Federal Way/Auburn/Kent Development News [Archive]

Fedwayer

June 23rd, 2007, 02:50 AM

The cost of construction versus their projected rents and condo pricing is definitely a question that was raised at the public meeting. The developer explained that they are using steel frame and a patented hollow-core pre-fab concrete flooring that allows them to build highrise construction at near wood-frame construction prices. They have real life examples of using the technique in their projects in other cities, including Vancouver and Phoenix.

The City is at no risk here because the City is simply selling the land, not participating financially other than the housing tax exemption. The developer also stated that they have reached an agreement to sell the rental towers (pre-construction) to a reit -- spreading the risk. The condo units are being built in two phases, with the first phase construction beginning when 30% presold.

Besides, bringing 250 or so condos online is not that risky considering there is very little competition for this type of development outside Seattle or Bellevue. People who want to continue to live in the community but no longer want a 3,000 sq. ft. house and yard don't have options. A good example of this is the very successful first high-rise residential project that was built in downtown Bellevue not all that long ago -- surrounded by surface parking lots and strip retail.

Besides, I think their estimated pricing is on the low end of what is supportable in the Federal Way/South King/North Pierce market and they will find that they can charge much higher prices -- but hopefully not before I get a chance to buy one. :-)

pwalker

June 23rd, 2007, 02:56 AM

Don't hold your breadth on this one. Unless Fed Way subsidizes the life out of (or in this case into) this it won't be built as depicted any time soon (five year horizon). The market is not there IMHO. Check out the "context" plan. I just don't see wealthy people spend highrise-type dollars to live next to Toys 'r us, Executel, Tj Maxx, etc. And yes, you need wealthy people-type rents to pay offf high-rise construction

That said, you could very well have all the public sector components proposed plus bond-financed mid-rise apartments, some nice townhouses and the park and potentially make it work.

I see your point on the relative costs involved here. And the Sea/Tac market has not exactly been a hot high-rise apartment or low-end condo market. But what about office? Couldn't FedWy support some more office?

Crazy, Federal Way is about 26 miles from downtown Seattle. Some consider it more of a suburb of Tacoma than Seattle. (Although not sure Federal Way would claim that! :lol: )

USAPatriot

June 23rd, 2007, 06:42 AM

Lots of photos here of Federal Planned Towers. (http://usaspatriot.proboards38.com/index.cgi?board=places&action=display&thread=1168195990&page=50#1182573481)
http://img385.imageshack.us/img385/9397/ajmstudiosnetfederalwaymj4.jpg (http://usaspatriot.proboards38.com/index.cgi?board=places&action=display&thread=1168195990&page=50#1182573481)

Federal Way right now is all urban sprawl, and if they do this project, thatr would be awesome... but i don't see the rich people living in that southern area of the Puget Sound.

CrazyAboutCities

June 23rd, 2007, 07:50 AM

Crazy, Federal Way is about 26 miles from downtown Seattle. Some consider it more of a suburb of Tacoma than Seattle. (Although not sure Federal Way would claim that! :lol: )

That's not what I asked. I asked how far is downtown Federal Way from I-5?

pwalker

June 23rd, 2007, 08:10 AM

That's not what I asked. I asked how far is downtown Federal Way from I-5?

Sorry I misunderstood your question. There really is no downtown Federal Way right now, the closest pinpoint would be 320th S. and Hwy 99, which is less than a mile from I-5. Which kind of proves my point, that this area is so perfectly positioned to be a new dense edge city! Sea-Tac mall (or whatever they are calling it now) is right in the area, and the rest of the area is currently surrounded by the usual suburban chain stores and eateries.

CrazyAboutCities

June 23rd, 2007, 08:14 AM

Sorry I misunderstood your question. There really is no downtown Federal Way right now, the closest pinpoint would be 320th S. and Hwy 99, which is less than a mile from I-5. Which kind of proves my point, that this area is so perfectly positioned to be a new dense edge city! Sea-Tac mall (or whatever they are calling it now) is right in the area, and the rest of the area is currently surrounded by the usual suburban chain stores and eateries.

No worries! :) Less than a mile from I-5? Perfect! I can see it while it is under construction or after built along I-5 one day. I am very looking forward to see this new skyline to grow one of these days! :)

sequoias

June 23rd, 2007, 08:31 AM

yup currently its urban sprawl since it looks like a mess of streets and no downtown street grids. I wonder if they will create a new downtown street grids. its the 3rd largest city in king county.

Fedwayer

June 23rd, 2007, 03:43 PM

I find interesting a couple of the comments that suggest that there are no well-paid young professionals and no rich people who currently live in the south end, or that even if they are here, they all want to live in big suburban houses or commute to their south end jobs from Seattle or Bellevue. Federal Way, for example, has the highest number of white collar jobs in South King County, has the highest average income of major cities in South King and Pierce Counties, and is the home to thousands of jobs at the corporate headquarters of a Fortune 100 company (Weyerhaeuser). And this development only has to attract 900 of the 1.4 million people who live in South King County and Pierce County.

horatio_the_hermit

June 23rd, 2007, 08:50 PM

What kinds of income groups are they looking at attracting?

Puertalian

June 23rd, 2007, 09:33 PM

Fedwayer

June 24th, 2007, 01:41 AM

They are targeting primarily middle income buyers, estimating prices from $200K-800K.

NW Mike

June 25th, 2007, 05:22 PM

I think it will do well. Alot of retired people in Fedway that would love the condo life...And to get 800 people or so will not be hard.
By the way who is the developer of this plan? Has it been set...Is this real?...Or a dream of the city politicians.

Fedwayer

June 26th, 2007, 04:21 PM

The developer is a Vancouver developer named United Properties. The City still has to chose between their proposal and another proposal. They clearly spent a lot of time and money on their proposal, and they have a strong local team of reputable architects and construction guys. So they seem real. But we all know how these projects go -- nothing is a done deal until the topping off ceremony. :)

flotown

June 26th, 2007, 08:26 PM

Good luck to Federal Way. I've seen a lot of town center-type propsals and this is one of the wackier, or should I say, fanciful ones. The risk to Federal Way is 1) a vacant lot controlled by a third party if/when the funding goes upside down or 2) a hole in the ground they'll need to subsidize to complete. It all comes down to how well the DDA/PSA contract is written - if they can exact specfic performance standards from the parent development company they may be okay. As far as the exit to the REIT, that may be a good strategy but cap rates may be much higher three years from now. Seems like a weak argument for the apartment side penciling.

sequoias

June 27th, 2007, 08:53 PM

I don't think it will be hard to get 800 or so residents to live in one of those condos in central Federal Way. It's better than nothing.

mhays

June 27th, 2007, 09:23 PM

Oh, it'll be hard. If it wasn't, something like this would have been built already.

But a good developer can often make the hard projects work. If so, more power to them.

That's what developers do. The market doesn't allow "easy" projects, because supply is always right below demand, and profits can't be too high without other developers flooding the market. So developers find niches and opportunities that they think they can make work. There's always risk, and it takes tremendous talent and vision.

The exception is when a project like Moda turns out to have a level of demand nobody else expects. Or when the demand is so strong that it overwhelms supply.

Fedwayer

July 18th, 2007, 04:30 PM

The Federal Way City Council voted to move forward with the high-rise proposal last night. It was a close vote (4-3), with concerns raised particularly about the number of apartments (400 out of the total 890 units) and the desire for more retail. Apparently there will be negotiations with the developer about both of those issues and to have more variation in the height and design of the buildings. Pretty exciting time to be a Fedwayer! :-)

kub86

July 19th, 2007, 03:14 AM

^So they lowered the number of units to 400? What's the overall masterplan for downtown federal way? What about redeveloping the blocks adjacent to this project? That would be my next step.

mhays

July 19th, 2007, 03:51 AM

I haven't heard about anything getting lowered. Only that 400 of the 890 units are apartments vs. condos. Apparently some folks are too uppity to support apartments in Federal Way. I'd say rentals are great for a TOD community, where many residents are singles or young couples and likely to use transit.

CrazyAboutCities

July 19th, 2007, 04:01 AM

Wow! I'm surprised that they approved this proposal! I'm happy for Federal Way! :)

mhays

July 19th, 2007, 08:21 AM

Why would you be surprised?

NW Mike

July 19th, 2007, 05:17 PM

Maybe he is surprised by this like me because city officials seem to screw things up so often...That the vision never gets realized. That to many hands in the cookie jar(Politicians) want in on the project, making rules and deciding what is best, when often times the Architects and Developers know much more than these politicians will ever know. This is great for Fed way and now we can hope this will influence other citys to move forward.(Lynnwood,Everett,Renton,Shoreline,Bothell and so on...) I do hope Tacoma starts building larger urban projects in the core.

mhays

July 19th, 2007, 05:27 PM

The City still has plenty of time to screw it up. All they did was choose a developer to negotiate with.

Even after negotiations are done, the project needs to be designed, go through land use approval...

CrazyAboutCities

July 20th, 2007, 01:28 AM

Fedwayer

July 20th, 2007, 02:59 PM

The City actually has a really good city council -- they all are professionals and have been uniformly pretty aggressive about trying to get development downtown. There's one council member in particular who has been pushing all of this and he's been pretty successful in getting changes made that will likely lead to more projects like this being built.

The overall downtown plan is very similar to Bellevue's, with taller buildings in the center, surrounded by slightly lower buildings, and a new smaller block street grid, but with lower overall height limits.

The City has already completed the downtown-wide environmental review (which definitely helps speed things up) and I think they hired a staff person dedicated to coordinate major downtown developments. Even though there was some disagreement as to which of the two proposals to go with, and there remains some negotiations to be completed, I would expect things to go relatively smoothly to get the project built quickly.

uwhuskies

August 26th, 2007, 03:19 PM

Federal Way's future sky-high?
By Cara Solomon

Seattle Times South King County reporter

More Southeast King County News
Federal Way's future sky-high?

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Sergeant cleared in investigation

Prep football season kicks off

Devoting her life to dancing

Back to the routine of nagging, whining
First came the families, pushed out by Seattle's high housing prices. Then came the subdivisions, spreading out where fields used to be. Now the ultimate symbol of growth is coming to South King County: skyscrapers.

Federal Way is planning to create a 4-acre urban village downtown, with residential towers up to 24 stories tall. The city is negotiating with United Properties, of Vancouver, B.C., which has proposed the $300 million project, a 1-acre park surrounded by a mix of residential, retail and office space.

The towers would be a stark departure from what other cities in South King County have done to draw more people downtown. The tallest buildings at Kent Station, a mix of retail and, eventually, residential, will be four stories, though the city hasn't imposed a height limit downtown. Burien's Town Square will limit its residential buildings to seven stories.

United Properties President Victor Setton said going vertical allows more space for a park — the first of any size in downtown Federal Way. And then, of course, height adds the value of views. The towers are expected to rise between 16 and 24 stories high, dominating the city's skyline.

