12-14-2022 Planning Commission Agenda Packet
PLANNING COMMISSION
SPECIAL MEETING AGENDA
City Hall – Council Chambers
December 14, 2022 – 6:00 p.m.
1. CALL MEETING TO ORDER
2. ROLL CALL
3. PUBLIC COMMENT
4. COMMISSION BUSINESS
South Station Subarea Planning Briefing presented by Senior Planner Chaney Skadsen.
Presentation by Otak Consultant, Mandi Roberts.
5. STAFF BUSINESS
Manager’s Report
6. NEXT MEETING
January 18th, 2023 - TBD
Approval of 12/7/22 and 12/14/22 meeting minutes will be available 1/18/2023.
7. ADJOURNMENT
Planning Commission meetings are held in-person.
To request accommodation to attend or to provide public comment virtually, please contact Anna Lieck at 253 -835-2601 or
anna.lieck@cityoffederalway.com, no later than 5:00 p.m. on Tuesday, December 13, 2022.
Commissioners City Staff
Lawson Bronson, Chair Keith Niven, Planning Manager
Vickie Chynoweth, Vice Chair Anna Lieck, Admin Assistant II
Diana Noble-Gulliford www.cityoffederalway.com
Tom Medhurst 253-835-2601
Tim O’Neil
Anna Patrick
Jae So
Hope Elder, Alternate
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MEMORANDUM
Community Development Department
DATE: December 14, 2022
TO: Planning Commission
FROM: Chaney Skadsen, Senior Planner
Keith Niven, Planning Manager
SUBJECT: South Station Subarea Plan Briefing
Under the Revised Code of Washington (RCW) 36.70A.130, the City of Federal Way is required to: (1)
plan for the succeeding 20-year population and employment growth forecast, and (2) update its
comprehensive plan and development regulations to ensure the plan and regulations comply with the
requirements of the Growth Management Act (GMA).
In 2021, the City Council amended and adopted the Public Participation Plan for the 2024-2044 Periodic
Update of the Comprehensive Plan. That plan set the scope for the update process and included creating a
subarea plan for the area surrounding the future south Sound Transit (ST) station. The subarea plan is
referred to as “South Station” and will be included in a new Chapter in the Comprehensive Plan titled
“Centers”.
Project Background
The South Station’s proposed Planning Area (the Subarea) is poised for significant investment and
transformation. Sound Transit is scheduled to add a Link Light Rail station to South Federal Way in 2032
(latest schedule commitment from ST), as part of the Tacoma Dome Link Extension (TDLE). This
expansion to the Link Light Rail network strengthens Federal Way’s regional connection with cities to the
north (existing line) and to the south, extending to Tacoma.
The exact station location and track alignment are still being preliminarily designed by ST which has
delayed the scheduled release of the Draft Environmental Impact Statement (EIS) from the Spring 2022
until sometime in the near future. The EIS will establish the preferred station location. Given this
unknown, City staff and ST staff believe the preferred location for the new station to be proximate to the
intersection of Enchanted Pkwy S and S 352nd St. Although there could be an argument made that this
planning effort should pause until the location of the station is certain, City staff believe there are
advantages to preparing this sub-area plan as part of the periodic update of the Comprehensive plan
currently underway. As part of the EIS process, should it be determined the station be located not
proximate to Enchanted Pkwy S and S 352nd St., the sub-area plan will be amended to incorporate the new
information.
Countywide Growth Center
As a means of capitalizing on this catalytic transportation investment in the coming decade(s), the City
applied to King County to be designated a candidate Countywide Growth Center (CGC). The application
identifies a 212-acre area encapsulating the two known station alternatives identified by Sound Transit.
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The application was successfully designated by King County as a candidate Countywide Growth Center
(CGC), enabling the City to participate in countywide transportation funding competitions in 2022 and
2024. Developing a subarea plan to be adopted as part of the Periodic Update is a requirement of the
County to remove the current “candidate” designation to the City’s Countywide Center.
Project Purpose
The purpose of this plan is to establish a long-range planning approach that will leverage the Subarea’s
planned Link Light Rail station and conditional CGC designation to transform this part of Federal Way
into a denser, economically vibrant, walkable, transit-oriented neighborhood. This Subarea Plan will be
incorporated into the 2024 periodic update of the City’s Comprehensive Plan. It is anticipated that the
Subarea will be planned to accommodate a greater portion of Federal Way’s future growth due to the
transit station and to meet the CGC designation criteria.
