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03-104988
CITY OF N k Fbdleml -� w February 27, 2004 CITY HALL 33530 1 st Way South • PO Box 9718 Federal Way, WA 98063-9718 (253) 661-4000 www.cityoffederalway.com , Mr. James Yoder Steadfast SeaTac Mall 20411 SW Birch Street, Suite 200 Newport Beach, CA 92660 Mr. James Yoder Page 2 February 27, 2004 pedestrian walkways; garbage and recycling facilities; parking lot lighting; shopping cart corrals; benches; and bike racks. Installed landscaping shall reflect requirements identified on the February 20, 2004, redlined landscape plan. 2. Prior to issuance of construction permits, the site and landscape plans shall be revised to incorporate landscaping to protect the proposed pedestrian pathway leading ftqrn the RoAh building eiifrance to South 310* Street from abuttingvehide oir"lation awas. 11it pa&irtg; layout shall be revised as necessary to accommodate this landscape buffer and shall reflect the requirements identified on the February 20, 2004, redlined site plan. 3. Prior to issuance of construction permits, the landscape plan shall be revised to incorporate landscaping for the perimeter of the site and parking lot area that is geographically related to the proposed Target store as identified on the February 20, 2004, redlined site plan. 4. Prior to issuance of a construction permit for the Target department store building, the east fagade elevation shall be revised to include a gate to screen the loading dock area as indicated on color elevation submitted to the City on November 3, 2003. 5. Prior to issuance of the construction permit, the site plan shall be modified to include curbs as necessary in the parking lot to provide a minimum two -foot distance between the curbin.y and building structure, and trees proposed along the east and south facades, as well as to prevent vehicle overhang encroaching into minimum five-foot wide pedestrian pathways. PROCEDURAL INFORMATION Unless modified or appealed, this project approval is valid for a period of one year from the effective date of the decision. If no further action is taken within one year, the decision becomes void. An extension mai be iranted, iursua.it to FWCC Section 22-409 1 throuih a written reouest 7�7 71-FT77-11TE77173-of I B.MN P1 IVI LU LHO IVAPHULIM", - ME 7V the decisio-c. Any person who received a copy of this decision may appeal this decision. The appeal must be in the form of a letter delivered to the Department of Community Development Services (33530 First Way South, PO Box 9718, Federal Way, WA 98063-9718) and be accompanied by the established fee, within 14 calendar days after the effective date of the decision. The effective date of decision is March 1, 2004. The appeal letter must contain a clear reference to the matter being appealed and a statement of the factual findings and conclusions of the Director of Community Development Services disputed by the person filing the appeal. 0 This decision shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Also, be advised that various perforinance and maintenance bonds may be required for the project. Any bonds or other agreements as required must be completed prior to issuance of any related construction permits. A cash deposit is resuired to cover the Ci F'otential ex -,tenses. if necessar 4-,lm for obtaining and usin of any bond. The cash deposit shall be posted for up to five percent ($100 minimum) prior to building permit issuance. The cash deposit will be refunded following satisfactory completion of zil bond requirements. File #03-104988-00-UP Doc- I-D, 26203 Mr. James Yoder Page 3 27 2*0 If you. have any questions regarding this decision, please call Contract Planner Janet Shull at 206-244- 3749. Sincerely, Kathy McCluirig, Director Community Development Services enc: Exhibit A, Findings for Project Approval Approved Site Plan c: Janet Shull, Contract Planner Kevin Peterson, Engineer Plans Reviewer Maryanne Zukowski, Traffic Analyst Greg Brozek, Federal Way Fire Department Mary Young ' , Lakehaven Utility District Ih Fred Brown, ES M Consulting Engineers, 720 South 348 Street, Federal Way, WA 98003 John Dewes, Target Corporation, 1000 Nicollet Mail, TPN — 121, Minneapolis, MN 55403 Fleetwood B. Joiner & Associates, Inc., 20320 SW Birch, Suite 140, Newport Beach, CA 92660 H. David Kaplan, 30240 27 lh Avenue South, Federal Way, WA 98003 Paul Alexander, KC Metro Transit, MS KSCTR0413, 201 South Jackson Street, Seattle, WA 98104-3856 File #03-104988-00-LTP Doc, LD 26203 1EXHIBIT A Target at The Commons File #03-204989-00-UP / Doe. ID. 26204 Findings for Project Approval Page 1 proposed Target development, The Commons mall site will provide 3,367 parking stalls (including 413 for the Target project). A total of 3,227 parking stalls are required by the FWCC for all uses at the mall (including 413 for Target). The proposed number of parking and the remaining mall uses. 6. Based on information provided by the applicant's traffic engineer (The Transpo Group's February 26, 2004, letter), the applicant has requested a modification to the City's parking area design provisions of FWCC Section 22-144 1 (b) for a portion of the site located south of the proposed Target store where existing parking stalls shall be retained. As provided in FWCC Section 22-1398, the City may •J. such a modification if - a. The modification will not create any vehicular • pedestrian safety problems; b. The modification will not affect the ability to provide any property with police, fire, emergency medical and other essential services; and modcation is necessary because of a pre-existing physical condition. TIM lip M I 1112 1 L" I LOJ I W, I III I If 1'74 11111 I'M C-141 I I$ EVU III ON I I UJ Is IM I gi am WAL. Ili Ii Keaugg 7. Site and architectural design for the Target store building is generally consistent with FWCC Chapter 22, Article XIX, "Community Design Guidelines," based on provision of the following key design elements: (a) the Target store primary entrance is clearly visible from the rilght-of way and a pedestrian pathway shall be provided dird4gh the parking Area to South lio $trce�-(6) use dmatenal and color variation �pljt fhw CW, smooth hce CMU and EFIS walls combined with contrasting metal •f aluminum fins, ornamental iron vertical lattice, display windows, and CNIU pier and metal canopy arcade and pergola); (c) building facades longer than 60 feet are modulated and contain a combination of arcades and/or canopies, trellis with landscape screening, and pedestrian plazas; (d) fNade articulation includes a combination of display windows, canopies, landscaping, and iron grillwork; (e) special paving is to be provided to connect the north entrance of the building through the parking area to South 320'h Street, and from the public plaza provided on the east side of the building through the parking area to 23 d Avenue South; (f) perimeter landscaping is enhanced to mitigate the visual impact of parking stalls adjacent to 23d Avenue South and to screen the loading dock area; and (g) benches and waste receptacles are provided at the public plaza on the east fagade, and bike racks are provided at the north entry. 8. The east facade of the proposed building contains a loading dock that is visible from the right- of-way. A dock screen gate shall be provided to screen the loading dock area as reflected on the color elevation submitted on November 3, 2003. This will be reviewed with the construction permit. 9. The proposed pedestrian pathWO tha connects tknain tntr6tice on the north f*& ta South 320" Stredt must inco"Wa 1460scape b 646r to PrOtect the pathway from vehicular circulation areas. This landscape buffer shall be a minim of four feet wide to provide an adequate buffer that will support landscaping. Both proposed pedestrian pathways must be delineated by using a variation of paved texture and color. This will be reviewed with the construction permit. Target at The Commons File #03-204989-00-UP / Dm, LD. 26204 Findings for Project Approval Page 2 10. The proposed parking stall layout on the north side of the Target building shall be modifi as necessary to accommodate the required landscaping along the pedestrian pathway throu the parking area consistent with the parking lot design criteria of the FWCC. This will be reviewed with the construction permit. al 11. Curbing shall be provided in the parking lot as necessary to provide a minimum two -foot distance between the curbing and proposed columns and trees where parking fronts the building on the east and south facades. This will be reviewed with the construction permit. 12. Landscaping proposed for the perimeter and interior parking lot landscape areas generally meets the intent of the FWCC. Landscaping must be proposed for the perimeter of the site that is geographically related to the proposed Target store, consistent with the FWCC. Interior parking lot landscape islands shall be proposed at the ends of all parking rows for the portion of the site that is geographically related to the proposed Target store, including parking rows that front on the Target building sidewalk. Final landscape plans will be reviewed with construction permits to ensure compliance with the FWCC. 13. The applicant has indicated that they will enter into a ground lease with Target. Prior to entering into a ground lease, a binding site plan must be submitted, reviewed, approved by the City, and recorded at King County at the expense of the applicant. 14. As conditioned, the proposed site plan application and application attachments have. been determined to be consistent with the Federal Way Comprehensive Plan, all applicable provisions of the FWCC, and with the public health, safety, and welfare. The streets and utilities in the area of the subject property are adequate to serve the anticipated demand from the proposal, and the proposed access to the subject property is at the optimal location and configuration for access. The proposed development is consistent with Process III, Project Approval, decisional criteria required under FWCC Section 22-395(b). The proposed site plan and application attachments have been reviewed for compliance with the Federal Way Comprehensive Plan, pertinent zoning regulations, and all other applicable City gulations. Final construction drawLngs will be reviewed for compliance with specific regulations, conditions of approval, and other applicable City requirements. This decision shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. FIkecommendation Prepared by: Janet Shull, Contract PlannU Fir.ate: February 27, 2004 Target at The Commons File #03-204989-00-UP / D.. LD, 26204 Findings for Project Approval Page 3 ` CITY HALL 335301 BoxS718 Fed*m|VYa�VVAS8Q0O�718 Way (253)6814000 Mr. Fred Brown RE.- Application No: 03-105574-00-CO, and 04-1000-58-EN I Target Department Store at The Commons (SeaTac Ma 2201 South SeaTae Mall Blvd, Federal Way The City of Federal Way received your submittal Change Order No. 8 on June 11, 2004, for changes to the building fagade and parking lot landscaping for the Target at The Commons Change Order No. 8 has been approved and three copies of the approved change order are enclosed. One is for your records and the other copies are for you to provide to the building and site contractors performing the construction work. Oanet Shull,, AICP Contract Planner t cury oF F6 d e m I Woy IV =A I Rif U11 Mr. Fred Brown Gvz' 720 South 348th Street Federal Way, WA 98003 CITY HALL W5-3 Daxt7�i Federal Way, WA 98063-9718 (253) 661-4000 wwwcityoffederalway.com RE: Application No: 03-104988-00-UP, and I,'- III Target Department Store at The Commons (SeaTac Mall), 2201 South Sea Tae Mall Blvd II f The City of Federal Way received your submittals Change Order No. 7 (changes to paving and curbing) 9nd Change Order No. 8 (changes to landscape plans) for the Target at The Commons project (received May 25, 2004). Change Order No. 7 has been approved and two copies of the approved change order are enclosed. One is for your records and the other copy is for you to provide to the contractor performing the site work. I have reviewed Change Order No. 8, which indicates a new landscaping area located to the south of the new Target building and additional changes to planting areas to the north sidewalk area, as well as Qrolaosed additional landscave materials. I am returning a redlined if of this drawing to you indicatini -Vff3 on the north side of the building needs to have vine plantings added that will grow up the trellis and screen the shopping cart storage area. We have discussed these changes by telephone and I also sent yo, an email outlining these requested changes on June 1, 2004. 1 •� � I � � � I � I I � 'I I � � I I I I � I I • III I 111, 111 1 1- —1-1-- s 1 WIROM JJ iet Shull, AICP ontract Planner Enclosures 03-104988 Doe 1D. 27644 04 I I PROJECT NAME: SEA TAC ALL PROJECT NO: 1064-001-003 DATE: 05-24-04 n REF. DRAWING: KEY-11, SD-11, SCALE 1 20' SD-2, SD-5, & ER-1 412.6 412.5 1601 W-11 011 M to= Lem .84 12.73 12.52 PERMIT NO. 04-1000-58—EN CITY OF FEDERAL WAY c; lVil D 0 APPROVAL DATE u 4-1 'o CITY OFFIE-DEF-iAL VlAY SIGNATURE BUILI)IN,(3i DEPT, C C)- Its omalwat Ln co 720 & 3"th Sk—t 0 Fdw,,] W.y. WA 900M SEA TAC MALL r-l! P, Z., Ln CHANGE ORDER #7 I UP o vw P —g7 ISHEtT 6 , co-o Rk-71-,-19 Dl�AWN,' 20411 S.W. Bitch Street, Suite 200 Newport Reach, CA 92660-1797 T 949.852.0700 F 949.852.0143 W wwwmeadfastcompanies.rom 1JEIDFAST 0 M I a R i e S Tuesday, March 02, 204 VJ Ell 31 JA Y.1 1 W41 � 113 "1 4 X Mr. David H. Moseley City Manager City of Federal Way 33530 Ist Way South P.O. Box 9718 Federal Way, WA 98063-9718 RE: TARGET DEPARTMENT STORE @ THE COMMONS AT FEDERAL WAY; ENTITLEMENT AND BUILDING PERMIT I hope all is well. The purpose of this letter is to thank you and express to you our appreciation for all of your team's efforts as it relates to the Target Department Store entitlements and building permit for The Commons at Federal Way. As I've discussed with you before, prior to acquisition of the mall, we had heard rumors of how difficult it was to work with the City of Federal Way. Those rumors could not be farther from the truth. In each instance, contact, communication and endeavor that we've undertaken with the City of Federal Way and its various departments, the City has conducted itself with total professionalism, extra efforts, creativity, resolve and diligence. It's the best jurisdiction I've personally worked with and I believe the culture of the City will continue to drive it towards excellence today and into the future. Our aim have been high and everyone has contributed to accomplishing important goals and objectives over the last year. Both you and the City Council should • feel proud of your team's efforts and accomplishments. We are now turning the ship once named SeaTac Mall around. Later this year, The Commons at Federal Way will begin to stabilize as the cornerstone anchors to the shopping center are put in place and begin to draw new sales traffic to the shopping center and the City of Federal Way. Steaffist Apartrnent Cornmunites I Steadast Management Company, Inc. Neffic Coast I -And &Construction Co., Ine, I S(eadWtProperram. &Development, Inc. I AMXRewrtHoIdingB,UC Mr. David H. Mosely Tuesday, March 02, 2004 Page 2 On behalf of Steadfast Companies and Target Corporation, thank you and your team members for your assistance and fine work. Specifically, we would like to thank: Greg Fewins, Janet Shull, Deb Barker, Kevin Peterson, Scott Sproul, Kathy McClung, Mary Kate Martin, Karen Kirkpatrick, Mary Ann Zukowsky, Grace Skidmore and all of the others who assisted with the project. cc: Mr. Kelly Crowley, Target Corporation City Council of Federal Way City of Federal Way Team Members (miscellaneous) Steadfast/Target Team Members (miscellaneous) Mr. Gay R. Martindale, General Manager, The Commons at Federal Way rry RECE-IVED By DEVELOP FIIENT DEPARTMENT STEADFAST companies Imm, =- 63MINUMILI Greg Fewins Deputy Director City of Federal Way 33530 lst Way South P.O. Box 9718 Federal Way, WA 98063-9718 11111 � II i 1" 01 1 W URI W WZIVRVA7��� I of 20411 S.W. Birch Street, Suite 200 Newport Beach, CA 92660-1797 T 949.852.0700 F 949.852,0143 W www.steadfastcompanies.com FILE NO.: 03-104988-00-UP & 03-104989-00-SE; TARGET AT THE COMMONS AT FEDERAL WAY; 2201 SOUTH SEATAC MALL BOULEVARD, FEDERAL WAY, WA Please accept this letter as our request to The City of Federal Way to waive our right to appeal as it relates to the above referenced application related to the proposed Target Department Store at The Commons at Federal Way. Sincerely, Steadfast Apartment Communities I Steadfast Management Company, Inc. Steadfast Commercial Properties I Pacific Coast Land & Construction Co., Inc. Steadfast Properties & Development, Inc. I AMX Resort Holdings, LLC . .. . . . . ......... l SEATAC M•A•L•L February 27, 2004 H. David Kaplan 30240 27th Avenue S Federal Way, WA 98003 (253) 941-3819 Re: Target — SeaTac Mall Dear David: Thank you for taking the time to meet with me and our development team this morning on the SeaTac Mall Target project regarding certain development related issues. Pursuant to our conversation, we understand and agree with your specific concerns regarding seating for the Target store's main entrance. This is to reduce to writing our verbal commitment to use our best efforts to have Target agree to install or allow benches to be installed to the west of the Target main entrance. If Target will not pay for said benches, this is to assure you that mall ownership will step in and take on that expense burden. Thank you again for your time and valuable input. Sincerely yours, Steadfast Commercial Management Company, Inc. Gary R a tirfdale, CSM, CLS General Manager — SeaTac Mall Copy: James Yoder, Vice President Steadfast Companies /s/ 1928 South SeaTac Mall Federal Management Office (253) 839-61 lbe Nmspo Group February 26, 2004 Page 2 The proposed modifications will not affect the ability to provide emergency service access to the subject property. The modifications to the current code requirements will not.impact the circulation through the site or the accessibility to adjacent arterials, thus access and circulation for emergency vehicles will exist at the same level it does today. c. One of the following requirements is met: i. The modification is necessary because of a pre-existing physical condition; or As noted previously, due to the larger building, the parking aisles on the south side of the building-wW be shortened. Where the —, Lrking, aisles are terminated - ,a landscape islands have been proposed. Based on discussions with the project team, adherence to current code would create a larger off -set degrading safety and operations of the ting road. To the south the existing configuration is also proposed. Based on the circulation patterns around the mall, and interviews with mall staff, the existin�§ requirements and configuration should be adequate to maintain safe operations wid-iin the subject parking field. ii. The modification will produce a site design superior to that which would result from adherence to the adopted standard." I trust this letter provides enough information for you to process the requested code modification. If you have any questions or requite additional 'information, please do not hesitate to call me. Sincerely, The Transpo Group, Inc. lm,�zUt� 4 1\fichae1J. Swenson, P.E., P.T.O.E. Senior Transportation Engineer Ovum 8 MA03\03313 Seatac MaD\WP\parking—response.doc 01 King County Department of Transportation Metro Transit Route Facilities Mail Stop KSC-TR-0413 201 South Jackson Street Seattle, WA 99104-3856 FAX # 206-684-1860 City of Federal Way P.O. Box 9718 Federal Way, WA 98063-9718 C ft necIVED E3V MUUNny, OEVFI cOPMEN-T 0EP4RTA1E?4T IIAR 0 2 2004 RE: Right To Appeal Wavier Letter - File No.: 03-104988-00-UP & 03-104989-00-SE; Target At The Commons At Federal Way; 2201 South SeaTac Mall Boulevard, Federal Way, WA Dear Janet and Greg: I have had discussions with Jim Yoder, Vice President and Partner for Steadfast Co ercia MM I ti Properties, regarding this issue. Jim confirmed that Steadfast will provide a shelter fool mg and litter receptacle pad, at their expense, at the bus stop on west side of 23d Ave. S, just south of S 322 ad St. In addition, they will also provide, within the Target pmect, a Shelter: footing and litt receptacle pad, at Metro's expense, at the bus stop on the north si& of S �24th just e4§t of 17 th Ave. S. I Therefore, since- they have met'Metro's concerns and request, please accept this letter as our request to The City of Federal Way to waive our right to appeal as it relates to the above referenced application related to the proposed Target Department Store at The Commons at Federal Way. Sincerely, aw-Q— Paul Alexander 10 02/27/2004 FRI 16:57 FAX Post -its Fax Note 7671 -?-1 —0 pages® A. QV COXV-11 Co. King County Department of Transportation Phone # Phone#v4 =L5 -1'3 Metro Transit Route Facilities Fax It Fax # riplb Mail Stop KSCTR-0-413 201 South lackson Strcet Scattlo, WA 99104-3856 FAX # 206-694-1960 February 27, 2004 Janet Shull, Planner Greg Fewins, Deputy Director Community Development Department City of Federal Way P.O. Box 9718 Federal Way, WA 98063-9718 RE: Right To Appeal Wavier Letter - File No.: 03-104988-00-UP & 03-104989-00-SE; Target At The Commons At Federal Way; 2201 South SeaTac Mall Boulevard, Federal Way, WA I have had discussions with Jim Yoder, Vice President and Partner for Steadfast Commercial Properties, regarding this issue. Jim confirmed that Steadfast *ill provide a, Shelter f6otwg and litter receptacle pad, at their expense, at the bus Stop on west sidebf Vd Ave. S, just South of S 322'd St. In addition, they will also provide, widiih ft Target project, a shel�tetfooting and litter receptacle pad, at Metro's expense, at the bus stop on the nbrai side of S �a2O jtA t4st �of 17 Ave. S. I nerelore, Since KAU nrTUTM-1110E 11W1 request toThe city of Federal Way to waive our right to appeal as it relates to the above nt -Vf e� COW— 114's al Sincerely, Paul Alexander Transportation Planner IH King County Metro, Transit Route Facilities "M REGOVE-Dby -r-or-h- nnwpm Wrry n-, at FEB 2 7 REUD FILE h SEATAC ,,A o Le L VIA HAND DELIVERY February 27, 2004 Greg Fewins - Planning Dept. City of Federal Way 33530 15t Way South P. O: Box 9718 Federal Way, WA 98063-9718 Re: RIGHT TO APPEAL WAIVER LETTER FILE NO.: 03-104988-00-UP & 03-104989-00-SE; TARGET AT,THECOMMONS AT FEDERAL WAY; 2201 SOUTH SEATAC MALL BOULEVARD, FEDERAL WAY, WA Dear Greg: Enclosed is the original Right to Appeal Waiver Letter signed by H. David Kaplan this date regarding the above referenced project. Thank you for your assistance in this matter. Please call with any questions. Sincerely yours, Steadfast Commercial Management Company, Inc. Gary R. Martindale, CSM, CLS General Manager =SeaTac Mall Enclosure /s/ r` 7 g Fir" 1928 South SeaTac Mall °,,Federal Way, WA 98003 -Fax (253) 946-1413 Management Office ('253) 39-6156 *,Marketing Office (253) 941-9238 David Kaplan f Federal Way, WA 98003 941-3819 • 5M Mr. IMM 9 5 1 !" Planner Greg Fewins Deputy Director City of • 1' Ist Way South ' • Box Federal98063-9718 "i in 01 M 1 '- FIT-MMM-M-MI Sincerely, "' D"� 0 0� FUM rig 11 . • February 2-6, 2004 Janet Schu117 ATCP Contract Planner, City of Federal Way 33530 1st Way South Federal Way, WA 98003-6221 RECEIVE) BY COMM FE13 2 6 RECT SUBJECT. TARGET AT Tf!E� COMMENS, SOUTI-1 PARKING FIELD: PARKING CODE MODMCAT+� AE40E-ST Dear Ms. Schull' Jestiri ' p D fiel& located jimne4*ely =mum (1) The parking area design Provisions of FWCC 22-,1441 (b) And 22-1452 may be modified if: ThL any vehictihr or pedeswian problerns a. modification will not create b. The modifications will not affect the ability to PTOVidc any P roperty Kith police, fire, emergency medical and other essential services.; and c. One . of the following requiternents is met: of a pre-existing physical condition; or ThernodificAtion is necessary because thwoidd'res -ult The modi acation will PtOdllr-c a site design superior to i-jar wich from adhercnce to the adopted standard." The following addresses each itemized requirement listed above, a. The modification will not create any vehicular or pedestrian problell 02-26-04 15: 50 FROM -THE TRANSP---�ROIJIP INC, +4258258434 T-006 P-03/03 F-961 REG EVED BY --Group jazier Scholl, AICP FEB February 26, 2004 Page 2 The proposed modificatior's will not affect the -ability to pX97* er�ency alao ns to the du� Wdt t#9uit*tOen�' c. On6wing requirements is met: existing physical L Th6 modification is twoj6� because of a pte- condition; or ii. The modificatioil will produce a site design superior to that which ould t!esult from adherence to the adopted standard." I.ough information for you to proces$ r od' cation. a -; he requested code n, ifi you have -any question$ or recl=e additional information, please do not hesitate to c me. Sincerely, The Transpo Group Inc Michael J. Swenson, P.E., P.T.O.F_ Senior Transportation Engineer cc; jim Yoder, Steadfast Commercial Properties Fred Pro-,vn, ESM Corisuluing Engineers Mi\03\03.313 Statac F L E E T W 0 0 D B. J 0 I ASSOCIATES, INC. February 20, 2004 ESM Consulting Engineers, L.L.C. 720 South 348t Street Federal Way, WA 98003 ATTN: Fred Brown RE: SEA TAG MALL FEDERAL WAY TARGET PARKING The following is my tabulation of the parking requirements for the various uses planned for the mail TOTAL MALL AREA 372,002 SF RESTAURANTS 22,148 SF (221 CARS) FOOD COURT 8,220 SF (82 CARS) MALL AREA REMAINING 341,634 SF (1139 CARS) PAD BUILDINGS (FOOD) 16,343 SF (163 CARS) SEARS 160,544 SF (535 CARS) BON MARCHE 141,259 SF (471 CARS) DEPT STORE (VACANT) 60,000 SF (200 CARS) TARGET 123,800 SF (413 CARS) TOTAL 873,948 SF (3,224 CARS) GORDON RANDALL ARCHITECT FLEETWOOD JOINER AND ASSOCIATES Cc: Jim Yoder RESUBMITTED 4 A C I T E C T U E - PLANNING P. O. BOX 10296 - NEWPOT BEACH, CA 92660 (949) 640-0606 RECEIVED SY III 0a0 EPAMMENT EATAC 7-004 ,,, WA HAND DELIVERY February 12, 2004 JanetB. Shull, AICP Temporary Senior Planner City of Federal Way Community Development Services Dept. 335301 st Way South Federal Way,' WA 98063 Re: File No: 03-104988-00-UP & 03-104989-00-SE; Site and Landscape Plan Review Target — The Commons at Federal Way, 2201 S SeaTac Mall, Federal Way Dear Janet: Pursuant to your letter to Jim Yoder dated 1/13/04 regarding the above referenced project, we have reviewed all issues as noted. After careful consideration we would like to readdress the following items: Parking layout. Per the enclosed letter from The Transpo Group, they have reviewed the parking layout requirements that would be required per the aforementioned 1/13/04 letter to bring the - subject project into compliance with the current design criteria. Transpo has ascertained that the modifications as proposed by the City would result in inconsistencies and misalignment of aisles resulting in potential issues relative to circulation, general operational and safety issues. Further, their findings coupled with our review indicated that a reconfiguration of the parking as requested would result in a net loss of at least 19 parking stalls. A reduction in parking is certainly something we can ill afford. Transpo's review of the matter also indicated that the site plans as previously submitted to the City, with the necessary modifications noted, provide a parking layout that satisfactorily meets the needs of the mall. Landscaping. We also understand that current code requires certain upgrades to the landscaping for the project. By simple calculation, the landscaping as it exists coupled with the proposed changes, provides more than the total area required. However, due to certain offsets (i.e., areas' of landscaping less which total less than 64 square feet and landscaping in excess of 305;square feet in`a given area are excluded), the plan we proposed comes up short. To bring the landscaping' into total compliance with current code we would once again affect not only the proposed parking plan, but also would be in danger of eliminating more precious parking stalls. Please consider this letter a formal request for reconsideration of those issues herein noted and ask that a variance be granted in each case. We hereby request that a response be conveyed to us as soon as it is practical. 1928 South SeaTac Mall -Federal Way, WA 98003 Fax (253) 46-141 Management Office (253) 839-6156 1,ar eti g Office (2 3) 941- 2 ' Page 2 Letter: J. Shull Re: Target project Please be advised that the additional information you have requested is scheduled to be delivered to your office next week:. Thank you in advance for your cooperation and careful consideration of this matter. Sincerely yours, Steadfast Commercial Management Company, Inc. le Gary, ; . artihdale, CS , CAS General, Manager — SeaTac Mall Copy: James Yoder, Vice President Steadfast Companies /st - Your Community Newspaper - Affildavit of Publication Debbie Kaufman, being first duly sworn on oath, deposes and says that she is the Publisher of The Federal Way Mirror, a semi -weekly newspaper. That said newspaper is published in the English language continually as a semi -weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained at the aforementioned plate of publication of said newspaper. That the annexed is a true copy of a Legal Advertisement by City of Federal Way L-681 as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive week(s), commencing on the 28th day of January, 2004 , and ending on the 28th day of January, 2004 , both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of $106.24 which amount has been paid in full, or billed at the legal rate according to RCW 65.16.090 Subscribed to and sworn before me this 5th day of Februar 04. y, 20 Notary Public in and for the State of Washington, Residing at Federal Way 1414 SO. 3 24TH STREET, SUITE B21 0, FEDERAL WAY, WA 98003 0 253-925-5565 0 FAX:253-925-5750 k w- 01/29/2004 11:08 949-474-7960 PAGE 02/02 "ell 4ik CITY OF Federal Way NOTICE ENVIRONMENTAL MITIGATED DETERMINATION OF NONSIGNIFICANCE Target at The Commons (SeaTac Mall) Target Department Store Construction Federal Way File No: 03-104989-00-SE Related File Numbers: 03-104988-00-UP, 03-105185-00-SE, & 03-104598-00-PC 11W1'T1jFC). I nis aecision was I lacule•Ll U0111PIULCU 01PT1r9Hr=HLd 0 file with the City. Proposed Action: Proposed construction of a 123,680 square foot Target department store at The Commons (SeaTac Mall) Applicant: James Yoder, Steadfast SeaTac Mall Mitigation Measures (summary): 1. Applicant shall pay pro-rata contribution of $20,581.00 toward construction improvements on SoTLT. 320th (8 1h Avenue South — SR 99), prior to issuance of the building permit. 2. Applicant shall pay pro-ratacotitribution of $7.984.00jowW construction improvements on South 320d, at 20'h Av�uue We� prior to issuance of the�fiu�ldlng permit. 3. Applicant shall pay pro-rata contribution of $15.840.00 toward construction improvements on South 320ffi at 1-5, prior to issuance of the building permit. C Applicant shall pay pro-rata contribution of $1,500.00 toward the 1-5 to City Center Access study, prior to issuance of the building permit. Further information regarding this action is available to the public upon request at the Federal Way Department of Community Development (Federal Way City Hall, 33530 First Way South, PO Box 9718, Federal Way, WA, 98063-9718)., This MDNS is issued under WAC 197-11-3 40(2). Comments must be submitted by 5:00 p.m. on Februam 11, 2004. Unless modified by the City, this determination will become final following the above comment deadline. Any person aggrieved of the City's final determination may file an appeal with the City within 14 days of the above comment deadline. Published in the Federal Way Mirror on january.2812004. DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33530 First Way South PO Box 9718 Federal Way WA 98063-9718 253-661-4000; Fax 253-661-4129 W dera ���y.dt o�ffel Lcom hereby declare, under penalty of perjury of the laws of the State of Washington, th Notice of Land Use Application/Action EI Notice of Determination of Significance (DS) and Scoping Notice Notice of Environmental Determination of Nonsignificance (SEPA, DNS) Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) El Notice of Land Use Application & Anticipated DNS/MDNS 13 FWCC Interpretation 1:1 Other El Notice of Public Hearing before the Hearing Examiner El Notice of Planning Commission Public Hearing I IN MEM=0 El Notice of Application for Shoreline Management Permit nlofl�� D Adoption of Existing Environmental Document was 0 mailed El foxed Ae-mailed and/or 0 posted to or at each of the attached addresses on 2004. �Iffo 11=11 2, File Number(s) Signature Date,w® K:\CD Administrofion Files\ Declaration of Disfibution,doc/1-cist printed 1/2`1/2004 8:59 AM NOTICE IOVIIEV-161 MITIGATED DETERMINATION OF NONSIGNIFICANCE Target at The Commons (SeaTac Mall) Target Department Store Construction Federal Way File No: 03-104989-00-SE Related File Numbers: 03-104988-00-UP, 03-105185-00-SE, & 03-104598-00-PC file with the City. Proposed Action: Proposed construction of a 123,680 square foot Target department store at The Commo (SeaTac Mall) I Applicant: James Yoder, Steadfast SeaTac Mall rpprffp, - I-MMAZOMM City Contact: Janet Shull, Contract Planner, 206,244-3749, Mitigation Measures (summary): I . Applicant shall pay pro-rata contribution of $20,5 8 1.00 toward construction improvements on South 320'h (8h Avenue South — SR 99), prior to issuance of the building permit. 2. Applicant shall pay pro-rata contribution of $7.984.00 toward construction improvements on South 320th at 20t" Avenue West, prior to issuance of the building permit. 3. Applicant shall pay pro-rata contribution of $15.840.00 toward construction improvements on South 320'h at 1-5, prior to issuance of the building permit. 