01-20-2015 Weyerhaeuser Property WEYERHAEUSER HEADQUARTERS SITE
Conditions and Considerations
Existing Public Sector Services to and through
Weyerhaeuser Site Which Affect Next Use Effort
January 2015
Prepared by
City of Federal Way
with
Lakehaven Utility District
CenturyLink
Comcast
Puget Sound Energy
Pierce County, Sound and King Metro Transit Authorities
South King County Fire District
WEYERHAEUSER HEADQUARTERS SITE
Conditions and Considerations
Existing Public Sector Services to and through
Weyerhaeuser Site Which Affect Next Use Effort
January 2015
Table of Contents
Introduction ......................................................................................................................................5
Setting...............................................................................................................................................5
Characteristics of Corporate Headquarters..................................................................................................6
AdjacentDevelopment....................................................................................................................7
LandUse............................................................................................................................................9
GrowthManagement Act.............................................................................................................................9
Concomitant Agreement .................................................................................................................9
CurrentZoning.................................................................................................................................9
CorporatePark.................................................................................................................. 11
OfficePark......................................................................................................................... 11
Infrastructure Systems.....................................................................................................................14
Streets............................................................................................................................................ 14
StreetLights...................................................................................................................................20
StormDrainage..............................................................................................................................23
WaterSystem.................................................................................................................................27
SewerSystem.................................................................................................................................28
Power.............................................................................................................................................32
Electric ..............................................................................................................................32
NaturalGas .......................................................................................................................32
Communications............................................................................................................................34
Telecommunications.........................................................................................................34
Cable.................................................................................................................................34
Other...............................................................................................................................................37
SolidWaste ....................................................................................................................................37
PublicTransportation.....................................................................................................................37
Police..............................................................................................................................................38
Fire.................................................................................................................................................41
HelicopterLanding Sites ................................................................................................................41
Background on Federal Way and Puget Sound Region.......................................................................44
KeyContacts....................................................................................................................................46
Maps and Tables
WeyerhaeuserSite Map............................................................................................................................8
Location within the Puget Sound Region
Weyerhaeuser Campus Map.................................................................................................................. 10
CurrentZoning Map................................................................................................................................. 12
CurrentLand Use Map............................................................................................................................ 13
Table 1 - Condition of Streets................................................................................................................. 15
Ageof Streets Map .................................................................................................................................. 16
StreetRating Map .................................................................................................................................... 19
StreetLights Map.....................................................................................................................................22
StormSewer Network Map.....................................................................................................................25
North Lake Management District...........................................................................................................26
WaterSystem Map...................................................................................................................................30
SewerSystem Map..................................................................................................................................31
GasPipeline Map.....................................................................................................................................33
CenturyLink Fiber Locations...................................................................................................................35
ComcastFiber Location ..........................................................................................................................36
PolicePatrol Map.....................................................................................................................................39
Table 2 — Crime Reports 2009-2014.....................................................................................................40
Weyerhaeuser Campus, Fire Station....................................................................................................42
HelicopterLanding Zones.......................................................................................................................42
INTRODUCTION
In August of 2014, the Weyerhaeuser Company announced it would be selling its corporate
campus in Federal Way, Washington.
"The Weyerhaeuser site is a key component of the city's vision for future growth and an ideal
location for businesses seeking a home with unique qualities and amenities," said Jim Ferrell,
Mayor of the city of Federal Way. "The campus is an exceptional environment with majestic
views of lakes and Mt. Rainer that will stimulate teamwork, creativity and yield innovation for
companies and/or new development," according to the mayor.
Federal Way is a community of nearly 100,000 in population. It is located along Interstate 5. It
is located 25 minutes from both the downtowns of Seattle and Tacoma. It is located 10 minutes
form the region's international airport and is located equidistance from the ports of Seattle and
Tacoma. It has a diverse a labor supply and talent pool to meet the needs of growing
companies. It has low to no taxes and has strong infrastructure to meet the needs of a business
and industry.
Federal Way also offers an unparalleled quality of life. It is nestled between two mountain
ranges — the Cascades to the east and the Olympic Mountain Range to the west and hugs the
shoreline of the picturesque Puget Sound inlet. Federal Way offers breathtaking vistas and can
be described as one of the best places to live in the nation, especially for those who love the
outdoors
SETTING
The corporate headquarters for Weyerhaeuser is located along Interstate-5 between Seattle
and Tacoma, Washington, nestled in the community of Federal Way. The site is located on the
eastern side of Interstate 5. It is approximately less than one mile away from downtown Federal
Way. The property is closely bordered north of South 320t" Street; a five lane road. To the
east, Weyerhaeuser is bordered by North Lake and to the south it is bordered by State Highway
18- which runs east and west across the southern portion of the Puget Sound.
The site consists of over 430 acres of land. It is anchored by an iconic 355,000 square foot
corporate headquarters building, comprised of five stories with over 900 parking spaces.
The headquarters building was designed by Skidmore, Owens and Merrill and was built in 1971.
The building was made to blend in with its surroundings and enhance the Northwest character
of the 430-acre site. It has received awards for architectural design, environmental design,
interior space planning, and energy conservation.
