21-103217-Project Narrative-08-09-2021-v1
August 6, 2021 Job No. 112-117-020
Mr. Keith Niven, AICP
Planning Manager
Department of Community Development
City of Federal Way
33325 8th Avenue S
Federal Way, WA 98003
RE: Request for Pre-Application Conference
Milton Road Assemblage
Dear Mr. Niven:
On behalf of Pulte Homes, ESM Consulting Engineers is submitting this letter and
accompanying information as our request for a Pre-Application Conference with the City
of Federal Way for a potential Cluster Subdivision of properties located near Milton Road
S and S 372nd Street. The properties consist of 9 King County tax parcels (322104-9011
-9036, -9045, -9050, -9063, -9064, -9136, -9138 and -9157), totaling approximately 29.5
acres per existing King County assessed lot sizes and a pending Boundary Line
Adjustment (BLA) proposed by the vonDoenhoff family (parcel 322104-9063).
We understand that the vonDoenhoff’s have submitted a Boundary Line Adjustment (BLA)
on two of their properties and intend to process it through to recording, resulting in the
property configuration shown in our conceptual site plan. The vonDoenhoff’s have chosen
to process the BLA because they wish to keep their existing home and do not wish to be
a party to the proposed subdivision. As you may know, having multiple ownerships
involved in a final platting action can become overly complicated. For instance, they would
have to sell their entire parcel, including their existing home to Pulte upon preliminary plat
approval, and wait for Pulte to complete the plat and deed the remainder lot back to them
after recording of the final plat, which could span multiple years.
The applicant is also working with Mr. Arnie Ellingson to retain a portion of his property
and the existing home at the corner of S 376th Street and Milton Rd. S. We intend to submit
another BLA application for this property and process it concurrently with the preliminary
plat application so that Mr. Ellingson may retain the existing home and approximately 1-
acre in the southwestern corner of parcel 322104-9036. Since the BLA is proposed to be
processed concurrently with the preliminary plat, we understand that it will need to be
recorded as a condition of approval of the preliminary plat.
Mr. Keith Niven
August 6, 2021
Page 2
We also understand that there is an existing code violation and lien on the Ellingson
properties. It is our client’s intention to resolve the violation and lien prior to submittal of
both the BLA and preliminary plat.
The following is a general project narrative describing the various aspects of the proposed
cluster subdivision as well as a section including a list of additional questions related to
the proposed project:
Zoning and Layout Design
The subject site is zoned Single-Family Residential - RS 7.2. The proposed 84-lot layout
is intended to meet all zoning and lot dimensional requirements, including lot size, lot
coverage, building setbacks and impervious surface maximums applicable for a Cluster
Subdivision under FWRC 18.55.040.
Surrounding uses are as follows:
North: Single-Family Residential
South: Senior Living Community (City of Milton)
East: Single-Family Residential
West: Milton Road, I-5 and Single-Family Residential
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 abut existing 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 existing 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 Usable open space is provided in two locations onsite (Park A and
Park B) totaling approximately 123,964 SF (±10% of the gross land
area). The active recreation spaces are accessible to all of the
proposed homes and will provide large recreational areas for
residents.
o Additional buffer and conservation open space will be retained
within the wetland buffers and landscape buffer tracts.
The site must retain 25 tree credits / net acre of the site.
o With the reduction of roads (205,923 sf) and critical areas (213,378
sf), the net site area is 19.9 acres (865,719 sf).
o A total of approximately 498 tree credits will be retained within
parks, open space and also within the rear yard easements along
the eastern project boundary (lots 23-35).
Mr. Keith Niven
August 6, 2021
Page 3
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 1,285,020 SF;
o 1,285,020 (gross area) – 192,753 (15% for open space) – 257,004
(20% for streets) = 835,263 / 7,200 = 116 lots allowed;
o The conceptual layout is designed to accommodate 84 single-family
lots, with flexibility to provide additional lots during design and
review if the site configuration allows.
Critical Areas
The site has three known existing wetlands, all of which have been field-delineated and
are classified as Category III with standard 80’ buffers and Category IV with standard 50’
buffers according to FWRC 19.145.420.
