City of Tacoma Planning Commission

Anna Petersen, ChairJeff McInnis, Vice-Chair

Carolyn EdmondsRyan GivensDavid Horne

Christopher KarnesBrett Santhuff

Andrew StrobelAlyssa Torrez

The City of Tacoma does not discriminate on the basis of disability in any of its programs, activities, or services. To request this information in an alternative format or to request a reasonable accommodation, please contact the Planning and Development Services Department at (253) 591-5056 (voice) or (253) 591-5820 (TTY).

747 Market Street, Room 345 ❚ Tacoma, WA 98402 ❚ (253) 591-5682 ❚ FAX (253) 591-5433 http://www.cityoftacoma.org/planning

PRESENTATIONS

Meeting on August 4, 2021

Agenda Items Page

1. Impact Fees Program Update (PowerPoint slides for Discussion Item F-1)

3 – 21

2. Planning Commission Annual Report 2020-2021 and Work Program 2021-2023 (PowerPoint slides for Discussion Item F-2)

22 – 33

1

2

August 4th, 2021

Tacoma Planning Commission

Impact Fees Check-In

NWE Consulting

3

1. Draft Framework Plan key elements:• Introduction• Process Summary• Program Recommendations

2. Fee Stacking Research Summary3. Next Steps

Agenda

4

1. Tacoma’s growth & infrastructure context

2. Legal framework & state guidance for impact fee programs

3. Why Tacoma is considering impact fees

Introduction

5

1. Overview of this process2. Key groups consulted3. Feedback received

Process Summary

6

Process Timeline

7

1. Proposed Mission Statement2. Impact Fee Program

Recommendations • Transportation• Fire

3. Process4. Engagement 5. Implementation Timeline

Program Recommendations

8

Mission Statement

– Provides context for why impact fees are the right funding mechanism for Tacoma

– Presents four key principles for Tacoma’s impact fee framework:• Reflects collaborative dialogue between City, community, and development

interests• Aligns with City goals related to housing affordability• Funds projects that accommodate growth and can be sustainably funded• Contributes to a more equitable infrastructure landscape, ensuring that no

part of the city is left behind

9

Transportation Program Recommendations

– Projects to fund– Geographic considerations– Fee schedule considerations

10

Fire Program Recommendations

– The City needs additional information to fully develop a fire impact fee program

– The framework describes steps to develop a program

11

Process Recommendations

– Necessary steps to stand up a program– Impact fee ordinance requirements– Frequency of updates– SEPA considerations

12

Three-touch process with groups, including: UW Tacoma, Real Estate Advisory

Board Hilltop Action Coalition Stadium Business District Association Hilltop Urban Garden Latinx Unidos of the South Sound Economic Development Board for

Tacoma-Pierce County Tacoma-Pierce County Chamber Black Collective

Engagement Recommendations

13

Commission Questions/

Comments on Framework

Plan

14

Fee Stacking Research Findings

15

Fee Stacking Introduction

Compared system development fees for five types of development:• Single family residential [2,076 sq. ft.]• Multifamily residential [22,000 sq. ft.; 33 units]• Office commercial [27,000 sq. ft.]• Retail commercial [3,00 sq. ft.; e.g., convenience store]• Industrial commercial [28,000 sq. ft. light industry]Many jurisdictions impose fees depending on location; downtown often having higher fee structures.This analysis is of charges paid up front by developers and does not include charges paid by property owners.

16

Fee Stacking: Residential Development Fees

Note: Graphs on different scales.Sources: City of Tacoma, 2021; City of Bellevue, 2021; City of Kent, 2021; City of Olympia, 2021; City of Renton, 2021;

City of Spokane, 2921; City of Vancouver, 2021; BERK, 2021.

$0

$5

$10

$15

$20

$25

$30

$35

Tacoma$0.39 per

Sq. Ft.

Bellevue$15.07 per

Sq. Ft.

Kent$10.22 per

Sq. Ft.

Olympia$14.44 per

Sq. Ft.

Renton$15.79 per

Sq. Ft.

Spokane$2.15 per

Sq. Ft.

Vancouver$5.20 per

Sq. Ft.

Thousands

$0

$300

$600

Tacoma$1.83 per

Sq. Ft.

Bellevue$8.72 per

Sq. Ft.

Kent$8.81 per

Sq. Ft.

Olympia$25.54 per

Sq. Ft.

Renton$25.31 per

Sq. Ft.

Spokane$1.05 per

Sq. Ft.

Vancouver$10.09 per

Sq. Ft.

Thousands

Single Family Multifamily

Transportation Parks School Fire Water Drainage/Stormwater Wastewater (Regional) Wastewater (Local)

17

Fee Stacking: Commercial Development Fees

Transportation Parks School Fire Water Drainage/Stormwater Wastewater (Regional) Wastewater (Local)

Office IndustrialRetail

$0

300,000

600,000

900,000

Tacoma$0.00 per

Sq. Ft.

Bellevue$8.00 per

Sq. Ft.

Kent$2.20 per

Sq. Ft.

Olympia$17.31 per

Sq. Ft.

Renton$29.77 per

Sq. Ft.

Spokane$3.09 per

Sq. Ft.

Vancouver$8.75 per

Sq. Ft.

Tacoma$0.10 per

Sq. Ft.

Bellevue$11.25 per

Sq. Ft.

