99-101662; 99-102905RESIDENTIAL NORTH COMPREHENSIVE PLAN AMENDMENT REQUEST
SITE SPECIFIC REQUEST #3
Parcels: 551560-0005, 551560-0010, 551560-0015, 551560-0020, 551560-0025, 551560-
0026, 551560-0030,551560-0035, & 551560-0091.
Location: North of S 320th Street and east of I-5 (Exhibit D of 1).
Size: 20.19 acres.
Proponent: Peter Orser representing the Quadrant Corporation
Owner: The Weyerhaeuser Company.
Request: Request to change the comprehensive plan designation and zoning from
Multifamily and RM 3600 (one unit per 3,600 square feet) to Business Park and BP zoning.
Staff
Recommendation: That the request go forward for further analysis.
L UTC
Recommendation: That the request go forward for further analysis. As part of this analysis,
staff was directed to recommend appropriate land use designation for this property in light of its
location at the gateway of the city. A potential designation discussed included Office Park.
City Council Decision: Further analysis by staff.
Peter Orser later requested an Office Park, not Business Park designation
iS Si TF,S
The Land Capacity work is showing that we may just be meeting our residential targets without the 25
percent cushion. Tentatively shows that we have the capacity for approximately 14,172 residential units
which is about mid -point of our 20-year target of 13,971 without the 25% cushion factor. (Difference of
201 units)
The 1995-2015 Target is 13,425 to 16,566
Recent annexations added additional target of 247 households
Therefore, new 20-year target is 13,672 to 16,813
1996-1999 — 1,272 units permitted
Therefore our remaining target is 12,400 to 15,541
Mid -point is 13,971
The cushion factor was intended to allow sufficient capacity at the end of the 20-year period. The
recommendation was that each jurisdiction strive for a capacity that was at least 25% over the 20-year
growth target.
With the inclusion of the 25% target, our capacity should be 17,090 to 21,016.
What should be the Vision for the area N of 320`h and E of I-5.
Presently vacant or low density residential.
Should we support the request to go to OP?
Should we support a different land use designation for that area?
Look at Land Use Policies for Multifamily and Office Park.
Site
Specific
Request #1
The City of
Federal Way
Vicinity/
Parcel Map
Legend:
c¢c
Federal Way City Limits
Specific Site Request
Area Boundary
Specific Site
Request Area
City of Federal Way
Vicinity Map
FEDERAL
WAY
Scale: 1 to 4440
1 Inch equals 370 Feet
0 500 Feet
N
GIS DIVISION
Note: This map is intended for use as a graphical representation only. 200 0 200 400 600 800 Feet
The City of Federal Way makes no warranty as to its accuracy.
City of Federal Way
Comprehensive Plan
1999
SITE SPECIFIC REQUESTS
FOR COMPREHENSIVE PLAN
DESIGNATION CHANGES
Quadrant
Site Specific Request #.
Land Use
Land Use
Agricultural
Commercial
Industrial
Multi -Family
Office
Open Space
- Park
Quasi -Public
Single Family
Vacant
N
Map Printed- April 18, 2000
City of Federal Way
Comprehensive Plan
1999
SITE SPECIFIC REQUESTS
FOR COMPREHENSIVE PLAN
DESIGNATION CHANGES
Quadrant
Site Specific Request A'
N
Note: This map is intended for use as a graphical representation only. 200 0 200 400 600 800 Feet
The City of Federal Way makes no warranty as to its accuracy.
Map Printed -Feb 23 2000
Margaret Clark - the acrage figure you re-, Tested
Page 1
From:
Mike Strong
To:
Margaret Clark
Date:
2/28/00 4:33PM
Subject:
the acrage figure you requested
The total acrage for the Quadrant request is 20.80 acres, the fire station comprises 1.13 acres of that total.
Mike
A Weyernaeusei Company_``
P.0• Box 130 ,
Bellevue,
- WA 98009 s�-762/433
°NC Bank, National Ass,ciation
(425)455-2900 raanr �r °• PAgyp. 001 62496
VENDOR
PAY EIGHT HUNDRED T ►yIRTyJ 285 DATE
Z AND 6411 10/25/99 AMC)UNT
TO ********************x * 83 Q . 54
THE City of Plderal >1yiaY
**
ORDER
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CITY OF FEDERAL WAY
33530 FIRST WAY SOUTH
FEDERAL WAI, WA 98003
COMMUdITY DEVELOCli EAT DEPT.
CITY HALL
REG-RECEIPT:02-0040088 C:Nov 01 1999
CASHIER ID:R 3:22 pm A:Nov 02 1999
6013 PLANNING/ZONING/ $830.64
CF'A99-0003/CY,D00i62096
TOTAL DUE $830.64
RECEIVED FROM:
GUADRAHT
CHECK: $830.64
TOTAL TENDERED---$830.64
CHANGE DUE $0.00
CITY OF
33530 1 ST WAY SOUTH
October 15, 1999
Mr. George F. Sherwin Jr., Vice President
Quadrant Commercial Division
PO Box 130
Bellevue, WA 98009
(253) 661-4000
FEDERAL WAY, WA 98003-6210
Re: EAST •CAMPUS RESIDENTIAL DEVELOPMENT — File #PRE99-0052 (CPA99-0003)
32nd Avenue South & South 320" Street, Federal Way
Dear Mr. Sherwin
This letter is a follow up to the September 1, 1999, preapplication conference between the city's
Development Review Committee (DRC) and project proponents. I would like to apologize for the length
of the time between the preapplication conference and the transmittal of this letter. However, based on a
discussion during that meeting about the capacity of the site for office uses, staff revised both the
capacity analysis and the traffic analysis. This resulted in a more accurate assessment of the impacts
associated with changing the comprehensive plan designation and zoning from Multifamily and RM
3600 (one unit per 3,600 square feet), with a development agreement, to an Office Park land use
designation and zoning.
This letter transmits the comments from the DRC members. As you are aware, this preapplication review
was not intended as a review for development purposes. It was to determine potential impacts, if any,
associated with a change in comprehensive plan designation and zoning from the existing Multifamily
and RM 3600' to an Office Park land use designation and zoning. The information from the
preapplication conference would be used along with information from a capacity analysis (which would
determine the effects on housing units and job targets) to form the basis of a staff recommendation on
your request.
Following are comments from each department or agency that reviewed the proposal:
1. Planning Division
Planning Review —Margaret Clark, (253) 661-4111
Quadrant's request is to change the comprehensive plan designation and zoning of 20.19 acres from
Multifamily and RM 3600 (one unit per 3,600 square feet), with a development agreement, to
Office Park and OP zoning. A conceptual proposal for 146,000 square feet of office use in four
'The Development Agreement limits the site to 82 multifamily units.
Mr. George F. Sherwin Jr.
October 15, 1999
Page 2
separate buildings was submitted with the request. In order to determine total build out, staff also
ran a capacity analysis using a methodology similar to the one used for the 1995 City of Federal
Way Comprehensive Plan and arrived at 157,261 square feet of office use.
The enclosed chart summarizes the potential impacts on housing units and jobs which would result
from a change in the existing comprehensive plan and zoning from Multifamily to Office Park.
These impacts have not yet been factored into the overall capacity analysis for the city in terms of
how the city's 20-year housing and job targets would be affected by such a change. In addition, the
question of whether there is need for additional office space in the city and in that location in
particular has not been answered. Also, please be advised that, due to the conceptual nature of the
submitted plan, there was no review for code or design purposes.
2. Building Division
Building Review — Mary Kate Gaviglio (253) 661-4112
Based on the nature of the request (comprehensive plan amendment) and the conceptual nature of
the plan, the Building Division had no comments.
3. Public Works Department
Engineering Plans Review —Jim Femling (253) 661-4196
See the enclosed memoranda (August 31, 1999). The comments in this memorandum will apply if a
permit to develop the site is submitted. Therefore, the comments should be used only as a guide.
Furthermore, please note that we anticipate that the city will be adopting the new 1998 King County
Surface Water Design Manual (KCSWDM) before the end of the year, so these comments may no
longer be applicable after adoption of the new manual.
Traffic Engineer, Rick Perez, P.E. (253) 661-4133
See the enclosed August 12, 1999, memorandum. Please note that the traffic impacts associated
with either the conceptual proposal for a 146,000 square foot office building or the potential build
out of 157,261 square feet are very similar. In essence, development of the site for office use as
opposed to 82 residential condominium units would result in significantly more traffic on weekdays
and the Saturday peak hour. On the other hand, the development of 82 residential condominium
units would generate more traffic on other weekend periods than office development would. Please
note that we have done a comparison only between the traffic related impacts associated with
development under the existing and requested comprehensive plan designation and zoning, and
build out. We have not analyzed the impacts on the existing street circulation system and its
capacity to accommodate the increased trips. We anticipate conducting additional analysis prior to
issuing a decision pursuant to the State Environmental Policy Act (SEPA).
4. Federal Way Fire Department — Greg Brozek, (253) 946-7241
Based on the nature of the request (comprehensive plan amendment) and the conceptual nature of
the plan, the Fire Department had no comments.
Mr. George F. Sherwin Jr.
October 15, 1999
Page 3
5. Lakehaven Utility District — Mary Young, (253) 946-5400
See the enclosed September 2, 1999, memorandum.
6. Public Safety Department — Officer Robert K. Schubert (253) 661-4717
See the enclosed August 24, 1999 memorandum.
The next step in the overall comprehensive plan amendment process will be the issuance of a threshold
determination pursuant to SEPA. Following a 28-day comment and appeal period, we will schedule
public hearings before the planning commission. Thereafter, the planning commission's recommendation
will be forwarded to the City Council for action.
The fee for the comprehensive plan amendment is $564 plus $56 per acre. Quadrant has already paid a
fee of $300, which has been credited to the total fee of $1,130.64. Please submit the remaining fee of
$830.64 at your earliest convenience. This fee must be paid before we issue the SEPA determination.
Please call me at (253) 661-4111 if you have questions.
Sincerely,
Margaret H. Clark, AICP
Senior Planner
enc: Chart — Analysis of East Campus Residential Development
August 31, 1999, Memorandum from Senior Engineering Plans Reviewer Jim Femling
August 12, 1999, Memorandum from Traffic Engineer Rick Perez
September 2, 1999, Memorandum from Mary Young, Lakehaven Utility District
August 24, 1999 Memorandum from Officer Robert K. Schubert, Department of Public Safety
September 1, 1999, DRC Sign Up Sheet
c: Stephen Clifton, AICP, Director of Community Development Services
Kathy McClung, Deputy Director of Community Development Services
Mary Kate Gaviglio, Building Official
Cary M. Roe, P.E., Public Works Director
Rick Perez, P.E., Traffic Engineer
Jim Femling, Senior Engineering Plans Reviewer
Greg Brozek, Federal Way Fire Department
Mary Young, Lakehaven Utility District
Officer Robert K. Schubert, Public Safety Department
Peter Orser
Quadrant
PO Box 130
Bellevue, WA 98009
L:\PRMSYS\DOCUMENTPRE99 00.52\PREAPLTR DOC
ANALYSIS OF EAST CAMPUS RESIDENTIAL DEVELOPMENT
EXISTING ZONE
Zone Anticipated Use Acres Employment Capacity Residential Capacity
RM3600 with a Development Agreement
RM3600 with a Condominiums 20.19 acres 0 82
Development Agreement
REQUESTED ZONE
Zone
Use
Acres
Employment Capacity
Residential Capacity
OP
Conceptual 146,000 sq. ft Office
development based on applicant's plan
20.19 acres
584 employees (1/250 sq. ft.)
0
POTENTIAL BUILDOUT
OP
Potential Office Buildout of 157,261 sq. ft.
20.19 acres
629 employees (1/250 sq. ft.)
0
based on Capacity Analysis
I:\99CMPAMN\CAPANL3R.wpd/October 12, 1999
i me roff ice
MEMORANDUM Federal Way Dep't of Public Works
Development Services Division
To: Margaret Clark
From: Jim Femling, Senior Engineering Plans Reviewer
Subject: East Campus Residential Development, PRE99-0052
South 320th Street & 32nd Drive South
Date: August 31, 1999
Material Submitted for review:
Conceptual Site Plan
Development review committee transmittal dated 7/28/99
After reviewing the materials submitted and a visit to the proposed site the following comments and
findings address issues that need to be resolved prior to developing the site.
LAND USE ISSUES
Stormwater
1. Since the applicant is proposing to create more than 5,000 square feet of impervious surfaces, then
surface water runoff control and treatment will be required per the King County Surface Water
Design Manual (KCSWDM), the City's amendments and through the SEPA process, the Executive
Proposed Basin Plan - Hylebos Creek and Lower Puget Sound (Hylebos Basin Plan). The City
has identified downstream conveyance, erosion and habitat problems associated with stormwater
runoff. As part of the land use application and SEPA process, the applicant will need to provide
analysis of those problems and appropriate mitigation as approved by the City. The applicant may
provide an independent study and mitigation proposal or, as an option, the applicant may provide
mitigation as recommended in the Hylebos Basin. More specifically, the site is located within the
East Branch Hylebos Sub -Basin, (H-12), an area recommended for enhanced stormwater infiltration
and implementation of basinwide recommendation BW-2. Soil logs will need to be provided to
verify infiltration suitability. In the event that infiltration cannot be achieved and runoff must be
discharged off -site, the Basin Plan calls for the use of a 7 day storm'event (BW-2) in sizing on -site
detention facilities (if required) instead of the 24 hour event generally used in the KCSWDM. A
30% factor of safety is also required.
2. At the time of the site plan review submittal a narrative addressing the relevance to the project of
the 7 core and the 12 special requirements of the KCSWDM will be required. A Level I
downstream analysis shall also be provided, a portion of the project may drain toward the Mill
Creek Basin this will need to be verified. Contact Clint Loper with King Co. Water Resources
at (206) 296-8378 for more information about the Mill Creek Basin. The city has available
1" =100', 5 foot contour, planimetric maps that cover a portion of the project. These maps must
be used for basin analysis. Contact Kevin Peterson, Engineering Technician at 661-4126 for
further details. It appears that the project will meet the threshold for a wetpond ( special
requirement #5).
3. Water Quality must be brought into compliance with current standards per Federal Way City Code
sections 22-337, 22-1196, and ordinance 97-307. Storm water runoff from the site is to be
controlled through the use of facilities designed and constructed in accordance with the
requirements of the King County Surface Water Management Manual (KCSWM). These facilities
include, as a minimum, a biofiltration swale, oil -water separation and retention/detention. In
addition, any threshold met for special requirement #5 will be required. The site plan prepared for
the project should take into consideration the special requirements for the facilities and depict their
conceptual location.
4. Roof runoff shall be tightlined into an infiltration system designed per the King County Surface
Water Design Manual.
5. Runoff from frontage improvements must be treated and controlled. If this will be done onsite, an
agreement acceptable to the City must be prepared acknowledging that the subject property is
treating and controlling water from public right-of-way.
Please Note: The City is currently in the process of reviewing the new 1998 KCSWDM and
anticipates adoption with modifications in the first half of 1999. As such, an application submitted
after City adoption of the 1998 Manual will be subject to the requirements of the new manual.
R-O-W Improvements
See comments from the Traffic Division. Existing overhead utilities along the frontage will need
to be placed underground in accordance with FWCC 16-46.
Traffic Impact Analysis
A traffic impact analysis (ITA) will need to be prepared by the applicant's traffic engineer.
Contact the Traffic Division for traffic scoping information. The TIA must be submitted as
supporting information to the SEPA checklist that is required for this project.
2. Refer to the Traffic Division memo for additional comments regarding traffic issues and street
improvements.
NPDES Permit
The applicant will need to apply for and obtain a National Pollutant Discharge Elimination System
(NPDES) permit from the Washington State Department of Ecology if site grading will disturb 5
acres or more. Questions related to this matter should be directed to Mr. Glenn Piertz,
Environmental Engineer with the state at 407-6436.
BUILDING PERMIT ISSUES
Technical Information Report (TIR) will need to be prepared for the project and submitted with
the building permit application. The TIR will require the signature/seal of a Professional Engineer
licensed in the State of Washington.
2. The applicant will need to provide a geotech report that addresses design pavement thicknesses for
the roadways.
3. The applicant shall reimburse the City for the cost of all required regulatory, warning and street
name signs that are installed prior to acceptance by the City of all other require improvements.
4. Copies of Public Works' standard checklists have been included to assist the applicant's engineer
in preparing the plans and the TIR.
5. Bonding will be require for all improvements associated with the project. The bond amount shall
be 120 % of the estimated cost of the improvements. Upon completion of the installation and final
approval by the Public Works inspector, the bond value will be reduced to 30% of the original
amount for the two year maintenance period. An administrative fee deposit will need to
accompany the bond to cover any possible legal fees in the event the bond must be called.
6. The developer will be responsible for the maintenance of the storm drainage and street systems
for the two year maintenance period. During that time, the Public Works inspector will make
periodic visits to assure developer's compliance with maintenance requirements.
7. When topographic survey information is shown on submitted plans, as may be required, the
vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S."
on all sheets where elevations are called out.
All drawings shall be drafted/plotted on 24" x 36" mylar sheets with permanent black ink. Site
plans shall be drawn at a scale of 1" =20' or larger. Drawings submitted for plan review shall be
printed on 24" x 36" paper.
9. Provide cut and fill quantities on the grading plan.
10. The site plan submitted should show the location of any existing and proposed utilities in the areas
affected by construction.
L:\PRMSYS\DOCLTMENT\pre99-00.73\PW83199.DOC
interoffice
MEMORANDUM
Federal Way Dept. of Public Works
Traffic Services Division
To: Margaret Clark, AICP, Senior Planner
Trent Ward, P.E., Development Services Manager
From: Rick Perez, P.E., City Traffic Engineer
Subject: East Campus Residential Development; CPA99-0003/PRE99-0052
Date: August 12, 1999
I have reviewed the project site and submitted materials and have the following comments.
Transportation Impact Analysis
Based on the estimated evening peak hour trip generation of 243 trips, a Transportation Impact
Analysis will be required.
A comparison of the trip generation of the existing land use designation under the developer
agreement for the property and the proposed use is shown in the table below:
Time Period
Existing Proposal
I New Proposal
I Buildout Proposal
Weekday
550
1775
1878
Weekday Morning Peak Hour
36
252
268
Weekday Evening Peak Hour
52
243
256
Saturday
465
330
373
Saturday Peak Hour
39
60
64
Sunday
397
143
154
Sunday Peak Hour
37
20
22
The new proposal would generate significantly more traffic on weekdays and the Saturday
peak hour than the existing proposal. The existing proposal would generate more traffic on
other weekend periods than the new proposal.
The plan proposes constructing a fourth leg at the intersection of S 320th Street and
Weyerhaeuser Way S, which would require modifications to the existing traffic signal.
Therefore the TIA should also include a signal progression analysis for both morning and
evening peak hours which demonstrates that the modifications would not result in any
reduction in greenband width with a progression speed within 5 mph of the posted speed limit.
