consistent with Chapters 43.21C and 82.02 RCW.
9.48.160. Relationship to SEPA.
A. All development shall be subject to environmental review pursuant to SEPA and
other applicable City ordinances and regulations.
B. Payment of the impact fee pursuant to this chapter shall constitute satisfactory
mitigation of those traffic impacts related to the specific improvements identified on the
project list.
C. Further mitigation in addition to the impact fee shall be required for identified
adverse impacts, appropriate for mitigation pursuant to SEPA, that are not mitigated by
an impact fee.
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D. Nothing in this chapter shall be construed to limit the City's authority to deny
development permits when a proposal would result in significant adverse traffic impacts
identified in an environmental impact statement and reasonable mitigation measures are
insufficient to mitigate the identified impact.
Section 2. Repealer. Ordinance No. 2043 is hereby repealed in its entirety.
Section 3. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to
be invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 4. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY O) TUKWILA, WASHINGTON,
at a Regular Meeting thereof this _S' day of �Ldeyu , 2005.
A ,t EST/ AUTHENTICATED:
E. Cantd, CMC, City Clerk
APPROVED MAY:
Office of th y Attor
\ vv
Steven M. Mullet, Mayor
Filed with the City Clerk. /'� ' /- DC -
Passed by the CityCouncil•f&
Published. / a ' Y -0 S
Effective Date• / a ' / 5' " 0-
5--Ordinance Number. 02/!
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ATTACHMENT A
Impact Fee Schedule 2006
Land Uses
Unit of
Measure
Zone 1
Zone 2
Zone 3
Zone 4
Cost per Trip >
_
$1,424.71
$1,345.46
$1,071.73
$807.07
Residential
Single Family
dwelling
$1,361.18
$1,285.46
$1,023.94
$771.08
Multi Family
dwelling
$826.33
$780.37
$621.60
$468.10
Retirement Community
dwelling
$291.10
$274.91
$218.98
$164.90
Nursing Home/Convalescent Center
bed
$215.63
$203.64
$162.21
$122.15
Assisted Living
dwelling
$183.29
$173.09
$137.88
$103.83
Commercial - Services
Drive-in Bank
sq ft/GFA
$18.98
$17.92
$14.28
$10.75
Walk-in Bank
sq ft/GFA
$15.32
$14.47
$11.52
$8.68
Day Care Center
sq ft/GFA
$7.62
$7.20
$5.74
$4.32
Library
sq ft/GFA
$3.48
$3.29
$2.62
$1.97
Post Office
sq ft/GFA
$5.30
$5.00
$3.98
$3.00
Hotel/Motel
room
$908.73
$858.19
$683.59
$514.78
Service Station
VFP
$3,812.37
$3,600.31
$2,867.84
$2,159.64
Service StationlMinimart
VFP
$2,627.55
$2,481.40
$1,976.56
$1,488.46
Service Station/Minimart/Car Wash
VFP
$3,885.36
$3,669.24
$2,922.74
$2,200.99
Carwash (Self -Serve)
Stall
$2,318.66
$2,189.69
$1,744.20
$1,313.48
$31,656.97
$25,216.45
$18,989.37
Movie Theater
screen
$33,521.55
Health Club
sq ft/GFA
$3.85
$3.64
$2.90
$2.18
Racquet Club
sq ft/GFA
$1.64
$1.54
$1.23
$0.93
Marina
Berth
$202.92
$191.64
$152.65
$114.95
Commercial - Institutional
Elementary School/Jr. High School
student
$160.18
$151.27
$120.50
$90.74
High School
student
$107.82
$101.82
$81.10
$61.08
University/College
student
$219.48
$207.27
$165.10
$124.33
Church
sq ft/GFA
$0.94
$0.89
$0.71
$0.53
Hospital
sq ft/GFA
$1.42
$1.34
$1.07
$0.80
