Chapter 16.60
TRANSPORTATION IMPACT FEES
Sections:
16.60.050 Geographic scope and service area.
16.60.060 Imposition of transportation impact fees.
16.60.080 Assessment of transportation impact fees.
16.60.090 Independent fee calculations.
16.60.120 Time of payment of fees.
16.60.170 Authorization for interlocal agreements.
16.60.180 Relationship to State Environmental Policy Act (SEPA).
16.60.190 Relationship to concurrency management.
16.60.200 Necessity of compliance.
16.60.010 Authority.
This chapter is enacted pursuant to the Washington State Growth Management Act codified at Chapter 36.70A RCW and RCW 82.02.050 et seq., incorporated by reference herein, which authorizes cities planning under the Growth Management Act to assess, collect, and use impact fees to pay for capital projects related to transportation facilities needed to accommodate growth. The City of Maple Valley is required to plan under the Growth Management Act and has adopted a Comprehensive Plan which includes a Capital Facilities Program which complies with RCW 36.70A.070(3), 82.02.050(4), and all other applicable requirements. The City’s Comprehensive Plan identifies the objective to pursue a transportation impact fee as part of the overall transportation financing mechanism necessary to implement the Transportation Element and Capital Facilities Element of the Comprehensive Plan. Consequently, the City of Maple Valley is authorized to impose, collect, encumber and expend impact fees. (Ord. O-11-475 § 1).
16.60.020 Purpose.
The purpose of this chapter is to:
A. Promote orderly growth and development by establishing standards by which the City requires that new growth and development pays a proportionate share of the cost of new facilities needed to serve new growth and development;
B. Develop a transportation impact fee program consistent with the Maple Valley Comprehensive Plan for allowable financing of transportation system improvements necessitated by development in the City;
C. Create the necessary administrative structure to impose and collect transportation impact fees consistent with State law. (Ord. O-11-475 § 1).
16.60.030 Definitions.
The following are definitions provided for the purpose of administering the transportation impact fee program. The Public Works Director shall have the authority to resolve questions of interpretation or conflicts between definitions. Any appeal of the Director’s interpretation shall occur as set forth in MVMC 16.60.160.
“Applicant” means any property owner, developer, or other person who seeks a building or other type of construction permit from the City of Maple Valley.
“Building permit” means the official document or certification that is issued by the Community Development Department that authorizes the construction, alteration, enlargement, conversion, reconstruction, remodeling, rehabilitation, erection, tenant improvement, demolition, moving or repair of a building or structure or other construction permit in those instances where a building permit is not required.
“Capital facilities plan” means the capital facilities plan element of the City’s Comprehensive Plan adopted pursuant to Chapter 36.70A RCW, as amended from time to time.
“City Council” or “Council” means the City Council of the City of Maple Valley.
“Development” or “development activity” means any construction or expansion of a building, structure, or use, any change in use of a building or structure, or any changes in the use of land that create additional demand and need for public facilities and for which a building permit or other construction permit will be issued.
“Director” means the Director of the Department of Public Works of the City of Maple Valley or his/her designee.
“Early learning facility” has the same meaning as in RCW 43.31.565 as now enacted or as hereafter amended.
“Finance Director” means the Finance Director of the City of Maple Valley or his/her designee.
“Impact fee” or “transportation impact fee” means a payment of money imposed as a proportionate share of cost toward system improvements upon an applicant who seeks development activity approval wherein a building or other construction permit will be issued by the City. The payment will be imposed as a condition of development approval for certain development activities consistent with this chapter, the Maple Valley Municipal Code, and State law.
“Impact fee account” or “account” means the interest bearing account established for the system improvements for which impact fees are collected consistent with the requirements of RCW 82.02.070.
“Interlocal agreement” or “agreement” means an agreement by and between the City and another government agency or agencies concerning the collection and expenditure of impact fees used to implement the provisions of this chapter.
“Project improvements” means site improvements and facilities that will provide service for a particular development project and that are necessary for the use and convenience of the occupants or users of the project, and are not system improvements as defined herein. No improvement or facility included in the capital facilities plan approved by the City Council as part of the adopted annual budget* shall be considered a project improvement.
“Project list” means system improvements as defined in Table 16.60-2, which is incorporated herein by reference.
“Proportionate share” means that portion of the cost of system improvements that are needed to serve new development, are reasonably related to the new development, and that will reasonably benefit the new development, and are imposed on applicants for development activity pursuant to the provisions of this chapter.
“Schedule” means the schedule of impact fees as defined in Table 16.60-1, which is herein incorporated by reference.
“Service area” means a geographic area defined by the City or by interlocal agreement, in which a defined set of system improvements provides service to development within that geographic area.
“System improvements” means public streets and roads that are included in the capital facilities plan, in contrast to project improvements.
“Trip generation manual” means the most current edition of the report entitled “Trip Generation” produced by the Institute of Transportation Engineers. (Ord. O-21-727 § 3 (Exh. 3b)).
*Code reviser’s note: The City now has a biennial budget, as established by Ord. O-16-596. See Chapter 3.01 MVMC.
16.60.040 Applicability.
The requirements of this chapter apply to all development activity in the City of Maple Valley for which a building permit or other construction permit is issued after the effective date of the ordinance codified in this chapter for which a transportation impact fee will be due pursuant to Table 16.60-1. (Ord. O-11-475 § 1).
16.60.050 Geographic scope and service area.
The boundaries within which impact fees shall be charged and collected are co-extensive with the corporate City limits, and shall include all unincorporated areas subsequently annexed to the City on and after the effective date of any ordinance adopted by the City Council to effectuate an annexation. For the purpose of this chapter, the entire City shall be considered one service area. (Ord. O-11-475 § 1).
16.60.060 Imposition of transportation impact fees.
Any person who receives a building permit, or other construction permit if a building permit is not required, shall pay transportation impact fees to the City, pursuant to the provisions of this chapter. The impact fees shall be paid at the time of issuance of the permit, except as provided in Chapter 16.80 MVMC. (Ord. O-21-720 § 2 (Exh. A); Ord. O-11-475 § 1).