The tallest building in Federal Way now is nine stories.

"Anything you build that's over four floors in Federal Way is not in character with the area," Setton said. "But I think you have to look to the future, and I think vertical is the way to go."

City officials say there is good reason for going higher: Its residential neighborhoods are built out. The only way to accommodate more growth, city officials say, is to build upward. The idea of being the first to do so also has some appeal. The city of 86,500 has been searching for its signature style ever since it incorporated in 1990.

"We've been in that awkward adolescent phase," said City Manager Neal Beets. "But I think this demonstrates that we're blossoming into our 20s quite nicely."

Outsiders may know Federal Way for its office parks and shopping complexes, but a residential community has thrived for several decades, drawing families to waterfront properties and dozens of parks. Since incorporation, some residents have gotten even more vocal, pushing for change they say will improve the city's quality of life.

Hence, the 72,000-square-foot community center that opened this spring. A grass-roots effort for a performing-arts center also seems to be gaining ground. And now, after years of discussion, the city is moving to revitalize its downtown core.

"I think that's been the missing piece," said Patrick Doherty, the city's economic-development director.

The goal is to create a more dense, pedestrian-friendly downtown. The city has worked on that for years, doing an environmental study of the area to reduce costs for developers and advising area owners how best to redevelop their properties.

But it had not bought property until an owner offered last autumn to sell land west of the transit center, where a former movie theater stood. The city purchased the land in January for $4.1 million, then set it aside for development.

This winter it took the critical step of raising the height limit in a specific zone downtown from 85 feet to 200 feet, with some flexibility to go higher.

Des Moines recently raised height limits in its Pacific Ridge neighborhood, a struggling area that borders Highway 99. The move came at the suggestion of developers, who said they were more likely to build if they could offer views.

In Federal Way, there has been little public resistance to skyscrapers. But the council voted 4-3 on this project, which the developer says would include about 900 condominiums, of varying prices; up to 85,000 square feet of retail area; and space for the local campus of Highline Community College.

United Properties has offered the city $6.1 million for the land; the city would have no other financial investment in the project.

Critics are concerned about increased traffic and the number of residential units proposed. Deputy Mayor Jim Ferrell said he would support the project but preferred another proposal that provided three times the retail space.

"I was much more interested in creating more economic-development dollars, rather than trying to bring in more people," Ferrell said.

Barbara Barney, a resident of more than 20 years, said the project doesn't sound like Federal Way, a mix of working-class and wealthy, with increasing ethnic diversity.

"I feel like what the City Council is trying to do is create another Bellevue," Barney said. "I don't think that's us."

But Mayor Michael Park said he was gratified to see the city's vision for downtown take a major step forward. He sees the project as a catalyst for other development downtown.

Pending negotiations, the first tower could open in 2009.

Cara Solomon: 206-464-2024 or csolomon@seattletimes.com

Copyright © 2007 The Seattle Times Company

:cheers:

samsonyuen

August 26th, 2007, 06:08 PM

Sounds Vancouver-ish. Any renderings?

CityView Jim

August 26th, 2007, 06:37 PM

Find more on this at Federal Way News string.

Bond James Bond

August 27th, 2007, 03:19 AM

I merged uwhuskies' thread into the existing Federal Way thread.

Fedwayer

December 17th, 2007, 04:18 AM

The City has sold the property and the developer expects to begin construction next Spring:
---------------
High-rise development in downtown Federal Way one step closer to reality.

The City of Federal Way stepped closer to the reality of a high-rise mixed use development in its downtown core last week. On Dec. 7, the Federal Way City Council unanimously approved an agreement with United Properties of Vancouver, BC, for $6.2 million to purchase and develop the former AMC Theaters property at the southeast corner of 20th Avenue South and South 316th Street.

The City purchased the property in January of this year for $4.1 million and has been in negotiations with United Properties since selecting its development proposal in July. Since the selection, the council has worked with United Properties to enhance the original proposal.

The development, called “Symphony,” spans a four-acre site and calls for four towers ranging from 16 to 24 stories in height—the tallest towers of any city between southern Seattle and Portland (except for the Wells Fargo Building in Tacoma). The development features approximately 60,000 square-feet of retail, office and commercial space on the lower levels with about 900 condos and apartments taking the upper floors. Responding to council concerns in July about the large number of apartments, United Properties intends to provide at least three-quarters of the units as condos as dictated by the marketplace.

Another key concern of the City’s was to include space for Highline Community College’s Federal Way facilities, negotiations for which are currently underway. Lastly, the project includes an approximately one-acre public park that will most likely include a water feature, outdoor fireplace, areas for outdoor cafés and casual seating, a small band shell, and areas for both active and passive activities. In 2008, there will be opportunities for the public to participate in shaping the park’s development.

Federal Way Economic Development Director Patrick Doherty calls the development a “transformational project” that will become a landmark in Federal Way’s city center and serve as “a catalyst to additional investment in the area.”

The total cost of the project is estimated at about $225 to $250 million, with construction likely to span four phases. United Properties intends to break ground on the first 16-story building in late spring 2008 and finish by the end of 2009. United Properties also will be establishing a sales center near the development in early 2008. Residential units will range in cost from under $200,000 for a junior suite to approximately $800,000 for a top-floor penthouse. A large majority of the upper floors will boast commanding views of Mt. Rainier, and the Olympic and Cascade mountains.

Learn more at www.symphonyliving.com.
----------------

Bond James Bond

December 17th, 2007, 05:20 AM

Yay!

USAPatriot

December 18th, 2007, 04:37 AM

Thats good to hear. :)

Fedwayer

December 18th, 2007, 07:01 AM

The pictures on their website are the old ones. They presented newer ones at the city council meeting that were better -- greater variation in height and more glass.

citruspastels

December 18th, 2007, 09:09 PM

this is great news. i hope it works well for them and that other cities the size of federal way take note. if towns down there keep increasing density like that there may be a good case for south link light rail after all.

seapug

December 18th, 2007, 10:09 PM

there already is a good case. pierce county has over 800,000 people why would you not want to connect to that.

citruspastels

December 18th, 2007, 10:14 PM

because king county has 1.8 million in a more dense area who need to be connected first.

im not saying light rail shouldnt go there. i cant wait for the day light rail goes to tacoma. im just saying if tax payers are going to be stingy we need priorities.

Fedwayer

December 19th, 2007, 06:00 PM

Most populous cities in King County:
1. Seattle - 586k
2. Bellevue - 118k
3. Federal Way - 87k
4. Kent - 86k
5. Renton - 77k (including recent annexation)
6. Auburn - 65k (including recent annexation)
7. Shoreline - 53k
8. Redmond - 50k
9. Kirkland - 47k
10. Sammamish - 40k

The most densely populated cities in King County:
1. Seattle
2. Des Moines
3. Shoreline
4. Kirkland
5. Federal Way

Of the 10 largest cities in the state (Seattle, Spokane, Tacoma, Vancouver, Bellevue, Everett, Spokane Valley, Federal Way, Kent, Yakima), Federal Way is the second most densely populated.

seapug

December 19th, 2007, 08:31 PM

redmond actually passed kirkland and is up to 50,000 now also tacoma is only 5 miles further then everett everet has 101,000 with a density of 2980/square mile, tacoma has 201,000 with a density of 4056/square mile. in my opinion north seattle and pierce county are the two most important lines. then i'd say bellevue and snoco are next. i read somewhere that pierce county has plans to build lightrail to gig harbor and to federalway but i can't find anything about it anymore

citruspastels

December 19th, 2007, 09:01 PM

interesting stats. i could see the voters going for a line to federal way, i think people just cringe though when they see that tacoma is served by sounder AND light rail. not that a line to tacoma is a bad idea, i'm just not sure it's very viable if we are going to have a vote this year.

i read somewhere that pierce county has plans to build lightrail to gig harbor and to federalway but i can't find anything about it anymore

if there is anything that would get king county voters out for light rail it would be pierce building one first :lol:

a line to gig harbor and federal way would be pretty amazing.

Fedwayer

December 20th, 2007, 02:53 AM

I fixed the typo on Redmond.

I don't think Gig Harbor is in Sound Transit's district, and if that's the case, I think it would be a long shot to get light rail there.

I think light rail solely between Tacoma and Federal Way wouldn't be very cost effective given that it's a reverse commute -- most people in Federal Way drive north. Despite its proximity to Tacoma, Federal Way is still a suburb of Seattle.

I know there are other factors that go into deciding where light rail should go, but I thought the statistics are interesting, especially related to arguments on density and light rail in South King County.

mhays

December 20th, 2007, 03:00 AM

Jobs and housing will cluster around light rail even more than they do bus centers. I'd expect Federal Way to leap forward as a new downtown with light rail...far faster than it would otherwise.

taiwanesedrummer36

December 20th, 2007, 03:54 AM

I don't think Gig Harbor is in Sound Transit's district, and if that's the case, I think it would be a long shot to get light rail there.

I think light rail solely between Tacoma and Federal Way wouldn't be very cost effective given that it's a reverse commute -- most people in Federal Way drive north. Despite its proximity to Tacoma, Federal Way is still a suburb of Seattle.

I know there are other factors that go into deciding where light rail should go, but I thought the statistics are interesting, especially related to arguments on density and light rail in South King County.

Maybe if S. King County gets more density, I think light rail would then be cost-effective (based on the route alignment and grade). The only other reason light rail would be needed is if people from the Airport wants to get home (and vice versa) or people use light rail to run errands (but that would only work if those errands are near light rail stations). Also, the route of the proposed South Link wouldn't really serve major places (such as Southcenter and the Kent Valley, for example); it would only jump-start redevelopment opprotunities that would take several years to take full effect.

Just another example, the routing for light rail in Snohomish County would probably be more effective because it has stops at major centers/attractions, like Alderwood, Northgate, and the future Downtown Lynnwood).
____________________________________________________________________________________

Okay, back to Federal Way, what's the deal with the new strip mall, Federal Way Crossing? In just 2 years, that area got a big strip mall, a new Wal-Mart Supercenter (even though there's a Wal-Mart a mile away), and a new Lowe's building. Can anyone tell me what's the deal there?

Fedwayer

December 21st, 2007, 05:12 PM

The stats I put up were to note that there are a lot of people who live in S. King County (four of the six most populous cities in King County, two of the most populous cities in the State) and to show that there is more density than is realized along the proposed light rail line (i.e., Des Moines, Federal Way and Tacoma). In addition to providing an alternative, environmentally friendly way to commute to downtown Seattle, it would serve major places like Highline Community College, Downtown Federal Way and Downtown Tacoma. Heavy rail already serves the valley cities of Kent and Tukwila (Southcenter). I would also note that under RTID's financing formula, the money to build light rail in S. King County would be paid for by S. King County revenues.

