23-106056-SU-Project Narrative-01-19-24
January 2, 2024 Job No. 1316-004-023
Mr. Keith Niven
Community Development Director
City of Federal Way
33325 8th Avenue S
Federal Way, WA 98003
RE: Preliminary Subdivision Application
Saghalie Heights
Dear Mr. Niven:
On behalf of Prospect Development, ESM is pleased to provide the City of Federal Way
this application for a preliminary subdivision. This project proposes 26 single-family
dwelling units along with construction of new vehicle access tracts new minor local
access roads, a cul-de-sac and associated stormwater and utility infrastructure.
The proposed Saghalie Heights project is located in the Saghalie Park area of Federal
Way. The project site is comprised of parcel numbers 1921049018, 1921049019,
1921049024, 1921049026, 1921049028 measuring approximately 10.57 acres (460,254
sf). Most of the parcels are not addressed, but parcel # 1921049018 site is addressed
as 1525 SW 341st Pl. The zoning for this parcel is Residential Single-Family High
Density 7.2 (RS7.2).
The following is a general project narrative that outlines the proposal as well as known
issues and constraints that are relevant to this project. Please refer to the enclosed
Preliminary Plat Plan Set and associated submittals for more details.
Existing Land Use & Site Conditions
The project site was previously developed with a single-family residence, but the home
has been demolished and the site has been vacant for more than ten years. There are
no improvements present on-site. The adjacent properties to the east are currently
developed with single-family residences. The properties to the west are in the beginning
stages of plat infrastructure for the Twin Trails development.
The site has been vacant for some time. There is some evidence of illicit trash
deposition at the perimeter. The site is currently wooded with second growth forest and
contains two Class III and one Class IV wetland in a north/south orientation in the middle
of the site. A wetland and wildlife assessment has been provided in the submittal set.
Some invasive blackberry plants are present at the edges of the property, but the interior
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January 2, 2024
Page 2
of the site is vegetated with sword fern and other native plants. Photos of the current site
conditions have been included in this submittal packet.
Land Use and Density
Single family detached structures are permitted outright within the RS7.2 zone, per
FWRC 19.200.010. This use is consistent with uses on neighboring properties, most of
which are already developed with homes.
This project proposes to follow the Single-Family High Density development standards to
create 26 single-family residential lots. All lots will exceed the minimum size of 7,200
square feet net per FWRC 19.200.010. This project is exempt from the Community
Design Guidelines per FWRC 19.115.030.
Access
The project proposes to improve the north half of SW 344th St, a principal collector, to
Type ‘K’ standards between the Orchid Lane subdivision and the future Twin Trails plat
improvements.
The project will also construct a new local Type ‘W’ street (Road A) connecting SW 344 th
St to an internal local road to the adjacent Twin Trails subdivision to the west. The
project also proposes to construct a new local Type ‘W’ street (Road B) connecting SW
343rd Street from the Orchid Land subdivision to SW 344th Street. Two new internal
private access tracts will be constructed to provide access to several lots not
immediately fronting on the new rights of way.
SW 341st Place will be extended east to provide access to three new parcels. It is
anticipated that SW 341st Place will not be able to continue further east beyond the
proposed Saghalie Height Plats due to the presence of a Category III wetland (Wetland
A). The project site has enough available land to construct approximately half a
permanent cul-de-sac. The temporary cul-de-sac proposed as a part of the Twin Trails
Plat at the east end of SW 341st street would need to remain as an emergency vehicle
turnaround until complete build-out of the permanent cul-de-sac.
Water and Sewer
Water and sewer service will be provided to the proposed plat by the Lakehaven Water
and Sewer District. Water and Sewer Availability certificates have been received and
are included in this application.
Stormwater
The stormwater management network includes catch basins, varying sized pipes, an
above ground infiltration pond and a detention pond. The project proposes two public
stormwater facilities: an infiltration pond (Tract C) at the northwest corner of the site and
a detention pond (Tract B) at the south end of the site, closest to SW 344th Street. The
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January 2, 2024
Page 3
detention pond is designed to release water slowly into the adjacent wetland to maintain
the wetland hydrology. Both ponds will be designed to meet the requirements of the
City’s amendments to the King County Surface Water Design Manual.
