FWCP Chap 07 City Center_201302271052062803CHAPTER SEVEN - CITY CENTER
7.0 INTRODUCTION
Federal Way's City Center chapter presents concepts and strategies for creating a
definable and vibrant "City Center" for Federal Way and an "urban center" for Southwest
King County in the Federal Way City Center planning area. The chapter integrates the
community's vision for a City Center with the Puget Sound Regional Council's (PSRC)
adopted VISION 2020 plan, and King County's countywide strategy for developing a
network of centers.
In this chapter, the term "urban center" is used consistent with the VISION 2020/King
County definition, or to refer to the general characteristics of a sub -regional center. The
term "City Center" applies specifically to Federal Way's proposed center, which includes
a City Center core area and frame area. Only the City Center core area is intended to meet
the requirements of an urban center, in accordance with the Countywide Planning
Policies (CWPPs).
Purposes
The principal purposes of the Federal Way City Center chapter are to:
• Create an identifiable downtown that is the social and economic focus of the City;
• Strengthen the City as a whole by providing for long-term growth in employment
and housing;
• Promote housing opportunities close to employment;
• Support development of an extensive regional transportation system;
• Reduce dependency on automobiles;
• Consume less land with urban development;
• Maximize the benefit of public investment in infrastructure and services;
• Reduce costs of and time required for permitting;
• Provide a central gathering place for the community; and
• Improve the quality of urban design for all developments.
Background
The VISION 2020 Plan (1995 update), Regional Goal #1 states, "Locate development in
urban growth areas to conserve natural resources and enable efficient provision of
services and facilities. Within urban growth areas, focus growth in compact communities
and centers in a manner that uses land efficiently, provides parks and recreation areas, is
pedestrian -oriented, and helps strengthen communities. Connect and serve urban
communities with an efficient, transit oriented, multi -modal transportation system." King
County's CWPPs support this goal by encouraging:
Establishment of an urban center that is a vibrant, unique, and attractive
place to live and work;
FWCP — Chapter Seven, City Center
• Efficient public services including transit; and
• Responding to local needs and markets for jobs and housing.
The CWPPs define urban centers as concentrated, mixed -use areas, a maximum size of
12 square miles (960 acres), and oriented around a high capacity transit station. At build -
out, the policies envision that the center would contain a minimum of 15,000 jobs within
2 miles of the transit center, 50 employees per gross acre, and an average of 15
households per acre. The urban center policies also call for:
• Adopting regulations which encourage transit use and discourage the use of
single -occupant vehicles;
• Emphasizing the pedestrian features and promoting superior urban design;
• Providing sufficient public open spaces and recreational opportunities; and
• Uses that provide daytime and nighttime activities.
The CWPPs recognize that with this growth will come an increased need for
infrastructure. The policies, therefore, indicate that priority will be given to ensure the
development of additional transportation and other infrastructure improvements
necessary to support new, concentrated growth in urban centers.
During a series of community workshops held in 1992 and 1993 (which are described in
chapter one), participants helped to develop a "vision" for Federal Way's future. This
vision included the creation of a City Center. With the support of the residential and
business community, Federal Way nominated itself to contain an urban center.
Nominations were reviewed by the Growth Management Planning Council (GMPC),
which confirmed the Federal Way City Center core area as an urban center in 1994. The
urban center designation should help Federal Way continue to gain access to County
funds needed to provide infrastructure as the City Center grows.
The Role of the City Center in Federal Way's Future
There are several reasons why a definable, vital City Center is an important part of
Federal Way's future. These include:
Community Support — The Federal Way community has made the City Center a significant
part of its vision. Participants in community workshops helped to develop a vision for
Federal Way's future. A keystone of that plan is an attractive, multi -faceted City Center
providing the setting for civic features and commercial activities.
Economic Development — Federal Way's economic development strategy relies on a strong
urban center. As discussed in the Economic Development chapter, Federal Way has the
opportunity to transform itself from an essentially residential and retail based economy to
an emerging, sub -regional economic center with an expanded, more diversified
employment base.
Revised 2010 VI 1-2
FWCP — Chapter Seven, City Center
Natural Evolution — The development of a more intensive, multi -use urban center is a
natural step in Federal Way's evolution. Most new centers start out as bedroom
communities. Retail businesses develop first; office and industrial activities next begin to
locate at key transportation crossroads, adding jobs and strengthening the employment
base. Federal Way has experienced all evolutionary phases, with the exception of one.
The final step is achieving a sufficient critical mass in the City Center to produce lively
street activity; support specialty business, cultural/entertainment facilities; justify the
investment for public parks, amenities, and improved transportation systems; and create
the interactive "synergy" of a true urban center. Federal Way's economic development
strategy will add this final essential step in this evolution.
Growth Management — Developing a City Center is part of a regional strategy to address
Western Washington's growth management. Public policy makers have focused
increased attention on issues affecting our quality of life, including urban sprawl and the
accompanying reduction of open space, declining housing affordability, and increasing
traffic congestion. As stated previously, concentrating future growth within the four
county region into a number of centers (rather than a continued pattern of dispersion),
linked by an efficient high capacity transit system, is one of the principal goals to manage
this growth.
7.1 EXISTING CONDITIONS
City Center Planning Area
The City Center planning area, consisting of the City Center Core and Frame zones, is
approximately 414 acres in size and is bounded by South 312t1i Street, South 324"i Street,
Interstate 5, 1 lth Place South, and 13th Avenue South (see Maps VII-1 and VII-2, maps are
located at the end of the chapter). The City Center Core and Frame areas are 209 and 205
acres, respectively.
General Image
The City Center does not currently present an identifiable sense of a downtown or urban
center. The existing commercial development within the study area is typical of suburban
strip retail and mall development. The dominance of mass retailing has largely shaped the
commercial core. The Commons and spin-off retail centers are a local and regional
destination and generate great amounts of physical and economic activity. However, as is
the case with most older suburban mall areas, there is little, if anything, distinctive or
unique about the existing City Center. Essentially, it could be anyplace. It is similar to
hundreds of other commercial centers across the country. The businesses do not connect
to each other, or to public and private spaces, residential neighborhoods, or civic uses,
except by automobile. Development essentially reflects one pattern: a single story of
"light" construction, surrounded by an apron of asphalt. Buildings feature concrete, or
concrete block walls, creating austere and "generic" images.
Revised 2010 VI 1-3
FWCP — Chapter Seven, City Center
Another prevalent image of the area is the vast amount of surface parking. The
availability of parking is essential to the current type of retail found in Federal Way. City
Center businesses serve regional as well as local markets, and are heavily oriented to
access by automobile. Actual building footprints relative to total parcel areas are quite
small; the majority of most parcels are used to provide surface parking. This parking is
often underutilized, except during the peak holiday season.
The current network of collectors and arterials, and the disjointed over -sized block grids
within the existing commercial area, contributes to significant traffic congestion. The
character of the street environment is also unfriendly to pedestrians in many locations,
with few amenities such as landscaping, lighting, benches, etc. In addition, in many
locations the pedestrian experience is made even less attractive as little more than parking
lots or blank walls line the sidewalks. Recent improvements throughout the City Center,
most notably along South 320th Street, have improved the character of some streetscapes
with handsome streetlights and trees. Continuation of these improvements along Pacific
Highway South and elsewhere throughout the City Center will do much to improve the
overall character of the City Center streetscapes. Similarly, the extensive abatement of
unattractive, out -of -scale signage, achieved over the past five years, has also led to a
more attractive, human -scale streetscape.
The City Center does not contain a significant residential population. Pockets of
residential housing exist between South 312th and 316th Streets, and SR-99 and I-5.
Figure VII-1 depicts an aerial view of the City Center area looking south from the
northwest corner of the City Center boundaries.
Physical Conditions
Land Use
Most of the study area is currently developed and consequently, most new development
in this area will displace existing low intensity uses. Buildings are dispersed throughout
the area and lack pedestrian connections to each other and public rights -of -way. Current
land use patterns favor auto -oriented commercial activity. The primary use in the City
Center area is retail/service, followed by lodging, office, and residential. The Commons
is the "signature" development in the area.
Table VII-1 lists the amount of land use development by gross floor area within the City
Center planning area as of January 2002. Public and civic uses are scarce, with only four
publicly owned non -park sites (the Federal Way School District's bus barn site north of
1 lth Place South and South 320th Street; Truman High School, northwest of South 3171h
Street and 28th Avenue South; King County Library, 848 South 320th Street; and the
School District's Administrative Offices, 31405 Pacific Highway South).
Revised 2010 VI14
FWCP - Chapter Seven, City Center
Figure VII-1
Aerial View of City Center
Table VII-1
Gross Floor Area of Land Uses — City Center. February 2007
Use
Total Square Footage
# Units
# Rooms
Office
194,239
Retail
2,866,688
Hotels
369,377
655
Movie Theatres
42,706
Light Industrial*
80,075
Institutional
135,880
Single Family
980
1
Multiple Family
891
*ministorage facilities
Revised 2010 VII-5
FWCP — Chapter Seven, City Center
Parks and Open Space
There are no truly public spaces within the City Center. Private green spaces, plazas and
public meeting spaces are few. Steel Lake Park to the northeast and Celebration Park to the
southwest are on the perimeter of the City Center. Even though these parks are within
walking distance of the City Center, they also serve as regional facilities in addition to
serving local needs.
Civic Buildings and Municipal Facilities
Similarly, the City Center lacks significant civic or municipal facilities, with only the
Public Library near the periphery of the City Center. The next closest facility is the City
of Federal Way Parks Department's Steel Lake Annex and Maintenance Facility near
South 312th Street and 28th Avenue South. Klahanee Senior/ Community Center and City
Hall are located a few miles southwest of the City Center at 33901 9th Avenue South and
33530 l' Way South, respectively.