Kent$23.04 per

Sq. Ft.

Olympia$9.61 per

Sq. Ft.

Renton$16.33 per

Sq. Ft.

Spokane$2.02 per

Sq. Ft.

Vancouve$8.56 pe

Sq. Ft.

Tacoma$0.00 per

Sq. Ft.

Bellevue$114.23

per Sq. Ft.

Kent$47.35 per

Sq. Ft.

Olympia$35.84 per

Sq. Ft.

Renton$226.97

per Sq. Ft.

Spokane$2.26 per

Sq. Ft.

Vancouver$3.86 per

Sq. Ft.

Sources: City of Tacoma, 2021; City of Bellevue, 2021; City of Kent, 2021; City of Olympia, 2021; City of Renton, 2021; City of Spokane, 2921; City of Vancouver, 2021; BERK, 2021.

18

Fee Stacking Summary

• Based on looking at typical development, Tacoma generally has much lower development fees than other Puget Sound cities and typically lower than Vancouver or Spokane

• Tacoma currently charges a water system development charge (TMC 12.10.310) but no other system development fees

19

Discussion & Next Steps

20

Next Steps

• Share this framework with IPS and other Council committees• City Council study session in November• Potential path forward:

21

BRIAN BOUDET

PLANNING MANAGER

Planning CommissionAnnual Report 2020-2021Work Program 2021-2023

Planning Commission Presentation 08.04.21

22

AGENDA

• Review Annual Report (2020-2021)• Review Work Program (2021-2023)• Feedback and Approval

PC Annual Report & Work Program 223

PC ANNUAL REPORT2020-2021

PC Annual Report & Work Program 324

ACCOMPLISHMENTS

• Tideflats Area Land Use Regulations (Interim and Non-Interim)

• Tideflats Subarea Plan• Home In Tacoma Project – Phase 1• Urban Design Studio• Impact Fees Program• Environmental and Climate Action Planning• Capital Facilities Program 2021-2026

PC Annual Report & Work Program 4

• Heidelberg-Davis Land Use Designation• West Slope Neighborhood View Sensitive

Overlay District• Minor Plan & Code Amendments

• NewCold Land Use Designation Change• South Sound Christian School Land Use

Designation Change• South Tacoma Economic Green Zone• Minor Plan & Code Amendments

25

SPECIAL NOTES

• Land Acknowledgment• Housing Equity Taskforce (jointly with the Human Rights Commission)• Equity Index Update• Tacoma Dome Link Extension and Sound Transit Program Realignment• Transit-Oriented Development Advisory Group (TODAG)• VISION 2050 and Regional Planning• A “Listening Session” (Tideflats Area Regulations)• 6 Public Hearings• Community Meetings, Open Houses, Workshops, etc.

PC Annual Report & Work Program 526

PC WORK PROGRAM2021-2023

PC Annual Report & Work Program 627

SOURCES

• Previous Work Program 2020-2022• Previously postponed projects• Mandates (state, regional, and local)• Planning Commission feedback and suggestions• City Council initiatives and actions• One Tacoma Comprehensive Plan High Priority Implementation Measures• Feedback, requests, or applications from citizens and stakeholders

PC Annual Report & Work Program 728

EXPECTED COMPLETION IN 2021Expected Adoption Oct., Nov. or Dec. 2021:

• Tideflats Interim Regulations (6-month Extension if needed)

• Tideflats Non-Interim Regulations • Home In Tacoma Project – Phase 1

PC Annual Report & Work Program 829

WORK PROGRAM FOR 2022 (PRELIMINARY)

PC Annual Report & Work Program 9

• One Tacoma Plan Update, Integration, and Implementation (e.g., Downtown Plan, Historic Preservation Plan, Transportation Master Plan)

• Regulatory/Program Update, Review, and Implementation (e.g., Open Space Corridors, Institutional Zoning Review, Commercial Zoning Update, Environmental Action Plan and Climate Change Resolution, Watershed-level Environmental Planning)

30

WORK PROGRAM FOR 2023 (VERY PRELIMINARY)

• GMA 2024 Periodic Update – Analysis and Community Outreach• 2024 Annual Amendment – Scoping and Assessment • Home In Tacoma Project – Ongoing implementation efforts • Tideflats Subarea Plan – Potential adoption• Urban Design Studio • Neighborhood Planning Program • Pacific Avenue Corridor Plan (tied to Pacific Ave. BRT)

PC Annual Report & Work Program 1031

OTHER ON-GOING & EMERGING ISSUESSuch as ……• Regional Coordination – VISION 2050, TDLE, BRT, Parkland/Spanaway/Midland (PSM)

Community Plan, etc.• Historic Preservation• Equity, Anti-racism and Social Justice integration in policies and programs• Planning – Corridor Plans, Mixed-use Centers Review, Station-Area Planning,

Pre-Annexation Planning, etc.• Projects – Schuster Corridor Trail, Cushman/Adams Substation Reuse, Fossil Fuel

Tracking, etc.)• Implementation – Comp. Plan elements, subarea plans, development regulations, etc.) • Citizen Participation and Public Outreach

PC Annual Report & Work Program 1132

NEXT STEPS

• Commission questions, feedback, guidance, and approval• Presentation to IPS Committee for concurrence (September 1, 2021)• Progress Check (Spring 2022)

PC Annual Report & Work Program 1233