HomeMy WebLinkAboutReg 2023-04-17 Item 5B - Contract - Comprehensive Plan Periodic Update with Makers Architecture for $125,000COUNCIL AGENDA SYNOPSIS
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Meeting Date
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ITEM INFORMATION
STAFF SPONSOR: NANCY EKLUND
ORIGINAL AGENDA DATE: 4/17/ 23
AGENDA ITEM TITLE Comprehensive Plan Update - MAKERS Contract Approval
CATEGORY ❑ Discussion
Meg Date
11 Motion
Mtg Date 4/17/23
❑ Resolution
Mtg
❑ Ordinance
Mtg Date
❑ Bid Award
Mtg Date
❑ Public Hearing
Meg Date
Other
Mtg Date
SPONSOR ❑ Council ❑ Mai?ite ❑ Adnmi Svcs
DCD ❑ Finance ❑ Fire ❑ PeER ❑ Police ❑ PIE
SPONSOR'S Tukwila received a grant for $125,000 to support the City's work on the 2024-2044
SUMMARY Comprehensive Plan Periodic Update. DCD advertised a Request for Qualifications (RFQ)
and selected MAKERS Architecture and Urban Design, LLC, from those firms who submitted
proposals. This request is to approve a contract for $125,000 (grant -backed) with MAKERS
Architecture and Urban Design, LLC, to complete the Comprehensive Plan work listed in
the contract.
REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance Planning & Community DCA'.
❑ LTAC ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm.
DATE: 3/20/23 COMMITTEE CHAIR: HOUGARDY
RECOMMENDATIONS:
SPONsoR/ADMIN. Department of Community Development
COMMITTEE Unanimous Approval; Forward to Regular Meeting
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
$0 $0 $0
Fund Source: WA DEPT OF COMMERCE - GRANT ($125,000)
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
4/17/23
MTG. DATE
ATTACHMENTS
4/17/23
Informational Memo
Comp Plan Contract - MAKERS Proposal (A)
Comp Plan Contract - MAKERS - Professional Agreement & Scope of Work (B)
(updated for 4/17 Regular Meeting)
Minutes from the 3/20 Planning and Community Development Committee meeting
173
174
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning and Community Development Committee
FROM: Nora Gierloff, AICP, Community Development Director
BY: Nancy Eklund, AICP, Senior Planner
CC: Mayor Ekberg
DATE: March 13, 2023
SUBJECT: Comprehensive Plan Periodic Update Grant (Commerce)
Consultant Selection and Agreement — MAKERS Architecture and Urban
Design, LLC
ISSUE
Approve a grant -funded contract with Makers — Architecture, Planning and Urban Design, LLC,
to provide consulting services and complete deliverables in support of the City's Comprehensive
Plan Periodic Update for $125,000 in consulting fees.
BACKGROUND
The City received and Council approved a grant from the Washington Department of Commerce
for work preparing the City's Comprehensive Plan Update. This funding supports staff efforts to
complete this update, with deliverables including:
• A public engagement plan and summary of feedback;
• development of a draft land use background report and element, in coordination with
staff assistance, using existing land use information located throughout the existing Plan,
consolidating information located in subarea and center plans, and developing new data
and analysis needed to ensure the compliance with state and regional requirements;
• developing a draft of amendments to the existing housing background report and
housing element for consistency with state and regional requirements;
• develop recommendations for amending the Comprehensive Plan and establishing a
development process that reflects current requirements regarding Climate Change and
Equity; and
• preparing development regulations in support of the revised plan policies.
Under the agreement with the Department of Commerce, deliverables must be completed by
December 31, 2024. Staff selected MAKERS as the consultant on 3/9/23 and is in the process
of developing the final scope of work with the consultant. The contract has previously been
reviewed and approved by legal staff. The finalized contract and scope of work will be provided
for the 4/3/23 Council packet as an attachment.
Deliverables associated with this grant will satisfy portions of the requirements of the overall
comprehensive plan. A separate grant ("Middle Housing") from the Department of Commerce
for $100,000 + $30,000 for community outreach has previously been contracted with MAKERS
for other Comprehensive Plan update work (due before 6/30/23).
175
INFORMATIONAL MEMO
Comprehensive Plan Periodic Update Grant (Commerce)
Consultant Selection/Agreement — MAKERS Architecture and Urban Design, LLC
Page 2
ANALYSIS
Community Development staff issued a Request for Qualifications (RFQ) on February 27, 2023.
Two firms submitted proposals, and the staff selected MAKERS for the project and have been
working with them to finalize the scope of work and contract.
The contract includes five topic areas in compliance with the Commerce grant, at this time
including: public engagement; development of a draft Land Use element based on land use
information located in various parts of the existing Plan, augmented by additional information;
development of a draft Housing Element that complies with state and regional requirements;
proposed amendments to the Plan addressing Climate Change and Equity, developed in
coordination with staff; and development of potential amendments to zoning and other
development standards. Work will be conducted between April 2023 and December 2024, and
complete certain requirements of the overall Comprehensive Plan update. This work would
further support other Comprehensive Plan update requirements and overall community
engagement efforts. Appendix A provides the firm's response to the City's Request for
Qualifications, and the complete Contract and Scope of Work is located in Appendix B (the
Scope of Work will not be available until the 4/3/2023 Regular Council meeting packet).
FINANCIAL IMPACT
The contract agreement will be supported by the $125,000 grant awarded by the Washington
Department of Commerce for this work. This grant has no match requirement.
Grant Award
Department of Commerce Grant $125,000
Required Match $0
Total $125,000
RECOMMENDATION
The Planning and Community Development Committee (3/20/23) is being asked to forward this
item to the Regular Council Meeting on April 3, 2023. This action will authorize the Mayor to
sign the contract agreement for $125,000 between the City of Tukwila and MAKERS to
complete a scope of work for the City of Tukwila's Periodic Update of its Comprehensive Plan.
ATTACHMENTS
Attachment A: MAKERS response to the City of Tukwila' Request for Proposals for
Planning Consulting Services, Tukwila Comprehensive Plan - Periodic
Update Assistance
Attachment B: Proposed Contract for Professional Services (Scope of Services to be
added prior to the 4/3/23 City Council Regular Meeting).
https://tukwilawa.sharepoint.com/sites/mayorsoffice/cc/Council Agenda Items/DCD/Comp Plan - Contract with MAKERS/Comp Plan Contract - MAKERS Info
Memo.docx
176
Tukwila Comprehensive Plan
Periodic Update Assistance
City of Tukwila
March 7, 2023
Prepared by:
MAKERS architecture and urban design
500 Union Street, Suite 700
Seattle, WA 98101
With:
Leland Consulting Group
The Watershed Company
MAKERS
architecture • planning • urban design
177
Section 1: Introduction
MAKERS architecture and urban design LLP (MAKERS) is pleased to
submit this statement of qualifications for the Comprehensive Plan
Period Update Assistance project.
We see this as a tremendous opportunity to help Tukwila engage its
diverse community, build relationships and trust, increase housing
variety and affordability, and update its Comprehensive Plan to meet
State requirements and move toward it's vision for land use, housing,
equity, and climate resilience.
Ambitious Goals, Short Time Frame
That said, this project intends to achieve relatively ambitious
goals in a condensed time frame. We propose an experienced
team and efficient approach to achieve objectives and meet grant
requirements.
Our Team
Our experienced, knowledgeable team is passionate about housing
and inclusive engagement and ready to hit the ground running.
MAKERS will lead the effort and oversee community engagement,
gap analysis, and the land use and housing elements. We will also
ensure equity is infused throughout the work.
Leland Consulting Group will provide economic analysis in support
of the land use element.
The Watershed Company will collaborate with MAKERS and the
City to consider climate change throughout the update.
Tukwila Comprehensive Plan Update
[Team Strengths
• Strong project management and efficient approach to
achieve objectives
• Integration with the Tukwila Middle Housing project
• Broad experience developing land use and housing
comprehensive plan elements, and integrating climate
change and equity into comprehensive planning
• Deep understanding of Tukwila and greater South
King County context, Department of Commerce grant
requirements, and Puget Sound Regional Council tools and
resources
Compelling visualizations to help increase understanding and
build support for comprehensive plan updates.
TABLE OF CONTENTS
Introduction 1
Team and Key
Personnel Experience
and Capacity 2
Organizational
Approach 10
Appendix A: Resumes 16
Appendix B: References 24
Submitter
MAKERS ARCHITECTURE AND
URBAN DESIGN LLP
500 Union St., Suite 700,
Seattle, WA 98101
Primary Contact
Julie Bassuk, 206-602-6195,
julieb@makersarch.com
Subconsultants
LELAND CONSULTING
GROUP
1200 6th Ave, Suite 615
Seattle, WA 98101
THE WATERSHED COMPANY
1200 6th Ave, Suite 615
Seattle, WA 98101
Section 1: Introduction
aN
Tukwila Comprehensive Plan Update
Section 2: Team and Key Personnel
Experience and Capacity
Major Team Members, Firm List,
Services Provided, and Years of Experience
MAKERS
MAKERS architecture and urban design, LLP (MAKERS) is
an award-winning architectural, urban design, and planning firm
providing services to clients throughout the Pacific Northwest
and the United States. Founded in 1972, our 34 -person firm provides
a multidisciplinary approach that resolves complex issues by
integrating collaboration, analysis, and feasibility in our work. Most
of our work is with repeat clients, which reflects our philosophy of
creating standout projects that exceed our clients' expectations.
Our plans have proven their effectiveness, as we provide more than
just a "pretty picture" and work directly with market experts and
stakeholders to ensure our plans are both inspiring and realistic. We
pride ourselves on bringing consensus to projects that involve many
different stakeholders, both public and private.
Leland Consulting Group
Leland Consulting Group (LCG) was established in 1989 and has over
34 years of experience providing real estate and urban planning
services to public and private sector clients across the United States.
They provide deep expertise in the strategic, market, financial, and
economic elements that make projects possible and successful.
They recognize that special and economically viable places result
not just from one factor, but from the combination of quality design,
supportive markets, developer capacity, and financial strength.
LCG is currently working on comprehensive planning and housing
action plan projects for Port Orchard, Lynnwood, Arlington, and
Auburn, and will soon begin work on comprehensive plan updates
for SeaTac, Woodinville, and Mill Creek.
The Watershed Company
The Watershed Company has earned a reputation as one of the
leading specialty environmental firms in the Pacific Northwest
with over four decades of experience in helping communities
understand their environments and reach sustainable development
solutions. Watershed has been serving public sector clients in the
politically charged area of Growth Management Act and Shoreline
Management Act compliance since 2001, successfully helping over
80 jurisdictions engage their communities to create practical and
science -based regulations and updates.
Organizational
Structure
City of Tukwila
MAKERS
Julie Bassuk, AICP
Partner -in -Charge
Ian Crozier, AICP
Project Manager
Markus Johnson
Planning Support
Leland Consulting
Group
Chris Zahas, AICP
Economic/Housing
Analysis Lead
Jennifer M. Shuch
Urban Development
Analyst
The Watershed
Company
Nell Lund, PWS
Environmental Lead
Mark Daniel, AICP
Climate Change and
Equity Specialist
Section 2: Team and Key Personnel Experience and Capacity
2
J
MAKERS' Similar Project Experience
ABERDEEN COMPREHENSIVE PLAN
ABERDEEN, WA
MAKERS led a major update to the City of Aberdeen's Comprehensive
Plan, which guides overall city growth and development, with the
goals of revitalizing the city's historic downtown, building resiliency,
and improving access to housing. Our team worked with community
members to center the plan around principles of a unique Aberdeen
identity, economic prosperity, human health, environmental health,
equity, and resilience, as well as a renewed focus on walkable
neighborhood centers. We designed the final product to be an
attractive, accessible document that staff and residents will find easy
to use for years to come.