4. Applicant shall pay pro-rata. contribution of $1,500.00 toward the 1-5 to City Center Access study, prior to issuance of the building permit. Community Development (Federal Way City Hall, 33530 First Way South, PO Box 9718, Federal Way, WA, 98063-9718). This MDNS is issued under WAC 197-11-340(2). Comments must be submitted by 5:00 p.m. onEebruaujl", 2004. Unless modified by the City, this determination will become final following the above comment deadline. comment dea�ime. Published in the Federal Way Mirror on January-,281,2004. F9=1 Page 1 of I Tina Piety - Legal Notice From: Tina Piety To: admin@fedwaymirror.com; dgrigg@soundpublishing.com Date: 1/26/2004 11:21 AM Subject: Legal Notice no Please publish the attached legal notice (Target MDNS, 03-104989-00-SE) in Wednesday's (1/28/04) issue. Please furnish an affidavit of publication. file:HC:\Documents%20and%2OSettings\tinap\Local%2OSettings\Temp\GW}00001.HTM 1/26/2004 From: Teryl Heller <admin@fedwayrnirror.corn> To: "Tina Piety" <Tina. Piety@cityoffederalway.co Date: 1/26/2004 11:33:13 AM Subject: Re: Legal Notice I Hi Tina: Got your legal --it will be in the 1/28/04 paper. Thanks. Have a good week. Teryl On Jan 26, 2004, at 11:21 AM, Tina Piety wrote: DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33530 First Way South PO Box 9718 Federal Way WA 98063-9718 253-661-4000; Fax 253-661-4129 �-fty�ffederatwoy.com 1, —39J�6-N C- —1+31A hereby declare, under penalty of perjury of the laws of the State of Washington, that a: is ITVTNW�� 0 Notice of Determination of Significanct (DS) and Scoping Notice El Notice of Environmental Determination of-Nonsignificaace (SEPA, DNS) Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) 0 Notice of Land Use Application & Anticipated DNS/MDNS Notice of Public Hedriing before the Hearing Examiner 0 Notice of Planning Commission Public Hearing El Notice of Application for Shorelino Management Permit wllrw� ■ Adoption of Existing Environment Document i was 0 mailed 0 foxed 0 e-mailed and/or /posted to or at each of the attached addresses on Project Name File N u m b e r (s) Immm- Date K:\CD Administration Files\Declora lion of Dislribulion dochost pf. led 03/19/2003 10:30 AM Posted Locations pii;��• lip 11 3. Federal Way City Hall — 33530 Is'Way South, Federal Way, WA 1 4. 2201 South SeaTac Mall Blvd, Federal Way, WA — Facing S. 324 Ih St 5. 2201 • SeaTac Mall Blvd, Federal Way, WA — Facing 23" ,1. 2201 • SeaTac Mall Blvd, • Way, WA — Facing S. 320'h St. (2 signs) CITY OF Federal Way DETERMINATION OF NONSIGNIFICANCE Target at The Commons (SeaTac Mall) Target Department Store Construction Federal Way File No: 03-104989-00-SE Related File Numbers: 03-104988-00-LT, 03-105185-00-SE, & 03-104598-00-PC I I T-14 =%, a I TOM I V, kyr, 0 IT W, n M M-1 =4 I R IT, M MCI M I MmIsTasammy—A - I - ' of -0 Mm file with the City. ProposedAction: Proposed construction of a 123,680 square foot, Target department store at The Commom (SeaTac Mall) I Applicant: James Yoder, Steadfast SeaTac Mall City Contact: Janet Shull, Contract Planner, 206,244-3749 Mitigation Measures (summary): I . Applicant shall pay pro-rata contribution of $20,5 8 1.00 toward construction improvements on South 320'h (8h Avenue South — SR 99), prior to issuance of the building permit. 2. Applicant shall pay pro-rata contribution of $7.984.00 toward construction improvements on South 320'h at 20'h Avenue West, prior to issuance of the building permit. 3. Applicant shall pay pro-rata'contribution of $15.840.00 toward construction improvements on South 320th at 1-5, prior to issuance of the building permit. 4. Applicant shall pay pro-rata contribution of $1,500.00 toward the 1-5 to City Center Access study, prior to issuance of the building permit. I TIT 72 IMT07 T r TnUL "FITMaty I Community Development (Federal Way City Hall, 33530 First Way South, PO Box 9718, Federal Way, WA, M063-9718). This MDNS is issued under WAC 197-11-340(2). Comments must be submitted by 5:00 p.m. on February 11, 2004. Unless modified by the City, this determination will become final following the above comment deadline. A,-,:,-4,ermR agtricytitf the City's fina�--ietermiriajif A may file ?,-. ?�,�.e?l with the Ci�y witkiA 14,izys +f tke'64ve comment deadline. Published in the Federal Way Mirror on JanuaEy 28,2004. a , r Proposed Target i l department store Parcels Vicinity W E Proposed Target Department Store 2201 South Sea Tac Mail BLVD s Parcel : 762240 0010 Man Priacca rvav 19 2003 100 0 100 200 300 400 Feet Map made by City of Federal Way Note: Ais (TIOP is intended for use as a grjr li aP're.en sent l;On onty. 33530 First Way South PO Box 9718 Federal Way WA 98063-9718 253-661-4000; Fax 253-661-4129 hereby declare, under penalty of perjury of the lows of the State of Washington, that a: R.TOOMMOTATIANIM Notice of Determination of Significance (DS) and Scoping Notice E] Notice of Environmental Determination of Nonsignificance (SEPA, DNS) XNotice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) Notice of Land Use Application & Anticipated DNS/MDNS El Notice of Public Hearing before the Hearing Examiner Notice of Planning Commission Public Hearing it Notice of Application for Sh.orelin7 Management Permit I E] Adoption of Existing Environmental Document was Amailed Ei foxed ci e-mailed and/or Ei posted to or at each of the attached addresses on abbl- -4a-L Project Name FileNumber(s) C' Signature Date AVA CITY OF Federal Way State Environmental Policy Act MITIGATED DETERMINATION OF NONSIGNIFICANCE W raffr in, -MMIA9 [if VI-If-Iff 111MIJ AMD I Ml Ei 11-0 Proposal: Proposed action includes construction of 123,680 square foot Target department store and associated site improvements, including parking stall reconfiguration, landscaping, and on -site storm drainage improvements. Proponent: Steadfast SeaTac Mall James Yoder, 949-852-0700 20411 Birch Street, Suite 200 Newport Beach, CA 92660 Lead Agency: City of Federal Way City Contact: Janet Shull, AICP, Contract Planner, 206-244-370 The Responsible Official of the City of Federal 'IT'ay hereby makesil—e-T 6asea upon impacts identified in the Environmental Checklist; the Final Staff Evaluation for Environmental Checklist; Federal Way File No. 03-104989-00-SE; Conclusions of Law based upon the 2003 Federal Kry Comprehensive Plan; and other policies, plans, rules, and regulations designated as a basis for exercise of substantive authority under the Washington State Environmental Policy Act Rules (SEPA) pursuant to RCW. 43.2 1 C.060. 1. The proposed action includes construction of 123,680 square foot Target department store and associated site improvements in a City Center -Core (CC-C) zoning district, including reconfiguration of 315 existing parking stalls, landscaping, and on -site storm drainage improvements. 1 In accordance with code requirements, traffic impacts associated with the proposed action were analyzed and mitigation proposed in the applicant's Traffic Impact Analysis (TIA) prepared by The Transpo Group and received November 19, 2003, with revisions received December 26, 2003, and reviewed by the City's Public Works Traffic Division. Traffic impacts identified in the analysis will be appropriately mitigated by implementation of required mitigation measures. 3. The TIA has determined (five) intersection areas that have safety inadequacy per the standards of the City of Federal Way (see Table 3 page 13 of the TIA report). Accident data reviewed is from 2000-2002. S 31&�SkNt' �M&S is an intersection improvement area in the current six -year Transportation Improvement Plan (TIP). This intersection impacts as determined by the report is 22 PM peak hour trips with .6% impact. This intersection will require pro-rata share contributions per the Federal Way City Code (FWCQ. This contribution to the improvement project satisfies the impacts to the safety issue as this intersection area. IS Ave S has undergone construction inivrovements after this date. H LVA7A I IN 617-A KIK I I I I I Q4111iffle M 1 111111111111 11��1�1111111 11111 illilliqlIlI111111111 111111 IlI111111 111�111111111111�liiiiiili 1111111111 111111111�1 4. According to the TIA, new trips generated by the proposed development would impact four TIP projects in which the proposed development exceeds the net 10 PM peak hour threshold for requiring mitigation, The four pr6ects are- (A) Project ID 12: S 320"' St: e Ave S — SR 99 (B) Pr6ed ID 17: S 316h St�@ 20th Ave; (C) "Ott ID 25: S 320'h St @ 1-5; and to) Pr(ject ID 1: 1-5 to City Center Access Study. In lieu of construction of these improvements, prior to issuance of the building permit, the applicant may pay a pro-rata share contribution of $45,905.00 toward the impacted TIP projects. 5. , The final staff evaluation for the environmental checklist, Federal Way file number 03-104989-00-SE, is hereby incorporated by reference as though set forth in full. CONCLUSIONS OF LAW The goals and policies of the 2003 Federal Way Comprehensive Plan (FWCP) serve as a basis for requiring SEPA conditions. sufficient capacity to move people, goods, and services at an acceptable level of service. -F preservation of new and existing facilities. TG3: Extend the functional life of the existing transportation system and increase its safe, efficien) operational through application of TSM strategies. TP16: The City's LOS standard shall be E. This is defined herein as a volume/capacity ratio less than 1.00 in accordance with Highway Capacity Manual (2000) operational analysis procedures. At signalized intersections, the analysis shall be conducted using a 120-second cycle length and level of service E is defined as less than 80 seconds of delay per vehicle. Where transit or HOV facilities are provided, the LOS shall be measured by average delay and volume/capacity ratio per person rather than per vehicle. This standard shall be used to identify concurrency needs and mitigation of development impacts. For long-range transportation planning and concurrency analysis, a volume/capacity ratio of 0.90 or greater will be used to identify locations for the more detailed operational analysis. '-ftT7T--E-jCp- —ana arterial capacity 1)y constructing cAT-171 . 1377-77771prol they are an alternative to creating new lanes along a roadway corridor. Target at the Commons File #03-104989-00-SE / Dc In 25892 MDNS Page 2 pi� MIN] 1,10111? 1111NI11111 i 1�� L nTel I igh .•. transit and "• system enhancements, and reduce air •• TP29: Reduce reliance on the single occupant auto by prioritizing and implementing supporti,ff-3 local -level transit, HOV, and non -motorized improvements. I ensure more efficient use of existing roads and enhancement of HOV, transit, and related non - motorized operations. TP38: Include sufficient area in rights -of -way for bike lanes, sidewalks, and landscaped medians [III separation from motorized traffic as funds allow. Use landscaped medians to separate opposing traffic when safety and aesthetic purposes dictate the need. encourage use of these more efficient modes. I He ieaa agency nis pro,,oi)sai-n2TZMMMMMn—'LMM)7c7:7iloT U-01, 11 F I - * 1"R .. A adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under R.C.W. 43.21C.032(2)(c), only if the following conditions are met. This decision was made after review • a completed environmental checklist and other information on file with the lead agency. This information is available to the public • • This MDNS is issued under Washington Administrative Code (WAC) 197-11-340(2); the lead agency w not act on this proposal for 14 days from the date of issuance. Comments must be submitted no later th 5:00 p.m. on February 11, 2004. Unless modified by the City; this determination will become final aggrieved of the Cit-,),,'s final determination ma ilel .y f y f le f le appeal with the City within 14 days of the above comment deadline. I Responsible Official: Kathy McClung, Director, Community Development Services Address: 33530 First Way South, PO Box 9718, Federal Way, WA 98063-9718 Signature: Date Issued: hnuary28,2064 Target at the Commons File #03-104989-00-SE / D.c ED 25892 MDNS Page 3 = o; e. .e� dd t . f' � a E s Uja \ Proposed Target l department store 10 1 I ..�....� ---------- Parcels Vicinity W Proposed Target Department Store 2201 South Sea Tac Mall BLVD s Parcel : 762240 0010 Map Printed -Nov 19 2003 100 0 100 200 300 400 Feet Map made by City of Federal Way Note: Mis male is trrtc for use as a' rapier` �5oWation only_ Var^? (''#v of rivfp, r'AI Wa v rarAko, — u..Aen— Sv W,15. case, Jon Hanna Commerical Net Lease Realty Inc 3300 Maple Valley Hwy 450 S Orange Ave #900 Renton, WA 98058 Orlando, FL 32801 Cf .•, ;o 3045 Federal98063 Arg Enterprises Inc 4410 El Camino Real #201 Los Altos, CA 94022 '• Box 2708 Portland, OR 97208 DistrictLakehaven Utility I'• Box 4249 Uederal Way, WA 98063 Tacoma Goodwill Industries 714 S 27th St Tacoma, WA 98409 Dennys Realty 293 E Main St Spartanburg, SC 29319 F Mike & Cheri Farley 1825 S 324th PI Federal Way, WA 98003 John Dds Drinkard 324th PI Federal9800 Tiger Properties Llc 1715 S 324th PI #250 Federal Way, WA 98003 Tacoma, WA PO o i 98411 - •'+ I'• Box 34067 Seattle, WA 98124 TowneFw • '• Box 98922 Tacoma,`:'+: Eatwell Inc '+ • Federal+:Li 1 InternationalWendys 110 • Ml # , 1 Charles Feske ■ Federal98003 William & Petra Borg 1801 S 324th Federal Way. WA •.rl Cascade Orthopaedic Properties 7517 Greenwood Ave N Seattle, WA 98103 •(@AU3A%f i4 I: fir, - n I•. �1 '• Box 66207 Chicago, IL 60666 i'! St Federal 98003 Belmor Holdingsr VANCOUVERBC .► D Cleoco Inc 17207 SE 46th Bellevue,`:10 M-_j i +M .. In 'i Box Los Angeles, CA 90051 r� Kent, WA 98030 r. + Federal1804 S 324th PI •:Ir Steadfast 11 S FlowerSt .+10 Los Angeles, CA 90017 o09L5,ol a}e)dwal asn lsIa aaj 410ows r1096�. lasel cianel ssaippV @AIMAV 17 a 2415 S 320th St Federal Way, WA 98003 King County 500 4th Ave Seaftle, WA 98104 W16S lase, s>:.qe1 ssa Current Resident Current Resident Current Resident 2002 S 320th St 31858 Pacific Hwy S 1800 S 320th St Federal Way, WA 98003 Federal Way, WA 98003 Federal Way, WA 98003 Current Resident Current Resident Current Resident 2006 S 320th St 2104 S 320th St 2302 S 320th St Federal Way, WA 98003 Federal Way, WA 98003 Federal Way, WA 98003 Current Resident Current Resident Current Resident 2400 S 320th St 2032 S 320th St 32303 Pacific Hwy S Federal Way, WA 98003 Federal Way, WA 98003 Federal Way, 'AA 98003 Current Resident Current Resident Current Resident 32225 Pacific Hwy S 32018 23rd Ave S 2041 324th Ave NE Federal Way, WA 98003 Federal Way, WA 98003 Carnation, WA 98014 Current Resident Current Resident Current Resident 1616 S 325th St 1617 S 324th St 32427 Pacific Hwy S Federal Way, WA 98003 Federal Way, WA 98003 Federal Way, WA 98003 Current Resident Current Resident Current Resident 2206 S 320th St 2202 S 320th St 2200 S 320th St Federal Way, WA 98003 Federal Way, WA 98003 Federal Way, WA 98003 Current Resident Current Resident Current Resident 2200 S 320th St 2200 S 320th St 1825 S 324th PI Federal Way, WA 98003 Federal Way, WA 98003 Federal Way, WA 98003 Current Resident Current Resident Current. Resident 1826 S 324th PI 1814 S 324th PI 1815 S 324th PI Federal Way, WA 98003 Federal Way, WA 98003 Federal Way, WA 98003 Current Resident Current Resident Current Resident 1801 S 324th PI 1804 S 324th PI 1715 S 324th PI Federal Way, WA 98003 Federal Way, WA 98003 Federal Way, WA 98003 Current Resident Current Resident Current Resident 1705 S 324th PI 2001 S 327th Ln 2415 S 320th St Federal Way, WA 98003 Federal Way, WA 98003 Federal Way, WA 98003 0 91S,o} ojeldwalasn 71 Q ti� lsPiNs Paaj 410ows W1096S lasel Current Resident 2500 S 320th St Federal Way, WA 98003 fzf��qej ssaippV @AM3AAf MME���� EPA ENVIRONMENTAL REVIEW SEC 1200 6T" AVE MD-126 SEATTLE WA 98.101 GARY KRIEDT KING COUNTY TRANSIT DIV ENV PLANNING MS KSC-TR-0431 201 S JACKSON ST SEATTLE WA 98104-3856 LAKEHAVEN UTILITY DIST PO BOX 4249 FEDERAL WAY WA 98063 PAUL ALEXANDER METRO TRANSIT 201 S JACKSON ST MS KSCTR0413 SEATTLE WA 98104-3856 JACK HOPKINS SEATTLE PI 101 ELLIOTT AVE W SEATTLE WA 98121 ERICA JAHN FEDERAL WAY MIRROR 1414 S 324T" STE B-210 FEDERAL WAY WA 98003 ATTN NEWSROOM TACOMA NEWS TRIBUNE 1950 S STATE ST TACOMA WA 98405 JAMES YODER STEADFAST SEATAC MALL 20411 SW BIRCH ST STE 200 NEWPORT BEACH CA 92660 DEPT OF ECOLOGY ENVIRONMENTAL REVIEW SEC PO BOX 47703 OLYMPIA WA 98504-7703 PERRY WEINBERG SOUND TRANSIT 401 S JACKSON ST SEATTLE WA 98104-2826 FWFD 31617 1 ST AVE S FEDERAL WAY WA 98003 MARY AUSBURN PSE 6905 S 228T" ST KENT WA 98032 PUGET SOUND AIR POLLUTION CONTROL AGENCY 110 UNION ST STE 500 SEATTLE WA 98101-2038 PAT PROUSE US WEST 450 11OTH NE RM .0• BELLEVUE WA 00. CHRIS CARREL FRIENDS OF THE HYLEBOS SKC-SVC PO BOX 24971 FEDERAL WAY WA 98093 LISA PEMBERTON-BUTLER SEATTLE TIMES NORTH 1200 112T" AVE NE STE C145 BELLEVUE WA 98004-3748 SOUTH COUNTY JOURNAL PO BOX 130 KENT WA 98035-0130 BELMOR PARK HOA 3101 S 324T" ST FEDERAL WAY WA 98003 LEE BEDARD FEDERAL WAY NEWS 133 SW 153RD ST BURIEN WA 98166 • KOREA POST 28815 PACIFIC FEDERAL98003 H DAVID KAPLAN 30240 27T" AVE S FEDERAL WAY WA 98003 # 10 ----------------- �7 MetzoScan / King :-7 -- ------- ------------------ i 03 Owher :Seatac Village L L C Par # :092104 9208 Site :1800 S 320th St Federal Way 98003 Sale Date :05/07/2001 Mail :9777 Wilshire Blvd #1009 Beverly Hills Ca 90212 Sale Price Use :061 Com,Shopping Center,Community Asd.V :$22,099,800 Lgl :STR 092104 TAXLOT 208 FOR OF S 25 Q:SW 5:09 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:5,000 Ac:15.80 YB:1979 Ph: # 11 * --------------------- MetroScan / King : ------------------------------- Owner :Seatac Village L L C Parcel # :092104 9208 03 Site :1800 S 320th St Federal Way 98003 Sale Date :05/07/2001 Mail :9777 Wilshire Blvd #1009 Beverly Hills Ca 90212 Sale Price Use :061 Com,Shopping Center,Community Asd.V :$22,099,800 Lgl :STR 092104 TAXLOT 208 FOR OF S 25 Q:SW 5:09 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:2,670 Ac:15.80 YB:1976 Ph: # 12 *----_--------------_:-- MetroScan / King : ------------------------------- Owner :Seatac Village L L C Parcel # :092104 9208 03 Site :1800 S 320th St Federal Way 98003 Sale Date :05/07/2001 Mail :9777 Wilshire Blvd #1009 Beverly Hills Ca 90212 Sale Price Use :061 Com,Shopping Center,Community Asd.V :$22,099,800 Lgl :STR 092104 TAXLOT 208 FOR OF S 25 Q:SW 5:09 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:8,746 Ac:15.80 YB:1978 Ph: # 13 --------------------- MetroScan / King : ------------------------------- Owner :Cf Trust Parcel # :092104 9270 06 Site :2006 S 320th St Federal Way 98003 Sale Date :09/26/2001 Mail :PO Box 3045 Federal Way Wa 98063 Sale Price Use :183 Pub,Restaurant,Lounge Asd.V :$975,800 Lgl :STR 092104 TAXLOT 270 LOT 1 TGW AN Q:SW 5:09 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:8,056 Ac:.91 YB:1979 Ph: # 14 -------------- ------- : MetroScan / King : -------------------------------* Owner :Puget Sound Bank;Fka Puget Sound Nationa Parcel # :092104 9271 05 Site :2104 S 320th St Federal Way 98003 Sale Date :01/13/1993 Mail ;PO Box 11500 Tacoma Wa 98411 Sale Price Use :162 Pub,Bank Asd.V :$447,300 Lgl :STR 092104 TAXLOT 271 LOT 3 TGW AN Q:SW 5:09 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:500 Ac:.53 YB:1989 Ph: # 15 --------------------- : Met-roScan / King : ------------------------------- Owner :Mcdonalds Corp 046 & 0056 Parcel # :092104 9272 04 Site :2302 S 320th St Federal Way 98003 Sale Date Mail :PO Box 66207 Chicago Tl 60666 Sale Price Use :171 Pub,Restaurant,Fast Food Asd.V :$1,102,300 Lgl :STR 092104 TAXLOT 272 FOR OF SE Q:SW 5:09 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:5,663 Ac:.96 YB:1977 Ph: # 16 *--------------r_--.--- MetroScan / King : ------------------------------- Owner :Arg Enterprises Inc Parcel # :092104 9276 00 Site :2400 S 320th St Federal Way 98003 Sale Date Mail :4410 El Camino Real #201 Los Altos Ca 94022 Sale Price Use :183 Pub Restaurant,Lounge Asd.V :$1,770,000 Lgl :STR 092104 TAXLOT 276 FOR OF SW Q:SE 5:09 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:10,350 Ac:1.87 YB:1977 Ph: # 17 --------------------- MetroScan / King : ------------------------------- Owner :Cratsenberg Properties Parcel # :092104 9296 06 Site :2032 S 320th St Federal Way 98003 Sale Date :10/24/2001 Mail :PO Box 34067 Seattle Wa 98124 Sale Price Use :171 Pub,Restaurant,Fast Food Asd.V :$293,000 Lgl :STR 092104 TAXLOT 296 LOT 2 TGW AN Q:SW 5:09 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:1,134 Ac:.38 YB:1979 Ph: # 18 --------------------- : MetroScan / King : ------------------------------- Owner :Harsch Investment Properties Llc Parcel # :150050 0080 05 Site :1414 S 324th St Federal Way 98003 Sale Date :10/13/1999 Mail :1414 S 324th St Federal Way Wa 98003 Sale Price :$19,100,000 Full Use :063 Com,Shopping Center,Maj Retail Asd.V :$4,158,000 Lgl :LOT 8 CENTURY LESS FOR FOR RD AS Q:NE 5:17 T:21N R:04E Bedrm: Bth F3H: / / Stories:2 B1dgSF:42,000 Ac:3.70 YB:1979 Ph: # ----------------- — Metroscan / King -------------------------- '19 Owner :Kc Investments Llc Paz i # :150050 0090 03 Site :32303 Pacific Hwy S Federal Way 98003 Sale Date :03/25/1997 Mail :1515 S 350th St Federal Way Wa 98003 Sale Price :$860,000 Full Use :162 Pub,Bank Asd.V :$1,062,300 Lgl :LOT 9 CENTURY LESS POR FOR RDS AS Q:NE S:17 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:9,770 Ac:.86 YB:1979 Ph: # 20 --------------------- : MetroScan / in : ------------------------------- Owner :Harsch Investment Properties Llc Parcel # :150050 0100 01 Site :32225 Pacific Hwy S Federal Way 98003 Sale Date :02/25/2000 Mail :PO Box 2708 Portland Or 97208 Sale Price :$1,800,000 Full Use :101 Com,Retail Store Asd.V :$1,519,300 Lgl :LOT 10-11 CENTURY LOT 10 TGW POR Q:NE 5:17 T:21N R:04E Bedrm: Bth F3H: / / Stories:2 B1dgSF:17,681 Ac:.64 YB:1983 Ph: # 21 --------------------- : MetroScan / King : ------------------------------- Owner :Harsch Investment Properties Llc Parcel # :150050 0110 09 Site :32057 Pacific Hwy S Federal Way 98003 Sale Date :10/13/1999 Mail :32057 Pacific Hwy S Federal Way Wa 98003 Sale Price :$19,100,000 Full Use :061 Com,Shopping Center,Community Asd.V :$11,193,100 Lgl :LOT 11 CENTURY LOT 11 LESS ST & Q:NE 5:17 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:113,062 Ac:10.44 YB:1963 Ph: ff 22 --------------------- : MetroScan / in : ------------------------------- Owner :Harsch Investment Properties Llc Parcel # :150050 0120 07 Site :32211 Pacific Hwy S Federal Way 98003 Sale Date :10/13/1999 Mail :32211 Pacific Hwy S Federal Way Wa 98003 Sale Price :$19,100,000 Full Use :183 Pub,Restaurant,Lounge Asd.V $1,029,100 Lgl :LOT 12 CENTURY Q:NE 5:17 T:21N R:04E Bedrm: Bth F3H: Stories:l B1dgSF:5,567 Ac:.58 YB:1981 Ph: ff 23 --------------------- : MetroScan / King : ------------------------------- Owner :Harsch Investment Properties Llc Parcel # :150050 0130 05 Site :32011 Pacific Hwy S Federal Way 98003 Sale Date :10/13/1999 Mail :32011 Pacific Hwy S Federal Way Wa 98003 Sale Price :$19,100,000 Full Use :162 Pub,Bank Asd.V :$732,000 Lgl :LOT 13 CENTURY LESS POR FOR ST Q:NE 5:17 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:7,591 Ac:.84 YB:1972 Ph: # 24 --------------------- MetroScan / King : ------------------------------- Owner :City Of Federal Way Parcel # :150050 0150 00 Site :32411 Pacific Hwy S Federal Way 98003 Sale Date :10/01/2002 Mail :32411 Pacific Hwy S Federal Way Wa 98003 Sale Price Use :061 Com,Shopping Center,Community Asd.V :$2,069,100 Lgl :LOT 15 CENTURY LESS POR FOR RD AS Q:NE 5:17 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:22,000 Ac:1.49 YB:1972 Ph: # 25 --------------------- MetroScan / King : ------------------------------- Owner :Fw Towne Square Llc Parcel # :162104 9028 02 Site :32018 23rd Ave S Federal Way 98003 Sale Date :07/31/1998 Mail :PO Box 98922 Tacoma Wa 98498 Sale Price :$3,700,000 Full Use :096 Com,Retail Strip Asd.V :$3,025,600 Lgl :STR 162104 TAXLOT 28 E 145 FT OF Q:NW 5:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:26,540 Ac:2.01 YB:1985 Ph: # 26 --------------------- MetroScan / in : ------------------------------- Owner :Belmor Holdings Ltd Parcel # :162104 9037 01 Site :2041 324th Ave NE Carnation 98014 Sale Date Mail :Ste 210 1571 Bellevue Ave W Vancouver Canada Sale Price Use :038 Res,Mobile Home Park Asd.V :$7,964,800 Lgl :STR 162104 TAXLOT 37 SE 1/4 OF NW Q:NW 5:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:9,986 Ac:62.74 YB:1966 Ph: # 27 --------------------- MetroScan / King : ------------------------------- Owner :Belmar Holdings Ltd Parcel # :162104 9037 01 Site :2041 324th Ave NE Carnation 98014 Sale Date Mail :Ste 210 1571 Bellevue Ave W Vancouver Canada Sale Price Use :038 Res,Mobile Home Park Asd.V :$7,964,800 Lgl :STR 162104 TAXLOT 37 SE 1/4 OF NW Q:NW S:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:676 Ac:62.74 YB:1966 Ph: Mfg 1, uwvy ry a LM%Z=.Wp 0 # 28 * --------------------- g MetroScan / King : - --------------------------- Owner :Lakehaven Utility Di ict Pay , # :162104 9039 09 Site :*no Site Address* Federal Way Sale Date Mail :PO Box 4249 Federal Way Wa 98063 Sale Price Use :266 Ind,Utility,Public Asd.V :$815,000 Lgl :SIR 162104 TAXLOT 39 E 290 FT OF N Q:NW 5:16 T:21N R:04E Bedrm: Bth F3H: / / Stories: BldgSF: Ac:2.20 YB: Ph: # 29 --------------------- MetroScan / in : ------------------------------- Owner :City Of Federal Way Parcel # :162104 9041 05 Site :32000 Pacific Hwy S Federal Way 98003 Sale Date :05/12/2000 Mail :33530 1st Way S Federal Way Wa 98003 Sale Price :$26,000 Full Use :162 Pub,Bank Asd.V :$704,400 Lgl :STR 162104 TAXLOT 41 BEG NW COR OF Q:NW 5:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:5,041 Ac:.65 YB:1969 Ph: # 30 --------------------- MetroScan / King : ------------------------------- Owner :Eatwell Inc Parcel # :162104 9042 04 Site :1616 S 325th St Federal Way 98003 Sale Date :01/22/1998 Mail :1616 S 325th St Federal Way Wa 98003 Sale Price :$450,000 Full Use :183 Pub,Restaurant,Lounge Asd.V :$527,900 Lgl :STR 162104 TAXLOT 42 S 170 FT OF E Q:NW 5:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:4,670 Ac:.55 YB:1973 Ph: # 31 --------------------- MetroScan / King : ------------------------------- Owner :City Of Federal Way Parcel # :162104 9044 02 Site :32400 Pacific Hwy S Federal Way 98003 Sale Date :07/10/2003 Mail :33530 lst Way S Federal Way Wa 98003 Sale Price Use :162 Pub,Bank Asd.V :$616,000 Lgl :STR 162104 TAXLOT 44 W 130 FT OF N Q:NW 5:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:4,980 Ac:.89 YB:1974 Ph: # 32 --------------------- MetroScan / King : ------------------------------- Owner :Cleoco Inc Parcel # :162104 9049 07 Site :1617 S 324th St Federal Way 98003 Sale Date :06/19/1986 Mail :17207 SE 46th St Bellevue Wa 98006 Sale Price :$964,500 Use :106 Off,Office Building Asd.V :$457,900 Lgl :STR 162104 TAXLOT 49 N 170 FT OF E Q:NW 5:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:5,704 Ac:.66 YB:1971 Ph: # 33 --------------------- : MetroScan / King : ------------------------------- Owner :Tacoma Goodwill Industries Parcel # :172104 9083 03 Site :32427 Pacific Hwy S Federal Way 98003 Sale Date :06/25/2002 Mail :714 S 27th St Tacoma Wa 98409 Sale Price :$2,400,000 Use :101 Com,Retail Store Asd.V :$1,722,000 Lgl :STR 172104 TAXLOT 83 E 196 FT OF Q:NE 5:17 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:18,419 Ac:1.06 YB:2000 Ph: # 34 --------------------- MetroScan / King : ------------------------------- Owner :City Of Federal Way Parcel # :242320 0020 07 Site :2206 S 320th St Federal Way 98003 Sale Date :08/03/2000 Mail :33530 1st Way S Federal Way Wa 98003 Sale Price :$60,000 Full Use :162 Pub,Bank Asd.V :$525,800 Lgl :LOT 2 EVERGREEN PLAZA LESS POR FOR Q:SW 5:09 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:4,365 Ac:.52 YB:1977 Ph: # 35 --------------------- : MetroScan / King : ------------------------------- Owner :Atlantic Richfield Company Parcel # :242320 0030 05 Site :2202 S 320th St Federal Way 98003 Sale Date :06/16/1998 Mail :PO Box 512485 Los Angeles Ca 90051 Sale Price :$225,000 Full Use :186 Pub,Service Station Asd.V :$640,200 Lgl :LOT 3 EVERGREEN PLAZA Q:SW 5:09 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:150 Ac:.38 YB:1976 Ph: # 36 --------------------- MetroScan / King : ------------------------------- Owner :Dennys Realty Parcel # :242320 0040 03 Site :2200 S 320th St Federal Way 98003 Sale Date :07/26/1990 Mail :293 E Main St Spartanburg Sc 29319 Sale Price Use :183 Pub,Restaurant,Lounge Asd.V :$1,056,200 Lgl :LOT 4 EVERGREEN PLAZA Q:SW 5:09 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:5,559 Ac:.85 YB:1976 Ph: # 37 -------------------- MetroScan / King --------------------------- Owner :Wendys Internationalhe Pay' # :242320 0050 00 Site :2200 S 320th St Federal Way 98003 Sale Date :03/02/2001 Mail :4288 W Dublin Granville Rd Dublin Oh 43017 Sale Price Use :101 Com,Retail Store Asd.V :$9,384,500 Lgl :LOT TRACT A EVERGREEN PLAZA LOT 2 Q:SW S:09 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:107,394 Ac:7.84 YB:1979 Ph: # 38 --------------------- KetroScan / King : ------------------------------- Owner :City Of Federal Way Parcel # :242320 0060 08 Site :2200 S 320th St Federal Way 98003 Sale Date :07/21/2000 Mail :33530 lst Way S Federal Way Wa 98003 Sale Price :$211,200 Full Use :332 Misc,Right-of-way,Utility Asd.V :$103,700 Lgl :LOT TRACT B EVERGREEN PLAZA LESS Q:SW 5:09 T:21N R:04E Bedrm: Bth F3H: / / Stories: BldgSF: Ac:1.19 YB: Ph: # 39 --------------------- MetroScan / King : ------------------------------- Owner :Deg II Llc Parcel # :242320 0070 06 Site :2200 S 320th St Federal Way 98003 Sale Date :12/29/1998 Mail :10618 SE Kent Kangley Rd #104 Kent Wa 98030 Sale Price :$6,550,000 Use :309 Vacant,Commercial Asd.V :$21,700 Lgl :LOT TRACT C EVERGREEN PLAZA Q:SW 5:09 T:21N R:04E Bedrm: Bth F3H: / / Stories: BldgSF: Ac:.50 YB: Ph: # 40 --------------------- MetroScan / King : ------------------------------- Owner :Farley F Mike & Cheri Parcel # :250120 0020 02 Site :1825 S 324th Pl Federal Way 98003 Sale Date :10/15/1985 Mail :1825 S 324th PI Federal Way Wa 98003 Sale Price :$145,000 Use :122 Off,Medical,Dental Asd.V :$206,200 Lgl :LOT 2 FEDERAL WAY PLAZA SOUTH Q:NW 5:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:2,168 Ac:.36 YB:1976 Ph:253-838-2018 # 41 --------------------- MetroScan / King : ------------------------------- Owner :Feske Charles A Parcel # :250120 0030 00 Site :1826 S 324th Pl Federal Way 98003 Sale Date Mail :1826 S 324th Pl Federal Way Wa 98003 Sale Price Use :122 Off,Medical,Dental Asd.V :$407,700 Lgl :LOT 3 & 1 FEDERAL WAY PLAZA SOUTH Q:NW 5:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:3,965 Ac:.38 YB:1975 Ph: # 42 --------------------- MetroScan / King : ------------------------------- Owner :Federal Way Plaza Inc Parcel # :250120 0040 08 Site :1814 S 324th Pl Federal Way 98003 Sale Date :03/06/1990 Mail :5506 Varco Rd NE Tacoma Wa 98422 Sale Price :$400,000 Use :122 Off,Medical,Dental Asd.V :$546,400 Lgl :LOT 4 FEDERAL WAY PLAZA SOUTH Q:NW 5:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:6,096 Ac:.46 YB:1974 Ph: # 43 --------------------- MetroScan / King : ------------------------------- Owner :Drinkard John Dds Parcel # :250120 0050 05 Site :1815 S 324th Pl Federal Way 98003 Sale Date Mail :1815 S 324th Pl Federal Way Wa 98003 Sale Price Use :122 Off,Medical,Dental Asd.V :$239r800 Lgl :LOT 5 FEDERAL WAY PLAZA SOUTH Q:NW 5:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:2.417 Ac:.30 YB:1976 Ph:253-838-3180 # 44 --------------------- MetroScan / King : ------------------------------- Owner :Borg William D/Petra B Parcel # :250120 0060 03 Site :1801 S 324th Pl Federal Way 98003 Sale Date :11/26/1997 Mail :1801 S 324th Pl Federal Way Wa 98003 Sale Price :$300,000 Full Use :122 Off,Medical,Dental Asd.V :$257,500 Lgl :LOT 6 FEDERAL WAY PLAZA SOUTH Q:NW 5:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:2,484 Ac:.33 YB:1977 Ph: # 45 --------------------- MetroScan / King : ------------------------------- Owner :Farris N David/Pamela R Parcel # :250120 0070 01 Site :1804 S 324th P1 Federal Way 98003 Sale Date :12/08/1998 Mail :1804 S 324th P1 Federal Way Wa 98003 Sale Price :$252,000 Full Use :122 Off,Medical,Dental Asd.V :$272,800 Lgl :LOT 7 FEDERAL WAY PLAZA SOUTH Q:NW 5:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:3,557 Ac:.50 YB:1976 Ph: maugaulwit*1mumm . , - . I � # 46 ------------------ MetroScan King -------------------------- owner :City Of Federal Way Pai i # 250120 0080 09 Site :1720 S 324th P1 Federal Way 98003 Sale Date :10/03/2002 Mail :PO Box 9718 Federal Way Wa 98063 Sale Price : Use :122 Off,Medical,Dental Asd.V :$551,400 Lgl :LOT 8 FEDERAL WAY PLAZA SOUTH LESS Q:NW S:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:4,085 Ac:.42 YB:1975 Ph: # 47 --------------------- KetroScan / King : ------------------------------- Owner :Tiger Properties Llc Parcel # :250120 0090 07 Site :1715 S 324th Pl Federal Way 98003 Sale Date :10/01/1999 Mail :1715 S 324th Pl #250 Federal Way Wa 98003 Sale Price Use :122 Off,Medical,Dental Asd.V :$526,000 Lgl :LOT 9 FEDERAL WAY PLAZA SOUTH Q:NW S:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:5,438 Ac:.48 YB:1977 Ph: # 48 --------------------- : MetroScan / King : ------------------------------- Owner :Cascade Orthopaedic Properties Parcel # :250120 0100 05 Site :1705 S 324th Pl Federal Way 98003 Sale Date :05/17/1993 Mail :7517 Greenwood Ave N Seattle We 98103 Sale Price : Use :122 Off,Medical,Dental Asd.V :$584,600 Lgl :LOT 10 FEDERAL WAY PLAZA SOUTH Q:NW S:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:4,331 Ac:.40 YB:1977 Ph: # 49 --------------------- MetroScan / King : ------------------------------- Owner :City Of Federal Way Parcel # :250120 0110 03 Site :1703 S 324th St Federal Way 98003 Sale Date :10/03/2002 Mail :PO Box 9718 Federal Way Wa 98063 Sale Price : Use :122 Off,Medical,Dental Asd.V :$385,500 Lgl :LOT 11 FEDERAL WAY PLAZA SOUTH Q:NW S:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:1 B1dgSF:2,856 Ac:.27 YB:1974 Ph: # 50 --------------------- : MetroScan / King : ------------------------------- Owner :Steadfast Sea-tac I Llc;+ Parcel # :762240 0025 06 Site :2001 S 327th Ln Federal Way 98003 Sale Date :02/26/2003 Mail :700 S Flower St #900 Los Angeles Ca 90017 Sale Price :$37,070,000 Use :104 Com,Retail,Big Box Asd.V :$4,509,600 Lgl :LOT POR 1 SEA TAC MALL POR LOT 1 Q:NW S:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:2 B1dgSF:141,256 Ac:1.83 YB:1977 Ph: # 51 --------------------- : MetroScan / King : ------------------------------- Owner :Calvary Evangelical Lutheran Church Of F Parcel # :797820 0525 05 Site :2415 S 320th St Federal Way 98003 Sale Date :03/13/1998 Mail :2415 S 320th St Federal Way Wa 98003 Sale Price : Use -165 Pub,Church,Religious Services Asd.V :$2,286,900 Lgl :LOT 54-55 STATE PLAT IN SEC Q:NE S:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:l B1dgSF:12,642 Ac:4.71 YB:1956 Ph: # 52 --------------------- : MetroScan / King : ------------------------------- Owner :Calvary Evangelical Lutheran Church Of F Parcel # :797820 0525 05 Site :2415 S 320th St Federal Way 98003 Sale Date :03/13/1998 Mail :2415 S 320th St Federal Way Wa 98003 Sale Price Use :165 Pub,Church,Religious Services Asd.V :$2,286,900 Lgl :LOT 54-55 STATE PLAT IN SEC Q:NE S:16 T:21N R:04E Bedrm: Bth F3H: / / Stories:1 B1dgSF:12,472 Ac:4.71 YB:1968 Ph: # 53 *— ------------------- MetroScan / King : - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Owner :King County Parcel # :797820 0526 04 Site :2500 S 320th St Federal Way 98003 Sale Date Mail :500 4th Ave Seattle Wa 98104 Sale Price Use :309 Vacant,Commercial Asd.V :$1,494,900 Lgl :LOT 54 THRU 59 STATE PLAT IN SEC Q:NE S:16 T:21N R:04E Bedrm: Bth F3H: / / Stories: BldgSF: Ac:11.44 YB: Ph: PON CITY OF d Federal Way Department of Community Development Services FINAL STAFF EVALUATION FOR THE ENVIRONMENTAL CHECKLIST Target Department Store at The Commons (SeaTac Mall) Federal Way File No: 03-104989-00-SE Vp 9 . "I 1-?00zEQF--Vj -I1ACMIR-3111- & 03-10459 -00-PC NOTE: Technical reports and attachments referenced below may not be attached to all copies of this decision. Copies of exhibits, reports, attachments, or other documents may be reviewed, and/or obtained by contacting Janet Shull, Contract Planner, Department of Community Development Services, PO Box 9718, Federal Way, WA 98063-9718. Phone: 206-244-3749. "17,vaui m"'t"JA&Z-A"i site improvements, including parking stall reconfiguration, landscaping, and storm drainage improvements (Exhibit A). 