Commercial - Restaurant
Restaurant
sq ft/GFA
$7.84
$7.41
$5.90
$4.44
Fast Food Restaurant w/o drive thru
sq ft/GFA
$10.07
$9.51
$7.57
$5.70
Fast Food Restaurant w drive/thru
sq ft/GFA
$12.89
$12.17
$9.70
$7.30
Industrial
Light Industry/High Technology
sq ft/GFA
$1.92
$1.82
$1.45
$1.09
Industrial Park
sq ft/GFA
$1.81
$1.71
$1.36
$1.02
Warehousing/Storage
sq ft/GFA
$1.00
$0.95
$0.75
$0.57
GLA= Gross Leasible Area
GFA= Gross Floor Area
VFP= Vehicle Fueling Positions (Maximum number of vehicles that can be fueled simultaneously)
page 1 of 2
ATTACHMENT A continued
Impact Fee Schedule 2006
Land Uses
Unit of
Measure
Zone 1
Zone 2
Zone 3
Zone 4
Cost per Trip >
$1,424.71
$1,345.46
$1,071.73
$807.07
Commercial - Retail
Shopping Center
up to 9,999 sq ft
sq ft/GLA
, $3.43
$3.24
$2.58
$1.94
10,000 sq ft-49,999 sq ft
sq ft/GLA
$3.01
$2.84
$2.26
$1.70
50,000 sq ft-99,999 sq ft
sq ft/GLA
$2.20
$2.08
$1.65
$1.25
100,000 sq ft-199,999 sq ft
sq ft/GLA
$2.15
$2.03
$1.62
$1.22
200,000 sq ft-299,999 sq ft
sq ft/GLA
$1.96
$1.85
$1.47
$1.11
300,000 sq ft-399,999 sq ft
sq ft/GLA
$2.32
$2.19
$1.75
$1.31
over 400,000 sq ft
sq ft/GLA
$2.61
$2.47
$1.97
$1.48
Miscellaneous Retail Sales
sq ft/GFA
$1.19
$1.12
$0.89
$0.67
Supermarket
sq ft/GFA
$6.98
$6.59
$5.25
$3.95
Convenience Market
sq ft/GFA
$12.10
$11.43
$9.10
$6.86
Nursery/Garden Center
sq ft/GFA
$1.74
$1.64
$1.31
$0.99
Furniture Store
sq ft/GFA
$0.18
$0.17
$0.13
$0.10
Car Sales - New/Used
sq ft/GFA
$3.97
$3.75
$2.98
$2.25
Auto Care Center
sq ft/GLA
$1.55
$1.46
$1.17
$0.88
Quick Lubrication Vehicle Shop
Service Bay
$1,358.94
$1,283.35
$1,022.26
$769.82
Auto Parts Sales
sq ft/GFA
$2.74
$2.59
$2.06
$1.55
Pharmacy(with Drive Through)
sq ft/GFA
$3.40
$3.21
$2.56
$1.93
Free Standing Discount Store
sq ft/GFA
$2.40
$2.27
$1.81
$1.36
Hardware/Paint Store
sq ft/GFA
$2.03
$1.91
$1.52
$1.15
Discount Club
sq ft/GFA
$4.10
$3.87
$3.08
$2.32
Video Rental
sq ft/GFA
$3.06
$2.89
$2.30
$1.74
Home Improvement Superstore
sq ft/GFA
$1.62
$1.53
$1.22
$0.92
Tire Store
Service Bay
$1,590.01
$1,501.57
$1,196.08
$900.72
Electronics Superstore
_ sq ft/GFA
$2.55
$2.41
$1.92
$1.44
Commercial - Office
Administrative Office
up to 9,999 sq_ft
sq_ft/GFA
$6.65
$6.28
$5.00
$3.76
10,000 sq ft-49,999 sq ft
sq ft/GFA
$6.65
$6.28
$5.00
$3.76
50,000 sq ft-99,999 sq ft
sq ft/GFA
$3.85
$3.64
$2.90
$2.18
100,000 sq ft-199,999 sq ft
sq ft/GFA
$2.92
$2.75
$2.19
$1.65
200,000 sq ft-299,999 sq ft
sq ft/GFA
$2.55
$2.40
$1.91
$1.44
over 300,000 sq ft
sq ft/GFA
$2.39
$2.25
$1.79
$1.35
Medical Office/Clinic
sq ft/GFA
$5.66
$5.34
$4.25
$3.20
GLA= Gross Leasible Area
GFA= Gross Floor Area
VFP= Vehicle Fueling Positions (Maximum number of vehicles that can be fueled simultaneously)
page 2 of 2
SUMMARY OF ORDINANCE
No. 2111
City of Tukwila, Washington
On December 5, 2005, the City Council of the City of Tukwila, Washington, adopted
Ordinance No. 2111, the main points of which are summarized by its title as follows:
An ordinance of the City Council of the City of Tukwila, Washington, regarding
concurrency standards and transportation impact fees; repealing Ordinance No. 2043;
providing for severability; and establishing an effective date.