The stormwater facilities will be used to manage runoff from the new improvements
which includes the proposed ROW improvements as well as most all surface water from
the future lots/residences.
The preliminary stormwater design is documented in the provided Preliminary Technical
Information Report .
Critical Areas
The applicant has contracted with a biologist (Soundview Consultants) to conduct a
wetland reconnaissance. During the course of their investigation, they verified the
presence of three wetlands. The two larger wetlands have been categorized as Class III
wetlands, and one smaller wetland is categorized as a Class IV wetland. See the
wetland and wildlife assessment provided in the submittal set.
Standard application of FWRC 19.145.420 (2) Table 1 requires a buffer of 80-feet for
Class III wetlands with a habitat rating of 5. Class IV wetlands require a 50-foot buffer
regardless of habitat score. This project proposes to reduce the buffer for all three
wetlands pursuant to FWRC 19.145.440 (6). The buffer for the two Class III wetlands will
be reduced to 60 feet in width and to 40-feet for the Class IV wetland. Both of these
reductions meet the maximum reduction allowed by code and are accompanied by a
robust mitigation planting plan of native trees, shrubs and groundcovers. All existing
trees within the wetland buffer are to be retained. The buffer’s edge will be protected at
the outer edge with split rail fencing and signage will be posted per FWRC 19.145.180.
Landscape and Tree Retention
A landscaping plan meeting the requirements of FWRC 19.25.040 and FWRC 19.25.050
is included in the submittal set. Type III landscaping will be established to provide visual
separation between exterior fences and the public right of way. Landscaping plans focus
primarily on native drought tolerant native species, with ornamental species for visual
interest. Street trees placed within planting strips between the right of way and the
sidewalk will meet the size, spacing and species dictated by the designated street tree
list. The project proposes zero tree retention credits, all existing trees within the wetland
buffer are to be retained. A robust mitigation planting plan including trees, shrubs and
groundcovers is proposed for the wetland buffer.
Open Space
As indicated previously, this site contains 3 wetlands. Standard application of the code
would require 3,900 square feet of useable open space, of which roughly 1,950 square
feet would need to be active open space. Between these wetlands, their buffers, the
proposed right of way improvements, and the on-site stormwater facilities, there is very
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January 2, 2024
Page 4
little space left over to provide open recreational space. Therefore, this project proposes
to participate in the fee-in-lieu program to meet the open space requirements of FWRC
18.55.060 (3). Provided the City is amenable to the fee-in-lieu process, an appraisal will
be provided by a state-certified real estate appraiser. Based on the most recent King
County Assessment, the value per square foot of the assembled site is $888,000 which
calculates to $1.93 per square foot fee in lieu. As 26 single-family lots are proposed, the
project would be required to provide 3,900 square feet of open recreational space. At
the rate of $1.93 per square foot, a fee-in-lieu of $7,531.41 will be provided.
Submittal
In addition to this narrative, the following items are included in this submittal:
Preliminary Plat Submittal Checklist
Process III Checklist
Master Application
SEPA Checklist
Concurrency Application
Title Report
Certificate of Water Availability
Certificate of Sewer Availability
Preliminary Technical Information Report (TIR)
School Access Analysis
Critical Areas Report
ROW Modification Request/Maps
Preliminary Plat Drawings
Landscape-Plan
Preliminary Clearing and Grading and Tree Retention Plan
Property Survey
Geotechnical Report
We understand that these materials constitute a complete submittal for a Preliminary Plat
application. Please do not hesitate to call or email if you have questions about or issues
with the materials submitted. Thank you for your attention to this project, and we look
forward to working with Pierce County.
Sincerely,
ESM CONSULTING ENGINEERS, LLC
CAROL ORR
Senior Planner
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