1 Applicant: James Yoder, 949-852-0700 Steadfast SeaTac Mall 20411 SW Birch Street, Suite 200 Newport Beach, CA 92660 Location: 2201 South SeaTac Mall Boulevard, Federal Way, WA 98003 (Exhibit B) Lot 1 and Tract B, SeaTac Mall, according to the plat thereof, recorded in volume 97 of plats, pages 39 through 42, inclusive in King County Washington. Zoning: City Center — Core (CC-C) Comp Plan Designation: City Center — Core 1. Master Land Use Application received November 4, 2003. 2. Site plans prepared by Fleetwood B. Joiner, received November 4, 2003; resubmittal dated November 18, 2003/received November 19, 2003; resubmittal dated November 26/received December 2, 2003. 3. Environmental Checklist prepared by James Yoder, dated October 30, 2003/received Novemb 4, 2003; resubmitted December 2, 2003. 4. Civil Plans — Drainage prepared by ESM Engineers, received November 4, 2003, resubmitted December 9, 2003; resubmitted January 13, 2004. 5. Elevations prepared by Target Store Planning received November 4, 2003; resubmittal dated November 18, 2003/received November 19, 2003. 6. Survey Topography Plan prepared by ESM Consulting Engineers received November 4, 2003 resubmittal dated November 26, 2003/received December 2, 2003. 7. Preliminary Landscape Plan prepared by ESM Consulting Engineers received November 4, 2003; resubmittal dated November 26, 2003/received December 2, 2003. 8. Traffic Impact Study prepared by The Trampo Group received November 19, 2003, with revisions received December 26, 2003. 9. Technical Information Report (TIR) prepared by ESM Engineers, received November 4, 2003 IRWIN I =-- 0 LF 1111111111 11 11 1111111 qiipl man= or 2. City staff s additional comments or clarification to each checklist item. 4. The original checklist was received November 4, 2003. It was revised and resubmitted December 2, 2003. Concur with the checklist 6. The SEPA comment/appeal period and Process III Land Use Decision appeal period will not be completed in time to meet the proposed construction start date of March 1, 2004. 1 ,4 10. Concur with the checklist. A building permit and an EN engineering approval for the storm drainage system are required. Target Department Store File #03-104989-00-SE / D.c ID 25894 Final Staff Evaluation Page 2 L Earth — Pursuant to WAC 197-11-340(2), the City of Federal Way is required to send any Mitigated Determination of Nonsignificance (MDNS) that may result from the environmental review, along with th ' e checklist, to the Department of Ecology, US Army Corps of Engineers, other agencies with jurisdiction, affected tribes, and interested parties. Therefore, the City will not act on this proposal for 14 days after the MDNS is issued. a. Concur with the checklist. Short-term impacts to air quality occur during construction and paving activity. Construction activity, especially site preparation work, contributes to a short-term increase in local suspended particulate levels. Construction activity also contributes to carbon monoxide levels through the operation of construction machinery, the use of trucks to deliver equipment and materials, and worker access to the site by automobile. (TESC) plan that incorporates watering of the site, wheel washing, and approved construction entrances, should adequately mitigate potential adverse construction impacts. I bom vehicles on South 320t" Street, 231 AVchue South, South 340 Stroet� and Pacific Highway South (Highway 99). 1 C. Compliance with local (Federal Way City Code [FWCC] Section 22-947), state, and federal air quality standards will provide sufficient mitigation of potential on -site demolition and construction activities, and long-term site usage. a. Surface. 1-6. Concur with the checklist. b. Ground. 1-2. Concur with the checklist. "NEWOMY d. Concur with the checklist. Interior parking lot landscaping and perimeter landscaping for portions of the site that are geographically related to the new Target store shall meet the current landscaping standards per FWCC Chapter 22, Article XVII, "Landscaping." Target Department Store File #03-104989-00-SE/ Doc ID 25894 Final Staff Evaluation Page 3 5. Animals a. Songbirds are present on the site. b-d. Concur with the checklist. 6. Energy and Natural Resources a-c. Concur with the checklist. 7. Environmental Health a. 1-2. Concur with the checklist. b. 1-3. Concur with the checklist. Compliance with applicable state and local regulations should mitigate potential adverse noise impacts. During construction, noise levels will increase on the site due to construction activity. Pursuant to FCC Section 22-1006, construction activity and the operation of any heavy equipment will be limited to the hours between 7:00 a.m. and 8:00 p.m., Monday through Friday, and 9: 00 a.m. and 8:00 p.m. Saturday, with such activities being prohibited on Sundays or on holidays observed by the City, unless an exception is granted by the City of Federal Way's Community Development Services Director. 8. Land and Shoreline Use a-l. Concur with the checklist 9. Housing a-c. Concur with checklist. 10. Aesthetics a-c. Concur with the checklist. FWCC Chapter 22, Article XIX, "Community Design Guidelines," are to be followed for the project and the subject site. 11. Light and Glare a-d. Concur with the checklist. 12. Recreation a-c. Concur with the checklist 13. Historic and Cultural Preservation a-c. Concur with the checklist. Target Department Store File #03-104989-00-SE / D.. ID 25894 Final Staff Evaluation Page 4 C. Parking requirements for the proposed retail use is one parking stall for each 300 square feet of gross floor area per FWCC Section 22-75 1. Final review of the parking will be conducted with the Process III review and must comply with applicable FWCC parking requirements. -Furing We (Yernolition ana con 1UJ'pf1-dSe9,-L 0 C of parking spaces at the SeaTac Mall site. d. Traffic generated from the proposed development will impact existing roadways and intersections near the site scheduled for improvements. See item g below for specific impacts. f. A Transportation Impact Analysis (TIA) was prepared and submitted November 19, 2003, with revisions submitted December 26, 2003. This document identifies trip generation and traffic impacts associated with the proposal. g. The City's Public Works Traffic Division has indicated that the Target project will allowed to participate in pro-rata share contributions to mitigate identified impacts o pending Transportation Improvement Plan (TIP) projects in accordance with the 20 Federal Way Comprehensive Plan (FWCP) Transportation Policies and FWCC Chapter 19, Article H, "Methods of Mitigation," which requires that traffic impacts created by development be mitigated. Pro-rata share contributions are not sought for projects that are under construction. I Six- Year Transportation Improvement Plan (TIP) — The City of Federal Way has identified four TIP projects in which the proposed development exceeds the net 10 PM Peak hour threshold for requiring mitigation. Pursuant to FWCC section 22-1475, the applicant shall construct these improvements, or voluntarily offer to contribute a pro-rata share of the impacted TIP projects. As determined by the TIA prepared for the proposal, the following table shows all impacted projects, percentage required, and cost share paymen t TIEP TIP Project TIP Cost in PM Peak 1 Cost Shareli Praiect ID $ hour trips ............................. Target Department Store File #03-104989-00-SE / D.. ID 25894 Final Staff Evaluation Page 5 The following are components of the Federal Way Comprehensive Plan (FWCP) supporting the recommended conditions for the development. These policies serve as a basis for requiring SEPA conditions. TG2: Provide a safe, efficient, convenient, and financially sustainable 4_J __LwvFAW_e,good,nd services at an acceptable level of service. V - Tjjr1TA'9 maintenance, and preservation of new and existing facilities. TG3: Extend the functional life of the existing transportation system and increass its safe, efficient operational through application of TSM strategies. TP 16: The City's LOS standard shall be E. This is defined herein as a volume/ 1• 11 4,k—Zg,-•# ,r- V" operational analysis procedures. At signalized intersections, the analysis shall be length and level of service E is defined as less than 80 seconds of delay per vehicle. Where transit or HOV facilities are provided, the LOS shall be measured by average delay and volume/capacity ratio per person rather than per vehicle. This standard shall be used to identify concurrency needs etranst-)ortation,13-1anning and concurrency analysis, a volume/capacity ratio of 0.90 or greater will be used to identify locations for the more detailed operational analysis. TP17: Expand arterial capacity by constructing channelization improvements at MAAR7mWFe�_?Te,?-f ?Ate-irt?tive_t&_cr_eati-rg -tmv jaaes alo-gg - "1, 16", 1 i I VZ, NO 1=4 reduce air pollution. TP29: Reduce reliance on the single occupant auto by prioritizing and implementing supportive local -level transit, HOV, and non -motorized improvements. TP 30: Identify and plan for multi -modal freeway, arterial, and collector street of HOV, transit, and related non -motorized operations. -------------- ------- Target Department Store File #03-104989-00-SE / D.c ID 25894 Final Staff Evaluation Page 6 TP3 8: Include sufficient area in rights -of -way for bike lanes, sidewalks, and Use landscaped medians to separate opposing traffic when safety and aesthetic purposes dictate the need. TP42: Arterial HOV improvements will be constructed along key corridors to improve flow and encourage use of these more efficient modes. 6fflr-NR%VAV1 1 R11,740 &V-148 KID 01611 The proposal can be found,to not have a probable significant adverse impact on the environment if appropriate conditions are properly implemented pursuant to a Mitigated Determination of Nonsignificance (MDNS). Conditions of the MDNS are based upon impacts identified within the environmental checklist, attachments, and the above Final Staff Evaluation For Environmental Checklist File No. 03-104989-00-SE, and are supported by plans, policies, and regulations formally �;:Lsksited b�,,- Federal Wa_,, for the exercise of substantive authori�q under SEPA to afUuove, condition, or deny proposed actions. The City reserves the right to review any future revisions, or alterations to the site, or to the proposal to determine the environmental significance or nonsignificance of the project. Exhibit B — Vicinity Map Exhibit C — Environmental Checklist r-'repared by: Janet Shull, AICP, Contract Planner 11'ate: January 28, 2004 Target Department Store File #03-104989-00-SE / Dor ID 25994 Final Staff Evaluation Page 7 CITY OF F6deml CITY HALL Federal Way, WA 98063-9718 (253) 661-4000 www.cityoffederalway.com January 28, 2004 Mr. James Yoder Steadfast SeaTac Mall 20411 SW Birch Street, Suite 200 Newport Beach, CA 92660 Re: File No: 03-104989-00-SE; Environmental Threshold Determination Target at The Commons (Sea Tae-Vil'all); 2201 South SeaTac all Blvd Dear Mr. Yoder: This office and other staff have reviewed your envirom-nental checklist. We have determined that the proposal, in conjunction with mitigation measures identified in the enclosed Mitigated Determination of Nonsignificance (MDNS), does not have a probable significant adverse impact on the environment. These measures have been ostablished to mitigate specific probable significant adverse environmental impacts identified in the environmental checklist and related documents. As a result, an Environmental Impact S'atemerit (EIS) is not required to comply with the State Environmental Policy Act (SEPA'�, if each of the attached measures is properly implemented. I f - A 14-day comment period is required by the SEPA Rules (WAC 197-111 1 -340). A notice inviting comments will be publishedIn the Federal Way Mirror on January 28, 2004. At the end of t'-,e cornment period, the Department will determine if the MDNIS should be wi-Chdrawn, rood1fied, or issued as proposed. All tinal determinations imay be appealed .611hin 14 days following the comment deadline. No licenses, permits, or approvals will be issued until completion of the appeal period. -ise(s), pen-nit(s), or Our decision not to require an EIS does not mean that the licel approval(s you are seeking from the City have been granted. Approval or denial of the with that authority. The environmental record is considered by the decision mak-er(s) and conditions may be imposed to reduce identified environmental impacts, as long as the conditions are based on adopted and depolicy- Mr. James Yoder Page 2 January 28, 2004 After a final decision has been made on your proposal (i.e., after a permit has been issued or City Council action taken, as applicable), you may, but are not required to, publish a Notice of Action as set forth in RCW 43.2 1 C.075. The Notice of Action sets forth a time period after which no legal challenges regarding the proposal's compliance with SEPA can be made. A copy of the Notice of Action form and copies of RCW 43.2 1 C.080 and WAC 197-11-680, proviidmginstruttions for giving this notice, Am wailAle from the Department of Community Development Services. The City is not responsible for publishing the Notice of Action. However, the City is responsible for giving a notice (to parties of record) stating the date for commencing a judicial appeal (including the SEPA portion of that appeal) if your proposal is one for which the City's action on it has a specified time period within which any court appeals must be --wzde. 111111111E�� 11111121111?11 1 111] 1 P I! I 1111111FIE 11111171117111 Sincerely, IyMcClungl,iire J" r Community Development Services enc: MDNS Staff Evaluation File ff03-104989-00-SE Doc I D 25893 CITY OF ftk� AW k F�deml VVOY CITY HALL 33530 1 st Way South - PO Box 9718 Federal Way, WA 98063-9718 (253) 661-4000 www.cityoffederalway.com January 13, 2004 r p 1 Mr. James Yoder F Steadfast SeaTac Mall 20411 SW Birch Street, Suite 200 Newport Beach, CA 92660 Re: File No: 03-104988-00-TT & 03-104989-00-SE; Site and Landscape Plan Review Comments Target at The Commons; 2201 South SeaTac all Blvd; Federal Way Dear Mr. Yoder: The purpose of this letter is to provide you with planning review comments on the site and landscape plans. Some of the items you may recognize were originally identified in earlier correspondence (refer to the October 30, 2003, preapplication conference follow-up letter and November 19, 2003, Notice of Complete Application letter). Additional issues have been identified based upon a more detailed review of the submitted plans for compliance with applicable sections of Federal Way City Code (FCC) Chapter 22, "Zoning." While I am enclosing marked up plans along with this letter, I am also available to meet with you and/or your representatives to go over these comments if you would like. PARKING STALL COUNT (Site Plan) The resubmitted site plan (December 2, 2003) and SEPA checklist indicate the total number of parking stalls for the new Target Department Store (748 per checklist) and the total for the mall (3,367 per site plan). In addition to this information, a breakdown of how the total mall parking needs are being met (with the new Target store) must be provided. Please submit a breakdown of total gross square footage for all mall uses, including the common areas and proposed Target building. Identify how the parking requirements for each use is met based on the retail or food requirements.' (Please note, while the SEPA checklist identifies 748 parking stalls for the proposed Target Department Store, only 413 are required at one per 300 square feet gross floor area. Please take this into consideration with your calculations.) Shared parking may be provided consistent with requirements of FWCC Section 22-1422(b). PARKING STALL LAYOUT (Site Plan) The following issues need to be addressed with the proposed parking stall layout: Parking for restaurants are based on one parking stall for each 100 square feet of gross floor area. F!'age 2 JanuWji 13, 20(fill The re -configured parking aisles as proposed on the north half of the site do not meet the minimum requirements for aisle and row width. A review of the proposed parking lot layout on the north side of the Target store indicates that this area does not meet the minimum requirements for a 60-degree parking angle configuration. Potential solutions may include changing the parking angle and or/adding compact stalls (as long as no more than 40 percent of the stalls are compact). (Please see enclosed redlined site plan.) 1 tie portions o e par -ng lot that retain the-ea—isfing parking confi-g-u-na-fi—on do not meet the current design criteria. As you will recall from the preapplication meeting, pursuant to FWCC Section 22-334(3)(a), if an increase in gross floor area is proposed, the applicant shall comply with all development regulations in effect at the time the expansion is proposed. In the case of the proposed Target store development, such compliance shall be applicable to the geographic portion of the site on which the expansion is proposed. This means that the parking areas to the north, south, and east of the Target building from the face of the building to the adjacent right-of-way must meet the current design standards. A review of the site plan has determined that the parking row widths and aisle widths do meet the current design standards. (Please refer to enclosed redlined site plan.) There are two potential options you have to address this: 1) the parking lot layout can be re- configured in accordance with the current design standards; or 2) a modification may be requested pursuant to FWCC Section 22-1398. If the second option is pursued, you must submit a written request for modification, including a licensed traffic engineer's determination that the proposed configuration meets the criteria specified. (Please see marked up site plan and enclosed highlighted FWCC Section 22-1398.) Please also note that ifwe can assume the remainder of the existing mall parking lot is designed to the same standard, this will be a recurring issue that will need to be addressed in future expansion. One row of parking contains a combination of 90 degree and. 60 degree angle parking. The City strongly recommends that parking rows have only one type of parking to avoid driver confusion. (See the row identified on the enclosed site plan.) I LANDSCAPING (Landscape Plan) The following issues need to be addressed with the proposed landscaping plan: 1 r .1W1% w1,07-; �,Jl south perimeter lot lines in the geographic area related to the new Target building pursuant to FWCC Section 22-1566(g)(1). In some cases there may not be five feet of land available for landscaping and modification to the perimeter landscape requirements may be sought under FWCC Section 22-1570. The resubmitted landscape plan identifies the existing perimeter landscaping as Type IV. The landscape plans must be revised to show how the existing Type IV landscaping is to be supplemented to bring it up to Type III standards within the• eQ •rai2hic area relv,4` f • e.-tew Target buildi-tg. (See e.-ticlosed redli-tied lana. f `. '.f2.� File 003-W4988-00-UP Doc ID 25730 Mr. James Yoder Page 3 January 13, 2004 Landscaping to screen the loading area. Landscaping is identified on the landscape plan along the eastern boundary as existing Type IV in the area that should screen the proposed loading dock area. Type I landscaping is required in this area an-d must be indicated on the landscape plan. (See enclosed redlined landscape plan.) Interior parking lot landscaping. Most of the parking rows indicate planting islands at both end& as required by FWCC Section 22-1567(c)(1). The landscape plan must be revised to add landscape islands at the ends of all parking rows as indicated on the enclosed redlined plans. These islands need to be a minimum of 64 square feet and a maximum of 305 square feet, and contain Type IV landscaping. connecting the primary entr ye== provi ance ofthe'larget store (no redlined landscape plans.) IDENTIFY PAVEMENT MATERIALS FOR PEDESTRIAN CONNECTIONS (Site/Landscape Pkan) Pedestrian connections must be delineated by a variation in pavement texture and color (FWCC Section 22-1634[d]). Please indicate pavement materials on the plans for pedestrian paths leading from the building through the parking lot. Approved methods of delineation include: stone, brick, or granite pavers; exposed aggregate; or stamped and colored concrete. / . Fil. #03-104998-00-UP Doc I D 25730 r. James Yoder Page 4 January 13, 2004 IDENTIFY SITE AMENITIES FOR PROPOSED PUBLIC PLAZA AREAS Pursuant to FWCC Section 1634(d), outdoor furniture, fixtures, and other amenities such as bicycle racks, benches, trash receptacles, etc., should be incorporated into the site design. These amenities need to be identified on the site and/or landscape plans. TREATMENT OF NEWLY EXPOSED BLANK WALL The newly exposed east -facing blank wall must have a treatment to mitigate blank walls in excess of 60 feet as required by FWCC Section 22-1635(b)(3). This treatment may be temporary, but must include at least two of the four treatments identified in this section. CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN (CPTED) A CPTED checklist must be filled out and submitted. A copy of this checklist was provided following the preapplication conference. Another copy is enclosed for your convenience. , SHOPPING CART MANAGEMENT PLAN A shopping cart management must be submitted that indicates how shopping carts will be temporarily stored and retrieved from the parking lot area. In addition, the site plan needs to identify parking lot "cart corral" locations. If no parking lot "cart corrals" are proposed, the shopping cart management plan must address how carts will be retrieved, so they do not remain in the parking lot and/or landscape island areas. Please include the enclosed Resubmittal Information form with any resubittals. Please call me at 206- 244-3749 if you have any questions on the above requirements or would like to set up a meeting. Sincerely, f Jan etShull, 1 Contract Planner enc: Resubmittal Information Forme�(Z� Parking Lot Design Criteria Handout FWCC Section 22-1398 CPTED Checklist Redlined Site Plan Redlined Landscape Plan File#03-104988-00-UP Doc. LD,: 25730 AL CIVY ot� F6deral MI&I J CITY HALL 33530 1 st Way South * PO Box 9718 Federal Way, WA 98063-9718 (253) 661-4000 www.cityoffederalway.com (1-0 o Mr. David Kaplan 30240 27`° Avenue South Federal Way, WA 98003 Re: File #03-104988-00-UP and #03-104989-00-SE; RESPONSE TO COMMENTS Target Department Store at The Commons; 2201 South SeaTac all Blvd Thank you for taking the time to comment on the proposed Target Department Store at The Commons (SeaTac Mall). The project is subject to the City's Administrative Design Review Process as part of the Process III Application review. Your comments will be considered as part of this process. OHIO I I with the Process III review and decision. Since you are now a party of record for this proposal, you will receive mailed notice of both the environmental decision and the Process III administrative site plan decision. Thank you again for your comments. It you nave any quesTion --7 - - If -_ f -•I is 11 ��i @ set up a meeting with me sometime to go over the proposed plans, please feel free to call me at 206-244-3749. 1 Sincerely, 63net Shull, AICP _ Contract Planner c: Mr. James Yoder, Applicant Doc. 1,D, 25583 CITY OF is Fiw'je ar ca I M's I Mr. James Yoder Steadfast SeaTac Mall 20411 SW Birch Street, Suite 200 Newport Beach, CA 92660 CITY HALL 5353# Federal Way, WA 98063-9718 (253) 661-4000 www.cityoffederalway.com Re: File #03-104988-00-UP and #03404989-00-SE; COPY OF COMMENT LETTER Target Department Store at The Commons; 2201 South SeaTac Mall Blvd FRO MI Please find enclosed a copy of the one comment letter received on your project during the Notio; of Application comment period, and a copy of the City's letter in response. This is provided for your records. If you have any questions about the project, feel free to call me at 206-244-3 74a. am=, enc: Copy of December 2, 2003, Letter by Mr. Kaplan Copy of December 24, 2003, Letter to Mr. Kaplan Doc. LD. 25584 CITY OF CITY HALL 33530 1 st Way South - PO Box 9718 Federal Way, WA 98063-9718 Federal Way (253) 661-4000 - www.cityoffederalway.com W Mr. Mike Swenson The Transpo Group 11730 118'h Avenue NE, Suite 600 Kirkland, WA 98034-7120 Re: File #03-104988-00-LTP & #03-104989-00-SE; Traffic Impact Analysis Target at SeaTac all; 2201 South SeaTac all Blvd, Federal Way . • Dwa 11cwo I r s rtme L41 Ing I VM g r� I p I Loo pi a I or, [6jW4j0r4W ra kyj P11 I N Please provide a response to the review comments outlined in the December 1, 2003, memoranaum from Senior Traffic Engineer Maryanne Zukowski, P.E. Please return the memo with the relined report to Ms. Zukowski. it you nave anj q1 ITTIR 4155. 1 may be reached at 206-244-3749. HM= �et Shull, AlCP �jlitract Planner enc: December 1, 2003, Memorandum Redlined TIA Report ell. Maryanne Zukowski, P.E., Senior Traffic Engineer James Yoder, Steadfast SeaTac Mall, 20411 SW Birch Street, Suite 200, Newport Beach, CA 92660 Doc UD. 25397 December 2, 2003 RECEIVED 13Y Mr. Greg Fewins, Deputy Director Community D erelopment Services City of Federal Way P.O. Box 9718, Federal Way, WA 98063-9718 C 2 Dear Greg: I have reviewed the Target store plans at Sea-Tac Mall and wish to make some comments. By so doing, I also assume I will be put on the list to receive data on any future hearings, plan availability., SEPA decisions and site; plan reviews. Here are my observations: 1. I am concerned aboutthemassive bulk of the building and the few windows for display that are planned. Windows are needed on the North and South elevation. 2, While pergolas, lattice screens and aluminum fins are minor elements of design to soften the mass of the blank walls, more is needed. Perhaps the city and architects can work on additional ideas. 3. Seating is needed outside of the building. People wait for rides, and walkers circumnavi.gate the bui'ldi'ng in nice weather. They need a place to sit down outside, other than at the central mall entrances. I note on plans for Target that there seems to be a circle of landscaping with what may be benches. If they are, fine.. If not, that would be a good place to put them. 4. The small lawn areas being added in the parking lot need to have lights on them and benches, so people can sit arr idst some gre eiery.. And you might, privately, let the person who did the elevation drawings that "aluminum".was misspelled. I look forward to this project advancing, since it will be a positive addition to our community., Sincerely, H, David Kaplan 30240 27th Avenue South Federal Way, WA 98003 (253 ) 941-3819 C1hffCt f-7 L9- Your Community Newspaper - Debbie Kaufman, being first duly sworn on oath, deposes and says that she is the Publisher of The Federal Way Mirror, a semi -weekly newspaper. That said newspaper is published in the English language continually as a semi -weekly newspaper in Federal' Way, King County, Washington, and is now and during all of said time has been printed in an office maintained at the aforementioned place of publication of said newspaper. That the annexed is a true copy of a Legal Advertisement by City of Federal Way L-659 - as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive week(s), commencing on the 22nd day of November, .2003 , and ending on the 22nd day of November, 2003 , both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of 122.96 .,which amount has been paid in full, or billed at the legal rate according to RCW 65.16.090 Subscribed to and sworn before me this -2nd day of December, 2003. Notary Public in and for the State of Washington, Residing at Federal Way 1414 SO. 3 24TH STREET, SUITE B21 0, FEDERAL WAY, WA 98003 N 253-925-5565 0 FAX:253-925-5750 DEPARTMENT OF CONMUNITi, DEVELOPMENT SERVICES 33530 First Way South PO Box 9718 CITY OF Federal Way WA 98063-9718 RESOMMED 253-661-4000; Fax 2537-661-4129 Jif wwwxiw�ftralwavxo DEC 0 2 2003 AL ENV1R0*`NWN YvL CJ1!KCXL1S"1r1 PURPOSE OF CHECKLIST I The State Environmental Policy Act (SEPA), RCW Chapter 43.21 C, requires all governmental agencies to considerthe environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify imIf. cts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to deten-nine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you —JNUTW �� experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply." Complete answers to the questions now may avoid unnecessary delays later. 5onle quesTions as& aloy-7r,771777"METT — I rnrMWMV�17 �_ Answer these questions if you can. If you have problems, the governmental agencies can assist you. if nou loclan to do them over a I eriod of time on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The ag6ncy to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to detenninifIg if there may be significant adverse impact. USE OF CHECKLIST FOR NON -PROJECT PROPOSALS ve.TT-4 "dte.,; nt.t anniv." For non -project actions, the references in the checklist to the words "project," "applicaiit," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. Iletin #050 — March 18, 2003 Page 1 of 16 k:\Handouts — Rev i sed\Environmental Checklist 11. Name of proposed project, if applicable: Target Department Store @ SeaTac Mall. 2. Name of applicant: Steadfast SeaTac Mall. 3. Add00 ress and phone number of applicant and contact person: 20411 S.W. Birch Street, Suite 2, Newport Beach, CA 92660; 949/852-0700, 949/623-7767 direct; 949/285-7247 cell; 949/852-0143 f a c -_i4i i I e. I= 11 1111!1011pil!1�11!p 6. Proposed timing or schedule (including phasing, if applicable): Complete SEPA and Process III by end of December, 2003; commence Mervyns Department Store building demolition and site development construction by January 15, 2004; commence new Target Department Store building construction by March 1, 2004. T Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. 8. List any environmental information you la-iow about that has been prepared, or will be prepared, directly related to this proposal. I don't know. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None; we have just completed the Pre -Application Process for this project. Bulletin #050 — March 18, 2003 Page 2 of 16 kAHandouts — RevisedEnvironmental Checklist 10. List any government approvals or permits that will be needed for your proposal, if known. SEPA approval and Process III approval. 11. Give a brief, complete description • • proposal, including the proposed uses and the size • the project and site. There are several questions later in this checklist that ask you to describe certain aspe of your proposal. You do not need to repeat those answers on this page. We are proposing demolishing the existing a• • foot Mervyns Department Store Building and constructing a new, 123,680 square foot Target Department Store Building. The constructi will include the extension of • •'.. sewer, water and dry utilities, parking lot modifications, landscape and other related site work. All existing utilities will be re-routed around the new store footprint. I 12. Location of the proposal. Give sufficient infonriation for a person to understand the precise location of.M your proposed project, including a street address if any, and section, township, and range if known. If proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a le description, site plan, vicinity i-nap, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The mailing address for the existi Mervyns Department Store Building is 2201 S. SeaTac Mail, Federal Way, WA 98003. The building is located on the easternmost side of SeaTac Mall with access to 23rd Avenue Sou, J and South 320th Street in Federal Way. The legal description for the Steadfast SeaTac Ma a property is: Lot 1 and Tract B, SeaTac Mall, according to the plat thereof, recorded in volum 97 of plats, pages 39 through 42, inclusive, in King County, Washington. The proposed project is identified on the Exhibit A Site Plan which was submitted by ESM Consulting • as the project site • Bulletin #050 — March 18, 2003 Page 3 of 16 kAHandouts — Revised\Environmental Checklist a. General description of the site (circle one): FFQ, rolling, hilly, steep slopes, mountainous, other. b. What is the steepest slope on the site (approximate percent slope)? 