HomeMy WebLinkAboutPCD 2021-11-15 Item 1B - Discussion - Traffic Impact FeesCity of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning & Community Development
FROM: Laurel Humphrey, Legislative Analyst
DATE: November 9, 2021
SUBJECT: Traffic Impact Fees
ISSUE
Due to a recent email stating that the traffic impact fee assessed on a tenant improvement
project were too high, the City Council referred discussion on the issue to Committee.
BACKGROUND
Traffic impact fees are assessed on development activity as a condition of approval and
intended to pay for the transportation facilities needed to serve new growth and
development. Per the Code, traffic impact fees can only be used for system improvements
that are reasonably related to the new development and shall not exceed the proportionate
fair share of the costs of improvements reasonably related to the new development. Impact
fees are placed in a dedicated account in the Arterial Street Fund for use only on projects
identified within the fee calculations. The Code also includes provisions for deferrals,
exemptions and appeals.
The Traffic Impact Fee Schedule (TIF) was last updated for 2020 to include updated project
costs from the Capital Improvement Program, final costs from project closeouts, and current
roadway capacity maintenance needs. A further amendment in 2021 exempted early learning
facilities from paying 80% of traffic impact fees. Prior to that, impact fees had not been
adjusted since 2007. More information about the 2020 update can be found in the 11/2.5/19
and 1/13/20 Committee of the Whole packets.
RECOMMENDATION
This information is presented for discussion.
ATTACHMENTS
Tukwila Municipal Code Chapter 9.48
Tukwila Municipal Code Figure 9-1 Traffic Impact Fee Schedule 2020
Map of Impact Fee Zones
13
14
TITLE 9 — VEHICLES AND TRAFFIC
CHAPTER 9.48
CONCURRENCY STANDARDS AND
TRANSPORTATION IMPACT FEES
Sections:
9.48.010
9.48.020
9.48.030
9.48.040
9.48.050
9.48.060
9.48.070
9.48.080
9.48.090
9.48.095
9.48.100
9.48.110
9.48.120
9.48.125
9.48.130
9.48.150
9.48.160
Authority and Purpose
Definitions
Imposition of Transportation Impact Fees
Calculation of Impact Fees
Credit
Time of Payment of Impact Fees
Adjustments
Establishment of Impact Fee Account
Use of Impact Fees
Transportation Impact Fee Deferral
Plan and Fee Update
Refunds
Appeals
Exemptions
Residential Impact Fee Deferral
Authority Unimpaired
Relationship to SEPA
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 welfarpeq.II44
(Orn) 2111 §1 (part}, 2005)
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. "Early Learning Facility" is defined consistent with
RCW 43.31.565(3) as now enacted or hereafter amended.
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.
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. "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.
11. "Low-income housing" means housing where
monthly costs, including utilities other than telephone, do not
exceed 30% of the resident's household monthly income and
where household monthly income must be 80 percent 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.
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TITLE 9 — VEHICLES AND TRAFFIC
12. "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.
13. "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.
(OrcL 2657 §1, 2021; Ord 2521 §1, 2016;
Ord 2305 §1, 2010; Ord 2111 §1(part), 2005)
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 Figure 9-1.
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.
(Ord 2156 §1, 2007; Ord 2111 §1(part), 2005)
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
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.
(Ord. 2622 §2, 2019; Ord. 2305 §2, 2010;
Ord. 2111 §1 (part), 2005)
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.
(Ord. 2111 §1 (part), 2005)
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 full at the
time of issuance of such permit, unless a fee deferral agreement
is executed pursuant to TMC 9.48.095. 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.
(Ord. 2484 §1, 2015; Ord. 2305 §3, 2010
Ord. 2111 §1 (part), 2005)
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;
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TITLE 9 — VEHICLES AND TRAFFIC
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.
(din) 2111 §1 (Wart), 2005)
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.
(din!. 2111 §1 (part), 2005)
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 ten years of receipt,
unless there exists an extraordinary or compelling reason for fees
to be held longer than ten years. The Public Works Director may
recommend to the Council that the City hold fees beyond ten years
in cases where extraordinary or compelling reasons exist. Such
reasons shall be identified in written findings by the Council.