Dont get me wrong, I think the northern and eastern routes should be built too. I just hated the way misinformation was put out there to kill the package. We have to invest in a long term transportation solution and not just one that serves immediate needs, because that will leave us always behind development and will be more expensive. I'll get off my soapbox now. :)

As for the new strip malls, Federal Way has revamped its commercial zoning code to appeal to different types of commercial uses. The area with the new lowes, la fitness, etc, is zoned for big box retail. The downtown area prohibits strip malls (any development greater than a certain square footage must be at least two story, and the buildings must be built up against the sidewalk with parking in back or underground). They also have neighborhood commercial zoning that now encourages pedestrian friendly mixed use.

taiwanesedrummer36

December 21st, 2007, 08:48 PM

As for the new strip malls, Federal Way has revamped its commercial zoning code to appeal to different types of commercial uses. The area with the new lowes, la fitness, etc, is zoned for big box retail. The downtown area prohibits strip malls (any development greater than a certain square footage must be at least two story, and the buildings must be built up against the sidewalk with parking in back or underground). They also have neighborhood commercial zoning that now encourages pedestrian friendly mixed use.

Wow, I had no idea! It's good that Federal Way is containing big-box stores in one area instead of all over the city and having city-wide gridlock.

CityView Jim

December 21st, 2007, 09:01 PM

So where is Downtown Federal Way? Would it be 320th between Pac Highway and I-5? If so, it's a sea of parking lots fronting retail instead of the other way around. When is this rebirth to begin?

Tcmetro

December 21st, 2007, 09:03 PM

South Link will be built anyway. The money from the subarea can't be transferred to other subareas, and S King County already has a good bus system, with mulitple routes that are frequent such as the 101, 120, 150, 194, 500, etc. Plus in 2008 or 2009 the 194 and 574 will be combined and will provide 15 minute service from Seattle to Federal Way, and half-hourly service to Tacoma and Lakewood. ST is also talking about possible 24-hour service on the route, a stop in Tukwila, and an extension to DuPont. RapidRide will arrive in 2010, also. South Link will provide the decent service that is needed in South King County. Recently, bus routes like the 150 are facing overcrowding and the frequency was improved to 15 minutes on Weekdays and Saturdays. Also for Burien and Des Moines, route 121 (Seattle-Burien-Highline Via 509) will be upgraded to frequent all day service.

It is good to see Federal Way building up. All I remember of Federal Way was transferring buses.

Fedwayer

December 21st, 2007, 09:14 PM

Downtown Federal Way is the area around and north of the Commons. Today's front page of the Daily Journal of Commerce has an article about the Downtown Federal Way project. It looks like the "rebirth" starts this Spring. The article also indicates that Federal Way passed a tax exemption for its Downtown so that condo buyers won't have to pay property taxes for 10 years. :-)

Interestingly, it sounds like there are a couple more high-rise projects in the works:

"Doherty said the city's development policies are already leading to more growth downtown. Just this week, the city got an application from a developer who is considering putting a high-rise in a development just a block north of the site, and another for a mixed-use project about a block southeast of the Symphony site."

taiwanesedrummer36

December 22nd, 2007, 12:33 AM

Does the city plan to have some sort of "International District" or "Koreatown" (cause I haven't heard anything)? The only reason I go to Federal Way is to check out the Korean supermarkets there (and eat at Popeyes :lol:); not to mention there is a large Asian/Korean population there.

Bond James Bond

December 24th, 2007, 09:54 AM

This is all great news. Let's just hope the highrises don't all turn out to be the same height. :)

USAPatriot

December 27th, 2007, 07:19 AM

I'm overjoyed at this. It gives me a reason to actually go to urban sprawls-ville Federal Way to take pictures for the AJM STUDIOS Northwest Photo Journey.

Plus I love to see a new possible skyline coming to our state. Please come fast tall buildings.

Fedwayer

December 31st, 2007, 08:29 PM

I seem to recall that there was once talk of creating an international district, but I don't think that has gone anywhere. Right now I think the city council's concentration is just on creating a real downtown.

The project's building heights all differ. The shortest I think is around 160 feet, and the tallest is 250 feet. The other two are somewhere in between.

I'm really curious to see what the other high-rise projects that are planned that were mentioned in the Daily Journal of Commerce article. Has anyone heard anything?

exorcizt84

March 1st, 2008, 09:38 AM

I hope it becomes a reality. I lived in Federal Way 11 years ago, moved to San Diego but I heard from my brother who lives in Tacoma of how much it has changed and maybe I'll be going there next year.

Puertalian

March 2nd, 2008, 06:34 AM

blackc5

March 4th, 2008, 05:41 AM

Not exactly Federal Way, but I saw some news that Des Moines, directly to its north, has also zoned an area, and apparently has some type of contract in place with a developer, to re-develop a large area, to include multiple 20-story towers. They mentioned something like 1800 residential units on an 11 acre site, which would also include retail and office space, and that they would have great Sound views thanks to being built at the top of a ridge.

citruspastels

March 4th, 2008, 05:53 AM

bgwah

March 4th, 2008, 07:00 AM

Awesome! No idea what the source was though?

http://www.desmoinesmail.com/webPDF/newsletter/citycurrents.pdf

http://www.sunway.net/images/ppi2.jpg
source: http://www.sunway.net/projects/ssi-pacific-place/

WESTSEATTLEGUY

March 4th, 2008, 03:46 PM

Any hope of it starting soon?

CityView Jim

March 4th, 2008, 04:48 PM

USAPatriot

March 30th, 2008, 02:50 AM

More big news from Russell Investiments! Shows that Federal Way is serious about downtown core!

Federal Way just made a brand new proposal for Russell Investiments of Tacoma.

The News Tribune Article Here (http://www.thenewstribune.com/business/columnists/voelpel/v-enlarge_photo/story/320213-a320212-t3.html)

http://img412.imageshack.us/img412/6761/ajmfederalwayrusselpropat9.jpg
Federal Way, Washington proposal for Russell Investiments to help create a downtown core.

NW Mike

March 30th, 2008, 07:34 PM

Russell should stay in Tacoma. Federal Way should make their own start-ups and grow on their own. Russell is from Tacoma and can help the city alot.

RMacherat

March 30th, 2008, 07:44 PM

Wow! That's awfully close to the flight paths for such height and proximity. I guess this will be built on the Kent side of Pac Highway, but still. Twenty story buildings within 30 blocks of the runways south end.

I wondered about that too, especially since the land in question is 100' higher than the airport already and a good proportion of aircraft turn southeast right after they take off.

USAPatriot

April 5th, 2008, 01:09 AM

I know it is not Federal Way, but it is a South King County Town. I got a ton of photos I took of many south King County Towns coming up. Here is the first! It is of Kent. Up next is Auburn, Puyallup, and many more.

http://img88.imageshack.us/img88/816/ajmkentcardyi3.jpg (http://usaspatriot.proboards38.com/index.cgi?board=places&action=display&thread=1187984896&page=65#1207349059)

BoulderGrad

April 5th, 2008, 03:58 AM

Hey!, did you get any of the new Kent Events Center? New home of the Thunderbirds.

USAPatriot

April 5th, 2008, 08:10 AM

Look for yourself. Its on the link. ;)

Fedwayer

May 25th, 2008, 03:49 PM

Looks like Federal Way may be looking at several more hi-rises when the economy improves. The City Council is looking at building a performing arts center as part of a hotel/small convention center, and a private developer is interested in partnering with them. The developer said the project would occur in 3 or 4 phases. This site is kitty-corner to the four-tower Symphony project, and it's just south of the transit center and north of 320th.

http://www.thenewstribune.com/news/local/federalway/story/369895.html

Fedwayer

July 20th, 2008, 06:56 PM

Looks like the project is going to be delayed a year due to the economy. Apparently the developer has his construction financing (a Canadian bank), but he's waiting for the market to strengthen. They also apparently are considering making the first tower apartments instead of condos.

mike0898

July 22nd, 2008, 06:14 AM

This news isn't too surprising. Let's hope they can pull this off; it's a great project. I don't think they'd have too much trouble renting the apartments, so maybe it's a better way to start.

On a side note, it's disappointing that ST2 doesn't reach S 320th St, as currently proposed. That would have really helped FW's city center plans.

USAPatriot

October 24th, 2008, 04:51 AM

Not just Federal Way, but Auburn Puyallup, and all the south sound cities are kind of silent right nowand under the radar with news. I can't find anything. :-/

Bond James Bond

October 24th, 2008, 05:38 AM

I'm sure there must be a strip mall or something they're building down there. :-/

USAPatriot

October 24th, 2008, 05:40 AM

With an extra big parking lot just for us. ;)

AzChristopher

October 25th, 2008, 07:17 AM

My parents told me tonight that the Costco in Covington is opening tomorrow... I know evil Covington but whatever.

USAPatriot

October 26th, 2008, 03:08 AM

I've never actually been to Covington I don't think. Anything there I'd take pictures of, or is it just sprawl? I need to make a trip to the south sound.

taiwanesedrummer36

October 26th, 2008, 09:36 AM

I've never actually been to Covington I don't think. Anything there I'd take pictures of, or is it just sprawl? I need to make a trip to the south sound.

Sprawl; what do you expect?

In this bad economy, sprawl rules the development world, unfortunately...

AzChristopher

October 26th, 2008, 05:14 PM

I've never actually been to Covington I don't think. Anything there I'd take pictures of, or is it just sprawl? I need to make a trip to the south sound.

There isn't anything there to take photos of but I wouldn't call it sprawl. All the construction is along the main street through town. But a town of sub 20,000 people isn't exactly going to get tall buildings.

USAPatriot

October 27th, 2008, 04:26 AM

Okay, I went down there today ,and went through Federal Way... and got bored of the sprawl... so sorry, instead I got pictures of small towns like Orting, Yelm, McKenna, Alderton, and some other place I forgot the name of. When I get the pictures up, I'll tell you.

Maybe next weekend, and if gas is still cheap, I'll find Covington.

CrazyAboutCities

October 27th, 2008, 10:01 PM

^^ I don't blame you. I usually got bored faster when I am in sprawling suburbs.

USAPatriot

October 28th, 2008, 01:21 AM

I didn't even know what to take pictures of in Federal Way. I know they have a historic old building, but I didn't know where it was. Also, when I drove through Spanaway, it was all sprawl. When it's all sprawl, what do you take pictures of? A road with a bunch of signs and parking lots? I don't know.

CrazyAboutCities

October 29th, 2008, 02:40 AM

^^ How's about looking at Google's satellite map to see something that interest you to take the pictures of?

USAPatriot

October 29th, 2008, 05:11 PM

Wow! Brilliant idea!

CrazyAboutCities

October 30th, 2008, 09:42 PM

:lol:

Fedwayer

November 1st, 2008, 02:31 AM

Yes, Federal Way definitely has its share of suburban sprawl. But there are some areas of interest (at least of as much interest as any other suburban city).

Federal Way was largely built by Weyerhauser with a lot of campus style office building. There are office buildings in West Campus (the area near City Hall, between Hwy 99 and 1st Ave). There's a fairly tall office building at 1st & 336th.