Circulation
Roadways — A key element defining mobility within the City Center planning area is the
enormous size of its blocks. Most U.S. downtowns have blocks ranging from 250 to 500
feet on a side; block lengths in Federal Way are several times that. Because of the
"superblock" configuration, motorists drive between and within parking areas serving
City Center developments to avoid congestion along City streets and pedestrian
circulation is discouraged.
Access to the area is provided by two principal arterial routes: South 320th Street (which
runs east/west and connects to I-5), and SR-99 (which runs north/south). An inefficient
hierarchy of streets feed these arterial roadways. The area lacks a system of minor arterial
and smaller collector streets that could diffuse traffic efficiently away from these two
principal arterials. The irregular spacing of traffic signals also adds to congestion. As
such, the accessibility provided by the juncture of these routes, initially attractive to area
residents, has been lost due to growth in traffic.
Transit Service —A regional park and ride lot, located southwest of I-5 and south of South
320th Street and the Federal Way Transit Center which opened in early 2006 on a seven -
acre site located at the southwest corner of South 316th Street and 23rd Avenue South at
the northeast edge of Federal Way's City Center, generate most of the area's transit
ridership during peak periods of the day. King County/METRO, Sound Transit, and
Pierce Transit serve both of these sites.
The 317th direct access ramp for Sound Transit's Federal Way Transit Center and the
Sound Transit Federal Way Transit Center both open in early 2006 have improved
regional transit speed and reliability because transit is able to access the city center
without having to use the congested I-5/320th interchange. The 317th direct access ramp
also benefits carpools and vanpools.
Pedestrian Environment and Bicycle Facilities — A 1992 inventory of existing sidewalks
within the City (see page V-22 of the Community Profile, Feb. 1993) revealed a
Revised 2010 VI 1-6
FWCP — Chapter Seven, City Center
deficiency of pedestrian facilities Citywide. The central core was highlighted as one of
the areas that lacked an adequate pedestrian network. For example, most of SR 99 and
portions of 324th Street and 23rd Avenue South lacked sidewalks. A majority of walking
that does take place in the study area occurs within malls and along storefronts of
shopping center strips. Sidewalks connecting storefronts to public walkways are lacking.
The few sidewalks that did exist were narrow, devoid of trees, and interrupted by
numerous curb cuts. Crossing wide, busy streets such as South 320th Street and SR-99 can
also be intimidating.
There are few places to sit and enjoy pleasant weather, meet friends, or have lunch
outside. The current pedestrian environment is unfriendly and unappealing. The division
that exists between pedestrians and auto areas is not conducive to establishing the active
street life desired in a City Center.
Bicyclists have even fewer facilities to choose from. City streets lack striping or signage for
bike riders who must share the road with heavy volumes of traffic. Once bicyclists reach the
area, they become frustrated by the lack of safe storage facilities for their vehicles. Covered
bike parking will be provided at Sound Transit's Federal Way Transit Center.
Residential
The City Center contains approximately 892 units of housing (listed in Table VII-1),
located primarily in the area east of SR-99, south of South 312th Street, north of South
316th Street, and west of 28th Avenue South. Other residential neighborhoods surround
the City Center area, such as the pockets of multi -family housing west of South 11th Place
and south of South 320th Street. There are also single-family neighborhoods west of
Highway 99 and north of the South 312th Street corridor. While these neighborhoods are
not located immediately within the City Center, they are located conveniently within
walking, bicycling, or vehicular distance. They differ greatly in character and type.
hi 1997, two senior housing projects were constructed in the City Center Frame area.
These projects are located south of South 312th Street and east of 23rd Avenue South,
adjacent to the southern portion of Steel Lake Park. The two projects, Meridian/
Willamette Court and Woodmark at Steel Lake, consist of 300 and 85 living units
respectively. The residents of these developments have easy access to several shopping
opportunities and services in the City Center area. It is important to note that no new
residential construction has occurred in the City Center since that time.
In an effort to stimulate additional multi -family development in the City Center, the City
adopted a ten-year exemption from property taxes for multi -family development in
February 2003. hi addition, the City adopted a Planned Action SEPA in September 2006
for a sub -area of the City Center, more specifically described as an area bounded on the
north by South 312th Street, on the south by South 324th Street, on the west by Pacific
Highway South, and on the east by 23rd Avenue South (Map VII-2A). The planned action
designation applies to proposed residential, retail, office, hotel, civic, and structured
parking development falling within the development envelope analyzed in this EIS. The
Planned Action SEPA and increased heights for mixed -use buildings containing multi-
unit housing in the City Center Core and City Center Frame adopted in February 2006 is
expected to encourage construction of multi -unit housing in the City Center area.
Revised 2010 VI 1-7
FWCP — Chapter Seven, City Center
In April 2010, the City Center Planned Action Area was expanded to add approximately
ten acres and five parcels. The added area coincided with Transportation Analysis Zone
(TAZ) Number 1068. Its boundaries are South 317t" Street to the north, South 320t" Street
to the south, 23rd Avenue South to the west, and the eastern boundary is roughly in
alignment with 25t" Avenue South. The amended Planned Action sub -area is shown on
Map VII-2A. [Only this paragraph and Map VII-2A were revised in 2010.]
Infrastructure
Most of the existing facilities and infrastructure were inherited from King County. In
1998, the City adopted new streetscape guidelines related to roadway profiles,
streetlights, sidewalk widths, and street trees. In 1999, South 3121" Street between Pacific
Highway South and 23rd Avenue South was widened to five lanes, and new sidewalks,
street lighting, and street trees were added, as well as traffic signals at 20th Avenue South
and 23rd Avenue South. In 2001, South 320th Street was improved with streetscape
elements between 1 Ph Place South and 30t" Avenue South. In 2002, the remainder of
South 320th Street also was improved and 23rd Avenue South was widened to five lanes
with sidewalks and streetscape elements. New traffic signals at South 3161", South 317t",
and South 322nd Streets were installed.
Pacific Highway HOV Lanes, Phase I constructed in 2002-2004, widened Pacific
Highway South with an HOV lane in each direction from South 312t" to South 324t". The
project also added sidewalks, center medians, landscaping, and utility undergrounding.
This project was the City's first of five to improve the Pacific Highway/International
Boulevard corridor and was a continuation of the revitalization of the City Center.
7.2 VISION STATEMENT
By the end of the comprehensive planning horizon, the Federal Way City Center will
have evolved into the cultural, social, and economic center of the City and fulfilled its
role as one of Puget Sound's regional network of urban centers. This role will be
reinforced by pedestrian -oriented streetscapes; an efficient multi -modal transportation
system; livable and affordable housing; increased retail, service, and office development
in a compact area; a network of public spaces and parks; superior urban design; and a
safe, essential, and vibrant street life.
The City Center is responsive to the needs of the City's residents. In addition to general
services that draw people from outside the region, such as retail, office, and hotel uses,
the City Center is the primary commercial area providing local goods and services to the
surrounding neighborhoods, and to residents and employees within the center area.
Private development and City initiated actions will have resulted in a balanced
transportation network that accommodates automobiles, public transportation, high
occupancy vehicles, pedestrians, bicyclists, and integrated parking. Pedestrian and
Revised 2010 VII-S
FWCP — Chapter Seven, City Center
bicycle circulation is emphasized along with other travel modes. The downtown urban
fabric includes smaller blocks, lending itself to efficient and pleasant travel. Concentrated
development allows a significant number of jobs and residences to be located within
close proximity to transit and a High Capacity Transit Station (HCT), thus, reducing
dependency on the automobile and improving pedestrian mobility. The regional HCT
system with regional express bus service would evolve to fixed guide -way systems, such
as light rail or monorail, as ridership dictates and funding allows. Direct access to a
regional transit system links the City Center to Seattle, Everett, Tacoma, Bellevue,
SeaTac International Airport, and other regional and local destinations.
The diversity of housing opportunities now includes high-rise residential buildings,
which help to meet a significant portion of the community's housing needs. City Center
residents walk or take transit to shop, work, and recreate. Community facilities and
services, public spaces, parks, and trails complement the variety of housing and provide
places for residents to come together as a community.
A central gathering place for the community, the City Center is where the whole
community can congregate and celebrate. Civic and cultural facilities, in addition to a
park and open -space system, meet the needs of residents, employees, and visitors. These
amenities connect to the Citywide and regional system of open spaces, parks, and trails.
Public and private projects contain such design elements as fountains, sculptures, and
unique landscaping.
The quality of urban design for all developments, including streets, buildings, and
landscaping, is high and contributes to an improved quality of life. Public buildings and
spaces also set a high standard for design and compatibility with adjoining uses.
Goals for the City Center Chapter
The goals and policies of the City Center chapter are derived from those of the Federal
Way Comprehensive Plan (FWCP). The FWCP addresses in greater detail the framework
of regional plans and legislation which direct planning in Federal Way. It also discusses
the basic policies addressing housing, parks, recreation, and commercial development.
This chapter builds on these policies, and provides specific recommendations and actions
necessary to facilitate the development of the City Center.
The following goals provide overall direction to policy makers and community members
when making choices about growth and development within Federal Way's City Center.
Additional goals and policies are located throughout this chapter, providing specific
direction on other matters discussed. No set of goals or policies can address all potential
issues that may arise in the course of implementing the FWCP. Therefore, while these are
fundamental to the FWCP, they are not immutable and may need to be revised as
situations warrant.
Revised 2010 VI 1-9
FWCP — Chapter Seven, City Center
Goals
CCG1 Create an identifiable City Center that serves as the social, cultural, and
economic focus of the City. Define a City Center with distinct boundaries,
unique building types, and special features.
CCG2 Attract a regional market for high quality office and retail uses which increases
employment opportunities, adds to the City's tax base, and establishes Federal
Way's City Center as an economic leader in the South King County region.
