10-102950CITY of CITY HALL \�
33325 8th Avenue South
�._. Mailing Address: Box 9718
Federal Way 98
Federal Way, WA 98063-9718
(253) 835-7000
August 12, 2010 www.cityofederalway.com,
Mr. Craig Deaver via e-mail: cdeaver@cesnwinc.com
CES NW Inc.
5210 12' Street East
Fife, WA 98424
RE: FILE #10-102950-00 AD; 90-DAY EXTENSION REQUEST
Soundview Manor Preliminary Plat, Federal Way
Dear Mr. Deaver:
This letter grants approval to your request for an extension to the 180-day deadline for resubmitting
information for the above -referenced preliminary plat application, City file #07-103109-00-SU.
The preliminary plat application was determined to be complete on April 28, 2008. Beginning in late
2008 extending into 2009, several City staff met with you and your client to provide direction for
revisions to plat layout. We were encouraged that your preliminary redesigns appeared to address a
number of site challenges. On October 14, 2009, I noted in an e-mail that the preliminary plat application
had not expired as you had been meeting with staff regularly.
Pursuant to Federal Way Revised Code (FWRC) 18.05.080, "Application Cancellation, " the director may
grant an extension to the 180-day request for information timeline, subject to criteria. Your July 1, 2010,
letter notes that the preliminary plat layout has been modified several times to comply with City requests,
you have communicated with the City in person and via e-mail, and you have been making substantial
progress on these re -designs. Your request demonstrates that circumstances beyond the applicant's
control prevent compliance with the 180-day time limits and that the applicant is making substantial
progress in responding to the request for information. Your request for an additional 90 calendar days to
provide the requested information is hereby approved. Requested information shall be submitted no later
than September 29, 2010.1 Please note that with any further extensions, the project will be required to
meet current storm water regulations, and may be subject to concurrency and traffic mitigation.
Please contact Senior Planner Deb Barker, at 253-835-2642 or deb.barker@cityoffederalway.com should
you have any questions about this letter.
Sincerely,
Greg Fewins, Director
Community Development Services
c: Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Traffic Engineer
Ken Miller, Deputy Director of Public Works
Deb Barker, Senior Planner
' 90 days from the date of your letter.
Doc. I.D. 55058
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: July 12, 2010
TO: Ann Dower, Senior Engineering Plans Reviewer
Sarady Long, Senior Traffic Engineer
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire & Rescue
FROM: Deb Barker
FOR DRC MTG. ON: July 22, 2010
.....................
FILE NUMBER(s): 10-102950-00-AD
RELATED FILE NOS.: 07-103109-SU
PROJECT NAME: SOUND VIEW MANOR PRELIM PLAT EXTENSION REQUEST
ZONING DISTRICT: RS 9.6
PROJECT DESCRIPTION: Requesting an extension to the 180-day timeline fo
submitting additional information. Request is for 90
days.
PROJECT CONTACT: Craig Deaver
CES NW INC.
5210-12th Street East
Fife, WA 98424
C*E*SoN-
W Inc.
Civil Engineering & Surveying
July 1, 2010
Deb Barker, Senior Planner
City of Federal Way
33325 8"' Ave South
PO Bog 9718
Federal Way, WA 98063-9718
Project: Soundview Manor (CES # 05170.0)
Subject: Preliminary Plat Permit Extension
Dear Deb,
5210 12¢ Street East,
Fife,WA 98424
Phone: (253) 922-1532
Fax: (253) 922-1954
I am writing this letter to request a time extension for the preliminary plat of Soundview
Manor. As you aware we have been through many difficulties with this project. My client
and I continue to believe the Soundview Manor project is viable even in these tough
economic times. Per your e-mail you requested the extension request conform to the
Federal Way municipal code section 18.05.080 (2) Extension request. I have broken each
section down as follows.
(a) That circumstance beyond the applicants control prevent compliance with the time limits of
subsection (1) of this section; The preliminary plat layout has been modified several times
to comply with city requests. We have had numerous conversations and e-mail
correspondence with the city regarding the plat layouts. The concern with the
preliminary plat layouts center around the required "vegetation buffer" area and the
resulting number of new lots.