Characteristics of the Corporate Headquarters Building
• An ivy-planted rooftop terraces that links the 355,000-square foot, five story facility at
either end with the natural landscape that surrounds it
• 400 glass panels, creating the largest set of non-sash window walls in the world
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 5
• Interior wood paneling made by a Weyerhaeuser plant from teak-finished American
white oak
• More than 1,000 large-scale interior plants, representing 40+ species, along with their
aesthetic beauty, help break up sound waves and provide privacy
• A 10-acre lake fed by Hylebos Creek
• An American flag that flies from a 120-foot pole, 9,400-pound Douglas-fir flagpole
crafted at a Weyerhaeuser plant.
• Miles of walking and running paths open to the public
In addition to the fabulous interior and exterior amenities, the building was also designed with
energy conservation in mind. By capturing and storing energy from a variety of sources, the
building reduces the amount of external energy required for its operation. A few of the building's
unique energy conservation highlights include:
• An innovative heat-reclamation system recovers heat through the operation of special
heat-recovery chillers that supply both chilled water for cooling and hot water for
heating the building
• A water storage system collects any excess heat generated during the day by the
building and its occupants. In turn, the collected energy is used to warm the building
the following morning
• A gas-fired boiler plant provides supplemental heat during cold weather
• Ivy planted on the building's terraces minimizes the building's solar heat gain in the
summer and maximizes it in the winter.
Also located on the campus is a 467,000 research and development building known as the
Weyerhaeuser Technology Center. It is comprised of offices, laboratories, and industrial space.
It has 600 parking spaces.
Over 360 acres of the campus remains undeveloped.
The site is densely forested yet also has several meadows and includes two lakes, North Lake
and one located on the north side of the corporate headquarters building. While the property
has been used primarily for the headquarters and research and development of and by the
company, it is also home to the Weyerhaeuser's Pacific Rim Bonsai Collection. The Collection
was created by Weyerhaeuser in 1989 in honor of its trade relations with Pacific Rim nations
and as a tribute to the Washington State Centennial. It contains a permanent outdoor museum
of living art, as the collection features more than 50 examples of bonsai from across the world.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 6
It is open to the public. Additionally, located next to the Pacific Bonsai Collection, is the
Rhododendron Species Foundation and Botanical Garden. It offers 22 acres of nearly 2,000
varieties of rhododendrons from across the globe. It is also open to the public.
Adjacent Development
The Weyerhaeuser site is surrounded by other office complexes. Multiple buildings located
south of 3201" Street include tenants such as: DaVita, TOTE, Tommy Bahama and the
Transportation Security Agency (TSA). To the east exists nearly 200,000 square feet of
campus building space. To the south, across State Highway 18, is another series of campus
buildings including tenants such as: Xerox Communication Services, World Vision and Pacific
Financial.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 7
Location within the
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 8
LAND USE
Growth Management Act
The Washington State Growth Management Act (GMA) designates an Urban Growth Areas
(UGA) for the Region, controlling the allowable extent of urban growth and effectively creating
land scarcity within the UGA. The GMA requires local jurisdictions to accommodate forecasted
growth targets within the UGA through supporting policies and infrastructure. Additionally, the
GMA encourages cities to annex adjacent unincorporated lands within the UGA in order to best
serve those areas. Such was the case in the mid-1990s when the City of Federal Way initiated
the annexation of the Campus, bringing it into the City's jurisdiction.
Concomitant Agreement
Development on the Campus is governed by a 1994 Concomitant Pre-Annexation Zoning
Agreement (CA) which establishes zoning, utility, and development regulation guarantees for
the Campus in exchange for annexation into Federal Way. The CA establishes unique "CP-1"
and "OP-1" zones which encompass the main campus and immediately adjacent parcels. The
CA runs with the land in perpetuity and prevails over any conflicts with Federal Way Revised
Code (FWRC). Notable provisions include:
• Any new development needs to comply with codes
• The recognition that existence of the trails and open space on the Campus are at the
property owner's discretion and that the City will not impose any requirement of
dedication or conveyance;
• The establishment of unique shoreline setbacks from North Lake are subject to the
state's Shoreline Management Program;
• The vesting of 300,000 SF of future development within the CP-1 zone, which is
exempted from the requirements of roadway capacity, concurrency provisions and traffic
impact fees; and
• The expeditious review of permitting required as part of any future development
Current Zoning
The Weyerhaeuser site is currently zoned Corporate Park and Office Park. The following
outlines the designations
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 9
Weyerhaeuser Campus Campus Neap
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 10
Corporate Park Zone (CP-1)
The CP-1 zone contains the majority of the property within the Campus including both the
Headquarters and Technology Center buildings, surrounding surplus land and land adjacent to
North Lake. It is unique to the Property. The CP-1 designation is intended to support
development designed "for corporate headquarters, corporate offices and associated uses."
Primary permitted uses include corporate offices; parks; research & development; production
and light assembly; and warehousing and distribution. Retail, restaurant, and parking facilities
are allowed as accessory uses.
Development is allowed to heights of six (6) stories and 70% impervious lot coverage. The CP-1
zone provides a great deal of flexibility when compared to more current provisions of the FWRC.
Unique environmental guidelines include exemptions for wetlands less than 10,000 square feet
and slopes greater than 40% with a soils report. Buffers around critical or sensitive areas can be
averaged and in most cases are limited to just 25-50 feet.
This flexibility extends to design considerations which are also considerably more flexible than
typical zones. The zone establishes a managed forest buffer that requires preservation and
active management of the existing greenbelt surrounding the Headquarters and the Technology
Center properties. The buffer requires retention of existing trees within 100 feet of freeway right-
of- way and within 50 feet of public streets including Weyerhaeuser Way South and South 336th
Street. These buffers have been factored in to developable acreage calculations.
