_Twin Trails HX Preliminary Plat 5-3-2023
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT TO THE
FEDERAL WAY HEARING EXAMINER
Twin Trails Preliminary Plat
File 21-104105-00-SU (Related File 21-104106 00-SE)
PUBLIC HEARING
May 3, 2023 2:00 p.m.
Federal Way City Hall
City Council Chambers
33325 8th Avenue South
Report prepared by: Natalie Kamieniecki, Associate Planner
TABLE OF CONTENTS
I. GENERAL INFORMATION ................................................................................1
II. CONSULTED DEPARTMENTS AND AGENCIES ....................................................2
III. STATE ENVIRONMENTAL POLICY ACT..............................................................2
IV. NATURAL CHARACTERISTICS ..........................................................................3
V. GENERAL DESIGN .........................................................................................3
VI. TRANSPORTATION .........................................................................................4
VII. PUBLIC SERVICES .........................................................................................5
VIII. UTILITIES ......................................................................................................5
IX. ANALYSIS OF DECISIONAL CRITERIA ...............................................................6
X. FINDINGS OF FACT AND CONCLUSIONS ...........................................................8
XI. RECOMMENDATIONS ................................................................................... 10
LIST OF EXHIBITS ........................................................................................ 11
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I. GENERAL INFORMATION
Applicant: Prospect Development – Justin Holland
2913 5th Avenue NE, Ste 201
Puyallup, WA 98372
Agent: ESM Consulting Engineers, LLC
33400 8th Ave S, Suite 201
Federal Way, WA 98003
John.Everett@esmcivil.com
Action Requested: The applicant is requesting preliminary plat approval of a 38-lot
subdivision of two parcels totaling 9.28-acres, pursuant to Federal
Way Revised Code (FWRC) Title 18, “Subdivisions” (FWRC
Chapter 18.35, “Preliminary Plat”).
Staff
Representative: Natalie Kamieniecki, Associate Planner
Natalie.kamieniecki@cityoffederalway.com
253-835-2638
A. Description of Proposal
Subdivide King County Parcel No’s 242103-9051 and 242103-9008, totaling 9.28-
acres into 38 single-family residential lots. Minimum lot size of 7,200 square feet.
The project includes landscape, open space, street improvements, storm drainage
facilities, and utility improvements. Property is zoned RS-7.2
B. Legal Description
Parcel # 242103-9008: LOT “2” OF FEDERAL WAY BLA#21-104109-su REC
#20220914900001 SD BLA LOC IN SE ¼ OF NE ¼ STR 24-21-03
Parcel # 244103-9051: S 412 1/3 FT OF N 824 1/3 FT OF SE ¼ OF NE ¼
C. Zoning and Comprehensive Plan Designations, and Existing Uses
Zoning/Comprehensive Plan Designation and Density – The subject property is
zoned Single Family Residential (RS 7.2) and has a comprehensive plan designation
of Single-Family Residential High Density. Lots in the RS 7.2 zone must meet the
minimum lot size of 7,200 square feet. As shown on the preliminary site plan,
(Exhibit A), all lots in the plat meet or exceed the underlying code-required minimum
lot size of 15,000 square feet.
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Direction Zoning Comprehensive Plan Existing Land Use
Site Single Family
Residential (RS 7.2)
Single Family, High
Density
Parcel # 242103-
9008: Vacant
Parcel # 244103-
9051: Single-Family
Dwelling
North Single Family
Residential (RS 7.2)
Single Family, High
Density
Single Family
Dwellings and
vacant Single-
Family Residential
lots
South Single Family
Residential (RS15.0)
Single Family, Medium
Density
Single Family
Dwellings and
vacant Single-
Family Residential
lot
East Single Family
Residential (RS15.0)
Single Family, Medium
Density Vacant Land
West Single Family
Residential (RS 7.2)
Single Family, Medium
Density
King County Transit
Park and Ride Lot
II. CONSULTED DEPARTMENTS AND AGENCIES
The following departments, agencies, and individuals were advised of this application:
A. The Community Development Review Committee (CDRC) consisting of the City of
Federal Way Department of Community Development Planning and Building
Divisions; Public Works, Parks, and Police Departments; South King Fire & Rescue;
Lakehaven Water & Sewer District; and Federal Way School District. CDRC
comments have been incorporated into this report where applicable.