H. The Finance Director shall prepare an annual report on
the transportation impact fee account showing the source and
amount of all moneys collected, earned or received and projects
that were financed in whole or in part by transportation impact
fees.
(Ord. 2622 §3, 2019; On!, 2111 §1 (pall), 2005)
9.48.095 Transportation 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 all or a
portion of the required transportation impact fees fora project may
be granted provided the following criteria are met:
1. The property owner must submit a technically -
complete building permit application clearly depicting the project
for which the fee deferral agreement would apply.
2. Before issuance of the building permit, the property
owner must submit a written letter requesting that the
transportation impact fee 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.
3. The project must be located west of the Green River
and be within the TUC-TOD zoning district per Figure 18-16,
District Map, in Title 18 of the Tukwila Municipal Code.
4. The project must include at least 100 residential
units and at least 50 percent of the gross building square footage
must be used for residential purposes. For purposes of this
section, the term "residential" does not include hotels, motels, bed
and breakfasts or other similar transient lodging accommodations.
5. A fee deferral agreement between the City and the
property owner must be executed prior to issuance of the building
permit. The Mayor is authorized to execute such agreements on
behalf of the City. Provisions must be included in the agreement
to secure payment of the deferred impact fees, plus accrued
interest, in the case of default by the property owner. Provisions
may include, but are not limited to, a lien against subject property,
letter of credit and/or surety bond.
6. As part of the agreement, the property owner must
agree to waive any appeals under TMC Section 9.48.120.
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TITLE 9 — VEHICLES AND TRAFFIC
B. The Mayor may consider other relevant information in
approving fee deferral requests including, but not limited to, the
ability of the property owner to satisfy the obligations of the
agreement and pay the deferred impact fees. The Mayor is
authorized 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 the City,
and/or to protect the public welfare.
C. Transportation impact fees may be deferred up to 10
years from the date of building permit issuance. The property
owner shall make 8 equal, annual installment payments to the
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 of the building permit.
The property owner may pay off the entire balance any time prior
to the end of the 10 -year deferral term.
D. Interest shall be charged on deferred transportation
impact fees. The interest rate shall be the same as the stated
interest rate on the Ten Year US Treasury Note on the date the
building permit is issued (or closest date thereof). Interest shall be
compounded annually and shall begin to accrue upon issuance of
the building permit.
E. The transportation impact fee deferral agreement may be
consolidated with any agreements to defer fire, parks, or building
permit fees as outlined in TMC Chapters 16.26 and 16.28, and the
consolidated permit fee resolution adopted by the City Council.
(n!. 2484 §2, 2015)
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.
(On!. 2111 §1 (part), 2005)
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.
(On!. 2111 §1 (part), 2005)
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.
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. Such appeal shall be a
closed record appeal.
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 Clerk a notice of appeal
with an accompanying appeal fee, as set forth in the existing fee
schedule for land use decisions.
E. Notices of appeal shall contain the following information:
1. The name of the appealing party;
2. The address and phone number of the appealing
party; and
3. A statement identifying the decision being appealed
and the alleged errors in that decision. The notice of appeal shall
state specific errors of fact or errors in the application of the law to
the facts presented and shall also state the relief sought. The
scope of the appeal shall be limited to issues raised in the notice
of appeal.
(Ord 2305 §4, 2010; On!, 2111 §1 (pall), 2005)
9.48.125 Exemptions
A. The 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 depicted on Figure
9-1 herein. All development activity located within the City shall
be charged a transportation impact fee, provided that the following
exemptions shall apply.
B. The following shall be exempt from transportation 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
impact the transportation system.
5. Demolition of or moving an existing structure within
the City from one site to another.
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TITLE 9 — VEHICLES AND TRAFFIC
6. Transportation impact fees for the construction of
low-income housing may be reduced at the discretion of the Public
Works Director when requested by the property owner in writing
prior to permit submittal and subject to the following criteria:
a. Submittal of a fiscal impact analysis of how a
reduction in impact fees for the project would contribute to the
creation of low-income housing;
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.
c. The developer 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.