Frontage Improvements
S 320`h Street is a principal arterial, per FWCP Map III-6. Per FWCC Section 22-1524, the
planned roadway section for S 320th Street is a Type A street, consisting of an 86-foot street
with raised landscaped median, curb, gutter, 6-foot planting strips, 8-foot sidewalks, and street
lights in a 120-foot right-of-way. Ten feet of additional right-of-way would be required to be
dedicated to the City on S 320th Street east of Weyerhaeuser Way S.
Weyerhaeuser Way S is a principal collector per FWCP Map III-6. Per FWCC Section 22-
1526, the planned roadway section for Weyerhaeuser Way S is a Type K street, consisting of a
44-foot street with curbs, gutters, 6-foot planting strips, 8-foot sidewalks, street lights, and
street trees in a 78-foot right-of-way. Additional right-of-way may be required near the
intersection of S 320th Street in order to properly align lanes across the intersection as would
be determined in the TIA.
Staff would support a written modification request pursuant to FWCC Section 22-1477 to
reduce the width of Weyerhaeuser Way S by tapering to eliminate the two-way left -turn lane
north of the site access points as long as queuing for the 95th percentile queue length for the
southbound left -turn at this intersection is provided. This would result in a 32-foot street in a
56-foot right-of-way.
32id Avenue S is a minor collector per FWCP Map III-6. Per FWCC Section 22-1527, the
planned roadway section for 32nd Avenue S is a Type R street, which is a 40-foot street with
curb, gutter, 4-foot planting strip, 6-foot sidewalk, and street lights in a 66-foot right-of-way.
An additional 3 feet of right-of-way would need to be dedicated on meet this standard.
In addition, the TIA would need to determine the 951h percentile queue lengths at the
intersection of S 3201 Street and 32nd Avenue S to determine the location of the site access
onto 32nd Avenue S. Additional widening on the west side of the centerline of 32nd Avenue S
may be required to accommodate the 951 percentile queue lengths in the turn lanes at this
intersection.
The BPA power line easement on the north side of the site is planned to have a regional non -
motorized trail. The easement should be modified to permit the City to use the easement for
this purpose.
Access
FWCC Section 22-1543 provides requirements for the spacing of driveways and street
intersections. One access per 330 feet of frontage may be permitted.
S 3201 Street has an access classification of 1. The site plan proposes no direct access to S
320`h Street. A left-in/right-in/right-out access may be permitted between 32nd Avenue S and
Weyerhaeuser Way S provided it would not conflict with the 951 percentile queues from 32nd
Avenue S, otherwise the access may be right-in/right-out.
Weyerhaeuser Way S has an access classification of 4. The site plan proposes driveways on
the east and west sides of Weyerhaeuser Way S approximately 410 feet north of S 32011 Street
and approximately 360 feet south of the site's north property line. Two full accesses may be
allowed provided left -turn movements would not conflict with the 95`h percentile queue from S
320`h Street.
32nd Avenue S has an access classification of 5. The site plan proposes a driveway
approximately 300 feet north of S 3201h Street. A full access may be allowed provided left -
turn movements would not conflict with the 95`h percentile queue from S 3201h Street.
Applicable Comprehensive Plan Policies
TP10 Protect existing and acquire future right-of-way consistent with the functional
classification cross-section (transit, rail, bike, and pedestrian) needs. Require
developments to dedicate right-of-way commensurate with the impacts of the
development to the existing and planned transportation system.
This policy is reflected in the frontage improvement requirements.
TP16 The City's LOS standard shall be E. This is defined herein as volume%apacity ratio
less than 1.00 in accordance with Highway Capacity Manual (1994) 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 60 seconds of
stopped delay per vehicle. Where transit or HOV facilities are provided, the LOS shall
be measured by a average delay and volume%apacity ratio per person rather than per
vehicle. This standard shall be used to identify concurrency needs and mitigation of
development impacts. For lang-range transportation planning and concurrency
analysis, a volume%apacity ratio of 0.90 or greater will be used to identify locations
for the more detailed operational analysis.
The TIA will be required to identify improvements necessary to maintain the LOS standard.
TP19 Limit single -occupant vehicle capacity increases to those required to maintain the
existing LOS, either by providing new streets or widening existing streets. Maintain
existing and preserve future street connections vital to system integrity.
The proposed extensions of Weyerhaeuser Way S and 32nd Avenue S are intended to provide
new streets to reduce the forecast need to widen Military Road S.
TP20 Take advantage of opportunities to open new road connections to create route
alternatives, especially in areas with few access choices.
The proposed extensions of Weyerhaeuser Way S and 32nd Avenue S are intended to provide
new streets in an area that will be extensively redeveloped and reduce impacts of new
development on Military Road S.
TP21 Enhance traffic circulation and access with closer spacing of through streets, unless
geographical constraints do not permit, as follows:
a. Arterial streets at least every mile.
b. Collector streets approximately every 660 feet in the City Center and 114 mile
elsewhere.
C. Local streets with a maximum block perimeter of 2640 feet.
d. Non -motorized paths with a maximum block perimeter of 1320 feet.
The proposed extensions of Weyerhaeuser Way S and 32nd Avenue S assure that these spacing
standards are met for the arterial and collectors. However, a local street would have to be
developed on the north and east sides of the site to meet the block perimeter standard. If this
were done, the non -motorized path block perimeter standard could be met by providing a
pathway between the local street and Weyerhaeuser Way through the parking lot.
TP22 Develop access management standards to minimize the number of curb cuts on arterials
to improve pedestrian and vehicle safety.
FWCC Section 22-1543 provides access management standards to implement this policy.
TP27 Prohibit parking on arterial and collector streets, except on low volume business
district streets in the City Center when neither safety nor transit operations would be
compromised.
No parking would be provided on S 320`' Street and Weyerhaeuser Way S. On -street parking
may be permitted on 32" Avenue S where the paved width is not needed for turn lanes.
TP36 Make arterial travel a pleasing visual experience in order to reduce driver frustration
and speed.
FWCC Section 22-1524 provides for street trees in 6 foot sidewalks with street trees and a
raised landscaped median on S 3201h Street.
TP38 Include sufficient area in rights -of -way for bike lanes, sidewalks, and landscaped
median to provide separation from motorized traffic as funds allow. Use landscaped
medians to separate opposing traffic when safety and aesthetic purposes dictate the
need.
FWCC Sections 22-1524 thru 1528 provides for street trees in planter strips on all streets, a
raised landscaped median on S 320`h Street, and bike lanes on Weyerhaeuser Way S.
TP42 Arterial HOV improvements will be constructed along key corridors to improve flow
and encourage use of these more efficient modes.
FWCC Section 22-1524 provides for HOV lanes on S 3201h Street.
TP47 Access management, placing restrictions on left turns across major arterials, will be
used to reduce crash rates and extend capacity of major arterials.
FWCC Section 22-1543 provides access management standards for all city streets.
TP50 Provide sidewalks on both sides of all arterials streets as funding allows.
FWCC Section 22-1524 through 1528 provides for sidewalks on both sides of all streets.
TP51 Provide a one -mile grid of bicycle facilities connecting major activity centers,
recreational facilities, and schools.
FWCP Map III-19 identifies Weyerhaeuser Way S as a Class 2 bike facility, requiring on -
street bike lanes. It also identifies the BPA corridor as a Class 1 bike facility. The existing
easement should be modified to permit the City to develop and maintain a non -motorized trail
on this easement.
TP54 Work to extend the existing system of sidewalks, bikeways, and equestrian ways in the
city to provide safe access to public transit, neighborhood and business centers, parks,
schools, public facilities, and other recreational attractions.
FWCP Map III-19 identifies Weyerhaeuser Way S as a Class 2 bike facility, requiring on -
street bike lanes. It also identifies the BPA corridor as a Class 1 bike faculty. The existing
easement should be modified to permit the City to develop and maintain a non -motorized trail
on this easement.
TP60 Develop an arterial street HOV system and related enhancements which complements
the regional freeway HOV system, through the following actions:
a. Place emphasis on the development of HOV and transit priority improvements;
especially those requiring minimal cost or construction. These improvements
should pace the extension of the regional system and minimize the gaps between
traveler needs and system capacity.
b. Establish an urban traffic control system that gives priority to buses and HOV's.
C. Establish policy that when arterials require more than four through lane to
maintain the adopted LOS, additional travel lanes will be for HOV's. As HOV
lanes reach the adopted LOS standard, increase the vehicle occupancy
requirements for their use (e.g. increase from two or more to three or more
occupants). LOS will then be calculated by the average delay per person.
S 320' Street will reach capacity by 2015 if it is not widened. FWCC Section 22-1524
provides for a 6-lane roadway where the outside lanes will be HOV lanes.
TP62 Modify the development review process by:
a. Incorporating revised impact analysis procedures which comply with State GMA
concurrency and other requirements. The revisions need to include revised
Level of Service standards.
b. Streamlining to the extent possible minimize private development costs. Where
developments are consistent with this plan, they should be allowed to proceed by
mitigating site impact; developing appropriate components of the HOV, transit,
non -motorized and motorized chapters; and participating in an equitable
citywide improvement funding or mitigation payment program.
C. Incorporating requirements of the Americans with Disabilities Act.
d. Requiring explicit consideration of pedestrian and bicycle circulation, as well as
parking and general circulation needs.
The impact analysis procedures have been revised to reflect GMA requirements and the new
LOS standards. These include pro-rata share mitigation for, projects identified in the City's 6-
Year TIP. The City's adopted street standards incorporate ADA requirements and non -
motorized modes.
TP64 Encourage non -motorized improvements which minimize the need for residents to use
motorized modes by providing: 1) access to activity centers; 2) linkage to transit,
park& ride lots, and school bus networks; 3) completion of planned pedestrian/jogging
or bicycle trails; and 4) designating a network of streets which can safely and
efficiently accommodate bicycles.
The site plan should include non -motorized access directly between transit stops on S 3201
Street and the proposed buildings. Weyerhaeuser Way S includes bike lanes per FWCP Map
III-19. All frontage improvements will include sidewalks per FWCC Sections 22-1524
through 1528.
TP65 Enhance a non -motorized system by the following actions:
a. In instances where the citywide system of bike lanes, trails, and sidewalks
crosses or abuts new development or redevelopment, consider requiring the
developer to mitigate the impact of the development on the City's transportation
system by constructing bike lanes, trails, and sidewalks that interface with the
existing system.
b. Coordinate development of the non -motorized system with surrounding
jurisdictions and regional system extensions.
C. Extend the existing system of City sidewalks to all streets.
Weyerhaeuser Way S includes bike lanes per FWCP Map III-19. All frontage improvements
will include sidewalks per FWCC Sections 22-1524 through 1528. The BPA power line
easement should be modified to permit the City to construct and maintain a regional non -
motorized trail within the easement.
Summary
The proposed comprehensive plan amendment has the potential to generate a substantially
larger number of weekdaay trips than the existing designation. A TIA will be required to
determine the full extent of mitigation requirements.
The proposed site plan appears to conform to most codes and policies. To be fully consistent,
the following measures should be considered:
1. Provision for a future local street on the north and east sides of the site should be
considered to meet the block perimeter standard. A non -motorized path connection
between this local street and the parking lot on the east side of Weyerhaeuser Way S
would be needed to meet the non -motorized path block perimeter standard.
2. Provision of an amendment of the power line easement to permit the City to construct
and maintain a non -motorized path in this easement should be required.
3. Provision of a non -motorized path between the proposed buildings and transit stops on
S 320' Street should be required.
I: \99CMPAMN\tr99922r. wpd
LAKEHAVEN UTILITY DISTRICT
31627 1st Avenue South ♦ P. O. Bog 4249 ♦ Federal Way, WA 98063
COMMUNITY DEVELOPMENT
TECHNICAL REVIEW COM1%1ITTEE
AGENDA OF: September 2, 1999
ATTN: Ms. Margaret Clark
Senior Planner
SUBJECT: Agenda Item No. 3 - Comprehensive Plan Amendment
East Campus Residential North
CPA99-0003
COMMENTS:
A developer extension agreement will be required to extend mainline water and sewer facilities to serve the site.
Owner should apply separately to the District for this process at the same time formal application is submitted to
the City of Federal Way to avoid delays in construction. Please allow 3 to 4 months for plan review and approval.
The District's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU).
Residential equivalency for Office use is calculated as 0.3 ERU per 1,000 square feet of building area as an initial
estimate. Actual water consumption will be monitored and additional charges may be assessed within five years of
original connection. The District's current Capital Facilities Charges are $2,710/ERU for water and $2,720/ERU
for sewer. The Capital Facilities Charge for water will increase to $3,072/ERU on the earlier of December 1,
1999 or thirty (30) days following the full and final approval of the District's Comprehensive Water System Plan.
LM
Macy E. Y/aung Q
Development Services Supervisor
Direct Line: (253) 946-5400 FAX: (253) 529-4081
E-mail: myoung@lakehaven.org
Date:
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T' DEPARTMENT OF PUBLIC SAFETY
44= IF—FKFTL Memorandum
TO: Lieutenant Chris Norman
FROM: Officer Robert K. Schubert
DATE: August 24, 1999
SUBJ: CPTED
The following is a Crime Prevention Through Environmental Design summary for East
Campus Residential Development.
Summary: In regards to the requested response of this proposed site. Public -
safety would be most impacted by the use of this property being utilized for 82
dwelling units. The impact would be for additional police services required by a
residential development and responding to reports of domestic violence, burglary,
theft, traffic accidents, etc.
EAST CAMPUS RESIDENTIAL NORTH-- CPA99-0003/PRE99-0052
NAME
DEPARTMENT
PHONE #
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Residential North
S 320th Street, east of 1-5
Parcel # Square Non -buildable
Buildable
Building R.O.W
Critical
Public Market
Cushion
Sub -Total
Footage Square Ft.
Square Ft.
Footprint Factor
Areas
Purpose Factor
Factor
Buildable
Factor
Factor*
Factor (10%)
Sq. Feet
551560 0091 31,363 0
31.363
0.35
0.95
1.00
0.98
0.90
0.75
G,898
551560 0005 104,980 0
104,980
0.35
0.95
1.00
0.98
0.90
0.75
23,090
551560 0010 111,949 0
111,949
0.35
0.95
1.00
0.98
0.90
0.75
24,623
551560 0015 111,949 0
111,949
0.35
0.95
1.00
0.98
0.90
0.75
24,623
551560 0020 111,949 0
111,949
0.35
0.95
1,00
0.98
0.90
0.75
24,623
551560 0026 56,192 0
56,192
0.35
0.95
1.00
0.98
0.90
0.75
12,359
551560 0025 60,112 16,785
43,327
0.35
0.95
1.00
0.98
0.90
0.75
9,530
551560 0030 119,790 65,010
54,780
0.35
0.95
1.00
0.98
0.90
0.75
12,049
551560 0035 70,131 5,827
64,304
0.35
0.95
1.00
0.98
0.90
0.75
14,144
551560 0037 50,001 25,803
24,198
0.35
0.95
1.00
0.98
0.90
0.75
fir,
Total Square Footage: (Build Out)
Number of Jobs: (Build Out)
r�
AL
157:251
629
ar
Number of Jobs: (2015 formula - .127531$ Build Out Bldg. Square Footage)
80.2r'jC.2SO
Total Square Footage: (2015 formula - Jobs'
250 Square Feet = 2015 Building Sq. Ft.),
(al�l�i
�s' �,�,YJ
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20,056 l
* Critical Area Discount is 0, as wetlands have already been subtracted
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Taz 196:
Residential North
Remove 194 Multi -Family Units,
and 255 Single Family Units
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ANALYSIS OF EAST CAMPUS RESIDENTIAL DEVELOPMENT
EXISTING ZONE
Zone
Anticipated Use
Acres
Employment Residential
Capacity Capacity
Trip Generation
Drainage Impacts`
Others
RM3600 with a Development Agreement
RM3600 with
Condos
20.19 acres
0
82
Significantly less
Code should be
More
a Development
traffic on
adequate to address
impacts to
Agreement
weekdays and the
impacts
Public
Saturday peak
Safety
hour than either of
under this
the other
proposal
scenarios. Would
generate more
traffic on other
weekend periods
than the other
proposals
Under all scenarios, impacts are basically the same.
REQUESTED ZONE
Zone
Use
Acres
Employment
Residential
Trip Generation
Drainage Impacts
Others
Capacity
Capacity
Alternative #1
OP
Conceptual
20.19 acres
584 employees
0
Would generate
Code should be
146,000 sq. ft
(1/250 sq. ft.)
more traffic on
adequate to address
Office
weekdays and the
impacts
development
Saturday peak
hour than the
existing proposal
Alternative #2
OP
m Office
20.19 acres
3,002 employees
0.
Would generate
Care should be
uildout of
(1/250 sq: ft.)
between 3 and 30
adequate to address
750,741 sq. ft.
times the traffic ;'
impacts
based on Capacity
than the existing'
Analysis
proposal for 82
res units &
approx. 5 times
that of the
Alternative #1
f
proposal
A D-R-A-F-T
L VACANT
Res "antial North
1999 Capacity Analysis
(BASED ON 1999 ASSESSOR RECORDS AND FEDERAL WAY GIS DATA)
(Parcels with an improvemnt value of $0)
LOT
PUBLIC
MARKET
BUILDING
SUB -TOTAL OF
TOTAL
NET
R.O.W.
PURPOSE
FACTOR
FOOTPRINT
BUILDABLE
# OF
BUILDABLE
ZONING
SQ. FT.
FACTOR
FACTOR
(10%")
FACTOR
SQ. FEET
FLOORS
SQ FT
B
❑
0.98
0.90
0.35
0
2
_ 0
B1V
0
0.95
0.98
0.90
0.35
0
2
0
SP
0
6-05
0.98
0.90
0.35
0
2�
0
CC
0
0.85
1.00
CF
0
0.85
1.00
0.90
0.50
0
4
0
�CP-1_
..
_- - 0.95
0.98
- -0.10�
0.95
0
0
0.95
0. 8.
0.90
0.35
Z 1,267_
3
633,800
OP-1
0
0.95
0.98
0.90
0.35
Q
-
0
OP-2
0
0.95
0.98
0.90
0.35
0
3
0
61`5
0
0.95
0.98 0.98---
0.90
0.35
0.35
0
3
0
0
0.95
0.98
T0.90
0.35
D
2
0
PO
0
0.95
_D98
--a.90
0.35
TOTAL: 720,395 211,267 , 633,80B
2,535'
Number of Jobs: (2015 Formula - .127533' Build Out Building Square Footage)
Total Square Footage: (2015 formula - Jobs' 250 Square Feet = 2015 Building Sq. Ft.)
3/6/00
I.
