Council PKT 04-03-2012 SpecialCIiY OF
� Federai Way
AGENDA
FEDERAL WAY CITY COUNCIL
SPECIAL MEETING
Council Chambers - City Hall
April 3, 2012
5:15 p.m.
www. cityoffederalway. com
1. CALL MEETING TO ORDER
2. DISCUSS APPOINTMENT TO THE INDEPENDENT SALARY COMMISSION
3. CIVIC CENTER DEVELOPMENT
a. RFQ/RFP - Civic Center
b. AMC Theatre Site Update
c. Public Comment
4. EXECUTIVE SESSION
Potential Litigation pursuant to RCW 42.30.110(1)(i)
5. ADJOURNMENT
COUNCIL MEETING DATE: Apri13, 2012
CITY OF FEDERAL WAY
CITY COUNCIL
AGENDA BILL
ITEM #:�_
SUBJECT: REQUEST FOR QUALIFICATIONS (RFQ) FOR PERFORMING ARTS AND CONFERENCE CENTER
(PACC) PUBLIC-PRIVATE PARTNERSHIP
POLICY QUESTION Should the City Council approve the RFQ to solicit a potential private-sector partner to
codevelop the former "Toys R Us " sate with the PACC, together with accompanying hotel and restaurant/catering
facidities?
COMMITTEE N/A
CATEGORY:
❑ Consent ❑ Ordinance
� City Council Business ❑ ResoluNo
STAFF REPORT BY: Patrick Doherty Director
Attachments:
Background:
■ Final draft of RFQ
MEETING DATE N/A
❑ Public Hearing
❑ Other
DEPT Community & Economic Dev.
In further pursuit of the Council's continuing direction to explore options for developing a Performing Arts and
Conference Center (PACC) on the former "Toys R Us" site, the Mayor and staff recommend for Council
consideration to seek a private-sector partner to codevelop the site as a public-private partnership. In addition to
the joint development of the PACC itself, a private-sector partner would be sought to develop an adjacent hotel
with restaurant/catering facilities to enhance, complement and strengthen the PACC, as recommended in the
Webb Management Services report of July 2009 (attached to the RFQ).
In view of the considerable cost estimated for a solely City-developed PACC ($25 million +), the notion of
seeking a private-sector partner to codevelop the site may yield the most cost-effective solution to develop the
PACC. The RFQ will be advertised nationally, as well as forwarded by consultants in the industry to their client
base. If approved by Council, publication of the RFQ can occur as soon as mid-April, with an expected RFQ
response deadline of mid-June. Presentations of responses, including proposed concepts, could occur by early
July.
Options:
1. Approve the RFQ in principal and authorize the Mayor to finalize and issue the revised RFQ.
2. Approve the RFQ with recommended revisions and authorize the Mayor to finalize and issue the revised
RFQ.
3. Do not approve the RFQ at this time.
MAYOR'S RECOMMENDATION: Option 1.
MAYOR APPROVAL: ___�/V /u _������ DIRECTOR APPROVAL:
Com �ttee Counc�
COMMITTEE RECOMMENDATION N/A
PROPOSED COUNCIL MOTION "Approve in principal the RFQ, seeking a public private partnership for
development of'the PACC, and authoriae the Mayor to�nalize and advertise the RFQ. "
(BELOW TO BE COMPLETED BY CITY CLERKS OFFICE)
COUNCIL ACTION:
❑ APPROVED COUNCIL BILL #
❑ DENIED IsT reading
❑ TABLED/DEFERRED/NO ACTION Enactment reading
❑ MOVED TO SECOND READING (ordinances only) ORDINANCE #
REVISED — 08/12l2010 RESOLUTION #
2
��i�y ofi ���i�r�l '��l�y, ���f��Y�ingtor�
{Y�����e�� �or �Q��li���ati�ns
-.���1'°"� �����'�' ��.'�����'��'j�l.°��� ���°�r�^��"��1;�
. _ .�-- __.�
_. �,�.
� ��,�,�� '�".�' �.�,:w.e .,.� a..?��`' s . «�� .�..........�dlf
_, ,. .
.,� . _ . ,�
r �. .
,, .
, -
I
� --^=.�:..._.._ �
_ ..._..,__�,... _.� � � -'_'^ � �,�
� � y �""""" + } � �- � �3 � �F M
��.
,
� r � . : °
�► 81'� n *� � � : `�
� � � � � � �_ . t � �` vn� R �. t�;� r i' � i�, � .�
'r�--. � " ti i `�l,
.
�;s� . �: �f
� "+`"'r'� ` Y�, y4; ._ : ,
�+"'�"� . +4�,��.. ��'�v -` � "` � ,`,'` ` �;��►u���°_".��1
� �:°s;�4.1;;C�: r'�f3t9� � O, .��"� �
�������r�;;:����a�� ��a�: ��r�� 1�, �Q'!�
r.s � {'�f {,.) �� i :'. � V i � N �l�i ..� �l 4 Y �"! .*W
33325 8 Ave S
� , �' ','' � °�,� , 's{� `� `� � � �3 �
CITYOF ��
Federal Way , , , , _ ., ,
,ti� t; , .. „ o. �, � � .;! , �� � . .: �`�, �,:3 . 3 fi; ..., ,' ". ... �, � , '"�
��"lA.;it�#1� fl .......................................... .......................................................................... 3
, ne Opportunity ..........................................................................................................6
t
�r.s� Vision and Principles .....................................................................................
��_;..
�,.�v�tion Process .....................................................................................................