16.60.070 Exemptions.
A. The transportation impact fees referenced in this chapter shall not apply to the following:
1. Alteration, expansion, enlargement, remodeling, rehabilitation, or conversion of an existing unit where no additional units are created and the use is not changed.
2. A change in use that results in no additional impact to the City’s transportation system, as reflected in any transportation impact analysis submitted to the City pursuant to applicable City codes and ordinances.
3. The construction of accessory structures that will not create additional transportation impacts on system improvements.
4. A structure moved from one location within the City to another location within the City. The vacated lot will not be exempted from paying all appropriate impact fees upon development.
B. Early learning facilities shall have a partial exemption of 80 percent of the transportation impact fees referenced in this chapter.
C. The Director shall be authorized to determine whether a particular development for a proposed building permit, or certificate of occupancy if no building permit is required, falls within an exemption of this chapter. Determinations of the Director shall be subject to the appeals procedure set forth in MVMC 16.60.160. (Ord. O-21-727 § 4 (Exh. 4b)).
16.60.080 Assessment of transportation impact fees.
A. An impact fee schedule setting forth the amount of the transportation impact fees to be paid by an applicant is set forth in Table 16.60-1.
B. The impact fee schedule, as set forth in Table 16.60-1, shall be updated annually at a rate adjusted in accordance with the Consumer Price Index (CPI-W) for Seattle-Tacoma-Bremerton Area ending August of each year. The annual update shall occur via the City Council’s adoption of a resolution.
C. The impact fee amount is calculated by using the following formula:
Amount of Transportation Impact Fee for development use = Number of units of land use X Net new trip rate for that land use X Current Adopted Transportation Impact Fee Per New P.M. Peak Hour Trip
1. The number of units of each use is determined as follows: (a) for residential uses it is the number of dwelling units for which a building permit application has been made; and (b) for office, retail, or manufacturing uses it is the gross floor area of building(s) to be used for each use expressed in square feet divided by 1,000 square feet, or in the units defined in the schedules.
2. Using the formula in this subsection (C), transportation impact fees shall be calculated separately for each use. The transportation impact fees that shall be due are the sum of these calculations.
3. If a development activity will include more than one use in a building or site, then the transportation impact fee shall be determined using the above formula by apportioning the space committed to the various uses specified on the schedule in Table 16.60-1.
4. If the type of use or development activity is not specified on the transportation impact fee schedules in Table 16.60-1, the Director shall use the transportation impact fee applicable to the most comparable type of land use on the fee schedule. The director shall be guided in the selection of a comparable type by the most recent Trip Generation Manual (Institute of Transportation Engineers).
5. In the case of a change in use, development activity, redevelopment, or expansion or modification of an existing use, the transportation impact fee shall be based upon the net positive increase in the number of new p.m. peak hour trips added by the new development activity as compared to the number of p.m. peak hour trips for the previous land use activity.
D. The impact fees set forth in the schedule included in Table 16.60-1 shall be presumed valid unless revised pursuant to the following provisions:
1. An applicant may request a credit following the procedures set forth in MVMC 16.60.100.
2. An applicant may submit an independent fee calculation following the procedures set forth in MVMC 16.60.090. (Ord. O-11-475 § 1).
16.60.090 Independent fee calculations.
A. If, in the judgment of the Director, none of the land use categories set forth in the fee schedule in Table 16.60-1 accurately describes the development activity, the applicant shall provide to the Director for his/her review and evaluation an independent fee calculation, prepared by a professional traffic engineer paid for by the applicant. The independent fee calculation shall show the basis upon which it was made and shall include, but not be limited to, trip generation characteristics. The director may accept this calculation and impose an impact fee based on this calculation, or may obtain a second independent fee calculation and then decide which impact fee calculation is more appropriate. The second independent fee calculation will be paid for by the City.
B. If an applicant requests not to have the impact fees determined according to the schedule in Table 16.60-1, then the applicant shall submit to the Director an independent fee calculation, prepared by a professional traffic engineer paid for by the applicant. The independent fee calculation shall show the basis upon which it was made and shall include, but not be limited to, trip generation characteristics.
C. When an independent fee calculation is sought under subsection (B) of this section, the City may issue a building permit or certificate of occupancy when no building permit is required for a change in use, prior to completion of the independent fee calculation; provided, that the impact fee must be collected based on the fee schedule in Table 16.60-1, at the time of issuance. If the Director ultimately approves the independent fee calculation, the City shall refund the portion of the fee that exceeds the approved independent fee calculation. Conversely, if the independent fee calculation indicates that the applicant must pay a higher impact fee, the applicant must pay the higher fee within 14 days of the Director’s approval of the independent fee calculation.
D. Any independent fee calculation proposed under this section shall be accompanied by a study that complies with the following standards:
1. The study shall identify the methodology for estimating the net new p.m. peak hour trip generation. This methodology, if accepted by the Director, will determine the number of new p.m. peak hour trips, and that number shall be calculated according to the formula set forth in MVMC 16.60.080(C).
2. The study shall be prepared by a qualified transportation professional and use acceptable data sources from, for example, the Institute of Transportation Engineers, Urban Land Institute, or other, similar professional organizations, and the data shall be comparable with the uses and intensities proposed for the applicant’s development activity.
3. The study shall comply with the applicable State laws governing impact fees including RCW 82.02.050 through 82.02.100 as these statutes may be amended from time to time.
4. The study, including any data collection and analysis, shall be prepared and documented by a professional traffic engineer.