CRY OF
i EM
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33530 First Way South
Federal Way, WA 98003
(253)661-4000
Fax (253) 661-4129
C PA99-0004/PRE 99-0051
QUADRANT RESIDENTIAL NORTH
Review For Recommendation of Changing The
Comprehensive Plan Designation of The Site
REVIEW CHECKLIST
Project Name: Quadrant Residential Development
Date: August3l, 1999
Project No.: CPA99-0003/PRE99-0052
Reviewed By: Margaret H. Clark
BACKGROUND INFORMATION
1. Proposal
2. Location:
3. Existing Comprehensive Plan
Designation:
4. Site Area:
5. Required Permit Process Comprehensive Plan Amendment
6. Is SEPA required?
SEPA will be done as part of the comprehensive plan for the comprehensive plan
amendment. When a land use application is submitted, SEPA will be required for the
project.
NON-CONFORMANCE (NOT APPLICABLE, THE SITE IS PRESENTLY VACANT)
REVIEW REQUIREMENTS
W
Front Yard
Side Yard
Rear Yard
Max.
Height
Lot
Coverage
❑ Applicable Special Notes from city code. See FWCC 22-964 for discussion of facade
modulation.
Design guidelines are not being addressed at this stage. They will be addressed when
the land use application is submitted for review.
❑ Parking stall count. Round up fractional answer (FWCC 22-1379).
❑ Twenty-five percent maximum compact stall ratio (FWCC 22-1442).
Whenever feasible, parking should be behind building (FWCC 22-1441). Commercial
parking may be in required yards (FWCC 22-1135[31).
❑ Parking stall/drive aisle geometry (8% x 18 standard, 8 x 15 compact, and 8 x 23
parallel stall with 25% foot two way drive aisle).
❑ Four foot wide sidewalk from street to front of building (WAC 51.20.3103[2]).
❑ Five foot sidewalk between parking and building (FWCC 22-1444).
❑ Significant Trees. Are significant trees onsite? If so, was significant tree retention plan
provided (FWCC 22-1568[c] [2])? See FWCC 22-1568 for further discussion.
Show location of significant trees.
❑ Perimeter landscaping (FWCC 22-1566).
Type III landscaping 10 feet wide required along public r-o-w's and ingress/egress
easements
Type I, 15 ft wide adjacent to residential zone
Type III landscaping 5 feet wide required on other perimeters.
❑ Interior Landscaping
❑ Maximum 75 percent of proposed landscaping may be sod lawn (FWCC 22-
1564[k][1]).
Parking lot landscaping area calculations (FWCC 22-1567[b][1]).
Landscape area proposed/required 22 square feet per parking stall when 50 or more
parking stalls are provided.
❑ Parking lot landscape island geometry (FWCC 22-1567[c]).
❑ Parking lot curbing (FWCC 22-1567[d]).
❑ Parking lot screening (three foot berm, landscaping, or equal) provided abutting right-
of-way's (FWCC 22-1567[e][1]).
❑ Two foot car overhang allowed into required buffer/landscaping (FWCC 22-1567[f]).
❑ An area for recycling and garbage containers is required (FWCC 22-949)
Garbage and recycling storage areas shall be located adjacent to each other.
Recycling area (minimum 65 square feet) provided (FWCC 22-949[e]).
Enclosures prohibited in required yards or buffers (FWCC 22-949[d]).
Outdoor use and storage areas prohibited in required buffers for primary use (FWCC 22-
1113[c][1]).
Trash enclosure screened with a 100 percent sight obscuring fence or wall and appropriate
landscaping (FWCC 22-1564[d]).
a
PLANREV.CKL
REVISED 9/ 1 /99
interoffice
MEMORANDUM Federal Way Dept. of Public Works
Traffic Services Division
To: Margaret Clark, AICP, Senior Planner
Trent Ward, P.E., Development Services Manager
From: Rick Perez, P.E., City Traffic Engineer
Subject: East Campus Residential Development; CPA99-0003/PRE99-0052
Date: August 12, 1999
I have reviewed the project site and submitted materials and have the following comments.
Transportation Impact Analysis
Based on the estimated evening peak hour trip generation of 243 trips, a Transportation Impact
Analysis will be required.
A comparison of the trip generation of the existing land use designation under the developer
agreement for the property and the proposed use is shown in the table below:
Time Period
E-xisting Proposal I
New Proposal
Buildout Proposal
Weekday
550
1775
1878
Weekday Morning Peak Hour
36
252
268
Weekday Evening Peak Hour
52
243
256
Saturday
465
330
373
Saturday Peak Hour
39
60
64
Sunday
397
143
154
Sunday Peak Hour
37
20
22
The new proposal would generate significantly more traffic on weekdays and the Saturday
peak hour than the existing proposal. The existing proposal would generate more traffic on
other weekend periods than the new proposal. 0
..r■�.�r�r11�11t��:iC.�3i'���dCr]li*i.�fl�il��iyrlCrliiwrlsire.��..:,_�.�,:�.,��,.��[�*.•�� r
The plan proposes constructing a fourth leg at the intersection of S 320th Street and
Weyerhaeuser Way S, which would require modifications to the existing traffic signal.
Therefore the TIA should also include a signal progression analysis for both morning and
evening peak hours which demonstrates that the modifications would not result in any
reduction in greenband width with a progression speed within 5 mph of the posted speed limit.
Frontage Improvements
S 320`h Street is a principal arterial, per FWCP Map III-6. Per FWCC Section 22-1524, the
planned roadway section for S 320th Street is a Type A street, consisting of an 86-foot street
with raised landscaped median, curb, gutter, 6-foot planting strips, 8-foot sidewalks, and street
lights in a 120-foot right-of-way. Ten feet of additional right-of-way would be required to be
dedicated to the City on S 320th Street east of Weyerhaeuser Way S.
Weyerhaeuser Way S is a principal collector per FWCP Map III-6. Per FWCC Section 22-
1526, the planned roadway section for Weyerhaeuser Way S is a Type K street, consisting of a
44-foot street with curbs, gutters, 6-foot planting strips, 8-foot sidewalks, street lights, and
street trees in a 78-foot right-of-way. Additional right-of-way may be required near the
intersection of S 320th Street in order to properly align lanes across the intersection as would
be determined in the TIA.
Staff would support a written modification request pursuant to FWCC Section 22-1477 to
reduce the width of Weyerhaeuser Way S by tapering to eliminate the two-way left -turn lane
north of the site access points as long as queuing for the 95th percentile queue length for the
southbound left -turn at this intersection is provided. This would result in a 32-foot street in a
56-foot right-of-way.
32nd Avenue S is a minor collector per FWCP Map III-6. Per FWCC Section 22-1527, the
planned roadway section for 32nd Avenue S is a Type R street, which is a 40-foot street with
curb, gutter, 4-foot planting strip, 6-foot sidewalk, and street lights in a 66-foot right-of-way.
An additional 3 feet of right-of-way would need to be dedicated on meet this standard.
In addition, the TIA would need to determine the 951h percentile queue lengths at the
intersection of S 3201h Street and 32nd Avenue S to determine the location of the site access
onto 32" Avenue S. Additional widening on the west side of the centerline of 32nd Avenue S
may be required to accommodate the 951h percentile queue lengths in the turn lanes at this
intersection.
The BPA power line easement on the north side of the site is planned to have a regional non -
motorized trail. The easement should be modified to permit the City to use the easement for
this purpose.
Access
FWCC Section 22-1543 provides requirements for the spacing of driveways and street
intersections. One access per 330 feet of frontage may be permitted.
S 320`h Street has an access classification of 1. The site plan proposes no direct access to S
3201h Street. A left-in/right-in/right-out access may be permitted between 32nd Avenue S and
Weyerhaeuser Way S provided it would not conflict with the 95`h percentile queues from 32na
Avenue S, otherwise the access may be right-in/right-out.
Weyerhaeuser Way S has an access classification of 4. The site plan proposes driveways on
the east and west sides of Weyerhaeuser Way S approximately 410 feet north of S 3201h Street
and approximately 360 feet south of the site's north property line. Two full accesses may be
allowed provided left -turn movements would not conflict with the 951 percentile queue from S
320`h Street.
32nd Avenue S has an access classification of 5. The site plan proposes a driveway
approximately 300 feet north of S 320`h Street. A full access may be allowed provided left -
turn movements would not conflict with the 95`h percentile queue from S 320`h Street.
Applicable Comprehensive Plan Policies
TP10 Protect existing and acquire future right-of-way consistent with the functional
classification cross-section (transit, rail, bike, and pedestrian) needs. Require
developments to dedicate right-of-way commensurate with the impacts of the
development to the existing and planned transportation system.
This policy is reflected in the frontage improvement requirements.
TP16 The City's LOS standard shall be E. This is defined herein as volume%apacity ratio
less than 1.00 in accordance with Highway Capacity Manual (1994) 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 60 seconds of
stopped delay per vehicle. Where transit or HOV facilities are provided, the LOS shall
be measured by a average delay and volume%apacity ratio per person rather than per
vehicle. This standard shall be used to identify concurrency needs and mitigation of
development impacts. For lang-range transportation planning and concurrency
analysis, a volume%apacity ratio of 0.90 or greater will be used to identify locations
for the more detailed operational analysis.
The TIA will be required to identify improvements necessary to maintain the LOS standard.
TP19 Limit single -occupant vehicle capacity increases to those required to maintain the
existing LOS, either by providing new streets or widening existing streets. Maintain
existing and preserve future street connections vital to system integrity.
The proposed extensions of Weyerhaeuser Way S and 32" Avenue S are intended to provide
new streets to reduce the forecast need to widen Military Road S.
TP20 Take advantage of opportunities to open new road connections to create route
alternatives, especially in areas with few access choices.
The proposed extensions of Weyerhaeuser Way S and 32°d Avenue S are intended to provide
new streets in an area that will be extensively redeveloped and reduce impacts of new
development on Military Road S.
TP21 Enhance traffic circulation and access with closer spacing of through streets, unless
geographical constraints do not permit, as follows:
a. Arterial streets at least every mile.
b. Collector streets approximately every 660 feet in the City Center and 114 mile
elsewhere.
C. Local streets with a maximum block perimeter of 2640 feet.
d. Non -motorized paths with a maximum block perimeter of 1320 feet.
The proposed extensions of Weyerhaeuser Way S and 3211 Avenue S assure that these spacing
standards are met for the arterial and collectors. However, a local street would have to be
developed on the north and east sides of the site to meet the block perimeter standard. If this
were done, the non -motorized path block perimeter standard could be met by providing a
pathway between the local street and Weyerhaeuser Way through the parking lot.
TP22 Develop access management standards to minimize the number of curb cuts on arterials
to improve pedestrian and vehicle safety.
FWCC Section 22-1543 provides access management standards to implement this policy.
TP27 Prohibit parking on arterial and collector streets, except on low volume business
district streets in the City Center when neither safety nor transit operations would be
compromised.
No parking would be provided on S 320`h Street and Weyerhaeuser Way S. On -street parking
may be permitted on 32" d Avenue S where the paved width is not needed for turn lanes.
TP36 Make arterial travel a pleasing visual experience in order to reduce driver frustration
and speed.
FWCC Section 22-1524 provides for street trees in 6 foot sidewalks with street trees and a
raised landscaped median on S 320`' Street.
TP38 Include sufficient area in rights -of -way for bike lanes, sidewalks, and landscaped
median to provide separation from motorized traffic as funds allow. Use landscaped
medians to separate opposing traffic when safety and aesthetic purposes dictate the
need.
FWCC Sections 22-1524 thru 1528 provides for street trees in planter strips on all streets, a
raised landscaped median on S 320`' Street, and bike lanes on Weyerhaeuser Way S.
TP42 Arterial HOV improvements will be constructed along key corridors to improve flow
and encourage use of these more efficient modes.
FWCC Section 22-1524 provides for HOV lanes on S 320" Street.
TP47 Access management, placing restrictions on left turns across major arterials, will be
used to reduce crash rates and extend capacity of major arterials.
FWCC Section 22-1543 provides access management standards for all city streets.
TP50 Provide sidewalks on both sides of all arterials streets as funding allows.
FWCC Section 22-1524 through 1528 provides for sidewalks on both sides of all streets.
TP51 Provide a one -mile grid of bicycle facilities connecting major activity centers,
recreational facilities, and schools.
FWCP Map III-19 identifies Weyerhaeuser Way S as a Class 2 bike facility, requiring on -
street bike lanes. It also identifies the BPA corridor as a Class 1 bike facility. The existing
easement should be modified to permit the City to develop and maintain a non -motorized trail
on this easement.
TP54 Work to extend the existing system of sidewalks, bikeways, and equestrian ways in the
city to provide safe access to public transit, neighborhood and business centers, parks,
schools, public facilities, and other recreational attractions.
FWCP Map III-19 identifies Weyerhaeuser Way S as a Class 2 bike facility, requiring on -
street bike lanes. It also identifies the BPA corridor as a Class 1 bike faculty. The existing
easement should be modified to permit the City to develop and maintain a non -motorized trail
on this easement.
TP60 Develop an arterial street HOV system and related enhancements which complements
the regional freeway HOV system, through the following actions:
a. Place emphasis on the development of HOV and transit priority improvements;
especially those requiring minimal cost or construction. These improvements
should pace the extension of the regional system and minimize the gaps between
traveler needs and system capacity.
b. Establish an urban traffic control system that gives priority to buses and HOV's.
C. Establish policy that when arterials require more than four through lane to
maintain the adopted LOS, additional travel lanes will be for HOV's. As HOV
lanes reach the adopted LOS standard, increase the vehicle occupancy
requirements for their use (e.g. increase from two or more to three or more
occupants). LOS will then be calculated by the average delay per person.
S 320" Street will reach capacity by 2015 if it is not widened. FWCC Section 22-1524
provides for a 6-lane roadway where the outside lanes will be HOV lanes.
TP62 Modify the development review process by:
a. Incorporating revised impact analysis procedures which comply with State GMA
concurrency and other requirements. The revisions need to include revised
Level of Service standards.
b. Streamlining to the extent possible minimize private development costs. Where
developments are consistent with this plan, they should be allowed to proceed by
mitigating site impact; developing appropriate components of the HOV, transit,
non -motorized and motorized chapters; and participating in an equitable
citywide improvement funding or mitigation payment program.
C. Incorporating requirements of the Americans with Disabilities Act.
d. Requiring explicit consideration of pedestrian and bicycle circulation, as well as
parking and general circulation needs.
The impact analysis procedures have been revised to reflect GMA requirements and the new
LOS standards. These include pro-rata share mitigation for projects identified in the City's 6-
Year TIP. The City's adopted street standards incorporate ADA requirements and non -
motorized modes.
TP64 Encourage non -motorized improvements which minimize the need for residents to use
motorized modes by providing: 1) access to activity centers; 2) linkage to transit,
park& ride lots, and school bus networks; 3) completion of planned pedestrian/jogging
or bicycle trails; and 4) designating a network of streets which can safely and
efficiently accommodate bicycles.
The site plan should include non -motorized access directly between transit stops on S 320`'
Street and the proposed buildings. Weyerhaeuser Way S includes bike lanes per FWCP Map
III-19. All frontage improvements will include sidewalks per FWCC Sections 22-1524
through 1528.
TP65 Enhance a non -motorized system by the following actions:
a. In instances where the citywide system of bike lanes, trails, and sidewalks
crosses or abuts new development or redevelopment, consider requiring the
developer to mitigate the impact of the development on the City's transportation
system by constructing bike lanes, trails, and sidewalks that interface with the
existing system.
b. Coordinate development of the non -motorized system with surrounding
jurisdictions and regional system extensions.
C. Extend the existing system of City sidewalks to all streets.
Weyerhaeuser Way S includes bike lanes per FWCP Map III-19. All frontage improvements
will include sidewalks per FWCC Sections 22-1524 through 1528. The BPA power line
easement should be modified to permit the City to construct and maintain a regional non -
motorized trail within the easement.
Summary
The proposed comprehensive plan amendment has the potential to generate a substantially
larger number of weekdaay trips than the existing designation. A TIA will be required to
determine the full extent of mitigation requirements.
The proposed site plan appears to conform to most codes and policies. To be fully consistent,
the following measures should be considered:
1. Provision for a future local street on the north and east sides of the site should be
considered to meet the block perimeter standard. A non -motorized path connection
between this local street and the parking lot on the east side of Weyerhaeuser Way S
would be needed to meet the non -motorized path block perimeter standard.
2. Provision of an amendment of the power line easement to permit the City to construct
and maintain a non -motorized path in this easement should be required.
3. Provision of a non -motorized path between the proposed buildings and transit stops on
S 3201 Street should be required.
I. \99CMPAMN \tr990922. wpd
interoffice
MEMORANDUM Federal Way Dept. of Public Works
Traffic Services Division
To: Margaret Clark, AICP, Senior Planner
Trent Ward, P.E., Development Services Manager
From: Rick Perez, P.E., City Traffic Engineer
Subject: East Campus Residential Development; CPA99-0003/PRE99-0052
Date: August 12, 1999
I have reviewed the project site and submitted materials and have the following comments.
Transportation Impact Analysis
Based on the estimated evening peak hour trip generation of 243 trips, a Transportation
Impact Analysis will be required.
A comparison of the trip generation of the existing land use designation under the developer
agreement for the property and the proposed use is shown in the table below:
Time: Period
Proposal.
mw Proposal
Bhildout Proposal
Weekday
550
1775
6241
Weekday Morning Peak Hour
36
252
930
Weekday Evening Peak Hour
52
243
921
Saturday
465
330
1622
Saturday Peak Hour
39
60
308
Sunday
397
143
736
Sunday Peak Hour
37
20
105
The new proposal would generate significantly more traffic on weekdays and the Saturday
peak hour than the existing proposal. The existing proposal would generate more traffic on
other weekend periods than the new proposal. The buildout proposal would between 3 and
30 times the traffic than the existing proposal and approximately 5 times that of the new
proposal.
The plan proposes constructing a fourth leg at the intersection of S 320th Street and
Weyerhaeuser Way S, which would require modifications to the existing traffic signal.
Therefore the TIA should also include a signal progression analysis for both morning and
evening peak hours which demonstrates that the modifications would not result in any
reduction in greenband width with a progression speed within 5 mph of the posted speed
limit.
Frontage Improvements
S 3201 Street is a principal arterial, per FWCP Map III-6. Per FWCC Section 22-1524, the
planned roadway section for S 320th Street is a Type A street, consisting of an 86-foot street
with raised landscaped median, curb, gutter, 6-foot planting strips, 8-foot sidewalks, and
street lights in a 120-foot right-of-way. Ten feet of additional right-of-way would be
required to be dedicated to the City on S 320th Street east of Weyerhaeuser Way S.
Weyerhaeuser Way S is a principal collector per FWCP Map III-6. Per FWCC Section 22-
1526, the planned roadway section for Weyerhaeuser Way S is a Type K street, consisting of
a 44-foot street with curbs, gutters, 6-foot planting strips, 8-foot sidewalks, street lights, and
street trees in a 78-foot right-of-way. Additional right-of-way may be required near the
intersection of S 320th Street in order to properly align lanes across the intersection as would
be determined in the TIA.