Outcomes
City Council adopted the Comprehensive Plan in 2022
Focused energy on downtown revitalization and housing
expansion
• Clarified a neighborhood centers and corridor concept as a guide
for land uses and City investment
• Re -envisioned land use designations for greater housing variety,
options, and affordability
Introduced a new streets classification system
Facilitated difficult community conversations on tsunami and
cargo risks to human health
1,000 200 000 3,0 4,000 k
II ! I' i
11d 0(2 3!d 1 rm
(5 min. (70 min.
walk) walk)
Neighborhood centers
Regional oommercial censers
Employment centers
Districts
Hirrorie districts
Vehicle priority Streams
- Rail corridor Waterbodles
- Trails and major
bike routes Streets
Oen space and E 7 CAY boundary
green corridors
Tukwila Comprehensive Plan Update
MAKERS
architecture • planning • urban design
r3Client Contact
Lisa Scott
Community Dev. Director
City of Aberdeen
60-537-3238
Iscott@aberdeenwa.gov
Project Dates
2021
Team
Ian, Julie
Similar Elements
• Public and stakeholder
outreach, including
development of engagement
materials and tools
• Housing access/affordability
• Climate change adaptation
• Equity infused throughout
ABERDEEN
COMPREHENSIVE PLAN
Section 2: Team and Key Personnel Experience and Capacity
3
J
J
Tukwila Comprehensive Plan Update
BURIEN NEIGHBORHOOD, HOUSING, AND TRANSIT -ORIENTED PLANS
BURIEN, WA
MAKERS is working in close partnership with the City of Burien,
community partners, and an interdisciplinary consultant team
to draft community plans for the Ambaum and Boulevard Park
neighborhoods. These geographically distinct areas share assets and
challenges, including a rich demographic diversity, exposure to noise
and air pollution, and disinvestment in buildings and infrastructure.
The effort seeks to elevate the voices of communities typically
underrepresented in planning processes, with robust participation
from an advisory committee formed of community leaders,
advocates, and experts, rich multi-lingual engagement with local
businesses and organizations, and in-person engagement events
designed for easy access during people's day-to-day lives.
Creative engagement in Burien at pop-up events in hair salons and grocery stores
SEATAC HOUSING ACTION PLAN
SEATAC, WA
MAKERS led SeaTac's Housing Action Plan effort to address significant
housing challenges and plan for SeaTac's current and future
populations. Rising housing costs have made SeaTac unaffordable
to its homegrown young adults, displaced renters, and locked
aging homeowners in place. MAKERS led and advised City staff on
robust public engagement that prioritized the voices of marginalized
populations in this majority -non-white city, while providing
opportunities for all residents to share their experiences. Residents,
developers, builders, and non -profits informed the 12 strategies to
increase housing affordability and variety.
MAKERS worked closely with City staff to understand sensitive
political issues and tackle achievable strategies. By focusing on
values (e.g., housing/neighborhood design for sociability and
privacy, livability for working class people), the team was able to
develop urban center and design strategies that everyone could
support. MAKERS identified particularly impactful and achievable
code update actions.
Client Contact
City of Burien
Susan McLain, Community
Development Director
206-248-5501
susanm@burienwa.gov
Project Dates
2021 -ongoing
Team
Ian, Markus, Julie
Similar Elements
• Inclusive engagement around
infill housing, affordability, and
displacement
• Deep experience in a South
King County neighborhood
that shares assets and
challenges with Tukwila
• Resourced and elevated
BIPOC and traditionally
underrepresented voices
Client Contact
City of SeaTac
Katy Kaehny
Principal Planner
206-973-4834
kkaehny@seatacwa.gov
Project Dates
2021
Team
Ian
Similar Elements
• Development of engagement
materials and tools
• Housing access/affordability
• Equity infused throughout
• Updates to development code
Section 2: Team and Key Personnel Experience and Capacity
4
J
Subconsultant Similar Project Experience
LCG HOUSING, COMPREHENSIVE, AND SUBAREA PLANS
PORT ORCHARD, WA
LCG, as part of a multidisciplinary team led by MAKERS, is leading the
market and economic analysis elements of Port Orchard's Housing
Action Plan, providing a detailed market analysis of housing conditions
in Kitsap County, supplemented with developer interviews to gather
insights into market conditions and barriers to development for
the full spectrum of housing needed in Port Orchard. The city has
experienced rapid housing price escalation over the past few years
and has an urgent need to supply a wider range of housing types to
match growth and the incomes of its residents. LCG recently started
work on Port Orchard's Comprehensive and Subarea Plans, as part
of a different multidisciplinary team that includes MAKERS, which will
expand upon the housing research to include strategies for economic
development in several key growth centers in the city.
LCG COMPREHENSIVE PLAN FRAMEWORK AND
DOWNTOWN PLAN UPDATE
AUBURN, WA
LCG is leading analysis, population and employment forecasting, and
strategic real estate advisory services for Auburn's Comprehensive
Plan and Downtown Plan Update. For the Comprehensive Plan, LCG
is first ensuring that all parties involved in the planning process have
the most accurate information possible about the current number of
residents and employees in the City, and also about future projections
made by PSRC, the State, Counties, and others. LCG is also conducting
a market analysis for the City's downtown. LCG will be focusing on
how downtown can continue to move forward, by encouraging more
active ground floor commercial uses, adding affordable housing,
redeveloping remaining large -format commercial properties, managing
a perceived parking under -supply, and addressing other issues.
WATERSHED COUPEVILLE COMPREHENSIVE PLAN UPDATE
COUPEVILLE, WA
The Watershed Company, as a sub to MAKERS, is assisting with
an update of the Town of Coupeville's comprehensive plan. In
consideration of the community's vision, Watershed is working with
the Town to produce a rewrite of the plan's Natural Systems Element,
including goals, policies and supporting content. Watershed is also
helping the Town with its overall framework for integrating climate
change into the plan and preparing related plan content.
Tukwila Comprehensive Plan Update
(Client Contact
City of Port Orchard
James Fisk, AICP, Senior Planner
(360) 874-5533
jfisk@portorchardwa.gov
Project Dates
2022 -Ongoing
Similar Elements
• Housing needs analysis
• Population and employment
forecasting
• Market analysis
Client Contact
City of Auburn
Josh Steiner, Senior Planner
253-804-5064
jsteiner@auburnwa.gov
Project Dates
2022 -Ongoing
Similar Elements
• Population, land use, and
housing projections
• Market analysis of current and
future housing, commercial,
and employment development
Client Contact
City of Coupeville
Donna Keeler
Planning Director
(306) 678-4461 ext. 103,
planner@townofcoupeville.org
Project Dates
2021 -Ongoing
Similar Elements
• Update of Natural Systems
Element of comprehensive plan
• Framework for integrating
climate change into plan
Section 2: Team and Key Personnel Experience and Capacity
5
MAKERS' Key Personnel
Ian Crozier, AICP
Ian Crozier brings relentless curiosity, creative thinking, and a
commitment to quality work to his projects. Skilled in research,
writing, analysis, and public engagement, he strives to empower
communities to approach complex issues by clearly conveying
trade-offs and focusing on solutions. Ian has been deeply involved in
MAKERS' housing work. He sees housing as a critical planning issue
and has lead efforts to pursue Department of Commerce -funded
projects that expand housing capacity.
Prior to joining MAKERS, Ian completed degree programs in
international affairs and urban planning and served as a Peace
Corps volunteer in Paraguay. While studying urban planning at the
University of Washington, Ian traveled to Copenhagen, Denmark, to
study multifamily housing types in a city famous for its quality of life.
Ian will manage this project and ensure delivery of high quality
products within schedule and budget.
RELEVANT EXPERIENCE
• Comprehensive Plan, Aberdeen, WA
Ian led drafting of the Land Use and Housing elements of and
helped facilitate engagement for the Aberdeen Comprehensive
Plan. He helped craft a suite of strategies to encourage
incremental housing growth, protect existing affordability,
support home ownership, and catalyze development in promising
former industrial sites to address increasing challenges around
housing affordability.
• Housing Action Plan, SeaTac, WA
Ian managed this project with strategic advice from Rachel Miller.
When MAKERS' engagement strategy differed from what the city
had envisioned, Ian and the team pivoted to a forum comprised
of residents and developers that maintained a focus on equity.
Ian facilitated meetings, interviewed stakeholders, analyzed
housing and demographic data, and developed plan content. The
revised engagement strategy helped the team capture diverse
voices and viewpoints while remaining within the project budget
and timeline.
• Neighborhood, Housing, & Transit -Oriented Plans, Burien, WA
Originally two subarea plans, Ian helped coordinate efforts
to expand and align with the state grants for missing middle
housing. He also created accessible engagement materials and
facilitation, including Spanish translation at every event.
• Housing Action Plan, Federal Way
Ian conducted key interviews with developers about code barriers
and feasibility challenges to the development of middle housing
in South King County.
Tukwila Comprehensive Plan Update
Project Manager
Availability: 30%
(Ian's Key Project
Management Tactics
Communicating
frequently to proactively
address issues.
• Focusing analysis at
the appropriate level
to support decision-
making.
• Building support for
conclusions by planning
multiple touch -points
with key staff, to
hear perspectives,
vet ideas, and refine
recommendations if
appropriate.
Scheduling key meetings
far in advance and
ensuring each meeting
is collaborative and
productive.
Scheduling adequate
time for editing, quality
control, and response to
feedback.
J
Section 2: Team and Key Personnel Experience and Capacity
6
J
Julie Bassuk, AICP
A partner at MAKERS, Julie is a strong leader and communicator who
is known for her sensitivity to client needs, attention to detail, and
carefully reasoned conclusions. Julie is a certified planner with a real
estate background and 25 years of experience successfully leading
complex plans supported by inclusive community engagement.
Julie has overseen similar efforts in SeaTac and Burien and developed
a process to engage numerous CBOs and community partners
on behalf of Seattle Public Utilities' Shape Our Water. Julie has a
straightforward, fun leadership style that empowers teams and
helps projects succeed. She will oversee the effort, lead community
engagement, and support Ian to ensure successful outcomes.
RELEVANT EXPERIENCE
• Neighborhood, Housing, and Transit Oriented Development
Plans, Burien, WA
• Comprehensive Plan, Aberdeen, WA
• Seattle Public Utilities Shape Our Water Engagement, Seattle, WA
Markus Johnson
Markus will coordinate community engagement and support housing
analysis and code recommendation development. He is passionate
about creating environments and spaces that allow people to live
and thrive and has contributed to community engagement and
housing analysis supporting MAKERS' plans in Burien, Tacoma, Port
Orchard, and Seattle.
RELEVANT PROJECT EXPERIENCE
• Neighborhood, Housing, and Transit Oriented Development
Plans, Burien, WA
• Housing Action Plan, Port Orchard, WA
• Comprehensive Plan EIS, Seattle, WA
Tukwila Comprehensive Plan Update
V
Partner -in -Charge
Availability: 15%
Planning Support
Availability: 25%
Washington State Housing Action Plans
MAKERS led or supported six housing action plans in Washington cities to improve housing
affordability and supply and prevent displacement of vulnerable populations. These plans included
substantial outreach to stakeholder groups including renters, homeowners, builders, and BIPOC
communities. Each plan included a suite of strategies to achieve community supported goals for
housing and was adopted by local city councils prior to the state -enforced summer 2021 deadline.
These plans drew upon the state Housing Action Plan Guidance, which we helped to produce.