5. The study shall show the basis upon which the independent fee calculation was made.
E. The Director shall consider the independent fee calculation study and related documentation submitted by the applicant, but is not required to accept the calculation if the Director decides that the study is not based on best practices for transportation engineers. The Director may, in his/her sole discretion, require the applicant to submit additional or different documentation for consideration in support of the independent fee calculation. If the Director decides that third-party transportation engineers are needed to review the independent fee calculation and/or the additional or different documentation submitted to the City, the Director shall obtain the services of third-party transportation engineers to conduct that review at the applicant’s sole expense. If an acceptable independent fee calculation study is not presented, the applicant shall have the choice to pay the transportation impact fees based upon the schedules referenced in this chapter rather than incurring the cost of review by third-party transportation engineers. If an acceptable independent fee calculation study is presented, the Director may adjust the fee to an appropriate amount and shall document his/her findings in support of the adjusted fee, in writing.
F. Determinations made by the Director pursuant to this section may be appealed to the Hearing Examiner subject to the procedures set forth in MVMC 16.60.160. (Ord. O-11-475 § 1).
16.60.100 Credits.
A. The City shall provide a credit for the value of any dedication of land for, improvement to, or new construction of any system improvements provided by the applicant to facilities that are identified in the capital facilities plan and that are required by the City as a condition of approval of the development activity.
B. Each request for a credit or credits shall include a legal description of land donated, a detailed description of improvements or construction provided, and a legal description or other adequate description of the development to which the credit will be applied.
C. The credit shall not exceed the impact fee payable by the applicant pursuant to the requirements of this chapter.
D. For each request for a credit, the land value or costs of construction shall be determined as follows:
1. The amount of credit for land dedicated shall be the higher of either the value of the land established in the impact fee project list, if such value is identified, or by an appraisal conducted by an independent professional appraiser chosen by the applicant from a list of at least three such appraisers provided by the City. The cost of the appraisal shall be borne by the applicant. For purposes of this section, the date of value shall be the date the land was dedicated to the City. The appraisal shall only value the land dedicated and not any alleged damages to any abutting property.
2. The amount of credit for system improvements constructed shall be based upon the actual cost of construction.
E. After the Director has determined the amount of the credit, the department shall include the determination with issuance of the building permit along with a written statement setting forth the dollar amount of the credit, the basis for the credit, where applicable, the description of the land dedicated and the date of the determination.
F. Any credit must be requested before payment of the impact fee and prior to issuance of the building permit or other construction permit. Any claim to a credit not so made shall be deemed waived by the applicant.
G. No credit shall be given for project improvements.
H. Determinations made by the Director pursuant to this chapter shall be subject to the appeals procedures set forth in MVMC 16.60.160. (Ord. O-11-475 § 1).
16.60.110 Project list.
A. The project list for the City’s transportation impact fee program is established in Table 16.60-2 and is incorporated herein by reference.
B. Transportation impact fees shall only be imposed for system improvements that are reasonably related to the new development.
C. Transportation impact fees shall not exceed a proportionate share of the costs of system improvements that are reasonably related to the new development.
D. Transportation impact fees shall be used for system improvements that will reasonably benefit the new development.
E. Transportation impact fees must be spent on system improvements included in the project list (Table 16.60-2). (Ord. O-11-475 § 1).
16.60.120 Time of payment of fees.
A. All applicants shall pay an impact fee in accordance with the provisions of this chapter at the time that the applicable building permit, or other construction permit if a building permit is not necessary, is ready for issuance, except as provided in Chapter 16.80 MVMC. The impact fee paid shall be based upon the schedule in effect at the time of issuance of the permit.
B. If, following approval of the applicant’s development activity, the applicant proposes to modify its development in such a way as to alter the land uses or unit count for the development after the City has issued the building permit, or other construction permit if a building permit does not apply, the impact fees will be recalculated accordingly, based on the provisions of this chapter. If the recalculated fee is greater than the previously paid fee, the City shall have the option to withhold or revoke the certificate of occupancy until the recalculated fee is paid in full. If the recalculated fee is less than the previously paid fee, then the City will refund the difference, unless the fees have already been spent or encumbered by the City.
C. No building permit, or other construction permit if a building permit does not apply, shall be issued until the impact fee is paid, except as provided in Chapter 16.80 MVMC.
D. Impact fees may be paid under protest in order for the applicant to obtain a building permit or other construction permit if a building permit does not apply. (Ord. O-21-720 § 2 (Exh. A); Ord. O-11-475 § 1).
16.60.130 Impact fee account.
A. There is created and established a transportation impact fee fund. As necessary, the City shall establish separate accounts within such fund for each type of public facility for which impact fees are collected.
B. All interest shall be retained in the account(s) and expended for the purposes for which the impact fees were imposed.
C. The City shall provide a report for the previous calendar year on each impact fee account showing the source and amount of moneys collected, earned or received and system improvements that were financed in whole or in part by impact fees. Such report may be provided within the annual preliminary budget* presented to the City Council by the City Manager and prepared by the Finance Director.
D. The transportation impact fees paid to the City shall be held and disbursed as follows:
1. The transportation impact fees collected shall be placed in a deposit account within the impact fee fund;
2. When the Council appropriates capital improvement project (CIP) funds for a project on the project list, the fees held in the transportation impact fee fund shall be transferred to the CIP fund. Any non-impact fee moneys appropriated for the project may comprise both the public share of the project cost and an advancement of that portion of the private share that has not yet been collected in transportation impact fees;
3. The first money spent by the Finance Director on a project after a Council appropriation shall be deemed to be the fees from the impact fee fund;
4. Fees collected after a project has been fully funded by means of one or more Council appropriations shall constitute reimbursement to the City of the public moneys advanced for the private share of the project;
5. System improvements shall be funded by a balance between transportation impact fees and public funds, and shall not be funded solely by transportation impact fees;
6. Transportation impact fees shall be expended or encumbered for a permissible use within 10 years of receipt, unless an extraordinary or compelling reason exists for the fees to be held longer than 10 years. The Finance Director may recommend to the Council that the City hold fees beyond 10 years in cases where extraordinary or compelling reasons exist. Such reasons shall be identified in written findings by the Council. (Ord. O-11-475 § 1).
*Code reviser’s note: The City now has a biennial budget, as established by Ord. O-16-596. See Chapter 3.01 MVMC.
