Council PKT 03-15-2011 Special/Open HouseGITY OF
� Federal Way
AGENDA
FEDERAL WAY CITY COUNCIL
SPECIAL MEETING / OPEN HOUSE
Council Chambers - City Hall
March 15, 2011
6:00 p.m.
www. cityoffederalway. com
1. CALL MEETING TO ORDER
2. DRAFT RFQ/RFP FOR FORMER AMC THEATRE SITE REDEVELOPMENT
3. EXECUTIVE SESSION
• Collective Bargaining pursuant to RCW 42.30.140(4)(b)
• Potential Litigation pursuant to RCW 42.30.110(1)(i)
4. ADJOURNMENT
The Council may add items and take action on items not listed on the agenda.
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SPECIAL COUNCIL MEETING DATE: March 15, 2011 ITEM #: �
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CITY OF FEDERAL WAY
CITY COUNCIL
AGENDA BILL
SUB.)ECT: RFQ FOR REDEVELOPMENT OF FORMER AMC THEATER5 SITE
PoLICY QUESTION: Review and Comment on the Request for Qualifications (RFQ) for redevelopment of the
former AMC Theaters Site.
COMMITTEE: N/A
CATEGORY:
❑ Consent
❑ City Council Business
STAFF REPORT BY: Patrick
Attachments: Draft RFQ
❑ Ordinance
❑ Resolution
MEETING DATE: N/A
❑ Public Hearing
� Other
DEPT: Community & Eco. Dev.
Background: On 3/1/11 Council held a special meeting to garner both public and City Council review and
comment on the draft "Project Vision and Principles" section of the proposed RFQ. Attached you will find a
draft of the entire RFQ for review and comment, with those portions of the "Project Vision and Principles"
section that have been modified pursuant to Council comment indicated by underlinin�.
Options: N/A
MAYOR'S RECOMMENDATION: N/A
MAYOR APPROVAL:
Cotnmittee
COMMTTTEE RECONINIENDATION: N/A
DIRECTOR APPROVAL:
commtttez
Committee Chair Committee Member Committee Member
PROPOSED CoUNCIL MoTION: N A(Review and eomment only)
(BF.'l,O6Y TO BE COMPLETED BY CITY CL EftKS OFFICE)
COIJNCIL ACTION:
❑ APPROVED COUNCIL BILL #
❑ DENIED 1 reading
� TABLEDlDEFERRED/NO ACTION Enactment reading
❑ MOVED TO SECOND READING (or-clinances only) ORDINANCE #
REVISED — 08/12/2010 RESOLUTION #
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�_;7s Opportunity ..................................................................................:.......................5
Project Vision and Principles .....................................................................................7
Selection Process .....................................................................................................10
Submittal Requirements ...........................................................................................11
Schedule............................................................................................................... ...14
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� ;�/lap of Site ....................................................................................17
� Preview of RFP Requirements ...........................................................19
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The City of Federal Way, Washington (the City), is pleased to announce the offering for mixed-
use redevelopment of a key site located in its City Center. Specifically, the City is seeking
statements of yualifications from experienced developers (and development teams) willing to
entertain a public-private partnership in accordance with the principles and procedures outlined
here. [The development project is herein referred to as the Project, and the property that will be
developed is herein referred to as the Site.] This Request for Qualifications (RFQ) process is
intended to provide an opportunity for interested developers to demonstrate their interest and
capability to acquire (from the City) and develop a major mixed-use project in City Center.
The City of Federal Way is an equal opportunity employer and encourages participation of small,
minority-, and women-owned businesses. Joint ventures are also encouraged where feasible.
The City is asking prospective development teams to submit sufficient information regarding
their development expertise, as well as a preliminary redevelopment concept, in order to enable
the City to select a short list of finalists who will be invited to respond to a more detailed Request
for Proposals (RFP).
RFQ responses are due by 3:00 pm, on May 2, 2011. We look forward to your submittal.
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RFQ: Federal Way City Center Mixed-Use Development
Team
The City seeks qualifications from comprehensive development teams who can acquire the Site
and carry the Project through to occupancy. Therefore, development teams should include any
discipline that would be appropriate. Team members may include:
■ Development entity (lead team member);
■ Architects;
■ Civil engineers;
■ General contractor;
■ Marketing/sales support;
■ Financial partner; and
■ Any other partners deemed appropriate.