�ubmittal Requirements ...........................................................................................13
� �ntative Schedule ...................................................................................................16
.:�t f ..��,i�7 .................. . ......... ....... .. ....... ............. ...... .. ... ......... .............. —�= �
� s :�� �..} , ...a.., _�' s � _.. >� . ., . . .... . . . . . .. .....,...... ..... . .. ..... .. .. ` _
� 'Aap of Site ....................................................................................19
� �erial Photo of Site and Area .............................................................20
� �revrew of RFP Requrrements ...........................................................21
9 �riteria for Public-Private Partnerships .. . .. . .. ...... ... ..... . ........ . . . . . . ...... . . . ..23
� 'ark/Public Open Space Design Guidelines .....................................23-24
> � e�al I�Jotic�s . 2.5
,
CITY OF � 'tiwr�"
Federal Way . .
� �
' �� �'r � F a `- � ,. . .: � . '� � . .., � , , .� �') � , -. � . . � . ! .. .�, � i .. . , ? ! � l,1
i
�������������
The City of Federal Way, Washington (the City), is pleased to announce an exciting public-
private partnership development opportunity in its City Center. Specifically, the City is seeking
statements of qualifications and presentation of concepts from experienced developers (and/or
development teams) willing to entertain a public-private partnership to join the City in
developing a key 4-acre site with a Performing Arts and Conference Center (PACC), together
with associated private co-development to include a hotel, catering facilities and/or restaurant,
and any other associated uses. (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 partner with the City in co-development of this
Project.
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 presentation of a preliminary development concept, in
order to enable the City to select a short list of finalists who may then be invited to respond to a
more detailed Request for Proposals (RFP).
RFQ responses are due by 3:00 pm, on June 15, 2012. We look forward to your submittal.
�
���,��
� � ��
����
� ;�
�� �
:�,
.��"�
CITY OF �'-�/
Federal Way : , . . _ . . , .
., ,.r .a :! � . , � , . T � . . , ,`� � ,.,''. �i�' . . ,
: �C�3�
The City seeks qualifications from comprehensive development teams who can develop the Site
to fulfill the stated development Vision (see below) 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
■ Management entity;
■ Any other partners deemed appropriate.
�� ��3 i �'"i �;�:� � I e�
The City seeks to identify a development firm or development team who is willing and able to
enter into a public-private partnership to fulfill the vision for the Project. Thus, the City seeks
developers who have:
■ Experience in developing, financing, marketing and selling, and/or managing projects of
similar size, scope and nahzre;
■ Demonstrated ability to develop projects which are an asset and a"correct fit" with the
community;
■ 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.
' � 's r^� ' ,.�' ' rl " ' ; . a '
, k.. _ w . i . . i r "�i �q .. , ���P „ . .. .
Federal Way City Center is in the midst of a transformation from a traditional suburban-
commercial form to a vibrant urban center. Bound by South 312�h Street on the north, Interstate 5
on the east, South 324th Street on the south, and the Pacific Highway corridor on the west -- and
comprising 414 acres - the area features approximately 2.75 million square feet of existing retail
space (much of it large format), 800 hotel rooms, 225,000 square feet of office and over 900
multifamily residential units. The community hosts top-notch cultural institutions, engaging
open spaces, and close proximity to regional educational and health care institutions.
CITY OF `
Federal Way _ . , _ ,
a"ia�=�u.�: ��:���ad'a�l���+ �:i^r��. ��;-rr�k�� �-'�a�ai�-�'Pi��i:��� ;='�� �r��r�hi�
A major new proposal is in the initial stages of taking shape in the City Center on an additional
City-owned, 4-acre parcel to immediate south of the Site (as seen on the aerial map below). This
proposal would constitute a major step forward in the City Center's transformation to a more
fully developed urban center. This proposal is being formulated by Arcadd, Inc., of Newton,
Massachusetts, together with international financial partners. This proposal would be comprised
of a 650,000-square-foot mixed-use, mid- to high-rise development, including the following
components:
■ A mid-rise glass-enclosed base structure, housing:
0 75,000 SF business exhibition/exposition center
0 120,000 SF of retail, services and office
0 50,000 SF of performance, activity, amusement tenant space
■ A collection of mid- to high-rise residential towers arising from the glass-enclosed base,
containing up to 500+ dwelling units (up to 20 stories)
■ Underground parking for approximately 1,350 spaces
• Public open space/plaza areas totaling upwards of 80,000 SF
The project proponents are readying their proposal for presentation to the City Council for
acceptance, which will likely include prompt purchase of the site and subsequent commencement
oE the entitlement process. ��� -
The significance of this project to the City Center cannot be
understated, while its significance to the subject Site would
also be critical. Not only would this project provide
transformational momentum towards the City's Vision for a
true new Urban Center within the Puget Sound region, but
would also provide potentially complementary facilities to the
PACC, such as exhibition space, business meeting facilities, as
well as a significant infusion of day- and nighttime
population, serving as market support to retail goods and
services proposed for the subject Site. More information about
this project may be found on the City's webpage:
http• / / www.cityoffederalway.com / DocumentView.aspx?DID=1453
__�.,..- _ _ _ �
Site of Arcadd Inc.
proposal in yellow,
adjacent to subject
Site in red (above)
Concept rendering
(left)
cirr oF �
Federal Way ���,�, r ., _,. . � . . ., -��= v
,,>
.� n .���,�nT.7 ry A�o f ..j t .ls� ...i �++J i �w��.Y '31 �����.r F� .�.Ai.i �i�1�
- +��'��
Property
Former "Toys R Us" site ("The Site")
Location The Site is located in the City Center of Federal Way,
Washington at the northeast corner of South 316�h St and 20�h
nve �outh; approximately 10 miles from SeaTac
�`� g�",�'�� _ ���r� �� �t"� -'�, International Airport; and between downtown
�`�'� �.i+..�_�' ������� �' Seattle, located approximately 23 miles to the north,
f �� `ti � �� � and downtown Tacoma, located approximately 12
,v� :�- r� .�
� �S
�,:;��--� -oa��"` '�""�-� �x ,� �` '�--� ,'►+�.�"� L � miles to the south. The Site is within the northern
T �r ' � y �� �+'� �?��' J r ���{ �''+ � +?��� - half of City Center, the community's central business
x. , ' . � �:.� : �j�� �'L�� `�y�y, _'�, , .,-
�. _.
