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HomeMy WebLinkAboutSpecial 2012-10-08 Item 2A - Grant Application - Tukwila Urban Center Pedestrian-Bicycle Bridge for $6,870,000 (20% City Match)COUNCIL AGENDA SYNOPSIS Initials Meeting Date Prepared b M r Council review 08/27/12 BG Resolution Mtg Date Ordinance Mtg Date 10/08/12 BG Other Mtg Date SPONSOR Council Mayor Adm Svcs DCD Finance Fire Legal P &R Police PWW SPONSOR'S Council is being asked to approve a grant application to the WSDOT Regional Mobility SUMMARY Grant Program for the Tukwila Urban Center Pedestrian/ Bicycle Bridge. Staff proposes applying for a grant of $6,870,000 and committing a 20% match from city operating revenues and park impact fees. REVIEWED BY COW Mtg. CA &P Cmte F &S Cmte Transportation Cmte Utilities Cmte Arts Comm. Parks Comm. Planning Comm. DATE: 08/20/12 COMMITTEE CHAIR: ALLAN EKBERG RECOMMENDATIONS: SPONSOR /ADMIN. Public Works COMMITTEE Forward to Committee of the Whole for discussion. COST IMPACT FUND SOURCE EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED $0.00 $0.00 $0.00 Fund Source: 104 ARTERIAL STREET FUND AND 301 PARK IMPACT FEES (PAGE 12, PROPOSED 2013 CIP) Comments: MTG. DATE RECORD OF COUNCIL ACTION 08/27/12 ITEM INFORMATION ITEMNO. I Special 2.A. CAS NUMBER: STAFF SPONSOR: BOB GIBERSON ORIGINAL AGENDA DATE: 08/27/12 AGENDA ITEM TITLE Tukwila Urban Center Pedestrian/ Bicycle Bridge Submit WSDOT Regional Grant Program Application CATEGORY Discussion Mtg Date 08127112 Motion Mt g Date 10/08/12 Resolution Mtg Date Ordinance Mtg Date BidAxard Mtg Date Public Hearing Mtg Date Other Mtg Date SPONSOR Council Mayor Adm Svcs DCD Finance Fire Legal P &R Police PWW SPONSOR'S Council is being asked to approve a grant application to the WSDOT Regional Mobility SUMMARY Grant Program for the Tukwila Urban Center Pedestrian/ Bicycle Bridge. Staff proposes applying for a grant of $6,870,000 and committing a 20% match from city operating revenues and park impact fees. REVIEWED BY COW Mtg. CA &P Cmte F &S Cmte Transportation Cmte Utilities Cmte Arts Comm. Parks Comm. Planning Comm. DATE: 08/20/12 COMMITTEE CHAIR: ALLAN EKBERG RECOMMENDATIONS: SPONSOR /ADMIN. Public Works COMMITTEE Forward to Committee of the Whole for discussion. COST IMPACT FUND SOURCE EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED $0.00 $0.00 $0.00 Fund Source: 104 ARTERIAL STREET FUND AND 301 PARK IMPACT FEES (PAGE 12, PROPOSED 2013 CIP) Comments: MTG. DATE RECORD OF COUNCIL ACTION 08/27/12 Forward to the 10/8/12 Council meeting. 10/08/12 MTG. DATE ATTACHMENTS 08/27/12 Informational Memorandum dated August 17, 2012 Page 12, Proposed 2013 CIP Minutes from the Transportation Committee meeting of 08/20/12 10/08/12 Informational Memorandum dated October 3, 2012 with attachments p City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM TO: Mayor Haggerton City Council FROM: Bob Giberson, Public Works Director Derek Speck, Economic Development Administrator DATE: October 3, 2012 SUBJECT: Tukwila Urban Center Pedestrian Bicycle Bridge T►���1? At the City Council's Committee of the Whole meeting on August 27, the Council requested additional information related to the City's opportunity to apply for a State grant to purchase land and construct the Tukwila Urban Center pedestrian bicycle bridge. This memo is intended to provide that information. BACKGROUND The Tukwila Urban Center (TUC) Pedestrian Bicycle Bridge project was first identified as one of the key catalyst projects for the TUC during six public workshops held in 2003. The Tukwila Urban Center chapter of the Comprehensive Plan calls for "high- quality transit and pedestrian facilities, focusing on creating strong connections between the TUC core and the Sounder commuter rail /Amtrak station." The bridge would enhance the Mall to Station link, leveraging the Mall, Tukwila Transit Center and Sounder Station investments to promote higher intensity redevelopment. The bridge project has been included in the City's Capital Improvement Program (CIP) since 2006. In 2011 the City completed the Type, Size, and Location study and the City Council approved the conceptual design and location. Design is well underway and fully funded and should reach 30% completion in January 2013 and final design in late 2013. If funding were available, land acquisition could start in 2013, construction could start in 2014, and the project could be completed as early as 2015. A project budget is attached for the proposed 2013 -2018 CIP. The current expenditures are estimated at $10.218 million. Of that, approximately $1.6 million is for design, $1.1 million is for land acquisition, and $7.485 million is for construction. It is possible that the construction contingency cost estimates could be reduced as more design work is completed. In terms of project funding, the proposed 2013 -18 CIP reflects a grant of $1.496 million which the City was already awarded from Federal funds. The proposed budget also anticipates $1,042,000 to come from City operating revenue, $810,000 from the parks impact fees, and $6.87 million from additional grants. The City has an opportunity to apply for a WSDOT Regional Mobility Grant toward the $8.585 million in land acquisition and construction phases shown in the proposed CIP in 2014 -15. K, INFORMATIONAL MEMO Page 2 Because this is a State funding source, the City could count part of the $1.496 million federal fund grant toward meeting the grant matching requirement; however, in staff's opinion the application would not be competitive without a higher match contribution. In order to be competitive for the grant, the City would need to provide a match of greater than 20% of the total needed funds. For the $8.585 million of funds needed, staff recommends the City commit $1,715,000 of local funds and apply for a grant of $6.87 million. Even if we apply for and receive this grant, we will continue to monitor for additional grant opportunities which can be used to reduce the City's general fund contribution to the match. The grant application is due on October 10, 2012. The City needs to decide whether to apply for the grant and, if so, for what amount. If the City is awarded and accepts the grant, the City would need to decide on the source of the matching funds. DISCUSSION Benefits The main purpose of the proposed pedestrian bicycle bridge is to enable people to walk between Baker Boulevard and West Valley Highway, resulting in a 15 minute walk from the Sounder commuter rail station to Baker Boulevard. This pedestrian friendly distance is critical if the City wants to have new condominiums, apartments, and offices between the Green River and Westfield Southcenter. With the bridge, an office based business located on Baker Boulevard could market itself as walkable to the commuter rail station and tap into the employment base between Tukwila and Tacoma. A similarly located condominium