Staff would support a written modification request pursuant to FWCC Section 22-1477 to
reduce the width of Weyerhaeuser Way S by tapering to eliminate the two-way left -turn lane
north of the site access points as long as queuing for the 95th percentile queue length for the
southbound left -turn at this intersection is provided. This would result in a 32-foot street in
a 56-foot right-of-way.
32" Avenue S is a minor collector per FWCP Map III-6. Per FWCC Section 22-1527, the
planned roadway section for 32nd Avenue S is a Type R street, which is a 40-foot street with
curb, gutter, 4-foot planting strip, 6-foot sidewalk, and street lights in a 66-foot right-of-way.
An additional 3 feet of right-of-way would need to be dedicated on meet this standard.
In addition, the TIA would need to determine the 95' percentile queue lengths at the
intersection of S 320' Street and 32nd Avenue S to determine the location of the site access
onto 32nd Avenue S. Additional widening on the west side of the centerline of 32nd Avenue S
may be required to accommodate the 95' percentile queue lengths in the turn lanes at this
intersection.
The BPA power line easement on the north side of the site is planned to have a regional non -
motorized trail. The easement should be modified to permit the City to use the easement for
this purpose.
Access
FWCC Section 22-1543 provides requirements for the spacing of driveways and street
intersections. One access per 330 feet of frontage may be permitted.
S 320`' Street has an access classification of 1. The site plan proposes no direct access to S
320' Street. A left-in/right-in/right-out access may be permitted between 32nd Avenue S and
Weyerhaeuser Way S provided it would not conflict with the 95`' percentile queues from 32nd
Avenue S, otherwise the access may be right-in/right-out.
Weyerhaeuser Way S has an access classification of 4. The site plan proposes driveways on
the east and west sides of Weyerhaeuser Way S approximately 410 feet north of S 320`'
Street and approximately 360 feet south of the site's north property line. Two full accesses
may be allowed provided left -turn movements would not conflict with the 95`' percentile
queue from S 320' Street.
32" Avenue S has an access classification of 5. The site plan proposes a driveway
approximately 300 feet north of S 320"' Street. A full access may be allowed provided left -
turn movements would not conflict with the 95' percentile queue from S 320`" Street.
Applicable Comprehensive Plan Policies
TP10 Protect existing and acquire future right-of-way consistent with the functional
classification cross-section (transit, rail, bike, and pedestrian) needs. Require
developments to dedicate right-of-way commensurate with the impacts of the
development to the existing and planned transportation system.
This policy is reflected in the frontage improvement requirements.
TP16 The City's LOS standard shall be E. This is defined herein as volume%apacity ratio
less than 1.00 in accordance with Highway Capacity Manual (1994) 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 60 seconds of
stopped delay per vehicle. Where transit or HOV facilities are provided, the LOS
shall be measured by a average delay and volume%apacity ratio per person rather
than per vehicle. This standard shall be used to identify concurrency needs and
mitigation of development impacts. For lang-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.
The TIA will be required to identify improvements necessary to maintain the LOS standard.
TP19 Limit single -occupant vehicle capacity increases to those required to maintain the
existing LOS, either by providing new streets or widening existing streets. Maintain
existing and preserve future street connections vital to system integrity.
The proposed extensions of Weyerhaeuser Way S and 32nd Avenue S are intended to provide
new streets to reduce the forecast need to widen Military Road S.
TP20 Take advantage of opportunities to open new road connections to create route
alternatives, especially in areas with few access choices.
The proposed extensions of Weyerhaeuser Way S and 32"d Avenue S are intended to provide
new streets in an area that will be extensively redeveloped and reduce impacts of new
development on Military Road S.
TP21 Enhance traffic circulation and access with closer spacing of through streets, unless
geographical constraints do not permit, as follows:
a. Arterial streets at least every mile.
b. Collector streets approximately every 660 feet in the City Center and 114 mile
elsewhere.
C. Local streets with a maximum block perimeter of 2640 feet.
d. Non -motorized paths with a maximum block perimeter of 1320 feet.
The proposed extensions of Weyerhaeuser Way S and 32"d Avenue S assure that these
spacing standards are met for the arterial and collectors. However, a local street would have
to be developed on the north and east sides of the site to meet the block perimeter standard.
If this were done, the non -motorized path block perimeter standard could be met by
providing a pathway between the local street and Weyerhaeuser Way through the parking lot.
TP22 Develop access management standards to minimize the number of curb cuts on
arterials to improve pedestrian and vehicle safety.
FWCC Section 22-1543 provides access management standards to implement this policy.
TP27 Prohibit parking on arterial and collector streets, except on low volume business
district streets in the City Center when neither safety nor transit operations would be
compromised.
No parking would be provided on S 320`' Street and Weyerhaeuser Way S. On -street
parking may be permitted on 32"d Avenue S where the paved width is not needed for turn
lanes.
TP36 Make arterial travel a pleasing visual experience in order to reduce driver frustration
and speed.
FWCC Section 22-1524 provides for street trees in 6 foot sidewalks with street trees and a
raised landscaped median on S 320' Street.
TP38 Include sufficient area in rights -of -way for bike lanes, sidewalks, and landscaped
median to provide separation from motorized traffic as funds allow. Use landscaped
medians to separate opposing traffic when safety and aesthetic purposes dictate the
need.
FWCC Sections 22-1524 thru 1528 provides for street trees in planter strips on all streets, a
raised landscaped median on S 320' Street, and bike lanes on Weyerhaeuser Way S.
TP42 Arterial HOV improvements will be constructed along key corridors to improve flow
and encourage use of these more efficient modes.
FWCC Section 22-1524 provides for HOV lanes on S 320`' Street.
TP47 Access management, placing restrictions on left turns across major arterials, will be
. used to reduce crash rates and extend capacity of major arterials.
FWCC Section 22-1543 provides access management standards for all city streets.
TP50 Provide sidewalks on both sides of all arterials streets as funding allows.
FWCC Section 22-1524 through 1528 provides for sidewalks on both sides of all streets.
TP51 Provide a one -mile grid of bicycle facilities connecting major activity centers,
recreational facilities, and schools.
FWCP Map III-19 identifies Weyerhaeuser Way S as a Class 2 bike facility, requiring on -
street bike lanes. It also identifies the BPA corridor as a Class 1 bike facility. The existing
easement should be modified to permit the City to develop and maintain a non -motorized trail
on this easement.
TP54 Work to extend the existing system of sidewalks, bikeways, and equestrian ways in the
city to provide safe access to public transit, neighborhood and business centers, parks,
schools, public facilities, and other recreational attractions.
FWCP Map III-19 identifies Weyerhaeuser Way S as a Class 2 bike facility, requiring on -
street bike lanes. It also identifies the BPA corridor as a Class 1 bike faculty. The existing
easement should be modified to permit the City to develop and maintain a non -motorized trail
on this easement.
TP60 Develop an arterial street HOV system and related enhancements which complements
the regional freeway HOV system, through the following actions:
a. Place emphasis on the development of HOV and transit priority improvements;
especially those requiring minimal cost or construction. These improvements
should pace the extension of the regional system and minimize the gaps
between traveler needs and system capacity.
b. Establish an urban traffic control system that gives priority to buses and
HOV's.
C. Establish policy that when arterials require more than four through lane to
maintain the adopted LOS, additional travel lanes will be for HOV's. As HOV
lanes reach the adopted LOS standard, increase the vehicle occupancy
requirements for their use (e.g. increase from two or more to three or more
occupants). LOS will then be calculated by the average delay per person.
S 3201 Street will reach capacity by 2015 if it is not widened. FWCC Section 22-1524
provides for a 6-lane roadway where the outside lanes will be HOV lanes.
TP62 Modify the development review process by:
a. Incorporating revised impact analysis procedures which comply with State
GMA concurrency and other requirements. The revisions need to include
revised Level of Service standards.
b. Streamlining to the extent possible minimize private development costs. Where
developments are consistent with this plan, they should be allowed to proceed
by mitigating site impact; developing appropriate components of the HOV,
transit, non -motorized and motorized chapters; and participating in an
equitable citywide improvement funding or mitigation payment program.
C. Incorporating requirements of the Americans with Disabilities Act.
d. Requiring explicit consideration of pedestrian and bicycle circulation, as well
as parking and general circulation needs.
The impact analysis procedures have been revised to reflect GMA requirements and the new
LOS standards. These include pro-rata share mitigation for projects identified in the City's
6-Year TIP. The City's adopted street standards incorporate ADA requirements and non -
motorized modes.
TP64 Encourage non -motorized improvements which minimize the need for residents to use
motorized modes by providing: 1) access to activity centers; 2) linkage to transit,
park& ride lots, and school bus networks; 3) completion of planned pedestrian/jogging
or bicycle trails; and 4) designating a network of streets which can .safely and
efficiently accommodate bicycles.
The site plan should include non -motorized access directly between transit stops on S 320'
Street and the proposed buildings. Weyerhaeuser Way S includes bike lanes per FWCP Map
III-19. All frontage improvements will include sidewalks per FWCC Sections 22-1524
through 1528.
TP65 Enhance a non -motorized system by the following actions:
a. In instances where the citywide system of bike lanes, trails, and sidewalks
crosses or abuts new development or redevelopment, consider requiring the
developer to mitigate the impact of the development on the City's
transportation system by constructing bike lanes, trails, and sidewalks that
interface with the existing system.
b. Coordinate development of the non -motorized system with surrounding
jurisdictions and regional system extensions.
C. Extend the existing system of City sidewalks to all streets.
Weyerhaeuser Way S includes bike lanes per FWCP Map III-19. All frontage improvements
will include sidewalks per FWCC Sections 22-1524 through 1528. The BPA power line
easement should be modified to permit the City to construct and maintain a regional non -
motorized trail within the easement.
Summary
The proposed comprehensive plan amendment has the potential to generate a substantially
larger number of trips than the existing designation. A TIA will be required to determine the
full extent of mitigation requirements.
The proposed site plan appears to conform to most codes and policies. To be fully
consistent, the following measures should be considered:
1. Provision for a future local street on the north and east sides of the site should be
considered to meet the block perimeter standard. A non -motorized path connection
between this local street and the parking lot on the east side of Weyerhaeuser Way S
would be needed to meet the non -motorized path block perimeter standard.
2. Provision of an amendment of the power line easement to permit the City to construct
and maintain a non -motorized path in this easement should be required.
3. Provision of a non -motorized path between the proposed buildings and transit stops on
S 3201 Street should be required. .
L:\PRMSYS\DOCUMENT\CPA99-00.03\TR990812.DOC
CITY OF ".-
33530 1 ST WAY SOUTH
August 2, 1999
Mr. Peter Orser
Quadrant
PO Box 130
Bellevue, WA 98009
(253) 661-4000
FEDERAL WAY, WA 98003-6210
Re: COMPREHENSIVE PLAN AMENDMENT — EAST CAMPUS RESIDENTIAL NORTH
Preapplication Meeting — File Numbers CPA99-0003 & PRE99-0052
Dear Mr. Orser;
The submittal packet for the above project has been routed to members of the Development
Review Committee. A meeting with project proponents has been scheduled as follows:
September 1,1999 at 10:30 a.m.
City Hall
Department of Community Development Services
33530 First Way South
Federal Way, WA 98003
We look forward to meeting with you, or your representative, at that time. Please call Margaret
Clark, Senior Planner, at (253) 661-4111 if you have any questions (please note that Ms. Clark is
out of the office until August 16, 1999).
Sincerely,
t
E. Tina Piety
Administrative Assistant
LAPRMSYS\D0CUMENT\PRE99 00 52\Schedule doc
ANALYSIS OF EAST CAMPUS RESIDENTIAL DEVELOPMENT
EXISTING ZONE
Zone Anticipated Use
Acres
Employment
Capacity
Residential
Capacity
Trip Generation
Drainage Impacts'
Others
RM3600 with a Development Agreement
RM3600 with
Condos
20.19 acres
0
82
Significantly less
Code should be
More
a Development
traffic on
adequate to address
impacts to
Agreement
weekdays and the
impacts
Public
Saturday peak
Safety
hour than either of
under this
the other
proposal
scenarios. Would
generate more
traffic on other
weekend periods
than the other
proposals
'Under all scenarios, impacts are basically the same.
REQUESTED ZONE
Zone
Use
Acres
Employment
Residential
Trip Generation
Drainage Impacts
Others
Capacity
Capacity
Alternative #1
OP
Conceptual
20.19 acres
584 employees
0
Would generate
Code should be
146,000 sq. ft
(1/250 sq. ft.)
more traffic on
adequate to address
Office
weekdays and the
impacts
development
Saturday peak
hour than the
existing proposal
Alternative #2
OP
Maximum Office
20.19 acres
3,002 employees
0
Would generate
Code should be
Buildout of
(1/250 sq. ft.)
between 3 and 30
adequate to address
750,741 sq. ft.
times the traffic
impacts
based on Capacity
than the existing
Analysis
proposal for 82
res units &
approx. 5 times
that of the
Alternative #1
proposal
°` DEPARTMENT OF PUBLIC SAFETY
�j � �L Memorandum
TO: Lieutenant Chris Norman
FROM: Officer Robert K. Schubert
DATE: August 24, 1999
SUBJ: CPTED
The following is a Crime Prevention Through Environmental Design summary for East
Campus Residential Development Alternative #2.
Summary: In response to the requested document. The public safety would most
be impacted by this site being utilized for 82 dwelling units. The site proposal alternative would
be better suited for the area for business and the utilization of Interstate 5.
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT
MEMORANDUM
DATE: July 28,1999
TO: Community Development Review Committee (CDRC) Members
Trent Ward, Public Works Department (2 copies — 1 for Traffic)
Commander Dan Coulombe, Public Safety Department
Jerry Thorsen, KC Fire #39
Mary Young, Supervisor of Technical Services, Lakehaven Utility District
PROJECT PLANNER: Margaret H. Clark, AICP, Senior Planner
(Comprehensive Plan Amendment)
PHONE:
(253) 661-4111
PLEASE RESPOND BY: Internal on August 18, 1999 (Special Meeting).
With applicant on September 1, 1999 (Special Meeting).
FILE NUMBERS: CPA99-0003/PRE99-0052 — Alternative #2
PROJECT NAME: East Campus Residential Development
PROJECT LOCATION: North of S 320' and east of I-5
PROJECT DESCRIPTION: Alternative #2 addresses a scenario of total build out of the site with office
development under OP zoning. This is a likely scenario in the event that the
request for a comprehensive plan designation of Office Park and OP zoning
is granted and the Weyerhaeuser Company does not develop the site with
146,000 square foot of office use in four separate buildings. Based on a
capacity analysis by the city, the site has the capacity to accommodate
750,741 square feet of office (see the attached spreadsheet).
REQUESTED RESPONSE: We would like to evaluate the impacts of 750,741 square feet of office
development relative to the allowable use of 82 dwelling units under the
existing RM 3600 zoning with a development agreement governing this
property.
Please respond as to whether the impacts to your particular area of interest,
e.g., traffic, drainage, public safety, fire, or water and sewer service, would
be greater with 750,741 square feet of office use or 82 dwelling units.
PROJECT CONTACT: Same as planner (Margaret Clark)
LAJ`RMSYS\DOCUMENTPRE99_00 52\DRC3MEM2 DOC/July 30, 1999
ST
C
City of Federal Way
COMPREHENSIVE PLAN
1999 N Y`
SITE SPECIFIC REQUESTS
CF
i R FOR COMPREHENSIVE PLAN
RM24oa tie -
2� R_4----�� + [KC] DESIGNATION CHANGES
C F S tKcy ! ' iR-4 4
{xc
3561I{ yT, jQuadrant
7 ± i ' Site Specific Request #3
CC Exisiting Designation:
Comprehensive Plan: {Kc} 7'
Multifamily,
Zoning: RM3600
......; r
S. 3 Th S
Proposed Designation:
cc Comprehensive Plan: P-
Office Park
Zoning: OP
-- N
P-1
OP-1 *
op1 *
Map Printed -May 261999
Residential North
S 320th Street, east of 1-5
Parcel #
Square
Non -buildable
Buildable
Building
# of
Maximum
Footage
Square Ft.
Square Ft.
Footprint
Floors
Square
Factor
Footage
551560 0091
31,363
0
31,363
0.35
3
32,931
551560 0005
104,980
0
104,980
0.3.5
3
110,229
551560 0010
111,949
0
111,949
0.35
3
117,546
551560 0015
111,949
0
111,949
0.35
3
117,546
551560 0020
111,949
0
111,949
0.35
3
117,546
551560 0026
56,192
0
56,192
0.35
3
59,002
551560 0025
60,112
16,785
43,327
0.35
3
45,493
551560 0030
119,790
65,010
54,780
0.35
3
57,519
551560 0035
70,131
5,827
64,304
0.35
3
67,519
551560 0037
50,001
25,803
24,198
0.35
3
25,408
Total
760,741
CITY OF FEDERAL WAY D2-
DEPARTMENT OF COMMUNITY DEVELOPMENT
MEMORANDUM
DATE: July 28,1999
TO: Community Development Review Committee (CDRC) Members
Trent Ward, Public Works Department (2 copies — 1 for Traffic)
Commander Dan Coulombe, Public Safety Department
Jerry Thorsen, KC Fire #39
Mary Young, Supervisor of Technical Services, Lakehaven Utility District
PROJECT PLANNER: Margaret H. Clark, AICP, Senior Planner
(Comprehensive Plan Amendment)
PHONE:
(253)661-4111
PLEASE RESPOND BY: Internal on August 18, 1999 (Special Meeting).
With applicant on September 1, 1999 (Special Meeting).
************************************************************************************
FILE NUMBERS:
PROJECT NAME:
PROJECT LOCATION:
PROJECT DESCRIPTION:
CPA99-0003/PRE99-0052 — Alternative #2
East Campus Residential Development
North of S 320' and east of I-5
Alternative #2 addresses a scenario of total build out of the site with office
development under OP zoning. This is a likely scenario in the event that the
request for a comprehensive plan designation of Office Park and OP zoning
is granted and the Weyerhaeuser Company does not develop the site with
146,000 square foot of office use in four separate buildings. Based on a
capacity analysis by the city, the site has the capacity to accommodate
750,741 square feet of office (see the attached spreadsheet).
REQUESTED RESPONSE: We would like to evaluate the impacts of 750,741 square feet of office
development relative to the allowable use of 82 dwelling units under the
existing RM 3600 zoning with a development agreement governing this
property.
Please respond as to whether the impacts to your particular area of interest,
e.g., traffic, drainage, public safety, fire, or water and sewer service, would
be greater with 750,741 square feet of office use or 82 dwelling units.
PROJECT CONTACT: Same as planner (Margaret Clark)
LAPRMSYS\D0CUMENT\PRE99_00,52\DRC3MEM2,D0C/Ju1y 30, 1999
ST.
