21-101125-UP-Project Narrative_07-26-21-V1
Federal Way Mixed-Use Project Narrative
The site is located at the southeast corner of South 348th Street and 1st Avenue South in Federal Way. It is
comprised of (5) parcels for a combined area of approximately 360,000 sf. Parcel 912940TR-A has an
existing 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 south to the existing detention pond at the site’s southeast corner.
There is a wetland with associated wetland buffer located at the far southeast corner of the site.
The project site lends itself to an urban campus plan. The site frontage is on a key intersection with
opportunity for mixed use and diverse living opportunity. Site characteristics offer a premium stage set
to emphasize the intent of the design in conjunction with FWRC. The site frontage on the intersection;
the site identity within the context, and the overall site geometry allow for an urban village development.
Characteristics of the urban village concept encourage a landmark development on the corner, diverse
living and commercial experiences that activate the street and connect to the neighborhood, and inner-
connect to diverse living opportunity on the balance of the campus. Consistent with urban design
principles we believe our solution appropriately marks the corner both by building and public pedestrian
level architecture. Commercial development remains fronting the primary street while composed within
an intentional contrasting and diminished scale to emphasize the marked corner. The inner campus
residential is composed with connections along a strong diagonal axis while maintaining walkable
pathways, generous green space, and outdoor gathering opportunity along the street and within the
inner campus. We believe the village plan proposed to be consistent with best practice urban design for
this unique and dynamic location.
A proposed public plaza at the main northwest corner acts as the main site gesture. Typically, a building
would hold the corner however we feel it is important to provide an outdoor plaza space to the campus.
By removing the corner, the streetscape will become more activated. The podium mixed-use building
holds the site’s northwest edge anchoring the entire project and will provide 144 residential units on the
upper floors, amenity, leasing an active lobby at grade, and three levels of below grade 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 environment. A commercial
building is located at the northeast edge of the site to support the added residential density. Walk-up
style apartments are located at the site’s interior in addition to residential and visitor parking. Outdoor
residential amenity zones act as nodes for the residents providing areas for gathering and play. The
project is currently providing 233 units with 431 parking stalls. A wayfinding strategy will be designed to
lead residents and visitors from the right-or-ways to commercial entries, residential entries, and outdoor
amenities.
The buildings are designed to further enhance a campus environment with the use of many shared
materials and colors. In addition, we have added gabled roof forms for a residential vide, modulation and
upper level building setback techniques to help reduce scale, landscaping where needed to provide
screening and creating a more natural environment, window articulation and pedestrian canopies to
assist in reducing overall scale and accentuate access points. Working with the City of Federal Way’s
design guidelines we have created a design that will be a delightful addition to the neighborhood.
We believe we have a design that complies both in site and building design and look forward to working
with the City of Federal Way towards a working solution that is delightful for the community.