CCG3 Connect the City Center to a convenient regional transit system. Provide
service between centers and nearby areas by an efficient, transit -oriented, and
multi -modal transportation system.
CCG4 Foster distinct districts within the City Center, defining the roles and
characteristics of each such district.
CCG5 Encourage a mix of compatible uses to maintain a lively, attractive, and safe
place to live, work, and visit.
CCG6 Focus on improving the existing character and image of the City Center.
CCG7 Encourage housing opportunities in mixed residential/commercial settings.
Promote housing opportunities close to employment.
CCG8 Develop land use patterns that will encourage less dependency on the single
occupant automobile.
CCG9 Create an environment oriented to pedestrians and bicyclists.
CCG10 Create an environment that attracts high quality housing, commercial, and
office uses. Continue to enforce requirements for quality design in buildings,
streetscape, and site planning.
CCGll Create policies and regulations to encourage more efficient use ofparking
facilities and to foster new, innovative, and creative parking solutions.
CCG12 Protect and enhance natural features of the area.
Revised 2010 VII-10
FWCP — Chapter Seven, City Center
7.3 THE LAND USE AND TRANSPORTATION CONCEPT FOR THE
CITY CENTER
The Concept Plan
The concept is to redevelop the City Center and create a compact urban community and
vibrant center of activity. The crux of the strategy is to promote a compact urban center
with connections between where we live, work, and recreate, and create an urban
environment that is amenable to walking, bicycling, and transit. The concept, a result of
the citizen participation process called CityShape (held in 1992-93), implements the
community's goals outlined in Section 7.2. In summary, the concept is to:
• Establish a City Center to support HCT by locating residents and workers within
convenient walking distance of HCT.
• Make efficient use of existing capital improvements by concentrating higher
intensity land uses in the City Center.
• Encourage a mix of compatible uses where housing coexists adjacent to, above,
or near commercial developments.
• Create a dense residential community within walking and bicycling distance of
the core.
• Improve auto circulation in the City Center by completing the proposed street
grid, creating smaller blocks, and providing opportunities for through traffic to
travel around rather than through the core, thus minimizing the impact of future
growth on Citywide traffic patterns and congestion.
• Reduce impact of parking by encouraging structured parking, allowing reduced
parking ratios, shared parking, and other innovative and creative parking
solutions, as well as implementing guidelines that enhance appearance.
Create pedestrian and bicycle connections throughout the City Center and to
surrounding neighborhoods. Provide a safe and inviting environment for
pedestrians and bicyclists with direct connections between activities and transit
facilities. Continue to develop and/or reconstruct streets to include sidewalks,
street trees, benches, garbage receptacles, screening of parking areas, etc.
0 Create high amenity pedestrian -friendly corridors through the core, linked to a
transit center and providing an attractive civic focus to the Commons.
• Provide a civic focus to create a sense of identity for all residents. Develop
municipal and cultural facilities within the City Center core area.
Revised 2010 VII-11
FWCP — Chapter Seven, City Center
• Develop public spaces in the City Center, particularly the core area. Enhance the
City Center with a network of public spaces and parks connected to the Citywide
and regional system of open spaces, parks, and trails. Encourage gathering spaces
in private development.
Map VII-3 applies the principles described above. The figure depicts the City Center core
area between SR-99 and I-5 and South 316th/317th and South 320th and 324th Streets. The
City Center core area contains a concentration of higher -density, commercial, residential,
and mixed -use development, as well as civic, social and cultural uses. The City Center
frame area surrounds the core along the west and north edges and provides a full
complement of commercial, residential, and mixed -use development at somewhat lower
densities to support the core. It also provides a transition to surrounding single-family
neighborhoods.
High capacity transit runs through the middle of the City Center, and pedestrian pathways
connect the HCT station with residential areas, future civic spaces, and the Commons.
Land Use Designations
This section expands on the land use concepts described previously. The City Center
chapter contains two different land use designations, each with its own distinctive
characteristics, intended to guide the evolution of the City Center, see Map VII-4. The
City Center core and frame area designations give form to the concepts summarized in
section 7.3. These land use designations direct the location and extent of growth, and will
reshape the nature of development, transforming the area into a compact, vibrant City
Center.
City Center Core Area
For the last 20 years or so, lower -density shopping mall areas at the edge of the nation's
larger cities have gradually been redeveloped and transformed into more dense urban
centers, emulating the development patterns and sense of place of more traditional
downtowns. This transformation, to an area with a unique character and improved image,
is proposed for the core area.
The intent of the core area land use designation is to create a higher -density mixed -use
"center" for Federal Way, and become an urban center as envisioned in VISION 2020
and the CWPP. The CityShape vision called for concentrating growth in an area where
sufficient infrastructure capacity exists, or where such capacity can be provided
efficiently. The infrastructure within the City Center, specifically the core area, is
designed to handle the highest levels of demand within Federal Way. By orienting new
growth around this investment, the existing capacity can be utilized to its fullest extent.
The core area designation also encourages the concentration of new development to help
reduce development pressure in other areas of Federal Way.
Revised 2010 VII-12
FWCP — Chapter Seven, City Center
The core area land use designation encourages a greater diversity of uses within mixed -
use types of development. Traditional city centers are places where diverse office, retail,
and government uses are concentrated, as well as cultural and civic facilities, community
services, and housing. Many cities are advocating mixed -use development for a number
of reasons. These include:
• Providing new housing, increasing the range of housing choices, and cutting
down on automobile dependency by bringing work places and residences into
close proximity;
• Providing retail and service needs in close proximity to residential and
employment areas; and,
• Improving feasibility of a development project. The proximity of urban services
makes housing projects more desirable and a nearby source of consumers help
make a commercial project more profitable.
Residents choose to live in higher -density housing for a variety of reasons. First, higher -
density is frequently less expensive than single-family housing. Second, the convenience
and proximity to work, needed services, and cultural activities is very desirable for many
people. Finally, many people find that they do not need a large, single-family detached
house. Given their lifestyle, they appreciate the low maintenance and security of higher -
density living. There is a mutually supportive relationship between higher -density
residential uses and commercial activities. The presence of housing also activates City
Center streets, day and night.
Concentrating growth in a specific area also supports investment in transit, including a
regional HCT system. Existing low -density development does not generate sufficient
levels of demand to optimize the return on investment in transit. Promoting higher -
density uses within walking distance of transit facilities will improve the viability of this
significant infrastructure investment.
Additionally, concentrating the highest density of development in the core, where a
significant number of jobs and residences will be within walking distance of a transit
station, helps reduce dependency on the automobile and improve pedestrian mobility.
The core area emphasizes pedestrian, bicycle, and transit mobility. The core area will be
less auto -oriented than the frame area, but it will not be unfriendly to the use of
automobiles.
The City Center core area will also be the central gathering place for the community —a
place where the whole community can congregate and celebrate. Accordingly, the core
should include an outdoor square, park, or commons, with public amenities such as
fountains, sculptures, and unique landscaping.
Other civic amenities or buildings, including Municipal Facilities and/or a performing
arts center, could be grouped around this City Center square (Figure VII-2).
Revised 2010 VII-13
FWCP — Chapter Seven, City Center
Goals & Policies That Promote the Concentration of New Development in the City
Center Core Area
Goal
CCG13 Focus new growth, with resultant increasing demands for infrastructure and
transportation, in the City Center, specifically the core area. Allow for higher
intensity uses for efficient use of land.
Figure VII-2
Potential Core Area Development
Policies
CCPI Support the concentration of uses within the core area to create a financial,
retail, business, civic, and cultural hub of Federal Way.
CCP2 Develop an attractive City Center that will attract quality development.
CCP3 Continue to support land use regulations that allow the higher intensity
development expected over the next 15 to 30 years.
Revised 2010 VII-14
FWCP — Chapter Seven, City Center
CCP4 Continue to develop a City Center that is the primary commercial area
providing local goods and services to the surrounding neighborhoods and
region, and to residents and employees within the center.
CCP5 Utilize the SEPA Planned Action and provide streamlined permit review in the
City Center to accelerate changes to the core area.
CCP6 Work with urban service providers to ensure sufficient capacity is available for
development.
CCP7 Allow for a variety of uses and mixed -use development within buildings, or
complexes. Ensure that mixed -use development complements and enhances the
character of the surrounding residential and commercial areas.
CCP8 Provide incentives to encourage residential development in City Center core area.
CCP9 Promote the siting of cultural and civic uses within the City Center core. The
City should always consider City Center core sites in siting analyses and
decisions regarding potential civic and cultural uses that it develops. In
addition, incentives should be explored that could attract cultural and civic
uses over which the City does not have direct control.
City Center Frame Area
Establishing a City Center frame area provides a zone for dense mixed -use development
that surrounds and supports the core. It also provides a transition between high -activity
areas in the core area and less dense neighborhoods outside of the frame.
The frame area allows uses that are similar to those in the core area, but are of lower -density
and intensity. Together, the core and frame areas are complementary. Encouraging multiple
unit housing mixed with business and commercial use will help Federal Way meet regional
land use goals. This is accomplished by encouraging the development of housing close to
employment and transportation centers. To help transform the character of this land use
designation, regulatory and/or financial incentives should be explored in exchange for
amenities that contribute to a more pedestrian oriented environment (Figure VII-3).
Figure VII-3
Potential Frame Area Development
Revised 2010 VII-15
FWCP — Chapter Seven, City Center
Goals & Policies That Promote New Commercial, Residential, and Mixed -Use
Development in the City Center Frame Area
Goal
CCG14 Allow increased development of commercial uses while increasing housing
opportunities and diversity of housing types.
Policies
CCP10 Continue to develop land use regulations that encourage the frame area to
accommodate higher -density residential uses accompanied by residentially
oriented retail and service uses.