16.60.140 Use of funds.
A. Transportation impact fees shall only be used for transportation system improvements identified in the capital facilities plan and on the project list as set forth in Table 16.60-2.
B. Transportation impact fees referenced in this chapter may be spent for system improvements and the costs therefor, including but not limited to planning, land acquisition, construction, engineering and architectural design, permitting, financing and administrative expenses, capital equipment pertaining to system improvements, and any other reasonably related expenses.
C. Transportation impact fees may also be used to recoup system improvement costs previously incurred by the City to the extent that new growth and development will be served by the previously constructed improvements and are not imposed to make up for any system improvement deficiencies.
D. In the event that bonds or similar debt instruments will be or were issued to finance the costs of system improvements for which impact fees may be expended, impact fees may be used to pay the principal on such bonds or similar debt instruments to the extent that the facilities or improvements provided are consistent with this chapter. (Ord. O-11-475 § 1).
16.60.150 Refunds.
A. An applicant may request and shall receive a refund when the applicant does not proceed with the development activity for which transportation impact fees were paid, and the applicant shows that no impact has resulted, and the City has not yet spent or encumbered the fees. If the City has spent or encumbered the fees, no refund shall be made to the applicant.
B. If an owner appears to be entitled to a refund of transportation impact fees under RCW 82.02.080, the Finance Director shall notify the owner(s) by first class mail deposited with the United States Postal Service at their last known address. The owner must submit a request for a refund to the Finance Director in writing within one year of the date the right to claim the refund arises or the date the notice is given, whichever is later. Any transportation impact fees that are not expended or encumbered within the time limitations established by this chapter and for which no application for a refund has been made within this one-year period shall be retained and expended on any transportation project.
C. In the event that transportation impact fees must be refunded for any reason, they shall be refunded with interest earned calculated from the time of deposit.
D. When the City seeks to terminate any or all impact fee requirements, all unexpended or unencumbered funds shall be refunded pursuant to this section. Upon the finding that any or all impact fee requirements are to be terminated, the City shall place notice of such termination and the availability of refunds in a newspaper of general circulation at least two times and shall notify all potential claimants by first class mail to the last known address of such claimants. Claimants shall request refunds as set forth in subsection (B) of this section. All funds available for refund shall be retained for a period of one year. At the end of one year, any remaining funds shall be retained by the City, but must be expended on the system improvements included in the project list (Table 16.60-2). This notice requirement shall not apply if there are no unexpended or unencumbered balances within an account or accounts being terminated. (Ord. O-11-475 § 1).
16.60.160 Appeals.
An applicant may appeal the amount of an impact fee determined by the Director as provided in MVMC Title 18 for appeals of the underlying land use decision. (Ord. O-11-475 § 1).
16.60.170 Authorization for interlocal agreements.
The City Council is authorized to execute, on behalf of the City, an interlocal agreement with another local government(s) for the collection, expenditure, and reporting of impact fees. (Ord. O-11-475 § 1).
16.60.180 Relationship to State Environmental Policy Act (SEPA).
A. All development shall be subject to environmental review pursuant to SEPA and other applicable City ordinances and regulations.
B. Further mitigation in addition to the impact fee shall be required for identified adverse impacts appropriate for mitigation pursuant to SEPA that are not mitigated by an impact fee.
C. Nothing in this chapter shall be construed to limit the City’s authority to deny development permits when a proposal would result in significant adverse transportation impacts identified in an environmental impact statement and reasonable mitigation measures are insufficient to mitigate the identified impact. (Ord. O-11-475 § 1).