or apartment building could market itself as walkable to the commuter rail station for a 15 minute train ride and walk to the office buildings in downtown Seattle. In addition to the pure pedestrian functionality, the bridge provides a credible connection to the commuter rail station which creates a positive perception and represents the Tukwila Urban Center core as a special place. Although the King County Metro bus service and future transit center on Andover Park West provide good transit connections, without a short walk to the commuter rail station, it is challenging to effectively market the area as transit oriented. The public perception of a transit oriented neighborhood is much stronger with a commuter rail station than bus service alone. In addition of increasing the marketability of a neighborhood, the walkability and amount of transit in a neighborhood can reduce the development costs by reducing the amount of parking necessary for new projects. The cost savings is especially important if we want compact development using structured or underground parking since that style of development is so expensive. The currently vacant Circuit City site is one example of these potential benefits. The retail building has sat vacant since Circuit City went bankrupt in 2009. The current owner of the property has a choice of re- tenanting the existing building or constructing something new. He is currently evaluating the feasibility of constructing a 450 unit building comprising short stay hotel rooms, extended stay hotel rooms, and apartments. As shown in the attached analysis, the new development would generate over $60 million of construction and property value more than simply re- tenanting the space. As compared to re- tenanting the space with a retailer, the development would generate at least $2 million of additional one time permit fees, impact fees, and taxes and $100,000 of additional annual tax for the City of Tukwila. The bridge itself is not a guarantee that this particular development will proceed; however, it makes the development much more feasible, particularly the residential component. If the property is re- tenanted as 4 W: \Derek \TUC Ped Bike Bridge \TUC Ped Bridge Memo V4.docx INFORMATIONAL MEMO Page 3 retail, it will likely be tied up as that use for fifteen years or more. If the City borrowed against the annual taxes due to the additional development for fifteen years, it could generate approximately $1.2 million in debt issuance capacity, which is more than the City's proposed $1.042 million of matching general funds. It is important to note that at this time we do not know if the Circuit City re- development will move forward and whether the bridge is the determining factor. We also do not, and probably will not, have a commitment that if the bridge is constructed, that the Circuit City site, or any other site, will redevelop. However, staff believes the bridge will significantly increase the probability and quality of future development between the commuter rail station and the mall. The Circuit City site is just one example. A few other examples are: (1) During the Circuit City bankruptcy and prior to the property being purchased by the current owner, Economic Development staff worked with a senior housing developer who put an offer on the property. That developer expressed strong interest in the bridge. (2) Prior to the 2009 recession, Economic Development staff had spoken with other multi- family housing developers who expressed strong interest in the TUC core and the bridge. (3) Currently, a multi family housing developer has expressed strong interest with Washington Federal, the owner of part of the vacant property north of the commuter rail station (on the north side of Longacres Boulevard) to build new apartments. If that developer sees a commitment and certainty to complete the bridge in a timeframe that makes their property more attractive to higher income tenants, the developer would be better able to increase the lease rates and construct a higher quality project. (4) The former Texaco station on Andover Park East at Tukwila Parkway is vacant property and the bridge could affect the desirability and quality of future development of that property. (5) The Helen Nelsen Trust property has some underutilized property between the historic house and the river which could be developed with townhouses, condos, or senior apartments. The bridge would enable that development to offer a walkable experience to the Green River trail, transit center on Andover Park West, Baker Boulevard, and the mall. There are some additional benefits. Based on Public Works staff analysis, the bridge can reduce vehicle miles traveled (VMT) by approximately 667,192 in the first year after completing the bridge. Fewer vehicle trips may also improve the level of service on surrounding streets. In short, the pedestrian -bike bridge is critical if the City wants to encourage high quality, new multi family or multi -story "class A" office development in the TUC core. It is the most significant remaining public infrastructure project necessary to enable the TUC core to function as a transit oriented, walkable neighborhood. Until this project has certainty, new development will be likely to be more of the same that is in place today. Parks Impact Fees The Parks Impact Fee program (Ordinance 2366) projects $8 million of funding for four projects, including $2 million for the TUC bridge project. Of the $8 million, 20% is budgeted to come from city general funds and 80 which equals $6.4 million, from fees on new development. Thus, of the $2 million for the TUC bridge shown in the Parks Impact Fee program, $1.6 million is projected to come from fees on new development. Only $810,000 of that is currently reflected W: \Derek \TUC Ped Bike Bridge \TUC Ped Bridge Memo V4.docx 5 INFORMATIONAL MEMO Page 4 in the proposed 2013 -18 CIP due to uncertainty over the availability of funds. When it was adopted, those funds were projected to be collected over a twelve year period. Since the program's inception in 2009, the economy and development have been slow such that just over $220,000 of the $6.4 million has been received. That $220,000 has been spent for the Duwamish Hill Preserve. At this time, due to the economy, staff does not have a high degree of confidence that the impact fees planned for the identified projects will be received by the time the projects are ready to go. For all of the projects in the Parks Impact Fee program, the City will need to decide whether to borrow funds to be repaid later when impact fees are received. If the City does not want to issue debt to be repaid from the impact fees, then it will need to prioritize which project can draw upon the impact fees. Property Assessment District Cities have the legal authority to create property assessment districts to fund portions of public infrastructure