CCP11 Continue to provide amenities such as community services, parks, and public
spaces to meet residential needs.
CCP12 Continue to ensure effective transitions between frame area development and
nearby lower -intensity development.
Circulation
Federal Way's City Center chapter is designed in accordance with VISION 2020 and
CWPP related to mobility. Although regional travel trends continue to show more cars on
the road, more trips per person, and increases in the number of people driving alone, the
emphasis of the FWCP is to promote a variety of travel options. The City will focus both
on transportation improvements as well as influencing individual travel choices by
increasing the attractiveness of alternatives to the automobile. Encouraging growth in a
compact, well defined City Center will help promote bicycling, walking, and transit use,
as well as encouraging shorter automobile trips. The City Center will be connected to
other regional urban centers and areas of the City by a multimodal transportation system,
including a fast and convenient regional transit system.
In order to function efficiently, mobility in the City Center must be enhanced by
continuing to make transportation improvements. The City should focus transportation
investments in the City Center to support transit and pedestrian -oriented land use
patterns. These improvements should include: a smaller street grid, bicycle routes, public
sidewalks and pedestrian pathways, and clear and identifiable transit routes.
These transportation improvements will also help meet City Center mobility needs in the
event a HCT system is not developed.
Revised 2010 VII-16
FWCP — Chapter Seven, City Center
Goal to Improve Overall Circulation
Goal
CCG15 Provide a balanced transportation network that accommodates public
transportation, high occupancy vehicles, pedestrians, bicyclists, automobiles,
and integrated parking.
Automobile Circulation
The current network of collector roads and arterials, the disjointed grid, and large block
sizes contribute to significant traffic congestion within the City Center. The solution is
not necessarily to construct wider roads. Streets become less efficient as the numbers of
lanes increases. Building new streets versus widening existing streets is more cost
effective, yields greater capacity, and will have less impact on the City Center.
Automobiles are likely to continue as a dominant mode of transportation. A comprehensive
network of collector arterials and other streets must be developed to distribute this traffic
and create more driving choices. To the extent possible, the City should connect streets to
form a tighter grid within the City Center, especially in the core, by negotiating new public
rights -of -way and building new streets. This "interconnectivity" serves to shorten and
disperse trips, and consequently reduce travel on existing congested arterials. Map VII-S
indicates the proposed street network changes. Additionally, alternatives to auto travel such
as van and car pools, transit, pedestrian corridors, and bicycle paths should also be
emphasized.
Goals and Policies to Improve Automobile Circulation and Reduce Usage
Goal
CCG16 Improve the flow of vehicular traffic through the City Center and minimize
increases in congestion.
Policies
CCP14 Improve traffic flow around and through the City Center by extending the
street network, creating smaller blocks, and completing the ring road along the
west edge of the City Center.
CCP15 Reduce congestion by supporting the Commute Trip Reduction Act. Develop
commuting alternatives to single occupancy vehicles, including transit,
walking, and bicycling.
CCP16 The City's LOS standard shall be based on average person -delay to allow
lower LOS for single -occupant vehicles and support pedestrian -friendly
designs and HOV treatment.
Revised 2010 VII-17
FWCP — Chapter Seven, City Center
Pedestrian/Bicycle Connections
Pedestrian and bicycle mobility is a vital part of the future City Center circulation system.
Improvements for pedestrians and bicyclists should support increases in transit services
and promote the development of the City Center.
This chapter addresses the lack of pedestrian amenities and pathways by recommending
changes to the development patterns and transforming the character of the streetscape. As
the street system is redeveloped to better accommodate the needs of pedestrians and
bicyclists, a network of facilities for people on foot and bikes will be established such as
already exists for people in cars.
Reducing the size of the street grid as proposed, improving auto circulation, and creating
pedestrian paths through larger parcels is critical to establishing walking patterns that
reduce dependency on the automobile. As individual sites are designed and developed to
be more pedestrian friendly, and as the City provides improved pedestrian linkages, the
pedestrian system will handle an increasing share of trips. As such, the City adopted
special street design standards for the City Center in 1998. These include 12-foot
sidewalks with street trees and pedestrian -scale street lighting. As streets are constructed,
additional amenities such as benches, trash receptacles, and landscaped corner treatments
may be added. Bike lanes will also be provided in a grid tighter than the rest of the City
on through streets that avoid multiple turn -lane conflicts.
In addition to adding public sidewalks and creating mid -block pathways, Map VII-6
depicts three principal pedestrian connections to improve pedestrian circulation. The first
is developing connections between the HCT station, adjoining bus transfer facilities, and
other uses. The pedestrian and bicycle system is essential to other travel modes,
particularly transit. Virtually all transit trips begin and end as pedestrian trips on public
rights -of -way. All buildings within proximity to these areas should be required to
facilitate pedestrian and bicycle movement.
The second goal is to establish pedestrian and bicycle connections to the Commons, the
City's largest generator of vehicular and pedestrian traffic. Linkages between the transit
station and the Commons are important. Unfortunately, South 320th Street is wide,
congested, and presents a significant barrier to this connection. Providing an at -grade
pedestrian and bicycle crossing could increase congestion and vehicular and
pedestrian/bicycle conflicts. To facilitate this connection, and encourage redevelopment
of existing parking areas, this chapter proposes the continued consideration of a
pedestrian bridge spanning South 320th Street. The pedestrian over -pass would create a
major connection between two areas in the City Center that have a high potential for new
development and redevelopment.
The third goal is to connect the City Center to nearby neighborhoods and parks.
Residential neighborhoods of varying densities surround the City Center. Steel Lake and
Celebration Parks are located to the northeast and southwest of the City Center,
Revised 2010 VII-18
FWCP — Chapter Seven, City Center
respectively. Both pedestrian and bicycle trails should extend to these residential
neighborhoods and parks. Roads extending to these areas should emphasize the
pedestrian connection by including additional pedestrian amenities.
In order to provide good pedestrian connectivity across multi -lane arterials such as South
320t` Street and Pacific Highway South, crossings should be provided more closely than
the existing 1/4-mile spacing of traffic signals. Unsignalized pedestrian crossings would
not be very safe, yet closer spacing of traffic signals make two-way signal coordination
impossible to achieve, creating much more congestion and worsening safety and air
quality. These conflicting needs must be resolved through the design process as these
streets are reconstructed.
Policies to Improve Pedestrian Connections
Goal
CCG17 Promote and facilitate the effective use of non -motorized transportation.
Create a safe, efficient, and enjoyable pedestrian and bicycle system.
Policies
CCP17 Emphasize pedestrian and bicycle circulation, as well as other travel modes in
all aspects of developing the City Center transportation system. Include public
sidewalks, street trees, and other pedestrian amenities for streets.
CCP18 Continue to enforce and refine local zoning codes, site planning requirements,
and street design standards, as necessary, to establish a more pedestrian and
bicycle friendly environment.
CCP19 Encourage new development to include active ground floor uses such as shops,
community services, office, and housing units. Provide pedestrian connections
between adjacent buildings where possible to provide for streetscape continuity.
CCP20 Develop clear and safe pedestrian paths through large parcels to enhance the
pedestrian network.
CCP21 Continue to site and screen parking lots to minimize impact on the pedestrian
environment.
CCP22 Connect the main entry of buildings to public sidewalks by a clear, identifiable
walkway.
CCP23 Encourage transit use by improving pedestrian and bicycle linkages to the
existing and future transit system, and by improving the security and utility of
park -and -ride lots and bus stops.
Revised 2010 VII-19
FWCP — Chapter Seven, City Center
CCP24 Establish clear and well marked pedestrian crossings to reach transit facilities
and other uses at a maximum spacing of 660 feet.
CCP25 Connect Celebration Park and Steel Lake Park via a pedestrianibicycle
pathway bisecting the City Center. Orient buildings, urban open spaces, plazas,
etc., to pathways where feasible.
CCP26 Continue to improve the appearance of, and pedestrian/bicycle circulation
along, South 320th Street and Pacific Highway South.
Transit
Efficient, convenient, and reliable transit is important to the City's emphasis to reduce
auto dependency through the creation of viable travel options. Transit will play an
important role in the development of the City Center and the region as a whole. A multi -
modal system that includes transit will bring commuters and shoppers to and from other
areas of Federal Way and adjacent communities. A high capacity transit system with a
principal stop in the core area will distribute people regionally and connect to other bus
based transit systems. Transit stops throughout the center will help shoppers, employees,
and residents to circulate around the City Center without the need to get into their cars.
Encouraging a mix of land uses and densities at major transit access points will help meet
passenger needs and reduce vehicle trips.
High Capacity Transit
The Federal Way Transit Center opened in early 2006, on a seven -acre site located at the
southwest corner of South 316th Street and 23rd Avenue South, at the northeast edge of
Federal Way's City Center. The transit center is a regional bus transit facility supporting
Sound Transit, King County METRO, and Pierce Transit. It includes a five -level
structured parking garage with 1,200 parking spaces, a pedestrian bridge between the
transit decks and parking garage, bicycle storage, and shelters for waiting passengers.
The Transit Center is considered by the City as a major anchor to the urban center
designation in the Vision 2020 plan adopted by the PSRC. The project also includes a
high occupancy vehicle (HOV) direct -access ramp connecting the transit center to
Interstate-5 via South 317th Street. In addition, approximately one acre of the transit
center site has been set aside for future transit -oriented development consistent with the
comprehensive plan vision for the City Center.
Sound Transit is working with Puget Sound citizens and City representatives to develop a
HCT network linking Everett, Tacoma, Seattle, Bellevue, and communities between
them. Three light rail stations are proposed in Federal Way, including one in the City
Center core area.
Map VII-7 depicts the approximate HCT alignment and the location of the recently
constructed transit station and the direct access ramp connecting I-5 and the transit station.