16.60.190 Relationship to concurrency management.
Neither compliance with this chapter nor the payment of any fee hereunder shall constitute a determination of transportation concurrency under this chapter. (Ord. O-11-475 § 1).
16.60.200 Necessity of compliance.
A building permit, or other construction permit in those instances where a building permit is not required, issued after the effective date of the ordinance codified in this chapter shall be null and void if issued without substantial compliance with this chapter by the department, the approving authority and the Director.
The transportation impact fee (TIF) per p.m. peak-hour trip shall be as shown in the currently adopted Maple Valley development fee schedule.
|
Current Traffic Impact Fee (Per P.M. Peak Hour Trip) = |
$7,887 |
|
Land Use Category – ITE 10th Edition |
Notes |
ITE Land Use Code |
ITE Average P.M. Peak Hour Trip Rate (1) |
Unit* |
Pass-By Trip Reduction Factor** (2) |
Net New Trip Rate (3) |
Impact Fee per Unit (4) |
|
|---|---|---|---|---|---|---|---|---|
|
|
||||||||
|
RESIDENTIAL |
|
|||||||
|
|
Single-Family Detached Housing |
2 |
210 |
1.01 |
Dwelling Unit |
1.00 |
1.01 |
$7,966 |
|
|
Multifamily Housing (Low-Rise) |
2 |
220 |
0.56 |
Dwelling Unit |
1.00 |
0.56 |
$4,417 |
|
|
Multifamily Housing (Mid-Rise) |
2 |
221 |
0.44 |
Dwelling Unit |
1.00 |
0.44 |
$3,470 |
|
|
Mobile Home Park |
2 |
240 |
0.59 |
Occupied Dwelling Unit |
1.00 |
0.59 |
$4,653 |
|
|
Senior Adult Housing – Detached |
2 |
251 |
0.30 |
Dwelling Unit |
1.00 |
0.30 |
$2,366 |
|
|
Senior Adult Housing – Attached |
2 |
252 |
0.26 |
Dwelling Unit |
1.00 |
0.26 |
$2,051 |
|
|
Congregate Care Facility |
2 |
253 |
0.18 |
Dwelling Unit |
1.00 |
0.18 |
$1,420 |
|
|
Assisted Living |
|
254 |
0.26 |
Bed |
1.00 |
0.26 |
$2,051 |
|
|
||||||||
|
INSTITUTIONAL |
||||||||
|
|
Public Park |
|
411 |
0.11 |
Acre |
1.00 |
0.11 |
$868 |
|
|
Golf Course |
1 |
430 |
0.28 |
Acre |
1.00 |
0.28 |
$2,208 |
|
|
Multipurpose Recreational Facility |
1 |
435 |
3.58 |
1,000 sq. ft. GFA |
1.00 |
3.58 |
$28,235 |
|
|
Movie Theater |
1 |
444 |
0.09 |
Seat |
1.00 |
0.09 |
$710 |
|
|
Casino/Video Lottery Establishment |
|
473 |
13.49 |
1,000 sq. ft. GFA |
1.00 |
13.49 |
$106,396 |
|
|
Health/Fitness Club |
|
492 |
3.45 |
1,000 sq. ft. GFA |
1.00 |
3.45 |
$27,210 |
|
|
Elementary School |
|
520 |
1.37 |
1,000 sq. ft. GFA |
1.00 |
1.37 |
$10,805 |
|
|
Middle School/Junior High School |
|
522 |
1.19 |
1,000 sq. ft. GFA |
1.00 |
1.19 |
$9,386 |
|
|
High School |
|
530 |
0.97 |
1,000 sq. ft. GFA |
1.00 |
0.97 |
$7,650 |
|
|
Private School (K – 12) |
1 |
536 |
0.17 |
Student |
1.00 |
0.17 |
$1,341 |
|
|
Church |
|
560 |
0.49 |
1,000 sq. ft. GFA |
1.00 |
0.49 |
$3,865 |
|
|
Day Care Center |
3 |
565 |
11.12 |
1,000 sq. ft. GFA |
1.00 |
11.12 |
$87,703 |
|
|
Library |
|
590 |
8.16 |
1,000 sq. ft. GFA |
1.00 |
8.16 |
$64,358 |
|
|
Hospital |
2 |
610 |
0.97 |
1,000 sq. ft. GFA |
1.00 |
0.97 |
$7,650 |
|
|
Nursing Home |
|
620 |
0.59 |
1,000 sq. ft. GFA |
1.00 |
0.59 |
$4,653 |
|
|
||||||||
|
BUSINESS AND COMMERCIAL |
||||||||
|
|
Hotel |
|
310 |
0.60 |
Room |
0.75 |
0.45 |
$3,549 |
|
|
All Suites Hotel |
|
311 |
0.36 |
Room |
0.75 |
0.27 |
$2,129 |
|
|
Motel |
|
320 |
0.38 |
Room |
0.75 |
0.29 |
$2,248 |
|
|
Resort Hotel |
|
330 |
0.41 |
Room |
0.75 |
0.31 |
$2,425 |
|
|
Building Materials/Lumber Sales |
|
812 |
2.06 |
1,000 sq. ft. GFA |
0.75 |
1.55 |
$12,185 |
|
|
Freestanding Discount Superstore |
|
813 |
4.33 |
1,000 sq. ft. GFA |
0.71 |
3.07 |
$24,247 |
|
|
Freestanding Discount Store |
|
815 |
4.83 |
1,000 sq. ft. GFA |
0.83 |
4.01 |
$31,618 |
|
|
Hardware/Paint Store |
|
816 |
2.68 |
1,000 sq. ft. GFA |
0.74 |
1.98 |
$15,641 |
|
|
Nursery (Garden Center) |
|
817 |
6.94 |
1,000 sq. ft. GFA |
0.75 |
5.21 |
$41,052 |
|
|
Nursery (Wholesale) |
|
818 |
5.18 |
1,000 sq. ft. GFA |
0.75 |
3.89 |
$30,641 |
|
|
Shopping Center |
2 |
820 |
3.81 |
1,000 sq. ft. GLA |
0.66 |
2.51 |
$19,833 |
|
|
Quality Restaurant |
|
931 |
7.80 |
1,000 sq. ft. GFA |
0.56 |
4.37 |
$34,450 |
|
|
High Turnover (Sit-Down) Restaurant |
|
932 |
9.77 |
1,000 sq. ft. GFA |
0.57 |
5.57 |
$43,922 |
|
|
Fast Food Restaurant Without Drive-Through |
1 |
933 |
28.34 |
1,000 sq. ft. GFA |
0.50 |
14.17 |
$111,759 |
|
|
Fast Food Restaurant With Drive-Through |
|
934 |
32.67 |
1,000 sq. ft. GFA |
0.50 |
16.34 |
$128,834 |
|
|
Quick Lubrication Vehicle Shop |
|
941 |
4.85 |
Servicing Position |
0.61 |
2.96 |