Partnership
The City seeks to identify a development firm or development team who is willing and able to
enter a public-private partnership to fulfill the vision for the Project. Thus, the City seeks
developers who:
■ Understand the significance of the Site in advancing the City's Comprehensive Plan vision
for City Center which can be summarized as follows:
• Creates an identifiable downtown that is the social economic focus of the City
• Strengthens the City as a whole ... growing employment and housing
� Promotes housing opportunities close to employment
■ Supports area transit investments
■ Reduced dependency on automobiles
■ Consumes less land with urban development
■ Maximizes benefit of public investment
■ Provide central gathering places(s)
■ Improves quality of urban design
In addition, successful developers should have:
■ Experience in developing, financing, marketing and selling, and/or managing projects of
sunilar size, scope and nature;
■ Demonstrated ability to develop projects which are an asset and a"correct fit" with the
communiry;
■ Experience in project management and compliance with budgets and schedules;
■ Capacity, experience, and willingness to enter into a public-private partnership; and
■ Sufficient financing capacity to complete the Project.
City Center Mixed-Use Development page 3
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About Federal Way �ity Cen�er
Federal Way City Center is in the midst of a transformation from a traditional suburban form to a
vibrant urban center. Bound by So. 312�h Street on the north, Interstate 5 on the east, So. 324�n
Street on the south, and the Pacific Highway corridor on the west -- and comprising 414 acres --
the area features 2.7 million square feet of existing retail space (much of it large format), more
than 650 hotel rooms, 225,000 square feet of office and 890 multifamily residential units. The
community hosts world-class cultural institutions, engaging open spaces, and close proximity to
regional educational and health care institutions.
While City Center has seen continuing investment in retail and commercial projects, it has not
seen the same influx of new urban mixed-use developments containing a denser mix of
commercial uses and urban housing as other urbanizing suburban communities in the Pacific
Narthwest. Urban housing, lifestyle-oriented retail/service development and mixed-use
development are a core component of every successful downtown as they add vitality to the
streets, diversity to the skyline, and buying power to the economy. Even more importantly,
however, is that such uses would satisfy a well documented demand for urban, lifestyle-oriented
living that is currently lacking in the Federal Way �
market. For these reasons, the Project represents a �,_i
unique opportunity to capture part of the Seattle- 1�
Tacoma regiori s burgeoning market for urban ,,,�
housing and commercial uses in a mixed-use, lifestyle- �
oriented format. ��
The most recent market analysis for the greater
Federal Way City Center trade area suggested the
following:
• Population and household growth consistent
with the metro area as a whole at;
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Median household estimates in a five-mile .��� t *'���
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radius of City Center were also found to be Cih� Center (shozoixg the Site hig{�lighted iri red)
higher than the same area around its two
major retail competitors - Tacoma Mall and Southcenter Mall;
Based on supply and demand conditions across all major land uses, market conditions
support new construction, greater diversification of development types and the potential
for a vital urban center.
The City has a number of tools available to assist landowners, developers and investors
undertaking this and other development and redevelopment projects in the City Center. These
are described later in this Request.
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Property
Location
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The Site is located in the City Center of Federal Way,
Washington at the southeast corner of S 316�h St and 20�h Av
S; approximately 10 miles from SeaTac International Airport;
and between downtown Seattle, located approximately 23
miles to the north, and downtown Tacoma, located
approximately 12 miles to the south. The Site is
within the northern half of City Center, the
community's central business district, in an
� established retail area with numerous restaurants,
retail stores, lodging establishments, cinemas, and
service businesses.
The Site is located adjacent to the City's Transit
Center, featuring a 1200-space parking garage, bus
platform far Sound Transit, METRO and Pierce
Transit buses, and direct access via HOV lanes to
I-5 via S 317�h St. This Transit Center serves as the
transit hub for the greater Federal Way area and is
slated to be a future light-rail hub.
Site Condition
Access
Site Area
City Center Mixed-Use Development Site (°The Site°)
1ti'ithin walking distance are the Commons at Federal Way
Mall, Steel Lake Park, Celebration Park and a full range of
retail goods and services, including supermarkets.