B. All owners of real property located within 300 feet of site boundaries were mailed
notices of application and public hearing. The site was posted and notice was
published in the Federal Way Mirror and on the city’s website.
C. In accordance with the State Environmental Policy Act (SEPA) and the FWRC Title
14, “Environmental Protection,” all property owners within 300 feet of all site
boundaries, and all affected agencies, were notified of the proposed action and the
city’s environmental decision. In addition, the site was posted and notice was
published in the Federal Way Mirror and on the city’s website.
III. STATE ENVIRONMENTAL POLICY ACT (SEPA)
The City of Federal Way issued an Environmental Determination of Nonsignificance
(DNS) for the proposed action on March 3, 2023. This determination was based on
review of information in the project file, including the environmental checklist (Exhibit
C). resulting in the conclusion that the proposal would not result in probable significant
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adverse impacts on the environment. The DNS was published in Federal Way Mirror
on March 3, 2023.
The comment period for the DNS concluded on March 17, 2023. No public or agency
comment was received. The SEPA appeal period ended on March 24, 2023, with no
appeals to the city’s environmental decision.
IV. NATURAL ENVIRONMENT
Environmentally Critical Areas
A. Geotechnical: Preliminary Geotechnical Engineering Study for Twin Trails
Preliminary Plat, prepared by Earth Solutions NW, LLC, dated August 23, 2021;
updated September 13, 2021 (Exhibit E) provides a site analysis of the soils,
topography and construction recommendations. The report conforms the absence of
landslide and erosion geologic hazards.
B. Wetland / Fish and Wildlife: A Wetland and Fish and Wildlife Assessment Report,
prepared by Sound View Consultants, LLC, dated September 28, 2021 and revised
April 14, 2023. (Exhibit F). The report identifies three (3) off site wetlands. Wetland 1
is located approximately 150 feet offsite to the east of the subject property at its
closest point and is approximately 1.56 acres in size. Per FWRC 19.145.420(1),
Wetland 1 is a Category III depressional wetland. Wetland 2 is located approximately
210 feet offsite to the east of the subject property at its closest point and is
approximately 0.26 acres in size. Per FWRC 19.145.420(1), Wetland 2 is a Category
III depressional wetland. Wetland 3 is located approximately 280 feet offsite to the
east of the subject property at its closest point and is approximately 880 square feet
(0.02 acre) in size. Per FWRC 19.145.420(1), Wetland 3 is a Category IV
depressional wetland. No other wetlands, waterbodies, or priority habitats and
species were identified on or within 225 feet of the subject property. Wetlands 1 and
2 are classified as Category III wetlands. Per FWRC 19.145.420(2), Category III
wetlands require a standard 80-foot buffer width. Wetland 3 is classified as a
Category IV wetland. Per FWRC 19.145.420(2), Category IV wetlands typically
require a standard 50-foot buffer width; however, due to the small size of Wetland 3
(less than 1,000 square feet) and the units’ isolated nature, no buffer is required per
FWRC 19.145.420(3).
V. GENERAL DESIGN
A. Subdivision Design - The Twin Trails proposed preliminary plat is a single-family
residential subdivision with public right-of-way dedications and improvements,
landscaping, and associated infrastructure. The proposed all meet the minimum lot
size of 7,200 square feet and are rectangular-shaped. Per FWRC 19.200.010, each
lot must provide a minimum front yard structural setback of 20 feet, a side and rear
yard structural setback of five feet. Side yard setbacks for corner lots are increased
to 10 feet for those yards adjacent to rights-of-way that are not considered the
property’s primary vehicular access. Setbacks for flag lots are depicted under the
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definition of “property line,” FWRC 19.05.160, P definitions. For the purposes of
preliminary plat review, the building setback lines (BSBL) are depicted on the
preliminary plat map, and each lot contains an adequate building area as required
under the FWRC to accommodate setbacks.
B. Landscaping / Tree Retention - The applicant has proposed to clear and grade the
entire site at the time of construction of the plat infrastructure. The proposed grading
plan would include clearing areas for roadways, a storm drainage facility, utilities and
the individual lots. Replacement trees to be planted on the individual lots at time of
single-family building permit application. A plat note will be affixed to the final plat
regarding planting of replacement trees on the individual lots at time of single-family
building permit.