C
CF
CC
cc
b f
3
2
R-4
CF RM2400 y (KC)
A- R-4
(KC) R-4 f R-4
1(KC)C)
S. II IT. 57.
Rt-4P-T
Exisiting Designation:
Comprehensive Plan:
� K��
Multifamily
_
Zoning: RM3600
i 1KC}
�J �r
Proposed Designation:
�
71
Comprehensive Plan:
OP-11
Park
P-1
OP-1 * (K�
OP 1*
is
City of Federal Way.
COMPREHENSIVE PLAN
1999
SITE SPECIFIC REQUESTS
FOR COMPREHENSIVE PLAN
DESIGNATION CHANGES
Quadrant
Site Specific Request 4�
�A
N
Map Printed -May 26 1999
Residential North
S 320th Street, east of 1-5
Parcel #
Square
Non -buildable
Buildable
Building
# of
Maximum
Footage
Square Ft.
Square Ft.
Footprint
Floors
Square
Factor
Footage
551560 0091
31,363
0
31,363
0.35
3
32,931
551560 0005
104,980
0
104,980
0.35
3
110,229
551560 0010
111,949
0
111,949
0.35
3
117,546
551560 0015
111,949
0
111,949
0.35
3
117,546
551560 0020
111,949
0
111,949
0.35
3
117,546
551560 0026
56,192
0
56,192
0.35
3
59,002
551560 0025
60,112
16,785
43,327
0.35
3
45,493
551560 0030
119,790
65,010
54,780
0.35
3
57,519
551560 0035
70,131
5,827
64,304
0.35
3
67,519
551560 0037
50,001
25,803
24,198
0.35
3
25,408
Total
_ _
750,741
to �
\ t ' 3U3 V
CITY OF
33530 1ST WAY SOUTH
Mr. Peter Orser
Quadrant
PO Box 130
Bellevue, WA 98009
Re: COMPREHENSIVE PLAN AMENDMENT — CPA99-0003
East Campus/Residential North
Dear Mr. Orser:
(253) 661-4000
FEDERAL WAY, WA 98003-6210
July 21, 1999
F11. EF
At a July 6, 1999, public hearing, the Federal Way City Council determined that your request for a
comprehensive plan amendment should go forward for further analysis by city staff. Please be advised
that the council's decision to consider a proposed amendment shall not constitute a decision or
recommendation that the proposed amendment should be adopted nor does it preclude later council
action to add or delete an amendment for consideration.
The next step is a preapplication conference with the city's Development Review Committee. A date for
a preapplication conference has been tentatively set for the morning of August 25, 1999. As soon as the
day and time is finalized, we will notify you.
Based on a July 19, 1999, telephone conversation, you have indicated that you have a conceptual site
plan consisting of proposed use of the site and square footage. Please submit these materials and
anything else that may help us in evaluating the impacts of changing the land use designation from
Multifamily to Office Park.
In order to circulate the materials in a timely manner, please submit all required materials by 5:00 p.m.
on Tuesday, July 27, 1999. I will then distribute them on Wednesday, July 28. Thereafter, I will be out of
the office from Thursday, July 29, until Friday, August 13. Please include a preapplication fee of $300
which will later be credited to the comprehensive plan amendment fee of $1,630.08 based on 19.05
acres' ($564 plus $56 acre).
Please call me at (253) 661-4111 if you have any questions.
Sincerely,
CyAa Ao"- U c G& -a-
Margaret H. Clark, AICP
Senior Planner
enc: Master Land Use Application c: Jim Hamilton, Administrator
Preapplication Conference Handout Federal Way Fire Department
Handout — Comprehensive Plan Amendment Process 31617 First Avenuefouth
Federal Way, WA 89003-5201
LAPRMSYS\DOCUMENf\CPA99 00 03\DRCLTR DOC -
This acreage does not include the 1.14 acre fire station site.
FAX Transmission Sheet
City of Federal Way
FAX Number: 1-(253)-661-4048
33530 1 st Way South
Federal Way, Washington 98003
Phone: (253) 661-41 1 1
Date: July 21, 1999
From: Margaret H. Clark, AICP, Senior Planner
To: Peter Orser Fax No.: (425) 646-8363
Company: Quadrant Corporation
Subject: Preapplication for Comprehensive Plan Amendment CPA 99-0003
You should receive 8 page(s) including this cover sheet. If you do not receive all
pages, please call Margaret Clark at (253) 661-41 1 1. Hard copy to follow in mail.
I:\99CMPAMN\ORSERFAX.3/Ju1y 21, 1999
CITY OF FEDERAL WAY ID.253-661-4048
TPAf' SM I T CONF I RMRT ION REPORT
JUL 21'99 13:42
NO.
RECEIVER
TRANSMITTER
DATE
DURATION
MODE
PAGES
RESULT
006
425 646 8363
CITY OF FEDERAL WAY
JUL 21'99 13:42
06'43
STD
08
OK
CITY OF
Ak 33530 1 ST WAY SOUTH
Mr. Peter Orser
Quadrant
PO Box 130
Bellevue, WA 98009
Re: COMPREHENSIVE PLAN AMENDMENT — CPA99-0003
East Campus/Residential North
Dear Mr. Orser:
(253) 661-4000
FEDERAL WAY, WA 98003-6210
July 21, 1999
At a July 6, 1999, public hearing, the Federal Way City Council determined that your request for a
comprehensive plan amendment should go forward for further analysis by city staff. Please be advised
that the council's decision to consider a proposed amendment shall not constitute a decision or
recommendation that the proposed amendment should be adopted nor does it preclude later council
action to add or delete an amendment for consideration.
The next step is a preapplication conference with the city's Development Review Committee. A date for
a preapplication conference has been tentatively set for the morning of August 25, 1999. As soon as the
day and time is finalized, we will notify you.
Based on a July 19, 1999, telephone conversation, you have indicated that you have a conceptual site
plan consisting of proposed use of the site and square footage. Please submit these materials and
anything else that may help us in evaluating the impacts of changing the land use designation from
Multifamily to Office Park.
In order to circulate the materials in a timely manner, please submit all required materials by 5:00 p.m.
on Tuesday, July 27, 1999. I will then distribute them on Wednesday, July 28. Thereafter, I will be out of
the office from Thursday, July 29, until Friday, August 13. Please include a preapplication fee of $300
which will later be credited to the comprehensive plan amendment fee of $1,630.08 based on 19.05
acres' ($564 plus $56 acre).
Please call me at (253) 661-4111 if you have any questions.
Sincerely,
Margaret H. Clark, AICP
Senior Planner
enc: Master Land Use Application c: Jim Hamilton, Administrator
Preapplication Conference Handout Federal Way Fire Department
Handout — Comprehensive Plan Amendment Process 31617 First Avenudl5outh
Federal Way, WA 89003-5201
L:\PRMSYS\DOCUMENT\CPA99 00.03\DRCLTR. DOC
This acreage does not include the 1.14 acre fire station site.
CITY OF
�Vi �[]
F!�
l*_iSTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33530 First Way South, Federal Way, WA 98003
(253) 661-4000 — Fax (253) 661-4129
www.ci.federal-way.wa.us
APPLICATION NO
t✓ I'TT� .(��
G rj�_
Date 71z 7 1i9
Project Name �'
�a'" ?ul eIti i I /ULvlL-,
Property Address/Location 3 e¢T"' 6"1 u We. Parcel Number(s)
Applicant
Name:
Agent (If Different than Applicant)
Name:
Owner
Name:��
Address: 'Po
Address:
Address:
?, Wuf_ 1,� `k....
c
1too41
Phone: (YI.47) (9q 6--�5lg L`f '
Phone: ( )
Phone: ( )
Fax: M5 ) blip -5 563,
Fax: ( )
Fax: ( )
Email:
Email:
Email:
Signature.
Signature:
Signature:
V � I v R. LAB- rr—,,
Zoning Designation .— - E-W, NCC�, Comp Plan Designation F t"
Project Description 12 t'_ xc>x. a
Uniform Building Code (UBC) Construction Type
Type of Permit Required:
(UBC) Occupancy Type
SEPA Checklist Notice Mailed Sign Board
(Refer to Development Submittal Requirements Handout)
Annexation R R
Binding Site Plan R R R
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
4 Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
Process 11(Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA Only
_ Shoreline
Variance
Conditional Use
Short Subdivision
Subdivision
Variance
R R
R R
R* R
R R R
R Rx2 R
R
R
R
R
R
R
R
R
R
R
R
R
R
*
R
R
R
R
R*
R
R
R = Required
* _ 0A
Cily
MAATI w.A FRm
RImsviI 2/22/99
4
f
C
CITY OF FEDERAL WAY
CITY COUNCIL
NOTICE OF PUBLIC HEARING
1999 COMPREHENSIVE PLAN UPDATE
Pursuant to Federal Way City Code, Section 22-523, the Federal Way City Council will conduct a public
hearing on Tuesday, July 6, 1999, at 7:00 p.m., in Council Chambers, City Hall, 33530 First Way
South, Federal Way, WA 98003, to select those amendment requests it wishes to consider for adoption.
The following site specific request was received by the City prior to the April 30, 1999 deadline for
accepting requests for comprehensive plan amendments.
Request from the Weyerhaeuser Company to change the comprehensive plan designation and zoning of
20.19 acres located north of South 320th Street and east of I-5 from Multifamily and RM 3600 (one unit
per 3,600 square feet) to Office Park and OP zoning.
The City Council will take testimony from city staff, affected property owners and other interested
citizens. Any person may submit written comments prior to the hearing or present them to the City
Council during the hearing and/or may appear at the public hearing to give oral testimony.
The official file is available for public review at the Department of Community Development Services,
33530 First Way South, Federal Way, WA 98003. For additional information, please contact Margaret
Clark, Senior Planner, (253) 661-4111.
I:\99CMPAMN\SITEPBNT.3/June 21, 1999
City of Federal Ways
COMPREHENSIVE PLAN
1999
SITE SPECIFIC REQUESTS
FOR COMPREHENSIVE PLAN
DESIGNATION CHANGES
Quadrant
Site Specific Request #3
Z\
N
Map Printed -May 261999
crrY or �---
Rnb�
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33530 First Way South
Federal Way WA 98003
(253) 661-4000 - Fax (253) 661-4129
www.ci.federal-way.wa.us
APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT
1. SITE SPECIFIC REQUESTS
a) Who may apply. Any person may, personally or through an agent, apply for a decision
regarding property he or she owns.
b) How to apply. The applicant shall file the following information with the Department of
Community Development Services:
3 A completed Master Land Use Application.
2) A vicinity map showing the subject property with enough information to locate the
property within the larger area.
3) A copy of the underlying plat or the King County Assessor's parcel map.
4) The following site data:
a) Tax Parcel No.
b) Lot Size/Acreage
c) Existing Comprehensive Plan Designation
d) Existing Zoning
e) Requested Comprehensive Plan Designation
fl Requested Zoning
5sl 5e.66 o37
114 G c}c 5
u.l'R�d
Rt�3w � t+A�..t'l'� � � - � u,,.r 3bu• syY�
6" 4�rk
OF - 0 -fxzc� P w.11-
5) Services.
Please provide the following information regarding the availability of services:
a) The site is currently served by sewer _%__/septic _ (check one).
Sewer Provider: Lxt,11 �1!'f"t
b) The site is currently served by a public water system _K/well _ (check one).
Water Provider: L&-r-,n Vtyw tt -1-!{tr<e,C
c) Fire District#: Fcdcrj &V Flee -Dt?&Aw»eP'
d) School District#: _Ftie•-a 6r mot. met
Comprehensive Plan Amendment Application Page l File #
The above application requirements pertain only to the initial request for a comprehensive plan
amendment. If after a public hearing, the City Council determines that the request shall be
further considered for adoption, the following additional information shall be submitted.
6) Two sets of stamped envelopes, and a list of the same, labeled with the name and address
of all current owners of real property, as shown in the records of the county assessor for
the subject property, within 300 feet of each boundary of the subject property, with the
return address of the City of Federal Way, Department of Community Development
Services, 33530 First Way South, Federal Way, WA 98003.
7) A copy of the county assessor's map identifying the properties specified in subsection 6
of this section.
o\ aa:�:__ i c ._ �: rv... +t, t Ik .re�tnroff, m iin� TIPVPI nM o) Any additional .r.�vo.n„ation or material h , u.e D' munity oi._ ent
Services determines is reasonably necessary for a decision on the matter.
2. OTHER REQUESTS FOR COMPREHENSIVE PLAN AMENDMENTS
a) Who may apply. Any person may, personally or through an agent, apply for an amendment to
policies of the comprehensive plan.
b) How to apply. The applicant shall file a completed Master Land Use application with the
Department of Community Development Services.
c) Proposed Amendment. A proposed amendment can be either conceptual or specific
amendatory language. Please be as specific as possible so that your proposal can be adequately
considered. If specific wording changes are proposed, this should be shown in strike
ettt/underline format (please attach additional pages if necessary).
4
d) Reference. Please reference the Element of the Comprehensive Plan (e.g., Land Use,
Transportation, Housing, Capital'Facilities) and page number where located.
Comprehensive Plan Amendment Application Page 2 File 9
r
3. SUPPORT FOR THE AMENDMENT
(Please fill out for all amendments, whether site specific or otherwise)
Please explain the need for the amendment (why is it being proposed). Include any data, research, or
reasoning that supports the proposed amendment (please attach additional pages if necessary).
01A
4. FEE
There is no fee for the initial application. If after a public hearing, the City Council determines that
the request shall be further considered for adoption, site specific requests must be submitted for a
preapplication conference with a $300 fee (non-refundable, but credited to the formal application
fee). If after the preapplication conference, the applicant decides to pursue the request, the
remaining portion of the comprehensive plan amendment fee of $564, plus $56 per acre will be
required. In the case of a non -site specific amendment, the fee will be $564.
ga fee w�Q_ h.. rcIUJAJ
[ , ] SIGNATURE
v "4
Print Name
If you have any questions about filling out this application form or the amendment process, please
contact the Department of Community Development Services at (253) 661-4000. Please be advised that
an application for a comprehensive plan amendment lacking the required information will not be
accepted.
AMNDAPP.WPD
REVISED 3/1/99
Comprehensive Plan Amendment Application Page 3 File #
Mt_ fER LAND USE APPLICATION
crrr OF r ^^
• E�
APPLICATION NO
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33530 First Way South, Federal Way, WA 98003
(253) 661-4000 — Fax (253) 661-4129
www.ci.federal-way.wa.us
Date
Project Name R4 fIr'CiAIV-,S 1-1 R 4a-
Property Address/Location B 7o o 5 3?u h+ Si Parcel Number(s) 5SIS 4-000 3 7
Applicant
Name: k t& �3f _, � Q
Agent (If Different than Applicant)
Name:
Owner
Name:
Address:
Address:
Address:
9F'603
Phone: (2-5 3) 5'2-1 -,) 2-co
Phone: ( )
Phone: ( )
Fax: (2) �Z9 _ 7
Fax: ( )
Fax: ( )
Email:
Email:
Signature:
Signature:
Signature:
v
Zoning 94ignation GL •' tktt 3L IP Comp Plan Designation &.Af�T=
A OY p„s�,sc•+� Mwr. �
a Merc 6 h s%%K t col_. A&AKI 1Mox
Project Description
Uniform Building Code (UBC) Construction Type
Type of Permit Required:
(UBC) Occupancy Type
SEPA Checklist Notice Mailed Sign Board
(Refer to Development Submittal Requirements Handout)
Annexation R R
u� Binding Site Plan R R R
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
_y_ Process VI ?I "—
SEPA Only Mk ,-JV-�
Shoreline
Variance
Conditional Use
_ Short Subdivision
_ Subdivision
Variance
R R
R R
R* R
R R R
R Rx2 R
R R R
R R
R R
R R R
R R R
* R
R R R
R* R R
R = Required * = Optional by C
MASTER] n FRm
RI VISED 2/22/Q•
Patty B. Murphy
3126 So. 320`h St.
Federal Way, WA 98003
(253) 839-2336
City of Federal Way
City Council
To whom it may concern,
REGEIN/F7r-
JUN 2 9 1999
Q1 I Y uc t ,
BUILDINCa
I will be unable to attend the public hearing scheduled for July 6, 1999 at 7:00 PM which is regard to 1999 Comprehensive
Plan Update. In response to the information mailed - specifically item 3 which is a request by Weyerhaeuser Company to
change plan designation and zoning of 20.19 acres located north of So. 320' and east of I-5 from Multifamily and RM 3600 to
Office Park and OP zoning - I have the following questions and concerns.
■ Specifically what does the new zoning entail if approved? Would the development be similar to the structures being
constructed near the intersection of Weyerhaeuser Way and Hwy. 18 (multiple story, single building), a multiple building
development, or construction similar to a strip mall?
■ Is there to be any access to this development other than Weyerhaeuser Way?
How will this change affect access to So. 320' for myself and my immediate neighbor when the new light is installed at
32"d Ave. So.? Under the original plan, Weyerhaeuser was to pave 20 feet of the east side of 32"d Avenue for
approximately 200 feet from So. 320', connecting their development with the signal light to be installed late this year in
support of the Office Park development on the south of So. 320`h and east of I-5. According to the project planner, my
driveway and my immediate neighbors driveway which currently exits our homes onto So. 320`h at undeveloped 32"d Ave.
So. were to tie into the roadway to be paved. I am concerned what the change does to the paving of any portion of 32"d
Ave. So. and whether we will be left with no controlled access from the north side of 320`h when the new light on So. 320`h
and 32"d Ave. So. is installed.
■ I would like to understand the difference in acres listed under the new request and the previous plan. Current request
states 20.19 acres. Plan for condominiums states just over 18 acres.
■ If approved, would this alter the zoning on my property? If yes, what can I do to prevent thatphould I wish to?
Thank -you for your assistance in this matter.
Sincerely,
Patty B. Murphy
CITY OF
33530 1ST WAY SOUTH
Ms. Kristina M. Dalman
Hillis, Clark, Martin & Peterson
500 Galland Building, 1221 Second Avenue
Seattle, WA 98101-2925
RE: Notice of Intention to Petition for Annexation:
"Quadrant Tract 17" (City File No. ANN99-0001)
Dear Ms. Dalman:
(253) 661-4000
FEDERAL WAY, WA 98003-6210
June 25, 1999
On May 5, 1999, the City of Federal Way received the above referenced Notice of Intention to Petition
for Annexation and is processing the notice in accordance with RCW 35A.14.120. On June 15, 1999, the
Federal Way City Council accepted the Notice of Intention' and authorized circulation of the 60 percent
petition.
Enclosed is a 60 percent petition form and exhibits thereto, prepared in accordance with RCW
35A.14.120 and City Council direction. Pursuant to RCW 35A.01.040, the petition must be signed by
eligible owners of not less than 60 percent of the assessed value of the proposed annexation area. After
the petition has been signed, please return all original petition documents as attached. Upon receipt of the
signed annextion petition and following petition certification by the City Clerk, a City Council public
hearing on the proposed annexation will be scheduled.