Revised 2010 VII-20
FWCP — Chapter Seven, City Center
The FWCP does not depend solely on the development of a HCT system. The proposed
system is one of several transportation options. While HCT will help regional and local
transportation needs, other modes will continue to play a vital role. Many of the
characteristics that are desired within the City Center, and support HCT, also support
other modes such as van/car pooling, busing, bicycling, and walking.
In order to encourage transit use, the high capacity transit station provides an inviting
environment with comfortable pedestrian facilities, including shelter for waiting areas,
convenient passenger drop-off zones, safe lighting, and street furniture. Stores adjoining
the station can take advantage of the concentrations of people by specializing in goods and
services needed by commuters such as dry cleaning, videos, news kiosks, and day care.
Federal Way's City Center station is oriented principally to pedestrians and those arriving
by other forms of transit. Providing for pedestrian/bicycle accessibility between surrounding
properties, street network, general vicinity, park & ride lots, and the HCT is essential.
Policies to Guide Transit Planning and Establish a City Center High Capacity
Transit Station
Goal
CCG18 Work with the transit providers to develop a detailed transit plan for the City
Center. Identify facilities, services, and implementation measures needed to
make transit a viable and attractive travel mode. Tailor the plan to meet local
needs through rapid transit, express buses, community service, and/or demand -
responsive service.
Policies
CCP27 Continue to focus transportation investments to support transit and
pedestrian/bicycle-oriented land use patterns, specifically in the core area.
CCP28 Participate actively in regional efforts to develop an HCT system to serve the
City Center.
CCP29 Establish the most intensive levels of transit service to the City Center area.
CCP30 Integrate any transit system with existing or new road right-of-way.
CCP31 Integrate the high capacity transit system with other transportation modes
serving Federal Way and the region.
CCP32 Integrate bicycle and pedestrian facilities with and connect to high capacity
transit facilities during right-of-way acquisition, facility design, and optional
phases.
Revised 2010 VII-21
FWCP — Chapter Seven, City Center
Civic Buildings and Open Spaces
Public buildings including community centers, libraries, city hall, performing arts
theaters, conference centers, and schools provide places for the community to meet,
exchange ideas, and socialize. The City should take advantage of every opportunity to
locate a variety of civic buildings in and around the City Center. This will occur over
time, but it is necessary to establish a clear direction through public policy.
A network of outdoor spaces for recreation, strolling, gathering, and dining will make the
City Center a lively and attractive place to live, shop, and conduct business. Each type of
space should serve a range of users and activities. Outdoor spaces should range from a
major urban park that is the focal point for downtown, to pocket urban plazas for lunch
time gathering by residents, visitors, and workers. Some spaces will be publicly built and
maintained, others will be constructed along with private development. Privately
developed gathering space is a major component of all City Centers: small parks and
plazas are opportunities to enhance the urbanscape and image of the City Center.
Courtyards, mews, and forecourts are ways to efficiently integrate open space to enhance a
project. Visitors, shoppers, and employees often perceive these private spaces as public.
The City should commit to assist in or provide incentives for, the development of plazas
and parks that are open to the public. Map VII-8 proposes a central outdoor gathering
place within the core area, such as a park, plaza, or square, which will become the focus
of community activities in the core.
Uses around the edges of this plaza, such as transit facilities and cafes, should be sited to
generate activity throughout the day. The edges of the plaza should be well defined and
landscaped to soften the hard surfaces of adjacent buildings and streets. This space should
be physically and visually linked to the central pedestrian spine and transit center.
Policies to Promote the Development of Civic Buildings and Urban Spaces
Goal
CCG19 Develop civic and cultural facilities in addition to a public space and park
system within the City Center to meet the needs of residents, employees, and
visitors. These facilities and spaces should connect to the Citywide and
regional system ofpublic spaces, parks, and trails.
Policies
CCP34 Promote a diversity of public and privately funded recreational and cultural
facilities throughout the City Center. Promote partnerships between the City and
other agencies, private organizations, and individuals to develop and meet the
needs of City Center and the general community for these types of facilities.
Revised 2010 VII-22
FWCP — Chapter Seven, City Center
CCP35 Emphasize locating civic and cultural facilities within the core. Planned public
facilities could include Municipal Facilities, a library, or performing arts
complex.
CCP37 Acquire land necessary to provide a broad range of recreational opportunities
throughout the City Center. Land bank parcels in the core area for future
municipal facilities.
Parking
The continued use of expansive surface parking conflicts with the goal of redeveloping
the City Center as a higher -density, mixed -use area that is pedestrian -friendly and
supports the use of public transportation. It is, therefore, necessary to reduce the need for
parking and encourage the provision of structured parking within these areas.
Moreover, parking lots have high redevelopment potential. There are numerous examples
of communities similar to Federal Way where former parking lots now contain multi-
story developments. Large amounts of parking will be needed for many years to come.
However, as development pressures and land values increase, surface parking becomes
expensive and property owners will be able to afford the conversion from surface parking
to structured parking. In the interim, the City should encourage site layouts that facilitate
future redevelopment of parking areas.
Private and public partnerships should examine the feasibility of constructing a parking
structure in the downtown commercial core area. Figure VII-4 is a conceptual illustration
of the redevelopment of surface parking around a mall.
Goal and Policies to Develop Alternatives to Existing Parking Development
Goal
CCG20 Encourage the development of a higher -density, mixed -use City Center that in
turn will reduce the demand for large amounts of separate parking facilities for
individual developments.
Revised 2010 VII-23
FWCP — Chapter Seven, City Center
Figure VII-4
Potential Redevelopment of Surface Parking Areas
C
Over time, parking garages, lower parking requirements and shared parking can
allow for more intensive development of land.
Policies
CCP39 Encourage public and private parking structures (below or above ground) in lieu
of surface parking in the core area. As redevelopment occurs and surface parking
becomes increasingly constrained, consider a public/private partnership to
develop structured parking in the downtown commercial core area.
CCP40 The City will encourage the provision of structured parking.
CCP41 Buffer parking areas to increase compatibility between surrounding uses. For
larger lots, provide substantial landscaping, special lighting, and pedestrian
walkways.
CCP42 Site and orient buildings and parking to allow redevelopment of surface parking.
Revised 2010 VII-24
FWCP — Chapter Seven, City Center
CCP43 Allow on -street parking to create a buffer between pedestrians and traffic
depending on street characteristics and role within the City Center. On -street
parking should be viewed as a component of the parking supply for the area.
CCP44 Encourage shared parking between uses to maximize the use of available
parking within the City Center.
Streetscape
To improve livability within the City Center area, the City must complete the street
network and continue to develop streets in accord with its new street standards. The street
grid must be well interconnected to make travel from one place to another as efficient as
possible. The key to achieving this is to consider streets as a network that will serve
pedestrians, bicycles, and transit, in addition to automobiles. In areas where increased
density is proposed, existing streets must continue to be retrofitted with sidewalks, street
trees, street furniture, and other amenities. Allowing on -street parking also creates a
buffer between pedestrians and vehicles. It also allows shoppers and visitors to park
easily for short amounts of time. On -street parking should be permitted on City Center
streets (where feasible) except during the morning and evening commuting hours when
the extra lanes are needed to accommodate the extra high volumes of traffic.
The Transportation chapter illustrates several street standards developed specifically for
the City Center area. These streets will connect to other proposed and existing streets to
complete a street grid. Street standards for existing and proposed streets within the City
Center can be found in the second section of the Transportation chapter. These standards
also incorporate the City Center Street Design Guidelines adopted by the City Council in
May 1998.
Policies to Improve the Street Network and Streetscape Character
Goal
CCG21 Maintain street designations that reinforce the unique characteristics of the
City Center.
Policies
CCP45 Continue to acquire right-of-way, primarily through dedication from
development, to complete and enhance the street network.
CCP46 Continue to design streets as public spaces, with appropriate pedestrian
amenities, trees, sidewalks, bicycle paths, transit services, street furniture, and
trash receptacles.
Revised 2010 VII-25
FWCP — Chapter Seven, City Center
CCP47 Continue to construct streetscape improvements as an integral component of
any roadway improvement.
CCP48 Encourage buildings to front or face public rights -of -way, providing clear paths
from the sidewalk to all entries.
CCP49 Only SR-99 and South 320t' Street shall be wider than five lanes.
7.4 IMPLEMENTATION
Developing a City Center will require collaboration between government entities,
citizens, and developers. Phasing and development of certain elements, such as high
capacity transit, are outside the City's control. Therefore, an implementation program
must be flexible. It must also be tied to general goals, policies, and strategies rather than a
detailed, step-by-step list of actions. The implementation section consists of:
A set of strategies to guide implementing actions;
An illustration of how these strategies can be realized over time; and
A 15 year action plan.
Implementation Strategies
Specific strategies must be pursued in order to coordinate various elements and actions that
are dependent upon one another. For example, private development depends upon
adequate infrastructure and amenities. Effective transit service depends upon supporting
land use development to provide sufficient ridership. Residential communities require
adequate transportation and services, a pedestrian friendly environment, open spaces, and
jobs to foster a sense of community. In addition, much of the City Center's redevelopment
is dependent upon market demands and development that is not projected until the later
years of the FWCP's planning horizon. However, regulatory and infrastructure actions
must be taken in the interim to prepare for these developments. The following strategies
form the basis to achieve desired City Center development.
• Maintain regulations to shape and influence new development (1-20 years).
■ Discourage low intensity auto oriented development in the core.
■ Provide regulations and incentives to achieve a high intensity, mixed -
use, pedestrian friendly development.
■ Encourage residential development in the City Center frame area.
■ Encourage high -density residential development in the City Center
Core (Urban Center).