$23,334 |
|
|
Automobile Care Center |
|
942 |
3.11 |
1,000 sq. ft. GFA |
0.61 |
1.90 |
$14,962 |
|
|
Automobile Sales |
|
841 |
3.75 |
1,000 sq. ft. GFA |
0.75 |
2.81 |
$22,182 |
|
|
Automobile Parts Sales |
|
843 |
4.91 |
1,000 sq. ft. GFA |
0.57 |
2.80 |
$22,073 |
|
|
Gasoline/Service Station |
|
944 |
14.03 |
Vehicle Fueling Position |
0.58 |
8.14 |
$64,180 |
|
|
Gasoline/Service Station With Convenience Market |
|
945 |
13.99 |
Vehicle Fueling Position |
0.44 |
6.16 |
$48,549 |
|
|
Self-Service Car Wash |
|
947 |
5.54 |
Wash Stall |
0.77 |
4.27 |
$33,644 |
|
|
Tire Store |
|
848 |
3.98 |
1,000 sq. ft. GFA |
0.72 |
2.87 |
$22,601 |
|
|
Tire Superstore |
|
849 |
2.11 |
1,000 sq. ft. GFA |
0.72 |
1.52 |
$11,982 |
|
|
Supermarket |
2 |
850 |
9.24 |
1,000 sq. ft. GFA |
0.64 |
5.91 |
$46,641 |
|
|
Convenience Market |
|
851 |
49.11 |
1,000 sq. ft. GFA |
0.49 |
24.06 |
$189,792 |
|
|
Convenience Market With Gas Pumps |
853 |
49.29 |
1,000 sq. ft. GFA |
0.34 |
16.76 |
$132,175 |
|
|
|
Discount Supermarket |
|
854 |
8.38 |
1,000 sq. ft. GFA |
0.79 |
6.62 |
$52,214 |
|
|
Discount Club |
|
857 |
4.18 |
1,000 sq. ft. GFA |
0.63 |
2.63 |
$20,770 |
|
|
Home Improvement Superstore |
|
862 |
2.33 |
1,000 sq. ft. GFA |
0.58 |
1.35 |
$10,658 |
|
|
Electronic Superstore |
1 |
863 |
4.26 |
1,000 sq. ft. GFA |
0.60 |
2.56 |
$20,159 |
|
|
Pet Supply Superstore |
|
866 |
3.55 |
1,000 sq. ft. GFA |
0.60 |
2.13 |
$16,799 |
|
|
Apparel Store |
|
876 |
4.12 |
1,000 sq. ft. GFA |
0.75 |
3.09 |
$24,371 |
|
|
Pharmacy/Drug Store Without Drive-Through |
|
880 |
8.51 |
1,000 sq. ft. GFA |
0.47 |
4.00 |
$31,546 |
|
|
Pharmacy/Drug Store With Drive-Through |
|
881 |
10.29 |
1,000 sq. ft. GFA |
0.51 |
5.25 |
$41,390 |
|
|
Furniture Store |
|
890 |
0.52 |
1,000 sq. ft. GFA |
0.47 |
0.24 |
$1,928 |
|
|
Walk-in Bank |
1 |
911 |
12.13 |
1,000 sq. ft. GFA |
0.65 |
7.88 |
$62,185 |
|
|
Drive-in Bank |
|
912 |
20.45 |
1,000 sq. ft. GFA |
0.65 |
13.29 |
$104,838 |
|
|
||||||||
|
OFFICE |
||||||||
|
|
Clinic |
1 |
630 |
3.28 |
1,000 sq. ft. GFA |
1.00 |
3.28 |
$25,869 |
|
|
Animal Hospital/Veterinary Clinic |
|
640 |
3.53 |
1,000 sq. ft. GFA |
1.00 |
3.53 |
$27,841 |
|
|
General Office Building |
2 |
710 |
1.15 |
1,000 sq. ft. GFA |
1.00 |
1.15 |
$9,070 |
|
|
Medical-Dental Office Building |
2 |
720 |
3.46 |
1,000 sq. ft. GFA |
1.00 |
3.46 |
$27,289 |
|
|
Government Office Building |
|
730 |
1.71 |
1,000 sq. ft. GFA |
1.00 |
1.71 |
$13,487 |
|
|
United States Post Office |
|
732 |
11.21 |
1,000 sq. ft. GFA |
1.00 |
11.21 |
$88,413 |
|
|
Office Park |
1 |
750 |
1.07 |
1,000 sq. ft. GFA |
1.00 |
1.07 |
$8,439 |
|
|
Research and Development Center |
2 |
760 |
0.49 |
1,000 sq. ft. GFA |
1.00 |
0.49 |
$3,865 |
|
|
Business Park |
1 |
770 |
0.42 |
1,000 sq. ft. GFA |
1.00 |
0.42 |
$3,318 |
|
|
||||||||
|
INDUSTRIAL |
|
|||||||
|
|
General Light Industrial |
2 |
110 |
0.63 |
1,000 sq. ft. GFA |
1.00 |
0.63 |
$4,969 |
|
|
Industrial Park |
|
130 |
0.40 |
1,000 sq. ft. GFA |
1.00 |
0.40 |
$3,155 |
|
|
Manufacturing |
|
140 |
0.67 |
1,000 sq. ft. GFA |
1.00 |
0.67 |
$5,284 |
|
|
Warehousing |
2 |
150 |
0.19 |
1,000 sq. ft. GFA |
1.00 |
0.19 |
$1,499 |
|
|
Mini-Warehouse (Self-Storage) |
|
151 |
0.17 |
1,000 sq. ft. GFA |
1.00 |
0.17 |
$1,341 |
|
|
High-Cube Fulfillment Center Warehouse |
1 |
155 |
1.37 |
1,000 sq. ft. GFA |
1.00 |
1.37 |
$10,805 |
|
|
Utility |
2 |
170 |
2.27 |
1,000 sq. ft. GFA |
1.00 |
2.27 |
$17,903 |
|
|
||||||||
|
PORT AND TERMINAL |
|
|||||||
|
|
Intermodal Truck Terminal |
1 |
30 |
0.55 |
Employee |
1.00 |
0.55 |
$4,338 |
|
|
Park-and-Ride Lot With Bus or Light Rail Service |
2 |
90 |
0.43 |
Parking Space |
1.00 |
0.43 |
$3,391 |
|
* Abbreviations include: GFA = Gross Floor Area, sq. ft. = square feet, and GLA = Gross Leasable Area. ** The pass-by trip reduction factor reduces the average trip rate based on average pass-by trip percentages published in the ITE Trip Generation Handbook (3rd Edition, 2017) and previously adopted factors. |
||||||||
|
NET NEW TRIP RATE CALCULATION: |
ITE Trip Rate |
|
Pass-By Reduction Factor |
|
Net New Trip Rate |
|
|
X |
|
= |
|
|
|
(1) |
|
(2) |
|
(3) |
|
IMPACT FEE CALCULATION: |
Net New Trip Rate |
|
$7,887 per New P.M. Peak Hour Trip |
|
Impact Fee per Unit of Development |
|
|
X |
= |
|
||
|
(3) |
|
|
(4) |
NOTES:
(1) Trip Generation (10th Edition, 2017) has less than six studies supporting this average rate. Applicants are strongly encouraged to conduct, at their own expense, independent trip generation studies in support of their application.