In addition, prior to or concurrent with submittal of the signed petition, please provide the city (to my
attention) with a title report for the proposed annexation area, in order for city staff to verify legal lot
lines and confirm property boundaries. Contact me at (253) 661-4045 if you have any. questions.
Sincerely,
Lori Michaelson
Senior Planner
enc: 60 Percent Petition Form with Exhibits
c: Stephen Clifton, AICP, Director of Community Development Services
Greg Fewins, Principal Planner
Peter Orser, The Quadrant Corporation
John Elley, Property Owner
LA MSYS\DOCUMENI\ANN99 00.01\062499PL DOC
' On June 15, 1999, the City Council also accepted the boundaries of the annexation area as proposed, subject to
verification of legal lot lines by city staff, and directed that the property within the proposed annexation area assume its share of
the city's bonded indebtedness if the property is annexed to the city; in accordance with RCW 35A.14.120.
QUAD RANT HOMES Quadrant Plaza, Ste 500
NE 8th at 112th
The Smart Choice PO Box130
Bellevue WA 98009
Tel (425)455 2900
Fax (425) 646 8363
June 16, 1999
Margaret Clark
City of Federal Way
33530 first Way South
Federal Way, WA 98003
Dear Margaret,
RE: COMPREHENSIVE PLAN CHANGE 320TH STREET SITE
Our initial request for a comprehensive plan change for our 320th Street site was for BP
with BP zoning. Based on input from the LUTC committee and a review of our intended
use, it appears OP with OP zoning would be more appropriate for the site and the Federal
Way/Weyerhaeuser shared vision for the area.
Please consider this a formal request to modify from BP to OP.
Thank You,
THE QUADRANT CORPORATION
Peter M. Orser
Senior Vice President
RECEIVED BY
commuN" DEVELOPN1111T nFpARTMENT
JUN 17 1999
Q
Cl,r Plan change 3201h la OP d-
RPPORNXRY
CIF
CC
120TH ST.
cc
CC
- R-4
dCF RM2400 (KC)
R -4
W = SKC) R4 R-4
S. 91 S7H Si_
I
I
8-4
Exisiting Designation:
R•16
Comprehensive Plan: JKC)
Multifamily
Zoning: RM3600
:: r.is
(KC)' ;
Proposed Designation:
Comprehensive Plan:
Office Park
Zoning: OP r
16P-1
OP-1 *
�6 P
1 * JKC)
f.
City of Federal Way
COMPREHENSIVE PLAN
1999
SITE SPECIFIC REQUESTS
FOR COMPREHENSIVE PLAN
DESIGNATION CHANGES
Quadrant
Site Specific Request
N
Mti�TER LAND USE APPLICATION
LrrY OF
�1 DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33530 First Way South, Federal Way, WA 98003
FDy (253) 661-4000 — Fax (253) 661-4129
www.ci.federal-way.wa.us
APPL ICATiON NO C �C11 � � Date 4 - 2 0 - 9 9
Project Name East Campus - Residential North
Property Address/Location NW Corner 320th. & Weyco Way ParcelNumber(s) See Insert A
Applicant
Name: The Quadrant Corporation
Agent (If Different than Applicant)
Name:
Owner
Name: Weyerhaeuser R.E. Co.
Address: PC Box 130
Address:
Address: PO Box 130
Bellevue, WA 98009
Bellevue, WA 98009
Phone:(425) 646-8314
Phone:( )
Phone:( ) Same as applicant
Fax:( )
425 646-8363
Fax:( )
Fax:( )
Email: orserp@Wdni .com
Email:
Email:
Signature:
Signature:
Signature:
Zoning Designation RM-3600 Comp Plan Designation MF Multi Fami 1 v
Project Description Amend comp. plan to Business Park and rezone to BP
Uniform Building Code (UBC) Construction Type N/A
Type of Permit Required:
(UBC) Occupancy Type
N/A
SEPA Checklist Notice Mailed Sign Board
(Refer to Development Submittal Requirements Handout)
Annexation R R
Binding Site Plan R R R
Boundary Line Adjustment
Comp P1anJ.Rezone
_ Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA Only
_ Shoreline
Variance
Conditional Use
Short Subdivision
Subdivision
Variance
R R
R R
R* R
R R R
R Rx2 R
R R R
R R
R R
R R R
R R R
* R
R R R
R* R R
R = Required * = Optional by City
NIAs PA LA Fled
Rimsi o 2/22/99
APR -6 1999
RECEIVED BY
COMMUNITYDEVELOPMENT aEPAR#I' '�1ENTOFCOMMUNITYDEVELOPMENTSERVICES
CrrYoF 33530 First Way South
Federal Way WA 98003
(� APR 2 9 1999 (253) 661-4000 —Fax (253) 661-4129
www.ci.federal-way.wa.us
APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT
1. SITE SPECIFIC REQUESTS
a) Who may apply. Any person may, personally or through an agent, apply for a decision
regarding property he or she owns.
b) How to apply. The applicant shall file the following information with the Department of
Community Development Services:
1) A completed Master Land Use Application.
2) A vicinity map showing the subject property with enough information to locate the
property within the larger area.
3) A copy of the underlying plat or the King County Assessor's parcel map.
4) The following site data:
a)
Tax Parcel No.
b)
Lot Size/Acreage
c)
Existing Comprehensive Plan Designation
d)
Existing Zoning
e)
Requested Comprehensive Plan Designation
f)
Requested Zoning
See Insert A
18.18 Acres
MF - Multi Family
RM-3600
BP - Business Park
BP
5) Services.
Please provide the following information regarding the availability of services:
a) • The site is currently served by sewer _X_/septic _ (check one).
Sewer Provider: I _a ke haye n
b) The site is currently served by a public water system )L/well _ (check one).
Water Provider: _la ke haye n
c) Fire District#: Fed era 1 Inlay
d) School District#: #210
Comprehensive Plan Amendment Application Page 1 File #
The above application requirements pertain only to the initial request for a comprehensive plan
amendment. If after a public hearing, the City Council determines that the request shall be
further considered for adoption, the following additional information shall be submitted.
6) Two sets of stamped envelopes, and a list of the same, labeled with the name and address
of all current owners of real property, as shown in the records of the county assessor for
the subject property, within 300 feet of each boundary of the subject property, with the
return address of the City of Federal Way, Department of Community Development
Services, 33530 First Way South, Federal Way, WA 98003.
7) A copy of the county assessor's map identifying the properties specified in subsection 6
of this section.
8) Any additional information or material that the Director of Community Development
Services determines is reasonably necessary for a decision on the matter.
2. OTHER REQUESTS FOR COMPREHENSIVE PLAN AMENDMENTS
a) Who may apply. Any person may, personally or through an agent, apply for an amendment to
policies of the comprehensive plan.
b) How to apply. The applicant shall file a completed Master Land Use application with the
Department of Community Development Services.
c) Proposed Amendment. A proposed amendment can be either conceptual or specific
amendatory language. Please be as specific as possible so that your proposal can be adequately
considered. If specific wording changes are proposed, this should be shown in strife
eutfunderline format (please attach additional pages if necessary).
Amend the comprehensive plan from MF to BP and rezone
from RM-3600 to BP.
d) Reference. Please reference the Element of the Comprehensive Plan (e.g., Land Use,
Transportation, Housing, Capital Facilities) and page number where located.
Land Use --Map II-2 com reh&-.Q5ive plan designation adapted, revised 12/12/98
Comprehensive Plan Amendment Application Page 2 File #
3. SUPPORT FOR THE AMENDMENT
(Please fill out for all amendments, whether site specific or otherwise)
Please explain the need for the amendment (why is it being proposed). Include any data, research, or
reasoning that supports the proposed amendment (please attach additional pages if necessary).
See Attached
4. FEE
There is no fee for the initial application. If after a public hearing, the City Council determines that
the request shall be further considered for adoption, site specific requests must be submitted for a
preapplication conference with a $300 fee (non-refundable, but credited to the formal application
fee). If after the preapplication conference, the applicant decides to pursue the request, the
remaining portion of the comprehensive plan amendment fee of $564, plus $56 per acre will be
required. In the case of a non -site specific amendment, the fee will be $564.
5. SIGNATURE
Signature
S\ee CARS tP`.
Print Name
zd M
If you have any questions about filling out this application form or the amendment process, please
contact the Department of Community Development Services at (253) 661-4000. Please be advised that
an application for a comprehensive plan amendment lacking the required information will not be
accepted.
AMNDAPP.WPD
REVISED 3/1/99
Comprehensive Plan Amendment Application Page 3 File #
3. Support for the Amendment
In the process of completing a binding site plan Land Use Application for 81
detached units in a multi -family zone, it became apparent that the on and off -site
infrastructure improvements required to improve the site were not financially
feasible. The location of the site and the configuration of the site require
investments in infrastructure mandated by the comprehensive plan well beyond
the financial capability of the use. Since changing these requirements in the
comprehensive plan is not likely, it is appropriate to change the use to BP, which
is capable of affording these improvements and is consistent with surrounding
land use.
From a comprehensive planning perspective, we believe this change of use
meets all the conceptual goals outlined by the City when the site was originally
annexed, namely:
• Complimentary uses: The Quadrant Business Park is directly to the
south and the unannexed parcel to the west is currently zoned for
office use.
• Connectivity: 32"d Avenue and Weyerhaeuser Way can be improved
to the north to meet future expansion plans for connectivity.
• Sense of Entry: A uniform and high quality entry to the City can be
accomplished.
• Improvements to 320th: This street can now be fully widened to the
proposed 7 lane configuration.
Additionally,
• The presence of Capital One materially changes the dynamics of this
area. Additional demand will be created by this large user and the
existing demand that was displaced by Capital One's large space
requirement can now be fulfilled.
An additional note: This application does not include the infamous lot 17
(adjacent to the east) owned by John Elley, but under option by Quadrant. It is
not currently a part of the City, but an annexation petition will be submitted
shortly. It is our intent that this parcel would be designated BP or will upon
annexation to the City. In this way, the entire parcel receives a consistent
comprehensive plan designation.
INSERT A
551560-0005-09
551560-0010-02
551560-0015-07
551560-0020-00
551560-0025-05
551560-0026-04
551560-0030-08
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FAX Transmission Sheet
City of Federal Way
FAX Number: 1-(253)-661-4048
33530 1 st Way South
Federal Way, Washington 98003
Phone: (253) 661-41 1 1
Date: May 26, 1999
From: Margaret H. Clark, AICP, Senior Planner
To: Steve Calhoon
Company: W & H Pacific
Fax No.: (425) 951-4808
Subject: Request for Comprehensive Plan and Zoning Change for East Campus -
Residential North
You should receive 9 page(s) including this cover sheet. If you do not receive all
pages, please call Margaret Clark at (253) 661-41 1 1 .
COMMENTS: Please look at the Note at the bottom of the page with Support for
the Amendment. I believe that Quadrant would want to include Tract 17 in the
amendment process since it was given a Federal Way designation of Multifamily in
December 1995 and also because a 10% petition has been submitted for this
parcel
Thanks for your help in its clarification.
I:\99CMPAMN\STEVECAL.FX1/May 26, 1999
CrWF MtiSTER LAND USE APPLICATION
riGVGI V GL/ L-7
y/� NM��! �\lift,' r^�^^• •�•�n .,IUE.�',4,, LTA4ENT OF COMMUNITY DEVELOPMENT SERVICES
33530 First Way South, Federal Way, WA 98003
(253) 661-4000 — Fax (253) 661-4129
www.ci.federal-way.wa.us
APPLICATION No Date 4-20-99
Project Name East Campus - Residential North
Property Address/Location NW Corner 320th & Weyco Way ParcelNumber(s) See Insert A
Applicant Agent (If Different than Applicant) Owner
Name: The Quadrant Corporation Name: Name: Weyerhaeuser R.E. Co.
Address: PO Box 130 Address: Address: PO Box 130
Bellevue, WA 98009 Bellevue, WA 98009
Phone:(425) 646-8314 Phone:( ) Phone:( )Same Same as a licant
(425) 646-8363 Fax:( ) Fax:( ) Pp
Email: orserp@wdni .com Email: Email:
Signature: 30N , + Signature: I Signature:
Zoning Designation
RM-3600
Comp Plan Designation
ME Multi Family
Project Description
mend comg.
plan to Business Park and rezone
to BP
Uniform Building Code (UBC) Construction Type
NIA�li KLAJ'Htil
RJMSS j)2/22199
N/A
(UBC) Occupancy Type
N/A
Type of Permit Required: SEPA Checklist Notice Mailed Sign Board
(Refer to Development Submittal Requirements Handout)
Annexation R R
Binding Site Plan R R R
Boundary Line Adjustment
_ Comp Plan/Rezone
R
R
Land Surface Modification
R
R
Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
R*
R
Process III (Project Approval)
R
R
R
Process IV (Hearing Examiner's Decision)
R
Rx2
R
Process V (Quasi -Judicial Rezone)
Process VI
R
R
R
SEPA Only
R
R
Shoreline
R
R
Variance
R
R
R
Conditional Use
R
R
R
Short Subdivision
*
R
Subdivision
R
R
R
Variance
R*
R
R
R = Required
* = Optional by
RECEIVED 8Y
MMMTJWiY I)EV£LORAFNT I)PpAp-INEN; APR - 6 1999
crrroF DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33530 First Way South
rED Federal Way WA 98003
V� R� (253) 661-4000 — Fax (253) 661-4129
www. ci. federal-way.wa.us
APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT
I. SITE SPECIFIC REQUESTS
a) 1W110may apply. Any person may, personally or through an agent, apply for a decision
regarding property he or she owns.
b) HOW tO amply. The applicant shall file the following information with the Department of
Community Development Services:
1) A completed Master Land Use Application.
2) A vicinity map showing the subject property with enough information to locate the
property within the larger area.
3) A copy of the underlying plat or the King County Assessor's
parcel map.
4) The following site data:
a) Tax Parcel No.
See Insert A
b) Lot Size/Acreage
18.18 Acres
c) Existing Comprehensive Plan Designation
M F - Multi Family
d) Existing Zoning
RM- 1i00
e) Requested Comprehensive Plan Designation
BP - Business Park
f) Requested Zoning
BP
5) Services.
Please provide the following information regarding the availability of services:
a) • The site is currently served by sewer _X_/septic _ (check one).
Sewer Provider: fake haven
b) The site is currently served by a public water system )L/well _ (check one).
Water Provider: _Ly
c) Fire District#: Feriera] Way
d) School District#: #210
Comprehensive Plan Amendment Application Page 1 File #
2.
The above application requirements pertain only to the initial request for a comprehensive plan
amendment. if after a public hearing, the City Council determines that the request shall be
further considered for adoption, the following additional information shall be submitted.
6) Two sets of stamped envelopes, and a list of the same, labeled with the name and address
of all current owners of real property, as shown in the records of the county assessor for
the subject property, within 300 feet of each boundary of the subject property, with the
return address of the City of Federal Way, Department of Community Development
Services, 33530 First Way South, Federal Way, WA 98003.
7) A copy of the county assessor's map identifying the properties specified in subsection 6
of this section.
8) Any additional information or material that the Director of Community Development
Services determines is reasonably necessary for a decision on the matter.
OTHER REQUESTS FOR COMPREHENSIVE PLAN AMENDMENTS
a) Who may apply. Any person may, personally or through an agent, apply for an amendment to
policies of the comprehensive plaM
b) How to apply. The applicant shall file a completed Master Land Use application with the
Department of Community Development Services.
c) Proposed Amendment. A proposed amendment can be either conceptual or specific
amendatory language. Please be as specific as possible so that your proposal can be adequately
considered. If specific wording changes are proposed, this shoo Id he shown in strike
etttlunderline format (please attach additional pages if necessary).
Amend the com rehensive plan from MF to BP and rezone
from RM-3600 to BP.
d) Reference. Please reference the Element of the Comp.
Transportation, Housing, Capital Facilities) and page ni
Land Use - Ma _II ....... 2 com rehensive plan des
Comprehensive Plan Amendment Application Page 2
1
3. SUPPORT FOR THE AMENDMENT
(Please fill out for all amendments, whether site specific or otherwise)
Please explain the need for the amendment (why is it being proposed). Include any data, research, or
reasoning that supports the proposed amendment (please attach additional pages if necessary).
ttached
4. FEE
There is no fee for the initial application. If after a public hearing, the City Council determines that
the request shall be further considered for adoption, site specific requests must be submitted for a
preapplication conference with a $340 fee (non-refundable, but credited to the formal application
fee). If after the preapplication conference, the applicant decides to pursue the request, the
remaining portion of the comprehensive plan amendment fee of $564, plus $56 per acre will be
required. In the case of a non -site specific amendment, the fee will be $564.
5. SIGNATURE
Signature
Print Name
ZC1 / f
If you have any questions about filling out this application form or the amendment process, please
contact the Department of Community Development Services at (253) 661-000. Please be advised that
an application for a comprehensive plan amendment lacking the required information will not be
accepted.
AMNDAPP.WPD
REVISED 3/1/99
Comprehensive Plan Amendment Application Page 3
g File 9
3. Support for the Amendment
In the process of completing a binding site plan Land Use Application for 81
detached units in a multi -family zone, it became apparent that the on and off -site
infrastructure improvements required to improve the site were not financially
feasible. The location of the site and the configuration of the site require
investments in infrastructure mandated by the comprehensive plan well beyond
the financial capability of the use. Since changing these requirements in the
comprehensive plan is not likely, it is appropriate to change the use to BP, which
is capable of affording these improvements and is consistent with surrounding
land use.
From a comprehensive planning perspective, we believe this change of use
meets all the conceptual goals outlined by the City when the site was originally
annexed, namely:
• Complimentary uses: The Quadrant Business Park is directly to the
south and the unannexed parcel to the west is currently zoned for
office use.
• Connectivity: 32n' Avenue and Weyerhaeuser Way can be improved
to the north to meet future expansion plans for connectivity.
• Sense of Entry: A uniform and high quality entry to the City can be
accomplished.
• Improvements to 320th: This street can now be fully widened to the
proposed 7 lane configuration.
Additionally,
• The presence of Capital One materially changes the dynamics of this
area. Additional demand will be created by this large user and the
existing demand that was displaced by Capital One's large space
requirement can now be fulfilled.
An additional note: This application does not include the infamous lot 17
(adjacent to the east) owned by John Elley, but under option by Quadrant. It is
not currently a part of the City, but an annexation petition will be submitted
shortly. It is our intent that this parcel would be designated BP or will upon
annexation to the City. In this way, the entire parcel receives a consistent
comprehensive plan designation.