Section 2: Team and Key Personnel Experience and Capacity
7
Leland Consulting Group Key Personnel
Chris Zahas, AICP
Chris is a real estate strategist and project manager with an emphasis
on urban corridors, downtown revitalization, employment districts,
transit -oriented development, and public-private partnerships. He
assists clients in turning broad visions into achievable action plans by
combining market and economic research with strategic advice that is
tied to the fundamental principles of real estate development.
In over 22 years at Leland Consulting Group, he has managed more
than 35 downtown and corridor implementation strategies. He brings
a deep understanding of economic and demographic trends, ensuring
that long-term strategies reflect the evolving drivers of how businesses
choose to locate and where people choose to live.
RELEVANT PROJECT EXPERIENCE
• Comprehensive Plan Update, Port Orchard, WA
• Comprehensive Plan Update, Aberdeen, WA
• Housing Action Plan, Port Orchard, WA
• Comprehensive Plan Update, Arlington, WA
Jennifer Shuch
Jennifer Shuch is a data -driven, equity -focused planner who strives to
understand urban environments from the perspective and needs of a
wide variety of users. Jennifer is experienced in market analysis using a
combination of quantitative and qualitative data. She combines clearly
written assessments with data visualizations and has experience with
statistical tools including R -Studio and GeoDa. She holds a Master of
Urban Planning from the University of Southern California and has
written articles, blog posts, and white papers on local housing policies.
RELEVANT PROJECT EXPERIENCE
• Regional Growth Center Strategy, Lynnwood, WA
• Capital Mall Triangle Subarea Plan, Olympia, WA
• Neighborhood Centers Strategy, Olympia, WA
Tukwila Comprehensive Plan Update
Economic/Housing
Analysis Lead
Availability: 1 5%
Urban Development
Analyst
Availability: 30%
Section 2: Team and Key Personnel Experience and Capacity
8
Watershed Company Key Personnel
Nell Lund, PWS
Nell is an exceptional field biologist and project manager with over
a decade of experience in critical areas assessment. She effectively
conducts assessments and guides staff through project tasks,
such as wetland evaluation, delineation, mitigation planning, and
environmental permitting. Nell frequently works with The Watershed
Company's planning department in support of policy planning efforts,
providing field assessment and documentation to verify report findings
and demonstrate environmental consequences of proposed changes.
RELEVANT PROJECT EXPERIENCE
• Redmond 2050 Comprehensive Plan, Periodic Review SEPA
Analysis & Documentation, Redmond, WA
• Comprehensive Plan Periodic Update, Covington, WA
• Comprehensive Plan Update, Burien, WA
Mark Daniel, AICP
Mark has worked on a broad array of long-range and current
planning projects. His long-range planning experience includes
shoreline master program updates, critical areas ordinance updates,
comprehensive plan updates, urban design guidelines, and master
plans. His current planning experience includes project permitting,
SEPA/NEPA compliance, and development application review for local
government jurisdictions.
RELEVANT PROJECT EXPERIENCE
• Shoreline Master Program (SMP) Periodic Review, Langley, WA
• Comprehensive Plan Periodic Update, Covington, WA
• Comprehensive Plan Periodic Update, Walla Walla, WA
• Comprehensive Plan Periodic Update, Coupeville, WA
DBE/WMBE
MAKERS prioritizes strengthening the capabilities, experience,
and competitiveness of historically underrepresented, women -
owned, minority-owned, and emerging small businesses in all the
communities where we work. Our business practices have been
shaped by our own perspective as a small women -owned business.
We look for opportunities to invite local community groups,
innovators, and grassroots organizers from underrepresented
communities to work in partnership on projects. Through our work
we prioritize engaging and supporting Black, Indigenous, and People
of Color (BIPOC) professionals, Community Based Organizations,
BIPOC community members, and suppliers.
Tukwila Comprehensive Plan Update
Environmental Lead
Availability: 25%
Climate Change and
Equity Specialist
Availability: 30%
MAKERS is certified with
the state of Washington
as a disadvantaged
business enterprise (DBE
#D2F0022439) and a
women business enterprise
(WBE #W2F0022439).
Section 2: Team and Key Personnel Experience and Capacity
9
Tukwila Comprehensive Plan Update
Section 3: Organizational Approach
Comprehensive Planning Expertise
Our team's work on Tukwila's missing middle
project and multiple comprehensive plans in
the current update cycle will allow us to hit the
ground running. Tukwila will benefit from our
comprehensive planning expertise as well as
our current work implementing the most recent
Growth Management Act (GMA) requirements.
Our MAKERS colleague Scott Bonjukian will also
keep us informed regarding emerging potential
changes through his role on Washington APA's
Legislative Committee.
While the City's project resources are relatively
modest, our skills, local familiarity, experience, and
approach will efficiently update the City's vision and
create a user-friendly comprehensive plan to guide
the community's future. Below are some keys to
the project's success.
Address current challenges and
opportunities
In order to effectively move forward on the vision,
goals, policies, and key implementation measures,
we'll need a coordinated assessment of Tukwila's
evolving context - notably, what changes have
occurred in the past few years (since the 2015
major update). The need to update the housing
element and draft a land use element that
incorporate state -led efforts to promote housing
access and affordability, including housing targets
by income level, will likely drive much of the update
process, as will the need to infuse equity and
climate considerations throughout the plan.
Collaborative teamwork and
efficient use of resources
Our approach is to work collaboratively with staff
and the community every step of the way. We
recommend setting up monthly project team
meetings to coordinate, with additional check -ins
around key milestones. Given the limited time
available for the Plan update, and the community's
familiarity with the existing plan, updates will be
fit within the existing plan structure, except for
where consolidations of elements is proposed.
The Comprehensive Plan, Middle Housing, and
Transportation Plan projects can limit engagement
fatigue by coordinating efforts and building from
prior planning efforts.
Communication with the Planning
Commission and City Council
Engaging the Planning Commission and City
Council will be an important part of updating
the Comprehensive Plan. Joint City Council
and Planning Commission meetings can be an
efficient way to keep both groups in the loop at
key milestones. Later, the Planning Commission
is often the most effective group to collaborate
with in developing and refining goals and policies.
Targeted consultant briefings and frequent staff
updates are essential to keep these boards
informed and proactively address comments or
concerns along the way.
Clear and effective graphic
communication
Clearly communicating key challenges, trends, and
opportunities to decision -makers, stakeholders,
and community members helps them understand
potential plan implications. This may include
conveying land use, housing, and issues related
to equity and climate change through graphics
or maps.
Section 3: Organizational Approach
I �J
Work Plan
Task 1 - Checklists and Gap Analysis
A. Project kickoff and data request. Host a kickoff meeting to
confirm the work program, schedule, roles, and communication
protocols. Compile a request for relevant background
information, including adopted plans, GIS data and maps, and
other relevant documents.
B. Council/Commission project kickoff. We suggest a kickoff
meeting with either the Planning Commission, City Council, or
both to introduce the team and ask public officials what aspects
of the comprehensive plan update are most important to them.
Task 2 - Public Outreach
A. Community engagement program. MAKERS will prepare
a broad and inclusive engagement program that builds upon
on-going engagement related to the missing middle housing
project and emphasizes reaching marginalized communities.
Given budget constraints, the plan will identify priorities
and opportunities to collaborate with staff or community
representatives to expand the reach.
• Community liaisons. We recommend building on the
partnership with community-based organizations (CBOs) to
be established through Tukwila's missing middle housing
work. This is one of the most effective ways to reach
marginalized communities, which will be critical given
Tukwila's diversity and large immigrant population.
• Interviews with key stakeholders. This task budgets up
to six remote video interviews to include City Councilors,
Planning Commissioners, or community stakeholders that
can convey context around current issues, opportunities,
and priorities in Tukwila.
• Project website and interactive online engagement
tools. This will allow people to participate in plan
development at their own time and pace and be a great
platform to acknowledge all related planning efforts.
Road show. Meeting the community and stakeholders
where they are can often be more effective in reaching a
broad audience than offering traditional "town hall" style
meetings. The road show would be a presentation that City
staff and/or consultants take to pre-existing gatherings of
community groups or other public agencies.
• Major public meetings and workshops. We are
assuming three major meetings will be conducted at key
project milestones.
Tukwila Comprehensive Plan Update
Comment on key areas of the project.
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Online tools - such as interactive
maps and comment boards - help
keep the community engaged and
informed
Section 3: Organizational Approach
11
Tukwila Comprehensive Plan Update
Tasks 3-5 Draft Plan Elements; Infuse Climate Change and Equity
A. Initiate updates. Meet with staff to brainstorm key
refinements to existing goals and policies.
B. Audit plan. Review the Housing and Natural Environment
elements, and sections relevant to Land Use in detail and
complete a cursory review of the other elements. Evaluate the
plan's overall appearance, usability, organization, as well as its
goals and policies.
C. Draft plan.
• Plan organization. MAKERS will coordinate with the City
on the reorganization strategy to avoiding duplicative effort
and minimize unduly disruptive changes.
• Template. MAKERS will coordinate with the City on any
updates to the template, with a priority on consistent
appearance and smooth workflow.
• Land Use element. MAKERS will draft clear, concise goals
and policies to work towards Tukwila's desired future.
MAKERS and LCG will work together to update land use
conditions as well as population, employment, and future
land use capacity analysis, resulting in strategic updates
to the future land use map. Related work in the housing
element to identify racially disparate impacts will likely play
a key role in and changes to the land use plan. Another
component will be the close examination of the land
use categories, which summarize the purpose, principal
uses and densities, and implementing zoning for each
designation. The updated goals and policies should also
integrate community design preferences as well as zone -
specific preferences.
Writing good goals and policies
MAKERS recently collaborated on Washington Department of
Commerce' Housing Element Guidebook update and will draft
goals and policies aligned with the following:
"Goals and policy statements can be very specific if they are
intended to describe a future accomplishment, or more general
if they are intended to provide direction to later planning efforts
and implementation decisions. Communities need to decide
how specific they want to be in expressing goals and policies
depending on the purpose and desired outcome.
Regardless of the degree of specificity, goals and policies need
to be clear and accurately describe the intended outcome.
Many older comprehensive plans suffer from overlay vague
policy language that offer minimal guidance to future decision-
making. More specific policies have a greater likelihood to
produce results that meet the desired intent."
Aberdeen planning commissioners,
elected officials, and community
members discuss recommendations
during a hybrid meeting.
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appropriate level of detail for the
subject and intended audience.
Section 3: Organizational Approach
IL
Housing Element. MAKERS and LCG will collaboratively
prepare the Housing Element update, including needs
and characteristics inventory that will meet GMA and
Countywide Planning Policy requirements. As part of the
inventory, the team will review the capacity for different
types of housing in Tukwila and how they relate to the
community's needs. The team will draft goals and policies
to reflect local housing needs and address the region's
growing demand for affordable housing. Key topics we
anticipate are housing supply and variety (building on
middle housing work), housing affordability, special needs
housing, regional collaboration, and monitoring.
• Climate Change and Equity. Building on the plan audit
(3-5B) the team will suggest key areas for inclusion of
policies related to climate change and equity throughout
the plan. Watershed will lead policy input related to climate
change, as well as any updates to the Natural Environment
element. MAKERS will lead policy input on social equity,
building on findings from community engagement with
marginalized communities.
D. Support plan adoption. Consultant team guidance at the
adoption phase can help clarify concepts, answer technical
questions, and aid in the refinement of goals, policies, and
concepts. This will ensure internal consistency, point out
implications of various revisions, remind decision -makers about
relevant community feedback, and help ensure policy language
is specific enough to be useful, but not overly restrictive.