(b) That the applicant it making sub tantialprogress in reponding to the request for information so
that review of the application can be furthered when that information is submitted; The
preliminary plat layouts have been coordinate with city staff. Once the layout has a
preliminary OK the remaining necessary work can be completed. The remaining
work after the layout is given an OK consists of changing the grading, roadway
profiles, storm plan, and landscape, etc.. It is also important to understand with
today's economic climate it is imperative we coordinate with the potential home
builder in order to give them the best product which is an element of this extension
request.
(c) The Number of additional calendar days necessary to provide the requested information. We
request 90 additional days to complete the necessary information.
Please contact me wi
JerryMahan
questions or concerns.
SOUNDVIEW MANOR
File #s 07-103109-SU, 10-103111-SE
List of Resubmitted Information
Resub #
Date
Contained
1
8/8/07
TIR, School Access Analysis
2
8/29/07
Building elevations and floor plans for houses
3
10/9/07
Original traffic concurrency decision and response letter
4
2/7/08
Revised TIA red lines, site distance exhibit
5
3/6/08
Response to PW comments
6
4/15/08
Cover letter & supporting docs revised SEPA, letters & supporting docs
corrections, plan sets
7
5/9/08
Sign Installation certificate
8
3/26/09
Letter and Petition from Twin Lake HOA
9
9/29/10
Revised SEPA checklist, letter addressing design changes, P-Plat Plan sheets 1-
11, storm drainage, redlined Pl-Plat plans, comment package, site distance
exhibit and redlined storm drainage report
10.Exl
7/12/10
An extension request asking for another 180 days to submit requested
information (Note: Approved to 9/29/10
10.Ex2
4/14/11
An extension request asking for another 180 days to submit requested
information
Have also received:
• Letters from Washington Dept. of Fish and Wildlife on Herons nest on adjacent property
• Comment letters from neighbors (see NOA list of 54 names and addresses)
• Party of Record list — 18 names and addresses requesting to be party of record
List of letters prepared by City
Date
To
Regarding
7/2/07
CES
Incomplete application
7/17/07
CES
Request additional information -Wildlife
7/13/07
CES
Forward school access analysis information
8/13/07
FW School District
Forward information to the School District
8/30/07
Jones
POR reply
9/27/07
CES
Public Works Technical comments
10/19/07
CES
PlanninA technical comments
10/24/07
WDFW
Forward wildlife information prepared by applicant re:Herons nest
4/30/08
CES
Complete application letter
5/l/08
300 feet mailing list,
posted at site, published,
etc
Notice of application
5/15/08,
5/20/08
6/2/ 08
CES
Forwarded NOA letters
7/14/08
CES
Forwarded PW Comments
11/1/10
CES
Technical comments on resubmitted items
Doc. I.D. 57497
MEMO
TO: Cary Roe, Neal Beets, Greg Fewins, Ken Miller
FM: Deb Barker
DT: August 7, 2008
RE: Soundview Manor Preliminary Plat grading issue: What was conveyed when?
The Soundview Manor preliminary plat application for 28 residential lots on 9.19 acres was submitted on June 7,
2007, and determined to be complete on April 28, 2008. This table identifies what the city conveyed about grading
parameters, when, and in what format (letter, phone call, meeting, or other).
Date
What format
What conve ed:
Text
10/28/05
Preapplication
"It is the applicant's responsibility to
"Significant Trees, Vegetation, and Grading All
letter
demonstrate that the grading limits
existing significant trees and natural vegetation must be
are the minimum necessary to
retained and protected on the site to be subdivided, except
that which will be removed for improvements or grading
accommodate infrastructure
as shown on approved engineering plans. Clearing and
improvements, and that the grading
grading of individual future lots is not permitted during
limits create reasonable and
construction of the plat infrastructure, except in locations
"buildable" lots for development."
to be determined by the City that present topographic or
other unusual conditions. Any such requests for clearing
beyond that approved under code require additional
information and analysis. A preliminary clearing and
grading plan shall be submitted as part of the preliminary
plat application.' It is the applicant's responsibility to
demonstrate that the grading limits are the minimum
necessary to accommodate infrastructure improvements,
and that the grading limits create reasonable and
"buildable" lots for development
07/05/07
Incomplete
No information about the buildability
"As noted in the preapplication letter, any requests for
application
of the lots has been submitted;
clearing beyond that approved under code requires
letter #1
application is incomplete.
additional information and analysis, and it is the
applicant's responsibility to demonstrate that the grading
limits are the minimum necessary to accommodate
infrastructure improvements and that the grading limits are
necessary to create reasonable and "buildable" lots for
development. No information to address this issue has
been submitted."