It also has office buildings built more recently by Weyerhauser in the East Campus area (on the east side of I-5 near Weyerhauser's headquarters). Then, of course, their's Weyerhauser's headquarters itself, which is a very cool building.

Sound Transit's new transit center in the downtown area is interesting (not including the stupid clock). Most of the city, however, is dedicated to houses.

I think its the plans for the future that are most interesting. I don't know of any other area in King County outside of Seattle and Bellevue that is planning (and actually has a proposal) for 20+ story buildings.

CrazyAboutCities

November 1st, 2008, 07:49 PM

^^ I think Lynnwood have a several proposed high rise developments. I am not sure what happened to this development.

blackc5

November 1st, 2008, 10:36 PM

And for interest, dont forget the very nice bonsai collection and rhody/azalea garden on the Weyerhauser campus as well. Both are worth a drive to when the season is right (around Mother's Day +/- 3 weeks).

Fedwayer

November 2nd, 2008, 01:25 AM

USAPatriot

November 2nd, 2008, 03:38 AM

USAPatriot

November 2nd, 2008, 03:40 AM

I don't think Lynnwood is in King County. Do they have a proposed development or just zoning changes planned to allow for hi-rises?

I think Lynnwood, like Federal Way, has a pretty progressive city government. But I know Federal Way has completed zoning changes, completed a programmatic EIS already so that hi-rise developers can skip that part, passed a 10-year multi-family housing property tax exemption and has a proposed development (although delayed due to the economy).

I may be biased because I live here, but I think the city has a lot going for it long term.

Some members on my site have been posting articles from Lynnwood, from within the city council... it is pretty grim sounding. I live in Lynnwood, and they are a very bad city council, not getting anything with a downtown done. They have done very little, and many are disappionted, like me. I used to know the mayor, but have not seen them in a bit.

Fedwayer

November 2nd, 2008, 04:28 AM

The building at 1st & 336th is about 7 stories. Unfortunately it's not in a "little downtown" like area. The whole area is filled with office buildings (some pretty big) in a campus style environment. When Weyerhauser designed a lot of the city, it left trees along the streets and hid the residential and office developments behind them. So when you get beyond the commercial stuff near I-5 and Hwy 99, most of the density of the city is hidden.

We're pretty lucky because, after all of these years of being anti-growth, we have a city council that is pretty much universally in favor of developing a real downtown.

In addition to the things that I mentioned, the city also received a $25 million state grant (to be matched by $25 million in city money) to partner with a private sector developer. So they not only have the right regulations in place, their willing to put up $50 million to partner with someone. I think when the market comes back, the city will be positioned pretty well for substantial growth in its downtown. :-)

USAPatriot

November 2nd, 2008, 08:05 PM

Thank you. I will most likely be headed down there sometime, but when the weather is nicer. I will probably stop at many South Sound Cities... maybe even Steilicom... or Des Moines... if there is anything at them. Burien a good palce to take pictures? Does Tukwila have any form of downtown? Yeah, so if anyone can help, much oblidged.

I will certainly look for all that office space in Federal Way, and that old white building that I know really nothing about. Thank you Fedwayer.

Bond James Bond

January 16th, 2009, 04:32 AM

Please move the discussion on Auburn in the other thread to this one. This thread's been dead for a while so it could use a bit of life anyway.

USAPatriot

February 7th, 2009, 04:02 AM

I put on nearly 200 miles today taking photos from the south sound and even farther south! Over 8 new cities, plus some updates on cities I've taken before for the NWPJ.

I got soon to be released pictures from Federal Way, Des Moines, Tukwila, new Tacoma, Renton, and much much more, including Kent's new downtown core,and Auburn's new "mid-rise" towers. I also did many towns deep past Spanaway, like Roy, Bucoda, Rainier, and many more.

USAPatriot

March 24th, 2009, 03:22 PM

2 Mini Stories below.

http://www.djc.com/stories/images/20090324/BLRBAuburnCommunityCenter_web.jpg
The city of Auburn is seeking general contractors to build a community center and an activity center in the Les Gove Park. The two buildings are being bid separately.

March 24, 2009

Eatonville gets stimulus funds for a town center
By JON SILVER
Journal Staff Reporter
The town of Eatonville is looking for a project manager to oversee construction of a $900,000 town center project. Statements of qualifications are due on Friday, April 3.

Eatonville, with a population of around 2,400, is situated on state Route 161 in south Pierce County. Many drivers pass through the town on the way to Mount Rainier National Park, which has an entrance about 15 miles away. Town boosters hope the new center, situated at the north end of its commercial district, will encourage drivers to stop and stay awhile.

Bond James Bond

March 25th, 2009, 05:11 AM

^
Hmm, I guess that one shoulda really gone in the Tacoma thead. ;)

USAPatriot

March 27th, 2009, 07:04 AM

Again, I think we should have full county threads, not just towns.

Like of course, a thread for Tacoma, but then a Pierce County Thread for everything outside of Tacoma for example. Same with other counties.

USAPatriot

May 11th, 2009, 06:16 PM

Refresher on some older news.

High-rise development in downtown Federal Way one step closer to reality

PDF Source ( http://www.cityoffederalway.com/Attachment.ashx?id=767 (PDF))
Federal Way Graffiti (http://federalwaygraffiti.blogspot.com/2007/12/press-release-high-rise-development-in.html)
The City of Federal Way stepped closer to the reality of a high-rise mixed use development in its downtown core last week. On Dec. 7, the Federal Way City Council unanimously approved an agreement with United Properties of Vancouver, BC, for $6.2 million to purchase and develop the former AMC Theaters property at the southeast corner of 20th Avenue South and South 316th Street.

The City purchased the property in January of this year for $4.1 million and has been in negotiations with United Properties since selecting its development proposal in July. Since the selection, the council has worked with United Properties to enhance the original proposal.

The development, called "Symphony," spans a four-acre site and calls for four towers ranging from 16 to 24 stories in height -- the tallest towers of any city between southern Seattle and Portland. The development features approximately 60,000 square-feet of retail, office and commercial space on the lower levels with about 900 condos and apartments taking the upper floors. Responding to council
concerns in July about the large number of apartments, United Properties intends to provide at least three quarters of the units as condos as dictated by the marketplace.

Another key concern of the City’s was to include space for Highline Community College’s Federal Way facilities, negotiations for which are currently underway. Lastly, the project includes an approximately one-acre public park that will most likely include a water feature, outdoor fireplace, areas for outdoor cafés and casual seating, a small band shell, and areas for both active and passive activities. In 2008, there will be opportunities for the public to participate in shaping the park’s development.

Federal Way Economic Development Director Patrick Doherty calls the development a "transformational project" that will become a landmark in Federal Way’s city center and serve as "a catalyst to additional investment in the area."

The total cost of the project is estimated at about $225 to $250 million, with construction likely to span four phases. United Properties intends to break ground on the first 16-story building in late spring 2008 and finish by the end of 2009. United Properties also will be establishing a sales center near the development in early 2008. Residential units will range in cost from under $200,000 for a junior suite to
approximately $800,000 for a top-floor penthouse. A large majority of the upper floors will boast commanding views of Mt. Rainier, and the Olympic and Cascade mountains.

Learn more at www.symphonyliving.com.

USAPatriot

May 11th, 2009, 06:22 PM

Press Release: City of Federal Way earns WellCity honor

Federal Way Graffiti (http://federalwaygraffiti.blogspot.com/2009/04/press-release-city-of-federal-way-earns.html)
April 16, 2009

Kimberly Shelton

City of Federal Way earns WellCity honor

Federal Way was one of 34 cities that will receive the Association of Washington Cities’ WellCity Award of Achievement for its outstanding worksite wellness program.

Kimberly Shelton, the City’s wellness coordinator, and her wellness committee received recognition at the association’s 24th annual AWC Employee Health Academy in Richland, Wash.

The AWC WellCity award will be presented to Federal Way delegates at AWC’s 76th Annual Conference in Spokane in June.

The AWC WellCity Award recognizes cities and towns that demonstrate best practices in employee health promotion. An AWC WellCity must meet minimum criteria in each of nine WellCity standards including policies and procedures, leadership support, wellness committee, internal and external resources, needs assessment, worksite environment, operating plan, mix of program activities and evaluation.

"Well-designed worksite wellness programs help reduce employee health risks and health care costs," says Gayla Gjertsen, AWC’s Director of Insurance Services. "In Washington State, city employees with strong wellness programs average $300 per year less in health care claims than those without wellness programs."

"Other benefits of employee wellness programs include improved morale, increased productivity, reduced use of sick leave, reduced workers’ compensation claims, and reduced health care utilization and costs," says Gjertsen. "Wellness programs such as Federal Way’s help the city operate more efficiently and contribute to maintaining affordable health care coverage for all AWC Trust-insured cities and employees."

Cities and towns also receiving the award include: Anacortes, Arlington, Battle Ground, Bonney Lake, Bothell, Bremerton, Burien, Cheney, Colville, Concrete, Enumclaw, Fife, Issaquah, Kirkland, Lacey, Lake Stevens, Lakewood, Longview, Lynnwood, Marysville, Mill Creek, Oak Harbor, Olympia, Pullman, SeaTac, Tacoma, Toppenish, Tukwila, Vancouver, Washougal, Wenatchee, Woodland and Yakima.

AWC is a private, non-profit corporation serving Washington’s 281 cities. AWC’s Employee Benefit Trust provides health benefits to over 16,000 city employees in Washington.

USAPatriot

May 26th, 2009, 07:08 PM

City considers terminating Federal Way Municipal Court
By JACINDA HOWARD
Federal Way Mirror Reporter (http://www.pnwlocalnews.com/south_king/fwm/news/46012792.html)
AJM STUDIOS.NET Northwest Development News Center (http://usaspatriot.proboards.com/index.cgi?board=places&action=display&thread=575)

http://farm4.static.flickr.com/3027/2823667714_b74a8499d9.jpg
May 26, 2009, 9:35 AM
Federal Way is evaluating its options for providing court services, and has shown interest in terminating its municipal court.

On May 19, during a city council special session, deputy mayor Eric Faison proposed looking into the city's options for providing court services. Personnel issues have plagued the municipal court since its beginning. The city is obligated to offer court services, but has the ultimate authority in deciding how those services are presented. Staff is now researching the legality and costs associated with discontinuing the court in its current form.

Contracting with King County District Court is one option. But there are still many unknowns at the moment, Faison said.

"How we provide those services is our responsibility," he said.

Federal Way Municipal Court was established in 2000. It is a court of limited jurisdiction, seeing cases concerning civil and traffic infractions, criminal and gross misdemeanors, and civil vehicle impound hearings. The court staff continues to be innovative when it comes to providing justice. Staff recently requested a grant to begin a DUI court, and last year installed new safety equipment, among other things. But since its beginning, the court has faced personnel issues.