Task 6 - Development Regulations
For Task 6 the RFP states "prepare and finalize the development
regulations associated with proposed amendments to the plan".
Code development is a time -intensive process and a quick review
of existing code indicates many provisions are outdated or overly
restrictive. Given this project's budget and timeline, we recommend
focusing efforts to identify where policy revisions imply future code
changes and which code provisions might be revised. This will assist
staff in future code cleanup efforts, and/or inform the scope of a
broader code overhaul.
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Tukwila Comprehensive Plan Update
Focus on implementation
Our team has extensive
experience implementing
zoning, housing,
design regulations, and
transportation projects
leads to our great emphasis
on making comprehensive
plans actionable.
A major focus of MAKERS'
land use element work is to
make sure that the land use
designations include a clear
implementing zone (or in
some cases, zones).
We also emphasize crafting
policies so they guide
future zoning code updates,
including permitted uses,
development intensities,
and design parameters.
While it's important to give
the policies "teeth", it's also
important to avoid policies
that are written as though
they are regulations.
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This concept map for the Aberdeen
Comprehensive Plan identifies
neighborhood centers and corridors
where development code update
recommendations were focused.
Section 3: Organizational Approach
13
Project Management
MAKERS' proposes a management team appropriately scaled for each
project, clearly delineates roles, and prioritizes excellent client service
and efficient production. For Tukwila's Comprehensive Plan Update,
Ian Crozier and Julie Bassuk will be the management team. Ian will
serve as project manager and be the consistent point of contact for
internal team and client communication and coordination. Julie will
provide strategic guidance and oversight at every stage.
Ian will be responsible for scope, schedule, and budget management.
This will include real-time budget and schedule monitoring, monthly
client calls, and monthly client progress reports. Ian and Julie are
committed to proactively identifying and working through any
challenges that arise, promptly communicating to address issues,
and collaborating to find solutions.
Schedule and Budget Control
Proactive schedule management and dedicated focus on each
project component (engagement, equity and displacement analysis,
and code recommendations) will be key to completing this effort
within the Commerce -mandated timeframes. Ian will work with the
Project Team to schedule key meetings far in advance and ensure
every meeting is efficient, collaborative, and productive.
High Level Budget Breakdown
Our suggested budget breakdown is outlined below. We are happy
to refine this estimate if needed to align with the City's priorities and
additional grant funding, if awarded.
Task
Management and Coordination
1 Checklists and Gap Analysis
2 Public Outreach
3-5 Draft Plan Elements; Infuse Climate Change and Equity
6 Development Regulations
Subconsultant Fee and Miscellaneous Expenses
Total Cost
Total
$12,500
$8,000
$22,000
$44,000
$8,000
$30,500
$125,000
Tukwila Comprehensive Plan Update
Administrative
Requirements
MAKERS is a women -owned
business enterprise and
licensed to do business in
the state of Washington (see
"DBE/WMBE" on page 9).
MAKERS understands
and will comply with the
insurance, billing, and other
terms detailed in Section 4
of the RFQ.
% of
Total
Cost Monitoring and Budget Control
One of the keys to completing an ambitious project scope within
a tight budget will be collaborating to clarify expectations around
responsibilities and deliverables during project scoping. Once
underway, Ian will be responsible for real-time cost monitoring and
budget control. He and Julie will endeavor to proactively identify any
potential scope increases and/or cost overruns and will work with the
City to find solutions.
10%
6%
18%
35%
6%
24%
100%
Section 3: Organizational Approach
14
Quality Control
MAKERS' prides ourselves on high-quality deliverables and
completes multiple internal reviews before submitting products
to the client. Ian will perform the initial review of each deliverable
and work with the team to address revisions before delivering.
He will draw on the expertise of other staff to review potential
code recommendations, and evaluate the accessibility and user
friendliness of our deliverables.
The key to our success is allowing adequate time for editing, quality
control, and response to feedback - we are committed to a robust
review process and will work with the City to ensure time for this is
incorporated in the work plan.
Public Engagement
Our team's approach to and methods for engagement with diverse
populations and those with barriers to participation are described
below. Specific suggestions to explore for this project are included in
the "Work Plan" on page 11-13.
Culturally Competent Engagement
Because engagement with marginalized communities is a key
practice area for our firm, we have pioneered methods to partner
with and compensate traditionally underserved community members
and organizations. We emphasize collaborating with CBOs and
community liaisons and developing appropriate materials, such as
clear, simple graphics that cross lingual boundaries.
For Seattle Public Utilities' Shape Our Water and the Puget Sound
Regional Council's Social Equity Technical Support project, we
partnered with individuals with deep connections to communities
of color and compensated individuals for their engagement work. In
Burien, we are currently working with a paid community liaison and
are offering stipends to focus group members.
Tukwila Comprehensive Plan Update
Equity in Engagement
Intentional, targeted
engagement that elevates
underrepresented groups'
voices was integral for
Seattle's Judkins Park
Station Access Study. Rachel
worked with Vietnamese,
Chinese, and Spanish
community liaisons to hear
community members on
their turf, plug into the
right events, and elevate
their voices. For instance,
she attended a Goodwill
employee training and
used live interpretation to
speak with employees using
many other languages. She
then led a focus group with
deaf, blind, and deafblind
Lighthouse for the Blind
employees using a tactile
map and live interpretation.
Attendees at in-person events held at times and locations (library and community
center) that easily fit into people's everyday activities tend to better reflect the
local population than events requiring a significant time commitment to attend.
Community members provide input
and share their lived experiences
Section 3: Organizational Approach
15
Tukwila Comprehensive Plan Update
Appendix A: Resumes of Key Personnel
MAKERS
IAN CROZIER
JULIE BASSUK
MARKUS JOHNSON
Leland Consulting Group
CHRIS ZAHAS
JENNIFER SHUCH
The Watershed Company
NELL LUND
MARK DANIEL
Appendix A: Resumes of Key Personnel
Experience
MAKERS, 5 years
Education
Master of Urban Planning,
University of Washington, 2017
Bachelor of Arts,
International Affairs,
Lewis & Clark College, 2009
Professional
American Institute of Certified
Planners, 2019,
#32157
Teaching Artist, Seattle
Architecture Foundation
2017-2020
Peace Corps Volunteer,
Paraguay 2011-2013
MAKERS
architecture • planning • urban design
194
Associate Planner
Ian brings relentless curiosity, creative strategic thinking, and a commitment to quality
work to his projects at MAKERS. Skilled in project management, technical writing,
analysis, and public engagement, has been deeply involved in MAKERS subarea
planning, transit -oriented development, and housing work. He sees housing as one of
the critical planning issues facing northwesterners and has helped lead MAKERS' efforts
working with cities expand housing capacity and improve affordability. He brings an
international perspective from his experience as a Peace Corps volunteer in Paraguay
and his research on multi -family housing types in Copenhagen, Denmark, which allows
him to tackle planning problems with an open mind and first principles approach.
Relevant Qualifications
Aberdeen Comprehensive Plan, Aberdeen, WA
Ian led drafting of the Land Use and Housing elements of and helped facilitate
engagement for the Aberdeen Comprehensive Plan. Undertaken with a lean budget,
the project updated Aberdeen's 20 -year-old comprehensive plan. Ian helped craft
a suite of strategies to encourage incremental housing growth, protect existing
affordability, support home ownership, and catalyze development in promising former
industrial sites to address increasing challenges around housing affordability.
SeaTac Housing Action Plan, City of SeaTac, WA
MAKERS led the development of the SeaTac Housing Action Plan, funded by the
Department of Commerce's planning grant program for housing growth. Ian was
the lead planner on this project, which involved significant data analysis, stakeholder
engagement, and developing strategies that balance achievement of housing goals with
would be political feasibility.
Housing Action Plan guidance, Washington Department of Commerce
Ian assisted in an update the Washington State Department of Commerce guidance
for housing -related planning. Ian researched housing strategies and drafted elements
for several chapters of the Housing Action Planning guidebook. This work has directly
informed MAKERS on-going work on Housing Action Plans for the cities of SeaTac,
Everett, Lynnwood, Federal Way, and Puyallup.
Canyon Park Subarea Plan, Bothell, WA
As lead planner Ian was heavily involved in all phases of this project. Major work items
included GIS map preparation, alternatives concept development, preparation for
public events and staff charrettes, analysis of job and housing growth under action
alternatives, coordination with sub -consultants, graphic production for plan and code
work, drafting text for the plan document, and publishing the plan document.
Other Project Experience
Defense of Density After COVID-19 panel discussion, Seattle Design Festival 2020
Map and epigraph for Viral Murals: Seattle Artists, Storefront Murals, and the Power
of Art During Crisis, Chatwin Press, 2020
• HB 1923: New Tools for Washington Cities, Washington APA Conference 2019
• Youth in Force: Engage Now!, Washington APA Conference 2019
• The Lower Duwamish Bike Tour presented by The Urbanist, June 2019
• Metrics for a Lively Urban Form, Washington APA Conference 2017
Experience
MAKERS, 22 years
Other, 3 years
Education
Commercial Real Estate
Certificate, University of
Washington, 2003
Bachelor of Arts,
Liberal Arts Honors Program,
Urban Studies;
University of Texas, 1996
Professional
Seattle Design Commission
past chair
American Institute of
Certified Planners
Select Awards &
Presentations
Coconino CountyJLUS Arizona
APA Award
2019 Honorable Mention
Regional or General or
Comprehensive Plan
Tempe Facilities Master Plan
Arizona APA Award
2019 Honorable Mention
Master Plan/Project/Study
MAKERS
architecture • planning • urban design
Partner
Julie is a thoughtful communicator who focuses on building great teams and helping
them do their best work. A persuasive leader, Julie successfully harnesses others'
talents and perspectives to achieve results and deliver high quality products on
schedule and budget. She has more than 25 years' experience leading complex
planning projects and is known for her sensitivity to client needs, attention to detail,
and carefully reasoned conclusions.
Julie is an expert facilitator and skilled at guiding productive discussions and effective
collaborations. She is particularly adept at distilling complex analysis into clear, succinct
recommendations, and her work has won numerous planning awards over the years.
Relevant Qualifications
Neighborhood and Transit Oriented Development Plans, Burien, WA
Julie is leading the development of community plans for the Ambaum and Boulevard
Park neighborhoods of Burien. The plans seek to address transit access, pedestrian
safety, and housing in both neighborhoods. In addition, the plan for Boulevard Park will
address the impacts on the community from SeaTac airport.
Comprehensive Plan, Aberdeen, WA
Julie led a multidisciplinary team in a major update of Aberdeen's Comprehensive Plan,
the City's first update in over 20 years. The team facilitated meetings and workshops
with focus groups and the Planning Commission to develop guiding principles,
emphasizing social equity and environmental resilience. The resulting principles are
infused throughout the plan's goals and policies.
Comprehensive Plan Update, SeaTac, WA
Julie led MAKERS' update to the City of SeaTac's Comprehensive Plan update. The
project included streamlining content, developing new framework policies, and
updating implementation strategies. In addition, the team edited multiple sections,
including Land Use, Community Design, and Housing and Human Services. The
resulting user-friendly plan will guide SeaTac into 2035.
South Kincaid Subarea Plan and Design Standards, Mount Vernon, WA
Julie led an effort to position the subarea to help absorb the influx of new residents
projected to move to Mount Vernon in the coming decades. The plan recommended
increased residential density limits that will support the revitalization of downtown and
encourage mid -rise multifamily, mixed-use, and live/work developments.
