20-102047-Project Narrative-05-27-2020-V1
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Dear City Staff,
We are requesting a Pre-Application Meeting with the City of Planning and Engineering department
for a feasibility analysis site review of a new mixed-use development which is anticipated to include:
Podium Mixed-Use Building: approximately 200,000 sf with (3) levels
of parking (2-underground), (4) levels of residential use with (144)
units.
Commercial Building: approximately 7,500 sf.
(8) Walk-up Style Apartment Buildings each with (12) units for a total
of (96) units.
In addition to the project description below, please find attached list of detailed pre-application
questions from the architect and civil engineer regarding permitting process, permit applications,
general review timeline, etc.
Project Description
The site is located at the southeast corner of South 348 th Street and 1st Avenue South. It is
comprised of (5) parcels for a combined area of approximately 360,000 sf. Parcel 912940TR-A
has an existing storm tract with detention pond which is planned to remain. The site is in Federal
Way’s Community Business (BC) Zone. Adjacent zoning districts include Neighborhood Business
(BN) and RM1800 to the north, Office Park (OP) and Suburban Estate (SE) to the east, OP to the
south and RM2400 to the west. The site naturally slopes to the west and to the south to the
existing detention pond at the site’s southeast corner. There is a wetland buffer located in this
pond.
A proposed public plaza at the main northwest corner acts as a gesture to the local community
providing outdoor space to both residents of the campus as well as current residents of Federal
Way. The podium mixed-use building would hold the site’s northwest corner anchoring the project
and would include 144 residential units on the upper floors, amenity/leasing at grade and 3 levels of
structured parking. A public path has been located along the main diagonal axis connecting the
public plaza and both site’s corner access points supporting a more walkable neighborhood. A
commercial building is located at the northeast end of the site to support the added residential
density. Walk-up style quad-apartments and at grade residential amenities are located at the site’s
interior in addition to residential and visitor parking. The project is currently providing 240 units with
475 parking stalls.
Thank you for your review and feedback. In addition to this memo we are including a drawing
package and list of pre-app questions We look forward to meeting with you and discussing the
project in further detail. Thank you in advance for your time.
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bjacobsen@fnw-inc.com doug@fnw-inc.com
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1. There is a pedestrian entrance at the podium at the northwest edge to allow access to the
campus/development. There are also vehicular entrances to the west and north of the
property. Commercial entries are facing the main campus. We believe this provides
compliancy with FWRC 19.115.050.a. Please confirm.
2. Please confirm that only building facades directly adjacent to street frontage are subject to
FWRC 19.115.060.2 – building facade modulation and screening.
3. The design is currently showing shed style roof types through-out. Our interpretation of the
land use code and design guidelines makes us believe what we are proposing complies.
We are using a variation of Sheds and parapets combined with a push and pull strategy of
the facades creating, we believe, a modulation in line with code requirements. Please
confirm our assumptions or direct otherwise.
4. Please confirm that parking can overhang 2’ into 5’ wide landscape planter strips.
5. Please confirm what Right of Way (ROW) and frontage improvements are to be expected.
6. Please confirm the level of street repair required to connect utilities to existing infrastructure.
7. In order to treat this property as one project, we assume a BLA or other lot-combining
mechanism is required. If so please confirm where in the entitlement process this needs to
be performed, or if it can be performed prior to the release of building permit?
8. There are no obvious critical areas identified on this site (other than the wetlands which are
well documented). Please confirm there are no additional sensitive or critical areas.
9. What are the current review and corrections timeline for the upcoming land use entitlement
process and building permit review process?
10. Please confirm that site access points are acceptable, or if they may be supportable with
additional supporting documentation from our traffic engineer.