projects. The City recently did this for the Southcenter Access Project (Klickitat). We would need to perform additional research to determine if this project would be eligible and cost effective to implement a property assessment district. Financing If the City accepts the grant, we would need to determine the best way to provide the City matching funds for both the City general operating revenue and the parks impact fees. It is possible the City would have sufficient capacity in available fund balance. The City could also borrow the funds. If the City issued general obligation bonds, the annual interest rate would be approximately 3% based on a recent quote for a fifteen year bond for the Metropolitan Park District. If the City were to apply and be approved for a loan from the State's Public Works Trust Fund, the interest rate would be approximately 1 We believe this project would be likely to be approved for a Public Works Trust Fund loan, however, we won't know until early 2013 if the State legislature appropriates money for the program. The City currently has sufficient debt limit capacity to issue the debt, especially as we are scheduled to pay off existing bonds over the next few years. Opportunity Costs Unless the City is awarded additional grants, receives full parks impact fees for this project, or implements an alternative source of matching funds such as an assessment district, in order to meet the matching fund requirement for the grant, the City would have to contribute approximately $1 million of general funds and possibly interest. If not for this project, those funds could be used for other city purposes such as other capital improvement projects or operating costs. Typically with capital projects of a regional significance, the city's funds are matched 4:1 and thus "leverage" federal or state funds. For example, $800,000 of State or Federal funds can be matched to $200,000 of local funds for a $1 million project. Some capital projects, such as residential sidewalks, are unlikely to receive State or Federal matching funds since they do not offer regional transportation benefits. The cost of constructing new residential sidewalks depends on many factors such as how much land is acquired, topography, pavement condition, undergrounding of utilities, and other factors. $1 million would typically pay for 500 to 800 feet of new residential sidewalks. 6 W: \Derek \TUC Ped Bike Bridge \TUC Ped Bridge Memo V4.docx INFORMATIONAL MEMO Page 5 Other Considerations Even if the City applies for and is awarded the grant, it is not required to accept the grant. If the City is awarded the grant it could decide whether to accept it. Not accepting it, however, could affect the City's ability to get future grants. Staff recommends that we should only apply for the grant if we are willing to accept it and commit the matching funds. It is important to note that it is difficult to predict whether there will be future grant funding opportunities for projects of this type. WSDOT received the funding from the Federal government. If in the future the Federal government sees less need to provide infrastructure stimulus funds, greater need to fund maintenance and replacement of existing infrastructure, or reduces total infrastructure funding in order to reduce the Federal debt, this funding may not be available. Decision Options The City's basic choices are to: (1) Not submit the grant request. (2) Submit the grant request and, if awarded the grant, then decide whether to accept it. (3) Submit the grant request at a reduced level, such as for property acquisition. (4) Submit the grant request for the full amount needed ($6.87 million). In choices 3 and 4, the implication is that if the grant is awarded, the City would accept it. At that time the City can make the specific decision on how to provide financing. Staff supports the vision of a transit oriented, walkable community in the core of the Tukwila Urban Center and sees this as a key project. Although initially there are opportunity costs to providing the matching funds for the grant, we believe the bridge will speed up the pace of development and the revenues from future new development will more than offset the costs. We recommend option #4. RECOMMENDATION The Council is being asked to approve submittal of the WSDOT Regional Mobility grant for $6,870,000 million and consider this item at the October 8 2012 Committee of the Whole meeting and October 8, 2012 Special Meeting. ATTACHMENTS Informational Memorandum Dated August 17, 2012 Page 12, Proposed 2013 -2018 Capital Improvement Program (CIP) Minutes from the Transportation Committee meeting of 8/20/12 Parks Impact Fee Ordinance #2366 Circuit City Site Development Revenue Analysis Letter of Support from Embassy Suites Catalyst Map of the Tukwila Urban Center W: \Derek \TUC Ped Bike Bridge \TUC Ped Bridge Memo V4.docx 7 N City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM TO: Mayor Haggerton Transportation Committee FROM: Bob Giberson, Public Works Director BY: Cyndy Knighton, Senior Engineer DATE: August 17, 2012 SUBJECT: Tukwila Urban Center PedestrianlBicycle Bridge Project No. 90510403 WSDOT Regional Mobility Grant Program Application ISSUE Submit grant application to the WSDOT Regional Mobility Program for the TUC Pedestrian /Bicycle Bridge. BACKGROUND The WSDOT Regional Mobility Grant Program has a current call for applications, which are due on October 10, 2012 but the process includes early review and approval of a section of the grant which is due September 14, 2012. The early submittal of the complex Vehicle Mile Travel (VMT) reduction and Vehicle Time (VT) reduction calculations require that work on the grant application must begin earlier than normal. Staff is proposing submitting for R.O.W. and construction phases on the TUC Pedestrian/Bicycle Bridge project. Tukwila was successfully awarded a Regional Mobility Grant for the Tukwila Transit Center and remains in good standing with the granting agency. Staff submitted a grant application through the WSDOT Pedestrian and Bicycle program for the R.O.W. phase in June, 2012. There were 170 applications received for the approximate $8 million available state -wide and it is not yet known if Tukwila will be successful in this highly competitive program. The Regional Mobility Grant Program is expected to have about $40 million available state -wide. DISCUSSION Design is underway for the TUC Pedestrian Bridge and a new cost estimate based on 30% engineering will be available in October. The CIP currently shows the need for $7,485,000 in construction funding, which is based on information from the Type, Size, and Location Report, finalized in 2011. The new 2013 CIP sheet will be updated once the most recent information is received and the final grant request will be updated to reflect the more current cost estimate prior to submittal. The TUC