The site is vacant. The majority of the Site is occupied by a
paved, surface parking lot.
Via lnterstate 5, S 320�h St and north on 20�h Avenue South.
HOV access to/from I-5 available via S 317�h Street.
180,469 square feet (approx. 4.1 acres).
King County Assessor's Parcel Number: 0921049021
Scenic Attributes Views from the City of the Olympic Mountain Range and
Puget Sound at 6+ stories are available, with unprecedented
views of Mt. Rainier from ground level.
Parking On-Site parking will need to be accommodated in the
development program, chiefly in the farm of structured
parking (above and/or below ground).
Zoning and Allowed Land Use
Currently zoned as City Center Core which allows for a full
mix of uses in low-, mid- and/or high-rise structures.
Height limit: as-of-right maximum height limit: 200 feet.
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RFQ: Federal Way City Center Mixed-Use Development
Traffic Volumes
Infrastructure
Through a discretionary process, including design review
and impact analysis: flexible maximum height limit.
Interstate 5(over 175,000 ADT), Pacific Highway
(approximately 28,000 AD'1�, and So. 320� Street (between
35,000 and 70,0� ADT).
City sewer and water, natural gas, electric and telephone are
all available to the Site. Fiberoptic cable and Wi-Fi are
available in the City Center.
Intended Land Use Mix of uses which demonstrate the highest and best use of
the Site; incorporating mid- and high-rise structures with
low-rise components, including resideniial (both rental and
ownership), office, retail, service, entertainment and
institutional uses, supported by public open spaces.
Additional Opportunities
In addition to the subject site, several nearby parcels are aLso
potentially available for redevelopment and/or partnership:
1. Transit Center West. Immediately to the east across 20�'
Avenue S from the subject site is a 20,669-square-foot
vacant parcel owned by the City of Federal Way and
available for transit-oriented development.
King County Assessor s Parcel Number: 0921049057.
2. Civic Center Site. Immediately to the north across S
316� Street from the subject site is a 172,040-square-foot
site recendy purchased by the City of Federal Way and
identified as the future location of a Civic Center to
feature a planned Performing Arts/ Conference Center.
The site is of sufficient size to allow for private
codevelopment (hotel, retail, restaurant, housing, etc.).
King County Assessor's Parcel Number: 0921049166.
3. Former Target Store Site. Immediately to the east of the
"Civic Center Site° is a 326,050-square-foot site
containing a vacant former Target Store. This site is
owned by Park Target Investments, LLC. Principal is
Mr. Bryan Park who has indicated an interest in
redevelopment alone and/ or especially in association
with the proposed Civic Center development on the
adjacent parcel.
King County Assessor's Parcel Number: 092104-9017
� City Center Mixed-Use Development page 6
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The City is seeking to select a development
team who shares the enthusiasm and vision
for a vibrant downtown Federal Way as a
place to live, work, shop, and play. The
Project envisions a dense mix of uses,
featurin� urban housing, commercial uses
and significant open spaces. A central
approach for the renaissance of City Center
consists of encouraging strategic investment
in a compact environment that contains an
appropriate mix of land uses, gives greater
emphasis to multiple forms of access, and
creates a unique sense of place.
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The Federal Way City Center will be highly
urbanized, mixed-use urban center with a
concentration of housing units, commercial
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uses, jobs and public spaces supporting j� �i
public transportation, pedestrian activity and �
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a unique sense of place. Predominant land ��i
uses will be residential, commercial and civic —�.�
uses. The Project should serve as a catalyst ��
wi t hin t his ur ban cen ter, designe d to bring an
active and vital mix of uses to the area in a pedestrian-friendly, transit-supportive format.
Different land uses will be found side by side or within the same structures. The mix of uses will
be located in a development with minimal setbacks, reduced parking requirements, and taller
structures, all in an effort to achieve higher densities necessary to support the unique "sense of
lap ce• It will serve as a catalyst for public and private investment and economic activity,
effectively building off the strengths of the surrounding area and connecting to the adjacent
neighborhoods.