3-5%. c. What general types of soils are found on the site (for exan-iple, clay, sand, gravel, peat, rnulch)? If you know the classification of agricultural soils, specify them and note any prime fanuland. Glacial till. & Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None; the soil on -site is not considered to be expansive or collapsible. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The project proposes filling and grading activities for the construction of the proposed building pad site and the re -grading of the existing parking lot. The preliminary grading quantity estimates for the site preparation is approximately 10,000 cubic yards of fill arrio, 3,000 cubic yards of cut. An approved off -site pit will provide the source of the fill -n!aterial. Yes. As always, construction associated with the redevelopment could contribute to the likelihood of erosion. Best Management Practices to control erosion and sedimentation during construction as required by the City of Federal Way will be utilized to minimize the impacts. N e) It'll 111 Ltd I gmay 10) wwra I I I 11rdwA W 01 IM Igo) a all I I L40-:0 ---------------- —I--- Bulletin #050 — March 18, 2003 Page 4 of 16 kAHandouts — Revised\Environmental Checklist 1 1 Val• An erosion/sedimentation control plan will be prepared and approved by the City of Federal Way prior to commencement of the construction activities. Typically, filter fabric fence will be installed along the fill slopes of the proposed building pad. Catch basin WWAWW" il PwP-tP-9,cJL*-U-- I a I Ito] E ILOILO I Egg I n I &� I IN p 0 4 117-A a R I a skin I E Loa 4 0 r-A:K4 614 1 a p myet; 1 K7-J so IV n 111 V'Wtel I I Age I g 11 or, J.! 1-7A g a. What types of emissions to the air would result fi-om the proposal (i.e., dust, automobile, odors, industrial wood si-noke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Conventional grading and construction will be used with respect to the new, proposed construction. All construction will be carried out in accordance with City requirements including dust control, if applicable. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. None. c. Proposed measures to reduce or control emissions or other impacts to air, if any. Not applicable. WATER a. Surface I Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, and wetlands)? If yes, describe type and provide narnes. If appropriate, state what stream or river it flows into. No. ---- — -- — ----- Bulletin #050 — March 18, 2003 Page 5 of 16 k:\Handouts — Revised\Environmental Checklist 2) Will tile project require any work over, in, or adjacent to (within 200 feet) tile describ waters? If yes, please describe and attach available plans. No. i 3) Estimate the arnount of fill and dredge material that would be placed in or removed fi-orn surface water or wetlands and indicate the area of the site that would be affected. Indicate til source of fill material. None. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. None. 5) Does the proposal lie within a 100-yearfloodplain? If so, note location on the site plan. Ro. i) Does tile proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volurne of discharge. No. 1) Will ground water be withdrawn, or will water be discharged to groundwater? Give generi description, purpose, and approximate quantities if known. This project does not propose to withdraw groundwater or discharge water to the groundwater. However, during construction activities the groundwater may require temporary withdrawal for the purposes of de -watering trenches during the installation of the proposed underground utilities. 2) Describe waste material that will be discharged into the ground from septic tanks or other Bulletin #050 — March 18, 2003 Page 6 of 16 k:\Handouts — Revised\Environmental Checklist sources, if any (for example: Domestic sewage; industrial, containing the following & -nber of such —Describe the general size of the sy.�m,. the nui systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. I Describe the source of runoff (including storrnwater) and method of collection and disposal.. if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Stormwater and irrigation water run-off from the commercial development areas are the only anticipated sources of run-off. On -site storm drainage systems will be designed to collect and convey the runoff to the existing water quality/ storm drainage facility on -site. 2) Could waste materials enter ground or surface waters? If so, generally describe, M M PLANTS a. Check or circle types of vegetation found on the site. X deciduous tree: alder, maple, aspen, other _2L_ evergreen tree: fir, cedar, pine, other X shrubs — grass ® pasture 1101MMUMEMN - - - -------- ____ Bulletin #050 — March 18, 2003 Page 7 of 16 k:\Handouts — Rev i sed\En vironmental Checklist — wet soil plants: cattail, buttercup, buh-ush, skunk cabbage, other — water plant: water lily, eelgrass, milfoil, other —other types of vegetation b. What kind and amount of vegetation will be removed or altered? Any plant material removErls for purposes of carrying out the new, proposed construction will be replaced in accordance with City requirements. c. List threatened or endangered species known to be on or new- the site. None. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. Proposed landscaping will match existing and shall be in accordance with City regulations. a. Circle any birds and animals that have been observed on or near the site or are known to be on or near the site. birds: hawk, heron, eagle, songbirds, other: man-imals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: b. List any threatened or endangered species known to be on or near the site. None. c. Is the site part of a migration route? If so, explain. No. d. Proposed ineasures to preserve or enhance wildlife, if any. Not applicable. Bulletin #050 — March 18, 2003 Page 8 of 16 k:\Handouts — Revised\Environmental Checklist a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. We will use the existing forms of energy provided by Puget Sound Energy including electricity and gas. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any. None other than those required by the I BC or City. z. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. No. I ) Describe special emergency services that might be required. Not applicable. Bulletin #050 — March 18, 2003 Page 9 of 16 k:\Handouts — Revised\Environmental Checklist 2) Proposed measures to reduce or control environmental health hazards, if any. Not applicable. 1) What types of noise exist in the area that may affect your project (for exarriple: traffic, equipment operation, other)? The standard noise associated with Downtown Federa, Way including traffic. 2) What types and levels of noise would be created by or associated with the project oil a silo term or long-term basis (for example: traffic, construction operation, other)? Indicate what hours noise would conle fi-om the site. There will be moderate construction noise associated with the new, proposed construction on a short term basis. On a long term basis, noise will occur at roughly the same current levels associated with the operation of the mall. 3) Proposed measures to reduce or control noise impacts, if any. I don't know; we assume ftere will be restricted hours associated with the construction work. a. What is the current use of the site and adjacent properties? Regional shopping center; adjacenI properties are mostly commercial to the north, west, east and south except for a trailer park across S.324th Street to the south and an regional park and ride facility adjacent or near the trailer park village. b. Has the site been used for agriculture? If so, describe. No. Bulletin #050 — March 18, 2003 Page 10 of 16 kAHandouts —Rev i sed\Environmental Checklist c. Describe any structures on the site. An existing Mervyns department store building. d. Will any structures be demolished? If so, what? We are proposing that the existing Mervyns Department Store building will be demolished as part of the project. lipill Jilif 11111 Jill 11 11111111111 Jill III 11�=Immz =111 g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No. i. Approximately how many people would reside or work in the completed project? 150-200 full and part-time employees. j; Approximately how many people would the completed project displace? one; all current employees have been offered continuing employment within the company. Bulletin #050 — March 18, 2003 Page I I of 16 k:\Handouts — Revised\Environmental Checklist k. Proposed measures to avoid or reduce displacement impacts, if any. Target Corporation has offered existing employees continued employment with the new store or other area stores. 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses anai plans, if any. The proposed project is compatible with existing and projected land uses and plans. a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing. None. b. Approxiniately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. one. c. Proposed measures to reduce or control housing impacts, if any. Not applicable. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? 32'-8" is tallest portion of project (front entry). Principal exterior materials are integrally colored cmu,EIFS and decorative metal features. Bulletin #050 — March 18, 2003 Page 12 of 16 k:\Handouts — Revised\Environrnental Checklist b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any. Conformance to all City codes including design guidelines. What type of light or glare will the proposal produce? What time of day would it mainly occur? All lighting to remain consistent with current lighting of SeaTac Mall. b. Could light or glare from the finished project be a safety hazard or interfere with views? Nn:, lighting will be consistent with the existing lighting at the mall. c. What existing off -site sources of light or glare may affect your proposal? None d. Proposed measures to reduce or control light and glare impacts, if any. Not applicable. 12. RECREATION 2. What designated and infornial recreational opportunities are in the immediate vicinity? Celebration Park is located across Pacific Coast Highway to the west approximately mile or so. b. Would the proposed displace any existing recreational uses? If so, describe. No. Bulletin #050 — March 18, 2003 Page 13 of 16 k:\Handouts — Revised \Environmental Checklist c. Proposed measures to reduce or control hripacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. Not applicable. a. Are there any places or objects listed on, or proposed for, nation, state, or local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any. Not applicable. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The project site plans identify public streets and highways serving the site. In general, the site is served by South320th Street, 23rd Avenue South and South 324th Street. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Approximately 150 feet from a transit stop on 23rd Avenue South. c. How many parking spaces would the completed project have? How many would the project eliminate? The completed Target project will have 748 parking stalls; approximately 315 parking stalls are planned to be demolished and/or reconfigured in accordance with the submitted plans. Bulletin #050 — March 18, 2003 Page 14 of 16 k:\Handouts — Revised\Environmental Checklist • Will the proposal require any Dew roads •': streets, or i• to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). None. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per •. would be generated by the completed project? If known, indicate when peak volumes would occur. A Traffic Impact Analysis is currently in process. A TIA summary is attached and part of the submittal package. a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. No. b. Proposed measures to reduce or control direct impacts on public services, if any. Not applicable. 9. Circle utilities cuntorly available at the site: ldbttri:,ily� natural vv�� refuse service, tocplwm� sanj�� septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity that might be needed. Sanitary Sewer — Lakehaven Utility District Domestic Water — Lakehaven Utility District Electricity — Puget Sound Eneergy Bulletin #050 — March 18, 2003 Page 15 of 16 kAHandouts — Revised\Environmental Checklist Natural Gas — Puget Sound Energy Te|ephone—Qweet Cable TV - Comcast The construction activities that might beneededinc|ude excavation, utility line extensions, filling in of excavated areas with compacted soils and paving, striping, landscaping as needed and in accordance with the City approved plans. The above answers are true and complete 10the best o[zoyknowledge. Iondermtauudtbat the lead agency is relying on them to make its decision. DATE SUBMITTED: Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the proposal, of the types of qviMaas li I - it affect the item at a �Areater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. I How would the proposal be likely to increase discharge to water; emissions to air; production, storage or release of toxic of hazardous substances; or production of noise? 3. How would the proposal b*likely tmdeplete energy nrnatural resources? 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or primc farmlands? I I 1 1 1 1111 11111MINIMER10111111IM1111 5, How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans. Proposed measures to avoid or reduce shoreline and land use impacts are- 6. How would the proposal be likely to increase demands on transportation or public service and utilities? I I 1 11 i 11 INS i 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. Bulletin #050 — March 18, 2003 Page 17 of 16 kAHandouts — Revised\Environmental Checklist December 2, 2003 Mr. Greg Fewin�, Deputy Director Community DeielOp0eDt Services ' City of Federal Way P.O. Box 9718" Federal Way, WA 98063-9718 Dear Greg: RECEIVEO BY DEC I have reviewed the Target store plans at Sea -Jac Mall and wish to make some comments. By so doing, I also assume I will be put on the list to receive data On any future hearings, plan availability, 3EPA decisions and site plan reviews. Here are my observations; l, I J0 concerned about the mdS3fYe bulk Of the building and the few windows for display that are planned. Windows are needed on the North and South elevation. 2` While pergolas, lattice screens and aluminum fins are minor elements of design to soften the mass of the blank walls, more is needed' Perhaps the city and architects can work on additional ideas. 3' Seating is needed outside of the buildfng. People wait for rides, and walkers circumnavigate the buildi'ng in nice weather' They need a place to sit down outside, other than at the Central mall entrances. I note On plans for Target that there seems to be a circle of landscaping with what may be benches. If they are, fine, If not, that would be a good place to put them' 4.. The small 7dNn areas being added in the parking lot need to have lights on them and benches, so people can sit aMidst some greenery~ And you might, privately, ]et the person who did the elevation drawings that l lOQh forward to this project DdVdnCf§g, since it will be a positive addition to our community., Sincerely, ' C��'k,D,vil lapl/a�nI6r 30240 27th Avenue South Federal Way, WA 98003 33530 First Way South PO Box 9718 Federal Way WA 98063-9718 253-661-4000; Fax 253-661-4129 wwwtflvof fed�ml�6gy&M hereby declare, under penalty of perjury of the laws of the State of Washington, that a: Notice of Land Use Application/Action E] Notice of Determination of Significance (DS) and Scoping Notice Notice of Environmental Determination of Nonsignificance (SEPA, DNS) E] Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) X Notice of Land Use Application Anticipated DNS/MDNS FWCC Interpretation m was X�2003. Iailed E] foxed Project Name MRSEM E] Notice of Public Hearing before the Heariing Examiner [J Notice of Planning Commission Public Hearing E] Notice of Application for Shorelin Management Permit I I Adoption of Existing Environmental Document e-mailed and/or Ei posted to or at each of the attached addresses on t� P s� t :s s , . Project Name: Target Department Store at SeaTac Mall Project Description: Demolition of a 99,703 square foot Mervyns department store and construction of a 123,800 square foot Target department store with site improvements requiring Process III, Project Approval. Applicant: James Yoder, Steadfast SeaTac Mall Project Location: 2201 South SeaTac Mall Blvd, Federal Way, WA Date Application Received: November 4, 2003 Date Determined Complete: November 13, 2003 Date of Notice of Application: November 22, 2003 Permits Required by this Application: 1. Project Approval (File #03-104988-00-UP) 2. State Environmental Policy Act (SEPA) (File #03-104989-00-SE) Related Permits: None Relevant Environmental Documents are Available at the Address Below. X YES _NO Development Regulations to be Used for Project Mtigation, Known at This Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Protection"; FWCC Chapter 19, "Planning and Development"; and FWCC Chapter 22, "Zoning" Consistency With Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual; the International Building Code, Fire, and Mechanical Codes. The official project file is available for public review at the Dept of Community Development Services (address below). Any person may submit written comments on the environmental and land use applications to the Director of Community Development Services by December $ 2003. Only persons who submit written documents to the Director Of Community Development Services, or specifically requests a copy of the original decision, may appeal the director's decision. Contact: Janet Shull, Planning Consultant, 206-244-3749 33530 First Way South PO Box 9718 Federal Way, WA 98063-9718 Published in the Federal Way Mirror. November 22, 2003 Doc ID 25266 a° .p LLH, S_ m_ 14 - — _ _ C6 Proposed Target i' department store k Le --- L-i L5 Parcels N Vicinity W E Proposed Target Department Store 2201 South Sea Tac Mall BLVD S Parcel : 762240 0010 Map Printed -Nov 19 2003 100 0 100 200 300 400 Feet Map made by City of Federal Way Note: This map is intended for use as a graphicat representation only. The City of FederalWay mattes no wa"nty as to its accuracy. Wl 9 S J s , SIP—),SS8jPPV @AU3AWD Jon Hanna Commerical Net Lease Realty Inc Seatac Village L L C 3300 Maple Valley Hwy 450 S Orange Ave #900 9777 Wilshire Blvd #1009 Renton, WA 98058 Orlando, FL 32801 Beverly Hills, CA 90212 Cf Puget Sound Bank & Fka Puget Sound Mcdonalds Corp 046 & 0056 PO Box 3045 PO Box 11500 PO Box 66207 Federal Way, WA 98063 Tacoma, WA 98411 Chicago, IL 60666 Arg Enterprises Inc Cratsenberg Properties Kc Investments Llc 4410 El Camino Real #201 PO Box 34067 1515 S 350th St Los Altos, CA 94022 Seattle, WA 98124 Federal Way, WA 98003 Belmor Holdings Ltd Harsch Investment Properties Llc Fw Towne Square Llc Ste 210 1571 Bellevue Ave W PO Box 2708 PO Box 98922 VANCOUVER BC Portland, OR 97208 Tacoma, WA 98498 CANADA Lakehaven Utility District Eatwell Inc Cleoco Inc PO Box 4249 1616 S 325th St 17207 SE 46th St Federal Way, WA 98063 Federal Way, WA 98003 Bellevue, WA 98006 Tacoma Goodwill Of • p, 1 Ist Way S `il Box 512485 Tacoma, WA 98409 Federal Way, WA 98003 Los Angeles, CA 90051 Dennys Realty Wendys International Inc Dcg II Llc 293 E Main St 4288 W Dublin Granville Rd 10618 SE Kent Kangley Rd #104 Spartanburg, SC 29319 Dublin, OH 43017 Kent, WA 98030 F Mike & Cheri Farley Charles Feske Federal Way Plaza Inc 1825 S 324th PI 1826 S 324th PI 5506 Varco Rd NE Federal Way, WA 98003 Federal Way, WA 98003 Tacoma, WA 98422 John Dds Drinkard William & Petra Borg N David & Pamela Farris 1815 S 324th PI 1801 S 324th PI 1804 S 324th PI Federal Way, WA 98003 Federal Way, WA 98003 Federal Way, WA 98003 Steadfast Sea-tac I Llc & Tiger Properties Llc Cascade Orthopaedic Properties Sea-tac Steadfast II 1715 S 324th PI #250 7517 Greenwood Ave N 700 S Flower St #900 Federal Way, WA 98003 Seattle, WA 98103 Los Angeles, CA 90017 ®o9is ao} alel ai asn YY-LSP;a4S Paaj 41 ows W10965 ae } 6 i Federal Way, WA 9:i' King County 500 4th Ave Seattle, WA 48104 DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33530 First Way South PO Box 9718 Federal Way WA 98063-9718 253-661-4000, Fax 253-661-4129 www�&�if offederal or V1 C�a��C -hereby declare, under penalty of perjury of the laws of the State of Washington, that a. Notice of Land Use Application/Action E] Notice of Determination of Significance (DS) and Scoping Notice It Notice of Environmental DeterminatioZZ of Nonsignificance (SEPA, DNS) E] Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) 19 Notice of Land Use Application Anticipated DNS/MDNS was Yl mar led []foxed 2003. AMMEMEM KMEM E] Notice of Public Hearing before tkv4 Hearing Examiner E] Notice of Planning Commission Public Hearing 0 0 - Notice of Application for Shoreli Management Permit I zmls` LK Adoption of Existing Environmenta-1 Document I 1111 Jill Date -, tw6��__ Project Name: Target Department Store at SeaTac Mall Project Description: Demolition of a 99,703 square foot Mervyns department store and construction of a 123,800 square foot Target department store with site improvements requiring Process III, Project Approval. Applicant. James Yoder, Steadfast SeaTac Mall Project Location: 2201 South SeaTac Mall Blvd, Federal Way, WA Date Application Received: November 4, 2003 Date Determined Complete: November 13, 2003 Date of Notice of Application: November 22, 2003 Permits Required by this Application: 1. Project Approval (File #03-104988-00-UP) 2. State Environmental Policy Act (SEPA) (File #03-104989-00-SE) Related Permits: None Relevant Environmental Documents are Available at the Address Below. X YES _NO Development Regulations to be Used for Project Mtigation, Known at This Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Protection"; FWCC Chapter 19, "Planning and Development"; and FWCC Chapter 22, "Zoning" Consistency With Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual; the International Building Code, Fire, and Mechanical Codes. The official project file is available for public review at the Dept of Community Development Services (address below). Any person may submit written comments on the environmental and land use applications to the Director of Community Development Services by December 8 2003. Only persons who submit written documents to the Director Of Community Development Services, or specifically requests a copy of the original decision, may appeal the director's decision. Contact: Janet Shull, Planning Consultant, 206-244-3749 33530 First Way South PO Box 9718 Federal Way, WA 98063-9718 Published in the Federal Way Mirror. November 22, 2003 k �._ m TO Proposed Target department store � E r r Parcels Vicinity Map N w E Proposed Target Department Store 2201 South Sea Tac Mall BLVD s Parcel : 762240 0010 Map Printed -Nov 19 2003 100 0 100 200 300 400 Feet Map made by City of Federal Way Note: This map is intended for use as a raphteal representation only. ity ofFederal Way makes no tnrarrenty as trr..: its accuracy.:: W10 S Jase, s)aa°^-ssaippv Jon Hanna Commerical Net Lease Realty Inc Seatac Village L L C 01 Maple Valley Hwy 450 S Orange Ave #900 9777 Wilshire Blvd #1009 Renton, WA 9:1 Orlando, FL 32801i Cf Puget Sound Bank & Fka Puget Sound Mcdonalds Corp 046 & 0056 PO Box 3045 PO Box 11500 PO Box 66207 Federal Way, WA 98063 Tacoma, WA 98411 Chicago, IL 60666 Arg Enterprises Inc Cratsenberg Properties Kc Investments Llc 4410 El Camino Real #201 PO Box 34067 1515 S 350th St Los Altos, CA 94022 Seattle, WA 98124 Federal Way, WA 98003 Belmor Holdings Ltd Harsch Investment Properties Llc Fw Towne Square Llc Ste 210 1571 Bellevue Ave W PO Box 2708 PO Box 98922 VANCOUVER BC Portland, OR 97208 Tacoma, WA 98498 CANADA Lakehaven Utility District Eatwell Inc Cleoco Inc PO Box 4249 1616 S 325th St 17207 SE 46th St Federal Way, WA 98063 Federal Way, WA 98003 Bellevue, WA 98006 Tacoma Goodwill Industries City Of Federal Way Atlantic Richfield Company i Ist Way S PO Box Tacoma, WA 98409 Federal Way, WA 98003 Los Angeles, CA 90051 Dennys Realty Wendys International Inc Dcg II Llc 293 E Main St 4288 W Dublin Granville Rd 10618 SE Kent Kangley Rd #104 Spartanburg, SC 29319 Dublin, OH 43017 Kent, WA 98030 F Mike & Cheri Farley Charles Feske Federal Way Plaza Inc 1825 S 324th P1 1826 S 324th PI 5506 Varco Rd NE Federal Way, WA 98003 Federal Way, WA 98003 Tacoma, WA 98422 John Dds Drinkard William & Petra Borg N David & Pamela Farris 1815 S 324th PI 1801 S 324th PI 1804 S 324th Pl Federal Way, WA 98003 Federal Way, WA 98003 Federal Way, WA 98003 Steadfast Sea-tac I Llc & Tiger Properties Llc Cascade Orthopaedic Properties Sea-tac Steadfast II 1715 S 324th PI 9250 7517 Greenwood Ave N 700.S Flower St #900 Federal Way, WA 98003 Seattle, WA 98103 Los Angeles, CA 90017 n09iS,oI awidwal asn siaaUC Daaa U100Wq slar"—)Ssajppv @AM 3AAf a W-TIMP-M-M. 2415 S 320th St Federal Way, WA 98003 King County 500 4th Ave Seattle, WA 98104 .ogt§ joi midwai asn - . clang it, nn:x I I nArtille- DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33530 First Way South PO Box 9718 Federal Way WA 98063-9718 253-661-4000; Fax 253-661-4129 kv a6Lwwc IL fedqrg1wqy.qorn Qf F E 110 hereby declare, under penalty of perjury of the laws of the State of Washington, that #-- Notice of Land Use Application/Action El Notice of Determination of Significanct (DS) and Scoping Notice El Notice of Environmental Determination of Nonsignificance (SEPA, DNS) El Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ■Notice of Land Use Application & Anticipated DNS/MDNS E■I WES, To' I rATM- 1 *1 - • • � El Other 4 El Notice of Public Hearing before the Hearing Examiner D Notice of Planning Commission Public Hearing 0 . i ■Notice of Application for Shoreli Management Permit I El Adoption of Existing Environmental Document was [I mailed 0 foxed ,e-moiled and/or 0 posted to or at each of the attached addresses on 4144��� 2003. Project Name File Number(s) -,(;e!) - (A 1 -2 J AREM Date K-.\CD Administration Files\Deciaration of Disidbution.doc/Lost printed 9/25/2003 8:55 AM OF i CITY Project Description: Demolition of a 99,703 square foot Mervyns department store and construction of a 123,800 square foot Target department store with site improvements requiring Process III, Project Approval. Applicant: James Yoder, Steadfast SeaTac Mall Project Location: 2201 South SeaTac Mall Blvd, Federal Way, WA Date Application Received: November 4, 2003 Date Determined Complete: November 13, 2003 Date of Notice of Application: November 22, 2003 Permits Required by this Application: 1. Project Approval (File #03-104988-00-UP) 2. State Environmental Policy Act (SEPA) (File #03-104989-00-SE) Related Permits: None Relevant Environmental Documents are Available at the Address Below. X YES _NO Development Regulations to be Used for Project Mtigation, Known at This Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Protection"; FWCC Chapter 19, "Planning and Development"; and FWCC Chapter 22, "Zoning" Consistency With Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual; the International Building Code, Fire, and Mechanical Codes. The official project file is available for public review at the Dept of Community Development Services (address below). Any person may submit written comments on the environmental and land use applications to the Director of Community Development Services by December 8, 2003. Only persons who submit written documents to the Director Of Community Development Services, or specifically requests a copy of the original decision, may appeal the director's decision. Contact: Janet Shull, Planning Consultant, 206-244-3749 33530 First Way South PO Box 9718 Federal Way, WA 98063-9718 Published in the Federal Way Mirror. November 22, 2003 From: Date: •' 1 i • PM Legal• - Please publish the attached legal notice (Target NOA, 03-104988-00-UP) in Saturday's (11/22/03) issue. Please furnish an affidavit of publication. file://C:\Documents%20and%20Settings\tinap\Local%20Settings\Temp\GW)000O1.HTM 11/20/2003 From: Teryl Heller <admin@fedwaymirror.com> To: "Tina Piety" <Tina. Piety@cityoffederalway.com> Date: 11 /19/2003 4:33:27 PM Subject: Re: Legal Notice Hi Tina: Received the legal —will be in Saturday 11/22/03 paper. Thanks. Teryl On Wednesday, November 19, 2003, at 02:59 PM, Tina Piety wrote: DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33530 First Way South PO Box 9718 Federal Way WA 98063-9718 253-661-4000- Fax 253-661-4129 A www'd fyo, f federotAML—Corn R'L hereby declare, under penalty of perjury of the laws of the State of Washington, that a.- V Notice of Land Use Application/Action Notice of Determination of Significance (DS) and Scoping Notice Notice of Environmental Determinatio-n- of Nonsignificance (SEPA, DNS) Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) 19 Notice of Land Use Application & Anticipated DNS/MDNS 11 FWCC Interpretation Notice of Public Hearing before the Hearing Examiner Notice of Planning Commission Public Hearing Notice of Application for Shoreli Management Permit I ETRE-Z= 0 Adoption of Existing Environmental Document was 0 mailed 11 foxed 0 e-mailed and/or 01"Posted to or at each of the attached addresses on A14 u " I ;2003. fte-_L_ Project Name File Number(s) (93-1-<20- CIP t 01 Date i7 4103 K:\CD Adn9nisirolion Files\Dedaration of Disidbulion-doc/Last p:-Ied 01/ 19/2003 10:30 AM Tim Ausink "—� City of Federal Way 253.661.4048 Community Development Services Federal Way Regional Library - 34200 1 st Way South, Federal Way, WA Federal Way 320th Branch Library - 848 South 320th Street, Federal Way, r Federal Way City Hall• • Federal • • • P41111. • Project Name: Target Department Store at SeaTac Mall Project Description: Demolition of a 99,703 square foot Mervyns department store and construction of a 123,800 square foot Target department store with site improvements requiring Process III, Project Approval. Applicant: James Yoder, Steadfast SeaTac Mall Project Location: 2201 South SeaTac Mall Blvd, Federal Way, WA Date Application Received: November 4, 2003 Date Determined Complete: November 13, 2003 Date of Notice of Application: November 22, 2003 Permits Required by this Application: 1. Project Approval (File #03-104988-00-UP) 2. State Environmental Policy Act (SEPA) (File #03-104989-00-SE) Related Permits: None Relevant Environmental Documents are Available at the Address Below. X YES _NO Development Regulations to be Used for Project Mtigation, Known at This Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Protection"; FWCC Chapter 19, "Planning and Development"; and FWCC Chapter 22, "Zoning" Consistency With Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual; the International Building Code, Fire, and Mechanical Codes. The official project file is available for public review at the Dept of Community Development Services (address below). Any person may submit written comments on the environmental and land use applications to the Director of Community Development Services by December 8, 2003. Only persons who submit written documents to the Director Of Community Development Services, or specifically requests a copy of the original decision, may appeal the director's decision. Contact: Janet Shull, Planning Consultant, 206-244-3749 33530 First Way South PO Box 9718 Federal Way, WA 98063-9718 Published in the Federal Way Mirror. November 22, 2003 Proposed Target Department St• 2201 South! 100 0 100 200 300 400 Feet Map made by City of Federal Way Note. This map is intended W use as a graphical representation only. The City of Federal Way makes no warianty as to its aeaiuracyr NOTICE OT-�AND USE APPLICATION Project Name: Target Department Store at SeaTac Mail Project Description: Demolition of a 99,703 square foot Mervyns department store and construction of a 123,800 square foot Target department store with site improvements requiring Process III, Project Approval. Applicant: James Yoder, Steadfast SeaTac Mall Project Location: 2201 South SeaTac Mall Blvd, Federal Way, WA Date Application Received. November 4, 2003 Date Determined Complete: November l3,2003 Date of Notice of'Application: November 22, 2003 Permits Required by this Application: 1. Project Approval (File #03-104988-00-UP) 2. State Environmental Policy Act (SEPA) (File #03-104989-00-SE) Related Permits: None Relevant Environmental Documents are Available at the Address Below. X YES NO Development Regulations to be Used for Project AfLigation, Known at This- Time: Federal Way City Code (FWCC) Chapter 18, 'Environmental Protection"; FVVGC Chapter 19, "Planning and Development"; and FWCC Chapter 22, "Zoning" Consistency With Applicable City Plans and Regulations. The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual, the International Building Code, Fire, and Mechanical Codes. I The official project file is available for public review at the Dept of Community Development Services (address below). Any person may submit written comments on the environmental and land use applications to the Director of Community Development Services by D cemberg 2003. Only 9� persons who submit written documents to the Director OfCommunity Development Services, or specifically requests a copy of the original decision, may appeal the director's decision. Contact Janet Shull, Planning Consultant, 206-244-3749 33530 First Way South PO Box 9718 Federal Way, WA 98063-9718 CITY OF 6aderal My November 19, 2003 Mr. James Yoder Steadfast SeaTac Mall 20411 Birch Street, Suite 201 Newport Beach, CA 92660 CITY HALL 33530 1 st Way South e PO Box 9718 Federal Way, WA 98063-9718 (253) 661-4000 www.cityoffederalway.com Re: File Nos. 03-104988-00-UP, 03-104989-00Target at SeaTac Mall, 2201 S SeaTac Mall Blvd Separate SEPA Review for Demolition Permit and Additional Information Reque sted Dear Mr. Yoder: The Department of Community Development Services is in the process of reviewing information you submitted on November 4, 2003, for the proposal to demolish the existing 99,703 square foot Mervyns department store and construct a new 123,800 square foot Target department store at the east end of SeiiTitc Mall. The project is being reviewed undtr4he provisions of "ral Way City Code (FWCC) Chapter 22, Article VI, "Process II Review — Proj&t Approval," in addition to the State Environmental SEPARATE SEPA PROCESS FOR DEMOLITION PHASE *n November 13, City staff reviewed with you via telephone the anticipated review timeline for your 11 litihase. In er t•meet yur IM dill mion• ordo o l applicationbe submitted. Based ontheftboye4MTenceu wlepnoneconvmatwit� it IS U11—TAr-11110A that you intend to proceed with a separate SEPA review and decision on the demolition phase of your project. In order to commence that review, the following information and fees must be submitted. I SEP,4 Checklist (eight copies): A separate SEPA checklist must be submitted for the demolition phase of the project. Please focus on the impacts of the demolition activity and how they will be addressed. 