Project Vision
A vision statement is an important component to many planning activities. This is particularly true for
subarea plans that focus on small geographic areas anticipated for change. The South Station Subarea
Plan draft vision statement and guiding principles were developed in part from the 2019 Framing City
South community engagement efforts in partnership with Sound Transit, input from the South Station
Stakeholder Group beginning in 2022, general members of the public, and property owners.
The vision statement is intended to be broad and get to the heart of what the goals and policies of the
subarea plan want to accomplish. The guiding principles help support the idea of the vision by identifying
key areas for focus and builds a framework for the plan goals and policies.
Draft Vision Statement
The Federal Way South Station Subarea will provide new and diverse residential, commercial,
and employment opportunities in a livable and thriving neighborhood that is bordered by
preserved natural areas and includes ample green spaces and parks, as well as a safe network of
multimodal streets and trails that enhance connectivity for all throughout the subarea and to and
from the light rail station.
Draft Guiding Principles
1. Promote a diverse and thriving economy with expanded employment opportunities - The future
station area presents development opportunities that could support the vitality of both small
businesses and larger commercial businesses. Promote changes that maintain important existing
commercial businesses, while also supporting the development of new local retail, restaurants,
and additional small businesses, as well as attracting non-service employment such as tech, non-
profit, medical, and institutional employers.
2. Expand residential opportunities - Allow transit-oriented redevelopment that will expand housing
opportunities and provide a mix of residential uses, along with mixed-use retail, services and
employment, while also encouraging environmental stewardship (protection of trees, forests, and
wetlands). Recognize proximity to the Blueberry farm, Brooklake Community Center, trails, and
greenery as an asset that will enhance the quality of life for anyone that lives, works, or plays in
the subarea.
3. Protect natural areas and building of historic significance - Preserve and protect nearby natural
areas and expand public parks and open space areas to serve residents and employees in the
growing subarea. Honor the past through the preservation of locally significant and historic
features. Promote the rehabilitation and reuse of buildings and structures of local historic
significance to bridge the past with the future.
4. Enhance placemaking and transit-oriented development within walking distance of the light rail
station - Curate a mixed-use neighborhood that is attractive, identifiable, and active, and that
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brings the community together. Beyond planned mass transit improvements, encourage
development of infrastructure to nurture reliable and frequent public transit connections to lessen
dependence on vehicles.
5. Enhance connectivity within and around the subarea, and improve safety for pedestrian and
bicyclist safety - Improve streetscapes with wider sidewalks and various safety amenities to
increase walkability in the area and to promote pedestrian and bike safety. Consider changes that
help to make the area safer for pedestrians with new pathways, midblock cut-throughs, and alleys
and remove barriers for crossing busy roads.
Project Development
To date, the subarea planning process has followed a community-informed and data-driven
approach. Each stage of analysis has been presented and discussed with the South Station
Stakeholder group that has been meeting monthly (sometimes semimonthly) since July 2022.
Existing Conditions Overview
The South Station subarea consists of a complex dichotomy of uses ranging greatly in intensity
and density. Much of the area is currently commercial, characterized by retail establishments
with large surface parking lots such as Costco and Home Depot, and the Jet Chevrolet car
dealership. A number of institutional uses are also located in the Subarea: Todd Beamer High
School, a maintenance facility owned by South King Fire and Rescue, Seattle Children’s urgent
care, and the South Federal Way Park and Ride (King County Transit). Whereas, residential
options fall within two categories: high density multifamily apartments complexes (Crosspointe
Apartments and Park16), and about 30 single family lots spread across two neighborhoods.
The subarea is home to several self-storage
facilities, a concrete batch plant, and auto
service-oriented businesses. The subarea
includes a variety of open spaces such as the
blueberry farm and Spring Valley Open
Space. Environmentally critical areas are
located along the south and west edges of the
boundary creating a natural transition to
potential development near the new light rail.
Office uses, religious services, and utilities
are few but scattered throughout and makeup
the rest of the Subarea. A number of
historically-significant features are located
within and near the subarea boundary such as
the Brooklake Community Center, historic
Harding School – currently owned and
occupied by the Federal Way Bethel Baptist
Church, and the David T Denny and John
Barker Cabins.
Growth scenarios
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As staff and the consulting team considered the current conditions, the timing for the future rail
station, and the potential for rezoning properties as part of this planning activity, 2 alternatives
were considered in addition to the “no change” alternative. These 2 alternatives are described in
the attached Memo from OTAK.