Other Project Experience
• Auburn Downtown Plan Update and EIS, City of Auburn, WA
• Historic Waterfront District Plan, Kennewick, WA
• Pacific Hospital Campus Development Plan, Seattle, WA
• Transit Oriented Development Plan, City of SeaTac, WA
• Downtown Master Plan, City of North Bend, WA
• Grade Road Subarea Plan, Lake Stevens, WA
195
Experience
MAKERS, 1 year
Education
Master of Urban Planning,
University of Washington, 2022
Master of Science,
Environmental Science
and Policy, University of
South Florida, 2018
Bachelor of Science,
Kinesiology, University of
Maryland College Park, 2016
Published Projects
Community Engagement is
Harming Cities: Disrupting
Racial Planning for a Planning
End of Shared Well-being,
June, 2022
Missing Middle Housing
is Waiting to Help,
June, 2022
Constructed Urban Nature:
Introducing More Nature
into the City,
December, 2018
MAKERS
architecture • planning • urban design
196
Markus Johnson
Urban Designer/Planner
Markus is an urban designer and community planner who is passionate about creating
environments and spaces that allow people to live and thrive. He is skilled in research,
synthesis, quantitative analysis, and cartography, and has worked at MAKERS since
graduating from the University of Washington Master of Urban Planning program in
2022.
Prior to joining MAKERS Markus completed degree programs in Kinesiology,
Environmental Science, and Urban Planning. While studying urban planning at the
University of Washington, Markus worked on housing projects relating to missing
middle housing, affordable housing, Seattle building code, and Seattle design review.
His belief that abundance and redistribution of quality housing, transportation, and
green energy leads to shared well-being, guides him in his planning practice.
Relevant Qualifications
Seattle's 130th and 145th Station Area Plan EIS, Seattle, WA
Markus is supporting work on a station area plan EIS for Seattle's 130th light rail
station and 145th bus rapid transit station. He led EIS zoning alternative proposals
development and did graphic production of zoning alternatives. Markus also supported
the project team and City staff in fielding questions during a public Q&A session.
Tacoma Neighborhoods Planning, Tacoma, WA
Markus is heavily involved in working with city staff and local participants on developing
neighborhood plans for the McKinley Hill and Proctor neighborhoods in Tacoma.
Markus led the build out of two Social Pinpoint surveys and an interactive map to
provide opportunities for public input. Other major work items include GIS map
preparation, graphic production for plans, preparation for public events, and drafting
text for plan
Port Orchard Housing Action Plan, Port Orchard, WA
For Port Orchard's Housing Action Plan, Markus scheduled and conducted a series of
stakeholder interviews and initiated a code analysis of Port Orchard's code. In addition,
he has created permitted use tables, an impact fee comparison table, and a short-term
rental table in the existing conditions report.
Black Religiously Owned Affordable Housing, Seattle, WA*
While at the University of Washington, Markus worked with the Nehemiah Initiative.
The Nehemiah Initiative partners with Black religiously owned ownership in Seattle's
Capitol Hill neighborhood to develop a plan for affordable housing development as a
way to fight displacement pressures and build more housing for the community. Major
work items include review of Seattle's zoning code, passive house research, SketchUp
modeling of proposed buildings, review of Seattle's permissive single stair building
code, and stakeholder interviews.
Chris Zahas, AICP
Managing Principal
Role: Economic Development/Housing Analysis Lead
Availability: 15%
Chris Zahas is a real estate strategist and project manager with an emphasis on
urban corridors, downtown revitalization, employment districts, transit -oriented
development, and public-private partnerships. His project approach is to assist
public and private sector clients in turning broad visions into prioritized and
achievable action plans by combining market and economic research with
strategic advice that is tied to the fundamental principles of real estate
development. In all cases, Chris keeps the focus of projects on implementation,
always anticipating next steps and never hesitating to advise a client to change
directions when that is the best course. In over 22 years at Leland Consulting
Group, he has managed more than 35 downtown and corridor implementation
strategies and played a strategic advisor role in dozens more. In the economic
development realm, he brings a deep understanding of economic and
demographic trends, ensuring that long-term strategies reflect the evolving
drivers of how businesses choose to locate and where people choose to live.
Prior to joining Leland Consulting Group, Chris coordinated economic
development projects for the Portland Development Commission, Portland's
redevelopment agency.
Education
• Master of Urban and Regional Planning, Portland State University
• Bachelor of Arts, International Affairs, Lewis and Clark College
Publications and Public Speaking Experience
• Guest lecturer: Portland State University, University of Oregon
• Rail—Volution
• Western Planners Conference
• Urbanism Next
• Nevada Chapter of the American Planning Association
• Utah Chapter of the American Planning Association
• Washington Association of Realtors
• Contributing Author: Sustainable and Resilient Communities: A Comprehensive
Action Plan for Towns, Cities, and Regions, 2011
Professional Memberships
• Urban Land Institute
• American Planning Association
• American Institute of Certified Planners (#019464)
• City Club of Portland
I.! LELAND CONSULTING GROUP
People Places Prosperity I www.lelandconsultina.com
People Places www.lelandconsulting.com
Project Experience
• Comprehensive Plan Update,
Port Orchard, WA
• Comprehensive Plan Update,
Aberdeen, WA
• Housing Action Plan,
Port Orchard, WA
• Comprehensive Plan Update,
Arlington, WA
• Housing Action Plan,
Anacortes, WA
• Downtown Civic Core Vision and
Action Plan, Renton, WA
• Housing Action Plan,
Kettle Falls, WA
• Depot District Subarea Plan,
Lacey, WA
• Tacoma Link Extension Economic
Development Analysis,
Tacoma, WA
• Housing Action Plan, Ritzville, WA
• Citywide Housing and Industrial
Market Analysis, Sandpoint, ID
• Housing Action Plan,
Mattawa, WA
• Public Land Evaluation for
Affordable Housing, Portland, OR
• Housing Action Plan,
Chewelah, WA
• Comprehensive Plan Update,
Albuquerque, NM
• Tigard Triangle Equitable Urban
Renewal Implementation
Strategy, Tigard, OR
• Kalispel Tribe Master Land Use
Plan, Usk, WA
• Comprehensive Plan Update,
Meridian, ID
• Downtown Housing and
Revitalization Initiative, Boise, ID
197
Jennifer M. Shuch
Urban Development Analyst
Role: Economic Development/Housing Analysis
Availability: 30%
Jennifer Shuch is a data -driven, equity -focused planner who strives to understand
urban environments from the perspective and needs of a wide variety of users.
She believes that greater inclusivity creates stronger communities and fosters
economic growth. Her passion for urban and economic planning stems from her
interest in accessibility and universal design as well as her experiences living in a
variety of urban, suburban, and rural communities.
Jennifer is experienced in market analysis using a combination of quantitative and
qualitative data. She combines clearly written assessments with data visualizations
and has experience with statistical tools including R -Studio and GeoDa. She has
also written articles, blog posts, and white papers on local housing policies and
previously wrote, hosted, and edited a podcast focusing on current events in real
estate, infrastructure, and transit in the Pacific Northwest.
Before joining Leland Consulting Group, Jennifer was the Senior Research Analyst
at a Portland -based multifamily real estate brokerage serving Oregon and
Washington. She also has professional experience in finance and early childhood
education. She is a member of the Urban Land Institute.
Education
• Master of Urban Planning, University of Southern California
• Master of Middle East and Mediterranean Studies, King's College London
• Bachelor of Arts, Religion, Haverford College
Volunteer Work
Neighbors Welcome Equitable Zoning Work Group Member Administrative Lead:
Coordinate to assess housing policies, organize with stakeholders, and work with
City leaders to promote housing opportunity in Portland, Oregon
I.! LELAND CONSULTING GROUP
198
People Places Prosperity I www.lelandconsultina.com
People Places www.lelandconsulting.com
Project Experience
• City Center/Airport District
Subarea Plan and Development
Code, SeaTac, WA
• Regional Growth Center Strategy,
Lynnwood, WA
• Cornforth-Campbell Property
Development, Puyallup, WA
• Capital Mall Triangle Subarea
Plan, Olympia, WA
• Neighborhood Centers Strategy,
Olympia, WA
• Post-COVID Office Strategy,
Multnomah County, OR
• Cushman/Adams Substations
Future Use Study, Tacoma, WA
• Parking Modernization Initiative
Phase 2, Salt Lake City, UT
• Site Redevelopment Analysis,
Salem, OR
• State Street Corridor Study,
Midvale, UT
• North Shore/Bridge Village
Subarea Plan, Camas, WA
• Waterfront Development
Strategy/Business Plan,
Ridgefield, WA
• Heights District Project,
Vancouver, WA
• Public Land Evaluation for
Affordable Housing, Portland, OR
PROFESSIONAL EXPERIENCE
16 years
EDUCATION
Certificate, Wetland Science
and Management, 2006,
University of Washington
B.S., Biology, 2000, Arizona
State University
REGISTRATIONS & LICENSES
Professional Wetland Scientist
(PWS), Society of Wetland
Scientists Certification, #2203,
2012, 2017, 2022
Pierce County PALS Wetland
Specialist Roster
CONTINUING EDUCATION
• Washington State
Department of Ecology
Eastern Washington
Wetland Rating System,
2018
• Using the Credit -Debit
Method for Estimating
Mitigation Needs, Ecology,
2016
• Washington State
Department of Ecology
Western Washington
Wetland Rating System
Training, 2014
• Using the Field Indicators
for Hydric Soils, USACE
Supplement Training, 2011
FHE
WATERSHED
COWAN
Nell Lund, PWS
Project Manager I Senior Ecologist
Nell is an exceptional field biologist and project manager with over a decade of
experience in critical areas assessment. She effectively conducts assessments and guides
staff through project tasks, including wetland evaluation, delineation, mitigation
planning, and environmental permitting. Nell frequently works with The Watershed
Company's planning department in support of policy planning efforts, providing field
assessment and documentation to verify report findings and demonstrate
environmental consequences of proposed changes.
Comprehensive Plan Update, City of Woodinville. As part of an interdisciplinary team
of consultants, The Watershed Company worked with the City of Woodinville on a
Comprehensive Plan and Municipal Code update. Consistent with the Washington State
Growth Management Act and the Endangered Species Act, Watershed prepared an
Existing Conditions report and a BAS report. The BAS report is tailored to reflect critical
areas present within the Woodinville 2015 Comprehensive Plan Update Study Area. In
addition, a Gap Analysis report identified code sections where current BAS can and
should be incorporated into critical area regulations. Nell co-authored both the BAS and
Gap Analysis reports and presented the report findings to the City Council. To facilitate
consideration of likely environmental consequences associated with proposed changes,
Watershed also assisted with completion of the SEPA checklist.
Redmond 2050 Comprehensive Plan, Periodic Review SEPA Analysis & Documentation,
City of Redmond. Watershed was part of an interdisciplinary team of consultants
working with the City of Redmond at the direction of Berk Consulting to support the
City's Comprehensive Plan periodic review. Consistent with the Washington State
Growth Management Act and the Endangered Species Act, Watershed prepared an
Existing Conditions report and a BAS addendum to updated the City's previous BAS
summary. To support the SEPA review, Watershed prepared Environmental Impact
Statement (EIS) sections for plants and animals, water resources, and earth sections.
Watershed also met with the project team to discuss and review climate change models
as they were developed by Berk Consulting. Watershed contributed to the product of
this analysis, the Redmond Climate Vulnerability Risk Assessment and Strategy Report.
Comprehensive Plan, City of Covington. Working as a subconsultant, Nell conducted a
review of Best Available Science in support of the City's Comprehensive Plan. Through
research of the City's existing conditions, GIS mapping, and contemporary scientific
literature, Nell's final report provided the prime and City staff provided an updated
understanding of the City's critical areas and fish and wildlife habitat to plan regulatory -
compliant land use zoning and development activities.