Pursuant to FWRC 18.60.030 (1), land divisions should provide a 10-foot-wide type
III landscape strip along all arterial street. The site fronts SW 341st ST along the
northern property line and is considered a local access road, and to the south SW
344th ST which is a principal collector. Type III land scape buffer is not required.
C. Parks & Open Space –The proposed plat will provide fee-in-lieu of open space and
meets the open space minimum requirements in FWRC 18.55.060, for the purposes
of preliminary plat review.
VI. TRANSPORTATION
A. Concurrency (FWRC 19.90) – The applicant is required to undergo traffic concurrency
analysis pursuant to the state Growth Management Act; goals and policies of the
Federal Way Comprehensive Plan; and FWRC Chapter 19.90, “Transportation
Concurrency Management.” The proposed development will result in 36 new peak hour
trips. The city’s Traffic Division has reviewed the concurrency application and has issued
an approved Capacity Reserve Certificate dated December 7, 2022 (Exhibit I).
B. Impact Fee (FWRC 19.91) – The applicant will be subject to the city’s transportation
impact fee. The fee will be calculated based on the fee rate in effect at the time a
complete building permit application is submitted and must be paid prior to building
permit issuance.
C. Public Improvements – The plat infrastructure improvements include new public internal
roadways, existing public right-of-way improvements, associated utilities, and
landscaping. The new internal roadways will be constructed to a Type W standard
section. The new 19th Ave SW extension to SW 344th Street will be construction to a Type
‘S’ standard section. Additionally, half street improvements will be provided along the
adjacent existing rights-of way. This includes the south half of SW 341st Pl to complete a
Type ‘S’ road section, the east half of 19th Ave SW along to complete a Type ‘S’ road
section, and the north half of SW 344th St to a Type ‘K’ road section. In addition, internal
circulation provides four (4) private access tracts to accommodate a limited number of
lots.
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VII. PUBLIC SERVICES
A. Police and Fire Services - Police services are provided by and will continue to be
provided by the City of Federal Way Police Department. Fire, emergency and medical
response is provided by South King Fire and Rescue.
B. Schools – The proposed subdivision is located within two Federal Way School
District’s School Boundary Maps. The applicant provided a school access analysis
with the preliminary plat application (Exhibit J). High school students from this
development will receive bus transportation to and from either Decatur or Todd
Beamer High School, as these schools are over one mile from the subject site.
Students attending Illahee Middle School would be bussed to school. Students
attending TAF at Saghalie will be able to walk or bike to school. Students attending
Olympic View Elementary would be bussed to school and students attending
Sherwood Forest Elementary would be able to walk or bike to school. The proposed
development will provide for additional safe waking conditions including sidewalks
and lighting required through half street improvements and new internal public
roadways.
School impact fees, as authorized by city ordinance, provide mitigation for the
students of this development. School impact fees are determined on the basis of the
district’s Capital Facilities Plan and are subject to annual adjustment and update and
are due at the time of the building permit issuance for the new dwelling units.
C. Fire Protection - Existing fire hydrants are located in close proximity to the subject
property; specifically, at about 120 feet north of the intersection of SW 341 ST and
19th Ave SW and near the southwest corner of the property close to the terminus of
SW 344th ST. Additional fire hydrants and the specific locations of new hydrants will
be determined during engineering review. Fire sprinklers are required for Lots 25, 26,
and 27 due to limited access and no turnaround. The remainder of the lots will be
determined for fire sprinklers upon building plans submittal.
VIII. UTILITIES
A. Sewage Disposal – The applicant proposes to serve the proposed plat by a public
sewer system managed by the Lakehaven Water & Sewer District. A September
13, 2021, Certificate of Sewer Availability (Exhibit H) indicates the district’s
capacity to serve the proposed development through a Developer Extension
Agreement (DEA).
B. Water Supply – The applicant proposes to serve the subdivision with a public
water supply and distribution system managed by the Lakehaven Water & Sewer
District. The September 13, 2021, Water Availability Letter (Exhibit G) indicates
Lakehaven’s capacity to serve the proposed development through a Developer
Extension Agreement (DEA).
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C. Drainage Facilities - Development of the site will create additional runoff from new
impervious surfaces such as streets, driveways, sidewalks and rooftops. Storm
drainage facilities are being designed in accordance with the 2021 KCSWDM and
the city’s amendments to the manual. The applicant’s preliminary Technical
Information Report (Exhibit D), provides analysis of proposed stormwater facilities
for the subject property. Conservation Flow Control Area and Enhanced Basic
Water Quality Area designations.