Subarea Plan Expectation at Completion
The subarea planning effort is expected to be complete by the second quarter of 2023 and plan drafting
will occur to be adopted as part of the 2024 Periodic Update of the Comprehensive Plan by December
2024. Although not drafted as yet, the subarea plan will likely include the following major topics:
▪ Introduction & Vision
▪ Community character and places
▪ Connectivity & mobility
▪ Environment
▪ Economic Vitality
▪ Housing
▪ Implementation
Questions for the Commission
1. Are there any suggested revisions to the subarea boundary?
2. Is the selected growth scenario reasonable?
3. Are the planned densities reasonable?
4. As we move to the next step of this planning process, what should we be prioritizing?
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Memorandum
The Otak team with the support of Leland Consulting Group (consultant team) recently prepared an analysis of
redevelopment potential and associated growth projections for an area defined as the “Phase 1 TOD Area” within the
subarea planning area of the South Station in Federal Way. The attached presentation summarizes this analysis, and
the explanations below provide background information for the methodology applied in the analysis and projections.
Determining the TOD Planning Area
The consultant team evaluated the status of existing properties and land uses in the full planning area and determined
redevelopment potential. The team then collaborated with City staff to identify the 74.2-acre TOD area including
properties in closest proximity to the potential station location, as well as properties with higher redevelopment
potential (such as the Jet Chevrolet property). There is a trend toward new development and redevelopment of car
dealership properties to cover less expansive acreage. This is related to the declining need for on-site inventory space
as more people select vehicles from websites, as noted in this article:
https://www.nytimes.com/2022/09/27/business/auto-dealerships-real-estate.html.
The size of the TOD area was determined to ensure sufficient redevelopment capacity to meet or exceed growth
targets and provide for the creation of a new transit-oriented district in the vicinity of the planned South Station light
rail station. The consultant team also was drawn to this area because there would be an opportunity to create a
walkable street grid for the TOD district between the two busy arterials of Pacific Highway S. and Enchanted Parkway S.
Table 1.0, provided on the last page of this memorandum provides a list of the current land uses, property ownerships,
and sizes for the TOD area. All of the 74.2-acre TOD area is currently zoned “Commercial Enterprise” or CE.
Building Comparison Case Studies to Inform the Mix of Land Use and Building Types
The consultant team pulled data from 36 buildings constructed in the last ten years in TODs and city center areas
around the Puget Sound Region. Buildings and related site construction in Burien, Lynnwood, University Place, Bothell,
and Columbia City were reviewed.
The team combined the total land acreage of those buildings together and analyzed the share of acreage for each type
of building (residential, mixed-use, and nonresidential) to arrive at the representative building use mix of 7 percent
nonresidential, 59 percent mixed-use residential, and 34 percent residential. This represents an average of what has
been built in these comparison areas over the past decade. Key assumptions included the following.
To: Chaney Skadsen and Keith Niven, AICP, CeCD, City of
Federal Way
From: Mandi Roberts, AICP, PLA, Otak
Brian Vanneman, Principal, and Andrew Oliver, Urban
Development Analyst, Leland Consulting Group
Date: December 7, 2022
Subject: Federal Way South Station, TOD Area Redevelopment
Analysis Background Memorandum
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• The consultant team used the share of mixed-use, multifamily residential, and commercial / non-residential
development within these areas and within each building to create several prototypes for future development:
Over the full build-out time frame:
o Residential buildings: Average residential density per acre across all buildings at 127 DUs/acre
o Mixed-Use buildings: Average residential density per acre across all buildings at 142 DUs/acre and
average nonresidential density at 13,451 square feet of rentable building area (RBA) per acre.
o Nonresidential buildings: Average density of 106,300 square feet of rentable building area (RBA) per
acre
• During the first six years of development (2024 to 2030), prior to completion of the light rail station, demand
for mixed-use housing and commercial space is assumed to be lower. Based on a review of comparable
projects, we assume residential density during this period of 70 DUs/acre and nonresidential density during
this period of 7,800 square feet of RBA per acre in mixed-use buildings.
The consultant team then applied these densities to the South Station Phase 1 TOD area acreage (less 30 percent for
streets/access, surface water management, topography/slopes, critical areas, etc. discussed below) to estimate new
jobs and housing units at full build-out of the TOD area.