"I'm concerned with the ability of Federal Way to have its own court," Faison said.

Weighing the options

The city will look at several options for offering court services. Contracting with King County is one possible avenue. Who provides the services, and where those are provided from, are just some questions that need answers, Faison said.

Municipalities are required, by law, to prosecute misdemeanor offenses that take place within the city's limits, said Michael Morgan, Federal Way Municipal Court presiding judge. When the legislation was enacted, Federal Way weighed providing its own services against contracting with the county and found establishing a municipal court more cost-effective, Morgan said.

"Almost every city, if not every city, in King County that has examined this issue has each reached the same conclusion: That it is substantially less expensive to have your own municipal court than contract out for municipal court services with King County District Court," Morgan said.

The benefits of a district court contract vs. operating a municipal court vary for each city, said Diane Carlson, Bellevue government relations director.

Bellevue, with a population of 118,100, has evaluated the benefits of operating a municipal court, but found a contract with the county more appealing, she said. Service levels as well as cost should be considered when deciding how to offer court services, Carlson said. A facility to house the services impacts how expensive it is for a city to provide is own court services, Carlson said.

"If you have your own facility, it makes it possibly more cost-effective to go to a municipal court (structure)," she said.

Bellevue is part of an inter-local agreement with King County jurisdictions that do not operate their own municipal court. Service charges are based on the number and types of cases tried, Carlson said. Annually, the county looks at how much revenue each city's caseload produced vs. how much it costs to handle the cases when determining how much each municipality will pay for the county service, Carlson said. Bellevue generally breaks even, she said.

"Through our evaluations, the service level has continued to be good," Carlson said.

Criminal cases are typically more expensive to try than misdemeanor cases, Carlson said. In 2008, the King County District Court tried 27,052 cases for Bellevue, according to information found on the Washington State Courts Web page. Most of these cases were traffic related, according to the information. The same year, Federal Way Municipal Court tried 18,602 cases. Most the cases were traffic related. Ten were civil cases, according to the court information.

Troubled past

Faison's concerns originate from a nine-year history of managerial blemishes. The first mark on the Federal Way Municipal Court's record came in 2003. Judge David Tracy was put on paid administrative leave by then-city manager David Moseley. Moseley later changed the judge's leave status to "vacation." Emotional stress was cited.

The state's Commission on Judicial Conduct (CJC) evaluates complaints against judges and determines if a judge's actions violate the Code of Judicial Conduct. The commission also reprimands judges for their inappropriate actions. It does not reveal complaints unless it concludes the judge in question defied the code of conduct. The commission has no record of investigating Tracy.

In December 2007, the court again took a blow. Its newest authority, Judge Colleen Hartl, suddenly resigned. Hartl began her work in Federal Way in May 2007. In January 2008, it surfaced that Hartl engaged in sexual conduct with a public defender that tried cases before her. The revelation incited turmoil that has yet to cease. In August, the CJC censured Hartl, prohibiting her from serving as a judge without first gaining the CJC's approval.

While awaiting her punishment, Hartl claimed the court's presiding judge, Michael Morgan, managed the court with a harassing and intimidating nature. The city hired an outside investigator to research the claim. Morgan agreed the action was necessary.

Before the investigation known as the "Stephson report" was completed, Morgan demanded the investigation to halt. When the city continued the investigation, Morgan entered into a lawsuit with the city to keep the results of the report out of the public eye. He claims the city violated attorney-client privileges, and that the court does not fall under the city's jurisdiction and was out of line in continuing the investigation.

The CJC reprimanded Morgan this past December for making threatening remarks to court employees, discussing matters of a sexual nature with court staff and swearing at the police chief. In February, a court supervisor who had worked with Morgan during the time proceeding the CJC's ruling filed a $500,000 lawsuit against the city for unlawful termination. The city is legally obligated to represent its judges, though it does not have the power to remove them from office. The mess has left the city's management frustrated.

Public discussion

Faison said he did make his request because of the lawsuits the city faces. The court's history of struggles and the city's need to re-evaluate its budget prompted his actions, Faison said.

"I look forward to a review of court operations to further demonstrate the excellent value the Federal Way Municipal Court provides to the taxpayers," Morgan said.

The city council will hold a public study session on the topic June 16. It will not take public comment. If the court is to be disembodied, it is likely to take place prior to 2010, Faison said. Both Judge Morgan, who was elected to his position beginning 2006, and Judge David Larson, who was appointed to fill Hartl's position through this year, are up for election this year. Neither judge has publicly announced whether he will run for office.

Federal Way Mirror Reporter Jacinda Howard can be reached at jhoward@fedwaymirror.com or (253) 925-5565.

USAPatriot

June 19th, 2009, 11:06 PM

Des Moines seeks ideas on downtown, marina

Friday, June 19, 2009

Federal Way News.net (http://www.federalwaynews.net/articles/2009/06/19/news/local_news/story03.txt)

AJM STUDIOS.NET Northwest Development News Center (http://usaspatriot.proboards.com/index.cgi?board=places&action=display&thread=575)

http://farm2.static.flickr.com/1019/985186974_37f4fb327d.jpg
(Current Des Moines Marina.)

Des Moines City Council is holding a public forum to gather the community's thoughts and ideas on what the Downtown/Marina District could look like in the future, what kinds of businesses are needed, and transportation and infrastructure options.

Interested parties are asked to attend a council meeting on Saturday, June 27, 9 a.m. to 3 p.m. at the Des Moines council chambers, 21630 11th Avenue S.

"Des Moines Council is reaching out to the community in an effort to find out what is needed to make the Downtown/Marina District the best it can be," said Mayor Bob Sheckler. "We want to hear from residents and businesses in and around the Downtown area, and those who shop or travel through there. Everyone has something to contribute when it comes to thinking about the future. No dreams are too big. We want to hear all the ideas.

"This is a very exciting opportunity. The Marina District is the jewel of Des Moines and we want to make sure that we are headed in the right direction," said Sheckler. "The way to ensure that is by listening to those who live and do business in the area."

More information about the planning work can be found at www.desmoineswa.gov, or by contacting City Manager Tony Piasecki at 206-870-6541.

RMacherat

June 20th, 2009, 09:04 AM

I was down there just this morning. It doesn't look to me like their "jewel" is heading in any particular direction. Maybe they could use a few more nail shops, but beyond that I don't know what they could do.

USAPatriot

June 28th, 2009, 06:46 PM

Jun. 27, 2009 at 9:29am
Kent Station adds tenants

The South Sound Business Examiner (http://www.businessexaminer.com/blog/kent-station-adds-tenants/)
AJM STUDIOS.NET Northwest Development News Center (http://usaspatriot.proboards.com/index.cgi?board=places&action=display&thread=575)
http://pics4.city-data.com/cpicc/cfiles29296.jpg
(Kent Station.)

KENT- Tarragon has announced that new retailers, restaurateurs and an office tenant have recently signed leases in Kent Station, bringing the south King County shopping center to a total of 95 percent leased.

Kent Station's newest building houses 43,000 square feet of classroom space for Green River Community College and, at four stories, has been pre-certified for LEED Silver certification. The mixed-use building features an additional 16,200 square feet of Class A office space and 16,500 square feet of ground-floor retail.

Executed leases for the new building include General Services Administration for a 14,200-square-foot Social Security Administration office on the fourth floor, as well as Kent Station's first sushi restaurant on the first floor.

South Sound restaurateur Roger Stilson, along with Culinary Institute of America-trained Chef John Spearman, opened Mama Stortini's Ristorante at Kent Station earlier this month to showcase Southern Italian cuisine.

USAPatriot

July 11th, 2009, 05:23 AM

Federal Way to study potential for turning city into medical device hub

Jul 08 2009, 12:05 PM · Federal Way Mirror (http://www.pnwlocalnews.com/south_king/fwm/business/50242817.html)
AJM STUDIOS.NET Northwest Development News Center (http://usaspatriot.proboards.com/index.cgi?board=places&action=display&thread=575)

The city council, Tuesday, approved $75,000 for a market feasibility study that is designed to measure whether Federal Way could serve as an incubator for the innovation and commercialization of medical devices.

The study is slated to take six months and will be completed by enterpriseSeattle, an economic development company serving King County. The money for the study is being shifted from the city center redevelopment fund.

The organization is proposing a three-phase process, to begin with the market feasibility study. If that is favorable, development of an incubator program and business plan would proceed implementation of the idea. In total, the project is expected to cost around $2 million for all three phases. The city would likely look for financial partners for phases two and three.

To learn more about the incubator idea, read the May 9 Mirror article titled "Federal Way sees potential as a regional health care hub" at www.federalwaymirror.com or read the July 7 city council meeting agenda on the city's Web site at www.cityoffederalway.com.

RMacherat

July 11th, 2009, 08:53 PM

.. three-phase process, to begin with the market feasibility study. If that is favorable, development of an incubator program and business plan would proceed implementation ..

Utterly fracking unbelievable the ways local government can come up with to waste money.

mhays

July 12th, 2009, 03:12 AM

Yeah, cities should just proceed blindly without thought to their futures.

LOTS of ideas sound bad if you don't know about them. That doesn't necessarily mean they're bad.

RMacherat

July 12th, 2009, 08:06 PM

So true. For instance, Bellevue has been studying the wayward shopping cart problem for two years now, weeding out all the bad ideas. More study is needed.

USAPatriot

July 12th, 2009, 08:11 PM

City of Enumclaw unveils logo
By KEVIN HANSON
Enumclaw Courier Herald (http://www.pnwlocalnews.com/south_king/ech/news/50117302.html)
AJM STUDIOS.NET Northwest Development News Center (http://usaspatriot.proboards.com/index.cgi?board=places&action=display&thread=575)

Jul 07 2009, 9:01 AM
http://media.pnwlocalnews.com/images/46468NewS.213.20090707003129.CITYLOGO_1_20090708.jpg
(Possibly Enumclaw's final new city logo.)

ENUMCLAW- The sometimes-rocky effort to choose an official logo for the city of Enumclaw appears to be nearing its conclusion.

The Branding Leadership Team, an ad-hoc group charged with recommending a final design to the City Council, did some final tweaking July 1. Group members now have a design they’re happy with and the design will rest in the hands of the council, which is expected to act on the logo Monday night.

The logo first came to light as just one element of a larger “branding” effort for the city, a series of recommendations by a professional consultant aimed at positioning Enumclaw as a worthy destination for tourists’ dollars. The big picture identifies Enumclaw as an equestrian-friendly community, home to any number of events for the horse crowd. At the heart of the matter is the hoped-for conversion of the Enumclaw Expo Center into a top-notch equestrian facility.

Along the way the logo became something of a lightning-rod issue. The consultant recommended that the logo not be shared until the entire branding plan could be unveiled, a move that sparked two separate actions. First, a rendition of the logo was shared with a limited number of people and the reaction was not universally liked; in particular, some criticized the lack of a mountain in the drawing. The consultant argued that many communities have access to Mount Rainier and that Enumclaw is not unique in its proximity to the dominant landmark.