The full text of this ordinance will be mailed upon request.
Approved by the City Council at their Special Meeting of December 5, 2005.
Jan. Cantu, CMC, City Clerk
Published Seattle Times: December 9, 2005
PUBLIC WORKS BULLETIN A3
PAVEMENT MITIGATION AND
TRANSPORTATION IMPACT FEES
CITY OF TUKWILA
Public Works Department
206-433-0179
This Bulletin summarizes pavement mitigation fees and transportation impact fees applicable to private
development projects within the city.
PAVEMENT MITIGATION FEE
The City does not allow pavement cuts in pavement that is three years old or newer (TMC 11.04 Recently Improved
Street), except by written approval from the Public Works Director.
Public Works charges a pavement mitigation fee whenever pavement in the right-of-way is disturbed. The
pavement mitigation fee compensates the City for reduced life span due to disturbance of roadway surfaces.
The fee is based on the total square footage of impacted pavement and on the remaining life of the existing
pavement. The mitigation fee, based on cut limits shown on the permit plan set, is paid when the permit is
issued. To estimate the cut area, add two feet to all sides of the expected cut limits before calculating the
area. This fee may be adjusted, based on the Inspector's measurement of the actual cut limits. Use the
following table to estimate the pavement mitigation fee.
Approx. Remaining Years
Pavement Mitigation Fee
0-1
$0.00
l-2 (10%)
$1.00
2-5 (25%)
$2.50
5-7 (33%)
$3.30
7-10 (50%)
$5.00
10-15 (75%)
$7.50
15-20 (100%)
$10.00
TRANSPORTATION IMPACT FEE
Consistent with the Comprehensive Plan, the Six -year Transportation Plan and the Capital Improvement Plan, the
transportation impact fee helps ensure that new development bears its proportionate fair share of transportation
facilities necessitated by the new development. The fee applies to any construction, reconstruction, conversion,
structural alteration, relocation or enlargement of any structure that requires a building permit and generates any
new PM peak hour trips . The transportation impact fee is charged to each development according to an impact
fee schedule based on defined zones. The fees are assessed as part of the building permit and are due and payable
when the permit is issued. (TMC 9.48 and Ordinance 2111)
This Bulletin should not be used as a substitute for codes and regulations. Your project will be reviewed for
specific compliance to codes and regulations.
