3a - TC3 RFP ProcessFEDERAL WAY
CITY COUNCI�� S
AWE
R '.
15 NOVEMBER 20
C-3
Background
Town Center (TC) 1-4: The City made a number of investments in its downtown from 2007 to
2014 in order to "encourage strategic investment in a compact environment with a variety of
uses resulting in a unique sense of place".
Year Aquired
TC-1 2014
TC-2 2007
TC-3 2014
TC-4 2014
PAEC
Town Square Park
Currently being evaluated
Sound Transit Parking
Project Goal & Process
Goal: to develop a plan for TC-3 that was informed by conversations with the
community and the economic realities of the development market in Federal Way
Step 1 The City sent out a Request for Proposals in February to find a consultant to prepare a Master
Development Plan for TC-3.
Step 2- City hired VIA Architecture (Seattle) who partnered with Leland Consulting (Portland) to
provide the market information and the expertise in development and land planning
Steb ? City staff hosted a number of community engagement efforts to ensure the community's
vision was represented
Step 4: Share the preferred plan with the Council (LUTC 11/7)
Step 5: Discuss the preferred plan and RFP process with Council at Study Session (11/15)
Outreach
Staff -led Community Outreach:
• Farmer's Market (2 Saturdays)
• Red, White & Blues 4t"
• Kiwanis Salmon Bake
• Planning Commission
• Council Downtown ad hoc Committee
The City owns approximately 7 Yz acres of
redevelopable property (Old Target Building) east of
the PAEC and north of Town 5quare Park and the
Federal Way Transit Center. This area is known as
TC-3 or Town Center 3.
The City is in the process of preparing a Master
Development Plan for this property. The purpose
of this effort is to evaluate the development
potential of the property informed by both a market
analysis and a thorough community engagement
effort.
The Master Plan is expected to he complete by the
first quarter of 2023 and will identify:
• Future uses
• Building scale
• Site layout and design
Ay or reaerai vvay
MW
l
IN cammunlry Input
nn May2 dwelaunaxdthefvnsurvry W duy—r ra'ny-,.rd
pwert. trc31?BeWwarethe nnulm -c
4/
- Y
R
1 1 1 I 1 1 �Ve
Documents
Redevelopment of TC-3, 21 st Ave 5
& Beyond, January 18, 2022 Memo
(2.44 MB) (pdf)
Master Development Plan RFP (3.04
MB)(dorxy
SWOT Analysis Graphic (2181
(pdf
ji TC3 Master Development Plan.pdf
(5, 55 ME) (pdi
• Chamber of Commerce (2 presentations)
• EngageFW
• Lion's Club Make Music
• Comp Plan ad hoc Committee
Uty Owned TC-3 Property
Oil
FARMERS MARKET
k ••. r r 1 _ � �
{� Oil
/r1
PUBLIC REALM
I c
yy 1
ON',® - HIP
T1
RESIDENTIAL-
- r
go
of ALw
EVENT SPACE / PLAZA (TDOOR
E
TOGETHER
7--
Land Use Applied to Development Framework
cn'
1 '
LParking or
Residential i
,��
5
314t" St
Residential over
Active Ground Floor
Active Public
Use w/
Central plaza
�. A
316t" St
no
Ho'
or
Event
Space
3 Residential over
Neighborhood
Supportive Use
El
M
r " Office, N
Institution,
Hotel, or
Event Space
Sound Transit o 50 soo goo
O North
Parking Garage
Active Edge (Storefront retail,
restaurant, ground related
housing, event space, etc.)
Central Site Activation
Site Perimeter Activation
rz
4c INN I it,
1A
r%III' ■ '!, _.
Woo
7
w a
rl
411J16P
j
I
Ni
ape
AZL
d
■
�rrr Sri Nr�� �,_ ,� �� .` - �r�r� • . -
�� _.. h, _ !�! ■ jai
0
..:.r_ ■■� 01
+ pp
1,7
—�Csj
'.
f • ' • • ' • - -4, -
- -
!11k .. •i...fir .^ ,,, -. ,.t
-.v_ IL
Preferred Alternative
:tip _• •t.-
p
1 133 Units Residential
5000 SF Retail 1 217 Units Residential
1 1 ; 7000 SF Retail I i ; 2 Levels of
1
Podium
365 Units Residential;
-1 1
_ • • c� y' � 1 7000 SF Retail ParkingIr
1 �i�. -
1 1 -
t, 1 1 1 + •
W 7500 SF Retail
` 1--------------�it,
126 Unit 1 - 1----
.. �., Hotel
2 Levels of
Underground
6000 SF 1, Parking
Igo.. a
Retail 133,000 SF Office 1
x
rt � .. �fir• � .. .- _ - } .
Preferred Alternative
Hotel
Residential Civic Pavilion and
Retail / Active People's Plaza
—
Ground Floor
i
r
710,16
•i
Office
l
j
V
It
Lit M.
4V4'
, T
, Wall R
*L A
Preferred Alternative
Civic Pavilion and People's Plaza
low,
-- --
1.
T
1. Council ok's 2. RFP is on
Issuance of Street
RFP
3. City receives 4. City issues
Letters of Letters of Intent to
Interest Award (LIAs)
5. City approved
Development
Agreements
What are we asking for in the RFP?
.0,
4
REQUEST
FOR
PROPOSAL
1. What do you want to build?
a. Land Use & square footage/# of units
b. Which parcel or parcels
c. # of parking stalls
2. Site plar (conceptual)
3. Names & Kesumes of development team
4. Examples of projects built
5. Benefits
a. Offer for property
b. Projected tax revenue
c. # of jobs
d. other
6. Scheuuie
7. Access to capital
Letters of Interest to Letters of Intent to Award
J 46
ERFPGEIV
Pte
RFP '0
AL AL
rR FP
RFP
�\
._ Pa`
F P
Illustrative EXAMPLE
c
I -
Staff review RFPs
Staff & DAHC meet to discuss
Interviews
Mayor provides recommendations
Recommendations presented to LUTC
6. Council approves LIA(s)
7. Staff develops strategy for Parcels 4 & 6
LlAs to Development Agreements
Parcel 1
Parcel 2
• f: a .0
i �` %
ti
1. Draft DAs will be negotiated by staff
• CD, PW, Law, ED
2. If negotiations do not result in acceptable
DA, staff will revisit other Proposal options
Parcel 3
� qN
C. 1z 16
�A"%
3. DAHC will be briefed on DA
progress & details
4. Draft DAs will be sent to
LUTC w/ recommendation
from the Mayor
5. Council will decide all draft
DAs
Parcel 1 (Substitute) Parcel
Policy Question:
Should the City release a Request for Proposals (RFP) to solicit
developer proposals for the City -owned TC-3 property?
Options Considered & Recommendation
1. Move forward with releasing a Request for
Mayor's Recommendation
Proposals for TC-3
2. Do not move forward with releasing a RFP
and provide direction to staff.
Questions....