Office Park Zone (OP-1)
The OP-1 zone is also outlined within the CA and applies to the fringe portions of the site,
primarily the Northern Pads and the Southern Triangle. The zoning designation is unique to the
Campus. The OP-1 zone is intended to support development of office parks that are compatible
with the adjacent CP-1 zone and focuses on development of business uses and retail that take
advantage of proximity to large employers and freeways. Primary permitted uses include offices;
medical facilities; research and development; production and light assembly, and any other uses
allowed in BN, OP or MP (now Commercial Enterprise, CE) zones of the FWRC. Warehousing
and distribution uses are allowed as an accessory use at a 40% ratio to a primary permitted
use.
Similar to the CP-1 zone, the OP-1 zone provides a great deal of flexibility when compared to
more current provisions of the FWRC. Unique environmental guidelines include exemptions for
individual wetlands and for slopes greater than 40% with a soils report. Buffers around critical or
sensitive areas can be averaged to a minimum of 50 feet. Unlike the CP-1 zone, the OP-1 zone
is not burdened by the managed forest buffer requirement. Development guidelines in the zone
vary by use and are based on the zoning tables. However, modulation, facade, and design
standards of the FWRC do not apply to properties in the OP-1 zone.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 11
Weyerhaeuser Campus Current Zoning
S 320TH S T Campus Legend
Vweyerhaeuser Campus
Toning Legend
City Center
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Office Park
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 12
�yerhaeuser Campus Current Landuse
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 13
INFRASTRUCTURE
Streets
The following provides information about (on and offsite) infrastructure systems regarding the
capacity/constraints, systems operations and maintenance of streets.
The current age and conditions of the streets owned and maintained by the City of Federal that
serve the campus are identified in the chart below.
Ages of Streets
Street Overlay
S. 336t" St. 2003
Weyerhaeuser S. 2003 To S. 3361" St to S 323rd St.
Weyerhaeuser S. 2003 To S 3361" east of entrance to Corporate Headquarters
Weyerhaeuser S. 2000 East entrance to Corporate Headquarters to SR 18
The City of Federal Way has no information on the maintenance activities on the
streets/driveways within the Weyerhaeuser property.
In the effort to provide insight on the size of the streets, the following chart provides the width
and length of the streets along with the rating of the surface condition of the pavement to and
through the Weyerhaeuser campus that are City owned and maintained streets. The category
OCI stands for Overlay Conditions Index. The higher the number in the Index, the better the
condition the street.
The following Table provides data from the City's 2013 Pavement Management System Report
prepared by Infrastructure Management Services, LLC.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 14
TABLE 1
Condition of Streets
Street Name From To Width Length -OCI
WEYERHAEUSER S 320 ST S 323 ST 44 1,128 69
WAY S
WEYERHAEUSER WEYERHAEUSER WEYERHAEUSER 43 1,344 88
WAYS WYACCE WYACCE
WEYERHAEUSER WEYERHAEUSER WEYERHAEUSER 42 1,905 91
WAYS WYACCE WYACCE
WEYERHAEUSER WEYERHAEUSER WEYERHAEUSER 45 666 76
WAYS WYACCE WYACCE
WEYERHAEUSER WEYERHAUSER W S 336 ST 29 181 89
WAY S
WEYERHAEUSER WEYERHAEUSER WY WEYERHAEUSER 29 202 91
WAY S S WY S
WEYERHAEUSER S 336 ST WEYERHAUSER W 31 169 82
WAY S
WEYERHAEUSER S 336 ST / RND-A-BOT S 336 PL 42 695 80
WAY S
WEYERHAEUSER WEYERHAEUSER WY 30 Ave S 49 415 59
WAY S PRIVATE S
WEYERHAEUSER 30 AVE S 33 PI S 56 654 67
WAY S
WEYERHAEUSER WEYERHAEUSER WY S 336 ST 29 161 74
WAY S S
WEYERHAEUSER 30 AVE S 33 PI S 28 98 93
WAY S
WEYERHAEUSER WEYERHAEUSER WY S 336 ST 33 96 95
WAY S S
WEYERHAEUSER 33 PL S / RND-A-BOT PAVEMENT BREAK 68 1,101 50
WAYS WIDTH
WEYERHAEUSER SR 18 BRIDGE (N) SR 18 BRIDGE (S) 78 247 47
WAY S
WEYERHAEUSER SR 18 BRIDGE (N) SR 18 BRIDGE (S) 78 283 25
WAY S
WEYERHAEUSER SR 18 BRIDGE S EB RAMPS 78 369 49
WAY S
WEYERHAEUSER EB RAMPS - SR 18 S 344 WY 74 555 52
WAY S
WEYERHAEUSER S 344 WY CITY LIMITS - S 349 47 1,174 79
WAY S St
S 336 ST NORTH BOUND 1-5 WEYERHAEUSER 43 351 80
WEST ENTRY
S 336 ST WEYERHAUSER ROUNDABOUT 59 1,446 62
WEST ENTRY
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 15
Weyerhaeuser Campus Street Age Map
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 16
These are only streets within the public right-of-way. The city of Federal Way, Public Works
Department has no information on the condition of the streets/driveways within the
Weyerhaeuser property
• Are the streets on the campus built to current City standards?