Final approval of the storm drainage that are shown on the conceptual clearing
and grading and utility plan and detailed in the TIR, will require Public Works
Department engineering review. Stormwater design and plat drainage elements
must conform to the standards, policies, and practices of the City of Federal
Way’s Surface Water Management Division as outlined in the 2021 KCSWDM and
city amendments, the Comprehensive Surface Water Management Plan, and the
Stormwater System Operation and Maintenance Manual. The approved storm
drainage facilities must be constructed per city code requirements, prior to final
plat approval and recording of the subdivision.
A Surface and Stormwater Utility System Development Charge is required.
System development Charges (SDCs) are one-time fees that will be paid at the
time of development and are intended to recover a share of the cost of the system
capacity needed to serve growth.
IX. ANALYSIS OF DECISIONAL CRITERIA
The FWRC establishes review procedures and decisional criteria for deciding upon
various types of land use applications. Pursuant to FWRC Chapter 18.35, preliminary
plat applications are submitted to the Hearing Examiner for public hearing and final
decision on the preliminary plat.
Hearing Examiner Preliminary Plat Decisional Criteria – Pursuant to FWRC 18.35.170,
the Hearing Examiner may recommend approval of the proposed preliminary plat only if
the following decisional criteria are met. Decisional criteria and staff responses are
provided below.
A. The project is consistent with the Federal Way Comprehensive Plan.
Staff Comment: The application is subject to the adopted Federal Way
Comprehensive Plan (FWCP), which designates the property as Single-Family, High
Density. The proposed land use, Single-Family Residential, with 7,200 square-foot
minimum lot size is consistent with density allowances and policies applicable to this
land use as established in the FWCP. As proposed, the project is consistent with
FWCP Chapter 2 – Land Use; LUG 3 – Preserve and protect Federal Way’s single-
family neighborhoods and LUP 13 – Maintain and protect the character of existing
single-family neighborhoods through strict enforcements of the City’s land use
regulations.
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B. The project is consistent with all applicable provisions of the Federal Way Revised
Code, including those adopted by reference.
Staff Comment: The preliminary plat application is required to comply with the
applicable provisions of FWRC Title 14, “Environmental Policy”; Title 16 “Surface
and Stormwater Management”; Title 18, “Subdivisions”; Title 19, “Zoning”; and all
other applicable codes and regulations. Future development of the residential
subdivision will be required to comply with all applicable development codes and
regulations. As proposed, and with conditions as recommended by staff, the
preliminary plat will comply with all provisions of the chapter.
C. The project is consistent with the public health, safety, and welfare.
Staff Comment: The proposed preliminary plat will permit development of the site
consistent with the current single-family land use classification of the FWCP and
map. New roadways and sidewalks will increase pedestrian safety and promote
multimodal transportation. Proposed access and fire hydrant locations must meet all
requirements of South King Fire & Rescue. Future development of the plat in
accordance with applicable codes and regulations will ensure protection of the public
health, safety, and welfare.
D. It is consistent with the design criteria listed in FWRC 18.05.020; and.
Staff Comment: The proposed preliminary plat will promote the purposes identified
in FWRC 18.05.020, and the standards and regulations therein, as identified in the
staff report, including effective use of land; promotion of safe and convenient travel
on streets; provision for the housing needs of the community; protection of
environmentally sensitive areas; fee in lieu option for open space and replacement
trees planted on individual lots satisfying tree unit density requirement. As proposed,
and with conditions as recommended by city staff, the preliminary plat application
complies with all provisions of the chapter.
E. It is consistent with the development standards listed in Chapter 18.55 FWRC, and
FWRC 18.60.030 through 18.60.120.
Staff Comment: Staff reviewed the preliminary plat and associated plans and it is
consistent with the above listed codes. The proposed preliminary plat is consistent
with density of the RS 7.2 zone and can accommodate bulk regulations and setbacks
contained in FWRC 19.200.010. Impacts to the road network are adequately
mitigated as described in Section IV of this report. Lakehaven Water and Sewer
District has capacity to service the site utilities. Stormwater facilities are proposed in
accordance with the 2021 KCSFM as described in section VIII of this report. In
addition, development of this site is required to comply with the provisions of FWRC
Title 18, “Subdivisions”; Title 14, “Environmental Policy”; Title 19, “Zoning and
Development Code”; and all other applicable local and state development codes and
regulations. As proposed, and as recommended by city staff, the preliminary plat
application complies with all applicable statutes, codes, and regulations.