Pedestrian Bridge requires acquisition of one full property (Nelsen property) and a partial acquisition, including 27 parking stalls, of a second property (Riverview Plaza). Permanent easements from Seattle Public Utilities are also expected. Estimated cost for acquiring this R.O.W. is $1,100,000. The 2012 CIP sheet has only $100,000.00 for R.O.W., which was a placeholder until more information was known on the actual needs. Match is required for these grants, with the minimum of 20 Unlike most grant sources, previous expenditures and staff salaries can be used as match. If the two grant requests are successful, the funds cannot be used as match to each other, but other federal grant funds already awarded for the design can. If successful, funds would be available in June, 2013. Phase City Responsibility Park Impact Fees Awarded Grants Grant Request Total Amount Design 102,000 35,000 $1,496,000 0 1,633,000 ROW 230,000 870,000 1,100,000 Construction 710,000 775,000 6,000,000 7,485,000 Total $1,042,000 810,000 $1,496,000 $6,870,000 $10,218,000 Match Percentage 10% 8% 15% 67% 100% RECOMMENDATION Council is being asked to approve the submission of a grant application to the WSDOT Regional Mobility Grant Program for the TUC Pedestrian /Bicycle Bridge in the amount of $6,870,000 with a minimum 20% local match, and consider this item at the August 27, 2012 Committee of the Whole and subsequent September 4, 2012 Regular meeting. Attachment: CIP sheet W:\PW Eng \PROJECTSIA- RW RS ProjectMTUC Ped Bicycle Bridge (90510403) \Grants\INFO MEMO WSDOT Regional Mobility Grant App 8 -24 -12 bg.docx 01 CITY OF TUKWILA CAPITAL PROJECT SUMMARY 2013 to 2018 PROJECT: DESCRIPTION: JUSTIFICATION: STATUS: MAINT. IMPACT: Tukwila Urban Center Pedestrian /Bicycle Bridge Project No. 90510403 Construct a new pedestrian /bicycle bridge over the Green River. Pedestrian /bicycle connection between Tukwila's Urban Center and co rail/ r t&enter. Supports local and regional goals and policies regarding land u rtati n Pedestrian System Report identified the optimal locati fo to be south of the Best Western Hotel. Type, Size, and Location Report was c e ;nt711. Council approved a design of a twin -tied arch bridge with no accommodation for a fututi 'bridge crossing over West Valley Highway. To be determined. State Enhancement design grant for $190k and Transit Oriented Development (TOD) planning grant of $55k COMMENT: State Enhancement grant of $500k and Federal CMAQ grant of $750,833 for final design. Project is on Park Impact Fee list with funding of $2 million with an 80 %/20% split. FINANCIAL Through Estimated iin 4nnn'cl 2111 2n12 2n1s 2n1a 2n15 2016 2017 2018 BEYOND TOTAL EXPENSES Design 267 984 382 1,633 Land (R/W) 1,100 1,100 Const. Mgmt. 1,000 1,000 Construction 6,485 6,485 TOTAL EXPENSES 267 984 382 1,100 7,485 0 0 0 0 10,218 FUND SOURCES Awarded Grant 245 930 321 1,496 Proposed Grant 870 6,000 6,870 Mitigation Actual 0 Park Impact Fees Expected 35 90 685 810 City Oper. Revenue 1 22 54 26 140 800 0 0 0 0 1,042 TOTAL SOURCES 267 984 382 1,100 7,485 0 0 0 0 10,218 2013 2018 Capital Improvement Program 12 Gn TRANSPORTATION COMMITTEE Meeting Minutes August 20, 2012 5:15 p.m. Conference Room #1 PRESENT Councilmembers: Allan Ekberg, Chair; Kathy Hougardy and De'Sean Quinn Staff: David Cline, Bob Giberson, Frank Iriarte and Robin Tischmak Guest: Chuck Parrish CALL TO ORDER: The meeting was called to order at 5:15 p.m. I. PRESENTATIONS No presentations. II. BUSINESS AGENDA A. WSDOT Regional Mobility Grant: TUC PedestrianBicycle Bridge Staff is seeking Committee approval to apply for the Washington State Department of Transportation WSDOT) Regional Mobility Grant for right -of -way and construction phases of the Tukwila Urban Center Pedestrian/Bicycle Bridge project. The total grant request would be in the amount of $6,870,000, and requires a minimum 20% City match. The Committee discussed concerns regarding the amount of City matching funds for the grant, and the amount of effort required to calculate the Vehicel Mile Travel (VMT) and Vehicel Time (VT) reduction calculations. Without concerns this application would usually be approved for submission by the Committee; however, the Committee would like to move this forward to full Council for discussion due to the concerns above. FORWARD TO AUGUST 27 COW FOR DISCUSSION. B. TUC Transit Center Supplemental Agreement No. 15 Staff is seeking Council approval for the Supplemental Agreement No. 15 with IBI Group for a new scope and fee that addresses additional utility conflict resolution potholing, minor re- design for conflict resolution, additional right -of -way acquisition services and additional survey work for the Transit Center in the amount of $65,970. UNANIMOUS APPROVAL. FORWARD TO AUGUST 27 COW FOR DISCUSSION. C. Andover Park West Street Widening Supplemental Agreement No. 16 Staff is seeking Council approval for the Supplemental Agreement No. 16 with 113I Group for a new scope and fee that addresses additional utility conflict resolution potholing, minor re- design for conflict resolution, additional right -of -way acquisition services and additional survey work for the Andover Park West Street Widening in the amount of $86,450. UNANIMOUS APPROVAL. FORWARD TO AUGUST 27 COW FOR DISCUSSION. III. SCATBd No discussion held. INFORMATION ONLY. IV. MISCELLANEOUS Committee Chair Ekberg mentioned that the brush in the median on northbound SR -599 just north of the bridge over I -5 appears to be a hindrance to the sight distance for northbound vehicles. Bob Giberson will forward this on to the WSDOT maintenance office for review and response. 11 12 City of u la Washington Ordinance No. D3 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, REPEALING ORDINANCE NO. 2220, AS CODIFIED IN TUKWILA MUNICIPAL CODE (TMC) CHAPTER 16.28; REENACTING TMC CHAPTER 16.28, "PARKS IMPACT FEES," TO AMEND THE PROCESS FOR IMPOSING AND ADMINISTERING PARKS IMPACT FEES TO BETTER ADDRESS THE NATURE OF DEVELOPMENT ACTIVITY IN TUKWILA; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City Council adopted Ordinance No. 2220 on December 15, 2008; and WHEREAS, after implementation of Ordinance No. 2220, certain refinements have been identified based on the unique nature of the development activity in Tukwila; and WHEREAS, the City desires to simplify the process of imposing and administering parks impact fees; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. TMC Chapter 16.28 Reenacted. Tukwila Municipal Code (TMC) Chapter 16.28 is hereby reenacted to read as follows: W: Word Processing \Ordinances \Parks Impact Fee Ord amended final 2 -28 -12 DTBSK:bjs Page 1 of 9 13 CHAPTER 16.28 PARKS IMPACT FEES Sections: 16.28.010 Authority and Purpose 16.28.020 Findings 16.28.030 Definitions 16.28.040 Parks Impact Fee Assessment 16.28.050 Use of Parks Impact Fees 16.28.060 Parks Impact Fee Capital Facilities Plan 16.28.070 