• S 3201h St: frontage meets current standards
• Weyerhaeuser Way S:
o S 3201h St to south of S 323rd St: built to current standards
o South of S 323rd St to S 336th St: missing sidewalks, street lights and turn lanes
o S 336th St to 301h Ave S: missing 2 lanes, sidewalks, street lights and turn lanes
0 301h Ave S to 331 PI S: built to current standards
0 33rd PI S to SR 18 westbound ramps: missing sidewalk on west side
• SR 18 westbound ramps to south of SR 18 eastbound ramps: missing sidewalks
• South of SR 18 eastbound ramps to S 3491h Street: missing sidewalks on west side
• 32nd Ave S / S 323rd St: built to current standards
• S 336th St : missing sidewalks, street lights and tur n lanes
• S 338th St: missing 20 feet of pavement, sidewalks and street lights
• 331 PI S: missing 20 feet of pavement, sidewalks and street lights
• With reuse of the site does the property meet ADA standards and does or will reuse
trigger extensive public improvements should new development occur?
On public right-of-way, where sidewalks exist, curb ramps have not been retrofitted to current
standards, nor have traffic signals.
Within the site the property is subject to different requirements than public right-of- way. The city
of Federal Way Public Works Department does not have any information on any improvements
within the property.
• What is the current cost to the city for street operations and maintenance of streets
through the Weyerhaeuser property?
The City does not maintain any of the streets within the Weyerhaeuser property thus the City
has no costs for that area. For streets in public right-of-way, the city provides:
• Traffic signals on S 3201h Street at 32nd Ave S and Weyerhaeuser Way S: $3500/year
each
• Traffic signals on Weyerhaeuser Way S at SR 18 maintained by WSDOT
• Signs and markings: 4 miles of street/240 citywide * $216,000 = $3600 annually
• Street lighting: $13,000 annually for electricity
• Landscaping within the right-of-way is currently maintained by Weyerhaeuser or its
successors. Estimated annual cost would be around $10,000 to include in the City's
maintenance contract.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 17
• Street Sweeping of Public Streets is approximately $1,600 (Upcoming contract is
$46.00per lane miles with 14 sweeps per year).
• Pavement maintenance would include annualized cost for overlay. We would overlay in
the range of 10 years depending on condition. Current cost would be around $ 1 million
dollars to overlay the entire area so it would be annualized to around $100,000.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 18
Weyerhaeuser Campus street Rating Map
S 320TIi ST
campus Legend
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ry Campus Buildings
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 19
• Should anew user not want to maintain the loop road around the headquarters
building, what would be the cost to the city for maintenance? Other issues
associated with that activity?
The internal roads are currently not built to City standards. They would need to be brought up
to standard prior to acceptance by the City. The loop road around the headquarters building is
about 6000 feet long. For maintenance the city of Federal Way would need to add the cost for
the street sweeping and annualized overlay costs. The cost to bring the street up to standards
is dependent on what cross section is used (shoulder or curb and gutter), requirements for
water quality and detention, striping, street lighting, etc. This would be a one-time cost, but
would be expensive with a quick estimate of at least $3,000,000 to $4,000,000.
• Any concerns or issues?
Weyerhaeuser had assumed responsibility for landscape maintenance in planter strips and
central islands of the roundabouts. This may be by agreement, but through this research the
City of Federal Way has not found any documents. Some of these areas are being taken over
as requirements of plat conditions for areas that have been sold.
Street Lights
The city of Federal Way maintains the street lighting through the Weyerhaeuser site. The
following provides information about (on and offsite) infrastructure systems regarding the
capacity/constraints, systems operations and maintenance of street lights.
• What constitutes the street lights on the Weyerhaeuser property?
Street lights were constructed as the property developed, or in the case of the roundabout at
Weyerhaeuser Way S and S 336t" Street, as part of the capital project constructing the
roundabout.
• What is the age and condition of the street light system?
North of SR 18, all street lighting was constructed between 1999 and 2002 in conjunction with
Parcels 1, 2, and 3 Binding Site Plan developments. South of SR 18, street lighting was
constructed in 1994 in conjunction with World Vision Headquarters development. Condition is
generally good.
• How many street lights on campus and types of lights?
All are 250W HPS fixtures. 6 are aluminum poles, 50 on concrete poles.
• How many street lights does the City maintained?
56
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 20
• How many street lights does Weyerhaeuser maintained?
Weyerhaeuser had one in right-of-way at the south driveway to the Tech Center.
• What are the numbers of underground conduits? The number of circuits?
Electrical service cabinets are located at:
o S 320t" Street at 32nd Avenue S (signal, 9 fixtures)
o Weyerhaeuser Way S south of S 3201" Street (signal, 15 fixtures)
o Weyerhaeuser Way S at S 323rd Street (16 fixtures)
o S 336t" Street at Weyerhaeuser Way S (3-2" conduits serving 12 fixtures)
o Weyerhaeuser Way S south of 33rd Place S (2-2" conduits serving 16 fixtures)
o Weyerhaeuser Way S south of S 344t" Way (2-2" conduits serving 6 fixtures)
As-built plans are archived.
• Any concerns or issues?