Given the high demand for a variety of housing types to fit various income levels throughout the region, this mixed-use
building form would expand the availability of housing and maximize the number of people living and working within
proximity to high capacity transit stations. This development pattern is consistent with state, PSRC, and countywide
policies encouraging density in Center areas including the countywide growth center. The density and building form
being considered are consistent with the greater Seattle-area market, and with rezoning, this type of redevelopment
would be expected occur in the station area over the long term (remembering that the station is not scheduled to be
open until at least 2032).
Determining the Net Buildable Acreage (70 Percent of the total Land Area)
Assuming that the sites would be redeveloped into the mixed-use, multifamily residential, and commercial/non-
residential development typical of TOD, a net buildable acreage of 70 percent was assumed and applied to the total
Phase 1 TOD area acreage of 74.2 acres. It is typical in the planning industry to assume 20 to 30 percent of sites will be
non-buildable given a full range of site development needs, including streets and access (introducing a grid pattern),
protection of critical areas, topographic conditions, open space/public amenity requirements, surface water
management, and other factors. The consultant team had reviewed existing conditions in the planning area through
aerial maps and in-person reconnaissance and decided to use the higher percentage of 30 percent deducted from the
total land area (thus assuming 70 percent buildable area) given that there would be future public rights-of-way, private
access ways, several areas of existing wetlands, and surface water facilities in the TOD area. GIS mapping was used to
map the Phase 1 area and calculate the total acreage (see Table 1.0).
Assumed Densities of Potential Redevelopment and Related Building Form
The companion presentation to this memorandum displays pictures of representative buildings to illustrate the
average densities of the 36 buildings studied and discussed above.
The assumed building height for TOD across the planning area is up to the building code allowed height limit for wood-
frame over podium construction (e.g., 4 to 6 levels of residential over 1 to 3 levels of concrete podium) with typically
maximum above grade building heights of 7 levels, consistent with the 36 comparative buildings studied (in TODs or
town centers and built within the last 10 years). Development in this form supports the financial feasibility of
structured parking, as such reducing the amount of surface parking in TODs.
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Full build-out of all TOD area properties would not be expected to occur within the next 20 years. While designating a
larger area for rezoning and potential redevelopment provides the flexibility for achieving better TOD results by the
time the station is operational, the projections for households, populations, and jobs at full build-out levels are not
likely to occur within the next 20 years. Therefore, we have also provided two scenarios in addition to full build-out:
• A six-year scenario, which assumes that 4 acres of the TOD area will be redeveloped by 2030 at a lower density
as described above
• A 20-year scenario, which assumes a 70 percent “Market Factor” – the share of the area that would NOT be
expected to redevelop over the planning horizon. This scenario represents the consultant team’s estimate of
what is most likely to occur in the South Station area over the next 20 years and assumes that approximately
16 acres of the total 74.2 acre TOD area will redevelop over the planning horizon. This represents 30 percent
of the 53.7 net buildable acres (after allowing for right-of-way, stormwater, etc. as discussed previously)
The status of build-out and growth should be evaluated again at the next Comprehensive Plan update in 10 years, and
the City could adjust the boundaries of the rezoning and redevelopment area at that time if warranted.
Also, since the build-out calculations exceed targets, there could be an opportunity to introduce lower density
multifamily land uses in the station area, or at least the broader countywide growth center (such as multifamily
buildings up to 5 stories rather than 7 stories, condominiums, garden apartments, multiplexes, and other forms of site
development). However, the market demand and activity for these types of building forms as part of TOD in station
areas is less evident than for podium construction up to 7 stories.
Calculating Jobs and Rationale for 425 SF /Employee for the Jobs Calculation
The consultant team assumed a job density of 425 square feet (SF)/employee. This is based on several data sources.
The current job density in the South Station Subarea is 377 square feet per job. The 2021 King County Urban Growth
Capacity Report (https://kingcounty.gov/~/media/depts/executive/performance-strategy-budget/regional-
planning/UGC/KC-UGC-Final-Report-2021-Ratified.ashx?la=en) recommends an assumption of 450 square feet per job
for new mixed-use development in Federal Way citywide. However, the report’s recommendations for other cities
with more TOD-style infill development such as Kent are lower (i.e., more dense), at 300 square feet per job. The
consultant team analyzed the average employment density recommended by the report for the most likely industries
to locate in the South Station area based on industry and market trends and the Washington Employment Security
Department’s forecasts for job growth by industry in King County over the next decade. This analysis resulted in a
weighted average of 425 square feet per job, which was used throughout the calculations
How the Projections Address Potential Job Displacement and Baseline Job Growth
The numbers in the analysis account for jobs lost to redevelopment. The consultant team estimated 736 jobs lost to
redevelopment if the TOD area is fully redeveloped. This number is based on the share of the total countywide growth
center jobs within the Phase 1 area (data from Census LEHD) and corroborated with ESRI’s estimates of jobs within the
Phase 1 area. We estimate total new jobs at buildout to be 1,927 in the TOD area. After taking out the 736 jobs lost to
redevelopment, this leaves net new jobs of 1,191 jobs.
