Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Multifamily Federal Way Approval topic
No spam. Unsubscribe anytime.
Design commission approves 200-unit mixed-use building on South Federal Way
Summary
The Boise City Design Review Commission approved CRH25-00398, a 200-unit, six‑story mixed-use building with a two-level podium and 319 parking spaces, unanimously on Dec. 10, 2025. Commissioners praised active ground-floor frontage and asked for façade and pedestrian refinements along Federal Way.
Boise CityDesign Review Commission on Dec. 10 approved CRH25-00398, a proposed six‑story mixed-use multifamily building at 1095 South Federal Way, following staff findings that the design met city code and design standards. The motion to approve carried on a unanimous roll-call vote.
Planning staff described the 2.3-acre site and noted the project had prior approvals earlier in the year for a five‑story, 194‑unit scheme; the current proposal increases height within the MX-3 limit to a 6‑story building with 200 units, two levels of podium parking and four residential stories above. Staff said the applicant provides 319 parking spaces (89 over the minimum) and proposes 267 bicycle parking spaces. Ground-floor active uses account for 67% of street frontage, exceeding the 60% MX-3 activation minimum.
Ethan Mansfield of Hawkins Companies and architect Tom Sheldon of Pivot North presented the design intent: two large podium courtyards, 14 walk-up townhome units wrapping the edge of the site, a mix of durable exterior materials (brick base, metal siding and perforated metal panels at the garage), and a pedestrian-focused approach on Pico and Kootenai streets. Mansfield said the team moved the vehicle access after ACHD comments and emphasized the project's 1.6 parking-space-per-unit ratio and 267 bike spaces.
Commissioners praised the design for activating multiple frontages and for its two‑story base that reduces perceived tower scale. Several commissioners recommended refinement of the Federal Way pedestrian experience and suggested exploring panel opacity, color or rhythm in the perforated garage panels to introduce more visual interest and to improve the walking environment along a high-speed roadway.
There were no public comments on this item. A commissioner moved to approve the project according to the staff findings, conclusions of law and conditions of approval; the motion was seconded and carried by unanimous vote.
Next steps: The project was approved with conditions in the staff report; applicants were asked to refine facade rhythm and pedestrian-level treatments as part of final plan submittals and to coordinate construction details with ACHD and city permitting staff.