Revised 2010 VII-26
FWCP — Chapter Seven, City Center
■ Allow short-term investment in the frame area that will support long-
term core development.
• Continue and enhance incentives to foster desired redevelopment in the City Center.
■ Maintain, and consider increasing, the City Center redevelopment fund.
■ Consider appropriate public -private partnership opportunities as they present
themselves to leverage desired development.
■ Pursue appropriate redevelopment of City owned parcels.
■ Continue to respond to opportunities for City acquisition and repositioning of
key properties as they become available.
• Develop specific plans to construct needed street and infrastructure
improvements (1-5 years).
Develop plans to define the location of street rights -of -way for
completing the street grid and constructing transit facilities to provide
predictability for developers.
Construct arterial improvements with associated landscaping and
pedestrian amenities (timing set by capital facilities program).
Prepare a pedestrian and bicycle plan and construct sidewalks, pedestrian
paths, mid -block connectors, and bicycle connections to all areas of the
City Center and particularly to a transit center (ongoing effort).
• Consider development of structured parking facilities as needed to support more
intensive development and gradually convert the core into a less auto dependent
area.
■ Develop parking standards for the City Center Area.
• Improve both local and regional transit service.
■ Develop a regional HCT station at the transit center (20-25_years).
Construct civic features, public spaces, parks, and other urban elements to create
a true urban center and promote civic identity (5-10 years).
Develop major civic facilities in the City Center such as, Municipal
Facilities, performing arts center, and recreation center, to generate
social and economic activity (5-10 years).
Add amenities to residential areas to build new neighborhoods (begin
immediately as an incremental program).
Include landscaping and pedestrian improvements in all street
construction (incremental program tied to actual improvements).
Revised 2010 VII-27
FWCP — Chapter Seven, City Center
Phasing
Transforming the existing downtown commercial core area into the proposed City Center
is an ambitious task. It requires a significant transformation from a low -density,
automobile oriented, largely retail area to a higher intensity, more pedestrian oriented
mixed -use area. The City Center chapter acknowledges that the core will take some time
to develop. The City can facilitate these changes if a series of small steps are taken over
time. This is especially true if the steps are consistent with the emerging economic,
social, and demographic trends. As is the intent of this plan, the phasing scenario
presented here accounts for the timing of market projections and future actions.
As noted above, the implementation strategy is keyed to projected trends and regional
planning goals. Its form and character, as envisioned in the chapter, are dramatically
different from anything that now exists in the center. Recently, there has been a substantial
increase in interest in redevelopment opportunities within the City Center, both on the part
of existing property owners and prospective developers. This interest indicates that new
development is more likely in the near -term than at any time over the past several years. It
will be important for the City to maintain its proactive efforts to attract, engage, and even
at times provide incentives for new development in order to take advantage of the
continuing mid -decade economic boom. In the meantime, there may be some deferred
maintenance, short-term, high -turnover tenancies, and even vacancies, as the development
community begins to assemble property for future redevelopment. The City should not
encourage continued low -scale investment in this area, since it will need to be amortized
over a decade or two and will delay accomplishment of preferred development. As
regulations are applied to modest renovations, it should be possible to secure some basic
improvements. However, the City should not expect full implementation of the vision for
the City Center until owners are ready to install long-term, major development projects.
Figures VII-5 and VII-6 and Map VII-9 (located at the end of the chapter) illustrate key
steps in the evolution of Federal Way's City Center from 1995 through 2025. The
illustrations are taken from a viewpoint just north of South 316th Street between 20th
Avenue South and SR-99. The drawings do not necessarily indicate recommendations for
specific sites. The locations of the elements and the time frames may well vary. For
example, Figure VII-6 shows an elevated light -rail line that may not be routed to Federal
Way during this planning horizon. The drawings do illustrate how a viable City Center
can evolve through several coordinated, incremental steps taken over time. The
approximate dates are based on current market demand and funding projections.
However, new trends, funding priorities, and development opportunities may emerge,
changing the timing. An illustration of 1995 conditions is included for reference.
2002 — 2010 Actions
• Develop a pedestrian/bicycle plan that outlines a connected, safety -oriented
system of routes and facilities. This chapter shall be used in programming capital
projects, reviewing development proposals, and encouraging other agencies to
Revised 2010 VII-28
FWCP — Chapter Seven, City Center
integrate bicycle improvements and linkages into Federal Way projects. The plan
should emphasize linkages between transportation facilities, Celebration and
Steel Lake parks, The Commons, and surrounding communities.
• Continue to plan for and develop parks and public spaces within the City Center.
Begin negotiations for acquisition of land for a City Center park, plaza, or square.
• Complete streetscape improvements along the South 320th Street corridor.
• Continue to improve SR-99 and establish mid -block crossings.
• Complete the BPA bike trail.
• Continue to negotiate and acquire rights -of -way to augment the City Center street
grid. During permit review, ensure that new development is compatible with the
street grid. Construct street grid enhancements.
• Focus transit activities in the City Center core.
• Construct streets to serve the transit facility.
• Pursue public -private partnerships for desired redevelopment, with City
investment in public open space, public parking, and/or public infrastructure
leveraging substantial, catalyzing redevelopment projects.
• Through City ownership and repositioning, continue to pursue substantial
redevelopment of the former AMC theaters site in fulfillment of the City Center
vision and to be a catalyst for additional, nearby redevelopment. Additional
opportunities to acquire and reposition key City Center properties should be
considered as the opportunities present themselves.
• If the City Council chooses the City Center as the appropriate location for
Municipal Facilities, begin negotiations and acquire property for Municipal
Facilities. Construct Municipal Facilities.
• Explore feasibility of creation of a City Center park, potentially associated with
Municipal Facilities and/or other community facilities. If the concept is
approved, begin negotiations and acquire property for a City Center Park. Design
and construct a City Center Park.
• Enhance educational and recreational opportunities in City Center.
2010 — 2020 Actions
• Construct a City Center park with public amenities such as fountains, sculptures,
and unique landscaping, separate from Celebration Park.
Revised 2010 VII-29
FWCP — Chapter Seven, City Center
• Continue to pursue public -private partnerships for desired redevelopment, with
city investment in public open space, public parking, and/or public infrastructure
leveraging substantial, catalyzing redevelopment projects.
• Potentially construct the pedestrian overpass across 3201h Street, and build phase
one of the City Center pedestrian mall.
• Improve community -wide transit service and implement a "spokes -of -a -wheel"
service delivery pattern with City Center as the hub.
• Seriously explore the feasibility of constructing a performing arts center and
develop an implementation plan.
• Establish green parks and corridors throughout the City Center and/or along a
City Center pedestrian mall.
Activity Since 1995 Comprehensive Plan Adoption
The following have been accomplished to implement goals and policies of the City
Center chapter since the initial adoption of the FWCP:
• In 1996, the City adopted code amendments for the City Center Core and Frame
to allow for increased residential density and flexibility in siting residential uses.
The City also adopted Community Design Guidelines intended to improve the
appearance of non-residential buildings and to expand pedestrian circulation,
public open space, and pedestrian amenities.
In 1998, in conjunction with King County/METRO, the City improved local and
intercity transit which should result in more people having access to shopping
and other opportunities in the City Center. Since that time, the City has worked
with the transit providers to develop a detailed transit plan for the City Center,
including siting and initial design work for the City Center Sound Transit station,
as well as improvement of two park -and -ride lots.
• In 1998, the City adopted policies to provide streetscape enhancements and
development of standards for streetlights, street trees, and their placement and
location in the City Center. Since that time, substantial progress has been made,
with full improvement along this corridor from I-5 to 1 lth Avenue South.
• The City has an adopted TIP and CIP plan which addresses major street
improvements in the City Center. Minor collector and local street improvements
would be provided by development as redevelopment occurs.
• In 2001, the City created an Economic Development Division within the
Community Development Services Department and hired a Deputy Director to
Revised 2010 VII-30
FWCP — Chapter Seven, City Center
manage it. Among the Division's duties are to lead efforts to encourage City
Center redevelopment, attract businesses and developments, and increase
visitorship to the City Center.
• Phases I, II, and III of the BPA trail have been constructed.
• In 2001, the City Council enacted building code provisions allowing five stories
of wood -frame construction over concrete.
• In 2003, the City Council enacted limited, ten-year property tax exemption for
multifamily/mixed-use construction.
• In 2005, the City Council appropriated an initial $5 million for a City Center
Redevelopment Fund, and has continued to invest in that fund. In addition, the
City Council passed a resolution committing to pursue public -private
partnerships to leverage desired redevelopment.
• In 2005, the City Council engaged professional services to produce up-to-date
market data and redevelopment strategies recommendations, culminating in
adoption of the report and a commitment to pursue the recommended strategies
over the next five years.
• In September 2006, the EIS for the City Center SEPA Planned Action was
completed, with adoption of the Planned Action Ordinance, providing a
streamlined SEPA process in the planned action area, adopted in 2007.
hi January 2007, the City Council acquired the former AMC theaters site, with
the intention of repositioning that site for redevelopment that will achieve the
FWCP vision and serve as a catalyst for other nearby properties.
• Infrastructure improvements:
■ 1999 — South 312th Street between Pacific Highway South and 23rd
Avenue South —Roadway widened to four lanes; sidewalks constructed;
street lighting and street trees installed.
■ 1999 — South 312th Street and 14th Avenue South —Pedestrian Crossing
Signal added.
■ 2001 — Pacific Highway South/South 320t' Street intersection —Widen
roadway and add new turning lanes at each leg of the intersection. Also
add street lighting, street trees, install architectural and landscaping
elements at each corner of the intersection, and underground utilities.
■ 2001 —The Commons surface water conveyance system upgrade.
■ 2001-02 — South 320th Street between 1 lth Avenue South and Interstate 5
—Underground utilities, widen sidewalks where necessary to add new
streetlights, install street trees behind the sidewalks, and install medians
where feasible. Add dual left -turn lanes at 23rd Avenue South.