Parks Impact Fee Formula 16.28.080 Parks Impact Fee Adjustments 16.28.090 Credits W: Word Processing \Ordinances \Parks Impact Fee Ord amended final 2 -28 -12 DTBSK:bjs Page 1 of 9 13 16.28.100 Appeals 16.28.110 Refunds 16.28.120 Exemptions 16.28.130 Authority Unimpaired 16.28.010 Authority and Purpose. A. Authority. The City of Tukwila's impact fee financing program has been developed pursuant to the City of Tukwila's policy powers, the Growth Management Act as codified in Chapter 36.70A of the Revised Code of Washington (RCW). B. Purpose. The purpose of the financing plan is to: 1. Develop a program consistent with Tukwila's Parks and Recreation Department Capital Facilities Plan for joint public and private financing of public parks facilities and services necessitated in whole or in part by development within the City of Tukwila; 2. Create a mechanism to charge and collect fees to ensure that development bears its proportionate share of the capital costs of public parks facilities necessitated by development; and 3. Ensure fair collection and administration of such parks impact fees. 16.28.020 Findings. The City Council finds and determines that growth and development in the City create additional demand and need for public parks facilities in the City, and the City Council finds that growth and development should pay its proportionate share of the costs of the facilities needed to serve the growth and development in the City. Therefore, pursuant to RCW 36.70A and RCW 82.02.050 through 82.02.100, which authorize the City to impose and collect impact fees to fund public facilities that serve growth, the City Council adopts this ordinance to impose parks impact fees for parks services. It is the Council's intent that the provisions of this ordinance be liberally construed in establishing the parks impact fee program. 16.28.030 Definitions. Terms or words not defined herein shall be defined pursuant to RCW 82.02.090 when given their usual and customary meaning. For the purposes of this ordinance, unless the context or subject matter clearly requires otherwise, the words or phrases defined in this section shall have the following meanings: 1. "Building permit" means an official document or certification of the City of Tukwila issued by the City's building official which authorizes the construction, alteration, enlargement, conversion, reconstruction, remodeling, rehabilitation, erection, placement, demolition, moving, or repair of a building or structure. 2. "City" means the City of Tukwila, Washington, County of King. 3. "Development activity" means any construction, reconstruction, or expansion of a building, structure, or use, or any changes in use of a building or structure, or any changes in the use of land, requiring development approval. W: Word Processing \Ordinances \Parks Impact Fee Ord amended final 2 -28 -12 DTBSK:bjs Page 2 of 9 Will 4. "Development approval" means any written authorization from the City, which authorizes the commencement of the "development activity." 5. "Encumber" means to reserve, set aside, or earmark the parks impact fees in order to pay for commitments, contractual obligations, or other liabilities incurred for the provision of parks services. 6. "Fee payer" is a person, corporation, partnership, an incorporated association or governmental agency, municipality, or similar entity commencing a land development activity that requires a building permit and creates a demand for additional parks capital facilities. 7. "Impact fee" means the payment of money imposed by the City on development activity pursuant to this ordinance as a condition of granting development approval in order to pay for the parks facilities needed to serve growth and development that is a proportionate share of the cost of parks capital facilities used for facilities that reasonably benefit development. Impact fees do not include reasonable permit fees, application fees, administrative fees for collecting and handling parks impact fees, or the cost of reviewing independent fee calculations. 8. "Owner" means the owner of record of real property, as found in the records of King County, Washington, or a person with an unrestricted written option to purchase property; provided, that if the real property is being purchased under a recorded real estate contract, the purchaser shall be considered the owner of the property. 9. "Proportionate share" means that portion of the cost for parks facility improvements that are reasonably related to the service demands and needs of development. 10. "Parks facilities" means those capital facilities identified as park and recreational facilities in the City's Capital Facilities Plan. 16.28.040 Parks Impact Fee Assessment. A. The City shall collect parks impact fees from applicants seeking development approvals from the City for any development activity in the City for which building permits are required, effective January 1, 2009, consistent with the provisions of this ordinance. B. Parks impact fees shall be assessed at the time of a technically complete building permit application that complies with the City's zoning ordinances and building and development codes. Parks impact fees shall be collected from the fee payer at the time the building permit is issued. C. Except if otherwise exempt, the City shall not issue the required building permit unless or until the parks impact fees are paid. W: Word Processing\Ordinances \Parks Impact Fee Ord amended final 2 -28 -12 DTBSK:bjs Page 3 of 9 15 16.28.050 Use of Parks Impact Fees. A. Pursuant to this ordinance, parks impact fees shall be used for parks facilities that will reasonably benefit growth and development, and only for park facilities addressed by the City's Capital Facilities Element of the Comprehensive Plan. B. Fees shall not be used to make up deficiencies in City facilities serving an existing development. C. Fees shall not be used for maintenance and operations, including personnel. D. Parks impact fees shall be used for but not limited to land acquisition, site improvements, engineering and architectural services, permitting, financing, administrative expenses and applicable mitigation costs, and capital equipment pertaining to parks facilities. E. Parks impact fees may also be used to recoup public improvement costs incurred by the City to the extent that growth and development will be served by the previously constructed improvement. F. In the event bonds or similar debt instruments are or have been issued for parks facility improvements, impact fees may be used to pay the principal on such bonds. 