Comprehensive Plan Update, City of Burien. The City of Burien updated their
comprehensive plan in 2012. The Watershed Company assisted the City with that
process by providing a Critical Areas Ordinance gap analysis and a Best Available Science
(BAS) review. Nell authored and presented the BAS review to the City Council.
Availability: 25%
199
PROFESSIONAL EXPERIENCE
15 years
EDUCATION
Master of Urban Planning, 2007,
University of Washington
B.A., Economics/Environmental
Studies, 2005, Western
Washington University
B.A., Kinesiology, 1996,
University of Colorado
CERTIFICATIONS
American Institute of Certified
Planners, #025040, 2011
CONTINUING EDUCATION
• Navigating SEPA, 2019
• Documenting NEPA
Categorical Exclusions,
WSDOT, 2017
• Coastal Training Program
Washington: How to
Administer Development
Permits in Washington's
Shorelines, 2009
• Planning for Climate Change,
2009
• Puget Sound Coastal
Processes and Shoreline
Stabilization Measures, 2008
SPECIAL SKILLS
• GIS
T1 -II
WATERSHED
.._-�H:,�°;
200
Mark Daniel, AICP
Climate Change and Equity Specialist I Senior Planner, GIS Specialist
Mark has worked on a broad array of long-range and current planning projects. His long-
range planning experience includes shoreline master program updates, critical areas
ordinance updates, comprehensive plan updates, urban design guidelines, and master
plans. His current planning experience includes project permitting, SEPA/NEPA
compliance, and development application review for local government jurisdictions. In
performing this work, Mark has worked with a variety of public and private clients and
stakeholders, actively participated in numerous public meetings, and successfully
managed several projects. Attention to detail, conciseness, and flexibility are hallmarks
of Mark's skills.
City of Langley Shoreline Master Program (SMP) Periodic Review. Mark was the
consultant project manager for the periodic review of Langley's SMP. In addition to
completing the mandatory elements required by state law, the City also wanted the
SMP update to consider climate change and sea level rise. As a first step, the City put on
a virtual community meeting that featured captivating presentations on climate change
and sea level rise by Washington Sea Grant, South Whidbey High School students, the
Swinomish Tribe and others. Mark presented on the SMP update and its interplay with
climate change and sea level rise. After the meeting, the City led the development of a
sea level rise strategy to lay the foundation for related amendments to the SMP. The
SMP was then amended to include several additional policies and regulations addressing
sea level rise. As a result of its efforts on the SMP, the City is in the vanguard of
Washington municipalities planning for sea level rise.
Comprehensive Plan Periodic Update, City of Covington. Watershed handled
environmental aspects of the City's comprehensive plan update. Early in the process,
Watershed prepared a review of applicable Best Available Science. Mark then
spearheaded an evaluation of the existing Environmental Element of the comprehensive
plan. The evaluation included a review of the goals and policies against a checklist
distributed by the Washington State Department of Commerce. Based on the
evaluation, he then developed content for the updated Environmental Element,
including conditions and trends, challenges and opportunities, goals and policies, and an
action plan. The updated Environmental Element included content related to climate
change.
Comprehensive Plan Periodic Update, City of Walla Walla. As a subconsultant to BERK,
Mark assisted with the update of the Environment and Natural Resources Element. After
auditing the existing element, he prepared a memo suggesting several potential
improvements. He later overhauled the element, including adding a variety of new
content, including content to climate change and water resource management.
Comprehensive Plan Periodic Update, Town of Coupeville. As a subconsultant to
MAKERS, Mark is currently assisting the Town of Coupeville with updates to the Natural
Systems and Shorelines elements of its comprehensive plan. In the coming months, he
will also be reviewing the Town's critical areas regulations to ensure they meet the
requirements of current state law.
Availability: 30%
Appendix B: Client References
MAKERS
Lisa Scott
Director of Community Development
City of Aberdeen
• Iscott@aberdeenwa.gov
f 360-537-3238
Susan McLain
Community Development Director,
City of Burien
• susanm@burienwa.gov
1 206-248-5501
MAKERS and Leland Consulting Group
James C. Fisk, AICP
Senior Planner
City of Port Orchard
• jfisk@portorchardwa.gov
3360-874-5533
MAKERS and The Watershed Company
Donna Keeler
Planning Director
City of Coupeville
planner@townofcoupeville.org
E 306-478-4461 ext. 103
Tukwila Comprehensive Plan Update
Appendix B: Client References
L4
202
City of Tukwila
6200 Southcenter Boulevard, Tukwila WA 98188
Contract Number:
PROFESSIONAL SERVICES AGREEMENT
(Includes consultants, architects, engineers, accountants, and other professional services)
THIS AGREEMENT is entered into between the City of Tukwila, Washington, hereinafter
referred to as "the City", and MAKERS Architecture and Urban Design, LLP, hereinafter referred to as
"the Consultant", in consideration of the mutual benefits, terms, and conditions hereinafter specified.
1. Project Designation. The Consultant is retained by the City to perform planning analysis and
public involvement services in connection with the project titled "Tukwila Comprehensive Plan
Periodic Update".
2. Scope of Services. The Consultant agrees to perform the services, identified on Exhibit "A"
attached hereto, including the provision of all labor, materials, equipment, and supplies.
3. Duration of Agreement; Time for Performance. This Agreement shall be in full force and
effect for a period commencing upon execution and ending December 31, 2024, unless sooner
terminated under the provisions hereinafter specified. Work under this Agreement shall
commence upon written notice by the City to the Consultant to proceed. The Consultant shall
perform all services and provide all work product required pursuant to this Agreement no later
than December 31, 2024, unless an extension of such time is granted in writing by the City.
4. Payment. The Consultant shall be paid by the City for completed work and for services
rendered under this Agreement as follows:
A. Payment for the work provided by the Consultant shall be made as provided on Exhibit
"B" attached hereto, provided that the total amount of payment to the Consultant shall not
exceed $125,000.00 without express written modification of the Agreement signed by the
City.
B. The Consultant may submit vouchers to the City once per month during the progress of
the work for partial payment for that portion of the project completed to date. Such
vouchers will be checked by the City and, upon approval thereof, payment shall be made
to the Consultant in the amount approved.
C. Final payment of any balance due the Consultant of the total contract price earned will be
made promptly upon its ascertainment and verification by the City after the completion of
the work under this Agreement and its acceptance by the City.
D. Payment as provided in this section shall be full compensation for work performed,
services rendered, and for all materials, supplies, equipment, and incidentals necessary
to complete the work.
E. The Consultant's records and accounts pertaining to this Agreement are to be kept
available for inspection by representatives of the City and the state of Washington for a
period of three (3) years after final payments. Copies shall be made available upon
request.
203
5. Ownership and Use of Documents. All documents, drawings, specifications and other
materials produced by the Consultant in connection with the services rendered under this
Agreement shall be the property of the City whether the project for which they are made is
executed or not. The Consultant shall be permitted to retain copies, including reproducible
copies, of drawings and specifications for information, reference and use in connection with
the Consultant's endeavors. The Consultant shall not be responsible for any use of the said
documents, drawings, specifications or other materials by the City on any project other than
the project specified in this Agreement.
6. Compliance with Laws. The Consultant shall, in performing the services contemplated by
this Agreement, faithfully observe and comply with all federal, state, and local laws, ordinances
and regulations, applicable to the services rendered under this Agreement.
7. Indemnification. The Consultant shall defend, indemnify, and hold the City, its officers,
officials, employees, and volunteers harmless from any and all claims, injuries, damages,
losses or suits including attorney fees, arising out of or resulting from the acts, errors or
omissions of the Consultant in performance of this Agreement, except for injuries and damages
caused by the sole negligence of the City.
Should a court of competent jurisdiction determine that this Agreement is subject to RCW
4.24.115, then, in the event of liability for damages arising out of bodily injury to persons or
damages to property caused by or resulting from the concurrent negligence of the Consultant
and the City, its officers, officials, employees, and volunteers, the Consultant's liability
hereunder shall be only to the extent of the Consultant's negligence. It is further specifically
and expressly understood that the indemnification provided herein constitutes the Consultant's
waiver of immunity under Industrial Insurance, Title 51 RCW, solely for the purposes of this
indemnification. This waiver has been mutually negotiated by the parties. The provisions of
this section shall survive the expiration or termination of this Agreement.
8. Insurance. The Consultant shall procure and maintain for the duration of the Agreement,
insurance against claims for injuries to persons or damage to property which may arise from
or in connection with the performance of the work hereunder by the Consultant, its agents,
representatives, or employees. Consultant's maintenance of insurance as required by the
agreement shall not be construed to limit the liability of the Consultant to the coverage provided
by such insurance, or otherwise limit the City's recourse to any remedy available at law or in
equity.
A. Minimum Amounts and Scope of Insurance. Consultant shall obtain insurance of the
types and with the limits described below:
1. Automobile Liability insurance with a minimum combined single limit for bodily injury
and property damage of $1,000,000 per accident. Automobile Liability insurance
shall cover all owned, non -owned, hired and leased vehicles. Coverage shall be
written on Insurance Services Office (ISO) form CA 00 01 or a substitute form
providing equivalent liability coverage. If necessary, the policy shall be endorsed to
provide contractual liability coverage.
2. Commercial General Liability insurance with limits no less than $2,000,000 each
occurrence, $2,000,000 general aggregate. Commercial General Liability
insurance shall be at least as broad as ISO occurrence form CG 00 01 and shall
cover liability arising from premises, operations, stop -gap independent contractors
and personal injury and advertising injury. The City shall be named as an additional
insured under the Consultant's Commercial General Liability insurance policy with
respect to the work performed for the City using an additional insured endorsement
at least as broad as ISO endorsement form CG 20 26.
3. Workers' Compensation coverage as required by the Industrial Insurance laws of
the State of Washington.
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204
Page 2
4. Professional Liability with limits no less than $2,000,000 per claim and $2,000,000
policy aggregate limit. Professional Liability insurance shall be appropriate to the
Consultant's profession.
B. Public Entity Full Availability of Contractor Limits. If the Contractor maintains higher
insurance limits than the minimums shown above, the Public Entity shall be insured for the
full available limits of Commercial General and Excess or Umbrella liability maintained by
the Contractor, irrespective of whether such limits maintained by the Contractor are greater
than those required by this Contract or whether any certificate of insurance furnished to
the Public Entity evidences limits of liability lower than those maintained by the Contractor.
C. Other Insurance Provision. The Consultant's Automobile Liability and Commercial
General Liability insurance policies are to contain, or be endorsed to contain that they shall
be primary insurance with respect to the City. Any Insurance, self-insurance, or insurance
pool coverage maintained by the City shall be excess of the Consultant's insurance and
shall not be contributed or combined with it.
D. Acceptability of Insurers. Insurance is to be placed with insurers with a current A.M.
Best rating of not less than A:VII.
E. Verification of Coverage. Consultant shall furnish the City with original certificates and a
copy of the amendatory endorsements, including but not necessarily limited to the
additional insured endorsement, evidencing the insurance requirements of the Contractor
before commencement of the work. Upon request by the City, the Consultant shall furnish
certified copies of all required insurance policies, including endorsements, required in this
Agreement and evidence of all subcontractors' coverage.
F. Notice of Cancellation. The Consultant shall provide the City with written notice of any
policy cancellation, within two business days of their receipt of such notice.
G. Failure to Maintain Insurance. Failure on the part of the Consultant to maintain the
insurance as required shall constitute a material breach of contract, upon which the City
may, after giving five business days' notice to the Consultant to correct the breach,
immediately terminate the contract or, at its discretion, procure or renew such insurance
and pay any and all premiums in connection therewith, with any sums so expended to be
repaid to the City on demand, or at the sole discretion of the City, offset against funds due
the Consultant from the City.