Approved 12.31.2005
1
Attachment A
Traffic Impact Fee Schedule 2007
Land Uses
Cost per Trip All Other Uses
Residential
Unit of
Measure
Zone 1
$1,736.80
Zone 2
$1,357.77
Zone 3
$1,061.20
Zone 4
Single Family
dwelling
$1,659.35
$1,297.22
$1,013.88
$782.84
Multi Family
dwelling
$712.09
$556.69
$435.09
$335.95
Retirement Community
dwelling
$722.89
$565.13
$441.69
$341.04
Nursing Home/Convalescent Center
bed
$289.15
$226.05
$176.68
$136.42
Assisted Living
dwelling
$289.15
$226.05
$176.68
$136.42
Commercial - Services
Drive-in Bank ^
sq ft/GFA
$23.14 $18.09
$14.14
$10.92
Walk-in Bank -
sq ft/GFA
$18.67 $14.60
$11.41
$8.81
Day Care Center
Library
sq ft/GFA
sq ft/GFA
$9.28 $7.25
$4.24 $3.32
$5.67
$2.59
$4.38
$2.00
Post Office
sq ft/GFA
$6.46 $5.05
$3.95
$3.05
Hotel/Motel
room
$1,107.80 $866.04
$676.87
$522.63
Service Station
VFP
$3,203.13 $2,504.10
$1,957.14
$1,511.17
Service Station/Minimart
VFP
$3,203.13 $2,504.10
$1,957.14
$1,511.17
Service Station/Minimart/Car Wash
VFP
$3,203.13 $2,504.10
$1,957.14
$1,511.17
Carwash (Self -Serve)
Stall
$2,826.58 $2,209.72
$1,727.06
$1,333.51
Movie Theater
screen
$64.24 $50.22
$39.25
$30.31
Health Club
sq ft/GFA
$4.42 $3.46
$2.70
$2.09
Racquet Club
sq ft/GFA
$1.99 $1.56
$1.22
$0.94
Marina
Berth
$247.38 $193.39
$151.15
$116.71
Commercial - Institutional
glementary School/Jr. High School
igh School
University/College
Church
Hospital
Commercial - Restaurant
student
student
student
sq ft/GFA
sq ft/GFA
$195.27
$131.43
$267.56
$1.15
$2.22
$152.66
$102.75
$209.17
$0.90
$1.73
$119.31
$80.31
$163.48
$0.70
$1.35
$92.13
_ $62.01
- $0.54
- $1.05
Restaurant
sq ft/GFA
$9.56
$7.48
$5.84
$4.51
Fast Food Restaurant w/o drive thru
sq ft/GFA
$12.27
$9.60
$7.50
$5.79
Fast Food Restaurant w drive/thru
sq ft/GFA
$16.26
$12.71
$9.94
$7.67
Industrial
Light Industry/High Technology
sq ft/GFA
$2.06
$1.61
$1.26
$0.97
Industrial Park
sq ft/GFA
$2.06
$1.61
$1.26
$0.97
Warehousing/Storage
Mini Warehouse
sq ft/GFA
sq ft/GFA
$1.15
$0.50
$0.90
$0.39
$0.70
$0.31
$0.54
$0.24
GLA= Gross Leasible Area
GFA= Gross Floor Area
VFP= Vehicle Fueling Positions (Maximum number of vehicles that can be fueled simultaneously)
2
000
Attachment A
Traffic Impact Fee Schedule 2007
Land Uses
Unit of
Measure
Zone 1
Zone 2
Zone 3
Zone 4
Cost per Trip All Other Uses
$1,736.80
$1,357.77
$1,061.20
$819.38
Commercial - Retail
Shopping Center
up to 9,999 sq ft
sq ft/GLA
$4.18
$3.27
$2.55
$1.97
10,000 sq ft-49,999 sq ft
sq ft/GLA
$3.51
$2.75
$2.15
$1.66
50,000 sq ft-99,999 sq ft
sq ft/GLA
$3.03
$2.37
$1.85
$1.43
100,000 sq ft-199,999 sq ft
sq ft/GLA
$2.6
.2-0
1.59
$1.23
200,000 sq ft-299,999 sq ft
sq ft/GLA
$ .