The original logo consisted of a horse and buggy in front of a barn and silo.

Also, the logo became political fodder when a city councilman alleged that Mayor John Wise violated the intent of the state’s open government provisions be keeping the logo under wraps.

An eventual offshoot of the wrangling was formation of the Branding Leadership Team.

The seven-member group determined that a logo for Enumclaw should include some reference to Mount Rainier. Also, it was determined that inclusion of a horse should wait until Enumclaw can develop an equestrian center – a proposal that carries a price tag well into the millions.

During their July 1 meeting, BLT members tinkered with the design of a barn door and arrived with a design consisting of a barn and silo in the foreground, with the sillouette of the mountain behind. The mountain and words “Enumclaw, Washington” are in olive green with the barn and silo in a shade of red.

Making up the Branding Leadership Team are Wise, councilmembers Liz Reynolds and Rich Elfers, Enumclaw Chamber of Commerce Executive Director Cathy Rigg, Bill DuBray of the city’s Design Review Board, Nancy Free of the Equestrian Advisory Board and Robin Buckingham of the Mount Rainier Independent Business Alliance.

Enumclaw Courier Herald Editor, Editor Kevin Hanson can be reached at khanson@courierherald.com or 360-802-8205.

USAPatriot

July 27th, 2009, 06:04 PM

Bringing a manufacturing/industrial center to Sumner
Avani Nadkarni / The Puyallup Herald (http://www.puyallupherald.com/100/story/4212.html)
Published: July 22nd, 2009 06:01 AM
AJM STUDIOS.NET Northwest Development News Center

http://img73.imageshack.us/img73/4282/ajmsumnermainse7.jpg
(Sumner, Washington. AJM STUDIOS Northwest Photo Journey Photo.) (http://usaspatriot.proboards.com/index.cgi?board=places&action=display&thread=575)

SUMNER- The general consensus of both Sumner city staff and council members is simple: Sumner is growing whether it is liked or not, so try to benefit from the growth.

With that in mind, six out of the seven council members voted to approve beginning discussions with Pierce County to work toward designating the industrial areas in Sumner and Pacific as an Manufacturing/Industrial Center (MIC) by the Puget Sound Regional Council. This designation would allow Sumner to receive more transportation funds from the regional council.

About a year ago, the two cities teamed up to conduct a study to see if the 2,100-acre industrial area, which lies between both cities, would meet the requirements for an MIC designation, which it did.

“The growth is coming to Sumner, whether we’re MIC designated or not,” Sumner Senior Planner Ryan Windish said. “The benefit of (the designation) is that we’ll have more access to funds.”
About $120,000 of Puget Sound Regional Council funds are reserved solely for cities with designations like MIC, Windish said. By not working to designate the area, Sumner would miss out on a chance to get that money to fund projects such as the Stewart Road expansion.

Councilmember Matt Richardson, Sumner City Council’s delegate for the Pierce County Regional Council, was the only member to speak out against the MIC designation.

“I will not put my name on (this),” Richardson stated firmly. “Right now, (growth) is tolerable because it’s going at a certain pace with a certain type of clientele. That’s the difference.”

While the majority of the council members agreed to continue discussions, the MIC plan is far from a sure thing. City staff still needs to bring a formal proposal to the council to amend the Comprehensive Plan to be able to designate the area an MIC and then the proposal must go to the county and regional levels.

Ryan90

September 1st, 2009, 01:54 AM

Some new mid-rises under-way in Federal Way. Hopefully more new construction on the way!!

These look like apartments, but I am not entirely sure:
http://i26.tinypic.com/2w57nt5.jpg
http://i32.tinypic.com/kcgcvp.jpg
http://i25.tinypic.com/15otqab.jpg

Also, an area near the Courtyard has been fenced off and is being cleared out for a new Hampton Inn & Suites. (Sorry for the blurry pics, I was driving):
http://i28.tinypic.com/5ph4yr.jpg
http://i32.tinypic.com/2nknzg6.jpg
http://i25.tinypic.com/rbcnig.jpg

CrazyAboutCities

September 1st, 2009, 03:40 AM

^^ Great updates! Thanks for sharing! :)

By the way, welcome to SSC! :cheers:

Ryan90

September 1st, 2009, 05:37 AM

Thanks!! Still trying to figure things out.

alexjonlin

September 1st, 2009, 07:51 AM

I see the first one has the Federal Way Transit Center in the background; is the Hampton Inn next to the Transit Center as well? And anyone have any updates on the Federal Way Symphony project? I hope that area can become a dense urban transit-oriented center once we get out of this recession!

Ryan90

September 1st, 2009, 10:39 AM

It's a few blocks away, but within walking distance of the transit center. The Hampton is being built right off of I-5 right next to the Courtyard Mariott Hotel (which is the tallest building you see in Federal Way from I-5)

Last I heard the Symphony project had until September 2009 to go forward with the project or the city would find someone else. And it is now Sept. 1st, so we'll see if anything gets released in the next few days/weeks.

Ryan90

September 4th, 2009, 08:49 AM

Council still holds out hope for big high-rise project
By JACINDA HOWARD
Federal Way Mirror Reporter
Aug 28 2009, 10:51 AM · UPDATED

The city council, on Aug. 25, unanimously rejected a proposal by Canadian developer United Properties Ltd. to set aside the much-anticipated Symphony high-rise project and instead construct a performing arts and cultural center on the former AMC Theatre site.

In 2008, United asked the council for an additional year to anchor finances for the Symphony project. The tough economy was blamed for the delay. The developer agreed to pay the city $150,000, plus interest, to cover escrow costs and hold the land until construction began or the current contract expires, Sept. 11. Construction has yet to start.

A letter, dated Aug. 14, to the council from United Properties introduced the new public-private partnership proposal. United’s request: give the developer until Feb. 11 and it will redesign its concept for the property, replacing Symphony with a PACC, open space and possibly associated development. The council faced a two-pronged decision: whether to extend United Properties’ contract and whether to scrap the Symphony project in favor of a performance hall at the site, 31600 20th Ave. S.

“I beleive (sic) our company understands the site conditions more than any other development company and to start fresh with a new company will involve a learning curve that will delay the project. I hope council will allow us the opertunity (sic) to continue to work with the city to complete the project development,” Setton wrote in response to economic development director Patrick’s Doherty’s Aug. 25 e-mail asking Setton if he had additional materials to present to the city council for Tuesday’s discussion.

The City has already garnered legislative money toward preliminary work on a PACC and the project could qualify for other sources of funding.

The council has not committed to erecting the center on the AMC site if Symphony were to fall through. Setton did not return phone calls for comment on his company’s proposal.

“This letter is premature and ahead of us as a council,” Mayor Jack Dovey said.

Years in the making:

Symphony, a $235 million mixed-use project of four towers containing office, retail and residential space surrounding a one-acre park, has been planned for the site since late 2007. The city council approved selling the 4.1 acres for $6.156 million to the developer under the agreement it would take on the project. Construction of the first phase — a 16-story building — was scheduled to begin summer 2008, with an 18-month timeline. Symphony Park was planned for a late 2009/early 2010 completion date. All four towers, measuring 16, 20, 22 and 24 stories, were expected to be finished by 2014.

Tuesday’s special meeting, announced Aug. 21, was meant to determine the future of the prime real estate. Setton was not in attendance.

Opposing viewpoints:

Setton’s absence and his short e-mail prompted strong words and disagreements among council members Jim Ferrell and Dini Duclos. Ferrell, who originally voted against choosing United Properties as the developer for the site, demonstrated his desire to let the current contract expire.

“If I were Mr. Setton and there (was) $200 million sitting on the table, I’d be here talking to us,” Ferrell said.

Ferrell also appeared irritated with Setton’s multiple spelling errors in his e-mail to Doherty.

“He didn’t even take the time to read the e-mail after he wrote it,” Ferrell said. “This tells me, circumstantially, he’s not interested.”

Duclos countered. Setton could not control the economy and should not be blamed for his struggles in financing the Symphony project, she said.

“I’m sorry Jim, I’m not reading all the sinister things into this,” Duclos said. “I’ve thought (Setton’s) always acted, to me, in good faith.”

A 40-minute mid-meeting executive session was called to discuss the legal ramifications involved in United’s new proposal. The council’s vote followed the confidential session. If United fails to meet its contract agreement, the city will keep the $150,000 and the council will be free to do what it wishes with the property. The council showed an interest in speaking with Setton about future development opportunities, including that of a PACC, after United’s contract expires.

Ryan90

September 4th, 2009, 09:06 AM

Auburn has got an interesting downtown redevelopment plan. It seems very pedestrian-friendly and looks like it will be visually appealing as well:

http://www.auburnjunction.com/Docs/AJ-EntireRFBSubmittal3.24.08FINAL.pdf

RMacherat

September 4th, 2009, 08:16 PM

Sounds like a bunch of people in way over their heads. And there ain't no $200 million sitting on anybody's table these days :)

mhays

September 5th, 2009, 05:28 AM

To build anything during a recovery, you've got to plan during the down period.

Ryan90

November 24th, 2009, 08:02 AM

Nov 07 2009

Canadian developer United Properties Ltd., on Nov. 3, was given its third extension of a purchase and sale agreement on property slated for the downtown mixed-use Symphony project.

In a unanimous vote, the Federal Way City Council granted the company and its South Korean counterpart, Lander Korus, until the end of the year to secure financing and proceed in purchasing the 4.1-acre former AMC theatre site, 31600 20th Ave. S. The developers are currently working to finalize negotiations with two to three South Korean investors.

"Dealing with overseas investors, it takes some time, given the 17-hour time difference," said Federal Way resident and Lander Korus representative Wayne Choe.

The approximately $235 million Symphony endeavor has been scheduled since late 2007. In September, the council gave United and Lander Korus until Nov. 4 to land the investors necessary to get the project off the ground. However, more time is needed, United Properties president Victor Setton said.

"Unfortunately, the seven weeks granted initially was just not enough time to deal with investors internationally," Setton said.

Lander Korus, on behalf of United Properties, agreed to pay $23,836 to the city for carrying costs associated with the extension. This is equivalent to $410.96 plus interest per day until Dec. 31.

If the purchase and sale agreement is completed before this date, the city will refund Lander Korus the appropriate amount. These carrying costs and accrued interest are in addition to the $150,000 United Properties agreed to pay the city following the first extension of the purchase and sale agreement.

The most recent extension to the purchase and sale agreement will not change the city's $6.156 million asking price for the property. Though the project has taken much more time than expected to gather speed, the council members had very few comments or questions for Setton and Choe preceding their vote.

"We look forward to working very closely with you," mayor Jack Dovey said.

RMacherat

November 24th, 2009, 08:36 AM

CityView Jim

November 24th, 2009, 04:33 PM

Is there more to this story? Does the city have an alternative project which is being held off by these delays, and that's the reason they keep charging this developer fees and penalties?