2. Site Plan (eight copies): A site plan that indicates the extent of the demolition activity must be submitted. 3. Exiting Planfor Mall (four copies): A plan detailing how exiting from the mall building will be maintained during the demolition phase, and any impacts on the existing automatic fire - extinguishing systems and/or fire detection systems in the mall building must be addressed. 4. Public Notification: One set of stamped envelopes addressed to property owners within 300 feet the subject property. Also provide one separate set of stamped addressed envelopes for occupants residents of units within 300 feet of the subject property. Include the City Federal Way return I Mr. James Yoder Page 2 November 19, 2003 address (Community Development Services, PO Box 9718, Federal Way, WA 98063-9718) on all envelopes. For our records, please provide a corresponding parcel map showing the 300-foot radius from the subject site. 5. Application Fees: The separate SEPA review for the demolition permit requires the following land use application fees: SEPA $805.50 NeWSDaoer Notice fxl) 125.00 Total: $925.50 ADDITIONAL INFORMATION REQUESTED The following comments are based on initial technical review of the application by City staff. With this rev,uest -for additional infonnation- the yermit review time frame is susyended with five daws used. and it will be restarted within 14 days of the date of your complete response to this request. A.11 Add to the description that existing utilities will be re-routed around the new store footprint. A. 12 This section refers to Exhibit A Site Plan; please provide this, no Exhibit A Site Plan was found in the submittal (see site plan section below for submittal requirements). r*26=46TOWIM = 41 B.2.a Add information about the demolition activity in this section (if you choose to file a separate SEPA application for the demolition activity, you do not need to add information to this checklist). B.4.a Complete this section. B. 14.c Add information about the number of parking stalls that will be eliminated. B. I 6.a Complete this section. B. 16.b Construction activities have not been described. The size of the facilities being constructed must be addressed in this section. 2. Traffic Impact Analysis — A summary of the TIA was submitted as part of the formal application. A complete TIA must be submitted that meets the "Guidelines for Preparation of Transportation Impact Analysis." 3. Development Requirements Checklist — During the course of the City's review, the following items from the Development Requirements Checklist identified below were found to be incomplete: File #03-104988-00-UP Doc_[: D. 25268 Mr. James Yoder Page 3 Vnve-,ffber 19, 20 The site plan must depict the following information: • Project name, plan date, and/or revision date • Name and phone number of the owner/agent • Name, phone number, and license stamp of preparer • North arrow and bar scale • Vicinity map • Site area • Total parking stall count (demonstrate how the total mall parking needs are met with the new Target store) • Total gross floor area of the proposed building • Location and dimensions of existing/proposed structures, property lines, sidewalks, easements, parking layout, street edges, mechanical equipment, trash enclosures, outdoor uses, storage areas, fencing, rockeries, and retaining walls • Existing and proposed utilities • Structures and driveways within 150 feet of the site on both sides of the street • Location and square footage of any on -site pedestrian areas such as plazas or courtyards, or open space areas The survey must depict the following information: 0 Site area The drainage plan must depict the following: 0 Total existing and proposed impervious surface area • Plant schedule with the scientific name, common name, size, spacing, and quantity of each plant • Location and square footage calculations of drought tolerant landscape areas to meet requirements of FWCC Section 22-1564(f) • Identify perimeter landscaping as type 1, 11, 111, or IV is List the total square footage calculations of interior parking lot landscaping to meet requirements of FWCC Section 22-1567(b)(1) Identify the square footage of each landscape island at the ends of parking rows The building elevations must depict the following information: 0 Exterior materials and color board must be provided or completely list this information on the elevation File 903-104988-00-UP Doc, I D, 25268 Mr. James'Toder Page 4 November 19,2003 PRELIMINARY PROCESS 1H COMMENTS In addition to the items discussed above, preliminary Process III review comments are provided below. A. Planning Division (Janet Shull, 206-244-3749, anctshulldesignActrucastj .net PdAft Requirements — The parking plan must demonstrate that the number of parking stalls required for all of the various uses involved in the SeaTac Mall are provided in accordance with FWCC parking requirements. Include a breakdown of all mall uses, including the proposed retail building and the square foot size of each use. Identify how the parking requirements for each use are met based on the retail or restaurant requirement. It is suggested that the parking lot layout be ree6nfigured so that no one drive aisle contains more than one angle of parking (see the redlined parking plan). • Perimeter landscaping locations and type must be identified in relationship to the geographic area associated with the new Target building pursuant to FWCC Section 22- 1566(g)(1) (see redlined plan). • At least 25 percent of new landscaping must be drought tolerant species. This calculation must be shown on the plans. The parking areas that are being modified must have landscape islands at both ends of parking rows (see redlined plans). The area calculations for each island must be shown on the landscape plan and shall be a minimum of 64 and a maximum of 305 square feet. The landscape plan must quantify that the total interior parking lot landscape area provided meets the minimum requirement of 22 square feet per parking stall. 0 Indicate on the landscape plan area where Type I landscaping will be provided to screen the loading dock area (see redlined plan). • The exposed eastern wall of SeaTac Mall must meet the requirements of FWCC Section 22-1638(c)(3). • The site plan must show how pedestrian cornitction between p0r�ng lot areas associated I with the newl�rget store and South 3201h and 23*4 Avenue South roadways is establishe y These pedestrian pathways through the north and east parking lots must be delineated b separate paved routes using a variation in pavement texture and color, and must be separated from vehicular areas with landscaping (see redlined plans). B. Building Division (Scott Sproul, 253-661-4122, Comments will be available at a later date. C. Public Works/Engineering (Kevin Peterson, 253-661-4073, kk*in�rsOA jjof&de"IWaySQM) Comments will be available at a later date. File 903-104998-00-LTP Doc, LID, 25268 Mr. James Yoder Page 5 .Vovember 19, 20 D. Public Works/Traffic (Maryanne Zukowski, P.E., 253-661-4155, A cotno&W TIA is it0iFcd as noted abovo� Additional comments will be available at a later date. E. Lakehaven Utility District (Mary Youngg 253-946-5400, pjjqjWgAakehavVcn. Complete response to Section B . 16.a-b of the S"A ch4list is toOrlbd as nbtedabove. Additional com1ncAt$�*jjI be availaR& at a latet date. F. Federal Way Fire Department (Greg Brozek, 253-946-7241, tire�bLi�WoMwaygre-or9l Comments will be available at a later date. NV00is request for a ddifiohal information, the project review time fiame is suspended with five of the days used, and be restated withih 14 ddate of yoor�coln*W respoftk to this i*4116k If you should have any questions regarding this letter or your development project, please feel free to call me at 206-244-3749. Sincerely; rk V Janet Shull, AICP Planning anning Consultant enc: Redlined Parking Plans Redlined Landscape Plans c: Scott Sproul, Acting Assistant Building Official Kevin Peterson, Engineering Plans Reviewer Maryanne Zukowski, Senior Traffic Engineer Mary Young, Lakehaven Utility District Greg Brozek, Federal Way Fire Department Doe ID.25268 File 903-104986-00-UP CITY OF Fi�deral MA a nefffl�11 Mr. James Yoder Steadfast Sea Tac Mall F. Birch Street, Suite 200 Newport Beach, CA 92660 CITY HALL 33530 1 st Way South - PO Box 9718 Federal Way, WA 98063-9718 (253) 661-4000 wwwcityoff-de ralway.com Re: File Nos. 03-104988-00-LTP & 03-104989-00-SE; NOTICE OF COMPLETE APPLICATION Target at Sea Tac Mall; 2201 South Sea Tac Mall Blvd, Federal Way N- •i., The Department of Community Development Services received project information you submitted on November 4, 2003, for the proposal to demolish the Mervyns department store and construct a Target east end of Sea Tac Mall. Pursuant to the requirements of the Federal Way City Code (FWCC), the City has 28 days to determine whether an application is complete. COMPLETE APPLICATION Ugme consider this letter as a Letter of Com-,tleteness. Pursuant to the FWCC, the application is deemed complete as of November 13, 2003, based on the submittal requirements for State Environmental Policy Act (SEPA) and Process III project approval. A 120-day time line for reviewing the project has started as of this date. The City has 120 days from the date an application is deemed complete to take action on the application. As you have requested supplemental review for this project, review and action on the project is be stopped at any time that the City requests additional information. Having met the submittal requirements, pursuant to M—eF)TLX—,N-11oTice oi App- • •c P '11ym7n, in the Federal Way Mirror within 14 days and other public notice will be given based on city procedures. If you should have any questions regarding this letter or your development project, please feel free to call me at 206-244-3749. NO= Janet Shull, AICP Planning Consultant c: Scott Sproul, Acting Assistant Building Official Kevin Peterson, Engineering Plans Reviewer Maryanne Zukowski, Senior Traffic Engineer Doc, I D, 25231 LAKL"AVEN UTELITY DIS x-RICT 31627 Ist Avenue South * P. 0. Box 4249 * Federal Way, WA 98063 MI 1111WA ill M-' WIN I F I 4 OLVA I DMUKKIAVI 10 1 V M FATffff, J111 11!1�;� T i ATTN: Ms. Janet Shull Contract Planner CUBJECT: Agenda Item No. 4 - Target Department Store at Seatac M,92 03-104988-00-UP/03-104989-00-SE �- �901 A developer extension agreement will be required to relocate mainline water anct sewer T5711171—es-ro--serve Tfie sile. Owner has applied to the District and plan review is in process. Please allow 3 to 4 months for plan review ani approval. Construction activities have not been described as required in Section 16.b of the checklist. It is very importani that the size of the facilities being constructed is addressed in this section. The SEPA process must be completed prior to commencement of construction, as the facties to be relocated are y--eater than eight inches (8") in diameter. proposed project for the existence of any credits for the Capital Facties Charges or any amounts due, based I"12Lr--Zr-4T0-TM-"L evel covered Oli-, previous payments. Capital Facilities Charges shall be assessed and collected for any increased use above th which may have been previously paid, including increases attributable to usage associated with existing servic Research has been completed for this property and it is noted that there was sufficient credit remaining with t property to cover usage in the District's established base year of 1998. It is further noted that current w consumption has decreased approximately 26% from 1998, so it is unlikely that additional Capital Faciliti Charges will be assessed at this time. I -0 Direct Line: (253) 946-5400 FAX: (253) 529-4081 E-mail: myoung@lakehaven.org Date: CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT PMENT REVIEW COMMITTEE TRANSMITTAL DATE: November 5, 2003 TO.� Jim Fe ling, Development Services Manager Mary Kate Martin, Building Official Mary Young, Lakehaven Utility District Greg Brozek, Federal Way Fire Department FROM- Janet Shull FOR DR C MEETING ON: November , 2 (Completeness Review) FILE NUMBER(s): 03-104988-UP, 03-104989-SE LATER FILE NOS.. 03-104598-00-PC (pre -application held on October 23, 2003) PROJECT NAME: Target Department Store at Sea Tac Mall PROJECT ADDRESS., 2201 S. Sea Tac Mall, Federal Way, WA ZONING DISTRICT.- CC-C PROJECT DESCRIPTION: Demolish existing 99,703 s.f. Mervyns Department Store and construction of a new,-123,680 s.f. Target DepartmentStore. Parking stalls on the north, east, and south portions of the site would be reconfigured around the new building, and existing water, sewer, and storm drainage pipes would be relocated around the new building. LAND USE PERMITS: SEPA, Process III PROJECT CONTACT. James D. Yoder Steadfast Sea Tac Mall 20411 S.W. Birch Street, Suite 200 Newport Beach, CA 92660 Ph: 949/852-0700 Fax:949/852-0143 steadfastcompanies.co Email: J'yoder@steadfasteompanies.com MATERIALS SUBMITTED: Site plans, Elevations, Landscape, Survey Topography Plan, Composite Utilities plan, Storm Drainage and grading plan, Temporary Erosion Sedimentation Control Plans, Title Report and Plat Map, Memo e: Traffic Impact Analysis, Preliminary TI. NOV-04-2003 09:15 FROM -STEADFAST C' 'NIES CITY OF Federal Way +19498520143 T-282 P.002/002 F-801 MASTER LAND USE APPLICATION DEPARTMENT OF COMKLTNTryDEvU0Pr*tENT SFAVICEs 33530 First Way South PO Box 9718 Federal Way WA 98063-9718 253-661-4000; fax 253-661-4129 by v it Off- tICOM Jcera- V 1 (11 P — J (L) --I - Q, � .� Date 11/4/03 APPLICATION NO(S) 03- L/ 0 3 1014 Project Name WA - Property Address/Locarion u_^f ror-nmi-ti in volarne 97 of flats Parcel Number(s) yes 39A2JncluSiv-- in Kin �COul�'WA� Project Description new, 123,680 Type of Permit Required Annexation Binding SiTc Plan Boundary Line Adjusunent Co mp Plann1ezojae Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director=$ Approval) Process H (Site Plan Review) X Process III (Proicct Approval) Process IV (Hearing Examiner's Decision) Process (Quasi -Judicial Rczonc) Process V1 X SEPAw1Pr6icct SEPA Oaly Shoreli=. , varianceiConditional Use Short Subdivision Subdivision Variance: Commercia]JRCsidential Required information CC-C Zoning Designation �CC_C Comprehensive Plan Designation _1Z&1j0_00 .00 Value of Existing Improvements _16 000 0130.00 Value of Proposed , Improvements IBC kr o M Merclatalc cupancy Type Name: James D_ Yoder Address: c/o Steadfast SeaTac Mall, 20411 S.W. Birch Street, Suite 200 City/State: Newport Beach, CA Zip: 92660 Phone: 949/852-0700 Fax: 949/852-0143 Name: Address: City/State: Zip: Phone: Fax: Email: Signature: t * Name: Steadfast ScaTac Mall Address: 20411 S.W. Birch Street, Suite 200 City/State: Newport Beach, CA Zip: 92660 Phone- 949/852-0700; 9491623-7767 Fax: 949/852-0143 rziail: jyodcr@stead fkstcpames.com It Signature: 7/1w , BY' The Transpo Group rip The proposed project includes modifications to the SeaTac Mall. The modifications to be analyzed as part of this application include the replacement of the existing 99,700 gsf Mervyns department store with a 123,800 gsf Target store. The Target store includes one primary outside entrance as well as an internal connection to the Mau. Year 2005 without -project traffic volumes would be forecast using a gro th te of percent per year applied to existing PM peak hour traffic volumes. We u:nderrsatand this rate is consistent with recent TIAs conducted in Federal Way. In addition, futur without -project traffic volumes would include traffic generated by City -identified Ccpipeline" projects. It is our understanding that the City will provide this informatio to Transpo. Furthermore, it is our understanding that the traffic volumes, as provided in the most recent copy of the City's Synchro model, represent 2003 existi conditions. Il OMMEMEMM Trip gqperafion for the proposed project would be based on trip rates published by the Insti� for Transportation Eh&eers JTE) in the Tri p Generafion Manual (6h Edition, 1997). The estimated trip generation for the current proposal was based on the use of ITE land use code 820 (Shopping Centers). Since the project proposal includes the modification to a large shopping center, the application of the shopping center land use and associated trip generation rates is appropriate. ITE defines both an average trip rate and an equation that can be used when estimating the trip generation. The use of the equation accounts for the impact that the size of a development has on the overall trip rate. As shopping centers increase in size, the trip rate decreases. Therefore, when calculating the net new trips associated with the current proposal, the trips based on the total existing mall square footage were compared to the total mall square footage with the modification. Table 1 summarizes The Transpo Group page 1 The lanspo Group 5. S 324"' Street/SR 99 6. S 324th Street and S 320"' Street impacted site driveways Attachment A also illustrates site -generated traffic volumes at these intersections, demonstrating that each would be impacted by 10 or more PM peak hour trips. Please let us know if the traffic study needs to evaluate impacts at some or all of these locations. The following represents a Est of information that is requested in order to meet the City's guidelines for a TIA. .-Three-year accident data, by accident type (fatality, property damage, injury), at analysis intersections and along study roadways. • Existing PM peak period signal timinginformationat study intersections. • Listings of "pipeline" projects in the surrounding area and their respective PM peak hour trip assignment at analysis intersections. • Planned and committed improvements on affected transportation network (copy of current Six -Year 77P should suffice). • Any other pertinent traffic data in the City's possession. Please call. me after you have reviewed the contents of this memorandum. I trust that it provides the background information the City requires to identify the scope of work for the TIA. Thanks for your help. MJS/ lanspo Gro'dp the estimated weekday PM peak hour and Saturday peak hour trip generation for the current proposal. no 11M Existing Mail Space 820 736,000 EQ 1,125 1,219 2,344 Proposed Mail Space2 820 760,100 EQ 1,150 1,245 2,395 Additionaf Trips 25 26 51 Less Pass -By (34 31 34%I 9 9 18 Net New Additional Trips 16 17 33 Satza-day Peak Hour Existing Mail Space 820 736,000 EQ 1,663 1,535 3,198 Proposed Mail Space 820 760,11,00 EQ 1,698 1,568 3,266 Additional Trips 35 33 68 Less Pass -fly (34 X) 26% 9 9 18 Mat Mai" Ariditinnni Trinc 26 24 so As shown in Table 1, the proposed project would generate approximately 33 trips new trips during the weekday PM peak hour and 50 trips during the Saturday peak period (12:00 p.m. to 2:00 p.m.). 1 0 9 Trip distribution was developed using the City's transportation model. Attachment A illustrates the anticipated trip distribution. The study area intersections included in this analysis were defined based on the City of Federal Way's threshold criteria. This criteria defines a threshold of 10 trips at any intersection during the weekday PM peak hour and 100 trips for the Saturday peak hour. Since only 50 new trips are anticipated during the Saturday peak period, no analysis of Saturday conditions would be required. The intersections to be analyzed during the weekday PM peak hour are listed below. 1. S 320"' Street/25th Avenue 2. S 320"' Street/23 d Avenue 3. S 320"' Street/20th Avenue 4. S 320'h Street/SR 99 The Transpo Group page 2 COMMITMENT FOR TITLE 17VSURANCE CHICAGO TITLE INSURANCE COMPANY CIUCAGO TITLE INSURANCE COMPANY, a Missouri corporation, herein called the Company, for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefore; all subject to the provisions of Schedules A and B and to the Exclusions from Coverage (appearing herein) and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this Commitment or by subsequent endorsement. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such Policy or Policies is not the fault of the Company. In witness Whereof, CHICAGO TITLE INSURANCE COMPANY has caused this commitment to be signed and sealed as of the date of policy shown in Schedule A, the policy to become valid when countersigned by an authorized signatory. Issued by: CHICAGO TITLE INSURANCE COMPANY 1800 COLUMBIA SEAFIRST CENTER 701 5TH AVENUE SEATTLE, WA 98104 (206) 628-5666 BY., 11, pmklm By: ATTEST Form C 9800 (Reprinted 09/00) CHT - NGO TITLE INSURANCE CC - IPANY "�701 F1 M- AVENUE #1 800-sEATrLF, WA 9810�� A.L.T-A. COMMITMENT SCHEDULE A Title Unit: U-06 Phone: (206)628-5610 Fax: (206)628-9717 Order No.: 1111923 Officer: SAVIDIS/WAGNER/CAMPBELL Your No.: SEATAC MALL - - ----------- - 1. Policy or Policies to be issued: ALTA Owner's Policy Amount: $0.00 Premium: Tax: Amount: $5,500,000.00 ALTA Loan Policv Premium: $ 3,321.00 1992 EXTENDED Tax: $ 292.25 CONff%ERCIAL LOAN REFINANCE RATE WITH PRIOR Proposed Insured: GMAC COMMERCIAL MORTGAGE Policy or Policies to be.issued: Amount: $ 0 . 0 0 ALTA Loan Policy Premium: Tax: 2. The estate or interest in the land which is covered by this Commitment is: FEE SIMPLE 3, Title to the, estate or interest in the land is at the effective date hereof vested in: STEADFAST SEA—TAC I, LLC, A DELAWARE LIMITED LIABILITY COMPANY, STEADFAST SEA—TAC II, LLC, A DELAWARE LIMITED LIABILITY COMPANY, STEADFAST SEA—TAC III, LLC, A DELAWARE LIMITED LIABILITY COMPANY, AND STEADFAST SEA—TAC IV, LLC, A DELAWARE LIMITED LIABILITY COMPANY, TOGETHER AS TENANTS IN COMMON AS THEIR INTERESTS MAY APPEAR 4. The land referred to in this Commitment is described as follows: 1 11 --alle I I OWN, I -,VLTAC0MA/RDA/0999 COMMITMENT SCHEDULE A (Continued) Order No.: 1111923 Your No.: SEATAC MALL LEGAL DESCRIPTION EX141BIT (Paragraph 4 of Schedule A continuation) LOT 1 AND TRACT B, SEA TAC MALL, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 97 OF PLATS, PAGES 39 THROUGH 42, INCLUSIVE, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION OF LOT COMMENCING AT THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; THENCE ALONG THE NORTH LINE OF LAST SAID SUBDIVISION, NORTH 88°16'31" WEST 1957.76 FEET; THENCE SOUTH 01013'23" WEST 50.00 FEET TO THE SOUTH LINE OF SOUTH 320TH STREET (P.S.H. NO. 5) RIGHT-OF-WAY, SAID LINE DEFINED IN KING COUNTY RECORDING NUMBERS 2726484, 2726485 AND 2748762, BEING THE TRUE POINT OF BEGINNING; THENCE SOUTH 01043'29" WEST 400.00 FEET ALONG A LINE WHICH IS 90000'00" TO THE SOUTH LINE OF SAID SOUTH 320TH STREET TO A POINT; THENCE NORTH 8801631" WEST 14.00 FEET ALONG A LINE WHICH IS PARALLEL TO SAID NORTH LINE OF SECTION 16 TO A POINT; THENCE SOUTH 01043`29" WEST 524.32 FEET ALONG A LINE WHICH IS 900001001, TO THE SOUTH LINE OF SAID SOUTH 320TH STREET TO A POINT; THENCE NORTH 88016'31" WEST 580.96 FEET ALONG A LINE WHICH IS PARALLEL TO SAID NORTH LINE OF SECTION 16 TO A POINT ON THE EAST LINE OF PACIFIC HIGHWAY (16TH AVENUE SOUTH) RIGHT-OF-WAY AS DEFINED BY MAP AND PROFILE BEARING APPROVAL DATE OF MAY 25, 1973, AND AS REFERENCED UNDER KING COUNTY RECORDING NUMBER 1778233; THENCE ALONG SAID EAST LINE NORTH 01012'15"' EAST 516.90 FEET TO THE SOUTHERLY LIMIT OF A SECTION OF EXTRA WIDTH HIGHWAY RIGHT-OF-WAY AS RECORDED UNDER RECORDING NUMBER 3722661; THENCE ALONG THE SOUTHERLY LINE OF SAID RIGHT-OF-WAY SOUTH 88047'45" EAST 15.00 FEET; THENCE ALONG THE EASTERLY LINE OF SAID RIGHT-OF-WAY NORTH 01012'15" EAST 229.33 FEET; THENCE PARALLEL TO THE NORTH LINE OF LAST SAID SECTION SOUTH 88016'311" EAST 178.36 FEET; THENCE PARALLEL TO THE CENTERLINE OF PACIFIC HIGHWAY AS DEFINED BY MAP AND PROFILE BEARING APPROVAL DATE OF MAY 25, 1973, NORTH 01012'15" EAST 178.00 FEET TO THE SOUTH LINE OF SOUTH 320TH STREET (P.S.H. NO. 5) RIGHT-OF-WAY AS PREVIOUSLY DEFINED (THE NORTHERLY EXTENSION OF LAST SAID COURSE WOULD INTERSECT THE NORTH LINE OF SAID NORTHWEST QUARTER, 240.68 FEET EASTERLY OF ITS NORTHWEST CORNER AS MEASURED ALONG ITS NORTH LINE); THENCE ALONG SAID SOUTH RIGHT-OF-WAY LINE SOUTH 88016'31" EAST 410.00 FEET TO #I P CLTACMA6/RDA/0999 CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULE A (Continued) Order NO.: 1111923 Your NO.: SEATAC MALL LEGAL DESCRIPTION EXHIBIT (Paragraph 4 of Schedule A continuation) sr # D EXCEPT THAT PORTION OF SAID TRACT B CONDEMNED BY DECREE FILED MAY 22, 1978, IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 845601; AND EXCEPT THOSE PORTIONS THEREOF CONVEYED TO THE CITY OF FEDERAL WAY BY DEEDS RECORDED UNDER RECORDING NUMBERS 20010330002750 AND 20020723001440 AND 20021205002665 AND 20030204000969. TOGETHER WITH THOSE CERTAINEASEMENT RIGHTS FOR VEHICULAR AND PEDESTRIAN INGRESS AND EGRESS,FOR PARKING,AND FOR UTILITIES AS O- SPECIFICALLYDESCRIBED O # OPERATION AND Rr O aEASEMENT AGREEMENT RECORDED r ORDING NUMBER 7501130291, AND AS SAID AGREEMENT MAY HAVE BEEN AMENDED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 9704011390, RECORDS OF rWASHINGTON. CLTACMA6/RDA/0999 CHICAGO TITLE INSURANCE COMPANY A.L.T.A. COMMITMENT SCHEDULE B OrderNo.: 1111923 YourNo.: SEATAC MALL Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. 01 gill 01111�� 3�r r B. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed bf accurate survey and inspection of the premises. I D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the public records. PROVISION I MINN lig F. Any service, installation, connection, maintenance, tap, capacity or construction charges for sewer, water, electricity, other utilities, or garbage collection and disposal. H. Water rights, claims, or title to water. I. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records, or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. cflammzamm� A. COMMITMENT SCHEDULE B (Continued) OrderNo.: 001111923 Your No.: SEATAC MALL SPECIAL EXCEPTIONS A 1. EASEMENT CONDEMNED IN UNITED STATES DISTRICT COURT AND THE TERMS AND CONDITIONS THEREOF: IN FAVOR OF: UNITED STATES OF AMERICA PURPOSE: ELECTRIC TRANSMISSION LINE AND TELEPHONE AND/OR TELEGRAPH LINES AREA AFFECTED: PORTIONS OF SAID PREMISES CAUSE NUMBER: 274 AND 280 B 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: UNITED STATES OF AMERICA PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION LINE AREA AFFECTED: A PORTION OF SAID PREMISES AND OTHER PROPERTY AS DESCRIBED IN SAID INSTRUMENT RECORDED: JANUARY 6, 1941 RECORDING NUMBER: 3139640 c 3, E�,SEMENT AND THE TERMS AND CONDITIONS THEREOF4 GRANTEE: UNITED STATES OF AMERICA PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION LINE AREA AFFECTED: A PORTION OF SAID PREMISES AND OTHER PROPERTY AS DESCRIBED IN SAID INSTRUMENT RECORDED: SEPTEMBER 19, 1941 RECORDING NUMBER: 3191819 D 4. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: UNITED STATES OF AMERICA - PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION LINE AREA AFFECTED: PORTION OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT CLTACMBI/RDA/0999 CHICAGO TITLE INSURANCE COMPANY A.L.T.A. COMMITMENT SCHEDULE B (Continued) OrderNo.: 1111923 Your No.: SEATAC MALL SPECIAL EXCEPTIONS SEPT ER 24, 1941 3192646 E 5. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: UNITED STATES OF AMERICA PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION LINE AREA AFFECTED: A PORTION OF SAID PREMISES AND OTHER PROPERTY AS DESCRIBED IN SAID INSTRUMENT RECORDED: DULY 23, 1942 RECORDING NUMBER: 3253880 F 6. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: UNITED STATES OF AMERICA PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION LINE AREA AFFECTED: A PORTION OF SAID PREMISES AND OTHER PROPERTY AS DESCRIBED IN SAID INSTRUMENT RECORDED: OCTOBER 2, 1942 RECORDING NUMBER: 3268317 G 7. EASEMENT AND THE TERMS AND CONDITIONS THEREOF - GRANTEE. UNITED STATES OF AMERICA PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION LINE AREA AFFECTED- A PORTION OF SAID PREMISES AND OTHER PROPERTY AS DESCRIBED IN SAID INSTRUMENT RECORDED: OCTOBER 24, 1942 RECORDING NUMBER: 3273002 H 8. EASEMENT CONDEMNED IN UNITED STATES DISTRICT COURT AND THE TERMS AND CONDITIONS THEREOF: CLTACMB2/RDA/0999 7 r� � �wl COMMITMENT SCHEDULE B (Continued) I Ord'er No.:" 1111923 Your No.: SEATAC MALL SPECIAL EXCEPTIONS IN FAVOR OF: UNITED STATES OF AMERICA PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION LINE AREA AFFECTED: A PORTION OF SAID PREMISES AND OTHER PROPERTY CAUSE NUMBER: 644 I A COPY OF THE JUDGMENT IN SAID MATTER WAS RECORDED MARCH 12, 1943, UNDER RECORDING NUMBER 3296523. IT 9. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: UNITED STATES OF AMERICA PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION LINE AREA AFFECTED: A PORTION OF SAID PREMISES AND OTHER PROPERTY AS DESCRIBED IN SAID INSTRUMENT RECORDED: APRIL 13, 1943 RECORDING NUMBER: 3303164 10. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION LINE AREA AFFECTED: A PORTION OF SAID PREMISES AND OTHER PROPERTY AS DESCRIBED IN SAID INSTRUMENT RECORDED: FEBRUARY 27, 1948 RECORDING NUMBER: 3777378 L THE DESCRIPTION CONTAINED THEREIN IS NOT SUFFICIENT TO DETERMINE ITS EXACT LOCATION WITHIN THE PROPERTY HEREIN DESCRIBED. m 11. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: ---- - -I CLTACMB2/RDA/OM CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULEB (Continued) Order No.: 1111923 Your No.: SEATAC MALL SPEC L4,L EXCEPTIONS U PACIFIC NORTHWEST BELL TELEPHONE COMPANY RELEASED ITS INTEREST IN SAID EASEMENT BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 9102220719 v 19. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE- UNITED STATES OF AMERICA PURPOSE- ELECTRIC POWER TRANSMISSION STRUCTURES AND APPURTENANT SIGNLA LIENS AREA AFFECTED: A PORTION OF SAID PREMISES AND OTHER PROPERTY AS DESCRIBED IN SAID INSTRUMENT RECORDED: APRIL 9, 1970 RECORDING NUMBER: 6638511 EASEMENT AND THE TERMS AND CONDITIONS THEREOF GRANTEEt LAKEHAVEN SEWER DISTRICT, A MUNICIPAL CORPORATION PURPOSE: SEWER MAINS AREA AFFECTED: A PORTION OF SAID PREMISES AND OTHER PROPERTY AS DESCRIBED IN SAID INSTRUMENT RECORDED: JANUARY 5, 1973 RECORDING NUMBER: 7301050358 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CITY OF TACOMA PURPOSE: WATER TRANSMISSION PIPELINE, OR PIPELINES AREA AFFECTED: A PORTION OF SAID PREMISES AND OTHER PROPERTY AS DESCRIBED IN SAID INSTRUMENT RECORDED: DECEMBER 26, 1974 RECORDING NUMBER: 7412260127 CONSTRUCTION, OPERATION AND RECIPROCAL EASEMENT AGREEMENT AND THE CLTACMB2/RDA/0999 CHICAGO TITLE INSURANCE COMPANY COMMITMENT SCHEDULE B (Continued) OrderNo.: 1111923 Your No.: SEATAC MALL SPECIAL EXCEPTIONS BETWEEN: SEA-TAC MALL ASSOCIATES, A LIMITED PARTNERSHIP D SEARS, ROEBUCK AND CO., A NEW YORK CORPORATION RECORDED: JANUARY 13, 1975 RECORDING NUMBER: 7501130291 REGARDING: MALL ENCLOSURE AND PARKING, UTILITY D CONSTRUCTION EASEMENTS Z SAID INSTRUMENT HAS BEEN MODIFIED BY SECOND AMENDMENT RECORDED UNDER RECORDING NUMBER 9704011390. SAID INSTRUMENT REFERENCES EARLIER RECORDED AGREEMENTS AND AMENDMENT TO THE ORIGINAL AGREEMENT- AA 23. EASEMENT AND THE TERMS AND CONDITIONS THEREOF PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: KING COUNTY WATER DISTRICT NO. 124, A MUNICIPAL CORPORATION WATER MAINS A PORTION OF TRACT B MARCH 6, 1975 7503060340 AB 24. EASEMENT AND THE TERMS AND CONDITIONS TH` • GRANTEE. KING COUNTY WATER DISTRICT NO. 124, A MUNICIPAL CORPORATION PURPOSE: INGRESS, EGRESS, AND ROAD PURPOSES AREA AFFECTED: A PORTION OF TRACT B AS DESCRIBED IN SAID INSTRUMENT RECORDED: MARCH 6, 1975 RECORDING NUMBER: 7503060341 AC 25. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: INGRESS, EGRESS, AND ROAD D UTILITY ka p CLTACMB2/RDA/0999 COMMITMENT SCHEDULEB (Continued) OrderNo.: 1111923 Your No.: SEATAC MALL SPEC LALL EXCEPTIONS AREA AFFECTED: A PORTION OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT RECORDED: JULY 8, 1975 RECORDING NUMBER: 7507080118 AD 26. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: WASHINGTON NATURAL GAS COMPANY COMPANY NATURAL GAS LINE AND EQUIPMENT INCIDENTAL THERETO PORTION OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT MARCH 10, 1976 7603100364 AE 27. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: LAKEHAVEN SEWER DISTRICT PURPOSE: SANITARY SEWER AREA AFFECTED: A PORTION OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT RECORDED: DECEMBER 17, 1976 RECORDING NUMBER: 7612170488 AF 28. EASEMENT AND THE TERMS AND CONDITIONS THEREOFi GRANTEE-, PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION PURPOSE- ELECTRIC TRANSMISSION AND/OR DISTRIBUTION LINE AREA AFFECTED: A PORTION OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT RECORDED: DECEMBER 30, 1976 RECORDING NUMBER: 7612300493 AG 29. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: CLTACMB2/RDA/0999 f ►l m RECORDED: r r• A.L.T.A. COMMITMENT Order No.: 1111923 Your o.: SEATAC MALL SPECIAL EXCEPTIONS DESCRIBED IN SAID INSTRUMENT SEPTEMBER 27, 2001 GRANTEE: LAKEHAVEN UTILITY DISTRICT PURPOSE: SEWER FACILITIES AREA AFFECTED: PORTION OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT RECORDED: APRIL 11, 2002 RECORDINGNUMBER: 20020411000173 PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: PUGET SOUND ENERGY, IC, A WASHIGTON CORPORATION ILITY SYSTEMS PORTION OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT APRIL 15, 2002 2002 041500125 0 AR 39. RIGHTS GRANTED TO THE CITY OF + r + FOR THE PURPOSES Oa MUNICIPAL DOMESTIC WATER■. AS DISCLOSED rRECORDED UNDER•**rING NUMBER 7606150245. AS 40. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON THE PLAT OF SEA TAC MALL AS RECORDED IN VOLUME 97 OF PLATS, PAGES 39 THROUGH 42, INCLUSIVE, IN KING COUNTY, WASHINGTON. AT 41. AGREEMENT r THE TERMSAND CONDITIONS THEREOF. BETWEEN: LAKEHAVEN SEWER DISTRICT D: SEATAC MALL ASSOCIATES, A LIMITED PARTNERSHIP RECORDED: APRIL 18, 1975 RECORDING NUMBER: 7504180323 CLTACMB2/RDA/ _. _. CAICA( =' 'nr J,671-ff 'fE -'W e�07TTR'A COMMITMENT SCHEDULE B (Continued) I GRANTEE: WASHINGTON NATURAL GAS COMPANY COMPANY, A WASHINGTON CORPORATION PURPOSE: GAS PIPELINE OR PIPELINES AREA AFFECTED: PORTION OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT RECORDED: AUGUST 26, 1982 RECORDING NUMBER: 8208260408 AH 30. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: FEDERAL WAY WATER AND SEWER DISTRICT PURPOSE: WATER FACILITIES AREA AFFECTED: PORTION OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT RECORDED: MARCH 13, 1989 RECORDING NUMBER: 8903130503 Al 31. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: U.S. WEST COMMUNICATIONS, INC., A COLD CORPORATION PURPOSE: TELECOMMUNICATIONS FACILITIES AREA AFFECTED: A PORTION OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT RECORDED: OCTOBER 19, 1993 RECORDING NUMBER: 9310190742 AJ SAID INSTRUMENT SUPERSEDES THE EASEMENT RECORDED UNDER RECORDING NUMBER 9104221100. AK 32. EASEMENT AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CITY OF FEDERAL WAY PURPOSE: CONVEYANCE SYSTEM, WATER QUALITY FACILITIES, AND UTILITIES AREA AFFECTED: PORTION OF SAID PREMISES RECORDED: AUGUST 21, 2000 RECORDING NUMBER: 20000821000463 CLTACMB2/RDA/0999 CHICAGO TITLE INSURANCE COMPANY A.L.T-A. COMMITMENT SCHEDULE B (Continued) OrderNo.: 1111923 Your No.: SEATAC MALL SPECIAL EXCEPTIONS GRANTEE- UNITED STATES OF AMERICA PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION LINE AREA AFFECTED: PORTION OF SAID PREMISES RECORDED: NOVEMBER 7, 1958 RECORDING NUMBER: 4963337 N 12. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: UNITED STATES OF AMERICA PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION LINE AREA AFFECTED: PORTION OF SAID PREMISES RECORDED: NOVEMBER 14, 1958 RECORDING NUMBER: 4965588 0 13. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: UNITED STATES OF AMERICA PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION LINE AREA AFFECTED: PORTION OF SAID PREMISES RECORDED: NO -1 1958 RECORDING NUMBER: 4967829 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: UNITED STATES,OF AMERICA PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION LINE AREA AFFECTED: PORTION OF SAID PREMISES RECORDED: DECEMBER 1, 1958 RECORDING NUMBER: 4971162 'Q 1S. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: UNITED STATES OF AMERICA ELECTRIC TRANSMISSION AND/OR CLTACMB2/RDA/G999 r a �' COMMITMENT SCHEDULEB Order No.: 1111923 Your No.: SEATAC MALL SPECIAL EXCEPTIONS DISTRIBUTION LINE AREA AFFECTED: PORTION OF SAID PREMISES RECORDED: DECEMBER 1, 1958 RECORDING NUMBER: 4972637 r 16. AND THETERMS AND CONDITIONS THEREOF: GRANTEE: UNITED STATES OF AMERICA PURPOSE: ELECTRIC TRANSMISSIONAND/OR DISTRIBUTION LINE AREA AFFECTED: PORTION OF SAID PREMISES RECORDED: 1959 RECORDING NUMBER: 4996811 s 17. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: UNITED STATES OF AMERICA PURPOSE: ELECTRIC POWER TRANSMISSION STRUCTURES AND APPURTENANTSIGNAL LINES AREA AFFECTED: A PORTION OF SAID PREMISES AND OTHER PROPERTY AS DESCRIBED IN SAID INSTRUMENT RECORDED: OCTOBER 20, 1959 RECORDING ER: 5093424 118. EASEMENT AND i •THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION, AND PACIFIC NORTHWEST BELL TELEPHONE COMPANY PURPOSE: UNDERGROUND TRANSMISSION AND ELECTRIC LINES AREA AFFECTED: A PORTION OF SAID PREMISES AND OTHER PROPERTY AS DESCRIBED IN SAID INSTRUMENT RECORDED: DECEMBER 1, 1966 RECORDING NUMBER! 6113815 CLTACMB2/RDA/0999 FAll w-TIN" A.L.T-A. COMMITMENT SCHEDULEB (Continued) Order No.: 1111923 o Your No.: SEATAC MALL SPECIAL EXCEPTIONS AL 33. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE- CITY OF FEDERAL WAY PURPOSE. PERMANENT EASEMENT FOR STORM WATER CONVEYANCE SYSTEM AND RELATED WATER QUALITY FACILITIES AND TEMPORARY CONSTRUCTION EASEMENT FOR SURFACE WATER FACILITIES AREA AFFECTED: PORTION OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT RECORDED: AUGUST 21, 2000 RECORDING NUMBER: 20000821000464 PUGET SOUND ENERGY, INC., A WASHINGTON CORPORATION UTILITY SYSTEMS PORTION OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT NOVEMBER 2, 2000 20001102000843 AN 35. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CITY OF FEDERAL WAY PURPOSE: BEAUTIFICATION IMPROVEMENTS AREA AFFECTED: PORTION OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT RECORDED: MARCH 30, 2001 RECORDING NUMBER: 20010330002752 AO 36. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE- PUGET SOUND ENERGY, INC., A WASHINGTON CORPORATION PURPOSE: UTILITY SYSTEMS AREA AFFECTED: PORTION OF SAID PREMISES AS CLTACM132/RDA/0999 A.L.T.A. COMMITMENT SCHEDULEB (Continued) I Order No.: 1111923 Your No.: SEATAC MALL SPECIAL EXCEPTIONS 42 47. EASEMENT AND THE TERMS AND CONDITIONS THEREOF - 0 m__ GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: CITY OF FEDERAL WAY PUBLIC UTILITY IMPROVEMENTS THE NORTHEASTERLY PORTION OF SAID PREMISES AS MORE PARTICULARLY DESCRIBED AND DELINEATED IN SAID INSTRUMENT FEBRUARY 4, 2003 20030204000970 48. GENERAL AND SPECIAL TAXES AND CHARGES, A LIEN DUE AND PAYABLE BUT NOT DELINQUENT AT DATE OF POLICY: YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE -LAND: ASSESSED VALUE -IMPROVEMENTS: I.-mmilaulmalMl� 2003 762240-0010-03 1205 $ 20,934,900.00 $ 19,704,500-00 BILLED: $ 564,367.56 PAID: $ 282,183.78 UNPAID: $ 282,183.78 49. GENERAL AND SPECIAL TAXES AND CHARGES, A LIEN DUE AND PAYABLE BUT NOT DELINQUENT AT DATE OF POLICY: YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE -LAND: ASSESSED VALUE -IMPROVEMENTS: 2003 762240-0025-06 1205 $ 795,000-00 $ 3,714,600.00 BILLED: $ 58,432.98 PAID: $ 29,216.4t- UNPAID: $ 29,216.4-t CLTACMB2/RDA/09W I A COMMITMENT SCHEDULEB (Continued) Order No.: 1111923 Your No.: SEATAC MALL SPECIAL EXCEPTIONS AU 42. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: SEATAC MALL ASSOCIATES AND: SWEBS, INC_ DBA AUNTIE ANNE'S RECORDED: MARCH 30, 1995 RECORDING NUMBER: 9503301413 REGARDING: WASTEWATER PRETREATMENT AV 43. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: H.M.A. ENTERPRISES -SEA-TAC MALL, L.P., A DELAWARE LIMITED PARTNERSHIP AND; ATLANTIC RICHFIELD COMPANY, A DELAWARE CORPORATION RECORDED: JANUARY 3, 2001 RECORDING NUMBER: 20010103000488 REGARDING: ENVIRONMENTAL CONTAMINATION AW 44. TERMS AND CONDITIONS OF ORDINANCES RECORDED UNDER RECORDING NUMBER 7408055124, 7408055125 AND 7408305099. AX 45. NOTICE OF ADDITIONAL TAP OR CONNECTION CHARGES: GIVEN BY: RECORDED: RECORDING NUMBER: WATER DISTRICT NO. 124 JUNE 1, 1981 8106010916 AY 46. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: GRANTEE: KING COUNTY RECORDED: DECEMBER 15, 1966 RECORDING NUMBER: 6118782 CLTACMB2/RDA/0999 i COMM TMENT SCHEDULEB (Continued) I Order No.: 1111923 Your No.: SEATAC MALL SPECIAL EXCEPTIONS BC 50. GENERAL AND SPECIAL TAXES AND CHARGES, A LIEN DUE AND PAYABLE BUT NOT DELINQUENT AT DATE OF POLICY: YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE -LAND: ASSESSED VALUE -IMPROVEMENTS 2003 762240-0020-01 1205 $ 139,000.00 $ 0.00 BILLED: $ 1,726.99 PAID: $ 863.50 UNPAID: $ 863.49 BD 51. LEASE AND DECLARATION OF RESTRICTIONS, AND THE TERMS AND CONDITIONS THEREOF: LESSOR: SEA-TAC MALL ASSOCIATES, A WASHINGTON LIMITED PARTNERSHIP LESSEE: THE PEOPLES STORE CO, A WASHINGTON CORPORATION FOR A TERM OF: 27 YEARS, WITH FIVE 5-YEAR RENEWAL OPTIONS RECORDED: AUGUST 29, 1974 RECORDING NUMBER: 7408290112 W, A ASSIGNEE: RECORDED: RECORDING NUMBER: U-1A MERVYN'S A CALIFORNIA CORPORATION MARCH 1, 1984 8403010484 CLTACMB2/RDA/M9 t I COMMITMENT SCHEDULEB (Continued) I OrderNo.: 1111923 Your No.: SEaC MALL EXPRESS; PIERCING PAGODA; PRO BEAUTY; RADIO SHACK; RED ROBIN; REGIS SALONS; ROSE GARDENT SANRIO SURPRISES; SBARRO; SEARS; SEATAC MALL SPORTS; SECOND TIME AROUND; SHIRTZ TO GO; SILVER RAIN; STAR SHOTS; STARBUCKS; STEAK SUBS; SUBWAY; SUNCOAST; SUNTIME; SUPERNATURAL; THAI IMPORTS; THINGS REMEMBERED; THOMAS KINKADE GALLERY; TILT; TONY ROMAS; TORERO'S RESTAURANT; TORERO'S a; a. TREASURE ISLAND; VERIZON WIRELESS; VICTORIA'S SECRET; VISTA OPTICAL; WALDENBOOKS; WEISFIELDS; WINTERS FORMAL; WIZARDS OF THE COAST; ZA-LES CORP.; ZUMIEZ/ABOVE THE BELT RENT ROLL DATED FEBRUARY 12, 2003 PROVIDED CC 55. DEED OF TRUST AND ASSIGNMENT OF RENTS AND/OR LEASES AND THE TERMS AND CONDITIONS THEREOF: reT.17-11-95relm AMOUNT: DATED: RECORDED: RECORDING NUMBER: STEADFAST SEA—TAC I, LLC, A DELAWARE LIMITED LIABILITY COMPANY, STEADFAST SEA—TAC II, LLC, A DELAWARE LIMITED LIABILITY COMPANY, STEADFAST SEA—TAC III, LLC, A DELAWARE LIMITED LIABILITY COMPANY; AND STEADFAST SEA—TAC IV, LLC, A DELAWARE LIMITED LIABILITY COMPANY CHICAGO TITLE INSURANCE COMPANY GMAC COMMERCIAL HOLDING CAPITAL CORP, A COLD CORPORATION $ 34,000,000.00 FEBRUARY 25, 2003 FEBRUARY 26, 2003 20030226001974 CLTACMB2/RDA/D?99 A.L.TA. COMMITMENT SCHEDULEB (Continued) OrderNo.: 1111923 Your o.: SEATAC MALL II P•P®e SPECL&L EXCEPTIONS RECORDED, MARCH 1, 1984 RECORDING NUMBER: 8403010484 Bc SAID LEASE INCLUDES RESTRICTIONS WHICH ALSO AFFECT PROPERTY OUTSIDE OF THE LEASED PREMISES AS DESCRIBED IN SAID LEASE AGREEMENT. BH 52. LEASE AND THE TERMS AND CONDITIONS THER• P •. s r MECORDING B1 AFFECTS: PORTION OF SAID PREMISES SEATAC MALL ASSOCIATES, A LIMITED PARTNERSHIP LAMONTS APPAREL, INC., A WASHIGTON CORPORATION 25 YEARS TOGETHER WITH THE RIGHT TO EXTEND FOR 3 TERMS OF 5 YEARS EACH APRIL 1, 1975 7504010597 ki . THE LESSEE'S INTEREST IN SAID LEASE IS NOW HELD OF RECORD BY: ASSIGNEE: GOTTSCHALKS INC., A DELAWARE CORPORATION RECORDED: JULY 31, 2000 RECORDING ER: 20000731000658 BK 53. MEMORANDUM OF LEASE, INCLUDING THE TERMS AND CONDITIONS OF THE LEASE DISCLOSED THEREIN: LESSOR SEA-TAC MALL ASSOCIATES, A LIMITED PARTNERSHIP LESSEE ALLIED STORES CORPORATION, A DELAWARE CORPORATION RECORDED: DECEMBER 27, 1976 RECORDING ER:: 7612270041 w CHICAGO TITLE COMMITMENT SCHEDULE B (Continued) Order No.: 1111923 Your No.: SEATAC MALL SPECIAL EXCEPTIONS BL AFFECTS: PORTION OF SAID PREMISES BM BY SUCCESSIVE ASSIGNMENTS THE LESSEE'S INTEREST IN SAID LEASE IS NOW HELD OF RECORD BY: ASSIGNEE: RECORDING NUMBERI BFC REAL ESTATE COMPANY 7712210777, 7712220124, 8710070517 AND 9203021570 BN 54. RIGHTS OF PARTIES IN POSSESSION AS TENANTS ONLY, WITHOUT RIGHTS OF FIRST REFUSAL OR OPTIONS TO PURCHASE, UNDER UNRECORDED LEASES, INCLUDING THE TERMS AND CONDITIONS THEREOF: LESSEES} : ACTIVATE; AMERICAN EAGLE; APPLEBEES; ARTWORLD; AS SEEN ON TV; AMERICAN THE BEAUTIFUL DREAM; AUTNIE ANNE'S; BANK OF AMERICA; BASKIN ROBBINS; BATH & BODY WORKS; BECU; BEN BRIDGE; B. DALTON; BON MARCHE; CHAMPS; CHOICE SASUAL; CINGULAR WIRELESS; CI ON; CLAIRE'S ACCESSORIES; CLAIRE'S BOUTIQUE; CRAFTERS' COURTYARD; CRESCENT; DIAMOND EXPRESSIONS; DOUG FOX TRAVEL; ELECTRONICS BOUTIQUE; FAR EASTERN TRADING; FEDERAL WAY SCHOOL DISTRICT; FOOTACTION; FOOTLOCKER; FREDERICKS; FYE MUSIC & MORE; GAP/GAP KIDS; GNC; GYROS HOUSE; HILLS HALLMARK; JUST SPORTS; KAY JEWELERS; YBEE TOYS; KEY BANK/FAST GREEN; LA PARFUMERI; LADY FOOTLOCKER; LANE BRYANT; MARIPOSA; MARIPOSA RACK; MCDONA-LDS; MEE SUM BAKERY; MEMORY LANE; MONGOLIAN GRILL; NATURALIZER SHOES; ONE HOUR PHOTOMAX; ORANGE JULIUS; PAYLESS SHOE SOURCE; PE LE EYE TECH; PEKING CLTACMB2/RDA/0999 y .L.T-A. COMMITMENT SCHEDULE B (Continued) OrderNo.: 1111923 Your o.: SEATAC MALL SPECIALC S BS 56. ASSIGNMENT OF RENTSAND/OR LEASES AND THE TERMS AND CONDITIONS THEREOF: DATED: RECORDED: RECORDING NUMBER: STEADFAST SEA-TAC I, LLC, A DELAWARE LIMITED LIABILITY COMPANY, STEADFAST SEA-TAC II, LLC, A DELAWARE LIMITED LIABILITY COMPANY, STEADFAST SEA-TAC III, LLC, A DELAWARE LIMITED LIABILITY COMPANY, AND STEADFAST SEA-TAC IV, LLC, A DELAWARE LIMITED LIABILITY COMP GMAC COMMERCIAL HOLDING CAPITAL CORP, A COLORADO CORPORATION FEBRUARY 25, 2003 FEBRUARY 26, 2003 20030226001975 FINANCINGr THE TERMS AND CONDITIONS THEREOF: r i r GMAC COMMERCIALHOLDING yr. y CORP, A COLORADO CORPORATION STEADFAST . y DELAWARE LIMITED LIABILITY COMPANY,STEADFAST SEA -TA.. II, LLC, x DELAWARE LIMITED LIABILITY y r y'. SEA -TA.: DELAWARE LIABILITY# y AND y r SEA-TASEA-TAC IV, LLC, A DELAWARE LIABILITY COMPANY PERSONAL .. . • y PROPERTY AND FIXTURES LOCATED OPROPERTYDESCRIBED FEBRUARY 26, 2003 20030226001976 CE 58. DEED OF TRUST AND ASSIGNMENT OF RENTSAND/OR LEASES AND THE TERMS AND CONDITIONS THEREOF: yr x y x + r l• rsla lI03 RECORDED: COMMITMENT SCHEDULE:' (Continued) OrderNo.: 1111923 Your o,: SEATAC MALL SPECIALC S CORP, t COLORADO CORPORATION STEADFAST SEA -TA: t DELAWARE LIMITED LIABILITY COMPANY,STEADFAST SEA-TA,SEA-TAC II, LLC, t DELAWARE LIMITED LIABILITYi ■t STEADFAST III, LLC, t DELAWARELIMITED LIABILITYP,AND STEADFAST SEA-TAC IV, LLC, A DELAWARE LIMITED LIABILITY O i t PERSONAL PROPERTY AND FIXTURES LOCATED ON PROPERTY HEREIN DESCRIBED FEBRUARY 26, 2003 20030226001979 BX 61. SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT, AND THE TERMS D CONDITIONS THEREOF: LENDER: GMAC COMMERCIAL HOLDING CAPITAL CORP TENANT: R 'S BORROWER: STEADFAST SEA-TAC I, LLC, STEADFAST SEA-TAC II, LLC, STEADFAST SEA-TAC III, LLC, AND STEADFAST SEA-TAC IV, LLC RECORDED: MARCH 18, 2003 RECORDING ER: 20030318002282 BY 62. SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT, AND THE TERMS D CONDITIONS THEREOF: LENDER: GMAC COMMERCIAL HOLDING CAPITAL CORP TENANT: GOTTSCHALKS, INC. BORROWER: STEADFAST SEA-TAC I, LLC, STEADFAST SEA-TAC II, LLC, STEADFAST SEA-TAC III, LLC, AND STEADFAST SEA-TAC IV, LLC RECORDED, MARCH 18, 2003 RECORDING NUMBER: 20030318002283 CLTACM B2(RDA( AMOUNT: DATED: RECORDED: RECORDING BRA: COMMITMENT SCHEDULE B .n OrderNo.: 1111923 Your No., SEATAc MALL SPECIAL EXCEPTIONS LIMITED LIABILITY COMPANY, STEADFAST SEA-TAC II, LLC, A DELAWARE LIMITED LIABILITY COMPANY, STEADFAST SEA-TAC III, LLC, A DELAWARE LIMITED LIABILITY COMPANY, AND STEADFAST SEA-TAC IV, LLC, A DELAWARE LIMITED LIABILITY COMPANY CHICAGO TITLE INSURANCE COMPANY GMAC COMMERCIAL HOLDING CAPITAL CORP, A COLORADO CORPORATION $ 6,800,000.00 FEBRUARY 25, 2003 FEBRUARY 26, 2003 20030226001977 CD SAID DEED OF TRUST WAS RE -RECORDED UNDER RECORDING NUMBER 20030414001053. 6V 59. ASSIGNMENT OF RENTSAND/OR LEASES AND THE TERMS AND CONDITIONS THEREOF: DATED: RECORDED: RECORDING NUMBER: STEADFAST SEA-TAC I, LLC, A DELAWARE LIMITED LIABILITY COMPANY, STEADFAST SEA-TAC II, LLC, A DELAWARE LIMITED LIABILITY COMPANY, STEADFAST SEA-TAC III, LLC, A DELAWARE LIMITED LIABILITY COMPANY, AND STEADFAST SEA-TAC IV, LLC, A DELAWARE LIMITED LIABILITY COMPANY GMAC COMMERCIAL HOLDING CAPITAL CORP, A COLORADO CORPORATION FEBRUARY 25, 2003 FEBRUARY 26, 2003 20030220001978 B47 GO. FINANCING STATEMENT AND THE TERMS AND CONDITIONS THEREOF: • r i • � r r _� CICAGO TITLE INSURANCE COMPANY A.L.. COMMITMENT SCHEDULE B (Continued) OrderNo.: 1111923 Your o.: SEATAC MALL y„ rl X P SPECIAL EXCEPTIONS BZ 63. SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT, AND THE TERMS D CONDITIONS THEREOF: LENDER: GMAC COMMERCIAL HOLDING CAPITAL CORP TENANT: BFC REAL ESTATE COMPANY CORPORATION BORROWER: STEADFAST S -TAC I, LLC, STEADFAST SEA-TAC II, LLC, STEADFAST SEA-TAC III, LLC® AND STEADFAST SEA®TAC IV, LLC RECORDED: MARCH 18, 2003 RECORDING ER: 20030318002284 BO 64. MATTERS DISCLOSED BY UNRECORDED SURVEY BY APEX ENGINEERING DATED NOVEMBER 22, 2002, FINAL REVISION FEBRUARY 28, 2003, UNDER JOB No. 25333, AS FOLLOWS: A) ENCROACHMENT OF SEARS BUILDING FROM PROPERTY ADJOINING TO THE WEST 0.19'-0.29' ONTO THE WESTERLY PORTION OF THE SUBJECT PROPERTY; B) ENCROACHMENT OF SOUTHEAST CORNER OF -EXISTING BON MARCHE BUILDING INTO PORTION OF POWER EASEMENT RECORDED UNDER RECORDING NUMBER 7612300493 AND SHOWN HEREIN AS EXCEPTION 28; C) ENCROACHMENT OF THE EASTERN PORTION OF THE EXISTING MALL BUILDING OVER ELECTRICAL AND SEWER EASEMENTS SHOWNON THE FACE OF THE PLAT OF SEA TAC MALL SHOWN HEREIN AS EXCEPTION 40; D) ENCROACHMENT OF EXISTING MALL BUILDING INTO AREA FOR SLOPES, CUTS OR FILLS GRANTED BY DEED RECORDED UNDER RECORDING NUMBER 6118782 AND SHOWN HEREIN AS EXCEPTION 46; ) ENCROACHMENTS OF CONCRETE CURBING AND CONCRETE WALKS INTO SURROUNDING RIGHTS OF WAY FOR 23RD AVENUE SOUTH, SOUTH 320TH STREET, SOUTH 324TH STREET AND PACIFIC HIGHWAY SOUTH; AND F) TRAFFIC SIGNAL POLES ALONG THE EASTERLY LINE OF SAID PREMISES ARE LOCATED OUTSIDE OF THE PUBLIC RIGHT OF WAY OF 23RD AVENUE SOUTH ONTO SAID PREMISES, FOR WHICH WE FIND NO RECORDED EASEMENT. DELETED.yp 65. TO PROVIDE AN EXTENDED COVERAGE LOAN POLICY GENERAL EXCEPTIONS B AND—# ARE HEREBY r * D D THROUGH COMMITMENT SCHEDULEB (Continued) Order No.: 1111923 Your o.: SEATAC MALL SPECIAL EXCEPTIONS CONSIDERED UPON RECEIPT OF THE OWNER'S AFFIDAVI-A CA 66. TERMS AND CONDITIONS OF THE LIMITED LIABILITY COMPANY AGREEMENT FOR THE VSTEES HEREIN. CB A COPY OANY AMENDMENTS BQ 67. ANY CONVEYANCE OR MORTGAGE BY STEADFAST SEA-TAC I, LLC, STEADFAST SEA-TAC II, LLC, STEADFAST SEA-TAC III, LLC, AND STEADFAST SEA-TAC IV, LLC, MUST BE EXECUTED IN ACCORDANCE WITH THE LIMITED LIABILITY COMPANY AGREEMENTS AND BY ALL THE MEMBERS, OR EVIDENCE MUST BE SUBMITTED THAT CERTAIN DESIGNATED MANAGERS/MEMBERS HAVE BEEN AUTHORIZED TO ACT FOR THE LIMITED LIABILITY COMPANY. BR NOTE 1: EFFECTIVE JANUARY 1, 1997, DOCUMENT FORMAT AND CONTENT REQUIREMENTS HAVE BEEN IMPOSED BY WASHINGTON LAW. FAILURE TO COMPLY WITH THE FOLLOWING REQUIREMENTS MAY RESULT IN REJECTION OF THE DOCUMENT BY THE COUNTY RECORDER OR IMPOSITION OF A $50.00 SURCHARGE. FIRST PAGE OR COVER SHEET REQUIREMENTS: 3" TOP MARGIN CONTAINING NOTHING EXCEPT THE RETURN DRESS. 1" SIDE AND BOTTOM MARGINS CONTAINING NO MARKINGS OR SEALS. TITLE(S) OF DOCUMENTS. RECORDING NO. OF ANY ASSIGNED, RELEASED OR REFERENCED DOC ENT(S). GRANTORS NAMES (AND PAGE NO. WHERE ADDITIONAL NAMES CAN BE FOUND). GRANTEES NAMES (AND PAGE NO. WHERE ADDITIONAL NAMES CAN BE FOUND). ABBREVIATED LEGAL DESCRIPTION (AND PAGE NO. FOR FULL DESCRIPTION). ASSESSOR'S TAX PARCEL N BER(S). RETURN DRESS (IN TOP 3" GIN). **A COVER SHEET CAN BE ATTACHED CONTAINING THE A13OVE FORMAT AND DATA IF THE FIRST PAGE DOES NOT CONTAIN ALL REQUIRED DATA. ADDITIONAL PAGES: 1" TOP, SIDE AND BOTTOM MARGINS CONTAINING NO MARKINGS OR SEALS.. L PAGES: NO STAPLED OR TAPED ATTACHMENTS. EACH ATTACHMENT MUST BE A SEPARATE PAGE. L NOTARY AND OTHER PRESSURE SEALS MUST BE SMUDGED FOR VISIBILITY. FONT SIZE OF 8 POINTS OR LARGER. L INFORMATION MUST BE LEGIBLE AND CAPABLE OF BEING IMAGED. CLTACMB2/RDA/0999 COMMITMENT SCHEDULE B (Continued) Order No.: 1111923 Your NO.: SEATAC MALL SPECIAL EXCEPTIONS THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 65-04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: POR OF LOT 1 AND TRACTS A, B AND C, SEA TAC MALL, VOL 97 PLATS PGS 39-42. COMMITMENT SCHEDULEB (Continued) OrderNo.: 1111923 Your o.: S ATAC MALL SPECIAL EXCEPTIONS CG THE FOLLOWING PARTIES HAVE BEEN SENT A COPY OF THIS COMMITMENT: GMAC COMMERCIAL MORTGAGE PATRICK VAHEY 2/1 STEADFAST PROPERTIES ROD EMERY 1/1 KUTAK ROCK LLP STEVE ISMERT 1!1 D ,. , CHICAGO TITLL qSURANCE COMPANY 701 FIFTH AVENUE, #1800, SEA LE, WA 98104 PHONE: 288M 10 FAX: (2I) 8-'.71`T EXCLUSIONS (Contd.) 4.. Any claim, which arises out of ttr, transaction vesting in; the insured the estate _, Merest insured by this policy, by reason of the operation of federal 'bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (i) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of transfer; or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. �, •• �•HEMUM The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law:, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separa- tion in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encum- brance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Flights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy (except to the extent that this policy insures the priority of the lien of the insured mortgage over any statutory lien for services, labor or material); or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with applicable doing business laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or'any consumer credit protection or truth in lending law. 6. Any statutory lien for services, labor or materials (or the claim or priority of any statutory lien for services, labor or materials over the lien of the insured mortgage) arising from an improvement or work related to the land which is con- tracted for and commenced subsequent to Date of Policy and is not financed in whale or in part by proceeds of the indebtedness secured by the insured mortgage which at Date of Policy the insured has advanced or is obligated to advance. 7. Any claim, which arises out of the transaction creating the interest of the mortgagee insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (i) the transaction creating the interest of the insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the subordination of the interest of the insured mortgagee as a result of the application of the doctrine of equitable subordination; or (iii) the transaction creating the interest of the insured mortgagee being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of transfer; or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. NUV-21-2003 09:12 Final 'IV' —LEIMLU� Mervyn's #128 TARGET CORP ENU SERVICES S E C 0 R 2201 S. SeaTac Mail Federal Way, Washington August, 2003 612 761 3686 P.02/24 SECOR INTERNA110NAL INCORPORATED NOU-21-20M 09:12 TARGET CORP ENU SERVICES SEC 0 R PHASE I ENVIRONMENTAL SITE ASSESSMENT AND LIMITED • SURVEY REPORT Mervyn's #128 2201 S. SeaTac Mall Federal Way, Washington Submitted by,; SEGOR International Incorporated 575 A Southlake Boulevard Richmond, VA 23236 Prepared for: Target Corporation 1000 Nirollet Mall, TPN-0725 Minneapolis, MN 55403 Date August 21, 2003 Prepared by: V David C, DeKrey 'Project Scientist Reviewed by: 8t=, Watson, P,G. Principal Scientist 612 761 3686 P®03/24 INTERNAI JONAL NCORPOIATED NOU-21-2003 09:13 TARGET CORP ENU SERVICES 612 761 3686 P.04/24 S E C 0 R EXECUTIVE SUMMARY SECOR International Incorporated (SECOR) is pleased to present this Phase I Environmental Site Assessment (ESA) report. Presented below is an overview of the project, including a summary of our significant findings: I o Year SUMMEY o,f Sit e Hist I e'iiht 75-1984 1 People's Department Store :018111,10141711" SECOR has performed a Phase I ESA in conformance with the scope and limitations of AST M Practice E 1527 of Mervyn's #128 located at 2201 S. SeaTac Mail, Federal Way, Washington, the 'Site." Any exceptions to, or deletions from, this practice are described in Section 1.5 of this report This assessment has revealed no evidence of recognized environmental conditions (RECs) in connect -ion with the Site. Although it does not represent a recognized environmental concern to the Site, an adjacent facility, ARCO #5241, at 2202 S. 3201h St., has impacted groundwater beneath the SeaMic Mail parking lot, north of the Site. A release was reported at the ARCO facility in 1991 and the facility is undergoing active remediation- - SECOR reviewed the file for this listing at the Washington Department of Ecology (DOE) in Bellevue, Washington. According to the most recent groundwater monitoring report in the file, dated September 14, 2001, considerable groundwater contamination is present, including off -site Impact in the SeaTac Mail parking lot. Contamination levels in groundwater beneath the mall parking lot were as high as 97,800 parts per billion (ppb) total petroleum hydrocarbons as gasoline, 3,300 ppb benzene, 7,400 ppb toluene, 2,540 ppb ethylbenzene, and 14,000 ppb xylenes, in March 2003. Two extraction wells are present in the mall parking lot in the area of highest concentrations, Groundwater flow at the Arco Site is variable, generally flowing toward a cone of depression around the extraction wells. The extraction wells are located approximately 800 feet northwest of the Site near the main entrance to the mall parking lot. The nearest monitoring well to the Site is located approximately 350 feet north of the Site and contained 0.674 ppb toluene and 1.6 ppb xylenes in March 2003. All other constituents of concern were nol, present above method detection limits. Based on the distance of the area of known contamination and the on -going remediation, this listing does not represent a recognized environmental condition to the Site. However, in the event that future renovations will impact the mall parking lot north of the Site, further investig,.ition may be warranted. Phase I ESA 1 EECOR Intonational Incorporated Mervyn's 9128, 2201 S- SeaTac Mall, Fedemi Way, Washington August 21, 2003 1330T.90563.00.0= NOU-21-2003 09:13 TRRGET CORP ENV SERVICES 612 ?61 36e6 P.05i24 TABLE OF CONTENTS EXECUTIVESUMMARY...- ...... .....................................................................................................I CONCLUSIONS................................................................................................................................I 1.0 -•■ r 1.1 SITE NAME D LOCATION CONTACT1.2 OBJECTIVE13 LIMITATIONS1.4 SCOPE OF WORK, SIGNIFICANT ASSUMPTIONS, TERMS AND CONDITIONS .... 1 1.5 EXCEPTIONS ;. • Z1617A 191MIJ• 2.0 SITE RECONNAISSANCE .... .................................................................................. ............I. 4 2.1 METHODOLOGY...................................------......---...................., ...............I....I...... 4 2.2 GENERAL DESCRIPTION.— ................ ........ 7 .............................................................. 4 2.3 INTERIOR AND EXTERIOR OBSERVATIONS............................................................ 5 2.4 INTERIOR OBSERVATIONS................................................................. .................. 5 2.5 EXTERIOR OBSERVATIONS....................................................................................... 5 2.6 UNDERGROUND STORAGE TANKS/STRUCTURES....... . 6 2.7 ABOVEGROUND STORAGE TANKS.......................................................................... 6 2.8 ADJOINING PROPERTIES........................................................................................... 6 2.8.1 Current Uses of Adjoining Properties 6 2.8.2 Pits, Ponds or Lagoons on Adjoining Properties. 7 2.9 PHYSICAL SETTING..............................................................................r ..........-.....t; 7 2.10 OPINION...........................................................................................................:...a.. 7 3.0 FINDINGS OF •' AND ADJOINING PROPERTT'ISE 3.2 SURROUNDING PROPERTY 13 OPINION 4.0 RECORDS REVIEW.............................................................................................................,.. 9 4.1 FEDERAL/STATE ENVIRONMENTAL RECORDS.....................................................19 4.2 LOCALIREGIONAL ENVIRONMENTAL RECORDS ................... ................. 11 4.2.1 Health Department/Environmental Division...........................,....r .....,.......... 11 4.2.2 Fire Department ................................... ...... 11 4.2.3 Building Department ...................................... ...............-- ......., ..... 11 4.2.4 Aerial Photographs. ..................... ........---- ......... 11 4.2.5 City Directories .............................. .................... 12 4.2.6 Historical Fire Insurance Maps ..... 12 4.2.7 Historical Topographic Maps 13 4.2.8 Other Historical Sources.... ..........---- ...... ................. . ....» ..,................. 13 4.3 OPINION.......................................................................................................................13 5.0 INTERVIEWS..........................................................................................................................14 5.1 KEY SITE MANAGER ........................ .................... ...................................................... 14 5.2 MAJOR OCCUPANTS. ................................................................................................ 14 5.3 OTHERS.......................-----------------------------------.................................................14 Phase I ESA ]1 .'rLCOR International incorporated Mervyn's 4128, 2201 S. ScaTac Mall, Federal Way, Washington August 21, 2003 B30T.90563.00.0001 NOU-21-2003 09:13 TARGET CORP ENU SERUICES 612 761 3seS P.06/24 S E C 0 R 1.0 INTRODUCTION 1.1 SITE NAME AND LOCATION Site Name: I MeMn's #123 Street address (or other physical 2201 S. SeATac Mail site location-descri tian I Figure I in Appendix A presents a Site Location Map showing the location of the Site and the general vicinity within an approximately 1-mile radius. 1.2 CONTACT INFORMATION • The objective of this Phase I Environmental Site Assessment (ESA) was to Identify, to the extent feasible pursuant to the processes outlined in the scope of work, recognized environmental conditions (RECS), as defined by ASTM Standard Practice for Environmental Site Assessments: Pha:ie I Environmental Site Assessment Process, ASTM Designation E 1527-00 (ASTM E1527), 1.5 LIMITATIONS AND EXCEPTIONS There were no exceptions to, or deletions from, the above - referenced scope of work, with the None, exception of: Weather -related restrictions: None, Facl!Lty access restrIctions: None. 1.6 RELIANCE This report was re tired for the exclusive use of the following, -b Tar get-gomoration No other entity may rely on the information represented in the report without the expressed written consent of SECOR. Any use of this Phase I ESA report constitutes acceptance of the terms and conditions under which it was conducted. SECOR's liability extends only to its client and not to any other parties who may obtain the Phase I ESA report. Ptuise 1 ESA I SECOR Intmational Incorpm(ad Mervyn's N 128, 2201 S. ScaTac Mall, Federal Way, Washington August 21, 2003 B30T.90563-00.0001 NOO-21-2003 09.14 TARGET CORP ENU SERVICES 612 761 3686 P . O'7i24 Prior to initiating the site reconnaissance, SECOR requested the following informalion from the User of this Phase I ESA report. None provided. INFORMATION O ENVIRONMENTAL LIENS ON THE SITE: Information on site activity or use " None provided. limitations: Specialized knowledge or experience that is material to RECs In None provided. connection with the Site: Knowledge that Site pumhase/sale price is significantlylower than None provided. market value. - Reason why the User wants to have To qualify for the Innocent landowner defense to CERCLA the Phase I ESA performed; liability. SECOR interviewed the Owner, Site Manager, and User to determine If they wem aware of any pending, threatened, or past Incidences of the following: Owner Site Manager User No No No - Litigation g n relevant to hazardous substances or petroleum products In, on, or from Site? No No No - Administrative proceedings relevant to hazardous substances or petroleum products in, on, or from Site? No No No - Notices from any governmental entity regarding) possible violations of environmental laws or possible liability relating to hazardous substances or petroleum products? The Property Owner, Key Site Manager, and the User were asked if they know whether any documents exist that may be helpful to the completion of this Phase I ESA and, if so, whether copies can and will be provided to SECOR within reasonable time and cost constraints. Such documents include prior Phase I ESA reports, environmental permits, registration of underground storage tanks (USTs) and/or above ground storage tanks (AST$), correspondences from environmental agencies, etc. A complete list of the documents requested is listed in Section 9.8.1 of the ASTM Practice. Documents provided to SECOR are summarized below. Document, Source Site plans and/or maps: A Site plan of Mervvn's retail Phase I ESA Merv}m's 4128, 2201 S. SeaT1c Mall, Federal way, Washington ®30T.90563.00.0001 Brief Description tire mall dated April 1974, rind a Site plan of the Dated January 5, 1984 were rovided by the client_ SF.COR Intcmatiotuil Incorporated August 21, 2003 NOU-21-2003 09:14 TARGET CORP ENV SERVICES 612 761 3686 P.oe/24 S E C 0 R Title records: None provided. Previous environmental Target provided SECOR with a report Wed- Carrlp —let e Asbestos Survey reports (including ESAs, Report, April 7. 2000, completed by PBS Environmental. A total of 53 safety plans, community samples of potentially asbestos containing material (ACM) were collected. right to know plans, waste Materials sampled included: generation notices, 0 2'x4'ceiling panels geotechnical studies, etc.); 0 2'x2'ceiling panels • Gypsum wall board and joint compound • Yellow mastic on foam wall insulation • 12"xl 2" white and beige patterned floor the • 12"x12" white and gray patterned floor tile! • 12"xl 2' yellow patterned floor tile • Remnant red floor mastic Yellow carpet mastic • Cement asbestos wall board panels in thi=_ mezzanine • Woven fabric joint insulation in the fan rooms • Black floor file mastic. The cement asbestos wall board panels, woven fabric insulation and black floor the mastic were found to be asbestos contair ing. SECOR observed all tested materials In the locations as described in the report. SECOR collected samples of suspect ACM not sampled by PBS. These materials included the roofing system, cloth duct tape on air handling ducts in the mezzanine, two types of cove base and mastic in the retail areas, and a mineral foam insulation present on the inside of the perimeter walls. Results of SECOR's asbestos survnLaI�rese�rll d in Section 6.0. Environmental None provided registrations and/or permits (including tanks, waste disposal, wastewater discharge, stormwater discharge, Governmental agency None provided corresp9ndence., Material Safety Data None provided, MSDS for Chemtec CT-1 00 and CT-1 08, cooling water (MSDS): treatment chemicals were observed on -Site in the! fan room. -Sheets Other (describe): None Phase I ESA ECOR International Incorpora(ed Mervyn's H128, 2201 S- ScaTar Mail, Fcdcmi Way, Washington August 21, 2003 830T,90563.00-000I SECOR utilized the 10 Traverse the outer Site bound—y. * Traverse transects across the * Traverse the eribli of all structures on the Site. * Visually observe assessable Interior common areas expected to be used by occupants or the public, maintenance and re air areas, ufifiareas, and a r2presentative sample of oicupled spaces 2.2 GENERAL DESCRIPTION The Site is the easternmost retail space in��dsiad rnW[ and is approximately 90,500 square feet in size- The structure is of concrete and masonry construction on a slab -on -grade foundation. All retail space is on one level- A mezzanine used for product storage is present around the perimeter of the store. Mechanical rooms are located in the SOUtheast and northeast corners and a generator and receiving dock are located on the south end of the building. si Site size- Ite si Approximately 90,600 s uare feet q 1 Estimated of Site covered by 100% buildings and/or p.vement, � FObserved current Site Retail sales of clothing and household goods e/operations, Structures, roads, other 03fe- I The Ijjte is ine e MM-O&. Improvements: and is approximately 90,500 square feet in size. The structure is of concrete and masonry construction on a slab -on -grade foundation. All retail space 'is on one level- A mezzanine used for product storage is present around the perimeter of the store. Mechanical room$ are located in the SOL theast and northeast corners and a generator and receiving dcck are located on the south end of the building. The Site ]s surrounde b a lar• arkihq lot, Sewage disposal method (and system was installed at the time of WiIdi�o construction in 1975. 