Also note that our model assumes some “baseline” job growth in the remainder of the South Station Subarea that is
not rezoned. The consultant team estimated additional 260 jobs outside of the TOD area in existing buildings by 2044
and these are factored into the employment numbers shown in the attached presentation.
Full Results of Scenarios
The attached presentation contains building prototypes and more detail on the projection methodology and results,
and the attached Excel spreadsheet contains the full results of the full build-out, six year, and 20-year scenarios for
both the Phase 1 TOD Area and the remainder of the subarea.
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Table 1.0—Phase 1 Parcels
Parcel Number Address Property Name Zoning Acres Land Use TAZ
292104915908 WATER DETENTION POND CE 1.7 Utility, Public 1193
292104915809 WATER DETENTION POND CE 1.9 Utility, Public 1193
292104912509 35400 PACIFIC HWY S Used Tire Sales CE 0.9 Service Building 1193
292104909604 35205 ENCHANTED
PKWY S
U-HAUL & SELF-STORAGE
(FORMER LOWES) CE 5.9 Retail(Discount) 1193
292104904902 1220 S 356TH ST DBM OFFICE PARK CE 3.8 Office Building 1193
292104904803 35200 PACIFIC HWY S FEDERAL WAY SUPREME SELF-
STORAGE CE 5.2 Vacant(Commercial) 1193
292104903607 1215 S 356TH ST Express Towing CE 3.9 Service Building 1194
292104900306 35516 PACIFIC HWY S USED TIRE WAREHOUSE CE 0.5 Warehouse 1193
292104900207 1200 S 356TH ST DBM CONSTRUCTION CO CE 7.5 Industrial(Gen Purpose) 1193
292104900108 VACANT COMMERCIAL CE 0.0 Vacant(Industrial) 1194
282104906908 35700 ENCHANTED
PKWY S JET CHEVROLET CE 6.2 Auto Showroom and Lot 1199
202104916301 VACANT COMMERCIAL CE 0.7 Vacant(Industrial) 1171
202104916202 35000 PACIFIC HWY S DASH POINT
TRANSPORTATION CO. CE 0.9 Warehouse 1171
202104915501 35050 PACIFIC HWY S Alaska Vehicle Transport CE 1.3 Vacant(Commercial) 1171
202104914801 35100 PACIFIC HWY S Cascade Drilling CE 1.2 Warehouse 1171
202104911609 1393 S 351ST ST AMERICAN CONCRETE CE 4.3 Service Building 1171
202104905908 1351 S 351ST ST TRAILER REPAIR CE 1.2 Service Building 1171
202104904307 VACANT COMMERCIAL CE 1.3 Vacant(Industrial) 1171
185295012008 34919 ENCHANTED
PKWY S
Federal Way Crossings - Line
Retail CE 0.8 Shopping Ctr(Maj Retail) 1171
185295011000 34817 ENCHANTED
PKWY S
Federal Way Crossings -
Restaurants CE 0.7 Shopping Ctr(Maj Retail) 1171
185295010002 1507 S 348TH ST Federal Way Crossings - Line
Retail CE 0.9 Shopping Ctr(Maj Retail) 1171
185295009004 1413 S 348TH ST Federal Way Crossings - Line
Retail CE 0.8 Shopping Ctr(Maj Retail) 1171
185295008006 1401 S 348TH ST Federal Way Crossings - Line
Retail CE 1.0 Shopping Ctr(Maj Retail) 1171
185295007008 34814 PACIFIC HWY S MCDONALDS CE 0.8 Restaurant(Fast Food) 1171
185295006000 34902 PACIFIC HWY S Federal Way Crossings -
Restaurant CE 0.6 Restaurant/Lounge 1171
185295005002 35002 PACIFIC HWY S Federal Way Crossings - Line
Retail CE 0.6 Shopping Ctr(Maj Retail) 1171
185295004005 35105 ENCHANTED
PKWY S
Federal Way Crossings - Line
Retail CE 1.3 Shopping Ctr(Maj Retail) 1171
185295003007 35025 ENCHANTED
PKWY S
Federal Way Crossings -
Trampoline Nation CE 1.4 Shopping Ctr(Maj Retail) 1171
185295002009 35007 ENCHANTED
PKWY S
Gravity Coffee / Orange
Theory CE 0.7 Retail Store 1171
185295001001 1405 S 348TH ST Federal Way Crossings - LA
Fitness/Office Depot/Li CE 11.3 Shopping Ctr(Maj Retail) 1171
292104909000
(South) Vacant Land CE 2.4 Right of Way/Utility,
Road 1194
292104909000
(North) Vacant Land CE 2.4 Right of Way/Utility,
Road 1193
74.2 Total Acreage
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Page 10 of 46
Federal Way South Station Area Plan
Development Scenarios