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 transportation 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. An Early Learning Facility is exempt from paying 80
percent of the required Transportation Impact Fee.
(OrcL 2657 §2, 2021; On!, 2622 64, 2019; On!, 2521 §2, 2016)
9.48.130 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 deferral
process for single-family residential construction in order to
promote economic recovery in the construction industry.
B. Applicability.
1. The provisions of this chapter shall apply to all
impact fees established and adopted by the City pursuant to
Chapter 82.02 RCW, including transportation system impact fees
assessed under Tukwila Municipal Code Chapter 9.48.
2. Subject to the limitations imposed in the Tukwila
Municipal Code, the provisions of this chapter shall apply to all
building permit applications for single-family detached and single-
family attached residential construction. For the purposes of this
chapter, 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.
C. 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 are satisfied.
2. Method of Request. A request for impact fee deferral
shall be declared 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 applicable application fees.
3. Calculation of Impact Fees. The amount of impact
fees to be deferred under this chapter shall be determined as of
the date the request for deferral is submitted.
D. Deferral Term. The term of an impact fee deferral
granted under this chapter 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.
E. Deferred Impact Fee Lien.
1. Applicant's Duty to Record Lien. An applicant
requesting a deferral under this chapter 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.
F. Limitation on Deferrals. The deferral entitlements
allowed under this chapter shall be limited to the first 20 single-
family residential construction building permits per applicant, as
identified by contractor registration number or other unique
identification number, per year.
(On!. 2521 §3, 2016)
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TITLE 9 — VEHICLES AND TRAFFIC
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 43.21 C and 82.02 RCW.
(rd 2305 77, 2010; Onr!A 2111 §1 (part), 2005)
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.
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.
(Ord 2305 §8, 2010; ONE 2111 §1 (part), 2005)
CHAPTER 9.50
CONCURRENCY MANAGEMENT
Sections:
9.50.010
9.50.020
9.50.030
9.50.040
9.50.050
9.50.060
9.50.070
9.50.080
9.50.090
9.50.100
9.50.110
9.50.120
9.50.130
Purpose
Definitions
Concurrency Test
Test Criteria
Concurrency for Phased Development
Exemptions
Vesting
Improvements to Concurrency Facilities
Capital Facilities Plan and Capital Improvement
Program
Intergovernmental Coordination
Administrative Rules and Procedures
Appeals
SEPA Exemption
9.50.010 Purpose
A. Pursuant to the State Growth Management Act, RCW
36.70A, after the adoption of its Comprehensive Plan, the City of
Tukwila is required by RCW 36.70A.070(6)(b) to ensure that
transportation improvements or strategies to accommodate the
impacts of development are provided concurrent with the
development. Further, the City is bound by the planning goals of
RCW 36.70A.020 to ensure that public facilities and services
necessary to support development shall be adequate to serve the
development at the time the development is available for
occupancy and use without decreasing current service levels
below locally established minimum standards, hereinafter
"concurrency."
B. The intent of this chapter is to establish a concurrency
management system to ensure that concurrency facilities and
services needed to maintain minimum level of service standards
can be provided simultaneous to, or within a reasonable time after,
development occupancy or use. Concurrency facilities adopted by
the City's Comprehensive Plan are roads, potable water, sanitary
sewer, and storm water management. This chapter furthers the
goals, policies and implementation strategies and objectives of the
Comprehensive Plan.
C. The concurrency management system provides the
necessary regulatory mechanism for evaluating requests for
development to ensure that adequate concurrency facilities can be
provided within a reasonable time of the development impact. The
concurrency management system also provides a framework for
determining facilities and services needs and provides a basis for
meeting those needs through capital facilities planning.