=v_` �sir�d Components of the visio�
The desired components of this catalyst Project include the following:
■ Highest and best use of the site
■ Mid- to high-rise buildings as well as low-rise components, achieving the sense of an
"organic" village of structures, not a single "project."
■ Mix of uses -- residential (both lease / own), office, retail, service, entertainment, ar
institutional, etc.
■ A significant public open space in a"town square" format that is seamlessly integrated with
surrounding development for activation, programming, passive vigilance, etc., and includin�
both reenscape and hardscape components, as well as art work and/or artistic expression.
■ Superior urban design, site planning and building design
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RFQ: Federal Way City Center Mixed-Use Development
■ Adherence to the Development Goals and Principles enunciated below.
Development Goals and Principles
As a development catalyst in a significant location in the Federal Way City Center, the Project
should embody the best of Smart Growth principles and should be an urban design showcase.
The final development plan to be prepared by the selected developer should incorporate these
goaLs and principles as a fundamental part of the plan:
Goals:
■ Address underserved market niche
■ Support stabilization and diversification
■ Provide direction for targeting and leveraging public investment
■ Advance a market-tested stakeholder vision over the near- and long-term (as expressed
herein)
■ Advance a physically and economically sustainable plan
Principles:
■ Smart Growth Principles, as defined by the American Planning Association (APA),1998,
including:
■ Efficient use of land resources;
■ Full use of urban services;
■ Mix of uses,
■ Transportation options; and
■ Detailed, human-scale design.
■ "Green' or Leadership in Energy and Environmental Design (LEED) development principles
to the extent feasible (LEED rating not required)
■ Provide maximum op_portunities for viable mixed-use commercial development.
■ Contribute to the creation of a unique sense of Qlace in the Federal Way City Center.
■ Provide a variety of urban housing opportunities.
■ Provide interesting and active fa�ades at the street level.
■ Respect and interact with surrounding property values and land uses.
Incentives
The City recognizes the physical and financial challenges that can accompany infill
redevelopment, especially when compared with development of vacant "greenfield" sites.
Consequently, the City intends to consider measures that may help to level the investrnent and
regulatory playing fields. The City further recognizes that no single measure will address this
objective, but rather that a series of ineasures, designed to capitalize on market opportunities and
overcome barriers, may be appropriate.
'The City has identified the following potential partnership incentives and is willing to discuss
their possible application to an appropriate redevelopment project:
� City Center Mixed-Use Development page 8
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■ Public funds may be made available to help finance public components, such as public open
space, infrastructure, and public parking. The City's Local Infrastructure Financing Tool
(LIFT) award by the State may be available to provide contributory funding for these
purposes.
■ Up to 12-year limited property tax exemption may be available for residential development
and certain mixed-use development components;
• City Center environmental impact statement and resulting Planned Action Ordinance that
substantially lessens the SEPA environmental review burden for individual developers
within the City Center Planned Action Area (that includes the Site).
■ City Center zoning that allows for higher-density uses and from low-rise to high-rise
construction;
• Building Code provisions that allow 5-story wood-frame-over-concrete construction;
■ Provision of a lead staff contact for the Project to facilitate and expedite permit approvals
among various City departments, consistent with the development goals identified in the
RFQ;
■ Citizen outreach and assistance with public meetings;
■ Other incentives as negotiated.
Incentives potentially available from the City are not intended to replace other project financing
from private sources. Rather, they are intended to be flexible resources that can potentially
bridge funding gaps which may be created by the sometimes mare difficult nature of such
preprogrammed, infill developments.
Once City-identified criteria are satisfactorily addressed, staff will work with the developer or
development team to further analyze specific details about the project's financial pro farma and
other factors, as warranted. Any potential Einancial assistance to the project will be determined
based upon the nature and extent of the "gap" between the total project costs, the amount of
public components, and the amount of private investment available to cover those costs,
assuming a market-average rate of return on the private investment. Based upon this
information, City staff will then recommend the extent of the City's potential financial
participation in the project. Moreover, the level of any potential City financial participation will
be dependent, in part, on the fiscal impact of the project to the community and expected private
investment leverage resulting from its participation. The ultimate goal will be to make the
project economically self-supporting as quickly as possible.