,� � �` '� district, in an established retail area with numerous
` -� _- r-� „�. . "=` � ``�� � �; restaurants retail stores lod in establishments,
'��'"'" 1 F r , �' '•:�� . �p �� � � iy„��;.� �.��` , , g g
: ~> 3 �,� +� _ .: "� � `_ .,� � .r' „ �, r .-,•._ : -`3; cinemas, and service businesses. (Site outlined in
�'`- �;-� +�'��'.", � .��- ,i red at left.)
� f �-:�"- s.L � •� �'�,
�
-' , . `:.�► „� � r�,` :� ��
. _ - i =�; , �,� . � � �'ia.,. �
-._._,� ' °�.. �;��,= ;.��',�, '� The Site is located diagonally opposite from the
•- n _ �.,
-- �.. ,�+�.,,, ,���, ,, ' City's Transit Center, which features a 1200-space
�� !!,, �``"""�--4..�, � a� parking garage, bus platform for Sound Transit
,� �"""' "",-.--- w�,._ .�. .
,��, ` M � . (regional, high-capacity), METRO Transit (King
' ��'� -}.�,:;,� ��' �'" � County) and Pierce Transit (Pierce County) buses,
�+� �»;�; �r� .'�' - and direct access via HOV lanes to I-5 via South
:,, �`, _,
317t 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.
Within 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, cinemas,
eating and drinking establishments, etc.
Site Condition
The site contains a
vacant, former 46,216-
SF "Toys R Us" retail
building. The
remainder of the Site is
occupied by a paved
surface parking lot.
+�., „ , . �.f�.�� �
^�
�
$ �.
��,
-«, ..
��T. �F i
Federal Way _ : , , ,
. -. � �� _ , � .
, a:�� � , �- , •?' .� �� ' a � �. >r�, �
. . � .. .r ... 4 � �' . . r � . . i .w� _ Y a w , . i
Access
Site Area
Scenic Attributes
Parking
Zoning and Allowed Land Use
Traffic Volumes
Interstate 5 via South 320th St (HOV access to/ from I-5
available via South 317th Street). State Route 99 via South
316t Street.
168,403 square feet (approx. 3.866 acres).
King Count�� Assessor's Pnrcel Nurr�ber: 092104-9166
With unprecedented views of Mt.
Rainier from ground level, the
Site also offers views of the
Cascade and Olympic Mountain ,��.�� � s ��� ��
ranges from higher floor levels. °�` `` �
likely in a combination of at-grade and structured parking
(above and/or below ground). Site topography, with a
substantial decline to the south as it abuts S. 316�h St.,
provides optimal access to any below-grade parking. In
addition, the diagonally opposite Transit Center is a public
building, allowing unmetered, free parking to the public.
While a formal agreement with Sound Transit for dedicated
parking may not be likely, the parking structure would
likely be available to accommodate parking demand
generated during evening and weekend hours.
On-site parking must be ,,
accommodated in the
development program most
Zoned as City Center Frame which allows for a full mix of
uses in low-, mid- and/or high-rise structures.
As-of-right height limit:
■ retail/ office: 35 feet;
■ hotel: 65 feet;
■ residential/mixed-use: 85 feet.
Flexible maximum height limits available through a
discretionary process, including design review and impact
analysis.
-- Interstate 5: 180,000 ADT
-- Pacific Highway South: 24,000 ADT
-- South 320th Street: 37,000 ADT
Infrastructure 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 Performing Arts and Conference Center with associated
hotel, catering/restaurant uses and other supporting
retail/services uses, supported by (a) significant public open
space feature(s).
CIiY OF `
Federal WaY l . � _ . . . � _,
ii! c. ,,...i.� ii , �`. e , . .. ,,,,,. � ��:i�` ? . a��. . �'� , . . . ..
Additional Opportunities In addition to the subject site, other adjacent parcels are also
potentially available for redevelopment and/or partnership:
1. Former Target Store Site. Immediately to the east of the
subject Site is a 326,050-square-foot (7.5 acres) 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 Coiirity Assessor's Parcel Number: 092104-9017
2. Transit Center West. Immediately to the west of the
Transit Center (southeast diagonally across S. 316�h St.
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 Coufih� Assessor's Pareel Number: 0921049057
����ro�ect Vision and Principles
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, wark, shop, and play. The Project envisions a
new regional attraction, the Federal Way Performing Arts and Conference Center, supported by
an adjacent hotel, catering/restaurant facilities and other supporting retail goods/services as
appropriate. In addition, complementary open space feature(s), such as a plaza, viewpoint, hill-
climb staircase, etc., are envisioned to accompany and enhance the project.
,
, �+.�:)i�
The Federal Way City Center will
be more densely developed, mixed-
use urban center with a
concentration of housing units,
commercial uses, civic uses,
employment centers and public
spaces - all supporting public
transportation, pedestrian activity
and a unique sense of place.
The Project should serve as an
active and vital component within
this urban center, serving as the
most significant civic facility in the
City Center.
�''���'� � :, < .: . ,, , . , ,-. ,
� �. . : : . s
_���. �,� .,,v,,� ,�:�����,��
_ __ _ .__,
_ .. , _r�°
�. .. _
,,: _
. ' �
+�+r. ,,�„i�,. ;�i,, r - .
.,�� �.
, "� _!'Jrw. � ..
--,----_ _----�— �, p�
� �� - � .:�i�_ �.`-���.t"``""t°.� s� ��_�� � -�
�'�� �''' ` . �, � . . ; R °� ¢,fi� a�i
. _� . -� '�C rAiA�, , � � M � � �, r
�� � "�w•:. 4 � � ,�. � i F 1� ��
� . ,. _.. ' �
�U�.�,�,:. .� ��-�
, ,- . �r
�, r • � ' � � .
#w �. � � -- �a._ . �� ,
CIiY OF `
Federal Way ; , � ; . __ .