$1.86
$1.45'I2
300,000 sq ft-399,999 sq ft
sq ft/GLA
$2.82
$2.21
. 2
$1.33
over 400,000 sq ft
sq ft/GLA
$
$1.94
$1.49
Miscellaneous Retail Sales
sq ft/GFA
$2.48
$1.94
$1.49
"supermarket
_"s ftF
$6.04
$4.72
$3.64
Convenience Market
sq ft/GFA
.39
$11.25
$8.79
$6.79
Nursery/Garden Center
sq ft/GFA
$2.62
$2.05
$1.60
$1.24
Furniture Store
sq ft/GFA
$0.22
$0.17
$0.13
$0.10
Car Sales - New/Used
sq ft/GFA
$4.56
$3.57
$2.79
$2.15
Auto Care Center
sq ft/GLA
$2.62
$2.05
$1.60
$1.24
Quick Lubrication Vehicle Shop
Service Bay
$2,899.10
$2,266.42
$1,771.37
$1,367.73
Auto Parts Sales
sq ft/GFA
$3.34
$2.61
$2.04
$1.58
Pharmacy (with Drive Through)
sq ft/GFA
$3.44
$2.69
$2.10
$1.62
Pharmacy (no Drive Through)
sq ft/GFA
$3.36
$2.63
$2.05
$1.58
Free Standing Discount Store
sq ft/GFA
$3.13
$2.44
$1.91
$1.47
Hardware/Paint Store
sq ft/GFA
$2.66
$2.08
$1.62
$1.25
Discount Club
sq ft/GFA
$3.13
$2.44
$1.91
$1.47
Video Rental
sq ft/GFA
$4.88
$3.82
$2.98
$2.30
Home Improvement Superstore
sq ft/GFA
$1.33
$1.04
$0.81
$0.63
Tire Store
Service Bay
$1,938.32
$1,515.31
$1,184.33
$914.45
Electronics Superstore
sq ft/GFA
$3.11
$2.43
$1.90
$1.46
Commercial - Office
Administrative Office
up to 9,999 sq ft
sq ft/GFA
$8.10
$6.33
$4.95
$3.82
10,000 sq ft-49,999 sq ft
sq ft/GFA
'.8.1 r
$6.33
$4.95
$3.82
50,000 sq ft-99,999 sq ft
sq ft/GFA
$4.70
$3.67
$2.87
$2.22
100,000 sq ft-199,999 sq ft
sq ft/GFA
$3.56
$2.78
$2.17
$1.68
200,000 sq ft-299,999 sq ft
sq ft/GFA
$3.10
$2.43
$1.90
$1.46
over 300,000 sq ft
sq ft/GFA
$2.91
$2.27
$1.78
$1.37
Medical Office/Clinic
sq ft/GFA
$6.29
$4.91
$3.84
$2.97
GLA= Gross Leasible Area
GFA= Gross Floor Area
VFP= Vehicle Fueling Positions (Maximum number of vehicles that can be fueled simultaneously)
3
City of Tukwila Development Application Fees for Concurrency Analysis
Fees for Residential Use
Fees for Non -Residential Use
Unit
All Types of
Residential'
Gross Floor Area Industrial 2
Office 3
Retail 4
Eatery 5
Institutional All Other
& Port6 Uses
Between 1 and 3
$300
Less than 5,000
$1,000
$1,800
$2,700
$5,400
$500
$1,500
Between 4 and 5
$600
Between 5,001 and 10,000
$1,500
$2,700
$4,050
$8,100
$1,000
$2,000
Between 6 and 10
$1,200
Between 10,001 and 20,000
$2,000
$3,600
$5,400
$10,800
$1,500
$2,500
Between 11 and 15
$2,000
Between 20,001 and 30,000
$3,000
$5,400
$8,100
$10,800
$2,000
$2,500
Between 16 and 20
$3,500
Between 30,001 and 40,000
$4,000
$7,200
$10,800
$10,800
$2,500
$2,500
Between 21 and 25
$5,000
Between 40,001 and 50,000
$5,000
$9,000
$13,500
$10,800
$3,000
$2,500
Between 26 and 30
$6,500
Between 50,001 and 70,000
$6,000
$10,800
$16,200
$10,800
$4,000
$2,500
Between 31 and 40
$8,000
$7,000
$12,600
$18,900
$10,800
C5,00'
$2,500
Between 70,001 and 90,000&-'
Between 41 and 60
$10,000
Between 90,001 and 150,000
$8,000
$14,400
$21,600
$10,800
$6,000
$2,500
Greater than 60
$12,000
Between 150,001 and 200,000
$9,000
$16,200
$24,300
$10,800
$7,000
$2,500
Greater than 200,000
$10,000
$18,000
$24,300
$10,800
$8,000
$2,500
All residential uses defined by the ITE Trip Generation Manual Land Use Codes 200-299, including single family, multi -family, mobile home parks, and shared housing
2 All industrial/agricultural uses defined by the ITE Trip Generation Manual Land Use Codes 100-199, including Tight and heavy industrial, manufacturing, and warehousing
3 All office, medical, and service related uses defined by the ITE Trip Generation Manual Land Use Codes 600-699, 700-799, and 900-999, including
general office, medical facilities, and banks
4 All retail and recreation uses defined by the ITE Trip Generation Manual Land Use Codes 400-499, 800-830 and 837-899, including retail sales, rental
sales, athletic clubs, and theaters
5 All food service uses defined by the ITE Trip Generation Manual Land Use Codes 831-836, excluding accessory (stand-alone) drive -through
espresso stands (or similar) under 250sf which are assessed $300
6 AB institutional and transportation uses defined by the ITE Trip Generation Manual Land Use Codes 000-099 and 500-599, including schools, places
of worship, day care, terminals, and transit
Concurrency Application Fee TableFees
Page 2 of 2
CITY OF TUKWILA
Public Works Department
Permit Center
6300 Southcenter Blvd., Suite 100
Tukwila, WA 98188
http://www.citukwila.wa.us
Permit No.
