21-100434-PC-Preapplication Request Letter-02-03-2021-V1
February 3, 2021 Job No. 1316-003-020
Ms. Stacey Welsh
Planning Manager
Department of Community Development
City of Federal Way
33325 8th Avenue S
Federal Way, WA 98003
RE: Request for Pre-Application Conference
Twin Lakes Cluster Subdivision
Dear Ms. Welsh:
On behalf of Prospect Development, LLC, ESM Consulting Engineers, LLC is submitting
this letter and accompanying information as our request for a Pre-Application Conference
with the City of Federal Way for a 30-unit cluster subdivision. The subject site is located
just east of the WSDOT Twin Lakes Park-n-Ride, northeast of the intersection of SW 344 th
Street and 18th Avenue SW. The site consists of King County tax parcel 242103-9008
totaling approximately 7.56 acres of vacant property.
The project site has gone through a previous Pre-Application Conference (19-102629-PC)
with a different applicant than this request. No new development on the project site or in
its immediate vicinity is known to occur since that time.
The following is a general project narrative describing the proposed project concept as
well as questions in bold italics related to the various design elements:
Zoning
The subject site is zoned RS7.2. The proposed 30-lot layout is intended to meet all
underlying zoning and lot dimension requirements, including lot coverage, building
setbacks and impervious surface maximums for a Cluster Subdivision.
Surrounding uses are as follows:
North: Single-Family Residential
South: Single-Family Residential
East: vacant Single-Family Residential
West: Transit parking
Ms. Stacey Welsh
February 3, 2021
Page 2
According to FWRC 18.55.040(2) (Cluster Subdivision), the following provisions are
applicable for this proposed project and incorporated into the layout:
a) Lots may be as small as 5,000 SF.
o Each lot is at least 5,000 SF in size.
When new lots are abutting single-family lots, they shall be no less than the
underlying zoning minimum lot size minus 10%, in this case no less than
6,480 SF (7,200 - 720 = 6,480).
o Each lot that abuts the perimeter lots are at least 6,480 SF.
Open space must be provided onsite at a rate of 15% of the gross area,
with 10% of the gross area as usable open space:
o Approximately 49,425 SF (15%) of total open space is provided
onsite.
o Usable open space is provided in 3 locations onsite totaling
approximately 32,950 SF (10%). The primary park will be located
above the proposed private storm vault on the northwest corner of
the site. Active open space is also available on the southern
perimeter and the southeast corner of the site. Active recreational
features within these spaces may be provided for use by the project
residents.
FWRC 18.55.030(2) also explains the density requirements for a cluster
subdivision, requiring the density be the same as what would be allowed
with a conventional subdivision by subtracting the 15% for open space and
20% for streets from the gross land available, divided by the minimum lot
size of the zone:
o The gross site will be approximately 329,500 SF.
o 329,500 - (15%+20%) = 115,325 / 7,200 = 30.
Critical Areas and Tree Retention
No critical areas are mapped or observed on the subject property as confirmed during
review of adjacent “Pena Plat” to the south. Tree retention is proposed in the southwest
corner the of project site alongside open space and where else feasible for the proposed
development.
Q: Does the City have any additional information related to critical areas in this location?
Q: Please confirm that tree inventory may be conducted via representative sampling.
Street Network and Frontage Improvements
The proposed internal street network depicted creates a 19th Avenue SW connection thru
to future SW 344th Street along with future road connection to the east. A cul-de-sac bulb
is proposed on the western side of the new internal street that will extend no more than
150’ south for additional lot access.
Ms. Stacey Welsh
February 3, 2021
Page 3
Peak-hour traffic volumes generated by the proposed project are expected to exceed 20
trips.
Q: Please confirm road connection to the east is, in fact, required.
Q: Please confirm the ROW width requirements for the proposed street network including
SW 344th Street.
Please confirm the frontage improvement requirements for SW 344th Street.
Q: Does the required traffic concurrency permit application address all necessary scope
for traffic impact/safety analysis, or will a separate study be required?
Q: Are there any known LOS or other traffic safety deficiencies pertinent to the project
location?
Utilities
Water and sanitary sewer services provided by Lakehaven Water and Sewer District are
assumed to be available in the adjacent right-of-ways to the property. It is anticipated that
these existing water and sewer facilities will provide adequate capacity for development
proposed on site.
Q: Please comment on the probable connection points and any noted capacity or pressure
concerns relative to serving the subject site.
Stormwater
The project proposes to locate an underground stormwater facility at the location depicted
and discharge to the adjacent open conveyance flowing north toward SW 341st Street.
Please see enclosed letter requesting approval of underground stormwater control and
treatment. It is assumed that the existing WSDOT stormwater facility downstream is sized
to provide bypass or future overflow conveyance from upstream properties. Alternatively,
the Saghalie Firs project storm overflow conveyance may be used for conveyance
following additional evaluation and sizing.
Q: Are the downstream conveyances for the WSDOT and Saghalie Firs stormwater
systems publicly owned and maintained? Does the City have the ability to authorize use
and modification of either of these systems?
Pre-Application Conference Submittal
The following items are included in this submittal:
Project Narrative (this letter);
Underground Stormwater Request Letter;
Master Land Use Application;
Vicinity Map;
Conceptual Site Plan Drawing.
Ms. Stacey Welsh
February 3, 2021
Page 4
We understand that these materials constitute a complete submittal and ask that the City
schedule Pre-Application Conference at your next available date. Please contact me upon
your receipt and review of this information to confirm the date and time.
Thank you for your attention to this project and we look forward to working with the City.
Very truly yours,
ESM CONSULTING ENGINEERS, L.L.C.
JOHN EVERETT
Planning Director
Enc: As Noted
cc: Justin Holland, Prospect Development, LLC
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