. . � r,. �� , . ,��' ��.��+) . ��'. � tr . � � <
With conference facilities, as well as a performing arts venue, this Project is intended to infuse
activity day and night throughout the year, creating not only a new vibrancy within the City
Center, but also an increased market for goods and services to be met both on site and by
surrounding establishments. On-site open space opportunities will provide passive locations for
fair-weather gatherings of a casual nature, as well as an outside extension of PACC acHvities,
such as conference activities, performing arts-related receptions, etc Given its elevated location,
the Site offers dramatic views of Mt. Rainier, as well as ample sunshine, both of which should be
kept firmly in mind in the overall design of the site, facilities and open space.
':�{'t� ��ei,v�� ��i L� C�I i�.i �..✓U��I,:�:: it`..,*-.: �✓.:3 S!.�.�'".!
The City's vision for the PACC is to develop an efficiently designed multiuse facility that will
readily accommodate both performance events and meetings, seminars, conferences and other
gatherings.
Performance hall seating should be approximately 700 seats. A spacious lobby will accommodate
prefunction gatherings, exhibits related to performances or companies, etc. In addition, an
approximately 2,000-square-foot multipurpose room/rehearsal space should be included. To
maximize the attractiveness of the lobby and the overall venue, a large window wall facing south
to the view of Mt Rainier should be included in the design.
The Conference Center facility should be comprised of the following components:
■ The above-mentioned approximately 8,000-square-foot lobby, capable of serving as a
conference plenary-session luncheon/banquet venue;
■ An adjacent, approximately 2,000 large room that can either be
added to or partitioned off from the lobby;
■ Up to four smaller, meeting rooms, totaling about 4,000 square feet, to accommodate
break-out sessions.
■ In addition, the performance hall would double as a conference/seminar venue for
plenary-session speeches, lectures, etc.
■ In total, additional square footage to accommodate the Conference Center facility should
total approximately 14,000 square feet.
The PACC should include administrative offices, as well as a receiving kitchen to accommodate
catering needs. With an adjacent hotel-cum-restaurant, there should be a seamless adjacency of
the hotel's restaurant and the PACCs receiving kitchen area, thereby minimizing the catering
space needs of the PACC and reducing redundancies.
The adjacent hotel should feature from 135-150 rooms and be 3-star quality.
Please refer to the following attached documents (Exhibit 8) for further details about the PACC:
■ Fensibilihj Stud� for tlie Federnl Wn� Performiiig Arts and Co�iferefice Ceriter, July 2009, by Webb
Management Services;
■ February 25, 2011 memo entitled: "Development Models, Demand Update + Professional
Facility Management," by Webb Management Services
arr oF �"�++i
FederalWay � �, � � , � �, :�_..�„ �.: �
a
', � „ , �: :�� z ,� ,; �� . . . . a . �_ , , � .��; �!'� �. „�: ���
,
_.i-�'.:�It�il ��;�;� �f?.�: � �; �;`!�, �J ;�;,�
■ Strong civic character demonstrated in the siting and design of the PACC building;
■ Complementary, yet not identical design character for the hotel, restaurant and other uses in
order to achieve the perception of a more "organic" village of structures as opposed to a
single-project aesthetic;
■ Interesting and active fa�ades at the street level;
■ Appropriately scaled public plaza and/or open spaces that are seamlessly integrated with
surrounding development for activation, programming, passive vigilance, etc., and including
both greenscape as well as hardscape components, as well as art work and/or artistic
expression. Please refer to Exhibit 6 for Park/Open Space Design Guidelines;
■ Maximum opportunities for viabLe mixed-use commercial development;
■ Creation of a unique sense of place in the Federal Way City Center.
■ Superior urban design, site planning and building design;
■ 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 Eeasible (LEED rating not re�i�ired); Adherence to the Development Goals and
Principles enunciated below.
� 3M , aY'�./ � e, !� �
In recognition of the unique challenges associated with a public-private partnership development
aimed at delivering both a significant civic facility as well as market-driven private components,
the City intends to consider creative and appropriate terms and incentives.
The City has identified the following potential parMership incentives and is willing to discuss
their possible application to an appropriate redevelopment project:
■ Terms for control of the Site are available for open negotiation.
■ Public funds may be made available to help finance public components, such as public open
space, infrastructure, and public parking. City funds, as well as the City's Local
Infrastructure Financing Tool (LIFT) award by the State, may be available to provide
contributory funding for these purposes.
■ Possibility of financing through the EB-5 Foreign Investment Visa Program as the Federal
Way City Center is a USCIS-designated "regional center" for the purposes of foreign
investment;
■ Management of the PACC is also open for negotiation, with the most effective, efficient and
financially feasible management strategy - be that private or public - being the ultimate goal.
■ Up to 12-year limited property tax exemption may be available for any potential residential
components of mixed-use development;
CITY OF `
Federal Way , . , . , : ,
.�
'.� , . . ��' .s 'i : �" 'f �..,, _, ,. ., .:�.,''' �'.'. ,�i � ��,'". 0'�1'..'a , .� ,ti�:: "s''i�:d
�_�
■ 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).
■ 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.
Financial incentives potentially available from the City are not intended to replace private
financing. Rather, they are intended to be flexible resources that can potentially bridge funding
gaps which may be created by the more difficult nature of such preprogrammed public-private
partnerships, especially in light of the substantial public program included in this Project. Please
refer to the attached City Council-approved Public-Private Partnership Policies, Exhibit 5.
Staff will work with the developer or development team to analyze specific details about the
project's financial pro forma and other factors, as warranted. Any potential financial 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 ulrimate goal will be to make the
project economically self-supporting as quickly as possible.
T
�I
�� �
. ?
,
� --
�«"`",-°c �� ���' �+�R
Y�; y i� � Mh�-�... 3 '�L�� #�
Please feel free to contact Federal Way's Community and
Economic Development Department via phone, in person ar
through their website for detailed information about
development regulations and the permitting process.
t'he Community and Economic Development Department
website may be found at
http:/ /www.cityoffederalway.com/Page.aspx?page=308.