P.S. If he just stayed up a wee bit later in the evening, it would only be a seven-hour time difference. Somebody should probably tell him.
Not if it's Friday and the weekend is upon us. Their weekend comes 17 hours sooner, that is.

JacobR

November 25th, 2009, 03:45 AM

Dash Point's Metropolitan Market will close at year's end (http://blog.thenewstribune.com/business/2009/11/24/dash-points-metropolitan-market-will-close-at-years-end/)

Posted By John Gillie on November 24, 2009 at 12:39 pm

Metropolitan Market will close its Dash Point store Dec. 31, the upscale supermarket chain has announced.

The store at South 312th Street and Dash Point Road is the least successful of the Seattle-based chain's seven stores, the company said.

Opened in 2004, the Dash Point market has not met its sales targets over the last five years, the company said.

The 65 employees at the Dash Point store have been offered jobs at other Metropolitan Market locations. The company is opening a new store in Kirkland next year. The nearest Metropolitan Market to the closing store is in Tacoma's Proctor shopping district.

The market was the anchor of the small shopping center, Dash Point Village.

Ryan90

November 25th, 2009, 03:47 AM

Is there more to this story? Does the city have an alternative project which is being held off by these delays, and that's the reason they keep charging this developer fees and penalties?

P.S. If he just stayed up a wee bit later in the evening, it would only be a seven-hour time difference. Somebody should probably tell him.

I haven't heard anything about an alternative project. But the city might be keeping their options opened for another project if the current project doesn't go through (hence the reason for the charges). But I am just speculatng.

alexjonlin

November 25th, 2009, 04:28 AM

I'm really excited for this project! It's great to have good quality, transit-oriented edge city development like this. Maybe they can put in the final contract that the developer can wait until light rail is coming to Federal Way TC before embarking on the project.

rj2uman

February 17th, 2010, 08:30 PM

Not that I don't want this to happen but I just don't think that it will happen. http://www.thenewstribune.com/news/local/story/1073513.html

CityView Jim

February 17th, 2010, 08:37 PM

Wow! That's so out of scale.

Darkhyperchaos

February 17th, 2010, 09:54 PM

Not that I don't want this to happen but I just don't think that it will happen. http://www.thenewstribune.com/news/local/story/1073513.html

Wow, build it! Not that I love the design, but Federal Way getting a notable skyline would be great. But that's not getting built in this economy.:ohno: The thought of Federal Way getting something like that is exciting. Why do I just have a feeling it won't get built?

RMacherat

February 17th, 2010, 10:17 PM

I'd love to see it too! It's where we are going eventually, so why wait?

bgwah

February 17th, 2010, 10:46 PM

Yeah, total pipe dream...

A bunch of Koreans are gonna move to Federal Way to spend 600k on a 1000 ft condo... :laugh:

Bond James Bond

February 18th, 2010, 03:31 AM

Well, if it does get built, at least we'll have something interesting to look at driving by on I-5.

CrazyAboutCities

February 18th, 2010, 05:09 AM

Whoa! I think that is fantastic! I like to see it get built eventually.

Darkhyperchaos

February 18th, 2010, 05:52 AM

RMacherat

February 18th, 2010, 06:33 AM

Yeah, total pipe dream...

A bunch of Koreans are gonna move to Federal Way to spend 600k on a 1000 ft condo... :laugh:

I think a lot of them are already here. :) The probably-never-getting-built tower should have really great views anyway.

Ryan90

February 18th, 2010, 08:02 AM

Yeah, total pipe dream...

A bunch of Koreans are gonna move to Federal Way to spend 600k on a 1000 ft condo... :laugh:

Yeah, we have a TON of Koreans here in Federal Way along with a large Asian super-market and a portion of Pacific Highway so jam-packed with Asian restaurants and shops that it could pass as a mini ChinaTown. So I actually think the tower might do quite well.

45 stories might be pushing it, maybe more like 20 stories would be more realistic. But none the less, its not a bad idea and I hope it gets built! It would add a lot of diversity to downtown FW.

bgwah

February 18th, 2010, 09:54 AM

Yeah, we have a TON of Koreans here in Federal Way along with a large Asian super-market and a portion of Pacific Highway so jam-packed with Asian restaurants and shops that it could pass as a mini ChinaTown. So I actually think the tower might do quite well.

45 stories might be pushing it, maybe more like 20 stories would be more realistic. But none the less, its not a bad idea and I hope it gets built! It would add a lot of diversity to downtown FW.

1) I didn't say there were no Asians or Koreans in Federal Way. The article made it sound like people from Korea and immigrants in general would flock to this building.
2) I'm not sure how you went from Koreans to Chinatown...
3) I don't mean to bash Federal Way, but I kind of doubt there's any demand for 500-600k condos that are only 1000 square feet.
4) I'd love to see a 45 story building in Federal Way, I just doubt it will happen.

uwhuskies

February 18th, 2010, 01:00 PM

Yeah, total pipe dream...

A bunch of Koreans are gonna move to Federal Way to spend 600k on a 1000 ft condo... :laugh:

Demographics...have you been to Federal Way recently? There is a large Koreean-American population. Probably larger than the rest of the county COMBINED.

I hope it does occur. As far as money, don't write off the ability to pay so soon. Vancouver (admittedly different immigration laws) seen a huge influx of well-heeled Hong Kong purchasers in the 80's and 90's that seen no issue with doling out a million dollars. To you, the $ to sq ft ratio seems far fetched, but try to look at the investment in more global terms. Paying a half-million dollars is not a big deal for the asian rich investor. We are not talking about your typical working class person here.

uwhuskies

February 18th, 2010, 01:06 PM

I guess I just never thought about something like this getting built outside of Bellevue and Seattle. It's great to see projects like this at least getting proposed for new cities. Only time will tell if other Puget Sound cities will eventually get a good skyline of their own.

As much as I love Seattle (I grew up in Seattle and my family is there), I grow increasingly weary of posters who only see Seattle and Bellevue. There are over 35 incorporated cities in King County. Take off the blinders folks. Federal Way is NOT a new city its been incorporated for 19 years! Federal Way has 90,000 residents and Bellevue has 109,000 residents so I do not think Bellevue is in another league by itself. Bellevue has 2 skyscrapers that are 45 stories, maybe its ok that Federal Way could PLAN to have one without anyone knocking it.

The arrogance pisses me off immensely.

AzChristopher

February 18th, 2010, 05:28 PM

1) I didn't say there were no Asians or Koreans in Federal Way. The article made it sound like people from Korea and immigrants in general would flock to this building.
2) I'm not sure how you went from Koreans to Chinatown...
3) I don't mean to bash Federal Way, but I kind of doubt there's any demand for 500-600k condos that are only 1000 square feet.
4) I'd love to see a 45 story building in Federal Way, I just doubt it will happen.

The point of the tower is for Koreans to use it to get their citizenship papers. Same reason that guy that wants to develop SODO has so much money. Spend 500 k; pass go; collect citizenship.

The "investors" can convert their investment into condo ownership.

Still a pipe dream but it would be pretty awesome for Federal Way and South King County in general.

CrazyAboutCities

February 18th, 2010, 05:31 PM

I think it is great start to turn Federal Way into urban center like some other suburbs. I hope this proposed 45 stories tower will be built near future Link station.

Darkhyperchaos

February 18th, 2010, 05:45 PM

As much as I love Seattle (I grew up in Seattle and my family is there), I grow increasingly weary of posters who only see Seattle and Bellevue. There are over 35 incorporated cities in King County. Take off the blinders folks. Federal Way is NOT a new city its been incorporated for 19 years! Federal Way has 90,000 residents and Bellevue has 109,000 residents so I do not think Bellevue is in another league by itself. Bellevue has 2 skyscrapers that are 45 stories, maybe its ok that Federal Way could PLAN to have one without anyone knocking it.

The arrogance pisses me off immensely.

When I said new city, I didn't mean how old the city was. I mean't new cities for big proposals like this. I was saying that it's good to see developers expand beyond Seattle and Bellevue for buildings like this one.

jiggawhat?

February 18th, 2010, 06:02 PM

http://www.weberthompson.com/31740_fedway.html

http://blog.seattlepi.com/seattlecondo/archives/194929.asp

more pictures..... :)

CrazyAboutCities

February 18th, 2010, 06:18 PM

^^ That is really nice! I envy Federal Way! :)

meku

February 18th, 2010, 07:13 PM

It's not a total pipe dream in my opinion. If I was an Asian investor wanting to move legally to US I'd rather buy a condo to get the green card than invest similar amount (or twice as much in many cases) into opening a business and getting just an "investor visa" (called E-2).

Maybe by the time Light Rail gets to Federal Way they'll have something that could be called "downtown" without it sounding sarcastic. I really like this proposal. Let it be the anchor for future development.

One more thing, I remember a couple years ago there were proposals for a complex with 20-24 story towers. I assume it's long dead ?

USAPatriot

February 18th, 2010, 08:39 PM

http://www.djc.com/news/re/12015097.html

http://www.djc.com/stories/images/20100218/SkyHotelandResidence_FederalWay_big.jpg

uwhuskies

February 18th, 2010, 08:51 PM

http://www.djc.com/news/re/12015097.html

http://www.djc.com/stories/images/20100218/SkyHotelandResidence_FederalWay_big.jpg

woo hoo! go Federal Way! nothing breeds more skyscrapers than a whopper...imagine how beautiful that will look when you are driving north on I-5 from Tacoma.

USAPatriot

February 18th, 2010, 08:59 PM

It will look so out of place if it goes up, till something goes around it . . . hint hint.

I don't really see this getting built, but it would be awesome if it did.

CrazyAboutCities

February 18th, 2010, 09:16 PM

Bellevue used to have a several high rises that look so out of place before Bellevue skyline grow. If this tower get built, Federal Way skyline will grow eventually. It is just like it happened to Bellevue years ago.

bgwah

February 18th, 2010, 09:56 PM

I notice there is another high-rise in the background of this rendering:

http://seattlecondosandlofts.com/wp-content/uploads/2010/02/sky-hotel-residences.gif

Is that the project from ~2007 that was never built? Is there some life to it?

Darkhyperchaos

February 19th, 2010, 01:32 AM

I'm really starting to love the tower! This is a great step for Federal Way.

CityView Jim

February 19th, 2010, 01:56 AM

This may not be the craziest thing. The area is devoid of luxury anything let alone at a fairly reasonable price. No need to worry about construction financing. By 2014 with almost nothing esle in the hopper, they may actually have a market. And how about unobstructed views of Rainier, Puget Sound, and likely the Seattle (maybe?) and Tacoma skylines. You can't say that in the city.

Still another decade at least from completion for light rail making it down there though.