1 Potable water source., I Lake Haven Utilities. Puget Power. Figure 2 in Appendix A presents a not -to -scale site plan. Site photographs are provided in Appendix C. Ph= I ESA 4 sE:coR Internadonal Incorporated Mervyn*s -H 128. 2201 S- ScaTac Mail, Federal Way, Washington August 21, 2003 B30T.90563-00,0001 NOU-21-2003 09:14 TARGET CORP ENU SERVICES S E C 0 R 612 761 P.09/24 The site reconnaissance was conducted by David C. DeKrey of SECOR on July 25,2003- Access to the Site was provided by David Stovall of Target and Scott Fuller of S.D. Deacon, the general contractor performing major renovations of the SeaTac mall. Several additional Target employees were present as part of a fact- finding visit to the Site, who accompanied SECOR on the site visit. NOU-21-2003 09:14 TARGET CORP ENU SERVICES 612 761 3686 P.10r24 2.3 INTERIOR AND EXTERIOR OBSERVATIONS SECOR made the following visual and/or physical observations during the site reconnaissance and/or Identified the presence of the following during the interview or records review portions of the assessment: 2.4 INTERIOR OBSERVATIONS Ok SECOR made the following observations during the site reconnaissance and/or identified the pre ncit following during the interview or records review portions of the assessment: Phase I ESA 5 SECOR International Incorporated Mervyn's g128, 22U1 S_ SeaTac Mall, Federal Way, Washington August 21, 2003 B30T.90563.00.0001 NOU-21-2003 09:15 TARGET CORP ENU SERVICES S E C 0 R 612 761 3686 P.11/24 2.5 EXTERIOR OBSERVATIONS &� SECOR Made the following observations during the site reconnaissance andlor idontifred the presence (the following during the interview or records review portions of the assessment- 2.6 UNDERGROUND STORAGE TANKSISTRUCTURES Existing USTs: No visible evidence (fill pipes, vent pipes, dispensers, surfaa,3 patches), which would indicate the presence of USTs, was discovered dl.lrii the ;site reconnaissance. Former USTs; No visible evidence (fill pipes, vent pipes, dispensers, surface patches), reports, or other evidence of the former presence of USTs was discovE!red during this Phase I ESA. No former USTs were r and b the client or rime site Inaba er: No evidence observed. 2.7 ABOVEGROUND STORAGE TANKS Existing ASTs- No ASTs were observed during the site reconnaissance. FormerASTs: this Phase I ESA. A 4 ZVI 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . rth, Taco Time. South; Park mobile home p0t Phase I ESA 6 S;XOR Intemational lijcorNmicd Mcrvyn'S # 128, 2201 S. SeaTic Mill, Fcdcml Way, Washington August 21, 2003 MOT.90563-oo.00c1 NOU-21-2003 09:15 TARGET CORP ENU SERUICES 612 761 3686 P.12/24 S E C 0 R East: Mail parking lot with 23' Avenue beyond. Beyond 23" Avenue Is a strip mall containing U.W. Physicians Federal Way Clinic, The Tux Shop, Sign a Rama, Apple Physical Therapy, Eggroll King, Citi Financial, Master's Mailing, Shoe Repair, West Campus Music Center, Blue Bubble Caf6, Lady Nails, Just for U Salon, and a Transit Center/Park and Ride. West: The remainder of the SeaTac, Mall. The tenant spaces nearer t the Site are occupied by Tilt@Se2Tac Mall, Sports Cards and Comics, Federal Way Police, and TNW-RR Model Rail Road Club. 2.8.2 Pits, Ponds or Lagoons on Adjoining Properties 2.9 PHYSICAL SETTING Topography: the Site is located at an elevation of approximately 430 feet above mean sea level. The mall is located In a shallow valley with higher ground to the north and south. The parkin2 12LELoe_from the Site to the east- Soillbedrock data; Based on driller's logs completed in theSeaTac, Mall parking lot in association with an investigation of a release from an ARCO gas station at 2202 S 320' Street, subsurface soils in the Site vicinity consist of glacial till; alternating la ers of silts sands, and gravels. Estimated depth to Depth to groundwater in wells completed in the SeaTac: Mall parking lot ranged groundwater/ from approximately 18 feet below ground surface (bgs) to approximately 25 direction of gradient: feet bgs in August 2000. In March 2000, the depth to g,oundW2ter was nine to 12 feet bgs. Based on topography, groundwater is an1cipated to flow toward the site from the north and south and then east. Groundwater at the adjacent ARCO site flows toward a cone of depression created by groundwater extraction wells a22roximatel 800,feet northwest of the Site. Sources of this information: • USGS 7.5 Minute Topographic Map, Poverty Bay Quadrangle, 1978. http-./lapps-ecy-wa.gov/welliog FAMJ�l L, WI It is SECOR's opinion, based on the findings described above, that the site reconnaissance did not Identify evidence of a REC or an historical recognized environmental condition (HREC). Phasc I ESA 7 SI-COR International IncoTporated Mcrvyn's #128, 2201 S. SeaTac Mall, Federal Way, Washington August 21. 2003 1330T.90563.00,0001 NOU-21-2003 09:17 TARGET CORP ENU SERUICES 612 761 3686 P.20/24 S E C 0 R 6.0 LIMITED ASBESTOS SURVEY 6.1 ASBESTOS SAMPLING The roof is constructed of a multi -layer system including the following (from the roof decking to the top skin): a tar impregnated felt vapor barrier adhered to the top of the metal roof decking, a 1/2 inch layer of perlite. 1.5 inches of foam insulation, tar mastic, 1,5 inches of foam insulation, and a PVC skin- Not all layers were present in all samples, with sample RS-7 locking the tar mastic between the layers of insulation and the perlite layer, and sample RS-6 lacking the tar mastic between the layers of insulation. Two additional full -depth roof samples were collected (RS-2 and RS4), but due to the homogeneous nature of he roofing, the samples were not analyzed. The following potentially asbestos containing materials were sampled: h. 1P6!idIt1I6'h,' RS-1 Perlits, mastic Roof Good Friable None defected and PVC (perlite) over -lay roof non -friable layers (remaining layers) S-3 Roof wall West vertical wall of Good Non -friable None detected covering roof RS-5 All roof layers Roof Good Friable None detected (perlite and insulation) non -friable (remaining layers) RS-6 Perlite, mastic Roof Good Friable None detected and vapor (perlite) barrier roof non -friable layers (remaining layers) RS-7 Roof vapor Roof Good Non -friable None detected barrier -Good _fS_.:6_ Cloth D u EF Heating -ducts on Friable None detected tape mezzanine level FS-9 Mineral foam Mezzanine walls --d-ood Friable I None detected insulation -detected PS-10 P!p wra Fan room Good Non friable N(Tne BS-1 1 Tan cove South entrance Good Friable None detected base and mastic BS-12 Black cave_ -Children's Good Non -friable None detected base and department. mastic 6.2 OPINION None of the information obtained during the limited asbestos survey described above indicated the existence of a REC or HREC to the Site. Maw I ESA 15 SECOR intonational Incorporated Ma-iyn's 4128, 220I S. StmTic Mall, Federal Wily, Washington August 2), 2003 B30T.90563-00,000 i NOU-21-2003 09:15 TRRGET CORP ENU SERVICES 612 761 3686 P.13/24 S E C 0 R 3.0 FINDINGS OF HISTORICAL SITE AND ADJOINING PROPERTY USE Note: Historical site and adjoining property use information was compiled from the reference materials and interviews detailed in Sections 4-0 and 6.0. 3.1 SITE USE 3.2 SURROUNDING PROPERTY USE 3.3 OPINION It is SECOR's opinion that the identified past uses of the Site and adjoining properties do not represent a REC or an HREC. Ph.ise I ESA 8 SECOR Intonational Incorpomlod Mervyn's H 128, 2201 S. SeiTic Mill, Federal Way, Washington August 21, 2003 830T 90563.00,0001 NOU-21-2003 09:16 TARGET CORP ENU SERVICES 612 761 :3686 P.14/24 S E C 0 R a 4.1 FEDERAUSTATE ENVIRONMENTAL RECORDS The regulatory agency database was obtained from a third -party environmental regulatory agency database, search firm. A complete copy of the database, including the date the report was prepared, the date the information was last updated, and the definition of databases searched, is provided in Appendix D. The Site was not identified in the environmental database report. Based on the Database Assessment Criteria presented in Appendix E, the following facilities listed in the database report represent RECs, or HRECs, to the Site. These facilities include those mapped in the database report and any unmapped sites in the report that were observed by SECOR during the site reconnaissance. The remaining facilities listed in the database report were determined by SECOR to not represent RECs, or HRECs, to the Site. ----------------------- - Distance)Dire&lon Database listin Facility nameladdress from Site Comments UST, RCRIS SQG Bon Marche, 1901 S In the mall, 200 feet rIo releases have been SeaTac Mall from the Site reported from the UST, which is operational, and likely used for a back-up Uen rator. RCRIS-SQG Kits Camera, 1-823 S In the mall, 200 feet No releases or violations SeaTac Mall from the Site have been reported. RCRIS-SQG, VCP Sears, 1701 S—SeaTac In the mall, 506—feet —The VCP listing is for a Mall from the Site li:6king underground tank that received no further action status In 1999. No violations have been reported in association with the SQG listing. Based on the no further action status of the VCP listing, this facility does not represent a REC to the a L r,,- -- - - - - - - - - - - - - - I Ph.isc I ESA 9 SECOR lutanational Incorpomicd Mervyn's 4128, 2201 S. ScaTAG Mall, Federal Way, WishingWn August 21, 2003 B30T.90563-00,0001 NDV-21-2003 09:16 TARGET CORP ENU SERVICES 612 761 3686 P.15/24 NOU-21-2003 09:16 TARGET CORP ENU SERUICES 612 761 :36e6 S E C 0 R P. 16/24 LUST, UST Belmor Mobile Adjacent, South The LUST listing received no further action Home Park, status in 1995. 2101 S 3241h St. 4.2 I-OCAUREGIONAL ENVIRONMENTAL RECORDS SECOR checked the following sources to obtain information pertaining to site use sirtd/or indicative of RECs in connection with the Site: 4.2.1 Health DepartmentlEnvironmental Division Name, Phone Number Findin®i Kin Coun Health Departmenti No records exist for the Site acldress. 4.2.2 Fire Department 4.2.3 Building Department Agengy Name, Phone Number Flindin Federal Way Building and Planning The Federal Way Building Department has been in Department, 253-661-4115 existence since 1990, during that time the only permits issued for the Site address were electrical and sign permits- The Site is zoned CC-C, community center - core, Is located In the Hy[eboEi Creek Basin, and the nearest wetland in across 1-5 to the east. King County Building Deparlment SECOR reviewed the file for the Site property address and parcel number (parcel #7622400010) at the King County Building Department. Information in the file was v" limited and showed the Site to have been a People's department store followed by a Mervyn's, with I no dates available on the reVie'Ned maps. 4.2.4 Aerial Photographs Phasc I ESA Mervyn's #123, 2201 S. SeaTac Mall, Federal Way, Washington B30'r-90563,00.0001 fl S ECOR lnte=tional Incorporated August 21. 2003 NOU-21-2003 09:16 TRRGET CORP ENU SERUICES 612 761 3636 P.17/24 i S E C 0 R I I 1977 1"=1,500' The Site and all surrounding areas were developed as observed at the time of the Site visit, except that not all of the current commercial buildings were present across 3200'and the park and ride present east of the Site was vacant scrub land. 1980 1'=1,000' The Site and all surrounding areas were essentially developed as observed at the time of the Site visit. 1982 1"=2,000' The Site and all surrounding areas were essentially developed as observed at the time of the Site visit. 1985 1"=1,500' The Site and all surrounding areas were essentially developed as observed at the time of the Site visit. 1990 1"-1,000- The Site and all surrounding areas were essoritially developed as observed at the time of the Site visit. Between 19135 and 1990 the roof of the Site changed from dark colored to white. 1995 1 2-,0-0 0' The Site and all surrounding areas were essentially developed as observed at the time of the Site visit. 2000 1"=2,006' The Site and all surrounding' areas were essentially developed as observed at the time of the Site visit. Aerial photograph research was conducted the following location(s): * Walker and Associates, 206-244-2300 4.2-5 City Directories EDR. The report is attached as Appendix F- 4-2.6 Historical Fire Insurance Maps No Sanborn Maps covering Federal Way were available at www.sanbor:i.umi.com Phase I ESA .12 S.3-COR International Incorporated Mcryyn's #128, 2201 S. ScaTac Mall, Federal Way. Washington August 21, 2003 B30T.90563,00.0001 NOU-21-2003 09:17 TARGET CORP ENV SERVICES S E C 0'R 612 761 3686 P.Ie/24 4.2,7 Historical Topographic Maps Year Scale Observations -T9- 7 8 1-124,000 The map shows the Site and surrounding areas to be developed as observed at.the time of the Site visit. Name of maps and iource: USGS Poverty Bay, Washifigton 7.5 Minute Quadrangle. 4.2.8 Other Historical Sources There were no other sources of historical information reviewed during this assessment. 4.3 OPINION it is SECOR's opinion that none of the findings from the records review represent a REC or HREC. Phase I ESA 13 !;ECOR Intmtpdorml Incorporated Mcrvyn's # 128, 2201 S. ScaTar- Mail, Federal Way, Washington August 21, 2003 B30T.90563-00.0001 NOO-21-2003 09:17 TARGET CORP ENU SERVICES S E C 0 R 612 761 3686 P.19/24 D 5.1 KEY SITE MANAGER Target requested that SECOR not interview the on -Site personnel in detail. Tom Hanson and Matt Koonce of Target Corporation provided information on site use and development. 5.2 MAJOR OCCUPANTS Mervyn's is the sole occupant. 5.3 OTHERS No others were interviewed- 5.4 OPINION None of the Information obtained during the interviews described above indicated the existence of a REG or HREC to the Site. Phase I ESA 14 S ECOR Intcmational Incorporatcd Ntcrvyn's #128, 2201 S. SeaTac Mail, Fcdcral Way, Washington August 21, 2003 B30T,90563.00,0001 NOU-21-2003 08®17 TRRGET CORP ENV SERVICES 612 761 3686 P®2124 7.0 CONCLUSIONS SEr,013 has performed a Phase I ESA in conformance with the scope and limitations of ASTM Practice E 1527 of Melvyn'Melvyn's #128located at 2201 SF SeaTac< Mall, Federal Way, Washington, the "SiW. Any exceptions to, or deletions from, this practice are described in Section 1.6 of this report. This assessment has revealed no evidence of recognized environmental conditions ( E s) in connection with the Site. •. 111 11 . - - . - .' » • Phase I ESA Mervyn's #128, 2201 S. ScaTac Mall, Fttleni Way, Washington B30T.40563.00.D0D 1 n may be warrantea. 6 SECOR Intemational Incorporntcd August 21. 2003 NOU-21-2003 09:10 TARGET CRP ENU SERVICES 612 761 3686 P.22/24 a The conclusions presented in this report are professional opinions based on data described in this report. These opinions have been arrived at in accordance with currently accepted r,nvironrnental industry standards and practices applicable to the work described in this report. The opinions presented are subject to the following inherent limitations: 1 _ This report was prepared for the exclusive use of the entity referenced in Section 1,0. No other entity may rely on the information presented in the report without the expressed written consent of SECOR. Any use of the Phase I report constitutes acceptance of the limits of SEOOKs liability. SECOR's liability extends only to its client and not to any other parties who may obtain the Phase I report. 2. SECOR derived the data in this report primarily from visual inspections, examination of records in the public domain, and interviews with individuals having information about the Site. The passage of time, manifestation of latent conditions, or occurrence of future events may require further study at the Site, analysis of the data, and reevaluation of the findings, observations, and conclusions in the report. 3. The data reported and the findings, observations, and conclusions expressed in the report are limited by the scope of work. The scope of work is presented in Section 2.0 and was agreed to by the client. 4. SECOR's Phase I ESA reports present professional opinions and findings of a scientific and technical nature. The report shall not be construed to offer legal opinion or representations as to the requirements of, nor compliance with, environmental laws, rules, regulations, or policies of federal, state, or local governmental agencies. This report is based, in part, on unverified information supplied to SECOR by third -party sources. While efforts have: been made to substantiate this third -party information; SECOR cannot guarantee its completeness or accuracy_ NOU-21-2003 09:18 TARGET CORP ENV SERVICES 612 761 3686 P.23/24 NOU-21-2003 09:19 TARGET CORP ENU SERVICES Key Coda Site Boundary Asbestos SaMPIG Location Approximate "a of enlarged area: I"=100' WS-3 612 761 3686 P.24/24 RS-6 F I RS-I RS-7 X5-5 Commercial area, see text of report Roof hatch for occupants. S.320 th Street Ch Al's Music/Rcd Rabin ti Mr r NORTH SeaTac man Mervyn's D=pster I=tiad-moun t trmuf bmurmr Trwidt Centcr S-tomwater paid S. 320 Stred A kBY. JECT T- F40URE 2 Checed PRONO 83O90M.00 DD DO - E 1� SECOR Title: Dwg Date RQvidan 7/3"3 i Mervyn's #129 site pl*#__� 575 A out lake Blvd. S E C 0 R Aafi -- sout 2201 S Sea T410 P -iport Office Park Client- OSHM Fwarml way, wa3hington scale., None Richmond, VA 23236 TOTAL P.24 TRANSLUCELYCARBONATE ROOF OVER ,NT �, ,P�O1 ,., FENCE INFILL T/0 EL=10 VINE L EVERGR 3'-6' FRONT ELEVATION TRANSLUCENT POLYCARBONATE ROOF OVER STEEL PURLINS LOCKED GATE CARTS INSIDE FULLY SCREENED FENCE MESH INFILL PEIR O A D map son 11.1 ". ago WALL 04 ■an all, all UILDING WALL EVERGREEN HEDGE La 3'-6" SIDE ELEVATION FEDERAL WAY/SEA-TAC CART SCREE INu ENCLOSURE DETAILS 1 ° s9 ¢ $ I I 4 i \ +1 ! I I P A A # �, # F %♦; I N 6 N d: N tl l l l l l l l# I @:: 11 1 1{ p � # 1♦y tl @ I I I' Y M GR09W141r K I P I I I F 9 i nryyp--:. .,e--M -. +•a: ..3 1 ♦ d I I - L.-.I__I-.. J_ 1_ L_0-J_1 p, - ..- ----.-.-.---Y-.- -.-----..«----.-.-.--------.---.-..-- y p N: 125bSF PLAZA (17 BUILDING AREA I I _ I A I {: -- - -'-# TARGET SIGN ------- IJJFF LL # p g a - a p, N p -- -----, ....--:. _. ...---------:--____,m, ®. .. a ------------------------------ ♦ o e / W _ t. ice. red I LANDSCAPE BOLLARDS DISPLAY WINDOW LANDSCAPE BENCH 6" = l'—O" -log1 Fj E \ Z' 'V11� 2 �E 10 3 Updated Traffic Impact Analy5i5 December 2003 EXPIRES 03/24t Steadfast Commercial Properties um= • The Transp G -to 0 up' 1173118'hAvenue �U Suiite 6( 1 Kirkland, WA 98034-71 Phone: 425.821.36 Fax: 425.825.84 www.thetranspogroup.co )I (D 2003 The Transpo Group INTRODUCTION.................................. ._........__........................ _........... l Project-------_--._-------'--------.--.--'----'—1 Study---_—_.—'—_—_'--_----'----'_-----'—'—_----'-1 EXISTING AND 2006 WITHOUT -PROJECT CONDITIONS ............................. 6 RoadwayNetvnxk~__~~_..... .~._,.~._.___~,_~~~.......... ........................ _...... ___~~.^.6 Planned Improvements --------------------------------------.6 Traffic Volumes ... _�~__......... ___.................. ___.... ............. °7 TrafficOperations ............................................................................................................................ 7 TrafficSufetv^~~_~ ~~.......... -~~-............ ...................... ............ ........ ~........ ....... _.... ... _13 PROJ ECT|�PACTS �... ............................. �.�^_............................. __.|5 Trip Generation ------------------------------------------15 7BipI�iu�bn600and Assignment -------------------------------'16 TrafficVolume Impact .................................................................................................................. 16 Traffic Operation ^............................. ~........ ...... .......... 22 Site AccessOperations ..... .______ , Sight Distance Analysis '----------------------------------.._-24 Traffic Safety --'—'---'—__--------_—'_'—_---.---'--''25 Transit Service Impact PedestrianAccevmu«i�y_"__.... _....... _...... ~___�~................................. ....... ........ _......... 25 MITIGATION MEASURES ................................... ,.............. ....... ........... .... 27 APPENDIXA: 2000 Highway i�apacity Manual Level of Service Criteria APPENDIX B: PM Peak Hour Intersection Level of Service Worksheets APPENDIX C: S 324 1h Street East Driveway Photo Inventory U 1. Site Vicinity ................................................................................................................................... 2 2. Proposed Site Plan .. ..... . ..... ............ ...... ..... i ................. — ...... 3. Study Area Intersections ............................................................................................................. 5 4. Existing 5. Existing PM Peak Hour Traffic Volumes (Mall Detail View),. .. ........ �..' ... 9 6. 2005 Without -Project PM Peak Hour Traffic Volumes.. ........... ... _10 7. 2005 Without -Project PM Peak • Traffic Volumes (Mall Detail 11 8. Project Trip Distribution_.,��..�, 9. Site -Generated PM Peak Hour Traffic • .................................................................. 18 10. Site -Generated PM Peak Hour Traffic Volumes (Mall Access Detail) ........... __ ... �19 11. 2006 With -Project PM Peak Hour Traffic Volumes ...... _._ ....... .. 20 12. 2006 With -Project PM Peak Hour Traffic Volumes (Mall Access Detail) ....................... 21 13. Pedestrian Facilities .................................................................................................................... 26 1. Existing and 2006 Without -Project Weekday PM Peak Hour Intersection Operations-12 2. Summary of Three -Year Accident Records ............................................................................. 13 3. Trip Generation Summary —Weekday PM Peak Hour and Saturday Peak Hour ............. 15 4. Traffic Volume Impact at Study Intersections ........................................................................ 22 5. 2006 Without and With -Project Weekday PM Peak Hour Intersection Operations ........ 23 6. Estimated Pro-Rata Share Contribution.,...., .. ; ..... Updated Target Department Store at the SeaTac Mail December 2003 . . .... ..... Introduction The purpose of this traffic impact analysis (TIA) is to identify potential traffic -related impacts associated with the proposed SeaTac Mall development project located in Federal Way, Washington. As necessary, mitigation measures are identified that would offset or reduce significant impacts. This report has been prepared in coordination with City of Federal Way staff, and follows the City's scoping requirements and guidelines for TIAs. This updated report incorporated comments provided by City of Federal Way staff on the November 2003 TIA submitted for this project. This report has been updated to reflect specific requirements outlined in the City of Federal Way TIA guidelines and site -specific comments. Figure 1 illustrates the project site and the surrounding vicinity. The SeaTac Mall currently consists of approximately 730,000 gross square feet (gs� of leasable floor area. The proposed project includes the demolition of the existing Mervyns department store and replacing it with a Target store. The net increase in square footage is approximately 24,000 gsf of leasable area. The Mervyns store is located on the east side of the SeaTac Mall. The mall itself is bound bd Avenue to the east, Pacific FEghway S (SR 99) to the west, S 320th Street to the north, and S 3241h Street to the south. The project is anticipated to be completed, occupied, and reach stable conditions by 2006. The site plan referenced in this i� illustrated in Fiwre 2. The-Vayed--out area on the site t_,Ian denotes the area to be redeveloped. No new mall access points are proposed as part of this project. mms JW=z, This TIA was prepared after coordinatingwith City staff and reviewing the general guidelines for TlAs. The study area was determined based on the anticipated weekday PM peak hour distribution of project traffic to/from the site. In addition to the weekday PM peak hour, the trip generation anticipated for the Saturday peak hour was reviewed. City policy also requires the analysis of the Saturday conditions at any intersections impacted by based on the id distribution patterns, no intersection S iM9aCWi_ by 100 new trips during the Saturday peak hour. As specified in the City's guidelines, the study area includes the following intersections that would be impacted by 10 or more weekday PM peak hour projects trips, as illustrated in Figure 3. W • S 320th Street/SR 99 • S 320th Street/200, Avenue S • S 320th Street/23=d Avenue S • S 3201h Street/Weyerhaeuser Way S • S 320th Street/Military Road • S 32Pt Street/Peasley Canyon Rd • S 322nd Street.(Mall Driveway)/23rd Avenue S • S 320th Street/25t" Avenue S 0 S 324th Street/Pacific FEghway S • S 320th Street/I-5 southbound ramps * S 330th Street/Pacific FEgay S • S 320,h Street/I-5 northbound ramps ® S 336th Street/Pacific Ffighway S 0 S 320� Street/32-d Avenue S 0 Mall Driveways I I. ii of I & Report] -Updated.doc I N" al Z� "ON F L 3D'TH ft 11 2T4 7_7 7_as ST STU" �u muj: Ifum, Cr o fa Az, it 3 SW� 32CIN Fl �320TK, ST s NUAC 0�4 5� ILA2A y PEPT -a --l?v no A,� Im S 26TH 3 On Cpp, r, ow v ¢ RARK r Z11 ay 34 H gr�F UN �ki ins ra v s 3 A, -A-11r, 1pfl SA: ST mo J 'I', Je'rj r"A R, r ,,,z I - � NUD CT 34�T� A, 3d3 aO, ReprodircediAiibpe7,vission,granted Gy THOMAS BROS. mAPS. 7-hismap is mpyFi 0 pi prod,, a// 0 ,gbfed�y THOIIIASBROS. MAPS. hisunlavfioh m orre r r any part thereof, xhetberforpersonal use orNsale, viiboiaperviision. Allligbf, rnrr J Figure 1 —The Site Vicinity ImIqp C'� 'r— Af-11 -r- GmGD W L. f .1� MAM03313 Seatac KlaU',GraphicsWixiNcvxdr (A) H NOT TO SCALE Figure 2 ;The Site Plan SeaTac Mall Target hri .@3v "3 ea4ac F`aI;�.GBsahics"graph€cD3 <> Robe rlki 71F:nM10:25 Updated Target Department Store at the SeaTac Mail December 2003 S 320th and S 324th Streets. The maR access on 23rd Avenue at the park -and -ride access is signalized, and has been included in the list of study area intersections. Per conversations with City staff, the analysis of the existing maR driveways was limited to of the maU is increasing, the expansion is limited to the redevelopment of the east anchor and would not be expected to have any significant impact on driveways that are in this proximity. Given this, driveways located on S 32Wh Street west of 20th Avenue S, and others on S 324th Street were excluded from the analysis. The TIA begins by describing condons in the project site vicinity, including the existing and planned roadway network, existing and future (2006) PM peak hour traffic volumes, traffic operations, traffic safety, and transit service. Future with -project conditions are evaluated by adding site -generated traffic to future without -project volumes. Analysis of future conditions addresses cumulative impacts of the proposal, increases in background traffic, and traffic attributable to four City -identified "pipeline" projects. Project impacts project conditions. Two additional elements were analyzed as part of this TIA: A sun -unary of the driveway operations including levels of service and vehicle queuing (S 322.d Street access only) The Transpo Group 1 03313\0331 3ReportI -Updated.doc 4 \ r/ \ Figure 3 Study Area Intersections SeaTac Mail Target NU2m3313 Seatac Ma!r1GraptksVjrapKc02 <A> RobedM 11,,19M 09:01 -Updated Target Department Store at the SeaTac Mail December 2003 Existing and 2006 Without -Pro' ject Conditions This section of the report describes both existing and 2006 without -project conditions within the identified study area, including the adjacent roadway network, planned improvements, existing and future PM peak hour traffic volumes, traffic operations, traffic safety, and transit service. Pacific Highway S (SR 99) is a fto seven -lane principal arterial with a posted 40-mph speed limit and left- andright-turn channelization at major intersections. SR 99 connects Federal Way with Tacoma to the south and Des Moines, ScaTac, and Seattle to the north. Signalized study intersections along SR 99 include S 320th, S 324th, S 330th, and S 336th Streets. S 320th Street is a five- to seven -lane principal arterial with a posted 35-mph speed limit. This roadway is located north of the SeaTac Shopping Mall and includes an interchange at 1-5. East of 1-5, this roadway continues to Military Rd S where it becomes S Peasley Canyon Road. SiRnalized study intersections along S 320th Street include 8th Avenue S, 1 1th Place S, SR 99, 20th Avenue S, 23rd Avenue S, 251h Avenue S, 1-5 southbound ramps, 1-5 northbound ramps, 32nd Avenue S, Weyerhaeuser Way S, Military Rd S, and S 32Pt Street (at S Peasley Canyon Road). S 3241h Street is a four- to five -lane or arterial with a posted 30-mph speed limit. From SR 99 to 23rd Avenue S it provides access to the south side of the SeaTac Mall as well as neighborhoods to the south. Two unsignalized driveways near the project site are studied along S 324th Street 23rd Avenue S, like S 324th Street, is a four- to five -lane or arterial with a posted 30-mph speed limit. It links S 3241h Street to S 320th Street and provides access to the mall on the west and the Federal Way transit center on the east. Two driveways are studied along 23,d Avenue S: one unsignalized mall driveway to the north and the signalized intersection at S 322nd Street. Planned Improvements Within the study area, a number of transportation improvements are planned. These improvements are described in the City of Federal Way's Six -Year Transportation Improvement Program (77P, 2004 - 2009) and include the following projects. The following list contains only those projects anticipated to be completed by 2006 and that were incorporated into the analysis (future conditions). • SA 99 Hig h -Occupancy Vehicle (HOV) Lanes (Phase 2). This project includes the construction of HOV (high occupancy vehicle) lanes between S 324ffi and S 340th Streets. In addition, it includes the construction of eastbound and westbound left - lanes at the S 324thStreet/SR 99 intersection, a second northbound left - lane at the S 336th Street/SR 99 intersection, and the installation of a raised median along SR 99. City staff estimates that this project will cost approximately $16,195,000. The Transpo Group 10331 3003313Reportl -Updated.doc Updated Target Department Store at the SeaTac Mail December 2003 •Three projects are anticipated to be completed after 2006 and have not been assumed for the without- and with -project traffic analysis. These three projects are impacted by ten or more peak hour trips. Per City requirements, however, a pro-rata contribution will be made to each of the following, as discussed later in the Nfitigation section. These projects include the following: S 3201h Street HOVLanes (Phase 1). This project includes the construction of HOV lanes and a raised median on S 320th Street between 8,h Avenue S and SR 99. City staff estimates that this project will cost approximately $6,191,000. S 32011, Street1201b Avenue S. This project includes the construction of a second eastbound left -turn lane and a second westbound left-tum lane. City staff estimates that this project will cost approximately $1,358,000. S 32011, Street at 1-5. This project includes widening the bridge to seven lanes and adding on additional southbound right and left lanes at the southbound off -ramp. City staff estimates that this project will cost approximately $5,280,000. Figures 4 and 5 illustrate existing weekday PM peak hour traffic volumes at study intersections. Existing volumes were provided by City staff. These volumes were summarized in Fed1 o traffic model. Staff indicated that the summarized volumes were "current" and should be used to evaluate existing conditions. At the direction of City staff, 2006 without -project PM peak hour traffic volumes were estimated by increasing existing traffic volumes by an average annual growth rate of 2 percent for two years. City staff indicated that no pipeline projects should be included. The 2006 without - project volumes are summarized in Figures 6 and 7. The operational characteristics of an intersection are determined by calculating the intersection's level of service (LOS). The intersection as a whole and its individual turning movements can be described alphabetically with a range of levels of service (A through F), with LOS A indicating free -flow traffic and LOS F indicating extreme congestion and long vehicle deOS is measured in aver e control delajw�yer vehicle and is t3#icall3i_rorted for the intersection as a whole at signalized intersections and for the approach or turning movement that experiences the most delay at unsignalized intersections. Appendix A provides additional information regarding the level of service criteria. Existing and 2006 without -project PM peak hour LOS, delays, and volume -to -capacity (y/c) ratios were calculated at study intersections based on methodologies contained in the Hi gbmaj Capacity Manual (Transportation Research Board, 2000). Syncbro (y. 5.0) was used for these calculations. Detailed worksheets for existing and 2006 without -project conditions are contained in Appendix B. Per the City of Federal Way TTA guidelines, the cycle length utilized in all future analyses was assumed to be no more than 120 seconds. This is true of intersections that are currently operating with cycle lengths greater than 120 seconds. The Transpo Group 1 0331 3l0331 3Reporti -Updated.doc 8H AVE S/ I TH PL S/ PAFIC HVVY(SR99Y� 20TH AVE Sl 3 2RD AVE S/ 25TH AVE S/ S ST320TH ST SI 320TH ST S 32CI0TH ST S 320TH ST S 320TH ST 320TH ST 17 57 687 112 138 14 48 104 21 1 20 289 1 199 155 182 39 1 338 96 195 34 124 1L 10 9 286) 246 256 136 63 271 70 4, 233 1,209 1,8081,130— 1,447 952— 1,245 944— — 1,349: 1,002— 1,542( 1,785— 1,920 11 18 255-) f 70 I 107-) 275 51-) (-71 25-) 344 6-) 49 r 9 25 r 482 96 149 (144 106 60 81 412 30 100 19 2 633 85 164 11 1-5 SB RAMPS/ S 320TH ST 21 1,144 1 407 -) NOT TO SCALE 1,610— I.M 650—) 161 91M 1,266— — 979 723—) 560 142 32ND AVE S/ S 320TH ST 111 3 1 4_) 0 1,325— 1,058 22-) 6 61 10 1,166— —842 61 , r 187 128 195 N MILITARY RD Sl U2 I lEAllEY CANYON ROI 23RD AVE S/ U13 U4 PACIFIC HWY (SR 99) PACIFIC HWY (SR 99� US PACIFIC HWY (SR 99� U6 S 320TH ST S 321ST ST S 322ND ST S 324TH ST S 330TH ST S 336TH ST 252 886 $I 185 496 423 46 1 82 1,060 49 1 134 1,519 3 1 11 1,123 282 1 88 230) 176 744 51 195 72-) 57 33 40 251 109 M95-mom —921 2% --� r 214 101 8— 11 10-) 95 186— —199 206 -) f- 340 5— —3 25-)_) (-30 418— —462 355-) f- 154 123 87 43 5 1 46 207 213 I 46 25 215 71 104 625 472 71 J� �1,311��121� Figure,4 —The Existing PM Peak our Traffic Volumes lmmpo SeaTac Mall Target 9-4 ft"WO3s133 Seafac M8IhGrapNcs.0naphic_02 <B> Robenlm.. 