CITY OF r
Federal Way ,
% "� �er�itt�inc� t='r�c�ss
i , . ... . . ., . � t ��% ., . , . ,. , . , . i � . . . . . _ , � . ; 3
i 'g y q j y
k � u W � . a � �; 4 �,t Y � . � i ? r. .�� A � . .
� •.!P" w.ID .t.+b� iS ... .
.�1 _..'.� ;'4 � c, � . •
! i +,.+ t..� v eJ ...7
City staff will review the RFQ response submittals, potentially assisted by an evaluation
committee of stakeholders from the community. Additionally, the City's Community and
Economic Development Director will contact references and, if needed, will ask for and review
supplemental written responses.
Staff, and/or a committee, will conduct an initial evaluation of each RFQ respondent's strengths
vis-a-vis the evaluation criteria and will determine a composite ranking of the respondents. Based
upon the composite rankings, the Federal Way City Council may select up to three (3) of the RFQ
respondents to be invited to respond to a more detailed Request for Proposals.
-,
�"J�.'��3:i�.��"1 :..�i"i �(�i:�3
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 projects including such
components as event venues, hotel, restaurant/catering, retail, plus other associated mixed-
use components.
2. Relevant Public/Private Partnership Experience: Since the Project is intended to include a
public-private partnership, prior experience in similar parMerships is desirable and should
be noted.
3. Development concept. Each development team should present an illustrative development
concept for the Site. If selected to respond to an 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.
Development 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 any evaluation committee, Federal Way City Council,
other Federal Way boards or commissions, or media on the 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.
CITV OF `
Federal Way
�_ , �:i�, �. '.�f . � . � ..,i.,� . r�/,� a � n... 3� � ..- .
. . �
� � �
. � . � i �r • .�., . . . .. . ,� •• , r �.� :� :'��.
3
���,, � ��, : � j .,, � � � ,�
.f'.�r .; >,+�..�.. `Ji�. ,a' �! . ,,. ., >�1d.� . ;) _ .. _� ,i',,.
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 an 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 RFP 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 or contract that does not
conform to the specifications contained in this RFQ, and which is not approved by the
City Attorney's office.
�w�ubmittal Requirements
r-. � : �
r 3 .,, � J �! � i i� F. ', i � s .� �J � . r � � � � ��: ' , :
The following information, to be delivered in a sealed packet marked "Civic Center Public-
Private Partnership RFQ," must be included in the submittal response:
1. A letter of introduction signed by the principa((s) of respondent firm(s).
2. Statement of Understanding: Discuss the significance of the Site and
CITY OF �✓
Federal Way . _ r . � ,
, , . .. . � , �. �� . ,. . , , ,m�� . . , �.
Project; the team's willingness to negotiate a potential private-public partnership with the
City; respondent's view of the role of the public-private partnership in developing this
Project; and, an understanding of the role this Project can have in helping transform the
Federal Way City Center.
3. Project Concept: The respondent shall provide and illustrate a project concept(s) that
achieves the Project Vision. In no way is this presentation of project concept binding on
eventual proposal submittals. It is intended to demonstrate the respondent's initial concepts
and/or programmatic response to the Project Vision and the site's development
opportunities.
4. Team information:
• Name, addresses, and phone numbers oE 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 unrler
current name and a list of other names under which the
firm has operated.
5. Resumes of firm(s) principals and officers and consultant
principals to be involved.
6. Description of relevant experience of the development team.
Descriptions or resumes should address individual experience
and qualifications.
7. Project Examples: List and briefly describe relevant, successfully completed, civic,
commercial, or mixed-use projects that demonstrate quality of design, attention to detail,
integration into existing community fabric, and public-private partnering, where applicable.
Please share your most recent, most relevant projects. 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.
8. References: For each firm, submit a minin�um 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 order specified above.
Qualifications must be submitted by no later than 3:00 p.m. PDT on XX� 2012. It is the sole
responsibility of the respondent to see that its statements of qualifications are received by the
date and time stated in this RFQ. Respondents are asked to submit twelve (72) 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.
CIiY OF �-'`/
Federal Way - � , , � � - . , ; ;
} _ � � 3 �3, � �� ��i
, .. „ ., s . a � , , . .. , . ..., ., .� r • . � . , .. ,� . _,. _. .
Submit all materials to:
Name: Patrick Doherty
Title: Director, Community and Economic Development Department
Agency: City of Federal Way, Washington
Address: 33325 Sth Av South, Federal Way, WA 98003
�-, ,^ � P �
`�....*,Ji i�Gl.+r.
Inquiries regarding all aspects of this RFQ should be directed to:
Patrick Doherty, Director, Community and Economic Development Department
City of Federal Way, Washington
33325 8�h Av South
Federal Way, Washington 98003
Phone: 253.835.2612
Fax: 253.835.2409
Email: patrick.doher_ Qcityoffederalway.com
� n.�!�ii .w�i �'/��:;+.,� ir°�+,�
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.
l��.i��4? �, �;
Questions regarding the Project or this RFQ process must be directed in writing (e-mail, fax, or
mail) to the above contact. The City will respond to all 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 June 1, 2012 at 5:00 p.m., PDT.
CITY OF `
Federal Way , , _ _
�. ., � .y , .�: ,.., ; � 7�. „ � a ..... � ,. . . . ., � ai .+'i .. !.�
7 � M1: ' . . . . .
t {. .: a� �,� f ` ,: 1 .; _
! � ,a $ a .. o- -§ 7 �d r t . . . .
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, Puget Sound Business Journal, and
Wall Street Journal, as well as direct-mail
distribution of RFQ to list of developers: April 16, 2012
Last day to submit questions to the City in writing:
RFQ response Deadline:
Review period:
Notification to highest-ranked teams .
