Open Space Admin Alteration RequestOctober 23, 2019
Mr. John Hutton, Parks Director
City of Federal Way
Department of Parks and
Recreation Division
33325 8th Avenue S
Federal Way, WA 98003
Job No. 1352-023-019
RE: Administrative Alteration of Open Space Category Percentages Request
Woodlands at Redondo Creek Subdivision
Dear Mr. Hutton:
On behalf of RMJ Holdings, LLC, ESM Consulting Engineers is submitting this letter as a
request for an administrative alteration of the open space category percentage
requirements, per FWRC 18.55.060(3), for the Woodlands at Redondo Creek preliminary plat
The subject property comprises King County tax parcels 042104-9012 and 042104-9221, a
total of approximately 21.85 acres, located in the northern portion of Federal Way adjacent
to S 3041h Street and Pacific Hwy S. According to FWRC 18.55.060(2), 15% of the gross land
area of the subdivision site is required to provide open space, or 142,753 SE
The proposed preliminary plat includes 68 single-family residences, right-of-way dedications
and associated infrastructure. A wetland and stream (Redondo Creek) associated with Steel
Lake, a designated shoreline, run through the site and are contained in a critical area tract
(Tract A) that includes their required buffers. Tract A is approximately 212,969 SF which far
exceeds the amount that would otherwise be required for open space.
Open Space Category Percentages Request
We understand that a minimum of 10% of usable open space is required for new
subdivisions, with the option of having the remaining 5% required be provided as
conservation open space. The critical area tract provides over 22% of the gross site area
as conservation open space.
33400 8th Ave. S. Ste 205 Tel (253) 838 6113 Everett (425) 297 9900 Civil Engineering Land Planning
Federal Way, WA 98003 Fax (253) 838 7104 Tott Free (800) 345 5694 Land Surveying Landscape Architecture
www.esmcivil.com 3D Laser Scanning GIS
Mr. John Hutton
October 23, 2019
Page 2
With the approval from the Parks Direction, the applicant requests that these Open Space
Category Percentages be applied to this project:
Open Space Category
% of Gross Land Area
Square Footage
Usable
1.6%
15,085 SF / 0.35 AC
Conservation
25.4%
241,894 SF / 5.55 AC
Buffer
0.7%
6,600 SF / 0.15 AC
Total
27.7%
263,579 SF / 6.05 AC
The proposed usable open space is located in Tract G of the project. Conservation open
space is included in Tracts A, D and F with the required landscape buffer along SR 99 as a
part of Tract A. Please refer to the Preliminary Plat Plan Set, PP-03 for a depiction of these
areas.
FWRC 18.55.060(3) Criteria
Per FWRC 18.55.060(3): An administrative alteration of the open space category percentage
requirements within the above categories may be made by the parks director on a case -by -
case basis, but in no case shall the combination of categories total less than 15 percent
unless otherwise provided forin FWRC 18.45.010 Reviewand approval of such cases shall
be based on the following considerations:
(a) The change in percentage requirements would result in a superior open space plan
than could be accomplished under the standard percentage requirements
The proposed change in percentage requirements results in an increase of 12.7%
of the gross land area dedication for open space, totaling 27.7%, or 263,579 SF. This
request ensures protection and conservation of the onsite critical areas and natural
environment, while also providing a small neighborhood park that meets the Level -
of -Service of the local population anticipated to reside in the proposed subdivision.
Further, the proposal meets the City's housing and population growth goals and
policies identified in the City's Comprehensive Plan (please refer to the Process III
Burden of Proof letter included with the application).
(b) The availability and types of open space located within the immediate area.
The proposed subdivision site is located within the vicinity of 3 open space and
recreation facilities managed by the City of Federal Way Parks Department, in
addition to the proximity to 2 school facilities with recreational opportunities.
1. Steel Lake, with the Steel Lake Park recreation area approximately 1.25 miles
from the project site. Parking is available at this location that provides a
beach with swimming, child's play structure, lawn games and picnic areas.
2. Sacajawea Park is approximately .5 miles from the project site, a reasonable
walking distance for new residents. This park contains a child's play
structure, soccer field, football field, tennis court, two baseball fields and
walking trails.
3. Wildwood Park is located approximately 0.3 miles from the project site
equipped with walking trails and natural, picnic and play areas.
Mr. John Hutton
October 23, 2019
Page 3
4. Wildwood Elementary School is located approximately .35 miles from the
new homes, equipped with play equipment and sports fields.
5. Federal Way High School is about the same distance from the site with a
track and sports fields. Both school facilities provide additional recreation
opportunities outside of school hours.
(c) The presence on site of environmental features that are unique, rare or of local
importance.
As noted above, the site contains a wetland and stream that are associated with
Steel Lake drainage. The City of Federal Way and State regulations require protection
of these areas with applied buffers in order to maintain ecological and hydrological
function in the area. Steel Lake is of high local and regional importance, not only for
the recreational, aesthetic and enjoyment for residents, but also for the natural
benefits the lake provides. By preserving the onsite wetland and associated stream,
downstream of the lake, the function of the lake will be maintained and improved to
the highest extent feasible.
(d) The opportunities for the preservation of significant views and creation of public
access points of interest.
The site is currently used by trespassers who access the site via informal passive
trails. Onsite debris left by trespassers will be cleaned up in an effort to restore the
function of the onsite critical areas and surrounding natural habitats. The existing
passive trails will remain in the conservation open space areas providing informal
access to view the natural environment
(e) The relationship of the proposed open space to the city'3 park plan.
According to the City of Federal Way2019 Parks, Recreation and Open Space Plan,
the level -of -service (LOS) for Regional and Community Parks is met for the City. The
established LOS for Neighborhood Parks within the City requires 1.7 acres / 1,000
population (or .0017 acres/person). Based on the US Census' QuickFacts data from
July 2018, the average household size within the City is 2.71 people. For this project,
that equates to 184 new residents for whom 13,626 SF (0.31 acres) of usable
recreation space is needed to meet the localized LOS. The usable open space
located within Tract E, furnished with play equipment, exceeds the localized
Neighborhood Parks LOS by offering 15,085 SF (0.35 acres) for recreational
purposes.
To conclude, this project proposes to offer a total of 6.05 acres, or 27.7% of the total site
area (which far exceeds the required 15%) for open space as defined in FWRC 18.55.060.
The applicant requests an administrative adjustment to the category percentage
requirements, outlined on page 2 of this letter.
Mr. John Hutton
October 23, 2019
Page 4
Please contact me directly with any questions or comments you have regarding this project.
Thank you for your attention to this project and we look forward to working with the City.
Best Regards,
ESM CONSULTING ENGINEERS, L.L.C.
SAVANNA NAGORSKI, MS
Planner/GIS Analyst
CC: Dmitriy Mayzlin
Ilesm8lengrlesm-jobsO3520 M1Mocumentletter-004.docx