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X. FINDINGS OF FACT AND CONCLUSIONS
Based on an analysis of the proposed action, the environmental record, and related
decisional criteria, the Department of Community Development finds that:
1. The proposal is to subdivide a vacant 9.28-acre parcel into 38 single-family residential
lots, with associated roadway, stormwater, landscaping and utility improvements. The
subject property is zoned RS7.2, and the preliminary plat application was deemed
complete on November 24, 2021.
2. The proposed single-family residential plat is permissible in the RS zoning districts
under FWRC 19.200.010. Subdivisions of 10 lots or more are subject to review under
FWRC Chapter 18.35 “Preliminary Plat.” The 38 proposed lots meet or exceed the
underlying required minimum lot size of 7,200 square feet.
3. Notice of application was published in accordance with FWRC 18.35.090 on
December 3, 2023. No comments were received.
4. An Environmental Determination of Nonsignificance (DNS) was issued for this
proposed action on March 3, 2023, with a comment period ending March 17, 2023
and appeal period expiring March 24, 2023. No comments or appeals of the
environmental determination were filed with the city.
5. Notice of Hearing was published in accordance with FWRC19.35.100 on April 14,
2023.
6. The applicant has proposed to clear and grade the entire site at the time of
construction of the infrastructure. The proposed grading plan would include clearing
areas for roadways, a storm drainage facility, utilities and the individual lots.
Replacement trees to be planted on the individual lots at time of single-family building
permit application.
7. Open space requirement to be provided through the fee-in-lieu option (Exhibit K). The
fee-in-lieu of onsite open space will be 15 percent of the most recent assessed value
of the property, minus any onsite open space areas, and due at final plat approval.
The applicant must provide a voluntary agreement letter authorizing the city to use the
open space fee-in-lieu in any of the Parks Planning Areas the city per FWRC
18.55.060(2).
8. The City Traffic Engineer conducted a concurrency test to determine if the new trips
generated by the subdivision would result in failures to the city’s level of service. The
test concluded that 36 new PM peak hour trips will be generated with no failures and
a Certificate of Reserve Capacity was issued on December 7, 2022 (Exhibit I).
9. The site is bounded by 341st St SW to the north and 344th St SW along the south
property boarders. Extension of 19th Ave SW will connect SW 341st ST to SW 344th
ST Individual vehicular access points to the lots will be provided via individual
driveway access from new internal public right of way and private access tracts.
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10. Required half street improvements are designed in accordance with Federal Way
Comprehensive Plan roadway cross sections. The plat infrastructure improvements
include new public internal roadways, existing public right-of-way improvements,
associated utilities, and landscaping. The new internal roadways will be constructed
to a Type W standard section. The new 19th Ave SW extension to SW 344th Street will
be construction to a Type ‘S’ standard section. Additionally, half street improvements
will be provided along the adjacent existing rights-of way. This includes the south half
of SW 341st Pl to complete a Type ‘S’ road section, the east half of 19th Ave SW along
to complete a Type ‘S’ road section, and the north half of SW 344th St to a Type ‘K’
road section. In addition, internal circulation provides four (4) private access tracts to
accommodate a limited number of lots.
11. The applicant is subject to the city’s transportation impact fee (TIF) that will be
assessed and collected by the applicant when the building permit is issued for each
lot, using the fee schedule then in effect.
12. The applicant provided a school access analysis (Exhibit J) that demonstrate safe
walking and bus routes serving the proposed subdivision.
13. Development of the site will create additional runoff from new impervious surfaces
such as streets, driveways, sidewalks and rooftops. Storm drainage facilities are
being designed in accordance with the 2021 KCSWDM and the city’s amendments to
the manual. The applicant’s preliminary Technical Information Report (TIR) (Exhibit
D), provides analysis of needed stormwater facilities for the subject property. Final
approval of the storm drainage facilities, as shown on the clearing grading and utility
plan and detailed in the TIR, will occur following Public Works Department
engineering review. The storm drainage facilities must be constructed per city code
requirements, prior to final plat approval and recording of the subdivision.