16.28.060 Parks Impact Fee Capital Facilities Plan. In order to collect parks impact fees, the City must first adopt a parks capital facilities plan as an element of the City's Comprehensive Plan. The City's capital facilities plan for parks services shall consist of the following elements: 1. The City's capacity over the next six years, based on an inventory of the City's parks facilities both existing and under construction; 2. The forecast of future needs for parks facilities based upon the City's population projections; 3. A six -year financial plan component, updated as necessary, to maintain at least a six -year forecast for financing needed within projected funding levels; 4. Application of the formula set forth in this ordinance based upon the information in the capital facilities plan; and 5. City Council Action. No new or revised impact fee shall be effective until adopted by the City Council following a duly advertised public hearing to consider the City's capital facilities plan or plan update. W: Word Processing \Ordinances \Parks Impact Fee Ord amended final 2 -28 -12 DTBSK:bjs Page 4 of 9 im 16.28 .070 Parks Impact Fee Formula. A. The impact fee formula is based on the assumptions found in Tukwila Parks Impact Fees, 2008, Exhibit A, and Tukwila Parks Capital Facilities List, Exhibit B, both attached hereto and by this reference fully incorporated herein. PARKS IMPACT FEE CALCULATIONS B. Each development shall mitigate its impacts on the City's parks facilities by payment of a fee that is based on the type of land use and square footage of the development, and proportionate to the cost of the parks facility improvements necessary to serve the needs of growth. C. Applications for a change of use shall receive credit based on the existing use. This credit is calculated by deducting the fee amount of the existing use from the fee of the proposed use. 16.28.080 Parks Impact Fee Adjustments. A. The City may adjust a parks impact fee at the time the fee is imposed in order to consider unusual circumstances in specific cases to ensure that impact fees are imposed fairly. B. In calculating the fee imposed on a particular development, the City shall permit consideration of studies and data submitted by a developer in order to adjust the amount of the fee. The developer shall submit an independent fee calculation study to the Director of Parks and Recreation, who shall review the study to determine that the study: 1. Is based on accepted impact fee assessment practices and methodologies; 2. Uses acceptable data sources and the data used is comparable with the uses and intensities planned for the proposed development activity; 3. Complies with the applicable state laws governing impact fees; 4. Is prepared and documented by professionals who are mutually agreeable to the City and the developer and who are qualified in their respective fields; and 5. Shows the basis upon which the independent fee calculation was made. W: Word Processing \Ordinances \Parks Impact Fee Ord amended final 2 -28 -12 OT &SK:bjs Page 5 of 9 17 impact Fee Land Use Per Residential Unit Per 1,000 S Ft. GFA Single Family $1,426 Multi-Family $1,398 Office $837 Retail $419 Industrial $262 B. Each development shall mitigate its impacts on the City's parks facilities by payment of a fee that is based on the type of land use and square footage of the development, and proportionate to the cost of the parks facility improvements necessary to serve the needs of growth. C. Applications for a change of use shall receive credit based on the existing use. This credit is calculated by deducting the fee amount of the existing use from the fee of the proposed use. 16.28.080 Parks Impact Fee Adjustments. A. The City may adjust a parks impact fee at the time the fee is imposed in order to consider unusual circumstances in specific cases to ensure that impact fees are imposed fairly. B. In calculating the fee imposed on a particular development, the City shall permit consideration of studies and data submitted by a developer in order to adjust the amount of the fee. The developer shall submit an independent fee calculation study to the Director of Parks and Recreation, who shall review the study to determine that the study: 1. Is based on accepted impact fee assessment practices and methodologies; 2. Uses acceptable data sources and the data used is comparable with the uses and intensities planned for the proposed development activity; 3. Complies with the applicable state laws governing impact fees; 4. Is prepared and documented by professionals who are mutually agreeable to the City and the developer and who are qualified in their respective fields; and 5. Shows the basis upon which the independent fee calculation was made. W: Word Processing \Ordinances \Parks Impact Fee Ord amended final 2 -28 -12 OT &SK:bjs Page 5 of 9 17 C. In reviewing the study, the Director of Parks and Recreation "Director may require the developer to submit additional or different documentation. If an acceptable study is presented, the Director of Parks and Recreation may adjust the fee for the particular development activity. The Director shall consider the documentation submitted by the applicant, but is not required to accept such documentation that the Director reasonably deems to be inaccurate or unreliable. D. A developer requesting an adjustment or independent fee calculation may pay the impact fees imposed by this ordinance in order to obtain a building permit while the City determines whether to partially reimburse the developer by making an adjustment or by accepting the independent fee calculation. 16.28.090 Credits. In computing the fee applicable to a given development, credit shall be given for the fair market value measured at the time of dedication, for any dedication of land for improvements to, or new construction of, any parks facilities that are identified in the Capital Facilities Element and that are required by the City as a condition of approving the development activity. 16.28.100 Appeals. A. Any fee payer may pay the impact fees imposed by this ordinance under protest in order to obtain a building permit. B. Appeals regarding parks impact fees imposed on any development activity may only be submitted by the fee payer of the property where such development activity will occur. No appeal shall be permitted unless and until the impact fee at issue has been paid. C. Determinations by the City staff with respect to the applicability of parks impact fees to a given development activity, or the availability of a credit, can be appealed to the City's Hearing Examiner pursuant to this section. D. An appeal shall be filed within 10 working days of payment of the impact fees under protest or within 10 working days of the City's issuance of a written determination of a credit or exemption decision by filing with the City Clerk a notice of appeal giving the reasons for the appeal and paying the accompanying appeal fee as set forth in the existing fee schedule for land use decisions. 