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Manitou Potential Annexation Area

City of Tacoma | Planning and Development Services Planning Commission Meeting

November 7, 2018

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Agenda

• Continued Review from July 18, 2018

• Review and Discussion: • Background • Process • Fiscal Impacts • Land Use and Zoning • Next Steps

• Action Requested: • Concurrence with the proposed land use

designations and zoning classifications

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Area of Applicability

Fife Heights

Browns Point/Dash Point

Manitou

Parkland/Spanaway

UNIVERSITY PLACE

TACOMA

TAC

OM

A

TAC

OM

A

Urban Growth Areas (UGAs) Potential Annexation Areas (PAAs)

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Process and Timeline

Staff Analysis / Planning

Comm. Review

Community Meeting

Initiation of ILA and

Annexation Process

Community Meeting

ILA Negotiation

ILA Public

Hearings and

Approval

2019 Annual

Amendment Annexation Ordinance

Boundary Review Board

* * * * * * * * * Voters may petition for referendum

Annexation Effective

• Annexation Method – Interlocal Agreement (ILA) (RCW 35.13.470(1)) Designated UGA 60%+ of boundaries contiguous to the City

January-December

2018

May 14, 2018

County Council Sep. 4, 2018

City Council Oct. 30, 2018

December 2018

November 2018 – January 2019

February-March 2019

March-June 2019

June-July 2019

July-August 2019

August 2019

We are here

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Fiscal Impact – Overview

Property Tax Water Solid Waste Electricity Natural Gas Wastewater Stormwater Business License Fee Business & Occupation Tax Sales Tax

Property Tax Comparison ($)

Land Use Type 2018

Taxable Value (Median)

2018 Tax (Current)

2018 Tax (If Annexed) Difference

Single family 240,400 3,899 3,789 (110) Multi-family (Apts) 1,245,900 20,207 19,638 (569) Mobile Home 68,300 1,108 1,077 (31) Office Condo 277,500 4,501 4,374 (127) Commercial 423,000 6,861 6,667 (193)

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Fiscal Impact – Revenues

• Property Tax: $97,600

• Sales Tax: $2,500

• Trans. Benefit Dist.: $3,900 (1 vehicle per household)

• Water (reduction): ($2,800)

• B&O Tax: $30,000 (starting in the 4th year)

$101,000 (first 3 years)

$131,200 (starting in the 4th year)

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Fiscal Impact – Expenditures

•Major New Services (Police, Fire, Sewer, and Roadways): • All capable of maintaining quality service with current staffing level • Fiscal impacts TBD

•Sewer: • 20% on sewer; 80% on septic • No connection fee, but subject to in-lieu assessment (site specific) – TBD

•Roadways: • New Construction (Roadways Rehab, Sidewalks, Curbs, Streetlights) – TBD • Operations & Maintenance (Roadways) – $92,000 per life cycle

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Fiscal Impact – Scale of Manitou

• Size (acres): 37 (0.1% of Tacoma)

• Population: 425 (0.2% of Tacoma)

• Parcels: 97

• Households: 197

• Businesses: 26

• Traffic Lights: 1

• Streets: 3.5 Lane Miles

• Land Uses: Residential and Commercial

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Fiscal Impact – Assessment Models • Cost of Community Services (COCS) –

Determining the fiscal impacts of different land use types.

• COCS Ratio for Residential 1: 1.50 • COCS Ratio for Commercial 1: 0.50

For each dollar of revenue raised, the cost to provide public services:

Residential Commercial/ Industrial Sources

1.18 0.38 "Cost of Community Services Studies", American Farmland Trust, September 2016 1.00 – 1.40 0.15 – 0.90 "A Meta-Analysis of Cost of Community Service Studies", Kotchen (UCSB) and Schulte (Univ. of Colorado), July 2009 1.02 – 2.11 0.05 – 1.04 "The Fiscal Impacts of Land Uses on Local Government", Dorfman, Univ. of Georgia, April 2006 1.15 – 1.50 0.35 – 0.65 "Costs of Community Services", Univ. of Illinois Extension, 2000

1.03 – 2.11 0.06 – 0.37 "Calculating a Cost of Community Services Ratio for Your Pennsylvania Community", Penn State Univ., 1998

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Fiscal Impact – Conclusions (Preliminary)

• Given the scale of the Manitou area, fiscal impacts are expected to be minimal and manageable (relatively speaking), but should be further evaluated.

• The City has the physical and financial capability to provide the required services in the Manitou area.

• What people want and expect: • Police and fire services of assured quality • Streetlights and sidewalks • Sewer • Manageable cost of doing business

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How Manitou Became an “Island”

• 1990 – Town of Fircrest became City

• 1994 – Meadows Golf Course annexed to Tacoma

• 1995 – University Place incorporated

• 1996 – Lakewood incorporated

• 1997 – Calvary Cemetery annexed to Tacoma

• 2004 – Manitou pre-annexation planning; land use and zoning updated

1993-1994 Urban Growth Areas

2018 Jurisdictions

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Land Use and Zoning – Previously Adopted 1995

Annual Amendment 2004

Annual Amendment

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Land Use and Zoning – Existing

• Existing Land Uses (under “Mixed-Use District” Designation):

Auto Accessories Retail

Auto Repair Services

MH Park Condo

Multi Fam Apts 5 units or More

Comm Land with SFR

Office Condo

Gas Station Mini Mart

Office Insurance Real Estate Finance

Misc Office Space Single Family Dwelling

Duplex 2 Units

(Source: Pierce County Planning and Public Works)

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Land Use and Zoning – Proposed

• Reflects existing land uses • Preserves the residential characters of the neighborhood • Allows development opportunities • Compatible with the surrounding neighborhood • Consistent with previously adopted scheme

Zoning Lad Use Designation R-2 Single-Family Residential R-4L Multi-Family (Low Density) C-1 Neighborhood Commercial C-2 General Commercial STGPD Overlay

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Next Steps

Date Activity Sep. 4, 2018 Pierce County Council Initiation (Resolution) Oct. 30, 2018 Tacoma City Council Initiation (Resolution) Nov. 7, 2018 Planning Commission Land Use Analysis Dec. 2018 Community Meeting

Nov 2018 – Mar 2019 Interlocal Agreement (Negotiation, Public Hearings, and Approval)

Mar – Jun 2019 Planning Commission Annual Amendment Process Jun – Jul 2019 Annexation Ordinance Jul – Aug 2019 Boundary Review Board Aug 2019 Annexation Effective

On-going Community Outreach / Website Updates www.CityofTacoma.org/Manitou / www.PierceCountyWA.org/Annexation

http://www.cityoftacoma.org/Manitouhttp://www.piercecountywa.org/Annexation

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