9. Independent Contractor. The Consultant and the City agree that the Consultant is an
independent contractor with respect to the services provided pursuant to this Agreement.
Nothing in this Agreement shall be considered to create the relationship of employer and
employee between the parties hereto. Neither the Consultant nor any employee of the
Consultant shall be entitled to any benefits accorded City employees by virtue of the services
provided under this Agreement. The City shall not be responsible for withholding or otherwise
deducting federal income tax or social security or for contributing to the state industrial
insurance program, otherwise assuming the duties of an employer with respect to the
Consultant, or any employee of the Consultant.
10. Covenant Against Contingent Fees. The Consultant warrants that he has not employed or
retained any company or person, other than a bonafide employee working solely for the
Consultant, to solicit or secure this contract, and that he has not paid or agreed to pay any
company or person, other than a bonafide employee working solely for the Consultant, any
fee, commission, percentage, brokerage fee, gifts, or any other consideration contingent upon
or resulting from the award or making of this contract. For breach or violation of this warrant,
the City shall have the right to annul this contract without liability, or in its discretion to deduct
from the contract price or consideration, or otherwise recover, the full amount of such fee,
commission, percentage, brokerage fee, gift, or contingent fee.
CA revised May 2020
Page 3
205
11. Discrimination Prohibited. Contractor, with regard to the work performed by it under this
Agreement, will not discriminate on the grounds of race, religion, creed, color, national origin,
age, veteran status, sex, sexual orientation, gender identity, marital status, political affiliation,
the presence of any disability, or any other protected class status under state or federal law,
in the selection and retention of employees or procurement of materials or supplies.
12. Assignment. The Consultant shall not sublet or assign any of the services covered by this
Agreement without the express written consent of the City.
13. Non -Waiver. Waiver by the City of any provision of this Agreement or any time limitation
provided for in this Agreement shall not constitute a waiver of any other provision.
14. Termination.
A. The City reserves the right to terminate this Agreement at any time by giving ten (10) days
written notice to the Consultant.
B. In the event of the death of a member, partner, or officer of the Consultant, or any of its
supervisory personnel assigned to the project, the surviving members of the Consultant
hereby agree to complete the work under the terms of this Agreement, if requested to do
so by the City. This section shall not be a bar to renegotiations of this Agreement between
surviving members of the Consultant and the City, if the City so chooses.
15. Applicable Law; Venue; Attorney's Fees. This Agreement shall be subject to, and the
Consultant shall at all times comply with, all applicable federal, state and local laws,
regulations, and rules, including the provisions of the City of Tukwila Municipal Code and
ordinances of the City of Tukwila. In the event any suit, arbitration, or other proceeding is
instituted to enforce any term of this Agreement, the parties specifically understand and agree
that venue shall be properly laid in King County, Washington. The prevailing party in any such
action shall be entitled to its attorney's fees and costs of suit. Venue for any action arising
from or related to this Agreement shall be exclusively in King County Superior Court.
16. Severability and Survival. If any term, condition, or provision of this Agreement is declared
void or unenforceable or limited in its application or effect, such event shall not affect any other
provisions hereof and all other provisions shall remain fully enforceable. The provisions of this
Agreement, which by their sense and context are reasonably intended to survive the
completion, expiration or cancellation of this Agreement, shall survive termination of this
Agreement.
17. Notices. Notices to the City of Tukwila shall be sent to the following address:
City Clerk
City of Tukwila
6200 Southcenter Boulevard
Tukwila, WA 98188
Notices to Consultant shall be sent to the following address:
Julie Bassuk, AICP
MAKERS Architecture and Urban Design, LLP
500 Union Street, Suite 700
Seattle, WA 98101
18. Entire Agreement; Modification. This Agreement, together with attachments or addenda,
represents the entire and integrated Agreement between the City and the Consultant and
supersedes all prior negotiations, representations, or agreements written or oral. No
amendment or modification of this Agreement shall be of any force or effect unless it is in
writing and signed by the parties.
CA revised May 2020
206
Page 4
DATED this day of January, 2023.
** City signatures to be obtained by ** Consultant signature to be obtained by
City Clerk's Staff ONLY. ** sponsor staff. **
CITY OF TUKWILA
Allan Ekberg, Mayor
ATTEST/AUTHENTICATED:
Christy O'Flaherty, City Clerk
APPROVED AS TO FORM:
Office of the City Attorney
CA revised May 2020
CONSULTANT:
By:
Printed Name:
Title:
Julie Bassuk
Partner
Page 5
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SCOPE OF WORK
April 11, 2023
PROJ ECT GOAL
This project aims to assist the City of Tukwila (City) in updating the City's Comprehensive Plan for the 2024-2044
planning horizon as required by the Growth Management Act. Work for the periodic update must be adopted by
December 31, 2024, however, the Tukwila City Council schedule requires that a near -final draft of the updated
Plan be largely completed by early Spring of 2024 and adopted no later than September 2024.
The Tukwila Comprehensive Plan is the primary policy document that guides the City's evolution and growth over
a 20 -year period. It identifies the desired type, configuration, and intensity of land uses throughout the city, as well
as the character and capacity of public facilities and services.
This scope centers around providing strategy input and maps to support the new Land Use background report
and element, drafting the updated Housing background report and element, and providing input on climate
change and equity issues in the Natural Environment element and throughout the Plan. As is feasible within the
project timeline and available grant funding, the scope also includes facilitating public engagement, providing GIS
mapping outside the Land Use element, and suggesting specific code changes to align with policy revisions as
described in Task 6.
TASK 1: PROJ ECT MANAGEMENT, C HEC KLISTS, AND GAP ANALYSIS
1.1 PROJ ECT INITIATION, DATA REQUEST, AND MANAGEMENT
Coordinate with the City's project team to launch the effort. Clarify project goals, review the work plan and
schedule, schedule monthly check -ins, and identify key project participants. Monthly check -ins may include
additional City staff, subject -matter experts, or subconsultants as is efficient and appropriate to the agenda
focus. Request relevant background information, including existing plans and relevant ongoing updates, GIS
data and maps, and other relevant documents.
1.2 C HEC KLISTS AND GAP ANALYSIS
Review the Housing and Natural Environment background reports and elements and sections relevant to
Land Use in detail and complete a cursory review of the other background reports and elements. Evaluate
the existing Plan's overall appearance, usability, organization, as well as its goals and policies. Review the
City's work on the Washington Department of Commerce and PSRC checklists. Identify consistency with
King County Countywide Planning Policies and Vision 2050 guidance. Identify how the Housing analysis
needs to be modified to ensure consistency with current Department of Commerce guidance for analysis.
Meet with Staff to review initial findings and brainstorm key refinements to existing goals and policies.
MEETINGS
• Up to 14 project initiation and monthly check -ins
• Gap analysis meeting with select City Staff
DELIVERABLES
• Monthly check-in agendas and summaries
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SCOPE OF WORK
April 11, 2023
TASK 2: PUBLIC OUTREAC H
2 1 COMMUNITY ENGAGEMENT PROGRAM
MAKERS will prepare a broad and inclusive engagement program that builds upon ongoing engagement
related to the missing middle housing project and emphasizes reaching marginalized communities. This
effort will start by drafting a public engagement plan which outlines engagement with community-based
organizations (CBOs) and the public to support this project and coordinate with the missing middle housing
and Transportation Plan projects. The plan will also include communication strategies and roles and
responsibilities for the City and consultant team. MAKERS will update the plan to respond to City feedback.
Given budget constraints, the plan will identify priorities and opportunities to collaborate with staff or
community representatives to expand the reach. Engagement activities are outlined below but will be refined
through the engagement plan and limited to what is feasible given the estimated level of effort.
• Key stakeholder interviews. Facilitate up to six video interviews to include City Councilors, Planning
Commissioners, and/or community stakeholders that can convey context around current issues,
opportunities, and priorities.
• Road show. Develop up to three presentations at project milestones that City staff, community liaisons,
and/or consultants can take to pre-existing gatherings of community groups or other public agencies.
• Project website and interactive online engagement tools. Provide Comprehensive Plan related content at
initiation and three project milestones for the project website and online engagement hub to be
established through the middle housing project. Engagement tools to be used will likely include surveys,
idea walls, and an interactive mapping tool.
• Support community liaisons. Build on the partnership with community-based organizations (CBOs) to be
established through Tukwila's middle housing project. Provide Comprehensive Plan content for liaison
use as described in "road show" above.
• Public meetings. Host up to three in person meetings to gather community feedback at key project
milestones. These will likely be focused on project introduction and focus areas; choices/options for
policies, goals, and strategies; and draft policies, goals, and strategies.
MEETINGS
• Up to six video interviews
• Up to three public meetings
• Other outreach activities as outlined in the public engagement plan
DELIVERABLES
• Draft and final engagement plan memo
• Up to four draft and final Comprehensive Plan Update content updates for the project online engagement hub
• Draft and final engagement findings summary presentation
TASK 3: LAND USE ELEMENT
3.1 STRATEGY INPUT AND MAP DEVELOPMENT
The City of Tukwila does not have a standalone Land Use element or Land Use background report.
Information and analysis required by GMA is located throughout the document in various elements, including
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TUKWILA COMPREHENSIVE PLAN UPDATE
SCOPE OF WORK
April 11, 2023
several subarea elements. MAKERS will provide an outline for the Land Use background report and element
consistent with Commerce requirements and supportive of the 2044 Plan update. City Staff will consolidate
relevant information in the existing plan into the proposed outline of the new Land Use background report
and element, with assistance and recommendations from MAKERS.
• MAKERS will provide an outline for the Land Use background report and element.
• City Staff will identify where Land Use information currently resides as part of Task 1 and compile
material for team use.
• Leland will analyze the demand for medium- and high-density residential and mixed-use within Tukwila,
identify barriers to this development, and collaborate with MAKERS and the City to suggest policies,
development code updates, or other changes to remove these barriers. Leland will build on the market
feasibility analysis conducted within Tukwila's TOD Housing Action Plan for the TIB Station Area, ongoing
Middle Housing analysis, as well as data available in the current Housing background report, subarea
plans, or other available information.
• MAKERS and Leland will review relevant existing land use information provided by the City and attend a
meeting to brainstorm goals, policies, and strategies that meet GMA, PSRC's Vision 2050, and the King
County Countywide Planning Policies consistency requirements; and direct growth and development to
respond to community feedback. MAKERS will develop the meeting agenda, summarize findings for
Leland feedback, and provide these findings and strategy recommendations to the City, for use in
developing the Land Use background report and element.
MEETINGS
• Land Use focused meetings with City staff included in Task 1
DELIVERABLES
• Draft and final land use strategy recommendations summary
TASK 4: HOUSING ELEMENT
4.1 UPDATE ELEMENT
The existing Housing background report and element need to be updated to be consistent with inventory and
current policy and regulatory requirements from the Countywide Planning Policies, Department of
Commerce, Vision 2050, and to incorporate reasonable measures and potential legislative updates. Analysis
used shall be consistent with current guidance from these review bodies. The background report will be
streamlined and focus on components necessary to meet requirements and lay the foundation for policies
and future development code updates. It will focus on housing targets for different income levels,
encouraging infill development, expanding opportunities to increase home ownership, and potential
displacement of vulnerable populations.
MAKERS will prepare the Housing background report and element update, drawing from the existing
element, Leland's Land Use analysis, Transit Oriented Development (TOD) Housing Strategies Plan, and the
ongoing middle housing project.