1114,1103 09:01 NOT TO SCALE 459 — -«- 486 Figure r Existing a our Traffic Volumes (Mail Detail View) SeaTac Mall Target W'03 03313 Seafac MaIRG°anh!Wgraphic©2 <C> Roher[ki I 19!L13 0911 8TH AVE St S 320TH ST 20 j 35 _) 130 1,285 1,920 10 20 ID �r 20 1-5 S6 RAMPSt S 320TH ST 20 1215 1430 ,710-a -. 1,495 690 -) 170 170 1 ,,345—-.1,040 765 -) 595 150 32ND AVE St `T m S 320TH ST 5 J1�► 5-) 0 1,405-.- — 1,125 25 C 5 1r 65 10 0 i WEYERHAEUSER WAY St S 320TH ST 1,235 -. 895 65 �q 200 t 135 205 MILITARY RD St -S 320TH ST 200 115 245!} 465 1,270 -.- - #76 220 (- 25 ,,90 1 110 PL V D S1 2TH 0TH ST , S 3210TH S HWYFIC (SR 3) S 3 0TH ST20TH AVE! AVE S3R 0 TH ST VE St @6SS 2TH 0TH ST/ 60 20 20 730 305 210 120 165 l!195 145 15 40 1 360 100 1 pp205 10-) 10 2D0 --► 1,535 305 260 ° 1,010 -.- .- 1,320 270145 1X0 1,430 65 290 75 245 1 1,065 1,6351 1,895 — 2,040 f 270 -) 75 115 290 55 - 75 25 - 365 5-) 50 510 100 160 i I155 110 65 85 435 0 105 670 90 175 ,a NOT TO SCALE N S PEASLEY CANYON RD/ 23RD AVE S1 PACIFIC H (SR 99 PACIFIC HWY (SR PACIFIC HWY (SR 99) ST S 321ST ST . S 322ND ST S 324TH ST S 330TH ST S 336iH 940 II525 450 50 1 85. 1,125 50 I 140 1,610 5 I 55 1,190 300 ?95 790 50; , 206 75-) � 6 35 J 40 265 J k_ 115 105 10 - -� 10 10-)_) ^ 1 195 -► �-- 210 220 " i f 36 5— -.- 5 25, f 30 445 -.- 490 375 `- 165 145 0122 5 25 230 75 665 sw 985 1,400 97 Figure 6 2006 Without -Project PM Peak Hour Traffic Volumes SeaTac Mall Target Ai:`ta°3'03343 Seater. Mp1F,GraPhlesA..9mph i C 0 2 <D? RoberLR111119103 o19:01 NOT TO SCALE 5[S Y — 565 15 J 0 465-'^ —515 Figure 7 2006 Without -Project PM Peak Hour Traffic Volumes (Mall Detail View) SeaTac Mall Target Fi_!C��.a3`s€3 SeaE ��€itvfaphies+.�raF!��c€i2 cC> RcFerP.`, 111`9fu� Q9:11 Updated Target Department Store at the SeaTac Mall December 2003 According to the City's intersection standards, operations are considered acceptable if a signalized intersection operates at LOS E or better and its v/c ratio is less than or equal to 1.0 for the worst operating critical movement. The overall intersection v/c ratio is not applicable to City concurrency standards. Table 1 illustrates that all signalized study intersections with the exception of one currently operates within City of Federal Way LOS standards. The intersection of S 3301, Street/SR 99 is currently operating at LOS F. All but two intersections currently meet the City of Federal Way v/c ratio standard. The intersections of S 320th Street/I-5 Southbound Ramp and S 336th Street/Pacific Highway S currently operate with v/c ratios greater than 1.0 for the critical movement. The critical movement as defined by the operations analysis is summarized in Table 1. r The Transpo Group 1 03313�0331 3Report] _Updated.doc 12 Updated Target Department Store at the SeaTac Mall December 2003 In the future (2006), all intersections are anticipated to operate within City LOS standards, In addition, all but four intersections are anticipated to operate within city v/c standards: S 320,h Street/11th Place, S 320ffi Street/SR 99, S 320th Street/1-5 Southbound Ramp, and S 320th Street/Military Road. Traffic Safety Study intersections were analyzed for potential traffic safety concerns based on the City's definition of a high -accident location (H-AL). The City's standard for determining a HAL, is based on the number of accidents occurrin� 'Oer one million enterimt4 vehicL1ffl<_V171_1�1e city identifies an intersection to have a safety inadequacy if the accident rate exceeds 1.0 accident per MEV. For this analysis, City staff provided three-year (2000 through 2002) historical collision data at study intersections. Table 2 summarizes the average annual accident rates and safety classification at each study intersection. wv MWYNE140V eclera)711 a five of the study area intersections are currently defined as HALs (see Table 2). All five locations noted above have improvements programmed or improvements were constructe during this three-year review period. As such the data presented prior to or collected durin the construction of these improvements should not be used when projecting future trends. Tbe. S 320th Street/1-5 Southbound Ramp intersection is the only intersection that has not recently been or is currently being improved. This intersection also has an improvement programmed that will improve intersection operations and improve traffic safety. The Transpo Group 10331 3\03 313 Report] _U pdated.doc ___ 13 I i . During the scoping process, the City requested that we review in detail the operations and safety at the eastern mall driveway on S 324th Street. Accident records for this section • S 324th Street were provided by the City. The records indicate that no accidents have been r• for the last three years. Furthermore, since 1997 there have • been three accidents reported: two involving southbound left -turning vehicles with westbound through vehicles and one rear -end accident involving eastbound traffic. Based on these statistics, this location would not be considered a safety hazard. The project site is located next to the Federal Way Transit Center and Park -and -Ride lot that accommodates both regional and is transit service. King County Metro, Pierce County Transit, and Sound Transit all operate routes out of this facility. King County Metro Transit operates eleven routes at this transit center that serves Federal Way, Auburn, Kent, SeaTac Airport, UW District, and Seattle. Pierce County Transit operates three routes (402, 500, and 501), that serves the Tacoma metro area. Sound Transit also o%erates service with RoutesnW#5 (to Bellevue) and 574 (to SeaTac Airport). Bus service is regular with 30- to 60-minute intervals •, and weekends. stops are located along 23�d Avenue S and S 324th Street where both King County Metro Transit and Pierce County Transit have routes posted • County Routes 172, 182, and 903; Pierce County Routes 402, 500, and 501). The Trans po Group 1 03313\0331 3 Report I -Updated. doc 14 Updated Target Department Store at the SeaTac Mall December 2003 •rrpqw • • ` • • • • t,, networki at study• : •estimated, distributed, • operations,assigned to adjacent roadways and intersections within the study area. Next, 2006 Wlith- project peak hour traffic volumes are projected and potential impacts to traffic volumes ani intersections • transit service are identified.of driveway operations and pedestrian •-• of Trip generation for the proposed development is summarized in Table 3. Estimates of project -generated vehicle trips were calculated using average daily and peak hour trip rates for the shopping center land use in Trio Generation (Institute of Transportation Engineers [ TE] 6th Edition, 1997). The trip generation of the existing Mervyns store -vas compared to the proposed Target store in order to assess the additional trips anticipated as a result of the current proposal. Because this applicationrr • the Mervyns zoneand the mall GLA is not • focused development, more approppplication As Table 3 shows, the proposed project is expected to generate 60 net new trips during the PM peak hour and 89 net new trips during the Saturday peak hour. The Transpo Group 1 0331 3\0331 3Report] _Updated.doc 15 Updated Target Department Store at the SeaTac Mail December 2003 Distribution of peak hour project traffic was based on the City's transportation model and conversations with City staff during the scoping of the TIA. Figure 8 illustrates the anticipated trip distribution patterns on a percentage basis. The pass -by trips were assigned to/from S 320th Street based on current travel Waaoerm exhibited durin - i Traffic was assigned to the individual driveway based on current usage and likely travel Patterns. Based on these percentages and the trip generation estimates in Table 3, project-generat' PM peak hour trips were assigned to studv intersections. Figures 8, 9, and 10 illustrate th trip assignment for the PM peak hour. As noted in Figure 8, vehicle trips were assigned based on the exterior distribution percentages and balanced appropriately to match the overall trit) ieneration estimates for the site. As a result, due to the comnounding, effect• As noted previously, since the project would generate less than 100 net new trips overall during the Saturday peak hour, no single study intersection would be impacted 100 or more trips. Thus, no assignment of the Saturday peak hour trips has been providedAithin this TIA and is not required, based on City guidelines. Project -generated PM peak hour traffic volumes were added to 2006 without -project volumes at study intersections. The resulting 2006 with -project traffic volumes are illustrated in Figures 11 and 12. TIM Effe well as the percentage of 2006 with -project volumes attributable to the SeaTac Mall development project. As the table illustrates, project traffic would have the greatest impact on the traffic volumes at the S 322.d Street/23rd Avenue S intersection. This is due primarily -97alz, • access to the maH. At all other signalized intersections, the project represents less than 1.0 percent of the future with -project total entering traffic volumes. Traffic volume impacts of this degree are not expected to significantly impact intersection operations or be noticeable to area motwi.sts. Uhe Transpo Group 11331 3\03 313 Report I -Uif. ted.doc 16 NOT TO SCALE N r a r w W I 3II > > q a 2 2 CD S 316TH S 317TH ST T Nit 19 TH ST` 2qe C3`rk S 320TH STD T 1 322ND ST a� S 323R ST I 10 � ".m I S 324TH ST 4 � w a , S 328TH S r S 330TH ST I S 336TH ST 1 ` 2 + z 0 NOTE: LEGEND VEHICLE TRIPS WERE ASSIGNED BASED ON THE DISTRIBUTION AND BALANCED APPROPRIATELY TO MATCH THE OVERALL TRIP ► PERCENT TRIP DISTRIBUTION GENERATION ESTIMATES. X PROJECT TRIPS a Figure -8 Project Trip Distribution TIANW, SeaTac Mall Target F�i:a.�°3;�33'3 Se�l�. FbialivG®a�hics`�ra�F:ic�J2 �> �rdeK 1 i11Ci'43 Q9: eEa 8TH AVE St 11TH FL S/ S 320TH S 320TH ST ST 0 -0) 1 L 0 0 -) 1,- 4— 5 5— —6 0-) 0 00 r 0 0 0 0 1-5 SB RAMPS/ S 320TH ST 0 2 1 0 11 6 0 1-5 NB RAMPS1 S 320TH ST 6— —5 2-) -) (- 1 0 32ND AVE S/ S 320TH ST 0 0 0 0 0 6— —5 0 ---� -) (- (-0 00 0 WEYERHAEUSER WAY S1 S 320TH ST 'i 0 T, 0 0 i0 3 )PACIFIC HM (SF S 320TH ST 0 0 1 -) 1,- o-) 4 5— —6 0-) r D 0 0 0 20TH AVE S1 23RD AVE S1 S 320TH ST S 320TH ST 2 1 0-) 0 D-) 0 a— —2 7— f 6 0-) f- 0 D-) 2 r 0 2 2 2 1 25TH AVE S/ S 320TH ST 0 0 0 0-) 0 r 0 0 NOT TO SCALE 0 MILITARY RD S1 PEASLEY CANYON RDI 1@2 s 1ST 23RD AVE Sf D13 PACIFIC HWY (SR PACIFIC HWY (SR9% U4 US ' PACIFICHWY(SR9" (L6)S S 320TH ST S ST S 322ND ST S 324TH ST 3 330TH ST 336TH ST 0 4 1 --0) 1 L I 4 0 0 JAL 0 8 0 0 -..) 1 -.0) 1 L 5 2 1 --) 0-0 1 5 0 0 -j 0 0-j 0 1 j 1 5— —5 1, f -0 0 0:� 0 4 0 1 — I o— —0 0-) f- 8 01 `0 o— —0 0- )-. f -0 0 0 0 -,) 2 0 - ) (- 0 7 D 1 0 ) r- 0 0 4 0 0 7 5 Figure 9 Site Generated PM Peak Hour Traffic Volumes - New Trips Only TMIT SeaTac Mall Target WOT03313 Seatac WRGrapNcs'grapNc02 <'-> Undal< 12:1 NOS 09:16 NOT TO SCALE r 1 ( k I I 7 Q ® 2 a 2 (-s} ( °!°( (s)o �z(s) S 320TH ST .% i �► r° (0) (s} 8 6 (9) (0) ® ° q ,► (0) 8 y 9) B 0 (0) 7 (6} Z i p (°� ®� 2 (0) I0 J 1 ' 1 3 2 N0 ST f o L 0 0 }} 5 324TH ST 00 -'—o 7J L0 2y —B LEGEND X - PROJECT TRIPS (X) = PASS —BY TRIPS - Figure 1 Site Generated PM Peak Hour Traffic Volumes - New/Pass-By (Mall Detail View) SeaTac Mall Target h9:�}3`•.03343 Seaf REaEF,veaah�es!3a2FhEc02 <1, :.€ndaK 12'10,C8 Ct�:16 8TH AVE S1 S 320TH ST 20 50 111 35-) 131 1,289— 1,9; 10-) 20 10 25 20 1-5 SB RAMPS/ S 320TH ST 20 1,217 1 430 1,718— 1,501 691 170 0 % 1-5 NB RAMPS/ S 320TH ST 170 051 — 1,045 767-) 596 150 32N D AVE St S 320TH ST 5 5 5 5 0 1,411— —1,130 25-) (-5 65 10 0 njo ER USER WAYV S 320TH ST I 1TH PL S1 S 320TH ST 0 PACIFIC HWY (SR 99)�' S 320TH ST 20TH AVE S/ S 320TH ST 23RD AVE S/ S 320TH ST 25TH AVE S/ 06 S 320TH ST 60 20 20 10-) 10 1,205— 1,541 270-) 75 ) ( 100 510 5 730 122 305 213 165 195 305) 264 i 270 145 1,015 — 1.3261 1,008 1,423: 115 290 55 75 160 155 27 1 1 65 670 92= 146 40 360 65J k_ 290 1,072 1,641 25--) r 367 87 437 176 15 10, 10, 75 245 1,904— —2,048 5 r 50 30 105 10 NOT TO SCALE N 1,241— 900 65-) T 2DO 135 2D5 MILITARY RD S/ SWON RDI @ MSET I 23RD AVE St @) PACIFIC HWY (SR PACIFIC HWY (SR99Y PACIFIC HWY (SR 99Y S 320TH ST S S 322ND ST S 324TH ST S 330TH ST S 336TH ST 265 944 2DO 195 526 454 50 85 1,125 11 1 141 1,618 C5 1,195 312 16 245) -) �_ k__ 195 791 60 _) -) �_ k_ 205 75 _) -) �_ �_ 60 35-) -5) L 40 266 _) -) �_ �_ 116 1,275— —980 221-) 225 r 1D5 10— —10 14 f- IDO 196— 211 220-) 368 5 —5 25 -)_) f- 30 445— —490 37 5-) 165 135 90 45 7 50 220 232 50 25 230 75 110 669 500 9B5 1,407 980 Figure 11 2006 With -Project PM Peak Hour Traffic Volumes --- TNAWPO SeaTac Mall Target G*_ M:%BT3313 Seats-- W.0�Graphi&graphic02 <I> RcbePA 1111-0`03 099:01 NOT TO SCALE S 320TH ST 122 a 145 165 1 195 1,423 75 146 290 46 2 '0 1,229 1,723 40 1 1 360 4+4 39 85 0 _ 367 367 270 r 1,008 127 65 72 1,0 1 68 1,072 1 55 92 87 437 8)7 37 25 25 6 176 550 550 43 43 j ') 14--) 14- 780 Y, SOW 5EA ie", 4 50 8 205 —10 22ND ST 100 S 32ND S 7 50 bb 14 500 85 20 S 324TH ST 120-) 42 5 25 525— %5 22-) 0 48-1— —523 Figure 12 2006 With -Project PM Peak Hour Traffic Volumes (Mall Detail View) SeaTac Mall Target RIOX1,033113 Seata-, V-,8IRGrapN&9Mphic02 <J> Rober.W. 1 VII9,103 09A I Updated Target Department Store at the SeaTac Mail December 2003 ` Year 2006 with -project PM peak hour levels of service, delays, and v/c ratios were calculated at study intersections based on methodologies contained in the Hi ik exisdng and 2006 without -project conditions, Synchro 5.0 was used for these calculations. These calculations used the same intersection variables (ichannelization, siVal timingetc.), as were used in evaluating 2006 without -project conditions. The results of the 2006 with - project levels of service are summarized in Table 5. Detailed worksheets for 2006 with - project conditions are contained in Appendix B. TheT/anspmGroup |Os3l3\83s/yxcp6r ]-Updated.dvc - -- 22 Updated Target Department Store at the SeaTac Mall December 2003 MUM M As Table 5 shows, intersection operations are unlikely to change significantly as a result of the project. When reviewing the v/c ratios calculated for the with- and without -project scenarios, most values remain unchanged between scenarios. As shown in Table 4, the increase in traffic as a result of this project is less than 1 percent at the study area intersections. An impact of such minimal magnitude is not likely be noticed by area drivers and is within the daily fluctuation of traffic. The intersection levels of service all remain the same between the with- and without -project scenarios. Those intersections having v/c ratios or levels of service that exceed the City standard do so both with and without the proposed project, with the exception of one. The Transpo Group 10331 3\0331 3 Report] -Updated.doc 23 Updated Target Department Store at the SeaTac Mail December 2003 The only intersection that degrades below the city's v/c ratio threshold is S 320th Street/231d Avenue S. The critical v/c ratio increases from 1.00 to 1.01 as a result of the project. As noted, the future year analyses for the critical movement were based on a 120 second cycle length. A review of potential signal timing improvements showed that if the intersection were to operate at the existing cycle length this movement would operate with a v/c ratio less than 1.00. Furthermore, if one additional second of green time were provided to the eastbound left -turn phase, this movement would mitigate the v/c for the critical movement to 0.99 while maintaining acceptable v/c ratios at the other movements. Based on this information, no mitigation at this intersection is recommended. Site Access Operations Based on methodologies described in the Hig hway Capacity Manual, PM peak hour levels of service and average delays were calculated at the existing site driveways likely to be impacted by the proposed project. As shown in the previous LOS analyses and summary tables, an signalized and unsignalized driveways to them are anticipated to operate at LOS C or better. IN OR I, go I V friction with parking stalls. The primary access to be modified as a result of this proposal is the east signalized access located at S 322nd Street/23rd Avenue S. The project includes the construction of a large plaza area adjacent to the building aligned with the access point (see Figure 2). Thus, no parking would be permitted in this area. Furthermore, traffic flows into the mall will be free -flow. Vehicles exiting the site or traveling along the interior ring road would be required to yield to oncoming traffic. With no delay and free -flow conditions for inbound traffic, no vehicle queuing is anticipated at the interior access point to the mall. A review of the queues exiting thernall shows that the 95th percentile queue length is approximately 50 feet for the eastbound left -turn movement. The eastbound through/right is 25 feet. The Synchro queuing reports for this intersection are included in the LOS worksheets (Appendix B). As directed by City staff, sight distance measurements were conducted at the eastern driveway on S 324th Street. Sight distance to the east is limited due to the existence of the high voltage transmission lines. The structure and related buffering is located at a position that impacts the visibility for drivers exiting the mall via this driveway. In addition, a large storm water detention facility Emits any relocation of this driveway to the west. Sight distance measurements were taken in the field using AASHTO-recommended procedures. co, has been included in Appendix C. Minimum Sight Distance Standards South of the site, S 324th Street is a four -lane, or arterial with a posted 30-mph speed limit. In addressing sight distance in Section 3.2.14, Federal Way's PIFIDS, the American Association of State Highways and Transportation Officials (AASHTO) publication A Policy on Geometric Desi ,gn offl�bmqyr and Streets was referenced. Based on the number of travel lanes and 30-mph design speed, the standards,f6r S 3241h Street are as follows: The Transpo Croup 1 03313\0331 3Report] -Updated.doc 24 Updated Target Department Store at the SeaTac Mall December 2003 • 200-foot minimum stopping sight distance • 290-foot minimum entering sight distance for right -turning traffic • 355-foot minimum entering sight distance for left -turning traffic UEMBESR• i�M Stopping sight distance is defined as the distance necessary to enable a motorist to stop before reachin )b;ect in its yath_A4gning with the south driveway, minimuAll stopping sight !stances were Measured 1-90 feet from the east and greater than 600 feet from the west. Only the latter is greater than the minimum standard (250 feet). While th westbound stopping sight distance does not meet City standards, no accidents have bee reported at this driveway in the last three years, and only two accidents involving southbound left -turning traffic have been reported since 1997. 1 MGMi i�� •"MaTIMITSWI - -C7ffMUSY2LJ7 of—Mrry—circ— MC - traffic stream without causing traffic on the major street (in this case, S 324t Street) to appreciabLy reduce its travel sveed. AhQj�,o- with the south drivewal, entering sight distanc� tor nght-turning traffic was measured 1-')U feet to the east; this distance is 165 feet short of meeting the City's minimum standard forright-turning traffic. However, entering sight distance for left -turning traffic was measured 450 feet to the west, which is greater than the minimum 415 feet. Traffic Safety Impact There would likely be a proportionate increase in the probability of traffic accidents with the addition of project traffic. However, considering the relatively small increases in peak hour traffic attributable to the project (less than 1 percent at most locations), it is unlikely that these increases would create a safety concern or significantly increase the number of reported accidents at study intersections. Given the insignificant increase in traffic forecasted at the east driveway on S 324th Street as a result of the Target Department store and a review of the accident history at this location, no significant adverse impact is anticipated. 0=1 Given the relatively or increase in gross leasable area (gla) attributed to the proposed project, a significant increase in transit ridership is not anticipated. Any increase in the transit ridership could be accommodated within the service provided at stops adjacent to the mall as well as regional routes that are currently ufihzing King County Metro's Transit Center and Park -and -Ride lot. Existing transit service would continue to provide an alternative model of transportation for mall visitors and employees. Pedestrian Accessibility As requested by the City, pedestrian facilities to/from the Target store were reviewed. Figure 13 highlights the designated pedestrian walkways from the Target store to 23=d Avenue S and S 320th Street. (Note: the parking layout adjacent to the store has been modified per comments provided �y Cily sta _P ff.) The development of the Target store includes 10-foot-wide (or greater) sidewalks around the entire perimeter of the store. In addition, standard 5-foot-wide sidewalks exist along the perimeter of the mall. The Transpo Group 10331 3\03 313 Report] -Updated.doc 25 320th STREET DESIGNATED PROPOSED CROSSWALK DESIGNATED PROPOSED PEDESTRIAN WALKWAY Figure 13 The Pedestrian -Facilities IMISM SeaTac Mall Target C110cp M."103103313 Sqrmfac M.a1AG-,aphjceQraphicG4 <A.> RoberM 12,0103 16:C6 Updated Target Department Store at the SeaTac Mall December 2003 Nfitigation measures have been identified to reduce potential traffic -related impacts generated by the proposed residential development, These measures are summarized below and will be provided in the form of pro-rata share contributions to the Six -Year UP. The City requires that new developments proportionally contribute to planned transportation improvement projects. As described in the City's guidelines, the "pro-rata share" contribution toward each improvement project is estimated based on the percentage of project -generated traffic volumes as compared -with future with -project traffic volumes. This percentage is multiplied by the estimated construction cost (as fisted in the Six -Year 77F) to deterrmine the "pro-rata share" the City would collect. Table 6 summarizes the estimated mitigation costs for the proposed project. Me MIMa. I"goo''! 11 1 !1 i 1 11 1 i;�l�i IM NEW! I :ii Based on the City's "pro-rata share" impact fee system, potential impacts generated by the proposed project on the surrounding roadway network would be mitigated by contributing approximately $44,183 toward planned transportation improvement projects. This amount represents an estimate only; the City will finalize the impact fee upon their review. The Transpo Group 1 03313\033 13 Report] -Updated.doc 27 Updated Target Department Store at the SeaTac Mail December 2003 . ...... ..... Surnmary an -a' Conclusions y 0 The proposed project would generate approximately 90 additional driveway trips during the PM peak hour, with 60 considered new to the area. During the Saturday peak hour, the proposed project would generate approximately 120 additional driveway trips with 90 considered new to the area. 0 Project traffic would represent less than 1 percent of 2006 with -project PM peak hour traffic volumes at study intersections. • Intersection levels of service and v/c ratios remain unchanged with or without the project traffic. Those intersections that are anticipated to operate below City standards have improvements programmed in the City's Six -Year 77P. • Increases in traffic would likely result in a proportionate increase in the probability of traffic accidents-, however, it is unlikely that project traffic would create a safety hazard or significantly increase the number of reported accidents. • Given the project location and the minimal net increase in gla, the proposed project would have little, if any, ninpact on existing transit service. • As mitigation, the developer would be required to contribute a pro-rata shale toward improvement projects impacted by ten or more PM peak hour trips. This mitigation is estimated at approximately $44,183. • Designated pedestrian walkways are provided from S 3201h Street and 23rd Avenue S to the Target store and mall perimeter. • At the east driveway on S 324th Street, minimum sight distance standards are not met. Based on the level of future traffic anticipated to use this driveway and historical accident records at this location, no significant adverse impact is anticipated, thus no modifications or access restrictions are proposed as part of this project. The Transpo Group I 03313103313Reportl -Updated.doc 28 willemom Highway Capacity Manual, 2000 Signalized intersection level of service (LOS) is defined in terms of the average total vehicle delay of all movements through an intersection. Vehicle delay is a method of quantifying several intangible factors, including driver discomfort, frustration, and lost travel time. Specifically, LOS criteria are stated in terms of average delay per vehicle during a specified time period (for example, the PM peak hour). Vehicle delay is a complex measure based on many variables, including signal phasing (i.e., progression of movements through the intersection), signal cycle length, and traffic volumes with respect to intersection capacity. Table A-1 shows LOS criteria for signalized intersections, as described in the Highway Ca jpacity Manual (Transportation Research Board, Special Report 209, 2000). Table A-1 I uY'q>pa ^q E .r stop - controlled •stop -controlled. •n LOS is expressed in terms o the average vehicle delay of all of the movements, much like that of a stop - controlled f• # defined •- delay individual • - viewedThis is because the yerformance of a two-wa sto�y.-controlled intersection is more close4x reflected in_termg� of its individual movements, rather than its performance overall. For this reason, LOS for a two-way, stop - controlled intersection is defined in terms of its individual movements. With this in mind, total average vehicle delay (i.e., average delay of all movements) for a two-way, stop-controfled intersection should be withdiscretion. Table shows LOS for • ' fintersections(bothand • stop -controlled). Table A-2 Fuzz- M-. lml%zu�l RPM W:= ME R= IL 0 0 > 0 > 0 m (0 m I C� I, mi ED T U) j 0 O 0 0 I Oa C, C> Oar r 6 '0 C3 C> 0 iE, J,-O 1 C� w i C, — — — — Nr r 3 2 .2 .0 C? C> n C� c. 0 0 m I I C� I I C, C> p 4 U- m E c 00 J mo > `E 02 0 20 -0 E LL 0 0 w > E ao a 2 W 0 > 2 o 0 0- C, m� x O-oz co � = 0 v -o w 0 > 0 t5, E 0 0 a,2_2( ->-2 - R= — 0 0 -6 af [L 0 0 3 _6 w uin 76 16 T 16 -2 > 00 < 15 IL a: LL LL (D L (n >0 no CO) w < < > < < 'r- , 0- mUm 4pmm m n to s -o o 0, o M— m cl? o C) W z o m 0 m O O N 4 O M - m o eV 0 LL cP U- 12 N c� 6O m oo-ooS C '1-090LL in 4-o —.—oqo MO 6 000000"-� ln—�opmop . . . o 0, m O. M + Cv N o m up 6 m m 6 C:>oo-- q LO 0 0 n 0 N o C4 m ep N W O o N N Q a cD o o 0 N P'. w w to 'D C6 .j )ro a�"Oqmoo r- 0I '*oomm( 6 N o cl 6 o 6 6 ID LL 0 a 0 U2 i'L Tu E ON :22 a IL C j6 a- a- 0 a- 2 > c E LL 0 E m 0 2"r m �5 LL E 2 In > 0- < w 0- < w < C) < < > o ED Nth 00 'co 40 S-0 m 't c? e 04 m 2 ;m� �mv 'IMP 0 z C, w o ._"t v o c, m 0 Z, 0 0 0 oc, I-- 10 'a CIJ .4 0 m 0 - o P, 0 cq J 8 en cry Im W6 4:� e -2 -i ui _C4 1: t; 19 o cx <� 10 *1 E itW CA (N E F, cL w 40 P,�a f4 t eee Q'A' oo g 4, m c 7e, i� e A ol 6� �:a T z I'& E,7x o g,rz, � >- E� E _> cc I m ug 2 't ck6 e, Z's c5 Je, a 65 -z& 0 IUD �g E C4 '01—P,=Z: E & C) C:) pi=, a,;b) Z 1j," C\1 E M,kii M g -2 c, AA M. 3eb - I I Wit' , I Ck E fall, 11 - 0 ow P17 c o o CD 7a 2 0 �2 R C Iff-I 0 2 D 0 co ff 'r- O ::� - O - 0 - O I O I - —N I? - � E ��om' p w - - o, w m w OD CD to F- m m a lo co ui ID m:� c> m �2 .j r-a .- an000 o m o co Lo v LL > w c a� E > vi 5 Co- '� mo > I o o �z - o 2 o o � . w ®> o c o -- - u - - w -ia w -j6 m -6 E -6 5 Z 2 2 -6 ' & -2� '. = . -,O -6 m:F E u> > no Oo To m' a- o- < w < u >m Im > '68 04 0 tz 4-10 Q) �2 'v cr.c .2 Z c* 'o m cO n Lq cw 'T o -N M'f E U ol o 0-E 4-to r w to o E OL X-oonzm mqqqoLqqT fD u7 m AlcD 4 cq O -D lo 0" -1 q IR R$ q�9 mwp oo 4-tn 316 ko m 'w CA o— 0 E rm "Mo 4a, —o C3 CD F-0 C) R's r eh I ca Oa , U n -H 190'5r';Zf 6uoil' ' Z�g Ra": E I C) fn c> c� m �D v m m in C> - 4C� 01 M �o V V - f 6 9 C> N OOom— V v "t co r-, co cpM cvM c,? c,s I? 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Iq N ow.CA a, a 04 CD C, w C� 'o q -,r CR �o 0 r 6 6 N 6 r= R oo 410 as 1.66 e6, v-c; :,,,r 14 92tip V A U) I I U) MK= t IN it E07 LO .6 Cf) CO CD 0 C) Cj dD U) a m o Lo cn om OOmmOo 14 c) m o 0 o o m o m o� co m 4-OO O mqCp LL EL E LL 0 0 -2� L) -6 -6 E 0 LL aLL to LL Eo > a_ u 'D, 0 v 'X� 0 w Uh v cp O I <D w cv co cv mC? , , < I I O 6 q 6 n m CD Q m 7 0 m' D< U) tPD O en CV ": 7 O O "! Q c 0 0 :D 0 >E LL 0 0 mo m T 0 to D- 0- E c S U) � � � 0 E '- -- 0 C, > Z .2 �'t5 . . 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W 0 1 C5 r C> -J Af'O 0 Gana ul)�um m or 0 C� mmm �D v m 0 OR -51 OD m c16 0 > 2 —.2 ji d - : E " n U3 C') U U- D- 0- C, CD — > t5 — 6 (D a® cc 2 L'j a 0.2 0 CV -2 0 0 ID 0) > (D LL () m FL § goo -2 76 T o 0 m m > < > E E da P W. c ' o � � F 2 2 "� -E -6 > ve, 2 2 E -6 cm & -r " -69 15 9 �5LM<W<Ow� m m w 0 -�; -�; 2 0 F- J � L � LL W LL W > m 0 a, h > D < < > 0- — < /01 t ia I I 0 ie Im A 2 U) C') CD C> C,4 C) EN O �2 P no naeo= co a -0�2 C� O000� 0�! a .0 W0 40 0!2 c 1p U Ai C? E CFO) sra m cc) 0m ®omQOQ M 0 �74 M V Co N ooNNQQ o cc?NrQNm q 6 — o "I 6,o o cl co co 0 < m E' m, o > E LL m (> cl Q0 - -0 0otes - c � > 0 o— .2 62 < > T-a 2 E If' w > as L -2(-)0,62 > L < c) a) F0. 0. < WQU> J > > < < < c ni wo 6 (0 IN C4 N 0 z 0 CD m D %a Cl) In c C'4 0 CO z In to to Cro,g 0 p =r aco r9 �2 E U) -,o M 0) cm�p CQ to0 -S E c4 E J2 Vle I- ME 10 z t5 W V,-- - O 0 WO W O � o O � � m m - - E WO 0 v m W I C, -7 � — a® N 0 0 o 0 M w ow .D •D M a?oenrnoC� C? 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'n .0 > "U6r,4Z � 0 " in C) o cr I r "0 Al "r 17> w co c"i 8-', a) C� LTI I 0 .CD 2 0- co P CD co 0 C', 0 ex co m x O a] 0 0 o ED m M M N 0 1 t0 .1 .4-- Oqy a 0 C'o m0 umr — "'< to 0 m o m o o M 6� u) o o o- o o— o o nmoa,o ou wa ao N mm vov w^ v u o vo< RYW 7 ImclomQ"o" co oa) +To Na ocanow o0 oo ao m cQr rnsn u� mpwlonLuoe ors C, m rom-6 cl 0 m o— o ow o m m " c, m o o o 6 w 6 0. cvNo N oov o c, V!n !Hoop 18.9 o m o o I o a) a o c) p m ci c, o o m o m W o adz m n o m o mo' �o a) a) 7 L6 N o 6o'l— LL T o ID 2u 2 u) oo 0-'(D(D EL D- " 0 o 22 o 2 B-S > 4) m c 2 2 w-iz oas is w--d a (L -2 c 1E ID of fl� w c -M 3 w �5 2 w c 2 > rL D LL < < - < � u T �- a- < kw, < 0 > m A BE 1 Isam= FIC 1 LO m 0 DE cu to) C> 0 0 co 2 m ol CID cL O ,fn.. M-0 c� r4 ! 0 (Y cs w 0 o mrm w 10 ll vc; 0 0' M" a) m (N C6 0 — 0 (DC, QCV C) CD (D CD W P N C� 0 lol 0 Ga w '0 4 C, NNa0 Lf) M .0 'o MD Ca 0 M uj LL ca —C ,r>, E S? A (o LLZn CPT > j7- M 2 D_ C � 0 � c3 clj '�; 7�1 w a 0 .0 0 -2'g -2 0 0 > ou 7) LL LL 0 o > m m E E -�� co E UL a -i6 6 m n- mo 16 T6 T E E -6 2 2 Z3 m' w -6 m m 5 LL 1� LL w ED u- w > n- < oo x M 5 2 3o m m IL < w < > 2 z m < < 4— � 0) a q to 10 C> 0 0 0 c 0 0>- 0 — z 48 Pr-EV4 fide Wff N Cq Ul CD,,,q C3,e UK,, Q 0 Q) tO 0) 0 In o o10 EL K-4 N Z 7- ew, So N z t2 C4 'D 6,Ni 6 m'(D c CD C4 w >- o -j Z, C11 iVCk v -t �q,q q V� 0 CA 0 a) Mc') cc 0 P- :,, o — co 'c*,- C4,N zc C'I Im k� CL :9 I m -4 --I. I c- I — 6 1 -6 - 0 ll c. L it Ll LL LL U) LL v O �D O a 01 —tfJ O cD"<-< 6 < Ij Ij C� 15 "v C? no )rlb 0 0 o 0. At-ara x'o- C� A, 2 0 m -2 'D c' w ui 6 c6 0r co O. m Mdo N u-) q Q�q aq.O U to m �n (D 0 N c4 E 'T 'T ap 0 .4z 10 O (D v LO C> m 't 0 IL z v o CD eq -M -n a Cc 0 � 0 C> zap C3 in 42 :w co e o "OR og V tea,'q E 'A ui 4 .2 0 0 2 s 0 0 U J @ (D 02. E Z5.2 < > 2i 2 b C) 6 T T < X., w 0 co o — 0 — CD "oO-LU w 6 6 -,0,, 0 o 0- 1 1 0 0 9 p o0 rn o - .1 - o 6 z 0 o 0 o 0 m n 0 m o z CL F- > 3 C-4 v a: U) Oro o o o V) o M 0) m w n q o M M o M 0 m o 0 m o -110 + E M V O N O C> O M D C, N O o W O U) O N O N p m CO w 0 tO 13? m 0 o o o > to �' m o CD n o 0 o o 0 o o m 6 + O000m- m E ob 0 -,6 C� o 0 o W kD W!� o "R?oocl?wc?o t o o 0 0m 1p w0 0 C, n 0 o w N N �3 0 0 o o o -0 m o .0 m m o 0, m w 0 IE m 0- rn 6 p 9 lvp + C6 q 1 C) 0 c > U) ,5 D 0 E Li 0 -Fo CD (D > > 'L 0.0 0 0 E2 E C) " m 0 0 0. FL 0 0 > < > 85 U)GULL .,JD 2 ib 0 a,d CL -6 0, -6 S -� , ru =0 -6 E P E ,T , 2 2 0 m 26 -1 :y (D % & -9 -c = . = F- J LL U- U- LL U) U- U) > Do < U M 2 Tm ) > m < w < >2 a - 11= n +0 CL C 1 o CD T 0 C* CO 0 ca 0) > 0 � -2 LO %0 0 o o' 0.) 2D -1 "t mr'- cl C14 IwD -j > 0 �M �R egg- 0) miln, CO C0'(D > 0 W� m 0 co 0) 0 c �? " C) C, I m �T + 0 O kq c> CD 0 MOO a, M c � -It VD, rkui,�z Z" ;k to cc I.. 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