Wire theft has been an issue. However since then those areas that have been impacted by
vandalism now have junction box lids welded shut preventing further issues.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 21
Weyerhaeuser Campus Street Lights
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Streetlight Legend:
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 22
Storm Drainage
The Weyerhaeuser site is located near the headwaters of East Hylebos Creek in the East
Hylebos Basin. East Hylebos Creek flows out the southern end of North Lake, then west
underneath Weyerhaeuser Way South and into the lake north of Weyerhaeuser's headquarters
building. The Headquarters Lake outfalls underneath the Headquarters building through a
concrete culvert to an open channel north of SR-18 and then is conveyed underneath SR 18 in
a 36" Washington State Department of Transportation (WSDOT) maintained corrugated metal
pipe (CMP) culvert.
The major developed portions of the campus with storm drain improvements are public
roadways, the technology campus and headquarters building and associated parking. Minor
developed portions include the Bonsai Collection, Rhododendron Garden and South Building
amenities. Catch basins, storm drains and ditches within the public right-of-way (S 336th Street,
Weyerhaeuser Way North and Weyerhaeuser Way South) are owned and maintained by the
City of Federal Way. Remaining storm drain facilities are private and the condition is unknown.
The Storm Drain Network Map included with this section shows existing facilities on the campus
and the table below summarizes the number of facilities. There is one known, privately
maintained detention pond on the campus.
Summary of Privately Maintained Facilities on Weyerhaeuser Campus
Location Number of Catch Length of Pipe Length of Ditch
Basins (ft.) (ft.)
Technology Campus 82 7,582 1,830
Headquarters Building 37 4,931 3,352
Minor Amenities 0 0 0
Total 119 12,513 5,182
The Technology Center storm drain facilities are located around the perimeter of the building,
the parking lot and parking lot access roads. Water collected at the Center is conveyed south to
a private pond north of South 336th Street then outlets to an open channel. The open channel
crosses S 336th Street in a 12" concrete culvert and then joins East Hylebos Creek north of the
Headquarters Lake. Headquarters building storm drain facilities are located in the parking lots
north and south of the building and outfall to vegetated flow paths. The north parking lot drains
to the Headquarters Lake and the south parking lot drains to the large grassy field south of the
Headquarters building.
The City does inspect commercial storm drain facilities across the City once per year for
potential water quality concerns, flooding hazards and sedimentation in structures. Records
from previous inspections are limited but show only minor maintenance needs. The 2014
inspection required no follow up corrective action.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 23
• Are the storms drains on the campus built to current City standards?
Drainage reports for the campus are not available, but it is unlikely that the existing facilities
meet current flow control and water quality standards required by the City's National Pollutant
Discharge Elimination System (NPDES) for discharges from Small Municipal Separate Storm
Sewers (MS4s). The existing campus is not required to bring facilities up to current standards
unless additional development is added. New development and addition of impervious surface
may require improvements to existing facilities.
• What is the current cost to the City for storm drainage maintenance on the
campus?
The City does not maintain private facilities
• Any concerns or issues?
North Lake is operated by a Lake Management District and the site currently occupies much of
the western border of the Lake.
• What is the North Lake Management District?
In 2009, the shoreline residents of North Lake petitioned the Federal Way City Council to begin
creation of a Lake Management District (LMD) for North Lake pursuant to RCW 36.61. The LMD
funds efforts to protect and enhance North Lake in terms of water quality, recreational and
aesthetic value including but not limited to aquatic plant management, water quality monitoring,
and public education.
The 10-year North Lake LMD was launched in 2010. Resolution 09-561 provided information
regarding the assessment roll, which listed 21 Weyerhaeuser properties originally included in
the LMD. All North Lake LMD assessments increase annually based on Seattle CPI.
Weyerhaeuser has since sold a few of their properties, and according to county property
records from earlier this year, they now hold 17 individual lakefront LMD properties. The total
estimated 2014 Weyerhaeuser LMD contribution is $3,086.88. Annual LMD assessments are
collected by the King County Treasurer. Assessments are charged to the property through the
duration of the 10-year LMD regardless of ownership.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 24
Weyerhaeuser Carpus Storm Sewer Network
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 25
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 26
Water System
The following provides information on the water and sewer systems as provided by the
Lakehaven Utility District. The District has been serving the Federal Way and surrounding
region for over 50 years. The District is a municipal corporation of the State of Washington. The
water system includes 400 miles of mainline, 22 wells and 12 storage tanks with an approximate
storage capacity of 31 million gallons. The average daily pumping rate is about 10.6 million
gallons per day (MGD). The sewer system includes 350 miles of mainline, 27 pump stations
and two secondary wastewater treatment plants. The Redondo Plant is designed for an average
flow of 4.32 MGD; The Lakota Plant is designed for an average flow of 10 MGD. The following
provides information on Lakehaven's service to the Weyerhaeuser site.
• What is the age and condition of Water System?
Overall the condition of the utility district's water system is very good. The age of the water
system varies greatly depending on the area. Specific to the Weyerhaeuser East Campus
properties proposed to be marketed in the near future, the water system facilities on the "HQ"
site were variously constructed in 1959, 1963, 1967, 1969 & 1975. Water system facilities were
constructed on the "Weyerhaeuser Technology Center' site in 1976 & across the "Southern
Triangle" site in 1970. Water system facilities were constructed in the East Campus Parcel 1
area that serves the "N. Parcels" site in 2001. Water transmission main was constructed in
Weyerhaeuser Way S in 1976.
• Have there been any reports (since 2000) on the water system to and through the
Weyerhaeuser campus? If so, please provide source document and any insight?
While there have been no reports specific to the Weyerhaeuser campus since 2000. The
District has recently distributed its 2014 Water System Plan Update for review. The District is
open to addressing any comments from that plan.