Project No.
(For office use only)
TRAFFIC CONCURRENCY CERTIFICATE APPLICATION
Applications and plans must be complete in order to be accepted for plan review.
Applications will not be accepted through the mail or by fax.
**Please Print**
SITE LOCATION
Site Address:
Tenant Name:
Property Owners Name:
Mailing Address:
City
Size of Existing Use:
For how long?
King Co. Assessor's Tax No.:
Suite Number:
Type of Existing Use:
Is existing building vacant?
State
Zip
CONTACT PERSON - Who do we contact when your concurrency certificate is ready to be issued
Name:
Day Telephone:_
Mailing Address:
City
Fax Number:
E-Mail Address:
State
Zip
Scope of Work (please provide detailed information):
Type of work:
❑ New
Type of Proposed Use:
❑ Addition
❑ Change of use
❑ Remodel
Size of Proposed Use:
❑ Tenant Improvement
PERMIT APPLICATION NOTES -
Expiration.— The,concurrency test notice shall expire 90 days after issuance unless the applicant submits a SEPA or other documentation pursuant to
TMC 21.04. If the submittal is made within 90 days, the test notice shall be valid for one calendar year from the date of issuance of the notice. Once
the associated development permit or building permit is approved, the final concurrency certificate shall be valid for 2 years or as long as the
developer possesses a valid building permit for the development. Extensions may be granted in accordance with TMC 9.50.
Transferability — A certificate of concurrency is not transferable to other land, but may be transferred to new owners of the original land. A
certificate of concurrency shall apply only to the specific land use, density, and intensity described in the application for a development permit or
building permit.
I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE UNDER
PENALTY OF PERJURY BY THE LAWS OF THE STATE OF WASHINGTON, AND I AM AUTHORIZED TO APPLY FOR THIS PERMIT.
PROPERTY OWNER OR AUTHORIZED AGENT:
Signature:
Print Name:
Mailing Address:
Date:
Day Telephone:
City
State
Zip
Date Application Accepted:
Date Application Expires: Staff Initials:
I
P:\Cyndy\Concunency & Impact Fees\Trafric Concurrcncy Application 3-28.07.doc
Page 1 of 2
(04/15/2010) Bob Giberson - Re: Aviation High School at 9229 E. Marginal Way S. - D10-031 Traffic Concurrency & Traffics e.1
From:
To:
Date:
Subject:
& Traffic Impact
Attachments:
Cyndy Knighton
David McPherson
04/15/2010 4:29 PM
Re: Aviation High School at 9229 E. Marginal Way S. - D10-031 Traffic Concurrency
Aviation High School 4-15-10.doc; Aviation High School 4-15-10.xls
CC: Bob Giberson; Robin Tischmak
attached is a memo and table for the aviation high school impact fees. now, back to regularly programmed klickitat
work.
cyndy
>» On 04/13/2010 at 4:14 PM, David McPherson <dave-m@ci.tukwila.wa.us> wrote:
> Cyndy,
> Ref. the Raisbeck Aviation High School at 9229 E. Marginal Way S. - D10-031
> Traffic Concurrency Test Fee & Traffic Impact Fee.
> In my office I have a copy of the Heffron Traffic Analysis for your use.
> (1) For this Building Permit a Traffic Concurrency Test Fee was paid in the
> amount of $5,000 under Public Works permit no. C10-003. Please verify that
> this is the correct amount.