16.28.110 Refunds. A. If the City fails to expend or encumber the impact fees within 10 years from the date the fees were paid, unless extraordinary, compelling reasons exist for fees to be held longer than 10 years, the current owner of the property on which the impact fees were paid may receive a refund of such fees. Such extraordinary or compelling reasons shall be identified in written findings by the City Council. B. The City shall notify potential claimants by first class mail that they are entitled to a refund. In determining whether impact fees have been expended or encumbered, impact fees shall be considered expended or encumbered on a first -in, first -out basis. W: Word Process ing \Ordinances \Parks Impact Fee Ord amended final 2 -28 -12 DT &SK:bjs Page 6 of 9 IN C. Owners seeking a refund must submit a written request for a refund of the fees to the City within one year of the date the right to claim a refund arises or notice is given, whichever comes later. D. Any impact fees for which no application has been made within the one -year period shall be retained by the City and expended on appropriate parks facilities. E. Refunds of impact fees shall include any interest earned on the impact fees by the City. 16.28.120 Exemptions. The parks impact fees are generated from the formula for calculating the fees as set forth in this ordinance. The amount of the impact fees is determined by the information contained in the adopted parks master plan and related documents, as appended to the City's Comprehensive Plan. All development activity located within the City shall be charged a parks impact fee; provided, that the following exemptions shall apply. Any development activity or project which has submitted a technically complete building permit application prior to the effective date of this ordinance shall be exempt from the payment of parks impact fees. The following shall be exempt from parks impact fees: 1. Replacement of a structure with a new structure having the same use, at the same site, and with the same gross floor area, when such replacement is within 12 months of demolition or destruction of the previous structure. 2. Alteration, expansion, or remodeling of an existing dwelling or structure where no new units are created and the use is not changed. 3. Construction of an accessory residential structure. 4. Miscellaneous improvements including, but not limited to, fences, walls, swimming pools, and signs that do not create an increase in demand for parks services. 5. Demolition of or moving an existing structure within the City from one site to another. 6. Low income housing developed by individuals, nonprofit corporations, or a housing authority may be exempted from impact fees at the discretion of City staff subject to: a. Submittal of a fiscal impact analysis of the effect of impact fees upon low- income housing and how exempting such housing from impact fees would forward the goals for low- income housing in the City and King County; b. Submittal of adequate documentation showing that the housing will remain available for low- income persons for a 10 -year period of time at affordable rents; and W: Word Process ing\Ordinances\Parks Impact Fee Ord amended final 2 -28 -12 DT &SK:bjs Page 7 of 9 19 c. In the case of owner occupied dwellings, submittal of adequate documentation showing that such housing will be sold or leased at affordable rates to low- income households for a period of 10 years. d. The impact fee for exempt development under this subsection shall be calculated as provided by this ordinance and paid with public funds. Such payments may be made by including such amounts in the public share of the system improvements undertaken within the City for parks services and facilities. 7. Change of Use. A development permit for a change of use that has less impact than the existing use shall not be assessed a parks impact fee. 8. A fee payer required to pay for system improvements pursuant to RCW 43.21C.060 shall not be required to pay an impact fee for the same improvements under this ordinance. 16.28.130 Authority Unimpaired. Nothing in this ordinance shall preclude the City from requiring the fee payer to mitigate adverse environmental effects of a specific development pursuant to the State Environmental Policy Act, Chapters 43.21C RCW and /or Chapter 58.17 RCW, governing plats and subdivisions; provided that the exercise of this authority is consistent with Chapters 43.21 C and 82.02 RCW. Section 2. Repealer. Ordinance No. 2220, as codified in TMC Chapter 16.28, "Parks Impact Fees," is hereby repealed. Section 3. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section /subsection numbering. Section 4. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 5. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. W: Word Processing\Ordinances\Parks Impact Fee Ord amended final 2 -28 -12 DT &SK:bjs Page 8 of 9 20 PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this ��C V day of 61 r 2012. ATTEST /AUTHENTICATED: Christy O'Flahe MM(;, City Clerk' APPROVED AS TO FORM BY: Shelley M. Kerslake, City Attorney 2 1 aggert ?r r Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Nu mber: 6 Attachments: Exhibit A Tukwila Parks Impact Fees, 2008 Exhibit B Tukwila Parks Capital Facilities List W: Word Processing \Ordinances \Parks Impact Fee Ord amended final 2 -28 -12 DTBSK: bjs Page 9 of 9 21 22 EXHIBIT A Tukwila Parks Impact Fees, 2008 (80% impact fees; 20% city contribution) TABLE 1: 2008 Park Impact Fee Calc ulations (80% 20% split) Land Use 2007 2007 2007 Building 2020 Housing 2020 2020 Building Housing Employment Area -3 Units Employme Area Units -1 2 nt Single-family 3,822 2.44 3,198 4,338 $735 Multi familv Multi family 4,107 Multi- family 2.49 6,491 Office 52.06% Office 370,500 6,245 1,561,250 Retail 7,727 1,931,750 Retail 435 20 384 10 $837.29 25,220 12,610,000 Industrial 4,392 20,343 16,274,400 1 11,144 25,169 20,135,200 TOTALS 7,929 1 46,972 1 28,027,650 10,829 1 58,116 1 34,676,950 1. OFM 2. PSRC 2007 Covered Emplooyment Estimates 3. Retail: 500gsf per emp; Office: 250gsf per emp; Industrial: 800gsf per emp; X emp growth 4. 43 SF du /yr; rest is MF from 2007 Buildable Lands Report 5. 