• What does the system comprise of 12, 8, and/or 6 inch diameter lines?
The majority of water main pipe on these properties is 12" diameter, with various 6", 8", and 10"
as well; the water main in Weyerhaeuser Way S is 16" diameter south to the WTC site then 12"
south of that point. Water main in S 336th St is 12" diameter. See attached GIS map of the
overall water system in this area.
• How many meters exist on the campus?
There are 16 services/meters on the HQ site and three (3) services/meters on the WTC site.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 27
• Are there any internal or external constraints that would limit normal array of land
uses or intensities?
The overall water infrastructure has excess capacity to accommodate growth. However we do
not have specific capacity limits defined for the Weyerhaeuser area at this time. This is typically
done when specific projects are proposed. We would anticipate that this area has significant
capacity for growth.
• Is the onsite water system capacity adequate for the normal array of office and
technology uses?
See comment above.
• Any extraordinary costs associated with the maintenance and operations of the water
system to the campus?
The owners of the properties that make up the campus do not pay anything extra for the
maintenance of the public mains running through the campus. This O&M is covered by water
rates. You may want to check with Weyerhaeuser for private (meter-to-building) supply &
plumbing O&M issues.
•Any concerns or issues with the Water Delivery System?
None related to the Lakehaven Utility District's water system.
Sewer System
The following provides information on the sewer systems as provided by the Lakehaven Utility
District.
•What is the age and condition of the sewer system?
Overall the condition of Lakehaven's sewer system is very good. The age of Lakehaven's
sewer system varies greatly depending on the area. Specific to the Weyerhaeuser East
Campus properties proposed to be marketed in the near future, the "HQ" site is served by a
privately owned, operated & maintained (by Weyerhaeuser) pump station (PS) constructed in
1971. This PS pumps to a sewer trunk in S 336th St that was constructed in 1994, and that
trunk was extended north to S 320th St in 1999. The WTC site also has a pumped (private
ownership and O&M) connection, to the sewer trunk in Weyerhaeuser Way S; this pump
originally pumped south to S 336th St until the trunk extension in 1999 was constructed.
•What comprises the collection system? Does it connect into interceptor sewers?
See attached GIS map of the overall sewer system in this area (page 31).
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 28
•Have there been any reports (since 2000) on the waste water system to and through the
Weyerhaeuser site? If so, please provide source document and any insight.
While there have been no reports specific to the Weyerhaeuser campus since 2000, the
Lakenhaven Utility District has copies of its 2009 Wastewater System Plan that are available for
review.
•Is the capacity sufficient adequate for the normal array of office and technology uses?
The overall sewer infrastructure has excess capacity to accommodate growth. However we do
not have specific capacity limits defined for the Weyerhaeuser area at this time. This is typically
done when specific projects are proposed. We would anticipate that this area has significant
capacity for growth.
•Are there any internal or external constraints to the system?
See comment above.
•Any concerns or issues?
None related to Lakehaven Utility District's sewer system.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 29
WEYERHAEUSER PROPERTY
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 30
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 3l
Electricity & Natural Gas
Puget Sound Energy, (PSE) is the sole provider of energy to the Weyerhaeuser site. PSE is
Washington state's oldest local energy company, providing electric and natural gas service to
homes and businesses primarily in the vibrant Puget Sound area.
The region has experienced dramatic change during PSE's century-plus history, but one thing
has remained constant: PSE's focus on safe, dependable and efficient energy service. Our
commitment to serving communities and to helping make them better places to live and work
is as steadfast as ever. PSE's service area is home to some of America's most recognized and
respected businesses, including the Boeing Commercial Airplane Group, Microsoft,
Amazon.com, Weyerhaeuser, Starbucks, Costco and Nordstrom.
Headquarters: Bellevue, Wash.
Revenues: $3.19 billion
Assets: $10.8 billion
Employees: 2,700
Customers:
• Provides more than 1 million customers with electric power
• Provides more than 770,000 customers with natural gas
Service area: 6,000 square miles, primarily in Puget Sound region of Western Washington
Service-area population: Approximately 4 million
PSE is a national leader in wind power, and is recognized by the American Wind Energy
Association as the second-largest utility owner of wind energy facilities in the United States.
PSE owns the Hopkins Ridge Wind Facility, which entered commercial production in 2005, the
Wild Horse Wind and Solar Facility, which entered production in 2006, and the Lower Snake
River Wind Facility which went into production in 2012
Below find a map that illustrates the position of a natural gas line across the site. Additionally,
electrical service is buried to and through the campus. Additionally Puget Sound Energy
supplies a sub-station to serve the site located on the far northern end of the site towards 320th
Street.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 32
Weyerhaeuser Campus Known Pipelines
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 33
Telecommunications
CenturyLink is the third largest telecommunications company in the United States and is
recognized as a leader in the network services market by technology industry analyst firms. The
Company is a global leader in cloud infrastructure and hosted IT solutions for enterprise
customers. CenturyLink provides data, voice and managed services in local, national and select
international markets through its high-quality advanced fiber optic network and multiple data
centers for businesses.
Comcast Corporation is a global media and technology company with two primary businesses,
Comcast Cable and NBC Universal. Comcast Cable is the nation's largest video, high-speed
Internet and phone provider to residential customers under the XFINITY brand and also
provides these services to businesses.