The project applicant plans to provide a consolidated Critical Areas Report with an updated
analysis of the onsite wetlands. The City’s code provides for wetland buffer reductions of
no less than 75% of the standard buffer and subject to certain criteria. The project may
propose to reduce portions of the existing wetland buffer on the Ellingson property with
appropriate mitigation, buffer enhancement and significant tree retention to allow for a trail
to be constructed around this feature.
Street Network and Frontage Improvements
Right-of-way dedication of the property’s frontage along the southwestern portion of S
Milton Road is not anticipated with this project as the current width is greater than 68’.
Approximately 4’ of right-of-way will be dedicated along the project frontages along S 372 nd
Street. Frontage improvements to meet Type ‘O’ cross-section standards will be provided
along these existing public roads.
Right-of-way dedication of the property’s frontage along S 376th Street is not anticipated
with this project as the current width is 60’ and it is located outside of the City of Federal
Way’s corporate limits. Frontage improvements along the project’s frontage on S 376 th
Street are proposed to meet the City’s Cross Section Type S half-street standards but may
be modified to meet the City of Milton’s standards.
The project proposes three main access points for the internal 84 proposed lots. A series
of Type ‘U’ and Type ‘W’ roads connect the neighborhood between these three adjacent
roads.
Utilities
The proposed development will require water and sewer main extensions with Lakehaven
Water and Sewer District. Sewer for the site will be provided by a low-pressure system
Mr. Keith Niven
August 6, 2021
Page 4
that will connect to an existing manhole to the north near the intersection of S Milton Rd
and S 369th Street. Water mains will connect to the existing mainline within S 372 nd Street
and Milton Road S, and extend through a water easement to connect to the existing
mainline that currently stubs southeast of the project site on S 376th Street.
The development will be provided with three stormwater ponds across the site to
accommodate for the new impervious surfaces. We anticipate that the outfall from storm
ponds adjacent to wetlands will discharge to maintain wetland hydrology. The City of
Milton and the City of Federal Way currently discharge stormwater to the closed
depression in the southwest portion of the site. The stormwater facilities will be designed
for enhanced basic water quality and conservation flow control per the most current
Federal Way Stormwater Design Manual.
Questions
We respectfully request that the City provide answers to the following list of specific
questions regarding this proposal:
Q: What is needed in order to begin the restoration of the wetland pursuant to the
Ellingson Correction Action prepared by Perteet?
Q: Are structural walls allowed within building setbacks, including sensitive area
setbacks, in order to build the plat? If so, is there a height limit?
Q: We understand that the City has funded a study to remove the 376th connection.
Will you please confirm and provide a timeline for completion of this work? Will
you please comment on how the outcome of that study may be considered while
processing the proposed preliminary plat?
Q: Please confirm the frontage improvements and dedication requirements for S
372nd Street and Milton Road S.
Q: Please provide direction as to how the City’s frontage road improvements will apply
to S 376th Street when it is located within the City of Milton.
Q: Please confirm that private driveways (Public Works Standard Drawing No. 3-
02CC) are permitted with a cluster subdivision as proposed. This affects access
to Lots 13-14, 17-18, 34-35, and 63-64.
Q: If the use of a private driveway serving two lots as proposed is not outright
permitted, please explain the conditions under which staff would support a
modification request to approve the access as proposed.
Q: Are pervious driveways allowed for the individual lots, which would exclude that
area from the total lot coverage calculation per FWRC 19.110.020(1)?
Mr. Keith Niven
August 6, 2021
Page 5
Q: We understand that the City conducted a Transportation Impact Analysis for the
Milton Road Rezone project in 2019, with an intersection study to confirm potential
LOS standards are met with programmed improvements. Please clarify the level
of detail that will be required for a Traffic Impact Analysis with this project.
Pre-Application Conference Submittal
The following items are included in this submittal:
Project Narrative (this letter);
Master Land Use Application;
Conceptual Site Plan;
Vicinity Map (shown on site plan);
Submittal fee of $571.00.
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.
ERIC G. LaBRIE, A.I.C.P.
President
Enc: As Noted
cc: Ryan Kohlmann, Pulte Group
Alex Wilford, Pulte Group
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