LELAND CONSULTING GROUP
PREPARED FOR PREPARED BY
NOVEMBER 2022
Page 11 of 46
2Federal Way South Station | Development Scenarios
Purpose of Analysis
•Prepare forecasts for three development scenarios:
•Full Build Out
•6 year –2024 to 2030
•20 year –2024 to 2044
•Address Specific Questions and Share Methodology
•Employment growth outside of the areas that redevelop
•What kinds of jobs are expected for Station Area?(Future SF/Employee)
Page 12 of 46
3Federal Way South Station | Development Scenarios
Full Build Out
100% of Phase 1 hatched area is developed.
Three Scenarios
20 Year6 Year
About 4 acres are redeveloped.70% Market Factor Applied
Page 13 of 46
4Federal Way South Station | Development Scenarios
Scenarios—Acreages/Land Area
Gross Area (Acres) by Scenario
Build Out 6 Year 20 Year
389 389 389
315 315 315
74 74 74
TOD Residential - Redeveloped 25 2 8
TOD Mixed Use - Redeveloped 44 2 13
TOD Non-Res. - Redeveloped 5 0 2
Other Area 0 70 52
22
TOD Area (Phase 1; Rezoned)
Sub Area
Non TOD Area
Build Out 6 Year 20 YearAcres Acres Acres
Page 14 of 46
Full Build Out
Page 15 of 46
6Federal Way South Station | Development Scenarios
Full Build Out Methodology
•Gross Area Available for Redevelopment
•Net Buildable Area (30% less than Gross)
•New Development based on Prototypes
•Takes place on Net Buildable Area
•Dwelling Units per acre
•Square feet of commercial/nonresidential rentable building area (RBA) per acre
•Population
•Jobs
•Activity Units and AU/acre
Page 16 of 46
7Federal Way South Station | Development Scenarios
Assumed Development Pattern Based on Prototypes
Multifamily Only34%
Mixed Use
(Multifamily w/Commercial)59%
Nonresidential7%
Share of Net Buildable AreaBased on an analysis of 36 buildings located in 5 TOD comparison areas, LCG developed the following prototypes:
•Mixed-Use Development, 59% of buildable area, with multifamily housing on upper floors over non-residential development (e.g., office, retail) on lower floors
•Multifamily, 34% of buildable area without commercial space, often senior or affordable housing.
•Nonresidential aka Commercial 7% of buildable area, i.e., commercial/retail, office, healthcare, civic, other.
Page 17 of 46
8Federal Way South Station | Development Scenarios
Mixed-Use Development: Average Residential Density
142
0
20
40
60
80
100
120
140
160
Average MF w/CommercialUnits per AcreTypical Project:Alta Arlo (Columbia City) 141 DU/Acre
Average Density Across All Mixed-Use Projects Reviewed
Page 18 of 46
9Federal Way South Station | Development Scenarios
Mixed-Use Development: Average Nonresidential Building Area Per Acre
121,263
13,451
110,000
115,000
120,000
125,000
130,000
135,000
140,000
Average MF w/Commercial
RBA per Acre
Residential Commercial
Sonata (Columbia City) –11,744 sq ft commercial/acre
Page 19 of 46
10Federal Way South Station | Development Scenarios
Residential Development: Average Density
142
0
20
40
60
80
100
120
140
160
Average MF w/CommercialUnits per AcreAverage Dwelling Units/Acre
Across Multiple BuildingsTypical Project:Greenhouse (Columbia City) 146 DU/Acre
Page 20 of 46
11Federal Way South Station | Development Scenarios
Nonresidential Development:Average Building Area Per Acre
106,300
0
20,000
40,000
60,000
80,000
100,000
120,000
Average Nonresidential
RBA per Acre
Commercial
Redstone (Lynnwood) –85,473 sq ft commercial/acre
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12Federal Way South Station | Development Scenarios
Assumed Residential Mix
•Across all 36 buildings, the average share of nonresidential floor area was 18%
•In mixed-use buildings (residential with ground floor commercial), the average share of nonresidential floor area was 21%.