08/09/07
Phone call
Grading was not addressed in latest
"Called Lori Harvey this date to say got resubmittal, and
resubmittal and they need to
asked for cover letters that address responses. Also
demonstrate to show that the lots are
reminded them that grading is not addressed and went
over what they need to demonstrate to show that the lots
buildable.
are buildable."
09/10/07
Incomplete
House plan elevations were received
Repeat from preapplication letter... "The City received a
application
but more information is needed to
proposed mass grading plan (sheet GR 2), a partial grading
letter #3
know how the slab -on -grade houses
plan (sheet GR-1) with the initial submittal packet. An
August 29, 2007 resubmittal contained residential floor
can be are built on the steep slopes;
plans, elevations and an August 28, 2007 letter explaining
(what is it going to look like).
the proposed grading concepts. This letter states that the
partial grading of 75% of the site is necessary to only
constrict proposed plat infrastructure, and that the grading
request is greater than usual since more area is required for
finish grades to match existing grades due to the site being
steeper than typical.
However, the issue of grading does not address the `build-
abili ' of the steep site, especially as the houses proposed
i FWCC Section 20-179
Soundview Manor Internal Memo on Grading Doc. I.D. 46513
Page 1 of 2 August 7, 2008, rev Aug 25, 2008
for this steep site are two-story slab on grade, and
submitted elevations reflect a flat construction site. In
order for the city to analyze proposed clearing limits and
grading limits for creation of reasonable and "buildable"
lots, information about how these proposed dwelling units
will be situated on the steep lots must be submitted,
including the placement of each dwelling unit on the lot;
proposed finish floor elevations; proposed height of
basement walls, foundation walls, crawl spaces, and
rockeries or retaining walls necessary for lot
development."
10/10/07
PW technical
Staff requests four site cross sections
Sent Engineering technical comments dated 10/5/07, and
comments
and says pond wall height must be
also including map of "required site cross sections"
terraced.
prepared by Sean Wells. Engineering comments included
language about maximum pond wall hei hts.
10/19/07
Planning
Staff asks for more information about
Staff noted formal applications submitted on June 7, 2007,
technical
the proposed retaining walls or
are still considered incomplete "based on adopted Federal
comments
rockeries, including legends, wall
Way City Code (FWCC) standards."
"List the height, materials, textures and landscape areas
heights, and those areas on slopes that
associated with all proposed retaining walls or rockeries.
exceed 20%
These should be depicted on the preliminary plat
drawing."
"PARTIAL AND FILL GRADING PLANS (GR1 AND GR2):
Provide a legend for these plank List the height of any
proposed retaining walls and rockeries; Identify those
areas that are proposed to be established with slopes that
exceed 20percent."
10/23/07
Meeting
Applicant upset with cross section
Meeting with Traffic, Engineering and Planning, and
requirement, and said this type of
applicant team. (Prior to meeting, received applicant
information typically not known until
comments to Sean's engineering comments for discussion
purposes). At that meeting, staff clarified the requirement
engineering. Staff discusses the
for cross section necessary to show how the site would
problems that previous plats
work per code.
encountered, and states their goal to
not have that happen again, thus more
information is needed at prelimin 2lat.
04/15/08
Resubmittal
Received cross sections from
Routed cross sections to Sean and had discussion about
applicant
what they were missing.
04/28/08
City letter
Complete application
Although the cross sections did not contain all of the
details needed for analysis, staff decided to call the
application complete since the requested cross sections
were submitted.
07/15/08
Meeting
Pond walls are too big, there's too
Meeting with Eric Ohler, Craig Deaver, Will, Ann & Deb
much yZading proposed
07/17/08
CD technical
Planning Department starts review of
Planning emphasis on grading issue has been until
review
April resubmittal and realized the
now focused on determining which lots have 15%
proposed extent of grading, cuts and
existing slopes, and what walls and/or grading is
fills proposed to build the lots.
proposed on them to address the code:
"Lots
FWCC section 20-179(c): created on 15%
slopes must minimize grading and not result in
extensive use of retaining walls. Slopes are to be
measured in their natural state. "
C: Ann Dower
Will Appleton
Soundview Manor Internal Memo on Grading Doc. I.D. 46513
Page 2 of 2 August 7, 2008, rev Aug 25, 2008