INSERT A
551560-0005-09
551560-0010-02
551560-0015-07
551560-0020-00
551560-0025-05
551560-0026-04
551560-0030-08
551560-0035-03
551560-0091-04
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KROLL MAP COMPANY, INC.,SEATTLE
FAX Transmission Sheet
City of Federal Way
FAX Number: 1-(253)-661-4048
33530 1 st Way South
Federal Way, Washington 98003
Phone: (253) 661-41 1 1
Date: April 1, 1999
From: Margaret H. Clark, AICP, Senior Planner
To: Peter Orser
Company: Quadrant Corporation
Fax No.: (425) 646-8363
Subject: Upcoming Comprehensive Plan Amendment Process
You should receive 7 page(s) including this cover sheet. If you do not receive all
pages, please call Margaret Clark at (253) 661-41 1 1.
COMMENTS: Hard Copy to follow.
I:\99CMPAMN\0RSERFAX.WPD/Apri1 1, 1999
CITY OF FEDERAL WAY ID:253-661-4048
TRANSM I T CONF I RMRT ION REPORT
APR 01'99 13:48
NO. 003
RECEIVER 425 646 8363
TRANSMITTER CITY OF FEDERAL WAY
DATE APR 01'99 13:48
DURATION 05'50
MODE STD
PAGES 07
RESULT OK
7F
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33530 First Way South
Federal Way WA 98003 .
(253) 661-4000-- Fax (253) 661-4129
Www-cL FCderal-way.wa_us
COMPREHENSIVE PLAN AMENDMENT PROCESS
APPLICATION REQUIREMENTS
Anyone may propose an amendment to the Comprehensive Plan. Proposed amendments may
include changes to policies or to the comprehensive -plan map (site -specific requests). In addition,
requests may be made for pre -annexation comprehensive plan designations for those properties
requesting annexation to the city'.
Application for a proposed amendment must be made -by submitting a completed application form
to the Community Development Services (CDS) Department by April 30, 1999, at 5:00 p.m. Any s
applications received after 5:00 p.m. on April 30, 1999, will not be considered until the following
amendment cycle beginning after September 30, 1999.=
°`,
II. HOW TO PROPOSE AN AMENDMENT
A request for any comprehensive plan amendment shall be made on an application form available
from the CDS Department.
III. SELECTION PROCEDURE
After the deadline for accepting requests, the city shall prepare a summary of all requests to be
presented to the City Council for determination of which requests should be considered during the
upcoming amendment process.
The City Council shall, in a public hearing, consider the following criteria in selecting the
comprehensive plan amendments to be addressed during the upcoming cycle:
Whether the same area or issue was studied during the last amendment process and conditions
in the immediate vicinity have significantly changed so as to make the requested change within
the public interest.
'Applications for pre -annexation comprehensive plan designation and zoning will only be accepted if the
city has accepted a' 10 percent petition on the annexation request.
2. Whether the proposed amendment is consistent with the overall vision of the comprehensive
plan.
3. Whether the proposed amendment meets existing state and local laws, including the Growth
Management Act.
14: -,.In the case of text amendments or other amendments to•gaals or policies, whether the request
benefits the city as a whole versus a selected group.
If the; request -meets the criteria set forth in ,1-4 above ,it,shali be further evaluated:according"to the
following criteria:
`I' . Whether the proposed amendment can be incorporated into,planned or active projects.
2. Amount of analysis necessary to reach a recommendation on the request. If a large scale study,
i is'required, a request may have to be delayed until the following year due to work loads,
staffing levels, etc.
3. Volume of requests received. A large volume of requests.:may necessitate that some requests
be reviewed in a subsequent year.
4. Order of requests received.
Based on its review of requests according to the above criteria, the City Council shall determine
which requests shall be further considered for adoption, and shall forward those requests to the
Planning Commission for its review and recommendation. Steps 1-3 below must be complete prior
to the public hearing by the Planning Commission.
IV. REVIEW OF PROPOSED AMENDMENTS
After the selection process is complete and a decision has been made on the comprehensive
plan amendments to be considered in the upcoming cycle, the city shall notify all applicants as
to the status of their request for consideration. , .
2. Preapplication Conference — All applicants seeking an amendment to comprehensive land use
designations of the official comprehensive plan (site -'specific requests) must apply for a
preapplication conference with the city's Development Review Committee (CDRC). The fee
for preapplication meetings is $300, which is non-refundable, but which will be credited to the
formal comprehensive plan amendment fee of $564, plus $56. per acre. There, is no fee for pre -
annexation comprehensive plan designation and zoning. In order to be further considered, a fee
of $564 must be submitted for all other requests for comprehensive plan amendments.
At the preapplication conference, the city will discuss the proposed amendment's consistency
with applicable city policies and comprehensive plan goals and policies.
Comprehensive Plan Amendment Process Page 2
REAL ESTATE BROKERAGE & DEVELOPMENT
HEALY BROTHERS INC. 3868 CENTER STREET, TACOMA, WA 98409
SINCE 1921
March 9, 1999
City of Federal Way
Community Development Services
33530 1" Way south
Federal Way, Washington 98003
Re: Proposed Annexation
Dear City Planner:
(206) 383-2631
Please be advised that we owe a 4-acre parcel located at the comer of Military Road and S320th,
which is zoned under King County Comprehensive Plan as "neighborhood business".
The King County Parcel number is 152104-9109-05.
I have been advised that Quadrant has obtained approval to annex it's 18.9-acre parcel under
Application No. Ann 98-0001.
I would be interested in considering annexation. Please advise of the City's position regarding
same and the recommended zoning classification and permitted uses for site, if annexed.
Also, please add my name to the mailing list for any projects under the City's review, "East of I-
5", including the Quadrant project noted above.
You-s truly,
.) c-- t_— ----
James M. Healy, Jr.
JMH/dn
AEG 1 �F_D BY
00
CITY OF FEDERAL WAY
CITY ATTORNEY' S OFFICE
33530 1st Way South
Federal Way, Washington 98003
Phone: (253) 661-4034
Fax: (253) 661-4189
DATE: November 30, 1998
TO: Peter Orser
Tina Dalman
FROM: Bob Sterbank, Deputy City Attorney
RE: Revisions to Development Agreement
TO FAX # (425) 646-8363
(206) 623-7789
No. of Pages: 2
(including cover)
MESSAGE: Enclosed is a proposed new Paragraph 5.15, per my telephone conversation last
week with Tina, to address the Tract 18 issue. We would add this only in the
event that Weyerhaeuser determines that adding the Tract 18 parcel this year is
a priority and worth risking Council displeasure that could derail the entire
process. The new 5.15 is an incremental solution, in that it assumes the Council
has the authority to and would be willing to add the Tract 18 parcel within the
Comprehensive Plan and zoning designations currently proposed, and that the
BRB would add the parcel to the annexation if requested.
Again, either or both of you may call to discuss.
M
The enclosed is attorney/client privilege and/or confidential information intended only for the use of the individual or entity
named above. If the reader of this message is not the intended recipient, you are hereby notified that any dissemination,
distribution or copying of this communication is prohibited. If you have received this communication in error, please notify
this office immediately by telephone and mail the original message to the above -referenced address, for which we will
reimburse postage expense.
If there are any problems during transmission, call (253) 661-4034 and ask for Deb Binion
kAformsWaxbcs
Development Agreement
City of Federal Way, Fire District and Weyerhaeuser Corporation - S. 320th Property
Page 4
Weyerhaeuser, adopt and impose upon the District and Weyerhaeuser Properties restrictions and
development regulations different than those set forth herein, if required by a serious threat to
public health and safety.
5.8 Exhibits A and B attached hereto are incorporated herein by this reference as if
fully set forth.
5.9 Headings. The headings in this Agreement are inserted for reference only and
shall not be construed to expand, limit or otherwise modify the terms and conditions of this
Agreement.
5.10 Integration. This Agreement and its exhibits represent the entire agreement of the
parties with respect to the subject matter hereof. There are no other agreements, oral or written,
except as expressly set forth herein.
5.11 Indemnification. Weyerhaeuser and the District release and agree to defend,
indemnify, and hold harmless the City and all of its elected and appointed officials, and its
employees and agents, from all liability, claims, appeals, and costs, including the costs of defense
of any claim or appeal, arising in connection with the annexation of the Weyerhaeuser and District
Property and/or this Agreement, except to the extent any liability, claim, appeal or cost results
from the sole negligence of the City or its officers, agents, or employees in performance of this
Agreement.
5.12 Enforcement. In the event Weyerhaeuser or the District fail to satisfy, any of their
obligations under this Agreement, the City shall have the right to enforce this Agreement at both
law and equity, including but not limited to enforcing this Agreement under the enforcement
provisions of the Federal Way City Code in effect at the time of any breach. Damages are not
an adequate remedy for breach. In addition, Weyerhaeuser or the District's failure to satisfy any
of their obligations in this Agreement shall constitute a breach of contract and shall be grounds
for termination of this Agreement by the City.
5.13 Police Power. Nothing in this Agreement shall be construed to diminish, restrict
or limit the police powers of the City granted by the Washington State Constitution or by general
law. This Agreement is an exercise of the City's police powers and the authority granted under
RCW 35A.14.330, RCW 36.70B.170-.210, and RCW 39.34.
5.14 Effective Date. This Agreement shall be effective on the effective date of the
City's Ordinance approving this Agreement, and the execution of this Agreement by duly
authorized representatives of each party.
5.15 After -Acquired Property. If after the effective date of this a reenient
Weyerhaeuser acquires any propertyadjacent to the property described in Exhibit A and that
property is thereafter gMexed by the City, development of the after -acquired property shall be
Development Agreement
City of Federal Way, Fire District and Weyerhaeuser Corporation - S. 320th Property
Page 5
subject to and Roverned by the terms of this Agreement, unless the Citv and Weyerhaeuser amend
this Agreement to provide otherwise.
IN WITNESS WHEREOF the parties have hereunto placed their hand and seals on the day
and year indicated.
FEDERAL WAY FIRE DISTRICT NO. 39 CITY OF FEDERAL WAY
Date:
ON
Date:
Kenneth E. Nyberg
City Manager
Approved as to Form Approved as to Form
for Federal Way Fire District No. 39 for City of Federal Way
ATTEST: This day of
, 1998.
Clerk
Weyerhaeuser CORPORATION
UA
Its:
City Attorney, Londi K. Lindell
ATTEST: This day of
, 1998,
N. Christine Green, CMC
Federal Way City Clerk
Date:
FAX Transmission Sheet
City of Federal Way
FAX Number: 1-(253)-661-4024
33530 1 st Way South
Federal Way, Washington 98003
Phone: (253) 661-41 1 1
Date: December 9, 1998
TO: Peter Orser
AGENCY: Quadrant Corporation
FROM: Margaret H. Clark, AICP, Senior Planner
SUBJECT: Copy of Memo for December 15, 1998 City Council Meeting
Fax No.: (425) 646-8377
You should receive 6 page(s) including this cover sheet. If you do not receive all
pages, please call me at (253) 661-41 1 1.
IACOMPAMND\PETERFAX.2/December 9, 1998
.............................................................................. TRANSMISSION RESULT REPORT .................... ( DEC 09 ' 98 03: 23PM ).................
CIT !F FEDERAL WAY
.....................................................................................................................................................................6........... ( AUTO) .....................
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FILE FILE TYPE OPTION
001 MEMORY TX
TEL NO.
94256468377
PAGE RESULT
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MEETING DATE: December 15, 1998 ITEM#
CITY OF FEDERAL WAY
City Council
AGENDA ITEM
SUBJECT: 1998 COMPREHENSIVE PLAN AMENDMENTS
.. ................................... ... ... ........................................... ................................................. ...... ........ ................... ..................
CATEGORY: BUDGET IMPACT:
CONSENT _ RESOLUTION Amount Budgeted: $
X ORDINANCE STAFF REPORT Expenditure Amt: $
BUSINESS PROCLAMATION Contingency Reqd: $
HEARING STUDY SESSION
FYI `OTHER
- --- ----------------------------------------------------------..........--- �� - - --..............................................
ATTACHMENTS: December 8, 1998 Memorandum addressing boundaries of Comprehensive Plan Amendment Site
Specific Request No. 1 (Weyerhaeuser Residential North Annexation).
SUMMARY/BACKGROUND: The first reading of the ordinance to adopt amendments t(the Comprehensive Plan
and zoning map, and development regulations in Chapters 20 and 22 was held on November 17, 1998. During the
second reading at the December 1, 1998 meeting, it was discovered that there was a discrepancy between the
proposed annexation and comprehensive plan boundaries. Based on the request of Peter Orser, representing the
Weyerhaeuser Corporation, Council tabled action on both the annexation request and adoption of the comprehensive
plan until the December 15, 1998 meeting to allow resolution of issues. Please see attached December 8, 1998
memorandum for the results of staff research.
CITY COUNCIL COMMITTEE RECOMMENDATION: Not applicable.
CITY MANAGER RECOMMENDATION: Adopt the ordinance with the boundaries of Site Specific Request
No. 1 being consistent with the Weyerhaesuer ownership (includes an option to buy).
APPROVED FOR INCLUSION IN COUNCIL PACKET:
(BELOW TO BE COMPLETED BY CITY CLERK'S OFFICE)
COUNCIL ACTION:
APPROVED COUNCIL BILL #
DENIED- ORDINANCE #
_,TABLED/DEFERRED/NO ACTION RESOLUTION #
CITY OF FEDERAL WAY
MEMOkr1 ND UM
December 8, 1998
TO: Mayor and City Council Members
FROM: Gregory D. Moore, AICP, Director of Community Development Services
Margaret H. Clark, AICP, Senior Planner
SUBJECT: 1998 Comprehensive Plan Update -- Follow -Up on Boundaries of Comprehensive
Plan Amendment Site Specific Request No. 1 (Weyerhaeuser Residential North
Annexation)
I. BACKGROUND
The first reading of the ordinance to adopt amendments to the Comprehensive Plan and zoning
map, and development regulations in Chapters 20 and 22 was held on November 17, 1998.
During the second reading at the December 1, 1998 meeting, it was discovered that there was
a discrepancy between the proposed annexation and comprehensive plan boundaries. Based on
the request of Peter Orser, representing the Weyerhaeuser Corporation, Council tabled action
on both the annexation request and adoption of the comprehensive plan until the December 15,
1998 meeting to allow resolution of issues.
H. PROCEDURAL SUMMARY
In December 1997, Weyerhaeuser met with City staff to discuss the requested annexation and
comprehensive plan and zoning designations. Based on those discussions, staff worked with the
GIS department, which prepared a map of the Weyerhaeuser north area. This map included the
portion of Tract 17 now at issue, as shown on Exhibit A. On January 26, 1998, Weyerhaeuser
submitted its formal written request for pre -annexation comprehensive plan designation and
zoning for the North Area (Site Specific Request No. 1). According to Weyerhaeuser, the map
included with this request inadvertently omitted Tract 17. Staff was unaware of this, however,
and GIS prepared a map based on the December 1997 information (Exhibit A) which included
Tract 17. Exhibit was used during the City's environmental review and the Planning
Commission's public hearings on May 6 - July 1, 1998. Between the end of the planning
commission public hearings on July 1, 1998 and the first Land Use Transportation Committee
(LUTC) meeting on the comprehensive plan amendments on August 17, 1998, Weyerhaeuser's
10 percent annexation petition was presented to the LUTC. The map accompanying the 10
percent annexation petition did not include Parcel 551560-0090 (Tract 17) (Exhibit B). As a
result, the City adjusted the boundaries of Site Specific Request No. 1 by taking out Tract 17.
Peter Orser of the Quadrant Corporation testified at the December 1, 1998 City Council meeting
that it was always Quadrant's intention to seek a Federal Way comprehensive plan designation
and zoning for Parcel 17 even though it was not included in the annexation. After the entire area,
including Tract 17, was given the comprehensive plan designation and zoning, Quadrant would
apply for annexation of Tract 17.'
M. STAFF CONCLUSION AND RECOAU ENDATION
The change in the boundary to exclude Tract 17 occurred late in the comprehensive plan
amendment process and was based on staffs assumption, drawn from the annexation petitions,
that Weyerhaeuser was not pursuing annexation of Tract 17. The boundaries of the area shown in
Exhibit A, which includes Tract 17, were the boundaries that were the subject of environmental
review, public notice and the public hearing process before the Planning Commission.
Therefore, the Council may include Tract 17 within the area to which it will assign a
Comprehensive Plan and zoning designation.
Staff therefore recommends that Tract 17 be included in the Comprehensive plan amendment
request for Site Specific Request No. 1. Staff has, however, requested that Weyerhaeuser
document its ownership of Tract 17, to ensure that there is no conflict between Weyerhaeuser
and any other potential owner as to future development of the property. As of the date of this
memorandum, however, such documentation has not yet been received, so staff has conditioned
their recommendation on the following:
Weyerhaeuser shall provide documentation that they own or have an option to buy Tract
17. If Weyerhaeuser has only an option to buy, the record owner must submit a signed
request for the Comprehensive Plan designation of Multi -Family and the zoning
designation of RM 3600.
If the documentation for purchase and request for comprehensive plan designation is not
provided by the December 15, 1998 City Council meeting, Tract 17 shall be eliminated
from the proposal.
IAC0MPAMND\120298.CCR/December 9, 1998
'The development agreement would not need to be changed at a later date, since the agreement provides
that if Tract 17 is subsequently annexed, its development by Weyerhaeuser shall be subject to the agreement.
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/users/mi kes/project/ann ex/ssrl,aml
FAX Transmission Sheet
City of Federal Way
FAX Number: 1-(253)-661-4024
33530 1 st Way South
Federal Way, Washington 98003
Phone: (253) 661-41 1 1
Date: December 9, 1998
TO: Peter Orser
AGENCY: Quadrant Corporation
FROM: Margaret H. Clark, AICP, Senior Planner
SUBJECT: Copies of Two Memos for December 15, 1998 City Council Meeting
Fax No.: (425) 646-8363
You should receive 8 page(s) including this cover sheet. If you do not receive all
pages, please call me at (253) 661-41 1 1.
The enclosed is for your information.
I:\COMPAMND\PETERFAX.1 /December 9, 1998
............................................................................... TRANSMISSION RESULT REPORT .................... ( DEC 09 ' 98 12: 06PM )..................
CIT IF FEDERAL WAY -
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ORDINANCE NO. 98-331
_ fir•{_�� j �
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
FEDERAL WAY, WASHINGTON, APPROVING AND
AUTHORIZING THE CITY MANAGER TO EXECUTE A
DEVELOPMENT AGREEMENT WITH THE
WEYERHAEUSER COMPANY AND THE FEDERAL WAY
FIRE DISTRICT NO.39.