RFP Issued
RFP responses due
Public presentations
Review and Selection
CI7Y OF `
Federal Way
June 1, 2012, 5:00 p.m. PDT
June 15, 2012, 3:00 p.m. PDT
June 16-June 29, 2012
July 6, 2012
July 20, 2012
August 24, 2012
September 4, 2012
September 4-18, 2012
� i . . . � , � ., i � . § ➢ ; , � ,. a t j �.d r .. . . S� `i I' .�3 7 ,. . � � ,,. . , � �. ;,�, � , H i � : � 7 j .
�
�� ������r��
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 Map of Federal Way City Center
Exhibit 2 Map of Site
Exhibit 3 Site Aerial
Exhibit 4 Preview of RFP Requirements
Exhibit 5 Criteria for Public-Private Partnerships
Exhibit 6 Park/Public Open Space Design Guidelines
Exhibit 7 Formal Legal Notice/Advertisement
Title Report - Available upon request
CITY OF r
Federal Way . �, , . . . . =t� � � _ , v �,, ,
� K
�*
� \I
�l
�
�
.:1
;�
� � ' ss�zrNSr � sa�zrHSr � s»nHSr a�urH� t_ s»m� € __ _
A .
, � ' f } r . [ . �: , 'Y - � .. 8N2TNST
i {�I . 1 `'.. ' � i > r . :
I`f"� P
,� ,.. �— (' � I � _� Y'�� . w.� > . � . ,I I : � YYaYnaA ��a..11 ,,.. � � �Y°r •, �� � � w..�..� . I f
�.-. �. �an�' o H 16A . . . � .. 0
:_ 4 ,. �- ,' .._.. � - �
NWr
� - �� � t_`� �. � .» Y - i � ' � : � �,.... i Steei L'ake
, ` ■ :- � � ` Pavillions LL '
I r��� �� ���,�6,`�>.t- Centre � Hillside �, �, �,�� PadQ. �
�no.
.or.a
� '�-1 - *- . . ..� ""' woaa Plaza ,�... � .
, �:. � % .; - . "" ".'�" °°'""'w" : , PACC _ � i
' "
i , � ;:: �� ,: SitQ j '
. x . , r — , T � ._ -- --
. � C� �� i, !� . ...—� Foods � � �� � � �� �
, a�i� – • rn'r � i � ` � r� -. ` .,. ti. .___.
i F j Joan4 Etc =� � w.� a" SYore Z� +�.
} F �.7 � Harry S. Tnnun .
I i
( I �_I ������`F � � �w�ati �
�,� t���x�� � _._. . _ . �)�RNl� # .. 611{iM6� i ..... . W Hj�15CIWW i
`j '� �aNnn ���' ` �HMWw1 a �WY�Wq s aw.`.. � . [� � .
�' r .� �_�_ _ j� ; , . �_ nv� �� .w � }anKd�Yf c .M �..,.�. � .a
_ a
i ' ._' � .. iy . '•,� ..
� '� � _. F � � n.
, � . m � . � � �^ nau�.w.w.0 j � c � -,
; �. , � i � ' . . .... ,, _"
i. �r _ . ' Q. � n�...�n V+W EKd
.,... � o
.. C� . S 317ri ST
� , � 1��� i���1 1�'�k"�' �- _
_ .L_.__ �. ..y..�
� �� �, �ner i..r. ti� PaWo Ws�a . . . . y
.� M . � �d t � . .,r �l/
�- .a �,�,..., � Center pal-0o H0 � . Gateway , e
� � SeaTac � aZa World Center �" y
[1, � ��� � � , ..._, LL Villa{�e Plaza �^+� � �
- uer +� a�� `� u :v �� ; „ � � � � � Iw
l�4 a GnW y ,��+ �w. ,.a� g�. w�.a " • M ���� �wr. t o...rt � i �Nr w..�� � 2
. . a r` ^ .u<� w ��' ro..+e. �
� S 320TM 5T ; � S 32pTH ST � 5 J20TH ST �
'4,R M �, � �` i S�2DTH 5T M � 5 720TH ST�
! .. i . � .,. � '� . � _ � . �"� . "'w' � � w.. a+ w.:� ; � Eai� ta3
16W ;
_ ' u���� ��. R C�eM �_._._l
` '". �W ab � .
Celebration �
��' ' 3 a,,,�„ . �,y w�i� Cenfer � � e„d.r, �"�.
i: rc.rn � S "" Tl�e Commons at Federal Way i ` ��J �
� . �
.. ; , ---� S
� ,€ ��'.,,� , w "°" �� _ .'
. - i wn.r �, �
hp� V
..' � �aaen,--y .
_ , � � T11fsM) �
� Alac `s
n.n�n�_ . ..___.. I . . . Y . > .. . Fvorrwap c�.
` .::.� suanww <
. .. _ #
' ,,,,., _ __-- '--' v.n a �a. °
� a , , -° � �.. '` ' �.,,»..,.�, �
d , - _ _
� � ��,. ., �, �•� . a '��sr # s�rhsr _ � _ . _. iwrw � _. . _ . ._ y #
� . � ?� � vr� . ��. � �..� �,, � , .. _, _. _ ___ �W y
, e . � ♦ C I �. .. � a
Performing Arts 8� Conference �fg��d utr o�
Center Site (PACC) and �PACCSite �� �� � Federal Way
Ci1y Center Core N 0 250 500 Feet
Federal Way's City Center Ciry Center Frame � � � This map is accompanied by no warranties.
� �II
� �.
� �"
O f
�"�1
'
cD
Q
�
�
�
�
\
\
\V
�
rr
�
�
d'.!