(2) Alternatively, the p.m. peak hour trip regression equation in Trip Generation can be used instead of the average trip rate identified in the table. However, the equation must be used according to the instructions in Trip Generation.
(3) Day care centers shall have a partial exemption of 80 percent of the transportation impact fee in accordance with Ordinance 21-727.
SOURCE: Transpo Group (2022). Intended for the sole use by the City of Maple Valley.
|
Map ID |
Title and Location |
Description |
Project Cost1 ($1,000) |
|---|---|---|---|
|
Transportation SR 169 Improvements (Maple Valley – Black Diamond Road SE) |
|||
|
101 |
SR 169/Wax Rd. Intersection |
Upgrade signal equipment to allow EB right-turn/NB left-turn overlap phase and signal head. |
$229 |
|
102 |
SR 169/Witte Rd. SE Intersection |
Investigate various design options at the intersection that would be dependent on other projects, such as completion of the SE 231st St. Connection. Would require a more detailed feasibility and circulation study, and could not occur until completion of the SE 231st St. Connection. |
$1,400 |
|
103 |
SR 169/SE 240th St. Intersection |
Construct second WB left-turn lane and EB right-turn lane. NB and SB approaches would both be one left-turn lane, one through lane, and one through/right-turn shared lane. |
$1,850 |
|
104 |
SR 169/SE 244th St. Intersection |
Construct roundabout to provide for improved operations, safety, and access management. |
$4,425 |
|
105 |
SR 169 Widening (Witte Rd. SE to 228th Ave. SE) Phase A |
Construct second SB lane on SR 169 from Witte Rd. SE to 228th Ave. SE. Provide curb, gutter, bike lane, and sidewalk on west side of corridor. |
$3,316 |
|
106 |
SR 169 Widening (Witte Rd. SE to SE 244th St.) Phase C |
Construct second SB lane on SR 169 from 228th Ave. SE to SE 244th St. and second NB lane on SR 169 from 228th Ave. SE to Witte Road SE. Provide center left-turn lane/pockets where warranted. Provide curb, gutter, bike lanes, and sidewalks. |
$13,142 |
|
107 |
SR 169 Widening (228th Ave. SE to SE 244th St.) Phase E |
Construct second NB lane on SR 169 from SE 244th St. to 228th Ave. SE. Provide curb, gutter, bike lane, and sidewalk on east side. |
$2,092 |
|
108 |
SR 169 Widening (SE 255th St. to SE 264th St.) Phase D |
Extend second SB and NB lanes on SR 169 from SE 264th St. to SE 255th St. Provide center left-turn lane/pockets where warranted. Install traffic signal at the SE 260th St. intersection and roundabout at 253rd intersection. Provide curb, gutter, bike lanes, and sidewalks on both sides. |
$13,142 |
|
109 |
SR 169 Widening (SE 244th St. to SE 255th St.) Phase F |
Construct second SB lane on SR 169 from SE 244th St. to SE 255th St. Provide center left-turn lane/pockets where warranted. Provide curb, gutter, bike lane, and sidewalk on the west side. |
$18,350 |
|
110 |
SR 169 Widening (SE 244th St. to SE 255th St.) Phase G |
Construct second NB lane on SR 169 from SE 255th St. to SE 244th St. Provide curb, gutter, bike lane, and sidewalk on the east side. |
$9,920 |
|
111 |
SR 169 Widening (SE 271st St. to SE 276th St.) Phase B |
Construct second SB lane on SR 169 from SE 271st St. south to the existing SB right-turn lane onto SE 276th St. Construct second NB lane SE 276th St. to SE 271st St. Provide center left-turn lane/pockets where warranted. Provide curb, gutter, bike lane, and sidewalk on both sides. Install traffic signal at the intersection with SE 271st St. Construct EB approach with left-turn lane, through lane, and right-turn lane. WB approach would remain left-turn lane, and through/right-turn shared lane. NB and SB approaches would both be left-turn lane, through lane, and through/right-turn lane. Provide curb, gutter, bike lane, and sidewalks. |
$2,330 |
|
112 |
SR 169 Widening (SE 276th St. to SE 280th St.) Phase H |
Construct a second SB lane on SR 169 from SE 276th St. to SE 280th St. Provide center left-turn lane/pockets where warranted. Provide curb, gutter, bike lane, and sidewalk on the west side. |
$3,330 |
|
113 |
SR 169 Widening (SE 276th St. to SE 280th St.) Phase I |
Construct a second NB lane on SR 169 from SE 276th St. to SE 280th St. Provide curb, gutter, bike lane, and sidewalk on the east side. |
$3,020 |
|
114 |
SR 169 Widening (from SE 280th St. to South City Limit) Phase J |
Construct second SB lane on SR 169 from SE 280th St. to south city limit. This will convert SB approach at SE 280th St. intersection to through lane and through/right-turn shared lane. Provide curb, gutter, bike lane, and sidewalk on the west side. |
$4,623 |
|
115 |
SR 169 ITS Implementation (SE 231st St. to SE 280th St.) |
Upgrade signal controllers, install fiber, and ITS equipment along the SR 169 corridor between SE 280th Street and SE 231st Street. Equipment would include new controllers, CCTV, connections to City Hall, and automated. |
$3,221 |
|
SR 516 Improvements (SE Kent-Kangley Road) |
|||
|
116 |
SR 516 (213th Ave. SE to 218th Ave. SE) Phase A |
Widen to 3 lanes. Add EBR-turn lane at 216th Ave. SE intersection. Install new curb, gutter, bike lane, and sidewalk on the north side for the entire length and the south side west of 216th Ave. SE. |
$7,946 |
|
117 |
SR 516 (207th Ave. SE to 216th Ave. SE) Phase B |