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Permitting Process
Please feel free to contact Federal Way's Community
and Economic Development Department via phone, in
person or through their website for detailed
information about development regulations and the
permitting process.
The Community and Economic Development
Department website may be found at
http: / / www.cityoffederalway.com/ Page.aspx?page=
308.
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RFQ: Federal Way City Center Mixed-Use Development
Selection Process
Process
An evaluation committee of stakeholders from the community and City staff will review the
developer submittaLs. Additionally, the City's Community and Economic Development Directar
will contact references and brief committee members on those findings. Also, if needed, the
committee will ask for and review supplemental written responses.
The evaluation committee will evaluate each RFQ respondent's strength vis-�-vis the evaluation
criteria and will determine a composite ranking of the respondents. Based upon the composite
rankings, the Federal Way City Council will select approximately three (3) of the RFQ
respondents to be invited to respond to a more detailed Request for Proposal.
Evaluation Criteria
Submittals will be evaluated based on the following criteria, listed here in order of importance:
1. Qualifications of Firm and Relevant Experience/Projects: The City seeks a development team
with demonstrated experience in mid- to large-scale commercial, residential and/or mixed-
use projects, as well as with the financial capacity to develop such projects.
2. Relevant Public/Private Partnership Experience: Since the Project may include a public-
private partnership, any relevant prior experience in similar partnerships should be noted.
3. Development concept. Each development team should present an illustrative development
concept for the Site. If selected to respond to the RFP, the development team will have
latitude to develop said concept broadly in preparation of a schematic proposal that is
financially viable.
4. References: The City will contact references to evaluate past performance and working
relationships.
Developrnent teams are cautioned not to undertake any activities or actions to promote or
advertise their submittal, other than discussions with the City staff as described in this RFQ.
After the release of this RFQ, developers and their representatives are not permitted to make any
direct or indirect contact with members of the Evaluation Committee, Federal Way City Council,
other Federal Way boards or commissions, or media on tk�e subject of this RFQ, except in the
course of City evaluation committee-sponsored presentations. Violation of these rules is grounds
for disqualification of the development proposal and team.
City Center Mixed-Use Development page 10
RFQ: Federal Way City Center Mixed-Use Development
City Discretion and Authority (Terms and Conditions)
a. The City may accept such responses as it deems to be in the public interest and
furtherance of the purposes of the City of Federal Way Comprehensive Plan, or it may
proceed with additional selection processes.
b. The City reserves the right to reject any and all RFQ respondents at any time, to waive
minor irregularities and to terminate any negotiations implied in this RFQ or initiated
subsequent to it.
c. The City reserves the right to request clarification of information submitted, and to
request additional information from any respondent.
d. The City reserves the right to revise this RFQ and the RFQ evaluation process. Such
revisions will be announced in writing to all RFQ respondents.
e. City reserves the right to award a right to submit a RFP response to the next most
qualified development team if a development team selected from the RFQ process does
not submit an RFP response within the deadline stated by the City for RFP submittals.
f. The issuance of the RFQ and the receipt and evaluation of submissions do not obligate
the City to select a developer and/ or enter into or complete the RFP process.
g. The City will not be responsible for costs incurred in responding to this RFQ.
h. The City may cancel this process or the subsequent R�'P process at any time prior to the
selection of any respondent without liability.
i. RFP's or contracts resulting from acceptance of a SOQ by the City shall be in a form
supplied or approved by the City, and shall reflect the specifications in this RFQ. The
City reserves the right to reject any proposed agreement ar contract that does not
conform to the specifications contained in this RFQ, and which is not approved by the
City Attorney's office.
Submittal Requirements
Submittal Document
The following information, to be delivered in a sealed packet marked "City Center RFQ; ' must be
included in the submittal response:
1. A letter of introduction signed by the principal(s) of respondent firm(s).
2. Statement of understanding and project concept: Discuss the significance of the Site and
� City Center Mixed-Use Development page 11
z��-�: F������� ����}� �ai�y ��.�f���er ��ix�c#-;,�s� J��a�i���;
Project, the team's willingness to negotiate a potential private-public partnership with the
City; respondent's view of the responsibility of the potential public-private partnership; and,
an understanding of the role of a major commercial or mixed-use project for a healthy
downtown.