90% of Buildable Lands Report estimates, at same as 2007 employment 6. Tukwila Resident/Non- Tukwila resident breakdown based on 2000 census data In 2000, the number of residents who live and work in Tukwila is 1,502, out of a population of 17,181, or 9% Net Growth, 2008 2020 Land Use Housing Employment Building Area Employment: Employme Units 4 5 -3 Tukwila nt: Non Residents Tukwila 9%-6 Residents ot0i -6 Single-family 516 2.44 3,198 11.49% $735 Multi familv 2,384 $1 426 Multi- family 2.49 2.44 Office 52.06% 1,482 370,500 133 1,349 Retail 4 836 2,418,000 435 4,401 Industrial $837.29 4,826 3 434 4,392 TOTALS 2,900 1 11,144 6,649,300 1,003 10,141 Impact Fee Land Use Persons Use Ratio Total Use by Use by Cost Per Housing Per 1,000 Rounded per Between Land Use Land Use Allocation Unit GFA Housing Residents/ Category Category Unit Employees Single-family 2.54 2.44 3,198 11.49% $735 $1 $1 426 Multi- family 2.49 2.44 14,484 52.06% $3,331,715 $1,397.53 $1398 Office 1.00 1,349 4.85% $310,214 $837.29 $837 Retail 1.00 4,401 15.82% $1,012 $418.64 $419 Industrial 1.00 4,392 15.78% $1,010,185 $261.65 $262 TOTALS 1 27 1 100.00% 1$6,400,000 I.v ,y v, +vv,vvv w ov io vi Z0,VVV,VVV 23 Exhibit B Tukwila Parks Capital Facilities List Project List Impact Fees 2009 to 2015 Project Cost Duwamish Hill Preserve Develop Phase II $2,000 *$2,500,000 Trail Connections Green River Trail to Renton Black /Cedar River Trail $500,000 Tukwila Pond Development Phase IV $3,000,000 Cit „f T eel crc'9""° jExt nd Land le e, e .,.a feat a nd i TOD Pedestrian Bridge Sounder Connection 2,000,000 Total $8,000,000 Tukwila Pool removed from list due to the formation of the Metropolitan Park District in 2011; those funds were added to the Duwamish Hill Preserve project. NOTE: Previous version of Exhibit B (prior to strike through changes resulting from formation of the MPD) was included as an attachment to Ordinance No. 2220. Exhibit B Parks Impact Fees Revised January 2012 24 Circuit City Site City Tax and Fee Analysis Updated 10/3/12 Re- tenanted Project Assumptions (1) Square Feet Units Retail 41,500 Estimated Construction Cost Per SF Total 50 2,075,000 Total 41,500 2,075,000 New Development Project Assumptions (2) Redeveloped 2009 2012 Estimated Construction Cost Square Feet Units Per SF Total Hotel 170,000 244 183 31,042,000 Multi- family 220,000 210 153 33,638,000 Retail 5,000 134 671,000 Total 395,000 454 65,351,000 Assessed Values (3) 25 Tax Year Retenanted Redeveloped 2009 2012 Land 2,970,100 2,970,100 2,970,100 2,970,100 Building 4,986,700 379,900 4,986,700 65,351,000 Total 7,956,800 3,350,000 7,956,800 68,321,100 One Time City Revenues (4) Retenanted Redeveloped Fees Permit and Plan Review Fees Building 15,812 498,000 Mechanical TBD 59,000 Plumbing TBD 8,000 Electrical TBD 74,000 Traffic Concurrency 15,000 Subtotal 15,812 654,000 Impact Fees Traffic TBD 434,000 Fire TBD 353,000 Parks TBD 367,000 Subtotal 1,154,000 Taxes Construction Sales Tax 0.0085 17,638 555,484 Real Estate Excise Tax 0.0050 39,784 341,606 57,422 897,089 Total One Time Revenues 73,234 2,705,089 Page 1 25 Annual City Revenues (5) Property Tax Due to New Construction Sales Tax for Retail City Rate Retenanted 0.00295 14,711 0.00850 88,188 Total Annual Revenues Debt Issuance Capacity Due to Development (6) Term Interest Rate 15 3% 102,898 Retenanted $1,228,393 Redeveloped 192,785 10,625 203,410 Redeveloped $2,428,301 Notes (1) Retenanting assumes keeping the same buildings as retail use and assumes a the all -in cost of owner and tenant improvements is $50 per square foot. Current Property Stats Building square feet 41,500 Land Square Feet 148,507 (2) New development assumptions based on Omar Lee's concept dated 4/13/2011. Unit costs per square foot based on ICC building valuation table from 2/2011 and include Seattle area multiplier. (3) Assessed values for tax years 2009 and 2012 per County Assessor website 8/28/12. AV as retenanted assumes building value equal to 2009 value (highest year in last decade). AV as new development assumes building value equals construction value, although it is possible the AV will be higher than construction. (4) One time city building permit fees based on City Ordinance 2295 dated 7/28/2010. As redeveloped plumbing fee assumes 475 fixtures. Mechanical costs estimated at 10.72% of building cost. Electrical costs estimated at 16.6% of building cost. One time city traffic concurrency fee per Public Works 4/18/11. Permit and plan review fees are intended to cover permitting and plan review costs. Impact fees are dedicated to the projects identified in the impact fee programs. They have not been adjusted to take into account existing credits or exemptions, if applicable. Real estate excise tax based on City's portion of 0.5 Per RCW it must be spent on capital projects. Per City policy is it split equally for the 301 fund and arterial street fund. REET is only collected upon sale and transfer of property which does not always occur with new development so it may not be appropriate for this analysis. (5) Annual city revenues estimates additional property tax due to new construction value and sales tax based on $250 sales per square foot per year. (6) Debt service capacity estimates the amount of debt that could be issued assuming a fully amortized loan with level annual payments at the above term and interest rate, not counting issuance costs. In 2012 the City received a quote for a $1.2 million, 15 year bond at an all -in- true interest cost of 3.16 (7) This analysis estimates revenues to the City but does not relflect related costs such as for permit review, building inspection, public safety, and public infrastructure. 26 Page 2 EMBASSY SUITES HOTELS® September 5 2012 To Whom It May Concern: The Embassy Suites Seattle located at 15920 W. Valley HW, Tukwila WA is an advocate for the proposed walking bridge in our neighborhood. From an environmental and financial standpoint, my property in particular would greatly benefit from this capital project. Our property offers a complimentary 24 hour shuttle to the airport and local runs within five miles of our property daily from 9AM to 10PM. During these hours of operation, we run up to two shuttles to accommodate our guest requests. Our fleet consists of two, 10 passenger vans. Please see the attached grid that was prepared by our Front Office Manger. The data shows average local runs from the hotel by month. MONTH Shuttle Runs Approximate of Passengers January 129 387 February 131 393 March 130 390 April 135 405 May 137 479 June 140 532 July 144 576 August 145 616 September Forecast: 142 Forecast: 582 October Forecast: 129 Forecast: 387 November Forecast: 128 Forecast: 384 December Forecast: 130 Forecast: 390 Grand Total 1620 5521 YE mileage estimate 90k Local runs =18% of our mileage or 16.2k 27 Compression is a result of multiple factors including: overall hotel occupancy, transient cruise business which runs from May thru September, shopping holidays, and group performance, particularly from the Sports market. It is important to note that the hotel's priority is our airport transportation and frequently our drivers will change their route to the airport in order to accommodate a few passengers needed to go to the mall area. These guests are captured with the airport runs and are not accounted for below. Therefore, the totals below are conservative. From a mileage standpoint, our vans log over 90K miles a year. YTD mileage as of EOM, August 64k miles. Local runs equate to 18% of our overall mileage. Please contact me directly for additional information. Thank you, Maureen Maureen Huffman General Manager Embassy Suites Seattle Tacoma Intl. AP 206 219 -2140 CIL) CAI >N 0 M WIM&O 0 I i t Et CID 0 uj milli 0 EL 'M ns M Ca FMf 'a T Fl. i"'A A VO 0 E 4- t. c (M a o V)