Construct second EB lane on SR 516 from west city limit to 216th Ave. SE. Construct second WB lane on SR 516 from 1,000 ft east of 216th Ave. SE to west city limit. Include curb, gutter, bike lanes, and sidewalks. Provide center left-turn lane/pockets where warranted. Improve 216th Ave. SE intersection: reconfigure the NB approach to include one left-turn lane and one left-turn/right-turn shared lane; increase the left lane pocket length to 300 ft; modify signal to accommodate EB right-turn/NB left-turn overlap. |
$8,140 |
|
118 |
SR 516 (218th Ave. SE to 228th Ave. SE) Phase C |
Widen to 3 lanes. Install new curb, gutter, bike lane, and sidewalk on the south side for the entire length and the north side west of Witte Road. Construct center left-turn lane/pockets, where warranted. Construct NB right-turn lane. Left-turn signal pockets and signal phasing provided at each approach. |
$7,950 |
|
119 |
SR 516 (228th Ave. SE to 236th Pl. SE) Phase D |
Widen to 3 lanes. Install new curb, gutter, bike lane, and sidewalk on both sides. Construct center left-turn lane/pockets, where warranted. |
$3,870 |
|
Local Arterial Improvements |
|||
|
120 |
Witte Rd. SE (SE 254th Pl. to SE 256th Pl.) |
Construct 3 lane roadway (one NB lane, one SB lane, and center median/turn lane) from SE 250th Place to the south of SE 256th Place. Close direct access from 220th Avenue SE to Witte Road. Realign SE 256th Street for better intersection angle. Install roundabout at SE 254th Place/Witte Road SE. |
$6,811 |
|
121 |
Witte Rd. SE (222nd Ave. SE to SR 516) |
Construct center turn/merge lane along with curb, gutter, sidewalks and stormwater facilities from 222nd Avenue SE to SR 516. |
$600 |
|
122 |
216th Ave. SE (SR 516 to South City Limit) |
Widen to 3 lanes. Install new curb, gutter, bike lane, and sidewalk on both sides. Construct center left-turn lane/pockets where warranted. |
$2,490 |
|
123 |
SE 240th St. (Witte Rd. to 224th Ave. SE) |
Widen to 3 lanes through frontage improvements on north side of street. Install new curb, gutter, bike lane and sidewalks. Construct center left-turn lane. |
$1,940 |
|
125 |
SE 276th St. (216th Ave. to SR 516) |
Reconstruct roadway. Install new curb, gutter, bike lanes, street lights, and sidewalks. |
$15,947 |
|
126 |
SE 231st St. (SR 169 to Witte Rd.) Phase A |
Reconstruct roadway to 3 lanes (one NB lane, one SB lane, and center median/turn lane) between SR 169/SE 231st St. intersection and SE Witte Rd. at SR 169 intersection: construct second WB through lane on east leg; WB approach would have left-turn lane, through lane, and through/right-turn shared lane. Provide curb, gutter, bike lanes, and sidewalks. |
$2,259 |
|
133 |
SE Kent-Kangley Rd./ 242nd Ave. SE |
Install traffic signal to provide for improved operations and better local circulation. |
$470 |
|
New Local Roadway Projects |
|||
|
127 |
SE 231st St. Connection (Witte Rd. to SE 240th St.) Phase B |
Construct 3-lane roadway (one NB lane, one SB lane, and center median/turn lane) between SE Witte Road and SR 169/SE 240th Street intersection vicinity. Provide curb, gutter, bike lanes, and sidewalks. |
$10,140 |
|
128 |
SE 240th St. Extension (Witte Rd. to Wax Rd.) |
Construct 2/3-lane extension of SE 240th St. between SE Wax Road and Witte Rd. SE. Provide center left-turn lane/pocket where left turns are likely. Install signal or roundabout at new SE Wax Rd. intersection. Reconfigure Witte Rd. SE intersection: On EB approach, add right-turn lane, through-lane, and left-turn lane. Provide left-turn pockets on all approaches. Provide curb, gutter, bike lanes, and sidewalks. |
$19,076 |
|
129 |
SE 264th St. Extension (SE 242nd Ave. to Summit-Landsburg Rd.) |
Construct 2-lane roadway with curb, gutter and sidewalks between 242nd Ave. SE to SE Summit-Landsburg Rd. to promote improved circulation in the Four Corners subarea. |
$2,880 |
|
130 |
SE 271st St. Extension (SR 169 to 236th Pl. SE) |
Construct new 3-lane road with curb, gutter, bike lanes, and sidewalks (one EB lane, one WB lane and center-turn lane) on the new alignment between SE 271st Pl./SR 169 intersection and 236th Pl. SE/SR 516 intersection. Future development would provide a connection between the Extension and the Summit Place development area. At 236th Pl. SE/SR 516 intersection, install traffic signal or roundabout and provide turn lanes. |
$6,420 |
|
|
|
Transportation Element TIF Projects – Total Costs |
$182,970 |
|
1. Costs in $1,000s of dollars (2021 $). 2. EB = eastbound; WB = westbound; NB = northbound; SB = southbound |
|||
|
Table 2. Transportation Impact Fee Program Cost Share |
|||
|---|---|---|---|
|
|
|
|
Project Cost1 |
|
Transportation Element |
|||
|
• |
Total Project Costs |
|
$186,480,000 |
|
• |
Less Other Funding2 |
|
-118,826,772 |
|
Subtotal Transportation Element TIF3 Share |
$67,653,228 |
||
|
Prior TIF Program Costs |
|||
|
• |
Witte Road at SE 248th Street Roundabout |
|
$4,800,000 |
|
• |
Four Corners Subarea Improvements Debt Service |
|
$1,000,000 |
|
Subtotal Prior TIF Program Costs |
$5,800,000 |
||
|
|
|
Total TIF Program Costs |
$73,453,228 |
|
1. Costs in 2021 dollars. 2. Estimated funding from City revenue programs, grants, other agencies, and Black Diamond master planned development mitigation. 3. TIF = Transportation Impact Fee |
|||
(Ord. O-23-807 § 1 (Att. A); Ord. O-22-768 § 1 (Att. A); Ord. O-21-727 §§ 1 (Exh. 1b), 2 (Exh. 2a); Ord. O-21-716 § 11; Ord. O-11-475 § 1).