In addition, the respondent shali provide and illustrate a project concept(s) In no way is this
presentation of project concept binding on eventual proposal submittals. It is intended to
demonstrate the respondenYs initial concepts and/or programmatic response to the Site's
development oppartunities and the City's redevelopment vision.
3. Team information:
• Name, addresses, and phone numbers of firm(s) responding (include contact information
for each team member if the acquisition and development team includes other firms);
• Division of tasks among team members; location of
principal offices of the developer and each member firm of
the consultant team;
• Description of form of organization (corporation,
partnership, etc.);
• Statement of years the firm has been in business under
current name and a list of other names under which the
firm has operated.
4. Resumes of firm(s) principals and officers and consultant
principals to be involved.
5. Description of relevant experience of the development team. Descriptions or resumes should
address individual experience and qualifications.
6. Project Examples: List and briefly describe relevant, successfully completed, commercial,
residential or mixed-use projects that demonstrate quality of design, attention to detail,
integration into existing community fabric, and public-private partnering, if applicable.
Projects must have been completed within the last five (5) years. Project examples may be
from individual experience of the team principals or from firm projects. At a minimum,
include examples of projects from the development and design teams.
7. References: Far each firm, submit a niiflimitnt of three (3) references from public agencies,
private companies, or individuals with whom respondent has had relevant experience.
Include contact names, addresses and telephone numbers.
Submissions to this RFQ shall be in the arder specified above.
Qualifications must be submitted by no later than 3:00 p.m. PDT on May 2, 2011 It is the sole
responsibility solely of the respondent to see that its qualifications are received by the date and
time stated in this RFQ. Respondents are asked to submit twelve (12) copies. No oral submittals
will be considered. Materials in response to the RFQ may not be submitted via facsimile or e-
maiL Materials must be received by the date and time specified in this RFQ.
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Submit all materials to:
Name: Patrick Doherty
Title: Community and Economic Development Director
Agency: City of Federal Way, Washington
Address: 33325 8th Av South, Federal Way, WA 98003
�011�c�C�
Inquiries regarding all aspects of this RFQ should be directed to:
Patrick Doherty, Community and Economic Development Director
City of Federal Way, Washington
33325 8� Av South
Federal Way, Washington 98003
Phone: 253.835.2612
Fax: 253.835.2409
Email: patrick.doher . @cityoffederalway.com
Pr�-���bmitt�i Meetin�
A pre-submittal meeting may be called by the City, depending on the numbers of inquiries
and/or requests for information prior to the RFQ submittal deadline. If called, all parties known
to have inquired about the RFQ will be invited, and a notice will be placed on the City's website.
• .,; �_�. .� � . _ . . _,
Questions regarding the Project or this RFQ process must be directed in writing (e-mail, fax, or
mail) to the above con tact. The City will respond to al( questions in writing. All substantive
questions and corresponding answers will be posted on the City's website at
cityoffederalway.com/bids at the "City Center Redevelopment RFQ" link. The deadline for
submitting questions to the City shall be April 18, 2011 at 5:00 p.m., PDT.
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The selection process to be carried out as part of this Request for Qualifications (RFQ), includes
the following steps:
Publication in Federal Way Mirror, Daily Journal of Commerce
and Puget Sound Business Journal,
and distribution of RFQ to developers: March 21-25, 2011
Last day to submit questions to the City in writing
RFQ Response Deadline:
IZeview period:
Notification to highest-ranked developers:
April 18, 2011, 5:00 p.m. PDT
May 2, 2011, 3:00 p.m. PDT
May 3-17, 2011
May 18, 2011
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The following exhibits are appendices to this RFQ, containing background information
describing the Project and relevant documentation. They are available as a PDF via the city's
website at city offederalway.com/bids at the "City Center Redevelopment RFQ" link.
Exhibit 1
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Map of Federal Way City Center
Map of Site
Site Aerial
Preview of RFP Requirements
Criteria for Public-Private Partnerships
Formal Legal Notice/Advertisement
Title Report - Available upon request
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RFQ: Federal Way City Center Mixed-Use Development
Exhibit 2:
Map of Site
(NOTE: Former cinema building now demolished)
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City Center Mixed-Use Development page 17
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(Note: Former cinema building now demolished)
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RFQ: Federal Way City Center Mixed-Use Development
Exhibit 4:
Preview of RFP Requirements
The following is a brief synopsis of the key substantive components expected to figure in the
subsequent RFP. The description of the process and statement of components are subject to
further terms and conditions.