Fedwayer

February 19th, 2010, 06:29 AM

The development pictured in the background of this project is Symphony. It is not a dead project. The Canadian developer who originally proposed four towers (ranging from 16 to 23 stories) has sold his interest in the project to a company that is working with a Korean conglomerate. They are modifying the project to include fewer, but taller towers (likely around 30 stories). I understand that they have financing from the conglomerates, but are looking to sell a significant percentage of the units to foreign investors (much like this project) before beginning construction.

While it sounds incredible, these projects are real. Selling condos to locals, particularly at this price point, may be virtually impossible. But a foreign investor can essentially buy a green card for $500k, and there is no requirement that they live in the units. They can live anywhere in the US. They can sell their unit at a later date -- if the true value is say only $350k, the green card only cost them $150k.

I would add that there are locations in Federal Way where you can see not only Mount Rainier, Puget Sound, the Olympics and Cascades, but also Seattle. The views from almost all of these units will be incredible.

Lastly, while some might not think much of Federal Way, most base their opinion on perception, not facts. Most probably have never driven the neighborhoods of FW, which in most locations is visually indistinguishable from most of Bellevue or Kirkland. The city has a higher average income level, higher educational attainment level, and lower crime rate than most of the larger cities in the state outside of Seattle and the Eastside (Everett, Tacoma, Kent, Renton, Puyallup, Auburn, Vancouver, Spokane, etc.). Out of the 90k people who live in the City, I gotta think that there are a few who would like to downsize from their 3k sqft houses with views of the Sound but stay in the community.

RMacherat

February 19th, 2010, 07:56 AM

mhays

February 19th, 2010, 06:28 PM

Other cities get highrises in misc suburbs. It's a workable business model. The immigration thing sounds like it can make it workable before the economy has fully recovered.

In FW's case, if they end up with a critical mass of urban stuff in 8-10 years, so much the better. It can be another Bellevue-in-the-making.

uwhuskies

February 19th, 2010, 07:13 PM

Really good points by Fedwayer, especially the views. Remember, no one has ever seen this perspective before except from a landing airplane where the sweep from the Narrows Bridge to the Space Needle is fairly awesome! Not to mention being practically at the Mountain.

FWay gets no respect because of the crappy name and 320th Street. The rest of the city is quite nice and very well maintained.

Why is Federal Way a "crappy" name? If you were more objective, you would realize that the name Seattle is not that great either. In fact, its result of the original settlers having a difficult time saying the Native American's name who it is supposed to honor (Chief Sealth). So the name of our beloved city is a concoction itself.

From wikipedia: Chief Seattle (an Anglicization of Si'ahl), ((Lushootseed pronunciation: [siʔaɬ],[1] (c. 1780 - June 7, 1866), was a Dkhw’Duw’Absh (Duwamish) chief,[2] also known as Sealth, Seathle, Seathl, or See-ahth, and a leader of the Suquamish and Duwamish Native American tribes in what is now the U.S. state of Washington.

And, disrespect because of 320th street? Sort of petty I hope you would agree.

RMacherat

February 19th, 2010, 08:41 PM

So sorry. I thought you already knew I was petty and not at all objective. Still think FWay is nice though. :)

Bond James Bond

February 20th, 2010, 03:35 AM

But a foreign investor can essentially buy a green card for $500k, and there is no requirement that they live in the units. They can live anywhere in the US. They can sell their unit at a later date -- if the true value is say only $350k, the green card only cost them $150k.
If this is what ends up happening, it is a classic recipe for a crash and a bankruptcy. Beware of developers building housing which isn't actually going to be used for . . . housing.

Fedwayer

February 20th, 2010, 07:43 AM

If this is what ends up happening, it is a classic recipe for a crash and a bankruptcy. Beware of developers building housing which isn't actually going to be used for . . . housing.

I'm not so sure that there is anything "classic" about this project. Perhaps you're better informed that I am, but it was my understanding that the federal program works by requiring the purchasers to be "investors" -- i.e., their cash must come in up front. Their investments are converted into units upon completion. As a result, the building would be fully funded before construction. So I'm not sure where the "bankruptcy" assumption comes in.

bgwah

February 20th, 2010, 07:51 AM

If this is what ends up happening, it is a classic recipe for a crash and a bankruptcy. Beware of developers building housing which isn't actually going to be used for . . . housing.

Um, if it happens after we get a shiny new tower, why should we care? :D

uwhuskies

February 20th, 2010, 09:53 AM

Um, if it happens after we get a shiny new tower, why should we care? :D

I like shiny towers too...but there is Detroit too...omg what a disease.

bgwah

February 20th, 2010, 10:04 AM

I like shiny towers too...but there is Detroit too...omg what a disease.

I think other causes led to the situation in Detroit...

This case would be more akin to say, Miami? :D

USAPatriot

February 21st, 2010, 07:59 AM

First time I've ever heard of Federal Way ever being even remotely related to Miami.

Congrats on that Bgwah! :)

AzChristopher

February 21st, 2010, 04:04 PM

Maybe the Koreans just want to be closer to Apolo Ohno?

Bond James Bond

February 22nd, 2010, 02:13 AM

I'm not so sure that there is anything "classic" about this project. Perhaps you're better informed that I am, but it was my understanding that the federal program works by requiring the purchasers to be "investors" -- i.e., their cash must come in up front. Their investments are converted into units upon completion. As a result, the building would be fully funded before construction. So I'm not sure where the "bankruptcy" assumption comes in.
It doesn't matter if there is any kind of subsidy or not.

What I am saying is, if this program encourages people to buy condos merely as an investment (rather than something they are actually going to *live* in), that is a recipe for disaster. Look at all the recently-built but mostly empty condos in Miami, and that will give you an idea of what I'm talking about.

The same thing can also happen because of a speculative mania (as was the case in Miami).

If you build a condo tower, and most of the people buying them do not intend to live in them, but are instead buying them as an "investment" they intend to flip to make a profit (or, in this case, to get their green card), at some point the whole thing is going to come collapsing down, because no one is going to want to pay 3 times (or whatever) the original price for something they do not actually intend to use for its intended purpose.

Imagine a car company building a million cars in a year, but people do not want to use the cars to drive around in, they buy them like they were works of art, to be later sold at a (hopefully) higher price. Let's say the company originally sold the cars for $50,000 each, but on the open market they are soon fetching $150,000 each. At some point people are going to say, "That's a ridiculous price for a car I'm not even going to drive," and the whole thing comes crashing down.

In this case, if they are buying these units merely as an avenue to get their green card, that's even worse. The prices probably won't even appreciate much, and the buyers will find it hard to unload them, and they (probably) don't really want to live in them either.

It's a disaster waiting to happen.

alexjonlin

February 22nd, 2010, 05:11 AM

Ooh that would be awesome if it does happen. But in order to make a high-rise downtown, Federal Way really needs to make its blocks smaller and more pedestrian-friendly, require retail at the bottom of every building downtown, and focus on getting high-density but not necessarily skyscraper development around it's downtown. This is the problem that I have with Surrey and other Vancouver suburbs; next to each Skytrain station, you have one or two forty-story buildings surrounded by single-family suburbs and parking lots and with no retail at the bottom.

alexjonlin

February 22nd, 2010, 05:32 AM

It's weird the articles about the project say it will be 45 stories but the developer's website (http://www.weberthompson.com/31740_fedway.html) says it will be 32.

mhays

February 22nd, 2010, 05:54 AM

The plan makes sense if the buyers just assume they're paying more than market rate to buy immigration. They're basically subsidizing anyone who buys units from them.

RMacherat

February 22nd, 2010, 07:13 AM

Doesn't it make quite a difference if "buy" means buy the way we do it, i.e., zip money down and a ridiculous monthly payment for awhile then a huge "completely unexpected" rate/payment jump, followed by a walk-away and/or bankruptcy .. vs. the way they do it, i.e., cash?

JacobR

February 24th, 2010, 02:17 AM

Federal Way doesn't need this exclamation point – so there! (http://www.thenewstribune.com/2010/02/23/1082185/federal-way-doesnt-need-this-exclamation.html)

PETER CALLAGHAN; STAFF WRITER

When describing a proposal to build a 45-story condo and hotel tower in the middle of Federal Way, the city’s economic development director, Pat Doherty, says it will be the exclamation point on the suburban city’s skyline.

But exclamation points come at the end. Federal Way is still writing its sentence.

Like most suburban cities that emerged from that pair of post-World War II booms – the baby boom and the automobile boom – Federal Way wants a real downtown. It not only needs to accept more population growth but also wants more density to spur the types of amenities that will attract people and investment.

That demands more density, and that means building higher.

But a tower for Federal Way and a tower for Seattle are two different things. A 15-story building that wouldn’t be noticed in downtown Seattle – and because of the high cost of land probably wouldn’t be built anymore – would be dominant in Federal Way.

It also would be better. Unlike a 45-story building, people who live and work in that 15-story tower might actually come out and walk around.

Even 15 stories might be more than Federal Way wants or needs. Those who study urban land use know that once people get up too high – somewhere around nine stories – they are much less likely to come out. Get up too high and the streetscape loses detail and becomes less enticing.

Pedestrians begin to feel unwelcome amidst towers that lack human scale. So you build higher only if the economics of land values and demand require it.

So if a suburban city is hoping to create a more interesting, walkable downtown, why would it allow a developer to build 45 stories? A single tower of that scale would suck decades worth of investment and growth into a few blocks. It wouldn’t spur investment – it would chase it away.

Even the density junkies in the environmental community can’t possibly support such a grossly out-of-scale building, a tower so tall and isolated that it likely would create its own weather.

I get why someone would propose the so-called Sky Hotel & Residences. Because they are taking advantage of yet another government scheme to spur investment in urban areas, the normal economics don’t apply.

This federal program gives special access to residency status to foreigners who invest more than a million bucks into designated areas (Tacoma, Lakewood and Everett are the others).

In the Federal Way case, developers are hoping to attract Koreans who want to invest in and/or live in America. In return for their investment, they would jump ahead of others who want a green card to live in the United States and could convert some of the investment into one of the 400 condos.

Such well-intention development schemes tend to skew development decisions in bizarre ways – like 45-story towers in nine-story cities. Another example is the eight-to-12 year property tax break for in-city condos and apartments. Because tax breaks changed the numbers for residential developments, no one wanted to build commercial. The result (helped by the recession) is an oversupply of condos.

Proposing the tower is quite different from allowing it. (Thinking such an edifice would be cool gets into an entirely different psychological complex.)

Federal Way isn’t alone in embracing the taller-is-better slogan. Just south in Tacoma the economic development staff has jumped from one development scheme to the next – each asserting that Tacoma needs high-rises to be a real city. But even in Tacoma, towers once proposed for the Tacoma Dome and now planned along the Foss Waterway topped out at 20 stories, not 45.

Better planning is displayed in the latest revision to the neighborhood business district rules that permit heights of five stories in most districts with a few allowing seven or eight stories. That allows the density that planners want on a scale that humans will accept.

Federal Way will never see this exclamation point built, at least if people there increase the use of the question mark.