• Building from the gap analysis and current Commerce guidance, MAKERS will compile and where feasible
within the level of effort, update relevant readily available data related to housing characteristics and
gaps related to PSRC, GMA, and Countywide Planning Policy requirements. Additional analysis required
will be provided by City staff.
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SCOPE OF WORK
April 11, 2023
• MAKERS will meet with City staff to brainstorm goals, policies, and strategies to reflect local housing
needs, respond to community feedback, current impediments to multifamily housing development, and
address the region's growing demand for affordable housing. Topics will likely include increasing housing
supply and variety, housing affordability, special needs housing, regional collaboration, and monitoring.
• MAKERS will summarize meeting outcomes and provide findings for City feedback. Considering this
feedback, MAKERS will develop a working draft the Housing background report and element for City
review.
• MAKERS will respond to City feedback and issue the Draft Housing background report for review by City
staff and Housing element for review by City staff, the community, and Planning Commission.
• MAKERS will update in response to feedback and issue the prefinal Housing background report and
element. The City will make any further changes required after prefinal delivery.
MEETINGS
• Housing focused meetings with City staff included in Task 1
DELIVERABLES
• Draft and prefinal Housing background report and element
TASK 5: CLIMATE C HANG E AND EQUITY
5.1 C LIMATE C HANG E
New guidance requires that the City's plan incorporate consideration of climate change into the Plan's
background reports and elements. The Watershed Company (Watershed) will assist City staff in developing
these portions of the Plan. Tasks include:
• Watershed will review the Plan's existing policies to identify opportunities to address climate change.
This includes the existing Shoreline and Natural Environment elements; Wetlands, Streams, and Steep
Slopes Code Update; and Urban Forestry program/updated Landscaping Code. Watershed will coordinate
with staff updating these elements.
• Watershed will collaborate with MAKERS and City staff to brainstorm goals, policies, and strategies that
consider climate change throughout the Comprehensive Plan Update, emphasizing the Natural
Environment element. Watershed will summarize findings for MAKERS feedback and provide strategy
recommendations to the City.
• Watershed will identify recommended changes to the Natural Environment element to incorporate climate
change strategies, respond to team feedback, and provide for the City's use in completing the Natural
Environment element update.
5.2 EQUITY
New guidance requires that the City's plan incorporate equity into the Plan's background reports and
elements. MAKERS will assist City staff in developing these portions of the Plan up to the $3,355.00 level of
effort included in the fee proposal. Tasks include:
• MAKERS will recommend opportunities to address equity.
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SCOPE OF WORK
April 11, 2023
• MAKERS will collaborate with City staff to brainstorm goals, policies, and strategies that consider equity
throughout the Comprehensive Plan Update, building on findings from community engagement with
marginalized communities.
• MAKERS will summarize findings and provide this strategy input to the City.
MEETINGS
• Climate change and equity focused meetings with City staff included in Task 1; Watershed will attend up to
three (3) virtual team meetings
DELIVERABLES
• Draft and final climate change strategy recommendations summary
• Draft and final equity strategy recommendations summary
TASK 6 - DEVELOPMENT REGULATIONS
6.1 RECOMMENDED CODE CHANGES
Identify where policy revisions imply future code changes and which code provisions might be revised, up to
$3,500.00 anticipated in the level of effort. This is intended to assist staff in future code cleanup efforts,
and/or inform the scope of a broader code overhaul. MAKERS will coordinate with the City to identify the
best areas of focus for this work.
MEETINGS
• Code change topics covered in meetings with City staff included in Task 1
TASK 7 - GIS MAPS
7.1 GIS MAPPING SUPPORT
MAKERS will develop GIS maps supporting the Comprehensive Plan Update, up to $9,000.00 anticipated in
the level of effort. MAKERS will coordinate with the City to identify the best areas of focus for this work,
prioritizing maps that will support the Land Use and Housing background reports and elements.
MEETINGS
• GIS mapping topics covered in meetings with City staff included in Task 1
DELIVERABLES
• GIS maps prioritized by City staff up to the level of effort anticipated for this task.
TASK 8 - COUNCIUCOMMISSION BRIEFINGS
8.1 COUNCIL/COMMISSION BRIEFINGS
Prepare, attend, and summarize a kickoff meeting with the Planning Commission to introduce the team and
ask commissioners what aspects of the Comprehensive Plan Update are most important to them.
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SCOPE OF WORK
April 11, 2023
Collaborate with staff to provide level of effort equivalent to preparing, attending, and summarizing three
total meetings with a combination of the Planning Commission, City Council, or other joint meetings, at key
milestones. Number of total meetings will be dependent on the proportion of responsibilities provide by City
Staff on a meeting -by -meeting basis, as long as the total level of effort for all meetings does not exceed
$10,000.00.
MEETINGS
• Planning Commission kickoff
• Effort equivalent to fully supporting up to three Planning Commission, City Council, or combined
Commission/Council meetings, up to $10,000.00, including the kickoff briefing
DELIVERABLES
• Draft and final Planning Commission kickoff briefing
• Up to three draft and final Planning Commission, City Council, or combined Commission/Council briefings
ASSUMPTIONS
SCOPE FOCUS
• Tukwila staff will address the bulk of the goals, policies, and implementation strategies that need to be updated
per new regulatory guidance, as will the background documents that provide the inventory. These include
Economic Development, Shoreline, Parks and Recreation, Transportation, Capital Facilities, Utilities, and Roles
and Responsibilities.
• The consultant team will primarily focus on providing mapping support, updating the Housing background
reports and element, providing an outline and recommending strategies and providing mapping in support of
the new consolidated Land Use element, and recommending approaches to integrate equity and climate
change policies into the Update. This effort does not include an update to the City's critical areas ordinance
and/or a formal review of best available science (BAS).
• Given the limited time available and the community's familiarity with the existing plan, updates will fit within the
structure of the existing plan, except where consolidation of elements is proposed.
SCHEDULE
• To meet the grant -mandated and City process schedule, consultant work is anticipated to be primarily from
notice to proceed through early Spring 2024, with some limited adoption support occurring through September
2024.
• This project schedule is based on City requirements, efficient scheduling, and the data provision and review
time assumptions specified in this scope of work. Longer review periods and meeting scheduling delays may
impact the project schedule.
MEETINGS
• MAKERS will schedule monthly check -ins, which will generally be 60 -minute Teams calls. MAKERS will provide
agendas and summarize the key decisions and action steps after each meeting.
• Up to 14 check -ins are assumed, monthly through April 2024.
• Leland will attend up to 10 meetings (with up to two in person, the remaining virtual) with MAKERS, City staff,
and/or the Planning Commission/Council.
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SCOPE OF WORK
April 11, 2023
• Watershed will attend up to one virtual meeting with MAKERS, City staff, and/or the Planning
Commission/Council.
• Tukwila staff will schedule the gap analysis meeting with City staff and facilitate coordination between
MAKERS and City staff who are needed to provide input during development of the Comprehensive Plan
Update.
• Meetings with City staff or project stakeholders are assumed to be virtual; meetings with the Planning
Commission may be in person or virtual; meetings with the City Council will be in person.
BACKGROUND INFORMATION
• The City will provide necessary background information, including existing relevant plans, guidance, and GIS
data. This will include the existing Comprehensive Plan and recently updated or ongoing updates to the
Transportation Plan, Water and Sewer Plan, Stormwater Plan, and other Plan elements.
• To keep project on schedule, the City will endeavor to provide information requested within two weeks from the
date of request. The consultant team will notify the City of information requests as they arise to ensure the City
has the maximum amount of time to respond to requests. The consultant team will work with the City to
mitigate schedule impacts where information requests take longer to fulfill.
• The City shall keep MAKERS apprised of parallel planning efforts of consequence to this project. Any new
information arising over the course of the project shall be provided to MAKERS as soon as feasible. If this new
information impacts the content of a substantially developed work product, MAKERS will endeavor to
incorporate such new information into the final work product, if possible, given available budget.
ENGAGEMENT
• The City will facilitate coordination of outreach and feedback sharing with the ongoing Transportation Plan
update team as well as other parallel planning efforts.
• Comprehensive Plan related website contents, features, and complexity will be appropriately scaled to the
available budget and level of effort for this task. Once this project concludes, website responsibilities (hosting,
maintaining, monitoring, etc.) will transfer to the City or other designee.
• Engagement strategies will be scaled to align with the proposed level of effort for Task 2.
• Engagement findings will be delivered in a summary presentation.
• MAKERS will provide materials to support the City's messaging and engagement efforts. These materials will
be excerpted from items produced in support of other scoped tasks; no additional materials will be developed
to support City -led messaging and engagement.
DELIVERABLES AND REVIEWS
• Land Use strategy, climate change, and equity recommendations will be delivered in short memo or
presentation format, whatever functions best to efficiently organize and convey the information.
• MAKERS will provide draft copies of presentation materials for advance review by the project team and revise
materials based on project comments.
• No more than two versions (draft and prefinal) of any deliverable will be provided except for certain GIS maps,
for which no more than three versions (draft, prefinal, and final) will be provided. The City is responsible for
Comp Plan updates after prefinal delivery.
• City reviews of minor deliverables (engagement materials, presentations, strategy recommendation
summaries) are assumed to occur within one week, with an additional week allocated for consultant revisions
in response to City comments.
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SCOPE OF WORK
April 11, 2023
• City review of the draft Housing element is assumed to occur within two weeks, with two weeks allocated for
consultant revisions.
MAPPING SUPPORT
• MAKERS will provide GIS maps up to the level of effort identified in the scope. Revisions will be limited to two
rounds maximum, with the understanding that revisions of most maps will be limited to one round.
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Tukwila Comprehensive Plan
Revised Fee Proposal 04.06.2023
TASK
ESTIMATED % OF
TOTAL TOTAL
1 Management, Checklists, Gap Analysis
2 Public Outreach
3 Land Use Element
4 Housing Element
5 Infuse Climate Change (coverd by Watershed and Equity
6 Development Regulations
7 GIS Mapping Support
8 Council/Commission Updates
Leland
Watershed
Misc. Expenses
$ 16,500
$ 18,000
$ 12,000
$ 24,000
$ 3,355
$ 3,500
$ 9,000
$ 10,000
$ 14,000
$ 14,145
$ 500
13%
14%
10%
19%
3%
3%
7%
8%
11%
11%
0%
Total $ 125,000 100%
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City of Tukwila
City Council Planning & Community Development Committee
Meeting Minutes
March 20, 2023 - 5:30 p.m. - Hybrid Meeting; Hazelnut Conference Room & MS Teams
Councilmembers Present: Kathy Hougardy, Chair; De'Sean Quinn, Thomas McLeod
Staff Present: Rachel Bianchi, Nora Gierloff, Nancy Eklund, Laurel Humphrey, Stacy
Hansen
Chair Hougardy called the meeting to order at 5:30 p.m.
BUSINESS AGENDA
A. Consultant Contract: Comprehensive Plan Update
Staff is seeking Council approval of a grant -funded contract with Makers -Architecture,
*Planning and Urban Design, LLC in the amount of $125,000 for services in support of the
Comprehensive Plan update.
Committee Recommendation
Unanimous approval pending completed scope. Forward to April 3, 2023 Regular Meeting.
B. Resolution: Allocation of Senate House Bill 1406 Funding
Staff is seeking Council direction on how 1406 funds should be split between rental
assistance and pooling with SKHHP for the affordable housing fund. Staff has prepared a
resolution proposing an allocation of 70% to SKHHP and the retention of 30% for rental
assistance.
Committee Recommendation
Unanimous approval. Forward to March 27, 2023 Committee of the Whole.
II. MISCELLANEOUS
The meeting adjourned at 6:22 p.m.
"committee Chair Approval
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