Within fifteen (15) days of selection as an RFP finalist, the developer or development team must
submit to the City a written statement of intent to submit a complete RFP response, pursuant to
the following requirements:
Within forty-five (45) days (or whatever other timeline expressly set out by the City of Federal
Way) of seleciion as an RFP finalist, the developer or development team will be required to
submit:
■ Detailed financial and development cost information relating to the proposed development
concept, including preliminary pro forma financial analysis;
■ Preliminary development timeline, including any expected development phasing;
■ Proposed public participation in the project, if any, or other significant "deal points."
■ A project site plan, exterior elevations, dimension of site and building (s) and dimensions of
property liens, and project sections;
■ Discussion of proposed program for major building material, finishes and colors;
■ A landscaping plan and designation of public and semi-public areas; and
■ Vehicular and pedestrian circulation patterns, including parking layouts.
ProposaLs from invited respondents will be reviewed by City Council, with City staff assistance.
It is anticipated that respondents will make a public presentation of their proposals and be
available for in-person interviews.
The selected developer or development team will negotiate with the City to reach mutually
agreeable terms for acquisition and development of the Site. It is envisioned that these terms will
first be outlined in a Memorandum of Understanding (MOU) and then finalized in a Purchase
and Sale Agreement with Development Covenants (Agreement).
After final selection, the selected developer or development organization will be required to
provide detailed financial statements and agree to a criminal background check. Control of
sensitive financial documents will be reviewed by an independent agent (i.e., CPA) under
attorney client privilege and will not be made public. Further, the selected developer must agree
to an "open book" process in which the City can review on-going financials and assure that there
is no inappropriate windfall profit arising from public property.
City Center Mixed-Use Development page 19
RFQ: Federal Way City Center Mixed-Use Development
Exhibit 5:
City Council-Adopted
Criteria for Public-Private Partnerships in City Center
Preference for public participation will be given to projects that rate highly with regard to the
following guidelines and/or objectives:
The proposed development is comprised of (or contains) a mix of uses in a variety of
building sizes and heights, and/or offers a"village° or "lifestyle center' site and building
design, with such elements as street-oriented storefronts, outdoor eating and dining, and
outdoor public amenities, such as artwork, fountains, plazas and seating. Projects with the
greatest mix of uses (retail/service, residential, lodging and office) will be given priority.
Phasing may be allowed to accomplish the full mix of uses contemplated in a development
concept.
■ The proposed development is transit-oriented in design and concept, where feasible,
especially when in proximity to the Transit Center;
■ The proposed development is of superior site and building design, including use of high-
quality materials. Parking facilities (both surface lots and structures) are aesthetically
pleasing and integrated into the design of the overall project. Parking structures include
street-level uses and/or are preferably be wrapped by other uses, where possible, to reduce
their apparent bulk and mass.
■ The proposed development is located within the City Center and is of sufficient scale and
scope to have a substantial impact on the image and desirability of the City Center and
suggests a high probability of inducing additional, spin-off development;
■ The proponent can provide a solid track record with similar private development (previous
experience in public-private partnerships desirable);
■ The project is projected to provide additional jobs at a variety of levels. Projects with family-
wage and higher-paying jobs will rate more highly against this guideline.
■ The proponent provides an economic impact analysis. A detailed analysis and estimate of
the project's direct economic impact in increased property, utility, and sales taxes, as well as
an analysis and estimate of indirect economic impacts by multiplier effects throughout the
local economy;
■ When selected for partnership consideration, the proponent provides a financial "gap'
analysis, including development costs, projected revenue, disclosure of developer's desired
capitalization rate, internal rate of return (based on other portfolio projects), etc., in order to
determine the necessary level of public participation.
� City Center Mixed-Use Development page 20
RFQ: Federal Way City Center Mixed-Use Development
Exhibit 9:
Formal Legal Notice/Advertisement
City Center Mixed-Use Development page 21