WHEREAS, RCW 35A.14.010 authorizes the City of Federal Way to annex any
portion of a county not incorporated as part of a city or town but lying contiguous to the City of
Federal Way; and
WHEREAS, on May 27, 1998, pursuant to RCW 35A.14.120, the Weyerhaeuser
Company, as owner of not less than ten percent (10%) in assessed valuation of the property proposed
for annexation, as certified by the City Clerk, filed a Notice of Intention to Petition for Annexation
to the City of Federal Way approximately 25.7 acres of property("Annexation Property") contiguous
to a north boundary of the City of Federal Way; and
WHEREAS, Weyerhaeuser had already requested, on January 26, 1998, that a
Comprehensive Plan and zoning designation be applied to its property; and
WHEREAS, the Federal Way Fire District No. 39 is the owner of property adjacent
to the property Weyerhaeuser seeks to have annexed by the City; and
WHEREAS, the City Council determined to add the Fire District property to the
annexation area, and
WHEREAS, on July 21,1998, the City Council accepted the 10% Petition, authorized
the preparation of a Petition for Annexation as modified by addition of the Fire District Property,
ORD # 98-331 , PAGE 1
required adoption of a Comprehensive Plan and zoning designation prior to or concurrent with the
Cannexation, required the assumption of a pro rata proportion of existing City indebtedness by the
area to be annexed, and required preparation of a development agreement pursuant to RCW
36.70B.170; and
WHEREAS, the annexation action is exemptfrom all environmental review pursuant
to RCW 43.21C.222; and
WHEREAS, on August21,1998, Weyerhaeuser submitted a Petition for Annexation,
which the City Clerk has certified as containing the signatures of the owners of at least sixty (60%)
of the assessed valuation of the property proposed for annexation; and
WHEREAS, on November 17, 1998, the City Council held a public hearing, after
public notice as required by law, on the proposed annexation of the subject property, and on the
proposed development agreement between the City, Weyerhaeuser, and the Fire District; and
WHEREAS, on November 17, 1998, the City Council adopted Resolution No. 98-
279, declaring and giving notice of its intention to annex the subject property; and
WHEREAS, in anticipation of annexation and pursuant to RCW 36.70B.170, the
City, the Weyerhaeuser Company and the Federal Way Fire District negotiated a development
agreement, a copy of which is attached hereto as Exhibit A and incorporated by reference;
WHEREAS, the City Council considered this Ordinance at its November 17, 1998
and December 1, and December 15, 1998 meetings; and
WHEREAS, the City Council finds that it would promote the health, safety and
welfare of the citizens of Federal Way to: (1) approve and authorize the City Manager to execute a
development agreement between the City, the Weyerhaeuser Company and the Federal Way Fire
ORD # 9g-'i'i I , PAGE 2
District; and (2) annex the Annexation Property
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY,
WASHINGTON, DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. Findings. The City Council hereby finds that:
A. The proposed development agreement limits the density of the Annexation Property
by requiring that any development of the property owned by the Weyerhaeuser Company be limited
to a density no greater than 6 units per gross acre, and constructed in the form of either detached
single-family dwellings or attached single-family condominium townhomes. These proposed
development agreement places the same limitations upon any change of use of the Fire District's
property.
B. The limitations will produce a density that is lower than what would otherwise be allowed
rr _ under existing King County zoning regulations, or under the RM 3600 Federal Way zoning
l-
designation requested by the Weyerhaeuser Company for the Annexation Property.
C. The proposed development agreement also provides for the vesting of a Weyerhaeuser
development application to the City of Federal Way zoning regulations, rather than King County's
zoning regulations.
D. The proposed development agreement will not be detrimental to existing or potential
surrounding land uses as defined by the Comprehensive Plan, because any development will be
subject to existing Federal Way City Code provisions concerning drainage, landscaping, parking, _
traffic, height, noise, and future use. These provisions protect the existing and potential surrounding
land uses from any potential adverse impacts.
E. In light of the Findings in subsections LA - LD above, the proposed development
ORD #g -3_31 , PAGE 3
agreement bears a substantial relation to the public health, safety, and general welfare of the City.
Section 2. Conclusions of Law. Based on the Findings of Fact set forth in Section
1 above, the development agreement is consistent with the criteria set forth in RCW 36.70B.170.
Section 3. Development Agreement. The City Council hereby authorizes the City
Manager to enter into the development agreement attached as Exhibit A hereto, and to take all
further and necessary action required by the development agreement.
Section 4. Severabilit . The provisions of this ordinance are declared separate and
severable. The invalidity of any clause, sentence, paragraph, subdivision, section, or portion of this
ordinance or the invalidity of the application thereof to any person or circumstance, shall not affect
the validity of the remainder of the ordinance, or the validity of its application to other persons or
circumstances.
Section 5. Ratification. Any act consistent with the authority and prior to the
C
effective date of this ordinance is hereby ratified and affirmed.
Section 6. Effective Date. This ordinance shall be effective thirty (30) days after
passage and publication as provided by law.
PASSED by the City Council of the City of Federal Way this 15th day of
_IlPemher , 1998.
CITY OF FEDERAL WAY
MAYOR, RON GINTZ
ORD #_qR 33j , PAGE 4
T:
CITY CLERK, N. CI RISTINE GREEN, CYAC
APPROVED AS TO FORM:
CITY ATTORNEY, LONDI K. LINDELL
FILED WITH THE CITY CLERK: 11 / 16 / 9 8
PASSED BY THE CITY COUNCIL: 12/15/98
PUBLISHED: 12/ 18 /98
EFFECTIVE DATE: 1 / 17 / 99
ORDINANCE NO. 98-331
KACD\ORDIMDEV ELAGR. WYH
ORD #--U-131, PAGE 5
After recording, return to:
C Federal Way City Attorney's Office (C(Upy
33530 1st Way S.
Federal Way, WA 98003
DEVELOPMENT AGREEMENT BETWEEN
CITY OF FEDERAL WAY, WEYERHAEUSER CORPORATION
AND FEDERAL WAY FIRE DISTRICT NO. 39
This Agreement, made and entered into this 15 day of Dec , 1998, by and between the
Weyerhaeuser. Corporation, a Washington corporation ("Weyerhaeuser"), and Federal Way Fire
District No. 39 ("District"), on the one hand, and the City of Federal Way, Washington, a
municipal corporation ("City"), on the other (collectively "the parties").
RECITALS
A. Weyerhaeuser is the owner of certain undeveloped real property ("Weyerhaeuser
Property") located within King County but within the Potential Annexation Area of the City of
Federal Way. The Weyerhaeuser Property located north of and adjacent to S. 320th Street and
is specifically described in Exhibit "A" attached hereto and incorporated herein.
B. The District is the owner of certain real property ("District Property") located in
King County and within the Potential Annexation Area of the City of Federal Way. The District
Property, currently developed with a fire station, is legally described as the south 250 feet of
Tract 7, Midway Suburban Tracts, according to the plat thereof recorded in Volume 38 of Plats,
Page 40 in King County, Washington. The District Property is also included within the legal
description contained in Exhibit A, attached hereto and incorporated herein.
C. Weyerhaeuser and the District have requested that the City of Federal Way annex
the Weyerhaeuser and District Property, and have submitted a petition requesting the same signed
by the owners of more than 60% of the assessed value of the two Properties (60% Petition).
D. The City's willingness to accept the 60% Petition, and to submit a Notice of
Intention to .Annex the Property to the Washington State Boundary Review Board for. King
County, is conditioned upon limitations on density of development or redevelopment of the
Weyerhaeuser and District Property necessary to protect the public health, safety and welfare. :
E. The City has authority under RCW 36.70B.170-.210 to enter into a development
agreement as part of a proposed annexation, to set development standards to govern development
and use of the property to be annexed. The City also has authority under RCW 39.34 to enter
into an interlocal agreement with another governmental entity.
NOW, THEREFORE, for and in consideration of the City's acceptance of the 60%
petition, the parties agree as follows:
Development Agreement.
City of Federal Way, Fire District and Weyerhaeuser Corporation - S. 320th Property
C Page 2
1. Develo mcnt of Weyerhaeuser Property. Weyerhaeuser covenants and agrees
that, regardless of the density or uses available under the zoning designation applicable to
Weyerhaeuser Property, Weyerhaeuser will limit any development of the Weyerhaeuser Property
to no more than 82 dwelling units, at a density no greater than 6 units per gross acre, calculated
prior to deduction of areas required for public street right-of-way. Weyerhaeuser further
covenants and agrees that the -principal use of any development will be detached single-family
dwelling units (either as fee simple or condominiums), and that, if condominiums, the declaration
of condominium executed and recorded under RCW 64.34.216(n) will include the requirement
that, for a period of one year following the initial sale of each individual dwelling unit, that unit
may be occupied only by the unit owner(s) of record and/or their immediate family, if any. In
the event that development of up to 82 detached single-family dwelling units is not feasible, by
reason of topography or application of Federal Way City Code requirements or other applicable
regulations, the principal use of development may be, if allowed by applicable code provisions,
up to 106 attached single-family dwelling units, constructed as townhomes and owned as
condominiums, at a density no greater than 6 units per gross acre and calculated prior to deduction
of areas required for public street right-of-way. For purposes of this agreement, "townhome"
means a series of single-family dwelling units constructed in a row no greater than 120 feet in
length, where: (a) each unit has its own front entrance to the outside; (b) no unit is located over
or under another unit; and (c) each unit is separated -from any other adjacent unit by one or more
vertical, common, fire-resistant walls. For purposes of this agreement, "condominium" shall have
the meaning set forth in RCW 64.34.020(9).
2. Redevelo ment of District Property. The District covenants and agrees that the
principal use of the District Property will be for a fire station. If the District or its heirs,
successors or assigns determine to change the principal use of the District Property to a residential
use, regardless of the density or uses available under the applicable zoning designation any
redevelopment of the District Property will be limited to a density no greater than 6 units per
gross acre, calculated prior to deduction of areas required for public street right-of-way.- The
District further covenants and agrees that the principal use of any development will be either
detached single family dwellings or attached single-family condominium townhomes.
3. BPA Trail Connection. Weyerhaeuser covenants and agrees that any development
of its portion of the Property will not interfere with or prevent an extension of a pedestrianfbike
trail over the BPA easements of record over the Weyerhaeuser Property.
4. Implementation of Agreement.
4.1. Timing of Annexation. Following execution of this Development Agreement,
adoption of Comprehensive Plan and zoning designations for the Weyerhaeuser and District
Properties, and the City's acceptance of the 60 % Petition, the City will submit to the Washington
State Boundary Review Board for King County ("BRB") a Notice of Intent to Annex the
Development Agreement
City of Federal Way, Fire District and Weyerhaeuser Corporation - S. 320th Property
Page 3
Weyerhaeuser and District Properties. If BRB review is not invoked or, in the alternative, if BRB
review is invoked but the BRB approves the annexation, the City shall lawfully adopt an ordinance
annexing the Weyerhaeuser and District Properties. The City may, in the alternative, upon
approval of the 60 % Petition, simultaneously adopt an ordinance annexing the Properties effective
upon passage of forty-five (45) days or, if BRB jurisdiction is invoked, issuance of a BRB
decision approving the annexation.
4.2 Vesting. The City of Federal Way acknowledges that Weyerhaeuser would
have the right, prior to the effective date of annexation, to apply to King County for approval of
development on the Weyerhaeuser Property. The City of Federal Way and Weyerhaeuser agree
that, in lieu of but not in addition to making such application to King County, Weyerhaeuser may
apply to Federal Way, which shall process any such application according to the provisions of this
Agreement and the Federal Way City Code provisions in effect as of the date Federal Way deems
Weyerhaeuser's application complete. Federal Way shall be entitled to recover all costs incurred
in such processing. Federal Way's agreement in this Paragraph is subject to the written
concurrence of King County. In the event that Weyerhaeuser applies to the City of Federal Way
pursuant to this Paragraph, Weyerhaeuser waives and releases and agrees not to assert against the
City any and all vested rights it might otherwise have obtained under the King County Code,
including zoning and/or development regulations contained therein, had Weyerhaeuser applied to
King County prior to the effective date of annexation.
5. General Provisions.
5.1. Binding on Successors; Covenant to Run With Land. This Agreement is intended
to protect the value of the Weyerhaeuser and District Property, as well as. the public health,
safety, and welfare of the City of Federal Way, and the benefits and burdens inuring to the
Weyerhaeuser and District Property and to the City from this Agreement shall run with the land
and shall be binding upon the District and Weyerhaeuser, and their -heirs, successors; and assigns,
and upon the City of Federal Way.
5.2. Governing Law. This Agreement shall be governed by and interpreted in
accordance with the laws of the State of Washington. Venue for any action to enforce the terms
of this Agreement shall be in King County Superior Court.
5.3 Recording. This Agreement shall - be recorded against the District and
Weyerhaeuser Properties.
5A. Severability. The provisions of this Agreement are separate and severable. The
invalidity of any clause, sentence, paragraph, subdivision, section, or portion or the invalidity of
( the application thereof to any person or circumstance, shall not affect the validity of the remainder
of this Agreement, or the validity of its application to other persons or circumstances.
Development Agreement
City of Federal Way, Fire District and Weyerhaeuser Corporation - S. 320th Property
( Page 4
5.5 Authority. The City, the District, and Weyerhaeuser each represent and warrant
to the others that it has the respective power and authority, and is duly authorized to execute and
deliver this Agreement. Weyerhaeuser and the District represent and warrant that they are the
fee owners or contract purchasers and have authority to agree to the covenants contained herein.
5.6 Term of Agreement. This Agreement shall remain in full force and effect unless
amended or terminated by the mutual agreement of the parties.
5.7 Amendment. This Agreement may be modified only by a written instrument duly
executed by all parties; provided, however, notwithstanding any provisions of this Agreement to
the contrary, the City of Federal Way may, without the agreement of the District or
Weyerhaeuser, adopt and impose upon the District and Weyerhaeuser Properties restrictions and
development regulations different than those set forth herein, if required by a serious threat to
public health and safety.
5.8 Exhibits A and B attached hereto are incorporated herein by this reference as if
fully set forth.
5.9 Headings. The headings in this Agreement are inserted for reference only and
shall not be construed to expand, limit or otherwise modify the terms and conditions of this
Agreement.
5.10 Integration. This Agreement and its exhibits represent the entire agreement of the
parties with respect to the subject matter hereof. There are no other agreements, oral or written,
except as expressly set forth herein.
.5.11 Indemnification. Weyerhaeuser and the District release and agree to defend,
indemnify, and hold harmless the City and all of its elected and appointed officials, and its
employees and agents, from all liability, claims, appeals, and costs, including the costs of defense
of any claim or appeal, arising in connection with the annexation of the Weyerhaeuser and District
Property and/or this Agreement, except to the extent any liability, claim, appeal or cost results
from the sole negligence of the City or its officers, agents, or employees in performance- of this
Agreement.
5.12 Enforcement. In the event Weyerhaeuser or the District fail to satisfy any of their
obligations under this Agreement, the City shall have the right to enforce this Agreement at both
law and equity, including but not limited to enforcing this Agreement under the enforcement
provisions of the Federal Way City Code in effect at the time of any breach. Damages are not
an adequate remedy for breach. In addition, Weyerhaeuser or the District's failure to satisfy any
of their obligations in this Agreement shall constitute a breach of contract and shall be grounds
for termination of this Agreement by the City_
Development Agreement
City of Federal Way, Fire District and Weyerhaeuser Corporation - S. 320th Property
C Page 5
5.13 Police Power, Nothing in this Agreement shall be construed to diminish, restrict
or limit the police powers of the City granted by the Washington State Constitution or by general
Iaw. This Agreement is an exercise of the City's police powers and the authority granted under
RCW 35A.14.330, RCW 36.70B.170-.210, and RCW 39.34.
5.14 Effective Date. This Agreement shall be effective on the effective date of the
City's Ordinance approving this Agreement, and the execution of this Agreement by duly
authorized representatives of each party.
5.15 Additional Annexation If Weyerhaeuser petitions for annexation of that
property legally described as Parcel C in Exhibit B hereto and abutting the Weyerhaeuser Property
described in Exhibit A, and Parcel C is thereafter annexed by the City, development of Parcel C
shall be subject to and governed by the terms of this Agreement, unless the City and
Weyerhaeuser amend this Agreement to provide otherwise.
IN WITNESS WHEREOF the parties have hereunto placed their hand and seals on the day
and year indicated.
FEDERAL WAY FIRE DISTRICT NO. 39
BY:
Date:
Approved as to Form
for Federal Way Fire District No. 39
ATTEST: This day of
1998.
Clerk
CITY OF FEDERAL WAY
Kenneth E. Nyberg
City Manager
Date:
Approved as to Form
for City of Federal Way
—Iqy C _
City Attorney, Londi K. Lindell
ATTEST: This day of
1998.
N. Christine Green, CMC
Federal Way City Clerk
Development Agreement
City of Federal Way, Fire District and Weyerhaeuser Corporation - S. 320th Property
Page 6
Weyerhaeuser CORPORATION
By:
Its:
Date:
Approved as to form for Weyerhaeuser Corporation
KAcdlquadagnnl_023
10-23-98
ANNEXATION DESCRIPTION
QUADRANT RES NORTH
PARCEL A:
TRACTS 1 THROUGH 7, AND THAT PORTION OF TRACT 18 LYING SOUTH OF THE
BONNEVILLE POWER ADMINISTRATION RIGHT-OF-WAY, AS ESTABLISHED BY
EASEMENT RECORDED UNDER RECORDING NUMBER 3347081, MIDWAY
SUBURBAN TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN
VOLUME 38 OF PLATS, PAGE 40, IN KING COUNTY, WASHINGTON;
EXCEPT THAT PORTION OF TRACTS 1 AND 2 CONVEYED TO THE STATE OF
WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 4998517; AND
EXCEPT THE SOUTH 40 FEET OF TRACT 3 CONVEYED TO THE STATE OF
WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 4998539; AND
EXCEPT THE SOUTH 40 FEET OF TRACT 4, AS CONDEMNED UNDER KING
COUNTY SUPERIOR COURT CAUSE NUMBER 534586; AND
EXCEPT THE SOUTH 40 FEET OF THE WEST 100 FEET OF TRACT 5 CONVEYED TO
THE STATE OF WAS INGTON BY DEED RECORDED UNDER RECORDING
NUMBER
4998520.
PARCEL B:-
ALL THAT PORTION -OF THE SOUTH 320T"- STREET RIGHT-OF-WAY IN SECTIONS
9,10,15 AND 16, -TQ WNSHIP 21 NORTH, RANGE 4 EAST W.M., KING COUNTY
WASHINGTON, DESCRIBED AS FOLLOWS;
THAT PORTION OF THE SOUTH 320T" STREET RIGHT-OF-WAY LYING EAST. OF
AND ADJOING TO THE CURRENT EAST BOUNDARY OF THE CITY OF FEDERAL
WAY AND WEST OF THE FOLLOWING DESCRIBED LINE,
BEGINNING AT THE INTERSECTION OF THE EAST LINE OF THE NORTHWEST
QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 15 WITH THE- -
SOUTH LINE OF THE 320TH STREET RIGHT-OF-WAY, SAID -INTERSECTION BEING
FURTHER DESCRIBED AS LYING ON THE CURRENT BOUNDARY OF THE CITY -
OF FEDERAL WAY;
THENCE NORTHERLY ALONG THE SAID EAST LINE TO THE SOUTHWEST
CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF
SAID SECTION 10;
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