21-105241-PC-Project Narrative-12-15-2021-V1
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd., Cle Elum, WA 98922
Phone: (425) 392-0250 Phone: (509) 674-7433
www.EncompassES.net
Date: December 15th, 2021
To: Federal Way Community Development Department
From: Encompass Engineering & Surveying on behalf of American Pride Lending LLC
Re: APL Short Plat Pre-Application Conference Project Narrative
_____________________________________________________________________________________
APPLICANT
American Pride Lending LLC
PO Box 1226
Kent, WA 98035
Sikander Sekhon
sekhon@ampridecorp.com
PROJECT NARRATIVE
The subject property is located at 2240 South 288th Street, Federal Way, WA 98003. The site is identified
by King County Assessor Tax Parcel No. 332204-9023 and is approximately 39,008 square feet (0.90 acres)
in size. The property is zoned RS 7.2 (Single-Family Residential – High Density). Currently, the project site
is vacant.
The subject site is rectangularly shaped with a slope from east to west; a total elevation change of
approximately 20-feet. South 288th Street borders the property on the southern boundary and single-
family residences are located to the north, east and west. The adjoining properties are also all zoned RS
7.2. The properties located to the east along Military Road South along South 288th Street are zoned BN
– Neighborhood Business. A previous property owner applied for land development in 2006 and 2007,
but the permits expired, and the short plat was not approved (reference: 06-100039-SU, 06-105721-SM
and 07-103060-EN).
The Applicant is proposing a four (4) lot subdivision of the subject site for single-family residential use.
The lots are all approximately 8,647 square feet in size. The project proposes a 16-foot dedication along
South 288th Street as previously required by the City. Access for all four lots will be served via a private
driveway easement. A turn-around has been provided per the requirements stated on Development
Standard Detail 3-2DD.
QUESTIONS FOR PERMITTING STAFF
• What additional technical studies and permits may be required for the project?
• What are the anticipated impact fees?
• Does the 16-foot ROW dedication meet the City requirements for street width?
APL Short Plat
Pre-Application Conference Project Narrative
December 15th, 2021
Page 2 of 2
Page 2 of 2
• In the previous application a Right of Way Modification was granted to waive the requirements
for frontage improvements. Can we apply for this modification again?
• Does the proposed private driveway easement meet the City requirements?
• Are the yard setbacks measured from the property line or the easement?
• Since the City is requiring only 1 access point for this short plat, the access to each lot comes from
the private driveway easement. The yard setbacks for all 4 lots were oriented with the front yards
parallel to that driveway easement property line. Is that acceptable?
• Our assumption is that Lot 1 & 4 would be treated like corner lots, so a 10’ side yard was added
along that south property lines. Can you confirm this meets the requirement?
• As allowed by the King County Surface Water Design Manual, can the drainage for the short plat
improvements be looked at separately from that of the future single-family residences/private
driveways?
• If the private access driveway results in less than 5,000 SF of new pollution generating impervious
surface, will the short plat be exempt from water quality requirements (Core Requirement #8)?
Will we have to consider the future private driveway areas to determine whether the short plat
is exempt from water quality?
• If the proposed short plat improvements are less than 5,000 SF, will the short plat be exempt from
flow control requirements (Core Requirement #3)?
• If flow control BMPs per Core Requirement #9 are not feasible for the short plat improvements
due to soil slope/conditions on-site, will the City allow a direct connection to the existing City
storm system in S 288th Street? Will a perforated pipe connection be required in this instance for
the tributary road area? Will flow control requirements under Core Requirement #3 be triggered
if Flow Control BMPs under Core Requirement #9 are not able to be met.