Comcast Cable is the nation's largest video, high-speed Internet and phone provider to
residential customers under the XFINITY brand as well as to businesses. Comcast has invested
in technology to build a sophisticated network that delivers the fastest broadband speeds, and
brings customers personalized video, communications and home management offerings.
Both these companies provide communications services to the Weyerhaeuser site. The
following two charts illustrate the locations of fiber across the site.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 34
Weyerhaeuser Campus Century Link Fiber Locations
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 35
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 36
OTHER
Solid Waste
The City of Federal Way oversees contract and service parameters for solid waste collection.
The incumbent contractor is Waste Management. They are one of the largest service providers
in the region. They are the sole provider of regular garbage collection services in the city.
On a subscription basis, Waste management also has a majority of business recycling accounts
in the City. Commercial recycling services are also provided by a variety of companies
including Republic, SeaDruNar, international paper and Cedar Grove.
Data compiled since 2001 show that the combined headquarters and Technology Center
generate only one percent of the total commercial garbage in the City, (roughly 200 tons
annually).
Public Transportation
Three different public transit authorities operate in Federal Way — Sound Transit, King County
Metro Transit and Pierce County Transit. The Transit Center located in downtown is served by
27 routes that provide connections throughout the region including service every 30 minutes to
SeaTac airport and Downtown Seattle.
Two operate routes through the Weyerhaeuser site. Pierce Transit's Route 402 runs on
Weyerhaeuser Way S. from Tacoma and west on S 336t" Street to the Federal Way Transit
Center every hour.
Additionally, King County Metro Transit's Route 181 runs on S 320t" connecting Federal Way
Transit Center to Auburn and Green River Community College every 30 minutes.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 37
Police
Mission
The mission of the Federal Way Police Department is for every member to consistently earn the
public's trust while enhancing the quality of life for residents, visitors, and businesses within our
City. We accomplish our mission by providing the highest quality law enforcement, community
education, and support services possible while making the best use of the resources entrusted
to us. We are recognized as professional, innovative, progressive, ethical, and as a valued
partner in building economic viability in our area.
Operations
The City of Federal Way has a Police Department comprised of 160 employees, of which 131
are sworn law enforcement personnel and 29 are civilians. The Department is a nationally
accredited, full-service law enforcement agency providing police services.
The Police Department utilizes a community based problem oriented approach in providing law
enforcement services to its citizens. Innovative methods and advanced technology have
allowed the department to enhance its overall efficiency and operational effectiveness, to
provide an increased level of safety to the Community.
The Police Department works cooperatively with local law enforcement agencies in a regional
approach when providing specialty services such as the Valley Special Weapons and Tactics
Team (SWAT); Valley Investigative Team (VIT) as well as police dispatch services through
Valley Communications. The Police Department has achieved a level of success that is well
recognized by both the local community as well as other law enforcement agencies.
The Federal Way Police Department's dedication to protecting our community includes the
commitment to holding ourselves accountable to the highest professional standards and
continually working to improve our department. Our national accreditation is an important,
visible element of that commitment.
After undergoing a successful on-site assessment and a thorough review of our procedures and
protocols this past August, the Federal Way Police Department went before the Commission on
Accreditation for Law Enforcement Agencies (CALEA) for reaccreditation on November 22,
2014 and received the Gold Standard Award with Excellence. Accreditation status represents a
significant professional achievement.
The City of Federal Way provides law enforcement services to the Weyerhaeuser site. The
following map identifies the Reporting Districts (RD), comprising of RD 50, 51, 52, and 53.
Table 2 identifies the crime activity since 2009, which shows a very low level of criminal activity
and calls-for-service.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 38
Weyerhaeuser Campus Patrol Map
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 39
Table 2
Weyerhaeuser Property Reporting Districts: 50, 51, 52 & 53
Crime 00•
Animal Problem 1 1
Arson 1
Assault 1 1 3
Burglary 2 2 1 1 1
Criminal Mistreat
Forgery
Fraud 1 2 1 2
Fugitive
Harassment 1 1 4 3 4 2
Homicide
Kidnapping
Liquor
Malicious Mischief 4 11 4 5 4 7
Miscellaneous Offense 2 2 1 1 1
Obstructing
Possible Stolen Property 1
Prostitution
Reckless Burning
Robbery 2
Sex Offender Reg
Sex Offense 1 1
Theft 16 17 11 11 17 15
Theft of Vehicle 1 4 3 4 5 8
Traffic Offense 8 15 7 7 3 3
Trespassing 1 1
VUCSA
Warrants 5 3 2 2 3 2
Weapon Offense 2 1 1
Total 42 57 36 38 45 42
Non-Criminal -•• 11• 2010 2011 201212014*
Domestic Dispute 2 2 3 4
Miscellaneous Non Crime 14 11 12 12 10 8
Missing Person 1
Traffic Accident 18 34 15 17 29 17
Total 34 46 29 32 43 25
N/C- Not Calculable
2014* Data = 1/1/14-9/30/14
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 40
Fire
South King Fire & Rescue is the provider of all non-police emergency services in the area.
South King Fire& Rescue is a Fire District overseen by an elected board of commissioners. The
Fire District protects an area of approximately 40 square miles that includes the cities of Federal
Way, Des Moines and several square miles of unincorporated King County.
The Fire District has seven fully staffed fire stations and 120 professional firefighters. The Fire
District responds to approximately 17,000 alarms each year. The Fire District has equipment
and members trained in a variety of special operations including Technical Rescue, Hazardous
Materials and Marine Operations. The Fire District maintains an eighth station that houses
training and maintenance facilities and a fire boat.