14. The preliminary plat was reviewed and determined to be consistent with all
preliminary plat decision criteria set forth in FWRC 18.35.70(3)(a) through (e),
including consistency with the comprehensive plan; consistency with all applicable
provisions of the chapter, including those adopted by reference from the
comprehensive plan; consistency with the public health, safety, and welfare;
consistency with the design criteria listed in FWRC 18.05.020; and consistency with
the development standards in FWRC Chapter 18.55, and FWRC 18.60.030 through
18.60.120.
15. The preliminary plat application was reviewed for consistency with all applicable state
and local codes, policies and regulations, including the Federal Way Comprehensive
Plan (FWCP); Federal Way City Code (FWRC) Title 14, “Environmental Policy”; Title
16, “Surface Water Management”; Tile 18, “Subdivisions”; Title 19, “Zoning and
Development Code”; Chapter 19.145, “Environmentally Critical Areas”; Chapter
19.135, “Development Improvements”; and the 2021 King County Surface Water
Design Manual. As proposed and recommended by staff, the preliminary plat is
consistent with the FWCP and all other applicable codes and regulations.
16. As required by RCW 58.17.110, the preliminary plat makes appropriate provisions for
the public health, safety, and general welfare and for such open spaces, drainage
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ways, streets or roads, alleys, other public ways, transit stops, potable water supplies,
sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds and
all other relevant facts, including sidewalks and other planning features that assure
safe walking conditions for students who only walk to and from school; and the public
use and interest will be served by the platting of such subdivision and dedication.
17. Water and sewer facilities are available from the Lakehaven Water & Sewer District
and are adequate to serve the proposed development. It is the applicant’s
responsibility to secure all necessary water and sewer services from the utility
provider.
18. South King Fire & Rescue will require additional fire hydrants. Specific location of
new hydrants will be determined during engineering review. Fire sprinklers are
required for Lots 25, 26 and 27 due to limited access and no turnaround. The
remainder of the lots will be determined for fire sprinklers upon building plans
submittal.
19. As proposed and recommended by staff, approval and development of the proposed
preliminary plat will ensure consistency and compatibility with existing surrounding
single-family residential uses and densities.
XI. RECOMMENDATION
Based on review of this application, the DNS and pertinent decisional criteria, the
Department of Community Development recommends approval of the preliminary plat
subject to the following conditions:
1. The following notes are to be affixed to the final plat:
“At time of building permit, each individual lot will be responsible for
providing replacement trees in accordance with FWRC 19.120.130 (2)
and FWRC 19.120.150.”
“Open space tracts shall be owned in undivided interest among the
owners of the lots within the Twin Trails Subdivision.”
2. Pursuant to the FWRC 18.40.050, prior to final plat approval and recording, all
required and approved improvements will be constructed, or the improvements
appropriately bonded, per city code requirements.
3. The open space tract shall be owned in common undivided interest by all property
owners within the land division as members of a homeowners’ association or
corporation as set out in a declaration of covenants and restrictions, and approved by
the city prior to recording of the final plat.
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___________________________
LIST OF EXHIBITS*
A: Preliminary Plat Plan Set, dated 11-21-22
B: Notice of Application, dated 12-3-23
C: Environmental Determination of Nonsignificance, date 3-3-23
D: Preliminary TIR & Downstream Analysis, dated revised 11-17-23
E. Geotechnical Engineering Study and Addendum, dated 8-23-21
F. Wetland and Fish and Wildlife Assessment, dated 4-16-23
G. Certificate of Water Availability, Date
H. Certificate of Sewer Availability, Date
I. Capacity Reserve Certificate, dated 12-7-22
J. Safe Walking to School Route, dated 10-6-21
K. Open Space Fee in Lieu Request, dated 10-6-21
L. South King Fire & Rescue, email dated 11-14-22
M. Waste Management, email dated 8-15-22
Transmitted to the parties listed hereafter:
Federal Way Hearing Examiner
Phil Olbrechts
olbrechtslaw@gmail.com
Prospect Development – Justin Holland
2913 5th Avenue NE, Ste 201
Puyallup, WA 98372
justin@prospectdevelop.com
ESM Consulting Engineers, LLC – John Everett
33400 8th Ave S, Suite 201
Federal Way, WA 98003
John.Everett@esmcivil.com