82%79%
18%21%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
All Buildings Mixed Use Only
Share of Rentable Building Area (square feet)
Residential Nonresidential
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6 Year Scenario
Page 23 of 46
14Federal Way South Station | Development Scenarios
Underutilized PropertiesCandidates for Near Term Development/Catalyst SitesEasy Walking Distance to Proposed Station
7.48 acres -
3.86 acres
3.84 acres
Combined ownership (DBM Contractors)
Improvement to Land Value Ratio
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15Federal Way South Station | Development Scenarios
6-Year ScenarioLCG Recommendation
Crossings
Property redevelops during 6-year window
~4.0 acres of redevelopment (buildings)
Mix of Mixed-Use and Multifamily Prototypes
~400 housing units
Commercial space
~3.5 acres of
ROW
Park
Plaza
Structured Parking
Other uses TBD
Page 25 of 46
20 Year Scenario
Page 26 of 46
17Federal Way South Station | Development Scenarios
Full Build Out
Scenarios
6 Year 20 Year
Purpose: Test maximum capacity; Test capacity to meet PSRC Center targets.
Purpose: Inform 6-year capital facilities planning.A: Policycast: Prepare an estimate that is towards the high end or “aggressive” for what is possible (forecast), in order to reflect City and regional policy of focusing growth in centers.
B: Prepare LCG’s best estimate of the amount of development most likely to occur in the area, based on LCG’s market analysis (100% market based).Page 27 of 46
18Federal Way South Station | Development Scenarios
Comparison Areas
South Sound Centers
RGCRGC RGC RGC RGC RGC
North Sound Centers
CGC
SounderRail BusLINK Rail -10 SounderRailLINK Rail -2 BusBRT Planned LINK Rail -2BusBRT Planned
< 500 dusover 20 years
-
Page 28 of 46
19Federal Way South Station | Development Scenarios
Housing Units
South Station Housing Unit Growth Projections, 2022-2044
Source: LCG, City of Federal Way, Costar, ESRI
Page 29 of 46
20Federal Way South Station | Development Scenarios
Comparison Areas
RGCRGC RGC RGC RGC RGCCGC
SounderRail BusLINK Rail -10 SounderRailLINK Rail -2 BusBRT Planned LINK Rail -2BusBRT Planned
-
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21Federal Way South Station | Development Scenarios
Comparison of Scenarios
441 441 441
6,590 196 1,977
7,031
637
2,418
0
1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
Build Out 6 Year 20 Year
Total Housing
Non TOD Area TOD Area (Phase 1; Rezoned)Sub Area
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Employment and
Employment Density
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23Federal Way South Station | Development Scenarios
Employment Forecast
Number of New Jobs by Industry in King County, 2020-2030
Source: Washington Employment Security Department
-20,000 -10,000 0 10,000 20,000 30,000 40,000 50,000 60,000 70,000
Manufacturing
Natural Resources / Mining
Wholesale Trade
Transporation / Warehousing
Financial Activities
Other Services
Construction
Government
Leisure / Hospitality
Education / Health
Retail
Information
Professional / Business Services
New Jobs 2020-2025 New Jobs 2025-2030
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24Federal Way South Station | Development Scenarios
Future Trends
Health Care
Source: LEHD, Census OnTheMap
Source: City of Federal Way
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25Federal Way South Station | Development Scenarios
South Station Jobs
Top Employment Sectors in Subarea (2019)
Source: LEHD, Census OnTheMap
Employment Sector Employees Share
Total Employees in Subarea 1,631 100%
Retail Trade 910 56%
Hospitality & Food Service 331 20%
Health Care 79 5%
Construction 63 4%
Professional Services 53 3%
Management 49 3%
Arts, Entertainment, and Recreation 44 3%
Other Services 43 3%
Real Estate & Leasing 30 2%
Transportation & Warehousing 29 2%
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26Federal Way South Station | Development Scenarios
Office
-
50,000
100,000
150,000
200,000
250,000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022YTD