The nearest fire station to the property is Fire Station 64. It is less than one mile from the
Weyerhaeuser headquarters. Fire Station 64 houses Ladder 64; a 2012 Pierce 105 foot aerial;
a basic life support aid car; A64, and an advanced life support medic unit; M8. All firefighters are
Emergency Medical Technicians and have additional certifications in technical and heavy
rescue. The paramedics on the advanced life support vehicle are part of the nationally
renowned King County "Medic One" program. King County fire departments and Medic One are
recognized as the world leaders in pre hospital cardiac care. King County has a save rate for
victims of sudden cardiac arrest of 62% where the national average is just over 10%.
South King Fire & Rescue is very active in the community and the employee's fund two
charitable organizations, the Firefighter Foundation and the Firefighters Aid Fund. These groups
provide volunteers and funding to a variety of social causes each year such as food and toy
drives, burn camps and disaster relief.
Helicopter Landing Sites
There are two sites for landing helicopters. They have been used over the decades, of the
Weyerhaeuser site. The first one is located south of the headquarters building. Its main focus of
use is for corporate usage. The second helicopter landing site is located along South 336tn
north of the headquarters building. This specific landing site has been used for public safety
agencies- to deal with any issues along Interstate-5 or anything on site. It is hoped for, that for
all future owner(s) will continue to provide such access.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 41
Weyerhaeuser Campus Fire Stations
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 42
Weyerhaeuser Campus Helicopter Landing Zones
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Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 43
ABOUT FEDERAL WAY
Federal Way is a vibrant and dynamic community within the Puget Sound region. It is the 11th
largest city in Washington with a population of nearly 92,000 people. Federal Way is home to
nearly 5,000 licensed businesses and is ranked as one of the fastest growing cities in the
nation. The City is committed to a friendly business climate; a strong quality of life, and making
the investments needed to ensure the prosperity of both. Federal Way sees the redevelopment
of the Weyerhaeuser Campus as an essential element of its growth and development moving
forward.
Business Climate
The City offers a strong business-friendly environment. Companies with a robust business
presence in Federal Way include Tommy Bahama, DaVita, Xerox Commercial Services, Totem
Express Services, St. Francis Hospital, World Vision, Kiewit Construction, Federal Way School
District, Lakehaven Utility District, Puget Sound Energy, CenturyLink, Berger/ABAM, Broadcom,
Kennedy/Jenks Consultants, Dow Jones, Thermo Fisher, and Robert Half International. These
companies were attracted to Federal Way for the following reasons:
• Proximity to Major Markets: Over 50% of the state's population is located within 2-hour
drive of the City.
• Pro-Active Government: The City is proactive and expedient regarding government
approvals, planning and building permits, licenses, project management, and
development services.
• Low Taxes: In addition to low property taxes and the absence of a state income tax,
Federal Way has no Business and Occupation (B&O) tax, no inventory tax, no unitary
tax, and no tax on machinery and equipment used in manufacturing operations.
• Workforce: The City is home to a diverse labor supply and talent pool to meet the needs
of a growing company. The labor force has a deep base of the requisite skills, thus
creating shorter training cycles, lower turnover and overall improvement in operational
performance and efficiencies.
• Strong Infrastructure: The City's streets and public infrastructure are the best in the
Region. Robust telecom infrastructure is provided by both CenturyLink and Comcast.
Lakehaven Utility District offers capacities to satisfy business water and sewer
requirements. Gas and electric energy are available at low cost through Puget Sound
Energy.
Quality of Life
Federal Way prides itself on overall quality of life, with over eight (8) miles of shoreline on Puget
Sound and some of the largest parcels of waterfront property in King County. In addition to its
business base, the City has quality residential neighborhoods, vibrant retail shopping, excellent
schools, low crime rates, and over 30 City and State parks.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 44
Public and Private Investment
The City's investment priorities are focused on development of its downtown through creation of
a Town Center. The Town Center will be the heart of Downtown, comprising 21 acres and
featuring the recently completed Town Square Park, a performing arts and conference center
(PACC), and a hotel. The Town Center will provide capacity for future development of multi-
family housing, retail space, and institutional and civic uses. Town Center is proximate to the
Federal Way Transit Center, which provides residents and workers with access to plentiful
public transit options. In the future, the Transit Center will also be served by Sound Transit's
LINK Light Rail system, an extension of which to Federal Way is currently in the planning
stages. Complementing this focus, the City has recently enjoyed significant private investment
including a $27 million renovation of The Commons Mall, a $15 million investment by Seattle's
Children's Hospital in their regional South Sound Clinic, and major new developments from
Progressive Insurance, Kohl's and Dick's Sporting Goods.
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 45
CONTACT
For further information on City and other public agency items related to Weyerhaeuser, please
contact:
Brian Wilson, Chief of Staff
City of Federal Way
City Hall — Mayor's Office
33325 8t" Avenue South
Federal Way, WA 98003
Phone: (253) 835-2510 Fax: (253) 835-2409
or
Tim Johnson, Director, Economic Development
City of Federal Way
City Hall- Mayor's Office
33325 8t" Avenue South
Federal Way, WA 9800
Phone: (253) 835-2412 Fax: (253) 835-2409
Conditions and Considerations Report—Weyerhaeuser Headquarters Site Page 46