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CITY OF
Federal Way
Request by the applicant fora comprehensive plan amendment rezone
and development agreement of the former Bally's site from Office Park
(OP) to Multi -Family Residential (RM1800, 1 dwelling unit per 1800
square feet).
The Planning Commission recommended "that the proposed
Comprehensive Plan amendment not be adopted until such time that
the applicant and City enter into a development agreement pursuant to
FWRC 19.85 to cover homeownership opportunities and other items
deemed appropriate by the City Council."
The Development Agreement allows for a market rate townhouse
development and includes homeownership opportunities though the
recording of condominium community. The condominium allows for
individual sale of the units as market conditions allow at the discretion
of the property owner.
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Federal Way
Market -rate Townhouses. Development of the Property shall be limited to a Market -
rate Townhouse community. Within sixty (6o) days of issuance of the Certificate of
Occupancy for the final Townhouse in the Project, the Owner shall execute and record
a Map to create a residential condominium community that allows each individual
Townhouse to be sold as a condominium; provided, however, the property may
operate as a "for rent" apartment community at the sole discretion of Owner.
Dedicate garage parking. Each Townhouse shall provide privately accessible two (2)
stall garage parking, which may be in a tandem configuration.
Access to open space. Open space provided by the Project shall comply with FWRC
19.205.010 and shall provide access directly to private yards and/or balconies from each
Townhouse.
Parking. Each Townhouse shall have z garage parking stalls. Guest parking shall be
surface -parked and provided at a 1 stall per 6 dwelling unit ratio.
Duration. The benefits and obligations of the development agreement run with the
land and continue following the subdivision, leasing, or transfer of ownership. The
term of the Development Agreement is to years from the effective date.
Federal Way
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Access: This parcel fronts on and has existing driveway access from South 32811n
Street and ist Avenue South. Final access points will be reviewed through future
site -specific development applications.
The Traffic Division will conduct a Transportation Concurrency Analysis, which will
analyze peak hour impacts of the project to assure that there is adequate capacity
to accommodate the proposed development.
Supplemental mitigation may be required if the proposed project creates an impact
not anticipated in the Transportation Improvement Plan (TIP).
Development proposals will be subject to a traffic impact fee to address system
impacts.
Site -specific traffic impact analysis serve to address impacts outside of the evening
peak hour. Traffic impact analysis will also address safety issues not addressed
under concurrency or
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Federal Way
The Public Works Traffic Division provided the following general comments
regarding transportation concerns:
Development would generate far less than 1% of the traffic on ist avenue S,
ranks low on safety concerns and lacks a congestion issue.
S 3281" Street is classified as a minor collector, which can be expected to carry
up to 5,000 vehicles per day. Current volumes on S 328t" Street are less than
half that. The development is expected to increase current volumes by less
than 5%.
The concurrency analysis would be able to quantify congestion impacts on
intersections that are impacted by development. There are no intersections in
the City that are failing concurrency.
Federal Way
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City of Federal Way
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RM2400
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RM1800
Exhibit # l
2021
Site Specific Requests for
SW 32UM PL SW 25TH PL
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Comprehensive Plan and Zoning
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Designation Changes
Bally's
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Zoning Boundary*
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Federal Way Zoning resignations:
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Commercial Zones
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Multi -Family Zones
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RM2400 - 1 Unit 12,400 Square Feet
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This map is accompanied re re —Caton. and is
simply a graphic representation.
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Exhibit #1a
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Site Speck Requests for
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SW 32 PL
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Comprehensive Plan and Zoning
RM240n
Designation Changes
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Bally's
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Athletic Club
Commercial Zones
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Multi family Zones
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Single Family Zones
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This map n accompanied by no warranties, and is
simply a graphic represematom.
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Intracorp Proposed Townhome Project
32818 First Avenue South, Federal Way
City Council Meeting - Rezone and
Development Agreement
August 9t^ 2022
I N T R A C 0 R P
Building the Extraordinary
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Overview
■ Consistent with adjacent zoning _
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■ Landscaped setbacks, common greens, playground,
and private yards
■ Site safety and community connectivity
■ Private garage parking and site guest parking
■ Townhome-style design with street -level modulation,
private entries and pitched roofs
SITE PLAN AND PROPOSED PROJECT BENEFITS N
V
I N T RACORP
Building the Extraordinary
Public Benefits
■ Supports City's Housing Action Plan to add new
`missing middle' housing
■ High quality market rate 2, 3, and 4 bedroom
townhome-style housing.
V
I NT RACORP
Building the Extraordinary
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Public Benefits
■ Improve neighborhood character
■ Enhance neighboring home values with new
construction valuation
■ Increase current assessed value of property from
$2.3M to +$70M
v
I N T RACORP
Building the Extraordinary
Questions & Answers
Council Question: What is the pathway to ownership?
Response: We have committed to, and the Development Agreement states, that a condominium structure will be put in place that
can allow each individual townhome to be sold as a condominium home.
Council Question: Why Doesn't Intracorp know whether they will rent or sell the townhomes?
Response: For a number of reasons, the current residential development market is unpredictable and as such, we are building in
flexibility that allows us to adapt to market conditions at the time these new homes are built. That said, we are committed to
building a condominium -quality, market -rate townhome community that the City will be proud of.
Council Question: How will traffic concerns be reviewed?
Response: Following the Council's approval of the comprehensive plan amendment to change the zoning from office to residential, a
formal development application will be submitted to the City. As part of the City's review of the application, the traffic services
division will review traffic matters to ensure they are consistent with city standards.
v
I N T RACORP
Building the Extraordinary