Revised 2010 VII-31
FWCP — Chapter Seven, City Center
■ 2002 — 23rd Avenue South between South 3241h Street and South 316th
Street —Widen roadway to five lanes and add new sidewalks, street
lighting, and street trees. Install new traffic signals at South 316th Street,
South 317th Street, and South 322°d Street.
■ 2002—Completed the Ring Road (14th Avenue).
■ 2002 — South 312th and 14th Avenue South —Upgrade pedestrian signal to
full traffic signal.
■ 2002-2004 — Pacific Highway HOV Lanes, Phase I —Widen Pacific
Highway South with an HOV lane in each direction from South 312th to
South 324th. Add sidewalks, center medians, landscaping, and utility
undergrounding. This project was the City's first of five to improve the
Pacific Highway/International Boulevard corridor and was a continuation
of the revitalization of the City Center.
■ 2002 — Add turn lanes on South 324th Street at SR-99.
■ 2004 — South 314th Street and 23rd Avenue South —Construct traffic
signal.
■ 2006 — Flyover ramps from I-5 High Occupancy Vehicle (HOV) lanes
connecting to South 317th Street.
■ 2006 — South 317th Street and 23rd Avenue South —Construct Sound
Transit's Federal Way Transit Center.
■ 2007 — 215t Avenue South grid road between Sound Transit and South 320th.
New Private Development:
■ 2000
— Courtyard Marriot Hotel
■ 1999
— Marie Calendar's Restaurant
■ 1999
— Holiday Inn Hotel
■ 1999
— Extended Stay Motel
■ 1998
— Comfort Inn
■ 1999
— Walmart
■ 2001-02 — Pavilion Centers, Phases I and II
Renovated or Remodeled Projects:
■ 1998 — SeaTac Village
■ 1998 — Sunset Square (Safeway and Longs Drugs)
■ 1999 — Ross Plaza (Rite Aid and Party City)
■ 1999 — Indochine and Genghis Khan Restaurants
■ 2006 — Pal -Do World (Sea Tac Plaza)
■ 2006 — H Mart Grocery Store (located in former QFC in Pavilion Center)
PROPOSED PROJECTS
2003 — I-5/City Center Access Study —Develop plan to increase capacity
between City Center and I-5 to improve and/or supplement the existing South
320th Street interchange (Phase I Feasibility Study was completed in 2005. Phase
II Feasibility Study scheduled for completion in 2007).
Revised 2010 VII-32
FWCP — Chapter Seven, City Center
• 2003-04 — Potentially locate new municipal facilities.
• 2003-05 — Sports and Multipurpose Fieldhouse potential project.
• 2009 — South 3201h Street and 20th Avenue South intersection improvements —
Add left turn lanes on South 320'h Street.
Revised 2010 VII-33
Figure VII-S
Illustration of City Center, 1995 Conditions
• • • • • • S. 320th Street • ..... 20th Avenue S. Pacific Highway S. - • • • • ;
W"
R
ROME
'I!
........ Executel • ....... S. 316thStreet
'All
City of Federal Way
Comprehensive Plan
City Center Vicnity
Map
City Center Element
Legend:
Q Federal Way City Limits
Potential Annexation Area
Federal Way City Center
Scale:
0 0.5 1
N Miles
Map Reformatted: October, 2006. Source: City of Federal Way, King County
. Federal Way MAP VII-1
Note: This map is intended for use as a graphical representation only.
The City of Federal Way makes no warranty as to its accuracy.
a) � 5 Jub 5 I LL S 308 ST 11
9 ST
or)S City of Federal Way
� 309 ST
9PL m308CT o, o¢ N
N N S 310 ST Comprehensive Plan
> �
0 PL
C S310ST " s City Center
311 ST
N� S312ST � S312ST Boundary Map
0 l Q i s 313 ST D City Center Element a
Q o m Steel Lake
T o Qv co Pavillions " " ParkNN >
v
Q Center 314 Q
�ti ST rb
N Legend:
S315ST V) S315LN z
} Federal Way City Center
S316ST S316ST _ S316LN
316ST N
S 316 ST U) -- w Truman Lakes
N L
a v
S 317 ST N I l.s.t Park
T � ¢ S317ST (,) S316PL ¢ S,
o LL Gateway
S 318 PL S Center o
`bs a SeaTac SeaTac 319PL yew,
A� 0-s S 320 ST J Village Plaza
S 321 S 320 STD
ST Celebratio w N
3s U1
Center
D
The Commons at ai C/)
sT a s 322 Federal Way S 322 ST
S 324 r- PL
PL r'
0 S 324 ST S 324 ST
rs,
S 324 CT WINGED FOOT WY
O
�L SEMINOLE LN �, Scale:
p� S 325 Q ? 0 0.125 0.25
ST <a 2 w
J S 327 O MERION III/ m m N Map Reformatted'. October, 2006. Source: City of Miles Federal Way. King County
3 a zD UN CHER
S 327 ST o� o z , HILLS P� a
28 s W W °LYMP c wv OAK- m `. Federal Way MAP VI I-2
�
Celebration ST Z MONT
_
Park ,,9 COLONIALWY S 328 PL CT p Note: This map is intended for use as a graphical representation only.
S z (� The City of Federal Way makes no warranty as to its accuracy.
City of Federal Way Boundaries of city Center
Eremerlr
Comprehensive Flan Manned Action SEPA Map VII-2A
o
J1.
E
S 312th St
�I
ri on Walmad
r; Pa Villions a
Canter Hillside m
- N Alas a Steel Lake 4
— ' a Park
TOP
Foods
---' S 316th_St Harry Trtrmari
Fo0erof We High School
ca 'Transit
w _
Confer
Gateway
� Center '
to
SaaTac , yWbrld
Pal -do
Vllage
CAw Plaza
S 320th St
04 5t
Colebradon
m
Confer
D
Safeway The Commons at ro
Federal Way
S 320th St
Park B Rids y
Celebration 4 , Q
Park'
Legend
Planned Action SEPAArea City Center Core
Surface Water City Center Frame
Park
Building
Street
This map is accompanied by NO warranties.
Map Date: June, 2010
Scale:
N 0 500 1,000 Feet
CITY pf
Federal Way
Map prepared by the City of
Federal Way's GIS Division.
REVISED MAP - REPLACES MAR DATED MARCH 2O07
Map VII-3
The Concept Plan
oci o�n�]
oO° 00 �ooLP� q
e
"0P.
caa
O
a QO �n�0
a ° b (� �q
❑ a
o
❑
oeQ4d p=0
O p D �Ir
oa d �o�aa ada�q
❑ b �
a B c
q ° o0 00 °
d almart
Paviltions
Ncn
T�
m
Centre ❑ r� .,
Hillside
a 7 d od
a
0 0 has Qatl
l7 4O� p ^ 0
C7 (�
o
a aza
Steel Lake = Q9
co
Q qp° o L
o d0 �0 0 QCfd ❑a �`
o
,C Park
t5 dOL.7dQ❑�°4!Q pp �
Top
D E0O _
h t
pp gfl
� 013inn
QU�` FlarrySTrum
�QQdd9bd��bb
8fl�e°� HighSch° n
CI r1nV QOC'�o�oQCbgQQ �
� 7
Q - �aof Gateway
00 Canter
quo odgn�oodaoo�
°
��o
o Sea Tac Center
n
n r
Village
UUU Plaza
� _
O
5 Oth St
❑
o p Q ❑❑ o❑
`"'
a gl
d ff
❑
N Q°
f?
�1op C] Safeway
e! bration
a ter
Commons at
Q
o
q
CO
Existing
Park &
Ride
0❑
D 3o
oQ
❑
ma6�°o'k _
°
Celebratio
O
�'
Park
Q�OQ
.. po
��D O o Sq
fla
New Transit Center
N Enhanced Street Network
/ 1 Map Date: February, 2003
w Reprinted: March, 2007.07.
Potential Pedestrian
0 City Center Core
N
Crossings
0 City Center Frame
0 500 1,000 Feet
Potential Bike Route Park
Existing Bike Route
CITY OF
�! Transit Street
�� Federal Way
This map is accompanied by no warranties, and is simply a graphic representation
M J Jub J I 6L. S 308 ST
)9 ST j C >
S
co 308 CT rn Q
)9 PL No N
10 PL
S 310 ST
rn �
-__ rs 312 ST
S 313 ST
Q
CO
iT rn
Q� 5
�
^ti
S315ST
316ST
S316ST
T ¢¢
0
S317ST
S�
lb
3 S�
A�
S 321
ST
S
a
s�2A
U)
a
S 324
r
PL
PL
r'
r
rS,
�O
9L
p
�ti4
S
Celebration
Park
s
309 ST
rn S
Q 310 ST
N Q
S
N 311 ST
S 312 ST
U) rn
o
Lake
Pavillions�
Center
coSteel
N N
Park >
Frame
Q
ST
ST
00
N
U)
S 3
S316ST
•■■ men
3316ST S316LN N
■■■■■■■■■■■■.■Nt coTruma
■
co
9 H.S..
i
M � 316 PL
¢ S *SS
�
LL ■
�.i -S 318 PL
■ ■ ■ ■ ■ n
Gateway
Center l
aSeaTac
s o
SeaTac 319 PL l II
■
S 320 ST
PyO,
Village Plaza GP���
S 320 ST
Celebration ■
W
Center
D
■
The Commons at cn �
Federal Way S 322 ST
■
Core
• '19a sT
S324 ST
i
S 324 CT
S 325 Q
ST
S S 327 ST
328
ST
SEMINOLE LN
O
S 327
O
MERLON WY
z
m o
c0 w
CHER
m
O
a Z z
HILLS L
O
S
w OkYMPfC
WY OAK-
m
w z
_Z
MONT
�9A
~ COLONIAL WY CT
y
S 328 PL
p
rs
z
City of Federal Way
Comprehensive Plan
City Center Land
Use Designations
City Center Element
Legend:
City Center Core
City Center Frame
Lakes
Park
Scale:
a0 0.125 0.25
N mmmlMiles
Map Refomtatted: October. 2006. Source: City of Federal Way, King County
Peileral way MAP VI1-4
Note: This map is intended for use as a graphical representation only.