�
- n
�
�
�
�
�
`'`
�
n
��
�V
�
r-r
i0
�
�
n
�
�•
N
�
�
�
�
c�
�
�
�
-�'
f�D �
a�
�
�, f
c� t�
�
�
20TH AV S
PACC
Site
1 ST AV S
� I
W
�
�
2
�
�
Pertorming Arts 8� Conference
Center Site (PACC) and
Federal Way's Ciry Center
scale: Z�_.--
L�p�nd 0 50 100 Feet
� PACC Site 1 � �
� Federal Way
Th�s map is xcompamed by no warranties.
� ��'
� _
.� �>
o �J
v�
�
c�
�
-�;
�
-�,
��
�
ro
n
�
��
�..
,.
t�:
��
�,�
c;
l;:
i i3
1
_�
�
�-
C:
�
<�
�
�
�
�
�
�
�
cD
�
�
'�
�' � a � ' � � � , y . .� � �+ � �:° � �� � -'
. , , �, a : i , r . - . . . ,. .., , ,.. . , - -
=,{^iu';i �a.
Aerial Photo of Site and Area
�,,-�� ,�,� � �+� .� .. � ,� - . . . _ • �, �� �
� � �
� �rrr' � �� � � �,a _� � �' � "-- � u��-r� �
� � �� �; "� ,, : e •. � a� � . � ►�.
� � ,�„ �:.: � � M � � �; R � y �
� �� _ �' ■ .I � " �� , � ��
S ,� :1 • r ., E � �4. � ° ,. � ., � � _ $ ..
7 �� ,^ r� _ i :° v �� �'. ' �" a'':�. } .'�-� �'�' � `r�itA ��_. . � �fx,
��e t � _.� �, i"` .9e -
� . # ... z.A � : f s �.� } n �' A � ��k.����s...�a� i +� MR:CXkx F{a ?� � 1e ,� ,
'.'�"#F'?F�c� ��;6 '� X c ^.'�' r x �».. . a :.. 't:� ;�
�, '= � � ^'� r, d �"� i "p..��r� t t �..� �� � �
, < �;., � �—
: „�
wi++. ,. N , � ^ ' �'
�M1 �.-� � `e� ..�r4�� '' � ... �,+; . � �. j,�' , # 4 + ; � B �k' . ti F .
. � k � �' * r q.. , rt _ � 1` � � , � i!,� �i
1 n ..
1 � °[i7��sn �ii�iS�C�� � .. � � t �� . s .. .�+ je: _,,.., : - � � �
x . -,
. .. � .,.�, ;..
. ` Y ��ua . _ � �
EI� ti s�� iw.�+4..�� .. ` ��' � ^�, e
'� 4�.,#;'&w#�m`!. {.. � .,'�a. �,,� 4 � p+G.�..r � �J� � ���� � � ° r r # o �� ' �1
a � �s� ���_ r �� =�
t � �.
7� � � � � . . .� . r .�
� � �� � � � � , � �:%;.,ry� � � ¢
����� 1 � �, � � � ��� ;�
.� krN . -.. y x „� � � ��iF I r ,. �e
.
++ . _
�44it .t: � • �. �r L��f �I ._.�� :� �. ..
�4 ;. �'�. ..�� : . .E � ��� ' ' �`,� �,;�, ... ,. � �'�,. ��t� .- .,: . ' ' ' � � : , ` ,�
. . .
.,r-�er��4�n. :� _ -p�
� -�. �. �, .,,, r-� � .
` - ° ;;�r� ='�' , �, y� „ �.1 . � �M
�d '�
�` I � # � " t�. � �'v�4 � ,m' . . . . .
. �' � � � � Y �� � � �� _�� t�'� + � � .�
s . �
,A '
+{K� 4 � � � .: �.,rs __ � �' � F �� � � �y� � —
i � +.
y � � ,. t � �Y. . � . . . _ � z
}
.r'��� �°�
� �
bii� �
�� ,.�
� { � �
.� �� �.� ` � -
a�d�;�Mt , � ::�
�, ar� �
�. - .�.1 �
'� � ' �,,.,.�
. .�� r � e'' � r\ � y+ �
L
. ♦ rv `�. .� . . '� @�
. ,. ��.. Y �"i:J � �L'a ��• `� � � , ,� .�p m < +,�' '%1 ° _ z , �.��"s��xa
�. 3 .., _ j , ' - �^ " � - � - �...
.
_ , ti
. . �Y : . ,�' �y �..�""' �.... � . = 4 , '; .• �' L � # ��'.
: . � $iM� _..
., � . . . �
= "• -
4 } C � . x � 2, � � . . . .
��"'�
, . �, . . � ♦
� st� w � �° . � ..:-.., �
uA � �
:.. ! tR"�MM , E�,- f 1� ,
. . i *
.. ' ",. � t � r Af R. l ' � ."_ . a. �,,,• ' /
� �
. . p ,� - . _
. , t��
' ��.
' . '� ,. 1 ' .;.. `�.. --. �
+ ' ,: ..,... ,. � � ' � OG . . ��, t .
. � M
x _ . l
, .� _ , x � � . . � _ . . 'y,,r�;�w.,;, - � �r
�
� " � 5���= ��� �
. .
� I� � . �a. : s �a �` �>•�.'�`
e ,�
. ^
� .
,
x . � r � 3r �� ��` , ,*`�� .
� � ! r�r t ( i � :: - (� '.s.-e.--'� � � ek .
� # '^` - Y �* y 4 q � � � � M
e,[� ��. g, r , ^ ` � s� � �+,f x e�t��. .�.
,� � 1 a, i � � � . �, �a � -
r� �'' S� � ��� :s�'` � ,�`� —
; , ,� r ' ���"�``�`� �.�""� ���� r �
� ^ ,r d:1Fr as�� s �
� " : �t +ta
t� t
,.. ?.�.,.�+..,r.a.dwe�L�.s �.,. ,...� " ':� r r�racs..w.y ._.�.,.�
, ; ..... � . . '
, • ' ' .
t �. � .
. . ��: •, .