26roduced by the City of Tukwila, City Clerk's Office Page 9-29
Figure 9-1
Traffic Impact Fee Schedule 2020
Land Uses
Unit of
Measure
Zone 1
Zone 2
Zone 3
Zone 4
Cost per Trip All Other Uses $4,438.73 $4,863.14 $5,345.42 $2,057.66
Residential
Single Family
dwelling
$4,394.34
$4,814.51
$5,291.97
$2,037.08
Multi Family
dwelling
$2,012.22
$2,204.62
$2,423.26
$932.81
Retirement Community
dwelling
$821.17
$899.68
$988.90
$380.67
Nursing Home/Convalescent Center
bed
$976.52
$1,069.89
$1,175.99
$452.69
Assisted Living
dwelling
$1,154.07
$1,264.42
$1,389.81
$534.99
Residential Suites/Microunit apartmentE
dwelling
$1,331.62
$1,458.94
$1,603.63
$617.30
Commercial - Services
Drive-in Bank
sq ft/GFA
$59.00
$64.64
$71.05
$27.35
Walk-in Bank
sq ft/GFA
$43.07
$47.19
$51.87
$19.97
Day Care Center
sq ft/GFA
$49.36
$54.08
$59.44
$22.88
Library
sq ft/GFA
$27.17
$29.76
$32.71
$12.59
Post Office
sq ft/GFA
$37.32
$40.89
$44.94
$17.30
Hotel/Motel
room
$2,663.24
$2,917.88
$3,207.25
$1,234.60
Service Station
VFP
$36,119.72
$39,573.32
$43,497.82
$16,744.00
Service Station/Minimart
VFP
$27,323.05
$29,935.54
$32,904.27
$12,666.13
Service Station/Minimart/Car Wash
VFP
$17,750.48
$19,447.70
$21,376.33
$8,228.58
Carwash (Self -Serve)
Stall
$15,983.87
$17,512.17
$19,248.86
$7,409.63
Movie Theater
screen
$339.56
$372.03
$408.92
$157.41
Health Club
sq ft/GFA
$16.21
$17.76
$19.52
$7.52
Racquet Club
sq ft/GFA
$12.72
$13.93
$15.31
$5.90
Public Park
acre
$488.26
$534.95
$588.00
$226.34
Golf Driving Range
tees
$5,548.41
$6,078.93
$6,681.78
$2,572.08
Batting Cages
cage
$9,853.98
$10,796.17
$11,866.83
$4,568.01
Multipurpose Recreational Facility
sq ft/GFA
$15.89
$17.41
$19.14
$7.37
Trampoline Park
sq ft/GFA
$6.66
$7.29
$8.02
$3.09
Bowling Alley
sq ft/GFA
$5.15
$5.64
$6.20
$2.39
Ice Skating Rink
sq ft/GFA
$5.90
$6.47
$7.11
$2.74
Casino/Video Lottery Estab. With Food
sq ft/GFA
$59.88
$65.60
$72.11
$27.76
Commercial - Institutional
Elementary School/Jr. High School
student
$754.58
$826.73
$908.72
$349.80
High School
student
$621.42
$680.84
$748.36
$288.07
University/College
student
$843.36
$924.00
$1,015.63
$390.96
Religious Institutions
sq ft/GFA
$2.17
$2.38
$2.62
$1.01
Hospital
sq ft/GFA
$3.44
$3.77
$4.15
$1.60
Commercial - Restaurant
Quality Restaurant
sq ft/GFA
$19.39
$21.24
$23.35
$8.99
High Turnover Restaurant
sq ft/GFA
$24.72
$27.08
$29.77
$11.46
Fast Food Restaurant w/o drive thru
sq ft/GFA
$62.90
$68.91
$75.74
$29.16
Fast Food Restaurant w/ drive thru
sq ft/GFA
$72.51
$79.44
$87.32
$33.61
Drinking Place
sq ft/GFA
$37.85
$41.47
$45.58
$17.55
Coffee/Donut Shot w/ drive thru
sq ft/GFA
$19.26
$21.10
$23.19
$8.93
Industrial
$0.00
$0.00
$0.00
$0.00
Light Industry/High Technology
sq ft/GFA
$2.80
$3.06
$3.37
$1.30