The City of Federal Way makes no warranty as to its accuracy.
Map VII-5
Proposed Street Network
i1 �
❑G Lake nq
� od a Q OO QooQa
no
rJO R �Glgq� ❑
da p
Ea5 }n�0 y
.. Ull U
0 0 0 p6,
a IT
° U
opapo dapQ p
b o 4ou o o vp� p.0 Q.L,PO
O p
�
0
2 h St 0
0
il. ao�a 1
g° ° O O 1 Pavrllions
0 0 0 O �, o pl Centre
p as e o;
° n a
d almart*�Q❑�
p
Q
❑ a
o Hillside
Plaza 1
�00�
y H 0,
m i ff od
a ,J
Steel Lake Y 7
N
7 4aC?ad❑
o❑
El
Foo ❑
Park
ia^o^nn
❑ 7oDodO�aa ❑1
o uo o❑ 94 (�
❑ 0 St
o om; ❑
❑ oP oo�d W� "ST,
Ooo
�d9c 9o���biS
a Q od����� a s
❑ 1 1_ J' 1��o
o ��i r HighScho
e ❑
oo�000r>�o6boo ❑
y
�
�
6�
g4opgo4dtaOrap� p .��
°
�7
❑ — --Gateway
701.
i
i
Center
opt o ,,� � �
I1� s
L6' LLIII
� Sea Tac Cent
Q �
�
-- ..
+
1�I a
���tv
d❑ �'
; Village ❑ � Plazas
UUU
��
s othSt
o aQ ❑ G1 r� da
1
Le
o QE �i r Q
(t {{¢��4� 1
o Q _ el bration
a Safeway l e ter
- -
1 4 �
1 1
1 Commons '
w ❑�° o
---- -
da 0 1
��
at
1 1
ea w �...
, .
o ❑ �
14 1
I Existing
QQ
Park&
Ride
a
�00 q
o pip � a�_n
o
Q � p afl ❑ � ��a �
° Celebrat
1
�c
Park
�
Q°
Q O4°�Ob� 577 q46
O o �OQ
® Intersection N Scheduled Street = Park
/ Map Date: February, 2003
Updated: November, 2006.
Improvement Improvement
N
® Recent Intersection Street Recently
0 500 1,000 Feet
Improvement Constructed or
Existing Street Dedicated ROW
Proposed Street City Center Core
❑ City Center Frame
, Federal Way
This map ¢ accompanied by no %varranties, and is simply a graphic representation
Map VII-6
Principal Pedestrian and Bicycle Connections
fa C
o A, j Oa d dbPPo gPp4 � �
❑ Q�000q[bP oC 1
�:
I
' ❑ S ° oo Qo ' OQ 1 Pavillions
Op a�a pro 1 Centre ❑
❑ a
—.
��. S Q 4_ d r 1 0 0
� �a�a 6a[iob❑ �1 � 7ap�
g ❑ tfjma OPOTAQ
CILI
- �J
c'�r goomodc6goo C 1 ❑
gbQporx�dp�o�p ������
�, f
b�o� CIE
ath St ❑
a c� a
El -L
el bration
dad F Safeway 1 e ter
—
C7 llpYY I ❑
3� d O � ❑ 1
h� off/
Itelebrati
Park
D�ll o<:_
b Qo 0 C ❑600 �1 0 0[] �.rp-P ❑
- 4
UWgWp
'..
rn 1
o
n
Hillside
Plaza 1
i
E j Steel Lake
"'-
�.�
16 Park
��
1
-&g�gflL1
u 02 0
E Harry S To
08Q
st
A Nigh Scho
UO
-- -�y� 7
---- Gateway
❑ ❑ Ceniler
� SeaVillagTaec
1 ❑ Center n
o F C 0 q o� Plaza a �_ 0
--- '--- ---- --%
7
Commons at
1
�L� J -Federal Way._
1r--
-----r-+
1
1
Existing
Park &
RIrte
G
70 ;
1
u
New Transit Center h Existing Bike Route Map Date: February, Zoos.
g _ Reformatted: November, 2001
Potential Pedestrian L-71 City Center Core N
Crossings 0 0 500 1,000 Feet City Center Frame
H Existing Street r Park
,Ai Proposed Street
[ITY 'IFPotential Bike Route L Federal Way
This map Is aewmpanled by no warrardles, and Is simply a graphic represe❑ttatlan
Map 11-7
Potential Transit Alignments and Stops
r.L RV
.Ob
Iz
113 °o ��sl Q
_��,I pIQaO#!. 4cb34 Doi Q" 1
aQ°d���� �MGM
01=1100 co
elm
Steel Lake
Park
s l
1 '44 D A
4
� cm
u�
#
[1 4 f
Commons at 1
o WOW Way �
�co 1 �_ F
r
II
�A91h St 6 �
C
•t
0 Yr
Park - . D�W
d
Mao Dac Februwyj 2DD3.
Now Transit Genter 0 CIty Center Frame Ruhmratned-. Ns,vsrnber, 200
Potrr �tlal HILT alignment (2 Afterna#ives) Park o s00 1.01n F&o1
Pdtarrtlal Transit Routes
Patentlal Transit Stop
C pity Cantor Coru
Federal Way
City of Federal Way
Comprehensive Plan
Potential Location of City Center
Public Spaces and Bicycle Routes
El
LJ TD ID Q
Q odd 4 �o o� ar Q
(f Z,pk(; v5j � � � O(]Do Q OO QooQ, UrQOWCi i]W gG.la11
a c'
Easter ° o o *f
(8�
Q ❑
dQ.a a
�P d !] abp�o OP.PGI 0 s ❑ O 4 w A �12th St
o ❑�good�oa d � � � � � � cn �oo�'
p. o��c ❑ d Cr - Walmart >��°oQ�
°. Pavillions L
o❑ o o O p- Q cn
❑ °p p° �°, 44o Q Center ❑ o r jMiside
N Plaza a Steel Lake a
��pd°��a000q o M Park N
f,Cl a6op❑ A Top 7 �% I Foods ���Qa
C�
o�
316th St �� w�
Oo Qo o o �o�LJ°
Q a��da�pb6 0_ �ry ar TrU
Q Q o Qaapopoaopn a' Federal Wa�p�C�C� ooHigh Scho
fl
❑ (D r_�ns�t40���°°
d �° godaoaooc��goo a a enter
ate
q6O 4}aoc�poopbppopo p� � y
oao ° o00 0 Center
04
Village �Q World
a Plaza
2oth St D O CJ L-7�
�J a ❑ � 4
le ration ❑ °
°o
DD C nter
Hof]5 Safeway ommo
IL
E d al Way
a 0 d E0 S 32* St
ti S 324th St Park Ride
o moo �o �00 0 ❑ �o�aeebabocoro�oop
�o �� n �y CJ �i❑ ❑
Celebration 48 ��
Park ffilr' 11 = J 0 Ufloo
MCC( axry�MC)
Legend
Map Date: March, 2007
Potential Public Space Locations Park
Scale:
a
Existing Bicycle Route City Center Core
" 0 500 1,000 Feet
■■��■ Planned Bicycle Route City Center Frame
i
Surface Water
4k Federal Way
Building
0 Street
City Center Element
This map is accompanied by NO warranties.
Map v11-8
Map VII-9
Phasing Concept 1995-2010
0
i1 C11I
❑�Eti
ol�n P 00 Qoa13a >np7
] a
L
ULFa25
�d "
Q
Q()
add dPpQ Qo
o ❑7Qg4dmP
g poo
p°
Jj
JVmart ��`Lfl
�a � �j
O
�
D
S° 0Pavilions
° p O° �, p Q Centre
o p Gas e Qoao
d o q0 o° oo L e o Q
C7 ❑
❑ E m d oq
c Hillside ❑ q
w Plaza Steel Lake
d
o c,a�q 4aC�ad❑
Park
O rLth
❑�7❑1Jodo�aag4
•�agrJf59o�� �iS
r� � gfiQ
Q Q ISn �LdJ44�yarr�srra°
— t U � H1gh5cho o
pCOO
O
�1 �
r
�
0o�000r�o6=�00
❑40�o4doagrA
°Li
7 i
Gateway
Center ;
Qp ji O s
IF SeaTac center
Village o Plaza
UU �i
Q U 9 r w
S 32t3th St _❑
4 ❑ 0 4 0 0
Q
P el bration
e ter
��� a
ElEJ e
Safeway
D
Commons of
ed VII
� ❑��
Existing
Park &
Q�9
324th St da
b� <1 q
oQ p�� a
o m o Q Q °oax av�� ae m�P®a m
Q p Qfl ❑ �oeta�
n
Celeb
�c
Park• •
Qo
Q p a�a�0 � ❑a� N
oaQo�flQ
Intersection
Improvement
A� Street Improvements Map Date: February, 2003.
Recently Completed Update: February, 2007
N Scheduled Street
W'i New Transit Center
Improvement
® 0 500 1,000 Feet
Recent Intersection
Pacific Hwy South - Widen Road to include HOV lanes Improvement
and underground utility poles. Add sidewalks, street City Center Core
lights, trees and landscape median.
0 City Center Frame
Proposed Right of Way
Park & Federal Way
This map is accompanied by n warranties, and is simply a graphic representation