� �� �''_�� I �- ;�" � � �_` ���� � # . �� �
�'' +j �A✓ f' ,
,.! g f �F �3"d '��''' � a '� � � � ��u,.�
t �' T a� r � ,�,�� � . �`^.�--� �. �rY.;
e? _s .
�+ `�� � � � ,w�� ♦ � .' � .
♦,,. � e � � � r; �'��; � i � y. � � �
s s
t y � �' � �i i '� } ��: y �t.' - yr =. .`a!
�.f�t�,l'�X�1'�t3i �i�3.ti � i'.. ."�'-.�•�.•..�.�� � �)T � + .��'��
CITY OF �
Federal Way , , ; . ; ,=:
�'� t" s � . `; `J ,.. . �. 1 � �� " "� � :� > .> ...' ,. .., , �.3 q_ ' '" �°3 ."' i 9' >� �, -'.: i � �� f" t � � �� .: i .-'. 9 �; ;
��'..� ��:1 i .1. .ss '..� ��' �s �d�.�it.'i ia
__;C,"'._.. , . _
Preview of RFP Requirements
The following is a brief synopsis of the key substantive components expected to figure in a
potential, 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 selection as an RFP finalist, the developer or development team will be required to
submit:
■ Detailed financial and deve(opment cost information relating to the proposed development
concept, including preliminary pro forma financial analysis;
■ Proposed public partnership deal points, site terms, etc., related to public-private partnership
associated with site development and/or facility management.
■ Preliminary development timeline, including any expected development phasing;
■ Concept-level project site plans, exterior elevation sketches, dimensions 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 concept 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 control and development of the Site, financing and partnership regarding
delivery and development of the PACC and codevelopment components, and a potential
management structure. 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.
atr oF �'_'+a..✓
Federal Way
'� , ( l i d � '�l� �; � � �1.._� _,� ,:� ,. �, ..
� �i� � , �.. . , , � . , ., -.., .. � �
�._.+.�i1�7: .1.
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 projecYs 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.
cirr or `
Federal Way � . _ . _ . ,
1 � ; � { , i c; � w � „� �-i ! � ; � j� t.� � `r , , �� �r .9 ! : i :, i � � u ... � .. ::.3 ^ i J� .l t �:: . "� . i � .. . "° I � . , �����
_;(Cli�'t ;�.
Park/Public Open Space Design Guidelines
Create a sophisticated urban plaza that includes hard
surfaces and green space, and provides a civic and cultural
asset for the adjacent Performing Arts and Conference
Center (PACC), the adjacent hotel/restaurant, as well
serving as an asset for the Federal Way City Center.
Desired elements
,_x:_x�
E� � � �� � �II;�
�'� � �� r a'�s
.� , .,,�::
� Ji � :+r
� r� a� �^� �
.. � ��,� ._. . .;�� �
= a� �_�', "" � °``$ �;!
� �,. ,�;�-'r. x
• Program: Create an urban plaza
intended to accommodate
passive enjoyment of the views
to Mt Rainier and fair-weather,
informal outdoor gatherings,
while also serving as a natural
adjunct to the PACC's lobby
and/or other meeting spaces, as
well as the hotel/restaurant for
outdoor sitting, dining, and
gatherings.
As a cultural and civic outdoor venue to complement to the PACC, include such
features as an informal, outdoor performance stage, as well as public art and/or
artistic treatments.
In addition to hardscape areas, include well designed, sophisticated
landscaping areas that include water features, sculpture, movable
and fixed seating, and artwork
�� and/or artistic expression.
,_,.��..
The park should also enhance and
soften the adjacent buildings,
entrances and retail uses. In turn,
those users will help keep the park
active and safe with "eyes on the
park" from outdoor cafe tables,
restaurant and/or retail spaces and the adjacent
PACC.
arr oc °►
Federal Way � � � _ , _ _ , _ . _
_ a.r.__
j _ , . :. � � .�, „..� j r
.. . . . ... � . , . . . . x ., d . �! . . , ,. , .
• In order to achieve its desired objective of a
public plaza, public access to the park must
be maximized. Access points must be as
numerous as possible, large, inviting, easily
traversed from the public right-of-way. and
well signed.
.. ".,..�.'., � t � �'� ■ 81 ��
�� �:ii /!1;� ■�f� �
�, 1
�� � _ �`_,, �-,.,
.r+`--�"``, � � ,� '�_ �"'�
�
� ,� �
:` �� �.�
x ��
y i��Y � '{
� � , t: , _
,�
.�
��� � �
, � . ''�
����� �
f =�'- . �
�' , : '` '
,.y i��'�
arr or �--�....�
Federal Way � , . . _
� �_ .
> >.� ,. � �� „_ � �. , : a �,z, � �� s ..w ��
.s 1 a '�' � � � ,.� , � , � � , f
�l ,, � ... .� o v . r ..a, r .. . . .. . ., ...Ji. . . .. . ;,,Y
_ � ,
=� ;�N.�
Performing Arts and Conference Center Feasibility Studies
■ Feasibilit�� Stud� for the Federc�l Way Performing Arts and Conference
Center, July 2009, by Webb Management Services
■ February 25, 2011 memo entitled: "Development Models, Demand
Update + Professional Facilih� Manc�gement," by Webb Management
Services
ATTAC H E D
CITY OF �-�►/
Federal Way � , . . � , _
, � ,�'� ?, "ia , �' , . ,��.:: ' .., �. � . � .� , . '.. .;�1 ;,_�,,�„
_.;:''�IC :�;'.
Formal Legal Notice/Advertisements
The advertisement below was placed in the following periodicals:
The Federal Way Mirror — X
The Daily Journal of Commerce — X
The Puget ,Sound Business Journal — X
The Wall Street .Iournal — X
CITY OF FEDERAL WAY
CIVIC CENTER PUBLIC-PRIVATE PARTNERSHIP
REQUEST FOR QUALIFICATIONS (RFQ)
The Opportunity: x
The RFQ: x
The Process: x
C17Y OF ��
Federal Way . . .