Office Construction (Building Square Feet), City of Federal Way
One office building has been built in Federal Way in the last decade.<Page 36 of 46
27Federal Way South Station | Development Scenarios
Employment
•Current ratio of square feet of rentable building area per employee in the subarea = 460 SF/employee
•1,000,470 RBA nonresidential (employment) space
•2,174 jobs
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28Federal Way South Station | Development Scenarios
EmploymentKing County Buildable Lands Report, 2021Federal Way Citywide
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29Federal Way South Station | Development Scenarios
Square Feet/Job
Employment Projected Typical Share of
Sector Growth in in TOD New FWSS
King Cty.#%Jobs
Professional /Business Services 62,000 102 6%10%
Information (Technology)61,000 0%8%
Retail/General Commercial 47,000 910 56%30%
Health and Education 43,000 79 5%15%
Leisure/Hospitality (Incl Food Services)22,000 375 23%22%
Government 18,000 0%2%
Construction 13,000 63 4%5%
Other Services 8,000 43 3%5%
Financial Activities 8,000 30 2%2%
Transportation/Warehousing 4,000 29 2%- 1%
Wholesale Trade 2,000 0%- 0%
Natural Resources 0 0%- 0%
Manufacturing -14,000 0%- 0%
Total 1,631 100%100%
Weighted Average
Source WA ESD US Census LCG
2020-2030 (LEHD)PSRC
Existing Cluster
in FWSS?
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30Federal Way South Station | Development Scenarios
Square Feet/Job
Employment Projected Typical Share of Av. Emp SF/Job
Sector Growth in in TOD New FWSS Density FWSS
King Cty.#%Jobs New Jobs
Professional /Business Services 62,000 102 6%10%300 - 600 450
Information (Technology)61,000 0%8%300 - 600 450
Retail/General Commercial 47,000 910 56%30%300 - 600 400
Health and Education 43,000 79 5%15%300 - 600 450
Leisure/Hospitality (Incl Food Services)22,000 375 23%22%300 - 600 375
Government 18,000 0%2%300 - 600 450
Construction 13,000 63 4%5%300 - 600 450
Other Services 8,000 43 3%5%300 - 600 450
Financial Activities 8,000 30 2%2%300 - 600 450
Transportation/Warehousing 4,000 29 2%- 1%700 - 1,200 950
Wholesale Trade 2,000 0%- 0%700 - 1,200 950
Natural Resources 0 0%- 0%700 - 1,200 950
Manufacturing -14,000 0%- 0%700 - 1,200 950
Total 1,631 100%100%
Weighted Average 425
Source WA ESD US Census LCG LCG KC BLR
2020-2030 (LEHD)PSRC "South"
Area
Existing Cluster
in FWSS?
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31Federal Way South Station | Development Scenarios
Employment
•King County Buildable Lands Report
•Citywide FW Mixed Use Guidance: 450 SF/emp
•Kent: 300 SF/emp
•Current ratio of square feet of rentable building area per employee in the subarea = 460 SF/employee
•1,000,470 RBA nonresidential (employment) space
•2,174 jobs
2044 Assumption:
425 SF/employee
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Non-TOD Area TAZ Considerations
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33Federal Way South Station | Development Scenarios
2018 Jobs by TAZ
Source:PSRC via City of Federal Way.
Data received by LCGNovember 2022.
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34Federal Way South Station | Development Scenarios
Growth Trends
Source: LEHD / Census
-50
0
50
100
150
200
2011 2012 2013 2014 2015 2016 2017 2018 2019
Job Growth by Year in Study Area
•Yearly Job Growth:
•2.5% average
•0.9% average 2016-2019
•Vacancy Rate
•Currently 0.24%
•Below 5% since 2014
Source: Costar
0%
5%
10%
15%
20%
25%
30%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022YTD
Nonresidential Vacancy in Study Area
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35Federal Way South Station | Development Scenarios
Potential Baseline 2018-2044 Change in Jobs by TAZ
•This scenario assumes no rezoning of TOD area.
•Assumes 0.9% yearly increase in jobs based on past 5 years
•Only applies to TAZs with reasonable likelihood of job growth within current buildings
•Adds 464 jobs total
•257 in non-TOD area
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Thank You!
LELAND CONSULTING GROUP
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