Industrial Park
sq ft/GFA
$1.78
$1.95
$2.14
$0.82
Warehousing/Storage
sq ft/GFA
$0.84
$0.92
$1.02
$0.39
Mini Warehouse
sq ft/GFA
$0.75
$0.83
$0.91
$0.35
GLA= Gross Leasible Area
GFA= Gross Floor Area
VFP= Vehicle Fueling Positions (Maximum number of vehicles that can be fueled simultaneously)
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Figure 9-1
Traffic Impact Fee Schedule 2020
Land Uses
Unit of
Measure
Zone 1
Zone 2
Zone 3
Zone 4
Cost per Trip All Other Uses $4,438.73 $4,863.14 $5,345.42 $2,057.66
Commercial - Retail
Shopping Center
up to 9,999 sq ft
sq ft/GLA
$26.28
$28.79
$31.64
$12.18
10,000 sq ft -49,999 sq ft
sq ft/GLA
$16.49
$18.07
$19.86
$7.64
50,000 sq ft -99,999 sq ft
sq ft/GLA
$14.31
$15.67
$17.23
$6.63
100,000 sq ft -199,999 sq ft
sq ft/GLA
$13.02
$14.27
$15.68
$6.04
200,000 sq ft -299,999 sq ft
sq ft/GLA
$12.35
$13.53
$14.87
$5.72
300,000 sq ft -399,999 sq ft
sq ft/GLA
$12.18
$13.34
$14.67
$5.65
over 400,000 sq ft
sq ft/GLA
$12.62
$13.82
$15.19
$5.85
Miscellaneous Retail Sales
sq ft/GFA
$12.48
$13.68
$15.03
$5.79
Supermarket
sq ft/GFA
$26.25
$28.76
$31.61
$12.17
Convenience Market
sq ft/GFA
$106.81
$117.03
$128.63
$49.52
Nursery/Garden Center
sq ft/GFA
$21.56
$23.63
$25.97
$10.00
Furniture Store
sq ft/GFA
$1.08
$1.19
$1.31
$0.50
Car Sales - New/Used
sq ft/GFA
$10.97
$12.02
$13.21
$5.09
Auto Care Center
sq ft/GLA
$13.80
$15.12
$16.62
$6.40
Quick Lubrication Vehicle Shop
Service Bay
$15,069.49
$16,510.36
$18,147.70
$6,985.76
Auto Parts Sales
sq ft/GFA
$15.26
$16.71
$18.37
$7.07
Pharmacy (with Drive Through)
sq ft/GFA
$23.29
$25.52
$28.05
$10.80
Pharmacy (no Drive Through)
sq ft/GFA
$17.75
$19.45
$21.38
$8.23
Free Standing Discount Store
sq ft/GFA
$17.79
$19.50
$21.43
$8.25
Hardware/Paint Store
sq ft/GFA
$7.78
$8.53
$9.37
$3.61
Discount Club
sq ft/GFA
$11.69
$12.81
$14.08
$5.42
Video Rental
sq ft/GFA
$27.17
$29.76
$32.71
$12.59
Home Improvement Superstore
sq ft/GFA
$6.00
$6.57
$7.22
$2.78
Tire Store
Service Bay
$10,929.93
$11,975.00
$13,162.56
$5,066.78
Electronics Superstore
sq ft/GFA
$13.24
$14.50
$15.94
$6.14
Commercial - Office
Administrative Office
up to 9,999 sq ft
sq ft/GFA
$5.27
$5.78
$6.35
$2.44
10,000 sq ft -49,999 sq ft
sq ft/GFA
$4.83
$5.30
$5.82
$2.24
50,000 sq ft -99,999 sq ft
sq ft/GFA
$4.63
$5.08
$5.58
$2.15
100,000 sq ft -199,999 sq ft
sq ft/GFA
$4.47
$4.90
$5.39
$2.07
200,000 sq ft -299,999 sq ft
sq ft/GFA
$4.35
$4.77
$5.24
$2.02
over 300,000 sq ft
sq ft/GFA
$4.31
$4.73
$5.20
$2.00
Medical Office/Clinic
sq ft/GFA
$10.92
$11.96
$13.15
$5.06
GLA= Gross Leasible Area
GFA= Gross Floor Area
VFP= Vehicle Fueling Positions (Maximum number of vehicles that can be fueled simultaneously)
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