> (2) Please provide a memo showing how the Traffic Impact Fee is calculated
> and how much the High School will be charged.
>
> Let me know, if you need additional information.
> Thank you.
> Dave
> David H. McPherson
> Development Engineer
> Public Works Department
> City of Tukwila
> dmcpherson@ci.tukwila.wa.us
> 206-431-2448
Public Works Department, Engineering
Memorandum
TO: Dave McPherson
FROM: Cyndy Knighton
DATE: April 15, 2010
RE: Aviation High School D10-031
The Aviation High School is a unique, non-traditional high school currently in located in Des
Moines and is operated by the Highline School District. The Museum of Flight and the Aviation
High School have apparently partnered together to relocate the school adjacent to the Museum of
Flight as part of a planned action.
Because of the unique nature of the high school, the applicant submitted a technical
memorandum prepared by Heffron Transportation Inc, dated October 30, 2009. This tech memo
documented how the existing Aviation High School generates trips at a higher rate than a typical
high school, which is understandable given the highly specialized nature of the school's focus.
The tech memo did not provide a trip generation rate that could be directly applied to the 2007
Transportation Impact Fee schedule but instead calculated a rate of the site generator. Since the
existing Aviation High School generates trips at higher rates than the typical high school, I have
applied a simple ratio to arrive at an estimated PM Peak Hour Trip Generation that can be used
in conjunction with the 2007 Traffic Impact Fee.
According to the ITE Trip Generation Manual, a high school generates 0.29 trips per student
during the peak of the generator (the school's pm peak hour) and 0.13 trips per student during the
peak of the adjacent street. It is the second rate that is used in calculating impact fees. The
attached table shows how I arrived at the estimated trip generation of Aviation High School and
the associated impact fee.
I chose not to apply any sort of trip reduction measures as are included in the impact fee schedule
due to very nature of the proposed use. The impact fee schedule allows for a small reduction for
pass -by or linked trips as well as an adjustment based on trip length. A typical high school
would commonly experience linked trips and the overall trip length would be small as the school
draws from the surrounding neighborhood population. Because the Aviation High School is
more of a destination and it is being proposed in an industrial area with virtually no residential
areas in the immediate vicinity, the adjustments downward are inappropriate in this situation.
The Aviation High School is expected to generate 97 net new pm peak hour trips at full
occupancy of 400 students. Applying the $819.38 per trip fee, the impact fee due at building
permit issuance is $79,338.59.
c:\temp\xpgrpwise\aviation high school 4-15-10.doc
Aviation High School
Trip Generation Matrix
Use
Quantity
ITE LU
Weekday PM
Peak Hour
Rate Total
PM Peak Hour Trip Generation
a High School Peak Hour of Generator
b High School Peak Hour of Adjacent Street
c Aviation High School Peak Hour of Generator
d Aviation High School Peak Hour of Adjacent Street (d=c/a*b)
400
400
students
students
530 0.29
530 0.13
custom 0.54 216
custom 0.24 97
Impact Fee Calculation (2007 Schedule)
e Cost per Trip Zone 1
$819.38
f Impact Fee (f=d*e)
I $79,338.59
C:\temp\XPgrpwise\Aviation High School 4-15-10Aviation High School 4-15-10 Aviation High School
R2R INVESTMENTS, LLC
From: R2R Investments, LLC — Fred Barber, Managing Member
To: City of Tukwila — Bob Giberson, P.E., Public Works Director
Date: April 09, 2010
Subject: Barber Retail Building
375 Corporate Drive South
Building permit no. — D10-051
(1) In regards to Attachment A, Traffic Impact Fee Schedule 2007, I would like
to have an explanation as to how the fee's are calculated based on the
different uses within the building.
(2) The original application for permit has a total of 15,764 sq ft., but did not
show a breakdown of how the space was allocated for use. The following is a
breakdown of how the space will be used.
9,556 sq ft — Retail
1,170 sq ft — Office
5,038 sq ft — Storage
Could you please recalculate the net peak hour trips, using the new square foot
information?
Your timely assistance to this matter would be greatly appreciated.
Sincerely,
Fred Barber
Managing Member
R2R Investments, LLC
425-251-3530